HomeMy WebLinkAboutA029 - Resolution accepting "Downtown Ames: A Guiding Vision for the Future" documentITEM #:34
DATE:04-08-25
DEPT:ADMIN
SUBJECT:ACCEPTANCE OF "DOWNTOWN AMES: A GUIDING VISION FOR THE
FUTURE" DOCUMENT
COUNCIL ACTION FORM
BACKGROUND:
In 2023, Ames Main Street began formally pursuing the creation of what is now known as "Downtown
Ames: A Guiding Vision for the Future". Following an evaluation process, Ames Main Street retained
Bolton & Menk to conduct public outreach, examine and analyze the existing conditions of Downtown,
gather and synthesize ideas, and create a series of ideas and focus areas to guide the future of downtown
development. A draft report was presented to the City Council at its February 18, 2025 meeting.
It should be emphasized that the Vision is not expected to be adopted as a formal policy document
or plan. Instead, it offers an idea for the future state of downtown and suggested actions which, if
taken, will support that vision.
The proposed actions are a combination of initiatives involving downtown businesses, property
owners, Downtown Ames business association, the City of Ames, and potentially other interested
parties. It will be up to the current and/or future City Councils to decide whether to adopt any of
the individual implementation steps suggested by the vision.
The process to finalize the Downtown Vision included: 1) nine separate community/focus group
meetings, 2) five steering committee meetings, 3) a community survey advertised via email lists, social
media posts, the CitySide utility newsletter, and on websites, and 4) open house opportunities hosted by
Ames Main Street.
VISION CONTENTS:
The vision document contains four key geographic focus areas:
1. Main Street Activation
2. Schainker Plaza to the Linc Development
3. East Edge and Duff Avenue
4. City Hall and Grand Avenue.
For each of these areas, the consultants have identified four broad ideas to explore (16 total).
Additionally, a total of 63 specific actions are identified among the four areas for further exploration.
The goals of these actions are to: transition Downtown a full mixed-use neighborhood that
includes additional housing opportunities, enhances access to Downtown and the pedestrian
experience within it, enhance the edges of Downtown, and expand the public space to support
increased activity and connections to other areas.
Within these geographic areas, there are evaluations of potential redevelopment sites, the connections
between landmarks and open spaces, and the balancing of transportation networks between vehicles and
pedestrians.
1
The document also contains suggested short-term actions, incremental changes, and other potential
activities that could be led by either the City or Ames Main Street/the Ames Regional Economic
Alliance to support the vision.
There is a suggestion for incremental changes as opportunities arise through infrastructure and
redevelopment projects, and a preliminary budget table describing anticipated costs of these projects.
Staff has attached to this report a list of planned and previously completed projects related to the
Downtown that directly or indirectly relate to the Downtown Vision.
If accepted by the City Council, the next step would be to develop an Implementation Task
Force. The Implementation chapter outlines some short-term next steps within the influence of
Ames Main Street and other initiatives more strongly correlated to the City. (See Attached
Vision, page 48)
This group would begin exploring the short-term actions suggested by the Vision, develop
suggested priorities, schedules, and next steps. The Task Force would then present the suggestions
to the City and Ames Main Street/Alliance Board for their consideration and further action.
In addition to the Task Force, staff will also research grant opportunities related to planning and
feasibility studies that could advance the Vision of Downtown and, at the direction of the City
Manager, apply for such grants, subject to Council approval and acceptance of any grant
award.
ALTERNATIVES:
1. Accept the "Downtown Ames: A Guiding Vision for the Future" document and authorize the
Mayor to convene an Implementation Task Force in connection with Ames Main Street to jointly
review and prioritize the suggested short-term tasks.
2. Accept the "Downtown Ames: A Guiding Vision for the Future" document and ask the City staff
to work with the City Council to evaluate the short-term actions that are the responsibility of the
City for incorporation into the CIP and department workplans, and request that Ames Main Street
separately prioritize and implement its tasks.
3. Refer this document to Ames Main Street or City staff for further information.
4. Take no action.
CITY MANAGER'S RECOMMENDED ACTION:
The vision document presented is the culmination of a collaboration between the City, Ames Main
Street, the consultants, and a variety of downtown stakeholders. It is intended as a guide for what
Downtown has the potential to become, rather than a rigid blueprint dictating what Downtown must be.
It will be up to the stakeholders, including the current and/or future City Councils, to take the
individual action steps that they agree with to bring forth any of the ideas documented in the
Vision.
If accepted, the next step would be to convene an Implementation Task Force or Forces. This
action could be accomplished jointly between the City and Ames Main Street as described in
Alternative #1, or independently as described in Alternative #2.
2
Assuming the City Council wishes to continue a joint effort between the City and Ames Main Street, it
is the recommendation of the City Manager that the City Council adopt Alternative No. 1, as described
above.
ATTACHMENT(S):
Ames DT Vision.pdf
AMS Preface Letter and Public Engagement Efforts Listing FINAL.pdf
City_Infrastructure_Planning.docx
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CREATING THE PREMIER CITY CENTER EXPERIENCE
13 FEBRUARY 2025
DOWNTOWN AMES: A GUIDING VISION FOR THE FUTURE
DRAFT
4
2DOWNTOWN AMES GUIDING VISION INTRODUCTION
It is with great enthusiasm that we present Downtown Ames: A Guiding
Vision for the Future. This document represents a significant milestone
in our collective effort to build upon the foundation of what we have
now and help guide the future of Downtown Ames, ensuring it contin-
ues to thrive as the heart of our community.
THE FUTURE OF DOWNTOWN AMES
For many years, Ames has lacked a clear vision for the future of our
downtown. While a handful of individual attempts have been made, a
collective and unified effort representing downtown stakeholders and
the greater Ames community that warranted public and private invest-
ment and attention never rose to the surface. With the creation of this
guiding document, an aspiring and achievable vision for Downtown has
arrived. This document represents an initial step of a vision for Down-
town with aspirations of extending into the central core area of Ames;
the geographic and cultural heart of the city functioning as a hub for
commerce, community, entertainment, and activity.
This vision, offered herein, has been led by Ames Main Street and
championed by the City of Ames, with full support and input from down-
town and communitywide private businesses both large and small,
non-profit organizations, members of the general public, downtown
property owners, city leaders and staff, county leadership, local and
regional economic development organizations, and state organizations
and institutions including the Iowa Economic Development Authority,
Main Street Iowa and Iowa State University. All stakeholders have unit-
ed around a shared goal: to promote economic development, improve
livability, and enhance the overall appeal of our community.
GUIDING OUR DIRECTION
This document IS NOT a rigid blueprint, master plan, or already decided
path forward. Rather it is a starting point—a guide with ideas and gener-
al concepts to continue the conversation started by this process, sug-
gest ways to enhance downtown, and propose some next step(s). The
vision is anchored by:
• A strong and vibrant downtown,
• Accessible civic services and destinations such as Ames City Hall,
Gymnasium and Auditorium, multiple parks and public transit stops,
• Great placemaking opportunities like Bandshell Park, Schainker Pla-
za and Tom Evans Plaza,
• Active and in proximity civic resources like the Fitch Family Indoor
Aquatic Center and the 60Forward Center,
• Events at the Iowa State Center, and exciting entertainment and
mixed-use venues on the horizon such as The LINC and CyTown,
• Playful connectivity to city parks and “green ways” like Brookside
Park, Stuart Smith Park, and Ioway Creek,
• And vibrant diverse residential opportunities along Lincoln Way and
within Downtown.
This Guiding Vision aligns with, and is complementary to, long range
planning documents developed by city staff and adopted by the Ames
City Council. These include the Ames 2040 Plan, Lincoln Way Corridor
Development Plan, Downtown Façade Improvement Grant Program,
Ames Complete Streets and Walk, Bike, Roll Ames Plans.
LETTER OF INTRODUCTION
This guiding vision would not have been possible without the gener-
osity and dedication of many sponsors, supporters, and stakeholders
who contributed their resources, time, and expertise to see it through
to completion. To each of them, we extend our heartfelt gratitude. Their
commitment to Downtown Ames and its future underscores the strong
sense of community that makes this place so special.
Thank you for being a part of this initial visioning process. As we con-
sider our next steps, may we continue to work together and start bring-
ing this vision into reality to ensure Downtown Ames remains vibrant,
and a welcoming destination for all.
With Appreciation and Optimism,
Sam Stagg, AIA
2023 Board Chair and Project Leader, Ames Main Street
Travis Toliver, IOM
Vice President of Downtown Development,
Ames Regional Economic Alliance
Executive Director, Ames Main Street
John A. Haila
Mayor, City of Ames
TO THE RESIDENTS OF AMES,
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3DOWNTOWN AMES GUIDING VISION SPONSORS
SPECIAL THANKS TO OUR SPONSORS FOR MAKING THIS GUIDING VISION POSSIBLE
“The Downtown Ames Guiding Vision represents a transformative
opportunity for the Ames region, driving economic growth and revi-
talization. By fostering an inviting and vibrant downtown, the vision
will attract new businesses, enhance tourism, and create a dynamic
space where residents and visitors can connect. The increased foot
traffic and investment in local infrastructure will generate significant
economic activity, supporting job creation and strengthening the
overall fabric of our community. This vision underscores Ames as a
destination of choice for businesses, residents, and workforce talent.”
Dan Culhane,
President & CEO, Ames Regional Economic Alliance
“Poised to redefine the city as a premier destination, the Downtown
Ames Guiding Vision elevates its appeal to visitors from across the
state and beyond. By creating a dynamic, walkable downtown with
unique attractions, cultural experiences, and welcoming spaces,
this vision will position Ames as a one-of-a-kind destination. It will
enhance our ability to host events, draw tourists, and support local
businesses, making downtown Ames a must-visit hub that stands out
in Iowa’s tourism landscape.”
Kevin Bourke
President & CEO, Discover Ames
6
4DOWNTOWN AMES GUIDING VISION TABLE OF CONTENTS
1. EXECUTIVE SUMMARY PAGE 5
2. EXISTING CONDITIONS AND ANALYSIS PAGE 10
3. BIG IDEAS AND FRAMEWORKS PAGE 21
4. FOCUS AREAS PAGE 28
5. SEQUENCING AND IMPLEMENTATION PAGE 45
IN ADDITION TO THE SPONSORS LISTED ON THE PREVIOUS PAGE,
THIS EFFORT IS NOT POSSIBLE WITHOUT THE CONTRIBUTIONS OF
THE FOLLOWING INDIVIDUALS:
TABLE OF CONTENTS ACKNOWLEDGMENTS
CORE COMMITTEE:
Nicole Rasmussen Senior Vice President of Retail Banking, First National Bank
Sam Stagg Principal, 10Fold Architecture + Engineering
Travis Toliver Vice President of Downtown Development, Ames Regional Economic Alliance, Executive Director, Ames Main Street
STEERING COMMITTEE:
Scott Bauer President & CEO, First National Bank
Mindy Bergstrom Owner, Shops at Clark & Main and Cooks Emporium
Patrick Bergstrom Owner, The Recipe
Kevin Bourke President & CEO, Discover Ames
Dr. Susan Bradbury Professor of Community and Regional Planning, Iowa State University
Dan Culhane President & CEO, Ames Regional Economic Alliance
Carla Danielson Vice President of Finance, Greater Iowa Credit Union
Kelly Diekmann Planning & Housing Director, City of Ames
Brian Dieter President & CEO, Mary Greeley Medical Center
Stacy Dreyer Associate Director of Corporate Engagement, Iowa State University Research Park
Eliz Erbes Architect & Partner, Avec Design + Build (retired)
Kurt Friedrich Broker-Owner, Friedrich Iowa Realty
Steve Goodhue President & Owner, Assured Partners/Knapp Tedesco Insurance Agency
Scott Grimes Superintendent, Ames Community School District
Ellyn Grimm Co-Owner, Dog-Eared Books
John Haila Mayor, City of Ames
Jason Jennings Realtor, Friedrich Iowa Realty
Heather Johnson Executive Director, Octagon Center for the Arts
Joni Kellen Wealth Advisor, Northwest Bank
Dustin Lucht Grocery Manager, Fareway Stores - Downtown Ames
Salman Maqsood President, Saltech Systems
Abigail Miller Manager of Corporate & Business Services, OEI
Melissa Muschick Director of Partner & Community Engagement, Discover Ames
Chris Nelson President, Nelson Electric
Daniel J. Oh President & CEO, AgCertain
Brian Phillips Assistant City Manager, City of Ames
Steve Schainker City Manager, City of Ames
Jan Williams Vice President of Investor Relations, Ames Regional Economic Alliance
Chuck Winkleblack Broker, Hunziker Companies
Jan Williams Ames Regional Economic Alliance
Chuck Winkleblack Hunziker & Associates
CONSULTANT TEAM:
Allen Davis Bolton & Menk
Andrew Dresdner Bolton & Menk
Jim Harbaugh Bolton & Menk
Britton Jones Bolton & Menk
Josh Shields Bolton & Menk
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5DOWNTOWN AMES GUIDING VISION PREFACE
“To create a vibrant, welcoming, and thriving center of Ames
blending our historic downtown ambiance with modern
amenities, fostering economic vitality, and enhancing the quality
of life for residents and visitors alike. Through community
collaboration, thoughtful innovative design, and strategic
investments, we aim to establish a walkable, accessible, and
diverse city-center that celebrates our unique identity, supports
local businesses, affords various residential opportunities and
offers engaging cultural, recreational, and social experiences for
all ages and generations to come.”
