The Dyersville CHAT Report

Transcription

1 The Dyersville CHAT Report Black Hills Energy Community Housing Assessment Team May 1, 2017

2 Population and Housing Demand

3 Population Change by Decade Dyersville, ,000 4,000 3,437 3,825 3,696 4,035 4,058 2,818 2,

4 Population Change by Decade Dyersville, Population ,818 Period Population Change % Change During Period Average Annual Growth , % 2.01% , % 1.08% , % -0.34% , % 0.88% , % 0.06% 2015* (ACS est) 4,214 * +156* 3.84%* 0.76% , % Since 1960, Dyersville s population has grown by 1,240 residents, an overall annual average rate of 0.74% Overall growth has been steady, with the only decade of population loss occurring during the agricultural Fowler s depression population years of has the 1980s. declined slightly since Growth was flat between 2000 and 2010, but appears to have recovered to historic normal during the first five years of this decade.

5 Population Change by Age Cohort Dyersville, Change % % % % % % % % % % % % % % % % % % % % +36 Total 4,035 4, Median Decline Growth

6 Population by Age Cohort Zero migration forecast based on 2010 Census compared with 2015 ACS estimates 2010 Actual 2015 Predicted Year ACS Est Difference % Variance * % % % % % % % % % Total 4,013 4, % Overperform Underperform

7 Population by Age Cohort Zero migration forecast based on 2010 Census compared with 2015 ACS estimates 2010 Actual 2015 Predicted Year ACS Est Difference % Variance * % % % % % % % % % Total 4,013 4, % Based on ACS estimates, Dyersville is successfully attracting and retaining family formation age households.

8 Comparative Population Models Zero migration forecast based on 2010 Census compared with 2015 ACS estimates Actual 4,058 4,214 8% decennial in-migration, high birthrate 4,058 4,173 4,324 4,513 4,774 10% decennial in-migration, high birthrate , ,645 4, year annual growth rate 4,058 4,166 4,277 4,390 4, year annual growth rate 4,058 4,209 4,365 4,527 4,695 Average of four methods 4,058 4,190 4,343 4,518 4,734

9 Housing Construction Dyersville, Single Family Duplex Multifamily Mobile Home Most development in Dyersville has been single family homes (86%) Between 2000 and 2016, Dyersville saw 311 new dwelling units constructed at an average rate of just over 18 homes per year 33 homes were also demolished through the flood buyout program

10 Housing Occupancy Changes Dyersville, Number Est. % of Occupied Units Number % of Occupied Units Change Owner-Occupied 1,298 82% 1,454 82% 156 Renter-Occupied % % 34 Total Vacant Vacancy rate 5.5% 4.4% Total 1,669 1, Source: 2000 Census and Year American Community Survey The percentage of owner-occupied and renter-occupied units remained consistent over the past 15 years, but a significant number of new units were built. New construction has fallen short of demand, causing Dyersville s vacancy rate to decline to an estimated (and low) 4.4%.

11 Comparative Regional Affordability City Median HH Income (2015 estimate) Median House Value (2015 estimate) Value/Income Ratio Dyersville $49,392 $141, Manchester $45,616 $95, Monticello $47,083 $111, Washington $45,013 $100, Independence $50,036 $117, De Witt $58,750 $140, Source: U.S. Census Bureau, 2015 An affordable, self-sustaining housing market, with adequate value or revenues to support market rate new construction, typically has a V/I value between 2.5 and 3. Ratios below 2.0 are significantly undervalued relative to income Ratios above 3.0 exhibit significant affordability issues

12 Income Distributions and Housing Affordability Ranges Dyersville, 2015 Income Range % of City HH* Median % of HH s HH s income range Affordable Range for Owner Units # of Owner Units Affordable Range of Renter Units # of Renter Units Total Affordable Units Balance $0-24, % 17.6% 311 $0-49, $ $25,000-49, % 34.0% 601 $50,000-74, % 19.8% 350 $75,000-99, % 14.5% 256 $100, , % 13.1% 232 $50, , $ $100, , $ $150, , $200, , $1,000-1, $1,500-1, $150,000+ Over 300% 1.0% 18 $300, $2, Median Income: $49,392 * Household (HH) Source: American Community Survey, 2015; RDG Planning & Design

