HomeMy WebLinkAboutA019 - Council Action Form dated November 12, 2013 ITEM # 30b
DATE: 11/12/13
COUNCIL ACTION FORM
SUBJECT: PROPOSED CAMPUSTOWN URBAN RENEWAL AREA & PLAN AND
TAX INCREMENT FINANCING DISTRICT FOR KINGLAND SYSTEMS
BACKGROUND:
On October 22, 2013 City Council took several steps in a process toward providing a
tax increment financing "rebate" to support the redevelopment of properties in
Campustown in and adjacent to the 2400 Block of Lincoln Way. The City Council
referred to the Planning and Zoning Commission a draft Urban Renewal Plan for the
area, set November 12, 2013 as the date for a public hearing on the proposed Urban
Renewal Area and Plan, and appointed the Planning and Housing Director as the City's
representative to a consultation with certain other taxing entities.
Since October 22, the following activities have taken place:
• A consultation meeting was held at which the Story County Board of Supervisors
was represented. No recommendations have been made to modify the Plan.
• Notice of the November 121" public hearing on the Campustown Urban Renewal
Plan was published and sent to various taxing entities.
• The Planning and Zoning Commission met and found that the Urban Renewal
Plan complies with the City's Land Use Policy Plan.
• Kingland System sent the City a specific redevelopment plan for its project,
including floor plans, architectural elevations, site plans and renderings of the
project's appearance. (Three exhibits illustrating these plans are attached as
Exhibits A, B & C)
This Council Action Form addresses decisions requested of the City Council on
the following actions:
a. Resolution adopting Campustown Urban Renewal Plan
b. Resolution establishing Campustown Urban Renewal Area
c. Action on first reading of an ordinance creating a Campustown Tax
Increment Financing District
The request for a tax increment financing (TIF) district was made by Kingland Systems,
which proposes to develop new street level retail space, new offices for its expanding
business, and additional office space for lease to other entities. This incentive will
provide a rebate to the developer of 100% of eligible incremental property taxes
for a period of ten years or of an amount not to exceed $2,064,530, whichever
comes first.
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URBAN RENEWAL AREA AND PLAN:
Code of Iowa Chapter 403 allows cities to establish tax increment financing districts
through the creation of an urban renewal area. An urban renewal area may be created
for the purpose of economic development. The proposed urban renewal area is
approximately 1.42 acres of land zoned Campustown Service Center (CSC). The
proposed tax increment district is the same area as the proposed urban renewal area.
(See Attachment B — Campustown Urban Renewal Area Map)
The creation of an urban renewal area requires the adoption of an Urban Renewal Plan.
(See Attachment A — Urban Renewal Plan, which follows Attachment B in this report.)
The proposed Urban Renewal Plan has not been changed since the draft Plan was
reviewed by the City Council of October 22. It includes the necessary components
described by the Code of Iowa. It describes the project and its objectives and includes a
summary of the process of its preparation and adoption. The Plan identifies those
components of the Land Use Policy Plan that are supported by the proposed Urban
Renewal Area. The Plan also contains a summary of the City's current debt obligations,
the City's limits on issuing debt, and an estimate of the amount of tax increment
financed debt that would be incurred due to this project.
It should be noted that the Urban Renewal Plan does not include a specific site plan and
building elevations for the Kingland redevelopment project. Rather, this information will
be included as part of the Tax Increment Financing Development Agreement that will be
reviewed subsequently at a public hearing by the City Council. Another action item later
on this agenda outlines details of the proposed agreement.
On November 6, 2013, the Planning and Zoning Commission reviewed the draft
Campustown Urban Renewal Plan and found, by a vote of 5-0 with two members
absent, that the Plan was in conformance with the Land Use Policy Plan.
TAX INCREMENT FINANCING DISTRICT AND DEVELOPMENT AGREEMENT:
The Campustown Urban Renewal Area and Plan is implemented by providing Tax
Increment Financing as an incentive to develop a specific project. To accomplish this,
the City and Kingland Systems would enter into a development agreement requiring
development of a project with specific characteristics. Kingland Systems is presenting a
specific redevelopment plan for its project including floor plans, architectural elevations,
site plans and renderings of the project's appearance, accompanying this report. The
relevant components of the project plans would become part of the subsequent
development agreement needed to approve the tax rebate for Kingland Systems.
City staff has reviewed these preliminary plans and found that the design presented
meets the zoning standards for this district. A Minor Site Development Plan will be
submitted and reviewed for compliance at a future date.
