HomeMy WebLinkAbout~Master - August 24, 2021, Regular Meeting of the Ames City CouncilAGENDA
REGULAR MEETING OF THE AMES CITY COUNCIL
COUNCIL CHAMBERS - CITY HALL
AUGUST 24, 2021
NOTICE TO THE PUBLIC: The Mayor and City Council welcome comments from the public
during discussion. If you wish to speak, please complete an orange card and hand it to the City
Clerk. When your name is called, please step to the microphone, state your name for the
record, and limit the time used to present your remarks in order that others may be given the
opportunity to speak. The normal process on any particular agenda item is that the motion is placed
on the floor, input is received from the audience, the Council is given an opportunity to comment on
the issue or respond to the audience concerns, and the vote is taken. On ordinances, there is time
provided for public input at the time of the first reading. In consideration of all, if you have a cell
phone, please turn it off or put it on silent ring.
CALL TO ORDER: 6:00 p.m.
PROCLAMATIONS:
1. Proclamation for “National Overdose Awareness Day,” August 31, 2021
2. Proclamation for “Ames Art Month,” September 2021
CONSENT AGENDA: All items listed under the Consent Agenda will be enacted by one motion.
There will be no separate discussion of these items unless a request is made prior to the time the
Council members vote on the motion.
1. Motion approving payment of claims
2. Motion approving Special City Council meeting held August 3, 2021, and Regular Minutes of
August 10, 2021
3. Motion approving Report of Change Orders for period August 1 - 15, 2021
4. Motion approving new 5-day (September 18 - 22, 2021) Class C Liquor License for The Girls
Catering Inc., at Reiman Gardens, 1407 University Boulevard
5. Motion approving ownership change for Class C Liquor License with Sunday Sales - Inside
Golf, 2801 Grand Ave #1075
6. Motion approving renewal of the following Beer Permits, Wine Permits and Liquor Licenses:
a. Class E Liquor License with Class B Wine Permit, Class C Beer Permit(Carryout Beer) and
Sunday Sales - Cyclone Liquors, 626 Lincoln Way
b. Class C Liquor License with Sunday Sales - Inside Golf, 2801 Grand Ave #1075
7. Motion approving request for Fireworks Permits for display from Jack Trice Stadium for ISU
Home Football Games on the following dates:
a. Saturday, September 4
b. Saturday, September 11
c. Saturday, October 2
d. Saturday, October 23
e. Saturday, November 6
f. Saturday, November 27
8. Request from Ames High School Homecoming Parade on September 20, 2021:
a. Motion approving Blanket Temporary Obstruction Permit
b. Resolution approving closure of City Parking Lot MM, southern three aisles of City Parking
Lot M, and a portion of CBD Lot Z from 5:30 p.m. to 7:30 p.m. for parade staging
c. Resolution approving closure of 5th Street from Grand Avenue to Pearle Avenue; Pearle
Avenue; Main Street from Pearle Avenue to Duff Avenue; Clark Avenue from north of the
CBD lot exit to 5th Street; Burnett Avenue from Main Street to 5th Street; and Kellogg
Avenue from north of the CBD lot exit to Main Street, from 6:00 p.m. to approximately 7:30
p.m.
d. Resolution approving waiver of parking meter fees and enforcement from 4:00 p.m. to 6:00
p.m. for 55 metered parking spaces in Lot N
9. Ames Velo Grand Prix:
a. Ames Main Street Criterium on Saturday, September 18, 2021:
i. Motion approving blanket Temporary Obstruction Permit for the closed area
ii. Resolution approving waiver of Road Race Permit
iii. Resolution approving closure of Main Street from Clark Avenue to Douglas Avenue,
Douglas Avenue from Main Street to Sixth Street, Sixth Street from Douglas Avenue to
Burnett Avenue, Burnett Avenue from Sixth Street to Main Street, Fifth Street from
Douglas Avenue to Clark Avenue, Kellogg Avenue from Main Street to Sixth Street, and
Clark Avenue from Fifth Street to Main Street from 3:45 p.m. to 11:00 p.m.
iv. Resolution approving closure of 187 metered parking spaces from 2:30 p.m. to 11:00
p. m. along the race route and approving suspension of parking enforcement
b. ISU Research Park Circuit Race on Sunday, September 19, 2021:
I. Motion approving blanket Temporary Obstruction Permit
ii. Motion approving blanket Vending License
iii. Resolution approving waiver of fee for blanket Vending License
iv. Resolution approving waiver of Road Race Permit
v. Resolution approving closure of Collaboration Place, Plaza Loop, University Blvd from
Collaboration Place to Airport Road (northbound lane only; southbound lane to remain
open to traffic), Airport Road from University Boulevard to South Riverside Drive (one
eastbound lane only; the road will remain open to both east - and westbound traffic), and
South Riverside Drive (southbound lane only; northbound lane to remain open to traffic)
from 8:00 a.m. to 5:00 p.m.
10. Resolution approving appointment of the Climate Action Plan Supplemental Input Committee
Members
11.Resolution authorizing Certified Local Government Grant Application to fund an Intensive
Survey of Chautauqua Park & Ridgewood Subdivisions
12. Resolution awarding Contract to Gillig Corporation of Livermore, California, for the purchase
of eight 40-foot Heavy-Duty Diesel Buses for CyRide in an amount not to exceed $4,104,257
13. Homewood Slope Stabilization:
a. Resolution approving Change Order No. 4 in the amount of ($20,112.67)
b. Resolution accepting completion
14. Resolution accepting completion of Ioway Creek Restoration & Flood Mitigation - River
Flooding (Tree Clearing)
15. Resolution accepting completion of 2017/18 Main Street Pavers Project (Clark to Burnett)
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PUBLIC FORUM: This is a time set aside for comments from the public on topics of City business
other than those listed on this agenda. Please understand that the Council will not take any action on
your comments at this meeting due to requirements of the Open Meetings Law, but may do so at a
future meeting. The Mayor and City Council welcome comments from the public; however, at no
time is it appropriate to use profane, obscene, or slanderous language. The Mayor may limit each
speaker to three minutes.
HEARINGS:
16. Hearing on Downtown Reinvestment District Urban Renewal Area and Plan:
a. Resolution adopting Plan and establishing an Urban Renewal Area
b. Resolution setting date of public hearing for September 14, 2021, to authorize the issuance
of General Obligation Urban Renewal Bonds in an amount not to exceed $21,200,000 for
the Indoor Aquatics Center
c. Staff Report on Indoor Aquatic Center Property Update
d. Staff Report on Funding for Reinvestment District Tasks
17.Hearing on proposal to adopt, by reference, the 2021 Edition of the Uniform Plumbing Code and
the 2021 Edition of the International Mechanical Code with State and local amendments:
a.First passage of ordinance adopting, by reference, the 2021 Edition of the Uniform Plumbing
Code and the 2021 Edition of the International Mechanical Code with State and local
amendments, including the movement of the Cross-Connection Control requirements to
Chapter 28 of the Ames Municipal Code
b. First passage of ordinance inserting a new Section 28.209B to adopt the cross-connection
control standards of the 2021 Uniform Plumbing Code along with existing local amendments
that are being relocated from Chapter 5
18. Hearing on 2021/22 Shared Use Path Maintenance Project:
a. Resolution approving final plans and specifications and awarding contract to Mid-Iowa
Enterprises, LLC, from Story City, Iowa, in the amount of $277,262
PARKS & RECREATION:
19. Adaptive Kayak Launch:
a. Resolution waiving Purchasing Policies and Procedures
b.Resolution awarding sole-source contract to Northeast Products and Services of Fleetwood,
Pennsylvania, to purchase a BoardSafe Adaptive Kayak Launch in the amount of $54,850
PLANNING & HOUSING:
20.Ames Plan 2040:
a. Motion directing staff to start public comment period that will go through September
21. Staff Report regarding Zoning Text Amendment to allow for an increase in Limited Commercial
Use in F-PRD Planned Residence District
22. Staff Report regarding request to Amend Ames Urban Fringe Plan regarding the Natural Area
Designation related to area located at 4909 W 190th Street
23. Resolution approving amendment to Restrictive Covenants for the Ames Community
Development Park Subdivision, Fourth Addition
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POLICE:
24. Motion approving/denying renewal of Class C Liquor License with Sunday Sales - La Fiesta Bar
& Grill, 823 Wheeler Street, Suite 5
25. Motion approving/denying renewal of Class C Liquor License with Sunday Sales - El Maguey
Mexican Restaurant, 217 S Duff Avenue
PUBLIC WORKS:
26. Flood Mitigation - River Flooding (Land Acquisition):
a. Resolution approving Purchase Agreement for parcels:
i. Parcel 1 FHS Ames 2, L.P. - $139,150
ii. Parcel 2 EM Hunziker, L.L.C - $7,150
iii. Parcel 4 Hyland Heights Apartments, L.L.C - $17,650
iv. Parcel 8 MKTM, L.L.C - $564,150
v. Parcel 9 AMERCO Real Estate Company - $48,270
vi. Parcel 11 MKTM, L.L.C. - $13,850
ADMINISTRATION:
27. Staff Report regarding Community Engagement - Phase 2
ORDINANCES:
28. First passage of ordinance assigning approved annexed areas to Wards and Precincts (Second
and third passages and adoption requested)
29. Second passage of ordinance rezoning property at 525-6th Street from Residential Medium
Density (RM) to Special Purpose Government/Airport District (SGA)
30. Third passage and adoption of ORDINANCE NO. 4443 amending Urban Deer Management
Program regarding reporting requirement
DISPOSITION OF COMMUNICATIONS TO COUNCIL:
COUNCIL COMMENTS:
ADJOURNMENT:
Please note that this Agenda may be changed up to 24 hours before the meeting time as
provided by Section 21.4(2), Code of Iowa.
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MINUTES OF THE SPECIAL MEETING OF THE AMES CITY COUNCIL
AMES, IOWA AUGUST 3, 2021
The Special Meeting of the Ames City Council was called to order by Mayor John Haila at 6:00 p.m.
on the 3rd day of August. 2021. Council Members Gloria Betcher, Bronwyn Beatty-Hansen, Amber
Corrieri, Tim Gartin, Rachel Junck, David Martin and Ex officio Member Trevor Poundstone were
present.
Mayor Haila opened Public Forum.
PUBLIC FORUM: Grant Thompson, 407 Pearson Avenue, Ames, asked Council for consideration
for a Text Amendment to Sec. 29.408(7) to allow him to tear down an existing deteriorating garage and
rebuild it.
Robert Goodwin, 2211 Philadelphia Street, Ames, explained that he was the attorney for the Cacklers.
He mentioned the request by the property owner was to amend the Ames Urban Fringe Land Use Map
to reclassify portions of the property currently classified as Natural Use. The Cackler’s property is
currently designated as Natural Area. The house they wish to build is within two miles of the current
City boundaries and subject to the policies of the Ames Urban Fringe Plan and accompanying 28-E
agreement. The Cacklers have no issues with land designated within the two-mile radius remaining as
natural area. Their request is to enlarge the two lots to accommodate the new homes through a
boundary line adjustment within the County.
Tom Cackler, 4909 W 190th Street, Ames, stated the property was purchased before Ames Urban Fringe
Plan was put into place. They have worked hard implementing features that are 100% consistent with
what the City is trying to accomplish with the Ames Urban Fringe Land Use Plan and have established
natural prairies, riparian buffers, have not used herbicides and are trying to remove invasive species on
their property. He does not feel there would be any negative impact to the City of Ames if boundary
lines are redrawn. He has requested a line change to the parcel boundaries.
The Mayor closed Public Forum after no one else came forward to speak.
CONSENT AGENDA: Moved by Beatty Hansen, seconded by Betcher, to approve the following
items on the Consent Agenda.
1.Motion approving Minutes of Special City Council meeting held July 20, 2021
1.Motion certifying Civil Service candidates
Vote on Motion: 6-0. Motion declared carried unanimously.
DISCUSSION OF CORRECTION TO INFORMATION PROVIDED PREVIOUSLY
REGARDING NUMBER OF SIGNATURES NEEDED FOR REVERSE REFERENDUM
PERTAINING TO THE INDOOR AQUATIC CENTER BONDS: City Manager Steve
Schainker stated the number of signatures needed was incorrectly given at the July 13th and the July
27th City Council Meetings. Recognizing the importance of transparency with the community, it was
important that this issue be placed back on a City Council agenda to correct this information. Based
on additional review with the City’s outside Bond Attorney, City Attorney, and information provided
on the County Auditor’s website, 477 signatures of eligible Ames voters would be required on a
petition to demand a reverse referendum pertaining to the Aquatic Center bonds. At the City Council
meeting to be held on August 24th Council will have an agenda item to discuss setting a date of
public hearing on the bonds.
PARTIAL REPAYMENT TO IOWA DEPARTMENT OF TRANSPORTATION FOR A
PORTION OF THE RISE GRANT AWARDED TO THE CITY OF AMES TO HELP FUND
ROADWAY AND UTILITY IMPROVEMENTS ASSOCIATED WITH THE ISU
RESEARCH PARK: City Manager Schainker reported that the previous ISU President, Steven
Leath, was able to secure a special $15 million appropriation from the Iowa Legislature to fund the
new Hub Building at the Iowa State University Research Park. This new facility was intended to
consolidate all of the various economic development related support offices that had traditionally
been scattered throughout the Campus into one location. By locating this building at the southern
end of the Research Park, City infrastructure was required to service this new building. In addition,
this new infrastructure would also open up other lots in the Park for development. In keeping with
the City’s past practice, the University requested that the City build the infrastructure through a Tax
Increment Financing strategy with an agreement that the properties in the Research Park would
remain subject to paying property taxes.
In order to mitigate the amount of City money needed to accomplish the required infrastructure
improvements, the City sought funding through a Revitalize Iowa’s Sound Economy (RISE) grant
from the Iowa Department of Transportation (IDOT). On April 8, 2014, the IDOT awarded a RISE
grant to the City of Ames for up to $4,010,728 to help fund the roadway and other utility
improvements associated with the ISU Research Park Phase III development. This phase included
the extension of University Boulevard. south to Collaboration Place with the addition of three
roundabouts. The financial award was based on 80% State funding, with a 20% local match
requirement from the City.
The RISE grant award was conditioned on the creation of an additional 365 jobs projected in
Workiva’s growth strategy, with a weighted average wage of $18.34/hour. In accordance with the
RISE program rules, if the job creation is not met, the maximum grant reverts to the 50% State
funding, and the difference up to the 80% of the State award must be refunded by the recipient (City
of Ames).
It should be noted that a standard RISE grant without a commitment to job creation is funded at 50%
State and 50% local match with no requirement for repayment. In order to maximize non-City
funding for this phase, a decision was made to pursue the 80% funding tied to job creation. The
City’s financial exposure related to this strategy was reduced substantially as a result of a separate
agreement with the Iowa State Research Park that required them to share equally, if the City were
to be required to make any payments to IDOT due to non-attainment of jobs.
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Compliance with the job requirement is measured by reviewing and calculating a weighted average
number of jobs created using payrolls from the beginning and end of any six-month period from the
time funding was awarded (4/8/2014) to three years after the RISE improvement was complete and
open to traffic (6/24/2019) to document the existence of the jobs along with a baseline payroll at the
time the project was awarded. The final count of jobs created by Workiva during this reporting
period was 138, which was 227 jobs shy of the 365 required.
Iowa DOT staff has been very helpful in identifying options to assist the City with the job creation
and repayment requirements. The IDOT Commission recently adopted a new program, specifically
for Research Parks (RPs) that provides 70% state funding without any job creation requirements.
This policy was relied upon for our most recent phase in the Research Park where the remainder of
Collaboration Place and S. Riverside Road was constructed. At its July meeting, the IDOT
Commission agreed to apply the new 70% Research Park policy retroactively as the baseline for
repayment rather than the 50% that was in place at the time of the agreement. They also agreed to
allow partial credit for the 138 jobs that were created by Workiva. The IDOT Commission will make
its final decision regarding the repayment settlement at its August monthly meeting.
The total estimated amount to be repaid to IDOT with credit for created jobs: $448,746 x 62% =
$278,223. This repayment would be split equally between the City and Iowa State University,
approximately $139,111.50 each.
In addition, the IDOT has offered the following options for the repayment:
·Repayment in one lump sum
·Repayment in installments for up to five years with an interest rate of the Prime Rate
minus 3% (As of 6/30/21 the Prime Rate was 3.25%)
The City Council can decide to accept the recommendation of the IDOT staff and repay the State
approximately $278,223 plus an interest charge equal to the Prime Rate minus 3% over a five-
year period, with the reimbursement from the ISU Research Park for 50% of this repayment, with
a stipulation from Finance Director that if Prime changes and it is not in the City’s favor, Council
will meet again this week.
Moved by Betcher, seconded by Corrieri, to adopt RESOLUTION NO 21-432 approving partial
repayment to the Iowa Department of Transportation for a portion of the RISE Grant awarded to
the City of Ames to help fund roadway and utility improvements associated with the ISU
Research Park
Roll Call Vote: 6-0. Resolution declared adopted unanimously, signed by the Mayor and hereby
made a portion of these Minutes.
MOTION DIRECTING STAFF REGARDING POLICY ISSUE CHANGES PERTAINING TO
THE AMES 2040 PLAN: Planning & Housing Director Kelly Diekmann outlined topics to be
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reviewed. He indicated he would be reviewing the Plan chapter-by-chapter and have the Council
discuss what staff is saying are the Principles and the Actions. A stated Vision leads each chapter; the
principles are defined as what is important within the topic and the actions are to support those
principles. Some are specific, i.e., need to be done to reach the principle, others might be suggestive,
and others might lead you to further implementation requirements either through City projects or
changing ordinances or anything in between.
Director Diekmann stated the goal was to determine if there is any ambiguity about a principle or
action, or if there is something that is not mandatory enough or too mandatory. Staff wants to be as clear
as possible about the intent of the Council. After tonight, staff will take Council’s edits, finish
proofreading and typographical review, update the graphics, and incorporate the Council’s policy
changes. Then, as directed by Council, bring the final draft back to them on August 24th so they can say
this works as the final draft for public review. Staff can then start an outreach process in the fall. Mr.
Diekmann advised that tonight staff was looking to Council for direction on the Principles and Actions
at this meeting.
Director Diekmann said the City had a vision for the community that guided drafting of the Plan. The
Plan elements are what Council will use to administer it over time.
Director Diekmann reviewed the chapters of the proposed Plan. Council raised several concerns/issues:
Council Member Martin brought up the following concerns:
•Question regarding sustainable growth principle “Minimum population housing” Director
Diekmann explained it was about minimum development to be efficient and cost-effective.
•G13 - “Include higher density nodes for commercial and housing that are easily accessible from
all parts of growth areas.” Mr. Diekmann showed the City of Ames Future Land Use map to
address Mr. Martin’s concerns. He said the if Councils sees it on the map, do they believe it fits
that policy or is it relative to its own growth area. Mayor Haila asked for staff to make it clear on
their intent with this bullet so it does not have to be interpreted by future Council members.
•G8 - There was a sentence fragment, “Ames assets ad regional position,” which did not belong
there. Director Diekmann said that was an error and would be removed.
•G19 - “Does the project have to complete the connections or just consider them, and does the
developer do it or the City” Mr. Diekmann stated this Plan should not be getting to that level of
detail. He noted that the City is trying to get infrastructure in the City when redevelopment
happens not just new infrastructure at the edge of the City.
Council Member Beatty-Hanson asked why - ‘Scale” was bolded on G18. Director Diekmann stated
it was meant to draw attention to the text box explaining scale.
Mayor Haila asked for a correction to be made at G30 - where it said “continue Ames tradition of
inviting community participation at planning commission.” Mr. Diekmann stated it should be
“Planning and Zoning Commission.”
Council Member Martin brought up the following:
• “using technology innovatively”, asking if the word “innovatively” was needed. Director
Diekmann advised innovatively will be removed.
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•asked if Page 47 was informational or prescriptive - Mr. Diekmann stated they are supposed to
be informational. This page is not regulatory.
Mayor Haila pointed out that on page 37, “Understanding Intensity and Density”, medium density and
high density text was reversed. Director Diekmann said that will be corrected. The Mayor also
commented that perhaps it should say medium density “residential”.
The need for clarification on units-per-acre was discussed. Director Diekmann advised that the graph
is supposed to communicate what neighborhoods look like when measuring density. The pictures are
not meant to guide someone’s decision, but supposed to help understand how built projects in the City
can calculate out in reference to the density standards discussed to the left on Page 37. They will
rework the page because it is not supposed to be regulatory, it is informational only.
Council Member Betcher asked - where there are descriptions of the infill or overlay categories, why
the Medical Overlay on Page 48, which, in her opinion, is likely the most contentious overlay in the
City because it was very heavily discussed in the LUPP. She questioned if that overlay should have
more detail in the 2040 Comprehensive Plan as she is getting many questions about it. Planning
Director Diekmann said nothing is changing to the zoning that is established. He asked for a motion
so Council’s intent is clear for everyone.
Moved by Betcher to have a page added that discusses the Medical overlay just as the Urban Corridor
Overlay, the Redirection Overlay and all the other things that are bolded on this page are discussed.
Motion died for lack of second.
Moved by Betcher that the wording of the current overlay discussion in the LUPP for the Hospital-
Medical Overlay be maintained. Motion withdrawn by Betcher.
Moved by Betcher, seconded by Beatty-Hansen, to add a page that describes the Hospital-Medical
Overlay in a similar way to the pages for the other overlay zones.
Vote on Motion: 6-0. Motion declared carried unanimously.
Council Member Martin noted the following areas that he felt needed correction or clarification.
•Page 50 - Development Policies. Public actions are intended to identify potential initiatives for
the City that relate to broad City goals and the vision of the Plan. It was brought to the attention
that “actions” might not be the best word to use. Director Diekmann mentioned the tone of the
Plan is advisory and not a lot on implementation or mandatory elements. It is to advise Council
on what to take an interest in, in the future. Director Diekmann will review this section in detail.
•Page 51 - agribusiness facilities - he said we need to add limiting agribusiness facilities - Director
Diekmann agreed.
•Development Guidelines - “Integrate pedestrian connectivity including path systems into
development designs”. Mr. Martin asked if it was saying an aspect of rural character is to include
path systems into development design. Director Diekmann said staff would rephrase it to say
“participating in longer-range types of connections.” Mayor Haila suggested staff should leave
it in and see what public comments are received.
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•Page 55 - “Public Actions: Review and modify zoning and subdivision regulations to address
intended range of uses and design standards.” Mr. Martin asked if there was something in mind
that staff is trying to address. Director Diekmann stated there are items that are not currently in
zoning or subdivision codes. Mr. Martin suggested it would be helpful to the reader if staff would
put in some examples. Council Member Gartin stated he did not want to infer we are extending
CyRide much beyond its current footprint, unless the City makes significant changes to CyRide
itself. Mr. Diekmann stated they had discussed this before, the City wants to plan for it, but it is
not known if funding will be there to support it. The City has not committed to it, but wants it
noted that, as the City expands we should contemplate transit growth.
•Page 64 - Redirection Overlay - Council Member Martin clarified that this bullet meant, “If the
University sells land it has to be zoned residential, unless the City wants it to be something else”.
•Page 66 - Mr. Martin asked to have clarified what is meant by “developing clear edges and
transitional standards” Mr. Martin asked staff to reword that for clarification. Mr. Martin also
pointed out “removing the overlay district in certain areas”and asked if the wording meant the
comprehensive overlay district or zoning. Mr. Diekmann stated it was for zoning overlays. Staff
will revise to make it clear it is for the zoning overlay and not the Near Campus Overlay..
Director Diekmann recommended leaving compatibility issues in the Plan and receive public comment
on those. He also said reserve areas are meant to guide fringe plan policies; they are not a land use
designation. The Land Use Map was shown. Mr. Diekmann stated the gray areas (UR) should be
removed from the Map and put on their own fringe map. Council Member Betcher asked how the maps
would be shown to the public. Director Diekmann said they will be stand-alone PDFs.
Mayor Haila recessed the meeting at 8:04 p.m. and reconvened it at 8:09 p.m.
Council Member Martin asked for a title change on Page 86 - E4 to: “Apply Climate Change Policies.”
Council Member Betcher asked for a title change on Page 86 regarding the climate action initiatives
paragraph. It currently says complete a climate action plan. Change to “we have the development of
a climate action plan underway.”
Council Member Martin raised an issue about Item 6 on Page 88. for example, when homes or
businesses relocate away from flood plain the land should be returned to its natural state rather then
redeveloped - that seems like a substantial policy change. Mayor Haila asked if Council was OK with
deleting that sentence and Council agreed.
Council Member Betcher noted that she had observed on the Vision pages that some of the sentences
are complete and some are fragments. She asked if the Plan should be comprised of complete sentences
or telescoped versions. Director Diekmann said at one point they all said “Ames will do something”
and staff removed those. Ms. Betcher pointed out that the style should be consistent throughout the
document. Mr. Diekmann stated that staff will change all Vision statements to remove “will” so they
are consistent.
Director Diekmann advised, in regards to the Mobility chapter, the City is not replacing Forward 45.
Forward 45 augments the long-range planning. This Chapter sets a base line expectation about how the
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City thinks about operational facilities, character of road and streets, and connectivity for bicycles and
pedestrians improvements. This is where the level of service is set.
Council Member Junck asked that the Plan specifically call out the Climate Action Plan.
Council Member Martin asked for clarity on Page 118 - HD4 where it says “evaluate city programs and
development standards for diversifying housing types, tenure and price points within developments of
a certain size”. Director Diekmann stated Council will need to define that in the future.
Mayor Haila referred to page 115 - “Projected housing demand by tenure and price point”, and asked
how the City can get there. Mr. Diekmann stated the City would not be able to get there, without an
immense amount of public subsidy. He explained the chart is trying to show that you can’t expect the
market to produce that; the idea is you are going to have to filter through existing housing stock to
provide those homes. The other thing to consider is this information gets outdated really fast. The chart
is from 2018-2019, but it might not be applicable in another year considering what the real estate
market has done in the last couple years. Mayor Haila asked if it was worth commenting on these
categories since they are likely un-achievable. Director Diekmann stated the chart is trying to put data
in front of the public that is not in the current Land Use Policy Plan. He believes it should be included
as it shows the need. Mayor Haila had concerns with including the chart. Mr. Diekmann said this chart
should not be stagnant in the Plan for 20 years; when this is reviewed again, Council should update the
data to reflect the trends. This information has a five-year shelf life at best. Council Member Betcher
said she did not mind the chart as it shows the public the need for more affordable housing.
Council Member Betcher noted in the section, on page 118 (HD11) where it refers to the Hospital
Medical Zone. She wants the title of the area to be consistent throughout the Plan.
Mayor Haila asked “make equity housing more attainable”, what was meant by equity housing shown
on Page 117 (HD1). Director Diekmann said that means ownership housing, having equity in your
home. We want to have ownership housing in the city, right now, the City has a 60% rental and 40%
ownership. We want to be conscience of our land resources and add ownership housing options to our
City, but also not forget about the rental needs. Both are needed, but want to have some emphasis
toward single-family over rental because of the disproportionate stock that already exists. Mayor Haila
asked if there was any merit to clarifying rental needs are really for non college students. Mr.
Diekmann said that the text on Page 112 does discourage niche housing.
Council Member Junck pointed out that at HD3 - the Plan interchangeably uses auxiliary and accessory.
She wants the Plan to settle on one way to define those. Director Diekmann stated we will proceed with
accessory.
Mayor Haila asked to know the next steps. Planning & Housing Director Diekmann said he would get
a perfected draft back to Council by August 17, 2021, to review before it is opened up to public. If
Staff cannot meet that deadline, they will let Council know.
Council Member Betcher brought up the land acknowledgment. Director Diekmann showed Page 5;
he used the wording provided by Iowa State University for its land acknowledgment. Mr. Diekmann
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asked Council if that was their intent and whether they wanted to include the second paragraph. Council
Member Betcher pointed out the dates in the second paragraph seem off by a year. She mentioned she
does not think Paragraph 2 belongs with Paragraph 1. Council liked Paragraph 1 and also believed
Iowa State University should receive credit as the originator of that language. Iowa State University
should get a footnote so Council asked to revise Paragraph 2.
Moved by Martin, seconded by Junck, directing staff to accept the policy issue changes discussed by
Council pertaining to the Ames 2040 Plan.
Motion declared carried unanimously.
DISPOSITIONS OF COMMUNICATIONS TO COUNCIL: Mayor Haila noted that the
Council’s July 30, 2021, Non-Agenda Packet had included the following:
1.Memo from Planning and Housing Director Kelly Diekmann regarding request from Natalie
Curran, SB&A Architects, to initiate a Land Use Policy Plan Amendment for property located
at 1621 Wilson Avenue (Former ACSD Maintenance Shop)
Moved by Beatty-Hansen, seconded by Martin to adopt Option A, which was the applicant should
hold a meeting with surrounding neighbours in order to get feedback about the property and on the
project concept before being allowed to move forward with an LUPP amendment application.
Vote on Motion: 6-0. Motion declared carried unanimously
2.Memo from Planning & Housing Director Kelly Diekmann regarding request for Text
Amendment to Section 29.408(7) - Requirements for Private Garages and Other Accessory
Buildings
Moved by Betcher, seconded by Corrieri, to place the request for a Text Amendment to Section
29.408(7) - Requirements for private garages and other accessory buildings on a future Agenda
Vote on Motion: 6-0. Motion declared carried unanimously.
3.Memo from Planning and Housing Director Kelly Diekmann regarding parking requirements for
auditoriums and theatres.
Moved by Beatty-Hansen, seconded by Junck, to initiate a text amendment eliminating all parking
requirements for theatres within Downtown and Campus Town zoning.
Vote on Motion: 4-1-1. Voting Aye; Beatty-Hansen, Corrieri, Junck, Martin. Voting Nay: Betcher.
Abstaining due to conflict of interest: Gartin. Motion declared carried.
4.Memo from Planning & Housing Director Kelly Diekmann regarding request by Zoning Board
of Adjustment to define “temporary” in the Zoning Ordinance
Moved by Betcher, seconded by Corrieri, for this issue to come back as a staff report based on the
memo presented tonight to review late fall and then Council can give direction.
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Vote on Motion: 6-0. Motion declared carried unanimously
5.Memo from Planning and Housing Director Kelly Diekmann regarding request by the property
owner (Cackler) at 4909 W. 190th Street in Story County to amend the Ames Urban Fringe Land
Use Map to reclassify portions of the property currently classified as Natural Area
Moved by Gartin, seconded by Corrieri, to put the request to amend the Ames Urban Fringe Land
Use Map for the property at 4909 W. 190th Street in Story County to amend the Ames Urban Fringe
Land Use Map on a future agenda.
Council Member Martin said he did not think the request should be placed on a future agenda.
Discussion ensued as to which part of the Fringe Plan Policy applies or does not apply.
Vote on Motion: 6-0. Motion declared approved unanimously.
COUNCIL COMMENTS: Council Member Betcher mentioned Rummage RAMPage, which
would be going on at the Intermodal Facility on July 30th through August 7th at 129 Hayward. All
profit goes to local non-profits that are providing volunteers for the event.
ADJOURNMENT: Moved by Junck: to adjourn the meeting at 8:50 p.m.
_________________________________________________________________________
Renee Hall, Deputy City Clerk John A. Haila, Mayor
_____________________________________
Diane Voss, City Clerk
9
MINUTES OF THE REGULAR MEETING OF THE AMES CITY COUNCIL
AMES, IOWA AUGUST 10, 2021
The Regular Meeting of the Ames City Council was called to order by Mayor Pro-Tem Amber
Corrieri at 6:00 p.m. on August 10, 2021, in the City Council Chambers in City Hall, 515 Clark
Avenue, pursuant to law. Present were Council Members Gloria Betcher, Bronwyn Beatty-Hansen,
Tim Gartin, and David Martin. Ex officio Member Trevor Poundstone was also in attendance. Mayor
John Haila and Council Member Rachel Junck were absent.
CONSENT AGENDA: Moved by Martin, seconded by Beatty-Hansen, to approve the following
items on the Consent Agenda.
1.Motion approving payment of claims
2.Motion approving Minutes of Regular City Council meeting held July 27, 2021
3.Motion approving Report of Change Orders for period July 16 - 31, 2021
4.Motion approving new 12-Month Class C Liquor License with Outdoor Service, Sunday
Sales and Catering Privilege - Sweet Caroline’s, 316 Main Street
5.Motion approving renewal of the following Beer Permits, Wine Permits and Liquor Licenses:
a.Class C Beer Permit with Class B Wine Permit and Sunday Sales - Hy-Vee Gas #5013,
4018 West Lincoln Way
b.Class C Liquor License with Catering Privilege, Outdoor Service and Sunday Sales -
Iowa State Center/CY Stephens, CY Stephens
c.Class E Liquor License with Class B Wine Permit, Class C Beer Permit (Carryout Beer)
and Sunday Sales - Kwik Stop Liquor & Groceries, 125 6th Street
d.Class C Liquor License with Sunday Sales - El Azteca, 2120 Isaac Newton
6.Requests from Octagon Center for the Arts for Octagon Art Festival on Sunday, September
26, 2021
a.Motion approving a blanket Temporary Obstruction Permit and a blanket Vending
License for the Central Business District
b.RESOLUTION NO. 21-433 approving closure of the following streets from 5:00 a.m.
to 6:00 p.m.
i.Main Street, east of Clark to just west of Duff Avenue
ii.Douglas Avenue between 5th Street and Main Street
iii.Kellogg Avenue between south of the alley and Main Street
iv.Burnett Avenue between south of the alley and Main Street
c.RESOLUTION NO. 21-434 approving waiver of fees for blanket Vending License
d.RESOLUTION NO. 21-435 allowing usage of electricity and approving waiver of costs
of electricity
7.Request for 35th Anniversary Run for the Roses on October 17, 2021
a.Motion approving Blanket Temporary Obstruction Permit
b.RESOLUTION NO. 21-436 approving full and partial closure of the following streets
from 6:00 a.m. to 1:00 p.m.:
i.Hayward Avenue from Mortensen to Storm Street - full
ii.State Avenue - full from Tripp to Mortensen
iii.Hayward Avenue from Storm Street to Knapp Street - partial, south bound lanes
coned
iv.Knapp Street to Sheldon Ave - partial, east bound lanes coned
v.Sheldon Avenue from Knapp Street to Hunt Street - partial
8.RESOLUTION NO. 21-437 approving request from Ames Community Arts Council to
waive enforcement of Section 4.8(4) of Municipal Code pertaining to the operation of
motorized bicycles on City sidewalks and bike paths through October 31, 2021, for the
“Music on the Move” mobile music stage
9.RESOLUTION NO. 21-438 setting date of public hearing for August 24, 2021, to vacate
Sanitary Sewer Easement in South Dayton Subdivision
10.RESOLUTION NO. 21-439 approving Professional Services Agreement with HRGreen of
Johnston, Iowa, for 2021/22 Concrete Pavement Improvements (Stange and 24th) in an
amount not to exceed $233,400
11.RESOLUTION NO. 21-440 approving American Rescue Plan Act (ARPA) Grant Agreement
for Ames Municipal Airport in an amount not to exceed $59,000
12.RESOLUTION NO. 21-441 authorizing payment to ISU for its share of the Transformer
Conversion Project expenses in the amount of $93,465
13.RESOLUTION NO. 21-442 approving preliminary plans and specifications for CyRide 2022
HVAC Improvements Project; setting September 8, 2021, as bid due date and September 14,
2021, as date of public hearing
14.RESOLUTION NO. 21-443 approving preliminary plans and specifications for Southeast
16th Street and South Duff Avenue Transmission Modifications; setting September 15, 2021,
as bid due date and September 28, 2021, as date of public hearing
15.RESOLUTION NO. 21-444 awarding contract to Terry-Durin Company of Cedar Rapids,
Iowa, for LED Luminaries Supply Contract for Electric Distribution in accordance with unit
prices bid
16.Sanitary Sewer Rehabilitation (Munn Woods):
a.RESOLUTION NO. 21-445 approving Change Order No. 2 in the amount of $33,993.97
b.RESOLUTION NO. 21-446 accepting completion
Roll Call Vote: 5-0. Motions/Resolutions declared carried/adopted unanimously, signed by the
Mayor, and hereby made a portion of these Minutes.
PUBLIC FORUM: Mayor Pro Tem Corrieri opened Public Forum. No one requested to speak, so
she closed Public Forum.
GENERAL OBLIGATION CORPORATE PURPOSE AND REFUNDING BONDS, SERIES
2021A: Finance Director Duane Pitcher explained the City had accepted bids this morning on the
sale of the General Obligation and Refunding Bonds. He noted that the biggest part of the refunding
was for the Library. Director Pitcher commented that also present for the meeting was City Treasurer
Roger Wisecup and the City’s Municipal Financial Advisor from PFM, Susan Gerlach.
Ms. Gerlach mentioned that the market had been working in the City’s favor. Moody’s Investors
Service affirmed the City’s strong ‘Aa1' rating. She noted that the goal with competitive sales is to
get at least three bids, and today they had 12 bidders sign-up with 100% participation. Of the 12
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bidders, the true interest rate ranged from 0.99% to 1.13%. The winning bid came from Huntington
Securities, Inc., from Chicago, Illinois, with a 0.9903% true interest rate. Ms. Gerlach stated that the
refunding savings was $1,097,000 from the Library bonds issued back in 2013. She stated that the
City’s goal is to have at least 4% refunding savings and the City saved 9.91%. She commented that
it was a successful sale.
Moved by Betcher, seconded by Martin, to adopt RESOLUTION NO. 21-447 accepting bids and
authorizing the sale and issuance of the General Obligation Corporate Purpose and Refunding Bonds
in an amount not to exceed $22,405,000.
Roll Call Vote: 5-0. Resolution declared adopted unanimously, signed by the Mayor, and hereby
made a portion of these Minutes.
STAFF REPORT REGARDING INTERIM TRAFFIC CONTROL PLAN FOR THE
INTERSECTION OF HYDE AND 190TH STREET: Traffic Engineer Damion Pregitzer explained
that this item was a request from Story County. The request was to look at what could be done
between now and the corridor study scheduled for FY 2022/23. Story County officials had expressed
safety concerns with the current operation of the intersection. Staff looked at the area and developed
two temporary intersection control options to address traffic volume issues. The two options were
a temporary signal or an all-way stop condition. Mr. Pregitzer noted that the all-way stop did not do
well in the morning peak hour, and the all-way stop had the queueing of vehicles backed up to the
railroad tracks. He noted that staff is recommending the temporary traffic signal due to the high
volume of traffic during the morning peak hours and because the area is close to the railroad tracks.
Mr. Pregitzer stated that staff had received a quote from Iowa Signal for a temporary signal; Iowa
Signal would be available to do the work. The quote from Iowa Signal was $38,200 to install wood
poles and a temporary signal. The temporary traffic signal would have a monthly rental of $250 per
month or $3,000 a year until the City develops a permanent solution. Option 2 was the all-way stop
option. Mr. Pregitzer commented that operationally staff did not feel this option would work, but did
get an estimated quote between $10,000 - $15,000. This option included stop signs in all directions
with an overhead red-flashing light beacon mounted using wood poles and span wire.
Mr. Pregitzer mentioned that staff consulted with the Legal Department regarding the sections of
190th Street that are under City jurisdiction. Under Iowa Code the section of 190th Street can be
designated at 45 mph. He noted that he spoke with the Story County Engineer to coordinate the
speed limit changes under Story County’s jurisdiction. Mr. Pregitzer stated that the City’s portion
of land would be changed to 45 mph immediately due to the annexation of the land and all staff
needed to do was coordinate the sign updates. It was explained that if the Council decided to go with
the temporary traffic signal option, it would be easier to meet the regulations of a traffic signal when
the speed limit is 45 mph or less.
Council Member Gartin asked if the City was able to go with Iowa Signal without having a formal
bidding process. Mr. Pregitzer commented that it was as the project is below the $70,000
requirement for formal bidding. Mr. Gartin wanted to know if the speed limit could be re-visited
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once the formal traffic study was done. Mr. Pregitzer answered that speed will be taken into
consideration during the corridor study.
Council Member Martin wanted to verify, that under Iowa Code, the speed limit was supposed to
be 45mph already and the City just needs to update the signage. Mr. Pregitzer stated that in the
absence of a speed study, the legal speed limit would be 45 mph under Iowa Code.
Mayor Pro Tem Corrieri opened public comment.
John Popp, Mayor of Gilbert, thanked the Council for stepping up and doing something at this
intersection. He mentioned that they get a lot of comments from the Gilbert school and fire
department. He encouraged the City Council to do something and felt the temporary traffic signal
would make more sense. He also asked the City to continue to do what they can to expedite the
traffic study in this area.
Linda Murken, 17185 GW Carver, Gilbert, stated she is a Story County Supervisor and is also a
resident of the Franklin Township who travels this area daily. Ms. Murken mentioned that a letter
was sent on September 19, 2020, to the City; that was the first time the City and County started
discussing this intersection. It is the hope that a study of the three intersections on 190th could be
moved into the current fiscal year. She understood that the City doesn’t have the staff resources to
do the study at this time. Ms. Murken requested that when the City does the traffic study to include
Story County, Iowa Department of Transportation, and the Gilbert School District. She had reviewed
some data and statistics that were given to her by the Story County Engineer on accidents in the area.
It appeared that, since 2017, when Grant Avenue was paved, the number of accidents at this
intersection has gone up. Most of the accidents were due to not yielding to the stop sign or making
a lefthand-turn in front of an oncoming vehicle. Mr. Murken mentioned Story County had lowered
the speed limit in the area as of this morning. She had spoken with several people in the Franklin
Township and the Gilbert area who have indicated that the intersection needs more than a two-way
stop. The only thing that the Story County Supervisors have done to date is lower the speed limit.
She noted that in the Staff Report it mentioned that the City is requesting the County to financially
share the cost of a temporary traffic signal. She asked that the City send the Story County Board of
Supervisors a letter requesting to share the finances for this project in order for the item to be placed
on its next meeting Agenda.
Moved by Gartin, seconded by Betcher, to approve Option 1: to direct staff to: 1) install a temporary
traffic signal at the intersection of 190th and Hyde; 2) request that Story County cover the cost for
one-half of the project; and 3) reduce the speed limit along the City’s portion of 190th Street to 45
mph in coordination with Story County.
Mayor Pro Tem Corrieri inquired if the City Manager’s Office will draft a letter to the County.
Assistant City Manager Brian Phillips commented that he will put something together.
Vote on Motion: 5-0. Motion declared carried unanimously.
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DOWNTOWN PARKING PERMITS FOR CHAMBER INDOOR EVENTS: Traffic Engineer
Damion Pregitzer noted that this was a request that came from Dan Culhane, President & CEO of
the Ames Chamber. He explained that the Chamber had made a significant investment in its building
at 304 Main Street to create an event space, which can hold up to 60 people each day. He mentioned
that the issue is that Main Street and side streets only offer a maximum of four-hour parking and
anyone attending an all-day event would have to take a break from the event to move vehicles to
make sure they didn’t get a ticket. The idea for the event parking permit involved using single-use
daily permits, valid only in the time-limited parking stalls within the CBD lots (X, Y, & Z) behind
the businesses south of Main Street. The permits would exempt the user from the time limitations.
The current parking rate is $0.50 per hour. For the nine metered hours of the day, the daily cost
would be $4.50l staff felt that charging $4.50 per hang tag would be a fair price.
Council Member Betcher asked if any outreach had been done with any of the Downtown merchants.
Mr. Pregitzer commented that staff had not. He noted that staff based their recommendation on
information they had received from the recent parking study. There was an average of 30 - 40%
occupancy in the CDBG lot. Mr. Pregitzer mentioned that the City has enough infrastructure to meet
this need. Ms. Betcher inquired if there was still a Parking Input Group that could be reconvened for
Downtown. It was noted that the Parking Input Group was still in effect; they meet at least once a
year either virtually or in-person to discuss issues.
Mayor Pro Tem Corrieri opened public comment and closed it when no one came forward to speak.
Moved by Gartin, seconded by Martin, to approve Alternative 1, directing staff to implement a new
Downtown Chamber Event Parking Permit as outlined in the Report.
Council Member Betcher commented that she had concerns about approving this request without
approaching the Parking Input Group first. She stated that the Council has acted on parking issues
in the past and had not earned the goodwill of Downtown merchants by not talking to them first. Ms.
Betcher said if there was not an urgency to the request, she would like to ask the Group for its input
first. Therefore, she would be voting “no” due to the lack of input from the Group.
Council Member Beatty-Hansen noted that this is for Chamber events and felt this hang tag system
might be equitable to other groups that want to have similar events. She wanted to know if other
groups asked for the same thing would the City have the capacity to handle those requests. Mr.
Pregitzer mentioned that this is the only event space in Downtown. He could ask the Chamber how
they are going to offer the event space to be rented out. Public Works Director John Joiner stated that
this hang tag system for Chamber events would be a good pilot project to see what type of feedback
is received. Staff could look at the potential for expanding the hang tag system depending on the
success of the pilot program.
Council Member Martin commented that both Council Members Betcher and Beatty-Hansen made
good points and asked if there was any urgency to the request. Mr. Pregitzer noted he has not heard
from the Chamber as to if the event space is already open for use, but felt the request from the
5
Chamber was immediate.
Mayor Pro Tem Corrieri mentioned that this is a pilot program and the Council will get feedback
from the Downtown District as the program is implemented. Council Member Betcher stated that
she knows the Council will get input, but the input will be “why didn’t you ask before the Council
acted.” Ms. Betcher explained it was a great idea and should be available to others, but she was
hypersensitive to any changes being made to Downtown parking without input.
Council Member Gartin stated that the staff has reviewed the information and noted there is adequate
capacity. This is not a situation where “prime” parking spaces are being affected. He noted that the
reason the Downtown owners were not happy was not because they were not given notice, but they
didn’t like the changes the Council implemented. Mr. Gartin felt the Council should defer to staff
on the request.
Council Member Beatty-Hansen stated she doesn’t mind starting the project, but thought they should
reach out to the parking group to let them know the City is starting the pilot project and ask for their
feedback.
Council Member Martin asked Council Member Gartin to accept a friendly amendment to the
motion to specify that it would be a “Pilot” project. Council Member Gartin accepted the friendly
amendment.
Council Member Betcher supported the concept, but not the process that was being taken. She
wanted it on record that at least somebody had spoken up for the Downtown merchants.
Vote on Amendment: 4-1. Voting Aye: Beatty-Hansen, Corrieri, Gartin, Martin. Voting Nay:
Betcher. Amendment declared carried.
Moved by Gartin, seconded by Martin, to amend the motion to state “directing staff to implement
a new Downtown Chamber Event Pilot Parking Permit Program.”
Vote on Motion: 4-1. Voting Aye: Beatty-Hansen, Corrieri, Gartin, Martin. Voting Nay: Betcher.
Motion declared carried.
AGREEMENT FOR TRANSPORTATION DATA & ANALYTICS SUBSCRIPTION
SERVICE WITH STREETLIGHT DATA, INC.: Traffic Engineer Damion Pregitzer noted that
this is an expansion of an existing data service. The City previously purchased the base service,
which provides the City with transportation data and analytical capabilities across the entire Ames
regional area for vehicle traffic only. The expansion will include the non-motorized elements. Staff
felt the expansion would provide valuable data to have for multi-modal planning efforts, including
the development of an Ames Bike-Ped Master Plan and Wayfinding implementation. The cost to add
the upgraded multi-modal capabilities will be initially funded from the wayfinding project, which
has $250,000 from General Fund savings. The ongoing annual costs for the base and multi-modal
licenses will be programmed in the MPO’s budget, with the local match paid for with budgeted Road
6
Use Tax Funds. Mr. Pregitzer noted that any AAMPO member can use the data that will be
available. Public Works Director John Joiner pointed out that the Council will be having a bicycle
Workshop in November and the data from this service would be beneficial for the Workshop.
Council Member Gartin wanted to clarify that the City can proceed with StreetLight Data, Inc., due
to an already existing contract and nothing needed to be rebid. Mr. Pregitzer explained that this was
a sole-source purchase as no other company provides this type of service. Mr. Gartin noted that there
was a referral on wayfinding signs for bike trails and wanted to know if this would be part of the
project. Mr. Pregitzer noted it would be as staff is merging the wayfinding project with the Bike-Ped
Master Plan. Mr. Gartin mentioned that they had previously discussed including the Ames Bicycle
Coalition in conversations and wanted to make sure they would still be included. It was confirmed
that this is just another “tool in the box,” and public feedback was always welcome.
Council Member Martin said he had a couple questions regarding privacy. He noted that the Staff
Report stated that the data is sourced primarily from mobile devices and fleet/navigational devices.
He understood the fleet/navigational devices were City vehicles and any commercial carrier, but
wanted to know about mobile devices. Mr. Pregitzer noted that any data used on this platform is
from when someone uses an app and turns on the location function. It was explained that the data
is completely anonymized. Mr. Pregitzer noted that StreetLight Data does not get any raw data from
any app user and all the device information is removed. The take-away would be that the City of
Ames is not putting the software on anyone’s phone and it is believed to be impossible to track the
data back to any one person. Mr. Martin noted that the Staff Report mentioned the process does
include gathering socioeconomic data. Mr. Pregitzer mentioned that the main platform is location
services and it also pulls census block information and merges it with the location services.
Moved by Beatty-Hansen, seconded by Betcher, to adopt RESOLUTION NO. 21-448 approving the
Agreement for Transportation Data & Analytics Subscription Service with StreetLight Data, Inc.,
of San Francisco, California, for August 30, 2021, to October 31, 2024, in an amount not to exceed
$105,666.67.
Roll Call Vote: 5-0. Resolution declared adopted unanimously, signed by the Mayor, and hereby
made a portion of these Minutes.
SETTING THE DATE OF PUBLIC HEARING TO REVIEW THE PROPOSAL TO ADOPT
THE 2021 EDITION OF THE UNIFORM PLUMBING CODE AND THE 2021 EDITION OF
THE INTERNATIONAL MECHANICAL CODE WITH STATE AND LOCAL
AMENDMENTS: Building Official Sara VanMeeteren mentioned that the State of Iowa had
adopted the 2021 Uniform Plumbing Code (UPC) and the 2021 International Mechanical Code
(IMC) with amendments on June 23, 2021, and now requires all cities to adopt them. She stated that
the City cannot be less restrictive than the State; therefore, the City would be adopting all the
amendments and not proposing any new local amendments. Staff has taken these changes as an
opportunity to clean up the Code and remove items that are duplicated or are no longer pertinent. She
noted the action tonight would be to set the date of public hearing for August 24, 2021.
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Council Member Gartin asked what outreach efforts were done. Ms. VanMeeteren explained that
three emails had been sent to anyone that had pulled a plumbing or mechanical permit in the last
year. Two of the emails notified the recipients of the Building Board of Appeals meeting on August
2, 2021, to provide public input. She noted that no one was present at the meeting. Another email
was sent after the Building Board of Appeals meeting to let the contractors know that the Building
Board approved the 2021 UPC and 2021 IMC and would be going before the Council tonight. She
pointed out that there has not been any positive or negative feedback received.
Moved by Betcher, seconded by Beatty-Hansen, to adopt RESOLUTION NO. 21-449 setting the date
of public hearing for August 24, 2021, to review the proposal to adopt the 2021 edition of the
Uniform Plumbing Code and the 2021 edition of the International Mechanical Code with State and
local amendments.
Roll Call Vote: 5-0. Resolution declared adopted unanimously, signed by the Mayor, and hereby
made a portion of these Minutes.
HEARING ON THE PROPOSED 2021/22 CDBG ANNUAL ACTION PLAN PROGRAM
PROJECTS AND BUDGET: Housing Coordinator Vanessa Baker-Latimer stated that before the
Council was the 2021/22 Proposed Action Plan for the Community Development and HOME
Programs. On May 12, 2021, and May 13, 2021, City staff hosted online public forums to gather
input regarding possible projects for consideration for the 2021/22 CDBG/HOME Annual Action
Plan as part of the City’s Entitlement Program. Those comments were reviewed by City Council at
its May 25, 2021, meeting, and staff was directed to proceed with preparing the proposed 2021/22
Annual Action Plan for public comment. The Plan was made available for public comment from July
31, 2021, through August 3, 2021. The Department of Housing and Urban Development (HUD) had
reduced the required 30-day public comment period to a three-day comment period.
The CDBG allocation had increased to $599,177 for FY 2021/22 and the HOME funds were
$350,543, which was considerably down from previous years. Ms. Baker-Latimer brought to the
Council’s attention the acquisition for Slum and Blight. She noted that when looking at the Program
guidelines she wanted to expand the Slum and Blight to include public facilities and public
infrastructure. Some examples of public facilities would be improvements that the City can acquire,
reconstruct, rehabilitate, or install public improvements. She explained that the City had previously
purchased Heartland Senior Services, bought a home for ACCESS, and purchased other properties
acquired under the Program. Ms. Baker-Latimer mentioned that she wanted to expand the Program
in case the City wanted to do something else and would not be locked into only Slum and Blight
properties.
Ms. Baker-Latimer pointed out corrections on Page 21 of the Proposed Annual Action Plan to the
amount of funds for the upcoming budget. She had said in the Plan that $250,000 was going to be
set aside for the Acquisition/Reuse Program for Affordable Housing; however, that amount has been
adjusted to $264,000. Ms. Baker-Latimer explained for the Acquisition/Reuse for Slum/Blight or
Public Facilities and Improvements she had listed $229,342, but this amount had been adjusted to
$304,342 to match all the anticipated Program income and anticipated Program roll-over to match
8
HUD’s numbers. She advised that the Staff Report shows the proposed correct budget for each
project. There are still CARES funds available, and it was noted that they are starting to get more
applications again. Staff is continuing to work on the Baker Subdivision to get that area up and
running.
Council Member Gartin asked with, the eviction moratorium ending if there had been an increase
in requests for rental assistance. Ms. Baker-Latimer noted that in the City of Ames most leases end
at the end of July and they did not have a rush of people asking for help. She said the problem she
is seeing is that a tenant’s lease would be ending, but they didn’t have anywhere to go. Ms. Baker-
Latimer stated that with the CARES funding it is hard to tie those non-renewals to COVID. Staff has
been working with families to see how they could tie the leases not being renewed to COVID and
still find a way to help families with six months’ rent and deposit at a new location. She explained
they are working with the Iowa Finance Authority as they have a program that will pay a tenant’s
previous 12 months rent and Story County has a “pot of money” to help with these types of situations
as well. It is the hope that between these organizations they can help families that are struggling.
Council Member Gartin asked for an update on the Baker Subdivision. Ms. Baker-Latimer stated that
right now all the geo-thermal wells have been dug on each lot and they are now working on getting
the alley and the bike path improvements done. She had a meeting, a couple weeks ago with HUD
and is now in the process of working with a local lender. Ms. Baker-Latimer explained that the City
used to do its own First Time Homebuyer Program, but HUD had changed the regulations and now
you have to be a certified HUD counseling agency and have a certified counseling person on staff.
