Setting a Public Hearing for the creation of Plaza Drive Urban Revitalization Area_InitiateCopyrighted
December 5, 2022
City of Dubuque Items to be set for Public Hearing #
City Council Meeting 01.
ITEM TITLE: Setting a Public Hearing for the creation of Plaza Drive Urban
Revitalization Area
SUMMARY: City Manager recommending City Council set a public hearing for
December 19, 2022, to consider creating the Plaza Drive Urban
Revitalization Area.
RESOLUTION Setting a public hearing to create an Urban Revitalization
Area, finding an area referred to as Plaza Drive Urban Revitalization
Area, hereinafter described, appropriate for public improvements related
to housing and residential development and construction of residential
development, including single or multifamily housing necessary in the
interest of public health, safety, or welfare of the residents of the city and
setting a public hearing on creation of the Plaza Drive Urban
Revitalization Area
SUGGESTED Receive and File; Adopt Resolution(s), Set Public Hearing for
DISPOSITION: December 19, 2022Suggested Disposition:
ATTACHMENTS:
Description Type
Setting a Public Hearing for the Creation of the Plaza City Manager Memo
Drive Urban Revitalization Area-MVM Memo
Staff Memo Staff Memo
Resolution Setting Hearing and Notice of Publication Resolutions
Draft Urban Revitalization Plan Supporting Documentation
Map of the Area Supporting Documentation
THE C
DUjIBQTE
Masterpiece on the Mississippi
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Setting a Public Hearing for the creation of Plaza Drive Urban
Revitalization Area
DATE: November 30, 2022
Dubuque
WAWca 914
ii
2007-2012.2013
2017*2019
Housing & Community Development Director Alexis Steger is recommending City
Council set a public hearing for December 19, 2022, to consider creating the Plaza
Drive Urban Revitalization Area.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
v
Mic ael C. Van Milligen
MCVM:sv
Attachment
CC' Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Alexis Steger, Housing & Community Development Director
THE COF Dubuque
DtUBE all-bme110 MV
Masterpiece on the Mississippi 11111.1
2007 • 2012 • 2013 • 2017
TO: Michael C Van Milligen, City Manager
FROM: Alexis Steger, Housing & Community Development Director
DATE: November 30, 2022
RE: Setting a Public Hearing for the creation of Plaza Drive Urban
Revitalization Area
BACKGROUND
In accordance with the recent council presentation which outlined a framework for
offering incentives to address the critical housing shortage Dubuque is currently
experiencing, staff has been working with several developers on potential projects.
DISCUSSION
The City Council held a public hearing on this matter in November 2022; however, the
publication listed the incorrect name for the revitalization area. A new public hearing is
being requested to ensure the public had the proper understanding and full opportunity
to provide input on this matter.
Talon Development has proposed the construction of residential units in the form of 13
multi -family buildings with approximately 30-units in each building on Plaza Drive. Talon
Development was recently awarded $1,000,000 in workforce tax credits by the State for
the first 90-units in this development. Pursuant the framework presented; an urban
revitalization is being proposed for the project. A preliminary step to creating an urban
revitalization area under the Iowa Code is a resolution finding that the area meets one
or more of the requirements of the code. One of the authorizing criteria is the
development of housing and residential development.
Attached is a resolution setting a public hearing on the creation of the area for
December 19, 2022.
RECOMMENDATION
I respectfully request Mayor and City Council set a public hearing for December 19,
2022, to consider creating the Plaza Drive Urban Revitalization Area.
