Source of Income Progress Report 3 5 18 Copyrighted
March 5, 2018
City of Dubuque Action Items # 2.
ITEM TITLE: Source of Income Progress Report
SUMMARY: Housing and Community Development Department Director
Alvin Nash is transmitting the 2018 Source of Income
Progress Report.
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File
ATTACHMENTS:
Description Type
Source of Income 2018 Progress Report-NNM Memo City Manager Memo
Staff Memo Staff Memo
2018 SOI Progress Report Supporting Documentation
2017 SOI Committee Report Supporting Documentation
Section 8 Rebrand PowerPoint Supporting Documentation
CHANGE Brochure Supporting Documentation
Housing TIF Districts Brochure Supporting Documentation
FY19 Housing TIF Projection Supporting Documentation
CIPs using Housing TIF Supporting Documentation
THE CITY OF Dubuque
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Source of Income — 2018 Progress Report
DATE: March 1 , 2018
Housing & Community Development Department Director Alvin Nash is transmitting the
2018 Source of Income Progress Report. Rebranding the Housing Choice Voucher
Program is at the center of the efforts. An overview of the report and a PowerPoint
presentation on Rebranding will be presented.
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Mic ael C. Van Milligen �� �
MCVM:jh
Attachment
cc: Crenna Brumwell, City Attorney
Teri Goodmann, Assistant City Manager
Cori Burbach, Assistant City Manager
Alvin Nash, Housing & Community Development Department Director
Laura Carstens, Planning Services Manager
Kelly Larson, Human Rights Director
THE CTTY OF Dubuque
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Masterpiece on the Mississippi Z°°' Z°'Z
2013 2017
TO: Michael C. Van Milligen, City Manager
FROM: Alvin Nash, Housing & Community Development Director
SUBJECT: Source of Income — 2018 Progress Report
DATE: February 28, 2018
In December 2014, the City Council formed a Source of Income Committee to conduct a
two-year study examining the Housing Choice Voucher Program and its relationship to
fair housing, with a goal of identifying ways to enhance fair housing in Dubuque. The
Committee was comprised of City staff, board and commission representatives, and
community stakeholders, The Committee researched the Housing Choice Voucher
program, conducted surveys of housing providers and renters, held community
dialogues, and evaluated creation of an ordinance that would have considered it
discrimination to not accept vouchers.
In February 2017, the Source of Income Committee ultimately recommended a
collective impact approach to adopt and implement a mix of educational, outreach, and
financial programs to increase housing provider participation in the Housing Choice
Voucher program. The City Council directed staff to implement and expand on the
following Committee recommendations, and present an annual progress report:
Adopt and implement a mix of educational/outreach programs to increase
participation in Housing Choice Voucher program.
Adopt and implement a mix of�nancial incentives/policies for creation of
Housing Choice Voucher units throughout community.
The City of Dubuque's Housing & Community Development Department is pleased to
present the City Council with our 2018 Source of Income Progress Report. Rebranding
the Housing Choice Voucher Program is at the center of our efforts. An overview of the
report and a PowerPoint presentation on Rebranding will be presented at the meeting.
Enclosures
cc: Crenna Brumwell, City Attorney
Kelly Larson, Human Rights Director
Laura Carstens, Planning Services Manager
Teresa Bassler, Assisted Housing Supervisor
1
THE CITY OF
D B E
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Masterpiece on the Mississippi
Source of Income
2018 Progress Report
February 28, 2018
City of Dubuque
Housing & Community Development Department
1
Introduction
The City of Dubuque's Housing & Community Development Department is pleased to present
the City Council with our first Source of Income Progress Report in response to direction from
the City Council on February 20, 2017 supporting implementation of the Source of Income
Committee's Final Report through continuing work on expanding option #4 and option #6:
Option#4. Adopt and implement a mix of educational/outreach programs to increase
participation in Housing Choice Voucher program.
Option#6. Adopt and implement a mix of financial incentives/policies for creation of
Housing Choice Voucher units throughout community.
Imagine Dubuque
The City Council's direction to the Source of Income Committee was echoed by the Dubuque
community in the form of recommendations included in Imagine Dubuque 2037:A Call to
Action, the City of Dubuque's new Comprehensive Plan adopted by the City Council in
September 2017 based on over 12,500 ideas from 6,000 participants in 13 months.
Economic Prosperity& Housing:
• Foster the development of new and additional housing products in suitable locations
throughout the City.
• Continue the current work of Inclusive Dubuque, also formulating strategies to enhance
economic resiliency and mitigate the impact of economic disruptions locally.
Livable Neighborhoods & Housing:
• Support the City's inspection programs as well as the Green and Healthy Homes
Initiative.
• Monitor affordability and housing stress, an important health indicator, annually.
• Look to increase wages and self-sufficiency opportunities in the community to make
housing more attainable.
• Adopt and implement a mix of educational/outreach programs to increase housing
provider participation in Housing Choice Voucher program.
• Adopt and implement a mix of financial incentives/policies for creation of Housing
Choice Voucher units throughout community.
Land Use & Housing:
• Encourage a mix of housing affordable for all segments of Dubuque's population
throughout the community.
• including options for those who might be saving for their first home.
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Source of Income Progress Report
• Encourage new multi-family development in proximity to jobs to minimize
transportation costs.
• Integrate multi-family development within mixed-use areas identified on the Future
Land Use Map for increased access to goods and services in a walkable environment.
Background
Based on the City Council's direction, and Committee input received, the Source of Income
Committee recommended the strategy for implementation of Options#4 and #6 be part of a
Re-Branding of the Housing Choice Voucher Program. The Committee's recommendations are
discussed below.
Housing Choice Voucher Program
The Housing Choice Voucher program (typically called Section 8) is the federal government's
major program to assist families and individuals in finding decent, safe, and affordable housing
in the private sector. The program is administered and funded by the U.S. Department of
Housing and Urban Development (HUD). Since housing assistance is provided to residential
rental property owners on behalf of the family or individual, participants can find their own
housing, including single-family homes, townhouses and apartments.
The City's Housing and Community Development Department has 1,072 vouchers to assist low-
income families and individuals. Close to�of the households we serve are considered elderly
and/or disabled.
Eligible applicants for the Housing Choice Voucher Program must earn no more than 50%of the
average median income for Dubuque according to these Eligibility Guidelines set forth by HUD
for fiscal year 2017. Applicants must also be 18 years of age. They are screened according to the
City of Dubuque admissions policy to determine final eligibility at time of voucher issuance.
FY 2017 Income Limits Summary for Dubuque, IA as set by HUD
Median Income Persons in Household 1 2 3 4 5 6 7 8
30%IncomeLimits $13,950 $16,240 $20,420 $24,600 $28,780 $32,960 $37,140 $41,320
$66,400 50%IncomeLimits $23,250 $26,600 $29,900 $33,200 $35,900 $38,550 $41,200 $43,850
80%IncomeLimits $37,200 $42,500 $47,800 $53,100 $57,350 $61,600 $65,850 $70,100
The Housing Choice Voucher program is the primary way the City of Dubuque provides
affordable housing options for low (<50%) and very low income (<30%) households in Dubuque.
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Source of Income Progress Report
HUD estimates there are approximately 5,600 households in Dubuque below 50%Area Median
Income, who would income qualify for housing assistance. Unfortunately, there are simply not
enough vouchers to provide support for all the households in need of affordable housing.
The Housing Choice Voucher program has had its challenges. In 2013, HUD's Office of Fair
Housing and Equal Opportunity found Dubuque to be noncompliant with regards to its voucher
residency preference policies, leading to a Voluntary Compliance Agreement. Since the finding,
Dubuque has undertaken the following efforts to address this issue:
• Eliminating local residency preference points.
• Maximizing voucher lease ups for five years.
• Propose and implement means by which current and future
• Community Development Block Grant expenditures may mitigate
• the adverse effects of the City's prior actions.
• Maintain a monthly accounting of the voucher waiting list,
• including information on applications received, rejected and
• accepted, and applicant information such as race, ethnicity, and
• current or originating address.
• Developed an Analysis of Impediments to Fair Housing in 2015
• Addressed Fair Housing in the 2016-2020 Consolidated Plan
Source of Income Committee
In December 2014, the City Council approved formation of a Source of Income Committee to
conduct a two-year study examining the Housing Choice Voucher Program and its relationship
to fair housing, with a goal of identifying ways to enhance fair housing in Dubuque. Committee
members were drawn from City boards and commissions, Dubuque Area Landlords Association,
and Dubuque Chapter of National Association for the Advancement of Colored People (NAACP).
One of the concerns was the fact that not all landlords accept Housing Choice Vouchers. The
Source of Income Committee name comes from the practice of landlords in identifying the
source of income to pay rent prior to leasing an apartment. Some landlords specifically
advertise that they do not accept these vouchers (typically called Section 8) as a source of rent.
The Source of Income Committee evaluated creation of an ordinance that would have
considered it discrimination to not accept vouchers, researched the Housing Choice Voucher
program, conducted residential rental surveys for housing providers and renters, and held
community dialogues.
In February 2017, the Source of Income Committee ultimately recommended a collective
impact approach to adopt and implement a mix of educational, outreach, and financial
programs to increase housing provider participation in the Housing Choice Voucher program.
