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Adopting Nativity / Alta Vista Urban Revitalization Plan Copyrighted January 7, 2019 City of Dubuque Consent Items # 10. ITEM TITLE: Adopt Nativity/Alta Vista Urban Revitalization Plan SUMMARY: City Manager recommending adoption of a resolution approving the Alta Vista Urban Revitalization Plan for the Nativity Road Urban Revitalization Area. RESOLUTION Approving the Adoption of an Urban Revitalization Plan for the Nativity Road Urban Revitalization Area SUGGESTED DISPOSITION: Suggested Disposition: Receive and File;Adopt Resolution(s) ATTACHMENTS: Description Type AdoptAlta Vista Urban Revitalization Plan-MVM Memo City Manager Memo Staff Memo Staff Memo ResolutionAdopting Plan Resolutions Urban Revitalization Plan Supporting Documentation Area Map Supporting Documentation Project Maps Supporting Documentation Neighborhood Meeting Input Supporting Documentation THE CITY OF Dubuque � AIFA�erlwGh UB E '�� III► Masterpiece on the Mississippi Z°°'�w'2 7A13 2017 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Resolution Approving the Alta Vista Urban Revitalization Plan for the Development of Affordable Senior Housing at 1225 Alta Vista by Horizon Development Group, Inc. DATE: December 28, 2018 Housing and Community Development Director Alexis Steger recommends the City Council adopt a resolution approving the Alta Vista Urban Revitalization Plan for the Nativity Road Urban Revitalization Area. In order to establish the Urban Revitalization Area, the City followed criteria and procedures for Chapter 404 of the lowa Code. The City Council adopted a resolution finding the designation of the Alta Vista Urban Revitalization Plan is necessary to encourage needed housing and residential development on October 1 , 2018. In accordance with requirements under Chapter 404, the Alta Vista Urban Revitalization plan was developed and made available for public review prior to a public hearing. City code requires comment by the Long Range Planning Advisory Commission on any urban revitalization plan. The Long Range Planning Advisory Commission reviewed the plan at their November 13, 2018 meeting, and affirmed that the Urban Revitalization Plan is consistent with the Comprehensive Plan. The City Council held the required public hearing on December 3, 2018. I concur with the recommendation and respectfully request Mayor and City Council approval. �� Mic ael C. Van Milligen �� MCVM:jh Attachment cc: Crenna Brumwell, City Attorney Teri Goodmann, Assistant City Manager Cori Burbach, Assistant City Manager Alexis M. Steger, Housing & Community Development Director THE CITY OF Dubuque � U� � All-America City 1 ' � Mas terpiece on the Mississippi Zoo,.Zo12.Zo13 TO: Michael C. Van Milligen, City Manager FROM: Alexis M. Steger, Housing & Community Development Director DATE: December 28, 2018 RE: Resolution Approving the Alta Vista Urban Revitalization Plan for the Development of Affordable Senior Housing at 1225 Alta Vista by Horizon Development Group, Inc. Introduction This memorandum presents a review of the steps City Council has taken to establish the Nativity Road Urban Revitalization Area. The memorandum recommends the City Council adopt a resolution to adopt the Alta Vista Urban Revitalization Plan. Background Urban Revitalization Chapter 404 of the lowa Code (Urban Revitalization Act) authorizes cities to designate areas as urban revitalization areas. Improvements to qualified real estate within these designated areas may receive a total or partial exemption from property taxes for a specified number of years. The exemptions are intended to stimulate private investment by reducing tax increases that usually accompany property improvements. This additional private investment provides a long- term increase or stabilization in the area's tax base, enhances the visibility of revitalization areas and supports important city objectives such as historic preservation, economic development and affordable housing development. In order to establish the Urban Revitalization Area, the City followed criteria and procedures for Chapter 404 of the lowa Code. City Council adopted a resolution finding the designation of the Alta Vista Urban Revitalization Plan is necessary to encourage needed housing and residential development on October 1, 2018. In accordance with requirements under Chapter 404, the Alta Vista Urban Revitalization plan was developed and made available for public review priorto a public hearing. City code requires comment by the Long Range Planning Advisory Commission (LRPAC) on any urban revitalization plan. The LRPAC reviewed the plan at their November 13, 2018 meeting, and affirmed that the Urban Revitalization Plan is consistent with the Comprehensive Plan. City Council held the required public hearing on December 3, 2018. The development plan provides for the construction of a 60-unit affordable residential housing development for seniors. Horizon Development Group, Inc is proposing a $11 million dollar project utilizing private financing, Federal Home Loan Bank Des Moines AHP, Tax Credit Equity, and Tax Abatement incentives to finance the project. The urban revitalization tax exemption will show local support for the project, which will strengthen Horizon's Tax Credit application to the lowa Finance Authority. 