HomeMy WebLinkAboutA011 - Council Action Form dated October 14, 2014 1
ITEM # 1 c
DATE: 10-14-14
COUNCIL ACTION FORM
SUBJECT: PROPOSED IOWA STATE UNIVERSITY RESEARCH PARK URBAN
RENEWAL AREA
BACKGROUND:
The proposed urban renewal area comprises approximately 285 acres of land adjacent
to and within the existing Iowa State University Research Park (ISURP) and the Phase
III expansion area to the south. In general, it is bounded on the west by University
Boulevard, on the east by S. Riverside Drive, on the south by the Ames city limits, and
on the north by Airport Road. It also includes a parcel on the north side of Airport Road.
A map is included in Attachment 1.
This Urban Renewal Project is intended to promote economic development for the Iowa
State University Research Park. This will primarily be done with extensions of
necessary public infrastructure. The plan contemplates use of Tax Increment Financing
(TIF) in multiple phases to fund the City infrastructure. This will include the streets,
water mains, sanitary sewer, storm sewer, and other public improvements. The Plan
identifies that the use of the area with be for commercial and industrial uses. No
housing uses are contemplated within the project area. New zoning will need to
be adopted and applied to the Research Park in the future to allow for
incorporation of supportive commercial uses with permitted research and
development (R&D) and industrial uses.
URBAN RENEWAL AREA:
Code of Iowa Chapter 403 allows cities to create urban renewal areas to remove slum
and blight or to promote economic development. Within an urban renewal area, a City
may establish tax increment financing districts to financially support the purpose of the
urban renewal area. The creation of an urban renewal area first requires the City
Council to adopt a resolution of necessity to initiate the process of adopting the Urban
Renewal Plan for an area. Staff has drafted the plan and is now submitting it to the City
Council.
Subsequent steps include a referral to the Planning and Zoning Commission for
recommendation on conformance to the Land Use Policy Plan, formal consultation with
affected taxing entities of the County and School District, and notice of a public hearing
to adopt the plan. Important dates and steps are outlined below:
October 14
Staff presents the Urban Renewal Plan to the City Council. Council adopts a
resolution of necessity to initiate the statutory process for the urban renewal
area.
1
October 21
City staff meets with interested taxing entities for consultation. The taxing entities
have 7 days to make written recommendations for modifications to the plan. Staff
will respond to those written recommendations no later than November 3.
October 21
The Story County Board of Supervisors will be asked to approve a resolution
consenting to the inclusion of land with the University Boulevard/530tn Avenue
right-of-way that is within the unincorporated County in the urban renewal area.
November 5
The Planning and Zoning Commission will make a recommendation as to
whether the Urban Renewal Plan is consistent with the Land Use Policy Plan. No
official public hearing is required, but public input may be gathered.
November 10
The City Council conducts a public hearing on the Plan. The Council then
approves a resolution adopting the plan and a resolution establishing an urban
renewal area.
The City Council also conducts a public hearing on adopting a TIF ordinance. To
accelerate design work for the Phase III infrastructure improvements,
Council will be asked to waive the required three readings of the ordinance
at the time of approval on November 10tn
URBAN RENWAL PLAN:
Included with the City Council packet is a draft Urban Renewal Plan. The plan 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 bulk of the plan identifies those components of the Land Use Policy Plan that are
supported by the proposed urban renewal area.
Two unique features of the Urban Renewal Area are the need to include the western 33
feet of County right-of-way along University Boulevard/ 530tn Avenue and to have the
property owners of agricultural land in the area consent to being included. No land
outside of the existing County right-of-way easement is needed to support the
installation of infrastructure, only the area within the current right-of-way easement.
Prior to the City's public hearing on November 10tn, Story County will be asked to
consent to allowing the west half of the right-of-way to be part of the Urban Renewal
Area. The ISU Research Park and Hunziker Development are the only two property
owners currently classified as agricultural within the Urban Renewal Area. They have
both already consented to the process and it will be reflected in the final Plan.
The Urban Renewal Area must reflect where any TIF funds will be used. TIF funds
can be generated from a smaller area than the entire urban renewal area, but
must be spent within the Urban Renewal Area. As highlighted in the previous
staff report regarding the Development Agreement, certain public improvements
2
v
(water mains and the large street roundabout) will be constructed outside of
Phase III of the Research Park. For this reason, the boundaries of the Urban
Renewal Area are greater than the boundaries of Phase Ill.
The Iowa Code also requires that the Plan contain 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 (TIF) debt that would be incurred due to the multiple phases of this
project. Since the staff is assuming a TIF strategy will be used to fund the future Phase
IV as well as Phase III, the Plan reflects our best estimate at this time of up to $7 million
for the infrastructure costs for the next two phases.
