Freedom, Inc./Salina Street Reconstruction Project
-
Brian J. Kane
Gary K. Norby
Les V. Reddick.
D. Flint Drake..
Brad J. Heying
Todd L. Stevenson.
Louis P. Pfeiler
MaryBeth Pfeiler Salmon
Mary A. Cherba
KANE, NORBY & REDDICK, P.C.
ATTORNEYS
2100 ASBURY ROAD, SUITE 2
DUBUQUE, IA 52001-3069
November 3, 2000
Phone: (319) 582-7980
Facsimile: (319) 582-5312
E-mail: knrpc@mcleodusa.net
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ofthe City of Dubuque
City Hall
13th and Central Avenue
Dubuque, IA 52001
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RE: FREEDOM, INC./SALINA STREET RECONSTRUCTION PROJECT
Dear Mr. Mayor and Ladies and Gentlemen:
As you know, we are counsel for Freedom, Inc., an Iowa business corporation, which owns
certain real estate along Salina Street (Alter Company is presently the tenant of our client's
property). We previously appeared before you at the prior public hearing with regard to the Salina
Street reconstruction project and objected to it on behalf of our client; we incorporate herein by this
reference our prior comments, both in our prior correspondence and during our prior appearance
before you at the public hearing.
By this letter we renew, on behalf of our client, our objection to the Salina Street
reconstruction project, and state the following reasons for your consideration:
1. Other than a single letter from the City Engineer's office to our client inviting our client
to inspect certain records at the City Clerk's office (which we have done on behalf of our client),
there has been no further contact whatsoever with Freedom, Inc., its sole shareholder, Mrs. Sandra
Barbara Gordon, or us concerning this matter. It was our understanding from the prior meeting that
the council directed staff to contact the various affected owners with regard to the Salina Street
reconstruction project to work out any difficulties, etc.;
2. Our client maintains its objection to reconstructing Salina Street at all. Given the types
of businesses and uses of the real estate in the area, it seems to be an inappropriate allocation of
taxpayer dollars to improve a road which will only deteriorate because ofthe adjoining uses. At the
#.t
KANE, NORBY & REDDICK, P.C.
Page 2
November 3, 2000
present time, Salina Street is basically a street leading to nowhere and is only used by those
construction, scrap or other users in the area;
3. According to the preliminary schedule of valuation and proposed assessments, the City
has stated that our client's property is worth a total of $67,825.88 (for purposes of allocating
assessments). The assessment to our client amounts to $16,696.17. The amount of the assessment
compared to the City's valuation is 24.62% ofthe value ofthe property. Our client is aware ofIowa
Code Section 384.62 which basically says that an assessment ". . .may not exceed 25% ofthe value
of the lots as shown by the plat and schedule approved by the council. . .." Further, as we
previously advised you, the annual rent is just over $17,000.00. Essentially, the City appears to be
maximizing the assessment to our client, while at the same taking a full year's rent, in order to pay
for this proj ect. As we previously advised you, our client depends upon all of the rent for her support
(in addition to some other income). It is not fair to our particular client, who is incorporated only
to limit liability, to assess a "business" type assessment against an individual who depends upon the
income from the property for their support; and,
4. As we understand it, there is no relief from an assessment unless the property is owner-
occupied. Obviously, this particular parcel of property is not owner-occupied, nor could it be.
Given the fact that this property is a substantial source of our client's support, and is a "business"
only in the sense that it charges rent and she has incorporated to limit her liability, it is not fair that
there is no relief. Certainly there are similar cases where relief would be warranted had the property
been owner occupied.
Given that the road does not appear to be necessary, that Salina Street does not lead to any
particular attraction or destination, that the present users will continue to be users along Salina Street
and will cause deterioration to any improved roadway, and the harshness ofthe assessment against
our client (which appears to have been manipulated to maximize the amount of the assessment
against our client), we respectfully request that the project be denied and that our client not be
assessed for any portion of the project.
