HomeMy WebLinkAbout2017-09-25-E02 Waukee West Urban Renewal Plan_Resolution AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: September 25, 2017
AGENDA ITEM: Consideration of approval of a resolution determining an area of the city
to be an economic development 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 urban renewal plan
[Waukee West Urban Renewal Area]
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. Proposed Resolution
PREPARED BY: Becky Schuett
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
RESOLUTION NO. ____________________
RESOLUTION DETERMINING AN AREA OF THE CITY TO
BE AN ECONOMIC DEVELOPMENT 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 URBAN RENEWAL PLAN
WHEREAS, this Council has reasonable cause to believe that the area described below
satisfies the eligibility criteria for designation as an urban renewal area under Iowa law; and
WHEREAS, a proposed Urban Renewal Plan ("Plan" or "Urban Renewal Plan") for the
Waukee West Urban Renewal Area ("Area" or "Urban Renewal Area") described below has
been prepared, which proposed Plan has been on file in the office of the City Clerk and which is
incorporated herein by reference; and
WHEREAS, this proposed Waukee West Urban Renewal Area includes and consists of:
THE EAST ½ OF THE NE 1/4 OF SECTION 35, TOWNSHIP 79 NORTH,
RANGE 27 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA LYING
SOUTH OF THE HIGHWAY 6 RIGHT OF WAY AND EXCEPT FOR THE
NORTH 440 FEET OF THE WEST 262 FEET OF THE NE ¼ OF THE NE ¼
OF SECTION 35, TOWNSHIP 79 NORTH, RANGE 27 WEST AND THAT
AREA WITHIN THE WEST ½ OF THE NE ¼ OF SECTION 35, TOWNSHIP
79 NORTH, RANGE 27 WEST LYING EAST OF THE CENTERLINE OF R-16
AND 440 FEET SOUTH OF THE NORTH SECTION LINE (INCLUDES THE
EAST HALF OF THE ADJOINING R-16 RIGHT OF WAY AND THE SOUTH
HALF OF THE ADJOINING HIGHWAY 6 RIGHT OF WAY)(PARCEL
#1135200003, 1135200006, 1135200004); AND,
THE SE 1/4 OF THE SE ¼ OF SECTION 35 AND THAT AREA WITHIN THE
SW 1/4 OF THE SE ¼ OF SECTION 35, TOWNSHIP 79 NORTH, RANGE 27
WEST LYING EAST OF THE CENTERLINE OF R-16 (INCLUDES THE
EAST HALF OF THE ADJOINING R-16 RIGHT OF WAY IN THE SE ¼ OF
THE SE ¼ AND THE NORTH HALF OF THE ADJOINING 300TH STREET
RIGHT OF WAY) (PARCEL #1135400005); AND,
THE NW ¼ OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27 WEST OF
THE 5TH P.M., DALLAS COUNTY, IOWA LYING SOUTH OF THE
HIGHWAY 6 RIGHT OF WAY (INCLUDES ADJOINING SOUTH HALF OF
HIGHWAY 6 RIGHT OF WAY AND THE ADJOINING WEST HALF OF
RICHLAND PLACE RIGHT OF WAY) (PARCEL #1136100001, 1136100002,
1136100003, 1136100004); AND,
THE SW ¼ OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27 WEST OF
THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE NORTH HALF
OF THE ADJOINING 300TH STREET RIGHT OF WAY AND THE WEST
HALF OF THE ADJOINING RICHLAND PLACE RIGHT OF WAY)
(PARCEL # 1136300001, 1136300002, 1136300003, 1136300004); AND,
THE EAST HALF OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27
WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA EXCEPT THE EAST 7
ACRES OF THE SOUTH ½ OF THE SE ¼ OF SECTION 36, TOWNSHIP 79
NORTH, RANGE 27 WEST (INCLUDES THE ADJOINING SOUTH HALF
OF HIGHWAY 6 RIGHT OF WAY, THE ADJOINING EAST HALF OF
RICHLAND PLACE RIGHT OF WAY AND THE ADJOINING NORTH HALF
OF 300TH STREET RIGHT OF WAY) (PARCEL # 1136200001, 1136200002,
1136200003, 1136200004, 1136400001, 1136400002, 1136400005); AND,
THE NORTH ½ OF SECTION 31, TOWNSHIP 79 NORTH, RANGE 26 WEST
OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING
SOUTH HALF OF HIGHWAY 6 RIGHT OF WAY AND ADJOINING WEST
HALF OF T AVENUE RIGHT OF WAY) (PARCEL # 1231100001,
1231100003, 1231100002, 1231100004, 1231200001, 1231200004, 1231200002,
1231200005, 1231200003); AND,
THE EAST 57 ACRES OF THE NORTH ½ OF THE SE ¼ OF SECTION 31,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS
COUNTY, IOWA (INCLUDES THE ADJOINING WEST HALF OF T
AVENUE RIGHT OF WAY) (PARCEL # 1231400007); AND,
