Arbor Glen Raven Hills - Oaks AMWF
Properties
Kyle Kritz, Asst. City Plalmer7645 Lyndal¢ Avenue South · Minneapolis, MN 55423 · 612-243-4639 · Fax: 612-243-5010
Jeanne Schneider Fax: 563-589-0890
Dubuque City Clerk
Dubuque City Hall
50 W. 15~ Street
Dubuque, IA 52001
March 28, 2002
Re: RESUBMITTAL OF ARBOR GLEN APARTMENTS BEFORE THE PLANNING
AND ZONING COMMISSION
Dear Ms. Schneider and Mr. Kritz:
After meeting with numerous home owners in the subdivision to the south of our
proposed project, I believe the best possible visual and sound buffer which will
benefit both subdivisions would be to plant 27 to 30 (7'-8') white pines along the
southern 4 or 5 contiguous lots. We will plant these trees on 12 foot centers and
stagger the trees as necessary.
Please enclose this letter in the P & Z and City Council packets for this month. As I
understand the P & Z procedure, the next available City Council meeting will be on
Monday April 15, 2002, and all completed P & Z matters are automatically forwarded
from the Commission to the City Counc'fl's next meeting. Obviously I will plan to attend
this City Council Meeting and will wish to make a project presentation.
Additionally, I will also be asking the City Council (on the meeting of April 15th) for a
"Resolution of Support" on Arbor Glen Apartments. I believe you have a copy of the
resolution which was previously tabled by Council. If approved, I will need to submit the
resolution to the State of Iowa before April 19th.
Jeanne, if you still have the resolution in your files, could we resubmit this to the City
Council for the April 15, 2002 meeting.? If you or Kyte need any additional information,
please comact me at 612-243-4639. Thank you.
Sincerely,
Vice President - Real Estate Development
eo!iiO '
MIWF
roperties
Jeanne Schneider
Dubuque City Clerk
50 W. 15t~ Street
Dubuque, IA 52001
7645 Lyndale Avenue Souffa · Minneapolis, MN 55423 · 612-2434639 · Fax: 612-243-5010
Fax: 563-589-0890
December 26, 2001
Re: Exhibit 14, City Resolution of Support for Council Meeting of January 7, 2002,
REQUEST FOR AN APPEARANCE BEFORE THE CI'I'~ COUNCIL FOR AN
ISNFORMAL REVIEW AND RESOLUTION OF SUPPORT FOR AFFORDABLE
HOUSING IN THE CITY OF DUBUQUE; Council Meeting of January 7, 2002
Dear Ms. Schneider;
The following is an explanation of the 'Resolution of Support" required by the State of
Iowa for IFA project approval:
a. The project (Raven Hills) will contain not more 66 units, but specifically we will
design and submit for 8 buildings with 8 apartment units in each building.
The project mix will consist of 16 units of 3 bedroom and 48 units of 2 bedroom
design. This will be new construction on the 7.7 acres at the dead end of Raven
Oaks Drive in the Northwest quadrant of the City of Dubuque, IA.
c. The project will have a community room of 1400 SF.
d. The Sponsor (MWF Properties) has requested local financing assistance through
DB & T for 1% of the project development cost.
I certainly understand that any "letter of support" may require some conditional
statements regard'rog approvals fi:om the City Council, Planning, and the City Engineer.
This Resolution of Support is predicated upon project approval by these agencies. Please
review the attached sample letter and adapt it to meet your cities needs.
Furthermore, MWF Properties will provide the City Council with any type of waiver or
letter to "hold harmless" the city for a c6nceptual support of this project. Exhibit 14, the
Resolution of Support should be signed by the Mayor or City Manager. If you have any
questions, please contact me at 612-243-4639. Thank you for your help.
