HomeMy WebLinkAboutA047 - Initiating the Creation of and Amendments to Urban Renewal Areas (URA)ITEM #:50
DATE:10-13-26
DEPT:P&H
SUBJECT:SETTING DATES OF PUBLIC HEARINGS FOR APPROVAL OF CREATION
OF AND AMENDMENTS TO URBAN RENEWAL AREAS
COUNCIL ACTION FORM
BACKGROUND:
On September 9, the City Council reviewed a report about strategies to address changes to
Tax Increment Financing (TIF) within Urban Renewal Areas (URA) as a result of recent state
legislative approval of SF 2472 that changes property tax collections and established caps on
growth in the General Fund utilizing property tax revenue.
SF 2472 made significant changes to the operational components of URAs related to
TIF in how it is accounted for as "new construction" in relation to the General Fund,
along with the time for collection of TIF.
The most significant impact to the General Fund is that now when the collection of TIF
expires, the increased incremental value does not count as new construction and
thereby does not let the City exceed the 2% cap to cover needed costs predominantly
for our Police, Fire, Library, and Parks & Recreation services.
Additionally, any TIF area that exists before January 1, 2027 has greater financial
benefit to the City because it includes the school foundation levy of $5.40 within the
allowable TIF levy rate. With the loss of the school foundation levy after the first of the
year, the financial benefit from a TIF incentive will be decreased by approximately 25%.
NEW FINANCING STRATAGIES RELATED TO TAX INCREMENT FINANCING BEING
RECOMMENDED:
At the September 9, 2026 meeting the City Council indicated approval for two new strategies
that benefit the City; 1) to delay claiming future TIF increments until after development is
credited as new construction, and 2) to create and update existing Urban Renewal Areas.
STRATEGY #1:
Staff is recommending to allow the use of a TIF incentive to finance projects and
activities only after a new development has occurred and has first been accounted for
as new construction. This new strategy could result in delaying the availability of a TIF
incentive by one or two years.
STRATEGY #2:
Staff also is recommending that certain CIP projects be funded with existing TIF
revenue stream rather than releasing the TIF revenue back to all taxing entities once the
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initial obligations have been paid off. This new strategy benefits the community by
moderating the impact on future property tax increases by positively impacting the
City's Debt Service Levy.
THE URBAN RENEWAL AREA PROCESS:
Urban Renewal Areas are an economic development and slum and blight remediation tool for
municipalities authorized under Iowa Code 403. There are a number of procedural steps of
identifying an Urban Renewal Area and adopting an Urban Renewal Plan with projects and
activities that then may be undertaken to support the objectives of the Plan.
The first step to establish an Urban Renewal Area is to review a draft plan with a description of
the area and its objectives. After review of the draft plan the City Council will set a date of
hearing for review and approval of the URA and associated Plan with a Resolution of
Necessity.
Additionally, consultation with affected tax entities (County, School Districts, and DMACC) and
a review by the Planning and Zoning Commission must occur prior to a public hearing when
TIF is proposed for an URA. A separate and subsequent action will require Council
approval of a TIF ordinance for the collection of TIF. It is expected that this action will
occur in November.
Attached to this report are the proposed Urban Renewal Plans for 10 areas of the City. Each
Plan is customized to the area and types of project and activities that may be undertaken by
the City. Of the ten proposed plans, four include currently identified CIP projects
consistent with Strategy #2, five are focused on economic projects, including yet to yet
to be determined private economic development projects consistent with Strategy #1,
and one area is related to both strategies. Below is a summary of the major components of
each Plan.
POINTS TO BE EMPHASIZED ABOUT THE IMPLEMENTATION OF THE TWO NEW
STRATEGIES:
1) The implementation of each Urban Renewal Plan and the identified projects that will
receive a TIF incentive is at the discretion of the Council.
Therefore, the mere mention of a project within any of the ten Urban Renewal Areas
does not obligate the City to ultimately provide the TIF incentive for that project.
2) Only projects identified within an Urban Renewal Plan may be funded by TIF in
accordance with the Urban Renewal authority granted to Cities by Iowa Code 403.
Therefore, to take advantage of Strategy #2, the staff had to project future needs and
related projects as well as their associated costs without the benefit of detailed studies,
cost estimates, nor commitment by the City Council. These projects were projected to
occur over the next 24 years. In addition, the total amount for a TIF incentive in Urban
Renewal Plan cannot exceed the the stated maximum dollar amount.
3) Private developments assisted with TIF rebates will require City Council approval of
a development agreement because there is no by-right use of TIF.
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The development agreement will allow the City Council to stipulate to certain
conditions that are priorities in return for offering the TIF incentive.
SUMMARY OF THE TEN URBAN RENEWAL AREAS:
North Growth URA Area-New
The North Growth URA is proposed to help implement the City's Council interest in providing
housing incentives for three projects in North Ames, The Bluffs, Greenbriar, and Hayden's
Preserve.
The North Growth Urban Renewal Area will include approximately 358 acres of land in north
Ames extending from west of George Washington Carver Avenue in the Bluffs Subdivision
and extending eastward in an undeveloped area between Ames Golf & Country Cub and
Northridge Heights across the Union Pacific Rail Line over to Hyde Avenue.
A portion of the land is currently categorized as Agricultural land. As a result property owner
consents for inclusion of Ag land were obtained for the URA. The URA also includes some
areas of right-of-way in rural Story County for the GW Carver roundabout, the Supervisors
consented to including this area.
The North Growth Area will contain projects involving infrastructure improvements for
roadways and intersections, including a new roundabout planned for the intersection of GW
Carver and Cameron School Road, public stormwater infrastructure, park system
improvements, construction of a Fire House along Stange Road, greenway trail crossing of the
railroad, and potential economic development rebates for developers.
The maximum TIF collection in this URA is proposed at $11,345,000 for all of the projects.
Approximately $2.6 million is planned for use as developer rebates based upon the current
planned incentives for housing development in this URA.
Multiple TIF areas are planned to support future undertakings within the URA and to capture
future general fund growth.
East Industrial Urban Renewal Area- New
The East Industrial Urban Renewal Area will include approximately 875 acres of land located
along East Lincoln Way south of the railroad tracks and area along Teller Avenue. This area
includes East Industrial Area and the Prairie View Industrial Park. Because most of the land is
currently categorized as Agricultural land, property owner consents were obtained as needed
to defined the URA boundary.
Proposed projects relate to providing infrastructure improvements necessary to support the
development of the area for roadway improvements and utility infrastructure. Economic
development rebates for developers and planning and engineering studies for the projects are
also included.
In total, the maximum TIF collection is proposed as $51,000,000. Approximately $22 million of
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the total is identified for developer incentives when projects are consistent with City's
economic development policies supporting responsible water and sewer utility usage, high
value development, and new high quality jobs.
The land in this area is undeveloped with large tracts that are not yet subdivided. Multiple TIF
areas are planned to support future undertakings consistent with the Plan and to capture
future general fund growth.
East 13th Street URA-New
The Urban Renewal Area includes planned East Expansion area for the Elwell/Reutter owned
properties east of I-35 along East 13th Street. The area is approximately 245 acres of property
plus right-of-way extending along East 13th Street to the Dayton intersection.
This area has a Community Commercial Retail land use designation. Public infrastructure
exists to begin development of the area, but overall growth in this area will require
improvements to public infrastructure, with the primary projects contemplated as widening and
signalization of East 13th, paving of 570th, oversizing and extension of water, sewer, and
storm mains. The Plan identifies $12 million of potential developer TIF rebates. The maximum
TIF collection is established as $22.7 million.
The land in this area is undeveloped with large tracts that are not yet subdivided. Multiple TIF
areas are planned to support future undertakings consistent with the Plan and to capture
future General Fund growth.
Ontario & Scholl URA -NEW
The Ontario-Scholl Urban Renewal Area contains approximately 17.4 acres on the north side
of Ontario Street between Minnesota Avenue to the east and the homes on the east side of
Garfield Avenue to the west. The property is bounded to the north by the Union Pacific
Railroad tracks. Scholl Road bisects the site.
The land was recently sold by Iowa State University to local developers for residential
development. The land has been used for decades by the university for agricultural teaching
purposes. To the west of Scholl Road has been used for row crops. To the east of Scholl
Road has been a man-made, research prairie.
Scholl Road north of Ontario Street has been owned and maintained by ISU; no public right-of-
way has ever existed for this private street. The road surface is in poor condition and the
street does not have curbs, storm sewer, or sidewalks. As a part of the sale and development
of the land, Scholl Road right-of-way will be dedicated as a public street up to the railroad
tracks. (Scholl Road north of the railroad tracks will remain a private street owned and
maintained by ISU.) Scholl Road will also be completely reconstructed by the residential
developers with infrastructure that complies with City code (curbs, storm sewer, sidewalks,
trails, etc.).
The road will be constructed to commercial standards, beyond what would normally be
required for developers to construct for a residential redevelopment. As such, the proposed
project for this URA is that the City will contribute $870,000 in TIF funds as a developer
rebates towards the upgrading the street beyond residential standards. The maximum TIF
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collection is set at $870,000.
Planning to maximize the capture of new growth with single family home development will
require multiple TIF areas for the development site.
Downtown Reinvestment District URA Amendment
The Downtown URA was originally created in concert with the City's State Reinvestment
District Application and was limited to the Lincoln Way Corridor and between the Fitch
Aquatics Center and Duff Avenue and for the western half of Downtown totaling approximately
75 acres.
Projects identified in the original Plan included the Aquatics Center, public
infrastructure improvements, public space and plazas, acquisition of property, and
economic development assistance to developers. The Plan identified the use of TIF for
certain activities totaling a maximum of $32 million.
The proposed amended Plan expands the URA boundaries north of the railroad tracks
to include the broader Downtown area extending generally from Northwestern Avenue
to Bandshell Park along 6th Street for a total area of 131 acres.
The proposed project activities have been updated based upon potential public improvements
and private redevelopment projects related to the City's Plan 2040 land use designations and
the Downtown Guiding Vision. The project list includes projects related to public
improvements for roadways, utilities, streetscapes, bicycle and pedestrian facilities, parking,
public spaces, economic development grants, developer rebates, planning studies, and other
activity that is allowed by law and meets the objectives of the Plan.
The total TIF collection has been increased due to potential additional projects and
inflated costs of projects since the original Plan's approval to a maximum total of $83
million. The Plan identifies $56 million in relation to developer rebate incentives.
This URA currently has two established TIF districts related to the Linc site. Additional new
TIF areas are planned to support future undertakings consistent with the Plan and to capture
future general fund growth.
North Dayton Industrial Subdivision Urban Renewal Area Amendment
The North Dayton Urban Renewal Area was created in 2022 to spur economic development of
small lot industrial development along Dayton Avenue. The development area coincides with
the North Dayton Industrial Subdivision and included developer rebates for the cost of public
improvements that serve the development. The initial area was 73 acres.
The proposed amendment does not change the development area of the URA, but includes
adjacent rights-of-way within the URA boundary to facilitate public improvements to serve the
growth and development of the City. Rights-of-way for Dayton Avenue and East 13th Street
are included in the URA boundary.
Planned public improvements for reconstruction and improvement of E. 13th Street, shared
use paths extensions, and the potential widening of Dayton Avenue are proposed projects.
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The maximum TIF collection will increase by approximately $7 million, this is in addition to
previous development rebate commitment of approximately $3.1 million for the initial
infrastructure improvements to the area.
No new TIF areas are anticipated at this time, but the current TIF Area may be divided into
multiple areas to capture future general fund growth.
Campustown Urban Renewal Area Amendment
The Campustown URA was originally adopted in 2013 at the request of the developer of the
Kingland project for economic development purposes. It is proposed to be expanded in area
and purpose. The broader Campustown area is proposed to be included in the URA area
boundary, including areas between S. Hyland and Lynn Avenues. The boundary is also
expanded to include Hyland and Ontario drive extending to the Scholl Road and proposed
Ontario Park Subdivision. The URA’s purpose is also being expanded in support of City
actions for removal of slum and blight to better serve the area’s growing population.
New projects proposed with the Plan include Chamberlain Street improvements and other
general public improvements such as enhancements to the streetscape, trash and recycling,
sidewalks, parking, public space, and stormwater. Economic development grants for private
small businesses and redevelopments, including for blight elimination, vacant ground
commercial storefront business improvements, building rehabilitation and construction, and
other site improvements are also proposed.
Public improvements related to roadway improvements for Hyland and E. 13th Street and
Scholl Road are also included. Economic development rebates for developers and planning
and engineering studies for the projects are also included. In total, the maximum TIF collection
is proposed as $32,770,000. The Plan identifies $22 million for developer rebate incentives.
Only one existing TIF district is establish within Campustown. Additional new TIF areas are
planned to support future undertakings consistent with the Plan and to capture future general
fund growth.
Barilla URA Amendment
The proposed amendments are focused on improvements to public infrastructure to serve the
economic development needs of the city with additional growth. The boundaries are proposed
to be expanded beyond the existing Barilla site to include East 13th Street right-of-way from
Dayton Avenue to 570th Avenue. East Lincoln Way will be included from the Barilla site to the
east to the intersection with Freel Drive. No new private property is included with the
amendment. The maximum collection of TIF will be increase by $6 million for public
infrastructure improvements. No new TIF districts will be created.
ISU Research Park URA Amendment
The City established the URA and Plan in 2014 to include 245 acres of existing development
generally south of South Loop Drive and planned expansion area. The amended URA is
expanding to include the airport property with development sites identified within its
Master Plan, the whole of the Research Park, rights-of-way, and City land at Billy
Sunday Road, an increase by approximately 460 acres.
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The original Plan included Ag land consents and approval by the Board of Supervisors to
include rural road right-of-way for improvement of University Boulevard. The amended Plan
includes these original consents, and by virtue of the City Council approving the Plan consents
to including agricultural land located on City property at the airport.
The project list included public improvements to support expansion of the Research Park,
including the University Boulevard extension and utilities. TIF was identified as the funding
source for the public improvements and set at a maximum collection of $7 million. The City
has completed the initial set of planned public improvements by utilizing approximately $3.8
million of TIF already. Additional TIF increment can be generated over the life of the plan to
supplement costs of additional infrastructure needed for the economic development and
growth of the City.
The proposed amendment expands the URA for the Research Park to include both additional
land and infrastructure improvements. The primary purpose of the amendments is to improve
infrastructure with paving of Cottonwood Drive, Lincoln Way bridge replacement, airport site
improvements, rehabilitation and reconstruction of other streets and intersections.
The proposed public improvement projects will occur over an extended period of time and
have an estimated cost $11 million. Additionally, developer incentives with TIF rebates are
identified to help fund other infrastructure extensions need for the expansion of the Research
Park, totaling $9 million. The maximum collection of TIF will increase from the original Plan by
$20 million to a total of $27 million, with approximately $23.2 available for new projects.
Two TIF Districts exist within the current URA, but these areas will need to be modified to
separate undeveloped land from developed land to better capture new construction valuation
for the general fund. New TIF areas will also be created to account for potential new growth.
South Bell Urban Renewal Area (Urban Renewal Area No.5) Amendment
The South Bell URA was created in 2009 to assist with economic development goals of the
City related to industrial land. At that time the project area was referred to as both South Bell
and Urban Renewal Area No.5.
The proposed amendment includes additional right-of-way of SE 16th Street, South Dayton,
Freel Drive, SE 5th Street, and East Lincoln Way as project areas. The proposed project list
includes potential roadway improvements in these areas that will improve traffic conditions
related to growth in this industrial area of the City. City staff has proposed to increase the
allowable TIF collection by $6 million. No additional TIF areas are anticipated at this time.
ALTERNATIVES:
1. Resolution setting the date of hearing for the ten Urban Renewal Plans for November 10,
2026, referring the URA Plans to the Planning and Zoning Commission for a recommendation,
and designating Kelly Diekmann, as the City representative for the consultation meetings with
affected tax entities.
2. Direct staff to modify any of the proposed draft URA Plans and then proceed with a
Resolution setting the date of hearing as November 10, 2026, referring the URA Plans to the
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Planning and Zoning Commission for a recommendation, and designating Kelly Diekmann, as
the City representative for the consultation meetings with affected tax entities.
3. Refer the item back to staff for more information.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed URAs are a departure from past City practice to respond to immediate
economic development that is necessitated by the recently adopted SF2472 in order to
best manage future accounting for new construction valuations and to maximize the
incentive value of TIF.
The proposed action of setting the hearings for November 10th is the first step in this process.
The City Council will still have to approve the individual Urban Renewal Plans at a public
hearing before they become effective.
Additionally, any Plan that includes new TIF areas will require separate ordinances to be
approved before the end of the year to maximize the value of TIF. Future amendments to the
Plans and other TIF areas can occur still after January 1st if new projects or needs arise.
Based upon the estimated TIF maximums of the Plans, new growth must occur to fund
all of the projects and activities identified. Much of the funding is dependent on new
development happening as expected.
Direct benefits to City of Ames taxpayers includes the financial assistance of TIF for
public improvements identified within the Plans, which address approved projects in
the current five-year CIP totaling approximately $15 million. Therefore, the City Manager
recommends the City Council approve Alternative 1.
ATTACHMENT(S):
Barilla Urban Renwal Plan Amendment Draft.docx
Campustown Urban Renewal Plan Amendment Draft.docx
Downtown Reinvestment Distirct Urban Renewal Plan Amendment Draft.docx
E 13th URA Draft.pdf
East Industrial URA Plan.pdf
ISURP Amended Draft.docx
North Dayton Industrial Subdivision Urban Renewal Area Amendment Draft.docx
North Growth URA Plan draft.docx
Ontario-Scholl URA Plan draft.docx
South Bell Urban Renewal Plan Amendment Draft.docx
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Barilla Urban Renewal Plan
URA Plan Amendment
The Barilla Urban Renewal Area Amendment increases the area and modifies the
projects.
1) Additional Area.
The boundaries are being increased to include rights-of-way of East Lincon Way, I-35,
and East 13th Street. Exhibit A includes a map of the additional area and a description
of the added area. The expanded area is for economic development purposes.
2) Projects.
The projects that may be undertaken within the Urban Renewal Area are expanded to
include public improvements serving the development of the area. The projects may be
undertaken by the City as public improvements. By virtue of the identified projects
below, the allowable urban renewal projects with the Plan are modified to include:
a. East 13th Street
East 13th and I-35 are planned to accommodate additional traffic with the growth and
expansion of the City. Public improvements will be needed to serve the increased traffic
in this area. Improvements may include the reconstruction, rehabilitation, or widening
of streets and sidewalks/shared use paths and related improvements, such as traffic
signals, lighting, and storm drainage. The project may be funded with TIF to reimburse
the City for internal loans or other indebtness for the improvements. Improvements to
East 13th generally in the area of the I-35 interchange are planned to begin in FY2027-
28. Additional phases of improvements are unknown at this, and the final costs are not
known. The estimated cost of the improvements related to E. 13th Street funded by TIF
is $4.5 million.
b. East Lincoln Way South Dayton Avenue Intersection
East Lincoln Way is planned to accommodate additional traffic with the growth and
expansion of the City. Public improvements will be needed to serve the increased traffic
in this area. Improvements may include the reconstruction, rehabilitation, or widening
of streets and sidewalks/shared use paths and related improvements, such as traffic
signals, lighting and storm drainage. The project may be funded with TIF to reimburse
the City for internal loans or other indebtness for the improvements. The timing of the
improvement is anticipated to begin in FY2027-28. The estimated cost of the project
funded by TIF is $1.5 million.
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3) Required Financial Information
The following information is required per Section 403.17 of the Code of Iowa
Constitutional debt limit of the City: $ $364,431,710
Outstanding General Obligation debt of the City: $ $119,520,000
Additional debt to be incurred with the proposed Amendment: $6,000,000*
*as noted with the original Plan, any or all of the incurred debt may be subject to a non-
appropriation clause on an annual basis. Financing costs are not included.
Exhibit A- Urban Renewal Area Amendment Description
Certain real property situated in the City of Ames, Story County, State of Iowa described
as follows:
All of the public right-of-way for East Lincoln Way between the starting point at the
northeast corner of Lot 1 of the Prairie View Industrial Subdivision 1st Addition and then
extending to the west to the intersection with Freel Drive, approximately 7,900 feet
Additionally, all of the public right-of-way of Interstate 35 and associated interchange
ramps between the starting point located along the south right -of-way line of East
Lincoln Way approximately 2815 feet west of the northeast corner of Lot 1 of the Prairie
View Industrial Subdivision 1st Addition and then extending north to northeasterly
approximately 5700 feet.
Additionally, all of the public right-of-way of East 13th Street between the intersection of
McCormick Avenue and the corporate limits of the City of Ames at the intersection of
570th Street.
The original area of the URA is not modified.
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URBAN RENEWAL PLAN
CAMPUSTOWN URBAN RENEWAL AREA
CITY OF AMES, IOWA
November 12, 2013
Amended November 2026
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as “urban renewal areas,” and to exercise special powers within these
areas.
The process by which an economic development urban renewal area may be
created begins with the preparation of an urban renewal plan for a proposed geographic
area. An amendment to the URA and Plan shall follow the same procedures.
In addition to defining an area, Iowa Code requires preparation of a Plan
identifying the purpose of the URA and the types of projects and activities that will
occur within the URA. An amendment to the URA and Plan shall follow the same
procedures.
