HomeMy WebLinkAbout~Master - Packet of Communications to Council as of September 18, 2026
City Manager’s Office 515.239.5105 main 515 Clark Ave. P.O. Box 811
515.239.5142 fax Ames, IA 50010
www.CityofAmes.org
MEMO
To: Mayor and City Council
From: Renee Hall, City Clerk
Date: September 18, 2026
Subject: Packet of Communications to Council
Listed below are the communications to the City Council known to staff as of September
18, 2026:
1. Katey Koppes, Ames Resident – September 8, 2026
RE: Request for text amendment to the Home Occupation regulation for at
home chiropractic business
2. Melissa Martin, Ames Resident – September 8, 2026
RE: Request to reduce unnecessary nighttime lighting during spring and fall
bird migration, specifically Trice Stadium
3. Sara Van Meeteren, Building Official – September 10, 2026
RE: Memo on Ampustown Area Property Maintenance
4. Erik Charter, Property Manager at West End Living – September 12, 2026
RE: Concerns regarding anti bird devices on Kwik Star in West Ames
5. Douglas Pepe, Ames Resident – September 14, 2026
RE: Request for Council to consider an inquiry to Staff on information on the
Vacancy of Low-Income Housing Units in Ames
6. Kevin Bourke, President & CEO of Discover Ames – September 15, 2026
RE: Request that the City of Ames pays $5,500 towards the $11,000 ISG
compensation for the Ames Event Center
7. Jessica Baker, Ames Resident – September 16, 2026
RE: Request for Council to address safety gaps in the Ames Rental Code
8. Sara Van Meeteren, Building Official – September 16, 2026
RE: Memo on Luteran Church of Hope signage
9. Luke Jensen, Managing Director for RES Development – September 18, 2026
RE: Request for Council direction on clarification of developer agreement
amendment on The Bluffs development
10. Justin Clausen, PE, Public Works Director – September 22, 2026
RE: Memo on North Ames Flooding – July 4, 2026
1
Hall, Renee
From:senek8078 <senebou4@gmail.com>
Sent:Tuesday, September 8, 2026 9:00 AM
To:Hall, Renee
Subject:Business Proposal - Follow up Per Recommendation of Benjamin Campbell
Attachments:Business Proposal for City Council.pdf
[External Email]
Dear Renee Hall,
I received your contact information from Benjamin Campbell, the City Planner for Ames. I am seeking approval
for a small at home chiropractic business. Mr. Campbell recommended I ask for a text amendment to the
Home Occupation regulation asking for a modification for a chiropractic practice as a home occupation. In the
letter, are the details of the structure of the business still honoring the city's goal for a quiet residential area.
Sincerely,
Katey Koppes
You don't often get email from senebou4@gmail.com. Learn why this is important
Katelyn Koppes, D.C. * 4618 Twain Street *Ames, IA 50014 * (262)408-9967 *
senebou4@gmail.com
September 2, 2026
Renee Hall
City Clerk, City of Ames
515 Clark Ave.
Ames, IA 50010
Dear Mrs. Hall:
I received your contact information from Benjamin Campbell, the City Planner for Ames. I am
seeking approval for a small at home chiropractic business. Mr. Campbell recommended I ask
for a text amendment to the Home Occupation regulation asking for a modification for a
chiropractic practice as a home occupation. In the letter, are the details of the structure of the
business still honoring the city's goal for a quiet residential area.
First, I fully understand the city’s position on operating a business in a residential area. I enjoy
the peaceful atmosphere of my neighborhood and have no intention of disrupting that feel or the
overall flow of our neighborhood. My goal is first and foremost to be a stay-at-home mom, while
seeing a few chiropractic patients on the side.
Seeing a few chiropractic patients from my home would look very different than operating a
full-scale medical practice in several ways. First, chiropractic is a separate entity from medicine.
In chiropractic, we do not prescribe medications, draw blood, give injections, or produce any
hazardous waste. We use only our hands to apply gentle force to restore normal function in the
human body. As such, chiropractic is not considered a branch of conventional medical practice.
In addition, my hours of operation would be significantly less than a medical clinic, keeping
additional traffic at a level that would be virtually unnoticed.
After researching the city codes for Ames, I found that according to the American Legal
Publishing Code Library for Ames per section (b), “The activity shall be conducted in a manner
that will not alter the normal residential character of the premises.” This is important to me as
well. My research shows that according to the American Legal Publishing Code Library for
Ames, a home occupation office space permits up to 10 vehicles per day, with up to 4 family
members per vehicle, between the hours of 6:30 AM - 7:00 PM. My proposed hours and
operating guidelines are as follows:
Each appointment would be 15 minutes long to allow suitable time for me to properly care for
each patient and to also avoid creating a traffic issue with only four appointment times per hour
and only eight total appointment times per day. My intended hours of operation would be:
- Tuesday: 3:00 PM - 5:00 PM
- Wednesday: 9:00 AM - 11:00 AM
- Thursday: 3:00 PM - 5:00 PM
- Friday: 9:00 AM - 11:00 AM
I would not have a need to employ any staff and would have patients park only in my driveway.
