HomeMy WebLinkAboutA049 - Hearing on Rezoning 1323 Northwestern Ave from RL to S-GAITEM #:49
DATE:03-10-26
DEPT:P&H
SUBJECT:REZONING OF 1323 NORTHWESTERN AVENUE (AMES CENTER) FROM
RESIDENTIAL LOW DENSITY (RL) TO GOVERNMENT/AIRPORT DISTRICT
(S-GA) WITH A MASTER PLAN
COUNCIL ACTION FORM
BACKGROUND:
Ames Community School District (ACSD) is requesting to rezone a 10.10-acre property
located at 1323 Northwestern Avenue from “RL” (Residential Low Density) to “S-GA”
(Government/Airport District) Zone with a Master Plan (See Location Map). The ACSD
purchased the property in 2023 with the primary purpose of enhancing education and
community resources within the district. The site was previously owned by Lutheran Services
of Iowa and operated as a school and administrative services.
The rezoning from RL to S-GA is intended to provide the ACSD with flexibility regarding uses
that are allowed onsite. The current RL zoning permits Institutional Uses, including a school,
with approval of a Special Use Permit by the Zoning Board of Adjustment, whereas the S-GA
will permit a somewhat broader range of use through administrative approval.
The rezoning request includes additional administrative uses that are described in more detail
below. Although S-GA is more flexible, the proposed Master Plan helps define allowed uses,
general building sizes, screening, and traffic flow anticipated for the site.
The subject property currently contains three buildings. Two former buildings have been
demolished since 2023. The ACSD is looking to renovate the existing buildings for educational
purposes, offices, rental space, and a food pantry, as well as to add additional buildings.
The ACSD also plans to construct two new buildings intended for IT space, storage, and an
addition to the gym building that may contain additional classrooms or offices in the future
(See Master Plan). The new IT and storage building is approximately 2,700 square feet, and
the gymnasium addition is approximately 3,900 square feet. Additionally, the Master Plan
shows playground space, an outdoor classroom, a community garden, and a traffic garden (a
small-scale street network where children can learn traffic rules). Though the general sizes
and future uses may vary, the Master Plan provides an appropriate site layout and is
consistent with the S-GA rezoning.
The ACSD also plans to improve traffic through the site by extending the north-south driveway
through the site, adding site access on the northeast corner of the site, improve parking, and
add a trail network through the site. An existing southern driveway along Northwestern would
be removed with the reconfiguration of the site parking.
The Planning and Zoning Commission reviewed the proposal on February 18. The
Commission received one comment from a property owner northwest of the site that was
concerned about drainage issues to the west of the railroad.
The Commission reviewed staff's recommendation about eliminating the south driveway along
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Northwestern, which was agreed to by ACSD representatives. The Commission voted 5-0 to
recommend approval with an updated Master Plan reflecting no south access to
Northwestern. The Master Plan has since been updated as presented with this report.
ALTERNATIVES:
1. Approve on first reading the ordinance to rezone approximately 10.10 acres located at
1323 Northwestern Avenue from Residential Low Density to Government/Airport District
with a Master Plan. A Zoning Agreement for the Master Plan must be approved prior to
third reading of the rezoning ordinance.
2. Direct the applicant to modify the Master Plan and continue the item to a future meeting.
3. Deny the request to rezone the property and retain the RL zoning and Special Use
Permit.
CITY MANAGER'S RECOMMENDED ACTION:
The proposal to rezone the property located at 1323 Northwestern Avenue provides
greater flexibility compared to residential zoning. The rezoning includes a Master Plan,
which is intended to help govern future site improvements. The Master Plan does not
dictate phasing. Future improvements will be consistent with the general layout of the
site. Individual Site Development Plans and building permits will be required prior to
any construction of new improvements. Therefore, it is the recommendation of the City
Manager that the City Council adopt Alternative 1, as described above.
