HomeMy WebLinkAboutA025 - Hearing on Rezoning (with Master Plan) from Intensive Industrial to General Industrial for 23959 580th AvenueITEM #:26
DATE:12-09-25
DEPT:P&H
SUBJECT:REZONE OF 23959 580TH AVENUE FROM "II" (INTENSIVE INDUSTRIAL)
TO "GI" (GENERAL INDUSTRIAL) ZONING DISTRICT WITH MASTER PLAN
COUNCIL ACTION FORM
BACKGROUND:
Jason Dietzenbach, Avec Design + Build, on behalf of Larson Leasing LC, is requesting
to rezone the property at 23959 580th Avenue from Intensive Industrial (II) to General
Industrial (GI) with a Master Plan. The property was annexed into the City in summer 2021.
The City supported annexation to allow for its reuse consistent with City standards due to its
prominent gateway type of location.
The 18.65-acre parcel is the former Caremoli food manufacturing facility. It was previously
developed in the County and includes one main building approximately 27,000 square feet in
size and six other additions/connected buildings ranging between 5,000 and 9,000 square
feet. The site was rezoned in November 2021 to Intensive Industrial (II) to reflect the intended
industrial nature of the broader east industrial area of Prairie View. Attached is a zoning
location map and an addendum with more background information.
The current zoning has a more limited set of allowable uses compared to the requested
GI zoning and is focused on accommodating traditional industrial types of uses. The
requested GI Zone allows a broader mix of allowable uses manufacturing, wholesale, office,
institutional, and some retail trade uses.
GI was a zoning district originally established in 2000 to address a broad range of existing
uses within Ames on small and large sites and was not planned for expansion areas of the
City. Generally, the City has relied upon Planned Industrial, Research Park Innovation District,
and Intensive Industrial zoning districts to more specifically guide future industrial development
as the City has expanded, and retained GI zoning only for legacy areas of the City because of
its diverse range of uses.
REZONING MASTER PLAN:
The applicant has had limited s uccess in tenanting the building under the II zoning
standards, primarily because of the nature of it being a previously developed site for a
specific type of industrial use. The owner believes the broader range of GI uses,
including non-traditional industrial uses, is desirable for the site, and has therefore
requested rezoning to GI.
While the applicant desires broadening of the allowed uses at the site, City staff
requested the applicant propose an accompanying Master Plan (see attached). Staff
believes the Master Plan is needed to address the goals of the City for site
improvements and appropriate uses at this gateway location. The applicant agreed to
propose a Master Plan with the rezoning to address site improvements and use
limitations.
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A rezoning agreement to finalize the Master Plan details that are described herein and shown
on the Master Plan attachment will be brought to Council for consideration no later than the
third reading of this rezoning. The rezoning agreement will state the requirements of the
Master Plan, including:
Site Improvements
The Master Plan indicates the locations of building, parking, storage, and maneuvering areas
based upon a combination of County approvals and existing conditions. With the Master Plan,
91 gravel and paved parking spaces are recognized as existing and permitted to serve as
parking areas with reuse of the site. The Plan includes requirements for when paving and
parking lot stripping is triggered, and landscaping requirements associated with new uses and
improvements.
The number of spaces provided are sufficient for a mix of manufacturing, warehousing, office,
and retail uses. The Master Plan illustrates one potential breakdown of the buildings' square
footage with selected uses from those allowed, but does not limit the site to only this
breakdown. Any use allowed by the Master Plan may occupy the existing buildings if it does
not create a need for more parking than is provided.
Uses
In addition to manufacturing and warehousing uses allowed in II, the Master Plan also allows
for Wholesale Trade, Sports Practice Facility, and Retail Service and Trade. Retail Service
and Trade uses exceeding 3,000 square feet and Sports Practice Facilities require a Special
Use Permit. Offices, except medical and dental, are also permitted. To ensure industrial
uses are the primary use of the site, the Master Plan requires no more than 40% of the
square footage of the buildings shall be retail sales and service or sports practice
facility uses.
Keeping in mind the City’s intent for use of the site, the proposed Master Plan restricts most
miscellaneous uses allowed in GI, such as institutional uses, schools, day care, religious, and
major event entertainment facilities that may not be compatible with the II zoning of the larger
Prairie View Industrial Center. It also prohibits salvage yards and towing uses, which would be
in conflict with the City’s view of the area as a gateway.