Initially, the Campustown Urban Renewal Area (URA) was established at the
request of a developer for economic development purposes. The URA is proposed to be
expanded in area and purpose through the amendment. The amendment is necessitated
to include sites for new housing opportunities near Iowa State University that create the
need for additional improvements that were not included in the original Plan. The
Campustown URA is also expanded to include commercial areas that make up the
historical Campustown business district. The purpose of the Campustown Urban
Renewal Area is being expanded beyond solely economic development purposes to also
include removal of slum and blight. The combination of facilitating redevelopment to
remediate Slum and Blight and to expand housing opportunities for economic
development purposes will better align with the City’s objectives and better serve the
area’s growing population.
Chapter 15A of the Code of Iowa declares that economic development is a “public
purpose” and authorizes local governments to make grants, loans, guarantees, tax
incentives and other financial assistance to private enterprise. The statute defines
“economic development” as including public investment involving the creation of new jobs
and income or the retention of existing jobs and income that would otherwise be lost.
A City’s Plan and Zoning Commission must review the plan and inform the City
Council if it is consistent with the City’s general plan, for Ames this is Ames Plan 2040.
All affected counties and school districts must be notified and given an opportunity to
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comment on the plan. The City Council must hold a public hearing on the urban renewal
plan, following which, the Council may approve the plan.
This document is intended to serve as the Urban Renewal Plan for an urban
renewal area to be known as the Campustown Urban Renewal Area (the “Urban Renewal
Area”). It is intended that this Urban Renewal Plan will guide the City in promoting
economic development by private enterprises and the construction of public
improvements and facilities. These combined activities will assist in the removal of slum
and blight and further the City’s economic development goals, including the provision of
housing. This document is an Urban Renewal Plan within the meaning of Chapter 403 of
the Code of Iowa, and it sets out the proposed projects to be undertaken within the Urban
Renewal Area.
II. DESCRIPTION OF URBAN RENEWAL AREA
The Campustown Urban Renewal Area will include approximately 6 4 acres of
land. The area is located south of the Iowa State University Campus and
approximately 1 mile to the northwest along Ontario Street, connected by the Lincoln
Way, Hyland, and Ontario/E 13th Street rights-of-way, as depicted in Attachment A. A
legal description of the property is attached hereto as Exhibit B.
III. AREA DESIGNATION
The Urban Renewal Area is being designated with a mixed designation. The
URA is designated as both an economic development area appropriate for the
promotion of commercial and residential development and as an area in which blighted
conditions exist and is suitable for remediation activities.
Appropriateness for commercial and residential development is based upon the
City’s Comprehensive Plan and zoning designations.
Blight conditions apply to a subset of properties within the overall area that meet
the Code of Iowa definition of blight. Properties along Chamberlain, Lincoln Way,
Stanton, Welch and Hayward, consist of outdated and deteriorated buildings and
deteriorated and nonconforming site improvements. Several properties on Welch
Avenue and Lincoln Way are vacant and/or abandoned. Properties along Sheldon face
redevelopment issues due to their configuration versus contemporary building
requirements.
IV. BASE VALUE
If the Urban Renewal Area is legally established, and a Tax Increment Financing
(TIF) ordinance is adopted, then the “base value” of the Area will be the assessed value
of the taxable property within the TIF Ordinance area as of January 1 of the calendar
year preceding the calendar year in which the City first certifies the amount of any debt
to the Area pursuant to Iowa Code Section 403.19. The base value will be determined
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independently for each Tax Increment Financing Ordinance adopted to implement the
Plan.
V. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1. To contribute to a diversified, well-balanced local economy by creating job
opportunities and strengthening the property tax base.
2. To stimulate private investment in the area known as Campustown through public
action and commitment, and to encourage job retention, growth and expansion
through the use of various incentives.
3. To provide tax increment incentives in the form of economic development
payments or other methods authorized by state law.
4. To help finance the cost of constructing public facilities and infrastructure and
improvements in support of commercial and residential development, including but
not limited to road projects, water, sanitary sewer, public space, parking,
stormwater drainage, and public utilities.
5. To promote development utilizing any other objectives allowed by Chapter 403 of
the Code of Iowa.
6. To increase the availability of housing opportunities, which may in turn attract
and retain local industries and commercial enterprises that will strengthen and
revitalize the economy of the State of Iowa and the City of Ames.
7. To stimulate, through public action and commitment, private investment in new
housing and residential development, and nearby commercial development.
8. To plan for and provide sufficient land for residential development in a manner that
is efficient from the standpoint of providing municipal services.
VI. RENEWAL PROJECTS AND ACTIVITES
The purpose of this Urban Renewal Plan is to facilitate and complement redevelopment
in the Urban Core of Ames and other future redevelopment and infill projects consistent with
City plans and zoning. To this end the City may engage in planning and design studies, acquire
property, provide private development incentives of grants, property tax rebates, or loans, apply
or implement building and property maintenance programs for remediation of or prevention of
blight, and finance and construct, repair, or rehabilitate public improvements. Nothing in this
section should be construed as limiting the range or types of activities or powers granted to the
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City under Chapter 403 or any other provisions of the Code of Iowa in furtherance of the Urban
Renewal Plan.
The original purpose of the Urban Renewal Plan was a response by the City to a
request from a developer known as Kingland Systems related to the construction of a
facility for retail and office uses on property located within the Urban Renewal Area.
Review of the proposed project by the developer and City staff has determined that
financial assistance is required to make the project economically viable. The Kingland
Systems project has since been completed, however additional projects are needed to
achieve the overall purpose of the Urban Renewal Area.
Projects and Activities Estimated
Date*
Estimated
Cost*
Rationale
Chamberlain Street Public
Infrastructure and
Reconstruction
2027-
2040
$1,400,000 To provide infrastructure
necessary to support
development of the area
including reconstruction/
rehabilitation to restore the
structural integrity of the
roadway and sidewalks.
May include related utility
upgrades as well.
Hyland and 13th Street
Intersection Public
Improvements for
Reconstruction generally
from Hyland to the Union
Pacific Railroad Bridge to
the East
2027-
2040
$900,000 To provide infrastructure
necessary to support
development of the area
including
reconstruction/rehabilitatio
n to improve the conditions
and operations of the
intersection
Developer Rebate for
Scholl Road Public
Improvements of
Reconstruction North of
13th Street to the South
edge of the Railroad Right-
of-way
2027-
2040
$870,000 To provide infrastructure
necessary to support
development of the area
including reconstruction/
rehabilitation to restore the
structural integrity of the
roadway
Campustown Other Public
Improvements
(construction,
reconstruction and
2027-
2040
$3,000,000 -
$6,000,000
To provide enhancements
to the environment to spur
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rehabilitation of public
improvements and
enhancements such as
streetscape, lighting, trash
and recycling, sidewalks,
parking, public space,
storm water, other similar
private/public
infrastructure)
investment in and
redevelopment of the area
Economic Development
Grants (examples include,
but not limited to,
improvement grants and
loans for private small
businesses and
redevelopments, including
but not limited blight
elimination, vacant ground
commercial storefront
business improvements,
building rehabilitation and
construction, and site
improvements)
2027-
2050
$250,000 –
$2,000,000
To provide financial
incentive to spur business
investment and existing
building improvements in
the area
Economic Development
Rebate to Developers for
redevelopment of
properties within the
Campustown area south of
Lincoln Way.
2027-
2050
$22,000,000 To provide financial
incentives to spur building
improvements and
redevelopment of
commercial, mixed use,
and high density residential
development.
Planning and Engineering
Studies; Attorney Fees;
and other related costs of
planning for and
implementing projects.
2027-
2050
$1,000,000 Support of Urban Renewal
Projects and Planning that
in turn support
improvements of the area
Total $34,170,000*
*Final Dates and Cost may vary based upon timing and actual project scope.
VII. CITY DEVELOPMENT PLANS AND POLICIES
The City has a general plan for the physical development of the City, as outlined
in a comprehensive plan, Ames Plan 2040, adopted December 2021. The goals and
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objectives of this Urban Renewal Plan, including the urban renewal projects, are in
conformity with the City’s Comprehensive Plan.
Ames Plan 2040 designates the portion of the URA south of Lincoln Way as Core,
a designation that applies to the City’s two central districts, downtown and Campustown.
The goals for this designation reinforce the goals of the URA, to maintain their status as
central districts and support their growth:
Maintain status as significant centers of public life and community.
Continue to provide opportunities for business innovation and small
business.
Expand with a variety of new uses, including living environments, into
underutilized surrounding areas, while reinforcing adjacent neighborhoods.
The Plan further states that to meet these goals, the Development Guidelines support
redevelopment and public investment in these areas:
Continued investment and updating of the public environment as community
destinations.
Improvement of routes and facilities for alternative transportation, including bicycle
infrastructure and parking; and comfortable and direct connections to the city
shared use path system.
Support for continued urban commercial and mixed -use development.
Support high intensity floor area ratios and minimum development intensity
standards.
Avoid prominent surface parking lots and plan for structured parking with new
development and redevelopment.
Specific Public Actions the Plan outlines towards these goals include allowing high
intensity infill development options that meet street level design objectives.
Ames Plan 2040 includes Redirection areas, or areas where changes in use or
development patterns are anticipated over the next 20 years and that are opportunities
for major redevelopment. While the portion of the URA north of Ontario is designated as
Civic – University by Ames Plan 2040 as it was previously owned by Iowa State
University, the Plan states that the Redirection area goals and policies apply to
government-owned lands that are no longer used for government purposes. Change in
these areas to urban uses that address housing and development goals of the City are
supported by the Comprehensive Plan.
Specific Public Actions identified by the Plan for Redirection areas that s upports the URA
designation are to:
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Identify potential development incentives necessary to realize the goal for
redevelopment areas, including public improvements, assistance with land
assembly where possible and site preparation, and tax increment financ ing for
redirection projects that meet city development priorities.
Monitor infrastructure quality and availability with potential redevelopment in
redirection areas. Evaluate infrastructure to determine capacity to support land use
intensification.
VIII. TAX INCREMENT FINANCING PROCEDURES
Under the Iowa Urban Renewal Law, in order to assist in the developme nt of new
private enterprises, the City may be requested to provide a property tax incentive in the
form of an agreement that returns certain incremental p roperty tax revenues to a
developer as economic development payments. As part of the establishment of an urban
renewal area, the City will adopt an ordinance to create a tax increment district (the “TIF
District”), within which the property taxes eventually paid by new private development will
be used to pay costs of urban renewal projects, including economic development
agreements. The use of these tax revenues in this manner is known as tax increment
financing (“TIF”).
Depending on the date on which a TIF District is legally established and the date
on which debt is initially certified within a TIF District, an original taxable valuation is
established for the property within a TIF District, which is known as the “base valuation.”
The “base valuation” is the assessed value of the taxable property in a TIF District as of
January 1 of the calendar year preceding the calendar year in which a City first certifies
the amount of any obligations payable from TIF revenues to be generated within that TIF
District. When the value of the property inside a TIF District increases by virtue of new
construction or any other reason, the difference between the base valuation and the new
property value is the “tax increment” or “incremental value.”
Procedurally, after tax increment debt has been incurred within a TIF District,
property taxes levied by the city, the county, the school district and the area college
against the incremental value, with the exception of taxes levied to repay debt incurred
by those jurisdictions and the school district physical plant and equipment and
instructional support levies, are allocated by state law to the City’s tax increment fund
rather than to each jurisdiction. These new tax dollars are then used to repay any tax
increment obligations incurred in the Urban Renewal Area.
Review of the proposed projects by City has resulted in a determination that
financial assistance is likely required in order to make the projects financially viable
through the use of Tax Increment Financing outlined in Chapter 403 of the Code of Iowa
for public improvements and private development.
The City may itself finance public facilities and improvements with Tax Increment
Financing (TIF) in accordance with the projects described above.
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Additionally, the City intends to enter into a Tax Increment Financing (TIF) rebate
agreement with private developers for projects that meet the objectives of the plan. This
may include a rebate of up to 100 percent of eligible incremental property taxes f or the
maximum allowed number of years per project Any commitments to Development
Agreements with TIF rebates will include a non-appropriation clause so as to not
constitute debt to the City. Use of TIF may also be a loan or forgivable loan.
IX. General Obligation Bonds
The Iowa Urban Renewal Law also allows a municipality the authority to issue
and sell general obligation bonds for specified essential and general corporate
purposes, including the acquisition and construction of certain public improvements and
facilities within the Area.
X. PROPERTY ACQUISTION/DISPOSITION
The City may acquire property within the area for purposes and objectives
consistent with this Plan, which may include the use of eminent domain, as allowed
under Chapter 403 and 6A. The City will follow any applicable requirements for the
acquisition and disposition of property within the Urban Renewal Area.
XI. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City
Council and will remain in effect until it is repealed by the City Council. State law allows
the collection of incremental property taxes generated within the Urban Renewal Area for
the existing TIF Area for 20 years and for new TIF Areas created to address slum and
blight for the life of the Plan. State law allows the collection of incremental property taxes
generated within the Urban Renewal Area to continue with no statutory sunset when an
Urban Renewal Area’s purpose is to address slum and blighted areas. Each project or
activity to which incremental property tax revenues will be devoted will be subject to such
restrictions as may be deemed necessary and appropriate by the City Council
XII. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set
forth in Chapter 403 of the Code of Iowa in order to carry out any purposes consistent
with state law.
XIII. CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan include
certain information with respect to City general obligation debt, ability to incur additional
debt and the amount of proposed tax increment debt to be incurred .
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1. Current Constitutional Debt Limit $364,431,710
2. Current outstanding general obligation debt $119,520,000
3. Proposed amount of indebtedness to be incurred: A
specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan are estimate s only
and will be incurred and spent over a number of years.
In no event will the City’s constitutional debt limit be
exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in
the City’s best interest to participate before approving an
urban renewal project or expense. It is further expected
that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. Subject to the
foregoing, it is estimated that the cost of the Eligible
Urban Renewal Projects as
described above will be approximately $34,170,000 as
stated in the next column:
$34,170,000
(This amount
does not
include costs
related to
financing.)
XIV. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such
invalidity or unconstitutionality shall not affect the validity of the Plan as a whole, or any
part of the Plan not determined to be invalid or unconstitutional.
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EXHIBIT A
Legal Description
CAMPUSTOWN URBAN RENEWAL AREA
BEGINNING AT A POINT AT THE INTERSECTION OF LINCOLN WAY AND LYNN
AVENUE, BEING ALSO A POINT ON THE NORTH LINE OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 83,
RANGE 24 WEST OF THE 5TH P.M., STORY COUNTY, IOWA, THENCE EAST
ALONG SAID NORTH LINE 10 FEET, THENCE SOUTH APPROXIMATELY 534 FEET
ALONG THE EAST RIGHT-OF-WAY LINE OF SAID LYNN AVENUE, THENCE WEST
APPROXIMATELY 50 FEET TO THE SOUTHEAST CORNER OF THE NORTH 45
FEET OF SUBLOT 5, GREER’S SUBDIVISION OF LOT 24, PARKER’S ADDITION
SUBDIVISION (BOOK 533, PAGE 314), THENCE S89°24’05”W 153.58 FEET TO THE
SOUTHWEST CORNER OF THE NORTH 46 FEET OF SAID SUBLOT 5, THENCE
S00°46’07”E 10.9 FEET TO THE SOUTHEAST CORNER OF SAID SUBLOT 5,
THENCE N89°40’05”W 18.46 FEET TO THE NORTHWEST CORNER OF THE EAST
172 FEET OF LOT 17, PARKER’S ADDITION (BOOK 533, PAGE 314), ALSO BEING
THE NORTHWEST CORNER OF PARCEL Y, PARKER’S ADDITION (INSTR. 2007 -
00004895), THENCE S00°51’07”E 73.85 FEET TO THE SOUTHWEST CORNER OF
SAID EAST 172 FEET OF LOT 17, THENCE S89°32’49”W ON THE SOUTH LINE OF
PARCEL S (SLIDE 110 PAGE 1) APPROXIMATELY 330 FEET TO A POINT ON THE
EAST RIGHT-OF-WAY LINE OF STANTON AVENUE, THENCE SOUTH
APPROXIMATELY 95 FEET ALONG SAID EAST RIGHT-OF-WAY LINE, THENCE
WEST APPROXIMATELY 64 FEET TO THE SOUTHEAST CORNER OF LOT 2 OF
THE TERRA FIRMA SUBDIVISION, SECOND ADDITION (INSTR. 2002-08726),
THENCE N89°46’08”W APPROXIMATELY 189.41 FEET TO A POINT ALONG THE
EAST LINE OF LOT 8, BLOCK 1, BEARDSHEAR’S ADDITION, THENCE SOUTH
ALONG THE EAST LINE OF SAID LOT 8 AND THE EAST LINE OF LOT 9, BLOCK 1,
OF SAID BEARDSHEAR’S ADDITION, APPROXIMATELY 106 FEET TO THE
SOUTHEAST CORNER OF THE NORTH 60 FEET OF SAID LOT 9, THENCE WEST
ALONG THE SOUTH LINE OF THE NORTH 60 FEET OF LOT 9, BLOCK 1, OF SAID
BEARDSHEAR’S ADDITION, APPROXIMATELY 190 FEET TO A POINT ALONG THE
EAST RIGHT-OF-WAY LINE OF THE WELCH AVENUE RIGHT-OF-WAY, THENCE
SOUTH APPROXIMATELY 200 FEET ALONG SAID EAST RIGHT -OF-WAY LINE,
THENCE WEST APPROXIMATELY 66 FEET TO THE SOUTHEAST CORNER OF
LOT 1, BLOCK 2, OF SAID BEARDSHEAR’S ADDITION, THENCE WEST
APPROXIMATELY 200 FEET ALONG THE SOUTH LINE OF SAID LOT 1 TO A POINT
ALONG THE WEST LINE OF THE NORTH SOUTH ALLEY IN BLOCK 2 OF SAID
BEARDSHEAR’S ADDITION, THENCE NORTH APPROXIMATELY 337 FEET ALONG
SAID WEST LINE TO THE SOUTHEAST CORNER OF LOT 14, BLOCK 3, OF
BEARDSHEAR’S ADDITION AND WALTERS SUBDIVISION, THENCE WEST
APPROXIMATELY 247.75 FEET ALONG THE SOUTH LINE OF SAID 14 AND THE
SOUTH LINE OF LOT 7, BLOCK 3, OF SAID BEARDSHEAR’S ADDITION AND
WALTERS SUBDIVISION TO A POINT ALONG THE WEST RIGHT-OF-WAY LINE OF
HAYWARD AVENUE, THENCE NORTH APPROXIMATELY 421 FEET ALONG SAID
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WEST RIGHT-OF-WAY LINE TO A POINT THAT IS ALSO THE SOUTHEAST
CORNER PARCEL K OF THE NORTHWEST QUARTER OF THE NORTHEAST
QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 9, THENCE
S64°03’45”W 152.87 FEET ALONG THE SOUTH LINE OF SAID PARCEL K, THENCE
S30°01’34”W 31.02 FEET ALONG THE SOUTH LINE OF SAID PARCEL K, THENCE
S67°42’57”W 254.60 FEET ALONG THE SOUTH LINE OF SAID PARCEL K, THENCE
S76°27’41”W 122.12 FEET ALONG THE SOUTH LINE OF SAID PARCEL K, THENCE
S89°57’30”W 119.84 FEET ALONG THE SOUTH LINE OF SAID PARCEL K TO THE
SOUTHWEST CORNER OF SAID PARCEL K, THENCE WEST 75 FEET TO A POINT
ON THE WEST RIGHT-OF-WAY LINE OF S SHELDON AVENUE, THENCE NORTH
203 FEET ALONG SAID WEST RIGHT-OF-WAY LINE TO A POINT ALONG THE
SOUTH LINE OF PARCEL M, NORTHWEST QUARTER OF THE NORTHWEST
QUARTER OF SAID SECTION 9 AND LEE’S SUBDIVISION (INSTR. 2017-02490),
THENCE N89°56’40”W 87 FEET ALONG THE SOUTH LINE OF SAID PARCEL M,
THENCE N00°14’58”W 7.00 FEET ALONG THE SOUTH LINE OF SAID PARCEL M,
THENCE N89°55’42”W 199.76 FEET TO THE SOUTHWEST CORNER OF SAID
PARCEL M, THENCE WEST APPROXIMATELY 60 FEET TO THE WEST RIGHT-OF-
WAY LINE OF SOUTH HYLAND AVENUE, THENCE NORTH APPROXIMATELY 323
FEET ALONG SAID WEST RIGHT-OF-WAY LINE TO THE SOUTHEAST CORNER OF
LOT 30, ATHLETIC PARK ADDITION, BEING ALSO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF LINCOLN WAY, THENCE NORTH ALONG THE WEST
HYLAND AVENUE RIGHT-OF-WAY LINE APPROXIMATELY 4,229 FEET TO A POINT
ON THE SOUTH RIGHT-OF-WAY LINE OF ONTARIO STREET, BEING ALSO THE
NORTHEAST CORNER OF LOT 3, BLOCK 1, HYLAND HEIGHTS ADDITION,
THENCE WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF ONTARIO STREET
APPROXIMATELY 3,552 FEET TO THE NORTHEAST CORNER OF LOT 2 OF THE
DEL SUBDIVISION, THENCE NORTH APPROXIMATELY 42 FEET TO A POINT ON
THE SOUTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 32, THENCE WEST APPROXIMATELY 43 FEET TO THE
SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 32, THENCE NORTH APPROXIMATELY 513 FEET TO THE
NORTHWEST CORNER OF SAID SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER LYING SOUTH OF THE RIGHT-OF-WAY OF THE CHICAGO AND
NORTHWESTERN RAILWAY COMPANY, THENCE EAST APPROXIMATELY 1,713
FEET ALONG THE SOUTH LINE OF SAID RAILWAY RIGHT-OF-WAY TO A POINT
ON THE EAST RIGHT-OF-WAY LINE OF MINNESOTA AVENUE, THENCE SOUTH
APPROXIMATELY 342 FEET ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT
ON THE NORTH RIGHT-OF-WAY LINE OF SAID ONTARIO STREET, ALSO BEING
THE SOUTHWEST CORNER OF LOT 23 OF THE ORCHARD VILLAGE 1ST
ADDITION, THENCE EAST APPROXIMATELY 2,422 FEET ALONG THE NORTH
RIGHT-OF-WAY LINE OF SAID ONTARIO STREET TO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF SAID CHICAGO AND NORTHWESTERN RAILWAY
COMPANY, THENCE EAST APPROXIMATELY 241 FEET ALONG SAID NORTH
RIGHT-OF-WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILWAY
COMPANY TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF 13TH STREET,
THENCE WEST APPROXIMATELY 701 FEET ALONG SAID SOUTH RIGHT-OF-WAY
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12
LINE OF 13TH STREET TO A POINT ALONG THE EAST HYLAND AVENUE RIGHT-
OF-WAY LINE, THENCE SOUTH ALONG SAID HYLAND AVENUE EAST RIGHT -OF-
WAY LINE APPROXIMATELY 4,234 FEET TO A POINT ON THE NORTH RIGHT -OF-
WAY LINE OF LINCOLN WAY, THENCE SOUTH APPROXIMATELY 33 FEET TO A
POINT ON THE CENTERLINE OF SAID LINCOLN WAY, THENCE EAST ALONG THE
CENTERLINE OF SAID LINCOLN WAY APPROXIMATELY 2,460 FEET TO A POINT
AT THE INTERSECTION OF LINCOLN WAY AND LYNN AVENUE, BEING ALSO THE
POINT OF BEGINNING.
