Legislative CorrespondenceMarch 3, 2008
The Honorable Roger Stewart
Iowa State Senator
State Capitol
Des Moines, IA 50319
Dear Senator Stewart,
Thank you for meeting with representatives of the City to discuss pending TIF
legislation. As a follow-up we would like to share additional information about how
critical this economic development tool is to cities.
The City of Dubuque has utilized Tax Increment Financing (TIF) in several ways. TIF is
the only meaningful, locally controlled economic development tool available for cities.
Most of the City's TIF projects relate directly to job creation and job retention, but the
City has also used TIF to stimulate development in blighted areas like the downtown or
brownfield areas in the Port of Dubuque. I have attached a listing of our TIF projects
since the City began using this tool in 1983. As we look to the future, the City also plans
to use this financing tool for the renaissance of the warehouse district.
Another important use of this financing tool is for infrastructure improvements. Dubuque
has used TIF to extend water, and sewer mains, and construct streets in our industrial
parks. In the downtown and Port areas, TIF has been utilized to replace aging
infrastructure, provide much needed parking and clean up brownfield sites.
In some cases, site specific urban renewal districts have been created to assist a local
employer (i.e. Swiss Valley, and Quebecor). Economic development districts have a
maximum life of 20 years. Two districts that were established by the City (Swiss Valley
and Dubuque Corporate Center) have already expired. Another district will expire at the
end of 2008. The districts established to assist development in the technology park and
portions of the Dubuque Industrial Center West, are set to expire in 2018. This limitation
has created some disadvantages, as the City of Dubuque often competes with
bordering states for projects that promise tax incentives for 10 or more years. Hormel is
a perfect example of this situation. The company was promised a 10 year TIF in Illinois.
Since actual property taxes collected lag behind construction by approximately 2 years,
the best Dubuque could offer was 8 years. In order to save this project for Dubuque and
Iowa, the City had to promise to amend the district to remove their site from the Urban
Renewal District, and then create a new sub area within our Urban Renewal plan to
allow fora 10 year TIF. Phase one of the Hormel project will create 180 new jobs.
Based on our discussions with the company, the City anticipates the possible expansion
of this project site in the future. These jobs would have gone to Illinois if the City did not
have the flexibility to amend our district to allow fora 10 year tax rebate.
The Greater Downtown Urban Renewal District was established to address blighted and
Brownfield issues. Several years ago, the city used TIF revenue from the Greater
Downtown Urban Renewal district to establish a revolving loan/grant fund for building
rehabilitation projects. This program has been extremely successful. To date, 15
downtown projects/buildings have benefited from this program. Millions of private funds
have been leveraged to rejuvenate our downtown area. This program has become so
popular that the City now has a waiting list that extends to the year 2023. There are
currently ten projects on this waiting list (see attachment).
There are many arguments pro and con for the use of TIF, but in Dubuque the results
tell the story. Dubuque is a community that had unemployment over 14% in 1983 and
averaged 8.9% unemployment during the entire decade of the 1980's, while losing 7.8%
of its population between 1980 and 1990. The average value of a home fell 9% in 1986.
In 1987 the City portion of the property tax rate reached $14.58 per thousand dollars of
assessed valuation, 41 % higher than the 2008 rate of $10.32 per thousand.
Today Dubuque is designated as 2"d best in the country for retaining existing business
and is ranked 22"d for its job growth rate; the only city in the Midwest in the top 25, with
the nearest city in Iowa, Des Moines, ranked #115 and Cedar Rapids ranked #308.
Forbes Magazine has ranked Dubuque 15th in the nation for "Best Places for Small
Business." From February 2006 through February 2007, Dubuque County created
19.1 % of the net new jobs in the entire State of Iowa (3,500 jobs), with only 3% of the
State's population.
At the recent ribbon cutting for the new McGraw Hill office building in the Port of
Dubuque, Harold "Terry" McGraw III, the company President and CEO stated,
"Dubuque represents a wonderful, ideal opportunity for any business to want to be here
because you have government people that get it. If more people acted and behaved the
way the people in Dubuque do, we'd get a lot more done, a lot more progress." There
are many reasons for Dubuque's success, highlighted by the quality of life made
stronger by the dedicated not-for-profits, and the strong work ethic and reliability of the
workforce. The foresight of the citizens passing a referendum to fund the construction of
the Dubuque Greyhound Park in the mid-1980's certainly showed tremendous foresight
and has paid huge dividends. Having the 7th best school district in the country is an
important factor. However, the contribution of TIF cannot be denied. TIF is the only local
economic development financial tool available that can make Dubuque competitive
when companies are making economic comparisons to determine a location for their
investment. It is no coincidence that the City started using TIF in earnest in 1991 and
the economic resurgence of Dubuque began shortly thereafter.
