HomeMy WebLinkAbout2025-03-03 H02 Waukee Unified Amendment No 15 URA_ResolutionAGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 3, 2025
AGENDA ITEM:Consideration of approval of a resolution determining an area of the City
to be an economic development and blighted area, and that the
rehabilitation, conservation, redevelopment, development or a
combination thereof, of such area is necessary in the interest of the
public health, safety or welfare of the residents of the City; designating
such area as appropriate for urban renewal projects; and adopting the
Amendment No. 15 to the Waukee Unified Urban Renewal Plan
FORMAT:Resolution
SYNOPSIS INCLUDING PRO & CON:
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
STAFF REVIEW AND COMMENT:
RECOMMENDATION: Approve the Resolution
ATTACHMENTS: I Resolution
II Unified Urban Renewal Plan Amendment No. 15
PREPARED BY:Becky Schuett
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
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RESOLUTION NO. ______
RESOLUTION DETERMINING AN AREA OF THE CITY TO
BE AN ECONOMIC DEVELOPMENT AND BLIGHTED AREA,
AND THAT THE REHABILITATION, CONSERVATION,
REDEVELOPMENT, DEVELOPMENT, OR A COMBINATION
THEREOF, OF SUCH AREA IS NECESSARY IN THE
INTEREST OF THE PUBLIC HEALTH, SAFETY OR WELFARE
OF THE RESIDENTS OF THE CITY; DESIGNATING SUCH
AREA AS APPROPRIATE FOR URBAN RENEWAL
PROJECTS; AND ADOPTING AMENDMENT NO. 15 TO THE
WAUKEE UNIFIED URBAN RENEWAL PLAN
WHEREAS, by Resolution No. 93, adopted December 13, 1988, this Council found and
determined that certain areas located within the City are eligible and should be designated as an
urban renewal area under Iowa law, and approved and adopted the Waukee Urban Renewal Plan
for the Waukee Urban Renewal Plan Area (the "Waukee Urban Renewal Area"), which included
an area known as the Hickman West Urban Renewal Area, and which Waukee Urban Renewal
Area was subsequently amended several times, including the addition of land to subareas of the
Waukee Urban Renewal Area; and
WHEREAS, by Resolution No. 197, adopted June 15, 1992, this Council found and
determined that certain areas located within the City are eligible and should be designated as an
urban renewal area under Iowa law, and approved and adopted the Waukee Southwest Urban
Renewal Plan for the Waukee Southwest Urban Renewal Plan Area (the "Waukee Southwest
Urban Renewal Area"); and
WHEREAS, by Resolution No. 335, adopted March 20, 1995, this Council found and
determined that certain areas located within the City are eligible and should be designated as an
urban renewal area under Iowa law, and approved and adopted the Enterprise Business Park Urban
Renewal Plan for the Enterprise Business Park Urban Renewal Plan Area (the "Enterprise Business
Park Urban Renewal Area"); and
WHEREAS, by Resolution No. 04-272, adopted December 20, 2004, this Council
approved and adopted an Amendment to Consolidate the Hickman West Urban Renewal Area,
Enterprise Business Park Urban Renewal Area, and the Waukee Urban Renewal Area and add
property; and
WHEREAS, by Resolution No. 11-80, adopted May 23, 2011, this City Council approved
and adopted an Amendment No. 1 to the Waukee Unified Urban Renewal Plan ("Plan" or "Urban
Renewal Plan") which unified the City’s existing urban renewal areas, as described above, into the
Waukee Unified Urban Renewal Area ("Area" or "Urban Renewal Area"), a single unified urban
renewal area, which Plan has subsequently been amended several times, most recently by
Amendment No. 14 to the Plan adopted in 2024, and which Plan, as amended, is on file in the
office of the Recorder of Dallas County; and
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WHEREAS, City staff has caused there to be prepared a form of Amendment No. 15 to the
Plan ("Amendment No. 15" or "Amendment"), a copy of which has been placed on file for public
inspection in the office of the City Clerk and which is incorporated herein by reference, the purpose
of which is to add and remove property from the Area and to add and/or confirm the list of proposed
projects to be undertaken within the Area; and
WHEREAS, it is desirable that the area be redeveloped as part of the overall redevelopment
covered by the Plan, as amended; and
WHEREAS, this proposed Amendment No. 15 adds and removes land, as follows:
Property to be Removed by Amendment No. 15:
Area to be removed from Waukee Unified Urban Renewal Area (2003)
Parcel B Lot 1 Hawthorne Ridge Plat 1 an Official Plat, City of Waukee, Dallas County,
Iowa (Parcel No. 1235477011)
Property to be Added by Amendment No. 15:
The West Half of NE Alice’s Road right of way and that portion of the East half of NE
Alice’s Road lying within the corporate boundary of the City of Waukee from the center
