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URBAN REVITALIZATION APPLICATION FOR THE SOUTH LINCOLN SUB-AREA
In April 2002 the Ames City Council approved the Sub-Area Plan for the South Lincoln
Neighborhood and have since incorporated the policies of that Sub-Area Plan into the
LUPP. These policies are based on a vision of the neighborhood as an area with the
vitality of integrated land uses, lively spaces that encourage social activity, and strong
connections to the rest of the community. The land use policy encourages redevelopment
with diverse and more intense land uses, while encouraging a sense of place.
The Sub-Area Plan serves as the firm foundation for everything in a proposed Urban
Revitalization Program for the South Lincoln Neighborhood. This Program is intended to
implement important objectives and policies, beyond what can be accomplished by the
recently adopted zoning changes. It can help stimulate commercial development and
concentrate it and the activity associated with it at important focal points. It can help create
public spaces that welcome healthy, active life styles and encourage neighbors to get to
know each other. It can help reinforce the character and identity of the neighborhood and
encourage a sense of place in its current and future residents.
In January 2003 the City Council approved the basic purposes of an Urban Revitalization
Plan for this neighborhood. Following the Council's direction, at a meeting with people
from the development community on April 15, staff described these purposes. Although
people at the meeting gave no specific suggestions, they did say that any incentive offered
through the tax abatements of an Urban Revitalization Program would help encourage
development and the characteristics the City is looking for.
The attached matrix, guidelines, and example cases describe the likely details of the Urban
Revitalization Plan. Staff seeks comment and direction from the Council to proceed with
preparing the Plan and holding a public hearing where property owners, residents,
neighbors and potential developers can provide input on these details.
URBAN REVITALIZATION AREA:
The property covered by the Urban Revitalization Plan would generally be the
Development Management Area described in the Sub-Area Plan (see Attachment D),
which is the same area that is zoned Mixed Use (S-SMD).
CRITERIA MATRIX
Criteria Required for all Properties
The designation of Urban Revitalization Areas enables the owners of property, who invest
in the area and make improvements, to receive an abatement of real estate taxes on the
added value fora period of time ranging from three (3)to ten (10) years. Criteria found in
Section 404 of the Code of Iowa and refinements by the City of Ames address conditions
of "slum and blight" or "under utilization" of land. According to the Sub-Area Plan, the
central core area of this neighborhood is generally under utilized; therefore the adopted
Sub-Area Plan has already established the fulfillment of one of the basic conditions that
enables owners of property to receive a tax abatement.
Optional Criteria
For property that meets these basic criteria, the City Council establishes other criteria to
be met that fulfill objectives that are important to the successful revitalization of this area.
As described in the attached Criteria Matrix, these include either developing around floor
commercial space along with a residential project or providing space for, constructing and
providing public access to activity nodes or recreation sites at locations identified in the
Sub-Area Plan. Activity nodes are places for informal social activity or more organized
small-scale commercial and social events. Recreation sites are intended to accommodate
small-scale active recreation, such as half-court basketball and children playing. Both of
these would be developed in conjunction with buildings, but available for public use.
The criteria require less commercial space in areas the Plan identifies as providing the
greatest public benefit from stimulating activity. The criteria also require larger activity
nodes in conjunction with larger development projects, because more space should be
available and the owner receives a larger tax benefit.
As stated at the end of the matrix, the property must maintain the improvements for the life
of the tax abatement, be that three, five or ten years. This period covers the most critical
early time period for replacing plant materials and while residents become emotionally
attached to the spaces provided for public use. These maintenance responsibilities end
with the abatement, because of the difficulty in binding the owners to future maintenance,
especially if the property is sold.
This criteria matrix would be part of the Urban Revitalization Plan and, once adopted, could
only be changed by City Council action.
GUIDELINES FOR FEATURES IN ACTIVITY NODES AND RECREATION SITES
After the Urban Revitalization Plan is adopted for the South Lincoln Neighborhood, no
other City Council action is required to develop a project that meets the zoning
requirements and the Urban Revitalization Program criteria. The Guidelines for features
in activity nodes and recreation sites should guide developers and staff in determining
whether the proposal meets the objectives of the Urban Revitalization Plan and the Sub-
Area Plan. Particularly for activity nodes and recreation sites, the guidelines describe the
size, type and quality of features to be provided.
Some features, such as the fences, arbors, trellises and Japanese Tree Lilacs, are meant
to be consistent throughout the neighborhood, in order to reinforce identity. Other features,
such as the paving materials and overall design of the area, can be designed to fit with the
building and other site improvements. As the size of the public use area increases with the
size of the development, the amount and type of improvements also increases. This is
consistent with the scale of the project and the total amount of property taxes abated.
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fit with the building and other site improvements. As the size of the public use area
increases with the size of the development, the amount and type of improvements also
increases. This is consistent with the scale of the project and the total amount of property
taxes abated.
