HomeMy WebLinkAbout2025-11-03 G06 Kettlestone Lakes District One URA_PHAGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: November 3, 2025
AGENDA ITEM:On the proposed Kettlestone Lakes District One Urban Renewal Plan
FORMAT:Public Hearing
SYNOPSIS INCLUDING PRO & CON: The Kettlestone Lakes District One Urban Renewal
Plan establishes a framework to promote commercial and industrial economic development
within a defined area in Waukee. The Plan authorizes the use of urban renewal powers under
Chapter 403 of the Iowa Code, including tax increment financing (TIF), to support infrastructure
improvements and private development.
The Area aligns with the City’s Imagine Waukee 2040 Comprehensive Plan and is intended to
provide land, infrastructure, and incentives that encourage new investment, job creation, and tax
base growth.
The primary project includes a development agreement with Kettlestone Lakes, LLC and AP
GPP, L.C. for construction of commercial development and related public improvements. The
agreement may provide up to 50% tax increment rebates over 12 years, not to exceed $10 million,
based on eligible project costs.
Estimated total project costs, including public infrastructure and related expenses, are
approximately $10,050,000.
The proposed plan area includes property that was previously part of the Waukee Consolidated
Urban Renewal Area.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
STAFF REVIEW AND COMMENT: Staff held a consultation meeting on Monday, October
13, 2025, and invited all affected taxing entities within the Plan area to review the proposal. No
representatives attended the meeting. The Planning and Zoning Commission reviewed the plan
for conformance with the City’s Comprehensive Plan on October 28, 2025.
RECOMMENDATION: Staff recommends holding a public hearing on the proposed
Kettlestone Lakes District One Urban Renewal Plan
ATTACHMENTS: I. Hearing Notice
II. Kettlestone Lakes District One Urban Renewal Plan
III. Letter from P&Z
PREPARED BY:Jennifer Brown
G6
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: October 30. 2025
(One publication required)
NOTICE OF PUBLIC HEARING TO CONSIDER APPROVAL
OF A PROPOSED KETTLESTONE LAKES DISTRICT ONE
URBAN RENEWAL PLAN FOR A PROPOSED URBAN
RENEWAL AREA IN THE CITY OF WAUKEE, STATE OF
IOWA
The City Council of the City of Waukee, State of Iowa, will hold a public hearing before
itself at its meeting which commences at 5:30 P.M. on November 3, 2025 in the Council
Chambers, City Hall, 230 West Hickman Road, Waukee, Iowa, to consider adoption of a proposed
Kettlestone Lakes District One Urban Renewal Plan (the "Plan") concerning a proposed Urban
Renewal Area in the City of Waukee, State of Iowa.
The Kettlestone Lakes District One Urban Renewal Area is proposed to contain the land
legally described as follows:
Parcel 25-93 a part of the East half of the Northwest Quarter and part of the
Southwest Quarter of the Northeast Quarter, all being in Section 9, Township 78
North, Range 26 West of the Fifth Principal Meridian as shown on the Plat of
Survey recorded in Book 2025, Page 13738 in the City of Waukee, Dallas County,
Iowa AND
Outlot Z of Kee West Plat 1, an Official Plat, City of Waukee, Dallas County, Iowa
AND
Lot 1 of Kee West Plat 1, an Official Plat, City of Waukee, Dallas County, Iowa
AND
Lot A of Kee West Plat 1 (street), an Official Plat, City of Waukee, Dallas County,
Iowa AND
Parcel 24-90 (street) in the W1/2 of the NE1/4 of Section 9, Township 78 North,
Range 26 West of the Fifth Principal Meridian, an official Parcel recorded in
instrument 2024-16448 in the City of Waukee, Dallas County, Iowa AND
Parcel 20-65 (street) in Section 9, Township 78 North, Range 26 West of the Fifth
Principal Meridian recorded in Book 2021, Page 06683 in the City of Waukee,
Dallas County, Iowa AND
PARCEL 24-125 Southwest Quarter of the Northeast Quarter of Section 9,
Township 78 North, Range 26 West of the Fifth Principal Meridian recorded in
Book 2024, Page 20030 in the City of Waukee, Dallas County, Iowa AND
Parcel 25-8 a part of Parcel 19-115 in Section 9, Township 78 North, Range 26
West of the Fifth Principal Meridian as shown on the Plat of Survey recorded in
Book 2025, Page 12449 in the City of Waukee, Dallas County, Iowa
A copy of the Plan is on file for public inspection in the office of the City Clerk, City Hall,
City of Waukee, Iowa.
The City of Waukee, State of Iowa is the local public agency which, if such Plan is
approved, shall undertake the urban renewal activities described in such Plan.
