HomeMy WebLinkAboutA017 - October 28, 2025, Regular Meeting of the Ames City CouncilITEM #:20
DATE:10-28-25
DEPT:P&H
SUBJECT:PRELIMINARY PLAT FOR 3200 UNIVERSITY BOULEVARD DISCOVERY
PLACE PLANNED UNIT DEVELOPMENT (PUD) SECOND ADDITION
COUNCIL ACTION FORM
BACKGROUND:
The property at 3200 University Boulevard is owned by Hunziker Construction Services, Inc.
The owner is proposing to develop the 6-acre lot into a mix of 74 apartments and duplexes: 60
total apartment units in four buildings and 14 duplex units in seven duplex buildings
(Attachment A). The proposed preliminary plat implements the Major Site Development
Plan that is also on this same agenda by creating the individual lots for the duplex
units, common outlots, and individual lots for the apartment buildings. The preliminary
plat addresses proposed lot lines, private street, and utilities.
The subject site and neighboring site to the south (3300 University) were recently rezoned to
Floating Suburban – Residential Medium Density (FS-RM) with a Planned Unit Development
Overlay (O-PUD). A small portion of this property (3200) falls within the Environmentally
Sensitive Overlay (O-E), indicative of a floodway for a small stream. Both properties have the
same owner and developer.
3200 UNIVERSITY BOULEVARD SITE:
Most design aspects of the site are addressed with the Major Site Development Plan. The plat
addresses arrangement of lots and utilities, including the design of the private street that
access the site. The Preliminary Plat proposes to place each of the four apartment buildings
and each of the individual, 14 duplex units (from seven total duplexes) on their own lots. This
will create a subdivision with 18 lots and one large outlot that will contain common spaces,
parking lots, and garages for the apartments.
With approval of the PUD Site Development Plan, private streets may be approved and
deviations to zoning standards are authorized to allow for lots without public street frontage
and for the outlot to have accessory buildings of garages that serve the individual building lots.
The PUD permits the construction of the garages on an outlot, which is typically an
unbuildable area.
The property will take access from a shared driveway at the traffic circle at University
Boulevard and Cottonwood Road. The access is shared with the 3300 University Boulevard
property just to the south of the subject site. A shared access easement with Story County
is extended along the south property line of the 3200 University site's flagpole to allow
for the extension of the private street. The County has agreed to extending the
easement to allow for development of the site. Evidence of the recorded easement is
required prior to final plat approval.
The private street has 26 feet of paved width and a sidewalk along the north side abutting the
street. The design incorporates a rolled curb rather than typical flared curb cuts for each
1
driveway. No parking is permitted on the private street as it is an aerial fire apparatus access
road. Guest parking is proposed to the east of the duplex units along with apartment parking.
Utilities are also located within the private street area and across the frontage of the duplex
units.
Utilities access will be taken from University Boulevard and from the Workiva property to the
north. Importantly, the water main will loop through the site and connect to the north. Sanitary
sewer service will also connect to the north. These utilities will cross under the small stream
on the north property line. Proper flood plain permits will be obtained for these extensions.
Along with the final plat, the applicant will need to submit easement documents and
covenants related to the private street and how the garage parking spaces will be
allocated, and the maintenance of communal property.
PBLIC NOTICE:
Notice for the Planning and Zoning Commission meeting followed code requirements with
mailed notice to owners within 400 feet, newspaper published notice, and placement of a sign
along University Boulevard. No notice is required for Council review.
PLANNING & ZONING COMMISSION:
The Preliminary Plat appear before the Planning and Zoning Commission on October 15,
2025. The Commission voted 5-0-0 to recommend approval of the Preliminary Plat to the
Council. No one from the public attended the meeting. No written comments were received.
ALTERNATIVES:
1. Approve the Preliminary Plat for Discovery Place, 2nd Addition, subject to the condition
that prior to approval of the final plat the applicant shall provide easements and
covenants regarding the private street and outlots for City review as well as proof of the
recording of the shared access easement across the Story County property.
2. Approve the Preliminary Plat for Discovery Place, 2nd Addition with conditions.
3. Deny the 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 have reviewed the Preliminary Plat for Discovery Place, 2nd Addition. The design
and proposed improvements have been found to meet the City’s design standards in
Chapter 23, Subdivisions pending the approval of the Major Site Development Plan for
the PUD Overlay. The owner will provide required maintenance agreements, covenants,
and easements prior to final plat approval. Therefore, it is the recommendation of the City
Manager that the City Council act in accordance with Alternative #1.
