Pella council adopts Imagine More urban renewal plan after public hearing, advances TIF ordinance

The Pella City Council adopted Resolution No. 7092 on first consideration Wednesday, approving the Imagine More Community Urban Renewal Plan and advancing Ordinance No. 1090 that would allow the city to capture incremental property taxes if and when redevelopment occurs.

City staff presented the plan as a long‑range, concept planning document that could cover roughly 35 acres of the Central College campus and, in a full build‑out scenario described in the presentation, include about "1,350 rental units" and "120,000 square feet" of commercial space with an estimated private investment of "approximately $345,000,000," staff said. Mike (city staff) stressed the plan itself does not obligate the city to any project and that any development agreement would require full council approval.

During the public hearing residents raised questions about demand and public cost. Anna Rupert, a nearby resident, said she supports addressing housing needs but urged caution: "So while when I hear a proposal for 1,350 rental units, that number seems a bit high," she said, noting the Marion County housing assessment estimated demand for 690 additional rental units countywide and asking whether tax increment financing (TIF) is proportionate to the public benefit.

Council members debated whether to approve the planning step now or delay while awaiting clarity on pending state legislation (repeated references to "senate file 2472"). One council member urged delay until a July 15 training; another argued that failing to adopt the urban renewal area now could permanently remove the city’s ability to use that tool if state rules change. Mike said the ordinance and plan are a two‑step process: the urban renewal plan is the planning phase and the development phase, including any incentive awards, would occur later.

The council closed the public hearing and approved Resolution 7092 by roll call. The council then advanced Ordinance 1090 for its required readings; staff and members emphasized that the ordinance would only go into effect when debt is certified against the area or if a future development agreement triggers incremental tax capture.

What happens next: the ordinance requires three readings before final adoption and any specific development proposals would return to council for separate review, including a recommendation from the new Economic Development Review Committee staff also established earlier in the meeting.