Quote:
Originally Posted by exit2lef
Mixed use doesn't have to mean that every single building has multiple uses. Mixed use can be achieved by having buildings with single, but different uses, intermingled on the same block or in the same compact neighborhood. That's still substantially different than late 20th Century suburban development that sometimes kept office, retail, and residential miles apart. As for office buildings on residential streets, I would generally not favor that because of the negative effects that would create for existing residents. That's what good zoning does -- protect against externalities. It doesn't try to create retail space where there is insufficient demand.
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But, if you turn every building you listed as unsuccessful into single-use residential, and allow new construction to be also be single-use residential, where is the opportunity for mixed uses? Apache would be a street of urban residential - what purpose does that solve in the long run? They'll all still need their cars to do their shopping in suburban retail settings. If residential was going up next to galleries, next to an office building, next to an urban-style grocery, I would be fine with that. But, that isn't the trend. What would happen is exactly what you describe: residential being built clustered and built miles away from retail and office uses.
Yes, good zoning should protect against externalities - that includes massive dead zones created by mono-use structures in what should serve as a commercial corridor. I also didn't say it should try to create retail space where there is insufficient demand. Mixed use can also mean a small gallery, exhibition space, community center, etc. And, just like a lot in Roosevelt should remain undeveloped until there is demand for the best use (residential), so too should the lots along Roosevelt (mixed use).
There are plenty of blocks adjacent to Roosevelt where residential uses would fit in just fine. But, how are we going to cultivate more spaces for the arts scene to grow if we don't provide the infrastructure? Live/work spaces are nearly 100% occupied downtown. There's no market rationale for why any large project shouldn't at least include a handful of those.
Again, I think you feel I require retail all the time and that's just not the case. Even on Roosevelt, I'm fine with the iLuminate project on the surface. One mono-use building on a block filled with retail isn't going to make a difference to the street's commercial character. But, something like what Wood proposed? Removing ~6 retail spaces for an entire block's worth of apartments? That just isn't the right use for that block.