ATTACHMENT(S):
2
ATTACHMENT(S):
Addendum.pdf
Attachment A - Location Map.pdf
Attachment B - Zoning Map.pdf
Attachment C - Preliminary Plat.pdf
3
1
ADDENDUM
Project Location.
The site is 6.0 acres located on an existing platted lot at 3200 University Boulevard. The
flag lot is adjacent to the Tedesco Environmental Learning Corridor on the south and east
and by the Workiva property to the north.
Master Plan Compliance.
The Preliminary Plat for this development is on conformance with a Master Plan that was
approved in December of 2024 at the time of the rezoning to FS-RM with a PUD Overlay.
The Master Plan illustrates the general arrangement of uses, layout of development,
planned vehicular movements, pedestrian connections, and developable areas.
The site will be residential in use with each lot containing either one half of a duplex or an
apartment building with either 12 or 18 units.
Traffic and Street Connections.
The site will share access to University Boulevard with 3300 University Boulevard, the
project to the south, currently under construction. The vehicular entrance will come off the
east side of the traffic circle at University Boulevard and Cottonwood Road. The vehicle
entrance will also intersect with the trail into the Tedesco Environmental Learning
Corridor.
The 3200 property is a flag lot. The ‘pole’ will contain a driveway to the ‘flag’ part of the
lot. The driveway, according to an agreement with Story County, which owns Tedesco
Park, will straddle the property line between the subject property and the park.
Along the pole will be the seven duplexes which will face the park. At the end of the
driveway there is a future connection to a small parking lot for the park, which will have a
new shelter nearby. At the end of the pole, the drive turns to the north where it will become
the parking lot for the apartment buildings.
Private Driveway/Street.
The driveway that will extend back from University Boulevard along the ‘pole’ of the lot
will be built to the same standards as a private street. The drive will be 26 feet wide with
a 5-foot sidewalk on the north side. Beyond the sidewalk, there will be 20 feet to the
garage doors of the townhomes. The drive will have a rolled curb next to the sidewalk,
which will enable emergency vehicles to drive over it if necessary. The pavement will
comply with the minimum requirements for SUDAS.
At the time of final platting, an engineer will certify the design and accompanying details.
4
2
Shared-Use Paths, Sidewalks, and Trails.
To the south of 3200 is the Tedesco Environmental Learning Corridor, which has a trail
coming in from University Boulevard. This trail connection leads farther into the park.
An existing sidewalk transitions to a bike lane on University Boulevard. The Public Works
Department has determined that extending the sidewalk/trail north along University
Boulevard is not feasible at this time due to existing constraints. The Workiva pro perty
does not have a public sidewalk along most of its University Boulevard frontage.
Stormwater Management.
A stormwater facility will be built in the northeast corner of the property. The north 75 feet
of the property is a stream bank stabilization easement that was created with the lot. The
retention/detention pond will connect into the stream along the north property line (shared
with Workiva).
Utilities and Easements.
The property is within the Ames Electric territory. (The sister development at 3300 is in
Alliant territory.)
City water and sewer access will come from the Workiva property to the north. Both the
water and sewer lines will be 8 inches in diameter.
