HomeMy WebLinkAboutA023 - Comments from Woodruff Construction and Design l i
12 January 205/
Comments on: The Development Agreement for Ames Community Development Park
Subdivision 4th Addition (TIF District South Bell Ave.)
Goals of agreement:
Develop industrial tax base in Ames
Develop the north/south collector street
Create below market value property along Bell Avenue South for Industry
Concern
Paragraph 13 (Indicated Sale of Land) is to "assure no single entity is able to buy all the
lots". In reality a single entity (Dayton Park, LLC) already owns all the lots,and it the sole
beneficiary of the tax subsidized TIF district. Why would the lots only be available for (1)
one year to other interested parties? If we located a business interested in moving to
Ames Fourteen months later,we have no benefit with the TIF district. It should be noted
that only 50%of the lots would be for sale in any event.
Concern
Paragraph 16 (Timeline for Constructing Buildings)The timeframe to build is 18 months
from the time a lot is purchased from Dayton Park, LLC. The lot may be purchased back
at a predetermined discount(90%) by Dayton Park, LLC after that time has elapsed
without completion of construction. The effort to keep land from being held instead of
developed is understood, but it is unrealistic and not fair to have another interested
party (secondary developer) purchase the land,find a tenant, design and construct a
building all within 18 months. In reality the "primary developer", Dayton Park, LLC and
other developers interested in benefiting from the TIF district should have a "level
playing field".
Suggested Action
Remove paragraphs 13 and 16 and replace with language below:
The primary developer(Dayton Park, LLC)shall make at Ieast50%of all property
available for sale to any non-affiliated secondary developer at the inception of the
agreement. Any secondary developer shall start construction within one year and
complete construction within two years of purchase. Should construction not start
within one year the secondary developer shall make the property available for sale to
any willing buyer(including the primary developer) for the land price ceiling as
determined in paragraph 11.
Concern
The restrictive covenants indicate that "No building ...shall be commenced...until the
plans....have been submitted to and approved by Dayton Park...." Taken at simple
face value,that would allow Dayton Park to effectively block the construction by
another developer, and ultimately after the timeframe passes, force the other
developer to sell the property back at a loss,
Suggested Action
Follow the same procedures for building plan approval as with other property in Ames.
Remove the approval by Dayton Park, LLC, If Dayton Park, LLC feels compelled to
approve plans,then an objective design criteria needs to be established.
Concern
The city of Ames has heralded "green" building practices, but in this tax subsidized
project there are no such provisions. Ames, as a leader, should be proactive in
promoting sustainability,
Suggested Action
We encourage the council to consider the same direction the State of Iowa is taking,
and require some level of responsibility. Green Streets (purposefully aligned with the
LEED rating system) is a requirement on: Main Street Iowa Challenge Grant Projects,
Community Facility Buildings funded by the Community Development Block Grant
Program and Community Facilities and Services Fund.
Thank you for your consideration on these items,
Bill Woodruff, DBIA, LEED AP
CEO Woodruff Construction
Dirk Westercamp, AIA, DBIA, LEEP AP
President Woodruff Design