Amending the Radford Road Urban Revitalization Area Plan_Initiate Copyrighted
February 4, 2020
City of Dubuque Items to be set for Public Hearing # 4.
ITEM TITLE: Amending the Radford Road Urban RevitalizationArea
Plan
SUM MARY: City Manager recommending the City Council set a public
hearing for February 17, 2020, on the Amended Radford
Road Urban Revitalization Plan.
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Set Public
Hearing for February 17, 2020
ATTACHMENTS:
Description Type
Radford Road Amended Urban Revitalization Area City Manager Memo
Plan-MVM Memo
Staff Memo Staff Memo
DraftAmended Radford Road Urban Revitalization Supporting Documentation
Area Plan
Requestfor Support Supporting Documentation
Dubuque
THE CITY OF �
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Set Public Hearing for Radford Road Amended Urban Revitalization Area
Plan
DATE: January 29, 2020
Housing and Community Development Director Alexis Steger requests the City Council
set a public hearing for February 17, 2020, on the Amended Radford Road Urban
Revitalization Plan.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
v
Mic ael C. Van Milligen
MCVM:jh
Attachment
cc: Crenna Brumwell, City Attorney
Teri Goodmann, Assistant City Manager
Cori Burbach, Assistant City Manager
Alexis Steger, Housing and Community Development Director
THE CITY OF Dubuque
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TO: Michael C. Van Milligen, City Manager
FROM: Alexis Steger, Housing and Community Development Director
DATE: January 29, 2020
RE: Set Public Hearing for Radford Road Amended Urban Revitalization Area
Plan
Introduction
This memorandum presents information necessary for the February 17, 2018 public
hearing regarding the proposed Radford Road Urban Revitalization Area designation.
Background
The Petition for Radford Road Amended Urban Revitalization Area Designation was
provided to City Council on February 4, 2020. At that meeting, the City Council
adopted a resolution finding the area eligible for exemption and setting a public hearing
for February 17, 2020. The proposed plan will amend an existing Urban Revitalization
District and provide for a ten-year residential exemption on the value of improvements,
including new construction, for the proposed affordable housing development.
The development plan provides for the construction of a 44-unit planned affordable
residential housing development. Horizon Development Group, Inc. is proposing a
$9.7-million-dollar project utilizing private financing, Tax Credit Equity, and Tax
Exemption incentives to finance the project. The Urban Revitalization tax exemption
will show local support for the project, which will strengthen Horizon Development
Group, Inc.'s Low Income Housing Tax Credit application to the lowa Finance
Authority.
Urban Revitalization Chapter 404 of the lowa Code (Urban Revitalization Act)
authorizes cities to designate areas as urban revitalization areas. Improvements to
qualified real estate within these designated areas may receive a total or partial
exemption from property taxes for a specified number of years. The exemptions are
intended to stimulate private investment by reducing tax increases that usually
accompany property improvements. This additional private investment provides a long-
term increase or stabilization in the area's tax base, enhances the visibility of
revitalization areas and/or supports important city objectives such as historic
preservation, economic development and affordable housing development.
In order to implement the provisions of Chapter 404, the City must determine the area
is eligible for exemption, prepare a revitalization plan for each designated area, and
hold at least one public hearing after proper notice. The law mandates specific criteria
and procedures must be followed.
Discussion
Chapter 404 provides for a public comment period prior to amending an urban
revitalization plan. Based upon these requirements, the Council would hold a public
hearing on February 17, 2020 that provided a comment period on the proposed plan.
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 Amended Radford Road Urban
Revitalization Area Designation furthers City Council goals of having "Livable
Neighborhoods and Housing: Great Place to Live" and "Partnership for a Better
Dubuque: Building our Community that is Viable, Livable, and Equitable".
This project also furthers the "Management in Progress" efforts to support Low Income
Housing Tax Credits Program/Projects.
Consistency with the Consolidation Plan
The U.S. Department of Housing and Urban Development (HUD) requires communities
who receive Community Development Block Grant (CDBG) funds to complete a five-
year Consolidated Plan that identifies general areas of need in the community and how
to address them, particularly in the areas of housing, economic opportunity, and
community development.
The City of Dubuque reviews applications for city support to ensure the request is
consistent with the needs identified in the current Consolidated Plan.
The Amended Radford Road Urban Revitalization Area meets the objectives identified
in the Consolidated Plan Needs Assessment to "Provide opportunities to maintain,
improve, obtain and develop affordable housing", and "Provide for implementation of fair
housing opportunities".
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.
2
. 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.
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 Amended Radford Road Urban Revitalization Area is outside the
area of concentrated poverty and therefore meets this objective.
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 the lowa
Economic Development Authority are required to conduct such an analysis because
both agencies administer HUD funding. One of the components of the Analysis is to
identify Opportunity Areas.
HUD adapted the Communities of Opportunity model to calculate opportunity index
scores for each census block group on six separate dimensions: Prosperity, Labor
Market Engagement, Job Access, Mobility, School Proficiency, and Community Health.
Each dimension analyzed for lowa's Analysis of Impediments to Fair Housing
Choice includes a collection of variables describing conditions for each census tract in
the State.
The Radford Road Urban Revitalization Area is in a designated "high" 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 January 27, 2020.
Comments will be presented at the Public Hearing.
Relocation
The Amended Radford Road Urban Revitalization Area would be new construction,
therefore no persons, families, business or others would be displaced for this project.
Recommendation
Staff recommends the City support these efforts to promote quality, affordable housing,
with attention to the needs of families. The Amended Radford Road Urban
Revitalization Plan provides affordable family housing outside the area of concentrated
poverty, is in a location with proximity to key community services and living wage job
3
opportunities, and is consistent with the recommendations of the Voluntary Compliance
Agreement with the U.S. Department of Housing and Urban Development.
Action Requested
I respectfully request the City Council set a public hearing for February 17�h, 2020.
4
DRAFT Amended Radford Road Urban Revitalization
Plan
Established, November 2018; Amended February 2020
1 .0 Introduction
The following plan describes certain provisions of the lowa Urban Revitalization
Act and proposes the amendment of the Radford Road Urban Revitalization Area.
The State of lowa, under lowa Code Chapter 404, allows cities to designate areas
as urban revitalization districts. Under this Act, improvements to qualified areas
may receive a total or partial exemption from property taxes for a specified number
of years. The exemptions are intended to stimulate private investment by the
reduction of tax increases related to property improvements.
Once an area is deemed to meet the requirements established in Chapter 404, a
plan must be established which identifies the district boundaries, property owners,
existing conditions, proposed plans and the basic abatement provisions for the
revitalization area.
lowa Code Chapter 404.1 lists five reasons for which a city or county may establish
urban revitalization plans. These include:
1 . The existence of numerous buildings that are dilapidated or deteriorated,
detrimental to the public health, safety, or welfare of the area
2. An area challenged by the presence of a substantial number of deteriorated
or deteriorating structures along with additional other defective or unsafe
conditions impairing the provision of housing
3. An area in which there is a predominance of buildings or improvements
which by reason of age, history, architecture or significance should be
preserved or restored to productive use.
4. An area which is appropriate as an economic development area as defined
in section 403.17.
5. An area designated as appropriate for public improvements related to
housing and residential development, or construction of housing and
residential development, including single or multifamily housing.
The Amended Radford Road Urban Revitalization Plan will be based upon the
need for the encouragement of housing and residential development.
2.0 The Area
2.1 Location
Exhibit A identifies the location of the Revitalization District in the City of
Dubuque. As indicated on the map, this area is located at 1865 Radford Road
Amended Radford Road Urban Revitalization Plan
February 2020
Page 2 of 6
and 1895 Radford Road, which are Lot 2-1 Wolff Place No. 2 and Lot 1-1 Wolff
Place No. 2, to the centerline of the adjoining public right-of-way.
The boundaries of the district are restricted to the property of Lot 2-1 Wolff
Place No. 2 and Lot 1-1 Wolff Place No. 2 to the centerline of the adjoining
public right-of-way. This area was formerly known as Lot 1 Wolff Place No 2 in
the establishment of the Radford Road Urban Revitalization Plan in 2018.
2.2 Zoning
1895 Radford Road or Lot 1-1 Wolff Place No. 2 was re-zoned per ordinance
33-18 as OC Office Commercial District on November 17, 2018 to
accommodate a multi-residential structure. 1865 Radford Road or Lot 2-1 Wolff
Place No. 2 was rezoned OC Office Commercial District on February 17, 2020
to accommodate a multi-residential structure.
