Resolution Setting Public Hearing to Adopt a Lake Ridge Urban Revitalization PlanCity of Dubuque
City Council
Copyrighted
September 15, 2025
ITEMS SET FOR PUBLIC HEARING # 1.
ITEM TITLE: Resolution Setting Public Hearing to Adopt a Lake Ridge
Urban Revitalization Plan
SUMMARY: City Manager recommending City Council adopt the attached
resolution setting a public hearing for October 6, 2025, to
consider approval of the proposed Lake Ridge Urban
Revitalization Plan.
RESOLUTION Fixing The Date For A Public Hearing Of The
City Council Of The City Of Dubuque, Iowa, Finding An Area
Referred To As The Lake Ridge 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 Lake Ridge
Urban Revitalization Area
SUGGUESTED Receive and File; Adopt Resolution(s), Set Public Hearing for
DISPOSITION: October 6, 2025
ATTACHMENTS:
1. MVM Memo
2. Staff Memo
3. Lake Ridge Urban Revitalization Plan
4. Notice of Hearing
5. Resolution
Page 658 of 1171
THE CITY OF
DUB E-E
Masterpiece on the Mississippi
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Resolution Setting Public Hearing to Adopt a Lake Ridge Urban
Revitalization Plan
DATE: September 10, 2025
Dubuque
All -America Ciq
IIIr
II
2007.2012.2013
2017*2019
Economic Development Director Jill Connors is recommending City Council adopt the
attached resolution setting a public hearing for October 6, 2025, to consider approval of
the proposed Lake Ridge Urban Revitalization Plan.
CAL5, LLC, a subsidiary of Callahan Construction, purchased the property in June,
2025. The previous property owner planned to construct three multi -family apartment
buildings on the property, but only constructed one building completely, and one
building partially. As of January 1, 2025 only 75% of the second building had been
assessed.
To incentive the completion of this project, Staff recommend applying a 73% tax
abatement on the incremental property value generated by the completion of the project
for a duration of 10 years. The incremental property taxes will be those taxes generated
above the existing 2025 assessed valuation. The property currently resides within an
urban renewal district but must also reside in an urban revitalization area in order to
receive tax abatement.
The Long Range Planning Advisory Commission will review the proposed plan for the
Lake Ridge Urban Revitalization Area for consistency with the 2017 Imagine Dubuque
Comprehensive Plan in accordance with Section 15-2-13G of the City Code. The
Commission will forward its recommendation of the Urban Revitalization Plan for the
creation of the Lake Ridge Urban Revitalization District prior to the public hearing.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
1�'tA� k�4
Mic ael C. Van Milligen
Page 659 of 1171
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Jill Connor, Economic Development Director
Page 660 of 1171
Dubuque Economic Development
Department
THE CITY OF 1300 (wain street
All-AM111094 Dubuque, Iowa 52001-4763
UB E vxxwi Office (563) 589-4393
1 I I TTY (563) 690-6678
I® http://www.cityofdubuque.org
2007-2012*2013
Masterpiece on the Mississippi 2017*2019
TO: Michael C. Van Milligen, City Manager
FROM: Jill M. Connors, Economic Development Director
SUBJECT: Resolution Setting Public Hearing to Adopt a Lake Ridge Urban
Revitalization Plan
DATE: September 9, 2025
INTRODUCTION
This memorandum is a request for the City Council to adopt the attached resolution
setting a public hearing for October 6, 2025 to consider approval of the proposed Lake
Ridge Urban Revitalization Plan.
:J_TeJ:(rj:lomk,Ic'
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 Iowa Code Chapter 404.
CAL5, LLC, a subsidiary of Callahan Construction, purchased the property in June, 2025.
The previous property owner planned to construct three multi -family apartment buildings
on the property, but only constructed one building completely, and one building partially.
As of January 1, 2025 only 75% of the second building had been assessed.
Any construction or improvements that were assessed before the area is officially
designated will not be eligible for exemption.
Page 661 of 1171
DISCUSSION
To incentive the completion of this project, Staff recommend applying a 73% tax abatement
on the incremental property value generated by the completion of the project for a duration
of 10 years. The incremental property taxes will be those taxes generated above the
existing 2025 assessed valuation.
Previously, a market -rate multifamily housing project was eligible for a declining abatement
schedule over a 10-year period, beginning at 80% the first year and ending with 20% in
year ten. However, the Iowa legislature recently removed the school foundational support
tax from the eligible taxes to be abated. This school foundational support tax amounts to
approximately 40% of the property taxes. City staff have determined that a flat 73%
abatement schedule for 10 years, minus the school foundational property tax, would be an
equal value to the intended 10-year declining schedule that included the school
foundational support tax.
The property currently resides within an urban renewal district but must also reside in an
urban revitalization area in order to receive tax abatement.
The Long Range Planning Advisory Commission will review the proposed plan for the Lake
Ridge Urban Revitalization Area for consistency with the 2017 Imagine Dubuque
Comprehensive Plan in accordance with Section 15-2-13G of the City Code. The
Commission will forward its recommendation of the Urban Revitalization Plan for the
creation of the Lake Ridge Urban Revitalization District prior to the public hearing.
RECOMMENDATION
I recommend the City Council adopt the attached resolution setting an October 6, 2025
public hearing to consider approval of the proposed Lake Ridge Urban Revitalization
Plan.
