Setting Public Hearing for a Proposed Second Amendment to Develop Agreement with Kinseth Hospitality Company, Inc. Copyrighted
June 15, 2026
City of Dubuque ITEMS SET FOR PUBLIC HEARING # 5.
City Council
ITEM TITLE: Setting Public Hearing for a Proposed Second Amendment to
Development Agreement with Kinseth Hospitality Company,
I nc.
SUMMARY: City Manager recommending setting a public hearing for July
6, 2026, to consider the proposed Second Amendment to the
Development Agreement for development of a SpringHill
Suites by Marriott hotel in the Port of Dubuque.
RESOLUTION Fixing the date for a Public Hearing of the City
Council of the City of Dubuque, lowa on a Second
Amendment to Development Agreement by and between the
City of Dubuque, lowa and Kinseth Hospitality Company, Inc.,
Including the Proposed Issuance of Urban Renewal Tax
Increment Revenue Obligations Relating thereto, and
Providing for the Publication of Notice Thereof
SUGGUESTED Receive and File; Adopt Resolution(s), Set Public Hearing for
DISPOSITION: July 6, 2026
ATTAC H M ENTS:
1. MVM Memo Setting Public Hearing for a Proposed Second Amendment to DA with
Kinseth Hospitality Company, Inc
2. Staff Memo
3. Second Amendment Kinseth DA Signed 6-12-26
4. Resolution of Approval
5. Notice of Hearing
6. Public Input - Kinseth Public Hearing
Page 1134 of 1594
Dubuque
THE CITY QF �
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Setting Public Hearing for a Proposed Second Amendment to
Development Agreement By and Between the City of Dubuque, lowa and
Kinseth Hospitality Company, Inc.
DATE: June 11, 2026
Economic Development Director Jill Connors is recommending City Council set a public
hearing on the proposed Second Amendment to Development Agreement by and
between the City of Dubuque, lowa and Kinseth Hospitality Company, Inc.
On September 16, 2024, the City of Dubuque entered into a Development Agreement
with Kinseth Hospitality Company, Inc. for the development of two hotels in the Port of
Dubuque — a Courtyard by Marriott or AC Marriott Hotel and a Residence Inn by
Marriott.
Due to unforeseen difficulties in the lending environment, the Developer requested that
the closing, as well as all other milestones in the Development Agreement, be delayed
by six months. This was authorized by the City Council in a First Amendment.
Due to ongoing challenges in the lending environment, the Developer has recently
proposed developing only one hotel — a SpringHill Suites by Marriott.
City staff continue to recognize the need for additional hotel accommodations in the Port
of Dubuque to support the operations of the Grand River Center, particularly for larger
events and conferences that require a hotel within walking distance. New opportunities
are also coming to the Dubuque hotel market with the development of the John and
Alice Butler School of Osteopathic Medicine being built by the University of Dubuque
just a few blocks away from this hotel site and the fact that beginning in 2027 the Field
of Dreams anticipates creating a demand for over 71,000 additional hotel rooms a year
in this market. The proposed Second Amendment facilitates construction of the hotel to
help meet these needs.
The proposed Second Amendment includes the following:
• Developer will purchase approximately 1.25 acres of the City-owned 12.65-acre
site at a price of$160,000 per acre (approximately $200,000 total), adjusted
based on final platted acreage.
Page 1135 of 1594
• Developer will construct an approximately 90-room SpringHill Suites by Marriott
hotel with a total capital investment of about $18 million.
• Construction must begin by September 1, 2026, and the project must be
substantially completed by February 28, 2028. If a certificate of occupancy is not
issued by May 1, 2028, Developer must pay the City $50,000 per month until
issuance, unless delay is caused by City's unreasonable refusal to issue the
certificate.
• City and Developer will enter into a mutually agreeable parking agreement for
use of the surFace lot immediately east of the hotel.
• City will provide 12 years of tax increment financing in the form of 24 semi-annual
payments funded solely by the incremental property taxes generated by the
project.
• City will record a restrictive covenant prohibiting issuance of building permits for
any additional hotel/hospitality facilities (excluding B&Bs) on the 12.65-acre site
by anyone other than the Developer or its affiliates until the hotel obtains a
certificate of occupancy or until December 31, 2027, whichever occurs first.