13 Owner-Occupied Affordability Balance Dyersville, 2015 Income Range Of Owner Occupants Owner-Occupied HH in Income Range Affordable Monthly Housing Cost Range Owner Occupied Units in Affordable Range Balance $0-24, $25,000-49, , $50,000-74, ,043-1, $75,000-99, ,564-2, $100, , , $150, over * Household (HH) Source: American Community Survey, 2015; RDG Planning & Design

14 Renter-Occupied Affordability Balance Dyersville, 2015 Income Range Of Renter Occupants Renter-Occupied HH in Income Range Affordable Monthly Housing Cost Range Renter Occupied Units in Affordable Range Balance $0-14, $15,000-24, $25,000-49, , $50,000-74, ,043-1, $75,000-99, ,564-2, $100, , , $150, over * Household (HH) Source: American Community Survey, 2015; RDG Planning & Design

15 Projecting Housing Needs Use population scenarios, recent construction activity and assumptions about people per household to generate ten years of overall housing demand. Consider the distribution of household income in a community. Match income ranges with affordability price points, based on housing costs equal to 25-30% of adjusted gross income. Define price breakouts for new housing demand, based on the assumption that new construction should ideally be affordable to the existing household income distribution.

16 Development Targets Dyersville, Housing demand calculation is based on: 33 homes demolished in 2013 due to flooding No change in the number of people per household Average annual replacement of 2 existing units per year A constant vacancy rate 2017 (est) Total Population at End of Period 4,275 4,435 4,600 HH Population at End of Period 4,233 4,391 4,555 Average PPH HH Demand at End of Period 1,808 1,913 2,006 Projected Vacancy Rate 4.40% 5.00% 5.50% Unit Needs at End of Period 1,908 2,014 2,123 Replacement Need Cumulative Need During Period Average Annual Need Source: RDG Planning & Design

17 Development Targets: Compared to Output Dyersville, % MF % SF Single Family Duplex Multifamily Mobile Home Single-family need assessment is relatively consistent with actual average construction since 2000 (18 units versus 16 units) Multi-family need assessment is substantially above average production since 2000 (including both multi-family and duplexes)

18 Development Targets Dyersville, Total Total Need Total Owner Occupied Affordable Low:60-100, Affordable Moderate: , Moderate Market: , High Market: Over $200, Total Renter Occupied Low: Less than Affordable: Market: Over $ This analysis assumes a split of 60% owner-occupied and 40% rental units, meeting the demand for quality rental units. Most new construction will probably cost more than $130,000, causing demand for lower-cost units to be met by existing housing.

19 Housing Resources Community Stability Regional Assets Employment Growth Prospects Institutional Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent

20 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville has maintained a steady upward population trajectory through the last half of the 20 th century and into the 21 st. Its only decade of population decline, the 1980s, was a difficult time for most small communities with agricultural and ag-related manufacturing economies. While growth between 2000 and 2010 was flat, long-term trends appear to be back in force.

21 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville is in a region that has experienced significant regional employment and business growth. Dubuque, for example, has emerged after 2000 into a substantial center for technology industries. The Mississippi River region also provides major quality of life benefits. These highly accessible regional economic and environmental assets complement Dyersville s natural attraction for new residents.

22 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville s major employers continue to generate demand for more housing. The city experienced some employment declines when shifted away from manufacturing in the 1980s. But local industries like Dyersville Diecast, Bard Materials, Modernfold, and Lumber Specialties continue to expand. Of special note is FarmTek, expanding into new product lines to take advantage of an emerging market. As such, the company is creating jobs in management and design as well as production.

