Zoning 1798 Washington Gronen - Boyes
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
THE CITY OF C::--"\
DuBD~-UE
~~~
May 9, 2005
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The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
DubuquelA 52001
RE: Rezoning
Applicant: John Gronen/Boyes Auto
Location: 1798 Washington Street
Description: To rezone property from LI Light Industrial District to OR Office
Residential District.
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited
request. The application, staff report and related materials are attached for your review.
Discussion
The applicant spoke in favor of the request, reviewing the proposed project, the number
of units, office space and off-street parking. Mr. Gronen noted he was working with the
City Leisure Services Department to develop green space or a neighborhood park.
Staff reviewed the surrounding zoning and land use and reviewed permitted uses
allowed by the OR District.
There were several public comments regarding the proposed request, noting a concern
that the proposed project could create a drug or gang problem. Citizens also expressed
concerns regarding the lack of green space, and potential for parking and traffic
problems in the neighborhood.
The Zoning Advisory Commission discussed the request, noting that the proposed
rezoning and project are a positive investment in the neighborhood; that the rezoning is
a down zone; and that the permitted uses are more compatible with the neighborhood
than the current light industrial zoning.
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council
approves the request.
Service
People
Integrity
Responsibility
Innovation
Teamwork
1798 Washington
May 9, 2005
Page 2
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
j'~ ~//~ Q;t~~
. /! i d It~ rf\ fL-
Jeff Stil ,Chairperson
Zoning Advisory Commission
Attachments
cc: David Harris, Housing & Community Development Director
Gil Spence, Leisure Services Manager
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DUB~
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my of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
DConditional Use Permit
DAppeal
DSpecial Exception
DUmited Setback Waiver
~Rezonin9
[jPlanned District
DPreliminary Plat
OMinor Anal Plat
OText Amendment
OSimple Site Plan
OMinor Site Plan
o Major Site Plan
o Major Anal Plat
DSimple Subdivision
DAnnexation
OTemporary Use Permit
OCertificate of Economic Non-Viability
OCertificate of Appropriateness
OOther:
Please tvoe or Drint leGiblv in Ink
Property owner(s): ~tD p~ne: t;l;~ G <63 -5/:.,253
Mdress:J 1q~ lfJa?hA r'~}DI'1 Oty: l>ubuYiJ e..- Slate: tIt~ Zip: 52m I
Fax Number: Mobile/Cellular Number: .5lt;:5 ' :J../ 13 ' no J ~
Applicant! Agent: -:;O",j ~R OVlel1 tL. Phone: ~ 3 .s C:~ ;7 .[ DID
Address: -' 7 101.0 ~ II') ()\;\~..h ~+ Oty:)) l,Lt>l<lOZ/dl State: Tr1- Zip: 5 2vO~
Fax Number: 5fo s - (p q 0 - I (0 I 0 Mobile/Cellular Number: Sic "3 - ;? /:3 - 00 I 3
/1CJE L{Ju~ I t:z~-,,JlA- 52-00 J
Proposed zoning: O. . Historic District: landmark:
Site location/address:
Existing zoning: J,J ,
LeQal Description (Sidwell parcel ID# or I~ number/b!ock number/subdivision):
--L:trk:> loa -+0 \Dlo E(L~+ ~~
Total property (lot) area (square feet or am:s): ;):5 j bOO ,()~ if J
Describe proposal and reason necessary (attach a letter of exp,lanation, I needed):
~~~~~~1$1~d~~
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and oorrect to the best of my/our kno'Jvledge and upon
submittal becDmes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All adcJitional required written and graphic materials are attached.
Property Owner(s):
Applicant! Agent:
,.
Date:
Date: 'IIJ//vs
FO FlCE USE ONLY - APPLICATION SUBMITTAL CHECKLIST
Feef~ eo Received by: }t' /?' ~ Date: 1-o/'-t>,> Docket:
DSite/sketch plan D Conceptual Development Plan o Photo DPlat
Dlmprovement plans DDesign review proj~ description DFloor plan DOttIer:
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COMMUNITY HOUSING INITIATIVES
GRONEN RESTORATION, INC.
WASIDNGTON COURT
Dubuque, Iowa
Project cOnlpletion:' 2006
Proiect DescriDtion
Washington Court, located at 1798 Washington St.
involves the adaptive reuse of the Dubuque Casket
Company into 36 affordable rental housing units.