The Master Plan does allow vehicle service facilities (gas stations), automotive and marine
craft trade, and other industrial service uses related to heavy trucks and equipment such as
repair and sales. For these and any use that is to be established outside the existing
buildings, or as a new building, the Master Plan requires full compliance with City
standards for landscaping, paving, and other site improvements. This includes any
outdoor display and storage areas. Establishment of these outdoor uses may not displace
the otherwise legal nonconforming parking spaces shown.
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission voted 6-0 to recommend approval of the request at its
November 19, 2025 meeting. The Commission's discussion focused on the compatibility of
industrial uses with retail, office, and sports practice uses allowed in the GI Zone that may be
mixed together on the site instead of separate properties.
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Staff noted that this site is unique in that there may be multiple uses on the same site,
whereas in other GI areas there may be multiple different uses on the same block. In this
situation, the Building Code, Fire Code, and Fire Suppression system requirements are the
fundamental instruments for ensuring safety rather than property separation. The Special Use
Permit requirement for retail sales and service over 3,000 square feet and sports practice
facilities will also help address any compatibility issues.
One specific concern was whether agricultural chemical storage would be permitted.
Staff stated that manufacturing and processing uses that involve Standard Industrial
Classification Major Industrial Groups 28 & 29 are not permitted in the GI Zone. This
includes manufacturing of chemicals and through chemical processes, including
agricultural chemicals, and manufacturing involving petroleum products.
ALTERNATIVES:
1. Approve on first reading the rezoning of the property located at 23959 580th Avenue
from “II” Intensive Industrial to “GI” General Industrial with Master Plan subject to the
condition that a Rezoning Agreement for the Master Plan is reviewed and approved by
City Council no later than the Third Reading of the rezoning ordinance.
2. Direct the applicant to modify the Master Plan use limitations or other site improvement
conditions and return with an updated Master Plan for Council approval.
3. Deny the request to rezone the property located at 23959 580th Avenue from “II”
Intensive Industrial to “GI” General Industrial with Master Plan.
CITY MANAGER'S RECOMMENDED ACTION:
While the existing II zoning is consistent with intent for industrial development with
Prairie View Industrial Center, it has not resulted in substantial reuse of the site. The
applicant believes the GI Zone will better support re-tenanting of the site as multi-
tenant facility rather than a single industrial use.
This is a unique circumstance for the east industrial area because of its previously
developed nature. Through the Master Plan process, establishing improvement
expectations and suitable allowable uses, the rezoning can be found to be consistent
with Plan 2040 expectations for quality industrial sites and better serve as a gateway to
Ames and the Prairie View Industrial Center. Therefore, it is the recommendation of the City
Manager that the City Council adopt Alternative 1.
ATTACHMENT(S):
Addendum
Existing Zoning and Location Map.pdf
Master Plan.pdf
Ames Plan 2040 Excerpt and Future Land Use Map.pdf
Applicant Request Letter.pdf
3
ADDENDUM
REZONING BACKGROUND:
Site History. The current owner bought the vacant food manufacturing facility with the
intent of repurposing it. The property was annexed into the City in the summer of 2021.
The City supported annexation to allow for its reuse consistent City standards. The
prominent location as a gateway to the planned Prairie View Industrial Center north of the
site was part of this consideration and controlling types of use and site improvements that
further this intent was desirable compared to County use limitations.
The annexation also allowed rezoning of the property to support reuse of the existing
buildings. At the time of annexation, the subject property was assigned an “A” Agricultural
zoning classification. The property was then rezoned to Intensive Industrial (II) in
November of 2021, consistent with the property’s Plan 2040 “Employment” designation
and the City’s intent for large scale industrial uses east of I -35 for the Prairie View
Industrial Area. At that time, the II Zone District was a newly created industrial zoning
district to be used for properties located within this development area.
Existing Uses of Land. 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. Highway 30 is located to the south. To the east are
commercial/light industrial properties located in unincorporated Story County.
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; Former Caremoli Facility
North Turing Drive; Crop Production
East Light Industrial/Commercial
South US Highway 30; Crop Production
West Crop Production
Ames Plan 2040 Designation. Ames Plan 2040 designates the property with the
“Employment” designation, which supports industrial zoning districts and this the rezoning
request to II, Intensive Industrial. See attachment for a Plan excerpt and map. Standard
zoning categories listed for the Employment land use designation include “GI” (General
Industrial), “RI” (Research Park Industrial) and “II” (Intensive Industrial) as the designation
is meant to include a wide range of industrial uses.
