HomeMy WebLinkAboutA001 - Council Action Form dated May 27, 2025ITEM #:37
DATE:05-27-25
DEPT:P&H
SUBJECT:HEARING ON REZONING OF AND MAJOR SITE DEVELOPMENT PLAN
AND PRELIMINARY PLAT APPROVAL FOR 113 NORTH DAKOTA AVENUE
(DAKOTA TOWNES)
COUNCIL ACTION FORM
BACKGROUND:
Luke Jensen, LJREC, LLC, is requesting a rezoning from Residential Low Density (RL)
to Residential Medium Density (RM) with a Planned Unit Development (PUD), Major Site
Development Plan, and a Preliminary Plat for Dakota Townes, 113 North Dakota
Avenue.
The application was submitted subsequent to City Council's determination June 25,
2024, on a rezoning process for the property to be developed residential in an area
designated by Ames Plan 2040 as Urban Corridor . A rezoning with a PUD Overlay process
was deemed to allow for implementation of the Urban Corridor designation as there currently
is no specific zoning district to implement Urban Corridor.
The public hearing was continued from the May 13, 2025 City Council meeting at the request
of the applicant in response to issues raised at the Planning and Zoning Commission meeting
on April 16, 2025. The applicant has since amended the request from April to reduce the
number of proposed townhome units from 20 to 16 units. The applicant has separately
provided a letter to City Council describing the changes and the way in which they
address concerns raised by the neighborhood (see attached).
Neighboring property owners equivalent to 20% or more of the property within 200 feet
of the subject property have submitted a protest to the requested rezoning. This protest
requires at least ¾ of all members of the City Council to vote for approval of the
rezoning ordinance.
SITE AND PROPOSED DEVELOPMENT:
The parcel is located northwest of the intersection of North Dakota and Lincoln Way. It is 1.69
acres and previously contained a dwelling that was demolished in 2023. The site contains
numerous trees and has significant downward slopes from south to north as the property
extends towards Clear Creek at its north boundary (See Attachment A for a Location Map).
The applicant’s request is to allow medium-density residential development of the site
as 16 single-family attached dwellings (i.e., units on individual lots). The units will be
configured as three-story townhomes, 33’7” in height. In total, six buildings are
proposed, each containing between two and three townhome units. The buildings will
be aligned along private east-west streets, Brookline and Brook Hollow. Each unit will
have two bedrooms and a garage.
Due to the slope of the site, grading focused at the middle and south areas of the site will
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create terraced building pads for the townhome construction. Disturbance at the north end of
the site will be minimized due to the slope, creek proximity, and existing trees. A slope
protection easement is shown over approximately 20 percent of the northern portion of the
site. The applicant’s narrative of the project and its relationship to the PUD standards is
included as Attachment B.
The Major Site Development Plan accompanying the PUD request will be the controlling
plan for development of the site upon approval of the PUD with the pedestrian, parking,
landscaping, building and open space features (see Attachment C for excerpts). The
Preliminary Plat (see Attachment D – Preliminary Plat Excerpts) controls for lot layout
and public improvements intended to serve the individual lots. Although the project
proposal includes individual lots, the developer has not indicated whether the project
will be ownership, rental, or a mix.
More information regarding the Findings and Standards for a PUD and rezoning,
compatibility with Ames Plan 2040, the surrounding area, and compliance with other
development standards including stormwater management can be found in the
Addendum. The Addendum also includes a summary of neighborhood outreach that occurred
prior to the Planning and Zoning Commission meeting.
PLANNING AND ZONING COMMISSION RECOMMENDATION AND SUBSEQUENT
CHANGES TO THE PROPOSAL:
At the Planning and Zoning Commission meeting, there was extensive input from neighbors
abutting the project and objecting to the proposal. Concerns included the loss of large
mature oak trees, changes to the natural setting, stark changes of views to the
townhomes, including retaining walls and the buildings, change of the character of the
area along North Dakota with reduced front setbacks, and overall density of the site
pushing the envelope of site development due to required setback deviations.
At the April 16, 2025 meeting, the Planning and Zoning Commission voted 6-0 to
recommend denial of the request, citing concerns shared by neighboring property
owners, including:
1. Density
2. Height and massing
3. Open space
4. Tree preservation
5. Setback deviations allowed through the PUD
The Commission’s discussion focused on these issues and possible conditions or information
to be brought back to the Commission if the proposal were referred back to staff or the
developer. However, the Commission was unable to identify specific changes to include
as conditions to be able to approve the project or specific further information from staff
or the developer to provide, and as a result, recommended denial focused on list of five
concerns above.
The applicant has since reduced the project by four units to 16 units . Fundamentally, the
project removed four units along the north drive, thereby retaining more open space and
eliminating a retaining wall. Staff has evaluated the updated proposal with the Commission's
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comments below:
1. Density: The revised plan lowers gross density from 11.83 t o 9 .4 6 u n i t s p e r acre,
within the RM zone’s allowed range of 7.26–22.31 units p e r acre. The density of the
site meets the allowable range of the zoning district, as did the original unit count, but the
unit count relates to each of the other issues identified regarding site design.
2. Height and massing: The project includes changes to grades of the site and
construction of three story townhomes. The removal of the northernmost units has
increased the separation from the closest adjoining single-family dwellings from
140 feet to over 200 feet. These dwellings are located to the north across the ravine on
the site and front on West Bend Drive. The neighboring homes sit at a lower elevation
than the proposed townhomes, which increased the visual impact of the units.
Attachment C, Sheet C2.01 (page 8 of the attachments) best illustrates the relationship
of existing homes to proposed townhomes.
A large retaining wall previously planned to support the four northern units—
contributing to increased massing and perceived height—has been removed. In its
place, five guest parking spaces are now proposed, along with a landscaped buffer
featuring grasses, shrubs, and two overstory trees. The guest parking addresses the
lack of nearby street parking. A retaining wall at the north end of the site along
North Dakota has also been removed.
3. Open space: The PUD standards require a minimum of 10% of a site as common open
space with the purpose defined within the Plan. The proposed slope protection easement
on the north end of the property accounts for 17% open space for the purpose of
retaining natural conditions. With the removal of four northern units, this area is now fully
accessible, and an additional .25 acre area of land will be common open space where
the units were previously located. During the Commission meeting, it was noted that the
area was not readily accessible; this change would make the area more accessible to
residents, even though its purpose is solely for natural area conservation.
Each proposed lot will include at least 250 sq. ft. of private rear yard space, totaling .37
acres for the 16 lots. Although delineated as private lot area, the developer indicates that
private yard space and other open space will be maintained by an association. Staff
notes that the center units in three-unit buildings lack direct access to these yards as no
door from the unit's garage to the rear yards is proposed, making this space not directly
usable by the owners. Decks will be located in the rear yards of each unit at the second
floor of each unit.
The Commission was concerned with this amount of private open space on the
individual lots if the other provided open space was less accessible. Specifically, the
Commission felt that the northern four lots, which are now proposed to be removed, had
insufficient lot area. Three of these four lots had the smallest lot areas of the previously
proposed lots compared to the other units.
Staff notes that creating lots for each individual unit is consistent with the City's
intent to support townhome housing with potential ownership opportunities as
infill development, but doing so reduces common open space area at the same
time. Apart from this process, staff believes the PUD standards should be updated to
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acknowledge that providing usable private space with infill sites should then be exempt
from the 10% common open space requirement.
Including the slope protection easement, revised additional common open space,
and private yard areas, over one acre—or 64%—of the site will be open space.
With the original submittal, 41% of the site was open space. The additional open space
represents a 54% increase.
4. Tree preservation: Removing the four northern units allows 14 additional trees (12
in good health) to be preserved. However, due to the need to avoid the steep
slopes on the north end of the site, the townhomes are concentrated in the central
and southern areas, and several significant oaks in this portion of the site will still
need to be removed.
Neighbors at the Commission meeting were concerned about preserving the old-growth
oak trees and the effect of their removal on the character of the site.
After the Commission meeting, Planning staff and the City Forester met on the subject
property to review the trees; specifically, two oaks in the center of the site and one in the
right-of-way on the southern end of the site. The oak in the right-of-way was determined
to be in decline and appropriate for removal. The two central oaks were in good health.
Staff noted one appeared to be retained and one to be removed on the tree removal
plan. Staff asked the applicant about adjusting grading to preserve the two central oaks.
However, one is located where a unit is proposed on Lot 10 and was mistakenly not
shown for removal and it cannot be retained. Th e other oak is in between the two rows
of units and the grading is substantial in this area with an approximately 20% slope and
the developer's engineer believes it i s t o o c l o s e t o planned building f o u n d a tions to
remain viable, even if the proposed grading plan was modified around the tree to protect
it.
Ultimately, even with the changes no additional significant trees could be retained along
North Dakota and the same number of oak trees will need to be removed. The
additional retained trees do help with buffering of the homes to the north.