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EXHIBIT B
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URBAN RENEWAL PLAN
DOWNTOWN REINVESTMENT DISTRICT URBAN RENEW AL AREA
CITY OF AMES, IOWA
July 27, 2021
Amended November -- 2026
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as "urban renewal areas," and to exercise special powers within
these areas. The City of Ames (the "City") applied to the state for a Reinvestment
District designation for which the state program requires an Urban Renewal Area as a
prerequisite for awarding funding to the City. The purposes of a Reinvestment District
overlaps with the intent of Urban Renewal Areas in support of city actions for removal
of slum and blight and for economic development purposes.
The process by which an urban renewal area may be created begins with the
preparation of an urban renewal plan for a proposed geographic area. Initially the
boundaries of the URA were designed to coincide with the 75-acre size limitation of
the State’s Reinvestment District program. The proposed amendment is necessitated
by the continued needs to address improvements to the Lincoln Way Corridor a nd
Downtown Area within a broader area than originally contemplated along with
additional projects.
In addition to defining an area, Iowa Code requires preparation of a Plan identifying
the purpose of the URA and the types of projects and activities that will occur within
the URA. All affected taxing entities, such as counties and school districts, must be
notified and given an opportunity to comment on the proposed plan. The City Council
must hold a public hearing on the urban renewal plan, following which, the Council may
approve the plan and designate an area.
This document is intended to serve as the Urban Renewal Plan for an urban renewal
area to be known as the Downtown Reinvestment District Urban Renewal Area (the
"Urban Renewal Area"). It is intended that this Urban Renewal Plan will guide the City
in promoting economic development and the for the construction of public
improvements and facilities. These combined efforts will assist in the removal of slum
and blight as originally described as the purpose of this Urban Renewal Area. This
document is an Urban Renewal Plan within the meaning of Chapter 403 of the Code
of Iowa, and it sets out proposed projects to be undertaken within the Urban Renewal
Area.
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II. DESCRIPTION OF URBAN RENEWAL AREA
The Urban Renewal Area will be expand from 75 acres to approximately 131 acres.
Attachment A depicts the amended boundaries of the URA. Exhibit B is a legal description of
the area.
III. AREA DESIGNATION
The Urban Renewal Area is being designated with a mixed designation. The URA is
designated as both an economic development area appropriate for the promotion of
commercial development and as an area in which blighted conditions exist and is suitable
for remediation activities.
Appropriateness for commercial development is based upon the City’s Comprehensive Plan
and zoning designations that support commercial, residential, and mixed-use development.
Blight conditions apply to a subset of properties within the overall area that meet the Code
of Iowa definition of blight. Properties located between Oak Street and Grand Avenue and
Lincoln Way and the railroad tracks consist of outdated, deteriorated, and nonconforming
buildings and site improvements. Properties between Clark Avenue and Kellogg Avenue
north of Lincoln Way and south of the railroad tracks that are primarily vacant land and
include lot layouts that are not conducive on their own to development allowed by zoning.
Properties between Kellogg Avenue and Duff Avenue are a mix of outdated, deteriorated,
and nonconforming buildings and site improvements as well as properties with limited street
access or substandard alley access for purposes permitted in the zoning district.
IV. BASE VALUE
If the Urban Renewal Area is legally established, and a Tax Increment Financing (TIF)
ordinance is adopted, then the “base value” of the Area will be the assessed value of the
taxable property within the TIF Ordinance area as of January 1 of the calendar year
preceding the calendar year in which the City first certifies the amount of any debt to the
Area pursuant to Iowa Code Section 403.19. The base value will be determined
independently for each Tax Increment Financing Ordinance adopted to implement the Plan.
V. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1. To protect the health, safety, and general welfare of City residents through the
removal or elimination of substandard conditions that exist in the Area.
2. To contribute to a diversified, well-balanced local economy by retaining and
creating job opportunities and strengthening the property tax base, sales tax base,
and hotel/motel tax base.
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3. To stimulate private investment in Downtown and the Lincoln Way Corridor through
public action and potential use of various incentives.
4. To help finance the cost of constructing public facilities and infrastructure and
improvements in support of commercial development.
5. To provide tax increment financing incentives in the form of economic
development payments or other methods authorized by state law.
6. To improve recreational, tourism, and cultural opportunities.
7. To promote development utilizing any other objectives allowed by Chapter 403 of
the Code of Iowa.
VI. RENEWAL PROJECTS AND ACTIVITES
The purpose of this Urban Renewal Plan is to facilitate and complement redevelopment
in the Urban Core of Ames and other future redevelopment and infill projects consistent
with City plans and zoning. To this end the City may engage in planning and design studies,
acquire property, provide private development incentives of grants, property tax rebates,
or loans,apply or implement building and property maintenance programs for remediation
of or prevention of blight, and finance and construct, repair, or rehabilitate public
improvements. Nothing in this section should be construed as limiting the range or types
of activities or powers granted to the City under Chapter 403 or any other provisions of the
Code of Iowa in furtherance of the Urban Renewal Plan.
Within the Urban Renewal Area, the Plan includes a publicly owned indoor aquatics center;
improvements to public gathering space and a downtown plaza; construction or
replacement of public parking, public infrastructure improvements for pedestrians and
bicyclists; construction of or replacement of facilities for water, sewer, stormwater,
streetscapes, and roads; Lincoln Way Mixed Use Development, Downtown Housing and
Mixed Use Projects, removal of or enhancement of blighted building conditions , and other
commercial, entertainment, or hospitality private redevelopment projects.
The City’s Comprehensive Plan, Ames Plan 2040 identifies the area as a Core and
Redirection Area land use designation. The area along Lincoln Way is also included
within the Lincoln Way Corridor Plan identifying a desire for the area to redevelop into
a gateway for the community and to Downtown. The City of Ames also participated
with Downtown Ames in the creation of a Guiding Vision highlighting potential
investment opportunities through the Urban Renewal Area. Plan 2040 includes
integrated and comprehensive policies regarding land use, growth, mobility,
community character, and housing that all related to the URA.
The City’s Growth and Land Use Element of Plan 2040 includes Goals 3 and Goal 4
of Enhancing the Urban Fabric and improving Quality of the Urban Experience. G3 -1
recognizes the need to address blight and underperforming infill area to reinvigorate
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and sustain areas of the City. G1-8 describes a goal to invest in additional commercial
opportunities, highlight Downtown and Lincoln Way.
The Land Use Element also includes land use designation descriptions for Core and
Redirection Areas that describe desired goals, design guidelines, and public action to
support reinvestment and expansion of commercial and housing opportunities, update
parking facilities, and improved multi-modal facilities. Community Character Element
policy C4 identifies a priority of recognizing and reinforcing the sense of place for
Downtown.
The Downtown Gateway Focus Area is part of the 2018 Lincoln Way Corridor Plan and
the primary area planned for new development, including the Lincoln Way Mixed Use
Development project. This area is intended to foster redevelopment with a commercial
focus that may include residential development. It has been identified as a priority
redevelopment area. The Corridor Plan also identifies the area between Oak Avenue
and Grand Avenue, the location of the Indoor Aquatics Center as focus area for
encouraging redevelopment.
The character and vision of Downtown Gateway area should be complimentary to the
existing downtown character. The Downtown Gateway Area includes op portunity for
collective parking, reduced parking, increased design scrutiny in order to create
appealing massing and height through building materials, architectural features, etc.,
minimizing automotive service-oriented uses, wide sidewalks and improved
streetscape along Lincoln Way. This would include uses like, but not limited to, boutique
hotel, entertainment and retail, outdoor open space for events and commercial uses,
office and employment. Kellogg Avenue is to be the focal point providing a strong
connection to the heart of Downtown at Main Street.
The combination of projects and consistency with the City’s Comprehensive Plan will
address the objectives and purposes of the URA and Plan. The objectives and
proposed projects outlined in this Urban Renewal Plan are consistent with the above
goals and policies identified and adopted as part of the City's planning process and
identified below:
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Public Improvement Projects:
Project Estimated Costs* Rationale
Two-story Indoor Aquatics Center,
completed 2026
Completed
Reconstruction or construction of
roadways and public parking
facilities, including adjacent
landscaping and public sidewalks.
Near term improvements may
include 6th Street, various
intersection, and Duff Avenue.
The City is currently
evaluating the feasibility of a
parking garage within the
CBD Lot X. The cost of the
project is undetermined and
may vary based upon final
design and timing. An
estimate of $20,000,000 may
apply to the parking project.
Estimate of $3 million for
roadways. Other
improvements may occur as
early as FY2027-28, but final
timing and costs are
unknown.
The City is anticipating the need to
improve the access and function of
roadways for vehicular traffic routes
with reconfiguration of intersections,
on-street and off-street parking, and
streetscapes throughout the Area.
This includes improvements to public
parking lots located both to the south
of the railroad tracks and north of the
railroad tracks.
Downtown Public Space and
Amenities – Construct new 1-acre
plaza located at 5th Street and Clark
Avenue, and other smaller plazas or
public spaces and amenities within
the Area.
Undetermined timing.
Costs may vary based upon
final design and timing with
an initial estimate of $3
million to $5 million.
A main plaza is located at Clark and
5th in the heart of downtown with
water features and ice skating to
attract visitors. Other smaller plaza
types public spaces, e.g. Tom Evans,
may be expanded and improved over
the life of the plan as future
redevelopment occurs.
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Pedestrian and bicycle new and
enhanced facilities, including a
potential pedestrian bridge crossing
of the railroad tracks.
Undetermined
Costs may vary based upon
final design and timing with
an initial estimate of
$2million to $5 million.
Improved connectivity is needed for
the area and it is goal of the City to
support enhanced multi-modal
transportation options. Improved
connections will facilitate commerce
between retailers. These
improvements may be built in
conjunction with a development
project or as a standalone project.
Other Infrastructure Modification
and Improvements
Rehabilitation, extension, and
relocation of water, sanitary sewer,
storm water, trash and recycling,
electric, communication, gas utility
infrastructure, and other similar
private/public infrastructure.
Undetermined
Costs may vary based upon
final design and timing with
an initial estimate of
$1million to $3 million.
The City is anticipating the need for
any or all of these utilities and other
similar private and public utilities to
require changes in location and
capacity are needed in order to
support redevelopment.
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Other Projects and Development Agreements:
Project Estimated Incentive Rationale
The City expects to enter a
Development Agreement(s) for
private redevelopment projects
throughout the URA.
Notably the planned mixed-use site
between Clark and Kellogg on
Lincoln Way, known as The Linc, is
planned to have a Master Developer,
which the City would provide
economic development support using
tax increment financing. The Linc
project is anticipated to consist of
offices, retail, restaurants,
apartments, hotel, and conference
space. This development is expected
to start construction in FY 26-27.
Additional phases of redevelopment
are anticipated between Kellogg and
Duff Avenue. Other redevelopment
projects will occur throughout the
expanded URA.
Incentives will be negotiated on an
individual basis with a developer
based upon a financial need analysis
and consistency with development
goals for the area. The actual amount
is unknown at this time as the specific
project has not been finalized, for
planning purposes the amount of TIF
in total for all development
agreements could be up to
$56,000,000, depending on the size
and scale of a final proposal. This
amount of TIF would be for all
potential types of redevelopment
projects.
Office, residential, and
mixed-use development are
needed to provide a urban
live and work opportunity
not presently in Ames to
retain workforce. A full
service hotel and event
space would promote
increased tourism and
visitors downtown and meet
existing needs of the
business community.
Additional office space is
needed for new and existing
businesses to grow or
relocate.
31
Economic Development Grants
(examples include, but not limited to,
façade improvement grants and loans
for private small businesses and
redevelopments, including but not
limited blight elimination, vacant
ground commercial storefront
business improvements, building
rehabilitation and construction, and
site improvements)
Individual grant awards or loan
amounts would determined at a later
date and utilize a matching
investment concept. TIF could be a
source of funding for this program
with an estimated value of $3 million.
To spur property
improvements and remove
blight the City may need to
provide direct assistance to
businesses seeking to make
improvements to buildings
or to occupy underutilized
and vacant space. This
activity supports economic
development focused on
business start-ups, primarily
for small business consistent
with the character of the
area.
Property Acquisition and Site
Clearance
The City may acquire property to
address conditions of blight. The
City may also acquire property for
economic development purposes.
Specific properties and costs are
unknown, but not to exceed
$6,000,000 utilizing TIF.
To spur property
improvements and remove
blight, the City may need to
acquire properties. The City
in some cases may acquire
facilitate land assemblage
for economic development
purposes.
Planning and Design Studies and
Surveys
Improvements to the area will require
studies and design that may be
undertaken by the City or by
consultants directed by the City. The
City is currently in the process of
completing a planning feasibility
study for a Downtown parking
garage. Actual costs and timing of
other studies are unknown, but may
be funded by TIF for up to $1million.
*All project activities are estimates and final costs may vary.
The City may also determine to use tax increment financing to provide other incentives
such as loans or tax rebates to developers in connection with blight remediation and/or
32
commercial development or other urban renewal projects. The City may determine to
use tax increment financing to reimburse the City for any obligation or advances.
If the City determines that construction of a parking facility is a public building as defined
by Chapter 403 and it determines the need to utilize TIF, the City will consider an
amendment to the Plan as necessary to address findings of feasibility regarding use of
TIF for a public building.
Nothing herein shall be construed as a limitation on the power of the city to exercise
any lawful power granted to the City under Chapter 403.
VII. TYPES OF RENEWAL ACTIVITIES
A. Tax Increment Financing
Review of the proposed projects by City has resulted in a determination that financial
assistance is likely required in order to make the projects financially viable through the use
of Tax Increment Financing outlined in Chapter 403 of the Code of Iowa for public
improvements and private development.
Under the Iowa Urban Renewal Law, in order to assist in the development of new private
enterprises, the City may be requested to provide a property tax incentive in the form of
an agreement that returns certain incremental property tax revenues to a developer as
economic development payments. As part of the establishment of an urban renewal
area, the City may adopt an ordinance to create a tax increment district (s) (the "TIF
District"), within which the property taxes eventually paid by new private development
will be used to pay costs of urban renewal projects, including economic development
agreements. The use of these tax revenues in this manner is known as tax i ncrement
financing ("TIF").
Depending on the date on which a TIF District is legally established and the date on
which debt is initially certified within a TIF District, an original taxable valuation is
established for the property within a TIF District, which is known as the "base valuation."
The "base valuation" is the assessed value of the taxable property in a TIF District as of
January 1 of the calendar year preceding the calendar year in which a City first certifies
the amount of any obligations payable from TIF revenues to be generated within that
TIF District. When the value of the property inside a TIF District increases by virtue of
new construction or any other reason, the difference between the base valuation and
the new property value is the "tax increment" or "incremental value."
Procedurally, after tax increment debt has been incurred within a TIF District, property
taxes levied by the city, the county, the school district and the area college against the
incremental value, with the exception of taxes levied to repay debt incurred by those
jurisdictions and the school district physical plant and equipment and instructional
support levies, are allocated by state law to the City's tax increment fund rather than to
each jurisdiction. These new tax dollars are then used to repay any tax increment
obligations incurred in the Urban Renewal Area.
33
Review of the proposed urban renewal projects by City has resulted in a determination
that financial assistance is likely required in order to make the projects financially viable
through the use of Tax Increment Financing outlined in Chapter 403 of the Code of Iowa
for public improvements and private development.
The City may itself finance public facilities and improvements with Tax Increment
Financing (TIF) in accordance with the projects described above.
Additionally, the City intends to enter into a Tax Increment Financing (TIF) rebate
agreement with property owners, business owners, or private developers for projects
that meet the objectives of the plan. This may include a rebate of up to 100 percent of
eligible incremental property taxes for the maximum allowed number of years. or an
amount not to exceed $56,000,000, whichever comes first. A TIF agreement will be
structured such that the amount of the TIF rebate will not be included as debt subject to
the state mandated debt limitation.
Additionally, studies and surveys, property acquisition, public improvement, and economic
development grants and loans utilizing TIF may also be used to eliminate blight and facilitate
redevelopment, building, and site rehabilitation with a total funding estimate of up to
$26,000,000.
B. General Obligation Bonds
The Iowa Urban Renewal Law also allows a municipality the authority to iss ue and sell
general obligation bonds for specified essential and general corporate purposes,
including the acquisition and construction of certain public improvements and facilities
within the Area, including but not limited to the indoor aquatics facility and parking
garage.
VIII. PROPERTY ACQUISTION/DISPOSITION
The City may acquire property within the area for purposes and objectives consistent
with this Plan, which may include the use of eminent domain, as allowed under Chapter
403 and 6A. The City will follow any applicable requirements for the acquisition and
disposition of property within the Urban Renewal Area .
IX. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council
and will remain in effect until it is repealed by the City Council. State law allows the
collection of incremental property taxes generated within the Urban Renewal Area to
continue with no statutory sunset when an Urban Renewal Area’s purpose is to address
slum and blighted areas along with promoting economic development for commercial
development. Each project or activity to which incremental property tax revenues
34
will be devoted will be subject to such restrictions as may be deemed necessary and
appropriate by the City Council.
X. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set
forth in Chapter 403 of the Code of Iowa in order to carry out any purposes consistent
with state law.
XI. CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan i nclude
certain information with respect to City general obligation debt, ability to incur
additional debt and the amount of proposed tax increment debt to be incurred.:
1. FY 2021-22 Constitutional Debt Limit $364,431,710 *
2. Current Outstanding General Obligation Debt: $119,520,000
3. Proposed amount of indebtedness to be incurred: A specific
amount of debt to be incurred for all of the Eligible Urban
Renewal Projects has not yet been determined. This document is
merely for planning purposes. The estimated project costs in this
Plan are estimates only and will be incurred and spent over a
number of years. In no event will the City’s constitutional debt
limit be exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in the City’s
best interest to participate before approving an urban renewal
project or expense. It is further expected that such indebtedness,
including interest on the same, may be financed in whole or in
part with tax increment revenues from the Urban Renewal Area
or the issuance of General Obligation Bonds through
referendum. Subject to the foregoing, it is estimated that the cost
of the Eligible Urban Renewal Projects as described above will
be approximately $82,000,000 of TIF. (This total does not
include financing costs related to debt issuance, which will be
incurred over the life of the Area).
Maximum TIF
82,000,000
*Preliminary; subject to change
35
36
A-7
EXHIBIT A: URBAN RENEWAL AREA BOUNDARY
37
A-8
EXH IBIT B: LEGAL DESCRIPTION
The original district boundary is being restated in whole with that additional areas of the 2026
Amendment, see also map of boundaries.