The area I would use for seeing patients would be less than 650 square feet, making the office
space less than 50% of the gross floor area. The only equipment I would need would be a single
computer, a single TV monitor, and three small chiropractic tables. I would operate with full
knowledge of all city ordinances and would purposely preserve a residential feel in my
neighborhood. I look forward to your reply and will be happy to answer any additional questions
you might have.
Sincerely,
1
Hall, Renee
From:Melissa <melissa.poppins1964@gmail.com>
Sent:Tuesday, September 8, 2026 1:51 PM
To:City Council and Mayor
Subject:Light Ordinances and Bird Migration Concern
Attachments:IMG_7190.jpeg; IMG_7189.jpg
[External Email]
Dear Mayor Haila and Ames City Council,
I am writing to ask the City Council to consider ways Ames can reduce unnecessary nighttime lighting
during spring and fall bird migration.
On the night of September 5–6, following the Iowa State football game at Jack Trice Stadium, I observed
the stadium's full lighting, including the large LED display/ribbon boards, still illuminated at
approximately 1:17 a.m. and again at approximately 5:30 a.m. The game had ended around 3:53 p.m.,
more than nine hours before my first observation.
The illumination was extraordinarily visible from a significant distance. I was more than 30 miles from
Ames when I first noticed it. Later that night, when I drove past the stadium, it was still illuminated
despite the game having ended hours earlier. The stadium appeared empty, and very few cars were in the
nearby lots.
What particularly concerned me was that this occurred during an unusually active night of bird
migration. According to BirdCast's migration data for Story County, an estimated 1,168,400 birds
crossed the county during the night of September 5–6. The migration period ran from approximately
7:40 p.m. until 6:40 a.m., with a peak of 392,200 birds in flight at 9:20 p.m., classified as a "High"
migration night.
I have attached a screenshot of the BirdCast data for Story County, as well as a radar image from that
evening showing the extensive migration activity across the region.
I subsequently reviewed the City's Outdoor Lighting Code and found that §29.907 specifically
addresses lighting at outdoor recreational facilities, including football fields. The ordinance requires
such lighting to minimize up-light, spill-light, and glare and states that illumination of the playing field,
court, track, or event site after midnight is prohibited.
I am not in a position to determine whether the stadium's LED ribbon boards and other illuminated
displays fall within this provision, particularly given the City's relationship with Iowa State University.
However, I believe it is appropriate for City staff to clarify whether the lighting I observed is consistent
with §29.907 and whether the ordinance applies to Iowa State facilities.
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The Iowa Department of Natural Resources also specifically recommends turning unnecessary lights off
between 11 p.m. and 6 a.m. during April–May and August–October . The DNR notes that more than 80%
of North American migratory birds migrate at night and that artificial lighting can attract or disorient
migrating birds from as far as three miles away. It specifically recommends reducing unnecessary
lighting during periods of heavy migration.
After posting about the situation, other Ames-area residents independently reported similar
observations. One resident said they have seen the stadium lights and video boards illuminated at night
many times over the years and have repeatedly wondered why they were operating when there did not
appear to be anything happening inside. Another resident reported seeing the illumination around 5:45
a.m. on September 6. Someone else commented that, while driving back from Boone, the brightness was
so noticeable that they also initially thought they were seeing lightning.
I recognize that the City of Ames may not have direct authority over Iowa State University facilities. I am
therefore not asking the City to simply order Iowa State to turn off its stadium lights.
Instead, I am asking the Council to:
Determine whether the overnight lighting I observed at Jack Trice Stadium is consistent with
Ames Municipal Code §29.907, and, if that provision does not apply to the stadium's LED
displays or other lighting, determine whether the City's regulations should be updated to address
unnecessary overnight illumination from large electronic displays;
investigate what authority the City has regarding significant light trespass and nighttime lighting
from university facilities;
consider establishing or expanding a voluntary "Lights Out" initiative for Ames businesses,
institutions, and property owners during migration seasons;
work with Iowa State University to encourage the reduction, dimming, shielding, or automatic
shutoff of unnecessary stadium and athletic-facility lighting during overnight hours, particularly
during migration periods; and
explore whether BirdCast migration forecasts could be used to encourage additional reductions
on exceptionally heavy migration nights.
I am not suggesting that necessary security or safety lighting be eliminated, nor am I claiming that the
stadium lighting caused harm to birds on this particular night. My concern is that we have an opportunity
to reduce unnecessary illumination during periods when we know large numbers of migratory birds are
passing through our community.
On this particular night, more than one million estimated birds crossed Story County while the
stadium remained illuminated until at least 5:30 a.m. Even if some of the lighting has a legitimate
operational purpose, I believe it is reasonable to ask whether it could be reduced, dimmed, shielded, or
automatically switched off when the stadium is unoccupied.
Ames has an opportunity to demonstrate that a university community can support both vibrant events
and responsible stewardship of the wildlife that passes through our city.
I respectfully ask the Council to refer this issue to the appropriate City staff for review and to work with
Iowa State University on potential solutions.