5. Setback deviations: A PUD was mandated by City Council as part of the rezoning
because of the environmentally sensitive area in the north area of the site and to review
the design compatibility in relation to the surroundings and the intent of the Urban
Corridor designation in Plan 2040. See Addendum for more information on Plan 2040
and the development's compatibility with the future land use designation.
A PUD allows certain deviations, including setbacks and lot sizes, which support diverse
housing types and densities that otherwise may not be achievable under the base
zoning. This is especially beneficial for infill sites. The Residential Medium (RM) base
zone remains applicable to the site for minimum and maximum density, uses, height,
and perimeter lot line setbacks.
The orientation of the site is a front yard along North Dakota, side yards as the north and
south property lines, and the rear yard is the property line to the west. The PUD
standards require setbacks around the perimeter of the site that abut other lots to reflect
those of the base zoning. For this site, the perimeter setbacks would be 25-foot rear and
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10-foot side setbacks.
The Commission was specifically concerned about the proposed setbacks from
the southern exterior property line and front property line along North Dakota.
They felt that potentially if the density of the site was reduced, greater setbacks could be
achieved. Staff discussed the southern setback as meeting the perimeter side of the
PUD even though it was not a rear yard setback of a home. Staff also discussed the
relationship between the front setback and right-of-way along North Dakota.
Neighbors also commented on the number of deviations requested. Staff notes that
certain deviations are needed to configure the site as townhomes on individual
lots compared to apartment buildings. Fewer deviations would apply if the site
was not developed with townhomes. All requested deviations can be found in the
applicant’s narrative (Attachment B) and are summarized in the Addendum.
Due to the topography of the site and locating the units to avoid the steep slopes to the
north, the reduction in the number of units did not affect the proposed setback to the
s o u t h . Staff believes the units meet the required 10-foot side setback from the
exterior property line required of the base zone when considered a side yard. An
exception for the second-floor deck encroachment is acknowledged in the PUD
proposal. Additionally, no development exists along the south property line as a
compatibility concern.
A front setback from North Dakota ranging from 6.92 feet to 13.42 feet is
requested, the minimum separation from the sidewalk is 16 feet. The front yard
setback would typically be 25 feet. The front setback was also not affected by the
reduction in the number of units. Staff notes that the applicant's narrative submitted to
the Commission incorrectly identified the front setback deviation requested as 8 feet.
The justification for the front setback reduction is that the building line is setback more
from the street and public sidewalk than is typical because of intervening right-of-way
width. A typical front property line is set back one to three feet from the sidewalk. The
subject property is set back between eight and eleven feet from the public sidewalk, and
with the deviation, the setback will be a minimum of 16 feet from the sidewalk.
Additionally, walk-up townhomes along a street are justification for a front yard
reduction. In order to grant the deviations, the PUD compatibility standards are required
to be met. These are further discussed in the addendum. They require that the end units
with street frontage on North Dakota be designed to be clearly identifiable as a front
entrance (See Attachment E for Architectural Plans). The end units have entrances that
face the street and elements to enhance interaction with the street, including covered
stoops.
ALTERNATIVES:
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ALTERNATIVES:
1. Approve the request for 113 North Dakota, including:
a. First reading of an ordinance rezoning 113 North Dakota to Residential Medium
Density (RM) with a Planned Unit Development Overlay (RM PUD); and
b. A Major Site Development Plan; and
c. A Preliminary Plat
NOTE: a petition opposing the rezoning has been filed by more than 20% of
property owners within 200 feet and a supermajority vote is required to
approve the rezoning ordinance.
2. Approve the request for 113 North Dakota with modifications or conditions , including:
a. First reading of an ordinance rezoning 113 North Dakota to Residential Medium
Density (RM) with a Planned Unit Development Overlay (RM PUD); and
b. A Major Site Development Plan; and
c. A Preliminary Plat
3. Deny the first reading of an ordinance rezoning 113 North Dakota to Residential Medium
(RM) Density with:
a. A Planned Unit Development (PUD) with Major Site Development Plan; and
b. Preliminary Plat
4. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
CITY MANAGER'S RECOMMENDED ACTION:
Staff originally recommended approval of the 20 unit townhome project as conforming to the
PUD requirements. The revised plan has created additional buffering from homes to the north
to address compatibility comments from the P&Z meeting.
The proposed rezoning to RM with a Planned Unit Development (PUD) Overlay with a Major
Site Development Plan and Preliminary Plat complies with the underlying base zone standards
and the PUD standards, with the deviations identified on the site plan and described within the
addendum.
Rezoning of the site is consistent with the Ames Plan 2040 Urban Corridor (UC) designation,
which is intended for enhancements and infill along the Lincoln Way corridor, including
medium and high-density residential redevelopment. Further, the proposal furthers the City’s
goals for infill and diverse housing options by creating townhome buildings.
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The PUD tool is designed to allow for unique designs on smaller sites, which is especially
beneficial for infill sites and sites with natural resources and topographic constraints such as
the subject property. The PUD allows for steep slopes on the site to be maintained as open
space while clustering the development on the central and southern portions of the site. In
addition, architectural features of the buildings, an alternative landscaping plan, and site layout
with one vehicular access onto the site and two pedestrian accesses to the sidewalk along
North Dakota meet the intent of the PUD and compatibility standards for deviations.
The Planning and Zoning Commission recommended denial of the request, as they desired to
see a different layout that would address areas of concern including massing, open space,
and tree preservation. The applicant has since submitted a revised layout that reduces the
number of units from 20 to 16, in part addressing these concerns. Therefore, it is the
recommendation of the City Manager to adopt Alternative #1, as described above.
ATTACHMENT(S):
113 North Dakota Ave - Rezoning.docx
113 North Dakota Letter to Council.pdf
Addendum.pdf
Attachments A - G.pdf
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE, RESERVED FOR RECORDER
Prepared by: City Clerk’s Office, 515 Clark Avenue, Ames, IA 50010 Phone: 515-239-5105
Return to: Ames City Clerk, P.O. Box 811, Ames, IA 50010
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES, IOWA, AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OFAMES, IOWA; REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in Section
29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the boundaries
of the districts established and shown on said Map in the manner authorized by Section 29.1507
of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate, generally located
at 113 North Dakota Avenue, is rezoned from Residential Low Density (RL) to Residential
Medium Density (RM) with a Planned Unit Development (PUD) overlay, a Major Site
Development Plan, and a Preliminary Plat..
Real Estate Description:Parcel Q in the Southeast Quarter of the Southeast Quarter,
Section 6, Township 83, Range 24, West of the 5th P.M., City of Ames, Story County,
Iowa
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of ,.
Renee Hall, City Clerk John A Haila, Mayor 8
May 21, 2025
Ames City Council
515 Clark Ave
Ames, IA 50010
RE: 113 North Dakota Update
Mayor and Council Members,
On behalf of RES Development, I’m pleased to submit a revised proposal for the 113
North Dakota Avenue project. This update reflects not only our responsiveness to
feedback from the community and the Planning and Zoning Commission, but also our
strong commitment to supporting Ames’ growth in a thoughtful, sustainable, and
future-oriented way.
From the outset, our vision has been to deliver a high-quality infill development that
aligns with the goals of Ames Plan 2040 —a plan that calls for efficient land use,
increased residential density, walkable corridors, transit-oriented development, and
environmentally responsible design. Nearly a year ago, City Council provided clear
direction to pursue this path, and we have followed that guidance closely. The
adjustments we now bring forward are a direct result of listening carefully to neighbors,
city staff and making good-faith changes to ensure the project succeeds in both form
and function.
Key Revisions Include:
● Reduced Unit Count
The total number of units has been reduced from 20 to 16. This significantly
lowers density, increases open space, and provides a more gradual transition to
the single-family homes to the north—respecting neighborhood character while
still aligning with the Urban Corridor designation.
● Northern Buffer & Open Space
By removing four units from the north side, we’ve added more green space and
increased the setback—directly addressing concerns about privacy and
proximity.
2519 CHAMBERLAIN ST, STE 101 AMES, IA 50014
Phone: (515) 268.5485 Fax: (515) 268.8181
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● Tree Preservation
The updated plan preserves approximately 14 mature trees on site, reinforcing
our commitment to sustainable development and enhancing both the
environmental and visual quality of the project.
● Simplified Site Design
We’ve eliminated the previously proposed retaining wall along the north side,
which reduces visual and construction impacts and allows for a smoother
integration with the surrounding landscape.
These updates represent more than just design changes—they reflect a sincere effort to
collaborate, adapt, and deliver a project that is both viable and responsive to its context.
This proposal exemplifies the type of smart infill development envisioned in Ames Plan
2040 : compact, connected, environmentally conscious, and informed by public input. It
brings much-needed housing to a reinvestment corridor, while respecting the character
of the surrounding neighborhoods in all directions.
As a long time local real estate professional, I remain committed to delivering
high-quality projects that contribute positively to the community ..
