HomeMy WebLinkAbout~Master - February 15, 2022. Special Meeting of the Ames City CouncilAGENDA
SPECIAL MEETING OF THE AMES CITY COUNCIL
COUNCIL CHAMBERS - CITY HALL
FEBRUARY 15, 2022
CALL TO ORDER: 6:00 PM
1. Motion approving City Council Values, Goals, and Tasks for 2022 - 2023
2. Review and amendment of Planning Department Work Plan
3. Overview of Ames Urban Fringe Plan Update Process
DISPOSITION OF COMMUNICATIONS TO COUNCIL:
COUNCIL COMMENTS:
ADJOURNMENT:
Smart Choice
515.239.5101 main
5.239.5142 fax
Ave.
IA 50010
w.CityofAmes.org
MEMO
To: Mayor and Ames City Council Members
From: Steven L. Schainker, City Manager
Date: February 11, 2022
Subject: City Council Values, Goals, and Tasks for January 2022
to December 2023
I am attaching for your review and adoption the list of values and goals
that were developed as a result of your discussions at the January 22,
2022 City Council Retreat. Also, included on the attachment is the Staff’s
attempt to identify the initial set of tasks that are associated with each
goal, along with the current estimated completion date.
Item No. 1
Page 1 of 6
CITY COUNCIL
VALUES, GOALS, AND TASKS
Approved XXXX, 2022
To Be Accomplished by December 31, 2023
WE VALUE COMMUNICATION AND ENGAGEMENT WITH THE PUBLIC
GOAL 1: By the end of 2023, develop, test, and evaluate strategies to
improve community engagement, particularly
underrepresented groups.
Staff will review the December 2020 report from the Community and
Regional Planning 432/532 class and present a report to the City Council
recommending which strategy(ies) should be tested.
Task 2 Completion Goal: Q3 2022
City Council will choose a strategy and appropriate funds, if needed, to
complete the test.
Task 3 Completion Goal: Q4 2022
The selected strategy will be tested and the results reviewed with the City
Council once the test is complete.
GOAL 1: Prioritize and complete the tasks outlined in Ames Plan 2040 that
affect housing availability and affordability.
Task 1 Completion Goal: Feb 15, 2022
Staff will present for Council’s approval a proposed prioritization of tasks
related to housing availability and affordability identified in Ames Plan
2040.
Task 2 Starting Goal: April 2022
Staff will begin work on the approved tasks, starting first with the highest
priority.
Page 2 of 6
Task 3 Completion Goal: Q2 2023
Staff will present to City Council a recommended low/moderate income
housing strategy, to include: 1) what standardized incentives to offer, 2)
addressing impediments in the code (if any), and 3) acquisition of land or
existing housing
Task 4 Completion Goal: Q3 2023
City Council will consider whether to adopt the proposed low/moderate
income housing strategy
GOAL 1: Implement City programs (parks and recreation, library, etc.)
and initiatives (partnerships with others) that educate, train, and
engage regarding mental and physical wellness.
Task 1 Completion Goal: Q2 2022
City staff will define mental and physical wellness and develop criteria to
measure if a program meets these definitions.
Task 2 Completion Goal: Q4 2022
City staff will inventory current City programs and initiatives, including
partnerships with other entities, to determine how many current offerings
meet the criteria and then identify if there are gaps in what is being offered
regarding mental and physical wellness. This would include determining if
the gaps are being met elsewhere in the community.
Task 3 Completion Goal: Q2 2022
Invite community partners, including ISU, the School Districts, human
services agencies, and the medical community, to identify opportunities to
improve mental and physical wellness in partnership with the City.
Task 4 Completion Goal: Q2 2023
Staff will develop a plan regarding what to continue offering and what new
programs are needed to address the identified gaps.
Page 3 of 6
Task 5 Completion Goal: Q3 2023
Staff will implement any new programs that are within its authority and
bring to Council any new partnerships that require Council approval to
proceed.
GOAL 2: Establish a task force with community partners to identify
steps each partner can take to improve workforce
recruitment/retention.
The Mayor will appoint a task force representative of major employers.
Task 2 Completion Goal: Q4 2022
Convene the task force and develop a report containing recommendations
to improve workforce recruitment/retention.
Task 3 Completion Goal: Q1 2023
The City Council will review the report from the task force and consider
the recommendations made by the task force that are within the Council’s
ability to influence.
GOAL 1: Develop a community-wide Diversity, Equity, and Inclusion Plan
that identifies definitions and actionable strategies by the end of
2023.
Task 1 Completion Goal: Q4 2022
Staff will develop an RFP for a consultant to create a plan.
Task 2 Completion Goal: Q4 2022
The City Council will appropriate funding to hire a consultant for this work.
Task 3 Completion Goal: Q4 2022
Staff will issue the RFP and the City Council will select a consultant.
Page 4 of 6
Task 4 Completion Goal: Q1 2023
The Mayor will appoint a task force representing various segments of the
community population to work with the DEI Coordinator and consultant to
develop the plan.
Task 5 Completion Goal: Q4 2023
The City Council will review the plan and consider the recommendations
offered in the plan.
GOAL 2: Implement additional accessible and equitable transportation
options for the community (transit, bike, pedestrian,
micromobility, rideshare, and others).
CyRide staff will provide a preliminary analysis to the Transit Board and
City Council regarding the concept of universal fare-free CyRide service
Task 2 Completion Goal: Q4 2022
If the Transit Board/City Council wish to further pursue universal fare-free
CyRide service after reviewing this preliminary analysis, the Transit
Board/City Council will hire a consultant for an in-depth study to be
completed before the budgeting season begins.
Task 3 Completion Goal: Q4 2022
Once the in-depth study is received, the Transit Board/City Council will
decide by January 2023 whether to include funding in the budget for
universal fare-free service.
Task 4 Completion Goal: Q1 2022
City staff will develop an RFP for a consultant to complete a bike/ped
master plan.
Status: Complete. The RFP has been issued and responses have
been received.
Task 5 Completion Goal: Q1 2022
Issue the RFP, select a consultant, and develop the bike/ped master plan.
Page 5 of 6
Status: In progress. As of February 10, 2022, the RFP has been
issued and consultant selection is anticipated in March 2022.
Task 6 Completion Goal: Q1 2023
The City Council will review the bike/ped master plan and consider
whether to adopt the recommendations of the plan.
Task 7 Completion Goal: Q4 2022
Staff will provide the City Council a report regarding micromobility, which
will contain: 1) a summary of what other cities are doing, 2) existing City
ordinances pertaining to micromobility, and 3) recommendations regarding
ordinance changes to enhance micromobility.
Task 8 Completion Goal: Q1 2023
The City Council will review the micromobility report and consider whether
to adopt any of the recommendations.
Task 9 Completion Goal: Q3 2023
Staff will provide the City Council a report regarding rideshare, vanpool,
car-sharing, and other potential techniques that provide accessible and
equitable transportation in the community.
GOAL 1: Receive the Climate Action Plan and prioritize and implement
Council-approved strategies from it to maintain progress
towards the adopted climate goal, and continue pursuing targets
of opportunity to achieve greenhouse gas reduction.
