Resolution of Necessity for the proposed Urban Renewal Plan for the North Jackson Urban Renewal AreaCity of Dubuque
City Council
Copyrighted
September 8, 2026
ITEMS SET FOR PUBLIC HEARING # 7.
ITEM TITLE: Resolution of Necessity for the proposed Urban Renewal
Plan for the North Jackson Urban Renewal Area
SUMMARY: City Manager recommending City Council adopt a Resolution
of Necessity that: 1) finds that the proposed North Jackson
Urban Renewal Area ("Area") is a mixed blighted and
economic development area as defined in Iowa Code
Chapter 403, Urban Renewal, and that the Area is
appropriate for an urban renewal project; 2) directs the City
Manager to prepare a proposed Urban Renewal Plan for the
Area; and 3) sets a public hearing on the proposed Plan for
October 5, 2026.
RESOLUTION Of Necessity Finding That Certain Property
Near 32nd And Jackson Streets Is An Urban Renewal Area,
Meets The Definition Of A Mixed Blighted And Economic
Development Area Under Urban Renewal Law, And That
Development Of Said Area Is Necessary In The Interest Of
The Residents Of The City Of Dubuque, Iowa, Authorizing
And Directing The City Manager To Prepare An Urban
Renewal Plan For The North Jackson Urban Renewal Area,
And Setting Dates Of Hearing And Consultation On A
Proposed Urban Renewal Plan For Said Area
SUGGUESTED Receive and File; Adopt Resolution(s), Set Public Hearing for
DISPOSITION: October 5, 2026
ATTACHMENTS:
1. MVM Memo Resolution of Necessity for the proposed Urban Renewal Plan for the
North Jackson Urban Renewal Area
2. Staff Memo
3. Notice of Public Hearing
4. Resolution of Necessity
5. Attachment A - Map
Dubuque
THE CITY OF
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Resolution of Necessity for the proposed Urban Renewal Plan for the
North Jackson Urban Renewal Area
DATE: September 1, 2026
Assistant Economic Development Director Ian Hatch is recommending City Council
adopt a Resolution of Necessity that: 1) finds that the proposed North Jackson Urban
Renewal Area ("Area") is a mixed blighted and economic development area as defined
in Iowa Code Chapter 403, Urban Renewal, and that the Area is appropriate for an
urban renewal project; 2) directs the City Manager to prepare a proposed Urban
Renewal Plan for the Area; and 3) sets a public hearing on the proposed Plan for
October 5, 2026.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
v
Mic ael C. Van Milligen
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Jill Connors, Economic Development Director
Ian Hatch, Assistant Economic Development Director
THE CITY OF
DUB &E
Masterpiece on the Mississippi
Dubuque
All -America City
1
2007 • 2012 • 2013 • 2017
TO: Michael Van Milligen, City Manager
FROM: Ian Hatch, Assistant Economic Development Director
Economic Developme
Department
50 West 13th Street
Dubuque, Iowa 52001
Office (563) 589-4393
TTY (563) 690-6678
http://www.cityofdul
SUBJECT: Resolution of Necessity for the proposed Urban Renewal Plan for the
North Jackson Urban Renewal Area
DATE: August 27, 2026
INTRODUCTION
This memorandum presents for City Council consideration a Resolution of Necessity
that: 1) finds that the proposed North Jackson Urban Renewal Area ("Area") is a mixed
blighted and economic development area as defined in Iowa Code Chapter 403, Urban
Renewal, and that the Area is appropriate for an urban renewal project; 2) directs the
City Manager to prepare a proposed Urban Renewal Plan for the Area; and 3) sets a
public hearing on the proposed Plan for October 5, 2026.
BACKGROUND
The North Jackson Urban Renewal Area will be an urban renewal area which allows the
City of Dubuque to capture tax increment revenue from improvements made in the Area
in order to promote redevelopment activities. The Area will be created for blight
mitigation and redevelopment of the property that formerly housed the Flexsteel
manufacturing facility near 32nd Street and Jackson Street.