THE SE ¼ OF THE SE ¼ OF SECTION 31, TOWNSHIP 79 NORTH, RANGE
26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE
ADJOINING WEST HALF OF T AVENUE RIGHT OF WAY AND THE
ADJOINING NORTH HALF OF 300TH STREET RIGHT OF WAY) (PARCEL #
1231400008, 1231400009); AND,
THE SW ¼ OF THE SW ¼ OF SECTION 32, TOWNSHIP 79 NORTH, RANGE
26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE
ADJOINING EAST HALF OF T AVENUE RIGHT OF WAY) (PARCEL #
1232300003); AND,
THE WEST 884.19 FEET OF THE NW ¼ OF THE SW ¼ OF SECTION 31,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS
COUNTY, IOWA AND THE EAST 660.98 FEET OF THE WEST 1545.17
FEET OF THE NW ¼ OF THE SW ¼ OF SECTION 31, TOWNSHIP 79
NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA
(PARCEL # 1231300001, 1231300007); AND,
THE NORTH 26.08 ACRES OF THE NE ¼ OF THE SW ¼ OF SECTION 31,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS
COUNTY, IOWA (PARCEL # 1231300003); AND,
GOVERNMENT LOT 4 AND THE NORTH 340 FEET OF THE WEST 1,337
FEET AND THE SOUTH 193 FEET OF THE NORTH 533 FEET OF THE
EAST 313 FEET OF GOVERNMENT LOT 5 ALL IN SECTION 2, TOWNSHIP
78 NORTH, RANGE 27 WEST OF THE 5TH P.M. (INCLUDES THE
ADJOINING SOUTH HALF OF 300TH STREET RIGHT OF WAY AND
ADJOINING EAST HALF OF S AVENUE RIGHT OF WAY) (PARCEL #
1502100001, 1502100011); AND,
THE SOUTH HALF OF THE NE ¼ OF SECTION 25, TOWNSHIP 79 NORTH,
RANGE 27 WEST OF THE 5TH P.M., DALLAS COUNTY IOWA (INCLUDES
THE ADJOINING WEST HALF OF S AVENUE RIGHT OF WAY) (PARCEL
# 1125200004, 1125200003); AND,
THE SE ¼ OF SECTION 25, TOWNSHIP 79 NORTH, RANGE 27 WEST OF
THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING
WEST HALF OF S AVENUE RIGHT OF WAY AND THE ADJOINING
NORTH HALF OF HIGHWAY 6 RIGHT OF WAY) (PARCEL # 1125400001,
1125400004, 1125400007, 1125400008, 1125400009); AND,
ALL OF SECTION 30, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE
5TH P.M., DALLAS COUNTY, IOWA, EXCEPT PARCEL "B" OF THE
NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 30, TOWNSHIP
79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA
AS SHOWN IN THE SURVEY RECORDED IN BOOK 802, PAGE 672 IN
THE OFFICE OF THE DALLAS COUNTY RECORDER. (PARCEL 12-30-100-
013) AND EXCEPT PARCEL “CC” OF THE NORTHEAST ¼ OF THE
NORTHWEST ¼ OF SECTION 30, TOWNSHIP 79 NORTH, RANGE 26
WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA AS SHOWN IN THE
SURVEY RECORDED IN BOOK 2015, PAGE 11658 IN THE OFFICE OF
THE DALLAS COUNTY RECORDER (INCLUDES THE ADJOINING EAST
HALF OF S AVENUE RIGHT OF WAY, THE ADJOINING NORTH HALF OF
HIGHWAY 6 RIGHT OF WAY, THE ADJOINING WEST HALF OF T
AVENUE RIGHT OF WAY AND THE ADJOINING SOUTH HALF OF 280TH
STREET RIGHT OF WAY) (PARCEL 1230100015, 1230100010, 1230100006,
1230100008, 1230100009, 1230100016, 1230100005, 1230300001, 1230300002,
1230300003, 1230300006, 1230300007, 1230200001, 1230200002, 1230200003,
1230200004, 1230400001, 1230400002, 1230400003, 1230400004); AND,
THE NW ¼ OF THE SW ¼ OF SECTION 29, TOWNSHIP 79 NORTH,
RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES
THE ADJOINING EAST HALF OF T AVENUE RIGHT OF WAY) (PARCEL #
1229300001); AND,
THE NORTH HALF OF THE 300TH STREET RIGHT OF WAY FROM T
AVENUE TO 6TH STREET (R-22)
WHEREAS, the proposed Waukee West Urban Renewal Area includes land classified as
agricultural land and consequently written permission of the current owners has been obtained;
and
WHEREAS, it is desirable that the Urban Renewal Area be redeveloped as described in
the proposed Urban Renewal Plan to be known hereafter as the "Urban Renewal Plan"; and
WHEREAS, the Iowa statutes require the City Council to submit the proposed Urban
Renewal Plan to the Planning and Zoning Commission for review and recommendation as to its
conformity with the general plan for development of the City as a whole, prior to City Council
approval thereof; and
WHEREAS, creation of the Waukee West Urban Renewal Area and adoption of the
Urban Renewal Plan therefore has been approved by the Planning and Zoning Commission for