Sincerely,
David T. Steele
Vice President - Real Estate Development
S%even Ul~ad 8pohi%eo%~
5S3-557-316E
EXHIBIT 14
SAMPLE RESOLUTION
WHEREAS, the City of , Iowa, has been informed
by that a Iow income housing tax credit application (will
or has been) filed with the Iowa Finance Authority for the development of affordable rental housing to be
tocated at , Iowa with a legal description as follows:
WHEREAS, this housing project will contain
units;
WHEREAS, the units will be targeted to (elderly, family, special needs, mixed income,
rent subsidized);
WHEREAS, the project will be a (new construction, acquisition and rehabilitation or
rehabilitation);
WHEREAS, the property will have the following amenities:
WHEREAS, the Sponsor has requested local assistance through (tax increment
financing, a tax abatement, issuance of taxab e revenue bonds);
NOW, THEREFORE, BE IT RESOLVED by the City of
Goveming Body, that wa support and approve the development of the aforesaid housing in our
community, subject to city ordinances and the building permit process. This resolution is
effective until __. In the event that any of the characteristics mentioned above should
change prior to the issuance of a building permit, this resolution is null and void.
ADOPTED BY THE GOVERNING BODY AND APPROVED BY THE MAYOR, this
,200
day of
Mayor
ATTEST:
City Clerk
SEAL
TO:
MEMORANDUM
December 26, 2001
The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Affordable Housing Tax Credit Program Application from MWF Properties
The City of Dubuque has received a request from MWF Properties, a private developer,
for City support of an application to the Iowa Finance Authority for housing tax credits
for a new construction family apartments complex to be located on Raven Oaks Drive.
The Iowa Finance Authority accepts applications once a year, and the due date is
January 14, 2002; the request for Council action was received from the developer on
December 20, 2001.
This project on Raven Oaks Drive is a replacement for a previously proposed affordable
senior housing complex by another developer.
The Affordable Housing Tax Credit Program provides an equity financing mechanism
for housing projects which in turn must provide rental units for Iow- and moderate-
income tenants. In Iowa it is administered by the Iowa Finance Authority, which this
year will distribute approximately $5 million in tax credits State-wide, on a competitive
application basis.
In Dubuque, projects previously financed through this program include Heartland
Housing lnitiative's Loras Boulevard and Main Street apartments, the Applewood
seniors complex on Pennsylvania Avenue and the Bishop's Block Apartments. The
Iowa Inn project was also awarded tax credits in 2000, and is now under construction.
These projects were either rehabilitation of existing downtown structures, or new
construction of affordable senior housing.
Only one family development, new construction requests for tax credits have previously
been considered by the Council. That was received in 1995 from Heartland Housing
Initiative, a local non-profit organization now known as Mercy Housing. The Council did
pass a resolution of support for that application to IFA, which proposed 49 family units
to be constructed at the end of Windsor Avenue. This project was ultimately not funded
by IFA.
MWF Properties' request is for a resolution of support for the Raven Hill Apartments, a
66 unit affordable family housing rental complex. It is to be located on Raven Oaks
Drive, near JFK Road.
Due to the short time frame of the request from the developer, this request for support
has not been reviewed by the Housing Commission. There is no Housing Commission
or staff recommendation related to this project.
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
David Harris, Housing and Community Development Director
CITY OF DUBUQUE, IOWA
MEMORANDUM
20 December 01
To: Michael V.~,n Milligen, City Manager
,~ ~. ~'1-.~ mm~ D velo merit
From; ~Javid Hah'is, Housing and Co mity e p Department
Re: Affordable Housing Tax Credit Program application from MWF Properties
Introduction
The purpose of this memorandum is to review the request from a private developer for
City support of an application to the Iowa Finance Authority (IFA) for housing tax
credits, for a new family apartments complex to be located on Raven Oaks Drive. The
Authority accepts applications only once a year. And although the applications are due
on 14 January 2002, the request for Council action was received bom the developer on
20 December.
Background
The Affordable Housing Tax Credit Program provides an equity financing mechanism for
housing projects which in turn must provide rental units for Iow- and moderate-income
tenants. It implements Section 42 of the Internal Revenue Service Code, returning tax
credits to investors who build or'renovate low income housing. In Iowa it is administered
by the Iowa Finance Authority, which this year will distribute approximately $5 million
in tax credits State-wide, on a competitive application basis.