Before a municipality can exercise the authority conferred by Chapter 403, a Resolution
of Necessity must be adopted finding that the area being considered for urban renewal
district designation is a slum, blighted or economic development area and that the
rehabilitation, conservation, redevelopment, development, or a combination thereof, of
the area is necessary in the interest of the public health, safety or welfare of the
residents of the city.
DISCUSSION
The proposed North Jackson Urban Renewal Area encompasses the former Flexsteel
manufacturing facility near 32nd Street and Jackson Street. The Flexsteel manufacturing
facility operated from 1897 until vacated in 2018. The manufacturing facility sat vacant
until Flexsteel completed deconstruction of the site in 2019. What remains is a
brownfield consisting of bare ground and concrete slabs. The land is in need of
redevelopment.
The former Flexsteel site was previously included in the Peru Road Urban Renewal
Area. City Staff have deemed it strategic and appropriate to remove the land from the
Peru Road Urban Renewal Area and place it in a new, separate Urban Renewal Area.
Creating a separate urban renewal area will avoid starting the 23-year division of
revenue until a viable project is identified.
The attached Resolution finds that the Area is a mixed blighted and economic
development area as defined in Iowa Code Chapter 403, and that the Area is
appropriate for an urban renewal project and directs staff to prepare an Urban Renewal
Plan for the Area, setting forth the area to be included and the urban renewal projects
that are currently expected to be undertaken in the Area. Staff will also forward the Plan
to the City's Long Range Planning Advisory Commission for review and comment and to
begin the consultation process required by law with affected taxing entities.
A City Council public hearing on the Urban Renewal Plan will be scheduled for October
5, 2026. The public notice will be published four to twenty days before the meeting to
allow for the appropriate publication requirements. This will allow time for preparation of
the Plan and the consultation process with the taxing entities.
RECOMMENDATION/ ACTION STEP
I recommend the City Council adopt the attached Resolution of Necessity that begins
the process of creating the Urban Renewal Plan for the Peru Road Urban Renewal
Area.
The proposed Plan will provide for the use of tools that encourage investment and
development activities in the Area and support revitalization within the Area and the
community at large.
CITY OF DUBUQUE, IOWA
OFFICIAL NOTICE
PUBLIC NOTICE is hereby given that the City Council of the City of Dubuque, Iowa, will
hold a public hearing on the 5t" day of October, 2026, at 6:30 p.m. in the Historic
Federal Building, City Council Chambers (Second Floor), 350 West 6th Street,
Dubuque, Iowa, at which meeting the City Council will consider a proposed Urban
Renewal Plan (the "Plan") for the North Jackson Urban Renewal Area (the "Area").
The Plan, if approved, would create the Area and provide information concerning the
urban renewal projects to be undertaken in accordance with the Plan. The City Council
previously has found that the new Area meets the definition of a mixed blighted and
economic development area in Chapter 403 of the Iowa Code.
The Area, referred to as the North Jackson Urban Renewal Area, includes the
properties described as follows:
Lots 1 and 2 of Great Western Subdivision No. 3, and also including the Public
Right of Way of Jackson Street abutting thereto; and
Lot 2 of Great Western Subdivision No. 1; and
Lot 1 of Great Western Subdivision No. 4; and
Lot 2 of Great Western Subdivision No. 2; and
Lot 1 of Great Western Subdivision No. 2, and also including the Public Right of
Way of Jackson Street abutting thereto
all in the City of Dubuque, Iowa.
At the above meeting, the City Council will receive oral and written comments from any
resident or property owner of said City to the above action. Written comments regarding
the proposed Plan may be submitted to the City Clerk's Office by noon on the date of
said public hearing.
Copies of the proposed Urban Renewal Plan for the North Jackson Urban Renewal
Area, and any supporting documents for the public hearing are on file in the City Clerk's
Office, 50 W. 13t" Street, and may be viewed during normal working hours.