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 Alta Vista Urban Revitalization Area Designation furthers City Council goals of having "Livable Neighborhoods and Housing: Great Place to Live" and "Partnership for a Better Dubuque: Building our Community that is Viable, Livable, and Equitable". This project also furthers the "Management in Progress" efforts to support Low Income Housing Tax Credits Program/Projects. Consistency with the Consolidation Plan The U.S. Department of Housing and Urban Development (HUD) requires communities who receive Community Development Block Grant (CDBG) funds to complete a five- year Consolidated Plan that identifies general areas of need in the community and how to address them, particularly in the areas of housing, economic opportunity, and community development. The City of Dubuque reviews applications for city support to ensure the request is consistent with the needs identified in the current Consolidated Plan. The Alta Vista Urban Revitalization Plan meets the objectives identified in the Consolidated Plan Needs Assessment to "Provide opportunities to maintain, improve, obtain and develop affordable housing", "Increase opportunities for the elderly, disabled and persons with special needs to maintain an independent lifestyle", and "Provide for implementation of fair housing opportunities". 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. 2 Based on the Source of Income Committee recommendations, the City now requires housing developers to accept HCV participants in conjunction with approval of an affordable housing development agreement related to an urban revitalization plan. Proximity to Community Services lowa's Low Income Housing Tax Credit (LIHTC) program has an extensive application process that includes consideration of a projecYs proximity to community services. Enclosed is a series of maps that show the location of the Urban Revitalization Area and the proximity to community services that the lowa Finance Authority deems essential for the quality of life. The Alta Vista Urban Revitalization Plan explains that this location meets the 1-mile radius requirements for services and the 1/2 -mile radius requirements for access to public transportation. Location Affordable housing projects are given a priority for city support if they are located outside an area of concentrated poverty based on the recommendations of the Voluntary Compliance Agreement and U.S. Department of Housing and Urban Development. The Nativity Road Urban Revitalization Area is in an area of concentrated poverty and therefore does not meet this objective. Consistency with Comprehensive Plan The proposed Alta Vista Urban Revitalization Plan was reviewed at the November 13, 2018 LRPAC meeting. At that meeting, the LRPAC also reviewed the proposed plan for Radford Road Urban Revitalization Plan. The LRPAC recommends the Nativity Road Urban Revitalization Area Designation, stating that it is consistent with the Comprehensive 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. The vote was 4 to 0. Attached are the comments of the LRPAC as well as a memorandum from Housing & Community Development Director, Alexis Steger and Planning Services Manager, Laura Carstens. Opportunity Areas lowa's LIHTC program calculated the "high" and "very high" opportunity areas as part of the State of lowa's Analysis of Impediments to Fair Housing Choice. IFA and lowa Economic Development Authority are required to conduct such an analysis because both agencies administer HUD funding. One of the components of the Analysis is to identify Opportunity Areas. HUD adapted the Communities of Opportunity model to calculate opportunity index scores for each census block group on six separate dimensions: Prosperity, Labor Market Engagement, Job Access, Mobility, School Proficiency, and Community Health. Each dimension analyzed for lowa's Analysis of Impediments to Fair Housing Choice includes a collection of variables describing conditions for each census tract in 3 the State. The Nativity Road Urban Revitalization Area is in a designated opportunity area. Community Input All projects requesting city support are required to hold a community meeting, where at a minimum, residents within a 200-foot radius of the project receive an invitation. Horizon Development Group, Inc held a community meeting on April 30th, 2018. Members of the community expressed interest in the project, and the comments are attached. The Neighborhood Association was unable to attend the meeting, but submitted comment the next day and that is also provided in the attachment. Relocation The Alta Vista Urban Revitalization Plan requires new construction, therefore no persons, families, business or others would be displaced for this project. Estimated Property Tax Calculations The current property value, based upon 2018 Beacon data, is $655,250 for land and $2,850,820 for dwelling for a total value of$3,506,070. This