HomeMy WebLinkAboutA001 - Staff Report dated August 15, 2020 ITEM: 22
DATE: 08/15/20
Staff Report
OVERVIEW OF AMES' URBAN REVITALIZATION PROGRAM
August 25, 2020
BACKGROUND:
The City Council included a review of the established Urban Revitalization Areas (URA)
and Programs in the Planning Division Workplan so that the Council may determine if any
adjustments are needed to meet their current goals. City Council also directed staff to
prepare options to revise the University Area URA in relation to construction of new Greek
houses.
The Urban Revitalization Areas are allowed by Iowa Code Chapter 404 as a means to
encourage reinvestment, removal of -blight', or for economic development by allowing a
City to grant partial property tax abatement for new improvements to qualified real estate.
Tax abatement is the elimination of property taxes, both the general levies and debt
service, for all taxing entities related to the increased value of the project as a result of
new improvements. The base value of the property before improvements and related
taxes are not abated. The value of property tax abatements can be as much as 100% of
the increased value or a set schedule of reduced percentages as defined by the Code of
Iowa and approved by the City Council.
The City also has established Programs that describe under what circumstances the City
Council would consider creating a formal URA. The Programs do not in and of themselves
establish property tax abatement incentives, they are only policies intended to guide
consideration of a specific request to create a URA. The Addendum includes information
regarding each current Program.
Since 1981, the City has been administering the Urban Revitalization Area (URA)
Program as allowed under Code of Iowa Section 404.2(2). The URA program initially
occurred with the designation of five URAs that contained blighted and under-utilized
conditions. An in-depth review of the URA Program in 1998 resulted in the City Council
phasing out most of the URAs that existed at that time in order to gain more control over
the tax incentive that was given for new development. Several transitional URA areas
were established at that time to allow for the continuation of tax abatement for existing
projects. City Council also established new URAs as a result of the comprehensive
review. Additional changes have occurred since then on a case-by-case basis. The
Addendum includes additional details on current URAs, including eligibility criteria, area
maps, and the applicable value-added increase approved at time of adoption.
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PROGRAM AREA OBJECTIVES:
By individual resolutions the City Council approve "Programs" that identified City priorities
that would support creating a Revitalization Area upon request. These Programs are non-
binding for creating Revitalization Areas and granting tax abatement. Currently the City
has four Program areas.
• Commercial Urban Revitalization Program in HOC Zoning
• Roosevelt School Area Urban Revitalization Program
• SE 16th St Commercial Urban Revitalization Program
• University Impacted Area West Program
URBAN REVITALIZATION AREAS:
In accordance with Chapter 404 of the Code of Iowa, the City Council has established
multiple Urban Revitalization Areas (URAs). Urban Revitalization Areas may be
established when an area meets one or more of the following criteria as established by
the State:
• Conditions exist that are detrimental to the public health, safety, or welfare.
• Conditions exist that arrest sound growth, retard housing accommodation,
constitute economic or social liability and menace public health. safety, or
welfare.
• Buildings exist needing preservation or restoration because of age, history,
architecture, or significance.
• The area has been designated an economic development area.
• The area has been designated a housing or residential development area.
Establishment of an Urban Revitalization Area requires a public hearing and adoption of
an Ordinance. An Area Map and Criteria are defined that fulfill certain policy objectives
related to that particular area. Project Specific URAs often include approved project site
plans and building elevations in place of an area map. Once an URA is established by
Ordinance, properties located within the URA may apply for tax abatement with the City
Assessor if they meet the established criteria and are determined to be eligible by the City
Council upon competition of improvements.
Some project specific URAs have included expiration dates for the completion of the
project and eligibility for URA tax abatement — but not all. Those which have not included
an expiration date may be considered expired, due to the completion of the project, but it
is staffs opinion that a formal action on the part of the Council to eliminate these
completed projects would be beneficial to avoid inadvertent subsequent property tax
incentives for future improvements.
Current URAs (map included in Addendum).
• Downtown URA, No expiration
• Campustown URA: No expiration
• South Lincoln Neighborhood URA; No expiration
• East University Impacted Area URA; No expiration
• North Sheldon URA: No expiration
• 405 & 415 Hayward URA [Iowa House] (Project Specific): No expiration
• SE 16'1 Street First URA [beery Brothers] (Project Specific); No expiration
• 921 9th Street URA [Roosevelt School] (Project Specific); No expiration
• 517 Lincoln Way URA [Squeaky Clean] (Project Specific); No expiration
• 205 South Wilmoth URA [Breckenridge] (Project Specific); Expires 12-31-2021
• Walnut Ridge URA [3505-15 Lincoln Way] (Project Specific): Expires 12-31-2021
• The Union URA [2700 Lincoln Way] (Project Specific): Expires 12-31-2021
• 415 Stanton URA [The Crawford] (Project Specific); Expires 12-31-2021
Under Code of Iowa Section 404.7. the State grants the city authority to repeal the
ordinance establishing a revitalization area, if the city determines that "the desired level
of revitalization has been attained or if the city determines that economic conditions are
such that the continuation of the URA abatement would cease to be of benefit to the city".
If a repeal of a URA should occur, existing tax abatements, based upon approved
eligibility, continue until the completion of the tax abatement cycle of three, five or ten
years.
OPTIONS RELATED TO EXISTING URAs AND PROGRAM OBJECTIVES:
URAs have generally been successful at incentivizing projects prioritized by the City
Council over the past two decades. However, as time goes on the goals and objectives
for an area or program may become stale. not support current priorities. or are ineffective
at achieving their goals. Staff believes that some of these circumstances exist and
that City Council may wish to repeal some URAs that that have been completed,
have not achieved their purpose, or may not coincide with the preliminary direction
on future changes related to Ames Plan 2040. City Council could also direct staff
to revisit the criteria within a URA to update the expectations. Staff is not
recommending creating any new URAs at this time.
Extensive details on the current URAs and program objectives are included in the
Addendum to assist in answering the following questions as City Council considers
whether to update or repeal specific URAs:
• Has the URA been effective in achieving its purpose?
• Has the desired level of revitalization has been attained?