the City as being in conformity with the general plan for development of the City as a whole, as
evidenced by its written report and recommendation filed herewith, which report and
recommendation is hereby accepted, approved in all respects and incorporated herein by this
reference; and
WHEREAS, by resolution adopted on August 24, 2017, this Council directed that a
consultation be held with the designated representatives of all affected taxing entities to discuss
the proposed Urban Renewal Plan and the division of revenue described therein, and that notice
of the consultation and a copy of the proposed Urban Renewal Plan 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 Development Services
Director, or his 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 Urban Renewal Plan 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 Urban Renewal Plan, 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 the proposed
"Urban Renewal Plan" for the area of the City of Waukee, State of Iowa, legally described and
depicted in the Plan and incorporated herein by reference (which area shall hereinafter be known
as the "Waukee West Urban Renewal Area"), be and the same are hereby adopted and approved
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 Waukee West Urban Renewal Area into
decent, safe and sanitary dwelling accommodations within their means and without undue
hardship to such families;
b) The Urban Renewal Plan conforms 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 Waukee West 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 Waukee West Urban Renewal Area is an economic development area
within the meaning of Iowa Code Chapter 403; that such area is eligible for designation as an
urban renewal area and otherwise meets all requisites under the provisions of Chapter 403 of the
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 the Urban Renewal Plan, attached hereto as Exhibit 1 and incorporated
herein by reference, be and the same is hereby approved and adopted as the "Urban Renewal
Plan for the Waukee West Urban Renewal Area"; the Urban Renewal Plan for such area is
hereby in all respects approved; and the City Clerk is hereby directed to file a certified copy of
the Urban Renewal Plan with the proceedings of this meeting.
Section 5. That, notwithstanding any resolution, ordinance, plan, amendment or any other
document, the original Urban Renewal Plan shall be in full force and effect from the date of this
Resolution until the Council amends or repeals the Plan. Said Urban Renewal Plan 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.
PASSED AND APPROVED this 25th day of September, 2017.
Mayor
ATTEST:
City Clerk
Label the Plan as Exhibit 1 (with all exhibits) and attach it to this Resolution.
Final
URBAN RENEWAL PLAN
for the
WAUKEE WEST
URBAN RENEWAL AREA
WAUKEE, IOWA
2017
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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/ZONING
F. PLAN OBJECTIVES
G. TYPES OF RENEWAL ACTIVITIES
H. ELIGIBLE URBAN RENEWAL PROJECT(S)
I. FINANCIAL DATA
J. PUBLIC BUILDING ANALYSIS
K. AGREEMENT TO INCLUDE AGRICULTURAL LAND
L. URBAN RENEWAL FINANCING
M. PROPERTY ACQUISITION/DISPOSITION
N. RELOCATION
O. STATE AND LOCAL REQUIREMENTS
P. URBAN RENEWAL PLAN AMENDMENTS
Q. EFFECTIVE PERIOD
R. SEVERABILITY CLAUSE
EXHIBITS
A. LEGAL DESCRIPTION OF AREA
B. URBAN RENEWAL AREA MAP
C. AGREEMENTS TO INCLUDE AGRICULTURAL LAND
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Urban Renewal Plan
for the
Waukee West Urban Renewal Area
City of Waukee, Iowa
A. INTRODUCTION
This Urban Renewal Plan (“Plan” or “Urban Renewal Plan”) for the Waukee West Urban
Renewal Area (“Area” or “Urban Renewal Area”) has been developed to help local
officials promote economic development in the City of Waukee. The primary goal of the
Plan is to stimulate, through public involvement and commitment, private investment in
new commercial and industrial development.