5
1
Attachment A
Location Map
6
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Attachment B
Existing Zoning
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COTTONWOOD RDCOTTONWOOD RD
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173,032 SF
3.97 AC
OUTLOT X
4,625 SF
1 4,260 SF
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3,283 SF
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3,283 SF
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3,284 SF
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3,284 SF
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3,212 SF
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3,283 SF
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11,613 SF
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8,450 SF
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BM500
F.L.=958.18
6" CMP S
F.L.=958.35
6" CMP N
F.L.=933.05
30" RCP N
Rim=962.07
Rim=960.71
Gutter=959.97
F.L.=954.93 18" RCP SW
F.L.=954.41 24" RCP N
Rim=962.43
F.L.=956.82 15" RCP SE
F.L.=956.78 15" RCP SW
Rim=959.91
F.L.=953.76 24" RCP S
F.L.=953.21 18" RCP W
F.L.=952.88 24" RCP N
Rim=943.77
Inv=929.48 8" TRUSS N
Inv=929.46 12" TRUSS E&W Rim=938.58
Inv=923.51 12" PVC W
Inv=923.51 15" PVC NE
Rim=939.74
Inv=926.02 12" TRUSS E
Inv=925.96 12" DIP N
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Pet Waste
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1' Limestone Retaining Wall
1' Limestone Retaining Wall
4'x4' Decorative
Limestone Block
1' Limestone Retaining Wall
Concrete
Sidewalk
EV Charging Station
Wood Chips
Wood Chips
Wood Chips
Concrete Driveway
Rim = 947.10
Intake = 946.79
45' PUBLIC INGRESS
/EGRESS AND PUBLIC
SANITARY SEWER AND
PUBLIC WATER EASEMENT
45' PUBLIC SANITARY SEWER
AND PUBLIC WATER EASEMENT
45' PUBLIC SANITARY SEWER
AND PUBLIC WATER EASEMENT
10' PUBLIC WATER EASEMENT
45' PUBLIC SANITARY SEWER
AND PUBLIC WATER EASEMENT
10' PUE
10' PUE
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0 60
DISCOVERY PLACE SECOND ADDITION
ENGINEER
SNYDER & ASSOCIATES, INC.
2727 SNYDER BLVD
ANKENY, IOWA 50023
JASON LEDDEN, P.E.
515-964-2020
OWNDER/ DEVELOPER
HUNZIKER CONSTRUCTION SERVICES, INC
105 S 16TH STREET
AMES, IA 50010
CONTACT: CHUCK WINKLEBLACK
515-239-8606
FEATURES EXISTING PROPOSED
Spot Elevation
Contour Elevation
Fence (Barbed, Field, Hog)
Fence (Chain Link)
Fence (Wood)
Fence (Silt)
Tree Line
Tree Stump
Deciduous Tree \\ Shrub
Coniferous Tree \\ Shrub
Communication
Overhead Communication
Fiber Optic
Underground Electric
Overhead Electric
Gas Main with Size
High Pressure Gas Main with Size
Water Main with Size
Sanitary Sewer with Size
Duct Bank
Test Hole Location for SUE w/ID
(*) Denotes the survey quality service level for utilities
Sanitary Manhole
Storm Sewer with Size
Storm Manhole
Single Storm Sewer Intake
Double Storm Sewer Intake
Fire Hydrant
Fire Hydrant on Building
Water Main Valve
Water Service Valve
Well
Utility Pole
Guy Anchor
Utility Pole with Light
Utility Pole with Transformer
Street Light
Yard Light
Electric Box
Electric Transformer
Traffic Sign
Communication Pedestal
Communication Manhole
Communication Handhole
Fiber Optic Manhole
Fiber Optic Handhole
Gas Valve
Gas Manhole
Gas Apparatus
Fence Post or Guard Post
Underground Storage Tank
Above Ground Storage Tank
Sign
Satellite Dish
Mailbox
Sprinkler Head
Irrigation Control Valve
LEGEND
○
122
5
X 1225.25
●
X122
5
1225.25
FEATURES FOUND SET
Section Corner
1/2" Rebar, Cap # 11579
(Unless Otherwise Noted)
ROW Marker
ROW Rail
Control Point
Bench Mark
Platted Distance P
Measured Bearing & Distance M
Recorded As R
Deed Distance D
Calculated Distance C
Minimum Protection Elevation MPE
Centerline
Section Line
1/4 Section Line
1/4 1/4 Section Line
Easement Line
PRELIMINARY PLAT-2025
PROPERTY DESCRIPTION
LOT 1, IOWA STATE UNIVERSITY RESEARCH PARK
PHASE III, SECOND ADDITION
PROPERTY ADRESS
3200 UNIVERSITY BLVD
AMES, IOWA 50010
ZONING
"FS-RM WITH PUD OVERLAY" - FLOATING ZONING
RESIDENTIAL MEDIUM DENSITY WITH A PLANNED UNIT
DEVELOPMENT OVERLAY
BULK REGULATIONS
FS-RM BASE ZONING:
MINIMUM LOT AREA: 7,000 SF FOR THE FIRST TWO UNITS
1,800 SF FOR EACH ADDITIONAL UNIT
MINIMUM LOT FRONTAGE: 35 FT AT STREET LINE
50 FT AT BUILDING LINE
MINIMUM PRINCIPAL BUILDING SETBACKS:
FRONT LOT LINE: 25 FT.