Thank you for your continued support and thoughtful consideration.
Sincerely,
Luke Jensen
2519 CHAMBERLAIN ST, STE 101 AMES, IA 50014
Phone: (515) 268.5485 Fax: (515) 268.8181
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ADDENDUM
AMES PLAN 2040
Ames 2040 Comprehensive Plan designates the site for redevelopment and
intensification as part of an Urban Corridor designation (see Attachment F – Plan 2040
Future Land Use Map Excerpt). The current RL zoning is not intended to implement the
Corridor land use designation.
Urban Corridor (UC) is a new land use designation created at the time of adoption of
Plan 2040. The UC designation is focused on intensifying uses in relation to the multi -
modal corridor along Lincoln Way. The designation as described in the Plan includes
primarily commercial uses and secondarily housing as mixed-use development. Other
interests are also described for enhancements to the Lincoln Way corridor (see
Attachment G - Plan 2040 Excerpt). A specific development guideline of UC is to
“incorporate medium- and high-density residential use on underused sites, unnecessary
parking areas, and gaps along corridors, including Lincoln Way.” No specific zoning
district has been created to implement this land use designation.
Responding to the applicant’s inquiry about use of the site, City Council made a
determination that medium-density housing with a Master Plan can be consistent with
UC designation, which allowed the applicant to initiate a rezoning to RM with a PUD
Overlay. Principally it was determined that as a standalone site it would be difficult to
develop with commercial or mixed-uses, and medium-density housing could be
consistent with the intent of the designation depending on design and configuration.
The applicant has submitted a more detailed Major Site Development Plan in lieu of a
Master Plan. Concurrent review of the site plan and rezoning request, coupled with the
PUD overlay ensures the site layout for parking, circulation, landscaping, and other site
design features such as interface with the street meet the goals for the UC designation.
SURROUNDING AREA
Surrounding land to the north, west, and south is zoned RL. To the east is Residential
High Density Zoning (RH). Lands further to the south side of Lincoln Way are zoned
commercial.
The RL land to the north is developed as single-family detached homes along West
Bend Drive. Four of the contiguous properties contain dwellings. The land contiguous to
the south and the west of the subject site is vacant. To the east across North Dakota is
the Core Apartment building, which includes four stories and 97 units.
OUTREACH PRIOR TO THE PLANNING AND ZONING COMMISSION MEETING
A neighborhood outreach meeting organized by the applicant was held on December 2,
2024. Approximately 16 neighbors attended. The applicant presented a concept plan for
the property and answered questions.
In general, feedback was focused on the type and density of development and why the
site could not be developed under the RL zone limits or left as open space. Discussion
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of the Ames Plan 2040 UC designation for the site occurred, as well as the City’s goals
for more diverse housing types and infill development.
The main change to the site layout that occurred after the meeting was the elimination
of a second, southern access onto North Dakota that would have been limited to right -in
right-out turns. Neighbors were concerned about the traffic impacts this configur ation
would have had. It also required the applicant to install a median on North Dakota.
Other concerns from the neighborhood meeting include natural resource preservation
and stormwater management. The applicant has submitted a natural resource
inventory, tree survey, and stormwater memo. The natural resource inventory notes that
the central portion of the site is a grassy clearing, previously developed in the 1930s.
The development will be centered in this area. The site is otherwise forested. Trees in
the central portion of the site and some along the eastern, western, and southern
extents of the site will be removed to facilitate the development. Trees along the south
and west property lines, as well as those in the slope easement area, are to be retained
and will be protected through fencing along the drip line during construction (see
removals plan in Attachment C, sheet C1.01, page 7 of the attachments).
PUBLIC NOTICE
Notice was mailed to property owners within 200 feet of the subject site , notice was
published in the newspaper, and a sign was posted on the subject property.
GENERAL DEVELOPMENT STANDARDS
Unit Configuration
Each unit will have two bedrooms with living space on the second and third floors above
a two-car garage with a driveway.
There will be six total buildings on the site, each building containing between two and
three townhome units.
Parking
A minimum of two parking spaces is required per unit. Parking pads in front of the garage
are also able to accommodate two vehicles stacked behind the garage spaces. Five guest
parking spaces are also provided.
Streets and Traffic
A 4-foot sidewalk on the south side of Brookline and Brook Hollow is integrated with the
street paving. It is separated from the street by a 2” rolled curb. With the integrated
sidewalk, the total width of these streets is 26 feet. The sidewalk is permitted to be 4 -feet
instead of 5-feet as it serves single-family attached homes. The sidewalk design is
intended to meet the Private Street standards for pedestrian circulation within the
development and connect homes to the public street. It will have two connections at the
end of Brookline and Brook Hollow to the public sidewalk along North Dakota.
The short connector street, Hallbrook, will be 22 feet in width. No units will take access
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from Hallbrook.
A typical public street is 26 feet and the minimum backup area for a parking space is
typically 24 feet. The proposed street widths exceed minimum fire access lane width
requirements and allow for functional two-way traffic due to the low volume of traffic. The
streets are also configured such that they meet fire truck turnaround requirements. Private
Street standards are included in the section of the addendum on the Preliminary Plat.
This site will have one access point off North Dakota from Brookline. The site does not
have frontage along Lincoln Way as there is an intervening property at the corner.
A turning movement diagram was submitted for the access onto North Dakota. It
illustrates that left turns into and out of the site would not cross into the turn lane at Lincoln
Way and North Dakota. Because of this turn lane, the access is allowed to be offset from
the access to the Core apartments across North Dakota.
Landscaping and Screening (Attachment C-Sheet C8.01)
The PUD request also includes a request for an alternative landscaping plan to address
features of the site. For residential subdivisions, landscaping requirements are limited to
street trees planted every 30-50 feet along the street. Parking lots screening would also
be required. For the proposed development, the street tree requirement would require 14
trees.
Three street trees will be along North Dakota at the south half of the site, the north half
has an existing wooded area. Two trees are provided along Hallbrook and three at the
south end of Brookline. Two are provided north of the guest parking area off Brookline.
The remaining four required street trees will be planted in the wooded area and slope
protection easement area to the north to assist with screening from the residential
properties to the north. Dogwood and viburnum shrubs will also be planted alo ng the
guest parking area to provide screening to the north.
Signs and Lighting
No streetlights are proposed. As part of the PUD request, photocell lights on the front
entry of each use are proposed to be used and will be controlled by a master timer. Cut
sheets will be provided for review prior to occupancy to ensure City “dark sky” standards
are met.
Infrastructure
Water, storm sewer, sanitary sewer mains, and electric service are all located in close
proximity to the site along North Dakota. Services will be extended to the site as part of
its development. If public improvements are not extended to the site prior to final
platting, financial security to cover the cost of improvements will be required at the time
of final platting.
Stormwater Management
Stormwater management meeting all standards of Ames Municipal Code Chapter 5b is
not required due to the amount of total impervious area being below the 1-acre threshold
for redevelopment. However, all site plans must show that there are adequate provisions
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for stormwater to limit the rate of runoff to adjacent and downstream property. Rock check
dams and other best management practices will be used in several locations to slow the
rate of runoff and prevent erosion. Runoff generated from the project will flow east toward
North Dakota and into the City’s storm sewer system. Flows will not be directed north or
west towards the ravine and abutting properties. Public Works has reviewed the plan and
find it to meet minimum requirements, additional permitting for final approval is required.
REQUESTED DEVIATIONS, COMPATIBILITY STANDARDS, AND PUD FINDINGS
AND PURPOSE
RM development standards are listed in Tables 29.702(2) and 29.702(3) of the Zoning
Ordinance. The PUD Overlay allows with a Master Plan for deviations that are identified
as part of the Plan. The following table lists the requested deviations to permit th e
proposed configuration of townhomes.
Standard Base Zone
Requirement
Requested
Deviation
Front Perimeter Setback with North Dakota 25 feet 6.5 feet
Internal Front Setback from private street 25 feet 5 feet (minimum 20
feet to garage door)
Internal Side Setback Without Party Wall 10 feet 0 feet
Internal Rear Setback Without Party Wall 25 feet 5 feet
Internal Side Setback Corner Lot 15 3 feet
Minimum Lot Area Interior Units 1,800 square feet 1,000 square feet
Minimum Lot Area Exterior Units 3,500 square feet 1,300 square feet
Front Perimeter and Internal Setback –
Transformer location along North Dakota
25 feet 0 feet
Encroachment of upper-story decks on the
required side yard to south and stoops for
perimeter front setbacks
Balcony upper floor
stairways
encroachments
allowed at 3 feet,
architectural
feature up to 8 feet
3-foot encroachment
requested for upper
level deck, stoop
The proposed PUD primarily allows for more individually platted lots than would otherwise
be feasible under base zone requirements as a result of decreased minimum lot areas
for the townhome units, internal lot line setbacks, and front lot line setback fro m North
Dakota.