Beginning at the southeast corner of Block 23, College Park Addition First
North; thence east on the north Right-of-Way of 6th Street to the southeast
corner of Parcel B, Block 22, Blair’s Addition; thence north on the west right-
of-way of Burnett avenue to the extended north lot line of Lot 8, Block 4,
Original Town; thence east on said extended north line to east Right-of-Way
of the north-south alley in said Block 4; thence south on the alley east line to
the southwest corner of Lot 5 of said Block 4; thence east on the north Right-
of-Way line of 6th Street to the center of Duff Avenue; thence southeasterly
to the northwest corner of Block 37 , Blair’s 2nd Addition; thence east on the
north line of said Block 37 to the northeast corner thereof; thence south on
the east line of said Block 37, also being the west Right-of-Way line of Carroll
Avenue, extended to the south Right-of-Way line of East 5th Street; thence
west on said south Right-of-Way line, 132 feet; thence due south to the north
railroad Right-of-Way line of Chicago and Northwestern Transportation
Company; thence westerly on said north Right-of-Way line to a point on the
east Right-of-Way line of Duff Avenue; thence south on said east Right-of-
Way line to a point 12 feet north of the northeast corner of Lot 1, Borne’s
addition; thence westerly to the centerline of Duff Avenue and the south
Right-of-Way line of said railroad; thence southwesterly on said railroad
south Right-of-Way to the northeast corner of Lot 1, Duff Centre Subdivision;
thence south on the west Right-of-Way line of Duff Avenue to the southeast
corner of Lot 1, Block 1, Black’s Addition; thence west on the north line of the
alley in said Block 1 and Block 2 of said Black’s Addition on the extended
north line of said alley to the west Right-of-Way of South Kellogg Avenue;
thence south on said west Right-of-Way line to the southeast corner of Lot 1,
Block 3 of said Black’s Addition; thence west on the north line of alley to the
southwest corner of Lot 4, Block 3 of said Black’s Addition; thence
northwesterly to the southeast corner of Lot 1, Block 4, of said Black’s
Addition; thence west on the north alley line to the southwest corner of Lot
6, Block 4, of said Black’s Addition; thence southwesterly to the northeast
corner of Lot 8, Block A, Black’s 3rd Addition; thence west on the north line of
38
A-8
Lot 7 and Lot 8 to the northwest corner of Lot 7, Block A, of said Black’s 3rd
Addition; thence north on the west line of Lot 6 of said Block A to the south
Right-of-Way line of Lincoln Way; thence west on said south Right-of-Way
298.9 feet; thence southwesterly on said south Right-of-Way 31.24 feet;
thence west on said south Right-of-Way line to a point of intersection with
the extended east Right-of-Way line of North Oak Avenue; thence north on
said east Right-of-Way line to the northwest corner of Lot 6, Block 4, College
Park Addition; thence southeasterly on the north line of said Block 4 to the
northeast corner of Lot 1 of said Block 4; thence south to the northeast
corner of Lot 1, Block 3, of said College Park Addition; thence east on the
south Right-of-Way of North 2nd Street to a point of intersection with the
extended east line of Lot 2, Block 2, of said College Park Addition; thence
south on the said east line to the southeast corner of Lot 7 of said Block2;
thence east on the north Right-of-Way line of Lincoln Way, 420 feet to a point
on the south line of Lot 1, Grand Junction Subdivision , 2nd Addition; thence
northwesterly 77.31 feet, point being on the east Right-of-Way line of Grand
Avenue; thence north on said east Right-of-way to the northwest corner of
said Lot 1, Grand Junction Subdivision , 2nd Addition; thence north to the
southwest corner of Parcel A, Instrument number 94-06868, point being on
the north Right-of-Way of said Railroad; thence west on said north Right-of-
way of railroad to the southeast corner of lot 5, Block 29, College Park
Addition Second North; thence north on the east line of said Lot 5 to the
south Right-of-Way of 5th Street; thence east on the north line of said Block
29 to a point of intersection with the west Right-of-Way line of Northwestern
Avenue; thence northwesterly on the said west Right-of-Way of
Northwestern Avenue to the point of beginning.
39
A-8
40
URBAN RENEWAL PLAN
EAST 13th STREET URBAN RENEWAL AREA
CITY OF AMES, IOWA
November 2026
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as "urban renewal areas," and to exercise special powers within
these areas.
The process by which an urban renewal area may be created begins with the
preparation of an urban renewal plan for a proposed geographic area. The
proposed URA is part of the City’s Planned Regional Commercial Area and East
Growth Area, near the I-35 and East 13th Street interchange.
In addition to defining an area, Iowa Code requires preparation of a Plan identifying
the purpose of the URA and the types of projects and activities that will occur within
the URA.
This Plan designates the urban renewal area as an economic development area. Chapter
15A of the Code of Iowa declares that economic development is a “public purpose” and
authorizes local governments to make grants, loans, guarantees, tax incentives and
other financial assistance to private enterprise. The statute defines “economic
development” as including public investment involving the creation of new jobs and
income or the retention of existing jobs and income that would otherwise be lost.
A City's Planning and Zoning Commission must review the draft plan and inform the City
Council if it is consistent with the City's general plan, for Ames this is Ames Plan 2040.
Additionally, all affected taxing entities, such as counties and school districts, must be
notified and given an opportunity to comment on the proposed plan. The City Council
must hold a public hearing on the urban renewal plan, following which the Council may
approve the plan and designate an area.
This document is intended to serve as the Urban Renewal Plan for an urban renewal area
to be known as the East 13th Street Urban Renewal Area (the "Urban Renewal Area"). It
is intended that this Urban Renewal Plan will guide the City in promoting economic
development and for the construction of public improvements and facilities. This
document is an Urban Renewal Plan within the meaning of Chapter 403 of the Code of
Iowa, and it sets out proposed projects to be undertaken within the Urban Renewal Area.
41
II. DESCRIPTION OF THE URBAN RENEWAL AREA
The East Industrial Urban Renewal Area will include approximately 245 acres of land,
plus right-of-way, located along East 13th Street as depicted in Attachment A. A legal
description of the property is attached hereto as Exhibit B.
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
includes 4 parcels that meet the definition of agricultural land, owned by R Pact
Holdings and Jordan Elwell LLC. The fifth parcel in the URA does not meet the
definition of agriculture land, even though it is under the same ownership. The property
owners provided their consent to allow all of their parcels to be included in the urban
renewal area, which can be found in Exhibit C.
III. AREA DESIGNATION
The URA is designated as an economic development area within the meaning of uses
and activities authorized by Iowa Code 403.
IV. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1. To contribute to a diversified, well-balanced local economy, by creating job
opportunities and strengthening the sales tax and property tax base with
commercial development.
2. To stimulate private investment through public action and commitment.
3. To help finance the cost of constructing public facilities and infrastructure and
improvements in support of development, including but not limited to roadways,
water, sanitary sewer, stormwater drainage, and public utilities.
4. To provide economic development incentives for development of project (s)
consistent with the goals of Ames Plan 2040 for expansion of the City to the east.
5. To promote development utilizing any other objectives allowed by Chapter 403 of
the Code of Iowa.
42
V. CITY PLAN
Ames has a general plan for the physical development of the City named Ames Plan
2040, adopted December 2021. The goals and objectives of this Urban Renewal Plan,
including the urban renewal projects described herein, are in conformity with the City’s
Comprehensive Plan for the expansion of the City.
Ames Plan 2040 identifies the area east of I-35 along East 13th Street as Tier I and Tier III
growth within the East expansion area of the City to meet the commercial, industrial, and
housing needs of the City. The East Expansion area includes a variety of uses and a
preliminary evaluation of upgraded public facilities needed to serve growth. The URA area
consists primarily of the Community Commercial Retail land use designation recognizing
the primary need of the City for this area to support commercial development for the
community as a whole and for the buildout of the East expansion area .
Development in this area will be consistent with the City ’s Comprehensive Plan and
implementing zoning districts in place at the time of development.
VI. RENEWAL PROJECTS
The objectives and proposed projects outlined in this Urban Renewal Plan are consistent
with the above goals and policies identified and adopted as part of the City's
Comprehensive Plan. The precise timing of projects and development is not known at this
time. The projects listed below can be implemented at any time during the life of the URA
Plan.
Project Estimated
Date
Estimated
Cost*
Rationale
East 13th Street Roadway
Improvements, inclusive of
all related street
improvements such as the
construction, reconstruction,
and rehabilitation of paving,
sidewalks, shared use
paths, street lights, traffic
signals, storm drainage,
and any other related
improvements within the
right-of-way
2028-
2050
$5,000,000 East 13th is an arterial
street serving this area and
connecting to the existing
transportation system of
the City and State.
Improvements to its
condition and capacity will
be needed to support
growth.
Water, Storm Sewer, and
Sanitary Sewer Main,
Extension and Oversizing
2028-
2050
$2,500,000 To provide infrastructure
necessary to support
development of the area
570th Avenue Road
improvements, paving of
570th and all related street
2028-
2050
$3,000,000 570th Street is an unpaved
gravel street.
Development north of East
43
improvements such as the
construction, reconstruction,
and rehabilitation of paving,
sidewalks, shared use
paths, street lights, traffic
signals, storm drainage,
and any other related
improvements within the
right-of-way
13th Street will necessitate
improvements of 570th to
City standards along with
the intersection to E 13th.
Economic Development TIF
Rebate to Developers
2028-
2050
$12,000,000 To provide financial
incentives as TIF
reimbursement of
infrastructure costs to spur
development of the area
consistent with the City’s
growth and economic
development objectives
Planning, Engineering, and
Attorney Fees and other
related costs
2028-
2050
$200,000 Support of Urban Renewal
Projects and Planning that
in turn support
development of the area
Total $21,700,000
*All project activities are estimates and final costs may vary.
VII. TYPES OF RENEWAL ACTIVITIES
A. Tax Increment Financing
Review of the proposed projects by the City has resulted in a determination that financial
assistance is likely required in order to make the projects financially viable through the
use of Tax Increment Financing outlined in Chapter 403 of the Code of Iowa for public
improvements and private development.
Under the Iowa Urban Renewal Law, in order to assist in the development of new private
enterprises, the City may be requested to provide a property tax incentive in the form of
an agreement that returns certain incremental property tax revenues to a develo per as
economic development payments. As part of the establishment of an urban renewal area,
the City may adopt an ordinance to create a tax increment financing district(s) (the "TIF
District"), within which the property taxes eventually paid by new private development will
be used to pay costs of urban renewal projects, including economic development
agreements. The use of these tax revenues in this manner is known as tax i ncrement
financing ("TIF").
44
Depending on the date on which a TIF District is legally established and the date on
which debt is initially certified within a TIF District, an original taxable valuation is
established for the property within a TIF District, which is known as the "base valuation."
The "base valuation" is the assessed value of the taxable property in a TIF District as of
January 1 of the calendar year preceding the calendar year in which a City first certifies
the amount of any obligations payable from TIF revenues to be generated within that TIF
District. When the value of the property inside a TIF District increases by virtue of new
construction or any other reason, the difference between the base valuation and the new
property value is the "tax increment" or "incremental value."
Procedurally, after tax increment debt has been incurred within a TIF District, property
taxes levied by the city, the county, the school district and the area college against the
incremental value, with the exception of taxes levied to repay debt incurred by those
jurisdictions and the school district physical plant and equipment and instructional support
levies, are allocated by state law to the City's tax increment fund rather than to each
jurisdiction. These new incremental tax dollars are then used to repay any obligations
incurred in the Urban Renewal Area.
The City may itself finance public facilities and improvements with TIF in accordance with
the projects described above.
Additionally, the City intends to enter into a Tax Increment Financing (TIF) rebate
agreement with private developers for projects that meet the objectives of the plan. This
may include a rebate of up to 100 percent of eligible incremental property taxes f or the
maximum allowed number of years per project or a set maximum amount, whichever
comes first. Any commitments to Development Agreements with TIF rebates will include a
non-appropriation clause so as to not constitute debt to the City.
B. General Obligation Bonds
The Iowa Urban Renewal Law also allows a municipality the authority to issue and sell
general obligation bonds for specified essential and general corporate purposes, including
the acquisition and construction of certain public improvements and facilities within the
Area.
45
VIII. PROPERTY ACQUISTION/DISPOSITION
The City may acquire property within the area for purposes and objectives
consistent with this Plan, which may include the use of eminent domain, as allowed
under Chapter 403 and 6A. The City will follow any applicable requirements for the
acquisition and disposition of property within the Urban Renewal Area.
IX. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council and
will remain in effect to the extent it is allowed by state law or until it is repealed by the City
Council. State law allows the collection of incremental property taxes generated within the
Urban Renewal Area for up to twenty-three years for each TIF area. Each project or
activity to which incremental property tax revenues will be devoted will be subject to such
restrictions as may be deemed necessary and appropriate by the City Council.
X. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set forth
in Chapter 403 of the Code of Iowa in order to carry out any purposes consistent with
state law.
XI. CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan include certain
information with respect to City general obligation debt, ability to incur additional debt and
the amount of proposed tax increment debt to be incurred.
A. FINANCIAL DATA
1. Current Constitutional Debt Limit $364,431,710
2. Current outstanding general obligation debt $119,520,000
3. Proposed amount of indebtedness to be incurred: A
specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan are estimates only
and will be incurred and spent over a number of years.
In no event will the City’s constitutional debt limit be
exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in
the City’s best interest to participate before approving an
$22,700,000
(This amount
does not
include costs
related to
financing.)
46
urban renewal project or expense. It is further expected
that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. Subject to the
foregoing, it is estimated that the cost of the Eligible
Urban Renewal Projects as described above will be
approximately $23,700,000 as stated in the next column:
XII. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole, or any part of the
Plan not determined to be invalid or unconstitutional.
47
EXHIBIT A
48
EXHIBIT B: LEGAL DESCRIPTION
That Part Of The West 1/2 Of The Southeast 1/4 Of Section 31, Township 84
North, Range 23 West Of The 5th P.M., Story County, Iowa, Lying East And North Of
The Interstate Highway 35 Right-Of-Way And Containing 59.72 Acres, More Or Less;
And The Interstate Highway 35 Right-Of-Way, Containing 21.12 Acres More Or Less
and, That Part Of The Southeast 1/4 Of The Southeast 1/4 Of Section 31, Township 84
North, Range 23 West Of The 5th P.M., Story County, Iowa, Lying North Of The
Interstate Highway 35 Right-Of-Way And Containing 39.90 Acres, More Or Less; And
The Interstate Highway 35 Right-Of-Way, Containing 0.29 Acres More Or Less; and
The Northeast 1/4 Of The Southeast 1/4 Of Section 31, Township 84 North, Range 23
West Of The 5th P.M., Story County, Iowa And Containing 40.02 Acres, More Or Less.
And Parcel "A" In The Northwest Fractional Quarter Of Section 5, Township 83 North,
Range 23 West Of The 5th P.M., Story County, Iowa, As Shown On The “Plat Of Survey
(Amended)" Filed In The Office Of The Recorder Of Story County, Iowa, On The 12th
Day Of December, 1997, And Recorded In Book 15, Page 90-91 And Containing 55.18
Acres More Or Less. And Parcel “C” In The East Fractional Half (E. Frl. 1/2) Of Section
Six (6), Township Eighty-Three (83) North, Range Twenty-Three (23) West Of The 5th
P.M., Story County, Iowa, As Shown On The “Plat Of Survey” Filed In The Office Of
The Recorder Of Story County, Iowa On The 22nd Day Of July, 1997, And Recorded
In Book 15, Page 16 And Containing 96.61 Acres, More Or Less. and Part Of The East
Fractional 1/2 of Section 6, Township 83 North, Range 23 West of The 5th P,M., Story
County, Iowa, Lying In The Interstate Highway Right-Of-Way, Containing 10.09 Acres
More Or Less.
That Part Of The West 1/2 Of The Southeast 1/4 Of Section 31, Township 84
49
North, Range 23 West Of The 5th P.M., Story County, Iowa, Lying East And North Of
The Interstate Highway 35 Right-Of-Way And Containing 59.72 Acres, More Or Less;
And The Interstate Highway 35 Right-Of-Way, Containing 21.12 Acres More Or Less;
and that Part Of The Southeast 1/4 Of The Southeast 1/4 Of Section 31, Township 84
North, Range 23 West Of The 5th P.M., Story County, Iowa, Lying North Of The
Interstate Highway 35 Right-Of-Way And Containing 39.90 Acres, More Or Less; and
The Interstate Highway 35 Right-Of-Way, Containing 0.29 Acres More Or Less; and
The Northeast 1/4 Of The Southeast 1/4 Of Section 31, Township 84 North, Range 23
West Of The 5th P.M., Story County, Iowa And Containing 40.02 Acres, More Or Less;
and Part Of The East Fractional 1/2 of Section 6, Township 83 North, Range 23 West
Of The 5th P M„ Story County, Iowa, Lying In The Interstate Highway Right-Of-Way,
Containing 10.09 Acres More Or Less.
Parcel “C” In The East Fractional Half (E. Frl. 1/2) Of Section Six (6), Township
Eighty-Three (83) North, Range Twenty-Three (23) West Of The 5th P.M., Story
County, Iowa As Shown On The “Plat Of Survey’ Filed In The Office Of The Recorder
Of Story County, Iowa On The 22nd Day Of July, 1997, And Recorded In Book 15,
Page 16 And Containing 96. 61 Acres, More Or Less.
Lot 2 of the JT Warehouse Subdivision
Additionally, all City of Ames right-of-of way of East 13th Street between the starting point at
the northeast corner of Lot 2 of the JT Warehouse Subdivision and then extending west
approximately 6000 feet to the west right of way line of Dayton Avenue, and including the I-
35 Right-of-way extending approximately 1,320 feet north of the East 13th Street right-of-
way and approximately 1,320 feet south of the East 13th Street right-of-way.
50
EXHIBIT C: AGRICULTURAL LAND CONSENTS
51
52
53
54
55
URBAN RENEWAL PLAN
EAST INDUSTRIAL URBAN RENEWAL AREA
CITY OF AMES, IOWA
November 2026
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as "urban renewal areas," and to exercise special powers within
these areas.
The process by which an urban renewal area may be created begins with the
preparation of an urban renewal plan for a proposed geographic area. The proposed
URA is part of the City’s designated East Industrial area, intended for future industrial
development. The area has access to the railroad, Highway 30 and Interstate 35, the
ability to extend City infrastructure to serve development, and the land is relatively flat
and in large tracts that would be desirable for larger industrial development
In addition to defining an area, Iowa Code requires preparation of a Plan identifying the
purpose of the URA and the types of projects and activities that will occur within the
URA.
This Plan designates the urban renewal area as an economic development area. Chapter
15A of the Code of Iowa declares that economic development is a “public purpose” and
authorizes local governments to make grants, loans, guarantees, tax incentives and
other financial assistance to private enterprise. The statute defines “economic
development” as including public investment involving the creation of new jobs and
income or the retention of existing jobs and income that would otherwise be lost.
A City's Planning and Zoning Commission must review the draft plan and inform the City
Council if it is consistent with the City's general plan, for Ames this is Ames Plan 2040.
Additionally, all affected taxing entities, such as counties and school districts, must be
notified and given an opportunity to comment on the proposed plan. The City Council must
hold a public hearing on the urban renewal plan, following which the Council may approve
the plan and designate an area.
This document is intended to serve as the Urban Renewal Plan for an urban renewal area
to be known as the East Industrial Urban Renewal Area (the "Urban Renewal Area"). It is
intended that this Urban Renewal Plan will guide the City in promoting economic
development and the for the construction of public improvements and facilities. This
document is an Urban Renewal Plan within the meaning of Chapter 403 of the Code of
Iowa, and it sets out proposed projects to be undertaken within the Urban Renewal Area.
56
II. DESCRIPTION OF THE URBAN RENEWAL AREA
The East Industrial Urban Renewal Area will include approximately 992 acres of land
and right-of-way located along East Lincoln Way and Teller Avenue as depicted in
Exhibit A. A legal description of the property is attached hereto as Exhibit B.
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
includes 24 total parcels that meet the definition of agricultural land, owned by Iowa Land
& Building Company, Randy Brekke, LDY LLC, and ITC Midwest LLC. The property
owners provided their consent to allow their parcels to be included in the urban renewal
area, which can be found in Exhibit C.
III. AREA DESIGNATION
The URA is designated as an economic development area within the meaning of uses and
activities authorized by Iowa Code 403.
IV. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1. To contribute to a diversified, well-balanced local economy by retaining and
creating job opportunities and strengthening the property tax base by facilitating
development of large-scale industrial development.
2. To stimulate private investment through public action and commitment.
3. To help finance the cost of constructing public facilities and infrastructure and
improvements in support of industrial development, including but not limited to water,
sanitary sewer, stormwater drainage, and public utilities.
4. To provide economic development incentives for development of a project consistent
with the large scale industrial development goals.
5. To promote development utilizing any other objectives allowed by Chapter 403 of
the Code of Iowa.
V. CITY PLAN
Ames has a general plan for the physical development of the City named Ames Plan 2040,
adopted December 2021. The goals and objectives of this Urban Renewal Plan, including
the urban renewal projects, are in conformity with the City’s Comprehensive Plan.
57
Ames Plan 2040 designates the URA area as “Employment” (Emp). The Employment
category policy goals, development guidelines and public actions support the proposed URA
as it will support development as it is in alignment with the vision proposed in the
Comprehensive Plan.
The Employment Designation supports general industrial areas and large-scale
employment centers and planned facilities. It also supports high impact, heavy industrial
uses appropriate for large-scale sites. The area is designated for industrial development,
and specifically large industrial uses, due to its proximity to highways and rail lines. It also
provides large tracts of land for development not available elsewhere in the City, helping to
diversify Ames’ employment base.
Plan 2040 sets out City policy to focus most new large industrial development and industrial
expansion east of I-35 in the URA.
The Plan includes Public Actions for implementation, including to implement infrastructure
and transportation projects necessary to open the East Industrial area (URA).
The following goals are included in the Employment Category, and support the creation of
the East Industrial Urban Renewal Area:
• Provide attractive and well-functioning settings for a range of industrial enterprises.