Prepared by Crenna Brumwell 300 Main Street Suite 330 Dubuque IA 52001 563 583-4113
RESOLUTION NO. 373-22
A RESOLUTION SETTING A PUBLIC HEARING TO CREATE AN URBAN
REVITALIZATION AREA, FINDING AN AREA REFERRED TO AS PLAZA DRIVE
URBAN REVITALIZATION AREA, HEREINAFTER DESCRIBED, APPROPRIATE FOR
PUBLIC IMPROVEMENTS RELATED TO HOUSING AND RESIDENTIAL
DEVELOPMENT AND CONSTRUCTION OF RESIDENTIAL DEVELOPMENT,
INCLUDING SINGLE OR MULTIFAMILY HOUSING NECESSARY IN THE INTEREST
OF PUBLIC HEALTH, SAFETY, OR WELFARE OF THE RESIDENTS OF THE CITY
AND SETTING A PUBLIC HEARING ON CREATION OF THE PLAZA DRIVE URBAN
REVITALIZATION AREA
WHEREAS, as a preliminary step to exercising the authority to approve an area
for "urban revitalization" conferred upon Iowa municipalities by Chapter 404 of the Code
of Iowa, a municipality must adopt a resolution finding that the rehabilitation, conservation,
redevelopment, economic development, or a combination thereof of the area is necessary
in the interest of public health, safety, or welfare of the residents of the city; and
WHEREAS, Lot 1 of Asbury Plaza No 16 in the City of Dubuque, Iowa, according
to the recorded plat thereof (the Area) is the location of a proposed thirteen building
residential development with approximately 30-units in each building by Talon
Development (the Company); and
WHEREAS, the City Council finds that development of housing and residential
development, including single or multifamily housing in this location is appropriate and
necessary in the interest of the welfare of the residents of the City, and the property
substantially meets the criteria for Urban Revitalization according to Section 404.1 of the
Code of Iowa; and
WHEREAS, the Iowa Code requires a public hearing on creation of the Urban
Revitalization Area.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. The City Clerk is directed to publish notice of a public hearing on the
adoption of an Urban Revitalization Plan for the Plaza Drive Urban Revitalization Area to
be held on December 19, 2022, at 6:30 p.m. in the Historic Federal Building in Dubuque,
Iowa, 350 W. 6T" Street, Dubuque, Iowa and that said notice shall generally identify the
area covered by the Plan and the general scope of the Urban Revitalization Plan activities
planned for such area.
Passed and approved this 5ch day of December, 2022.
//
WElio-
Attest:
Adrienne N. Breitfelder, City Clerk
NOTICE OF PUBLIC HEARING OF THE CITY COUNCIL OF THE CITY OF DUBUQUE,
IOWA, ON THE ADOPTION OF A PROPOSED URBAN REVITALIZATION PLAN FOR
THE PLAZA DRIVE URBAN REVITALIZATION AREA
PUBLIC NOTICE is hereby given that the Dubuque City Council will conduct a
public hearing on the 191h day of December, 2022, at 6:30 p.m., in the Historic Federal
Building, 350 W. 6th Street, 2nd floor, Dubuque, Iowa, at which meeting the City Council
proposes to take action on the adoption of an urban revitalization plan designated as the
Plaza Drive Urban Revitalization (the "Plan") under the authority of Chapter 404, Code of
Iowa, as amended.
The property which comprises the revitalization area within which the Plan shall be
applicable consists of only properties located within the Plaza Drive Urban Revitalization
Area, legally described as Lot 1 of Asbury Plaza No 16 in the City of Dubuque, Iowa,
according to the recorded plat thereof.
Chapter 404, Code of Iowa, as amended, and the Plan authorize the City to provide
property tax exemptions for property on which improvements have been made.
At the meeting, the City Council will receive in -person and virtual comments from any
resident or property owner of said City to the above action. The official agenda will be
posted the Friday before the meeting and will contain public input options. The City
Council agenda can be accessed at:
https://cityofdubugue.novusagenda.com/AgendaPublic/
or by contacting the City Clerk's Office at 563-589-4100, ctyclerk@cityofdubuque.org. At
said time and place of public hearings all interested citizens and parties will be given an
opportunity to be heard for or against said proposal.
Written comments regarding the above public hearings may be submitted to the City
Clerk's Office via email at ctyclerk@cityofdubuque.org or by mail to City Clerk's Office,
City Hall, 50 W. 13th St., Dubuque, IA 52001, before said time of public hearing. At said
time and place of public hearings the City Council will receive any written comments
received by the City Clerk's Office before said time of public hearing.
Copies of supporting documents for the public hearings are on file in the City Clerk's
Office and may be viewed Monday through Friday between 8:00 a.m. and 5:00 p.m.
Individuals with limited English proficiency, vision, hearing, or speech impairments
requiring special assistance should contact the City Clerk's Office at (563) 589-4100, TDD
(563) 690-6678, ctyclerk@cityofdubuque.org as soon as feasible. Deaf or hard -of -hearing
individuals can use Relay Iowa by dialing 711 or (800) 735-2942.
Published by order of the City Council given on the 51h day of December 2022.
Adrienne N. Breitfelder, City Clerk
Plaza Drive Urban Revitalization Plan
1.0 Introduction
The following plan describes certain provisions of the Iowa Urban Revitalization
Act for the Plaza Drive Urban Revitalization Area.
The State of Iowa, under Iowa Code Chapter 404, allows cities to designate areas
as urban revitalization districts. Under this Act, improvements to qualified areas
may receive a total or partial exemption from property taxes for a specified number
of years. The exemptions are intended to stimulate private investment by the
reduction of tax increases related to property improvements.