SIDE LOT LINE: 6 FT FOR 1 STORY
8 FT FOR 2 STORIES
10 FT FOR 3 STORIES
20 FT FOR 4 STORIES
REAR LOT LINE: 25 FT.
LANDSCAPED AREA TO MEET CITY OF AMES CODE 49.403
MAXIMUM HEIGHT:
PRINCIPAL BUILDING: 50 FT OR 4 STORIES,
WHICHEVER IS LOWER
ACCESSORY BUILDING: 12 FT TO MIDPOINT OF ROOF,
15 FT TO RIDGE
MINIMUM DENSITY: 10 UNITS PER ACRE
NUMBER OF UNITS: 74
LOT SIZE: 5.19 AC
PROVIDED DENSITY: 14.25 UNITS PER ACRE
PUD OVERLAY:
MINIMUM PRINCIPAL BUILDING SETBACKS:
FRONT LOT LINE: 10 FT.
SIDE LOT LINE: 10 FT FOR 2 STORIES
10 FT FOR 3 STORIES
REAR LOT LINE: 15 FT.
CONTROL POINTS
IOWA REGIONAL COORDINATE SYSTEM ZONE 8 (IA-AMES-DSM)
NAD83(2011)(EPOCH 2010.00) IARTN DERIVED - US SURVEY FEET
CP100 N=7635820.50 E=18521627.56 Z=952.62
SET CUT "X" ON TOP CURB LOCATED NE CORNER WORKIVA
PARKING LOT, SOUTH OF LIGHT POLE AND +-150' EAST OF
PEDESTRIAN BRIDGE. (AS SHOWN ON SURVEY)
CP101 N=7635593.40 E=18520987.91 Z=959.96
SET CUT "X" ON EAST SIDE SIDEWALK LOCATED WEST SIDE OF
UNIVERSITY BLVD, WEST OF 1ST LIGHT POLE SOUTH OF WORKNA
PARKING LOT ENTRANCE. (AS SHOWN ON SURVEY)
CP102 N=7634551.20 E=18521006.01 Z=963.74
SET CUT "X" LOCATED WEST SIDE UNIVERSITY BLVD AT SW
CORNER OF THROAT INTAKE STRUCTURE, +-50' SOUTH OF DRIVE
TO HOUSE #3917. (AS SHOWN ON SURVEY)
CP103 N=7634901.21 E=18521086.55 Z=968.59
SET 1/2" REBAR WITH RED PLASTIC CAP LOCATED EAST SIDE OF
UNIVERSITY BLVD AT TOP OF BANK, +-15' EAST OF HYDRANT, AND
+-100' SE OF DRIVE TO HOUSE #3319. (AS SHOWN ON SURVEY)
CP104 N=7634778.59 E=18521381.50 Z=954.82
SET CUT "X" ON SW WING WALL TO PEDESTRIAN TRAIL BRIDGE,
AND +-300' NORTH OF MCFARLAND CLINIC BUILDING. (AS SHOWN
ON SURVEY)
CP105 N=7635724.50 E=18522354.53 Z=940.63
SET CUT "X" ON NORTH SIDE OF TRAIL AT ASPHALT/CONCRETE
TRANSITION, +-40' SE OF TRAIL MARKER #05022. (AS SHOWN ON
SURVEY)
CP106 N=7635916.87 E=18522857.28 Z=935.36
SET CUT "X" AT WEST SIDE OF TRAIL AT END OF RADIUS LOCATED
+-30' EAST OF PEDESTRIAN BRIDGE IN MARSH AREA, NE CORNER
OF SITE. (AS SHOWN ON SURVEY)
BENCHMARKS
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88 - GEOID12A)
IARTN DERIVED - US SURVEY FEET
BM500 N=7635375- E=18520886- Z=966.25
ARROW ON HYDRANT LOCATED NW QUADRANT UNIVERSITY
BLVD AND COTTONWOOD RD, +-20' SOUTH OF STONE
VILLAGE PARK SIGN. (AS SHOWN ON SURVEY)
BM501 N=7634327- E=18521110- Z=974.34
BURY BOLT ON HYDRANT LOCATED EAST SIDE OF
UNIVERSITY BLVD, +-100' SOUTH OF MCFARLAND CLINIC
SIGN, AND +-75' NE OF ISU RESEARCH PARK SIGN. (AS
SHOWN ON SURVEY)
I hereby certify that this engineering document
was prepared by me or under my direct personal
supervision and that I am a duly licensed
Professional Engineer under the laws of the
State of Iowa.
