HomeMy WebLinkAbout1994-01-04 Public hearing
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 23rd day of
November, 1993, In the Civic Center Council
Chambers, 410 E. Washington Street, Iowa
City, Iowa; at which hearing the Council will
~nslder the following Items:
o An ordinance amending the Zoning
Ordinance by conditionally changing the
use regulations of an approximate 7.86
acre tract of land located at 2312
Muscatine Avenue (Towncrest Mobile
Home Court) from RFBH, Factory Built
Housing Residential, to CC.2, Community
Commercial.
2. An ordinance amending the Zoning
Ordinance by changing the requirements for
hard.surfaced driveways that are accessed
via an unpaved alley.
Copies of the proposed ordinances are on file
for public examination In the office of the City
Clerk, Civic Center, Iowa City, Iowa. Porsons
wishing to make their views known for Council
consideration are encouraged to appear at the
above.mentioned time and place.
MARIAN K. KARR, CITY CLERK
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November 29, 1993
stephen Atkins, city Manager
Civic Center
410 E. Washington st.
Iowa City, IA 52240
Dear Mr. Atkins,
Re: Towncrest Mobile Home Court
Seize the Opportunitylll
The City Council has before it the opportunity to assist the
residents of the Towncrest Mobile Home Court, the property owner,
the propery buyer and the taxpayers of Iowa City.
It has been stated we are committed to affordable housing. We
know code enforcement has been an ongoing situation at the Court
and there have been a disproportionate number of fire deaths
there. When Ron delivered fuel there more than 10 years ago many
homes were not in good condition. Obviously, some of them likely
could not be moved at this time.
Mr. Camp, the Court owner, has stated the monthly fees will have
to increase if he keeps the Court. How long will it be before
the increases make living there unaffordab1e for the residents?
I sense Mr. Camp is concerned about the residents also.
The solution lies in relocating the residents in a sensitive,
non-demeanina way. The residents need assistance. With the
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buyer providing $85,000 and Block ,Grant funds providing
approximately $100,000, we are well on the way to having the cost
paid. Assist with moving the homes that can be moved. Some
persons might opt to live in an apartment, such as Autumn Park,
or other properties in the assisted housing program - surely a
preference can be given to persons who are on the brink of
becoming homeless. Next, buy good used mobile homes at an
auction to upgrade the homes that cannot be moved. Now the
question becomes - Move? Where to? The answer is available
spaces in other courts, or rezoning to accomodate an addiitiona1
court, or'the newly annexed parcel that requires space for mobile
homes.
We believe this is a Win-Win-Win-Win situation, The residents,
property owner, buyer and taxpayers all WIN. This is an
opportunity to demonstrate our commitment to affordable housing.
Seize the opportunitylll
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~~. Higdon
June Higdon
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RECEIVED DEe z 1 1993
1j LIFE SKILLS, INC.
.
A Unhlld Way
Ageocy
319 354-2121
319 354-0724 FAX
Gillian ),H, Fox, Executive Director
1700 First Avenue, Suite 25E Iowa City, Iowa 52240
December 21, 1993
Dear city of Iowa City Council Members:
As the Housing Specialist for LIFE Skills, Inc., I am
writing in regards to the Towncrest Trailer Court Relocation
Project. As you may know, LIFE Skills, Inc. has the ability
to provide assistance with relocation services if the
Towncrest Trailer Court is rezoned and the residents must
move.
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LIFE Skills, Inc. has proposed a program to provide
services for relocation of the Towncrest residents. We have
demonstrated our abilities through our Housing Support
Program funded by a Community Development Block Grant and
the Greater Iowa City Housing Fellowship. One of our goals
as a social service delivery agency is to help promote the
housing interests of Iowa City residents. It is our belief,
however, that at this time it is not in the best interest 'of
the Towncrest residents to relocate.
Given the statistics on the number of very low income
residents at Towncrest, very few will be able to relocate in
the Iowa City area. Even with relo=ation services, most of
the tenants lack the income to rent anything but substandard
housing in the area.
Of additional concern is the loss of property that will
follow when the current owners of the trailers are unable to
move their older mobile homes.
It is my hope that some type of alternative housing
option will be provided for the tenants of Towncrest. This
might be in the form of emergency Section Eight vouchers
such as those which were given to flood victims. Another
possibility is for the CUy to create other subsidized
housing units and to designate some of these units for
Towncrest residents.
I realize that the issue of either relocating the
people of Towncrest or upgrading the trailer court will not
go away. I appreciate your concern for this matter.
Sincerely, ~ .