• City will grant Developer an option to purchase an additional approximately 1.25
acres north of the hotel site at $400,000 per acre. Developer will pay $10,000 at
Closing for the first 12 months of the option period, and $1,000 per month
thereafter until December 31, 2028 or until exercised. If exercised, the Developer
must construct a Residence Inn by Marriott within 21 months, or pay $50,000 per
month thereafter until a certificate of occupancy is issued.
• City will construct stub streets, built to City standards, adjacent to the hotel site to
serve the project and future development on the remaining acreage.
I concur with the recommendation and respectfully request that the Mayor and City
Council adopt the attached resolution setting a public hearing for July 6, 2026, to
consider the proposed Second Amendment to the Development Agreement for
development of a SpringHill Suites by Marriott hotel in the Port of Dubuque.
�
Mic ael C. Van Milligen
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Jill Connors, Economic Development Director
2
Page 1136 of 1594
Dubuque Economic Development
Department
THE CITY OF � 130o Main street
All-America City Dubuque,lowa 52001-4763
U� � ""�x�,`�`��``���`�'" Office(563)589-4393
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TTY(563)690-6678
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2007*2012�2013
Masterpiece on the Mississippi zoi�*zoi9
TO: Michael C. Van Milligen, City Manager
FROM: Jill Connors, Economic Development Director
SUBJECT: Setting Public Hearing for a Proposed Second Amendment to Development
Agreement By and Between the City of Dubuque, lowa and Kinseth
Hospitality Company, Inc.
DATE: June 5, 2026
INTRODUCTION
This memo presents for City Council consideration a resolution that sets a public hearing
on the proposed Second Amendment to Development Agreement by and between the City
of Dubuque, lowa and Kinseth Hospitality Company, Inc. Due to continued challenges in
the lending environment and a revised development approach by the Developer, a Second
Amendment is proposed.
BACKGROUND
On September 16, 2024, the City of Dubuque entered into a Development Agreement with
Kinseth Hospitality Company, Inc. for the development of two hotels in the Port of Dubuque
— a Courtyard by Marriott or AC Marriott Hotel and a Residence Inn by Marriott.
Due to unforeseen difficulties in the lending environment, the Developer requested that the
closing, as well as all other milestones in the Development Agreement, be delayed by six
months. This was authorized by the City Council in a First Amendment.
DISCUSSION
Due to ongoing challenges in the lending environment, the Developerhas recently proposed
developing only one hotel —a SpringHill Suites by Marriott. City staff continue to recognize
the need for additional hotel accommodations in the Port of Dubuque to support the
operations of the Grand River Center, particularly for larger events and conferences that
Page 1137 of 1594
require a hotel within walking distance. The proposed Second Amendment facilitates
construction of the hotel to help meet this need.
The proposed Second Amendment includes the following:
• Developer will purchase approximately 1.25 acres of the City-owned 12.65-acre site
at a price of $160,000 per acre (approximately $200,000 total), adjusted based on
final platted acreage.
• Developer will construct an approximately 90-room SpringHill Suites by Marriott
hotel with a total capital investment of about $18 million.
• Construction must begin by September 1, 2026, and the project must be
substantially completed by February 28, 2028. If a certificate of occupancy is not
issued by May 1, 2028, Developer must pay the City $50,000 per month until
issuance, unless delay is caused by City's unreasonable refusal to issue the
certificate.
• City and Developer will enter into a mutually agreeable parking agreement for use
of the surface lot immediately east of the hotel.
• City will provide 12 years of tax increment financing in the form of 24 semi-annual
payments funded solely by the incremental property taxes generated by the project.
• City will record a restrictive covenant prohibiting issuance of building permits for any
additional hotel/hospitality facilities (excluding B&Bs) on the 12.65-acre site by
anyone other than the Developer or its affiliates until the hotel obtains a certificate
of occupancy or until December 31, 2027, whichever occurs first.
• City will grant Developer an option to purchase an additional approximately 1.25
acres north of the hotel site at $400,000 per acre. Developer will pay $10,000 at
Closing for the first 12 months of the option period, and $1,000 per month thereafter
until December 31, 2028 or until exercised. If exercised, the Developer must
construct a Residence Inn by Marriott within 21 months, or pay $50,000 per month
thereafter until a certificate of occupancy is issued.
