HomeMy WebLinkAboutA034 - Hearing on Annexation of Two Properties South of the Iowa State University Research Park at 4140 S 530th AvenueITEM #:36
DATE:07-22-25
DEPT:P&H
SUBJECT:ANNEXATION OF IOWA STATE UNIVERSITY RESEARCH PARK
PROPERTY WITH ONE NON-CONSENTING PROPERTY
COUNCIL ACTION FORM
BACKGROUND:
The Iowa State University Research Park (ISURP) seeks to annex land south of the current
Research Park and the City's corporate limits on S 530th Avenue. ISURP owns four parcels
totaling approximately 150 acres in this area. However, the Research Park has submitted
an annexation application for only one of the parcels. The remaining parcels may be
annexed and developed in the future.
On May 13, 2025, the City Council voted to initiate annexation of the ISURP parcel and a
non-consenting parcel at 4140 S 530th Avenue to create more uniform city
boundaries. Under Iowa Code, up to 20% of a voluntary annexation may consist of non-
consenting properties (the "80/20 rule"). This is allowed to avoid creating islands or to create
more uniform city boundaries.
An annexation area map, annexation plat, and a listing of parcels and ownership are attached.
The annexation area totals 40.04 gross acres, with 9% being non-consenting, as
illustrated by Table 1 below:
Consenting (Property Gross
Acreage)
Nonconsenting
(Property Gross Acreage)
Acres 36.87 3.17
Percent of Annexation Area 91%9%
Although leaving the non-consenting parcel out does not inhibit any planned future
annexation, its inclusion does create a uniform boundary along S 530th Avenue because it is
surrounded by the ISURP parcel on three sides. If the nonconsenting property is not included,
its annexation would require voluntary annexation from the owner in the future as there is no
other land in this area that abuts the site that is planned for annexation. Iowa State University
controls the lands to the west of the property.
PLAN 2040 CONSISTENCY:
Ames Plan 2040, the City’s comprehensive plan, designates the subject properties and
adjoining properties as “Employment” (Emp.) and shows them as a future urban growth
area for the City (see attached Future Land Use Map and Plan 2040 Excerpts).
The Employment designation is for industrial and large-scale employment uses, such as
ISURP Applicable. Applicable zoning districts include the RI Research Park Innovation District
and GI General Industrial District.
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As part of the future rezoning of the property after annexation, a master plan will be
required to address infrastructure needs and long-term planning for the area. The
master plan will incorporate this site into the approved ISURP master plan and address the
expected development of the remaining land. City water and sewer utilities exist within the
current ISURP boundaries and can be extended by the applicant to serve the ISURP site. The
ISURP would be required to buy out Xenia Rural Water service territory to allow for City water
service, per the agreement terms between the City and Xenia. More information regarding
infrastructure for the annexation area can be found in the Addendum.
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission considered the request at a Public Hearing on June 18,
2025. No members of the public spoke at the hearing. Commission discussion focused on the
non-consenting property in response to comment letter received from the Washington
Township trustees (See attached). Staff described the uniform boundary that would be created
and how utility services would be available in the future. Emergency response would be
provided upon annexation.
The Commission voted 6-0 to recommend the City Council approve the 80/20 annexation by
finding that the proposed annexation is consistent with the Ames Plan 2040 comprehensive
plan and that the proposed annexation creates more uniform boundaries.
PUBLIC COMMENTS:
State Code allows for the Board of Supervisors to make a recommendation about annexation.
On July 14, 2025, the Story County Board of Supervisors passed Resolution No. 26-11
supporting the proposed annexation.
The City received a letter (see Attachments) from the Washington Township Trustees urging
that the City not approve an 80/20 annexation and to only annex the ISURP land as 100%
voluntary. They do not believe the non-consenting parcel needs to be annexed at this time,
and that its annexation will lower the tax base of Washington Township. Township tax base is
not a component of the findings for approval of an annexation under state law.
