Holy Ghost Urban Renewal DistrictMasterpiece on the Mississippi
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Resolution of Necessity for Creating the Holy Ghost Urban Renewal
District
DATE: May 31, 2011
Dubuque
bfrd
AN- America City
2007
Economic Development Director Dave Heiar recommends City Council approval of a
Resolution of Necessity finding that the creation of a new Holy Ghost Urban Renewal
District is both necessary and appropriate, and setting a public hearing for July 18,
2011.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Michael C. Van Milligen
MCVM:jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
David J. Heiar, Economic Development Director
Mark Hope, Pegasus
Monsignor Thomas Toale
Masterpiece on the Mississippi
TO: Michael C. Van Milligen, City Manager
C� �
FROM: David J. Heiar, Economic Development Director �,� r
SUBJECT: Resolution of Necessity for creating the Holy Ghost Urban Renewal District
DATE: May 31, 2011
Dubuque
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Al- AmaicaCity
1
2007
Introduction
This memorandum presents for City Council consideration a Resolution of Necessity finding that the
creation of a new Holy Ghost Urban Renewal District is both necessary and appropriate and also sets
a public hearing for July 18, 2011. This district would include the former Holy Ghost School and
convent on Central Avenue. A map is attached to show the boundaries.
Background
The Archdiocese of Dubuque recently has sold the former Holy Ghost School and Convent to
Pegasus Properties. Pegasus has plans to rehabilitate the historic structures into apartment
buildings. For the projects to be financially feasible for the developer, Pegasus has requested the
buildings be placed in an Urban Renewal District to allow for the use of Tax Increment Financing to
assist the project.
2887 Central contains the former Holy Ghost convent building, a three story masonry building which
is currently vacant. The building will be rehabilitated into nine market rate residential rental units with
11 off - street parking spaces. 2901 Central contains the former Holy Ghost Assisi School building, a
four -story masonry building, which is currently vacant. The building will be converted to eighteen
market rate residential rental units with 23 off - street parking spaces.
The owners have applied to have both buildings listed on the National Register of Historic Places and
will apply for state and federal Historic Tax Credits. The buildings will be renovated under the
Secretary of Interior's standards for the renovation of historic properties.
The former Holy Ghost Assisi School building at 2901 Central was rezoned in January to OR Office
Residential. The Zoning Board of Adjustment approved a special exception on February 24, 2011 to
allow the building to be converted to 18 residential units. The ZBA also approved a variance on
December 16, 2010 to allow the former convent building at 2887 Central to be converted to ten
residential units.
Before a municipality can exercise the authority conferred by Chapter 403 "Urban Renewal" of the
Iowa Code, a Resolution of Necessity must be adopted finding that the area being considered for
urban renewal district designation is either a slum, blighted or economic development area and that
the rehabilitation, conservation, redevelopment, development, or a combination thereof, of the area is
necessary in the interest of the public health, safety or welfare of the residents of the city. After such
resolution, an urban renewal plan must be adopted by the municipality.
The Iowa Code defines a blighted area as, "an area of a municipality within which the local
governing body of the municipality determines that the presence of a substantial number of slum,
deteriorated, or deteriorating structures; defective or inadequate street layout; faulty lot layout in
relation to size, adequacy, accessibility, or usefulness; unsanitary or unsafe conditions;
deterioration of site or other improvements; diversity of ownership, tax or special assessment
delinquency exceeding the fair value of the land; defective or unusual conditions of title; or the
existence of conditions which endanger life or property by fire and other causes; or any
combination of these factors; substantially impairs or arrests the sound growth of a municipality,
retards the provision of housing accommodations, or constitutes an economic or social liability
and is a menace to the public health, safety, or welfare in its present condition and use ". An
economic development area is defined as, "an area of a municipality designated by the local
governing body as appropriate for commercial and industrial enterprises or housing and
residential development for low and moderate income families, including single or multifamily
housing." This district will be created on the basis of the area being a blighted area.
The proposed Urban Renewal area described in the attached Resolution of Necessity is currently
zoned Office Residential and will provide assistance to redevelop the former Holy Ghost School and
Convent in the North End neighborhood.
Discussion
The attached Resolution directs staff to prepare an Urban Renewal Plan and to forward the
Urban Renewal Plan to the Long Range Planning Commission for their review and comment.