Staff will work with the consultant to complete the Climate Action Plan
Task 2 Completion Goal: Q3 2022
The City Council will receive from the consultant/staff: 1) the recommended
package of strategies from the Climate Action Plan, 2) associated costs,
and 3) an implementation plan.
Page 6 of 6
Task 3 Completion Goal: Q4 2022
The City Council will approve a prioritized list of the strategies it wishes to
pursue.
Task 4 Starting Goal: Q1 2023
Staff will begin to implement the strategies in the priority order approved by
Council.
Task 5 Completion Goal: Q1 2023
Organize a task force to implement Climate Action Plan steps that pertain
to individuals, the private sector, and non-city entities (e.g., ISU, DOT, etc.).
Task 6 Completion Goal: Q2 2022
The City Council will receive the Waste-to-Energy study and determine
which option to pursue.
Task 7 Completion Goal: Q3 2022
Staff will develop an implementation plan outlining the next steps based on
the Waste-to-Energy Option selected by the City Council.
Task 8 Completion Goal: Q3 2022
Staff will provide a report to the City Council regarding residential organized
solid waste collection options determine next steps.
Task 9 Completion Goal: Q3 2023
Staff will review electric rebates and opportunities for beneficial
electrification and propose changes to maximize greenhouse gas reduction.
1
Item:_2__
Staff Report
PLANNING AND HOUSING DEPARTMENT WORK PLAN PRIORITIES
February 15, 2022
BACKGROUND:
City Council last formerly reviewed the Planning and Housing Department Work Plan in
March 2020. City Council has since adopted new Council Goals as well as the Ames Plan
2040. In addition to the typical prioritization of referrals and tasks for implementation of
Council Goals, City Council needs to address implementation priorities of Ames Plan
2040.
At the time Ames Plan 2040 was approved, the Implementation Chapter included a list of
initiatives categorized as Infrastructure, Plans and Sub-Areas, and Zoning Subdivision
Standards. This list captured the most significant needs related to implementing concepts
of Plan 2040 in the near term, it is not an all-inclusive list of potential actions for
implementation of Plan 2040. The selected categories helped to classify what types of
efforts would need to occur to implement the Plan, but they did not specifically tie back to
issues identified within the Plan. Staff believes that thinking of the initiatives in the context
of different categories such as: Infill/Redevelopment, Housing, Transportation, and
Commercial and Other Zoning Issues will assist the City Council in prioritizing specific
issues.
Plan 2040 Housing Related Initiatives
i. City-wide assessment of allowing construction of Accessory Dwelling Units with
existing homes. Staff believes this is intended to be an extensive effort of
evaluating options and doing public outreach (300-800 hours).
ii. Allow for two-family homes (duplexes) within FS-RL and potentially other zoning
districts (50-200 hours). Public outreach will be needed it duplexes are allowed in
existing areas.
iii. Update FS-RL and FS-RM zoning to reflect intended densities and building types
for Growth Areas (80 hours)
iv. Modify F-VR zoning for use in Growth Areas (40-150 hours)
Plan 2040 Infill Related Initiatives
i. East and W est University Impact Area standards review, including parking and
how to implement zoning for the RN-4 land use designation within the West
University Impact Overlay. (100-300 hours)
ii. Urban Corridor Designation along Lincoln Way (west of Campustown), needs
implementation zoning that does not exist. (100 to 180 hours)
iii. Create design standards for desired small scale infill projects, applies to multiple
issues and zoning districts. (150-300 hours)
iv. University Overlay for Redirection Area Hunt and Sheldon, rezone area for
redevelopment (100 to 200 hours)
v. South Lincoln Mixed Use Plan from Cherry to Walnut, new Plan and rezoning (300-
2
500 hours)
Plan 2040 Commercial and Other Standards Related Initiatives
i. Implement commercial use designation changes, requires new General
Commercial zoning district with changes to Highway Oriented Commercial and
Planned Regional Commercial zoning district, see also Urban Corridor designation
listed under Infill (120-200 hours)
ii. Parkland dedication ordinance (75-125 hours)
iii. Review commercial zoning district standards for consistency with Growth Area
plans. (40 hours)
Plan 2040 Transportation Related Initiatives
i. Modify Chapter 23 Subdivision Code with terminology and concepts of the
Complete Street Plan. Includes changes to ROW widths, street types, pedestrian
and bicycle improvement specifications. (100 – 200 hours)
ii. Update Zoning Ordinance standards to reflect Complete Street concepts, includes
design requirements to match street types aimed at walkability (60 hours, in
tandem with Chapter 23)
iii. Bicycle and Pedestrian Master Plan (Public Works lead department) related
updates to planning concepts within Ames Plan 2040 and development standards
of zoning (40 hours)
Plan 2040 Plans and Sub-areas Related Initiatives
i. Ames Urban Fringe Plan Update (Already committed-250 hours Story County,
additional time for final plans with Boone County)
ii. Gateway and beautification plan for rights of way.(Initial report 100 hours)
iii. Parks Master Plan Update (P&R lead department) as it relates to land use plans
and parkland standards (Not budgeted for 2023/23)
iv. Redirection Areas, select specific areas like Grove Avenue for individual
consideration. (50-500 hours)
v. Infrastructure Project Planning guide for short (1-5 year) and mid-term (5-10 year)
priorities in the CIP. (60 hours)
COMMITTED PROJECTS:
Committed projects are either ongoing projects or prior directives of the City Council that
are not yet complete. This list includes the Fringe Plan Update and a placeholder for Plan
2040 Initiatives. Attachment A includes a list of 18 projects and their status. Staff deleted
an item related to working on the 13th Street Development Site with Elwell Company’s
due to inactivity. Of the 18 projects, two are related primarily to the Housing Division
(Baker Subdivision, CARES/ARP funding). Staff believes four to six of the committed
projects will be completed within the next 90 days, such as the Reinvestment District
application, TIF Subdivision Development Agreement, Plaza and Public art specifications,
and Grove Avenue rezoning. The remaining items are either long term projects or have
not yet been started.
3
NON-COMMITTED PROJECTS:
In addition to the prioritized projects, there is a list of non-prioritized projects as
Attachment B. This includes a broad range of topics that have been referred in the past,
but not prioritized. Two items on the list are referrals for which City Council received
memos dated February 11, 2022 as part of the non-agenda packet.
STAFF COMMENTS:
While the City Council will make the final decision regarding the department’s
work plan, the staff is offering for your consideration the following projects for
the next two years (See Attachment C for phasing schedule):
Plan 2040 Projects Related To Housing
• City-wide assessment of allowing construction of Accessory Dwelling Units with
existing homes. Staff believes this is intended to be an extensive effort of
evaluating options and doing public outreach (300-800 hours).
• Allow for two-family homes (duplexes) within FS-RL and potentially other zoning
districts (50-200 hours). Public outreach will be needed it duplexes are allowed in
existing areas.
• Update FS-RL and FS-RM zoning to reflect intended densities and building types
for Growth Areas (80 hours)
• Modify F-VR zoning for use in Growth Areas (40-150 hours)
NOTE: The first four projects are identified as top priorities in accordance
with the City Council’s new goals.