The City does not meet those requirements, and Ms. Baker-Latimer had to meet with an agency that
is willing to partner with the City to provide the requirements. She is hoping to get a proposal from
the agency soon that she can present to the Council. Hopefully, once an Agreement is signed, the
City can start offering classes and get buyers on board for the Baker Subdivision development. It is
the hope that by fall of this year at least one or two houses will have been started.
Council Member Betcher noted that the census data is going to be released on August 12. The City
has been concerned, with the students being gone, that the numbers will come back lower than
anticipated. She wanted to know if the lower census numbers would affect the amount of money
received from HUD. Ms. Baker-Latimer mentioned the funding would depend on the City of Ames
staying at the 50,000 person threshold for CDBG funds. It was mentioned that the census data is
reviewed to determine the formula on what each City gets. She felt this is what happened with the
decrease in HOME funds. Assistant City Manager Brian Phillips mentioned that the City is
concerned about what the census data is going to show as it not only impacts funding for the City’s
housing programs, but also the City’s portion for road-use tax revenue and other revenues. He noted
that the City will scrutinize the data when it comes out to determine what options the City may have.
The public hearing was opened by Mayor Pro Tem Corrieri.
Jodi Stumbo, 225 South Kellogg Avenue, Ames, stated she works for The Bridge Home. She
mentioned that she is aware the Council had received her previous letter that addressed some of her
9
concerns with the proposed Plan. Ms. Stumbo reiterated that the Plan, moving forward, is focusing
on entry-level housing for middle-income families. She noted this is an important demographic that
needs to be taken care of, but it doesn’t take care of the people who come to The Bridge Home. It
was stated that more than likely The Bridge Home clients will never own a home, and what she is
not seeing is affordable rental units. Ms. Stumbo explained that Ames is the fourth most expensive
place to live in Iowa. To rent a two-bedroom apartment in Ames a family must earn $16.48 an hour,
but when looking at the estimated hourly mean renter wage, it is only $11.89. In order for a family
to afford a two-bedroom apartment they would need to have the rent be around $600 a month. The
average market rate to rent a two-bedroom unit in Ames is more than $900 per month. Ms. Stumbo
commented that this is why so many families are struggling. She stated that out of the 2,500
individuals The Bridge Home served in the last fiscal year, 34% of the individuals are children under
the age of 18. The most common housing problem in Ames is housing cost burdens, and Ms. Stumbo
noted that 50% of renters in Ames are overburdened or severely overburdened. It was pointed out
that the majority of people asking for help are “your next-door neighbors,” not ISU students. Ms.
Stumbo mentioned when looking to the future, there are going to be roughly 19,435 renter
households in 2050, and 60% of those will be overburdened. She understood this was a problem
where the City of Ames will probably never be able to meet all the needs, but felt the City needed
to focus on how it could do better. She understood that Baker Subdivision will have some rental
units, but only 36 units. Ms. Stumbo mentioned that The Bridge Home filled ten units in less than
two months, and they have over 60 people on a waiting list. She asked the City to look at the
demographic that is often overlooked; the City can no longer put “band-aids” on this problem as
there is a homeless crisis in the community. She encouraged the Council Members to spend a day
at The Bridge Home to see what is really happening in the community and asked the Council to think
creatively on how to get more affordable rental units in Ames. Ms. Stumbo commented that she was
disappointed that the area that was formerly set aside for affordable housing is now going to be
turned into a parking lot for the Downtown Plaza. She wanted to know why developers were not
willing to build in that location. Council Member Gartin inquired if The Bridge Home collected
racial demographics on its clients. Ms. Stumbo explained that they do; the majority of its clients are
white.
Lauris Olson, 1705 Buchanan Drive, Ames, said she is the President of Home Allies, Inc., which is
a new non-profit organization. Its mission is to create and manage affordable and attainable housing
for people whose incomes and life experiences prevent them from entering into the Ames and Story
County market. She wanted to echo what Ms. Stumbo had said and she felt she had communicated
to all the Council Members and the Mayor about what she was doing. Ms. Olson mentioned that the
proposed Plan does not address people in the 50% or lower LMI (low-and moderate-income). She
had read through the draft Plan and it was pointed out that the City spent a lot of money to meet the
requirement of HUD for the 70%, but there is a crisis, and the Plan seemed to be oriented to housing
in the Baker Subdivision. Ms. Olson mentioned that the Baker Subdivision is a huge project and
desperately needed; however, those houses are for individuals that are at 80% LMI. She noted that
she is still working on getting eight studio apartments placed on a vacant lot on Duff Avenue. Her
project would not be included in the proposed Plan because of all the specifics. Ms. Olson advocated
for the Council to approve Option 2, which was to approve the proposed 2021-22 Annual Action
10
Plan Program Projects and proposed budget in connection with the City’s CDBG/HOME programs
with modifications, and direct staff to submit the Plan for approval by HUD on or by August 16,
2021. She stated that when she went through the proposed Plan there was nowhere to include her
project or to add something else that someone might want to bring forward. She indicated that in the
Acquisition/Reuse Program for Affordable Housing amount that was adjusted to $264,000, she
would recommend adding an additional $39,200 to the amount as that is how much she would be
asking for from the City. Ms. Olson mentioned that the City needs to look at the people who will
never own a home or the people who will need to be subsidized in some fashion. She asked that a
modification be made to add $40,000 to the Acquisition/Reuse Program for Affordable Housing. Ms.
Olson also mentioned on Page 21 of the proposed Plan, in the second paragraph that discussed
HOME funding, there was $52,581 that has to be set aside for a Community Housing Development
Organization (CHDO), and the City of Ames does not have an official CHDO. Ms. Olson
commented that there are now three (Habitat for Humanity, Community Housing Corp., and Home
Allies, Inc.). She asked that the Council postpone the approval of the proposed Plan and bring it back
in two weeks and direct staff to consider other projects.
The public hearing was closed by Mayor Pro Tem Corrieri when no one else came forward to speak.
Council Member Gartin asked Ms. Baker-Latimer if there was anything else she wanted to add in
response to the questions that were brought up by Ms. Stumbo and Ms. Olson. Ms. Baker-Latimer
explained that under the CDBG Acquisition/Reuse Program for Affordable Housing, it can include
the purchase of units that can be converted to use as rentals, but there has to be interested and
qualified developers or non-profits that would be able to run the rentals. She explained that the City
has previously purchased rental units, but was unable to find anyone who wanted to own and
maintain the building. Ms. Baker-Latimer further explained that the CDBG funds are to be used to
acquire properties, do infrastructure, or do rehabilitation, not to build housing. The City has set aside
all the HOME funding for the Baker Subdivision, and 15% of that can be used for CHDO; however,
there is not any qualified CHDO within Ames or Story County. The money has been set aside until
the Baker Subdivision is completed and then staff can look to see if any non-profits in the area would
qualify for CHDO. Ms. Baker-Latimer stated the City is focused on moving forward on the Baker
Subdivision that has been in process since 2015. There is the possibility that units could be bought,
or a duplex could be bought as low-income rental units, but the City would need to have an
experienced non-profit available to run the rentals. It was pointed out that the City did buy a duplex
a few years ago, but was unable to find a non-profit to help and ended up selling the property to
Habitat for Humanity. All the City can do is buy the property and then the non-profits have to do
everything else. Ms. Baker-Latimer explained that the City had tried to do a rental rehab program,
but because you had to rent to 50% or less LMI, the City was unable to get any property managers
who wanted to restrict themselves to that income level.
Council Member Gartin asked if there was anything regarding Ms. Stumbo’s data that should be
taken into consideration. Ms. Baker-Latimer stated that the data given is in the City’s 2019/23
Consolidated Plan that comes directly from HUD. There is also the ongoing subsidized housing
(Section 8) Program, which the City does not administer, but is a big help to people who can’t afford
11
housing. The City can buy a property, get it ready, and have it become a rental, but not able to go any
further.
Council Member Martin wanted to know what the difficulty was with developing the properties on
Sixth Street for affordable housing. Ms. Baker-Latimer explained that a Request for Proposals (RFP)
was sent out to developers; however, none of the developers were qualified for the project. The
developers did not have the capacity or financial ability to make the project happen. As the City
moved forward with the Baker Subdivision, the City was hoping to find a developer that would be
willing to develop at the Baker Subdivision, and the Sixth Street lots. The developers were not
interested in the Sixth Street lots as they were not contiguous for them and they would not score with
IFA points. Ms. Baker-Latimer noted that the Baker Subdivision started off as all single-family
homes, but at the Council’s direction, staff had applied for low-income housing tax credits to add
an additional 36 units to the area. She understands that is not a lot of units, but it is hard to find ten
acres of undeveloped land in the City that is close to all the points that will score high with IFA. She
pointed out that some families even with low-incoming tax credits still need Section 8 to make it
affordable. Currently, the City partners with CIRHA to administer the Section 8 vouchers and are
working to get as many vouchers as possible. Ms. Baker-Latimer mentioned that there is now a
requirement that landlords do not have to take/participate in the Section 8 program. It is a challenge
to get landlords to participate in the program.
Moved by Gartin, seconded by Beatty-Hansen, to adopt RESOLUTION NO. 21-450 approving the
Proposed 2021/22 CDBG Annual Action Plan Program Projects and Budget and directing staff to
submit the Plan for approval by HUD on or by August 16, 2021.
Council Member Beatty-Hansen stated she understood that the City needs more than the 36 units it
is going to provide, but even to get those it was hard. She commented that the Council decided to
go through the process as they understand the need for affordable housing. Ms. Beatty-Hansen
explained that the money received from the federal government has a lot of strings attached and a
lot of qualifiers as to how the funding can be used. She noted that she is trusting staff to know how
to use those funds. The Baker Subdivision is a big project that needs to be completed.
Roll Call Vote: 5-0. Resolution declared adopted unanimously, signed by the Mayor, and hereby
made a portion of these Minutes.
HEARING ON REZONING PROPERTY LOCATED AT 525-6TH STREET FROM
R E S I D E N T I A L M E D I U M D E N S I T Y (R M ) T O S P E C I A L P U R P O S E
GOVERNMENT/AIRPORT DISTRICT (SGA): City Planner Eloise Sahlstrom noted that this
property is across the street from City Hall on 6th Street. The property was originally three parcels,
but they have been consolidated into one parcel. The land was originally purchased by the City of
Ames for the purpose of constructing affordable housing. The City Council had determined that the
development of affordable housing at the site was not feasible with available resources and decided
that the land should be sold, and the funds returned to HUD to be utilized for affordable housing at
another location in the City, specifically the Baker Subdivision. With the proposed development of
12
a public plaza east of City Hall in place of Parking Lot N, the City Council determined that the 6th
Street property should be retained by the City for use as parking rather than sold for private
development purposes. The change of zoning for the property from Residential Medium Density
(RM) to Special Purpose Government/Airport District (S-GA) will facilitate the development of the
property as a City-owned parking lot. The Planning and Zoning Commission reviewed the request
on July 21, 2021, and voted to recommend the City Council approve the rezoning.
The public hearing was opened by the Mayor Pro-Tem.
Jodi Stumbo, 225 S. Kellogg, Ames, asked the Council for more consideration to the rezoning for
this property. She understood the struggles to get someone to come in and purchase the property. Ms.
Stumbo stated they have learned a lot during COVID and what housing programs work. She noted
The Bridge Home does have a housing program that helps people pay their rent. Ms. Stumbo
mentioned that The Bridge Home is just starting a partnership with Central Iowa Regional Housing
Authority (CIRHA) in order to get access to housing vouchers. Her request was for more exploration
and discussion about other ways the property could be used to help those that are most vulnerable
in the community.
Lauris Olson, 1705 Buchanan Drive, Ames, stated she wanted to mention conversations with staff
and how information that staff had provided her did not coincide with what was presented to the
Council. Ms. Olson explained that she was told by Ms. Baker-Latimer that she could submit a letter
to Mr. Schainker asking for funding and Mr. Schainker would determine if any funds would come
from the CDBG account or the General Budget. She mentioned that she was now told that was not
possible. When the rezoning first came up Ms. Olson mentioned she had just started her project and
was looking for opportunities to develop a property that would fit the demographics of the
individuals that she is trying to serve. She mentioned she had called and spoken with Ms. Baker-
Latimer and asked about the Council taking bids from non-profits for the property. She mentioned
that there were developers that were not qualified for the property and she noted one of the
developers was the Story County Housing Corporation and since they weren’t qualified, she was
curious as to what the qualifications were and who determined if a business was qualified or not. Ms.
Olson explained that she was told that the City needed the $195,000 in order to complete the Baker
Subdivision infrastructure, and she didn’t want to stop the process. She is having difficulty finding
two lots for her proposed project. Ms. Olson commented that it was unfortunate that with all the talk
about affordable housing the decisions that are being made do not indicate that. She asked that the
Council take more time to consider rezoning.
Mayor Pro Tem Corrieri closed the public hearing when no one else came forward to speak.
Mayor Pro Tem Corrieri noted that there was previously a robust conversation about the responses
that were received from the Request for Proposals (RFP) for 6th Street. One of the primary
qualifications for potential partners with the City was that they had to be in compliance with prior
State grants and other monies that they had received. Ms. Corrieri noted that those who applied did
not meet those requirements.
13
Moved by Gartin, seconded by Martin, to pass on first reading an ordinance rezoning the property
located at 525-6th Street from Residential Medium Density (RM) to Special Purpose
Government/Airport District (SGA).
Roll Call Vote: 5-0. Resolution declared adopted unanimously, signed by the Mayor, and hereby
made a portion of these Minutes.
ORDINANCE AMENDING URBAN DEER MANAGEMENT PROGRAM REGARDING
REPORTING REQUIREMENT: Moved by Gartin, seconded by Betcher, to pass on second
reading an ordinance amending Urban Deer Management Program regarding the reporting
requirement.
Roll Call Vote: 5-0. Motion declared carried unanimously.
ORDINANCE REZONING, WITH MASTER PLAN, 4514 AND 4605 HYDE AVENUE
FROM AGRICULTURAL (A) TO SUBURBAN RESIDENTIAL LOW DENSITY (FS-RL):
Moved by Betcher, seconded by Beatty-Hansen, to pass on third reading and adopt ORDINANCE
NO. 4442 rezoning, with Master Plan, 4514 and 4605 Hyde Avenue from Agricultural (A) to
Suburban Residential Low Density (FS-RL).
Roll Call Vote: 5-0-1. Voting Aye: Betcher, Beatty-Hansen, Corrieri, Martin. Voting Nay: None.
Abstaining due to a Conflict of Interest: Gartin. Ordinance declared adopted, signed by the Mayor,
and hereby made a portion of these Minutes.
DISPOSITION OF COMMUNICATIONS TO COUNCIL: None.
COUNCIL COMMENTS: Council Member Betcher mentioned that the census results will be
available on August 12, 2021. Ms. Betcher also noted that the Rummage RAMPage was a huge
success. It was noted that the City made around $40,000, to be distributed to non-profit groups which
beat the goal in 2019 of $33,000.
Council Member Beatty-Hansen stated that there was an item on the Consent Agenda about the
“Music on the Move,” and in the Staff Report, it noted that the City needed to temporarily rescind
the Ordinance for this event. It was noted that the Ordinance states “No person shall operate any
motor vehicle, including a motorcycle, motor scooter, ‘moped’ or motorized bicycle, when under
power, upon any sidewalk or bike path separated from the roadway.” She commented that people
are already doing that and doesn’t believe it is unacceptable. The average rider on an e-bike is not
going to achieve speeds greater than a good rider on a regular bike.
Moved by Beatty-Hansen, seconded by Betcher, to ask staff for a memo on what options the Council
could look at to allow e-bikes on such paths.
Council Member Martin mentioned that this seemed like a topic that could be covered under an
outstanding referral to staff regarding micro-mobility, but he liked that this motion was specific to
one concern.
14
Vote on Motion: 5-0. Motion declared carried unanimously.
ADJOURNMENT: Moved by Beatty-Hansen to adjourn the meeting at 7:38 p.m.
______________________________________________________________________
Amy L. Colwell, Deputy City Clerk John A. Haila, Mayor
__________________________________
Diane R. Voss, City Clerk
15
REPORT OF
CONTRACT CHANGE ORDERS
General Description Change Original Contract Total of Prior Amount this Change Contact
Electric
Services
Pollution
Control
Repairs Schildroth
Pollution
Control
Disposal Pumping Schildroth
Period:
Item No. 3
Page 1 of 2
Applicant
NAME OF LEGAL ENTITY
THE GIRLS CATERING INC.
NAME OF BUSINESS(DBA)
The Girls Catering Inc.
BUSINESS
(515) 577-8989
ADDRESS OF PREMISES
1407 University Boulevard
CITY
Ames
COUNTY
Story
ZIP
50011
MAILING ADDRESS
1406 55th StreetMerle Hay
CITY
Des Moines
STATE
Iowa
ZIP
50311
Contact Person
NAME
Ashley Hecker
PHONE
(515) 577-8989
EMAIL
thegirlscatering@gmail.com
License Information
LICENSE NUMBER LICENSE/PERMIT TYPE
Class C Liquor License
TERM
5 Day
EFFECTIVE DATE EXPIRATION DATE
SUB-PERMITS/PRIVILEGES
Status of Business
Item No. 4
Page 2 of 2
BUSINESS TYPE
Privately Held Corporation
Ownership
NAME CITY STATE ZIP POSITION % OF OWNERSHIP U.S. CITIZEN
Ashley Hecker Des Moines Iowa 50311 manager 50.00 Yes
Linda Janson Windsor Heights Iowa 50324 assistant manager 50.00 Yes
Insurance Company Information
INSURANCE COMPANY
Illinois Casualty Co
POLICY EFFECTIVE DATE POLICY EXPIRATION DATE
DRAM CANCEL DATE OUTDOOR SERVICE EFFECTIVE
DATE
OUTDOOR SERVICE EXPIRATION
DATE
BOND EFFECTIVE DATE TEMP TRANSFER EFFECTIVE
DATE
TEMP TRANSFER EXPIRATION
DATE
&'()))*+', !"#$'()))*-.-,/012./0143))8!9.1:-& ;! &( )<"6=>4-11.1+3))8!9.1:-& ;! )"?7 >4-11.14G*-.-,/012./01 H76#IJ!6$!H<K7;! HLH";
A'3 &)R43 4 & ST"6 H! !3./" <U+W43+TKX.%/1/.)R43V)
Item No. 5
&'( )#*&4567 6163 859 9+ 565+0 :+;+<03= >59 ?@ @4565830D !E (F# GHHIH (JCK(%"!A ILMHH !E(* # !'(%%!N! !**E&%O#* # IPLHI (JCQ(%"!A IRMHH !E U5-T
'WB D*J! W 'YY'Z[D W '\ VDW[D [D W[WWVVZ'YY'Z[DW[WWVVZ'\ VDW[D'Z[D B VDYVYY'Z[DB VDYV\ VDW[D
Smart Choice
515.239.5133 non-emergency
Administration
fax
To: Mayor John Haila and Ames City Council Members
From: Lieutenant Heath Ropp, Ames Police Department
Date: August 12, 2021
Subject: Beer Permits & Liquor License Renewal Reference City Council Agenda
The Council agenda for August 24th, 2021, includes beer permits and liquor license
renewals for:
•Cyclone Liquors (626 Lincoln Way) - Class E Liquor with Class B Wine Permit, Class C
Beer Permit (carryout) and Sunday Sales
•Inside Golf (2801 Grand Ave # 1075) - Class C Liquor License & Sunday Sales
A review of police records for the past 12 months found no liquor law violations for any
of the above locations. The Ames Police Department recommends renewal of licenses
for all the above businesses.
Item No. 6
ISU Fireworks Permit Application
Fireworks, Pyrotechnics or Flame Effects Application
Iowa State University of Science and Technology
Applicant Information t./ Name of Event: Iowa S tale University= 2021 Football Season: Sepl f & 111 Oct. 2 & 231 Nov. 6 & 27
Name of Organization Sponsoring Event: �IS_U_A_lh�l_eti_·cs __________________________ _ Ad dress of Organization: 1800 South 4th Street, Jacobson Athletics Brnldi ng
Name of Applicant .:..N"a"'lh-"an"-'--T'-e:.;rryc.,_ _____________________________ _ Phone: 515294.4653 Fax: _________ E-Mail: '-n"le:crry=®=ia-'-sta=lec..e:.:dc:u:_ ________ _
Event Information
Event Location: Jack Trice Stadium Esti mated attendance: 61,500 -'-----Event D ate: See Above Time: lBD a.mlp.m. Alternate Date (rain date) for event:
Organization's on-site manager or contact for day of Display: '-N"a"'lh-"a'-n'-T_e:.;rry"--------------------
Phone: 515.451.4876 Fax: _________ E-Mail: '-n"le'-'rry=@=ci_a_sta-'-'lec..e:.:dc:u:_ ________ _
Firework Display Information: Attach a copy of the Display Operoto r credentials and applicable U.S. DOT requirement informati on for transportation with this application
Display Operator (company name): J & M Displays
A ddress: 18064 17oth Avenue
City: Yannoulh Stale: -'IA"--------
Work-we ek Phone: 515.321.2761 Fax: -------Operator Name for day of Display: _K�e _lm_B_ru:.;es..cc...ch_k_e _________ _Olher Contact for day of Display: _J_ak_e_A_ms_d_e_n ___________ _
NOTE: Bectronlc firing ONLY
Type of Fireworks: G-Fl ames -Close Proximity Effects
Length of Display: _3_m_in_u�les�o_r_le_s_s ______________ _
Fireworks Supp lier. �J'--&=M=D'-'is"'p"la"-y=-s _____________ _ Exact Location of Display: Jack Trice Stadium -See Attached Aerial View
Zip Code: 52660
E-Mail: kelmbrueschke@g mail.com
Cell Ph one: �5-'-15cc·.:..32�1�2�7-'6-'-1 _____ _515.991.9719 Cell Phone:
Attach Display Program
Attach Diagram of DlsplayJShoot Location
Insurance Requirements: Insurance coverage and certificate requirements are on the back of this form.
Student Organizations Only: Submit an Event Authorization and Notification Form with other event documents 0nduding this application) at least 6 weeks prior to the event.
The display operator, EH&S and ISU Police will monitor weather conditions prior to and during the cf JS play event. EH&S, ISU Police or the Ames Fire De partment have the authority to cancel or postpone any display if they determine there is not stric t adherence lo the approved application; or there is lightning, wind gusts or indement weather that will cause risks to the crowd or surrounding property.
7/16/2021
Date
7/14/2021
Date
,1/a:buut, r -
Sponsoring Organization Rep�ve Signature
I have read and agree to the responslbJJilies stated in the /SU Fireworks, Pyrotechnics
and Flame Effecls Procedures and also agree that I will meet all insurance
requiremen�� a�d that this insurance wfll be primary.
Display Operator Representative Signature
DocuSlgned by: APPROVAL SIGNATURES: 8/18/2021 I 10:18 AM CDT
Date -________ 8�;;;;;�rell1¥/l!�OO!fi!iar.�---'c1h�i�e�f
!Chr�e�u�e�sts a meetingEnviro in advance of a game 8/18/2021 I 10:23 AM CDT
8/18/�B�l I 11:20 AM CDT
Date 8/19/2021 I 12:42 PM CDT
Dale
City
Submittal Instructions on Page 2
Page 1 c:J2
selected for fireworks in this
Item No. 7
Show Details:
Event Name: Iowa State University -2020 Football Season
Organization:Iowa State University Athletics Marketing
Contact: Mary Pink & Nathan Terry
Ad dress: Intercollegiate Athletics Marketing Office, Jacobson Athletic Building
Ames, IA 50011-1140
Phone: 515.294.1534 Fax: 515.294.2988 Email: mpink@iastate.edu
515.294.4653 Fax: 515.451.4876 Email: nterry@iastate.edu
Venue: Jack Trice Stadium -See Attached Aerial View for Effects
Responding Fire Department: Ames Fire Department -Ames, IA
Show Dates/Times: -2021 Football Season Schedule
•Game I: Saturday September 4th , 2021 -TBA (UNI)
•Game 2: Saturday September I I th, 2021-TBA (Iowa)•Game 3: Saturday October 2nd , 2021 -TBA (Kansas)
•Game 4: Saturday October 23rd , 2021 -TBA (Oklahoma State)•Game 5: Saturday November 61h, 2021 -TBA (Texas)•Game 6: Saturday November 27th, 2021 -TBA (TCU)
Duration of Show: Less than 3 minutes
Lead Display Operator:
Kelm Brueschke -Credentials -See Attached •PG! Certified Shooter/Trainer•Nebraska Fireworks License•Cell Phone : 515.321.2761
Back-up Display Operator:
Jake Amsden -Credentials •PG! Certified Shooter•Cell Phone: 515.991.9719
Flame Heads - 4 Galaxis G-Flame Pro ane/Canister S stems
p •yrotec me ro ucts h . P d p ronose
Ouantitv Tvne/Class
50 Close Prox (I .4o)
50 Close Prox (I .41>)
50 Close Prox (I .4o)
50 Close Prox (J.4i,)
50 Close Prox (1 .4o)
50 Close Prox (I .4i,)
-0 d N G "d "fl d b ames I entI 1c ,
100mm Mines
48mmMines
40mm Comets
30mm Comets
I x 65' Gerbs
Ix 50' Gerbs
ut w1 o t 1s I a mg. t !!ame comes un: ·11 d h" "f . h
Descrintion
City of Ames Fireworks Permit Application
A CITVDF �Ames· PERlVIIT TO DISPLAY FIRE"\VORKS APPLICATION Name of Event j1su 2021 Football Flames & Pyrotechnics I Date & Time of Event Jsee Attached I Rain Date & Time jTBD I Applicant Name !Nathan Teny j Phonej515.294.4653 JEmail [iiierix'@iastate.edu I Organization Name 1,su Athletics Marketing 1 Address J1800 S 4th St., Jacobson Athletics Bldg _ I atv!Ames I stateJIA !Zip code [50011 I Contact for Day of Display !Nathan Teny j Phone J515.451A876 JExact location of shoot/display jJack Trice Stadium -NW Endzone l [Z1 Attach diagram of displily location Size of shells and/or type of display !No Shells -Flames/ Pyrotechnics [l] Attach effects rm: or schedule Name of Display Operator/Responsible Shooter JKelm Brueschke
(This penonlsto-bepresenton the day of the event.) '---��---�-------� [l] Attach a resume showinr pyrotechnic certification/quafific:atlons Phone number for Display Operator/Responsible Shooter j515.321.2761
Name of Insurance company JBritton Gallagher -Everest Indemnity,
See below for det.Biled Information about insurance requirements.
Display sites are subject to eJW11inatlon by the City Fire lrupKtOr or his/her designea.. Th& Ames Fbe Department lwi
authority to cancel/postpone any display if it Is determined that there are Hfety concerns.
AppllcantSigna\ure /(/a:t/4czx, r�
Display Operator Signature � '{' �
Citvaf Ames lnsurani:e Requirements:
Date I 7/j 6/2021Date G@72021
Comprehensive Gener.I liabifitv limits in the illmount ofSl,000,000 combined single fimrl' and Excess
Ui11bili1y limits in the amount of SS,OCKJ,000. Coverage shall be at lea rt as broad as the ISO Form Number
CGOOOl covering com.mercl31 gener�I U;ibllltywritten on illn ocrurrence basis only.
Apprlcant and/orSporuc,r mun be named at ce,tlfic;ite holder(sl.
The Cityof Ames, itt ofricers and employwes mottbe nmed u additional insured.
A copy of the current insur.lnce airtiflCilte mun be filed witti the City Clert.
NOTE: This appJication not to be used for displays originating on Iowa State
University property.
Submit your-completed "permit application to: diane.vou@citz-ofames..o,; City of Ames
City Cert's Offie&
P08oll811
Ames, IAS0010
For displays on property awned by Iowa State University, m alterrnr.te application mun be submitted to 1SU R1sJt
Mana:�ent illt leillStsix (6) weeks prior to the event. Please refer to forms a:nd information found at
http://www.risbnan.igement.iamte.edu/events/fireworts or contact the ISU O!fica of Risi: Mill�gement illt 515-294-mL
For Office Use Only
Docomt'nts Rtteind
a . 3:-U),J,/ f:Compleied Applicatioll
Sb,tcll
!SU Property
Ftt
_Fee$25.00
Date Fee Paid _____ _ t=� i, J.n,il (-lv&l�_App=-..S ___ _
Follow Up
_ Appliention apps'0,.1:d
_F� Impector apptO\�d
_Pennits database updated
_Prmnl l.e.,,.prep=d
_ I..etter copied and mailed
i::,!::::= r-J-� -u
_City Conncil Appnn-ed
Penait:Nmnber ____ _
Spednl 'Condidon'l:
, I
..\pplkndoo Dt'ldal �asonl:
1
ITEM# 8
DATE: 08/24/21
COUNCIL ACTION FORM
SUBJECT: AMES HIGH SCHOOL HOMECOMING REQUESTS
BACKGROUND:
Ames High School has requested to hold its Homecoming Parade on Monday, September
20, 2021. Parade entries will stage in Parking Lots MM and M and on Pearle Street. The
parade will start on Main Street west of Clark Avenue and proceed east past Douglas
Avenue to the CBD Lot entrance. The parade entries will disperse from the CBD Parking
Lot. The parade will begin at 6:30 p.m. and last approximately 45 to 60 minutes. To help
facilitate this event, the Homecoming Committee asks that the City Council approve the
following closures:
• Fifth Street from Grand Avenue to Pearle Avenue, Pearle Avenue, Main Street from
Pearle Avenue to Duff Avenue, Clark Avenue from north of the CBD lot exit to Fifth
Street, Burnett Avenue from Main Street to Fifth Street, and Kellogg Avenue from
north of the CBD lot exit to Main Street, from 6:00 to approximately 7:30 p.m.
• City Parking Lot MM, the southern three aisles of Lot M, and a portion of CBD Lot Z
from 5:30 p.m. to 7:30 p.m. for parade staging and disassembly (No reserved spaces
would be affected).
City employees will be notified of the Lot M closure. Official vehicles parked in the
northernmost stalls will not be affected. Barricades, staffed by adult volunteers, will be
placed on streets along this route for traffic control purposes. Parking spaces will be
available to the public until 6:00 p.m.; therefore, no parking meter revenue will be lost.
Organizers have consulted with Ames Main Street regarding the event. Staff also advised
the organizers to notify affected businesses along the parade route.
City staff is requesting that the City Council grant a waiver of parking meter fees
and enforcement from 4:00 p.m. to 6:00 p.m. on September 20 for the 55 metered
parking spaces in Lot N, east of City Hall. There are several fitness classes in the
Community Center during evenings, and attendees normally park in Lot M or in metered
spaces on Fifth Street. City staff would like to provide free parking in Lot N for those who
are displaced by parade closures. The loss of revenue to the Parking Fund for this request
is $27.50.
2
ALTERNATIVES:
1. Approve the requests from the Ames High Homecoming Committee for street
closures in connection with the parade to be held on September 20, 2021; and
waiver of meter fees and enforcement in Lot N from 4:00 to 6:00 p.m. on
September 20.
2. Do not approve these requests.
CITY MANAGER'S RECOMMENDED ACTION:
The Ames High Homecoming Parade is a long-standing Ames tradition in the Downtown.
The event has been successfully carried out, and it contributes to the vibrancy of the
Downtown area.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as described above.
1 1
For Office Use Only
Documents Received
Date: ____________________
___ Completed Application
___ Fireworks Application
($25 fee)
___ Insurance Certificate
___ Public Safety & Event
Management Plan
___ Site Plan/Route Map
($25 fee) (Road Race)
___ Vendor List
($50 fee/each)
___ Parking fees
Special Events Meeting
Date ____________________
Time ____________________
Room ___________________
Documents Sent:
___ Alcohol License
ABD ________________
___ Fireworks Permit
___ Road Race Permit
___ TOP
___ Permit
___ Other ________________
Departments Included
___ City Manager: Brian
Phillips and Tasheik Kerr
___ CyRide: Jenny Bethurem
or Rob Holm
___ Electric: Mark Imhoff
___ Fire: Jason Ziph or Rich
Higgins
___ Parks & Rec: Craig
Kaufman or Joshua
Thompson
___ Public Works: Brad Becker
or Dave Cole
___ Police: or
___ Water:
___ Risk Management: Bill
Walton
CAA: Kar n Chitty
:
ISU: Events
Authorization Committee
City Council Meeting
Date _____________________
___ Added to Agenda with CAF
Approved Y N
Reminder Date ____________
SPECIAL EVENT APPLICATION
Applications received less than thirty (30) days before the event may not be processed by
the City in time for the event and will automatically be denied. Each application is viewed
as a new event regardless of previous occasions.
Event Name
Location/Address
Region (Select one or more)
Main Street (Downtown)
Campustown District
Iowa State University Property
City Parks
Other (please explain)
Please note that events occurring in the Downtown, Campustown, in City parks, or on ISU property
require prior approvals. A letter of support will be required from CAA if the event occurs in
Campustown or from if the event occurs in Downtown. Please contact the
appropriate office well in advance:
Downtown -: (515) 233-3472 Campustown -
Campustown Action Association: (515) 450-8771 ISU - Events
Authorization Committee: (515) 294-1437
@amesdowntown.org
director@amescampustown.com
eventauthorization@iastate.edu
TIMELINE
Detailed Description of Event Activities (written overview of event and what’s going to happen)
Event Ends Date Time M T W R F Sa Su
Teardown
Complete Date Time M T W R F Sa Su
Event Category
Concert/Performance
Farmer/Outdoor Market
Other (please explain)
Athletic/Recreation
Exhibits/Misc.
Festival/Celebration
Parade/Procession/March
Rain Date Rain Location
Yes No
Is this an annual event? If yes, how many years?
Setup Date Time M T W R F Sa Su
Event Starts Date Time M T W R F Sa Su
2
CONTACTS
State Zip Code
Cell Phone
Cell Phone
Sponsor/Applicant Name
Address
City
Daytime Phone
E-mail
Alternate Contact Name
Daytime Phone
E-mail
ATTENDANCE
Anticipated Daily Attendance
Yes No
Is this event open to the public?
Is your event being held in conjunction with another event (e.g.Farmers' Market, 4th of July,
etc.)? If yes, please list:
ORGANIZATION STATUS/PROCEEDS
For-Profit
Bona Fide Tax Exempt
Nonprofit
Yes No
Are patron admission, entry, or participant fees required? If yes, please describe and provide
amounts:
Are vendor or other fees required? If yes, please provide amounts:
Percentage of net proceeds going towards fundraising %
Percentage of net proceeds going towards for-profit entity %
SECURITY
Ames Police Department 24 hour non-emergency phone number: 515-239-5133
Please complete the course at https://www.crowdmanagers.com/training for crowd management training.
Yes No
Have you hired a professional security company to develop and manage your event’s security plan?
If yes, please fill out the following information:
Security Organization
State Zip Phone
Address
City
Email
Ames High School Homecoming Parade Committee
1921 Ames High Drive
Ames, IA 50010
July 12th, 2021
Mayor and City Council
City of Ames
515 Clark Avenue
Ames, IA 50010
Dear Mayor Hiala and Members of the Ames City Council,
The Ames High School Homecoming Committee plans to hold Homecoming activities the week
of September 20th, 2021. These activities include the Homecoming parade downtown on
Monday September 20th, 2021. The parade will begin at 6:30pm and is expected to last 30-45
minutes, with streets reopened by 8:00pm. The Homecoming Parade Committee asks that the
City Council approve the following requests:
1. Closure of Pearle Avenue, Burnett Avenue, Kellogg Avenue and Clark Avenue (all from
Main Street to 5th Street), Main Street from Pearle Avenue to Duff Avenue, and 5th
Street from Grand Avenue to Clark Avenue, from 5:30pm to approximately 8:00pm on
September 20th.
2. Closure of City Parking Lot MM and Lot M at 5:30 pm for parade staging.
3. Waiver of parking meter fees for those closed public parking spaces from 1:00-8:00pm.
Thank you for your consideration of these requests.We hope to see you in attendance during
the parade.
Sincerely, Brylie Anderson, Meghan Donald, Caroline Maifield and Eva Kumsher
Ames High School Homecoming Co-Chairs and Parade Co-Chairs
304 Main Street, Ames, IA 50010 515.233.3472 AmesDowntown.org
August 9, 2021
Mayor and City Council
City of Ames
515 Clark Ave
Ames, IA 50010
Dear Mayor Haila and Members of the Ames City Council,
Ames Main Street is proud to offer its support for the 2021 Ames High Fall Homecoming Parade.
We also endorse the necessary street closures throughout Downtown Ames that the parade route
will require. Specifically, the closures pertaining to the parade route along Main Street from
Pearle Avenue to Duff Avenue.
Events of this nature help Ames Main Street achieve its vision of making Downtown Ames the
primary destination of Central Iowa by creating an economically vibrant district with unique living,
dining, and entertainment experiences.
Sincerely,
Steve Goodhue
2021 Ames Main Street Board President
1
ITEM # 9
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: REQUESTS FROM AMES VELO FOR AMES GRAND PRIX
BACKGROUND:
The Ames Velo organization has proposed hosting its fourth annual Ames Grand Prix
bicycle races on Saturday, September 18th and Sunday, September 19th. The event
consists of timed races of 10 to 50 riders per race along a short circuit. It is anticipated
that riders will reach speeds of up to 35 miles per hour on the course. An estimated 300
individuals are anticipated to attend the two days of racing.
MAIN STREET CRITERIUM EVENT:
On Saturday, September 18th, the races will take place Downtown from 3:45 p.m. until
approximately 11:00 p.m. This year, the Main Street Criterium will serve as the 2021
Iowa State Criterium Championships. To facilitate this event, organizers have requested
the following:
• Closure of Main Street from Clark Avenue to Douglas Avenue, Douglas Avenue
from Main Street to Sixth Street, Sixth Street from Douglas Avenue to Burnett
Avenue, Burnett Avenue from Sixth Street to Main Street, Fifth Street from
Douglas Avenue to Clark Avenue, Kellogg Avenue from Main Street to Sixth
Street, and Clark Avenue from Fifth Street to Main Street from 3:45 p.m. to 11:00
p.m.
• Closure of 187 metered parking spaces from 2:30 p.m. to 11:00 p.m. along the
race route and suspension of parking enforcement. City staff estimates that this
will result in a loss of $163.25 to the Parking Fund
• Blanket Temporary Obstruction Permit for the closed area
• Waiver of Road Race Permit fee ($25)
A finish line will be established in the 300 block of Main Street, and organizers will use a
speaker system to announce race results. A race command post will be set up on
Douglas Avenue. The speed of racers requires them to use the full width of the street
when entering and exiting turns. However, organizers will attempt to close intersections
in a way that allows vehicle traffic to turn onto adjacent streets to get past the race area.
CyRide will detour from Sixth Street to avoid the closed streets. Organizers have
contacted Ames Main Street regarding this event, and Ames Main Street has provided a
letter of support.
In this style of race, the riders tend to group together. Therefore, organizers will manage
the street closures in a way that allows for motorists and pedestrians to cross into the
2
center of the race area when the route is clear. The organizers have staff that is
experienced in managing street closures for bicycle races.
RESEARCH PARK CIRCUIT RACE:
The following day, Sunday, September 19th, races will be held from 8:00 a.m. to
approximately 5:00 p.m. in the ISU Research Park. This year, the route will be modified
from the route used in prior years. Riders will begin at Collaboration Place in front of the
Research Park Core Building, ride north on University Boulevard, east on Airport Road,
south on S. Riverside Drive, and west on Collaboration Place to complete the loop.
To facilitate this event, organizers have requested closure of the following from 8:00
a.m. to 5:00 p.m. the day of the event:
• Collaboration Place
• Plaza Loop
• University Boulevard from Collaboration Place to Airport Road (northbound lane
only; southbound lane to remain open to traffic)
• Airport Road from University Boulevard to S. Riverside Drive (one eastbound
lane only; the road will remain open to both east- and westbound traffic)
• South Riverside Drive (southbound lane only; northbound lane to remain open to
traffic)
The lanes dedicated to riders will be delineated with traffic cones. During the race,
vehicle traffic will be able to proceed through the University/Airport roundabout;
however, because there is only one traffic lane in the southeastern quarter of the
roundabout, vehicle traffic will be temporarily stopped from entering the roundabout
when the cyclists approach that intersection. Advanced warning signs will be used to
alert drivers and volunteers will be provided with handheld signs to stop traffic at the
roundabout when necessary.
For the Research Park Circuit, organizers are requesting a blanket Temporary
Obstruction Permit, a blanket Vending License, waiver of the Vending License fee
($50), and waiver of Waiver of Road Race Permit fee ($25). A letter of support from the
ISU Research Park has been obtained for this event.
In previous years, organizers have arranged for alcohol service for attendees, provided
by the Thirsty Pig. Should the organizers wish to pursue alcohol service again this year,
the appropriate alcoholic beverage license will be applied for separately by this vendor
for Council approval at a later date.
ISSUES FOR BOTH RACES:
Public Works will provide barricades and will place electronic message board signs in
each area prior to the race announcing the closures (if signs are available at that time).
3
Because of the high speeds of riders at these events and the potential for serious harm
if a rider encounters a roadway defect, Public Works will modify its street-sweeping
schedule to clear street debris from these routes the day prior to the race. Additionally,
City staff has requested that organizers inspect the pavement along the routes in the
days prior to the event and contact staff to patch any pavement defects that could cause
injury to a racer.
Organizers will obtain liability insurance through USA Cycling once the event is
approved by the City Council. The insurance limits proposed exceed the City’s minimum
requirements for special events. Additionally, City staff has asked that the participants’
hold harmless waivers also include language holding the City harmless.
ALTERNATIVES:
1. Approve the requests for the Ames Grand Prix on September 18-19 including,
waiver of blanket Vending License fee and Road Race Permit fees, as outlined
above, contingent upon receipt of a certificate of liability insurance and
reimbursement for lost parking revenue.
2. Direct staff to work with organizers to find alternative locations for these events.
3. Deny the requests.
CITY MANAGER’S RECOMMENDED ACTION:
This event is a unique opportunity to bring bicycle racing to Ames. The event proposed
has the support of Ames Main Street and the ISU Research Park. Organizers have
experience hosting these events in the past and have taken precautions in their
planning to ensure a safe, enjoyable event for the community.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, as described above.
4
5
6
7
8
Smart Choice
515.239.5101 main
5.239.5142 fax
Ave.
w.CityofAmes.org
MEMO
To: Mayor Haila and Ames City Council
From: Deb Schildroth, Assistant City Manager
Date: August 24, 2021
Subject: Climate Action Plan Supplemental Input Committee
Appointments
One of the tools being used to ensure that the City’s Climate Action Plan
(CAP) process engages and empowers residents, businesses, and
institutions is the creation of the Supplemental Input Committee
(Committee).
Committee representation comes from twelve community sectors:
Building Contractors/Developers, Business, City-at-Large, Civic/Non-profit,
Community Schools, Faith-based Organizations, Healthcare, Iowa State
University Administration (appointees), Iowa State University Student
Government (appointee), Iowa State University students, Non-City
Government Agency, and Residential. An application process similar to
the process the City uses for other boards and commission was followed
and over 50 applications were received.
The overarching role of the Committee is to offer feedback at designated
stages of the CAP development including establishing carbon reduction
targets. The Committee serves as a conduit between the community
sectors they represent and the CAP consultant, SSG. The Committee is
responsible for implementing outreach strategies developed in our
Engagement and Outreach Plan and suggesting new strategies.
This memo is accompanying the list of Committee members appointed by
the Mayor and requiring approval by Council. The Committee meetings
fall under applicable public meetings and public records laws.
Item No. 10
Mayor’s Recommendation for the Climate Action Plan Supplemental Input Committee
•
• Eric Abrams
•Jon Banwart
Building Contractors/Developers – (2)
•Justin Dodge
•Luke Jensen Residential – (3)
•Hongli Feng
• Peter Hallock
•Joel Logan
Faith Based – (2)
•Ellen Johnsen
•Allison Brundy Civic/Non-Profit – (3)
•Melissa Murray
• Robert Haug
•Pat Sauer
Community Schools – (3)
•David Lee
• Ananya Balaji
•Jacob Stevens
Non-City Government – (2)
•Latifah Faisal
•Nancy Franz ISU Student Government Appointee – (1)
•Elizabeth Smith ISU Students – (3)
•Victoria Kyveryga
• Hector Arbuckle
•Alexandra Walton
ISU Appointees – (2)
•Mark Kruse
•Dr. Bill Gutowski City at Large – (2)
•Troy Weary
•Adib Amini Health Care – (1)
•Karen Keil Rosser
1
ITEM # 11
DATE 08/24/21
COUNCIL ACTION FORM
SUBJECT: 2022 CERTIFIED LOCAL GOVERNMENT (CLG) GRANT APPLICATION
TO FUND AN INTENSIVE SURVEY OF CHAUTAUQUA PARK &
RIDGEWOOD SUBDIVISIONS
BACKGROUND:
On April 13, 2021, the City Council approved an update to the Goals, Objectives, and
Action Steps of the Ames Comprehensive Historic Preservation Plan (HPP) initially
adopted in 2009, as requested by the Historic Preservation Commission. The HPP
provides a framework for the City and its Historic Preservation Commission regarding the
development of its priorities and annual Work Plan.
As a result of the updated Plan, the Historic Preservation Commission formed a
subcommittee to review if there might be an area of Ames appropriate for an intensive
level historic resource survey. Each year the State Historic Preservation Office (SHPO)
makes available Certified Local Government (CLG) Grant funding which promotes historic
preservation at the grassroots level. This program is jointly administered by National Park
Service (NPS) and the State Historic Preservation Offices (SHPO). The City has Certified
Local Government status from the National Park Service, Department of the Interior, and
therefore qualifies as a grant applicant. The last time the City applied and received funding
through the CLG grant program was in 2009.
The proposed project is to complete an intensive survey that includes up to 107
properties in the Chautauqua Park and Ridgewood Subdivisions (see last page of
Attachment A). Cultural resource management consultant William Page identified this
area as potentially eligible for National Register of Historic Places (NR) listing under
Criteria A and C in a City-funded reconnaissance survey in 1992. Exploratory site visits
by members of the HPC in August 2021 suggest that little physical change has occurred
in this area since Page’s 1992 survey. The area retains a high level of integrity as per
National Register standards. The proposed district is bounded by Sixth Street on the
south, the 1910 and 1916 plat map boundaries on the west, an irregular line at Orchard
Avenue on the north, and the Union Pacific railroad right-of-way on the east.
Although the City of Ames would be the recipient of the grant, the vast majority of
work and administration would occur by or through the HPC. The project would be
administered primarily by three members of the HPC and utilize students to complete the
surveys. Two to three Iowa State students in disciplines of history, architecture, landscape
architecture and/or urban design will complete a historic context, research primary source
documents, photograph all resources and complete State of Iowa inventory forms for all
properties in the project area. All grant-funded activities will be under the strict supervision
of three Historic Preservation Commission members who meet the Secretary of the
Interior’s Standards and Guidelines – Professional Qualification Standards for historic
preservation practice under 36 CFR Part 61 (History and/or Architectural History areas).
WORK PRODUCTS:
2
The work products to be completed through this project are:
• Historic Context for Chautauqua Park/Ridgewood Historic District.
• Intensive inventory forms for up to 107 properties.
• Informational meetings for property owners/residents in the project area.
COORDINATION:
HPC Commissioner Mary Jo Winder will be responsible for management of the project.
She will provide her professional knowledge to select and hire students, train students
and volunteers on methodology and technical aspects of completing an intensive survey,
ensure quality control, and review and approve all work products. Her contribution will be
60% or more of the in-kind match.
HPC Chair and Professor of Historic Preservation Ted Grevstad-Nordbrock will co-
manage the project and will provide his expertise to select and hire students, train
students and volunteers, conduct neighborhood meeting, and ensure quality control. He
will also serve as liaison to the College of Design and College of Liberal Arts and Sciences
at Iowa State University. His contribution will be 20% or more of the in-kind match.
Commissioner Susan Minks will be available to support the training of students and
volunteers, conduct neighborhood meetings, and ensure quality control. Her contribution
will be 10% or more of the in-kind match.
Alex Fejfar, Exhibits Manager, Ames History Museum, will provide research assistance
of the museum archives and reproduce and provide copies of relevant primary source
documents. His contribution will be approximately 5% of the in-kind match.
Volunteers, Ames History Museum, will be recruited to assist with archival research,
survey field work and other activities to support the survey project. Volunteer in-kind
match will be approximately 5%.
ISU Students (2-3) will complete an historic context of the Chautauqua Park/Ridgewood
district, complete all field work, including required photography, research all available
primary source documents and complete approximately 107 inventory forms. The
$14,000 CLG grant will compensate the students for their work.
BUDGET REQUIREMENTS OF THE CLG GRANT:
Approximately $95,000 has been allocated by the State of Iowa for use as 2022 CLG
grant funds. This is a competitive grant program. A CLG grant may cover up to sixty
percent (60%) of the total project costs. The City of Ames must provide the remaining
forty percent (40%) of the total project cost as a match, either in kind or as a cash match.
The request is for a total of $14,000 in grant funds. The City would be reimbursed for
expenses at the end of the project. The proposed budget is summarized as follows:
Expense Total
Interview/Hire Student Surveyors $ 654 $ 654
Train Student Surveyors 736 736
3
Historic Context $ 1,200 270 1470
Neighborhood Meetings (2) 736 736
107 Inventory Forms 12,800 3,204 16,004
TOTAL $14,000 0 $5,600 $19,600
TIMELINE:
The submittal to the State for the CLG grant is due by September 3. A decision about the
award is expected in December 2021. After the notice of award, a formal grant agreement
between the City and the State would be required; this would likely occur in January or
February 2022. The project would start after approval of the grant agreement and would
need to be completed by June 2023.
ALTERNATIVES:
1. Authorize the Mayor to sign a grant application prepared by the Ames Historic
Preservation Commission on behalf of the City to be submitted to the State
Historical Society of Iowa to fund the Chautauqua Park/Ridgewood Intensive
Survey.
2. Do not pursue the grant opportunity or the project.
3. Refer the CLG grant application back to the Ames Historic Preservation
Commission and City staff for additional information and/or changes. Note that with
this option we would miss the Grant Deadline of September 3rd.
CITY MANAGER’S RECOMMENDED ACTION:
The application for a 2022 CLG grant from the Iowa State Historical Society has been
prepared by Mary Jo Winder of the Ames Historic Preservation Commission and City
staff. This grant application is consistent with the intent of the Ames Comprehensive
Historic Preservation Plan and with the HPC 2021 Work Plan. No funds are requested
from the City. The 40% in-kind match would be primarily provided by volunteer
hours of the HPC.
The request is to authorize the submittal of the CLG Grant Application only. If funded, the
grant agreement would be placed on the agenda for Council action in January or February
of 2022. Therefore, it is the recommendation of the City Manager that the City Council
adopt Alternative #1, as described above.
4
ADDENDUM:
Elements of an Intensive Survey. An intensive survey, as the name implies, is designed
to identify and describe the historic resources precisely and completely. It involves a
thorough inspection of all historic resources identified within the survey boundaries, and
detailed background research into the history of the properties, events, and people
associated with them, and an evaluation of their significance. A completed intensive
survey can provide a solid basis for a possible future National Register nomination for a
particular resource, if so desired.
Owners/residents will be provided with the results of the survey so that they will become
aware of the district's significance and be able to decide if they want to have the honor of
listing as a National Register Historic District. They will also be able to determine if they
want their neighborhood to receive protection from unsympathetic alterations by
becoming a Local Historic District with a Historic District zoning overlay. Both actions will
offer some protection to preserve this important historic resource.
The community as a whole will benefit from this survey project as it will provide all its
citizens the knowledge of the historical ties this neighborhood has to its past. The project
will give information that will be valuable to the community's sense of place in history, to
its awareness of historic residential architecture and city development, and a source of
appreciation and pride for the pieces of history that remain to this day. Listing in the
National Register will also allow property owners to pursue financial incentives for historic
rehabilitation work. Data generated from this grant-funded project will also aid City of
Ames Planning staff in the execution of land use and zoning duties and their liaison work
with the Historic Preservation Commission.
Goals and Objectives of the Ames Comprehensive Historic Preservation Plan. The
Chautauqua Park/Ridgewood Intensive Survey project supports the following goals and
objectives of the Ames Comprehensive Historic Preservation Plan as updated on April
13, 2021:
Goal #1. Acknowledge the role of historic preservation in encouraging civic pride,
neighborhood identity, economic vitality, and community sustainability.
Objective A: Adopt strategies to conserve historic neighborhoods, which reflect their
organic development, historical roles and traditions, modern needs, and economic
health and stability.
The survey will produce documentation that will inform the neighborhood, and the
community, of the importance of the architectural history of the district.
Goal #2. Promote the preservation of historically, architecturally and archaeologically
significant resources in the community.
5
Objective B: Promote economic incentive opportunities to encourage the
preservation of historic buildings and neighborhoods.
Owners/residents in the district will be introduced to protection options and state tax
incentives that will promote historic preservation in the community.
Objective D: Encourage private support and commitment for preservation
undertakings.
Results will be shared with residents on the historic significance of their neighborhood
and encourage support for local landmark district designation and/or National Register
listing.
Goal #3. Enhance municipal policies to protect historic resources and implement
policies through identification, effective legislation and efficient regulatory measures.
Objective A: Continue to improve Ames inventories of historic properties through
reconnaissance and intensive historical, architectural and archaeological surveys.
This project will significantly increase the documentation of residential buildings that are
eligible for local, state and national designations. It will enhance the City's ability to
provide protection for its historic resources.
Goal #4. Educate the public concerning the value and benefit of historic preservation.
Objective A: Promote and offer lectures, workshops and other educational
opportunities focused on historic preservation.
The project proposal includes at least one informational meeting that will introduce
participants to the City's historic preservation program, the National Register of Historic
Places and the Iowa Rehabilitation Tax Credit program.