The proposed project plans include the following characteristics that help to
implement the City's goals, objectives and policies for redevelopment and
intensification in Campustown:
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• Replacement of all existing buildings within the Urban Renewal Area with a new
three-story building that provides:
0 25,000 square feet of commercial space at the street level, increasing the
available area for retail sales and services and providing opportunities for goods
and services currently not offered in close proximity to a growing number of
residents
0 25,000 square feet of office space for Kingland Systems, increasing permanent
full-time employment and part-time employment for students close to ISU and
residences
0 25,000 square feet of office space to be leased to Iowa State University,
increasing connectivity between the University and the University-related
community
• Providing 70 parking spaces in the area south of the new building extending from
Welch to Stanton. This increases the off-street parking by 34 spaces, supporting the
increase in usable building area. Kingland Systems is including in its plans an option
for a partially underground parking level below the east end of this lot parking that
would provide capacity for an additional 45 parking spaces. With the parking deck
variant, there would be no through traffic between Welch and Stanton. Note that the
parking deck option in not a required design element.
• The appearance of the building from the north along Lincoln Way provides an
identifiable image of multiple three-story "fronts" composed of a variety of materials
and forms that are compatible with the eclectic architectural style of the
Campustown core. At the street level, recessed retail store fronts with clear glass will
support lively commercial activity and reinforce a dynamic pedestrian-friendly
character. Brick and stone materials are similar to the predominant existing materials
in Campustown and in the University buildings across the street.
• The appearance of the building from the northwest along Lincoln Way and west
along Welch presents a corner building emphasizing the importance of this
intersection area as the center of the Campustown core. At the street level, the
recessed retail store front invites entry/exit activity on both streets. An additional
corner retail entrance at the southwest corner of the building at Welch helps to
continue this activity up Welch Avenue. At this entrance a small pedestrian plaza
between the public sidewalk and the parking area offers an opportunity for
pedestrian activity that will help compensate for the gap in retail presence here. This
space also allows low screening for the parked cars to be separated from the
pedestrian route across the driveway, promoting safety.
• The scale of the proposed building is consistent with the surrounding area and with
its placement at this core location. The footprint is very similar to the existing
buildings being replaced. Although the building height of up to 52 feet at its highest
point is larger than the existing buildings, the top of the parapet is still lower that the
soffit of the peaked roofs of the Cranford apartments to the east. The average
elevation of the building is less than 50 feet in height. (See attached Kingland
Project Renderings)
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ALTERNATIVES:
1. The City Council can:
a. Approve a resolution adopting the attached Campustown Urban Renewal Plan,
b. Adopt a resolution establishing the Campustown Urban Renewal Area,
c. Approve on first reading the attached ordinance creating a Campustown Tax
Increment Financing District, and
2. The City Council can choose not to approve any or all of the above steps for
establishing the Urban Renewal Area and Plan and Campustown Tax Increment
Financing District.
MANAGER'S RECOMMENDED ACTION:
The City Council is considering offering a Tax Increment Financing incentive at this time
because the proposed project will help implement an important long-standing priority of
the Council to revitalize Campustown. The Campustown Urban Renewal Plan describes
in more detail what "revitalizing Campustown" means and why it is in the public interest.
Although one project cannot accomplish all of the community's aspirations for this
important activity center of Ames, the proposed Kingland Systems project can be a
catalyst for many other improvements. This is in part because of the retail opportunities
it offers, in part because of the expanding employment that it will contain, in part
because it will bring an official University presence into Campustown, and also because
of its design.
Therefore, it is the recommendation of the City Manager that the City Council
accept Alternative #1, thereby:
a. Adopting a resolution adopting the Campustown Urban Renewal Plan,
b. Adopting a resolution establishing the Campustown Urban Renewal Area,
c. Approving on first reading an ordinance creating a Campustown Tax Increment
Financing District, and
If the Council adopts this alternative, the following additional steps will take place:
November 26
The City Council may approve the second reading of ordinances creating the Tax
Increment Financing District and amending the zoning code for a third-story step-back
exception.