The general scope of the urban renewal activities under consideration in the Plan is to
promote the growth and retention of qualified industries and businesses in the Urban Renewal Area
through various public purpose and special financing activities outlined in the Plan. To accomplish
the objectives of the Plan, and to encourage the further economic development of the Urban
Renewal Area, the Plan provides that such special financing activities may include, but not be
limited to, the making of loans or grants of public funds to private entities under Chapter 15A,
Code of Iowa. The City also may reimburse or directly undertake the installation, construction
and reconstruction of substantial public improvements, including, but not limited to, street, water,
sanitary sewer, storm sewer or other public improvements. The City also may acquire and make
land available for development or redevelopment by private enterprise as authorized by law. The
Plan provides that the City may issue bonds or use available funds for purposes allowed by the
Plan and that tax increment reimbursement of the costs of urban renewal projects may be sought
if and to the extent incurred by the City. The Plan initially proposes no specific public
infrastructure or site improvements to be undertaken by the City, and provides that the Plan may
be amended from time to time.
Any person or organization desiring to be heard shall be afforded an opportunity to be
heard at such hearing.
This notice is given by order of the City Council of the City of Waukee, State of Iowa, as
provided by Section 403.5, Code of Iowa.
Dated this 6th day of October, 2025.
Rebecca D. Schuett
City Clerk, City of Waukee, State of Iowa
(End of Notice)
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Final
KETTLESTONE LAKES DISTRICT ONE
URBAN RENEWAL PLAN
for the
KETTLESTONE LAKES DISTRICT ONE
URBAN RENEWAL AREA
CITY OF WAUKEE, IOWA
2025
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TABLE OF CONTENTS
SECTION
A.INTRODUCTION
B.DESCRIPTION OF THE URBAN RENEWAL AREA
C.AREA DESIGNATION
D.BASE VALUE
E.DEVELOPMENT PLAN
F.PLAN OBJECTIVES
G.TYPES OF RENEWAL ACTIVITIES
H.ELIGIBLE URBAN RENEWAL PROJECTS
I.FINANCIAL INFORMATION
J.URBAN RENEWAL FINANCING
K.AGRICULTURAL LAND
L.PROPERTY ACQUISITION/DISPOSITION
M.RELOCATION
N.PROPERTY WITHIN AN URBAN REVITALIZATION AREA
O.STATE AND LOCAL REQUIREMENTS
P.SEVERABILITY
Q.URBAN RENEWAL PLAN AMENDMENTS
R.EFFECTIVE PERIOD
EXHIBITS
A.LEGAL DESCRIPTION OF URBAN RENEWAL AREA
B.MAP OF URBAN RENEWAL AREA
C.AGREEMENT TO INCLUDE AGRICULTURAL LAND IN URBAN RENEWAL
AREA
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KETTLESTONE LAKES DISTRICT ONE URBAN RENEWAL PLAN
for the
KETTLESTONE LAKES DISTRICT ONE URBAN RENEWAL AREA
CITY OF WAUKEE, IOWA
A. INTRODUCTION
The Kettlestone Lakes District One Urban Renewal Plan (“Plan” or “Urban Renewal Plan”) for
the Kettlestone Lakes District One Urban Renewal Area (“Area” or “Urban Renewal Area”) has
been developed to help local officials promote commercial and industrial economic development
in the City of Waukee, Iowa (the “City”). In order to achieve this objective, the City intends to
undertake urban renewal activities pursuant to the powers granted to it under Chapter 403 of the
Code of Iowa, as amended.
B. DESCRIPTION OF THE URBAN RENEWAL AREA
The Urban Renewal Area is described in Exhibit A and illustrated in Exhibit B. The City reserves
the right to modify the boundaries of the Area at some future date.
C. AREA DESIGNATION
With the adoption of this Plan, the City designates this Urban Renewal Area as an area appropriate
for the promotion of economic development (commercial and industrial development).
D. BASE VALUE
If the Urban Renewal Area is legally established, a Tax Increment Financing (TIF) Ordinance is
adopted, and debt is certified, the frozen “base value” will be the assessed value of the taxable
property within that area covered by the TIF Ordinance as of January 1 of the calendar year
preceding the calendar year in which the City first certifies the amount of any debt on the Area.
E. DEVELOPMENT PLAN
The City 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
identified in this Plan, and the urban renewal projects described herein, are in conformance with
the goals and land use policies identified in the Imagine Waukee 2040 comprehensive plan.
This Urban Renewal Plan does not in any way replace the City’s current land use planning or
zoning regulation process.
The need, if any, 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 the Area develops, the need for public infrastructure extensions and upgrades will
be evaluated and planned for by the City.