F,
Page 662 of 1171
Lake Ridge Urban Revitalization Plan
1.0 Introduction
This Plan describes certain provisions of the Iowa Urban Revitalization Act for the
Lake Ridge Urban Revitalization Area.
The State of Iowa, under Iowa Code Chapter 404, allows cities to designate areas
as urban revitalization districts. Under this statute, 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:
1. An area in which there is a predominance of buildings or improvements, whether
residential or nonresidential, which by reason of dilapidation, deterioration,
obsolescence, inadequate provision for ventilation, light, air, sanitation, or open
spaces, high density of population and overcrowding, the existence of conditions
which endanger life or property by fire and other causes or a combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency or crime, and which is detrimental to the public health, safety, or
welfare.
2. An area which by reason of the presence of a substantial number of deteriorated
or deteriorating structures, predominance of defective or inadequate street layout,
incompatible land use relationships, faulty lot layout in relation to size, adequacy,
accessibility or usefulness, unsanitary or unsafe conditions, deterioration of site or
other improvements, diversity of ownership, tax or special assessment
delinquency exceeding the actual value of the land, defective or unusual conditions
of title, or the existence of conditions which endanger life or property by fire and
other causes, or a combination of such factors, substantially impairs or arrests the
sound growth of a municipality, retards the provision of housing accommodations
or constitutes an economic or social liability and is a menace to the public health,
safety, or welfare in its present condition and use.
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.
Page 663 of 1171
Lake Ridge Urban Revitalization Plan
Page 2 of 6
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 Lake Ridge 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 Area in the City of
Dubuque. The Area encompasses one underdeveloped parcel situated on
Lake Ridge Drive.
2.2 Zoning
BLK 1 CEDAR LAKE ADD NO 2 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 includes two existing multifamily buildings
and the remainder of the Area 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
Legal Description: BILK 1 CEDAR LAKE ADD NO 2
Owner of Record: CAL5, LLC
Land Value: $441,000
Dwelling Value: $3,488,400
Total Assessed Value: $3,929,400
3.0 Relocation
No relocation of residents should occur due to the development of the parcel
identified for this Area. Should relocation occur because of rehabilitation in the
proposed Area, 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 § 404.2.
4.0 Qualification of Areas
Page 664 of 1171
Lake Ridge Urban Revitalization Plan
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 Lake Ridge 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.
The Urban 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 Lake Ridge Urban Revitalization Area has historically been undeveloped
property adjacent to residential and commercial development. There have
been two buildings constructed on the qualifying parcels to date, beginning in
December 2023 and completed in June 2025
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 Iowa Code § 404.3(4), providing for a ten-year,
73% exemption of the actual value added by the improvements. Under Iowa
Code 404.3D, the property tax exemption on residential property shall not
apply to property tax levies imposed by a school district.
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 (10%) 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
Page 665 of 1171
Lake Ridge Urban Revitalization Plan
Page 4 of 6
not be eligible for exemption. All exemptions existing at the time of the
repeal of the Lake Ridge 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 in Section 5.1(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 an Urban Revitalization Area commencing upon the
adoption of the ordinance approving this Urban Revitalization Area by the
City Council. The designation of the Lake Ridge 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.
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 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
Page 666 of 1171
Lake Ridge Urban Revitalization Plan
Page 5 of 6
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
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 Iowa 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 Revitalization Area 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.
Page 667 of 1171
EXHIBIT A
MAP
Lake Ridge Urban Revitalization Plan
Page 6 of 6
Page 668 of 1171
CITY OF DUBUQUE, IOWA
OFFICIAL NOTICE
PUBLIC NOTICE is hereby given that the Dubuque City Council will conduct a public
hearing on the 6th day of October, 2025, 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 Lake Ridge
Urban Revitalization Plan (the Plan) under the authority of Chapter 404, Code of Iowa, as
amended, for the property to be known as the Lake Ridge Revitalization Area, legally
described as Block 1 of CEDAR LAKE ADDITION NO. 2, 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 oral and written 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://dubugueia.portal.civiccierk.com/ or by contacting the City
Clerk's Office at 563-589-4100, ctyclerk@cityofdubuque.org.
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.
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 15th day of September, 2025.
Adrienne N. Breitfelder, City Clerk
Page 669 of 1171
Prepared by: Ian Hatch, Assistant Economic Development 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. 301-25
FIXING THE DATE FOR A PUBLIC HEARING OF THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA, FINDING AN AREA REFERRED TO AS THE LAKE RIDGE
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 LAKE RIDGE 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, the City Council of the City of Dubuque has heretofore approved the preparation
of a Lake Ridge Urban Revitalization Plan finding that the rehabilitation, conservation,
redevelopment, economic development, or a combination thereof of the area described
therein to be known as the Lake Ridge Urban Revitalization Area is necessary in the
interest of public health, safety, or welfare of the residents of the city; and
WHEREAS, Block 1 of CEDAR LAKE ADDITION NO. 2, in the City of Dubuque,
Iowa, according to the recorded plat thereof (the Property) is the location of a proposed
apartment development by CAL5, LLC in the Lake Ridge Urban Revitalization Area; 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 Lake Ridge Urban Revitalization Area to
be held on October 6, 2025, at 6:30 p.m. in the Historic Federal Building in Dubuque,
Iowa, 350 W. 6th 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, approved and adopted this 15th day of September, 2025.
ATTEST:
Adrienne N. Breitfelder, City Clerk
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Brad M. Cayoggh, Mayor
2