Keokuk Comprehensive Neighborhood Revitalization Plan
ACKNOWLEDGEMENTS
CITY COUNCIL
Kathie Mahoney, Mayor
Shelley Oltmans
John Helenthal
Carissa Crenshaw
Tyler Walker
Roslyn Garcia
Steve Andrews
Dan Tillman
Roger Bryant
CITY STAFF
Mike Greenwalkd Pam Broomhall, Community Development Director
Cole O’Donnell, City Administrator
Casey Barnes, Code Enforcement/Housing Official
Brian Carroll, Public Works Director
KEOKUK NEIGHBORHOOD INITIATIVE
Tim Peevler
Kira Kruszynski
SEIRPC
Sara Hecox
MSA PROFESSIONAL SERVICES
Chris Janson, AICP
Emily Huston
Tara Walters
Brandon Melton, AICP
Jim Holz, AICP
Special thanks to Iowa Economic Development Authority and the Community Development Block Grant from the Neighborhood Revitalization Grant program that funded these planning efforts.
The City of Keokuk requested assistance with a comprehensive neighborhood revitalization program receiving Community Development Block Grant (CDBG) funds through the Iowa Economic Development Authority (IEDA).
The plan will assess the current neighborhood conditions and explore options for several proposed improvements in the Target Area, including but not limited to:
Owner-occupied housing rehabilitation program.
Street repairs. New community park.
Veteran’s housing program.
building restoration.
The neighborhood, referred to in this plan as the Library District, is considered a blighted area, showing signs of visible and invisible issues that collectively contribute to the degradation of the neighborhood’s vitality. The goal of this plan is to assess the current conditions of the neighborhood and identify opportunities that can address the many forms of decline. MSA worked with the City of Keokuk and interested stakeholders over a four month period to better understand the social and structural fabric, and develop creative solutions that foster revitalization
Downtown
AUG. 2023
PROJECT SCHEDULE
> Kickoff Meeting, Consultation Sessions, and Data Analysis
SEPT. 2023
> Consultation Sessions, Data Analysis, and Mapping
OCT. 2023
> Consultation Sessions, Pop-up Event, Mapping, and Recommendations
NOV. 2023
> Recommendations, Cost Estimates, and City Council Presentation
This page is intentionally left blank.
EXISTING CONDITIONS
EXISTING CONDITIONS
The neighborhood on the southeast side of the city, bordering US 218 and about 3 blocks west of the Mississippi River. It is mainly residential and includes portions of the downtown/commercial district. The neighborhood includes from Main Street (US 218) to Franklin St, which half a block removed between 8th and 9th Streets. Then, from 4th Street to 9th Street. There are a total of 200 residential dwellings within the neighborhood boundary, along with commercial, municipal, green/open space, and vacant lots.
Legend
Neighborhood Compostion
Non-Residential or Commercial
Residential
Vacant/Open Space
EXISTING CONDITIONS
Socioeconomic and Demographic Analysis
The median houshold income for the neighborhood is $39,781, being much lower than the city-wide median household income of $44,700. The area has an aging housing stock, with 80% of homes being older than 1939 and sees a steady rate of population decline. About 18% of the neighborhood residents are over the age of 65 and 31% of households in this neighborhood are below the poverty level. Poverty is much more prevelant in this neighborhood compared to the city as a whole (20.4% of total households below the poverty level). The approximate low- to moderate-income for the neighborhood is 54.48%. Some socionomic indicators of blight that are present include:
• Low median household income
• High poverty rate
• Aging population
• Population decline
• Depreciating property values
• High rates of vacant properties
• High unemployment rate
Legend
LMISD HUD Map (2015ACS)
Block Group 2, Census Tract 4909, Lee Coutny, Iowa
Neighborhood Boundary
EXISTING CONDITIONS
Residential Owner-occupied and Renter-occupied Parcels
Of the total 200 residential lots, 52% are owner-occupied while 48% are renter-occupied. Based on the parcel survey conducted in September of 2023, 17 of the renter-occupied properties were in Poor condition with evidence of vacancy.
Legend
Residential Ownership
Owner-occupied (104)
Renter-occupied (95)
Renter-occupied in Poor condition (17)
Owner-occupied in Poor condition (7)
Residential Single-family and Multi-family Dwellings
EXISTING CONDITIONS
Of the 200 residential properties, 78% are single-family dwellings and 22% are multi-family.
Legend
Residential Type
Single-family (155)
Multi-family (45)
EXISTING CONDITIONS
Vacant Lots
There are approximately 29 vacant lots that do not have a freestanding structure. The City of Keokuk has been working diligently to demolish unsafe structures, therefore the vacant lots continue to grow.
Legend
Vacant Lots
Vacant with no structure or adjacent use (29)
EXISTING CONDITIONS
Evidence of Vacancy
During the parcel survey, one of the factors MSA assessed when surveying was whether or not the property looked occupied or vacant. 220 of 308 parcels surveyed were found, at the time, to appear occupied and 54 appeared vacant. The remainder were either unknown or not applicable.