Plan 2040 Project Related To Transportation
• Update Chapter 23 Subdivision Code for Complete Streets requirements in
conjunction with Public Works (100-200 hours)
Plan 2040 Project Related To Infill/Redevelopment
• Review existing design standards for infill priorities and small multi-family housing
options to determine changes should be made. (This project relates to multiple
initiatives (150-250 hours)
Two Additional Projects Suggested By Staff That Are Not Part Of Plan 2040
• Develop a Low and Moderate Income Housing Strategy addressing zoning
constraints (if any), financial incentives, site acquisition for new construction,
locations for existing house acquisition and rehabilitation projects. (150-200 hours)
4
• Address current language in Zoning Ordinance related to front yard parking when
it does not lead to a garage or a side yard. The current language has resulted in
inconsistent application to non-conforming properties and driveway widenings.
Staff is working through various enforcement concerns related to front yard
parking, driveway permits, and rental inspections. A review of the front yard
parking standard would be beneficial to effective administration of the standard
and provide clarity to a large set of property owners with recent front yard paving
for parking. (100-150 hours)
Committed Projects
Staff will also work on the projects that were previously prioritized by the City Council.
Attachment A-Current Priorities
February 2022 Planning and Housing Department Work Plan
Project Status Next Steps
Baker Subdivision and LIHTC Project
program initiated, infrastructure substantially
complete
project. Update planned for February 22, 2022.
Beginning homebuyer education classes, preparing for
Mixed Use (The Linc) Preparing final application and fiscal analysis with City
consultant (Design Innovations)
City Council reviewed preliminary concept of Lincoln
February 22, 2022.
Continue to review LW Mixed Use Development and negotiate
Council in March 2020. Planning and Inspections staff
are preparing first set of changes for review focused
on definitions, fee structure, loopholes, and legal
Spring 2022, includes changes to Zoning Enforcement Officer
Mortgage, and Utility assistance, for future use of ARP funds.
and planning update with Story
County
one year and directed staff to work with the County in
2021 on potential updates.
February 15, 2022. Anticipate Fringe Plan Update approval in
the summer 2022.
Attachment A-Current Priorities
Plan update.
on February 14th..
Park and Ridgewood Neighborhood with ISU students in 2022/23. Staff assist in admin.
Apartments to allow apartments on affordable housing. Report back to Council in February/March 2022.
3
Attachment B
Non-Prioritized Project List
Date
Referred
Review demolition criteria in the O-UIE in
general, including hardship elements
1/12/2016
add criteria for historic preservation and
to evaluate sustainability (life cycle
evaluation) of demolition vs.
rehabilitation.
1/2020
Requirements request by Main Street for façade
program changes January 2020.
Staff would support adding historic
preservation, i.e. window repair,
option for contributing buildings.
Additional changes require
discussion by City Council.
5/16/2017
commercial areas. This includes
fireworks and other outdoor display.
locations.
10/16/2018
associations to develop
recommendations for improving the
Neighborhood Association program.
incrementally as time permits, no
formal proposal at this time
2/12/2019
from Chuck Winkleblack concerning two
billboards on the two- block stretch on the
north side of Lincoln Way between Clark
and Kellogg
5/28/2019
landscaping on private property to
determine if they are compatible with
CPTED principles.
4
Attachment B
5/14/2019 Hold off any final decision regarding plaza
in Campustown until final decision is made
regarding relocating Fire Station #2 and
completion of Welch improvements.
7/23/2019
letter for the Council to consider
greater incentives for infrastructure for
residential developments.
reviewing with City Manager
10/8/2019
recommendation for the lot west of old
KFC lot on LW.
delete.
2/25/2020
Property roadway improvement
requirements and costs
Property has been sold by the Champlin
family. Not relevant any longer-Remove.
5/11/2021
façade grant program for Campustown priorities. CAA is no longer active. Staff supports
minor modifications to application requirements
as a rolling submittal process. Staff would need
further direction from Council to address any
other issues about the program standards or
funding that were previously identified by CAA.
1/11/2022
industrial zoned properties.
1/25/2022
affordable housing by the Annex Group
within the Hayden’s Preserve development at
Hyde/190th Street
Current Items planned to be resolved by April are removed
April May June July August September October November December January February March April May June July August September October November December
Project Next Steps
Downtown subarea planning (parking)Consider remote parking changes for residential parking
for projects with more than 18 units.
City Council approval of Reinvestment District application
February 22, 2022.
Continue to review LW Mixed Use Development and
negotiate development agreement, Spring 2022.
Sign Code Updates Not initiated.
General zoning text amendments
Administration and application procedures updates
planned Spring 2022, includes changes to Zoning
Enforcement Officer Role and ZBA support.
Rental conversion incentives TBD
City Council review proposed scope of update and
schedule on February 15, 2022. Anticipate Fringe Plan
Update approval in the summer 2022.
Desires to engage with Boone County as well with the
Fringe Plan update.
Grove Avenue Rezoning/Redirection Area Staff hold property owner outreach meeting, begin
rezoning process spring 2022.
HPC reviewing recommendation for implementation
priorities on February 14th..
Staff will provide update on February 15, 2022.
Historic Resource Survey Chautauqua Park and
Ridgewood Neighborhood Survey
Accept grant agreement from SHPO. HPC to perform
survey with ISU students in 2022/23. Staff assist in admin.
Climate Action Plan TBD
Address Front Yard Parking Language Staff Report explaining concerns
Update Chapter 23 Subdivision Code for Complete
Streets requirements in conjunction with Public
Works
Prepare draft changes for City Council Review and public
comments
Review of design requirement related to infll and
small multi-family
Create background information for workshop, provide
direction on text amendments
Low and Moderate Income Housing Strategy Staff Report/Workshop
Accesory Dwelling Units Staff Report
Two Family Dwellings FS-RL and Other Zones Staff Report
Modify F-VR Zoning for Growth Areas Staff Report
Update FS-RL and FS-RM Zoning for densities and
buidlign types Staff Report
2023
2022
Reinvestment District and Lincoln Way Mixed Use (The
Linc)
Ames Urban Fringe Plan extension and planning
update with Story County
Historic Preservation Plan Update
1
ITEM #: ____3___
Staff Report
AMES URBAN FRINGE PLAN UPDATE PROCESS
February 15, 2022
BACKGROUND:
State law allows for a city to review and approve subdivisions within 2 miles of the city
limits in order to plan for orderly growth and needed infrastructure improvements. This
allows for the City to review plats of survey and subdivisions that are outside of the City.
Currently, Ames works cooperatively with Gilbert and Story County through a 28-E
agreement to streamline subdivision review in the County based upon the Ames Urban
Fringe Plan. The 28-E provides for cooperative planning and streamlined subdivision
review based upon each Jurisdiction’s primary interests. The City has no 28-E agreement
with Boone County and, therefore, reviews all divisions that occur in Boone County within
2-miles of the City.
The Ames Urban Fringe Plan was developed in 2006 after multiple years of public
outreach and coordination with Story County and Gilbert. The basis of the Plan was the
City’s 1997 Land Use Policy Plan along with interests of Story County and Gilbert.