It should be emphasized that the Plan is still in draft form. Some portions of the plan
may change when tentative dates are confirmed and events happen. The appendices
will be completed as the process moves forward. All of these draft items will be
finalized prior to the City Council being asked to adopt the plan on November 10.
REPRESENTATIVE TO CONSULTATION:
Since this proposed urban renewal area will also include tax increment financing, the
Code of Iowa requires that the City hold a consultation with the other affected taxing
entities (the School District and the County). Following the consultation, the taxing
entities are allowed to make recommendations for any changes to the Urban Renewal
Plan. The City must then respond to those recommendations for changes.
The City Council may appoint a representative to the consultation and to respond back
on any requests by the taxing entities for modifications to the plan. The Planning and
Housing Director can be appointed to fulfill this role as the Council's representative to
the consultation. In this instance, the consultation is scheduled for October 21st. Any
comments from the taxing entities would then be received within seven days (by
October 28). The City's representative would then respond back to those comments no
later than seven days prior to the public hearing on November 10th (responding back to
taxing entities by November 3).
ALTERNATIVES:
1. Council can adopt a resolution of necessity to initiate the proceedings for creating
the urban renewal area, and
a. forward the draft Urban Renewal Plan to the Planning and Zoning
Commission for a recommendation, and
b. appoint the Planning and Housing Director as the City's representative to
the consultation with the affected taxing entities on October 21St , and
c. set the public hearing date for the Urban Renewal Plan on November 10,
2014.
3
2. The City Council can choose not to adopt a resolution of necessity and ask for more
information or direct specific changes to the plan before proceeding.
3. The City Council can decline to initiate creating an Urban Renewal Area for the ISU
Research Park expansion and direct the City staff to identify another funding source
for the infrastructure in Phase III.
CITY MANAGER'S RECOMMENDED ACTION:
The ISU Research Park has proven itself to be a valuable asset to this community
which has attracted quality employers, facilitated the creation of numerous high paying
jobs, and influenced the expansion of the City's property tax base.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative 1.
4
ATTACHMENT 1: PROPOSED ISU RESEARCH PARK URBAN RENEWAL AREA
r. a
Sri'
i
30
YJ
Airport Rd
�77 e
Oakwood Rt1' 77
�,..^
w
c
i
txRY t'
H t�
c
' -ate'« � x .� � � �rcer "•� ., �-
n
sw
'� �Wn,
..
Legend
o Sao 1,000 City Limits Ames,
N Feet Urban Renewal Area
5
Urban Renewal Plan
For ISU Research Park
in
4
i
v '18� � t �� g��` s� � � �2y✓ F
5
� � x
Oakr UK ' 3r
r
ME
S p 3
t � 3 3
a
N i
u � �
- -4
P i
.Legend
�J 0 City Limits A"171e5'
a soa y.aoa
Feet En Urban Renewal Area
CITY OF Prepared by the
A rn s'" Dept. of Planning and Housing
PLANNING & USING and
Presented to the Ames City Council
Table of Contents
Urban Renewal Plan Authority.......................................................................2
Plan Preparation and Adoption .....................................................................2
AgriculturalLand ............................................................................................3
PropertyDescription ......................................................................................3
Urban Renewal Project Description ..............................................................5
Urban Renewal Plan Objectives ....................................................................6
Conformance with Land Use Policy Plan......................................................6
Conformance with Zoning and Current Use...............................................11
City's Debt Obligations.................................................................................11
Map1 Vicinity Map........................................................................................13
Map2 Project Area........................................................................................14
Map 3 LUPP Future Land Use Map..............................................................15
Map4 Zoning Map.........................................................................................16
Appendix A: Recommendation of the Ames Planning and Zoning
Commission........................................................................................17
Appendix B: Affected Taxing Entities and their Representatives ............18
Appendix C: Notice of Consultation to Affected Taxing Entities..............19
Appendix D: Notice of Public Hearing Published in the Ames Tribune and
Mailed to Affected Taxing Entities....................................................20
Appendix E: Owners' Consent to Inclusion of Agricultural Land.............22
Appendix F: County's Consent to Inclusion of Unincorporated Land.....24
1
Urban Renewal Plan
This Urban Renewal Plan for the Iowa State University Research Park (the Plan)
was prepared at the direction of the Ames City Council and in conformance with
the Code of Iowa Chapter 403 Urban Renewal. This Plan comprises the necessary
components as described in Chapter 403.17(24). In addition, it describes and
documents the procedures followed in bringing the Plan forward, in approving the
Plan, and in allowing the division of revenues from taxation (tax increment
financing). NOTE-This draft will be updated prior to adoption to reflect the
actions of the City Council, Planning and Zoning Commission, and Affected
Taxing Entities as they occur.
