HomeMy WebLinkAboutA005 - Documents distributed around dais Laboratory and Field Corrosion Investigation
of Galvanized Utility Poles
M. Zamanzadeh', C. D.Kempkes2,D. Aichinger3 and D. Riley4
'MATCO Associates, Inc., President, Department of Research & Development, 4640
Campbells Run Road, Pittsburgh, PA 15205; PH (412) 788-1263; FAX (412) 788-
1283; email: zee@matcoinc.com
2Valmont Industries, Manager of Division Quality Systems, 7002 North 2881h Street,
Valley, NE 68064-0358; PH (402) 359-2201; FAX (402) 359-2201 email:
carl.kempkes ,valmont.com
3Valmont Industries, Manager of Engineering, Valmont/Newmark, 7002 North 288`h
Street, Valley, NE 68064-0358; PH (402) 359-2201; FAX (402) 359-2201; email:
dick.aichingerna.valmont.com
4MATCO Associates, Inc., Manager, Sales & Marketing Division, 4640 Campbells
Run Road, Pittsburgh, PA 15205; PH (412) 788-1263; FAX (412) 788-1283; email:
debra.riley(a,matcoinc.com
Abstract
Electrical transmission poles are often made of galvanized steel. As a relatively new
industry, the steel pole industry is becoming more aware of the potential problems
and their solutions associated with underground corrosion of poles. This paper will
explore methods to enhance the service life of poles as well as present new findings
on how galvanic action can protect the painted portion of a pole in moderately
corrosive soils. In general, zinc extra poles, corrosion resistant backfills,
maintenance and corrosion monitoring will greatly increase the life of galvanized
poles. However, in environments with corrosive reducing soils, stray currents and
high water tables, additional protective measures to extend life expectancy are
required. Environmental information such as soil resistivity, pH, chemistry, and
water tables should be utilized to determine the "hot corrosion spots" and the type of
utility pole that should be installed for that particular environment. New findings
from field and laboratory work confirm that galvanic action will protect the painted
portion of a pole in moderately corrosive soil environments due to cathodic protection
by zinc. Case histories for galvanized transmission poles will also be presented.
Introduction
Transmission electric utility poles are generally made of galvanized steel. The steel
material conforms to the mechanical and chemical properties listed in American
Society for Testing and Methods(ASTM) specification A572-04. The minimum yield
strength of this material shall be 65,000 PSI. The maximum silicon content of all
steels shall be 0.06 % to ensure an adequate free zinc and uniform galvanized finish.
1
The galvanized poles are often embedded with the depth dependent on soil strength
and applied overturning moment. Galvanizing is to meet the ASTM A 123
requirements for pole and A153 for hardware. The Society for Protective Coating
(SSPC) SP7 surface preparation will precede galvanizing. Repair of damaged areas
can be performed in accordance with ASTM A780. Additional ground line corrosion
protection is normally done with either ground sleeves or polyurethane coating.
Galvanized steel first became an important material for pole manufacturers in the
1950's. As relatively new industry, the pole industry is just now becoming aware of
possible problems that can be associated with corrosive soils, mechanical damage,
storage and stock rotation, ground level and underground/water table corrosion,
coatings requirements and interference induced from other structures. Specifications
from paint and coating suppliers do not always take these issues into consideration.
As a result, the service life of a utility pole can be diminished if the pole specifier
doesn't take into consideration the different environments that utility poles can be
exposed to.
The Role of Galvanizing(Zinc)
Hot dip galvanizing has been an attractive and economical means of corrosion
protection for utility tubular and lattice structures. Galvanized steel poles are
protected from corrosion attack due to both barrier effect and also due to galvanic
(sacrificial) action of zinc. Zinc does a fine job of protecting a steel pole in
moderately corrosive and oxidizing soils. It provides long term protection both above
ground and underground portion of poles. We have inspected galvanized lattices in
service which date back to early 20th century. Upon inspection we found out that
galvanized layer is present even after 100 years of service. The key point in long
service life is that the soil in that location provided the protective layer on galvanized
surface.
Not all galvanizing facilities are the same,however, and some times the quality of the
galvanized layer is compromised due to lack of quality control in the process. The
production of high quality galvanized steel poles depends on the metallurgical
reaction between steel and molten zinc. The micro-structural characteristics, grain
structure (spangle formation), surface segregation and corrosion of galvanized
coatings depend on both steel and bath compositions, coating processes and post-
coating processing. Factors often associated with corrosion failure of galvanized
steel poles are improper thickness, excessive brittle intermetallic alloy layer,
galvanizing, substrate surface preparation if coated, storage conditions, soil service
conditions,or unsuitable coating selection for the soil exposure in service.
Corrosion Characteristics of Galvanized Utility Transmission Poles
Zinc is a highly reactive metal. It exhibits a low corrosion rate only if a continuous
passive film forms on the surface. A key requirement of corrosion control with zinc is
that the surface needs to remain largely dry and in contact with the air in order to
2
develop and maintain this passive film. Storage stain (white rust) is simply the
chemical compound, zinc hydroxide/carbonate zinc/oxide zinc, which forms when
zinc is kept in contact with moisture during storage or transportation.
Zinc corrosion products are typically white, but under certain conditions may also
take the form of a grey or black deposit on the metal surface. Accelerated corrosion
of galvanized steel pole, white rust and storage stain (tiger striping) can occur when
galvanized surfaces are held for extended periods in wet conditions immediately after
the hot dip process. The surfaces may become wet either by rain fall or by
condensation. The corrosion products form after zinc reacts with moisture. Corrosive
compounds such as chlorides from marine and sulfur containing atmospheres
accelerate the formation of white rust.
Utility poles can be divided into three portions as far as corrosion is concerned:
1. Above ground atmospheric exposure.
2. Ground level exposure.
3. Underground soil/ground water exposure.
The extent of the corrosion in storage and transportation is primarily dependent on:
a)The duration of the exposure to moisture.
b)The temperature that is experienced during storage or transportation.
c)The presence of accelerating corrosive agents, such as chloride-containing
salts.
d)Position of galvanized component(vertical or horizontal).
e)Metallurgical structure of galvanized layer and surface composition.
The surface of the galvanized coating in the area that experiences extensive white rust
formation will be "etched" and no longer will have the bright, reflective appearance
of as-produced galvanized sheet. In this case removing the white rust will not
eliminate the etched appearance. This is why, for applications where appearance is
critical, galvanized surfaces should be treated by conversion coatings. The conversion
coating (chromate or non-chromate treatment) that preserves brightness also inhibits
the formation of storage stain during storage and transportation.
Corrosion Mechanism of Painted and Non Painted Galvanized Poles Storage
Yards
White rust, storage stain and "tiger striping" develop on freshly-coated non painted
galvanized surfaces if they are stored in environments that allow drops or thin layers
of water to remain on the surface of the zinc before it has developed protective zinc
carbonate coating. The presence of moisture either as condensed droplet or thin layer
of water on freshly prepared galvanized steel is necessary condition for the formation
of white rust. Water drops allow the solution of the zinc metal, changing and
increasing the pH within the drops and promoting further accelerated dissolution of
zinc,promoting the formation of unsightly corrosion products of zinc.
3
The diagram devised by Marcel Pourbaix, Figure 1, illustrates the influence of pH on
the rate of corrosion and thermodynamic stability of zinc and shows the large
increase in corrosion rate in both acidic and alkaline solutions. The shape of the
corrosion-rate-versus-pH curve can be explained by the type and form of corrosion
products that may be present on the surface. In the near neutral solutions, compact,
adherent, insoluble corrosion products retard corrosion. Conversely, in highly acidic
or alkaline water, soluble corrosion products are formed, destroying protective films
and permitting corrosion to proceed. Water drops allow the solution of the zinc
metal, changing and increasing the pH within the drops and promoting further
accelerated dissolution of zinc, promoting the formation of unsightly corrosion
products of zinc. Localized pH under droplet will markedly differ from normal
neutral pH, especially as the freshly prepared galvanized steel dissolves in droplet of
water. Conversely, if basic carbonate forms, the increase in pH does not take place
and no more white rust forms. In the presence of passive basic carbonate zinc, the
corrosion resistance of galvanized layer is increased because of the formation of
protective basic carbonate, which extends the region of passivation toward neutral pH
values.
Corr. 1000
9/d-2•d0y
am B00
600 600
20Q 200
00 3 6 9 12py 15
Figure 1: Influence of pH on dissolution(corrosion)rate of zinc.
The pH in droplets of water will change according to this diagram.
In the pole manufacturing industry it is customary to coat some or all of the area of
the embedded portion of a pole with an organic protective coating. Contrary to
popular belief, the main reason for this coating is not because the embedded
environment is the most corrosive, rather it is because this area is the highest stress
area and it should have additional protection. The coated area of the pole, however,
is also susceptible to corrosion attack while in storage.
Field and laboratory studies indicate poles held in storage for an extended period of
time experience a different type of corrosion mechanism than when they are service.
The corrosion initiates with an accumulation of moisture at pinholes and
discontinuities in the coating. This results in the formation of corrosion cells in pin
holes, defects, voids, and mechanically damaged areas. As a result, accelerated
corrosion of zinc takes place and blistering, cathodic delamination; pitting and
eventual failure of the coating will take place. These phenomena also take place if
the coating is not a good barrier and or has low thickness. It should be noted, ultra
violet (UV) sensitive coatings may also be susceptible to this type of failure. This
corrosion mechanism in storage is shown in Figure 2.
4
VP Lira
RAN VAt"AW 9ftW
CORRoSM CwF.o JMOS s.�a...
IYLIIILSS LwRl�y
I FMGTH OF TIMF IN Sf(IRAGf
2, -I... 1 MSO
T
Z - -
GALVAMLFC PCU
CORROSION MECHANISM DURING
STORAGE
Figure 2: Corrosion mechanism of stored galvanized pole in horizontal position.
Coating and Surface Preparation
Lack of experience in the pole coating industry has resulted in less than adequate
specifications for surface preparation and coating formulation for this service. The
industry as a whole utilizes the same specifications for underground carbon steel
structures as it does for galvanized steel structures. Pole manufacturers follow paint
and coating supplier recommendations for galvanized components. As a result, the
role of UV damage, a surface profiling technique of 2-3 mils and galvanized
cracking, is not taken into consideration.
Surface preparation is a critical factor in achieving good adhesion. The factors that
are required for good adhesion are cleaning and profiling of the galvanized steel
structure. If both are done correctly a compatible paint/film should not have any
problem adhering to the galvanized surface. However, if done incorrectly the
galvanized layer or coating adhesion could be compromised.
Metallographic studies of galvanized pole specimens indicate the galvanized surface
preparation techniques recommended by paint and coating suppliers can result in
extensive cracking and removal of the zinc layer. The cracked areas are known
initiation sites for corrosion and delamination of the coating in wet corrosive soils,
even after only a few years in service.
Prior to implementing a recommended surface preparation technique, pole specifiers
should require paint and coating suppliers to supply independent scientific evidence,
such as metallographic cross section analyses, to confirm their recommended practice
does not introduce cracking to the substrate surface. Recommended practices should
include methods to clean a galvanized surface prior to coating. The goal is to remove
any dirt, grease or oils but not to remove too much of the galvanized coating. To
obtain good adhesion, the galvanized surface should be slightly roughened to provide
a larger surface area of adhesion. Care must be taken not to damage or remove the
galvanized coating. Finally, after all the necessary steps have been taken for good
surface preparation, the coating itself should be compatible with the galvanized
coating to create a successful synergistic effect.
5
Polyurethane Coatings and Ultraviolet Radiation (UV)
Polyurethane coatings are typically thermoset resin systems that are created by the
reaction of polyols (R-OH) and an isocyanate(N=C=O). Polyurethane resins are then
formulated with a variety of materials to achieve a wide range of coating properties.
From a pole and their application in service point of view, this coating chemistry has
its limitations that should be taken into consideration.
Ultraviolet radiation from the sun in storage can lead to UV damage, decreased
performance and an undesirable appearance change in the coating. Photodegradation
of a cured polyurethane film can occur by any of two main routes. It is believed that
the polymer absorbs UV radiation and produces free radicals that attack the backbone
of the polymer via hydrogen abstraction, forming hydro-peroxides and more free
radicals. As the process continues, more bonds break, leading to deterioration of the
desired coating properties. This degradation can take the form of cracking, checking,
loss of gloss, chalking pigment fading, delaminating or peeling, degradation and loss
of physical and protective properties of the coating.
From a production point of view the appearance of bubbling in the polyurethane
coating is often caused by the presence of moisture, carbon dioxide or air bubbles.
However, when the coatings are combined for application they will not show any
visual effect. The cured film will have less cross-linking and so the effect will be
more noticeable by soft and poor solvent resistance performance than a similar
formula that is free of moisture or air. The bubbling of cured coatings may be more
of a result of moisture trapped on the substrate than actual moisture introduced by the
coating. As the coating ages due to weathering the adhesion fails and moisture/water
will cause the spots to form blisters and delaminate.
The thickness of the coating also plays an important role in whether or not a pole will
corrode in service. Some coating suppliers, however, do not conduct testing to
correlate the recommended thickness with the expected life of the coating. This has
resulted in premature coating failure in the field. Therefore, any specifications for
coating thickness should be based on scientific laboratory and field testing to assure
the coating will provide adequate protection for the intended life. New techniques
have been developed, such as electrochemical impedance spectroscopy (EIS), to
determine the minimum coating thickness for a given environment.
As an additional note of precaution, coating suppliers have not always notified pole
manufacturers of coating formulation changes. Some of these changes may not have
been tested and may result in premature coating failure. As such, it is highly
recommend that any changes to be made to a coating formulation should be approved
by the pole manufacturer.