It is important to understand the benefits of TIF in the City of Dubuque and the growth
that this funding tool has provided. Since the City of Dubuque began using Tax
Increment Financing in earnest in 1991 there have been a total of 35 corporate projects
using $29,717,900 in direct TIF incentives, leveraging $156,050,000 in private
investment. Just the 28 projects since 1999 have retained in excess of 3,175 jobs in
Dubuque and created 1,068 jobs. This does not include many of the 1,999 jobs added
to the downtown employment base that did not include a direct TIF agreement with the
company, but were facilitated by loan pools and other methods benefiting from the
Downtown TIF District.
These approximately 6,000 employees own homes that contribute to the property tax
base and they frequent retail businesses and restaurants that pay property taxes and
sales taxes. They also send their children to local schools contributing to increased
enrollment at Dubuque Community School District and increased State aid.
This all works because of responsible elected officials who, while acting in an
entrepreneurial fashion to encourage community growth, use TIF, the City's only local
meaningful economic incentive, in a strategic fashion. This is done while preserving the
character of the community as demonstrated by the City Council's focus on
sustainability and recent designations as one of the 100 Best Communities for Young
People, and receiving the prestigious National Civic League All-America City
designation this year.
Sincerely,
Michael C. Van Milligen David J. Heiar
City Manager Economic Development Director
Downtown Rehabilitation Loan Program 2/25/08
Over $3.9 million loaned since program began (15 projects)
Currently a waiting list that goes out to 2023 (10 projects)
Bakey Kitchens/Relm House
Grand Opera House (2)
Atlast Fluid Power
Cinema X Building
Security Building
Dubuque Museum of Art
Jorga's Restaurant
Iowa Inn
Pepper Sprouts
B ricktown
Town Clock Building
Heartland Financial Walsh Store
Gronen Upper Main Buildings
Lower Main Development
Cottingham & Butler Security Building
Cottingham & Butler House of China Building
Old German Bank
Hartig Drug
Butt's Florist
Interstate Building "
Miller Development -Former Highly Chemical Building
900 Block of Main Street- Betty Jane
1000 Jackson Building
The Julien Inn Hotel "
Facade Grants
14 projects have received grants up to $10,000 each.
10 projects on a waiting list
Capri Cosmetology
Pepper Sprouts
Ellen's Flora!
Butt's Florist
B ricktown
McCoy Jewelers
Fischer Office Building
Cinema X
Canvas Products
Old Main Hotel
Atlast Fluid Power
Herbst Upholstery
Jocille's Building
Steele Centre
Cottingham & Butler Security Building *
Cottingham & Butler House of China Building *
Old German Bank *
Hartig Drug *
Butt's Florist *
Interstate Building *
Miller Development- Former Highly Chemical Building *
900 Block of Main Street- Betty Jane *
1000 Jackson Building *
The Julien Inn Hotel
Design Grants
8 projects on waiting list for design grants of up to $10,000 each
Cottingham & Butler Security Building *
Cottingham & Butler House of China Building *
Old German Bank
Miller Development Former Highly Chemical Building *
900 Block of Main Street- Betty Jane *
1000 Jackson Building *
The Julien Inn Hotel *
*Projects approved by the City Council but are pending available funds
F:\USERS1DHeiarlED TIF projects list.doc
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Compan Date approved at Council
Giese Manufacturin March 4, 2002
Heartland Financial Ma 20, 2002
Quebecor Ma 20, 2002
Lower Main LLC Weber Buildin Janua 20, 2003
Adams Com an Ma 5, 2003
Vessel S stems June 2, 2003
Tri-State Industries Jul 5, 2005
Hi hwa 151/61 March 20, 2006
McGraw-Hill June 19, 2006
Kunkel Bounds June 19, 2006
Dubu ue Screw June 19, 2006
Theisen Su I June 19, 2006
Giese Manufacturin II Jul 17, 2006
Dubu ue Star Brewe Jul 17, 2006
Conlon/Johnson Au ust 21, 2006
Haiti Dru Se tember 18, 2006
National Dentex October 30, 2006
Bri s Adams Develo ment Janua 15, 2007
Port Parkin Ram Februa 5, 2007
KendalUHunt Aril 2, 2007
German Bank Buildin Ma 21, 2007
Ente ee L & J Pro erties June 18, 2007
Art's Wa Manufacturin Au ust 6, 2007
C & B Securit Buildin Au ust 6, 2007
Medline Industries November 19, 2007
C & B House of China Pendin
March 3, 2008
<Legislator Name and Address>
Dear <Legislator>,
Knowing that several pieces of legislation are currently being discussed in the
legislature, we wanted to take an opportunity to share our experiences with this local
development tool in Dubuque.
The City of Dubuque has utilized Tax Increment Financing (TIF) in several ways. TIF is
the only meaningful, locally controlled economic development tool available for cities.