The owner of the non-consenting property has spoken to staff and does not desire to be
included within the annexation. No written comment has been provided.
ALTERNATIVES:
1. Approve the voluntary 80/20 annexation of two parcels and the abutting right-of-way
south of the Iowa State University Research Park, totaling 40.04 gross acres, by finding
that the proposed annexation is consistent with the Ames Plan 2040 comprehensive plan
and that the proposed annexation territory creates more uniform boundaries.
2. Approve a 100% voluntary annexation of only the ISURP property by finding that the
proposed annexation is consistent with the Ames Plan 2040 comprehensive plan.
3. Deny the request to annex land south of the ISURP.
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4. Refer the request to staff or the applicant for more information.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed annexation is consistent with Ames Plan 2040 projections for growth and is the
first piece of ISURP’s next phase of growth.
The inclusion of adjacent nonconsenting property along S 530th is intended to create more
uniform boundaries as the ISURP property surrounds the nonconsenting property. If the
property were not annexed as part of the current request, annexing the property in the future
would almost certainly require the property owner to consent to annexation. With approval of
an 80/20 annexation, the application must be forwarded to the State for review and final
approval by the City Development Board.
Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative
#1, as described above.
ATTACHMENT(S):
Addendum.pdf
Attachments.pdf
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Addendum
Current Land Use. The ISURP property is currently in agricultural production. It was
purchased by the ISURP in 2023, along with the adjacent three parcels under ISURP
ownership. The nonconsenting property contains a farmstead with a single-family
dwelling. This parcel was divided from the now ISURP-owned land in 2012 without City
review.
Development Plan. When a property is annexed into the City, it is automatically zoned
as “Agricultural.” Zoning does not change unless a request is initiated by an individual
property owner or by the City Council. Any proposed zoning must be consistent with Ames
Plan 2040.
A conceptual development plan has not yet been received from the property owner. The
annexation may proceed without a concept plan for the site as the rezoning and
development is a subsequent step after annexation.
If the site is annexed, City Council would consider a specific rezoning proposal in the
future. As part of the rezoning of the property, a master plan will be required to address
infrastructure needs and long-term planning for the area.
Water and sewer infrastructure exists just to the north of ISURP lands and was extended
by ISURP to that location with their prior development. Further extension of water and
sewer will occur at the time of development of the site and can be extended by the
developer to serve the site.
Water territory will need to be bought out by ISURP to transfer service from Xenia to the
City of Ames. The master plan will address looping of water mains east back to
Riverside as originally planned with the third phase of the ISURP.
The master plan will also account for future transportation planning, regional
stormwater detention facilities. Ames Plan 2040 identifies a need to account for east
west street circulation between University Blvd and Riverside. This also includes planned
street extensions from ISURP Phase III.
Ames Plan 2040. Ames Plan 2040 designates the subject property and adjoining
properties as “Employment” (Emp.). This designation includes employment centers such
as the ISURP.
Goals of the Employment designation are to build on Ames’ strength in research in
appropriate areas to minimize effects on neighborhoods and ensure efficient settings for
industrial users. Research Park uses are to focus on research and development or office
users with high employment intensities. Again, any future rezoning of the property is
required to be consistent with this designation.
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Outreach. As part of the state-mandated annexation process, City staff invited the
Washington Township Trustees and the Story County Board of Supervisors for a
Consultation Meeting on June 5, 2025. No Supervisors or Trustees attended. An email
from the township trustees was received on June 11th (see attachments).
A courtesy notice was sent to affected property owners and owners of abutting property
within 400 feet prior to the Planning and Zoning Commission meeting. Noticing required
for 80/20 annexations by State Code, including of nonconsenting property owners and
public utilities, and a newspaper publication, were sent prior to the City Council hearing.
Next Steps. Following the City Council’s approval of the annexation and adoption of a
resolution to that effect, the annexation will go to the state City Development Board for a
hearing due to the inclusion of non-consenting property owners as an 80/20 annexation.