3
Thank you for your consideration,
Melissa Martin
Resident of Ames since 2002
MEMO
515.239.5153 main
515.232.5261 fax
515 Clark Ave. P.O. Box 811
Ames, IA 50010
www.CityofAmes.org
Fire Department
Inspections
To: Mayor & City Council
From:
Date:
Sara Van Meeteren, Building Official
September 10, 2026
Subject: Campustown Area Property Maintenance
The City Council referred a letter to staff regarding property maintenance in the
Campustown area from Luke Jensen (attached) at the August 11, 2026 City Council
Meeting.
City staff toured the Campustown business area (commercial properties from Lynn to
Hayward and Lincoln Way to Knapp) on August 12th and identified 11 violations of the
Ames Municipal Code including litter/appliances, vegetation, and improper siding
material. Each property owner was contacted and have already complied with or have
plans for compliance. Each violation is summarized below:
1.) 2530 Chamberlain – Dead/dangerous tree. A code case was opened 8/12/26. The
owner responded that a contractor has been hired for removal. They have a compliance
date of 9/11/26. Compliance verified on 9/10/26.
2.) 113 Welch – Noxius Weed. A code case was opened 8/13/26. Owner responded
that it will be taken care of. They had a compliance date of 8/20/26. The tree was not
removed on that date. They were given a second notice with a compliance date of
8/28/26. Compliance was verified on 8/27/26.
3.) 109 Welch – Garbage/Appliance behind dumpster area. A code case was opened
8/13/26. They had a compliance date of 8/20/26. The garbage was not removed on that
date so they were given a second notice with a compliance date of 8/28/26. A final
violation notice was mailed on 9/3/26 with a deadline of 9/17/26. A citation will be issued
if not in compliance on that date.
4.) 2516 Lincoln Way – Noxious weeds. A code case was opened 8/12/26. The owner
responded that they had a contract for mowing and are now aware that they have not
been getting mowed per the contract. The property was in compliance on 8/17/26.
5.) 115 Welch – Noxious weeds. A code case was opened 8/13/26. Compliance was
confirmed on 8/19/26.
6.) 121 Welch – Garbage, Litter, TVs in garbage area. A code case was opened
8/13/26. Compliance achieved 8/14/26.
7.) 115 Welch – Litter in City lot. Public Works tries to do a clean-up a few times each
year, but there is no regularly scheduled litter maintenance in City parking lots.
8.) 133 Welch – Appliance by garbage. A code case was opened 8/13/26. Compliance
was confirmed 8/19/26.
9.) 218 Welch – Noxious Weeds/Yard Waste. A code case was opened on 8/4/26. The
property sold on 6/23/26 and the new owners (Green State Credit Union) are obtaining
bids to have the exterior cleaned up with a compliance date of 8/31/26. They have plans
to remodel the post office into a credit union and create a green space with the rest of
the area. A contractor was on site on 8/27/26 to begin mowing. Compliance was
confirmed on 9/15/26.
10.) 2420 Lincoln Way – Litter. A code case was opened 8/13/26. Compliance achieved
8/13/26.
11.) 108 Hayward – North Wall is covered in plywood. This was the solution for a
previous case in which bricks were falling into the alley. The plywood was added to
keep the bricks from falling. It is now a violation of the public nuisance ordinance but
was not a violation at the time it was installed. A code case was opened 8/13/26. The
owner is working with a contractor and the Planning Department to find an appropriate
siding material and determine if there are any façade grant opportunities. They have a
compliance date of 9/14/26.
Mr. Jensen’s letter referenced dumpsters placed in the right-of-way at 119 Stanton.
Staff verified that the adjacent property owners had obtained a Temporary Obstruction
Permit to allow the dumpster to be placed along the curb during tenant move-in/move-
out.
Temporary Obstruction Permits currently require staff approval. If the Council would like
to restrict the locations for dumpsters they will need to provide staff with additional
direction.
Staff noticed that there were several dumpsters placed within Lot X in Campustown that
do not have any sort of obstruction permit. Some are tucked away and screened while
others are placed within parking spaces. Council may want to consider looking into a
screened collection area for all businesses to share to limit the number of dumpsters
and the amount of litter.
In years past, staff has worked with the Campustown Action Association (CAA) to
address general concerns in the area. The CAA was invested in the upkeep and
vibrancy of this business district and played an important role keeping code violation
cases to a minimum. Staff believes that seeking assistance from this group to help
reinforce with property owners the importance of keeping this area well maintained
would be beneficial.
Another idea would be to create an ‘adopt-a-‘lot’ program where businesses,
fraternities/sororities, or churches could sponsor a city-owned lot to ensure the area
remains clean and welcoming.
1
Hall, Renee
From:Erik Charter <erik.charter@jensengroup.net>
Sent:Saturday, September 12, 2026 2:17 PM
To:mattymcd1111@gmail.com
Cc:Ames Inspections; City Council and Mayor; Jpm Office
Subject:FW: Kwik Star new anti bird devices constantly flashing light into apartment
Attachments:IMG_0080.mov; IMG_0083.mov
[External Email]
Matthew,
This is a great question and I do not know the answer. I will check with the City of Ames, including the
Council & Mayor, who are very sensitive to complaints about light pollution – especially light pollution
that is disturbing to birds, not to mention humans - to see if this is legal inside the City of Ames. We
ourselves have a serious pigeon problem to the west of where you live, but had not considered doing
anything with light to combat it.
