4 20 09 Washington Neighborhood Slide Presentation_2Washington Neighborhood Plan Washington Neighborhood Plan
Planning Process, Neighborhood Characteristics &
Recommendations
City Council Worksession
Monday, April 20, 2009
Council Chambers, Federal Building| City of Dubuque, IA
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Presentation OverviewPresentation Overview
1:1:
Overview of Planning Process
Citizen Coordinating Committee
o
Neighborhood Workshops
o
2:2:
Neighborhood Characteristics
Land Use & Zoning
o
Neighborhood Assets
o
Adjacent Areas of Influence
o
Housing Characteristics
o
Economic Potential Analysis
o
3:3:
Major Plan Recommendations
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Planning Process Flow ChartPlanning Process Flow Chart
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Progress & AccomplishmentsProgress & Accomplishments
Aug 08Initiated Planning Process
Citizens Coordinating Committee formed (~35 volunteers)
o
Over 70 stakeholders interviewed
o
Nov 08Established 3 Core Issue Areas
Family, Youth & Education
1.
Economic Development
2.
Housing
3.
Created Strategic Action Plan
20 strategy areas identified
o
68 potential strategic action steps organized in short, mid and
o
long term priorities
Potential partnerships identified
o
Invited Neighborhood Participation in 2 Workshops
Dec 08
Over 80 adults with holiday program for children (Dec)
& Feb 09
o
Workshop to refine strategies (Feb)
o
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
From Vision to ProjectsFrom Vision to Projects
Drafting aDrafting goalsEstablishing Brainstorming &
vision statementworking groupsimplementing
& strategy areasprojects
1.Education/
RecreationFamilies, Youth
2.Safety& Education
Projects to be
3.Economic
“The Washington
determined by the
DevelopmentEconomic
Neighborhood is a
community and
4.InfrastructureDevelopment
vibrant and
implemented via
5.Housing
integral component
community
6.Property Housing
of Dubuque…”
partnerships
Maintenance
7.Community
PrideAll Three Groups
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Neighborhood CharacteristicsNeighborhood Characteristics
OVERVIEW
Land Use & Zoning
?
Neighborhood Assets
?
Adjacent Areas of Influence
?
Housing Characteristics
?
Economic Potential Analysis
?
Washington Neighborhood PlanWashington Neighborhood Plan
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City of Dubuque, IA
Monday, April 20, 2009
Current Land UseCurrent Land Use
Core residential area
?
between White St & Elm St
Mix of housing types (e.g.
?
single family homes,
duplexes, apartments,
condos)
Primary business corridors
?
along Central Ave & White St
Five Points retail cluster at
?
intersection of Elm St, 20 th
St & Rhomberg Ave
Industrial uses at south end
?
of neighborhood (potential
to be phased out)
Institutional uses (e.g.
?
schools, churches & civic
uses)
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
ZoningZoning
Residential zoning:
R-2A, R-3
?
Commercial zoning:
C-1, C-2, C-4, OS
?
Industrial zoning:
LI, HI
?
Potential to phase out industrial
?
uses in the neighborhood
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
NeighborhoodNeighborhood
AssetsAssets
Historic homes
?
Prescott School
?
Audubon School
?
Multiple churches
?
Recreation
?
-Orange Park
-Nearby parks: Madison &
Jackson
KeyLine bus lines
?
-Red & green lines
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
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Monday, April 20, 2009
Neighborhood Assets: Neighborhood Assets:
Community Agencies
Multicultural Family Center
?
Crescent Community Health Center
?
Project Concern
?
Neighborhood Resource Center
?
Washington Tool Library
?
Presentation Lantern Center
?
Operation New View
?
Horizons
?
Maria House
?
Dubuque Food Pantry
?
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Monday, April 20, 2009
Adjacent Areas of InfluenceAdjacent Areas of Influence
Former Pack Site
?
Historic Millwork District
?
Bee Branch Realignment
?
Downtown/
CBD
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Monday, April 20, 2009
Housing CharacteristicsHousing Characteristics
Historic housing stock, but many units are
?
aging & in need of rehab
City provides 11-12 rehab loans per year in the
?
Washington Neighborhood
Generally affordable
?
Low homeownership rate with about 35%
?
owners & 65% renters
150 rental units used for Section 8 housing
?
