Urban Renewal Amend and RestatedTHE CITY OF
DuB E MEMORANDUM
~~-~
February 14, 2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Amended and Restated Urban Renewal Plan for the Greater Downtown
Urban Renewal District
Economic Development Director Dave Heiar is recommending an Amended and
Restated Urban Renewal Plan for the Greater Downtown Urban Renewal District to
clearly define the public purpose activities to include the rehabilitation, restoration, and
renovation of historic buildings for public and governmental uses, including the
Carnegie-Stout Public Library and the former U.S. Federal Building.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
~~ .
M chael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
David J. Heiar, Economic Development Director
CITY OF DUBUQUE, IOWA
MEMORANDUM
February 15, 2006
TO: Michael Van Milligen, City Manager
FROM: David J. Heiar, Economic Development Director
SUBJECT: Amended and Restated Urban Renewal Plan for the Greater
Downtown Urban Renewal District
Introduction
The purpose of this memorandum is to forward for City Council review and approval the
Amended and Restated Urban Renewal Plan for the Greater Downtown Urban Renewal
District which an amendment is needed to clearly define the public purpose activities to
include the rehabilitation, restoration, and renovation of historic buildings for public and
governmental uses, including the Carnegie Stout Public Library and the Former U.S.
Federal Building. The Plan and Resolution adopting the Plan are attached.
Background
On January 16th, 2007, the City Council approved a Resolution of Necessity finding that
the Urban Renewal Plan area is a slum and blighted area and appropriate for urban
renewal activities. Staff has prepared an amended and restated urban renewal plan for
the area as per the directive of the City Council. The Plan was reviewed by the Long
Range Planning Commission on February 14th, 2007. The Long Range Planning
Commission has forwarded its recommendation to the City Council affirming that the
Plan is consistent with the City's Comprehensive Plan for development.
A consultation process has been concluded with the affected taxing entities as required
by State Law. The required consultation with affected taxing bodies was held on
February 1, 2007. No written objections or recommended changes to the proposed
Plan were received during the allowed comment period.
Discussion
The proposed amendment of this district would allow for more clearly define the
allowable uses in the Urban Renewal district to include the rehabilitation, restoration,
and renovation of historic buildings for public and governmental uses, including the
Carnegie Stout Public Library and the Former U.S. Federal Building.
The amendment will provide additional tools to encourage reinvestment and
redevelopment activities throughout the District and will support, specifically, the
proposed former U.S. Federal Building and Carnegie-Stout Public Library.
Recommendation
I recommend that the attached Amended and Restated Urban Renewal Plan be
adopted to support reinvestment efforts in the district.
Action Step
The Action Step for the City Council is to adopt the attached Resolution.
attachments
Prepared by: Aaron DeJong
Assistant Economic Development Director
F:\USERSWdejong\Urban Renewal\2007.1 Amendment\20070112Rdopt Memo.doc
Prepared by: David Heier, ED Director, 50 West 13'h Street, Dubuque, IA 52001 (563) 589-4393
Retum to: Jeanne F. Schneider, City Clerk, 50 West 13'h Street, Dubuque IA 52001
RESOLUTION NO. 108-07
A RESOLUTION APPROVING THE AMENDED AND RESTATED URBAN RENEWAL
PLAN FOR THE GREATER DOWNTOWN URBAN RENEWAL DISTRICT
Whereas, on January 16, 2007 the City Council of the City of Dubuque, Iowa
authorized the preparation of an Amended and Restated Urban Renewal Plan (the "Plan")
for the Downtown Dubuque Urban Renewal District (the "District"); and
Whereas, the City of Dubuque's primary objective in amending this Plan is to
provide opportunities for further redevelopment and reinvestment in the downtown; and
Whereas, the Long Range Planning Commission has reviewed the proposed
Plan and has found that said document is consistent with the Comprehensive Plan for
the development of the City of Dubuque as a whole and has transmitted its findings to
the City Council; and
Whereas, a consultation process has been undertaken with affected taxing
entities in accordance with Chapter 403 of the Code of Iowa with no written objections
or recommended changes to the Plan received; and
Whereas, the City Council, in accordance with Chapter 403 of the Code of Iowa,
has held a public hearing on the proposed amended and restated Plan after public
notice thereof.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the Amended and Restated Urban Renewal Plan for the Greater
Downtown Urban Renewal District, attached hereto and made reference to herein, be
approved.