6
ATTACHMENT A
DRAFT CLG GRANT APPLICATION
State Historical Society of Iowa
2022 Certified Local Government Grant Application
1. Name of Project - Chautauqua Park/Ridgewood Intensive Survey
2. Applicant Name - City of Ames Historic Preservation Commission
3. Applicant Type - Certified Local Government (CLG)
4. Is your CLG in Good Standing? - Yes
5. Federal Employer ID # - 42-6004218
6. DUNS Number - 061320917
7. Applicant Address - 515 Clark Avenue
8. Applicant City - Ames
9. Applicant County - Story
10. Applicant State - IA
11. Applicant Zip Code - 50010
12. First name of the person who prepared the grant application - Mary Jo
13. Last name of the person who prepared the grant application - Winder
14. Preparer's email - windermaryjo@gmail.com
15. Preparer's phone number - - 626-664-9464
16. Title of your chief elected official - Mayor
17. First name of your chief elected official - John
18. Last name of your chief elected official - Haila
19. Chief elected official's email - John.haila@cityofames.org
20. Chief elected official's phone number - 515-290-5436
21. First name of the CLG staff person - Ray
22. Last name of the CLG staff person – Anderson.
23. CLG staff person's email -ray.anderson@cityofames.org
24. CLG staff person's phone number - 515-239-5270
25. First name of local project manager - Mary Jo
26. Last name of local project manager - Winder
27. Local project manager's email address - windermaryjo@gmail.com
28. Local project manager's daytime phone number - 626-664-9464
29. Iowa Congressional District 4
30. Iowa Senate District 23
31. Iowa House District 45
7
CLG Project Information and Scope of Work
1. Brief description of project - The proposed project is to complete an intensive survey that
includes up to 107 properties in the Chautauqua Park and Ridgewood Subdivisions.
2. Type of Project - Intensive Level Survey
2.1. Provide the amount of acreage to be surveyed - Approx. 46 acres
2.2. Provide the number of contributing and noncontributing resources to be surveyed –
80 contributing/27 non-contributing
3. Scope of Work - Describe your project in detail:
• specifically identify the historical resource and state its significance
• provide an overview of the activities you will complete
• explain how the proposed actions will assist the historical resource(s)
• describe how the project will have an impact on the local community (neighborhood,
town, region) or however you define "community."
The Chautauqua Park/Ridgewood project area is a grouping of single-family residential
properties that appear eligible for listing in the National Register of Historic Places (NR)
and designation as a City of Ames Historic District. Cultural resource management
consultant, William Page, identified this area as potentially eligible for NR listing under
Criteria A and C in a city-funded reconnaissance survey in 1992. The two subdivision
areas adjoin one another and are located to the northwest of the City's historic downtown.
The proposed district is bounded by Sixth Street on the south, the 1910 and 1916 plat
map boundaries on the west, an irregular line at Orchard Avenue on the north, and the
Union Pacific railroad right-of-way on the east. Exploratory site visits in August 2021,
suggest that little physical change has occurred in this area since Page’s 1992 survey. The
area retains a high level of integrity as per National Register standards.
Two to three Iowa State undergraduate or graduate students in disciplines of history,
architecture, landscape architecture and/or urban design will complete a historic context,
research primary source documents, photograph all resources and complete State of Iowa
inventory forms for all properties in the project area. All grant-funded activities will be
under the strict supervision of three Historic Preservation Commission members who
meet the Secretary of the Interior’s Standards and Guidelines – Professional Qualification
Standards for historic preservation practice under 36 CFR Part 61 (History and/or
Architectural History areas).
The results of this project will determine the historic significance of this Ames
neighborhood and its eligibility for listing in the National Register of Historic Places.
Owners/residents will be provided with the results of the survey so that they will become
aware of the district's significance and be able to decide if they want to have the honor of
listing as a National Register Historic District. They will also be able to determine if they
want their neighborhood to receive protection from unsympathetic alterations by
becoming a Local Historic District with a Historic District zoning overlay. Both actions
will offer some protection to preserve this important historic resource.
The community as a whole will benefit from this survey project as it will provide all its
citizens the knowledge of the historical ties this neighborhood has to its past. The project
will give information that will be valuable to the community's sense of place in history, to
its awareness of historic residential architecture and city development, and a source of
appreciation and pride for the pieces of history that remain to this day. Listing in the
National Register will also allow property owners to pursue financial incentives for
historic rehabilitation work. Data generated from this grant-funded project will also aid
8
City of Ames Planning staff in the execution of land use and zoning duties and their
liaison work with the Historic Preservation Commission.
4. Coordination - Describe the division of labor, project responsibilities of consultant, local
project director, staff, and volunteers.
HPC Commissioner Mary Jo Winder will be responsible for management of the project.
She will provide her professional knowledge to select and hire students, train students
and volunteers on methodology and technical aspects of completing an intensive survey,
ensure quality control, and review and approve all work products. Her contribution will
be 60% or more of the in-kind match.
HPC Chair and Professor of Historic Preservation Ted Grevstad-Nordbrock will co-
manage the project and will provide his expertise to select and hire students, train
students and volunteers, conduct neighborhood meeting, and ensure quality control. He
will also serve as liaison to the College of Design and College of Liberal Arts and
Sciences at Iowa State University. His contribution will be 20% or more of the in-kind
match.
Commissioner Susan Minks will be available to support the training of students and
volunteers, conduct neighborhood meetings, and ensure quality control. Her contribution
will be 10% or more of the in-kind match.
Alex Fejfar, Exhibits Manager, Ames History Museum, will provide research assistance
of the museum archives and reproduce and provide copies of relevant primary source
documents. His contribution will be approximately 5% of the in-kind match.
Volunteers, Ames History Museum, will be recruited to assist with archival research,
survey field work and other activities to support the survey project. Volunteer in-kind
match will be approximately 5%.
ISU Students (2-3) will complete an historic context of the Chautauqua Park/Ridgewood
district, complete all field work, including required photography, research all available
primary source documents and complete approximately 107 inventory forms. The
$14,000 CLG grant will compensate the students' work.
5. Work Products - List the tangible products required for your type of project. Identify
additional intangible products or benefits.
Historic Context for Chautauqua Park/Ridgewood Historic District.
Intensive inventory forms for up to 107 properties.
Informational meetings for property owners/residents in the project area.
6. Schedule - List proposed deadlines for completing different parts of the project, such as
hiring the consultant, organizing and training volunteers, conducting meetings, research
design (if required), preparing materials, submitting draft and final products.
Day 1-30, interview and hire student participants.
Day 31-60, train student participants and volunteers.
Day 61-150, complete required photography, field work, and primary source
documentation.
Day 151-180, complete historic context.
Day 181-210, complete 46 inventory forms.
Day 211-240, complete remaining inventory forms.
Day 241, submit draft intensive survey to SHPO.
Day 241-260, conduct informational meeting for affected owners/residents.
9
Day 261, submit final intensive survey documents: Historic Context for Chautauqua
Park/Ridgewood Historic District; Intensive-level inventory forms for up to 107
properties.
7. Coordination with local and state preservation plans - Explain how the proposed project
will help fulfill the goals and objectives of your local preservation plan and the state
preservation plan, Broadening Preservation's Reach.
If this is part of a multi-phase project, describe the completed project segments and/or
future ones that are linked to this project application. Each year's project must be able to
stand alone. Funding of one year does not guarantee funding of future phases.
This project supports the following goals and objectives of the Ames Comprehensive
Historic Preservation Plan of April 13, 2021.
Goal #1. Acknowledge the role of historic preservation in encouraging civic pride,
neighborhood identity, economic vitality, and community sustainability.
Objective A: Adopt strategies to conserve historic neighborhoods, which reflect their
organic development, historical roles and traditions, modern needs, and economic health
and stability. [The survey will produce documentation that will inform the neighborhood,
and the community, of the importance of the architectural history of the district.]
Goal #2. Promote the preservation of historically, architecturally and archaeologically
significant resources in the community.
Objective B: Promote economic incentive opportunities to encourage the preservation
of historic buildings and neighborhoods. [Owners/residents in the district will be
introduced to protection options and state tax incentives that will promote historic
preservation in the community.]
Objective D: Encourage private support and commitment for preservation
undertakings. [Meetings with residents will focus on the historic significance of their
district and encourage support for landmark district designation and/or National Register
listing.]
Goal #3. Enhance municipal policies to protect historic resources and implement policies
through identification, effective legislation and efficient regulatory measures.
Objective A: Continue to improve Ames inventories of historic properties through
reconnaissance and intensive historical, architectural and archaeological surveys. [This
project will significantly increase the documentation of residential buildings that are
eligible for local, state and national designations. It will enhance the City's ability to
provide protection for its historic resources.]
Goal #4. Educate the public concerning the value and benefit of historic preservation.
Objective A: Promote and offer lectures, workshops and other educational
opportunities focused on historic preservation. [The project proposal includes at least
one informational meeting that will introduce participants to the City's historic
preservation program, the National Register of Historic Places and the Iowa
Rehabilitation Tax Credit program.]
This project also meets goals of the State's Preservation Plan. Specifically, it contributes
to the following goals.
Goal 1: Broaden knowledge about places important to Iowa history, architecture and
archeology. [Approximately 107 historic resources will be added to the state's data base.]
10
Goal 2: Build and strengthen local preservation capabilities. [The completed survey
provides knowledge that will strengthen the City of Ames historic preservation program.]
Goal 4: Strengthen protection of historic and prehistoric resources. [Recognition of the
significance of this historic district provides the foundation for the City's capability of
protecting more of its historic resources.]
CLG Budget
CLG Grants require at least that the applicant match equal a minimum of 40% if total project
costs.
In the Budget form below, please provide sufficient detail to demonstrate that your
project can be completed for the amount requested. Be sure to provide estimated number
of hours and unit costs where appropriate.
More information can be found in the grant guidelines.
1. Grant Request - 14000
2. Total Cash Match - 0
3. Total In-Kind Match - 5600
4. Total Project Budget – 19600
5. Budget Form
Expense Detail Grant Request Cash Match In-Kind Match Total ($)
CLG Past Grant Contract Performance
Specifically address the success or challenges faced in carrying out the requirements of past
Certified Local Government grant projects. According to staff of the City of Ames, the most
recent CLG grant funded project, the Intensive Survey of College Heights Neighborhood was
completed in 2008/2009. Additionally, a grant was received in FY2009 for a Historic Masonry
Restoration Workshop. There were no issues with the completion of either of these projects and
all materials were submitted by the required deadline.
The City of Ames has met its obligation to submit annual reports since becoming a Certified Local
Government.
CLG Minority Impact Statement
Pursuant to 2008 Iowa Acts, HF 2392, Iowa Code Section 8.11, grant applications submitted to
the State of Iowa shall include a Minority Impact Statement. This is the state’s mechanism to
require grant applicants to consider the potential impact of the grant project’s proposed
programs or policies on minority groups.
1. Please choose the statement that pertains to this grant application. Complete all the
information requested for the chosen statement.
The proposed grant project program or policies are not expected to have a
disproportionate or unique impact on minority persons.
1.1 Present the rational for determining no impact.
An historic/architectural survey is not an activity that would impact a minority group
or person any more than a group or person outside a minority group.
11
Certification
I hereby certify that the information on this form is complete and accurate, to the best of my
knowledge.
Mary Jo Winder
Attachments
Signed letter from chief official
This is needed.
National Register nomination permission/support
If you propose to nominate an individual property to the National Register, please provide a
letter from the owner stating that they give permission for the nomination.
‘If you propose to nominate a historic district, please provide documentation that you have held a
public meeting and that there is local support and among the property owners for the nomination.
N/A at this time.
Portfolio
Photos & Maps
12
1
ITEM#: 12
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: AWARD OF CONTRACT FOR CYRIDE HEAVY-DUTY BUS PURCHASE
BACKGROUND:
CyRide has been awarded funding through both discretionary and formula grants for eight
new 40-foot heavy-duty diesel buses. Together these grants will cover 97% of the
acquisition. The budget for this bus purchase is as follows:
Funding Sources Amount
Total Funds Available $4,104,257
Due to the uncertainty of receiving funding from the VW Settlement, CyRide included local
funding in the FY 2022 Capital Improvements Plan (CIP) in the amount of $229,894 for
the purchase of three 40-foot heavy duty diesel buses. In the FY 2023 CIP, five additional
buses were identified for purchase with planned local match amount of $391,244.
CyRide was awarded $500,000 in the VW Settlement funding and these funds must
be requested in one lump sum. The full utilization of the VW grant funding reduces
the local match from $621,138 to $121,128 and allows CyRide to purchase all eight
buses in FY 2022. The following table details the buses being replaced, the original
programmed replacement date in the CIP, and the funding sources for executing the bus
purchase:
Project Capital
Plan
Federal Local Total
VW CyRide
Total $3,483,119 $500,000 $121,138 $4,104,257
2
The Iowa Department of Transportation completed a statewide heavy duty bus bid in the
fall of 2018, which is valid through October 31, 2021. Transit agencies in the State of Iowa
can use the resulting contract to purchase buses, saving agencies administrative time
and money. After evaluating purchasing options available through the Iowa DOT
contract, CyRide has determined that buses produced by Gillig Corporation of
Livermore, California will provide the best overall value to CyRide.
Gillig Corporation has completed preliminary pricing for the vehicles. The estimated price
per bus has been quoted at $470,606 each, for a total cost of approximately $3,764,848.
Additional technologies like automatic passenger counters are still being considered for
the buses. CyRide staff will continue to refine bus specifications until approximately six
months before the vehicles are built, at which point the manufacturer will provide updated
pricing. Since vehicle pricing is not finalized until late in the process, CyRide is requesting
approval of award to Gillig Corporation of Livermore, California, in the not-to-exceed
amount of $4,104,257. The delivery date of the buses will be approximately 18-20 months
from the date the purchase order is issued.
The Transit Board of Trustees approved the award of the contract at its August 11, 2021
meeting.
ALTERNATIVES:
1. Approve award of contract to Gillig Corporation of Livermore, California in the not-
to-exceed amount of $4,104,257 for the purchase of eight new 40-foot heavy-duty
diesel buses.
2. Do not approve award of contract and direct staff to evaluate alternative
purchasing options.
CITY MANAGER’S RECOMMENDED ACTION:
Approval of this contract will allow CyRide to replace eight existing buses within its heavy-
duty fleet and help CyRide maintain a state of good repair as required by FTA.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as noted above.
ITEM#: 13
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: HOMEWOOD SLOPE STABILIZATION PROJECT
BACKGROUND:
Near Hole #4 of Homewood Golf Course, there was an unstable steep slope severely
eroding across the Skunk River Trail and into the river. Slope stabilization with native
vegetation was attempted as part of previous projects; however, the slope further eroded,
taking more trees across the shared use path and into the river. Further geotechnical
investigation identified high groundwater and soil instability near the top of the slope. This
project stabilized the slope, managed the groundwater, and added native
vegetation with deep root systems to secure the soil.
On December 22, 2020, City Council awarded the project to RW Excavating Solutions,
Inc. of Prairie City, Iowa, in the amount of $535,192.55. Change Orders for the project
have been approved as follows:
• Change Order No. 1 added subdrain pipe and outlets due to additional
groundwater causing unstable conditions on the slope in an amount of $35,070.40.
• Change Order No. 2 added subdrain pipe and outlets plus trail repair at the base
of the steep slope, additional split rail fence and also deleted bid items for
pavement removal and new asphalt pavement for a net deduction in the amount
of $85,878.
• Change Order No. 3 was administratively approved to include export of soil,
adding riprap and removing/replacing trail (all at the location of an additional mid-
slope failure) for a cost increase of $38,904.
• Change Order No. 4 balances final field quantities for a net deduction of
$20,112.67.
Construction has been completed in the amount of $503,176.28. Engineering and
construction administration are estimated to cost $100,635, bringing the total estimated
cost of the project to $603,811.28. Funding for the project is in the amount of $1,142,322
from previously unallocated G.O. Bonds. Remaining funds will be used for additional
eligible infrastructure projects.
ALTERNATIVES:
1. Approve Change Order No. 4 and accept the Homewood Slope Stabilization
Project as completed by RW Excavating Solutions, LC of Prairie City, Iowa in the
amount of $503,176.28.
2. Direct staff to make changes to the project.
CITY MANAGER’S RECOMMENDED ACTION:
This project has now been completed. Therefore, it is the recommendation of the City
Manager that the City Council adopt Alternative No. 1, as noted above.
ITEM # ____14_____
DATE 08-24-21
COUNCIL ACTION FORM
SUBJECT: FLOOD MITIGATION – RIVER FLOODING TREE CLEARING
BACKGROUND:
On February 11, 2020, City Council approved the FEMA grant funding agreement for the
stream bank restoration project providing flood mitigation in the channel of Ioway Creek.
A central component includes conveyance improvements within the channel
approximately 2,000 feet either side of the South Duff Avenue bridge. The cost share
amounts for this grant are as follows:
Funding
Funding
% of
Federal: $ 3,747,450 75%
Local: $ 1,249,150 25%
On March 9, 2021, City Council awarded the Flood Mitigation – River Flooding (Tree
Clearing) project to RW Excavating Solutions, LC of Prairie City, Iowa in the amount of
$74,745 as the Base Bid plus all Alternates except 5, 6, and 7. Change Order No. 1, in
the amount of $14,540, added the Alternate 5 area to the contract along with the
harvesting of 35 root wad trees (to be used during the grading contract for providing
habitat within the stream as well as controlling stream flows to prevent erosion). On May
25, 2021 City Council approved Change Order No. 2 for additional of seeding/mulching
and wattles for erosion control for a contract increase of $74,800, bringing the total tree
clearing contract to $164,085.
The felled trees currently stockpiled along Ioway Creek in this project area are
being incorporated into the final design of the overall Flood Mitigation – River
Flooding project. The larger project is scheduled to have a Fall 2021 bid letting.
The contractor will have options to haul out the trees or incorporate them
(mulch/grind) into the erosion control/final stabilization of the project.
ALTERNATIVES:
1. Accept the Flood Mitigation – River Flooding (Tree Clearing) project as completed
by RW Excavating Solutions, LC of Prairie City, Iowa in the amount of $164,085.
2. Direct staff to revise the project.
CITY MANAGER’S RECOMMENDED ACTION:
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as noted above.
1
ITEM#: 15
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: 2017/18 MAIN STREET PAVERS (CLARK – BURNETT)
BACKGROUND:
This project provided for the replacement of the pavers in the Main Street corridor. The
original pavers were installed with the Main Street Reconstruction project in 1999. Over
time, the pavers have proven to be difficult to maintain. This is the first phase of the Main
Street Pavers replacement program, which removed and replaced pavers along both
sides of Main Street between Clark Avenue and Burnett Avenue.
On September 8, 2020 City Council awarded the project to Pillar, Inc in the amount of
$175,408.46. Change Order No. 1 in the amount of $120,582 included replacement of
the concrete base under the pavers. This change order was approved by City Council on
April 27, 2021. Change Order No. 2 in the amount of $34,689.55 is the balancing change
order for the project as well as for the deaccession of the wall at Tom Evans Plaza. The
construction work was completed in the amount of $330,680.01. Engineering and
contract administration were $3,632 bringing overall project costs to $334,312.01
Funding Source
Available
Revenue
Estimated
Expenses
2017/18 Main Street Pavers (Clark to Burnett) $171,000
2018/19 Main Street Pavers (Burnett to Kellogg) 171,000
2019/20 Main Street Pavers (Kellogg to Douglas) 190,000
Return to Road Use Tax Fund for COVID-19 Shortfall (165,697)
2020/21 Main Street Pavers (Douglas to Duff) 88,000
Public Art Commission Wall Demolition Support 1,500
2017/2018 Construction of Main Street Pavers (Clark to Burnett) $330,680.01
Engineering 3,632.00
$455,803 $334,312.01
The remaining funding has been rolled into the second phase of the Main Street Paver
project from Burnett Ave to Kellogg Ave, approved by City Council on June 22, 2021.
2
ALTERNATIVES:
1. Accept the 2017/18 Main Street Paver Project (Clark to Burnett) as completed
by Pillar, Inc. in the amount of $330,680.01.
2. Direct staff to make changes to the project.
CITY MANAGER’S RECOMMENDED ACTION:
This phase of the paver replacement work is now complete. By accepting the project staff
can focus on future phases of the Main Street Paver replacement work. Staff will continue
to work on education with adjacent business owners regarding the use of deicing
chemicals on the new paver products.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as noted above.
ITEM #__16a___
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: PROPOSED DOWNTOWN REINVESTMENT DISTRICT URBAN
RENEWAL AREA AND PLAN
BACKGROUND:
At its February 23, 2021 meeting, City Council voted to proceed with the process
to create an Urban Renewal Area that would have the same boundaries as the area
included in the Iowa Reinvestment District Program Application. Urban Renewal
Areas (URA) allow for a city to use a variety of powers and authorities to remove slum
and blight and support economic development within an URA, as defined by Chapter 403
of the Code of Iowa. An Urban Renewal Plan for an Urban Renewal Area may also
establish Tax Increment Financing (TIF) districts to financially support the objectives and
projects of the Urban Renewal Plan.
The proposed URA comprises approximately 75 acres of land in and near downtown
Ames (Attachment 1). The proposed boundaries overlap with the Downtown area as well
as the Lincoln Way Corridor Plan. Downtown is highlighted within the City’s Land Use
Policy Plan as an Urban Core and point of emphasis for supporting amenities and high
levels of commercial. The Lincoln Way Corridor Plan, along with the Downtown Gateway
Commercial (DGC) zoning district, were created and adopted with the intent to foster
redevelopment within this general area and to support reinvestment in Downtown.
The proposed Urban Renewal Plan (URP) is intended to improve blighted areas and
promote economic development for the City of Ames within this urban core area of the
City. (Attachment 2) This will be done through a combination of public and private
activities over the life of the Plan. The URP identifies potential projects that include private
redevelopment, construction of new public facilities, land acquisition, and new or replaced
public infrastructure.
The proposed URP contemplates use of General Obligation Bonds and Tax Increment
Financing (TIF) as tools to assist in the construction of public facilities and public
infrastructure such as, but not limited to, an indoor aquatics center, parking, plazas, water,
sewer, stormwater, streets, and pedestrian and bicycle facilities. TIF may also be
approved to support private redevelopment projects as developer property tax rebates,
notably the Lincoln Way Mixed Use project between Clark Avenue and Kellogg Avenue.
It is important to emphasize that approval of the proposed Downtown
Reinvestment District Urban Renewal Plan does not directly commit the City to any
of the projects described in the plan as they will be subsequently and individually
approved by the City Council on a case-by-case basis.
URBAN RENEWAL PLAN:
City Council adopted a resolution of necessity for the URA at it its July 27 meeting
in order to initiate the approval process. There are three steps that needed to occur
upon initiation in order to approve the Urban Renewal Plan. These steps include
consultation with tax entities, a Planning and Zoning Commission review for a
recommendation of consistency with the Land Use Policy Plan, and to hold a public
hearing prior to adoption of the Plan.
The Planning and Zoning Commission reviewed the proposed URA at its August 4
meeting. The Commission discussed the boundaries of the URA, purpose of the district
for removal of blight as well as support economic development, and the types of projects
and activities contemplated within the Plan. The Commission voted 3-1 to recommend
that the proposed Plan is consistent with the City’s Land Use Policy Plan. Dissenting
discussion focused on the concern for potential impacts to existing businesses and
property owners that could result from future redevelopment in the area.
City staff held a consultation meeting on August 5 to allow for input from affected taxing
entities. No one participated in the meeting and no written comments were received within
7 days of the meeting.
The public hearing notification was published in the Ames Tribune on August 13, 2021,
for the August 24 meeting.
The proposed Plan includes the necessary components described by the Code of Iowa.
The URP identifies its purpose to remove blight within the area and support economic
development. It describes the projects and its objectives. The URP identifies those
components of the Land Use Policy Plan that support the proposed URA. No changes to
the Plan have been made since the draft was reviewed on July 27.
The Urban Renewal Plan must reflect if, and how, TIF funds will be used. The identified
amount of TIF funds is a cap on the amount of TIF that can be collected in support of
Urban Renewal Projects. Additional projects, or any increase in TIF that exceeds what is
authorized in the Plan, would require an amendment to the Plan. The Plan identifies up
to $30 million dollars for use in facilitating private development. The Reinvestment District
Application identified $25 million for the Lincoln Way Mixed Use Development and $3.5
million for the future Kellogg Hotel. Based upon escalated costs, staff has increased the
potential amount of TIF that could be applied to private development projects. The Plan
also includes $2 million dollars for property acquisition to either remediate blight or for
economic development purposes. The total amount of potential TIF is $32 million.
The Plan itself does not define the specific parameters of TIF; subsequent TIF
ordinances will define the location where TIF will be generated and how it will be
used. TIF funds can be generated from a smaller area than the entire URA. As
noted in the Plan, individual evaluation of a proposed redevelopment project and
negotiations would occur prior to authorization of any TIF for a redevelopment
project.
The Iowa Code also requires that the Plan contain a summary of the City’s current debt
obligations, the City’s limits on issuing debt, and an estimate of the amount of TIF debt
that would be incurred. Any projects that are funded without TIF funds, such as the indoor
aquatics facility, are not part of the cap on funding described with TIF.
The Plan does identify use of G.O. Bond funds for other public facilities and infrastructure.
Specifically, the Plan identifies total costs for the Indoor Aquatic Center at $31.2 million.
This reflects the estimated full cost of the project with a 15% cost escalation. This figure
does not account for other funding sources, such as the Reinvestment District funding or
private fundraising.
ALTERNATIVES:
1. Adopt a resolution approving the proposed Downtown Reinvestment District Urban
Renewal Plan and Area per Attachment 2.
2. Conduct a public hearing on the proposed Urban Renewal Plan and direct staff to
make changes prior to adopting the Plan.
3. Decline to approve the Urban Renewal Plan and direct staff to not proceed with
the Reinvestment District Application due February 25, 2022.
CITY MANAGER’S RECOMMENDED ACTION:
This is a unique endeavor for Ames with the State Reinvestment District requirement for
an Urban Renewal Area in order to receive the State’s 10-million-dollar incentive in
support of the indoor aquatics facility. The URP is consistent with the City’s LUPP goals
supporting Downtown and with goals for reinvestment along the Lincoln Way Corridor.
The proposed Plan includes a diverse set of activities that may be needed to support
remediation of blight and economic development goals for the area. The Plan also
authorizes future use of Tax Increment Financing (TIF) that will be decided on case-by-
case evaluation of funding needs for redevelopment projects and property acquisition.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as described above.
ATTACHMENT 1: PROPOSED DOWNTOWN URBAN RENEWAL AREA
DOWNTOWN REINVESTMENT DISTRICT URBAN RENEW AL AREA
City of Ames, Iowa
July 27, 2021
I. INTRODUCTION
Chapter 403 of the Code of Iowa authorizes cities to establish areas within their
boundaries known as "urban renewal areas," and to exercise special powers within these
areas. The City of Ames (the "City") recently applied to the state for a Reinvestment District
designation for which the state program requires an Urban Renewal Area as a prerequisite
for awarding funding to the City. The purposes of Reinvestment District overlaps with the
intent of Urban Renewal Areas in support of city actions for removal of slum and blight and
for economic development purposes.
The process by which an urban renewal area may be created begins with the preparation
of an urban renewal plan for a proposed geographic area. Due to regulations of the
Reinvestment District program, the proposed URA matches the boundaries of the proposed
Reinvestment District and is approximately 75 acres in size. In addition to defining an area,
Iowa Code requires preparation of a Plan identifying the purpose of the URA and the types
of projects and activities that will occur within the URA. A City's Planning and Zoning
Commission must review the draft plan and inform the City Council if it is consistent with the
City's general plan, for Ames this is the Land Use Policy Plan (LUPP). Additionally, all
affected taxing entities, such as counties and school districts, must be notified and given an
opportunity to comment on the proposed plan. The City Council must hold a public hearing
on the urban renewal plan, following which, the Council may approve the plan and designate
an area.
This document is intended to serve as the Urban Renewal Plan for an urban renewal area
to be known as the Downtown Reinvestment District Urban Renewal Area (the "Urban
Renewal Area"). It is intended that this Urban Renewal Plan will guide the City in promoting
economic development and the for the construction of public improvements and facilities.
This document is an Urban Renewal Plan within the meaning of Chapter 403 of the Code
of Iowa, and it sets out proposed projects to be undertaken within the Urban Renewal Area.
II.DESCRIPTION OF URBAN RENEWAL AREA
The Downtown Urban Renewal Area would include approximately 75 acres of land located in
the downtown area of Ames and parts of Lincoln Way as depicted in Attachment A. A legal
description of the property is attached hereto as Exhibit B.
III.AREA DESIGNATION
The Urban Renewal Area is being designated with a mixed designation. The URA is designated
as both an economic development area appropriate for the promotion of commercial development
and as an area in which blighted conditions exist and is suitable for remediation activities.
Appropriateness for commercial development is based upon the City’s Land Use Policy Plan and
zoning designations that support commercial and mixed-use development.
Blight conditions apply to a subset of properties within the overall area that meet the Code of Iowa
definition of blight. Properties located between Oak Street and Grand Avenue and Lincoln Way
and the railroad tracks consist of outdated, deteriorated, and nonconforming buildings and site
improvements. Properties between Clark Avenue and Kellogg Avenue north of Lincoln Way and
south of the railroad tracks that are primarily vacant land and include lot layouts that are not
conducive on their own to development allowed by zoning. Properties between Kellogg Avenue
and Commerce Avenue are a mix of outdated, deteriorated, and nonconforming buildings and
site improvements as well as properties with limited street access or substandard alley access for
purposes permitted in the zoning district.
IV.BASE VALUE
If the Urban Renewal Area is legally established, and a Tax Increment Financing (TIF) ordinance
is adopted, then the “base value” of the Area will be the assessed value of the taxable property
within the TIF Ordinance area as of January 1 of the calendar year preceding the calendar year
in which the City first certifies the amount of any debt o the Area pursuant to Iowa Code Section
403.19.
V. URBAN RENEWAL OBJECTIVES
The primary objectives for development within the Urban Renewal Area are:
1.To protect the health, safety, and general welfare of City residents through the removal
or elimination of substandard conditions that exist in the Area.
2.To contribute to a diversified, well-balanced local economy by retaining and creating
job opportunities and strengthening the property tax base, sales tax base, and
hotel/motel tax base.
3.To stimulate private investment in Downtown and the Lincoln Way Corridor through
public action and potential use of various incentives.
4.To help finance the cost of constructing public facilities and infrastructure and
improvements in support of commercial development.
5.To provide tax increment financing incentives in the form of economic development
payments or other methods authorized by state law.
6.To improve recreational, tourism, and cultural opportunities.
7.To promote development utilizing any other objectives allowed by Chapter 403 of the
Code of Iowa.
VI.RENEWAL PROJECTS AND ACTIVITES
The purpose of this Urban Renewal Plan is to facilitate and complement redevelopment in the
Urban Core of Ames related to the Iowa Reinvestment District Grant application and other future
redevelopment and infill projects consistent with City plans and zoning. To this end the City may
engage in planning and design studies, acquire property, provide private development
incentives, apply or implement building and property maintenance programs for remediation of
or prevention of blight, and finance and construct improvements. Nothing in this section should
be construed as limiting the range or types of activities or powers granted to the City under
Chapter 403 or any other provisions of the Code of Iowa in furtherance of the Urban Renewal
Plan.
Within the Urban Renewal Area, the Plan includes a publicly owned indoor aquatics center;
improvements to public gathering space and a downtown plaza; construction or replacement of
public parking, public infrastructure improvements for pedestrians and bicyclists; construction of
or replacement of facilities for water, sewer, stormwater, streetscapes, and roads; Lincoln Way
Mixed Use Development, removal of or enhancement of blighted building conditions, and other
possible future private redevelopment projects.
The City’s Land Use Policy Plan identifies the Urban Core, of which Downtown is a part of,
as an area where unique development, community facilities and design, among other things,
should be prioritized. (Page 36). The LUPP includes several Urban Core policy options that
support the proposed Urban Renewal Plan that will support redevelopment that is in
alignment with the vision proposed in the LUPP. It envisions a mix of uses that creates a
downtown that is a 24-hour commercial center, a public space that provides the opportunity
for organized activities and informal, organic gatherings, and a Downtown Gateway Focus
Area. All of which was presented in the City’s application to the Iowa Economic
Development Authority for the Reinvestment District.
Additionally, the LUPP includes ten goals in broad categories, as well as a number of
objectives to meet those goals. Two that more greatly influence the development of the
Downtown area are quoted below.
Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall comm unity identity
and spirit. It is the further goal of the community to assure a more healthy, safe, and
attractive environment.
Goal No. 8 . It is the goal of Ames to enhance the role of Downtown as a community
focal point.
To support these goals and objectives the City land use policy calls to create a strong central
place in Downtown that will become a 24-hour center with a mix of uses that includes
commercial uses, cultural amenities, dining and entertainment, and a public space. Within
the Urban Core are smaller sub-areas identified as areas for change (i.e., public space,
Downtown Gateway Focus Area).
The Downtown Gateway Focus Area is part of the 2018 Lincoln Way Corridor Plan and the
primary area planned for new development, including the Lincoln Way Mixed Use
Development project. This area is intended to foster redevelopment with a commercial focus
that may include residential development. It has been identified as a priority redevelopment
area. The Corridor Plan also identifies the area between Oak Avenue and Grand Avenue,
the planned location of the Indoor Aquatics Center as focus area for encouraging
redevelopment.
The character and vision of Downtown Gateway area should be complimentary to the
existing downtown character. The Downtown Gateway Area includes opportunity for
collective parking, reduced parking, increased design scrutiny in order to create appealing
massing and height through building materials, architectural features, etc., minimizing
automotive service-oriented uses, wide sidewalks and improved streetscape along Lincoln
Way. This would include uses like, but not limited to, boutique hotel, entertainment and
retail, outdoor open space for events and commercial uses, office and employment. Kellogg
Avenue is to be the focal point providing a strong connection to the heart of Downtown at
Main Street.
The combination of projects and consistency with the City’s Comprehensive Plan will
address the objectives and purposes or the URA and Plan. The objectives and proposed
projects outlined in this Urban Renewal Plan are consistent with the above goals and
policies identified and adopted as part of the City's planning process and identified below:
Public Improvement Projects:
Project Estimated Costs* (does
not include financing
costs)
Rationale
Two-story Indoor Aquatics Center
with other recreational amenities
$31.2 million, note that the
financing of the project
anticipates multiple sources of
funding, including
Reinvestment District funds
from the state. Costs may vary
based upon final design and
timing.
The Indoor Aquatics center is a
recreational amenity and attraction that
is a foundational project for the state’s
Reinvestment District program
funding. The facility will attract users
from not just Ames but the
surrounding area in support of making
the area an attractive area for visitors
and commercial activities.
Other Projects and Development Agreements:
Project Estimated Incentive Rationale
Reconstruction or construction of
roadways and public parking,
including adjacent landscaping and
public sidewalks.
Undetermined
Costs may vary based upon
final design and timing.
The City is anticipating the need to
improve the access and function of
roadways for vehicular traffic routes
with reconfiguration of intersections,
on-street parking, and streetscapes
throughout the Area. This includes
improvements to public parking lots
located both to the south of the
railroad tracks and north of the railroad
tracks.
Downtown Plazas – Construct new 1-
acre plaza located at 5th Street and
Clark Avenue, and other smaller
plazas or public spaces within the
Area.
Undetermined
Costs may vary based upon
final design and timing.
Public space downtown was
contemplated in the LUPP to attract
users to Downtown. Spaces are for
organized multi-purpose public
activities geared toward pedestrian
traffic. A main plaza is proposed to be
in the heart of downtown with water
features and ice skating to attract
visitors. Other smaller plaza spaces,
i.e. Tom Evans, may be expanded and
improved over the life of the plan as
future redevelopment occurs.
Pedestrian and bicycle facility
enhancements
Undetermined
Costs may vary based upon
final design and timing.
Improved connectivity is needed for
the area and it is goal of the City to
support enhanced multi-modal
transportation options. Improved
connections will facilitate commerce
between retailers. These
improvements may be built in
conjunction with a development
project or as a standalone project.
The City expects to enter a
Development Agreement(s) for
private redevelopment projects.
Notably the site between Clark and
Kellogg on Lincoln is planned to
have a Master Developer, which the
City would provide economic
development support using tax
increment financing for up to 20
years. The Lincoln Way Mixed Use
project will consist of offices, retail,
restaurants, apartments, hotel, and
conference space. This development
is expected to start construction in
FY 22-23 and is a financial generator
of Reinvestment District funding for
the City.
Incentives will be negotiated on an
individual basis with a developer
based upon a financial need analysis
and consistency with development
goals for the area. The actual amount
is unknown at this time as the
specific project has not been
proposed, for planning purposes the
amount of TIF could be up to
$30,000,000 depending on the size
and scale of a final proposal.
A full service hotel and
conference space is
desirable to promote
tourism and visitors
downtown and to meet
existing needs of the
business community. Office
and mixed use development
are needed to provide a
urban live and work
opportunity not presently in
Ames to retain workforce.
Additional office space is
needed for new and existing
businesses to grow or
relocate.
Property Acquisition
The City may acquire property to
address conditions of blight. The
City may also acquire property for
economic development purposes.
Specific properties and costs are
unknown, but not to exceed
$2,000,000.
To spur property
improvements and remove
blight, the City may need to
acquire properties. The City
in some cases may acquire
facilitate land assemblage
for economic development
purposes.
The City may also determine to use tax increment financing to provide other incentives such
as tax rebates to developers in connection with blight remediation and/or commercial
development or other urban renewal projects. The City may determine to use tax increment
financing to reimburse the City for any obligation or advances.
Nothing herein shall be construed as a limitation on the power of the city to exercise any
lawful power granted to the City under Chapter 403.
VII.TYPES OF RENEWAL ACTIVITIES
A. Tax Increment Financing
Under the Iowa Urban Renewal Law, in order to assist in the development of new private
enterprises, the City may be requested to provide a property tax incentive in the form of an
agreement that returns certain incremental property tax revenues to a develo per as
economic development payments. As part of the establishment of an urban renewal area,
the City may adopt an ordinance to create a tax increment district (the "TIF District"), within
which the property taxes eventually paid by new private development will be used to pay
costs of urban renewal projects, including economic development agreements. The use of
these tax revenues in this manner is known as tax increment financing ("TIF").
Depending on the date on which a TIF District is legally established and the date on which
debt is initially certified within a TIF District, an original taxable valuation is established for
the property within a TIF District, which is known as the "base valuation." The "base
valuation" is the assessed value of the taxable property in a TIF District as of January 1 of
the calendar year preceding the calendar year in which a City first certifies the amount of
any obligations payable from TIF revenues to be generated within that TIF District. When
the value of the property inside a TIF District increases by virtue of new construction or any
other reason, the difference between the base valuation and the new property value is the
"tax increment" or "incremental value."
Procedurally, after tax increment debt has been incurred within a TIF District, property taxes
levied by the city, the county, the school district and the area college against the incremental
value, with the exception of taxes levied to repay debt incurred by those jurisdictions and
the school district physical plant and equipment and instructional support levies, are
allocated by state law to the City's tax increment fund rather than to each jurisdiction. These
new tax dollars are then used to repay any tax increment obligations incurred in the Urban
Renewal Area.
Review of the proposed projects by City has resulted in a determination that financial
assistance is likely required in order to make the projects finically viable through the use of
Tax Increment Financing outlined in Chapter 403 of the Code of Iowa for public
improvements and private development.
The City intends to enter into a Tax Increment Financing (TIF) rebate agreement with private
developers for projects that meet the objectives of the plan. This may include a rebate of up
to 100 percent of eligible incremental property taxes for a period of 20 years or an amount
not to exceed $32,000,000, whichever comes first. A TIF agreement will be structured such
that the amount of the TIF rebate will not be included as debt subject to the state mandated
debt limitation.
B. General Obligation Bonds
The Iowa Urban Renewal Law also allows a municipality the authority to issue and sell
general obligation bonds for specified essential and general corporate purposes, including
the acquisition and construction of certain public improvements and facilities within the Area,
including but not limited to the indoor aquatics facility.
VIII.PROPERTY ACQUISTION/DISPOSITION
The City may acquire property within the area for purposes and objectives consistent with
this Plan, which may include the use of eminent domain, as allowed under Chapter 403 and
6A. The City will follow any applicable requirements for the acquisition and disposition of
property within the Urban Renewal Area.
IX.EFFECTIVE PERIOD
This Urban Renewal Plan will become effective upon its adoption by the City Council
and will remain in effect until it is repealed by the City Council. State law allows the
collection of incremental property taxes generated within the Urban Renewal Area to
continue with no statutory sunset when an Urban Renewal Area’s purpose is to address
slum and blighted areas along with promoting economic development for commercial
development. Each project or activity to which incremental property tax revenues will
be devoted will be subject to such restrictions as may be deemed necessary and
appropriate by the City Council.
X. PLAN AMENDMENTS
This Urban Renewal Plan may be amended in accordance with the procedures set forth in
Chapter 403 of the Code of Iowa in order to carry out any purposes consistent with state
law.
XI.CITY DEBT INFORMATION
Chapter 403 of the Code of Iowa requires that any urban renewal plan include certain
information with respect to City general obligation debt, ability to incur additional debt
and the amount of proposed tax increment debt to be incurred.:
1. FY 2021-22 Constitutional Debt Limit $184,211,468*
2. Current Outstanding General Obligation Debt: $74,585,000
3. Proposed amount of indebtedness to be incurred: A specific
amount of debt to be incurred for all of the Eligible Urban
Renewal Projects has not yet been determined. This document is
merely for planning purposes. The estimated project costs in this
Plan are estimates only and will be incurred and spent over a
number of years. In no event will the City’s constitutional debt
limit be exceeded. The City Council will consider each project
proposal on a case-by-case basis to determine if it is in the City’s
best interest to participate before approving an urban renewal
project or expense. It is further expected that such indebtedness,
including interest on the same, may be financed in whole or in
part with tax increment revenues from the Urban Renewal Area
or the issuance of General Obligation Bonds through referendum.
Subject to the foregoing, it is estimated that the cost of the
Eligible Urban Renewal Projects as described above will be
approximately $32,000,000 of TIF. (This total does not include
financing costs related to debt issuance, which will be incurred
over the life of the Area).
*Preliminary; subject to change
ITEM # 16b
DATE: 08/24/21
COUNCIL ACTION FORM
SUBJECT: RESOLUTION SETTING THE DATE FOR PUBLIC HEARING ON
PROPOSAL TO ENTER INTO A GENERAL OBLIGATION URBAN
RENEWAL LOAN AGREEMENT AND TO BORROW MONEY
THEREUNDER
BACKGROUND:
The Downtown Reinvestment District Urban Renewal Plan includes a project to
construct an indoor Aquatics Center with other recreational amenities. Funding for the
project is expected to include donations and General Obligation bonds with repayment
of the bonds from a combination of property taxes and Reinvestment District Revenue
from the State of Iowa.
The plan includes a current total estimated cost of $31,200,000 for the Indoor Aquatics
Center. It is expected that the bond issuance amount needed will be $21,200,000. The
financing of this project currently is planned to be as follows:
$11,200,000 from unabated General Bond principal and interest payments
$10,000,000 from abated General Bond principal and interest payments
from Reinvestment District Revenue
$10,000,000 from donations (To date, $9,470,000 has been pledged)
$31,200,000 TOTAL
It is important to emphasize that the proposed bond issuance of $21,200,000 is
expected to be abated partially by the Reinvestment District revenue. However, it must
be emphasized that the bond issuance obligates the City to repay the bonds regardless
of whether the City’s final Reinvestment District application is approved and regardless
of whether the state sales and hotel/motel taxes generated by the project accumulate to
at least $10,000,000 during the next 20 years.
To authorize proceeding with the bond issue, the City Council must establish the
Downtown Reinvestment District Urban Renewal and Urban Renewal Plan and
then hold a public hearing on issuance of the bonds. Assuming approval after
the public hearing and that no qualifying petition requesting a bond election is
received, the City Council will then have authority to issue bonds up to the
amount authorized by the City Council at any time in the future when the Indoor
Aquatics Center project proceeds.
ALTERNATIVES:
1. Set September 14, 2021 as the date of public hearing to authorize the issuance
of General Obligation Urban Renewal Bonds in an amount not to exceed
$21,200,000 for the Indoor Aquatics Center. After the hearing, the City Council
can authorize the sale of bonds and associated property tax levy to repay
the bonds.
2. Do not set a date of hearing to authorize the issuance of General Obligation
Bonds for the Indoor Aquatics Center at this time. Delaying the public hearing
will place the City’s final application for Reinvestment District funding at
risk, possibly resulting in the loss of $10 million in state funding for the
Indoor Aquatics Center.
3. Set September 14, 2021 as the date of public hearing to authorize the issuance
of General Obligation Urban Renewal Bonds for the Indoor Aquatics Center in a
different amount.
CITY MANAGER’S RECOMMENDED ACTION:
Prior to the issuance of debt, state law requires that a public hearing be held. This is a
required step in order to accomplish the City Council’s approved Downtown
Reinvestment District Urban Renewal Plan and for a successful final application for the
State of Iowa Reinvestment District Program.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as described above.
1
ITEM: ___16c__
Staff Report
INDOOR AQUATIC CENTER PROPERTY UPDATE
August 24, 2021
BACKGROUND:
On August 5, City staff met with representatives of the Iowa Department of
Transportation (DOT) regarding the property at 122 N. Oak Avenue, which is the
prospective site for the Indoor Aquatic Facility.
Existing Conditions of 122 N. Oak Avenue
2
The DOT representatives reiterated their willingness to sell the property to the City. The
DOT has an adopted policy regarding the disposal of excess property. The process for
disposal of DOT real estate that was not originally acquired for highway purposes differs
from the process for disposal of excess DOT right-of-way.
DOT’s policy requires concurrence from several internal DOT bureaus that the property
may be sold. Additionally, DOT must retain an independent appraiser to determine the
fair market value of the property. Once an appraised value has been established, the
DOT notifies state agencies, counties, or cities of the opportunity to purchase the
property, and accepts offers for a period of 30 days. The offer must equal or exceed the
fair market value of the property as determined by the appraisal. Preference is given to
the highest timely offer received by the DOT.
A preliminary appraisal on the 122 N. Oak Avenue property was completed last winter
by an independent appraiser hired by the DOT. This appraisal valued the property at $2
million (land and improvements). Earlier this month, DOT staff retained an appraiser
to complete a more current appraisal. This appraisal is expected to be completed
in September.
Assuming the City of Ames was the successful offeror for the property, the process to
convey the property to the City involves preparing a State Land Patent, a review of
documents by the Iowa DOT General Counsel, a request to the State Land Office to
secure the Governor’s signature, recording the State Land Patent, and furnishing the
City with the recorded State Land Patent.
SITE FEATURES AND CONSTRUCTION TIMELINE:
There are two occupied structures on the site: The building in the southeast corner of
the lot houses a computer lab and conference space for the DOT and an office leased to
Iowa Workforce Development (IWD). The DOT’s lease with Iowa Workforce
Development ends in mid-2023.
The larger building is referred to as the “North Annex.” DOT is undertaking a renovation
project at its main office south of Lincoln Way, which is expected to be completed in
June 2024. Therefore, this building is intended to be used by DOT as “flex space” during
the renovation project, with move-out completed in Fall 2024. The North Annex is served
with a large air conditioning unit located in the parking lot just south of the building.
City staff has discussed the tentative timeline for the Aquatic Facility project with DOT:
Municipal Pool demolished March 2022
Design March – October 2022
Bidding November 2022 – January 2023
Contract Award January – February 2023
Construction March 2023 – June 2024
3
In the coming weeks, City staff will continue discussing with DOT how construction and
possession of the property can work to address DOT’s operational needs while making
progress on the Indoor Aquatic Facility construction. It is possible that steps such as
relocating the A/C unit for the North Annex may be required to facilitate construction in
the area south of that building.
Additionally, the construction plans may have to be adjusted to allow the footprint of the
new Indoor Aquatic Facility to fit inside the existing parking and landscaping areas on
the property, avoiding the need to completely clear the site of structures prior to
commencing construction. This staging could provide for the City and DOT to coexist on
the site for a period of time. However, issues such as parking availability, space for
construction materials laydown, noise, and other compatibility issues would need to be
considered.
No direction or feedback is required from the City Council regarding this issue at this
time; City staff will continue to investigate what impact these compatibility issues may
have on construction costs.
For reference, the image below superimposes the potential Aquatic Center layout
presented to City Council in January 2021 over the existing DOT site.
Existing Site with Aquatic Center Conceptual Overlay
4
NEXT STEPS:
City staff will report back to the City Council once the results of DOT’s appraisal are
received. Staff will work with the DOT to better understand when the 30-day offer period
for the property would ideally take place. Assuming the bond issuance is authorized, and
the appraisal is within the expected range, City staff will bring back to the City Council a
formal approval of the City’s offer for the property.
Staff has consulted with RDG regarding how to approach the environmental evaluation
of the site. RDG’s recommendation is to proceed with a Phase I environmental
assessment. This would consist of researching the current and historical uses of the
property, and studying available environmental reports, maps, and regulatory databases
for relevant environmental information. If information of concern is uncovered, a
Phase II environmental assessment can be undertaken, which consists of
sampling for potential contamination.
City staff is requesting the Council’s approval to proceed with the Phase I assessment
and other expenses on August 24. If a more extensive Phase II assessment is
necessary, City staff will work with DOT staff to determine what approvals are necessary
to conduct the necessary field testing on the site.
1
ITEM # __16d__
Staff Report
FUNDING FOR REINVESTMENT DISTRICT TASKS
August 24, 2021
BACKGROUND:
As staff attempts to finalize the application for the Reinvestment District Incentive
Program, unbudgeted funds were, and will continue, to be needed in order proceed. For
example:
1) Decision Innovation Solutions LLC was paid $22,225 to perform the required
economic analysis that allowed the City to receive preliminary approval for a
$10,000,000 Reinvestment District State incentive.
2) RDG was paid $22,000 to develop the concept plan for the Indoor Aquatics
Center.
3) Confluence was paid $19,671 to develop the concept plan for the Downtown
Plaza.
4) Staff will have to rehire Decision Innovation Solutions LLC to perform a similar
economic analysis based on the final project plans submitted to the State for
the Reinvestment District incentive.
5) Staff indicated that we would contract with Stecker Harmsen (construction
estimators) to obtain more up to date construction estimates for the Indoor
Aquatics Center before the bond issue amount is set.
6) A consulting firm will need to be hired to perform a Phase I Environmental
Assessment of the IDOT site.
7) An appraiser may need to be retained should a second appraisal of the IDOT
site be needed.
8) Other tasks may arise that are unknown at this time.
STAFF COMMENTS:
Many tasks remain to be done to complete the Reinvestment District application and
move ahead with the various projects. In order to accomplish these tasks, funding must
be identified. Because all these expenses are associated with redevelopment of our
Downtown, the City Manager has asked the Finance Department to create new
expenditure accounts in the Hotel/Motel Fund to pay for these tasks. While not
budgeted, the work will be paid out of the available balance in this fund which has been
accumulating monies for economic development purposes. This item is for the City
Council’s information only. No action is required at this time if the City Council
concurs with this financing strategy.
1
ITEM # ___17__
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: 2021 UNIFORM PLUMBING CODE AND 2021 INTERNATIONAL
MECHANICAL CODE ADOPTION
BACKGROUND:
On August 10, 2021, the City Council set a public hearing for August 24 to consider
adopting the 2021 Uniform Plumbing Code (UPC) and the 2021 International Mechanical
Code (IMC).
The UPC, published by the International Association of Plumbing and Mechanical
Officials (IAPMO), and the IMC, published by the International Code Council (ICC), are
the two model codes of standards for plumbing and mechanical construction and
maintenance in use throughout the United States.
These Codes are typically updated at three-year intervals to reflect the latest
improvements in construction technology. However, the state of Iowa skipped the 2018
adoption cycle. Therefore, the City of Ames is currently regulated by the 2015 version of
the codes. On June 23, 2021, the State adopted the 2021 Uniform Plumbing Code and
the 2021 International Mechanical Code with amendments.
In previous years, local jurisdictions had the option to adopt different codes, so long as
the code was not less restrictive than state law (e.g., the International Plumbing Code,
which is published by a different organization than the UPC, could be amended and
adopted if the City desired).
However, state law now requires adoption of the UPC and IMC. Alternative codes
are not permitted, but local amendments to the UPC and IMC may be adopted so
long as they are not less restrictive than the UPC and IMC. In previous years, the
City adopted the International Fuel Gas Code (IFGC) for fuel gas installations in lieu
of Chapter 12 of the UPC. With this year’s requirement to adopt the same codes as
the state, the City must adopt Chapter 12 of the UPC; therefore, the need for the
City to adopt the IFGC has been eliminated.
CODE CHANGES:
The first step in the code adoption process was an in-depth review of the 2021 UPC and
2021 IMC and their state amendments by Inspections staff and the Legal Department.
The state adopted several amendments to the 2021 UPC and IMC. In addition, the City
historically had several local amendments to the Plumbing Code. Staff has reviewed the
local amendments to determine if they are still applicable. Several of the amendments
are no longer needed because they are included in the new State requirements. Staff is
2
proposing no new local amendments compared to previous versions of these
codes.
While not a change in a local requirement, one revision that is being proposed is
the movement of the local cross-connection control amendments as they currently
exist from Chapter 5 (Plumbing and other Codes) of the Ames Municipal Code to
Chapter 28 (Utilities) of the Ames Municipal Code, creating a new Section 28.209B.
Cross-connection controls are the requirements that protect the water utility system from
contamination. Staff from the Inspection Division and Water and Pollution Control
Department discussed the cross-connection requirements in the City’s local amendments
and agreed they would be better suited outside of Chapter 5 because they have different
enforcement and appeal capabilities.
Attachment A highlights some of the more notable changes between the code editions.
Also attached are the draft versions of the proposed ordinances for Chapter 5 and
Chapter 28.
PUBLIC INPUT:
After a staff review of the codes was completed, the process moved to the Building Board
of Appeals. The Building Board of Appeals is a seven-member board tasked with
reviewing proposed text amendments to Ames Municipal Code, Chapter 5, Building,
Electrical, Mechanical and Plumbing Code. Each member is qualified by experience and
training in matters pertaining to building construction. Proposed text amendments are
reviewed by the Board with a public hearing and recommendation to the City Council.
On July 12, 2021, Inspections staff sent an e-mail to all plumbing and mechanical
contractors who have done business with the Inspection Division within the last year, and
to the Ames Home Builder’s Association (AHBA) to notify them of the proposed 2021
UPC and IMC adoption process. They were informed that their attendance and input at
the August 2, 2021, Building Board of Appeals meeting would be welcome. An additional
email was sent on July 26, 2021 to the same group reminding them of the Board meeting
on August 2, 2021 and providing them with a copy of the proposed code and significant
changes.
The Building Board of Appeals held a public hearing on August 2, 2021. There were no
contractors present for the meeting and no public input submitted. As a result, the
Board made a motion to recommend to the City Council approval of the 2021 UPC and
the 2021 IMC with the State of Iowa amendments and local amendments.
A third email was sent to contractors on August 3, 2021, notifying them of the Board’s
decision and Staff’s intent to place this matter on the August 10, 2021 City Council
Agenda to request that the required public hearing for adoption of the two codes be set
for August 24, 2021. A fourth email was sent to contractors on August 16, 2021,
notifying them of the adopted resolution and the August 24, 2021 Public Hearing
date.