Low rate of new multi-family housing projects
?
(about 30% of multi-family loans per 1,000
households)
Neighborhood had 32 new home purchase
?
loans per 1,000 households (compared to 52
for Dubuque MSA)
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
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Monday, April 20, 2009
Economic Potential AnalysisEconomic Potential Analysis
Washington Convenience Trade Area
Boundaries
East: Highway
o
West: Bluff St
o
South: 1St
st
o
North: 32St toPeru Rd toSheridan Rd to
nd
o
Davis St toLincoln Ave toKerper Blvd
Convenience Retailtypically includes
“Saturday morning” shopping needs such as
pharmacies, groceries, dry cleaners, auto parts
or hardware stores. Customers typically prefer
to find these goods and services within walking
or short driving distance of their home.
Also analyzed Washington neighborhood
boundaries & Dubuque MSA for comparison.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Economic Potential AnalysisEconomic Potential Analysis
Household Median IncomeHousehold Median Income
Median income in the Washington Trade Area is $34,000 –an
?
increase of 72% since 1990.Median income is a measure
commonly used by retailers to measure potential.
Median Income
$50,000
$45,000
$40,000
$35,000
Dubuque MSA
$30,000
Washington Trade Area
$46,754
$25,000 Washington Community
$20,000
$27,640
$15,000
$34,291
$10,000
$5,000
$0
Dubuque MSAWashington Trade AreaWashington Community
Source: Claritas 2007, LISC MetroEdge metrics
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Economic Potential AnalysisEconomic Potential Analysis
Income DensityIncome Density
There are 654 households per square mile earning more than
?
$50,000 per year in the Washington Trade Area –an increase
of over 300% since 1990. This compares with 794 household
per square mile and just 27 households per square mile in the
Washington Community and Dubuque MSA respectively.
Middle to Upper Income Households per Square Mile
(Household Income 50K and above)
900
800
700
600
Dubuque MSA
Washington Trade Area
500
Washington Community
400
794
654
300
200
100
27
0
Dubuque MSAWashington Trade AreaWashington Community
Source: Claritas 2007, LISC MetroEdge metrics
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Economic Potential AnalysisEconomic Potential Analysis
Concentrated Buying PowerConcentrated Buying Power
The Washington Trade Area has $76.8 million per square mile of buying power and the
?
Washington Neighborhood has $126.5 million per square mile of buying power.
$126.5 million of buying power per square mile is greater than nearly half of Chicago’s 77
?
neighborhoods.
These data demonstrate that the Washington Trade Area and Washington Community are
?
substantially denser than comparable areas in the Dubuque MSA –this means there are
more households in these areas with money to spend.
Concentrated Buying Power(Millions of Dollars per Square Mile)
140
120
100
Dubuque MSA
Washington Trade Area
80
Washington Community
$126.5
60
40
$76.8
20
$2.5
0
Dubuque MSAWashington Trade AreaWashington Community
Source: Claritas 2007, LISC MetroEdge metrics
Definition: Potential dollars available to be spent by trade area residents per square mile.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Economic Potential AnalysisEconomic Potential Analysis
Retail Float: Washington Trade AreaRetail Float: Washington Trade Area
Adjusted
CategoryFloatFloat
General Merchandise Stores $18,000,000$17,700,000
Electronics & Appliance Stores $2,840,000$2,490,000
Clothing & Clothing Accessories Stores$1,880,000$1,750,000
Food & Beverage Stores (Grocery Stores)$4,500,000-$870,000
Sporting Goods, Hobby, Book, & Music Stores$409,000-$110,000
Furniture & Home Furnishings Stores$34,700-$200,000
Miscellaneous Store Retailers-$140,000-$370,000
Health & Personal Care Stores-$3,900,000-$6,300,000
Gasoline Stations-$9,400,000-$21,000,000
Building Material, Garden Equipment & Supply Dealers-$11,000,000-$17,000,000
Foodservice & Drinking Places (Restaurants, Bars)-$13,000,000-$18,000,000
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
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Monday, April 20, 2009
Economic Potential AnalysisEconomic Potential Analysis
Retail Float: Highlights & UsesRetail Float: Highlights & Uses
General Merchandise, Electronics & Appliance Stores
?
and Clothing show potential for additional
development when adjusted for competition.