3
Source of Income Progress Report
This effort will include a re-branding and redesign of the Housing Choice Voucher program, and
adoption and implementation of a mix of educational/outreach programs to increase
participation in the Housing Choice Voucher program.
The committee also recommended to adopt and implement a mix of financial incentives &
policies for creation of Housing Choice Voucher units throughout the community. These
incentives and policies will include fostering partnerships with private and non-profit housing
developers to provide affordable, quality housing units.
Re-Branding Housing Choice Voucher Program
There are a variety of programs that exist within different public, private, and non-profit
agencies that are not collectively orchestrated to address low-income renter issues around the
city like they could. It is also clear that the topic of Housing Choice Vouchers and greater issues
related to affordable, quality low-income rental units are complex and a collective impact
model is needed.
Collective impact initiatives involve a backbone organization, in this case the City, and a
structured process that leads to a common agenda, shared measurement, continuous
communication, and mutually reinforcing activities among all participants.
The collective impact model for re-branding the Housing Choice Voucher program will be led by
the City's Housing & Community Development department. The department will utilize City
commissions and other advisory groups that play an important role in the governance of
department programs. Members of the commissions and advisory groups are community
volunteers whose contributions help maintain and improve the quality of life for Dubuque
residents.
Discussion
The Source of Income Committee's recommended strategy for implementation of Options#4
and #6 was that they be part of a Rebranding of the Housing Choice Voucher Program
sanctioned by the City Council. The information gathered by the Source of Income Committee
over 23 months of review and research revealed that there is a huge deficit of understanding of
the Housing Choice Voucher program among property owners and the public, necessitating
rebranding.
Re-branding the Housing Choice Voucher program will also address affirmatively furthering fair
housing, the de-concentration of poverty, and the increased participation of housing providers
into the Housing Choice Voucher program via the recommended options.The Committee
sought to modernize and re-brand what is known as the Housing Choice Voucher program and
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Source of Income Progress Report
how it is managed and delivered as a product in Dubuque and perhaps as a model for cities
around the country.
GOAL:
To rebrand and redesign the Housing Choice Voucher program into a model that responds to
the local needs of Dubuque's demographics and ensures viable, livable and equitable
opportunities for all qualifying residents. A re-brand and re-design of the Housing Choice
Voucher program would represent the greatest response to the local needs of Dubuque's
demographics, fair market and equitable opportunities, namely:
• Connect Housing Choice Vouchers to sustainability.
• Equal housing opportunity and the development of affordable housing at all income
levels.
• The Housing Choice Voucher program is one of the largest assistance to the low-income
veterans, seniors and persons with disabilities in the City. The faces and stories of
program residents and housing providers should be made readily available to the entire
community.
• Publicize economic impact of the Housing Choice Voucher program and the positive
effect on the local economy.
• Increase the participation of housing providers who will contract with the City for the
Housing Choice Voucher program.
• Connect residents to the Family Self-Sufficiency (FSS) program and the Circles Initiatives.
• Improve the public understanding of the Housing Choice Voucher program.
Implementation Strategy: Progress Report
The Source of Income Committee recommended that the re-branding of the Housing Choice
Voucher program include a combination of options #4 and #6 as shown below.
Option #4. Adopt and implement a mix of educational / outreach programs to
increase participation in Housing Choice Voucher program.
a)Voluntary Voucher Provider Participation Pilot.
A proposal is under development. Housing & Community Development staff researched best
practices to create a model for Dubuque, identified potential parameters for the program, and
are developing a budget estimate for implementing a pilot program. Staff are conducting survey
of rental license holders asking if do, do not, or interested in accepting Housing Choice
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Source of Income Progress Report
Vouchers. Once the proposal has been fully developed and approved, Housing & Community
Development staff will partner with the Dubuque Area Landlords Association to recruit
participants.
b) Housing Provider Education Program on Benefits of Voucher Participation.
Housing & Community Development staff researched best practices to create a program for
Dubuque, and then developed a Section 8 Rebranding presentation. Housing & Community
Development staff is making presentations to housing providers, community partners and other
interested groups. Presentations have been given to the NAACP, Inclusive Dubuque, Dubuque
Area Landlords Association, and Dubuque Area Realtors.
Housing& Community Development staff developed an FV2019 budget estimate of$25,000 to
develop an education program linked to Rebranding the Housing Choice Voucher Program.
c) Create brochures on Renter Responsibilities/Being a Good Neighbor for all housing
providers to distribute to their renters.
A proposal is under development and is linked to the rebranding of Section 8 / Housing Choice
Voucher Program. Housing & Community Development staff are collaborating with other City
departments to update the existing handouts, as well as developing a budget estimate for
printing and distribution costs.
Once the budget is approved, Housing & Community Development staff will work with housing
providers who accept Housing Choice Vouchers and the Dubuque Area Landlords Association to
develop the brochure. Once developed, staff will partner with the Dubuque Area Landlords
Association to encourage all licensed housing providers to distribute the brochure. City staff
also will:
• Incorporate the program into the Successful Rental Property Management training
program.
• Incorporate the brochure into the annual rental license renewal mailing.
• Incorporate the brochure into the orientation sessions for all new renters participating
in the Housing Choice Voucher program.
• Share the information with new customers in the City of Dubuque Utility Billing Division.
• Share the information with developers of rental property via the Economic
Development and Planning Services Departments.
d)Active webpage of Housing Choice Voucher-participating sites and available rental units.
A listing of available rentals for Housing Choice Voucher program is available online at
www.cityofdubuque.or�/761/Available-Rentals. Maps are available through lowa Housing
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Source of Income Progress Report
Search, a free online resource also found on this webpage. Housing & Community Development
staff will test and promote this webpage with housing providers and renters through a variety
of traditional, electronic and social media to reach housing providers and renters.
e) Collective self-monitoring by City, housing providers, public and select commissions.
The goal is to use the collective impact model to structure the ongoing monitoring of the
effectiveness of the participation pilot, education, and outreach programs around the common
goal of increasing voluntary participation of housing providers in the Housing Choice Voucher
program. The Housing & Community Development Department was assigned to serve as the
backbone organization responsible for monitoring partners' collaborative efforts and create a
task force of City staff to identify desired outcomes and develop indicators and performance
measures that align with the Voluntary Compliance Agreement (VCA) Action Plan submitted to
HUD.
Collective impact also includes communicating and sharing progress on outcomes and
measurements on a periodic basis (such as quarterly meetings and an annual report) amongst
community partners, each of whom will collaborate on working towards the identified goal by
doing what they and their organizations are uniquely equipped to do in order to assist the
collective impact model. Staff utilize progress on outcomes and measurements to provide
periodic updates to HUD as part of the VCA Action Plan reporting requirements. In addition,
various City departments meet monthly with the Dubuque Area Landlords Association.
Housing& Community Development staff developed an FV2019 budget estimate of$25,000 to
develop the collective impact model linked to Rebranding the Housing Choice Voucher Program.
Option #6. Adopt and implement a mix of financial incentives / policies for
creation of Housing Choice Voucher units throughout community.
a) Foster partnerships with private and non-profit housing developers to provide affordable
housing units; e.g., rent-to-own homes, adaptive reuse of historic properties, new
construction.
Research is underway by the City Attorney's Office and Housing & Community Development
staff to evaluate lowa Finance Authority programming as well as issues and limitations of State
Code. Research includes best practices for rent-to-own, rehab and new construction to create
affordable housing opportunities throughout the City.
In the meantime, Housing & Community Development staff utilize CHANGE Program
(Comprehensive Housing Activities for Neighborhood Growth and Enrichment) to continue
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Source of Income Progress Report
acquisition and rehab of older, historic and marginal properties. As described on the enclosure,
the CHANGE Initiative is a campaign of neighborhood revitalization and an extension of
sustainability to specifically address marginal properties, affordable housing, and
homeownership. From 2016 to 2022, the CHANGE program will provide $20.6 million to
leverage tens of millions of dollars in private investments to improve 752 housing units.
Partnerships with Four Mounds HEART Program and Community Housing Initiatives (CHI) in
Washington Neighborhood are in place for first time, income-qualified homeowner units rehab
of older and historic properties. A new partnership with Dubuque's True North is being finalized
in 2018.
b) Housing TIF (tax increment financing) incentives to build affordable housing, including but
not limited to, mixed income housing developments; i.e.,that include "market rate" and
"low-income rate" units.
Research is underway by the City Attorney's Office and Housing & Community Development
staff to evaluate lowa Finance Authority programming as well as issues and limitations of State
Code. Research includes best practices for housing TIF incentives to create components for the
Housing Choice Voucher program in Dubuque.
In the meantime, Housing & Community Development staff utilize CHANGE Program to provide
housing TIF funds to help low/moderate income households using Housing Choice Voucher
program, as well as those not using vouchers, into homeownership (e.g., down payment
assistance, rent-to-own program). Initial plans call for much of the affordable housing
assistance to be provided in downtown neighborhoods through the City's CHANGE Program.
After promoting approved housing TIF projects, such as Timber-Hyrst and English Ridge
subdivisions, the City approved two more housing TIF districts: South Pointe and Rustic Point.
