Can We Change The Current Supermarket Model?

I put up a post not long ago that detailed the progression of Kroger stores in the developing Chevy Chase section of town. It mirrors in some ways an article published by Sustainable Food Trust on Apr 1, 2014. Let me look at some of the similarities.

Kroger began life in Cincinnati as a series of markets designed to aide the convenience of homeowners, many of which would need to make multiple stops on daily shopping trips. These “economy” shops carried mainly canned goods, some general staples and rarely any fruits or vegetables. The fresh meats and fish or other farm produce were handled by specialty stores and carried strictly local fare.

To be sure, Kroger was not the only brand of these types of stores since Lexington had its own chain of S. A. Glass stores and to some extent their service areas overlapped. What is significant is the timing of Kroger's arrival and the implementation of zoning in Lexington. It was the “Roaring Twenties.”

Zoning brought with it the progressive concept of isolating commercial interests into “planned” areas rather than allow them to evolve naturally within the normal flow of neighborhood life. The stores themselves found the need to grow in size to accommodate the larger volume, yet less frequent visits of shoppers. Americans, whether they will admit it or not, were socially engineered into believing in the benefits of modern corporate food merchandising and production.

Today, the typical supermarket is filled with more that 47,000 products across a wide range of food, and non food, selections. WalMart, while not known for being a grocery, makes 55% of its total profits from the sale of food. The availability of items 24 / 7 / 365, be they fresh, frozen, canned, processed or microwavable allows us to escape both time and season.

A century ago, people would have known exactly by whom and where their grocery items originated. There was a relationship between the housewife and the butcher, or the greengrocer, where each understood the desires of the other. Such social interactions today are few and far between though many of us are looking for them more often.

How many of us were appalled when we heard of the horse meat scandal or surprised at the size and coverage of the latest beef/vegetable/snack recall? Do any of us really know the supplier of the “better ingredients” in those “better pizzas” from Papa Johns? Did any of us recoil when we learned that the elasticizing agent in Subways bread dough was also used in yoga mats and auto tires?

The increased availability of produce has also led to the socially engineered desire for standardization and uniformity. Breeding in a consistent size and color may enhance the marketability of produce but it also allows for the rejection of entire crops for some farmers, leading to waste levels approaching 50%. Will the rising interest in heirloom varieties stem some of this waste?

Just a little research will reveal that despite the vast number of supermarket products available, a majority of these are produced and controlled by only a handful of industrial food and pharmaceutical companies. The choice that you see is only the choice that they want to see, and usually not much of a choice at all.

That choice, or lack thereof, also impacts our food policies and agricultural practices, driven by the statistics which the corporations collect. How do you want to define a “value meal?” For whom is the value the greatest, you or the supermarket? 

 

“Our trust in the supermarket model to provide us with fresh, healthy, transparently produced food, is at an all-time low.” wrote Rebecca Roberts, in her piece and Joanna Blythman wrote “We are sick of being hoodwinked by the smoke-and-mirrors promotions of the big chains.” in The Guardian. How do you feel about it?

Is today's supermarket your only choice for grocery shopping? If so, here are some tools that you can use for better eating experience. Try following the first three of Brazil's 10 new rules for healthy eating:

1 Prepare meals from staple and fresh foods. 

 

Today's supermarket is laid out quite diabolically. All of the cheap processed products are in the center. The really fresh and lightly processed stuff is in the back or along the sides, so fringe shop around the edges. Buy only foods that your grandmother and great-grandmother would recognize. Eat fresh. Try to only buy products with five ingredients or less (ideally ingredients that sound like food and not something you’d find in a science-lab.)

2 Use oils, fats, sugar and salt in moderation.

3 Limit consumption of ready-to-consume food and drink products. 

 

Venture into the center for the items in number 2 only when you need them and try to limit number 3

Lastly, be very critical of the commercial advertisement of food products. They are NOT designed to inform you, either of the nutritional content or the benefit to your health. They are intended to separate you from your money. Take time to reflect on your food choices. Realize the power that each and everyone of us has in voting with our food. Spend to create a better food system and perhaps Kroger will notice.

Wondering In A Winter Walking Land

Once again this winter I have taken to looking at the impediments imposed upon the residents of Aylesford and Chevy Chase. This area has been characterized as being one of the most walkable parts of our community. That is true, except when “ole man Winter” comes to stay.

I read a comment on Facebook from a friend, which spoke to her normal daily commute to work in Chevy Chase after a heavy snowfall. The short, five – six block walk featured one, lone, shoveled walkway and that was done by a church. Yes, there were sub-freezing temperatures and a coating of ice but people got out and walked just the same.

I also received a tweet exposing a downtown surface parking lot for having plowed the lot but leaving sidewalks full of snow to traverse for the remainder of the trip to work or shop. By local ordinance, the property owner or their local agent/tenant is responsible for clearing the public sidewalk within 4 hours of the end of snowfall. In Lexington, that is rarely done.

On my daily way home from work I usually pass through the University campus and they have done a admirable job around the main buildings and the like. On some of their lesser properties, not so good but better than the business folks who make their profits on the student residents. For all of the apartment owner who rent to these kids and don't make the sidewalks safe for them to get to class and back, I say shame on you.