The state City Development Board will be the final approval authority.
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Annexation Area
0 0.08 0.160.04
Miles
¯Legend
City of Kelley Two Mile
Urbanized Area
Ames Corporate Limits
Annexation Area
Consenting
Nonconsenting
Parcels
ISURP
4140 530TH AVE
6
33
'
R
I
G
H
T
O
F
W
A
Y
L
I
N
E
PARCEL B
(2012-01369)
4140 530TH AVENUE
NON-CONSENTING AREA
NW1/4,
S
W
1
/
4
SEC. 22
-
8
3
-
2
4
SE1/4, S
W
1
/
4
SEC. 22
-
8
3
-
2
4
NE1/4, S
W
1
/
4
SEC. 22
-
8
3
-
2
4
SW1/4,
S
W
1
/
4
SEC. 22
-
8
3
-
2
4
W1/4 CORNER
SEC. 22-83-24 S89°52'29"E 1322.11'
N0
0
°
3
2
'
3
6
"
W
1
3
1
8
.
4
9
'
CENTER
SEC. 22-83-24
NE CORNER
NW1/4, SW1/4
SEC. 22-83-24
SE CORNER
NW1/4, SW1/4
SEC. 22-83-24
SW CORNER
NW1/4, SW1/4
SEC. 22-83-24
STORY COUNTY
SW CORNER
SEC. 22-83-24
CORP. LIMITS
CITY OF AMES
OUTLOT
Z
ISURP
P
H
A
S
E
I
I
I
5TH AD
D
I
T
I
O
N
S.
5
3
0
T
H
A
V
E
N
U
E
TOTAL AREA TO
BE ANNEXED
1744127.39 S.F.
40.04 ACRES TOTAL
1.00 ACRES ROAD
39.04 ACRES NET
S89°52'29"E 1322.11'
S0
0
°
3
5
'
1
6
"
E
1
3
1
9
.
0
7
'
N89°51'00"W 1323.14'
N0
0
°
3
2
'
3
6
"
W
1
3
1
8
.
4
9
'
3.17 ACRES TOTAL
0.25 ACRES ROAD
2.92 ACRES NET
425.48'(R) 425.47'(R)
31
3
.
2
3
'
(
M
)
3
1
3
.
1
5
'
(
R
)
423.59'(M) 423.56'(R)
25
3
.
7
1
'
(
M
)
2
5
3
.
6
6
'
(
R
)
33
7
.
0
7
'
(
M
)
3
3
7
.
2
3
'
(
R
)
36.87 ACRES TOTAL
0.75 ACRES ROAD
36.12 ACRES NET
CONSENTING AREA
LOCATION:
PROPRIETORS:
PREPARED BY:
ANNEXATION PLAT
THE NW1/4, SW1/4 OF SECTION 22-83-24
STORY COUNTY, IOWA
PARCEL B (NON-CONSENTING):
STEVEN C. & JOYCE M. WRIGHT
R. BRADLEY STUMBO, PLS #17161
STRAND ASSOCIATES, INC.
AMES, IA 50010
515-233-0000
CONTRACT BUYERS: KYLE W. & RENDEE R. CLARK
REMAINDER (CONSENTING)
IOWA STATE UNIVERSITY RESEARCH PARK
JOB#DATE:PAGE OF7283.003 5/29/25 1 1
Phone: (515) 233-0000
414 South 17th Street, Suite 107
Strand Associates, Inc.
Ames, Iowa 50010
FAX: (515) 233-0103
00 200'400'
Description of Area to be Annexed:
The Northwest Quarter of the Southwest Quarter of Section 22, Township 83 North, Range 24
West of the 5th P.M., Story County, Iowa, containing 40.04 acres, which includes 1.00 acre of
existing public right of way.