From 2016 to 2022, Dubuque's four Housing TIF districts are projected to generate $3.9 million
for affordable housing. By State law, approximately 38% of the future TIF revenues must be
used to provide housing assistance to low and moderate-income households in the city.
Information is shared with developers of residential property via the Housing & Community
Development, Economic Development and Planning Services Departments through the
enclosed brochure on Housing TIF Districts. Also enclosed are the FY2019 Housing TIF funding
available by fiscal year and Capital Improvement Program (CIP) projects that utilize Housing TIF.
c) Support for Low Income, Workforce, and Senior Housing Tax Credit projects, with emphasis
outside areas of concentrated poverty.
Research is underway by the City Attorney's Office and Housing & Community Development
staff to evaluate lowa Finance Authority programming as well as issues and limitations of State
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Source of Income Progress Report
Code. Research includes best practices for housing tax credits to create components for the
Housing Choice Voucher program in Dubuque.
The City approved four (4) housing tax credit projects in 2017 as shown on the enclosed list;
one later was withdrawn by the developer. Three (3) projects involving adaptive reuse of
existing buildings are moving forward, creating a total of 91 new units that will accept Housing
Choice Vouchers:
Marquette Hall, 2222 Queen Street
Marquette Hall Urban Revitalization Area
Adaptive Reuse of former Sacred Heart Elementary School
Cohen-Esrey Development Group, Overland Park, KS
28 historic and affordable senior apartments, approved 04/03/17
Central Avenue Historic Residences, 2887 and 2901 Central Avenue
Paragon Square Urban Revitalization Area
Adaptive Reuse of former Holy Ghost School and Convent
Developer: Cohen-Esrey Development Group, Overland Park, KS
27 historic & affordable apartments—individuals and families, approved 11/6/17
Fifteenth Street Apartments, 180 West Sth Street
Jackson Park Urban Revitalization District
Adaptive Reuse of former St. Patrick's School / Four Oaks building
Developer: Full Circle Communities, Chicago, IL
36 affordable units targeted to people with disabilities and veterans
Approved 11/6/17
University Lofts, Alta Vista and University Ave.
University Lofts Urban Revitalization Area
Redevelopment of former Nativity School site (new construction)
Developer: Miller-Valentine Group, Cincinnati, OH
48 apartments- affordable family workforce housing, approved 11/6/17 (WITHDRAWN)
Information on housing tax credit projects is shared with developers of residential property via
the Housing & Community Development, Economic Development and Planning Services
Departments.
Rebranding Schedule
Below is the Rebranding Schedule listing key steps for moving forward in 2018 through 2019.
April to May 2018
• Establish/appoint a Rebrand Managing Coordinator
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Source of Income Progress Report
• Establish Rebranding Administrative Team:
o Housing and Community Development, VCA team, NAACP housing committee,
Inclusive Dubuque, Dubuque Area Landlord Association, Resident Advisory
Board, City of Dubuque Housing Commission, Community Development Advisory
Commission, Long Planning Advisory Commission, Community Policing, Circles
Advisory Board.
June to October 2018
• Administrative staff design charrette input sessions:
o Case managers, family self-sufficiency coordinators
August to October 2018
• Community design charrette input sessions:
o Hold two public meetings to get input from the public on ideas and suggestions on
improving the housing choice voucher program
o Allow for a 30-day public comment period where the Housing & Community
Development Department will take suggestions and ideas from the public at large
ways to improve and manage the Housing Choice Voucher program
August to October 2018
• Stakeholders design charrette input sessions:
o Inclusive Dubuque, Dubuque Area Landlord Association, Realtors Association,
NAACP, Tenant Association, Resident Advisory Board
August to October 2018
• City Council appointed boards and commissions design charrette input sessions:
o Housing Commission, Community Development Advisory Commission, Long
Planning Advisory Commission
November 2018
• City Council work session with Rebranding Administrative Team on proposed rebranding
pilot plan
November to December 2018
• Housing & Community Development Department submits a CIP and/or an operating
budget improvement package for funding of the rebrand program
January to April 2019
• HUD approves rebranding pilot plan for the Dubuque Housing Choice Voucher program
• Source of Income progress report to City Council
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Source of Income Progress Report
• City Council approves funding for rebrand program
• City Council approves a HUD approved pilot plan for rebranding the Housing Choice
Voucher program
July 2019 to June 2020
• Implementation of rebranding pilot plan
Appendix
Additional information referenced in the report:
1. Source of Income Committee Final Report, February 2017
2. Section 8 Re-Branding PowerPoint Presentation
3. CHANGE brochure, February 2018
4. Housing TIF Districts brochure, May 2017
5. FY2019 Projection of Housing TIF funding available by fiscal year
6. Capital Improvement Program (CIP) projects that utilize Housing TIF: Assistance for
Homeownership and True North Neighborhood Reinvestment Partnership
11
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
I
SUBJECT: Source of Income Committee's Final Report i
DATE: February 14, 2017 �
i
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In December 2014, the City Councii formed a Source of Income Committee to conduct a
two-year study and then report their findings and options. At the work session, the
Source of Income Committee transmittetl a report on their two-year study with six
preliminary recommendations.
The City Council concurred on Option #4 and Option #6 and directed staff to continue
work on these options:
• Option #4. Adopt and implement a mix of educational / outreach programs to
increase participation in Housing Choice Voucher program.
• Option #6. Adopt and implement a mix of financial incentives ! policies for
creation of Housing Choice Voucher units throughout community.
Subsequently, the Source of Income Committee met on November 30 and
December 15, 2016, and on January 18, 2017 to discuss a final report to City Council
with recommendations to implement Options#4 and #6.
At the January 2017 meeting, City staff recommended changes to the original wording
for Option #4 and Option #6, which were not the exact wording as the original Source of
Income Committee recommendation that the City Council reviewed and approved at the
work session. The Committee agreed to these wording changes by consensus, and
they are highlighted in the final report.
The Source of Income Committee's Final Report to the City Council includes a
recommended Implementation Strategy for Options #4 and #6. This strategy includes
Re-Branding the Housing Choice Voucher Program and increasing affordable housing
opportunities and housing provider participation in the Housing Choice Voucher
program through a mix of educational / outreach programs and financial incentives I
policies.
Housing and Community Development Director Alvin Na�h, Human Rights Director
Kelly Larson, City Attorney Crenna Brumwell, Community Development Specialist Erica
Haugen and Planning Services Manager Laura Carstens recommend the City council
concur with the Source of Income Committee's Final Report and direct the City Manager
to move forward with the Implementation Strategy for Options #4 and #6 recommended
in the Committee's Final Report.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Y �
Mic ael C. Van Milligen
MCVM:jh
Attachment
cc: Crenna Brumwell, City Attorney
Cindy Steinhauser, Assistant City Manager
Teri Goodmann, Assistant City Manager
Alvin Nash, Housing & Community Development Director
Kelly Larson, Human Rights Director
Crenna Brumwell, Assistant City Attorney
Erica Haugen, Community Development Specialist
Laura Carstens, Planning Services Manager
2
THE CITY OF �� Dubuque
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- 2007•2012•2013
MEMOfZANDUM
TO: IVlichael C. Van Milligen, City Manager
FROIVIe Alvin Nash, Housing and Community Development Director
Kelly Larson, Human Rights Director
Crenna Brumwell, City Attorney
Erica Haugen, Community Development Specialist
Laura Carstens, Planning Services Manager
SUBJECTe Source of Income Committee's Final Report
DATE: February 15, 2017
INTRODUCTION
This memorandum transmits the Source of Income Committee's Final Report to the City
Council in response to direction provided at the November 28, 2016 work session for
implementation of Options #4 and #6. The Final Report is for consideration at the City
Council's regular meeting on February 20, 2017. -
BACKGROUND
In December, 2014, the City Ca.uncil formed a Source of Income Committee to conduct
a two-year study and then report their findings and options. At the work session, the
Source of Income Committee firansmitted a report on their two-year study with six
preliminary recommendations.
The City Council concurred on Option #4 as a baseline and directed staff to continue
work on expanding upon that option. The City Council also concurred with the City
Manager that the City is already doing most of Option #6.
• Option #4. Adopt and implerr�ent a mix of educational / outreach programs
to increase participa#ion in Housing Ghoice Voucher program.
• Option #6e Adopt and implement a mix of financial incentives / policies for
creation of Housing Choice Voucher units throughout community.
DlSCUSSION
Subsequently, the Source of Income Committee met on November 30 and December
15, 2016, and on January 18, 2017 to discuss a final report to City Council with
recommendations to implement Options#4 and #6.
At the January 2017 meeti'ng, City staff recommended changes to the original wording
for Option #4 and Option #6, which were not the exact wording as the original Source of
Income Committee recommendation that the City Council reviewed and approved at the
work session. The Committee agreed to these wording changes by consensus, and
fhey are highlighted in the final report.
At the January 2017 meeting, the Committee consensus was to support the staff's
recommendation for a collective impact model, to have their requests for revisions
considered, and then to be given the opportunity to review and comment on a revised
final draft recommended by staff. Committee input was addressed, and further
comments were received and incorporated in accordance with the consensus reached
at the January meeting into the enclosed Final Report.
