Cohen-Esrey Development Group, LLC - Development Agreement (Holy Ghost/Central Ave. URVA) Copyrighted
January 7, 2019
City of Dubuque Consent Items # 7.
ITEM TITLE: Cohen-Esrey Development Group, LLC - Development
Agreement
SUMMARY: City Manager recommending approval of an agreement between
the City of Dubuque and Cohen-Esrey Development Group, LLC
to develop affordable family housing at 2887 and 2901 Central
Avenue (the former Holy Ghost School).
RESOLUTION Approving a DevelopmentAgreement by and
betweenthe Cityof Dubuque, lowaand Cohen-Esrey
Development Group, LLC providing for the issuance of Urban
Revitalization Designation for the redevelopment of 2887 and
2901 Central Avenue
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File;Adopt Resolution(s)
ATTACHMENTS:
Description Type
Cohen-Esrey Agrement for Development at 2887 and 2901 City Manager Memo
CentralA�nue-MVM Memo
Staff Memo Staff Memo
Development Agreement(1/7/19) S upporti ng Documentati on
Requestfor City Support Supporting Documentation
RECAP Map Supporting Documentation
Project Maps Supporting Documentation
Resolution Resolutions
THE CITY OF Dubuque
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Agreement for the Development of Affordable Family Housing at 2887 and
2901 Central Avenue by Cohen-Esrey Development Group, LLC (Central
Avenue Historic Residences)
DATE: December 28, 2018
Housing and Community Development Director Alexis Steger recommends City Council
approval of an agreement between the City of Dubuque and Cohen-Esrey Development
Group, LLC to develop affordable family housing at 2887 and 2901 Central Avenue (the
former Holy Ghost School). This agreement requires the acceptance of Housing Choice
Vouchers in all units developed.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
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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
Alexis M. Steger, Housing & Community Development Director
THE CITY OF Dubuque
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TO: Michael C. Van Milligen, City Manager
FROM: Alexis M. Steger, Housing & Community Development Director
DATE: December 28, 2018
RE: Agreement for the Development of Affordable Family Housing at 2887 &
2901 Central Avenue by Cohen-Esrey Development Group, LLC (Central
Avenue Historic Residences)
Introduction
This memorandum presents a review of the development being proposed by Cohen-
Esrey Development Group, LLC, and the agreement between the City of Dubuque and
Cohen-Esrey Development Group, LLC that requires the acceptance of Housing Choice
Vouchers in all units developed.
Background
Cohen-Esrey Development Group, LLC submitted a request for city support for an
affordable family housing development at the former Holy Ghost School. This support
will strengthen Landover Corporations' Tax Credit application to the lowa Finance
Authority.
The development plan provides for the construction of a 27-unit family residential
housing, with 24 affordable units and 3 market rate units. Cohen-Esrey Development
Group, LLC is proposing a $7-million-dollar project utilizing private financing, Federal
and State Historic Tax Credits, and Tax Abatement incentives to finance the project.
The project is located in an existing Urban Revitalization Area, and therefore, an urban
revitalization tax exemption will show local support for the project. This will strengthen
Cohen-Esrey Development Group, LLC's Tax Credit application to the lowa Finance
Authority.
Prior to providing city support, the attached agreement needs to be executed in order
to establish the requirement for the developer to accept Housing Choice Vouchers for
all units.
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.
The agreement attached satisfies this requirement.
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 Central Avenue Historic
Residences Project 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 Central Avenue Historic Residences Project 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".
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
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essential for the quality of life. The Central Avenue Historic Residences Project
location meets the 1-mile radius requirements for services and the 1/2-mile radius
requirements for access to public transportation, with the exception of being within 1-
mile of a public library.
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 Central Avenue Historic Residences Project is outside the area of
concentrated poverty and therefore meets this objective.
Consistency with Comprehensive Plan
The Central Avenue Historic Residences Project 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 Comprehensive Plan.
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 Central Avenue Historic Residences Project 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.
Cohen Esrey Development Group, LLC held a community meeting on December 19,
2018. There were twenty-two community members who attended.
Questions were raised about overtlow parking for the church (it won't be available after
construction is complete), will there be visitor parking for the apartments (yes), how
large are the apartments (varies from 625-1 ,384 square-feet), how is rent determined
(Area Median Income Calculation), and where will there be green space for children to
play (developer is working on addressing how to provide additional green space,
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possibly south of the covenant). Additional questions about construction were; how
much of the work will be locally sourced (almost 100°k), and will the old library and
attic be made into apartments (Developer plans to).
Community members expressed satisfaction with developers' answers to these
questions, although many of the details of the development are unknown at this time,
such as parking and green space areas. At the close of the meeting, several
community members wanted to discuss how to keep the location free of squatters until
construction starts. The landowner was present and addressed those concerns.
Relocation
The Central Avenue Historic Residences Project is the rehabilitation of a vacant
building, therefore no persons, families, business or others would be displaced for this
project.
Estimated Property Tax Calculations
The current property values combined, based upon 2018 Beacon data, is $144,110.
The developer estimates after improvements the assessed value for taxation will be
$468,043. At the 2018 tax rate of 0.03291592, the annual property tax increase over
existing is estimated to be $10,662. The abatement of$10,662 will be in effect for 10
years for an estimated total of$106,620. After the abatement period expires the
property will be taxed based on the assessed value for taxation as determined by the
assessor.
Discussion
At this time, the City Council is able to execute this agreement prior to providing city
support for the developers Low Income Housing Tax Credit Application, to meet the
City Council's requirements for accepting Housing Choice Vouchers.
Recommendation/Action Step
I respectfully recommend that the City Council execute the agreement between the City
of Dubuque and Cohen-Esrey Development Group, LLC.
Cc: Maurice Jones, Economic Development Director
Jill Connors, Economic Development Director
Laura Carstens, City Planner
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Prepared by Alexis Steger, Housing & Community Devel., 350 W. 6th St., Suite 312, Telephone: 563-690-6072
Return to: Kevin Firnstahl, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589-4121
RESOLUTION NO. 4-19
APPROVING A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF
DUBUQUE, IOWA AND COHEN-ESREY DEVELOPMENT GROUP, LLC. PROVIDING
FOR THE ISSUANCE OF URBAN REVITALIZATION AREA DESIGNATION FOR THE
REDEVELOPMENT OF 2887 AND 2901 CENTRAL AVENUE
Whereas, it .is the determination of the City Council that approval of the Development
Agreement, for development of the Property at 2887 and 2901 Central Avenue by Cohen -
Esrey Development Group, LLC. according to the terms and conditions set out in the
Development Agreement is in the public interest of the City of Dubuque.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. That the Development Agreement by and between the City of Dubuque and
Cohen -Esrey Development Group, LLC, a copy of which is attached hereto, is hereby
approved.
Section 2. That the Mayor is hereby authorized and directed to execute the
Development Agreement on behalf of the City of Dubuque and the City Clerk is authorized
and directed to attest to his signature.
Section 3. That the City Manager is authorized to take such actions as are necessary
to comply with the terms of the Development Agreement as herein approved.
Passed, approved and adopted this 7th day of January, 2019.
Attest:
Kev'Firnstahl, City Terk
Roy D. Buol, Mayor
GRANT AGREEMENT
FOR URBAN REVITALIZATION AREA DESIGNATION
BETWEEN
THE CITY OF DUBUQUE, IOWA
AND
COHEN-ESREY DEVELOPMENT GROUP, LLC
THIS AGREEMENT (the "Agreement"), dated for reference purposes the 7th day
of January, 2019, by and between the CITY OF DUBUQUE, IOWA, a municipality
established pursuant to the Code of Iowa ("City") and acting under the authorization of
Chapter 404 of the Code of Iowa (the "Urban Revitalization Area Designation") and
Cohen -Esrey Development Group, LLC as Central Avenue Historic Residences, LLC
("Developer").
WITNESSETH:
WHEREAS, in furtherance of the objectives of the Urban Revitalization Area
Designation, City has undertaken a program for the redevelopment of an area in City
known as the Paragon Square Urban Revitalization Area (the "Area"), an urban
revitalization area established pursuant to the Urban Revitalization Area Designation; and
WHEREAS, Developer intends to complete the renovation and rehabilitation of a
building located on property within the Area locally known as 2887 and 2901 Central
Avenue, Dubuque, Iowa (the "Development Property"), which shall include various
improvements to the building, as more specifically detailed in Developer's application to
the Program; and
WHEREAS, Developer's renovation and rehabilitation of the Development
Property is referred to herein as the "Project"; and
WHEREAS, Developer previously applied for city support for the Project from City
under the Program in the form of tax exemption for up to ten years, the terms of which
are set forth in this Agreement; and
WHEREAS, City believes that the development of the Development Property
pursuant to this Agreement and the fulfillment generally of this Agreement, are in the vital
and best interests of City and in accord with the public purposes and provisions of the
applicable state and local laws and requirements under which the foregoing project has
been undertaken and is being assisted.
NOW THEREFORE, in consideration of the promises and obligations of the parties
hereto, each of them does hereby covenant and agree with the others as follows:
SECTION 1. MINIMUM IMPROVEMENTS.
1.1. Developer shall improve the Development Property as follows:
The creation of 24 affordable family housing units and 3 market rate family
housing units
(the "Minimum Improvements"). The Minimum Improvements shall be completed in
substantial conformity with the scope and scale described Developer's application to the
Program.
1.2. Construction of Minimum Improvements. Developer shall complete all work with
respect to construction of the Minimum Improvements in conformance with all
requirements of the Program, this Agreement, and all federal, State, and local laws,
ordinances, and regulations.
SECTION 2. FURTHER COVENANTS OF DEVELOPER.
2.1. Operation of Development Property, Housing Vouchers. For and in consideration
of the Urban Revitalization Area Designation offered under this Agreement, during the
operation of the Development Property as a rental residential property, Developer shall
accept, or cause to be accepted, applications from prospective tenants with housing
vouchers (issued under the U.S. HUD's Section 8 voucher program or a similar program)
that are otherwise qualified prospective tenants.
