West Broadway Corridor Plan

[skinzfan23]

I think the medians would be similar to the ones they have east of 8th st on Broadway. I think they look really nice there, but the biggest difference is that there are really only a few businesses, mostly on the south side of Broadway there.

[skinzfan23]

The city council voted 3-2 to eliminate medians from the plan.

The interesting quote from the World Herald:

As a result of the council vote, the Iowa West Foundation — which was planning to underwrite a fourth of the project’s cost, $9 million — will have to decide what course of action to take, according to Pete Tulipana, the foundation president and CEO. The Iowa West money was committed when the master plan included medians.

[iamjacobm]

I get the businesses not wanting this because they have had easy access for decades now. Whatever they do w/o medians wont end up looking all that great IMO though.

[skinzfan23]

Iowa West board puts remaining funds for West Broadway beautification project on hold

The Iowa West Foundation Board of Directors has voted to continue to fund phase one of the five-phase West Broadway renovation master plan, but it couldn’t reach a decision on the funding of the remaining phases. The board has asked the Council Bluffs City Council to work with Iowa West on the next step in the process and did not rule out revisiting the matter.

The Iowa West board made its decision at a meeting on Tuesday and informed the city in a letter. The board unanimously approved continued funding of phase one, which was not materially changed by the council’s amendment. The board said it was “unable at the present time” to reach a decision on whether to make a funding commitment on phases two through five.

“We believed we had an agreement between partners on the scope of this project. If the city is allowed to make material and substantial changes to the West Broadway beautification project unilaterally and mid-way through the project, that creates a situation where the foundation has funded the project without knowing the ultimate outcome of the project,” the board said in the letter. “You would never allow us to do that, and you can certainly understand that we can’t go forward on that basis.”

[skinzfan23]

From the Nonpareil:

The Iowa West Foundation has announced it will fund the beautification aspects of the West Broadway renovation project in Council Bluffs.

In a letter to the Council Bluffs City Council and Mayor Matt Walsh, the board said it will fund phases two through five of the project’s master plan. The board had paused its funding of those phases after the City Council removed medians from the plan in March.

The foundation will grant the city $7.93 million, amending its initial pledge of $9 million, less the cost of the medians.

[thenewguy]

What's going in next to Arby's? I can't seem to find it in this thread when I search.

[Coyote]

What's going in next to Arby's? I can't seem to find it in this thread when I search.

Which 'next to'? The 28th St Arby's?
Tractor Supply (Anderson Excavating) to the South?

[Brad]

What's going in next to Arby's? I can't seem to find it in this thread when I search.

Too me it looked like the staging area for the Broadway construction project.

Speaking of Broadway, looks like the sewers and water main are finished and paving has already begun. 35th Street has been re-paved north of the intersection and the new curb and gutter sections are going in along the north side of the street. Most of the driveways look to be re-paved as well.

[skinzfan23]

I agree, I am pretty sure the lot next to Arbys is for construction staging. It has been a vacant lot so they are using it for temporary storage.

[hawksfan87]

Looks like the old J&J Tire Service building at 2514 West Broadway has been purchased. Name on it is 25 Broadway Properties LLC. LLC appears to be registered to a Kyle Cheatham who looks to be an optometrist. He is at Vision Specialists of Council Bluffs at 1505 West Broadway Suite 3-5 currently so possibly new office to be built?

[hawksfan87]

As well the building at 2400 W Broadway is sale pending per Heartland Properties website and the parking lot next to it on 24th and Broadway is also sale pending which is currently owned by the Pott. Co. Development Corp. These parcels are located by the Black Squirrel tattoo shop on Broadway.

[tonylaw74]

Does anyone know if the paving is completed for westbound Broadway on the parts they're working on? I ask because I know there's asphalt down but it feels like it's not completely finished. It's very bumpy and it's not even level with the flagstones at the 35th street intersection. If this is the final product, then I'm very disappointed.

[Brad]

Does anyone know if the paving is completed for westbound Broadway on the parts they're working on? I ask because I know there's asphalt down but it feels like it's not completely finished. It's very bumpy and it's not even level with the flagstones at the 35th street intersection. If this is the final product, then I'm very disappointed.

No, it still needed the surface course when I was on it over the weekend.

[skinzfan23]

After driving on this numerous times, I can say that I am surprised they decided to use asphalt instead of concrete. With the brick inlay and the concrete in the intersections, I wonder how the asphalt will wear in comparison. Usually asphalt sinks and needs repair more often. I just feel that since they were ripping out the whole street and putting in new sewers, they would have at least invested in paving it to last for 20-30 years. This was CB's chance to do it right and I am afraid that these earlier sections are already going to need repair by the time the last sections are complete in 5 more years.