In Dubuque, projects previously financed through this program include Heartland
Housing Initiative's Loras Boulevard and Main Street apartments, the Applewood seniors
complex on Penn.qylvania Avenue and the Bishop's Block Apartments. The Iowa Inn
project was also awarded tax credits, in 2000, and is now under constructior~
Beg~nnlng with last year's tax credit funding competition, the Finance Authority revised
its administrative rules. Nowrequired ofall applicants is commitment from a "public or
private agency" ora "local conm'buting effort" with a value of not tess than one percent
of construction costs of the project. This is a threshold scoring requirement for the tax
credit application. However, the developer, MWF Properties, has secured the necessary
local contn'bution from private sources, and is not requesting City assistance for the
proposed project.
Discussion
MWF Properties' request is for a resolution of support for the Raven Hill Apartments, a
66 unit family housing complex. It is to be located on Raven Oaks Drive, near IFK
Road. For purposes of the application, a resolution of support must be obtained at this
time; the deadline for submission to the Finance Authority is 14 January.
A proposal for housing tax credits for the Raven Oaks site was submitted by another
developer last May, and received a resolution of support fi:om the City Council at that
time. However, that proposal for was development of 62 units oflow-inoome senior
housing, not for family units.
Only one family development, new construction proposal (for tax credits) has previously
been considered by the Counoil. That was received in 1995 flora Heartland Housing
Initiative, a local non-profit organization now known as Mercy Housing. The Council
did pass a resolution of support for that application to IFA, which proposed 49 family
units to be constructed at the end of Windsor Avenue. This project was ultimately not
Recommendation
The developer's request is presented to the Council without recommendatior~
Action Step
The action requested of the City Council is to consider MWF Properties' request for
support of a family residential complex on Raven Oaks Drive. Specifically, the request is
for authorization of the Mayor's signature on the attached resolution of support, for the
application for tax credits to the Iowa Finance Authority.
;
RESOLUTION NO. 221-02
A RESOLUTION OF SUPPORT FOR THE DEVELOPMENT OF A RENTAL
HOUSING PROJECT TO BE KNOWN AS RAVEN HILL
APARTMENTS
WHEREAS, the City of Dubuque, Iowa has been informed by MWF Properties that a
Iow income housing tax credit application will be filed with the Iowa Finance Authority for the
development of a sixty-six (66) unit family rental housing project to be known as the Raven Hill
Apartments ("Raven Hill") to be located on approximately 7.7 acres at Raven Oaks and Crissy Drives,
Dubuque, Iowa (''Property");
WHEREAS, the Property is legally described as follows:
Lots 1, 2, 3, 4, 5 and 6 of Block 1; Lots 1, 2, 3, 4, 5 and 6 of Block 2; Lots 1, 2, 3, 4, 5 and 6 of
Block 3; Lots 1, 2, 3, 4, 5 and 6 of Block 4; Lots 1, 2, 3, 4, 5 and 6 of Block 5; Lots 1, 2, 3, 4, 5 and 6 of
Block 6; Lots 1, 2, 3, 4, 5 and 6 of Block 7; all in "Oak Brook Townhouses" in the City of Dubuque,
County of Dubuque, Iowa, according to the recorded Plat thereof.
Lots 7, 7a, 8, Sa, 9, 10, 10a, 11, 12, 13,14 and Lot 1 of Lot 15 ia "Oakbrook Development" in
the City of Dubuque, Iowa, according to the recorded Plat thereof consisting of approximately 7.7 acres
located in Dubuque County;, Dubuque, Iowa.
WtTIqREAS, Raven Hill units will be targeted for family housing; and
WHEREAS, Raven Hill will be a new constmction project built on a vacant parcel of land;
WHEREAS, Raven Hill will have the following amenities:
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. The City supports the application of Raven Hill Apartments
for Affordable Housing Tax Credits, subject to necessary public hearings, ordinances
and building permits.