Lots will range from 1,191 square feet to 2,937 square feet. All units will have a 20 -foot
setback from the edge of the private streets to the front of the garages with the proposed
reduced internal front setback.
Certain features of the buildings are permitted to encroach on setbacks without deviations
under the Zoning Ordinance’s allowed extensions into required setbacks.
Architectural features at first-floor building entrances, such as the covered stoops on the
end units along North Dakota, are typically permitted to encroach into a required front
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yard setback up to 8 feet. The proposed covered stoops will encroach three feet on the
setback deviation. However, the encroachment requires approval of the encroachment
with the PUD because of the design requirements of the PUD and modification of the
front building setback. The encroachment must be expressly stated with the PUD
approval.
Minor building features such as balconies are permitted to encroach on external setbacks
up to three feet. The proposed upper-story decks on the southern row of homes are
proposed to encroach approximately 2.5 to 3 feet into the required 10 -foot side setback.
The buildings exceed the required 10’ setback and are setback approximately 13 feet
from the property line.
The typical allowed encroachment into the 10-foot setback is 3 feet for minor projections
from structures, including balconies and stairwells to upper floors. If the deck was
cantilevered it would be considered a balcony. The developer asks to apply the minor
projection 3-foot allowance as an expressly allowed encroachment with the PUD to allow
for 6-foot decks.
Mechanical units such as air conditioners and transformers may fully encroach on the
required side or rear setback under the Zoning Ordinance. Deviations to the front
perimeter and internal setbacks are requested. There are 5 total transformers. Two are
proposed to be located in the required perimeter front setback along North Dakota. The
closest will be 3.5 feet from this lot line, and 16 feet to the public sidewalk. All 5
transformers will also be located in Outlot A in front of the units, requiring a setback
deviation.
These will be smaller, residential-sized transformers (approximately 3’ by 3’). Without the
deviation, the transformers along North Dakota would be located closer to the street and
driveway paving on the site, requiring bollards around the units.
Retaining walls up to four feet in height in front setbacks and up to six feet in height in
side and rear setbacks, or any height that retain natural grade, are permitted to fully
encroach on any setback. Two retaining walls are proposed given the site’s topography.
The walls meet the thresholds under the Zoning Code for allowed encroachments and do
not require a deviation. Only the southwest wall exceeds four feet in height. It is
approximately 10 feet in height at its tallest point but retains natural grade.
PUD Overlay Compatibility Standards
(6.) Compatibility Standards. Minimum lot area, lot width, lot frontage, setback, and
maximum site coverage requirements may be reduced to provide for a variety of
dwelling types. Any such modification to the Zoning District requirements must be
noted on the Master Plan.
Due to the concentration of dwelling units that will occur if these dimensional
requirements are reduced, the following compatibility standards are required:
a. Garages and Driveways. Garages and off-street parking areas must be
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located so that they do not define the front façade of the dwelling. This
standard is met when a garage does not protrude forward from the front
façade or the front entry is setback typically no more than 12 feet to the front
door and includes the required entrance design requirements. City Council
may approve a development on through-lots without meeting this standard
when it is determined to be impracticable for the home design and street
types. The development must include adequate right -of-way and driveway
spacing to accommodate parking and street trees. The width of driveways
may need to be reduced and garages setback an adequate distance to
accommodate these elements. Shared driveways are encouraged to
address street design goals. Alley or private rear lane access is also an
option.
The garages are flush with the first-floor façades and do not protrude.
An alternative landscape plan is proposed that reallocates 9 of the required
14 street trees to the north side of the development to provide screening
from adjacent single-family homes.
b. Entrances. Main entrances to dwelling units must be clearly identifiable and
accessible to the owner and visitors. The main entrance must be
demarcated by one of the following: covered porch or stoop; sidelight
windows; or other significant architectural treatment that emphasizes main
entrances. Main entrances shall be directly connected to the pedestrian
circulation system of the development.
The end units along North Dakota face the street. Each unit has a covered
stoop. The covering is 7 feet wide and projects three feet from the façade.
A sidewalk will connect from the entrances to the main internal sidewalk
system that provides pedestrian access to North Dakota.
c. Massing. Multi-family buildings proposed abutting single-family and or two-
family buildings should be of a scale, massing, window proportions, and
architectural style that is compatible with abutting lower density residential
development.
The buildings will have flat roofs and half of each unit’s façade is defined by
a cantilever section that includes a change in material, in addition to relief,
and a parapet. The rear façades include this cantilever and an individual
deck off the second-floor living area for each unit.
d. Commercial. Commercial buildings shall have main entrances that are
clearly identifiable and accessible. The buildings will be oriented towards
the street or towards a pedestrian/bicycle corridor.
Not applicable.
e. Pocket Neighborhood.
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Not applicable.
PUD Overlay Purpose. Sec. 29.1114(1) outlines the intent of a Planned Unit
Development. Staff finds that the proposed development complies with the standards:
(a) Provide for innovative and imaginative development through flexibility in the
design, placement of buildings, clustering of housing types, use of open space,
and related site and architectural design considerations;
The development uses the PUD to cluster the units on small lots in the central and
southern portion of the site. This configuration avoids development on steep slopes
and a more densely wooded area leading down to a ravine on the north end of the
site, which has been placed in an easement. The site meets housing diversity
objectives with a townhome building type and design establishing a relationship to
the street.
(b) Increase the stock of diverse housing types for a variety of income levels;
The townhomes will be two-bedrooms and located on individual lots so that they
may be owner-occupied. This is a diverse type of ownership housing for the City.
(c) Promote efficient land use and infrastructure construction, while maintaining high -
quality living environments for privacy, architectural interest, streetscape,
walkability, and open spaces for private and common use;
Each townhome will have private space at the rear, including an upper-story deck.
A slope protection easement has been placed on the steeply sloped area on the
north end of the subject property. This area will also be in an outlot to be
maintained by the Homeowners Association.
Street trees are proposed and an alternative landscape plan to relocate some
street trees to the north end of the development for buffering.
A proposed sidewalk on the south side of Brookline and Brook Hollow connects
with the public sidewalk along North Dakota.
(d) Provide for a variety of private and common open space areas corresponding to
smaller lot sizes along with additional amenities for larger developments;
Both private space on the rear of the lots, including decks, and common open
space in the area at the north end of the site, including in the slope protection
easement, are provided.
(e) Encourage and preserve opportunities for energy efficient development; and
The development is planned to be all-electric.
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(f) Encourage context-sensitive infill development.
The single-family homes situated closest to the development to the north are over
200’ across a ravine from the development as the development in centered in the
central and south portion of the site.
Architectural treatments to break up the townhomes’ massing may assist with the
transition to neighboring properties. This includes a cantilever on the rear facades
that will face the neighboring properties to provide a change in material and relief.
The decks proposed on the rear facades are a similar architectural feature to what
would be found on a single-family home. The sliding doors out to the deck add
fenestration to the facades.
Landscaping requirements for residential subdivisions require a total of 14 street
trees. Through an alternative landscaping plan, as permitted by the PUD, 9 trees
will be planted on the north end of the site an d guest parking area to assist with
screening. Dogwood and viburnum shrubs will also be planted along the guest
parking area to provide screening.
Findings of Fact. Sec. 29.1114(3) sets out the findings required in order to approve a
rezoning with PUD. Staff makes the following findings of fact.
(a) The Zoning District and Overlay are consistent with the comprehensive plan.
The Urban Corridor (UC) designation focuses on improving and enhancing the
Lincoln Way corridor, mainly through commercial and mixed-use development.
Medium- and high-density residential uses may be appropriate in underused areas
or other gaps.
Given that the site does not have frontage on Lincoln Way and has limited access
to North Dakota, it is not a viable site for commercial development and City Council
has interpreted that medium-density housing with a PUD to guide appropriate
development can be consistent with the UC designation.
(b) The property on which the PUD is requested has a residential zoning of RL, RM,
UCRM, RH, FS-RL, FS-RM, S-SMD, or is concurrently proposed to be changed to
one of these Zoning Districts.
The property is concurrently proposed to be rezoned to RM.
(c) The design of the commercial area is compatible with the overall PUD design
concept and integrated into the development.
No commercial element is proposed.
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(d) The existing and proposed infrastructure is sufficient in design and capacity to
support the project with water, sanitary sewer, storm drainage, streets and other
transportation related facilities.
Infrastructure is adequate to serve the site. Water, sanitary sewer, electric, and
storm sewer are all available with relatively short extensions from North Dakota.
(e) The PUD Master Plan includes interconnected pedestrian and bicycle circulation
routes to the surrounding areas and within the development.
A sidewalk on the south side of Brookline and Brook Hollow Street connects all
units to the public sidewalk on North Dakota.
(f) The proposed PUD Master Plan is consistent with the requirements of this
ordinance and all deviations, exceptions, and limitations stated on the Master Plan
are clear, identifiable, and necessary in support of the design concept and the
purpose statements of the overlay.
