Resolutions of Support for Workforce Housing Tax Credit Applications for Housing DevelopmentsCity of Dubuque
City Council
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Copyrighted
June 2, 2025
ITEM TITLE: Resolutions of Support for Workforce Housing Tax Credit
Applications for Housing Developments
SUMMARY: City Manager recommending approval of the attached
resolutions supporting the applications from 440 W 3rd St,
LLC and CC15, LLC for Iowa Workforce Housing Tax Credits
for housing development in Dubuque.
RESOLUTION Supporting The Submission Of An Iowa
Economic Development Authority Application To The
Workforce Housing Tax Credit Program By 440 W 3rd St,
LLC
RESOLUTION Supporting The Submission Of An Iowa
Economic DevelopmentAuthority Application To The
Workforce Housing Tax Credit Program By CC15, LLC
SUGGUESTED Receive and File; Adopt Resolution(s)
DISPOSITION:
ATTACHMENTS:
1. MVM Memo
2. Staff Memo
3. Community Input Form - 440 W 3rd
4. Community Input Form - Cedar Cross
5. Resolution - 440 W 3rd
6. Resolution - Cedar Cross
Page 2372 of 2490
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Resolutions of Support for Workforce Housing Tax Credit Applications for
Housing Developments
DATE: May 28, 2025
Economic Development Director Jill Connors is recommending approval of the attached
resolutions supporting the aforementioned applications for Iowa Workforce Housing Tax
Credits for housing development in Dubuque. A Community Input Form also
accompanies each resolution and requires signature.
When developers submit an application to the Iowa Economic Development Authority
for Workforce Housing Tax Credits, they are required to attach both a Resolution of
Support from the municipality — and new this year, a Community Input Form. This
allows the municipality to provide insight into the impact each project will have on the
City's housing goals.
440 W 3rd St, LLC (440 W 3rd Street)
Developer is proposing to create six (6) new residential units in a vacant and
underutilized building. The site of the first Mercy Hospital in Dubuque, 440 W 3rd Street
has deteriorated and is in need of significant repair. This project will include
considerable interior restoration and reconfiguration at an estimated cost of One Million
Seven Hundred Thousand Dollars ($1,700,000.00). The project intends to use historic
tax credits preserving a historic structure and piece of Dubuque's history.
CC15, LLC (300-320 Cedar Cross Road)
The City of Dubuque and CC15, LLC have entered into a Development Agreement for
the creation of One Hundred Eighty (180) new residential units along Cedar Cross
Road. At this time, Developer is applying for workforce housing tax credits for Phase I of
the project, which represents 60 new residential rental units. The anticipated investment
for this project is approximately Ten Million Five Hundred Thousand Dollars
($10,500,000.00).
Page 2373 of 2490
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
ION
Page 2374 of 2490
Dubuque
THE CITY OF
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Masterpiece on the Mississippi 2017*2019
TO: Michael C. Van Milligen, City Manager
FROM: Jill M. Connors, Economic Development Director
Economic Development
Department
1300 Main Street
Dubuque, Iowa 52001-4763
Office (563) 589-4393
TTY (563) 690-6678
http://www.cityofdubuque.org
SUBJECT: Resolutions of Support for Workforce Housing Tax Credit Applications for
Housing Developments
DATE: May 28, 2025
INTRODUCTION
This memorandum presents for City Council approval individual resolutions of support for
Workforce Housing Tax Credit Applications to the Iowa Economic Development
Department being submitted by two developers for redevelopment of properties in
Dubuque.
BACKGROUND
The Iowa Workforce Housing Tax Credit program provides tax benefits to developers to
provide housing in Iowa communities, focusing especially on those projects using
abandoned, empty, or dilapidated properties. Total program benefits are limited to one
million dollars ($1,000,000) per project.
From 2010 to 2020, according to the US Census Bureau, of the 99 counties in the State of
Iowa 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 Iowa City)/ Linn County
(City of Cedar Rapids) corridors.
From 2020 to 2024, according to the US Census Bureau's Vintage 2024 population
estimates, only 7 counties in the State of Iowa showed a population increase of more than
900 people, and only Dubuque County (+934, total population 100,200) was outside the
Polk County/Story County and Johnson County/Linn County corridors. Scott County, which
Page 2375 of 2490
was mentioned above as growing from 2010 to 2020, experienced a 19 person decline in
this 4 year period.
This means that according to the US Census Bureau, Dubuque County population grew by
almost 6,000 people from 2010 to 2024, exceeding 100,000 population for the first time
ever.
