Ames urbanization and densification

[Frak]

The biggest problem with the layout of Ames (other than E/W travel) is that they have too many commercial centers spread out around town. Instead of one downtown district, they have Campustown, Main St, Duff, Sommerset and West Ames. Not that they aren't needed given the spread of the city, but it would have been nice to have a Main St/Campustown area combined as a main entertainment district. It is what it is at this point.

I think that they are doing some of the things needed traffic-wise. Extending Grand will take some pressure off of Duff. If they extend Bloomington to I35, then that opens up easy access from the interstate to NW Ames. I think that they need to relocate that fire station on Welch and make the first block or two pedestrian only. The intramodel facility should be enough parking to accommodate lost parking along Welch.

 

[AuH2O]

I think that is exactly it. Students almost never go down there, nor does a lot of the population outside one or two businesses. It is inconvenient and I think there needs to be a bit more variety in businesses to draw more people.

On one hand people say there’s not enough diversity of business to draw people, yet people say it’s too congested. Between Main parking, the lots to the South and off street to the North there is probably adequate parking.

I would like to ultimately see some better development on the North-South streets between Lincoln Way and 6th with some additional parking. The RR tracks add a big challenge to that though.

 

[Cypow]

I think that is exactly it. Students almost never go down there, nor does a lot of the population outside one or two businesses. It is inconvenient and I think there needs to be a bit more variety in businesses to draw more people.

I love that the Ames 2040 plan is encouraging apartment/hotel/retail development between Lincoln Way and Main Street.

But what I think would be really beneficial for downtown is adding more development (apartments, commercial, and retail) north of Main Street on 5th and 6th Street.

Downtown really lacks "depth", as it consists of just one street. It would be great for the area if younger people were actually encouraged to live there (and provided the proper amenities/shops/etc. to do so). Eventually adding modern apartment buildings north of Main Street seems like a logical next step. Of course, leave the idyllic feel of Main Street as is, but a push for real development on 5th and 6th could do wonders for downtown. I could see a future where grad students would prefer to live downtown rather than in Campustown. Seeing as Ames has two "downtowns", the city might as well utilize both of them for their unique strengths.

 

[Pat]

I think that is exactly it. Students almost never go down there, nor does a lot of the population outside one or two businesses. It is inconvenient and I think there needs to be a bit more variety in businesses to draw more people.

I think students are/were starting to go downtown more. DG’s had a good undergrad presence before they got shut down. London Underground was definitely more of a grad student vibe, but the last few times I was there, it seemed like a really young crowd. Although that may say more about me than everyone else.

 

[AuH2O]

I love that the Ames 2040 plan is encouraging apartment/hotel/retail development between Lincoln Way and Main Street.

But what I think would be really beneficial for downtown is adding more development (apartments, commercial, and retail) north of Main Street on 5th and 6th Street.

Downtown really lacks "depth", as it consists of just one street. It would be great for the area if younger people were actually encouraged to live there (and provided the proper amenities/shops/etc. to do so). Eventually adding modern apartment buildings north of Main Street seems like a logical next step. Of course, leave the idyllic feel of Main Street as is, but a push for real development on 5th and 6th could do wonders for downtown. I could see a future where grad students would prefer to live downtown rather than in Campustown. Seeing as Ames has two "downtowns", the city might as well utilize both of them for their unique strengths.

The Sheldon Munn building apartments are a good test for downtown living that would appeal to grad students and younger professionals. I would love to see more businesses down there. Having nice residential mixed in would be needed to do so.

 

[harimad]

View attachment 74411

I like this chart; I am a big fan of the emotion-focused “medicate” option.

 

[BryceC]

They should have urbanized in campustown a lot longer ago. The fact that there are tons of huge ugly apartments in west Ames, way outside of walking distance, is just absurd.

 

[Angie]

On one hand people say there’s not enough diversity of business to draw people, yet people say it’s too congested. Between Main parking, the lots to the South and off street to the North there is probably adequate parking.

I would like to ultimately see some better development on the North-South streets between Lincoln Way and 6th with some additional parking. The RR tracks add a big challenge to that though.

I've definitely seen the lots to the South all full in the evenings or weekends, and the side streets fill up pretty quickly even during the business day. I think there has to be a way to fix both the congestion down the road AND the parking. It seems to me that removing the parking on the actual road and making parking ramps to the south would fix both problems. They don't have to be huge, but it would also help protect some from the sound of the trains just to the south.

 

[Cypow]

They should have urbanized in campustown a lot longer ago. The fact that there are tons of huge ugly apartments in west Ames, way outside of walking distance, is just absurd.