2.2. Non -Discrimination. In carrying out the Project, Developer shall not discriminate
against any employee or applicant for employment or tenant because of race, religion,
color, sex, sexual orientation, gender identity, national origin, age, or disability.
SECTION 3. DOWNTOWN REHABILITATION GRANT PROGRAM.
3.1. Urban Revitalization Area Designation. For and in consideration of Developer's
request for City support in the form of Tax Exemption, City agrees, subject to the terms
and conditions set forth herein, to make the Designation described in Section 3.2, subject
to the terms and conditions of the designation, as stated herein.
3.2. Designation. City agrees to provide Developer the Designation prior to January
15th, 2019; however, the designation shall only be made after, (i) Developer's agreement
to complete the Minimum Improvements should the Project be undertaken, as required
by Section 1.2.
SECTION 4. EVENTS OF DEFAULT; REMEDIES.
4.1. Events of Default Defined. Failure by Developer to substantially observe or
perform any covenant, condition, obligation, or agreement on its part to be observed or
performed under this Agreement shall be an "Event of Default."
4.2. Remedies on Default by Grant Recipient. Whenever any Event of Default occurs
and is continuing, City, as specified below, may take any one or more of the following
actions after the giving of written notice by City to Grant Recipient of the Event of Default,
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but only if the Event of Default has not been cured within thirty (30) days following such
notice, or if the Event of Default cannot be cured within thirty (30) days and Grant
Recipient does not provide assurances to City that the Event of Default will be cured as
soon as reasonably possible thereafter:
(1) City may act to repeal the Urban Revitalization Area designation related to
the Development Property; or
(2) City may take any action, including legal, equitable, or administrative action,
which may appear necessary or desirable to enforce performance and observance
of any obligation, agreement, or covenant under this Agreement.
4.3. No Remedy Exclusive. No remedy herein conferred upon or reserved to City is
intended to be exclusive of any other available remedy or remedies, but each and every
such remedy shall be cumulative and shall be in addition to every other remedy given
under this Agreement or now or hereafter existing at law or in equity or by statute. No
delay or omission to exercise any right or power accruing upon any default shall impair
any such right or power or shall be construed to be a waiver thereof, but any such right
and power may be exercised from time to time and as often as may be deemed expedient.
4.4. No Implied Waiver. In the event any agreement contained in this Agreement should
be breached by any party and thereafter waived by any other party, such waiver shall be
limited to the particular breach so waived and shall not be deemed to waive any other
concurrent, previous or subsequent breach hereunder.
SECTION 5. MISCELLANEOUS.
5.1. Conflict of Interest. Developer represents and warrants that, to its best knowledge
and belief after due inquiry, no officer or employee of City, or its designees or agents, nor
any consultant or member of the governing body of City, and no other public official of
City who exercises or has exercised any functions or responsibilities with respect to the
Project during his or her tenure, or who is in a position to participate in a decision-making
process or gain insider information with regard to the Project, has had or shall have any
interest, direct or indirect, in any contract or subcontract, or the proceeds thereof, for work
or services to be performed in connection with the Project, or in any activity, or benefit
therefrom, which is part of the Project at any time during or after such person's tenure.
5.2. Grants, Notices, and Demands. A notice, demand, or other communication under
this Agreement by any party to the other shall be sufficiently given or delivered if it is
dispatched by registered or certified mail, postage prepaid, return receipt requested, or
delivered personally, and
(1) In the case of Developer, is addressed or delivered personally to Cohen -
Esrey Development Group, LLC, 6800 W. 64th Street, Suite 101, Overland Park,
KS 66202; Attn: Tom Anderson; and
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(2) In the case of City, is addressed to or delivered personally to the City of
Dubuque at City Hall, 50 W. 13th Street, Dubuque, IA 52001; Attn: City Manager
and City Attorney.
or to such other designated individual or officer or to such other address as any party
shall have furnished to the other in writing in accordance herewith.
5.3. Titles of Sections. Any titles of the several parts and Sections of this Agreement
are inserted for convenience of reference only and shall be disregarded in construing or
interpreting any of its provisions.
5.4. Definitions. All capitalized terms used herein shall have the meaning defined
herein, unless a different meaning clearly appears from the context.
5.5. Counterparts. This Agreement may be executed in any number of counterparts,
each of which shall constitute one and the same instrument.
5.6. Governing Law. This Agreement shall be governed and construed in accordance
with the laws of the State of Iowa.
5.7. Amendment. This Agreement may not be amended except by a subsequent
writing signed by the parties hereto.
5.8. Successors and Assigns. This Agreement is intended to and shall inure to the
benefit of and be binding upon the parties hereto and their respective successors and
assigns.
5.9. Termination Date. This Agreement shall terminate and be of no further force or
effect upon expiration of tax exempt status of the Project, unless the Agreement is
terminated earlier by the other terms of this Agreement.
5.10. No Third -Party Beneficiaries. No rights or privileges of either party hereto shall
inure to the benefit of any landowner, tenant, contractor, subcontractor, material supplier,
or any other person or entity, and no such landowner, tenant, contractor, subcontractor,
material supplier, or any other person or entity shall be deemed to be a third -party
beneficiary of any of the provisions contained in this Agreement.
5.11. Indemnification. Developer hereby agrees to defend, indemnify, and hold harmless
City against any claims made by Developer, or any third party relating to or arising out of
this Agreement, including costs, expenses, or attorneys' fees.
5.12. No Assignment; Non -Transferability. Following the execution of this Agreement
and until the Termination Date:
(1) Developer represents and agrees that it will not transfer, convey or make
any assignment of any of its rights or interests in the Development Property,
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Minimum Improvements, or this Agreement to any other party unless: (i) the
transferee partnership, corporation, or individual assumes in writing all of the
obligations of Developer under this Agreement, and (ii) City consents thereto in
writing in advance thereof; and
(2) Developer represents and agrees that it will not assign its rights or interests
in this Agreement, to any other party unless City consents thereto in writing in
advance thereof.
CITY OF DUBUQUE, IOWA CENTRAL AVENUE HISTORIC
RESIDENCES, LLC
By:
Roy D. B ol, Mayor Tom Anderson
ATTEST:
Kevin . Firnstahl, City Ierk
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IIII ESREY
REQUEST FOR C[TY SUPPORT FOR:
Central Avenue Hismric Residences
(aka Holy Ghost Rectory and Convent]
2887 and 2901 Central Avenue
Duhuque,IA 52001
Request suhmitted hy:
Tom Anderson
Managing Direc[or
CohemEsrey Development Group,LLC
6800 W.64�Stree;SuiTe 101
Overland Park,KS 66202
p]913-6713363 t]913-6713301
tanderson(�mhenesrv.mm
Decemher 5,2018
Attn:Alexis Steger
Housing&Community Development Department
350 W.6°h Stree;SuiTe 312
Duhuque,IA 52001
1) Location of Proiect
Cohen-Esrey Development 6roup (developers) has proposed to redevelopment the former Holy 6host school
and mnvent at 2887 and 2901 Central Avenue, into 28 historic and affordable apartments known as Central
Avenue Historic Residences.
The proposed development is located in the western portion of Dubuque's burgeoning North End
neighborhood, along the southwestem side of Central Avenue. Central Avenue traverses the eastern portion
of Dubuque and provides access to Dubuque's central business districY, approximately 1.6 miles to the south
of the development site. The immediate neighborhood is generally residential with mmmercial uses
mncentrated along Central Avenue and E. 30th Street. Commercial uses range from automotive sales and
repair shops, small locally owned restaurants, a fire station, and a small sheet metal manufacturing facility in
the southeastern portion of the neighborhood.The development will be located within one half mile of a bus
stop, Fulton Elementary School, a pharmacy, and a park. Holy 6host Early Childhood Center, a licensed day
care facility is located on the Holy 6host campus, almost adjacent to the development.Additional amenities,
such as a grocery store and hospital are located within two miles of the development site Further, the
Heritage Trail traverses the neighborhood from northwest to southeast.This is a scenic trail that mnnects the
Dubuque riverfront to Dyersville, along a 26-mile abandoned rail bed. The proximity of these educational,
recreational, and transportation related amenities to the development site indicates that it is highly suitable
for multifamily housing.
Most housing units in the neighborhood were mnstrucYed between the turn of the 20th century and the
1950s, and range im m�dition from fair to average. This has been remgnired as an issue by the 6reater
Dubuque Development Corporation. As such, the 6reater Dubuque Development Corporation created the
True North Pocus Area. The proposed development is located in the northern portion of this area. The True
North PocusArea is led by the True North Development Corporation, a 20 person board mmprised of various
public and private mmmunity stakeholders.The True North Development Corporation seeks to remove blight
and create affordable workforce housing; identify and pursue the redevelopment, reuse and repurposing of
mmmercial and/or industrial assets; and pursue infrastructure improvements capable of creatingthe physical,
Central Avenue Historic Residences Request for City Support
financial, and cultural environment necessary to enable new businesses to develop, and existing businesses to
reinvest in the north side corridors. In spring of 2018, the City of Dubuque awarded the True North
Development Corporation, a non-profit, the funding to repair and sell some 50 units of single-family housing
over the next seven years. The adaptive reuse of a former portion of the Holy Ghost Church campus will
compliment these development efforts by creating a transformative neighborhood asset that will provide
affordable rental housing and improve the quality of life in the area.
The Holy Ghost Campus was added to the National Register of Historic Places in 2011. The complex was
designed by Martin Heer and Guido Beck and is an example of the Romanesque Revival architecture style. It
was constructed in 1916 in response to Dubuque's rapid growth during the turn of the 20`h century. The
adaptive reuse of these buildings, into affordable housing that meets historic preservation standards, will pay
homage to the City's early history,while allowing a new chapter to be written.
