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Radford Road Urban Revitalization Area_Public Hearing Only Copyrighted December 3, 2018 City of Dubuque Public Hearings # 4. ITEM TITLE: Radford Road Urban Revitalization Area SUMMARY: Proof of publication on notice of public hearing to approve the establishment of the Radford Road Urban Revitalization District, and the City Manager recommending approval. SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Conduct Public Hearing ATTACHMENTS: Description Type Radford Road Urban Revitalization Area Designation- City Manager Memo NNM Memo Staff Memo Staff Memo Radford Road Urban Revitalization Area Plan Supporting Documentation Petition for Urban Revitalization Area Designation Supporting Documentation Long Range Planning Advisory Commission Supporting Documentation Recommendation Project Maps Supporting Documentation THE CITY OF Dubuque � AIFA�erlwGh UB E '�� III► Masterpiece on the Mississippi Z°°'�w'2 7A13 2017 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Public Hearing for Radford Road Urban Revitalization Area DATE: November 29, 2018 Housing and Community Development Director Alexis Steger is recommending approval of the Radford Road Urban Revitalization Area designation. The proposed plan will establish an Urban Revitalization District and provide for a ten- year residential abatement on the value of improvements, including new construction, for the proposed affordable family housing development. The development plan provides for the construction of a 52-unit planned affordable residential housing development for families. Landover Corporation is proposing a $10.5 million dollar project utilizing private financing, Tax Credit Equity, and Tax Abatement incentives to finance the project. The urban revitalization tax exemption will show local support for the project, which will strengthen Landover Corporations' Tax Credit application to the lowa Finance Authority. The Long Range Planning Advisory Commission recommends the Radford Road Urban Revitalization Area Designation, stating that it is consistent with the City's Comprehensive Plan. The developer estimates after improvements the assessed value for taxation will be $2,764,874. The annual property tax increase over existing is estimated to be $76,000. The abatement of$76,000 will be in effect for 10 years for an estimated total of $760,000. After the abatement period expires the property will be taxed based on the assessed value for taxation as determined by the assessor. I concur with the recommendation and respectfully request Mayor and City Council approval. �� Mic ael C. Van Milligen �� MCVM:jh Attachment cc: Crenna Brumwell, City Attorney Teri Goodmann, Assistant City Manager Cori Burbach, Assistant City Manager Alexis Steger, Housing and Community Development Director 2 THE CITY OF Dubuque � All-America City UB E � r � Mas terpiece on the Mississippi Zoo,.2012.Zo13 TO: Michael C. Van Milligen, City Manager FROM: Alexis Steger, Housing and Community Development Director DATE: November 26, 2018 RE: Public Hearing for Radford Road Urban Revitalization Area Introduction This memorandum presents information necessary for the December 3rd, 2018 public hearing regarding the proposed Radford Road Urban Revitalization Area designation. Background The Petition for Radford Road Urban Revitalization Area Designation was provided to City Council on October 1 St, 2018. At that meeting, the City Council adopted a resolution finding the area eligible for exemption and setting a public hearing for November 5th, 2018. To provide additional opportunity for the Long Range Planning Advisory Commission (LRPAC) to review the plan, the public hearing was rescheduled to December 3rd, 2018. The proposed plan will establish an Urban Revitalization District and provide for a ten-year residential abatement on the value of improvements, including new construction, for the proposed affordable family housing development. The development plan provides for the construction of a 52-unit planned affordable residential housing development for families. Landover Corporation is proposing a $10.5 million dollar project utilizing private financing, Tax Credit Equity, and Tax Abatement incentives to finance the project. The urban revitalization tax exemption will show local support for the project, which will strengthen Landover Corporations' Tax Credit application to the lowa Finance Authority. Urban Revitalization Chapter 404 of the lowa Code (Urban Revitalization Act) authorizes cities to designate areas as urban revitalization areas. Improvements to qualified real estate within these designated areas may receive a total or partial exemption from property taxes for a specified number of years. The exemptions are intended to stimulate private investment by reducing tax increases that usually accompany property improvements. This additional private investment provides a long- term increase or stabilization in the area's tax base, enhances the visibility of revitalization areas and/or supports important city objectives such as historic preservation, economic development and affordable housing development. In order to implement the provisions of Chapter 404, the City must determine the area is eligible for exemption, prepare a revitalization plan for each designated area, and hold at least one public hearing after proper notice. The law mandates specific criteria and procedures must be followed. Discussion Chapter 404 provides for a public comment period prior to the adoption of an urban revitalization plan. Based upon these requirements, the Council set a public hearing for December 3, 2018 that provided a 30-day comment period on the proposed plan. The property owners were notified as required. Additionally, Chapter 404 requires the City Council hold a second public hearing if, within 30 days of the first hearing, a valid petition