City Council Agenda & Packet Summary – Grimes City Council – May 5, 2026

Meeting Information

• Public Body: City of Grimes
• Organization Type: municipality
• Government Body: city-council
• Meeting Title: Tuesday May 5, 2026 5:30 PM CDT Planning and Zoning Commission Agenda Posted on: May 4, 2026 8:24 AM Grimes Community Center, 410 SE Main Street, Grimes, IA 50111 Planning & Zoning Commission
• Meeting Date: 2026-05-05
• City: Grimes
• County: Polk
• State: iowa
• Meeting Source URL: https://grimesia.portal.civicclerk.com/event/548/files
• Meeting Listing URL: https://grimesia.portal.civicclerk.com/
• Public Body Website: Not available
• Meeting Video URL: Not available
• Video Channel URL: Not available

What Community Members Should Know

The Grimes Planning and Zoning Commission meeting on May 5, 2026 focuses primarily on three development-related items: a UnityPoint Clinic expansion, a proposed Goodwill Store project, and an amendment to the Heritage Town Center Phase 2B site plan. The packet includes staff reports, site plans, elevation drawings, lighting information, waiver documents, landscape plans, and supporting materials for these proposals.

The largest healthcare-related proposal is an expansion of UnityPoint Clinic–Grimes at 101 SE Destination Drive. The applicant is requesting approval for a 3,308-square-foot building addition, 17 additional parking stalls, reconstruction of the trash enclosure, and changes to the detention area. The project also includes a request to modify glazing requirements so clear glass can be placed above eye level on part of the building addition to protect patient privacy.

The Goodwill Store proposal involves review of a new store site plan and follows an earlier discussion about a requested waiver related to service bay orientation facing Highway 141. The previous Planning and Zoning Commission discussion included questions about safety, site conditions, delivery truck activity, and alternatives before the commission voted 5–0 to deny the waiver request.

The Heritage Town Center Phase 2B proposal involves an amendment for continued development of a mixed-use area. Packet materials identify plans for a 32,000-square-foot retail and office building and 95 additional parking spaces on the existing site.

Major Discussion and Action Items

UnityPoint Clinic–Grimes Site Plan Amendment and Glazing Waiver

The commission will review a proposed expansion of UnityPoint Clinic–Grimes at 101 SE Destination Drive. The request includes construction of a 3,308-square-foot building addition, 17 new parking stalls, reconstruction of the trash enclosure, and reconstruction of portions of the detention area. The property is zoned C-2 General and Highway Service Commercial and is located within corridor overlay districts.

A major issue is the applicant’s request for a waiver from transparent glazing requirements on the north elevation. The applicant states that the north side of the addition will contain patient examination rooms, and lower clear glass would create direct visibility into private healthcare spaces. The requested design would maintain exterior glazing while raising transparent glass above eye level and using spandrel glazing at eye level to balance architectural standards with patient privacy needs.

City staff recommended approval of both the site plan amendment and the waiver request, citing safety and privacy considerations. Staff also noted that the existing building has legal nonconforming status from prior approvals, meaning only the new addition must meet current architectural requirements.

Goodwill Store Site Plan and Highway 141 Service Bay Discussion

The Goodwill Store proposal is a significant commercial development item. The packet includes review of the proposed site plan and related waiver materials. A previous commission discussion addressed whether service bay doors should face Highway 141.

The applicant cited safety and topographic conditions as reasons for requesting the waiver. Commissioners discussed possible alternatives, comparisons with other Goodwill locations, and the expected number of delivery trucks serving the site. The commission previously denied the waiver request by a 5–0 vote.

The issue matters because site layout decisions can affect building appearance, traffic movement, deliveries, and how commercial properties interact with major transportation corridors.

Heritage Town Center Phase 2B Site Plan Amendment

The Heritage Town Center Phase 2B amendment involves continued development of a mixed-use center. The packet includes site plans, landscape plans, building elevations, and rendering materials for the proposal.

The proposal includes a 32,000-square-foot retail and office building and 95 additional parking spaces on the existing site. The project represents continued expansion of a commercial area and will be reviewed for consistency with city planning and development standards.

Site Design, Architecture, and Landscaping Review

Planning staff materials review architectural elements, parking, utilities, landscaping, and site improvements for the submitted projects. For UnityPoint Clinic, the addition is designed with brick and EIFS materials intended to match the existing building and meet applicable corridor requirements. The project includes replacement landscaping where existing plantings are removed.

The packet also contains lighting plans, building elevations, landscape plans, and related technical documents supporting the development reviews.

Financial Matters

The packet does not identify public funding requests, city expenditures, bids, contracts, or direct taxpayer-funded costs associated with the listed planning items.

The major financial considerations are private development investments, including the UnityPoint Clinic expansion, Goodwill Store development, and Heritage Town Center Phase 2B construction. Specific private project costs were not provided in the accessible packet materials.

Policies, Ordinances, Resolutions, and Governance

The UnityPoint Clinic waiver request involves Section 12-11-2, Item #19 of the Transportation Corridor Mixed Use Development Overlay District Code. The code allows certain requirements to be waived after Planning and Zoning Commission recommendation and City Council approval when justified by safety, topographic conditions, or engineering issues. The applicant stated the request was based on patient privacy and safety rather than cost or business preference.

