Urban Revitalization - Jackson Park Res, Ord and Plan 12 22 80468 Special Session, ..December 22, 1980
WORDS IN SUBSECTION (a) OF SEC-
TION 25.187.1 BE DELETED AND PRO-
VIDING THAT SUBSECTION (c) OF
SECTION 25-187.1 BE REPEALED.
BE IT ORDAINED BY THE CITY
COUNCIL OFTHE CITY OF DUBUQUE,
IOWA: .
Section 1. That Section 25.187.166 of
the Code of Ordinances of the City of Du-
buque, Iowa, be amended by deleting the
words ':..on the streets designated by
subsection /c1 of this section .."
Section 2. That Section 25.18710 of
the Code of Ordinances of the City of Du-
buque, Iowa is hereby repealed and de-
clared null and void and of no. effec t. .i
Section 3. That all, ordinances or parts"
of ordinances in conflict with. this ordi-
nance are hereby repealed.
Passed, adopted, and approved this
22nd day of December, 1980.
Carolyn Farrell
Mayor
James E. Brady
D. Michael King
Michael W. Pratt
John L. Felderrnan
Council Members
ATTEST. -
Mary A. Davis
City Clerk
Published officially in the Telegraph
Herald newspaper this 30th day of De-
cem.ber, 1980.
Mary A: Davis
City Clerk
It 12/30
Council Member King moved final
adoption of the Ordinance. Seconded by
Council Member Pratt. Carried by the
following vote:
Yeas -Mayor Farrell, Council Members
Brady, Felderrnan, King, Pratt,
Nays -None.
ORDINANCE NO. 74-80
AN ORDINANCE ESTABLISHING THE
JACKSON PARK URBAN REVITALI-
ZATION AREA CONTAINING THE
PROPERTIES HEREINAFTER DE-
SCRIBED, PURSUANT TO THE RE-
QUIREMENTS OF HOUSE FILE 81,
ENACTED BY THE 68TH GENERAL
ASSEMBLY OF THE STATE OF IOWA,
said Ordinance having been previously
presented and read at the meetings of
'Nov. 1.7th and December 8th, presented
for final adoption.
ORDINANCE NO. 74-80
AN ORDINANCE ESTABLISHING THE
JACKSON PARK URBAN REVITALI-
ZATION AREA CONTAINING THE
PROPERTIES HEREINAFTER DE-
SCRIBED,- PURSUANT TO THE RE-
QUIREMENTS OF HOUSE FILE 81, EN.
ACTED BY THE 68TH GENERAL AS-
SEMBLY OF THE STATE OF IOWA.
NOW THEREFORE BE IT ORDAIN-
ED BY THE CITY COUNCIL OF THE
CITY OF DUBUQUE, IOWA:
Section 1. That the properties herein-
after described shall hereafter be, desig-
nated an urban revitalization area purs-
ant,. to House, File 81, as enacted by the
68th General Assembly of the State of
Iowa, 1979, to wit;
All of City Lots 453 thru 455, inclu-
sive; alt of City Lots 462 and 462A; all
of City Lots 463 and 463A; all of City.
• Lots 470 thru 475, inclusive; City Lot
470A; all of City Lot 664; all of .Lot 1
of City Lot 66'?; all of City Lot 671; all
of City Lots 672 and 67224; all of City
Lots 673 and 673A; all of City. Lot 674;
and all of Lot 7oj'City Lot 675.
.All of Lots 14 thru 17, inclusive; all
being in Dorgan's Subdivision.
All of Lots 1 through 15, inclusive;
all being in D.N. Cooley's Subdivision.
Section 2. That the Jackson Park Ur-
ban Revitalization Plan hereto attached
as Exhibit "A "is hereby adopted and ap-
prooedand the properties within said de-
scribed area shall be subject to the provi-
sions of said Plan.
Passedadopted, and approved this
22nd day of December, 1980.
Carolyn Farrell
Mayor
.lames E. Brady
1.). Michael King
Michael W. Pratt
John L. Felderman.