6
Case History 1: In-Service Poles Exhibit Corrosion at the Ground-Line
During a field study of galvanized transmission utility poles, it was observed that
some of the poles exhibited corrosion at the ground-line. One pole in particular, as
shown in Figure 3, exhibited extensive red rust formation on one side of the
underground and ground line sections of the pole. At the time of the investigation,
the pole had been in service for approximately three years when red rust
(discoloration) from the coated surface was observed. Under normal conditions,
above ground vertical pole conditions do not produce red rust in four years.
Under-
ground
Above
ground
Red Rust
Figure 3: nsive red
rust
formation on one side of the underground and ground line sections of the
pole.
Visual inspection of the above ground section of the pole revealed red rust and minor
mechanical damage that consisted of a slight depression around it (1/2 foot deep).
The above ground galvanized thickness range was 4.2 to 5 mils; polyurethane plus
galvanizing was 17 to 25 mils. Visual inspection of the below ground section of the
pole also revealed red rust and mechanical damage that consisted of several small
spots on the comer, and a larger triangle area to one side. The coating in this area
was easily peeled away to reveal red and white rust as shown in the photo. The
below ground polyurethane plus galvanized coating thickness was measured at 15 to
22 mils. Uniform corrosion attack and thickness loss around the circumference of the
pole was not observed, indicating the corrosion attack was localized in nature. The
soil measured and found to be mildly corrosive.
The corrosion observed on this pole was uncharacteristic to what would have been
expected under these circumstances. It was evident that corrosion had been
accelerated by some other unknown factor(s). Further studies revealed the corrosion
on this pole had initiated in storage prior to installation due to the atmospheric
corrosion conditions. It was found that poles held in storage for an extended period of
time experience a different type of corrosion mechanism than when they are in-
service. The corrosion initiates with an accumulation and permeation of moisture and
corrosive compounds at the galvanized coating interface. Once moisture is present at
7
the coatings/ground interface the formation of corrosion cells in pin holes, defects,
voids, and mechanically damaged areas can take place.
The Role of Soils
According to the National Cooperative Soil Survey, there are over 20,000 different
kinds of soil in the United States. The soils are categorized based on texture, color,
and natural drainage abilities. The amount of permeability that the soil has with air
and water is a key factor in determining corrosivity. Soils such as sands and gravels
that have a coarse texture allow for free circulation of air which corresponds to
corrosion rates similar to atmospheric exposure. Soils with a fine texture, such as
silts and clays have poor aeration as well as poor drainage abilities that can lead to a
more corrosive environment. Table 1 shows the relationship of soil corrosivity to its
electrical resistivity.
Corrosion Resistance Electrical Resistivity iI-cm
Progressively Non-Corrosive >10,000
Moderately Corrosive 5,000— 10,000
Corrosive 1,000—5,000
Highly Corrosive <1,000
Table 1: The relationship of soil corrosivity to electrical resistivity is shown.
Factors influencing the corrosion of galvanized poles in soil are more numerous than
those prevailing in the atmosphere or water table, and the electrochemical effects are
more pronounced. The following section will help to establish a basis for estimating
the probability of corrosion of the buried proportion of a pole whose external surfaces
are in contact with soil. However, the probability of corrosion of these items is not
only governed by the corrosiveness of the soil and the properties of the galvanized
steel, but also by their design, size, manufacturing/welding characteristics, and by
external electrochemical effects (i.e. stray currents, etc.). Since these parameters
cannot always be described with adequate accuracy, the likely corrosion behavior can
only be estimated.
1. Normal Soils
The life of coated galvanized poles in normal soils will be determined by the
underground portion of the pole and the amount of zinc on non-coated portion of the
pole. In normal (mildly corrosive) soils, corrosion attack on the underground portion
of the pole is protected by the anode affect of the bottom portion of the galvanized
pole. Therefore, corrosion of zinc in pinholes and mechanically damaged areas does
not take place. The on-site and subsequent lab investigation confirmed this hypothesis
and showed numerous cases in which there were no white corrosion products even
though there were pinholes, mechanically damaged areas and low thickness areas in
the coating. The concept and practice of cathodic protection has been used to protect
underground facilities for decades. In this case, zinc on the bottom of the pole is
acting as an active ground bed.
8
2. Corrosive Soils
Corrosive soils are defined as those that produce reducing conditions for zinc and
have less than 1000 ohm-cm soil resistivity. In corrosive soils, coatings with
pinholes and or mechanical damage will not act as a good barrier to corrosive
compounds. As a result, there will be a reduction of life of the pole when compared
to poles placed in non-corrosive soils. The extent of reduction in life depends on the
type of soil, resistivity, pH, reducing behavior and the water table present. In this
condition both the galvanized layer inside (if water table is present) and outside
surface at pinhole areas will corrode at a much faster rate.
3. Corrosion of Galvanized Pole in Ground Water
Corrosive soils combined with high water tables present the most corrosive
environment for in-service poles. In this environment, coatings with pinholes or
mechanical damage will not act as an adequate barrier to corrosive compounds. As a
result, there will be a reduction of life of the pole when compared to poles placed in
non corrosive soils.
The corrosion of galvanized pole in water is largely controlled by the corrosive
compounds and bacteria present in the water. Naturally occurring waters are seldom
pure. Even rainwater, which is distilled by nature, contains nitrogen, oxygen, carbon
dioxide, and other gases, as well as entrained dust and smoke particles. Water that
runs over the ground carries with it eroded soil, decaying vegetation, living
microorganisms, dissolved salts, and colloidal and suspended matter. Water that
seeps through soil may contain dissolved carbon dioxide and become acidic.
Groundwater also contains salts of calcium, magnesium, iron, and manganese.
Seawater contains many of these salts in addition to its high sodium chloride content.
All of these foreign substances in natural waters affect the structure and composition
of the resulting films and corrosion products on the surface, which in turn control the
corrosion of zinc. In addition to these substances, such factors as pH, time of
exposure, temperature, motion, and fluid agitation influence the aqueous corrosion of
zinc. As in the atmosphere, the corrosion resistance of a zinc coating in water
depends on its initial ability to form a protective layer by reacting with the
environment. In very pure water, which cannot form a protective scale to reduce the
access of oxygen to the zinc surface, the attack is more severe than in most types of
domestic or river water, which contains some scale-forming salts. The scale-forming
ability of water depends principally on three factors: the hydrogen ion concentration
(pH value), the total calcium content and the total alkalinity. If the pH value is below
that at which the water would be in equilibrium with calcium carbonate (CaCO3), the
water will tend to dissolve rather then to deposit scale. Waters with high content of
free carbon dioxide also tend to be aggressive toward zinc. Soil types that influence
life expectancy as shown in Table 2.
9
Type of Soil Determining Factor
Normal soils or Zinc on the in-ground portion of the pole provides cathodic
mildly corrosive soils: protection.
Very corrosive soils: Coating thickness and barrier properties of coating and pinhole
density.
Corrosive soils with Internal zinc weight and the duration of wetness.
high water table:
Table 2: Life expectancy factors of a galvanized pole under various soil
environments.
4. Corrosive Soils and Coatings with Pinholes or Mechanical Damage
In corrosive soils a coating with pinholes or mechanical damage will not act as a
barrier to corrosive compounds and there will be a reduction of life of the pole
compared to normal soils. Corrosive soils can be defined as those that produce
reducing conditions for zinc and have less than 5000 ohm-cm soil resistivity. The
extent of reduction in life depends on the type of soil, resistivity, pH, reducing
behavior and the water table present. In this condition both the galvanized layer
inside (if water table is present) and outside surface at pinhole areas will corrode at a
much faster rate.
Case History#2: Corrosion Protection of the Coated Portion of a Pole by Galvanic
Action
A field study was conducted on in-service galvanized utility transmission poles that
included the excavation of soil around each pole to determine the underground
condition of the pole along with the underground corrosion characteristics of the
surrounding soils. The data collected provided information that revealed a newly
identified and documented form of corrosion protection. This form of corrosion
protection is due to the presence of zinc and the interaction of defects in the coating
when combined with cathodic protection from the zinc on the substrate and the zinc
on the bottom section of the pole.
When pole structures are galvanized and partially buried any non-coated zinc in the
ground acts as an anode bed for the coated portion of the pole. Therefore, corrosion
of zinc in pinholes and mechanically damaged areas to some extent does not take
place in mildly corrosive soils. Essentially, what this means is that the zinc in the
bottom section of the pole will sacrifice itself to protect pinholes, mechanically
damaged and low thicknesses areas in the coating at the below ground level.
However, this mechanism is not operative in above ground portions of the pole since
there are no surrounding electrolytes present to conduct ions that will provide
cathodic protection. In this location moisture does not accumulate as it does in
storage areas due to the vertical geometry of the pole. In addition atmospheric
corrosion rates are known and are generally lower.
10
Field and laboratory investigations confirmed that the presence of a galvanized layer
below the coated polyurethane surface of a pole structure does indeed provide
cathodic protection that is capable of protecting the pinholes and mechanically
damaged areas within the polyurethane coating. The presence of the galvanized layer
and the corrosion rate determines the life of the pole structure. In the absence of a
galvanized layer, or when the galvanized layer is corroded away, accelerated
corrosion in pinhole areas takes place as shown in Figure 4.
rAMr E.LMJ.IlD !'�� .�E
wr soa
M1rt�s / /aN.Y-i
T(TgN '
Figure 4: Corrosion Protection of the Coated Portion of a Pole by Galvanic Action.
Methods to Enhance Service Life of Galvanized Transmission Utility Pole
Structures
There are various mechanisms of corrosion of galvanized poles in both storage and in
service. In the following section methods to enhance the service life of galvanized
transmission poles are provided.
1. Select the Right Pole Structure for the Environment
Poles should be designed and installed with a system that maximizes the corrosion
protection required for the specific environment where the pole is installed. The pole
selection should bring into consideration the pole's in-service environment,
atmospheric environment, water table, weather and location. A map should be
constructed that provides information on soil resistivity, pH and water tables.
Variation in soil chemistry, however, even in mapped areas will exist. The map
should be utilized as a guide to determine "hot spots", type of pole and corrosion
protection that should be installed. The map can also be used to monitor and
determine the frequency of monitoring needed.
11
Soil corrosivity should be determined prior to installation of galvanized poles. In
mildly corrosive soils, with soil resistivity above 5000 ohm-cm, extra zinc will
perform well and provide a long life. In this type of soils, no coating or ground
sleeve is necessary. Corrosion monitoring should be performed in long term
increments (5 to 10 years) depending on soil corrosivity. In reducing corrosive soils
with soil resistivities less than 1000 (internal and external) ohm-cm and high water
tables, galvanized poles should be coated by protective coatings to prevent
accelerated corrosion of galvanized surfaces both internally and externally. Soil
permeability will play a role in both the rate of penetration of corrosive water and the
rate of removal. In normal soils, galvanic protection will prevent corrosion attack at
defective sites in the coating. In reducing corrosive soils and high water tables,
corrosion attack will occur both externally and internally. Corrosion monitoring
should be in place to determine thickness loss due to corrosion attack.
If necessary, maintenance of coating, cathodic protection and galvanic anodes should
be installed to protect the poles in service in corrosive soil. The combination of an
adequate coating and galvanizing in addition to the use of a corrosion resistant
backfill can increase the life expectancy of the poles up to 50 years under normal
conditions.
2. Maintain Poles
There are no maintenance free poles. Poles should be inspected and maintained on a
routine basis. The frequency of inspections and maintenance will depend on the
corrosivity of the soil.
3. Utilize Corrosion :Monitoring
Corrosion monitoring should be pursued in corrosive soil conditions and high water
environments. A spherical potential field exists around a galvanized pole that is in
service that can be monitored to determine the corrosion activity. Any major
corrosion activity will change the potential field.
Electrochemical filed potential monitoring, which is a new and novel technique in the
pole industry, can provide a means to detect major corrosion attack in the
underground portion of the pole in a non destructive fashion. With this method,
potential measurements must be obtained around the pole every few years. This
technique will also detect interference and stray currents from foreign facilities such
as gas lines under cathodic protection. Any major shift in potential or potentials,
more noble than 0.6, will indicate steel corrosion activity in the underground portion
of the pole. If a shift is detected, the site should be excavated to determine the extent
of corrosion attack and repairs should be made. Electrochemical corrosion probes
based on EIS and resistance polarization can also be used to determine corrosivity.
4. Consider Using Corrosion Resistant Backfills
12
A laboratory investigation of select soil types was conducted to determine how soil
type correlates with zinc corrosion rates. The investigation revealed that the use of
non-corrosive backfills will greatly increase the service life of pole structures if
utilized. The select soil types were tested to determine which soil type(s) performed
the best under various environments for possible use as backfill for pole structures.
The investigation included soil resistivity, instantaneous corrosion rate, and pH
measurements of collected soil samples and purchased select soil types. The three
different types of purchased select backfill are shown in Figure 5.
Figure 5: Crushed Gravel (Limestone) —Crushed Gravel (Riverbed)—Sand(ASTM
20-30)
The sand used was of the ASTM 20-30 grade, this grade is a measurement of the size
of the particles in the sand. Both of the gravels were of the P1 grade, meaning '/4"to
3/8" in diameter rocks. Table 3, shows the results of the laboratory investigation.
Backfill Resistivity pH Estimated Maximum Field
Corrosion Rate of Zinc
Sand ASTM 20-30 15,000 7.80 0.114 mpy
Crushed Gravel Riverbed 29,000 8.55 0.154 mpy
Crushed Gravel Limestone 33,000 8.88 0.122 mpy
Table 3: Results of Laboratory Testing on Select Backfills.