The Goodwill discussion also involves application of city development requirements and the waiver process for site design standards.

Reports, Presentations, and Informational Updates

The packet contains planning staff reports and supporting development materials rather than broad policy reports or operational updates. Materials include site plan reviews, architectural evaluations, waiver documentation, public comments, and design drawings.

Staff analysis for UnityPoint concluded that the proposed addition meets current architectural requirements, landscaping requirements, and other site standards.

Personnel, Appointments, and Organizational Matters

No personnel actions, appointments, staffing changes, employment agreements, or organizational matters were identified in the accessible packet materials.

Projects, Facilities, Infrastructure, and Operations

The meeting’s primary operational impacts involve private development projects.

The UnityPoint project includes changes to parking, drive circulation, stormwater detention, utilities connections, trash enclosure placement, and building expansion. The project would add 17 parking spaces while retaining existing parking areas.

Heritage Town Center Phase 2B includes continued commercial development with a new retail and office building, additional parking, landscaping, and related site improvements.

Goodwill’s proposed site layout affects commercial traffic patterns, delivery operations, and the relationship between service areas and Highway 141.

Public Hearings and Opportunities for Community Input

The meeting notice states that members of the public may address the Planning and Zoning Commission during the Public Comment portion of the meeting. Speakers must sign up, be recognized by the presiding officer, and provide their name and address before speaking. Comments are limited to three minutes.

The meeting is scheduled for May 5, 2026, at 5:30 PM at the Grimes Community Center, 410 SE Main Street, Grimes, Iowa.

Community Impact

Residents may be most affected by decisions involving new commercial development, traffic patterns, building design, and future services.

• Residents may see continued commercial growth through projects such as Heritage Town Center Phase 2B.
• Patients and healthcare users may benefit from expanded clinic space if the UnityPoint project moves forward.
• Nearby property owners may be interested in building appearance, lighting, parking, traffic circulation, and compatibility with surrounding uses.
• Businesses may be affected by decisions about site design requirements and development standards.
• Community members interested in growth and planning can provide input during public comment opportunities.

The packet directly identifies patient privacy, commercial development, site design, and corridor standards as the primary issues under review.

Questions Community Members May Want to Ask

1. How will the UnityPoint expansion affect future patient capacity and services at the Grimes clinic?
2. What safeguards will ensure the raised glazing design continues to meet both privacy and architectural goals?
3. How will additional parking and traffic from proposed developments affect nearby streets?
4. What alternatives were considered before requesting the Goodwill service bay waiver?
5. How will the Heritage Town Center Phase 2B development fit into the city’s long-term growth plans?
6. What future phases or additional improvements are expected for these development areas?
7. How will lighting, landscaping, and building materials affect neighboring properties?
8. What opportunities remain for residents to provide feedback before final approvals?

Important Dates, Deadlines, and Next Steps

• May 5, 2026, 5:30 PM: Planning and Zoning Commission meeting at Grimes Community Center.
• Public comment period: Available during the meeting for residents wishing to address the commission.
• UnityPoint Clinic review: Commission consideration of the site plan amendment and glazing waiver request.
• Goodwill Store review: Continued consideration of the site plan and related development requirements.
• Heritage Town Center Phase 2B review: Consideration of the site plan amendment and supporting development documents.

Key Takeaways

• The May 5 Planning and Zoning Commission agenda focuses on three major development proposals.
• UnityPoint Clinic–Grimes is seeking approval for a 3,308-square-foot expansion.
• The UnityPoint project includes 17 additional parking stalls and site improvements.
• The UnityPoint glazing waiver request is based on patient privacy and safety concerns.
• Staff recommended approval of the UnityPoint site plan and waiver request.
• Goodwill’s site design discussion includes a proposed service bay orientation issue involving Highway 141.
• The Goodwill waiver request was previously denied by the commission 5–0.
• Heritage Town Center Phase 2B includes a proposed 32,000-square-foot retail and office building.
• The packet includes detailed plans, elevations, lighting documents, landscaping information, and supporting reports.
• Public comment is available during the commission meeting.

Official Sources

• Meeting source: https://grimesia.portal.civicclerk.com/event/548/files
• Meeting listing: https://grimesia.portal.civicclerk.com/
• Public body website: Not available
• Meeting video: Not available
• Video channel: Not available

About the Public Body

• Name: City of Grimes
• Organization type: municipality
• Government body: city-council
• Location: Grimes, iowa
• County: Polk
• Provider: civicclerk

Keywords

City of Grimes, Planning and Zoning Commission, Grimes Iowa, UnityPoint Clinic, clinic expansion, site plan amendment, glazing waiver, patient privacy, commercial development, Goodwill Store, Highway 141, service bay orientation, Heritage Town Center, Phase 2B, mixed-use development, retail development, office building, parking expansion, zoning review, architectural standards, landscaping, development corridor, public comment, community planning, C-2 zoning, transportation overlay, site design