• City will construct stub streets, built to City standards, adjacent to the hotel site to
serve the project and future development on the remaining acreage.
RECOMMENDATION
I recommend the City Council adopt the attached resolution setting a public hearing for
July 6, 2026, to consider the proposed Second Amendment to the Development
Agreement for development of a SpringHill Suites by Marriott hotel in the Port of Dubuque.
2
Page 1138 of 1594
SECOND AMENDMENT TO
DEVELOPMENT�GREEME�T
BY AND BETiIUEEN
THE CITY OF DUBUQUE, IOV1tA
AND
KINSETH HOSPITALITY COMPANY, INC.
This Second Amendment to Development Agreement (the Second Amendment),
dated for reference purposes the day of , 2026, is made and entered by
and between the CITY OF DUBUQUE, IOWA, a municipality (City), and Kinseth
Nospitality Company, Inc., an lowa corporation with its principal place of business in lowa
(Developer). (City and Developer are hereinafter sometimes collectively referred to as the
'parties'}.
VUHEREA►S, City and Developer entered into that certain Development Agreement
dated September 16, 2024 (the Agreement), as amended by the First Amendment dated
March 28, 2025; and
11UHEREAS, the parties desire to further modify the Agreement as hereinafter
provided.
NOW, THEREFORE, in consideration of the mutual covenants contained herein,
the receipt and sufficiency of which are acknowledged by the parties, the parties agree
as follows:
1. Section 1.5 of the Development Agreement, as amended, is hereby amended to
read as follows:
1.5 Closinq. The closing shall take place on the Closing Date which shall be on
or before August 1, 2026, or such other date as the parties shall agree in writing,
but in no event shall the Clasing Date be later than August 15, 2026 without written
consent of City in its sole discretion. Consummation of the Closing shall be
deemed an agreement of the parties to this Agreement that the conditions of
closing shall have been satisfied or waived.
2. Section 2 of the DevelopmentAgreement, as amended, is hereby amended to read
as follows:
SECTION 2. CONVEYANCE OF PROPERTY TO DEVELOPER;
06052026ba1
Page 1139 of 1594
PURCHASE PRICE OPTION.
2.1 Purchase Price.
Subject to the terms and conditions herein, the purchase price for the Property
(the
"Property Purchase Price") shall be the following:
$160,000/acre for approximately 1.25 acres shown on Exhibit N (the "Property")
for a total Property Purchase Price of approximately$240,000. The actual Property
Purchase Price shall be adjusted based on the acreage of the Property as shown
on the Plat as defined in Section 1.3(6) of this Agreement.
2.2 Option
At closing, City shall grant Developer an option, in form and substance appraved
by City and Developer, in consideration for a non-refundable $10,000 paid to City
at Closing for the first 12 months of Option Period, and an additional non-
refundable $1,000 every month until the Option is exercised or terminated by
Developer, granting Developer the option to purchase (the "Option") up to an
additional approximately 1.25 acre adjacent to and immediately north of the
Properky (the "Option Property"), at a purchase price of $400,000/acre, which
option shall remain in effect until December 31, 2Q28 (the "Option Period"), and
which option or memorandum thereof shall be recorded at closing (the "Option").
Developer may exercise the Option at any time during the Option Period upon
written notice to City, provided at the time of exercise and closing there exists no
uncured material breach of this Agreement by Develaper. If Developer timely
exercises the Option, Developer and City shall negotiate and enter into an
Amendment to this Development Agreement containing similar terms and
canditions as this Agreement providing for Developer to construct an
approximately 90-room Residence Inn by Marriott, provided that such Residence
Inn by Marriott shall be substantially completed in not more than twenty-one (21)
months after the exercise of the Option. For each month or part of a month after
the 21 months, if the certificate of occupancy has not been issued, which issuance
was not unreasonably withheld, the failure to obtain a certificate of occupancy shall
not be considered an Event of Default, if Developer shall pay to City $50,000 on
the first day of each month until the certificate of occupancy is issued. The hotel
shall be maintained as a Residence Inn by Marriott hotel during the Term.
