HomeMy WebLinkAbout~Master - April 21, 2020, Special Meeting of the Ames City CouncilAGENDA
SPECIAL MEETING OF THE AMES CITY COUNCIL*
COUNCIL CHAMBERS - CITY HALL
APRIL 21, 2020
*DUE TO THE COVID-19 PANDEMIC, CITY HALL IS CLOSED TO THE PUBLIC
THROUGH MAY 15, 2020. THEREFORE, THIS WILL BE AN ELECTRONIC
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NOTICE TO THE PUBLIC: The Mayor and City Council welcome comments from the public
during discussion. If you wish to speak, please see the instructions listed above.
CALL TO ORDER: 6:00 p.m.
1. Ames Plan 2040 Workshop on Future Land Use Map
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.
Item No. 1
Staff Report
FUTURE LAND USE MAP WORKSHOP
April 21, 2020
BACKGROUND:
City Council last met on February 18th regarding Ames Plan 2040. At that workshop there was a
discussion of housing principles and an introduction to the mapping of the City with land use
designations for future uses. Some of the key takeaways from the February workshop were an
understanding of projected housing needs along with planning for areas to meet these needs that
includes the following features:
• Plan for an intentional and diverse mix of housing types within expansion areas of the City;
• Differentiate residential land use based upon neighborhood characteristics beyond density
alone;
• Defer consideration of broad-based single-family infill changes, such as accessory living units;
• Allow for flexibility for project-specific context-sensitive infill options based upon redeveloping
sites;
• Designate specific redevelopment areas intended for substantial change; and
• Identify near campus neighborhoods as a unique consideration.
DRAFT LAND USE MAP:
The city-wide mapping exercise brings the issues related to housing into focus along with the planned
commercial and industrial areas of the City. The primary goal for this April workshop is to introduce
a draft of the future land use map of the city with a description of the designations (Attachment
A). At this workshop the Council will once again be operating in the capacity of a steering committee
to gain an understanding of the proposal and provide any necessary direction to RDG. As the first
remote workshop meeting through Zoom, the desire is to focus on Council questions and comments
after a short introduction by RDG. We do not intend to walk through all the features of the map at the
workshop. City Council will have additional time after the workshop to consider the proposal in more
depth and provide direction at an upcoming regular meeting, such as April 28th. If additional time is
still needed, it could be part of the May 9th agenda.
The proposed mapping scheme essentially divides residential uses into five categories, of which three
apply to primarily the existing developed portions of the City and two are primarily for expansion areas.
Although this framework is similar to the 1997 LUPP framework for land use designations dividing up
the city into New Lands, the allowances within the designations are different to allow for some flexibility
on context sensitive infill allowances and more of a description of the character of existing areas. It
also supports described potential needs or changes forecasted for these areas. The intent is to allow
for multiple zoning districts to implement the general nature of the land use designations.
Additionally, there are more specific redirection and redevelopment area type designations and
overlays that provide more specific guidance on future decisions.
In addition to the residential discussion, the Council is asked to consider the approach to commercial
and industrial. There is somewhat of a departure for the current plan in how to depict commercial uses.
Rather than use undefined nodes to identify future commercial, areas are shown within expansion area
with commercial. Additionally, the relationship of higher density housing is tied to these commercial
centers as appropriate to indicate city preferences. These boundaries are not meant to be completely
rigid in the future for rezoning requests as there will be variability in timing and property boundaries,
but they do indicate the City’s long-term desires for the areas and they should be appropriately
accounted for by future development approvals.
For existing commercial areas of the city, staff proposes to differentiate commercial based more upon
its nature as community based retail/office, general and service commercial, and neighborhood areas
than its location in the city This is a departure from using Highway Oriented Commercial nomenclature
to describe older commercial areas differently from new commercial areas with nodes. This is an
important distinction compared to the 1997 LUPP because it identified different expectations for new
commercial in growth area nodes, but did not include much in the way of standards for existing areas.
Yet many existing areas redeveloped and evolved, such as South Duff, and are now very similar to
what was expected for growth areas. Importantly, mixed use of having residential and commercial
together is reserved for specific areas. Staff recommends these mixed-use residential allowances only
for targeted areas. Commercial uses and needs are one of the more significant variables in formulating
this plan. Staff believes applying community design characteristics across commercial zones will help
support a condensed approach to commercial land use planning. This issue can be explored in more
detail in the future community character topical discussion.