PREFACE
Why is Ames Main Street undertaking a Vision for Downtown
with support of the City of Ames?
»To create a long term, holistic, and cohesive vision that city
and downtown leadership can use towards current and future
planning and investment in the Downtown area. Supporting
common goals allows different entities to strategize on
successive steps to complete the vision’s objectives.
»To provide “certainty” in phased investments and projects
undertaken by all parties and avoid “undoing previous projects
or investments” due to changes in direction or vision.
»To be a place to LIVE. With the advent and growth of remote
employment, and the nation’s workforce being able to choose
anywhere to live, it is critical to be forward thinking and grow
the housing market offered in Downtown Ames to support the
infrastructure of businesses and retailers already established,
and soon to be located here.
»To be a place to WORK. To fulfill frequent requests from
businesses in Ames, and businesses looking to locate to Ames,
wanting more commercial development opportunities, retail
opportunities, cultural attractions, and entertainment activities
that are critical to retaining and attracting workforce.
»To be a center of CULTURE. Ames enjoys being home to
over 100 nationalities and there are endless opportunities to
create new and innovative events, festivals, and activities that
celebrate resident diversity and help them feel more “at home”
in Downtown Ames and throughout the community.
PURPOSE COOPERATION FOR THIS MOMENT
Providing a vibrant and welcoming city center is one of the
keys to having a healthy community. Since its inception in
1864, Downtown Ames is fortunate to have had businesses
and retailers who had invested and continue to reinvest into
the heart of the Ames community. Success begets success and
today our downtown still enjoys strong growth and a sense of
commitment from its current businesses and property owners.
It is vital that we continue to work together and support their
ongoing efforts to strengthen and enhance an already attractive
business and retail district.
With the pending Lincoln Way development, completion of
Schainker Plaza, and the nearby Fitch Family Indoor Aquatic
Center, Downtown Ames is poised to become a more significant
destination and community hub than ever in its 160-year
history. Therefore, it is critical to have a vision in place to grow
strategically and capitalize on the momentum these exciting
projects bring to the Ames community!
DOWNTOWN AMES MASTER PLAN VISION:
8
6DOWNTOWN AMES GUIDING VISION
CHAPTER
EXECUTIVE SUMMARY
EXECUTIVE SUMMARY
1
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7DOWNTOWN AMES GUIDING VISION EXECUTIVE SUMMARY
FOUR BIG IDEAS
THE VISION:
“To create a vibrant, welcoming, and thriving center of Ames blend-
ing our historic downtown ambiance with modern amenities, fostering
economic vitality, and enhancing the quality of life for residents and
visitors alike.
Through community collaboration, thoughtful innovative design, and
strategic investments, we aim to establish a walkable, accessible, and
diverse city-center that celebrates our unique identity, supports local
businesses, affords various residential opportunities and offers engag-
ing cultural, recreational, and social experiences for all ages and gen-
erations to come.”
1
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3
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9 5
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1 MAIN STREET 6 CITY HALL
2 THE LINC (PROPOSED)7 BANDSHELL PARK
3 SCHAINKER PLAZA 8 TOM EVANS PLAZA
4 POWER PLANT 9 FAREWAY AND WHEATSFIELD GROCERY STORE
5 FORMER DEPOT 10 PUBLIC LIBRARY
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A ROBUST AND COMPLETE DOWNTOWN
NEIGHBORHOOD
Encourage efficient infill and mixed-use development
to create a vibrant downtown for living, entertainment,
unique retail, and civic activities.
STREETS AS SPACES
Redesign existing public spaces to provide a wider
variety of spaces for people to enjoy.
CONNECTIONS TO IOWA STATE
UNIVERSITY
Strengthen the relationship with Iowa State University
through partnerships, development, transportation,
and programming.
AN ENTREPRENEURIAL DOWNTOWN
Nurture local pride, economy and identity by creating a
fertile environment for local businesses, restaurants,
artists and venues to succeed.
Though geographically small, Downtown Ames plays an outsized role in the quality of life, economy,
identity and social fabric of Ames. The entire Ames community and Iowa State University stand to gain
from the growth and development of Downtown Ames into the community’s primary hub of activity.
New housing opportunities, hotels, venues, businesses, and public spaces will enable Downtown to
fulfill its mission as the heart of the community - ensuring the City moves towards its aspirations of
being the best mid-sized city in Iowa and the Midwest.
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8DOWNTOWN AMES GUIDING VISION EXECUTIVE SUMMARY
D B C
A
C. EAST EDGE AND DUFF AVE
C1: HIGHLIGHTING THE POWER PLANT
C2: IMPROVED MAIN STREET GATEWAY
C3: IMPROVED CONNECTIONS TO BANDSHELL PARK
C4: REDEVELOPMENTS ALONG DUFF AVENUE
FOUR INITIATIVES
DOUGLAS AVE CIVIC FESTIVAL STREET
BACKSIDE OF MAIN STREET ACTIVATION
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D. CITY HALL / GRAND AVE
D1: GATEWAY DEVELOPMENT ON CITY LAND
D2: MID-BLOCK CONNECTION FROM DEPOT TO CITY HALL
D3: WESTERN EXTENSION OF MAIN STREET BUILDINGS
D4: REDEVELOPMENT AROUND THE DEPOT
1
Transitions Downtown Ames into a full
mixed-use neighborhood while also
growing it into a regional destination for
entertainment, food, and gathering.
4
Expands the role of public space to be:
- More welcoming to people
- To facilitate more events and programming
- To support business activity
- To connect across the tracks and beyond
2 Provides a wider variety of ways to get to
Downtown and experiences to have while
Downtown.
3 Enhances the edges of Downtown and fills in
the voids surrounding the Downtown core.
The Vision for Downtown Ames:
B. SCHAINKER TO FUTURE LINCOLN WAY DEVELOPMENT
B1: IMPROVEMENTS TO TOM EVANS PLAZA
B2: MULTI-MODAL PARKING RAMP AND WELCOME CENTER
B3: BURNETT AVENUE IMPROVEMENTS
B4: REDEVELOPMENT OF THE BANK BLOCK
A. MAIN STREET ACTIVATION
A1: REDESIGN OF MAIN STREET
A2: DOUGLAS “CIVIC FESTIVAL” STREET
A3: ACTIVATION OF THE BACKSIDE OF MAIN STREET
A4: GUIDELINES FOR INFILL DEVELOPMENT
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9DOWNTOWN AMES GUIDING VISION EXECUTIVE SUMMARY
Main Street is the most
important street in Downtown.
Its redevelopment has led to
Downtown’s resurgence in recent
years by providing retail and dining
experiences that cannot be found
anywhere else in Ames.
This Vision suggests boosting the
activity on Main Street by increasing
sidewalk width, encouraging more
outdoor dining, and extending the
vibrancy of Main Street west to Grand
Avenue.
JJ RENDERINGS
MID
AFTERNOON IN
THE SPRING
Tom Evans Plaza and Burnett Avenue
can emerge as a key public space in
Downtown Ames. Tom Evans Plaza
will become both Center Stage and
the Front Porch while the west side
of Burnett Avenue can extend north
as a linear park - connecting
Schainker Plaza to areas north of
Downtown
New and improved public spaces in
Downtown will bring people together
while delivering a broader range of
experiences for residents, employees, and
visitors alike.
Examples of Enhanced Public Spaces
in the Vision
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10DOWNTOWN AMES GUIDING VISION EXECUTIVE SUMMARY
IMPLEMENTATION FRAMEWORKS
MAIN POINTS
»Redevelopment occurs primarily on existing parking lots
and underutilized parcels.
»Redevelopment occurs on a variety of scales - between 3 to
7 stories.
»Frontage types reinforce important pedestrian corridors.
MAIN POINTS
»A hierarchy of streets guides how they are re-designed and
re-programmed over time.
»6th Street becomes an important East/West bike
connection; while Grand Avenue and Duff Avenue support
North/South bike connections.
»A strategically located multi-modal parking ramp behind
Main Street supports development while also serving as a
mobility hub, and welcome center to Downtown.
MAIN POINTS
»Main Street, Burnett Avenue. and parts of Douglas Avenue.
are improved as public spaces and designed for flexibility:
they are open for vehicles and parking, however also
designed to be closed for events and gathering.
»Improved connections across Duff Avenue allow Bandshell
Park to link with and become a part of Downtown.
DEVELOPMENT OPEN SPACE STREETS
Bandshell
Park
Tom
Evans
Plaza
Cynthia
Duff
Plaza
Douglas
Ave
Festival
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Main Street
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DEVELOPMENT FRAMEWORK
POTENTIAL REDEVELOPMENT SITES
RETAIL ON GROUND FLOOR
ADAPTIVE REUSE
POTENTIAL PARKING RAMP
OPEN SPACE FRAMEWORK
LANDMARKS
PUBLIC SPACES
TRANSPORTATION FRAMEWORK
STREETS WEIGHTED TOWARDS MOVEMENT OF VEHICLES
STREETS BALANCED BETWEEN VEHICLES AND PEDESTRIANS
STREETS WEIGHTED TOWARDS PEDESTRIANS
BIKE LANES / TRAILS / PATHS
KEY INTERSECTION IMPROVEMENTS
POTENTIAL PARKING RAMP LOCATIONS
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11DOWNTOWN AMES GUIDING VISION
CHAPTER
EXISTING CONDITIONS AND ANALYSIS
EXISTING CONDITIONS AND ANALYSIS
2
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12DOWNTOWN AMES GUIDING VISION
SITE LOCATION
IOWA STATE UNIVERSITY
CAMPUS TOWN
CY TOWN
DOWNTOWN
DOWNTOWN
Hwy 30
I-
3
5
LINCOLN WAY CORRIDOR
AQUATIC CENTER THE LINC (PROPOSED)
THE DINKY
1 MILE
IOWA STATE UNIVERSITY
EXISTING CONDITIONS AND ANALYSIS
DOWNTOWN AMES IN THE REGION
KEY TAKEAWAYS
»Ames’ total census population
is 66,427 (2020 census). The
Downtown and University are only
a mile apart, yet there is very little
relationship between the two.
»Downtown has a solid core and
strong relationship to the older
neighborhoods to the north, but
Downtown’s east and south edges
have seen little reinvestment over
the years.
»Recent planning and development
plans are beginning to take shape -
signaling a new era for Downtown
development.
15
13DOWNTOWN AMES GUIDING VISION
PLANNING CONTEXT
EXISTING CONDITIONS AND ANALYSIS
ACTIVE PROJECTS POLICY GUIDANCE
Historic District
Downtown Boundary per Comprehensive Plan
WALKER PARKING STUDY
SCHAINKER PLAZA
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THE LINC (PROPOSED)LINCOLN WAY CORRIDOR PLAN
HISTORIC DISTRICT AND CONTRIBUTING STRUCTURES
PEDESTRIAN AND BICYCLE PLANAMES 2040 COMPREHENSIVE PLAN
KEY TAKEAWAYS
»The City has adopted several plans and policies that
guide growth in the Downtown
»The Ames 2040 Comprehensive Plan expanded
the definition of Downtown.