Test results indicate that the select backfills have very low corrosion rates and would
provide a longer service life for poles in corrosive conditions. The backfill resistivity
is much higher than what would be found in corrosive soils, such as corrosive silts
and clays, and for this reason makes the corrosion attack much lower. Additionally,
the increased pH of the sand and gravels leads to the formulation of a passive layer
and a lesser potential for accelerated corrosion. The estimated field corrosion rate is
equal to the laboratory corrosion rate divided by five, which accounts for the time in
which the backfill would not be saturated with water. This estimated maximum
corrosion rate is the maximum corrosion rate of the zinc in the tested backfills.
However,based on our past experience and data found in a literature survey, this rate
13
could be up to 30 times less than this depending upon the amount of rainfall and the
level of the groundwater table.
14
5. Store Poles Properly and Rotate Stock
As this paper has shown, poles stored in a horizontal position for extended periods of
time experience a different type of corrosion mechanism than when they are service.
The corrosion initiates with an accumulation and permeation of moisture and
corrosive compounds at the galvanized coating interface. Once moisture exposure
takes places, the formation of corrosion cells in pin holes, defects, voids, and
mechanically damaged areas can take place.
If it is necessary to store poles for extended periods of time, poles should be stored
off the ground and elevated on one end to allow moisture run off. The poles should
also be coated with a UV resistant coating and stock rotation should be implemented
using the"first in, first out"method.
6. Utilize a Surface Preparation Technique that Doesn't Crack the Zinc
Cracking the zinc layer during blasting can result in initiation sites for corrosion and
delamination to take place. The goal is to remove any dirt, grease or oils but not to
remove too much of the galvanized layer.
7. Require Coating Suppliers to Provide Scientific Testing for Coating
Recommendations and Provide Notification of Coating Formulation
Changes Prior to Change
Testing to correlate the recommended thickness with the expected life of the coating
should be provided by the coating supplier. New techniques have been developed,
such as electrochemical impedance spectroscopy (EIS), to determine the minimum
coating thickness for a given environment. Pole manufacturers should also be
notified and approve of any changes made to a coating formulation.
Conclusion
As a relatively new industry, the pole industry is just now becoming aware of
possible problems that can be associated with corrosive soils, mechanical damage,
storage and stock rotation, ground level and underground/water table corrosion,
coatings requirements and interference induced from other structures. Specifications
from paint and coating suppliers do not always take these issues into consideration.
As a result, the service life of a utility pole can be diminished if the pole specifier
doesn't take into consideration the different environments that utility poles can be
exposed to.
In general, zinc extra poles, corrosion resistant backfills, maintenance and corrosion
monitoring will greatly increase the life of galvanized poles. However, in
environments with corrosive reducing soils, stray currents and high water tables,
15
additional protective measures to extend life expectancy are required. Environmental
information such as soil resistivity,pH, chemistry, and water tables should be utilized
to determine the "hot corrosion spots", the type of utility pole that should be installed
for that particular environment and the frequency of inspection needed. In
environments where the soil is moderately corrosive, galvanic action will protect the
painted portion of a pole due to cathodic protection by zinc.
For poles yet to be placed in service,consideration should be given to selecting a pole
system based on the environmental conditions the pole will be located in. Once a
pole is in service, the pole will need to be inspected, maintained and monitored as
needed. The frequency of inspection may be determined based on soil corrosivity
and potential field determinations. If a pole is to be placed in storage for an extended
period of time the pole should be coated with a UV resistant coating and stored in an
elevated position off of the ground. Stock rotation, as well as a surface preparation
technique that does not crack the zinc layer, are also essential if pole longevity is to
be expected.
16
CHAPTER TWO
LAND USE
29
Existing Land Use Classification. For previous planning purposes, Ames has employed 12
classifications for land use. The following is a characterization of existing land use within the
City and within the unincorporated Planning Area, based on the 12 classifications.
Existing Land Use Within the City. As of 1994, the City of Ames consisted of approximately
10,271 net acres, not including public right-of-way. Of the total area, 9,175 acres, or 89.3
percent, were urban use. The remaining 1,096 acres were classified as Agricultural.
Table 5
EXISTING LAND USE Bl'T1PE
City of Ames&Unincorported Portion
of Planning Area,1994
(in acres)
I.'nincorporated
Cily I'lanninr Area Total
Residential 2834 6269 9103
1&2Famd% (2291) 1 (409) (2700)
Multi-Farrnly (336) (0) (336)
Manufactured 75 70) (145)
Farmstead 132 5790) (5922)
Commercial 621 111 732
Core 23 0 23
Other 598 111) (709)
Medical 22 0 22
Industrial 315 537 852
Public/Quasi-Public 4372 1117 5489
Parks/Oven Snacc 761 820 1581
Agricultural 1096 34226 35322
Vacant 250 - 1
TOTAL 110271 1 43837 541118
Residential. Among the urban classifications, Residential was the second largest at 2,834 acres
(30.9 percent and 27.6 percent of the urban classifications and total classifications respectively).
Residential was further divided into the following classifications:
■ One-and Two-Family=2,291 acres;
■ Multi-Family=336 acres;
■ Manufactured Housing= 75 acres; and,
■ Farmstead= 132 acres.
Commercial. Among the urban classifications, Commercial was the fourth largest at 621 acres
(6.8 percent and 6.0 percent of the urban classifications and total classifications respectively).
Commercial was further divided into the following classifications:
■ Core=23 acres; and,
■ Other(e.g. highway-oriented)=598.
30
Medical. Among the urban classifications, Medical was the least at 22 acres (less than 1 percent
of the urban classifications or total classifications.)
Industrial. Among the urban classifications, Industrial was the next to the smallest at 315 acres
(3.4 percent and 3.0 percent of the urban classifications and total classifications respectively).
Public/Ouasi-Public. Among the urban classifications, Public/Quasi-Public was the largest at
4,372 acres (47.7 percent and 42.6 percent of the urban classifications and total classifications
respectively). Iowa State University and its allied activities comprised most of the Public/Quasi-
Public classifications.
Parks/Open Space. Among the urban classifications, Parks/Open Space was the third largest at
761 acres (8.3 percent and 7.4 percent of the urban classifications and total classifications
respectively).
Vacant. Among the urban classifications, Vacant was the fifth largest at 250 acres (2.7 percent
of the urban classifications and total classifications).
Agricultural. Agricultural comprised 1,096 acres, or 10.7 percent,of the total classifications.
Existing Land Use within the Unincorporated Planning Area. As of 1994, the unincorporated
Planning Area consisted of approximately 43,837 acres.
Residential. Residential was the second largest classification at 6,269 acres (14.3 percent of the
total area). Residential was further divided into the following classifications:
• One-and two-family=409 acres;
• Manufactured Housing= 70 acres; and,
• Farmstead= 5,790 acres.
Commercial. Commercial was the smallest classification at I I I acres (less than 1 percent of the
total classification).
Industrial. Industrial was the next to smallest classification at 537 acres (1.2 percent of the total
classification). Mineral extraction comprised a major share of the Industrial classification.
Public/Ouasi-Public. Public/Quasi-Public was the third largest classification at 1,117 acres (2.5
percent of the total classifications). Iowa State University and its allied activities comprised
most of the Public/Quasi-Public classification.
Parks/Open Space. Parks/Open Space was the fourth largest classification at 820 acres (1.9
percent of the total classification).
Vacant. Vacant was fifth largest classification at 757 acres (1.7 percent of the total
classification).
Agricultural. Agricultural comprised 34,226 acres (78.1 percent of the total classification).
I
'i
LEE
,IND
It
// �eii+l' 'xe�■
PE
r
_ itf I.bl�w I
11 LV
• 9 1' 1 .
• • , • ti �.1 1 �1' I 1.
"1 �
32
EXISTING ♦ 1 UNINCORPORATED
■ 1 , ■ ♦ 1 AREA
■rn= t� ■ y
in
CITY OF AMES
F 1ti
fati' � fai r
I
Y
� 1
Existing Land Use -
_ Commercial
-
a
(PlanningArea) Exempt
33
Future Land Use Allocation. An additional 600-2,500 acres are required for the development of
Ames based on projected growth by the year 2030. Based on the land use projections established in
Chapter One-Planning Base,additional acreage should be allocated for the following major land
uses.
Residential. An additional 225— 1,300 acres should be allocated for future residential uses. Included
are approximately 100 - 600 acres for single-family, 120 - 700 acres for multi-family and 10 - 50
acres for other types of residential. Projections represent gross acres and include right-of-way for
streets and utilities,drainage,without a factor for unusable land.
The future land use allocation assumes that densities in future development shall approximate those
for existing development within the current incorporated area. Average density for all new
residential uses is allocated at approximately 5.6 dwelling units per gross acre (approximately 4.5
dwelling units per net acre).
Commercial. An additional 75 -400 acres should be allocated for future commercial uses. Included
are approximately 15 - 70 acres for convenience/neighborhood-scale activities, 30 - 160 acres for
community-scale activities and 40- 180 acres for regional-scale activities.
Industrial. An additional 55 - 325 acres should be allocated for future industrial uses. Included are
approximately 45-240 acres for planned industrial involving industrial park-type settings, plus 14 -
85 acres for general industrial involving non-park settings.
Public, Quasi-Public, Parks, and Open-Space. An additional 232— 1,359 acres should be allotted for
future public and quasi-public uses collectively. Included are such uses as governmental facilities,
schools, churches, cemeteries, parks and other public needs, including the Iowa State University
campus.
Future Land Use Classification. In order to facilitate planning changes, a more extensive
classification system is recommended for future land use. Identification and definition of future land
use classifications are included in the following.
Residential. Residential uses include five designations: Low-Density Residential, One- and Two-
Family Medium-Density Residential, Medium-Density Residential, High-Density Residential, and
Village/Suburban Residential. Proposed densities are generally lower than those currently allowed
by the City's zoning regulations and are based on the prevailing conditions in the community
currently. The five designations are defined as follows:
■ Low-Density Residential- All single-family and existing two-family residential uses that
involve a maximum net density of seven and twenty-six hundredths (7.26) dwelling units
per net acre;
■ One- and Two-Family Medium-Density Residential- All single-family and two-family
residential uses that involve a maximum net density of seven and twenty-six hundredths
(7.26) units per net acre and a minimum net density of six and twenty-two hundredths
(6.22)dwelling units per net acre;
■ Medium-Density Residential- All single-family, two-family, multi-family and existing
manufactured residential uses that involve a minimum net density of seven and twenty-six
hundredths (7.26) dwelling units per net acre and a maximum density of twenty-two and
thirty-one hundredths(22.31)dwelling units per net acre;
34
■ Hi -Density Residential- All multi-family residential uses that involve more than eleven
and two tenths(11.20)dwelling units per net acre;
■ Village/Suburban Residential:
(Village) All single-family, two-family, multi-family and manufactured residential uses that involve
more than a net density of eight (8) units per acre and that are in specifically designated areas.
Supporting commercial of a convenience/neighborhood-scale will be included on a selective
basis subject to limitations in location, intensity, site application and appearance. As an
example: convenience/neighborhood-scale commercial would not be practicable where a village
was adjacent to a commercial node or some other commercial area.
(Suburban) All single-family, two-family, multi-family and manufactured residential uses
involving a net density of more than 5.0 dwelling units per acre. This density is recommended as
a goal for all residential development that will be monitored by the city on a five (5) year basis. It
is not the intent that any single residential development must achieve this goal, but in the
aggregate it is expected that the average of all types of residential land uses collectively will
accomplish this density goal.
Suburban residential development is intended to occur similarly to past residential patterns of the
previous 20 to 30 years. Residential uses are expected to develop in a generally singular,
homogeneous pattern with little design integration, which necessitates the requirement of
effective landscaped buffers between distinctly different land use. Street design should improve
connections where possible with pedestrian improvements including sidewalks throughout and
mid-block cross-walks for long blocks. Pedestrian connections for parks, schools and open
space facilities will also be expected. The primary means of mobility will still be focused to
automobile forms of transportation. Commercial uses will not be integrated with residential
development and commercial uses will be directed to designated commercial nodes, highway-
oriented commercial areas, the Downtown Service Center and regional commercial centers.
Commercial. Commercial uses include six designations - Highway Oriented Commercial,
Neighborhood Commercial, Convenience Commercial, Community Commercial Node, Regional
Commercial and Downtown Service Center. The six designations are defined as follows:
■ Highway-Oriented Commercial - scale commercial uses that are associated with strip
developments along major thoroughfares. Floor area ratios are between 0.25 and 0.50
depending on location;
35
■ Neighborhood Commercial — represents existing clustered commercial land uses that
integrate aesthetically and physically with existing adjacent residential neighborhoods.
Since Neighborhood Commercial land use are among residential areas, higher design,
building materials, and landscaping standards apply.
■ Convenience Commercial — represents clustered convenience commercial land uses in
suburban residential areas. Such uses integrate aesthetically and physically with new
suburban residential subdivisions and are designed to accommodate the vehicular
mobility associated with conventional residential development while maintaining
pedestrian connectivity. Since Convenience Commercial land uses are among residential
are, higher design, building material,and landscaping standards apply.
■ Community Commercial Node - Community-scale commercial uses that are associated
with cluster developments and that, compared with Highway-Oriented Commercial, have
more specific uses, shared parking and common design features. Floor area ratios are
between 0.50 and 0.75 depending on location;
■ Regional Commercial - Regional-scale commercial uses that are associated with major
retail and service centers near limited - access thoroughfares. Floor area ratios are 0.5
and higher; and,
■ Downtown Service Center - Specialized business services, governmental services and
retail commercial uses that are associated with highly intense activities and central
location. Specialized mixing of activities, parking and design provisions may apply.
Floor area ratios are 1.0 and higher.
In addition to the six commercial designations, there are the commercial uses that may be
permitted within Village Residential developments. Permitted commercial uses within Village
Residential are limited to convenience/neighborhood-scale.
Industrial. Industrial uses include two designations - Planned Industrial and General Industrial.