is filed requesting a second public hearing. Therefore, the City Council may approve the plan at the January 7, 2018 meeting if no requests for a second hearing are received. Under Section 15-2-3 of the City Code, one of the roles of the Long Range Planning Advisory Commission (LRPAC) is to review each new and amended urban revitalization plan and make a recommendation as to the plan's consistency with the City's Comprehensive Plan. The Commission's review is a City Code requirement; it is not required by State law. Consistency with City Council Goals & Priorities The City of Dubuque reviews applications for city support to ensure the request is consistent with the City Council Goas & Priorities. The Radford Road Urban Revitalization Area Designation furthers City Council goals of having "Livable Neighborhoods and Housing: Great Place to Live" and "Partnership for a Better Dubuque: Building our Community that is Viable, Livable, and Equitable". This project also furthers the "Management in Progress" efforts to support Low Income Housing Tax Credits Program/Projects. Consistency with the Consolidation Plan The U.S. Department of Housing and Urban Development (HUD) requires communities who receive Community Development Block Grant (CDBG) funds to complete a five- year Consolidated Plan that identifies general areas of need in the community and how to address them, particularly in the areas of housing, economic opportunity, and community development. The City of Dubuque reviews applications for city support to ensure the request is consistent with the needs identified in the current Consolidated Plan. The Radford Road Urban Revitalization Area meets the objectives identified in the Consolidated Plan Needs Assessment to "Provide opportunities to maintain, improve, obtain and develop affordable housing", and "Provide for implementation of fair housing opportunities". 2 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 HCV program and its relationship to fair housing, with a goal of identifying ways to enhance fair housing in Dubuque (see Attachment C). 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 HCV program. These recommendations are found in the Comprehensive Plan: • Adopt and implement a mix of educational / outreach programs to increase participation in HCV program. • Adopt and implement a mix of financial incentives / policies for creation of HCV units throughout community. Based on the Source of Income Committee recommendations, the City now requires housing developers to accept HCV participants in conjunction with approval of an affordable housing development agreement related to an urban revitalization plan. Proximity to Community Services lowa's Low Income Housing Tax Credit (LIHTC) program has an extensive application process that includes consideration of a projecYs proximity to community services. Enclosed is a series of maps that show the location of the Urban Revitalization Area and the proximity to community services that the lowa Finance Authority deems essential for the quality of life. The Radford Road Urban Revitalization Area Plan explains that this location meets the 1-mile radius requirements for services and the 1/2 -mile radius requirements for access to public transportation. Location Affordable housing projects are given a priority for city support if they are located outside an area of concentrated poverty based on the recommendations of the Voluntary Compliance Agreement and U.S. Department of Housing and Urban Development. The Radford Road Urban Revitalization Area is outside the area of concentrated poverty and therefore meets this objective. Consistency with Comprehensive Plan The proposed Radford Road Urban Revitalization Plan was reviewed at the November 13, 2018 LRPAC meeting. At that meeting, the LRPAC also reviewed the proposed plan for the Alta Vista Urban Revitalization Plan. The LRPAC recommends the Radford Road Urban Revitalization Area Designation, stating that it is consistent with Comprehensive's Plan recommendations for fostering the development of new and additional housing products in suitable locations throughout the City, implementing a mix of programs to increase housing provider participation in Housing Choice Voucher program, and encouraging a mix of housing affordable for all segments of Dubuque's population throughout the community as found in Chapter 3, 6 & 9 of the 3 Comprehensive Plan. The vote was 3 to 1 . Attached are the comments of the LRPAC as well as a memorandum from Housing & Community Development Director, Alexis Steger and Planning Services Manager, Laura Carstens. Opportunity Areas lowa's LIHTC program calculated the "high" and "very high" opportunity areas as part of the State of lowa's Analysis of Impediments to Fair Housing Choice. IFA and lowa Economic Development Authority are required to conduct such an analysis because both agencies administer HUD funding. One of the components of the Analysis is to identify Opportunity Areas. HUD adapted the Communities of Opportunity model to calculate opportunity index scores for each census block group on six separate dimensions: Prosperity, Labor Market Engagement, Job Access, Mobility, School Proficiency, and Community Health. Each dimension analyzed for lowa's Analysis of Impediments to Fair Housing Choice includes a collection of variables describing conditions for each census tract in the State. The Radford Road Urban Revitalization Area is in a designated opportunity area. Community Input All projects requesting city support are required to hold a community meeting, where at a minimum, residents within a 200-foot radius of the project receive an invitation. Landover Corporation held a community meeting on August 29, 2018. There were two community members who attended. These members expressed interest in the project, but did not have any comments. Relocation The Radford Road Urban