CM~1 ~dJ
Carolyn Corbin
Housing Specialist
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RECEIVED DEe 10 1993
Iowa City, Iowa 52240
December 9, 1993
The City Council of
Iowa City, Iowa
Dear Mayor and Council Members:
According to the Press-Citizen, the council will have a discussion
on the Zoning Commission~s recommendation to keep the Towncrest
Mobile Home Court as a residential area, and not to rezone it for
the construction of an Eagle supermarket, this to take place at
your meeting on January 4, 1994.
Because that date is one on which I have a previous commitment,
I would like to express my opinion about this recommendation in
writing to you, because I cannot be present in person.
As I understand it, zoning is to protect the interests of resi-
dential areas and to provide space for commercial and industrial
work as well, keeping a good balance for the needs of homes and
for business.
I would encourage you to affirm the commission's recommendation
to keep that area as residential. As citizens of Iowa City, it
seems that we are always in need of housing which all income levels
of citizens can afford, and seeing lower income housing is in
rather short supply, it would seem to me to be striking a good
balance to keep this area for our citizens who are already estab-
lished there, and who may have few options to move to other parts
of the city.
Thank you for your earnest consideration of thi.s matter, and for
your willingness to give your time and effort to serve our city.
s&t'
Carl Beyerhelm
1721 Grantwood Drive
Iowa City, Iowa 52240
354-8584
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12/29193
15:19
EIa.E FOOD CENTERS .. 3193565009
1iJ.OO6 Ii\l2
OAKRIDGE
PROPERTIES ~
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December 28. 1993
38S Alrpcrt Rd, S111lc 0
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REI First Muscatine Corp
REZ93-0DIO - First and
Muscatine Avenues
Iowa City Council Members
city of IOWa CIty
C\O Planning Department
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MonIca Moen
senior Planner
City of Iowa City
410 East WashIngton street
Iowa City, IA 52240-1826
Dear Mrs. Moen and Council Members I
I am inCluding various supplemental materials for your revIew.
At your discretion please make these available to the Council
Members for their consideratIon for the proposed project.
1. Independent traffic analysis prepared by ShIve Hattery. Phil
Leff is providinq a COpy. If it has not been received please
call. This report supports the recommendations made by Mr.
Davidson, in his traffIC impact analysis.
2. Letter from Hlchael Camp of Towncrest Mobile Home court
elaboratlnq the composition of the Mobile Home Park and status of
the eXisting units.
3. Present Value Analysis of the proposed real estate tax
abatement. This details by year as well as the totals of the
benefits to the developer and to the city. The amounts are in
excess of what Is currentlY payable. As well there has been no
adjustment to the amounts for increases in assessed values or tax
rates. Tha cIty benefIts from this proqram equally with the
Developer. Also attached is the original analysiS I prepared
estimating an Incremental amount for Real Estate taxes and Table
I hlghliqhtlnq th Tax Abatement proqram prepared by City Staff.
very trulY yours,
EAGLE FOOD CENTERS,
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Rockne L. Brosman
INC.
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CCI Gerald Barber. Eagle Food Centers, Ino.
Philip A. Leff, Leff Haupert & Traw
Dee Runnels, Snyder & Schwarz
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-12/29193 15: 19 EFG..E FOOD CENTERS .. 3193565OO'l
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TOWN CReST MOBILE HOME COU~T
AND SALES COMPANY, INC.
IIICH.U1.F.~P oIlAlllGEIl,SllCRITARY.1REAIUIWl
2312Io1USCA't1NE AVIl.IOWA CITY,IA 51240
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December 21, 199)
Ms. Jean aartley
Bartley Law Offioes
1'.0. BoX 106
Iowa City, Iowa ,2244
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Dear Jeanl
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In raply to Ms. Dee A. Runnels letter of 12/1,/9) I offer
the following oonclusions.
AnY survey of availability of spaces would be premature at
this time due to the contingencies unresolved regarding the
projeot. By the time they are resolved the numbers would be
meaningless. '
All :the mobile homes have a value. Firstly, as a domicile.
Seoondly, as a summer retreat. Thirdly, temporary offioe or
mobile of:1'10e. FourthlY, farm utility wagcns or out storage
buildi~s. Salvage is the final use. It is my estimate that
the Mcblle Homes located in our Court range in value from
$100.00 to $9000.00. The majority falling in the$lOOO.OO to
$)000.00 market.
As of this date we have 66 Mobile Homes on site. Attaohed 1s
a break do~u in our opinion regarding relooation. I have tried
to list faotorS pertinate to the relooation problem. Obviously
the problem is not as great as one might think. We are not mean-
ing to downgrade our tenants statulI in anyway and trust that this
information will be used in a oonstruotive manner.
I plan to be out of town 12/28/93 through 1/4/9). I hope to
be back the evening of the fourth.