2) Le¢al Description:
Paragon Square-Sub of Lot 1
2887 Central Avenue—Lot 2. Parcel#1013155016
2901 Central Avenue—Lot 1. Parcel#1013155016
3) Description of Proiect and Proposed Improvements:
a. The proposed development will consist of the adaptive reuse of 2887 and 2901 Central Avenue into 27
historic and affordable apartments known as Central Avenue Historic Residences. The development will
target low-income working families. The proposed unit mix with rent levels follows:
PROPOSED U N IT M IX
. �
.- • . .
. . . . -
@30%AMI
1BD/1BR 1 625-785 $312 $103 $415 $416
2BD/1BR 2 842-1,384 $364 $134 $498 $499
@40%AMI
1BD/1BR 2 625-785 $451 $103 $554 $555
2BD/1BR 7 842-1,384 $531 $134 $665 $666
@ 60%AMI
1BD/1BR 5 625-785 $575 $103 $678 $832
2BD/1BR 8 842-1,384 $700 $134 $834 $999
Market Rate
1BD/1BR 1 625-785 $650 - - -
2BD/1BR 2 842-1,384 $775 - - -
TOTAL 28
*Source of utility allowance Dubuque HousingAuthority,effective lan.1,2019
b. Target Population:As illustrated, the majority of units,89.3 percent,will be targeted to low-income
families.
c. Affirmatively Further Fair Housing: The company will keep track of how prospective residents hear about
our apartment community. Quarterly we will evaluate where our applications and prospects are coming
from and how they heard/learned about us. Based on prospective residents/residents we will determine if
our target marketing plan is effective or needs to be revised. If necessary, we will make changes to the
Cohen-Esrey Development Group,LLC Page 2
Cenhal Avenue Historic Residences Request for City Support
marketing we have in place to target the groups least likely to apply. Additionally, we will work with
various community contacts, such as the Dubuque Dream Center, Dubuque Comiskey Center, Northeast
lowa Community College, The Salvation Army Corps Community Center, and the Dubuque Jaycees, among
others,to ensure that non-majority, non-English speaking, and other populations are reached.
d. Amenities and Support Services Provided: In-unit amenities will include blinds, garbage disposal, an oven
with cooktop, microwave, refrigerator, kitchen exhaust hoods vented to the exterior, an in-unit
washer/dryer, a dishwasher, central heating and air-condition, ceiling fans, and free internet connectivity.
Community amenities will include storage units, bike racks, an on-site leasing office, limited access, video
surveillance, site lighting, and surface parking. Property management will partner will local support
agencies to promote supportive services available in the community as opportunities arise.
e. Property Management: The development will have an on-site leasing office, staffed by a part-time
property manager. Units will be subject to inspection by the management entity, Cohen-Esrey
Communities, on a quarterly basis. Additionally, the development will be subject to annual inspections by
the lowa Finance Authority and the Dubuque Housing Authority. The development will also be subject to
periodic inspections, once every one, two, or three years depending on performance, by the investor's
asset manager,who is yet to be determined.
f. Housing Choice Vouchers: The development will accept Housing Choice Vouchers. The developer
currently owns one development in Dubuque. The development, Marquette Hall, was awarded funding
from IFA in 2017. The project is currently under construction with an anticipated completion date in April
of 2019. As such,the number of Housing Choice Vouchers in use at the property is not applicable.
g. Meeting City Council Goals and Priorities:The following details how the proposed affordable housing
development meets the City of Dubuque's Goals and Priorities.
Goals
Vibrant Communiry: Healthy and Safe — Placing the currently vacant buildings back into productive use
increases the number of"eyes on the streeY', which enhances public safety, and reduces the opportunity
for vandalism which in turn helps to discourage more serious crimes in the area.
Livable Neighborhoods and Housing: Great Place to Live— By returning these buildings to productive use,
quality housing is being added to the neighborhood, and pride of place is increased as these historic
buildings are restored to neighborhood assets.
Partnership for a Better Dubuque: Building Our Communiry that is Viable, Livable, and Equitable — The
development is within walking distance of an elementary school, retail, a bus stop that provides access to
downtown, and a number of small businesses and factories. Combined, these elements create an
environment with access to transportation, education, and employment opportunities which improves
the overall quality of life for the community.
Connected Communiry:Equitable Transportation, Technology Infrastructure, and Mobiliry -As noted, the
development is close to a bus stop which provides affordable,and sustainable, access to employment and
health care opportunities in downtown Dubuque, as well as other hubs of commerce and transportation
throughout the area. Additionally, the development will provide wireless internet connectivity to its
residents free of charge. This will help to bridge the digital divide, which has historically left lower income
households behind.
Priorities
Poverry Reduction: Action Plan — The development will provide quality affordable rental housing to 25
low-income households. The units will be environmentally friendly and energy efficient, thereby reducing
the housing cost burden and allowing these households to have housing with dignity.
Cohen-Esrey Development Group,LLC Page 3
Cenhal Avenue Historic Residences Request for City Support
Central Avenue Corridor:Economic Revitalization—The development will add a total of 28 households to
the Central Avenue Corridor. These households will shop at the local stores and utilize the available
services in the neighborhood. This in turn will support local businesses and generate sales tax revenue
which will continue to foster economic development in the area.
Crime Prevention Program: Maintenance — As mentioned previously, the addition of households to the
neighborhood through the return of vacant, underutilized buildings to productive use decreases the
perception of crime in the neighborhood and increases public safety, as these buildings will no longer
prove attractive to vandals or those who wish to use to the abandoned buildings to participate in more
serious crimes.This reduces fear and promotes an environment of cohesive community.
Dubuque's True North Housing Initiative—The development works in tandem with the True North Housing
Initiative to create quality housing in a culturally rich neighborhood that has long been passed over for
reinvestment. Both initiatives seek to restore housing with dignity, and opportunity, to the working
families of Dubuque. As both initiatives progress, both will increase the quality of life in the neighborhood
through catalyzing reinvestment as potential homeowners relocate to, and businesses expand their
services, to capitalize on the burgeoning community.
4) Current Valuation of Propertv:
The table following represents the most current(2018)valuation of the properties,according to the Dubuque
County Assessor's office.
2018 VALUATION
• � � � ' �
2887 Central Avenue $27,560 $14,440 $42,000
2901 Central Avenue $55,110 $47,000 $102,110
TOTAL $82,670 $61,440 $144,110
Source:DubuqueAssessor'sOffice,accessed Dec.5,2018
5) Anticipated Impact of Improvements
a. Impact of proposed improvements on the existing assessed valuation:On October 17, 2017,
Dubuque City Assessor, Rick Engelken,determined that the value of the property, based on the
income and expense approach required of all Section 42 properties, would be assessed at
$468,043. This represents an approximate 225 percent increase in value.Annual taxes are
anticipated to be$14,288.
b. Impact on qualiry of life for residents and the neighborhood will be impacted by building
improvements, amenities, and supportservices available:When completed, the development will
offer 28 one and two-bedroom apartments. 19 units will be housed in the old school and nine
units in the old convent. The project will restore both of the buildings on the proposed parcels to
their original historic significance. The two buildings have been vacant for over a decade and
have become a blight and a safety concern to the neighborhood. With a total development cost
of$7.1 million and restoring the buildings to their original historic design, it will greatly improve
the site and the neighborhood options for housing.
c. Describe who will be better off because of project: Primarily, the development will improve the
lives of low income households, consisting of one to three people, and earning approximately
$14,000 to $40,000 per year. The three market rate units will not be income restricted, and
households earning higher annual incomes will be welcome to live there. Secondarily, the
Cohen-Esrey Development Group,LLC Page 4
Cenhal Avenue Historic Residences Request for City Support
residents of the North End neighborhood will be better off as a source of blight and crime will be
removed from the neighborhood, which will improve the quality of life. Finally, all of Dubuque's
citizens will be better off, as the revitalizations of these buildings is a key component to creating
a vibrant and unique neighborhood that is culturally diverse, historically significant, and well
amenitized.
6) Zonin¢and Historic Preservation Reviews
a. Zoning Classification: Both parcels are zoned OR—Office Residential
b. Zoning Regulations: "The OR District is intended to serve as a transition zone between commercial
and single- and two family residential areas permitting adaptive reuse of existing building stock,
which will normally be residential in character. This OR District is not intended to have any
application in undeveloped or newly developing areas of the Ciry or on land made vacant through
intentional demolition. Development standards remain flexible to allow conservation and reuse of
existing buildings. This district should be located in areas abutting arterial and/or collector streets
which are, because of location and trends, suitable for development of low intensiry office uses,
and high intensiry residential uses." It is of note that a minimum of 1,200 square feet per
dwelling unit is required. As proposed, the development would require 33,600 square feet of lot
space. It is of note that Holy Spirit Church will donate a 13,445 square foot portion of land, to
create a total of development area of 40,888 square feet. As such, the development will be a
legal and conforming use, and no zoning change or provisional variance will be required.
c. Historic Preservation: The Holy Ghost Campus was listed on the National Register of Historic
Places in 2011. A Part I was completed on the development in 2010 and a Part II was completed
in 2011. As the development moves forward, the necessary historic documents will be updated.
Additionally, the two buildings that comprise the proposed development are eligible for federal
historic tax credits,which will be utilized as a funding source.
7) En¢a¢ement
a. Property Ownership &Neighborhood Participation
i. The names and address of the owners of record of all real estate located within the
proposed project area must be identified and attached.
The current owner of the property is Holy Ghost, LLC. On September 29, 2017,Cohen-
Esrey Development Group entered into a Purchase Agreement with the Seller for the
sale of the property pending the approval of the state housing tax credits.
See Exh ibi t III.
ii. At least one community/neighborhood meeting must be held to engage neighborhood
residents regarding the development, impact, need for the designation of the district,
housing project, and/or residential housing improvements. Residents and City staff
should be notified in writing of the meeting time and date. If possible, meetings should
be held within the impacted neighborhood. Need list of residents in impacted area
On November 1, 2017, Brian Sweeney from Cohen-Esrey Development Group,
introduced the project to the North End Neighborhood Association (NENA). Mailings
were sent to the immediate homeowners in the area (names provided by the City)and
NENA and Holy Spirit Parish are communicating to their members.