ATTACHMENT(S):
Master Plan Exhibit
Location Map
Zoning Map.pdf
Rezoning Exhibit
Draft Ordinance.docx
Report Addendum
Applicant Narrative
2
Master Plan
March 2nd, 2026
Northwestern Ave & 13th
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1323 NORTHWESTERN AVENUE
TOTAL LAND AREA: 10.1 ACRES (440,130 SF)
EXISTING ZONING: RL - RESIDENTIAL LOW-DENSITY
PROPOSED ZONING: S-GA - GOVERNMENT/AIRPORT DISTRICT
LEGAL DESCRIPTION - PARCEL C:
Part of the Southwest Quarter of the Southeast Quarter of Section
34, Township 84 North, Range 24 West of the 5th P.M., City of
Ames, Story County, Iowa, as previously described in a Quit Claim
Deed filed in Book 97, Pages 2-4, and as previously shown on the
Plat of Survey filed at Inst. No. 00-10865, and being more currently
described as follows: Commencing at the Southeast Corner of Lot 2
in Bel-Air First Addition to Ames, Story County, Iowa; thence
S00°09'10"E, 299.84 feet along the west line of Northwestern
Avenue to the point of beginning; thence S00°12'02"E, 230.08 feet;
thence southerly, 129.86 feet along a curve having a radius of
1080.80 feet, concave easterly, a central angle of 6°53'03" and
being subtended by a chord which bears S03°36'39"E, 129.78 feet;
thence southerly, 120.81 feet along a curve having a radius of
1010.80 feet, concave westerly, a central angle of 6°50'53" and
being subtended by a chord which bears S03°37'45"E, 120.74 feet;
thence N88°23'48"E, 5.00 feet; thence S00°14'29"E, 398.11 feet to
the intersection of the west line of Northwestern Avenue with the
north line of 13th Street; thence N89°52'59"W, 317.64 feet along the
north line of 13th Street to the easterly right of way line of an existing
railroad; thence following said line N23°06'55"W, 271.11 feet; thence
northwesterly, 504.95 feet along a curve having a radius of 5766.39
feet, concave southwesterly, a central angle of 5°01'02" and being
subtended by a chord which bears N25°27'58"W, 504.79 feet;
thence N27°51'53"W, 187.34 feet to the south line of the North 450
feet of said Southwest Quarter; thence N89°27'18"E, 705.41 feet
along said line to the point of beginning, containing 10.10 acres.
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REZONING MAP
6
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 1323 Northwestern Avenue, is rezoned from
Residential Low Density (RL) to Government/Airport District (S-GA) with a Master Plan.
Real Estate Description: PARCEL C:
Part of the Southwest Quarter of the Southeast Quarter of Section 34, Township 84 North, Range
24 West of the 5th P.M., City of Ames, Story County, Iowa, as previously described in a Quit Claim
Deed filed in Book 97, Pages 2-4, and as previously shown on the Plat of Survey filed at Inst. No.
00-10865, and being more currently described as follows: Commencing at the Southeast Corner of
Lot 2 in Bel-Air First Addition to Ames, Story County, Iowa; thence S00°09'10"E, 299.84 feet along
the west line of Northwestern Avenue to the point of beginning; thence S00°12'02"E, 230.08 feet;
thence southerly, 129.86 feet along a curve having a radius of 1080.80 feet, concave easterly, a
central angle of 6°53'03" and being subtended by a chord which bears S03°36'39"E, 129.78 feet;
thence southerly, 120.81 feet along a curve having a radius of 1010.80 feet, concave westerly, a
central angle of 6°50'53" and being subtended by a chord which bears S03°37'45"E, 120.74 feet;
thence N88°23'48"E, 5.00 feet; thence S00°14'29"E, 398.11 feet to the intersection of the west line
of Northwestern Avenue with the north line of 13th Street; thence N89°52'59"W, 317.64 feet along
the north line of 13th Street to the easterly right of way line of an existing railroad; thence following
said line N23°06'55"W, 271.11 feet;
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thence northwesterly, 504.95 feet along a curve having a radius of 5766.39 feet, concave
southwesterly, a central angle of 5°01'02" and being subtended by a chord which bears
N25°27'58"W, 504.79 feet; thence N27°51'53"W, 187.34 feet to the south line of the North 450 feet
of said Southwest Quarter; thence N89°27'18"E, 705.41 feet along said line to the point of beginning,
containing 10.10 acres.
Section 2: All other ordinances and parts of ordinances in conflict herewith are
hereby repealed to the extent of such conflict.
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
8
Addendum
Rezoning Background:
Existing Uses of Land. 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 Social Service Provider
North Church Property
East Railroad / Single-Family Residential
South Single-Family Residential
West Single-Family Residential
Ames Plan 2040
The project area has a Civic land use designation. These designations in Ames Plan
2040 support the proposed rezoning. The intended uses in a Civic area are public
facilities, schools, the Ames Municipal Airport, and other public services. At the time of
approval of Plan 2040, the site was under the control of Lutheran Services of Iowa and
operated as a school and administrative offices.
The Civic designation is appropriate for S-GA (Government/Airport District) zoning, which
is exclusively reserved for structures and uses related to or owned by federal, state,
county, school districts, or municipal government authorities. S-GA can be applied to any
future land use designation. The land use designation helps to guide compatible a ctivities
within the S-GA zoning as S-GA zoning is intended to accommodate site improvements
and operational needs of unique government uses.
Land Use Designation & Neighborhood Characteristics
The surrounding area is primarily single-family residential. The site abuts a Railroad to
the west. There is also a church that abuts the property to the north. The subject property
is currently used by the School District as a school consistent with the previous social
service provider owner and use, which is an allowed use with a Special Use Permit.
Northwestern is a City of Ames Collector Street. Northwestern permits parking on the
west side of the street for most of the School District’s property frontage. Approximately
230 feet from the intersection with 13th street, parking is prohibited as the s treet is divided
into two southbound lanes and one northbound lane.