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The Employment designation can include high impact, heavy industrial uses as allowed
in II or traditional manufacturing, warehouse, and office uses allowed in GI. The
designation also includes goals for attractive, well function industrial sites with appro priate
landscaping and screening. Staff believes that with this previously developed site,
the GI rezoning with the Master Plan addressing site conditions and limited uses
can be found consistent with Plan 2040. Reuse of the site with II uses has proven
difficult compared to planned use of undeveloped land in this area with II uses.
Proposed Zoning. A request to “GI” (General Industrial) is consistent with the proposed
re-use of the property and existing buildings. While the zoning of the larger Prairie View
Industrial Center is II, the GI zoning will facilitate reuse of the subject previously developed
property and aesthetic improvements, which will benefit the area.
Infrastructure
No City utilities will immediately serve this site. The existing structures can continue to
use rural water service provided by the Iowa Regional Utilities Association (IRUA). The
site includes an onsite water tank to assist in meeting fire protection requ irements. The
site is served by an onsite septic system.
Limitations on availability of sewer service were known at the time of annexation and are
not changed with this rezoning.
The property currently maintains a Story County address. The address will be updated to
a City address when new tenant spaces are created and permits issued.
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 D.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map. The rezoning process may require a Master
Plan.
3. The subject properties are consistent with the designation of “Employment” identified
on the Ames Plan 2040 Future Land Use Map.
4. Expectations for site improvements with reuse of the buildings, or if new development
is proposed, is established by the accompanying Master Plan. This ensures
incremental improvements to the quality of the site.
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 400 feet of
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the subject property prior to the Planning and Zoning Commission meeting in accordance
with the notification requirements of Chapter 29.
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A
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241ST ST
Zoning Map
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City Boundaries
Zoning Districts
Agricultural Zone "A" (sec
29.600)
Intensive Industrial Zone "II"
(sec 29.904)
Government/Airport District
"S-GA" (sec 29.1002)
23959 580th
Avenue
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SETBACK
PROPERTY LINE
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20'-0"418'-0"
20'-0"
14
3
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29
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40
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25
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409'-10"40'-0"
SETBACK
PROPERTY LINE
20'-0"848'-0"20'-0"449'-10"
1,
1
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8
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"
ILLEGAL NONCONFORMING
GRAVEL TO BE REMOVED
(0.07 ACRES)
BUILDING TO BE DEMOLISHED
BY OWNER (.015 ACRE),
AT GRADING PAVING TO
REMAIN (0.11 ACRE),
NET CHANGE (-.04 ACRE)
78
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EXISTING TRUCK SCALE
14
3
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20
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27560 SF
6 PS REQ.
6500 SF
13 PS REQ.
5334 SF
1 PS REQ.
2050 SF
1 PS REQ.
8100 SF
17 PS REQ.
8180 SF
9 PS REQ.
9288 SF
19 PS REQ.
3090 SF
10 PS REQ.
2592 SF
9 PS REQ.
1
119'
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WATER HOLDING TANK
COVERED LOADING DOCK
24'-0"
1
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4 4
4
6
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EXISTING GRAVEL
EQUIPMENT STORAGE
EXISTING GRAVEL
EQUIPMENT STORAGE &
VEHICLE MANEUVERING
4
5
PIV
6
6
225' -6"
233' -0"
USE AND OCCUPANCY CLASSIFICATION KEY (IBC-CH.3)
ASSEMBLY A-3, RECREATION
BUSINESS B, OFFICE
FACTORY F-1, MODERATE HAZARD
STORAGE S-1, MODERATE HAZARD
GENERAL INDUSTRIAL (GI)
MINIMUM OFF-STREET PARKING REQUIREMENTS (TABLE 29.406(2)):
RETAIL SALES & SERVICE
OFFICE
INDUSTRIAL SERVICE
WAREHOUSES
PARKING SPACES REQUIRED:
A-3, RETAIL SALES & SERVICE
B, OFFICE
F-1, INDUSTRIAL SERVICE
S-1, WAREHOUSES
MINIMUM NUMBER OF ACCESSIBLE PARKING SPACES (ADA-CH.5)
76-100 = 4 STANDARD, 1 VAN = 5 TOTAL (STANDARD + VAN)
2 SPACES/1,000 SF
1 SPACE/300 SF
1 SPACE/500 SF
1 SPACE/5,000
35 SPACES (17,468 SF)
19 SPACES (5,682 SF)
29 SPACES (14,600 SF)
7 SPACES (34,944 SF)
90 SPACES REQUIRED
75 EXISTING LEGAL SPACES
2 NEW SPACES (NEW PAVING)
14 NEW SPACES (EXISTING PAVING)
91 SPACES SHOWN
NEW GENERAL ZONING NOTES
A. THE AREAS DELINEATED AS GRAVEL OR PAVED PARKING
SPACES ON THIS MASTER PLAN (91 SPACES) ARE
RECOGNIZED AS LEGAL NONCONFORMING PARKING
SPACES.
