HomeMy WebLinkAboutA025 - Request from ISU Research Park to Initiate a Zoning Text Amendment to Standards for Improvements of Off-Street Parking Areas and Driveways for Agricultural EquipmentITEM #:26
DEPT:P&H
August 26, 2025
Staff Report
REQUEST FROM ISU RESEARCH PARK FOR ZONING TEXT AMENDMENT - OFF-
STREET PARKING AREAS AND DRIVEWAY STANDARDS FOR AGRICULTURAL
EQUIPMENT
BACKGROUND:
On July 8, City Council received a request letter from the Iowa State University Research Park
(ISURP) to review paving requirements in the Research Park Innovation District (RI) Zone
(see attached request letter). ISURP anticipates a new development south of its current
boundaries that will entail large agricultural equipment storage and testing.
ISURP seeks an amendment to zoning standards to exempt parking and maneuvering
areas that also serve agricultural equipment from paving requirements. Due to the large
amount of maneuvering area on a proposed development site, there would be
substantial cost savings between concrete and rock surface.
The subject property is in the process of annexation, and once annexed, is anticipated to be
rezoned to Research Park and Innovation District (RI) (see attached location map). Staff
provided a background memo prior to the August 12 City Council meeting, at which
time the request was referred to a future agenda.
ISURP representatives described their preliminary plans to staff. Equipment will be parked on
site, both in buildings and outdoor areas; and maneuvered between buildings, to a test track
area, and adjoining fields for testing.
At issue with their preliminary design is the area for maneuvering between buildings that is not
solely for equipment testing or field access. This is because the City's standards require
that all vehicle parking and maneuvering areas are required to be paved per the City’s
Improvement Standards for Off-Street Parking Areas and Driveways.
The test track area and other testing areas where gravel or dirt are functionally
necessary are not required to be paved. Areas for heavy equipment storage also have
been exempt.
The ISURP request is focused on agricultural equipment, but other industrial uses
relying on heavy trucks or other equipment would also likely desire to have an option
for reduced paving, such as batch plants, contractor storage, seed companies, truck
hauling, etc. A similar issue was discussed with Wyffels in 2024 for its planned truck
seed unloading area.
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CURRENT PAVING REQUIREMENT:
The issue of paving arises from time to time for industrial properties. Rock or gravel
maneuvering areas are a lower-cost option compared to paving and less intensive industrial
uses with less building area prefer low cost site development improvements. Stormwater
treatment requirements will apply to either surface material.
The City has required paving for all types of areas since 2000 to ensure sites are developed
consistently and in a compatible manner. This is particularly important for high-traffic sites,
where unpaved surfaces degrade quickly and could cause dust and noise issues. Only
equipment storage areas separate from maneuvering areas are considered exempt from the
requirement and the extent of paving is determined on a case-by-case basis. Council has
approved two recent amendments to the paving standard:
1. Basic Utilities Exception: An exception exists for basic utilities (electric substations,
water towers, etc.) and other similar uses, which are anticipated to have a low traffic
volume, warranting the exception. The exception is subject to approval by the Planning
Director.
2. Long Driveway Exception : An exception for driveways over 300 feet in length for
single-family homes on agricultural, rural, or wooded lots, approved by the Zoning Board
of Adjustment.
These exceptions still require paved approaches, paved vehicle parking areas, and
landscaping as otherwise required.
OPTIONS:
The ISURP request is specific to agricultural equipment, but could apply to other uses of
equipment as well. The request can be addressed by modifying general zoning standards or
potentially altering a specific base zoning standard. The ISURP letter did not identify a
preferred approach for relief from the paving standard.
The first three options would address the request and could be applied for by the ISURP as
the applicant.
1. Within the Research Park Innovation District (RI), exclude agricultural equipment
areas from paving requirements, as an accessory function and for areas behind a
principal building, subject to approval by the Planning Director .
This is the most narrow option as it only applies to one zoning district, RI, and to ag
equipment. This option would be similar to the basic utility exception where staff would
determine what areas are distinguished for paved maneuvering and parking. No notice
or public review occurs with this option.