The two industrial uses are defined as follows:
■ Planned Industrial - Industrial uses that involve a clustered/industrial park setting in
order to achieve greater integration of uses, access and appearance. Locations should
be near limited-access thoroughfares.
Planned Industrial uses should be located near limited-access thoroughfares. Since these locations
involve main entries to Ames, specific design features are recommended.
Recommended design features include the following:
- Greater set-back of buildings from major thoroughfares;
- Building design involving a"front'face toward each major thoroughfare;
- Landscape buffer along major thoroughfares; and,
- Storage, assembly yards and parking areas located on the opposite side of the building
from a major thoroughfare.
• General Industrial - Industrial uses that involve individual sitting in
designated areas where overall use and appearance requirements are less
restrictive.
36
Govemment/Airport. Government/Airport uses are limited to the one designation. Typical uses
include public-owned facilities for administration and services, plus general aviation.
University/Affiliated. University/Affiliated uses are limited to the one designation. Uses include
facilities associated with the Iowa State University campus and affiliated research and
agricultural farms.
Medical. Medical uses are limited to the one designation. Typical uses include hospital, out-
patient diagnostic and surgical centers and specialized treatment facilities that involve extended
stay.
Environmentally Sensitive Areas. The designation involves floodprone areas, wetlands,
waterbodies and designated natural resources that should be protected from detrimental use.
Included are areas previously identified as "Floodway" and "Floodplain"; plus selective natural
resources from the "Natural Resources Inventory". Areas designated "Environmentally
Sensitive Areas" may or may not be suitable for development. In the event that development is
determined to be appropriate, special requirements may be necessary to ensure environmental
compatibility.
Greenway. The designation involves stream-ways, plus parks and open space linkages to create
a continuous"greenway" system through designated areas of the community.
Parks and Open Space. The designation involves public-controlled areas for recreation. The
term involve facilities and/or structured programs for a variety of recreational opportunities.
The term "Open Space" refers to primarily undeveloped areas (maintained and natural) - for
passive recreational opportunities.
Future Park Zone. The designation involves the identification of general areas (or zones)-
wherein future parks may be located.
Agricultural/Farmstead. Agricultural/Farm-stead uses are limited to the one designation. The
designation generally involves areas associated with crop production and animal husbandry;
fallow areas are also included. The term "Farmstead" refers to the presence of a dwelling unit
associated with a specific area for agriculture.
Unique Development Area Classification. In recognizing the unique development
characteristics of specific areas, it is recommended that the community be divided into four
unique development area classifications. These include:
■ Urban Core Area
■ University-Impacted Area
■ New Lands Area
■ Near Term Lands Area
The application of future land uses in each of these unique areas should be guided by additional
development policies and standards that assure compliance with the goals and objectives of the
Plan. These goals and objectives relate to priority areas of growth, timing and installation of
adequate infrastructure and community facilities, and the design and compatibility of
development. Identification and definition of unique development area classifications are
included in the following.
37
.f +
War
r
r
s •• {II ti
tkbw Can Arp C L�r.atiry I.yaNd Lwd
---M.Lwd.Al Ohs -M C.W.Nd Lad
Unique Development Areas
Urban Core. The location identified as Urban Core is generally defined as the
"original-commercial center of Ames and the adjacent residential areas that were built primarily
prior to 1930. The area is characterized by a wide variety of uses, intensities and design types.
Due to the area's characteristics and current planning policies, the Urban Core has been
subjected to long-term intensification and change. The results of intensification and change have
been conflicting use and design objectives.
Designation of Urban Core is intended to delineate an area(and sub-areas therein)where specific
use and design objectives may be implemented with little or no change to the underlying zoning
districts. Specific use and design objectives for Urban Core are identified under the policy
options sections of this Plan.
University-Impacted. The location identified as University-Impacted is generally defined as the
transitional residential area that is adjacent to Campustown. The area is characterized by mostly
older residences that have been converted often from single tenant to multiple tenant occupancy
involving mostly ISU-students. Current planning policies have led to increasing intensification
and change that have resulted in parking, building scale and design conflicts.
Designation of University-Impacted is intended to delineate an area wherein specific parking,
building scale and design objectives may be implemented in order to achieve greater
compatibility with the existing character. Specific use and design objectives for University-
Impacted are identified under the policy options section of this Plan.
New Lands. The locations identified as New Lands includes both New Lands Areas that are
existing within the current incorporated city limits of Ames along with all of the areas designated
in the Ames Urban Fringe Plan as Urban Services Area. These New Lands Areas are generally
defined as the suburban and emerging in-fill areas that lay beyond the urban core and the ISU
Campus. These areas are characterized by low-density single-family, medium and higher density
residential uses in existing urbanized developments. These areas are also characterized by
predominantly rural agricultural uses in locations with future development potential.
38
The unique area classification of New Lands for areas that are already developed and within the
city limits of Ames is intended to delineate areas where existing lower, medium and higher
density land uses already exist. The New Lands areas adjacent to the city limits are intended to
delineate areas where owners of property in these areas can choose from one of two distinct
future land use alternatives. The two choices are available through the "Village/Suburban
Residential" land use option,which include Village Residential or Suburban Residential.
The preferred development option is Village Residential since this development option has the
greatest potential of accomplishing the Goals and Objectives as stated in the Plan. The "Village
Residential" concept is intended to create a greater degree of integration of use and design.
Specific use and design objectives will enable the broadening of the mixture of uses, create a
pedestrian-friendly environment and unify the overall design. Specific use and design objectives
may also be implemented for increasing intensity and conserving natural resources. Additional
detail for the Village Residential option is identified under the New Lands Policy Options section
of this plan.
The "Suburban Residential" concept is seen as a development alternative to "Village
Residential" and is applicable to properties that do not meet the criteria for Village Residential or
for those land owners who are not interested in pursuing the design integration of a village and
all of the associated density and use advantages of Village Residential.
Suburban Residential is intended to create generally homogeneous residential areas with little
design integration, no mixture of uses, densities somewhat less than Village Residential, multi-
family uses located along designated transit corridors only and landscaped buffers between
single-family and multi-family areas. Although transportation will be focused primarily on the
automobile, efforts will be expected to create improved pedestrian linkages with parks, school
sites and open space facilities.
The conservation of designated natural resource areas will be incorporated into the design of
Suburban Residential areas.
Additionally, efforts will be made to incorporate low and moderate cost housing into the
development of Suburban Residential areas. This will occur on the basis of a designated ratio of
low and moderate cost housing units with respect to the total supply of housing units in any
Suburban Residential area. This ratio of lower cost housing will only be applicable where there
are a sufficient number of total housing units being constructed to make the provision of lower
cost units feasible.
Additional detail on the policy options regarding the Suburban Residential alternative is found in
the New Lands Policy Options section of this Plan.
39
Near Term Lands. The location for the area that is included in the Unique Area Classification of
Near Tenn Lands includes land that is adjacent to the existing city limits in the northern central
portion of the city. This area currently is used almost exclusively for agricultural purposes, but
does contain an isolated area of residential land use near the city. The Near Tenn Lands are
north of Bloomington Road and west of the Union Pacific Railroad that extends northwesterly
from the city.
The area included in the Near Term Lands is intended to accomplish a perceived shortage of
developable residential land area that is adjacent to the city. Near Term Lands are not included
in the Priority Growth Area of the New Lands Area, and development of the Near Term Lands
must incorporate the appropriate provision of the Capital Investment Strategy of the City. The
Near Term Lands do not represent an area of priority growth. Near Term Lands do represent
areas where residential development, in a limited amount, can occur with no significant impact
on the ability of the City to provide infrastructure and community facilities while resolving a
perceived near term land shortage problem.
Additional detail on the planning policy of the City relative to the Near Term Lands area is found
in the Unique Area Classification portion of this Plan.
Ames Urban Fringe._ The Ames Urban Fringe generally refers to land located within two miles
of the city limits of Ames, which under State law, is in the jurisdiction of the Cities of Ames,
Gilbert, Kelley and Story and Boone County. The area included in the Ames Urban Fringe
forms one of the major `growth' areas of unincorporated Story County. The City of Ames and
Gilbert, and Story and Boone County jointly develop the shared Ames Urban Fringe Plan
document and Land Use Framework Map. The Ames Urban Fringe plan shall serve as a policy
guide and framework for consistent and predictable land use and development pattern in the
fringe.
GILBERT ,
a I \
i naiHn
i
= a
x i CITY OF uTMn
A M E S pGOLN M011MAT
24W,.. us"WAYs
Z
O O^ €
Om1~ $
KELLEY TWO-Mile
Fringe Areas
car,.o.
40
The Ames Urban Fringe Plan is based on a fixed boundary in terms of the existing corporate
limits of the City of Ames in 2006 and shall be updated from time to time as the City annexes
new land thereby changing its two-mile jurisdiction
Future Land Use Location. The following Future Land Use Map identifies the location and
extent of each land use classification as envisioned for the City of Ames and the unincorporated
Planning Area by the year 2030. The location and extent of each use is generalized. The Future
Land Use Map is intended to illustrate relationships among uses in creating an efficient,
compatible and viable development pattern for the community. The Future Land Use Map also
serves as a policy guide in decision-making for zoning; however, the Future Land Use Map does
not constitute zoning for an area or specific parcel.
41
URBAN CORE POLICY OPTIONS
Delineation. Urban Core consists of the existing Downtown and the mostly single-family
residential areas adjacent to Downtown. These areas approximate the boundaries of Ames,
exclusive of the ISU-campus, as of 1930. These boundaries are loosely defined as 14th
Street on the north, Municipal Cemetery on the east, 4th Street on the south and Squaw
Creek on the west.
These areas are fully developed although some uses are transitional. Floor area/land ratios
and densities are moderate, which has attracted limited intensification activities. Downtown
and the residential areas adjacent are included in the Urban Core because of their historical
relationship and the impact that their transition has on each other.
C
J
0i,r Y
Urban Core Area
Downtown. The goal is to create a strong central place in Downtown. Downtown is
characterized currently as two sub-districts separated by a major thoroughfare and railroad.
Access and parking are limited. Uses are small to moderate in size. The economic base of
Downtown is relatively strong although the absence of certain uses and public activity areas
constrains its potential as a 24-hour location.
Boundaries. In defining the street boundaries of Downtown for planning purposes the
following area is recommended: 6th Street on the north; Duff Avenue on the east; South 3rd
Street on the south; and Grand Avenue on the west. The use of these boundaries creates a
more cohesive district and provides greater access and circulation.
Access. Regional access is critical to the role of Downtown as a strong central place. South
Duff Avenue is recommended as the regional access corridor to Downtown through its
connection with Hwy. 30 and ultimately 1-35.
42
Regional access should continue across Lincoln Way in providing direct access between Duff
Avenue and the traditional Downtown. Additional direct access to Downtown should be
established at the intersection of Duff Avenue and South 3rd Street.
The designation of South 3rd Street requires improvement in turning controls and connections
with major streets.
Stre �_--__—__---I
I
Zj I
`I Traditional Downtown i
I— �
=1
r,__-,-----------=-=—
gi
I �1
Downtown Expansion oil
1 I
-------------------------
I j
Downtown Sub-Districts
Circulation. Inclusion of South 3rd Street with Downtown provides an opportunity to improve
circulation involving the district. Its inclusion also improves north-south cross-town
connections.
A realignment of South 3rd Street to connect with Grand Avenue is recommended. The
realignment would involve cutting through the Lincoln Center(Target parking lot)adjacent to
the Department of Transportation site. In connecting South 3rd Street with Grand Avenue, a
more direct north-south route is created to the western boundary of Downtown. The route
enables a free flow of traffic involving all sides of the district. The route also eliminates
restrictions created by the presence of the railroad,which periodically interrupts traffic on Duff
Avenue.
South 3`d Street
Realignment with
Grand Avenue ,� _•;,, z >`"
. s-
43
Parking. Parking is essential to improving the accessibility of Downtown and strengthening the
district's viability. Parking improvements should consider the following locational and design
criteria:
• Provide locations that are convenient to major activities;
• Cluster parking locations- leaving more income-generating building space; and,
• Discourage the negative impact that the void spaces created by surface parking have on
pedestrian movement, shopping patterns and appearance.
Multi-Modal Transportation Center. Downtown access and parking improvements should
consider a multi-modal transportation center. A multi-modal transportation center meets two
objectives:
• Strengthens Downtown by making it the central place through which commuters and
users of the district would pass; and,
• Connects Downtown with the community through an integrated transportation system
involving automobile, pedestrian,transit,taxi,commuter van and bicycle modes.
Connection of the transportation center with activity locations is highly desirable. Transit
services should link the center with ISU's campus and the Mary Greeley Medical Center.
Pedestrian circulation should link the center with businesses, governmental services and
public activity areas within Downtown.
Uses. Downtown's primary role has shifted from the traditional retail center to a major services
center. Contributing to the current role are the large services employers including the Iowa
Department of Transportation, City of Ames, financial institutions and others. Many of the
remaining commercial uses have become smaller and more specialized. The largest
concentrations of commercial uses involve historic Main Street, the emerging Depot area and the
highway-oriented strip along Lincoln Way.
MINN
Depot reuse for commercial activities in
Downtown Ames
44
In becoming a 24-hour center, Downtown is envisioned as the most mixed use area of Ames. An
additional mixture of uses as well as strengthening of some existing ones is recommended.
Future uses should also be selectively grouped so as to share attraction and support. Future uses
should emphasize the following:
°� ■ Small/Medium Business Center involving private lease/multiple professional/trade
No 1 ■ services, financial services, business support services, (e.g. copying, office supplies,
■ computer services)and small conferencing;
■ Dining and Entertainment Center involving sit-down eating and drinking services(but
Cow ■ not additional fast-food services because of their competition with sit-down facilities and
■ their orientation toward vehicular traffic rather than pedestrian),performance halls and
■ amusements;
■ Cultural Center involving arts, crafts, museum, learning center, library and activity center
(e.g. senior citizen);
■ Residences involving multi-family and second-floor/over commercial establishments;
■ Public spaces involving parks, outdoor event/festival and farmers/crafts market; and,
■ Specialty Retail Center, involving personal items, specialty foods, bookstore etc.