right of way line of NE Boston Pkwy to the north right of way line of Douglas Parkway,
City of Waukee, Dallas County, Iowa. Said right of way includes the following parcels:
The Crossing at Alice’s Road Plat 1 Lots A & B (Streets) City of Waukee, Dallas County,
Iowa (Parcel No. 1227401003); and,
Alice Patricia Homes Lots A, B & C (Street), City of Waukee, Dallas County, Iowa (Parcel
No. 1227277001); and,
Landing at Shadow Creek Plat 4 Lots A, B, C & D (Streets), City of Waukee, Dallas
County, Iowa (Parcel No. 1227226022); and
WHEREAS, by resolution adopted on February 3, 2025, this Council directed that a
consultation be held with the designated representatives of all affected taxing entities to discuss
the proposed Amendment No. 15 and the division of revenue described therein, and that notice of
the consultation and a copy of the proposed Amendment No. 15 be sent to all affected taxing
entities; and
WHEREAS, pursuant to such notice, the consultation was duly held as ordered by the City
Council and all required responses to the recommendations made by the affected taxing entities, if
any, have been timely made as set forth in the report of the Economic Development Director, or
her delegate, filed herewith and incorporated herein by this reference, which report is in all respects
approved; and
WHEREAS, by resolution this Council also set a public hearing on the adoption of the
proposed Amendment No. 15 for this meeting of the Council, and due and proper notice of the
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public hearing was given, as provided by law, by timely publication in the Dallas County News,
which notice set forth the time and place for this hearing and the nature and purpose thereof; and
WHEREAS, in accordance with the notice, all persons or organizations desiring to be heard
on the proposed Amendment No. 15, both for and against, have been given an opportunity to be
heard with respect thereto and due consideration has been given to all comments and views
expressed to this Council in connection therewith and the public hearing has been closed.
NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF
WAUKEE, STATE OF IOWA:
Section 1.That the findings and conclusions set forth or contained in Amendment No. 15
concerning the area of the City of Waukee, State of Iowa, described in the preamble hereof, be and
the same are hereby ratified and confirmed in all respects as the findings of this Council for this
area.
Section 2.This Council further finds:
a)Although relocation is not expected, a feasible method exists for the relocation
of any families who will be displaced from the Urban Renewal Area into decent, safe and
sanitary dwelling accommodations within their means and without undue hardship to such
families;
b)The Plan, as amended, and Amendment No. 15 conform to the general plan for
the development of the City as a whole; and
c)Acquisition by the City is not immediately expected, however, as to any areas of
open land to be acquired by the City included within the Urban Renewal Area:
i. Residential use is not expected, however, with reference to any portions
thereof which are to be developed for residential uses, this City Council hereby
determines that a shortage of housing of sound standards and design with decency,
safety and sanitation exists within the City; that the acquisition of the area for
residential uses is an integral part of and essential to the program of the
municipality; and that one or more of the following conditions exist:
a.That the need for housing accommodations has been or will be
increased as a result of the clearance of slums in other areas, including other
portions of the urban renewal area.
b.That conditions of blight in the municipality and the shortage of
decent, safe and sanitary housing cause or contribute to an increase in and
spread of disease and crime, so as to constitute a menace to the public
health, safety, morals, or welfare.
c.That the provision of public improvements related to housing and
residential development will encourage housing and residential
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development which is necessary to encourage the retention or relocation of
industrial and commercial enterprises in this state and its municipalities.
d.The acquisition of the area is necessary to provide for the
construction of housing for low and moderate income families.
ii.Non-residential use is expected and with reference to those portions
thereof which are to be developed for non-residential uses, such non-residential
uses are necessary and appropriate to facilitate the proper growth and development
of the City in accordance with sound planning standards and local community
objectives.
