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Living History Farms will establish its first operating endowment with proceeds from the pending sale of 35 acres at the northwest corner of Interstate 35/80 and Hickman Road. Urbandale city officials have given preliminary approval for the Heritage Park retail and commercial development to be sited on the property.

The Urbandale Planning and Zoning Commission voted Jan. 21 to recommend a zoning change that would allow commercial development on that parcel, including big-box stores or large retail establishments, which prompted Commissioner Jeff Hatfield to cast the lone “no” vote.

Architect William Ludwig told commissioners that it is unlikely a big-box store will be part of the development. Preliminary plans do call for a hotel and fitness center, he said.

Under the zoning change, permitted uses on the land include hotels, grocery stores, bakeries, auto dealerships and repair shops, no more than two fast-food restaurants, and other businesses, including big-box stores, which are described as retail establishments of at least 60,000 square feet.

Negotiations to sell the property to S & S Holding Co. have been under way for at least two years, said Ludwig, who attended the commission meeting on behalf of the developer. He later said that Heritage Park would be a $30 million to $40 million project, with groundbreaking scheduled for soon after the City Council gives final consideration to the zoning change. The council is scheduled to take up the issue Feb. 12.

“We are selling this land in order to reinvest in Living History Farms,” said MD Isley, Living History Farms’ interim executive director. He noted that Living History Farms had “no programming use” for the property at Hickman and I-35/80. The land has been idle for the last two years because of the pending sale. Prior to that, it was in a rotation of corn and soybeans using conventional farming methods.

Isley said the sale would allow Living History Farms to establish a reliable operating fund. He would not comment on the asking or sale price of the land, but said the transaction should be finalized next month.

“The endowment will give us a steady stream of operating income,” he said.

Hatfield cast the lone dissenting vote, remarking that he was concerned about increased traffic volume and the possible construction of a large retail establishment on the site.

“That’s a huge piece of land in a tight area,” he said.

Community Development Director Paul Dekker noted that the zoning change also requires the construction of double left-turn lanes, a right-turn lane and installation of traffic signals, with the costs paid by the developer. With those changes in place, studies by the Iowa Department of Transportation and Urbandale’s city engineer determined that there would not be a significant increase in traffic congestion.