2.3 Existing and Proposed Land Use
The subject property has been used as farmland and there has been no
building constructed on the site. The proposed land use is OC Office
Commercial District for a multi-residential structure.
2.4 Assessed Valuations and Owners of Records
The existing assessed valuation of the land in the Revitalization District, is
$397,020.00.
2.5 City Services
This area is served by city services.
3.0 Relocation
No relocation should occur due to the rehabilitation of the parcels identified for
expansion of this district. Should relocation occur because of rehabilitation in
the proposed district, the person(s) causing a qualified tenant to be displaced
shall pay all the relocation costs of the tenant as a condition for receiving a
tax-exemption under lowa Code Section 404.3. "Qualified tenanY' shall mean
the legal occupant of a residential dwelling unit which is located within this
designated revitalization area and who has occupied the same dwelling unit
continuously for one year prior to the city's adoption of this plan pursuant to
lowa Code Section 404.2.
4.0 Qualification of Areas
The Amended Radford Road Urban Revitalization Area for purposes of this
initiative is an area restricted to Lot 1-1 Wolff Place No. 2 and Lot 2-1 Wolff
Amended Radford Road Urban Revitalization Plan
February 2020
Page 3 of 6
Place No. 2 to the centerline of the adjoining public right-of-way in the City of
Dubuque. The housing in the area is more than 200 feet from this parcel and
consists of single-family homes.
Exhibit B shows the Revitalization Area in comparison to areas of
concentrated poverty. This Revitalization Area supports the initiative to create
affordable housing units outside the area of concentrated poverty.
The Revitalization Area is adjacent to Eleanor Roosevelt Middle School and
Carver Elementary School. Within one mile of the Revitalization Area there is
a childcare center, county library, grocery store, pharmacy, retail
establishments, local transit, and restaurants.
Additionally, there are several employment opportunities within one mile of the
Revitalization Area, which include the establishments listed above as well as
many industrial and commercial employers such as Kendall Hunt Publishing,
Geisler Brothers, Rite Hite, Weber Paper, A.Y. McDonald, and the Dubuque
Regional Humane Society, among numerous others.
4.1 Historic Significance
The Amended Radford Road Urban Revitalization Area has been used as
farmland. There have been no buildings constructed on the site.
5.0 Revitalization Program
5.1 Tax Exemption
a) Residential property, assessed as residential or assessed as commercial
property, if the commercial property consists of three or more separate living
quarters with at least seventy-five percent of the space used for residential
purposes, will be eligible for property tax exemption. The property tax
exemption will be in accordance with the Code of lowa, Chapter 404.3(4),
providing for a ten-year, 100°k exemption of the actual value added by the
improvements.
Property assessed as commercial, other than described above, will be
eligible for property tax exemption in accordance with Code of lowa,
Chapter 404.3 (3), providing for a three-year, 100°k exemption of the actual
value added by the improvements. This will provide an incentive for
neighborhood commercial uses to expand and grow in the area.
b) "Qualified real estate" means real property, otherthan land, which is located
in a designated revitalization area and to which improvements have been
Amended Radford Road Urban Revitalization Plan
February 2020
Page 4 of 6
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'. "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
Amended Radford Road Urban Revitalization District shall continue until
their expiration.
e) New Construction must result in a structure meeting applicable building,
plumbing, mechanical, electrical, and other code requirements of the City
of Dubuque.
� The actual value of the improvements must result in an increase in
assessed value as stated above in (b). Each year that an application is
made for tax exemption, the assessed value must have increased in that
year by the required percentage.
g) The area became a Revitalization Area commencing upon the adoption of
the ordinance approving this Revitalization Area by the City Council on
January 7, 2018. The designation of the Amended Radford Road Urban
Revitalization Plan Area will remain in effect until the desired level of
revitalization has been attained. Upon repeal of the ordinance establishing
this revitalization area, all existing exemptions would continue until their
previously established expiration date.
5.2 Availability of funding
There are two active programs, which may provide a source of funding for
residential and commercial improvements to the proposed district. These
include; Community Development Block Grant Funds (CDBG), Housing Tax
Increment Financing.
6.0 Application Procedure
This area, upon designation, will follow the procedures for application and granting
of the property tax exemption within the City of Dubuque.
Amended Radford Road Urban Revitalization Plan
February 2020
Page 5 of 6
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.
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
Amended Radford Road Urban Revitalization Plan
February 2020
Page 6 of 6
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 construction to
provide needed housing units and supporting commercial uses for the citizens
of Dubuque and the surrounding area. After the ten-year abatement period
lapses, the full assessed value of the property will go on the tax rolls to the
benefit of the entire community.
EXHIBIT A & B (Maps)
HORIZON
DEVELOP•BUILD•MANAGE
January 3, 2019
Ms. Ale�s Steger
Housing and Community Development Director
350 West 6`'' Street, Suite 312
Dubuque, IA 52001-4148
Re: Petition for City Support:
Designation of Lot 2-1 of Wolff Place No. 2 as Uxban Revitalization Area
Dear Ms. Steger,
Please accept the attached documentation as Horizon Development Group, Inc.'s,petition to
designate the above-referenced property as an Urban Revitalization Area and to pxovide the project
described herein with 100% tax abatement for a pexiod of 10 years once the property is placed-in-
sei�rrice. l�s t�us petition�v'sll detail,r�e are makuzg this request ta suppaxt the dcvelapmcr�t of a 4�-
unit workforce housing community on the City's west side.
The proposed project will ditectly addxess rising housing costs for Dubuque's woxking families by
providing an affordable rental option near schools, health caxe, employment,public transportation,
and other amenities. Similar to the housing cost trend across the nation, the City of Dubuque has
identified its rising housing cost-buxden as the "most pxevalent problem" facing the City in the next
5 years,with ovex 3,873 households paying more than 30% of gross income towards housing cost.'
Horizon has a history of developing successful housing communities, both locally and regionally,
and we appreciate the oppoxtunity to improve access to workforce housing in the City of Dubuque.
If you have any questions ox require additional information,please feel free to contact me at (608)
354-0820 or s.kwiecinski@horizondbm.com .
Sincerely,
Hari n D elopr�nent Group, Inc.
Sco t I��viecznski
Principal
�See,City of Dubuque Five-Year Consolidated Plan FY 2020-2025 (Draft—for Public Comment),p.25,31.
5201 East Terrace Drive,Suite 300 •Madison,WI 53718 ■ (608)354-0900
MAIN FAX(608)354-0880•CONSTRUCTTON FAX(608)354-0902• MANAGEMENT FAX(608)354-0903
1660 Embassy 4Vest Drive,Suite 250•Dubuque,IA 52002• (563)556-1188• FAX(563)556-4890
3900 South Prairie Hill Lane•Greenfield,WI 53228 • (414)541-3900•FAX(414)541-3100
Infernet Sites ■www.horizondbm.com • Management:www.horizonseniorhousing.com
PETITION FOR CITY SUPPORT
The City of Dubuque requires that petitions requesting the City's financial support for housing
projects include fourteen items oudined in the Housing and Community Development Division's
"Requesting City Support for Housing Development Projects" pamphlet The section numbenng
and tides of this Petition correspond direcdy with the items requested in the pamphlet.
I. Location
The proposed project will be located on the west side of Radford Road, north of Wolff Road and
south of Eleanor Roosevelt Middle School. The subject site is part of a lazger pazcel of land in the
City that will be subdivided prior to closing. As the property does not have an official legal address,
please see the below aerial photo from the Dubuque County GIS for an appro�mate visual
illustration of the site's location. For additional clarification, please see the survey included in
Attachment D (Section XI�, which illustrates the subdivision of the property and identifies the
precise portion of land on which the project will be developed.
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The subject site is located in Dubuque County Census Tract 12.04, which the Iowa Finance
Authority ("IFA"� has designated as one of the highest opportunity census tracts in the State. IFA
targets "high opportunit�' tracts like the projecYs location because of the opportunities and
advantages they offer families. These tracts aze targeted because they have statistical data evidencing
low unemployment high educational attainment good access to jobs, and strong school
performance data. It is therefore fair to assume that this azea is also outside high concentrations of
poverty.
2
II. Legal Description
Once officially subdivided, the project site will have the following official legal description:
Lot 2-1 of Wolff Place No. 2.
III. Description of Project and Proposed Improvements
Pra�ect Overvieev:
Horizon Development Group, Inc., is proposing a 44-unit multifamily workforce housing
development with a mix of market rate and affordable units. The community will consist of a three-
story,wood frame apartrnent building with underground parking and will feature a variety of one-,
two-, and three-bedroom unit types.