In order to achieve this objective, Waukee (the “City”) intends to undertake Urban
Renewal activities pursuant to the powers granted to it under Chapter 403 and Chapter
15A of the Code of Iowa, as amended.
B. DESCRIPTION OF THE URBAN RENEWAL AREA
The Waukee West 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 of Waukee designates this Urban Renewal Area
as an area that is appropriate for the promotion of economic development, both
commercial and industrial.
D. BASE VALUE
If the Waukee West Urban Renewal Area is legally established, a Tax Increment
Financing (TIF) Ordinance is adopted and debt is certified prior to December 1, 2017, the
taxable valuation within the area included in the TIF Ordinance as of January 1, 2016 will
be considered the frozen “base valuation.” If debt is not certified until a later date or if a
TIF ordinance is not adopted until later, the “base value” will be the assessed value of the
taxable property within the TIF Ordinance area 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. It is also anticipated that separate TIF ordinances for separate parcel(s) may be
adopted as development in the Area warrants. In that case, each separate TIF ordinance
area may have a separate base and separate sunset or expiration date.
E. DEVELOPMENT PLAN/ZONING
Waukee has a general plan for the physical development of the City as a whole outlined
in the Waukee Comprehensive Plan, adopted by the City on March 10, 2008 and last
amended in September 2017. The goals and objectives of this Urban Renewal Plan,
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including the urban renewal projects, are in conformity with the City’s Comprehensive
Plan.
The Urban Renewal Area is currently zoned Agricultural but is anticipated to be zoned
for commercial and light industrial in the future. This Urban Renewal Plan does not in
any way replace or modify 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.
F. PLAN OBJECTIVES
Renewal activities are designed to provide opportunities, incentives, and sites to promote
economic development, both commercial and industrial. More specific objectives for
development 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, streets, water, sanitary sewer 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 and industrial 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 existing commercial and/or industrial development.
7. To improve the conditions and opportunities for economic development,
both commercial and industrial.
8. To help develop a sound economic base that will serve as the foundation
for future growth and development.
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9. To improve recreational, tourism, cultural, and educational opportunities.
10. To enhance the Waukee community by fostering an entrepreneurial
climate, diversifying the local economy, encouraging opportunities for
new businesses, and supporting retention of existing businesses.
G. TYPES OF RENEWAL ACTIVITIES
To meet the objectives of this Urban Renewal Plan and to encourage orderly
development of the area, the City intends to utilize the powers conferred under Chapters
403, 15, and 15A, Code of Iowa. Activities may include:
- New rehabilitated, converted, or expanded industrial uses within the Area.
- New, rehabilitated, converted, or expanded commercial uses within the Area.
General development activities by the City in the Waukee West Urban Renewal Area
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, tax
exemptions 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 acquire property through a variety of means (purchase, lease, option,
etc.) and to hold, clear, convert or prepare the property for redevelopment.
8. To undertake the demolition and clearance of existing development.
10. To make or have made surveys and plans necessary for the
implementation of the Urban Renewal Plan or specific urban renewal
projects.
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11. To use any or all other powers granted by the Urban Renewal Act to
develop and provide for improved economic conditions for the City of
Waukee.
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 PROJECT(S)
1. Public Improvements
Urban Renewal Project
Description
Estimated
Time Period
Estimated
Cost to be
reimbursed by
tax increment
financing
Rationale (why economic
development is promoted)
Public Safety Facility. Construct
and equip a municipal public
safety facility with fire and
police services and install all
needed utilities and sewers,
bike/pedestrian trails, street
lights, traffic signals and
signage, streets, turn lanes, and
other projects associated with
said public safety facility, as well
as purchase/acquire any real or
personal property necessary for
the construction and operation of
said public safety facility.