Cohen-Esrey Development Group,LLC Page 5
Cenhal Avenue Historic Residences Request for City Support
On December 19`h, 2018, Mr.Sweeney will hold a meeting with the North End
Neighborhood Association and the Holy Spirit Parrish to discuss the development with
the community.A mailing will be sent out on December 7`h, 2018, to inform affected
owners of said meeting.
See Exh ibi t I V.
b. Reviews by Boards and Commissions
i. Prior to submitting requests for City support, applicants should schedule to present their
projects to the appropriate city boards and commissions
1. Long Range Planning Advisory Commission
2. HousingCommission
ii. Depending on the outcome of Zoning and Historic Preservation Reviews above some
projects will require review and approval from the following
a. Zoning Advisory Commission
b. Zoning Board of Adjustment
c. Historic Preservation Commission
iii. Review by Boards and Commissions must be completed before City staff can make
recommendations for support of the project to City Council. Attach minutes/comments
after board/commission review
8) Acquisition of Citv Propertv
The proposed development does not require the acquisition of City property.
9) Relocation:
The properties that comprise the development site are currently vacant.As such relocation is not
necessa ry.
10) Fundine Sources:
All public and private source of funding for the proposed improvements must be identified. Requests for
City assistance are required to clearly define the minimum amount of assistance the project requires from
the City.
Several funding sources will be utilized to finance the project including private funding, State and Federal
Historic Tax Credits, Low Income Housing Tax Credits (9%), as well a support from the City of Dubuque
through its willingness to utilize the state tool called the Urban Revitalization Tax Exemption (URTE) for a
ten year period, and other city funding sources. : Funding sources for the redevelopment will include
private funding, State and Federal Historic Tax Credits, Low Income Housing Tax Credits (9%), as well as
support from the City of Dubuque through its willingness to utilize the Urban Revitalization Tax Exemption
(URTE)for a ten-year period.
Cohen-Esrey Development Group,LLC Page 6
Cenhal Avenue Historic Residences Request for City Support
Hol��Ghost Flats
5ources and ti cec
Sources:
lst�[rn2sa¢e $ �3'_360
LII-ITC Credit 9°�0-Kecv Construcrion $ 3_914_013
Historic Federal Tax Credit $ 376_476
Historic Stare I'ar:Credit $ 1_416.969
Cin�Conmburion $ 6�.660
DeferredDeceloperFee $ 2Cr7_031
I'atal Saurces: $ 7.D69348
i'ses:
Haz-d Coctc—�cquisition
Acquicition $ 160660
Keiv Construcrion $ 4_939_613
I'otnl Hard Costs+�cquisition: $ iD39_613
Sofr Costs:
Architect S Eneineerin¢ $ �7�660
Propertc'Studiec $ �0.�00
LrnderFeeyConsttucnonInterect $ 3�1051
Insurance $ 12_600
Propem�I'axec Dw-ing Construcrion $ 1:,000
Title and Clocin¢ $ 29_750
Attomev Feec $ 9=.660
Accountina Fees $ 10_660
I'ax Credit Fees $ 68_�710
Resen�es $ 13�_�70�F
De��eloper and Concultazp Feec $ 591.01�
I'otal Sofr Costs: $ 1.9?9.'30
I'OI'.�I.tiSES $ ?.P693�8
11) EconomicJustification:
Document the impact of the requested City assistance of the proposed project.Justification must include
cash flow analysis using two scenarios: the first should be developed without assistance. For assistance
determining the taxable value of improvements, contact the City Assessor's Office.
See Exh ibi t VIII.
12) Forms for Completion bv Citv Staff or Citv Council:
If your project requires documentation, forms, or specific wording in resolutions, please attach applicable
forms or a description of the documentation necessary should the City provide support for the project.
See Exh ibi t X.
13) UrbanRevitalizationDistrict-AttachmentA:
See Exh ibi t XI.
14) Reauired Documentation&Eneaeement Schedule—Attachment D
See Exh ibi t XII.
Cohen-Esrey Development Group,LLC Page 7
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EXHIBIT II : AFFIRMATIVE MARKETING PLAN
Note to all applicants/respondents:This form was developed with Nuance,the official HUD software for the creation of HUD forms.
HUD has made available instructions for downloading a free installation of a Nuance reader that allows the user to fill-in and save this
form in Nuance. Please see http://portal.hud.aov/hudportal/documents/huddoc?id=nuancereaderinstall.pdf for the instructions. Using
Nuance software is the only means of completing this form.
Affirmative Fair Housing U.S. DepartmentofHousing OMBApprovalNo. 2529-0013
Marketin Plan AFHMP andUrbanDevelopment (exp.1/31/2021)
g � � ' Office of Fair Housing and Equal Opportunity
Multifamily Housing
1a. Project Name&Address(including City, County, State&Zip Code) 1 b. Project Contract Number 1c. No.of Units
Central Avenue Historic Lofts N/A 28
2887 and 2901 Central Avenue
Dubuque, IA 52001 1d.Census Tract
11.02
1e. Housing/Expanded Housing MarketArea
Housing Market Area: 52001
1f. Managing Agent Name,Address(including City, County, State 8.Zip Code),Telephone Number 8.Email Address
Lenora Carpenter Icarpenter@cohenesrey.com
Cohen Esrey Communities 6800 W 64th Street, Suite 101 Overland Park, KS 66202 (913) 671-3300
1g.Application/Owner/Developer Name,Address (including City, County, State B.Zip Code), Telephone Number 8.Email Address
Central Avenue Historic Lofts, LLC c/o Cohen-Esrey Communities, LLC.
Contad: Lenora Carpenter, 6800 West 64th Street, Suite 101 Overland Park, KS 66202(913)671-3300
1 h. Entity Responsible for Marketing (check all that apply)
�Owner � Agent �Other(specify)
Position, Name(if known), Address(including City, County, State&Zip Code), Telephone Number& Email Address
Property Manager, Regional Manager and Marketing Diredor 6800 W 64th Street, Overland Park, KS 66202 (913) 6713300
jcarter@cohenesrey.com
1 i. To whom should approval and other correspondence concerning this AFHMP be sent? Indicate Name,Address(including City,
State 8.Zip Code),Telephone Number 8.E-Mail Address.
Lenora Carpenter Cohen Esrey Communities 6800 W 64th Street, Suite 101 (913) 671-3300
2a.Affirmative Fair Housing Marketing Plan
Plan Type Initial Plan Date of the First Approved AFHMP:
Reason(s)for current update:
2b. HUD-Approved Occupancy of the Project(check all that apply)
� Elderly � Family �Mixed (Elderly/Disabled) � Disabled
2c. Date of Initial Occupancy 2d. Advertising Start Date
O5/01/2021 Advertising must begin at least 90 days prior to initial or renewed occupancy for new
construdion and substantial rehabilitation projeds.
Date advertising began or will begin 01/01/2021
For existing projects,select below the reason advertising will be used:
To fill existing unit vacancies�
To place applicants on a waiting list �(which currently has � individuals)
To reopen a closed waiting list � (which currently has �individuals)
Previous editions are obsolete Page 1 of 8 Form HUD-935.2A (12/2011)
3a. Demographics of Project and Housing Market Area
Complete and submit Worksheet 1.
3b.Targeted Marketing Activity
Based on your completed Worksheet 1, indicate which demographic group(s) in the housing market area is/are/east likely to apply for the
housing without special outreach efforts. (check all that apply)
�White Q American Indian or Alaska Native QAsian Q Black or African American
QNative Hawaiian or Other Pacific Islander �Hispanic or Latino �Persons with Disabilities
❑FamilieswithChildren �Otherethnicgroup, religion, etc. (specify)
4a. Residency Preference
Is the owner requesting a residency preference? If yes, complete questions 1 through 5. No
If no, proceed to Block 4b.
(1) Type Please Seled Type
(2) Is the residency preference area:
The same as the AFHMP housing/expanded housing market area as identified in Block 1 e? Please Select Yes or No
The same as the residency preference area of the local PHA in whose jurisdiction the project is located? Please Select Yes or No
(3) What is the geographic area for the residency preference?
(4) What is the reason for having a residency preference?
(5) How do you plan to periodically evaluate your residency preference to ensure that it is in accordance with the non-discrimination
and equal opportunity requirements in 24 CFR 5.105(a)?
Complete and submit Worksheet 2 when requesting a residency preference (see also 24 CFR 5.655(c)(1)) for residency
preference requirements. The requirements in 24 CFR 5.655(c)(1) will be used by HUD as guidelines for evaluating
residency preferences consistent with the applicable HUD program requirements. See also HUD Occupancy
Handbook(4350.3) Chapter 4, Sedion 4.6 for additional guidance on preferences.
4b. Proposed Marketing Activities: Community Contacts 4c. Proposed Marketing Activities: Methods ofAdvertising
Complete and submit Worksheet3 to describe your use of community Complete and submit Worksheet 4 to describe your
contacts to market the project to those least likely to apply. proposed methods of advertising that will be used to
market to those least likely to apply. Attach copies of
advertisements, radio and television scripts, Internet
advertisements,websites,and brochures, etc.
Previous editions are obsolete Page 2 of 8 Form HUD-935.2A(12/2011)
Sa.Fair Housing Poster
The Fair Housing Poster must be prominently displayed in all offices in which sale or rental activity takes place(24 CFR 200.620(e)).
Check below all locations where the Poster will be displayed.
�Rental Office �Real Estate Office �Model Unit �Other (specify)
Sb.Affirmative Fair Housing Marketing Plan
The AFHMP must be available for public inspection at the sales or rental office (24 CFR 200.625). Check below all locations
where the AFHMP will be made available.
