- Public Body: City of Grimes
- Organization Type: municipality
- Government Body: city-council
- Meeting Title: Tuesday Jun 2, 2026 5:30 PM CDT Planning and Zoning Commission Agenda Posted on: June 1, 2026 4:37 PM Grimes Community Center, 410 SE Main Street, Grimes, IA 50111 Planning & Zoning Commission
- Meeting Date: 2026-06-02
- City: Grimes
- County: Polk
- State: iowa
- Meeting Source URL: https://grimesia.portal.civicclerk.com/event/549/files
- Meeting Listing URL: https://grimesia.portal.civicclerk.com/
- Public Body Website: Not available
- Meeting Video URL: Not available
- Video Channel URL: Not available
The Grimes Planning and Zoning Commission meeting on June 2, 2026 focuses on two major development-related issues: a proposed site plan amendment for Grove & Platt Dental Associates and a comprehensive update to the City’s Planned Unit Development (PUD) regulations. The meeting is intended to review development proposals, consider planning recommendations, and provide guidance before possible City Council action.
The Grove & Platt proposal involves converting an existing drive-through area at 1541 SE 3rd Street into an enclosed building addition for office storage. The applicant is requesting approval for an architectural design that would use 75% brick rather than the 100% brick requirement in one overlay district. The issue is significant because the design choice requires additional review and a future City Council decision.
The proposed PUD ordinance amendment would modernize how Grimes evaluates developments seeking flexibility from standard zoning rules. Staff states that the current regulations have not kept pace with growth and changing planning practices. The amendment would create clearer standards for eligibility, application requirements, development agreements, and approval criteria.
For residents, the meeting’s main themes are how Grimes manages continued growth, how new buildings fit into existing neighborhoods and commercial corridors, and how the City balances flexibility for development with expectations for design quality, infrastructure, and public benefit.
Major Discussion and Action Items
Grove & Platt Site Plan Amendment
The Commission will review a request from Grove & Platt Dental Associates for approval of a building addition at 1541 SE 3rd Street. The proposal would enclose the existing drive-through canopy to create additional office storage space. The project is located in the C-2 General and Highway Service Commercial zoning district and within the Highway 141 Mixed Use Development Corridor District and Transportation Corridor Mixed Use Development Overlay District.
The primary issue is architectural material requirements. The Transportation Corridor Mixed Use Development Overlay District requires 100% brick, but the applicant is requesting approval of a design using 75% brick that matches the existing building. The staff report notes that alternative materials may be approved through review by the Planning and Zoning Commission and a four-fifths City Council vote.
Staff recommends approval of the site plan amendment, subject to remaining staff comments. The project would maintain existing access from SE 3rd Street, widen the drive aisle on the west side of the building to provide a 16-foot one-way drive, and would not require additional parking.
Architectural Standards and Corridor Design Review
The Grove & Platt discussion reflects a broader planning question: how should new construction and additions balance existing building character with corridor-wide design standards? The applicant prefers the 75% brick design because it matches the existing building, while the alternative 100% brick design would meet the stricter overlay requirement.
The final decision on allowing the 75% brick design will be made by the City Council after Planning and Zoning review. The staff report notes that Council has previously approved other projects in the Transportation Corridor Overlay using materials other than brick.
Ordinance Amendment to Chapter 12-8 PUD Regulations
The Commission will consider an update to the City’s Planned Unit Development regulations. PUD zoning allows flexibility from standard zoning requirements when a project provides a higher-quality or otherwise beneficial development outcome. Staff states that the current regulations need clearer standards for when PUD zoning should be used and what information applicants must provide.
The proposed changes would establish eligibility criteria requiring developments to demonstrate benefits such as integrated land uses, creative land utilization, preservation of natural features, coordinated architectural design, or projects that require flexibility while remaining consistent with the Comprehensive Plan.
The amendment would also require more detailed application materials, including development narratives, comparisons with conventional zoning approaches, compatibility analyses, infrastructure information, landscaping and open space plans, development phasing, and stormwater concepts.
Development Agreements and Future PUD Oversight
A major proposed change is requiring development agreements for all approved PUD districts. These agreements would identify project-specific standards involving uses, architecture, landscaping, parking, signage, open space, pedestrian access, utilities, and other commitments.
The change is intended to create greater predictability for developers, neighboring property owners, City staff, the Planning and Zoning Commission, and the City Council by documenting expectations before construction begins.
Comprehensive Planning and Growth Management
The proposed PUD changes are connected to Grimes’ continued residential, commercial, industrial, and mixed-use growth. Staff indicates that updated regulations are intended to encourage high-quality development, improve transparency, support walkability and connectivity, protect natural resources, and ensure infrastructure investments support future development.
Financial Matters
No major budget, contract, purchase, grant, bond, tax, or funding request was identified in the packet for this meeting. The PUD ordinance amendment lists budgetary considerations as not applicable.