Section 2. That the City Clerk of the City of Dubuque, Iowa is hereby authorized
and directed to file a certified copy of the Resolution in the office of the Dubuque
County Recorder.
Passed, approved and adopted this 20th day of February, 2007.
Roy D. Buol
Mayor
Attest:
Jeanne F. Schneider
City Clerk
F:IUSERS\Adejong\Urban Renewa112007.1 Amendment\20070219Rdopt Resolution.doc
AMENDED and RESTATED
URBAN RENEWAL PLAN
Greater Downtown Urban Renewal District
(A merger of the Downtown Dubuque and Ice Harbor Urban Renewal Districts)
City of Dubuque, Iowa
This Amended and Restated Urban Renewal Plan for the Greater Downtown Urban
Renewal District is a result of the merger of the Downtown Urban Renewal Area Project
Number Iowa R-15, originally established by Resolution 123-67 by the City Council of the
City of Dubuque, Iowa on May 18, 1967 and subsequently amended and restated by
Resolution 79-71 on March 15, 1971, by Resolution 73-74 on March 11, 1974, by
Resolution 107-82 on May 3, 1982, by Resolution 191-84 on June 25, 1984, by Resolution
371-93 on December 6, 1993, by Resolution 145-94 on May 2, 1994, by Resolution 479-97
on November 17, 1997, by Resolution 476-98 on October 19, 1998 and by Resolution 187-
02 on April 1, 2002, with the Ice Harbor Urban Renewal District, originally established by
Resolution 403-89 of the City Council of the City of Dubuque, Iowa on December 18, 1989
and subsequently amended and restated by Resolution 241-00 on June 5, 2000 and by
Resolution 114-02 on March 4, 2002. The Plan resulting from that merger was later
amended by Resolution 170-04 on April 19, 2004, by Resolution 391-06 on August 21,
2006, and by Resolution -07 on February 14t", 2007.
Prepared by the Economic Development Department
February 2007
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TABLE OF CONTENTS
A. INTRODUCTION ........................................................................................................1
B. JUSTIFICATION FOR THE DESIGNATION ..............................................................1
C. OBJECTIVES OF THE PLAN ....................................................................................2
D. DISTRICT BOUNDARIES ..........................................................................................3
E. PUBLIC PURPOSE ACTIVITIES ...............................................................................4
F. DEVELOPMENT AND REDEVELOPMENT REQUIREMENTS .................................5
1. LAND USE :....................................................................................................5
2. PLANNING AND DESIGN CRITERIA :..........................................................6
G. LAND ACQUISITION AND DISPOSITION ................................................................7
H. RELOCATION REQUIREMENTS ..............................................................................7
I. FINANCING ACTIVITIES ............................................................................................8
J. STATE AND LOCAL REQUIREMENTS ...................................................................10
K. DURATION OF APPROVED URBAN RENEWAL PLAN .........................................10
L. SEVERABILITY ........................................................................................................10
M. AMENDMENT OF APPROVED URBAN RENEWAL PLAN ....................................10
N. ATTACHMENTS ......................................................................................................11
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A. INTRODUCTION
This AMENDED AND RESTATED URBAN RENEWAL PLAN ("the Plan") has been
prepared to update the objectives and public purpose activities intended to stimulate,
through public actions, financing and commitments, private investment within the
combined area known as the Greater Downtown Urban Renewal District ("the District").
In order to achieve this objective, the City of Dubuque shall undertake the urban
renewal actions specified in this Plan, pursuant to the powers granted to it under
Chapter 403 of the Iowa Code, Urban Renewal Law, and Chapter 15A of the Iowa
Code.