�Rental Office �Real Estate Office �Model Unit �Other(specify)
Sc. Project Site Sign
Project Site Signs, if any, must display in a conspicuous position the HUD approved Equal Housing Opportunity logo, slogan, or statement
(24 CFR 200.620(�). Check below all locations where the Project Site Sign will be displayed. Please submit photos of Project signs.
�Rerrtal Office �Real Estate Office �Model Unit �Entrance to Projed �Other(specify)
The size of the Project Site Sign will be 0 X 0
The Equal Housing Opportunity logo or slogan or statement will be � x 6�
6. Evaluation of Marketing Activities
Explain the evaluation process you will use to determine whether your marketing activities have been successful in attracting
individuals least likely to apply, how often you will make this determination, and how you will make decisions about future marketing
based on the evaluation process.
The company will keep track of how prospective residents hear about our apartment community. Quarterly we will evaluate where
our applications and prospects are coming from and how they heard/learned about us. Based on prospective residents/residents
we will determine if our target marketing plan is effective or needs to be revised. If necessary, we will make changes to the
marketing we have in place to target the groups least likely to apply.
Previous editions are obsolete Page 3 of 8 Form HUD-9352A(12/2011)
7a. Marketing Staff
What staff positions are/will be responsible for affirmative marketing?
Property Manager, Regional Manager and Marketing Diredor
7b.Staff Training and Assessment:AFHMP
(1) Has staff been trained on the AFHMP? Yes
(2) Has staff been instructed in writing and orally on non-discrimination and fair housing policies as required by
24 CFR 200.620(c)? Yes
(3) If yes, who provides instruction on the AFHMP and Fair Housing Act, and how frequently?
Through professional training annually in house and by a third party
(4) Do you periodically assess staff skills on the use of the AFHMP and the application of the Fair Housing
Act? Yes
(5) If yes, how and how often?
Through property shops(quarterly), weekly traffic reporting and daily observation of tours
7c.Tenarrt Selection Training/Staff
(1) Has staff been trained on tenant selection in accordance with the projecYs occupancy policy, including any residency preferences?
Yes
(2) What staff positions are/will be responsible for tenant selection?
Property Manager and Regional Manager
7d. Staff InstructionlTraining:
Describe AFHM/Fair Housing Act staff training, already provided or to be provided,to whom it was/will be provided, content of training,
and the dates of past and anticipated training. Please include copies of any AFHM/Fair Housing staff training materials.
Classes are completed on line through our company and, additionally, through third party professional organizations.
Recently the entire company held and participated in a Fair Housing class in April 2018 conducted by Rich George. Annually each
team member is charged and tracked for annual completion of the webinar Fair Housing training.
Regional Managers conduct this training upon site visits to review, guide and counsel the on-site team property specific AFHMP.
Previous editions are obsolete Page 4 of 8 Form HUD-935.2A (12/2011)
8.Additional Considerations Is there anything else you would like to tell us about your AFHMP to help ensure that
your program is marketed to those least likely to apply for housing in your project? Please attach additional sheets, as
needed.
9. Review and Update
By signing this form, the applicant/respondent agrees to implement its AFHMP, and to reviewand update its AFHMP
in accordance with the instructions to item 9 of this form in order to ensure continued compliance with HUD's Affirmative Fair
Housing Marketing Regulations (see 24 CFR Part 200, Subpart M). I hereby certify that all the information stated herein,
as well as any information provided in the accompaniment herewith, is true and accurate. Warning: HUD will prosecute
false claims and statements. Conviction may result in criminal and/or civil penalties. (See 18 U.S.C. 1001, 1010, 1012;
31 U.S.C. 3729, 3802).
Signature of person submitting this Plan & Date of Submission (mm/dd/yyyy)
Name (type or print)
Title & Name of Company
For HUD-0ffice of Housing Use Only For HUD-Office of Fair Housing and Equal Opportunity Use Only
Reviewing Official:
� Approval � Disapproval
Signature& Date (mm/dd/yyyy) Signature& Date (mm/dd/yyyy)
Name Name
(type (type
or or
print) print)
Title Title
Previous editions are obsolete Page 5 of 8 Form HUD-935.2A (12/2011)
Public reporting burden for this collection of information is estimated to average six (6) hours per initial response, and four (4) hours for
updated plans, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data
needed, and completing and reviewing the collection of information. This agency may not collect this information, and you are not
required to complete this form, unless it displays a currently valid Office of Management and Budget(OMB) control number.
Purpose of Form: All applicants for participation in FHA subsidized and unsubsidized multifamily housing programs with five or more
units(see 24 CFR 200.615) must complete this Affirmative Fair Housing Marketing Plan (AFHMP)form as specified in 24 CFR
200.625, and in accordance with the requirements in 24 CFR 200.620. The purpose of this AFHMP is to help applicants offer equal
housing opportunities regardless of race, color, national origin, religion, sex, familial status, or disability. The AFHMP helps
owners/agents(respondents) effectively market the availability of housing opportunities to individuals of both minority and non-minority
groups that are least likely to apply for occupancy. Affirmative fair housing marketing and planning should be part of all new
construction, substantial rehabilitation, and existing project marketing and advertising activities.
An AFHM program, as specified in this Plan, shall be in effect for each multifamily project throughout the life of the mortgage(24 CFR
200.620(a)). The AFHMP, once approved by HUD, must be made available for public inspection at the sales or rental offices of the
respondent(24 CFR 200.625) and may not be revised without HUD approval. This form contains no questions of a confidential nature.
Applicability: The form and worksheets must be completed and submitted by all FHA subsidized and unsubsidized multifamily
housing program applicants.
INSTRUCTIONS:
Send completed form and worksheets to your local HUD Office,Attention: Director, Office of Housing
Part 1: ApplicanVRespondent and Project
Identification. Blocks 1 a, 1 b, 1 c, 1 g, 1 h, and 1 i are self- Part 2: Type of AFHMP
explanatory.
Block 2a- Respondents should indicate the status of the
Block 1 d- Respondents may obtain the Census tract AFHMP, i.e., initial or updated, as well as the date of the
number from the U.S. Census Bureau first approved AFHMP. Respondents should also provide
(http:/ffactfinder2.census.qov/main.html)when the reason (s)for the current update, whether the update is
completing Worksheet One. based on the five-year review or due to significant changes
in project or local demographics (See instructions for Part
Block 1 e- Respondents should identify both the housing g�
market area and the expanded housing market area for
their multifamily housing projects. Use abbreviations if Block 2b- Respondents should identify all groups HUD has
necessary. A housing market area is the area from approved for occupancy in the subject project, in
which a multifamily housing project owner/agent may accordance with the contract, grant, etc.
reasonably expect to draw a substantial number of its
tenants. This could be a county or Metropolitan Division. Block 2c- Respondents should specify the date the projed
The U.S. Census Bureau provides a range of levels to was/will be first occupied.
d raw from.
Block 2d- For new construction and substantial
An expanded housing market area is a larger rehabilitation projects, advertising must begin at least 90
geographic area, such as a Metropolitan Division or a days prior to initial occupancy. In the case of existing
Metropolitan Statistical Area, which may provide projects, respondents should indicate whether the
additional demographic diversity in terms of race, color, advertising will be used to fill existing vacancies,to place
national origin, religion, sex, familial status, or disability. individuals on the projecYs waiting list, or to re-open a
closed waiting list. Please indicate how many people are
Block 1f-The applicant should complete this block only if on the waiting list when advertising begins.
a Managing Agent(the agent cannot be the applicant) is
implementing the AFHMP.
Previous editions are obsolete Page 6 of 8 Form HUD 935.2A (12/2011)
Part 3 Demographics and Marketing Area.
"Least likely to apply" means that there is an Respondents should use Worksheet 2 to show how the
identifiable presence of a specific demographic percentage of the eligible population living or working in the
group in the housing market area, but members of residency preference area compares to that of residents of the project,
that group are not likely to apply for the housing project applicant data, census tract, housing market area, and
without targeted outreach, including marketing expanded housing market area. The percentages wnuld be the same as
materials in other languages for limited English shown on completed Worksheet 1.
proficient individuals, and alternative formats for
persons with disabilities. Reasons for not applying Block 4b- Using Worksheet 3, respondents should describe
may include, but are not limited to, insufficient their use of community contacts to help market the project to those
information about housing opportunities, language least likely to apply. This table should include the name of a
barriers, or transportation impediments. contact person, his/her address, telephone number, previous
experience working with the target population(s), the
Block 3a- Using Worksheet 1, the respondent approximate date contactwas/will be initiated, and the specific
should indicate the demographic composition of the role the community contact will play in assisting with affirmative
projecYs residents, current project applicant data, fair housing marketing or outreach.
census tract, housing market area, and expanded housing
market area. The applicable housing market area Block 4c - Using Worksheet 4, respondents should describe
and expanded housing market area should be indicated their proposed method(s) of advertising to market to those
in Block 1e. Compare groups within rows/across columns on least likely to apply. This table should identify each media
Worksheet 1 to identify any under-represented group(s) option, the reason for choosing this media, and the language
relative to the surrounding housing market area and expanded of the advertisement. Alternative format(s)that will be used to reach
housing market area, i.e., those group(s) "least likely to apply" persons with disabilities, and logo(s) that will appear on the
for the housing without targeted outreach and marketing. If there various materials(as well as their size) should be described.
is a particular group or subgroup with members of a protected Please attach a copy ofthe advertising or marketing material.
class that has an identifiable presence in the housing market area,
but is not included in Worksheet 1, please specify under"Other." Part 5—Availability of the Fair Housing Poster,AFHMP,
and Project Site Sign.
Respondents should use the most current demographic
data from the U.S. Census or another official source such Block 5a-The Fair Housing Poster must be prominently
as a local government planning office. Please indicate the displayed in all offices in which sale or rental activity takes
source of your data in Part 8 of this form. place(24 CFR 200.620(e)). Respondents should indicate all
locations where the Fair Housing Poster will be displayed.
