HomeMy WebLinkAboutA026 - Waiver request for a rural two-lot Minor Subdivision of less than 35 acres within two miles of Ames at 50184 180th StreetITEM #:27
DEPT:P&H
February 24, 2026
Staff Report
WAIVER REQUEST FOR A RURAL TWO-LOT MINOR SUBDIVISION OF LESS THAN 35
ACRES WITHIN TWO MILES OF AMES AT 50184 180TH STREET
BACKGROUND:
Brad McCartney, of 50184 180th Street in rural Story County, recently contacted the City
Council regarding his desire to subdivide a single seven-acre property into two parcels
(Attachment A-Letter, Attachment B-Subdivision Proposal). In order for this to occur in the
County, he has requested that the City Council waive development standards. Any division of
land within two miles of Ames is subject to City review for conformance to the City’s
subdivision code or for consideration of a waiver of city standards (Attachment C-Location
Map).
The subject property currently has one house on it. The property is northwest of the City
nearly two miles from the current boundary of the City at the northern edge of the City’s two-
mile jurisdictional boundary. City staff identified the property as primarily Natural Area with
some Agricultural based upon the policies of Ames Plan 2040 in relation to existing conditions
and proximity to Ioway Creek (see Attachment D Sketch Plan letter). The property is not
located in an Urban Reserve Area.
The purpose of the proposed subdivision is to split the existing farmstead of
approximately 7.67 acres of land into two parcels of 4.523 acres and 3.147 acres
separately and build a new home on the western 4.523-acre parcel. An existing home on
the property would occupy the eastern 3.147 acre parcel.
Mr. McCartney is seeking a waiver of the City’s Subdivision standards that would
otherwise require public improvements with the division, and to waive the minimum lot
size policy related to rural land use designations. Both of the identified land use
designations do not support subdivisions based on the intended land use of Ames Plan
2040. However, the property is at the farthest edge of the City's two-mile boundary and
could be considered for a waiver of City standards if found not t o conflict with City
interests. Story County would permit the division as a Rural Parcel Subdivision to create one
additional lot, if the City waives its requirements.
OPTIONS:
Option 1: Approve Waiver of City Review
This option would waive the City review of this subdivision in its entirety, thereby releasing it to
Story County for its review. The City would not review any component of the subdivision.
The subject subdivision cannot be accomplished within the City’s regulations because of its
distance from the City. Furthermore, its location does not impact planned growth areas of the
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City.
This option requires filing a formal approval of a waiver by the Council. With a release of
subdivision review, the applicant may proceed with submitting an application to Story County
for review.
Option 2: Require a Final Plat to be submitted and reviewed with a waiver for minimum
lot size of less than 35 acres.
This option would require a Final Plat for review and consideration by City Council before
being considered by Story County. The intent would be to waive all improvement
requirements, but retain review authority of the subdivision and its lot configuration. A Plat of
Survey may be acceptable in lieu of Final Plat, pending coordination with Story County.
Option 3: Decline to waive standards in support of a subdivision at this location
This option would maintain that the Natural Area Conservation and Agricultural Area as-is with
no intensification of housing by rejecting the request for a waiver from Mr. McCartney.
STAFF COMMENTS:
Mr. McCartney has communicated to staff his desire to subdivide his farmland in Story County.
Ames has a policy of only subdividing land in the Urban Fringe into parcels that are at least 35
acres for areas seen as Agricultural and Farm Service classifications and not allowing
subdivisions in designated Natural Area Conservation Subdivisions that intensify use near the
City and do not include urban development standards, which can be counter to the City’s
plans for growth and expansion.
However, upon review of the Ames Plan 2040 Future Land Use and the location of this
property staff does not believe that this property will ever be brought into the City. The
location of this division is at the edge of the City’s two-mile jurisdictional boundary.
The area in general is highly unlikely to be incorporated into the City in the future due
to existing development patterns in this area.
As such, given the distance near the edge of the two-mile boundary and that it is
unlikely to ever come into the City, staff supports granting a waiver.