This Plan is a result of the merger of the Downtown Dubuque Urban Renewal District
Urban Renewal Plan originally established by Resolution 123-67 by the City Council of the
City of Dubuque, Iowa on May 18, 1967 and subsequently amended by Resolution 79-71
on March 15, 1971, by Resolution 73-74 on March 11, 1974, by Resolution 107-82 on May
3, 1982, by Resolution 191-84 on June 25, 1984, by Resolution 371-93 on December 6,
1993, by Resolution 145-94 on May 2, 1994, by Resolution 479-97 on November 17, 1997,
by Resolution 476-98 on October 19, 1998 and by Resolution 187-02 on April 1, 2002 and
the Ice Harbor Urban Renewal District Urban Renewal Plan, originally established by
Resolution 403-89 of the City Council of the City of Dubuque, Iowa on December 18, 1989
and subsequently amended and restated by Resolution 241-00 on June 5, 2000 and by
Resolution 114-02 on March 4, 2002 ("the Merged Districts"). The Plan for the merged
districts was further amended by Resolution 170-04 on April 19, 2004, by Resolution 391-
06 on August 21, 2006, and by Resolution -07 on February 14th, 2007.
This Plan shall serve as a new urban renewal plan for the District described herein.
The Plan shall be viewed as a single plan for purposes of fulfilling the objectives of the
Plan.
B. JUSTIFICATION FOR THE DESIGNATION
The City Council of the City of Dubuque, Iowa has determined that the following
blighting conditions, as defined by Chapter 403 of the Iowa Code, Urban Renewal Law,
exist within the District:
Undeveloped and underdeveloped land;
A preponderance of deteriorated, dilapidated and obsolete public and
private improvements;
A faulty lot layout in relation to the size, adequacy and usefulness of the
lots;
Fragmented property ownership patterns;
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A lack of public utilities; and
An inadequate street layout.
The Council has declared by Resolution of Necessity No. -07 on January 16, 2006
that these factors have substantially impaired and arrested the sound growth of the City
of Dubuque and of the area comprising the District.
C. OBJECTIVES OF THE PLAN
The primary OBJECTIVES of the Plan are:
1. The creation of a thriving central business and riverfront district with a compatible
mix of viable commercial/retail, office, financial, residential, cultural, recreational and
educational activities;
2. The development of an adequate support system and public infrastructure for
new and expanding river-related tourism activities;
3. The conservation, restoration, renovation or rehabilitation of the historic and
architectural character of the District through the renovation and rehabilitation of historic
buildings, the establishment of design standards to ensure cohesive and compatible
development and redevelopment, the use of appropriate construction techniques, the
coordinated administration of appropriate code enforcement efforts and the
maximization of all available financial and technical resources;
4. The creation of a safe, healthy and attractive physical environment through the
construction or installation of necessary infrastructure and other public improvements or
actions supportive of the District;
5. The creation of a safe, efficient, and attractive circulation system for both
pedestrian and vehicular traffic;
6. The development of additional and improved parking opportunities in the District
supportive of the businesses and attractions located within its boundaries and which
accommodate the needs of its residents, employees and visitors;
7. The creation of financial incentives necessary to encourage private investment
and reinvestment in the District;
8. The creation and retention of quality employment opportunities in the District;
and
9. The expansion of the existing property tax base of the District.
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D. DISTRICT BOUNDARIES
The District is located within the City of Dubuque, County of Dubuque, State of Iowa.
The District includes five separate subareas that have resulted from prior urban renewal
plans and expansions of the same within the District: the Town Clock Subarea, the Old
Main Subarea, the Upper Main Subarea, the Ice Harbor Subarea A and Ice Harbor
Subarea B. Despite this subdivision of the District, this Plan shall be viewed as a single
plan and shall be applied to all subareas for purposes of fulfilling the objectives of the
Plan.