The Horizon group of companies specializes in development construction, and management of
multifamily housing. Horizon has a successful track record of developing affordable housing in the
City of Dubuque, most recently with the opening of the 60-unit Applewood IV in 2017. Horizon
has developed and built affordable housing in the City of Dubuque since the 1990's and continues
to manage these and other properties in Northeast Iowa. Our experience extends beyond Iowa to
include over 4,000 units developed in Wisconsin and Illinois. Similar to other projects in our
portfoliq the proposed development will be financed in part by leveraging 9% L ow-Income
Housing TaY Credits (LIHTCs) allocated by the Iowa Finance Authority (IFA).
A. Number and tyj�e of units:
Unit Mix:
- 21 one-bedrooms
- 12 two-bedrooms
- 11 three-bedrooms
- 44 total units
Units will be constructed in a single multifamily building. The Community will contain both
affordable and market rate units, with the majority containing rent restrictions.
B. TargetPoj�ulatian:
Eighty-five percent (85%) of the units will have restricted rents and will be reserved for households
with qualifying incomes at or below siYty percent (60%) of the area median income,while the
remaining fifteen percent (15%) will be rented at market rates without tenant income restrictions.
We anticipate that the project will serve a variety of households, including single-person households
and working families with children.
3
C. Fair Houszng�'Affirmative Marketzng Plan:
Please see attached Affirmative Fair Housing Marketing Plan, which illustrates Horizon's typical
outreach efforts to ensure compliance with the Federal Fair Housing Act This plan was created for
Horizon's fourth phase of senior housing in Dubuque: Applewood IV, and we intend to create a
similar plan for the proposed project Horizon has experience with local organizations who
represent non-English-speaking and other underrepresented populations in the City. We will reach
out accordingly to promote equitable, accessible housing for diverse populations of all ages.
D.Amerrities and Szrpj�ortive Senrices:
Project amenities will include heated underground parking, a bike rack, a clubroom with kitchen, an
on-site leasing office, storage units, and an outdoor playground.
Additionally, 25% of the units will be fully accessible for individuals with permanent disabilities of
any age who may require supportive services to maintain independent housing. The project will
develop a targeting plan pursuant to goals of the Iowa Departrnent of Human Services Olmstead
Plan for Mental Health and Disability Services which will be reviewed and approved by the Iowa
Finance Authority. The plan will establish a partnership with local supportive service providers
capable of connecting residents with programming and services tailored to address their individual
needs.
Horizon will provide informational materials at the on-site leasing office and at move-in to make
residents aware of the projecYs supportive service network. Residents in need of supportive services
will either reach out to providers on their own accord or be referred by property manager. Services
will be provided privately and funded by the resident
E. Proj�ery Management�'Insj�ectians:
Horizon Management Services, Inc., (`HMS"� will serve as the property management agent for the
proposed community. HMS utilizes a layered approach to property management which includes
oversight for each property at the corporate, regional, and local levels. For this property, HMS will
employ a local, part time property manager on-site who will oversee day-to-day operations. The on-
site manage�'s specific hours and days of week will be determined based on resident and property
need by HMS' regional manager (based in Dubuque at 1660 Embassy West Drive) in charge of
Horizon's portfolio in northeast Iowa. Additionally, the regional manager will work closely with the
on-site manager, HMS' corporate staff, and the projec�s development team to create an appropriate,
market-and property-specific operating budget.
The proposed project will undergo regular annual inspections by the property management agent, its
staff, and outside agencies. At a minimum,property management staff will inspect units on an
annual basis, and more frequent inspections will occur by unit turnover. In addition, Iowa Finance
Authority will also conduct periodic inspections,which typically occur every 3-5 years. Finally, the
investor, lender, or other agencies may request the right to inspect the property from time-to-time.
4
E Houszng Cboice Voucbers:
Other properties currently under HMS management in the City of Dubuque include Applewood I,
II, III, and IV located at 3125-3275 Pennsylvania Avenue as well as The Woodlands located at 3460
Starlite Drive. All HMS managed properties in the City of Dubuque, including the proposed
development will accept housing choice vouchers.
G. City Counczl Goals�'Pvzovzties:
To date, the vast majority of Dubuque's affordable housing is concentrated closest to the downtown
neighborhoods and there is a need for additional workforce housing on the City's west side. The
proposed project location will therefore further Imagine Dubuque's priority to improve access to
quality, affordable housing throughout the community.
Additionally, the projecYs proximity to Dubuque's west side employment centers on NW Arterial
and Route 20 will further Imagine Dubuque's goal to expand opportunities for workers to live close
to their jobs in Dubuque.
IV. Current Valuation of Property
The property is currently part of a larger parcel that is being subdivided. The larger parcel is 4.04
acres in size and was assessed at$397,020 in 2019. After subdivision, the proposed projecYs site will
contain 2.04 acres, or 50.495% of the overall acreage (2.04/4.04). If the value for the subdivided
parcels is attributed according to the percentage of total acreage, then the subject parcel would have
a value of$200,475.44 (50.495% * $397,020).
V. Anticipated Impact of Improvements
A. Imj�act an ExistingAssessed Tlaluation:
The proposed project will benefit the City by increasing the City's expected property taY revenue.
The current property taY for the larger parcel is $8,172, approximately half of which—or around
$4,000—is attributable to the subject parcel (see Current Valuation section above). Based on
conversations with the City of Dubuque's assesso�'s office and analysis of the projecYs anticipated
net operating income,we estimate the property to have a stabilized value of$1.49 million, which
would generate approximately $43,000 in annual property taYes.
B. BesidentQualiy ofLife, Neigbborbood, and LocalEcanomicBen�ts:
By improving access to quality, affordable housing in locations that are close to existing employment
opportunities, the City will further strengthen the local community and improve the quality of life
for its residents. Many who will benefit from the proposed project may already have local retail,
service industry, or entry-level jobs in the NW Arterial and Route 20 employment centers.
Supporting the development of workforce housing at this location provides the City's residents with
5
better access to housing in proximity to their employment This reduces the housing cost burden on
more economically vulnerable, working households and provides them with quality living solutions
that their budgets may be otherwise unable to afford. In turn, local business owners benefit from a
nearby pool of employees who (1) can afford to live close to their jobs over the long-term and (2)
will therefore not be forced to apply for jobs closer to where they live. In the end, the neighborhood
is left with a sustainable solution that produces healthier, more financially stable households and
thriving businesses with employment bases who can live affordably near their place of work.
VI. Zoning Classification
The City requires that projects receiving a financial commitrnent from the City are zoned
appropriately for the proposed use for which the support is being requested. The subject property is
currently zoned Light Industrial and requires re-zoning. Please note that,prior to submitting this
Petition, Horizon submitted a re-zoning request to the City of Dubuque to change the classification
to Office Commercial. If approved, the proposed project will be eligible to receive a commitrnent of
financial support from the City because the proposed 44-unit multifamily housing development is a
permitted use in the Office Commercial zoning district.
VII. Engagement
Neigbborbood and Stakebolder Engagement:
The proposed project plans to hold a neighborhood meeting to discuss the proposed project at
6:OOPM on January 22vd, at Pizza Ranch on Radford Road. City Staff indicated that there is no
Neighborhood Association for this area, and the development team has reached out to City staff to
notify them of the date and time. Please see Attachment D (Section 14 of this Petition) for a list of
owners of record for all real estate in the impacted area that was provided by the City Planning
Services Departrnent.
Bevieev by Boards and Commisszans:
The proposed project is scheduled to be presented before the following commissions at the below
dates. Please note,we have elected to provide this information in this section so it is not included in
Attachment D:
Projected Long Range Planning Advisory Commission date: 2/19/2019
Projected Housing Commission date: 2/25/2019
Projected Zoning Advisory Commission date: 2/5/2019
Projected City Council dates: 2/3/2019. 2/17/2019. 3/2/2019
6
The development team will coordinate with City staff to provide the Housing and Community
Development Departrnent with minutes for the above meetings as they occur so they may be
attached to this proposal in Attachment D (Section 14).
VIII. Acquisition of City Property
This project does not involve the acquisition of City-owned property.
IX. Relocation
The subject property is currently vacant and will therefore not require relocation of any persons,
families, or businesses.
X. Funding Sources
Please see the attached sources and uses statement that includes the URTE dated December 27`",
2019. Please note that the "TaY Abatement L oan" represents the principal loan amount that the
development team expects to be able to capitalize with the additional cash flow available due to the
absence of real estate taYes during the requested 10-year abatement period. If gxanted, the
development team would need to source this loan from a private lender and would therefore not be
requesting that this loan be funded by the City.