Sites within the URA will be developed with planned infrastructure extensions
according to City standards. Streets, sidewalks & shared use paths, water, sewer,
storm sewer and electrical infrastructure are planned.
• Minimize impact and external effects on city neighborhoods.
The URA will be located away from residential neighborhoods in an area designated
for industrial growth.
Development in this area will be consistent with the City’s Comprehensive Plan and
implementing zoning districts in place at the time of development.
VI. RENEWAL PROJECTS
The objectives and proposed projects outlined in this Urban Renewal Plan are
consistent with the above goals and policies identified and adopted as part of the
City's Comprehensive Plan. The precise timing of projects and development is not
known at this time. The projects listed below can be implemented at any time during
the life of the URA Plan.
58
Project Estimated
Date
Estimated
Cost*
Rationale
East Lincoln Way and Teller
Avenue Intersection
Improvements, inclusive of all
related street improvements
such as the construction,
reconstruction, and
rehabilitation of paving,
sidewalks, shared use paths,
street lights, traffic signals,
storm drainage, and any other
related improvements within
the right-of-way
2030-
2050
$2,000,000 Improving traffic capacity
and providing safe traffic
flow at an existing
intersection to
accommodate traffic
growth and especially
heavy truck traffic in the
area from new industrial
development.
Water, Storm Sewer, and
Sanitary Sewer Main Extension
and Oversizing
2027-
2050
$2,500,000 To provide infrastructure
necessary to support
development of the area
Sewer Lift Station to Serve
areas south of Lincoln Way
2030-
2050
$2,000,000 To provide infrastructure
necessary to support
development of the area,
including for the
southeastern portion of
the URA along Teller
Avenue where previously
unincorporated
development does not
have access to City
utilities
Improvements to at Grade
Railroad Crossing of Teller
2033-
2050
$10,000,000 Improving traffic capacity
and providing safe traffic
flow at the entrance to the
URA to accommodate
traffic growth and
especially heavy truck
traffic in the area from
new industrial
development.
Construction of a new one-
million-gallon elevated tank
(“water tower”) and related
improvements to serve the
area.
2030-
2050
$12,000,000 Provide infrastructure
necessary to meet water
demands of heavy
industrial users, stabilize
pressures at eastern edge
of the City for users, and
provide necessary volume
for firefighting purposes in
what is envisioned as a
moderate to heavy
industrial area.
Economic Development Rebate
to Developers
2028-
2050
$ 22,000,000 To provide financial
incentive to spur
59
development of the area
consistent with economic
development policies of
the City.
Planning, Engineering, and
Attorney Fees and other related
costs
2027-
2050
$500,000 Support of Urban
Renewal Projects and
Planning that in turn
support development of
the area
Total $51,000,000
*All project activities are estimates and final costs may vary.
VII. TYPES OF RENEWAL ACTIVITIES
A. Tax Increment Financing
Review of the proposed projects by the City has resulted in a determination that financial
assistance is likely required in order to make the projects financially viable through the use
of Tax Increment Financing outlined in Chapter 403 of the Code of Iowa for public
improvements and private development.
Under the Iowa Urban Renewal Law, in order to assist in the development of new private
enterprises, the City may be requested to provide a property tax incentive in the form of an
agreement that returns certain incremental property tax revenues to a developer as
economic development payments. As part of the establishment of an urban renewal area,
the City may adopt an ordinance to create a tax increment financing district(s) (the "TIF
District"), within which the property taxes eventually paid by new private development will
be used to pay costs of urban renewal projects, including economic development
agreements. The use of these tax revenues in this manner is known as tax i ncrement
financing ("TIF").
Depending on the date on which a TIF District is legally established and the date on which
debt is initially certified within a TIF District, an original taxable valuation is established for
the property within a TIF District, which is known as the "base valuation." The "base
valuation" is the assessed value of the taxable property in a TIF District as of January 1 of
the calendar year preceding the calendar year in which a City first certifies the amount of
any obligations payable from TIF revenues to be generated within that TIF District. When
the value of the property inside a TIF District increases by virtue of new construction or any
other reason, the difference between the base valuation and the new property value is the
"tax increment" or "incremental value."
Procedurally, after tax increment debt has been incurred within a TIF District, property
taxes levied by the city, the county, the school district and the area college against the
incremental value, with the exception of taxes levied to repay debt incurred by those
60
jurisdictions and the school district physical plant and equipment and instructional support
levies, are allocated by state law to the City's tax increment fund rather than to each
jurisdiction. These new tax dollars are then used to repay any tax incremen t obligations
incurred in the Urban Renewal Area.
The City may itself finance public facilities and improvements with Tax Increment Financing
(TIF) in accordance with the projects described above.
Additionally, the City intends to enter into a Tax Increment Financing (TIF) rebate
agreement with private developers for projects that meet the objectives of the plan. This
may include a rebate of up to 100 percent of eligible incremental property taxes for the
maximum allowed number of years per project or a set maximum amount, whichever
comes first. Any commitments to Development Agreements with TIF rebates will include a
non-appropriation clause so as to not constitute debt to the City.
B. General Obligation Bonds
The Iowa Urban Renewal Law also allows a municipality the authority to issue and sell
general obligation bonds for specified essential and general corporate purposes, including
the acquisition and construction of certain public improvements and facilities within the
Area.
VIII. PROPERTY ACQUISTION/DISPOSITION
The City may acquire property within the area for purposes and objectives
consistent with this Plan, which may include the use of eminent domain, as allowed
under Chapter 403 and 6A. The City will follow any applicable requirements for the
acquisition and disposition of property within the Urban Renewal Area.
IX. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council and
will remain in effect to the extent it is allowed by state law or until it is repealed by the City
Council. State law allows the collection of incremental property taxes generated within the
Urban Renewal Area for up to twenty-three years for each TIF area. Each project or activity
to which incremental property tax revenues will be devoted will be subject to such
restrictions as may be deemed necessary and appropriate by the City Council.
X. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set forth in
Chapter 403 of the Code of Iowa in order to carry out any purposes consistent with state
law.
61
XI. CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan include certain
information with respect to City general obligation debt, ability to incur additional debt and
the amount of proposed tax increment debt to be incurred.
A. FINANCIAL DATA
1. Current Constitutional Debt Limit $364,431,710
2. Current outstanding general obligation debt $119,520,000
3. Proposed amount of indebtedness to be incurred: A
specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan are estimates only
and will be incurred and spent over a number of years.
In no event will the City’s constitutional debt limit be
exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in
the City’s best interest to participate before approving an
urban renewal project or expense. It is further expected
that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. Subject to the
foregoing, it is estimated that the cost of the Eligible
Urban Renewal Projects as $51,000,000
described above will be approximately as stated in the
next column:
$51,000,000
(This amount
does not
include costs
related to
financing.)
62
XII. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole, or any part of the
Plan not determined to be invalid or unconstitutional.
63
EXHIBIT A
64
EXHIBIT B: LEGAL DESCRIPTION
BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF
THE NORTHWEST QUARTER, SECTION 8, TOWNSHIP 83, RANGE 23, WEST OF
THE 5TH P.M., STORY COUNTY, IOWA, BEING ALSO THE SOUTHWEST CORNER
OF PARCEL K IN THE WEST HALF OF THE NORTHWEST QUARTER OF SAID
SECTION 8 (INSTR. 2025-10004), THENCE NORTH APPROXIMATELY 2,642.6 FEET
ALONG THE WEST LINE OF SAID NORTHWEST QUARTER TO THE NORTHWEST
CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF
SAID SECTION 8, BEING ALSO THE NORTHWEST CORNER OF PARCEL J IN THE
WEST HALF OF THE NORTHWEST QUARTER OF SAID SECTION 8 (INSTR. 2025-
10004), BEING ALSO A POINT ON THE CENTERLINE OF E LINCOLN WAY, THENCE
NORTH APPROXIMATELY 2,346.44 FEET ALONG THE WEST LINE OF SECTION 5,
TOWNSHIP 83, RANGE 23, TO THE NORTHWEST CORNER OF PARCEL J IN SAID
SECTION 5 (INSTR. 2018-04082), THENCE N82°07’23”E 1,007.81 FEET ALONG THE
NORTH LINE OF SAID PARCEL J, THENCE N76°28’18”E 648.06 FEET TO THE
NORTHEAST CORNER OF SAID PARCEL J, THENCE N89°54’52”E 680.87 FEET
ALONG THE NORTH LINE OF PARCEL K IN SAID SECTION 5 (INSTR. 2018-04082),
THENCE N00°17’09”W 53.26 FEET, THENCE ALONG A CURVE BEARING
S87°13'29”E, A DISTANCE OF 138.84 FEET, WITH A CHORD DISTANCE OF 138.3
FEET, THENCE ALONG A CURVE BEARING S86°15'50”E A CHORD DISTANCE OF
209.87 FEET TO THE NORTHEAST CORNER OF SAID PARCEL K, BEING ALSO A
POINT ON THE SOUTH RIGHT-OF-WAY OF THE CHICAGO AND NORTHWESTERN
RAILWAY, THENCE NORTH APPROXIMATELY 150 FEET TO THE NORTH RIGHT-
OF-WAY LINE OF SAID CHICAGO AND NORTHWESTERN RAILWAY, THENCE
CONTINUING SOUTHEAST ALONG SAID RIGHT-OF-WAY LINE A DISTANCE OF
APPROXIMATELY 2,902 FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF
THE TELLER AVENUE, THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE
A DISTANCE OF APPROXIMATELY 540 FEET TO A POINT ON THE SOUTH LINE OF
PARCEL A IN THE SOUTH HALF OF SECTION 4, TOWNSHIP 83, RANGE 23 (INSTR.
2008-00012997), THENCE SOUTHEAST APPROXIMATELY 3,276 FEET ALONG THE
SOUTH LINE OF SAID PARCEL A TO THE SOUTHEAST CORNER OF SAID PARCEL
A, THENCE SOUTH APPROXIMATELY 1,758 FEET ALONG THE EAST LINE OF THE
WEST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SAID
SECTION 4 TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF EAST LINCOLN
WAY, THENCE EAST APPROXIMATELY 489 FEET ALONG SAID RIGHT-OF-WAY
LINE, THENCE SOUTH APPROXIMATELY 84 FEET TO THE NORTHEAST CORNER
OF PARCEL K IN THE NORTHWEST CORNER OF THE NORTHEAST CORNER OF
SECTION 9, TOWNSHIP 83, RANGE 23 (INSTR. 2024-08538), THENCE S07°20'18”E
1,294.25 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL K, THENCE
65
SOUTH ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF THE
NORTHEAST CORNER OF SAID SECTION 9 APPROXIMATELY 1,320 FEET TO THE
SOUTHEAST CORNER THEREOF, THENCE WEST ALONG THE SOUTH LINE OF
SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER APPROXIMATELY
1,320 FEET TO THE SOUTHWEST CORNER THEREOF, THENCE S89°52'52”W
2,496.79 FEET TO THE SOUTHWEST CORNER OF PARCEL F IN THE NORTHWEST
QUARTER OF SAID SECTION 9 (INSTR. 2024-04554), THENCE WEST
APPROXIMATELY 200 FEET ALONG THE SOUTH LINE OF THE SOUTHWEST
QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 9 TO A POINT ON
THE WEST S TELLER AVENUE RIGHT-OF-WAY, BEING ALSO THE SOUTHWEST
CORNER OF SAID SOUTHWEST QUARTER OF THE NORTHWEST QUARTER,
THENCE NORTH APPROXIMATELY 2,598 FEET TO A POINT ON THE SOUTH
RIGHT-OF-WAY LINE OF EAST LINCOLN WAY, THENCE WEST ALONG SAID
SOUTH RIGHT-OF-WAY LINE 1,307 FEET TO A POINT ON THE WEST LINE OF TO
THE EAST HALF OF THE NORTHEAST CORNER OF SAID SECTION 8, THENCE
SOUTH 2,649.47 FEET ALONG THE WEST LINE OF TO THE EAST HALF OF THE
NORTHEAST CORNER OF SAID SECTION 8 TO THE NORTHEAST CORNER OF
THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION
8, THENCE S00°01'17”W 544.59 FEET TO THE SOUTHWEST CORNER OF PARCEL
B IN SAID SECTION 8 (INSTR. 2017-07631), THENCE N89°41'21”E 1,335.88 FEET
ALONG THE SOUTH LINE OF SAID PARCEL B, THENCE S00°07'32”E 313.82 FEET
ALONG THE EAST LINE OF PARCEL F IN SAID SECTION 8 (INSTR. 2018 -00794),
THENCE S89°53'41”W 354.38 FEET ALONG THE BOUNDARY LINE OF SAID
PARCEL F, THENCE S00°07'11”E 394.44 FEET ALONG THE BOUNDARY LINE OF
SAID PARCEL F, THENCE S89°32'59”W 95.65 FEET ALONG THE BOUNDARY LINE
OF SAID PARCEL F, THENCE S00°18'30”E 74.31 FEET TO A POINT ON THE SOUTH
LINE OF SAID PARCEL F ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF
TURING STREET, THENCE SOUTH APPROXIMATELY 197.5 FEET ALONG THE
EAST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 8 EXCEPT THE EAST 450 FEET THEREOF TO A POINT ON THE
SOUTH LINE OF THE TURING STREET RIGHT-OF-WAY, THENCE SOUTH
APPROXIMATELY 838 FEET ALONG THE ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8
EXCEPT THE EAST 450 FEET THEREOF TO THE SOUTHWEST CORNER OF LOT 2
OF THE JDA SUBDIVISION (INSTR. 2012-00002981), THENCE N89°49'17”E 249.62
FEET ALONG THE BOUNDARY LINE OF SAID JDA SUBDIVISION, THENCE
N89°49'17”E 249.62 FEET ALONG THE BOUNDARY LINE OF SAID JDA
SUBDIVISION, THENCE NORTHEASTERLY ALONG A 67.00 FOOT RADIUS CURVE
CONCAVE NORTHWESTERLY AN ARC DISTANCE OF 66.08 FEET (THE LONG
CHORD BEARS N61°32'59"E, 63.43 FEET), THENCE N33°24'10"E 69.96 FEET,
66
THENCE NORTHEASTERLY ALONG A 79.33 FOOT RADIUS CURVE CONCAVE
SOUTHEASTERLY AN ARC DISTANCE OF 78.34 FEET (THE LONG CHORD BEARS
N61°37'36"E 75.20 FEET) TO A POINT ON THE WEST LINE OF THE 580TH AVENUE
RIGHT-OF-WAY, THENCE SOUTH 71.91 FEET ALONG THE 580TH AVENUE RIGHT-
OF-WAY, THENCE SOUTHWEST 154.3 FEET ALONG THE 580TH AVENUE RIGHT-
OF-WAY TO A POINT ON THE NORTH LINE OF THE HIGHWAY 30 RIGHT-OF-WAY,
THENCE WEST APPROXIMATELY 2,546 FEET ALONG SAID NORTH LINE OF THE
HIGHWAY 30 RIGHT-OF-WAY TO A POINT BEING THE SOUTHWEST CORNER OF
THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER NORTH OF
HIGHWAY 30 OF SAID SECTION 8, THENCE NORTH APPROXIMATELY 2,429 FEET
ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 8 TO
A POINT BEING THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF
THE SOUTHEAST QUARTER OF SAID SECTION 8, THENCE WEST 2,666.56 FEET
ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER IN SAID SECTION 8 TO
THE POINT OF BEGINNING.
EXCEPT
PARCEL G IN THE NORTHWEST QUARTER OF SECTION 9 TOWNSHIP 83 RANGE
23 NW (INSTR. 2024-04554)
67
EXHIBIT C: AGRICULTURAL LAND CONSENTS
68
69
70
LEGAL DESCRIPTION OF PROPERTY – EXHIBIT ‘A’
Parcel ID Owner Name Address Legal
1004300230 IOWA LAND & BUILDING
COMPANY 5899 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
NE SW S RY EX PARCEL"A" SLIDE 344 PG 2
1004300130 IOWA LAND & BUILDING
COMPANY 700 TELLER AVE
SECTION:04 TOWNSHIP:83 RANGE:23
NW SW S RY EX PARCEL"A" SLIDE 344 PG 2
1005300405 IOWA LAND AND BUILDING
COMPANY 4321 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SE SW EX W300'
1005300225 IOWA LAND AND BUILDING
COMPANY 4399 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARKCEL K 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1008400300 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
SW SE EX RD AND EX ROW B 26-00476
1008200110 IOWA LAND & BUILDING
COMPANY 4696 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23
NW NE EX BEG NW COR E464' S470.9' W461' N TO BEG
1005400205 IOWA LAND AND BUILDING
COMPANY 799 TELLER AVE
SECTION:05 TOWNSHIP:83 RANGE:23
NE SE S OF RY
1008400220 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
NE SE PARCEL F SLIDE 596 PG 5
1005400305 IOWA LAND AND BUILDING
COMPANY 4709 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SW SE EX COMM S1/4 COR E883' TO BEG
71
N484' E270' S484' W270' TO BEG
1004300305 IOWA LAND & BUILDING
COMPANY 5405 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SW SW EX BEG 609.9' E SW COR N353.3' E193.2' S347.98'
W200.4' TO BEG
1005400105 IOWA LAND AND BUILDING
COMPANY 4799 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
NW SE EX RY & E1/2 S1/2 N 1/2 S OF RR
1004300405 IOWA LAND & BUILDING
COMPANY 5815 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SE SW EX W179' E1040' S197'
1008100200 IOWA LAND AND BUILDING
COMPANY 4400 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 NE NW
1008100125 ITC MIDWEST LLC 4100 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 SW NW
PARCEL K 25-10004
1008100400 IOWA LAND AND BUILDING
COMPANY 4498 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SE NW
1008100105 ITC MIDWEST LLC 3900 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 NW NW
PARCEL J 25-10004
1005400400 IOWA LAND AND BUILDING
COMPANY 5199 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23 SE SE
1008200300 IOWA LAND & BUILDING
COMPANY 4698 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SW NE
1008400100 LDY LLC SECTION:08 TOWNSHIP:83 RANGE:23 NW SE
1005300120 IOWA LAND AND BUILDING
COMPANY 4199 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARCEL J 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1005300305 IOWA LAND AND BUILDING
COMPANY 4105 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23
72
SW SW & W300' SE SW
1009200115
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6210 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 NW NE PARCEL K 24-
08538
1009200300
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6196 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 SW NE
1004400140 IOWA LAND & BUILDING
COMPANY 6101 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
W1/2 W1/2 SE S OF RY EX PARCEL"A" SLIDE
344 PG 2 LYING IN SE1/4
73
74
75
LEGAL DESCRIPTION OF PROPERTY – EXHIBIT ‘A’
Parcel ID Owner Name Address Legal
1004300230 IOWA LAND & BUILDING
COMPANY 5899 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
NE SW S RY EX PARCEL"A" SLIDE 344 PG 2
1004300130 IOWA LAND & BUILDING
COMPANY 700 TELLER AVE
SECTION:04 TOWNSHIP:83 RANGE:23
NW SW S RY EX PARCEL"A" SLIDE 344 PG 2
1005300405 IOWA LAND AND BUILDING
COMPANY 4321 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SE SW EX W300'
1005300225 IOWA LAND AND BUILDING
COMPANY 4399 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARKCEL K 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1008400300 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
SW SE EX RD AND EX ROW B 26-00476
1008200110 IOWA LAND & BUILDING
COMPANY 4696 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23
NW NE EX BEG NW COR E464' S470.9' W461' N TO BEG
1005400205 IOWA LAND AND BUILDING
COMPANY 799 TELLER AVE
SECTION:05 TOWNSHIP:83 RANGE:23
NE SE S OF RY
1008400220 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
NE SE PARCEL F SLIDE 596 PG 5
1005400305 IOWA LAND AND BUILDING
COMPANY 4709 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SW SE EX COMM S1/4 COR E883' TO BEG
76
N484' E270' S484' W270' TO BEG
1004300305 IOWA LAND & BUILDING
COMPANY 5405 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SW SW EX BEG 609.9' E SW COR N353.3' E193.2' S347.98'
W200.4' TO BEG
1005400105 IOWA LAND AND BUILDING
COMPANY 4799 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
NW SE EX RY & E1/2 S1/2 N 1/2 S OF RR
1004300405 IOWA LAND & BUILDING
COMPANY 5815 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SE SW EX W179' E1040' S197'
1008100200 IOWA LAND AND BUILDING
COMPANY 4400 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 NE NW
1008100125 ITC MIDWEST LLC 4100 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 SW NW
PARCEL K 25-10004
1008100400 IOWA LAND AND BUILDING
COMPANY 4498 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SE NW
1008100105 ITC MIDWEST LLC 3900 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 NW NW
PARCEL J 25-10004
1005400400 IOWA LAND AND BUILDING
COMPANY 5199 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23 SE SE
1008200300 IOWA LAND & BUILDING
COMPANY 4698 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SW NE
1008400100 LDY LLC SECTION:08 TOWNSHIP:83 RANGE:23 NW SE
1005300120 IOWA LAND AND BUILDING
COMPANY 4199 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARCEL J 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1005300305 IOWA LAND AND BUILDING
COMPANY 4105 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23
77
SW SW & W300' SE SW
1009200115
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6210 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 NW NE PARCEL K 24-
08538
1009200300
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6196 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 SW NE
1004400140 IOWA LAND & BUILDING
COMPANY 6101 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
W1/2 W1/2 SE S OF RY EX PARCEL"A" SLIDE
344 PG 2 LYING IN SE1/4
78
79
80
LEGAL DESCRIPTION OF PROPERTY – EXHIBIT ‘A’
Parcel ID Owner Name Address Legal
1004300230 IOWA LAND & BUILDING
COMPANY 5899 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
NE SW S RY EX PARCEL"A" SLIDE 344 PG 2
1004300130 IOWA LAND & BUILDING
COMPANY 700 TELLER AVE
SECTION:04 TOWNSHIP:83 RANGE:23
NW SW S RY EX PARCEL"A" SLIDE 344 PG 2
1005300405 IOWA LAND AND BUILDING
COMPANY 4321 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SE SW EX W300'
1005300225 IOWA LAND AND BUILDING
COMPANY 4399 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARKCEL K 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1008400300 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
SW SE EX RD AND EX ROW B 26-00476
1008200110 IOWA LAND & BUILDING
COMPANY 4696 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23
NW NE EX BEG NW COR E464' S470.9' W461' N TO BEG
1005400205 IOWA LAND AND BUILDING
COMPANY 799 TELLER AVE
SECTION:05 TOWNSHIP:83 RANGE:23
NE SE S OF RY
1008400220 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
NE SE PARCEL F SLIDE 596 PG 5
1005400305 IOWA LAND AND BUILDING
COMPANY 4709 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SW SE EX COMM S1/4 COR E883' TO BEG
81
N484' E270' S484' W270' TO BEG
1004300305 IOWA LAND & BUILDING
COMPANY 5405 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SW SW EX BEG 609.9' E SW COR N353.3' E193.2' S347.98'
W200.4' TO BEG
1005400105 IOWA LAND AND BUILDING
COMPANY 4799 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
NW SE EX RY & E1/2 S1/2 N 1/2 S OF RR
1004300405 IOWA LAND & BUILDING
COMPANY 5815 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SE SW EX W179' E1040' S197'
1008100200 IOWA LAND AND BUILDING
COMPANY 4400 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 NE NW
1008100125 ITC MIDWEST LLC 4100 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 SW NW
PARCEL K 25-10004
1008100400 IOWA LAND AND BUILDING
COMPANY 4498 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SE NW
1008100105 ITC MIDWEST LLC 3900 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 NW NW
PARCEL J 25-10004
1005400400 IOWA LAND AND BUILDING
COMPANY 5199 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23 SE SE
1008200300 IOWA LAND & BUILDING
COMPANY 4698 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SW NE
1008400100 LDY LLC SECTION:08 TOWNSHIP:83 RANGE:23 NW SE
1005300120 IOWA LAND AND BUILDING
COMPANY 4199 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARCEL J 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1005300305 IOWA LAND AND BUILDING
COMPANY 4105 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23
82
SW SW & W300' SE SW
1009200115
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6210 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 NW NE PARCEL K 24-
08538
1009200300
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6196 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 SW NE
1004400140 IOWA LAND & BUILDING
COMPANY 6101 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
W1/2 W1/2 SE S OF RY EX PARCEL"A" SLIDE
344 PG 2 LYING IN SE1/4
83
AGREEMENT TO INCLUDE AGRICULTURAL LAND IN URBAN RENEWAL AREA
This Agreement under date of ______________________, 2026, is made and entered
into by and between the City of Ames, Iowa, (hereinafter ‘City’) and the undersigned property
owner (hereinafter ‘Owner’), for the creation of an Urban Renewal Area to allow for tax increment
financing to facilitate the construction of certain public improvements related to economic
development.
