HomeMy WebLinkAboutA005 - Council Action Form dated January 11, 2022 ITEM #: 21
DATE: 01-11-22
COUNCIL ACTION FORM
SUBJECT: REZONE OF 23959 580TH AVENUE FROM "A" (AGRICULTURAL) TO
"II" (INTENSIVE INDUSTRIAL) ZONING DISTRICT
BACKGROUND:
The proposed rezoning includes one parcel, totaling 23.21 acres, addressed as 23959
580t"Avenue. This property was annexed into the City in the summer of 2021. At the time
of annexation, the subject property was assigned an "A" Agricultural zoning classification.
The property has retained the "A" Agricultural zoning since that time. The site was
previously developed in the county and is commonly referred to as the Caremoli (former)
site. A map of the subject property with its zoning and the zoning of adjacent properties
is included as Attachment A.
When the property was acquired by the current owner, it was located in the county.
Through the approval of a Fringe Plan Amendment from Agricultural to Planned Industrial
in July of 2020, the property was able to be annexed. (Attachment B-Land Use
Designation) Subsequently, Ames Plan 2040 was approved and the designation for this
area is "Employment", which supports industrial zoning districts including the proposed
Intensive Industrial "II" zoning district. Rezoning this property to "II" Intensive
Industrial will provide reuse of the property and its existing buildings.
In should be noted that staff discovered the recently approved Future Land Use Map of
Plan 2040 did not include the updated City boundary resulting form the annexation of this
property in 2021 . The final map should have included the site as being within the City and
represented it as Employment as was done with all other Planned Industrial designation
in the City. Staff will update the city boundary file for the Plan 2040 future land use map
within GIS and include the area as Employment. No action is necessary by the City
Council to apply the updated city boundary to the Future Land Use Map as it is a
correction to a GIS data layer needed to comply with prior City Council approvals.
This property is currently developed and was formerly used as a food manufacturing
facility. No City utilities will immediately serve this site at this time. The existing structures
may be used and can continue to be used with rural water service. The site includes an
onsite water tank to assist in meeting fire protection requirements. The site is served by
an onsite sceptic system as well.
It should be emphasized that the use of the site will be subject to full compliance
with City building, fire, and zoning code requirements. The property owner will
need to rehabilitate the buildings and utility services in order to fully reuse the site.
The property currently maintains the Story County address. The address will be updated
to a City of Ames address on Teller Avenue when new tenant spaces are created and
permits are issues in order to set up an appropriate list of unit numbers.
Currently the site is accessed from 580t" Avenue near the intersection with Highway 30.
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Iowa Department of Transportation (IDOT) plans to improve this intersection with a new
interchange. The north side of the property will have frontage along a new frontage road
constructed by IDOT. The proposed rezoning does not alter any plans for road
improvements in this area.
The Planning and Zoning Commission reviewed this request on December 16, 2021 and
voted 4-0 to recommend the City Council approve the rezoning located at 23959 580t"
Avenue from "A" Agricultural to "II" Intensive Industrial.
ALTERNATIVES:
1. Approve on first reading the rezoning of the property located at 23959 580t" Avenue
from "A" Agricultural to "ll" Intensive Industrial.
2. Deny the rezoning of the property located at 23959 580t" Avenue from "A" Agricultural
to "II" Intensive Industrial.
3. Defer action on this rezoning proposal and refer it back to City staff for additional
information.
CITY MANAGER'S RECOMMENDED ACTION:
The request for rezoning is consistent with Plan 2040 as described in the addendum.
Typically, use of a property within the City has full city utility services available to it for
development. With the unique situation of it already being a developed site and the
property owner's understanding of the onsite rehabilitation needed for its reuse, staff
believes the site is able to meet City codes and allow for industrial uses at this time.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, which is to rezone the property located at 23959 580t" Avenue from
"A" Agricultural to "II" Intensive Industrial.
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ADDENDUM
REZONING BACKGROUND:
This property is the former Caremoli site, a food manufacturing facility, developed in the
County. Properties to the north and west are undeveloped and part of 2021 annexation.
