HomeMy WebLinkAboutA031 - Resolution approving Preliminary Plat for Iowa State University Research Park Phase IV First Addition at 4200 University BoulevardITEM #:33
DATE:02-10-26
DEPT:P&H
SUBJECT:PRELIMINARY PLAT FOR IOWA STATE UNIVERSITY RESEARCH PARK
PHASE IV FIRST ADDITION
COUNCIL ACTION FORM
BACKGROUND:
The Iowa State University Research Park (ISURP) Phase IV First Addition is a Preliminary Plat
creating one development lot, one outlot, and two street lots for an approximately 35-acre
property located at 4200 University Boulevard (S 530th), south of the current Research Park
boundary (See Location Map Attachment A).
The 15-acre development lot (Lot 1) is to be zoned Research Park Innovation District
(RI) to allow for development of an agricultural equipment testing facility. The outlot will
remain in agricultural production with Agricultural zoning (See Preliminary Plat Excerpt
Attachment B). The plat includes two street lots to be dedicated as University Boulevard
right-of-way with the final plat. The development lot and outlot have frontage on University
Boulevard, a designated Minor Arterial Street.
There is a concurrent rezoning request on this agenda for Lot 1 to be rezoned to Research
Park Innovation District “RI”. The boundary of Lot 1 aligns with the proposed rezoning
boundary. No specific Master Plan accompanies the proposed rezoning. Therefore, all utility
and street requirements would be subject to review with this preliminary plat.
Water main and sanitary sewer have been stubbed to the northwest corner of the Lot 1. The
Developer is required to take utilities through the site to serve other planned development in
the area. Road extensions are planned to the south of the site and no new road is part of this
preliminary plat.
Staff has required future looping of the water main to Riverside Drive with either a main
installed along the north property line or with future development to the south/east. The
property owner has agreed to a 10-year timeframe to complete looping to City
specifications. This 10-timeframe is included included as a condition for approval of a
final plat. The agreement for looping will include this site plus other adjacent land
owned by ISU Research Park.
Sanitary sewer will be extended to the center of the development lot in an easement and
stubbed to the adjacent property to the west for future service. The Subdivision Code would
normally require the sewer be extended through the site; however, the sewer is not required to
be extended to the south property line due to plans to serve the remaining area to the south
and west with a different sewer system. The sewer line at the north edge of the project can
serve development to the west if needed.
Stormwater management will be provided through regional basins constructed as part of the
previous ISURP development phase (Phase III).
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Access Waiver Request:
A waiver is requested by the applicant to allow for Lot 1 to have more than one direct access
from University, which is planned as a minor arterial street. The Subdivision Code does not
permit new lots to have direct access from an arterial street. This standard is primarily
intended to manage access from higher order streets to multiple smaller lots. This standard
along with lot and block requirements result in requirements for intersecting local streets for
access or frontage roads as the primary points of access for new development lots.
The subject site is a large industrial site that has more than 850 linear feet of frontage on
University which would typically support planning for a road extension to serve
development. Due to the location of an intervening farmstead along University Boulevard, the
applicant did not believe it is desirable to install a road through the site for access. Based
upon conversations with ISURP, a future street extension will occur just to the south of the
site, but it will not serve this site.
Due to the frontage length and planned road to the south, an additional access could be
granted since a street extension is not part of subdivision. If the waiver is granted, the access
points will still be required to meet SUDAS engineering standards for spacing and access
management. This will be reviewed as part of a future Minor Site Development Plan.
Preliminary review of the proposal indicates they will have ample room to meet SUDAS
minimum spacing requirements between driveways and planned streets.
Planning and Zoning Commission Recommendation:
The Planning and Zoning Commission heard the request at its January 21, 2026, meeting.
The Commission had several questions about the future road extension and access to the
property for agricultural equipment. Staff clarified that the future road to the south would be
extended through adjacent properties to connect S. Riverside with University. Agricultural
equipment may access the property through adjacent fields.
The Commission voted 5-0 to recommend City Council approval of the Preliminary Plat.
ALTERNATIVES:
1. Approve the Preliminary Plat for the Iowa State University Research Park Phase IV First
Addition located at 4200 University Boulevard with:
a. A Waiver to allow two points of access off of University subject to City Traffic
Engineer review of the Minor Site development Plan consistent with SUDAS
driveway spacing and turning movement standards.
b. Approval of an agreement prior to final plat approval for the extension of a water
main loop through adjacent ISURP land to connect to the Riverside Drive water
main within 10 years of final plat approval.
2. Deny the Preliminary Plat based on the finding that it does not meet the requirements of
Section 23.302(5) of the Ames Municipal Code and by setting forth the City Council's
reasons to disapprove or modify the proposed preliminary plat as required by Section
23.302(6) of the Ames Municipal Code.
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3. Defer action on the item and request more information from staff or the applicant.
CITY MANAGER'S RECOMMENDED ACTION:
Upon review of the Preliminary Plat staff has found that the plat meets the requirements
of Chapter 23 with approval of the waiver. Lot layout and design as well as utilities
connections and stormwater design have been reviewed by staff and found to meet City
standards. The waiver request for access onto an arterial meets the intent of the
standard. Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1.