Block 3b-Using the information from the completed Block 5b -The AFHMP must be available for public inspection
Worksheet 1, respondents should identify the at the sales or rental office (24 CFR 200.625). Check all of the
demographic group(s) least likely to apply for the
housing without special outreach efforts by checking locations where the AFHMP will be available.
all that apply. Block 5c-The Project Site Sign must display in a conspicuous
Part4-Marketing Program and Residency Preference(if position the HUD-approved Equal Housing Opportunity logo,
slogan,or statement(24 CFR 200.620(�). Respondents should
any). indicate where the Project Site Sign will be displayed, as well
Block 4a- A residency preference is a preference for as the size of the Sign and the size of the logo, slogan, or
admission of personswho reside orwork in a specified statement. Please submit photographs of project site
geographic area(see 24 CFR 5.655(c)(1)(ii)). Respondents signs.
should indicate whether a residency preference is being
utilized, and if so, respondents should specify if it is new,
revised, or continuing. If a respondent wishes to utilize a
residency preference, it must state the preference area(and
provide a map delineating the precise area) and state the
reason for having such a preference. The respondent must
ensure that the preference is in accordance with the non-
discrimination and equal opportunity requirements in 24 CFR
5.105(a) (see 24 CFR 5.655(c)(1)).
Previous editions are obsolete Page 7 of 8 Form HUD-935.2A (12/2011)
Part 9-Review and Update.
Part 6- Evaluation of Marketing Activities.
By signing the respondent assumes responsibility for
Respondents should explain the evaluation process to be used implementing the AFHMP. Respondents must reviewtheir
to determine if they have been successful in attracting those AFHMP every five years or when the local Community
individuals identified as least likely to apply. Respondents Developmentjurisdiction's Consolidated Plan is updated, or
should also explain howthey will make decisions about future when there are significant changes in the demographics of the
marketing activities based on the evaluations. project or the local housing market area.When reviewing the plan,
the respondent should consider the current demographics of the
Part 7-Marketing Staff and Training. housing market area to determine if there have been demographic
Block 7a-Respondents should identify staff positions that changes in the population in terms of race, color, national
are/will be responsible for affirmative marketing. origin, religion, sex, familial status, or disability. The respondent will
then determine if the population least to likely to apply for the housing
Block 7b-Respondents should indicate whether staff has been is still the population identified in the AFHMP, whether the advertising
trained on the AFHMP and Fair Housing Ad. and publicity cited in the current AFHMP are still appropriate, or
Please indicate who provides the training and how frequently. whether advertising sources should be modified or expanded. Even if
In addition, respondents should specify whether they periodically the demographics of the housing market area have not
assess staff members' skills in using the AFHMP and in applying changed, the respondent should determine if the outreach
the Fair Housing Act. They should state how often currently being performed is reaching those it is intended to
they assess employee skills and how they conduct the reach as measured by project occupancy and applicant data. If
assessment. not, the AFHMP should be updated.The revised AFHMP must
be submitted to HUD for approval. HUD may reviewwhether the
Block7c-Respondentsshouldindicatewhetherstaffhasbeen affirmativemarketingisactuallybeingperformedin
trained on tenant selection in accordance with the projecYs accordance with the AFHMP. If based on their review,
occupancy policy, including residency preferences (if any). respondents determine the AFHMP does not need to be
Respondents should also identify those staff positions that revised, they should maintain a file documenting what was
are/will be responsible for tenant selection. reviewed, what was found as a result of the review, and why
no changes were required. HUD may reviewthis
Block 7d - Respondents should include copies of any written documentation.
materials related to staff training, and identify the dates of past
and anticipated training. Notification of Intent to Begin Marketing.
No later than 90 days prior to the initiation of rental
Part 8-Additional Considerations. marketing activities, the respondent must submit notification
of intent to begin marketing. The notification is required by the
Respondents should describe their efforts not previously AFHMP Compliance Regulations (24 CFR 108.15). The
mentioned that were/are planned to attract those individuals Notification is submitted to the Office of Housing in the HUD Office
least likely to apply for the subject housing. servicing the locality in which the proposed housing will be located.
Upon receipt of the Notification of Intent to Begin Marketing from
the applicant, the monitoring office will review any previously
approved plan and may schedule a pre-occupancy conference.
Such conference will be held prior to initiation of sales/rental
marketing activities. At this conference, the previously
approved AFHMP will be reviewed with the applicant to
determine if the plan, and/or its proposed implementation,
requires modification priorto initiation of marketing in orderto
achieve the objedives of the AFHM regulation and the plan.
OMB approval of the AFHMP includes approval of this
notification procedure as part of the AFHMP. The burden hours
for such notification are included in the total designated for this
AFHMP form.
Previous editions are obsolete Page 8 of 8 Form HUD-935.2A (12/2011)
Worksheet 1: Determining Demographic Groups Least Likely to Apply for Housing Opportunities
(See AFHMP, Block 3b)
In the respective columns below, indicate the percentage of demographic groups among the projecYs residents, current project
applicant data, census tract, housing market area, and expanded housing market area (See instructions to Block 1 e). If you are a new
construction or substantial rehabilitation project and do not have residents or project applicant data, only report information for census
tract, housing market area, and expanded market area. The purpose of this information is to identify any under-representation of
certain demographic groups in terms of race, color, national origin, religion, sex, familial status, or disability. If there is significant
under-representation of any demographic group among project residents or current applicants in relation to the housing/expanded
housing market area, then targeted outreach and marketing should be directed towards these individuals least likely to apply. Please
indicate under-represented groups in Block 3b of the AFHMP. Please attach maps showing both the housing market area and the
expanded housing market area.
Demographic ProjecYs ProjecYs CensusTract HousingMarketArea Expanded
Characteristics Residents Applicant Data Housing Market
Area
%White
95.4% 90.6%
% Black or African
American
2.7% 4.9%
% Hispanic or Latino
0.8%
2.7%
%Asian
0.6% 9%
% American Indian or
Alaskan Native
0.3% 3%
% Native Hawaiian or
Pacific Islander
0.2%
6%
%Persons
vtitl�
Disabilities g.g% 12.5%
%Familieswith Children
under the age of 18
29.5% 25.7%
Other(specify)
Worksheet 2: Establishing a Residency Preference Area (See AFHMP, Block 4a)
Complete this Worksheet if you wish to continue, revise, or add a residency preference, which is a preference for admission of persons
who reside or work in a specified geographic area (see 24 CFR 5.655(c)(1)(ii)). If a residency preference is utilized, the preference
must be in accordance with the non-discrimination and equal opportunity requirements contained in 24 CFR 5.105(a). This Worksheet
will help show howthe percentage of the population in the residency preference area compares to the demographics of the project's
residents, applicant data, census tract, housing market area, and expanded housing market area. Please attach a map clearly
delineating the residency preference geographical area.
Demographic ProjecYs ProjecYs CensusTract HousingMarket Expanded Residency
Characteristics Residents pplicant Data (as determined Area (as Housing Market Preference Area
(as determined (as determined in Worksheet determined Area (if applicable)
in Worksheet 1) in Worksheet 1) 1) in Worksheet 1) (as determined in
Worksheet 1)
%White
% Black or African
American
% Hispanic or
Latino
% Asian
% American Indian
or Alaskan Native
% Native Hawaiian
or Pacific Islander
% Persons with
Disabilities
% Familieswith
Children underthe
age of 18
Other(specify)
Worksheet 3: Proposed Marketing Activities—Community Contacts (See AFHMP, Block 4b)
For each targeted marketing population designated as least likely to apply in Block 3b, identify at least one community contact
organization you will use to facilitate outreach to the particular population group. This could be a social service agency, religious
body, advocacy group, community center, etc. State the names of contact persons, their addresses, their telephone numbers, their
previous experience wnrking with the target population, the approximate date contact was/will be initiated, and the specific role they
will play in assisting with the affirmative fair housing marketing. Please attach additional pages if necessary.
Targeted Population(s) CommunityContact(s), including required information noted above.
All Dubuque Dream Center
1600 White St, Dubuque, IA 52001
(563) 845-7591
All Dubuque Comiskey Center
255 E 24th St, Dubuque, IA 52001
(563) 589-4296
All Northeast lowa Community College: Town Clock Business Center (Dubuque)
700 Main St, Dubuque, IA 52001
(563) 557-8271
All The Salvation Army Corps Community Center
10991owa St, Dubuque, IA 52001
(563) 556-1573
All Dubuque Jaycees
8901owa St, Dubuque, IA 52001
(563) 583-5555
Worksheet 4: Proposed Marketing Activities—Methods of Advertising (See AFHMP, Block 4c)
Complete the following table by identifying your targeted marketing population(s), as indicated in Block 3b, as well as
the methods of advertising that will be used to market to that population. For each targeted population, state the
means of advertising that you will use as applicable to that group and the reason for choosing this media. In each block,
in addition to specifying the media that will be used (e.g., name of newspaper, television station,website, location of
bulletin board, etc.) state any language(s) in which the material will be provided, identify any alternative format(s) to be
used (e.g. Braille, large print, etc.), and specify the logo(s) (as well as size)that will appear on the various materials.
Attach additional pages, if necessary, for further explanation. Please attach a copy of the advertising or marketing
material.