This is required by Chapter 403 along with a consultation process that involves all affected taxing
entities. Those taxing entities, the County, School Board and community college, have an
opportunity to comment on the proposed Urban Renewal Plan prior to the required public hearing
on the Urban Renewal Plan, but they cannot block adoption of the plan.
City Council public hearing on the Urban Renewal Plan will be scheduled for July 18, 2011. The
public notice will be published no more than twenty days and no less than four days prior to the
public hearing to allow for the appropriate publication requirements. This will allow time for
preparation of the plan, review and comment period by the Long Range Planning Commission
and the consultation process with the taxing entities.
Recommendation
I recommend the City Council adopt the attached Resolution of Necessity that begins the
process of creating the Urban Renewal Plan for the Holy Ghost Urban Renewal District and sets
a public hearing for July 18, 2011.
The Plan will provide additional tools to encourage business growth and redevelopment activities
throughout the District and will support the revitalization within the area.
Action Step
The action step for the City Council is to adopt the Resolution of Necessity attached to this
memorand urn.
F: \USERS \Econ Dev \Urban Renewal \Holy Ghost UR District\20110527 Holy Ghost UR Neces Memo.doc
RESOLUTION NO. 184-11
A RESOLUTION OF NECESSITY FINDING THAT CERTAIN PROPERTY
BOUNDED BY 28 STREET, 30 STREET, CENTRAL AVENUE, AND THE
BLUFF IS A BLIGHTED AREA AND THAT THE REDEVELOPMENT OF SAID
AREA IS NECESSARY IN THE INTEREST OF THE RESIDENTS OF THE CITY
OF DUBUQUE, IOWA.
Whereas, the City Council has determined that the active redevelopment of
vacant institutional property is a beneficial use of existing buildings that will enhance the
City's ongoing economic development efforts; and
Whereas, the City Council has determined that the area described in Section 1
below meets the definitions of a blighted area as defined in Chapter 403 "Urban
Renewal" of the Iowa Code; and
Whereas, the Holy Ghost school buildings are significant structures in the North
End Neighborhood and will need assistance to preserve the buildings; and
Whereas, Chapter 403 of the Iowa Code requires that before urban renewal
authority may be exercised, a City Council must adopt a resolution of necessity finding
that the area in question is a slum, blighted or economic development area, and that so
designating such area is necessary in the interest of the public health, safety or welfare
of the residents of the municipality.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the following described area is a blighted area as defined by
Chapter 403 of the Iowa Code and is appropriate for an urban renewal project, to wit:
Lot 1 of 1 and Lot 2 of 1 of Paragon Square in the City of Dubuque, Dubuque County,
Iowa; and also including public right -of -way of Central Avenue abutting thereto
(hereinafter called the Holy Ghost Urban Renewal District).
Section 2. That the redevelopment of the Holy Ghost Urban Renewal District for
historic revitalization is necessary and appropriate to facilitate the proper growth and
development of the community in accordance with sound planning and local community
objectives.
Section 3. That the development of this area will provide new opportunities for
quality housing and job creation in the community.
Section 4. That the City Manager is authorized and directed to prepare an
Urban Renewal Plan for the Holy Ghost Urban Renewal District, to forward said Plan to
the City's Long Range Planning Commission for review and comment and to begin the
consultation process required by law with affected taxing entities.
Section 5. That the City Clerk is directed to publish notice of a public hearing on
the adoption of an Urban Renewal Plan for the Holy Ghost Urban Renewal District to be
held on the 18 day of July, 2011, at 6:30 p.m. in the Historic Federal Building in
Dubuque, Iowa, 350 W. 6 Street, Dubuque, Iowa and that said notice shall generally
identify the area covered by the Plan and the general scope of the Urban Renewal Plan
activities planned for such area.
Section 6. That the City Clerk is further directed to send by ordinary mail a copy
of said Plan and notice of public hearing to the Dubuque Community School District, the
County Board of Supervisors and the Northeast Iowa Community College, as the
affected taxing entities.
ATTE T:
PASSED, APPROVED and ADOPTED this 6 day of Jylne, 2011.
/Y /
Ke in S. Firns . hl, Acting ity Clerk
F:\USERS\Econ Dev\Urban Renewal\Holy Ghost UR District\aosso6o6 Holy Ghost Reso of Necessity.doc
Roy D. Buol
Mayor
Holy Ghost
Urban Renewal District
Version 2011.1