23 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville maintains a high degree of community cohesion and institutional strength. The city is noted for the Basilica of St. Francis Xavier, and faith (expressed in both church and school settings) is fundamental to these qualities. Public institutions like city government are held in high regard, and confidence in the public sector is very important to community housing initiatives. The city s extensive park system, recreational resources, and events also underlie a strong civic life that can attract a new generation to the city.

24 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent While a complete housing inventory is beyond the scope of this short study, Dyersville s existing housing supply, and particularly its single-family stock, is in very good condition. This is extremely important because existing units will make up the majority of the city s affordable supply: that is units that are affordable to households at 120% or below median income. Some rental units show signs of deterioration, and are readily identified, given the quality of the city s housing.

25 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville is one of the few real places with a positive international image created by a movie. Field of Dreams resonated in an unprecedented way with audiences and its images and words left a permanent mark on the English language. But the Basilica of St. Francis Xavier, the National Farm Toy Museum, Dyer-Botsford Doll Museum, and other community resources also define an image of traditional quality that appeals to many people, and especially young households.

26 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent While not currently available, several significant parcels in town are infill sites that could be feasibily served by incremental extensions of public infrastructure. Some of these include: The large sites on the east side of town between 12 th and 15 th Avenues SE. A parcel northwest of 6 th Street and 13 th Avenue SE Areas north of 12 th Avenue SW between 7 th Street SW and 11 th Street SW

27 Housing Resources

28 Housing Resources Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville and the surrounding area have a cadre of high quality homebuilders and small developers. They have completed quality new developments like Castle Hill on the southeast edge of the city and mixed density housing closer in north of 12 th Avenue SE. Some of this recent production has involved custom building for a limited number of clients. However, builders understand the need for more moderately priced units and have strong ideas about how to accomplish this goal. The city s lending community is equally committed and is conversant in available incentive and loan guarantee programs.

29 Infill Land Community Stability Regional Assets Employment Growth Prospects Civic Strength Housing Stock Iconic Resources Infill Land Development and Financial Communities 11 th Street SW Precedent Dyersville has had several successful housing development experiences that may point the way toward permanent programs. A post-flood housing replacement program provided loans forgiveable after five years of continuous occupancy for a substantial part of the purchase price. The result was both good new housing and a close-knit young community along 11 th Street SW. Rural Development loan guarantees have also been successfully applied, as have Iowa Finance Authority downpayment assistance programs.

30 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Flood Zones Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing

31 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Flood Zones Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing New residents and young households report difficulties in finding affordable housing in Dyersville. Currently (2017), houses on the market are near record low levels and sell by word-of-mouth. As of February, 2017, only eight houses were available. Rentals in quality buildings also appear to be virtually nonexistent. As a result, both public and private employers are challenged to recruit staff or retain them in Dyersville, especially given the more robust variety of housing available in Dubuque.

32 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Flood Zones Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Stakeholders in Dyersville s housing and development markets, general earnings ranges shared by major employers, and the previous affordability analysis suggest ideal price targets in the range of $125,000 to $180,000 for owner-occupied housing and $600 to $900 monthly rents for rental units. However, given infrastructure development and construction costs, it is very difficult for the private market alone to deliver marketable products within these ranges. Because of Dyersville s relatively small size, it is difficult to achieve economies of scale that could reduce construction costs.

33 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Flood Zones Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing = Regional assets and a neighboring metropolitan area can be a mixed blessing. Ideally, new employees attracted by local employers (including management and professional staff) would find homes in Dyersville and become vested in the community and its institutions. Anecdotal information from employers suggests that many of these potential residents instead establish homes in Dubuque, with more diverse housing choices and urban activities and attractions.

34 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Flood Zones Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Infrastructure development costs, which typically exceed $30,000 per new lot, compound the economic problem of delivering affordable owner occupied housing. In addition, major sites that are adjacent to existing residential development, lack the connections to the city s street system required to open them to development. An excellent example is the need to provide a crosstown link that connects 13 th and 12 th Avenue SE or otherwise serves the south-central development area. This connection would also greatly improve local circulation in the city.