Opportunity to encourage expansion in other retail
?
clusters that don’t show current leakage. For
example, food/restaurant establishments tend to
cluster, so the lack of leakage in this category might
suggest an opportunity for another establishment.
Businesses such as banks, lumber stores, gardening stores
?
and restaurants like Appolonia's report drawing from a
customer base that lives outside the Washington
Neighborhood.
Market conditions may limit these types of opportunities for
?
the next 12-24 months.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Major Plan RecommendationsMajor Plan Recommendations
OVERVIEW
Business Support & Development
?
Youth/Family Support & Programs
?
Housing & Community Development
?
Snapshot of Work Program Grid from Washington Neighborhood Plan Document
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
RecommendationsRecommendations
Business Support &
Development
OVERVIEW
Establish Washington
?
Neighborhood Development
Corporation (WNDC)
Establish an area business
?
owner association (Central Ave)
Attract “niche” businesses to
?
meet un-served needs
Support a remarketing
?
campaign to create improved
neighborhood image
“Protect and preserve” small
?
businesses
Provide resources and technical
?
assistance for local businesses
Plan redevelopment of Five
?
Points retail site
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Business Support & Development
Establish Washington Neighborhood
?
Development Corporation (WNDC)
Establish an area business owner
?
association, focusing on Central Ave
Attract “niche” businesses to meet
?
un-served needs
Example: Services or products to
o
African-American and Hispanic
households
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Business Support & Development
Support a remarketing campaign to create
?
improved neighborhood image
Create a neighborhood logo
o
Create a "neighborhood brand" to attract
o
business investment
Create "Shop Locally" program to encourage
o
local retailer patronage
Example of neighborhood branding (Belmont-Central Neighborhood, Chicago IL)
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Business Support & Development
“Protect and preserve” small businesses
?
Provide small business start-up training
o
Provide micro-enterprise training and
o
start-up assistance
Locate sources of capital for financing small
o
business start-ups
Promote in-home small business
o
entrepreneurship
Appolonia’s is a successful small business
in the Washington Neighborhood.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Business Support & Development
Provide resources and technical assistance
?
for local businesses
Develop partnerships with area college
o
business schools to provide assistance to
retailers through internships and work-
study programs
Loras College and Clarke College work
with Dubuque business leaders to
Secure "pooled" capital from area lenders
o
provide internship opportunities.
for business loans
Approach Dubuque Main Street to create
o
partnership to deliver services
Secure funding from city for building
o
facade design and improvements
Develop program to encourage
o
"shopkeeper" re-occupancy of vacant
upper-story apartments above storefronts
Create local business directory
o
Example of an online business directory
(Washington Park Neighborhood, Chicago IL)
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Business Support & Development
Plan redevelopment of Five Points retail site
?
Pursue planned City/Dubuque Initiatives acquisition of parcels
o
Land bank and resell parcels to developer(s) for new retail center
o
Research use of tax increment financing (TIF) for commercial
o
redevelopment
Establish commercial “link” to RiverView Plaza (former Pack site) to
o
insure capture of “spill-over” business to Five Points/Washington
Neighborhood
Develop partnerships with RiverView businesses to encourage
o
training/employment of Washington Neighborhood residents
* NOTE: Google Earth imagery taken prior to demolition of historic building.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
RecommendationsRecommendations
Youth/Family
Support & Programs
OVERVIEW
Develop a bus “circulator”
?
system within neighborhood
Establish a Neighborhood Youth
?
Collaborative
Identify “signature”
?
neighborhood youth project
targeted at older youth
Establish a bike safety program
?
Establish Neighborhood
?
Welcoming Center
Build a working relationship
?
with the expanded Multicultural
Family Center
Establish programs encouraging
?
community engagement
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Youth/Family Support & Programs
Develop a bus “circulator” system
?
within the neighborhood to improve
transportation options for youth and
transit-dependent persons
KeyLine transit system currently runs
o
red and green line buses along Jackson
St, White St, Central Ave, 12 th St, 14 th St,
and 22 nd St
Explore potential to expand service as a
o
“circulator” further east into the
neighborhood
Establish a bike safety program
?
Current KeyLine transit lines
serving the neighborhood
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Youth/Family Support & Programs
Establish a Neighborhood Youth
?