Please have a super Holiday seasonl
Yours very truly I
~tam~
CCI Jack Camp
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12129193
EFG.E FOOD CENTERS .. 3193565009
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Mobile Homes On Site as ot 12/21/9)"""""""""""'" 66,
Mobile Homes owned by ~CMHC~ "....,..."",10."..,...,...,~
Abandoned. '" I.... I.'. ... ,., ,.... I ,.... ,... ,. .4. ..... . . ., ...,~
Advised by tenant they have alternate '
housing or location if ncoessary..',.".,.."S..,...,......,~
Rental owned by absent owners .."..",...,..6
Owner advises alternate option..,'...,tt,.,..J,..."...,....~
~enants facing eviotion for non-payment
of rent. failure to cure rule violations
storage of unliscensed or non-drivable
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Mobile HUmes sold and purchased last 6 months
all new owners were advised sale of property
was pending, ~hey purohased with full know~9dge...".6
Pets necessary to new iocation advised
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All leases are in month to month mode
'Not one tenant has asked for longer lease,
~enants prefer month to month and desire
sixty day option to move.
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MAXIMUM VALUE MAXIMUM % OF VAlUE MAXIMUM TIME
TYPE OF OF IMPROVEMENT OF IMPROVEMENT PERIOD FOR
PROPERTY FOR EXEMPTION ' THAT CAN BE EXEMPTED TAX ABATEMENT
Residential
Option A '20.000 . 115% 10 yeers
Option B No limit 100% 3 years
Option C No limit Decreeslng percentage' 10 yoers
Option 0 No limit 100% 10 yeers
~ommerclnl/AlI Other
Optlon B No limit 100% 3 years I
Option C No limit Decreasing percentage' 10 years i'
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Commerclal/ADBrtments I,
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(76% of the building ,
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,Option 0 No limit 100% 10 years
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NOT~: ALL OF THESE FIGURES REPRESENT THE MAXIMUM AllOWABLE FIGURES UNDER srATE
LAW. IOWA CITY CAN MODIFY THESE fiGURES TO REPRESENT lESSER AMOUNTS. IN ADDITION,
IOWA CITY MUST USE THE SAME TIME SCHEDULE FOR PROPERTY TYPE IN ALL OF ITS URB~N
REVITALIZATION AREAS. THUS A PROPERTY OWNER CAN HAVE A CHOICE OF OPTIONS. BUT
HE/SHE WILL BE PAYING THE SAME RATE AS A PROPERTY OWNER IN ANOTHER REVITALIZATION
AREA.
'Decreaslng percentage means that the amount of tho property Improvement taxed BBCh year will
Increull8. An oxample of a decreasing percontego Is;
YEAR
1
2
3
4
6
6
7
8
9
10
VALue OF IMPROVEMENT
NOTTAXED
80%
70%
60%
60%
40%
40%
30%
30%
20%
20%
VALUE OF IMPROVEMENT
TAXED
20%
30%
40%
60%
60%
60%
70%
70%
BO%
BO%
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15:21
EfQ.E FOOD CENTERS .. 3193565009
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REAl ESTATE TAl<ANA!.YSIS
FIRST MUSCATlNE CORP
PlJrrtlnt R.oJ ~B Tilt Obllgatlon!
800 Firsl Avenue
ConlTldllr properly
810 Flrst Avanue
Car Wash
$3,068
$7.430
820 Flrst Avenue
KwlkShop $5.074
830 FlrstA'Il!nuo f7,9!/
Senor Pablos $3,578
2312 MUlcaline Ai'll
TowncrestMoblltHomeCoun $9.185
,
TataI $38.2~
CnmftAl'RblA PrnbAl'tJM - T'l'Jr P'" IIQ II J)M)'Mf
sqft RElIX REWll8qft
Sycamolll ~I
Old Capitol Mall
Eagle. Dodge
Eagle. Fl!vot1ldo
Eagle. Coralville
1 S5.55O
344.162
18,580
28,875
28.865
$192,114
5<<)1,594
$17.098
528.618
134.518
PtnpMI'rf PrqJ@r.t_ F'..alm~'M tav pAr ~ ft pAr YAIr
Es1fmated Real Eetale laX
Supermarket
Shop Space
53,512 eqft
10.920 sq ft
84.432
tDtaIs
SUlAUARY
EXISTING
PAOPOSEO
lST~
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$1.24
$1.75
$1.03
$0.99
$1.20
per sq fl per year
0'1:25 OS1.50
186.890 $80,2&8
$13.650 $16.380
$80.540 $96,648
536242 536,242
$80.540 $96.648
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City of Iowa City
MEMORANDUM
Date: December 29, 1993
To: Mayor and City Council
From: Monica Moen, Senior Planner ~
Re: Tax Increment Financing: First and Muscatine Avenues Area
This memorandum is in response to' Council members' recent inquiries regarding the use of tax
increment financing to assist in providing housing opportunities in the vicinity of First and
Muscatine avenues should the existing mobile home court be displaced by new commercial
development.