Any visual or hearing -impaired persons needing special assistance or persons with
special accessibility needs should contact the City Clerk's Office at (563) 589-4120 or
TTY (563) 690-6678 at least 48 hours prior to the meeting.
Published by order of the City Council given on the 8t" day of September, 2026.
Adrienne N. Breitfelder, City Clerk
Prepared by Joe Link Economic Development 1300 Main Street, Dubuque IA 52001 (563) 589-4393
Return to Adrienne N. Breitfelder, City Clerk, 50 W. 13th St., Dubuque, IA 52001, (563) 589-4100
RESOLUTION NO. 335-26
A RESOLUTION OF NECESSITY FINDING THAT CERTAIN PROPERTY NEAR 32ND
AND JACKSON STREETS IS AN URBAN RENEWAL AREA, MEETS THE
DEFINITION OF A MIXED BLIGHTED AND ECONOMIC DEVELOPMENT AREA
UNDER URBAN RENEWAL LAW, AND THAT DEVELOPMENT OF SAID AREA IS
NECESSARY IN THE INTEREST OF THE RESIDENTS OF THE CITY OF DUBUQUE,
IOWA, AUTHORIZING AND DIRECTING THE CITY MANAGER TO PREPARE AN
URBAN RENEWAL PLAN FOR THE NORTH JACKSON URBAN RENEWAL AREA,
AND SETTING DATES OF HEARING AND CONSULTATION ON A PROPOSED
URBAN RENEWAL PLAN FOR SAID AREA
WHEREAS, the City Council of the City of Dubuque has determined that the
creation of the North Jackson Urban Renewal Area (the "Area") will stimulate, through
public involvement and commitment, blight mitigation and private investment in
redevelopment activity; and
WHEREAS, the City Council has determined that the area described in Attachment
A to this Resolution meets the definition of a mixed blighted and economic development
area as defined in Chapter 403 "Urban Renewal" of the Iowa Code; and
Whereas, Chapter 403 of the Iowa Code requires that before urban renewal
authority may be exercised, a City Council must adopt a resolution of necessity finding
that the area in question is a slum, blighted, or economic development area, and that so
designating such area is necessary in the interest of the public health, safety, or welfare
of the residents of the municipality.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the proposed North Jackson Urban Renewal Area, as generally
described in Attachment A and Attachment B to this Resolution, is a mixed blighted and
economic development area as defined by Chapter 403 of the Iowa Code and is
appropriate for an urban renewal project.
Section 2. That the development of the North Jackson Urban Renewal Area is
necessary and appropriate to facilitate the proper growth and development of the
community in accordance with sound planning and local community objectives.
Section 3. That the City Manager is authorized and directed to prepare an Urban
Renewal Plan for the North Jackson Urban Renewal Area, to forward said Plan to the
City's Long Range Planning Advisory Commission for review and comment, and to begin
the consultation process required by law with affected taxing entities.
Section 4. That the City Council hold a public hearing on the adoption of the
proposed Urban Renewal Plan for the North Jackson Urban Renewal Area on October 5,
2026, at 6:30 p.m. in the Historic Federal Building, 350 West 6th Street, Dubuque, Iowa
52001. The notice of said hearing shall generally identify the areas covered by the Plan
and the general scope of the urban renewal activities planned for such areas, and said
notice shall be published and available to the public not less than four (4) days nor more
than twenty (20) days before the date of said meeting.
Section 5. That the Economic Development Director is directed to send by
ordinary mail a copy of said Plan, the notice of public hearing, a notice of consultation,
and, to the extent the Plan includes the use of tax increment revenues for a public
building, an analysis of alternative development and funding options for such public
buildings, to the Dubuque Community School District and the Dubuque County Board of
Supervisors, as the affected taxing entities.
PASSED, APPROVED, and ADOPTED this 81h day of September, 2026.
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rad M.-Cav , Mayor
ATTEST:
Adrienne N. Breitfelder, City Clerk
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