35 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Flood Zones Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Flooding along the North Fork of the Maquoketa River and Bear and Hewitt Creeks has been a persistent problem in Dyersville. The risk of property damage was reduced dramatically by the flood buyout program in 2013 and the city has taken advantage of the resulting greenway through the center of town. But the floodways and floodplains remove some of the city s most strategically located land out of the potential development picture and reduces street connectivity across town.

36 Housing Challenges

37 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Affordable housing is a significant problem for new residents and young households, but the housing affordability analysis suggests that most Dyersville residents are not overburdened by the cost of their housing. Indeed, a significant amount of more moderately valued homes appear to be occupied by relatively higher income households. Some of these are likely to be older adults, some of whom may be inclined to seek a different housing setting if one were available.

38 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Most of Dyersville housing supply is singlefamily detached, with a limited number of twin-homes or duplexes and older multifamily buildings. A rare and creative exception is the adaptive reuse of the former Xavier School building for multi-family units. Alternative types of housing, including small-lot or semiattached single-family, townhomes, or contemporary multi-family development are generally not being developed. A particularly promising market might be an independent living, senior condominium project with provided maintenance services. Ellen Kennedy Living Center s 26 ILU s are the city s only contemporary building serving this potential market.

39 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Downtown Dyersviile has a number of buildings with adaptive reuse potential on upper levels. These types of units can be particularly attractive to younger singles and two-person households. Downtown Dyersville provides an attractive setting, with good access to open space, trails, restaurants, and St. Frances Basilica. However, these projects often require some level of financing assistance, particularly early in the downtown residential process when the product is not yet an established housing alternative. Dyersville has not yet become active in developing downtown housing and will need to provide dedicated parking for prospective residents.

40 Housing Challenges Workforce Market Scarcities Housing Economics Population Recruitment Infrastructure and Access Affordability Mismatches Housing Alternatives Downtown Opportunities NIMBY s and the Image of Rental Housing Dyersville has experienced some pushback in efforts to develop rental housing and several people involved in the housing market have suggested that rental housing was either unnecessary, equity housing should be emphasized, or renters strong preference was singlefamily rental houses. Part of this adverse image appears to be a reaction to the condition of a small but highly visible apartment adjacent to Commercial Club Park.

41 Directions Forward

42 Strategic Objectives Dyersville s regional location, employment opportunities, community attributes, and population and price stability make it a highly desirable places to live and work. The town is both benefited and challenged by its proximity to Dubuque in the competition for new residents, but it represents a superior setting for families with children. However, a number of forces limit Dyersville s ability to provide affordable housing for people who are logically attracted to town. If we can t provide available and affordable housing, we will be unable to attract the new residents who want to live in and contribute to the region. Other aspects of community life may eventually be affected, and opportunities to continue Dyersville s tradition of steady growth will be missed.

43 Strategic Objectives A housing and community strategy that can help Dyersville address this challenge by: Marketing to and providing new households (including people drawn to the region by preference, profession, or economic opportunity) with available and affordable housing to complement the assets of the city. Providing a choice of housing environments by providing developable sites and residential types that meet housing needs for households at different stages in the life cycle. Public incentives to meet needs that the private market cannot satisfy alone. Increase the capacity of the community to meet continuing housing needs. Conserve and support the well-being of the existing housing supply while taking advantage of new opportunities.

44 Strategic Objectives Community Housing for the Life Cycle Growing Up Starting Settling Prospering Aging Safe, nurturing homes for growing as a person Secure neighborhoods Places to try out and experiment Housing within one s means Economic opportunity Places to put down roots and gain equity Places to grow a establish a household Housing within one s changing means Options Settings that adapt to stages of life Options Settings that adapt to stages of life Places for active retirement Places for growing old with dignity Room to grow

45 Housing Partnership Dyersville should create a public/private housing partnership to meet important community housing needs. 1 Components may include: A consortium of lenders to provide interim financing and other support to development efforts, and encourage economies of scale. A nonprofit or for-profit housing development corporation that may be an active developer if necessary, but principally to work with private developers or builders. City involvement in the development and financing of infrastructure and development of sites.