Once an area is deemed to meet the requirements established in Chapter 404, a
plan must be established which identifies the district boundaries, property owners,
existing conditions, proposed plans, and the basic abatement provisions for the
revitalization area.
Iowa Code Chapter 404.1 lists five reasons for which a city or county may establish
urban revitalization plans. These include:
1. The existence of numerous buildings that are dilapidated or deteriorated,
detrimental to the public health, safety or welfare of the area
2. An area challenged by the presence of a substantial number of deteriorated
or deteriorating structures along with additional other defective or unsafe
conditions impairing the provision of housing
3. An area in which there is a predominance of buildings or improvements
which by reason of age, history, architecture or significance should be
preserved or restored to productive use.
4. An area which is appropriate as an economic development area as defined
in section 403.17.
5. An area designated as appropriate for public improvements related to
housing and residential development, or construction of housing and
residential development, including single or multifamily housing.
The Plaza Drive Urban Revitalization Plan will be based upon the need for the
encouragement of housing and residential development.
2.0 The Area
2.1 Location
Exhibit A identifies the location of the Revitalization District in the City of
Dubuque. The area encompasses an undeveloped parcel situated on Plaza
Drive.
Plaza Drive Urban Revitalization Plan
November 2022
Page 2 of 6
2.2 Zoning
Lot 1 of Asbury Plaza No. 16 in the City of Dubuque, Iowa, is zoned PR
Planned Residential PUD and allows for multi -family structures.
2.3 Existing and Proposed Land Use
The existing land use of the property is agricultural farmland that has been
partially improved with streets.
The proposed land use is multi -residential for multi -family structures.
2.4 Assessed Valuation and Owners of Records
Parcel # Legal Description Zoning
Planned
1017200012* Lot 1 of Asbury Plaza No. 16 PUD Residential
2022 Valuation and Owner of Record
*This parcel refers to the larger parent parcel of the recently approved platted
Lot 1 of Asbury Plaza No. 21. This plat was recorded on October 4, 2022.
The area for creation of the Urban Revitalization District will refer to Lot 1 of
Asbury Plaza No. 21 as shown on Exhibit A.
2.5 City Services
This area is served by city services.
3.0 Relocation
No relocation should occur due to the rehabilitation of the parcels identified for
expansion of this district. Should relocation occur because of rehabilitation in
the proposed district, the person(s) causing a qualified tenant to be displaced
shall pay all the relocation costs of the tenant as a condition for receiving a
tax -exemption under Iowa Code Section 404.3. "Qualified tenant" shall mean
the legal occupant of a residential dwelling unit which is located within this
designated revitalization area and who has occupied the same dwelling unit
continuously for one year prior to the city's adoption of this plan pursuant to
Iowa Code Section 404.2.
4.0 Qualification of Areas
Plaza Drive Urban Revitalization Plan
November 2022
Page 3 of 6
This revitalization area is for new construction on undeveloped or
underdeveloped parcels, of multi -family housing units. Only parcels properly
zoned and providing new housing units are eligible.
Parcels in the Plaza Drive Urban Revitalization Area that are not in need of
economic development for the purposes of new construction multi -family
housing as provided for in this plan are excluded from eligibility for tax
incentives provided for in this plan.
There is not housing in the immediate surrounding areas.
The Revitalization Area is adjacent to several retail establishments. Within one
mile of the Revitalization Area there is a grocery store, pharmacy, local transit,
and restaurants.
Additionally, there are several employment opportunities within one mile of the
Revitalization Area, which include the establishments listed above as well as
several commercial employers within three miles.
4.1 Historic Significance
The Plaza Drive Urban Revitalization Area is farmland that has been partially
improved with streets. The property has historically been used as agricultural
farmland. There have been no buildings constructed on the qualifying parcels
to date.