A significant financial gap remains in the project. Project design, costs, financing assumptions, and
additional sources are still being evaluated to reduce this exposure. The sources and uses statement
is a conceptual view of the project in a very early stage, and we are confident that the gap will be
eliminated before financial closing.
XI. Economic Justification
Please see the attached cash flow scenarios included in Attachment D,which illustrate that the City's
financial participation is critical to the feasibility of the proposed project. Please note the following
in your evaluation of the attached scenarios:
- Each cash flow scenarios and corresponding sources and uses incorporate the following
underwriting requirements from IFA. The project must be structured pursuant to these
assumptions to meet IFA's financial feasibility test.
o A minimum debt service coverage ratio of L15 must be maintained for
each of the first 15 years;
o Income assumptions must increase by 2% per year;
o Expense assumptions must increase by 3% per year;
- Both scenarios include the largest first mortgage size possible while still adhering to
IFA's minimum debt service coverage ratio requirement of L15. In turn, this means
that the project gap and the financial request to the City are as small as possible in both
scenarios. It is worth noting that, even with the URTE in place, the project still contains
7
a financing gap of$381,140. At this time, the development team is still researching
other funding sources that could be utilized to close the gap.
- The first mortgage differs by$149,581 between the two scenarios because IFA's
minimum debt service coverage ratio of L15 must be met In the scenario with the
URTE, the first mortgage is higher because the debt coverage ratio in the 15`"year
exceeds L15. But in order to meet IFA's L15 requirement, we had to reduce the first
mortgage sizing from $1,435,000 with the URTE to $1,285,429 without the URTE. The
result is a$149,581 increase in the projecYs gap.
- When the URTE is removed, the project gap is increased automatically by the size of
the capitalized taY abatement loan ($290,000�. Without the URTE, the project must pay
full real estate taYes for the first 15 years and the development team can no longer help
to reduce the gap by taking that portion of cash flow and use it to get an additional loan
from a private lender.
- The project gap in the scenario without the URTE is therefore equal to the initial
project gap of$381,140, plus the $149,581 gap increase from the reduced first mortgage
sizing, plus the $290,000 gap increase from the lack of abatement loan, for a total of
$821,721,which is more than double the gap with the URTE in place.
In addition to feasibility, the City's financial participation increases the competitive profile of the
projec�s taY credit application to IFA. Without the City's participation, the project would need to be
restructured to target a higher average household income to close the financial gap created by the
smaller first mortgage and lack of a taY abatement loan referenced above. The restructure would
place the project at a competitive disadvantage, and it would be highly unlikely that the project
would receive an award of taY credits.
XII. Forms for Completion by City Staff or City Council
Not applicable.
XIII. Attachment A: Request for Designation of Urban Revitalization District
Ekgibik�ty of tbe Proj�osed Deszgnation (Per Section 404.9 of tbe Iosva Code�:
Section 404.1 of the Iowa Code provides five (5) circumstances under which a location may be
eligible for designation as an Urban Revitalization Area. Subsections 4 and 5 provide the City of
Dubuque the right to designate the proposed project location as an Urban Revitalization Area
appropriate for the improvements related to housing and residential development
8
L Not applicable.
2. Not applicable.
3. Not applicable.
4. This subsection allows for areas to be designated as an Urban Revitalization Area if the
area qualifies as an economic development area under Section 403.17 of the Iowa Code. Section
403.17 defines an "Economic Development Area" as appropriate for improvements related to
housing and residential development including multifamily housing and housing for low- to
moderate-income families. The project location is therefore eligible for designation as an Urban
Revitalization Area because it will create 44 units of workforce,multifamily housing that will serve
low- to moderate-income families. We believe this request is reasonable as the City's draft for the
update to the Consolidated Plan underscores the need to create additional workforce housing and
cites that 3,873 households are paying more than 30% of gross income towards housing costs�
5. Under this subsection, the City of Dubuque has the right to designate an area as
appropriate for improvements related to housing and residential development, including multifamily.
As discussed, the project location will create 44 units of multifamily housing and is therefore eligible
for designation as an Urban Revitalization Area.
Aj�j�k�cabiliy ofProj�osed Deszgnation:
The proposed revitalization will include the entire portion of L ot 2-1 of Wolff Place No. 2. This area
is currently zoned Light Industrial and we are requesting a re-zoning to Office Commercial to
provide for the development of multifamily housing as a matter of right.
All improvements for the proposed project will be limited to new construction.
Summary Statement:
The proposed workforce, multifamily housing project is appropriate to categorize as an Urban
Revitalization Area because it has established legislative grounds for designation, it addresses
significant City planning objectives, and it has a demonstrated financial need. By granting our
request to provide this project with 10 years of 100% taY abatement, the City would provide the
financial incentive necessary to develop a vacant, underutilized property,which will dramatically
increase the projected taY revenues for this location over the long-term and create much needed
workforce housing in an area with excellent access to employment health care, transportation,
public schools, amenities. Not only is this objective identified in the City's current comprehensive
plan, but the entire State of Iowa has codified this project type as a justifiable for providing the
requested financial incentive. Horizon remains committed to providing Dubuque area citizens with
quality, safe, affordable living options and we appreciate the City's consideration of this request
�See, City of Dubuque Five-Year Consolidated Plan FY 2020-2025 (Draft—for Public Comment),p. 25,31.
9
XIV. Attachment D: Required Documentation & Engagement Schedule
Maj�Idzn2�g Parcels includz�ng in tbe j�ra�ect
Please see the following page for a map identifying the parcel that will be included in the Urban
Revitalization area.
Also included is the site plan for the propose project.
10
PLAT OF SURVEY
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knothe � bruce
A R C H I T E C T S
Phone: 7601 UniversityAve,Ste 201
608.836.3690 Middleton,W153562
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Dubuque, lowa
SHEET TITLE
Site Plan
i SITE PLAN
C-I .I i��=3o�-0�� SHEETNUMBER
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PROJECT NO. OOOO
�2013 Knothe & Bruce Architects, LLC
A�rmative Marketing Plan:
Please see the following pages for a sample of Horizon's Affirmative Marketing Plan
11
Note to al)applicantsJrespondents:This form was developed with Nuance,the official HUD software for the creation of HUD forms.
HUD has made available instructions far downloading a free installation of a Nuance reader that allows the user to fill-in and save this
form in Nuance.Please see http:l/portal.hud.gov/hudportal/documentsJhuddoc?id=nuancereaderinstall.pdf for the instructions.Using
Nuance software is the only means of completing this form,
Affirmative Fair Housing U.S.Department of Housing OMB Approval No.2529-0013
Marketin Plan AFHMP and Urban Development (exp.12/31/2016)
g � � ' Office of Fair Housing and Equal�pportunity
Multifamily Housing
1 a,Project Name�Address(including City,County,State&Zip Cade) 1 b.Project Contract Number 1 c, No.of Units
16-01 � 60
pplewood IV Senior Apartments
3275�Pennsylvania Avenue 1 d.Census Tract
Dubuque lowa 52001
12.01
1e. ousing/Expanded Housing Market Area
Housing Market Area:City of Dubuque
Expanded Housing Market Area: Dubuque Counfy
1f.Managing Agent Name,Address(including City,County,State&Zip Code),Telephone Number&Email Address
Horizon Management Services;5201 E Terrace#300 Madison WI 53718;608-354-0900;563-556-1188; b.hildebrandt@horizondbm.com
1g.App(ication/Owner/Developer Name,Address (inctuding City,County,State&Zip Code),Telephone Number&Email Address
Applewoad IV,L�C;5201 E Terrace#300 Madison Wl 5718;60&354-0900;b.hildebrandt@horizondbm.com
1 h.Entity Responsible for Marketing(check atl tha#apply)
�Owner �Agent �Other(specify)
Position,Name(if known},Address(including City,County,State&Zip Code),Telephone Number&Email Address
Cathy Koerperich, Leasing&Compliance Mgr-lowa Region; Harizon Management Services; 166a Embassy West#250 Dubuque,IA 52Q01
563-258-4911;c.koerperich@horizondbm.com
1 i.To whom should approval and ather correspondence concerning this AFHMP be sent?Indicate Name,Address(including City,
State&Zip Code),Telephone Number 8�E-Mail Address.
Cathy Koerperich,Leasing 8�Compliance Mgr-lowa Region; Horizon Management Services; 1660 Embassy West#250 Dubuque IA 52001
563-258-4911;c.koerperich@horizondbm.com
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 Uccupancy 2d. Advertising Start Date
Advertising must begin at least 90 days prior ta ini#ial or renewed occupancy for new
construction and substantial rehabilifation projects.