Intensity. Downtown is also envisioned as the most intensely developed area of Ames. The
following intensities are recommended:
■ Commercial — 1.0 or greater floor area ratio (ratio of total building floor area to total lot
area) and 100 percent lot coverage in the sub-district/traditional Downtown located north
of the railroad; 0.5 or greater floor area ratio and 50 percent lot coverage in the remainder
of Downtown; and,
• Multi-Family Residential — High-density residential with the maximum allowable
number of dwelling units and 50 percent lot coverage in the district.
Public Space. In attracting more users in Downtown, additional public space supported by
organized activities is recommended. Examples of public space are described in the following:
■ Agora — a specialty retail center and outdoor commons/market area. The Agora is
intended to draw patrons who are frequent purchasers of specialty items (e.g. fresh-
baked breads, fresh produce, coffee/tea, home gardening supplies). Associated with
these specialty stores may be a small cafe, fitness/nutrition center, etc.
_j L—
cow P Corridor
Market Area
_ Tower
Retail r
center
Parkin Parkins
Entry ¢ 3 ;ntry
f L
7 Apical Agora
45
The shape of the Agora typically encompasses an outdoor commons/market area that can be
fitted with small stalls to house a farmers/crafts market. The commons/market area should
permit only pedestrian traffic. Automobile access and parking should be located along the sides
and rear of the Agora.
■ Festival Plaza — an outdoor, multi-purpose public events area. The Festival Plaza is
intended to provide a staging area for organized events and informal gatherings (e.g.
lunchtime break/entertainment, Friday after work social mixer).
The Festival Plaza typically includes a grassy area for lounging/informal seating and paved
sitting steps. A small stage area should be included for performances. The Plaza's design should
also serve as an arts area that encourages passive use. The Plaza's location is typically
convenient to large employment centers.
Berm
seating
Step
Scaling
Open Arta for Stage Area
Exhibits&
Casual Activities
7�pical Festiva!Plaza
Lincoln Way Corridor Plan. Lincoln Way is the primary arterial street that interconnects the
community from east to west. Lincoln Way is more than a street that provides vehicle,
pedestrian, transit, and bicycle circulation as it is also a place that is part of many different
neighborhoods and destinations within the City. The Corridor is home to industrial and highway
commercial businesses as well as to single-family homes, multi-family residential, Campustown,
and the south edge of the Iowa State University Campus. The City of Ames aspires to enhancing
Lincoln Way to recognize it as a place and desirable area within the City that is contextual to its
surroundings. The City of Ames objectives for enhancing the Corridor include:
■ Improving mobility options for bicyclists and pedestrians while maintaining adequate
vehicle service levels.
■ Supporting select areas of redevelopment to provide for economic development and new
infill housing opportunities that are compatible with the surroundings.
■ Maintaining Lincoln Way commercial areas to meet the needs of the community.
■ Enhancing overall aesthetics and continuity of the Corridor with improved streetscapes
and gateways.
Enhancing the Corridor includes an overall framework with context specific implementation
measures. The 2017 Lincoln Way Corridor Plan describes the planning context and goals for the
Corridor in greater detail. The plan includes concepts for changes in zoning, building types,
transportation, and streetscape enhancements. The plan relies upon Focus Areas to illustrate
potential changes that meet the objectives for the Corridor.
Due to the breadth of the plan and its long term vision for evolution of the Corridor, the plan is
intended to be implemented in phases. The first two priorities are for redevelopment in the
Downtown Gateway Focus area and aesthetic enhancements along the Corridor. By reference,
46
the plan is to be relied upon as advisory to land use and zoning decisions as a visioning
document for the future of the Corridor. Individual amendments to zoning, and, in some areas,
Land Use Policy Plan Amendments, are needed to fulfill the objectives of the Plan.
Proposals for zoning amendments or LUPP changes for other areas require authorization or
initiation by the City Council. Due to the extensive outreach and details of the Corridor Plan,
requests for change that are consistent with Corridor Plan's objectives and Focus Areas may be
authorized by the City Council as Minor Amendments. The City Council may also choose to
consider concurrent zoning amendments when needed to realize specialty uses or redevelopment
options described within the Corridor Plan for individual Focus Area. Concurrent review should
only be considered for projects that commit to specific projects and detailed review of plans to
ensure compatibility with the surroundings and consistency with the Plan.
Downtown Gateway Focus Area. The City has established the Downtown Gateway Focus
Area, located generally from Clark Avenue to Duff Avenue and south of the railroad tracks, as
its first development area priority. This Focus Area is within the Downtown Expansion Area
Option of the Land Use Policy Plan. The Downtown Gateway is intended to foster
redevelopment with a commercial focus that may also include residential development. The area
as its it is currently developed is a place of community commercial uses formatted in typical
highway commercial setting, meaning automobile oriented formats, and providing for retail,
office, and restaurant uses.
As redevelopment occurs in the area it is important to maintain a strong commercial base that
meets community needs for retail and service use. Redevelopment of the area does not require
mixed use residential development, but residential uses can be accommodated when the
commercial use goals of the City are met for the area. The goals of redevelopment in this area
are not focused on creating student housing options that are already accommodated with the
Campustown Service Center area of the Corridor.
The overall character of the area is for development that is complimentary to the use and
character of Downtown. Incorporating complimentary uses is a priority for the City and
includes accommodating a boutique hotel, entertainment and active retail uses, incorporating
outdoor space for events and commercial uses, and maintaining an office and employment
presence in the Corridor. Kellogg Avenue is the focal points of the Focus Area and connects to
the four-corner heart of Downtown at Main Street. Development along Kellogg must maintain
individual building identity and storefront patterns similar to traditional downtown retailing.
This type of development pattern can occur through redevelopment of small sites or as part of a
larger redevelopment project. In other areas outside of Kellogg Avenue, the Plan encourages
aggregation of property in support of a variety of development formats that accommodates the
intended commercial uses and for the area.
Facilitating intense redevelopment also allows for collective parking and reduced parking
requirements in recognition of the rich transportation options in the area and public parking that
exists to the north of the area. Due to potentially large redevelopment sites, design and
architectural features are needed that provided variations in appearance of mass and height.
Differentiation of fagade planes and use of high quality glazing, brick, and metal siding systems
is highly desirable to create an attractive and interesting area. Maintaining or creating secondary
means of access into the blocks is a priority for the area to ensure that curb cuts onto Lincoln
Way are reduced and minimized from existing conditions. Automotive service oriented uses are
discouraged from locating in the area. Aggregating property for larger sites may require
developers to relocate electric and water utility improvements and potentially have the City
47
vacate certain minor rights-of-way if not needed to serve properties. Widening sidewalks and
improving the streetscape along Lincoln Way are a priority with redevelopment.
South Lincoln Sub-Area. The South Lincoln Sub-Area is bounded by Lincoln Way, Duff
Avenue, Squaw Creek and the future southerly extension of Grand Avenue. It is the south
portion of the Urban Core area defined in the Land Use Policy Plan.
The following goals will guide on-going development in the South Lincoln Sub-Area:
1. Encourage a sense of place and connectivity,physically and psychologically, within
the sub-area and within the larger community.
2. Continue to develop this area as one of the most mixed-use areas of Ames through
intensification, expansion,and diversification of uses. At the same time limit the
occurrence and impact of conflicts and challenges sometimes associated with
integrating a variety of land uses within a compact area.
3. Help the community to increase its supply of housing and provide a wider range of
housing choices.
4. Provide clear, simple, and effective strategies for implementation.
Land Use and Development. Around the perimeter, land uses will continue to be high-density
residential and highway-oriented commercial. Future development will likely occur in the
central portion of the sub-area. This will be a largely multiple-unit residential area with some
degree of new commercial uses and some remaining single-unit detached homes.
The following sections generally describe policies for land use and development for three
portions of the South Lincoln Sub-Area. (Specific planning policies for this area can be found in
the Sub-Area Plan for the South Lincoln Neighborhood,adopted by Resolution No. 02-243.)
South to Southwest Perimeter. The portion of this perimeter developed as high-density,
multiple-unit housing in the 1970's and 1990's, is to remain in its current land use designation:
High-Density Residential (RH). The area to the south within the floodway zone is to remain
undeveloped with a greenway land use designation. This is defined in the Land Use Policy Plan
as part of a continuous greenway system. (For further detail see "Civic Elements" in the Sub-
Area Plan.)
North to East Perimeter. The north to east perimeter is also nearly built-out with highway-
oriented commercial land uses. Properties directly fronting on Lincoln Way, properties between
Duff Avenue and Sherman Avenue and the Lincoln Center property will continue with highway-
oriented commercial land uses.
Central Portion. Future development will likely occur in the central portion, and so most of the
guidance for new development is intended specifically for that portion of the South Lincoln Sub-
Area. Land use in the Development Management Area is to be mixed use. This land use
designation promotes intensification with a diversity of uses by allowing wide latitude in choice
of land use in any one location. The variety of land uses would include:
■ Single-unit and all multiple-unit residential dwellings.
• Commercial uses can be freestanding or in multiple-use buildings with commercial
and service uses on the street level and residential uses above. Commercial uses are
more restricted than in highway-oriented commercial areas. These include specialized
48
retail and office uses that serve, and depend for their success on, the larger
community and are also compatible with the intended character of this central portion
of the neighborhood.
Examples include:
■ Office uses
■ Retail sales and services
■ Entertainment, restaurant and recreation trade
■ Child day care facilities
But do not include:
■ Automotive trade
■ Wholesale trade
■ Industrial uses
Size and scale. Buildings are to be from one to three stories, and multi-story buildings are
encouraged. Multi-story buildings are not as large as allowed in other areas currently zoned
Residential High Density. Densities for multiple-unit residential uses range from six to 18
dwelling units per net acre. Floor area ratios for commercial uses (proportion of the total
area of commercial uses on all floors to lot area)are from 0.50 to 0.75. Maximum total floor
area for commercial uses is up to 15,000 square feet.
Access is generally from alleys, in order to reduce traffic conflicts, limit breaks in the
continuity of pedestrian routs and preserve a pedestrian-oriented environment. Exceptions
may be made for access to properties on South Third Street or without alley access.
Parking requirements are based on building use according to current zoning standards.
Current standards require more parking for multiple-unit residential uses than was required
when the most recent apartment buildings were developed in the neighborhood.
Due to size and setbacks, some property parcels bordered by recent redevelopment may be
unsuitable for uses other than parking. To take advantage of current regulations that allow
off-site parking, clustering of uses are encouraged in such locations.
Compatibility Standards in the Development Management Area. Compatibility standards
promote a sense of place through compatibility between new development and existing buildings
at the design scale of sites and buildings. The intent is to create commercial, multi-family and
multiple-use buildings with scale, massing, materials and design features compatible with a
traditional residential neighborhood.
These standards are to address the following compatibility issues at the site level:
■ Nuisance factors of certain uses
■ Need for some degree of segregation between uses (e.g. entrances to residential and
commercial spaces)
■ Consequences of different land use intensities (e.g., space for vehicles crowding out
pedestrian space, multiple-unit residential uses overshadowing single-unit detached
residences)
■ Visual, orientation and traffic impacts on immediate surroundings
49
■ Aesthetic impacts
■ Building facades(e.g., fine-scale issues)
■ Orientation of different uses
■ Overall impact of building design
Compatibility Standards in the East Perimeter. Along Sherman Avenue on the east edge of
the Development Management Area is the only location where dissimilar uses will face each
other across a public street. Therefore, compatibility standards for the portion north of South
Third Street between Sherman Avenue and the mid-block alley to the east will help create
redevelopment here with Highway-Oriented Commercial land uses in a manner that is more
compatible with mixed-use redevelopment across Sherman Avenue to the west.
Residential Areas Adjacent to Downtown. Planning for the residential areas adjacent to
Downtown involves portions of three goals:
• Conserve the older residential areas in providing a broad range of housing choices;
• Conserve architecturally and locally designed historically significant structures; and,
• Strengthen Downtown by the provision of nearby residential uses.
In meeting these goals, residential areas adjacent to Downtown should be maintained as
predominately single-family with the objective of conserving the older housing stock. The area
contains the community's only locally designated historic residential district. The area is also the
subject of medical center and multi-family replacement of unprotected single-family residential.
While the permissiveness of current zoning in much of the residential areas and the transitional
nature therein suggests that some continuation of intensification is likely, the change should be
both selective and limited.
_ c
�HOE Lj�]>
V1
EUP
MMF=pa
s+ng)e-F,Nwy consevation army District(sFeon)
50
A "Conservation District" Overlay Zone is recommended for the residential areas, including the
Historic District. The purpose of the Conservation District is to conserve the existing single-
family residential character. All existing base zoning should remain the same while the
Conservation District should protect most single-family areas and guide the transition and
compatibility where intensification is permitted.
Uses. In currently zoned residential areas, permitted intensification should be limited to single-
family detached,two-family and multi-family. Densities should be permitted based on current
zoning provisions; however,the lower end of the density range should be encouraged.
One means of discouraging the higher end of the density range is through more stringent site
provisions involving building coverage, landscaping and parking.
Residential intensification, existing and future combined, should be limited to a maximum 25
percent of the total residentially zoned area, based on dwelling units. Within this 25 percent
limit, residential intensification may be permitted where one of the following factors apply:
■ Vacant lot;
■ Structural conditions discourage further use;
• Parcel consolidation is beneficial; or,
■ Agreement of neighboring property owners.
Compatibility Standards. Where residential intensification is permitted, compatibility standards
should be established to guide the design integration of new development with existing
development. Compatibility standards should address, but not necessarily be limited to, scale,
height,rhythms and style.