Revitalization Area would be new construction, therefore no persons, families, business or others would be displaced for this project. Estimated Property Tax Calculations The current property value, based upon 2018 Beacon data, is $370,552. The developer estimates after improvements the assessed value for taxation will be $2,764,874. At the 2018 tax rate of 0.03291592, the annual property tax increase over existing is estimated to be $76,000. The abatement of$76,000 will be in effect for 10 years for an estimated total of$760,000. After the abatement period expires the property will be taxed based on the assessed value for taxation as determined by the assessor. Recommendation Staff recommends the City support these efforts to promote quality, affordable housing, with attention to the needs of families. The Radford Road Urban Revitalization Plan provides affordable family housing outside the area of concentrated poverty, is in a location with proximity to key community services and living wage job opportunities, and 4 is consistent with the recommendations of the Voluntary Compliance Agreement with the U.S. Department of Housing and Urban Development. Action Requested The Action Step is for the City Council to hold a public hearing on December 3�d, 2018. 5 Radford Road Urban Revitalization Plan November 2018 1 .0 Introduction The following plan describes certain provisions of the lowa Urban Revitalization Act and proposes the establishment of the Radford Road Urban Revitalization area. The State of lowa, under lowa Code Chapter 404, allows cities to designate areas as urban revitalization districts. Under this Act, improvements to qualified areas may receive a total or partial exemption from property taxes for a specified number of years. The exemptions are intended to stimulate private investment by the reduction of tax increases related to property improvements. Once an area is deemed to meet the requirements established in Chapter 404, a plan must be established which identifies the district boundaries, property owners, existing conditions, proposed plans and the basic abatement provisions for the revitalization area. lowa Code Chapter 404.1 lists five reasons for which a city or county may establish urban revitalization plans. These include: 1 . The existence of numerous buildings that are dilapidated or deteriorated, detrimental to the public health, safety, or welfare of the area 2. An area challenged by the presence of a substantial number of deteriorated or deteriorating structures along with additional other defective or unsafe conditions impairing the provision of housing 3. An area in which there is a predominance of buildings or improvements which by reason of age, history, architecture or significance should be preserved or restored to productive use. 4. An area which is appropriate as an economic development area as defined in section 403.17. 5. An area designated as appropriate for public improvements related to housing and residential development, or construction of housing and residential development, including single or multifamily housing. The Radford Road Urban Revitalization Plan will be based upon the need for the encouragement of housing and residential development. 2.0 The Area 2.1 Location Exhibit A identifies the location of the Revitalization District. As indicated on the map, this area is generally located at 1800 block of Radford Road or Lot 1 Wolff Place No. 2 to the centerline of the adjoining public right-of-way. Radford Road Urban Revitalization Plan November 2018 Page 2 The boundaries of the district are restricted to the property of Lot 1 Wolff Place No. 2 to the centerline of the adjoining public right-of-way. 2.2 Zoning The proposed area was re-zoned per ordinance 33-18 as OC Office Commercial District on November 17, 2018 to accommodate a multi-residential structure. 2.3 Existing and Proposed Land Use The subject property has been used as farmland and there has been no building constructed on the site. The proposed land use is OC Office Commercial District for a multi-residential structure. 2.4 Assessed Valuations and Owners of Records The existing assessed valuation of the land in the Revitalization District, is $370,552.00. 2.5 City Services This area is served by city services. 3.0 Relocation No relocation should occur due to the rehabilitation of the parcels identified for expansion of this district. Should relocation occur because of rehabilitation in the proposed district, the person(s) causing a qualified tenant to be displaced shall pay all the relocation costs of the tenant as a condition for receiving a tax-exemption under lowa Code Section 404.3. "Qualified tenanY' shall mean the legal occupant of a residential dwelling unit which is located within this designated revitalization area and who has occupied the same dwelling unit continuously for one year prior to the city's adoption of this plan pursuant to lowa Code Section 404.2. 4.0 Qualification of Areas The Radford Road Urban Revitalization District Area for purposes of this initiative is an area restricted to Lot 1 Wolff Place No. 2 to the centerline of the adjoining public right-of-way. The housing in the area is more than 200 feet from this parcel and consists of single-family homes. Exhibit B shows the Revitalization Area in comparison to areas of concentrated poverty. This Revitalization District support the initiative to create affordable housing units outside the area of concentrated poverty. Radford Road Urban Revitalization Plan November 2018 Page 3 The Revitalization District is adjacent to Eleanor Roosevelt Middle School and Carver Elementary School. Within one mile of the district there is a childcare center, county library, grocery store, pharmacy, retail establishments, local transit, and restaurants. Additionally, there are several employment opportunities within one mile of the district, which include the establishments listed above as well as many industrial and commercial employers such as Kendall Hunt Publishing, Geisler Brothers, Rite Hite, Weber Paper, A.Y. McDonald, and the Dubuque Regional Humane Society, among many others. 