And don't think that the regular merchants and property owners along Euclid Ave are exempt from the shame. The embattled Kroger Corporation should take a look at its Chevy Chase location. The parking lot was cleared and paths made toward the front door, but they are responsible all the way to the street and the sidewalk there was untouched. Even though they acknowledged that a large percentage of their customers from the neighborhood approach by foot, Kroger has done nothing to make their property safer for them. As they move the new building closer to the streets, will they continue to ignore the pedestrian along the Marquis portion in particular?

Many of the retailers in Chevy Chase shopping center did, eventually, do a decent job of clearing the snow and ice. The same cannot be said of the homeowners in Ashland Park where still there are long stretches of uncleared sidewalks, yet plenty of plowed driveways are plainly seen. I also noticed that ice damaged trees were attended to but not the sidewalks

Why is it that this area, home to many of Lexington's elite(and don't tell them that they are not), feels the need to disregard non-drivers? The doctors, lawyers and even highly placed city officials should know their responsibilities and the consequences of not performing them, and that may be the problem. There are NO consequences enforced.

The fines for not following the required civic duties of homeowners and residents are NOT being assessed. Why do we have them if they are not enforced? Why do they not carry as much weight as our simple vehicle infractions of running a stop sign or failure to yield? Perhaps the Council could spend as much time and effort debating this as the did the handicap parking issue, with a similar result of raising fines to not be collected.

I have only detailed a short 2 or 3 mile stretch of roadway and I am sure that many of you can elaborate on others. Walkable areas like the Southland Dr neighborhoods or parts of the north end all have the same problem. I just think that we should be doing something about it. The groundhog says that we still have 6 weeks of winter, so we are not done yet. And there is always next year still to come.

Is It To Be Or Not To Be --- An Urban Market?

Kroger has announced plans to not just renovate the Euclid Ave store, but to replace it with a larger, ”urban lifestyle market”. That was the phrase that Danny Lethco, a real estate manager for Kroger, used repeatedly during a gathering with neighborhood residents and interested parties. Maybe we just need to look at just what is an “urban market”

Though not exactly super markets, these smallish grocery stores strive to provide our cities with fresh food, meat and cooking staples within reasonable walking distance. Corner stores like these became passe after super stores like Walmart, Winn-Dixie, Kroger and Meijer came to suburbia. However there’s been a new push toward walkability and sustainable growth within our cities and we again need accessible food in our urban areas.

This Euclid Ave. store has been called a "university store" and dubbed the "disco" Kroger by Ace magazine since it serves a large number of eclectic students in the overnight hours, but it also serves as an oasis in the food desert of the less well off of the 40508 and 40502 zipcodes. Many of them are faced with carrying their groceries on long public transit rides, buying a car or relying on convenience stores to purchase their necessities. Will they be better served by making this an urban store?

The confined space of a site for an urban style store will demand the right balance of urban design and will present some challenges. These grocery stores have to use a fraction of the space that super stores have, prioritize the goods they will provide and consider parking in an area unable to accommodate a super-parking-lot. With these challenges in mind, many other cities and entrepreneurs have taken the risk and opened such grocery stores. It may be helpful to examine how they did it.

First, I looked at the basic history of the seemingly ever increasing size of suburban grocery stores. After the sprawl explosion of the 1950s and ‘60s, supermarket chains have focused primarily on the suburbs. The business model involved rolling out the same store with parking in front, again and again. When supermarkets did build in cities, they plunked down the same suburban box whenever possible. This approach works as long as new growth is taking place primarily in the suburbs and the cities languish.

Kroger, in its history, is not a stranger to the Chevy Chase area and many will remember when it occupied the space where Shoppers Village Liquor through Josie’s sets today. Well, they even pre-date that if what some of the old-timers told me is true when I was growing up. I have been told that the now gone Ben Franklin five and dime, which stood approximately where the drive entry is to the Ashland Plaza, was built as a Kroger before they moved around the corner.

Kroger also shared the Aylesford/Ashland Park/Chevy Chase shoppers up until the late “60s with the Parkes Bestway (High St where Great Clips is now) and the Colonial Albers (on the Kroger current site) stores and a Minit Mart (now Sew Fine). I almost forgot the small corner grocery where Architectural Kitchens & Bath now occupies. Most all of them had good walk-up traffic until pantry and refrigerator sizes grew, working mothers and time schedules dictated a large weekly shopping trip rather than daily checks of what was fresh.

How others have succeeded

When looking at how others have succeeded, I turned to the Urban Land Institute and took information from their 2011 Fall Meeting's session on “Developing Walkable Urban Groceries in Mixed-Use Environments”.

Chevy Chase is very definitely a walkable, mixed use area, therefore I believe that their recommendations should apply. Chevy Chase is also urban, not quite urban core but firmly, in the minds of most, a downtown area and ripe for infill or redevelopment. Kroger is choosing the redevelopment path.

Parking is absolutely necessary. Nearly all urban-format grocery stores need parking, even in transit rich neighborhoods, and it must be separated from residential parking. Often, grocers require five spaces per 1,000 square feet (93 sq m) of store. In the substantially denser urban locations where significant percentages of customers walk, sufficient parking is still required, although the allotment can be as low as two or three spaces per 1,000 square feet. With the credits allowed for bike racks and the transit stop, I believe that Kroger should have this covered.

Pedestrian entrance. With a split between customers arriving on foot or by car, a key for the design of the store is to get one entrance to face the parking lot and the other to be an attractive pedestrian entrance off the street. A store’s pedestrian entrance is critical in an urban area. It requires a welcoming access point from the sidewalk.. Grocers don’t necessarily want too much exposure and light, as natural sunlight and windows can negatively affect HVAC systems and refrigerated goods. In this case, an artist will tell you that the northern light is more pure light with lower UV effects. Here, Kroger has shunned the sidewalk/street and the lower UV light by catering to the auto traffic.

