HomeMy WebLinkAboutA004 - Commission Action Form dated December 16, 2020 ITEM: 8
DATE: 12/16/2020
COMMISSION ACTION FORM
SUBJECT: EST BLISHING A NEW INTENSIVE INDUS ZONING (II) DISTRICT
FOR E EAST INDUSTRIAL PR EW INDUSTRIAL CENTER
BACKGROUND:
At the September 22, 2020 City Council meeting the Council referred to staff a letter from
the Ames Economic Development Commission (AEDC) to designate industrial zoning on
land that is referred to as the Prairie View Industrial Center. The area was annexed in 2016
and contains 1,300 acres east of 1-35 and on both sides of East Lincoln Way (Attachment
A). The land has been zoned Agricultural since its annexation. The AEDC is now requesting
an industrial zoning designation on portions of the land to facilitate recruitment and
development of large-scale industrial businesses.
The City's intent at the time of annexation was to create development opportunities with
large tracts of land to help diversify the employment base in Ames and contribute to the
continued economic growth of the community. The vision for the Prairie View Industrial
Center is to provide land for large general industrial uses, such as manufacturing, and to
take advantage of rail access for properties along the north side of Lincoln Way.
The current Land Use Policy Plan (LUPP) designation for the area is Planned Industrial.
Ames Plan 2040 also identifies Prairie View as an industrial employment area. Currently
there are three industrial zoning classifications within the Zoning Ordinance: General
Industrial (GI), Planned Industrial (PI), and Research Park Innovation District (RI). However,
the Planned Industrial LUPP designation relates specifically to PI and RI zoning districts.
General Industrial is its own separate category. Staff has determined that the current zoning
choices do not completely match the desired outcomes for the Prairie View area. As a
result, City Council initiated a text amendment to create a zoning district. This report is for
the creation of the zoning standards for a new industrial zoning district, it does not
include rezoning of specific properties at this time. Draft standards are included as
an attachment to this report.
Staff's understanding for the area is to allow for the siting of large uses, similar in scale to
Barilla. Staff believes that the new standards should contain design allowances similar to PI
zoning in terms of generous setbacks while allowing for many of the industrial uses
permitted similar to GI. Staff proposes that the front setbacks be greater (similar to PI) to
ensure that potentially large uses are pushed back to allow adequate space for landscaping
and screening. Staff also proposes a larger minimum lot of size and minimum frontage that
matches PI compared to GI to ensure that lots can more easily accommodate all required
elements of a site plan and to allow for adequate space for access points for heavy truck
traffic.
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Staff proposes that several of the main industrial uses allowed in either PI or GI be permitted
in the proposed new industrial Zone, while excluding some other uses allowed in other
industrial zones. Creating a new zoning district would allow a broad range of manufacturing,
production, R&D, warehouse, and distribution uses that are not currently permissible in
these combinations individually in either GI or PI.
The new proposed industrial zone permits the main industrial classifications but restricts
commercial uses as well as salvage yards, miscellaneous uses, Institutional Uses and
vehicle service facilities. This is intended to facilitate industrial business development
designed for large scale industrial uses. The addendum to this report below goes into more
specific discussion of the proposed design and use standards.
Staff is not proposing to include any architectural design elements or site orientation
requirements as part of the new zoning district. Neither GI or PI zoning has design standards
or guidelines. Only the RI zoning district includes architectural design requirements.
ALTERNATIVES:
1. Recommend that the City Council adopt a new industrial zoning district for the Prairie
View Industrial Center based upon the proposed draft standards.
2. Recommend that City Council approve a zoning text amendment with different draft
standards.
3. The Planning & Zoning Commission can defer recommendation and request more
information from City Staff.
RECOMMENDED ACTION:
Staff believes the proposed standards for this new zone are appropriate for the Prairie View
Industrial Center given the intent to allow for "heavy" or traditional industrial uses. Staff
believes the proposed zoning district and its standards will achieve the right mix of uses that
make this area of the community distinct from other industrial areas. Planning for accessory
and support service uses can be addressed at a later time when the patterns of development
and character of the area is better understood.
Therefore, it is the recommendation of the Planning & Housing Department that the
Planning & Zoning Commission adopt Alternative #1, as described above.