parcel is currently owned by a tax-exempt entity, so the total taxable value is $0. The developer estimates after improvements the assessed value for taxation will be $2,195,868. At the 2018 tax rate of 0.03291592, the annual property tax increase over existing is estimated to be $72,279. The abatement of$72,279 will be in effect for 10 years for an estimated total of$722,790. After the abatement period expires the property will be taxed based on the assessed value for taxation as determined by the assessor. Discussion The City followed provisions and procedures of Chapter 404 for the preparation, public comment period, and required number of public hearings prior to making the recommendation to adopt the plan. The City did not receive a petition to hold a second public hearing on the Urban Revitalization Plan within the 30-day notice period following the initial public hearing. At this time, City Council may proceed with the adoption of the attached resolution approving the Alta Vista Urban Revitalization Plan. Recommendation/Action Step I respectfully recommend that the City Council adopt the resolution approving the Alta Vista Urban Revitalization Plan for Nativity Road Urban Revitalization Area. Cc: Maurice Jones, Economic Development Director Jill Connors, Economic Development Director Laura Carstens, City Planner 4 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.7-19 APPROVING THE ADOPTION OF AN URBAN REVITALIZATION PLAN FOR THE NATIVITY ROAD URBAN REVITALIZATION AREA. Whereas, the City Council of the City of Dubuque (the City), Iowa on October 1,2018 City Council approved Resolution No. 291-18, a resolution of finding that the designation of the Alta Vista Urban Revitalization Plan is necessary to encourage needed housing and residential development providing safe, affordable housing for the residents of the City of Dubuque, Iowa and the property meets the criteria for Urban Revitalization as defined in Section 404.1(5) of the Iowa Code; and Whereas, on November 5, 2018 the City reviewed a proposed Urban Revitalization Plan (the Plan) for the Nativity Road Urban Revitalization Area, and scheduled, by Resolution No, 332-18, a public hearing to be held on December 3, 2018 on the proposed adoption of the Plan; and Whereas, on November 13, 2018, the Long Range Planning Advisory Commission reviewed the plan and provided comment to City Council at the public hearing; and Whereas, the City ordered the Clerk to publish notice of a public hearing on the Plan to be held on December 3, 2018 on the proposed adoption of the Plan; and Whereas the City Clerk published the notice of public hearing on November 23, 2018; and Whereas owners of record were notified by ordinary mail at least thirty days prior to the public hearing; and Whereas, the City has held the required public hearing after the required 30 -day review period, and has not received a valid petition requesting a second public hearing with in thirty days after the public hearing held on December 3, 2018; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: The Urban Revitalization Plan for Church of the Nativity PI in the County of Dubuque, City of Dubuque, Iowa, according to the recorded plat thereof, known as the Nativity Road Urban Revitalization Area is hereby approved. Passed, approved and adopted this 7th day of January, 2019. Attest: Kevin F Firnstahl, City Clerk Roy D. Buol, Mayor Alta Vista Urban Revitalization Plan November 2018 1 .0 Introduction The following plan describes certain provisions of the lowa Urban Revitalization Act and proposes the establishment of the Alta Vista Urban Revitalization area. The State of lowa, under lowa Code Chapter 404, allows cities to designate areas as urban revitalization districts. Under this Act, improvements to qualified areas may receive a total or partial exemption from property taxes for a specified number of years. The exemptions are intended to stimulate private investment by the reduction of tax increases related to property improvements. Once an area is deemed to meet the requirements established in Chapter 404, a plan must be established which identifies the district boundaries, property owners, existing conditions, proposed plans and the basic abatement provisions for the revitalization area. lowa Code Chapter 404.1 lists five reasons for which a city or county may establish urban revitalization plans. These include: 1 . The existence of numerous buildings that are dilapidated or deteriorated, detrimental to the public health, safety, or welfare of the area 2. An area challenged by the presence of a substantial number of deteriorated or deteriorating structures along with additional other defective or unsafe conditions impairing the provision of housing 3. An area in which there is a predominance of buildings or improvements which by reason of age, history, architecture or significance should be preserved or restored to productive use. 4. An area which is appropriate as an economic development area as defined in section 403.17. 