Jason A. Ledden, P.E.Date
License Number P24117
My License Renewal Date is December 31, 2026
Pages or sheets covered by this seal:
JASON A.
LEDDEN
P24117
DPROFE
L
NSE
ICE
IONALENGINEER
AIOW
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8
COTTONWOOD RDCOTTONWOOD RD
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6"
S
A
N
6" S
A
N
6" SAN6" S
A
N
25' BSL
25'
B
S
L
25
'
B
S
L
20' BSL
20' BSL
173,032 SF
3.97 AC
OUTLOT X
4,625 SF
1 4,260 SF
2
3,283 SF
8
3,283 SF
3
3,283 SF
6
3,284 SF
12
3,284 SF
10
3,212 SF
14
3,284 SF
13
3,284 SF
11
3,283 SF
9
3,283 SF
7
3,283 SF
5
3,283 SF
4
11,613 SF
17
11,613 SF
18
8,450 SF
15
8,450 SF
16
S88°45'43"E 631.51' M
S88°36'58"E 631.53' P
N2
°
5
5
'
4
7
"
E
4
1
5
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0
3
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M
N0
3
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0
4
'
3
5
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E
4
1
4
.
9
2
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P
S87°53'37"E 440.99' M
S87°45'55"E 440.99' P
S2
°
5
5
'
4
5
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W
2
3
9
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9
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3
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3
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8
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N88°45'15"W 801.72' M
S88°36'58"E 801.66' P
N2
2
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3
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6
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3
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8
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P
100
101
BM500
F.L.=958.18
6" CMP S
F.L.=958.35
6" CMP N
F.L.=933.05
30" RCP N
Rim=962.07
Rim=960.71
Gutter=959.97
F.L.=954.93 18" RCP SW
F.L.=954.41 24" RCP N
Rim=962.43
F.L.=956.82 15" RCP SE
F.L.=956.78 15" RCP SW
Rim=959.91
F.L.=953.76 24" RCP S
F.L.=953.21 18" RCP W
F.L.=952.88 24" RCP N
Rim=943.77
Inv=929.48 8" TRUSS N
Inv=929.46 12" TRUSS E&W Rim=938.58
Inv=923.51 12" PVC W
Inv=923.51 15" PVC NE
Rim=939.74
Inv=926.02 12" TRUSS E
Inv=925.96 12" DIP N
CO
N
C
R
E
T
E
GRASS
Concrete
Green
Space
Concrete
Concrete UN
I
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E
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S
I
T
Y
B
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CONCRETE TRAIL
Pet Waste
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1' Limestone Retaining Wall
1' Limestone Retaining Wall
4'x4' Decorative
Limestone Block
1' Limestone Retaining Wall
Concrete
Sidewalk
EV Charging Station
Wood Chips
Wood Chips
Wood Chips
Concrete Driveway
Rim = 947.10
Intake = 946.79
45' PUBLIC INGRESS
/EGRESS AND PUBLIC
SANITARY SEWER AND
PUBLIC WATER EASEMENT
45' PUBLIC SANITARY SEWER
AND PUBLIC WATER EASEMENT
45' PUBLIC SANITARY SEWER
AND PUBLIC WATER EASEMENT
10' PUBLIC WATER EASEMENT
45' PUBLIC SANITARY SEWER
AND PUBLIC WATER EASEMENT
10' PUE
10' PUE
10' PUE
10' PUE
10' PUE
12" ST 12" ST
15" S
T
12" ST
12" ST
10" ST
12
"
S
T
12
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S
T
12
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S
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18" ST
15" ST
12"
S
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15"
S
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15"
S
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12
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24"
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12
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S
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10" ST
12
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24
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6"
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6"
S
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10" ST
15"
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8" ST
FEMA FLOODWA
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25' TEMPORARY
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10' TEMPORARY
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