HomeMy WebLinkAboutA023 - Hearing on rezoning of part of a property located within the Iowa State Research Park located along South 530th Avenue from Agricultural (A) to Research Park Innovation District (RI) with Master PlanITEM #:26
DATE:12-16-25
DEPT:P&H
SUBJECT:REZONING FOR 15.25 ACRES OF A 35-ACRE PROPERTY LOCATED
WITHIN THE IOWA STATE RESEARCH PARK LOCATED ALONG SOUTH
530TH AVENUE FROM AGRICULTURAL (A) TO RESEARCH PARK
INNOVATION DISTRICT (RI) WITH MASTER PLAN
COUNCIL ACTION FORM
BACKGROUND:
The Iowa State University Research Park (ISURP) is requesting to rezone a 15.25-acre
portion of a 35-acre property located south of the current southern most developed site of the
Research Park along South 530th Avenue (University). The request is to rezone from
Agricultural “A” to the Research Park Innovation District “RI” with a Master Plan. A location
map is attached.
The ISURP owns four parcels, totaling approximately 150 acres, south of the current
developed Research Park boundary on the east side of S 530th Avenue. Only the 35
northwestern-most acres of this land were annexed into the City in August to facilitate
development of an agricultural equipment testing facility. The rezoning area, the
northwestern approximately 15 acres of the recently annexed area, will be an immediate
opportunity for a development site. The ISURP desires to subdivide the overall site to match
the proposed rezoning boundary.
The applicant has indicated that 20 remaining acres of the annexed property will continue to
be zoned Agricultural and in agricultural production to support equipment testing operations.
Although ISURP has not proposed RI zoning for the whole property at this time, the 20 acres
could also be rezoned to RI to indicate its future use as industrial.
The RI District is an industrial zoning district established in 2015 and tailored to the needs of
ISURP. It is distinguished from typical industrial zoning districts by focusing on research and
development facilities, related office uses, and supportive commercial uses only in a Hub area
(see attached existing zoning map).
MASTER PLAN
A Master Plan was requested by staff to illustrate how the subject site would integrate the
remaining undeveloped ISURP lands to address any specific infrastructure need related to the
partial property rezoning request. The undeveloped 150 acre area, including the site of the
rezoning, is shown in the attached Master Plan. The key issue at this time is if any
extensions of infrastructure should occur on the subject northwest 35 acres site or if
the overall Master Planning demonstrates that adequate options exist for future
extensions.
The Master Plan helps define a concept of development for the overall area, but assigns no
specific development requirements to the 15.25 acre area. Importantly the Master Plan
indicates where a future industrial street could be extended through the area to complete its
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planned development and allowed for discussion of future water looping needs, sewer
extensions, and planning for regional stormwater treatment facilities. The majority of the area
is yet to be annexed and while they are shown as part of the Master Plan, it is not binding on
the parcels.
At this point, the Master Plan is a concept that informs approval of the 15.25 acres and defers
development details related to the site to its future subdivision review. No specific conditions
are proposed with this rezoning application, if the concept is accepted by the Council.
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission voted 6-0 to recommend approval of the request at its
December 3, 2025 meeting. A neighboring county resident located along S 530th spoke at the
meeting. The owner questioned the rezoning process and what would be the development
plan for the site and described prior interactions with the ISURP related to the sale of property.
The Commission's discussion focused on the compatibility of industrial uses with the adjacent
unincorporated farmstead after testimony from the resident.
Staff noted that, as this adjacent property is not within the City and not residentially zoned, the
RI zone requirements for increased setbacks and a buffer from residentially zoned properties
do not apply. There has been no past practice of applying additional development
requirements to properties when adjacent to the unincorporated area. Additional information
about the site may be known once the Preliminary Plat is under review and is presented for
approval in early 2026.
ALTERNATIVES:
1. Approve on first reading the rezoning from Agricultural to Research Park Innovation
District for 15.25 acre area of the subject parcel and accept the conceptual Master Plan
for planning purposes on the remaining ISURP land with no requirement of a zoning
agreement for this request.
However, future use within the RI zoned area will be subject to approval of a
subdivision of the site to avoid a split zoning designation.
2. Approve on first reading the rezoning from A-Agricultural to RI-Research Park Innovation
District for all 35 acres of land and accept the conceptual Master Plan for planning
purposes on the remaining ISURP land with no requirement of a zoning agreement for
this request.
3. Deny the request to rezone the property from A-Agricultural to RI-Research Park
Innovation with Master Plan.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed partial property rezoning is unusual as split zoning of property complicates
eventual development. Since the owner has submitted for a subdivision to match the proposed
rezoning boundary this complication is obviated. Alternative 1 recommends approval of the
rezoning with the planned development of the site within the RI zoning contingent on
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the approval of a subdivision that creates a matching lot to rezoning boundary. If the
subdivision was not approved, the split zoning would restrict the site to agricultural
use.
The RI District proposal reflects the intended development pattern for ISURP. In this case the
Master Plan does not bind this particular site to any specific requirement with the applicant
demonstrating that later development phases can accomplish providing for adequate
deployment of infrastructure. The rezoning is also consistent with the Plan 2040 Employment
designation for the area with the required subdivision allowing for site specific infrastructure
improvement review to serve future development. Therefore, it is the recommendation of the
City Manager that the City Council adopt Alternative 1, as described above.