Council Members
ATTEST::
Mary A. Davis
City Cleric
Published officially in the Telegraph
Herald newspaper this 30th day of De-
cember; 1980.
Mary A. Davis
City Clerk
11 12/30
Council Member Pratt moved adoption
of the Ordinance. Seconded by Council
Member Felderrnan. Carried by the fol-
lowing vote:
Yeas -Mayor Farrell, Council Members
Brady, Felderrnan, King, Pratt.
Nays -None.
Communication of City Mgr. submit•
ting resolutions providing for the estab-
lishment of a proposed plan for the West
11th Street Urban Revitalization Area,
presented and read.
Council Member Pratt moved that the
communication be received and filed.
Seconded by Council Member Felder -
man. Carried by the following vote:
Yeas -Mayor Farrell, Council Members
Brady, Felderman, King, Pratt.
Nays -None.
RESOLUTION NO. 302 -80
A RESOLUTION FINDING THAT THE REHABILITATION
AND CONSERVATION OF THE HEREINAFTER DESCRIBED
PROPERTIES, COMPRISING THE JACKSON PARK AREA,
IS NECESSARY IN THE INTEREST OF THE PUBLIC
HEALTH, SAFETY AND WELFARE OF THE RESIDENTS
OF THE CITY.
WHEREAS, House File 81, as enacted by the Iowa State Legis-
lature in 1979, allows cities to give property tax exemptions for prop-
erties on which improvements have been made in a designated revitaliza-
tion area, and further authorizes cities to issue revenue bonds for re-
vitalization and urban renewal areas; and
WHEREAS, the Jackson Park Area as hereinafter described, is
an area containing a substantial number of deteriorated or deteriorat-
ing structures, retarding the provision of housing accommodations; and
WHEREAS, said area has a predominance of buildings and im-
provements which are significant by reason of age, history and archi-
tecture, and should be preserved or restored to productive use;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF DUBUQUE, IOWA:
Section 1. That the rehabilitation and conservation of the
hereinafter described area is hereby found to be necessary in the in-
terest of the public health, safety and welfare of the residents of
the city, which area's boundaries are described as follows:
All of City Lots 453 thru 455, inclusive; all of City
Lots 462 and 462A; all of City Lots 463 and 463A; all
of City Lots 470 thru 475, inclusive; City Lot 470A;
all of City Lot 664; all of Lot 1 of City Lot 667; all
of City Lot 671; all of City Lots 672 and 672A; all of
City Lots 673 and 673A; all of City Lot 674; and all of
Lot 7 of City Lot 675.
All of Lots 14 thru 17, inclusive; all being in Dorgan's
Subdivision.
All of Lots 1 thru 15, inclusive; all being in D. N.
Cooley's Subdivision.
All of the above properties are situated in the City
of Dubuque, Iowa.
Section 2. That the above-described area meets the eligi-
bility criteria of section one (1) of House File 81, as enacted by the
General Assembly of the State of -Iowa, 1979.
PASSED, ADOPTED AND APPROVED, this 6th day of
1980.
ATTEST:
Mary Davis CITY CLERK
October
REE-JLUTION NO. 303
-80
A RESOLUTION ACKNOWLEDGING A PROPOSED PLAN FOR THE
JACKSON PARK URBAN REVITALIZATION AREA, AND PROVIDING
FOR A PUBLIC HEARING
WHEREAS, Resolution No. 302 -80 has set forth a finding
that the Jackson Park Area meets the eligibility criteria of section one
(1) of House File 81, known as the Iowa Urban Revitalization Act, and
that the rehabilitation and conservation of said Area is in the interest
of the public health, safety and welfare of the residents of the city; and
WHEREAS, House File 81 provides that a public hearing shall
be held on a proposed plan for the revitalization area;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF DUBUQUE, IOWA:
Section 1. That the Proposed Urban Revitalization Plan for
the Jackson Park Area, hereto attached and marked Exhibit "A", shall be
made a matter of record and shall be available for public inspection in
the office of the City Clerk and in the Planning Division of the Depart-
ment of Community Development.