Erik Charter
West End Living
From: Matthew McDaniel <mattymcd1111@gmail.com>
Sent: Saturday, September 12, 2026 11:28 AM
To: Erik Charter <erik.charter@jensengroup.net>
Subject: Kwik Star new anti bird devices constantly flashing light into apartment
Hi,
This is Matthew McDaniel from coconino apartment #310. With the new addition of the anti bird devices
added to the roof of the kwik star across the street at all times during the day it flashes light into the
apartment constantly. I attached some videos of this happening. I can only assume that this is
happening to the other tenants as well. I just wanted to bring this to your attention and ask if there was
anything that could be done about this.
Thanks for your help!
Matthew McDaniel
Coconino #310
1
Hall, Renee
From:Douglas Pepe <dougpepe.dp@gmail.com>
Sent:Monday, September 14, 2026 4:47 PM
To:City Council and Mayor
Subject:RE: Vacancy of Low-Income Housing Units in Ames?
[External Email]
Greetings Mayor & Council,
When I chanced a visit to the Baker Latimer Subdivision on Tripp & State Low Income Housing, my
credit was too low. I am extremely low income receiving Supplemental Security Income at about
$13,000 a year. I don't know what the minimum income required is to rent the apartment unit, but I was
immediately met with a financial barrier.
I am not in a transition from homelessness but I have lived experience of hitchhiking, traveling by
cardboard sign with direction I'm headed & my thumb out aligned with the exit of the on-ramp,
destination, Austin, Texas.
In Austin, The majority (of units of low income housing) are for those earning at least 50%
of an area’s median income, or AMI. In Austin, that’s a single person earning roughly
$47,000 a year, as compared with an extremely low-income person earning under
$28,000.
I would like to know if Council would consider in a future agenda an inquiry to staff of any
possible existing information on the Vacancy of Low Income Housing Units in Ames.
https://apnews.com/article/affordable-housing-shortage-poorest-us-
80fab2a0fb645e4d629b0ef7e3c2b496
Thank you for your time,
Doug A Pepe
3539 Tripp St.
Ames, Iowa 50014
1
Hall, Renee
From:Kevin Bourke <kevinb@discoverames.com>
Sent:Tuesday, September 15, 2026 2:11 PM
To:City Council and Mayor
Cc:Schainker, Steve
Subject:Ames Event Center Request
[External Email]
Mayor and Ames City Council,
During a recent mee ng with City Manager, Steve Schainker, regarding the Discover Ames request for funding of the
Ames Event Center, it was determined that addi onal informa on is needed. Discover Ames has contracted with I & S
Group, Inc. (ISG) to:
(1) Create a new site plan for the proposed loca on east of Kellogg
(2) Validate the conceptual building floor plan
(3) Provide conceptual site and building cost es mates
We hope to have this update informa on by mid-October for city staff and council review.
I respec ully request the City of Ames to pay $5,500 towards the $11,000 ISG compensa on for the requested updated
informa on.
Please let me know if you have ques ons or need addi onal informa on.
Sincerely,
KB
Kevin M. Bourke
President & CEO
1601 Golden Aspen Drive, #110
cell: 515.460.8870
DiscoverAmes.com
1
Hall, Renee
From:MJ B <jesimikebaker@gmail.com>
Sent:Wednesday, September 16, 2026 11:45 AM
To:City Council and Mayor
Cc:VanMeeteren, Sara
Subject:Urgent Request - Radon Safety in Rental Properties
Attachments:9875.jpg; 9943.jpg; 9641.jpg; 9941.jpg; 9643.jpg; file_
0000000095348211b5405f3026599177.jpg; LETTER OF COMPLIANCE.PDF.pdf
[External Email]
Dear Mayor Haila and Members of the Ames City Council,
I am a graduate and the parent of multiple Iowa State University students, one of which is currently living
in an Ames rental home. I am asking the Council to address what we have discovered is a serious safety
gap in the Ames Rental Code.
Elevated radon readings were detected in my daughter's rental home at 2513 Hunt Street, which includes
a basement bedroom recognized in City inspection records. While we used a personal radon detection
device for the initial readings and understand these can be innacurate, we notified the property manager
in writing, MTR Properties, and requested professional testing.
MTR refused.
In writing, MTR stated that it would not accept the radon findings, would not act on them, and "will not be
authorizing testing or entry."
MTR specifically cited the City's inspections and Letter of Compliance in asserting that the property is
"safe and habitable."
We therefore contacted the City Building Official Sara Van Meeteren who was nice enough to clarify in
writing:
"Radon testing and mitigation is not addressed in the Code so the LOC does not represent any sort of
radon compliance/non-compliance. A compliant radon level is not required to occupy a basement."
That is the gap I am asking the Council to address.
Iowa has a cancer problem, we all know this. Iowa also has an extraordinary radon problem.