The Source of Income Committee's Final Report to the City Council includes a
recommended Implementation Strategy for Options #4 and #6. This strategy includes
Re-Branding the Housing Choice Voucher Program and increasing affordable housing
opportunities and housing provider participation in the Housing Choice Voucher
program through a mix of educational / outreach programs and financial incentives /
policies as outlined in Options #4 and #6.
RECOMMENDATION
The recommendation is for the City Council to receive, file and concur with the Source
of Income Committee's Final Report, and to direct the City Manager to move forward
with the Implementation Strategy for Options#4 and #6 recommended in the
Committee's Final Report.
Enclosure
cc: Source of Income Committee
F:1UsersILCARSTENIWP1Source oF Income\Memo SOI Comm final report to CC.doc
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THE CITY OF
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Masterpiece on the Mississippi
City of Dubuque
Source of lncome Committee
Final Report
February 2017
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Table of Contents
Introduction .....................................................................................................................:............................3
Background ...................................................................................................................................................3
Discussion......................................................................................................................................................3
Recommendation..........................................................................................................................................4
ImplementationStrategy ..............................................................................................................................5
Summary...................................................................................................................................................................... 9
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SOURCE OF INCOME COMMITTEE MEMBERS:
• Alvin Nash � Housing and Community Development Director
• Kelly Larson � Human Rights Director
• Crenna Brumwell � City Attorney
• Laura Carstens � Planning Services Manager
• Janet Walker � Assisted Housing Supervisor
• Patrick Norton � Zoning Advisory Commission
• Lisa Eubanks � Resident Advisory Board
• Teresa Caldwell � Community Development Advisory Commission
• John Pregler � Long Range Planning Advisory Commission
• Jim Holz � Housing Commission
• • Anthony Allen � Human Rights Commission
• Kathy Sutton � NAACP
• Tom LoGuidice � NAACP
• Jerry Maro � Dubuque Area Landlords Association
• Lynn Lampe � Dubuque Area Landlords Association
• Diane McClain � Dubuque Area Landlords Association
• Tom Smith � Dubuque Area Landlords Association
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Source of Income Committee Final Report
Introduction
The City of Dubuque's Source of Income Committee is pleased to present the City Council with our final
report in response to direction from the City Council at the November 28, 2016 work session.
The direction provided by the City Council was to continue work on expanding option#4 and option#6:
Option#4.Adopt and implement a mix of educational/outreach programs to increase
participation in Housing Choice Voucher program.
Option#6.Adopt and implement a mix of financial incentives/policies for creation of Housing
Choice Voucher units throughout community.
Eack�round
In December 2014, the City Council approved forming a Source of Income Committee to conduct a two-
year study, and then report their findings and options. Committee members were drawn from City Boards
and Commissions, Dubuque Area Landlords Association, and Dubuque Chapter of NAACP to meet with
City staff from the Legal, Housing&Community Development, Human Rights, and Planning Services
Departments to study the issue.
In this two-year period,the Source of Income Committee undertook the following work:
o researched definitions related to fair housing and source of income
o conducted research and prepared a comparative analysis of source of income ordinances at the
state, city and county levels .
o reviewed data and information on the Housing Choice Voucher Program
o developed, distributed and analyzed results of residential rental surveys for housing providers
and a separate one for renters
o planned, conducted, and analyzed input received at community dialogues opportunities with
key stakeholders
[�is�ussion
On November 28, 2016,the Source of Income Committee provided a preliminary report to the City
Council on the results of this work, and then outlined six preliminary options.The options being:
(1) Maintain the status quo
(2) Add a Source of Income definition to the current discrimination ordinance
(3) Create a Source of Income Housing Ordinance separate from discrimination ordinance
(4) Adopt and implement a mix of education/outreach programs to increase participation in the
Housing Choice Voucher program
(5) Adopt and implement a mix of financial incentives to increase participation in the Housing Choice
Voucher program
(6) Adopt and implement a mix of financial incentives/policies for creation of Housing Choice
Voucher units throughout the community
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. The City Council concurred on Option#4 as a baseline and directed staff to continue work on expanding
upon that option,The City Manager informed the City Council that the City already is doing most of
Option #6.The Clty Council aiso concurred that the City is already doing most of Option#6.
The Source of Income Committee met on November 30 and December 15, 2016 to discuss specifically:
(1) What do you think the City can do to increase housing provider participation in the Housing
Choice Voucher program using a combination of Options#4 and#6,without an ordinance?
(2) Is there anything that you or your organization can do to help the City meet this goal?
ReC�i7lti'i�i����lO�l
The Source of Income Committee is recommending a collective impact approach to implementing the
City Council's direction to continue to work on expanding option#4 and option#6 through a re-branding
and redesign of the Housing Choice Voucher program.
There are a variety of programs that exist within different public, private and non-profit agencies that are
not collectively orchestrated to address low-income renter issues around the city like they could. It is also
clear the that the topic of Housing Choice Vouchers and greater issues related to affordable, quality low-
income rental units is complex and a collective impact model is needed.
Collective impact initiatives involve a backbone organization, in this case the City,and a structured
process that leads to a common agenda, shared measurement, continuous communication, and mutually
reinforcing activities among all participants.
The collective impact model for Re-branding the Housing Choice Voucher program will be led by the City's
Housing&Community Development Department as the backbone organization. The Department will
utilize the Commissions and other advisory groups that play an important role in the governance of
Department programs. Members are community volunteers whose contributions help maintain and
improve the quality of life for Dubuque residents.
Housing Commission: Carries out analyses of housing needs and meeting such needs and making results
of such studies available to the public; recommends proposed projects in area of low-and moderate-
income housing;and monitors the City's housing programs.
Community DevelopmentAdvisory Comrnission: Identifies community development needs, particularly
the needs of persons of low and moderate income through monitoring and evaluating program activities
funded by the Community Development Block Grant.
ResidentAdvisory Board: Provides the City and the Assisted Housing Participants with a forum to provide
input about the policies and procedures for the Assisted Housing Program.
The Source of Income Committee has served an important research and dialogue role for the past two
years.The time has come to move into an implementation strategy that reaches the broader realm of
community partners beyond the individuals who represented these partners on the committee.
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The collective impact model would be used to structure the ongoing monitoring of the various programs
of options#4 and#6 around the common goal of increasing voluntary participation of housing providers
in the Housing Choice Voucher program under the City Housing Commission and creating more
affordable housing options and opportunities.
The City of Dubuque would serve as the backbone organization responsible for monitoring partners'
collaborative efforts and working with them to identify outcomes, indicators and performance measures.
The City of Dubuque would communicate and share progress on outcomes and measurements on a
periodic basis amongst community partners.
9m�1�r��ntati�r� ��r����f�r t�pti��s �#4 and #�5
Based on the City Council's direction at the November 28th work session, and Committee input received,
the Source of Income Committee recommends the strategy for implementation of Options#4 and#6 be
part of a Re-Branding of the Housing Choice Voucher Program.This re-brand was not presented at the
City Council work session, but was discussed and supported by the Committee at their November and
December, 2016 and January, 2017 meetings.
The Source of Income Committee recommends that City Council sanction a rebrand of the Dubuque
Housing Choice Voucher program.The information gathered by the Source of Income Committee over 23
months of review and research revealed that there is a huge deficit of understanding of the Housing
Choice Voucher program among property owners and the public, necessitating re-branding.
Rebranding the Housing Choice Voucher program will also address affirmatively furthering fair housing,
the de-concentration of poverty, and the increased participation of housing providers into the Housing
Choice Voucher source of income option. �
We want to modernize and rebrand what is known as the Housing Choice Voucher program and how it is
managed and delivered as a product in Dubuque and perhaps cities around the country.
Goal:
To rebrand and redesign a model Housing Choice Voucher program that responds to the local needs of
Dubuque's demographics and ensures viable, livable and equitable opportunities for all qualifying
residents.A rebrand and redesign of the Housing Choice Voucher program would represent the greatest
response to the local needs of Dubuque's demographics,fair market and equitable opportunities, namely:
• Connect Housing Choice Vouchers to sustainability.
• Equal housing opportunity and the development of affordable housing at all income levels.
• The Housing Choice Voucher program is one of the largest assistance to the low-income veterans,
seniors and persons with disabilities in the City.The faces and stories of program residents as well
as program Housing Providers should be made readily available to the entire community.
• Publicize economic impact of the Housing Choice Voucher program and the positive effect on the
local economy.
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• Increase the participation of housing providers who will contract with the City for the Housing
Choice Voucher program.
• Connect residents to the Family Self-Sufficiency(FSS) program and the Circles Initiatives,
• Improve the public understanding of the Housing Choice Voucher program.
The Source of Income Committee recommends that the rebranding of the Housing Choice Voucher
program include a combination of options#4 and#6 as follows. (Note:Changes are recommended to
original wording for Option#4 and Option#6 from what the City Council reviewed and approved are
highlighted belowin yel(owJ.
�ption#4.Adopt and implement a mix�af ed�acational/outreach programs to increase
p�rticipation ir� Housin�Ch�i�e Voucher prograrn,s�ch as:
(1) Voluntary Voucher Provider Participation Pilot.
a. Research best practices to create a model for Dubuque.
b. Develop a budget estimate for implementing a pilot program.
c. Once approved, partner with the Dubuque Area Landlords Association to recruit
participants.