Use of these guidelines by developers and the staff is intended to provide some flexibility,
in that they give staff a basis to use judgment in determining whether a proposal meets the
Plan objectives. In that sense they are not Design Standards to be rigidly applied, inviting
developers and designers to create places that benefit the development as well as meet
public needs.
CASES ILLUSTRATING POTENTIAL TAX ABATEMENT
Attachment C describes cases that illustrate how the Urban Revitalization Program would
work for specific properties in the area. They include costs for providing the commercial
or public use space, the total value of new development on existing sites, the total,
projected property tax without any abatement, and the projected tax savings to the property
owner under the Urban Revitalization Program. Based on these hypothetical examples,
staff concludes that the tax abatement would be more effective at attracting commercial
development to larger development sites than to small sites. Staff also concludes that in
general the tax abatement would pay for the cost to construct activity nodes and recreation
sites several times over, with additional tax saving available to pay for maintenance and
liability insurance
STAFF COMMENTS:
At this time staff is asking that the City Council comment on:
a. required and additional criteria,
b. the guidelines, particularly with regard to whether public needs are being met,
and
C. the scale of the program when the costs and benefits are compared.
If the criteria, guidelines, and scale of the program is seen favorable by the City Council,
the criteria will be incorporated into the Urban Revitalization Plan for the South Lincoln
Neighborhood after the required public hearing before the City Council. This hearing
could occur in August, 2003.
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Attachment A
South Lincoln Neighborhood
Urban Revitalization Program
Criteria Matrix
Required
South Lincoln Neighborhood
• Underutilized
Properties must be located within the designated South Lincoln
Neighborhood Urban Revitalization Area. Properties in the South Lincoln
Neighborhood Urban Revitalization Area are considered to be
underutilized.
AND
Optional
• Mixed-Use Development: commercial use on ground floor with residential use
above.
o Within Key Development Site—at least 2000 sf floor area of commercial
use
o Other portions of this urban revitalization area— at least 4000 sf floor area
of commercial use
OR
• Activity Node: Providing space for, constructing and providing public access to
activity nodes at locations identified in the Sub-Area Plan.
o Development sites up to 15,000 square feet—at least 500 square feet of
public-use space with facilities for casual use by two to four people
o Development site from 15,000 to 25,000 square feet—at least 1200 square
feet of public use space with facilities for casual use by ten or more people
o Development site larger than 25,000 square feet—at least 2500 square feet
of public use space with roofed structure or other facilities for special
events for at least 30 people
Required Features—Distinctive paving, lighting, street furnishing,plantings and
architectural elements and other improvements as determined by the city(See
Guidelines).
OR
• Recreation Site: Providing space for, constructing and providing public access to
recreation sites at locations identified in the Sub-Area Plan.
o At least 5000 square feet of public-use space with facilities for active,
structured recreation use by groups of people
Attachment A
Required Features—Facilities for half-court basketball, volleyball, or other active
recreation and plantings, lighting, furnishings, architectural elements and/or other
improvements as determined by the city(See Guidelines).
The improvements must be maintained for the life of the tax abatement schedule
applied for.
Attachment B
South Lincoln Neighborhood
Urban Revitalization Program
Guidelines for required features
Activity Node
All Activity Nodes must meet the following guidelines:
• One side of space must be on public street right-of-way line
• Visible and easily and universally accessible
• Separated physically and visually from parking lots and driveways
Development sites up to 15,000 square feet—at least 500 square feet of public-use space
with facilities for casual use by two to four people
• 150 to 300 square feet of hard surface paving with decorative, modular paving
units
• Decorative fence, trellis, arbor or other decorative structure
• 2 or 3 benches, six feet or more in length
• One decorative trash receptacle
• Three to five trees, one of which must be Japanese Tree Lilac
• 15 to 20 deciduous or coniferous shrubs, (not including low-growing shrubs less
than 18-inches in mature height)
• Decorative lights, flowers,bulbs, groundcovers, public art and other enrivching
features are encouraged, but not required.
Development site from 15,000 to 25,000 square feet—at least 1200 square feet of public
use space with facilities for casual use by ten or more people
• 300 to 500 square feet of hard surface paving with decorative, modular paving
units
• Trellis, arbor, pergola or other overhead structure
• 3 to six benches, six feet or more in length
• One decorative trash receptacle
• Three to five trees, one of which must be Japanese Tree Lilac
• 20 to 40 deciduous or coniferous shrubs, (not including low-growing shrubs less
than 18-inches in mature height)
• One or two decorative lights no more than 16 feet in height
• Flowers, bulbs, groundcovers, public art and other enriching features are
encouraged, but not required.
