Washington Neighborhood Envisioning the Future Report..
THE CITY OF Dubuque
DUB E
t
Masterpiece on the Mississippi
2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Washington Neighborhood Vision Project
DATE: November 26, 2007
Housing and Community Development Department Director David Harris advises that
Phase I of the Washington Neighborhood Visioning Process is complete.
Washington Neighborhood President Teresa Caldwell and MSA Consulting
Representative David Boyd will present the final report at the City Council meeting. As
part of the presentation, it is the intent to present Mayor Roy Buol with an engraved
plaque of the vision statement.
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
David Harris, Housing and Community Development Department Director
THE CITY OF
DUB E
Masterpiece on the Mississippi
26 November 07
MEMORANDUM
To: Michael~V n Milligen, City Manager
From: David arris, Housing and Community Development Department
Re: Washington Visioning Process
"Washington Neighborhood Revitalize: Envisioning the future for Dubuque's
Washington Neighbofiood," is the final report of the visioning process we began
last summer. It represents the collective efforts of more than 40 persons
interested in the future of the Washington Neighbofiood, including residents,
business owners, landlords, school administrators and City staff.
We have envisioned this as a two-step process: one was to agree on a
consensus-built vision, gleaned from discussions with interested residents and
community leaders. The second step is to translate the vision into a
comprehensive neighborhood plan, detailing specific steps for guiding the future
of this important downtown residential neighborhood.
The first step has been accomplished. The vision statement has been forged
from a series of community meetings at which all points of view were discussed
and respected. The report will be presented to the City Council by Theresa
Caldwell, President of the Washington Neighbofiood Association; and David
Boyd, principal planner from MSA Professionals, the firm selected for facilitating
this effort. A plaque engraved with the statement has been prepared for
presentation to the Mayor. We hope tha# many of the members of the visioning
group that met over the past several months will also be in attendance at the City
Council meeting.
On behalf of the City staff who participated in this process, many thanks to the
Manager and Council for their support of this citizen-based effort toward building
a stronger community in the Washington Neighborhood.
cc:
Chief Wadding Capt Russ Stecklein, Police Dept
Mary Rose Corrigan,. Health Dept David Johnson, Planning Dept
Kelly Larson, Human Rights Dept Gil Spence, Leisure Services Dept
Jerelyn O'Connor, Neighbofiood Specialist
Section 3: Assets and Liabilities
Like any other place, the Washington Neighborhood has unique assets to be preserved or enhanced
over time, as well as liabilities to be minimized or improved. While not an exhaustive list of assets
and liabilities, Table 1 highlights and categorizes the assets and liabilities discussed throughout the
evening, based on participants' presentations of significant photographs taken in the neighborhood.
Table 1: Assets and Liabilities discussed at Meeting 2
Theme Assets Liabilities
~ Eagle Country Market ~ Bars as gathering places fox negative
• Pizza Hut as family restaurant- asset, but need more activities
options • Vacant Storefronts
Businesses • Local gas station as good step toward local retail
• Small, locally owned retail business serving
neighborhood
• Minori -owned businesses
• Playground (Orange Park) as place for youth and
Education/ families
Recreation • Audubon School, Prescott School None Listed
• Ice cream truck- nostalgia, community gathering,
kid-friendl
• Home ownership • High % of rental housing, difficulty
Housing • Diversity of households increasing homeownership
• Dubuque Housing Authority- presence in
nei hborhood im ortant
• Traffic circles effectively slow traffic on Washington • Unsatisfactory plantings in traffic
St. circles- desire more color/flowers
• Mature Trees ~ Lack of curb cuts on sidewalks to
Infrastructure • Neighborhood is connector/passthrough for meet needs for accessibility
visitors between other Dubuque attractions- • Perception of insufficient parking
"gateway" fox multiuse buildings
• Streets functioning as "highways"-
hi h volumes of traffic
• Well-kept Commercial properties • Absentee landlords/ poorly
• Hope/Potential for properties with historical and maintained rental properties
architectural integrity • Trash/weeds
• Rehabilitated Storefronts- positive signs of change • Poorly maintained residential
Property
Maintenance/ • Historic Potential- "great bones" properties
Architecture
• Overall, little graffiti and vandalism due to active • Graffiti/broken windows-
role by property owners and citizens. vandalism and property damage
• Public private partnerships (front porch rehab,
conversion of run down rentals to owner-occupied
housing, etc.)