3. Section 4.1 of the Development Agreement, as amended, is hereby amended to
read as follows:
Page 1140 of 1594
4.1 Reguired Minirnum Improvements. Developer shall make a total capitai
investment of approximately $18,OOO,Q00 in land acquisition, design, building
construction, equipment, furniture and fixtures, and carrying costs to construct an
approximately 90-room SpringHill Suites by Marriott hotel on the Property (the
Minimum Improvements). The hotel shall be maintained as a SpringHill Suites
hotel during the Term, with no more than 10 extended stay rooms as shown on
Exhibit M (Floor Plans).
4. Section 4.5 of the Develapment Agreement, as amended, is hereby amended to
read as follows:
4.5 Timin_ oq f Improvements. Developer hereby agrees that construction of the
Minimum Improvements on the Property shall have commenced by September 1,
2026, and shall be substantially completed by February 28, 2028. For each month
or part of a manth afterApril 30, 2028, if the certificate of occupancy has not been
issued, unless the City has unreasonably refused to issue the certificate of
occupancy, the failure to obtain a certificate of occupancy shall not be considered
an Event of Default if Developer pays to City$50,000 on the first day of each month,
beginning May 1, 2028, until the certificate of occupancy is issued.The time frames
for the performance of these obligations shall be subject to suspension and/or
extension due to a Force Majeure Event in accordance with the terms of Section
9.3 of this Agreement.
5. Section 5.1(1) of the Development Agreement, as amended, is hereby amended
to read as follows:
5.1 Economic Development Grants.
(1) Developer Economic Development Grants
(a) For and in consideration of Developer's obligations hereunder, and
in furtherance of the goals and objectives of the Urban Renewal Plan for the
Project Area and the Urban Renewal �aw, City agrees, subject to
Developer being and remaining in campliance with the terms of this
Agreement, to make twenty (24) semi-annual payments (such payments
being referred to collectively as the Developer Economic Development
Grants) to Developer as follows:
November 1, 2030 May 1, 2�31
November 1, 2031 May 1, 2032
Page 1141 of 1594
November 1, 2032 May 1, 2033
November 1, 2033 May 1, 2034
November 1, 2034 May 1, 2035
November 1, 2035 May 1, 2036
November 1, 2036 May 1, 2Q37
Navember 1, 2037 May 1, 2038
November 1, 2038 May 1, 2039
November 1, 2039 May 1, 2040
November 1, 2040 May 1, 2041
Navember 1, 2041 May 1, 2042
Pursuant to lowa Code Section 403.9 of the Urban Renewal Law, in
amounts equal to the actual amount of tax increment revenues collected by
City under lowa Code Section 403.19 (without regard to any averaging that
may otherwise be utilized under lowa Code Sectian 403.19 and excluding
any interest that may accrue thereon prior to payment to Developer)during
the preceding six (6) month period in respect of the Property and Minimum
Improvements constructed by Developer (the Developer Tax Increments).
City and Developer agree that for purposes of this Section 5.1(1), the
assessed value of the Property as of January 1, 2026 is approximately
$312,000. The actual assessed value of the Property shall be adjusted
based on the acreage of the Property, at $312,000/acre, as shown on the
Plat as defined in Section 1.3(6) of this Agreement. Developer recognizes
and agrees that the Economic Development Grants shall be paid solely and
only from the incremental taxes collected by City in respect to the Property
and any improvements thereon, which does not include property taxes
collected for the payment of bonds and interest of each taxing district, and
taxes for the regular and voter-approved physical plant and equipment levy,
instructional support levy, and any other portion required to be excluded by
lowa law, and thus such incremental taxes will not include all amounts paid
by Developer as regular property taxes.
(b) To fund the Developer Economic Development Grants, City shall
certify to the County prior to December 1 of each year, commencing
December 1, 2028, its request for the available Developer Tax Increments
resulting fram the assessments imposed by the County as of January 1 of
that year, to be collected by City as taxes are paid during the following fiscal
year and which shall thereafter be disbursed to Developer on November 1
and May 1 of that fiscal year. (Example: If City so certifies by December 1,
2028, the Developer Economic Development Grants in respect thereof
would be determined on November 1, 2029, and May 1, 2030.) If
construction of the Minimum Improvements is delayed, the first certification
Page 1142 of 1594
to the County shaii be on December 1 immediately following the completion.