[tonylaw74]

After driving on this numerous times, I can say that I am surprised they decided to use asphalt instead of concrete. With the brick inlay and the concrete in the intersections, I wonder how the asphalt will wear in comparison. Usually asphalt sinks and needs repair more often. I just feel that since they were ripping out the whole street and putting in new sewers, they would have at least invested in paving it to last for 20-30 years. This was CB's chance to do it right and I am afraid that these earlier sections are already going to need repair by the time the last sections are complete in 5 more years.

Completely agree.

[BRoss]

After driving on this numerous times, I can say that I am surprised they decided to use asphalt instead of concrete. With the brick inlay and the concrete in the intersections, I wonder how the asphalt will wear in comparison. Usually asphalt sinks and needs repair more often. I just feel that since they were ripping out the whole street and putting in new sewers, they would have at least invested in paving it to last for 20-30 years. This was CB's chance to do it right and I am afraid that these earlier sections are already going to need repair by the time the last sections are complete in 5 more years.

They are doing asphalt? That's just stupid for a rebuild like what they are doing. Go with the longer lasting (and IMO better looking) surface.

[skinzfan23]

Yeah I can't believe it. First, they took out the median idea and now finding out they are doing asphalt. The only good thing is repairs are easier and cheaper for asphalt, but I have been through many towns where their mainstreet was redone with concrete and brick and it really changes the appearance of the area. Asphalt....I am not so sure.

[BRoss]

Asphalt is nice at first but degrades pretty quick. Soon the street will be filled with cracks and tar fillings.

[MTO]

That’s kinda the Kentucky patina we’re all familiar with.

[hawksfan87]

I will wait to judge it until it's all complete, but either way it's still going to be a vast improvement to what west broadway currently looks like. Not to mention the new sewer system being installed should help with the standing water the road often experiences after heavy rainfalls.

[MTO]

The reconstruction of the entire interchange will be a bigger deal than this. It’ll completely change the feel of the area as it tries to tie the Playland Park development into west broadway.

[skinzfan23]

The CB city council voted 3-2 to put medians back into the plan for phases 3-5 of the West Broadway reconstruction. There is still going to be a final vote. I know that the medians may seem crazy to some, but overall they do provide better safety and aesthetics if done properly. I actually really like the medians that are on West Broadway on the east side of the viaduct.

[damonhynes]

The CB city council voted 3-2 to put medians back into the plan for phases 3-5 of the West Broadway reconstruction.

It just looks like CB did a bait/switch on Starbucks--in their position, i'd be pitchin' a b* as well.

[skinzfan23]

Didn’t know where to put this but the new sign/entrances in CB from Omaha look nice.

[Omahayngin]

Does anyone know why this portion of CB isn’t developed in more of an urban fashion? its proximity to omaha downtown i think would spur growth on both sides naturally as well as be aesthetically pleasing with both cities downtowns being near the river and creating a more cohesive look. Is it because of height and zoning laws? Is it just that historic downtown CB is already established and there isn’t enough economic incentive and activity to do this? Is it just too much money as the landscape is already built up around there? Or is it a mix or something else entirely? I’ve always thought that it should be this way though i understand should and will or two totally different things.

[GenX]

Does anyone know why this portion of CB isn’t developed in more of an urban fashion? its proximity to omaha downtown i think would spur growth on both sides naturally as well as be aesthetically pleasing with both cities downtowns being near the river and creating a more cohesive look. Is it because of height and zoning laws? Is it just that historic downtown CB is already established and there isn’t enough economic incentive and activity to do this? Is it just too much money as the landscape is already built up around there? Or is it a mix or something else entirely? I’ve always thought that it should be this way though i understand should and will or two totally different things.

Most of the western portion of Council Bluffs lies beneath the flight path of planes into and out of Eppley, which restricts the height based on distance.

[CBJason]

Is it just that historic downtown CB is already established and there isn’t enough economic incentive and activity to do this?

You answered your own question. Nothing to do with aviation back then. This is where the forefathers determined the downtown world be. My guess is back then they already determined the topography wasn’t great to build right next to the river right across from Omaha and wanted something further away.

[Elkhorn_Urbanist]

Does anyone know why this portion of CB isn’t developed in more of an urban fashion? its proximity to omaha downtown i think would spur growth on both sides naturally as well as be aesthetically pleasing with both cities downtowns being near the river and creating a more cohesive look. Is it because of height and zoning laws? Is it just that historic downtown CB is already established and there isn’t enough economic incentive and activity to do this? Is it just too much money as the landscape is already built up around there? Or is it a mix or something else entirely? I’ve always thought that it should be this way though i understand should and will or two totally different things.