Not listed by the ULI is the inclusion of a drive-thru pharmacy window for an urban market. Walkable urban neighborhoods tend not to need such amenities. Rite-aid, just a block or so away, has no need of one nor does Wheeler's Pharmacy on Romany Road. Just a few years ago the CVS proposal at the Main and Vine intersection went through a long, torturous struggle because of a drive through window. That project failed.

The location of the proposed drive through on this plan presents some really troublesome thoughts. Firstly, it is hidden at the very back of the structure and under the similarly hidden auto ramp to the rooftop parking. If that was not enough, the loading dock ramp is arranged immediately adjacent to the pharmacy window or at least close enough to present possible traffic hazards. Add to that the traffic movements into or out of the Marquis access point and I see a real possibility of a SNAFU or worse.

Kroger seems to have made one concession to their standard floor plan in that the deli will occupy a portion of the space usually reserved for the produce section. Ostensibly this is to allow the pedestrian entrance to the “relaxing patio” behind the transit stop feature. Of course this transit feature may be omitted since they donated a considerable sum to the “Bank stop” across the street.

On the idea of this “patio” or sidewalk seating, it is unclear if this area will be like the seating at the Beer Trappe, Bourbon n' Toulouse or Charlie Brown's. These cited seating areas work well in the mild weather, but are primarily used by smokers due to the city's ban. Will this really be relaxing if it is all smokers? Will pedestrians want to use this as an entry point to the store if it is filled with smoke?

One of the details pointed out in Jeff Speck's book Walkable Cities is that the frequency and proximity of a building's entries to the sidewalk/street will raise the perception of an area as walkable. I have not heard of anyone devising a rating system or creating an algorithm to chart such perceptions but one cannot be far off. Positioning a building up to the street/sidewalk, or even within 20 feet of it, gives a more cozy feeling to the pedestrian but omitting any entry options of personally relating to it or its occupants turns those feelings to dread.

Our recent snowfall and the current Northeast storm brings up a seasonal complaint of mine. Kroger is, by far, not the only scofflaw in the clearing of the sidewalks which adjoin their property. While it is their duty and responsibility, by being farther removed from the sidewalk there are many who will give them a ”pass” but it really is a liability issue. By moving the building closer to the street, it would seem to make the duty imperative, but if it is the side or back of the building, that duty evaporates from the minds of management since there are no employee access points there. The suburban stores will never expect their customers to be to the rear of their facilities, but in this situation it is where they are forcing them to be.

The larger picture

Just what is the larger picture? At least one of the audience members started off with the big picture agenda questions. “When this store is expanded, will Kroger close the Romany Road store?” Very direct and to the point but also quickly shunted to the side as too far down the road. So, is Kroger not thinking in a long term frame of mind? I doubt that very much.

The very positioning of the proposed building hints that they are looking at the older office buildings along Ashland Ave and the rest of the property on the block, though they stated that they “have no plan to purchase more property” at this time. Granted the PNC bank is unlikely to sell as they would lose their visual street presence opposite the very active Chase bank facility, but with the rise of online banking neither is doing the volume they once did.

Speaking of the Romany road store, is it so under-performing that it need to be combined with another store or eliminated altogether? This store functions as a reliable “third place” in the lives of the neighborhood residents as do the aforementioned Wheeler's and the several restaurants in the area. They have been woven into the social fabric of the families there for several generations. In my mind, the Romany Road store is a better example of an urban grocery than what is proposed on Euclid.

One last point taken from the ULI report is that “Grocery stores transform neighborhoods”. I would take that as both the addition to and the removal from a neighborhood. John Given, who helped develop a Ralph’s grocery store in South Park in downtown Los Angeles, described urban grocery stores as providing an essential element of street life for neighborhoods. The neighborhood grocery store, an urban market or not, it is more important to the everyday life of downtown than Rupp Arena or Keeneland.

To quote Seth Harry, an architect in Woodbine, Maryland, who has retail expertise “As long as walkable urban places are built from scratch or revitalized, more urban-format stores will follow”. In his view, the design of the store is driven by the urban fabric. Kroger may now realize that they had to rethink the placement of the parking in an urban location but it will still takes an urbanist architect to convince most operators to accept other design refinements.

Furthermore, Kroger's goals here may be diametrically opposed to both the purpose and function of urban markets. They stated that they wanted people to “buy more” when they shopped at the Euclid Kroger, but people who walk, bike, or use transit to arrive are not going to “buy more.” They already buy what they can carry. Kroger is using suburban thinking and trying to place it in an urban environment. That formula will not work.

There is also some question as to whether the very idea of acres of shopping in under one roof is even viable anymore. Malls are failing, or redefining themselves and Walmart type stores are shunned by the wealthier classes who would rather make trips to several boutique-style stores than one giant conglomerate comprised largely of products they don't want. Malls and superstores were originally meant to replace the old-world style village markets, suks and bazaars. For a while this worked, but shoppers today are more sophisticated than ever. They are not interested in fake village markets, they want real village markets – an experience that is simply not going to happen in any superstore or superstore mini-version. Quality, unique products are not usually to be found in such places.

So, an "urban" market?  Is it to be or not be, that is the question.