(2) Housing Provider Education Program on Benefits of Voucher Participation.
a. Research best practices to create a program for Dubuque.
b. Develop a budget estimate to develop an education program and to make
presentations to housing providers, community partners and other interested groups.
I (3) Create r�+„ ^r^�'��r��' brochures on Renter Responsibilities/Being a Good Neighbor for all
housing providers to distribute to their renters.
a. Develop a budget estimate for printing and distribution costs.
b. Once approved, work with housing providers who accept Housing Choice Vouchers
and the Dubuque Area Landlords Association to develop the brochure.
c. Once developed, partner with the Dubuque Area Landlords Association to encourage
all licensed housing providers to distribute the brochure.
d. Incorporate the program into the Successful Rental Property Management training
program.
e. Incorporate the brochure into the annual rental license renewal mailing.
f. Incorporate the brochure into the orientation sessions for all new renters participating
in the Housing Choice Voucher program.
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g. Share the information with new customers in the City of Dubuque Utility Billing
Department.
h. Share the information with developers of rental property via the Economic
Development and Planning Services Departments.
(4) Active webpage of Housing Choice Voucher-participating sites and available rental units.
a. Develop a draft webpage and test with housing providers and renters.
b. Implement webpage and promote through a variety of traditional, electronic and
social media to reach housing providers and renters.
(5) Collective self-monitoring by City, housing providers, public and select commissions.
a. Use the collective impact model to structure the ongoing monitoring of the
effectiveness of the participation pilot, education, and outreach programs around the
common goal of increasing voluntary participation of housing providers in the Housing
Choice Voucher program.
b. Assign the City of Dubuque Housing&Community Development Department to serve
as the backbone organization responsible for monitoring partners' collaborative
efforts and create a task force of City staff to identify desired outcomes and develop
indicators and performance measures that align with the Voluntary Compliance
Agreement(VCA)Action Plan submitted to HUD.
c. Communicate and share progress on outcomes and measurements on a periodic basis
(such as quarterly meetings and an annual report) amongst community partners, each
of whom will collaborate on working towards the identified goal by doing what they
and their organizations are uniquely equipped to do in order to assist, including but
not limited to the following community partners:
o Dubuque Area Landlords Association,
o Dubuque Chapter of NAACP,
o Licensed Housing Providers,
o Housing Choice Voucher renters,
o Housing Commission,
o Community Development Advisory Commission,
o Resident Advisory Board,
o Human Rights Commission,
o Long Range Planning Advisory Commission,
o Zoning Advisory Commission.
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d, Utilize progress on outcomes and measurements to provide periodic updates to HUD
as part of the VCA Action Plan reporting requirements.
C3pti�n#6.Adopt and irnplement a mix of financial incentives J policies for creation pf Housing
Chnice Vauch�r units throu�hout cornmunity,suc� as:
I (a) Foster partnerships with private and non-profit housing developers to provide u,,,,�,r„rh,,;,.,,
�etfc-l�e�-affordable housing units;e.g., rent-to-own homes, adaptive reuse of historic
properties, new construction.
(i) Research best practices for rent-to-own, rehab and new construction to create
affordable housing opportunities throughout the City.
(ii) Utilize CHANGE Program (Comprehensive Housing Activities for Neighborhood Growth
and Enrichment)to continue acquisition and rehab of older, historic and marginal
properties.
I (b) Housing TIF(tax increment financing) incentives to�build affordable housin�, includin�but not
Iimited to, mixed income housing developments; i.e., that include "market rate"and "low-
income rate" units.
(i) Research best practices for housing TIF incentives to create components for the Housing
Choice Voucher program in Dubuque.
(ii) Utilize CHANGE program to provide housing TIF funds to low/moderate income
households using Housing Choice Voucher program (e.g., down payment assistance,
rent-to-own program}.
(iii) Promote approved housing TIF projects, such as Timber-Hyrst and English Ridge
subdivisions,that serve as a source of funding for affordable housing.
(iv) Share the information with developers of residential.property via the Economic
Development and Planning Services Departments.
(c) Support for Low Income, Workforce, and Senior Housing Tax Credit projects, with emphasis
outside areas of concentrated poverty.
(i) Research best practices for housing tax credits to create components for the Housing
Choice Voucher program in Dubuque.
(iiJ Promote approved housing tax credit projects, such as Applewood IV, University Lofts,
Marquette Place, and Fifteenth Street Apartments, as examples.
(iii) Share the information with developers of residential property via the Economic
Development and Pianning Services Departments.
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�u�m�ry
The City of Dubuque is committed to Affirmatively Furthering Fair Housing through improving existing and
implementing new programs, policies, regulations,and practices.This commitment is evidenced by the
City's Voluntary Compliance Agreement with the U.S. Department of Housing and Urban Development
(HUD) and the City Council's 2016—2018 Policy Agenda of Goals&Priorities.This City commitment
includes Re-Branding the Housing Choice Voucher Program and increasing affordable housing
opportunities and housing provider participation in the Housing Choice Voucher program through a mix
of educational/outreach programs and financial incentives/policies as outlined above.
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E TI N -
THE REB ND
A FRESH LOOK
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I NTRODUCTION
• The Dubuque City Council is committed to Affirmatively Furthering Fair Housing
through improving existing and implementing new programs, policies, regulations, and
practices.This commitment is evidenced by the City'sVoluntary ComplianceAgreement
with the U.S. Department of Housing and Urban Development (HUD) and the City
Council's 2016 — 2018 PolicyAgenda of Goals & Priorities.
• This City commitment includes Rebranding the Housing ChoiceVoucher Program and
increasing housing provider participation in the Housing ChoiceVoucher program
through a mix of educational/outreach programs.
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SOURCE OF INCOME COMMITTEE
RECOMMENDATIONS
• Adopt and implement a mix of educational/outreach programs to increase participation
in Housing ChoiceVoucher program.
• Adopt and implement a mix of financial incentives/policies for creation of Housing
ChoiceVoucher units throughout the community.
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OVERVIEW OF REBRANDING CAMPAIGN
STRATEGIC PLAN —To track, direct, monitor and evaluate
Mission:
• To manage a model Housing ChoiceVoucher program that responds to the local needs
of Dubuque's demographics and ensures viable, livable and equitable opportunities to the
Housing ChoiceVoucher participants.
• To connect fair housing needs to sustainability.
• To create and maintain a "Best Practice" Housing ChoiceVoucher program that will be
used by HUD as a national model of sustainable living.
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STRATEGIC PLAN
• Goals:
I . To connect residents to the sustainable community
2. To increase the participation of housing providers who will contract with the City
3. To connect residents to the Family Self-Sufficiency (FSS) program and Circles Initiatives
4. To assistVoucher participants with employment opportunities and training
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STRATEGIC PLAN
• Challenges:
I . To improve the public perception of the program operation, effectiveness and
contribution to the community.
2. To receive HUD's approval which will allow us to change the way the Program is
currently operated
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APPROAC H
• In working with HUD, we would create a model Housing program that
enhances community development and promotes neighborhood enrichment
through best practices.
• Connect healthy, safe, affordable housing to sustainability.
• Pending HUD's approval, the approach would be to use HUD policies and procedures as the
basic structure - then go above and beyond to a level of local standards that exceeds the
expectations of HUD service delivery.
• Focus on de-concentration of poverty, equal housing opportunity and the development of
affordable housing at all income levels.
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ATOTAL RE- DESIGN OFTHE HOUSING CHOICE
VOUCHER PROGRAM FROM THE INSIDE OUT
Create a total reorganization of the Housing Program in delivering services and
communicating with our residents, example:
• Address the accurate data that goes against the perception of the crime rate among
program residents
• Personalize the program with individual successful story-telling
• Publicize the economic impact of theVoucher Program as a business which contributes
to the local economy
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REBRANDING CONSIDERATIONS
• A new name for the Program
• A new reference for participants (to replace tenants)
• Refer to property owners as Housing Providers, Rental Managers or Property Owners rather than
landlords
• Create a new slogan
• To improve the quality of community life by personal development, positive action, community
organization and citizen participation
• Promote capacity building, learning and engagement among residents and property owners
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ADMINISTRATIVE CHANGES
• Rewrite and adopt an Administrative Plan that reflects new standards of best practice,
subject to HUD's approval.
• Redesign ourAdmissions, Application and Applicant Selection Program to include data
tracking and monitoring to reduce the risk of disparate impact.
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REVIVE THE ORIENTATION PROCESS
• With HUD's approval, we would like to overhaul the Orientation Program to reflect
an increase in personal accountability and clearer explanation of how the program
works, i.e. the rules and regulations
• Change the Orientation Program from 2 hours to a longer, multiple interactive
sessions
• Fully connect qualified residents to the Circles and Family Self-Sufficiency curriculum
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• Combined functions and staff of
• Circles, Family Self-Sufficiency and
Assisted Housing case workers to
manage programs to increase
• • participant activities in life planning,
. , . . .
training, education and working.
• The Resident Advisory Board (RAB)
offers an opportunity for The
. _ Resident Choice 1/oucher Program
� participants to provide input on the
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Housing & Community
Development Dept.Voucher
Program.
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ECIA and
PARTNERSHIPS the
Eastern • • - •
I owa • • • • . • • -
.