»The Lincoln Way Corridor Plan promotes
investment to improve the southern entrances to
Downtown while also serving as a major growth
area between Grand and Duff Avenues.
»The Historic District encourages preservation
of irreplaceable assets and the identity of Main
Street.
»The Pedestrian and Bike Plan promotes multi-
modal access to Downtown.
»Several projects are currently underway in and around
Downtown that will help shape the future of the area.
AQUATIC CENTER
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14DOWNTOWN AMES GUIDING VISION
SITE ANALYSIS
APPROACH DEVELOPMENT AND BUILT FORM
NC : Neighborhood Commercial
RM: Residential Medium Density
DGC: Downtown
Gateway Commercial
Highway
Oriented
Commercial
ZONING
PRIMARY BUILDING USE
TAX CAPACITY PER ACRE
Development
and Built Form
SYSTEMS
INITIATIVE
AREAS
Parks and Open
Space
Transportation and
Connectivity
RETAIL/DINING
SERVICE/OFFICE
CIVIC/INSTITUTIONAL/WORSHIP
RESIDENTIAL
TAX EXEMPT / PUBLIC OR NON PROFIT
VERY LOW
LOW
MEDIUM
HIGH
VERY HIGH
EXISTING CONDITIONS AND ANALYSIS
• The Downtown is comprised of several interrelated systems: Development, Open Space and Transportation. In a well-functioning Downtown the strength of each system (shown above) is amplified if they are coordinated with each other. • This Vision examines each of the systems independently, offering recommendations for how they can be improved and more closely related. • Then the Vision identifies several initiative areas, or Focus Areas where transformative impacts could occur.
KEY TAKEAWAYS
»Downtown has a notable and
well loved mix of retailers and
restaurants that do well despite
the lack of hospitality and limited
number of residential units in the
Downtown.
»Most of Downtown is zoned DSC,
which encourages mixed use
development up to 7 stories -
currently the tallest building in
downtown is only 5 stories.
»Downtown has several valuable
community attractions and
destinations, (such as the library
and museum), that draw people from
across the City.
DSC: Downtown Service Center
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t
r
i
c
t
Summary
Downtown Net Acres 53 acres
Public or Non Profit 17 acres
Private Paying Property 36 acres
Private Property Within
Historic District
17 acres
Private Property Outside
Historic District
19 acres
Main Street
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DO
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5TH ST
6TH ST
DU
F
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A
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Main Street
Bu
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v
e
GR
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N
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GR
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D
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CL
A
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5TH ST
6TH ST
DU
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A
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17
15DOWNTOWN AMES GUIDING VISION
T
TRANSPORTATION AND CONNECTIVITY
CY RIDE ROUTES
BIKE AND PEDESTRIAN SYSTEM PARKING OCCUPANCY AT PEAK TIME (1PM WEEKDAY)ARRIVAL TO DOWNTOWN (TYPICAL DAY)
Bike crossing
enhancement
Ped crossing
enhancement
Fu
t
u
r
e
S
t
u
d
y
N
e
e
d
e
d
Bike Lanes
Bi
k
e
B
o
u
l
e
v
a
r
d
Sh
a
r
e
d
u
s
e
P
a
t
h
Existing and Planned Shared Use Path
Existing and Planned On Street Bike ways
SITE ANALYSIS
EXISTING CONDITIONS AND ANALYSIS
ORIGIN OF AVERAGE WEEKDAY VISITORS TO
DOWNTOWN AMES
ORIGIN # OF TRIPS TO
DOWNTOWN AMES
% OF TRIPS TO
DOWNTOWN AMES
AMES 4950 75%
OUTSIDE AMES 1639 25%
TOTAL 6589 100%
High (83% to fully occupied)
Medium High (67%-82% occupied)
Medium Low (51% to 60% occupied)
Low (less than 50% occupied)
KEY TAKEAWAYS
»Transit lines converge at City Hall where driver layover facilities exist,
however passenger waiting areas and amenitites are minimal.
»The planned bike network will connect Downtown to adjacent areas,
however future study is needed on several key connections, per the Walk
Bike Roll Plan.
»Current parking demand is well served by current supply, however future
development will likely stress this existing supply.
»One quarter (25%) of visitors to Downtown Ames come from outside Ames.
(source Streetlight and City Planning)
»In general, the majority of people arrive on Grand (via north and south) and
Duff (from the south)
Main Street
Bu
r
n
e
t
t
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v
e
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KE
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O
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G
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DO
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G
L
A
S
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E
5TH ST
6TH ST
DU
F
F
A
V
E
13
5
0
10
0
9
90
81
2
74 13
2
40
5
82
2
15
4
4
294
319
source: Walker Parking Study
source: Walk Bike Roll Ames
Note: aggregated data from June 2022 to may 2023
source: Streetlight and City Planning
18
16DOWNTOWN AMES GUIDING VISION
SITE ANALYSIS
PARKS AND OPEN SPACES
PARKS AND OPEN SPACES
Band shell ParkSchainker
Plaza
Tom
Evans
Plaza
Cynthis
Duff Park
EXISTING CONDITIONS AND ANALYSIS
KEY TAKEAWAYS
»Shainker Plaza will be an important
addition to the Downtown park
system.
»Bandshell Park is well used by the
neighborhoods, but not as a primary
Downtown resource.
»Tom Evans Plaza has the potential
to serve as a focal point in the
Downtown while also being an
important connection between public
parking and Main Street.
Main Street
Bu
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CL
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G
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DO
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L
A
S
A
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5TH ST
6TH ST
DU
F
F
A
V
E
MAIN STREET TODAY
8’
15’
12’ 52’
75%
12%
12%
60’ ROW
Pkg Pkg
80’ ’ ROW
Pkg Pkg
MAIN STREET
KEY TAKEAWAYS
»The design of Main Street encourages vehicular use and
discourages outdoor business use. Diagonal parking
creates an uncomfortable experience for pedestrians.
»The sidewalk width (12’) is too narrow to allow outdoor
dining or display of goods.
»The Railroad motif is not well understood.
»Tom Evans Plaza and Cynthia Duff Plaza do not function
well as inviting entrances to Main Street.
MAIN STREET DIMENSIONS AND USEMain Street’s sidewalks, are used predominately for walking. At 12’ wide they do not have generous space for outdoor dining.
PRECEDENT EXAMPLE OF FUTURE USE OF PUBLIC SPACEWider sidewalks and more generous furnishing zones set away from the storefronts, de-clutter the sidewalk, allow better visibility and access to stores and allow restaurants to create generous dining patios.
19
17DOWNTOWN AMES GUIDING VISION
PHOTO SURVEY
PUBLIC SPACES CELEBRATION & ACTIVITY BUILDING VARIETY COMMUNITY ANCHORS & LANDMARKS PLACE MAKING
EXISTING CONDITIONS AND ANALYSIS
»Downtown Ames has a wide range of buildings, spaces, and activities - added
together they establish a strong and lasting identity for the Downtown. And
importantly they create a sense of place and a that allows the Downtown to
differentiate itself from other parts of Ames
20
18DOWNTOWN AMES GUIDING VISION
A DAY IN THE LIFE OF DOWNTOWN
EXISTING CONDITIONS AND ANALYSIS
MANY SPACES, MANY EXPERIENCES, MANY PEOPLE Great downtowns are many things for many people. They provide a range of activities and a variety of spaces for a broad cross section of the population. On any given day, Downtown should be alive with activities from early morning into the evening. Downtown is a stage for the daily activities of life to unfold: coffee shops are buzzing, people are working, families are visiting the library and park, lunch spots are serving and delivering, residents are strolling, shopkeepers are engaging, friends are meeting, bands are playing, and visitors are exploring. A well formed public realm and a mix of uses will enable the paths of people (both strangers and friends) to cross in unplanned ways. In doing so, social and civic bonds are subtly formed, trust is built and the social contract remains intact. On weekends and evenings, new waves of people come into the Downtown - for planned events, concerts, weddings, and special dinners; but also to simply “hang out” and meet with friends. Downtown offers that range of experiences for all in Ames to enjoy.
1 GRAB GROCERIES AT FAREWAY
2 PICK UP PERMIT AT CITY HALL
3 GET GIFT AT COOKS EMPORIUM
4 PICK UP CHILD AT DAY CARE
5 PICNIC AT BANDSHELL PARK
6 HEAD HOME
1 DROP OFF BOOK AT LIBRARY
2 LUNCH AT CAFE DIEM
3 GOES TO WORK AT POWER PLANT
4 MEET FRIEND AT TORRENT BREWING
5 BIKE HOME TO OLD TOWN
1
2
3
4
56
1
2
3
4
5
1 2
3 4
1
VISIT LONDON UNDERGROUND
2
VOLUNTEER AT YSS HEADQUARTERS3
MEET FRIENDS AT CORNBRED
4
BREAKFAST AT UNCLES HOUSE
21
19DOWNTOWN AMES GUIDING VISION EXISTING CONDITIONS AND ANALYSIS
1%
2%
50201
54%
50010
32%
50014
50011
5001350012
11%
Others
DOWNTOWN
ISU
Not a college or
univeristy
College or
university
Weekly Monthly Daily Annually Never been to
Do not work in Work in
»Most are over 40
years old
AGE OF RESPONDENT
LOCATION OF RESPONDENTSGENERAL QUESTIONS
COLLEGE STUDENTS
»Most are
currently not
a college/
university
student
DOWNTOWN VISITS
»Most visit
Downtown
Ames weekly
WHERE RESPONDENTS WORK
»Most do
not work
Downtown
COMMUNITY INPUT
Chart Title
No Yes
Chart Title
No YesChart Title
no yes
No
(26%)
Yes
(74%)
COLLEGE OR UNIVERSITY STUDENTS
(96 RESPONSES)
No
(60%)
Yes
(40%)
NON COLLEGE OR UNIVERSITY
STUDENTS
(867 RESPONSES)
WOULD YOU LIVE IN DOWNTOWN AMES IF HOUSING WERE AFFORDABLE?
No
(57%)
Yes
(43%)
ALL RESPONDENTS
TOTAL 963 RESPONSES
Over 5541-5526-4017-25
Chart Title
over 5541-5525-4017-25
22
20DOWNTOWN AMES GUIDING VISION EXISTING CONDITIONS AND ANALYSIS
WHAT DO YOU PERCEIVE TO BE THE BEST ASSETS OF DOWNTOWN AMES?
WHAT FEATURES WOULD ENTICE YOU TO VISIT DOWNTOWN AMES MORE OFTEN?
PERCEIVED ASSETS & DESIRED FEATURES SELECT QUOTES FROM THE SURVEY
Create more public
spaces, host more
events, and make
the area fami-
ly-friendly
Need for im-
proved walkabil-
ity and enhanced
parking options
Continued
incentives
for facade
improvements
and mainte-
nance
Interested in
living downtown
but concerned
about overall
attractiveness
Better public
transportation
options to make
downtown more
accessible
More nightlife....
stuff to do after
dinner at a great
restaurant.
How about some
more places to
live close to Main
Street.
Activate parking
lots and offer tax
abatements for
redevelopment
projects
Better
safety and
cleanliness
measures
Enhance the expe-
rience with better
lighting, bike
racks, and public
art
More unique
shops, dining
options, and
entertainment
venues
Preserve the his-
toric architecture
and character of
Downtown Ames
COMMUNITY INPUT
23
21DOWNTOWN AMES GUIDING VISION EXISTING CONDITIONS AND ANALYSIS
Adaptive Reuse
Improve Connections
to Residential Areas
Improve Connections
to Residential Areas
Creative Facade
Enhancement
Event Space
Event Space
Adaptive ReuseFuture Connection
Improve Public Space
Improve Public Space
Gateway Redevelop-
Gateway Redevelop-
Future Redevelopment
Future Redevelopment
The Linc
P
P
P
PP
P
LINCOLN WAY
MAIN ST.
MAIN ST.
GRAN
D
AVE.
CL
A
R
K
AVE.
DOU
G
L
A
S
AVE.
BU
R
N
ETT AVE.
5TH ST.6TH ST.
DUF
F
AVE.
POTENTIAL REDEVELOPMENT AREAS
POTENTIAL ADAPTIVE REUSE
PUBLIC REALM IMPROVEMENT AREA
PARKS & OPEN SPACES
LINCOLN WAY
MAIN ST.