Ultimately, the Plan with along with a 28-E agreement, were approved in 2011. The 28E
agreement was for an initial five-year period with an automatic five-year extension, for a
total of ten years. The Plan was extended cooperatively by all parties in 2021 until July
2022.
The current Fringe Plan addresses two primary policy issues related to future annexation
areas and intensity of rural development. The entire 2006 Fringe Plan document can be
found at this link Fringe Plan. The Fringe Plan relies upon a two-map system to identify
the location of applicable policies. The Plan includes a Land Use Classification Map
(Attachment A) to identify rural areas, transition areas, and areas intended for annexation.
The Fringe Plan includes a second map labeled as the Land Use Framework Map
(Attachment C) that includes land use designations that relate to the use of property while
it is in the County.
The related 28-E Agreement (Attachment C) describes the responsibilities of each
cooperator and identifies subdivision review responsibilities, annexation requirements,
and how to process amendments to the Fringe Plan. Neither the Fringe Plan nor the 28-
E directly affect zoning, but the County uses the Fringe Plan as part of their
Comprehensive Plan to guide zoning decisions.
With the adoption of Ames Plan 2040, the City of Ames established basic policy interests
that related to management of the Fringe Area. Growth and Land Use chapter describe
2
the City’s annexation policies and the concept of an Urban Reserve is depicted on the
MAP (Attachment D and E). The Urban Reserve map carried over natural area and rural
residential designations from the current Fringe Plan. Based upon Plan 2040 plans for
future growth it is appropriate to update the Ames Urban Fringe Plan to reflect the
current interests of the City of Ames and identify common interests and goals that
relate to Boone County, Story County, and to the overlapping 2-mile area with
Gilbert.
Many of the fundamental interests of the current Fringe Plan’s policies still apply to the
Fringe Area and can be carried forward into a new Plan. City staff believes that there
are needed changes to reflect new Plan 2040 policies and mapping, updates to
subdivision review processes in rural areas, and updates to Natural Area
designations. This requires both changes to the Plan as well as a new 28-E agreement
in order for cooperative administer the Fringe Area.
Although Ames Plan 2040 identifies general fringe management policy for the City,
at the time of adoption of Ames Plan 2040 it was contemplated that an update to
the more precise Fringe Plan would be needed to fully define policy issues related
to the fringe area. The Fringe Plan land use designations and mapping would have
a more precise mapping delineation and detailed supportive polices. Depending on
the outcome of the update process, amendments to Ames Plan 2040 would also
accompany approval of the Fringe Plan update.
Coordination of the Urban Reserve designation mapping with rural development
interests and City of Ames plans for future annexation areas will be a core issue of
the update. The current Fringe Plan designation does not align completely with the
Ames Plan 2040 future land use map or the City’s tiers analysis that evaluated multiple
growth scenarios for the City. Clarifying how the City plans to annex land in growth
areas and plan for future growth based upon the Plan 2040 scenario analysis are a
priority for City staff while updating the Plan.
City staff also has identified specific interests related to:
a. Minimizing new areas for rural subdivisions adjacent to Ames,
b. Limiting the minor subdivision process called Residential Parcel Subdivisions that
can create in effect four housing sites where only one was originally anticipated an
ag and a farm service class areas,
c. Addressing compatibility of conditional uses in the County within Urban Reserve
areas,
d. Siting of Wind Energy Conversion (WEC) systems,
e. Planning for airport expansion,
f. Updating Natural Area and resource mapping with updates of related development
policies, and
g. Enhancing integration of rural parks, open space, and trails into the land use plan.
3
Staff also believes changes to map designations and focusing on one land use map rather
than a two-map system may be beneficial for administrative ease as well.
Story County has identified issues that they have an interest in seeing addressed with an
updated Fringe Plan (Attachment F). he County’s stated interests in some ways reinforce
the City’s perspective on the benefits of urban growth over rural growth while also
highlighting desires for coordinated management of the Fringe. Story County indicates
that they would take the lead on outreach and work on the Fringe Plan in conjunction with
City of Ames Planning staff. City staff anticipates that if competing interests are identified
during development of the draft plan that respective staff’s can return to their Council’s or
Board for more direction. A joint meeting to discuss a Draft Plan may also be desirable
in the process as occurred during the initial process of preparing the 2006 Fringe Plan.
The process to update the Fringe Plan is designed to build off of the prior plan and
incorporate new elements of Plan 2040. The process is not intended to start from
scratch and develop a wholly new plan and set of priorities. County and City staff
believe the best approach for doing an update is for staff to develop a draft plan
and land use map and then seek public input on a complete draft plan. This will help
focus on areas or policies that are changes to current policies rather than spending time
reviewing commonly agreed upon principles for the Fringe Plan.
Staff believes that in addition to working with Story County to develop a new Fringe Plan
and 28-E agreement, the City should also engage with Boone County about planning for
west expansion with a 28-E agreement. Ultimately the Fringe Plan would cover both
areas, Story and Boone County as it does now, but it may require two separate 28-E
agreements depending on the relationships and commitments needed to jointly
administer the Fringe Area.
To move forward with Story County staff on a Fringe Plan update, staff requests
the City Council:
1) Discuss any additional policy issues or concerns related to the Fringe Area
not mentioned above that can guide City staff while developing a new draft
plan, and
2) Accept the proposed update process with Story County as the lead while
working in conjunction with City of Ames staff to prepare a draft plan for
public comment and review prior to holding hearings on approving a new
plan, and
3) Direct City of Ames staff to reach out to the Boone County Board of
Supervisors to discuss Fringe Planning and a 28-E agreement as part of the
Fringe Plan Update process.
4
Attachment A
2006 Land Use Class Map Excerpt
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(Ames Urban Fringe Plan)Summary Text from Ames Urban Fringe Plan
LAND USE FRAMEWORK MAP
Legend
Rural Service andAgricultural Conservation Area
Rural Residential
Parks and Recreation Areas
Agriculture and Farm Service
Urban Service Area
Urban Residential
kj Community Commercial Node
Planned Industrial
kj Convenience Commercial Node
Boone County Future Land UseAmes Urban Fringe Area located in BooneCounty. Future Land Use to be determinedfollowing completion of Boone County'sComprehensive Plan Update and discussionwith other governments.
Land Use Designations for Urban Service Area Urban Residential – Village residential developments at densities above 8 units per acre; suburban/single-family residential developments at densities above 3.75 units per acre; suburban/medium density residential development at densities above 10 units per acre; annexation; urban services: development agreements.
Planned Industrial – Large-scale industrial uses clustered in industrial parks; annexation; urban services: development agreements.
Community Commercial Node – Clustered commercial uses up to 800,000 square feet per cluster; annexation; urban services: development agreements.
Convenience Commercial Node -- Clustered commercial uses that serve convenience and localized neighborhood needs; up to 100,000 square feet per cluster; annexation; urban services: development agreements.
Land Use Designations for Rural Service and Agricultural Conservation Area Agriculture and Farm Service – Farming and agricultural production; industry and commerce that need to be close to agriculture; farmsteads, farmstead sites and pre-existing homes.
