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Central College outlines "Imagine More" redevelopment: up to 1,300 rental units and $345 million private investment over decades
Summary
Central College presented a 20+-year urban renewal vision to redevelop roughly 35 campus acres into workforce and student rental housing, 120,000 sq ft commercial space and public infrastructure improvements, using leases and TIF strategies; council signaled support to create an urban renewal area but reserved project-level commitments.
Central College representatives presented an "Imagine More" redevelopment concept to the Pella City Council, proposing to convert about 35 acres of campus land—currently largely tax-exempt—into a mixed-use neighborhood with an estimated private investment of roughly $345 million over a multi-decade timeline.
Dr. Putman, speaking for the college, described a phased approach that would lease land to developers and secure use guarantees to reserve a portion of new apartment units for students while marketing the majority of units as workforce housing for young professionals and families. The college's concept includes up to about 1,300 rental units and roughly 120,000 square feet of commercial space, together with public infrastructure estimated by staff at about $22.3 million. "We want to amplify the synergies between campus and community in order to stimulate local population growth, enhance the quality of life, provide student and workforce related housing opportunities and encourage entrepreneurship," Dr. Putman said.
Staff emphasized that adopting an urban renewal plan is a planning step only and does not obligate the city to fund or approve any specific redevelopment projects. If the council designates the area as an urban renewal district, tax-increment financing (TIF) could be used to capture incremental tax revenues from redeveloped parcels to help finance public infrastructure and eligible incentives. Staff also warned of a timing sensitivity: projects and urban renewal areas created after Dec. 31 may face different TIF treatment under pending state law changes, which could affect the city's strategy.
Council members pressed for clarifications on whether the college or developers would pursue potential incentives, with Dr. Putman saying the college expects developers to be the applicants and that the college would primarily make land available and potentially use long-term leases. Several council members also raised questions about whether to merge the proposal's boundary with adjacent Huber Street redevelopment plans; staff said that decision rests with council and noted possible advantages to keeping areas separate depending on ownership and the number of private property owners involved.
Public commenters raised questions about community character and process. Resident Kathy Dao urged the council to protect community values and to seek clearer answers about how student housing and commercial redevelopment would relate to existing neighborhoods. Airport and infrastructure questions were also raised earlier in the meeting by Jim Mueller, who urged caution in finalizing airport layout plans that could affect FAA funding eligibility.
What's next: Staff will prepare materials to formally establish an urban renewal area if council chooses that step. Any future tax-increment financing or incentive requests would be evaluated project by project and require separate council action.