Agreed, the development of West Ames might just be the worst offense the city has committed in terms of planning. It hurt Campustown and downtown and somehow made a small city like Ames sprawl more than was necessary at the time.

That said, I think building at the periphery is going to continue in Ames for some time, and that's not really unique to Ames. Hopefully the "sprawl" can be balanced with infill development and a focus on density at the centers.

 

[Cypow]

I've definitely seen the lots to the South all full in the evenings or weekends, and the side streets fill up pretty quickly even during the business day. I think there has to be a way to fix both the congestion down the road AND the parking. It seems to me that removing the parking on the actual road and making parking ramps to the south would fix both problems. They don't have to be huge, but it would also help protect some from the sound of the trains just to the south.

In a way, the RR seems somewhat advantageous in terms of getting those parking ramps built, because no one could reasonably argue that something other than a parking ramp should go there.

I just hope they make them deep/tall enough to provide adequate parking for the entire downtown area. Once more development starts north of Main, it would be great if a parking structure didn't have to be thrown up next to every apartment building, because the existing parking is already sufficient.

 

[AuH2O]

I've definitely seen the lots to the South all full in the evenings or weekends, and the side streets fill up pretty quickly even during the business day. I think there has to be a way to fix both the congestion down the road AND the parking. It seems to me that removing the parking on the actual road and making parking ramps to the south would fix both problems. They don't have to be huge, but it would also help protect some from the sound of the trains just to the south.

I agree with this and like that idea a lot. I would like to see the Main st. parking removed, have Lincoln way be something of a gateway to downtown with parking for a pedestrian friendly district that includes more development on 5th and 6th streets and the North South streets, particularly between Main and 6th.

It will take a long time and more growth in town to get there, but I think it's the ideal spot for grad students/postdocs and younger professionals. I also think there is appeal by the empty nesters looking for low maintenance nice loft/condo housing that's close to businesses. The Roosevelt school condos seem to sell pretty easily for quite a high cost, so I think something downtown if it was nice there would be some demand.

I know that was some of the intent with Somerset, but there never got to be the critical mass of retail businesses in place to quite pull that off. Not to mention, I don't think quality of the living spaces is what it is in places like the Roosevelt school. I'm sure there is plenty to learn from Somerset that can be applied to boosting downtown.

 

[Angie]

I agree with this and like that idea a lot. I would like to see the Main st. parking removed, have Lincoln way be something of a gateway to downtown with parking for a pedestrian friendly district that includes more development on 5th and 6th streets and the North South streets, particularly between Main and 6th.

It will take a long time and more growth in town to get there, but I think it's the ideal spot for grad students/postdocs and younger professionals. I also think there is appeal by the empty nesters looking for low maintenance nice loft/condo housing that's close to businesses. The Roosevelt school condos seem to sell pretty easily for quite a high cost, so I think something downtown if it was nice there would be some demand.

I know that was some of the intent with Somerset, but there never got to be the critical mass of retail businesses in place to quite pull that off. Not to mention, I don't quality of the living spaces is what it is in places like the Roosevelt school. I'm sure there is plenty to learn from Somerset that can be applied to boosting downtown.

I think it would be possible to make it sort of like those condos and apartments near Principal Park in Des Moines - it just has to become more convenient first. I think a new pharmacy/sundry goods store like was just lost with the HyVee Drugstore would be good, because then people really would rarely need to leave. If the angled parking were gone, you could maybe widen up the sidewalks a little for a bike path, and all of the extra space would really make driving down the space way easier. It's got the makings of a ped mall area, it's just a little impractical currently. There are a lot of efforts to get it to be more attractive - the Public Arts Commission has the rotating sculpture exhibit, the Main Street Committee has been bringing in murals and working with the city on the design. Tom Evans Park is a little dreary (especially since the instruments had to be temporarily removed), but the ceramic wall in front of it is coming down and leaves potential for something new to go in its place.

 

[BryceC]

Agreed, the development of West Ames might just be the worst offense the city has committed in terms of planning. It hurt Campustown and downtown and somehow made a small city like Ames sprawl more than was necessary at the time.

That said, I think building at the periphery is going to continue in Ames for some time, and that's not really unique to Ames. Hopefully the "sprawl" can be balanced with infill development and a focus on density at the centers.

I don't care about sprawl if it makes sense.

However, in a college town I think you'd want to keep the sprawl to the average citizen. You want to keep the students close to campus.

 

[LivntheCyLife]

Lots of ideas and some seem reasonable but I think there's also some unrealistic dreaming that ignore the realities of college towns. My observation is places like Lawrence, Urbana-Champaign, and Norman all have similar issues.

Many of your commuters are going to be driving to a large campus rather than a downtown.