Legend
Evidence of Vacancy
Evidence of Occupancy (220)
Evidence of Vacancy (54)
Unknown (9)
Not Applicable (25)
EXISTING CONDITIONS
Assets and Opportunities
Throughout the planning process, a number of assets and opportunities where discussed. Below are some of the locations that led to the revitalization recommendations.
EXISTING CONDITIONS
Streets
The City of Keokuk contracted with iWorQ Systems Inc. in 2023 to perform a pavement condition analysis and build a Pavement Management System. The consultant visually assessed all city streets, providing rating, budgeting, and planning data. Below is a map of the rating results in the neighborhood, 1 being worse condition than 9.
PUBLIC ENGAGEMENT
Kickoff Meeting
A kickoff meeting was help between MSA, City staff and officials, SEIRPC, and interested stakeholders. At the meeting, a SWOT analysis was performed, in addition to a presentation about community revitalization goals.
PUBLIC ENGAGEMENT
Walking Tour
After the kickoff meeting, the group participated in an hour long walking tour of the neighborhood.
National Good Neighbor Day Event
An outdoor public engagement event was held in conjuction with the Keokuk Library’s National Good Neighbor Day festivities. The pop-up event included opportunities for residents to choose a name for the neighborhood, discuss issues within the neighborhood and potential opportunities for revitalization. Residents were prompted with boards displaying different types of housing development. There was also a children’s activity, where they could “Design a Neighborhood” and receive a City Planner Certificate. It was at this event the team learned about the community’s desire to support Veterans Housing.
This page is intentionally left blank.
RECOMMENDATIONS
HOUSING REHABILITATION
Owner-occupied and Renter-occupied Housing Rehabilitation
Approximately 24 structures in the neighborhood are in Poor condition and another 32 are considered Fair. In addition, 32 of 200 housing structures have a Roof Condition of Poor, meaning the roof is in need of replacement. Further, the Paint & Siding Condition of 53 structures were rated as Poor. A Housing Rehabilitation Program will provide funds to low-income households for repair costs, such as:
• Labor and materials
• Replacement of principal fixtures and components of existing structures:
• Roofs
• Exterior features (siding, paint, soffit, porch structures, etc.)
• Interior fixtures (plumbing, electricity, etc.)
• Water and sewer connections (if needed for code compliance)
• Conservation costs for water and energy efficiency
• Garages where health & safety issues have been identified
• Evaluating and treating lead-based paint
• Removal of architectural barriers that restrict the mobility and accessibility of elderly or severly disabled persons
Housing Rehabilitation Estimated Costs
VETERAN’S HOUSING
Veteran’s Housing Program
There are 3-4 vacant lots that are currently owned by the City that are available for housing development. Identified by Opportunity #2 on the Assets and Opportunities map, the small lots are ideal for tiny home development. The City should work with a non-profit organization that specializes in Veteran’s housing and needs, such as 2 x 4’s For Hope out of Fort Madison, IA. These homes cost anywhere from $20,000 to $100,000 to build, often averaging at about $50,000 to $60,000. The Site Preperation, such as grading, utility hook ups, etc. is CDBG eligible, whereas the funds for construction of the homes would come from other sources.
Veteran’s Housing Estimated Costs
STREET REHABILITATION
Street Rehabilitation and Reconstruction
iWorQ was hired in 2023 by the City of Keokuk to complete a Pavement Management System. The streets within the neighborhood that were flagged for surface treatment by this assessment are included in the table below. The System also provides cost estimates based on the type of treatment and existing street conditions.
Street Segments in need of Reconstruction
Street Segments in need of Reconstruction
COMMUNITY PARK
New Community Park
While recent improvements to the Library Park are much appreciated by the community, the neighborhood lacks access to outdoor recreation opportunities within walking distance. This is especially important for children, of which make up approximately 11.1% of the neighborhood’s population. The closest park with playground equipment to this neighborhood is Triangle Park, wich has limited play equipment. Rand Park is approximately 1/2 mile away. Other than the Elementary School equipment, there are no close play structures for children in the neighborhood.
The City of Keokuk is investigating a parcel now owned by the Keokuk Hospital. There sits an abandoned building formally used for hospital laundry. The lot is located at 620 Fulton Street, near the middle of the Target Area. The lot is almost 1 acre large and could be a great park and recreational opportunity for the neighborhood. Costs would include aquisition, environmental review, planning & design, and park construction/installation.
Community Park Est. Costs
COMMERCIAL BUILDING FACADE & ROOF REPAIR
Commercial Building Facade & Roof Repair
A barrier to start up businesses and business expansion is often the capital cost of structural rehabilitation. Often the structure is left to degrade, leaving the next owner responsible. The City and Main Street Keokuk noted that the roof and facade expenses are the most coslty to business- and propert owners. Replacing the faced and roof can offer number benefits, including:
• Enhanced Curb Appeal
• Increased Property Value
• Energy Efficiency
• Structural Integrity and Safety
• Prevention of Water Damage
• Extended Lifespan
• Compliance with Building Codes
• Tenant Attraction and Retention
• Reduced Maintenance Costs
• Improved Resilience to Harsh Weather Conditions
& Estimated Costs