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.
DISCUSSION
When developers submit an application to the Iowa Economic Development Authority for
Workforce Housing Tax Credits, they are required to attach both a Resolution of Support
from the municipality — and new this year, a Community Input Form. This allows the
municipality to provide insight into the impact each project will have on the City's housing
goals. The following projects have approached City staff requesting support to apply. Most
of these projects are located in Dubuque's downtown area, with one on the west end.
440 W 3rd St, LLC (440 W 3rd Street)
Developer is proposing to create six (6) new residential units in a vacant and underutilized
building. The site of the first Mercy Hospital in Dubuque, 440 W 3rd Street has
deteriorated and is in need of significant repair. This project will include considerable
interior restoration and reconfiguration at an estimated cost of One Million Seven Hundred
Thousand Dollars ($1,700,000.00). The project intends to use historic tax credits
preserving a historic structure and piece of Dubuque's history.
CC15, LLC (300-320 Cedar Cross Road)
The City of Dubuque and CC15, LLC have entered into a Development Agreement for the
creation of One Hundred Eighty (180) new residential units along Cedar Cross Road. At
this time, Developer is applying for workforce housing tax credits for Phase I of the project,
which represents 60 new residential rental units. The anticipated investment for this
project is approximately Ten Million Five Hundred Thousand Dollars ($10,500,000.00).
Given the already demonstrated dearth of housing units in Dubuque — which as described
above has had an increase in population since 2010 of nearly 6,000 residents — and with
the pending need to house an additional several hundred students, faculty, and staff of the
proposed college of osteopathic medicine scheduled to open in 2028, it is imperative that
we support the construction of additional affordable housing options. The projects meet
one or more of these City Council goals: creation of additional affordable housing; located
in Dubuque's downtown; and the rehabilitation of an existing structure.
2
Page 2376 of 2490
The addition of the Iowa Workforce Housing Tax Credit to the capital stack improves the
viability of these projects, increasing the developers' ability to adequately address the
shortage of housing in the community.
RECOMMENDATION
I respectfully request City Council approval of the attached resolutions supporting the
aforementioned applications for Iowa Workforce Housing Tax Credits for housing
development in Dubuque. A Community Input Form also accompanies each resolution and
requires signature.
3
Page 2377 of 2490
Prepared by: Ian Hatch, Assistant Economic Development, 1300 Main Street, Dubuque IA 52001, 563 589-4105
Return to: Adrienne Breitfelder, City Clerk, 50 E. 13"' Street, Dubuque IA 52001, 563 589-4100
RESOLUTION NO.201-25
SUPPORTING THE SUBMISSION OF AN IOWA ECONOMIC DEVELOPMENT
AUTHORITY APPLICATION TO THE WORKFORCE HOUSING TAX CREDIT PROGRAM
BY 440 W 3rd St, LLC
WHEREAS, 440 W 3rd St, LLC (Developer) owns the following described real
property in the City of Dubuque, Iowa:
Lot 2 of City Lot 607 in the City of Dubuque, Iowa, according to the recorded plat
thereof.
(the Property); and
WHEREAS, Developer plans to rehabilitate the existing structure to construct six (6)
new residential units on the Property (the Project) and invest approximately One Million
Two Hundred Thousand Dollars ($1,200,000.00) in the Project; and
WHEREAS, the Project is located in the Greater Downtown Urban Renewal Area which
has been so designated by City Council Resolution 123-67, on May 18, 1967 as a slum and
blighted area (the Project Area) defined by Iowa Code Chapter 403 (the Urban Renewal Law);
and
WHEREAS, the Project will support the City's efforts to create new housing
opportunities for a growing workforce within the community; and
WHEREAS, pursuant to Iowa Code Section 403.6(1), and in conformance with the Urban
Renewal Plan for the Project Area adopted on May 18, 1967 and last amended on April 21, 2025,
City has the authority to enter into contracts and agreements to implement the Urban Renewal
Plan, as amended, including the issuance of Economic Development Grants and Urban Tax
Increment Revenue Obligations; and
WHEREAS, Developer's application to the Workforce Housing Tax Credit Program,
will provide necessary tax credits and other benefits which will directly contribute to the
success of the Project; and
WHEREAS, the City Council finds that the application to the Workforce Housing Tax
Credit Program by 440 W 3Id St, LLC is in the best interests of the City of Dubuque and
should be supported
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. That the City Council of the City of Dubuque hereby supports the
submission of an Iowa Economic Development Authority Application to the Workforce
Housing Tax Credit Program by 440 W 3rd St, LLC for necessary tax credits and other
benefits directly contributing to the success of the Project at 440 W 3rd Street, Dubuque,
Iowa 52001.