B. ACCESSIBLE PARKING STALLS & ACCESSIBLE ROUTES TO
THE BUILDING ENTRANCE ARE REQUIRED TO BE PAVED.
PARKING LOT RESTRIPING AND PAVING OF ACCESSIBLE
SPACES WILL REQUIRE A ZONING PERMIT PRIOR TO WORK
AND IS REQUIRED PRIOR TO RE-TENANTING OF EXISTING
BUILDINGS AND OCCUPANCY.
C. ALLOWED USES AS INDICATED ON THE MASTER PLAN ARE
PERMITTED WITHIN THE EXISTING BUILDINGS IF THEY DO
NOT CREATE A NEED FOR MORE PARKING THAN IS
PROVIDED.
D. NEW USES OUTSIDE OF THE EXISTING BUILDINGS OR NEW
BUILDINGS SHALL NOT BE PERMITTED IN THE PARKING
SPACES SHOWN ON THE MASTER PLAN. ANY VEHICLE
DISPLAY, PARKING, AND STORAGE AREA FOR THESE USES
SHALL BE A NEWLY CREATED AREA MEETING CITY
STANDARDS INCLUDING DIMENSIONS, LANDSCAPING, AND
PAVING, ETC.
E. VEHICLE PARKING OR MANEUVERING AREAS NOT SHOWN
ON THE MASTER PLAN REQUIRE A MINOR SITE
DEVELOPMENT PLAN OR ZONING PERMIT, AS APPLICABLE,
IN COMPLIANCE WITH CITY STANDARDS INCLUDING
PARKING DIMENSIONS, PAVING, AND LANDSCAPING
STANDARDS.
F. A ZONING PERMIT IS REQUIRED TO ESTABLISH ANY
OUTDOOR STORAGE OR DISPLAY AREAS, INCLUDING ON
THE EXISTING GRAVEL VEHICLE MANEUVERING AREAS.
G. IF ONE (1) ACRE OR MORE OF IMPERVIOUS AREA IS ADDED
OR REPLACED, STORMWATER MANAGEMENT WILL BE
REQUIRED FOR THE SITE. IF ONE (1) ACRE OF AREA IS
DISTURBED, A IDNR NPDES GP#2 AND COSESCO PERMIT
WILL BE REQUIRED FOR THE SITE.
H. IF UNDER ONE (1) ACRE CUMULATIVE IS PAVED, & THE
PAVED ARE DOES NOT EXPAND BEYOND THE EXISTING
GRAVEL AREA, IT MAY BE PERMITTED THROUGH A ZONING
PERMIT PROCESS RATHER THAN SITE DEVELOPMENT
PLAN.
I. PARKING LOT RESTRIPING WILL REQUIRE A ZONING
PERMIT PRIOR TO WORK.
J. ANY NEW ADDITIONS OR BUILDINGS WILL REQUIRE A SITE
SURVEY TO ESTABLISH PARCEL/LEGAL DESCRIPTION
PRIOR TO ISSUANCE OF PERMITS.
K. THE ADDRESS WILL BE UPDATED TO A CITY OF AMES
ADDRESS WHEN NEW TENANT SPACES ARE CREATED &
PERMITS ARE ISSUED.
L. EXISTING TREES ALONG THE HIGHWAY 30 FRONTAGE
SHALL BE MAINTAINED. ADDITIONAL LANDSCAPING AS
PRACTICABLE MAY BE REQUIRED IN THIS AREA THAT
COINCIDES WITH FUTURE DEVELOPMENT.
M. REUSE OF THE EXISTING BUILDINGS AND USE OF
PREVIOUSLY DEVELOPED PARKING AND MANEUVERING
AREAS DO NOT REQUIRE FRONT YARD LANDSCAPING
COMPLIANT WITH CITY STANDARDS ALONG TURING. ANY
ADDITIONAL SITE IMPROVEMENTS ALONG THE TURING
FRONTAGE SHALL REQUIRE FRONT YARD LANDSCAPING.
