zoning

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.

Continue reading...

Zoning regulations are a tool communities use to protect property values and guide future development in ways that support an established vision.

Ingersoll Avenue betweten MLK and 42nd Street is zoned "Neighborhood Pedestrian Commercial", for the most part.

Ingersoll Neighborhood Pedestrian Commercial Zoning MapIngersoll Neighborhood Pedestrian Commercial Zoning Map

The Neighborhood Pedestrian Commercial (NPC) district was established to aid in the preservation and stabilization of commercial corridors by:

  • Improving pedestrian access
  • Promoting retail density
  • Protecting the adjacent residential districts
  • Protecting the character of the district

This district type is characterized by multistory brick apartments and one- and two-story commercial buildings with multiple tenants and minimal setback from the primary commercial street. It is intended to include specialty retail and office uses that serve the adjacent residential areas as well as the entire city.

Continue reading...

Entry to River Bend

04 Aug 2008

6th Avenue is the spine of the River Bend neighborhood. The intersection of 6th Avenue with University Avenue serves as the primary entrance to the neighborhood for much of the traffic that passes through.

6th Avenue at University: Entry to River Bend6th Avenue at University: Entry to River BendUnfortunately, this intersection is not very welcoming to either vehicles or pedestrians. It is marked by surface parking lots at the southeast and southwest corners, a Quicktrip gas station on the northeast corner, and a McDonald's drivethru (behind a three foot retaining wall) on the northwest.

This intersection actually misleads potential visitors about the neighborhood - though it cuts right through the center, there is very little on 6th Avenue that relates to the residential areas on either side. The sidewalks are pushed up against a highly traveled street (though there are curb cuts at all four corners!). None of the corners are "built" with pedestrian-oriented uses, despite the proximity to Mercy medical center that could provide a flow of pedestrians. Despite its current configuration, 6th Avenue actually has a history of pedestrian use.

Continue reading...