The West Des Moines City Council is considering a revised development agreement for the Grand Experience, a mixed-use project valued between $400 million and $450 million. According to a city staff report, the updated plan adds a 6,000-seat covered amphitheater and adjusts financial incentives to accommodate the expanded scope of the development along Grand Avenue.
Amphitheater and Project Scope
The Grand Experience project, led by developer Jim Bergman under WDM Entertainment LLC, targets 226 undeveloped properties between South 60th Street and South 88th Street. The newest addition is a 6,000-seat amphitheater with premium luxury seating and a potential bar and restaurant concept. Ryan Moffatt, director of community and economic development for West Des Moines, stated that the amphitheater adds value to the project and offsets a decrease in the size of the water park component.
The current project blueprint includes several primary components:
- Water Park Complex: A 45,000-square-foot indoor water park and a 120-room water park hotel.
- Business Hub: A 30,000-square-foot conference center with an attached 142-room full-service, business-class hotel.
- Entertainment: A 20,000-square-foot family entertainment center and the 6,000-seat amphitheater.
- Housing and Retail: At least 150 workforce housing units and additional multifamily residential, retail, office, and medical spaces.
Moffatt estimates the construction cost for the amphitheater alone is between $35 million and $40 million.
Changes to Financial Incentives and TIF
The proposed agreement modifies the financial package the city offers the developer. The staff report notes that property tax rebates will be reduced from 100% to 90% of the annual tax increment for a maximum of 23 years. Additionally, the city will eliminate hotel/motel tax rebates from the incentive package.
To account for the added cost of the amphitheater, the maximum Tax Increment Financing (TIF) assistance is proposed to increase from $85.5 million to $105.5 million. The report specifies that public infrastructure projects have been removed from the development agreement because the city independently moved forward with the reconstruction and widening of Grand Avenue to South 60th Street and will soon begin widening the road to Jordan Creek Parkway.
Future TIF revenue may be used to fund other public works, including the reconstruction of Booneville Road between South 60th Street and Jordan Creek Parkway and the widening of Grand Avenue from Jordan Creek Parkway to South 88th Street.
Timeline and Economic Impact
Construction on the initial phases of the Grand Experience is expected to begin in late 2027, with a total build-out period of eight to 10 years. Bergman has also acquired 23 acres east of the MidAmerican Energy RecPlex, where construction could potentially start next year. As part of the deal, the developer agreed to dedicate six acres for a city-owned parking lot to support future RecPlex expansion.
The project represents a significant shift in land value. According to the staff report, the current assessed value of the undeveloped land is approximately $469,000. Upon completion, the city expects the total valuation to exceed $200 million.
Moffatt attributed previous delays to rising interest rates and the need to replace some investors. However, he noted that the expansion of the RecPlex and ongoing infrastructure work make the current timing “ripe” for development.
| Incentive Component | Previous Agreement | Proposed Agreement |
|---|---|---|
| Property Tax Rebate | 100% of tax increment | 90% of tax increment |
| Max TIF Assistance | $85.5 million | $105.5 million |
| Hotel/Motel Tax Rebate | Included | Eliminated |
The West Des Moines City Council is scheduled to consider the agreement during its Friday meeting at 7:30 a.m.