This Plan designates the urban renewal area as an economic development area
as defined in Chapter 403.17(10). The general location of the urban renewal area
is found in Attachment 1.
Plan Preparation and Adoption
PREPARATION AND COMMISSION ACTION
The City of Ames Department of Planning and Housing (the Department) prepared
this Plan, initially presenting it to the Ames City Council on October 14, 2014. The
City Council directed the Department to submit the Plan to the Planning and
Zoning Commission (the Commission) for their review and to provide a
recommendation as to its conformity with the general plan of the City—the Ames
Land Use Policy Plan.
The Commission will meet on November 5, 2014 and will hear a summary of the
report and a recommendation from the Department. The Commission will then
formulate its recommendation for the City Council. The recommendation of the
Commission will be found in the Appendix.
NOTIFICATION AND CONSULTATIONS
During the preparation of this Plan, the City will meet the notification and
consultation requirements of Code of Iowa Chapter 403.5. Notice will be provided
to the affected taxing entities (Story County Board of Supervisors and the Ames
Community School District) since the urban renewal area includes an allowance
for the division of revenues from taxation (tax increment financing). The notice of a
consultation and a copy of the Plan will be sent by regular mail to the taxing
entities on October 15, 2014 for a consultation to be held on October 23, 2014.
The taxing entities, their addresses and their representatives to the consultation
are listed in the Appendix.
The taxing entities will be notified that they have seven days following the
consultation to provide any recommendations for modifications of the Plan.
2
CITY COUNCIL ACTION
The Ames City Council will hold a public hearing on November 10, 2014 to
consider the adoption of the Plan, the resolution to establish the urban renewal
area and the ordinance to allow for the division of revenue from taxation (tax
increment financing). Notification for the public hearing will be as prescribed by
Code of Iowa Chapter 403.5(3). Public notice will be published in the Ames
Tribune on or about October 22, 2014, a copy of which will be included in the
Appendix. In addition, a copy of the notice will be sent by regular mail to the
affected taxing entities.
At the public hearing, the City Manager will present a summary of the report and a
recommendation to the City Council. The City Council will also be presented with
the recommendation of the Planning and Zoning Commission. Following the public
hearing, the City Council will act on the Plan.
Agricultural Land
Code of Iowa Chapter 403.17.10 allows agricultural land (as defined by Code of
Iowa Chapter 403.17.3) to be included in an economic development area only with
the consent of the owner of the land. The proposed urban renewal area comprises
three parcels owned by the ISU Research Park and two parcels owned by Erben
Hunziker and Margaret Hunziker Apartments, LLC. that meet the definition of
agricultural land. The property owners have consented to allow their parcels to be
included in the urban renewal area, which can be found in the Appendix.
Property Description
The proposed urban renewal area comprises twenty parcels. Additional rights of
way are also included. A portion of this area lies outside the corporate limits of the
City of Ames and is generally described as the west 33-feet of the University
Boulevard/530th Avenue right-of-way easement under the jurisdiction of Story
County. This area can be included in the urban renewal area with the consent of
the Story County board of supervisors. The supervisors have been asked to
provide said consent prior to the adoption of the plan. Their consent will be found
in the Appendix.
