Resolution Adopting the Cedar Cross Road Urban Revitalization Plan Copyrighted
June 2, 2025
City of Dubuque PUBLIC HEARINGS # 1.
City Council
ITEM TITLE: Resolution Adopting the Cedar Cross Road Urban
Revitalization Plan
SUMMARY: Proof of publication on notice of public hearing to consider
City Council adopt the Resolution adopting the Cedar Cross
Road Urban Revitalization Plan, and City Manager
recommending approval.
RESOLUTION Approving The Urban Revitalization Plan For
The Cedar Cross Road Urban Revitalization Area
SUGGUESTED Receive and File; Adopt Resolution(s)
DISPOSITION:
ATTAC H M ENTS:
1. MVM Memo
2. Staff Memo
3. Cedar Cross Road Urban Revitalization Plan
4. Attachment A - Map
5. Resolution of Approval
Page 878 of 2490
Dubuque
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Resolution Adopting the Cedar Cross Road Urban Revitalization Plan
DATE: May 28, 2025
Economic Development Director Jill Connors is recommending City Council adopt the
Resolution adopting the Cedar Cross Road Urban Revitalization Plan.
The plan recommends a ten-year period of 100% abatement on the increased property
value due to a shortage of housing inventory and significant development costs.
In September 2022, following a housing study which indicated the need for over 1.100
housing units before the year 2030, the Dubuque City Council approved the expansion
of incentives to be offered to developers of housing units. This slate of incentives
included the creation of Urban Revitalization Areas in order to facilitate the development
of multifamily housing.
Previously, Urban Revitalization Areas had been used in Dubuque for low-income
housing tax credit projects; however, the Council approved the use of Urban
Revitalization Areas for market-rate and workforce housing per lowa Code Chapter 404.
At that time, the recommended abatement schedule for market-rate units was a
declining scale over a ten-year period. However, due to the ongoing dearth of housing
inventory, the decreased value of abatement under Chapter 404 due to the school
district levy being excluded from the allowed abatement, and significant development
costs for a proposed project along Cedar Cross Road, including off-site public
improvements on the street and for sanitary sewer extensions — staff is recommending
the creation of an Urban Revitalization Area that provides ten years of 100% abatement
on the increased value of the property.
From 2010 to 2020, according to the US Census Bureau, of the 99 counties in the State
of lowa only 30 grew in population, and only 8 of those grew by more than 5,000
people. Of those 8 counties that grew by more than 5,000 people only Dubuque County
(City of Dubuque) and Scott County (City of Davenport) were outside the Polk County
(City of Des Moines)/Story County (City of Ames) and Johnson County (City of lowa
City)/ Linn County (City of Cedar Rapids) corridors.
Page 879 of 2490
From 2020 to 2024, according to the US Census Bureau's Vintage 2024 population
estimates, only 7 counties in the State of lowa showed a population increase of more
than 900 people, and only Dubuque County (+934) was outside the Polk County/Story
County and Johnson County/Linn County corridors.
This means that according to the US Census Bureau Dubuque County population grew
by almost 6,000 people from 2010 to 2024, approaching 100,000 population.
Since July 1, 2022, Greater Dubuque Development Corporation reports there has been
over $805 million in new construction in Dubuque County creating over 1,000 jobs.
The Long-Range Planning Advisory Commission, finding consistency with the 2017
Imagine Dubuque Comprehensive Plan, voted 4-0-2 to recommend approval.
A development agreement with the developer, CC15, LLC, has been approved by City
Council.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
�
Mic ael C. Van Milligen
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Jill Connors, Economic Development Director
2
Page 880 of 2490
Dubuque Economic Development
Department
THE CITY OF � 130o Main street
All-America City Dubuque,lowa 52001-4763
U� � ""�x�,`�`��``���`�'" Office(563)589-4393
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TTY(563)690-6678
� http://www.cityofdubuque.org
2007*2012�2013
Masterpiece on the Mississippi zoi�*zoi9
TO: Michael C. Van Milligen, City Manager
FROM: Jill M. Connors, Economic Development Director
SUBJECT: Resolution Adopting the Cedar Cross Road Urban Revitalization Plan
DATE: May 27, 2025
INTRODUCTION
This memorandum is a request for the City Council a Resolution adopting the Cedar
Cross Road Urban Revitalization Plan.
BACKGROUND
In September 2022, following a housing study which indicated the need for over 1.100
housing units before the year 2030, the Dubuque City Council approved the expansion of
incentives to be offered to developers of housing units. This slate of incentives included
the creation of Urban Revitalization Areas in order to facilitate the development of
multifamily housing.
Previously, Urban Revitalization Areas had been used in Dubuque for low-income housing
tax credit projects; however, the Council approved the use of Urban Revitalization Areas
for market-rate and workforce housing per lowa Code Chapter 404.
DISCUSSION
At that time, the recommended abatement schedule for market-rate units was a declining
scale over a ten-year period. However, due to the ongoing dearth of housing inventory, the
decreased value of abatement under Chapter 404 due to the school district levy being
excluded from the allowed abatement, and significant development costs for a proposed
project along Cedar Cross Road, including off-site public improvements on the street and
for sanitary sewer extensions — staff is recommending the creation of an Urban
Revitalization Area that provides ten years of 100°/o abatement on the increased value of
the property.