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Annexation Area Current Ownership Listing
Owner Name Address/Parcel ID Consent Status Gross Acreage
Iowa State University
Research Park
0922300105 Consenting 36.87
Clark, Kyle W & Rendee
R, Contract Holders,
Wright, Steven C & Joyce
M, deed holders
4140 530TH AVE Nonconsenting 3.17
8
Civic
RN-3
RN-3
Emp
Emp
RN-5
OS
EmpRN-3
NC-MU
NC MU
S
R
I
V
E
R
S
I
D
E
D
R
A
U
R
O
R
A
AV
E
COLLABORATIONPL
5
3
0
T
H
A
V
E
UNI
V
ERSITY
B
LVD
PLAZALOOP
260TH ST
U
N
I
V
E
R
S
I
T
Y
BL
V
D
S
5
3
0
T
H
A
V
E
Ames Plan 2040 Excerpt - Future Land Use Map
0 0.1 0.20.05
Miles
¯Legend
City Boundaries (Story
County)
Parcels
Subject Property
Airport Protection Area
Future Land Use
Residential Neighborhood 3 - Expansion (RN-3)
Residential Neighborhood 5 - Multi-family (RN-5)
Neighborhood Core - Mixed Use (NC MU)
Employment (Emp)
Open Space
Civic
Story County Urban Reserve
Subject Property
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P L A N E L E M E N T S G R O W T H & L A N D U S E
63 A M E S P L A N 2 0 4 0
Employment (Emp)
» Includes both general industrial areas and large-scale employment centers that are part of planned business or ISU Research Park.
»Mixes traditional manufacturing warehouse activities on the east side of the city and office and R&D uses in ISU Research Park and areas near South Bell.
»Can include high impact and heavy industrial uses.
» Older areas include single purpose industrial lots and relatively low-density site development.
»Planned facilities include large blocks and large sites.
» High truck traffic generation with good access to regional transportation facilities.
» City policy to focus most new large large industrial development east of I-35.
» Service uses are clustered in Boone County and can be expanded with the West Growth Areas.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Implement infrastructure and transportation projects necessary to open the East Industrial area.
»As East Industrial, Prairie View, develops out with large uses, evaluate options for smaller industrial sites and locally serving commercial uses. Large format retail is not permitted.
» Use economic development tools and standard to
» Support commuter transportation alternatives to single occupant automobiles.
»Adapt zoning to provide for large manufacturing facilities based on automation.
» Differentiate zoning for business park use types from individual general industrial uses oriented to small or independent businesses.
»East scenario Tiers 3 and 4 have planned residential uses adjacent to industrial uses north of the railroad. Consider future compatibility of use and traffic levels with industrial. Development options north of the railroad.
DEVELOPMENT GUIDELINES
» Phase out small obsolete industrial clusters in primarily non-industrial areas, such as industrial pockets along the railroad.
»Use screening and landscaped buffering to address building scale and typical utilitarian appearance.
»Residential uses should not be permitted in these areas. Site design should provide separation and buffering between intense industrial and adjacent residential use.
» Apply aesthetic enhancements to sites along major corridors.
»Plan for improved pedestrian connectivity and access for alternative modes of transportation.
» Large sites may allow for incorporating green infrastructure, renewable energy, or other GHG reduction and sustainable design techniques to existing site and development in new employment areas.
» Focus Research Park uses on R&D and office with
» Ensure truck traffic and transportation capacity is
GOALS
»Provide attractive and well-functioning settings for a range of industrial enterprises.
» Build on Ames’ natural and historic strength in research.
» Minimize impact and external effects on city neighborhoods.
» Discourage industrial uses that are large resource users for water and sewer services with system capacity impacts.
APPL ICABLE EXISTING ZONING CATEGORIES
»GI General Industrial PI Planned Industrial
»RI Research Park Industrial
»II Intensive Industrial
high employment intensity.
adequately addressed in siting new large industrial facilities.
support resource and environmentally conscious uses, minimize water and sewer capacity demand.
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