December 10
The City Council will conduct the public hearing on the Tax Increment Financing
Development Agreement and may approve:
• Third reading of an ordinance creating a Tax Increment Financing District
• Tax Increment Financing Development Agreement providing the rebate to the
developer
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• Third reading of an ordinance modifying the building height step-back
requirement
At the December 10, 2013, meeting, the City Council will also be asked to approve a
Plat of Survey consolidating the properties for the Kingland System redevelopment
project. Following publication of the ordinance amending the Zoning Code, Kingland
Systems will submit the Minor Site Development Plan for staff review and subsequently
an application for a building permit. Those final two steps do not require City Council
action.
5
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6
Attachment A
URBAN RENEWAL PLAN
CAMPUSTOWN URBAN RENEWAL AREA
CITY OF AMES,IOWA
November 12, 2013
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as "urban renewal areas," and to exercise special powers within these areas.
The City of Ames (the "City") City has been requested by a developer to establish a new urban
renewal area.
Chapter 15A of the Code of Iowa declares that economic development is a "public
purpose" and authorizes local governments to make grants, loans, guarantees, tax incentives and
other financial assistance to private enterprise. The statute defines "economic development" as
including public investment involving the creation of new jobs and income or the retention of
existing jobs and income that would otherwise be lost.
The process by which an economic development urban renewal area may be created
begins with the preparation of an urban renewal plan for a proposed geographic area. A City's
Plan and Zoning Commission must review the plan and inform the City Council if it is consistent
with the City's general plan. All affected counties and school districts must be notified and
given an opportunity to comment on the plan. The City Council must hold a public hearing on
the urban renewal plan, following which, the Council may approve the plan.
This document is intended to serve as the Urban Renewal Plan for an urban renewal area
to be known as the Campustown Urban Renewal Area (the "Urban Renewal Area"). It is
intended that this Urban Renewal Plan will guide the City in promoting economic development
by private enterprises. This document is an Urban Renewal Plan within the meaning of Chapter
403 of the Code of Iowa, and it sets out a proposed project to be undertaken within the Urban
Renewal Area.
II. DESCRIPTION OF URBAN RENEWAL AREA
Campustown Urban Renewal Area would include 1.42 acres of property located along
Lincoln Way east of Welch Ave., property on the east side of Welch Avenue (currently
addressed as 114 Welch) and property on the west side of Stanton Ave. (currently addressed as
107 and 111 Stanton Ave). A legal description of the property is attached hereto as Exhibit A.
Following its designation as an urban renewal area, a plat of survey will be prepared
consolidating these properties.
III. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1. To contribute to a diversified, well-balanced local economy by creating job
opportunities and strengthening the property tax base.
2. To stimulate private investment in the area known as Campustown through public
action and commitment, and to encourage job retention, growth and expansion through the use of
various incentives.
3. To provide tax increment incentives in the form of economic development
payments or other methods authorized by state law.
IV. THE PROJECT
The purpose of this Urban Renewal Plan is a response by the City to a request from a
developer known as Kingland Systems related to the construction of a facility for retail and
office uses on property located within the Urban Renewal Area. Review of the proposed project
by the developer and City staff has determined that financial assistance is required to make the
project economically viable.
V. CITY DEVELOPMENT PLANS AND POLICIES
The City has a general plan for the physical development of the City, as outlined in a
comprehensive plan document and in a zoning ordinance. The comprehensive plan document is
called the Land Use Policy Plan and includes ten goals in broad categories, as well as a number
of objectives to meet those goals. Two that more greatly influence the development of the
Campustown area are quoted below. Emphasis is added to the more pertinent passages.
Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall community
identity and spirit. It is the further goal of the community to assure a more healthy, safe,
and attractive environment.
Objectives. In achieving an integrated community and more desirable environment,
Ames seeks the following objectives.
4.A. Ames seeks to establish more integrated and compact living/activity
areas (i.e. neighborhoods, villages) wherein daily living requirements
and amenities are provided in a readily identifiable and accessible
area. Greater emphasis is placed on the pedestrian and related
activities.
4.13. Ames seeks to physically connect existing and new residential and
commercial areas through the association of related land uses and
provision of an intermodal transportation system.
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4.C. Ames seeks to psychologically connect the various living/activity areas
through closer proximity of residential areas and supporting
commercial uses, common design elements, and inclusion of community
amenities such as parks and schools. The connections should promote
community identity.
Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth
pattern for development in new areas and in a limited number of existing areas for
intensification. It is a further goal of the community to link the timing of development
with the installation of public infrastructure including utilities, multi-modal transportation
system, parks and open space.
5.C. Ames seeks the continuance of development in emerging and infill
areas where there is existing public infrastructure and where capacity
permits.