Residential parking is permitted along the east side of the site approximately 650 feet
north of the 13th Intersection, essentially the northern 1/3 of the site’s frontage.
Growth Goals
The School District plans address Growth Goal 4, Quality Urban Experience. Several of
the goals emphasize creating public spaces, supporting social engagement, incorporate
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trail designs, and improving the street design that is sensitive to the surrounding land
uses.
The proposed development would include playground space, a community garden, a
traffic garden, rentable public event space, an onsite trail network, and improved site
access and circulation.
Staff finds that the proposed rezoning aligns with the comprehensive plan Civic
designation above and that the rezoning allows for uses that align with these goals.
Proposed Zoning Master Plan
The proposed Master Plan shows the conceptual site layout and circulation through the
site. It does not require that all improvements occur at one time, but instead identifies
the general layout and types of uses for future approval of site development plans.
The applicant indicates the school will be the primary use of the site, along with a
gymnasium, alumni services/offices, IT support services, parking, outdoor recreation
and learning areas, and a potential additional building near the gymnasium for future
use. (See applicant narrative)
The overall circulation is substantially modified to operate with a school drop off loop
internal to the site. Currently the site has no defined drop off loop and parents utilize
on site parking and at times Northwestern. A new driveway is proposed at the northern
end of the site near Bethesda Lutheran Church. The new driveway on Northwestern
greatly enhances usability of the site. The new driveway will eliminate a handful of
parking spaces along Northwestern.
The Master Plan also shows the removal of the south driveway as part of the site
improvements. The new northeast driveway and the existing southwest driveway will be
act as the primary means of circulation.
The S-GA zone does not limit uses if they are operated for a governmental purpose.
However, the Master Plan is designed to identify the type and intensity of uses for the
site as described above in order to set a reasonable range of expectations for uses of
the site. If the Master Plan is approved, use of the site that is generally consistent with
the types of buildings and uses that are described will be allowed through approval of
Site Development Plan permits by city staff. The Master Plan does not include a
phasing plan; the School District will be permitted to make improvements as they
determine is appropriate. Improvements to the site for parking, lighting, landscaping,
etc. will all be made consistent with City of Ames zoning standards.
Infrastructure:
City water and sanitary sewer currently serve this site from the right -of-way of
Northwestern Avenue. Access to the site will be from 13th Street and Northwestern
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Avenue. The proposed development can be served by existing utilities. The 13 th Street
access is proposed to be improved and extended to a new Northwestern Avenue access
located on the northeast corner of the site.
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 Ames Community School District.
2. The stated purpose of the S-GA zoning designation is, in part, to be reserved
exclusively for structures and uses related to or owned by federal, state, county,
school districts, or municipal government authorities.
3. The proposed zoning is consistent with the “Civic” designation identified on the Ames
Plan 2040 Future Land Use Map.
4. The Master Plan will ensure that development and intensity of the use is safe,
functional, efficient, and environmentally sound operation.
5. Impacts on infrastructure and City services for this parcel is consistent with what is
already anticipated for the area.
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.
The applicant stated that they held a neighborhood meeting on December 3rd, 2025, to
discuss the project. The applicant indicated that general feedback was in support of the
rezoning and proposed use of the site. The applicant sent out courtesy notice of the
rezoning to neighbors near the subject property.
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Effective Date: March 28, 2022
Rezoning with Master Plan
Application Packet
1. Application Packet. Be sure to complete and submit all the required materials that are
part of this Application Packet. Failure to do so will result in a delay in accepting your
application until it is complete.
The “Application Packet” for Rezoning includes the following:
• Application Form (This form must be completed for all applications);
• Permission to Place a “Zoning Action Pending” Sign on Private Property
(This form must be signed by the property owner); and
• Checklist (Use this checklist to assure that you have included all of the required
information with your application materials); and if applicable,
• PUD Overlay Supporting Information (These apply only to a PUD Overlay Rezoning
request).
2. The Process. The rezoning process involves the following steps:
• Pre-application Conference. Applicants are encouraged to meet with planning staff
prior to submitting an application for rezoning to determine conformance of the request
with Ames Plan 2040, the City’s comprehensive plan. PUD Rezoning applicants are
required to meet with staff for a Pre-application Conference prior to submitting an
application (see “PUD Pre-application Conference” application).
• Master Plan Requirements are included in Sections 29.1507(3) and 29.1507(4). The
Master Plan allows the developer to get entitlement without having to fully flesh out
complete details required for a Major Site Development Plan or Preliminary Plat.
• Rezoning Submittal. Submit the completed application packet information to the
Department of Planning & Housing. Staff has 30 days to review for completeness and
adequacy and request additional information. Applicant shall provide written responses
prior to staff’s noticing of the public hearing.
• Rezoning Public Hearing Notice. Notice of the Public Hearing on the proposed Zoning
Map amendment will be mailed by the Department of Planning & Housing to the owners
of property located within 200 feet of the boundaries of the area proposed for rezoning.