(c}The Developer Economic Development Grants shall be payable from and
secured solely and only by the Developer Tax Increments paid to City that,
upon receipt, shall be deposited and held in a special account created for
such purpose and designated as the Kinseth TIF Account of City. City
hereby covenants and agrees to maintain its TIF ordinance in force during
the term and to apply the incremental taxes collected in respect of the
Properky and Minimum Improvements and allocated to the Kinseth TIF
Account to pay the Developer Economic Development Grants, as and to the
extent set forth in Section 5.1(1) hereof. The Developer Economic
Development Grants shall not be payable in any manner by other tax
increments revenues or by general taxation or from any other City funds.
City makes no representation with respect to the amounts that may be paid
to Developer as the Developer Economic Development Grants in any one
year and under no circumstances shall City in any manner be liable to
Develaper so long as City timely applies the Developer Tax Increments
actually collected and held in the Kinseth TIF Account (regardless of the
amounts thereof) to the payment of the Developer Economic Development
Grants to Developer as and to the extent described in this Section.
6. Section 5.3 of the Development Agreement, as amended, is hereby amended to
read as follows:
5.3 Restrictive Covenant. At Closing, City shall record a restrictive covenant, in
form and substance approved by Developer, prohibiting the City from granting a
building permit for the development of any additional hotel/hospitality facilities
(excluding bed and breakfast establishments) in the 12.65 acre site shown on
Exhibit I by any person other than Developer or a Developer affiliate, which
covenant shall be binding until the issuance of the certificate of occupancy for the
Minimum Improvements on the Property or December 31, 2027, whichever first
occurs.
7. Section 5 of the Development Agreement, as amended, is amended by adding the
following new Section 5.4.
5.4 Stub Streets. City shall construct the new Stub Streets as conceptually
shown on Exhibit L, according to plans and specifications determined by City.
8. Section 9 of the Development Agreement, as amended, is hereby amended to add
the following subsection:
Page 1143 of 1594
9.7 Legai Compiiance. Developer is responsibie far compiiance with all
applicable laws, statutes, rules, regulations, and ordinances which may apply to
the perFormance of Developer's obligations under this Agreement, including but
not limited to the laws outlined in Exhibit K, and hereby represents and warrants
that Developer is in compliance with the same as of the Closing Date and further
represents that during the Term Developer will remain in compliance. Developer
shall require all contractors and subcontractors providing services under this
Agreement shall also certify compliance with this Section.
9. Exhibit G to the Development Agreement, as amended, is hereby replaced in its
entirety with Exhibit G attached here to, showing a conceptual site plan, which shall be
subject to review and final approval of the City. .
10. The List of Exhibits shall now reflect the following:
EXHIBIT A Urban Renewal Plan
EXHIBIT B CityAttorney Certificate
EXHIBIT C Opinion of Developer Counsel
EXHIBIT D City Certificate
EXHIBIT E Memorandum of Development Agreement
EXHIBIT F Parking Property
EXHIBIT G Site Plan
EXHIBIT H Access Agreement
EXHIBIT 1 12.65 Acre Site
EXHIBIT J Special Warranty Deed
EXHIBIT K �egal Campliance
EXHIBIT L Stub Streets
EXHIBIT M Floar Plans
EXHIBIT N Land Sale
11. All other terms of the Development Agreement, as amended, shall remain in full
force and effect.
IN WITNESS WHEREOF, City has caused this Agreement to be duly
executed in its name and behalf by its Mayor and attested to by its City Clerk and
Develaper has caused this Agreement to be duly executed.
CITY C}F DUBUQUE, IOW�i KINSETH HOSPITALITY
COMPANY, INC.