2020-2025 $22,000,000 -
$28,000,000
A public safety facility with
fire and police services will
help protect the anticipated
investments of future
commercial and industrial
developments, as well as
protect the motoring public
in the area. See Section J,
Public Building Analysis for
further information on how
a public safety building
within the Area promotes
economic development.
Douglas Parkway (280th Street)
Extension – T Avenue to S
Avenue
2021 - 2030 $13,000,000 -
$20,000,000
Commercial/Industrial
Corridor Roadway
Expansion
University Avenue (300th Street)
Extension – 6th Street to R-16
2021 - 2030 $28,000,000 -
$35,000,000
Commercial/Industrial
Corridor Roadway
Expansion
T Avenue Widening – Douglas
Parkway to University Avenue
2021 - 2025 $20,000,000 -
$25,000,000
Commercial/Industrial
Corridor Roadway
Expansion
Northwest Area Water Main
Extension from University
Avenue/6th Street to T
Avenue/Hickman Road (multiple
phases)
2019-2025 $2,000,000 -
$4,000,000
Necessary water utility
expansion to support
commercial/industrial
development expansion
Northwest Area Sanitary Trunk
Sewer Extension from University
2019-2025 $2,000,000 -
$4,000,000
Necessary sanitary sewer
utility expansion to support
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Avenue/6th Street to T
Avenue/Hickman Road
commercial/industrial
development expansion
Total Range of
$87,000,000
to
$116,000,000
Note: It may be that the above costs will be reduced by the application of state and/or
federal grants or programs; cost-sharing agreements with other entities; or other available
sources of funds.
2. Tax Rebate or other Development Agreements
Data Center Development Agreement: The City anticipates entering into a development
agreement, conditioned on the adoption of this Plan, with a technology company in order
to incentivize the construction of data center and support building(s) in the Area. The
developer’s obligations will include executing a minimum assessment agreement setting
a minimum assessed value for each completed data center building, and employing
employees in the building(s). In exchange, the City would agree, among other things, to
abate a percentage of the value created by each building from taxation under the authority
provided by the High Quality Jobs Program and Iowa Code Section 15.322, to expedite
the completion of certain public improvements, and to rebate franchise fee payments on
electricity paid by developer in the event franchise fees are imposed by the City. The
City does not anticipate rebating any tax increment under the development agreement.
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 Range of
$500,000 to
$1,000,000
I. FINANCIAL DATA
1. July 1, 2017 constitutional debt limit: $80,529,612
2. Current outstanding general obligation debt: $61,424,472
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
$87,500,000
To
$117,000,000
This total does
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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:
not include
financing costs
related to debt
issuance, which
will be incurred
over the life of
the Area.
J. PUBLIC BUILDING ANALYSIS
A future public safety facility with fire and police services is contemplated for this Area
due to the distance from existing public safety facilities and the response times for this
area of the community. As development occurs, additional protection will be needed.
Using tax increment financing dollars to pay for the construction and equipping of this
public building is a fair and rational way to fund this urban renewal project.
Alternative development and funding options for a potential public building project in the
Urban Renewal Area would be for the City to go through a process that could result in
the issuance of general obligation bonds to fund the project, resulting in the entire cost for
the facility to be borne by City residents. This option is arguably less feasible than the
use of TIF funds because there would be no contribution of tax increment revenues from
affected school districts and Dallas County. Because the public safety facility listed in
this Plan will benefit Dallas County residents/taxpayers and school patrons/taxpayers, the
use of tax increment is the most appropriate funding mechanism because it is fair for the
school districts and the county to share in the costs for the project. The project
demonstrates regional benefits. Additionally, purchasing land and constructing a new
public safety facility will protect this area of the City, which will promote development,
thus increasing the property tax base, thereby benefiting the City, school and county. The
City also intends to consider the use of other funding sources, such as state, federal,
and/or local grants, and private donations.
Construction of a new public safety facility will provide needed fire and ambulance
protection in this western edge of the City. The current public safety facility is located
approximately three miles from the proposed Urban Renewal Area. The fire district
serviced by the City of Waukee extends along the Highway 6 corridor west to S Avenue.
This area is included within the proposed Urban Renewal Area. Construction of a new
public safety facility in the Area is necessary to allow for commercial and industrial
development in the Area, including the proposed data center development. Construction
of the new public safety facility in the Area will significantly reduce response times to
the anticipated commercial and industrial development in the Area, and such improved
responsiveness is imperative to attracting additional development to the Area, including
the data center project described above.