5. An area designated as appropriate for public improvements related to housing and residential development, or construction of housing and residential development, including single or multifamily housing. The Alta Vista Urban Revitalization Plan will be based upon the need for the encouragement of housing and residential development. 2.0 The Area 2.1 Location Exhibit A identifies the location of the Revitalization District. As indicated on the map, this area is located at 1225 Alta Vista Road or Church of the Nativity PI to the centerline of the adjoining public right-of-way. Radford Road Urban Revitalization Plan November 2018 Page 2 The boundaries of the district are restricted to the property of Church of the Nativity PI to the centerline of the adjoining public right-of-way. 2.2 Zoning The proposed area is zoned as OR Office Residential District to accommodate a multi-residential structure. 2.3 Existing and Proposed Land Use The subject property has been used as two school buildings associated with Nativity Church. The proposed land use is OR Office Residential District. 2.4 Assessed Valuations and Owners of Records The existing assessed valuation of the land in the Revitalization District is $655,250 and the building value is $2,850,820 for a total Revitalization District value of$3,506,070. 2.5 City Services This area is served by city services that would support a multi-residential structure. 3.0 Relocation No relocation should occur due to the rehabilitation of the parcels identified for expansion of this district. Should relocation occur because of rehabilitation in the proposed district, the person(s) causing a qualified tenant to be displaced shall pay all the relocation costs of the tenant as a condition for receiving a tax-exemption under lowa Code Section 404.3. "Qualified tenanY' shall mean the legal occupant of a residential dwelling unit which is located within this designated revitalization area and who has occupied the same dwelling unit continuously for one year prior to the city's adoption of this plan pursuant to lowa Code Section 404.2. 4.0 Qualification of Areas The Alta Vista Urban Revitalization District Area for purposes of this initiative is an area restricted to Church of the Nativity PI to the centerline of the adjoining public right-of-way. The housing in the area consists of single-family homes. The Revitalization District is one block from Lincoln Elementary School. Within one mile of the district there is a college, childcare center, city library, pharmacy, retail establishments, local transit, and restaurants. Radford Road Urban Revitalization Plan November 2018 Page 3 4.1 Historic Significance The Alta Vista Urban Revitalization Area has historically been used as two school buildings associated with Nativity Church. The two former school buildings have been demolished. 5.0 Revitalization Program 5.1 Tax Exemption a) Residential property, assessed as residential or assessed as commercial property, if the commercial property consists of three or more separate living quarters with at least seventy-five percent of the space used for residential purposes, will be eligible for property tax exemption. The property tax exemption will be in accordance with the Code of lowa, Chapter 404.3(4), providing for a ten-year, 100°k exemption of the actual value added by the improvements. Property assessed as commercial, other than described above, will be eligible for property tax exemption in accordance with Code of lowa, Chapter 404.3 (3), providing for a three-year, 100°k exemption of the actual value added by the improvements. This will provide an incentive for neighborhood commercial uses to expand and grow in the area. b) "Qualified real estate" means real property, otherthan land, which is located in a designated revitalization area and to which improvements have been added, during the time the area was so designated, which have increased the actual value by at least fifteen percent., or at least ten percent in the case of real property assessed as residential, or which have, in the case of land upon which is located more than one building and not assesses as residential property, increased the actual value of the buildings to which the improvements have been made by at least fifteen percent. c) Property tax exemption shall be available only for 'new construction' that is considered an in-fill development. The development of in-fill sites must be done in a manner compatible with the existing development pattern as to not negatively impact the use and enjoyment of surrounding property. "Actual value added" means the actual value added as of the first year for which the exemption was received. d) Any construction or improvements that were assessed before the area was officially designated will not be eligible for exemption. Construction begun prior to one year prior to the area becoming designated will not be eligible for exemption. All exemptions existing at the time of the repeal of the Alta Vista Urban Revitalization District shall continue until their expiration. Radford Road Urban Revitalization Plan November 2018 Page 4 e) New Construction must result in a structure meeting applicable building, plumbing, mechanical, electrical, and other code