3
ALTERNATIVES:
1. Adopt the following on first reading:
a. The 2021 Uniform Plumbing Code (UPC) and the 2021 edition of the
International Mechanical Code (IMC) with the same amendments adopted
by the State of Iowa and the existing local amendments; and
b. Insert a new Section 28.209B which adopts the cross-connection control
standards of the 2021 Uniform Plumbing Code along with existing local
amendments that are being relocated from Chapter 5.
2. Direct staff to work with the Building Board of Appeals to develop further local
amendments to the recommended codes.
CITY MANAGER’S RECOMMENDED ACTION:
City staff and the Building Board of Appeals have reviewed the proposed codes and have
recommended approval to the City Council. The State Codes were in effect on June 23,
2021 and all local jurisdictions are required to adopt, at minimum, the same code as the
State Code at that time.
It is therefore the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as described above.
Attachment A
Significant Changes for the UPC
• New provisions for temperature limiting devices allows conforming water
heaters to be utilized for temperature limiting of the hot water. 407.3(2)
• New provisions for the required guardrails around equipment located on
elevated surfaces. 508.2.11
• New standard introduced for leak detection devices for water supply and
distribution. 606.8-606.9
• New design standard for potable water pumps. 609.8.1-609.8.2
• New design and installation standards for plastic DWV piping. 701.2
• New design standard for cleanout fittings and caps. 707.2
• New requirements for circuit venting 911.2.1-911.5
Significant Changes for the IMC
• New standard for condensate line termination. 307.1.1, 307.2.1.1, 307.2.3.3
• New, more relaxed, standards for factory combustion/intake and exhaust.
401.4(3)
• New standards for whole-house ventilation. 403.2.1 Exceptions 2-2.2
• New standards for manicure/pedicure operations. 520.20
• New standards for clothes dryer exhausts. 504.4.1, 504.6
• New regulation for grease duct cleanouts 506.3.9(6,7)
• New requirements for polyurethane spray-foam. 602.2.2.1.8, 604.3
• New standards for fire and smoke dampers. 607.4.1-607.4.2
• Updated refrigerant tables. 1101.1.1, 1101.1.2, Table 1101.2
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY
OF AMES, IOWA, BY ENACTING A NEW SECTION 28.209B
THEREOF, FOR THE PURPOSE OF ADOPTING THE CROSS-
CONNECTION CONTROL PROVISIONS OF THE 2021 UNIFORM
PLUMBING CODE; REPEALING ANY AND ALL ORDINANCES OR
PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; PROVIDING A PENALTY; AND ESTABLISHING AN
EFFECTIVE DATE.
BE IT ENACTED, by the City Council for the City of Ames, Iowa, that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby amended by
enacting a new Section 28.209B as follows:
“28.209B. Cross-Connection Control. Section 603 of the Uniform Plumbing Code (UPC), 2021 Edition, as
published by the International Association of Plumbing and Mechanical Officials, 4755 E. Philadelphia Street,
Ontario, California 91761-2816, is hereby adopted by reference with amendments as the Cross-Connection Control
standards. The adopted provisions of the 2021 Uniform Plumbing Code (UPC), are amended as follows:
(1)Section 603.1 General is amended by adding subsections 603.1.a through 603.1.q as follows:
(a)Purpose. The purpose of these containment regulations is:
(i)to protect the City of Ames Public Water Supply (PWS) from the possibility of
contamination or pollution by containing within the customer's internal distribution
system(s) or the customer's private water system(s) such contaminants or pollutants that
could backflow into the PWS; and
(ii)to provide for the maintenance of a continuing program of containment that will
systematically and effectively prevent the contamination or pollution of the PWS.
(b)Applicability. These containment regulations apply to all City of Ames Water Utility customers
within city limits.
(c)Penalty.A violation of any provision of the Cross-Connection Control standards shall be a
municipal infraction punishable by a penalty of $500 for a first offense, a penalty of $750 for a
second offense, and $1,000 for each succeeding offense.
(d)Definitions. As used in this section:
(i)Approved Backflow Prevention Assembly For Containment: A backflow prevention
assembly which is approved by the University of Southern California - Foundation for
Cross-Connection Control and Hydraulic Research. The backflow prevention assembly
must also be listed by the International Association of Plumbing and Mechanical
Officials, the American Society of Sanitary Engineering, or an equivalent listing. The
approval and listing requirements do not apply to an air gap used as an approved
backflow prevention assembly for containment.
(ii)Auxiliary Water Supply: Any source of water that is available to the customer over which
the City of Ames water utility does not have sanitary control to reduce pollution,
contamination, or other conditions that make that source of water unacceptable as a
potable water supply, such as, but not limited to:
(A)a public or private water supply other than the City of Ames water utility, or
(B)public or private wells, or
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(C)lakes, naturally-fed ponds, storm water basins, and flowing waters (rivers,
creeks, etc.) from which water is drawn.
(iii)Available to the Customer: The water utility customer has authority to use, or direct the
use of, the auxiliary water supply by virtue of ownership, contract, or other arrangement
for control.
(iv)Commercial/Industrial Fluid: Any liquid, gas, or solution that is a chemical, biological, or
other substance in a form, quantity, or concentration that would constitute a hazard
(health or non-health) if introduced into the public water supply, such as, but not limited
to:
(A)polluted or contaminated waters; or
(B)all types of process and used waters (waters which originated from the public
water supply but may have deteriorated in sanitary quality); or
(C)chemicals in fluid form; or
(D)plating acids and alkalis; or
(E)circulated cooling waters (except for those solely used for air conditioning); or
(F)oils, gases, caustic and acid solutions; or
(G)other liquid and gaseous fluids used industrially, agriculturally, commercially, or
for other non-domestic purposes.
(v)Commercial/Industrial Fluid System: Any system used by the water utility customer to
store or utilize any commercial/industrial fluid in a manner that may constitute a hazard
(health or non-health) to the public water supply, such as, but not limited to:
(A)car washes; or
(B)microbreweries; or
(C)chlorinators; or
(D)clean-in-place systems; or
(E)bulk fluid storage with remote dispensing (motor oil, antifreeze, etc.); and
(F)injection molding with integral heating and cooling.
However, commercial/industrial fluid systems do not include:
(A)fuel gas (propane or natural gas) systems; or
(B)air conditioning, cooling, refrigeration, and similar systems using only Freon or
similar refrigerants; or
(C)sanitary sewer, rainwater, or storm sewer lines; and
(D)boilers.
(vi)Containment: A method of backflow prevention which requires the installation of a
backflow prevention assembly at the water service connection.
(vii)Hazard, Degree of: The rating of a cross-connection or service connection which
indicates if it has the potential to cause contamination or pollution. The term is derived
from an evaluation of the potential risk to public health and the adverse effect of the
hazard upon the potable water system.
(viii)Hazard - Health: A hazard upon the PWS involving any substance that, if introduced in
the potable water supply, could cause death, illness, spread disease, or have a high
probability of causing such effects.
(ix)Hazard - Non-health: A hazard upon the PWS involving any substance that generally
would not be a health hazard but, if introduced into the PWS, could cause a nuisance by
introducing color, taste or odor, or would alter the quality of the PWS physically,
chemically, or biologically.
(x)Permanent Swimming Pool: A pool or tub with a capacity of 1,000 gallons or more of
chemically treated water that has a filtration system with a pump and rigidly supported
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walls/sides. Above-ground movable pools and tubs that meet the above criteria shall be
deemed “permanent swimming pools.”
(xi)Registered Backflow Prevention Assembly Technician (Technician): A person who is
registered by the State of Iowa to test or repair backflow prevention assemblies and report
on the condition of those assemblies.
(xii)Service Connection: The terminal end of the pipe connected to, directly or indirectly, the
City of Ames water main; that is, the point of delivery to the customer's water system. If
a meter is installed at the end of the service connection, then the service connection shall
mean the downstream end of the meter. Service connections shall also include, but not be
limited to, a temporary water service connection from a fire hydrant and all other
temporary or emergency water service connections from the public water system.
(xiii)Thermal Expansion: Volumetric increase of water due to heating resulting in increased
pressure in a closed system.
(e)Administrative Authority.
(i)The Administrative Authority is the Ames City Council acting through such persons or
departments as the City Council shall designate.
(ii)The Administrative Authority shall have the right to enter, with the consent of the
customer or upon the basis of a suitable warrant issued by a court of appropriate
jurisdiction, any property to determine if the conditions for a partial or total exemption
have been satisfied or if a backflow prevention assembly has been properly installed for
containment.
(A)All backflow prevention assemblies shall be available for City inspection within
24 hours.
(B)The entrance to the property to determine if the conditions for a partial or total
exemption have been satisfied will not be necessary if the customer has properly
installed, tested, and maintained an approved RP or air gap on every and all
service connections serving the customer's premises.
(iii)The Administrative Authority may collect fees for the administration of this program.
(iv)The Administrative Authority shall maintain records of containment hazard surveys, and
of the installation, testing, and repair of all backflow prevention assemblies installed for
containment purposes.
(f)Where Containment Is Required.
(i)A reduced-pressure principle backflow prevention assembly (RP) or air gap is required
for containment for every direct or indirect service connection unless such connection:
(a)qualifies for a total or partial exemption; or
(b)supplies a fire protection system.
(ii)A DC may be installed for containment in place of an RP or air gap when a partial
exemption is granted.
(iii)A partial exemption shall be granted only if all of the following conditions precedent are
met:
(A)The entire facilities are within the scope and applicability of the plumbing
regulations of the City of Ames, Iowa; and
(B)All water uses are protected by the “isolation” provisions of Chapter 6 of the
Uniform Plumbing Code; and
(C)There are no auxiliary water supplies; and
(D)There are no solar heating systems; and
(E)There are no permanent swimming pools; and
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(F)There are no commercial/industrial fluid systems; and
(G)The entire facilities and all pertinent circumstances and conditions are fully
accessible for inspection by representatives of the City’s Water and Pollution
Control Department.
(iv)No backflow prevention assembly is required for containment when a total exemption is
granted.
(v)A total exemption shall be granted when a partial exemption has been granted and all of
the following conditions precedent are met:
(A)There is only one service connection, not including services for fire protection
systems; and
(B)The facility is less than four stories above grade.
(vi)Failure of the Administrative Authority to notify a customer that they do not qualify for
an exemption and that they shall install backflow prevention assemblies for containment
shall in no way relieve a customer of the responsibility to comply with all requirements
of these regulations.
(vii)The Director of the City of Ames Water and Pollution Control Department may require
installation of an air gap, by and at the customer's sole expense, at the service connection
where records indicate a history of threat to the public water supply system because of
inappropriate handling of health hazard substances or actual backflow into the PWS.
(g)New Service Connections
(i)Plans shall be submitted to the Administrative Authority for review on all new service
connections in order to determine if a partial or total exemption shall be granted.
(ii)The Administrative Authority shall require the installation of the appropriate backflow
prevention assembly for containment before the initiation of water service.
(h)Fire Protection Systems
(i)A backflow prevention assembly to be used in a fire protection system shall meet the
requirements of Factory Mutual Research Corporation (FM) and Underwriters
Laboratory (UL) and the requirements of the fire code and the building code of the City
of Ames, in addition to the requirements of paragraph28.209A(1)(a)(2)(a). Assemblies
sized smaller than 2-1/2 inches which have not been tested by FM and listed by UL may
be allowed if approved by the City of Ames Fire Department Chief.
(ii)An RP shall be installed on all new and existing fire protection systems which the
Administrative Authority determines to have any of the following:
(A)Interconnections with auxiliary supplies such as reservoirs, rivers, ponds, wells,
mills, or other industrial water systems; or
(B)Use of antifreeze or other additives in the fire protection system unless an RP is
used to isolate the loop or branch containing antifreeze or other additives when a
DC is installed at the service connection; or
(C)Any other facility, connection, or condition which may cause contamination
(iii)A DC will be required for all other fire protection systems. The DC shall be required on
all new systems at the time of installation and on existing systems at the time that they
are modified.
(i)Portable Tanks. Portable tanks and vessels shall be filled through a properly installed and
maintained backflow prevention assembly or vacuum breaker.
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(j)Installation of Backflow Prevention Assemblies
(i)All backflow prevention assemblies for containment shall be installed so that they are
accessible for testing as stated in the UPC at Section 603.4.3 thereof. The installation
shall also provide the same clearances as called for the water meter in the City of Ames
Municipal Code, Section 28.205.(3).
(ii)The required backflow prevention assemblies for containment shall be installed in
horizontal plumbing immediately following the meter or as close to that location as
deemed practical by the Administrative Authority unless approved in writing by the
Administrative Authority. In any case, it shall be located upstream of any branch piping.
Installation at this point does not eliminate the responsibility of the customer to protect
the water supply system from contamination or pollution between the backflow
prevention assembly and the water main, and to protect the water supply system from
contamination or pollution within the premises.
(iii)If hot water is used within the water system, thermal expansion shall be provided for
when installing a backflow prevention assembly for containment.
(iv)If interruption of water service during testing and repair of backflow assemblies for
containment is unacceptable to the customer, another backflow prevention assembly for
containment, sized to handle the temporary water flow needed during the time of test or
repair, shall be installed in parallel piping.
(k)Removal of Backflow Prevention Assemblies. The use of an assembly may be discontinued and
the assembly removed from service upon presentation of sufficient evidence that the customer
qualifies for an exemption.
(l)Testing of Backflow Prevention Assemblies. When water service has been terminated for non-
compliance, the backflow prevention assembly for containment shall be repaired or replaced and
then tested prior to the resumption of water service.
(m)Backflow Incidents
(i)The customer shall immediately notify the Administrative Authority when the customer
becomes aware that backflow has occurred in the building, property, or private water
system receiving water service.
(ii)The Administrative Authority may order that water service be temporarily shut off when
backflow occurs in a customer's building, property, or private water system. Such shut off
is to protect the system from further contamination or pollution and to allow time for
locating and mitigating the cause and extent of the contamination or pollution.
(n)Existing Backflow Prevention Assemblies For Containment. All backflow prevention
assemblies for containment installed prior to November 1, 1996, that do not meet the requirements
of these regulations but were approved testable assemblies for the purpose described herein at the
time of installation and that have been properly installed and maintained, shall, except for the
testing, inspection, and maintenance requirements under Section (x) and Section (xi), be excluded
from the requirements of these rules so long as the Administrative Authority is assured that they
will satisfactorily protect the PWS. Whenever the existing assembly for containment is moved
from the present location, requires replacement, or when the use of the service area protected by
the assembly changes so that the Administrative Authority determines that the customer no longer
qualifies for a partial exemption, the unit shall be replaced by an approved backflow prevention
assembly for containment meeting the requirements of these regulations.
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(o)Customer Non-compliance
(i)In case of non-compliance with these regulations, the Administrative Authority shall
notify the customer to comply within ten working days. In the event of failure or upon
refusal of the customer to comply as ordered, the Administrative Authority may, after
notice and reasonable opportunity for hearing, terminate water service. Non-compliance
includes, but is not limited to, the following:
(A)Refusal to allow the Administrative Authority access to the property to
determine if the conditions for a partial or total exemption have been satisfied,
except when an RP or air gap is properly installed for containment and properly
maintained; or
(B)Providing inadequate backflow prevention; or
(C)Failure to install a backflow prevention assembly for containment which has
been required by the Administrative Authority; or
(D)Failure to test, maintain, or properly repair a backflow prevention assembly for
containment as required by the Administrative Authority; or
(E)Failure to comply with the requirements of these regulations; or
(F)Refusal to replace a faulty backflow prevention assembly; or
(G)Removal of a backflow prevention assembly for containment which has been
required by the Administrative Authority except for seasonal removal; or
(H)Bypassing of a backflow prevention assembly for containment which has been
required by the Administrative Authority; or
(I)Failure to report a backflow incident; or
(J)Direct connection between the PWS and a sewer line; or
(K)A situation which presents an immediate health hazard to the PWS.
(ii)If non-compliance is determined, the Administrative Authority will take the following
steps:
(A)Make a reasonable effort to advise the customer of intent to terminate water
service; and
(B)Terminate water service and lock service valve. The water service will remain
inactive until correction of the violation has been approved by the
Administrative Authority.
(p)Committee of Adjustment. There is hereby established the Containment Committee of
Adjustment.
(i)The Committee shall consist of three members as follows: the Building Official of the
City or that official’s designee; the Director of Water and Pollution Control or the
Director’s designee; and a representative of the Building Board of Appeals, selected from
among the members of that Board by majority vote of the Board’s members.
(ii)The said Committee of Adjustment shall have the following powers:
(A)To hear and decide appeals that allege an error in any decision or determination
made in the administration and enforcement of Section 28.209B of the
Municipal Code of the City of Ames, Iowa; and
(B)To authorize, in specific cases, a time extension for compliance with Section
28.209B of the Municipal Code of the City of Ames, Iowa, as will not be
contrary to the laws of the State of Iowa, when due to special circumstances not
of the property owner’s own creation, a strict literal interpretation of Section
28.209B would result in undue expenses to the property owner in view of an
alternative measure agreed to by the property owner that will not be contrary to
the public interest.
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(q)Presumptive Exemptions. The following water uses shall generally be presumed exempt from
the containment requirements of Section 28.209B: water closets, lavatories, bath tubs, showers,
water softeners, single-faucet water treatment units, boilers, sinks, irrigation systems, clothes
washers, dishwashers, pre-rinse stations, garden hose connections, drinking fountains, urinals,
carbonators/beverage dispensers, garbage disposals, ice makers, cleaning chemical dispensers, and
private fire hydrants. However, when warranted by the facts and circumstances of a particular
situation, the Administrative Authority, with notice and opportunity to be heard extended to the
property owners, may apply to the Containment Committee of Adjustment for a determination that
containment measures are required under such facts and circumstances.
(2)Section 603.4.2 Testing is amended by adding new subsections 603.4.2.1 through 603.4.2.5:
(a)Backflow prevention assemblies which are in place, but have been out of service for more than
three months, shall be tested before being put back into service. Backflow prevention assemblies
used in seasonal applications shall be tested before being put into operation each season.
(b)The Authority Having Jurisdiction may periodically verify test procedures and results.
(c)When warranted, the Authority Having Jurisdiction may require backflow prevention assemblies
to be tested at any time in addition to the annual testing requirement. Examples of this include,
but are not limited to, assemblies with a history of repeated failures or assemblies that have been
subjected to fire, flood, or other unusual environmental conditions.
(d)The tester shall report the results of all inspections and tests of a backflow prevention assembly to
the customer and to the Authority Having Jurisdiction on a form approved by the Authority
Having Jurisdiction within ten working days. The tester shall immediately report to the Authority
Having Jurisdiction when and where a test indicates that an assembly fails to meet standards and
no immediate repair is done to make the assembly meet standards.
(e)Before being placed back into service, any backflow prevention assembly which fails a test shall
be repaired or replaced. In the case when a reported value is less than the minimum, the Director
of the City of Ames Water and Pollution Control Department may approve temporary restoration
of service.”
(3)Section 603.4.8 Drain Lines is amended inserting at the start of the section the following: “Provisions
shall be made to convey the discharge of water from any reduced-pressure principle backflow prevention
assembly (RP) to a suitable drain.”
(4)Section 603.4.9 Prohibited Locations is amended by adding at the end of the section the following:
“Backflow prevention devices with atmospheric vents or ports shall be protected from flooding. No
backflow prevention device shall be installed in a place where it would create a safety hazard such as, but
not limited to, over an electrical panel or above ceiling level.”
(5)Section 603.4 General Requirements is amended by adding a new Section 603.4.10 Repairs as follows:
(a)All repairs to backflow prevention assemblies shall be performed by registered backflow
prevention assembly testers.
(b)The tester shall not change the design, material, or operational characteristics of a backflow
prevention assembly during repair or maintenance. The tester shall use only original manufacturer
replacement parts or equivalent parts approved by the University of Southern California –
Foundation for Cross-Connection Control and Hydraulic Research.”
Section Two. A violation of any provision of this ordinance shall be a municipal infraction punishable by a
penalty of $500 for a first offense, a penalty of $750 for a second offense, and $1,000 for each succeeding offense.
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Section Three. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent of such
conflict, if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as required
by law.
Passed this day of , 2021.
_____________________________________________________________________________
Diane R. Voss, City Clerk John A. Haila, Mayor
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY
OF AMES, IOWA, BY REPEALING SECTIONS 5.100(11), 5.100(12),
5.100(13), 5.206, 5.207, AND 5.208 AND ENACTING NEW SECTIONS
5.100(11), 5.100(12), 5.100(13), 5.206, AND 5.208 THEREOF, FOR THE
PURPOSE OF UPDATING THE MECHANICAL, GAS AND PLUMBING
CODES, REPEALING ANY AND ALL ORDINANCES OR PARTS OF
ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH CONFLICT;
PROVIDING A PENALTY; AND ESTABLISHING AN EFFECTIVE
DATE.
BE IT ENACTED, by the City Council for the City of Ames, Iowa, that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby amended by
repealing sections 5.100(11)-(13), 5.206, 5.207, and 5.208 and enacting a new Sections 5.100(11)-(13), 5.206, and
5.208 as follows:
“CHAPTER 5
Building, Electrical, Mechanical and Plumbing Code
. . .
Sec. 5.100 TITLE & ADOPTION
. . .
(11)Mechanical. The provisions of the International Mechanical Code (IMC) 2021 Edition, published
by the International Code Council, 4051 West Flossmoor Road, Country Club Hills, IL 60478, are hereby adopted by
reference with amendments as the City of Ames Mechanical Code.
(12) Plumbing.The provisions of the Uniform Plumbing Code (UPC), Sections 101 and 102 and
Chapters 2 through 17 of the Uniform Plumbing Code, 2021 Edition, as published by the International Association
of Plumbing and Mechanical Officials, 4755 E. Philadelphia Street, Ontario, California 91761-2816, are hereby
adopted by reference with amendments as the City of Ames Plumbing Code.
(13)Gas.Fuel gas piping shall comply with the requirements of Chapter 12 of the Uniform Plumbing
Code, 2021 Edition, as published by the International Association of Plumbing and Mechanical Officials, 4755 E.
Philadelphia Street, Ontario, California 91761-2816 and adopted by the City of Ames with amendments, unless the
provisions conflict with the Iowa Administrative code (IAC) 661-Chapter 226, Liquified Petroleum Gas. Where
Chapter 12(2021UPC) conflicts with 661-chapter 226(IAC), the provisions of Chapter 226 shall be followed.
. . .
Section 5.206. MECHANICAL.
The adopted provisions of the 2021 International Mechanical Code (IMC), are amended as follows:
(1)Section 101.2 Scope.is amended by deleting the words ‘by the International Fuel Gas Code’ in the last
sentence and inserting the following in lieu thereof: ‘by Chapter 12 of the UPC as stated in Section
5.100(13) of this Chapter’.
(2)Section 101.2 Scope.is amended by deleting the following: “Exception: Detached one- and two- family
dwellings and townhomes not more than three stories above grade plane in height with a separate means
of egress and their accessory structures not more than three stories above grade plane in height shall
comply with this code or the International Residential Code.”
2
(3)Section 304.11 Guards.is amended by deleting the exception and inserting the following new
exception in lieu thereof: “Exception: Guards are not required where permanent fall arrest/restraint
anchorage connector devices that comply with ANSI/ASSE Z 359.1 are affixed for use during the
entire lifetime of the roof covering. The devices shall be evaluated for possible replacement when the
entire roof covering is replaced. The devices shall be placed not more than 10 feet (3048 mm) on
center along hip and ridge lines and placed not less than 10 feet (3048 mm) from roof edges and the
open sides of walking surfaces.”
(4)Section 306.1 Access.is amended by deleting the last sentence and inserting the following in lieu
thereof: “An unobstructed level working space at least 30 inches deep and 30 inches wide shall be
provided on any side of equipment where service access is required. The authority having jurisdiction
may approve service reductions prior to equipment installation, provided that the manufacturer’s
instructions are met.”
(5)Section 306.2 Appliances in rooms. is amended by deleting this section in its entirety and inserting
the following section in lieu thereof: “Section 306.2 Appliances in Rooms and Closets. Rooms and
closets containing appliances shall be provided with a door and an unobstructed passageway measuring
not less than 36 inches wide and 80 inches high. A level service space not less than 30 inches deep and
30 inches wide shall be present at the front service side of the appliance with the door open.”
(6)Section 306.5. Equipment and appliances on roofs or elevated structures. is amended by adding
the following to the end of the section: “If the tenants of a multiple tenant building have, or are allowed
to have, mechanical facilities on the roof or which penetrate the roof, then roof access ladders must be
provided for use by all such tenants and their agents and contractors in a manner that does not require
accessing space under the control of another tenant.” And deleting the following exception “Exception:
This section shall not apply to Group R-3 occupancies.”
(7)Section 306.5.3 Visual screening of rooftop equipment.is amended by adding the following new
subsection: “Section 306.5.3 Visual screening of rooftop equipment. Equipment screening shall not
be installed to the rooftop unit or the curb of the rooftop unit unless specified in the mechanical
equipment manufacturer’s installation instructions.”
(8)Section 401.1 Scope.is amended by deleting the section in its entirety and inserting the following
section in lieu thereof: “Section 401.1 Scope. This chapter shall govern the ventilation of spaces
within a building intended to be occupied. These buildings shall meet either the requirements of
ASHRAE Standard 62.1, “Ventilation for Acceptable Indoor Air Quality,” 2019 edition, published by
the American Society of Heating, Refrigeration, and Air-Conditioning Engineers, 1791 Tullie Circle
N.E., Atlanta, GA 30329, or the requirements contained in this chapter. Mechanical exhaust systems,
including exhaust systems serving clothes dryers and cooking appliances; hazardous exhaust systems;
dust, stock, and refuse conveyor systems; sub slab soil exhaust systems; smoke control systems; energy
recovery ventilation systems; and other systems specified in Section 502 shall comply with Chapter 5
of the 2021 International Mechanical Code.”
(9)Table 403.3.1.1 Minimum Ventilation Rates:is amended by adding the following footnotes:
i. For gym, stadium, arena (play area) categories of the sports and amusement occupancy
classification, when combustion equipment is intended to be used on the playing surface, additional
dilution ventilation and/or source control shall be provided.
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j. For ventilation purposes, “smoking” includes both combustible tobacco products and accessories
and electronic smoking devices and accessories.
(10)Section 504.9.2 Duct installation.is amended by deleting the section in its entirety and inserting the
following section in lieu thereof: “504.8.2 Duct installation. Exhaust ducts shall be supported at 4-foot
(1219 mm) intervals and secured in place. The insert end of the duct shall extend into the adjoining duct
or fitting in the direction of airflow. Ducts shall not be joined by screws or similar fasteners that protrude
into the inside of the duct.”
(11)Section 506.3.13.3 Termination location.is amended by deleting the section in its entirety and
inserting the following new section in lieu thereof: “506.3.13.3 Termination location. Exhaust outlets
shall be located not less than 10 feet (3048 mm) horizontally from parts of the same or contiguous
buildings, adjacent buildings and adjacent property line and shall be located not less than 10 feet (3048
mm) above the adjoining grade level. Exhaust outlets shall be located not less than 20 feet
horizontally/vertically from or not less than five (5) feet above air intake openings and operable doors
and windows into any building.”
(12)Section 507.3 Type II Hoods. is amended by deleting the first sentence in its entirety and inserting the
following sentence in lieu thereof: “Type II hoods shall be installed above dishwashers capable of
heating water beyond 140 degrees Fahrenheit and appliances that produce heat or moisture and do not
produce grease or smoke as a result of the cooking process, except where the heat and moisture loads
from such appliances are incorporated into the HVAC system design or into the design of a separate
removal system.”
(13)Section 508.1.1 Makeup air temperature. is amended by deleting the section in its entirety and
inserting the following section in lieu thereof: “Section 508 .1.1 Makeup air temperature. All kitchen
makeup air systems shall be verified by a certified TAB (testing and balance) contractor to heat and cool
makeup air to within 10 degrees of room temperature set point. The TAB contractor shall be certified by
NEBB, TABB, or other certifying organization as approved by the Authority Having Jurisdiction.”
(14)Section 601.5 Return air openings.is amended by adding the following two additional requirements
for return air openings:
“9.Return air openings shall be located at least 18 inches from supply air openings. Air throw shall
be directed away from return air openings to reduce short cycling of air. Exception: Factory-made
concentric duct terminations.
10. One return air opening per floor is required on a central duct return system per ACCA Manual
D, Appendix 8. Return air transfer openings are required on all bedrooms when dedicated return air
openings are not used.”
(15)Section 603 Duct Construction and Installation.is amended by adding the following new subsection:
“603.1.1 Duct location. Air plenums and ducts located in floor and wall cavities shall be separated from
unconditioned space by construction with insulation to meet energy code requirements. These areas
include but are not limited to exterior walls, cantilevered floors, and floors above garages.”
(16)Section 604.3 Coverings and linings.is amended by deleting the section in its entirety and inserting
the following new section in lieu thereof: “604.3 Coverings and linings. Duct coverings and linings,
including adhesives where used, shall have a flame spread index of not more than 25 and a smoke-
developed index of not more than 50, when tested in accordance with ASTM E84 or UL 723, using the
specimen preparation and mounting procedures of ASTM E2231. Duct coverings and linings shall not
4
flame, glow, smolder or smoke when tested in accordance with ASTM C411 at the temperature to
which they are exposed in service. The testing temperature shall not fall below 250ºF (121ºC).
Coverings and linings shall be listed and labeled. The use of an air gap to meet R-value requirements
for duct insulation shall be prohibited.”
(17)Section 607.6.2 Membrane Penetrations is amended by adding the following exception: “Exception:
Duct systems that originate and terminate entirely within one dwelling/sleeping unit and are constructed
entirely of minimum 0.0187-inch-thick steel (No. 26 gauge) shall be allowed without installation of
radiation dampers.”
(18)Section 607.6.2.1.3.is amended by is amended by adding the following new subsection: “607.6.2.1.3
Access. Access to ceiling radiation dampers shall be provided with an approved means of access that is
large enough to permit inspection and maintenance of the damper and its operating parts. Dampers
equipped with fusible links, internal operators for both shall be provided with either an access door that
is not less than 12 inches (305mm) square, or a removable duct section.”
(19)Section 607.6.2.1.4.is amended by inserting the following new section: “607.6.2.1.4 Identification of
access. Access to ceiling radiation damper locations and access points shall be permanently identified
on the exterior by a label or marking acceptable to the authority having jurisdiction.”
Sec. 5.208 PLUMBING.
The adopted provisions of the 2021 Uniform Plumbing Code (UPC), are amended as follows:
(1)Section 102.4.1 Building Sewers and Drains.is amended by adding the following new section:
“Section 102.4.1.1 Building Demolition. Whenever a structure or building is to be demolished, before
demolition begins the following must be completed:
(a) Building sewer capped at curb line with a manufactured plug.
(b) Foundation line capped at curb line with a manufactured plug.
(c) Water service capped or plugged at main.
(d) Plumbing inspector sign-off on demolition sheet given to contractor before demolition
permit is issued.”
(2)Section 102.0 Applicability.is amended by adding a new subsection “Section 102.9 Annexed
Building. When a structure or building is on land that has been or is being annexed into the City of Ames
and connection to the public water or sewer system is requested for that building or structure, the City
may require that its plumbing system be inspected to determine whether the system has adequate sewer
venting and backflow prevention to protect the public water system, and to determine if it is otherwise
free from hazards to those exposed or potentially exposed to that system. Based on that inspection, if it
is determined that a cross connection or other hazard exists, then the Building Official shall determine
what corrective action is needed to eliminate the hazard(s) and the owner shall complete the corrective
action before connection to City services is allowed.”
(3)Section 301.5 Alternative Engineered Design. is amended by adding the following sentence to the end
of the section: “No engineered single-stack drainage system shall be installed.”
(4)Section 309.6 Dead Legs.is amended by adding the following sentence to the end of the section: “The
authority having jurisdiction can determine the method of flushing.”
(5)Section 312.6 Freeze Protection. is amended by adding the following at the end of the section: “Systems
requiring protection from freezing shall be buried no less than five (5) feet in depth from finished grade.
5
If this depth cannot be maintained, the sides and top of pipe wall shall be covered with 1 ½" blue board
insulation. The sides of the insulation shall be at least five (5) feet in depth.”
(6)Section 314.4.1 Installation of Thermoplastic Pipe and Fittings. is deleted in its entirety and a new
section is inserted in lieu thereof: “Section 314.4.1 Installation of Thermoplastic Pipe and Fittings.
Trench width for thermoplastic pipe shall be limited to six times the outside diameter of the piping at
the base. Thermoplastic piping shall be bedded in not less than 4 inches (102 mm) of aggregate
bedding material supporting the pipe. Initial backfill shall encompass the pipe. Aggregate material
shall be three-eighths (3/8) inch p-gravel or 1-inch clean class one bedding.”
(7)Section 402.5 Setting. is amended by adding the following sentence to the end of the section that
begins “Exception:”: “Sanitary napkin receptors are not dispensers and shall not be within the clear
space of the water closet.”
(8)Section 407.3 Limitation of Hot Water Temperature for Public Lavatories. is amended by adding
the following sentence to the end of the section: “These devices shall be installed at or as close as
possible to the point of use.”
(9)Section 408.3.2 Temperature Limiting.
Amend this section by adding the following to the end of (3): “and installed at or as close as possible to
the point of use.”
Amend this section by adding the following to the end of (5): “may be used downstream of other
allowed device. TAFR valves are not intended to be installed in place of devices complying with
ASSE 1016, ASSE 1017, ASSE 1066, ASSE 1069, or ASSE 1070.”
(10)Section 408.0 Showers. is amended by adding a new subsection: “Section 408.11 Shampoo Bowls
and Grooming Stations.Limitation of Hot Water Temperature of Hair Shampoo Bowls and Pet
Grooming Stations. The maximum hot water temperature discharging from hair shampoo bowls and
pet grooming stations shall be limited to 120ºF (49ºC). The maximum temperature shall be regulated
by one of the following means, which shall be installed at or as close as possible to the point of use:
“(1) A limiting device conforming to ASSE 1070, ASME A112.1070, CSA B125.70, or
CSA B125.3.
“(2) A water heater conforming to ASSE 1084.”
(11)Section 409.4 Limitation of Hot Water in Bathtubs and Whirlpool Bathtubs. is amended by
adding the following sentence to the end of the section: “These devices shall be installed at or as close
as possible to the point of use.”
(12)Section 410.3 Limitation of Water Temperature in Bidets. is amended by adding the following
sentence to the end of the section: “These devices shall be installed at or as close as possible to the
point of use.”
(13)Section 416.5 Drain. is amended by deleting the last sentence, which states: “Where a drain is
provided, the discharge shall be in accordance with Section 811.0.”
(14)Section 418.3 Location of Floor Drains is amended by adding the following new subsection:
“418.3(5) In all buildings, a three-inch (3") floor drain shall be located on the lowest floor level and
where the water meter is located. A three-inch (3") or larger floor drain shall be located in the same
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room where a reduced pressure principal backflow prevention assembly is installed that discharges
water. A two-inch (2") or larger floor drain shall be provided in the same room the water heater is
located on the lowest floor level.
Exception: Existing water heaters and water meters unless relocated.”
(15)Section 422.1 Fixture Count.
(1) Amend the section by deleting the first paragraph and inserting the following in lieu thereof:
“Plumbing fixtures shall be provided in each building for the type of building occupancy and in the
minimum number shown in Table 2902.1 and its associated foot notes of the 2021 International
Building Code. Required public facilities shall be designated by a legible sign for each sex. Signs shall
be readily visible and located near the entrance to each toilet facility.”
(2) Amend the section by deleting the second paragraph and inserting the following in lieu thereof:
“The minimum number of fixtures shall be calculated at 50 percent male and 50 percent female based
on the total occupant load. Where information submitted indicates a difference in the distribution of the
sexes, such information shall be used to determine the number of fixtures for each sex. Once the
occupancy load and occupancy are determined, Table 2902.1 of the 2021 International Building Code
shall be applied to determine the minimum number of plumbing fixtures required. When gender-
neutral restrooms are provided, the total number of fixtures provided must be the sum of men’s and
women’s fixtures as figured, and urinals in gender-neutral restrooms shall not be substituted for more
than 67 percent of men’s water closets in assembly and educational occupancies or 50 percent of men’s
water closets in all other occupancies. Where gender-neutral fixtures are provided in addition to
separate men’s and women’s facilities, those gender-neutral fixtures shall be included in determining
the number of fixtures provided in an occupancy. Where applying the fixture ratios in Table 2902.1
results in fractional numbers, such numbers shall be rounded to the next whole number. For multiple
occupancies, fractional numbers shall be first summed and then rounded to the next whole number.”
(16)Section 422.1.1 Family or Assisted-Use Toilet and Bathing Facilities. is amended by adding the
following sentence to the end of the section: “Required family or assisted-use fixtures are permitted to
be included in the number of required fixtures for either the male or female occupants in assembly and
mercantile occupancies.”
(17)Table 422.1 Minimum Plumbing Facilities. Delete the table.
(18)Section 422.2 Separate Facilities. is amended by adding the following additional exception: “(4)
Separate facilities shall not be required where rooms having both water closets and lavatory fixtures
are designed for use by any gender and sufficient privacy for water closets is installed. Partitions or
compartment walls shall extend from no more than 1 inch from the floor to no less than 84 inches from
the floor. Urinals shall be located in an area visually separated from the remainder of the facility or
each urinal that is provided shall be located in a stall.”
(19)Section 422.0 Minimum Number of Required Fixtures. is amended by inserting the following new
subsection: “422.6 Substitution for Water Closets. “In each bathroom or toilet room, urinals shall not
be substituted for more than 67 percent of the required water closets in assembly and educational
occupancies. Urinals shall not be substituted for more than 50 percent of the required water closets in
all other occupancies. (Reprinted from the 2018 International Plumbing Code section 424.2)”
(20)Section 603.0 Cross-Connection Control. is amended by deleting the text and inserting the following
in lieu thereof: “Section 603.0 Cross-Connection shall be in compliance with Section 28.209B of the
Ames Municipal Code.”
(21)Section 604.6 Cast-Iron Fittings is deleted.
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(22)Section 604.7 Malleable Iron Fittings is deleted.
(23)Section 604.10.1 Tracer Wire.is deleted and the following is inserted in lieu thereof: “604.10.1
Tracer Wire.Plastic materials for building supply outside underground shall be installed with a 14-
gauge solid copper tracer wire in a blue jacket affixed to the pipe at appropriate intervals. The tracer
wire will start with a 5-foot electrical ground stake at the water main and be terminated at a
weatherproof junction box at an approved location on the building exterior. An appropriate splice may
be used at the water meter. The junction box shall be accessible and be labeled to identify it as a tracer
wire termination.”
(24)Section 609.1 Installation.is amended by adding the following new sections 609.1.1 through 609.1.9
“Section 609.1.1 New Service Location. In a new subdivision the water service line shall be installed
at the center of the property unless otherwise approved by the Administrative Authority.
Section 609.1.2 Threaded Taps on Water Mains.All threaded taps on the main shall be at least 24
inches apart and shall be at least ¾ inch in size. If more than one tap is made for a service line, the taps
will be staggered on the pipe. No more than three (3) threaded taps shall be made for a service connected
to a 4-inch or larger main. Maximum threaded tap size for a 4-inch main is ¾ inch. All taps will be made
in the top half of the water main, but not more than 45" above the horizontal plane. All services having
two (2) taps or more shall be combined through a brass wye pipe connection. The maximum length of
service from the main to the wye shall be four (4) feet. The following table lists appropriate number of
taps for different service sizes.
Service Size Taps
1 inch = two ¾ inch or one 1 inch
1¼ inch = two 1 inch
1½ inch = two 1 inch
Section 609.1.3 Corporation Cock Required. A corporation cock of either a Mueller or Ford make, or
its equivalent, shall be inserted in every tap one- and one-half inch or less in diameter made in the water
main. The connection to the main shall be made by a regulation corporation cock and copper service
with a compression joint if the pipe is plastic SIDR-7 200 P 3408. All connections to the water main
shall be adequately looped to prevent breakage from ditch settlement.
Section 609.1.4 Service Valve Required. A service valve shall be installed immediately following a
two (2) inch or larger tap on all take offs from the water main or private main.
Section 609.1.5 Service Saddles. Service saddles allowed on four (4) inch or larger water mains when
water service is ¾", 1", 1¼", and 1½" shall have a stainless-steel strap with two bolts wide minimum.
The bolts or nuts shall be either stainless steel or blue coated. When tapping a four (4) inch or larger
main for water services for a two (2) inch or larger water service, the service saddle shall be a stainless-
steel full wrap around saddle. The bolts and nuts shall be either stainless steel or blue coated. Any water
service that is larger than a two (2) inch shall require a tapping valve and sleeve at the main or private
main. The Post Indicator Valve (PIV) for fire line shall not serve as the water service valve after the
main. All tapping valve sleeves shall meet the Urban Standard Specifications as follows:
(1) Valve: Tapping valve conforming to ANSI/AWWA C509.
(2) Sleeve:
(a) Minimum 14 gauge
(b) Stainless steel, ASTM A240, Type 304
(c) Working pressure 200 psi.
(d) Must fully surround pipe
(3) Gasket:
(a) To completely surround pipe
(b) Minimum thickness 0.125 inch
(c) Material: nitrile rubber.
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(4) Outlet Flange:
(a) Stainless steel, ASTM A240, Type 304
(b) ANSI B 16.1, 125 pound pattern
(5) Bolts: Stainless steel, ASTM A240, Type 304
Section 609.1.6 Curb Stop required. There shall be a curb stop in every service connection to the main.
It shall be located on the property line or as close as possible thereto and in alleys within one foot of the
alley line, except two (2) inch and larger, which shall have a street valve box over the valve at the water
main. Curb Stops shall be of the quarter turn ball valve type with the grip joint ends. The curb stop to be
used for services from three-fourths (¾) inch to two (2) inches shall be the style known as Mueller Mark
II Oriseal or Ford Ball Valve with 90° curb stop, or equal, provided with T handle and extension rod
keyed and locked to curb stop and shall be the same diameter as the pipe served. The curb stop shall be
kept in an operative condition at all times.
Section 609.1.7 Curb Box required. The curb stop shall be covered by a curb box of the Western
pattern No. 100, or equal, extending to the curb grade. In cases where the surface of the ground is higher
than the curb grade to the extent that the curb box will not extend sufficiently to be in plain view, then
the curb box shall be extended to the ground surface. Whenever a water service is renewed the curb box
shall be brought to the curb grade or present natural ground level and moved to the property line. In
placing the curb stop in position, care must be exercised to provide against settlement of the curb box,
by providing a base of brick, stone or concrete block set on solid earth for support. A support shall be
placed across the ditch and wired to the curb box near the top to keep it in a vertical position while filling
the ditch. In the event a curb box is set in any location where a concrete or asphalt surface is to be placed,
a sleeve shall be placed around the cap to allow for expansion and contraction.
Section 609.1.8 Water Services Serving Fire Sprinkler Systems. Sprinkler systems used for fire
protection may be permitted to be attached to the water mains by a licensed Plumbing Contractor. No
open connection can be incorporated in the system, and there shall be no valves except the service valve
at the main unless a post indicator valve (PIV) is required. One- and two-family residential sprinkler
lines shall be metered through the single meter. The property owner or tenant shall promptly report to
the City any seal which has been broken for the closing of the system. A detailed drawing of the sprinkler
system shall be filed with the City and free access to the building shall be granted the City for inspection
purposes. Water services shall be sized to accommodate the requirements of the fire sprinkler system.
Section 609.1.9. Where required, a post indicator valve (PIV) must be set at 36" above final grade. The
termination flange, inside the building, shall not be more than twelve (12) inches above finished floor
level and be set at a true vertical position. When entering through a wall, the termination flange shall not
be more than twelve (12) inches from the wall and set in a true horizontal position. The fire line shall
have a two hundred (200) pound pressure test done for a minimum of two (2) hours without losing any
pressure. The fire line shall be tested from the tap at the main to the termination flange with the PIV
open and the curb box closed.
A certified fire sprinkler installer may install the backflow device to the sprinkler system for
containment. The termination flange, inside the building, from horizontal to the vertical position or from
horizontal to the horizontal position traveling through an exterior wall or floor, shall have no smaller
than ¾ inch galvanized or equivalent all-thread rod used between said flanges to keep fire line
termination stable. The fire line located in the trench may use mega-lug type supports, however, a
concrete thrust block shall be in front of fire line traveling from horizontal to vertical prior to the
termination flange. Only PVC C-900 DR 14 and ductile iron shall be used for the fire line service. The
fittings shall be mechanical joint type. The tapping valve, PIV, and all other fittings and pipe shall be
marked to withstand 200 p.s.i.
(a) If the fire line and water service are on one line, the domestic water service shall have the
take off so that the domestic service will have a curb stop and stop box at the property line. If a
PIV is required, the domestic service will branch off prior to the PIV and have a curb stop and
stop box adjacent to the PIV. The take off for the water service shall be either brass, ductile
iron, C-900 PVC DR14, or copper to the curb box.
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(b) The curb stop and stop box may be installed at another location with prior approval from
the Authority Having Jurisdiction.
(25)Section 609.12 Pipe Insulation. is deleted in its entirety and the following section is inserted in lieu
thereof: “Section 609.12 Pipe Insulation. Insulation of domestic hot water piping shall be in accordance
with the applicable energy conservation code.”
(26)Section 610.1 Size, Size of Potable Water Piping, is amended by deleting the words “each water meter
and” from the first sentence and adding “Water meter sizing shall be determined by the Water Meter
Division” to the end of the section.
(27)Table 610.4 Fixture Unit Table for Determining Water Pipe and Meter Sizes is amended by deleting
footnote 2 and inserting the following in lieu thereof: “Building supply, one (1) inch nominal size
minimum.”
(28)Section 610.8 Size of Meter and Building Supply Pipe Using Table 610.4 is amended by adding the
following exception.
“Exception: Where a single water service line provides service to a new duplex or is split for any other
reason, the service line shall be at least one inch in diameter. Where an existing structure is to be
converted to a duplex a 1" equivalent service may be provided by a separate tap. The new service lines
shall be divided by a wye at the property line. Existing 1" services may be split inside the building so
long as shut-offs are available in a common area. Separate curb boxes shall be installed, and separate ¾
inch service lines shall be run to the individual customer units.”
(29)Section 610.8(6) Size of Meter and Building Supply Pipe Using Table 610.4 is amended by deleting
the last sentence and inserting the following in lieu thereof: “No building water service line shall be less
than one (1) inch diameter.”
(30)Section 611.4 Sizing of Residential Softeners. is amended by adding the following to the end of the
last sentence in the section: “or as specified in the manufacturer’s installation instructions.”
(31)Section 612 Residential Fire Sprinkler Systems. is amended by deleting sections 612.0 through
612.7.2.
(32)Table 702.1 Notes.Note #8. is amended by adding the following at the end of the footnote: “Public use
shall be any building or structure that is not a dwelling unit. Fraternities and sororities are not classified
by this section as a dwelling unit.”
(33)Table 702.1 Notes.Note #9. is amended by deleting “a maximum shower size of 36 inches (914 mm)
in width and 60 inches (1524 mm) in length” and inserting the following in lieu thereof: “showers having
only one shower head rated at a maximum of 2.5 gpm.”
(34)Section 703.1 Minimum Size, Size of Drainage Piping, is amended by adding the following at the end
of the section: “No underground drainage piping or vent shall be less than two (2) inches inside
diameter.”
(35)Section 704.3 Commercial Sinks is deleted in its entirety and the following section inserted in lieu of:
Section 704.3 Commercial Sinks. “Pot sinks, scullery sinks, dishwashing sinks, silverware sinks, and
other similar fixtures shall have an airgap indirect waste connection to a properly trapped and vented
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floor sink. Commercial kitchens must have at least one floor sink with a three-inch waste line serving
the main scullery sink.”
(36)Section 715.2 Joining Methods and Materials is amended by adding the following exception: “No
molded rubber coupling shall be used on any sanitary sewer or storm sewer. Appropriate stainless steel
shielded molded rubber couplings may be used as connections when connecting sanitary or storm sewers.
Single band shielded couplings (no hub clamps) are not allowed on any exterior building sanitary sewer,
or storm sewer.”
(37)Section 717.1 General, Size of Building Sewers.is amended by deleting the first paragraph and
inserting the following in lieu thereof: “The minimum size of any building sewer shall be determined on
the basis of the total number of fixture units drained by such sewer, in accordance with Table 717.1
Maximum/Minimum Fixture Unit Loading on Building Sewer Piping. No building sewer shall be
smaller than four (4) inches. The building sewer shall not be smaller than the building drain.
With prior approval from the Building Official, a sewage ejector may discharge the building sewer to
the public sewer manhole when the public main is too shallow to allow the building sewer discharge to
flow by gravity. The pipe material to be used shall be Polyethylene (P.E.) Two (2) inch SDR 7, 3408.
The two (2) inch line shall at all times be a minimum of five (5) feet deep or freeze protection is required.
The sewage ejector shall be vented with a minimum two (2) inch pipe.”
(38)Section 718.2 Support.is deleted in its entirety and the following section inserted in lieu thereof:
“Section 718.2 Support.Building sewer pipe made of cast iron, copper, or extra strength vitrified clay
shall be laid on a firm bed. Pipe consisting of Schedule 40 PVC/ABS, PVC SDR 23.5/35 and PVC truss
pipe shall be enveloped on bottom, sides and top with a minimum of four (4) inches of either one (1)
inch clean or 3/8" minus crushed rock, 3/8" washed chip or “pea gravel”. After enveloping the pipe, the
remainder of the ditch may be filled once the inspection is complete.”
(39)Section 719.6 Manholes is amended by deleting the second paragraph.
(40)Section 807.3 Domestic Dishwashing Machine.is deleted in its entirety and the following section is
inserted in lieu thereof: “Section 807.3 Domestic Dishwashing Machine.No domestic dishwashing
machine shall be directly connected to a drainage system or food waste disposer without the use of an
approved dishwasher air gap fitting on the discharge side of the dishwashing machine, or without looping
the discharge line of the dishwasher as high as possible near the flood level of the kitchen sink where the
waste disposer is connected. Listed air gap fittings shall be installed with the flood level (FL) marking
at or above the flood level of the sink or drainboard, whichever is higher.”
(41)Section 814.5 Point of Discharge. is deleted in its entirety and the following section is inserted in lieu
thereof: “Section 814.5 Point of Discharge. Air-conditioning condensate waste pipes shall connect
indirectly to a properly trapped fixture, floor drain, or open sight drain, or where permitted in Section
814.6, to the drainage system through an air gap or air break to trapped and vented receptors, dry wells,
leach pits, sump pump, the tailpiece of plumbing fixtures or indirectly to the building storm sewer
through a roof drain. A condensate drain shall be trapped in accordance with appliance manufacturer’s
instructions or as approved.”
(42)Section 901.1 Applicability. is amended by adding the following sentence to the end of the section: “No
engineered single-stack drainage systems shall be installed.”
(43)Section 901.2 Vents Required. is amended by adding the following at the end of the section:
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“All single-family or two-family dwelling units with a basement shall be provided with a two (2) inch
future vent. The future vent shall be combined with other vents or terminate through the roof. Such vent
shall be capped in the floor joist area of the basement for future use. The two (2) inch vent is for a future
basement bathroom or other approved fixtures.”
(44)Section 906.1 Roof Termination. is amended by deleting the last sentence.
(45)Section 906.7 Frost or Snow Closure. is amended by deleting “two (2) inches (50.8mm)” in the first
sentence and inserting “three (3) inches (76.2 mm)” in lieu thereof.
(46)Section 908.2.2 Size. is amended by deleting the second sentence in this section and inserting the
following new sentence in lieu thereof: “The wet vent shall be not less than two (2) inches (50 mm) in
diameter for six (6) drainage fixture units (dfu) or less, and not less than three (3) inches (80 mm) in
diameter for seven (7) dfu or more.”
(47)Table 1002.2 Horizontal Lengths of Trap Arms is amended to read as follows:
Table 1002.2
Horizontal Lengths of Trap Arms
(Except for Water Closets and Similar features)1,2
Trap Arm Diameter Distance trap to vent Length Maximum
(inches)Minimum(inches)(feet)
1-1/4 2-1/2 5
1-1/2 3 6
2 4 8
3 6 12
4 8 12
> 4 2 x Diameter 12
For SI units: 1 inch = 25.4 mm
Notes:
1 Maintain ¼ inch per foot slope (20.8 mm/m).
2 The developed length between the trap of a water closet or similar fixture
(measured from the top of the closet flange to the inner edge of the vent) and its
vent shall not exceed 6 feet (1829 mm).
(48)Section 1007.1 Trap Seal Protection.General. is amended by deleting “not deemed necessary for
safety or sanitation by the Authority Having Jurisdiction” and inserting the following in lieu thereof:
“floor drains or similar traps that receive a liquid discharge year-round.”
(49)Section 1014.1.3 Food Waste Disposers and Dishwashers. is amended by deleting the second sentence
and inserting the following in lieu thereof: “Commercial food waste disposers shall discharge into the
building’s drainage system in accordance with the requirements of the Authority Having Jurisdiction.”
(50)Section 1101.6.2 Sump.is amended by replacing “fifteen (15) gpm” with “17 gpm with a 17-foot head”
and adding the following to the end of the section: “The sump pump line may be either Schedule 40 PVC
or Schedule 80 PVC pipe. The fittings shall be either schedule 80 PVC deep socket or schedule 40 deep
socket pressure fittings. The sump pump line may also be 1 ½" polyethylene (PE) SDR 9, 3408. The PE
joints shall be made with ribbed insert fittings secured by stainless steel clamps. The sump line shall be
buried no less than five (5) feet in depth from finished grade. If this depth cannot be maintained, freeze
protection shall be provided. When the sump line is discharged into a storm manhole, intake, or storm
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main that is not five (5) feet below final surface grade, a quarter (¼) of an inch hole shall be drilled into
the bottom portion of the horizontal 90°elbow before pipe is placed in the vertical position.
If two sump lines are combined together, the sump line shall be a two (2) inch line to the storm main,
intake, or manhole. The sump pump shall have an electrical outlet within reach of the manufacturer’s
cord.
No foundation drain service line shall be discharged onto property, someone else’s property, or into the
building drain or building sewer. No floor drain, clothes washer, or any other plumbing fixture shall be
discharged into the foundation sump pit.
Every sump pit in an elevator shaft shall meet the rules and regulations as required by the State of Iowa
for elevators. No hydraulic elevator sump shall be discharged into a storm or sanitary sewer.”
(51)Section 1101.6.3 Splash Blocks is deleted.