Uncover Another Downtown Stream

I have been spending some time researching the origins of local street names and some of them are really fascinating. Some are fairly simple to deduce while others have a hidden back story and some have no apparent rhyme or reason. One of those in the Ashland Park area is Ridgeway Road.

I am aware that a majority of the Ashland Park subdivision is within the Town Branch watershed, along with the early portion of Chevy Chase and the shopping center. At first I wondered if Ridgeway was placed along this high ground atop the ridge (if you could really call it that). That honor goes to Chinoe Rd, although the actual high points is east of that, which is two intersections east of Ridgeway.

This ridge and the direction of water flow from it brought to mind another question that has been vexing me for some time. The natural westward flow from the Chinoe/Fontaine intersection is toward the Ashland Estate house and through the present day Slashes Road median. On the original concept drawings for the subdivision development, Slashes and the natural water feature's intersection with the Tates Creek Road (now called High St.) are shown as a design element of an entry to the residential area.

The stream, at this point, still carries a substantial amount of water since there are two large diameter storm drainage pipes and culverts built into the foundation of the Chevy Chase Plaza to handle it. Does it match the flow of Town Branch is a good question, but they are both underground.

If this stream was at the surface, it would flow through the parking lot of the Town & Country apartments, under South Ashland Ave and behind the Kroger store before roughly paralleling Euclid Ave. It would bisect the blocks of Marquis, Park and Oldham Avenues, pass under Woodland Ave, follow the rear lot lines of Rose Lane and enter the University campus.

Before the University of Kentucky acquired the present campus, the property was a city park and fairgrounds, with many pathways and a water feature – a stream. The stream would pass between what is now the Singletary Center and the Fine Arts building, pick up inflow from Maxwell Springs, under a portion of the original Stoll Field, the student center and South Limestone. The parking structure, the Donaldson building, the stream generating plant and some of the Reynolds building property are all in the path of this waterway

On the west side of South Broadway, it appears that the stream has long been put into a pipe underground as it does not show up on the Sanborn fire insurance maps of 1907. Could this waterway have been covered over before Town Branch? I doubt it, but the 1886 Sanborn map does show a surfaced Town Branch as does the 1890 version.

A large, double box culvert runs under Davis Bottom and the present Southend Park, just showing enough of it to make a pavement for Byars Ave (off McKinley St), then through the Irishtown area around the Driscoll St passing of the railroad track. It finally empties into the Town Branch where the Norfolk-Southern crosses both Manchester St. and the Corman tracks.

I have never seen a name for this waterway. Some maps just call it a “drainage ditch” and many of the early Lexington maps do not recognize it at all. The 1912 map drawn by J. T. Slade is probably the only one which depicts the total stream length.

It has just as much history associated with it as Town Branch, short of having a town plat based upon its path for a short section. It has been impounded on several occasions for uses both social and commercial, as many a baptism took place in the pond behind the steam mill on Bolivar and more than one college boy took his girl out for a boating beside Buell Armory.

I also wonder how the kids in the neighborhoods from Ashland Park to the University would had enjoyed a surface stream to play in (Probably as much as the ponds of Clifton Heights). Would the neighborhood streets south of Euclid be cul-de-sacs if they had left the stream alone?

With all of the talk about re-surfacing the Town Branch and a call for designs, I would not even suggest a similar treatment here, I just thought that I would “uncover” another downtown stream.

Second Sunday Approaches Again

Well, Park(ing) Day did appear to be a success despite the lack of local press. Several local groups participated as well as some businesses. I am still disappointed that they did not commandeer the parking spaces for the full day, as they do in most cities. I did see the Mayor out getting his “photo ops” along with several other candidates for office this fall.

Our next big community gathering looks to be the annual Second Sunday health initiative, where we close a portion of roadway to auto traffic and allow human powered activity. That is just 2 weeks away and I have heard very little about it.

The local Second Sunday group does have a new web page and a Facebook listing , but what struck me the hardest was that they are not closing a roadway to auto traffic this year. They will be using a presently dedicated pedestrian facility – The Legacy Trail. This does not call attention to the need to get out of your car nor to the restrictions of auto movements. This year's event fails to make whatever happens to be newsworthy.

Is it possible that what started four years ago, with such promise and fanfare that it spread statewide very quickly, has died a typical bureaucratic controlled death? Could that be why our friends over in Louisville are pushing for a non-government sanctioned event (cycLOUvia) to take place on one of their primary arterial streets – Bardstown Rd.?  I do wish them luck in raising the funds in the next tow weeks.

The great thing about Second Sunday this year is that it will be after a road football game ( I came close to calling it a loss) and two days after the Midnight Madness for the basketball fans. Why could Euclid Ave/Avenue of Champions not be closed and bookended by the commercial spots of South Lime and Chevy Chase for refreshments after the festivities?

I think that the citizenry of Lexington has again failed to build upon a reasonable foundation. The question is - why?

A Hotel Could Lead To Transformation

I have been following the recent controversy about the proposed hotel near the corner of Southland Dr and Nicholasville Rd and have bee amused by the commentary.

It seems that the nearby residents wish to prevent what some call progress by claiming that they want to keep their backyards “private”. Folks all over town are building “privacy” fences in neighborhoods where two story homes look directly into the adjacent yard and, in some cases, those on adjacent blocks if the hillsides are steep enough. I have no idea what these people do in their backyards that they need to be so private, but it may be either risky (or risque).