Section 2. That a public hearing shall be held by the City
Council on the proposed plan on November 17, 1980.
Section 3. That following said public hearing, the proposed
plan may be adopted, amended, referred to a second hearing, or rejected
by the City Council, as provided for by House File 81.
Section 4. That notice of the pendency of the proposed plan
shall be given according to the requirements of House File 81.
ATTEST:
PASSED, ADOPTED AND APPROVED, THIS day of October, 1980.
MAYOR
Mar A. Davis, CITY CLERK
EXHIBIT
--PROPOSED-
JACKSON PARK URBAN REVITALIZATION PLAN
TABLE OF CONTENTS
INTRODUCTION
THE JACKSON PARK REVITALIZATION AREA 2
Location
Zoning
Land Use and Residents
Municipal Services
Area Problems
REVITALIZATION GOALS 7
THE REVITALIZATION PROGRAM 8
Applicability
Definitions'
Tax Exemption Schedule
APPLICATION AND REVIEW PROCEDURE. 11
Relocation Provisions
TIME FRAME 13
INDUSTRIAL REVENUE BONDS 14
RELATED PROGRAMS 14
APPENDIX "A" 15
INTRODUCTION
The Urban Revitalization Act was passed by the 1979 Iowa Legislature, and
became effective on July 1, 1979. The Act authorizes the City Council to
designate areas of the city as urban revitatlization areas. Improvements to
qualified real estate within these designated areas may then 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 attend property improvements. The main purpose for
designating urban revitalization districts is t.o help create a long-term
increase or stabilization in the tax base caused by new improvements to the
designated area. Additionally, designation is meant to improve the economic
viability or neighborhood livability of the area.
The Urban Revitalization Act also authorizes the provision of low interest
credit by permitting the city to issue revenue bonds for residential,
commercial, industrial or non-profit projects within the revitalization
areas.
In order to implement the provisions of the Act, the city must prepare a plan
and ensure that certain criteria are met and that specific procedures are
followed. An area must meet at least one of the following criteria in order
to be eligible for designation as an urban revitalization area.
1. The area is detrimental to the public health, safety, or welfare
because a majority of the buildings in the area are dilapidated,
overcrowded, unsanitary or undesirable for similar reasons.
2. The area is detrimental to the public health, safety or welfare
because of tax delinquencies, defective titles, inefficient land
1
uses or other similar conditions.
3. The area has a predominance of buildings or improvements which,
because of age, history, architecture or significance, should be
preserved or restored to productive use.
The ensuing narrative describes the reasons for selecting the Jackson Park
Area as an urban revitalization area, and also describes the plan to be
followed in an attempt to realize the potential benefits of designation.
THE JACKSON PARK REVITALIZATION AREA
Location
The Jackson Park Area encompasses approximately twelve city blocks immediately
northeast of the downtown business district. Its eastern boundary adjoins the
commercial activities which line Central Avenue. The western and northern
boundaries of the area are physically delimited by steep bluffs, whose tops
are covered with residential structures. Map #1 on page 3 highlights the
location of the Jackson Park Area relative to the entire Revitalization Target
Area as identified in the Urban Revitalization Program proposed for the City
of Dubuque.
Zoning
Map #2 on page 4 depicts the existing zoning classifications in the Jackson
Park Revitalization Area. The several blocks north of West 17th Street fall
within the R-4 Residential Zoning District. This zoning classification
provides for moderate -density residential housing. Single-family homes and
multi -family structures containing not more than twelve dwelling units are the
principal permitted uses. The remaining blocks fall within the OR -1
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JACKSON PARK: URBAN REVITALIZATFON DISTRICT
DISTRICT ZONING
CITY OF DUBUQUE, IOWA
o' IOo' 200'
i I I NORTH /h
SCALE I" = 200'
residential zoning classification, primarily a high-density dwelling district
permitting mixed professional office use. Both zoning classification are used
as buffer or transitional districts between lower density residential
districts and commercial or institutional districts. No zoning changes are
anticipated for the Jackson Park Area.