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F. PLAN OBJECTIVES
Renewal activities are designed to provide opportunities, incentives, and sites to promote
economic development (commercial and industrial development). More specific objectives for the
development, redevelopment, and rehabilitation within the Urban Renewal Area are as follows:
1.To achieve a diversified, well-balanced economy providing a desirable standard of living,
creating job opportunities, and strengthening the tax base.
2.To plan for and provide sufficient land for commercial and industrial development in a
manner that is efficient from the standpoint of providing municipal services.
3.To provide for the installation of public works and facilities including, but not limited to,
water, sanitary sewer, roadways, and other public improvements, which contribute to the
revitalization of the area and to the sound development of the entire City.
4.To encourage commercial growth and expansion through governmental policies which
make it economically feasible to do business.
5.To provide a more marketable and attractive investment climate through the use of various
federal, state and local incentives.
6.To stimulate, through public action and commitment, private investment in new and
expanded commercial and industrial development.
7.To improve the conditions and opportunities for commercial and industrial economic
development.
8.To help develop a sound economic base that will serve as the foundation for future growth
and development.
9.To enhance the City by fostering an entrepreneurial climate, diversifying the local
economy, encouraging opportunities for new businesses, and supporting retention of
existing businesses.
10.To enhance the health, safety, living environment, general character, and general welfare
of Waukee, Iowa.
11.To promote development utilizing any other objectives allowed by Chapter 403 of the Code
of Iowa.
G. TYPES OF RENEWAL ACTIVITIES
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To meet the objectives of this Urban Renewal Plan and to encourage the development of the Area,
the City intends to utilize the powers conferred under Chapter 403 and Chapter 15A, Code of Iowa
including, but not limited to, tax increment financing. Activities may include:
1.To undertake and carry out urban renewal projects through the execution of contracts and
other instruments.
2.To arrange for or cause to be provided the construction or repair of public infrastructure
including but not limited to streets, curb and gutter, street lighting, water, sanitary sewer,
public utilities or other facilities in connection with urban renewal projects.
3.To make loans, forgivable loans, grants, tax rebate payments or other types of economic
development grants or incentives to private persons, local development organizations, or
businesses for economic development purposes on such terms as may be determined by
the City Council.
4.To borrow money and to provide security therefor.
5.To acquire or dispose of property.
6.To provide for the construction of specific site improvements such as grading and site
preparation activities, access roads and parking, fencing, utility connections, and related
activities.
7. To make or have made surveys and plans necessary for the implementation of the Urban
Renewal Plan or specific urban renewal projects.
8. To use any or all other powers granted by the Urban Renewal Act to develop and provide
for improved economic conditions for the City.
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 this Urban Renewal Plan.
H. ELIGIBLE URBAN RENEWAL PROJECTS
Although certain project activities may occur over a period of years, the eligible urban renewal
projects under this Urban Renewal Plan include:
1. Development Agreements
A.Development Agreement with Kettlestone Lakes, LLC and AP GPP, L.C..: The City
expects to consider a development agreement with Kettlestone Lakes, LLC and AP
GPP, L.C. (or related entities) (each a “Developer” and collectively the “Developers”),
pursuant to which the Developers would cause the construction of commercial
development in the Area along with certain public improvements to serve the
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commercial development. The development agreement would provide detailed terms
and conditions under which the City may make grant payments to each Developer in
the amount of 50% of the Tax Increment generated by the commercial development on
each Developer’s property (and, with respect to Kettlestone Lakes, LLC, other property
in the Area owned by JJ & KJ Properties, LLC) for up to twelve (12) fiscal years per
Developer, not to exceed an aggregate, total amount of grant payments equal to the
lesser of the actual costs incurred by Developers to construct the public improvements
or $10,000,000.
2. 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
$50,000
I. FINANCIAL INFORMATION
1.Current constitutional debt limit $215,542,750
2.Current Outstanding General Obligation Debt $167,060,089
3. Proposed amount of indebtedness to be incurred: A
specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan 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 as described above will be
approximately as stated in the next column:
$10,050,000
This does not include financing
costs related to debt issuance,
which may be incurred over the
life of the Area.
J. 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. These include:
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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. The 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 or incentives for development consistent with this Plan.
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.
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 this Plan. 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 this Urban Renewal Plan.
K. AGRICULTURAL LAND
Because some of the area included in the Urban Renewal Area contains land that is defined as
"agricultural land" by Iowa Code Section 403.17(3), the property owner has entered into an
agreement in which the property owner agrees to allow the City to include real property defined
as "Agricultural Land" in the Urban Renewal Area. A copy of the agreement is attached as Exhibit
"C”. The original signed agreement will be on file at the City Clerk's office.