4.1 Historic Significance The Radford Road Urban Revitalization Area has been used as farmland. There have been no buildings constructed on the site. 5.0 Revitalization Program 5.1 Tax Exemption a) Residential property, assessed as residential or assessed as commercial property, if the commercial property consists of three or more separate living quarters with at least seventy-five percent of the space used for residential purposes, will be eligible for property tax exemption. The property tax exemption will be in accordance with the Code of lowa, Chapter 404.3(4), providing for a ten-year, 100°k exemption of the actual value added by the improvements. Property assessed as commercial, other than described above, will be eligible for property tax exemption in accordance with Code of lowa, Chapter 404.3 (3), providing for a three-year, 100°k exemption of the actual value added by the improvements. This will provide an incentive for neighborhood commercial uses to expand and grow in the area. b) "Qualified real estate" means real property, otherthan land, which is located in a designated revitalization area and to which improvements have been added, during the time the area was so designated, which have increased the actual value by at least fifteen percent., or at least ten percent in the case of real property assessed as residential, or which have, in the case of land upon which is located more than one building and not assesses as residential property, increased the actual value of the buildings to which the improvements have been made by at least fifteen percent. Radford Road Urban Revitalization Plan November 2018 Page 4 c) Property tax exemption shall be available only for'new construction'. "Actual value added" means the actual value added as of the first year for which the exemption was received. d) Any construction or improvements that were assessed before the area was officially designated will not be eligible for exemption. Construction begun prior to one year prior to the area becoming designated will not be eligible for exemption. All exemptions existing at the time of the repeal of the Radford Road Urban Revitalization District shall continue until their expiration. e) New Construction must result in a structure meeting applicable building, plumbing, mechanical, electrical, and other code requirements of the City of Dubuque. � The actual value of the improvements must result in an increase in assessed value as stated above in (b). Each year that an application is made for tax exemption, the assessed value must have increased in that year by the required percentage. g) The area shall become a Revitalization District commencing upon the adoption of the ordinance approving this Revitalization District by the City Council. The designation of the Radford Road Urban Revitalization Plan Area will remain in effect until the desired level of revitalization has been attained. Upon repeal of the ordinance establishing this revitalization area, all existing exemptions would continue until their previously established expiration date. 5.2 Availability of funding There are two active programs, which may provide a source of funding for residential and commercial improvements to the proposed district. These include; Community Development Block Grant Funds (CDBG), Housing Tax Increment Financing. 6.0 Application Procedure This area, upon designation, will follow the procedures for application and granting of the property tax exemption within the City of Dubuque. a) The property owner must apply for an exemption by February 15� of the assessment year for which the exemption is first claimed, but not later than the year in which all the improvements included in the project are first assessed for taxation, or the following two assessment years, in which case the exemption is allowed for the total number of years in the exemption schedule. Upon the request of the owner, the governing body of the City Radford Road Urban Revitalization Plan November 2018 Page 5 may provide by resolution that the owner may file an application no later than February 1 of the tenth assessment year. b) The application must contain, at a minimum, the following: a. The nature of the improvements, b. The cost of the improvements, c. The actual or estimated date of completion, and d. The tenants occupying the property as of the date of the City's resolution adopting this plan. c) The City reviews all applications to determine whether the improvement project conforms to the revitalization plan, is within a designated area, and if the improvements were made during the appropriate time period. If the project meets all three criteria, the City shall forward the application to the assessor by March 15�, with a statement as to which exemption applies. Applications for exemptions for succeeding years on approved projects shall not be required. d) The local assessor shall review each application by making a physical review of the property, to determine if the improvements made increased the actual value of the qualified real estate by at least fifteen percent or ten percent in the case of real property assessed as residential property. If the assessor determines that the actual value of that real estate has increased by at least the requisite percent, the assessor shall certify the property valuation, determined pursuant to the tax exemption schedule, to the County Auditor at the time of transmitting the assessment rolls. The assessor shall notify the applicant of the determination, and the assessor's decision may be appealed to the local board of review at the time specified in lowa Code. The property owner may also refile an application in a subsequent year after additional improvements have been made. e) After the tax exemption is granted, the assessor shall continue to grant the tax exemption, with periodic physical review by the assessor, for the ten- year time period specified in the tax exemption schedule. � An application for exemption received by February 1 in any year after the year in which the improvement was completed and first assessed for taxation, is a late application. Late application may be made in any year up to the tenth year following completion of the improvement. The exemption period will be the remainder of the ten-year period, which began upon completion of the improvement, except the total number of years in the exemption schedule will be allowed if a claim for exemption is filed within two years of the February 1 filing deadline. 