• Has it had the impact on revitalization envisioned?
• Are the individual criteria supportive of current goals and expectations for
development?
• With the upcoming completion of the Ames Plan 2040. will it still have relevance
as a priority?
• Are the economic conditions such that the continuation of the URA abatement
would cease to be of benefit to the city?
Option 1 — Determine if any changes are desired to the Program Objectives
Are the following Program Objectives still needed?
• Commercial Urban Revitalization Program In HOC
• SE 16th St Commercial Urban Revitalization Program
• Roosevelt School Area Urban Revitalization Program
• University Impacted Area West Program
Each of the Programs are unique and established at different times over the past 20
years. The Roosevelt School Area program has served its purpose of supporting adaptive
reuse of the former school building and should be repealed.
The remaining three Programs are not often utilized and City Council has not always
chosen to create URA's based upon their polices. Staff's primary concern for these
programs is looking forward, especially for the HOC Program, that they align with future
redevelopment goals of Plan 2040. With Plan 2040's focus on new Redirection Areas
encouraging future context sensitive development. Sub-areas with planned broader areas
of change, a general reorganization of commercial designations. and environmental
policies, these Programs may not be relevant any longer.
Although these Programs do not lock City Council in to creating URA and may not
be a high priority at this time, it would be helpful to get direction on generally
maintaining, repealing, or updating the Programs. If Council is interested in changes
or updates. Staff would address specific changes at a follow up meeting based upon
Council input. However, staff believes repealing Programs is preferable to making
substantive changes to multiple areas in anticipation of Plan 2040. New Programs
and areas can then be created based upon City Council priorities for
implementation in 2021 when Plan 2040 is complete. Changes to the Programs only
requires City Council to adopt a new resolution amending the Programs.
Option 2 — Determine if any changes are desired to the URA Criteria Matrix and Map
Areas
Are the following URAs still needed and effective?
• Downtown URA
• Campustown URA
• East University Impacted URA (addressed separately in following section)
• North Sheldon URA
• South Lincoln Neighborhood URA
Establishment of Urban Revitalization Areas has been a useful tool to expedite project
qualification. Its primary benefit is that the applicant is not subject to a lengthy approval
process and discussion of unique criteria as generally applicable criteria apply to all
projects that meet preestablished criteria. This approach emphasizes general area
benefits rather than project specific benefits. The downside is that discretion on the
desirability or need of providing the incentive for an individual project is limited. The most
commonly used URAs are the Downtown and East University Impact URAs. The
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combination of demand for development in these areas related to ISU and the economic
incentives encouraged substantial investments and changes to the areas.
Of the current URAs, staff believes the South Lincoln Neighborhood URA should
be repealed. Minimal redevelopment has occurred in this area and the structure of the
criteria has not yielded the specific desired results in terms design and character. This
area is labeled in Plan 2040 as an area to be revisited for an updated sub-area plan and
it would be appropriate to consider a new URA in the future once that planning work is
complete and to not encourage potentially undesirable redevelopment in the interim.
Additionally, it is also staff's recommendation that the Council modify the
Downtown URA and request staff to develop eligibility criteria relate to the recent
addition of the Ames Main Street Historic District on the National Register of
Historic Places. Based upon the requirements of increasing assessed value to benefit
from tax abatement, adding criteria related to historic preservation may or may not be
economically valuable to a property owner, but it would encourage preservation. This type
of update would require follow up with City Council to discuss appropriate criteria before
proceeding with any changes.
The other remaining URAs could be maintained as generally consistent with current goals
and are not likely to conflict with Ames Plan 2040. They may need updates in future years
based upon final decisions on redirection areas and sub-area plans (i.e. North Sheldon),
but are not necessarily pressing needs at this time.
Any URAs that are to be repealed require adoption by Ordinance. Any desired
amendments to the criteria are made by resolution.
Option 3 — Determine if project specific URAs which do not have a stated expiration
date should be repealed to ensure closure
Are the following project specific URAs still needed?
• 405 & 415 Hayward URA [Iowa House]
• SE 161 Street First URA [Deery Brothers]
• 921 911 Street URA [Roosevelt School]
• 517 Lincoln Way URA [Squeaky Clean]
Several project specific URAs have not included an expiration date. Although the approval
of the Urban Revitalization Area referenced specific attached project plans, a stated
expiration date or limitation on the applicable time period for tax abatement qualification
was not included.
Staff recommends that for housekeeping purposes, all project specific URA
ordinances adopted since 2000 without an expiration date be repealed. The
exception would be the SE 161h Street First URA due to a companion development
agreement for the properties.
STAFF COMMENTS:
The City Council should determine based on the data and analysis included in this report
what changes to Ames' Urban Revitalization Program and Urban Revitalization Areas
should be considered. With the completion of Ames Plan 2040. guidance for new
redevelopment areas will become apparent. Each of the options listed above include
some recommended changes. Staff recommends moving forward with these changes in
based upon current need or interest in the URAs and anticipation of Ames Plan 2040.
It is staff's intent that the material provided herein provides clarity for the Council to
provide direction to staff on their preferences for changes, so that next steps can be
defined. Although there will be some staff time involved to implement changes directed
by Council. it is not anticipated that it will be burdensome to staff. given the background
materials already compiled.
Overall staff recommends that City Council repeal Programs and Areas that are complete,
appear to not align with current priorities for economic development or preservation, or
may conflict with future goals of Ames Plan 2040. Although many changes could be
made, staff recommends prioritizing changes to the following as a first step.
1. Repeal Roosevelt Program and URA
2. Repeal South Lincoln Neighborhood URA
3. Repeal 405 & 415 Hayward URA -Iowa House
4. Repeal 517 Lincoln Way URA -Squeaky Clean
5. Update of Downtown to include Historic Preservation Criteria
If City Council chooses to keep the other Programs or Areas in place at this time. the
HOC program will need to be modified/repealed in 2021 to address the substantial
changes in commercial designations planned with Ames Plan 2040.
OPTIONS RELATED TO EAST UNIVERSITY IMPACTED URA AND CONSTRUCTION
OF NEW GREEK HOUSING:
The East University Impacted URA has had 13 properties seek tax abatement since 2006.