GENERAL INDUSTRIAL ZONE USES
(TABLE 29.901(2) - (WITH PROPOSED EXCLUSIONS)
USE CATEGORY PROPOSED EXCLUSIONS APPROVAL REQUIRED APPROVAL AUTHORITY
OFFICE USES
OFFICE USES EXCEPT MEDIAL & DENTAL SERVICES SDP MINOR STAFF
TRADE USES
RETAIL SALES & SERVICES *** SDP MINOR / SP STAFF / ZBA
GENERAL SERVICES GREATER THAN ONE 3,000 SF USE PER SITE REQUIRE A SPECIAL USE PERMIT FROM THE ZBA
BANQUET HALLS, EXHIBITION SDP MINOR STAFF
& MEETING AREAS - WHEN COMBINED WITH MANUFACTURING & PROCESSING INDUSTRIAL USE OF THE SAME LOT OR PARCEL
WHOLESALE TRADE SDP MINOR STAFF
INDUSTRIAL USES
MANUFACTURING/PROCESSING SDP MINOR STAFF
EXCEPT MAJOR INDUSTRIAL GROUPS 28 & 29
WAREHOUSING / FREIGHT STORAGE SDP MINOR STAFF
INDUSTRIAL SERVICE EXCEPT SALVAGE YARDS SDP MINOR STAFF
EXCEPT TOWING AND VEHICLE STORAGE
INCLUDING AUTO & TRUCK SALVAGE & WRECKING
TRANSPORTATION, COMMUNICATIONS, AND ESSENTIAL SERVICES
PERSONAL WIRELESS COMMUNICATION FACILITIES SP ZBA
MISCELLANEOUS USES
VEHICLE SERVICING FACILITIES SP ZBA
SPORTS FACILITIES (INDOOR ONLY) SP ZBA
ROCK CLIMBING FACILITIES (INDOOR ONLY) SP ZBA
NOTES:
1. TO ENSURE INDUSTRIAL USES ARE PRIMARY USE OF THE SITE, NO MORE THAN 40% OF THE BUILDING USE SHALL BE RETAIL SALES AND
SERVICE OR SPORTS PRACTICE FACILITY USES.
2. EXCLUDED USES: SALVAGE YARDS, TOWING AND VEHICLE STORAGE, RESOURCE PRODUCTION AND EXTRACTION, WASTE PROCESSING AND
TRANSFER, CHILD DAYCARE FACILITIES AND VOCATIONAL & TECHNICAL HIGH SCHOOLS, COLLEGES AND UNIVERSITIES, DETENTION FACILITIES,
AND MAJOR EVENT ENTERTAINMENT. (WE BELIEVE THESE ARE INCONSISTENT WITH THE INTENT FOR THE AREA BASED ON PAST DISCUSSIONS
AND THE INTENSIVE INDUSTRIAL ZONING THAT APPLIES TO THE LARGER AREA.)
EXISTING
BUILDING (W/ L.D.) 1.92 ACRES
EXISTING PAVING 1.55 ACRES
TOTAL EXISTING 3.47 ACRES
NEW
BUILDING (W/ L.D.) 1.72 ACRES
EXISTING PAVING 1.66 ACRES
NEW PAVING (WEST) 0.02 ACRES
TOTAL EXISTING 3.40 ACRES
IMPERVIOUS AREA
RETAIL-TO-BUILDING TOTAL AREA AS SHOWN ON THIS PLAN
17,468 SF / 118,483 SF = 14.74%
USE PERCENTAGES
0'120'30'60'
AVEC Design+Build
131 Main Street
Ames, IA 50010
515-233-4641
SITE AND BUILDING CODE EVALUATION FOR
REZONING
SITE AND BUILDING CODE EVALUATION FOR REZONING
NOVEMBER 7, 2025
23959 580th Ave
Ames, IA 50010
SCALE:
TRUE
1" = 60'-0"1 OVERALL SITE PLAN
SITE PLAN NOTES
1 ADA ACCESSIBLE PARKING
2 NEW PARKING AS NEEDED BY NEW TENANT
3 EXISTING PARKING LOCATIONS
4 EXISTING PAVEMENT
5 LEGAL NONCONFORMING GRAVE
6 NEW PAVED PARKING
DISCLAIMER:
GENERAL DIMENSIONS BASED ON
EXISTING INFORMATION AVAILABLE.