Passed, approved and adopted this 2nd day of June, 2025.
Brad M. Ca , Mayor
Attest:
Adrienne N. Breitfelder, City Clerk
Communities supporting a Workforce Housing Tax Incentive Program application are to complete this form. This is to
be filled out by the city where the project is being proposed and signed by a city official.
Community Name: City of Dubuque
Project Name:
440 W 3rd Street
Developer Name:
440 W 3rd St, LLC
Printed Name of City Official Completing the Form:
Jill Connors, Economic Development Director
Is the type of housing proposed in this project a priority for the community? 0 Yes ❑ No
If • explain
The City of Dubuque has long prioritized the rehabilitation and reuse of its existing historic architecture. T
property at 441 W 3rd Street. originally the site of • •ital in Dubuque, would
•• •. .• and underutilized • • n •• •-residential-•units• •- -
• • • - ••--Council••. 2dd •• • •• •• • •-community,downtown • •• .••
Describe recent or planned business expansions that created a need for additional housing in the community and the
number and types of jobs to be created because of these expansions.
Since 2021 twelve local businesses have expanded their operations in Dubuque creating an additional 575
new full time jobs The University of Dubuque is opening the first new medical school in the state of Iowa in
over 125 years This new osteopathic college is scheduled to open in downtown Dubuque in 2028 adding
over 700 hundred faculty and staff over the next decade The t lniv rsity of DuhuquP invested $i60 million
dollars to P)(.pqnd its flight srhnnl inrreasing enrollment from 250 fo over 400 stiAents DuhuquP County
has sawn nver $800 million In !nd!istrial and rnmmerrial irniasfinent over the nas_ t 3 5Vaars
How will the project impact the local economy?
The City of Dubuque is in a housing shortage crisis According to the US Census Bureau the population of
Dubuque County grew by almost 6,000 people from 2010 to 2024 nearing a population total of 100,000 for
the first time ever. Through creating new residential housing this project will have a tremendous impact on
the economy by reducing the strain on the current housing stock
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Describe how housing is a barrier to job growth in the neighborhood or community.
Dubuque is currents experiencing a severe housing shortage. In 2022 Greater Dubuque Development
Corporation hired a constultant to perform a housing study. The annual homeowner vacancy rate is 0 5%
and the annual rental vacancy rate is 1.3% However, the projected employment growth by 2030 is
estimated to be 7.6%. The study found that Dubuque will need 1,192 new workofrce housing units by 2030
in order to meet the demand created by business growth Approximately 42% of businesses interviewed
said that housing should be a priority
Describe how this project addresses the needs of the local housing market.
This project creates new workforce housing units at a time when the City is in dire need of additional
housing. Dubuque also has a large amount of historic or historic contributing structures making
redevelopment that much more difficult This project is layering state and federal tax credits to create new
housing whip. preserving the significant architecture that sets Dubuque apart from other Iowa communities
Additinnally this prn,qect will create new housing contributing to a more livable and walkable nPighhnrhnnd
Describe the impact of this project on the neighborhood and how it meets the needs of the community.
This project is revitalizing a vacant and underutilized building in the Cathedral Historic District in the
downtown By bringing the property back into use and creating additional housing for the neighborhood this
project meets the neighborhood needs for the downtown as id n ified in the Imagine Dubuque
Comprehensive Plan.
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Date
Prepared by: Jill Connors, Economic Development, 1300 Main Street, Dubuque IA 52001, 563 589-4213
Return to: Adrienne Breitfelder, City Clerk, 50 E. 13th Street, Dubuque IA 52001, 563 589-4100
RESOLUTION NO.202-25
SUPPORTING THE SUBMISSION OF AN IOWA ECONOMIC DEVELOPMENT
AUTHORITY APPLICATION TO THE WORKFORCE HOUSING TAX CREDIT PROGRAM
BY CC15, LLC.