7.0 Conclusion Radford Road Urban Revitalization Plan November 2018 Page 6 The proposed urban revitalization district will encourage new construction to provide needed housing units and supporting commercial uses for the citizens of Dubuque and the surrounding area. After the ten-year abatement period lapses, the full assessed value of the property will go on the tax rolls to the benefit of the entire community. 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T... .. . ., ^-i �.� �Jf�4� lit ��fyliZffiA<4J_F%y'�f:,nl �_�(.t�`.L�� . ��4f �T.�5�•� I � �� ' � Google Street View Concentrated Areas of Poverty by Census Tract Exh i b it B - ' 1 .03 11.02 � 1 52 32 4 3 11.01 \ rV� 151 61 5 6 1 4 7.01 * 12.05 � 12.01 Pr �ect , Location 1z o� 9 �.oz , 102.0 Z� / 8.02 � � 8.01 1 .04 � 20 101.0 61 151 LEGEND � >40% of population below poverty threshold � Between 30-39.9% of population below poverty threshold � Census Tracts 2010 � Dubuque City Limits �A��;,°� o��am �amy��"re��d�e�,��emti�e�� Source: 2016 ACS LANDOVER��.��i�� _ _ _ _ __ _ �331 Oak Hi;l Road. 6�:;>� c. �a�e�3arr;ng;cn. iiLnois 6GO:Q i.84?55`v'?5G i c Sk i 36:-i�?5 yrc:P._�Il(3C['f;_^CCrF,.rOI� August 24, 2018 Alexis M. Steger, CPA Community Development Director Housing& Community Deveiopment City of Dubuque, 350 West 6th Street, Suite 312 Dubuque, lowa 52001-4648 RE: URBAN REITALIZATION AREA PETITION 1895 Radford Road, Dubuque, lowa Dear Ms. Steger, Please accept the following information in support of a petition to include the above referenced property in an Urban Revitalization Area in the City of Dubuque. Attached Supporting Information: 1. Property Map 2. Preliminary Site Plan 3. Sources and Uses of Funds 4. Cash Flow Statement (2 pages) Eligibilitv of the Proposed Desi�nation The proposed Urban Revitalization Area shall include the property located at 1895 Radford Road, Dubuque, lowa. The property meets eligibility criteria established in Section 404.1 of the lowa Code. The area is justified as an economic development area as defined in section 403.17 of the lowa Code. This section of the code indicates that an "Economic development area means an area of a municipality designated by the local governing body as appropriate for commercial and industrial enterprises, public improvements relating to housing and residential development, or construction of housing and residential development for low and moderate income families, including single or multifamily housing." The proposed Urban Revitalization Area would support development of 52 units of multifamily housing for low to moderate income families pursuant to the affordable housing tax credit program administered by the lowa Finance Authority. The area is appropriate for construction of housing and residential development. Le�al Description A portion of Lot 1, Wolff Place No. 2, Dubuque, lowa. Lot 1 will be subdivided thereby creating the official legal description of the property. Valuation of Property The current property value of the entire vacant parcel is $370,552. Our two acre parcel makes up approximately 50%of the total property. Our valuation is $185,276. Property Ownership Spahn & Rose Lumber Company PO Box 149 Dubuque, lowa 52004 Zonin� Classification The property is currently zoned Commercial. A rezoning to OC Office Commercial is in process. Applicability of Proposed Desi�nation The proposed revitalization is applicable to all of the property assessed as residential.The revitalization will be ail new construction. Relocation The property is vacant so relocation is not necessary. Proposed Improvements Landover Corporation is proposing a 52-unii affordable family housing community at 1895 Radford Road. The building will be three stories in height with surface parking and a small playground. A mix of one, two and three bedroom units will be available with rents structured with a range of affordability based on county median income and the affordable housing tax credit program. Anticipated common area features include a community room, exercise room and leasing office. All units will have either a patio or baicony. A concept site plan is attached to provide additional information on the proposed development. Anticipated Impact of Improvements The impact of the proposed improvements on the existing assessed valuation of the building and land may be summarized as foliows: Projected Assessed Valuation $2,764,874 Current Land Valuation $ 185,276 Valuation Increase $2,579,598 Valuation after rollback $2,321,638 Funding Sources See attached Sources and Uses of Funds statement for this information. The funding source labeled Tax Abatement Loan is the municipal benefit provided. We are proposing a 15 year property tax abatement to benefit the property with 10% of the increased taxes going to the City of Dubuque. The amount of the private loan is based on 90% of the tax increase being abated for 15 years, which allows the project to capitalize the savings with a loan at closing. The loan size is approximate as there is no loan commitment at this time. Economic