What Does Pedestrian-Oriented Planning Look Like?

The image below shows a potential pedestrian-oriented site plan at 31st and Ingersoll that accommodates a building the size of a typical "The Fresh Market" (Fresh Market website) (21,000 square feet, indicated as a hatched square). Upon first glance at the zoning code, in the NPC, a building this size and use requires about 65 parking spaces and two off-street loading docks. Additional parking would be required if there is a second floor with office or residential.

I've subdivided the site into approximate zones that make sense from a pedestrian-oriented redevelopment strategy.

  1. Primary street-facing facades along Ingersoll along the sidewalk
  2. Parking in the rear, accessed from 31st
  3. Loading accessed from 31st
  4. Secondary vehicle access from Ingersoll
  5. Residential redevelopment at location of demolished houses
  6. Buffer between denser development/parking and adjacent residential on the north and west

"Charette" Sketch of Pedestrian-Oriented Development: This sketch is a 4-minute "charette" showing one way of laying out the new development at 31st and Ingersoll in a pedestrian-oriented manner.  It is not based on any actual discussion with the developer, nor a thorough review of the applicable zoning and building codes.  However, it can give a general sense of priorities as we seek to enhance the established Neighborhood Pedestrian Commercial district."Charette" Sketch of Pedestrian-Oriented Development: This sketch is a 4-minute "charette" showing one way of laying out the new development at 31st and Ingersoll in a pedestrian-oriented manner. It is not based on any actual discussion with the developer, nor a thorough review of the applicable zoning and building codes. However, it can give a general sense of priorities as we seek to enhance the established Neighborhood Pedestrian Commercial district.

Evaluating the Plan

The zoning Board of Adjustment, Community Development Department/Permitting, and City council will all likely have review opportunities over the new plan. The developer should also engage proactively with the neighborhood organizations.

Key criteria under which the proposed site plan should be evaluated are:

  • Managing the buffer between this site and the adjacent residential
  • Ensuring that the buildings hug the sidewalk and maintain the street facades
  • Minimizing the number and width of curb cuts, particularly on Ingersoll
  • Ensuring a "better" architectural design than the typical 21st-century strip mall
  • Continuing the Ingersoll streetscape plan across the redeveloped frontage
  • Multi-story mixed-use retail/residential and/or office use
  • Sustainable design strategies including site-managed rainwater and energy-efficient architecture
  • Research into the historic and architectural significance of the 3101 Ingersoll if it is to be impacted by the proposed redevelopment

Site Conditions and Tenant Precedent

Ultimately, placing a relatively large building on this site with the associated parking will be complicated by the significant north-south slope. There will be a tension between site planning/vehicle access and pedestrian-oriented design.

My gut reaction looking at other "The Fresh Market" sites is that a second floor is unlikely. I didn't see any "urban" stores in their portfolio. Of the ones I looked up the addresses for in the surrounding states, all of them were in suburban-style strip malls with parking up front. This doesn't necessarily mean that they wouldn't attempt a pedestrian-oriented design in this location, just that it doesn't appear to be their standard method of operation.

Given the developer's announcement of the prospective tenant for a new building on this site, it is expected that plans will start to "flow" out into zoning and building permits soon.

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