Date advertising began or will begin 06/01/2017��
For existing projects,setect below the reason advertising will be used:
To fifl existing unit vacancies�✓
To place applicants on a waiting list ❑✓ (which currentiy has 52 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 yaur comple#ed Worksheet 1,indicate which demographic group(s)in the hausing market area is/are least like(y to apply for the
housing without special outreach efforts.(check ail that apply)
�White �American Indian or Alaska Native [�✓Asian ✓Q Biack or African American
[�Native Hawaiian or Other Pacific lslander Q Hispanic or Latino C]✓ Persons with Disabilities
❑Families with Children �Other ethnic group,religion,etc.(specify)
4a.Residency Preference
Is the owner requesting a residency preference?!f yes,complete questions 1 through 5. No �
If no,proceed to Block 4b.
(1) Type Please Select 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?
n/a
�
' (4) What is the reason for having a residency preference?
n/a
f
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� (5) How do you plan to periodically evaluate your residency preference to ensure that it is in accordance wi#h th�non-discrimination
and equal opportunity requirements in 24 CFR 5.105(a}?
; n/a
�
� �
Complete and submit Worlcsheet 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 consistenf with the applicable HUD program requirements.See also HUD Occupancy
Handbook(4350.3)Chapter 4,Section 4.6 for additional guidance on preferences.
4b.Proposed Marketing Activities:Community Contacts 4c.Proposed Marketing Activities:Methods of Advertising
Complete and submit Warksheef 3 to describe your use of community Complete and submit Worksheet 4 to describe your
contacts to market the project to those least like(y to apply. proposed methods of advertising that wil!be used to
market to those least likely to apply.Attach copies of
adverfisements, radio and television scripts,Intemet
advertisemenfs,websi#es,and brochures,etc.
Previous editions are absolete Page 2 of 8 Form HUD-935.2A(12/2011)
5a.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 wil(be displayed.
�✓ Renta!Office �Rea(Estate C7�fice �Model Unit ✓�Other(specify) Regional O�ce
5b,Affirmative Fair Hausing Marketing Plan
The AFHMP must be available for public inspection at the sales or renta!o�ce(24 CFR 200.625).Check below alf locations
where the AFHMP will be made available.
Regional Office
�✓ Rentai Office �Real Estate Office �Model Unit �✓ Other(specify)
5c.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(fl).Check below all locations where the Project Site Sign will be displayed.Please submit photos of Project signs.
�Rental Offce �Real Estate Office �Model Unit �✓ Entrance to Project �Other(specify)
The size of the Project Site Sign will be 30 _ � x 60 �
The Equal Housing Opporkunity fogo or slogan or statement will be �� x ���
.._.._..._..,,._......._......�........_.........._......._�___...,...._....._._....._.....:.._._............_........___..__._._.......___......_......._........_....._........_....:......._.__..............._._....__......_._..............._.._..:._.._...._._._..........._...._.._._..__._..._..._.._._..._.....�....._._..�:.....__._.............�..............._._...._._..........._._........_.._.._....._._...__........._.
6. Evaluation af Marke#ing 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 marketir�g
based on the evaluation process.
Applewood III con#inues to maintain a very strong waiting list with approximatefy 50 applicants. The majority of appiicants have
applied as a result of ward-ofi mouth and community interest in the reputation of Applewood Aparttments. Marketing focuses on
maintaining name recagnition in the community and securing a strong waiting list. Marketing wifl be enhanced as waiting list
decreases or if vacancies occur.
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7a.Marketing Staff
What staff positions arelwill be responsible fo�affirmative rr�arketing?
Leasing Manager-lowa Region;On-Site Resident Manager(s)
.� �.�..._ .
7b.Staff Training and Assessment:AFHMP �
(1)Has staff been trained on the AFHMP? es
(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 p�ovides instruction on the AFHMP and Fair Housing Act, and how frequently?
lowa Finance Authority-Annual Training ;Dubuque IA Rental Property Fair Housing Training-Annually
Grace Hill Fair Housing Training-Annually
Horizon Management Services-Company-Wide Training next sessian 11/16
(4)Do you periodically assess staff skills on the use of the AFHMP and the application of the Fair Housing
Act? es
(5)If yes,how and how often?
Grace Hill Testing;Secret Shoppers
7c.Tenant Selectian Training/Staff
(1} Has staff been trained on tenant selection in aecordance with the project's occupancy policy, including any residency preferences?
es
(2) What staff positions are/will be responsible for tenant selection?
On-Site Resident Manager(s)
Leasing Manger-lowa Region
7d.Staff InstructionlTraining:
Describe AFHM/Fair Housing Act staff training,already provided or to be provided,to whom it waslwill be provided,content of training,
and the dates of past and anticipated training.Please include copies of any AFHM/Fair Housing staff training materials.
11 Staff:
-GraceHill online Fair Housing Training,annually or as instructed.
-Horizon annual Fair Housing Training. Next date-Fal!2Q17.
'; Leasing/Campfiance Mgr-lowa Region
� -All of Above
-Fair Housing Training with Dubuque Police and Landlord Rentall Assoc; heid annuafly in Spring.
I -Fai�Housing and AFHMP Training a 1FA Conference Sept 2017.
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8.Additional Considerations Is there anyihing eise you wou(d like to fe11 us about your AFHMP to he(p ensure that
your program is marketed to those least like(y to a�ply for housing in your project? Please at,ach additional sheets, as
needed.
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9.Review and Update � ,
By signing this form, the applicant/respondent agrees to implement iEs AFHMP,and to review and update its AFHMP
�i in accardance with the instructions to item 9 of this form in order to ensure con;inued compliance wifh HUD's Affirmative Fair
I Housing fvlarketing Regu(aEians(see 24 CFR Pact 200,Subpart i41).I hereby eerfify that all the information s�atecl fierein,
� as weli as any information provided in the accompaniment herewith, is true and accurate. Waming: HUD �,vill prosecute
� false claims and statemenfs. Conviction may result in criminal and/or civil penafties.(See 1& U.S.C.1b01,1010,'1012;
i 31 U.S.C.3729,3802).
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� Signature of.p�ersort submitting this Pian & Date of Submission (mmlddiyyyy)
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� Titie & Name of Company
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For HUD-4ffice of Housing Use Oniy For NUD-Office of Fair Housing and Equal 4pportunity Use Oniy
Reviewing Ofiicial:
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Previous editians are obsolete Page 5 of 8 Forr�HUO-935.2A(12/2011)
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Public reporting burden for this coliection 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 callect this information,and yau 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 multifamiiy 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.?he purpose of this AFHMP is to help applicants offer equal
hausing opportunities regard(ess of race,color,national origin, religion,sex,familial stafus,or disability.The AFHMP helps
ownerslagents(respondents)effectively market the availability of housing opportunities to individuals of both minority and non-minority
groups fihat are least likely to apply for occupancy.Affirma#ive fair housing marketing and pfanning should be part of afl new
construction,substantial rehabilitation,and existing project marketing and advertising activities.
An AFHM program,as specified in this Plan,shal(be in effecfi for each mu{tifami(y project throughout the life of the rnorfgage(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 warksheets must be compfeted and submitted by all FHA subsidized and unsubsidized multifamily
housing program applicants.
tNSTRUCTIONS:
Send completed form and worksheets to your(ocal HIJD Office,Attention:Director,Office of Housing
Part 1:ApplicantlRespandent and Project
ldentification.Blocks 1a, 1b,9c, 1g, 1h,and 1i 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., initiai or updated,as well as the date of the
� number frorn the U.S.Census Bureau first approved AFHMP.Respondents should also provide
� (http:llfactfinder2.census.qov/main.html}when the reason(s)for the current update,whether the update is
compfeting Worksheet One. based an 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 hausing market area for
their multifamily housing projects.Use abbreviations if Block 2b-Respondents should identify all groups HUD has
necessary.A housing marke�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 substantia!number of its
tenanfs.This could be a county or Metropolitan Division. Block 2c-Respondents shou(d specify the date the project
The U.S.Census Bureau provides a range of levels to was/will be firsf occupied.
draw from.