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ADDENDUM
Permitted Uses
The permitted uses in this district include Manufacturing, Processing, Resource Production
and Extraction, Warehousing and Freight Storage and Industrial Services with the exception
of Salvage Yards. This range of activities includes R&D uses, commercial manufacturing,
food processing, fuel refineries, packing plants, and chemical production as some of the
more intense options that are not easily sited within the City currently. Office uses when
combined with Industrial uses will be permitted, however standalone office uses will not be
permitted. Rail yards are prohibited as is the case in other industrial zones, the use of the
land for a rail yard does not match the City's investment in infrastructure to support
substantial employment opportunities. However, transload freight facilities and rail lines
serving businesses will be permitted.
Restricted Uses
Retail, Entertainment and standalone Offices uses will be restricted as will wholesale trade
uses. This will restrict restaurants, gas stations, retail outlets, movie theaters and all other
commercial based operations along with wholesale trade businesses such as contractor
businesses, rental facilities, parts repair and Agricultural equipment dealers. Institutional
Uses, Miscellaneous Uses, and Vehicle Service Facilities will be restricted as well.
Examples of these are universities, vocational and technical schools, daycares, auto repair
businesses, auto dealerships, prisons and adult entertainment businesses. Salvage yards
will not be permitted. Manufacturing and processing facilities are allowed to conduct retail
activities on site as an accessory use per the allowances of the Zoning Ordinance.
Lot size and Frontage
Minimum lot sizes are proposed at 1 acre. This is the same as the PI zone which is intended
to provide a minimum size lot to accommodate larger operations. A minimum of 200 feet for
required street frontage will ensure access points for large trucks can be accommodated
and meet spacing requirements from other nearby access points.
Height
Staff is proposing a maximum height limit in this new district of 150 feet compared to 100
feet in other industrial zones. This is more than any district currently allows in the zoning
ordinance. Staff believes allowing heights of 150 feet in this zone reflect the larger scale of
uses that may locate here and their related appurtenances. The height allowance is based
upon the intended scale of large or traditional industrial uses, large amounts of land and
space for separation in this area, and potential for new technologies or future uses to need
concentrated areas of height increases. For example of scale, the Barilla plant has grain
facilities that are 150 feet in height approved through a variance in the 1990s.
Examples of taller features for a large industrial use would be structures such as cooling
towers, exhaust stacks, and testing or production areas that must extend higher to achieve
a certain design interests of the user. Staff is proposing to allow these taller features to
extend up to 50 feet beyond the height limit of the zone with Planning Director
approval. This will only apply to related features and not buildings.
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Setbacks
Setbacks are proposed to be similar to those of the PI zone. This allows for adequate space
between buildings and streets to allow for landscaping and screening along with requiring
that larger scale buildings be setback to reduce the appearance of the mass of an industrial
operation from abutting streets. The proposed setbacks are 40 feet for front and street side
setbacks with 20 feet for rear and interior side setbacks. A new feature to setbacks is that
rear setbacks for uses abutting rail lines will be zero.
Building Coverage and Landscaped Area
The minimum required landscaped area and maximum building coverage are proposed to
be the same as those in the GI zone. This will allow maximum building coverage of 85%
with a minimum landscaped area of 15%. These allowances and requirements are viewed
as allowing enough space to maximize building size for large scale industrial operations
while requiring enough landscaping for front yard, parking lot and any potential
perimeter/buffer yard landscaping.
Landscaping & Screening
Staff is proposing that in addition to the base landscape standards found in Section 29.403,
additional screening be provided when external processing, storage and equipment is
visible from abutting streets. This screening may be in the form of high shrubs or trees when
necessary to minimize the negative appearance of unenclosed elements of a facility. This
standard does not require full screening, only additional or denser landscaping plantings to
minimize the appearance from streets.
S:1Planning.Dep\PLAN_SHR\Council Boards Commissions\PZ\Commission Action Forms\Text Amendments\East Industrial Zoning 12-16-20.docx
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Attachment A- Area Map
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Attachment B- Proposed New Zoning Table
Sec.29.904. "II"INTENSIVE INDUSTRIAL ZONE.
(1) Purpose. The Intensive Industrial Zone is designed to accommodate large and varied
industrial business development in the area east of Interstate 35. The standards of this zone are intended to
provide for an environment that permits large scale industrial development benefitting from development of
large tracts of land adjacent to highways and rail lines.A site plan review process is required in order to assure
such development and intensity of use occurs in a way that assures safe, functional, efficient and
environmentally sound operations.
