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?

Was It Worth $7,000 A Foot?

From 2 years ago

 

The Clematis in front of our house in in full bloom, giving a bright blast of color when you walk toward the door coming home. Each year I think that it just get better and better looking with many more blooms than last.

The wire frame horse in the Court House Plaza was supposed to be full of blooms from seven different varieties of Clematis in time for the WEG.  If you look today, the vinery of the collective plants only rise to the top of the hindquarters.  Did they stop tending them with change of administrations.

That made me think of other differences in priorities and how they are handled.  I recall, as I am sure you will also, probably the most iconic campaign commercial of the victorious Jim Gray.  The one where he is standing on South Limestone near the end of the renovating construction that summer.  In discussing the overall cost of the project and the disruption it caused to so many businesses and commuters, he utters the almost comic, "$7,000 a foot".  I am sure that that resonated with the voters, especially in those slim economic times.  Times that I am wondering if we are out of yet.

Now, considering that there was a big to-do on the weekend that it reopened to normal traffic and has seen many other University related celebrations (most notably the 8th National Basketball Championship), I feel confident that business owners who stuck it out and the ones who followed construction think that the $7,000 a foot was well worth it.

There was a lot written about the timing and extent of the closing, by owners and bloggers and others who felt that this work was somehow unfair to the "stakeholders".  Since the end of construction there has been nary a peep in public from either the owners or the bloggers as to whether the redo was worth it.

The most silent is the one who, I think, benefited the most from the phrase, Mayor Jim Gray.

Earlier this week, the APA (American Planning Association concluded their 2012 National Convention in Los Angeles.  In the closing address, Renée Jones-Bos, Ambassador of the Netherlands to the United States, noted that Dutch engineers have been forced to approach large infrastructure and planning projects head on and are known worldwide for their expertise. She also pointed out that American cities may learn from their Dutch ally’s proactive embrace of cost-benefit analysis.

The Dutch are well known for weathering almost constant calamities and for wresting their country from the ravages of the North Sea.  So much so, that they have come to think of it as part of their DNA.  Another part of Dutch DNA is found at the entrance to the old port of Amsterdam in a sign which reads “The cost comes before the benefit.”

To all of those who have cried and whined about the outlandish outlays of the City and State for projects leading up to the WEG, and to all of those who have wondered where the windfall profits that were predicted have gone, I say this; the benefits have only barely begun.

But I ask Mayor Gray, was the $7,000 a foot worth it, both in the short run and in the long run?  And should we do it again?

A Ways To Go On Food Trucks

I seem to have a lot of entries about dining and all of the new places going in downtown, but short of Centrepointe and 21c there is little else to speak of.  Any new offices lease their space and (sometimes) remodel, then just set up and go to town. No major announcements, no fanfare.  I guess the dining and entertainment news will have to suffice as development news.

One subject on the dining front is the movement toward food trucks and carts.  It does seem that we are again trailing the rest of the country in allowing food trucks, but we also appear to be looking at allowing them just in the downtown area.  Is this not a community wide service for which we have little or no rules?  Should not all of our ordinances apply across the whole of Fayette County?  Is downtown the only location that the food trucks wish to serve?

There are many websites which describe  the food truck situation in cities throughout America and a few of them have maps which display the locations of certain vendors, either on a semi-permanent or rotating basis.  The site for Austin, Texas is broken into several sections and shows only four food trucks in all of their downtown.  Far fewer that any other section mapped.  It also appears that their downtown covers much more territory, as one would expect for their population.

A larger population, a larger area, more density and greater diversity and only 4 food trucks to serve them.  Why are we trying to be so different?

I have heard some news reports that there is fear that food trucks could impinge upon parking spaces or loading zones for hours at a time.  I can see the concern, but I look at the timing and size of the local beer delivery vehicles as more of a problem.  Food deliveries do not seem to be a major factor for all of the restaurants and, I guess, they take place in the early morning. On my noontime walkabouts, it is the sheer number and size of the beer delivery trucks (and where they park) which I see as a deterrent to downtown traffic movement.  

One day I saw 4 or 5 extended length trailers on Short at Cheapside at one time, three were from the same distributing company.  Three truck, four or five men in one location blocking a full lane of traffic for an unknown time span.  Should we not be doing something about that?  I seriously think that the situation is worse by campus on most days.

Comments have also been made about the two announced hotels and their delivery docks or lack thereof, but our growing dining and entertainment district draws no such attention.  I believe that it should.

The proposed regulations have provisions for length of stay at any one location and the frequency with which any particular food truck may return to said locations and they all look to be centered on the downtown area.  Could that be because our suburban streets are not amenable to locating such street vendors on public property?  What should stop several of these vendors from setting up along side some of our larger parks this summer and appealing to the visitors of our evening sports or music events?  I can imagine the Big Band and Jazz series or afternoon/evening ball games with specialty foods for a quick dinner, can't you?

The discussion on food trucks looks to me to have a long way to go, but at least we have a start.

21c And The Road Ahead

It was about a month ago that I wrote about our possibility of getting a boutique hotel along the lines of a 21c in- of all places – the old First National Building.

This morning, the main headline of the Herald-Leader was the announcement of just such thing. The 21c corporation has signed on the dotted line to purchase the 3 parcels and put in motion a request of the Urban County Council for tax incentives and federal grants for this $38 million project. They may even request a TIF district of the state, though it is unclear what properties it may include or what public infrastructure needs be built.