The boundaries of each subarea are as follows:
1. The Town Clock Subarea of the District shall include that area generally
bounded on the North by Ninth Street (but also including the Iowa Inn property and the
public parking lot known as Parking Lot Number 1 located between 9th and 10th Streets
east of Iowa Street), on the West by Locust Street but including City Lots 623 and 624
(Dubuque Museum of Art), the Locust Street Parking Ramp between 8th and 9th Streets,
and the former U.S. Federal Building located on the N54.6' of City Lots 103 and 138, on
the South by Fourth Street, and on the East by Central Avenue, including all public
rights-of-way.
2. The Old Main Subarea of the District shall include that area generally bounded
on the North by Fourth Street, on the West by Locust Street, on the South by the
Locust Street Connector and on the East by the U.S. Highway 151/61 right-of-way,
including all public rights-of-way.
3. The Upper Main Subarea of the District shall include that area generally bounded
on the North by Fourteenth Street, on the West by Locust Street but including City Lots
658 and 658A (Carnegie-Stout Public Library), on the South by the northerly boundary
of the Town Clock Subarea and on the East by Central Avenue, and including all public
rights-of-way.
4. Ice Harbor Subarea A of the District shall include that area generally bounded on
the north by the public alley located between the vacated Fourth Street and Third
Street, on the west by the Chicago, Central and Pacific Railroad right-of-way, on the
south by East First Street and on the east by the municipal limits of the City of
Dubuque, Iowa and including any adjoining public right-of-way.
5. Ice Harbor Subarea B of the District shall include that area generally bounded on
the north and west by the Chicago, Central and Pacific Railroad right-of-way, on the
south by the northerly boundary of Subarea A and on the east by the municipal limits of
the City of Dubuque including Lot 1 in Adams Company's 2"d Addition, in the City of
Dubuque, Iowa, and including any adjoining public right-of-way.
The boundaries of the District and the subareas are delineated on the URBAN
RENEWAL DISTRICT map (Attachment A).
The City of Dubuque reserves the right to modify the boundaries of the District at some
future date. Any amendments to the Plan will be completed in accordance with Chapter
403 of the Iowa Code, Urban Renewal Law.
E. PUBLIC PURPOSE ACTIVITIES
To meet the OBJECTIVES of this Plan, the City of Dubuque is prepared to initiate and
support development and redevelopment of the District through the following PUBLIC
PURPOSE ACTIVITIES:
1. Pre-development planning, including but not limited to activities such as
appraisals, architectural and engineering studies, environmental assessment and
remediation, and feasibility analysis;
2. Provision of technical support to property owners, businesses and organizations
in support and furtherance of the Plan;
3. Use of tax increment financing, loans, grants and other appropriate financial
tools in support of eligible public and private conservation, preservation, development
and redevelopment efforts including the adaptive re-use of existing structures and code
compliance;
4. Preparation of property for conservation, preservation, rehabilitation,
development and redevelopment purposes;
5. Development and implementation of a program for the repair, restoration, and
renovation of historic buildings and related improvements, and the rehabilitation,
restoration, and renovation of historic buildings for public and governmental uses,
including the Carnegie Stout Public Library and the Former U.S. Federal Building;
6. Improvement, installation, construction and reconstruction of public facilities and
improvements including but not limited to structured parking facilities, other parking
facilities, streets, alleys, utilities, convention facilities, Riverwalk and Harborwalk
improvements and amenities, boat docks, dredging and other river-related
improvements;
7. Improvement, installation, construction and reconstruction of other public
improvements including but not limited to the relocation of overhead utility lines,
installation of street lights, construction of public rest rooms and water fountains,
installation of benches and other streetscape amenities, landscaping and signage;
8. Acquisition of property through negotiation or eminent domain for public
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improvements or private development and redevelopment purposes;
9. Disposition of land through sale or lease;
10. Relocation or elimination of existing private improvements;
11. Relocation or elimination of existing railroad spur lines;
12. Demolition and clearance of deteriorated, obsolescent and blighting structures
and other improvements not found to be of historical or architectural significance,
including but not limited to site preparation for redevelopment purposes; and
13. Enforcement of applicable local, state and federal laws, codes and regulations.
Public purpose activities are limited to those areas delineated on the PUBLIC
PURPOSE ACTIVITY AREA map (Attachment B).