Page 1144 of 1594
By: By: � /t-1,L-�� ��Q�
Brad M. Cavanagh, Mayor Its v -�
Attest:
By:
Adrienne N. BreitFeider, City Clerk
Page 1145 of 1594
EXHIBIT G
SITE PLAfV
Page 1146 of 1594
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Page 1147 of 1594
EXHIBIT K
�EGAL COMP�IANCE
Page 1148 of 1594
a) Title VI of the Civil Rights Act of 1964(42 U.S.C. §2000d et seq., 78 stat. 252),
(prohibits discrimination on the basis of race, color, national origin); and 49 CFR Part 21;
b) The Uniform Retocation Assistance and Real Property Acquisition Policies Act of
1970, (42 U.S.C. §4601), (prohibits unfair treatment of persons disptaced or whose
praperty has been acquired because of Federal or Federal-aid programs and projects);
c) Federal-Aid Highway Act of 1973, (23 U.S.C. §324 et seq.), (prohibits discrimination
on the basis of sex);
d) Section 504 of the Rehabilitation Act of 1973, (29 U.S.C. §794 et seq.), as amended,
(prohibits discrimination an the basis of disability); and 49 CFR Part 27;
e} The Age Discrimination Act of 1975, as amended, (42 U.S.C. §6101 et seq),
(prohibits discrimination on the basis of age);
f) Airport and Airway Improvement Act of 1982, (49 U.S.C. §471, Section 47123), as
amended, (prohibits discrimination based on raca, creed, color, national origin, or sex);
g} The Civil Rights Restoration Act of 1987, (P� 10d-209); (broadened the scope,
coverage and applicability of Title VI of the Civil Rights Act of 1964 to include that entities
that receive federal funding must comptywith civil rights legislation, inctuding the Civil
Rights Act of 1964,the Age Discrimination Act of 1975, and Section 504 of the
Rehabilitation Act of 1973, in alt operations, notjust in the program or activity receiving
federat funding);
h) Titles II and III of the Americans with Disabilities Act,which prohibit discrimination
on the basis of disability in the operation of public entities, public and private
transportation systems, places of public accommodation, and certain testing entities (42
U.S.C. �§ 12131 - 12189j as implemented by Department of Transportation regulations at
49 C.F.R. Parts 37 and 38;
i} The FederalAviation Administration's Non-discrimination statute (49 U.S.C. §47123)
(prohibits discrimination on the basis of race, color, national arigin, and sex};
j) Section 1557of the Affordable Care Act(prohibits discrimination an the basis of
national origin);
Page 1149 of 1594
k) Title IX of the Education Amendments of 1972, as amended (20 U.S.C. � 1681 et
seq.) (prohibits discrimination because of sex in education pragrams or activities);
L) Drug Abuse Office and Treatment Act of 1972, as amended {21 U.S.C. � 1101 et
seq.); and
m) Alcohol Abuse and Alcoholism Prevention,Treatment and Rehabilitation Act of
1970, as amended (42 U.S.C. �4541, et seq.).
Page 1150 of 1594
EXHIBIT L
STUB STREETS
Page 1151 of 1594
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Page 1157 of 1594
EXHIBIT N
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Page 1159 of 1594
Prepared by: Ian Hatch, Assistant Economic Development Director, 50 W. 13th Street, Dubuque IA 52001, 563 589-
4393Return to: Adrienne Breitfelder, City Clerk, 50 W. 13th Street, Dubuque IA 52001, 563 589-4121
RESOLUTION NO. 251-26
FIXING THE DATE FOR A PUBLIC HEARING OF THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA ON A SECOND AMENDMENT TO DEVELOPMENT
AGREEMENT BY AND BETWEEN THE CITY OF DUBUQUE, IOWA AND KINSETH
HOSPITALITY COMPANY, INC., INCLUDING THE PROPOSED ISSUANCE OF
URBAN RENEWAL TAX INCREMENT REVENUE OBLIGATIONS RELATING
THERETO, AND PROVIDING FOR THE PUBLICATION OF NOTICE THEREOF
WHEREAS, the City of Dubuque, Iowa (City), and Kinseth Hospitality Company, Inc.
(Developer) entered into a Development Agreement dated for reference purposes
September 16, 2024, for the development of a hotel in the City of Dubuque, Iowa (the
Property); and
WHEREAS, City and Developer desire to amend the Development Agreement as set
forth in the attached Second Amendment to Development Agreement; and
WHEREAS, it is the determination of the City Council that approval of the Second
Amendment to Development Agreement is in the public interest of the City of Dubuque;
and
WHEREAS, it is deemed necessary and advisable that City should authorize Urban
Renewal Tax Increment Revenue Obligations, as provided by Iowa Code Chapter 403,
pursuant to the Development Agreement; and
WHEREAS, before said Obligations may be approved, Iowa Code Chapter 403
requires that the City Clerk publish a notice of the proposal and of the time and place of
the meeting at which the City Council proposes to take action thereon and at which
meeting the City Council shall receive oral and/or written objections from any resident or
property owner of said City to such proposed action.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA THAT:
Section 1. The City Clerk is hereby authorized and directed to cause a notice to be
published as prescribed by Iowa Code Section 403.9 of a public hearing on the City's
intent to approve the Second Amendment to Development Agreement by and between
City of Dubuque and Kinseth Hospitality Company, Inc., including the issuance of Urban
Renewal Tax Increment Revenue Obligations, to be held on the 6th day of July, 2026 at
6:30 p.m. The official agenda will be posted the Friday before the meeting and will contain
listening, viewing, and public input options. The City Council agenda may be accessed at
https://dubuqueia.portal.civicclerk.com/ or by contacting the City Clerk's Office at 563-
589-4100, ctyclerk@cityofdubuque.org.