Rural Residential – Single-family residences at one unit per acre or lower density, with rural services and decentralized systems; protect agricultural operations and environment.
Parks and Recreation Areas – privately owned recreation, conservations and related uses, with rural services and decentralized systems.
Land Use Designations for Rural/Urban Transition Area Rural Transitional Residential – Single- and two-family residences at densities from one unit per acre to 3.75 units per acre, preferably in clusters, with rural services and decentralized systems; in some cases, urban services for future use or assessment waivers and other agreements about future costs and annexation.
Priority Transitional Residential -- Single-family residences at densities above 3.75 units per acre, preferably in clusters, with rural services and common systems; urban services for future use or assessment waivers and other agreements about future costs; development agreements; annexation agreements.
Highway-Oriented Commercial – Commercial uses most compatible with rural areas, located on high-traffic roads and preferably in clusters; urban services; in some cases, rural services and decentralized systems with assessment waivers, other agreements on future costs and annexation.
Industrial Reserve/Research Park – Agricultural uses; future expansion of ISU Research Park with innovative technology companies supported by proximity to ISU; before development, change to Planned Industrial land use designation.
Agriculture/Subsurface Mining – Farming and agricultural production; farmsteads, farmstead sites and pre-existing homes; with limestone resources suitable for subsurface mining.
General Industrial – Surface portion of existing subsurface mining operation.
Agriculture/Long-Term Industrial Reserve -- Farming and agricultural production; farmsteads, farmstead sites and pre-existing homes; future large-scale industrial uses; before development, change to Planned Industrial land use designation.
Natural Areas – Environmentally sensitive areas; significant natural habitat; public parks and open space; future parks; greenways; farmsteads, farmstead sites and pre-existing homes.
Gateway Protection – Land uses and design that defines, accentuates and enhances entrance areas to community.
Watershed Protection Area – Watersheds for wetlands and with vegetation that protects or improves water quality; mitigation facilities; Best Management Practices.
Airport Protection Area – Land close to airport; development characteristic that protects life and maintains integrity of aviation operations.
Story County Study Area
Ames Urban Fringe Area located in 'StoryCounty Study Area'. Future Land Use to bedetermined following the completion of StoryCounty's study and discussion with othergovernments.
Refer to Ames Future Land Use Map for detailed Land Use classifications within Ames.
Iowa State University Property
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Ames City Boundary
Ames Urban Fringe Boundary
Map up to date through Resolution 15-752, adopted December 22, 2015.Map prepared byDepartment of Planning and HousingCity of Ames, IowaDecember 29, 2015
0 0.2 0.4 0.6 0.8Miles
·
A component of the Ames Land Use Policy Plan
Rural Urban Transition Area
Priority Transitional Residential
Highway-Oriented Commercial
Rural Transitional Residential
General Industrial
Natural Areas
Industrial Reserve/Research Park
Agricultural/Subsurface Mining
Gateway Protection Area
Watershed Protection Area
Airport Protection Area
Agricultural/Long-term Industrial Reserve
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LAND USE: FUTURE
Land Use Categories
The Future Land Use Map, with its designations
of various land use categories, expresses the
development vision for Ames and establishes
the basis for land use policy, public and private
decision making, and future development
and infrastructure investments and initiatives.
It incorporates the growth scenario analysis
and priorities described earlier in this chapter,
with land use designations that also reflect the
character of the built-up city of 2020.
The land development categories used here
differ in important ways from districts used in
the city’s earlier Land Use Policy Plan (1997) or
single use categories used in conventional land
use and zoning maps:
»Development categories recognize
historic periods and patterns of
development and neighborhood character,
as well as specific land uses.
»Development categories employ a range of
development densities and intensities, rather than
one specific building type or density category.
As such, they may contain a number of different
zoning districts. Issues of compatibility of
different land uses within development categories
are addressed in the compatibility standards.
»The Future Land Use Map was built on the street
framework identified by Ames Complete Streets
Plan. This plan identified to both the function and
context of streets. Within a single development
category, different use intensities may be
appropriate along different types of streets.
Limited Development
Open Space. Areas of publicly or privately owned
land intended to remain undeveloped and natural
in character or in permanent open space uses.
These areas include environmentally sensitive areas,
environmental preserves, lands with conservation
easements, and passive public space. They
typically do not include high activity city parks.
Urban Reserve. Areas within the Ames Urban
Service Area and the growth regions that should
be reserved for future urban development, but
are unlikely to be developed within this plan’s
2040 horizon. These include all tiers of the five
projected growth areas including the southeast
and other parts of the Ames jurisdiction that can
be feasibly provided by urban services. Policies
related to Urban Reserve areas are discussed
in the Fringe Policy section of this chapter.
Rural Character. Areas within the Ames jurisdiction
where urban infrastructure such as water or sewer
service is unlikely or not feasible. Development may
include large-lot residential, low-impact agriculture,
and non-residential uses appropriate to rural areas.
Policies related to Rural Character areas are discussed
in the Fringe Policy section of this chapter.
Residential Neighborhoods
RN-1 (Traditional). Neighborhoods initially
developed in the 19th and first half of the
20th centuries, with a variety of residential
development forms and developed on
a traditional urban street grid.
RN-2 (Established). Fully built-up neighborhoods,
typically built in the second half of the 20th century to
the present. Largely single-family, with some attached
and duplex structures. Layout of neighborhoods often
has larger blocks and curvilinear local street patterns.
RN-3 (Expansion). Neighborhoods principally
developed as expansion of the City since 2000
at low and medium densities. This designation
includes current areas of building and subdivision
activity or proposed for predominately residential
development within the 2040 planning period.
Includes growth areas identified on page 42.
These areas include a variety of residential
types and neighborhood services. The layout of
neighborhoods generally followed suburban form
principles with distinct areas for various uses.
RN-4 (Walkable Urban). Mixed use, mixed
density neighborhoods with a high degree of
connectedness and an orientation to pedestrian
and bicycle scale. Typically includes a distinct,
mixed use activity nucleus. May include
comprehensively planned developments or
urban districts that evolved organically.
RN-5 (Multifamily). Neighborhoods that are
largely multifamily in character, and include large
groupings of apartments, townhomes, and other
attached housing forms. May include supporting
commercial services. Multifamily development may
be integrated on compatible sites into other RN
areas and is not limited to RN-5 designations.
Commercial Centers
Neighborhood Core. Centers that serve
local commercial and service needs for a
neighborhood or cluster of neighborhoods.
Neighborhood Core - Mixed Use. A special
subset of Neighborhood Core usually associated
with walkable urban neighborhoods. May be
somewhat larger in scale and include residential
uses, with high connectivity to the commercial area.
Community Commercial/Retail. Generally single
purpose centers that serve citywide and even regional
commercial and service needs, originally designed for
primary automobile access with large parking areas.
General Commercial. Areas with a wide
variety of commercial, small business,
automotive, trade services, and light industrial
uses, some with outdoor storage.