Section 3.That the Urban Renewal Area, as amended, continues to be an economic
development and blighted area within the meaning of Chapter 403, Code of Iowa; that such area
is eligible for designation as an urban renewal area and otherwise meets all requisites under the
provisions of Chapter 403, Code of Iowa; and that the rehabilitation, conservation, redevelopment,
development, or a combination thereof, of such area is necessary in the interest of the public health,
safety or welfare of the residents of this City.
Section 4.That Amendment No. 15 to the Waukee Unified Urban Renewal Plan of the City
of Waukee, State of Iowa, attached hereto as Exhibit 1 and incorporated herein by reference, be
and the same is hereby approved and adopted as "Amendment No. 15 to the Waukee Unified Urban
Renewal Plan for the City of Waukee, State of Iowa"; Amendment No. 15, including all of the
exhibits attached thereto, is hereby in all respects approved; and the City Clerk is hereby directed
to file a certified copy of Amendment No. 15 with the proceedings of this meeting.
Section 5.That, notwithstanding any resolution, ordinance, plan, amendment or any other
document, Amendment No. 15 shall be in full force and effect from the date of this Resolution
until the Council amends or repeals the Plan. The proposed Amendment No. 15 shall be forthwith
certified by the City Clerk, along with a copy of this Resolution, to the Recorder for Dallas County,
Iowa, to be filed and recorded in the manner provided by law.
Section 6.That all other provisions of the Plan not affected or otherwise revised by the
terms of Amendment No. 15, as well as all resolutions previously adopted by this City Council
related to the Plan be and the same are hereby ratified, confirmed and approved in all respects.
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PASSED AND APPROVED this 3rd day of March, 2025.
Mayor
ATTEST:
City Clerk
WAUKEE UNIFIED URBAN
RENEWAL PLAN
AMENDMENT #15
CITY OF WAUKEE, IOWA
Amendment #1 – 2011
Amendment #2 – 2011
Amendment #3 – 2012
Amendment #4 – 2013
Amendment #5 – 2014
Amendment #6 - 2015
Amendment #7 – 2016
Amendment #8 - 2018
Amendment #9 – 2019
Amendment #10 – 2020
Amendment #11 – 2021
Amendment #12 -2022
Amendment #13 – 2023
Amendment #14 – 2024
Amendment #15 - 2025
AMENDMENT #15
to
WAUKEE UNIFIED URBAN RENEWAL PLAN
CITY OF WAUKEE, IOWA
INTRODUCTION
Amendment #1 to the Waukee Unified Urban Renewal Plan (“Plan” or “Unified Plan”) for the
Waukee Unified Urban Renewal Area (“Area” or “Unified Area”), adopted in 2011 and
subsequently amended fourteen times, is being further amended by this Amendment # 15 to the
Plan (“Amendment No. 15” or “Amendment”) to add and remove property from the Area to the
extent described hereinafter, and to add and/or confirm the list of proposed projects to be
undertaken within the Area.
Except as modified by this Amendment No. 15, the provisions of the Plan, as previously amended,
are hereby ratified, confirmed, and approved and shall remain in full force and effect as provided
herein. In case of any conflict or uncertainty, the terms of this Amendment No. 15 shall control.
Any subsections not mentioned in this Amendment No. 15 shall continue to apply to the Plan, as
previously amended.
DESCRIPTION OF AREA
The legal description of the property being removed from the Urban Renewal Area by this
Amendment No. 15 is attached hereto as Exhibit “A” and referred to herein as the “Amendment
No. 15 Removal Area”. The legal description of the property being added to the Urban Renewal
Area by this Amendment No. 15 is also included in Exhibit “A” and referred to herein as the
“Amendment No. 15 Addition Area”. A map of the Area showing the Amendment No. 15
Removal Area and Amendment No. 15 Addition Area is attached as Exhibit “B”. A map of the
Area after the changes made by this Amendment No. 15 is attached as Exhibit “C”.
AREA DESIGNATION
The Area continues to be a mixed area in which blight conditions exist and an economic
development area that is appropriate for the promotion of new commercial and industrial
development.