46 Housing Partnership: Possible Focuses Development and maintenance of a critical mass of moderately-priced homes, probably within the context of a larger, more economically diverse development area or redevelopment site. 1 This type of initiative applies some of the lessons of the 11 th Street SW housing replacement project: scale, concentration, financing, and community. It spreads the risk of developing housing in these affordable price ranges ($120,000-$180,000) to a community, rather than focusing it on homebuilders who are adverse to these risks. A reasonable scale can help reduce construction costs. One mechanism to accomplish this is by providing construction financing to the development entity, which then contracts with builders to build homes. Repayment occurs with the sale of homes.

47 Housing Partnership: Examples 1 Moderately-priced housing through a community-based program. In Sioux Center, a growing community in northwest Iowa, a community land development corporation, capitalized by purchase of shares by citizens of the town, has developed a new moderately-priced development. This features a program to build five speculative homes at a time, maintaining an available inventory. The proceeds of sales are then used to build the next increment of houses. This town of about 5,000 has built out a 70 home subdivision in this way.

48 Housing Partnership: Examples 1 New single family houses built out on a block by block basis. These houses, developed by a nonprofit community development corporation and built by homebuilders, blend FHA mortgage financing and Community Development Block Grant or HOME funded second mortgages to create affordable loan packages.

49 Housing Partnership: Possible Focuses Market-rate rental or multi-family development 1 Affordable, quality rentals, including market rate rentals, are an important priority for Dyersville, but rentals in general can have an image issue when owner occupancy is the norm. Rents and income approach the level at which some market-rate new development is feasible. Here, providing sites with supporting public facilities and some level of production assistance (such as the Iowa Workforce Tax Credit) can be sufficient. Site examples include: Well-served parcels that transition between commercial and single-family residential uses. Good examples are the north side of 13 th Avenue between 6 th and 9 th Street SE and the south side of 12 th Avenue SE east of 13 th Street SE. Integration into a planned new development project on a larger-scale site. Protective standards for new multifamily development

50 Housing Partnership: Possible Focuses Market-rate rental or multi-family development 1 Combined with site availability, low-income housing tax credits (LIHTC) for developers can successfully address some affordable housing needs. An innovative form that can be especially appealing to a housing partnership is a rent-to-own (or CROWN) program, that can be built with in single-family detached or attached configurations. A portion of the household s rent payment goes into an escrow that is devoted to the eventual purchase of their house, or another qualified home in the city. These programs can be especially effective when paired with homeownership training efforts. CROWN homes in Omaha provide initial rents in the $ range. These units, developed by the nonprofit Holy Name Housing Corporation are financed with Low Income Housing Tax Credits and remain in qualified occupancy for 15 years. They are paired with similar single-family houses that buyers can use their escrows to purchase.

51 Housing Partnership: Possible Focuses 1 Single-Family Rentals: Excelsior Street Excelsior Springs, MO

52 Housing Partnership: Possible Focuses 1 Innovative approaches to senior housing development that also preserve the existing housing stock. This transitional housing concept, done in concert with an established senior housing provider or a new development corporation. In this concept, the senior housing provider purchases the new residents existing house, devoting proceeds toward the purchase of a new unit in an independent living community or development cluster. The development corporation then rehabilitates and resells the house to a new homeowner.

53 Housing Partnership: Possible Focuses 1 Redevelopment of the Commercial Club Park Area Commercial Club Park and the surrounding environment bounded by 9 th Street SE, 8 th Avenue SE, and 2 nd Avenue SE includes an important privately-owned by publicly accessible park, single-family homes, limited commercial, and a highly visible but aging multifamily project that has affected the perception of rental housing in the city. Replanning the park and redeveloping the multifamily portion could upgrade the housing element, strengthen the value of adjacent homes, and provide a more efficient public open space.

