Neighborhood concerned over potential Charles City low-income apartment development

By Travis Fischer, tkfischer@charlescitypress.com

Charles City residents expressed their concerns about new housing developments during a special hearing on Wednesday, March 13.

The topic of the special meeting was for the voluntary annexation of property on the north end of the city, which could potentially be the location of a new apartment complex.

Charles City is currently being looked at by three developers that have expressed an interest in housing projects in various locations around the city that would be facilitated by the state’s Low-Income Housing Tax Credit.

Of the three developers, Pivotal Housing Partners, a development company based out of Ohio, is looking at two potential locations on the north end of Charles City.

One of the locations is just north of Washington Elementary school, while the other is currently farmland north of 21st Avenue owned by Terry Wegner’s Double Double U LLC. Specifically, the latter parcel of land would be an almost 1,000 foot long rectangle running parallel to 21st Avenue from the Illinois Central Railroad to near North Grand Avenue.

As this land is not currently within the city limits, it would need to be annexed by the city in order to be developed as part of a city-backed project.

Residents who live along 21st Avenue in the Oak Park subdivision flocked to the annexation hearing to voice their opposition to that location for low-income housing development.

“I do not want that across the street from my house,” said Randy Wiltse.

The Oak Park neighborhood consists of about 10 blocks of single unit houses off the west side of North Grand Avenue from 18th Avenue to 21st Avenue.

The proposed apartment complex would add roughly 40 units of one- to three-bedroom apartments off the northwest corner of the neighborhood.

The prospect of adding about 100 new people to the neighborhood was not looked at favorably by the existing residents.

“How would you like a 40-unit complex sitting across the street from your house?” asked Millisa Miller. “We don’t want to live in a neighborhood that’s all of a sudden going to be loud and busy.”

“You’re bringing in more crime,” said Minessa Wiltse. “That’s why we live in that section. Because it’s quiet.”

Much of the consternation centered on the people who would qualify to live in Section 42 housing, which is designed to accommodate low-income individuals and families.

“What type of individuals do they intend to get in those buildings?” said Peggy Sweet, citing issues with the apartments on the southeast side of the city. “Just look at the dynamics of that. We are afraid that’s going to happen to us.”

To qualify as a Section 42 project, 40% of the units in the apartment must be occupied by residents with an income that averages to 60% of the average median income (AMI) in Floyd County. The exact amount varies depending on household size. For an individual, it would be $35,100. For a household of three, it would be $45,120.

Some residents could be over that threshold, earning up to 80% of the AMI before they would have to move elsewhere, but those residents would have to be balanced by those making less than that threshold so that the overall income averages out to 60% or under.

Outside of concerns about potential crime and residents losing their view of the neighboring cornfield, the issue of increased traffic was also brought up.

Because the parcel of land in question does not extend all the way to North Grand Avenue, vehicles coming in and out of the apartment complex would have to drive down 21st Avenue to get to the property, increasing the risk for pedestrians in a neighborhood that does not have sidewalks, some residents feared.

While the council was receptive to some of these issues, it was noted that this particular meeting only actually concerned the annexation of the land. From there the property would need to be recommended to be rezoned by the Planning and Zoning Commission.

“The only thing on the agenda tonight is the request to annex the property,” said city attorney Brad Sloter.

It was also noted that this project is competing with two other developers and only one is likely to be awarded the tax credits necessary for it move forward.

Regardless, the council agreed that acquiring the land itself is a necessary first step to take to develop anything, whether it be an apartment complex or single unit homes.

“The actual annexation of this piece is appropriate for the city of Charles City,” said council member Keith Starr.

The council voted to move forward with the annexation, though, once complete, the land will still be categorized as “urban agricultural.” Under that designation, only single-unit housing could be built on the land.

Rezoning the land will be up to the Planning and Zoning Commission, which is scheduled to address the matter and hold a public hearing on Thursday, April 4, at 5 p.m. in the City Council Chambers at City Hall.

“I think you bring up a lot of valid concerns and I would hope you come to that meeting and bring those concerns also,” said Mayor Dean Andrews.

— This story has been edited to correct the Planning and Zoning Committee hearing date.