• Well maintained/landsca ed residential xo ernes
• Dept. of Corrections- provides opportunity for
people to transition
Safety & • Food Pantry
Community • Community buildings and the services they None Listed
Services represent
• Bus System
• Police presence (need more for increased
enforcement and safe
4
Section 4: Building a Vision for the Washington Neighborhood
On September 25`'', 2007, participants convened following a neighborhood walkabout to build a
consensus-based vision for the future of the Washington neighborhood. The walkabout and
ensuing group discussions complemented and reinforced the assets and liabilities described by
photographs taken by individual participants in late August. At the end of the meeting, groups
presented over thirty future oriented hopes for the neighborhood. While many ideas relate very
closely to one another, they have been organized into seven themes to assist with the development
of the neighborhood vision, goals, and strategies (see Table 2).
Themes are very similar to those used to categorize assets and liabilities, but differ slightly since
ideas were not limited to tangible items that can be depicted in photographs.
Table 2: Future Visions presented at meeting 3
Theme Future Vision/Idea
Uni ueness in economic develo ment
Business and
Economic Transportation system- access for neighborhood residents to employment opportunities in greater
re ~ on
Development Greater em to meat and educational o ortunities within the nei hborhood
Promote the establishment & retention of businesses that provide goods & services to downtown
residents restaurants, minori -owned businesses, retail
Stron leadershi from nei hborhood association
Nei hborl ne' hborhood- res ectful
Nei hborhood will have sense of lace and communi ride
Community Residents &non-residents will regard the neighborhood as a pleasant inviting and up-and coming
nei hborhood
Pride Parade of homes, communi walk
Promote communi -not inner ci
Create neighborhood identity around the history, character and traditional neighborhood that exists
toda
Pride in a earance of nei hborhood
More children/famil activities
Education/ Children outdoor activities- reen s ace
Recreation Su ervised activities in arks fox children, etc.
Multi enerauonal ro'ects
Im roved balance between rental and owner-occu ied housin
Housing Increase homeownershi -sin le famil
Housin mix will than e as more du lexes and rental homes revert to SFOO houses
Im roved street/ ublic landsca e
Well-maintained infrastructure sidewalks, curbs, alle s, li htin ,trees, waste baskets
Infrastructure Nei hborhood will be clean, leasant, edestrian-friendl ,well-lit
Clean u ne~ hborhood to encoura e business investment
Clean and resurface alle s
Res onsible landlords
Property Preservation of original neighborhood form/architecture, while embracing new technologies (in
desi ,etc
Maintenance Rental xo ex im rovements
Pro e owners es .landlords will feel more res onsible for their ro erties.
Reco ~tion and incentives fox cleanu & renovation
Crime and code violation rates are in line with or better than those of the ci as a whole
Safety Increase safe
Peo le will feel safe
The culmination of this four meeting process- describing and gaining a shared understanding about
neighborhood assets, liabilities, and hopes for the future- is a vision statement for the Washington
Neighborhood. The Washington Neighborhood Vision Statement was drafted, carefully reviewed,
and revised based on consensus decisions made by participants.
A vision statement identifies where a place or organization (the Washington Neighborhood) intends
to be in the future to meet the needs of its stakeholders: citizens. The vision statement incorporates
a shared understanding of where the Washington Neighborhood is headed, and uses this
understanding to move towards a greater purpose together. The statement is written in the present
tense and describes an ideal future condition.
Washington Neighborhood Vision Statement
The Washington Neighborhood is a vibrant and integral component of
Dubuque. Residents include a broad spectrum of ages, income levels and
ethnicities, each contributing to a sense of community pride.