Twenty-four of the 800 to 900 square foot units will
have one bedroom. Twelve of the 900 to 1000 square
foot units will have two bedrooms. The units will be
occupied by tenants at or below 60% of the area median
income. As a response to a significant demand for
handicapped accessible living units, 25%, or nine of the
units will be designed and equipped to meet the needs
of persons with sensory and mobility impairments. A
collaborative agreement with the Dubuque Visiting
Nurses Assoc. will deliver services, which will help
disabled residents to live independently. Amenities will
include common space, parking, central air, stove,
refrigerator and on-site laundry. The rehabilitation of
the four-story structure will incorporate the housing
units within the upper three floors. The ground floor
space will be made available for a community room and
to local service organizations/nonprofit
organizations/schools/offices etc... serving the north
, .
end. There will also be a market-rate Manager s urnt.
Parking will consist of88 spaces. Total project costs for
the restoration of the Dubuque Casket Co. building.is
estimated at 5.6 million dollars.
Property: former casket
production warehouse built in
1890
Developer: Community
Housing Initiatives and
Gronen Restoration, Inc.
Total project cost: $5.6
million dollars
Location: 1798 Washington
Street in downtown Dubuque,
Iowa
Historic status: Eligible for
National Register status
ProDertv DescriDtion
The former Casket Company is located in a blighted neighborhood that is in real need of
reinvestment and in desperate need of quality, affordable housing. This infill project would be
considered a smart growth project taking into consideration that it is an appropriate reuse of a
blighted, but historic structure with City infrastructure already in place. The location puts the
project in an area of the community allowing the residents easy access to neighborhood services
including grocery, pharmacy, church, school, etc... without the necessity of an automobile.
Proiect Goals. Preservation and Community ImDact
Neighborhood revitalization often begins with a single investment, which then grows to other
like projects. Gronen Properties, LLC along with the Four Mounds Foundation's HEART
Program began the momentum in this area by working in conjunction with the City of Dubuque
in the rehabilitation of five single-family homes. Having worked with state historic preservation
offices, local governments and community organizations, it has been possible to re-develop
quality, affordable housing while at the same time restoring the historic character of the facades,
creating a sense of place in the neighborhood. The Dubuque Casket Company building will be a
catalyst project in the re-development of this area. The Washington Court Apartment complex is
an ambitious project that will bring a significant financial investment to the neighborhood, as
well as provide additional momentum for re-development in the area.
A hired Market Analysis conducted in early 2004 showed a market need of232 apartments under
the 60% AMI based on demand analysis. Our market research gives strong indication that
affordable housing in the downtown area will be very marketable.
DeveloDment Team
Community Housing Initiatives, Inc., a nonprofit organization located in Spencer, Iowa will team
with Gronen Restoration, Inc. to develop Washington Court. CHI and Gronen are currently
working together on the Upper Main Revitalization Project, also located in Dubuque, Iowa. CHI
has completed several previous historic renovation projects throughout the state. In Vision
Architecture of Sioux City along with Jeff Morton of Dubuque will be the architects for the
project.
Contact Information
Doug Labounty
Community Housing Initiatives, Inc.
PO Box 473, 14 West 21st St.
Spencer,IA 51301
Ph: 712.262.5965
Fax: 712.262.1192
Main Contact:
John Gronen
Gronen Restoration, Inc.
PO Box 1862, 1086 Main St.
Dubuque IA 52001
Ph: 563557-7010
Fax: 563690-1610
REZONING STAFF REPORT
Zoning Agenda: May 4, 2005
Property Address: 1798 Washington St.
Property Owner: Boyes Auto
Applicant: John Gronen
Proposed Land Use: Residential/Office
Proposed Zoning: OR
Existing Land Use: Industrial/Commercial
Existing Zoning: LI
Adjacent Land Use: North - Commercial/ResidentialAdjacent Zoning: North - L1/R-2A
East - Commercial/Residential - East -C-2/R-2A
South - Residential South - R-2A
West - Residential West - R-2A
Former Zoning:
1934 - MF Multi-Family
1975 - OR 1 Office Residential
1985 - LI
Total Area: 25,878 sq.ft.
Property History: The commercial structure on the northern portion of this property was
built in 1884 and occupied by the Dubuque Furniture and Burial Case Company. In
1909, the property was purchased by the Dubuque Casket Company, which owned the
building until 1988, when it was sold to Boyes Auto. Boyes Auto continues to use the
building as a storage facility for salvage vehicle parts.
Physical Characteristics: The property is an approximately 26,000 square foot level lot
of which 18,600 square feetis occupied by a three-story brick commercial/industrial
building. Approximately 7,000 square feet of the south end of the property is a parking
area. The property is bordered by 1 ih Street, 18th Street, Washington Street and an
alley.