ATTACHMENT(S):
Attachment A- Owners Letter to Council.pdf
Attachment B-Proposed Subdivision.pdf
Attachment C- Location Map.pdf
Attachment D- 50184 180th Street Sketch Plan Letter.pdf
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Attachment A- Owners Letter
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NORTH
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Attachment C
Property Location In Story County
Ames Corporate Limits in Red
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Planning and Housing Department 515.239.5400 main 515 Clark Ave. P.O. Box 811
515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
November 13, 2025
Brad McCartney
McCartney Properties
5769 North Swing Ave
Ames, Iowa 50014
RE: Sketch Plan for 50184 180th Street, Story County
REV-002423-2025
Dear Brad:
The Development Review Committee (DRC) has completed review of the Sketch Plan for 50184
180th Street. The land is located just east of N 500th Avenue, within two miles of the Ames City
limits in the Ames Urban Fringe area.
The Planning and Housing Department received the Sketch Plan application on October 30, 2025.
The Development Review Committee (DRC) staff met on November 12, 2025, for the pre-
application conference, a required first step for any proposed subdivision, lot merger, or boundary
line adjustment. It was determined that a formal meeting with the whole Development Review
Committee and the applicant was not required. This letter is a follow-up to that meeting with our
comments included below.
Your request is to divide the existing 7.67 acre property identified as SECTION:18 TOWNSHIP:84
RANGE:24 NW NW BEG 844.26' E NW COR E510' S943.3' W155.3' NW498.3' W181' N477' located in Story County
into two parcels: One parcel would include the existing house and the second parcel would be for
a new residence. The property is included within the “Agriculture and Farm Service” Fringe Land
Use Designation and Natural Areas Designation. City policy does not support land divisions
within the Urban Fringe resulting in parcels less than 35 acres.
Below are excerpts from Ames Plan 2040, relating to policies in the Ames Urban Fringe (those
areas outside the City within two miles of the City limits:
UF3-1: Agricultural Preservation.
Agricultural areas are designated to preserve appropriate land for farming and limit the
encroachment of residential and other uses into these areas. Land divisions are permissible
only to allow for splitting off an existing homesite or farmstead from a farm area. Minimum
lot sizes are proposed at 35 acres matching the Story County A-1 zoning standard.
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UF3-2: Natural Area Conservation.
Natural areas include sensitive areas of natural habitat, steep slopes, and waterways. Natural
area designations are informational based upon the Environment Element and the 2006
AUFP. Creation of new parcels within these areas for new development is prohi bited.
Property divisions for land conservation purposes is permissible with city approval. Land
conservation is typically for larger areas to be preserved within outlots under common or
private ownership or to transfer ownership to a governmental or non-governmental
organization for its management. Creation of private open space may not be appropriate
under this designation. Natural areas adjacent to the city may still require annexation to
further city goals for orderly development patterns and resource conservation.
Chapter 23 of the Ames Municipal Code describes the requirements for subdivisions and
associated improvement requirements. The city has subdivision jurisdiction over properties
within a two-mile radius of the city limits and may impose city design and improvement
standards unless waived by the City Council. Ames Plan 2040 does not support waiving the
City’s subdivision authority on parcels less than 35 acres.
Creating a new buildable parcel requires a referral from the Ames City Council to consider
waivers and covenants before a Final Plat is submitted. You would begin by writing to the
Ames City Council requesting a waiver from the City’s subdivision requirements by sending a
letter to the Ames City Clerk’s Office at Renee.Hall@cityofames.org. The phone number for the
City Clerk’s Office is (515) 239-5105.
City Council would then consider the request as it relates to our Fringe Area policies and the
Subdivision Ordinance. The Council may or may not agree to waive requirements. If Council
agrees to the waiver, you may then proceed with a Final Plat application for City review and
approval. If no waiver is granted, the subdivision will then require compliance with the City’s
infrastructure standards and require submittal of a Preliminary Plat including public
improvements.
Story County Planning and Development has also reviewed the Sketch Plan. They will be
contacting you about their standards for subdividing land. After you receive word from Story County,
you may determine whether or not you wish to proceed with a waiver request.
If you have any questions, please contact me at (515) 239-5400, or by email at:
justin.moore@cityofames.org.
Sincerely,
Justin Moore
Planner
CC: Leanne Harter, Story County Planning & Development
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