The Washington Neighborhood maintains a diversity of options for housing
and home ownership, entrepreneurship and employment within its historic
urban fabric. Property owners and residents work to improve and maintain an
inviting physical infrastructure that encourages social interaction, neighborhood
pride, public and private investment, and civic responsibility.
Residents have access to a full range of services within the neighborhood to
meet their needs. The neighborhood has access to safe and inviting public
spaces, where interaction among community members of all ages, backgrounds,
and abilities is common.
The Washington Neighborhood is well connected to the Dubuque Region.
Neighborhood residents have transportation options linking them with
employers, educational opportunities, and social and community activities.
Residents and visitors feel safe and welcome in the neighborhood. The
Washington Neighborhood, as a unique and diverse community, enhances the
quality of life in the City of Dubuque.
10
Section 5: Moving Forward
Although the most important outcome of this process is a broad neighborhood vision reached by
consensus, participants mentioned many ideas for goals, strategies, and actions to move toward a
better future for the Washington Neighborhood at each and every meeting. Below is a working list
of general goals to be considered, revised, and prioritized during a more formal neighborhood
planning process. Ideally, each general goal will lead to a short list of strategies and specific actions
(policies, programs, and projects) for which resources, timelines, and responsible parties can be
defined. Actions can be conceived, implemented, and monitored over time to ensure that the
Washington Neighborhood is working toward the established vision.
Goal1- Economic Development.•
The Washington Neighborhood will support and maintain a variety of businesses,
including major employers and entrepreneurial efforts, to help meet the employment and
service needs of area residents.
Goa12- Community Pride:
Civic involvement and community building opportunities for all age groups will increase
the community's sense of pride in the neighborhood.
Goal3- Education/Recreation:
The Washington neighborhood will have ample opportunities for education and positive
recreational activities for all ages, year-round
Goal4- Housing.•
While providing ample housing options for all neighborhood residents, the rate of home
ownership the Washington neighborhood will increase to mirror that of the greater
downtown and near west side.
Goal s- Infrastructure:
Public infrastructure in the neighborhood will adequately meet neighborhood needs and
contribute to a sustainable and aesthetically pleasing physical environment for residents
Goal 6- Property Maintenance:
Property maintenance and historically sensitive improvements to residential and
commercial properties will maximize property values and reinforce a sense of pride in the
neighborhood for residents, business owners.
Goal 7- Safety.•
The Washington Neighborhood will be a safe and inviting place for people of all ages, and
will be perceived as such by residents and visitors.
11
Appendix 1: Washington Revitalize Participants
Name filiation
Katie Bahl Main Street Limited
Laurie Bartolotta Washington Neighborhood Association
Cori Burbach
Avery Buller Washington Neighborhood Association
Theresa Caldwell President, Washington Neighborhood Association
Rick Chapman Eagle Country Market
Keith Clark Washington Neighborhood Assoc
Mary Rose Corrigan Director, Health Department
Sarah Davidson President, Step by Step; Transit Board
Rick Engelken City of Dubuque, City Assessor
Andy Ferguson Principal, Audubon School
Christy Ficke Director, Crescent Community Health Center
Gayton Glover Pastor, Dubuque Pentecostal Church
John Gronen Owner, Gronen Restoration/Gronen Properties
David Harris Director, Housing & Community Development Department
Mark Henning Owner, Down to Earth Consulting
Doris Hingtgen Gateways to Home; realtor, Duggan Realty
Dave Johnson City of Dubuque
Tom Kane Owner, Kane Appraisals
Randy Klauer Owner, Iilauer Construction; Zoning Board
Wayne Klosterman Owner, River Valley Nursery & Landscaping
Bob Krayer Washington Neighborhood Assoc
John/iVlary Kretz Owner, Perfection Oil
Kelly Larson Director, Human Rights Dept.