Concurrence with Comprehensive Plan: Land Use and Urban Design Goals state,
"To encourage the concept of mixed use develop to diverse and self-sufficient
neighborhoods and to promote inclusive and economically integrated neighborhoods
that allow diverse mix of residence and housing types." The land use map indicates
this area as industrial/service.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report - 1798 Washington
Page 2
Traffic Patterns/Counts: IDOT 2001 average daily traffic counts indicate 8,700
vehicle trips per day along Elm Street one block removed south of the subject
property, and 8,500 vehicle trips per day on Elm Street one block removed north of
the subject property. IDOT counts also indicate 3,780 vehicle trips per day on
Jackson Street one block removed to the west of the subject property. The property
will have two paved parking areas with access to Washington and Elm Streets and
alley access to both 18th and 1 ih Street. Multiple accesses will enable traffic to
filter out from the site with limited impact on the adjacent commercial or residential
properties.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
during redevelopment of this site.
Adjacent Properties: The applicant is proposing to redevelop an existing
commercial building creating 32-units on the upper levels of the structure and office
space on the ground floor. The proposed off-street parking lots satisfy the
requirements established by the Zoning Ordinance for office and residential uses.
The redevelopment of this property should have a positive effect on the value of
the adjacent properties. The addition of 32 residential units will, however, increase
residential density and slightly increase the amount of noise, activity and traffic in
the neighborhood.
CIP Investments: None proposed.
Staff Analysis: The property is bordered on two sides by densely developed single
and multi-family residences, a number of which are side-by-side townhouse style
structures. The property is also bordered by a used car lot (which will become a
parking area) and other mixed commercial and residential uses along Elm Street. The
subject building currently serves as a visual buffer between the residential
neighborhood, that is somewhat quieter with lower traffic counts, and the heavily
traveled Elm Street corridor.
The applicant is proposing to redevelop the former Dubuque Casket Company, which is
an 18,600 square foot building on a 25,800 square foot lot, for residential units and
ground floor office space. If fully developed, zoning standards require 64 paved off-
street parking spaces be provided for the facility. The applicant proposes to create a
contiguous lot on the south half of the property and an adjacent lot with a total of 88
paved off-street parking spaces. The parking lot design submitted does not meet
current design standards. Staff anticipates that the reconfigured lots will have 23 fewer
spaces for a total of 65 parking spaces. This number still exceeds the 64 spaces
required.
Rezoning Staff Report - 1798 Washington
Page 3
Redevelopment of this structure and creation of associated off-street parking should
have a positive impact on the aesthetic and property values in this neighborhood. Also,
the property is currently zoned LI and used for storage of vehicle salvage parts. Other
light industrial activities may occur in this building that could potentially have a negative
impact on the neighborhood. Redevelopment of this property for 32 residential units
and associated office space will increase the residential density in this area and
generate more noise, activity and associated traffic.
Staff recommends that the Zoning Advisory Commission review the criteria established
for granting a rezoning.
Prepared by: ~"'vJ"'"1 Reviewed: j:f 1'~ Date: t'- 22-oS
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th S1.. City Hall Telephone: 589-4210
ORDINANCE NO. 32-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 1798 WASHINGTON
FROM LI LIGHT INDUSTRIAL TO OR OFFICE RESIDENTIAL DISTRICT
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Appendix A (The Zoning Ordinance) of the City of Dubuque
Code of Ordinances is hereby amended by reclassifying the hereinafter-described
property from LI Light Industrial District to OR Office Residential District, to wit:
Lot 102 thru Lot 106, inclusive, East Dubuque Addition, and to the centerline
of the adjoining public right-at-way, all in the City of Dubuque, Iowa.
Section 2. The foregoing amendment has heretotore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this 16th day of May, 2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
~
SECTION 3. DISTRICT REGULATIONS
3-2. Office Districts:
3-2.1. OR Office Residential District:
(A) General Purpose And Description: The office/high density multi-family residential district is
intended to encourage and permit a mixture of compatible office uses with high density
multi-family uses in the existing built city. The OR district is not intended to have any
application in undeveloped or newly developing areas of the city or on land made vacant
through intentional demolition. This district should serve as a transition zone between
commercial and single- and two-family residential areas through the adaptive reuse of
existing building stock, which will normally be residential in character. Development
standards should remain flexible to allow conservation and reuse of existing buildings. This
district should generally be located in areas abutting arterial and/or collector streets which
are, because of location and trends, suitable for development of low intensity office uses, and
high intensity residential uses.
(B) Principal Permitted Uses: The following uses shall be permitted in the OR district:
(1) One- and two-family dwelling units within existing structures only-[9].
(2) Multi-family dwellings-[9].
(3) Townhouses (3 or more laterally attached units)-[9].
(4) Rooming/boarding houses-[4].
(5) Nursing or convalescent homes-[2].
(6) Housing for the elderly and persons with disabilities-[3].
(7) Mortuaries and funeral homes-[12].
(8) Noncommercial art galleries, museums and libraries-[13].
(9) Artist studio-[5].
(10) General offices-[14].
(11) Personal services-[14].
(12) Churches, convents, and monasteries-[7].
(13) Schools of private instruction-[4].