Land Use and Resident Characteristics
Map #3 on page 6 depicits the existing land use in the Jackson Park Area. The
Jackson Park Area is a predominantly multi -family residential neighborhood,
with approximately 70 older residential structures containing nearly 260
dwelling units. About 190 of the units are renter -occupied, and most are low
or moderately priced. It appears that the social and economic characteristics
of the area have not changed markedly since 1970 when one-third of the area's
460 residents were over 62 years of age. The area still provides housing for
a significant number of the City's low and moderate income renters, many of
whom are elderly. Besides containing a large number of residences, the area
also has several highly visible and architecturally appealing institutional
buildings, including the Dubuque Girls' Club, -School Administration Building,
and several churches. Small offices and funeral homes are also scattered
throughout the area. Most of these uses occupy buildings that were once
residential structures.
Municipal policies will be primarily directed at maintaining and enhancing the
present, predominantly residential character of the Jackson Park Neighborhood.
While scattered conversions of residential properties to office uses are
likely to occur gradually, no major changes in land use are anticipated in the
near future.
JACKSON PARK: URBAN REVITALIZATFON DISTRICT
LAND-USE PARK LA RESIDENTIAL
INSTITUTIONAL OFFICE
01 100' 200'
CITY OF DUBUQUE, IOWA 1 NORTH
SCALE In= 200'
Municipal Services
The level of basic municipal services currently being provided to the Jackson
Park Area appears adequate to meet the area's existing needs. The services
include the provision of transit, sewer and water, garbage collection, street
maintenance, park facilities and police and fire protection. The service
levels for the Jackson Park Area are comparable to those of most other
neighborhoods in the City. There appear to be no conditions within the
neighborhood (e.g., burglary, arson, traffic accidents, etc.) that would
dictate a measurable increase in service level at this time.
Area Problems
The Jackson Park Area is currently experiencing the incipient erosion of its
housing stock. Most of the structures in the area are over one -hundred years
old, with the structural and functional systems of many of these units worn or
obsolete. Some buildings are already vacant and will require major
rehabilitation if they are to be reoccupied. The quality of the area housing
stock is further diminished by numerous instances of deferred maintenance as
indicated by a field survey of the area conducted by Planning Department
staff. The need for a variety of exterior repairs including masonry repair,
porch reconstruction, painting, and chimney repair was noted in a visual
inspection of the area.
REVITALIZATION GOALS
The Jackson Park Area contains a predominance of buildings that are worthy of
preservation, and a significant number of deteriorating buildings whose
condition indicates substandard housing. In an effort to reverse the dynamics
currently at work in the neighborhood, it is appropriate that the Jackson Park
Area be designated as an Urban Revitalization Area. The design and
implementation of a Jackson Park Urban Revitalization Plan will focus on the
preservation and restoration of the neighborhood's moderately priced housing
stock. In this manner, the Plan seeks to halt and reverse the erosion of the
property tax base, and the overall decline of the neighborhood.
THE REVITALIZATION PROGRAM
Applicability
The tax exemption provisions set forth on pages 9 through 13 of this Plan are
applicable only to improvements made to ualified real estate assessed as
either residential or commercial property that lies within one or more of the
parcels described as follows:
All of City Lots 453 thru 455, inclusive; all of City Lots 462 and
462A; all of City Lots 463 and 463A; all of City Lots 470 thru 475,
inclusive; City Lot 470A; all of City Lot 664; all of Lot 1 of City
Lot 667; all of City Lot 671; all of City Lots 672 and 672A; all of
City Lots 673 and 673A; all of City Lot 674; and all of Lot 7 of
City Lot 675.
All of Lots 14 thru 17, inclusive; all being in Dorgan's
Subdivision.
All of Lots 1 through 15, inclusive; all being in D. N. Cooley's
Subdivision.
Appendix A contains the current assessed valuations of all land and buildings
within these boundaries with parcels delimited on Map A-1, page 15. The names
and addresses of area property owners are also included.
8
"Qualified real estate" means real property, other than land, which is located
in the Jackson Park Revitalization Area and to which improvements have been
added, during the time the area is 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 property or which have, in the case
of land upon which is located more than one building, and not assessed as
residential property, increased the actual value of the buildings to which the
improvement has been made by at least fifteen percent.