The applicant’s narrative and Major Site Development Plan illustrate the requested
deviations. Compatibility standards for granting deviations are met.
(g) The proposed PUD Master Plan is in harmony with the purpose of the overlay.
A Major Site Development Plan was submitted in lieu of a Master Plan. The site
plan illustrates that RM densities and perimeter setbacks abutting other lots will
be met. Internal lot sizes and setbacks will be varied as allowed through the PUD
to cluster housing, leaving significant open space and allowing for a unique
housing type.
(h) Findings for approval of a Master Plan with a PUD Overlay rezoning may be
deferred, when the City Council initiates a property rezoning.
Not applicable.
PUD Supplemental Development Standards
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REZONING BACKGROUND:
Legal Description. Parcel Q in the Southeast Quarter of the Southeast Quarter, Section
6, Township 83, Range 24, West of the 5th P.M., City of Ames, Story County, Iowa, Slide
427, Page 1.
Current Zoning and Land Use. The property is currently zoned Residential Low Density
(RL) and previously contained a single-family dwelling. It is now vacant.
Surrounding Zoning and Land Use. Land uses that occupy the subject property and
other surrounding properties are described in the following table.
Direction from Subject
Property
Existing Primary Land Uses and Zoning
Districts
Subject Property Vacant – Residential Low Density (RL)
North Single-Family Residential – Residential Low Density (RL)
East Apartment Building — Residential High Density (RH)
South Vacant – Residential Low Density (RL) and Commercial –
Highway Oriented Commercial (HOC)
West Vacant – Residential Low Density (RL)
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Ames Plan 2040. The Ames Plan 2040 Future Land Use Map designation for the property
is Urban Corridor (UC) (see Attachment F- Future Land Use Map Excerpt). Plan 2040
describes the designation as focused on intensifying uses in relation to the multi-modal
corridor along Lincoln Way and enhancing the Lincoln Way corridor. A specific
development guideline of UC is to “incorporate medium - and high-density residential use
on underused sites, unnecessary parking areas, and gaps along corridors, including
Lincoln Way.”
Attachment G includes the excerpt of Plan 2040 for the UC designation, including a full
description of characteristics.
City Council has interpreted that medium-density housing with a PUD to guide appropriate
development can be consistent with the UC designation.
Proposed Zoning. The RM zone is intended to accommodate medium-density
residential development and to serve as a transition from high -density residential areas
to low-density residential areas. The zone allows detached and attached single-family
homes, two-family dwellings, and apartments of 12 units or less.
Infrastructure. Infrastructure is available to serve the site. Extensions of water and
sanitary sewer mains onto the site from North Dakota will occur with the development. All
streets are proposed to be private.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1. The subject property is under contract by LJREC LLC. The rezoning request applicant
statement is included as Attachment B.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map.
3. The proposed rezoning is consistent with the designation of UC as identified on the
Ames Plan 2040 Future Land Use Map.
4. The proposed rezoning to RM is consistent with the surrounding area where the
primary development type is single-family residential developed under the RL base
zoning district to the north and apartments developed under the RH base zoning
district to the east. The RM zoning provides a transition between these districts.
5. The Major Site Development Plan (MSDP) will be the controlling plan for development
of the site upon approval of the PUD. Densities and perimeter setbacks prescribed the
RM base zone will be met.
6. The rezoning includes a PUD Overlay that allows for flexibility in design standards and
uses. The findings for a PUD Overlay support the intent of the MSDP in its
arrangement of uses, clustering, and preservation of open space.
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7. Infrastructure is adequate to serve the site.
Public Notice. The City provided mailed notice to all property owners within 200 feet of
the subject property, newspaper published notice, and placed a sign on the property in
accordance with the notification requirements of Chapter 29.
MAJOR SITE DEVELOPMENT PLAN CRITERIA
The PUD requires a site plan approval for development, which is typically a Major Site
Development Plan that sets building types, site development features, and deviation
allowances.
When acting upon an application for a Major Site Development Plan approval, the
Planning and Zoning Commission and the City Council shall rely upon generally accepted
site planning criteria and design standards. These criteria and standards are necessary
to fulfill the intent of the Zoning Ordinance, the Land Use Policy Plan (Ames Plan 2040),
and are the minimum necessary to safeguard the public health, safety, aesthetics, and
general welfare.
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased runoff of surface
water to adjacent and downstream property.
The Public Works Department has reviewed the proposed development and
stormwater memo. It has satisfied this requirement through the use of Best
Management Practices to slow the rate of runoff and direct runoff to City storm sewer
infrastructure.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within the
capacity limits of those utility lines.
Existing water, sanitary sewer, and electric services are adequate to serve the site. A
sanitary sewer main and water main are proposed to be extended from the existing
mains in North Dakota. Intakes will also be constructed on-site that connect to City
storm sewers.
3. The design of the proposed development shall make adequate provision for fire
protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The Fire Inspector has reviewed access and fire truck circulation. Outlot A will include
an easement over the fire truck turnaround areas and a ll required turnarounds for fire
apparatus vehicles are required to be posted “No Parking - Fire Lane.”
4. The design of the proposed development shall not increase the danger of
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erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
Stormwater runoff will be directed to North Dakota and City storm sewers, not to the
west or north ravines. Retaining walls will be used on the north, southwest, and
northeast sides of the site to stabilize slopes. Best management practices to slow the
rate of runoff from the site will also be employed.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The buildings are clustered on the site to avoid the steepest slopes at the north end
of the subject property.
6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
hazards to adjacent streets or property.
The site will have one access off North Dakota towards the northern end of the
property. There will be two private east-west streets from which the units will take
access. The streets have a north-south internal connection.
A proposed sidewalk on the south side of Brookline and Brook Hollow connects with
the public sidewalk.
7. The design of outdoor parking areas, storage yards, trash and dumpster areas,
and other exterior features shall be adequately landscaped or screened to
minimize potential nuisance and impairment to the use of adjoining property.
Each unit will have individual trash collection.
Screening is proposed along the guest parking area. The parking area is north of
Brookline Street and faces west. Dogwood and viburnum shrubs will be planted
around the guest parking area to provide screening and reduce impacts from
headlights. Two yews will be planted on the west end. A honeylocust and an elm tree
are also proposed to provide screening and shading of the parking area.
8. The proposed development shall limit entrances and exits upon adjacent streets
in order to prevent congestion on adjacent and surrounding streets and in order
to provide for safe and orderly vehicle movement.
The site will have one access off North Dakota and turning movement diagrams were
submitted to show that left turns into and out of the site would not cross into the turn
lane at Lincoln Way and North Dakota.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship to
adjacent property or streets.
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No streetlights are proposed. As part of the PUD request, photocell lights on the front
entry of each use are proposed to be used. These will be on a master timer system.
Lighting plans will be reviewed by staff for output and ground impact in compliance
with City standards prior to occupancy.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
to acceptable levels as prescribed in other applicable State and City regulations.
The proposed development will not create any air pollution, nuisances, dust, odor,
glare, or noise disturbances.
11. Site coverage, building scale, setbacks, and open spaces shall be in proportion
with the development property and with existing and planned development and
structures, in adjacent and surrounding property.
The slope protection easement is .287 acres or 17% of the site, meeting the
requirement of the PUD that a minimum of 10% of the gross area of the site shall be
devoted to common open space.
The proposed building height is three stories. Architectural features such as the upper-
story decks and cantilevers on the facades break up the building massing. As the
northern portion of the site contains steep slopes, the buildings will be setback over
200 feet from the residential properties to the north
The PUD includes deviations from setbacks. While these deviations are mainly
internal, a 6-foot setback from the front property line with North Dakota is requested.
A 25-foot setback would be required by the base zone. The property is setback further
from the street and public sidewalk than is typical. The building setback from the
sidewalk will be 17 feet at minimum with the deviation. Additional architectural features
are required to ensure the buildings interface with North Dakota and the pedestrian
environment.
APPLICABLE SUBDIVISION LAW
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the
following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
Ames Municipal Code Section 23.302(3-6):
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(3) Planning and Zoning Commission Review:
(a) The Planning and Zoning Commission shall examine the Preliminary Plat, any
comments, recommendations or reports assembled or made by the
Department of Planning and Housing, and such other information as it deems
necessary or desirable to consider.
(b) Based upon such examination, the Planning and Zoning Commission shall
ascertain whether the Preliminary Plat conforms to relevant and applicable
design and improvement standards in these Regulations, to other City
ordinances and standards, to the City’s Land Use Policy Plan, and to the City’s
other duly adopted Plans.
(c) Based upon such examination, the Planning and Zoning Commission shall
ascertain whether the Preliminary Plat conforms to relevant and applicable
design and improvement standards in these Regulations, to other City
ordinances and standards, to the City's Land Use Policy Plan, and to the City's
other duly adopted plans.