All public purpose activities shall be conditioned upon and shall meet the restrictions
and limitations placed upon the District by the Plan.
F. DEVELOPMENT AND REDEVELOPMENT REQUIREMENTS
The LAND USE and PLANNING AND DESIGN CRITERIA set forth herein shall apply to
any and all District properties the preservation, conservation, development and/or the
redevelopment of which is assisted by the City through any of the PUBLIC PURPOSE
ACTIVITIES listed above.
1. LAND USE:
a. Town Clock Subarea: The intent of this Plan is to promote the preservation,
conservation, development and redevelopment of a functional, attractively developed
environment to further existing office, financial, commercial/retail, cultural, educational,
personal and professional services and residential activities within the Town Clock
Subarea.
The continued development and enhancement of those land uses permitted within the
Downtown Commercial Business District (C-4), the Business District (C-5) and the
Office Residential (OR) zones of the City of Dubuque's Zoning Ordinance are
encouraged.
LAND USE maps (Attachments C-1 and C-2) identify the existing and the proposed
land uses within the Town Clock Subarea.
b. Old Main Subarea: The intent of this Plan is to promote private investment and
reinvestment in a variety of commercial/retail, entertainment and residential uses while
furthering existing commercial/retail, personal and professional services, entertainment
and residential activities within the Old Main Subarea.
The continued development and enhancement of those land uses permitted within the
Downtown Commercial Business District (C-4) and Business District (C-5) zones of the
City of Dubuque's Zoning Ordinance are encouraged.
LAND USE maps (Attachments C-3 and C-4) identify the existing and the proposed
land uses within the Old Main Subarea.
c. Upper Main Subarea: The intent of this Plan is to promote the preservation,
conservation, development and redevelopment of this downtown neighborhood of
residential, office and commercial/retail uses.
The continued development and enhancement of those land uses permitted within the
Downtown Commercial Business District (C-4), the Business District (C-5), the Office
Residential (OR) and Office Service (OS) zones of the City of Dubuque's Zoning
Ordinance are encouraged.
LAND USE maps (Attachments C-5 and C-6) identify the existing and the proposed
land uses within the Upper Main Subarea.
d. Ice Harbor Subareas A and B: The intent of this plan is to encourage a mix of
residential, commercial/retail, recreational and educational uses in these Subareas. An
adopted Planned Unit Development ordinance shall regulate land uses and zoning in
the Ice Harbor Subareas A and B.
LAND USE maps (Attachments C-7 and C-8) identify the existing and the proposed
land uses within the Ice Harbor Subareas A and B.
2. PLANNING AND DESIGN CRITERIA:
a. Town Clock, Old Main and Upper Main Subareas: The planning and design
criteria to be used to guide the physical development and redevelopment of the Town
Clock, Old Main and Upper Main Subareas are those standards and guidelines
contained within the City of Dubuque's Zoning Ordinance and other applicable local,
state and federal codes and ordinances subject to the conditions contained in this
subsection.
b. Ice Harbor Subareas A and B: The planning and design criteria to be used to
guide the physical development and redevelopment of the Ice Harbor Subareas A and
B shall be the Port of Dubuque Master Plan Design Standards attached hereto as
Attachment D.
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c. Historic Preservation Commission Review: Additionally, the Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Structures shall be used to guide the exterior modifications of historic and
architecturally significant properties financed in whole or in part by the City of Dubuque
and the improvement, installation, construction or reconstruction of public
improvements in the District. Said projects shall be reviewed by the Historic
Preservation Commission for compliance with the above referenced standards.
d. Off-Premise Signage: No off-premise signage shall be allowed in the Ice Harbor
Subareas A and B.
e. Overhead Utility Lines: No new overhead utility lines shall be installed within the
District where underground placement is feasible.
