HomeMy WebLinkAboutA034 - Resolution approving Preliminary Plat with PUD Amendment for 3300 University Boulevard, known as Discovery Place, 1st AdditionITEM #:34
DATE:11-18-25
DEPT:P&H
SUBJECT:PRELIMINARY PLAT WITH PUD AMENDMENT FOR 3300 UNIVERSITY
BOULEVARD (DISCOVERY PLACE) 1ST ADDITION
COUNCIL ACTION FORM
BACKGROUND:
3300 University Boulevard (Attachment A), is a 2.06-acre property owned by Hunziker
Construction Services, Inc. On December 17, 2024, Council approved a rezoning of this
property and the nearby 3200 University Boulevard from Research Park Innovation (RI) to
Floating Suburban – Residential Medium Density (FS-RM) with a Planned Unit Development
Overlay (O-PUD) (Attachment B).
Along with the rezoning on November 26, 2024, Council also approved a Major Site
Development Plan for this property. The site plan called for two apartment buildings, each with
eight units, and three sets of triplex apartment buildings for a total unit count of 25 apartments.
Development on this property has begun and buildings are currently in the process of being
constructed.
The proposed Preliminary Plat (Attachment C) subdivides the approved Major Site
Development Plan by creating a separate lot for each apartment building and a separate
lot for each triplex unit, making them single family attached units. The Preliminary Plat
has 11 lots and one outlot that contains a garage building for the apartment buildings,
driveway, and parking. The Preliminary Plat includes details for the proposed lot lines, private
street, and utilities.
Overall the site access and site layout are unchanged with the platting. Although the
individual lots and the outlot with garages do not meet typical FS-RM zoning standards,
the PUD Overlay allows for their approval as an amendment addressing individual lot
configurations and building requirements.
ORIGINAL SITE PLAN DEVIATIONS:
Standard FS-RM Standard 3300 University Boulevard
Front Setback 20 feet, 25 feet to garage 10 feet
Side Setback 6 or 8 feet (depending on height)10 feet
Rear Setback 20 feet 15 feet
DEVIATIONS WITH PRELIMINARY PLAT:
The PUD permits certain design flexibility. The site at 3300 University Boulevard will have the
following deviations with this Preliminary Plat:
There will be lots with private street access.
The internal lots for the individual triplexes and apartment buildings do not have frontage
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on a public street.
The required parking for the apartment buildings is located off-site, on the outlot.
The outlot between the apartment buildings will be used for accessory garage structures
to the individual apartment buildings.
The single-family attached building setbacks for interior lot lines:
Lot 1: 2 feet to the north
Lots 3 & 4: 5 feet from each building to the shared lot line
Lots 6 & 7: 5 feet from each building to the shared lot line
Lot 9: 2 feet to the south
The setbacks around the apartment lots are at least 10 feet. The rear setback for the triplexes
is 20 feet. The front setback for the single family attached units is also 20 feet, which
incorporates the driveway so that all single-family attached units have parking located on each
individual lot.
The platting of the triplex units into single family attached housing does not change the layout
of the buildings. However, the lots lines for these units were adjusted to create lots that
include the driveways to the units. This allows each property to fully control their driveway and
access to the garage and it does not overlap with the private street improvements.
Along with the final plat, the applicant will need to submit covenants related to: 1) how the
garages will be allocated and 2) maintenance of communal property.
PUBLIC NOTICE:
Notice for the Planning and Zoning Commission meeting followed code requirements with
mailed notice to owners within 400 feet and placement of a sign along University Boulevard.
No notice is required for City Council review of a preliminary plat.
PLANNING & ZONING COMMISSION:
The Preliminary Plat was reviewed by the Planning and Zoning Commission on November 5,
2025. At that meeting the Commission voted (6-0-0) to recommend that City Council approve
the Preliminary Plat. No members of the public were present.
ALTERNATIVES:
1. Approve the PUD Overlay Amendments and the Preliminary Plat for Discovery Place, 1st
Addition.
2. Approve the Preliminary Plat with conditions for Discovery Place, 1st Addition.
3. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
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CITY MANAGER'S RECOMMENDED ACTION:
Staff has reviewed the Preliminary Plat for Discovery Place, 1st Addition. The design
and proposed improvements have been found to meet the City’s design standards in
Chapter 23, Subdivisions. Staff finds the additional changes amending the PUD
Approval to be keeping with the original findings of approval of the project and are only
necessary to create the proposed ownership pattern and for common area with a
garage structure. Therefore, it is the recommendation of the City Manager that the City
Council adopt Alternative #1, as described above.
ATTACHMENT(S):
Addendum.pdf
Attachment A - Location Map.pdf
Attachment B - Existing Zoning.pdf
Attachment C - Preliminary Plat.pdf
Attachment D - Approved Site Plan.pdf
Attachment E - Applicable Subdivision Law.pdf
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ADDENDUM
Project Location.
The site is 2.06 acres located on an existing platted lot at 3300 University Boulevard. The
lot is adjacent to the Tedesco Environmental Learning Corridor on the north, east, and
south and by the University Boulevard right-of-way west. The land was undeveloped prior
to the residential buildings currently under construction.
Major Site Development Plan Compliance.
The Preliminary Plat for this development is in conformance with a Major Site
Development Plan that was approved in November of 2024 along with the rezoning to
FS-RM with a PUD Overlay. The Major Site Development Plan regulates 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 third of a triplex or an
apartment building with eight units.
The site plan itself will not be altered. No changes will be made to the layout, unit
count, impervious coverage, vehicular access, etc.
Traffic and Street Connections.
The site shares access to University Boulevard with 3200 University Boulevard, the
companion project to the north. This property just had its Major Site Development Plan
approved at the October 28, 2025, Council Meeting. 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.
Private Driveway/Street.
The shared driveway from the University Boulevard traffic circle turns to the north to serve
3200 and to the south to serve 3300 (the subject property). The main drive aisle is 25 feet
wide.
The three triplexes are lined up along the east side of the property. All units have two -car
garages with driveways in front with space for two additional cars.
The apartment buildings are along the western side of the property with a garage building
and surface parking lot spaces in-between. Each apartment eight-unit apartment building
will be on its own lot.
Shared-Use Paths, Sidewalks, and Trails.
To the north of 3300 is the Tedesco Environmental Learning Corridor, which has a trail
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coming in from University Boulevard. This trail connection leads farther into the park.
Internal sidewalks connect the apartment buildings and triplexes to one another, to
University Boulevard, and to the trail into Tedesco Park.
With the site plan, the developer was required to extend a short, existing sidewalk south
along University Boulevard to where it meets the sidewalk in front of the McFarland Clinic
property. The sidewalk was built in front of both 3300 and Tedesco Environm ental
Learning Corridor property.
Stormwater Management.
A stormwater facility is being constructed in the south of the property according to the
Major Site Development Plan. The on-site pond connects in with the stream to the south
in Tedesco Environmental Learning Corridor.
Utilities and Easements.
The property is within the Alliant Energy territory. (The sister development at 3200 is in
Ames Electric territory.)
City water and sewer access will come from University Boulevard. The water line will be
8 inches in diameter and will loop through the site; the sewer line will be 8 inches.
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Attachment A
Location Map
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Attachment B
Existing Zoning
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Attachment C
Preliminary Plat
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Attachment D
Approved Major Site Development Plan – Excerpt
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Attachment E
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):
(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.
Ames Municipal Code Section 23.302(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.
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