Most of the City's TIF projects relate directly to job creation and job retention, but the
City has also used TIF to stimulate development in blighted areas like the downtown or
brownfield areas in the Port of Dubuque. I have attached a listing of our TIF projects
since the City began using this tool in 1983. As we look to the future, the City also plans
to use this financing tool for the renaissance of the warehouse district.
Another important use of this financing tool is for infrastructure improvements. Dubuque
has used TIF to extend water, and sewer mains, and construct streets in our industrial
parks. In the downtown and Port areas, TIF has been utilized to replace aging
infrastructure, provide much needed parking and clean up brownfield sites.
In some cases, site specific urban renewal districts have been created to assist a local
employer (i.e. Swiss Valley, and Quebecor). Economic development districts have a
maximum life of 20 years. Two districts that were established by the City (Swiss Valley
and Dubuque Corporate Center) have already expired. Another district will expire at the
end of 2008. The districts established to assist development in the technology park and
portions of the Dubuque Industrial Center West, are set to expire in 2018. This limitation
has created some disadvantages, as the City of Dubuque often competes with
bordering states for projects that promise tax incentives for 10 or more years. Hormel is
a pertect example of this situation. The company was promised a 10 year TIF in Illinois.
Since actual property taxes collected lag behind construction by approximately 2 years,
the best Dubuque could offer was 8 years. In order to save this project for Dubuque and
Iowa, the City had to promise to amend the district to remove their site from the Urban
Renewal District, and then create a new sub area within our Urban Renewal plan to
allow fora 10 year TIF. Phase one of the Hormel project will create 180 new jobs.
Based on our discussions with the company, the City anticipates the possible expansion
of this project site in the future. These jobs would have gone to Illinois if the City did not
have the flexibility to amend our district to allow fora 10 year tax rebate.
The Greater Downtown Urban Renewal District was established to address blighted and
Brownfield issues. Several years ago, the city used TIF revenue from the Greater
Downtown Urban Renewal district to establish a revolving loan/grant fund for building
rehabilitation projects. This program has been extremely successful. To date, 15
downtown projects/buildings have benefited from this program. Millions of private funds
have been leveraged to rejuvenate our downtown area. This program has become so
popular that the City now has a waiting list that extends to the year 2023. There are
currently ten projects on this waiting list (see attachment).
There are many arguments pro and con for the use of TIF, but in Dubuque the results
tell the story. Dubuque is a community that had unemployment over 14% in 1983 and
averaged 8.9% unemployment during the entire decade of the 1980's, while losing 7.8%
of its population between 1980 and 1990. The average value of a home fell 9% in 1986.
in 1987 the City portion of the property tax rate reached $14.58 per thousand dollars of
assessed valuation, 41 % higher than the 2008 rate of $10.32 per thousand.
Today Dubuque is designated as 2"d best in the country for retaining existing business
and is ranked 22"d for its job growth rate; the only city in the Midwest in the top 25, with
the nearest city in Iowa, Des Moines, ranked #115 and Cedar Rapids ranked #308.
Forbes Magazine has ranked Dubuque 15th in the nation for "Best Places for Small
Business." From February 2006 through February 2007, Dubuque County created
19.1 % of the net new jobs in the entire State of Iowa (3,500 jobs), with only 3% of the
State's population.
At the recent ribbon cutting for the new McGraw Hill office building in the Port of
Dubuque, Harold NTerry" McGraw III, the company President and CEO stated,
"Dubuque represents a wonderful, ideal opportunity for any business to want to be here
because you have government people that get it. If more people acted and behaved the
way the people in Dubuque do, we'd get a lot more done, a lot more progress." There
are many reasons for Dubuque's success, highlighted by the quality of life made
stronger by the dedicated not-for-profits, and the strong work ethic and reliability of the
workforce. The foresight of the citizens passing a referendum to fund the construction of
the Dubuque Greyhound Park in the mid-1980's certainly showed tremendous foresight
and has paid huge dividends. Having the 7th best school district in the country is an
important factor. However, the contribution of TIF cannot be denied. TIF is the only local
economic development financial tool available that can make Dubuque competitive
when companies are making economic comparisons to determine a location for their
investment. It is no coincidence that the City started using T1F in earnest in 1991 and
the economic resurgence of Dubuque began shortly thereafter.
It is important to understand the benefits of TIF in the City of Dubuque and the growth
that this funding too! has provided. Since the City of Dubuque began using Tax
Increment Financing in earnest in 1991 there have been a total of 35 corporate projects
using $29,717,900 in direct TIF incentives, leveraging $156,050,000 in private
investment. Just the 28 projects since 1999 have retained in excess of 3,175 jobs in
Dubuque and created 1,068 jobs. This does not include many of the 1,999 jobs added
to the downtown employment base that did not include a direct TIF agreement with the
company, but were facilitated by loan pools and other methods benefiting from the
Downtown TIF District.