G. LAND ACQUISITION AND DISPOSITION
The City of Dubuque is prepared to acquire and dispose of property in support of the
development and redevelopment of the District within the parameters set forth below.
1. Land Acquisition: The City may acquire property for private development or
redevelopment by contractual agreement or by right of eminent domain. The City
reserves the right to acquire, by negotiation or eminent domain, property rights required
for the construction or reconstruction of streets and public utilities, or any other public
facility or improvement. No properties are identified for acquisition in this Plan.
2. Land Disposition: Publicly held land will be sold for the development of viable
uses consistent with this Plan, and not for purposes of speculation.
Land will be disposed of in accordance with the requirements set forth in Chapter 403
of the Iowa Code, Urban Renewal Law. Developers and redevelopers will be selected
on the basis of the quality of their proposals and their ability to carry out such proposals
while complying with the requirements of this Plan.
Developers and redevelopers will be required by contractual agreement to observe the
Land Use Requirements and Planning and Design Criteria of this Plan. The contract
and other disposition documents will set forth the provisions, standards and criteria for
achieving the objectives and requirements outlined in this Plan.
H. RELOCATION REQUIREMENTS
Relocation assistance in accordance with applicable provisions of Chapter 316 of the
Iowa Code, Highway Relocation Assistance Law, will be provided in the event that an
existing business or residence is displaced by publicly supported development or
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redevelopment activities.
I. FINANCING ACTIVITIES
To meet the OBJECTIVES of this Plan and to encourage the development and
redevelopment of the District and private investment therein, the City of Dubuque is
prepared to provide financial assistance to qualified industries, businesses and housing
developers through the making of loans or grants under Chapter 15A of the Iowa Code
and through the use of tax increment financing under Chapter 403 of the Iowa Code.
1. Chapter 15A Loan or Grant: The City of Dubuque has determined that the
making of loans or grants of public funds to qualified industries, businesses and
housing developers is necessary to aid in the planning, undertaking and completion of
urban renewal projects authorized under this Plan within the meaning of Section
384.24(3)(q) of the Iowa Code. Accordingly, in furtherance of the objectives of this
Plan, the City of Dubuque may determine to issue bonds or loan agreements, in
reliance upon the authority of Section 384.24A, Section 384.24(3)(q), Section 403.12
(general obligation bonds) or Section 403.9 (tax increment bonds), for the purpose of
making loans or grants of public funds to qualified entities. Alternatively, the City may
determine to use available funds for the making of such loans or grants. In determining
qualifications of recipients and whether to make any such individual loans or grants, the
City of Dubuque shall consider one or more of the factors set forth in Section 15A.1 of
the Iowa Code on a case-by-case basis.
2. Tax Increment Financing: The City of Dubuque is prepared to utilize tax
increment financing as a means of financing eligible costs incurred to implement the
Public Purpose Activities identified in Section E of this Plan. Bonds or loan agreements
may be issued by the City under the authority of Section 403.9 of the Iowa Code (tax
increment bonds) or Section 384.24A, Section 384.24(3)(q) and Section 403.12
(general obligation bonds).
The City acknowledges that the use of tax increment revenues delays the ability of
other local taxing bodies to realize immediately the direct tax benefits of new
development in the District. The City believes, however, that the use of tax increment
revenues to finance the public improvements and to promote private investment in the
District is necessary in the public interest to achieve the OBJECTIVES of this Plan.
Without the use of this special financing tool, new investment may not otherwise occur
or may occur within another jurisdiction. If new development does not take place in
Dubuque, property values could stagnate and the City, County and School District may
receive less taxes during the duration of this Plan than they would have if this Plan were
not implemented.
Tax increment financing will provide along-term payback in overall increased tax base
for the City, County and School District. The initial public investment required to
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generate new private investment will ultimately increase the taxable value of the District
well beyond its existing base value.