Industrial areas are described as Employment to reflect that many of today’s jobs are not traditional
manufacturing and warehousing activities, but instead include research and office uses. Staff intends
for there to still be differentiated industrial zoning to distinguish between the true general industrial uses
and those that are more office oriented. One of the key decisions for Council will be the acceptance of
general industrial uses compared to the 1997 LUPP that strongly discouraged general industrial
expansion and preferred planned industrial office and business parks. The East Industrial Area is an
example of an area that needs to be explored in detail during the rezoning process as it is currently
zoned Agriculture. Staff intends to carry forward polices about discouraging resource intensive uses,
which could impact the level of service and cost to serve the community. Preferred industrial uses are
often discussed in regards to water and sewer treatment capacity and the compatibility of activities with
other uses in an areas based upon odors, chemical safety, and efficiency of using urban land.
STAFF COMMENTS:
The overall mapping approach tries to encompass the broad direction from Council regarding related
influences of transportation, land use, and housing principles. Staff believes that in addition to general
guidance about the approach, there is a need for Council to consider some specific unresolved issues
to help complete the draft plan. These include:
1. Redevelopment, Redirection, and Urban Corridor designations reflect intended areas of
change.
The December workshop on Land Use Principles included work by RDG envisioning large and small
areas of change with redevelopment. Some of those areas included prior work from the Lincoln Way
Corridor Plan, but also new ideas such as east of South Duff, Northwestern near Wheatsfield, and
properties adjacent to the Mall. The proposed map uses a variety of designations to articulate that
change from existing conditions is anticipated and desirable. Follow up studies will be necessary for
some areas that required more involved coordination, such as East Lincoln Way and the current South
Lincoln Mixed Use District generally described as 2nd Street to 4th Street from Walnut to South Duff.
2. University Influenced Areas and Near Campus Neighborhood Designation/Overlay
Attachment B is a close up view of the areas near campus. Issues depicted on the map include,
defined redevelopment area options, supporting intensification along the Lincoln Way Corridor,
considering West Street/Highland Avenue as an urban “Village” recognizing its higher intensity housing
and commercial mix, additional redevelopment area along Hunt Street, and the current Rental Code
Near Campus Neighborhood Designation (Attachment C).
The primary objective for this area overall is to identify desirable infill/redevelopment areas while trying
to balance the single-family neighborhood conservation interests for areas further away from campus.
Input from the Lincoln Way Corridor Plan, Infill Design Exercise, and existing policies influenced the
proposed mix of designations. There is a greater allowance for intensification in general than the
current LUPP. Some of the important policies for implementation will be lowering parking standards
and including design requirements to recognize the walkability or transit accessibility of the areas
3. Commercial Area Planning
Much of the redirection and redevelopment areas impact existing commercial development. Input
during the process asked for Council to consider future commercial needs related to displacement, not
just new commercial needs with growth. This is a significant issue for the East Lincoln Way area.
Council asked the team to consider redevelopment plans east of Duff Avenue, which would affect a
great number of miscellaneous commercial businesses. If the Resource Recovery Plant remains in its
current location it would be difficult to support conversion to housing or mixed use in the area. If the
area remains only commercial it can meet some of the displacement needs in the center of the City,
versus asking for new development in expansion areas. A related issue is creating a General
Commercial category that is a hybrid of industrial service use with highway oriented commercial
activities. This reflects the mix that current exists on Lincoln Way and is believed to be a need going
forward for smaller business that are not traditional office and retail, but can be compatible with such
uses. Holding these areas to aesthetic and design standards of a commercial quality rather than
industrial would be beneficial.
4. Flood Plain Commercial Development
The proposed land use plan does not alter current commercial development designations in relation to
the flood plain. This means areas along South Duff, SE 16th Street, and Dayton Avenue are planned
for further development consistent with current standards and policies as many of these areas have
already been partially developed. However, one issue that comes into focus when considering
redevelopment, environmental, and transportation goals is the planned extension of Cherry Street to
South 3rd and South 5th. This extension is viewed as future parallel route to South Duff, but could
open up access to additional desirable commercial land near the center of the City. This area is
currently Agriculture or Open Space. Conceivably up to 30 acres of usable land outside of the floodway,
but within the flood plain, could be added to the commercial land use designations. Adding this area
would likely be in response to constructing the Cherry Street extension, rather than a reason to
construct it.