Medical Center. The Medical Center consists of the hospital and several small medical offices
nearby. The hospital is a long-established use in the area as evidenced by the older residential
structures surrounding. Expansion of the hospital and the medical offices has involved
displacement of several residences. There is general incompatibility between the nature and
scale of the hospital operation and the surrounding residential neighborhood.
The hospital provides a vital service to the community and region. Changes in technology,
delivery of care and federal legislation create a continually evolving environment for the hospital
and related uses. Further change and expansion may be a prerequisite to the hospital remaining
at its present site. Flexibility for the hospital's primary functions should be accommodated
through further intensification of the present site. Compatibility should be addressed where the
hospital and residential uses interface. Compatibility provisions should include careful directing
of traffic, landscaping buffers and minimizing the impact of lighting.
New out-patient diagnostic and treatment facilities should be directed toward alternative nearby
locations. The regional commercial site proposed on the east side of I-35 should permit medical
uses. In the event that the hospital is relocated, the regional commercial site would provide a
suitable location. Medical offices should be limited to currently permitted locations and
intensities. While medial offices benefit from being close to hospitals, convenient alternative
locations are becoming available in the community. The emerging community commercial node
CHAPTER FOUR
ENVIRONMENTAL
77
NATURAL RESOURCES
State of Condition. The Ames urbanized area is characterized by relatively intense
development. The higher residential densities and non-residential floor area intensities are due,
in part,to the limited amount of developable land. Areas of prohibited and limited use involving
floodways and floodplains constitute 4,200 acres or 30 percent of the City's total land area.
In maximizing use of more developable land, building and pavement coverage has virtually
depleted the original vegetation resources in the urbanized areas. Extensive agricultural use has
substantially reduced the original vegetation resources in the more rural areas. As a result of
land use intensification, only 3,800 acres or 7 percent of the 82 square mile Planning Area retain
any significant vegetation resources. Preservation of these remaining vegetation resources is due
largely to their association with stream corridors/drainageways.
These remaining resources are vital to the community. They provide habitat for wildlife,
minimize stormwater run-off, stabilize soils, modify climactic effects, provide visual
attractiveness and serve some recreational purposes. In recognizing their value, Ames has taken
the first step to preserving these vegetation resources by identifying their location and evaluating
their state of quality. Through the efforts of a committee of specialists the City has established a
rating system to determine how sensitive a particular resource is to development.
Ames has also responded to the threat to its vegetation resources through an aggressive program
of public acquisition and replanting. The City has acquired over 150 acres of woodlands for
preservation purposes. Ames also has an extensive tree planting program for which it has
received national recognition by the Tree City USA organization.
Suitability. Local experts, serving on the natural resource committee, mapped the known or
suspected natural resources. Later they flew over these areas and visually verified their
conclusions. Quality rating criteria were developed for these areas, and a botanist was retained
to document the resources through field survey. The botanist then assigned quality ratings to
these areas using the criteria developed by the committee. The following categories are the
result of these efforts.
Highly Natural. This category comprises 138 acres or 1.0 percent of the City's total land area.
The areas are small and locations are scattered. They can be found just north of Ontario Street
near the railroad, along Clear Creek and in the northeast drainageway of Skunk River.
Due to their highly natural state, these areas are extremely susceptible to degradation and loss
through any development or use, including recreational. In preserving these areas, protective
buffers are required with regard to encroaching development and other less sensitive
characteristics nearby.
78
Mostly Natural. This category comprises 1,061 acres or 7.5 percent of the City's total land area.
It can be found throughout the Planning Area. Large pockets are located along Onion Creek,
Clear Creek, Worle Creek, Squaw Creek and Skunk River. The largest pockets include the
northeast drainageway of Skunk River, Inis Grove Park area and south of Squaw Creek.
These areas are more susceptible to degradation and loss through any development or use
including recreational. Preservation of these areas is highly desirable.
Moderately Altered. This category comprises 900 acres or 6.4 percent of the City's total land
area. Locations include Onion Creek, Clear Creek, College Creek, Worle Creek and Skunk
River. There is also a large pocket along the steep slopes bordering Skunk River in the area just
east of Inis Grove Park.
Limited development or use of these areas is possible without destroying their natural elements.
Some recreational activities (biking, camping, etc.) may be compatible with maintaining the
natural quality.
Highly Altered. This category comprises 873 acres or 6.2 percent of the City's total land area.
These areas are found along Onion Creek, Clear Creek, College Creek, Worle Creek and Skunk
River. The largest concentration is located along Onion Creek. This category is also found
among the altered areas along the steep slopes of Skunk River in the portion east of Inis Grove
Park.
Limited development or use of these areas is possible without destroying their natural elements.
Some recreational activities (biking, camping, etc.) may be compatible with maintaining the
natural quality.
Special Resources. This category comprises 551 acres or 3.9 percent of the City's total land area.
These resources do not fit within the criteria of the previous categories. They include water
resources, bike paths, the ISU arboretum, Isaac Walton League, the quarry north of Ames and
others.
Permission Denied. This category comprises 282 acres or 2 percent of the City's total land area.
These areas are suspected to be important natural resources, but permission to access these
locations for verification was denied. These areas are limited to the northeast portion of the
Skunk River, south of the periphery of the Planning Area and northwest of the City along Squaw
Creek.
Growth Impact. Ames should make an immediate effort to conserve these remaining resources.
The Clear Creek corridor is an example of where development is threatening these resources.
Development cannot easily make use of the land that these resources occupy, but the fact that
development is encroaching on the resources threatens their survival. A buffer is needed
between development and the resources in order to fully protect them.
79
Natural Resource Recommendations. The corridors that these resources occupy should
provide a connected and continuous greenway. These corridors benefit existing wildlife by
protecting their habitat, and they also offer a means of linking the community with a linear park
system that would benefit all residents. These corridors can provide safe pedestrianways and
bikeways that can increase the cohesion of neighborhoods and the surrounding communities.
Water quality is also a concern for Ames. The Skunk River, the Squaw Creek, their tributaries
and Hallets Quarry, are part of a complex system of watersheds that function to convey surface
water through the area. All of these rivers and streams and the quarry north of the City are
linked to the groundwater aquifer from which the City obtains its potable water supply. With the
increase of urban and agricultural development, runoff increases, proportionately. As runoff
increases, so does the level of pollutants. Existing resources provide a buffer to water resources.
These buffers reduce runoff and filter out pollutants.
The Future Land Use Map identifies Environmentally Sensitive Areas that include selected
natural resources and flood-prone areas to be protected.
With respect to water resources, more detailed Stormwater Management Planning on a
watershed level will likely be needed. To protect the water resources, mitigation measures such
as stonmwater quality ponds and other Best Management Practices will be required as
development within a watershed occurs.
Where selected natural resources are included in Village Residential, they should be incorporated
as part of the required open space. Where natural resources cannot be protected as part of open
space requirements in new development, the City (or some private conservancy group) should
seek their protection through acquisition, leasing or development transfer provision.
80
NATURAL RESOURCES INVENTORY MAP
►
v
Y
v
T
� W <
m
T
S
\ F
N
C
H
Z
M
Natural ResourceSMM Lowland Woodland_ Special Resource
0 Lowland Woods — Wetlands
Inventory _ Prairie _ Woodlands
*1999 City of Ames Planning and Housing 0 prairie Woods
81
NATURAL RESOURCES SUITABILITY MAP
t
v
Wry
v
0
3
W
l
U H C."..k
� N
r �
Highly Natural Highly Altered
Natural Resource
MostlyNatural ® Altered
Suitability Analysis Special Resource Moderately Altered
*1995 William Russel Norris,A Natural
Area Inventory of Ames,Iowa
82
HYDROLOGY
Watersheds. Due to the glacial deposit characteristics of the strata and the resulting modest
topographic change, the city is divided into 6 major watersheds incorporating 35 sub-watersheds.
The multiple watersheds create complex drainage systems that are associated with well-defined
streamways.
These watersheds are connected by six drainageways. The largest is Skunk River, which
traverses the entire Planning Area in a north-south direction. The smaller drainageways - Squaw
Creek, Clear Circle, College Creek, Worley Creek and Onion Creek- interconnect and ultimately
flow into the Skunk River. The drainageways are connected in such a way that they permit the
gravity flow of the City's wastewater system that serves the 35 sub-watersheds. Their
connectivity is conducive to a continued extension of the wastewater system that follows the
drainageways and permits gravity flow.
Flood-Prone Areas. The flood of 1993 caused considerable damage to Ames. It is thought to
have been a 500-year flood. The approximately 30 percent of the city's area that is indicated on
the map as floodplain was entirely under water. The Iowa State University campus area was hit
especially hard. Some of the single-family homes in the flooded area were purchased by the
City. The vacant areas will remain as public open space.
The largest flood-prone areas are found along Squaw Creek south of Downtown and around the
ISU-campus. Other large flood-prone areas are associated with the Skunk River. Development
pressure has caused the in-filling and utilization by intense development in portions of the
floodplain. The area of most recent impact is the commercial development associated with
South Duff Avenue. Ames has more stringent in-filling standards than the State; however, the
standards do not prevent development. Additional utilization will occur without the alternative
of more suitable sites.
83
FLOOD-PRONE AREAS MAP
Z
m
A
< v
24TH ST
Z �
v
s
ONTARIO ST '^ 13TH ST
I
UNCOLN WAY
� fi cc
o
r c Z
3 m
• J
y W <
\ \ m
USVgrj4WAY 30
AIfZPORT RD
3
0
N
S
W
F
W
H
Z
N
.�.. r
Flood-Prone Areas Flood Fringe
*January 2, 1981 FEMA
84
SOILS
Method. Classification of the soils within the Ames Planning Area is based on Soil Capability
Classes identified by the U.S. Soil Conservation Service. These classes identify a soil's
suitability for agricultural and urban use based on the following factors:
• Composition;
• Damage risk when developed; and,
• Response to treatment.
The soils are further broken down into subclasses according to degree and kind of limitation.
There are eight classes in the system ranging from Class I, which indicates few limitations, to
Class VIII which indicates severe limitations,generally precluding development.
The subclasses are designated by adding a small letter e, w, or s to the class numeral. The letter
"e" indicates that the main risk is erosion; "w" indicates that water is the main limitation; "s"
indicates limitation due to shallowness,drought, or stones.
Inventory. The greatest percentage of land in the Planning Area is mostly made up of soils in
Classes 1, II and III. These classes are represented on the Soils Analysis Map as those soils that
are the least restrictive to development. Almost all of this least restrictive area has been altered
by urban or agricultural development.
Class I, II and III soils in Ames can be broken down into two major categories, poorly drained
hydric soils and well drained erosion-prone soils. The first group, poorly drained hydric soils,
includes capability units 1, Ilw, and IIIw. The second group, well drained erosion-prone soils,
include capability units IIe, IIIe, Ills.
The soils in the first group are contained within the Planning Areas' complex drainage systems.
Due to the nearly level topography found in these areas and their geomorphic origins, they are
poorly drained. These soils and the areas where they are found are unsuitable for sanitary
facilities and prohibitive of some forms of development.
The soils in the second group are well drained and are moderately suited for sanitary facilities
and development. The areas where soils in the second group are found offer the best conditions
available for development in the Planning Area.
To date, Ames has developed largely in the areas categorized as least restrictive. To protect
resources and minimize development costs, it is recommended that all future development be
kept within areas categorized as least restrictive.
The areas represented on the Soils Analysis Map as moderately restrictive represent soils in
classes IV-VII. These areas are more restrictive to development because of steep slopes and
frequent flooding. The soils in these areas have not been developed due to these restrictions.
They are closely associated with the major drainage system. Many of the community's natural
resources are also found near the drainage system. Areas where natural resources and more
restrictive soils are found together provide a basis for protection through restricting development.
The soils found in these areas are also unstable and highly erodible. To protect them from
85
erosion, a dense ground cover needs to be maintained. The existing vegetation accomplishes this
goal and to remove it could create undesirable conditions.
The urban land and other locations represented on the Soils Analysis Map are not assigned to a
capability class and they are areas that have intense development or have been significantly
altered. Downtown and much of the ISU campus falls within this category. These soils are
typically developable if other site conditions allow. An on-site investigation is necessary to
determine their full suitability.
Growth Impact. Approximately three-fifths of the undeveloped areas in the City are classified
as having least restrictive soils. These areas are generally conducive to most types of
development. The southwest growth priority area is largely suitable for the proposed residential
uses. The northwest growth priority area is moderately suitable for the proposed residential use.
86
SOILS ANALYSIS MAP
4 ( �.
v ,
_I ! f
1 '
a
1�
J Y
,1 a
�. -
v
T
T
T
•
W t
y5 HIBHW -
i •
j � n
Z
N
NOT
Soil Analysis MODERATE ASSIGNED
*1999 City ofAmes Planning and Housing
SEVERE
[� LEAST RESTRICTIVE
87
Table 7
SOILS CAPABILITY UNIT DESCRIPTIONS
City of Ames
CLASS I
Capability Unit 1. Soils in this Capability Unit include (55) Nicollet Loam, 1 to 3 percent slopes; (203)
Cylinder Loam, 0 to 2 percent slopes. These very gently sloping, somewhat poorly drained soils are
found on slightly convex or plane slopes on knolls,outwash plains and swales.
CLASS II
Capability Unit Ile. Soils in this capability unit include(2713) Terri] Loam 2 to 5 percent slopes; (108B)
Wadena Loam 2 to 5 percent slopes;(13813)Clarion Loam 2 to 5 percent slopes; (23613)Lester Loam 2 to
5 percent slopes. These soils are gently sloping and well drained. They are typically found on terraces.