Justification Please see attached cash flow analysis, one showing the effects of tax abatement and the other without. Multi-family residential loans are typically underwritten such that projects must maintain enough income to support the required debt service which is not met without the tax abatement. Cash flow is shown for 15 years which matches the term of the requested property tax abatement. Summary Statement It is appropriate to consider 1895 Radford Road as part of the City of Dubuque's Urban Revitalization Program. The current property is vacant and therefore under-utilized. It is zoned Industrial and has been for sale for many years with no activity. A better use for the property wouid be for multi-family residential which is commonly proposed as a buffer between institutional uses (schools) and higher intensity uses. The property is, therefore, being downzoned to a more appropriate use, a 52 unit affordable housing community, and therefore meets the eligibility criteria established by Section 404.1 of the lowa Code. There will be significant positive impact from the proposed development. The new housing community will provide much needed affordable housing in an area of town where currently none exists. It will also provide a bufFer from the industrial uses on properties adjacent to the South and the Eleanor Roosevelt Middle School which is adjacent to the North. A neighborhood meeting is scheduled for Wednesday, August 29 where we will be discussing the development and answering any questions the neighbors may have. Without the support of the City of Dubuque,the proposed project would not be financially feasible. Landover Corporation has developed five atfordable housing projects in lowa in the last three years and with our partners have a proven track record of providing quality, affordable living for this underserved segment of our communities. We urge City officials to consider this petition for the property to be incfuded in the Urban Revitalization Program and support the tax abatement request. Sincerely, �;��.�.� Richard 5. Sova, President Sources and Uses Statement August 24, 2018 Sources of Funds: Permanent Mortgage $2,719,869 Tax Abatement Loan $ 725,358 Generat Partner Equity Requirement $100 Tax Credit Equity $ 7,134,000 $10,579,327 Uses of Funds: Land Acquisition: $ 400,000 Hard Costs $ 8,303,238 Soft Costs $ 1,457,476 Financing and Reserves $ 418,613 $10,579,327 � 'I' i . ��.P ml m ,g� „ � � �� ' � I � - �� " Iry ��'. � �'. � �I Im m� �I � � I ft_o II m � � �I i , .,,- . ., '�, _�. �i i - _ ; .' ' � - 'i i m I �. ,. 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C `J pI N 3 a �� -s LOT 2 a o re.o.w. NcrE: o Q - TOTn� nREn = z.oa scRS �I v o 3 ao-Foor vnoE e_o w. m F �o � • �- FOR RA�FGkO ROnD � 'N I COMAINS Q2J nCRES 7 Ip _ Z �W � e9 � 1 `�,6 ��-( — � � I �ea�a�sw �<,_ls �_ o, o� , �o �� p !ao.00 ! Z � � � � N88'28'25 W 66Z55 � � � 9 , f aBLOCK 1 OF WOLFF'PLAC IN NORT L�'r � �� . � � . � HRPNGE�INpUSTFIAL PARK . : - � s++ fi' : �s �I` � I I I ... � '_ ... 15.�_ .�'.. . , ._ . DATE OF SURVEV: '° .s LEGEND GRAPHIC SCAL[ JU�Y 26, 2O1H N� �� PARCEL 60UNOARY 0 6� 120 R115 SURVEY 6 SUBJECt TO �� ' — - - — LOi/Ff20PERtt LINE EASE�AENTS. RESERVATIONS, TOTAL AREA SURVEVED: — RIGHT-0E-WAY IJNE � RES1FICilONS ANO - ...._..... - - - CErv1EaLwE Roao �- _ sa TOTAL = 4.31 NCRES picnis-oF-wnr oF aemao a.o.w. Ricni-or-war R.O.W. = 02� ACRES pNo rvor oF reecoaa __ ( ORnWING MnY NAVE PEEN RE�UCED NET = 4.04 ACRES _ . , RECGRDEO AS � - -__ � ��.� � �� .. �- � � � -- --- ^ RADFORD ROAD � �. . ��.�� _ . �. ...,m .,��-� , . �. �,,..� ��,..,��:. �, , � �..,....�--- �.�,- .�� _�.. - �-_�- _- — - - � �� _- 1 q , --�- _� - - — -- - -- g�i....- _ ,,,.,� z . �+'�>,� �^' � `�„ i � :. MS ` .��('rd � . ,., . 1 �� . 1 . �ti � " � � f��\. 0 4 � I � 1 I I �?i� h.f� --. � a. 1 �^� � � �. �� -- �`�`T j } ( �-e- . �Y$ ' . � .t.. .�� . 5 _... . ,— -._ � , . � ��'�"'�t � � �� `� r'�.n „ � n 'tiS , . — — . _ r_' x ,, :� � '"'_" '___'�__".�_ � —"—_ 1 5ry ) Yt ' i t w f �#-"?r ��M � ._ ._ .._..... t _ ��.. _�. . ... ,. .V � t ""' ,. �_' _..._ .!-.___.._ ._ q�d c " � ' . . , � a °-. ,.. i : s _._�.. . _._._ {. . _ ,_.,_ ,�'�^� � _ � � � . t �,� . � � "� �°� � �� ?.�,r.� ,��.� — _ � �,. hK'£4 � .fi t� �Z . ... .; �.. �5 N � � ��' # � �' �� • � � � .Y i :{ <z Sd . .,_ s'� . i a� - ��S „�`.. Y � � dy �' �t f e: �f.. � •pF � � t�:� 5 N re' ;} '"sa � C - h��F ' � ' � ,'% �y �� , . : 1 � p� �'}�'�� T; ,,., � .�. , .-_�,.. � t I ,� ��._ �X;.,a cl ` ��IOBBY�. ...,a� S, �:.,.- TNCLOSURc � ;,,,,� � � u' i ( d RESIDENTIA�UNITS: � �� ; '� � �,E{ 52 UNI7S 1 � �'� "��; - 9 i ' � ' � ��°�� s"� � �, P�AYGROUND 3 STORY BUILDING � � . ��,"„� ' '�4aY�'� n��'�' � 20,000 S.F. PER FLOOR � �� ,� �� ' `� '�� '. � i PARKING: �. z { � : 85 TOTAL SPACES �` ( I - DEVELOPABLE SITE AREA � ` " a ` � � ' �,v 1 2ACRES -` -_ - _. � e_ _ � � .� ��-. „,-r��, t..--- _ — _I � �j N � _ SCALE: P'=50' 0 25 50 100 LANDOVER CONCEPTUAL SITE PLAN oa-ia-ia � gROST aa CORPORATION 1895 RADFORD ROAD, DUBUQUE, IOWA � aRCHirECTsa�ttwNERS�7o THE CTTY OF Dubuque �" ui��eNe�ary DUB E 'il��i;' Masterpiece on the Mississippi Z°°' Z°'Z 2013 2017 TO: Long Range Planning Advisory Commission FROM: Laura Carstens, Planning Seroices Manager `��"� SUBJECT: Creation of Radford Road Urban Revitalization Area DATE: November 7, 2018 INTRODUCTION The City Council is considering creation of an Urban Revitalization Area for 1895 Radford Road, as requested by Landover Corporation. One role of the Long Range Planning Advisory Commission is: To review proposed urban renewal plans and urban revitalization plans for consistency with the Comprehensive Plan. Enclosed are the Landover Corporation project proposal, supplemental documentation, and the proposed Urban Revitalization Plan. Additional information regarding review of Urban Revitalization Plans is provided under separate cover DISCUSSION On August 