A map of the area is found in Attachment 2. The legal description of the urban
renewal area is:
Beginning at the Southwest (SW) corner of the Northwest Quarter (NW '/4) of
Section 22, Township 83 North, Range 24 West of the 5th PM, Story County, Iowa;
thence North along the West line of said Section 22 to the Northwest (NW) corner
of said Section 22, also the Southwest (SW) corner of Section 15, Township 83
North, Range 24 West of the 5th PM, Story County, Iowa; thence North along the
West line of said Section 15 to the centerline of Airport Road, also being the
Northwest corner of the Southwest Quarter (SW 1/4) of the Southwest Quarter (SW
'/4) of said Section 15; thence easterly along the centerline of Airport Road to the
centerline of South Loop Drive; thence following the centerline of South Loop
3
Drive to the centerline of Airport Road; thence easterly along the centerline of
Airport Road to the centerline of South Riverside Drive, also being the Northeast
(NE) Corner of the Southwest Quarter (SW '/4) of said Section 15; thence South
along the centerline of South Riverside Drive to the Southeast (SE) Corner of the
Northwest Quarter (NW '/4) of said Section 22; thence East along the South line of
the Northwest Quarter(NW '/4) of said Section 22 to the Southwest (SW) corner of
the Northwest Quarter (NW '/4) of said Section 22 also being the point of
beginning; and
The East 33 feet of the Northeast Quarter (NE '/4) of Section 21, Township 83
North, Range 24 West of the 5th PM, Story County, Iowa, being the west half of the
right-of-way of S 530th Avenue and lying within unincorporated Story County; and
The East 33 feet of Parcel "C" of the Southeast '/4 of the Southeast '/4 (SE '/4 SE
'/4) of Section 16, Township 83 North, Range 24 West of the 5th PM, as described in
a Plat of Survey recorded in the office of the Story County Recorder on October 12,
1998 on Slide 4 page 1 of the Recorder's Plat Cabinet as Instrument Number 98-
14136, being the west half of the right-of-way of S 530th Avenue and lying within
unincorporated Story County; and
The East 33 feet of that part of the Southeast '/4 of the Southeast '/4 of Section 16,
Township 83 North, Range 24 West of the 5th PM, bounded as follows: On the
Northeast by the East line of said Southeast %4 of the Southeast '/4 of Section 16; On
the Northwest by a line parallel with and distant 50 feet Northwesterly, measured at
right angles, from the center line of the main track (now removed) of the Des
Moines and Minnesota Railroad Company (now the Chicago and North Western
Transportation Company), as said main track center line was originally located and
established over and across said Section 16; On the Southwest by the South line of
said Southeast '/4 of Section 16; And on the Southeast by said above described
original main track center line, as described in a Deed recorded in the office of the
Story County Recorder on February 8, 1991 as Instrument Number 05678, being
the west half of the right-of-way of S 530th Avenue and lying within unincorporated
Story County; and
The East 50 feet of Wessex Subdivision as described in a Subdivision Plat recorded
in the office of the Story County Recorder on January 6, 1998 as Instrument
Number 98-00182, also known as Lot `B" of said Wessex Subdivision and being
the west half of the right-of-way of University Boulevard(Elwood Drive); and
The West 33 feet of the Northeast quarter (NE '/4) of Section 22, Township 83
North, Range 24 West of the 5th P.M. being the east half of the right-of-way of
South Riverside Drive; and
Lot 3 except Parcel K (CFN 12-96), of Iowa State University Research Park
Second Addition; and
4
The right-of-way of University Boulevard lying between a point 825 feet North of
the centerline of Airport Road and the centerline of Airport Road and Oakwood
Road, and
The northerly half of the right-of-way of Airport Road abutting Lot 3 except Parcel
K (CFN 12-96), of Iowa State University Research Park Second Addition.
Urban Renewal Project Description
The proposed urban renewal area (hereinafter referred to as the "Area") comprises
approximately 285 acres of land adjacent to the existing Iowa State University
Research Park (ISURP). In general, it is bounded on the west by University
Boulevard, on the east by S. Riverside Drive, on the south by the Ames city limits,
and on the north by Airport Road. However, it also includes a parcel on the north
side of Airport Road and a portion of University Boulevard right-of-way extending
north of US Highway 30.
The Project provides support for economic development and the necessary
infrastructure for the expansion of the Iowa State University Research Park. The
research park was established in 1987 and has continued to consistently expand
throughout the years. The research park currently contains over 500,000 square
feet of building space and pays almost $1 million in property taxes each year.
ISURP administration seeks to expand the area of the park and to significantly
expand on the current employment base of 1,200 by recruiting leading and
emerging firms in the bio-technology, agriculture, technology, and software
industries. Support services for employment uses may also be integrated into the
research park. Phase III is the first phase of the research park's expansion into
new lands recently annexed into the City of Ames.
To help accomplish this expansion, the ISURP received a legislative appropriation
of $12 million for an ISU Economic Development Core Facility building. This
building will house ISU's economic development offices, which will include ISURP
administration offices, Office of Economic Development and Industry Relations,
the Center for Industrial Research and Service, the Iowa Small Business
Development Center, the Pappajohn Center for Entrepreneurship, ISU's Office of
Intellectual Property and Technology Transfer, the Iowa State Research
Foundation and the Cultivation Corridor regional economic development project.
This appropriation and subsequent grant of RISE funding from the Iowa
Department of Transportation, along with tax-increment financing, will provide the
necessary funding for streets, water service, sanitary sewer, storm sewer, and
other necessary infrastructure.
The project will provide improvements to University Boulevard and S. Riverside
Drive adjacent to the development. Capacity improvements at the intersection of
University Boulevard and Airport Road are also a part of the project. There will
also be a new road, generally running east/west, connecting University Boulevard
and S. Riverside Drive which will provide access to the ISU Economic
Development Core Facility building as well as the new industrial development. The
5
project will also include the installation of the sanitary sewer and water mains
along University Boulevard, S. Riverside Drive, and the new east/west street.