Page 881 of 2490
The Long Range Planning Advisory Commission has reviewed the proposed plan for the
Cedar Cross Road Urban Revitalization Area for consistency with the 2017 Imagine
Dubuque Comprehensive Plan in accordance with Section 15-2-13G of the City Code.
By a vote of 4-0-2, the Commission recommends approval of the Urban Revitalization
Plan for the creation of the Cedar Cross Road Urban Revitalization District.
A development agreement with the developer, CC15, LLC, has been approved by City
Council.
RECOMMENDATION
I recommend the City Council adopt the attached Resolution adopting the Cedar Cross
Road Urban Revitalization Plan.
2
Page 882 of 2490
Cedar Cross Road Urban Revitalization Plan
1.0 Introduction
The following plan describes certain provisions of the lowa Urban Revitalization
Act for the Cedar Cross Road Urban Revitalization Area.
The State of lowa, under lowa 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.
lowa 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 Cedar Cross Road Urban Revitalization Plan will be based upon the need for
construction 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 three undeveloped parcels situated on
Cedar Cross Road.
Page 883 of 2490
Cedar Cross Road Urban Revitalization Plan
Page 2 of 5
2.2 Zoning
Lot 1, Lot 2 and Lot 3 of Cedar Ridge Commercial Park in the City of Dubuque,
lowa, are 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 vacant and consists of grassland.
The proposed land use is multi-residential for multi-family structures.
2.4 Assessed Valuation and Owners of Records
� � 1 �
� � � • � � �
Lot 1,Lot 2 and Lot 3
Cedar Ridge CC15,LLC $309,700 $0 $0 $309,700
Commercial Park
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 lowa 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
lowa Code Section 404.2.
4.0 Qualification of Areas
This revitalization area is for new construction on undeveloped or
underdeveloped parcels, of multi-family housing units. Only parcels properly
zoned and provide new housing units are eligible.
Parcels in the Cedar Cross Road 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 are housing, retail and commercial properties in the immediate
surrounding areas.
Page 884 of 2490
Cedar Cross Road Urban Revitalization Plan
Page 3 of 5
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 four miles.
4.1 Historic Significance
The Cedar Cross Road Urban Revitalization Area has historically been used
as farmland. A farmhouse on the site was demolished May 14, 2013. 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 lowa, Chapter 404.3(4), providing for a
ten-year, 100% exemption of the actual value added by the improvements.
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 as certified by the City Assessor.
d) Any construction or improvements that were assessed before the area was
officially designated will not be eligible for exemption. Construction
beginning 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 Cedar Cross Road 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
Page 885 of 2490
Cedar Cross Road Urban Revitalization Plan
Page 4 of 5
designation of the Cedar Cross Road 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 transition to affordable units 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) and Housing Tax Increment Financing.
6.0 Application Procedure
This area, upon designation, will follow the procedures for application and granting
property tax exemption within the City of Dubuque.
a) The property owner must apply for an exemption by February 1 St 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 period. If the project
meets all three criteria, the City shall forward the application to the assessor
Page 886 of 2490
Cedar Cross Road Urban Revitalization Plan
Page 5 of 5
by March 1St, with a statement as to which exemption applies. Applications
for exemptions for succeeding years on approved projects are not 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 lowa Code.
The property owner may also refile an application in a subsequent year after
additional improvements have been made.
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) on following page.
Page 887 of 2490
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Page 888 of 2490
Prepared by Ian Hatch, Assistant Economic Devel Director, 1300 Main St. Dubuque, IA 52001 (563) 589-4105
Return to Adrienne N. Breitfelder, City Clerk, 50 W. 13"' St. Dubuque, IA 52001 (563) 589-4100
RESOLUTION NO. 194-25
APPROVING THE URBAN REVITALIZATION PLAN FOR THE CEDAR CROSS ROAD
URBAN REVITALIZATION AREA
WHEREAS, by Resolution No. 165-25, adopted May 19', 2025, the City Council
of the City of Dubuque, Iowa authorized the preparation of an Urban Revitalization Plan
for the Cedar Cross Road Urban Revitalization Area; and
WHEREAS, the City of Dubuque's primary objective for the Urban Revitalization
Plan is to provide opportunities which will further economic development purposes and
objectives and remediate blighting conditions; and
WHEREAS, housing creation remains a priority for the City Council of the City of
Dubuque, Iowa; and
WHEREAS, Lot 1, Lot 2 and Lot 3 of Cedar Ridge Commercial Park in the City of
Dubuque, Iowa, according to the recorded plat thereof, is the location of a proposed 180-
unit apartment development by CC15, LLC (the Property) in the proposed Cedar Cross
Road Urban Revitalization Area; and
WHEREAS, pursuant to published notice, a public hearing was held on June 211d
2025 at 6:30 p.m. on the proposed Cedar Cross Road Urban Revitalization Area Urban
Revitalization Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the Cedar Cross Road Urban Revitalization Area Urban
Revitalization Plan, on file in the City Clerk's Office and made reference to herein, is
hereby approved.
Section 2. That the City Clerk of the City of Dubuque, Iowa is hereby authorized
and directed to file a certified copy of this Resolution in the Office of the Dubuque County
Auditor.
Passed, approved and adopted this 2r,d day of June, 2025.
Bradavanagh, Mayor
ATTEST:
a2h( 'IIIL '1442
Adrienne N. Breitfelder; City Clerk