HomeMy WebLinkAbout2025-11-03 H04A_01 Waukee Unified Amendment No 16 URA_ResolutionAGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: November 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
Plan Amendment [Amendment No. 16 to Waukee Unified Urban
Renewal Plan]
FORMAT:Resolution
SYNOPSIS INCLUDING PRO & CON: Each year, staff review the City’s Urban Renewal
Plans to determine whether updates are needed. Staff is recommending
an amendment to the Unified Urban Renewal Plan to adjust the
boundaries and remove property that was included in 2004.
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.
RECOMMENDATION: Staff recommends approval of the resolution on the proposed
Amendment No. 16 to the Waukee Unified Urban Renewal Plan.
ATTACHMENTS: I. Resolution
II. Proposed Amendment No. 16 to Unified Urban Renewal Plan
PREPARED BY:Jennifer Brown, Economic Development Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
H4A1
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. 16 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. 15 to the Plan adopted in 2025, and which Plan, as amended, is on file in the
office of the Recorder of Dallas County; and
WHEREAS, City staff has caused there to be prepared a form of Amendment No. 16 to the
Plan ("Amendment No. 16" 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 remove land from the Urban Renewal Area, to update the description of previously
approved urban renewal projects to be undertaken within the Urban Renewal Area, and to add to
the list of proposed projects to be undertaken within the Urban Renewal 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. 16 removes land from the Urban Renewal
Area, as follows:
The South 420 feet of the North half of the Southeast quarter of Section 29 lying
east of the Chicago and Northwestern transportation company right-of-way,
Township 79 North, Range 26 West of the Fifth Principal Meridian City of Waukee,
Dallas County, Iowa; and,
Lot 3 in Candleridge Park, an Official Plat located in the City of Waukee, Dallas
County, Iowa, except Parcels “B” and “C” of Parcel “A” as shown by survey
recorded in Book 2001, Page 4452; and,
Lot 1 in Waukee Vista Commercial Park an Official Plat located in the City of
Waukee, Dallas County, Iowa; and,
Lot 2 in Waukee Vista Commercial Park an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 3 in Waukee Vista Commercial Park an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lots 4 and 5 in Waukee Vista Commercial Park an Official Plat located in the City
of Waukee, Dallas County, Iowa; and
Lot 1 in the Koethe Addition Plat 2, an Official Plat located in the City of Waukee,
Dallas County, Iowa; and
Lot 2 in the Koethe Addition Plat 2, an Official Plat located in the City of Waukee,
Dallas County, Iowa; and
Lot 2 in the Hickory Commercial Plat 1, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 2 in the Hickory Commercial Plat 2, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 1 in the Hickory Commercial Plat 1, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 1 in the Hickory Commercial Plat 2, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Parcel A of Lot 56 in Park View Crossing, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Parcel C of Lots 56 & 57 in Park View Crossing, an Official Plat located in the City
of Waukee, Dallas County, Iowa; and
Lot 57 (except the west 100 feet thereof) in Park View Crossing, an Official Plat
located in the City of Waukee, Dallas County, Iowa; and
Lot 1 in Park View Crossing Plat 4, an Official Plat located in the City of Waukee,
Dallas County, Iowa
WHEREAS, by resolution adopted on October 6, 2025, this Council directed that a
consultation be held with the designated representatives of all affected taxing entities to discuss
the proposed Amendment No. 16 and the division of revenue described therein, and that notice of
the consultation and a copy of the proposed Amendment No. 16 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. 16 for this meeting of the Council, and due and proper notice of the
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. 16, 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. 16
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. 16 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
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. 16 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. 16 to the Waukee Unified Urban
Renewal Plan for the City of Waukee, State of Iowa"; Amendment No. 16, 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. 16 with the proceedings of this meeting.
Section 5.That, notwithstanding any resolution, ordinance, plan, amendment or any other
document, Amendment No. 16 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. 16 shall be forthwith
certified by the City Clerk, along with a copy of this Resolution, to the Recorder for Dallas
Counties, 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. 16, 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.
PASSED AND APPROVED this 3rd day of November, 2025.
Mayor
ATTEST:
City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
R. Charles Bottenberg X
Chris Crone X
Rob Grove X
Anna Bergman Pierce X
Ben Sinclair X
WAUKEE UNIFIED URBAN
RENEWAL PLAN
AMENDMENT #16
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 #16 - 2025
AMENDMENT #16
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 fifteen times, is being further amended by this Amendment #16 to the Plan
(“Amendment No. 16” or “Amendment”) to remove land from the Urban Renewal Area, to update
the description of previously approved urban renewal projects to be undertaken within the Urban
Renewal Area, and add to the list of proposed projects to be undertaken within the Urban Renewal
Area.
Except as modified by this Amendment No. 16, 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. 16 shall control.
Any subsections not mentioned in this Amendment No. 16 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. 16 is attached hereto as Exhibit “A” and referred to herein as the “Amendment
No. 16 Removal Area”. A map of the Area showing the Amendment No. 16 Removal Area is
attached as Exhibit “B”. A map of the Area after the changes made by this Amendment No. 16 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.
