more housing, less parking, part 2 central city SE

This is the second of the four quadrants of Sacramento central city, bounded by Capitol Ave on the north, Broadway on the south, 16th Street on the west, and Alhambra Blvd on the east.

Please see my previous post, more housing, less parking, for background information, and the southwest quadrant.

The graphic is below, but more useful will be the ArcGIS Online WebApp Sacramento parking & empty. Red is surface parking, orange is empty parcels.

The slideshow below shows many of the surface parking lots in this quadrant of the central city. It may include photos of parcels that contain a building but also have excess parking.

The next slideshow shows many of the empty lots in this quadrant of the central city.

It turns out that compiling the data, including parcels and photos, it quite time consuming, so the other two quadrants of the central city will be a while in coming, but I’ll be adding several posts about what I’ve learned, and the opportunities.

more housing, less parking

I have been gradually compiling data on two types of properties that could be developed into housing, or mixed use, removing unproductive uses such as surface parking and empty lots. The data at the moment is just the southwest portion of the Sacramento central city, bounded by Capitol Mall/Ave on the north, Broadway on the south, Sacramento River on the west, and 16th Street on the east.

I am not claiming high accuracy. The polygons are parcels from the Sacramento County parcel layer, selected using ArcGIS Imagery basemap, with consultations to Google Maps and Google Earth (the historical imagery allows selection of views without leaves on the trees, making it much easier to see what is on a parcel). I am sure I have missed some parcels, and included some that should not be. Nevertheless, I think the pattern is worth thinking about. Parcels that contain significant parking but also contain a building are not included, though obviously when counting parking, it is important. And, the map does not include street parking or structured parking. If those were included, the map would be a mass of red. There is a remarkable amount of structured parking (often called parking decks), both freestanding, and layered into other buildings.

I have not distinguished who owns these parcels. Probably about half the parking is owned by the state, and the rest by private parking companies. Of the empty parcels, it is less clear, but there is a mix of public (state and city) and private. It would take a great deal of time to determine ownership in order to code these differently. Maybe in the future, but I’m not sure this is a significant issue.

The graphic is below, but more useful will be the ArcGIS Online WebApp Sacramento parking & empty. This is my first experiment with presenting information through a WebApp map, but I realized that people would otherwise be ruining their eyes trying to parse out the polygons of surface parking and empty lots in the static map. Red is surface parking, orange is empty parcels.

So, why the data compilation. There are a significant number of empty parcels in the central city, all of which could be housing instead of empty. And every surface parking lot could be and should be developed into a more productive use. By productive, I mean something of direct use to humans instead of cars, and more productive of sales tax and property tax. Our property tax system values empty lots and parking lots are virtually zero, meaning they contribute little to our tax base needed to provide services. I’ll say more about this shortly.

The slideshow below shows many of the surface parking lots in the southwest quadrant of the central city. It may include photos of parcels that contain a building but also have excess parking.

The next slideshow shows many of the empty lots in the southwest quadrant of the central city.

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.

No more pure office buildings downtown

The state is building several new office buildings downtown. Close to where I live, the former building at O St and 12th is gone, and will be replaced with a modern office building, and the block between O and P and 7th and 8th is seeing a new building. There are others planned, and there is a plethora of state-owned surface parking lots (a travesty of land use if ever there was one) that could be developed.

It is good, in a sense, to see the state aggregating scattered offices into more centralized locations. But what is not good is that the state is not building any housing to go with the offices. So most employees will still be driving in from the suburbs, creating air pollution and rush hour congestion in the process, while contributing nothing to life in the central city. Almost every new building, whether public or private, has some retail, at least a corner and sometimes the whole ground floor. But integrated housing and office is rare.

So, my modest proposal (in the Swiftian sense) is that every office building of one-quarter block or larger include housing for at least one-quarter of the employees of the building. Not just the daytime office drones, but the maintenance staff as well. Some percentage should be required affordable, probably 20% to cover the lower income maintenance and clerical staff. I am not saying the the residences should be limited to employees of the building, I’d leave it up to each building manager how they wanted to allocate housing.

I have mixed feelings about whether this should be required of private developments. Certainly there should be codes and city support for accomplishing the same objective in private development, but requirements, not so sure. But state owned buildings, yes, absolutely, every one of them.

I lived in midtown, close to the downtown boarder, for seven years, and have now lived in downtown, near the midtown border, for just under a year. I moved all of five blocks. These two places might as well be in different cities. Downtown is dead, dead, dead at night and on weekends, whereas midtown is alive weekdays, evenings, and weekends. The difference? I think it is primarily the lack of housing in downtown. Office towers do not make for a livable, walkable place.

less commuting, more livability

Q-St-10th-St_SaratogaTownhomesIn my previous post, I suggested two major changes to the street grid in downtown/midtown Sacramento, one to eliminate one-way streets, and the second to convert all three-lane streets to two-lane streets. Of course there is an overlap between these changes, as all of the three-lane streets are also one-way streets.

The goal of these changes is to make it harder to commute to and from downtown Sacramento by car. Yes, that is my intention.

By way of explanation, I go back to Williams Burg’s documentation of the intentional de-population of downtown, and to a smaller degree, of midtown. There is an insufficient housing stock of all types in the downtown area, and in the midtown area there is a lack of some kinds of housing, primarily single family housing. I’m not talking here about separate housing, the suburban model of isolated houses on isolated lots in isolated communities, but of housing designed for families to live in that are not like apartments with shared facilities. Tapestri Square on 20th St is one example of this kind of single family housing, but there are many more both new and older. And of course there are Victorians still available which have not been subdivided into spaces too small for a family.  Housing is gradually being added back into midtown. Where I live at 16th & O, there are two new mixed-use buildings going up, retail below and apartments above. There are others in midtown, and even a few in downtown.

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