L. PROPERTY ACQUISITION/DISPOSITION
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The City will follow any applicable requirements for the acquisition and disposition of property
within the Urban Renewal Area.
M. RELOCATION
The City does not expect there to be any relocation required of residents or businesses as part of
the proposed urban renewal project; however, if any relocation is necessary, the City will follow
all applicable relocation requirements.
N. PROPERTY WITHIN AN URBAN REVITALIZATION AREA
The Urban Renewal Area may (now or in the future) also be located within an established Urban
Revitalization Area. Properties within the Urban Renewal Area shall not be eligible for tax
abatement under an Urban Revitalization Plan without the City Council’s specific approval. The
City Council, at its sole discretion, shall determine which incentives, if any, are available through
either: (a) this Plan for urban renewal incentives, if any urban renewal incentives are offered by
the City, at the City Council’s sole discretion; or (b) tax abatement incentives through the City’s
Urban Revitalization Plan; or (c) a combination of urban renewal incentives and tax abatement
incentives.
O. STATE AND LOCAL REQUIREMENTS
The City will comply with all State and local laws related to implementing this Urban Renewal
Plan and its supporting documents.
P. SEVERABILITY
In the event one or more provisions contained in the Urban Renewal Plan shall be held for any
reason to be invalid, illegal, unauthorized, or unenforceable in any respect, such invalidity,
illegality, un-authorization, or unenforceability shall not affect any other provision of this Urban
Renewal Plan, and this Urban Renewal Plan shall be construed and implemented as if such
provisions had never been contained herein.
Q. URBAN RENEWAL PLAN AMENDMENTS
This Urban Renewal Plan may be amended from time to time for a number of reasons including,
but not limited to, adding or deleting land, adding or amending urban renewal projects, or
modifying goals or types of renewal activities. The City Council may amend this Plan in
accordance with applicable State law.
R. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council and shall
remain in effect until terminated by the City Council.
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With respect to the property included within the Urban Renewal Area, which is also included in a
Tax Increment Financing (TIF) ordinance which designates that property as a tax increment area
and is designated based on an economic development finding, 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,
is limited to twenty (20) years beginning with the first calendar year following the calendar year
in which the City first certifies to the County Auditor the amount of any loans, advances,
indebtedness, or bonds which qualify for payment from the incremental property tax revenues from
within the Urban Renewal Area. The division of revenues shall continue on the Urban Renewal
Area for the maximum period allowed by law.
At all times, the use of tax increment financing revenues (including the amount of loans, advances,
indebtedness, or bonds which qualify for payment from the division of revenue provided in Section
403.19 of the Code of Iowa) by the City for activities carried out under the Urban Renewal Area
shall be limited as deemed appropriate by the City Council and consistent with all applicable
provisions of law.
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EXHIBIT A
LEGAL DESCRIPTION OF URBAN RENEWAL AREA
Parcel 25-93 a part of the East half of the Northwest Quarter and part of the Southwest Quarter of
the Northeast Quarter, all being in Section 9, Township 78 North, Range 26 West of the Fifth
Principal Meridian as shown on the Plat of Survey recorded in Book 2025, Page 13738 in the City
of Waukee, Dallas County, Iowa AND
Outlot Z of Kee West Plat 1, an Official Plat, City of Waukee, Dallas County, Iowa AND
Lot 1 of Kee West Plat 1, an Official Plat, City of Waukee, Dallas County, Iowa AND
Lot A of Kee West Plat 1 (street), an Official Plat, City of Waukee, Dallas County, Iowa AND
Parcel 24-90 (street) in the W1/2 of the NE1/4 of Section 9, Township 78 North, Range 26 West
of the Fifth Principal Meridian, an official Parcel recorded in instrument 2024-16448 in the City
of Waukee, Dallas County, Iowa AND
Parcel 20-65 (street) in Section 9, Township 78 North, Range 26 West of the Fifth Principal
Meridian recorded in Book 2021, Page 06683 in the City of Waukee, Dallas County, Iowa AND
PARCEL 24-125 Southwest Quarter of the Northeast Quarter of Section 9, Township 78 North,
Range 26 West of the Fifth Principal Meridian recorded in Book 2024, Page 20030 in the City of
Waukee, Dallas County, Iowa AND
Parcel 25-8 a part of Parcel 19-115 in Section 9, Township 78 North, Range 26 West of the Fifth
Principal Meridian as shown on the Plat of Survey recorded in Book 2025, Page 12449 in the City
of Waukee, Dallas County, Iowa
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EXHIBIT B
MAP OF URBAN RENEWAL AREA
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