Regional • - • ' • : .
Housing • • - . •
Authority
(EIRHA)
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PARTNERSHIPS , , , , , , , , , , , , , ,
Housing
Provider/Resident � ' ' ' ' " '
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Association
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CIVIL RIGHTS TRAINING
Require all program staff and commissions to attend periodic classes of Civil Rights,
Fair Housing, and Board training.
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FINANCIAL INCENTIVES/POLICIES FOR CREATION OF
VOUCHER UNITSTHROUGHOUTTHE COMMUNITY
• Develop a model of de-concentration of theVoucher program
• Establish a "Blended Income Community Strategy" that represents a reasonable
share of homeownership, rental property, mixed incomes and equitable demographics of
Dubuque.
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INCREASE QUALITY OF LIFE OPPORTUNITIES
• Increase the education and training opportunities among eligible residents.
• We will provide information to participants about opportunities to volunteer/serve on
Boards, Commissions, and Committees
• Increase the rate of homeownership among the non-majority population while continuing
to assist all participants.
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PUBLIC RELATIONS CAMPAIGN
Dubuque @ Home
Focus Magazine
GuestArticle inTelegraph Herald
PublicTV Channel 8
Brochures
Housing Commission Meeting
CDBG Advisory Meeting
Partner Agencies
Workforce Development
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FINANCIAL RESOURCES
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INSTITUTIONS
PP��AE NT pF
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NEEDEDTO PLAYA DELIBERATE ROLE INTHE EXECUTION OFTHE PLAN
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PROGRAMS: DIRECT CONTACT WITH SERVICE
PROVIDERS
FSS Housing Rehabilitation Dubuque The Dream Center Circles One Dubuque
Homeownership
Program
NAACP Multi-Cultural Family Home Ownership Operation: New View Habitat for Humanity ECIA
Center Classes and Work
Shops
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IMPEDIMENTS TO BE ADDRESSED
The HUD Voucher Program and the overall impediments of the entire City of
Dubuque need to be addressed, namely:
• Develop affordable housing strategy in all areas of Dubuque
• Address the limited number of non-majority role models in the community
• Promote residents rights which will help protect them in renting property
• Address the limited amount of non-majority home ownership
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CONSIDERATIONS
The key to rebranding the Housing Choice This is a different way of thinking but it is
Voucher Program is to focus on equity very critical in trying to sort out changes
that have to be made to improve living
rather than race. conditions and neighborhoods.
Provide supports for single-family housing Our history of black and white, renting
and rental housing in order to develop a vs. ownership, poor vs. middle class/rich,
strong housing program and create housing has created a culture that makes
equity. problem-solving difficult.
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MATCH UP SECTION 8 RESI DENTS FOR I ,000
HOURS OFVOLUNTEER SERVICES
• NAACP • Dubuque Regional Humane
Society
• Head Start Policy Council
• Opening Doors, Maria House and
• Police and FirefighterTraining Teresa Shelter
• PTA • Manasseh House
• Housing Inspectors • Da�is Place — Scott Potter
• Operation NewView
• Boards and Commissions
• Dubuque True North Corporation
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The CHANGE Initiative is a campaign of neighborhood revitalization Marginal PropertyAcquisition:
and an extension of sustainability to specifically address marginal $5.04 million, 120 housing units
properties, affordable housing, and homeownership. (13unitscompletedtodate)
Lead & Healthy Homes:
Building community enrichment through a collective/collaborative impact of �3.2 fIIIII1011, 129 housing units
programs, partnerships, and services designed to provide neighborhood economic and
social resiliency. (83 units completed to date)
Bee Branch Healthy Homes
Increased flood protection; increased home ownership; ReSllleflCy PfOgf8f11:
deconcentration of low-income housing; reduction in number of households in poverty; �$.4 fIIIII1011, 277 units
reduction in number of blighted properties; stabilization and increase of property values;
increase in quality, affordable housing stock; reduction in lead hazards; greater landlord (6 units completed to date)
and tenant responsibility; and an increase in first-time homeowners.
Housing Rehabilitation & Home Ownership:
$3.93 million, 200 units
• Communit Foundatlon of Greater Dubuque • Greater Dubuque Development Corporatlon (65 unlfS C0111p�2f2d f0 d2f2�
• Communit Housing Initiatives, Inc. • Habltat for Humanit, Inc.
• Dubuque Initiatives • lowa Department of Transportatlon
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• Dubuque Main Street • Northeast lowa CommunitCollege (NICC)
• Dubuque's True North Corporatlon • Opportunit Dubuque �On t0 �0V0f2g0 t011S Of fI11��10115
• East Central Intergovernmental Assoc. • Private developers&general contractors pfIV2t0 II1V0Stf11011tS t0 IfI1pfOV0
• Four Mounds HEART Program • Vlslting NursesAssoclatlon ' ������� ���t�
THECITYOF Housing & Community Development Department �
DUB E 563.589.4239 �
www.cityofdubuque.org/DBQChange E�UAL HOUSING
Masterpiece on the Mississippi OPPORTUNITY
CHANGE Initiative Goals PROPERTY MAINTENANCE
Beyo nd H o usi ng U n its A new International Property Maintenance Code (IPMC)went into
effect in 2016 and, through increased enforcement and higher
standards for safety and maintenance, is improving the quality of
SUPPORT rental housing stock in Dubuque. The new property maintenance
training and code applies to all property types and is primarily used by the City's
R education programs Housing and Community Development Department for routinely
for residents scheduled rental licensing inspections and housing complaint
inspections. The City's Building Services Department also utilizes
the code for vacant and abandoned property inspections. The
code provides a standard for property maintenance and establishes
minimum requirements for light, ventilation, and occupancy
limitations; plumbing facilities and fixture requirements; mechanical
and electrical requirements; and fire safety requirements in existing
structures and properties. For more information on the IPMC, visit
job opportunities
In 2018, the Housing and Community Development Department will
CREATE RESILIENCY PLAN for implement a newthree-tiered inspection policy based on categories
� �I individualsand family mem6ers of operation or management of rental properties. The new policy will
to sustain themselves and their enable inspectors to focus on problem and nuisance properties in a
housing strucmres more timely and efficient manner. A fifth Rental Housing Inspector
position will be added to City staff.
BEE BRANCH HEALTHY HOMES
RESILIENCY PRnr; RAM
This program supports the significant progress made on the$219 million Bee Branch Watershed Flood Mitigation Project:
• Includes $8.4 million* in the form of forgivable loans including owner-
occupied homes, single-unit rentals, and small, multi-family residential units.
• Funds will be awarded to properties where low-to moderate-income residents reside and used to make repairs and
implement on-site stormwater management principles to decrease enuironmental health and safety issues from flooding.
• Many of these properties will abut the new peruious paver alleys (green alleys.)
• Collaborates with individuals and families to facilitate developing a resiliency plan that will
assist them in recovering from the effects of flood-related problems and prevent future
*In 2016, Dubuque was issues.
awarded$31.5 million in . Can assist residents with developing a Personal Resiliency Plan.
HUD disaster resiliency funds . May help identify training opportunities and community resources for improving future
for the eee eranch Healthv personal development, employment, and developing family goals, as well as connecting
Homes Resiliency Progra�
and stormwate- them with agencies and not-for-profits that provide assistance.
improvemA-�
• Will assist each individual or family with a strategy to prevent, prepare for, and cope with
natural disasters.
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For more information on the Bee Branch Healthy Homes Resiliency Program:
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HOUSING REHABILITATION & - �` -=�
HOM E OWN ERSH I P PROGRAMS ! �_�` ��; � ��
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2010-2015: $2.8 million invested to improve 203 properties in the � � �'� : &ti
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2016-2022: An additional $3.93 million invested to improve 200 properties
• Accessibility Rehabilitation Program • Homeowner Rehabilitation Loan Programs
• Home Repair Loan • Housing Choice Voucher Home Ownership Program
• HOME (Home Ownership Made Easy)Workshop • OATH (Officer at Home) Incentive Program
• Homebuyer Programs
The lead poisoning rate in Dubuque is more than double
the national average. Dubuque's Lead Hazard Control &
� Healthy Homes Program utilizes federal funds to provide
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issues in homes with young children.
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C D B G Community Development � MARGINAL PROPERTY ACQUISITION
Block Grant
One hundred twenry properties will be acquired over the next
These funds are used for eligible activities in six years and renovated and sold, mainly for single-family home
the areas of housing, economic development, ownership. This will decrease neighborhood density and remove
neighborhood and public services, public facilities, blighted conditions. At the same time, the Ciry will be seeking
and planning/administration. partners to develop affordable, quality rental units throughout the
communiry.
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DOWNTOWN HOUSING INCENTIVE PROGRAM
�� � � The City of Dubuque Economic Development Department offers incentives for projects that assist in the
� � ,, creation of new, market-rate downtown rental and/or owner-occupied residential units within the Greater
F� ` � � ' Downtown Urban Renewal District. This program,which is limited to rehabilitations of existing structures
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� �-, � . that create at least two new housing units, can provide up to$10,000 in assistance per residential unit.
:,�f ; � `�= � Preference is given to projects that also utilize federal and/or state historic tax credits. For additional
rll ...— - - information, call 563.589.4393 or visit www.cityofdubuque.org/econdev.
