CHAPTER 5: GROWTH

GROWTH VISION Increase downtown employment opportunities through business attraction, retention, and revitalization, while accounting for the need for workforce housing opportunities.

INTRODUCTION The objective of downtown Adel is to be the heart and appeal of Adel, providing strong and diverse economic opportunities. A strong, growing population and economy will make Adel an attractive place to live and work, providing healthy and active lifestyle prospects. Enhancements and improvements to the economic viability of downtown Adel have been suggested and strongly supported by residents and staff.

GOALS & POLICIES Goal 1: Provide a variety of housing opportunities, including mixed income and workforce housing, for a diversity of people and income levels to support the economic force. 1. Revise zoning and land-use policies to support denser housing, paralleled with advocacy for workforce housing opportunities for families at different income levels. 2. Prioritize infill development and building rehabilitation to create affordable housing and commercial options for all Adel residents. 3. Grow the population of the community contiguous to downtown by providing amenities like cultural places, community centers and recreational spaces. 4. Convene a committee to focus on issues of affordable housing in Adel and to work on creating relationships with building owners and landlords. 5. Create a Rental Assistance Program to assist families seeking affordable rental housing.

Goal 2: Support the development of downtown Adel as a diverse economic and entertainment hub. 1. Utilize Tax Increment Financing (TIF) and other funding to incentivize new businesses, particularly retail and restaurants. 2. Promote civic and entertainment events for downtown Adel. 3. Establish a business incubator within the downtown, similar to the one seen in Figure 5.1. 4. Develop a marketing campaign to target entrepreneurs with unique business ideas in order to demonstrate downtown Adel as a prime brick-and-mortar location. 5. Attract national brands while maintaining a balance with locally owned businesses. 6. Coordinate with organizations and businesses to understand their needs and develop educational programs, workshops, and events.

Goal 3: Address traffic congestion in downtown Adel, including pedestrian safety, in order to accommodate population growth and support the historic square as a destination. 1. Communicate with IADOT regarding installation of turn lanes at the intersection of Greene St. and HWY 169, as seen in Figure 5.2, as well as other improvements that could alleviate some of the congestion. 2. Design more visible crosswalks and collaborate with IADOT on how to install crosswalk lights and other infrastructure improvements on both Highway 169 and Highway 6.

Figure 5.1 The Coulee Region Business Center, La Crosse, Wisconsin in July 2015

CASE STUDY: ELKADER, IA Figure 5.3 City ofElkader Downtown

Source: Coulee Region Business Center

Figure 5.2 Proposed Turn Lanes at Greene St and HWY169

36 Source: Travel Iowa

Elkader, IA serves as an example of how a downtown economy can be successfully revitalized and enhanced. Through strategic Main Street programming efforts and economic partnerships with public and private businesses during the last decade, this small town has created a thriving retail sector in its downtown historic district, seen in Figure 5.3. According to the Iowa Economic Development Authority, Elkader currently has “more than 20 independently owned downtown retail businesses.” Elkader’s Development Corporation has used several strategies to create a thriving business community, including financial incentives for new development, job training programs, and workforce housing.

Elkader can serve as a model for Adel of how to use:

Local revolving loan funds Local tax incentives Awards programs for new businesses, and Technical assistance for businesses

Using strategic partnerships and creative incentives such as these, downtown Adel can meet the expanding needs of the city’s growing population while maintaining the unique charm of the historic square.

CONCLUSION Growth will provide Adel with new economic opportunities, diversity, and structural improvements. Through great Adel partnerships, community support, and funding opportunities, Adel will grow sustainably while maintaining its downtown charm. The action plan above outlines tangible steps to take over the next 20 years to ensure that housing, traffic, and the economy will be supported. In doing so, Adel will make room for new residents while continuing to engage the longtime citizens.

POTENTIAL PARTNERS • Planning and Zoning Commission (PZC) • Adel Historic Preservation Commission (AHPC) • City of Adel (CoA) • Dallas County (DC) • Adel Partners Chamber of Commerce (APCC) • Iowa Department of Transportation (IADOT) • Economic Development Commission (EDC) • Dallas County Department of Secondary Roads (DCDSR) • Housing Assistance Council (HAC)

POTENTIAL FUNDING SOURCES • Rural Business Development Grant Program • USDA’s Multi-Family Housing Direct Loans • USDA’s Single-Family Housing Direct Loans • Iowa Workforce Housing Tax Credit Program • Community Catalyst Building Remediation • Traffic Safety Improvement Program (TSIP) • Community Development Block Grant Housing Rehabilitation Fund • Iowa’s Transportation Alternatives Program (TAP) • Pedestrian Curb Ramp Construction Funding from Iowa DOT • Targeted Small Business Program (IEDA)