requirements of the City of Dubuque. � The actual value of the improvements must result in an increase in assessed value as stated above in (b). Each year that an application is made for tax exemption, the assessed value must have increased in that year by the required percentage. g) The area shall become a Revitalization District commencing upon the adoption of the ordinance approving this Revitalization District by the City Council. The designation of the Alta Vista Urban Revitalization Plan Area will remain in effect until the desired level of revitalization has been attained. Upon repeal of the ordinance establishing this revitalization area, all existing exemptions would continue until their previously established expiration date. 5.2 Availability of funding There are two active programs, which may provide a source of funding for residential and commercial improvements to the proposed district. These include; Community Development Block Grant Funds (CDBG), Housing Tax Increment Financing. 6.0 Application Procedure This area, upon designation, will follow the procedures for application and granting of the property tax exemption within the City of Dubuque. a) The property owner must apply for an exemption by February 15� of the assessment year for which the exemption is first claimed, but not later than the year in which all the improvements included in the project are first assessed for taxation, or the following two assessment years, in which case the exemption is allowed for the total number of years in the exemption schedule. Upon the request of the owner, the governing body of the City may provide by resolution that the owner may file an application no later than February 1 of the tenth assessment year. b) The application must contain, at a minimum, the following: a. The nature of the improvements, b. The cost of the improvements, c. The actual or estimated date of completion, and d. The tenants occupying the property as of the date of the City's resolution adopting this plan. Radford Road Urban Revitalization Plan November 2018 Page 5 c) The City reviews all applications to determine whether the improvement project conforms to the revitalization plan, is within a designated area, and if the improvements were made during the appropriate time period. If the project meets all three criteria, the City shall forward the application to the assessor by March 15�, with a statement as to which exemption applies. Applications for exemptions for succeeding years on approved projects shall not be required. d) The local assessor shall review each application by making a physical review of the property, to determine if the improvements made increased the actual value of the qualified real estate by at least fifteen percent or ten percent in the case of real property assessed as residential property. If the assessor determines that the actual value of that real estate has increased by at least the requisite percent, the assessor shall certify the property valuation, determined pursuant to the tax exemption schedule, to the County Auditor at the time of transmitting the assessment rolls. The assessor shall notify the applicant of the determination, and the assessor's decision may be appealed to the local board of review at the time specified in lowa Code. The property owner may also refile an application in a subsequent year after additional improvements have been made. e) After the tax exemption is granted, the assessor shall continue to grant the tax exemption, with periodic physical review by the assessor, for the ten- year time period specified in the tax exemption schedule. � An application for exemption received by February 1 in any year after the year in which the improvement was completed and first assessed for taxation, is a late application. Late application may be made in any year up to the tenth year following completion of the improvement. The exemption period will be the remainder of the ten-year period, which began upon completion of the improvement, except the total number of years in the exemption schedule will be allowed if a claim for exemption is filed within two years of the February 1 filing deadline. 7.0 Conclusion The proposed urban revitalization district will encourage new in-fill construction to provide needed housing units uses for the citizens of Dubuque and the surrounding area. Afterthe ten-year abatement period lapses, the full assessed value of the property will go on the tax rolls to the benefit of the entire community. EXHIBITA (Map) 1225 Alta Vista Property Map E x h i b i t A � � ; � �„y £ �� ; . . �� ° �' . , � �� '��'"g�� .`. � � C_ � , � � . 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Horizon's experience was discussed, including development, construction,and property management. We reviewed the Applewood community and recent success in opening Applewood IV. Specific proposal elements were then addressed, including site plan, unit types,common amenities, general description of funding sources and project timeline. Neighbors were then asked for any specific feedback or questions,which are summarized below. 