Land Use Categories: Neighborhoods
Category Characteristics Policies
RESIDENTIAL NEIGHBORHOODS 1
(Traditional Areas)
•Typically early 20th Century development
•Largely but not exclusively residential.
•Mixed housing densities and configurations, including SF
detached & attached, individual multifamily buildings.
•Generally small site, fine-scale
•Connected traditional grid, street/sidewalk continuity.
Sometimes with alleys
•Transit access in some dense areas
•Residential neighborhood conservation is primary goal
•Permitted density < 8-10 du/A
•Maintenance of SF character on residential blocks
•Selected infill, including attached units and small townhome
developments
•Small-scale office and commercial uses with limited traffic generation
that preserve residential scale.
•Infrastructure rehabilitation where necessary
•Support for owner-occupied housing stock options
•Maintain transit support in denser areas, plan for alternative modes of
transportation and access
•Use design and character priorities in place of density for planned
developments/small infill options
RESIDENTIAL NEIGHBORHOODS 2
(Established Areas)
•Typically mid to late-20th century through 21st century
development
•Largely but not exclusively single-family, with some
attached and small-scale multi-family
•Relatively large single-use blocks
•Common pattern of automobile-oriented design with
front-loaded garages.
•Variety of lot sizes, many smaller home sizes
•Larger scale grid and curvilinear streets, cul-de-sacs and
loops
•In some cases, internal pathways and cluster
development
•Limited or no transit access
•Maintenance of SF character on residential blocks
•Recognize much of the housing stock as affordable ownership options
•Density typically less than 5 du/A
•Selected infill, including attached units and small townhome
developments adjacent to existing attached units and adjacent to public
uses. Design and character priorities for planned developments/infill
options
•Neighborhood identification and strategic enhancements
•Small-scale office and commercial uses with limited traffic generation as
a special use on thoroughfares/boulevards and mixed use avenues
•Infrastructure rehabilitation where necessary
•Recognize street hierarchy when considering changes in land use and
transportation, including alternative modes
•Support transit service extensions in select areas
Land Use Categories: Neighborhoods
Category Characteristics Policies
RESIDENTIAL NEIGHBORHOODS-3
(Expansion areas, Northridge
Heights, Ringgenberg)
•Contemporary but diverse development options in planned
expansion areas of the City, known as FS zoned areas
•Primarily residential and largely single-family at low and
medium densities
•Conventional suburban lot sizes are common
•Access to green space and internal paths is common
•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
•Limited or no transit access
•Commonly incorporate open space and trails
•Support for wide range of housing types and price points, need to
incorporate attainably priced owner occupied housing
•Planned development concepts based on Core nodes with higher
intensity and corridors through developing areas
•Use design standards to address design flexibility for smaller lots,
multi-family, architectural character, environmental factors, and open
space
•Higher residential densities encouraged on multimodal streets and
potential transit routes, including Core areas with mixed use
•Support for diverse housing types in planned development areas,
including attached SF, accessory units, detached SF
•Minimum gross density of 5 du/A for new development in single-
family areas (target net density minimum of 3.75 du/A)
•Development densities in Core areas may exceed 20 units per acre
to create diverse opportunities and transit serviceable areas.
•Use planned housing mix to achieve diversity, not just density. Allow
for planned Villages with commercial in some areas.