Targeted Population�s�—� Targeted Population: Targeted Population: Targeted Population:
Methods of Advertising ,�
Newspaper(s) All
telegraphherald.com
Radio Station(s)
TV Station(s)
Electronic Media All
Apts.com/Forrent.com
Bulletin Boards All
Sites we visit
Brochures, Notices, FI ers All
Sites we visit
Other s ecif
EXHIBIT III : OWNERS OF RECORD
Central Avenue Historic Residences Owners of Record
-2901 Central Avenue
Owner: Holy Ghost, LLC, Mailing Address: 1005 Campbell Street, Galena, IL 61036
-2887 Central Avenue
Owner: Holy Ghost, LLC, Mailing Address: 1005 Campbell Street, Galena, IL 61036
-Central Avenue (Portion for ponation)
Owner: Holy Spirit Church Dubuque IA, 1229 Mount Loretta Avenue, P.O. Box 479, Dubuque, IA 52004
EXHIBIT IV: WRITTEN NOTIFICATION
Central Aven ue H istoric Residences
Proposed Development
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EXHIBIT V: MAILING LIST
OwnerName Line1 City State PostalCode
SCHRIVER, SEAN& KORRIN 2815 JACKSON ST DUBUQUE IA 52001
HENKELS, MARGARET M 12871 CIRCLE RIDGE RD SHERRILL IA 52073
GRTD INVESTMENTS LLC 3250 KENNEDY CIR STE 7 DUBUQUE IA 52002
HOLY SPIRIT CHURCH DUBUQUE IA 1229 MOUNT LORETTA AVE PO BOX 479 DUBUQUE IA 52004
BAHL,JAMIE 1&VALENTINE-BAHLTHERESA A 2820 DAVENPORT ST DUBUQUE IA 52001
AVENARIUS, HAROLD 1 1770 AMELIA DR DUBUQUE IA 52001
POTHOFF, ALVIN 1& KATHIE E&POTHOFF, FRANCIS M&JAYNE L 17591 VISTA DR DUBUQUE IA 52001
KOHN, BRYCE W&KOPPES,JUSTINA 2833 CENTRAL AVE DUBUQUE IA 52001
15 PROPERTIES OF DUBUQUE LLC 1122 UNIVERSITY AVE DUBUQUE IA 52001
HUSEMANN,TIMOTHY P&JENNIFER L 2880 CENTRAL AVE DUBUQUE IA 52001
SPENSLEY, NANCY L 2860 CENTRAL AVE DUBUQUE IA 52001
AVENARIUS-ROBERTSON LLC 516 BADGER RD HAZEL GREEN WI 53811
CLAUER, DONNAI 2836CENTRALAVE DUBUQUE IA 52001
MCMAHON REAL ESTATE RENTALS LLC 2380 SAMANTHA DR DUBUQUE IA 52002
ARNOLD, ROBIN H TRUST AGREEMENT DATED 10/19/1999 26208 COUNTY ROAD W BENTON WI 53803
SANDERS,THOMAS 2908 CENTRAL AVE DUBUQUE IA 52001
LANSING, PATRICK A&MARY ANN 2915 WHITE ST DUBUQUE IA 52001
PUETSCH,TIMOTHY A 2900 CENTRAL AVE DUBUQUE IA 52001
SCHMITT, GARY C&MARY LOU 41513 HEIDERSCHEIT RD HOLY CROSS IA 52053
KOSTER, DALE 1 2916 CENTRAL AVE DUBUQUE IA 52001
BREINER,JAMES D&CINDY S 20090 KRUSE LN SHERRILL IA 52073
COPELAND, ROBIN R 2895 WHITE ST DUBUQUE IA 52001
BRIMEYER, DOUGLAS R 2875 WHITE ST DUBUQUE IA 52001
JOHNSON, KEITH A 2855 WHITE ST DUBUQUE IA 52001
JACKSON,JEFFREYALAN 39005AINTCATHERINERD BELELVUE IA 52031
HOLY SPIRIT CHURCH DUBUQUE IA 1229 MOUNT LORETTA AVE PO BOX 479 DUBUQUE IA 52004
HOLYGHOSTLLC 1005CAMPBELLST GALENA IL 61036
EXHIBIT VI : MINUTES AND/OR WRITTEN
COMMENTS FROM BOARDS AND/OR
COMMISSSIONS (N/A)
EXHIBIT VII : LIST OF CURRENT TENANTS (N/A)
EXHIBIT VIII : CASH FLOW ANALYSIS
�''' COHEN
II ESREY
Scenario#1
Year Year Year Year Year Year Year Year Year Year Year
1 2 3 4 5 6 7 8 9 10 11
ToTal Potential Revenue 116,298 199,368 203,355 207,422 211,571 215,802 22Q118 224,521 229,011 233,591 23$263
Vacancy (5,815) (13,95� (14,235) (14,520) (14,810) (15,10� (15,408) (15,71� (16,031) (16,351) (16,678)
Total Cash F1ow 11Q483 185,412 189,120 192,903 196,761 20Q696 204,710 20$804 212,980 217,240 221,585
TotalO erations 84,566 121,154 124,789 12$532 132,388 136,360 140,451 144,664 149,004 153,474 173,078
NOI 25,918 64,258 64,332 64,371 64,373 64,336 64,259 64,140 63,976 63,766 48,506
Debt Service - (41,609) (41,609) (41,609) (41,609) (41,609) (41,609) (41,609) (41,609) (41,609) (41,609)
Cash F1ow - 105,867 105,941 105,979 105,981 105,945 105,868 105,749 105,585 105,374 9Q115
DCR - 1.54 1.55 1.55 1.55 1.55 1.54 1.54 1.54 1.53 1.17
Scenario#2
Year Year Year Year Year Year Year Year Year Year Year
1 2 3 4 5 6 7 8 9 10 11
Total Potential Revenue 116,298 199,368 203,355 207,422 211,571 215,802 220,118 224,521 229,011 233,591 23$263
Vacanc (5,815) (13,95� (14,235) (14,520) (14,810) (15,10� (15,408) (15,71� (16,031) (16,351) (16,678)
Total Cash F1ow 11Q483 185,412 189,120 192,903 196,761 20Q696 204,710 20$804 212,980 217,240 221,585
TotalO erations 84,566 121,154 124,789 128,532 132,388 136,360 140,451 144,664 149,004 153,474 173,078
NOI 25,918 64,258 64,332 64,371 64,373 64,336 64,259 64,140 63,976 63,766 48,506
�ebc servt�e - ��,i�9� �a6,i�9� ��,i�9� ��,i�9� ��,i�9� ��,i�9� ��,i�9� ��,i�9� ��,i�9� �a6,i�9�
CashFlow - 11Q437 11Q511 11Q549 11Q551 11Q515 11Q438 110,319 11Q155 109,945 94,685
DCR - 139 139 139 139 139 139 139 139 138 1.05
EXHIBIT IX: RELOCATION SCHEDULE (N/A)
EXHIBIT X: REQUIRED
FORMS/RESOLUTIONS/SUPPORTING
DOCUMENTATION
RESOLUTION NO. 359-17
SUPPORl'ING COHEN-ESREY APPLICATION FOR L.OW-INCOME HOUSING TAX
CREDIT FOR CENTI�AL AVENUE HISTORIC RESIDENCES.
Whereas Ordinance 11-16 of April 18, 2016, designated the Paragon Square Urban '
Revitalization as defined in Section 404 of the lowa Code; and
Whereas, the Developer Cohen-Esrey requested City support for the Tax Credit
application to the State of lowa to redevelop 2887 and 2901 Central Avenue and;
Whereas, the Low-Income Tax Credit Application by Cohen-Esrey to the State of
lowa is consistent with the development of affordable, housing described in the
Paragon Square Urban Revitalization Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DV6J��GV�' �Otl tl�.
Section 1. The City Council supports the development of affordable housing located ',
at 2887 and 2901 Central Avenue and; '
Section 2o The proposed development for Central Avenue Historic Residences is
located within the Paragon Square Urban Revitalization Area and eligible for a 10-year
100% tax abatement from the value added by the improvements, estimated at $14,288
per year. '
Passed, approved and adopted this 6t" day of November, 017.
�
� �
�
Roy D. Bu�`1`;'Mayor
Attest:
..�`�`�� r �
Kevi . Firnstahl, City Clerk
T'IFIC 'f of t(e ITY L K
STATE OF IOVVA )
) SS:
COUNTY OF DU�UQUE ) '
I, Kevin S. Firnstahl, do hereby certify that I am the duly appointed, qualified, City Clerk
of the City of Dubuque, lowa, in the County aforesaid, and as such City Clerk, I have in
my possession or have access to the records of the proceedings of the City Council. I
do further state that the hereto attached Fte�olution No. 359-17 is a true and correct
copy of the original.
In Testimony Whereof, I hereunto set my hand and official seal of the City of Dubuque,
lowa.
Dated at Dubuque, lowa, on this 7th day of November, 2017.
,� � f ,r'
,.�
-•------•�
.�=-
��� � ,
Kev . Firnstah`,`CMG�, City Clerk ;
(SE�L�
UU�)ut�t�C Economic pevelppment Department
THC C1TY OF � J �� 50 West 13th Street
���------�... �3;, � Dubuque,lowa 52001-4864
T� ' #+ .; Office(563)589-4393
l�^'� -� TTY(563)690-6678
�° http://www.cityofdubuque.org
MnsterF�2eee oii tl�e NZi�si�sip��i ,..;,.,,,,o,:.:�,
October 10, 2017
Marquette Mall, LLC
Attn: Angel� M. Morehead
640 Main Street North, Suite 32
Stiliwater, MN 55082
RE: Letter of Commitment/Downtown Housing Creation Incentive Program —
2222 Queen Street, Dubuque, IA
Dear Angela:
I am pleased to inform you that your application for powntown Housing Incentive
Program funds for your building renovation project has been approved for the address
listed above.
The following offer is made:
Source of Funds: Downtown Housing Creation Incentive
Prog ram
Estimated Total Project Costs: $6,0OO,OpO+
Amount of Commitment: $10,000.00 per new unit, $30,0�0.00 maximum
Purpose of the Grant: To improve the interior of the building, with the
creation af 3 units, including th� scope
provided in the attached application
Conditions of this Commitment:
1. Project must be initiated by April 1, 2018.
2. Project must be completed by April 1, 2019.
3. Project work must conform to all requirements as outlined in the application
materials accompanying this agreement. Failure to comply with all requirements
will result in a forfeiture of all funds committed herein.
4. Grant will be disbursed upon completion of work, documentation of eligible
expenses, and an inspection of the completed project by Building Services
and/or Planning Department 5taff. Determination of whether the project is
complete will be made by Building Services and Planning Department in their
sole discretion. Expenses will be reimbursed at a rate of$10,000 per new unit
that receives a Certificate of Occupancy up to a maximum of 3 units.