PARTNERS FOR PLACES
The City of Dubuque has entered into a collaborative
relationship with lowa State University Extension and Outreach In the summer of 2017, the City of Dubuque and
(ISUEO) to assist the City in the economic revitalization Community Foundation of Greater Dubuque received a
of the Central Avenue Corridor(CAC) through community Partners for Places Equity Grant from The Funders Network
engagement, educational outreach, and CAC community- for Smart Growth and Livable Communities and the Urban
informed storefront and Sustainability Directors Network. The purpose of the
streetscape design. This multi- grant is to build the skills, knowledge, and capacity of City
, phase, multi-year project began departments and non-profit organizations located in the
��rr ���rl�: inearly2016. Participants WashingtonNeighborhoodsotheycanbetterengagewith
F y/� u � include CAC stakeholders traditionally unengaged and underrepresented populations
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' (business owners, employees, in our community. Next steps for the group will include
„��', � patrons, residents, landlords, development and completion of projects and events that will
�� "-r , ,' A . social service agencies, build connections in the neighborhood, additional trainings
�' �. community leaders), the City of for staff regarding outreach and facilitation strategies, and
,��� - Dubuque, and its partners. development of City department plans to improve equitable
delivery of services.
HOUSING TAX INCREMENT FINANCING (TIF)
Dubuque's four new Housing TIF Districts are required to dedicate 38.1% of revenues to affordable housing From 2016-2022,
these Housing TIF districts are projected to generate$3.9 million supporting the CHANGE program and other initiatives.
DUBUQUE'S NEW COMPREHENSIVE PLAN
Just as the Imagine Dubuque Comprehensive Plan was built on
`'� community participation, partnerships and collaboration will be
I M AG I N E the keyto implementingthe plan recommendations Measuring
successful plan implementation must focus on outcomes to make
• D u B u � Dubuque a more viable, livable, and equitable community.
•
•
� • VIABLE•LIVABLE•EQUITABLE - ' - ' • ' • ' - ' ' - - ' •
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2037: A CAII TOACTION � � , , , , - , �. .. - , , , -
DUBUQUE'S TRUE NORTH
Greater Dubuque Development Corporation focuses on six pillars of its mission: business
retention and expansion, workforce solutions, national marketing, sustainable innovations,
StartUp Dubuque, and Dubuque's True North. Announced in July 2017 as part of the
/� Greater Dubuque 2022 Campaign Goals, Finding Dubuque's True North was added by
Greater Dubuque to bring transformative change, in partnership with the Dubuque's
True North Corporation, to Dubuque's vibrant, historic neighborhoods on the
D U B U Q U E 'S � city's North End. It will be a collaborative partnership of public and private
entities that will continue to bring new energy to the area. The program goals
��� indude removal of slum and blight, fostering of single-family home ownership,
redevelopment of Central Avenue, and brownfields redevelopment for new
businesses. For more information on this initiative, visit www.greaterdubuque.org
or call 563.5579049.
Rev.2/1/18
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WHAT IS TAX-I NCREM ENT FI NANCI NG (TI F)
Tax-increment financing (TIF) is an important and flexible tool used in communities for three main purposes:
promoting economic development, eliminating slum and blight, and facilitating housing development.
When a TIF district is created, a
"base" valuation of the property value
is established. The base valuation � � � � �
accounts for assessed values prior to
the TIF designation. The tax revenue EXAMPLE
from this base value remains with all ,.......................................................................
taxing authorities. Increases in the
assessed value over time over and above z
the base are called the "increment." Q
The TIF authority (in this case, the Q
POSTTIF
City of Dubuque) may access the tax � INCREASED
revenue generated by the increment, � TOTAXIN�G
d TAXINCREMENT
to fulfill the designated purpose of the � GENERATEDOVERTIME AUTHORITY
district.
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BASELINE VALUATION
TODAY END OF
TIF STARTS TIME TIF
HOW IS TIF USED BY CITIES?
TIF is typically used by cities to fund public improvement projects or private project-based financial assistance,
in conjunction with developing or redeveloping different parts of a city. This may include upgrading areas of
the city suffering from slum and blight, helping residential development efforts, and enhancing economic
development activities. Depending on the size of the project, cities may use the annual increment to provide
project funding or may need to incur debt to finance an improvement, such as installing infrastructure.
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TIF FOR HOUSING INFRASTRUCTURE
Cities can use Tax Increment Financing (TIF) Housing TIF Districts support reinvestment and redevelopment
to pay the cost of activities in the urban renewal area and support revitalization within
• streets, the area and the community for low- and moderate-income families.
• water, Cities can establish Housing TIF Districts within their corporate
• sanitary and storm sewers, limits and within two miles of their corporate boundaries with the
• parks, consent of the County Board of Supervisors.
• trails, and
• related public improvements
for new housing development by creating
Housing TIF Districts.
The City of Dubuque's use of Housing TIF is a Dubuque City Council priority. The City Council's
15-year vision statement for Dubuque calls for a "strong, diverse economy and expanding
connectivity" and "choices of quality, livable neighborhoods." Using Housing TIF enables Dubuque
to implement projects to pursue that vision and support workforce retention and development,
increase the local tax base, and address the city and school district's stagnant population growth.
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By state law, when TIF is used for housing development, � -� �` ' • ��� _��I�'
approximately 38 percent of the future tax increment revenues ,..`; � _ � _ '�% ; � -1, =1
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from the project must be used to provide housing assistance to �-�— - - -- °�1'��
low- and moderate-income families whose incomes are no greater =�.�,� . , I '�
than 80 percent of the median income anywhere in the city. This � ,i � � " � � I '
is starter housing for Dubuque's current and future workforce, and ''.I , , - - _ '�����
our most vulnerable residents, the elderly and disabled. , �r � � --- � -
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Initial plans call for much of the affordable housing assistance
Be���C a��U a��C� �notos ofa nousing rehabilitation project
to be provided in downtown neighborhoods through the City's
CHANGE (Comprehensive Housing Activities for Neighborhood
Growth & Enrichment) Program.
From 2016-2022, Dubuque's four Housing TIF districts are projected to generate
$3.9 million for affordable housing.
By utilizing Housing TIF, the City of Dubuque plans to increase the average number of
new single-family homes built per year from 100 to at least 150.
Tri-County Single-Family Homes Built Per Year(351): Du6uque's Goal of Single-Family Homes Built Per Year:
2011-2016 AnnualAverage
� City of Dubuque � City of Dubuque
•Dubuque •oubuque's Goal of at leart 150
•Dubuque,6rant,&JoDaviessCountiesTotal(ExdudingCityofDubuque) .oubuque,Grant,&looaviessCountiesTota1�ExclutlingCityofoubuque)
Below are annual and total housing unit projections for the Timber Hyrst, English Ridge, South
Pointe, and Rustic Point Housing TIF Districts during their terms. By the end of 2028, the City
anticipates 729 new homes will have been built in these Housing TIF districts.
Calendar Year Timber Hyrst English Ridge South Pointe Rustic Point Total
2015 22 22
2016 16 16
2011 48 69 117
2018 38 54 92
2019 31 25 40 12 108
2020 14 16 40 12 82
2021 12 10 40 12 74
2022 12 8 40 12 72
2023 10 8 16 12 46
2024 8 8 12 28
2025 8 12 20
2026 8 12 20
2021 8 12 20
2028 12 12
2029 0
2030 0
Total Homes 203 222 184 120 729
Built
� Beginning of the TlF
� Complefion of the TlF
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The City of Dubuque has created four Housing TIF Districts,all with Dubuque to assist with affordable housing anywhere within the city of Dubuque.
Cou nty's consent.
The Rustic Point Housing TIF District is intended to generate funds forthe
The Timber Hyrst Housing TIF District was formed in 2014 to promote additional installation of sewer and water utilities related to housing and residential
residential options in Timber Hyrst Subdivision in the city, by assisting with development,as well as supporting affordable housing anywhere within
the funding of road and utility improvements along portions of North Cascade the city.
Road. These improvements are facilitating safertravel along the road that
serves as a main artery from the city of Dubuque tothe Southwest Arterial by Each of these Housing TIF Districts has an Urban Renewal Plan that
straightening some of the curves on North Cascade Road in both the city and describes the specific use of tax increment funds,such as providing tax
the county. It has also allowed the City to install some needed water, sanitary, rebates, installing public infrastructure, or other planned expenditures.
and storm sewer infrastructure. These Housing TIF Districts,consistent with state law,currently set aside
approximately 38 percent of project cost increment,thus providing funding
The English Ridge Housing TIF District was formed in 2015 to promotethe forthe benefit of low-and moderate-income family housing opportunities
creation of additional residential options in Dubuque,as well as to provide anywhere in the city of Dubuque.
funding for water main installation.