(52)Section 1101.6.5 Open Area is deleted.
(53)Sections 1205.0 through 1205.2 Authority to Render Gas Service. are deleted.
(54)Sections 1207.0 and 1207.1 Temporary Use of Gas. are deleted.
(55)Section 1208.6.4.5 Corrugated Stainless Steel Tubing. is deleted in its entirety and the following
section is inserted in lieu thereof: “Section 1208.6.4.5 Corrugated Stainless Steel Tubing.Only CSST
with an arc-resistant jacket or covering system listed in accordance with ANSI LC-1 (Optional Section
5.16)/CSA 6.26-2016 shall be installed, in accordance with the terms of its approval, the conditions of
listing, the manufacturer’s instructions and this code, including electrical bonding requirements in
Section 1211.2. CSST shall not be used for through-wall penetrations from the point of delivery of the
gas supply to the inside of the structure. CSST shall not be installed in locations where subject to physical
damage unless protected in an approved manner.”
(56)Section 1211.3 Arc-Resistant Jacketed CSST. is deleted
. . . ”
Section Two. Violation of the provisions of this ordinance shall constitute a municipal infraction
punishable as set out in Chapter 5 of the Ames Municipal Code.
Section Three. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent of such
conflict, if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as required
by law.
Passed this day of , .
_____________________________________________________________________________
Diane R. Voss, City Clerk John A. Haila, Mayor
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ITEM #: 18
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: 2021/22 SHARED USE PATH MAINTENANCE
BACKGROUND:
This program provides for shared use path maintenance activities such as patching, joint
repairs, and micro-surfacing, as well as complete replacement. Locations are determined
using a condition inventory, visual inspection of paths, and input from users.
Improvements will enhance safety and usability and also improve the aesthetics of the
path/trail system.
This project will provide crack sealing, joint leveling, and isolated full depth patching along
multiple shared use path locations across the city. The work will focus on cracks and joints
that occur in asphalt paths due to expansion and contraction of the pavement during
seasonal temperature extremes. A list of proposed locations is attached.
On August 18, 2021, bids for the project were received as follows:
Bidder Bid
Engineer’s Estimate $320,770
There is $125,000 of Local Option Sales Tax allocated for this program annually in the
Capital Improvement Plan. These funds have been accumulated and carried over into the
current budget. After completing several smaller joint sealing and patching contracts that
were financed through this program, approximately $486,700 is available to fund this
project.
ALTERNATIVES:
1. a. Accept the report of bids for the 2021/22 Shared Use Path Maintenance
project.
b. Approve the final plans and specifications for this project.
c. Award the 2021/22 Share Use Path Maintenance Project to Mid Iowa
Enterprises, LLC of Story City, IA, in the amount of $277,262.
2. Reject the bids and do not proceed with this project.
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CITY MANAGER’S RECOMMENDED ACTION:
Approving this project will allow for maintenance activities to occur on shared use paths
that will aid in extending the lifespan of these asphalt paths and enhance the user
experience by repairing joints that are not level with the rest of the path.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1, as noted above.
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LOCATION DESCRIPTION LENGTH
(FT)
WIDTH
(FT)
AREA
(SF)
Mortensen Rd (Dickinson to Wilder) 1580 8 12640
South Dakota (North of Cochrane) 560 8 4480
South Dakota (Mortensen to Cochrane) 2050 8 16400
College Creek (Thackeray to S Dakota)
Elwood Pasture (University and 6th St to
TOTAL ESTIMATED AREA 245,800
1
ITEM # 19
DATE: 08-24-21
COUNCIL ACTION FORM
SUBJECT: ACCESSIBLE KAYAK LAUNCH AT ADA HAYDEN PARK
BACKGROUND:
When developing the 2020-25 Capital Improvement Plan (CIP), the public input received
included adding an accessible kayak launch at Ada Hayden Heritage Park. The approved
2020-2025 CIP included an accessible kayak launch in FY 2021-22. This project included
funding of $50,000 from the City and $35,000 in private fundraising.
A group of citizens formed a group called Access Ada Hayden (AAH) and started
fundraising. To date they have submitted $36,164 to the City for the installation of an
accessible kayak launch. AAH also assisted the City in securing a $5,000 grant from the
Iowa DNR. In total, there is $91,164 available for this project.
The project cost estimate is shown below:
Component: Amount
Accessible Kayak Launch $54,850
Site Work 23,650
Engineering Services 11,500
Total Project Estimate $90,000
ACCESSIBLE KAYAK LAUNCH MANUFACTURERS:
Prior to AAH beginning its fundraising campaign, members researched multiple launch
manufacturers. The group was looking for three key features in the launch for it to be
truly accessible:
1. Boat chute to facilitate the movement of a boat from shore to transfer point
2. Transfer bench with slide-out platform
3. A wide variety of hand holds (grab rails and straps) to assist in transferring
The group’s research included visiting several locations in Iowa and beyond. AAH
determined the BoardSafe Adaptive Kayak Launch included all three features and was
the best launch. Pictures of the BoardSafe launch was then used in its fundraising
materials.
Additionally, staff contacted manufacturers for accessible kayak launch products,
specifications, and price. Below is this information and pictures of the different kayak
launches available:
2
ACCU Dock
Contact made with company representative: Yes
Responded to inquiry: Yes
Specifications provided: Yes
Price provided: $30,630, materials and freight included, assembly required
Northeast Products and Services BoardSafe
Contact made with company representative: Yes
Responded to inquiry: Yes
Specifications provided: Yes
Price provided: $54,850, materials, freight, and Boardsafe Representative Onsite
during installation, assembly required
Connect-A-Dock
Contact made with company representative: Yes
Responded to inquiry: Yes, provided dock photo examples only
Specifications provided: No
Price provided: No
3
The Dock Doctors
Contact made with company representative: Yes
Responded to inquiry: No
Specifications provided: No
Price provided: No
EZ Dock
Contact made with company representative: Yes
Responded to inquiry: No
Specifications provided: No
Price provided: No
Staff has reviewed the above information and found that the BoardSafe Adaptive
Kayak Launch from Northeast Products and Services is the only one that provides
the three features users are requesting. If staff was to follow purchasing policies
and call for written bids, there may be bids with lower costs. However, cost is not
the only factor to be considered as specifications will require the launch to have
the features shown above.
4
The Parks and Recreation Commission, at its August 19, 2021 meeting, reviewed all the
vendor information and recommended City Council approve the Boardsafe Adaptive
Kayak Launch from Northeast Products and Services.
ALTERNATIVES:
1. a. Waive the City’s Purchasing Policies and Procedures for competitive bidding
and approve Northeast Products and Services as a sole source for the
purchase of a BoardSafe Adaptive Kayak Launch.
b. Award a contract to Northeast Products and Services of Fleetwood,
Pennsylvania, to purchase a BoardSafe Adaptive Kayak Launch in the amount
of $54,850.
2. Direct staff to prepare a formal invitation to bid and solicit competitive bids for an
adaptive kayak launch.
CITY MANAGER’S RECOMMENDED ACTION:
This project is an example of residents coming forward with an idea to meet a need within
the community. In addition, AAH committed to, and was successful, in raising over
$35,000 for this project! It is important to note that AAH has identified three key features
needed to ensure this launch meets the needs of the individuals for which it is intended
for. Staff contacted the above manufacturers to learn and understand what each provides
regarding accessible launches.
From the information provided (either in person or from website research), ACCU Dock,
Connect-A-Dock, and The Dock Doctors fail to meet any of the identified features. EZ
Dock provides a transfer bench with slide-out bench, but not the hand holds or boat chute.
It appears that BoardSafe is the only launch that provides all the features needed to make
it an accessible launch.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, as described above.
1
ITEM: 20
Staff Report
AMES PLAN 2040 PUBLIC DRAFT
August 24, 2021
BACKGROUND:
City Council reviewed a Steering Committee Draft of Ames Plan 2040 at workshops on
July 20th and August 3rd. At those meetings the City Council provided direction regarding
how to proceed with finalizing the Plan in order to make it available for public comment.
The Plan is designed around the City Council’s evaluation of growth scenarios that
addressed housing, commercial, and employment growth related to a population increase
of 15,000 people over the next 20 years. The Plan includes Vision Statements concerning
Growth; Land Use; Environment; Open Space; Transportation; Neighborhoods, Housing,
and Sub Areas; and Community Character to address not only the planned growth but
also continued investment for the existing areas of the City. The Plan intentionally
includes policies that tie land use, transportation, and environmental issues together to
address common interests related to the design of the community and appropriate uses
throughout the community.
While the Plan includes defined growth areas for the expansion of the City, it also includes
a policy framework for infill options and redevelopment areas. Not all the growth will occur
at the periphery of the City; targeted areas will be intensified to provide for additional
housing and economic development options over the life of the Plan. Overall, the Plan is
structured as a values-based plan with policies and objectives that provide for a great
amount of latitude in its implementation, both through updates to City development
standards as well as future land use and zoning changes.
The draft Plan 2040 dated August 17th has incorporated City Council’s direction as well
as other edits to improve formatting and readability. The Background chapter has been
extensively updated while most of the other chapters had only minor updates to reflect
City Council’s input and staff modifications. The following list highlights the more
significant changes to the Plan since the initial draft:
• Vision Statements throughout- made consistent in style and language; added
missing text Mobility element Vision statement
• Table of Contents, p. 2 – added subcategories to Growth & Land Use for greater
ease of use
• Added Mayor’s Remarks, p. 4
• Added Land Recognition, p. 5
• Added “What is a Comprehensive Plan?”, p. 6
• Changed the inclusivity paragraph, p. 8
• Moved “Race and Ethnicity” from p. 17 to p. 13 and eliminated rest of p. 17
• Removed smaller maps on p. 24, as these are already included as larger maps
and moved “Municipal Facilities” from p. 28 to this page
• Added new page for Hospital/Medical Special Area Land Use Category p. 67
• Added explanation about Complete Streets on p. 104
• Changed policy numbering in Growth section (each section starts over)
• Adjusted policy language throughout, based upon Council’s comments (see
minutes from workshop)
• Added the word “housing” to title of Neighborhoods, Housing and Subareas
element
• Changed policy numbering within Neighborhoods, Housing and Subareas element
(each section starts over)
• Public Opinion survey Findings on p. 117 was moved to p. 114
• Future Corridor Action Plans Map was removed from what is now p. 119
• Fringe Map- added Rural Character & Natural Areas to go with Urban Reserves
• Future Land Use Map- aligned the land use categories in the text and map legend
for consistency, modified some designations and removed Urban Reserves to
reflect final land use terminology
STAFF COMMENTS:
The current draft has been updated with Council’s policy comments and overall
refinements for public review. Staff supports accepting the current draft for the
purposes of starting a public comment period that will go through September.
Following Council’s review of the public comments received, Council will have the
opportunity to direct further changes to be made to the Plan prior to the formal adoption
process later this year. Tentatively, staff plans to provide Council an update regarding
public comments in early October. Assuming final edits and revisions are not significant,
the formal public hearing process with the Planning and Zoning Commission and the City
Council can begin in November 2021.
A U G U S T 1 7 > > 2 0 2 1
R D G P L A N N I N G & D E S I G N
DRAFT
A U G U S T > > 2 0 2 1
INTRODUCTION
INTRODUCTION
03 >> PREFACE
09 >> DISCOVER
PLAN ELEMENTS
28 >> GROWTH & LAND USE
31 >> GROWTH
43 >> LAND USE
49 >> FUTURE LAND USE MAP
75 >> URBAN FRINGE
79 >> ENVIRONMENT
90 >> PARKS, TRAILS, & GREENWAYS
100 >> MOBILITY
110 >> NEIGHBORHOODS, HOUSING & SUBAREAS
123 >> COMMUNITY CHARACTER
PREFACE
4 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N P R E F A C E
AMES PLAN 2040
On behalf of the Ames City Council and the City of Ames
planning staff, I want to thank the hundreds of individuals who
contributed their ideas and feedback by attending meetings,
reaching out to city leaders and staff, and participating online.
All of our City Council’s workshops and meetings were streamed
online and recorded to allow people to learn about the project
and see how their contributions influenced presentations,
discussions, and ultimately the Ames 2040 Plan.
Interwoven with Ames Plan 2040 is our recently approved
the Forward 45 a long- range transportation plan, and once
completed, the recently initiated Climate Action Plan will be
integrated as appropriate and warranted.
Through your continued involvement in the community, and
active engagement with the planning process, Ames will continue
to be the Smart Choice community for decades to come.
Respectfully,
John A. Haila
Mayor, City of Ames
5 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N P R E F A C E
City Staff
Steve Schainker | City Manager
Kelly Diekmann | Planning and Housing Director
Eloise Sahlstrom | Planner
Tracy Peterson | Municipal Engineer
Damion Pregitzer | City Traffic Engineer
Keith Abraham | Parks and Recreation Director
Consultant Team
RDG Planning & Design
www.RDGUSA.com
HDR, Inc.
www.HRGREEN.com
Gruen Gruen + Associates
www.GGASSOC.com
The Land
The starting point and history of
the City of Ames begins with land
acknowledgment. Predating the
establishment of Iowa State University
or the City of Ames, this area was the
ancestral lands and territory of the Baxoje
(bah-kho-dzhe), or Ioway Nation. The
United States obtained the land from
the Meskwaki and Sauk nations in the
Treaty of 1842. We wish to recognize our
obligations to this land and the people
who took care of it, as well as the 17,000
Native people who live in Iowa today.
Source: Iowa State University
ACKNOWLEDGMENTS
Mayor and City Council
John Haila | Mayor
Gloria J. Betcher | Ward 1
Tim Gartin | Ward 2
David Martin | Ward 3
Rachel Junck | Ward 4
Amber Corrieri | At-Large
Bronwyn Beatty-Hansen | At Large
Trevor Poundstone | Ex-Officio
Planning and Zoning Commission
Michael Clayton
Jon Emery
Ruth Hulstrom
Anuprit Minhas
Doug Ragaller
Carol Spencer
6 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N P R E F A C E
POLICY FRAMEWORK
VISION
The Vision was crafted early in the process of preparing Ames Plan 2040 based upon
initial public input and discussion with the City Council. The Vision helps set the tone
for the community and as the guiding principle for preparing Ames Plan 2040.
“An evolving city that will not only grow outwardly, but also invest in existing areas and
support change within the community that ensures Ames is an inclusive, thriving, and vital
community with a diverse economy, environmentally sustainable practices, and a high
quality of living that meets the needs of both current and future residents.”
DISCOVER
The Discover section includes a recap of the planning process and background research
that influences future decision-making, such as understanding that the community may
grow by 15,000 people between 2020 and 2040. The public engagement process led to
four Unifying Themes that are ever- present through all of the elements.
PLAN ELEMENTS
The Plan Elements section addresses topical areas or “elements” of the plan. Each
element begins with a Vision Statement followed by Guiding Principles and Actions
to achieve the vision. Each element includes contextual information and a conditions
snapshot of 2020.
»Growth & Land Use
»Environment
»Parks, Trails, & Greenways
»Mobility
»Neighborhoods, Housing & Subareas
»Community Character
Role of a Comprehensive Plan
The Ames Plan 2040 has two
fundamental purposes:
1. The first provides an essential legal
basis for land use regulationl.
2. Secondly, a comprehensive plan presents
a unified and compelling vision for a
community, derived from the aspirations
of its citizens; and establishes the policies
necessary to fulfill that vision.
Additionally, Iowa Code 18B lists 10 smart
planning principles used as the overarching
values that the plan embodies.
1. Collaboration
2. Efficiency, Transparency, and Consistency
3. Clean, Renewable, and Efficient Energy
4. Occupational Diversity
5. Revitalization
6. Housing Diversity
7. Community Character
8. Natural Resource and Agricultural
Protection
9. Sustainable Design
10. Transportation Diversity
VISION // AMES 2040
AN EVOLVING CITY THAT WILL NOT ONLY GROW
OUTWARDLY, BUT ALSO INVEST IN EXISTING
AREAS AND SUPPORT CHANGE WITHIN THE
COMMUNITY THAT ENSURES AMES IS AN
INCLUSIVE, THRIVING, AND VITAL COMMUNITY
WITH A DIVERSE ECONOMY, ENVIRONMENTALLY
SUSTAINABLE PRACTICES, AND A HIGH
QUALITY OF LIVING THAT MEETS THE NEEDS
OF BOTH CURRENT AND FUTURE RESIDENTS.
8 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N P R E F A C E
Unifying Themes
Unifying themes that apply throughout
the plan include inclusivity, sustainability,
health, and choices.
»Inclusivity. The people of Ames
are the City’s greatest asset, and
initiatives in this Plan intend to
improve everyone’s quality of life.
»Sustainability. Sustainability relates to
environment, economy, and the City’s
ability to service current and emerging
needs of people for decades to come.
Sustainability is braided throughout
the plan and notably prioritized
within the environment chapter.
»Health. As the City improves, so should
the physical well-being of the people
who live in it. Policies for growth,
transportation, recreation, are all relate
to the overall well-being of its citizens.
»Choices. Choices relate to having
options for housing, mobility, jobs,
businesses, activities, and supporting
a wide range of interests and
opportunities in the community.
VISION
From the overall Community Vision, Ames Plan 2040 takes steps to refine priorities at a more detailed
level that address specific topics (elements) within the Plan. The individual elements include vision
statements to outline the purpose for each.
Growth & Land Use Vision
An evolving city that takes a balanced, environmentally sustainable approach to growth
and development.
Environment Vision
Stewardship that supports a sustainable community, economy, natural resources, and living
environment.
Parks, Trails, & Greenway Vision
Open space and recreation facilities that support the physical and social well-being of the community.
Mobility Vision
A well connected, context-sensitive transportation system that provides for the safety and comfort
of all users.
Neighborhoods, Housing & Subareas Vision
New development and redevelopment choices that address specific needs of the community for
housing, economic development, infrastructure enhancements, and City programs.
Community Character Vision
Aesthetic and design improvements that support a spirit of community, respect Ames’ heritage, and
create new high quality buildings and spaces to build upon our character.
SUSTAINABILITY
HEALTH
INCLUSIVITY
CHOICES
9 A M E S P L A N 2 0 4 0 9 A M E S P L A N 2 0 4 0
DISCOVER
10 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N D I S C O V E R
PLANNING PROCESS
Planning Process Overview
Early input from the community was organized
into themes that framed the structure of the
Ames Plan 2040 and guidance for future
initiatives. As the process diagram shows on
the next page, input and feedback relied on the
following activities:
»Public Open House Kick-off Events
»City Council Workshops and Meetings
»City Council Public Forums
»Focus Group Discussions
»Public Pop-up Stations at ISU Campus
»Public Open House & Design Studio
»Online Questionnaires
Discussions covered broad topics including
population change, land use, housing, economy,
mobility, infrastructure, parks and open spaces,
community facilities, and more. Public input
provided during the process is hosted on the
City’s website and helped guide the policies and
actions within each element.
WWW.CITYOFAMES.ORG/AMESPLAN2040
11 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N D I S C O V E R
PLANNING PROCESS
Online Questionnaire | 500+ Participants Concept Development
February 21
Focus Groups
February 25 February 25
Public Kick-off Event #2
@ ISU Research Park
56
6
17
35 February 26-28
Focus Groups
~50 ~10March 7
ISU Engagement Event
March 14
Neighborhoods Event
April 2 + 23
City Council Events
Conditions Recap
Scenario Approach
December 18
Council Event
Kick-off Meeting
May 28
Design Studio
December 18
Council Event
Kick-off Meeting
Concept Development + Refinement Online Feedback - Mapping Tool
City Completing Infrastructure Models Infrastructure Testing
Conditions Report Submitted Engagement Summary Report Submitted
July 16
City Council Event
Growth Concepts
August 22
Public Open House
Future Land Use
Subareas Input
September 23
City Council Event
Plan Approach
December 4+19
City Council Event
Land Use
Transportation
Infrastructure
~50
JUNE OCTOBER NOVEMBER
Refined Scenarios Publication Report Online Feedback
January 7
City Council Event
Open Public Forum
February
City Council Event
Housing + Neighborhoods
April 21
City Council Event
Land Use Map
May 19
City Council Event
Parks + Environment
June 16
City Council Event
Character + Themes
July
City Council Work
Session
MARCH
Covid-19 Pandemic
PUBLIC EVENTS DISCUSSION GROUPS DRAFT ELEMENTS
2018 2019
2020 2021
Campus Pop-ups (4)
186
ONLINEPARTICIPANTS#
12 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N D I S C O V E R
2017 PREDICTED VS. ESTIMATED POPULATION
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
POPULATION CHANGE 1960–2017
This section examines demographic and
economic trends that affect Ames. The analysis
examines population and demographic
dynamics, including future population and
important regional issues that will affect the
quality of the City’s environment.
Population Change
The following information presents important
changes in the characteristics and dynamics of
Ames’ population.
»Ames experienced strong growth rates
over the past 60 years with overall growth
of 140%. During this same period, the
state of Iowa grew at a rate of 14%.
An effective way of understanding population
changes is to use standard birth and death rates
to predict the way a population would change,
absent any migration, and then to compare the
prediction to actual change. The 2017 predicted
population is based on 2010 Census data.
»The community as a whole also saw a net out-
migration (residents moving out of Ames). The
predicted population for 2017 was 65,544, but
the estimated actual population was 65,005.
»A factor in under-prediction is the student
population that leaves after graduation and
therefore is not around to start families.
CHANGES IN AGE COMPOSITION
AGE GROUP 2000 2010 CHANGE 2000-2010 % CHANGE 2017 CHANGE 2010-2017
0-14 6,140 6,756 616 9.4%6,688 -68
15-19 6,880 7,611 731 10.6%10,383 2772
20-24 14,700 17,475 2,775 22.6%19,164 1689
25-34 7,192 9,087 1,895 11.1%8,807 -280
35-44 4,851 4,427 -424 7.5%4,983 556
45-54 4,435 4,501 66 6.8%4,395 -106
55-64 2,640 4,334 1,694 4.1%4,498 164
65-74 1,957 2,417 460 3.0%3,274 857
75-84 1,363 1,643 280 2.1%2,081 438
85+573 714 141 0.9%732 18
TOTAL 50,731 58,965 8,234 100%65,005 6,040
Source: US Census Bureau, 2000 & 2010
*Changes from 2000-2010 are more accurate using data from the full count. To provide a more recent picture, 2017 data is shown, which uses an estimate and is less reliable.
0 5,000 10,000 15,000 20,000 25,000
0-14
15-19
20-24
25-34
35-44
45-54
55-64
65-74
75-84
85+
A
G
E
C
O
H
O
R
T
2017 Estimate 2017 Predicted
0K
10K
20K
30K
40K
50K
60K
70K
80K
90K
1960 1970 1980 1990 2000 2010 2017
#
O
F
P
E
O
P
L
E
49,327
62,783
72,326 74,252
79,981
50,731
29,950 30,577
58,965
89,542
95,888
65,005
30,883
47,198
27,054
45,775
26,551
39,505
23,278
27,003
22,324
Story County Population Balance of County PopulationAmes Population
13 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N D I S C O V E R
Age/Sex Distribution
The demographics of Ames is fairly consistent
with a community that is home to a large
university. The median age of 23 years old
reflects the high percentage of students. Overall,
the age group breakdown has remained steady
since 2000.
»The largest share of the population (29%),
attributed to students at Iowa State
University, is the 20-24 year old age group.
»A slight increase occurred in the share of the
population well into their retirement years,
reflecting Baby Boomers moving into their
retirement years. This is offset by a decrease in
the population between the ages of 35 and 64.
The distributions between males and females in
Ames is about even; with 53% males and 47%
females. This ratio is similar to the ISU student
population.
Race and Ethnicity
Ames is becoming more diverse. Changes
observed between the 2010 Census counts and
2017 estimates of population show:
»The white population in Ames dropped
from almost 85% to just below 79%.
»The Asian population living in
Ames rose from 9% to 14%.
»Populations share of American Indian, Black,
and other races have remained steady.
»The Hispanic population has remained
fairly stable, rising only 0.2% compared
to the state change of 0.9%.
POPULATION BY AGE
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
2 0 1 7
0–14
15–19
20–24
45–54
55–64
65–74
75+
2 0 0 0
0–14
15–19
20–24
25–34
35–44
45–54
55–64
65–74
75+
12%
13%
29%
10%
14%
9%
5%
4%
4%
10%
16%
29%
8%
14%
7%
7%
5%
4%
25–34
35–44
14 A M E S P L A N 2 0 4 0
P L A N E L E M E N T S D I S C O V E R
Student Population Trend
The student population at Iowa State University
plays a significant role in the growth of Ames.
Some characteristics of the University’s student
population include:
»The student population will generally not remain
in the community to have additional children,
but will replace itself on an annual basis.
»After nearly a decade of growth, indications are
that enrollment will start to stabilize in the short-
term. National and state demographics show that
Millennials are moving out of their college years
and the generation behind them is not as large.
DIVERSITY OF ISU STUDENT POPULATION
ISU STUDENT POPULATION CHANGE 2000–2018
Source: Iowa State University
POPULATION AND UNIVERSITY ENROLLMENT Source: Iowa State University
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
0K
10K
20K
30K
40K
50K
60K
70K
1980 1990 2000 2002 2005 2008 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
45
,
7
7
5
47
,
1
9
8
50
,
7
3
1
51
,
1
9
9
52
,
6
5
7
56
,
1
8
3
59
,
0
5
8
60
,
4
4
0
61
,
4
2
7
63
,
0
5
3
64
,
7
7
3
65
,
6
8
5
65
,
9
1
5
66
,
3
0
1
24
,
2
6
8
25
,
3
3
9
26
,
8
4
5
27
,
8
9
8
25
,
7
4
1
26
,
8
5
6
28
,
6
8
2
29
,
8
8
7
31
,
0
4
0
33
,
2
4
1
34
,
7
3
2
36
,
0
0
1
36
,
6
6
0
35
,
9
9
3
66
,
0
0
1
66
,
2
5
8
34
,
9
9
2
33
,
3
9
1
Current Land Use
Policy Plan LUPP
ISU
Enrollment
Ames Total
Population
#
O
F
P
E
O
P
L
E
22,818
34,992
20K
22K
24K
26K
28K
30K
32K
34K
2000 2010 2017 2018
#
O
F
P
E
O
P
L
E
30, 594
24,380
International or Minority
Student Population
25%
Male Student
Population
57%
Female Student
Population
43%
15 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N D I S C O V E R
Community School Districts
The City of Ames Planning area has five
community school districts (CSD): including
Ames CSD, Nevada CSD, Gilbert CSD, United
CSD, and Ballard CSD. The City’s scenario
evaluations for Plan 2040 and the selected
growth Tiers identify growth primarily affecting
Ames, Gilbert, and United School Districts.
Long-term growth could occur within Ballard
and Nevada Districts as well.
»Ames Community School District had an up and
down decade of enrollment with recent increases
back to a certified enrollment of 4,352 students
in 2020.
ACSD operates six schools for PK-5th grade,
one middle school, and one high school.
ACSD recently completed renovations and
construction of new schools in the last decade.
The new high school will open in fall 2022.
»Gilbert Community School District’s enrollment
has had a steady increase from 1241 students
in 2010 to over 1548 students in 2019. This
growth was fueled by a large amount of new
residential development within its boundaries.
Gilbert operates four school buildings to meet
its enrollment needs, all located within Gilbert.
So
u
r
c
e
:
C
i
t
y
o
f
A
m
e
s
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
COMMUNITY SCHOOL DISTRICTS
16 A M E S P L A N 2 0 4 0
I N T R O D U C T I O N D I S C O V E R
Employment Review
Ames has a unique economy with the influence
of Iowa State University and proximity to the
Des Moines metropolitan region. Employment
is experiencing about a 1% annual growth, but
about 50% of the jobs are filled by people who
reside outside the county. The unemployment
rate has been on a downward trend since 2010
and was estimated at 3.1% in the 2017 American
Community Survey. The Bureau of Labor and
Statistics estimated the April 2019 county
unemployment rate was 1.3%.
The number of establishments with 20-100
employees is growing, as are establishments
with over 250 employees. The total number of
jobs estimated in 2015 by U.S. Census Bureau
Longitudinal Employer-Household Dynamics
Program (LEHD) was 35,400. The ratio of jobs
in the city to total housing units has remained
stable as employment and housing inventory
have grown (1.47 in 2007 to about 1.41 by
2015). Ames’ job-housing balance is withinthe
range of 1.3 to 1.7 jobs per housing unit, which
is considered a balanced jobs and housing
relationship.
Competitive Advantages:
»Iowa State University
»Vacant non-residential land for development
»Lower costs of land and building space
than Ankeny and Des Moines
»Retail and commerce hub
»Well-educated and skilled labor base
Constraints:
»Limited supply of shovel-ready sites
»Limited available housing stock
»Limited demand to support
speculative building space
Employment Growth (2005-2017):
»Professional and business
services gained 1,321 jobs
»Education and healthcare gained 1,138 jobs
»Finance, insurance, and real
estate gained 1,020 jobs
»Manufacturing and wholesale
trade gained 1,034 jobs
»Leisure and hospitality gained 892 jobs
*Half within seven buildings
**Little commercial space available
ECONOMICCLUSTERS
Education
Farm Product Wholesalers
Chemical
Printing Manufacturing
ECONOMICGROWTH FIELDS
Education
Farm Product Wholesalers
Chemical
Printing Manufacturing
LABOR SHED
Trade, transportation, and
utilities get workers from
outside Story County
LABOR FORCE
Grew at a higher rate
than the population
Balanced jobs and
housing ratio
SPACE BUILTSINCE 2010
O ce – 13%
Industrial – 5%*
Retail – 10%**
EMPLOYMENTDISTRIBUTION
Shift occurring
from small to
large businesses
AVERAGE ANNUAL EMPLOYMENT GROWTH 2001-2017
METRO AREA RATE
Ames, IA 0.88
Milwaukee-Waukesha-West Allis, WI 0.3
Pittsburgh, PA 0.4
St. Louis, MO-IL 0.5
Chicago-Naperville-Elgin, IL-IN-WI 0.7
Kansas City, MO-KS 0.9
Louisville/Jefferson County, KY-IN 0.9
Minneapolis-St. Paul-Bloomington, MN-WI 0.9
Omaha-Council Bluffs, NE-IA 1.0
Des Moines-West Des Moines, IA 1.6
Source: Bureau of Economic Analysis; Gruen Gruen + Associates
Source: Bureau of Economic Analysis; Gruen Gruen + Associates
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
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Population Projections
Establishing a population forecast for Ames
is complicated by the student population—
comprised of locals, newcomers, and
international students— which impacts the
ability to identify the permanent population,
on which future population gains should be
calculated. Important to note is that not all
enrolled students at ISU live in Ames. Many
students (approximately 10-20% between
2010-2019) commute into Ames for classes or
participate virtually.
The methodology used to determine the
permanent population was to exclude 90%
of the student population. This recognizes
the low retention rates for the majority of the
student population while also recognizing
that Ames likely retains a small share of the
full-time students with local connections or
attending as non-traditional students. Based
on this methodology, it is estimated the city’s
permanent population is approximately 37,340.
Three annual growth rates were developed to
project the final population based on historical
trends and future market understanding from
stakeholder discussions, ISU plans, and regional
demand. A rate of 1.5% is carried forward to
project land use needs. This annual growth
rate is just above the historical growth in Ames
between 1990 and 2010.
Building off the base population of 37,340 and
the assumption that the city has the potential to
capture more growth, including students, at a
rate of 1.5% annually, Ames should reach a total
population of 79,772 by 2040.
2040 PROJECTED POPULATIONS BY GROWTH RATE
PROJECTED POPULATION, 2017-2040
2017 2020 2025 2030 2035 2040
Projected Permanent Population
1.0% ANNUAL GROWTH RATE 37,470 38,606 40,575 42,645 44,820 47,106
1.5% ANNUAL GROWTH RATE 37,470 39,182 42,210 45,472 48,987 52,772
2.0% ANNUAL GROWTH RATE 37,470 39,764 43,902 48,472 53,517 59,087
Projected Population Plus 2017 Student population
1.0% ANNUAL GROWTH RATE 65,005 65,606 67,575 69,645 71,820 74,106
1.5% ANNUAL GROWTH RATE 65,005 66,182 69,210 72,472 75,987 79,772
2.0% ANNUAL GROWTH RATE 65,005 66,764 70,902 75,472 80,517 86,087
Source: US Census Bureau; ISU; RDG Planning & Design, 2019
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
1%1.5%2%
74,106
79,772
86,087
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Construction Activity
Construction activity has been growing
significantly since 2011. While multifamily
construction has grown steadily, single-family
development has remained constant and
relatively low for a city the size of Ames. There
was a relatively short period of stagnation after
the 2008 recession; however, Ames’ housing
market quickly recovered. These trends are
not uncommon in university communities in
recent years.
As seen in the Subdivision Growth map on the
following page, residential growth in recent
years has been primarily to the northwest and
west, with some subdivisions established in the
last 18 years in the southwest.
New construction is pushing in all directions
but is limited in the east by the South Skunk
River and industrial areas before reaching I-35.
Southern growth has also been limited due to
land holdings of the University.
Older homes are concentrated at the core,
primarily to the northeast of the University;
however, another pocket of older homes is
located to the south and west of the University.
RESIDENTIAL CONSTRUCTION ACTIVITY Source: City of Ames
people per household
2.3
average annual construction
3874,639
units built 2007-2018
share of new multifamily units
76.8%
CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
127 70 61 58 58 70 126 89 89 105 125 96
116 201
95
356 279
286
446
359
459
625
343
0
100
200
300
400
500
600
700
800
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
U
N
I
T
S
B
U
I
L
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Single-Family Multifamily
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CONDITIONS AND TRENDS: DEMOGRAPHIC AND ECONOMIC
SUBDIVISION GROWTH, 1900-2018
1900 and Older
1901-1930
1931-1950
1951-1980
1981-2000
2001 and Newer
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CURRENT LAND USE BREAKDOWN
CONDITIONS AND TRENDS: PHYSICAL
This section introduces the existing physical
trends in Ames, including land use trends,
infrastructure, public facilities and projected
land needs based on 20-year population growth.
Land Use
Land use is the central element of a
comprehensive plan because it establishes the
overall physical configuration of the city—the
mix and location of uses and the nature of
community systems that support them. The
land use plan is a statement of policy public
and private decision makers depend on it to
guide individual actions such as land purchases,
project design, and review and approval
processes.
Residential
»In Ames, 41% of developed land is residential.
In most communities, residential land makes
up the largest share of developed land;
however, the acreage devoted to Iowa State
University tips the balance towards civic.
»Of the residential land in the city, approximately
80% is dedicated to single-family use only,
16% multifamily, and 4% in 2-4 unit buildings
which may include single-family conversions.
Commercial
»Several commercial/office clusters are
dispersed throughout Ames; however,
only about half are within walking distance
of a residential neighborhood.
»Downtown is home to many commercial
uses including restaurants, bars, shops
and offices. Due to the destination quality
of this district, the number and diversity
of uses, and the constant state of change,
the district is defined by its location rather
than classified by its individual land uses.
23%
Vacant
Residential
CommercialIndustrial
Agriculture
Right
of Way
Civic
Uses
RESIDENTIAL
40%
7%
INDUSTRIAL COMMERCIAL
CIVIC USES
40%
13%
23%
12%
20%
10%
23%
8%4%
DEVELOPED LAND USE BREAKDOWN
Industrial
»The majority of industrial land is located
along Interstate 35 to maximize mobility
and access to a larger labor force.
»The intensity and impact of industrial uses
can vary greatly, but these are essential
to a healthy and vibrant community.
»The ISU Research Park is a unique
economic opportunity within the
City and for the state overall.
Civic
»Civic uses include government facilities,
university grounds, airport, public and quasi-
public parks, schools, and religious facilities
such as churches and cemeteries. In Ames,
civic uses comprise 43% of all developed land,
not unusual for a city with a major university.
»Parks account for the greatest share of civic
uses (18%), with ISU following at 11%.
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CONDITIONS AND TRENDS: PHYSICAL
EXISTING LAND USE, 2019
Agriculture
Park/Open Space
Civic
University
Residential
Commercial/Office
Light Industrial
Industrial
Vacant
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2040 PROJECTED LAND NEEDS Projected Land Needs
Communities can grow in a number of different
ways, ranging from sprawling suburban styles
to compact, walkable urban areas. For Ames,
projections for future development were
created to estimate the necessary acreage
for residential, commercial, and industrial land
by 2040. These scenarios provide a range of
development options geared towards a more
efficient pattern of growth accommodating the
projected 1.5% annual growth rate, resulting in
almost 15,000 new residents by 2040. More
information on scenario analysis and tiers are
included in the Land Use Element.
To project the commercial and industrial land
needs, the population proportion method was
used which applies a ratio of the projected
population to the current acreage devoted to
each use. As a result, both scenarios will require
an estimated 156 acres of industrial land. A
range of land use efficiency factors were applied
to the commercial land projections because a
higher density scenario will have more efficient
patterns of residential development leading to
more efficient commercial development (mixed
use, walkable) than the medium or a low-density
scenario. The graphic to the right illustrates the
land needs and how they were estimated for the
two scenarios.
Medium-Intensity Scenario
In the medium-density scenario, the share of
low-density residential is reduced from current
rates of 80% to 45%, leaving room to increase
medium and high-density shares.
Overall this would require a total of 1,257 acres
of residential land. The following are housing
types for each density level:
»Low-Density: conventional single-family detached
»Medium-Density: small lot single-family detached,
single-family attached and townhomes
»High-Density: small multifamily and
multifamily typically in the 3-4 story range
»Total commercial land needed in the
medium-density scenario is approximately
150 acres, which assumes some commercial
and retail developments in mixed use
structures and districts, with some traditional
standalone commercial areas, as well.
High-Intensity Scenario
A much larger share of residential use is
allocated towards medium and high-density
levels in this scenario than is currently the case.
Accommodates a growing population with
less residential land needed (1,028 total acres),
reducing the cost to the city for infrastructure
upgrades and service extensions. The following
are housing types for each density level:
»Low-Density: conventional single-family detached
(low-density), small-lot single-family detached,
single-family attached and townhomes.
»Medium-Density: small multifamily.
»High-Density: 4-story or taller multifamily.
»Total commercial land needed in the high-
density scenario is only 127 acres because
more commercial and retail developments
will be in mixed use structures and districts,
than standalone commercial areas.
Source: RDG Planning & Design, 2019
CONDITIONS AND TRENDS: PHYSICAL
Share of Demand
# of Units
M E D I U M D E N S I T Y
H I G H D E N S I T Y
Units/Acre
Acres Needed
45% 30% 25%
2,868 1,912 1,240
3 8 25
956 239 62 150 156
Share of Demand
# of Units
Units/Acre
Acres Needed
30% 35% 25%
1,911 2,230 2,230
3 8 25
637 279 112 127 156
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Infrastructure Review
Infrastructure is just as essential to urban life
as municipal and public safety facilities. The
expanse of infrastructure provided by the City
of Ames and partnered organizations is wide,
however with the growth of the city in terms
of both population and new development,
these systems are in need of maintenance and
expansion.
The City maintains operation and capital plans
for continued monitoring of needs as the
community grows and changes. The Ames
Plan 2040 provides a common set of growth
expectations for the City to plan around and
respond to needs. Services considered in this
section include:
»Municipal Facilities
»Public Safety
»Water
»Sanitary Sewer
»Storm Sewer
In addition to the services listed above, there
are four separate electric providers including
Ames Electric, natural gas by Alliant Energy,
and multiple broadband companies serving
the community that are not addressed in the
chapter.
CONDITIONS AND TRENDS: PHYSICAL
Municipal Facilities
The City of Ames is a full-service community
providing a wide range of municipal services
directly and jointly with other entities. Some of
the more notable City facilities include:
»City Hall. Located Downtown in the original
Ames High School building, built in 1938. The
building was renovated in 1990 to become City
Hall and house most administrative staff.
»Community Center. Recreational space attached
to City Hall, including the City Auditorium.
»City Library. Newly constructed
facility opened in 2014.
»Parks and Recreation Facilities. In addition to
administrative and maintenance facilities, the
City has an Ice Arena operated jointly with ISU
and its own municipal golf course with a new
clubhouse and meeting space built in 2020.
»Ames Resource Recovery Plant. The Resource
Recovery Plant was built in 1975 as the first
municipally owned and operated waste-to-
energy facility in the nation. The plant sorts
waste for the entire county and provides refuse
derived fuel for the Ames power plant.
»Municipal Airport. Municipally owned
airport for private and charter aviation
needs located in south Ames. The facility
is operated under contract with a third
party operator. The Terminal building was
recently constructed and opened in 2017.
»Fleet and Maintenance. In east Ames
the City maintains fleet services and
storage of Public Works equipment.
Public Safety
The Ames Fire Department consists of full-time
professional fire fighters and administrative
support positions. Ames Fire provides for a
number of services to the community, including
EMS (Emergency Medical Service), fire
suppression, inspections, rescue, and hazardous
materials response. Ames Fire responds to
all calls within the City, including contracted
service with ISU, and has mutual aid agreements
with surrounding fire departments. In total, the
response area is approximately 25.35 miles. The
City has three fire stations located at:
»1300 Burnett Avenue (Station 1/HQ)
»132 Welch Avenue (Station 2)
»2400 S. Duff Avenue (Station 3)
The A mes Police Department serves the entire
community’s public safety needs, with the
exception of ISU properties. ISU operates its
ow n police force serving the needs of people
located on campus. The City and ISU have
joint jurisdiction and mutual aid agreement for
seamless police protection within the City.
The Police Department is a combination
of sworn officers and other personnel. The
Department provides for dispatch, regular
patrol, community resource officers, parking
enforcement, and investigations. The City of
Ames police station is located Downtown within
City Hall.
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WATER INFRASTRUCTURE
WATER MAIN DIAMETER
6" or less
8"
10" to 12"
15" to 18"
21" to 30"
Water Infrastructure
The City of Ames water supply is provided by
ground water wells located primarily in the east
part of the City. The Ames Water Treatment
facility opened in 2017 and was designed for 15.0
Million Gallons per Day (MGD) of finished water
capacity to serve residential and commercial
needs. The current average daily operation is 5.7
MGD with a maximum day of 9.5 MGD.
The distribution system consists of
approximately 260 miles of water main and
three water towers. The City operates the
distribution system with two pressure zones.
CONDITIONS AND TRENDS: PHYSICAL
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Sanitary Sewer Infrastructure
The current water pollution control facility
has been in operation since 1989. The plant
treats 12.6 million to 15.7 million gallons per
day. Hydraulic modeling in 2012 identified the
maximum hydraulic capacity to be 26.4 million
gallons per day with four raw wastewater pumps
operating in conjunction with all downstream
unit processes in service. However, normal Ames
WPCF operation diverts peak flows approaching
20.4 million gallons per day to flow equalization
basins with a volume of 4.4 million gallons
during elevated Skunk River elevations and/or
localized precipitation events.
The projections shown in the WPCF Nutrient
Reduction Feasibility Study demonstrate the
facility will be able to meet maximum month
flow through 2040.
SANITARY SEWER INFRASTRUCTURE
SANITARY SEWER DIAMETER
4" or less
6" to 12"
15" to 24"
27" to 42"
45" to 66"
CONDITIONS AND TRENDS: PHYSICAL
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Storm Sewer Infrastructure
Storm sewers are critical to managing runoff
after rain events or snow melt. Most of the
community is serviced by storm sewer
infrastructure, which empties into local
waterways. Storm sewers are designed to
convey runoff from typical smaller storm events
and do not convey water at the same rate for
larger storm events. Recently the City has taken
on projects for adding rain gardens, support
for private on-site retention, public storm water
detention facilities, and upgrades to existing
storm sewer lines.
Ames has a regulated stormwater program with
a stormwater permit from the Iowa Department
of Natural Resources to discharge stormwater
to the water of the State. Through this permit,
the City of Ames works to reduce the impact
the community has on waterways in the area
through a number of programs.
The City has mandatory storm water treatment
requirements for new development and employs
other best management practices in existing
neighborhoods and throughout the watersheds
to improve water quality. The City also invests
in measures that minimize infiltration of storm
water runoff into the sanitary sewer system, to
prevent it from being conveyed to the treatment
plant unnecessarily.
CONDITIONS AND TRENDS: PHYSICAL
STORM SEWER INFRASTRUCTURE
STORMWATER SEWER DIAMETER
4" or less
6" to 12"
15" to 24"
27" to 42"
45" to 66"
72" to 108"
PLAN ELEMENTS
J U LY > > 2 0 2 1
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GROWTH & LAND USE
VISION // AMES 2040
AN EVOLVING CITY THAT TAKES A BALANCED,
ENVIRONMENTALLY SUSTAINABLE APPROACH
TO GROWTH AND DEVELOPMENT.
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GROWTH & LAND USE
Introduction
The Growth & Land Use section of Ames Plan
2040 establishes and elaborates on the City’s
development vision. While city development
is a complex interplay of different systems –
transportation, market demands, sewer lines,
water mains, utilities, drainageways, topography,
and environment – what is built on or above
the ground generally defines how we view and
experience our neighborhoods and city. The use
of land and the types of structures that are built
on it are the chief concerns of this chapter.
Chapter One projects the number of people
who will call Ames home by the year 2040.
This analysis, based on both past trends and
potential future growth rates, suggests the
city’s population could increase by 15,000
people during the next twenty years. The overall
challenge then is how to accommodate the
City’s present and future growth in ways that
create the most efficient, connected, rewarding,
delightful, and equitable community possible for
current and future residents. This chapter takes
up that challenge by providing a framework for
the city development decisions that will help
Ames meet that challenge during the next two
decades.
The evolution of cities is a long process. This
Plan must also look beyond the twenty-year
planning “horizon.” Ames will not stop growing
and evolving in 2040. The actions and decisions
made today will affect the character and
efficiency of the city well beyond that year.
Decisions made over a century ago provide
the neighborhoods, parks, greenways, and
institutions that continue to make Ames a
great city for its residents. And, to be fair, some
of those decisions also created obstacles or
problems that we continue to live with and
work around.
Two Policy Dimensions
Ames will accommodate a projected population
of 80,000 by 2040. The homes, businesses,
industries, parks, and institutions that support
this future community will locate in both new
areas that are currently undeveloped (typically
referred to as “greenfields”) and the currently
built-up city as redevelopment and infill.
A process that defines where these new
development areas are determines the physical
extent of Ames and in some ways its future
form.
Its principles and its policies are guided by such
factors as efficiency, quality, access, and market
considerations and is described in the following
discussion under the category of GROWTH.
The majority of the 2040 population
(approximately 85%) will live, shop, work, and
play within the City’s presently developed areas.
Most will live in existing neighborhoods; some
will live in areas that redevelop with different
buildings and land uses, or on “infill” sites that
make use of unused or underused land within
the existing boundary. A key to the ability of the
existing city to serve its people is identifying and
preserving its character and assets while also
addressing new interests. Policies that define
and preserve desired patterns of land
use and urban character in both the existing
built-up community and projected new
development are grouped together under the
category of LAND USE.
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GROWTH: GUIDING PRINCIPLES
Guiding Principles of Growth
G1: Sustainable Growth. The vision is for
new growth to be both economically and
environmentally sustainable. This encompasses
housing densities that minimize the footprint
of growth and reduce service cost per unit;
maximum use of existing infrastructure; new
investments that have citywide benefits; and
preservation of environmental assets.
G2: Contiguous Greenfield Development.
Ames will accommodate much of its projected
population growth in areas contiguous to
the existing built-up city. During the Plan
2040 process, the City identified alternative
contiguous Tier 1 and Tier 2 areas as most
readily able to serve the projected growth in
population and employment. Providing multiple
opportunity areas creates choices that support
a variety of needs of a growing community.
G3: Infill that Enhances Urban Fabric. Ames
will take advantage of existing infill sites within
the existing urbanized area to increase both the
efficiency and quality of its urban environment.
Infill development may change the types and
intensities of land use and introduce new
building forms. Larger areas planned for change
are described as redirection or redevelopment
areas. As such, it requires an assessment
of community needs and character of the
surrounding area to guide planning and policy
decisions on specific changes.
G4: Quality Urban Experience. The City
endeavors to provide urban and suburban
experiences that suit a variety of interests. All
new development areas will be supportive of
a healthy and safe urban environment to be
enjoyed by all residents. New growth will include
a planned diverse mix of housing and include
or provide good access to trails, public parks
and open space, services, and commercial
development. Quality of design, including
building architecture and relationships to its
surrounding, along with improvements to the
public realm, are key components of an urban
experience and a attractiveness of suburban
locations.
G5: Review and Approval Process. The
ongoing land use planning process defines
priorities and policies, while development review
affirms consistency with specific standards
that implement these policies. Decisions will
be made through a transparent, collaborative
process that includes stakeholders, and moves
toward solutions that are compatible with long-
term community goals. This process should be
viewed by all parties as fair and reliable.
G6: Planning for Equity. Ames will continue to
grow in diversity of its people and jobs during
the next twenty years. Equity with growth
requires consideration of the needs of a diverse
population. This includes adding affordable
housing, multiple housing types, and market-
based price points, supporting economic
growth, expanding transportation choice,
providing accessible institutions and services,
and maintaining a variety of amenities.
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GROWTH: POLICY FRAMEWORK
SUSTAINABLE GROWTH
Ames new growth will be both economically
and environmentally sustainable.
G1-1. Establish a minimum gross residential density
target of 6.0 units/acre for each new development
area. Within districts, mix residential development
types to produce this minimum target.
G1-2. Establish a minimum net residential density
in new single-family subdivisions or development
projects of 3.75 units/acre. Medium and higher
density developments shall incorporate 10 units
per net acre or greater. Through master planning,
establish corridors and centers that encourage higher
densities. Encourage integration over separation
of different housing types within a development.
G1-3. Maximize use of existing infrastructure,
focusing on incremental extensions to reduce
added cost of services per unit of development.
Use the Capital Improvement Plan to identify and
implement upgrades of existing infrastructure
needed to support growth and infill.
G1-4. Incorporate transportation system planning and
service levels into project design and development
decisions. Include connections to adjacent
existing and planned development and provide for
alternative transportation modes. See also Mobility
G1-5. Encourage mixed uses, identify locations for
focused growth, and provide efficient transportation
routes to key community destinations. Minimize
community-wide vehicle miles traveled with planned
locations for services and jobs related to housing.
G1-6. Avoid project development in
environmentally sensitive areas when feasible,
Incorporate appropriate buffers, mitigation,
and conservation design techniques when
required to maintain environmental assets.
G1-7. Incorporate growth-related measures
identified by the Ames Climate Action Plan into
this Plan. See also Environment Chapter.
CONTIGUOUS GREENFIELD DEVELOPMENT
Ames will accommodate much of its
projected population growth in areas
contiguous to the existing built-up city.
G2-1. Provide a choice in the residential market and
reduce the distance to major employment and activity
centers by distributing growth in multiple directions.
G2-2. Within designated growth areas, place
development priority in the following sequence:
»Areas in all directions contiguous to existing
development that can be served by existing
infrastructure or by relatively low-cost extensions.
»Areas within the urban services area that
require significant infrastructure extensions
or new facilities that will facilitate service to a
broad area or number of different properties.
G2-3. Use the Capital Improvement Plan
in conjunction with specific Development
Agreements to identify, and implement needed
upgrades and extensions of infrastructure
to support new growth and infill.
G2-4. Use Future Land Use Map to define areas
for growth and change and desired development
options to meet housing and economic
development goals. See also Land Use Map.
G2-5. Include higher-density nodes for commercial
and housing that are easily accessible within
each growth area and have adequate density
to support public transportation service.
G2-6. Continue to meet or exceed national
standards for flood plain development protection
requirements. See also Environment Chapter.
G1-8. Support existing commercial areas and
incorporate employment and economic development
initiatives and sites into growth area planning.
»Use economic development and recruitment
strategies for non-resource intensive
uses and for development that expands
or supplements economic choices in the
City. See also Environmental Chapter.
»Future retail and commercial uses will be
impacted by changing trends for online ordering
and delivery of foods, and many businesses
will operate in a hybrid manner of in-store and
online. As more information is known about these
trends, review zoning standards and practices
to address distinctions between primarily in-
store retail needs and location for delivery based
commercial. This may include review of parking
standards, loading areas, pedestrian oriented
design requirements, and commercial use
definitions. See also Growth & Land Use Chapter.
»Continue efforts for the Downtown and Lincoln
Way Corridor to expand in person shopping,
nightlife, and other types of experiences as an
amenity and economic development tool.
»Recognize Campustown as a small business
opportunity area for local and home grown
businesses that support student life around
ISU, but also as an important commercial
center that can benefit the broader
community that sustains small businesses.
»Plan for needs related to small businesses,
start ups, and creative entrepreneurial
activities. This can include reuse of existing
buildings, blocks, or even creating whole
districts for mixed use maker space, innovation
districts, and artisan crafts and goods.
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INFILL THAT ENHANCES URBAN FABRIC
Ames will take advantage of infill sites within
the existing urbanized area to increase both the
efficiency and quality of its urban environment.
G3-1. Identify infill properties and areas within
the existing built-up area, focusing on sites that
are 1) vacant and buildable; 2) underutilized or
sporadically developed; 3) occupied by unnecessary
parking, storage yards, or other paved areas;
and 4) blighting influences in neighborhoods.
G3-2. Coordinate infill development with
the capacity of existing infrastructure.
G3-3. Make smooth transitions in scale and
intensity of use from pre-existing context to higher
intensity development. Support high-density
redevelopment only in planned or targeted land
use redirection areas. Use prevailing density
as the guide for redevelopment, but allow for
building variations to meet infill objectives.
G3-4. Establish design standards and guidelines for
individual infill sites that are compatible with the scale
of surrounding neighborhoods or other urban design
factors. In specific areas, planned increases in intensity
of use will determine increased height and an urban
form, but still include architectural design quality.
G3-5. Include within infill projects missing
transportation and trail links necessary
to complete system continuity.
Scale. Infill development often introduces
new and sometimes bigger buildings and
different architectural styles into an existing
area. Good infill design minimizes the conflicts
that these changes can sometimes create with
adjacent properties. For example, a three-story
building can step down when its adjacent to a
one- or two- story building, or lower buildings
would be located along the adjacent edge.
Densities or footprint of buildings might also
“step down” at these boundary conditions.
The actual context helps determine the best
way to minimize conflicts at these transitions.
QUALITY URBAN EXPERIENCE
New development areas will support
a healthy and safe urban environment
to be enjoyed by all residents.
G4-1. Within new development areas, provide
public spaces that promote positive interaction
(e.g. parks, gardens, trails) and private amenity
spaces that support social engagement and
interaction (e.g. commercial plazas, outdoor
space, clubhouses, walking trails).
G4-2. Incorporate activity centers like
neighborhood commercial development or
include placemaking features to add character
and interest to new development.
