Alta Vista (Nativity Pl.) Urban Revitalization Area_Initiate Copyrighted
October 1, 2018
City of Dubuque Items to be set for Public Hearing # 2.
ITEM TITLE: Alta Vista Urban Revitalization Area
SUMMARY: City Manager recommending approval of a Resolution of
Finding under lowa Code Chapter 404, which is required to
develop an Urban Revitalization Plan for 1225 Alta Vista
Street. It is further recommended that a public hearing be
set for November 5, 2018 to adopt an Urban Revitalization
Plan for the Nativity Urban Revitalization Area.
RESOLUTION Urban Revitalization Resolution of Finding
that the Rehabilitation, Conservation, Redevelopment,
Economic Development, or a combination thereof of
Church of the Nativity PL in the City of Dubuque, lowa is
necessary in the interest of public health, safety, or welfare
of the residents of the City
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Adopt
Resolution(s), Set Public Hearing for November 5, 2018
ATTACHMENTS:
Description Type
Alta Vista Urban Revitalization Area-NNM Memo City Manager Memo
Staff Memo - 1225 Alta Vista Urban Revitalization Area Staff Memo
Designation Request
Alta Vista Neighborhood Meeting Questions & Supporting Documentation
Comments
Resolution of Finding Resolutions
Notice of Hearing 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: Urban Revitalization Area, Alta Vista Location Meets Requirements for
Designation under lowa Code Chapter 404
DATE: September 26, 2018
Acting Housing & Community Development Department Director Alexis Steger
recommends City Council approval of a Resolution of Finding under lowa Code Chapter
404, which is required to develop an Urban Revitalization Plan for 1225 Alta Vista
Street. It is further recommended that a public hearing be set for November 5, 2018 to
adopt an Urban Revitalization Plan for the Nativity Urban Revitalization Area.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
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Mic ael C. Van Milligen �� �
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Attachment
cc: Crenna Brumwell, City Attorney
Teri Goodmann, Assistant City Manager
Cori Burbach, Assistant City Manager
Alexis M. Steger, Acting Housing & Community Development Director
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TO: Michael C. Van Milligen, City Manager
FROM: Alexis M. Steger, Acting Housing & Community Development Director
DATE: September 25th, 2018
RE: Urban Revitalization Area, Alta Vista Location Meets Requirements for
Designation under lowa Code Chapter 404
Introduction
City Council action on an Urban Revitalization Resolution of Finding is required to
develop an Urban Revitalization Plan for 1225 Alta Vista Street, as requested by
Horizon Development Group, Inc.
Background
On May 15t", 2018 Horizon Development Group, Inc submitted a request to the City of
Dubuque to consider designating 1225 Alta Vista Street an Urban Revitalization Area.
At this location, Horizon Development Group, Inc is proposing the development of a 60-
unit affordable senior housing apartment community on the Church of the Nativity site.
The property was re-zoned in the spring of 2018 to accommodate the intended use. A
neighborhood meeting was held on April 30t", 2018, as required, and 21 residents
attended this meeting. The questions and comments received are attached to this
memo. An additional comment was submitted from the Neighborhood Association at a
later date, and is also documented in the attachment.
Horizon Development Group, Inc plans to submit an application to the lowa Finance
Authority (IFA) for Low Income Housing Tax Credits for this project. A requirement of
this application is that the project is in an Urban Renewal or Urban Revitalization Area.
Creating affordable housing opportunities outside the area of concentrated poverty
furthers the goals stated in the U.S. Department of Housing and Urban Development
(HUD) Voluntary Compliance Agreement with the city. The 2017 Comprehensive Plan
for the city outlines affordable housing as a continued need in the city, and recommends
"fostering partnerships with private and non-profit housing developers to provide
affordable, quality housing units".
At the February 20t", 2017 City Council meeting the City Council approved the
recommendations from the Source of Income Committee that included increasing
affordable housing opportunities throughout the community through a mix of
educational/outreach program and financial incentive policies.
This development would be providing affordable, quality housing units for seniors and
therefore meets a need identified in the 2017 Comprehensive Plan.
Discussion
After review of the request from Horizon Development Group, Inc, the property meets
the requirements for designation of an Urban Revitalization Area per lowa Code
Chapter 404.
City Council must pass a Resolution of Finding that the rehabilitation, conservation,
redevelopment, economic development or a combination of those listed, is necessary in
the interest of public health, safety or welfare of the residents of the city, per lowa Code
Chapter 404. This will start the process required to develop an Urban Revitalization
Plan for the area. Once a plan is developed, City Council will then set a public hearing
to review the plan.
Recommendation
I respectfully recommend that the City Council adopt the attached Resolution of Finding
for the property located at 1225 Alta Vista, the first step in the process required under
Chapter 404.