(14) Public and private/parochial schools approved by Iowa state board of public instruction
(K-12)-[10].
(15) Railroads and public or quasi-public utilities including substations-[47].
[] Parking group-See section 4-2 of this ordinance.
(C) Accessory Uses: The following uses shall be permitted as accessory uses as provided in
section 4 of this ordinance:
(1) Attached garages.
(2) Detached garages.
(3) Greenhouses.
(4) Solar collectors.
(5) Wind generators.
(6) Satellite receiving dishes.
(7) Storage buildings.
(8) Readily moveable sports, recreation, or outdoor cooking equipment.
(9) Tennis courts, swimming pools and similar permanent facilities.
(10) Home occupations.
(11) Noncommercial gardens and nurseries.
(12) Off-street parking and storage of vehicles.
(13) Fences.
(14) Garage sales or rummage sales provided that not more than three (3) such sales shall be
allowed per premises per calendar year and not more than three (3) consecutive days per sale.
(D) Conditional Uses: The following conditional uses are permitted in the OR district, subject to
the provisions of section 5 of this ordinance and are the minimum requirements for
application to the board of adjustment for a conditional use permit:
(1) Group homes, provided that:
(a) Not less than six hundred and fifty (650) square feet oflot area be provided per
resident;
(b) The parking group requirements can be met-[4].
(2) Bed and breakfast inn, provided that:
(a) The structure is either regulated by the historic preservation ordinance or is listed on
the national register of historic places;
(b) The property has a full-time resident owner or resident manager;
(c) The structure has a minimum total floor area of four thousand five hundred (4,500)
square feet, with not more than one sleeping room for each seven hundred fifty (750)
square feet of floor area, with a maximum of nine (9) sleeping rooms;
(d) Signage shall be limited to one wall mounted, projecting sign with not more than a
forty-inch projecting or freestanding sign, per street frontage not to exceed eight (8)
square feet in area, not internally illuminated, and with direct lighting only with sharp cut
off luminance;
( e) The permit shall not license the property for rental as a private club, museum, or tour
home unless approved by the board; and
(f) Parking shall be provided at a rate of one space per guest room. The parking shall be
provided on-site or on a street frontage of the property, and should not intensify parking
problems in the neighborhood.
(3) Hospice, provided that:
(a) The parking group requirements can be met-[2].
(4) Group day care center provided that:
(a) Forty (40) square feet of indoor floor area (excluding halls and bathrooms) is provided
per child in areas occupied by cribs, thirty-five (35) square 'feet of indoor area (excluding
halls and bathrooms) is provided per child in areas not occupied by cribs times the
licensed capacity and seventy-five (75) square feet of fenced outdoor recreation space is
provided per child using the space at a given time;
(b) The parking group requirements can be met-[8];
(c) Such facility shall supply loading and unloading of children so as not to obstruct
public streets, or create traffic or safety hazards; and
(d) All licenses have been issued or have been applied for awaiting the outcome of the
board's decision.
(5) Private clubs, provided that:
(a) The parking group requirements can be met-[20].
(6) Off-street parking of operable automobiles to serve a permitted or conditional use in an
abutting office service, commercial (except C-1 District), institutional, or industrial district,
provided that:
(a) No structure other than a screening or security fence or wall shall be erected on the
premIses;
(b) Signage shall be limited to one (1) freestanding sign of no more than six (6) square
feet in size per drive opening, identifying the parking use, providing directions or
marking entrances and exits thereto;
(c) A site plan shall be submitted and approved as provided in Section 4 of this
ordinance.
(7) Off-premises residential garages, provided that:
(a) It is incidental and subordinate to a permitted residential use and located on a lot
within three hundred (300) feet of the residential use it serves;
(b) It is owned and maintained by the property owner within three hundred (300) feet of
the residential use it serves;
(c) Such use shall be designed, constructed and maintained in harmony with the
residential setting in which it is located;
(d) No such use shall exceed seven hundred and twenty (720) square feet of floor area per
dwelling unit and a height of fifteen feet (15');
(e) No commercial storage, sales or home occupations shall be permitted within such
structure;
(f) No outside storage shall be permitted in conjunction with such use;
(g) A site plan shall be submitted as provided for in section 4-4 of this ordinance.
[ ] Parking group-See section 4-2 of this ordinance.
(E) Temporary Uses: The following uses shall be permitted as temporary uses in the R-4 district:
(1) Building or trailer for storage of materials and/or equipment necessary for construction
authorized by a valid building permit, provided the location of the building or trailer has been
approved by the building official.