These approximately 6,000 employees own homes that contribute to the property tax
base and they frequent retail businesses and restaurants that pay property taxes and
sales taxes. They also send their children to local schools contributing to increased
enrollment at Dubuque Community School District and increased State aid.
This all works because of responsible elected officials who, while acting in an
entrepreneurial fashion to encourage community growth, use TIF, the City's only, local
meaningful economic incentive, in a strategic fashion. This is done while preserving the
character of the community as demonstrated by the City Council's focus on
sustainability and recent designations as one of the 100 Best Communities for Young
People, and receiving the prestigious National Civic League All-America City
designation this year.
Sincerely,
Michael C. Van Milligen David J. Heiar
City Manager Economic Development Director
Downtown Rehabilitation Loan Program 2/25108
Over $3.9 million loaned since program began (15 projects)
Currently a waiting list that goes out to 2023 (10 projects)
Bakey Kitchens/Relm House
Grand Opera House (2)
Atlast Fluid Power
Cinema X Building
Security Building
Dubuque Museum of Art
Jorga's Restaurant
Iowa Inn
Pepper Sprouts
Bricktown
Town Clock Building
Heartland Financial Walsh Store
Gronen Upper Main Buildings
Lower Main Development
Cottingham & Butler Security Building *
Cottingham & Butler House of China Building
Old German Bank
Hartig Drug *
Butt's Florist *
Interstate Building *
Miller Development -Former Highly Chemical Building
900 Block of Main Street- Betty Jane *
1000 Jackson Building *
The Julien Inn Hotel
Facade Grants
14 projects have received grants up to $10,000 each.
10 projects on a waiting list
Capri Cosmetology
Pepper Sprouts
Ellen's Floral
Butt's Florist
Bricktown
McCoy Jewelers
Fischer Office Building
Cinema X
Canvas Products
Old Main Hotel
Atlast Fluid Power
Herbst Upholstery
Jocille's Building
Steele Centre
Cottingham & Butler Security Building
Cottingham & Butler House of China Building
Old German Bank
Hartig Drug
Butt's Florist
Interstate Building "
Miller Development- Former Highly Chemical Building "
900 Block of Main Street- Betty Jane
1000 Jackson Building
The Julien Inn Hotel
Design Grants
8 projects on waiting list for design grants of up to $10,000 each
Cottingham & Butler Security Building "'
Cottingham & Butler House of China Building'`
Old German Bank'`
Miller Development Former Highly Chemical Building
900 Block of Main Street- Betty Jane
1000 Jackson Building
The Julien Inn Hotel
"`Projects approved by the City Council but are pending available funds
F:IUSERS1DHeiarlED 71F projects list.doc
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Cornpan Date approved at Council
Giese Manufacturin March 4, 2002
Heartland Financial Ma 20, 2002
Quebecor Ma 20, 2002
Lawer Main LLC Weber Buildin Janua 20, 2003
Adams Com an Ma 5, 2003
Vessel S stems June 2, 2003
Tri-State Industries Jul 5, 2005
Hi hwa 151/61 March 20, 2006
McGraw-Hill June 19, 2006
Kunkel Bounds June 19, 2006
Dubu ue Screw June 19, 2006
Theisen Su I June 19, 2006
Giese Manufacturin II Jul 17, 2006
Dubu ue Star Brewe Jul 17, 2006
Conlon/Johnson Au ust 21, 2006
Haiti Dru Se tember 18, 2006
National Dentex October 30, 2006
Bri s Adams Develo ment Janua 15, 2007
Port Parkin Ram Februa 5, 2007
Kendall/Hunt Aril 2, 2007
German Bank Buildin Ma 21, 2007
Ente ee L & J Pro erties June 18, 2007
Art's Wa Manufacturin Au ust 6, 2007
C & B Securit Buildin Au ust 6, 2007
Medline Industries November 19, 2007
C & B House of China Pendin
The Honorable Pat Murphy
Speaker of the House
Iowa State Representative
155 N. Grandview Avenue
Dubuque, lA 52001
The Honorable Tom Hancock
Iowa State Senator
310 E Main Street
Epworth, IA, 52045
The Honorable Pam Jochum
Iowa State Representative
2368 Jackson
Dubuque,lA 52001
The Honorable Steven Lukan
Iowa State Representative
7365 Columbus Street
New Vienna IA 52065
The Honorable Mike Connolly
Iowa State Senator
2600 Renaissance Dr #3
Dubuque, IA 52001
The Honorable Thomas Schueller
Iowa State Representative
503 W. Platt Street
Maquoketa, IA 52060
The Honorable Ray Zirkelbach
Iowa State Representative
637 W. First Street
Monticello, IA 52310