MAIN ST.
GR
A
N
D
A
V
E
.
KEL
L
O
G
G
A
V
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.
DOU
G
L
A
S
A
V
E
.
BU
R
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E
T
T
A
V
E
.
5TH ST.
6TH ST.
DUF
F
A
V
E
.
1/4
M
I
L
E
Single-family
Residential Area
Single-family
Residential Area
Single-family
Residential Area
Potential Upper
Floor Residential
Potential Upper
Floor Residential
301 Main
56 Units
Small Mulitfamily Buildings
Small Mulitfamily Buildings
Small Mulitfamily Buildings
Ames Motor Lodge 1,000 Feet
P
P
P
PP
P
Days Inn 400 Fe
e
t
HOTEL
POTENTIAL REDEVELOPMENT AREAS
MULTIFAMILY HOUSING
PREDOMINANTLY SINGLE FAMILY
RESIDENTIAL NEIGHBORHOODS
POTENTIAL FOR RESIDENTIAL
ON UPPER FLOORS
PARKS & OPEN SPACES
EXISTING OPPORTUNITIES FUTURE OPPORTUNITIES
A WALKABLE PLACE MISSING RESIDENTIAL AND HOTELS POTENTIAL REDEVELOPMENT, ADAPTIVE REUSE, AND SPECIAL FEATURES
This diagram combines potential development sites with key public realm improvement and adaptive reuse opportunities. Examining these together can lead to a mutually-reinforcing infill development framework. The LINC is a proposed large scale redevelopment south of the railroad tracks, where a mid-block north-south pedestrian bridge associated with the LINC is planned to connect back to Main Street. As the area south of the tracks
develops, it should complement and support the core of Downtown. The east end of Main Street (except for the very edge along Duff Avenue) is considered to be stable urban fabric, but west of Burnett Avenue there are numerous sites ripe for infill development that can extend the vitality of Main Street.Most potential redevelopment sites are drive-through. While drive-throughs are great for automobile-based service, these are not compatible with a walkable
downtown Main Street because they adversely affect pedestrian use due to frequent curb cuts and high volumes of traffic.Potential adaptive reuse sites to be explored include: the Depot (a use that should be continued), the theater (restored to its original condition), and the small collection of warehouses southeast of Duff and Main (create an arts-based warehouse district).
Downtown Ames needs, and can support, a great deal of new residents and visitors. New residential development would complement existing, successful downtown commercial activity, put more “eyes on the street” to enhance safety, and make Downtown a more complete neighborhood. Downtown is surrounded by beautiful tree-lined residential neighborhoods, but these are located about 1/4 mile from its center (Main and Kellogg).
301 Main offers newly remodeled one-bedroom, one-bathroom unit apartments in the center of Main Street. The currently planned LINC will provide over 100 units of residential, 40,000 sf of ground floor commercial, and a hotel. There are currently no hotels in Downtown Ames. The nearest overnight accommodations are two motels south of Lincoln Way. Most hotels in Ames are located in highway commercial areas, such as those along US Highway 30.
While potential new development sites identified as part of this plan should be prioritized for mixed-use development with residential uses above, existing multi-story buildings should be explored for their capacity to provide residential units above their commercial ground floors.
proposed future developmentproposed future developmentproposed future development
Event Space
LINCOLN WAY REDEVELOPMENT AREA
EVENT SPACE
24
22 IDEAS / FRAMEWORKS
CHAPTER
DOWNTOWN AMES GUIDING VISION
3
THE GUIDING VISION: BIG IDEAS AND FRAMEWORKS
25
23 IDEAS / FRAMEWORKSDOWNTOWN AMES GUIDING VISION
321
INITIATIVE FOCUS AREAS
A: MAIN STREET REDESIGN & ACTIVATION
• A1: REDESIGN OF MAIN STREET
• A2: DOUGLAS “CIVIC FESTIVAL” STREET
• A3: ACTIVATION OF THE BACKSIDE OF MAIN STREET
• A4: GUIDELINES FOR INFILL DEVELOPMENT
B. SCHAINKER TO FUTURE LINCOLN WAY
DEVELOPMENT
• B1: IMPROVEMENTS TO TOM EVANS PLAZA
• B2: MULTI-MODAL PARKING RAMP AND
• WELCOME CENTER
• B3: BURNETT AVENUE IMPROVEMENTS
• B4: REDEVELOPMENT OF THE BANK BLOCK
C. EAST EDGE AND DUFF AVE
• C1: HIGHLIGHTING THE POWER PLANT
• C2: IMPROVED MAIN STREET GATEWAY
• C3: IMPROVED CONNECTIONS TO BANDSHELL PARK
• C4: REDEVELOPMENTS ALONG DUFF AVENUE
D. EAST EDGE AND DUFF AVE
• D1: GATEWAY DEVELOPMENT ON CITY PROPERTY
• D2: MID-BLOCK CONNECTION (DEPOT TO CITY HALL)
D3: WESTERN EXTENSION OF MAIN STREET BUILDINGS
• D4: REDEVELOPMENT AROUND THE DEPOT
FOUR BIG IDEAS
A ROBUST AND COMPLETE DOWNTOWN
NEIGHBORHOOD
• MORE RESIDENTS AND OVERNIGHT VISITORS
• AN 18 HOUR DOWNTOWN
STREETS AS SPACES
• REBALANCE , REPROGRAM AND RECLAIM STREETS
• IMPROVE EDGES AND ENTRANCES TO DOWNTOWN
CONNECTIONS TO IOWA STATE UNIVERSITY
• IMPROVE ENGAGMENT WITH THE UNIVERSITY BY
OFFERING MORE OFF-CAMPUS EXPERIENCES FOR THE
ISU COMMUNITY.
• PROMOTE THE DOWNTOWN AS A CLASSROOM AND
LABORATORY FOR THE UNIVERSITY
AN ENTREPRENEURIAL DOWNTOWN
• CREATE OPPORTUNITIES FOR ASPIRING ENTREPRENEURS
• FOSTER ARTS, ENTERTAINMENT AND INNOVATION
FRAMEWORKS
DEVELOPMENT
• IDENTIFIES REDEVELOPMENT SITES
• IDENTIFIES PREFERRED ACTIVE BUILDING FRONTAGES
TRANSPORTATION
• IDENTIFIES STREET HIERARCHY
• IDENTIFIES PRIMARY ACCESS AND PARKING AREAS
OPEN SPACE
• IDENTIFIES NEW PUBLIC SPACES
• IDENTIFIES KEY IMPROVEMENTS
FINE GRAINEDPLACE SPECIFICBROAD IDEASAREA-WIDE
SYSTEMSCONCEPTS PLACES
26
24 IDEAS / FRAMEWORKSDOWNTOWN AMES GUIDING VISION
A ROBUST AND COMPLETE
DOWNTOWN NEIGHBORHOOD
STREETS AS
SPACES
Redesign existing public space assets to
provide a wider variety of spaces for people to
enjoy.
GOALS:
REBALANCE , REPROGRAM AND RECLAIM STREETSDowntown has 3.5 acres of park space and approximately 19 acres of roadway. Over time, select Downtown streets can become more pedestrian friendly; they can be designed to become places to linger and gather, rather than just places to move through.
IMPROVE THE PERIMETER AND AND ENTRANCESThe arrival experience into Downtown Ames can be uncomfortable and confusing to first-time or infrequent visitors - especially if arriving from the south. Investments in wayfinding, public spaces, and parking can help create a more user-friendly and welcoming environment.
Encourage efficient infill and mixed use
development to create a vibrant downtown for
living, entertainment, unique retail and civic
activities
GOALS:
MORE RESIDENTS AND OVERNIGHT VISITORS Adding a substantial amount of residents to the Downtown is essential to creating a vibrant environment. Residents provide an “around the clock” presence and support local businesses. New housing downtown would also provide a new set of housing choices for people living in, and aspiring to live in Ames.
AN 18 HOUR DOWNTOWNVibrant downtowns buzz with activity throughout the day and into the evening. When the work day is over, restaurants, bars, breweries, music venues, and theaters come alive. This activity creates a unique identity for the Downtown and additional business for retailers.
CONNECTIONS TO
IOWA STATE UNIVERSITY
AN ENTREPRENEURIAL
DOWNTOWN
Strengthen relationship with
Iowa State University through partnerships,
development, transportation, and
programming
GOALS:
IMPROVE ENGAGEMENT WITH IOWA STATE UNIVERSITY BY OFFERING MORE OFF CAMPUS EXPERIENCES FOR THE ISU COMMUNITY. Downtown should be an asset to the University community - serving as a place to live, enjoy, and visit on a regular basis. Downtown should be leveraged as a recruiting tool for the University - offering off-campus experiences that help create a well rounded life in Ames.
PROMOTE THE USE OF DOWNTOWN AS A CLASSROOM/LABORATORY FOR THE UNIVERSITY.Downtown can provide off campus space for classrooms, studios and other university uses that would benefit from interacting with the broader community.
Support a spirit of local pride by creating
fertile environment for local businesses,
restaurants, and entertainment venues to
succeed.
GOALS:
CREATE MANY OPPORTUNITIES FOR ASPIRING ENTREPRENEURS TO FLOURISH IN DOWNTOWN Downtown should continue to preserve buildings where possible to ensure low cost space is available within the Downtown. Expansion of Downtown south of the tracks introduces additional opportunities for adaptive reuse. Pop up and temporary retail can serve as additional low cost opportunities for small local retailers.
FOSTER THE ARTS, ENTERTAINMENT AND INNOVATIONThe arts and entertainment contributes to an entrepreneurial ecology by introducing new ideas and perspectives into the community.
FOUR BIG IDEAS FOR DOWNTOWN AMES
27
25 IDEAS / FRAMEWORKSDOWNTOWN AMES GUIDING VISION
THE VISION
DOWNTOWN AMES IS THE HEART OF URBAN LIFE IN STORY COUNTY. IT IS A VIBRANT HUB OF ACTIVITY WHERE ONE CAN LIVE AND ENJOY THEIR DAILY ACTIVITIES OF LIFE, ALL WITHIN WALKING DISTANCE OF EACH OTHER.
DOWNTOWN IS WELCOMING AND INCLUSIVE; IT IS REPRESENTATIVE OF THE ENTIRE COMMUNITY AS IT SERVES AS BOTH THE CENTER STAGE AND THE LIVING ROOM FOR AMES.
1
1
MAIN STREET
6
6
CITY HALL
2
2
THE LINC (PROPOSED)
7
7
BANDSHELL PARK
3
3
SCHAINKER PLAZA
8
8
11
TOM EVANS PLAZA
4
4
POWER PLANT
9
9
9
FAREWAY AND WHEATSFIELD
GROCERY STORES
5
5
FORMER DEPOT
10
11
12
1012
AMES PUBLIC LIBRARY
FORMER COLLEGIAN THEATER
US POST OFFICE
CLA
R
K
A
V
E
CLA
R
K
A
V
E
CLA
R
K
A
V
E
BU
R
N
E
T
T
A
V
E
5TH ST
6TH ST
LINCOL
N
W
A
Y
MAIN ST
DUF
F
A
V
E
KEL
L
O
G
G
A
V
E
GR
A
N
D
A
V
E
A
A
B
B
ALLEN - PLACEHOLDER
TOM EVANS PLAZA AND BURNETT AVENUE
MAIN STREET
28
26 IDEAS / FRAMEWORKSDOWNTOWN AMES GUIDING VISION
BUILT FORM
DEVELOPMENT FRAMEWORK
REDEVELOPMENT SITES
RETAIL ON GROUND FLOOR
POTENTIAL SHARED PARKING RAMP
FRAMEWORKS
Potential Development Summary
Redevelopment
Sites
Size (acres)Assumed
Height
Potential
Units (=/-)
Potential
Commercial SF
A .6 3-4 stories 60
B .4 3-4 stories 40
C .6 3-4 stories 40
D .6 3-4 stories 40
E .5 3-4 stories 125
F 1.2 5-6 stories 150
G .6 3-4 stories 50
H 1.4 3-6 stories 150
I 1.8 3-6 stories 150 30,000
J .4 5-6 stories 75 10,000
K .8 5-6 stories 150 7,500
L .8 3-4 stories 0 40,000
M .5 3-4 stories 75 7,500
N .2 3-4 stories 20 10,000
O .2 3-4 stories 20 10,000
a Post Office 40,000 sf
b Tribune Building 30,000 sfThe table above provides potential development build out for redevelopment sites that are most suitable to change - either because they have low value/acre, are underutilizied, or publicly owned. Properties north of 6th Street are included within the Ames Plan 2040 Core land use designation which supports long term change for the area to include additional housing or commercial redevelopment in a manner compatible with the density and urban design features of Downtown.