According to Iowa HHS, the Iowa Radon Survey found 71.6% of Iowa homes above the EPA action level of
4 pCi/L—the largest percentage in the nation. Radon is a known cause of lung cancer and, according to
the EPA, is the leading cause of lung cancer among nonsmokers. I personally know several people
diagnosed with stage 4 lung cancer due to radon exposure and it is heartbreaking. I know we can do
better for our kids now that we know the dangers radon poses.
Some people who received this message don't often get email from jesimikebaker@gmail.com. Learn why this is important
2
And, with a little hurt Cyclone pride, I have to point out that Iowa City is already ahead of us on this. Iowa
City requires radon testing for single-family and duplex rentals and requires mitigation when levels reach
4.0 pCi/L or higher—with special attention to homes with basement bedrooms. If the Hawkeyes can
figure this one out, surely the Cyclones can do it better. Let's make Ames a leader in protecting the
students and families who call our community home.
Therefore, I respectfully ask the Council to consider whether Ames rental regulations should require
radon testing, disclosure of results to tenants, and appropriate follow-up when elevated levels are
confirmed, particularly in rental properties containing basement sleeping rooms.
This is bigger than one rental house or one landlord.
Thousands of young people come to Ames for an education, and students and their parents may
reasonably believe that a City-inspected rental carrying a Letter of Compliance has been evaluated for
major health and safety hazards. We now know that radon is not part of that determination.
These are our kids.
We simply want to know that the air our children are sleeping in is safe and to be allowed to correct the
problem if it isn't. In a state with Iowa's documented radon risk, protecting students from a known
carcinogen deserves serious consideration.
I would welcome the opportunity to speak with the Council and provide the documentation surrounding
our experience. I have attached the relevant City inspection records, MTR correspondence, radon
information, and the City's clarification regarding the Letter of Compliance.
Thank you for your time and consideration.
Jessica Baker
ISU Grad '95
Parent of 2 Iowa State University students (1 more in 2030!)
(319)800-5591
Jesimikebaker@gmail.com
MEMO
515.239.5153 main
515.232.5261 fax
515 Clark Ave. P.O. Box 811
Ames, IA 50010
www.CityofAmes.org
Fire Department
Inspections
To:
Cc:
Mayor and City Council
Kelly Diekmann, Planning and Housing Director
From:
Date:
Sara Van Meeteren, Building Official
September 16, 2026
Subject: Lutheran Church of Hope Sign
At the September 8, 2026 Council Meeting, the City Council referred a letter from Jason
Dietzenbach regarding signage at Lutheran Church of Hope. The letter requested a text
amendment that would allow larger signage for their church at 5001 Lincoln Way. This
site is zoned residential. Their rationale for changing the signage allowance is the
overall size of the church and its location along an arterial street.
The City primarily regulates signage standards within Chapter 21 of the Ames Municipal
Code which prohibits signage in residential zoning districts with the following
exceptions:
Sec. 21.121 On Premises Signage. For all signs subject to the sign regulations, in
agricultural, commercial and industrial zoning districts in the City of Ames except in the
S-HM District, there may be three (3) square feet of signage for each foot of street
frontage. Signs in the Planned Zoning districts are as permitted on the approved site
plan. Where any side of a building abuts on an alley, only painted on wall signs shall be
permitted on the side abutting the alley. Such sign shall be calculated as part of total
permissible signage. For all signs subject to the sign regulations in residential zoning
districts in the City of Ames, only the following signs are permitted:
1. Real estate signs not exceeding six (6) square feet in area, which advertise the
sale, rental, or lease of the premises upon which said signs are located only.
2. Signs, including bulletin boards, which are not over sixteen (16) square feet
in area for public, educational, charitable, fraternal or religious institutions,
or privately-owned parks, when such signs are located on the premises of
such institution.
3. Signs denoting only the name and profession/business or an occupant in a
commercial building, public institutional building, or dwelling house and not
exceeding two (2) square feet in area.
4. Single sign denoting the architect, engineer or contractor when placed upon work
under construction and not exceeding thirty-two (32) square feet in area.
5. Memorial signs or tablets, names of buildings, and date of erection when cut into
any masonry surface or when constructed of bronze or other noncombustible
materials.
6. Publicly owned street name signs, traffic control signs, legal notices, railroad
crossing signs, danger and temporary warning or emergency signs; and
emblems, names, logos, and symbols on motor vehicles and equipment being
used for purposes other than the display of signs or advertising devices.
7. Public service signs which give only directions in and out or signs which provide
only information about directing people to ancillary facilities such as parking,
entrance, etc.
8. Temporary or portable sign.
9. Subdivision development signs.....
10. Residential subdivision entrance signs.....
11. Multiple-family development entrance signs....
12. Commercial signage for mixed-use developments...
The standards within the Sign Code are very dated and most have not been updated
since the 1990's. Therefore, staff has reviewed comparable sign standards that are part
of recent Zoning Ordinance changes related to compatibility with mixed use or adjacent
residential neighborhoods. For example, Neighborhood Commercial (NC) and
Convenience General Services (CGS) include and/or abut residential zones and have
specific standards written into the Zoning that are more restrictive than the base
standards in the Sign Code. The standards for these zones try to protect the abutting
single-family homes from nuisances, such as lighting, that can result from commercial
signage.