WHEREAS, CC15, LLC (Developer) owns the following described real property in
the City of Dubuque, Iowa:
Lot 2 of 2 of Mineral Lot 230, Lot 1 of Lot 3 of Mineral Lot 232, and Lot 2 of Merfeld
Acres, all in the City of Dubuque, Iowa and as shown on Exhibit A (the Plat) which is
currently being replatted to be known as Lots 1, 2, and 3 of Cedar Ridge Commercial
Park
at 300-320 Cedar Cross Road, Dubuque, Iowa 52003 (the Property); and
WHEREAS, Developer proposes to construct sixty (60) multi -family residential units
on the Property (the Project) and invest approximately Ten Million Five Hundred Thousand
Dollars ($10,500,000.00) in the Project on Lot 1 of the Property; and
WHEREAS, the Project will support the City's efforts to create new housing
opportunities for a growing workforce within the community; and
WHEREAS, Developer has committed a significant amount of private financing to
the Project; and
WHEREAS, the City and Developer executed a Development Agreement on May 19,
2025, (the Agreement); and
WHEREAS, Developer's application to the Workforce Housing Tax Credit Program,
will provide necessary tax credits and other benefits which will directly contribute to the
success of the Project; and
WHEREAS, the City Council finds that the application to the Workforce Housing Tax
Credit Program by CC15, LLC is in the best interests of the City of Dubuque and should
be supported.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. That the City Council of the City of Dubuque hereby supports the
submission of an Iowa Economic Development Authority Application to the Workforce
Housing Tax Credit Program by CC15, LLC for necessary tax credits and other benefits
directly contributing to the success of the Project.
Passed, approved and adopted this 2"d day of June, 2025.
Attest:
Adrienne N. Breitfelder, City Clerk
Communities supporting a Workforce Housing Tax Incentive Program application are to complete this form. This is to
be filled out by the city where the project is being proposed and signed by a city official.
Community Name:
City of Dubuque
Project Name: 300-320 Cedar Cross Road
Developer Name: CC15, LLC
Printed Name of City Official Completing the Form:
Jill Connors, Economic Development Director
Is the type of housing proposed in this project a priority for the community? 91 Yes ❑ No
If so, explain why:
• • - • ••• • • • •1 •- • • - • • 1 • -•. • �•,•
Qn it • • Amenities being constructed to support the new resiclubhouse Qym, and Pickleball court. which is not currently found On other rental comPlexes On Dubuque,
dential units include
Describe recent or planned business expansions that created a need for additional housing in the community and the
number and types of jobs to be created because of these expansions.
Since 2021 twelve local businesses have expanded their operations in Dubuque creating an additional 575
new full time jobs The University of Dubuque is opening the first new medical school in the state of Iowa in
over 125 years This new osteopathic college is scheduled to open in downtown Dubuque in 2028 adding
over 700 hundred faculty and staff over the next dPr`adP The University of Dubuque invested $60 million
dollars to expand its light srhnnl inrraacing anrnllmPnt frnm 250 to over 400 students DuhucItip CoCinty
has seen nver 200 millinn in industrial and rnmmerrial invPStmPnt oyar the pa_ t 3 9 Vaar-,
How will the project impact the local economy?
The City of Dubuque is in a housinq shortaqe crisis. Accordinq to the US Census Bureau. the 000ulation of
Dubuque County grew by almost 6,000 people from 2010 to 2024 nearing a population total of 100,000 for
the first time ever. Through creating new residential housing this project will have a tremendous impact on
the economy by reducing the strain on the current housing stock Additionally CC15 LLC is a local family
owned business employing all local subcontractors The project will be along a highly visible corridor near
shopping and the west end industrial nark
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Describe how housing is a barrier to job growth in the neighborhood or community.
Dubuque is currenty experiencing a severe housing shortage. In 2022 Greater Dubuque Development
Corporation hired a constultant to perform a housing study. The annual homeowner vacancy rate is 0.5%
and the annual rental vacancy rate is 1.3%. However, the protected employmentgrowth by 2030 is
estimated to be 7.6%. The study found that Dubuque will need 1 192 new workofrce housing units by 2030
in order to meet the demand created by business growth Approximately 42% of businesses interviewed
said that housing should be apriority-
Describe how this project addresses the needs of the local housing market.
This project will create sixty (60) new workforce housing units at a time when the City is in dire need of
additional housing, sot is project takes a large bite' out o t e ousing shortage.
Describe the impact of this project on the neighborhood and how it meets the needs of the community.
This project is located along a highly visible corridor and will act as a transitional piece that connects
commercial uses to single family residential while standing independent of its neighbors through elevation
differences_ This infill project will create additional housing for the west end. near the west end industrial
Park and sho.pping centers.
Date
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