January 11, 2007

Complete Neighborhood Fabric

Members of the task force presented their observations. Jim Meko spoke and shared photos on Dore #1, #2 and #3, Sheridan and Ringold. Marc Solomon presented numerical analysis of Tehama and Clementina, Sue Hagen visited Gilbert, Boardman and Freelon, John Elberling spoke of Shipley and Toby Levy presented observations on Bernice and Isis.

Below are some of our more generalized observations.

1. The alleys varied in their percentage of residential/commercial. Some of the alleys were 100% residential, counting the Live/Work as residential, were as others generally were 50%-60% commercial. Some alleys like Dore are turning more and more residential from commercial. Possibly different type of zoning from RED's that are all residential and those that we wish to keep mixed.
2. Residents in mixed alleys, like the presence of the commercial and enjoyed the diversity, wishing it to remain.
3. It would be good to promote zoning that assists in the co-existence of the two. Some concern was expressed for the commercial traffic impacts.
4. We had a lively discussion as to the nature of the Live/Work units and whether to consider them commercial or residential. Although they are zoned commercial, the general feeling was that they were being used as residential.
5. Parking generally occupied about 50% of the street frontage, with about half the units having parking spaces. Parking was at a premium, with few vacant spaces found at various times.
6. Heights of the buildings varied from one and two stories to 40 feet. The mix of heights provided sunlight on the street and contributed to the liveliness of the street.
7. Street also benefited from the variety of entries directly off the street. Stoops and places for people to enter, other than just from their garage, would be a plus. Maybe we should require entries every 25'.
8. Greenery at the street added to its desirability. Maybe we should encourage front yards to add greenery to the street edge.
9. The street edge was irregular and was also part of the charm of the alleys.
10. Important to maintain the smaller scale of lots on the alley. Maybe we should prohibit the agglomeration of lots.
11. It added to the street life to see into the spaces to see the work being done. Maybe we should encourage transparency into the first floors.
12. What happens on the larger streets surrounding the alleys affect the life on the alleys. This is especially true for building that go through to the alleys, as well as smaller scale residential that are one the larger streets. Maybe we should consider zoning that has a larger sphere around the RED's.
13. Not all alleys are RED, or have any residential on them i.e. Norfolk. What should their zoning be?