Attach
Cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Teri Goodmann, Assistant City Manager
Maurice Jones, Economic Development Director
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1225 Alta Vista 4/30/2018
Church of the Nativity 4:30pm
Neighborhood Meeting
Presentation of proposal provided by Scott Kwiecinski, Horizon Development Group, Inc. Horizon's
experience was discussed, including development, construction,and property management. We reviewed
the Applewood community and recent success in opening Applewood IV. Specific proposal elements were
then addressed, including site plan, unit types,common amenities, general description of funding sources
and project timeline. Neighbors were then asked for any specific feedback or questions,which are
summarized below.
1. Confirm that the project similar project to Applewood IV?
a. Yes, the proposed project will be similar to Applewood IV
2. Who are the residents? Confirm senior housing and affordable.
a. Yes, senior housing 55+,yes,affordable housing
3. 60 units?
a. Yes, 60 units
4. Do they have showers?
a. Yes, all units are designed as independent apartments, so all units have full bathrooms
including shower. Units also have complete kitchen.
5. High toilets?
a. Property will be designed to meet accessibility standards, Applewood IV has some toilets
higher than typical. There are products that can help accommodate certain needs which
we work with residents on.
6. For the market rate units, what are you projecting for rents?
a. $950 for 1 BR
b. $1275 for 2 BR
7. Do you consider market rate units available to fixed-income households?
a. No, the rent restricted units are for people who make a certain %of AMI
8. What is included in rent as far as utilities?
a. Heat, water,and trash are paid for by the owner
b. Resident pays electricity, cable, internet
9. If you don't have a car, is rent reduced?
a. Currently we have figured that underground parking is no charge to tenant. If you do not
have a car or use the stall,your rent stays the same and is not reduced.
10. What about Security?
a. Secured access points to building will be at main entry, underground parking,and possibly
at the northeast corner of the building(closest to church) to facilitate access at that
location.
b. There are other egress points (emergency exits) that will be required by code,those are
only to get out of the building and do not function as entries.
11. Are college students eligible to live here?
a. Clarified that the proposal is for senior housing
b. Cannot rent to a full-time student due to LIHTC restrictions
12. Overnight visitors?
a. Yes, overnight or weekend visitors are permitted, but our management policy states that
the number of visitor days cannot exceed 14 calendar days in the year
1
13. Are laundry facilities in each apartment?
a. Each unit has its own washer and dryer included.
14. Is the proposed zoning just for this property or for the entire church property?
a. The re-zone request is just for the area where the building will be constructed,as outlined
by the proposed property boundary.
15. Which balcony type would be facing parking and which the road?
a. We have not identified the balcony configuration at this point, but all units will have either
a patio or balcony as a unit amenity.
16. Will the entries be from Nevada Street?
a. Yes, both vehicular access points are located on Nevada
17. Will the building use the existing church parking lot?
a. No. The church hoped to keep their parking separate.
b. The site is designed to be self-sufficient, meaning all cars will either park underground or
utilize the surface lot shown on plan,which is limited to this site specifically.
18. Increased traffic on Nevada Street is a concern
a. Yes, there will be some increased traffic but based on traffic studies conducted at similar
properties, we know that the average number of vehicle trips per day is less than 1 per
unit. In terms of actual number of cars,we expect that about 5 total resident trips will be
generated per hour which could mean 2 cars leaving the driveway and 3 cars entering the
driveway. With senior trips typically being at non- rush hour times(i.e. mid-morning to
mid-afternoon),and because Nevada and University is a controlled intersection,we believe
the additional traffic volume on Nevada will be manageable.
19. Traffic increase would double to triple the traffic volume on the street based on the number of trips
Scott sited.
20. Does the underground parking have floor drains?
a. Yes, there are floor drains that will be included with the design.
21. Construction staging area in parking lot or on Nevada St.?
a. We have not discussed construction staging yet with the church, but we are hoping to
utilize a portion of the parking lot for this purpose. We understand the need to keep
Nevada St. clear for traffic and Nevada St. resident parking.
22. Service animals/pets allowed?
a. Yes, service animals are allowed with proper documentation. Pet policy needs to be
established by property management.
23. Will Parish have to contribute financially to the project?
a. No financial contribution expected from the church.
The neighborhood meeting concluded around 5:30pm, with a few questions following the meeting. One
nearby resident asked more about construction staging, and another wondered if street parking would be
removed on Nevada in areas across from planned driveways, which would impact their parking. Neighbors
were generally supportive of the proposed project.
Separate comment from Neighbor Association via email 5-1-18:
"1 spoke with a couple of folks in our neighborhood and they are supportive of the project as long as the
design of the building is sympathetic to the historic fiber of the neighborhood. 1 advised them we discussed
this and that your team will spend some time on the design and try to make it fit in the area. They all like
Applewood and thought they were good projects for the community."