Originally the criteria were designed to encourage preservation and expansion of existing
Greek houses with the goal of incentivizing reinvestment in the area and supporting the
Greek system to maintain its presence near campus. During the rapid expansion of ISU
enrollment during the past decade, several things started to occur more frequently than
were anticipated in the early 2000s. Staff saw a steady increase in the size of Greek
houses due to a reduction in required parking as a result of 2014 zoning text amendment
with the desire to upgrade and add amenity space. even if there is little or no increase in
the bed capacity of the facility. Additional new chapters decided to locate in the area due
to its location. Due to the desire to upgrade facilities there have been three approved
demolitions and new construction approvals in the past five years years. With the change
in the URA criteria in 2018 to allow for either additions or new construction to be
eligible for tax abatement, the City created somewhat opposing policies between
its current restrictive demolition standards in the Zoning Ordinance and its
financial incentives for Greek homes in the URA. The map on page 15 of this report
illustrates the location of current Greek Housing structures, those receiving tax abatement
and those with new construction receiving tax abatement.
City Council directed staff to address this difference with proposed adjustments to the
URA criteria to not allow for new construction to be eligible for tax abatement. Council
noted the intent was to allow for the Kappa Kappa Gamma house at 120 Lynn to proceed
under the current rules as it was approved for demolition in December 2019. Rather than
solely amend the criteria for new construction, it is also possible the Council could
conclude that incentives for Greek house expansions are no longer necessary either due
to the desirability of the area for locating Greek houses or the need to support expansion
of amenity spaces. There does not appear to be a push to locate in other areas that are
less costly or easier to develop than the areas adjacent to campus.
Staff also identified an error by the City regarding one property's eligibility for tax
abatement as a result of mapping the approved tax abatements for the East University
Area. The property at 313 Lynn applied for tax abatement under the East University Area
URA and approved by the City per staff's recommendation in 2018. This was an error as
the property is not within the East University Area URA, it is in the West University
Program Area to create a URA. City Council will need to provide direction on how to
proceed with correcting this error in addition to future policy changes for the general East
University URA.
Option 1 — Direct that "new construction" be eliminated as an eligibility criterion.
The change in focus of the URA from preserving existing Greek houses in this area to the
greatest extent possible to now allowing tax abatement after demolition and new
construction, will over time eliminate some of the historic characteristics of the area that
once made it distinctive. Although the Criteria does not include specific historic
preservation standards, it was one of the reasons for the initial standards for only
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addressing expansions. Eliminating new construction as an eligibility criterion
restores tax abatement as an incentive to encourage and support adaptive reuse
of Greek houses (some of which are likely to be historically and architecturally
significant).
Ames Municipal Code Section 29.1110(2) requires City Council approval for demolition
of an existing or former Greek house in the East University Impacted Area. Five Greek
houses have received approval for demolition in recent years— four houses (Kappa
Kappa Gamma at 120 Lynn Avenue, Delta Tau Delta at 2121 Sunset Drive, Sigma Chi at
2136 Lincoln Way and Acacia at 138 Gray Ave) in order to construct new, larger homes
for the increased Greek population. Two of these properties have thus far received tax
abatement. The house at (129 Ash Avenue) was demolished to allow the construction of
a parking ramp for a church and the Kappa Kappa Gamma house has not yet proceeded
with their project.
Even though demolition must be approved based upon hardship, concern has been
expressed that the City might be incentivizing the demolition of historic buildings,
contrary to city goals, objectives and policies for cultural resources. Additionally,
with an incentive available to start afresh (with new construction), the motivation
to renovate an existing structure is severely reduced.
This option returns the URA to the former eligibility criteria:
• The building is an existing or former residence recognized by the Iowa State
University as part of the Greek residence system; and
• 70% of the area of the existing exterior walls of the structure will remain.
• Construction of a new Greek residence recognized by Iowa State University as
part of the Greek residence system if built on a site that was formerly a Greek
residence with a demolition approved by City Council prior to January 1. 2021-new
Option 2 — Eliminate the East University Impacted URA altogether.
Since the inception of the URA. 13 different properties have received tax abatement with
one property receiving a second approval for a subsequent abatement. A list of these
properties is included in the Addendum.
The URA could be eliminated based upon the success of the program in solidifying the
neighborhood with Greek housing and the clear market demand for this type of housing
to be in areas adjacent to Campus. Some of the improvements incentivized by the
program have been increases in amenity space more than an increase in capacity or
renovation of the existing facilities to maintain their presence in the area. Ending the
program could be through the repeal of the URA or establishing a date in the future where
it is no longer in effect to allow projects planning to occur in the next year to proceed.
Option 3 — Determine that no changes are needed to meet the City Council's desired
goals for the East University Impacted URA.
This option leaves the current eligibility criteria as amended in 2017, in place.
• 5% increase in assessed value
S
• Properties must be located within the designated East University Impacted Urban
Revitalization Area.
• Existing or former residences recognized by Iowa State University as part of the
Greek residence system, and which. following rehabilitation. 70% of the area of
existing exterior walls of the structure will remain; OR
• Construction of a new Greek residence recognized by Iowa State University as
part of the Greek residence system if built on a site that was formerly a Greek
residence.
The criteria align with the City's land use policy for this area- to support the concentration
of Greek housing in this area by continuing to house students who are members of the
Greek organizations. Although the incentive and focus no longer is on supporting the
reuse of existing Greek housing facilities, the criteria continues to provide tax abatement
funding supporting a desired use for the area. However, it is more likely the program
would support demolition requests rather than renovation and expansion as it is currently
written.
STAFF COMMENTS:
Staff is most supportive of Option 1 , but sees merit in either of the first two options. Staff
does not support Option 3. Council could also indicate an interest in changing some of
the criteria related to eligibility to address other specific concerns.
If City Council chooses to eliminate the URA. all current tax abatements would continue
to the end of their approved abatement schedules.