The problem that I have is with the people in the neighborhood on the south side of Southland, well out of visual range and even earshot. Why is it that folks don't want to try to improve certain locations when just a little teamwork will do wonders.

My first memories of the intersection involve the building which houses the Denny's restaurant. It was an Independent Grocers Association (IGA) market when I was a small lad, the last vestige of town and the beginning of the narrow two lane road to Nicholasville. The family took trips the the locally owned “Bird & Animal Forest”, located about midway between the two communities, on summer Sundays. It was a crude attempt at a petting zoo but we enjoyed it.

My father's friend had a few acres and a roadside motel, some horses and ,I think, a pay lake. I searched for it some time back on some old aerial photos and actually found it. Today, that spot is occupied by the eastern half of the New Circle Road interchange. What a major change.

Southland Dr., as many know, was built as an alternate route to bypass the railroad crossing of Rosemont Gardens. The early drawing call it the “Southern U pass” since it incorporated a bridge to separate the auto traffic from the Southern Railroad trains. Waller Avenue had yet to be extended beyond the tracks toward Harrodsburg Rd. so the only access across the tracks was Virginia Ave., Rosemont and Stone Rd.(now Pasadena).

Commercial development exploded in this area during the '60s, thus the new residential subdivisions were required to provide sidewalks but the older “main drag”, where the shopping was designated, was exempt. Folks in those days hopped in the car just to go to the end of the block and who wants to look out for the pedestrians who should not be there. Southland Dr was not a neighborhood shopping center, it drew from all over the south end of Lexington. In many cases it still functions that way today.

Over the years this area has added some newer and larger uses and is no longer “out on the edge of town”. We should be looking to bring this intersection up to the sense of an urban retail corridor. One way to do that is to remove the types of uses which perpetuate the parking habits of the now aging “baby boomers”. Restaurants in Chevy Chase can succeed with their doors opening to the sidewalk and parking in the rear, so is Southland Dr area that much worse.

What I see, in this location, is an excellent opportunity to enhance this visual aspect of the intersection and allow the neighborhood to metamorphose into a vibrant entryway to the Southland experience. The proposed mid-rise hotel can begin to fill the space with active evening traffic but it still need desirable support uses like full-service sit-down restaurants and up-scale retail which can draw the neighborhood folks without making them get in their cars.

Gas stations are still a fact of life but some of the newer ones have found that being situated on an extremely congested corner with turn lanes presents unwanted access nightmares. At most times of the day one can only approach the existing Shell station from the southbound lanes and exit with a right turn only movement. No service work is done on site so the need for the massive paved area adds to the water runoff which the neighbors are so vocal about.

View Larger Map

Now, visualize if you can, imagine a structure built along the lines of the former Taylor Tire station at the corner of Old East Vine and Grand Blvd. It has been re-purposed as a retail complex, but it sits so close to the street that it has that cozy feel. A new building, placed similarly and perhaps with wing along both major streets, could accommodate fuel pumps streetside and in the back, address the street with a pleasing facade and allow for plantings or the like.

Continuing the streetscape on toward the donut shop and at an equal setback, the atmosphere becomes conducive to pedestrian traffic as well as auto. At present, Lextran does not use this section of Southland Dr but this streetscape will lend itself to adding a stop in the future. Replacing the existing Denny's with a more fitting facility would also do wonders for the area.

I honestly believe that even the hotel could be placed a little bit farther off the adjacent residential if the corner was redeveloped as a whole. Even the existing car wash could be accommodated in a pleasing manner.

The neighbors probably need to step back a bit, think about how they can get something a little closer to what they desire and work with the developer to give everybody a win-win scenario to shoot for. It can be for everybody's best interest.

Let me know what you feel.

Un-intended consequences?

“Un-intended consequences”

These words are usually spoken when an action, taken for very good reasons, is responsible for a debilitating harm done to a minor portion of those affected by the action. It is always nice to see it when those actions actually help that minor portion.

I don’t think that I have been shy in my outspoken criticism of the downtown circulator “trolley” and it does look like some of the suggestions that I made have been incorporated into the current routes, especially the Green Route. I am glad to see that many more of the local businesses have embraced the service and that Lextran has responded in such a positive manner. This service has had a much bigger impact than the initial downtown concept ever imagined

As I understand the original concept, the circulator was to enable those on the farthest edges of downtown to get to the center of activity and back to their offices with enough time to actually eat or shop during lunchtime. Evening activity was for downtown residents to traverse empty city blocks from housing to the nightlife and back safely. Though these are still of concern, they seem to be more minor today.

Today, we not only can get from one end of downtown to the other but also just a bit farther out and hit a little bit more shopping, dining and nightlife. I have seen and heard of many uses for the circulator since the routes expanded but I have not read any hard figures of ridership. Hopefully these will be forthcoming.

I have heard from my friends at West Sixth St Brewing, that quite a number of their patrons are arriving by ”trolley” since it eases the parking situation and the risk of driving while intoxicated. This will work to their advantage if those folks are coming from the Aylesford – Bell Court area and not just downtown.

But this is a two-way benefit. There are also folks from the Coolavin apartments just next door to West Sixth’s taproom who are making their way to the Kroger store on Euclid and coming home with the groceries for the week. In an area that has been identified as a “food desert” this access to fresh food without carfare is a win.