BASE VALUE
The Amendment No. 15 Addition Area is public right of way, will not be added to the Tax
Increment Financing (“TIF”) Ordinance, and therefore it will not have a base value for TIF
purposes. The Amendment No. 15 Removal Area has already been removed from the TIF
Ordinance. Nothing in this Amendment otherwise affects other already established frozen base
values for any other subarea.
DEVELOPMENT PLAN/ZONING
Waukee has a general plan for the physical development of the City as a whole outlined in the
Imagine Waukee 2040 Comprehensive Plan, adopted on April 1, 2019. The goals and objectives
of the Plan, as amended by this Amendment No. 15, including the projects outlined herein, are in
conformity with the Comprehensive Plan.
This Urban Renewal Amendment does not change or in any way replace the City's current land
use planning or zoning regulation process.
The need for improved traffic, public transportation, public utilities, recreational and community
facilities, or other public improvements within the Urban Renewal Area is set forth in this Plan, as
amended. As the Area develops, the need for public infrastructure extensions and upgrades will
be evaluated and planned for by the City.
PREVIOUSLY APPROVED URBAN RENEWAL PROJECTS
Numerous urban renewal projects were authorized prior to the date of this Amendment and are
continuing. Such projects are not listed in this Amendment but consist of a variety of urban
renewal projects that are not being altered by this Amendment.
ELIGIBLE URBAN RENEWAL PROJECTS (Amendment No. 15)
Although certain project activities may occur over a period of years, the eligible urban renewal
projects under this Amendment No. 15 include:
1. Public Improvements
Project Description Estimated
Project
Timeframe
Estimated
Cost of Tax
Increment
Not to
Exceed
Rationale
Alice’s Road expansion Phase
1A and 1B and Douglas
Parkway intersection
improvements.
2025 -2028 $7,500,000 -
$8,500,000
Road and utility improvements to
improve safety and traffic flow to
advance economic development
Total $7,500,000 -
$8,500,000
2. Development Agreements
A.Development Agreements: The City expects to consider requests for development
agreements for projects that are consistent with this Plan, in the City’s sole discretion. Such
agreements are unknown at this time, but based on past history, and dependent on
development opportunities and climate, the City expects to consider a broad range of
incentives as authorized by this Plan, including but not limited to land, loans, grants, tax
rebates, infrastructure assistance and other incentives. The costs of such development
agreements will not exceed $10,000,000.
3. Planning, engineering fees (for urban renewal plans), attorney fees, other related
costs to support urban renewal projects and planning
Project Date Estimated cost
Fees and costs Undetermined Not to Exceed
$1,000,000
FINANCIAL DATA
1.Current constitutional debt limit:$215,542,750
2.Current outstanding general obligation debt:$164,173,921
3. Proposed amount of indebtedness to be incurred (Amendment No. 15): A
specific amount of debt to be incurred for the Eligible Urban Renewal
Projects (Amendment No. 15) described in this Amendment has not yet
been determined. This document is for planning purposes. The estimated
project costs in this Amendment are estimates only and will be incurred and
spent over a number of years. In no event will the City’s constitutional debt
limit be exceeded. The City Council will consider each project proposal on
a case-by-case basis to determine if it is in the City’s best interest to
participate before approving an urban renewal project or expense. It is
further expected that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment revenues from the
Urban Renewal Area. Subject to the foregoing, it is estimated that the cost
of the Eligible Urban Renewal Projects (Amendment No. 15) as described
above to be funded with tax increment from this Area, and exclusive of the
Previously Approved Urban Renewal Projects which are not itemized
herein,will be approximately:
$18,500,000-
$19,500,000
(This amount does
not include costs
related to financing
which may be
incurred over the
life of the Area.)
URBAN RENEWAL FINANCING
The City intends to utilize various financing tools, such as those described below to successfully
undertake the proposed urban renewal actions. The City has the statutory authority to use a variety
of tools to finance physical improvements within the Area, as amended. These include:
A.Tax Increment Financing.