ATTACHMENT(S):
Addendum ISURP Preliminary Plat.pdf
Location Map.pdf
Preliminary Plat Excerpts.pdf
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Addendum
Project Location.
The project site is approximately 35 acres and is located at 4200 University (S 530th). S
530th will be renamed to University with final platting. It is south of the current ISURP
boundary.
Traffic and Street Connections.
University Boulevard is a planned minor arterial. North of the site the roadway transitions
from a 150-foot right-of-way down to a standard 110-foot right-of-way for this site. The
proposed dedication accommodates any future planned widening of the roadway. No
road widening is anticipated at this time, but sidewalk will extend south across the
frontage.
University will provide the sole access to the proposed Lot 1. A waiver is requested to
allow Lot 1 to have two direct accesses onto University as it is an arterial. See discussion
in background.
A traffic impact assessment of future driveways is required with a Site Plan Review. If
the volume of traffic requires a turn lane or other street improvements, it will be required
as part of the approval process.
Phase III includes a planned Entrepreneur Way street extension northeast of the property
from South Riverside Drive. The roadway is anticipated to extend further south into the
general area of the subject property to University Boulevard, but no roadway is anticipated
to cross this site.
Shared Use Paths, Sidewalks, and Trails.
The developer is responsible for constructing a standard sidewalk along the east side of
University for the length of the subdivision in accordance with City Standards (5 feet in
width). The City’s Ames Plan 2040 Comprehensive Plan shows a shared use path along
the west side of University, which will occur at a later date independent of the subdivision
proposal.
Stormwater Management.
Stormwater management will occur for the subdivision in regional basins to the north that
were constructed as part of the previous Phase III of the ISURP. For stormwater runoff to
reach this area, three basins for previously developed sites downstream will be removed.
All runoff will be the directed to an expanded basin to serve the new development on the
subject property and existing structures within Phase III. This basin connects with two
existing dry pond basins prior to release. Final off site release rates will not change.
Utilities and Easements.
The site is part of rural water territory buyout agreement with Xenia Rural Water for
service by the City. The City has a master agreement for water service territories. This
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area is within a designated buyout area. The cost of the buyout is a requirement of a
property owner and must be completed prior to final plat.
City Water service will be provided from the north along University Boulevard. Where the
water main passes through County right-of-way in front of the adjacent property to the
west, a permit from the County will be required for the work.
Sanitary Sewer will be available from the north and be extended in an easement through
the development lot. The main extension allows for access via easement to the rural
parcel abutting the site. It is not required to be extended the full length of the subdivision
as a separate main will be constructed to serve future development.
Electrical.
Electrical service will be provided to the subdivision from Alliant Energy.
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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.
Sec. 23.103. WAIVER/MODIFICATION. (1) Where, in the case of a particular
subdivision, it can be shown that strict compliance with the requirements of the
Regulations would result in extraordinary hardship to the Applicant or would prove
inconsistent with the purpose of the Regulations because of unusual topography or
other conditions, the City Council may modify or waive the requirements of the
Regulations so that substantial justice may be done and the public interest secured
provided, however, that such modification or waiver shall not have the effect of nullifying
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the intent and purpose of the Regulations. In no case shall any modification or waiver
be more than necessary to eliminate the hardship or conform to the purpose of the
Regulations. In so granting a modification or waiver, the City Council may impose such
additional conditions as are necessary to secure substantially the objectives of the
requirements so modified or waived
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PRELIMINARY PLAT
FOR
ISU RESEARCH PARK PHASE IV
FIRST ADDITION
AMES, IOWA
SHEET
A S S O C I A T E S®
Strand Associates, Inc.
414 South 17th Street
Suite 107
Ames, IA 50010
515-233-0000
www.strand.com
1CONTRACT 7238.003 SUBMITTAL, 01/09/2026
PROJECT LOCATION MAP
NO SCALE
AREA MAP
NO SCALE
PROJECT LOCATION
PROJECT LOCATION
DRAWING LIST
SHEET NO.SHEET TITLE
1 COVER SHEET
2 EXISTING CONDITIONS
3 PROPOSED LOT LAYOUT
4 PROPOSED IMPROVEMENTS
5 SANITARY SEWER PLAN & PROFILE - 1
6 SANITARY SEWER PLAN & PROFILE - 2
7 WATER MAIN PLAN & PROFILE
8 STORMWATER POLLUTION PREVENTION PLAN - 1
9 STORMWATER POLLUTION PREVENTION PLAN - 2
OWNER/DEVELOPER
Iowa State University Research Park
1805 Collaboration Place, Suite 1250
Ames, Iowa 50010
PLAN PREPARER/ENGINEER
Eric Thompson, P.E.