54 Housing Partnership: Possible Focuses 1 Replanning Area Centennial Park Concept, Salina, KS

55 Approaches: Iowa Workforce Tax Credit 1 Total program benefits up to $1 million per project Includes a refund of sales, service or use taxes paid during construction State investment tax credit of up to 10% of the investment directly related to the construction or rehabilitation of the housing. The state investment tax credit is fully transferable. Centennial Park Concept, Salina, KS

56 Approaches: Iowa Workforce Tax Credit Projects must meet one of four criteria: Housing development located on a grayfield or brownfield site Repair or rehabilitation of dilapidated housing stock Upper story housing development New construction in a greenfield (community with demonstrated workforce housing needs) Developer must build or rehabilitate at least four single-family homes or at least one multi-family building containing three or more units or at least two upper story units Total project costs may not exceed $200,000 per unit for new construction or $250,000 per unit for historic rehabilitation The housing project must be completed within three years of award 1 Local Tax Abatement Local tax abatement should also be considered for specific development targets. It would be logical to use the IWTC qualifications for application of city tax abatement assistance. In addition, tax abatement Centennial may Park Concept, be applied Salina, to KS properties or projects that deliver housing in specific target ranges.

57 Subdivisions: Infrastructure Finance 2 Concept: Establish an infrastructure financing partnership to share public improvement cost. Housing development = economic development. Treat residential infrastructure as analogous to industrial park infrastructure Public/private financing: Complete critical street connections to open areas to development. Revenue bond financing with special assessment payback Public infrastructure bank with deferred assessment and repayment at house sale. Public subdivision development with costs recovered at lot or home sale (Webster City) or through assessments or gradual repayments TIF or infrastructure bonds, assuming that added taxes will repay city (Spirit Lake model) Proceed with interceptor lines that open strategic areas for development.

58 Subdivisions: Infrastructure Finance 2 Connectivity Options

59 Infrastructure Finance: Examples 2 Webster City developed and financed the Brewer Creek Estates subdivisions, and is planning for expansion into a future development phase.

60 Infrastructure Finance: Examples 1 Dodge City, KS has successfully used Rural Housing Incentive Districts (a form of tax increment financing) to develop infrastructure without relying entirely on private financing or special assessments, which in one way or another drives up the cost of housing.

61 Rethinking Density Small cities are used to spaciousness and low densities. Yet, this adds significantly to the cost of housing and does not necessarily comply with the preferences of new, younger households. Approximately doubling the gross density decreases the cost of infrastructure per unit by almost half. These changed assumptions can also reduce housing costs. Older parts of town often reflect higher densities. Higher density development becomes more palatable if the project includes distinctive features such as thematic lighting, gateways, and small common spaces. 3 Towns at Little Italy, Omaha, NE 12.8 du/acre Crescent Creek Village, Raytown, MO 6.5 du/acre

62 Rethinking Density 3 Towns at Little Italy Omaha

63 Rethinking Density: Guidelines 3 Guidelines for effective, low-impact multifamily development can help streamline project approval and increase public acceptance of the housing form. These guidelines could include: Design standards that require a gradation of densities when projects are built adjacent to single-family neighborhoods. Identification of sites and circulation patterns that avoid impact on existing neighborhoods. Integration of rental and multi-family housing into new development, avoiding monocultures of housing types. Use of hybrid concepts that combine aspects of rental and equity housing in order to get new residents invested in the community.

64 Community Marketing 4 Dyersville is a highly desirable community, especially attractive to young families. However, it may not be fully telling its story. A community marketing program targeted to critical family formation cohorts, coupled with effective housing programs, could be very persuasive to this millennial market. Characteristics include: Emphasis on community strengths: civic life, educational quality, spiritual life, image features A resurgent downtown Economic opportunity and security Peer group testimonials Robust on-line presence: website, social media

65 The Dyersville CHAT Report Black Hills Energy Community Housing Assessment Team May 1, 2017