• City Staff Prepares Planning & Zoning Commission Action Form. Staff will analyze
the rezoning request in relation to Ames Plan 2040, the City’s comprehensive plan, and
other applicable plans, policies, ordinances, and resources and will document its
findings.
• Planning & Zoning Commission Recommendation. The Planning & Zoning
Commission shall hold a public hearing and file its recommendations approving,
disapproving, or modifying the requested rezoning with the City Council within 90 days
thereafter, unless time extensions are specifically requested by the applicant.
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Effective Date: March 28, 2022
2
• City Staff Prepares Council Action Form. Staff will update the analysis of the rezoning
request presented to the Planning & Zoning Commission and will include the
Commission’s recommendation to the Council.
• Rezoning Public Hearing Notice. Notice of the Public Hearing on the proposed Zoning
Map amendment will be made by mail, publication, and posting at least 7 days prior to
the Council meeting. In no case shall the public hearing be held earlier than the next
regularly scheduled City Council meeting following the notice.
• City Council Public Hearing. The Council conducts a public hearing on the rezoning
ordinance request. In order for the rezoning to take effect, the Council must approve the
rezoning at three separate readings. The first reading may be held at the same time as
the public hearing. The second and third readings are held at subsequent City Council
meetings.
• Reasonable Conditions. The City Council may impose reasonable conditions prior to
conducting a public hearing on the zoning map amendment in accordance with Section
414.5 of the Iowa Code.
3. Commission and Council Meetings.
The Planning & Zoning Commission regularly meets on the first and third Wednesdays of
the month at 7:00 p.m. in the City Council Chambers.
The City Council generally meets on the second and fourth Tuesdays of the month at 6:00
p.m. in the City Council Chambers.
4. Filing & Fee. All required information and materials must be filed with the:
Department of Planning & Housing
Room 214, City Hall
515 Clark Avenue
Ames, Iowa 50010
Payment of the filing fee is required at the time the application is submitted. The amount of
the filing fee is available from the Department of Planning & Housing.
5. Vote Required When the Amendment is Protested. Written protest by the owners of 20%
or more of the property by area within the proposed zoning area or by the owners of 20% or
more of the property by area within 200 feet of the proposed rezoning area will require the
favorable vote of at least three-quarters (3/4) of all members of the City Council.
6. Renewal of the Petition After Denial. When a rezoning petition has been denied by the
City Council, such petition cannot be renewed for one year thereafter unless it is signed by
at least 50% of the property owners who previously objected to the change. This provision,
however, shall not prevent City Council from acting on its own initiative in any case or at any
time.
IF YOU HAVE ANY QUESTIONS WHILE COMPLETING THIS APPLICATION,
PLEASE CONTACT THE DEPARTMENT OF PLANNING & HOUSING.
Phone: 515-239-5400
Email: planning@cityofames.org
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Effective Date: March 28, 2022
3
Rezoning with Master Plan
Application Form
(This form must be filled out completely before your application will be accepted.)
1. Property Address for this Rezoning Request: __1323 Northwestern Avenue, Ames, Iowa
2. Tax parcel identification number(s): __05-34-455-130____________________________
3. Legal Description(s) including the land area (attach, if lengthy): ____________________
__See attached Survey Plat for full legal description________________________________
________________________________ _________________________________________
_________________________________________________________________________
_________________________________________________________________________
4. Existing Zoning Classification of the Property: __RL – Residential Low Density_______
5. Proposed Zoning Classification of the Property: __S-GA – Government/Airport District_
6. Project Name: __Northwestern & 13th Street Property Redevelopment________________
7. Property Owner: __Ames Community School District______________________________
Business: __ Ames Community School District____________________________________
Address: __2005 24th Street__________________________________________________
(Street)
__Ames________________________Iowa_________________________50010_
(City) (State) (Zip)
Telephone: __515-268-6600__________________________________________________
(Primary) (Other)
8. Applicant: __Melissa Goodwin________________________________________________
Business: __10Fold Architecture + Engineering____________________________________
Address: __413 Kellogg Avenue_______________________________________________
(Street)
__Ames________________________Iowa_________________________50010_
(City) (State) (Zip)
Telephone: __515-292-0007___________________________641-425-5231____________
(Primary) (Other)
14
Effective Date: March 28, 2022
4
9. Contact Person: __Melissa Goodwin___________________________________________
Business: __10Fold Architecture + Engineering____________________________________
Address: __413 Kellogg Avenue_______________________________________________
(Street)
__Ames________________________Iowa_________________________50010_
(City) (State) (Zip)
Telephone: __515-292-0007___________________________641-425-5231____________
(Primary) (Other)
Email address: __mgoodwin@10foldarchitecture.com______________________________
Obtaining approval of this Rezoning does not absolve the applicant from obtaining all other
applicable permits, such as Building Permits, IDOT access permits, et cetera.