All new buildings are assumed to be primarily residential - with some as mixed use (indicated with red lines) However the Vision recognizes that several buildings may have non-residential (i.e. classroom or offices) on the upper floors. Building heights are assumed for the purposes of establishing a baseline calculation. Actual building heights and unit counts will vary
MAIN POINTS
»Redevelopment occurs primarily on existing parking lots
and other underutilized parcels.
»Redevelopment occurs on a variety of scales - between 3 to
7 stories.
»Frontage types reinforce important pedestrian corridors.
»A few buildings, such as Tribune Building and the Post
Office are underutilized and can be used for uses such as
co-working space, hotel, or event space.
7TH ST7TH STGR
A
N
D
A
V
E
WI
L
S
O
N
A
V
E
CL
A
R
K
A
V
E
BU
R
N
E
T
T
A
V
E
KE
L
L
O
G
G
A
V
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DO
U
G
L
A
S
A
V
E
MAIN STREET
5TH ST
6TH ST
DU
F
F
A
V
E
P
P
P
A
a
B C D
F
LKH
E
G I J
N O
M
b
29
27 IDEAS / FRAMEWORKSDOWNTOWN AMES GUIDING VISION
CONNECTIVITY
MAIN STREET
EX
I
S
T
I
N
G
EX
I
S
T
I
N
G
EX
I
S
T
I
N
G
EX
I
S
T
I
N
G
PR
O
P
O
S
E
D
PR
O
P
O
S
E
D
PR
O
P
O
S
E
D
PR
O
P
O
S
E
D
BURNETT AVENUE
GR
A
N
D
A
V
E
DUFF AVENUE DOUGLAS AVENUE
TRANSPORTATION FRAMEWORK
STREETS WEIGHTED TOWARDS MOVEMENT OF VEHICLES
STREETS BALANCED BETWEEN VEHICLES AND PEDESTRIANS
STREETS WEIGHTED TOWARDS PEDESTRIANS
BIKE LANES / TRAILS / PATHS
KEY INTERSECTION IMPROVEMENTS
POTENTIAL PARKING RAMP LOCATIONS
FRAMEWORKS
MAIN POINTS
»A hierarchy of streets guides how they may be re-
designed and re-programmed over time.
»6th Street becomes an important east west bike
connection; while Grand and Duff Avenues are
north south bike connections per the City’s Bike
Plan.
»Strategically located multi modal ramp behind
Main Street supports development while also
serving as a mobility hub, and welcome center to
Downtown.
potetnial 4 to 3
lane conversion
with off street
bike facility
(FURTHER
STUDY NEEDED)
3 to 2 lane conversion with on
street bike lanes
65’ ROW 65’-70’ ’ ROW
Pkg
65’ ROW 65’-70’ ’ ROW
Pkg
65’ ROW 65’-70’ ’ ROW
Pkg
65’ ROW 65’-70’ ’ ROW
Pkg
65’ ROW 65’-70’ ’ ROW
Pkg
65’ ROW
CL
A
R
K
A
V
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CL
A
R
K
A
V
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PROPOSED CHANGE: Conversion from diagonal to parallel parking to create wider sidewalks and dining patios
PROPOSED CHANGE: Reduce the roadway from four to three lanes while adding an off-street bike trail. (further study needed)
PROPOSED CHANGE: Replace parallel parking on west side to create linear park connecting Main Street and Tom Evans Plaza to areas north of Downtown. Use pop-up bollards on segments to close for events.
PROPOSED CHANGE: Between the Library and Main Street create a “Festival Street” with pop-up bollards that can be used for festivals and events.
DEVELOPMENT
SIDEWALK
ROADWAY
PARK
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28 IDEAS / FRAMEWORKSDOWNTOWN AMES GUIDING VISION
PUBLIC SPACE
OPEN SPACE FRAMEWORK
SCHAINKER
PLAZA
BURNETT AVENUE AS
A LINEAR PARK ON
WEST SIDE OF STREET
AND CONNECTION
TO AREAS NORTH OF
DOWNTOWN
DOUGLAS AVENUE
AS A FESTIVAL
STREET WITH POP-
UP BOLLARDS
MAIN STREET IMPROVEMENTS
BANDSHELL
PARK
TOM EVANS PLAZA
AND A CONNECTION TO
THE LINC (proposed)
THROUGH BLOCK
CONNECTIONS AND
POCKET PARKS
FRAMEWORKS
MAIN POINTS
»Main Street remains a street, however sidewalks
are widened (by converting diagonal parking to
parallel) to create better public spaces for people
and businesses
»Burnett Avenue and parts of Douglas Avenue
become multi-use streets. They serve cars,
however with retractable bollards and pedestrian
amenities they also function as linear parks and
spaces for gathering during events or weekends.
»Improved connections across Duff Avenue allow
Bandshell Park to become a part of Downtown.
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TOM EVANS PLAZA MAIN STREET
DOUGLAS AVENUE
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29DOWNTOWN AMES GUIDING VISION
CHAPTER
FOCUS AREAS
GUIDING VISION & FOCUS AREAS
4
32
30DOWNTOWN AMES GUIDING VISION FOCUS AREAS
ILLUSTRATIVE GUIDING VISION FOR DOWNTOWN AMES
A. MAIN STREET ACTIVATIONA1: REDESIGN OF MAIN STREETA2: DOUGLAS “CIVIC FESTIVAL” STREETA3: ACTIVATION OF THE BACKSIDE OF MAIN STREETA4: GUIDELINES FOR INFILL DEVELOPMENT
B. SCHAINKER TO LINCOLN WAY DEVELOPMENTB1: IMPROVEMENTS TO TOM EVANS PLAZAB2: MULTI-MODAL PARKING RAMP AND WELCOME CENTER B3: BURNETT AVENUE IMPROVEMENTS B4: REDEVELOPMENT OF THE BANK BLOCK
C. EAST EDGE AND DUFF AVENUEC1: HIGHLIGHTING THE POWER PLANTC2: IMPROVED MAIN STREET GATEWAY C3: IMPROVED CONNECTIONS TO BANDSHELL PARKC4: REDEVELOPMENTS ALONG DUFF AVENUE
D. CITY HALL / GRAND AVENUED1: GATEWAY DEVELOPMENT ON CITY LAND D2: MID-BLOCK CONNECTION FROM DEPOT TO CITY HALL D3: WESTERN EXTENSION OF MAIN STREET BUILDINGS D4: REDEVELOPMENT AROUND THE DEPOT
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MAIN ST
LINCOLN WAYLINCOLN WAY
GILCHRIST ST
5TH ST
2ND ST
3RD ST
6TH ST
7TH ST
8TH ST
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31DOWNTOWN AMES GUIDING VISION FOCUS AREAS
A1: REDESIGN OF MAIN STREET
A2: DOUGLAS “CIVIC FESTIVAL” STREET
A3: ACTIVATION OF THE BACKSIDE OF MAIN STREET
A4: GUIDELINES FOR INFILL DEVELOPMENT
OVERVIEW
MAIN STREET ACTIVATIONA
Maintaining and growing the health and vitality of businesses on Main Street is a priority for all stakeholders. The Vision supports the social, business, and civic life on Main Street and envisions providing Main Street with wider sidewalks that are flexible, and supportive of year round activity. As Main Street attracts more dining, drinking, and entertainment establishments it will generate more foot traffic and increased demand for outdoor dining. A new Main Street with wider sidewalks will enable this activity to flourish.
Main Street will also be enhanced with improvements to its backside - the south face of buildings along the parking lot. This is important because it is the first impression of the Downtown for many who arrive by car. Improvements include converting spaces to dining patios, rehabilitating facades and adding murals.
MAIN STMAIN ST
5TH ST
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1 ENHANCE STREETSCAPE AT WEST GATEWAY 11 EXTENSION OF TOM EVANS PLAZA
2 NEW MID-BLOCK PEDESTRIAN WAY - CITY HALL TO
MAIN STREET MID-BLOCK CROSSINGS
3 NEW MIXED-USE DEVELOPMENT
(COMMERCIAL GROUND FLOOR)
4 RECONFIGURE PARKING - ADD SMALL SINGLE
TENANT RETAIL PODS (AKA “JEWEL BOX RETAIL”)
9 BURNETT AVENUE AS NORTH-SOUTH LINEAR PARK
10 IMPROVEMENT OF TOM EVANS PLAZA
5 LANDSCAPE BUFFER BETWEEN PARKING AND STREET
6 NEW MIXED-USE DEVELOPMENT ON KEY CORNER SITE
7 NEW MIXED-USE DEVELOPMENT BLOCK - COMMERCIAL
FRONTAGE ALONG MAIN STREET
8 PARKING RAMP ALONG RAIL LINE WITH MOBILTY HUB ON
GROUND LEVEL AT TOM EVANS PLAZA
13 UPDATE MID-BLOCK CROSSINGS ON MAIN STREET
14 EXPAND SIDEWALKS ON MAIN STREET
15 IMPROVE REAR PARKING; ADD STREETSCAPE AND
CORRESPONDING LANDSCAPE ISLAND INTO PARKING LOT
16 ADD NEW BUILDINGS ALONG KELLOGG AVENUE IN PLACE
OF SOME SURFACE PARKING
17 DOUGLAS FESTIVAL STREET (FLEXIBLE: CLOSED FOR EVENTS)
18 NEW MIXED-USE DEVELOPMENT (ALLEY BELOW)
19 STREETSCAPE AND GATEWAY PLAZA IMPROVEMENTS
20 BETTER CONNECTIONS ACROSS DUFF AVENUE
TO BANDSHELL PARK
12 ACTIVATION OF BACKS OF BUILDINGS - CREATE
A ONE-SIDED STREET-LIKE ENVIRONMENT
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2
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32 FOCUS AREASDOWNTOWN AMES GUIDING VISION
65’ ROW 65’-70’ ’ ROW
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65’ ROW 65’-70’ ’ ROW
Pkg
80’ ROW
12’
20’
Sidewalk
sidewalk
sidewalk
sidewalk
diag pkg
parallel
pkg
parallel
pkg
diag pkg
REDESIGN OF MAIN STREET
MAIN POINTS
»Redesign Main Street to maintain assets such as mature
trees and public art while expanding the sidewalk zone to
increase pedestrian amenities.
»Convert diagonal parking to parallel parking in order to
expand sidewalk space.
»Move dining and furnishing zone away from storefront to
maintain clear access and allow expansive dining zones.
PROPOSED SECTION OF MAIN STREET
EXISTING SECTION OF MAIN STREET
MAIN STREET ACTIVATION
EXISTING CONDITION EXAMPLES FROM OTHER CITIES OF SIMILAR IMPROVEMENTS TO PUBLIC SPACES
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33 FOCUS AREASDOWNTOWN AMES GUIDING VISION
Redesign and rebuild of Main Street is an eventual goal of this Vision to permanently improve the overall pedestrian quality of Main Street. However it recognizes the recent investments (full replacement of pavers) as well as the relative success of Main Street. Therefore, while improving Main Street is important, this Vision offers ideas for how small improvements can be completed in the interim. Ideas include:•Converting street parking spots to temporary/seasonal dining patios.•Encouraging businesses to turn “inside out”by using sidewalk space for selling product,transactions, and dining.•Establishing a “social district” or “sip and strollzone” that allows businesses to sell alcohol to walkup customers and allows adults to walk downtownwith alcoholic beverages during events•Permit street performance and other forms ofoutdoor entertainment.•Consider “Main Street Acupuncture” program byinvesting in temporary installments that enablemore people to use public spaces in downtown- such as a game cart, mobile library, or outdoorpiano.
existing
potential dining patios
potential dining patios
REDESIGN OF MAIN STREET: INTERIM IMPROVEMENTS
MAIN STREET ACTIVATION
EXAMPLES FROM OTHER CITIES OF SIMILAR IMPROVEMENTS TO PUBLIC SPACES
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34 FOCUS AREASDOWNTOWN AMES GUIDING VISION
DOUGLAS “FESTIVAL STREET”ACTIVATION OF THE BACKSIDE OF MAIN STREET GUIDELINES FOR INFILL DEVELOPMENT
MAIN POINTS
»Consider converting Douglas
Avenue into a “Festival Street”
that can be programmed by
Octagon, Ames History Museum
the Ames Public Library or Ames
Main Street.