Under Section 403.19 of the Code of Iowa, urban renewal areas may utilize the tax
increment financing mechanism to finance the costs of public improvements, economic
development incentives or other urban renewal projects. Upon creation of a tax
increment district within the Area, by ordinance, the assessment base is frozen and the
amount of tax revenue available from taxes paid on the difference between the frozen
base and the increased value, if any, is segregated into a separate fund for the use by
the City to pay costs of the eligible urban renewal projects. Certain increased taxes
generated by any new development, above the base value, are distributed to the taxing
entities, if not requested by the City, and in any event upon the expiration of the tax
increment district.
B.General Obligation Bonds.
Under Division III of Chapter 384 and Chapter 403 of the Code of Iowa, the City has
the authority to issue and sell general obligation bonds for specified essential and
general corporate purposes, including the acquisition and construction of certain public
improvements within the Area, as amended, and for other urban renewal projects or
incentives for development consistent with this Plan, as amended. Such bonds are
payable from the levy of unlimited ad valorem taxes on all the taxable property within
the City. It may be the City will elect to abate some or all of the debt service on these
bonds with incremental taxes from this Area, as amended.
The City may also determine to use tax increment financing to provide incentives such as cash
grants, loans, tax rebates or other incentives to developers or private entities in connection with
the urban renewal projects identified in the Plan, as amended. In addition, the City may determine
to issue general obligation bonds, tax increment revenue bonds or such other obligations, or loan
agreements for the purpose of making loans or grants of public funds to private businesses located
in the Area for urban renewal projects. Alternatively, the City may determine to use available funds
for making such loans or grants or other incentives related to urban renewal projects. In any event,
the City may determine to use tax increment financing to reimburse the City for any obligations
or advances.
Nothing herein shall be construed as a limitation on the power of the City to exercise any lawful
power granted to the City under Chapter 15, Chapter 15A, Chapter 403, Chapter 427B, or any
other provision of the Code of Iowa in furtherance of the objectives of the Plan.
EFFECTIVE PERIOD
This Amendment No. 15 will become effective upon its adoption by the City Council and will
remain in effect until it is repealed by the City Council. Notwithstanding anything to the contrary
in the Plan, any prior amendment, resolution, or document, the Plan, as amended, shall remain in
effect until terminated by the City Council.
The use of incremental property tax revenues, or the “division of revenue,” as those words are used
in Chapter 403 of the Code of Iowa, will be consistent with Chapter 403 of the Iowa Code. Nothing
in this Amendment shall alter the duration of the division of revenue as previously explained in
the Plan, as previously amended.
REPEALER AND SEVERABILITY CLAUSE
Any parts of the previous Plan, as previously amended, in conflict with this Amendment are hereby
repealed.
If any part of this Amendment or the Plan, as previously amended, is determined to be invalid or
unconstitutional, such invalidity or unconstitutionality shall not affect the validity of the
Amendment or the Plan as a whole, or any part of the Amendment or the Plan not determined to
be invalid or unconstitutional.
EXHIBIT A
“Amendment No. 15 Removal Area” – Property to be Removed from
Waukee Unified Urban Renewal Area
Area to be removed from Waukee Unified Urban Renewal Area (2003)
Parcel B Lot 1 Hawthorne Ridge Plat 1 an Official Plat, City of Waukee, Dallas
County, Iowa (Parcel No. 1235477011)
“Amendment No. 15 Addition Area” – Property to be Added to
Waukee Unified Urban Renewal Area
The West Half of NE Alice’s Road right of way and that portion of the East half of
NE Alice’s Road lying within the corporate boundary of the City of Waukee from
the center right of way line of NE Boston Pkwy to the north right of way line of
Douglas Parkway, City of Waukee, Dallas County, Iowa. Said right of way
includes the following parcels:
The Crossing at Alice’s Road Plat 1 Lots A & B (Streets) City of Waukee, Dallas
County, Iowa (Parcel No. 1227401003); and,
Alice Patricia Homes Lots A, B & C (Street), City of Waukee, Dallas County, Iowa
(Parcel No. 1227277001); and,
Landing at Shadow Creek Plat 4 Lots A, B, C & D (Streets), City of Waukee, Dallas
County, Iowa (Parcel No. 1227226022)
EXHIBIT B
Map of Waukee Unified Urban Renewal Area, Showing Amendment No. 15 Changes
EXHIBIT C
Map of Waukee Unified Urban Renewal Area, Showing Area After Amendment No. 15
Changes