(4) Planning and Zoning Commission Recommendation: Following such examination
and within 30 days of the regular meeting of the Planning and Zoning Commission
at which a complete Application is first formally received for consideration, the
Planning and Zoning Commission shall forward a report including its
recommendation to the City Council. The Planning and Zoning Commission shall
set forth its reasons for any recommendation to disapprove or to modify any
Preliminary Plat in its report to the City Council and shall provide a written copy of
such reasons to the developer.
(5) City Council Review of Preliminary Plat: All proposed subdivision plats shall be
submitted to the City Council for review and approval in accordance with these
Regulations. The City Council shall examine the Preliminary Plat, any comments,
recommendations or reports examined or made by the Planning and Zoning
Commission, and such other information as it deems necessary and reasonable to
consider.
(6) City Council Action on Preliminary Plat:
(a) Based upon such examination, the City Council shall determine
whether the Preliminary Plat conforms to relevant and applicable
design and improvement standards in these Regulations, to other City
ordinances and standards, to the City's Land Use Policy Plan and to
the City's other duly adopted plans. In particular, the City Council shall
determine whether the subdivision conforms to minimum levels of
service standards set forth in the Land Use Policy Plan for public
infrastructure and shall give due consideration to the possible burden
of the proposed subdivision on public improvements in determining
whether to require the installation of additional public improvements as
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a condition for approval.
(b) Following such examination and within 30 days of the referral of the
Preliminary Plat and report of recommendations to the City Council by
the Planning and Zoning Commission, the City Council shall approve,
approve subject to conditions, or disapprove the Preliminary Plat. The
City Council shall set forth its reasons for disapproving any Preliminary
Plat or for conditioning its approval of any Preliminary Plat in its official
records and shall provide a written copy of such reasons to the
developer.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site ,
notice published in the newspaper, and a sign was posted on the subject property.
Private Street Design Standards
Ames Municipal Code Section 23.403(16):
City Council may approve private streets and alleys as part of a Subdivision. Private
streets and alleys are subject to the following requirements:
(a) The proposed private street serves as access to a cluster or small group of housing
units and is not intended for use by through traffic. Private streets and alleys may
also serve as access to townhouse-style developments.
(b) (b) The proposed private street or alley is designed and constructed such that it
meets or exceeds Iowa Statewide Urban Design and Specifications (SUDAS)
standards and the City of Ames supplement design standard requirements
regarding, pavement profile, base, and drainage. The typical private street and
alley will have a minimum design life of 30-years.
(c) (c) Verification of finished construction according to approved plans by the
engineer-of record or other qualified engineer.
(d) (d) Responsibilities for maintenance, upkeep, and snow removal, are established
through a legally binding instrument.
(e) (e) A permanent easement for shared access and emergency vehicle access is
recorded.
(f) (f) The design and layout of the private streets and alley shall address the following:
(i) Street width to allow for two-way traffic.
(ii) Fire access and turnaround requirements as required by the Ames Fire Code.
(iii) For developments of six or more single-family detached or attached dwellings
along a block face, provides on-street parking spaces similar to the spacing
included on a public street or provides for guest parking bays within common area.
(iv) Sidewalks along the street or other pedestrian circulation system
improvements connecting to front doors of homes.
(v) Street tree planting plan.
(vi) Lighting plan.
The City Council may modify the private street requirements when the street serves non-
residential development or apartment dwellings; however, Section 23.403(16)(d) shall still
apply.
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LINCOLN WAY
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Rezoning Narrative
Date: February 14, 2025
To: City of Ames
From: Greg Broussard, PE
Subject: Dakota Townes
113 N. Dakota, Ames, IA 50010
RES Development
Rezoning Request based on Sec. 29.1114(3)
(a) The Zoning District and Overlay are consistent with the comprehensive plan.
Ames Plan 2040 shows the proposed project parcel as Urban Corridor on the future land use
map. Urban Corridor (UC) is a new land use designation created at the time of adoption of Plan 2040. For
the most part, the UC designation is focused on intensifying use in relation to a multimodal corridor,
supporting housing and mixed use. Other interests are also described for enhancements to the area. (See
Attachment B- Plan Excerpt.) This site was also discussed within the Lincoln Way Corridor Plan as an
opportunity site for aesthetic improvements to the corridor and for mixed use development, which is
partially the basis for the UC designation within Plan 2040.
The UC Designation is a new concept of Plan 2040 and does not have a readily identifiable implementing
zoning district as part of the current Zoning Ordinance. The Implementation Chapter includes an action
to create new zoning standards related to commercial zoning districts, including the UC, but commercial
zoning changes have not yet been prioritized for implementation. We are proposing utilizing a base zone
of Suburban Residential Medium density (RM) with a PUD overlay for the property rezoning.
(b) The property on which the PUD is requested has a residential zoning of RL, RM, UCRM, RH, FS-RL, FS-
RM, S-SMD, or is concurrently proposed to be changed to one of these Zoning Districts.
The proposed rezoning has a base zone of RM so it will meet the requirements of the PUD.
(c) The design of the commercial area is compatible with the overall PUD design concept and integrated
into the development.
No commercial area is anticipated with the development due to the size and overall access of
the lot. Only residential is planned at this time.
(d) The existing and proposed infrastructure is sufficient in design and capacity to support the project
with water, sanitary sewer, storm drainage, streets and other transportation related facilities.
The site has both water main and sanitary sewer located under the pavement in N. Dakota that
will be used to service the site. The roadway will need to be removed in places to allow the connection
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April 2025
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to the water main and sanitary sewer. The site will all drain via overland flow drainage and no storm
sewer will be needed.
(e) The PUD Master Plan includes interconnected pedestrian and bicycle circulation routes to the
surrounding areas and within the development.
The site will have direct access to N. Dakota which has a sidewalk along the west side and a trail
along the east side.
(f) The proposed PUD Master Plan is consistent with the requirements of this ordinance and all
deviations, exceptions, and limitations stated on the Master Plan are clear, identifiable, and necessary in
support of the design concept and the purpose statements of the overlay.
Masterplan is not provided since a full site plan has been submitted. All requested deviations
are listed below.
(g) The proposed PUD Master Plan is in harmony with the purpose of the overlay.
The proposed development meets the intent of the PUD overlay and Ames Plan 2040
Consistency with Ames Plan 2040
Ames Plan 2040 shows the proposed project parcel as Urban Corridor on the future land use
map. Urban Corridor (UC) is a new land use designation created at the time of adoption of Plan 2040. For
the most part, the UC designation is focused on intensifying use in relation to a multimodal corridor,
supporting housing and mixed use. Other interests are also described for enhancements to the area. (See
Attachment B- Plan Excerpt.) This site was also discussed within the Lincoln Way Corridor Plan as an
opportunity site for aesthetic improvements to the corridor and for mixed use development, which is
partially the basis for the UC designation within Plan 2040.
The UC Designation is a new concept of Plan 2040 and does not have a readily identifiable implementing
zoning district as part of the current Zoning Ordinance. The Implementation Chapter includes an action
to create new zoning standards related to commercial zoning districts, including the UC, but commercial
zoning changes have not yet been prioritized for implementation. We are proposing utilizing a base zone
of Suburban Residential Medium density (FR-RM) with a PUD overlay for the property rezoning.
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April 2025
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Street/Infrastructure Improvements
Water main and sanitary sewer are located on N. Dakota and will be utilized to provide service
to the site. Water Main and Sanitary sewer will be public main site and permitted through the
DNR
Electrical is located on the east side of N. Dakota and will be bored under N. Dakota to service
the site. Once electricity is on site it will be split and routed thought out the site to provide
service to each building.
Storm sewer will be installed at key locations to catch water and direct to the existing storm
sewer located on N. Dakota. The site grading is set to minimize the amount of runoff that heads
offsite to the west. The runoff will be less than today with additional erosion control protection
measures in place to reduce the risk of erosion on the site.
Common Open Space & Amenities
Each unit will be situated on it’s own lot and have it’s own open space for use by the lot. Each
unit will have it’s own deck/patio that will provide an amenity space for the unit as well.
Block Design
The lot layout will have one access point on N. Dakota and then internal rotation on site will be
provided. There will be two primary drives that run east/west and one north/south connecting
road. All drives will be under 500 feet. Each east/west drive will have a sidewalk with a
pedestrian access provided to N. Dakota sidewalk.
Garages and Driveways
Garage doors face internal private drives and do not face the public street. The garage faces do
not protrude from the front façade of the buildings, and have a cantilevered overhang above
them. The driveways are long enough to provide visitor parking for each dwelling off the private
drives, and five additional off-street parking spaces are provided off the private drive in the
back SE corner away from the public street.
Entrances
The buildings run perpendicular to the street due to site slope constraints. The end unit facing
the public street has a main entrance that is architecturally identified with a covered front
stoop, window next to the door, street facing decorative entry light and house numbering. All
the townhome entrances are directly connected to the individual driveways and private street
sidewalks, which in turn connect to the public sidewalk.