CHARACTERISTICS
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51 A M E S P L A N 2 0 4 0
LAND USE: CATEGORIES
GOALS
»Preserve long-term development options for
efficient growth with full urban services.
»Avoid impediments to future land annexation
supporting urban and contiguous development.
»Allow reasonable interim use of land consistent
with agricultural and adjacent land uses.
Urban Reserve (UR: See Urban Fringe Map)
PUBLIC ACTIONS
»Coordinate park and open space
planning with counties.
»Use Urban Fringe Plan Policies to guide specific
use allowances and joint administration of extra-
territorial area.
Prioritize Policies for:
»Specific underlying land use designations for
interim use or for guiding incorporation of
commercial use into the City.
»Large residential and agricultural minimum
lot sizes.
»Limits on high intensity agricultural and
extraction uses.
»Limits on special uses, such as religious
facilities, wind generators, campgrounds, and
other uses that may not meet urban design and
infrastructure needs.
»Limit agribusiness facilities that do not meet
urban design and infrastructure needs.
DEVELOPMENT GUIDELINES
»Require a minimum lot size large enough
to prevent or discourage development
of rural subdivisions and maintain
a rural agricultural character.
»Permit a variety of rural land uses and
low-impact agriculture, excludes livestock
and animal confinement operations
and other high intensity uses.
»Generally open or sparsely
developed rural or open land.
»Growth area Tiers 1 and 2 and other lands
intended for near and mid-term development.
»Includes growth areas in Tiers 2, 3, and 4 that
are likely to be developed after this plan’s 2040
planning horizon. See also Urban Fringe policies.
»Government
»Agriculture
»Potential conservation or fringe
overlays in areas where residential uses
might be existing or permitted.
CHARACTERISTICS
P L A N E L E M E N T S G R O W T H & L A N D U S E
52 A M E S P L A N 2 0 4 0
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Use Urban Fringe Plan Policies to
guide specific use allowances and joint
administration of extra-territorial area.
»Establish subdivision waiver standards
appropriate to very low-density
rural residential developments.
»Consider cumulative impacts of
similar development and planned
development in the general area.
DEVELOPMENT GUIDELINES
»Develop land plans and building concepts
that maintain rural or open character.
»Design developments that protect landforms such
as steep slopes and natural drainage patterns.
»Encourage use of community wastewater
systems for rural development, including green
infrastructure, with relatively small rural lots.
»Integrate regional transportation path
systems into development designs.
»Promote use of conservation subdivision
techniques adjacent to natural areas.
GOALS
»Provide locations to accommodate demand for
low-density residential development that do not
limit the City’s logical long-term urban growth.
»Promote sustainable development within or
near the City where landforms and environment
make urban development impossible.
»Existing large lot and acreage development,
generally lacking urban infrastructure or services.
»Areas within the subdivision jurisdiction of Ames
but outside the urban reserve, where extensions
of urban infrastructure are not expected.
»Rural commercial, limited agriculture, or
limited industrial/workshop uses that do
not degrade rural residential character.
Rural Character (RC: See Urban Fringe Map)
»Potential conservation or fringe
overlays in areas where residential uses
might be existing or permitted.
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URBAN FRINGE: ANNEXATION AND FRINGE AREA
Growth at the Edge
The previous sections of this chapter focused
on a Growth & Land Use Vision for the Ames
urbanized area of 2040. The growth section
established basic principles and identified
the planned growth areas necessary to meet
the emerging needs for the next twenty
plus years, accommodating population
growth of about 15,000 people. The land use
section presented basic guiding principles
and a future land use plan for 2040, based
largely on character and function-based
development categories, along with goals,
policies, and actions for each category.
Much of the land area covered by the land
use plan is built up and within the corporate
limits, but realization of the growth plan will
require significant annexations to expand
the urbanized area of Ames. In addition to
annexation policies, Ames maintains a two-
mile extraterritorial subdivision jurisdiction
and cooperative planning area, consisting
largely of open space and agricultural
uses, with some built up rural development
areas, such as northeast of Ames. This
“Urban Fringe” area was the subject of a
cooperative planning effort completed in
2006 that involved the cities of Ames and
Gilbert and Boone and Story Counties. This
section is intended to address annexation of
growth areas and provide an updated policy
framework to the 2006 document.
Growth Areas and Annexation
In review, the Ames Plan 2040 process focused
on four growth directions: north, south, east,
and west/southwest. A northwest growth
option, previously proposed by the City’s Land
Use Policy Plan of 1997, was removed from
consideration because of the extensiveness and
cost of infrastructure improvements. In addition,
a southeast growth area, south of Highway 30
and east of I-35, is not in the line of probable
development during the planning period but
holds long-term promise that could be unlocked
by a new trunk line sanitary sewer and a south
interchange, described elsewhere in Plan 2040.
The Future Land Use Map depicts the general
layout of uses and infrastructure for the four
primary growth areas and sets expectations
for types and intensities of uses to meet the
community needs and use resources efficiently.
The precise delineation of uses will occur
through the application of zoning districts that
address more detailed information on specific
uses and development patterns. The Future
Land Use Map guides decision making for
zoning and is in and of itself not considered to
establish a right to a specific zone or use.
The projected growth areas were then
divided into four development tiers, based
on infrastructure availability. Tiers 1 and 2
incorporate areas served by incremental
extensions of existing lines, while Tiers 3 and 4
build on that base to achieve full maturity. The
criteria for annexation do not dictate a precise
order for development, but instead outline
factors that will affect the timing and desirability
of annexation in the future.
The City’s capital improvement planning is
based largely upon growth within these four
growth areas and their development tiers.
Extensions of water, sanitary sewer, parks,
and roads are all needed for full build-out of
each of these growth areas. This informs the
Capital Improvement Plan (CIP) programming,
but it does not in and of itself commit the
City to the extension or timing of specific
infrastructure at the City’s cost. Indeed, much of
the infrastructure and improvements identified
within a growth area will be the obligation of
a property owner or developer and in some
instances in coordination with the City.
Each of the planned expansion areas
includes a detailed discussion of needed
infrastructure and desired outcomes. At the
time of annexation the City will identify the
relationship of the annexation to the scenario
analysis and consider developer proposals for
infrastructure extensions. The City will ensure
that the extensions are logical and beneficial
to overall goals for the area and not just for the
convenience of one development project.
The City’s priority for development is
incremental growth that builds upon prior
improvements and improvements funded
through developer-based construction. In some
circumstances, the City may find an investment
in “up-sizing” or completing critical connections
is vital to the long-term success of the City
and its expansion through partnering with
developers or moving forward with pioneer
infrastructure. This Plan does not specify timing
or investment obligations by the City as it will be
addressed through the City’s CIP. The City will
include an infrastructure extension program in
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A M E S P L A N 2 0 4 0
the CIP to plan for coordinated improvements,
but funding and timing will be an annual
decision with the CIP budget approval.
Pioneer infrastructure and oversizing interests
will be addressed by the City based upon
general benefit to the City and its expansion into
a defined area. Timing is a critical component
to having the City participate in extensions of
infrastructure. City participation may include
the use of development agreements for
offsetting projects, connection districts, street
assessments, or financial incentives based upon
City policy. If a desired project is not within the
5-yr CIP a developer would need to request
changes in timing or begin the project as a
developer project.
