Washington Neighborhood Summary
The Washington revitalization effort was introduced in June 2005 in recognition of a decline in neighborhood conditions. These were identified in a consultant report issued in 2004 which noted the poor appearance and lack of maintenance in housing, depressed property valuations and high vacancy rates in the area. The report concluded a need to stimulate renovation of residential properties and to provide more homeownership opportunities, including for moderate-income families.
The Washington Neighborhood is a 55+ square block area located in the oldest residential part of downtown Dubuque. It contains approximately 450 single and duplex residences, with scattered multi-unit rentals and commercial and institutional buildings. Residential property valuations are 44% of the City-wide average. 86% of the housing was built before 1939. 70% of the units are renter-occupied; 68% of residents report income below 80% of area median. 2000 Census data indicates an average vacancy rate of 13% for all housing. In the past several years, the neighborhood has become more racially and culturally diverse, although Census data reports only a 2% non-white population.
The neighborhood is served by two public K-5 elementary schools, including the new Prescott charter school and Audubon on the north boundary. Six churches are located within the area. Several non-profit organizations provide direct services, including the new Crescent Community Health Center, Multicultural Family Center and the HEART Program – a vocational training program for at-risk youth which rehabilitates neighborhood housing. A neighborhood retail center with full-service supermarket is located at the 5 Points. Orange Park was dedicated in 2007. Banks and credit unions are located within the service area.
The housing - the oldest in the City - has retained much of its historic character. Many block fronts are intact, with small (25-50 foot wide) lots and rear alleys with garages and off-street parking. The many historical front stoops contribute to a pedestrian-friendly feel in the core residential area of the neighborhood.
The Washington Neighborhood faces many challenges and opportunities. To the immediate east, the former Dubuque Pack site is being readied for redevelopment as Riverview Plaza, a new 39 acre shopping center. To the south, the Warehouse District – with over 1 million square feet of available developable space – is now being transformed into an historic district, envisioning upper-end condos, artist lofts, restaurants and office spaces for small entrepreneurial firms. And to the immediate north and east, the Bee Branch Creek Realignment Project will bifurcate the neighborhood from the North End, remove 70 homes, close many streets and alter traffic patterns throughout the area. This $32 million storm water mitigation project will commence construction activities within the next 24 months.
As mentioned, the neighborhood is experiencing a changing demographic. Many lower-income families are moving to Dubuque from larger metropolitan areas in Illinois and Wisconsin. The challenge is to connect these new residents with economic, social and educational opportunities, so that they improve their quality of life and assimilate into the Dubuque community.
Other significant issues and opportunities for the neighborhood include:
• public safety and the perception of increasing crime
• enforcement of housing and zoning ordinances in rental properties
• “re-marketing” the image of the area – both to residents and to citizens throughout the City – as an attractive place to live, purchase and improve homes and raise families
• avoidance of gentrification
• application of ‘green’ and energy-conserving technologies
Building upon its historical character, the end goal is to ‘re-invent’ the area as a neighborhood of choice for all citizens.
A citizen/stakeholder-participation “visioning” process took place over a four-month period in 2007, with the objective of defining a desired future for the neighborhood.
The consultant’s report identified the following assets:
• schools
• the Community Health Center
• housing and service providers
• the Multicultural Family Center
• Orange Park
• the supermarket, restaurants, churches, small businesses and lending institutions
• the City’s community-oriented policing program
Liabilities included:
• too many rental properties
• heavy traffic
• too many bars and related behavior problems
• lack of housing maintenance, including chronic trash and uncut grass problems
• vacant houses and storefronts
• lack of off-street parking
• uncaring landlords and disrespectful tenants
• a lack of neighborhood-service retail and restaurants
Major goals for the neighborhood were summarized as follows:
1. Economic development: support and maintain a variety of businesses to meet the employment and service needs of residents
2. Community pride: civic involvement and community-building opportunities for all age groups to increase community pride
3. Education/recreation: ample opportunities for education and positive recreational activities for all ages, year-round
4. Housing: sufficient housing options for all residents, with an increase in home ownership to reflect City-wide rates
5. Infrastructure: sufficient to meet neighborhood needs and contribute to a sustainable and aesthetically-pleasing physical environment
6. Property maintenance: increased maintenance and historically-sensitive improvements to all properties, to maximize property values and reinforce a sense of pride in the neighborhood
7. Safety: the neighborhood will be a safe and inviting place for people of all ages, and will be perceived this way by all Dubuque residents