Section 2. The City Council will meet at said time and place for the purpose of taking
action on the matter of approving the Second Amendment to Development Agreement
and the issuance of Urban Renewal Tax Increment Revenue Obligations relating thereto
with Kinseth Hospitality Company, Inc., the proceeds of which Obligations will be used to
carry out certain of the special financing activities described in the Urban Renewal Plan
for the Greater Downtown Urban Renewal District, consisting of the funding of economic
developments grants to Kinseth Hospitality Company, Inc. pursuant to the Development
Agreement. It is expected that the aggregate amount of the Tax Increment Revenue
Obligations to be issued will be approximately $2,820,878.61.
Section 3. The City Clerk is hereby directed to cause at least one publication to be
made of a notice of said meeting, in a newspaper, printed wholly in the English language,
published at least once weekly, and having general circulation in said City, said
publication to be not less than four days nor more than twenty days before the date of
said meeting on the issuance of said Obligations.
Section 4. That the notice of the meeting shall be in substantially the form attached
hereto.
Passed, approved and adopted this 15th day of June 2026.
ra M. Cavanagh, Mayor
Attest:
Trish L. Gleason, Assistant City Clerk
2
CITY OF DUBUQUE, IOWA
OFFICIAL NOTICE
PUBLIC NOTICE is hereby given that the City Council of the City of Dubuque lowa will
conduct a public hearing on the 6t" day of July, 2026, at 6:30 p.m., in the Historic Federal
Building, 350 W. 6t" Street, 2"d floor, Dubuque, lowa, at which meeting the City Council
proposes to take action to approve the Second Amendment to Development Agreement
between the City of Dubuque, lowa and Kinseth Hospitality Company, Inc., a copy of
which is now on file at the Office of the City Clerk, City Hall, 50 W 13th Street, Dubuque,
lowa, providing for the issuance of economic development grants (Urban Renewal Tax
Increment Revenue Grant Obligations) described therein in order to carry out the
purposes and objectives of the Urban Renewal Plan for the Greater powntown Urban
Renewal Area Economic Development District, including the funding of economic
development grants for Kinseth Hospitality Company, Inc., under the terms and conditions
of the Urban Renewal Plan for the Greater powntown Urban Renewal Area Economic
Development District. The aggregate amount of the Urban Renewal Tax Increment
Revenue Grant Obligations cannot be determined at the present time but is not expected
to exceed $2,820,878.61.
At the meeting, the City Council will receive oral and written comments from any resident
or property owner of said City to the above action. The official City Council agenda will be
posted the Friday before the meeting and will contain public input options. The agenda
can be accessed at https://dubuqueia.portal.civicclerk.com/ or by contacting the City
Clerk's Office at 563-589-4100, ctyclerk@cityofdubuque.org.
Written comments on the public hearing may be submitted to the City Clerk's Office by
email at ctyclerk@cityofdubuque.org or by mail to City Hall, 50 W. 13t" St., Dubuque, IA
52001, before the scheduled hearing. The City Council will review all written comments
at the time of the hearing.
Documents related to the public hearing are on file in the City Clerk's Office and may be
viewed Monday through Friday between 8:00 a.m. and 5:00 p.m.
Individuals requiring special assistance should contact the City Clerk's Office as soon as
feasible. Deaf or hard-of-hearing individuals can use Relay lowa by dialing 711 or (800)
735-2942.
Published by order of the City Council given on the 15th day of June, 2026.