I (We) certify that I (we) am (are) familiar with applicable state and local codes and ordinances,
the procedural requirements of the City of Ames, and have submitted all the required information.
Signed by: _________________________________________ Date: _________________
Property Owner(s)
__________________________________________
Print Name
(Note: No other signature may be substituted for the Property Owner’s Signature.)
Scott Grimes
1/15/2026
15
Effective Date: March 28, 2022
5
Rezoning with Master Plan
Permission to Place a “Zoning Action Pending” Sign
on Private Property
(This form must be filled out completely before your application will be accepted.)
Section 29.1500(2)(d)(iii) of the Zoning Ordinance, requires that notice shall be posted by the
City on signs posted on the subject property. One sign shall be posted for each property.
Required signs shall be posted along the perimeter of the subject property in locations that are
highly visible from adjacent public streets prior to the public hearing.
The owner of property at ___1323 Northwestern Avenue______ hereby grants the City of Ames
permission to place “Zoning Action Pending” signs on the property for the purpose of informing
interested persons of the request for action by the City of Ames.
I understand that the signs will be placed on the property several days prior to action on the request by
the Planning and Zoning Commission, Zoning Board of Adjustment, or the City Council, and may remain
on the property until the request has been approved or denied by the City.
Signed by: _________________________________________ Date: _________________
Property Owner
_________________________________________
Print Name
(Note: No other signature may be substituted for the Property Owner’s Signature.)
Scott Grimes
1/15/2026
16
Effective Date: March 28, 2022
6
Rezoning with Master Plan
Checklist
(The following required information must be addressed as an attachment to this
form before your application will be accepted.)
The Master Plan allows the developer to get entitlement without having to fully flesh out
complete details required for a Major Site Development Plan or Preliminary Plat.
Please attach your answers to each item.
❑ Reasons for Requesting Rezoning. Provide a narrative describing the details and goals of
the project and how the project supports the purpose of the requested zoning district.
If your request is for a PUD, provide enough detail related to the design of the proposal, so
that it can be determined that the Findings included in Sec. 29.1114(3), are met.
❑ Consistency with Ames Plan 2040, the City of Ames comprehensive plan. Explain how
the rezoning request is consistent with Ames Plan 2040.
❑ Proposed use. Explain the use of the property in sufficient detail for staff to determine code
compliance. Include a diagram and description of the development that includes the housing
type for each area and min./max. unit count along with a summary table of all uses. See
Sections 29.1507(4)(ix), 29.1507(4)(x), & 29.1507(4)(xi).
❑ PUD Conceptual Building Design Character. The City may require additional materials
related to housing design as needed to support the proposed rezoning request.
❑ PUD Supporting Information. See the following pages.
❑ Master Plan
❑ Conceptual Site Plan. Include a conceptual site plan that includes the items described
within Sections 29.1507(4).
❑ PUD Zoning Deviations. If your request is for a PUD, include details of proposed
deviations to zoning standards for lot area, lot width, lot frontage, setback, and site
coverage. These may be noted on the plan or as a table that accompanies the PUD
Overlay Rezoning request.
❑ A Rezoning Map:
❑ Drawn to scale.
❑ Date of submittal.
❑ North Arrow.
❑ Boundaries of the property proposed for Rezoning (show the boundary in a solid bold
line) with existing and proposed zoning and acreage.
❑ Complete Legal Description with land area (measured in square feet and/or acres) of the
properties proposed for rezoning (only include the legal descriptions for properties that
are part of the rezoning request.).
17
18
1
Rezoning with Master Plan
Narratives
Reasons for Requesting Rezoning
The Ames Community School District purchased the site at 1323 Northwestern Ave (hereafter,
the Site) in 2023 from Lutheran Services in Iowa, a social services provider. The current zoning
of the Site is Residential Low Density (RL), and per the code, the original use as a social
services provider was acceptable within RL zoning if it is pre-existing. The Ames CSD does not
intend to use the Site for social services and proposes uses that, per Table 29.701(2), are either
not acceptable (e.g., office uses) or require a special use permit within the RL zone (see below
for a description of the proposed uses). The school district seeks to rezone the property so that
the goals and vision identified in the masterplan (attached and described below) can be
achieved, enhancing a school and community resource in the process.
Currently, the Site is not viewed in the most favorable way by some of the neighboring residents
and questions exist about what the Ames CSD intends to do with the property. Neighbors
consider the existing Admin building on Northwestern to be an eyesore and look forward to its
demolition. With these concerns in mind, the Ames CSD is committed to enhancing rather than
diminishing the surrounding property values and neighborhood aesthetic. Furthermore, the
school district plans to redevelop the Site using the following goals as guideposts:
1. Create a centerpiece for the Ames community
2. Provide extended opportunities for students
3. Create multi-purpose spaces that support student services, administrative needs, and
community partnerships
Additionally, the conceptual masterplan of the Site focuses on ideas such as community,
connectivity, and learning/playing/growing. The Ames CSD hopes to realize these goals and
concepts through strategies that will transform the Site into both a school and community asset.