Urban Renewal Plan Objectives
This urban renewal area is being created to expand the available inventory of fully
serviced industrial land within Ames and target office and research and
development uses. The objectives of this plan are consistent with the Land Use
Policy Plan and are listed below.
• To facilitate the expansion of the Iowa State University Research Park.
• Establish the Research Park as a nationally recognized Innovation District.
• Support employment uses with complementary commercial and service
uses.
• To provide employment opportunities in the high-tech research and
industrial sector and increase the employment base of the community.
• To increase the assessed valuations of the property tax base of the city.
• To create a public-private partnership to encourage development in the
New Lands.
• To create a mechanism to fund the necessary infrastructure of that
expansion.
Conformance with Land Use Policy Plan
The Land Use Policy Plan, adopted by the City Council in 1997 and subsequently
amended, provides guidance on support of the growth of the City and economic
development. The LUPP includes a narrative discussion of the goals and
objectives or the City as well as maps and diagrams of City's policies. The Project
is situated in area mapped with a Land Use Designation of Planned Industrial.
See Attachment 3
GROWTH DETERMINANTS(LUPP PP. 12)
Population projections for the City of Ames, completed in 2011, show a population
of between 61,270 to 72,771 by the year 2030. This increase in population from
the 2010 census figures of 58,965 will require increases in housing and
employment opportunities.
GOALS FOR A NEW VISION (LUPP PP. 18-27)
Goals for a New Vision of the Land Use Policy Plan describe ten goals in broad
categories, as well as a number of objectives to meet those goals. Those that
more greatly influence the development of an industrial urban renewal area are
quoted below. Some goals are not included as they bear little relationship to this
economic development issue. The text of the LUPP is shown below in serif font.
Emphasis is added to the more pertinent passages.
Goal No. 1. Recognizing that additional population and economic growth is likely, it is
the goal of Ames to plan for and manage growth within the context of the community's
6
capacity and preferences. It is the further goal of the community to manage its growth so
that it is more sustainable, predictable and assures quality of life.
Obiectives. In managing growth, Ames seeks the following objectives.
I.A. Ames seeks to diversify the economy and create a more regional
employment and market base. While continuing to support its
existing economic activities, the community seeks to broaden the
range of private and public investment.
I.B. Ames seeks to integrate its growth with an economic development strategy
for the Central Iowa region.
I.C. Ames seeks to manage a population and employment base that can be
supported by the community's capacity for growth. A population base
of 61,000-73,000 and an employment base of up to 34,000 is targeted
within the City. Additionally, it is estimated that the population in the
combined City and unincorporated Planning Area could be as much as
67,000 and the employment base could be as much as 38,000 by the year
2030.
Goal No. 2. In preparing for the target population and employment growth, it is the goal
of Ames to assure the adequate provision and availability of developable land. It is the
further goal of the community to guide the character, location, and compatibility of growth
with the area's natural resources and rural areas.
Objectives. In assuring and guiding areas for growth, Ames seeks the following
objectives.
2.A. Ames seeks to provide at least 600 to 2,500 acres of additional
developable land within the present City and Planning Area by the year
2030. Since the potential demand exceeds the supply within the current
corporate limits, alternate sources shall be sought by the community
through limited intensification of existing areas while concentrating on the
annexation and development of new areas. The use of existing and new
areas should be selective rather than general.
2.13. Ames seeks to assure the availability of sufficient suitable land resources
to accommodate the range of land uses that are planned to meet growth.
Sufficient land resources shall be sought to eliminate market constraints.
2.C. Ames seeks a development process that achieves greater compatibility
among new and existing development.
7
2.D. Ames seeks a development process that achieves greater conservation of
natural resources and compatibility between development and the
environment.
2.E. Ames seeks to integrate its planning with that of Story County and
surrounding counties in assuring an efficient and compatible development
pattern, and in assuring that there are adequate agricultural resources to
serve the region.
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.
Obiectives. In defining the growth pattern and timing of development, Ames seeks the
following objectives.
S.A. Ames seeks to establish priority areas for growth in which there are
adequate and available land resources and infrastructure to meet the
major development requirements through the year 2030.
5.13. Ames seeks to attract public and private capital investment in the
priority areas for growth on a concurrency basis (i.e. having
infrastructure available at the time of development approval). Public
capital improvements (e.g. trunk lines and a major street system) could be
used to leverage the location of development and the availability of land.
S.C. Ames seeks the continuance of development in emerging and infill areas
where there is existing public infrastructure and where capacity permits.
S.D. Ames seeks to have the real costs of development borne by the initiating
agent when it occurs outside of priority areas for growth and areas served
by existing infrastructure.
S.E. Ames seeks to integrate its planning with that of Story County and regional
planning agencies.