WITNESSETH:
WHEREAS, the City has adopted or proposes to adopt an Urban Renewal Plan under
Iowa Code Chapter 403 and has proceeded with activities authorized under said Chapter in the
area described as the East Industrial Urban Renewal Area, including but not limited to the division
of revenue – tax increment financing under Iowa Code §403.19; and
WHEREAS, the Owner is the titleholder in fee simple to certain agricultural land (the
Property) as that term is described in Iowa Code §403.17(3); and
WHEREAS, the Owner desires that the Property be included in the East Industrial Urban
Renewal Area; and
WHEREAS, a description of the Property to be included within the East Industrial Urban
Renewal Area is attached hereto as Exhibit ‘A’ and made a part of this Agreement; and
NOW THEREFORE, be it agreed between the parties hereto as follows:
1. The undersigned Owner(s) agree that the City may include the Owner’s Property
identified in Exhibit ‘A’ attached hereto within the East Industrial Urban Renewal Area,
including any portions thereof which may be defined as agricultural land under the
provision of Iowa Code §403.17(3).
2. The undersigned Owner(s) represent that they are authorized to consent to the
inclusion of the Property in said Urban Renewal Area by their signatures below and
that all parties with an interest in title to the Property have signed this Agreement.
3. The undersigned Owner(s) further authorize the City to pass any resolution or
ordinance necessary to designate said property as an urban renewal area under Iowa
Code Chapter 403.
Signed by: ___________________________________ Date: _____________________
Property Owner(s)
Print Name(s):
___________________________________________________________
October 07
Jeffrey J. Knier
October 07, 2026
84
State of Wisconsin
County of Dane
Signed and sworn to (or affirmed) before me on ________________, 20_____
by ____________________________________________(name of person(s))
________________________________________(signature of Notary Public)
[Notary seal here]
October 07 26
Jeffrey J. Knier
Notarized online using audio-video communication technology
85
LEGAL DESCRIPTION OF PROPERTY – EXHIBIT ‘A’
Parcel ID Owner Name Address Legal
1004300230 IOWA LAND & BUILDING
COMPANY 5899 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
NE SW S RY EX PARCEL"A" SLIDE 344 PG 2
1004300130 IOWA LAND & BUILDING
COMPANY 700 TELLER AVE
SECTION:04 TOWNSHIP:83 RANGE:23
NW SW S RY EX PARCEL"A" SLIDE 344 PG 2
1005300405 IOWA LAND AND BUILDING
COMPANY 4321 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SE SW EX W300'
1005300225 IOWA LAND AND BUILDING
COMPANY 4399 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARKCEL K 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1008400300 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
SW SE EX RD AND EX ROW B 26-00476
1008200110 IOWA LAND & BUILDING
COMPANY 4696 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23
NW NE EX BEG NW COR E464' S470.9' W461' N TO BEG
1005400205 IOWA LAND AND BUILDING
COMPANY 799 TELLER AVE
SECTION:05 TOWNSHIP:83 RANGE:23
NE SE S OF RY
1008400220 LDY LLC
SECTION:08 TOWNSHIP:83 RANGE:23
NE SE PARCEL F SLIDE 596 PG 5
1005400305 IOWA LAND AND BUILDING
COMPANY 4709 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
SW SE EX COMM S1/4 COR E883' TO BEG
86
N484' E270' S484' W270' TO BEG
1004300305 IOWA LAND & BUILDING
COMPANY 5405 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SW SW EX BEG 609.9' E SW COR N353.3' E193.2' S347.98'
W200.4' TO BEG
1005400105 IOWA LAND AND BUILDING
COMPANY 4799 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
NW SE EX RY & E1/2 S1/2 N 1/2 S OF RR
1004300405 IOWA LAND & BUILDING
COMPANY 5815 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
SE SW EX W179' E1040' S197'
1008100200 IOWA LAND AND BUILDING
COMPANY 4400 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 NE NW
1008100125 ITC MIDWEST LLC 4100 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 SW NW
PARCEL K 25-10004
1008100400 IOWA LAND AND BUILDING
COMPANY 4498 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SE NW
1008100105 ITC MIDWEST LLC 3900 E LINCOLN WAY
SECTION:08 TOWNSHIP:83 RANGE:23 NW NW
PARCEL J 25-10004
1005400400 IOWA LAND AND BUILDING
COMPANY 5199 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23 SE SE
1008200300 IOWA LAND & BUILDING
COMPANY 4698 E LINCOLN WAY SECTION:08 TOWNSHIP:83 RANGE:23 SW NE
1008400100 LDY LLC SECTION:08 TOWNSHIP:83 RANGE:23 NW SE
1005300120 IOWA LAND AND BUILDING
COMPANY 4199 E LINCOLN WAY
SECTION:05 TOWNSHIP:83 RANGE:23
PARCEL J 5-83-23 SW LYING S OF RR ROW & S1/2 NW
LYING S OF RR ROW SLIDE 604 PG 6
1005300305 IOWA LAND AND BUILDING
COMPANY 4105 E LINCOLN WAY SECTION:05 TOWNSHIP:83 RANGE:23
87
SW SW & W300' SE SW
1009200115
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6210 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 NW NE PARCEL K 24-
08538
1009200300
BREKKE, RANDY DEAN
REVOCABLE TRUST 1/2
BREKKE, SUZANNE MARIE
REVOCABLE TRUST 1/2
6196 E LINCOLN WAY
SECTION:09 TOWNSHIP:83 RANGE:23 SW NE
1004400140 IOWA LAND & BUILDING
COMPANY 6101 E LINCOLN WAY
SECTION:04 TOWNSHIP:83 RANGE:23
W1/2 W1/2 SE S OF RY EX PARCEL"A" SLIDE
344 PG 2 LYING IN SE1/4
88
URBAN RENEWAL PLAN
ISU RESEARCH PARK URBAN RENEWAL AREA
CITY OF AMES, IOWA
Approved November 10, 2014
Amended November __ 2026
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as "urban renewal areas," and to exercise special powers within
these areas. The process by which an urban renewal area may be created begins with
the preparation of an urban renewal plan for a proposed geographic area.
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 in 2014. Since approval of the Plan, the City has
undertaken certain public improvement projects to support economic development and
the expansion of the ISU Research Park.
The City of Ames proposes to amend the Urban Renewal Plan to expand the Urban
Renewal Area boundaries and to include additional projects and activities to support
economic development and growth of the City.
This Plan designates the urban renewal area as an economic development area as
defined in Chapter 403. The amendment maintains the economic development area
designation.
Chapter 15A of the Code of Iowa declares that economic de velopment is a “public
purpose” and authorizes local governments to make grants, loans, guarantees, tax
incentives and other financial assistance to private enterprise. The statute defines
“economic development” as including public investment involving the creation of new
jobs and income or the retention of existing jobs and income that would otherwise be
lost.
A City's Planning and Zoning Commission must review the draft plan and inform the City
Council if it is consistent with the City's general plan, for Ames this is Ames Plan 2040.
Additionally, all affected taxing entities, such as counties and school districts, must be
notified and given an opportunity to comment on the proposed plan. The City Council
must hold a public hearing on the urban renewal plan, following which the Council may
approve the plan and designate an area.
89
II. DESCRIPTION OF THE URBAN RENEWAL AREA
The ISU Research Park Urban Renewal Area was originally 285 acres. The
amendment will include right-of-way and additional property totaling 460 acres. A legal
description of the amended area and map is attached hereto Exhibit A. The area
consists of a combination of developed industrial properties, vacant industrial and
commercial land, airport property, and rights-of-way.
The original boundaries of the Plan included Board of Supervisors consent for area
located outside of the City the extension of University Boulevard. Since that time, some
of the area has been annexed. The amended Plan continues to include this original
approval of county right-of-way generally south of the intersection with Cottonwood
Road.
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 provided their consent to allow their parcels to be included in the
urban renewal area, which can be found in the Appendix. These consents were
provided in 2014.
The City of Ames is the owner of the Ames Airport property and rents part of the
property for agricultural purposes. Consent of including the Airport agricultural property
within the amended Plan has been established by the City Council’s approval of the
Plan.
III. AREA DESIGNATION
The URA is designated as an economic development area within the meaning of uses
and activities authorized by Iowa Code 403.
IV. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1. To contribute to a diversified, well-balanced local economy, by creating job
opportunities and strengthening the sales tax and property tax base with new
development.
2. To stimulate private investment through public action and commitment.
3. To help finance the cost of constructing public facilities and infrastructure and
improvements in support of development, including but not limited to roadways,
water, sanitary sewer, stormwater drainage, and public utilities.
90
4. To facilitate airport site improvements in support of economic development.
5. To facilitate the expansion of the Iowa State University Research Park.
6. Establish the Research Park as a nationally recognized Innovation District.
7. Support employment uses with complementary commercial and service uses.
8. To provide employment opportunities in the high -tech research and industrial
sector and increase the employment base of the community.
9. To promote development utilizing any other objectives allowed by Chapter 403 of
the Code of Iowa.
V. CITY PLAN
Ames has a general plan for the physical development of the City named Ames Plan
2040, adopted December 2021. The goals and objectives of this Urban Renewal Plan,
including the urban renewal projects described herein, are in conformity with the City’s
Comprehensive Plan for the expansion of the City. The Plan comprehensively address
needs of the city related to growth, land use, environment, parks and open space,
mobility, neighborhoods and housing, and community character.
Ames Plan 2040 identifies the ISU Research Park as an Employment designation. The
zoning for Research Park emphasizes the unique nature of the area an Innovation District
with a mix of uses and a goal for a high density of employment The Research Park is
identified as a critical job center for the City supporting significant economic growth of the
City.
The airport is a critical transportation resource for the City. It allows for private and
commercial charter flights. The airport directly serves the needs of local businesses that
have national and international facilities beyond Ames. The airport has its own approved
Master Plan for development of the airport with new and improved facilities, and for
complimentary development sites adjacent to the Research Park.
Development with the URA will be consistent with the City’s Comprehensive Plan and other
adopted Plan of the City, including implementing zoning districts in place at the time of
development.
VI. RENEWAL PROJECTS
The objectives and proposed projects outlined in this Urban Renewal Plan are consistent
with the above goals and policies identified and adopted as part of the City's
Comprehensive Plan. The precise timing of projects and development is not known at this
time. The projects listed below can be implemented at any time during the life of the URA
Plan.
Project Estimated
Date
Estimated
Cost*
Rationale
91
Roadway Improvements-
University and Collaboration
Way
Completed Extension of roadways to
access new industrial
areas.
Cottonwood Drive Paving
and related utilities and
street improvements.
2027-2028
$400,000 Complete a missing
collector street gap that
connects the Research
Park to residential
neighborhoods for direct
access to the site.
Roadway construction,
reconstruction, and
rehabilitation, inclusive of all
related street improvements
of paving, sidewalks,
shared use paths, street
lights, traffic signals, storm
drainage, and any other
related improvements within
the right-of-way.
2027-2050 $4,200,000 To provide infrastructure
necessary to support
additional economic
development and growth
needs
Water, Storm Sewer, and
Sanitary Sewer Main,
Extension and Oversizing
2028-2050 $2,300,000 Utility extensions may be
needed to facilitate
additional development on
vacant land.
Arterial Street
Improvements for Lincoln
Way Bridge Replacement
2028-2031 $5,500,000 Lincoln Way is a primary
arterial for east west
circulation within the City
and connects to University
Boulevard that accesses
the Research Park.
Improvement of the facility
is needed to respond to the
growth of the community
and meet economic
development needs.
Airport site improvements 2026-2050 $1,500,000 Provides for needed
upgrades to meet
economic development
needs and growth of the
community.
Economic Development TIF
Rebate to Developers
2028-2050 $9,000,000 To provide financial
incentives as TIF
reimbursement of
infrastructure costs to spur
development of the area
consistent with the City’s
growth and economic
development objectives
92
Planning, Engineering, and
Attorney Fees and other
related costs
2028-2050 $200,000 Support of Urban Renewal
Projects and Planning that
in turn support
development of the area.
Amended Total for listed
projects
$23,100,000
*All project activities are estimates and final costs may vary.
VII. TYPES OF RENEWAL ACTIVITIES
A. Tax Increment Financing
Review of the proposed projects by the City has resulted in a determination that financial
assistance is likely required in order to make the projects financially viable through the
use of Tax Increment Financing outlined in Chapter 403 of the Code of Iowa for public
improvements and private development.
Under the Iowa Urban Renewal Law, in order to assist in the development of new private
enterprises, the City may be requested to provide a property tax incentive in the form of
an agreement that returns certain incremental property tax revenues to a developer as
economic development payments. As part of the establishment of an urban renewal area,
the City may adopt an ordinance to create a tax increment financing district(s) (the "TIF
District"), within which the property taxes eventually paid by new private development will
be used to pay costs of urban renewal projects, including economic development
agreements. The use of these tax revenues in this manner is known as tax increment
financing ("TIF").
Depending on the date on which a TIF District is legally established and the date on
which debt is initially certified within a TIF District, an original taxable valuati on is
established for the property within a TIF District, which is known as the "base valuation."
The "base valuation" is the assessed value of the taxable property in a TIF District as of
January 1 of the calendar year preceding the calendar year in which a City first certifies
the amount of any obligations payable from TIF revenues to be generated within that TIF
District. When the value of the property inside a TIF District increases by virtue of new
construction or any other reason, the difference betwe en the base valuation and the new
property value is the "tax increment" or "incremental value."
Procedurally, after tax increment debt has been incurred within a TIF District, property
taxes levied by the city, the county, the school district and the area college against the
incremental value, with the exception of taxes levied to repay debt incurred by those
jurisdictions and the school district physical plant and equipment and instructional support
93
levies, are allocated by state law to the City's tax increment fund rather than to each
jurisdiction. These new incremental tax dollars are then used to repay any obligations
incurred in the Urban Renewal Area.
The City may itself finance public facilities and improvements with TIF in accordance with
the projects described above.
Additionally, the City intends to enter into a Tax Increment Financing (TIF) rebate
agreement with private developers for projects that meet the objectives of the plan. This
may include a rebate of up to 100 percent of eligible incremental property taxes for the
maximum allowed number of years per project or a set maximum amount, whichever
comes first. Any commitments to Development Agreements with TIF rebates will include a
non-appropriation clause so as to not constitute debt to the City.
B. General Obligation Bonds
The Iowa Urban Renewal Law also allows a municipality the authority to issue and sell
general obligation bonds for specified essential and general corporate purposes, including
the acquisition and construction of certain public improvements and facilities within the
Area.
VIII. PROPERTY ACQUISTION/DISPOSITION
The City may acquire property within the area for purposes and objectives consistent with
this Plan, which may include the use of eminent domain, as allowed under Chapter 403
and 6A. The City will follow any applicable requirements for the acquisition and
disposition of property within the Urban Renewal Area.
IX. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the Cit y Council and
will remain in effect to the extent it is allowed by state law or until it is repealed by the City
Council. State law allows the collection of incremental property taxes generated within the
Urban Renewal Area for up to twenty-three years for each TIF area. Each project or
activity to which incremental property tax revenues will be devoted will be subject to such
restrictions as may be deemed necessary and appropriate by the City Council.
X. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set forth
in Chapter 403 of the Code of Iowa in order to carry out any purposes consistent with
state law.
94
XI. CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan include certain
information with respect to City general obligation debt, ability to incur additional debt and
the amount of proposed tax increment debt to be incurred.
A. FINANCIAL DATA
1. Current Constitutional Debt Limit $364,431,710
2. Current outstanding general obligation debt $119,520,000
3. Proposed amount of indebtedness to be incurred: A
specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan are estimates only
and will be incurred and spent over a number of years.
In no event will the City’s constitutional debt limit be
exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in
the City’s best interest to participate before approving an
urban renewal project or expense. It is further expected
that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. Subject to the
foregoing, it is estimated that the cost of the Eligible
Urban Renewal Projects, past and future, as described
above will be approximately $27,000,000 as stated in
the next column:
$27,000,000
(This amount
does not
include costs
related to
financing.)
XII. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole, or any part of the
Plan not determined to be invalid or unconstitutional.
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EXHIBIT A
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EXHIBIT B: LEGAL DESCRIPTION
Original Area Description
Beginning at the Southwest (SW) corner of the Northwest Quarter (NW ¼) 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 ¼) of the Southwest Quarter (SW
¼) 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 Drive
to the centerline of Airport Road; thence easterly along the centerline of
Airport Road to the East right-of-way line (extended) of South Riverside Drive; thence
South along the East right-of-way line of South Riverside Drive to the South line of
the North Half (N ½) of said Section 22; thence West along the South line of the North
Half (N ½) of said Section 22 to the Southwest (SW) corner of the Northwest Quarter
(NW ¼) of said Section 22 also being the point of beginning; and
The East 33 feet of the Northeast Quarter (NE ¼) 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 ¼ of the Southeast ¼ (SE ¼ SE
¼) 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 ¼ of the Southeast ¼ 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 ¼ of the Southeast ¼ 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 ¼ 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-
97
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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
Lot 3 except Parcel K (CFN 12-96), of Iowa State University Research Park Second
Addition; and
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.
2026 Additional Area
To be updated and finalized, with Airport and Riverside Rd properties, Billy Sunday
Property, ISU Research Park Phase 1 (North and South Loop Drive), Airport RD right,
of way, South Duff right of way, University Blvd right of way, Lincoln Way right of
way, Cottonwood Drive right of way.
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EXHIBIT C: AGRICULTURAL LAND CONSENTS
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100
13
Exhibit D
Board Of Supervisors Consent Unincorporated Land
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102
North Dayton Industrial Subdivision Urban Renewal Area Amendment
The North Dayton Industrial Subdivision Urban Renewal Area Amendment increases the
area and modifies the projects within the URA.
1) Additional Area.
The boundaries are being increased to include the Dayton Avenue right-of-way and E.
13th street Right-of-way. Exhibit A includes a map of the additional area and a
description of the added area. The expanded area is for economic development
purposes.