(F) Bulk Regulations:
Front Yard Setbacks
Lot Area
In Square Lot Coverage Rear Yard Building
OR DISTRICT Feet Frontage As% Side Yard Setback Height In
BULK REGULATIONS x 1,000 In Feet Lot Area Min. Max. Setback 010 Depth Feet
Permitted Uses
General offices 50 20 3* 20 40
3+ family residential 1.2/DU 50 50 20 3* 20 40
Townhouse
(3+ lateral attached) 1.2/DU 16/DU 50 20 0/3* 20 40
Rooming and
boarding house 5 50 50 20 3* 20 40
Nursing! 10
convalescent home 100 50 20 3* 20 40
Housing, elderly 10 3* 20 40
Mortuaries/funeral homes 50 20 3* 20 40
Noncommercial
art galleries 50 20 3* 20 40
Museum, library 60 30 3* 20 40
Artist studio 50 20 3* 20 40
School of
private instruction 50 20 3* 20 40
Church 20 100 50 20 10 20 40
(see section 2-5.10)
Conditional Uses
Group homes 5 50 50 20* 20 40
Bedlbreakfast homes 20
Hospice 5 50 50 20 20* 20 40
Group day care center 50 20 20* 20 40
Private club 50 20 20* 20 40
Barberlbeauty shop 50 20 20* 20 40
Off-premises
residential garage 50 20 20 6 15
Photographic studio 50 20 20* 20 40
Parking structure 50 20 20 6 40
*Plus one (1) additional foot per floor above the second floor.
Except where abutting a residential district, then six-foot side yard setback
required.
(G) Parking requirements. See section 4-2 of this ordinance.
(H) Signs. See Section 4-3 of this ordinance.
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WAYNE KLOSTERMANN
1[0) ~ (Q; ~ II \Y1 ~ rm
..11!1~~;~;2005 ~
2636 Queen Street
Dubuque, Iowa 52001
April 29, 2005
C/1Y OF DUBUQUE
PLANNING SERVICES DEPARTMENT
Planning Services Department
Board of Zoning Advisory
50 west 13th Street
Dubuque,~.52001
Dear Mr. Chairman Board of Zoning Advisory
I endorse the rezoning of the Old Casket Company as requested by Mr. John Gronen
As a long time resident of the North End, and business owner, I know first hand what it takes to
take a old building and breath new life into it. My partner and I did it with the Old Hopper
Greenhouse building at 2813 Jackson Street. Now the home of River Valley Nursery &
Landscaping.
I have seen first hand the restoration work that Mr. Gronen has done in the North End ofthe
City, from the work at five points, to the work under construction on Washington Street as well
as Four Mounds.
A neighborhood consist of places to work, shop, worship, recreate, and live. The project Mr.
Gronen has planned for this property will provide people a save, clean, and affordable place to
live. The neighborhood has some of the other requirements as defined above, and as this ptoject
comes together, other development in the neighborhood will follow.
It is my understanding that Mr. Gronen will try for LEED certification, and, if granted, this will
be the only LEED certified historical housing complex in the state of Iowa. This certification
will greatly enhance the affordability and comfort level of the persons that call this development
home.
I would respectfully request the board approve the rezoning as request by Mr. Gronen
Sincerely,
/~7d' /!:/~.
Wayne Klostermann
cc: John Gronen
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PLANNING SERVICES DEPI\R1N\EN1
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Duhuque. I.A. 52001
. Plume (563)583-8585
Fe/x (563)583-1004
April 29, 2005
To Dubuque Zoning Commission and Dubuque City Council:
I am writing this letter to show my support for the development of the
property at 17th and Washington. I truly believe that this undertaking by
Mr. Gronen will represent the concept of revitalizing the North End that we
all want to see. He has already completed projects and is undertaking
others to improve the area. lean only speakfor Eagle Country Market,
however, it can only help to generate additional business for all of us in the
North End. It will also help to improve another building which has begun
to show its age.
Sincerely, .
Ri.ck ChaPffiZ7 /JP~-~
~~
Highway 151 and 61 Development, LLC
137 Main Street
Dubuque, Iowa 52001
May 3, 2005
-
~ ~ @ ~ D W ~ @'
MAY - 3 2005 - ~
CI1Y OF DUBUQUE -
_PLANNrNG SERVICES DEPL\RTMENT
City of Dubuque
Zoning Advisory Board
50 West Thirteenth Street
Dubuque, Iowa 52001
Dear Members of the Board:
In addition to being a downtown property owner, I represent Highway 151 & 61
Development Company (owners of the former Dubuque Packing Company) in
supporting the rezoning application of John Gronen from light industrial to an
office/residential classification for the former Dubuque Casket property at 1798
Washington Street.
This project represents another major step in our north end revitalization efforts
and will provide badly needed affordable housing for our citizens. Many of them
are potential employees of the new businesses opening on our 16th Street site.