ATTACHMENT(S):
ISURP S 530th Ave Rezoning.docx
Addendum.pdf
Existing Zoning and Location Map.pdf
Master Plan
Future Land Use Map.pdf
Plan 2040 Excerpt.pdf
Applicant Request.pdf
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE, RESERVED FOR RECORDER
Prepared by: Renee Hall, 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 OF AMES, 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 S. 530th Avenue, Iowa State Research Park
Phase IV, 1st Addition, is rezoned from Agricultural to Research Park Innovation District.
Real Estate Description: That part of the Northwest Quarter of the Southwest Quarter of
Section 22, Township 83 North, Range 24 West of the 5th P.M., Story County, Iowa, being
more particularly described as follows: Beginning at the W est Quarter Corner of said
Section 22; thence S89°52'29"E, 679.34 feet along the north line of said Northwest
Quarter of the Southwest Quarter; thence
S00°07'31"W, 1192.61 feet; thence S90°00'00"W, 665.40 feet to the west line of said
Section 22; thence N00°32'36"W, 603.36 feet along said line to the Southwest Corner of
Parcel B in said Northwest Quarter of the Southwest Quarter; thence N89°27'45"E, 423.59
feet to the Southeast Corner thereof; thence N00°19'13"W, 313.23 feet to the Northeast
Corner thereof; thence N87°19'30"W, 425.48 feet to the Northwest Corner thereof; thence
N00°32'36"W, 253.71 feet along the west line of said Section 22 to the point of beginning,
containing 15.25 acres.
Section 2: All other ordinances and parts of ordinances in conflict herewith are
hereby repealed to the extent of such conflict.
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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
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A DDENDUM
Existing Uses of Land
The property is undeveloped and in agricultural production. 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
Subject Property Crop production
North Crop production
East Crop production, a farmstead and the Ames
Municipal Airport
South Crop production
West Crop Production and a farmstead
Ames Plan 2040 Designation
Ames Plan 2040, the City’s comprehensive plan, designates the subject properties as
“Employment” (Emp.) and shows them as a future urban growth area for the City.
Ames Plan 2040 identifies the purpose of Employment designation as for general
industrial areas and large-scale employment centers that are part of a planned business
or the ISU Research Park. Applicable zoning districts include the RI Research Park
Innovation District. The proposed RI zoning district is consistent with the designation for
this area.
Proposed Zoning and Master Plan
The proposed Master Plan shows the layout of uses and open space, and circulation
with previous phases of development to the north. All uses as allowed in the RI zone are
proposed to be permitted, including office uses, research and development facilities,
and manufacturing and processing uses.
Infrastructure
Water territory will need to be bought out by ISURP to transfer service from Xenia to the
City of Ames.
Water and sewer infrastructure exists at the subject property’s north property line. They
were extended by ISURP with prior development.
The developer will extend water and sewer at the time of site development. As part of the
initial reviews of the development concept, staff has reviewed plans for future looping of
water and extension of sewer to serve the larger 150-acre area shown on the Master Plan
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and to areas south and east of the site. Looping may be determined to be needed with
the first phase of development at the time of subdivision review.
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 owned by the Iowa State University Research Park. The
rezoning request and statement of justification is included as Attachment E.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map. The rezoning process may require a Master
Plan.
3. The subject properties are consistent with the designation of “Employment”
identified on the Ames Plan 2040 Future Land Use Map.
4. Expectations for future road extensions are established by the accompanying
Master Plan.
5. Impacts on infrastructure and City services for this parcel are consistent with what
is already anticipated for the area. Infrastructure is available to the site.
Public Notice
The City provided mailed notice to all property owners within 400 feet of the subject
property prior to the Planning and Zoning Commission meeting in accordance with the
notification requirements of Chapter 29.
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RESEARCH PARK
INNOVATION DISTRICT
78 ± ACRES
RESEARCH PARK
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USE AREA
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OWNER
IOWA STATE UNIVERSITY
RESEARCH PARK
1805 COLLABORATION PL, STE 1250
AMES, IA 50010
PREPARED BY
ERIC THOMPSON
STRAND ASSOCIATES, INC.
414 S 17TH STREET, SUITE 107
AMES, IA 50010
APPLICANT
RICK SANDERS
IOWA STATE UNIVERSITY
RESEARCH PARK
1805 COLLABORATION PL, STE 1250
AMES, IA 50010
DATE SUBMITTED
OCTOBER 30, 2025
EXISTING ZONING
AGRICULTURAL
LEGAL DESCRIPTION
Survey Description-Area to be Rezoned, Phase IV:
That part of the Northwest Quarter of the Southwest Quarter of Section 22,
Township 83 North, Range 24 West of the 5th P.M., Story County, Iowa,
being more particularly described as follows: Beginning at the West Quarter
Corner of said Section 22; thence S89°52'29"E, 679.34 feet along the north
line of said Northwest Quarter of the Southwest Quarter; thence
S00°07'31"W, 1192.61 feet; thence S90°00'00"W, 665.40 feet to the west
line of said Section 22; thence N00°32'36"W, 603.36 feet along said line to
the Southwest Corner of Parcel B in said Northwest Quarter of the Southwest
Quarter; thence N89°27'45"E, 423.59 feet to the Southeast Corner thereof;
thence N00°19'13"W, 313.23 feet to the Northeast Corner thereof; thence
N87°19'30"W, 425.48 feet to the Northwest Corner thereof; thence
N00°32'36"W, 253.71 feet along the west line of said Section 22 to the point
of beginning, containing 15.25 acres.
IOWA STATE UNIVERSITY
RESEARCH PARK PHASE IV
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Residential Neighborhood 5 -
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Neighborhood Core - Mixed
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Employment (Emp)
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Rezoning
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ISURP-
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ISURP-
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ISURP-
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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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