Such strategies include improving vehicular circulation through the Site; providing more site
amenities for the neighboring community including outdoor play areas and rentable indoor
space; and using natural elements to create a welcoming, intentional, and cohesive appearance
across the different uses of the Site.
Rezoning from RL to the Government/Airport District (S-GA) special purpose district would
provide the most flexibility for the Ames Community School District as they work to redevelop
the property and realize the community-focused vision of the masterplan. Additionally, rezoning
is a more efficient redevelopment and zoning tool when compared to special use permits as the
former is only required once, whereas the latter would require a special use permit for each
proposed use as identified in Table 29.701(2). Finally, because the Site is now owned by the
school district and not a social services provider, rezoning to S-GA would mean the Site is
zoned like other Ames CSD-owned properties across the city.
19
2
While the zoning code does not identify any specific purposes for S-GA districts (outside of
“structures and uses related to or owned by federal, state, county, school districts, or municipal
governmental authorities”), the intended goal of Special Purpose Districts in general, as outlined
in Section 29.1000 of the Zoning Code is to “further the goal of creating a new vision for the
City, including […] a sense of place and connectivity.” The school district’s vision for the Site
aligns with this goal of creating a sense of place and connectivity, and rezoning the property to
S-GA will best help realize this goal and allow the Ames CSD to redevelop the Site into an asset
for the neighborhood and community.
20
3
Consistency with Ames Plan 2040, the City of Ames Comprehensive Plan
The Future Land Use Map, dated May 2023 and included as part of the Ames Plan 2040,
already shows the property as “civic” in nature. Civic land uses are defined as including
government facilities, university grounds, airport grounds, public and quasi-public parks,
schools, and religious facilities such as churches and cemeteries. Additionally, the Plan
Compliance Matrix (p.137, Ames Plan 2040) indicates a “primary” relationship between these
civic land use categories and “S-GA” special zoning districts. Rezoning to S-GA not only
provides the school district with the flexibility it needs to pursue the master plan for the property
but also brings the Site into compliance with the comprehensive plan.
Although civic uses are not a significant focus of the Ames Plan 2040, one can apply other
goals of the Plan to further detail the rezoning’s consistency with future land use goals. Ames
Plan 2040 sets out to establish a “unified and compelling vision” for Ames, and through this
vision, seeks to guide land use regulation for the next twenty years and beyond. The Vision of
the Plan includes key phrases and goals with which the redevelopment of 1323 Northwestern
aligns: investing in existing areas and supporting change; maintaining an inclusive, thriving, and
vital community; and meeting the needs of current and future residents through a high quality of
living. Rezoning the Site to S-GA helps the City of Ames achieve these goals.
Because the school district envisions this property as becoming a centerpiece for the Ames
community, the master plan includes goals and amenities that are consistent with the plan
elements and guiding principles identified in Ames Plan 2040. Perhaps the most important is
Land Use Element #2, “Compatibility with Flexibility,” which emphasizes minimizing conflicts
between adjacent land uses. The master plan focuses on creating an inviting and cohesive
appearance across the Site that is compatible with the surrounding neighborhood. While the use
of the property will be “civic” in nature, the residential areas around the property were also
considered, and enhancing compatibility between the Site and its neighboring properties was a
top priority when developing the master plan.
Although the property is existing, the master plan also complies with Growth principle #6
“Planning for Equity” by providing quality public services, parks, and civic facilities. The master
plan includes a multi-program site that serves students in the community and provides rentable
public facilities, while also maintaining the existing green space that exists across a sizable
portion of the Site. This variety of uses is also consistent with Land Use principle #4 which
“encourage[s] a compatible mix of uses to create more active, interesting, and efficient city
environments, while providing residents convenient access to […] vital community facilities.”
Looking more directly at the trail and outdoor amenities that the site master plan seeks to
implement, many parallels exist between the intent of these recreation areas and the guiding
principles identified in Ames Plan 2040 for plan elements concerning the Environment and
Parks, Trails, and Greenways. Incorporating a recreation trail through the Site helps to provide
additional opportunities for connectivity to the neighborhood as well as further developing the
city’s network of green spaces (Ames Plan 2040 guiding principle E3). While much of the Site
will consist of developed space, the school district’s priority is to maintain as much of the
21
4
existing green space as possible, allowing for passive usage in the open space and more active
usage of the play areas and other programmed areas.
Providing a park like setting on school district property also aligns with guiding principles P2 and
P8, which harnesses the power of partnerships to create a diversity of recreation and natural
features that support active lifestyles and community wellbeing. This helps to create a
neighborhood and community destination that is safe and family friendly and akin to a small
neighborhood park. Together, these outdoor recreation opportunities enhance the “human
experiences of recreation and natural space enjoyment” and focus on “recreational value and
harmony with the natural surroundings,” priorities identified in Ames Plan 2040.