Tax increment financing (TIF) is a method cities may use under enabling legislation adopted in
1971 to finance private development in a designated urban renewal area. The difference between
the taxes derived from unimproved and underdeveloped property and those derived after its
development, is the "increment" of taxes which may be pledged by a city to retire loans,
advances, bonds and other indebtedness incurred by a city or a developer In furtherance of the
development. Tax increment financing has been used extensively in Iowa and is a financing
method that Is particularly useful to a city as a way of raising money for the development and
redevelopment of propertyJ'!.lthout reliance upon the city's existing general revenues. The tax
Increment, if not committed via a TIF mechanism, goes Into the general fund. A TIF program
does not place any additional tax burden on a development nor does it confer any relief.
Chapter 403.19 of the Code of Iowa (1993) sets forth the provisions for tax Increment financing.
To establish a TIF program, a city must prepare an "urban renewal plan', which encompasses
a specific urban renewal area for public hearing and consideration by the city council. A city may
designate an urban renewal area as either a "slum area", a 'blighted area", an "economic
development area", or a combination of the areas, which the local governing body designates as
appropriate for an urban renewal project. The urban renewal plan would consist of a specific plan
for redevelopment of the targeted area and must also describe how the city Intends to use the
tex Increment revenues.
Once an urban renewal plan Is approved, the city council must consider and adopt an ordinance
establishing a TIF program. The ordinance directs all tax Increment revenues, including those
levied by pr for other taxing jurisdictions such as the county and school district, to be made
available to the city for repayment of urban renewal project-related expenses,
Attached is a map Illustrating potential boundaries for an urban renewal area In the vicinity of First
and Muscatlne avenues. This area represents the greatest opportunity for redevelopment. The
redevelopment that Is expected to occur, however, will most likely be of a commercial rather than
a residential nature.
Without Including the sites avallabie in the Towncrest Mobile Home Court, there are 92 multi-
family dwelling units located within this area. A majority of those units (82%) are located within
epartment buildings which are legal non.conformlng uses In the commercial zones they are
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located in. Seventeen dwelling units are located above the ground floor of commercial uses
established in the area. Six slngle.family residences are located in this area.
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The existing commercial zoning classifications In the area would relegate housing to stories above
the ground floor and, except for the site preferred by Eagles Food Store, there are no other large
tracts within this area that would be expected to redevelop for mixed.use purposes. Rezoning
smaller parcels of land in the area to allow residential development is not expected to generate
significantiy more housing units in the area.
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If the area Is targeted as an urban renewal area and should redevelopment occur in the area, any
incremental taxes generated must be spent in the targeted area. Because limited housing
redevelopment opportunities exist within the boundaries illustrated, the funds would not be used
for the purpose originally set forth, that is, to provide affordable housing to replace that which
could be displaced by commercial redevelopment. An additional consideration Is that any housing
constructed In the area to replace housing within the Towncrest Court would likely be renter'
occupied housing and would not replace the owner-occupied units now present in the mobile
home court.
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Consideration could be given to expanding the boundaries of the urban renewal area beyond the
area ii1ustrated. However, to capture the First and Muscatine area and undeveloped land that
could be used for affordable housing units, the boundaries would have to be expanded a
significant distance, such as to Scott Boulevard and the southern corporate limits. it would not
be fiscally prudent to restrict use of any Incremental taxes generated from that large of an area
for the sole purpose of providing affordable housing units. if provision of affordable housing units
is a goal of the Council, it may be more expedient to pledge revenues from the general fund for
this particular purpose.
In conclusion, while tax Increment financing may encourage redevelopment of the First and
Muscatine avenues area, It does not appear to be a useful financial mechanism to encourage
construction of affordable housing units in the area. This shortcoming is not due to the TIF
mechanism Itseif, but to the limited housing redevelopment opportunities In the immediate vicinity
of First and Muscatine avenues and for some distance beyond this area.
Staff will be present at your January 3rd and 4th meetings to answer any questions you may
have. In the meantime, if you have any questions, please do not hesitate to call me at 356.5243.
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 4th day of January,
1994, in the Civic Center Councli Chambers,
Iowa City, Iowa; at which hearing the Council
will consider the following Itam:
1. An ordinance amending the Zoning
Ordinance to redefine 'famliy care
facliity/famlly home' by including
'community supervised apartment living
arrangement. '
Copies of the proposed ordinances are on file
for public examination In the office of the City
Clark, Civic Center, Iowa City, Iowa. Persons
wishing to make thalr views known for Council
consldaratlon are encouraged to appear at the
above-mentioned time and place.
MARIAN K. KARR, CITY CLERK
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