The City is not conferring a development right
to property owners or obligation upon the City
to make infrastructure available at any specific
time or cost during the planning horizon of
the Plan. This means that only upon rezoning
and subdivision approval, when infrastructure
adequacy and specific uses are evaluated,
is there certainty in how to proceed with
development.
Annexation of Lands Other than Growth Areas
In addition to the larger Growth Area Scenario
analysis, there may be instances where
individual properties abutting the City will
also be appropriate to be annexed, to meet
the needs of a growing City. These properties
should be viewed in the light of their immediate
serviceability or development potential
compared to long-term prospects coordinated
within the planned growth areas. Large areas
of annexation, for example exceeding a quarter
section, will require a determination of timing
consistency with planned infrastructure and
the vitality of the planned and emerging
growth areas, meaning the areas should not
directly undermine planned growth areas
viability for build-out in a predictable or
sustainable economic manner. Annexation
of other areas may be justified due to readily
available infrastructure, a large master planned
community approach with a development
partner, or a lack of investment or development
in targeted areas and need for additional land
development options.
Fringe Area Policies
Ames has subdivision authority based upon
state law for areas within two miles of its
municipal limits, referred to as the Urban Fringe.
Effective management of the Fringe is essential
to planning future growth options and ensure
that non-urban development practices do not
negatively affect the City of Ames. In addition,
preservation of natural areas and development
practices compatible with agricultural needs is
critical to the general well-being and welfare of
the City of Ames and Story and Boone Counties.
Ames, Gilbert, and Story County have
coordinated the management of the Fringe
since 2011. The current agreement is based upon
a 2006 Ames Urban Fringe Plan that identified
policies for various issues that included
agricultural preservation, natural areas, rural
residential development, and the expansion
of Ames and Gilbert through annexation. City
policy is to continue to plan for the Fringe area,
to work in this cooperative planning effort
with Story County, and to look to expand the
URBAN FRINGE: ANNEXATION AND FRINGE AREA
joint planning and subdivision review authority
coordination with Boone County as well.
The City’s primary interests are planning
for areas around the City as Urban Reserve
based upon future opportunities for growth
and urban services. Limited expansion of
growth in the Fringe helps to meet other goals
for managing natural resources and county
infrastructure capacity as well. An agreement
with the Counties helps to streamline policy
and project review for the Fringe to help focus
on City priorities in the Fringe and add design
requirements that address future compatibility
and service needs related to rural development.
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Guiding Principles for the
Urban Fringe
The following policies can form the foundation
for a new and more detailed Fringe Area Plan as
Part of Plan 2040 and helps coordinate multi-
jurisdictional land use and subdivision planning
and administration in the Ames jurisdiction.
MULTI-JURISDICTIONAL PLANNING
UF1-1: Designated Limited Area for Rural
Development. Designate areas of existing rural
development and limited areas for new rural
development as they relate to future potential
expansion for the City. A fundamental objective is for
new development to occur within an urbanized area,
limiting impacts to rural uses and providing urban
infrastructure and services that support a compact
and efficient development pattern for urban services.
UF1-2: Regional Partnerships. Work on
regional partnerships for mutually beneficial
planning of recreational uses, conservation
areas, and watershed management.
RURAL DEVELOPMENT AREAS
UF2-1: Existing Development. An Existing
Development designation applies to previously
developed areas of varying density below three
dwelling units per acre. These areas were primarily
developed through rural subdivisions and lack
urban infrastructure. They are subject to county
zoning for limited levels of residential development.
Only limited development of existing lots or minor
subdivisions of existing lots with existing zoning
are anticipated during the life of this Plan. Minimum
lots sizes should reflect the rural character of
the area and limited infrastructure capacity to
support development intensification. Annexation
of these areas is undesirable due to the low-
density of development and minimal infrastructure
improvements. These developments fall under the
Rural Character category of the land use plan.
UF2-2: New Rural Residential. Rural Development
Areas reflect county planning interests and are limited
to areas that are well beyond the potential Urban
Reserve areas and City limits. Designation of this
land use should consider impacts to infrastructure,
adjacent agricultural uses and natural areas; changes
to storm water runoff and drainage basins; and
cumulative effects of development near other cities on
county and state highways. The low suitability of the
site for agricultural uses due to a CSR score or a LESA
score does not alone justify change of use to rural
development. County zoning will vary for density and
use, typically a rural subdivision would be limited to a
minimum of 1 unit per net acre and a maximum density
of 2.5 units per net acre and are to be developed as
a subdivision plat. The City will review infrastructure
needs for rural development and consider case by
case waivers of urban infrastructure standards.
UF2-3: Rural Non-Residential Development.
Certain areas adjacent to the City but in the county
may include activities such as mining that are not
desirable as an urban use or typically compatible
with surrounding uses. In addition, limited areas
of pre-existing commercial or light industrial uses
occur within two miles of the City. The largest
such areas are within Boone County. The Fringe
Area recognizes these existing uses. However,
further expansion of these non-residential uses
is undesirable, especially within the growth areas
where they can impact the future plans for City
expansion. Further development in these existing
areas will be limited by current infrastructure
improvements. The City will review infrastructure
needs for rural development and consider case by
case waivers of urban infrastructure standards.
AGRICULTURE AND NATURAL AREAS
UF3-1: Agricultural Preservation. Agricultural
areas are designated to preserve appropriate
land for farming and limit the encroachment of
residential and other uses into these areas. Land
divisions are permissible only to allow for splitting
off an existing homesite or farmstead from a farm
area. Minimum lot sizes are proposed at 35 acres
matching Story County A-1 zoning standard.
UF3-2: Natural Area Conservation. Natural areas
include sensitive areas of natural habitat, steep
slopes, and waterways. Natural area designations
are informational based upon the Environment
Chapter and the 2006 AUFP. Creation of new
parcels within these areas for new development is
prohibited. Property divisions for land conservation
purposes is permissible with City approval.
URBAN RESERVE AREAS
UF4-1. Urban Reserve District. Create an Urban
Reserve area for the short- and long-term expansion
of the City. These areas fall within the urban service
area where municipal services, most notably sanitary
sewer, can be feasibly extended. Only subdivisions
that meet full urban development subdivision
and improvement standards would be allowed.
UF4-2: Annexation. Urban Reserve Areas are
appropriate for annexation to the City to meet
future growth needs of the City. Areas are
planned for residential, commercial, and industrial
expansion based upon the scenario and Tiers
analysis of this Plan. A precise determination
of use will be determined upon annexation.
UF4-3: Lot Subdivision. Land divisions are
permissible only to allow for splitting off an
existing homesite or farmstead from a farm
area. Divisions should not create parcels that
can limit future annexation options. Land
Divisions within the Urban Reserve Area shall
meet a minimum lot size of 35 acres.
UF4-4: Infrastructure. All developments are
subject to urban infrastructure standards unless a
conditional waiver is granted by the City Council.