Development site larger than 25,000 square feet—at least 2500 square feet of public use
space with roofed structure or other facilities for special events for at least 30 people
• 800 to 1500 square feet of hard surface paving with decorative, modular paving
units
Attachment B
• Gazebo,pergola or other overhead structure suitable for use as shelter or
performance space
• 3 to six benches, six feet or more in length
• Two decorative trash receptacles
• Five to seven trees, one of which must be Japanese Tree Lilac
• 40 or more deciduous or coniferous shrubs, (not including low-growing shrubs
less than 18-inches in mature height)
• Two to four decorative lights rio more than 16 feet in height
Recreation Site
• One side of space must be on public street right-of-way line
• Visible and easily and universally accessible
• Facilities and equipment for active recreation such as
o Basketball half-court with hard surfacing, hoops, nets, backboards,etc.
o Volleyball sand-pit with net and supports,
o Children's play equipment
0 other type of active recreation
• 2 or 3 benches, six feet or more in length
• One decorative trash receptacle
• Three to five trees, one of which must be Japanese Tree Lilac
• Decorative fence, trellis, arbor or other decorative structure
• Decorative lights, flowers,bulbs, groundcovers, and other enriching features are
encouraged, but not required.
The improvements must be maintained for the life of the tax abatement schedule
applied for.
Attachment C
South Lincoln Neighborhood
Urban Revitalization Program
Cases Illustrating Potential Tax Abatement
Taxes based on $30.85983/$1,000 valuation. See Attachment D for locations of
each case.
Case 1
Property No. Property Address Land Value Building Value
09-11-128-130 234 WASHINGTON $80,000 (EST.) $0
Construct 3000 sf retail building
Abatement for providing space, for constructing, for allowing permanent public access,
and for maintaining 500 sf Activity Node (initial cost: $15,000)
Value for improvements added $330,000
Ten years estimated additional taxes paid $101,837
Urban Revitalization Program
Taxes Abated Additional Taxes Paid
3-year schedule $30,551 $71,286
5-year schedule $30,551 $71,286
10-year schedule $46,030 $55,806
Case 2
Property No. Property Address Land Value Building Value
09-11-129-010 216 S 2ND ST $46,100 $31,500
09-11-129-020 210 S 2ND ST 212 $51,900 $29,600
09-11-129-030 203 S SHERMAN AVE $55,000 $0
09-11-129-040 209 S SHERMAN AVE $40,600 $0
Demolish all existing buildings and construct 3-story mixed-use building: 15,800 sf. total,
including 6400 sf ground floor office and 9400 sf of apartments with a total of 38
bedrooms, plus 14 parking spaces in basement.
C:\Jeff\Projects\South Lincoln-Implement\URA\Cases.doc\JB:rev1
Attachment C
Abatement for
• Including 6,400 sf commercial use (initial cost: $370,000)
or
• Providing space, for constructing, for allowing permanent public access, and for
maintaining 5,000 sf recreation site (initial cost: $ 30,000).
Value for improvements added $1 ,259,600
Ten years estimated additional taxes paid $ 338,710
Urban Revitalization Program
Taxes Abated Additional Taxes Paid
3-year schedule $116,613 $272,097
5-year schedule $116,613 $272,097
10-year schedule $171 ,032 $217,677
Case 3
Property No. Property Address Land Value Building Value
09-11-150-040 510 S 4 " ST $42,900 $51,100
09-11-150-050 413 S WALNUT AVE $38,000 $38,600
09-11-150-060 415 S WALNUT AVE $55,500 $27,500
09-11-150-070 417 S WALNUT AVE $68,800 $0
Demolish all existing buildings and construct 3-story apartment building: 10,000 sf, total
of 25 bedrooms.
Abatement for providing space, for constructing, for allowing permanent public access,
and for maintaining 5,000 sf recreation site (initial cost: $ 30,000).
Value for improvements added $580,000
Ten years estimated additional taxes paid $178,987
Urban Revitalization Program
Taxes Abated Additional Taxes Paid
3-year schedule $53,696.10 $125,290.90
5-year schedule $53,696.10 $125,390.90
10-year schedule $78,754.28 $100,232.72
C:\Jeff\Projects\South Lincoln-Implement\URA\Cases.doc\JB:rev1
Attachment C
Case 4
Property No. Property Address Land Value Building Value
09-11-103-035 518 S 3RD ST $74,700 $8,400
09-11-103-040 512 S 3RD ST $71,800 $7,500
09-11-103-050 301 S WALNUT AVE $56,500 $0
Demolish all existing buildings and construct 3-story mixed-use building: 17,200 sf. total,
including 6000 sf ground floor retail commercial and 11 ,200 sf of apartments with a total
of 24 bedrooms, plus 8 parking spaces in basement.
Abatement for
• Including 6,000 sf commercial use (initial cost: $345,000)
or
• Providing space, for constructing, for allowing permanent public access, and for
maintaining 2,500 sf Activity Node (initial cost: $44,000).
Value for improvements added $1,348,000
Ten years estimated additional taxes paid $ 415,990
Urban Revitalization Program
Taxes Abated Additional Taxes Paid
3-year schedule $124,797 $291,193
5-year schedule $124,797 $291,193
10-year schedule $183,035 $232,954
C:\Jeff\Projects\South Lincoln-Implement\URA\Cases.doc\JB:rev1
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