"Improvements" include rehabilitation and additions to existing structures.
However, if such rehabilitation or additions were begun one year (365 days)
prior to the adoption by the City Council of the Jackson Park Urban
Revitalization Area Plan, the value added by such rehabilitation or additions
will not constitute an increase in value for purposes of qualifying for
property tax exemptions under the Urban Revitalization Act. Any improvements
that were assessed before the area was officially designated will not be
eligible for exemption.
The "actual value added" by the improvements means the actual value, as
determined by the local assessor, as of the first year for which the tax
exemptions are received.
9
"Qualified tenant" means the legal occupant of a residential dwelling unit
which is located within a designated revitalization area and who has occupied
the same dwelling unit continuously since one year prior to the city's
adoption of the resolution establishing the revitalization area.
Tax Exemption Schedule
The owners of qualified real estate eligible for the property tax exemption
may elect to take the applicable exemptions listed below. Once an exemption
has been selected by the property owner and granted by the City, the owner is
not permitted to change the exemption.
10
1. All qualified real estate assessed as residential property is
eligible to receive an exemption from taxation based on the actual
value added by the improvements. The exemption is for a period of
ten years. The amount of the exemption is equal to a percent of the
actual value added by the improvements, determined as follows:
One -hundred percent of the value added by the improvements.
However, the amount of the actual value added hy"the improvements
which shall be used to compute the exemption shall not exceed
$20,000 and the granting of the exemption shall not result in the
actual value of the qualified real estate being reduced below the
actual value on which the homestead credit is computed under Section
425.1 of the Code of Iowa.
2. All qualified real estate assessed as commercial property,
consisting of three or more separate living quarters with at least
75 percent of the space used for residential purposes, is eligible
to receive a 100 percent exemption from taxation on the actual value
added by the improvements. The exemption is for a period of ten
years.
APPLICATION AND REVIEW PROCEDURE
1. The property owner must apply for an exemption by February 1st of the
assessment year for which the exemption is first claimed, hut not later
than the year in which all the improvements are first assessed for
taxation.
2. 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.
(d) The tenants living on the property as of , 1980.
(e) The date of Council resolution citing the need for establishment of
the Jackson Park Revitalization Area.
11
3. The property owner has the option of submitting a proposal for an
improvement project to the City prior to submitting a formal application.
If the proposed project is in conformance with the revitalization plan,
the City Council shall, by resolution, give preliminary approval of the
project. Such preliminary approval shall not entitle the owner to
exemption until the improvements have been completed and found to be
qualified real estate. If the proposal is rejected, the owner may submit
an amended proposal for the City to approve or reject.
4. The City reviews all applications to determine whether a proposed project
conforms to the revitalization plan, is within the designated area, and
if the improvements were made during the appropriate time period. If a
proposed project meets all three criteria, the City shall forward the
application to the assessor by March 1st, with a statement as to which
exemption applies. Applications for exemptions for succeeding years on
approved projects shall not be required.
5. The local assessor shall review each first-year 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 at least 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
12
appealed to the local board of review at the time specified in Section
441.37 of the Iowa Code. The property owner may also refile an
application in a subsequent year after additional improvements have been
made.
6. 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.
Relocation Provisions
A qualified tenant may apply to the City for relocation compensation if he
becomes displaced due to the action of a property owner attempting to qualify
for the urban revitalization tax exemption. Upon verification of such an
application, the City shall require compensation of at least one month's rent
and may require payment of actual relocation expenses to the displaced tenant.
The City shall require the persons causing the qualified tenant to be
displaced to pay all of the relocation payments as a condition for receiving a
tax exemption.
TIME FRAME
The designation of the Jackson Park Neighborhood as an Urban Revitalization
Area will remain in effect until it is determined that the revitalization
goals of the neighborhood have been attained. A three to five year time frame
is anticipated for the Jackson Park revitalization designation. Upon repeal
of the ordinance establishing the revitalization area, all existing exemptions
would continue until their previously established expiration date.
