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Story County approves Mangels rezoning amendment amid drainage concerns
Summary
The Board approved a Cornerstone to Capstone map amendment and gave first consideration to an ordinance rezoning the Mangels property to allow a 16–18-lot subdivision, after residents raised stormwater and flooding concerns; the approvals passed 2–1 with Supervisor Murken dissenting.
The Story County Board of Supervisors approved Resolution #26-73 to amend the Cornerstone to Capstone (C2C) map from Agricultural Conservation to Rural Residential for Outlot A of Mangels Subdivision, a roughly 35.25-acre parcel on 190th Street, and gave first consideration to Ordinance No. 331 to rezone the property to R-1 Transitional Residential.
Marcus Amman, Senior Planner, told the Board the property is located between Valley Road and George Washington Carver Avenue and is within two miles of Ames and Gilbert. He said the Planning and Zoning Commission recommended approval with conditions, and Story County Conservation requested an easement for a designated wetland. Justin Dodge, representing Hunziker Development Group, described the developer’s outreach and said the subdivision is planned in two plats for an estimated 16–18 lots plus the conservation easement.
Public commenters from Franklin Township pressed the Board about stormwater and drainage. David Baum asked the Board to delay the vote to give the Valley North Homeowners Association time to review materials. Gene Noem and other neighbors expressed concerns about downstream impacts and requested demonstrations that stormwater would not adversely affect downstream properties. The transcript records multiple statements of opposition and worry about flooding and drainage from residents, including Rosalyn Brandt and Sonja Dani.
Supervisor Lisa Heddens moved and Supervisor Latifah Faisal seconded approval of Resolution #26-73 with conditions. The roll call vote was Heddens aye, Faisal aye, Murken nay; the motion carried. For Ordinance No. 331, the Board approved first consideration with the added condition that a neighborhood meeting be held including Conservation and set second consideration for April 14, 2026 (Faisal aye, Heddens aye, Murken nay).
The county record notes that one public comment requested only that the County regulate stormwater management; Marcus Amman replied that "the Legislature specifically removed local oversight of stormwater management in 2024," a limitation the Board discussed when answering residents’ questions. The Board’s decisions were procedural approvals that include conditions intended to protect identified wetlands and to require additional neighborhood engagement before final action.
The Board did not adopt a final zoning ordinance at the meeting; the matter is scheduled for a second consideration on April 14, 2026, and neighbors indicated they will continue to press for detailed stormwater and drainage assurances.