Goal No. 7. It is the goal of Ames to provide greater mobility through more efficient use
of personal automobiles and enhanced availability of an integrated system including
alternative modes of transportation.
Obiectives. In achieving a more mobile community, Ames seeks the following objectives.
8
7.A. Ames seeks to establish a comprehensive and integrated transportation
system that includes automotive, public transit, pedestrian, bicycle and
ride-sharing modes.
7.13. Ames seeks a transportation system that is linked with the desired
development pattern of the overall community and areas therein.
7.C. Ames seeks to establish new transportation corridors that have been
planned, in part,to minimize impacts on significant natural resources.
7.1). Ames seeks to increase the efficiency of existing traffic movement in
reducing air pollutants from automobiles (e.g. improving intersection
movements to minimize delays and conserve energy).
7.E. Ames seeks a development pattern that protects and supports the airport and
its flight approach zones.
Goal No. 9. It is the goal of Ames to promote expansion and diversification of the
economy in creating a base that is more self-sufficient and that is more sustainable with
regard to the environment.
Objectives. In creating an economic base that is more self-sufficient and environmentally
sustainable, Ames seeks the following objectives.
9.A. Ames seeks more diversified regional employment opportunities
involving technology-related services and production, office centers and
retail centers.
9.13. Ames seeks to attract and support a small- and medium-size business center
that utilizes the skills and products of the area's trained workforce.
9.C. Ames seeks to expand its research and technology development through
greater private,public and university coordination and cooperation.
9.1). Ames seeks economic activities that are compatible and sustainable
with its environment.
FUTURE LAND USE ALLOCATIONS(LUPP P. 33)
"An additional 55-325 acres should be allocated for future industrial uses. Included are
approximately 45-240 acres for planned industrial involving industrial park-type settings,
plus 14-85 acres for general industrial involving non-park settings."
FUTURE LAND USE POLICY PLAN MAP
The area of the proposed urban renewal area is identified on the Land Use Policy
Plan Map as Planned Industrial. See Attachment 3.
9
NEW LANDS POLICY OPTIONS(LUPP PP. 62-63)
The area of the proposed urban renewal area is described as New Lands Area on
page 53. The New Lands Area proposes the following information relating to
industrial land.
"Industrial Expansion Areas. In further supporting the community's goal for economic
expansion, additional industrial uses are needed. Expansion areas are recommended for
both private sector activities and ISU research park activities. It is recommended that the
New Lands area provide the base for the community's industrial expansion...."
"Planned Industrial. It is recommended that much of the new industrial uses be
associated with planned industrial parks. These planned industrial parks should be located
in conjunction with a limited - access highway. A limited- access highway location
provides adequate ingress and egress for the regional - scale activities without imposing
the associated extraneous traffic on the community's internal traffic system.
"Uses. All future large-scale industrial activities should be located in planned industrial
parks. Locating large-scale activities in parks assures adequate land area, access, utilities
provisions and environmental controls. The park locations also assure that appearances are
compatible with the community's entries along which planned industrial locations are
recommended.
OTHER LUPP ISSUES
The Land Use Policy Plan presents no contradiction in the use of this land as
planned industrial and as the expansion of the ISU Research Park. There are no
issues associated with the proposed industrial land use that are contradicted by
the Natural Resources Inventory or Natural Resources Suitability Analysis (pp.80-
82).
SUMMARY
The urban renewal plan and the proposed urban renewal project are consistent
with and supported by the goals of the Ames Land Use Policy Plan. This is
demonstrated by:
• The area will support an increased employment base moving the City closer
to its 2030 employment projections.
• The area provides 200 gross acres of land moving the City closer to its
anticipated increase of 300 to 375 acres of new industrial land.
• Development of the area assures the immediate availability of planned
industrial developable land.
• The project improves existing connection and provides new connections in
the City's transportation network.
• The project leverages private development with its investment of public
resources.
• The project supports and the area is adjacent to an existing planned
industrial area and public infrastructure is immediately adjacent.
10
• The area lies within a planned industrial designation of the Land Use Policy
Plan Map.
• The scale of the project is consistent with the Land Use Policy Plan's
description of planned industrial in which "all future large-scale industrial
activities should be located in planned industrial parks."
• The area lies within the New Lands Area, which is identified for the
community's industrial expansion.
Conformance with Zoning and Current Use
The Area is currently zoned A-Agriculture. This zoning designation was applied
upon annexation in September, 2014, consistent with the requirements of the
Ames Zoning Ordinance. A zoning map amendment to the PI-Planned Industrial
designation has been filed with the City and its approval is anticipated prior to
development. The land is currently being used for agricultural purposes.