G4-3. Include features such as sidewalks, short
street crossings, and connected street/trail design
that promote accessibility to people of all ages.
Avoid placement of routine elements that create
barriers for people with reduced mobility.
G4-4. Provide clear local connections to the
community trail and path system. Encourage clear
paths and wayfinding techniques that direct people
to destinations such as schools, activity nodes, and
trail access points. Use trails as part of an active
transportation system. See also Parks Chapter.
G4-5. Consider innovative street designs such as
woonerfs that slow vehicular traffic and create
opportunities for shared outdoor space.
G4-6. Recognize Complete Streets
typology templates in street design and
streetscape features that are also context
sensitive to the surrounding land use.
GROWTH: POLICY FRAMEWORK
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GROWTH: POLICY FRAMEWORK
REVIEW AND APPROVAL PROCESS
Land use decisions will be made through
a transparent, collaborative process.
G5-1. Work with local interests and other stakeholders
to develop sub-area or specific plans that focus on
development details for districts and neighborhoods.
G5-2. Apply guidelines and processes in
advance that increase the level of predictability
to all parties in the development process.
G5-3. Encourage and expedite collaborative
contacts and relationships in sensitive
contexts between project developers and
neighbors and other stakeholders.
G5-4. Continue Ames’ tradition of inviting
community participation at Planning & Zoning
Commission and City Council meetings. Use
technology to open access and participation
in the development decision process.
G5-5. Require sufficient detail in master planned
development and subdivisions to provide
prospective property owners with full information
about the future use of undeveloped or latter
phase sites and future public improvements.
PLANNING FOR EQUITY
Future development will ensure the just and fair
inclusion of all residents to participate in the
planning process and the benefits of life in Ames.
G6-1. Use the land use map and housing policies to
support low income and diverse housing choices.
Consider options for integration of housing choices
within new developments, such as inclusionary
housing standards and incentives in zoning that
encourage builders and developers to develop a range
of housing types, occupancy forms, and price points.
G6-2. Continue to seek diverse membership on
appointed boards that address planning, land
use, development, parks, and neighborhood
preservation issues, This includes factors related to
demographics, income levels, business members,
and residential representations from across the City.
G6-3. Continue to assess needs and serve
all parts of the City with quality public
services, parks, and civic facilities.
G6-4. Work with CyRide and other
transportation providers to provide access
to emerging employment centers.
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GROWTH: DIRECTIONS
Growth and future public investment policy
should provide adequate choice of locations for
future development while remaining consistent
with the Guiding Principles set forth in this
chapter. Processes used to identify and evaluate
potential growth areas, and provide a sequence
for efficient growth guide this plan and provides
a template for considering future growth priority
areas outside of current projections.
Identify Growth Areas. For the planning period
to 2040 begins with an initial review of the
Ames urban services area (the area capable
of being served by gravity flow into the Ames
wastewater treatment facility). This review was
based on past planning efforts, community
input, environmental features, existing land use
patterns, future growth prospects, infrastructure
capacity, and market trends. It identified five
potential growth regions which, while different,
share characteristics that include:
»Location within Ames urban services area.
»Adequate area to accommodate all or
a significant part of Ames’ projected
population growth to 2040.
»Reasonable proximity to the edge of Ames’
current urban development and potential
connection to existing infrastructure.
»Ability to accommodate a mix of
residential densities and land uses.
»Potential access and linkage to the
city’s park and trail network.
In addition, properties owned by Iowa State
University were not included as areas for
potential urban expansion. While the previous
Land Use Policy Plan considered urban
development of some ISU lands, these sites are
specifically excluded in this analysis.
ABOVE: Composite distribution of major infrastructure. Proximity to
major infrastructure reduces the cost of extension and is a significant
criterion for evaluating different potential growth areas.
RIGHT: Six candidate areas emerged from the preliminary review,
using the criteria described here. Five were evaluated in more detail.
A sixth, the Southeast Expansion area, was considered too far away
from Ames’ established development directions to warrant detailed
evaluation for this planning period, but would have merit in the future
with development to the south.
WATER MAIN DIAMETER
6" or less
8"
10" to 12"
15" to 18"
21" to 30"
SANITARY SEWER DIAMETER
4" or less
6" to 12"
15" to 24"
27" to 42"
45" to 66"
STORMWATER INFRASTRUCTURE
4" or less
6" to 12"
15" to 24"
27" to 42"
45" to 66"
1% Annual Flood Chance
0.2% Annual Flood Chance
EXISTING INFRASTRUCTURE AND PUBLIC SERVICES
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GROWTH: DIRECTIONS
EAST
NORTH
WEST
SOUTHWEST
SOUTH
GROWTH REGION DIAGRAMS: COMPOSITE
Low-Density Residential
Urban Family Residential
Medium-Density Residential
High-Density Residential
Mixed Use / High-Density
Commercial
Open Space
Civic / Public
Evaluation
The evaluation of growth options available to
Ames and consistent with the Growth Principles
involve two steps:
»Conceptual Diagrams for Each Potential Growth
Area. These diagrams illustrate a possible future
for each area, guided by the Growth Policy
Framework presented previously. Depending on
overall density of development, four of the five
growth areas are capable of accommodating
the City’s full 2040 growth projection.
»Infrastructure and Cost Analysis. Provides
planning level consideration of relative costs
of building facilities necessary to serve each
development area. These areas are further
divided in development “tiers,” subareas that
can be developed in sequence based on cost
and feasibility of development. Tiers can then be
assembled in different combinations to create
the city’s overall preferred growth program.
Conceptual Diagrams
A fundamental principle of this plan is mixing
land use intensities and housing density within
potential growth areas. This principle was used
to develop conceptual diagrams, displaying
potential development areas by intensity
categories discussed on the following pages.
These diagrams show a possible geographic
distribution of land use intensities and
transportation frameworks for each potential
growth area. While not detailed land plans, they
help test the population capacity, mix of land
use intensities, location of possible commercial
centers and public facilities, relationships of park
and environmental resources, and transportation
connections that support development. They
also suggest how each area could lend itself to a
distinct design character.
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Density. A measure of intensity usually related to residential uses and measured by housing units or people
per unit of spatial unit, typically acre or square mile. Residential zoning is typically tied to density categories
that in theory control traffic, scale, and compatibility. Two other terms describe measurement of densities:
»Gross Density. The number of residential units per acre including all public spaces in the area
of measurement. Policy context most appropriate for new, large development areas.
»Net Density. The number of residential units per acre not including public spaces in
the area of measurement. Policy context most appropriate for infill areas.
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GROWTH: UNDERSTANDING INTENSITY AND DENSITY
Low-Density Residential. Typically single-
family detached housing in subdivisions, but
could also include a limited amount of attached
housing. For purposes of evaluation, gross density
in this category averages 3.5 dwelling units per
acre (du/A) and net density about 5 du/A.
Urban Family Residential. Typically single-family
detached housing on small lots, single-family attached
or duplex structures, and small townhouse groups. For
purposes of evaluation, gross density in this category
averages 6 du/A and net density about 9 du/A.
Medium-Density Residential. Typically
higher-density single-family attached or duplex
development, 3- and 4-plexes, townhomes, and
smaller multifamily buildings and projects. For
purposes of evaluation, gross density in this category
averages 10 du/A and net density about 14 to 16 du/A.
High-Density Residential. Typically
multifamily buildings and projects with a
mix of apartments and other higher-density
housing forms. For purposes of evaluation, net
density in this category is about 20 du/A.
Mixed Use / High-Density. Core districts that
combine high-density housing with non-residential
uses such as retail, services, and offices. These
are often located in multi-story buildings, with
commercial uses at street level and residential
and office uses above. For evaluation, gross
residential density in this category averages 12-
16 du/A and net densities of about 20 du/A.
Commercial. This designation applies to areas
where commercial is the dominant if not only use
for an area. They are shown to ensure relatively
equitable access to neighborhood and community
commercial services from each growth area.
Open Space. Applies to potential parks and
greenways, floodplains or other environmentally
sensitive areas, and major existing open spaces.
Civic / Public. This can include all types of
public facilities but in the context of these tests,
usually reserves space for an elementary school.
HARRISON
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HARRISON RD
GROSS DENSITY
2.1 units per acre
GROSS ACRES
5.6 units per acre
GROSS ACRES
11 units per acre
GROSS DENSITY
3.7 units per acre
GEORGE WASHINGTON CARVER
STAN
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GROSS ACRES
7.9 units per acre
GROSS ACRES
13.5 units per acre
LOW-DENSITY RESIDENTIAL EXAMPLE
HIGH-DENSITY RESIDENTIAL EXAMPLE
URBAN FAMILY AND MEDIUM-DENSITY RESIDENTIAL EXAMPLE
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GROWTH: INFRASTRUCTURE AND COST ANALYSIS
EXISTING WATER DISTRIBUTION
EXISTING SANITARY SEWER
EXISTING STORM SEWER
After defining potential growth areas and
developing concept diagrams to test their
capacity and potential character, the next
step is evaluating the relative feasibility and
cost of providing critical public services and
infrastructure (transportation, water, and
sanitary and storm sewers) to each area. In
addition to the actual cost of infrastructure
extensions, growth in specific areas can also
affect the existing developed city by creating
a need for “downstream” upgrades and
investments. Projections to evaluate feasibility
were based on several assumptions:
»Costs are based on improvements that
accommodate residential population
growth. Costs related to industrial growth
are excluded because they will apply
equally to all residential options.
»Transportation costs use the 2040 transportation
model used for the current Long Range
Transportation Plan, modified by adding required
projects for each potential growth area.
»Water and Sewer requirements are
based on current conditions, with
growth for each individual growth area
added as part of the evaluation.
»Fire response modeling assumes the need to
relocate Station 2 to the west regardless of
growth direction, A uniform response time
standard is applied for 85% of citywide calls.
»Projected costs were estimated in 2019 dollars.
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EXISTING MAJOR STREET NETWORK
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GROWTH: DEVELOPMENT TIERS
This map illustrates a division of potential growth
areas into four tiers, based on the criteria and
characteristics presented on the following page.
GROWTH REGIONS DIVIDED INTO DEVELOPMENT TIERS: COMPOSITE
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Tier 1
Tier 2
Tier 3
Tier 4
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GROWTH: DEVELOPMENT TIERS
Four of five growth areas are large enough
in themselves to absorb most of the City’s
growth. However, different parts of those
areas are easier to serve with infrastructure
than others. Also, consistent with the growth
policies presented earlier, growth should not
take place in one direction only. The concept
of tiers, identified by capacity of existing
infrastructure and ease of extensions, provides
a finer-grained analysis that helps assemble an
efficient and effective growth plan. This leads
to a land use plan that makes maximum use
of existing infrastructure and transportation
facilities with strategic incremental
investments and extensions.
TIER 1
»Infrastructure is immediately available or
achievable with short, incremental extensions.
»Street and trail connections are
immediately available.
»Market precedents are clearly
established and demonstrated.
»Job centers and commercial support
are immediately accessible.
TIER 2
»Infrastructure is available with extensions
of existing lines under ½ mile.
»Existing street network or spine
trails are accessible, but require
moresubstantial extensions than Tier 1.
»Job centers and commercial support are
reasonably accessible, but not directly adjacent.
»Market support is demonstrable but requires
people to build in relatively untested areas.
»Tier 2 areas can develop in the short-
term if adjacent to the developed City.
ESTIMATED POPULATION CAPACITY GROUPED
BY DEVELOPMENT TIER
HOUSING UNITS POPULATION
TIER 1 9,316 23,136
TIER 2 7,610 16,665
TIER 3 15,960 41,664
TIER 4 3,908 9,029
TOTAL 36,794 90,494
TIER 3
»Within the urban service area (serviceable
by existing wastewater treatment plant), but
requires significant pioneer infrastructure.
»New street corridors are necessary
to provide adequate service.
»Regional arterial and interstate routes
are available, but require a major facility
investment, such as a new interchange.
»Currently relatively remote and not
contiguous to existing urban development.
»Requires significant reach into a
new geographic market
»Consistency with long-term
urban development goals
»New community and commercial
service centers are required
»Land in Tier 3 could shift to Tier 2 if
infrastructure improvements are initiated.
TIER 4
»Ultimately, very long-term development but
outside of current urban services area
»Requires major redirection of local
land use or ownership patterns.
»New community and commercial
service centers are required
»Land in Tier 4 will typically be developed after
the 2040 planning horizon of this plan. This
land should be maintained in an Urban Reserve
status for future urban development. This
designation would prevent premature subdivision
into large rural lots with septic systems or
other individual wastewater treatment.
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GROWTH: EVALUATION AND GROWTH AREA SELECTION
Growth Scenario Evaluation
The five growth regions combined have a
population capacity far greater than Ames’
actual development demand to 2040. This
section presents a growth concept, assembling
the building blocks discussed above into an
efficient land use program.
Two major assumptions, derived from the
larger growth principles underlie the evaluation
process:
»Development will take place in multiple
directions. The principles of compact growth and
market choice argue against placing all growth
in one and only one development direction.
Tiers 1 and 2 provide more than adequate
capacity to accommodate all anticipated growth
to 2040 and beyond. Therefore, growth areas
incorporated into the future land use plan are
limited to these two development tiers. Some
Tier 2 areas and Tiers 3 and 4 are located within
the Ames urban service area -- areas that fall
within watersheds that drain into the City’s
existing wastewater treatment facility – but are
unlikely to develop before 2040.
The criteria used to evaluate these growth
regions against each other to create an orderly
growth sequence included the following factors:
»Infrastructure. The relative cost of serving
the growth region with wastewater and
stormwater infrastructure and water service.
»Environment and Open Space. Relative
buildability, slopes, and impact on topography,
watercourses, and natural resources; serviced
by parks and recreational features.
»Public Safety. The ability and facility costs
involved to provide fire protection, police,
and emergency medical services.
»Market Demand. Adjacency to recent
development, growth precedents,
general acceptance in the market.
»Transportation. The ability of the transportation
system to manage additional traffic loads, cost
of necessary improvements, connections to trail
network, and access to public transportation.
»Community. The ability to add and enhance
the urban environment of Ames; the potential
to create distinctive areas with a variety
of housing types and support services.
The evaluation process concluded that
“greenfield” urban development and resulting
infrastructure investments will focus on four
major areas:
A. TIER 1
»North Growth Region. This includes land
west of Ada Hayden Park to west of GW
Carver Avenue and south of 190th Street.
This sector has been an area of significant
platting activity and logically encompasses
existing residential development trends.
B. TIER 1 & TIER 2
»West Growth Region. This extends the
western edge of Ames incrementally to an
Ioway Creek tributary drainage between
Highway 30 and the Union Pacific mainline.
This will tie into Mortensen Road and continue
significant mixed density development.
C. TIER 1 & TIER 2
»South Development Region. Unlike the
relatively incremental extensions to the
north and west, this represents a significant
community-building initiative that builds on the
potential of the nearby ISU Research Park and
abundant open space and recreation assets.
D. TIER 1
»East Development Region. Like the South
Development Region, this area represents
a new residential market, related to the
13th Street interchange and the potential
for new major commercial and industrial
development in this quadrant. Infrastructure
to serve this area is likely to be provided
through this non-residential growth.
It is important to maintain the flexibility to
respond to specific development proposals and
that contiguous development in an area other
than one of the four focus areas, if properly
financed, could occur. For example, the Tier
2 area of the Southwest Growth Region, also
contiguous to existing urban development,
could experience development during the
planning period.
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GROWTH: EVALUATION AND GROWTH AREA SELECTION
PRIORITY GROWTH AREAS COMBINED TIER ONE AND TWO DEVELOPMENT POTENTIAL
TIER 1 TIER 2 TOTAL T1 + T2
Growth Region Area in
Acres Est Units Est Pop Area in
Acres Est Units Est Pop Area in
Acres Est Units Est Pop Density
(DU/A)
NORTH 453 1,643 4,175 157 722 1,821 519 2,365 5,996 3.64
EAST 152 827 1,722 - - - 1152 827 1,722 5.44
SOUTH 199 1,274 2,522 239 2,411 4,486 398 3,685 7,007 7.40
SOUTHWEST - - 314 2,578 5,124 314 2,578 5,124 6.58
WEST 386 1,854 4,118 175 1,099 2,388 484 2,954 6,506 4.88
TOTAL 1,190 5,598 12,537 885 6,810 13,818 1,837 12,408 26,355 6.76
RELATIVE INFRASTRUCTURE COST COMPARISON BY POTENTIAL GROWTH REGION
PUBLIC INFRASTRUCTURE COSTS
Growth Region Transportation Wastewater Water Total Notes/ Concerns
NORTH
$$$$$$$$$Moderate future arterial road network and new 190th
bridge over UPRR. Extension of 36” wastewater
trunkline for approximately 1.5 miles. Pressure concerns
corrected by construction of 4 MG water tower.
EAST
$$$$$$$$$$$$$$$$$Extensive future arterial road network and new I-35
interchange. Construction of new 36” wastewater
trunkline for approximately 6 miles. Pressure concerns
corrected by construction of a 6 MG water tower.
SOUTH $$$$$$$$$$Moderate future arterial road network including future
N/S parkway. New I-35 Interchange.
SOUTHWEST
$$$½ $$$$Moderate future arterial road network and new
pedestrian bridge(s). Extension of 21” wastewater
trunkline for approximately 1.5 miles.
WEST $$$$Minor future arterial road network. No improvements
to Union Pacific railroad crossings.
B
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LAND USE: GUIDING PRINCIPLES
Guiding Principles of Land Use
LU1: Relating Land Use and Transportation.
Land use planning must be planned in
coordination with Ames’ network of streets,
trails, paths, and transit lines. The land use
plan is closely related to the Complete Streets
Plan, with higher intensity uses clustered
along streets that have the capacity to serve
them successfully. A system of multi-modal
connections will be the framework for a land use
plan that promotes variety and diversity of uses.
Sufficiency of other related support services,
including infrastructure, emergency response,
and parks will be correlated to the intensity
of use.
LU2: Compatibility with Flexibility. Ames
land use pattern should minimize conflicts
between adjacent land uses. Some land uses
are inherently incompatible and should be
separated. In other cases, a variety of design
techniques where different uses and intensities
meet can reduce incompatibilities and more
successfully integrate different uses into a
cohesive city environment. Homogeneous
building form and uses are not necessarily the
goal of the plan. Guidelines should provide
developers with reasonable flexibility and room
for innovation.
LU3: Residential Density and Diversity. New
residential development in Ames will achieve
densities sufficient to use infrastructure
efficiently, support neighborhood services,
minimize adverse effects on the environment,
and provide residents with a quality urban
environment. As an inclusive community, Ames
will encourage diverse housing types and
price points that serve the reeds of a range of
demographic and economic groups. In addition,
reactions to the Covid pandemic may require
different housing forms than those built to
date, maintaining target densities but with
common space that provides greater distancing
possibility.
LU4: Vital, Convenient Mixed Uses. Ames
will encourage a compatible mix of uses to
create more active, interesting, and efficient
city environments, while providing residents
convenient access to neighborhood commercial
services and other vital community facilities.
LU5: Places for Employment and Enterprise.
Ames will continue to provide appropriately
located space for a wide range of enterprises
that provide employment for existing and
prospective residents. The City’s planning
for industrial uses includes large areas for
expansion within the ISU Research Park and
Prairie View Industrial Center. Additionally, small
business, commercial office, and trade uses are
planned for diverse locations across the City.
Zoning standards will address design and use
requirements recognizing the diverse needs and
locations of employment uses.
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LAND USE: TRANSPORTATION
The Land Use/Transportation
Connection
Land use and transportation are very closely
connected. Development proposals are
evaluated by the ability of the transportation
system to serve them effectively.
Transportation facilities – transit lines in one
area, interchanges and roads in another area
- open new areas to development. Typically,
land use plans, based on single-use density or
use type categories, placed higher intensity
commercial and industrial uses along busier
or wider streets. These corridors have the
lane capacity to accommodate the traffic that
these uses generate but also carry the traffic
and provide the visibility that commercial
development needs.
This makes sense, up to a point. These land
use plans matched single use land categories
(residential, commercial, and industrial) with
a street classification system determined
largely by projected traffic volume (local,
collector, arterial). However, contemporary
plans like Plan 2040 are more nuanced.
Land development categories, like the ones
identified in the previous pages, are based
on neighborhood pattern and character as
well as land use, and encompass a mix of
development types. Streets are increasingly
expected to be more than conduits for cars
and trucks, and should provide safe and
comfortable environments for pedestrians,
bicyclists, and transit users. Streets are also
one of the most critical parts of the city’s
design environment and fabric. They can unite
like bridges or divide like walls; attract or repel
people; and be places that development turns
toward or away from. It is no wonder that
and guiding policy along urban corridors,
The Forward 2045 Plan, prepared by
HDR, Inc. for the Ames Area Metropolitan
Planning Organization, includes a Functional
Classification Plan of the Ames metropolitan
area network. As part of a comprehensive
Long Range Transportation Plan (LRTP).
This classifies corridors by the traditional
hierarchy that typically relates to traffic
volume and speed. The Complete Streets
Plan (2018), prepared by Toole design group
for the City, establishes street typologies
largely determined by context and potential
future roles in the city environment. Together,
they provide a framework for land use and
development policy along these major
corridors. Typology illustrations from the
Complete Streets Plan and land use policy
directions are included as a reference, on the
following pages and later in this document.
many major metropolitan areas have established
and funded Great Streets programs and that
city and state governments have adopted
Complete Streets policies, striving to make these
public corridors safe and appealing for all users.
Ames has been an active participant in this
trend with its adoption of the Ames Complete
Streets Plan The plan classifies streets by their
context and character in addition to traffic
volume. It also recommends design standards
that accommodate different modes of travel
and consider a street’s role in its community and
land use context.
In many ways, then, street function and
character help create their own land use reality.
The Growth & Land Use Principles identified in
Plan 2040 place an emphasis on connection and
mixed uses, and a high value on desirable public
activity and interaction. This in turn suggests
street design that is friendly to this kind of
activity and land use planning and implementing
regulations that encourage it. This can lead to
patterns that are unfamiliar to many people –
residential development along what were once
single use commercial corridors, and activity
nodes and even some commercial development
carefully placed in residential areas.
Two Classification Systems
Despite this aspiration, every street is not
appropriate for mixed use, walkable, high
activity urban environments. Some streets
are utilitarian and serve the single function of
moving trucks and cars safely and efficiently.
Others are intended to maintain quiet
neighborhood environments. To assist in the
process of relating land use and transportation
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FUTURE FUNCTIONAL CLASSIFICATION NETWORK COMPLETE STREETS TYPOLOGY
Highway
Highway - Future
Thoroughfare
Boulevard
Boulevard - Future
Avenue
Avenue - Future
Mixed Use Avenue
Mixed Use Street
ISU Industrial Street
Industrial Street
City Limits
FUNCTIONAL CLASS
Interstate
Other Principal Arterial
Major Arterial
Minor Arterial
Major Collector
Collector
Minor Arterial
Local
Two Mile Buffer
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Avenue. Moderate amount of traffic, wider
than a Neighborhood Street. May include
on-street parking and bike lanes. Typical
functional classification will be collector.
Land Use Directions:
»Primarily residential use
»May include varied densities, including attached
units, townhomes, small multifamily buildings
»Possible integration of neighborhood
services and convenience commercial at
collector or minor arterial intersections
»Implies strong street orientation for development
Boulevard. Moderate to high amounts of traffic,
with a landscaped median used to separate lanes of
traffic and provide refuge for crossing pedestrian
and bicycle traffic. Wide range of functional
classifications from major collector to major arterial.
Land Use Directions:
»Often in high image and visibility office and
business parks and campus environments
»Land use context varies considerably, from
low-speed neighborhood settings
to high intensity uses.
»Medium to deep setbacks with
varied street orientations
Thoroughfare. Moderate to high amounts of
traffic, most often used for longer distance
travel and automobile-oriented uses. Often
state highways. Typical functional classification
will be principal, major, or minor arterial.
Land Use Directions:
»Various commercial/high-intensity residential uses
»Lower intensity residential with adequate setbacks
»Uses highly related to context
»Street orientation and setback is contextual, but in
commercial areas may include front yard parking.
Mixed Use Street and Mixed Use Avenue. Diverse
mix of retail, housing, office and/or educational uses,
with people using several types of transportation
to circulate. Typical functional classification
will be major collector and minor arterial.
Land Use Directions:
»Activity centers and commercial nodes
with strong pedestrian/bicycle access
»Horizontal and vertical mixed use development
»Limited setbacks with build-to lines,
strong street orientation
Industrial Street. Low traffic, often with a
high percentage of truck traffic, accessing
centers of manufacturing and large-scale retail.
Range of functional classifications from local
for interior streets to major collector.
Land Use Directions:
»Typically industrial and other non-residential
uses, including general commercial.
»Residential development, if present,
is often obsolescent.
»Some consumer and automotive commercial uses
»Often deep setbacks and limited street orientation
Complete Street Typology and Land Use Directions
Neighborhood Street. Low traffic with housing
and separated walkways, sometimes with on-street
parking. A variation called “Bicycle Boulevard” is
available, which optimizes the street for bicycle
traffic through traffic calming and diversion;
also includes pedestrian enhancements. Typical
functional classification will be local street.
Land Use Directions:
»Primarily residential use
»In infill areas, density would be ruled by
surrounding neighborhood conditions
»New development can integrate
various residential densities
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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.
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Core. Ames’ unique mixed use central
districts and image centers, specifically the
Downtown and Campustown districts.
Employment-General Industrial. Areas that
mix traditional manufacturing, warehousing and
distribution, and other high impact uses, typically
outside of planned or defined business parks.
Employment-Planned Business and Industrial.
Major concentrations for community and regional
employment, including major office, industrial,
and research establishments and installations on
large sites with substantial surrounding buffers
or other separation from surrounding uses.
INFILL OR OVERLAY CATEGORIES
Redirection. Areas where changes in use or
development patterns are anticipated over the
next 20 years, based upon City policies or current
conditions. These areas are focuses for City
consideration of redevelopment plans and policies
over the next 20 years. In some cases, specific plans
or zoning may be applied to provide direction for
specific types of changes and to address issues of
compatibility and transition. The Redirection Area
designation does not specify a time period or type of
change. It acknowledges a potential for change and
a public interest in guiding it over the next 20 years.
Redirection can also apply to government-owned
lands that are no longer used for government
purposes. Change in these areas to urban uses
that address housing and development goals
of the City would be considered, even though
they are not part of identified growth areas.
Urban Corridor. Strategic community
transportation corridors that are primarily
automobile-oriented and accommodate a mix
of uses. Potential exists for evolution to denser
development with more efficient site design, reuse
of excessive parking, and infill development based
upon the high value of transportation access.
Near Campus Overlay. Residential neighborhoods
adjacent to Iowa State University that experience
development pressures related to ISU, including
demand for student-oriented housing or higher-
density, larger scale development, and parking
and traffic requirements. These pressures produce
development different from the traditional patterns
of the area. Changes to existing conditions are
expected to be limited in this overlay area with a
priority placed on neighborhood conservation.
Hospital/Medical Special Area. Major
hospital and medical campuses and surrounding
ancillary uses including parking, medical office
buildings, clinics, and similar facilities.
PUBLIC AND CIVIC USES
Civic-University. The Iowa State University
campus and other ISU-owned properties.
Civic. Major public facilities, including City of
Ames, Story County, and State of Iowa facilities
and installations; schools; the Ames Municipal
Airport; and bases for other public services.
Parks and Other Public Facilities. Other land-
intensive facilities identified individually on the
Future Land Use Map, including public parks.
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LAND USE: FUTURE
FUTURE LAND USE
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
Open Space
Civic
Civic - University
Airport
Public
Hospital /Medical Special Area
Near Campus Overlay
City Limits
Following the Future Land Use Map includes policy
tables for the land use categories. Each category a
description of characteristics and applicable zoning
districts. Further descriptions provide content on
goals, development guidelines and pubic actions.
Goals are intentions for future direction
in the land use category.
Development Guidelines are applicable
for consideration of changes to land use
designations, zoning consistency, and in
some cases specific project elements.
Public Actions are intended to identify potential
recommedations for the City that relate to
broad City goals and the vision of the Plan.
They do not apply to individual projects.
CHARACTERISTICS
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LAND USE: CATEGORIES
Open Space
PUBLIC ACTIONS
»Use greenways as corridors for pedestrian
and bicycle transportation and recreation.
»Acquire strategic open space areas when
possible to maintain corridors or protect
important environmental assets.
»Use Greenways and Open Space as conservation
development techniques in new growth areas.
DEVELOPMENT GUIDELINES
»Agricultural or other similar low intensity
development zoning districts would apply.
During zoning and site plan review, evaluate
proposals for separation distances adequate
to minimize noise, glare, and hazards that
would impair the quality of open space.
»Retain natural areas, open space, and habitat
in the City. See also Open Space Chapter.
Permit development only when serving
environmental, park, or agricultural purposes.
»Allow minor encroachment of residential zoning
for existing uses and limit allowances for new
residential with a precise study of environmental
constraints and plans to locate structures
outside of sensitive areas to retain the natural,
aesthetic, and environmental value of the area
and property. Multiple developable sites would
require a land use map designation amendment.
»Areas within the Ames Urban Fringe are
predominantly natural and agricultural
uses and are subject to the policies of the
Ames Urban Fringe Plan and associated
28E agreements unless addressed more
specifically by other provisions.
GOALS
»Set aside land intended to remain
primarily undeveloped and natural in
character as permanent open space.
»Limit public open space to passive
activities and conservation efforts.
»Preserve natural areas as passive open space
in accordance with planned greenways or in
support of larger natural preservation areas.
APPLICABLE EXISTING ZONING CATEGORIES
»Government
»Agriculture
»Potential conservation or fringe
overlays in areas where residential uses
might be existing or permitted.
»Large areas of public land intended
to remain undeveloped and natural in
character, including public greenways.
»Privately or publicly-owned environmentally
sensitive areas that should not be developed.
»Agricultural uses are common.
»May include public recreation facilities.
»Specific policy directions are included
in the Urban Fringe Policy.
Development Guidelines are applicable
for consideration of changes to land use
designations, zoning consistency, and in
some cases specific project elements.
Public Actions are intended to identify
potential initiatives for the City that relate to
broad City goals and the vision of the Plan.
They do not apply to individual projects.
CHARACTERISTICS
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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
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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.
CHARACTERISTICS
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Residential Neighborhood 1 (RN-1: Traditional)
»Most development occurred in late
19th and first half of 20th century.
»Largely but not exclusively residential.
»Diverse housing within the same time periods
and street context. Areas of both larger detached
single-family housing, small single-family
housing, and a mix of two-family and small
apartment buildings with single-family homes.
»Generally small sites and lots, fine-scale
of detail and development patterns.
»Connected traditional grid street with
sidewalk continuity often with alleys.
»Pedestrian rather than automobile
orientation and scale. Garage access
off alleys or setback from street.
»Transit access in some dense areas.
»Later 20th century development not
always compatible in design with original
development styles and patterns.
LAND USE: CATEGORIES
APPLICABLE EXISTING ZONING CATEGORIES
»UCRM Urban Core Residential Medium-Density
»RM Residential Medium-Density
»RL Residential Low-Density
»O-SFC SFCOD Overlay
»O-H Historic Overlay
»O-UIE University Impact Overlay
PUBLIC ACTIONS
»Continue to maintain and enhance
road, sidewalks, street trees, water,
sewer, electric infrastructure. Upgrade
infrastructure capacity as needed, including
adding storm water enhancements.
»Support sidewalk infill to complete
connections and corridors consistent with
complete street and enhanced mobility.
»Preference for infrastructure improvements that
are consistent with the residential character
and context sensitive to historical patterns.
»Support for owner-occupied
housing stock options.
»Support access to transit in denser areas.
»Use design and character priorities in
place of density for planned developments
and small-site infill options.
»Consideration for additional historic or
conservation district inventory and designation.
»Review zoning standards to address design
compatibility and allowances for setback
and coverage exceptions in support of
reinvestment in single-family homes.
DEVELOPMENT GUIDELINES
»Identify architectural qualities and patterns
that support character of an area and support
retention of these features with design guidelines.
»Central locations and good transportation
choices could produce interest in infill and
high intensity uses. Priority is to maintain
existing residential character without a
comprehensive strategy for increasing housing
options on a broader level. Appropriate
infill options should be limited to second
units or small attached townhome type
units that maintain the character and scale
of traditional homes. Maintain single-family
character on single-family residential blocks.
»Develop standards for accessory dwelling
units (ADUs) that allow them without
degrading neighborhood character.
»Infill limited to attached units
and small townhomes.
»Small-scale office and commercial uses
with limited traffic generation that preserve
residential scale along avenues, mixed
use avenues, and thoroughfares.
»Allow common accessory functions,
places of worship, and parks.
GOALS
»Residential neighborhood conservation
is the primary goal, including:
»Building quality of older homes.
»Reinvestment in and improvements to
property.
»Affordable housing opportunities.
»Ownership housing opportunities.
»Infrastructure quality, including street trees
»Maintain existing residential densities.
Current density ranges from three to
eight units per acre. Future development
should not exceed eight units/acre.
CHARACTERISTICS
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Residential Neighborhood 2 (RN-2: Established)
»Typically mid to late 20th century
through 21st century development.
»Completely built-up except for infill sites.
»Mostly but not exclusively single-family, with
some attached and small-scale multifamily.
»Relatively large single-use blocks, beginning
of suburban type development patterns.
»Variety of lot and single-family home sizes.
»Common pattern of automobile-oriented
design with front-loaded garages.
»Breaks the fine-scale grid with larger blocks
and curvilinear streets, cul-de-sacs and loops.
»Some sidewalk discontinuity, with some
internal pathways and cluster development.
»Limited or no transit access.
»Includes some Planned Developments
with unique design features.
LAND USE: CATEGORIES
APPLICABLE EXISTING ZONING CATEGORIES
»RL Residential Low-Density
»RM Residential Medium-Density
»F-PRD Planned Residence District
PUBLIC ACTIONS
»Infrastructure rehabilitation where necessary.
»Use urban environment enhancements such as
neighborhood gateways, placemaking, traffic
calming, and lighting to add aesthetic value.
»Recognize increasing historic integrity
of mid-century residential design.
»Monitor neighborhood conditions
and develop programs to support
reinvestment in older neighborhoods.
»Support transit service extensions
to serviceable areas.
»Improve pedestrian environment where
necessary and upgrade bike route connectivity
and wayfinding to complement trails.
»Consider exception processes related
to additions, garage placement, and
accessory dwelling units to support
reinvestment in existing homes.
»Use overlays and neighborhood plans to address
specific areas with conservation and design
guidelines to reflect the broad geographic
diversity, lot sizes, and architectural styles.
DEVELOPMENT GUIDELINES
»Maintain character of single-
family residential blocks.
»Infill limited to attached units and small
townhome developments adjacent or near
existing attached units and public space.
»On infill sites, use scale and
design to respect context.
»Small-scale office and commercial uses
with limited traffic generation that preserve
residential scale along avenues, mixed
use avenues, and thoroughfares.
»Recognize street hierarchy and
capacity when considering changes
in land use and transportation.
»Allow common accessory functions,
e.g. places of worship, and parks.
»Support increased use of architectural
features, such as porches, and quality building
materials to enhance the visual appearance
of properties and neighborhoods.
GOALS
»Conservation of general neighborhood
character and structural conditions.
»Target maximum gross density in the range of
6 units/acre, except in multifamily clusters.
CHARACTERISTICS
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Residential Neighborhood 3 (RN-3: Expansion)
»Contemporary but diverse development options
in planned expansion areas of the City, known as
FS zoned areas. Originally envisioned in the 1997
LUPP as “villages” and residential subdivisions.
»Primarily residential and largely single-
family at low and medium densities. Some
medium-density apartment developments.
»Conventional suburban lot sizes in subdivisions.
»Limited or no transit access.
»Access to private green space, internal
paths, and trails is often included in
development design. Includes storm water
detention features within developments.
»Curvilinear street networks, minimizing cul-de-
sacs, but somewhat limited connectivity at times.
»Common pattern of automobile-oriented
design with front-loaded garages.
»Includes small commercial nodes.
LAND USE: CATEGORIES
DEVELOPMENT GUIDELINES
»Flexible lot size design standards for diverse
housing types, including architectural
character, environmental, and open
space factors in design decisions.
»Higher residential densities (attached,
townhomes, small multi-unit buildings) on
avenues, boulevards, and mixed use avenues, and
other streets with significant bicycle and potential
transit routes; and within master planned projects.
»Street, sidewalk, and trail connectivity.
»New development requires neighborhood
and community parks. See also
Parks and Recreation Chapter.
»Plan to accommodate transit extensions into
developing areas by design and density levels.
»Allow common accessory functions,
places of worship, and parks.
»Apply minimum density standards to new
development, single-family 3.75 du/A, medium-
density minimum density 10.0 du/A, cores
and high-density areas have higher intensity
and densities than medium-density.
PUBLIC ACTIONS
»Review and modify zoning and subdivision
regulations to address intended range
of uses and design standards.
»Permit accessory dwelling units with
lot size and design standards.
»Extend trail network into growth areas.
»Support transit extensions to serviceable areas.
»Use the Capital Improvements Program to
plan for extension of major road, water, sewer
infrastructure. Consider use of development
agreements, connection districts, and
assessments to help facilitate extensions.
GOALS
»Wide range of housing types and price
points, need to incorporate attainably
priced owner occupied housing.
»Planned development of neighborhood
cores, with higher density, linkages to single-
family areas, and neighborhood services.
»High level of internal connectivity and planned
street linkages to surrounding developments.
»Use Complete Street concepts with
development. Include active transportation
linkages. Provide safe access for all to
neighborhood cores and activity areas.
»Target minimum gross density in major new
development areas of 5 units per acre.
APPLICABLE EXISTING ZONING CATEGORIES
»FS-RL Suburban Residential Low-Density
»FS-RM Suburban Residential Medium-Density
»F-PRD Planned Residence District
»PUD Planned Unit Development Overlay District
CHARACTERISTICS
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Residential Neighborhood 4 (RN-4: Walkable Urban)
»Based on master development plan or organic
evolution of walkable mixed use districts.
»Strongly connected mixed uses
as a “place” or district.
»High level of street and path connectivity, highly
walkable design where vehicles are secondary.
»Individual development areas may have separate
dominant uses but relate to each other.
»Interior, street-oriented “village center.”
»Common open space and community
streets as elements of urban structure.
»Thematic street character, e.g.
“main street” environments.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Improve streetscape and district identification
to focus attention and encourage reinvestment
in existing areas, such as in the West Street
“village” west of the ISU campus and similar
small-scale mixed use districts. In these areas,
encourage upgrades and improved relationships
among existing multifamily buildings. May
require a special development area plan.
»Review and modify zoning and subdivision
regulations to address the intended
range of uses and design standards.
»Review parking requirements to ensure
there is not excess required parking that
impacts financial feasibility of reinvestment
and design that detracts from character.
DEVELOPMENT GUIDELINES
»Emphasis on mixed uses in the neighborhood
overall with walkability, functional public
space, appropriate street design, and
green infrastructure; provide flexibility in
how these goals are accomplished.
»Similar design approach to a PUD to ensure
details for mixed use and design are successful,
allowing for greater density and more
commercial uses than conventional options.
»Overall minimum gross density > 5 du/A; Village
Centers may have much higher density.
»Avoid dictating specific architectural style,
while recognizing that some styles are more
consistent with intended character than others,
however, elements supportive of street level
design details are required. This includes
features such as porches, large amounts of
fenestration for commercial uses, reduced
setbacks, durable and interesting building
materials, identifiable entrances, and minimized
dead space of walls and garage doors.
GOALS
»Village master planning and development in
key opportunity sites within growth areas.
»Extension of positive “village” development
principles into more conventional
development options that achieve walkable
and identifiable centers to neighborhoods.
APPLICABLE EXISTING ZONING CATEGORIES
»PRD Planned Residence District
»F-VR Village Residential
»RH Residential High-Density
»PUD Planned Unit Development Overlay District
CHARACTERISTICS
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Residential Neighborhood 5 (RN-5: Multi-family)
»Large groupings or concentrations of
attached housing and apartment buildings.
»May include some commercial or
community services such as child care.
»Single-family development is atypical and
generally not appropriate in these neighborhoods.
»Often but not always in unified developments.
»Includes public streets, but local circulation
and parking are typically internalized.
»New developments may include private
amenity space and facilities for residents.
LAND USE: CATEGORIES
DEVELOPMENT GUIDELINES
»Encourage higher residential densities on
thoroughfares, avenues, mixed use avenues,
and boulevards, including corridors with
bicycle facilities and transit service.
»Achieve minimum gross density greater
based upon building types and locations
with 16du/A in larger multifamily settings,
and 10 du/A in townhome and small
footprint apartment configurations.
»Low-impact office/commercial development
may be integrated into original project design.
»Building design and housing types
to serve a diverse market and not be
specific to student housing in growth
areas and redevelopment areas.
»Move toward more urban building
arrangements, creating neighborhoods with
public streets and connections rather than
groupings of self-contained projects.
PUBLIC ACTIONS
»Continue use of the Rental Housing Code
to monitor quality of existing multifamily
developments and provide mechanism
for rehabilitation when required.
»Consider reduced on-site parking requirements
in walkable/bikeable and transit accessible areas.
»Review and modify zoning and subdivision
regulations to address the intended
range of uses and design standards.
»Consider intensity measurement by bedroom
configurations rather than dwelling units.
»Encourage rehabilitation and potential
redevelopment of obsolete developments.
GOALS
»Maintain and enhance quality of existing
neighborhoods, including addressing
property maintenance and quality
of the public environments.
»In new developments, move toward more
urban development forms with street grids
and orientation, better relationships among
buildings and public spaces, and pedestrian
and bicycle integration into site planning.
»Expand architectural design diversity
and incorporate differentiated and
durable quality building materials.
APPLICABLE EXISTING ZONING CATEGORIES
»RH Residential High-Density
»F-PRD Planned Residence District
CHARACTERISTICS
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»Serves local consumer needs for
a group of neighborhoods.
»Smaller scale development may include
convenience commercial, personal
services, specialty or small-retail, grocery,
small multi-tenant building, child care,
local services and office uses.
»Typically located at sites convenient to
automobile access, including intersections
of boulevards, thoroughfares, and avenues.
Older neighborhoods may have street
parking and minimal off street parking.
»Usually characterized by single-use buildings
but may accommodate mixed uses or
some multi-tenant buildings. Typically
separated from street by parking.
Neighborhood Core (NC)
GOALS
»Provide neighborhood commercial and
support services to all residential areas.
»Recognize role of neighborhood centers as
important features for residential communities.
»Generally oriented around small businesses
and low intensity of use in older areas.
»Compatible scale and visual quality
with surrounding residential areas.
»Improve pedestrian and bicycle access
between commercial clusters or establishments
and constituent neighborhoods.
DEVELOPMENT GUIDELINES
»Encourage walkability and planned
relationships among separate buildings
in multi-building projects.
»Relate and orient buildings to
surrounding public streets, including
direct sidewalk to front door access.
»Reduce visual impact of parking areas
that separate buildings from streets.
»Provide improved accommodations for
pedestrian and bicycle access, including
direct paths from residential areas that avoid
using major streets and bicycle parking.
»Support incremental upgrades to existing
properties to meet neighborhood
design and compatibility goals.
»Increasingly incorporate elements of
“Neighborhood Core - Mixed Use”
standards in the routine design of
neighborhood commercial projects.
PUBLIC ACTIONS
»Develop standards for shared access and
interconnected parking when possible,
improved front yard landscaping and street
relationship, and alternative neighborhood
access on foot or by bicycle.
»Support placemaking initiatives, enhanced
landscaping, and other features that
improve visual quality and reinforces
neighborhood connections.
»In historic neighborhoods or special character
areas, develop and adopt standards for site
reinvestment and enhancements that strengthen
street orientation and site and building quality.
APPLICABLE EXISTING ZONING CATEGORIES
»NC Neighborhood Commercial
»CGS Convenience General Service
LAND USE: CATEGORIES
CHARACTERISTICS
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Neighborhood Core - Mixed Use (NC MU)
»A special subset of Neighborhood Core usually
associated with Walkable Urban Neighborhoods.
»Designed for a high level of pedestrian/
bicycle /transit access with parking
located behind buildings.
»In large, master planned developments,
may be located off major streets and
in the interior of the community.
»Often simulate “main street” character with
buildings strongly oriented to adjacent
streets and built close to the property line.
»Includes or is located directly
adjacent to residential uses.
LAND USE: CATEGORIES
APPLICABLE EXISTING ZONING CATEGORIES
»F-VR Village Residential
»NC Neighborhood Commercial
DEVELOPMENT GUIDELINES
»Encourage walkability and planned
relationships among separate buildings
in multi-building projects.
»Relate and orient buildings to
surrounding public streets, including
direct sidewalk to front door access.
»Reduce visual impact of parking areas
that separate buildings from streets.
»Emphasize fine grain design details and building
interest for neighborhood compatibility
and use site design techniques emphasizing
connectivity for pedestrians and bicyclists.
»Incorporate residential uses into planned
developments or in mixed use core areas,
including live-work environments.
»Develop a high quality, human scale streetscape
as part of development design; incorporate
small and effective public spaces.
»Accommodate existing and future
transit accommodations.
»Support incremental upgrades to existing
properties to meet neighborhood goals.
»Maintain a mix of uses that address
everyday needs.
PUBLIC ACTIONS
»Encourage mixed uses in neighborhood cores.
»Support extension of future transit service
to emerging neighborhood cores.
»Develop special district plans or guidelines
prior to development in growth areas
identified as Neighborhood Core - Mixed
Use on the Future Land Use Map.
GOALS
»Provide neighborhood commercial and
support services to all residential areas.
»Recognize role of neighborhood cores as
activity centers for residential communities.
»Provide access choice from residential
neighborhoods to commercial cores,
including non-automotive options.
CHARACTERISTICS
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Community Commercial / Retail (Com CR)
»Major commercial destinations, with
citywide and even regional market reach.
Changes in retailing, including the growing
importance of on-line sales, will affect mix of
retail uses and character of these areas.
»Includes a variety of settings from North Grand
Mall and large-format free-standing commercial.
»Usually auto-oriented with large parking
lots, often sized to peak parking needs.
»Includes major commercial corridors,
ordinarily along high traffic arterials -
thoroughfares and boulevards.
»Includes commercial office areas.
»To date, typically found in single-
use commercial environments.
»Typically separated from street by parking.
»Arterial or interstate visibility and access.
LAND USE: CATEGORIES
APPLICABLE EXISTING ZONING CATEGORIES
»CCN Community Commercial Node
»CCR Community Commercial/Residential
»HOC Highway Oriented Commercial
»NC Neighborhood Commercial
»PRC Planned Regional Commercial
»O-G Gateway Overlay Districts
PUBLIC ACTIONS
»Develop plans for upgrading major commercial
corridors to address functional, aesthetic,
and land use issues – access management,
streetscape, multi-modal transportation, local
circulation, and land use opportunities.
»Explore public/private partnerships to
enhance existing major commercial assets.
»Develop secondary circulation ways to reduce
local traffic on main corridors. Work with major
establishments to interconnect parking lots.
»Encourage creation of a SSMID to help
finance district wide improvements.
»Review commercial design needs
and zoning regulations in light of
changing consumer patterns.
»With changing retail markets, provide
flexibility to permit the evolution of single-
use large commercial projects into new retail
formats and mixed use developments.
DEVELOPMENT GUIDELINES
»Re-evaluate parking needs in light of changing
consumer patterns and potential access
via alternative transportation modes.
»Redesign large parking areas for better
user orientation and pedestrian/bicycle
access, reduce influence of parking.
»Improve street orientation and connection of
building entrances to the public domain.
»Implement access management along
corridors, reduce the number of curb
cuts, and encourage interconnectivity of
parking areas and shared access points.
»Provide secondary circulation where possible
to separate local and through traffic streams.
»Improve the physical appearance and
safety and functionality of transportation
alternatives, including bicycles and other
micro-mobility modes and transit.
GOALS
»Maintain viability as major elements
of the Ames economy.
»Improve quality and user experience
to maintain competitiveness.
»Increase efficiency of land use and
improve environmental performance.
»Introduce new and more varied
land uses where appropriate.
»Move away from solely auto-
oriented design approaches.
CHARACTERISTICS
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General Commercial (GC)
DEVELOPMENT GUIDELINES
»Improve street appearance to the degree
feasible, with strategic landscaping, definition
of parking areas and driveway access,
upgraded building facades or features.
»Apply commercial design standards
for compatibility and transitioning
rather than industrial standards.
»Screen outdoor storage or minimize
exposure from public right-of-way.
»Provide screening and landscaped buffering
against any adjacent residential uses.
»Wide variety of commercial uses, including
non-retail commercial such as trade services
and automotive sales and services.
»May also include more consumer-
oriented uses and services.
»Also includes light and small-scale industrial.
»Sites may include substantial
outdoor storage and activity.
»Utilitarian site use, generally
minimum landscaping.
»Generally small to medium sites differentiated
from larger industrial operations.
LAND USE: CATEGORIES
GOALS
»Provide a compatible place with room
to grow for a variety of commercial,
automotive, and light industrial uses that are
significant parts of the local economy.
»Limit impact of external effects from uses that
generate negative visual and operational impacts.
»Allow space for small commercial
and service uses, including non-retail
commercial establishments, that benefit
from locations along arterial streets.
»While allowing for a variety of uses that include
service and light industrial uses, maintain
commercial design standards that support higher
quality community aesthetics and compatibility
not ordinarily typical of industrial uses.
PUBLIC ACTIONS
»Complete reviews of general commercial
corridors to identify access management and
appearance improvement opportunities.
»Where possible, manage street access
with shared driveways and parking/
service area interconnections.
»Improve appearance of public properties
with industrial impact within these areas.
»Work with business owners on tactical
improvements such as district identification,
branding, and facade improvements appropriate
to the nature and character of businesses.
Develop a business manual illustrating
possibilities for private reinvestment.
APPLICABLE EXISTING ZONING CATEGORIES
»HOC Highway Oriented Commercial
»PRC Planned Regional Commercial
O-G Gateway Overlay Districts
CHARACTERISTICS
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Core
»Principal mixed use central districts and
identifiable image centers for Ames:
Downtown and Campustown.
»Variety of uses, with a focus on street-oriented
“main street” retail, food and beverage
establishments, civic and public facilities, offices,
services, medium and high-density residential.
»Pedestrian orientation, with well
developed sidewalk environments,
often with enhanced streetscapes.
»Parking provided on-street or in public lots or
structures, rather than by individual businesses.
»Major transit centers.
»Often includes locations that host special
events, festivals, or other civic activities
for the district or larger community.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Support marketing and management
programs for maintenance, event
programming, and district promotion.
»Update specific district development
plans and design guidelines.
»Evaluate street sections to retain customer
convenience including on-street parking
availability to serve the broader community.
Emphasize use by pedestrians and plan for
bicyclists and users of micro-mobility modes.
»Allow high intensity infill development options
that meet street level design objectives.
»Support Historic District design
character for Downtown.
»Consider district expansion opportunities
south of Main Street in Downtown and
in carefully designated areas adjacent
to Campustown. Establish a sharp edge
to this redevelopment activity.
»Evaluate commercial options in light of
changing online retail environment.
»Review existing ordinances and right-
of-way use to maximize potential for
outdoor dining as appropriate.
DEVELOPMENT GUIDELINES
»Continued investment and updating of the
public environment as community destinations.
»Recognize areas as employment and activity
areas, including support for nightlife.
»Reinforce design standards and goals with
enhanced building materials, large windows,
pedestrian orientation, and design articulation.
»Improvement of routes and facilities
for alternative transportation, including
bicycle infrastructure and parking; and
comfortable and direct connections to
the City shared use path system.
»Support for continued urban commercial
and mixed use development.
»Support high intensity floor area ratios and
minimum development intensity standards.
»Avoid prominent surface parking lots
and plan for structured parking with new
development and redevelopment.
GOALS
»Maintain status as significant centers
of public life and community.
»Continue to provide opportunities for
business innovation and small business.
»Expand with a variety of new uses, including living
environments, into underutilized surrounding
areas, while reinforcing adjacent neighborhoods.
APPLICABLE EXISTING ZONING CATEGORIES
»DSC Downtown Service Center
»S-GA Government
»CSC Campustown Service Center
»DGC Downtown Gateway Commercial
CHARACTERISTICS
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Employment (Emp)
»Includes both general industrial areas and
large-scale employment centers that are part
of planned business or ISU Research Park.
»Mixes traditional manufacturing warehouse
activities on the east side of the City
and office and R&D uses in ISU Research
Park and areas near South Bell.
»Can include high impact and
heavy industrial uses.
»Older areas include single purpose industrial lots
and relatively low-density site development.
»Planned facilities include large
blocks and large sites.
»High truck traffic generation with good
access to regional transportation facilities.
»City policy to focus most new large
industrial development east of I-35.
»Service uses are clustered in Boone County and
can be expanded with the West Growth Areas.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Implement infrastructure and
transportation projects necessary to
open the East Industrial area.
»As East Industrial, Prairie View, develops out
with large uses, evaluate options for smaller
industrial sites and locally serving commercial
uses. Large format retail is not permitted.
»Use economic development tools and standard to
support resource and environmentally conscious
uses, minimize water and sewer capacity demand.
»Support commuter transportation alternatives
to single occupant automobiles.
»Adapt zoning to provide for large manufacturing
facilities based on automation.
»Differentiate zoning for business park use
types from individual general industrial uses
oriented to small or independent businesses.
»East scenario Tiers 3 and 4 have planned
residential uses adjacent to industrial uses north
of the railroad. Consider future compatibility
of use and traffic levels with industrial.
Development options north of the railroad.
DEVELOPMENT GUIDELINES
»Phase out small obsolete industrial clusters
in primarily non-industrial areas, such as
industrial pockets along the railroad.
»Use screening and landscaped
buffering to address building scale
and typical utilitarian appearance.
»Residential uses should not be permitted
in these areas. Site design should provide
separation and buffering between intense
industrial and adjacent residential use.
»Apply aesthetic enhancements to
sites along major corridors.
»Plan for improved pedestrian connectivity and
access for alternative modes of transportation.
»Large sites may allow for incorporating
green infrastructure, renewable energy,
or other GHG reduction and sustainable
design techniques to existing site and
development in new employment areas.
»Focus Research Park uses on R&D and
office with high employment intensity.
»Ensure truck traffic and transportation
capacity is adequately addressed in
siting new large industrial facilities.
GOALS
»Provide attractive and well-functioning
settings for a range of industrial enterprises.
»Build on Ames’ natural and historic
strength in research.
»Minimize impact and external effects
on City neighborhoods.
»Discourage industrial uses that are large
resource users for water and sewer
services with system capacity impacts.