NO SURVEY WAS PERFORMED
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Ames Plan 2040 Future Land Use Map
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City Boundaries
Ames Plan 2040 Future Land Use
Designations
Employment (Emp)
Open Space
23959 580th
Avenue
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P L A N E L E M E N T S G R O W T H & L A N D U S E
63 A M E S P L A N 2 0 4 0
Employment (Emp)
» Includes both general industrial areas and large-scale employment centers that are part of planned business or ISU Research Park.
»Mixes traditional manufacturing warehouse activities on the east side of the city and office and R&D uses in ISU Research Park and areas near South Bell.
»Can include high impact and heavy industrial uses.
» Older areas include single purpose industrial lots and relatively low-density site development.
»Planned facilities include large blocks and large sites.
» High truck traffic generation with good access to regional transportation facilities.
» City policy to focus most new large large industrial development east of I-35.
» Service uses are clustered in Boone County and can be expanded with the West Growth Areas.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Implement infrastructure and transportation projects necessary to open the East Industrial area.
»As East Industrial, Prairie View, develops out with large uses, evaluate options for smaller industrial sites and locally serving commercial uses. Large format retail is not permitted.
» Use economic development tools and standard to
» Support commuter transportation alternatives to single occupant automobiles.
»Adapt zoning to provide for large manufacturing facilities based on automation.
» Differentiate zoning for business park use types from individual general industrial uses oriented to small or independent businesses.
»East scenario Tiers 3 and 4 have planned residential uses adjacent to industrial uses north of the railroad. Consider future compatibility of use and traffic levels with industrial. Development options north of the railroad.
DEVELOPMENT GUIDELINES
» Phase out small obsolete industrial clusters in primarily non-industrial areas, such as industrial pockets along the railroad.
»Use screening and landscaped buffering to address building scale and typical utilitarian appearance.
»Residential uses should not be permitted in these areas. Site design should provide separation and buffering between intense industrial and adjacent residential use.
» Apply aesthetic enhancements to sites along major corridors.
»Plan for improved pedestrian connectivity and access for alternative modes of transportation.
» Large sites may allow for incorporating green infrastructure, renewable energy, or other GHG reduction and sustainable design techniques to existing site and development in new employment areas.
» Focus Research Park uses on R&D and office with
» Ensure truck traffic and transportation capacity is
GOALS
»Provide attractive and well-functioning settings for a range of industrial enterprises.
» Build on Ames’ natural and historic strength in research.
» Minimize impact and external effects on city neighborhoods.
» Discourage industrial uses that are large resource users for water and sewer services with system capacity impacts.
APPL ICABLE EXISTING ZONING CATEGORIES
»GI General Industrial PI Planned Industrial
»RI Research Park Industrial
»II Intensive Industrial
high employment intensity.
adequately addressed in siting new large industrial facilities.
support resource and environmentally conscious uses, minimize water and sewer capacity demand.
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avecdesignbuild.com 131 Main Street, Ames, IA 50010 515.233.4641
September 11, 2025
Kelly Diekmann
Planning Department
515 Clark Ave.
Ames, IA 50010
Rezoning of 23959 580th Avenue, Ames, IA 50010
Dear Kelly,
This letter accompanies the Rezoning with Master Plan Application Form.
Overview
We reviewed the site and building(s) for potential tenant uses per the allowed General Industrial (GI) zoning. A
mixed use of Office, Retail Sales and Service, Industrial Service, and Warehouse was used. Our evaluation
shows that the existing site has adequate parking and that fire separation between tenants can be achieved.
Reasons for Requesting Rezoning
We are requesting rezoning of the property from Intensive Industrial (II) to General Industrial (GI) to allow for a
broader range of industrial uses, thereby increasing the site’s potential utilization and supporting economic
development. The proposed rezoning will provide flexibility for future growth while maintaining compatibility with
surrounding properties.
Consistency with Ames Plan 2040
Rezoning from Intensive Industrial (II) to General Industrial (GI) is consistent with the goals of the Ames Plan
2040. Specifically, this change will:
• Reduce potential land-use conflicts between neighboring properties.
• Promote more efficient and productive use of the land.
• Aligning future infrastructure demand with community objectives.
• Serve as an effective transitional buffer in areas identified for future mixed or changing uses.
Overall, the proposed rezoning supports the City’s long-term planning objectives and encourages orderly and
compatible industrial development.
Respectfully,
Jason Dietzenbach, AIA
Architect/Partner
Avec Design, Inc.
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