City's Debt Obligations
This urban renewal area will include a provision for tax increment financing. In
accordance with Code of Iowa Chapter 403.17(24)(c), the following financial
information is provided.
CURRENT GENERAL OBLIGATION AND REVENUE BOND DEBT
As of 9/30/'14
Amount
Date of Interest Originally Maturity Outstanding
Issue Rates Issued Date 9/30114
General obligation
bonds:
Corporate purpose 2006 4.000% $ 5,285,000 2018 $2,100,000
Corporate purpose 2007 3.75-4.15% $9,130,000 2019 $4,820,000
Corporate purpose 2008 3.75-4.15% $ 5,855,000 2020 $4,745,000
Corporate purpose 2009 2.00-3.50% $ 11,165,000 2021 $7,145,000
Corporate purpose 2010 2.00-2.50% $6,690,000 2022 $4,745,000
Refunding 2011 2.00-3.35% $ 5,980,000 2021 $2,150,000
Corporate purpose 2011 1.00-2.40% $6,675,000 2023 $5,090,000
Corporate purpose 2012 1.50-3.00% $ 11,325,000 2032 $ 11,045,000
Corporate
purpose/refunding 2013 2.00-3.125% $21,220,000 2032 $20,420,000
Corporate purpose 2014 2.00-2.50% $ 9,965,000 2026 $9,965,000
Total general obligation bonds $93,290,000 $72,226,000
Revenue bonds:
Hospital improvement 2011 3.00-5.625% $65,000,000 2036 $64,060,000
Hospital improvement/
refunding 2012 2.07% $26,000,000 2027 $22,270,000
Total revenue bonds $91,000,000 $86,330,000
11
TOTAL ALL BONDS $158,655,000
CURRENT CONSTITUTIONAL DEBT LIMIT AND CAPACITY
As of 9/30/'14
Total Actual Valuation $3,536,735,367
State Mandated Debt Limit* $ 176,836,768
City Reserve(25%of Limit)' ($44,209,192)
Un-Reserved Debt Capacity $ 132,627,576
Outstanding Debt $72,225,000
Total Debt Subject to Limit $72,225,000
'Available Un-Reserved Debt
Capacity City Policy($) $60,402,576
Available Un-Reserved Debt
Capacity City Policy(%) 45.54%
*Total Debt Capacity Available($) $ 104,611,768
Total Debt Capacity Available(%) 59.16%
Notes:
*Iowa statutory debt limit is 5 percent of total city valuation
'City policy reserves 25 percent of available debt capacity
PROPOSED AMOUNT OF INDEBTEDNESS
The project will rely on the use of tax-increment financing to pay for some the
infrastructure improvements. TIF districts will be created in phases as the funding
for each phase of development is needed. The first phase of development utilizing
TIF would be approximately $4 million dollars. The additional phases of TIF
financing may increase the overall funding to $7 million.
12
ATTACHMENT 1: VICINITY MAP
y b ar `
qn
k
2 'a U rT 0 1
>
OW
n
Y
x "AIV
. 4 •,r
"k 3 ik �"•
�•
^ I Legend
0 500 t,Goo [ City Limits A011W Ames,
N Feet Urban Renewal Area
13
ATTACHMENT 2: PROJECT AREA
30 y.
€ � I
g
Air art Rd NIN
15 F
I
k fFW
/ z
5-
0jR
9
' '� `` •rz
ff
s4 'r"3 l: eF
Legend
a don soo CZ3CityLimitsAINK Ames,
N Feet Urban Renewal Area
14
ATTACHMENT 3: LUPP FUTURE LAND USE MAP
3u
" wy � .' ,i. :•• ':,HIGHWAY �".::'.
s - :ORIENTED
HIGHWAY
Ai rport Rd
�= QRIENTED n '' "..
'�`�GOMMERCIAL
� r
IG H
} GOVERNMENT/
` DENSITY t AIRPORT
.RESIDENTIAL `Oakwood Ri.`
a
VILLAGE/ £`,'
SUBURBAN,�,V PLANNED
RESIDENTIAL'fr." INDUSTRIAAL
� s
r �
u s 3
a77
GOVERNMENT/
'-. AIRPORT
:a
�
� I Legend
u "Y fi
800 Cit,,ulnEts Ames,
N Feet Urban Renewal Area
15
ATTACHMENT 4: ZONING MAP
f30
}
N
t=toc' AirportRd.
�y
RL
PI
3
Oakw6bd RdJ
4
'r
i F
'< i'
Legend
0 400 soo ]City LimitsAWKAmes,
N Feet Urban Rene►val Area
16
Appendix A
Recommendation of the Planning and Zoning Commission of November 5, 2014.