Lots of the young professionals are lower-income graduate students

Students are always going be looking for lower end dining and big box stores

A decent amount of the time and money people have for entertainment is eaten up by Iowa State events

Not saying things can't grow and get better, just have to be realistic.

 

[AuH2O]

Agreed, the development of West Ames might just be the worst offense the city has committed in terms of planning. It hurt Campustown and downtown and somehow made a small city like Ames sprawl more than was necessary at the time.

That said, I think building at the periphery is going to continue in Ames for some time, and that's not really unique to Ames. Hopefully the "sprawl" can be balanced with infill development and a focus on density at the centers.

I think that West Ames development really hurt campus town, or at least that demand could've been the driver to make massive changes to campus town to really make it great. Campustown is improving but moving forward I think it's going to be incremental changes over a long period of time.

As for downtown, I think business-wise West Ames and Somerset hurt Downtown, but as far as housing goes it seems like central Ames still has plenty of demand. Demand for older houses in the central part of town seems pretty strong. Areas that used to be kind run down like between Lincoln Way and 6th between Grand and University, has had a lot of renovations and is looking pretty good.

With the old neighborhoods there will always be some transition, but overall the old residential areas in Ames are in great shape.

 

[AuH2O]

Lots of ideas and some seem reasonable but I think there's also some unrealistic dreaming that ignore the realities of college towns. My observation is places like Lawrence, Urbana-Champaign, and Norman all have similar issues.

Many of your commuters are going to be driving to a large campus rather than a downtown.

Lots of the young professionals are lower-income graduate students

Students are always going be looking for lower end dining and big box stores

A decent amount of the time and money people have for entertainment is eaten up by Iowa State events

Not saying things can't grow and get better, just have to be realistic.

All this is completely true, and is the challenge of Ames and basically any city that is growing, and that's a good problem to have. The main goal is to maintain all those things you have stated in terms of types of businesses, but have some more distinct and condensed districts. The redundancy of West Ames, Campustown, Downtown and Somerset makes all of them less than they could be. And the big-box, fast-food, commuter-type retail is spread out along three main roads with less than ideal flow.

 

[LivntheCyLife]

All this is completely true, and is the challenge of Ames and basically any city that is growing, and that's a good problem to have. The main goal is to maintain all those things you have stated in terms of types of businesses, but have some more distinct and condensed districts. The redundancy of West Ames, Campustown, Downtown and Somerset makes all of them less than they could be. And the big-box, fast-food, commuter-type retail is spread out along three main roads with less than ideal flow.

What's different in a college town is it's tougher to sell a condensed downtown as there are less benefits than in a city. It doesn't offer a shorter commute since there's lots of easy commutes to campus in Ames. The walkability is less appealing since many people have the opportunity to walk around campus and then after a walk to their car are just looking for quick in and out for driving.

Definitely agree however about continuing to improve traffic flow. Somerset and West Ames being newer have better local traffic flow but less connected to I-35. Downtown is the opposite, poor local traffic flow but quicker to I-35.

 

[Angie]

All this is completely true, and is the challenge of Ames and basically any city that is growing, and that's a good problem to have. The main goal is to maintain all those things you have stated in terms of types of businesses, but have some more distinct and condensed districts. The redundancy of West Ames, Campustown, Downtown and Somerset makes all of them less than they could be. And the big-box, fast-food, commuter-type retail is spread out along three main roads with less than ideal flow.

Right now, we have the opportunity of laying out the new businesses coming in around S Dayton better (all of the hotels, El Azteca, Menards, etc.). But we haven't really learned from the past, and no frontage roads are being used.

 

[AuH2O]

What's different in a college town is it's tougher to sell a condensed downtown as there are less benefits than in a city. It doesn't offer a shorter commute since there's lots of easy commutes to campus in Ames. The walkability is less appealing since many people have the opportunity to walk around campus and then after a walk to their car are just looking for quick in and out for driving.

Definitely agree however about continuing to improve traffic flow. Somerset and West Ames being newer have better local traffic flow but less connected to I-35. Downtown is the opposite, poor local traffic flow but quicker to I-35.

I think an ultimate goal for campustown is to have enough housing and businesses there that the need and desire for students to drive is greatly reduced. Building housing that accommodates driving could also be done. As an example the Crawford School development has parking on lower levels. It's really easy to get anywhere in town or to 30 from a place like that.

 

[cyfan92]

Hey Cypow

Here’s a link for the plans/goals for Lincoln way through Ames.

https://www.cityofames.org/home/showdocument?id=41765

I love this idea. Keeps traffic flowing while designating a turn lane, creates a buffer for pedestrian uses and is less concrete to maintain over time! They should break ground now