•Low-impact office/commercial development as part of original plats
•Street, sidewalk, and trail connectivity
•Provision for neighborhood parks and trail connections
•Plan to accommodate transit extensions into developing areas by
design and density levels
Land Use Categories: Neighborhoods
Category Characteristics Policies
MULTI-FAMILY NEIGHBORHOODS •Large groupings or concentrations of attached,
townhomes, low-story multifamily
•May include some commercial or community services
•Single-family is atypical and not desired
•Often but not always in unified developments
•Parking and circulation are sometimes internalized
•New developments may include private amenity space
for residents
•Higher residential densities encouraged on multimodal streets
and potential transit routes
•Typical gross density > 16-20 du/A, some areas are medium
density of approximately 10-15 du/A
•Low-impact office/commercial development integrated into
original project design
•High priority for transit accessible development
•Building design and housing types should serve a diverse
market and not be designed as student housing
•Consider reduced parking rates in walkable and transit
accessible areas
•Some older areas may redevelop housing stock from lower
density multifamily to higher density housing. Ensure capacity
exists to serve higher density infill and fits surrounding
character and scale
•Some areas may be designated for redevelopment with a goal
of increasing density compared to current conditions
•Consider measuring intensity by bedroom configurations
compared to dwelling units due to larger apartment sizes
Land Use Categories: Neighborhoods
Category Characteristics Policies
VILLAGE NEIGHBORHOODS
(Principally Expansion area or
potentially a sub area plan)
•Based on master development plan
•Strongly connected mixed uses as a “place” or district
•High 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 planned “village center”
•Common open space and community streets as elements of
urban structure
•Thematic street character
•Flexible infrastructure standards suited to village concept
•Recognition of multiple ways to accomplish village design with an
emphasis on 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
commercial uses more than other options
•Overall minimum gross density > 5 du/A; some Centers may have
much higher density
•Encourage a mix of housing types and urban character rather than
spacing of suburban home lots
•Avoid dictating specific architectural style; however some styles
(e.g. craftsman) have features more consistent with intended
character than others (e.g. colonial)
•Plan for future transit service and alternative modes of
transportation
UNIVERSITY NEIGHBORHOODS
(Potential Overlay)
•Strong of influence of ISU campus
•Largely multi-family, high-density, plus other campus related
residential
•Concentrations of off-campus student housing in SF dwellings
•Land use controversy at interface with surrounding
neighborhoods or single-family enclaves
•Street grid with some interruptions
•High density of CyRide service
•Include some secondary commercial, sometimes at street
level
•Unique housing influences based upon percentage of student
occupied housing and higher rates of transient housing
•Support policies of upkeep and reinvestment to maintain a balance
of housing types within individual neighborhoods.
•Infill and redevelopment is generally not expected in these area in
order to maintain a balance of housing types and manage pressure
for conversion of neighborhoods.
•Other planning goals along Lincoln Way or near centers may
influence redevelopment policies and options seperately
Land Use Categories: Centers
Category Characteristics Policies/Examples
COMMUNITY
COMMERCIAL/RETAIL
Examples: North Grand Mall, 13th and
I-35 commercial, South Duff from 3rd
to 5th
•Major commercial destinations
•Includes both Mall and large-format free-standing
commercial
•Usually auto-oriented with large parking lots, often sized
to peak parking needs
•Typically separated from street by parking
•Arterial or interstate visibility and access
•In built-up areas, proposed retrofits for better alternative
transportation access, new uses
•Re-evaluate parking needs in light of potential alternative
transportation modes and actual parking demands
•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
•Consider incorporating multi-family residential or other
complementary uses and development types on selected sites
and corridors when furthering establishment of a neighborhood
•Provide secondary circulation where possible to separate local
and through traffic streams
•Improve the physical appearance and safety and functionality
of transportation alternatives, including transit
Land Use Categories: Centers
Category Characteristics Policies/Examples
NEIGHBORHOOD
CORE/NEIGHBORHOOD CORE
MIXED USE
Examples: Lincoln Way from Franklin
to Beedle, Somerset town center
•Serves local consumer needs for a district of the city or
group of neighborhoods
•Smaller scale development may include convenience
commercial, personal services, specialty or small-retail,
grocery, small multitenant building, child care, local
services and office uses,
•Many older sites nonconforming to modern design
standards
•New development to enhance pedestrian/bicycle access,
deemphasize parking
•Usually at arterial or arterial/collector intersections
•In planned village developments, locations may be
internal, established as a central element of a
surrounding neighborhood environment
•Includes or adjacent to multifamily for service
convenience.
•Mixed use areas may include a residential component
•Transit access is common
•Encourage walkability and planned relationships and linkages
among separate buildings
•Provide a strong relationship and orientation to surrounding
public streets
•Explore innovative site design, especially when adjacent to
residential areas, including 360 degree design and
pedestrian/bicycle connectivity to surrounding neighborhoods
•Incorporate residential uses at low to medium densities with
household living above commercial into planned developments
or in mixed use core areas
•Develop a high quality, human scale streetscape as part of
development design; incorporate small and effective public
spaces
•Accommodate existing or future transit accommodations
•Support incremental upgrades to nonconforming properties
•Maintain a mix of uses for everyday needs, not a concentration
of employment or specialty medical type uses in core areas.