13
INDUSTRIAL REVENUE BONDS
The issuance of revenue bonds to finance commercial or residential development
projects in the Jackson Park Urban Revitalization Area is not contemplated.
RELATED PROGRAMS
The City of Dubuque presently has three active programs which provide
subsidies for residential improvements and are available to the Jackson Park
Area. These programs are:
1. Community Development Block Grant Rehabilitation Grants and Loans
Available to qualifying low and moderate income homeowners.
2. Section 8 Rent Subsidy -- Available to qualifying low and moderate
income renters.
3. Section 312 Loan Program Low-interest rehabilitation loans
available to qualifying homeowners.
Other programs that the City may choose to participate in or encourage
include:
1. Iowa Housing Finance Authority -- Low-interest mortgage loan program
for designated urban revitalization districts.
2. Section 2124 of the Tax Reform Act of 1976 -- Provides federal
income tax deductions on the cost of certified rehabilitation to
certified historic structures.
3. Section 315 of the Revenue Act of 1978 -- Provides federal income
tax credit on rehabilitation investments.
14
JACKSON PARK: URBAN REV1TALIZATtON DISTRICT
CITY OF DUBUQUE, IOWA
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SUBJECT:
PURPOSE
CITY OF DUBUQUE, IOWA
MEMORANDUM
October 1, 1980
HONORABLE, MAYOR AND CITY COUNCIL
W. KENNETH GEARHART, CITY MANAGER '44'
IOWA URBAN REVITALIZATION ACT
APPLICATION TO DUBUQUE NEIGHBORHOODS
This memorandum transmits a staff report on the Iowa Urban Revitalization
Act and its application to Dubuque neighborhoods, and recommends initiation of
proceedings on the designation of the Jackson Park Neighborhood as an urban
revitalization area.
BACKGROUND
In 1979, the Iowa Legislature passed the Urban Revitalization Act, which
provides incentives for the improvement of property in neighborhoods threaten-
ed
hreatened with decline. The staff has made an analysis of the Act and its potential
application to our community development and historic preservation efforts.
The attached report describes how the various incentives offered in the Act
may work in support of our development needs. It notes that there are two
principal incentives:
a. The abatement of local property taxes on the value of
improvements added to residential and conuuercial pro-
perty.
b. The potential availability of low-cost mortgage credit,
primarily from the Iowa Housing Finance Authority.
The report describes an overall area in which the Urban. Revitalization
Act may apply for the purpose of qualifying the City for low-cost mortgage
credit. We seek a concensus of the Council on the proposed strategy for ap-
plication of the Act's provisions to Dubuque neighborhoods. Following that,
the staff would then proceed with the additional work necessary to make the
overall area designation "shelf -ready", in the event that low-cost mortgage
credit should become available through the Iowa Housing Finance Authority.
The report also describes the more immediate prospect of a Jackson Park
Urban Revitalization Area. This Area has been singled out for immediate con-
sideration because of the pendency of a major multi -family rehabilitation pro-
ject, known as the Walnut Grove project. The staff would report to you on the
current status of that project and of its relation to the tax abatement provi-
sions of the Act.
RECOMMENDATION
The Urban Revitalization Act may offer new and important support for our
community development objectives. Because its successful implementation will
depend on the support of our local lenders and others, I recomend that you
receive and file the report and refer it to yourselves for consideration in a
work session in the near future.
Since the Jackson Park Area has an immediate relationship to a pending
rehabilitation project, I would recommend that the Council adopt the first of
the two attached Resolutions, which declares the Area to be eligible under the
terms'of the Act. The second Resolution, which is necessary to implement the
provisions of the Act, makes reference to a proposed plan for the Area. This
Resolution establishes a public hearing on the Plan for November 17, 1980, in
the manner required by law. Setting the hearing date at this time would still
afford the Council the option of adopting the Plan as proposed, reducing the
size of the Area, tabling it for further consideration, or rejecting the Plan.
We hope that we would be able to review this material with you at a work
session prior to the public hearing.
WKG:deb
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