Capability Unit Ilw. Soils in this capability unit include (54) Zooky Silt Clay 0 to 2 percent slopes,
hydric; (95) Harps Loam 1 to 3 percent slopes, hydric; (107) Webster Clay Loam 0 to 2 percent slopes,
hydric; (135) Coland Clay Loam 0 to 2 percent slopes, hydric; (386) Cordova Clay Loam 0 to 2 percent
slopes, hydric; (485) Spillville Loam 0 to 2 percent slopes, hydric; (507) Canisteo Clay Loam 0 to 2
percent slopes, hydric; (559) Talcot Clay Loam 0 to 2 percent slopes, hydric. These soils are typically
almost level,poorly drained and are found in slightly convex to slightly concave positions on uplands.
CLASS III
Capability Unit INe. Soils in this capability unit include (620) Storden Loam 5 to 9 percent slopes;
(138C2) 5 to 9 percent slopes; (138D2) 9 to 14 percent slopes; (168C) Hayden Loam 5 to 9 percent
slopes; (17513) Dickinson Fine Sandy Loam 2 to 5 percent slopes; (236C) Lester Loam 5 to 9 percent
slopes; (236C2) Lester Loam 5 to 9 percent slopes; (236D) Lester Loam 9 to 14 percent slopes; (236132)
Lester Loam 9 to 14 percent slopes; (638C2)Clarion-Storden. Loam 5 to 9 percent slopes; (82813)Zenor
Sandy Loam 2 to 5 percent slopes. These soils are moderately sloping and well drained. They can be
found on knolls, uplands, and convex side slopes that border upland drainage ways. Slopes are typically
short.
Capability Unit Nw. Soils in this capability unit include (6) Okoboji Silty Clay Loam 0 to 1 percent
slopes, hydric; (90) Okoboji Mucky Silt Loam 0 to 1 percent slopes, hydric. Soils within this capability
class are poorly drained and are located in upland depressions.They are subject to ponding.
Capability Unit Ills. Soils in this capability unit include (34C) Estherville Sandy Loam 2 to 9 percent
slopes; (175)Dickinson Fine Sandy Loam 0 to 2 percent slopes. These are nearly level to gently sloping
somewhat excessively drained soils found on slight convex areas on stream terraces and uplands.
CLASS IV
Capability Unit IVe. Soils in this capability class include (62133) Storden Loam 9 to 14 percent slopes;
(62E) Storden Loam 14 to 18 percent slopes; (168E) Hayden Loam 9 to 18 percent slopes; (236E)Lester
Loam 14 to 18 percent slopes. These soils are moderately steep, well-drained soils found on convex
slopes that border streams and upland drainage ways. Slopes are generally short.
CLASS V
Capability Unit Vw. Soils in this capability class include (20113) Coland-Tenil Complex 1 to 5 percent
slopes, hydric; (1314) Hanlon- Spillville Complex 0 to 2 percent slopes; (1585) Spillville-Coland
Complex 0 to 2 percent slopes. These soils are nearly level to moderately sloping poorly drained soils.
They are found on floodplains, footslopes, and alluvial fans that receive run-off from adjacent uplands.
They are subject to flooding.
CLASS VI
Capability Unit VIe. Soils in this capability class include(168F)Hayden Loam 18 to 25 percent slopes.
These soils are steep and well drained. They are found on upland side slopes adjacent to major streams.
Most areas are dissected by deep drainage ways.
88
Table 7
Continued
CLASS VII
Capability Unit VIIe. Soils in this capability class include(356G)Hayden-Storden Loam 25 to 50 percent
slopes. These very steep well drained soils are found on upland side slopes adjacent to major streams.
Most of these areas are dissected by many gullies and deep drainage ways. They constitute a severe
erosion hazard.
CLASS VIII
(4000) Urban Land. This area is 75% or more covered by streets, parking, buildings, and other
structures, obscuring the soil underneath making it unfeasible to identify. (5010) Gravel Pits. The
majority of these
pits are inactive, but some are still being mined.
(5030) Quarry Pits. These pits are 10 to 50 feet deep or more. Piles of spoil one foot high to more than
30 feet high are in and surrounding the mined area. Sidewalls are nearly vertical. The pits with water are
pumped dry during the quarrying process and often are allowed to be refilled with water when not in use
or when vacated. On site investigation is necessary to determine safety.
(5040) Loamy Orthents. These are disturbed by man, but are still suitable for plant growth. It includes
burrow areas,cut and fill areas,and reclaimed gravel pits.
(5050) Sandy Orthents. These unit consist of sanitary landfills at the eastern edge of the city of Ames.
Much of the area has been filled, covered with sandy soil and leveled. In places topsoil has been placed
over the surface.
89
WATER
Operations. The City of Ames owns and operates the water system that serves the population of
approximately 48,000 within the incorporated area as of 1994. Additional City water supply is
contracted to major non-residential users that are located immediately outside of the incorporated
area. Other users outside of the incorporated area are served by several independent rural utility
districts.
The City draws its raw water using up to 15 wells scattered within the incorporated area. One
aquifer serves the entire City. It has proven to be a reliable source on a long-term and consistent
basis.
Existing Facilities. Water from the wells is pumped to a centrally located treatment plant at
Fifth Street near Crawford Avenue. The current capacity of this water treatment plant is 12
million gallons per day (mgd).
After treatment, the water is stored in three ground level tanks totaling 7.75 million gallons of
capacity, plus two elevated tanks totaling 3 million gallons of capacity. Total storage capacity
for the City is 10.75 million gallons or the equivalent of two days reserve based on the current
usage of 5.6 million gallons per day.
Water Usage Trends. The City's water usage is evaluated based on average day and peak day.
Between 1971 and 1993, average usage increased from 3.9 mgd to 5.6 mgd. For the same
period, peak day usage increased from 6.1 mgd to 8.5 mgd. The change in average usage
between 1971 and 1993 totaled 1.7 mgd. The change in peak day usage for the same period was
2.4 mgd.
Table 8
WATER USAGE TRENDS
City of Ames
1971-1993
Million Gallons Per Da
Year Average Peak Day
1971 3.86 6.14
1980 5.94 7.88
1986 5.84 7.34
1990 5.79 7.82
1993 5.58 8.42
Source: City ofAmes,Engineering Dept.
1993
In recent years, residential usage has averaged approximately 53 percent of the total. In 1993,
residential usage was estimated at 3.0 mgd and non-residential at 2.8 mgd.
90
Water Usage Projections. Based on current trends, average usage is projected to increase annually
by 100,000-110,000 gallons while peak day use will increase annually by 200,000 gallons.
Table 9
WATER USAGE PROJECTIONS
City of Ames
1993-2030
(Million Gallons Per Day)
Year Average Peal: Dad
1993 5.6 8.5
2000 6.9 10
2010 8 12
2020 9 14
2030 10 16
Source: RM Plan Group.Nashville, 1994
By the year 2030, average usage is projected to increase to 10.0 mgd, almost double the current
average of 5.6 mgd. By the year 2030, peak day usage is projected to increase to 16.0 mgd,
almost double the current average of 8.5 mgd.
Comparison of Demand and Capacity. A comparison of projected usage/demand and current
treatment of plant design indicates that capacity will reach 100 percent by the year 2010. Based
on residential and non-residential projections for the year 2030, an additional capacity of 6.0
mgd is recommended.
Additional storage capacity is also required to meet projected growth by the year 2030. An
additional 8 to 10 million gallons of storage capacity is recommended.
Growth Impact. The overall City is adequately served by the existing water system. Major
areas of development are served by lines 12 inches or greater and most lines are looped to
provide uninterrupted service and equalized pressure. Current concentrations of non-residential
users are served by lines of 14 to 16 inches.
Growth impact is complicated by the presence of rural utility districts providing public water in
areas beyond Ames. The frequent use of minimum size lines in addition to the discriminant
distribution locations by these rural providers create dispersed and inefficient development
patterns. There is also inadequate coordination between the rural districts and the urban system
in Ames that must ultimately interface.
91
WATER SYSTEM MAP
Uthe a Toyl rowth Area
r�.
A LUPI Commercia fILdustriol Growl
i
Southwest Growth Ar A _
v
O AR 1 ST 13T ST
N A
- t
a � w
3
W <
U1 FfMiw y
ut h Area B
W
W
M
l
r
11
Water System Water Pipe Diameter
8-10
*1997 City of Ames Public Works 11 - 12
13-18
-19-24
Q Proposed Expansion Areas
92
WASTEWATER
Operations. The City of Ames owns and operates the wastewater system that serves the
population of 58,965 within the incorporated area as of 2010. Additional treatment services are
provided on a contractual basis with the City of Kelly, population 500. Other users outside the
incorporated area are served by individual systems.
Existing Facilities. In 1989, the City opened a new wastewater treatment plant on the South
Skunk River. The plant has a design capacity of 12.1 million gallons per day (mgd). Current
usage is averaging 6.5 mgd or approximately half of capacity. Discharges from the wastewater
treatment plant are within acceptable limits currently. Current biological oxygen demand (bod)
counts are 16,150 pounds per day or approximately 60 percent of the 26,990 pounds permitted
by federal standards for South Skunk River. Current solids emission is 2 parts per million
compared to 20 parts per million permitted by federal standards.
The existing collection system is generally adequate in terms of size and condition. A major
rehabilitation of lines has been completed in removing most inflow and infiltration problems.
Inflow problems related to sump pumps/house drains are currently being resolved. ISU also has
inflow problems, which are currently being corrected.
Some surcharging of lines is present. The areas with the greatest problems involve
Burnett, Clark, Wilson, Grand and Murray. A second area is Lincoln Way near the
University. Scattered small problem areas are found further west and north.
Table 10
WASTEWATER FLOW TRENDS
City of Ames
1991-1992
(Million Gallons Per Day)
1991 1992
Month Mg. Max. AvE. Max.
January 4.625 5.19 5.377 6.111
February 5.387 5.85 6.172 7.635
March 7.414 10.304 7.184 9.6009
April 11.572 22.888 8.006 12.32
May 10.652 24.341 8.287 8.596
June 9.997 28.572 4.799 5.233
July 5.388 6.516 5.865 11.004
August 5.062 5.666 6.491 10.129
September 5.36 6.238 5.616 6.046
October 5.378 6.608 5.122 5.454
November 5.692 7.817 5.349 6.558
December 1 5.377 1 6.11 1 5.739 8.002
Source:City o Ames, Water Pollution Control
Plant, 1994.
93
Wastewater Flow Trends. The City's wastewater treatment is evaluated based on
average and maximum flow. During the 1991, the annual average flow was 6.8 mgd
while maximum flow briefly exceeded the 12.1 mgd design capacity during the three
rainiest months. During the year 1992, the annual average flow was 6.2 mgd while
maximum flow was at or below the plant's design capacity for every month. Flows for the year
1993 were discounted due to the excessive and prolonged flooding which caused unusually high
flows.
Wastewater Flow Projections. Based on current trends, average flow is projected to increase
annually by 100,000 gallons. By the year 2030, average flow is projected to increase to 10.0
mgd, or about half again the current flow.
Table 11
WASTEWATER FLOW PROJECTIONS
City of Ames
1992-2030
(Million Gallons Per Day)
Year Average Maximum
1992 6.2 8.5
2000 7 10.5
2010 8 12
2020 9 13.5
2030 10 15
Source:RM Plan Group, Nashville, 1994
Comparison of Demand and Capacity. Based on maximum flow projections, the design
capacity of 12.1 mgd should be reached around the year 2010. The plant was designed so that a
second treatment train can be readily added in doubling the capacity to 24.2 mgd. Additional
land at the treatment plant is available for further expansion.
Growth Impact. All development portions of the City are adequately served by the existing
wastewater collection system. The proposed southwest growth priority area is currently
unserved by the public wastewater system. Nearby trunk lines have adequate capacity to carry
the additional development. Extension of service can be provided cost-efficiently.
The proposed northwest growth priority area is also currently unserved by the public wastewater
system. Nearby trunk lines have adequate capacity to carry the additional development.
Extension of service may be affected by the presence of environmentally sensitive areas and by
more topographic change.
Development of the eastern side of I-35 will require major extension of service. The interstate
highway presents a barrier to expansion and installation under the interstate highway will be
costly.
94
WASTEWATER SYSTEM MAP
Uthe 6 To Growth Area.
l n
D- LUP Commercial LdWtrbl6rowt
24TH S
Southwest Growth
2
v
a
ONTARIO ST " 13 H ST
i
WA t
t �
u
c
3
U HIGHWAY
ut h Area B
PORT RD ^
T
� F
h
a
W
F
Z
M
f
Water.Treatm
Plant
Wastewater System Wastewater Pipe Diameters
8.20
*1996 City of Ames Public Works 21 -35
36-42
�43-66
0 Proposed ExTansion Areas
95
STORMWATER
Operations. The City of Ames provides a publically maintained system for the collection and
disposal of stormwater run-off throughout the incorporated areas. Within the older and more
intensely developed urban core an underground piped system is provided. An additional open
channel system is provided in the newer residential suburbs.
Existing System. The existing system within the urban core was built to earlier design standards
that were more specific to limited areas. Over the years the increased intensification of
development in the urban core has exceeded the capacity of the system.
Within recent years the City has developed an overall management system. Current design
standards are based on a five-year flood. Individual site improvements are required that involve
detention until the peak run-off has occurred and then allow entry into the public collection
system. Construction of on-site improvements is the responsibility of the individual property
owner while maintenance is provided by the City. Constraints are occurring in the newer system
due to the difficulties and expense of the City maintaining the system.
Growth Impact. Further intensification of the urban core is limited by the existing stormwater
system. Overall improvement is required along with the possibility of more underground
detention facilities for individual sites.
Within the undeveloped areas, some discussion is emerging on the provision of large public
detention areas in-lieu of most or all on-site detention. Under this type of management system
stormwater run-off would be taken immediately off the site and into the public system where it
would be detained in a series of large flood-proof holding areas for managed disposal. The
hydrological characteristics of the Planning Area would appear to support such a management
system.