These standards are summarized in the table below:
The sign shown in the applicant’s letter is a total of 66.65 square feet which is
under the maximum allowed 70 square feet in CGS, but not the maximum of 32
square feet allowed in NC. Note that one of the most significant issues related to
signs and their size is the lighting of signs, which is not addressed in the sign
code, but is addressed in the Zoning Ordinance for residential compatibility.
Staff would be supportive of adopting the standards that currently apply to NC or
CGS into the Sign Code to apply to all building uses listed in Sec. 21.121(2)
(public, educational, charitable, fraternal or religious institutions, or privately
owned parks, when such signs are located on the premises of such institution)
when the uses are on larger sites. Smaller sites such as typical fraternity and
sorority sites likely do not warrant larger signage. There may also need to be
details about placement on upper levels of buildings to address the compatibility
of larger wall signs on a building.
Over the last few years, staff have received complaints regarding the brightness
of signs in residential areas. Council may want to adopt more restrictions for or
prohibit electronic message signs and/or illuminated wall signs in these zones to help
keep the amount of lighting and glare to a minimum. Staff recommends this issue be
addressed regardless of whether or not there is an interest in allowing for larger
signs in residential zoning districts.
If the City Council is interested in changing the sign standards to accommodate
the proposed sign at the Lutheran Church of Hope, they should direct staff to
draft a text amendment that is the same as the zones listed above, a mix of the
zones listed above, or require staff to do additional research creating alternative
standards.
Additionally, staff believe that addressing lighting allowances, especially in
reference to electronic message boards in and near residential zoning districts, is
a necessary update to the sign code.
1
Hall, Renee
From:Luke Jensen <luke@resgi.com>
Sent:Friday, September 18, 2026 12:00 PM
To:City Council and Mayor
Cc:Diekmann, Kelly; kfriedrich@friedrich-realty.com
Subject:Clarity on The Bluffs Developer Agreement Amendment
[External Email]
Mayor and Council,
We are writing to request Council direction on a clarification to our developer agreement amendment
that will allow us to move forward without further delay.
As background, we have already contributed $135,000 toward intersection improvements, originally
paid toward the signal option. The Council subsequently approved an additional developer-paid
$200,000 contribution toward intersection improvements. We believed this combined $335,000
covered either the roundabout or the signal option. We have since learned that the ultimate outcome
is pending the final intersection design, which will not be determined until all funding sources are
identified and bids are received/awarded - a process that may take several more months. We have
discussed this directly with staff, and they understand our feeling of being in limbo. They do not object
to the outline we are proposing; however, they indicated they need Council's direction before the y can
move forward.
The clarification we are requesting is simple: that our total contribution of $335,000 – comprised of
the $135,000 already paid toward the signal option and the additional $200,000 subsequently
approved to be confirmed as full and final satisfaction of our intersection improvement obligation,
regardless of which design the city ultimately selects. This does not require the Council to make any
decision about the intersection design itself, nor does it affect the ongoing funding and bidding
process for the project as a whole. It simply allows our specific obligation to be closed out now, rather
than remaining contingent on a timeline outside of our control.
Since timing is critical for us to proceed with capital outlays that should be directed toward vertical
construction of homes, townhomes and apartments, we would ask that the Council provide staff with
direction to finalize the amendment on this basis at the earliest opportunity. We are happy to provide
any additional information the Council may find helpful, and staff can speak further to the details of
the proposal.
Luke and Kurt
--
LUKE JENSEN, CCIM
RES Properties | RES Development
2519 Chamberlain St., Ste 101
Ames, IA 50014 | 515.290.3487
Licensed Real Estate Broker in the State of Iowa
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
To: Mayor and Ames City Council
From: Justin Clausen, PE, Public Works Director
Date: September 22, 2026
Subject: North Ames Flooding – July 4, 2026
BACKGROUND:
At the July 28, 2026 City Council meeting, the Council referred to staff two (2) requests from
citizens, Ann Shuey and Mike Frisk, regarding concerns stemming from flooding that occurred
in the community on July 4, 2026.
At the September 8, 2026 meeting, the Council referred an additional letter from Janet Padgitt
expressing concerns regarding flooding from the same July 4, 2026 event.
Staff and City Council members have also received a number of emails and phone calls
regarding the flooding in addition to the letters above.
RECAP OF RAINFALL EVENTS:
In June 2026, the month prior to the flash flood event, Ames received 120% of its normal
monthly rainfall. This context is important as it is indicative of how saturated the ground was
prior to the events of July 2026.
Overnight July 2 into July 3, Ames received widespread rain that totaled between 2.5 and 3
inches of rain. The same storm produced more than 10 inches near Alleman and significant
flash flooding in northern Polk County.
Rain fell again overnight July 3 into July 4. More than 3 inches was widespread across Ames,
while gauges in northern Ames recorded approximately 6 to 7 inches. Much of the heaviest
rainfall fell within several hours overnight and during the early morning of July 4.