Another high priority of the school district in developing the master plan was to improve the
circulation and enhance the parking opportunities. This goal aligns with the intention behind the
Ames Plan 2040 Mobility element, which recognizes the connection between land use and
transportation. Providing additional on-site parking spaces and improved on-site vehicular
circulation will lessen the impact on adjacent streets, freeing up street parking and decreasing
the traffic congestion in and out of the Site. Additionally, the creation of a new site entry point to
the north will help to decrease potential congestion at the Northwestern and 13th Street
intersection. Both strategies complement the Ames Plan 2040 Mobility goals.
In addition to compliance with Growth, Land Use, Environment, Parks, Trails and Greenways,
and Mobility goals, the proposed master plan is also consistent with the Ames Plan 2040
Neighborhood and Community Character goals. Rezoning the Site to S-GA provides the school
district with an opportunity to reinvest in an existing site and enhance the quality of the
surrounding neighborhood (principle H2, Ames Plan 2040). The school district recognizes the
importance of being a “good neighbor” and maintaining the character of the neighborhood, and
as a result, has prioritized a master plan that complements the existing residential design. For
example, the design scheme identified for the outdoor amenities is centered on a natural,
earthly aesthetic that complements the natural features of the neighborhood. Beyond that, the
school district seeks to develop the Site into a centerpiece and resource for the Ames
community, consistent with guiding principle C4, which focuses on “recogniz[ing] and
reinforc[ing] a sense of place for existing and new areas.”
All these strategies together provide a cohesive and intentional site design that complements
the surrounding neighborhood, provides a variety of public amenities, and is welcoming to the
community. Driven by school district goals to create multi-purpose spaces that provide
opportunities for students and the public, the Site master plan is consistent with the Ames Plan
2040 and realizes many goals of the overall Vision of the city and comprehensive plan.
Rezoning the Site to S-GA is seemingly already identified in the Ames Plan 2040, but beyond
bringing the Site into compliance, rezoning is the first step to redeveloping an underutilized site
into a community asset that can support and enhance the lives of Ames residents for decades to
come.
22
5
Proposed Use
Through the master planning process, several strategies and goals were developed that
respond to the Ames Community School District’s needs for the property while also considering
the Site as a community resource. Proposing a multi-phase approach to the redevelopment, the
master plan is divided into four proposed categories: parking and driveway improvements,
building renovations, new construction, and trail and outdoor amenity additions. These
categories are described more thoroughly in the paragraphs below.
One of the top priorities of the site redevelopment is to improve the disjointed nature of the
circulation and existing buildings. In response, the master plan focuses on connecting areas
within the site by improving parking and sidewalk access. Additionally, the plan proposes
connecting the site to the neighboring community by adding a driveway into the site and a
recreational trail throughout the site. Together, both strategies emphasize both intra-connectivity
within the site and inter-connectivity between the site and the surrounding neighborhood. The
addition of a new driveway off Northwestern allows for a reconfiguration of the vehicular
circulation and improves drop-off procedures for students in the therapeutic classrooms and
Homeschool Assistance Program in the Ames Center building. Additionally, the reconfigured
through-site driveway provides opportunities for more on-site parking to accommodate the
various user groups of the site. Finally, new sidewalks will be created, connecting these parking
areas to buildings on site and providing safe, pedestrian accessibility as well.
Another priority of the Ames CSD is to revitalize existing resources through the renovation of the
Odland and Gymnasium buildings and provide options for usable/rentable space. These
buildings are, respectively, the southernmost and northernmost buildings on the Site and
provide the main opportunities for public space rental. The Odland Building is a single-story
residential-like structure that will be renovated to include office spaces that can be utilized by
the school district’s alumni association and foundation and will also include meeting rooms that
can be rented out by the public. The Gymnasium renovation includes installing new flooring in
the gym, bringing the existing restrooms into code and accessibility compliance, and upgrading
the HVAC and fire protection systems. The proposed office and meeting spaces in the Odland
Building are not allowable uses under the current zoning classification and therefore require
rezoning to S-GA if the school district is to proceed with the renovations.
Proposed new construction on the Site includes an IT and Storage Building along the west edge
of the site and a gymnasium addition. The gymnasium addition would likely match the existing
Gymnasium and AMES Center building in vertical scale, with a footprint that could range
between 35 feet and 78 feet by 50 feet. This building would provide additional classroom or
office space and is shown in the master plan as a placeholder for the future. The IT and Storage
Building is a higher priority and would contain offices and storage for the school district’s IT
department as well as storage for curriculum materials, facilities equipment, and furniture. The
conceptual layout of this building consists of an office area with two small offices and a larger
open office space, a conditioned storage bay, and two unconditioned storage bays. This building
would likely be a single-story pre-engineered metal building with an approximate 30’ x 90’
footprint. Like the Odland Building, these uses are also not allowed under the current zoning
classification and provide another example of why the site would need to be rezoned to S-GA.
