HomeMy WebLinkAboutA023 - Letter from Christine Cook, support of Historic Old Town Association Ames City Council
515 Clark Ave.
Ames, Iowa 50010
Dear Council Members:
A letter to the editor from Sara Martin appeared in the Ames Daily Tribune on February 12,
1997. It misrepresents the Historic Old Town Association's views on zoning and compatibility
standards. Furthermore, the letter is divisive in its implications regarding Association members'
views regarding multifamily housing, renters, and low-income families. Old Town Association
has not swayed from its support of (1)preservation of the existing housing stock, both the
modest and historic structures of the neighborhood; (2) affordable housing, both rental and
owner and (3) a mix of multifamily and single family units to accommodate the young and old,
families and singles, those with and without disabilities. The message from Old Town
Association is consistent with the Ames Planning and Housing staff recommendations and the
Land Use Policy Plan, both support retention of the existing housing stock in the Central Ames
Neighborhood. A short recapitulation of the position espoused by the Historic Old Town
Association seems in order:
• the Central Ames Neighborhood has a wide variety and mix of housing that serves a wide
continuum of individuals, households, and families. The existing mix of housing in the
Central Ames Neighborhood offers housing opportunities for owners and renters, young
families and elders and those with mental and physical disabilities. Figures prepared by
Ames Planning and Housing staff, show that 46.6 percent of the housing in Central Ames
is multifamily, contains 3 or more units. Because the figure does not include duplexes or
single rental units, it can be assumed that renters can find an adequate supply of housing
opportunities in the community.
• multifamily "plexes" (10 and 12-plexes)do very little to increase the amount of
affordable housing in the Central Ames Neighborhood. The rents of newly constructed
multifamily housing in the neighborhood are upwards of$600 to $800 per month for one
and two-bedroom apartments. Often the houses demolished to provide these new units,
whether owner- or renter-occupied, were affordable. Recall that, two people earning just
over minimum wage, $6.00 to $10.00 per hour, have a gross income of only $24,000 to
$40,000. New construction cannot easily serve these families.
• the Central Ames Neighborhood is a "village" and the model for developments like
Somerset village,the proposed use of the Taylor Farm property in North Ames. Two
years ago,the Old Town Association presented slides that examined the neotraditional
village concept currently embraced by the National Association of Home Builders. This
concept draws on the form and structure of neighborhoods that developed in the early
20th century. The elements of the village are its pedestrian focus, the use of alleys to
minimize the impact of the automobile, and the proximity -- measured in walking
distances --to services and stores. It should be obvious to the most casual observer that
Central Ames Neighborhood is the model for the neotraditional village. Additional
multifamily complexes have the potential to destroy its structural and architectural
integrity and social fabric.
• many of the existing multifamily complexes in the neighborhood are incongruent and
incompatible. Some people may not take seriously the role of design -- form and
structure type -- and its affect on a neighborhood, except in their own neighborhood.
They endorse common lot sizes, set backs, building materials, square footages, and
prescribed mixes of single family detached or multifamily attached structures -- but do
not recognize these argument in someone else's neighborhood. They seem to think that
"architectural design, community history, and visual compatibility" are esoteric
arguments. There is evidence to the contrary and you can look to your own experience
for validation.
People judge a neighborhood by its visual cues. Consider for example,Northridge, the
"president's streets" ... and compare these developments to Old Town, campustown, or
the new construction on South Dakota. Each of these areas of Ames offers to newcomers
and long-time residents a very different visual image and conjures up a very different
sentiment and reaction. Newcomers' responses to neighborhoods are almost solely based
on "first impressions" that are derived from what they see. Consider what you want the
Central Ames Neighborhood to say to visitors and residents and whether the demolition
of any more existing structures conveys the message.
It is fair to say that the position of the Historic Old Town Association has much in common with
the opinions expressed by Ms. Martin.
• Ms. Martin asserts that the issue is about people, both renters and owners. We
wholeheartedly agree.
We cherish and want to preserve this neighborhood for an "eclectic mix of people." We
support a community that is neither composed of all multifamily nor composed of all
single family detached houses. The value placed on this diversity by Association
members cannot be challenged.
• Ms. Martin asserts that the issue is about affordability. We wholeheartedly agree.
Again, we assert, however, that neither new construction of multifamily or single family
housing units provides affordability comparable to those provided by existing structures.
• Ms Martin asserts that the issue is about livability and quality of life. We
wholeheartedly agree.
Like Ms. Martin, we are drawn to Central Ames by its proximity to downtown, its park,
and pedestrian quality. We believe, however, that these qualities cannot be assured into
the future while zoned R3 and R4. Without protection through some mechanism, either
downzoning to R2 or a zoning overlay and compatibility standards, the qualities we
collectively cherish will be undermined.
• Ms. Martin asserts that the issue is about a vibrant presence supporting the
downtown. We wholeheartedly agree.
Like Ms. Martin we know that it is the neighborhoods close to downtown that help to
support Main Street. We believe, however, that the '40 something' group has some
vibrancy left and a little money to spend too. Many of the residents of Historic Old Town
spent their `20 and 30 something' years restoring decaying, poorly maintained old
structures that they bought because they were affordable, it was the first step into
homeownership from rental housing. These residents are not elitist nor do they represent
a clique.
Throughout the United States, in small towns and large cities, the neighborhoods close to
downtown have eroded when left unprotected. Ask anyone who was a resident of Ames about
the downtown and the residential area near to downtown prior to designation as an Historic
District, ask them about Hodge Street and the Band Shell neighborhoods prior to downzoning.
You will hear that these neighborhoods were deteriorating and that historic designation and
downzoning brought necessary protection, stimulated investment in the housing stock, and
revitalized the downtown.
Like Ms. Martin we are residents of the Historic District. We are aware that sometimes choices,
like fencing, are restricted in the Historic District. But we are also recognize that these
restrictions afford a measure of protection. It is unlikely, for example,that we will be flanked by
10- and 12-plexes like our Central Ames neighbors.
That is why, in testimony before the Ames City Council on March 25, 1997,the Historic Old
Town Association, will support the Central Ames Neighborhood in its pursuit of a Single Family
Conservation Zoning Overlay and Compatibility Standards to conserve the existing single-family
character of the area and to guide the development of higher density uses to be compatible with
the surrounding neighborhood.
Furthermore, we will go on record in opposition to the provision within the Zoning Overlay that
permits the construction of 24 more units of multifamily housing. Since there are very few
vacant lots available in Central Ames this seems to suggest there will be pressure to demolition
existing structures. We cannot support the demolition of existing structures. We believe that
it is likely these 24 units will be constructed within a very small area, outside Historic Old Town
but within the boundaries of the Central Ames Neighborhood and that the impact will be heavy
indeed.
Despite many years of debate, we believe that the record shows a clear and consistent message
from the Historic Old Town Association and we, once again, present that message for public
scrutiny.
Christine C. Cook
509 9th St.
Ames