The combination of the two events totaled over 9 inches of rain over north Ames in
roughly a 32-hour period. These events have been characterized by the National
Weather Service’s Des Moines office as nearly a 1,000-year rainfall event. That
characterization is not meant to mean that it will occur every 1,000 years, but that the
chance of it occurring in any particular year is 0.1%.
Image number 1 on the next page indicates a visual depiction of the rainfall event.
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
Image Number 1 (courtesy of the National Weather Service – Des Moines)
The final page of this memo provides additional context by comparing established 24-hour and
48-hour design rainfall depths with measurements from the observation site 3 miles north-
northwest of Ames. Rainfall varied across the community, so the measured values shown
should not be interpreted as applying uniformly to all locations.
MUNICIPAL STORM SEWER DESIGN:
The storm sewer system in Ames is generally designed to convey approximately a 5-
year storm event through the underground pipe and intake system. This is consistent
with the urban drainage criteria in the Statewide Urban Design and Specifications
(SUDAS) Design Manual. SUDAS design standards are not unique to Ames and it is
widely used by peer communities in across Iowa, including Des Moines, Ankeny,
Waukee, West Des Moines, Grimes, Iowa City, and Altoona among many others.
Larger rainfall events outside of the 5-year storm are expected to exceed the capacity of the
underground system, at which point streets, drainageways, detention areas, and other surface
drainage routes become part of the overall stormwater system. During these times, it is
typical to see ponding of water in the street, overland flowing of water between drainage
areas, and water being detained in those detention areas.
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
Stormwater detention facilities are designed and evaluated for events through the 100-
year storm (1.0% chance this storm will occur in any given year). Events larger than
the applicable design event can exceed available storage or conveyance capacity and
activate overflow routes. The resulting surface flows may affect downstream or
adjacent properties depending on rainfall location, duration, intensity, topography,
and the available drainage paths.
OBSERVED IMPACTS IN AMES:
The July 3 through July 4 rainfall substantially exceeded the 5-year design basis for the
underground storm sewer system. Depending on the location and duration evaluated, rainfall
also approached or exceeded larger-event thresholds. The most significant reported impacts
occurred in north Ames, generally north of 13th Street.
City staff activated the Incident Command Center (ICC) during the early morning of July 4 in
response to flash flooding and rapid rises in Ioway Creek and the South Skunk River.
Numerous locations of street ponding were reported, and staff temporarily closed streets during
the peak of the event. Most streets drained within approximately an hour after the heaviest
rainfall ended. East Lincoln Way and East 13th Street east of Interstate 35 remained closed
for approximately 24 hours as runoff continued to drain from adjacent agricultural land.
The South Skunk River at Highway 30 crested at 23.3 feet around noon on July 4, the tenth-
highest crest on record. Ioway Creek at Lincoln Way crested at 11.5 feet around 11 a.m., the
fourteenth-highest crest on record.
Staff received reports of private property damage associated with overland flow, sanitary sewer
backups, and sump pumps that failed or could not keep pace with inflow. Staff has compiled
the available information, met with many of the property owners and tenants, reviewed the
reported pathways through which water entered individual properties, and have begun to
televise sanitary and storm piping in areas of concern.
Staff has received reports from 51 unique locations across the community. Some of the reports
do include multiple properties. Of those 51, over half (27) indicated that damage occurred from
overland flow entering private property through window wells. An additional 14 included reports
that water entered through the sanitary sewer system.
An additional 83 locations were identified through the permitting process which indicated
replacement of furnaces, water heaters, and other appliances where the result of flooding.
Some of those locations are duplicate properties included in the 51 reports. Staff continues to
update the information as additional documentation becomes available.
However, regardless of how any damage occurred, Image Number 2 below begins to provide
distinct geographic areas where impacts from the flash flooding become apparent. The image
is a screenshot of an active map where all of the reporting is collected and analyzed. The
varying colors and shape indicate different types of issues reported and impacts from the flash
flooding.
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
Image Number 2
ONGOING SYSTEM EVALUATION
Before the July 4 event, the City had begun a more detailed evaluation of stormwater
conditions in selected areas. On January 13, 2026, the City Council approved a
professional services agreement with HDR Engineering Inc. of Omaha, Nebraska, for
this work. The study is intended to improve the City's understanding of system
performance during larger rainfall events and identify potential improvements for
consideration in future Capital Improvements Plan (CIP) development.
The original scope included three areas that also experienced impacts during the July 4 event.
Available project funding allowed staff to add additional areas north of 24th Street and east of
Fletcher Boulevard based on the geographic pattern of reported flooding. Including these areas
will allow the consultant to evaluate storm sewer flows, surface drainage paths, ponding, and
other conditions under events that exceed the underground system's design capacity.
Staff continues to work with HDR on the expanded evaluation of all of the known properties
impacted. Image Number 3 below shows the extent of the original study scope (in orange) and
the expanded (in blue) and proposed study scope (in red). The findings will help inform
development of the next CIP, which will be presented to the City Council this winter through
the normal review and approval process. Any potential improvements will be considered
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
with existing stormwater priorities based on technical feasibility, expected benefit, cost,
coordination needs, and available funding.