»A street with flush curbs and
special features such as centenary
lights and special paving enables it
to function as a street most of the
time, but as a plaza on weekends
or during events.
MAIN POINTS
»Dining patios and murals on the
backside of Main Street will create
a more welcoming and appealing
entrance to the Downtown for
those who park in the public lots.
»Ganged and shared dumpsters will
free up space and clean up these
unsightly and unappealing, yet
necessary elements.
MAIN POINTS
»New buildings should follow
simple guidelines that ensure
continuity of a high quality public
realm.
»Overlay district (or similar tools)
with stronger design controls can
provide greater predictability and
better outcomes.
MAIN STREET ACTIVATION
1 HIGH QUALITY MATERIALS1EXTEND CURB; ADD LANDSCAPE1REMOVABLE OR POP UP BOLLARDS
3 BASE, MIDDLE, AND TOP3SEATING AND PEOPLE SPACE3STREET TREES
5 GROUND FLOOR TRANSPARENCY5ROOFTOP ACCESS & ACTIVATION5TENTS IN PLACE OF PARKING
6 PARKING6LIVE MUSIC
2 VERTICAL ARTICULATION2MURALS AND FACADE UPLIFTS2CURB EXTENSIONS
4 ACTIVE GROUND FLOOR USE4NEW WINDOWS AND ENTRANCES4OVERHEAD STRING LIGHTING
6 PARKING IN BACK
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EXISTING CONDITION PRECEDENTEXISTING CONDITION PRECEDENTEXISTING CONDITION PRECEDENT
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35 FOCUS AREASDOWNTOWN AMES GUIDING VISION
B1: IMPROVEMENTS TO TOM EVANS PLAZA
B2: MULTI-MODAL PARKING RAMP AND
WELCOME CENTER
B3: BURNETT AVENUE IMPROVEMENTS
B4: REDEVELOPMENT OF THE BANK BLOCK
OVERVIEWLocated in the middle of Downtown this focus area will tie together important investments with new public spaces while providing infrastructure that makes it easier for people to get Downtown. Schainker Plaza will be a significant new park that will attract people from around the city year round. Lincoln Way will be home to several projects consisting of several hundred new residential units, a hotel and retail/commercial space along Kellogg Avenue. This focus area redesigns and extends Tom Evans Plaza both north towards Schainker Plaza and South towards Lincoln Way. The Plan recommends Burnett Avenue become a linear park with features such as public art, shade structures, plantings and benches along one side.The focus area also includes recommendations for a multi-modal ramp behind Main Street. The ramp should include a mobility hub, transit center (relocated from City Hall) , welcome center, bike share, public restroom, and other features and amenities for Downtown patrons and visitors.
TOMTOM
EVANS
PARK
8
1516
9 7 14 14
13
1011
12
3
4
2
1
6
5
SCHAINKER PLAZA TO LINCOLN WAY DEVELOPMENTB
1 SCHAINKER PLAZA
4 “BANK BLOCK” MIXED-USE REDEVELOPMENT SITE
2 BURNETT AVENUE AS NORTH-SOUTH LINEAR PARK
5 5TH STREET REDEVELOPMENT SITE - CONSOLIDATE PARKING INTO A
VERTICAL MIXED-USE BUILDING
11 MIXED-USE DEVELOPMENT LINING PARKING RAMP ALONG CLARKE
AVENUE
3 ADAPTIVE REUSE OF COLLEGIAN THEATER
6 IMPROVEMENT OF TOM EVANS PLAZA
12 BANK SITE MIXED-USE DEVELOPMENT
15 THE LINC - BUILDING 1 (PROPOSED)
16 THE LINC - BUILDING 2 (PROPOSED)
MAIN STMAIN ST
5TH ST
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7 LANDING AREA OF PEDESTRIAN BRIDGE FROM
THE LINC / EXTENSION OF TOM EVANS PLAZA
9 PARKING RAMP ALONG RAIL LINE
10 MOBILTY HUB AND AMPHITHEATER STAIRS ALONGSIDE
PARKING RAMP
8 PEDESTRIAN BRIDGE OVER RAIL LINE TO THE LINC (PROPOSED)
13 ACTIVATION OF BACKS OF BUILDINGS - CREATE
A ONE-SIDED STREET-LIKE ENVIRONMENT
14 ADD NEW BUILDINGS ALONG KELLOGG AVENUE IN PLACE
OF SOME SURFACE PARKING
SCHAINKER SCHAINKER
PLAZA
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36 FOCUS AREASDOWNTOWN AMES GUIDING VISION
TERRACED SEATING ALLOWS PEOPLE TO USE THE SPACE A VARIETY OF WAYS.
SCHAINKER PLAZA TO LINCOLN WAY DEVELOPMENT
TOM EVANS PLAZA
TOM
EVANS
PLAZA
TOM EVANS PLAZATerraced space with sculptural objects that facilitate a variety of postures and uses.
TOM EVANS EXTENSION:
THE PORCHPerformance space and entrance to Downtown. Combined with vertical circulation for the Linc and intermodal ramp.
LINK TO THE LINCSkyway/pedestrian bridge connection across the tracks to connect the LINC to downtown.
MAIN STREETsmall stage, kiosk and wayfinding at the top of Tom Evans Plaza. MAIN STMAIN ST
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BURNETT AVENUELinear Park / roadway that creates a north south public space, connecting to areas north of Downtown.
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37 FOCUS AREASDOWNTOWN AMES GUIDING VISION
MAIN POINTS
»Tom Evans Plaza is extended north as part of a
Burnett Avenue linear park and south to connect to
the developments on LIncoln Way.
»The plaza will become the first impression for many
who come to Downtown as they park in public lots or
ramp and walk through it to get to Main Street.
»The plaza should be both the “Front Porch” and
the “Community Living Room” with terraces and
benches that encourage flexibility and a range of
small scale programming.
»Mobile attractions such as a game cart, library cart,
small food vendors, and micro kiosks will inject
activity into the plaza.
SCHAINKER PLAZA TO LINCOLN WAY DEVELOPMENT
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38 FOCUS AREASDOWNTOWN AMES GUIDING VISION
ROCHESTER MN ROCHESTER MN STOCKHOLM, SWEDEN
65’ ROW 65’-70’ ’ ROW
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Pkg
80’ ROW
12’
20’
sidewalk
sidewalk
sidewalk
sidewalk
diag pkg
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Parallel pkg
EXISTING SECTION OF BURNETT AVE
PROPOSED SECTION OF BURNETT AVE BETWEEN MAIN STREET AND 5TH
BURNETT AVENUE
MAIN POINTS
»Burnett Avenue is recognized
as an important connection
between Schainker Plaza and
Main Street. In addition it can
be promoted as a primary
bike / walk connection to
areas north of Downtown.
»Enhanced setbacks on the
west side of Burnett Avenue,
between 6th Street and Main
Street can create a linear
park.
»The linear park would have
features such as public art,
pedestrian lighting, seating,
and shade trees.
SCHAINKER PLAZA TO LINCOLN WAY DEVELOPMENT
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39 FOCUS AREASDOWNTOWN AMES GUIDING VISION
MAIN POINTS
»A new intermodal parking ramp can also serve as a mobility hub,
transit center (relocated from City Hall), a welcome center to
provide wayfinding for visitors, public restroom, and daycare.
»The ramp can become a landing point for the bridge to the
LINC while also serving as a seating pavilion for events in an
expanded Tom Evans Plaza.
»Consideration should be given to ensuring the Clark Avenue
frontage is pedestrian-friendly, possibly occupied by a liner
building or retail at the ground floor.
RETAIL LINER ON A PARKING RAMP DENVER, CO
TOM
EVANS
PARK
INTERMODAL RAMP
1
1
2
3
3
MOBILITY HUB THAT TIES TOGETHER MULTIPLE
FORMS OF TRANPORTATION
INTERMODAL RAMP
2
SCHAINKER PLAZA TO LINCOLN WAY DEVELOPMENT
MAIN ST
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POROUS BLOCK INCORPORATING THE THEATER WITH PARKING UNDERGROUND FULL BLOCK DEVELOPMENT, MAXIMIZES DENSITY
FORMER COLLEGIAN THEATER
FACADE
PITTSBURGH, PA ALEXANDRIA, VA
REDEVELOPMENT OF THE BANK BLOCK
MAIN POINTS
»The Bank Block is a key connection between Schainker Plaza
and Main Street. It is the largest redevelopment opportunity
in the Downtown proper.
»As a mixed use development, it can reinforce retail on Main
Street, provide needed housing and possibly incorporate the
historic Collegian Theater building.
»Parking for the development should either be included
underground or nestled to the interior of the block.
21
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5 INTERSECTION IMPROVEMENTS: CROSSWALK REALIGNMENT, CURB
RAMPS, LANDSCAPING, AND SAFETY MEASURES
3 POWER PLANT DRIVEWAY REMOVAL - REPLACE WITH IMPROVED
OPEN SPACE (LONG TERM - EXPLORE PARKING DECK WRAPPED WITH
VERTICAL MIXED-USE DEVELOPMENT)
1 ENHANCE BANDSHELL PARK (LIMB UP TREES, IMPROVE LIGHTING,
ETC. (LONG TERM - COMPLETELY REDESIGN AND UPDATE)
4 IMPROVE STREETSCAPE ALONG 5TH STREET AND POWER PLANT;
CREATE A WELL-DESIGNED PERIMETER AROUND POWER PLANT
6 EXPLORE OPTIONS TO ADD CROSSWALK; CONSIDER A ROAD DIET ON
DUFF AVENUE
7 STREETSCAPE AND ENTRY POCKET PARK IMPROVEMENTS
8 REDUCE EXCESS TRAVEL LANE WIDTHS TO WIDEN SIDEWALKS
AND IMPROVE PEDESTRIAN SAFETY
9 MAIN STREET IMPROVEMENTS - WIDEN SIDEWALKS, CHANGE
PARKING FROM DIAGONAL TO PARALLEL, ADD STREET TREES
AND AREAS OF OUTDOOR DINING
10 VERTICAL MIXED-USE DEVELOPMENT ALONG MAIN, DUFF, AND
5TH - PARKING IN FOOTPRINT ACCESSED VIA ALLEY
12 BIKEWAY ALONG 6TH STREET; SAFE CROSSING OF DUFF AVENUE
TO ACCESS BANDSHELL PARK
15 IMPROVE ALLEY PARK; ADD STREETSCAPE AND
CORRESPONDING LANDSCAPE ISLAND INTO PARKING LOT
16 POTENTIAL ARTS-BASED WAREHOUSE DISTRICT WITH ADAPTIVE
REUSE BUILDINGS
13 RESIDENTIAL DEVELOPMENT ALONG 6TH STREET
14 DOUGLAS FESTIVAL STREET (CLOSED FOR EVENTS)
11 DEVELOPMENT OF EAST HALF OF BLOCK ALONG DUFF AVENUE
(MODERATE DENSITY WITH SURFACE PARKING OR HIGH DENSITY
WITH STRUCTURED PARKING); ACCESS PARKING VIA ALLEY
2 LIGHTING/ART ON POWER PLANT
OVERVIEWThe east edge of Downtown is a key entrance to the district, while also offering opportunity for development, growth and placemaking. It also provides opportunities to expand the reach of Downtown - offering connections to Bandshell Park and heightening the prominence of the Power Plant. The focus area identifies several sites for redevelopment on both sides of Duff Avenue - offering excellent locations for new housing anchoring the east edge of Downtown. The Vision recommends highlighting the Power Plant - (the city’s tallest building) by celebrating it as public art (through murals, lighting, etc). The Vision also supports converting Duff Avenue to a three lane section (road diet) in order to create safer crossings and access to Bandshell Park - subject to further study.