DEVELOPMENT PLAN/ZONING
The City of Waukee, Iowa (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 April 1, 2019. The
goals and objectives proposed in this Plan, and the urban renewal projects described in this
Amendment, are in conformity with the land use policies and plans for the development of the City
as a whole established in the Imagine Waukee 2040 comprehensive plan.
This Urban Renewal Plan, as amended, does not in any way replace or modify the City’s current
land use planning or zoning regulation process. Any 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 the Urban Renewal Plan, as amended.
UPDATE TO PREVIOUSLY APPROVED URBAN RENEWAL PROJECT
Numerous urban renewal projects were authorized prior to the date of this Amendment and may
be continuing. Except as described below, the previously approved projects are not modified by
this Amendment. With the adoption of this Amendment No. 16, the City is updating the project
descriptions outlined in the Plan for the following projects (“Updated Projects”) as noted below:
1. Public Improvements
Project Description Estimated
Project
Timeframe
Estimated
Cost of Tax
Increment
Not to
Exceed
Rationale
Alice’s Road Expansion
Phases 1A & 1B and Douglas
Parkway intersection
improvements.
2025-2030
(changed
from 2025-
2028)
$7,500,000 -
$8,500,000
Road and utility improvements to
improve safety and traffic flow to
advance economic development.
Grand Prairie Parkway
(Interstate 80 to University)
Streetscape Enhancements –
landscaping, trails, underpass
enhancements, signage.
2026-2032
(changed
from 2023-
2026)
$10,000,000 -
$15,000,000
(an increase of
$8,000,000 -
$11,000,000)
Commercial corridor roadway
expansion and improvements to attract
and retain commercial businesses
Total: $17,500,000 -
$23,500,000 (an
increase of
$8,000,000 -
$11,000,000)
ELIGIBLE URBAN RENEWAL PROJECT (Amendment No. 16)
Although certain project activities may occur over a period of years, in addition to projects
previously authorized in the Plan, as previously amended, the eligible urban renewal project under
this Amendment No. 16 include:
1.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 $1,000,000
FINANCIAL DATA
1.Current constitutional debt limit:$215,542,750
2.Current outstanding general obligation debt:$164,060,089
3. Proposed amount of indebtedness to be incurred (Amendment No. 16): A
specific amount of debt to be incurred for the Updated Projects and Eligible
Urban Renewal Project (Amendment No. 16) 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 Updated Projects and Eligible Urban Renewal Project
(Amendment No. 16) 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:
Updated
Projects:
$17,500,000 -
$23,500,000
(an increase of
$8,000,000 -
$11,000,000)
Eligible Urban
Renewal Project
(Amendment
No. 16)
$1,000,000
(This amount does
not include costs
related to financing
which may be
incurred over the
life of the Area.)
EFFECTIVE PERIOD
This Amendment No. 16 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
LEGAL DESCRIPTION OF AMENDMENT NO. 16 SUBAREA
BEING REMOVED FROM THE WAUKEE UNIFIED URBAN RENEWAL AREA
(Property previously added by 2004 Amendment)
The South 420 feet of the North half of the Southeast quarter of Section 29 lying
east of the Chicago and Northwestern transportation company right-of-way,
Township 79 North, Range 26 West of the Fifth Principal Meridian City of Waukee,
Dallas County, Iowa; and,
Lot 3 in Candleridge Park, an Official Plat located in the City of Waukee, Dallas
County, Iowa, except Parcels “B” and “C” of Parcel “A” as shown by survey
recorded in Book 2001, Page 4452; and,
Lot 1 in Waukee Vista Commercial Park an Official Plat located in the City of
Waukee, Dallas County, Iowa; and,
Lot 2 in Waukee Vista Commercial Park an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 3 in Waukee Vista Commercial Park an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lots 4 and 5 in Waukee Vista Commercial Park an Official Plat located in the City
of Waukee, Dallas County, Iowa; and
Lot 1 in the Koethe Addition Plat 2, an Official Plat located in the City of Waukee,
Dallas County, Iowa; and
Lot 2 in the Koethe Addition Plat 2, an Official Plat located in the City of Waukee,
Dallas County, Iowa; and
Lot 2 in the Hickory Commercial Plat 1, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 2 in the Hickory Commercial Plat 2, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 1 in the Hickory Commercial Plat 1, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Lot 1 in the Hickory Commercial Plat 2, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Parcel A of Lot 56 in Park View Crossing, an Official Plat located in the City of
Waukee, Dallas County, Iowa; and
Parcel C of Lots 56 & 57 in Park View Crossing, an Official Plat located in the City
of Waukee, Dallas County, Iowa; and
Lot 57 (except the west 100 feet thereof) in Park View Crossing, an Official Plat
located in the City of Waukee, Dallas County, Iowa; and
Lot 1 in Park View Crossing Plat 4, an Official Plat located in the City of Waukee,
Dallas County, Iowa
EXHIBIT B
MAP OF WAUKEE UNIFIED URBAN RENEWAL AREA,
SHOWING AMENDMENT NO. 16 CHANGES
EXHIBIT C
MAP OF WAUKEE UNIFIED URBAN RENEWAL AREA,
SHOWING AREA AFTER AMENDMENT NO. 16 CHANGE
4922-8501-5402-1\21938-388