Please do not hesitate to contact us directly should you have any questions. Thank you.
Best regards,
By
,P.C.
BJK:db
Copy To: Mrs. Sandra Barbara Gordon
Mr. Barry Lindahl
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Gary K. Norby
Les V. Reddick.
D. Flint Drake**
Brad 1. Heying
Todd L. Stevenson.
Louis P. Pfeiler
MaryBeth Pfeiler Salmon
Mary A. Cherba
KANE, NORBY & REDDICK, P.C.
ATTORNEYS
2100 ASBURY ROAD, SUITE 2
DUBUQUE, IA 52001-3069
All admitted in Iowa
· Also admitted in Illinois
** Also admitted in Wisconsin
Phone: (319) 582-7980
Facsimile: (319) 582-5312
E-mail: knrpc@mcleodusa.net
November 8, 2000
The Honorable Mayor and
Members of the City Council
of the City of Dubuque
City Hall
13th and Central Avenue
Dubuque, IA 52001
RE: FREEDOM, INC./SALINA STREET RECONSTRUCTION PROJECT
REOUEST FOR RECONSIDERATION
Dear Mr. Mayor and Ladies and Gentlemen:
As you know, we appeared before you during the public hearing with regard to the above
matter at your meeting on Monday, November 6,2000. By this letter we request that you reconsider
your 6-0 decision to approve ofthe Salina Street reconstruction project.
We incorporate by this reference the previous objections we have lodged at both public
hearings and in both of our letters to you. The primary reason for this letter, however, deals with the
"fairness" ofthe proposed assessment.
The total proposed assessment against our client amounts to $16,696.17; the value of our
client's property as shown on the Preliminary Schedule of Valuation and Proposed Assessment
prepared by the City is $67,825.88. Enclosed please find a copy of the Preliminary Schedule of
Valuation and Proposed Assessment for your reference. Please note that our client's assessment
compared to the City's valuation amounts to 24.62% of the value of the property. All of the other
parties assessed have an assessment to valuation ratio ofless than 2% to 6%.
City Engineer Mike Koch, during his comments at the public hearing, acknowledged that it
"could appear" that the assessment was calculated backwards in order to make sure that the
assessment against our client was less than the 25% ofthe value ofthe lot limits as imposed by Iowa
Code Section 384.62(1999). Further, the actual "formula" used by the City (apparently for 15 years
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KANE, NORBY & REDDICK, P.C.
Page 2
November 8, 2000
according to Mr. Koch) has never actually been fully explained, to our knowledge, at any meeting.
The Council seems to simply rely on the fact that such "formula" has been used before without
taking into account how well such a formula works. The impact on our client with regard to the
"formula" is horrendous and patently unfair since our client's property is the least valuable according
to the Schedule of V aluation and yet receives the highest proportionate assessment. In our view, this
means that the factors used in the formula, applied blindly and without any sense of equity, do not
form a rational basis for assessment purposes (at least in this case). We cannot believe that the City
wants such a patently unfair assessment to stand without further investigation.
We request, at your next Council meeting on November 20, 2000, that you move to
reconsider this matter and direct that the City Engineer's office provide all ofthe calculations with
regard to the proposed assessment to you and us, and the exact manner of such calculation. We also
suggest that you consider directing revisions to this assessment formula in order to make it more
equitable. For example, the mere fact that our client's property has lengthy frontage should not
penalize it. Additionally, our client's property lacks depth. However, the overriding factor should
be the relative value of the property. In other words, assessments should have some merit with
regard to ability to pay; the present assessment does not take that into account. The proposed
assessment against our client "grabs" one year's rental income from the property; it is highly
doubtful that the impact ofthe assessment on any ofthe other parties along Salina Street amounts
to such a severe taking.
In any event, we respectfully request that you reconsider this matter as above-described.
Please do not hesitate to contact us directly should you have any questions. Thank you.
Best regards,
BJK:db
Copy To: Mrs. Sandra Barbara Gordon
Mr. Barry Lindahl
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