OPTIONS RELATED 313 LYNN AVENUE:
The boundaries of the East University Impacted URA were implemented to replicate the
O-UIE (East University Impacted Overlay District). The boundary of the URA has not
changed since its initial adoption in 2006. The boundary encompasses the majority of
Greek housing facilities that have historically been associated with ISU's Greek Housing
program.
In 2018, the property at 313 Lynn Avenue was approved for tax abatement. This was in
error. The application misstated that the property was located within the East University
Impacted Area Overlay District, which is incorrect. It is rather, abutting the East University
Impacted Area Overlay District. but located within the West University Impacted Area
Overlay District.
The property at 313 Lynn Avenue was purchased in 2016 by Delta Gamma for Greek
housing. It formerly was home to the non-profit Assault Care Center and was constructed
in 1972. The renovation retained 70% of the area of the exterior walls of the structure,
resulting in it qualifying as having met the criteria of the URA (except for the mistaken
location).
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The location discrepancy was only recently discovered as part of the preparation for this
staff report. Staff has identified the following options to rectify the error and is requesting
a determination from the City Council on how to proceed.
Option 1 — Amend the boundary of the boundaries of the East University Impacted
Urban Revitalization Area as described in Ordinance 3880. to include the 313 Lynn
Avenue property; or
Option 2 — Reverse the approval of the tax abatement for the property located at
313 Lynn Avenue, which became effective in 2018 and stop abatement for the
remainder of its abatement schedule; or
Option 3 — Identify another course of action to be implemented to rectify the
situation.
STAFF COMMENTS:
Staff recommends proceeding with Option 1 .
ADDENDUM
URBAN REVITALIZATION AREAS (URAs):
Current URAs:
• Downtown URA; No expiration
• Campustown URA; No expiration
• South Lincoln Neighborhood URA; No expiration
• East University Impacted Area URA: No expiration
• North Sheldon URA; No expiration
405 & 415 Hayward URA [Iowa House] (Project Specific): No expiration
• SE 16" Street First URA (Deery Brothers] (Project Specific): No expiration
• 921 9th Street URA [Roosevelt School] (Project Specific). No expiration
• 517 Lincoln Way URA [Squeaky Clean] (Project Specific); No expiration
• 205 South Wilmoth URA [Breckenridge] (Project Specific); Expires 12-31-2021
• Walnut Ridge URA [3505-15 Lincoln Way] (Project Specific); Expires 12-31-2021
• The Union URA [2700 Lincoln Way] (Project Specific); Expires 12-31-2021
• 415 Stanton URA [The Crawford] (Project Specific): Expires 12-31-2021
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The following text includes Criteria Matrix and Map Areas for each URA:
Campustown URA — Criteria: Masonry/Structured Parking/Mixed Use
established 10-23-2001 by ORD # 3636; plan 10-09-2001 by RES # 01-462; amended criteria
03-28-2006 by RES # 06-113; 02-24-2009 by RES # 09-076; and12-14-2010 by RES # 10-563;
amended map 12-13-2016 by ORD #4285; NO EXPIRATION
The value-added requirement is a 5% increase in value. Since its establishment, 13 properties
have received tax abatement:
• 120-124 Hayward Ave [Campus Plaza LC]in 2018;
• 2311 Chamberlain St[Cyclone Inns LLC]in 2017;
• 2300 Lincoln Way[The Foundry]in 2016;
• 2320 Lincoln Way[23 Twenty Lincoln]in 2016;
• 127 Stanton Ave [Campus Acquisitions; The Resort]in 2013
• 111 Lynn Ave[Cyclone Inns LLC]in 2011;
• 217 Welch Ave[Dickson D & LuAnn Jensen]in 2006:
• 2420 Lincoln Way in 2005;
• 121 Beach Ave [121 Beach LLC]in 2005;
• 2519 Chamberlain St[Chamberlain LLC]in 2005;
• 119 Stanton St[117 Stanton, LLC]in 2005;
• 117 Stanton Ave[117 Stanton, LLC]in 2004; and
• 215 Stanton Ave [Cyclone Plaza 2, LLC]in 2004.
Current Eligibility Criteria:
(A) (B) (C
Project must meet one criterion of three options front Project must meet one criterion of two options from All projects with residential uses shall also meet the
Column/f). Column(B). following criteria or equivalent as approved b1'Cip,
Coun cif
(1)Slum and D1lighted (1)Underrepresented
Properties where a majority of the assessed valuation has Properties that are to include a business use where the I Limit commercial space in the same building to the
been determined to be substantially unsafe or to have an actual sales of the business use is below the expected sales ground floor.
unsafe use by the City Council for the business use as determined by the City Council to 2 Provide separate entrances for commercial and
be of benefit to the City residential uses.
-OR- -OR- 3. Residential entrances arc visible from the street and
(2)Design Standards provide secure access
(2)Parking&Mixed Use • Retail and office uses on the first floor adjacent to a 4. Prevent access from the exterior to the interior through
• A minimum of 70%of the total required parking is public sidewalk must have direct access to the public doors that serve only as fire exits
provided in a structure If utilizutg a parking deck,the sidewalk 5. Prohibit public access to structured parking.using
restrictions in Chapter 29.406(1^-)of the Municipal and overhead door and secure access control
Code must be adhered to • Buildings grcalcr than 3-stories shall include 6. Provide transparent glass windows into all stairwells
and architectural features that treat,visual interest and 7. Provide camera monitoring of all pedestrian and vehicle
• The first floor must be used for permitted commercial variation in building design by differentiating building entrances and areas
and retail uses as shown in Table 29.809(2)of the fagade elements and include visual relief for long 8- Minimum widths of all exit routes 48"for halls,42"
:Municipal Code or for a small production facility The facades for doors,60"between rails for stairs.
second floor must be used for either commercial or and 9. No balconies are permitted
retail uses as shown in Table 29.809(2)or for Approval of master sign program by the Planning and 10 Provide for natural dayhght requirements of applicable
household living All floors above the second floor Housing Director with signage designs which are codes with exterior windows.
must be used for household living complimentary to the building design and supports 1 I On facades facing any street use only fixed windows,
business identity. note modified tamper resistant windows do not comply.