EAST EDGE AND DUFF AVENUE
C1: HIGHLIGHTING THE POWER PLANT
C2: IMPROVED MAIN STREET GATEWAY
C3: IMPROVED CONNECTIONS TO BANDSHELL PARK
C4: REDEVELOPMENTS ALONG DUFF AVENUE
C
BANDSHELL PARK
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42 FOCUS AREASDOWNTOWN AMES GUIDING VISION
MERCHANDISE MART, CHICAGO, ILSEATTLE, WA
HIGHLIGHTING THE POWER PLANT IMPROVED MAIN STREET GATEWAY
EAST EDGE AND DUFF AVE
THE ARTERY- HOPKINS, MN (BEFORE)AFTERAFTER
MAIN POINTS
»Highlight the tallest structure
in the city by using public art to
highlight the prominence and
stature of the Power Plant.
MAIN POINTS
»The Main Street/Duff Avenue
intersection is a key gateway
to Downtown. It also provides
opportunity to improve connections
to Bandshell Park and the east side
of Duff Avenue.
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EAST EDGE AND DUFF AVENUE
LOWA 46 - MINNEAPOLIS, MN
REDEVELOPMENT ALONG DUFF AVENUE
MAIN POINTS
»Duff Avenue presents some of the only blighted buildings
and vacant properties in Downtown, including the city-
owned property south of Bandshell Park.
»Framing a new gateway with buildings will help clarify
the sense of entry while also slowing traffic due to spatial
enclosure.
EAST BOULEVARD - CHARLOTTE, NC
IMPROVED CONNECTIONS TO BANDSHELL PARK
MAIN POINTS
»With average daily traffic between 10,000
and 12,000 Duff Avenue is well within the
industry standard for consideration of a
road diet from four lanes to a three lane
road.
»A road diet would enable construction of a
shared use path or bike lane as planned for
in the city’s Bike Pedestrian Plan.
»Improving the pedestrian crossings along
Duff Ave. at Main St. and 6th St., together
with a road diet, will improve access to
Bandshell Park.
»Improving pedestrian crossings will also
provide residents east of Duff Ave. and
north of Bandshell Park better access for to
businesses and amenities Downtown.
65’ ROW 65’-70’ ’ ROW
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65’ ROW 65’-70’ ’ ROW
Pkg
80’ ROW
10’
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sidewalk
sidewalk and
street trees
sidewalk
Bandshell
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shared
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EXISTING SECTION OF DUFF AVENUE
PROPOSED SECTION OF DUFF AVENUE
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44 FOCUS AREASDOWNTOWN AMES GUIDING VISION
HISTORIC AMES DEPOT
The west side of Downtown is anchored by two landmark buildings - the Depot and City Hall. Many of the properties in between these two buildings are under utilized; specifically several of the buildings between 5th Street and Grand Avenue. The Vision suggests redevelopment of this area with housing and street facing retail on Main Street. A mid block connection between City Hall and the Depot can become a much needed pedestrian way through Downtown. The southern end of the walkway can become a small parklet in front of the depot building and can serve as a setting for new retail. The Vision proposes a private / public partnership to redevelop a portion of the City Hall parking lot into a parking ramp with housing. The ramp can be used to support general development in the area as well as serve as protected parking for fleet vehicles.
1 ENHANCE STREETSCAPE AT WEST GATEWAY
2 NEW MID-BLOCK PEDESTRIAN WAY - CITY HALL TO
MAIN STREET MID-BLOCK CROSSINGS
3 NEW MIXED-USE DEVELOPMENT
(COMMERCIAL GROUND FLOOR)
4 RECONFIGURE PARKING - ADD RETAIL JEWEL BOX
AND SMALL OPEN SPACE
5 LANDSCAPE BUFFER BETWEEN PARKING AND STREET
8 PRESERVE DEPOT (CONTINUE WITH CURRENT USE)
9 RESIDENTIAL DEVELOPMENT (INCLUDING PARKING,
LOBBIES, AND RESIDENTIAL UNITS ON THE GROUND FLOOR)
6 NEW MIXED-USE DEVELOPMENT ON CITY-OWNED LAND
(CONSIDER AFFORDABLE HOUSING AND SHARED RAMP)
7
7
TRANSIT MALL RELOCATED TO PARKING RAMP EAST OF
CLARKE AVENUE ALONG RAILROAD TRACKS
10 SUPPORT EXISTING AND EXPLORE ADDITIONAL RETAIL
AND FOOD/BEVERAGE USES IN THESE BUILDINGS
11 EXPLORE LONGER-TERM, SUBSTANTIAL
REDEVELOPMENT OF THE WHOLE DEPOT BLOCK (BUT
CONTINUE TO PRESERVE AND HIGHLIGHT THE DEPOT)
MAIN STMAIN ST
5TH ST
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D1: GATEWAY DEVELOPMENT ON CITY LAND
D2: MID-BLOCK CONNECTION FROM DEPOT TO CITY HALL
D3: WESTERN EXTENSION OF MAIN STREET BUILDINGS
D4: REDEVELOPMENT AROUND THE DEPOT
OVERVIEW
CITY HALL / GRAND AVENUED
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PLAZA
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45 FOCUS AREASDOWNTOWN AMES GUIDING VISION
CLEMATIS STREET - WEST PALM BEACH, FLCITY VIEW - RICHMOND, VATHE CASCADE - SIOUX FALLS, SD
SMALL SCALE REDEVELOPMENT AROUND THE DEPOT
NORTH HILLS - RALEIGH, NC
CITY HALL / GRAND AVENUE
WESTERN EXTENSION OF MAIN STREET BUILDINGSGATEWAY DEVELOPMENT ON CITY LAND MID-BLOCK CONNECTION FROM DEPOT TO CITY HALL
MAIN POINTS
»A walkway between 6th Street and the Depot can
become a new avenue for housing. A public / private
partnership on the City’s parking lot can provide parking
for redevelopment as well as protected parking for fleet
vehicles.
»New housing along Grand Avenue creates a positive
gateway into Downtown.
»A small park in front of the Depot can become an additional
gathering place and setting for retail/ restaurants. It can
also provide an un-programmed place for patrons to gather
and show activity in this area to attract more people.MAIN S
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46DOWNTOWN AMES GUIDING VISIONDOWNTOWN AMES GUIDING VISION IMPLEMENTATION
CHAPTER5
SEQUENCING &
IMPLEMENTATION
49
47 IMPLEMENTATIONDOWNTOWN AMES GUIDING VISION
A ROBUST AND COMPLETE
DOWNTOWN NEIGHBORHOOD
STREETS AS
SPACES
Encourage efficient infill and mixed use development
to create a vibrant Downtown for living,
entertainment, unique retail and civic activities.
Redesign existing public spaces to provide
a wider variety of experiences for people to
enjoy.
Strengthen relationship with Iowa State
University through enhanced partnerships,
development, transportation, and
programming.
Support a spirit of local pride by creating
a fertile environment for local businesses,
restaurants, and entertainment venues to
succeed.
CONNECTIONS TO IOWA
STATE UNIVERSITY
AN ENTREPRENEURIAL
DOWNTOWN
GOAL GOAL GOAL GOAL
GOAL GOAL GOAL GOAL
METRIC METRIC METRIC METRIC
METRIC METRIC METRIC METRIC
More residents and overnight
visitors
To enhance the use of existing
public spaces to increase social
activity, gathering, and enjoy-
ment
Improve engagement with
Iowa State University by
offering more off-campus
experiences for the ISU
community.
Create many opportunities
for aspiring entrepreneurs
to flourish in Downtown.
Foster the arts,
entertainment, and
innovation throughout the
Downtown
Number of new residents living
in the Downtown.
Number of opportunities for
use of streets for informal
gatherings, events, parklets,
etc.
Number of visitors and
businesses in Downtown with
a close relationship to the
University.
Number of new businesses
and events opening in
Downtown.
An 18 Hour Downtown: a hub
of activity throughout the day
and into the evening.
Improve the perimeter and
entrances to Downtown.
Promote use of Downtown
as a classroom and labora-
tory for the University.
Amount of after dinner events
in the Downtown, and retail
establishments open into the
evening.
Exit surveys indicating
simplicity and user
friendliness of Downtown
for visitors
Number of classes
and students using the
Downtown for instruction
and learning.
Number of art installations
and events in Downtown.
FOUR BIG IDEAS, GOALS, AND METRICS
50
48 IMPLEMENTATIONDOWNTOWN AMES GUIDING VISION
•Pursue SSMID (self-Supporting Municipal Improvement
District) Designation for the Downtown
•Pursue a Great Places Designation from the Iowa
Department of Cultural Affairs.
•Seek additional funding to help businesses take
advantage of the parklet program that converts on
street parking spaces to dining patios.
•Work with the City to consider establishing a “Social
District” or “Sip and Stroll” ordinance that can be
deployed during events.
•Continue and expand the Downtown Events and Arts
Fund to support public events and arts in the Downtown.
•Seek opportunities for micro-retail in small spaces such
as retail pods, vacant storefronts, or kiosks.
•Work withthe City and business owners to create shared
dumpsters, thereby improving the overall aesthetics of
the parking lots.
•Work with Ames Electric Services to commission an
artist to re-imagine the power plant towers, a landmark
and community anchor in Downtown.
•Encourage creative programming in both Tom Evans
Plaza and Schainker Plaza with a wide variety
community partners in order to welcome and invite
more users into Downtown.
•Install “light” infrastructure (temporary and/or mobile),
for community activities in Tom Evans Plaza and
Schainker Plaza such as
»Dining patios in on-street parking spaces
»Game/library cart in Tom Evans Plaza
»Sidewalk chess
»Micro retail in kiosks or temporary containers.
•Revisit and update parking occupancy data / study
•Explore a shared parking and parking benefit district
policy that will enable better utilization of existing parking
resources and enable infill development.
•Explore state and federal funding opportunities for public
private partnerships related to an intermodal ramp.
»Initiate conversations with Cy Ride regarding a possible
relocation of downtown bus stops to a new intermodal
facility.
•Review use of TIF for redevelopment, consider its
expansion to support mixed use development.
•Initiate discussions with University to develop strategy for
increasing the University presence in and collaborations
with Downtown.
•Initiate redesign of Tom Evans Plaza
•Initiate efforts to improve the backside of Main Street by
creating a wider walkway, expanding the mural program
to enliven the facades.
•As the City identifies Capital Improvement Plans and
Projects utilize this Vision to consider opportunities for
implementation
SHORT TERM ACTIONS
SHORT TERM ACTIONS THAT CAN BE LED BY AMES MAIN STREET AND THE ALLIANCE
SHORT TERM ACTIONS THAT CAN BE LED BY THE CITY
51
49 IMPLEMENTATIONDOWNTOWN AMES GUIDING VISION
INCREMENTAL CHANGES
DINING PATIOS REPLACING ON STREET PARKING
MOBILE LIBRARY OR BOOK CART
GAME KIOSK
PIANOS ON MAIN STREET
INVITATIONS TO COMMUNITY GROUPS TO USE DOWNTOWN FOR EVENTS AND GATHERINGS
MICRO, MOBILE AND/OR TEMPORARY RETAIL
SEQUENCING
• The purpose of this Vision is to offer suggestions that create new opportunities/projects that
can further enhance Downtown. There are four focus areas and 16 different opportunities/
projects - some rely on private development and financing, others that can be undertaken by
public agencies, and some require participation from Downtown Stakeholders.
• Many of the opportunities/projects require significant public investments. Rather than
initiating large projects immediately the Vision suggests taking incremental steps by
implementing pilot projects and smaller investments. The objective of pilot projects is to
test and demonstrate - on a small and temporary scale - how streets can become spaces,
how parking and public space can be used differently and more effectively by Downtown
users.
• This strategic approach of “incremental changes before big investments” is especially
crucial for Main Street, the very heart of Downtown and a proven success by many
measures. The Vision suggests thoughtful enhancements that prioritize safety, inclusivity,
flexibility, and comfort—ensuring Main Street continues to thrive while adapting to evolving
community needs. While these changes may occasionally require customers to park on
a side street or behind Main Street, they serve as a necessary step toward long-term
improvements. Instead of undertaking an immediate, large-scale reconstruction that could
cause significant disruption, the Vision advocates for deliberate, small-scale enhancements
that will lay the foundation for a comprehensive transformation of Main Street in the future..