2) Projects.
The projects that may be undertaken within the Urban Renewal Area are expanded to
include public improvements serving the development of the area. The projects may be
undertaken by the City as public improvements or in conjunction with private
development. By virtue of the identified projects below, the allowable urban renewal
projects with the Plan are modified to include:
a. Dayton Avenue
Dayton Avenue is planned to accommodate additional traffic with the growth and
expansion of the City. Development will require improvements to serve increased traffic
in this area. Improvements may include the reconstruction, rehabilitation, or widening
and related improvements, such as lighting and storm drainage. The project may be
funded with TIF to reimburse the City for internal loans or other indebtedness for the
improvements. The timing and cost of the project are unknown at this time, the
estimated cost of the project funded by TIF is $3.0 million.
b. Shared Use Path and Sidewalks
The City endeavors to expand multi-modal transportation facilities to serve east Ames.
Shared Use Path improvements may occur along E 13th Street and Dayton Avenue.
This includes the construction, reconstruction, and rehabilitation of shared use paths
and sidewalks along with other associated streetscape improvements.
The project may be funded with TIF to reimburse the City for internal loans or other
indebtedness for the improvements. The timing and cost of the project are unknown at
this time, the estimated cost of the project funded by TIF is $1.5 million.
c. E. 13th Street
East 13th Street is planned to accommodate additional traffic with the growth and
expansion of the City. Public improvements to East 13th street will be needed to serve
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the increased traffic in this area. Improvements may include the reconstruction,
rehabilitation, or widening and related roadway improvements, such as lighting and
storm drainage. The project may be funded with TIF to reimburse the City for internal
loans or other indebtedness for the improvements. The timing and cost of the project
are unknown at this time, the estimated cost of the project funded by TIF is $2.5 million.
d. North Dayton Industrial Subdivision Developer Rebate
The current North Dayton Industrial Subdivision developer rebate project appro ved with
the original Plan is already underway. The original TIF maximum was for the project.
Due to cost increases, the maximum value is amended to $3.2 million
3) Required Financial Information
The following information is required per Section 403.17 of the Code of Iowa
Constitutional debt limit of the City: $364,431,710
Outstanding General Obligation debt of the City: $119,520,000
Additional debt to be incurred with the proposed Amendment: $7,231,736*
*as noted with the original Plan, any or all of the incurred debt may be subject to a non-
appropriation clause on an annual basis. Financing costs are not included.
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Exhibit A- Urban Renewal Area Amendment Description
Certain real property situated in the City of Ames, Story County, State of Iowa described
as follows:
All of the public right-of-way for Dayton Avenue between the starting point at the
Northeast Corner of Lot 6 in the North Dayton Industrial Subdivision 1st Addition
extending south approximately 500 feet south of the intersection with East 13th street
Additionally, all of the public right-of-way of East 13th Street between the point starting
500 feet west of the McCormick Avenue intersection and extending east to a point 800
feet beyond the intersection with Dayton Avenue.
All original area will remain within the URA.
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EXHIBIT I
NORTH GROWTH
URBAN RENEWAL PLAN
for the
NORTH GROWTH
URBAN RENEWAL AREA
Ames, IOWA
2026
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TABLE OF CONTENTS
SECTION
A. INTRODUCTION
B. DESCRIPTION OF THE URBAN RENEWAL AREA
C. AREA DESIGNATION
D. BASE VALUE
E. DEVELOPMENT PLAN
F. RESIDENTIAL DEVELOPMENT
G. PLAN OBJECTIVES
H. TYPES OF RENEWAL ACTIVITIES
I. ELIGIBLE URBAN RENEWAL PROJECTS
J. FINANCIAL DATA
K. URBAN RENEWAL FINANCING
L. PROPERTY ACQUISITION/DISPOSITION
M. RELOCATION
N. AGRICULTURAL LAND
0. PROPERTY WITHIN URBAN REVITALIZATION AREA
P. STATE AND LOCAL REQUIREMENTS
Q. URBAN RENEWAL PLAN AMENDMENTS
R. EFFECTIVE PERIOD
S. SEVERABILITY CLAUSE
EXHIBITS
A. LEGAL DESCRIPTION OF URBAN RENEWAL AREA
B. MAP OF URBAN RENEWAL AREA
c. AGREEMENT TO INCLUDE AGRICULTURAL LAND IN URBAN
RENEWAL AREA
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North Growth Urban Renewal Plan for the North Growth Urban Renewal Area
City of Ames, Iowa
A. INTRODUCTION
The North Growth Urban Renewal Plan (“Plan” or “Urban Renewal Plan”) for the North
Growth Urban Renewal Area (“Area” or “Urban Renewal Area”) has been developed to
help local officials promote economic development in the City of Ames, Iowa (“City”).
The primary goal of the Plan is to stimulate, through public involvement and
commitment, private investment in new housing and residential development as defined
in the Code of Iowa Section 403.17(12).
In order to achieve this objective, the City intends to undertake urban renewal activities
pursuant to the powers granted to it under Chapter 403 and Chapter 15A of the Code of
Iowa, as amended.
B. DESCRIPTION OF THE URBAN RENEWAL AREA
The Urban Renewal Area is described in Exhibit “A” and illustrated in Exhibit “B.” The
Area includes 358.12 acres.
C. AREA DESIGNATION
With the adoption of this Plan, the City designates the Urban Renewal Area as an
economic development area that is appropriate as appropriate for encouraging
development related to commercial development and for housing and residential
development.
D. BASE VALUE
If the Urban Renewal Area is legally established, a Tax Increment Financing (TIF)
ordinance is adopted to establish a TIF district in the Area, and debt related to the Area
is certified, the frozen “base value” will be the assessed value of the taxable property
within that area covered by the TIF ordinance as of January 1 of the calendar year
preceding the calendar year in which the City first certifies the amount of any debt
related to the Area, in accordance with Iowa Code Section 403.19. The City may create
one or more TIF areas within the URA.
E. DEVELOPMENT PLAN
Ames has a general plan for the physical development of the City as a whole outlined in
the Ames Plan 2040, adopted December 2021. The area within the URA is identified as
a Tier 1 growth area of the City as part of the North Growth area of the City.
Development is anticipated to consist of a mix of neighborhood commercial, single -
family housing and multi-family housing. Infrastructure and other public improvements
area needed to serve the development and have been identified within the
Comprehensive Plan and subsequent planning efforts. goals and objectives of this
Urban Renewal Plan, including the urban renewal projects, are in conformity with the
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City’s Comprehensive Plan.
The Guiding Principles for neighborhoods and housing in the Ames Plan 2040
Comprehensive Plan inform the goals of the City of Ames for housing policy. The
following principles that guide development within the North Growth URA are:
H1 Housing Choice and Attainability
H3 New Development Areas That Build Community
The Mobility section in Ames Plan 2040 lays out the Transportation policies for the City.
The following Sections apply to the North Growth URA:
M5: Balanced Transportation Planning
M6: Transportation-Economic Development Link
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The need for improved traffic, public transportation, public utilities, recreational and
community facilities, or other public improvements within the Urban Renewal Area is set
forth in this Plan. As the Area develops, the timing and need for public infrastructure
extensions and upgrades will be evaluated and planned for by the City.
F. RESIDENTIAL DEVELOPMENT
The City’s primary objective for the Urban Renewal Area is to promote new housing and
residential development. The City realizes that the availability of housing is an important
component of attracting new business and industry, responding to new development,
and retaining existing businesses.
In anticipation of expected economic development, the City has taken the position of
supporting the creation of new housing opportunities, including increasing the number of
lots available for the construction of new houses. Providing incentives to developers
may ease the cost of extending necessary infrastructure and other factors that can
make residential development more risky and less profitable.
G. PLAN OBJECTIVES
Renewal activities are designed to provide opportunities, incentives, and sites for new
residential development within the Urban Renewal Area. More specific objectives for the
development, redevelopment and rehabilitation within the Urban Renewal Area are as
follows:
1. To increase the availability of housing opportunities, which may in turn
attract and retain local industries and commercial enterprises that will
strengthen and revitalize the economy of the State of Iowa and the City of
Ames.
2. To stimulate, through public action and commitment, private investment in
new housing and residential development, and neighborhood commercial
development.
3. To plan for and provide sufficient land for residential development in a
manner that is efficient from the standpoint of providing municipal
services.
4. To help finance the cost of constructing street, water, sanitary sewer,
storm water drainage, public utilities, street lighting, trails, parks, and other
public improvements in support of new housing development.
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5. To achieve a diversified, well-balanced economy providing a desirable
standard of living, creating job opportunities, and strengthening the tax
base.
H. TYPES OF RENEWAL ACTIVITIES
To meet the objectives of this Urban Renewal Plan and to encourage the development
of the Area, the City intends to utilize the powers conferred under Chapter 403 and any
other provisions of the Code of Iowa including, but not limited to, tax increment
financing. Activities may include:
1. To undertake and carry out urban renewal projects through the execution
of contracts and other instruments.
2. To arrange for or cause to be provided the construction or repair of public
improvements, including but not limited to infrastructure for streets, curbs
and gutters, water, sanitary sewer, trails, storm water, parks, public
utilities, Public Safety Facilities or other facilities in connection with urban
renewal projects.
3 To finance programs that will directly benefit housing conditions and promote
the availability of housing in the community.
4. To make loans, forgivable loans, grants, tax rebate payments, or other
types of economic development grants or incentives to private developers
or incentivize the development of housing within the Area, on such terms
as may be determined by the City Council.
5. To borrow money and to provide security therefore.
6. To acquire or dispose of property.
7. To make or have made surveys and plans necessary for the
implementation of the Urban Renewal Plan or specific urban renewal
projects.
8. To use tax increment financing for a number of objectives, including, but
not limited to, financing the construction of public improvements and to
provide economic incentives to developers in order to eliminate obstacles
to the provision of housing and neighborhood commercial development
with necessary physical improvements and infrastructure.
.
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9. To use any or all other powers granted by the Urban Renewal Act to
develop and provide for improved economic conditions for the City.
Nothing herein shall be construed as a limitation on the power of the City to exercise
any lawful power granted to the City under Chapter 15, Chapter 15A, Chapter 403,
Chapter 427B, or any other provision of the Code of Iowa in furtherance of the
objectives of this Urban Renewal Plan.
I. ELIGIBLE URBAN RENEWAL PROJECTS
Although certain project activities may occur over a period of years, the Eligible Urban
Renewal Projects under this Urban Renewal Plan include:
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1. Table #1
Project Estimated
Project Date
Estimated Cost Rationale
Construction of multi-
modal corridor and
intersection improvements
for Cameron School Road
and George Washington
Carver Avenue.
Improvements may
consist of a roundabout or
traditional widening and
signal improvements.
2027-2036 $2,000,000 Improving multi-modal
traffic capacity and
providing safe traffic flow
at an existing intersection
to accommodate traffic
growth in the area.
Construction of new
Culvert crossing with a
residential collector
street improvement near
190th Street and Hyde
Avenue. Utilize
development TIF rebate
for financing.
2027-2036 $750,000 Facilitate enhanced
connections for vehicles,
bicyclists, and
pedestrians for improved
convenience and safety.
Construction of a Fire
House
2029-
2036
$800,000 To provide increased
fire and medical
response coverage in
north Ames.
Commercial Economic
Development TIF Rebate
2030 $900,000 To provide a financial
incentive for economic
development activities in
the Bluffs and Greenbriar
Subdivisions to support
neighborhood
commercial development
and or for infrastructure
improvements
Park Improvements,
Greenways and Trails,
including trail crossing of
railroad.
2028-
2050
$6,000,000
Provide needed
recreational facilities to
support a healthy
residential living
environment and to make
connections with other
existing and planned
trails.
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Arterial Street Oversizing
and roundabouts
2027-
2036
$900,000 To assist with
increasing the capacity
of arterial streets and
managing safe travel.
TOTAL
11,345,000
1A. Public Building Financing Other Improvements
The City has identified a need for expanded public safety facilities within the URA of a Fire House
as identified above. The Fire House is an essential facility to meet public safety needs related to
fire and medical response services related to growth in the north part of the City. The Fire House is
a temporary facility to house one company of fire fighters and is not a complete fire station.
The City recently approved a general obligation bond of $10.5 million dollars for the reconstruction
of Fire Station No. 2 within the existing central area of Ames. All funding from this bond measure is
allocated to Fire Station No. 2 and no other funding is available for expanding service to meet the
growing needs to the north. Utilizing TIF generated from development in the North Growth URA to
support a facility serving this growth is an essential project within the Plan and it allows for
financing the construction and equipping of the facility as development occurs to meet the needs of
the area.
Iowa Code 403.5 (1) (b) requires a review of alternatives and a finding that use of TIF for a public
building is more feasible with use of TIF.
Lack of certainty and additional costs could inhibit achieving the goals of the Plan. Use of the
General Funds to directly finance new facilities is not feasible with recent caps on General Fund
Growth to 2%. The Cost of the facilities could consume the entire allowed growth in general fund
expenditures before accounting for any other general fund cost increases of needs in the
community. General Obligation bonds for public safety facilities are not an essential corporate
purpose, meaning the voter approval may be required. Voters recently approved General
Obligation Bonds for Fire Station No. 2 reconstruction and the City does not believe that with
property tax limitations and concerns about property taxes that additional Bonds for public safety
will not occur while making debt service payments for the reconstruction of Station No.2.
Providing public safety improvements are essential improvement to support the desired housing
investment in this area, which will increase the overall tax base for the City, County, and Gilbert
School District. Adding housing generates additional students for the Gilbert Schools. Utilizing
TIF revenue from development within the URA is the most predictable and best option to pay for
improvements as they are needed to serve the URA because of the unknown of timing, phasing,
and demands with development of the area.
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2. DEVELOPMENT AGREEMENTS
Future Development Agreements: The City expects to consider, in the City’s sole
discretion, requests for development agreements for projects that are consistent
with, and advance the objectives of, this Plan. Such agreements are unk nown at
this time, but based on past history, and dependent on development
opportunities and climate, the City expects to consider a broad range of
incentives as authorized by this Plan . Will not exceed $8,000,000 The cost of
such agreements are not known because future decisions about future city
initiated projects and developer rebates for infrastructure are not known. Any
commitments to Development Agreements with TIF rebates will include a non -
appropriation clause.
J. FINANCIAL DATA
1. Current Constitutional Debt Limit $364,431,710
2. Current outstanding general obligation debt $119,520,000
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3. Proposed amount of indebtedness to be incurred: A
specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan are estimates only
and will be incurred and spent over a number of years. In
no event will the City’s constitutional debt limit be
exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in
the City’s best interest to participate before approving an
urban renewal project or expense. It is further expected
that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. Subject to the
foregoing, it is estimated that the cost of the Eligible
Urban Renewal Projects as
described above will be approximately as stated in the
next column:
$11,345,000
(This amount
does not
include costs
related to
financing.)
K. URBAN RENEWAL FINANCING
The City intends to utilize various financing tools such as those described below to
successfully undertake the proposed urban renewal actions. The City has the statutory
authority to use a variety of tools to finance physical improvements within the Area.
These include:
A. Tax Increment Financing.
Under Section 403.19 of the Code of Iowa, urban renewal areas may utilize the
tax increment financing mechanism to finance the costs of public improvements,
economic development incentives, or other urban renewal projects. The City may
issue Tax Increment Revenue Bonds for these purposes. Upon creation of a tax
increment district within the Area, by ordinance, the assessment base is frozen
and the amount of tax revenue available from taxes paid on the difference
between the frozen base and the increased value, if any, is segregated into a
separate fund for the use by the City to pay costs of the eligible urban renewal
projects. Certain increased taxes generated by any new development, above the
base value, are distributed to the taxing entities, if not requested by the City, and
in any event upon the expiration of the tax increment district.
B. General Obligation Bonds.
The Iowa Urban Renewal Law also allows a municipality the authority to issue and
sell general obligation bonds for specified essential and general corporate
purposes, including the acquisition and construction of certain public
improvements and facilities within the Area, including but not limited to the Fire
House facility.
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Nothing herein shall be construed as a limitation on the power of the City to exercise
any lawful power granted to the City under Chapter 15, Chapter 15A, Chapter 403,
Chapter 427B, or any other provision of the Code of Iowa in furtherance of the
objectives of this Urban Renewal Plan.
L. PROPERTY ACQU ISITION/DISPOSITION
The City will follow any applicable requirements for the acquisition and disposition of
property within the Urban Renewal Area.
M. RELOCATION
The City does not expect there to be any relocation required as part of the eligible urban
renewal projects; however, if any relocation is necessary, the City will follow all
applicable relocation requirements.
N. AGRICULTURAL LAND
Because the Urban Renewal Area contains land that is defined as “a gricultural land” by
Iowa Code Section 403.17(3), the City must have consent from the owners of the
agricultural land prior to including such land in the Urban Renewal Area. The City has
requested consent from the owners of agricultural land proposed to be included in the
Urban Renewal Area. A copy of the agricultural landowner agreements are attached
hereto as Exhibit “C.” The original signed agreements will be placed on file in the City
Clerk’s office.
O. STATE AND LOCAL REOUIREMENTS
All provisions necessary to conform to state and local laws will be complied with by the
City and the developer in implementing this Urban Renewal Plan and its supporting
documents.
P. URBAN RENEWAL PLAN AMENDMENTS
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This Urban Renewal Plan may be amended from time to time for a variety of reasons,
including but not limited to, a change in the Area, to add or change land use controls
and regulations, to modify goals or types of renewal activities, to add or change urba n
renewal projects, or to amend property acquisition and disposition provisions. The City
Council may amend this Plan in accordance with applicable state law.
Q. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council
and will remain in effect as a Plan until it is repealed by the City Council.
With respect to property included within the Urban Renewal Area, which is also included
in an ordinance which designates that property as a tax increment district (s) (TIF
district) and is designated based on an economic development finding, to provide or to
assist in the provision of public improvements related to housing and residential
development, the use of incremental property tax revenues or the “division of revenue ,”
as those words are used in Chapter 403 of the Code of Iowa, is limited to 23 years
beginning with the second fiscal year following the year in which the City first certifies to
the County Auditor the amount of any loans, advances, indebtedness, or bonds which
qualify for payment from the incremental property tax revenues attributable to that
property within the Urban Renewal Area.
At all times, the use of tax increment financing revenues (including the amount of loans,
advances, indebtedness, or bonds which qualify for payment from the division of
revenue provided in Section 403.19 of the Code of Iowa) by the City for activities carried
out under the Urban Renewal Area shall be limited as deemed appropriate by the City
Council and consistent with all applicable provisions of law.
R. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole, or any part of the
Plan not determined to be invalid or unconstitutional.
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EXHIBIT A
LEGAL DESCRIPTION OF NORTHWEST
URBAN RENEWAL AREA
PART OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER IN
SECTION 20, TOWNSHIP 84 NORTH, RANGE 24 WEST OF THE 5TH P.M.,
STORY COUNTY IOWA, DESCRIBING AS FOLLOWS:
THE EAST (60) FEET OF THE SE 1/4 OF THE SE 1/4 IN SECTION 20, T84N,
R24W, EXCEPT PARCEL “T” AND EXCEPT THE FOLLOWING DESCRIBED
BOUNDARY RECORDED IN BOOK 589, PAGE 164, STORY COUNTY, IOWA;
COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 20;
THENCE S00°44’39”E, 1314.42 FEET ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 20 TO THE NORTHEAST
CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER AND THE POINT OF BEGINNING; THENCE N89°53’22”W,
430.86 FEET ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SAID SECTION 20; THENCE
S00°35’18”E, 418.01 FEET; THENCE S89°53’22”E, 432.00 FEET TO THE
EAST LINE OF SAID SOUTHEAST QUARTER; THENCE N00°44’39”W,
418.03 FEET ALONG SAID EAST LINE TO THE POINT OF BEGINNING,
CONTAINING 4.14 ACRES, SUBJECT TO EXISTING PUBIC ROAD RIGHT
OF WAY.
OWNER OF RECORD, CITY OF AMES, IOWA.
AND
THE EAST (40) FEET OF PARCEL “T” THE SE 1/4 OF THE SE 1/4 IN SECTION
20, T84N, R24W.
OWNER OF RECORD, J D S RENTAL PROPERTIES LLC, CITY OF AMES,
IOWA.
AND
THE EAST (40) FEET, PART OF THE SE 1/4 OF THE SE 1/4 IN SECTION 20,
T84N, R24W, DESCRIBED BOUNDARY RECORDED IN BOOK 589, PAGE 164,
STORY COUNTY, IOWA;
COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 20;
THENCE S00°44’39”E, 1314.42 FEET ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 20 TO THE NORTHEAST
CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER AND THE POINT OF BEGINNING; THENCE N89°53’22”W,
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430.86 FEET ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SAID SECTION 20; THENCE
S00°35’18”E, 418.01 FEET; THENCE S89°53’22”E, 432.00 FEET TO THE
EAST LINE OF SAID SOUTHEAST QUARTER; THENCE N00°44’39”W,
418.03 FEET ALONG SAID EAST LINE TO THE POINT OF BEGINNING,
CONTAINING 4.14 ACRES, SUBJECT TO EXISTING PUBIC ROAD RIGHT
OF WAY.
OWNER OF RECORD, RICK A HILKER, CITY OF AMES IOWA.