Coolavin is not the only example of this. The circulator travels past other assisted living facilities downtown so I doubt that this activity would not go on there also. Mrs. Sweeper and I watched as two ladies made their way from the Christian Church facility on Short St to the designated stop just to ride around town on a warm summer evening. The simple pleasures of life know no age limits.

So far, this phenomenon exists on the Green Route which cycles between the affluent neighborhoods near Chevy Chase and the resurgent commercial parts of Jefferson St. The Blue Route, running between the two University campuses, sees some mixing of the student bodies but mostly just due to their choices of dining and drinking locations. The other neighborhood residents do not tend to use the service much.

I believe that none of this was intended by those who arranged to fund the operation just a few years ago. Who could have thought that things would change this much? And does this mean that the local businessmen, who banded together to promote their downtown businesses, and now see as many or more folks leaving the downtown confines for other businesses, could give their support? I suppose so, but I hope not. If so, then the additional beneficiaries will need to stand up and continue this proven success.

I also believe that if it works in the downtown, then it can be successful in the subdivisions too, if done right.

If you have any thought on this, I would appreciate hearing them.

Chevy Chase's resurgent intersection

Last Friday, as Mrs. Sweeper and I were coming home from the Gallery Hop, I saw a quite beautiful sight.  The evening was just perfect for getting out either to stroll through downtown looking at art or taking the kids to the ice cream shop for a cone or two.  Many a family was out doing just that.  Downtown, couples meandered through stop after stop of art and in Chevy Chase, hoards of families with kids were descending on Graeter's and the treats within.

 I tell you, the sidewalk in front of the Ashland Plaza was crawling with activity and both McAlister's and Graeter's were full.  The scene reminded me of the days when Romany Road was hopping.  I hope that it still is on Tuesday nights after Jazz or baseball in the park.  But this scene in Chevy Chase is today a rarer sight than some 30 years past.  The one thing that would make it better still would be the presence of some seating, you know, some tables and chairs or benches kind of like the sidewalk dining that we see downtown.

There is some sidewalk dining space already in Chevy Chase.  At Starbucks, at The Beer Trappe and Bourbon n' Toulouse, even Charley Brown's has some outdoor seating but I think that that has more to do with the smoking ban than anything else.  The area around the newly opened shops is in need of real seating.

The former Buddy's location had a so called patio for outside seating although it is right on the parking area, but it is there.

Speaking of Buddy's, it has not surprised me that it did not sit vacant for very long.  While @GossipGirl40502 will most likely tell you that the trendy things always begin early in her favorite zip code, the Chevy Chase area is just now getting in on the band wagon of brewpubs.  The South Broadway area, downtown and even W Sixth St., saw the micro or nano brewing sites before the 40502 but soon the Corner Brewpub will be taking over the old Buddy's spot and the intersection will become even more active.

I would not doubt that sometime, maybe near the end of Summer, somebody will organize a Colt trolley tour of all the local brewhouses or brewpubs in town, perhaps beginning and ending in the Distillery District.  I think that it would be great if it could benefit some local charity while exposing Lexington to the growing number of local brewers.

Update, May 3, 2012
Today, they put out at least two picnic tables in front of Graeter's and Business Lexington posted details about the brewpub.  When I mentioned the brewpub to the Lextran management and suggested a Brewhouse Hop, they seemed receptive.  What do you say, can we make it happen?

Planning Inertia at 85

Eighty five years ago, the U.S. Supreme Court heard and decided the landmark case which established zoning as an appropriate tool for controlling and directing the growth of American cities. That same year, Lexington fell in line and created its own Planning Commission and developed a system through which to guide the city's expected growth. Four years later came the first Comprehensive Plan, a detailed guess as to how the city expand and where the needed infrastructure would be built to accommodate such expansion.

1926 is also about the time that I believe Lexington began to get away from the easily navigable and walkable city it once was. I have come to feel that zoning played a big role in making Lexington and most other cities into the suburban sprawl that we see and many of us detest.

According to Edward T. McMahon, in his recent article in Urban Land, “Zoning is merely a tool. It is a means to an end. It can be used constructively as a positive force for community good or it can be misused. Zoning is what you make of it.” and “It is good for protecting what is already there and for preventing nuisances. It is not as good for shaping the future or for improving the quality of new development.”

In fact the above mentioned case, Euclid v Ambler Realty, was brought strictly to preserve the simple and quiet nature of a small village outside Cleveland, Ohio. The Village wanted to prevent the incursion of industrial development into their then simple community. They wanted things to stay the way they were. The irony is that after sitting vacant for a couple of decades, a factory was built on the land as part of the war effort and continued as such for several more decades, probably due to existing zoning.

Zoning codes try to prevent bad things from happening while failing to lay out a vision of how things should be. Early zoning codes were simple and had few levels of each particular land use type. Many zones allowed for interesting mixes of intensity and diversity. Lately, our local codes have become more and more complex with multiple layers of residential, business and industrial zones and sometimes confusing yet similar size, setback and parking requirements. Too often we Americans believe that if a little zoning is good, then a lot of zoning is better. Both in size of development and in the complexity of regulatory requirements.

Lexington, as well as many other American cities, grew quite well for the better part of its history. Starting with residential and some minor commercial activity along its main streets, until they began mimicing the larger, older cities “back east” with their dedicated downtown commercial and societal uses. Usually a persons place of occupation was no more than a few steps from their home, if not located directly within the house itself.