Dan Lobianco Director, Main Street Limited
Al Lundh St. Mary's Church Council; retired architect
Jenny Manders Project Concern
Chris McCarron Principal, Prescott School
Ann Michalski City of Dubuque Council Member
Michelle Mihalakis Owner, Manassah House
Charlotte I~filler Department of Workforce Development
Fred Miller Resident, Washington Neighborhood
Ron ~Ioxon Pastor, Lighthouse Baptist Church
Jerelyn O'Connor Neighborhood Development Specialist
Jim Ott Human Rights Activist, Speaker & Trainer
Joleen Patterson City of Dubuque Housing Department
David Shaw Eagle Country Market
Gil Spence Director, Leisure Services Department
Victor St. George Pastor, St. Matthew Lutheran Church
Capt. Russ Stecklein Police Department
Mike VanMilligen City Manager
Nancy Van~Iilligen CEO, Comm. Foundation of Greater Dubuque
Chief Kim Wadding Police Department
Beverly Berna Iowa State Extension- Facilitator
David Boyd MSA Professional Services- Facilitator
Darrell Hansen Iowa State Extension- Facilitator
Heather Stouder IvISA Professional Services- Facilitator
12
Appendix 2: Meeting 1 Materials Presented by City Staff
13
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• i
DUB E
Mas~ervia~r on ti-e 1~t:'asissipvi
Washington: Revitalize!
The Kids-Off meeting for the Visioning initiative has been scheduled for:
Date: Tuesday, 21 August
Time: 5:30 pm
Place: Neighborhood Resource Center - Prescott School
As~enda
5:30 Sign in
Participants directed to ChronoWall by consultants
5:45 Dinner buffet
6:00 Presentations:
1. Introductions/Overview: David Harris/Jerelyn O'Connor
2. Washington Neighborhood maps/planning: Laura Carstens
- Boundaries
- ZoningRand uses
- Schooizones
- KeyLine routes
- Adjacent sites ident~ed for development initiatives:
• Padc
• Warehouse district
• Bee Branch realignment
- Downtown Comprehensive Plan
3. Police territorial accountability areas: Chief Wadding
4. Washington Neighborhood: Revitalize! initiative: David/Jerelyn
- Consultant study conclusions
- Strategy
- Demographics
- Assets inventory
- Successes to-date
Programs:
- Housing: Joleen Patterson /Leo Hickey - DBB~T
- Crescent Community Health Center: Mary Rose Corrigan
~ ~ 5. visioning Process Overview:David Boyd/Beverly Bema/Darrell Hanson
- Where do we go from here?
8:00 Adjourn
Washington: Revitalize!
Participants At~fllatlon
AI Lundh St Mary's Church Council; retired architect
Nancy Van Milligan CEO, Dubuque Community Foundation
Tom Kane Owner, Kane Appraisal
Sarah Davidson President, Step by Step; Transit Board
Rick Engeiken City Assessor
Wayne Klosterman Owner, River Valley Nursery;
Environmental Stewardship Commission
Mark Henning Owner, Down to Earth Consulting
Pastor Ron Moxon Lighthouse Baptist Church
Theresa Caldwell President, Washington Neighborhood Assn;
Community Development Commission
David Kapler Attorney, DB8~T; Housing Commission
Jim Ott Human rights activist, speaker and trainer
Pastor Gayton Glover Dubuque Pentecostal Church
Charbtte Miller Workforce Development Center
Michelle Mihalakis Owner, Manasseh House
Doris Hingtgen Gateways to Home; realtor, Duggan Realty
John Kretz Owner, Perfection Oil
Jenny Manders Project Concern
Chris McCarron Principal, Prescott School
Andy Ferguson Principal, Audubon School
Christy Ficke Director, Crescent Community Health Center
Pastor Victor St George St Matthew Lutheran Church
Dan LoBianco (or Katie Bahi) Director, Main Street Ltd
Randy Klauer Owner, Klauer Construction; Zoning Board
John Gronen Owner, Gronen Restoration/Gronen Properties
Rick Chapman Eagle Country Market
Fred Miller Washington Neighborhood Representative
City staff:
Laura Carstens Director, Planning Dept
Jerelyn O'Connor Neighborhood Development Specialist
Mary Rose Corrigan Director, Health Dept
Kelly Larson Director, Human Rights Dept
David Harris Dir, Housing 8~ Community Development Dept
Chief Kim Wadding Police Department
Capt Russ Stecklein Police Department
Gil Spence Director, Leisure Services Dept
Consultants:
David Boyd Senior Planner, MSA Professionals, Madison
Beverly Bema Education Director/Families Specialist,
Dubuque County Extension Office
Darrell Hanson Education Director, Manchester Extension Off.
