Redevelopment

Urban Renewal

Chapter 403 of the Code of Iowa allows a city to establish urban renewal areas to assist in the removal and redevelopment of blighted and substandard properties. Cities can also undertake urban renewal activities that promote new economic, commercial, and housing developments. Each of these efforts are intended to expand the tax base. Efforts can include the acquisition and clearance of structures, utility and infrastructure installation, rehabilitation or conservation of properties, and other development assistance through the use of tax increment financing (TIF).

The primary incentive of the Urban Renewal Law is the use of tax increment financing (TIF). TIF is a method by which the amount of increase in property tax revenues generated by a project can be used by the city to assist in the development of the project. This includes assistance to acquire, prepare and assist in the development of project that would not have been otherewise developed by the private sector. TIF districts are established by ordinance through the urban renewal process. Using TIF districts "freezes" the base valuation of the designated area and captures the increment gained from the new development. This new increment is what is used to help finance the project.

Urban Revitalization

Chapter 404 of the Iowa Code authorizes a City to designate an area as a revitalization area. Improvements to qualified real estate within designated areas may then be eligible to recieve a total or partial exemption from property taxes for a specified number of years. The exemptions are intended to stimulate private investment by reducing the tax increase that would normally result from making improvements to real estate prroperty. The purpose is to attract development to specific areas, which might otherwise continue to deteriorate, thereby stabilizing or perhaps even increasing the tax base with those area. The City of Council Bluffs has the following revityalization areas: Tract II Industrial Park

Brownfields Projects

Brownfields are real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant or contaminant. Cleaning up and reinvesting in these properties takes development pressures off of undeveloped open land, and both improves and protects the environment. Brownfields can also present potential health concerns. Brownfields sites can include residential as well as commercial and industrial properties. A few examples of brownfields include properties that were dry cleaners, auto repair shops, service stations, warehouses, industrial/commercial facilities, or illegal dump sites.

The U. S. Environmental Protection Agency (USEPA) Brownfields Program is designed to empower states, community, and other stakeholders in economic redevelopment to work together in a timely manner to prevent, assess, safely cleanup, and sustainably reuse brownfields. Cleaning up and reinvesting in brownfield properties increases the local tax base; facilitates job growth; utilizes existing infrastructure; takes development pressures off of undeveloped and agricultural land; and improves and protects the environment.

The USEPA has selected the City of Council Bluffs for two brownfields assessment grants. Grant funds will be used to conduct Phase I and II environmental site assessments, and plan for the cleanup of sites contaminated with hazardous substances or petroleum in the target area. Funds will also be used to conduct community outreach activities. The target area is the South Main Brownfields Project Area, which is among the oldest and most deteriorated industrial districts in Council Bluffs. Numerous vacant properties are located in the area, which have seen little new investment. These factors have contributed to reduced property values of the vacant and abandoned industrial buildings and of homes in adjacent neighborhoods.

Awarded 2004 EPA Assessment

2004 EPA Grant - South Main Street

Proposed 2008 EPA Grant Applications

2008 Hazardous Substances Assessment Grant Application - City of Council Bluffs, IA

2008 Petroleum Assessment Grant Application - City of Council Bluffs, IA

2008 Hazardous Substances Cleanup Grant Application - City of Council Bluffs, IA

GIS Mapping - South Main Brownfields Project

Requests for Redevelopment Assistance

For information on the potential use of these incentives or directions on how to request assistance, contact the community development staff at 712-328-4629.