Image Number 3
RESPONSES TO SPECIFIC PROPERTY CONCERNS:
In response to the request from the three property owners that have written to the City Council,
staff would offer the following:
Ann Shuey – Nixon Drive: Ms. Shuey wrote on behalf of her mother, who lives along Nixon
Drive. Her letter describes the flooding and asks about contributing conditions, engineering
review, inspection and maintenance practices, future planning, and assistance available to
property owners.
Nixon Drive is included in the additional area added to the stormwater study. Staff intends to
evaluate how the existing storm sewer and surface drainage system performed during the
event and identify any conditions that warrant further consideration. City stormwater intakes
are inspected at least once every ten years, and many are inspected more frequently. Staff
responds when a blockage is identified in an intake or storm sewer. The Nixon Drive intakes
were last inspected in 2023 and were operating as intended at that time. Inspection notes also
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
identified structural deterioration that may warrant replacement or improvement as part of a
future street project.
Sanitary sewer backups were also reported in the Nixon Drive, Wheeler Street, and Polaris
Drive areas. Staff completed Closed-Circuit Television (CCTV) inspections of sanitary sewer
piping in the area. No major defects were identified as obvious inflow locations during this
inspection. Additional flow monitoring, testing, and inspections will be required to determine
sources of inflow and potential illicit connections.
Nixon Drive is programmed for street reconstruction in the 2026-31 CIP in FY 2028/29. As part
of project design, staff will evaluate the condition and appropriate treatment of the storm sewer
intakes and sanitary sewer piping within the project area.
The City does not currently offer direct financial assistance for private property damage. The
Federal Emergency Management Agency and Iowa Homeland Security and Emergency
Management Department have made assistance available for eligible, documented losses
associated with the July 4, 2026 flooding.
Mike Frisk – Luther Drive, Regency Ct, 28th Street, and Taft Drive: Mr. Frisk manages
several north Ames properties that experienced damage during the event. He requested that
these areas be evaluated and that the City Council consider the concerns of affected owners
and residents.
These locations are included in the additional area of study for the storm sewer evaluation.
The evaluation will document system and surface drainage behavior during the July event and
help staff determine whether additional analysis or potential improvements should be
considered through a future CIP.
Janet Padgitt – 4317 Stonebrook Drive: Ms. Padgitt described flooding on July 4, 2026, and
a similar occurrence in September 2016. On both occasions, water entered through basement
egress windows. She requested that the City evaluate contributing conditions and consider
measures that could reduce the risk of similar impacts.
Staff has identified conditions that may have contributed to the reported flooding near this
property. Those conditions will be evaluated further as staff develops the upcoming CIP.
STAFF COMMENTS:
The events of July 4 have proven to be challenging for the community . The City's storm sewer
system is not designed to capture and convey a rainfall event of the magnitude of July 4, 2026
entirely underground. Design standards established by the City of Ames are consistent with
statewide SUDAS design standards. When rainfall exceeds the design capacity of the
underground system, streets, drainageways, detention areas, and other surface features carry
and temporarily store stormwater as part of the major drainage system.
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org
During an extreme event, water can accumulate and follow available overland drainage paths
between drainage areas and toward lower elevations. Reported impacts from July 4 illustrate
this behavior where more than half of the property reports identified overland flow, including
water entering through window wells.
Evaluation is underway in several impacted areas. Staff is proposing to add in additional
areas that are intended to encompass the remainder of the flood impacted areas shown
in red on Image Number 3. It is estimated that a change order in the amount of $50,000
to $60,000 will need to be approved by the City Council to add these additional areas.
Revenue from the Stormwater utility fund is being identified and prioritized for this
additional study. Staff intends to bring the change order to the City Council for
consideration as soon as possible.
The HDR study will examine storm sewer flows, ponding, and overland drainage paths during
events that exceed the underground system's design criteria. The findings will document how
the system responded and identify conditions that may warrant additional evaluation and
potential capital improvements.
Staff will use the study findings and reported impacts when reviewing stormwater
priorities for the next CIP. This process will consider potential improvements alongside
previously identified needs and may identify areas where additional technical study is
appropriate.
While improvements for every area is the goal, the impact of an event of the magnitude
that was experienced in July brings to light that some improvements may not be
technically feasible or may not be able to be completed in a short time frame. Making a
pipe larger, for example, to convey additional stormwater requires that downstream pipes can
also handle the additional conveyance. Those additional pipes may require upgrading and that
requires careful planning in order to coordinate the improvements far enough downstream.
Drainage easements and overland conveyance routes remain necessary for overland flow
during events that exceed underground system capacity. In some locations, these routes may
be higher than a private property's lowest opening. The ongoing evaluation may identify
opportunities to improve public drainage performance. However, larger events will
continue to produce overland flow and, therefore, property-level improvements may
also be appropriate to reduce exposure, particularly at window wells and basement
openings.
Staff will continue to study, communicate with residents, program, and prioritize improvements
in the CIP in response to the flash flooding event of July 4, 2026.
MEMO
Public Works 515.239.5165 main 515 Clark Ave. P.O. Box 811
Administration 515.239.5404 fax Ames, IA 50010
www.CityofAmes.org