3.0. HRSR 05-08-2001 - Laserfiche WebLink

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CONCLUSIONS AND RECOMMENDATIONS • Northern Area The Northern Area has a diverse mix of land uses, including industrial,public, office, service, retail, and housing. While this area also lacks vacant parcels, there are more marginal properties that are potential candidates for redevelopment. We believe that the Northern Area, east of Jackson Avenue, is better suited for redevelopment to office and services than to retail. New housing in the Northern Area would not impact retail in the Core CBD as greatly as housing in the Core CDB or Western Transition Area because Highway 10 and the railroad act as a barrier(psychological, if not physical) to pedestrian traffic to and from the Core CBD. Persons living in the Northern Area would more likely be oriented to the shopping centers along the west side of Highway 169, however,they may often-times come Downtown. We also do not believe that the Northern Area is suited for additional retail, since the area does not have great access and visibility from Highway 10 and most potential retailers would likely shy away from this area, in favor of better visible shopping space in the Core CDB or along Highway 169. Besides the focus on redeveloping this area with office space, institutional uses, and housing,we believe that a high priority of the City should be retaining the existing Post Office on Irving Avenue and 3rd Street. We believe that the three parcels to the north of the Post Office, currently developed with older single-family homes, present themselves as expansion options to the Post • Office. We believe that most of the homes in the Northern Area are of marginal quality. Combined with the fact that many are located adjacent to or in between commercial uses, makes them candidates for redevelopment. Three sites that represent the best options for redevelopment to small offices are 1)the north side of 4th Street between the existing office building on Jackson Avenue and Irvine Avenue, 2) the south side of 4th Street between the existing office building on Jackson Avenue and Irvine Avenue, and 3) the west side of Gates Avenue,between Main Street and 3rd Avenue. These sites could provide office buildings with between 5,000 and 10,000 square feet, or similar in size to the newer office buildings developed along Main Street between Downtown and Highway 169. An advantage the Northern Area has over the Core CDB is easier access to the commercial areas of Highway 169, since motorists do not have to cross Highway 10,which can be difficult during peak traffic hours. Other potential redevelopment parcels are those along the west side of Gates Avenue between 3rd and 4th Streets. Besides offices, these parcels (containing five single-family homes) could be redeveloped with housing. General-occupancy rental and senior housing would be the most appropriate types for the site. Multifamily ownership housing typically requires a higher- amenity site. The Northern Area west of Jackson Avenue presents greater redevelopment challenges because of the existing industrial uses. Since most non-industrial uses prefer not to be located adjacent to industrial properties, much of the entire area would need to be redeveloped at once if the area • were to be redeveloped with other uses. While industrial uses are not ideally located adjacent to