Block 2d-For new canstruction and substantia(
An expanded housing market area is a larger rehabiiitation projects,advertising must begin at least 90
geographic area,such as a Metropolitan Division or a days prior to inifial occupancy. In the case of existing
Nlefropolitan Statistical Area,which may provide projects,respondents should indicate whether the
additional demographic diversity in terms of race,color, advertising will be used tv fill existing vacancies,to place
national origin,religion,sex,familial status,or disability. individuals on the project's waiting list,or to re-open a
closed waiting list. Please indica#e how many people are
Block 1f-The appiicant shauld complete this block only ifi on the waiting list when adverkising 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, Respondents should use Worksheet 2 to show how the
"Least likely to app(y"means that there is an percentage of the eligibie population living or working in the
identifiable presence of a specific demographic
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 praject applicant data,census tract,housing market area,and
without targeted outreach,including marketing expanded housing markef area.The percentages would be the same as
materials in other languages for limited English shown on compieted Worksheet 1.
proficient individuals,and alternative formats for
persons with disabilities. Rsasons for not applying Block 4b-Using Worksheet 3,respondents should describe
may include,but are not limited#o,insufficient their use of community contacts to help market the project to those
inforrnation about housing opportunities,language least likely to apply.This table shou(d 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 contact waslwill be initiated,and the specific
should indicate the demographic composition of the role the community contact will pfay in assisting wi#h affirmative
project's residents,current project applicant data, fair housing marketing ar outreach.
census tract,housing market area,and expanded housing
ma�ket 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 adver�ising to market to those
in Block 1 e.Compare graups within rows/acrass columns on least likely to apply. This table should identify each media
Worksheet 1 to iden#ify any under-represented group(s) option,the reason for choosing this media,and the language
relative to the surraunding housing market area and expanded o#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(sj 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 Piease attach a copy of the advertising ar marketing material.
class that has an identiflable presence in the housing market area,
but is not included in Worksheet 1,please specify under"Other." ParE 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 officia(source such Block 5a-The Fair Housing Paster must be prominenfly
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 Park 8 of this form, place(24 CFR 200.620(e)).Respondents should indicate a(I
locatians whsre the Fair Housing Poster will be displayed.
Block 3b-Using the infarmafion from the completed
Worksheet 1,respondents should identify the Block 5b-The AFHMP must be available for public inspection
demographic group(s)least likely to apply for the at the sales or rental office (24 CFR 200.625). Check all af the
housing without special outreach efforts by checking locations where the AFHMP wi(I be avai(able.
ali that apply, Block 5c-The Project Site Sign must display in a canspicuous
Part 4-Marketing Program and Residency Preference(if position the HUD-approved Equal Housing Opportunity logo,
slogan,or statement(24 CFR 200.620(fl).Respondents shoufd
anyj. 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 fogo,slogan,ar
admission of persons who reside or work in a specified statement. Please submit photographs of projec#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 p�eference.The respondent must
ensure that the preference is in accordance with the non-
discrimination and equaf opportunity requiremenfs in 24 CFR
5.105(a)(see 24 CFR 5.655(c)(1}).
Previous editions are obsolete Page 7 of 8 Form HUD-935.2R(12/2011)
Part 9-Review and Update.
Part 6-Evaluation of Marketing Activities.
By signing the respondent assumes respansibility for
Respondents should explain the evaluation process to be used implementing the AFHMP. Respondents must review their
to determine if they have been successful in attracting those AFHMP every five years or when the(ocal Community
individuals identified as least likely to app(y. Respondents Development jurisdiction's Consolidated Plan is updated,or
should also explain how they will make decisions about future when there are significant changes in the demographics of the
marketing activikies based on the evaluations. project or the local housing ma�ket area.When reviewing the plan,
the respondent should consider fhe current demographics of the
Part 7-Marketing Staff and Training. housing market area to determine if there have been demographic
Block 7a-Respondents should identif}r staff positions that changes in fhe population in terms of race,color, nationaf
are/will be responsible for affirmative marketing. origin, religion,sex,famifial status,or disability.The respondent will
then determine if the population least to likely to apply for the housing
Block 7b-Respvndents should indicate whether staff has been � is still the population idenfified in the AFHMP,whether the adverfising
trained on the AFHMP and Fair Housing Act. and publicity cited in the currenf AFHMP are stil!appropriate,or
Please indicate who provides the training and how frequently. whether advertising sources should be modified or expanded.Even if
In addition,respondents shou{d specify whether they periodically the demographics of the housing market area have not
assess sfaff members'skills in using the AFHMP and in app(ying changed,the respondent shoufd 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.lf
assessment. not,the AFHMP should be updated.The revised AFHMP must
be submitted to HUD for approval.HUD may review whether fhe
; Block 7c-Respondents should indicate whether staff has been affirmative marketing is actualfy being performed in
trained on tenant selection in accordance with the project's accordance wifh the AFHMP. If based on their review,
' occupancy policy, including residency preferences(if any). respondents determine the AFHMP does not need to be
� Respondents shou(d also identify those sfaff positions that revised,they should maintain a file docurrzenting what was
` are/will be responsible for tenant selection. reviewed,what was found as a result of the review,and why
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' no changes were required. HUD may review this
� Block 7d-Respondents shoufd include copies of any written documentation.
� materials related to staff training,and identify the dates af past
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and anticipated training. Notification of Infent to Begin Marketing.
� No later than 90 days prior to the initiation of renta(
; Part$-Additional Considerations. marke#ing 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
menfioned that were/are planned to attract those individuals Notification is submitted to the Office of Housing m the HUD Office
€ least likely to app(y for the sub}ect housing.
servicing the locality in which the proposed housing will be located.
Upon receipt of the Notification of Intent ta Begin Marketing from
the appiicant,the rnonitoring a�ce wili review any previously
� approved plan and may schedule a pre-occupancy conference.
Such conference will be held prior to initiation of sales/renta{
marketing activities. At this conference, the previously
approved AFHMP wil)be reviewed with the applicant to
determine if the plan,andlor its proposed implementation,
requires modification prior to initiafion of marketing in order to
achieve the objectives of the AFHM regulation and the plan.
OMB approval of the AFHMP ineludes approval of this
. nafification procedure as pa�t af the AFHMP.The burden hours
for such notification are included in the tofal designated for this
AFHMP form.
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Previous editions are obsolete Page 8 of 8 Form HUD-935.2A(12/2011}
Worksheet 1:Determining Demagraphic Groups Least Likely fia Apply for Housing Opportunities
(See AFHMP,Block 3b)
In the respective columns below,indicate the pe�centage of demographic groups among the project's residents,current project
applicant data,census tract, housing market area,and expanded housing market area(See instructions to Block 1e).If you are a new
construction or substantiai rehabilitation project and do not have residents or project applicant data,only repor�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 arigin,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 a##ach maps showing both the housing market area and the
expanded housing market area.
Demographic Project's Project's Census Tract Housing Marke#Area Expanded
Characteristics Residents Applicant Data Housing Market
Area
%White
100% 1�0% 96.0% 91.9% 97.2%
%81ack or African
American
� � 0 1.0% 2.2% 1.6%
°!o Hispanic or Latino '--
� � 1.4% 2,2% 2.1%
%Asian
Q 0 0.6°/a 1.5% 1.4%
%American Indian or -
i Alaskan Native
�
0 0 .0% Q.1% 0.1%
�'
� °lo Native Hawaiian or
Pacific ls(ander
� 0 0 0 0.3% 0.2%
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� with
Disabilities �3,g% 13.1% 11%
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%Families with Chifdren
under the age of 18
n/a nJa n/a n/a nla
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Other(specify}
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Worksheet 2: Establishing a Residency Preference Area(See AFHMP, Block 4a)
Camplete 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 equaf opportunity requirements contained in 24 CFR 5.105(a).This Worksheet
will he(p show how the percentage of the population in the residency preference area compares to the demographics of the project's
residents,appficant da#a,census trac#,housing market area,and expanded housing market area. Please attach a map clearty
delineating the residency preference geographicat area.
Demographic Project's Project's Census Tract Housing Market Expanded Residency
Characteristics Residents ppficant Data (as determined Area(as Housing Market PreferenceArea
(as de#ermined (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
Lati no
%Asian
%American Indian
or Alaskan Native
%Native Hawaiian
or Pacific Islander
%Persons with
Disabilities
%Families with
Children under the
age of 18
Other(specify}
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Worksheet 3:Proposed Marketing Activities—Community Contacts(See AFHMP,Block 4b)
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�' For each targeted ma�keting population designated as least likely to apply in Block 3b,identify at least one community contact
i arganization 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 working with the target population,the approxirnate date contact was/will be initiated,and the specific role they
� will play in assisting with the affirmative fair housing marketing. Please aftach additional pages if necessary.
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' Targeted Population{s) Community Contact(s),including required information noted above.
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� Dubuque NAACP email;DBQNAACP@GmaiLcom
PO Box 1012 Intro brochures mailed 7/7/17. To be replenished upon
i Black Dubuque,IA 52004-1012 request,to increase waitlist,or fill vacancy.