Washington: Revitalize!
2004-2005 consultant study findings:
1. More residential property improvements and homeownership promotion efforts
are needed in the downtown neighborhoods
2. Preservation of existing, older housing is an asset to the community
3. Citizens support 'affordable' housing for low- and moderate-income
households -but do not support concentration of this housing
4. There is a concern that conditions are deteriorating in the Washington
Neighborhood -reflected in its appearance, declining property values and
housing vacancies
5. There is a potential downtown housing market for `young professionals'
interested in "walking neighborhoods," with access to employment and
cultural-entertainment attractions
6. The Washington Neighborhood is unique due its "pedestrian-friendly° feel,
characterized by intact blocks of historical homes, small lots, front stoops close
to the street and rear alleys/garages providing some needed off-street parking
',
Washington: Revitalize!
Elements of a neighborhood strategy: what is Washington:
Rev/tallze?
1. Encourage homeownership
2. Encourage a mix of household incomes
3. Target use of pubil: subsidies to promote these objectives -create special
lending programs to make rehabs feasible
4. Identify more public resources to fund these programs
5. Encourage formation of a 'pooled` fund from area mortgage lenders
6. Increase public investment in infrastructure as needed: streets, sidewalks,
landscaping, lighting, etc
7. Assist in formation of a neighbort~ood association, promoting citizen
partiGpation in supporting revitalization strategy objectives
8. Target blighted buildings for improvements -the Casket Factory. Go after
the worst offenders first; other owners will folbw with private Investment
S. Promote new Prescott as 'community-centered` school as asset to
neighborhood and available for community after-sdwol uses
10. Develop additional park and green spaces
11. Increase housing and zoning enforcement as needed fio combat blight
12. Build capacity of non-profits to expand supply of rehabilitated affordable
housing and deliver needed services. Examples: HEART program, Health
Center, Maria House, Manasseh House, Extension training
13. Work with Community-Oriented Policing (COP) Program to build citizen
partnerships and combat neighbofiood crime
14. "Re-market" the neighborhood as a good place to pun~ase homes, make
Investments and raise a family; develop a marketing plan
15. Create a "neighbofiood vision' to direct investment and devebpment for
the long term benefit of the neighborhood
16. Create a neighborhood plan to implement the visbn
^~ .ti
Washington: Revitalize!
Neighborhood Demographics:
55 square block area
450 single family and duplex residences
Age of housing: 86% built before 1939
Residences valued at 44% of city-wide average for single-family homes
Population: 1903 persons
Children < 5 years: 134. 7.1 % of neighborF~od pop; Dubuque average 6.2%
Elderly > 65 years: 229. 12% of population; Dubuque average 16.5%
Number persons per household: 2.0, Dubuque average 2.37
98% white; 2% non-white
Income: 68% population reports income <80% of area median income
70% of all housing units are renter-occupied
47% of ail units are occupied by families (related persons)
Renters comprise 95% of ali households earning <$10 000
13% housing vacancy rate
Single, female-headed households twice the city-wide rate
~ ~ ~ ~1
Washington: Revitalize!