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Prepared by Crenna Brumwell 300 Main Street Suite 330 Dubuque IA 52001 563 583-4113
RESOLUTION NO. 291-18
URBAN REVITALIZATION RESOLUTION OF FINDING THAT THE REHABILITATION,
CONSERVATION, REDEVELOPMENT, ECONOMIC DEVELOPMENT, OR A
COMBINATION THEREOF OF CHURCH OF THE NATIVITY PL IN THE CITY OF
DUBUQUE, IOWA IS NECESSARY IN THE INTEREST OF PUBLIC HEALTH, SAFETY,
OR WELFARE OF THE RESIDENTS OF THE CITY
WHEREAS, as a preliminary step to exercising the authority to approve an area for
"urban revitalization" conferred upon Iowa municipalities by Chapter 404 of the Code of
Iowa, a municipality must adopt a resolution finding that the rehabilitation, conservation,
redevelopment, economic development, ora combination thereof of the area is necessary
in the interest of public health, safety, or welfare of the residents of the city, and
WHEREAS, Church of the Nativity PI in the City of Dubuque, Iowa, according to the
recorded plat thereof (the Area) is the location of Church of the Nativity, and
WHEREAS, Horizon Development Group, Inc (the Company) is proposing public
improvements related to housing and residential development on the property; and
Whereas, the City Council finds that the Area is appropriate for public improvements
related to housing and residential development 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, 2018.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. Church of the Nativity PI in the City of Dubuque, Iowa is appropriate as an
area designated for public improvements related to housing and residential development
as defined in Section 404.1 (5) of the Code of Iowa, 2018, and is hereby designated the
Nativity Urban Revitalization Area.
Section 2. The City Manager is hereby directed to prepare a proposed Urban
Revitalization Plan for the Nativity Road Urban Revitalization Area in conformance
Chapter 404 of the Iowa Code, 2018 for review and approval by the City Council.
Section 3. The City Clerk is directed to publish notice of a public hearing on the
adoption of an Urban Revitalization Plan for the Nativity Urban Revitalization Area to be
held on November 5, 2018, at 6:00 p.m. in the Historic Federal Building in Dubuque, Iowa,
350 W. 6T;; Street, Dubuque, Iowa and that said notice shall generally identify the area
covered by the Plan and the general scope of the Urban Revitalization Plan activities
planned for such area
Pg. 2 Resolution No. 291-18
Passed and approved this 1 s day of October 2018.
Attest:
Kev(n S. Firnstahl, City Clerk
Luis DeiTor`, Mayor Profem
CITY OF DUBUQUE, IOWA
OFFICIAL NOTICE
NOTICE OF PUBLIC HEARING OF THE CITY COUNCIL OF THE CITY OF DUBUQUE,
IOWA, ON THE ADOPTION OF A PROPOSED URBAN REVITALIZATION PLAN FOR
THE NATIVITY URBAN REVITALIZATION AREA
Public notice is hereby given that the City Council of the City of Dubuque, lowa, will
hold a public hearing on the 5th day of November, 2018 at 6:00 p.m., in the Historic
Federal Building, second floor, 350 West 6�h Street, Dubuque, lowa, at which meeting the
City Council proposes to take action on the adoption of an urban revitalization plan
designated as the Nativity Urban Revitalization (the "Plan") under the authority of Chapter
404, Code of lowa, as amended.
The property, which comprises the revitalization area within which the Plan shall be
applicable, consists of only properties located within the Nativity Urban Revitalization
Area, legally described as Church of the Nativity PI in the City of Dubuque, lowa,
according to the recorded plat thereof.
Chapter 404, Code of lowa, as amended, and the Plan authorize the City to provide
property tax exemptions for property on which improvements have been made.
Any persons interested may appear at said meeting of the Council and testify for or
against the adoption of the Plan. The proposed Plan is on file in the office of the Clerk
and available for public inspection or copying during regular office hours
Written comments regarding the above public hearings may be submitted to the City
Clerk's Office on or before said time of public hearing at 50 W. 13th Street, or
ctyclerk@cityofdubuque.org. At said time and place of public hearings all interested
citizens and parties will be given an opportunity to be heard for or against said proposal.
Any visual- or hearing-impaired persons needing special assistance or persons with
special accessibility needs should contact the City Clerk's Office at (563) 589-4100 or
TDD (563) 690-6678 at least 48 hours prior to the meeting.
This notice is given by order of the City Council of the City of Dubuque, lowa.
Dated this 19th day of October 2018.
Kevin S. Firnstahl, City Clerk of Dubuque, lowa
1t 10/19