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' Anthony Allen-President;Sue Wilson-Secretary;Tom LoGuice-Housing
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I LULAC Dubuque Council 315;PO Box 102;Dubuque IA 52004-0102. info@lulacdubuque.org
I Hispanic Gabriela Vega;St Patrick's Parish;1425 Iowa Street,Dubuque IA 52001;563-583-9749
Dbqchmdbq@dbqarch.org;Intro brochures mailed 7/7117. To be replenished upon request,
� to increase wait lisfi,or fill vacancy,
� Area Residential Care(ARC);3355 Kennedy Circle;Dubuque IA 52001;563-556-7560
Diabilities Intro brochures mailed 7J7/17. To be replenished upon request, to increase waiting list,or
� fill vacancy.
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I 1�Multi Culturai Center;1157 Central;Dubuque,IA 52001;563-582-3681. Kelly Rusk. Intro
� Asian brochures mailed 7/7/17 far display in office,and sponsored events(food panfiry).
I 2)Presentation Lantern Center;1501 Jackson;Dubuque IA 52001;563-557-557-7134;
' Sarah Gieseke. Intro brochures mailed 7/7/17 for display in office/community areas.
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Worksheet 4:Proposed Marketing Activities—Methods of Advertising(See AFNMP,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 wiil use as applicabie 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, lacation 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(ogo(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
materiai.
Targeted Population(s)—► Targeted Population: Targeted Populatian: Targeted Popula#ion:
Me#hods of Advertising,�
Newspaper(s)
efegraph Herald,Golden View g�acks Disabilities Hispanics
Radio Station(s)
� n/a
TV Station(s)
n/a
Electronic Media
Rentlinx,IA Housing Search, g�acks Disabilities Hispanics
Bulfetin Boards
Dbq Charnber,NEI3A Sr Ctr B�acks{Chamber} Disabilities(NEI3A) Hispanics(Chamber)
Brochures,Notices,Ft ers
Property Brochures B�acks Disabilities Hispanics
Other s ecif
NEI3A Sr Agency/MultiCuft Ctr Asians(MultiCult Ctr) Disabilities(NEI3A) Hispanics
North East lowa Area Agency on Aging
Agency Information
NE13A is a non-profit organization that was formed on July 1,2013, and is the result of a merger among
three lowa area agencies on aging,each having over 35 years of experience working with the elderly.
We serve 18 counties and provide assistance to approximately 120,000 people over the age of 60 each
year.
The mission of Northeast lowa Area Agency on Aging(-NE13A)is to create and provide services for older
individuals, caregivers, and persons with disabiiities to empower them to maintain their
independence. We envision a society that empowers older individuals,caregivers,and persons with
disabilities to(ive safe and independent lives with dignity, purpose,and self-determination.
NE13A o.ffers a wide variety of services and prograrnming for the elderly,caregivers,and
people with disabilities which include, but is not limited to:
Life Long I.inks: lowa's state wide cal!center that offers information and assistance for anyone 18
years or older who is elderly or has a disability. �
Options Counseling:program which empowers individuals to make informed choices about their long-
term care supports and services by providing information about available resources and assisting with
planning and accessing services.
Car�giver:program which assists caregivers by exploring the situation and then discussing needs,
options and servic�s. Caregiver support groups are also available.
Nutrition:offering nutritionally balanced congregate and home delivered meals in orderto help older
persons meet daily dietary requiremenfis. �
Evidence Based Progra.mming: Fitness and wellness classes that promotes healthy lifestyles which help
keep seniors healthy and independent.
Case Management:Hefps coordinate community services which allow fraii seniors to remain safely in�
their home
Senior Medicare Patrol; program working to empower seniors and caregivers to protect personal
information and Medicare benefits by learning to detect mistakes or potentiai fraud in Medicare
payments
Elder Abuse Initiative:program which assists at risk andJor abused persons, age 60 and older,to
identify their risks,and then find ways to reduce or eliminafie those risks
Adult Day Care: professional care for older adults who need assisfiance or supervision during the day.
>
REZONING STAFF REPORT Zoning Agenda: May 2, 2018
Property Address: 1225 Alta Vista Street
Property Owner: Church of the Nativity
Applicant: Horizon Development Group, Inc.
Proposed Land Use: Residential Proposed Zoning: OR
Existing Land Use: Vacant Existing Zoning: R-2 Two-Family
Adjacent Land Use: North — Off-street parking Adjacent Zoning: North — R-2
East — Residential/classrooms East— R-2
South — Residential South — R-2
West— Office West— OS
Former Zoning: 1934 —Multi-Family Total Area: 1.36 acres
1975 — R-3
1985 — R-2
Property History: This property has been used as for two school buildings associated
with Nativity Church.
Physical Characteristics: The subject property slopes toward Nevada Street. The
subject parcel is approximately 1.2 acres in size.
Imagine Dubuque Recommendations:
Multi-Family: Encourage a mix of housing affordable for all segments of Dubuque's
population throughout the community, including options for those who might be saving
for their first home.
o Encourage new multi-family development in proximity to jobs to minimize
transportation costs.
o Integrate multi-family development within mixed-use areas identified on the
Future Land Use Plan for increased access to goods and services in a
walkable environment.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report — 1225 Alta Vista Street Page 2
Traffic Patterns/Counts: Based on 2013 IDOT counts, University Avenue carries
approximately 7,000 average daily trips. No vehicle counts are available for
Nevada Street. University Avenue is designated as a minor arterial and Nevada
Street is designated as a local street.
Public Services: Existing public services are adequate to serve the property.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate storm water management and erosion control is practiced
during all phases of development.
Adjacent Properties: The subject property is located in a mixed-use area located
mid-block between the intersection of two existing public streets. Planning staff
anticipates that development of the property under the Office Residential District
zoning would increase to some degree the ambient light level and vehicle trips
generated from the existing site.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone 1.2 acres along Nevada Street
between University Avenue and Martha Street from R-2 Two-Family Residential to OR
Office Residential District. The OR Office Residential District standards are attached to
this staff report.
The OR District is intended to serve as a transition zone between commercial, single
and two-family residential areas. Typically, Office Residential districts are not intended
to be applied to undeveloped or newly developing areas of the city. However, while the
property in question is currently not developed with buildings on it due to the recent
demolition of the two former school buildings, it is in a completely developed portion of
the city and is not a newly developing area.
The proposed project would be considered an in-fill development. The development of
in-fill sites must be done in a manner compatible with the existing development pattern
so as to not negatively impact the use and enjoyment of surrounding property. The OR
District is to be located in areas abutting arterial and/or collector streets. University
Avenue is designated as a minor arterial and Nevada Street is a local street on the
Urban Federal Functional Classification Map for Dubuque.
The applicant's intention is to develop the existing property as a senior housing
residence encompassing 60 dwellings with the required off-street parking and green
space. The OR district allows 16 permitted uses as well as 13 conditional uses.
Generally, the allowed uses are office or residential in nature. If rezoned, the subject
property can be used for any of the allowed uses provided adequate off-street parking
Rezoning Staff Report — 1225 Alta Vista Street Page 3
and lot area can be provided. A copy of the OR Office Residential District regulations is
attached to this staff report.
The surrounding property is comprised of a mixture of single family residential, multi-
family residential, commercial, office and religious assembly uses. The most recent
development in the area was the construction of the Radio Dubuque Inc. studio/offices
immediately to the south of the subject property. The rezoning request for Radio
Dubuque was reviewed in the spring of 2009 with construction following in 2010.
If the requested rezoning is approved, a site plan prepared by a licensed civil engineer
must be reviewed and approved prior to any construction. The site plan review process
ensures that new construction will comply with city regulations for street access, storm
water management, utility connections, setbacks, parking and landscaping.
Planning staff recommends the Commission review the criteria established in Article 9.5
of the Unified Development Code regarding property reclassification applications.
Prepared by: /. Reviewed: �J�A Date: �/Zy /8_
Osvners of Becord in tbe Imj�acted Area, Mailzng List, �'Notification of Neigbborbood Meetzng:
Please see the following page for a list of all property owners in the proposed projecYs impacted
area, as well as the written notification sent to these residents and City staff identifying the
neighborhood meeting.
The Engagement section (#7) contains all proposed meeting dates.
12
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Mireutes�I�vztten Comments from City Boards and Commisszans
The following pages will include comments from applicable City Boards and Commissions after
these meetings occur.
13
Current Tenants
This property does not contain any current tenants, so this item is not applicable.