31
Dakota Townes – Rezoning Narrative
April 2025
Page: 4
H:\RESDEVEL_PR\0A1134540\1_Corres\C_To Others\2025.05.01 - COA - Redesign Submittal\Revised Rezoning Narrative.docx
Massing
The townhomes are of a scale befitting a lower density residential area. All buildings are only 2
or 3 units. The exterior materials (lap siding, cement board panel, and brick) are materials
typically found on one- and two-family dwellings. The cantilevered bump-outs are a single
bedroom width that scales with similar elements on many single family homes. Window and
door types, groupings, and sizes are all consistent with single family home design. All of these
design choices make these buildings blend in well with the mix of low density and higher
density adjacent properties.
Use
The principal use of the development is residential. All buildings are single-loaded townhomes
with open yards on at least two sides. There are 2 buildings with two units and 4 buildings with
three units..
Other Conditions
Future Development: The proposed development does not impact any future
development in the area. All surrounding properties will be able to maintain their existing use
and it allows for future change of use as well.
Existing Trees: Refer to tree inventory to show existing trees. The development is
protecting as many of the existing trees as possible including installation of retainage walls to
protect existing trees and steep slopes.
Landscaping Buffer: The proposed development will maintain as many trees as
possible to help provide a buffer to the west and north. In addition to maintaining as many
existing trees as possible, new trees, shrubs and bushes will also be installed to help provide a
landscaping buffer and headlight screen.
Infill Compatibility: The proposed development is compatible with the surrounding
area. The existing uses north and west of the site are single family residential and the use east
of the site is apartment. The proposed residential site fit in with the existing surrounding uses.
32
Dakota Townes – Rezoning Narrative
April 2025
Page: 5
H:\RESDEVEL_PR\0A1134540\1_Corres\C_To Others\2025.05.01 - COA - Redesign Submittal\Revised Rezoning Narrative.docx
Requested Zoning Deviations
• Minimum area:
o Minimum area required is 2 or more acres. The proposed site is 1.69 acres. Due
to the steep slopes on the north portion of the site and in order to preserve the
slopes and prevent erosion these areas will be maintained and protected.
• Setbacks
o Front Setback for Properties adjacent to N Dakota
▪ Revise front setback as listed below and allow standard front yard
extensions/encroachments per 29.402
• Lot 12: 6.5’ (Lower due to non-standard ROW jog. If ROW was
straight setback would be 12’)
• Lot 10: 10.5’
• Lot 1: 13’
o South Property Line:
▪ Houses adjacent to south property line will follow side yard setback for
the exterior of the site at 10’ for 3 story houses.
▪ Deck will be allowed to encroach into setback up to 3’ to the south.
o Internal setback revisions including garage. (minimum of 20’ required from face
of garage to edge of travel way regardless of setback)
▪ Front: 5’
▪ Side no-party wall: 0’
▪ Rear yard: 5’
▪ Allow full encroachment of decks in the rear setback for all internal lots.
o Setback deviation for side yard corner lot.
▪ Lots 8, 9, 14 & 15 shall have site yard setback of 3’
• Minimum Lot Area:
o Minimum lot area of
▪ 1,000 sf for interior units
▪ 1,300 sf for exterior lots
33
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2
3
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5
9
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S 04°24'40" E 156.79'
S
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0
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W
1
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0
3
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S 05°35'58" E 112.95'
S 00°29'18" E 135.04'
S
8
9
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2
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3
5
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W
1
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8
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8
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N 00°31'44" W 292.67'
S 89°38'53" W 15.14'
N 00°31'44" W 59.06'
N 41
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2
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1
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4
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0
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1000
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220.08'
NORTH DAKOTA AVE
REMOVE RETAINING WALL
SAW CUT 66LF OF CURB
PROTECT HYDRANT
REMOVE POWER POLE
REMOVE POWER POLE
REMOVE LANDSCAPE BRICKS
PROTECT COMMUNICATION BOX
PROTECT FIBER LINE UNDER WALL
PROTECT TREES
PROTECT TREES
PROTECT TREES
PROTECT TREES
PROTECT TREES
REMOVE RETAINING WALLS
REMOVE 165 SY OF
EXISTING SIDEWALK
92 SY OF ROADWAY REMOVAL
PROTECT TREES
LIMIT OF DISTURBANCE
REMOVE 25LF OF CURB & GUTTER
REMOVE 21 SY OF
EXISTING DRIVEWAY
15' X 15' ROADWAY REMOVAL
15' X 15' ROADWAY REMOVAL
PROTECT CURB ALONG SIDEWALK REMOVAL
PROTECT TREES
PROTECT TREE
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DESIGNED
DRAWN
CHECKED
CLIENT PROJ. NO.
DATEDESCRIPTION REV RES DEVELOPMENT
113 N. DAKOTA
TWA
TWA
GAB
0A1.134540
R
1519 BALTIMORE DRIVE
AMES, IA 50010
Phone: (515) 233-6100
Email: Ames@bolton-menk.com
www.bolton-menk.com
C1.01
R
FEETSCALE
0 20 40
HORZ.
LEGEND:
PAVEMENT REMOVAL
TREE REMOVAL
C1.01
EXISTING CONDITIONS & REMOVALS 34
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NORTH DAKOTA AVE
LOT 6LOT 7
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18
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18
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7.
5
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7.
5
'
15
9
.
6
1
'
18
7
.
9
'
7.39'
7.52'
18
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7.
6
'
RETAINING WALL
PROPERTY LINE
6.
0
8
'
18
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8'
38
.
5
6
'
26'
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 11
LOT 10
13
.
4
2
'
11
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25
.
5
4
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26
.
9
6
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25
.
5
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13.35'
13.49'
5'
7.
2
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20'
20'20'
7.
5
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7.
9
9
'
LOT 16
LOT 12
LOT 13
R28
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R2
8
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R28
'
R28
'
22
'
BEGIN 6" CURB END 6" CURB
10'
6.
8
'
8.
2
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18
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18
'
6.
0
8
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18
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10'
10'
18
'
6.
0
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18
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18
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6.
0
8
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18
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10'
10'
20'
20'
20'
18
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6.
0
8
'
7.44'
4'
11
'
PAVEMENT PATCH #1
25 SY
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PAVEMENT PATCH #3
45 SY PAVEMENT PATCH #4
20 SY
END 2" ROLLED CURB
22'26'
4'
10'
26
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SETBACK
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26'
25'
24'
EASEMENT
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2.59'
2.46'
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DESIGNED
DRAWN
CHECKED
CLIENT PROJ. NO.
DATEDESCRIPTION REV RES DEVELOPMENT
113 N. DAKOTA
TWA
TWA
GAB
0A1.134540
R
1519 BALTIMORE DRIVE
AMES, IA 50010
Phone: (515) 233-6100
Email: Ames@bolton-menk.com
www.bolton-menk.com
C2.01
GEOMETRICS
R
FEETSCALE
0 20 40
HORZ.
LEGEND:
DRIVEWAY
SIDEWALK
35
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8
9
°
2
3
'
4
8
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E
8
8
.
5
9
'
S 04°24'40" E 156.79'
S
8
9
°
0
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W
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0
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S 05°35'58" E 112.95'
S 00°29'18" E 135.04'
S
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W
1
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8
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N 00°31'44" W 292.67'N 00°31'44" W 59.06'
N 41
°
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3
'
2
7
"
E
1
4
9
.
4
3
'
NORTH DAKOTA AVE
LOT 6LOT 7
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 11
LOT 10
LOT 12
LOT 13
LOT 16
3-TM 3-TM 3-TM
2-TM
7-SS
6-SM
PLANT SCHEDULE
1-CO
2-CO
1-UA
1-GT
1-UA
1-GT
3-VD
3-CA
1-QB
1-UA
1-GT
1-QB
1-QB
2-QB
BR
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LOT 8
LOT 9LOT 143-VD
3-VD
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DESIGNED
DRAWN
CHECKED
CLIENT PROJ. NO.
DATEDESCRIPTION REV RES DEVELOPMENT
113 N. DAKOTA
TWA
TWA
GAB
0A1.134540
R
1519 BALTIMORE DRIVE
AMES, IA 50010
Phone: (515) 233-6100
Email: Ames@bolton-menk.com
www.bolton-menk.com
C8.01
LANDSCAPING PLAN
R
FEETSCALE
0 20 40
HORZ.
36
A/
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FEETSCALE
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P
M
DESIGNED
DRAWN
CHECKED
CLIENT PROJ. NO.
