Ames planning commission recommends approval for 12-unit Harrison Road townhome development

The City of Ames Planning and Zoning Commission voted 4–1 to recommend that City Council rezone roughly 1.8 acres at the intersection of Harrison Road and Welbeck Drive to suburban residential low density (FSRL) with a planned-unit development overlay, clearing the way for a 12-unit single-family attached ownership development proposed by Keystone Equity Group.

City planning staff told the commission the parcel is city right-of-way vacated this summer and identified for ownership infill housing; staff recommended approval of the preliminary plat, rezoning and major site development plan with a condition that plans addressing street tree spacing and a sidewalk transition from 4 feet to 5 feet be resolved prior to council consideration. "We are recommending approval of the rezoning, preliminary plat and major site development plan with a condition," staff said during the presentation.

The developer’s plan calls for clusters of attached homes on individual lots, with two-story units, sloped roofs and attached garages. Staff said the PUD overlay allows limited deviations from lot-size and interior setback standards while maintaining perimeter setback requirements and the zone’s maximum gross density. According to staff, the proposal yields about 6.6 units per acre (12 units on approximately 1.81 acres), which is below the RL zoning maximum of 7.26 units per acre.

Residents who live adjacent to the site told the commission they use the open area as neighborhood green space and opposed the project. "I just I think it's a crime. We love the green space," said Beth Faith, a nearby resident, describing daily recreational use of the area by families and children. Ron Fenema said he and other homeowners were told by builders that the parcel would remain empty when they purchased their property and called the proposed development unfair. Another resident, Donna, raised concerns about additional traffic near Gilbert High School.

Commissioners pressed staff and the applicant on several technical points, including who would own and manage the open areas, parking and emergency access. Staff said the open area in this design is largely private (to be managed by a homeowners association) and that parks staff would not support converting the space to a public park without a different layout. On parking, staff said three guest parking bays would be provided on the private street and that most units have roughly 20 feet between the garage face and curb to accommodate a parked vehicle in the driveway; private-street standards mean some public-street parking rules do not apply. Staff also said the rear units are set back about 28 feet from the railroad right-of-way.

Jason Ludden of Snyder & Associates, representing Keystone Equity Group, told the commission he had no material additions to staff’s presentation and was available to answer questions.

After discussion about design trade-offs, setbacks and neighborhood concerns, a commissioner moved to recommend Alternative 1 — approval of the rezoning to FSRL with a PUD and the preliminary plat — contingent on staff comments being addressed. The motion was seconded and carried 4–1. The staff report said the project is tentatively scheduled for a City Council hearing on January 27; any final development agreement and property transfer would follow the council approvals.

Next steps: staff must resolve the identified sidewalk and street-tree spacing items and finalize plan notes before the case goes to council. The commission was also briefed that City Council recently adopted broader development incentives that could lead to multiple rezoning and plat applications in the coming months.