To support these goals and objectives the City land use policy calls for more businesses and
more housing in Campustown where they can serve the needs of people who wish to be near
ISU, including students and staff, and their families. This "intensification" is to be guided so that
new development is compatible with the existing character of the area. To that end, the City has
adopted the Sub-Area Plan for the University Impacted Area (UTA) and incorporated it as part of
the Land Use Policy Plan. The Sub-Area Plan establishes the following policies for the
development of Campustown that are relevant to the establishment of the Campustown Urban
Renewal Area.
The University Impacted Area will be a distinct, unique area within the community
with a great deal of variety in activities and appearance. It will be made up of
districts, each with a distinct character, well defined by building use, type, scale, setting,
intended activity level, and other characteristics. Compatibility will characterize
transitions among these districts.
To make good use of resources, land uses within the UTA will be intensified, while
also conserving and preserving its existing valuable characteristics by assuring
compatibility between existing and new development.
At the core, in the Campustown Service Center, buildings are the largest and residential
densities are the greatest, supporting lively commercial activity at the street level.
Building placement, design and materials reinforce a dynamic, pedestrian-friendly
neighborhood character.
The objectives and proposed project outlined in this Urban Renewal Plan are consistent with the
above goals and policies identified and adopted as part of the City's planning process.
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VI. TAX INCREMENT FINANCING PROCEDURES
Under the Iowa Urban Renewal Law, in order to assist in the development of new private
enterprises, the City may be requested to provide a property tax incentive in the form of an
agreement that returns certain incremental property tax revenues to a developer as economic
development payments. As part of the establishment of an urban renewal area, the City will
adopt an ordinance to create a tax increment district (the "TIF District"), within which the
property taxes eventually paid by new private development will be used to pay costs of urban
renewal projects, including economic development agreements. The use of these tax revenues in
this manner is known as tax increment financing ("TIF").
Depending on the date on which a TIF District is legally established and the date on
which debt is initially certified within a TIF District, an original taxable valuation is established
for the property within a TIF District, which is known as the "base valuation." The "base
valuation" is the assessed value of the taxable property in a TIF District as of January 1 of the
calendar year preceding the calendar year in which a City first certifies the amount of any
obligations payable from TIF revenues to be generated within that TIF District. When the value
of the property inside a TIF District increases by virtue of new construction or any other reason,
the difference between the base valuation and the new property value is the "tax increment" or
"incremental value."
Procedurally, after tax increment debt has been incurred within a TIF District, property
taxes levied by the city, the county, the school district and the area college against the
incremental value, with the exception of taxes levied to repay debt incurred by those jurisdictions
and the school district physical plant and equipment and instructional support levies, are
allocated by state law to the City's tax increment fund rather than to each jurisdiction. These
new tax dollars are then used to repay any tax increment obligations incurred in the Urban
Renewal Area.
VII. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council
and will remain in effect until it is repealed by the City Council. State law allows the collection
of incremental property taxes generated within the Urban Renewal Area for up to twenty years.
Each project or activity to which incremental property tax revenues will be devoted will be
subject to such restrictions as may be deemed necessary and appropriate by the City Council
VIII. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set forth in
Chapter 403 of the Code of Iowa in order to carry out any purposes consistent with state law.