-OR- and 12 Design of all other windows to prevent passing of
• Limit driveways along Lincoln Way and Welch sphere larger than 4"diameter
(3)Adapthe Reuse Avenue if alternative means of access are avaliNble. 13 Prevent by physical means access to all roofs.
• The building on the site is at least 50 years or older No drive-throughs are allowed along Lincoln Way and 14 "'here access is not required,provide security fencing
and Welch Avenue controlling access to all areas between new or existing
• A)°.;of the area of existing walls of the structure will and buildings
remain. • l(R)'o of the front facades and 8C1°e of the remaining 15 Provide a minununr of four 100w metal halide or LED
and sides of the structure shall be faced with clay brick for 6,511i lumens light fixtures on each building fapde two at
• Ilistoric materials and designs are preserved and/or the first four stories.On stones five through seven any elevation between first and second floors and two at
restored other building materials except vinyl will be allowed elevation between thud and fourth floors
-OR-
An adaptive rouse project(A3)may use siding materials
that are historically significant for all stories of a building
Campustown URA Criteria Appendix
• All Projects must comply with an option from both column A & column B. Additionally,
projects with residential uses must also comply with all requirements of column C.
• Projects requesting final tax abatement approval must be compliant with an approved
Site Development Plan and have received a certificate of building occupancy from the
City of Ames Inspection Division.
• All features incorporated into a project to meet URA criteria must be maintained for the
life of the tax abatement.
• Applications for final tax abatement approval must include supporting documentation for
each of the relevant criteria.
• Architectural Design Guidelines:
The intent of this criterion is to promote building variation appearance within
Campustown. The relative scale of new buildings can lead to similar building
appearances due to construction techniques, uniform roof lines, and long building
lengths; whereas, Campustown historically had diversity in building appearance and
scale.
Visual interest of a building means incorporating architectural features that define
buildings elements, such as the base, middle, and top of a building. Appropriate
architectural features can include window details, brick and material color variations that
highlight building elements and support building identity, parapets, or expressive
storefront glazing systems.
Variation and Relief means building offsets that affect the apparent massing of the
building at the ground level or for upper stories. For example, a uniform storefront at the
base of building may have upper floor relief with a courtyard or changes in facade planes,
alternatively, the lower levels of the building may have the appearance of multiple
facades with a building offset that differentiates the facades and has a minimum depth
of 6 inches. Recessed storefronts creating outdoor usable space at the ground floor can
also provide variation and relief. The degree of needed facade relief will correspond to
the scale of the building and length of the facade to achieve the desired effect of the
URA criteria. Long facades are generally in excess of 60 feet; substantially longer
facades may necessitate additional elements of relief.
• Master Sign Program
Sign program details in the plan shall include the style of signs (blade, channel letters,
etc.) location of signs, size and scale, lighting details, method of attachment to buildings.
Signage shall be orientated to the pedestrian level, internal illuminated cabinet signs
with white or light color backgrounds are prohibited, channel letters should be affixed
directly to the building without a visible raceway or have a backing panel that covers a
creating the appearance of an overall sign face. Preferred signage would be decorative
in appearance through its use of sign face materials, design, lighting, and style of
signage.
In consideration of approval of the Sign Program, the Planning Director will review the
Campustown Idea Book signage guidelines, scale of signage and location in relation to
the building features, and lighting type. Once a sign program is approved, individual sign
permits must be consistent with the sign program.
Properties must be located within the designated Campustown Urban Revitalization Area.
See Map entitled, University Area Urban Revitalization Areas Map, on page 15.
13
East University Impacted URA — Purpose: Greek Housing
established 04-25-2006 by ORD # 3880;
amended criteria 12-19-2017 by RES # 17-716; NO EXPIRATION
The value-added requirement is a 5% increase in value. Since its establishment, 13 different
properties have received tax abatement:
• 201 Gray Ave[Alpha Gamma Rho]in 2020;
• 313 Lynn Ave[Delta Gamma]in 2018;
• 2136 Lincoln Way[Sigma Chi]in 2018 (demolition & new construction),-
* 2121 Sunset Dr[Delta Tau Delta]in 2018 (demolition & new construction);
• 117 Ash Ave [Delta Upsilon]in 2013;
• 325 Ash Ave [Phi Gamma Delta]in 2012;
• 228 Gray Ave[Sigma Phi Epsilon]in 2012;
• 2125 Greeley St[Alpha Delta Pi]in 2011;
• 2102 Sunset Dr[Kappa Delta]in 2011;
• 233 Gray Ave[Sigma Kappa]in 2011;
• 302 Ash Ave [Delta Delta Delta]in 2010;
• 2007 Greeley St[Alpha Omicron Pi]in 2010;
• 201 Gray Ave [Alpha Gamma Rho]in 2010; and
• 227 Gray Ave[Chi Omega]in 2008.
Current Eligibility Criteria:
• Properties must be located within the designated East University Impacted Urban
Revitalization Area.
• Existing or former residences recognized by Iowa State University as part of the Greek
residence system, and which, following rehabilitation, 70%of the area of existing exterior walls
of the structure will remain; OR
• Construction of a new Greek residence recognized by Iowa State University as part of the
Greek residence system if built on a site that was formerly a Greek residence.
See Map entitled, University Area Urban Revitalization Areas Map, on page 15.
North Sheldon URA — Purpose: Historic Preservation;
established 04-25-2006 by ORD# 3881; NO EXPIRATION
The value-added requirement is a 5% increase in value.
Since its establishment, one property has received tax abatement:
• 2709 Lincoln Way[Suites on Lincolnway, LLC]in 2007.
Current Eligibility Criteria:
• The building on the site was originally built before 1941; and
• Seventy percent (709/6) of the area of the existing exterior walls of the structure will remain;
and
• Original or historical materials and designs will be preserved and/or restored.
Properties must be located within the designated North Sheldon Urban Revitalization Area.
See Map entitled, University Area Urban Revitalization Areas Map, below.
14
g University Area
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Downtown URA — Purpose: Retail Fagade Improvement Standards
eliminated in 1999; reinstated 05-22-2001 by ORD # 3615;
repealed map 12-16-2008 and reinstated new map 12-16-2008 by ORD # 3978;
amended map 06-14-2011 by RES # 11-286; NO EXPIRATION
The value-added requirement is a 5% increase in value.