This may include:
»Improvements to Cynthia Duff Plaza and Tom Evans Plaza that make the short walk from
parking to Main Street a pleasant experience; thereby testing the impact of public realm
improvements on access to businesses.
»Occasional one block closures to Douglas Avenue and/or Burnett Avenue for programmed
events to test impacts to circulation and occasional reduction of parking.
»Wayfinding and signage that make Downtown easier to navigate.
»Enhanced and more frequent use of the parklet program that enables businesses to create
dining patios in place of on street parking spaces - thereby testing the tradeoff of reduced
parking in favor of improved spaces for businesses.
»Investment in small mobile carts or kiosks that can be used to help bring activity to public
spaces - such as a game cart, book cart, pop up meeting spaces, or sidewalk chess.
52
50 IMPLEMENTATIONDOWNTOWN AMES GUIDING VISION
Parking Impact Connectivity and Public Space Impact
A MAIN STREET CONVERSION OF DIAGONAL PARKING TO PARALELL PARKING -100 ADDITIONAL 10’ TO ALL SIDEWALKS
B BURNETT AVENUE CONVERSION OF PARALLEL PARKING TO LINEAR PARK .2 LINEAR PARK CONNECTION BETWEEN SHAINCKER PLAZA AND MAIN STREET
C MULTI MODAL RAMP (SEE NOTE)-110 + 300 SPACES = +200 MORE CLEAR AND MORE PLEASANT ARRIVAL AND CONNECTION TO MAIN STREET
D IMPROVEMENT AND EXTENSION OF TOM EVANS PLAZA -15 IMPROVED SIDEWALK ENVIRONMENT ON KELLOGG - CONNECTION BETWEEN LINC AND MAIN STREET
E RETAIL ON KELLOGG AVENUE -40 MORE CLEAR AND MORE PLEASANT ARRIVAL AND CONNECTION TO MAIN STREET
F IMPROVEMENT OF BACKSIDE OF MAIN STREET 0 MORE CLEAR AND MORE PLEASANT ARRIVAL AND CONNECTION TO MAIN STREET
G IMPROVEMENTS TO CYNTHIA DUFF PLAZA 0 MORE CLEAR AND MORE PLEASANT ARRIVAL AND CONNECTION TO MAIN STREET
H ADDITIONAL POTENTIAL PRIVATE/PUBLIC PARKING ARRANGEMENTS TBD
I DOUGLAS FESTIVAL STREET 0 EVENT SPACE FOR DOWNTOWN, BETTER CONNECTION BETWEEN LIBRARY AND MAIN STREET
note 1: further study and design will determine how Main Street can be re-built and
the actual resulting parking impact. This line item assumes all diagonal parking
converts to parallel. However each block will be evaluated individually to determine
appropriate configuration.
note 2: assumes a four level ramp with ground floor used primarily for transit
A
H H
B
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F
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I
Currently the City manages the Downtown public parking inventory (both on street
and off street spaces). Today, the revenues derived from managing the parking
supply are intended to help offset the operations, enforcement, and maintenance
of that supply. Currently there is no excess revenue that can be used to maintain,
let alone invest significant capital in a parking ramp. Prior parking studies indicate
a substantial increase in operational costs for the parking fund are required in
order to achieve a break even goal (revenues=operations + maintenance + en-
forcement) should a parking ramp be built (as suggested in this vision). Therefore
the City will have to evaluate a comprehensive parking strategy that would include
adjusting parking rates throughout Downtown due to maintenance, enforcement,
and operational expenses of a parking ramp are considerably higher than that of a
surface lot or on street parking.
IMPLEMENTATION OF PARKING CHANGES
53
51 IMPLEMENTATIONDOWNTOWN AMES GUIDING VISION
Cost opinion at initial Planning
Level (FEBRUARY 2025)
A. MAIN STREET ACTIVATION
A1: REDESIGN OF MAIN STREET $7,000,000 - $11,000,000 Public realm improvements
Grand to Duff = 2600 lf
Will be evaluated on a block by block basis and may not be a single project
A2: DOUGLAS “FESTIVAL” STREET $400,000-$600,000 Public realm improvements
Main to 5th = 300 lf
A3: ACTIVATION OF THE BACKSIDE OF MAIN STREET $600,000 - $800,000 Public improvements (move curb, landscaping) + mural program
Clark to Duff=1,500 lf
A4: GUIDELINES FOR INFILL DEVELOPMENT $50,000 Consultant work
B. SCHAINKER TO THE LINC
B1: IMPROVEMENTS TO TOM EVANS PARK $900,000 - 1,300,000 Park plus edge of multi modal ramp
B2: MULTI-MODAL RAMP, MOBILITY HUB, WELCOME CENTER $12-15M 300 cars at 40K/car public private partnership plus grants if available
B3: BURNETT AVENUE IMPROVEMENTS $1,500,000 - $2,000,000 Public realm improvements
Main to 7th = 1,000 lf
B4: REDEVELOPMENT OF THE BANK BLOCK TO BE DETERMINED Private development
C. EAST EDGE AND DUFF AVE
C1: HIGHLIGHTING THE POWER PLANT $150,000 - $200,000 Public art commission
C2: IMPROVED MAIN STREET GATEWAY $150,000 - $200,000 Public / private
C3: IMPROVED CONNECTIONS TO BANDSHELL PARK TO BE DETERMINED Extent of work to be determined in Duff Avenue Study
C4: REDEVELOPMENTS ALONG DUFF AVENUE TO BE DETERMINED Private development
D. CITY HALL / GRAND AVE
D1: GATEWAY DEVELOPMENT ON CITY LAND TO BE DETERMINED Public private partnership
D2: MID-BLOCK CONNECTION : DEPOT TO CITY HALL TO BE DETERMINED Private
D3: WESTERN EXTENSION OF MAIN STREET BLDGS TO BE DETERMINED Private development
D4: REDEVELOPMENT AROUND THE DEPOT TO BE DETERMINED Private development
POTENTIAL COSTS
Cost opinons are based on 2025 costs and do not assume escalations over
time. Costs also do not include below grade utility infrastructure upgrades
that may be necesarry.
54
304 Main Street, Ames, IA 50010 | 515.233.3472 | AmesDowntown.org
Ames Main Street advances and promotes Downtown Ames as the heart of the Ames community.
February 13, 2025
Mayor Haila and Ames City Council Members,
On behalf of the Ames Main Street Board of Directors, we are pleased to formally present to you
Downtown Ames: A Guiding Vision for the Future. This document represents a significant milestone in
our collective efforts to ensure that Downtown Ames remains a vibrant, welcoming, and thriving destination
for residents, businesses, and visitors alike.
Ames Main Street has worked diligently to develop this vision through an extensive and inclusive public
engagement process. We firmly believe that a community-driven approach is essential to shaping a
downtown that reflects the needs and desires of those who live, work, and invest here. To achieve this, we
have undertaken multiple initiatives to gather input and educate the public on this project, including:
• Community/Focus Groups – Ames Main Street facilitated several targeted discussions since 2020
on key topics such as economic development, urban housing, public spaces, walkability, and
downtown aesthetics.
• Stakeholder/Steering Committee Meetings – We engaged directly with downtown business
owners, property owners, local developers, and area businesses and organizations along with city
staff, to understand their perspectives and aspirations for the future of Downtown Ames.
• Community Surveys – Through online and paper surveys, we collected valuable insights from
almost 1000 Ames residents (100 of which were ISU students), ensuring that diverse voices and
ideas were considered in the planning process from across the area.
• Social Media & Digital Outreach – Ames Main Street utilized its online website and social media
platforms to share updates, encourage participation, and invite ongoing dialogue regarding the
vision and planning process.
• Public Open House – We hosted multiple in-person meetings to share preliminary concepts,
gather feedback, and answer questions from community members. The formal Open House event,
held on February 4, 2025, provided a final opportunity for the Ames community to review, ask
questions, and contribute feedback to the Guiding Vision before its completion.
See page 2 of this letter for a full detail listing of the public input efforts mentioned above.
Through these efforts, we have cultivated a shared vision that embraces the rich history of Downtown Ames
while positioning it for future growth, innovation, and community and visitor engagement. This document
outlines actionable strategies for improvements in economic vitality, streetscape design, pedestrian access,
public recreation spaces, more urban living opportunities, parking enhancements, and overall quality of life.
We deeply appreciate the collaboration and support of the Ames City Council and City Staff in fostering a
downtown that serves as the heart of our community. We look forward to your review of this document and
to working together to bring this vision to life. Thank you for your leadership and dedication to the future of
Downtown Ames.
Onward!
Travis Toliver, IOM
Executive Director
55
Public Input Efforts
Below is a list of public input meetings, surveys, social media posts, and open house events all intended to
solicit input from the community and stakeholders to inform this visioning document.
Community/Focus Group Meetings:
- Meeting #1: October 27, 2020 (Kickoff meeting and open to the public)
- Meeting #2: December 3, 2020 (public meeting)
- Meeting #3: January 12, 2021 (public meeting)
- Meeting #4: February 11, 2021 (public meeting)
- Meeting #5: February 17, 2021 (committee meeting with stakeholders)
- Meeting #6: February 25, 2021 (committee meeting with stakeholders)
- Meeting #7: March 10, 2021 (committee meeting with stakeholders)
- Meeting #7: August 22, 2024 (business and building owners)
- Meeting #8: August 22, 2024 (bankers and developers)
- Meeting #9: September 17, 2024 (Ames City Council)
Stakeholder/Steering Committee Meetings:
- Meeting #1: June 3, 2024
- Meeting #2: June 27, 2024
- Meeting #3: August 15, 2024
- Meeting #4: November 12, 2024
- Meeting #5: December 18, 2024
Community Survey:
- Conducted between October 1, 2024, thru November 1, 2024
- The survey was communicated to the Ames community at multiple Ames Main Street events and
through these local partners:
o Alliance Email Lists and Shared Social Media Posts
o Ames Community School District Email Lists and Shared Social Media Posts
o Ames Main Street Email Lists and Shared Social Media Posts
o City of Ames:
• CitySide newsletter
• In the Spotlight/City website
• Social Media Posts:
o Facebook:
o Instagram
o Twitter/X
o Threads
• NextDoor (neighborhood social networking app)
• Parks and Recreation E-newsletter
o Discover Ames Visitor and Local Email Lists and Shared Social Media Posts
o Iowa State University Employee and Student Email Lists and Shared Social Media Posts
o United Way of Story County Email Lists and Shared Social Media Posts
Social Media & Digital Outreach:
- Conducted on both Downtown Ames and Alliance social media platforms with multiple posts from
2020-2025
Public Open House:
- Tuesday, February 4, 2025 (8am -10am | 12pm – 2pm | 5pm – 7pm)
56
Downtown Infrastructure Planning
2025-2030 5-Year CIP Projects
Street Paving Improvements
6th Street Reconstruction- FY 27/28
Alley paving south of RR Sherman to Kellogg- FY 25/26
7th Street Reconstruction Grand to Burnett- FY27/28
Wayfinding (Walk N Roll Plan Implementation)
Mall to Downtown-via Clark 2025
Aquatic Center to Downtown 2025
Parks and Recreation
Steven L. Schainker Plaza scheduled completion Spring 2025
Tom Evans Updates 26/27 ($33k)
Transportation Studies-MPO
Duff Corridor Multi-modal Enhancement Study (Main Street to 13th) FY25/26
Other Projects
Comprehensive paving replacement and utility improvements program
Main Street sidewalk paver replacement 2023
Main Street reconstruction 1999
Side streets rehabilitated/reconstructed from 2000-2015
Pillars removed 2024
Parking
City Hall Parking Lot M-Reconstructed 2017
City Hall Parking Lot N-New construction 2023
City Hall Clark Avenue Parking 2023
Other City Parking Lots (CBD Lots behind Main Street Lot X,Y,Z; Lot MM; Lot S; Lot Q),
no planned projects, project life 10-15 years before potential resurfacing maintenance
need
Walker Parking Study 2019 for utilization and rate assessment
Lighting
Rooftop decorative LED lighting Strips 2017
Other City Capital Programs Downtown
Downtown Façade Grant Program
Ames Annual Outdoor Sculpture Exhibition (AAOSE) ~10 sculpture loans per year
Downtown Ames Organization funding
57