Of the 34 apartments being proposed, 24 are 1-bedroom units, nine are fully
handicapped accessible, and the project will include live-in management and off
street parking. As you know, redevelopment and revitalization efforts are often
spawned and encouraged by the synergistic efforts of many development groups
and partnerships, and Gronen Properties and Community Housing Initiatives of
Spencer, Iowa represent the "Best of Class" in redevelopment firms.
Please support this rezoning request and keep the North End revitalization efforts
moving forward.
Si ncerely,
Richard J.Hartig
Partner, Highway 151 & 61 Development, LLC
Letter to Our Sta/(gfwfcfers
Friends,
With the passing of our tenth year in 2003, I am both humbled by the past accomplishments of
Community Housing Initiatives, Inc., and eager to take on the many challenges that lie ahead.
In 1993, CHI was formed as an affiliate of Upper Des Moines Opportunity, Inc. to help address
affordable housing needs in eight northwest Iowa counties. The goals of the organization were
modest in scope and local in nature. CHI staff and Board members had no inclination that the
organization would evolve into one of the largest nonprofit housing groups in the state of Iowa.
2003 not only brought with it our tenth year in existence, but also completion of one of the most
important projects that we have ever been involved with. The Van Allen and Son Department
Store in Clinton, one of the few remaining Iowa historical landmarks, was completed in May.
Designed by renowned architect Louis Sullivan, the Van Allen building is a structure with
international architectural significance. We were honored to have been given the opportunity to
work with a building of this stature.
While this Annual Report does look back at some specific CHI accomplishments and projects, it
appropriately focuses much attention on our ultimate purpose.. . forging partnerships to create
housing solutions that positively impact peoples lives.
CHI fully understands that there is much left do. We can assure all of our partners...past, present
and future...that we will continue to work true to our core values in our effort to help insure a
decent, safe and affordable home to all.
Doug LaBounty, President
Community Housing Initiatives, Inc.
Cover Photo: fJ'1ie Van .9L[[en '13uiHi11ffi Clinton! Iowa
rrfie 'Larry ~ears
Community Housing Initiatives was created as a solution to an identified need. Upper
Des Moines Opportunity, Inc., a Community Action Agency serving an eight county
region in Northwest Iowa, was challenged with transitioning at-risk families from
dependency on public assistance. Too often, this endeavor was hampered by a lack
of safe, decent and affordable housing for low income families. In 1992, the Board of
Directors of Upper Des Moines Opportunity instructed staff to pursue rental
rehabilitation as an initial means to supply quality housing for low income families.
Armed with good intentions and a genuine desire to expand housing development
knowledge, a team of UDMO staff members worked to piece together the first housing
project. Predevelopment activities and preparing applications for funding the first
housing project were among the most ambitious activities ever undertaken by UDMO.
One year later, the successful rehabilitation of 25 rental units in Spencer convinced
the development team there was much more housing work to be done. The UDMO
Board of Directors agreed, and in 1993, Community Housing Initiatives was born.
The dynamic pace of CHI was established early in the organization's history. CHI
rehabilitated 25 additional rental units in 1994 and then determined it was time to
construct new housing units for the region. Less than one year after the completion of
the first rental rehabilitation project, CHI applied to the Iowa Finance Authority for low
income housing tax credits to undertake new construction of affordable rental housing
for seniors. New construction allowed CHI to adopt a set of building quality standards
and incorporate amenities such as garages, furnished community rooms and on-site
laundry facilities. Between 1995 and 1997 CHI developed three new construction
housing projects in three small Iowa communities.
A vacant building in Sioux City inspired the notion that the creation of new housing
units was not limited to constructing new buildings. In 1996, CHI worked to convert a
vacant postal annex building into 41 units of affordable housing. The successful
conversion of this existing structure led to CHI's first foray into historic rehabilitation,
a former Carnegie Library which is now home to 20 families. Historic rehabilitation
always presents many challenges, but remains the activity which we consider one of
our most valuable skills.
Over the past decade, CHI has grown beyond our original expectations. We have
extended services to span the state of Iowa, developed new and innovative housing
projects, and created nearly 700 housing units. While we have grown and changed
considerably, some things about CHI remain very much the same. We still embrace
new challenges, work as a team to identify needs, consider ourselves community-
building partners, and remain dedicated to creating housing solutions.
CHI} Inc. 6egan in 1993 witfi $8}000 seea money from CUpper'lJes Moines Opportunity}-Inc.
"Community Housing Initiatives
has a tremendous record of
accomplishment in advancing two
important priorities in our state -
increasing the supply of affordable
housing and revitalizing communities
through the preservation of historic
downtown buildings. I have witnessed
first-hand the transformation resulting
from their work in several Iowa
communities and look forward to
seeing what's yet to come."
rrfze Importame of Partners
A learning organization cannot operate within a vacuum. CHI draws on the expertise
and knowledge of our partners as we investigate new housing programs and explore
innovative approaches to housing development. We recognize that our most valuable
resource is the strong partnerships we have created and sustained throughout our first
decade. Our partners provide the insight and dedication needed to create the best
housing product possible.