APPLICABLE EXISTING ZONING CATEGORIES
»GI General Industrial PI Planned Industrial
»RI Research Park Industrial
»II Intensive Industrial
»O-G Gateway Overlay Districts
CHARACTERISTICS
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PUBLIC ACTIONS
»Develop and implement subarea concept plans to
guide future development and decision-making.
»When applicable, make surplus public
properties available to developers.
»Require master development plans of private
developers working with redirection areas.
»Identify potential development incentives
necessary to realize the goal for redevelopment
areas, including public improvements,
assistance with land assembly where
possible and site preparation, and tax
increment financing for redirection projects
that meet city development priorities.
»Maintain current zoning categories with
overlay district designation, signaling
future changes in category.
»Monitor infrastructure quality and availability
with potential redevelopment in redirection
areas. Evaluate infrastructure to determine
capacity to support land use intensification.
Redirection (Redir)
DEVELOPMENT GUIDELINES
»Support private land assembly
and redevelopment activity.
»Ensure public infrastructure supports
desired redevelopment intensity.
»Incorporate important existing community
assets in redirection proposals, including existing
strong businesses and important structures.
»In new residential redevelopment, encourage
housing variety, income diversity, and other
design and economic development goals.
»Consider options with specific plans and
guidelines for how to include attainable housing
for lower income households when using financial
assistance to encourage redevelopment.
»Redirection areas with civic or public land
designation will require a Future Land Use
Map amendment prior to rezoning for any use
other than RN-3 with single-family zoning.
»Opportunities for major redevelopment.
»May include a variety of current uses, including
low-density or scattered residential, small
industrial uses, transitional or interim commercial
uses, storage, and other marginal activities.
»In many cases, location near major activity
centers or community features produce a
market demand for intensified land use.
»Currently low intensity of use areas.
LAND USE: CATEGORIES
GOALS
»Identify on the Land Use Map preferred areas
for intensification to meet housing, commercial,
and aesthetic character goals of the city.
»On redirection sites, encourage development
that provides housing, services, and other
features that are attainable for people
across Ames’ income spectrum.
»Enhance transit, bicycle, and pedestrian
access and usage by increasing development
designed for higher density, mixed uses,
and active transportation modes.
»Understand that redevelopment is an evolving
process, with actual implementation occurring
throughout the life of this plan. Existing
uses may be incorporated into projects, and
their complete redevelopment or approval
is not necessarily intended or required to
meet the goals of this designation.
APPLICABLE EXISTING ZONING CATEGORIES
»Maintain zoning appropriate for the
existing use, while understanding that
the overlay designation recognizes that
this is likely to change in the future.
CHARACTERISTICS
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PUBLIC ACTIONS
»Complete corridor development plans
using the Lincoln Way model for other
candidate corridors. Re-evaluate parking
requirements and design standards.
»Create a new mixed use urban corridor
zoning base or overlay district, reflecting
permitted uses and revised standards.
»Improve accommodations for transit users
on key routes, with shelters/stations, arrival
information, bicycle parking, and other amenities.
»Reinvest in the public street environment.
Organize corridors increasingly as “districts” with
common theming, promotion, and maintenance.
»Consider development incentives
for development projects consistent
with specific corridor plans.
Urban Corridor
DEVELOPMENT GUIDELINES
»Manage street access and increase
parking efficiency by consolidating access
points, interconnecting parking lots,
and sharing common access points.
»Incorporate medium- and high-density
residential use on underused sites,
unnecessary parking areas, and gaps
along corridors, including Lincoln Way.
»Re-purpose aging and outdated buildings.
»May require specific development plans
that establish intensity and density
ranges for different contexts.
»Improve pedestrian connections from
public domain to business entrances.
»Major strategic arterial corridors, initially on
Lincoln Way but potentially extending to avenues,
mixed use avenues, boulevards, and thoroughfares.
»Connect regional, community, and
neighborhood mixed use nodes.
»Auto-dominated public environment and typical
development pattern, emphasizing visible parking
and road access. Typically include CyRide service.
»Potential for denser redevelopment with more
efficient site design, reuse of unnecessary
parking, infilling of left-over sites.
»Dominant commercial uses, but may
include residential and sometimes maker
and service uses. Older lower-density
residential can be in poor condition.
»Different community roles and business
mixes, with high public visibility.
LAND USE: CATEGORIES
GOALS
»Increase diversity of uses along major
corridors and recognize their potential
as mixed use urban districts.
»Encourage positive evolution of corridors through
application of Corridor Urbanism principles:
respect for past development patterns and
existing businesses; increasing the number
of people living along appropriate corridors;
capitalizing on opportunities presented by
oversized parking lots, vacancies, and underused
sites; improving transportation function for all
modes; and enhancing the street environment.
»Increase connectivity and improve
accommodation for active transportation
modes along major streets.
APPLICABLE EXISTING ZONING CATEGORIES
»O-LMU Lincoln Way Mixed Use Overlay
District as a pattern for other corridors
CHARACTERISTICS
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APPLICABLE EXISTING ZONING CATEGORIES
»RL Residential Low-Density
»RM Residential Medium-Density
»RH Residential High-Density
»UCRM Urban Core Medium-Density
»O-UIE University Impacted Overlay East
»O-UIW University Impacted Overlay West
Near Campus Overlay
DEVELOPMENT GUIDELINES
»Establish design guidelines for single-family
homes and other attached housing structures.
»Establish a form-based transitional area to
manage redevelopment of older structures.
»Support reinvestment in single-family
homes and higher levels of owner
occupied single-family housing.
GOALS
»Recognize the diverse mix of neighborhood
occupants, but use zoning and design
requirements to maintain the housing
character and quality of the area.
»Support a heterogeneous neighborhood
that is strengthened by a mix of residents.
»Developing clear edges and transitional standards
to moderate near off campus-related densities
to protect adjacent traditional neighborhoods.
»Strong influence of ISU campus affecting land use
demand and development pressure on the area.
»Existing neighborhoods of various density
and campus related high-density residential
in blocks adjacent to campus. Transitions
to lower-density neighborhoods with single
and mixed-density environments.
»Concentrations of off-campus student
housing in single-family structures.
»Frequent land use issues at interface
of student housing environments with
surrounding neighborhoods.
»Connected street grid with some interruptions.
»High-density of CyRide service.
»Boundary conditions are currently covered
by near campus residential regulations
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Establish a new overlay district or amendments
to the existing University Impacted District
overlays to incorporate revised guidelines.
»Because encroachment of additional high-
density uses is not planned for existing areas
in the University Impacted District, remove
the zoning overlay district in areas where
dominant campus-related use is well-established.
These include certain areas along Lincoln
Way, Campus Avenue, and Wood Street.
CHARACTERISTICS
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Hospital / Medical Special Area
LAND USE: CATEGORIES
»The hospital is a long established use
in the area and provides a vital service
to the community and region.
»Typical uses associated with the hospital
emergency room medical treatment (ER)
outpatient diagnostic and surgical centers
and special treatment facilities that involve
extended stay. Ancillary medical uses include
out-patient clinics, offices , laboratories,
teaching facilities, meeting areas, cafeterias,
maintenance facilities, housing facilities for staff
or trainees, and gift and hospitality shops.
»McFarland Clinic is the largest private
medical facility in the area, but there are
also other medical office uses as well.
»Expansion of the hospital and the medical offices
in the past has involved displacement of several
residences.
»The area has substantial volumes of traffic
and activity due to its traffic and activity on
two arterial streets and the nature of the
uses. The area has good transit access. The
mix of medical uses in the area also have high
levels of pedestrian activity between them.
»The scale of the facilities in size and
appearance are markedly different
than the homes that abut them.
DEVELOPMENT GUIDELINES
»Vertical building expansion is supported
in lieu of horizontal expansion.
»Landscaping, screening and buffering
requirements for the purpose of providing
a transition between the Hospital Medical
Special Area and adjacent residential areas.
»Building and site investments in upkeep
and maintenance of existing facilities and
site that support the community needs.
GOALS
»Efficiently utilize the existing hospital-medical
campus to minimize future expansion demands
that would pressure conversion of existing
residential property to commercial uses.
»Direct new medical service facilities toward
alternative commercial locations.
»Consider possible detrimental impacts to
adjacent residents and neighborhoods with
any expansion of hospital-medical facilities.
PUBLIC ACTIONS
»Accommodate the hospital’s primary
functions through intensification of the
present site. This may inquire zoning changes
with reduced setbacks that support urban
design principles along Duff Avenue.
»Continue to minimize impacts to adjacent
residences and neighborhoods by applying
architectural transition standards and utilizing
landscape buffers. Redevelopment of sites
or parking areas shall include landscape
enhancements to the extent feasible.
»Support primary access points from arterial
streets rather than from local streets to
reduce traffic levels in residential areas.
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PROJECT REVIEW PROCESS - MIXED USES
The Future Land Use map displays an overall
development vision and policy framework for
the City. On a day-to-day basis, this vision is
largely implemented through zoning. Traditional
zoning divides the city into districts that
regulate what specific parcels can be used for
and how they can be developed. “Compatibility”
is a critical principle of these regulations, and
one of the primary purposes of the nation’s first
zoning ordinance (New York City, 1916) was to
separate residential from industrial land uses to
protect public health and safety. Compatibility
can be thought of as the degree to which
different uses and types of development can
exist and function comfortably next to or in the
vicinity of each other.
Zoning and the compatibility criterion have been
used in various ways over the 105-year history of
its use in America.
Although single-purpose zones served a
valuable purpose by separating incompatible
uses and reducing the effects and sometimes
hazards historically raised by these conflicts,
they often excluded other traditional and
acceptable uses. Single-use zones that
separate residential, commercial, and
employment areas sometimes discourage
the more diverse and walkable/bikeable
communities that people increasingly prefer.
They also can produce more dispersed land use
patterns that are more expensive to serve and
more dependent on automobile transportation.
Ames Plan 2040 strives to address a broad
array of needs in the land use designations.
Land use regulations that build on the base
of the city’s existing districts can implement
these concepts by allowing a more diverse
range of uses. Revisions are based on the idea
that diversity has positive benefits and that
compatibility does not mean uniformity. They
can provide new tools that address design
quality and operations of certain uses and their
adjacency to other established uses.
Conventional future land use plans, like
conventional zoning districts, typically
designate different areas by single uses -
residential, commercial, industrial, and so
forth. This creates a relative correspondence
between the plan and zoning decisions. But
more contemporary plans like Ames Plan 2040,
which are more concerned with character
and policy, include district designations that
accommodate a variety of uses.
Ames also has a robust array of zoning tools,
many of which are sensitive to specific settings
in the city. This provides a solid regulatory
base for implementing a character-based,
flexible land use plan. Adjustments to zoning
categories will occasionally be needed to
ensure that different uses are compatible with
one another.
For example, a small retail or convenience
service use may be perfectly welcome in a
residential area, but its design should limit the
impact of cars on the neighborhood. Similarly,
different types of housing construction may
be acceptable within a single residential area,
but placing a six-story building next door to a
single-family home will almost inevitably present
a problem for the owner of the house. These
transitions must be managed to administer
mixed use areas successfully and provide both
guidance and flexibility for decision-makers
and developers, and reasonable protections for
residents.
Relating Plan to Projects
Planners often say that a land use plan is
implemented by zoning. But over the course
of two decades, thousands of private and
public investment, development, and review
decisions actually form growth and change in
the city. An effective land use plan, together
with land development ordinances, provide both
a coherent vision to guide those decisions and
the review that public decision makers carry
out to maintain and mold that vision. Ultimately,
the vision rises or falls through the execution of
individual projects.
This section then is intended to provide a bridge
that connects the land use plan, zoning, and
the review and approval of individual projects.
This matrix can apply as interim framework
upon adoption of Plan 2040 and guide future
zoning ordinance updates. It also can be used to
analyze zoning and land use policy changes.
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This framework addresses:
»The relationship between the Future Land
Use Plan and Zoning categories.
»Evaluation of the compatibility of new land
development proposals with pre-existing
development in mixed use areas.
»Methods that can increase the compatibility
between different types of uses and
projects that comply with the land use plan
but which could introduce conflicts.
The project review and approval process raised
by these three key points can be thought of as
three specific evaluative “tests,” designed to
realize the benefits of a mixed use philosophy
while avoiding its potential problems:
»Test One. Is the proposed project within the
range of zoning districts that correspond
with the Future Land Use Plan category?
»Test Two. Is the project generally compatible
with adjacent or surrounding developments and
located along an appropriate type of streets,
as defined by the Complete Street Typology?
»Test Three. If there is a potential incompatibility,
can the project be modified or designed
in a way that makes it compatible?
TEST #1: Plan Compliance and
Zoning Districts
The Ames zoning ordinance establishes 23 base
zones, four floating zones, and 12 overlay zones.
Base zones identify the predominant use of each
district – agricultural, residential, commercial,
industrial, and special purpose. Floating zones
apply to areas identified as “urban residential” in
the Ames Urban Fringe Plan and provide special
flexibility for the design of new residential
developments. These will carry over into the
growth areas defined by this plan. Overlay
zones combine with base districts to establish
additional regulations and guidelines in areas
of special importance to city character or the
environment. The policy tables presented on
pages 50 through 67 display the existing zoning
districts that apply to each category in the
Future Land Use Map. It is important to note that
the land use plan is not a zoning map: in fact,
most of the land use categories in the Future
Land Use Plan include more than one zone.
Test One then relates the Future Land Use Plan
to the City’s Zoning Map for the purpose of
determining whether a development proposal
complies with the comprehensive plan. The table
on the next page displays the Future Land Use
Plan’s development categories with the zoning
districts that they typically contain. In general,
these zoning designations and their specific
provisions are consistent with the intent of these
categories in the land use plan. Thus, a project
that is properly zoned or requires a rezoning to a
district consistent with the table passes the first
test of plan compliance. The table includes two
levels of zoning/land use consistency:
»Primary Consistency. These reflect the
principal zones appropriate to the specific
Future Land Use category. For example, the
RL (Low-Density Residential) zone is the
primary district for the RN-2 (Established
Neighborhood) Future Land Use plan category.
»Provisional Consistency. This level expresses
the mixed use character of the plan categories.
The densities and uses permitted by these zoning
designations stretch into higher density or
intensity uses that can enhance diversity, urban
activity, and character in these city regions.
However, they require certain conditions to be
compatible with their neighborhood context. An
example of such a provisional consistency is a
project requiring NC Neighborhood Commercial
zone in the RN-2 (Established Neighborhood)
category. These conditions include:
»Location along or near an appropriately
classified street in the Complete Streets Plan,
including thoroughfares, boulevards, avenues,
and mixed use avenues.
»Adjacency to an existing similar intensity zone
or development.
»Modifications or special features in the
development design that make the proposed
project compatible with its surroundings,
despite their difference in density or use.
PROJECT REVIEW PROCESS - MIXED USES: PLAN COMPLIANCE
TEST #1
Plan/Zoning
Compliance
TEST #2
Compatibility
TEST #3
Increasing
Compatibility
TEST #1
Plan/Zoning
Compliance
TEST #2
Compatibility
TEST #3
Increasing
Compatibility
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RELATING LAND USE CATEGORIES AND ZONING DISTRICTS: DETERMINING PROJECT COMPLIANCE WITH AMES PLAN 2040
ZONING DISTRICTS
Ag Residential Commercial Industrial Special Floating / Overlay
A RL RM UCRM RH RLP NC CCN HOC PRC CCR CVCN DSC CSC CGS GI PI RI S-HM S-GA S-SMD
LA
N
D
U
S
E
C
A
T
E
G
O
R
I
E
S
Open Space S-GA, O-E
Urban Reserve O-SFC, O-E
Rural Character O-SFC, F-PRD
RN-1 (Traditional)O-SFC, O-H, O-UIE/W
RN-2 (Established)O-UIW, O-UIE, F-PRD
RN-3 (Expansion)F-PRD, FS-RL,
RN-4 (Village)F-VR
RN-3 (Multifamily)F-PRD, FS-RL,O-LMU
Neighborhood Core O-LMU
Neighborhood Core MU O-LMU
Community Commercial O-GSE, O-GSW
Core S-GA
General Commercial O-GSE, O-GSW
Employment-Planned O-GNE
Employment-Industrial
Redirection (O)-
Urban Corridor O-GNE
Near Campus (O)O-UIE/W
Medical (O)
Civic-University
Civic
Other Public Facilities
Primary Consistency
Provisional Consistency
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TEST #2: General Compatibility
Mixed use districts, based on character and a
level of diversity, will sometimes place different
types of development next to each other. These
adjacencies should be harmonious rather than
conflicting. Accomplishing this flexibility while
protecting pre-existing or planned development
involves two items:
»Identifying the degree and nature
of potential incompatibilities.
»Proposing ways to mitigate
these potential conflicts.
The degrees of potential incompatibility, when it
exists, include:
»Minor. Possible issues can be remedied or
minimized by site design, traffic mitigation,
and building design and scale.
»Substantial. Differences in scale or external
effects that require major measures to
reduce impact to acceptable level.
»Major. Differences or impacts that are
so great that the project should not
proceed under normal circumstances.
Potential incompatibilities fall into four
categories:
»Density/intensity. Differences in the amount
or density of proposed development and its
relationship to neighboring properties. A potential
example could be a proposed townhome project
in a low-density single-family neighborhood.
»Building scale, size, and site design. Significant
differences between height and scale of a
proposed project and adjacent properties.
An example would be a three-story building
proposed on a street lined with one- or two-
story existing buildings, or a large grocery store
in a commercial area of smaller buildings.
»Traffic. Potential conflicts generated by
differences in the amount, timing, and routing
of traffic generated by a proposed project
and existing uses. Examples might include
a child care business in a residential area.
»Operations. These potential conflicts are caused
by operational characteristics such as noise, light,
hours of operations, emissions and odors, and
storm drainage onto surrounding properties. A
possible example would be a neighborhood ice
cream shop on a street corner adjacent to houses.
These potential incompatibilities can all be
managed for the benefit of their adjacent
neighborhoods. The Compatibility Matrix is
the first step, helping to define the extent and
type of potential conflict that exist between a
proposed project and its neighbors. It provides
guidance on when or if mitigation or special
design features can make different land uses
or intensities compatible with one another. The
categories shown in the matrix represent a scale,
with actual ranges of intensity to be worked out
during the process of drafting and approving
ordinance changes.
Using the Matrix
In the project review process, the matrix
helps define potential areas of incompatibility
that should be addressed by the design and
operation of the proposed use.
An example of its use would be a project review
of a retail building, classified as “commercial
low,” proposed on a site in a mixed use district
adjacent to a medium-density apartment
development, classified as “residential medium.
The matrix indicates that the proposed
project presents the possibility of “minor
incompatibility” and the primary issues that
need to be addressed are traffic, building scale,
and site design. This then helps the proposer
craft a plan and design that addresses problems
in advance.
TEST #1
Plan/Zoning
Compliance
TEST #2
Compatibility
TEST #3
Increasing
Compatibility
PROJECT REVIEW PROCESS - MIXED USES: TESTING COMPATIBILITY
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PROJECT REVIEW PROCESS - MIXED USES: TESTING COMPATIBILITY
COMPATIBILITY MATRIX - EXISTING USE
RESIDENTIAL OFFICE COMMERCIAL INDUSTRIAL MIXED USE
Low Med High Low Med High Low Med High Low High Low Med High
RE
S
I
D
E
N
T
I
A
L
Low
Med D,B
High D,T V D,T
OF
F
I
C
E
Low B,T
Med B,T B,T
High B,T B,T B,T
CO
M
M
E
R
C
I
A
L
Low B,T B,T
Med B,T,O B,T,O T,O
High D,B,T,O D,B,T,O B,T,O
IN
D
U
S
T
R
I
A
L
Low D,B,T,O D,B,T,O B,T,O B,O B,O B,O B,O O
High D,B,T,O D,B,T,O D,B,T,O B,T,O B,T,O B,O B,T,O O O
MI
X
E
D
U
S
E
Low D,B,T,O D,B,T,O B,T,O B,T,O B,T,O
Med D,B,T,O D,B,T,O B,T,O O O
High D,B,T,O D,B,T,O B,T,O B,T,O B,T,O O O
Compatibility Definitions
The illustrative compatibility review matrix
shown at left displays general use types that
encompass the great majority of project
proposals - residential, office, commercial,
industrial, and mixed use. It then defines three
intensity or impact ranges - low, middle, and
high. Criteria that define these ranges should
be consistent with Ames’ zoning categories
and development regulations, with details to be
worked out during the implementation process.
General variables to consider in determining
these categories might include:
Residential. Building type, residential density
Office. Building height and footprint area,
height, floor area ratio, impervious coverage
Commercial. Building footprint, floor area ratio,
traffic generation, proposed business targets,
impervious coverage, hours of operation
Industrial. Types of industry, external operating
effects, outdoor storage, building size, traffic
characteristics including truck movements
Mixed Use. Building footprint and height, floor
area ratio, dominant use and overall mix
TYPES OF INCOMPATIBILITY
D Density / Intensity
B Building Scale and Site Design
T Traffic
O Operational
DEGREE OF COMPATIBILITY
Compatible
Minor Potential Compatibility
Substantial Potential Incompatibility
Major Potential Incompatibility
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PROJECT REVIEW PROCESS - MIXED USES: INCREASING COMPATIBILITY
TEST #3: Increasing Compatibility
When potential incompatibilities emerge
between land development proposals and pre-
existing development, various techniques and
design modifications should be employed to
compensate. This section proposes examples of
mitigation measures that can resolve potential
conflicts which are consistent with the overall
objectives and guiding principles of the Land
Use Plan. Mitigation measures represent a
starting point for implementation.
DENSITY/INTENSITY
D1: Density Stepdowns. Step down residential
density (measured by units per acre) from the
higher intensity to the lower intensity area.
D2: Buffers. Use landscaped buffers to reduce
conflicts between adjacent land uses of different
densities including commercial and industrial land
uses from adjacent residential property. Landscape
buffers should increase in horizontal distance as
visual and operational incompatibilities increase.
Vertical features such as ornamental fences and
landforms may reduce the necessary width of buffers.
D3: Screening. Use dense landscaping, evergreen
materials, and “green” walls or fences to make
edges of potentially incompatible land uses
less visible from one another. At edges of
developments, reflect the patterns of buildings,
yards, paved areas, and streetscape displayed
by adjacent pre-existing development.
D4: Public Realm. Incorporate streetscape
amenities along street frontages. These
amenities may include street trees and street
landscaping, green corridors, exterior windows
and storefront details, street furniture, thematic
lighting, medians, and enhanced sidewalks.
D5: Location of Uses. In mixed use projects,
locate land uses similar to adjacent existing uses at
project boundaries. For example, when a project
containing both residential and commercial uses
adjoins a residential area, development near the
existing residential area should be residential.
D6: Amenities that Benefit Neighborhoods. Provide
neighborhood convenience features like services
and food that serve pre-existing development.
BUILDING SCALE AND SITE DESIGN
B1: Building Mass Transitions. Place building
elements with greater mass and height away from
pre-existing structures with lower-density or height.
B2: Single-Family Adjacency. Minimize the mass of
buildings that directly face single-family structures.
B3: Visual Impact. Reduce the visual impact of larger
or higher density buildings that directly face smaller,
pre-existing buildings by using larger setbacks
than those prevailing on the street and including
design and elevation features that give the effect
of reducing the mass of the building and which
complement adjacent, lower-density development.
B4: Size Transitions. At transitions to lower-
intensity areas, step buildings down to a scale
(building bulk, footprint size, and height)
consistent with surrounding development.
B5: Rooftop Equipment Screening. Screen
rooftop mechanical equipment from public view.
B6: Human-Scaled Details. At edges with pre-
existing, lower-intensity residential uses or densities,
use features such as bays, insets, porticoes, porches,
stoops, variations in wall planes, gables, balconies,
and other features to maintain residential scale.
B7: Drive-Through Services. Screen drive-through
services and integrate screening into the overall
design of buildings and landscaping. Contain the
visual impact of these service functions from adjacent
public streets and neighboring residential properties.
B8: Consistent Site Features. Adjust yards,
landscaping, and building setbacks to reflect patterns
in adjacent, lower-intensity residential areas.
B9: Parking Lot Scale. Use landscape, pedestrian
ways, bioswales, and parking design to divide
large parking lots into smaller blocks.
BELOW: Building stepdown diagram. Three story multifamily building
steps down to two stories adjacent to existing single-family homes.
TEST #1
Plan/Zoning
Compliance
TEST #2
Compatibility
TEST #3
Increasing
Compatibility
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B10: Parking Lot Location. Locate parking lots
outside of the area of the site between a public street
and the building to reflect development patterns
of adjacent pre-existing residential development.
B11: Buffered Parking. Use landscaped
buffers to reduce the impact of parking
facilities on adjacent residential areas.
B12: Interior-Directed Residential Parking. Provide
most parking in the interior of multifamily residential
projects rather than between buildings and the street,
using residential buildings to define the street edge.
B13: Signage. Use building or business signage
that contributes naturally to the primary façade
design. Recommended sign types include but are
not limited to small projecting signs in historic
contexts or as part of a comprehensive project
sign plan; wall signs using individual letters, awning
signs, and attached accent or thematic signs using
contemporary materials such as neon or LED’s.
B14: Lighting Design. Design lighting of
commercial and industrial signage to minimize
impact on adjacent residential areas.
B15: Environmental Resources. Preserve
environmental resources, including
drainageways and swales, mature trees,
wetlands, and prairies and grassland areas.
B16: Stormwater Management. Encourage
stormwater management features (including
retention and detention basins, swales, surface
drainageways, constructed wetlands, and greenways)
to be located, designed, and managed to provide
visual amenities or entryway features, or to
provide opportunities for passive recreation.
B17: Stormwater in Parking Lots. Use best
stormwater management practices in parking
lots. Limit the amount of continuous paving with
landscaping and/or stormwater management features.
B18: Service Areas. Avoid locating service
areas, outdoor storage, equipment, loading
docks, and other building services next
to and visible from residential uses.
TRAFFIC
T1: Location along Major Streets. To
the maximum degree possible with good
project design, orient higher intensity uses
to appropriate street types, consistent with
the Complete Streets Plan – thoroughfares,
boulevards, mixed use avenues, and avenues.
T2: Traffic Routes. Provide means of access to
residential areas that avoids requiring residents
to use arterial streets for short-distance trips.
»Avoid channeling traffic generated by
higher-intensity uses onto local or residential
streets except as part of comprehensively
planned, mixed use projects.
»Make maximum use of internal cross-
easements and shared access points between
or within individual projects when possible.
»Use traffic calming techniques to reduce
speeds between adjacent properties.
»Connect buildings on the site with
internal streets and drives, and pedestrian
connections and pathways to prevent
unnecessary local traffic in adjacent areas.
»Establish routes that direct traffic from more
intensive uses away from local streets.
»Use street design techniques that logically
direct traffic along desired access routes.
T3: Transportation Alternatives. Utilize site
designs, building groupings, and site features
that accommodate and encourage the use of
transportation alternatives, including pedestrian,
bicycle, and public transportation. Examples of
techniques include continuous walkways from public
sidewalks, transit stops, and multi-use paths and
trails to building entrances; use of durable surface
materials to define pedestrian routes and crossings;
and visible and convenient bicycle parking facilities.
T4: Connectivity. Increase street connectivity
to reduce reliance on single routes for access.
OPERATIONAL IMPACT
O1: Containment of Effects. Contain operating
effects (including noise and odors) of high-intensity
uses within building walls to the maximum degree
possible and at least within site boundaries.
O2: Vertical Screening. Use vertical screening to
block visual effects of high-impact components
such as mechanical equipment and service areas.
O3: Illumination. Direct light generated by higher
intensity uses, including direct illumination of parking
and service areas, signs, and structures, away from
adjacent residential areas and public streets.
O4: Drive-Through Services. Screen drive-through
services and integrate screening into the overall
design of buildings and landscaping. Contain the
visual impact of these service functions from adjacent
public streets and neighboring residential properties.
O5: Sound Insulation. Reduce noise using additional
wall insulation or mass, plantings, fences and
walls, and strategic placement of openings.
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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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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 a 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
J-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.
J-2: Regional Partnerships. Work on
regional partnerships for mutually beneficial
planning of recreational uses, conservation
areas, and watershed management.
RURAL DEVELOPMENT AREAS
RD-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.
RD-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.
RD-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
AG-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.
AG-2: Natural Area Conservation. Natural areas
include sensitive areas of natural habitat, steep
slopes, and waterways. 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
UR-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.
UR-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.
UR-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.
UR-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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FRINGE AREA MAP
URBAN FRINGE: ANNEXATION AND FRINGE AREA
Fringe Land Use Designations
Natural Areas
Rural Character
Boon e 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 (Emp)
Park
Open Space
Civic
Civic - University
Airport
Public
Hospital/Medical Special Area
Near Campus Overlay
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ENVIRONMENT
VISION // AMES 2040
STEWARDSHIP THAT SUPPORTS A SUSTAINABLE
COMMUNITY ECONOMY, NATURAL
RESOURCES, AND LIVING ENVIRONMENT.
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CONDITIONS
Ames has a strong tradition of environmental
stewardship through the activities and learning
programs of Iowa State University and initiatives
by the City of Ames. Environmental stewardship
and sustainability initiatives of the 21st century
is paramount to the future of Ames and the
welfare of community members. These interests
are incorporated not only into our daily life with
City programs and services, but also in how we
consider long range planning and management
of growth. Within the past 50 years, the City
has led a number of progressive environmental
efforts, including its unique effort to reduce
landfill needs and reduce energy demands with
its first of its kind Resource Recovery Plant
that not only allows for sorting of trash and
recyclables, but also creates refuse derived
fuel to supplement the Ames Electric Plant.
These traditions also include the City’s creation
of Ada Hayden Heritage Park, diversifying its
electric energy sources by eliminating use
of coal and increasing natural gas, wind, and
solar, participating in Ioway Creek Watershed
Management Authority, addressing Emerald
Ash Borer infestation, creation of the SolSmart
Community Solar Garden, water conservation
programs, storm water management and water
quality programs, creating the EcoSmart brand
for City environmental programs, and planning
for compact and efficient growth patterns of
the community.
During the development of the 1997 Land Use
Policy Plan the City spent a great deal of time
identifying natural resources (Norris Study) and
environmental constraints that affect growth
and land use of the City. These studies help
to shape development policies and growth
choices for the City. Not only does the City
understand the direct physical impacts of
changes to the environment, with growth but
we have incorporated indirect considerations
of growth related to density of development
for efficient use of land in order to reduce
our footprint of growth, support for infill and
intensification within Campustown and other
urban neighborhoods and corridors, citywide
storm water management controls that benefit
our creek and natural areas. Another critical
relationship is land use and transportation,
where planning supports efforts to reduce
vehicle miles traveled and multi-modal
transportation choices with neighborhood
open spaces and parks, sidewalks, shared
use paths, transit, and conveniently located
commercial services.
The City has also experienced environmental
impacts from the effects of extreme weather
events throughout its history, with significant
large-scale floods in the 1990s, 2008, and 2010
and recently the 2020 Derecho windstorm.
The City has responded to these constraints
with development policies limiting impacts in
flood plains, removing highly impacted housing
from the flood plain, and adding mandatory
storm water management standards to new
development. The City has also responded
by incorporating planning and resiliency into
our services and infrastructure, including our
emergency response planning and new bridges
and flood mitigation projects.
Looking forward into the 21st century with
Ames Plan 2040 we will continue to plan for a
growing and thriving community that includes
stewardship principles in its decisions, but also
identifies new opportunities for improving the
quality of the natural environment. Addressing
the impacts of forecasted climate change
and assessing community wide greenhouse
gas emissions are some of those challenges
that are on the horizon. The City has started a
community wide Climate Action Plan process
to help study these issues. Although this Plan
incorporates broad environmental conservation
policies into it now, at the conclusion of the
community wide CAP process there will
potentially be new policies for the City to
incorporate into Ames Plan 2040 for emerging
environmental issues.
With this background of environmental
stewardship by the City, Ames Plan 2040
endeavors to help guide the growth of the
City and the expansion of its economy with
identification of potential environmental
constraints and opportunities for environmental
enhancements. A number of environmental
issues are integrated into other topics of
the Plan, such as Land Use and Parks and
Recreation. Environmental factors will guide
a number of project specific standards that
implement the vision of this Plan with the City’s
zoning and subdivision standards.
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CONDITIONS
Climate
Ames has launched numerous initiatives for
managing conditions that contribute to climate
change and continues to establish programs
and projects that can be demonstrations for the
State of Iowa and beyond. The City encourages
sustainability through the programs and services
provided to the community. From hybrid public
transit buses, to bike lanes, to electric vehicle
charging stations, the City continues to look for
ways to help its citizens make green decisions.
Balancing the need to be fiscally responsible
with a commitment to a cleaner, greener
community, Ames is committed to being a
steward for a better environment.
Climate Action Initiatives. In 2019, the City
completed a Greenhouse Gas Inventory, Vulnerability
Assessment, and Renewable Energy Potentials
Study. These projects provide a baseline metric
to measure changing conditions. This plan
identifies future initiatives to better understand
the community’s influence on the climate. Work
has continued and the City contracted with a
consultant in 2021 to prepare a Climate Action Plan.
EcoSmart. EcoSmart is the City of Ames’
comprehensive strategy to reduce energy
consumption and decrease its carbon footprint. Many
of the city’s efforts are new, while others have been
around for decades. The programs and initiatives
represent the City’s commitment to protecting and
enhancing the community’s natural environment.
Natural Resources
Preserving the City’s existing natural resources
is vital to the community. They provide habitat
for wildlife, minimize stormwater run-off,
stabilize soils, influence climactic effects, offer
visual appeal and serve some recreational
purposes. In recognizing their value, this plan
identifies the natural features present in Ames
and reviews some of the current initiatives for
their preservation.
When considering natural features, some lots
are better for development than others from
an environmental, developmental cost, and
long-term maintenance standpoint (e.g., land
containing steep slopes, floodplain).
The following pages identify the natural
features to be considered and are combined
to create the Critical Natural Resource Areas
map. The map identifies areas that are
suitable for development or may influence
how development proceeds within identified
growth areas.
Natural resource mapping for Plan 2040 relied
upon geographic information system (GIS)
data from multiple sources. This information is
updated and relied upon by the City on a regular
basis.
Natural features shown in the upcoming maps
include:
i. Floodplains
ii. Wetlands and Streams
iii. Impaired Stream Segments
iv. Hydric Soils
v. Slopes and Topography
vi. Watersheds
vii. Species Richness
viii. Sandy Soils and Green Infrastructure
ix. Vegetation
x. Critical Natural Resource Areas
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CONDITIONS
Wetlands and Streams
Wetland mapping is an important strategy
to look at connecting the hydric (wet) soils
and sensitive areas. Individual site assessment
is often needed to verify water resource
conditions. Most of the wetlands are adjacent
to streams or within the floodplain, but
several small-scale wetlands are scattered
throughout the region. Wetlands are essential
to the hydrological ecosystem because
of their water-cleansing properties. The
number of wetlands surfacing in the region
indicates value in exploring the potential of a
wetland mitigation bank to serve this region.
When wetland mitigation occurs within the
watershed of the original wetland, it’s more
effective at replicating the functions of the
original wetland, assuming the mitigating
wetland is well designed and managed.
Impaired Stream Segments
The Iowa Department of Natural Resources
publishes impaired stream data every two
years. When looking at stream impairment, it’s
important to recognize impaired waterways can
range from slight to severe. This analysis focuses
primarily on Category 5 impairments – stream
segments requiring a Total Maximum Daily
Load (TMDL), a study of the pollution amount
(i.e. “load’) a stream segment can withstand
and meet state water quality standards. The
TMDL study provides a detailed look at a stream
segment’s impairment and offers details that
relate to potential corrective measures. Due
to the number of impaired waters in Iowa,
significant time lapse often occurs between
calling out the need for and completing a
TMDL study. At this “comprehensive plan” level,
impaired segments reveal stream stretches that
likely need buffers to reach their full potential.
The map identifies the South Skunk River as a
Category 5.
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Floodplains
Floodplains are fundamental to the watershed
and habitat. The 100-year flood plain is
represented as a 1% chance of flooding in any
given year.
Ames is no stranger to flooding, which caused
significant damage in 1993, 2008, and 2010.
The City has created a flood watch program to
monitor risk and better predict when flooding
may occur. While flooding cannot be stopped, it
can be planned for to ensure safety of residents
and minimal damage to property.
The City participates in the National Flood
Insurance Program and manages the floodway
and floodway fringe in accordance with
requirements of the Federal Emergency
Management Agency (FEMA) and the Iowa
Department of Natural Resources (DNR).
The City applies standards that exceed these
requirements for new development in the
floodway fringe.
CONDITIONS
Freshwater Emergent Wetland
Freshwater Emergent Forested
Lake
Riverine
Flood Hazard Area Impaired Streams
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1160'
830'
Hydric (Wet) Soils
The United States Department of Agriculture
defines hydric soils as those soils that are
sufficiently wet in the upper part to develop
anaerobic conditions (saturation) during the
growing season. Ames’ area soils with a high
potential for saturation follow drainage/water
ways very closely and reinforce the need for
buffering and connections of creeks, streams,
and drainage ways.
Topography
Slopes have a direct impact on flooding/erosion,
development suitability, and habitat. Much of
Ames is flatter, with low-lying topography, but
even modest slopes of 6% can have a significant
impact on development, particularly in areas
where the building footprint requiring flat terrain
is large. Minimizing development in areas with
steep slopes (greater than 8%) will help prevent
excessive erosion and stabilize stream corridors.
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Watersheds
Watersheds define areas that are impacted
locally by stormwater runoff from a general
area and demonstrate the integrated natural
of waterways.
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50-95% Hydric Soil
95-100% Hydric Soil
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Species Richness
Using a gap analysis provided by Iowa
State University and the Iowa Department
of Natural Resources, one can understand
Ames’ capacity for supporting amphibians,
reptiles, and bird species. The zones of light to
modest development in the region are largely
reflected in the species richness maps. The
least disturbed lands tend to better support
wildlife than areas that have been plowed or
paved. There may still be pockets, however, of
environmentally sensitive areas and/or native
vegetation throughout the region.
Sandy Soils and Green
Infrastructure
“Green infrastructure” speaks to the use
of a series of natural systems to replace or
supplement pipe and concrete infrastructure
that has traditionally been used to manage
stormwater in modern times. Buffers, rain
gardens, and other practices that promote
slowing and soaking up water make up green
infrastructure. Systems that use infiltration
(soaking) methods – rain gardens and
bioswales– are best suited to sandier soils,
particularly in areas with a lower water table.
Infiltration is not the whole of the green
infrastructure story. Surface based water quality
improvement practices (filter strips, buffers)
help remove “suspended solids” and harmful
pollutants (fertilizers, oils) while slowing water
down before it reaches a creek or stream. Often
a series or “treatment train” of measures are
used for pre-treatment of runoff along with
detention and retention ponds.
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Vegetation
Vegetation and land cover are major resources
that can help manage stormwater, prevent
erosion, and provide more appealing physical
environments.
Restoring and/or preserving native vegetation
helps protect the habitat and provides
opportunities for migratory birds and wildlife.
Ames has a high correlation between species
richness and some of the City’s more wooded
areas. Many of these areas have been difficult
for development (due in some instances to wet
conditions, in others to steep slopes) and have
left their vegetation largely intact.
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Green Infrastructure
High
Low
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CONDITIONS
Critical Natural Resource Areas
The Critical Natural Resource Areas broadly
identified via this composite map can be
used to point the City in the direction
of areas to be included in a possible
Environmental Conservation Overlay.
The overlay would help to maintain the
natural resource functions of these lands.
These functions include erosion prevention/
watershed protection, potentially some
modest level of flood mitigation, wildlife/
habitat protection, and potential recreation
functions.
To repeat an important point made in the
Species Richness section, there may still
be pockets of environmentally sensitive
areas and/or native vegetation throughout
the region that are beyond the loose
“boundaries” of these Critical Natural
Resources. The City should develop a
process for mapping environmentally
sensitive areas in the region.
CRITICAL NATURAL RESOURCE AREAS
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Minor Potential Compatibility
Substantial Potential Incompatibility
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LAND/FARMLAND CLASS
Prime Farmland
Forested/Wetlands
FLOOD RISK
1% Annual Chance
0.2% Annual Chance
HYDRIC CLASSIFICATION - PRESENCE
At least 50% Hydric
100% Hydric
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GUIDING PRINCIPLES
Guiding Principles for
the Environment
E1: Design for Environmental Priorities.
Ames’ most environmentally sensitive land
is protected from development, while areas
that allow development have environmentally-
friendly guidelines. The City’s greenway network
connects neighborhoods to nature and presents
a framework for linking the entire community.
Priorities related to development include habitat
preservation, water quality, dark skies, and flood
plain management.
The Future Land Use Map shows locations
for preserving environmental features from
redevelopment and with the Greenways map in
the Parks and Open Space Chapter.
E2: Improve Water Quality. Ames’ green
network mimics the natural system of rainwater
management, thereby preventing flooding,
improving our water quality, and influencing the
regional watersheds and the health of habitat.
E3: Preserve a Network of Green Spaces.
Support a network of connected natural areas,
parks and open spaces in and around the City.
These spaces will be located throughout the city
and adjacent fringe areas to preserve nature’s
ability to manage stormwater, flooding and
water quality; provide habitat for plants and
animals; and human experiences of recreation
and natural space enjoyment.
E4: Apply Climate Change Policies. This
principle recognizes the planned growth of
the community will occur to meet housing and
economic needs and that the City will explore
effects of climate change as they relate to
Ames. Maintain a greenhouse gas inventory
and complete a Climate Action Plan to assess
strategies to reduce Ames’s community based
emissions related to climate change and plan
for potential climate related changes that could
impact the community.
SEE OTHER RELATED PRINCIPLES...
Ensure Sustainable Growth-Ames new growth
will be both economically and environmentally
sustainable - Growth Principle
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1 Assess a wide range of environmental
conditions pertinent to Ames.
The City should maintain an inventory
of known environmental resources and
attributes of the community that affect
environmental quality. This applies to the
existing community as well as to areas
planned for growth. While an inventory will
be an ongoing effort, Ames should update
their entire inventory every 5-10 years,
which may include:
i. Natural features, including floodplains,
wetlands, streams, soil quality,
topography, vegetation, species
richness, tree canopy, sandy soils,
critical natural resource areas, principal
flow paths, and drainage-ways.
ii. Watershed protection
iii. Greenhouse gas inventory
iv. Climate data
v. Travel demand and patterns
vi. Solid Waste, RDF, recycling
vii. Funding contributed to
environmental initiatives.
2 Use planning documents and
models to assist in managing
environmental quality.
Ames will apply appropriate data related to
current conditions to the policies of a wide
range of plans and activities administered
by the City, which will include:
i. Greenhouse Gas Inventory and Climate
Action Plan
ii. Stormwater Management Plan
iii. Watershed plans focused on water
quality monitoring and measuring.
iv. Transportation Plan that considers
multi-modal transportation
v. Parks Master Plan
vi. Development standards and
ordinances, such as flood plain,
subdivision, zoning, environmentally
sensitive overlays
3 Support for alternative
energy systems.
Support energy efficiency and alternative
energy sources that reduce reliance on
fossil fuels. This includes planning for
infrastructure needed to support shifts on
vehicle fuels and power for buildings.
Ames Electric provides the majority of
residents and businesses within Ames their
electricity in 2020, however most of the
planned growth of the City is within Alliant,
Consumers, and Midland electric territories.
The City will have to work with other energy
providers to support this principle.
ACTIONS
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ADOPTEDADOPTED
4 Adopt policies and implement strategies
identified in prepared plans.
Design for environmental priorities in
development plans and city projects that
would include the following:
i. Natural stream way preservation
and water quality enhancement for
supporting human and aquatic life.
ii. Stormwater run-off and water quality
management.
iii. Air quality preservation through the
avoidance of pollutant emitting uses.
iv. Use zoning and other development
standards for landscaping and
vegetation management. Vegetation
maintenance and enhancement for its
beautification, air cleaning, water run-
off reduction, and climate modification
qualities. Prioritize native planting and
other plantings with demonstrated
hardiness for the Ames climate.
v. Natural resource areas conservation.
5 Economic development goals
shall consider resource availability
and intensity of use.
Ames strives to grow economically and
be wise in the use of its natural resources.
Economic development priorities should
reinforce that the City prefers low-
water usage activities and non-polluting
industries.
vi. Preserve greenway areas as identified
in this plan for growth areas, if possible
before development occurs. Also,
examine efforts to re- establish natural
corridors in areas that are already
developed.
vii. Apply Flood Plain protection standards
as a minimum within the 100-year
Floodway Fringe and consider policies
for broader protection within the 500-
year flood plain.
viii. Minimize new encroachments of
development into sensitive areas within
growth areas. Support cooperative
planning with counties in the Ames
Urban Fringe area related to this Plan..
ACTIONS
SEE OTHER RELATED ACTIONS...
Apply conservation standards in growth areas -
Parks Principle
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PARKS, TRAILS, & GREENWAYS
VISION // AMES 2040
OPEN SPACE AND RECREATION FACILITIES
THAT SUPPORT THE PHYSICAL AND SOCIAL
WELL-BEING OF THE COMMUNITY.
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CONDITIONS
The Ames Parks Master Plan, adopted in 2013,
provides a vision for the Ames park system
stretching ahead to the year 2030 and beyond.
This plan outlines steps to manage current
and future park land, placing emphasis on
minimizing negative environmental impacts
to protect biological diversity and preserve
essential ecological functions, and providing for
continued community recreation opportunities.
The Master Plan is regularly updated to address
changing needs and opportunities. The City
relies upon private open space and larger
county regional parks to augment recreational
opportunities for residents of Ames.
The City operates parks and plans for amenities
at a variety of scales. The following identifies the
types of parks and current services including
coverage, level of service, and amenities.
Regional Parks. An area suitable for regionally
based recreation activities and selected for its
natural and ornamental quality. The size of the
park is typically from 200 to 500 acres in size.
Its size is based on its capacity to preserve
its natural character while accommodating a
variety of activity areas with buffering between
activity areas. Access to water bodies is of
particular importance during site selection.
Community Parks. Parks located to serve a
population within a one to two mile radius, although
the facilities often serve the needs of the entire
community. The size of the park will vary from 30 to
100 acres. Community parks generally contain sports
fields for organized leagues, swimming pools, unique
natural elements (forests, hills, ponds, streams, etc.)
and any other facilities designed for community-wide
use. Amenities could include large shelter houses,
restrooms, playground structures, slides, swings,
tennis courts, and hard-surfaced parking lots.
Neighborhood Parks. Parks located to serve a
population within a 1/4 to 1/2 mile radius. The size
of the park will vary from 5 to 30 acres, depending
on the location. Site development at this level
generally includes open space, walkways, and
landscape material. Amenities could include a
swing sets, play structure, small shelter house,
grills, picnic tables, 30’ x 60’ basketball pad, a
drinking fountain, and on-street parking.
Woodland and Open Spaces. Land set aside to
be left in a natural state, not meant for planned
activities. Trails may be established along with
other passive activities and conservation efforts.
Greenbelts. Open space most often located along
a creek or stream which serves the purpose of
managing the floodway, linking an open space
system, offering recreational and education
opportunities, and protecting natural resources.
Many greenbelts are informal or private areas
within Ames. Greenbelt parks can offer intermittent
recreational areas, as well as serve as scenic
connections and trails for pedestrians and bicyclists.
Developed Spaces. A space designed for
either passive or active usage with amenities
incorporated at the site (play equipment,
restrooms, shelters, drinking fountains, etc.).
Shared Use Paths. Multi-purpose trails that
serve transportation and recreation needs.
Commonly located within greenways, parks and
natural areas as well as along primary streets.
Focus is on recreational value and harmony
with the natural environment surroundings.
»Type 1 : Trails are hard-surfaced for use by
bicyclists, in-line skaters and walkers/joggers.
»Type 2: Nature Trails for use by pedestrians.
May be hard or soft surfaced.
Private Open Spaces. Land set aside
within residential developments where the
intended primary use is for those adjacent
property owners, not the public at large.
Recreation Facilities. Recreation facilities
typical are purpose-driven and include buildings,
they may be standalone or within a park. These
include the Ames/ISU Ice Arena, Homewood
Golf Course, Furman Aquatic Center, Ames
Community Center, and the Municipal Pool.
CITY PARK FACILITIES
Type Count Acres Service Area
Regional 1 437 Entire community
Community 5 38-82 1-2 mile radius
Neighborhood 22 0.5-28 0.25-.50 mile radius
Specialty/Other 8 0.25 -17
Recreation Facility 5 2-64
Woodland/Open Space 4 3-100
Source: City of Ames, 2019
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CONDITIONS
Current Level of Service
Parkland in Ames covers approximately 1,215
acres or a total of 1,760 acres when including
all open space such as golf courses or ISU land.
Ada Hayden Heritage Park alone has 437 acres.
Since 1995, Ames has steadily increased its
parks from 629 acres.
At present, Ames contains about 18.4 acres per
1,000 residents, which is greater than the City’s
current policy of committing 10 acres.
A half-mile radius is drawn around each park
on the map, equating to a walkable distance to
each of Ames’ 36 parks.
PARKS AND SERVICE AREAS
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consider “access to parks or open
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be important or very important
to support a healthy lifestyle and
enhanced personal well-being.City of Ames Park
Other Green Space
Half Mile Buffer
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CONDITIONS
Trails and Greenways
Ames has a strong trails and greenway system.
Many public comments emphasized the
importance of trails in the community. The
Future Active Transportation Facilities Concept
in the Mobility Element shows the combined
bike facility and trail network with currently
planned links.
Several gaps between pathways (trails and
sidewalks) need to be filled along with the safety
of high traffic routes, which should be detailed in
a future Parks and Trails Plan Update.
EXISTING TRAILS AND GREENWAYS
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consider the “additional walking
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important or very important as a
quality of life priority for the City.
Parks
Greenways
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GUIDING PRINCIPLES
Guiding Principles for Parks,
Trails & Recreation
P1: Bring People Together. Public spaces
should reflect community values for social and
physical well-being that private open space
alone cannot accomplish.
The parks and greenway system is the jewel of
the community and point of pride that brings
people together from across the community.
P2: Be Accessible and Desirable. The Parks
system is a key supporting element of an active
lifestyle and community wellbeing. Provide
for parks and open spaces that are walkable
from adjacent homes. Larger parks are often
of community scale and accessible via multiple
modes of transportation.
P3: Build New Parks to Service New Areas.
As the city grows, so should its park system.
Future development will require provision of
new neighborhood parks as well as a larger
community parks within designation growth
areas. Plan for new parks and coordinate
dedication and improvements with development
proposals when possible. Specialty parks and
neighborhood parks may also be added to
existing areas of the City.
P4: Enhance and Maintain the System of
Parks. Incorporate features into existing parks
and new parks to serve the overall community
and its changing needs. Parks and trails will be
designed to ensure that the spaces are safe,
enjoyable, fun, and distinct.
P5: Plan a System of Interconnected
Greenways. A system of greenways should
preserve environmentally sensitive areas, while
offering opportunities for connecting people
to the outdoors, including pathways and
water trails. Recognize that certain park trails
and greenway trails can be a vital part of the
Transportation System.
P6: Stewardship and Variety of Open Space.
Public open space can provide for recreation
as well as natural and environmentally sensitive
area preservation. The City’s planning will
account for needed passive area experiences
as well as active recreation. Some facilities may
serve a dual purpose and offer opportunities
to enhance the natural environment with flood
control, stormwater management, water quality,
and reestablishment of habitat.
P7: Be Fiscally Responsible. The parks and trail
system have substantial ongoing operation costs
with limited financial resources. Planning and
budgeting for improvements should not affect
the quality of existing parks and ongoing costs
shall be considered when planning for parks and
trails.
P8: Support Partnerships. Ames will welcome
partnerships to provide a diversity of recreation,
natural features, and locations in the parks
and trails system. Ames continues to foster
partnerships with Friends Groups, Iowa State
University, Ames Public Art Commission, and
County Conservation groups.
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ACTIONS
1 Maintain a high quality and ample
park system and recreation
facilities as the City grows.
i. Use a Parks Master Plan update process
to guide park improvements and facility
needs. As the community changes,
needs will evolve within existing parks
that could result in changes to existing
facilities as well as the creation of new
facilities.
ii. Plan for new 40-60 acre community
parks with recreational facilities in larger
growth areas.
iii. Strive to maintain an overall open
space similar to the current ratio of
approximately 18 acres per 1,000 people
(includes public land, partnerships,
greenways, parks, special facilities).
iv. Continue the target ratio of a minimum
5 acres of new developable parkland per
1,000 people in expansion areas. Provide
for additional open space (public or
private) of 5 acres per 1,000 people.
Plan for park dedication as part
of the development process with
parkland dedication based upon
Neighborhood Park needs.
i. Create a park land dedication ordinance
or include as part of a rezoning
process, allow for in lieu fee in some
circumstances. Usable active space is
the most desirable land for dedication to
meet neighborhood park needs.
ii. Time park development with buildout of
an area and as funding is available.
iii. Require private open space in
addition to public open space within
development in expansion areas to
augment overall open space.
iv. Set-aside natural areas as passive open
space in accordance with planned
greenways or in support of larger natural
preservation areas.
Support the user experience.
i. Parks and open spaces are
neighborhood and community
destinations that should be safe,
family-friendly, and support strong
social networks.
ii. Design parks as publicly available
resources for everyone.
iii. Consider opportunities for specialty
parks to meet local needs in
underserved and marginalized areas.
Planning processes should involve
park users and the neighborhood in its
design.
iv. Greenways can be used for open
space linkages and in some cases
transportation linkages.
»Plan to create uninterrupted
greenways with continuous trails.
»Plan for separated road crossings of
major roadways for continuous trails
when creating greenways (Include
Map for Future Major Trails).
»Linkages with external areas are
desirable.
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ACTIONS
Provide a park system that supports
a variety of user needs.
i. Create a park system that shares a
consistent image from and between
parks that identify it as a City of Ames
park. Unifying features may include
signage, lighting fixtures, and displays
within the park.
ii. Continue to use a hierarchy of park
classifications, such as regional,
community, neighborhood, specialty
parks, and recreation facilities - to serve
the various needs of their users.
»Apply neighborhood park basic
amenity features equitably across the
City based upon space and needs.
»Include opportunities for new
parks in existing areas.
»Consider the overall system a collection
of community resources that has unique
components and distinct features as
an attraction to the community overall
and that each park is identifiable
in character when possible.
»Plan for community scale amenities within larger
areas that may have broad appeal. Examples
include splash pads, disc golf, natural playscapes,
ropes courses, sports complexes, gardens,
amphitheaters, nature trails, and fishing.