URBAN FRINGE: POLICY FRAMEWORK
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Univ
Univ
Univ
Univ
Univ
RN-4
RN-4
RN-4
Emp
RN-5
Com
CR
NC
MU
Core
RN-3
RN-3
RN-3
RN-3
RN-3
RN-3
RN-3
RN-3
Emp
Emp
Emp
Emp
Emp
Emp
Emp
Emp
RN-2
RN-2
RN-2
RN-2
RN-2
RN-2
RN-2
RN-2
RN-2
RN-3
GC
GC
Com
CR
Com
CRRN-5 RN-5
RN-5
RN-5
RN-5
RN-5
RN-2
RN-2
RN-2
GC
NC
MU
NC
Redir
Redir
RN-1
UC Core
Univ
Univ
Univ
Univ
Univ
RN-4
RN-4
Emp
Emp
Univ
RN-3
NC-MU
RN-2
RN-5
UC
RN-3
GC
RN-3
RN-3
RN-3
RN-3
Univ
RN-2
Esri, NASA, NGA, USGS, FEMA
Fringe Land Use Designations
Natural Areas
Rural Character
Boone CO Urban Reserve
Story CO Urban Reserve
Future Land Use
Residential Neighborhood 1 - Traditional (RN-1)
Residential Neighborhood 2 - Established (RN-2)
Residential Neighborhood 3 - Expansion (RN-3)
Residential Neighborhood 4 - Village (RN-4)
Residential Neighborhood 5 - Multi-family (RN-5)
Neighborhood Core (NC)
Neighborhood Core - Mixed Use (NC MU)
Community Commercial/Retail (Com-CR)
General Commercial (GC)
Core (Core)
Redirection (Redir)
Urban Corridor
Employment (Emp)
Park/Recreation
Open Space
Civic
Civic - University
Hospital/Medical Special Area
Near Campus Overlay
Airport Protection Area
City Limits
Urban Fringe Map
City of Ames, Iowa
Final Draft December 8, 2021
0 0.55 1.10.28 Miles North
FRINGE AREA MAP
URBAN FRINGE: ANNEXATION AND FRINGE AREA
Fringe Land Use Designations
Natural Areas
Rural Character
Boone County Urban Reserve
Story County Urban Reserve
FUTURE LAND USE
Residential Neighborhood 1 - Traditional (RN-1)
Residential Neighborhood 2 - Established (RN-2)
Residential Neighborhood 3 - Expansion (RN-3)
Residential Neighborhood 4 - Village (RN-4)
Residential Neighborhood 5 - Multifamily (RN-5)
Neighborhood Core (NC)
Neighborhood Core - Mixed Use (NC MU)
Community Commercial /Retail (Com-CR)
General Commercial (GC)
Core
Redirection (Redir)
Urban Corridor
Employment
Quarry
Park / Recreation
Open Space
Civic
Civic - University
Hospital /Medical Special Area
Near Campus Overlay
Airport Protection Area
City Limits
January 11, 2022
STORY COUNTY
BOARD OF SUPERVISORS
LISA K. HEODENS
LINDA MURKEN
LATIFAH FAISAL
Story County Administration
900 Sixth Street
Nevada Iowa 50201
515-382-7200
515-382-7206 (fax)
Mayor John Haila and Members of the Ames City Council
City of Ames
515 Clark Avenue
Ames, lA 50010
Mayor John Popp and Members of the Gilbert City Council
City of Gilbert
105 SE 2nd Street
Gilbert, lA 50105
RE: Story County Priorities for the Ames Urban Fringe Plan Amendment
Dear Mayor Haila, Mayor Popp, and City Council Members,
With the recent adoption of the Ames Plan 2040, Story County is looking forward to beginning
work on the Ames Urban Fringe Plan (AUFP) renewal and amendment. As you may recall, Story
County sent a letter outlining our priorities for the amendment process last year. While many of
these priorities are unchanged, we wanted to reiterate and clarify them. They have been
informed by the completed Ames Plan 2040. Story County also recently completed a housing
study for the unincorporated area and cities in the county (with the exception of Ames). The
goals and findings of the housing study were incorporated with our priorities.
Story County supports the following priorities:
1. Focus housing growth within existing municipal boundaries or in newly annexed areas
where development of a variety of housing types is possible.
2. Align the AUFP Urban Service Area designation (or a similar designation where
annexation is required prior to development) with the priority growth areas in the 2040
Plan.
3. Map the 2040 Plan Urban Reserve, including the Story County Study Area, as Agriculture
and Farm Service to preserve the area.
4. Consider the elimination ofthe Rural Urban Transition Area land use class where the city
and county have joint review authority. Development in Ames' Urban Service Area
should be required to be annexed and meet full city standards.
5. Reassess existing residential developments that the city does not foresee annexing and
the amount of undeveloped rural residential-designated area. This includes siting or
allowing intensification of rural residential areas based on Minimum Levels of Service
(MLS) requirements to ensure that adequate public facilities and services are available,
or can be provided, including access to paved roads, fire service, rural water, common
wastewater treatment, and broadband. Also, encourage clustering of development and
conservation design standards to protect prime agricultural land and natural areas.
6. Establish density maximums for rural residential development and development in
Agriculture and Farm Service-designated areas.
7. Locate new commercial and industrial uses within existing municipal boundaries or in
newly annexed areas except for those activities strongly interrelated with agricultural
uses. Consider if policies to limit the intensity of current rural commercial and industrial
uses are needed.
8. Continue to limit the intensity of certain agribusiness uses including the processing of
agricultural products into value-added agricultural products.
9. Consider the traffic impacts of areas designated for rural residential or rural commercial
growth/intensification. These areas should match the capacity of the existing
transportation system and consider Ames' Forward 2045 Plan scenarios.
10. Consider a policy that places the full cost of traffic improvements on an applicant when
they are required due to a proposed development.
11. Consider a policy establishing buffers when rural residential or rural commercial
development is adjacent to agricultural uses, including the Iowa State Research Farms.
12. Discourage development in the floodplain and natural areas.
13. Ensure that natural area mapping is updated to reflect new resource inventories and
floodplain maps. Consider creating an overlay for natural areas to address confusion
about the land use class the designation falls in. Consider new policies that apply
protections for natural areas in all land use designations.
14. Continue policies to mitigate and manage stormwater run-off, soil erosion, and
wastewater discharge and continue to work with cooperators on water quality projects.
15. Incorporate park planning goals from the 2040 Plan, including planning for larger
community parks in growth areas. Map greenways in the AUFP and consider developing
a policy regarding their preservation or dedication when development is proposed.
16. Coordinate trails identified through the C2C Plan, Ames Plan 2040, and other city and
county plans with development proposals. Map trails as part of the AUFP amendment
process.
17. Assess the compatibility of certain conditional uses with the various AUFP land use
designations.
18. Invite the City of Kelley and Boone County to participate in the AUFP amendment
process.
19. Map designations so they encompass whole parcels of land.
Lastly, we support county Planning and Development Department staff working with your City
staff to begin discussions about the future timeline and scope of the AUFP amendment process.
Thank you and we look forward to working with you on this project.
Sincerely,
Latifah Faisal, Chair
Story County Board of Supervisors