Since its establishment, 15 properties have received tax abatement:
• 301 Main St[301 Main LLC; Sheldon-Munn]in 2018;
• 413 Northwestern Ave[Ronald J McMillen; Wheatsfield Coop]in 2017;
• 328-330 Main St[328-330 Main Street LLC]in 2015,
• 123 Main St[Margaret Newton; Sportsmen's]in 2014;
• 313 5"' St[Fifth Street 313 LC; Marr's Wealth Management]in 2014;
• 208 5"' St[Fifth Street 208 LC]in 2013;
• 203 Main St(turnkey Investments LLCJ in 2013;
• 410 5"' St[Merrill Kim Sharp]in 2012;
• 132-134 Main St(Main Street 134 WR LLC)in 2012;
• 101 Main St[Richardson Worldwide LLC]in 2010;
• 413 Northwestern Ave[Ronal J McMillen; Wheatsfield Coop]in 2010;
• 216 Main St[Wescar Inc]in 2008;
• 411 Kellogg Ave[Nyle H. Nims]
• 220 Main St(Y2 LC]in 2005
• 229 Main St[Malone & Company Inc]in 2005
Current Eligibility Criteria:
• Properties must be located within the designated Downtown Urban Revitalization Area; and
• Improvements must be made to one or more of the facades of a building on the property that
follow the current Downtown Design Guidelines for facade improvements as approved by City
Council; and
• The scope of the work must follow the current Downtown Design Guidelines for facade
improvements as approved by City Council; and
• If the first floor is vacant before the facade improvements are made, then the front half of the
first floor is required to have a retail use after the improvements are completed. If the first floor
has a permitted use before the facade improvements are made, then it is eligible. No
residential structures are eligible; and
• Improvements must be made to the property increasing its actual value by 5% or more. The
property is eligible to receive abatement of 100% of this added value for each of three years.
• The improvements must be maintained for the three years.
Downtown Urban Revitalization Area Location Map
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16
South Lincoln Neighborhood URA - Purpose: Commercial Development;
established 09-23-03 by ORD # 3733. criteria established by RES 03-347;
amended 12-13-2005 by RES # 05-489, NO EXPIRATION
The value-added requirement is a 5% increase in value.
Since its establishment, two properties have received tax abatement:
• 306 S 3rd Street[D&N Ventures LLC (Celebrations)]in 2018: and
• 207 S Third Street[Max Dallas LLC] in 2006.
Current Eligibility Criteria:
REQUIRED AND OPTIONAL Alt OPTIONAL OR OPTIONAL �R OPTIONAL
Underutilized Commercial or Mixed Use Mixed Use Activity; ode Recreation Site
Properties must be If within a"Key If not within a"Key Must provide space for,construct,and Must provide space for,
located within the Redevelopment Site"as Redevelopment Site"as provide public access in perpetuity to an construct,and provide
designated South designated by the South designated by the South activity node at a location identified in the public access in perpetuity
Lincoln Urban Lincoln Sub-area Plan,at least Lincoln Urban Revitalization South Lincoln Sub-area Plan,which shall to a recreation site at a
Revitalization Area. 1,500 square feet of the first Plan,at least 4,000 square feel include: location identified in the
Properties within floor must he used for of the first floor must be used • at least 500 square feet of space with South Lincoln Sub-area
the designated permitted Office or Trade Uses for permitted Office or Trade facilities for casual use by two to four Plan,which shall include at
South Lincoln as shown in Table 29.1003(2) Uses as shown in Table people,if the development property is least 5,000 square feet of
Urban of the Municipal Code. 29.1003(2)of the Municipal less than or equal to 15,000 square space with facilities for
Revitalization Area Cg g. There must be at least feet; active,structured recreation
are all considered to one floor above that is to he • at least 1,200 square feet of space with by groups of people,if the
be underutilized. used exclusively for household facilities for casual use by ten or more development property is
living. people,if the development property is less than or equal to 15,000
more than 15,000 square feet,and less square feet.
than or equal to 25,000 square feet;
• at least 2,500 square feet of space with AND
a roofed structure and other facilities
for special events for at least thirty Provide facilities for half-
people,if the development property is court basketball,volleyball,
more than 25,000 square feet. or other active recreation
and lighting furnishings,
AND plantings,architectural
elements,and other
Provide distinctive paving,lighting, improvements as approved
furnishings,plantings,architectural by the City(See
elements,and other improvements as Guidelines).
approved by the City(See Guidelines).
The Improvements must be maintained for the life of the tax abatement schedule applied for.
17
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
Two or three 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 enriching features are
encouraged, but not required
Development site from 15,000 to 25,000 square feet— at least 1,200 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
• Three 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 2,500 square feet of public use with roofed
structure or other facilities for special events for at least 30 people
• 800 to 1,500 square feet of hard surface paving with decorative, modular paving units
• Gazebo, pergola, or other overhead structure suitable for use as shelter or performance
space
• Three 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 no 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
• Basketball half-court with hard surfacing, hoops, nets, backboards,etc.
• Volleyball sand-pit with net and supports
• Children's play equipment
• Other types of active recreation
• Two or three 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.
l �
Properties must be located within the designated South Lincoln Neighborhood URA:
South Lincoln Neighborhood URA Location Map
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® Key Redevelopment Sites Key Redevelopment Sites,Activity Nodes and
Recreation Sites locations shown are approximate
Activity Nodes see sotah Uncotn Sub-Area Plan for location %
information
Recreation Sites Map prepared August 20.2003 oy the Department of Planning and Housing
19
PROJECT SPECIFIC — URBAN REVITALIZATION AREAS (URAs):
(These have no expiration date.) For Project Specific URAs, revitalization is applicable only to
that subset of eligible property within the legal description that qualifies under the Criteria for
Urban Revitalization and in accordance to the approved building and site plans.