96
STORMWATER SYSTEM MAP
Uthe 6 To Growth Areo
w / LVP Commercio ustriol Growt
V
A 24T Tr 1r1
Southwest Growth A
r
_ ON�Si t 13TH T
j
i
..I�t OLN WAY
/ C A . .\ S �
g
r 3 �
m
� r
V HIGHWAY
ut h Area B -Fj
FMT 24 . n
w
x
W
t
1 ♦-
h
W
J Z
r i
Stormwater System Stoimwater Pipe -d �eters (inches)
*1998 City of Ames Public Works 30- 40
41 - 49
�50- 72
Proposed Expansion Areas
CHAPTER FIVE
PARKS, RECREATION,
AND OPEN SPACE
98
PARKS, RECREATION, AND OPEN SPACE
Operations. The City of Ames operates 32 facilities for the public provision of parks, recreation
and open space. Both active and passive opportunities are provided through a decentralized
system of essential facilities that are generally unstaffed. More specialized facilities are provided
in centralized locations and supported by some staff. Joint usage of some athletic facilities at
public schools is provided by the City and the school district.
City-owned facilities are available to the region's population, and ISU students. The University
provides extensive recreational facilities and programs for its students. Eleven of its facilities are
available to the general public on a limited basis. Public use typically involves specific times
and availability.
y - -
Community Park Service Nodes
City-owned facilities are classified into five groups based in type of provisions, size and service
area. The largest and most extensive type - regional - is not available in Ames. The four types
that are provided by the City include the following:
• Community- service area is 1 to 2 miles, size is 25 or more acres;
• Neighborhood -service area is 1/4 to 1/2 miles, size is 15 or more acres;
• Special Use -community centers, golf courses, swimming pools, ice rink, etc.; and
• Open Space and Woodlands - land set aside for conservation or passive use.
Level of Service. Standards for Level of Service (LOS) involving parks, recreation and open
space vary with the socio-economic, physiological and alternative provider characteristics of
a community. Ames is distinguished from other communities by the presence of ISU. The
University contributes to the greater affluence and more varied interests of the community.
It also attracts a disproportionately higher number of young adults among the population.
The recreational and open space provisions of ISU support its students and employees.
Many of these students and employees are also residents of Ames and are increasingly
living off-campus,thus there is a shared need.
99
IT
&A A
;�0
Neighborhood Park Service Areas
LOS-standards for parks, recreation and open space are based on three conditions:
• Type, number and appropriateness of facilities;
• Amount of land dedicated for active and passive recreation;and,
• Accessibility of facilities
LOS standards and compared needs for Ames are identified in the following.
LOS standards for the type, number, and appropriateness of the City's public facilities are
established in the following table. The standards are similar to those recommended by the
National Parks and Recreation Association and have been modified to give partial recognition to
the facilities provided by ISU. Based on these standards there is a marginal deficit in several
facilities currently. The most significant deficits occur in major specialized facilities including
an l 8-hole golf course, ice rink, aquatic center, community center and outdoor theater.
i
I
•
1 -
Specialized Parks
100
When the standards are applied to projected population all facilities, with the exception of tennis
and volleyball, reach deficit status at 60,000 population. Deficits occur in all facilities at 70,000.
LOS standards for land area involving parks, recreation and open space are recommended as
follows:
• Developed land= 5 acres per 1,000 population; and,
• Woodlands/Open space= 5 acres per 1,000 population.
A
Open Space and Woods
A developed park is designed for either passive or active usage with amenities incorporated at
the site. Woodlands/Open space land is set aside to be left in a natural state. The land is suited
for spontaneous low impact recreational pursuits. Trails may be established. Ames currently
provides approximately 230 acres of developed park land, excluding Homewood Golf Course.
Based on a standard of 245 acres for developed park land, the City currently meets the standard.
Based on a projected population of 65,000 - 67,000 by the year 2030, a total of 335 acres of
developed park land would be required. Ames has set a higher objective involving an additional
200 - 250 acres of developed park land. Of the additional park land, 100 - 125 acres are
recommended for a regional park and 100 - 125 acres for neighborhood parks.
The City currently provides approximately 235 acres that are exclusively open space. Another
164 acres associated with existing community and neighborhood parks may be classified as open
space making a grand total of 399 acres of open space currently. Based on a standard of 245
acres for open space, there is a current surplus of 154 acres. Based on a projected population of
65,000 - 67,000 by the year 2030, a total of 300 acres of open space would be required. Ames
has set a higher objective involving an additional 200 acres of open space.
101
LOS-standards for accessibility are based on the type of park - i.e. regional, community,
neighborhood. In terms of distance the following standards are recommended:
• Regional=5-10 miles;
• Community= 1-2 miles;and,
• Neighborhood = 1/4-1/2 miles.
Ames has no regional parks currently. It is recommended that a site of 100 - 125 acres for a
regional park be pursued. A joint city-county facility should be explored.
All of Ames is served by an existing community park with the exception of the southeast area.
Construction is underway for a youth park at the City's former wastewater treatment facility that
will bring park services to the area.
Areas to the north and northwest have limited availability to neighborhood parks currently. As
population increases south of Hwy. 30, one or more neighborhood parks will be required.
Parks and Open Space Improvements. It is Ames objective to increase its parks and open
space by a total of 400 - 450 acres by the year 2030. The following improvements are
recommended.
Parks. The Future Land Use Map identifies four future park zones. These park zones involve
general locations wherein a new park site would be developed. The type of park to be associated
with each zone is to be decided by the City through a more extensive master plan. The following
future park zones are included:
• Former Taylor Farm;
• Hallett's Quarry;
• Northwest; and,
• Southwest.
Open Space. The Future Land Use Map identifies a greenway system that encompasses portions
of environmentally sensitive areas. These streamways and natural resources are recommended
for protection and use as passive recreational areas. Linking them together with the City's
exiting parks and open space creates a greenway system serving the entire community.
102
0,
24TH ST
Ivon
z `►ark:
ONTA 13TH 5T
-—Brooks kk Park
Iowa state
it University p
N
LINCOLN WAY'
G a Stuart 5mtth Pork - -
((( Z
C�/. O
Park RNmar Gorden: •
i
USI';;OKWAY
roar Ro \', r, 1
i
Pal um olt Pork r
(J`f
N
r
Greenway Greenway/Parks and Open Space
*1994 RM Plan Group Environmentaly Sensitive Land
101
Table 12
EXISTING PARKS AND OPEN SPACE
City of Ames, 1995
Total Acres Developed N'I'oodlands/
Open Space
Regional
None U 0 U
Community Parks/Woodlands
Brookside 82 53 29
Emma McCarthyLee Memorial 38 14 24
Inis Grove 42 21 21
Moore Memorial Park East side of river 50 22 28
River Valley Park(North/South) 77 52 25
Subtotal 289 162 127
Neighborhood Parks/Woodlands
Bentwood(Proposed development) 9.6 9.6 0
Country Gables 14.3 6.3 8
14 and Duff 0.5 0.5 0
Franklin 4.5 4.5 0
Hutchison I 1 0
Moore 2 2 0
O'Neil 2.5 2.5 0
Parkview 12 0 12
South Dakota(property for sale) 11 7 4
Stuart Smith 34 21 13
Tea garden 1 1 0
Old Town 0.5 0.5 0
Subtotal 92.9 55.9 3'
Specialized Recreation Facilities/Parks
Bandshell 2.6 2.6 0
Caa Pool/Park 6 6 0
Community Center 2 0 2
Gateway Administrative Complex 4 4 0
Homewood Golf Course 43 0 43
Moore Memorial(Farmland) 40 0 40
Business Area Parks 0.5 0.5 0
Subtotal 9 S'.l 13.1 85
Woodlands and Open Space
Carr Woods 21 0 21
Gateway Park 38 0 38
Gunder Woods 57 0 57
Homewood Woods 21.1 0 21.1
Railroad/Zumwalt 24.4 0 24.4
McDonald Woods 3 0 3
Munn Woods 40 0 40
Nutty Woods 24.4 0 24.4
Colle a Creek 5.5 0 5.5
Subtotal 234.4 0 234.4
Additional Park Land
Grecnbriar 9 0 9
Clear Creek 5 0 5
Patio Homes West 2 0 2
Squaw Creek 17.5 0 17.5
Subtotal 33.5 0 33.5
TOTALS 747.9 231 398.4*
*Excludes the categories of"Specialized Recreation Facilities/Parks"and"Additional Park Land"
104
Table 13
EXISTING PARKS AND OPEN SPACE
City of Ames, 1995
o p u
L ee .4 « >, s. $ � e E 2
Facility a m ° u oC1 0 o a L
Ames/ISU Ice Arena X Indoor
Bandshell X I Ix I X bandshell
Brookside X 3 1 4 1 1 X X X X
Community Center I X X Weight/Gymnastics
Country Gables X 1 I X
14th&Duff X 1 X
E.M.Lee Memorial 1 1 4 1 1 X X X Ix
Franklin X 1 X
Greenbriar lopen Space
Homewood Golf Course X X X X lWoodiands
Hutchison X 1 X
Inis Grove X 2 4 11 11 IX X X X
Moore X 1
Moore Memorial X I Ix X X Observe Tower
Municipal Indoor Pool 1
Gateway X 1 X 1 lCommunity Room
O'Neil X 1 1 X
Parkview X X
Railroad/Zumwalt Open Space
River Valley Co lex* X 1 61 1 X 1 X X X Canoe Portage
Gunder Woods X Open Space
McDonald Woods X Open Space
Munn Woods X Open Space
Nutty Woods X X 10pen Space
South Dakota X X
Squaw Creek 10pen Space
Stuart Smith X X X Open Space
Teagarden X X
Old Town X X
Colle a Creek n Space
Clear Creek Access Open Space
*Includes Carr Pool and Park and Carr Woods
105
Table 14
STANDARDS AND NEEDS FOR PUBLIC RECREATION FACILITIES
City of Ames, 1994
Standard/ Existing Total Total Total
FACILITY Population* Facilities Required Required Required
50,000 Pop. 60,000 Pop. 70,000 Pop.
Playground 1 per 2,500 17 20 24 28
Baseball 1 per 5,000 7 10 12 14
Softball 1 per 7,500 8 7 8 10
Basketball 1 per 5.000 9 10 12 14
Tennis i per 5.000 12 10 12 14
Volleyball ] per 10.000 5 5 6 7
Soccer/Football 1 per 5,000 0 10 12 14
Exercise Trail l per 2,500 11 20 24 28
Golf Course, 18-hole 1 per 50,000 one 9-hole 1 1 1
Ice Rink 1 per 35,000 1 1 1 2
Outdoor
Swim Pool, 50-meter 1 per 25,000 0** 1 1 2
Indoor
Swim Pool, 50-meter 1 per 25,000 0** 1 optional t optional 2 optional
Community Center 1 per 25,000 l 2 2 2
Outdoor Theater 1 per 35,000 1 1 1 1 1 2
* Standards have been adjusted to reflect limited availability of ISU facilities for general public use.
** The City currently operates one large outdoor pool, one 25-yard x 14-yard outdoor pool and one 25-
yard by 25-
ard indoor pool.
106
misto" Height
Mee erw� 6 River Valley
"' Lis Creve�.�
24TH 5 hicvnw
L
H...w..d o.lf Gorse
Soma, e McCarthy Lee Me .rial g Casw►.el and Park d Weeds
side North River VoYat
\ONTARIO 5T 13TH ST X"
F He s West +. l 4#6 owl Doff South River V
He son` Iowa state �"Old Town
rp Mow Weeds UnWersity I ..... �..—Randsholl
f2 N
LINC.OLN WAY ."1 �Cemmaaity Center
Daley►arkc Green P Frow a Stuart Swlthc o
O'N.9 a' Z
Daley Got w
c
• ntw Par NMere
Christ. h S�aaw �
P f af i.\
�� ireenbriar
US.YSSq,1WAY 34
AARPoaT RD. m
I-I'Y.ath SPerts Complex <
�� 3
o~�'^ rtry Games
Christeffers.■ Park Teagew
M
Existing Parks, Recreation &
Open Space Facilities
*1999 City of Ames
107
Table 15
EXISTING RECREATIONAL PROVISIONS
Iowa State University,1994
� y
y N
y L OQ
w E
Facility o y w o `� y a o u i
3 0 z m >6 s
� �
Beyer Hall* 16 6 6 X 1 I 6 2 Squash Courts/Suana
State Gym* X I 1
P.E.B.* 7 X 2
Clyde Williams Field 1 X Workout Cicuit
Intramural Fields I X
Veenker X X
Practice Golf Area Driv./Chi .Range
Lake Laverne n Space
Reiman Gardens X
Pamel Woods X
A'Ouldoor Facility
*Friday,Saturday,and Sunday are family days. Children under 18 must be accompanied by an adult.
Use by the public is limited to select times and availability.
108
{
ctor woods N �r
t
0/Veenker Memorial Golf Course - � -Ile
. >
In
ONTARD 13TH ST
Ames High Prairie z:1
s' I Recre tin Buiiding
Llt Rtereotbn/Athktie anonFacility
> Savannah Restoration
_ .Beyer Holt\
Stole 6ymmslum+_ J N
Clyde Williams Field--A '� r �hK�N WAY
�✓✓/'''��� jo Iowa Arboretu 4
I Q `Intramural Fields g
outhwesf kx'
• ntwood Pork us Intramural Fie ds
s-Cou try ourse /
Intramural Ids -
Relmon rdens
-/l Us.NIGFr4'WlAY��Y
rr >i PORT RID 4'In
g G
T
t
u
a
u
H
Z
M
ii
I
� I
ISU Parks, Recreation &
Open Space Facilities