Cities: Adel, Clinton, Council Bluffs, Davenport, Dubuque, Estherville, Fort Madison,
Forest City, Garner, Graettinger, Hartley, Hawarden, Hull, Humboldt Lake Mills, Lake
Park, Mason City, Milford, Moville, Mt. Vernon, Ottumwa, Osage, Sanborn, Sibley, Sioux
Center, Sioux City, Sioux Rapids, Spencer, Spirit Lake, St. Ansgar, Washington,
Waterloo, Webster City.
Contractors and Architects: Accord Architecture, Building Industries, Cardinal
Construction, Citation Homes, Gregg Construction, Grooms and Company
Construction, Henkel Construction, Holtze Construction, InjVision Architecture, L&:L
Builders Co., Peterson Construction, Ringland Johnson Construction, Sande
Construction, Schelling Construction, Sioux Contractors, W.A. Klinger.
Financial Partners
American State Bank, Amerus Life Insurance Co., Bank Plus, Davenport Companies,
Enterprise Foundation, Enterprise Social Investment Corp., Fannie Mae, Farmers Trust
and Savings Bank, Federal Home Loan Bank of Des Moines, First American Bank, First
Citizens National Bank, First Federal Bank, First National Bank of Sioux Center, First
National Bank of Sioux City, Horizon Bank, Iowa Department of Economic
Development Iowa Equity Fund, Iowa Finance Authority, Manufacturer's Bank &: Trust
Melvin Savings Bank, Midwest Housing Equity Group, National Park Service, Northwest
Federal Savings Bank, People's Bank, United States Department of Housing and Urban
Development Union Planters Bank, US Bank
Legal and Accounting
Zenor and Houchins, RingsdorL Nelson &: Gayer P.L.e, Powell, Goldstien, Frazer &:
Murphy, WipFli Young
Other
Census Services of Iowa, Fielder and Associates, Iowa Coalition for Housing and the
Homeless, Iowa Department of Cultural Affairs (State Historical Society of Iowa), Home
Care Services, Iowa Department Of Human Rights, Iowa Historic Preservation Alliance,
Mid-Sioux Opportunity, Mary Jean Montgomery, National Historic Preservation Trust
Northeast Iowa Community Action Agency, Opportunity Village, REM Iowa, ResCare,
USDA Rural Development VNA of Clinton, Woodbury County Community Action Agency
We would like to recognize the Board and Directors and Staff of Upper Des Moines
Opportunity for their ingenuity in creating a new kind of housing development
organization. UDMO remains our strongest partner and we thank them for their
continuous support of CHI and our mission to create the best housing solutions
possible. In addition, we would like to thank the numerous local economic
development and housing groups, Main Street organizations, business leaders and
individuals that have spent countless hours building upon this organization's mission.
In 1994/ CJ-{I/Itu:. was awaraea its first J-{ousing era:( Creait projatl 16 new constrzu:tion units in SiDky
..
~ ~
:Focus on the :Future
New Directions in Dousing
It is difficult to imagine what CHI would look like today if we spent the last decade
building only one type of housing. Our housing projects are as diverse as the
communities we serve. Each community brings a new set of housing needs and
different ideas for impacting change within a neighborhood. In the end, housing
solutions are dictated by local needs and creating models which are compatible with
the economic development efforts of the community.
CHI strives to constantly focus on the future and to quickly respond to the changing
needs of Iowans. Strategic planning sessions for CHI integrate the staff, Board of
Directors, architects and members of funding organizations as a mechanism for
anticipating new trends and identifying unmet housing needs. The scope of our
services is a direct response to community needs and filling gaps in housing and
social service models.
Creating Partnerships that Expand Services
The most recent new direction in the development of housing for CHI is housing for
residents with special needs. In order to create successful housing models for adults
with special needs, CHI adds professional service providers to the project
development team. Professional service providers are invaluable for identifying the
need for housing for adults with special needs and designing housing units which meet
the unique accessibility needs required for those individuals to lead independent lives.
Most importantly, these professional organizations help CHI design and implement a
comprehensive supportive service program and remain long-term partners to the
project.
In 2002, CHI partnered with two Iowa organizations dedicated to assisting adults with
physical and mental disabilities. As a result, the Van Allen Building in Clinton and the
River City Apartments (former YMCA) in Mason City feature floor plans with 25% of the
rental housing units handicapped accessible for adults with sight and hearing
impairments and limited mobility. In addition, the VNA of Clinton and North Iowa
Vocational Center of Mason City contract with CHI to provide services on-site for
residents with special needs.
Project planning in 2003 introduced CHI to three new supportive services partners.