405 & 415 Hayward URA [Iowa House Building LLC] — Criteria: Historic Preservation
established 11-20-2007 by ORD # 3932; Project Specific, NO EXPIRATION
The value-added requirement is 5% increase in value. Tax Abatement was approved in 2009
over a 3-yr period.
Current Eligibility Criteria:
An area will be considered for establishing an Urban Revitalization Area and Plan if one or more
properties meet all of the following criteria:
• Properties are located within the West University Impacted Overlay Zoning District; and
• The National Park Service has determined that one or more of the properties has a
structure(s) that meets the National Register Evaluation Criteria: and
• Improvements are being made to one of the National Register eligible structures which
preserve 70% or more of the area of existing exterior walls of the structure or restore original
or historic materials and designs.
NOTE: Improvements made to the structure or site on the property that the National Park Service
has determined meets the National Register Evaluation Criteria are eligible for tax abatement, if
the property value increases by 5% or more.
405 & 415 Hayward URA Location Map
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SE 16th Street First URA [Deery Brothers] - Criteria: Flood Mitigation
established 11-27-2012 by ORD #4131; Project Specific. NO EXPIRATION
The value-added requirement is 15% increase in value. Tax Abatement was approved in 2015
over a 3-yr period.
Current Eligibility Criteria (same as SE 16th Street Commercial Urban Revitalization Program):
• The properties have frontage on Southeast 161h Street between South Duff Avenue and
South Dayton Avenue.
• Fill or other flood proofing will be placed on the site up to an elevation of, at least, 887 feet
(NGVD29), when an engineer registered in Iowa provides written certification that raising the
land would result in "no rise"to the Base Flood Elevation (100 year flood level).
• The cost incurred after making the request for tax abatement for the placement of fill for
flood proofing up to an elevation of 887 feet or above and/or channel improvements (See
Criterion 6), if applicable, is expected to be equal to or greater than the value of the City's
portion of the tax abatement.
• A public sidewalk is to be constructed along the south side of the Southeast 16th Street
adjacent to the property.
• The property will be used for uses permitted in the applicable zoning district except for the
following as further defined and described in the Ames Zoning Ordinance:
o Wholesale trade
o Mini-storage warehouse facilities
o Transportation, communications, and utility uses
o Institutional uses
o Adult entertainment businesses
o Agricultural or industrial equipment sales
o Agricultural and farm related activities
• Owners of property abutting a river must perform channel improvements (widening,
straightening, clearing, etc.) and provide certification from an engineer registered in Iowa that
the improvements will mitigate flooding. These improvements must be approved by the DNR,
Army Corps of Engineers, and the City of Ames.
Since satisfaction of criterion 3, 5, and 6 cannot be guaranteed at the time of approving the tax
abatement incentive, a developer agreement prior to the approval of the Urban Revitalization Plan
will be required to assure that the City will repaid an amount equal to the tax abatement received
for any criterion not met. In addition, the developer agreement should require that the conditions
that allowed the determination of"no rise"be maintained by the property owner.
SE 16th Street First URA Location Map
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921 9th Street URA [Roosevelt Schooll - Criteria: Historic Preservation/Adaptive Reuse
established 11-12-2013 by ORD # 4162; Amended 01-27-2015 by RES # 15-049;
Project Specific, NO EXPIRATION
The value-added requirement is 5% increase in value. Tax Abatement was approved in 2015,
2016, & 2017 for 3-yr, 5-yr, or 10-yr periods
Current Eligibility Criteria: (same as Roosevelt School Area Urban Revitalization Program)
• The property includes a former public school building that is no longer used as a school;
and,
• The National Park Service has determined that one or more of the properties has a
structure that meets the National Register Evaluation Criteria; and,
• The renovation and remodeling of structures will not destroy or obscure essential
architectural features. In addition, such architectural features must be enhanced to the
extent that it is feasible and prudent to do so.
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Roosevelt School Area Urban Revitalization Program Location Map
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517 Lincoln Way URA [Squeaky Cleanl — Criteria: Economic Development
established 02-24-2015 by ORD # 4209; Establishes HOC Redevelopment Criteria as a Plan
requirement; does not establish site specific improvement or architectural plans.
RES #15-048 01-27-2015 Plan Project Specific. NO EXPIRATION
The value-added requirement is 5%increase in value. Tax Abatement was approved in 2016 over
a 3-yr period.
Current Eligibility Criteria: (same as Commercial Urban Revitalization Program In HOC)
• Properties eligible for tax abatement must be within the Highway-Oriented Commercial
zoning district and also fit within one or more criteria:
o Properties from which the principal building has been removed and the property
has been vacant for at least seven years; and/or
o Properties with a principal building that has been determined by the Building
Official as meeting the definition of"Public Nuisance"in the Ames Municipal Code,
Chapter 5, "Building, Electrical, Mechanical and Plumbing Code" (Currently
Section 5.401(7); and/or
o Development or redevelopment of Brown Fields. Brown Fields include abandoned
or underused industrial and commercial facilities or sites available for re-use or
redevelopment. Expansion or redevelopment of such a facility or site is
complicated by environmental contaminations.
o Properties with at least 20% of the property area being within 1,000 feet of a City
of Ames water well and within the Floodway-Fringe Overlay zoning district. The
Developer must demonstrate that the proposed project cannot be configured or
designed in a manner to avoid significant extra impact to the project because of its
location near a City well head.
• Non-qualifying Uses. Notwithstanding compliance under the above categories, tax
abatement shall not be granted for properties developed for or otherwise used for the
following uses:
o Mini-storage warehouse facilities or other industrial uses.
o Transportation, communications, and utility uses.
o Institutional uses.
o Automotive, boat, and/or RV sales.
o Adult entertainment businesses.
o Detention facilities.
o Agricultural or industrial equipment sales.
517 Lincoln Way [Squeaky Clean] Location Map
PROGRAM POLICY AREA OBJECTIVES:
Commercial Urban Revitalization In HOC — Purpose: Economic Redevelopment
established 08-10-1999 by RES # 99-305; amended 2009; NO EXPIRATION
The value-added requirement is a 5% increase in value. Since its establishment, 517 Lincoln
Way[Squeaky Clean]is the only property that has been established as an URA and developed
under the following objectives.