Land Use Categories: Centers
Category Characteristics Policies/Examples
CORE DISTRICTS
Examples: Downtown Ames,
Campustown
•Principal mixed use central districts and 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, and innovation/maker space
•Include significant public space, capable of
accommodating a range of activities, from individual
passive use to public events
•Pedestrian orientation, with important sidewalk
environments
•Parking provided on-street or in public lots or structures,
rather than by individual businesses
•Major transit centers
•Continued investment and updating of the public environment
as community destinations
•Recognize areas as employment and activity areas, including
support for nightlife
•Improvement of routes and facilities for alternative
transportation, including bicycle infrastructure and parking;
comfortable and direct connections to the city shared use path
system
•Support for continued urban commercial and mixed use
development
•Marketing and management programs for maintenance, event
programming, and district promotion
•Updating of specific district development plans and design
guidelines
•Evaluation of street sections to retain customer convenience
but emphasis use by pedestrians, bicyclists, and users of
micro-mobility modes
•Allow for high intensity infill development options that meet
street level design objectives
•Support Historic District design character for Downtown.
Land Use Categories: Special Development
Category Characteristics Examples
URBAN CORRIDOR
Examples: Lincoln Way, Potentially
South Duff, 13th ,16th
•Major strategic arterial corridors
•May connect regional, community, and neighborhood mixed
use nodes
•Auto-dominated now, require greatly improved connectivity
for other modes
•Potential for denser redevelopment with more efficient site
design, use of unnecessary parking, infilling of left-over
sites
•Potential for increased residential presence,
•Repurpose of aging and out dated buildings
•Different community roles and commercial mixes
•Often are identifiable images of the community, for better or
worse
•May require specific development plans and zoning
overlays to address unique needs, such as the Lincoln Way
Corridor Plan
•May be important transit corridors, but only with adequate
supporting residential density
•Provide greater connectivity and accommodation for active
transportation modes
•Re-evaluate parking needs in light of potential alternative
transportation nodes and actual parking demands
•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 the corridor of Lincoln Way
•Follow principles of Lincoln Way Corridor Plan, not all areas
for high density development, contextual infill desired
•Improve direct pedestrian connections from public sidewalks
to business entrances
•Improve the quality and character of the public street
environment, consider beautification efforts as identity of City
•Organize corridors increasingly as “districts” with common
theming, promotion, and maintenance
•Provide functional small public places at key locations and
nodes
•Improve customer accommodation for transit
Land Use Categories: Special Development
Category Characteristics Examples
REDIRECTION AREAS
Examples: East Lincoln Way, Duff to
Sondrol; 6th and Grand “triangle,”
West Lincoln Way sites
•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
upgraded land use
•Currently low-density/low yield areas
•Develop and implement concept plans to guide future
development and decision-making
•Support private land assembly and redevelopment activity
•Ensure public facilities support desired redevelopment
intensity
•Incorporate important existing community assets in
redirection proposals, including existing strong businesses
and important structures
•When applicable, make surplus public properties available to
redevelopers
•Residential redevelopment should encourage housing
variety, income diversity, and other public policy goals
•Commit to redevelopment plans when considered as part of
cohesive plan for an area
Land Use Categories: Employment
Category Characteristics Policies/Examples
GENERAL COMMERCIAL
(mix of commercial and light
industrial, service uses)
Examples: East Lincoln Way
•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
•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.
•Where possible, manage street access with shared driveways
and parking/service area interconnections
Land Use Categories: Employment
Category Characteristics Policies/Examples
Employment
(Industrial areas of City)
•Mix of traditional manufacturing warehouse activities east
side of the City and office and R&D uses in ISU Research
Park and areas near South Bell.