The Grove & Platt project does include a required $750 minor site plan fee before City Council consideration. Staff also requested completion of site plan-related comments, including providing a signed application and installing missing trees from the original site plan.
Policies, Ordinances, Resolutions, and Governance
The primary governance matter is the proposed amendment to Chapter 12-8 PUD Regulations. The amendment would replace older PUD provisions with a more detailed framework for reviewing developments requesting zoning flexibility.
The proposal would remove outdated references to the former C-3 Commercial District and replace references to the former R-4 district with updated PUD terminology. Staff states these changes would improve consistency and reduce confusion in administering the zoning code.
The packet includes staff analysis from the Development Services Department regarding both agenda items. Staff reports explain the planning background, zoning considerations, proposed standards, and recommendations for Commission consideration.
The PUD staff analysis concludes that updated regulations would provide a stronger framework for evaluating future projects by requiring measurable public benefits and clearer development expectations.
Personnel, Appointments, and Organizational Matters
No personnel actions, appointments, staffing changes, employment matters, or organizational changes were identified as major agenda topics in the packet.
Projects, Facilities, Infrastructure, and Operations
The Grove & Platt project is the primary operational development item. The addition would repurpose an existing drive-through structure into enclosed office storage. The proposal includes site adjustments but does not require additional parking or new utilities.
The PUD amendment may affect future development projects by changing how applicants prepare plans, document infrastructure needs, address stormwater management, and demonstrate compatibility with surrounding areas.
The meeting agenda includes a public comment opportunity. Residents wishing to address the Planning and Zoning Commission must sign up upon arrival, be recognized by the presiding officer, and state their full name and address before speaking. Comments are limited to three minutes.
The packet identifies the Planning and Zoning Commission meeting date as June 2, 2026, at 5:30 PM at the Grimes Community Complex, 410 SE Main Street.
Residents and property owners may be affected by decisions about how commercial development appears along major corridors and how future projects are reviewed.
Businesses and developers may be affected by updated PUD requirements, which would provide clearer expectations but may require more detailed planning documents and analysis.
Nearby property owners may benefit from more predictable review standards requiring compatibility analysis, infrastructure planning, landscaping considerations, and mitigation of potential impacts.
The Grove & Platt decision may influence the appearance of a commercial property on SE 3rd Street, while the PUD update could shape future growth throughout Grimes.
- How will the City balance consistent corridor design standards with allowing existing buildings to expand in a way that matches their current appearance?
- What factors will the City Council consider when deciding whether to approve the 75% brick design for Grove & Platt?
- How will updated PUD requirements affect the timeline and cost of future development applications?
- What types of public benefits will be expected from developments requesting zoning flexibility?
- How will residents and neighboring property owners participate in future PUD reviews?
- How will the City measure whether a proposed PUD provides a development outcome superior to conventional zoning?
- What future projects are expected to use the updated PUD regulations?
- How will stormwater, pedestrian connections, and infrastructure capacity be evaluated under the updated rules?
Important Dates, Deadlines, and Next Steps
- June 2, 2026: Planning and Zoning Commission meeting at 5:30 PM at the Grimes Community Complex. The Commission will review the Grove & Platt amendment and the PUD ordinance amendment.
- June 5, 2026: Grove & Platt site plan amendment submittal deadline identified in staff correspondence.
- June 23, 2026: Anticipated City Council meeting date for Grove & Platt consideration following Planning and Zoning review.
Key Takeaways
- The Planning and Zoning Commission is reviewing two major development-related items on June 2, 2026.
- Grove & Platt Dental Associates is requesting approval for a building addition at 1541 SE 3rd Street.
- The Grove & Platt proposal involves converting an existing drive-through area into office storage.
- The applicant is requesting approval of a 75% brick design instead of the 100% brick standard required by one overlay district.
- The City Council will make the final decision on the alternative architectural design.
- The proposed PUD ordinance amendment would modernize rules for developments seeking zoning flexibility.
- Updated PUD rules would require stronger documentation, compatibility analysis, infrastructure information, and development agreements.
- Staff believes the ordinance update would improve transparency and predictability for future development decisions.
- No major budget or funding requests were identified for this meeting.
- Public comments are available during the meeting with a three-minute speaking limit.
Official Sources
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, Grimes Planning and Zoning Commission, June 2 2026 meeting, Grove and Platt, Grove & Platt Dental Associates, site plan amendment, SE 3rd Street, building addition, office storage, brick design standards, Highway 141 Corridor, Transportation Corridor Overlay, zoning, Planned Unit Development, PUD regulations, Chapter 12-8, development agreement, Comprehensive Plan, land use planning, commercial development, architectural standards, public benefit, stormwater management, infrastructure, growth management, Grimes Iowa development