24, 2018 Landover Corporation submitted a request to the City of Dubuque to consider designating 1895 Radford Road an Urban Revitalization Area. The developer is proposing new construction of a 52-unit affordable multifamily housing apartment community. Landover Corporation plans to apply to the lowa Finance Authority for Low Income Housing Tax Credit (LIHTC) for this project. A requirement of this application is that the project is in an Urban Renewal or Urban Revitalization Area. The LIHTC program provides tax incentives to encourage developers to create affordable housing that includes below market rent units that are eligible for Housing Choice Voucher (HC� participants. Eligible applicants for the HCV program must earn no more than 50% of the Average Median Income (AMI) for Dubuque according to the Eligibility Guidelines set forth by the U.S. Department of Housing and Urban Development (HUD). The HCV program is the primary way the City provides affordable housing options for low (<50% AMI) and very low income L30% AMI) households in Dubuque. The LITHC program is an important partnership method for the City to provide affordable housing options for low L50% AMI) and very low income L30% AMI) 1 households throughout Dubuque. The City of Dubuque now requires housing developers to accept HCV participants in conjunction with approval of an affordable housing development agreement related to an urban revitalization plan. The project site is in proximity to various community services and within Opportunity Areas identified by the lowa Finance Authority as part of the LIHTC program. The project is an allowed use in the existing zoning district and outside an area of concentrated poverty. Below are the Comprehensive Plan's recommendations that relate most closely to the affordable housing project under consideration: Chapter 3 - Economic Prosperity: • Foster the development of new and additional housing products in suitable locations throughout the City. Chapter 6 - Housing: • 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. Chapter 9 - Land Use: • 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. RECOMMENDATION This development would provide affordable, quality housing units for families through partnership with a private developer outside an area of concentrated poverty. The project would accept low income residents, including HCV participants. The project site is in proximity to community services and Opportunity Areas and in a suitably zoned location. The project is consistent with the above identified Economic Prosperity, Housing and Land Use recommendations in the 2017 Comprehensive Plan. REQUESTED ACTION The requested action is for the Long Range Planning Advisory Commission to review creation of the proposed Radford Road Urban Revitalization Area for consistency with the 2017 Imagine Dubuque Comprehensive Plan, and then make a recommendation to the City Council. Enclosures cc: Alexis Steger, Housing & Community Development Director Crenna Brumwell, City Attorney F:\Users\LCARSTEN\WP\Housing ProjectsWlta Vista\Memo LRPAC Alta Vista UR 110718.doc 2 Concentrated Areas of Poverty by Census Tract 1 .03 Proposed Affordable Housing Projects 11.02 � 1 52 32 4 3 11.01 \ rV� 151 61 6 �5 f 1 4 7.01 IC 12.05 � 12.01 * Radford � Alta Vista Road �z.oz 9 �.oz 102.0 Z� � / 8.02 � � 8.01 1 .04 � 20 101.0 61 151 LEGEND � >40% of population below poverty threshold � Between 30-39.9% of population below poverty threshold � Census Tracts 2010 � Dubuque City Limits �A��;,°� o��am �amy��"re��d�e�,��emti�e�� Source: 2016 ACS LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1/2-Mile of a Transit Sto 52 S2 � A � � KENNEDY Po , � s�. �'y `�!' �'"o'w F 3ti�° / � � PR.�ER�P� y z � �Q�� d � � c7 � O _ Z ASBURY m 2oCN z C1 z U � , m < � °m 2� � � �� 9�N �v — y � MIDDLE PENNSYLVANIA �y� m `,��,� � � 20 m �� DODGE �� Q� � . �� SZ 6� N KEY 1/2-Mile Buffer of Transit Stop Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of a Full Se►vice Groce Store 52 S2 � A C KENNEDY Po � s�. �'y `�!' �'"o'w � �o , F ti 3 � � �, Q�, PR��R\P� z � Z�� d � � c7 O � _ Z ASBURY m 2oCN z C1 �/ \ , o � � �� * � � °m � � 2� �� 9�N � � ,`y � MIDDLE PENNSYLVANIA �y� m `,��,� � � m 20 � _ DODGE `J Q � � \`� T� � " s2 6� N KEY 1-Mile Buffer of Full Service Grocery Stores Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of a Licensed Childcare Center 52 � S2 � A �C KENNEDY Po � s�. �'y � �r��L �O F 3ry � C� ¢� PR��R\P� z � Z�� d � � � � / `o x z ASBURY m 2oCN z � � m � :'� � * � °m � �,� 9�N 2� r � �y MIDDLE PENNSYLVANIA �y� m `,��,� � � m 20 � � DODGE ir Q� � � SZ 6� N KEY 1-Mile Buffer of Licensed Childcare Centers Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of a School 52 S2 � A �C KENNEDY Po � s�. �'y `�!' �'"o'w �o F 3� � c� ¢`� PR��R\P� z � Z�� d � � c7 � O _ Z ASBURY m 2oCN z ` � �-�y,, m � �� < � � °m � 2� �� 9�N � � �y � MIDDLE PENNSYLVANIA �y� m `,��,� � � m 20 � DODGE �r Q \ �� SZ 6� N KEY 1-Mile Buffer of Schools Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of a Park 52 S2 � A C KENNEDY Po � s�. �'y `�!' �'"o'w �o F 3� � c� ¢`� PR��R\P� z � Z�� d � � c7 � O _ Z ASBURY m ZojN � z C1 z U , m < ` � � °m � � 2� �� 9�N � y � MIDDLE PENNSYLVANIA �y� m `,��,� � � m 20 � DODGE `J Q � SZ 6� N � KEY 1-Mile Buffer of Parks Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of a Libra 52 S2 � A C KENNEDY Po � s�. �'y `�!' �'"o'w � �o F 3� � � Q� PR��R\P� z � Z�� d � � c7 � O _ Z ASBURY m 2oCN z C1 z U m ` � � < ,� � °m � � 2� �� 9�N � _ y � MIDDLE PENNSYLVANIA �y� f m J��,� y � � 20 � DODGE �j � � � � Q � � SZ 6� N KEY 1-Mile Buffer of Library Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of Senior Center 52 S2 � A C KENNEDY Po � s�. �'y `�!' �'"o'w � �o F 3� � � Q� PR��R\P� z � Z�� d � � c7 O � _ Z ASBURY m 2oCN z C1 z U , m � � < � \ °m � � � 2 N "' � 9� � y � MIDDLE PENNSYLVANIA �y� m `,��,� � � m 20 � DODGE � - Q \ � � � SZ 