5. The project is to be completed in accordance with the regulations set forth for the
City of Dubuque's Downtown Housing Creation Incentive Program.
This commitment is valid for thirty (30) days from the date of this letter. If you wish to
accept the offer, you must return the signed acknowledgment. Failure to return written
acknowledgment will be cause for the commitment to lapse.
If you have any questions regarding the conditions af this commitment, please contact
me at (563) 589-4393.
Sincerely,
Maurice Jones
Economic Development Director
I have reviewed the foregoing Offer and Agreement and f agree to all of the terms of this
Offer and Agreement.
.f , L� � ., n ,
,�,l � ' + t�� �� , � � > �J � r�':'/ �f�l ���,'�
., '�y� /� �� �,.,- �.. Y" �.�_ t __t :. r I�ti�. " �
Signature Date
U11�tic��i�: Economic Development Department
THE C:I1'Y OF �' � 50 West 13�"Street
���,� Dubuque,lowa 52001-4864
�T �� � � � Office(563)589-4393
��-��-.-� TTY(563)690-6678
�_
M(I5fCY�71eCe DYl t�te MISS1S5t�'1�1 http://www.cityofdubuque.org
-.•:a112•:ar13
October 10, 2017
Marquette Hall, LLC
Attn: Angela M. Morehead
640 Main Street North, Suite 32
Stiliwater, MN 55082
RE: Offer and Agreement for powntown Rehabilitation Grant—2222 Queen
Street, Dubuque, IA
Dear Angela:
I am pleased to inform you that your application for powntown Rehabilitation Grant
Program funds for your building renovation project has been approved for the address
�isted above, subject to the terms set forth in this Offer and Agreement.
The following Offer is made:
Source of Funds: FaCade Grant Program
Planning & Design Grant Program
Financial Consultant Grant Program
Estimated Total Project Costs: $6,000,000+
Amount of Offer: $10,000.00 maximum Fa�ade
$10,000.00 maximum Planning & Design
$15,000.04 maximum Financial Consultant
Purpose of the Grant: To improve the exterior of the building,
including the scope provided in the attached
application & Design Letter (the Project)
Conditions of this Offer:
1. Project must be initiated by April �, 201$.
2. Project must be completed by April 1, 2019.
3. Project work must conform to all requirements as outtined in the Design Letter
accompanying this Agreement. Failure to comply with all requirements will result
in a forfeiture of all funds committed herein.
4. Grant will be disbursed upon completion of work, documentation of eligible
expenses, and an inspection of the completed Project by representatives of the
Building Services Department and/or Planning Department. Determination of
whether the Project is complete will be made by Building Services Department
and/or Planning Department representatives in their sole discretion. Expenses
will be reimbursed at a rate of$.50 for each $1.00 of costs incurred within the
scope of the approved Project application, up to the maximum indicated above.
5. The Project is to be completed in accordance with the regulations set forth for the
City of Dubuque's Downtown Rehabilitation Grant Program attached hereto.
This Offer is vafid for thirty (30) days from the date of this letter. If you wish to accept
the Offer, you must return the signed Agreement. Failure to return the signed
Agreement will be cause for this Offer to lapse.
If you have any questions regarding the conditions of this Offer and Agreement, please
contact me at (563) 589-4393.
Sincerely,
Maurice Jones
Economic Devel ent Director
I have reviewed the foregoing Offer and Agreement and I agree to all of the terms of this
Offer and Agreement.
/ � � /f� ,
t`r i�, �' �� L,�'?,(G-�.Cf:771�... (1�'�G �`�-'fjr e',r, �� '�-c''i/� �-
.� f
Si n ' ure Date
EXHIBIT XI : ATTACHMENT A
ATTACHMENTA
1) Eligibility of the Proposed Designation:
a. Explain how the proposed Urban Revitalization Area meets the eligibility criteria
established in Section 404.1 of the lowa Code.
Central Avenue Historic Residences qualifies for an Urban Revitalization area for the following reasons
(language is quoted from Section 404.1 of the lowa Code)
• "1.An area in which there is a predominance of buildings or improvements, whether residential
or nonresidential, which by reason of dilapidation, deterioration (...J, the existence of conditions
which endanger life or properry by fire or other causes or a combination of such factors, is
conducive to ill health, (...J juvenile delinquency or crime which is detrimental to the public health,
safery, or welfare."
• "2.An area which by reason of the presence of a substantial number of deteriorating structures,
(...J unsanitary or unsafe conditions, deterioration of site or other improvements (...J, or the
existence of other conditions which endanger life or property by fire and other causes, or a
combination of such factors, substantially impairs or arrests the sound growth of a municipaliry,
retards the provision of housing accommodations or constitutes an economic or social liabiliry
and is a menace to the public health, safety, or welfare in its present condition and use.
• "3. An area in which there is a predominance of buildings or improvements which by reason of
age, history, architecture orsignificance 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 designed as appropriate for public improvements related to housing and residential
development, or construction of housing and residential development, induding single or
multifamily housing."
2) Applicability of Proposed Designation
a. Include a statement noting if the proposed revitalization is applicable to none,some,or
all of the property assessed as residential,agriculture,commercial or industrial property
within the proposed area or a combination thereof.
The proposed revitalization is applicable to all of the assessed residential property in the
proposed area.
b. Identify if the revitalization is limited to rehabilitation or to new construction,or if it
includes both.
The revitalization is limited entirely to rehabilitation.
3) Summary Statement:
a. Describe the current condition of the property, the impact of the proposed
improvements on the property, the necessity of the requested tax abatement, and an
explanation as to how the property under consideration meets the eligibility criteria
established in Section 404.1 of the lowa Code.
The current of condition of the building proposed for renovation is poor. These buildings have
been vacant for more than a decade. Their deterioration is accelerating with a recent uptick in
property crimes, which include vandalism and arson. The redevelopment of these historic
buildings will be a boost to the neighborhood and the community by addressing blight through
returning these buildings to productive use. This will enhance neighborhood safety and provide
quality affordable housing options for the residents of Dubuque in a key development area. The
historic rehab of antique buildings into quality affordable housing is a very challenging and a very
expensive endeavor. Given the very small margins for a project like this, the ten-year tax
exemption is critical in helping make the project work financially. The City of Dubuque's support
of this request is absolutely critical in receiving state housing tax credits from the lowa Finance
Authority. The proposed development meets several of the eligibility criteria from Section 404.1.
Regarding Paragraph 1, the development is in an area that, by reason of dilapidation and
deterioration, creates conditions which endanger life or property by fire or other causes, and is
conducive to ill health, transmission of disease, juvenile delinquency or crime, and is generally
detrimental to the public health, safety, and welfare. This is evidenced by the arson that was
committed at the building in early October of 2018.
Regarding Paragraph 2,the development is in an area where the presence of the deterioration of
site or other improvements which endanger life or property by fire and other causes, arrests the
sound growth of a municipality, retards the provision of housing accommodations or constitutes
an economic or social liability and is a menace to the public health safety or welfare in its present
condition and use. The endangerment of life or property is again evidenced by the arson event.
These buildings are also a source of blight in the neighborhood which constitutes an economic
and social liability.
Regarding Paragraph 3, the development is in 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. The development is already on the National Register of
Historic Places,and proposed development will return these buildings to productive use.
Regarding Paragraph 4, the development is in an area deemed appropriate as an economic
development area.The development site is located in the True North Focus Area,which has been
identified by the Greater Dubuque Development Corporation as an area where the removal or
blight and the creation of affordable workforce housing has been identified as a top priority.
Other priorities include the redevelopment, reuse,and repurposing of community assets that will
have a transformative effect,and the improvement of infrastructure to enable new businesses to
develop and existing businesses to reinvest along the north side corridors.
Regarding Paragraph 5, the development is in an area designated appropriate for public
improvements related to housing and residential development, inclusive of single or multifamily
housing.This is evidenced by the current zoning which allows for the development of multifamily
housing.
EXHIBIT XII : ATTACHMENT D
Dubuque
QTY OF DUBUQUE, IA pn�pm�encac��nr
Housing& Community Development 1 I I I I''
350 W 6�^ St, Suite 312
Dubuque, IA 52001 �,,.,,,_.�,,.�,.
Attachment D
Required Documentation:
Ll Map identifying parcels included in project (Section 2)
� Affirmative Marketing Plan (Section 3)
U Names and addresses of all owners of record for proposed project location (Section 7)
� Copy of written notification to residents and City staff of neighborhood meeting (Section 7)
� Mailing listfor notifications (as provided by Planning Services Department)
❑ Minutes and/or written comments from City Boards and Commissions. These may be
submitted afterthe application deadline, but 10 days priorto the requested City Council date
(Section 7)
❑ Listofcurrenttenants (Section9)
�l Cash flow analysis (Section 11)
Documentation that may apply to your project:
❑ Relocation Schedule (Section 9)
� Required forms/Resolutions/Supporting Documentation for completion by City (Section 12)
� AttachmentA (Sectionl3)—RequiredforUrbanRevitalizationDesignation
Engagement Schedule:
December 19, 2018_ Date(s) of Neighborhood Meeting
Contact Neighborhood Services for Neighborhood Association Contacts
North End Neighborhood
Association___ Neighborhood Association(s) Contacted
______ Date(s) Project will appear on agenda of Long Range Planning Advisory
Commission Meeting
Contact Planning Services for assistance scheduling
______ Date(s) project will appear on agenda of Housing Commission Meeting
Contact Housing& Community Development for assistance scheduling
January 7th, 2019 _ Requested date project will appear on City Council Agenda
Submittocompleterequestforsupportto: AlexisSteger
Housing & Community Development Department
350 West 6�^Street, Suite 312
DubuquelA 52001
asteeer(c�citvofdubuque.ore � Phone: (563)-589-4231 � TTY: (563) 589-4230
10
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