Collaborative
Recruit and promote youth leadership
o
Build partnership with existing
o
network of service/school agencies
Identify “signature” neighborhood
?
youth project targeted at older youth
The Young Chicago Authors program provides
teenagers with an artistic outlet encouraging
for design and implementation
self-expression and literacy through creative
writing, performance, and publication.
Examples of youth programs:
Intramural sportsExpanded Open Gym programs
oo
Little league teams (secure corporate Expanded after school programs
oo
sponsorships)(including securing business/agency
sponsorships)
Hip hop dance clubs
o
“Warm Summer Fun on Cold Winter
o
Drill team
o
Days” (promoting youth-parent
Mentoring programs (expand with
o
activities)
existing or new partners)
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Youth/Family Support & Programs
Establish a Neighborhood Welcoming Center
?
Provide a place for newcomers to learn of neighborhood
o
resources
Publish monthly “Calendar of Events”
o
Create neighborhood website
o
Build a working relationship with the expanded
?
Multicultural Family Center
Promote joint programming
o
Help eliminate duplication of services
o
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Youth/Family Support & Programs
Establish and promote programs that encourage
?
community engagement
Hold an annual Sports/Health Fair
o
Hold an annual “Eat-n-Greet in Washington Neighborhood”
o
event, celebrating ethnic cuisine and culture and featuring
neighborhood grocers and restaurants
Establish a multi-generational community garden
o
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
RecommendationsRecommendations
Housing &
Community Development
OVERVIEW
Provide improved access to
?
housing resources and technical
assistance for residents
Facilitate an environment in the
?
neighborhood that encourages
increased homeownership,
accessibility, and safety
Rebuild alleys
?
Utilize streetscape elements to
?
promote the neighborhood’s
identity and historic character
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Housing & Community Development
Provide improved access
?
to housing resources and
assistance for residents,
tenants, and landlords
Include information on
o
housing programs on
neighborhood website
Establish a
o
Neighborhood Tenants
Association
Educate tenants and
o
landlords about rights
and responsibilities
The City’s website currently provides resources for property owners, homeowners, and renters. Merging
these with the Washington Neighborhood’s website and public education efforts would help keep
residents better informed of how to manage their properties and interact with their neighbors.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Housing & Community Development
Facilitate an environment in the neighborhood
?
that encourages increased homeownership,
accessibility, and safety
Support City programs promoting homeownership and
o
maintenance of rental properties
Expand existing conservation districts to
o
neighborhood’s boundaries
Explore establishing historic preservation district in the
o
neighborhood
Establish pedestrian/bike “greenway” connections to
o
the Pack site, Historic Millwork District, and Bee Branch
parkway
Retract commercial zoning that extend into residential
Designating the Washington
o
Neighborhood as a historic
areas at neighborhood’s south end
district can help protect its
Phase out industrial uses at neighborhood’s south end
character and encourage
o
more community investment
Install traffic calming devices (e.g. speed bumps, raised
o
by property owners .
or painted crosswalks, etc) to promote pedestrian safety
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Housing & Community Development
Rebuild alleys
?
Use pervious pavement to control
o
chronic storm water run-off
Install high speed Internet to “wire”
o
the neighborhood
Install geothermal or biomass shared
o
power generation infrastructure
(potential to share with the Historic
Millwork District)
Utilize reconstructed alleys as
o
incentive to encourage more
responsible resident management of
trash and recycling
Facilitate improved snow removal
o
and ease of entry by Public Works
Example “before & after” perspective of a
and emergency vehicles
green alley.
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Recommendations: Recommendations:
Housing & Community Development
Utilize streetscape elements to
?
promote the neighborhood’s identity
and historic character
Install “gateway” monuments at
o
major street entries
Install signage throughout the
o
neighborhood
Examples of conceptual streetscape signage & gateway elements
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009
Washington Neighborhood Plan
Summary
Vibrant public participation from all
?
stakeholders in a very diverse neighborhood
Detailed economic analysis
?
Specific proposals for implementation
?
?
Business Support/Development
?
Youth/Family Services
?
Housing and Community Development
Increased capacity to implement projects that
?
will bridge local leadership, businesses, and
City agencies
Washington Neighborhood PlanWashington Neighborhood Plan
Worksession with City Council
City of Dubuque, IA
Monday, April 20, 2009