The South Pointe Housing TIF District is intended to generate funds for
improved roads and utilities in the designated area,as well as provide funding
�� �
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City Limik �
_ HousingTlFUistricts �
Rev. 5/16/2017
UPDATED
City of Dubuque 3/1/2018
English Ridge/Timber Hyrst/South Pointe/Rustic Point(Derby)
Committed
FY Low Income Public Improv
2016 $ 65,530 $ 106,464
2017 $ 112,950 $ 183,507
2018 $ 131,445 $ 213,555
2019 $ 649,599 $ 469,843
2020 $ 720,719 $ 1,170,931
2021 $ 917,149 $ 1,490,065
2022 $ 1,132,720 $ 1,792,108
2023 $ 1,325,244 $ 1,100,129
2024 $ 1,468,871 $ 1,280,427
2025 $ 1,666,052 $ 1,286,422
2026 $ 1,067,322 $ 581,506
2027 $ 1,149,713 $ 213,773
2028 $ 1,273,176 $ 297,869
2029 $ 825,642 $ 337,585
2030 $ 896,229 $ 271,655
Total $ 13,402,360 $ 10,795,840
DEPARTMENT: STATE PROGRAM: PROJECT TITLE: YEAR FIRST FY 2017
61 - Housing &Community 5C- Community& Economic Assistance for Homeownership SUBMITTED: TOTAL
Development Development PROJECT
ACTNITY NO: 360-1595 COST
101-1595 $5,040,981
2017 2018
EXPENSE BUDGET PROJECT BUDGET 2019 2020 2021 2022 2023 2024
A. EXPENDITURE ITEMS
$ 5,600 $ 85,655 Loans $ - $ - $ - $ - $ - $ -
$ - $ 4,279 Property Maintenance $ 3,047 $ 7,782 $ 6,252 $ 7,782 $ 7,782 $ 7,782
$ 39,639 $ 304,420 Construction $ 202,529 $ 227,437 $ 264,000 $ 483,938 $ 612,872 $ 593,289
$ 847 $ 354,153 PropertyAcquisition $ 157,523 $ 200,000 $ 417,897 $ 434,000 $ 529,540 $ 738,000
$ 17,403 $ 146,354 Grants $ 87,500 $ 87,500 $ 87,000 $ 113,000 $ 145,250 $ 200,000
$ - $ - $ - $ - $ - $ - $ - $ -
$ 63,489 $ 894,861 TOTAL $ 450,599 $ 522,719 $ 775,149 $ 1,038,720 $ 1,295,444 $ 1,539,071
B. PROJECT FINANCING
$ - $ 312,534 HousingTlF $ 349,599 $ 420,719 $ 617,149 $ 832,720 $ 1,025,244 $ 1,168,871
$ 546 $ 9,200 Loan Repayments $ 1,000 $ 2,000 $ 3,000 $ 6,000 $ 10,200 $ 10,200
$ - $ 156,079 Sales Proceeds $ 100,000 $ 100,000 $ 155,000 $ 200,000 $ 260,000 $ 360,000
$ 5,600 $ 58,116 General Fund $ - $ - $ - $ - $ - $ -
$ 57,343 $ 358,932 GreaterpowntownTlF $ - $ - $ - $ - $ - $ -
$ 63,489 $ 894,861 TOTAL $ 450,599 $ 522,719 $ 775,149 $ 1,038,720 $ 1,295,444 $ 1,539,071
PROJECT DESCRIPTION/JUSTIFICATION
The Comprehensive Housing Activities for Neighborhood Growth and Enrichment, or C.H.A.N.G.E. Initiative is a holistic approach to sustainability that addresses
ecological, environmental integrity, economic prosperity, and social/cultural vibrancy. C.H.A.N.G.E. is a campaign of neighborhood revitalization and an extension
of sustainability to specifically address marginal properties, affordable housing and home-ownership. Under the umbrella of C.H.A.N.G.E., this initiative provides
funding towards the City's strategy of revitalization for the downtown neighborhoods and centers on increasing home-ownership. The City administers a number of
programs of federal- and state-provided financial assistance for low-moderate income households (earning less than 80% of area median income) to achieve this.
To achieve the goal of promoting a broader income mix of downtown homeowners, programs are needed to assist households earning more than 80% of inedian
income, who earn too much to qualify for current financial subsidies. This Program also provides for acquisition activities where the City may purchase abandoned,
derelict buildings and houses; or it may purchase housing subject to mortgage foreclosure actions in order to secure City funds previously loaned as part of
rehabilitation activities or other housing to accomplish the goals. Certain improvements will be made to the properties in order to make them marketable for resale.
In this manner, neighborhood conditions are improved, dwellings are resold to responsible owners and City dollars are returned to the revolving fund. The program
offers loans up to $25,000 for down payments and closing costs and approximately$30,000 to subsidize rehabilitation.
291
DEPARTMENT: STATE PROGRAM: PROJECT TITLE: YEAR FIRST FY 2017
61 - Housing &Community 5C- Community& Economic Assistance for Homeownership SUBMITTED: TOTAL
Development Development PROJECT
ACTNITY NO: 360-1595 COST
101-1595 $5,040,981
PROJECT DESCRIPTION/JUSTIFICATION (Continued)
This Program is offered to households above and below 80% of inedian income, as an incentive to purchase and improve homeowner properties in sections of
Census Tracts 1 and 5 as part of the Washington Neighborhood revitalization strategy. The loan repayment funds can be used for over 80% median. The other
sources of funds can be used anywhere within the City of Dubuque limits. Consideration will be given to increasing the amounts for purchase of rental properties
converted to owner occupied. Beginning in 2008, selective purchases have been made. Certain properties are targeted to be voluntarily acquired, for reason of
poor maintenance and the inability or refusal of the owner to make improvements. These are then resold to qualifying owner-occupied households committed to
restoration of the home. This Program can help to expand the Four Mounds HEART program partnership. This CIP will also significantly enhance GHHI. This is a
ten year TIF which requires 38.1% of the income generated to be used for Low and Moderate Income residents any where in the City of Dubuque. The percentage
to Low and Moderate Income residents can be higher than the required 38.1%. In FY 2019 the percentage is 63.65%; FY 2020 is 69.37%; FY 2021 is 73.14%; and
FY 2022 is 55.38%. All other years are 38.1%. This Housing TIF revenue can be used for City initiatives other than Homeownership Grants in Targeted
Neighborhoods & Purchase/Rehab/Resale and can be used outside the Greater powntown TIF Urban Renewal area.
RELATIONSHIP TO OTHER PROJECTS
This project supports the True North Neighborhood Reinvestment Partnership capital improvement project.
OUTCOME
Livable Neighborhoods and Housing: Increase the availability of affordable housing throughout the city, not in concentrated areas of poverty and low income
housing
FUNDING RESTRICTIONS
This project may only be funded by TIF and General Fund loan repayments
292
DEPARTMENT: STATE PROGRAM: PROJECT TITLE: YEAR FIRST FY 2019
61 - Housing &Community 5C- Community& Economic True North Neighborhood Reinvestment SUBMITTED: TOTAL
Development Development Partnership PROJECT
ACTNITY NO: 360-2766 COST
$1,500,000
2017 2018
EXPENSE BUDGET PROJECT BUDGET 2019 2020 2021 2022 2023 2024
A. EXPENDITURE ITEMS
Construction $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000
$ — $ — TOTAL $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000
B. PROJECT FINANCING
Housing TIF $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000
$ — $ — TOTAL $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000 $ 300,000
PROJECT DESCRIPTION/JUSTIFICATION
This project provides funding to achieve the goal of promoting a broader income mix of downtown homeowners. This Program also provides for acquisition
activities where True North Development Corporation may purchase abandoned, derelict buildings and houses to accomplish the goals. Certain improvements will
be made to the properties in order to make them marketable for resale. In this manner, neighborhood conditions are improved and dwellings are resold to
responsible owners. Certain properties are targeted to be voluntarily acquired, for reason of poor maintenance and the inability or refusal of the owner to make
improvements. These are then rehabilitated and resold to qualifying owner-occupied households. This is a ten year TIF which state law requires a minimum of
38.1% of the income generated to be used for Low and Moderate Income residents any where in the City of Dubuque. The percentage benefiting Low and
Moderate Income residents can be higher than the required 38.1%. In FY 2019 the percentage is 51.1%. It is anticipated that True North Development Corporation
will acquire, renovate and sell for long-term home ownership 50 residential properties over the next 5-7 years with an estimated $30,000 construction subsidy per
property. The City would ensure True North Development Corporation that they would not experience a loss upon sale of the property and through the Assistance
for Home Ownership CIP the City would provide $25,000 in down payment assistance to qualified buyers of the rehabilitated property from Assistance for
Homeownership (page 292). True North Development Corporation would be seeking private financing and state and federal grants to eliminate the need in the
future to generate project losses.
RELATIONSHIP TO OTHER PROJECTS
This project is related to Assistance for Home Ownership, Bee Branch Watershed HUD Resiliency Rehabilitation, and the Homeowner Rehab Program.
293
DEPARTMENT: STATE PROGRAM: PROJECT TITLE: YEAR FIRST FY 2019
61 - Housing &Community 5C- Community& Economic True North Neighborhood Reinvestment SUBMITTED: TOTAL
Development Development Partnership PROJECT
ACTNITY NO: 360-2766 COST
$1,500,000
OUTCOME
Livable Neighborhoods and Housing: Increase the availability of affordable housing throughout the city, not in concentrated areas of poverty and low income
housing
FUNDING RESTRICTIONS
This project may only be funded by Housing TIF.
294