IX. CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan include certain
information with respect to City general obligation debt, ability to incur additional debt and the
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amount of proposed tax increment debt to be incurred. Here is that information for this Urban
Renewal Plan and the proposed project:
CURRENT GENERAL OBLIGATION AND REVENUE BOND DEBT
Amount Outstanding
Date of Interest Originally Mnal As Of
General Obligation Bonds Issue Rates Issued Maturity June 30, 2013
Corporate purpose 10-2006 4.00% $ 5,285,000 06-2018 $ 2,570,000
Corporate purpose 11-2007 3.75% 9,630,000 06-2019 5,660,000
Corporate purpose 10-2008 3.75-4.15% 8,355,000 06-2020 5,435,000
Corporate purpose 10-2009 2.00-3.50% 11,165,000 06-2021 8,050,000
Corporate purpose 09-2010 2.00-2.50% 6,690,000 06-2022 5,275,000
Refunding 05-2011 2.00-3.35% 5,980,000 06-2021 3,440,000
Corporate purpose 11-2011 1.00-2.40% 6,675,000 06-2023 5,600,000
Corporate purpose 10-2012 1.50-3.00% 12,660,000 06-2032 11,815,000
Corporate purpose/refunding 07-2013 2.00-3.125% 22,540,000 06-2032 22,540,000
Total General Obligation Bonds Outstanding $ 70,385,000
Revenue Bonds
Mary Greeley Medical Center 10-2011 3.00-5.625% $65,000,000 06-2036 $ 64,540,000
Mary Greeley Medical Center 11-2012 2.07% 26,000,000 06-2027 24,545,000
Total Revenue Bonds Outstanding S 89,085,000
TOTAL ALL BONDS OUTSTANDING $ 159,470,000
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CURRENT CONSTITUTIONAL DEBT LIMIT AND CAPACITY
As of the Fiscal Year Ended 6/30/2013
Total Actual Valuation $ 3,485,540,534
State Mandated Debt Limit* $ 174,277,027
City Reserve (25% Of Limit)** $ 43,569,257
Un- Reserved Debt Capacity $ 130,707,770
Total Debt Subject to Limit $ 70,385,000
Avaliable Un-Reserved Debt Capacity ($/%) $ 60,322,770 46.15%
Total Debt Capacity Available ($/%) $ 103,892,027 59.61%
Notes:
* Iowa Staturory debit limit is 5 percent of total actual valuation
** City Policy reserves 25 percent of available debt capacity
Proposed Amount of Tax Increment Financing
The City intends to enter into a Tax Increment Financing (TIF) rebate agreement with the
developer of the project to provide a rebate of 100 percent of eligible incremental property taxes
for a period of ten years or an amount not to exceed $2,064,530, whichever comes first. The TIF
agreement will be structured such that the amount of the TIF rebate will not be included as debt
subject to the state mandated debt limitation.
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EXHIBIT A
LEGAL DESCRIPTION
CAMPUSTOWN URBAN RENEWAL AREA
I F QAI 'IFSC:RIPTION - PARC:FI 'AA':
;]ARCEL 'AA' IN BEARDSHEAR'S ADDrrIGiN AND PARKER'S ADDITION TO THE CITY
OF AMES, STORY COUNTY, IOWA. MORE PARTICULARLY DESCRIBED AS FOLLOWS.
BEGINNING AT THE NORTHWEST CORNER OF LOT 1. BLOCK 1 OF SAID
BEARDSHEAR'S ADDITION; THENCE S 89'55'58" E. 146.33 FEET ALONG THE
NORTH LINE OF SAID LOT 1; THENCE S 89'58'21" E. 43.61 FEET TO THE
NORTHEAST CORNER OF SAID LOT 1, ALSO BEING THE NORTHWEST CORNER OF
LOT 1, PARKER'S ADDITION; THENCE S 89'59'07" E, 15.48 FEET ALONG THE
NORTH LINE OF LOT 1 OF :JARKE4'S ADDITION; THENCE S 89'54'47" E,
64 52 FEET ALONG THE NORTH LINE OF LOT 1 OF PARKER'S ADf11TION,
THENCE S 00'2.6'08" E. 74.21 FEET. THENCE S 89*58*27" E, 110.05 FEET
TO THE EAST LINE OF LOT 1 OF SAID PARKER'S ADDITION; THENCE S
00'23"08- E, 114.22 FEET ALONG THE EAST LINE OF LOT 1 OF SAID
PARKER'S ADDITION TO THE NORTHEAST CORNER OF PARCEL Y. THENCE N
89'54'43" W, 180.95 FEET ALONG THE NORTH LINE OF PARCEL "X" TO THE
NORTHWEST CORNER OF PARCEL 'X'; THENCE NOTY44'24"E, 7.98 FEET ALONG
THE EAST LINE OF PARCEL 'B' TO THE NORTHEAST CORNER OF PARCEL V,
THENCE N89'42'49"W, 190.34 FEET TO THE NORTHWEST CORNER OF PARCEL
'B' ON THE EAST RIGHT-OF-WAY LINE OF WELCH AVENUE; THENCE
N0-0'21 '50"1N, 179.55 FEET ALONC THE WEST LINE OF LOTS I A`D 2, 9LOCK
1, BEARDSHEAR'S ADDITION TO THE POINT OF BEGINNING ON THE EAST
RIGHT-OF-WAY OF WELCH AVENUE,
A-7
EXHIBIT B
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t. 1.641.423.6349
f. 1.641.423.7514
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PROJECT#
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SITE PLAN & SECOND FLOOR PLAN
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NORTH
2 OF 6
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