1. Confirm that the project similar project to Applewood IV? a. Yes, the proposed project will be similar to Applewood IV 2. Who are the residents? Confirm senior housing and affordable. a. Yes, senior housing 55+,yes,affordable housing 3. 60 units? a. Yes, 60 units 4. Do they have showers? a. Yes, all units are designed as independent apartments, so all units have full bathrooms including shower. Units also have complete kitchen. 5. High toilets? a. Property will be designed to meet accessibility standards, Applewood IV has some toilets higher than typical. There are products that can help accommodate certain needs which we work with residents on. 6. For the market rate units, what are you projecting for rents? a. $950 for 1 BR b. $1275 for 2 BR 7. Do you consider market rate units available to fixed-income households? a. No, the rent restricted units are for people who make a certain %of AMI 8. What is included in rent as far as utilities? a. Heat, water,and trash are paid for by the owner b. Resident pays electricity, cable, internet 9. If you don't have a car, is rent reduced? a. Currently we have figured that underground parking is no charge to tenant. If you do not have a car or use the stall,your rent stays the same and is not reduced. 10. What about Security? a. Secured access points to building will be at main entry, underground parking,and possibly at the northeast corner of the building(closest to church) to facilitate access at that location. b. There are other egress points (emergency exits) that will be required by code,those are only to get out of the building and do not function as entries. 11. Are college students eligible to live here? a. Clarified that the proposal is for senior housing b. Cannot rent to a full-time student due to LIHTC restrictions 12. Overnight visitors? a. Yes, overnight or weekend visitors are permitted, but our management policy states that the number of visitor days cannot exceed 14 calendar days in the year 1 13. Are laundry facilities in each apartment? a. Each unit has its own washer and dryer included. 14. Is the proposed zoning just for this property or for the entire church property? a. The re-zone request is just for the area where the building will be constructed,as outlined by the proposed property boundary. 15. Which balcony type would be facing parking and which the road? a. We have not identified the balcony configuration at this point, but all units will have either a patio or balcony as a unit amenity. 16. Will the entries be from Nevada Street? a. Yes, both vehicular access points are located on Nevada 17. Will the building use the existing church parking lot? a. No. The church hoped to keep their parking separate. b. The site is designed to be self-sufficient, meaning all cars will either park underground or utilize the surface lot shown on plan,which is limited to this site specifically. 18. Increased traffic on Nevada Street is a concern a. Yes, there will be some increased traffic but based on traffic studies conducted at similar properties, we know that the average number of vehicle trips per day is less than 1 per unit. In terms of actual number of cars,we expect that about 5 total resident trips will be generated per hour which could mean 2 cars leaving the driveway and 3 cars entering the driveway. With senior trips typically being at non- rush hour times(i.e. mid-morning to mid-afternoon),and because Nevada and University is a controlled intersection,we believe the additional traffic volume on Nevada will be manageable. 19. Traffic increase would double to triple the traffic volume on the street based on the number of trips Scott sited. 20. Does the underground parking have floor drains? a. Yes, there are floor drains that will be included with the design. 21. Construction staging area in parking lot or on Nevada St.? a. We have not discussed construction staging yet with the church, but we are hoping to utilize a portion of the parking lot for this purpose. We understand the need to keep Nevada St. clear for traffic and Nevada St. resident parking. 22. Service animals/pets allowed? a. Yes, service animals are allowed with proper documentation. Pet policy needs to be established by property management. 23. Will Parish have to contribute financially to the project? a. No financial contribution expected from the church. The neighborhood meeting concluded around 5:30pm, with a few questions following the meeting. One nearby resident asked more about construction staging, and another wondered if street parking would be removed on Nevada in areas across from planned driveways, which would impact their parking. Neighbors were generally supportive of the proposed project. Separate comment from Neighbor Association via email 5-1-18: "1 spoke with a couple of folks in our neighborhood and they are supportive of the project as long as the design of the building is sympathetic to the historic fiber of the neighborhood. 1 advised them we discussed this and that your team will spend some time on the design and try to make it fit in the area. They all like Applewood and thought they were good projects for the community." 2