6� N KEY 1-Mile Buffer of Senior Center Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 Within 1-Mile of Cultural Arts Facilit 52 S2 � A C KENNEDY � Po � s�. �'y `�!' �'"o'w � �o F 3� � � Q� PR�R\P z � �o�� c7 �O / /� � �f� z ASBURY m 2oCN z C1 z U , m ` � < � °m � � 2� �� 9�N � — y � MIDDLE PENNSYLVANIA �y� m `,��,� � � m 20 � DODGE � / � � , � = SZ 6� N KEY 1-Mile Buffer of Cultural Arts Facility Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles LOW INCOME HOUSING TAX CREDIT AFFORDABLE HOUSING PROJECTS 2013-2018 lowa O ortunit Index Census Tracts 52 S2 . � A C KENNEDY Po � s�. �'y `�!' �'"o'w �o F 3� � �� Q�, PR��R\P� z � Z�� d � � c7 O � _ Z ASBURY m ZojN � z � z � m � < ` � � °m � � - 2� �� 9�N � � y � MIDDLE PENNSYLVANIA �y� m `,��,� � � � 20 � � DODGE \ SZ 6� N _ r KEY lowa Opportunity Index Census Tracts Affordable Housing Project Site 6 � Approved � Proposed 151 USHWY151N 2 1 0 2 Miles STATE OF IOWA {SS: DUBUQUE COUNTY CERTIFICATION OF PUBLICATION I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald,a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: October 19, 2018, and for which the charge is $32.22. Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this 34-0 day of , 20 /f • otary Public in and for Dubuque County, Iowa. 41Y K WE.STE8 ss;� '�'�.N „fi 'o dmis ion Num or 1548'65 ; CITY, OF DUBUQUE, IOWA OFFICIAL NOTICE NOTICE OF PUBLIC HEARING OF. THE CITY COUNCIL OF THE CITY OF DUBU QUE, IOWA, ON THE ADOPTION OF A PRO- POSED; URBAN REVI- TALIZATIONPLAN FOR RADFORD ROAD URBAN REVITALIZA- TION' AREA Public notice is here- by given that the City Council of the City of Dubuque," 'Iowa,' will hold a public hearing on the 5th day of November, 2018, at 6:00 p.m., in the His- toric Federal Building, second floor, 350 West 6th Street, Dubuque, Iowa, at which meeting the City Council pro- poses to take action on the adoption of an ur- ban revitalization plan designated as Radford Road Urban Revitaliza- -tion (the "Plan") under the authority of ChapChap- ter 404, Code of Iowa, as amended. The property which comprises' the revital- 1 abtzat qp'� area within villi 14 -the Plan shall be applicable consists of only properties located within the Radford Road Urban Revitaliza- tion Area, legally de- scribed' as Lot 1 Wolff Place No 2 in the City of Dubuque, Iowa, ac- cording to the recorded plat thereof. Chapter 404, Code of Iowa, as amended, and the Plan authorize the City to provide proper- ty tax exemptions for property on,mvhaoh im- -prove ,hpapeem made: .. ....... ....... Any persons interest- ed may appear at said meeting of the Council and testify foror against the adoption of the Plan. The proposed" Plan is on file in the of- fice. of, the Clerk and available for public in- spection - or copying during regular office hours. Written comments re- garding the above pub- lic hearings ublic'>hearings may be submitted to the City Cierk<s.Office on or be- fore said time of public hearing at 50 W. 13th Street, or ctyclerk@ci- tyofdubuque.org.' At said time and place of public hearings, all in- terested citizens and parties will be given an opportunity to be heard for or against said proposal. Any visual- or hear- ing-impaired persons needing special assis- tance 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 Coun cil of the City of Dubuque, Iowa. ' Dated this 19th day of October 2018.. Kevin S. Firrlstahl,l; City Clerk of Dubuque, 1t 10/191 STATE OF IOWA {SS: DUBUQUE COUNTY CERTIFICATION OF PUBLICATION I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald, a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: November 23, 2018, and for which the charge is $31.92 Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this day of , 20 Notary Public in and for Dubuque County, Iowa. CITY OF DUBUQUE, IOWA OFFICIAL; NOTICE NOTICE OF PUBLIC HEARING OF THE CITY COUNCIL OF THE ,CITY OF DUBU- QUE, IOWA,; ON THE ADOPTION OF A PRO- POSED URBAN REVI- TALIZATION PLAN FOR RADFORD ROAD URBAN :REVITALIZA- TION AREA Public notice is here- by, given that the `,City Council of. the City of Dubuque, Iowa, will hold' a public hearing on the 3rd day of De- cember, 2018, at 6:00 p.m., ,in the ',Historic Federal Building, sec- ond floor, 350 West 6th Street, Dubuque, Iowa, at which meeting ,the City pouncii'" proposes to take action on the adoption of an urban revitalization plan des- ignated as Radford Road Urban Revitaljza- tion (the Plan") under the:.meauthority of Chap - as ter}a404nCdeodeof Iowa, d The+property which)' comprises the revital . ization area' ` with ind ie Plan shall bier applicable consists of;: only t ropertie's ocated adford odd ;Urban 9Revitaliza; tion Area, , legally de scribed as." Wolff Place No 2 inLot the1City, of •Dubuque,. Iowa, ac- cording to the recorded 'platthereof.` Chapter 404, Code of lowa,-as,amended, and the . Plan authorize .the City to provide proper- ,, ty tax exemptions for ' property oh which im- provements have been made:" Any:persons,interest- ed 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 of- fice'. of available for public in- - spection or copying -� during, regular , office hours. ,Written comments re- gardingthe above pub- lic hearings, may be submitted to the City Clerk's Office on or be- fore`said time of public hearingrW at 50 W. 13th Street, or ctyclerk@ci , tyofdubuque.org. = At said;time and . place' of public hearings- all in- ter=ested citizens and; parties .will be given an opportunity . to be heard for.' or. against said proposal Any `visual or hear mg impaired persons needing special assis- tante" or persons with special' " accessibility needs should contact, the City Clerk's Office at,`(563). 589-4100„ or TDD, (563) 690-6678 at the Clerk and least 48 hours prior to the meeting. This, notice is given by order of the City Coun- cil of the City of Dubuque, Iowa. Dated this 23rd day of November 2018. Kevin S. Firnstahl, City Clerk it 11/23