Washington Neighborhood Assef Inventory:
Churches:
St John's Lutheran
St Matthew Lutheran
St Paul Lutheran
Lighthouse Baptist
St Mary's
Immanuel Congregational
Prescott School and Neighborhood Resource Center
Audubon School
Maria House
Food Pantry
Lantern Center
Washington Tooi Library
Neighborhood retail center at the Five Points, including Eagle Country Market
Banks and credit unions
Four Mounds/Four Oaks 'HEART' Program
Manasseh House
Davis Place
Crescent Community Health Center
Project Concern
Washington Court Apartments
Washington Neighborhood Association
Orange Park
Multicultural Family Center
City Programs
Housing:
Low interest loans and grants for home purchase and rehab
Low interest loans and grants for rental rehab
Lead paint grants
Urban Revitalization Program (tax abatement)
DBB~T's $1 million low interest loan.fund for home purchase
-- ti ~ ~
Washington: Revitalize!
Successes to Date:
Washington Neighborhood Association formed and incorporated; received IRS
tax-exempt status. Meets monthly, with monthly meetings of sub-committees
and boanl of directors.
First neighbofiood clean-up day held in Fatl 2005; 3 more held subsequently
Iowa Finance Authority Housing Trust Fund grant received;
$163 000 being used for assistance to lowest-income homeowners
Enterprise Zone extended to 22"d Street, to include entire neighbofiood
HOME Program target lending area extended from Five Points to include entire
neighbofiood
Fannie Mae Iowa Partnership Office donated $11 000 for assistance to
neighbofiood, including County Extension Office leadership development
training workshops for Association board members.
Urban Revitalization District expanded to include entire neighbofiood, to
promote residential and commercial investment in existing buildings
City Council $250 000 grant to the Dubuque School District for devebpment of
"Neighbofiood Resource Center" as part of new $11 million Prescott School
Manasseh House developer, Michelle Mihalakis, received $680 000 HOME
Program grant to build 19-room SRO for single women in the 5 Points area;
opened in July.
City received National Community Development Association award, for HEART
Program. HEART also received Iowa Program of the Year award from the
Association of Iowa City aril County Administrators.
First 3 HEART homes completed and sold to low-income, first-time buyer families
Gateways to Home received $30 000 grant from Dubuque Housing Trust
Fund to purchase and renovate former Catholic Worker House in the 5 Points.
Dubuque Bank 8~ Trust committed $1 million low-interest mortgage fund
for homebuyers in the Washington Neighborhood
e .,+ i-
DB&T's community development corporation purchased 4 abandoned houses.
First three have been rehabilitated and sold to owner families.
Gronen Partnership completed conversion of fomtier Dubuque Casket Company
building into affordable housing; a $5.3 million investment in the neighborhood
Crescent Community Health Center completed renovations of first floor space at
Washington Court and opened in November. City Council approved over
$750 000 in grants to assist project. Project Concern relocated there in June.
MuitiCul#ural Family Center received $88 000 in grants from City to establish new
center and fund first 2 years of operations
Council committed $320 000 for development of new Washington Neighborhood
park; Orange Park completed in November.
Currently, 18 homeowner loans have been closed forpurchase and/or rehab of
owner-occupied properties, totaling more than $1 million in private and public
reinvestment
Council approved $100 000 for purchase and demolition of selected derelict
properties to reduce density and improve livability of neighbofiood
Abandoned White Street apartment building purchased by City from School
District; will be sold to developer and converted to townhouses; to promote
homeownership for younger people working downtown.
Washington Neighborhood Association named as recipient of annual
CommUNITY Award for Diversity Initiatives at Dr Martin Luther King breakfast
in January 2007.
•' ii
Washington Neighborhood Revitalization
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E 13TH it
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For additional inliamation oantad:
Kris Neyen or Joleen Patterson at 863-589--4239
Housing and Community Development Department
1605 Central Avenue
Dubuque,lA 52001
17~& CITY OF
Meatcryiea as the Misaisstypi
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HOMEOWNER PURCHASE
i Amount Ir~tsir+~st X Term
a5 000.00 096 5 ar io ivable
HOMEOWNER REHABILITATION
S Amount Inbarest % Tenn
$ 5000.00 096 5 ar 1b ivable
~ 10000.00 096 Deferred Pa ~ Due on Sale
$10000.00 096 20 ar berm• S42Imo