Strand Associates, Inc
2802 South Loop Drive
Ames, Iowa 50010
LEGAL DESCRIPTION
The Northwest Quarter of the Southwest Quarter of Section 22,
Township 83 North, Range 24 West of the 5th P.M., Story County,
Iowa, except Parcel B therein as shown on the Plat of Survey filed
at Inst. No. 2012-01369. Said subdivision contains 36.88 acres,
which includes 1.13 acres of existing public right of way.
ZONING
Existing:
A (AGRICULTURAL)
Proposed:
RI (RESEARCH PARK INNOVATIVE DISTRICT)
SEDIMENT AND EROSION CONTROL
This site is covered by an existing Iowa DNR NPDES permit. A
sediment and erosion control plan will be created, and the NPDES
and City of Ames COSESCO permits will be updated before each
addition of the subdivision is constructed.
UTILITIES
All private utilities will be located within public utility easements
shown, or within utility corridors provided for by the City's “Use of
City Rights-of-Way Users” ordnance.
All sanitary sewer mains will be 12” diameter.
All water mains will be 8” diameter.
SIDEWALKS AND SHARED-USE PATHS
5' wide sidewalks will be constructed on the east side of University
Boulevard, within the Plat.
STREETS
No Improvements
All construction materials, dumpsters, detached trailers, or similar
items are prohibited on public streets or within public right-of-way.
PARKING RESTRICTIONS
Vehicle parking will be prohibited as follows:
Along University Boulevard
1/9/26
All sheets in the index
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PROJECT MGR.
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ERIC THOMPSON, P.E.
7238.001
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5' SIDEWALK
1' FROM PROPERTY LINE
5' SIDEWALK
1' FROM PROPERTY LINE
GRADING OUTSIDE OF
RIGHT OF WAY BY OTHERS
50' SAN
SEWER
EASEMENT
31' SURFACE WATER
FLOWAGE EASEMENT
SANITARY SEWER
STORM SEWER
WATER MAIN
PHASE IV - 1ST ADDITION
PUBLIC UTILITY IMPROVEMENTS
LEGEND
50' SURFACE WATER
FLOWAGE ESMT.
12
WV
4
SAN
FO
SAN
SAN
SA
N
SA
N
WS
WS
WS
WS
G UG
T
UG
T
UG
E
UG
E
UGE
UG
E
FS-3A
FS-1A
FS-2A
FS-4A
FS-5A
108.2
973
80 160
N
SILT FENCE
INLET PROTECTION
LEGEND
CONSTRUCTION ENTRANCE CONCRETE, PAINT, AND GROUT WASHOUT AREA
DESIGNATED STAGING AREA FOR PORTABLE
RESTROOMS, TEMPORARY FUEL TANKS, WASTE
CONTAINERS, AND OTHER CHEMICALS.
SPILL KIT
FILTER SOCK
SF-#
IP-#
CE
FS-#
NOTES:
1)OWNER DOES NOT EXPECT TO STOCKPILE SOIL ON-SITE
FOR ANY EXTENDED PERIOD OF TIME
2)IF INFILTRATION METHODS ARE USED, INSTALL THEM
AFTER UPSTREAM IS STABILIZED
3)DO NOT REMOVE PERIMETER CONTROLS UNTIL
UPSTREAM AREAS ARE STABILIZED
4)INSTALL "_-A" CONTROLS PRIOR TO START OF
CONSTRUCTION
5)INSTALL "_-B" CONTROLS IMMEDIATELY AFTER
INSTALLATION OF PIPE / STRUCTURE
FILTER SOCK
ID AREA, LF
FS-1A 931
FS-2A 960
FS-3A 181
FS-4A 689
FS-5A 65
TOTAL 2,826
EROSION CONTROL NOTES:
1.CONTRACTOR MUST MAINTAIN (CLEAN/REPAIR/REPLACE)
EROSION CONTROL MEASURES UNTIL FINAL STABILIZATION
IS DETERMINED BY THE OWNER. EROSION CONTROL
MEASURES SHALL BE MAINTAINED WEEKLY. DISPOSAL OF
ACCUMULATED SEDIMENT AND SILT IS REQUIRED.
CONTRACTOR IS RESPONSIBLE FOR ANY TEMPORARY
SEEDING OR MULCHING PER THE SWPPP AND SUDAS.
2.ROLLED EROSION CONTROL PROTECTION SHALL BE CURLEX
CL BLANKET OR APPROVED EQUAL.
3.FLEXAMAT SHALL BE INSTALLED PER MANUFACTURES
RECOMMENDATIONS. PRIOR TO INSTALLATION OF THE MAT,
THE SEEDBED AREA SHALL BE PREPARED, FERTILIZED, AND
MULCHED WITH SUDAS TYPE 2 SEEDING.
IP IPIPIP
IP
IP
OP
IPIP
IP
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-
2
8
A S S O C I A T E S®
SHEET
JOB NO.
PROJECT MGR.
NO
.
RE
V
I
S
I
O
N
S
DA
T
E
:
ERIC THOMPSON, P.E.
7238.001
AM
E
S
,
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O
W
A
FI
R
S
T
A
D
D
I
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I
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N
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0
13