17
Appendix B
Affected Taxing Entities, their addresses, and representatives to the consultation.
Affected Taxing Entity Mailing Address Representative to
Consultation
City of Ames PO Box 811
Ames, IA 50010
Ames Community School 415 Stanton Avenue
District Ames, IA 50014
Story County 900 6th Street
Nevada, IA 50201
18
Appendix C
Notice of consultation to Affected Taxing Entities [Notice to Supervisors shown.].
19
Appendix D
Notice of public hearing published in the Ames Tribune on October 22, 2014 and
mailed to the Affected Taxing Entities.
LEGAL NOTICE
NOTICE IS HEREBY GIVEN
that the Ames City Council will hold
a public hearing in the Council
Chambers at Ames City Hall, 515
Clark Avenue, Ames, Iowa at 7:00
p.m. on November 10, 2014,
regarding proposed adoption of an
urban renewal plan for the Iowa
State University Research Park
Urban Renewal Area, pursuant to
Iowa Code Section 403.5....
Diane Voss, City Clerk
20
Appendix E
Owner's letter consenting to inclusion of agriculture property.
SMSOUXATES
REALTORS'
IV"IV,f3unzikrrRvaIIY,conn
September 30,2014
To Whom it May Concern:
As the owner of,The South Half of the Northwest Quarter of Section 22,Township 83 North,Range 24
West of the 5th P.M.,Story County,Iowa,containing 79.72 acres:which includes 1.99 acres of existing
public right of way,agree to the inclusion of this land in the urban renewal area.
Sincerel
E
o6an Hunziker
Trustee
AM ES S ANKE?NY L:()(?-IN it: N�F VADA
1 ilt S.wI,1 Gth Mr," 1 Aakon)Nh'd-S.W'Wl sfr-t 13(N GSA Stnf.!
10111w 5411111-NOW) AA"nx.1A 8001 its rne,I'rrs;MK% 1.'re MUNI
{5iS)133-4450 {SI i)Nb).;if1k (51 )43.-SOO 4515i 382-566"
21
Appendix E
Owners' consent to inclusion of agriculture property.
AVA
Ames,]A 3W10
., t t ,,t r K gt t K
� ,. � �., � � �.... R NWW.6U r'',( ,
t.lclober 1,2014
Mr, Charles Ktiester
Planner
City of Aines
515 Clark Avenue
Dear C ha:lie
Ile Iowa State University Rescaamh Paul acquimes in our inclusion into the C'ity's proposed
urban M-newzat area. 711c property is more particularly described as:
Par,cef L in the Soutineast Quanler of the Southwest Quarter of Section 15 AND part of the
North Half of the Northwest Qc anter of Section 22,all in'rownship 83 t+.orth>Range 24 tlsft
of the 5th P.M.,starry County, 13wa,all together b&V more particularly described as foffows,
Beginning at the Northwest Comer of said Section 22 thence 89019'57'E, 1319.43 feet to
the Northeast Conw of the Northwest Quarter of the Northwest Quarter of said Section 22,
said point also being the Southwest Comer of said Parcel 1.;thence following the boundary
of said Ferrol L NOD'I 11 WE, 489A6 feet to the Northwest Corner thereof; theme
S89-14`47"E, 296.62 feet; thei f 5°46' 5 E, 622.15 feet„ thence N89"52`19"E. 512.38
fret to the Northeast Corner of said Marcel L thence -1O'26-W, 843.11 feet to We
Southeast Corner thereof,said point also being the North Quarter Corner of said Section 2;
thence SOV19'19"E,241.41 teat along the East fine of the Northwest Quarter of said Sect
22 to the Northeast Comer of an existing parcel,described in a twit Claim Cad filed at Inst.
No, 94- 359; thence runniog coincident with the boundary of saint existing parcel
S89'36M 411.96 feet to the Northwest Comer thereof,therm SOO'19'27 E.272.09 feet
to the Southwest Comer thereof;thence N89'36 8"E,411.95 feet to We Southeast Corner
thereof-,thence "19`t9" , 793,23 feet along ft East lime of salt Northwest quartet to
the Southeast of the Northeast Quarter of the Northwest Quarter; thence
NW3 a16W 2648.i0 feet to the Southwest former of the Northwest Quarter of the
Northwest Quarter:thence NOQ*23'42'w, 131 .25 feet to the point of beginning, containing
8,31 acres„which includes 2.42 acres of existing public right of way,
t'learire let us know it you have any qucaaionx a)r e:oourstoat,�.
Sincerely,
ICyWA STATE UNIVERSITY t=ESEA tCI l t'ARK
Sic rrr :C,art,. President
22
r
Appendix F
County's consent to inclusion of unincorporated land
23