At the time of annexation, all of the annexed properties were assigned an "A" Agricultural
zoning. The subject property has remained as "A" Agricultural zoning since that time.
When the current owner acquired the property, it was a developed property within the
county. When working through the Fringe Plan Amendment and Annexation process with
the property, Staff directed them to apply to be rezoned to Intensive Industrial. II, is a
newly created Industrial zoning district within the city. Intensive Industrial was created to
be used for properties located within the adjacent Prairie View Industrial Center
development area.
AMES PLAN 2040. The site was designated as Planned Industrial at the time of its
annexation in 2021. With Ames Plan 2040, Planned Industrial was modified to
Employment as the land use designation, (see page 48 of Plan 2040), which supports
industrial zoning districts and this rezoning request to II, Intensive Industrial. Land Use
Principle LU5 (page 43) has a goal to provide employment for residents. The re-use of
this site and existing buildings provides that possibility to the residents of Ames.
Proposed Zoning. The subject properties are currently undeveloped. A request to "II"
(Intensive Industrial) is consistent with the proposed re-use of the property and existing
buildings. The II zoning district was specifically created in 2021 for the purpose of applying
it to land east of I-35 related to the Prairie View Industrial area.
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table:
Direction from Subject Property Existing Primary Land Uses
Subject Property Developed
North Undeveloped; Crop Production
East Light Commercial, Residential; Crop
Production
South US Highway 30; Crop Production
West Undeveloped; Crop Production
Infrastructure
Impacts on infrastructure and City services for this parcel are consistent with what is
already anticipated for reuse of the property. No public utilities will serve this parcel and
will continue to use rural water and septic services. Based on the City's Capital
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Improvements Plan, there are plans for extension of water main along East Lincoln Way.
However, there are no plans to extend utilities down Teller Avenue or for the City to extend
utilities to this area in the near future. Any future extension of City utilities that the owner
chooses to connect to will be at the property owner's expense.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1. The subject property is owned by Larson Leasing LC. The rezoning request and
statement of justification is included as Attachment C.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map.
3. The subject properties are consistent with the designation of "Employment" identified
in the Ames Plan 2040.
4. Development in the II zoning district requires a site plan review process to assure that
such development and intensity of use assures a safe, functional, efficient, and
environmentally sound operation. Reuse of existing buildings is subject to building and
fire codes of the City of Ames.
5. Impacts on infrastructure and City services for this parcel is consistent with what is
already anticipated for the area and the near adjacent Prairie View Industrial Center.
Public Notice. The City provided mailed notice to all property owners within 200 feet of
the subject property prior to the meeting in accordance with the notification requirements
of Chapter 29.
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ATTACHMENT A
Location & Zoning Map
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ATTACHMENT B
LUPP Land Use Map
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LUPP Land Use
Planned Industnal
23959 580th Ave
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*Note that Planned Industrial was mapped as Employment within Plan 2040, but
the City boundary of the Plan 2040 map did not reflect this annexation. The GIS
city boundary layer will be corrected by staff for the Plan 2040 Future Land Use
Map.
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ATTACHMENT C
RECEIVED
NOV 12 2021
City of Ames Rezoning Application CITY OF AMES IA
Larson Leasing, Inc. at 23959 50th Avenue,Ames, IA DEPT.OF PLANNING AND HOUSING
1. Written explanation of the reasons for requesting rezoning.
The property has recently been annexed in the City of Ames. The previous Story County zoning
designation was Agriculture(A-2)and the current City of Ames zoning is Agricultural(A). The
previous property owner was the Caremoli USA Inc and was utilized for food processing and
warehousing. The property was recently purchased by Larson Leasing,Inc. They desire to rehab
the facility and make it in compliance with City of Ames Code. They plan on repurposing the
buildings for a multi-tenant lease facility. The applicant requests the property to be rezoned to
Intensive Industrial—"II".