Adrienne N. Breitfelder, CMC, City Clerk
Page 1162 of 1594
Trish Gleason
From: Brad Cavanagh
Sent: Monday,June 15, 2026 3:30 PM
To: Trish Gleason; Cori Burbach; Mike Van Milligen; Crenna Brumwell
Subject: Fw: Item to be set for public hearing - Kinseth Hospitality Company, Inc.
Trish,
Can you please add the email below as public correspondence to the set for public hearing item related
to the Kinseth Hotel agreement?Thank you.
THE C1TY OF
��� � Brad Cavanagh
Mayor
City Hall � 50 West 13t" St., Dubuque, IA, 52001
���t��p�� p� fj������,����� 563-690-6502 � www.citvofdubuque.orq/citvcouncil
From: Daniel Walsh <walshdbq@gmail.com>
Sent: Monday,June 15, 2026 12:10 PM
To: Brad Cavanagh <Bcavanagh@cityofdubuque.org>; David T. Resnick<dresnick@cityofdubuque.org>; Chris Staver
<cstaver@cityofdubuque.org>;Tyson Leyendecker<tleyendecker@cityofdubuque.org>; Laura Roussell
<Lroussell@cityofdubuque.org>; Danny Sprank<Dsprank@cityofdubuque.org>; Katy Wethal
<Kwethal@cityofdubuque.org>
Cc: dwalsh@caprabank.com <dwalsh@caprabank.com>
Subject: Item to be set for public hearing- Kinseth Hospitality Company, Inc.
You don't often get email from walshdbq@gmail.com. Learn why this is important
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Mayor Cavanagh and City Council Members,
I recognize that tonight the city council may vote to proceed with a public hearing to allow for formal
comment on the agenda item related to the development agreement between the City of Dubuque and
Kinseth Hospitality Company, Inc. Prior to setting this item for public hearing, I hope the council will
discuss the larger picture as to whether the proposed amendment to the development agreement should
even be considered by council.
The original development agreement was approved bythe City Council in a public hearing on September
16, 2024, That public hearing allowed for other potential developers the opportunityto bringforward
competing proposal(s)for development of the property in the Port of Dubuque. That would have allowed
the City Council to select the proposal it deemed was in the best interest of the community. No
i
Page 1163 of 1594
competing proposals were received and the City selected Kinseth for the Port of Dubuque hotel project.
In that time, Kinseth has not performed on any portion of the development agreement including most
notably on the purchase of the land.The City of Dubuque has only received empty promises from the
developer and has received no consideration for the amendments to the development agreement.
The memos to the City Council indicate that Kinseth was not able to perform on the original development
agreement or the 1 st amendment to the development agreement due to "unforeseen difficulties" in the
lending environment. Since the time that the original development agreement was approved, the
developer has opened or rebranded the following properties:
• TownePlace Suites in Duluth
• Tru by Hilton in Oshkosh
• Holiday Inn Coralville-lowa City.
In addition, Kinseth started construction on an AC Hotel by Marriott in Cedar Rapids in April 2025 with
anticipated opening in Summer 2026. The idea that difficulties in the lending environment hampered the
Port of Dubuque development seem disingenuous at best.
The proposed second amendment to the development agreement provides more favorable terms to the
developer than the original development agreement and the first amendment to the development
agreement. Specifically, Kinseth is receiving:
• Lower land acquisition cost-$160,000 per acre as proposed compared to $400,000 per acre in
the original development agreement. This represents a 60% decrease in the price per acre.
• Smaller required up front investment- From $30 million to $18 million
• Reduced room count-from 160 rooms to 90 rooms
• Extended TIF- Going from 10 years to 12 years
• Change in hotel brand - Going from Courtyard/AC to Spring Hill Suites
• City is now obligated to construct stub streets compared to having the option to construct streets.
I fear that the developer has only locked up 12+ acres of land in the Port of Dubuque from other
competing developments with no consideration given to the City other than a development agreement
on which they have never performed.
My recommendation is for the City to go back to the drawing board related to this parcel of land and/or
put more teeth in the development to protect the City of Dubuque's interests.
Thanks for your consideration.
Sincerely,
Dan Walsh
1219 Arrowhead Dr.
Dubuque, IA 52003
walshdbq@gmail.com
563-564-9041
2
Page 1164 of 1594