IMPLEMENTATION AND TIMELINE Table 5.1 Growth Implementation Matrix Goal 1: Provide a variety of housing opportunities, including mixed income and workforce housing, for a diversity of people and income levels to support the economic force. Policy Actions Timeline Partners Funding Priority Revise zoning and land-use policies to support denser housing, paralleled with advocacy for workforce housing opportunities for families at different income levels. Update the Land Use Plan to allow for infill development as lots become available Update the Land Use Plan to incorporate mixed use and residential zoning in downtown Write new ordinances calling for a certain percentage of affordable or mixed-income housing within the downtown boundary Short PZC, AHPC, HAC USDA Multi-family Housing Direct Loans Community Development Block Grant Housing Rehabilitation Fund High

Prioritize infill development and building rehabilitation to create affordable housing and commercial options for all Adel residents. Update the Land Use Plan to allow for infill development as lots become available.

Focus on rehabilitating blighted structures, as well as upper story units around The Square

Grow the population of the community contiguous to downtown by providing amenities like cultural places, community centers and recreational spaces. Identify venues for events

Form a stronger relationship with Dallas County to strike a balance between public and private buildings within the downtown boundary Medium PZC, AHPC Community Catalyst Building Remediation Medium

Iowa Workforce Housing Tax Credit Program

USDA Multi-family Housing Programs Medium CoA, DC Tax Incentive Financing (TIF)

Rural Business Development Grant Program Medium

Convene a committee to focus on issues of affordable housing in Adel and to work on creating relationships with building owners and landlords. Reach out to building owners around The Square and beyond, as well as other residents who are interested in addressing issues of affordable housing

Create a bi-monthly meeting schedule to discuss possible short-term and long-term solutions to said issues Ongoing CoA, APCC High

Create a Rental Assistance Program to assist families seeking affordable rental housing. Promote city partnerships with the private sector, nonprofits, other government agencies, and neighborhood groups to access available public funding and attract private capital for affordable housing development

Explore legal and financial assistance options available in the county and through nonprofits Medium CoA, APCC Community Development Block Grant Medium

USDA Single and Multi-family Housing Programs

Iowa Workforce Housing Tax Credit Program

Goal 2: Support the development of downtown Adel as a diverse economic and entertainment hub.

Policy Actions Timeline Partners Funding Priority Utilize Tax Increment Financing (TIF) and other funding to incentivize new businesses, particularly retail and restaurants. Review and modify the TIF district as necessary in order to incentivize new businesses downtown Research funding methods and apply for grants Medium CoA, APCC TIF Local, State, and Federal tax incentives Low

Promote civic and entertainment events for downtown Adel. Approve incentive policies that will encourage businesses to locate and remain in downtown Adel

Organize community events

Improve parking downtown to match growing needs Short CoA, Citizens Rural Business Development Grant Program Admission fee for events Medium

Establish a business incubator within the downtown. Evaluate retail and services downtown to establish a business incubator

Set up lease agreement with startup businesses

Provide technical support for startup businesses Short CoA, APCC Rural Business Development Grant Program

TIF

Develop a marketing campaign to target entrepreneurs with unique business ideas in order to demonstrate downtown Adel as a prime brick-andmortar location.

Attract national brands while maintaining a balance with locally owned businesses.

Coordinate with organizations and businesses to understand their needs and develop educational programs, workshops, and events. Perform outreach with business owners to better understand their needs, as well as an understanding of what types of businesses would benefit downtown

Hire a social media intern to help with a targeted marketing campaign Ongoing APCC Rural Business Development Grant Program

Targeted Small Business Program

Work with community partners to determine which national retail and restaurant brands may add value to downtown Adel

Present to City Council what tax incentives would be appropriate to help bring in national retail and restaurant brands

Business roundtable discussions with different business sectors in Adel

Listen to business/organization needs

Research best practices related to needs identified during business roundtable discussions

Invite experts to speak on the identified topics at various downtown locations Medium CoA, APCC, DC, EDC TIF

Local, State, and Federal tax incentives

Ongoing CoA, APCC, EDC Admission fee for events Low

High

Low

High

Goal 3: Address traffic congestion in downtown Adel, including pedestrian safety, in order to accommodate population growth and support the historic square as a destination. Policy Actions Timeline Partners Funding Priority Communicate with IADOT regarding installation of turn lanes at the intersection of Greene St. and HWY 169 as well as other improvements that could alleviate some of the congestion. Monthly meetings with IADOT and Dallas County Feasibility Study on mobility improvement options Ongoing CoA, IADOT, DC, DCDSR TSIP Medium

Implement agreed upon improvements

Design more visible crosswalks and collaborate with IADOT on how to install crosswalk lights and other infrastructure improvements on both Highway 169 and Highway 6. Monthly meetings with IADOT and Dallas County Ongoing CoA, IADOT, DC, DCDSR

Feasibility Study on improvement options

Implement agreed upon improvements TSIP

TAP

Pedestrian Curb Ramp Construction Funding from IADOT Low