DATEDESCRIPTION REV RES DEVELOPMENT
113 N. DAKOTA
TWA
TWA
GAB
0A1.134540
R
1519 BALTIMORE DRIVE
AMES, IA 50010
Phone: (515) 233-6100
Email: Ames@bolton-menk.com
www.bolton-menk.com
C9.01
TURNING MOVEMENT 37
D
LOT 8
JAY LUECK
LOT 7
RODNEY FOX
LOT 6
MEGHAN & MATT
STEPHENSON
LOT 4
DAVID COUNTRYMAN
LOT 5
DON WALTER &
MARY J EICHNER
PARCEL 'R'
DAKOTA GLENN LC
PARCEL 'P'
DAKOTA GLENN LC
NORTH DAKOTA AVE (R.O.W. VARIES)
PARCEL Q
1.69 AC
73438 SQ F
(S00°22'03"E 135.02')
(S05°27'15"E 112.95'
)
(S89°37'30"W 10.00')
(S04°15'54"E 156.83')
(N
8
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(S00°22'30"E 292.60')
(N
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(N
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FOUND 3/4" I.D. PIPE WITH
YELLOW PLASTIC CAP #3990
FOUND 3/4" I.D. PIPE WITH
YELLOW PLASTIC CAP #3990
FOUND 3/4" REBAR
FOUND 3/4" I.D. PIPE
FOUND 1/2" REBAR
FOUND 3/4" I.D. PIPE WITH
YELLOW PLASTIC CAP #3990
FOUND 1/2" REBAR
FOUND R.O.W. RAIL
3.81' SOUTH & 0.54'
EAST OF CORNER
FOUND R.O.W. RAIL
0.74' SOUTH & 0.60'
EAST OF CORNER
N
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5
9
'
S 04°24'40" E 156.79'
S 89°06'33" W 10.03'
S 05°35'58" E 112.95'
S 00°29'18" E 135.04'
S
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N 00°31'44" W 292.67'N 00°31'44" W 59.06'
S 41
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S 89°38'53" W 15.14'
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2
/
2
0
2
5
2
:
2
8
:
1
0
P
M
DESIGNED
DRAWN
CHECKED
CLIENT PROJ. NO.
DATEDESCRIPTION REV RES DEVELOPMENT
113 N. DAKOTA
TWA
TWA
GAB
0A1.134540
R
1519 BALTIMORE DRIVE
AMES, IA 50010
Phone: (515) 233-6100
Email: Ames@bolton-menk.com
www.bolton-menk.com
R
FEETSCALE
0 20 40
HORZ.
PP.04
MY LICENSE RENEWAL DATE IS
PAGES OR SHEETS COVERED BY THIS SEAL:
LICENSE NUMBER DATE:
I OWA
I hereby certify that this land surveying document was
prepared by me and the related field work was performed
by me or under my direct personal supervision and that I
am a duly licensed Professional Land Surveyor under the
laws of the State of Iowa
LICENSED PROFESSIONAL LAND SURVEYOR
Jesse W.L. Van Dalen P.L.S.
Jesse W.L.
Van Dalen
29583
THIS SHEET
29583
12/31/2026
LEGAL DESCRIPTION:
(Instr. Number: 2024-02223)
Parcel "Q", a part of Lot Two (2) in the Subdivision of the
Southeast Quarter (SE1 4) of the Southeast Quarter (SE1 4) of
Section Six (6), Township Eighty-three (83) North, Range
Twenty-four (24) West of the 5th P.M., City of Ames, Story
County, Iowa, as described in the "Plat of Survey" filed
February 21, 2012, in the Recorder of Story County, Iowa
at Slide 427, Page 1
LEGEND:
FOUND 1/2" REBAR WITH YELLOW PLASTIC
PRELIMINARY PLAT
CAP #17161 (UNLESS NOTED OTHERWISE)
38
X
X
X
X
X
X
X
X
NORTH DAKOTA AVE
OUTLOT A
1.02 ACRES
44,470 SQ FT
LOT 6
0.06 ACRES
2,465 SQ FT
LOT 7
0.06 ACRES
2,715 SQ FT
LOT 12
0.04 ACRES
1,944 SQ FT
LOT 13
0.03 ACRES
1,423 SQ FT
LOT 1
0.04 ACRES
1,859 SQ FT
LOT 2
0.03 ACRES
1,191 SQ FT
LOT 3
0.04 ACRES
1,568 SQ FT
LOT 4
0.04 ACRES
1,570 SQ FT
LOT 5
0.03 ACRES
1,193 SQ FT
LOT 11
0.04 ACRES
1,916 SQ FT
LOT 10
0.03 ACRES
1,278 SQ FT
LOT 16
0.07 ACRES
2,937 SQ FT
S 04°24'40" E
156.79'
S
8
9
°
3
3
'
0
0
"
W
49
.
6
7
'
N 00°31'44" W
59.07'
N
8
9
°
3
3
'
0
0
"
E
49
.
7
5
'
S 00°27'00" E
59.07'
S
8
9
°
3
3
'
0
0
"
W
30
.
0
7
'
S 89°33'00" W
1.52'
N
8
9
°
3
3
'
0
0
"
E
28
.
3
5
'
S 00°49'00" E 47.24'
N
8
9
°
3
3
'
0
0
"
E
28
.
2
5
'
S 00°27'00" E
59.07'
S
8
9
°
3
3
'
0
0
"
W
30
.
8
9
'
N 00°48'57" W
46.91'
N
8
9
°
3
3
'
0
0
"
E
24
.
0
8
'
S 00°27'00" E
59.07'
S
8
9
°
3
3
'
0
0
"
W
23
.
5
5
'
S 89°33'00" W
0.54'
N
8
9
°
3
3
'
0
0
"
E
30
.
2
5
'
S 05°35'58" E
59.31'
S
8
9
°
3
3
'
0
0
"
W
35
.
0
3
'
S 89°33'00" W
0.54'
S 05°35'58" E
13.48'
S 00°29'18" E
39.64'
S
8
9
°
3
3
'
0
0
"
W
36
.
2
7
'
N 00°27'00" W
53.07'
S
8
9
°
3
3
'
0
0
"
W
24
.
0
8
'
N 00°27'00" W
53.07'
S
8
9
°
3
3
'
0
0
"
W
28
.
2
3
'
N 00°48'57" W
41.24'
S 00°49'00" E 40.91'
S
8
9
°
3
3
'
0
0
"
W
27
.
4
0
'
N 00°27'00" W
53.07'
S
8
9
°
3
3
'
0
0
"
W
51
.
1
1
'
N 00°31'44" W
53.07'
N 00°31'44" W
49.60'
N
8
9
°
3
3
'
0
0
"
E
49
.
7
5
'
S 00°27'00" E
49.55'
S
8
9
°
2
9
'
3
5
"
W
49
.
6
8
'
S
8
9
°
2
9
'
3
5
"
W
24
.
0
8
'
N
8
9
°
3
3
'
0
0
"
E
24
.
0
8
'
S 00°27'00" E
49.52'
S
8
9
°
2
9
'
3
5
"
W
31
.
7
1
'
N
8
9
°
3
3
'
0
0
"
E
31
.
7
1
'
S 00°27'00" E
49.49'
S
8
9
°
2
9
'
3
5
"
W
31
.
7
0
'
N
8
9
°
3
3
'
0
0
"
E
31
.
7
0
'
S 00°27'00" E
49.46'
S
8
9
°
2
9
'
3
5
"
W
24
.
0
8
'
N
8
9
°
3
3
'
0
0
"
E
24
.
0
8
'
S 00°27'00" E
49.44'
S
8
9
°
2
9
'
3
5
"
W
37
.
6
3
'
N
8
9
°
3
3
'
0
0
"
E
37
.
6
0
'
S 00°29'18" E
49.40'
N 00°31'44" W
84.93'
N 41
°
2
3
'
2
7
"
E
149
.
4
3
'
N
8
9
°
2
3
'
4
8
"
E
88
.
5
9
'
S 04°24'40" E
156.79'
S 04°24'40" E
156.79'
S 89°06'33" W
10.03'
S 05°35'58" E
40.15'
S 00°29'18" E
46.00'
N 00°31'44" W
46.00'
LOT 15
0.04 ACRES
1,844 SQ FT
LOT 14
0.04 ACRES
1,824 SQ FT
LOT 8
0.04 ACRES
1,593 SQ FT
LOT 9
0.04 ACRES
1,648 SQ FT
L=12.31'
L=12.64'L=12.31'
L=12.64'
SLOPE PROTECTION
EASEMENT AREA
HALLBROOK
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A
1
1
3
4
5
4
0
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C
A
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0
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w
g
5/
2
2
/
2
0
2
5
2
:
2
8
:
1
9
P
M
DESIGNED
DRAWN
CHECKED
CLIENT PROJ. NO.
DATEDESCRIPTION REV RES DEVELOPMENT
113 N. DAKOTA
TWA
TWA
GAB
0A1.134540
R
1519 BALTIMORE DRIVE
AMES, IA 50010
Phone: (515) 233-6100
Email: Ames@bolton-menk.com
www.bolton-menk.com
R
FEETSCALE
0 20 40
HORZ.PP.05
PROPOSED LOTS 39
40
41
42
43
Attachment B- Ames Plan 2040 Future Land Use Map Excerpt and Location Map
44
Attachment C - Ames Plan 2040 (excerpt)
Urban Corridor Policy Table
45