14
Casb Flosv Analyses and Sources and Uses Statements
15
Radford Road Workforce Housing
Sources and Uses Statement - With URTE
December 27, 2019
44-Unit Family Tax Credit
Sources of Funds
Permanent Mortgage (4.7%, 30 yrs) $ 1,435,000 14.8%
Tax Abatement Loan (100% abatement, 4.7%, 10 yrs) $ 290,000 3.0%
Gap $ 381,140 3.9%
Tax Credit Equity @ $0.90 $ 7,559,344 78.2%
$ 9,665,484 100.0%
Uses of Funds
Acquisition Cost $ 235,000 2.4%
Hard Construction Costs $ 7,229,200 74.8%
Soft Costs $ 1,885,709 19.5%
Financing and Reserves $ 315,575 3.3%
$ 9,665,484 100.0%
Radford Road Worforce Housing
Ertime[ed PropertyCesh Flowwi[h URTE
Oecember2J,2019
2022 2023 2029 2025 202fi 202) 2028 2029 2030 2031 2032 2033 2039 2035 203fi
6Yo4po[entlalresldentlalren[ $ 368,160 $ W5,5]3 $ 3&$034 $ 390,694 $ 398,508 $ 906,4]8 $ 41q608 $ 422,900 $ 931.358 $ 939.9&5 $ 948.]85 $ 95],]61 $ 466,916 $ 4]6,254 $ 4&S.T/9
LESS'.Resldentlalvacanq $ (25,T/1) $ (26,28]) $ (26,812) $ (2],349) $ (2].89� $ (28.954) $ (29,0]3) $ (29,603) $ (30,1A5) $ (30,]99) $ (31,415) $ (32,093) $ (32,684) $ (33,348) $ (34,OQ5)
Ne[Renbllnmme $ 342,389 $ 349,]3] $ 356,2Y1 $ 363,346 $ W0,613 $ W8,025 $ 3&5,5&5 $ 393,J9] $ 901.1C3 $ 409,186 $ 41],WO $ 425,]1] $ 93q232 $ 942,916 $ 951.T/5
Pdd�.Parkinginmme 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 -
Pdd'.Laundry Inmme $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Pdd'.4oagelnmme $ $ $ $ $ $ $ $ $ $ $ $ $ $ $
ToblOpeatlnglnmme $ 342,389 $ 349,]3] $ 356,2Y1 $ 363,346 $ W0,613 $ W8,025 $ 3&5,5&5 $ 393,29] $ 901.1C3 $ 409,186 $ 41],WO $ 425,]1] $ 93q232 $ 942,916 $ 951.T/5
Less'.Opeatlngespenses(esdudingbses) $ (1]9.Q48) $ (184.909) $ (189.941) $ (195,C39) $ (201,509) $ (20],554) $ (2]3.]80) $ (220,194) $ (226,800) $ (23$604) $ (240,612) $ (24].&40) $ (JS5.2C5) $ (262,923) $ (2]0,811)
Less'.Rererves $ (18,]00) $ (18,]00) $ (18,]00) $ (18,]00) $ (18,]00) $ (20,5]0) $ (20,5]0) $ (20,5]0) $ (20,5]0) $ (20,5]0) $ (22,62� $ (22.62]) $ (Y2,62� $ (22,62� $ (22.62])
Ne[Opeatlnglnmme $ 14qC51 $ 196.128 $ 14],580 $ 149,006 $ 150,904 $ 149.901 $ 151,235 $ 152,543 $ ]S$]34 $ 155,0]3 $ 15q]31 $ 155,260 $ 156,390 $ 15],366 $ 158.34]
Mnual Deb[Servlce-]s[Mor[gage $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309) $ (89,309)
MnualDeb[Servlce-URTEAba2men[Loan $ (36,903) $ (36,9(13) $ (36,4Q4) $ (36,903) $ (36,903) $ (36,9(13) $ (36,4Q4) $ (36,903) $ (36,9(13) $ (36,4Q4) $ (36,903) $ (36,9(13) $ (36,4Q4) $ (36,903) $ (36,9(13)
ToblProperryGshRow $ 18.349 $ 20,416 $ Y1,868 $ 23.294 $ 2q692 $ 24.189 $ 25,5]3 $ 26,821 $ 28,081 $ 29,301 $ 28.419 $ 29,598 $ 30,628 $ 31,C54 $ 32.6b
Deb[Servlce Coveage Ratlo 1.151 1162 1.1]4 1.185 1.196 1192 12Q4 1.Y13 1.Y13 1234 1226 12A5 1294 1252 1260
Radford Road Workforce Housing
Sources and Uses Statement - Without URTE
December 27, 2019
44-Unit Family Tax Credit
Sources of Funds
Permanent Mortgage (4.7%, 30 yrs) $ 1,285,419 13.3%
Tax Abatement Loan (100% abatement, 4.7%, 10 yrs) $ - 0.0%
Gap $ 820,721 8.5%
Tax Credit Equity @ $0.90 $ 7,559,344 78.2%
$ 9,665,484 100.0%
Uses of Funds
Acquisition Cost $ 235,000 2.4%
Hard Construction Costs $ 7,229,200 74.8%
Soft Costs $ 1,885,709 19.5%
Financing and Reserves $ 315,575 3.3%
$ 9,665,484 100.0%
Radford Road Worforce Housing
Ertime[ed PropertyCesh Flowwi[hou[URTE
Oecember2J,2019
2022 2023 2029 2025 202fi 202) 2028 2029 2030 2031 2032 2033 2039 2035 203fi
6Yo4po[entlalresldentlalren[ $ 368,160 $ W5,5]3 $ 3&$034 $ 390,694 $ 398,508 $ 906,4]8 $ 41q608 $ 422,900 $ 931.358 $ 939.9&5 $ 948.]85 $ 95],]61 $ 466,916 $ 4]6,254 $ 4&S.T/9
LESS'.Resldentlalvacanq $ (25,T/1) $ (26,28]) $ (26,812) $ (2],349) $ (2].89� $ (28.954) $ (29,0]3) $ (29,603) $ (30,1A5) $ (30,]99) $ (31,415) $ (32,093) $ (32,684) $ (33,348) $ (34,OQ5)
Ne[Renbllnmme $ 342,389 $ 349,]3] $ 356,2Y1 $ 363,346 $ W0,613 $ W8,025 $ 3&5,5&5 $ 393,J9] $ 901.1C3 $ 409,186 $ 41],WO $ 425,]1] $ 93q232 $ 942,916 $ 951.T/5
Pdd�.Parkinginmme 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 - 5 -
Pdd'.Laundry Inmme $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -
Pdd'.4oagelnmme $ $ $ $ $ $ $ $ $ $ $ $ $ $ $
ToblOpeatlnglnmme $ 342,389 $ 349,]3] $ 356,2Y1 $ 363,346 $ W0,613 $ W8,025 $ 3&5,5&5 $ 393,29] $ 901.1C3 $ 409,186 $ 41],WO $ 425,]1] $ 93q232 $ 942,916 $ 951.T/5
Less'.OpeatlngespensesQndudingbses) $ (222,8]9) $ (229.SC5) $ (]36,952) $ (293.54� $ (250,&52) $ (258,W8) $ (266,1J9) $ (2]q113) $ (282.346) $ (290,80� $ (J99.S41) $ (308,51]) $ (31],]72) $ (32].305) $ (34].124)
Less'.Rererves $ (18,]00) $ (18,]00) $ (18,]00) $ (18,]00) $ (18,]00) $ (20,5]0) $ (20,5]0) $ (20,5]0) $ (20,5]0) $ (20,5]0) $ (22,62� $ (22.62]) $ (Y2,62� $ (22,62� $ (22.62])
Ne[Opeatlnglnmme $ 100,810 $ 100,9]1 $ 101,069 $ 101,100 $ 101,060 $ 99,OT/ $ 98,886 $ 98,614 $ 98,25] $ 9],810 $ 95,Y12 $ 94,5]4 $ 3$834 $ 92,984 $ 92.0]3
Mnual Deb[Servlce-]s[Mor[gage $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000) $ (80,000)
MnualDeb[Servlce-URTEAba2men[Loan S S S S S S S S S S S S S S S
roria�ope�rycasnFiow 5 zo,aio 5 zo,9n 5 zi,oe9 5 zi,ioo 5 zi,oeo 5 �,ori 5 ia,aae 5 ia,sia 5 ia,m 5 n,aio 5 is,ziz 5 ia,s�a 5 �.e� 5 �z9ea 5 �z�
Deb[Servlce Coveage Ratlo 1260 1262 12C3 1264 1263 1.]38 1236 1.]33 1228 12]3 1.190 1182 1.1]3 1.162 1.150