»Although neighborhood parks are
typically smaller in size by definition
than a community park, they may
include a community scale amenity.
iii. Apply an access goal to park planning of a
10-minute walk to a park or greenway. This
translates to parks being within a ¼ mile to ½ mile
proximity of homes.
iv. Use plazas as specialty parks in urban living
conditions or as focal points of Core development
areas. Plazas may be a private amenity feature
of new development in Core areas to allow for
commercial use and activities.
Support parks and open space
environmental opportunities.
i. An open space framework is valuable
to the character of the community. In
some instances, open space may provide
primarily environmental benefits rather
than recreation benefits.
ii. Designing for environmental priorities
includes:
»Natural stream way preservation
and water quality enhancement for
supporting human and aquatic life (e.g.
Ada Haden Watershed).
»Stormwater run-off management
through land use design and other
protective measures.
»Air quality benefits through tree
canopy management, continue
planting of trees in response to
Emerald Ash Borer and replacement
of unhealthy trees.
»Support non-vehicular travel and
connections with trails.
»Natural resource/habitat areas
conservation.
5
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6 7
ACTIONS
Apply conservation standards
in growth areas.
i. Within Ames’ urban growth area, employ
large-scale conservation development
standards that preserve environmental
resources, parks, greenways, and
other open and natural areas without
compromising overall density targets.
ii. Private open space can be a key
component of attaining this goal of
supporting density and open space.
Identify partnerships for
meeting service needs.
i. Use relationships with school districts
to augment recreation opportunities
when possible.
ii. Work with ISU to maintain availability of
community resources with land leased
from the University, including Furman
Aquatic Center, Brookside Park, and the
Ames/ISU Ice Arena.
iii. Continue work with volunteer
organizations to support maintenance
and programming within the City’s park
and open space system.
iv. Look to take advantage of available
grant funding from local, state, and
federal agencies and non-profit
foundations.
v. Coordinate with Story County
Conservation on planning for regional
trails, greenways, habitat preservation,
especially with the expansion areas of
the City that will be urbanized and are
unlikely to remain rural.
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TRAIL CONNECTIONS
FOR NORTH GROWTH
POSSIBLE GREENWAY TRAIL
STUDY FOR COUNTY
REGIONAL PARK
NEW NEIGHBORHOOD PARK
Existing Future
Future Parks and
Open Spaces
Ames Plan 2040 recommends updating the
City’s Parks Master Plan and adopting that
plan as an amendment to this plan. Ames is
expecting to grow by about 15,000 people by
2040, representing a total population of about
80,000.
»Based on the projected population and continued
ratio of 6-10 acres of parks and open spaces
per 1,000 people, Ames will need about 90-
150 acres of new parks and open spaces.
»As the community grows outward, parkland
needs to be included as part of the new
development to keep up the high level of
service Ames provides its residents.
»The Future Parks and Open Spaces Concept
provides an initial program of spaces to be
programmed in the City’s updated Parks
Master Plan. The City’s Future Land Use
Map also includes representative greenway
areas and open space for consideration
during rezoning and development.
FUTURE PARKS AND OPEN SPACES CONCEPT
ACTIONS
Existing Trails
Future Trails
Parks
Greenways
T1 Growth Areas
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MOBILITY
VISION // AMES 2040
A WELL CONNECTED, CONTEXT-SENSITIVE
TRANSPORTATION SYSTEM THAT PROVIDES FOR
THE SAFETY AND COMFORT OF ALL USERS.
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CONDITIONS
The City of Ames recognizes the
interconnected relationship of land
use and mobility that is necessary
to reach the City’s vision.
Mobility focuses on the interaction of
transportation and land use and their influence
on the quality of life in Ames. In any community,
the transportation system fills many functions
- as support for business and industry, a tool
for economic development, a form-giver to the
City, and an amenity and service for residents.
The design of the circulation system can also
support an active lifestyle that improves overall
health and wellness of a community.
Transportation facilities, including sidewalks,
trails, streets, highways, transit, and the railroad
corridor, make up a significant amount of Ames’
developed area. The dominance of streets in
the cityscape makes their design and scale
especially important. As streets become wider,
their scale continues to change. The street width
affects the nature of the experience and the
visibility of people, signs, and buildings along
the street.
The following transportation
options are available in Ames:
CyRide. CyRide is a bus system operating as
a collaboration between the City of Ames,
Iowa State University, and Iowa State’s Student
Government. CyRide operates fixed routes
and a Dial-A-Ride service. Service is focused
around central Ames and campus, but also
provides access to employment areas.
Heart of Iowa Regional Transit (HIRTA)
also provides service to Ames.
Bicycle System. Bicycling is recognized as a
primary transportation method as well as for
recreational purposes. Ames was recognized
as a Bicycle Friendly Community (Bronze
Level) in 2016 and is still working toward
ensuring that all areas of town are well-
connected via a variety of bike facilities.
Pedestrian System. The majority of
neighborhoods in Ames are served by
sidewalks. Sidewalks provide connectivity
and defined safe routes for pedestrians.
Sidewalks are a critical element of walkable
commercial districts where outdoor dining
and displays are encouraged as amenities.
Road System. Roads provide for
transportation of people and goods
throughout the community. The City strives
for high levels of connectivity and uses a
hierarchy of road types to meet various needs.
Streets are public spaces that accommodate a
variety of users in an attractive and functionally
efficient way. Many communities such as
Ames find that the aesthetic upgrading of key
community corridors and entrances create
significant economic benefits by encouraging
better development standards. The City’s
walkable commercial districts rely on streets
and sidewalks for customer access as well as
character with outdoor amenities.
Ames’ multi-modal network has been shaped
in recent years through planning efforts. The
first Long Range Transportation Plan (LRTP)
for the Ames area was developed in 2005
after the area was designated as a metropolitan
area based on the 2000 census. Soon after, the
Ames Area Metropolitan Planning Organization
(AAMPO) was formed. The AAMPO includes
the City of Ames, Boone County, Story
County, Iowa State University, CyRide, Iowa
Department of Transportation (DOT), Federal
Highway Administration (FHWA) and Federal
Transit Administration (FTA). The Long Range
Transportation Plan provides a for a 25-year
assessment of transportation needs.
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Road Network
Functional classifications are used for general
transportation planning efforts and are also
references for construction standards and
transportation program eligibility. Note that
the function of the street illustrated on the
classification map does not address context
and appropriate design features of the street
itself. Street typologies assist in adding context
to the function.
Interstate. A divided, limited access facility with
no direct land access and no at-grade crossings
or intersections.
Other Principal Arterial. Allows traffic flow
through the urban area and between major
destinations. They carry a high proportion of
urban travel, since movement, not access, is the
primary function.
Arterial. Collects and distributes traffic from
principal arterials and interstates to streets of
lower classification, and, in some cases, allows
traffic to directly access destinations.
Collector. Provides for land access and traffic
circulation within and between residential
neighborhoods and commercial and industrial
areas, as well as distributes traffic movements
from these areas to the arterial streets.
Local. Offers the lowest level of mobility, but
the highest level of local property access.
They make up the largest percentage of street
mileage and provide direct access to adjacent
land uses including private property or low-
volume public facilities.
CONDITIONS
FUNCTIONAL CLASSIFICATIONS FOR ROAD NETWORK
Interstate
Other Principal Arterial
Major Arterial
Minor Arterial
Major Collector
Collector
Minor Arterial
Local
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CONDITIONS
Mixed Use Street
Neighborhood Street
Industrial Street
Avenue
Mixed Use Avenue
Thoroughfare
Boulevard
ISU Institutional Street
PL
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TRANSPORTATION FUNCTION
EMPHASIZES
ACCESS
BALANCES
ACCESS AND
THROUGHPUT
EMPHASIZES
THROUGHPUT
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Use Streets
Mixed Use
Avenue N/A
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Mixed Use,
Neighborhood
Streets
Mixed Use
Avenue N/A
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Shared,
Neighborhood
Streets
Avenue Thoroughfare,
Boulevard
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Boulevard
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Industrial
Street Avenue Boulevard
The City’s Complete Streets approach
requires the context of the surrounding area
and the intended function of the street to
be taken into account, resulting in streets
designed to serve all anticipated users.
For additional details, see Chapter 2 of the
Complete Streets Plan.
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UNIVERSITY
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Under Capacity
Approaching Capacity
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Railroad
MPO Planning Boundary
County Boundary
Rivers / Streams
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0 1.50.75Miles
´
LOS is a qualitative measure describing
operational conditions. It can range from
“A” representing free-flow conditions
to “F” representing gridlock.
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Existing Traffic Conditions
The City and Iowa Department of Transportation
gather vehicle counts to monitor performance
of road segments related to vehicle traffic.
The City’s Long Range Transportation Plan
uses existing and projected data to analyze
performance and identify improvement needs.
Frequently, traffic engineers use a Level of
Service (LOS) notation to describe volume to
capacity ratios for different components of
streets, including segments and intersections.
The analysis focuses on the amount of delay
or travel speed experienced by individual
vehicles and highlights relatively good to
low-capacity situations.
Unfortunately, this metric does not directly
address multi-modal needs or safety and
reliable road operation and that the trade off of
increased vehicle capacity can be detrimental
to the quality of other modes of travel and
character. There is also a point of diminishing
return on infrastructure investment for widening
roads. Therefore, the City uses LOS as only one
metric when evaluating its circulation system
and prefers to consider the context and overall
transportation needs for multiple users as
opposed to only vehicle capacity.
CONDITIONS
INTERSECTION ANALYSIS
PEAK HOUR LOS
A/B/C
D/E
F
SEGMENT ANALYSIS
Under Capacity
Approaching Capacity
Over Capacity
Railroad
MPO Planning Boundary
Rivers/Streams
County Boundary
City Boundary
EXISTING TRAFFIC CONDITIONS
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GUIDING PRINCIPLES
Guiding Principles for Mobility
M1: Complete Streets. Ames will use a
Complete Streets approach to serve all users
and modes. Four principles for Complete Streets
are relevant to Ames Plan 2040:
»Complete Streets serve all users and modes
regardless of age, ability, income, or ethnicity.
»Complete Streets emphasize safety for all.
»Complete Streets form connected multimodal
networks that provide safe, convenient access to
neighborhoods and destinations for all modes.
»Complete Streets are context-sensitive,
and are designed to support the current
and future local land use and development
context while considering impacts to
surrounding streets and neighborhoods.
The City utilizes a Compete Streets Plan to apply
these principles.
M2: Multi-modality. Create and maintain a
connected multimodal network, including
planned extensions of transit, bicycle,
pedestrian, and micro-mobility facilities.
»Use corridor and node planning for intense
development in support of transit operations.
»Streets and associated rights-of-way provide
the most recognizable and best means of
providing for connectivity throughout the City.
Apply a street and block pattern that relates to
walkable neighborhoods, focusing on blocks
lengths of 300 to 600 feet. Certain highways
and commercial/industrial areas will have
block lengths that exceed these parameters.
»Minimize use of street layouts that limit
connectivity, such as cul-de-sacs, loop streets,
and private streets, to unusual circumstances that
conflict with land use or environmental goals.
»Encourage use of off-street trails for
additional neighborhood connectivity
»Apply subdivision and zoning standards that
plan for new development to accommodate
extension of multi-modal infrastructure
into and through development sites.
M3: Context Sensitive Principles.
Transportation facilities in existing and planned
development will be sensitive and appropriate to
the character of their urban environments.
»Use Typologies for streets to address
design character and function.
»Context includes elements related to
speed, access, parking, aesthetics as they
relate to existing and planned uses.
»Private development shall incorporate multi-
modal supportive improvements that compliment
the typology of the street. This may include
building location, door access, limited vehicle
parking, street trees, bicycle parking, and
sidewalk extensions. See Growth & Land Use and
Community Character for additional details.
M4: Level of Service. Ames will strive to
maintain a minimum Level of Service (LOS)
standard of “D” for major existing roadways.
»Maintain LOS D for existing streets and signalized
intersections. New roadways and intersection
improvements will focus on a design for LOS
C for existing and projected conditions.
»Review large scale development proposals
for impacts on roadways and intersection
operations and apply appropriate
mitigation measures as needed.
»City projects for widening or expanding
roadways shall consider this LOS
goal along with Principle M5.
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GUIDING PRINCIPLES
M5: Balanced Transportation Planning.
Ames will balance the size of infrastructure
improvements with cost, environmental
constraints, impacts to all modes, operational
quality and levels of service.
»When the City Council determines other priorities
such as slow speeds, walkable commercial
areas, enhanced multi-modal access, parking
access, or other factors related to Complete
Streets principles, LOS D shall not be required.
»Recognize that travel patterns and associated
vehicle miles traveled and time lost due
to congestion have negative effects on
the environment and are a contributor
to community emissions of GHG.
»The City uses traffic signal systems to manage
corridor operations and are subject to individual
warrant analysis and overall corridor needs.
»Pedestrian access and crossings are intended
to occur at street intersections. At times, mid-
block crossings may be appropriate for trail
crossings or when there are long blocks.
M6: Transportation-Economic Development
Link. Ames will recognize that its transportation
system is a critical component of the city’s
economic success.
»Transportation arteries, including both the
railroad and major roads, are also the corridors
of commerce in Ames. They provide the access,
parking, and visibility that retailers, service
providers, and industry need to thrive.
»Incorporate walking and bicycling facilities into
these areas to support multi-modal access.
EXISTING FUTURE
Bike Facility
Shared Use Path
Trail
The Complete Streets Master Plan
identifies active transportation routes.
These routes are included the City’s
Transportation Plan. Completing gaps in
the system will provide better convenience
to the City’s parks and open spaces.
FUTURE ACTIVE TRANSPORTATION FACILITIES CONCEPT
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ACTIONS
1
2 3
Continue to administer current
planning initiatives for mobility.
Ames should have continuity between its
current planning initiatives for enhancing
mobility in the community.
»Ames 2040 Growth & Land Use
Chapter. The Growth & Land Use
Chapter presents a policy framework
that incorporates transportation
elements as it relates to future
development of the City.
»Forward 2045 Metro Transportation
Plan. Forward 2045 is the Long
Range Transportation Plan for the
greater Ames area. It presents a guide
for enhancements to the existing
transportation system within the city
and future improvements. LRTPs
shall continue to evaluate option for
transportation improvements consistent
with the policies of Plan 2040.
»Complete Streets Plan. The Complete
Streets Plan provides a context-
sensitive approach to planning and
designing the street network to be
safer and more comfortable.
»Future assessments of environmental
issues, such as the Climate Action Plan,
may influence planning for or prioritizing
transportation improvements.
»Monitor and apply best technological
practices in support of transportation
management as well as supporting
EV usage and other methods to
reduce vehicle miles traveled.
Schedule and budget for future
transportation studies to
match land use growth.
As the City’s population and businesses
grow, so will demands on the City’s existing
transportation infrastructure. Ames will apply
planned mobility improvements and study
future mobility connections. Studies the
City will need to consider that align with the
Future Land Use Map include:
»Growth Area Network Studies. Each
growth area shows a network of streets
that, if planned early, will create a
system of streets that creates more
connected neighborhoods. Consider
plans for protected intersections,
such as roundabouts early in the
process. Conceptual layouts are
identified on the next page.
»South Interchange Study. This study
includes a potential new interchange
located south of the Highway 30
Interchange where 290th Street
crosses Interstate 35 and connecting
to 265th Street for access to South
Ames and ISURP. Creating an
interchange at this location provides
circulation options for development
located south of Highway 30.
»South Duff/HWY 30 Interchange
Study. Study for a diverging diamond
interchange, six lane roadway
widening, and Grand Avenue
extension to Airport Road.
Use Development Review and
Rezoning activities to assess
transportation impacts and needs.
»Update Subdivision and Zoning
Ordinance to align with best
practices related to street
typologies and character issues.
»Use traffic studies with large
scale development to address
development impacts and issues
of timing for improvements.
»North Interchange Study. The 13th
Street interchange will eventually
warrant significant improvements.
DOT plans to widen I-35 to six lanes
from Ames to Des Moines. The
plan recommends studying a new
interchange that aligns with streets
that provide better serviceability to
Ames, and allows for separation of truck
traffic, through traffic, and residential
traffic. This alignment may connect with
Riverside Road or Bloomington Road.
»Trail Planning. The City’s trail system
includes expansion outside of the City to
connect to County and regional facilities.
Maintain a trail system map to guide
planning in growth areas and beyond.
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ACTIONS
B. West Growth Area Connections
Streets constructed by developers to serve
their immediate project and future
neighborhood growth.
»Street that provides continuity from
Thackary Drive to XI Avenue.
»Street that provides continuity from Wilder
Avenue through future western growth.
»Neighborhood Road that provides circulation.
Growth Area Network Studies
A. North Growth Area Connections
Streets to serve their immediate project and
future neighborhood growth.
»Stange Road Extension serves neighborhood
development to the north.
»Cameron School Road Extension provides
greater access to Ada Hayden Heritage Park.
»Collector Streets intersecting GW Carver
Avenue should be aligned, not staggered.
»Welbeck Drive should continue north
to future neighborhoods.
»Bella Woods Drive Connection. The land south
of Cameron School Road and Bella Woods
Drive should be reserved for a potential
extension to serve future neighborhoods.
C. South Growth Area Connections
Neighborhood Roads are streets constructed
by developers to serve the immediate
neighborhood and future neighborhood growth.
»The proposed Skunk River Road is a public
project that provides residents an alternative
route to Highway 69. It would open market
demand for land that may otherwise be
challenging to develop without it.
»Neighborhood Road that wraps the project area,
providing connections beyond 265th Street.
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NEIGHBORHOODS, HOUSING & SUBAREAS
VISION // 2040 AMES
NEW DEVELOPMENT AND REDEVELOPMENT
CHOICES THAT ADDRESS SPECIFIC NEEDS
OF THE COMMUNITY FOR HOUSING,
NEIGHBORHOOD PLANNING, ECONOMIC
DEVELOPMENT, INFRASTRUCTURE
ENHANCEMENTS, AND CITY PROGRAMS.
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This chapter addresses housing and
neighborhood development issues and policies,
establishing goals and strategies to help Ames
achieve the overall vision of providing quality
housing choices attainable to current and
prospective residents across a variety of income
ranges and household types. It address as these
issues from the perspective of affordability and
investigates the role of infill development in
meeting community development needs. The
first chapter of this plan, DISCOVERY, provides
additional housing data oriented to future land
use and land development needs.
Availability and affordability of housing have
become especially critical issues throughout
both urban and rural America in this part of
the 21st Century. The nature of the problem
and the definition of “affordability” are relative,
determined by market conditions, supply, and
the income characteristics of individual regions
and communities. Ames has not escaped these
national trends for higher costs of housing. The
need for affordable housing has always been
with us, but in 2021 as this document is being
written, several factors are aggravating the
situation from a national perspective and could
have effects on future housing policies.
The COVID Pandemic surprisingly did not
suppress housing demand as was first thought
would occur. For various reasons people
reinvested in their homes and sought to buy
homes on the market. The overall inventory
of available homes on the market dropped
substantially across Ames, meaning homes sold
very quickly with few choices for buyers.
New construction was impacted during the
pandemic. Cost of construction increased
due to shortage of labor and materials in
2020 and 2021, causing impacts to meeting
demand for housing as well as increasing its
overall cost. Housing construction costs for
average new home construction appears to
be between $150-$200 a square foot in 2021.
New construction costs greatly exceed the
cost of the median home value in Ames, which
was also true in recent years that preceded the
pandemic.
The overall pace of construction for new single-
family homes has averaged approximately 90
homes a year for the past decade. About 20%
of the new home construction is attached single
family. Peak construction rates occurred prior to
the 2008 Recession with as many as 264 homes
built in one year. City building permit records
indicate a total of 2,421 single-family detached
and attached homes were built between
2000 and 2020. The patterns of development
followed conventional patterns for most of
these homes, despite the City’s encouragement
of Village design principles and support for
different housing types and price points.
Multifamily housing construction had a much
different growth pattern over the past decade.
Apartment development increased substantially
as a result of increased enrollment at ISU along
with the surge in the “Millennial” population
maturing into household formation stages of life.
Ames experienced a large number of student
housing based developments, especially in the
area of Campustown.
These developments differ from typical
apartment construction due to the design
for individual suites and greater occupancy
through rent by the bedroom models compared
to traditional apartments. Purpose built
student housing does limit housing options for
traditional family and workforce based housing
by catering to a specific market niche, which can
also be higher cost housing due to its design.
City building permit records indicate 6,119
multifamily units were approved from 2000-
2020. Through the past ten years the vacancy
rate of apartments has been typically below
5%; in some years it was estimated at below
2% based about city surveys and census data.
Although there was temporary increase in
vacancy rates in 2019 with changes in ISU
enrollment and peak levels of production,
by 2021 vacancy is once again estimated at
approximately 5%. This indicates the market
weathered the changes in student enrollment by
recalibrating to a more diverse population and
may be in position to expand again.
Additional senior housing was also added to the
City in the past ten years and are included in the
multifamily unit counts.
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Housing Trends
Affordability
University cities like Ames face additional
affordability problems compared to national
trends. Major universities have increasingly relied
on the private sector to provide student housing
and students compete with permanent residents
for rental housing, driving up overall production
and potentially rents. A group of students,
pooling their resources and with parental
support, often can afford to pay more for off-
campus housing than a single conventional
household. In some places, parents of sufficient
means have purchased condominium units
or homes that they sell after their student
graduates. These activities have occurred in
Ames in the form of the University housing
policies focused on housing approximately 30-
35% of enrolled full-time students along with the
private market demand factors.
The characteristics of university cities tends to
make affordability analysis difficult by injecting
a large number of student households with low
annual incomes. As a result, use of traditional
census data can be misleading about true
local conditions. Consideration of households,
families, and age statistics helps paint the
complete picture. Despite this complication, the
tables below lead to conclusions that have a
significant impact on housing policy for Ames:
»The ratio of median value to median household
income is a useful quick measure of overall
housing affordability and the burden that housing
costs place on households.
HOUSING OCCUPANCY CHARACTERISTICS
2000 % OF OCCUPIED
UNITS 2010 % OF OCCUPIED
UNITS
CHANGE
2000-
2010
2017 % OF OCCUPIED
UNITS
TOTAL UNITS 18,757 23,876 5,119 26,277
OCCUPIED 18,085 22,759 4,674 25,123
OWNER-OCCUPIED 8,337 46.1%9,703 42.6%1,366 9,877 39.3%
RENTER-OCCUPIED 9,748 53.9%13,056 57.4%3,308 15,246 60.7%
TOTAL VACANT 672 1,117 445 1,154
VACANCY RATE 3.6%4.7%4.4%
Source: US Census Bureau, 2000 & 2010; 2017 American Community Survey
HOUSING AFFORDABILITY COMPARISON
MEDIAN
HOUSEHOLD INCOME
MEDIAN
HOME VALUE
VALUE / INCOME
RATIO
MEDIAN
CONTRACT RENT POPULATION
AMES, IA $42,755 $187,000 4.37 $777 65,005
ANKENY, IA $77,801 $197,500 2.54 $848 56,237
IOWA CITY, IA $45,991 $202,200 4.40 $809 73,415
LAWRENCE, KS $49,297 $183,700 3.73 $714 93,854
FAYETTEVILLE, AR $41,158 $193,000 4.69 $611 81,889
MANHATTAN, KS $47,632 $193,900 4.07 $767 55,427
Source: 2017 American Community Survey
HOUSING AFFORDABILITY
Median Home Value Median Gross Rent Value to Income RatioMedian Household Income
$42,755 $187,000 $777 4.37*
*A healthy, self sustaining housing
market will have a value to
income ratio between 2 and 3.
While the value in Ames sits at
4.37, the student population
drives down the median
household income and does not
provide a truly accurate picture of
the housing market for the typical
household. The value to income
ratio for just 25 to 44 year olds
(median income of $52,868) is
lower at 3.53, but still shows a
market with a‚ordability issues.
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Housing Projection
The growth directions and land use plan are
based on projected population growth of
about 15,000 people between 2020 and 2040,
equivalent to an annual growth rate of 1.5% and
approximately stable enrollment at ISU and
similar housing policies. The demand table on
the following page projects twenty year housing
demand based on this 1.5% annual growth rate
based on the following assumptions:
»Variety. Demand includes all housing types:
apartments, single-family, duplex, etc. in order to
provide options to buyers of all demographics.
»Households. The average number of people
living in each housing unit, or household
population (total population minus the number
of people living in dorms, skilled nursing,
or not in households) remains constant.
»Vacancy. While it may seem counterintuitive to
want a higher vacancy rate, a rate between 5%
and 7% is actually healthy—it provides options
for resident moving into Ames and moving
within Ames. Additionally, the higher vacancy
rate keeps prices more affordable. The vacancy
PROJECTED HOUSING DEMAND
2020 2025 2030 2035 2040 TOTAL
1.5% Annual Growth Rate and Steady Student Enrollment
POPULATION 66,182 69,210 72,472 75,987 79,772
HOUSEHOLD POPULATION 57,464 60,094 62,926 65,977 69,265
AVERAGE HOUSEHOLD SIZE 2.3 2.3 2.3 2.3 2.3
HOUSEHOLD DEMAND 25,123 26,272 27,511 28,845 30,282
PROJECTED VACANCY RATE 4.39%4.9%5.4%5.9%6.4%
ANNUAL REPLACEMENT NEED 75 75 75 75 300
TOTAL UNIT DEMAND AT END OF PERIOD 1,422 1,530 1,647 1,774 6,373
AVERAGE ANNUAL CONSTRUCTION 284 306 329 355 317
In general, a ratio in the range of 2.5 to 3.0
reflects a general population that is appropriately
“burdened” – that is a population with incomes
that support housing cost. Below that range
begins to suggest undervalued housing; above
suggests an “overburdened” population. The
sample of university communities including
Ames displays a V/I ratio substantially higher
than the 3.0 standard. By comparison, Ankeny,
a popular but more conventional suburban
market, has a ratio well within this range without
the distortion of student household incomes.
»Median contract rent is comparable to that
of communities and relatively consistent with
rents across the Midwest. However, typical rents
required for new, market-rate projects without
financing assistance appear to be well above this
level. Notably construction of large scale mixed
use and urban style housing projects will have
higher rents due to higher construction costs.
»Over the last two decades, more rental than
ownership units have been added to Ames
housing inventory. About 60% of Ames’ occupied
units are renter occupied. The percentage of
rental housing to total housing has increased
since 2000. This follows national trends related
to homeownership rates from the past decade.
»ISU provides housing for students that is not
counted as households by the Census. ISU has
a supply of dormitories and apartments for
students. Approximately 12,000 students are
housed by ISU annually, depending on market
conditions. ISU has not indicated they have
any plans to add additional campus housing.
Public Opinion Survey Findings
The opinion survey conducted at the beginning
of the Ames Plan 2040 process provides
important input for future policy and program
development. Key results follow:
»A need for more single-family housing
and a greater variety of new products
in addition to multifamily.
»A relative lack of local builders and
significant concern about affordability.
»A general view that infill development and
redevelopment are important but can also
create opposition in built-up areas.
»Preservation of existing housing
should be an important priority.
»New housing development should
have access to important city services
including CyRide and trails.
»Neighborhood organization is a valuable
tool in conserving existing housing.
»Housing development for students
and for permanent residents should
be in better relative balance.
This overall analysis of affordability and
development issues provides the basis for
housing policy recommendations in the
following section.
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PROJECTED HOUSING DEMAND BY TENURE AND PRICE POINT
2020-2030 2030-2040 2020-2040 % OF TOTAL NEED
TOTAL NEED 2,952 3,421 6,373
TOTAL OWNER OCCUPIED 1,623 1,882 3,505 55%
Under $150,000 221 256 478 7%
$150,000-$225,000 424 491 915 14%
$225,000-$300,000 341 396 737 12%
$300,000-$400,000 401 464 865 14%
Over $400,000 236 274 510 8%
TOTAL RENTAL OCCUPIED 1,328 1,539 2,868 45%
Under $600 547 634 1,181 19%
$600-1,000 368 426 793 12%
$1,000-1,500 229 266 495 8%
Over $1,500 185 214 399 6%
Source: RDG Planning & Design, 2019
PRICE POINTS DISTRIBUTED BY DEVELOPMENT TYPES
LOW MODERATE MIDDLE HIGH
TYPICAL DENSITY <4 du/A 4-10 du/A 10-20 du/A >20 du/A
TYPE 1-Family
Detached
1-Family Small
Lot, Attached,
Townhome, ADU
Townhome,
Rowhouse Small
Multifamily
Rowhouse, All
Multifamily
Under $150,000 Generally accommodated by existing housing
$150,000-$225,000 20%50%30%-
$225,000-$300,000 50%25%25%
$300,000-$400,000 70%10%10%10%
Over $400,000 70%10%10%10%
TOTAL RENTAL OCCUPIED
Under $600 -10%20%70%
$600-1,000 -20%20%60%
$1,000-1,500 -20%20%60%
Over $1,500 25%50%25%
Source: RDG Planning & Design, 2019
rate should increase from 4.39% to 6.4% through
proactive policies to provide more variety/options
in the market for attracting new residents.
»Replacement Need. The replacement need
is estimated to account for units lost either
to conversions or demolition. Many units, due
to neglect and unsafe conditions, will need
to be torn down. Other units will be lost from
homeowners making renovations that lead
to fewer units than before the work started
or conversion to a non-residential use.
Based on the factors above, the planned
population growth of 15,000 (by 2040)
generates production of 6,373 units, or average
annual construction demand of 317 units.
Price Distribution
Housing policy must focus not just on the
quantity of construction but also on the
distribution of products from a tenure and
affordability perspective. On the next page,
the table assumes that the creation of new
family households with the maturing of younger
cohorts over the next 20 years will generate an
increased demand for equity housing. It also
assumes that the concept of “owner-occupied”
housing will continue to expand and diversify
beyond the traditional single-family home
on relatively large lots. Price points for both
types of tenure are allocated proportionately
to estimated income distribution in the 2019
American Community Survey. “Affordability” is
defined as housing cost equal to about 30% or
less of gross household income.
This analysis suggests the highest need in the
middle ranges of owner occupancy (about 40%
of total demand) and lower ranges of renter
occupancy (about 31% of total demand). It is
important to note that Ames’ high percentage
of students living out of group quarters and
in household units tends to depress income
distribution statistics. As previously noted,
students pooling resources or taking advantage
of parental support can build demand for higher
rental units.
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POTENTIAL 20-YEAR DEVELOPMENT PROGRAM BY HOUSING TYPE
LOW MODERATE MIDDLE HIGH TOTAL
TYPICAL DENSITY <4 du/A 4-10 du/A 10-20 du/A >20 du/A
TYPE 1-Family Detached
1-Family Small
Lot, Attached,
Townhome, ADU
Townhome,
Rowhouse Small
Multifamily
Rowhouse, All
Multifamily
Under $150,000 Generally accommodated by existing housing
$150,000-$225,000 212 530 318 0 1,060
$225,000-$300,000 427 213 213 0 853
$300,000-$400,000 701 100 100 100 1,002
Over $400,000 413 59 59 59 591
TOTAL RENTAL OCCUPIED
Under $600 -118 236 827 1,181
$600-1,000 -159 159 476 792
$1,000-1,500 -99 99 297 495
Over $1,500 -100 199 100 399
Total 1,753 1,378 1,384 1,858 6,373
Source: RDG Planning & Design, 2019
Housing Types
Rising construction costs, limits on resources
available to prospective homebuyers, and the
need for greater efficiency in transportation and
infrastructure create forces that suggest more
diversity in types of housing development. The
market cannot provide units under $150,000.
To remain affordable, owner-occupied housing
will diversify beyond the traditional detached
home on a large subdivision lot to smaller
lots, attached units, townhomes, rowhouses,
and condominiums. Hybrid forms like owner-
occupied duplexes and accessory dwelling
units on single-family lots also have roles to
play. Affordable to moderate and middle-
income households will gravitate toward these
alternative configurations over time. Similarly,
rental housing environments may evolve away
from large buildings and apartment blocks to
small footprint structures with limited common
space and corridors – partially the result of the
COVID experience.
The table on page 115 displays an estimate of
the percentage of given price points served
by different physical construction types, and
distributing Ames’ demand projection according
to these percentages. These then relate to
the land use categories and density ranges
discussed in the Growth & Land Use Chapter.
This calculation indicates the need for a relative
balance in all four general density categories of
housing construction. While this methodology
suggests that conventional single-family
detached and high-density multifamily will
continue to account for the most new units,
a much greater number of middle-density
development will be needed. This has important
policy implications for land use regulation and
potential development incentives. It is also not
meant as a specific prescription for housing
development but rather as a benchmark
to evaluate construction output during the
planning period.
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Guiding Principles for
Neighborhoods, Housing
& Subareas
H1: Housing Choice and Attainability. Ames
will support housing choice and attainability for
people of all income ranges. Growth and Land
Use Policies include a range of housing types
that meet the programmatic and economic
requirements of all demographic groups.
Support for increased supply is important
to moderate cost increases due to supply
constraints; however, a variety of housing types
and size of housing can create a broader range
of price points making ownership housing more
attainable for a wider segment of the population.
Although the City endeavors to increase the
percentage of ownership housing units in the
City as a percentage of total units, adding rental
housing opportunities is important to health of
the community as well. Rental housing choices
are key components of land use planning in
growth areas and redirection areas where they
help to fulfill overall community development
goals in addition to housing. The evolving senior
housing demographic will also impact housing
design and choice over the next 20 years.
H2: Neighborhood Quality. Ames will
support maintaining the quality of existing
neighborhoods by encouraging reinvestment
and conserving and enhancing existing housing.
The majority of Ames’ affordable housing
inventory is already on the ground - and existing
residential represents the city’s largest single
capital asset. Maintaining the quality of existing
neighborhoods is fundamental to an effective
city housing policy.
Neighborhood conservation has two primary
focuses: 1) maintaining the quality and integrity
of existing investment and 2) strategic infill
development that both addresses problems
and increases the value and quality of the local
environment. Neighborhoods in Ames are not
islands and neighborhood conservation is a
dynamic process. Change will occur, but change
must be managed and directed in ways that
strengthen the city’s residential areas.
H3: New Development Areas that Build
Community. Ames will use density, scale, and
building types to define development areas that
build connected communities, each of which
provides housing choices.
Planning and development in “greenfield”
growth areas should align with the overall
housing goal of providing choice and variety
of tenure, design, and price. The growth
concept presented in the Growth & Land Use
chapter establishes development areas that
are connected to the City, served by logical
extensions of greenway and transportation
systems, and a mix of both land uses and
residential densities. They are intended to
help build community both within themselves
and together with previously established
neighborhoods. They are not intended to be
unstructured clusters of subdivisions.
H4: Redirection Areas. Ames will Identify land
use redirection and infill areas and encourage
their eventual redevelopment.
Infill development can provide a variety of
urban housing environments in areas that are
underused or inefficiently used and can take
advantage of Ames’s existing resources.
Underused but strategically located sites
can provide important resources for housing
development that take advantage of existing
commercial development and community
services. In many cases, these opportunities are
located along or near major urban corridors.
City policy should identify these opportunities
and advance their redevelopment through
planning and private sector partnerships.
GUIDING PRINCIPLES
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POLICY FRAMEWORK
HOUSING CHOICE AND ATTAINABILITY
Ames will have housing choice that are
attainability for people of all income ranges.
H1-1. Establish a goal and coordinated
program to increase annual production of non-
multifamily housing units, specifically focusing
on single-family attached and detached,
duplex forms, townhomes and rowhouses, and
small footprint apartment developments.
H1-2. Establish standards and appropriate areas
within both growth and infill redirection areas for
a variety of residential types. The intent is support
a general variety of housing that is integrated
within a neighborhood. Discourage purpose built
student housing located away from campus.
H1-3. Work with neighborhoods to explore
modification of selected single-family zoning
districts to permit accessory dwelling units
and duplexes on lots that meet specific
criteria focused on design compatibility.
H1-4. Evaluate City programs and development
standards for diversifying housing types, tenure,
and price points within developments over a
certain size. This includes consideration of financial
incentives and acquisition of land for low-income
housing and consideration of public participation
in infrastructure or other development costs
to create additional housing opportunities.
H1-5. Utilize a variety of funding sources and
programs to support retention and creation of
affordable housing. This includes supporting use
of Section 8 vouchers within the community,
partnerships with private or nonprofit development
corporations, use of CDBG and HOME funds, and
other housing trust, state and federal programs.
H1-6. Encourage development of housing forms
that provide a source of rental income for potential
owner-occupants, in coordination with Policy
HD-3. These include owner-occupied duplexes,
accessory dwelling units, and co-housing concepts.
NEIGHBORHOOD QUALITY
Ames will support maintaining the
quality of existing neighborhoods by
encouraging reinvestment and conserving
and enhancing existing housing stock.
H2-1. Maintain the character of existing single-
family blocks in established neighborhoods. When
diversifying density, limit higher-density infill to
areas with frontages along avenues and boulevards
as designated in the Complete Streets Plan.
H2-2. Make strategic investments in public
infrastructure that enhance character and sustain the
value of neighborhoods. Examples include support
of neighborhood driven and identified improvements
as well as regular City investment in infrastructure
upgrades and maintenance for consistent quality and
features across the community. Infrastructure includes
sidewalks, lighting, street trees, storm water, public
art, traffic calming, and other traditional infrastructure.
H2-3. Support use of a Rental Code and other
property maintenance codes to ensure safe and
high-quality living conditions for Ames residents.
Addressing nuisances and dilapidated or dangerous
building conditions may require specific intervention
tools and methods to alleviate impacts to the
surrounding and neighborhood character.
H2-4. Identify resources, such as the use of CDBG
and HOME funds, for targeted programs that
1) maintain the integrity of residential building
envelopes, 2) encourage energy efficiency, and
3) fund acquisition/rehab/resale programs for
homes that become available at feasible cost.
H2-5. Use zoning and building standards to address
neighborhood design and architectural compatibility.
Specific overlays, such as Historic Districts, Hospital
Medical, and Single-Family Conservation, address
design features, scale, transitions, and uses for the
purpose of maintaining neighborhood character.
NEW DEVELOPMENT AREAS
Ames will use density, scale, and building
types to define development areas that
build connected communities, each of
which provides housing choices.
H3-1. Implement the essence of this plan’s growth
area concepts by providing specific land use
guidance for their development with required
density ranges. Plan for a mix of housing types
that match the land use intent for the growth areas
and infill areas. Monitor development as it occurs
over time to ensure trends are consistent with land
use, growth, environment, and housing goals.
H3-2. Emphasize design quality with density to
create compatibility of uses and lasting character
for new neighborhoods and developments. Through
the development approval process, encourage
attributes such as walkability, continuous and usable
public space, trail connectivity, and placemaking
features. Establish general standards and outcomes
that give applicants both the flexibility and the
responsibility to demonstrate consistency with
the goals for housing diversity and quality.
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REDIRECTION AREAS
Ames will Identify land use redirection and infill
areas and encourage their eventual redevelopment
through Sub-Area Plans and/or zoning tools.
H4-1. Identify land use redirection sites as special
development areas that incorporate appropriate
commercial a variety of housing types, including
new residential forms that take full advantage
of convenient services, walkability, and access
to major attractors such as the Iowa State
campus, Campustown, and Downtown Ames.
Types of land use redirection areas include:
»Major corridors, with an emphasis on vacant
sites, obsolete uses like isolated single-
family houses and outdated commercial
development, over-sized parking lots and
other hard-surfaced areas, and vacant sites.
»Central sites with very low-density or
spottily developed property in high value,
centrally located environments.
»Large sites with substantial deterioration,
poor infrastructure, and serious
land use incompatibilities.
H4-2. Complete Corridor Action Plans for key
city corridors. Such a plan was developed
for the Lincoln Way Corridor, and includes
development concepts for infill, redevelopment,
and transportation improvements. Corridor Action
Plans focus on corridors that provide key linkages
and connections throughout the City. They may
be integrated into a Neighborhood Plan, Subarea
Plan, or may be an independent document.
The corridors for possible study listing identifies
candidate corridors for future study over the
twenty year life of this plan. The order of priority
and sequence of proceeding with studies
are subject to available resources and their
priority. Like the Lincoln Way Corridor Plan,
the planning process should engage direct
stakeholders and the community at-large.
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Corridors for possible future study include:
»Duff Ave from 13th St to south of Highway 30
»Duff Ave from Airport Rd to south of 256th St
»North Grand Ave from 24th St to 190th St
»North Grand Ave from 24th St to Lincoln Way
»East Lincoln Way (east of downtown)
»West Lincoln Way (west of Dakota Ave)
»Dayton Ave, south of Lincoln Way
H4-3. As potential infill redevelopment areas
are identified, prepare detailed concept plans
to support the desired outcomes for an area. A
successful infill development plan will connect to
neighborhoods and increase density around existing
transportation corridors and services. The Infill
Opportunity Map identifies candidate infill sites
and subareas that may warrant master planning to
ensure continuity between independent projects.
»Subarea Plans. Redevelopment in subareas
should trigger a master planning process to
ensure continuity between future development
proposals. Properties in subareas often involve
multiple owners, so the area’s redevelopment
should be coordinated to maximize
everyone’s interests - private and public.
»Infill Candidate Sites. Infill candidate
sites identified in the map are those that
meet the identified infill development
criteria. Development of these properties
is subject to existing regulations.
The following pages illustrate potential examples of
redirection for selected sites. They are intended to
illustrate possibilities, rather than prescribe the nature
of future development. They also display the ability of
central city sites in unusual or underused locations to
accommodate a variety of housing types.
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REDIRECTION AREA OPPORTUNITIES
Subareas
Infill Candidate Areas
LINCOLN WAY & DAKOTA AVENUE
SOUTH CAMPUSTOWN
EAST LINCOLN WAY
NEAR-SOUTH DOWNTOWN
DAYTON AVENUE DEVELOPMENT
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A
CB
A
B
C
D
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G
Site Existing DU Possible DU
A 21 60
B 9 72
C 4 10
D 17 40
E 16 36
F 24 30
G 0 30
Total 90 278
Site Existing DU Possible DU
A 16 68
B 0 68
C 0 26
Total 16 160
South Campustown Subarea
The South Campustown Concept includes a mix
of multifamily buildings and townhouses. This
demonstration shows how an area can triple the
number of units as part of a redevelopment effort,
providing housing options for ISU faculty and others
wanting to be near campus. It also demonstrates
a method of transitioning between the intensive
Campustown environment to the single-family
neighborhoods south of the University.
Implementing a project of this type is likely to require
policy and zoning revisions, including refinement of
existing provisions to protect university-influenced
neighborhoods.
Near-South Downtown Subarea
The Near-South Downtown Concept that converts
excess parking lots and a low-density housing enclave
adjacent to the city center into a new neighborhood
of urban townhomes and rowhouses. The concept
features a rail side park and pedestrian crossing over
Grand Avenue. It displays a potential for adding 160
units of owner-occupied housing into an area rich in
convenience and neighborhood services.
SOUTH CAMPUSTOWN SUBAREA CONCEPT
NEAR-SOUTH CAMPUSTOWN SUBAREA CONCEPT
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East Lincoln Way Subarea
The East Lincoln Way concept explores the possibility
of major mixed use development adjacent to
Downtown Ames and north of the Duff Avenue
commercial corridor. The idea re-envisions industrial
blocks immediately east of Downtown as an
innovation district, mixed use commercial/residential
development along Lincoln Way and lower density
townhomes farther to the south, overlooking a
promenade at the lop of the escarpment with views
to the South Skunk River greeenway below. This
concept includes about 470 units as part of a
redevelopment effort.
»Higher intensity uses (mixed use, multi- family)
along Lincoln Way provides commercial
spaces oriented to the street with residential
blocks over parking set back from the road.
»Lower intensity townhomes would be served
by a relocated and improved 2nd Street. Borne
Avenue would connect the area to Target
and major commercial uses along Duff.
A
B
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EAST LINCOLN WAY SUBAREA CONCEPT
Site Existing DU Possible DU
A 19 96
B 21 304
C 0 72
Total 40 472
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COMMUNITY CHARACTER
VISION // 2040 AMES
AESTHETIC AND DESIGN IMPROVEMENTS
THAT SUPPORT A SPIRIT OF COMMUNITY,
RESPECT OF AMES’S HERITAGE, AND
CREATE NEW HIGH QUALITY BUILDINGS AND
SPACES TO BUILD UPON OUR CHARACTER.
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CONDITIONS
Community character in a sense is larger than the
physical appearance of the City because “character”
has a much larger human component. Character is more
about who we are than about what we look like. Because a
comprehensive plan like Ames Plan 2040 is largely about
the City’s built and natural environment, this section
and its policies focus on the physical component. The
City’s environment communicates its messages to two
audiences - internally, to people who live, work, and invest
in Ames and externally, people who come to the City to
work, learn, visit, and do business. To the former, the
messages help determine their level of satisfaction with
the City. To the latter, they create the impression that
people come away with and communicate to others.
This plan began with a discussion of four
unifying themes - Sustainability, Health,
Choices, and Inclusivity - that underlie the
directions and policy recommendations of
this document. These fundamental values
are the aspirational lens through which we
view both the Plan and the hundreds of
individual decisions that it may influence
in coming years. It is appropriate, then,
that the Ames 2040 Plan document ends
with a discussion of community character:
how the physical environment expresses
these values.
SUSTAINABILITY
HEALTH
INCLUSIVITY
CHOICES
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CORRIDORS OF CIVIC IMPORTANCEThe Character of Ames
Ames is a community characterized by a
relatively compact form that encourages
interaction, an intimate and active traditional
main street, an extensive system of greenways
and trails that both define and connect the city’s
subareas, and of course the distinctive Iowa
State University campus that attracts tens of
thousands of people from around the world. Its
historic neighborhoods and streets feature a
human scale and extensive tree canopy which
set a tone for newer development.
In addition to downtown, the City has
several urban activity centers that include
Campustown, Somerset Village, North Grand
Mall area, ISU Research Park, open space and
parks, and mixed use corridors, each of which
offers specific features. The City is known for
learning and research and the application of
that research to real world problems. Overall,
it is a place where people can experience the
opportunities associated with a major urban
setting and still enjoy the benefits and feel
of a close-knit community. The community’s
vision seeks to maintain this character, while
continuing to expand opportunity and enhance
quality of life. When planning for growth, the
connection and integration of people, places
and activities is sought in creating a sense of
place in a special community called Ames.
The experience of entering a city and traveling
through its public realm is very important to
the quality of the city experience. For example,
people arriving in Ames from its primary
Interstate 35 and Highway 30 entrances gain
their first impression of the community here and
are influenced by the pathways that they travel
to and from their destinations – home, work,
and other places. Ensuring quality land uses
and maintenance of its entrances and corridors
is just as important as the quality of their
destination.
Ames’ community character is significantly
influenced by the land uses and maintenance of
its “CORRIDORS OF CIVIC IMPORTANCE” that
lead to its special districts. While the Growth &
Land Use chapter includes many of the guiding
principles and actions to achieve a stronger
community character, the intent of this chapter
is to supplement those policies to support
a greater sense of place and connectivity,
physically and psychologically, in building a
neighborhood and overall community identity
and spirit.
Interstate
Arterials
Collectors
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GUIDING PRINCIPLES
Guiding Principles for
Community Character
C1: Maintain and Enhance Ames’ Heritage.
Ames seeks to identify, conserve, preserve, and
restore historically significant structures and
archaeological resources.
Historic Districts and other resources help
connect people to the past. The City’s Historic
Preservation Plan guides City priorities.
C2: Recognize the Value of the Arts in
Enhancing Ames’ Appearance and Expanding
its Cultural Options. Ames will continue to
support the Arts as an enhancement to our
culture and built environment.
Art installations, exhibitions, music, festivals, and
other community events are desirable to create
a sense of community and bring economic
advantages to the City.
C3: Provide for Community Involvement and
Diverse Opportunities. Community events,
programming, and other activities are an
opportunity to bring people from different
backgrounds together and equitably meet
diverse needs of Ames.
Additionally, the City can use expanded
outreach efforts when planning for public
spaces, community plans, and other significant
projects to involve traditional stakeholders and
under-represented or lower public participation
populations, e.g. families with children, minority
groups and students, in support of an inclusive
environment.
C4: Recognize and Reinforce a Sense of Place
for Existing and New Areas. Ames seeks to
sustain its recognized character while planning
for change and building upon its past success
into the future with desirable design features
and amenities.
Features and amenities include pedestrian/
bicycle friendly environments, urban and
concentrated centers, connections throughout
neighborhoods, districts, and the City,
enhancement of environmental resources, and
architectural quality and compatibility. This
includes maintaining and enhancing downtown
and campustown, creating greenways,
and supporting existing and emerging
neighborhoods and commercial areas.
C5: Add Distinctive Design Characteristics.
Land use and site design characteristics for
areas adjacent to gateways and nodes should
be guided through consideration of building
placement, parking, and access that reinforces
the walkability and aesthetic environment of the
surroundings.
Gateways to Ames should include specialized
signage, lighting, and landscaping approach.
Recognize that some areas are more reliant on
historic character for their success and quality
while some areas will embrace new design
techniques and create a new high- quality
environment. Blending of these ideas is essential
for successful transitions.
C6: Improve Design Quality. Ames seeks
to expand the use of good design features
within private development as well as City
infrastructure.
The goal is to create positive investment in the
aesthetics and image of the City with design,
not just efficiency and density. Embellish the
surroundings to create interest, whimsy and
identity that include a focus on people and the
environment. New development, buildings, and
public spaces are expected to address design
features with new proposals.
C7: Create Options for Activity. Ames has
a variety of places to go where people can
gather and be active in their community – parks,
trails, event facilities, and unique shopping
experiences.
New development will incorporate similar
features and uses reflective of these community
preferences and expand opportunities as the
City’s region grows.
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ACTIONS
Leverage city programs to
promote historic preservation.
The City offers programs (façade grants)
and zoning standards that support the
preservation and restoration of buildings,
sites, and districts. Protecting the integrity
of Ames’ history will remain a priority for
the community.
Apply high quality design features
throughout the community and
with all types of development.
Modify zoning standards and City
specifications to address placemaking,
environmental protections, building design
goals for priority areas of the City.
i. Update commercial zoning to recognize
placemaking priorities compared to
automobile access and parking priorities.
Updates should rely on architectural
interest, pedestrian enhancements and
high-quality landscaping rather than
large building setbacks and suburban
design principles.
ii. Public spaces, including parks and open
spaces, support community identity and
activity. Coordinate with principles of the
Parks and Recreation Element.
Create infill and development
standards for compatibility in
residential areas and transition areas
focused on design over density.
i. This Plan includes compatibility
standards in the Growth & Land Use
chapter. These standards may be
refined and updated to the City’s
changing needs.
ii. Planning for sub-areas should evaluate
the character of the area and its evolving
differences for appropriate context
sensitive design features. This approach
is not to be viewed as requiring
preservation or negating other priorities
of the City for redirection areas.
Use art installations and programming as
an invitation to explore the community
and create unique experiences.
i. Support both public/private investments
in display of art as elements that create
interest and accentuate positive design
qualities. This includes sculptures,
artisan crafted architectural features,
and murals. Discourage private branding
and signage as “art” for public display.
ii. Explore with community partners the
interest and need for a comprehensive
public arts master plan. Prioritize
installations and events in conjunction
with placemaking interest of the City.
iii. Continue emphasis on downtown and
neighborhoods for art. Also expand
opportunities to new centers and growth
areas, including gathering areas with
new development.
Include public involvement and
outreach for public initiative.
Future planning initiatives and large City
projects should include public awareness and
a public engagement component to ensure
equitable and diverse input tailored to the
scope of project, such as a neighborhood
scale up to the entire community.
Plan for coordinated city beatification
through gateways, medians, corridors
to support identity and beautification.
The Community Taxonomy Map identifies
routes to and through the City that
influence people’s perception of Ames.
Enhancing these corridors with coordinated
streetscaping and better functional design
will improve the City’s overall image. See also
Action on next page.
i. Develop a public right-of-way plan for
common themes or motifs that guide
a thoughtful and integrated approach
to beautification with trees, art,
landscaping, lighting, and signage.
ii. Use mobility improvements respecting
Complete Streets principles to enhance
appearance when feasible.
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Community Taxonomy
This section of the plan builds off of the City’s
complete streets concept and provides a basic
taxonomy (map next page) of the community’s
character that supports the culture within it.
Elements that frame the City include gateways,
corridors, districts, nodes, destinations, and
environmental fabric.
Gateways
Gateways are locations that convey to the
visitor that they have arrived at their destination
— Ames. Each gateway has their own distinctive
character and categorized into the following:
»Primary – Arrivals to community
usually from heavily traveled roads like
Interstate 35 and Highway 30.
»Secondary – Arrivals to special districts like
Downtown, Campustown, and Somerset Village
Gateways should be regularly maintained and
their design should be revisited over time.
Corridors
The appearance and maintenance of
corridors give visitors a lasting impression
of the community. While the experience of
every corridor is important, the role of the
“Corridors of Civic Importance” are often
most recognizable. Features that influence
the person’s perception includes the buildings
(design, scale, use, setback, etc.), plantings
(trees, grasses, shrubs, and flowers), quality
(maintenance of roads and special features),
and experience of the trip (lighting, pace of
travel, convenience, and sense of safety).
Nodes
Nodes are decision-making points for travelers.
These are typically crossroads of frequently
traveled corridors and categorized as major and
minor nodes.
»Major nodes are typically the crossroads
of arterial streets. These intersections have
significant exposure to visitors and the nature
of their design reinforces the image that the
visitor remembers. These nodes are priorities
for maintenance and enhancement.
»Minor nodes are typically crossroads
of arterial with collector streets.
Districts
Districts are areas with distinctive character,
including special business districts, historic
areas, and ISU campus. Neighborhoods and
centers of commerce can also be districts. The
section on Neighborhoods & Subareas identifies
areas that are subject to further study.
Destinations
Destinations include schools, cultural-oriented
sites, and registered historic buildings. While
the map is not comprehensive, clusters of
destinations appear in downtown and on ISU’s
campus. Preserving and enhancing destinations
is a priority and often achieved through
partnerships.
Environmental Fabric
Parks, greenways, waterways, and sensitive
areas for the underlying connections throughout
the City. The chapters on Environment and
Parks, Trails, & Greenways offer numerous
actions to enhance the beauty of Ames.
Special attention to the maintenance along the
Corridors will be required.
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COMMUNITY TAXONOMYThe chapters on Growth & Land Use and
Mobility captures the policies and actions to
ensure that the integrity of Ames’ corridors
and neighborhoods continue to reinforce the
character of the community, connecting people
from origin to destination. The Community
Taxonomy Map builds off of the Complete
Streets Plan and identifies gateways, nodes,
districts, and landmarks.
Destinations
Gateways
Nodes
Corridors
Districts
Environment
Combined