2. Written explanation of the consistency of this rezoning with the Land Use Policy Plan(LUPP).
The requested rezoning is consistent with following goals of the LUPP:
a. Future Land Use Map. The property was recently annexed into the City of Ames and the
Future Land Use Map shows this area as Ames Urban Fringe.
b. Land Use Framework Map. The property area in this map is designated as
"Agricultural/Long-term Industrial Reserve." This propertywas an agricultural production
facility(Garst Seeds),transitioned into the Caremoli pasta processing facility,and now the
new use will be transitioned into General Industrial (Intensive Industrial zoning
classification). The proposed use is consistent with the Land Use Framework Map.
c. Future Land Use Allocation. Per the LUPP the City of Ames plans to allocate 14-85 acres
for General Industrial. This project will add approximately 23 acres to the proposed
desired allocation area.
d. General Industrial. The LUPP states that General Industrial uses shall involve individual
facilities sitting in designated areas where the overall use and appearance requirements
are less restrictive. The Intensive Industrial Zone purpose is to accommodate large
industrial business development in the area east of Interstate 35 and adjacent to
highways. This property is east of 1-35 and is along HWY 30. Thus the proposed rezoning
designation is consistent with the zoning purpose definition.
3. Current zoning of the subject property.
The property is currently zoned Agricultural-"A"
4. Proposed zoning of the subject property.
The requested rezoning request is Intensive Industrial—"II"
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:City Clerk's Office,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5105
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES,IOWA,AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES,IOWA,BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OF AMES,IOWA;REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in
Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the
boundaries of the districts established and shown on said Map in the manner authorized by
Section 29.1507 of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate,
generally located at 23959 580t'Avenue, is rezoned from Agricultural "A"to Intensive Industrial
«E„
Real Estate Description:
LDY, LLC LEGAL—PARCELS 10-08-400-100 AND 10-08-400-220
ALL OF PARCELS W AND T'IN THE NORTH HALF OF THE SOUTHEAST QUARTER OF
SECTION 8-83-23, WEST OF THE 5TH P.M., STORY COUNTY, IOWA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST QUARTER
CORNER OF SAID SECTION 8; THENCE S 00° 07 32" E, A DISTANCE OF 544.59 FEET
ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SAID SECTION 8,TO THE POINT OF BEGINNING AT THE NORTHEAST
CORNER OF SAID PARCEL 'F; THENCE S 00° 07 32" E, A DISTANCE OF 313.82 FEET
ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER
OF SAID SECTION 8, AND ALSO ALONG THE EAST LINE OF SAID PARCEL T';(THE
NEXT 4 CALLS ARE ALONG SOUTHERLY AND EASTERLY LINES OF SAID PARCEL T)
THENCE S 89°53'41"W,A DISTANCE OF 354.38 FEET;THENCE S 00°07'11"E,A DISTANCE
OF 394.44 FEET;THENCE S 89°32'59"W,A DISTANCE OF 95.65 FEET;THENCE S 00° 18'30"
E,A DISTANCE OF 74.31 FEET;THENCE S 89'46'27"W,A DISTANCE OF 2,226.37 FEET
ALONG THE SOUTH LINE OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF
SAID SECTION 8,AND ALSO ALONG THE SOUTH LINE OF SAID PARCELS'F'AND'A';
THENCE N 000 11' 18"E, A DISTANCE OF 1,322.86 FEET ALONG THE WEST LINE OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8, AND
ALSO ALONG THE WEST LINE OF SAID PARCEL 'A'; THENCE N 89' 4F 2 1" E, A
DISTANCE OF 1,334.48 FEET ALONG THE NORTH LINE OF THE NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 8,AND ALSO ALONG THE
NORTH LINE OF SAID PARCEL'A;THENCE S 00°01'17"W,A DISTANCE OF 544.59 FEET
ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SAID SECTION 8,AND ALSO ALONG THE EAST LINE OF SAID PARCEL
'A';THENCE N 89°41'21"E,A DISTANCE OF 1,335.88 FEET ALONG THE NORTH LINE
OF SAID PARCEL'F'TO THE POINT OF BEGINNING.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of ,
Diane R. Voss, City Clerk John A. Haila, Mayor
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