•Older areas single purpose larger lots, minimal business
park style of development
•High impact and heavy industrial uses
•Very large blocks and street lengths are typical outside of
office areas
•Truck traffic and access to regional facilities is good
•Apply aesthetic enhancements to sites along major corridors
•Use economic development tools and standard to support
resource and environmentally conscious uses, minimize water
and sewer capacity demand
•Screen outdoor storage or minimize exposure from public right-
of-way
•Provide screening and landscaped buffering to address
building scale and typical utilitarian appearance
•Plan for improved pedestrian connectivity and access for
alternative modes of transportation
•Plan for truck traffic on established routes to minimize
disruption to other areas of the City.
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S
T
PHOENIX ST
COTTONWOOD RD
CL
A
R
K
A
V
E
KE
L
L
O
G
G
A
V
E
WOODLAND STWILDER
AVE
ST
A
T
E
A
V
E
BE
A
C
H
A
V
E
W 190TH ST
MAIN ST
HO
O
V
E
R
A
V
E
30TH ST
BEACH
RD
MEADOWLANE
AVE
SH
E
L
D
O
N
A
V
E
RIDGEWOODAVE
53
0
T
H
A
V
E
BI
S
S
E
L
L
R
D
E 20TH ST
JEWEL DR
EIS
E
N
H
O
W
E
R
A
V
E
SO
U
T
H
D
A
K
O
T
A
A
V
E
PAMMEL DR
HARTFORD
DR
HA
Y
W
A
R
D
A
V
E
CAMERON SCHOOL RD
S 4TH ST
NO
R
T
H
D
A
K
O
T
A
A
V
E
16TH ST
S 5TH ST
STORM ST
GE
O
R
G
E
W
C
A
R
V
E
R
A
V
E
20TH ST
E 190TH ST
WE
L
C
H
A
V
E
ROSS RD
MORTENSEN RD
NO
R
T
H
D
A
K
O
T
A
A
V
E
WRIVERSIDE RD
58
0
T
H
A
V
E
ST
A
T
E
A
V
E
GEORGE
W
CARVER
AVE
N
5
0
0
T
H
A
V
E
N
5
0
0
T
H
A
V
E
E RIVERSIDE RD
LINCOLN HIGHWAY
51
0
T
H
A
V
E
220TH ST
TE
L
L
E
R
A
V
E
S
5
3
0
T
H
A
V
E
S
T
E
L
L
E
R
A
V
E
57
0
T
H
A
V
E
210TH ST
E LINCOLN WAY
ZUMWALT STATION RD
270TH ST
NO
R
T
H
W
E
S
T
E
R
N
A
V
E
WEST ST
HA
Y
E
S
A
V
E
DUFFAVE
E LINCOLN WAY E LINCOLN WAY
ST
A
T
E
A
V
E
S
DUFF
AVE
ONTARIO ST 13TH ST
NORTH
DAKOTA
AVE
DA
Y
T
O
N
A
V
E
24TH ST
GR
A
N
D
A
V
E
GRAND
AVE
LINCOLN WAY LINCOLN WAY
SO
U
T
H
D
A
K
O
T
A
A
V
E
ST
A
N
G
E
R
D
6TH ST
S16THST
BLOOMINGTON RD
S
D
A
Y
T
O
N
P
L
STANGERD
S4THST
MORTENSEN RD
GE
O
R
G
E
W
C
A
R
V
E
R
A
V
E
AIRPORT RD
S 3RD ST
HY
L
A
N
D
A
V
E
13TH ST
6TH ST
OAKWOOD RD
E 13TH ST
NUNIVERSITY
BLVD
S
D
A
Y
T
O
N
A
V
E
S
U
S
H
I
G
H
W
A
Y
6
9
UNIVERSITY
BLVD
Airbus,USGS,NGA,NASA,CGIAR,NCEAS,NLS,OS,NMA,Geodatastyrelsen,GSA,GSI and the GIS User Community
Future Land Use
Residential Neighborhood 1 (Traditional)
Residential Neighborhood 2 (Established)
Residential Neighborhood 3 (Expansion)
Village Residential
Multi-Family Neighborhood
Neighborhood Core
Neighborhood Core - Mixed Use
Community Commercial/Retail
General Commercial
Core
Core Redirection
Redirection
Urban Corridor
Employment
Quarry
Park
Open Space
Civic
Civic - University
Airport
Public
Near Campus Overlay
City of Ames Future Land Use [DRAFT 4-17-2020]
0 2,000 4,0001,000 Feet North