(2) Permitted Uses. The uses permitted in the II Zone are set forth in Table 29.904(2)below:
Table 29.904(I)
Intensive Industrial(II)Zone Uses
USE CATEGORY STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES N
OFFICE USES Y when in SDP Minor Staff
combination
with a permitted
Industrial use on
the same lot or
parcel
TRADE USES N
Entertainment Restaurant and Recreation-General N
Wholesale Trade N
INDUSTRIAL USES
Manufacturing/Processing
Y SDP Minor Staff
Resource Production/Extraction Y SDP Minor Staff
Animal/Livestock N
Warehousing/Freight Storage Y SDP Minor Staff
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USE CATEGORY STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
Industrial Service(except Salvage Yards) 1' SDP Minor Staff
Waste-Processing and Transfer Y SP ZBA
INSTITUTIONAL USES
Child Day Care Facilities and Vocational/Technical High N
Schools
Colleges and Universities N
TRANSPORTATION,COMMUNICATIONS,AND Y SDP Minor Staff
ESSENTIAL SERVICES
Rail Yards N
Rail Lines 1' DP Minor Staff
Personal Wireless Communication Facilities y SP ZBA
MISCELLANEOUS USES
Adult Entertainment Facilities N
Commercial Outdoor Recreation N
Detention Facilities N
Major Event
Entertainment N
Vehicle Servicing Facilities N
Y = Yes: permitted as indicated by required
approval.N= No: prohibited
SP = Special Use Permit required: See Section 29.1503
SDP Minor = Site Development Plan Minor: See Section
29.1502(3) SDP Major = Site Development Plan Major: See Section
29.1502(4)
ZBA= Zoning Board of Adjustment
(3) Zone Development Standards. The zone development standards applicable in the
II Zone are set forth in Table 29.901(3)below:
Table 29.904(2)
Intensive Industrial(II)Zone Development Standards
DEVELOPMENTSTANDARD GIZONE
Minimum Lot Area 1 acre
Minimum Frontage 200 ft.if located along a collector or arterial street-or-100 feet with
approved shared access. Local street frontage minimum of 100 feet.
Minimum Building Setbacks
Front and Street Side Lot Line 40 ft.
Side and Rear Lot Lines 20 ft.
Rear setback abutting rail lines 0
Maximum Building Coverage 85%
Minimum Landscaped Area 15%
Landscaping See Section 29.403
Additional Screening required Through Site Development Plan review the Planning Director may
require additional dense and/or enhanced landscaping for uses with
external processes,storage,and equipment visible from abutting streets.
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Maximum Height 150 ft.(200 ft.for related appurtenances with Planning Director
approval.)
Parking Allowed Between Building and Streets Yes
Drive-Through Facilities Permitted N
Outdoor Display Permitted Yes. See Section 29.405
Outdoor Storage Permitted Yes. See Section 29.405
Trucks and Equipment Permitted Yes
(4) Site Development Plan Requirements.
(a) In addition to Minor or Major Site Development Plan submittals,a Use Analysis Report
shall be prepared by the applicant that shows the following:
(i) approximate number of employees;
(ii) approximate utility needs and effect upon existing systems, e.g., projected
water demand (Gallons Per Minute or Gallons Per Day), waste water generation (Gallons per Day + Chemical
Oxygen Demand or Biochemical Oxygen Demand)electricity demand(Kilowatts), storm water increase(Cubic
Feet Per Second),solid waste generation(tons);and...
(iii) possible nuisance factors and means for alleviating those factors,such as noise,
odor,smoke,dust,or fumes,vibration,heat.
(b) No Site Development Plan approval will be issued for any use in the II District if the
determination is made by the approving authority exercising independent judgment,that there is reason to believe
that the proposed use or structure, as presented by the application, will create a nuisance in terms of diminished
air quality,smoke,noise,toxic matter,odor,vibration,glare,sewage waste,water quality, street system capacity,
heat or other condition detrimental to the public health and safety or reasonable use, enjoyment and value
of other properties; or diminish the quality or quantity of any utility service presently provided by the City.
Furthermore,no approval or permit shall be issued unless there is compliance with all other applicable City,
state and federal regulations.
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