parking instead of housing

I am working on a project to find some of the land in the central city that could be housing instead of empty land, or surface parking lots. To me, every surface parking lot is a crime against the climate because it spreads out housing and other amenities to the point where driving becomes preferred if not necessary. But while comparing the county parcel map to the current land use, I was struck by what a sad, sad loss of housing there has been, particularly in the downtown section of the central city. To highlight this, I picked a block very close to where I live, the block bounded by P Street, Q Street, 11th Street, and 12th Street. On this entire block, there is one temporary building, a state child care center, and a small power facility related to the SacRT light rail tracks on 12th Street.

The image below shows the county parcels, labeled with addresses, overlaid on up-to-date ESRI Imagery layer. The child care building is in the lower right corner, at the intersection of 12th Street and P Street, and the SacRT facility is on the unlabeled square on 12th Street. The entire remainder of the block is parking. Some of the parking is state-owned, some privately owned. Every single one of these parcels at one time had either housing or business, or both, though there is some indication that the northwest corner large lot may have been a gas station for a period of time.

Sacramento parcels overlaid on imagery, P Street to Q Street, and 11th Street to 12th Street

I first looked at Google Earth historical imagery, but the only fact from that is that in 1993 all of the block had been converted to parking, and the child care center was probably there (the photo is fuzzy). Then I looked through Center for Sacramento History photos. I have only started through the archive, but did find some photos of the block or nearby blocks. One things that surprised me is that in the early 1950s homes were already being torn down to build state buildings. The photo below shows 1116, 1118, and 1124 P Street in 1949. If I’m able to get a better image, I will replace this one. It shows what seems to be typical of housing in this area, single-family and multi-family mixed in.

The Sacramento Redevelopment Agency was established by 1951, and its mission was to remove all housing that didn’t meet its standards, which meant all housing occupied by lower income and people of color, centering on Japantown.

CADA (Capitol Area Development Authority) was established in 1978 to save what little was left of housing in downtown, so it is probable that the housing had been torn down by the state or city well prior to that. If so, that means that this block has been a parking lot for at least 43 years. Probably much longer, perhaps back into the 1950s. What used to be homes and businesses, has been essentially worthless for that entire time. So, so sad.

For more info on the destruction of downtown, I recommend any books by local author Bill Burg (in local bookstores for paper copies or on Amazon for Kindle copies). You can also find a number of papers and research documents on the Internet by searching ‘Sacramento redevelopment’. I have hardly scratched the surface.

There are several entire blocks of parking in downtown, and many, many blocks that are mostly parking. What a waste!

I ask that the state transfer all surface parking lots under its control to CADA. The state has as many office buildings as it will ever need, but there is no housing to support the office workers, and particularly the lower income maintenance workers that support these office buildings. More to come on that idea.

I welcome historians, particularly Bill Burg, to correct or amplify my information.

corner retail, part two

My earlier post on corner retail was in preparation for talking about an idea that corner retail should be acknowledged, supported, and promoted in the upcoming Sacramento 2020 General Plan. The general plan tentatively promotes higher density by allowing a reasonable floor area ratio for properties throughout the city, while removing development constraints that add nothing to safety or livability. Assuming the plan and the resulting code to support it does significantly increase the number of homes and people able to live in the city, if the city remains as car-centric as it is, the result will just be less parking availability and more congestion (both of which I’m in favor of, but I recognize most people are not). It would go towards solving the housing issue, but do little for livability and climate change issues.

So what is the solution? A place where people can perform most of their daily activities without driving. In other words, corner retail. The jobs issue is a separate one, though corner retail would also increase the number of jobs within walking distance.

Karma Brew, my neighborhood bar, on the corner of P St & 16th St, 2-1/2 blocks from my house

I am not sure exactly how to accomplish this, but I’ll throw out an idea. I don’t think rezoning corner lots from residential to commercial is necessarily the answer, because that might encourage entirely new buildings replacing existing buildings. Obviously many existing buildings would need to be changed to serve as retail, but I don’t think wholesale replacement is good, and it is not respectful of that claim of ‘neighborhood character’ (which is often a cover for concerns not voiced, but is nevertheless a consideration).

Rather, I think a by-right conditional use permit (is that an oxymoron?) is the better solution. That way the building remains similar to what is there now, but becomes functional as a retail location.

Where? I’m partly of mind to say everywhere, every corner. Much of the existing corner retail predates zoning (grandfathered in) or is already under a conditional use permit. But I’m also of mind to limit it to fewer locations, which would be any corner fronted on at least one side by a collector or arterial street. In the lower density parts of Sacramento, I don’t think much corner retail would show up, because it takes a certain density to make retail viable, but there would certainly be more than there is today. Wouldn’t you like to be able to walk to a coffee shop in your neighborhood. Or walk to the market for a few items?

Note that I’m not clearly defining what corner retail is. Does it mean there is only one business present, or allowed, or could it be a few small footprint businesses clustered together? Some of the locations I’ve identified are not on actual corners, but they have the feeling of corner retail. The general plan and the supporting code would have to define corner retail.

Below are two maps of Oak Park, on the left, arterials and collectors, and on the right, GoogleMaps with markets selected. The scales are similar but not identical. As you can see, some corners on arterials or collectors already have corner markets, and there are other corners with retail that is not a market, but there are a number of locations that could have corner retail under my proposal, but do not. I picked Oak Park just because I’d spent time there recently looking for markets and other corner retail (photos below).

The slideshow below shows some of the corner retail, mostly markets, in Oak Park. Note that in general these locations are much more car-oriented than the ones I showed in the central city, because the area is much more car dominated. I will say more about that in the future. It does not include the many, many businesses that are part of commercial zones along Broadway and Martin Luther King. If you zoom in on Google Maps, a commercial area overlay shows up as pale yellow. I am gradually collecting photos of retail in other areas of Sacramento and will eventually post them.