Tax increment reimbursement may be sought any of the eligible costs incurred by the
City in connection with any of the Publie Purpose Activities described in Section E of
this Plan, including but not limited to the following:
a. Planning and administration of the Plan;
b. Construction of any of the public improvements, amenities and facilities
described in Section E of this Plan or otherwise contemplated by the Plan within the
District, including pre-development planning, environmental assessment and
remediation, feasibility analysis and engineering costs;
c. Acquisition, installation, maintenance and replacement of public improvements
throughout the District including but not limited to street lights, benches, landscaping,
appropriate signage and rest rooms;
d. Acquisition of land and/or buildings and preparation of same for sale to private
developers, including any "write down" of the sale price of the land and/or building;
e. Preservation, conservation, development or redevelopment of buildings or
facilities within the District to be sold or leased to qualifying for-profit and not-for-profit
organizations, developers and businesses;
f. Loans or grants to qualified entities under Chapter 15A of the Iowa Code,
including debt service payments on any bonds issued to finance such loans or grants,
for purposes of expanding the business or activity, or other qualifying loan programs
established in support of the Plan; and
g. Providing the matching share for a variety of local, state and federal grants and
loans.
3. Proposed Amount of Indebtedness: At this time, the extent of improvements and
new development within the District is only generally known. As such, the amount and
duration for use of the tax increment revenues for public improvements and/or private
development can only be estimated; however, the actual use and amount of tax
increment revenues to be used by the City for District activities will be determined at the
time specific development is proposed.
It is anticipated that the maximum amount of indebtedness which will qualify for tax
increment revenue reimbursement during the duration of this Plan, including acquisition,
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public improvements and private development assistance, will not exceed $75,000,000.
Current indebtedness is approximately $39,000,000.
At the time of adoption of this Plan, the City of Dubuque's current general obligation
debt is $41,715,000 (a list of obligations is found as Attachment E) and the applicable
constitutional debt limit is $145,400,539.
J. STATE AND LOCAL REQUIREMENTS
All provisions necessary to conform with state and local laws have been complied with by
the City of Dubuque in the implementation of this Plan and its supporting documents.
K. DURATION OF APPROVED URBAN RENEWAL PLAN
This Plan shall continue in effect until terminated by action of the City Council, but in no
event before the City of Dubuque has received full reimbursement from all incremental
taxes for its advances and principal and interest payable on all Tax Increment Financing or
general obligations issued to carry out the OBJECTIVES of the Plan.
The DEVELOPMENT AND REDEVELOPMENT REQUIREMENTS established, or as
amended from time to time by the City of Dubuque Zoning Ordinance, shall remain in effect
in perpetuity.
L. SEVERABILITY
In the event one or more provisions contained in this Plan shall be held for any reason to
be invalid, illegal, unauthorized or unenforceable in any respect, such invalidity, illegality,
unauthorization or unenforceability shall not affect any other provision of this Plan and this
Urban Renewal shall be construed and implemented as if such provision had never been
contained herein.
M. AMENDMENT OF APPROVED URBAN RENEWAL PLAN
This Plan may be amended from time to time to respond to development opportunities.
Any such amendment shall conform to the requirements of Chapter 403 of the Iowa Code,
Urban Renewal Law. Any change effecting any property or contractual right can be
effectuated only in accordance with applicable state and local law.
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N. ATTACHMENTS
The following attachments are a part of this Plan:
A Urban Renewal District Map, with Subareas
B Public Activity Area Map
C Land Use Maps
C-1 Town Clock Subarea Existing Land Use Map
C-2 Town Clock Subarea Proposed Land Use Map
C-3 Old Main Subarea Existing Land Use Map
C-4 Old Main Subarea Proposed Land Use Map
C-5 Upper Main Subarea Existing Land Use Map
C-6 Upper Main Subarea Proposed Land Use Map
C-7 Ice Harbor Subareas A and B Existing Land Use Map
C-8 Ice Harbor Subareas A and B Proposed Land Use Map
D Port of Dubuque Master Plan Design Standards
E List of Current General Obligation Debt
F:\USERS\Adejong\Urban Renewal\2007.1 Amendment\2007 Greater Downtown UR changes.doc
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