Section 2. This resolution shall remain effective until I June 2002. In the
event that any of the above-listed characteristics of Raven Hill should materially change
prior to the issuance of a building permit, this resolution shall be null and void.
Attest:
Jeanne F. Schneider, CMC
r
Passed, approved and adopted this 15th day of April, 2002.
Terrance M. Duggan, Mayor
WISCC
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SAGEVILLE
KENNEDY
MIDDL~
DUBUQUE
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Proposed area
MEMORANDUM
April 11,2002
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen, City Manager
Raven Oaks
One of the concerns that have been expressed about the Raven Oaks proposal for
affordable housing units has been the question of management capacity of this out-of-
town developer. I asked David Harris to do some checking on that issue, and he has
provided me the attached information.
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
David Harris, Housing and Community Development Director
CITY OF DUBUQUE, IOWA
MEMORANDUM
10 April 02
To: Mike V.~ Milligen, City Manager
From: David Harris, Housing and Community Development Department
Re: Raven Hills Apartments
Introduction
The purpose of this memorandum is to provide information on the performance of
Weis Management, the firm intended to manage the proposed Raven Hills
Apartments project on Raven Oaks Drive.
Background
MWF Properties has proposed to build a 64-unit family housing complex on
Raven Oaks Drive. The Council will be considering a rezoning request required
for this project; this has been previously recommended for approval by the
Zoning Commission.
The developer successfully applied to the Iowa Finance Authority for Low Income
Housing Tax Credit Program financing; in April IFA announced an award in
excess of $3.1 million for this project, In return for this assistance, 47 of the unit~
will remain occupied by tenants earning no more than 60% of area median
income, for the 15-year term of the Tax Credit Program compliance
requirements.
Discussion
MWF, the developer, intends to contract with Weis Properties for management of
this project. Information provided to the Housing office indicates that Weis
manages 44 Tax Credit Program properties in Iowa, Minnesota and Wisconsin,
totaling 2285 units, in both senior and family projects. Of these, 36 properties,
totaling more than 1700 units, have been under Weis management for more than
three years, with many dating to the 1970's.
Our research on the Weis firm's management performance history includes the
following:
In Iowa, Weis manages three projects, totaling 196 units, at locations in
Waterloo. Two of these are for seniors; one, Greenridge Family Housing, is a
32-unit family complex.
The housing coordinator at the Waterloo Housing Authority described the seniors
facilities as "beautiful;" and stated that the Greenridge complex was adequately
managed. The Fire Marshal's office in Watedoo performs all housing
inspections; the representative stated that the subject properties were adequately
managed, with code violations promptly corrected.
Finally, a contact with the Waterloo Police Department indicated that their history
with the Weis-managed properties was satisfactory in all aspects.
The other Iowa location for a Weis facility is in Cedar Falls, a 70 unit Section 8
family project. A conversation with a representative from the City Developmental
Services Department indicated a satisfactory management history with this
project. It was noted, however, that the property was sold last year; and that
dudng the last year of Weis' tenure it had experienced high vacancies.
In Cedar Falls, housing inspections are performed by the Fire Department. The
housing inspector contacted stated that the Cedar Square complex had
experienced periodic difficulties in the past, including tenant behavior and
building maintenance issues. The inspector's opinion was that Weis had
appropriately responded to this situation, bdnging in main office personnel and
addressing the problems in a timely fashion.
The Cedar Falls Police Department stated that the management performance of
the Cedar Square apartments had been generally satisfactory. However, their
staff did confirm that criminal background checks are not requested on the
tenants.
Weis Management is based in Rochester Minnesota. The firm manages 852
units in 14 projects in Rochester. A contact with the crime prevention officer at
the police department indicated general support for the Weis firm. The officer
stated that Weis personnel have participated in the Rochester Crime-Free Multi-
Housing Program over the years, regularly participate in monthly landlord
meetings and have been supportive of the police department's initiatives.