The Waukee Community School District has recently purchased property for a new high
school scheduled to be open to students in the Fall of 2021. The subject property is
located one half mile north of Highway 6 and east of R-22 (10th Street). Construction of
a public safety facility within the proposed Urban Renewal Area will allow for minimal
response time to the location of the proposed high school. In addition, the proposed City
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Public Safety Building will be approximately three miles from the soon to be constructed
Dallas County Public Safety Building, providing new opportunities for mutual assistance
and increased collaboration between the Waukee Police Department and the Dallas
County Sheriff’s Office.
In conclusion, for all the foregoing reasons, alternative options for funding of the urban
renewal projects described above are less feasible than the use of incremental taxes.
K. AGREEMENT TO INCLUDE AGRICULTURAL LAND
Agricultural land owners have entered or will enter into agreements in which they agree
to allow the City to include their real property defined as “Agricultural Land” in the
Urban Renewal Area in accordance with Iowa Code Section 403.17(3). A copy of the
signed agreement of each agricultural land owner within the Urban Renewal Area is
attached or will be attached as Exhibit C. The original signed agreements will be on file
at the City Clerk’s office.
L. URBAN RENEWAL FINANCING
The City of Waukee intends to utilize various financing tools such as those described
below to successfully undertake the proposed urban renewal actions. The City of
Waukee has the statutory authority to use a variety of tools to finance physical
improvements within the Areas. These include:
A. Tax Increment Financing
Under Section 403.19 of the Iowa Code, urban renewal areas may utilize
the tax increment financing mechanism to finance the costs of public
improvements or economic development incentives associated with
redevelopment 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.
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 in connection with urban renewal projects for commercial or
industrial development or other urban renewal projects. 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 Areas. Alternatively, the City may determine to use
available funds for making such loans or grants for urban renewal projects.
In any event, the City may determine to use tax increment financing to
reimburse the City for any obligations or advances.
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B. General Obligation Bonds
Under Division III of Chapter 384 and Chapter 403 of the Iowa Code, 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 of Waukee. 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.
C. Other City Lawful Powers
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.
M. PROPERTY ACQUISITION/DISPOSITION
If property acquisition/disposition by the City becomes necessary to accomplish the
objectives of the Plan, such acquisition/disposition will be carried out, without limitation,
in accordance with the Iowa Code.
N. RELOCATION
The City does not expect there to be any relocation required as part of the eligible urban
renewal projects; however, if any relocation is necessary, the City will follow all
applicable relocation requirements as contemplated pursuant to Iowa Code sections
403.5(4)(a) and 403.6(7).
O. STATE AND LOCAL REQUIREMENTS
All provisions necessary to conform to state and local laws will be complied with by the
City and the developer in implementing this Urban Renewal Plan and its supporting
documents.
P. URBAN RENEWAL PLAN AMENDMENTS
This Urban Renewal Plan may be amended from time to time for a variety of reasons,
including but not limited to, change in the area, to add or change land use controls and
regulations, to modify goals or types of renewal activities, to add or change urban
renewal projects, or to amend property acquisition and disposition provisions. The City
Council may amend this Plan in accordance with applicable state law.
Q. EFFECTIVE PERIOD
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This Urban Renewal Plan will become effective upon its adoption by the City Council
and will remain in effect as a Plan until it is repealed by the City Council.
With respect to the property included within the Waukee West Urban Renewal Area,
which is also included in an ordinance which designates that property as a tax increment
area, 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 attributable to that
property within a TIF ordinance of the Waukee West Urban Renewal Area. The division
of revenues shall continue on the Urban Renewal Area for the maximum period allowed
by law.
It is also anticipated that separate TIF ordinances for separate parcel(s) may be adopted
as development in the Area warrants. In that case, each separate TIF ordinance may have
a separate base and separate sunset or expiration date.
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 Waukee West Urban Renewal Area shall be limited as deemed appropriate by
the City Council and consistent with all applicable provisions of law.
R. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole, or any part of the
Plan not determined to be invalid or unconstitutional.