5.0 Revitalization Program
5.1 Tax Exemption
a) New construction multi -family residential property assessed as residential
will be eligible for property tax exemption. The property tax exemption will
be in accordance with the Code of Iowa, Chapter 404.3(4), providing for a
ten-year, exemption of the actual value added by the improvements
according to the following schedule
Year of
Exemption
Year 1
Percentage of Value
A..-. Exempted
80%
Year 2
70%
Year 3
60%
Year 4
50%
Year 5
40%
Year 6
40%
Year 7
30%
Year 8
30%
Year 9
20%
Year10
20%
Plaza Drive Urban Revitalization Plan
November 2022
Page 4 of 6
b) "Qualified real estate" means real property, other than land, which is located
in a designated revitalization area and to which improvements have been
added, during the time the area was so designated, which have increased
the actual value by at least ten percent in the case of real property assessed
as residential.
c) Property tax exemption shall be available only for `new construction'. "Actual
value added" means the actual value added as of the first year for which
the exemption was received.
d) Any construction or improvements that were assessed before the area was
officially designated will not be eligible for exemption. Construction begun
greater than one year prior to the area becoming designated will not be
eligible for exemption. All exemptions existing at the time of the repeal of
the Plaza Drive Urban Revitalization District shall continue until their
expiration.
e) New Construction must result in a structure meeting applicable building,
plumbing, mechanical, electrical, and other code requirements of the City
of Dubuque.
f) The actual value of the improvements must result in an increase in assessed
value as stated above in (b). Each year that an application is made for tax
exemption, the assessed value must have increased in that year by the
required percentage.
g) The area will become a Revitalization Area commencing upon the adoption
of the ordinance approving this Revitalization Area by the City Council. The
designation of the Plaza Drive Urban Revitalization Area will remain in effect
until the desired level of revitalization has been attained. Upon repeal of
the ordinance establishing this revitalization area, all existing exemptions
would continue until their previously established expiration date.
h) All rental units created must accept the U.S. Department of Housing and
Urban Development housing assistance in the form of Housing Choice
Vouchers that are administered through the City of Dubuque Public Housing
Authority to be eligible for the tax abatement, for all ten years of the
abatement period. Denying a prospective tenant based on their source of
income will terminate eligibility for tax abatement under this plan.
5.2 Availability of funding
There are two active programs, which may provide a source of funding for
residential housing units should they remain affordable according to the U.S.
Department of Housing and Urban Development Area Median Income limits for
the City of Dubuque. These include; Community Development Block Grant
Funds (CDBG), Housing Tax Increment Financing.
Plaza Drive Urban Revitalization Plan
November 2022
Page 5 of 6
6.0 Application Procedure
This area, upon designation, will follow the procedures for application and granting
of the property tax exemption within the City of Dubuque.
a) The property owner must apply for an exemption by February 1st of the
assessment year for which the exemption is first claimed, but not later than
the year in which all the improvements included in the project are first
assessed for taxation, or the following two assessment years, in which case
the exemption is allowed for the total number of years in the exemption
schedule. Upon the request of the owner, the governing body of the City
may provide by resolution that the owner may file an application no later
than February 1 of the tenth assessment year.
b) The application must contain, at a minimum, the following (if applicable):
a. The nature of the improvements,
b. The cost of the improvements,
c. The actual or estimated date of completion, and
d. The tenants occupying the property as of the date of the City's
resolution adopting this plan.
c) The city reviews all applications to determine whether the improvement
project conforms to the revitalization plan, is within a designated area, and
if the improvements were made during the appropriate time period. If the
project meets all three criteria, the City shall forward the application to the
assessor by March 1st, with a statement as to which exemption applies.
Applications for exemptions for succeeding years on approved projects
shall not be required.
d) The local assessor shall review each application by making a physical
review of the property, to determine if the improvements made increased
the actual value of the qualified real estate by at least ten percent in the
case of real property assessed as residential property. If the assessor
determines that the actual value of that real estate has increased by at least
the requisite percent, the assessor shall certify the property valuation,
determined pursuant to the tax exemption schedule, to the County Auditor
at the time of transmitting the assessment rolls. The assessor shall notify
the applicant of the determination, and the assessor's decision may be
appealed to the local board of review at the time specified in Iowa Code.
The property owner may also refile an application in a subsequent year after
additional improvements have been made.
Plaza Drive Urban Revitalization Plan
November 2022
Page 6 of 6
e) After the tax exemption is granted, the assessor shall continue to grant the
tax exemption, with periodic physical review by the assessor, for the ten-
year time specified in the tax exemption schedule.
f) An application for exemption received by February 1 in any year after the
year in which the improvement was completed and first assessed for
taxation, is a late application. Late application may be made in any year up
to the tenth year following completion of the improvement. The exemption
period will be the remainder of the ten-year period, which began upon
completion of the improvement, except the total number of years in the
exemption schedule will be allowed if a claim for exemption is filed within
two years of the February 1 filing deadline.
7.0 Conclusion
The proposed urban revitalization district will encourage new construction to
provide needed housing units. After the ten-year abatement period lapses, the
full assessed value of the property will go on the tax rolls to the benefit of the
entire community.
EXHIBIT A (Map)
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