Allowing for larger nonpaved areas is counter to the original intent of RI zoning that was
intended to facilitate higher quality design for R&D, office, and small manufacturing uses
rather than lower intensity industrial uses.
It would be important to maintain the other design requirements of RI and to only
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allow this type of paving exception in low visibility areas and as an accessory use
to a principal building. Standalone unpaved storage areas would not be allowed to
ensure that the land is efficiently used for the intended uses and not as general
industrial uses.
2. Within the Research Park Innovation District (RI) exclude agricultural equipment
areas from paving requirements, with approval by the Zoning Board of
Adjustment.
ZBA approval offers greater discretion for review and notification compared to staff
approval of minor site development plans, particularly regarding potential nuisances
from unpaved surfaces.
3. Create a city-wide industrial zoning paving exception process for truck loading,
ag/construction equipment areas with ZBA approval as a Special Use Permit.
This option would be broader than the initial request and would allow for future users to
request similar relief. Because of the wide range of potential properties and
circumstances it would be appropriate to require ZBA approval to allow for notification
and public input.
4. Take no action and maintain current requirements.
If there is no action by Council, the use remains allowed and the ISRUP can still proceed
with its project. The vehicle parking and maneuvering areas would be required to be
paved under the current standards as is required across the city for all uses. Storage
areas and test areas would remain exempt from paving requirements.
STAFF COMMENTS:
The issue raised in this request is primarily related to cost of site improvements rather than
functionality or allowing for a use. The amendment is not functionally necessary for the
equipment testing use. Other equipment testing tracks in Ames, such as at Danfoss, have a
paved maneuvering area that leads to the dirt and gravel testing area or test fields.
Previous amendments to the paving standard were for uses with low traffic volumes. This
issue is not about volume of traffic, but primarily about internal circulation occurring on a site
on a regular basis. Regardless of the ag maneuvering area, the regular site access and
parking would still be required to be paved.
Staff does not believe an specific public outreach process is needed for any of the options. If
Council allows the request to move forward, ISURP would submit a text amendment
application and it would proceed to the Planning and Zoning Commission for a
recommendation and then return to City Council for consideration of an Ordinance to amend
the zoning standards.
ATTACHMENT(S):
Request Letter and Map
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Hall, Renee
From:Sanders, Rick [ISRP] <rsanders@iastate.edu>
Sent:Friday, June 27, 2025 2:09 PM
To:Hall, Renee
Cc:Diekmann, Kelly
Subject:FW: Zone Text Amendment
External Email]
Hi Renee,
The Iowa State University Research Park would like to request that Council refer study of a potential zone text
amendment to RI to allow for gravel in large ag machinery uses adjoining ag (testing) ground here at the Research Park.
As we continue to grow our partnerships with ISU and ag equipment manufacturers, we have a large project in
development that requires more clarity on this as the project scope is refined.
Let me know if you need any additional information for this request.
Thank you.
R
Rick Sanders
President
Iowa State University Research Park
From: Diekmann, Kelly <kelly.diekmann@cityofames.org>
Sent: Friday, June 27, 2025 1:58 PM
To: Sanders, Rick [ISRP] <rsanders@iastate.edu>
Subject: RE: Zone Text Amendment
Hi Rick, it would be a standard referral request. At this point just has to cover what you
need it to do. Send it to the City Clerk by next Wednesday the 2nd if you want it with the
non-agenda packet for July 8th.
Once it is referred staff will recommend to Council if it should be narrow or broad in its
application.
Kelly Diekmann
Planning and Housing Director
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515.239.5400- main| 515.239.5181 direct| 515.239.5404 -fax
kelly.diekmann@cityofames.org | City Hall, 515 Clark Avenue | Ames, IA 50010
www.CityofAmes.org | ~ Caring People ~ Quality Programs ~ Exceptional Service ~
From: Sanders, Rick [ISRP] <rsanders@iastate.edu>
Sent: Friday, June 27, 2025 12:22 PM
To: Diekmann, Kelly <kelly.diekmann@cityofames.org>
Subject: RE: Zone Text Amendment
External Email]
Hi Kelly,
Just digging into this (FYI - Kyle left the RP for a great opportunity at Casey’s).