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EXHIBIT A
LEGAL DESCRIPTION OF AREA
The Waukee West Urban Renewal Area is described as follows:
THE EAST ½ OF THE NE 1/4 OF SECTION 35, TOWNSHIP 79 NORTH, RANGE 27
WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA LYING SOUTH OF THE
HIGHWAY 6 RIGHT OF WAY AND EXCEPT FOR THE NORTH 440 FEET OF THE
WEST 262 FEET OF THE NE ¼ OF THE NE ¼ OF SECTION 35, TOWNSHIP 79
NORTH, RANGE 27 WEST AND THAT AREA WITHIN THE WEST ½ OF THE NE
¼ OF SECTION 35, TOWNSHIP 79 NORTH, RANGE 27 WEST LYING EAST OF
THE CENTERLINE OF R-16 AND 440 FEET SOUTH OF THE NORTH SECTION
LINE (INCLUDES THE EAST HALF OF THE ADJOINING R-16 RIGHT OF WAY
AND THE SOUTH HALF OF THE ADJOINING HIGHWAY 6 RIGHT OF
WAY)(PARCEL #1135200003, 1135200006, 1135200004); AND,
THE SE 1/4 OF THE SE ¼ OF SECTION 35 AND THAT AREA WITHIN THE SW 1/4
OF THE SE ¼ OF SECTION 35, TOWNSHIP 79 NORTH, RANGE 27 WEST LYING
EAST OF THE CENTERLINE OF R-16 (INCLUDES THE EAST HALF OF THE
ADJOINING R-16 RIGHT OF WAY IN THE SE ¼ OF THE SE ¼ AND THE NORTH
HALF OF THE ADJOINING 300TH STREET RIGHT OF WAY) (PARCEL
#1135400005); AND,
THE NW ¼ OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27 WEST OF THE
5TH P.M., DALLAS COUNTY, IOWA LYING SOUTH OF THE HIGHWAY 6 RIGHT
OF WAY (INCLUDES ADJOINING SOUTH HALF OF HIGHWAY 6 RIGHT OF
WAY AND THE ADJOINING WEST HALF OF RICHLAND PLACE RIGHT OF
WAY) (PARCEL #1136100001, 1136100002, 1136100003, 1136100004); AND,
THE SW ¼ OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27 WEST OF THE
5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE NORTH HALF OF THE
ADJOINING 300TH STREET RIGHT OF WAY AND THE WEST HALF OF THE
ADJOINING RICHLAND PLACE RIGHT OF WAY) (PARCEL # 1136300001,
1136300002, 1136300003, 1136300004); AND,
THE EAST HALF OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27 WEST OF
THE 5TH P.M., DALLAS COUNTY, IOWA EXCEPT THE EAST 7 ACRES OF THE
SOUTH ½ OF THE SE ¼ OF SECTION 36, TOWNSHIP 79 NORTH, RANGE 27
WEST (INCLUDES THE ADJOINING SOUTH HALF OF HIGHWAY 6 RIGHT OF
WAY, THE ADJOINING EAST HALF OF RICHLAND PLACE RIGHT OF WAY
AND THE ADJOINING NORTH HALF OF 300TH STREET RIGHT OF WAY)
(PARCEL # 1136200001, 1136200002, 1136200003, 1136200004, 1136400001,
1136400002, 1136400005); AND,
THE NORTH ½ OF SECTION 31, TOWNSHIP 79 NORTH, RANGE 26 WEST OF
THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING SOUTH
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HALF OF HIGHWAY 6 RIGHT OF WAY AND ADJOINING WEST HALF OF T
AVENUE RIGHT OF WAY) (PARCEL # 1231100001, 1231100003, 1231100002,
1231100004, 1231200001, 1231200004, 1231200002, 1231200005, 1231200003); AND,
THE EAST 57 ACRES OF THE NORTH ½ OF THE SE ¼ OF SECTION 31,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY,
IOWA (INCLUDES THE ADJOINING WEST HALF OF T AVENUE RIGHT OF
WAY) (PARCEL # 1231400007); AND,
THE SE ¼ OF THE SE ¼ OF SECTION 31, TOWNSHIP 79 NORTH, RANGE 26
WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING
WEST HALF OF T AVENUE RIGHT OF WAY AND THE ADJOINING NORTH
HALF OF 300TH STREET RIGHT OF WAY) (PARCEL # 1231400008, 1231400009);
AND,
THE SW ¼ OF THE SW ¼ OF SECTION 32, TOWNSHIP 79 NORTH, RANGE 26
WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING
EAST HALF OF T AVENUE RIGHT OF WAY) (PARCEL # 1232300003); AND,
THE WEST 884.19 FEET OF THE NW ¼ OF THE SW ¼ OF SECTION 31,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY,
IOWA AND THE EAST 660.98 FEET OF THE WEST 1545.17 FEET OF THE NW ¼
OF THE SW ¼ OF SECTION 31, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE
5TH P.M., DALLAS COUNTY, IOWA (PARCEL # 1231300001, 1231300007); AND,
THE NORTH 26.08 ACRES OF THE NE ¼ OF THE SW ¼ OF SECTION 31,
TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY,
IOWA (PARCEL # 1231300003); AND,
GOVERNMENT LOT 4 AND THE NORTH 340 FEET OF THE WEST 1,337 FEET
AND THE SOUTH 193 FEET OF THE NORTH 533 FEET OF THE EAST 313 FEET
OF GOVERNMENT LOT 5 ALL IN SECTION 2, TOWNSHIP 78 NORTH, RANGE 27
WEST OF THE 5TH P.M. (INCLUDES THE ADJOINING SOUTH HALF OF 300TH
STREET RIGHT OF WAY AND ADJOINING EAST HALF OF S AVENUE RIGHT
OF WAY) (PARCEL # 1502100001, 1502100011); AND,
THE SOUTH HALF OF THE NE ¼ OF SECTION 25, TOWNSHIP 79 NORTH,
RANGE 27 WEST OF THE 5TH P.M., DALLAS COUNTY IOWA (INCLUDES THE
ADJOINING WEST HALF OF S AVENUE RIGHT OF WAY) (PARCEL #
1125200004, 1125200003); AND,
THE SE ¼ OF SECTION 25, TOWNSHIP 79 NORTH, RANGE 27 WEST OF THE 5TH
P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING WEST HALF OF S
AVENUE RIGHT OF WAY AND THE ADJOINING NORTH HALF OF HIGHWAY 6
RIGHT OF WAY) (PARCEL # 1125400001, 1125400004, 1125400007, 1125400008,
1125400009); AND,
ALL OF SECTION 30, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE 5TH P.M.,
DALLAS COUNTY, IOWA, EXCEPT PARCEL "B" OF THE NORTHEAST 1/4 OF
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THE NORTHWEST 1/4 OF SECTION 30, TOWNSHIP 79 NORTH, RANGE 26 WEST
OF THE 5TH P.M., DALLAS COUNTY, IOWA AS SHOWN IN THE SURVEY
RECORDED IN BOOK 802, PAGE 672 IN THE OFFICE OF THE DALLAS COUNTY
RECORDER. (PARCEL 12-30-100-013) AND EXCEPT PARCEL “CC” OF THE
NORTHEAST ¼ OF THE NORTHWEST ¼ OF SECTION 30, TOWNSHIP 79
NORTH, RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA AS
SHOWN IN THE SURVEY RECORDED IN BOOK 2015, PAGE 11658 IN THE
OFFICE OF THE DALLAS COUNTY RECORDER (INCLUDES THE ADJOINING
EAST HALF OF S AVENUE RIGHT OF WAY, THE ADJOINING NORTH HALF OF
HIGHWAY 6 RIGHT OF WAY, THE ADJOINING WEST HALF OF T AVENUE
RIGHT OF WAY AND THE ADJOINING SOUTH HALF OF 280TH STREET RIGHT
OF WAY) (PARCEL 1230100015, 1230100010, 1230100006, 1230100008,
1230100009, 1230100016, 1230100005, 1230300001, 1230300002, 1230300003,
1230300006, 1230300007, 1230200001, 1230200002, 1230200003, 1230200004,
1230400001, 1230400002, 1230400003, 1230400004); AND,
THE NW ¼ OF THE SW ¼ OF SECTION 29, TOWNSHIP 79 NORTH, RANGE 26
WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA (INCLUDES THE ADJOINING
EAST HALF OF T AVENUE RIGHT OF WAY) (PARCEL # 1229300001); AND,
THE NORTH HALF OF THE 300TH STREET RIGHT OF WAY FROM T AVENUE
TO 6TH STREET (R-22)
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EXHIBIT B
WAUKEE WEST URBAN RENEWAL AREA MAP
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EXHIBIT C
AGREEMENTS TO INCLUDE AGRICULTURAL LAND
IN THE WAUKEE WEST URBAN RENEWAL AREA
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