Even as recent as the late 19^th century, stores and manufacturing uses were interspersed with the remaining residential along Main St as shops and lumber yards stood cheek and jowl with churches and carriage makers. There was no zoning but folks seem to have co-existed well enough to grow.

I guess it was the 1870s -1880s when our first ring subdivisions began to spring up when whole farms would be developed. They were mostly residential but nodules of civic and commercial uses seem to be sprinkled about fairly liberally and particularly at the edges. Walking distance from the majority of the housing and along the main roadways. Still, there was no zoning and we all didn't seem to mind. The convenience of the corner store made “going to town” something special.

The invention and rapid expansion in use of the “horseless carriage”, especially after the first World War, and the dramatic shift from an agrarian to a corporate society led to a need to aggregate like people and uses into larger and larger areas. The proponents of zoning felt that this new tool could help direct the inevitable growth which the previous decades indicated was coming.

These previous decades also pointed to the periodic changes in popular desires of the residents. Land uses were allowed to evolve or shift over time and as some neighborhoods, particularly in the lower economic ranges, became available new uses brought a resurgence of activity and life. The introduction of zoning brought the appearance of stability and the assurance that undesirable changes would have to leap many more hurdles than before. The longer that a certain area had been zoned as it was meant that the likelihood of change was diminished. A form of “planning inertia”.

After WWII and the “baby boom” the perceived need to alter and intensify the zoning codes led to a much more suburban model of code than had worked in Lexington's first ring subdivisions. The older neighborhoods were stable and zoning would see to them remaining so. Fancy new shopping “centers” and the automobile(with cheap fuel) made the idea of the corner grocery seem like the “old days”. First there were the interior clusters of retail and eventually the shopping strip along major roadways.

Residentialy, the zoning allowed for sprawling, single floor ranches and some split-levels with wide and deep front yards. Some of them went on for acres and acres and the zoning meant that what was next door was going to be that same. Zoning enertia was not going to let anything change in the suburbs, but a one-size-fits-all scenario brings the same set backs and parking requirements to the older “stable” neighborhoods and that begets change. Areas that at one time were allowed to front the sidewalk and serve the pedestrian residents are now catering to the vehicle and displaying a family asset to the passing world.

The above is why I take exception to the following quote from the article:

“Zoning allows developments to proceed as long as they are consistent with the current uses of the neighborhood commons or in a way that the neighborhood has agreed in advance (through the political process) to allow.”

Edward T. McMahon

Zoning will allow developments to proceed if the are in agreement with the broadly applied community standards but not always with the current uses or the neighborhood commonalities. Maybe zoning codes should be enforced by what the actual neighborhood has agreed upon through the political process. What if the developers were allowed (again) to put in place what the neighbors need without the suburban style parking and set back requirements? Many of the multifamily units in Ashland Park/Chevy Chase can barely distinguished by the general passerby but the same number of units in areas outside New Circle Rd are readily seen as apartment type places. Such places are shunned by families looking for stability in housing.

If zoning is aimed at limiting or possibly preventing, precisely those changes in the use of property that are disruptive of neighborhood character, then they can also limit or prohibit a welcome alteration which may greatly enhance the existing neighborhood character. Inertia of any type can be hard to affect and while social inertia is moving quickly(and picking up speed) our zoning inertia is dragging us back to the mid sixties.

Zoning, it is said, is about balance but it may need a bit more help to get it on its way.

Again With The Grocery Stores

Grocery stores are in the news again.

The Business Lexington recently broke the news that I have been sitting on for a few days so I guess it is okay to talks about now.  The Kroger store in Chevy Chase has had a parking problem for lo these many years.  About as many years as since the returned to a Chevy Chase location.  As they made the stores bigger, the problem just got bigger too.

The first building that I remember on this property was a Colonial Alber's grocery store and, like Kroger, they sat back off the street with parking in the front.  At that time, the entire block of Lafayette (now Marquis) Ave. was filled with houses and commercial businesses had yet to encroach.  This and a sister store on Southland Dr were their only foray into the Lexington market.  Built in the mid 'fifties, in ten years they were gone.

Masters TV & Appliances had moved from the present Charlie Browns spot and stayed until a Higgin's KRI branch opened.  Neither one lasted very long.  Then came the Piece Goods Shop, a fabric and sewing store, which lasted until the very early '70s.

Kroger, which had had a presence in Chevy Chase since before the war (WWII), had moved to the 500 block of S. Upper St., then decided to return, tore down the old building and (if I recall correctly) brought the building a bit closer to the sidewalk squeezing the parking a little in order to bring in the delivery trucks to the rear.  Over the years, they have had two expansions and have approached their 40,000 sq. ft. limit for the B-1 zone.  Parking and the increase in population/area from which they draw has become a greater and greater mismatch, even after they acquired additional property.

A possible solution, placing the parking on the roof.  Hey, why not, it has been done successfully in Florida.  (I guess that goes along with Florida's own Fark tag.)  My feeling is that the engineering and the space necessary for the ramps up and down is going to be too costly and that it might be better to excavate for all the mechanical, food prep and offices.  That would leave much more of the ground floor for sale area.

I like the idea if it being right up on the sidewalk (10 feet back)and a possible cafe style seating area.  Even a art style bus stop could be designed into the facade.  Bring back the old type display windows and an awning and you have the urban feel of the rest of Chevy Chase.  It does seem strange to be talking about parking solutions in such a walkable neighborhood as this is.

The title does say stores - plural - so what is the other one.