23
6
Finally, the school district wanted to include more site amenities for the neighboring community,
including play spaces, a traffic garden, community garden enhancements, and outdoor learning
opportunities. Because the current conditions are disjointed, Ames CSD wanted to use natural
elements to create a welcoming intentional, and cohesive appearance across the different
zones of the site. Mature trees and the community garden were preserved as valuable assets,
and the plan intentionally maintains as much of this natural character as possible. A new trail
system meanders throughout the site, connecting key features such as outdoor classrooms,
seating areas, a traffic garden, and playgrounds, creating a cohesive, functional, and engaging
environment for students and the community alike.
Because the Site contains many uses and will serve different user groups, the typical operating
hours will likely vary across functions. Currently, the main AMES Center building provides
therapeutic classrooms in the west wing and space for the school district’s Home School
Assistance Program (HSAP) in the east wing. These functions will continue as the site is
developed, operating Monday through Friday, 8:10 am to 3:15 pm and 8:00 am to 4:00 pm,
respectively. The north wing of the AMES Center will be used periodically for professional
development activities for Ames CSD staff. These all take place during typical business hours
and may occur as little as one half or full day a month to several days a month, spread
throughout the year. It is during these professional development days when the on-site parking
will be utilized the most. Because the new IT and Storage building will contain offices for the
school district’s IT staff, the building will likely be used Monday through Friday, 7:00 am to 5:00
pm. Similarly, the Odland Building will contain offices, though additional conference and meeting
rooms will be available to rent, so the hours will extend beyond typical business hours, being
available everyday of the week, 6:00 am to 10:00pm. The existing Gymnasium would likely be
available every day of the week, from 6:00 am to 10:00 pm. Because the school district wants to
provide community resources with some of the spaces on the site, many areas will be rentable
to the public, including the gymnasium, Odland Building, and other event spaces in the AMES
Center. These rentable spaces will be available during the week after school/office hours until
10:00 pm, and 7:00 am to 10:00 pm on the weekends, though the actual usage may only be
periodically. For the outdoor and playground spaces, signs would be posted to match current
playground hours at other school district facilities, typically open from 6:30 am to 10:00 pm and
closed during school hours.
As depicted in the Site Master Plan (attached), the proposed site design carefully balances
vehicular and pedestrian circulation, emphasizing safe, efficient, and intuitive movement
throughout the property. In addition to circulation improvements, the design builds upon and
integrates existing site amenities to benefit both the school district and the broader Ames
community. With many different user groups visiting the site, whether to work, learn, or play, the
proposed site design provides a cohesive and intentional natural environment that is welcoming
to the community.
24
Master Plan
September 12th, 2025
Northwestern Ave & 13th
Ames, Iowa
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TOTAL LAND AREA: 10.1 ACRES (440,130 SF)
EXISTING ZONING: RL - RESIDENTIAL LOW-DENSITY
PROPOSED ZONING: S-GA - GOVERNMENT/AIRPORT DISTRICT
LEGAL DESCRIPTION - PARCEL C:
Part of the Southwest Quarter of the Southeast Quarter of Section
34, Township 84 North, Range 24 West of the 5th P.M., City of
Ames, Story County, Iowa, as previously described in a Quit Claim
Deed filed in Book 97, Pages 2-4, and as previously shown on the
Plat of Survey filed at Inst. No. 00-10865, and being more currently
described as follows: Commencing at the Southeast Corner of Lot 2
in Bel-Air First Addition to Ames, Story County, Iowa; thence
S00°09'10"E, 299.84 feet along the west line of Northwestern
Avenue to the point of beginning; thence S00°12'02"E, 230.08 feet;
thence southerly, 129.86 feet along a curve having a radius of
1080.80 feet, concave easterly, a central angle of 6°53'03" and
being subtended by a chord which bears S03°36'39"E, 129.78 feet;
thence southerly, 120.81 feet along a curve having a radius of
1010.80 feet, concave westerly, a central angle of 6°50'53" and
being subtended by a chord which bears S03°37'45"E, 120.74 feet;
thence N88°23'48"E, 5.00 feet; thence S00°14'29"E, 398.11 feet to
the intersection of the west line of Northwestern Avenue with the
north line of 13th Street; thence N89°52'59"W, 317.64 feet along the
north line of 13th Street to the easterly right of way line of an existing
railroad; thence following said line N23°06'55"W, 271.11 feet; thence
northwesterly, 504.95 feet along a curve having a radius of 5766.39
feet, concave southwesterly, a central angle of 5°01'02" and being
subtended by a chord which bears N25°27'58"W, 504.79 feet;
thence N27°51'53"W, 187.34 feet to the south line of the North 450
feet of said Southwest Quarter; thence N89°27'18"E, 705.41 feet
along said line to the point of beginning, containing 10.10 acres.
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REZONING MAP
26