I think historically most of what is now western CB was in the Missouri flood plain, prohibiting most early intense urban development. CB was also at one point one of the largest rail hubs in the country with the west probably also home to a large rail presence. Once the downtown core had been established at higher ground near the bluffs there would have been little financial reason to duplicate it farther west even after construction of the levees. By the time Omaha grew to become the dominant center of the metro and national trends started to focus again on development of urban cores instead of just suburbs growth in CB had stalled. To this point there has been very little demand to build dense development closer to Omaha's downtown. Remember, original plans for the Playland park redevelopment included two residential towers which ultimately fell through.

TLDR: Was a flood plain, railroads, and stalled CB growth.

[Garrett]

CB does want to densify the corridor pretty significantly via the West Broadway Plan, especially so if they manage to get a streetcar

[thenewguy]

CB does want to densify the corridor pretty significantly via the West Broadway Plan, especially so if they manage to get a streetcar

as much as i am a proponent of the streetcar in Omaha, I'm not a fan of the proposal to run it through riverside (dodge) in CB. Hopefully they can come up with an alternative, though I don't see it happening in any way for >20 years

[Garrett]

CB does want to densify the corridor pretty significantly via the West Broadway Plan, especially so if they manage to get a streetcar

as much as i am a proponent of the streetcar in Omaha, I'm not a fan of the proposal to run it through riverside (dodge) in CB. Hopefully they can come up with an alternative, though I don't see it happening in any way for >20 years

The First Ave right of way is definitely the best option for it to run, so we'll see what the city is able to come up with, especially after the city council rejected selling Riverside.

[hav4]

I hope that First Ave development can continue despite the election last night. The Shudak campaign seemed very anti-streetcar and development in this area.

[WestEnder29]

I don't think she's against development so much as she was against the streetcar and the development of Dodge Golf Course. I think the City will have to direct plans towards actually getting development on the parcels they own along First Ave. It is sort of a chicken and the egg but with the city council make up and Shudak winning infill, and maybe some good infill programs could be a better focus than the big projects people might like to see. At one point she had posted about increasing bus frequency, bike lanes/connecting trails, and I think ORBT down Broadway as better investments than the Street Car. If we get some of these smaller improvements along Broadway and develop First Ave there will always be room along there in the future should it be a big success in Omaha and an extension makes sense later on! Granted, I don't know her but she seemed open minded to looking at parking and zoning changes to encourage a little bit more density.

[thenewguy]

I don't think she's against development so much as she was against the streetcar and the development of Dodge Golf Course. I think the City will have to direct plans towards actually getting development on the parcels they own along First Ave. It is sort of a chicken and the egg but with the city council make up and Shudak winning infill, and maybe some good infill programs could be a better focus than the big projects people might like to see. At one point she had posted about increasing bus frequency, bike lanes/connecting trails, and I think ORBT down Broadway as better investments than the Street Car. If we get some of these smaller improvements along Broadway and develop First Ave there will always be room along there in the future should it be a big success in Omaha and an extension makes sense later on! Granted, I don't know her but she seemed open minded to looking at parking and zoning changes to encourage a little bit more density.

I'm not a fan of Walsh, and not necessarily a fan of hers, either, but I'm glad that she did not want to tear out the golf course. I agree with your sentiment that ORBT would better serve the same purpose, especially in the here-and-now. First Ave has a lot of potential for development, and there is a lot of potential on Broadway to be had. I'd give my right eye for an Aldi in the space between AutoZone and Family Dollar. Speaking of which, there's opportunity for a sit-down restaurant on the west end, I feel. We have Puerto Vallarta (which I enjoy, for what it is), and village inn. That's it- all the rest are fast food. Broadway has been relegated to basically just fast food and strip malls (I know there are a few banks and auto parts stores) but I think there is a need for another hotel on Broadway with the close proximity to DTO that is a little nicer than the two that are already on Broadway

[skinzfan23]

2nd that about the hotel. I believe in one of those mockups there was a hotel to be built west of 35th and Broadway, but for now we get the Quality Inn and the luxurious Broadway Inn.

[BIGO88]

Chipotle going in on the corner of 30th and Broadway.

[skinzfan23]

Correct me if I'm wrong, there isn't currently on in CB is there? That would be good for CB.

[BRoss]

Correct me if I'm wrong, there isn't currently on in CB is there? That would be good for CB.

From a quick search on Google Maps, it looks like that's true and is a bit of a surprise to me. They do have a Qdoba though.

[BIGO88]

Looks like there trying to turn the old Corpus Christi Holy Family Church into a new golf simulator called Vaulted Greens.

[thenewguy]

didn't see that one coming at all. But it's cool if they pull it off