Two partners are recognized Iowa leaders specializing in providing services for adults
with mental disabilities. In addition, the non-profit Home Care Services, Inc. worked
closely with the local development team to plan and design CHI's first proposed
affordable assisted living project in Adel.
The Carnegie LwraryJ CHI's first historic relia6ifitation project, was jutufetf in 1996
Cerebrate with !friencfs
Resident Appreciation Program
In 2003, CHI, introduced a Resident Appreciation Program. In simple terms, the
program was created to provide a mechanism to say thank you to our residents. Funds
from the Resident Appreciation Program are used to communicate with residents
through informational letters and announcements, encourage fun activities, and
provide tokens of our appreciation.
The first year of the Resident Appreciation Program was a resounding success. First
year Resident Appreciation Program activities included a children's coloring contest
tenant photo contest and fall gift which included healthy snacks and useful household
items. The Resident Appreciation program also funded interior holiday decorations for
hallways and common areas, Christmas parties, and social events.
In Davenport Resident Appreciation Program funds were used to sponsor the
Timberland Ridge Fun Day. This full day event was planned and staffed by Davenport
residents and included face painting, a barbecue lunch, children's games, obstacle
courses, and children's air jump in the shape of fairy castle.
Grand Openings/Ribbon Cuttings
The process of creating a new housing project can span from two to four years.
Throughout that time, local development team partners work diligently to design and
build a housing solution that is both compatible with economic development goals
and consistent with local housing needs. By the time a new project is complete, it truly
is a community event. Ground breaking ceremonies and Grand Opening celebrations
are our way of recognizing our partners and showcasing the results of countless hours
of collaboration.
On a frigid day in January of 2003, CHI, hosted a "ground breaking" ceremony in the
former Mason City YMCA. Iowa Governor Tom Vilsack joined CHI, state officials, and
the local development team to mark the onset of the restoration process. The
ceremony included tours of the building, a history of the facility and its impact on
Mason City, and words of encouragement from several local elected officials. Despite
the cold indoor temperatures, the excitement of the project that lay ahead encouraged
guests to socialize and share memories of days passed in the YMCA. Re-named River
City Apartments, the 46 unit apartment project is slated to open late in 2003.
In May of 2003, Community Housing Initiatives, completed restoration of the Van Allen
building in Ciinton, and celebrated the Grand Opening of one of Iowa's National
Historic Landmarks. The process of restoration was a story of a four-year collaboration
with Clinton Downtown Partners, city leadership and countless community spirited
volunteers. In fact the project received so much support from the community that
over 2,000 people visited the grand opening, forming a line a city block long an hour
before the event began. The building is now completely restored and houses a locally-
owned pharmacy on the first level and nineteen picturesque apartments on the upper
levels.
1999 was a major mifestone for cHI. Ca[{rrermina[ was the first project to combine commercial space}
affordafjfe rentafs and marl(g.t rate rentafs.
Yllwa!fs 9?s-member What is Important
Creating a Dome
As CHI's first decade comes to a close, we reflect on the people who shared the first
ten years with us. Families of all shapes and sizes select our buildings. New residents
furnish, decorate, and care for their apartments. Then the magic happens. They hang
family photos, host birthday and slumber parties, bake after school cookies, form
friendships with neighbors, and invite grandchildren to spend the weekend. They build
lives, make memories and create homes.
Many of the photos featured in the 200.3 Annual Report were submitted by the people
who call our work home. These images and the individuals they represent inspire us
each and every day.
In our first aeccufe 1993-2003, CHI lias createdipreserveti 658 rental units in 28 projects wcatea in 20
communities, representing 15 counties for a tota[ investment of over $56,000,000 in housing.
rrlie CJ-fIJ Inc. cream
CJ{Ij Inc. ~oarcf of tJJirectors
Dick Barkema, Chair
Larry Rohret, Vice Chair
Connie Herpst, Secretary
Lorna Burnside Jane High
Doug LaBounty Jake Moermond
Joel Sorenson Wayne West
CJ{Ij Inc. Management fJeam
Doug LaBounty, President
Sam Erickson, Vice President
Kris Vodraska, Director of Property Management
Trish Bruning, Director of Finance
Brooke Laird, Property Management Coordinator
Connie Whitney, Asset Management Assistant
Pat Nissen, Accounting Assistant
Linda Alexander, Property Management Assistant
Amanda Stehlik, Administrative Assistant
Jennifer Kubat, Accounting Payroll Clerk
Tim Bernhardt, Maintenance Coordinator
Mike VanderWeide, Maintenance
Terry Crawford, Davenport Maintenance Director
Jerry Miller, Mason City Site Manager
'This 5tnnua[ ~port is deaicatea to the memory of 13i[fy 'Bimngs, our friena ana co-wor~r.