OUTLOT ’ZZ’ IN THE BLUFFS AT DANKBAR FARMS, FIRST ADDITION, OF
THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER IN SECTION
20, TOWNSHIP 84 NORTH, RANGE 24 WEST OF THE 5TH P.M., STORY
COUNTY IOWA, DESCRIBING AS FOLLOWS:
THE BLUFFS, LOTS 1, 2, 3, 4, A, AND B IN SECTION 20, NE ¼ SE ¼, T84N,
R24W, OF THE 5TH P.M., STORY COUNTY, IOWA.
OWNER OF RECORD, FRIEDRICH LAND DEVELOPMENT COMPANY LLC.
THE SOUTHWEST QUARTER IN SECTION 21, TOWNSHIP 84 NORTH,
RANGE 24 WEST OF THE 5TH P.M., STORY COUNTY IOWA, DESCRIBING AS
FOLLOWS:
THE SOUTHWEST QUARTER OF SECTION 21, EXCEPT PARCEL “G”, AND
EXCEPT THE RIGHT-OF-WAY OF CHICAGO NORTHWESTERN TRANS CO.,
ALL IN T84N, R24W OF THE 5TH P.M., STORY COUNTY, IOWA.
OWNER OF RECORD, BORGMEYER TRUST, AMES, IOWA.
AND
PARCEL “G” OF THE SOUTHWEST QUARTER IN SECTION 21, IN T84N,
R24W OF THE 5TH P.M., STORY COUNTY, IOWA.
OWNER OF RECORD, JORDAN & STEPHANIE MANDERNACH, AMES,
IOWA.
ROSE PRAIRIE FINAL PLAT LOT:2
THAT PORTION OF THE CHICAGO & NORTHWESTERN TRANS CO
RIGHT OF WAY LYING IN THE NE OF THE SW OF SECTION: 21 TOWNSHIP
:84 RANGE: 24 AND THE NW OF THE SE OF SECTION 21.
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EXHIBIT B
MAP OF URBAN RENEWAL AREA
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EXHIBIT C
AGREEMENT TO INCLUDE AGRICULTURAL LAND
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EXHIBIT I
ONTARIO-SCHOLL
URBAN RENEWAL PLAN
for the
ONTARIO-SCHOLL
URBAN RENEWAL AREA
Ames, IOWA
2026
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TABLE OF CONTENTS
SECTION
A. INTRODUCTION
B. DESCRIPTION OF THE URBAN RENEWAL AREA
C. AREA DESIGNATION
D. BASE VALUE
E. DEVELOPMENT PLAN
F. RESIDENTIAL DEVELOPMENT
G. PLAN OBJECTIVES
H. TYPES OF RENEWAL ACTIVITIES
I. ELIGIBLE URBAN RENEWAL PROJECTS
J. FINANCIAL DATA
K. URBAN RENEWAL FINANCING
L. PROPERTY ACQUISITION / DISPOSITION
M. RELOCATION
N. AGRICULTURAL LAND
O. PROPERTY WITHIN URBAN REVITALIZATION AREA
P. STATE AND LOCAL REQUIREMENTS
Q. URBAN RENEWAL PLAN AMENDMENTS
R. EFFECTIVE PERIOD
S. SEVERABILITY CLAUSE
EXHIBITS
A. LEGAL DESCRIPTION OF ONTARIO-SCHOLL URBAN RENEWAL AREA
B. MAP OF ONTARIO-SCHOLL URBAN RENEWAL AREA
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Ontario-Scholl Urban Renewal Plan for the
Ontario-Scholl Urban Renewal Area
City of Ames, Iowa
A. INTRODUCTION
The Ontario-Scholl Urban Renewal Plan (“Plan” or “Urban Renewal Plan”) for the
Ontario-Scholl Urban Renewal Area (“Area” or “Urban Renewal Area”) has been
developed to help local officials promote economic development in the City of Ames,
Iowa (“City”). The primary goal of the Plan is to stimulate, through public involvement
and commitment, private investment in new housing and residential development as
defined in the Code of Iowa Section 403.17(12).
In order to achieve this objective, the City intends to undertake urban renewal activities
pursuant to the powers granted to it under Chapter 403 and Chapter 15A of the Code of
Iowa, as amended.
B. DESCRIPTION OF THE URBAN RENEWAL AREA
The Urban Renewal Area is described in Exhibit “A” and illustrated in Exhibit “B.” The
Area includes approximately 17.4 acres.
C. AREA DESIGNATION
With the adoption of this Plan, the City designates the Urban Renewal Area as an
economic development area that is appropriate for housing and residential
development.
D. BASE VALUE
If the Urban Renewal Area is legally established, a Tax Increment Financing (TIF)
ordinance is adopted to establish a TIF district in the Area, and debt related to the Area
is certified, the frozen “base value” will be the assessed value of the taxable property
within that area covered by the TIF ordinance as of January 1 of the calendar year
preceding the calendar year in which the City first certifies the amount of any debt
related to the Area, in accordance with Iowa Code Section 403.19. The City may create
one or more TIF areas within the URA.
E. DEVELOPMENT PLAN
Ames has a general plan for the physical development of the City as a whole outlined in
the Ames Plan 2040, adopted December 2021.
The proposed land use is residential. The property was recently sold by Iowa State
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University to local developers with the intention of residential development. The land
was previously used for row crops and for growing a prairie for teaching purposes.
The Ames Plan 2040 Future Land Use Map designates this land, and the ISU property
north of the railroad tracks, Civic – University. In the Redirection section of Ames Plan
2040, the development guidelines state: “[c]ivic or public land designations will requ ire a
Future Land Use Map amendment prior to rezoning for any use other than RN -3 with
single-family zoning.” The RN-3 (Expansion) land use designation includes rezoning to
FS-RL, which is the proposed base zoning district for the subject property along wi th the
PUD Overlay. As such, the land use designation for this property does not need to be
changed to accommodate the residential use.
The proposed residential use is therefore in compliance with the comprehensive plan.
The proposed development aligns with the following policies in Ames Plan 2040:
Contiguous Greenfield Development:
Ames will accommodate much of its projected population growth in areas contiguous to
the existing built-up city.
- G2-1. Provide a choice in the residential market and reduce t he distance to major
employment and activity centers by distributing growth in multiple directions.
Infill That Enhances Urban Fabric:
Ames will take advantage of infill sites within the existing urbanized area to increase
both the efficiency and quality of its urban environment.
- G3-1. Identify infill properties and areas within the existing built -up area, focusing
on sites that are 1) vacant and buildable; 2) underutilized or sporadically
developed; 3) occupied by unnecessary parking, storage yards, or ot her paved
areas; and 4) blighting influences in neighborhoods.
- G3-2. Coordinate infill development with the capacity of existing infrastructure.
- G3-3. Use prevailing density as the guide for redevelopment but allow for
building variations to meet infill objectives. Make smooth transitions in scale and
intensity of use from pre-existing context to higher intensity development.
Support high-density redevelopment only in planned or targeted land use
redirection areas.
- G3-4. Establish design standards and guidelines for individual infill sites that are
compatible with the scale of surrounding neighborhoods or other urban design
factors. In specific areas, planned increases in intensity of use will determine
increased height and an urban form, but still include architectural design quality.
- G3-5. Include within infill projects missing transportation and trail links necessary
to complete system continuity.
Quality Urban Experience:
New development areas will support a healthy and safe urban environment to be
enjoyed by all residents.
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- G4-1. Within new development areas, provide public spaces that promote
positive interaction (e.g., parks, gardens, trails) and private amenity spaces that
support social engagement and interaction (e.g., commercial plazas, outdoor
space, clubhouses, walking trails).
Planning for Equity:
The city will work to include the diverse voices, opinions, and needs of the range of
residents who call Ames home.
- G6-1. Use the land use map and housing policies to support low income and
diverse housing choices. Consider options for integration of housing choices
within new developments, such as inclusionary housing standards and incentives
in zoning that encourage builders and developers to develop a range of housing
types, occupancy forms, and price points.
F. RESIDENTIAL DEVELOPMENT
The City’s primary objective for the Urban Renewal Area is to promote new housing and
residential development. The City realizes that the availability of housing is an important
component of attracting new business and industry, responding to new development,
and retaining existing businesses.
In anticipation of expected economic development, the City has taken the position of
supporting the creation of new housing opportunities, including increasing the number of
lots available for the construction of new houses. Providing incentives to developers
may ease the cost of extending necessary infrastructure and other factors that can
make residential development more risky and less profitable.
G. PLAN OBJECTIVES
Renewal activities are designed to provide opportunities, incentives, and sites for new
residential development within the Urban Renewal Area. More specific objectives for the
development, redevelopment and rehabilitation within the Urban Renewal Area are as
follows:
1. To increase the availability of housing opportunities, which may in turn attract and
retain local industries and commercial enterprises that will strengthen and revitalize
the economy of the State of Iowa and the City of Ames.
2. To stimulate, through public action and commitment, private investment in new
housing and residential development.
3. To plan for and provide sufficient land for residential development in a manner that is
efficient from the standpoint of providing municipal services.
4. To help finance the cost of constructing street, water, sanitary sewer, storm water
drainage, public utilities, street lighting, trails, parks, and other public improvements
in support of new housing development.
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H. TYPES OF RENEWAL ACTIVITIES
To meet the objectives of this Urban Renewal Plan and to encourage the development
of the Area, the City intends to utilize the powers conferred under Chapter 403 and any
other provisions of the Code of Iowa including, but not limited to, tax increment
financing. Activities may include:
1. To undertake and carry out urban renewal projects through the execution of
contracts and other instruments.
2. To arrange for or cause to be provided the construction or repair of public
improvements, including but not limited to infrastructure for streets, curbs and
gutters, water, sanitary sewer, trails, storm water, parks, public utilities, Public Safety
Facilities or other facilities in connection with urban renewal projects.
3. To finance programs that will directly benefit housing conditions and promote the
availability of housing in the community.
4. To make loans, forgivable loans, grants, tax rebate payments, or other types of
economic development grants or incentives to private developers or o incentivize the
development of housing within the Area, on such terms as may be determined by
the City Council.
5. To borrow money and to provide security therefore.
6. To make or have made surveys and plans necessary for the implementation of the
Urban Renewal Plan or specific urban renewal projects.
7. To use tax increment financing for a number of objectives, including, but not limited
to, financing the construction of public improvements and providing economic
incentives to developers in order to eliminate obstacles to the provision of housing
and neighborhood commercial development with necessary physical improvements
and infrastructure.
8. To use any or all other powers granted by the Urban Renewal Act to develop and
provide for improved economic conditions for the City.
Nothing herein shall be construed as a limitation on the power of the City to exercise
any lawful power granted to the City under Chapter 15, Chapter 15A, Chapter 403,
Chapter 427B, or any other provision of the Code of Iowa in furtherance of the
objectives of this Urban Renewal Plan.
I. ELIGIBLE URBAN RENEWAL PROJECTS
Although certain project activities may occur over a period of years, the Eligible Urban
Renewal Projects under this Urban Renewal Plan include:
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1. Table #1
Project Estimate Project
Date
Estimate Cost Rationale
Reconstruction of
Scholl Road
between Ontario
Street and the
Union Pacific
Railroad Tracks,
with all related
improvements
2027-2030 $870,000 The existing Scholl
Road had been a
private road owned
and maintained by
Iowa State
University. The
road currently has
no curb or storm
sewer. The Urban
Renewal funds will
help pay to bring
the road up to
commercial
standards, beyond
the normal
residential
standards required
of the surrounding
residential project.
2. Development Agreements
Future Development Agreements: The City expects to consider, at the City’s sole
discretion, requests for development agreements for projects that are consistent with,
and advance the objectives of, this Plan. Any commitments to Development
Agreements with TIF rebates will include a non-appropriation clause.
J. FINANCIAL DATA
1. Current Constitutional Debt Limit $364,431,710
2. Current outstanding general obligation debt $119,520,000
3. Proposed amount of indebtedness to be incurred:
A specific amount of debt to be incurred for the Eligible
Urban Renewal Projects has not yet been determined.
This document is for planning purposes only. The
estimated project costs in this Plan are estimates only
and will be incurred and spent over a num ber of years.
In no event will the City’s constitutional debt limit be
exceeded. The City Council will consider each project
$870,000
(This amount
does not
include costs
related to
financing.)
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proposal on a case-by-case basis to determine if it is in
the City’s best interest to participate before approving an
urban renewal project or expense. It is further expected
that such indebtedness, including interest on the same,
may be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. Subject to he
foregoing, it is estimated that eh cost of the Eligible
Urban Renewal Projects as described above will be
approximately as stated in the next column:
K. URBAN RENEWAL FINANCING
The City intends to utilize various financing tools such as those described below to
successfully undertake the proposed urban renewal actions. The City has the statutory
authority to use a variety of tools to finance physical improvements within the Area.
These include:
A. Tax Increment Financing.
Under Section 403.19 of the Code of Iowa, urban renewal areas may utilize the
tax increment financing mechanism to finance the costs of public
improvements, economic development incentives, or other urban renewal
projects. The City may issue Tax Increment Revenue Bonds for these
purposes. Upon creation of a tax increment district within the Area, by
ordinance, the assessment base is frozen and the amount of tax revenue
available from taxes paid on the difference between the frozen base and the
increased value, if any, is segregated into a separate fund for the use by the
City to pay costs of the eligible urban renewal projects. Certain increased taxes
generated by any new development, above the base value, are distributed to
the taxing entities, if not requested by the City, and in any event upon the
expiration of the tax increment district.
B. General Obligation Bonds.
The Iowa Urban Renewal Law also allows a municipality the authority to issue
and sell general obligation bonds for specified essential and general corporate
purposes, including the acquisition and construction of certain public
improvements and facilities within the Area, including but not limited to the Fire
House facility.
Nothing herein shall be construed as a limitation on the power of the City to exercise
any lawful power granted to the City under Chapter 15, Chapter 15A, Chapter 403,
Chapter 427B, or any other provision of the Code of Iowa in furtherance of the
objectives of this Urban Renewal Plan.
L. PROPERTY ACQUISITION / DISPOSITION
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The City will follow any applicable requirements for the acquisition and disposition of
property within the Urban Renewal Area.
M. RELOCATION
The City does not expect there to be any relocation required as part of the eligible urban
renewal projects; however, if any relocation is necessary, the City will follow all
applicable relocation requirements.
N. AGRICULTURAL LAND
The property in this development contains land that was formerly used by Iowa State
University for agricultural teaching purposes. With the sale of the land by IS U to
property developers, the land is intended to be developed for residential use and the
agricultural use will cease. The site did not meet the definition of Iowa Code 403 of
containing 10 acres of farmed land.
O. STATE AND LOCAL REOUIREMENTS
All provisions necessary to conform to state and local laws will be complied with by the
City and the developer in implementing this Urban Renewal Plan and its supporting
documents.
P. URBAN RENEWAL PLAN AMENDMENTS
This Urban Renewal Plan may be amended from time to time for a variety of reasons,
including but not limited to, a change in the Area, to add or change land use controls
and regulations, to modify goals or types of renewal activities, to add or change urban
renewal projects, or to amend property acquisition and disposition provisions. The City
Council may amend this Plan in accordance with applicable state law.
Q. EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council
and will remain in effect as a Plan until it is repealed by the City Council.
With respect to property included within the Urban Renewal Area, which is also included
in an ordinance which designates that property as a tax increment district (s) (TIF
district) and is designated based on an economic development finding, to provide or to
assist in the provision of public improvements related to housing and residential
development, the use of incremental property tax revenues or the “division of revenue,”
as those words are used in Chapter 403 of the Code of Iowa, is limited to 23 years
beginning with the second fiscal year following the year in which the City first certifies to
the County Auditor the amount of any loans, advances, indebtedness, or bonds which
qualify for payment from the incremental property tax revenues attributable to that
property within the Urban Renewal Area.
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At all times, the use of tax increment financing revenues (including the amount of loans,
advances, indebtedness, or bonds which qualify for payment from the division of
revenue provided in Section 403.19 of the Code of Iowa) by the City for activities carried
out under the Urban Renewal Area shall be limited as deemed appropriate by the City
Council and consistent with all applicable provisions of law.
R. SEVERABILITY CLAUSE
If any part of the Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole, or any part of the
Plan not determined to be invalid or unconstitutional.
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EXHIBIT A
LEGAL DESCRIPTION OF ONTARIO-SCHOLL URBAN RENEWAL AREA
A part of the South half of the Southeast Quarter of Section 32, Township 84 North,
Range 24 West of the 5th P.M., City of Ames, Story County, Iowa, being more
particularly described as follows: Beginning at the South Quarter Corner of said Section
32; thence N01°37'44"E, 524.18 feet along the east line of University Heights First and
Second Additions to the south right of way line of the Chicago & Northwesterly
Transportation Company; thence following said line 185.31 feet along a curve having a
radius of 11534.20 feet, concave Northerly, a central angle of 0°55'14 and being
subtended by a chord bearing S84°20'07”E, 185.30 feet; thence S84°47'43"E, 1498.41
feet; thence departing said right of way line S00°36'09"W, 377.82 feet to the south line
of said Section 32; thence N89°43'37"W, 1687.58 feet to the point of beginning,
containing 17.40 acres, including 2.38 acres of existing right of way.
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EXHIBIT B
MAP OF ONTARIO-SCHOLL URBAN RENEWAL AREA
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South Bell Avenue Urban Renewal Area also known as Urban Renewal Area
No. Five
URA Plan Amendment
The South Bell Avenue Urban Renewal Area Amendment increases the area and
modifies the projects.
1) Additional Area.
The boundaries are being increased to include rights-of-way South Bell Avenue,
Southeast 16th Street, South Dayton Avenue, Dayton Avenue, Southeast 5 th Street,
Freel Drive, and East Lincoln Way. street Right-of-way. Exhibit A includes a map of the
additional area and a description of the added area. The expanded area is for
economic development purposes.
2) Projects.
The projects that may be undertaken within the Urban Renewal Area are expanded to
include public improvements serving the development of the area. The projects may be
undertaken by the City as public improvements. By virtue of the identified projects
below, the allowable urban renewal projects with the Plan are modified to include:
a. South Dayton Avenue Corridor
South Dayton Avenue is planned to accommodate additional traffic with the growth and
expansion of the City. The City is studying corridor improvement for the Hwy 30
Interchange, Southeast 16th Street, Isaac Newton, and South Dayton Avenue.
Development will require improvements to serve increased traffic in this area.
Improvements may include the reconstruction, rehabilitation, or widening of streets and
sidewalks/shared use paths and related improvements, such as traffic signals, lighting,
and storm drainage. The project may be funded with TIF to reimburse the City for
internal loans or other indebtness for the improvements. The timing and cost of the
project are unknown at this time as the corridor study has not yet been completed, the
estimated cost of the project funded by TIF is $2.0 million.
b. Freel Drive and SE 5th
Freel Drive and SE 5th are planned to accommodate additional traffic with the growth
and expansion of the City. Public improvements will be needed to serve the increased
traffic in this area. Improvements may include the construction, reconstruction,
rehabilitation, or widening of streets and sidewalks/shared use paths and related
improvements, such as lighting and storm drainage. The project may be funded with TIF
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to reimburse the City for internal loans or other indebtness for the improvements. An
initial phase of improving Freel Drive has been approved to start in FY2026-27, the
timing of additional phases is unknown. The total estimated cost of the project funded
by TIF is $2.5 million.
c. East Lincoln Way South Dayton Avenue Intersection
East Lincoln Way is planned to accommodate additional traffic with the growth and
expansion of the City. Public improvements will be needed to serve the increased traffic
in this area. Improvements may include the reconstruction, rehabilitation, or widening
of streets and sidewalks/shared use paths and related improvements, such as traffic
signals, lighting and storm drainage. The project may be funded with TIF to reimburse
the City for internal loans or other indebtness for the improvements. The timing of the
improvement is anticipated to begin in FY2027-28. The estimated cost of the project
funded by TIF is $1.5 million.
3) Required Financial Information
The following information is required per Section 403.17 of the Code of Iowa
Constitutional debt limit of the City: $ $364,431,710
Outstanding General Obligation debt of the City: $ $119,520,000
Additional debt to be incurred with the proposed Amendment: $6,000,000*
*as noted with the original Plan, any or all of the incurred debt may be subject to a non-
appropriation clause on an annual basis. Financing costs are not included.
Exhibit A- Urban Renewal Area Amendment Description
The original area remains, adding:
Certain real property situated in the City of Ames, Story County, State of Iowa described
as follows:
All of the public right-of-way for South Bell Avenue between the starting point at the
southeast corner of Lot 1 in the Ames Community Development Park 4th Addition and
extending south to Southeast 16th Street.
Additionally, all of the public right-of-way of Southeast 16th Street between the
intersection with South Bell Avenue and continuing west through the intersection with
South Dayton Avenue to the west intersection with Isaac Newton Drive.
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Additionally, all of the public right-of-way of South Dayton Avenue 16th Street between
the starting point 350 feet south of the Southeast 16th Street south right-of-way line and
then going north to a point along Dayton Avenue approximately 500 feet north of the
intersection with East Lincoln Way,
Additionally, all of the public right-of-way of East Lincon Way between the intersection
with Alexander Avenue and extending to a point approximately 2,100 feet to the west.
Additionally, all of the public right-of-way of Southeast 5th Street between the
intersection South Dayton Avenue and the intersection with Freel Drive.
Additionally, all of the public right-of-way of Freel Drive between the intersection with
East Lincoln Way and a point 700 feet south of the intersection with Southeast 5th
Street.
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