Current Eligibility Criteria:
• Properties must be within the Highway-Oriented Commercial zoning district, and also fit
within one or more criteria:
o Properties from which the principal building has been removed and the property has
been vacant for at least seven years.
o Properties with a principal building that has been determined by the Building Official as
meeting the definition of"Public Nuisance"in the Ames Municipal Code, Chapter 5,
"Building, Electrical, Mechanical and Plumbing Code"(Currently Section 5.401(7)).
o Development or redevelopment of Brown Fields. Brown Fields include abandoned or
underused industrial and commercial facilities or sites available for re-use or
redevelopment. Expansion or redevelopment of such a facility or site is complicated by
environmental contaminations.
o Properties with at least 20% of the property area being within 1,000 feet of a City of
Ames water well and within the Floodway-Fringe Overlay zoning district. The Developer
must demonstrate that the proposed project cannot be configured or designed in a
manner to avoid significant extra impact to the project because of its location near a City
wellhead.
• Non-qualifying Uses. Notwithstanding compliance under the above categories, tax
abatement shall not be granted for properties developed for or otherwise used for the
following uses:
o Mini-storage warehouse facilities or other industrial uses
o Transportation, communications, and utility uses
o Institutional uses
o Automotive, boat, and/or RV sales
o Adult entertainment businesses
o Detention facilities
o Agricultural or industrial equipment sales
(See Map that follows.)
24
Commercial Urban Revitalization Program
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Properties that are potentially eligible
under the following criterion: Legend t�—
Commercial Criteria 04: Properties with at least 20%of"A property N
area being within 1.000 feet of a City of Ames water well and within L�Hghway-Oriented Commercial Zoning District
the Floodway-Fringe Overlay zoning district. The Develops must O 1000 feet from City well
demonstrate that the proposed project cannot be conli red or
designed in a manner to"d significant eldra Impact to the proled — ! Properties Potentially Eligible for Commercial Criteria#4
because of its location near a Cdy well head. -
Roosevelt School Area Urban Revitalization Program — Purpose: Historic Reuse
established RES # 13-265-1 NO EXPIRATION
The value-added requirement is a 5% increase in value. Since its establishment, Roosevelt
School Area URA is the only URA that has been established and developed under the
Roosevelt School Area Urban Revitalization Program objectives
Current Eligibility Criteria:
An area will be considered for establishing an Urban Revitalization Area and Plan if one of the
properties meets all of the following criteria:
• The property includes a former public school building that is no longer used as a school; and,
• The National Park Service has determined that one or more of the properties has a structure
that meets the National Register Evaluation Criteria; and,
• The renovation and remodeling of structures will not destroy or obscure essential architectural
features. In addition, such architectural features must be enhanced to the extent that it is
feasible and prudent to do so.
• Improvements have been made to the property that conform to the approved Urban
Revitalization Plan for that area and increase the actual value by 5% or more.
25
Roosevelt School Area Urban Revitalization Program Location Map
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SE 16th St Commercial Urban Revitalization Program — Purpose: Flood Proofing
established 06-12-2012; NO EXPIRATION
The value-added requirement is a 5% increase in value. Since its establishment, SE 16th Street
First URA [Deery Bros.]is the only URA that has been established and developed under the SE
16'h Street Commercial Urban Revitalization Program objectives. Its value-added requirement is
a 15% increase in value.
Current Eligibility Criteria:
• The properties have frontage on Southeast 161h Street between South Duff Avenue and
South Dayton Avenue.
• Fill or other flood proofing will be placed on the site up to an elevation of, at least, 887 feet
(NGVD29), when an engineer registered in Iowa provides written certification that raising the
land would result in "no rise"to the Base Flood Elevation (100 year flood level).
• The cost incurred after making the request for tax abatement for the placement of fill for
flood proofing up to an elevation of 887 feet or above and/or channel improvements (See
Criterion 6), if applicable, is expected to be equal to or greater than the value of the City's
portion of the tax abatement.
• A public sidewalk is to be constructed along the south side of the Southeast 16th Street
adjacent to the property.
• The property will be used for uses permitted in the applicable zoning district except for the
following as further defined and described in the Ames Zoning Ordinance:
o Wholesale trade
o Mini-storage warehouse facilities
o Transportation, communications, and utility uses
o Institutional uses
o Adult entertainment businesses
o Agricultural or industrial equipment sales
o Agricultural and farm related activities
26
• Owners of property abutting a river must perform channel improvements (widening,
straightening, clearing, etc.) and provide certification from an engineer registered in Iowa that
the improvements will mitigate flooding. These improvements must be approved by the DNR,
Army Corps of Engineers, and the City of Ames.
Since satisfaction of criterion 3, 5, and 6 cannot be guaranteed at the time of approving the tax
abatement incentive, a developer agreement prior to the approval of the Urban Revitalization Plan
will be required to assure that the City will repaid an amount equal to the tax abatement received
for any criterion not met. In addition, the developer agreement should require that the conditions
that allowed the determination of"no rise"be maintained by the property owner.
SE 16th St Commercial Urban Revitalization Program Location Map
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University Impacted Area West Program — Purpose: Historic Preservation/Reuse
established 02-14-2006 by RES # 06-059; NO EXPIRATION
The value-added requirement is a 5% increase in value. 405 Hayward URA is the only URA that
has been established and developed under the University Impacted Area West Program.
Current Eligibility Criteria-.
• Properties are located within the West University Impacted Overlay Zoning District; and
• The National Park Service has determined that one or more of the properties has a
structure(s) that meets the National Register Evaluation Criteria; and
• Improvements are being made to one of the National Register eligible structures which
preserve 70% or more of the area of existing exterior walls of the structure or restore original
or historic materials and designs.
• Improvements made to the structure or site on the property that the National Park Service has
determined meets the National Register Evaluation Criteria are eligible for tax abatement, if
the property value increases by 5% or more.
• City Council must designate the proposed project site as an Urban Revitalization Area with
an approved Urban Revitalization Plan.
See Map entitled, University Area Urban Revitalization Areas Map, on page 15.
27