We would like to proceed with this request. We can make it as narrow as you would like to simply cover the
proposed new facility as well as the way that the Deere Spray Lab and ISU Digital Ag have evolved to operate in
practice.
Let me know what you need from me or if you would like to discuss further. As an FYI, I have Steve and Brian today
at 4pm if you want to stop up. I will mention this to them as well.
Best,
R
From: Martin, Kyle [ISRP] <kmartin5@IASTATE.EDU>
Sent: Monday, June 23, 2025 11:01 AM
To: Sanders, Rick [ISRP] <rsanders@iastate.edu>; Doyle, Alison M [ISRP] <adoyle@iastate.edu>
Subject: FW: Zone Text Amendment
My communication with Kelly regarding edit to RI zone. A email to council and mayor with Kelly cc’d is all that is needed
to initiate process.
The text amendment just needs to add gravel for large ag machinery.
Kyle
From: Diekmann, Kelly <kelly.diekmann@cityofames.org>
Sent: Monday, June 9, 2025 8:37 AM
To: Martin, Kyle [ISRP] <kmartin5@IASTATE.EDU>
Subject: RE: Zone Text Amendment
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Is there confirmation by John Deere of proceeding with the project? I think you indicated
ISURP would know more the first week of June?
Kelly Diekmann
Planning and Housing Director
515.239.5400- main| 515.239.5181 direct| 515.239.5404 -fax
kelly.diekmann@cityofames.org | City Hall, 515 Clark Avenue | Ames, IA 50010
www.CityofAmes.org | ~ Caring People ~ Quality Programs ~ Exceptional Service ~
From: Martin, Kyle [ISRP] <kmartin5@IASTATE.EDU>
Sent: Monday, June 9, 2025 8:29 AM
To: Diekmann, Kelly <kelly.diekmann@cityofames.org>
Subject: RE: Zone Text Amendment
External Email]
Hi Kelly-
I’ll talk to Rick about when he wants to submit this. Thanks for the reminder.
Kyle
From: Diekmann, Kelly <kelly.diekmann@cityofames.org>
Sent: Thursday, June 5, 2025 7:44 AM
To: Martin, Kyle [ISRP] <kmartin5@IASTATE.EDU>
Subject: RE: Zone Text Amendment
Hi Kyle, I don’t think this ever was submitted to Council. I would recommend getting it in
this week if you can.
Kelly Diekmann
Planning and Housing Director
515.239.5400- main| 515.239.5181 direct| 515.239.5404 -fax
kelly.diekmann@cityofames.org | City Hall, 515 Clark Avenue | Ames, IA 50010
www.CityofAmes.org | ~ Caring People ~ Quality Programs ~ Exceptional Service ~
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From: Diekmann, Kelly
Sent: Friday, April 11, 2025 9:35 AM
To: Martin, Kyle [ISRP] <kmartin5@IASTATE.EDU>
Subject: RE: Zone Text Amendment
It is a letter/email to the Mayor and City Council. CC the city clerk and me when you send
it.
Kelly Diekmann
Planning and Housing Director
515.239.5400- main| 515.239.5181 direct| 515.239.5404 -fax
kelly.diekmann@cityofames.org | City Hall, 515 Clark Avenue | Ames, IA 50010
www.CityofAmes.org | ~ Caring People ~ Quality Programs ~ Exceptional Service ~
From: Martin, Kyle [ISRP] <kmartin5@IASTATE.EDU>
Sent: Thursday, April 10, 2025 3:31 PM
To: Diekmann, Kelly <kelly.diekmann@cityofames.org>
Subject: Zone Text Amendment
External Email]
Kelly-
I’d like to being the process to submit a zone text amendment to RI to allow for gravel in large ag machinery uses. What
do you need from me to submit?
I didn’t see a formal document online. Let me know next steps.
Kyle
Kyle Martin
Operations Manager
1805 Collaboration Place, Suite 1250
Ames, IA 50010
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P 515-296-0735
C 515-231-3770
kmartin5@iastate.edu
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