A legal ad in the Wednesday Herald-Leader stated the intention of applying for a couple of liquor licenses for the old Joe's Crab Shack location on Nicholasville Rd. near Regency Center.  Also, within the last few weeks, an amended development plan was approved for a mystery tenant and the 15,000 sq. ft. structure is clearly labeled as a grocery and an attached liquor outlet.

Do we know any small footprint stores which would like to keep its plans quiet for a while?

The name on the legal ad was ......................Trader Joe's.

Chevy Chase Meddlers

I just learned about a the meeting of the Chevy Chase Neighborhood Association this past Monday night, not that I would have been there but I would have liked to ask around about it. The Chevy Chase group is like most neighborhood associations- full of local, grass-roots activists- keeping their fingers on the pulse of the community. Most of the time they want to know just who is doing what.

And then, there are the ones that my dad called "the Meddling Bessies". These are the ones who then want to tell you "how to" or whether "they want you to" do whatever it is that you wish. Unfortunately it usually involves property, your property.

A topic of the meeting, maybe the only topic of the meeting, involved a redevelopment project. It was not about the High St/Euclid/Fontaine intersection's redesign (I would like to see a nice round-a-bout there). Nor was it about some upcoming civic gathering for the well being of all. It WAS about the expansion of the Christ the King complex.

There is not much available about the project yet. They want to build a new rectory for the bishop(probably one a little bigger than the current one) and some more classroom space with a modern gymnasium. They will probably have to reconfigure the parking lot and all. All in all this is not an easy thing to do on a lot like this. It will take a lot of effort.

Already the neighborhood wants to take control of the situation. Where is it going to go? How tall is it? What is it going to look like? What about this situation, or that one?

Folks, this is PRIVATE property. Yes, they would like to work with you but this is NOT your project. There are certain rules that have to be met and then there are the RLUIPA laws which can supersede our local zoning laws.

I don't see this as much different than the CentrePointe situation downtown, as long as no rules or laws are broken, if they don't want to listen to you-THEY DON"T HAVE TO.

All of this is spoken of in terms of "transparency" in the planning and implementation of civic life yet that only goes over well when you are not the one being told what to do. Majority rules does not often override private property laws, although it may if it clearly involves public safety and security not the aesthetics of personal opinion.

I do wish that I had been there.

The Death of Walkable Retail

This evening, as I came home, I altered my normal route and passed through the Chevy Chase shopping area. In doing so I was reminded of the comments of a former councilmember about the conditions facing the folks of the Chevy Chase community. Mr Farmer addressed the Council work session yesterday and again reminded them of the, should we say, less than enthusiastic welcome that they have given to the new parking arrangements for the shopping area.

Earlier this year I wrote about this and still I have no clue as to what they are thinking.

The Chevy Chase area and its surrounding neighborhoods are imminently walkable. Everybody from young school children to the senior living nearby can walk to the shops and entertainment facilities located along Euclid and E High St. The hills are not too steep and the block faces are not too long. One can usually see UK students riding or walking back the their dorms or apartments with bags of groceries from Kroger and other shops. Many people do walk in this area.

I was reminded this evening of a time nearly half a century ago, when the Chevy Chase commercial area was not so large or as dense as it is today, yet there was a greater presence of service for the automobile than there is today. At that time the storefronts along High from Ashland to Euclid were all right on the sidewalk(all parking was to the rear). Gas stations seemed to dominate just about every corner. From the corner of Marquis(formerly Lafayette Ave) and Euclid, with an Exxon station, to Clay, with a Speedway, to Ashland Ave, with a Sinclair(Hancock's video), to the intersection of E. High, with an Ashland and a Texaco. There was a Gulf station at the corner of High and Ashland(approx Starbucks location) and a Chevron at the corner of Park. A Ball Dairy store with drive up at Cochran but this does pre-date the gas station which eventually became Billy's Bar-b-que.

This appears to be a lopsided proportion of service stations in a very pedestrian area. Add to that the drive thru windows for the liquor stores and the dry cleaners and the auto centric nature of the area begins to come clear. The very strange fact is that none of them remain today. NONE. But there is much more surface parking available than there was and still the problems remain. People used to walk from blocks away, and a lot of local residents still do, but those who just have to drive from a longer distance cannot walk for half of a very shot block.

The shopping area along E. Main, from Walton to Ashland, was smaller but similar. Five gas stations and a drive thru restaurant in a block and a half, and the remaining Chevron was not there then. And this just a little over a quarter of a mile from Chevy Chase.

I could go on and equate how Idle Hour, Meadowthorpe, Romany Road and even Georgetown St.'s Westside Plaza have changed over the years. Walkable retail used to be available in the first-ring suburbs and still have accommodations for the auto but now the auto does not want to make accommodations for the pedestrians. Have you watched any of the old movie from the turn of the last century, the carriages and horse drawn wagons, the streetcars gliding down the street, and pedestrians EVERYWHERE? People crossing the street in mid block, walking along with the traffic and cyclists weaving through them all? How about the western movies with the dirt main street, horses and people, carts and wagons, the stagecoach all mixing in the street( and scattering when the gunfight broke out)? That can't happen today, with or without the gunfight.

Walkable retail seems to have died when we took zoning to its extremes and started trying to serve more with less. More customers with less employees, more variety with less stores, more shopping with less real service.

More isolation in our homes and less interaction with a larger cross-section of our neighbors, but that is the way I think most people like it. I don't.