My friend over at Kaintuckeen quoted Mayor Gray as calling it the “worst kept secret in Lexington” but this is the latest of such proposals made for this building and the only one to actually make it into the media.

You see, this building has a number of issues which may hold any redevelopment at bay. The First National Building is on the National Register as a site and as part of the Downtown Commercial District. For as much good as any such listing has afforded some other properties, after the CentrePointe controversy, our local folks would put a major fuss should undue alterations be proposed.

Any conversion of this century old building will necessitate new fire rating and sprinklers and an alternate method of egress, a fire escape. The previous proposals included various ways of accomplishing this, but I am told, either our local Historic Preservation or the lending institutions have balked and the plans wafted away like smoke. Like the Melodean Hall situation across the intersection, good new uses proposed for fine old buildings run up against safety and preservation issues which can really complicate matters.

Mayor Gray appears to have worked very hard on convincing folks that a 21c hotel needs to be in Lexington and whether his company is called upon to provide construction assistance or not, his 40 years of business and 6 years of political experience may be put to the test.

Concerning the TIF for 21c, I cannot figure out just how big on an area or just what amount of public improvements can be done in the area. I know that for CentrePointe, the district covers the primary block but also includes the old Court House and Cheapside Park, and the parking lot across W. Short St. The Cheapside work is about ¾ths done but the Lexington History Museum has major work planned. Perhaps the sidewalks and other street improvements could be made to aide the movement along Upper and Short St.

Like the journey of CentrePointe from announcement to completion, this boutique hotel may have more than a few setbacks.

On a lighter note, the people in the restaurant being finished on the corner of Short and Limestone which has a tentative name of Southern Table, tells me that they will open for lunch in the next week or two and for dinner about a week after that. The décor is starkly white on white and the menu is to be California fusion I believe, maybe not new for Lexington but not your usual fare.

With all the new openings on Short St, can it be long before someone calls for some real street work to be done on that section.

I have been trumpeting all of the new places downtown but there have been some closings also. While we were wondering about The Taste of Thai and Sam's Hotdogs since the Webbs bought that property, Giacomo's, with their bright yellow delivery scooter, has been sold and closed without explanation. I will also miss the Good Foods Chapter 2 in the lobby of the library. I don't know the whole story on that either.

I am always open to conversation so lets talk.

Where Is Lextran Going With This?

This showed up on my Twitter screen this morning.

Yes, the weather is beautiful for this time of the year.  Temperature about mid-fifties and a dry, high pressure system overhead.  Just a beautiful day to get out and enjoy.

But a bus ride?  This city’s transit system is geared toward getting the employee to his job, be he an industrial shift worker, a white collar, 9-to-5er or a service worker in the retail trades.  One thing this system is not aimed toward is the family oriented excursion to the park or other relaxing pastimes.

Those of us who were at work could find no time to get out for a pleasant ride on the bus and those of us who might wish to have an easy ride to the larger parks or entertainment locale have found that routes and scheduling are inconvenient.

All in all it is just a very confusing suggestion for Lextran to make.  Even Keeneland has no racing today.

Spring, And Development Sprouts Again

I have been watching downtown for a while and now that Spring is here we have a lot of things shaking in the wind.

I think that we all know about the new Shakespeare and Co. coming at the corner of Short and Broadway. They have been taking a long time getting to where they are, but there was a lot to do. I have taken some photos of the corner since 2008 when the old Clark hardware building was painted and the former Wrokledge space needed a little fixing up.

August 2008

March 2008

First came the outside repairs of the windows and the tin mouldings at the cornice and gutters, 

then a matching paint job. 

And then we waited. And we waited.

Oct 2010

The construction barrier went up, the roll-off dumpsters arrived and a lot of things must have gone on behind the scenes. Dumpsters came and went. Materials arrived and disappeared inside with still no mention of what it was.

Late July 2011

The name became known, but little else and that gave little indication of what was to come. It was the foreign press that gave the best information on an interesting looking restaurant (and I hate to use the word) chain out of the United Arab Emirates. With a fabulous ethnic menu and exquisitely decorated facilities, Mrs. Sweeper and I could only wait with great anticipation of an opening date.

The end of the Thursday Night Live series last year brought thoughts of celebrating our anniversary there toward the end of 2011, but the concrete floor was still to be laid. Little did I know that almost the entire foundation and structural support system needed to be replaced. It is no wonder that it took so long.

They are working on the finishing touches in the past few weeks, as seen below.

 

On the other side of the parking lot, the Behr family is now quickly working on the former Metropol building, transforming it into The Village Idiot. 

A spruced up paint job and a renewed interior will bring this place right up there with Shakespeare and Table 310. I hope that they can influence someone to replace that dead street tree on Mill St by the right hand parking lot.

Aug 2011

Feb 2012

Mar 2012

Not the same as downtown but not so far away is the seemingly equally working time on the new version of The Jefferson Davis Inn. Announced with some fanfare and replacing another proposed development, a 7 story mixed use project not really accepted by the neighborhood, the block just stood there with a hole in the ground and a construction fence. I was even asked if the guy behind it was digging the foundation and pouring the footing was doing the job all by himself.

The builder told me the other day that sometimes “it seemed that way”. This project was started during the worst setback of a recession that most of us have seen and applying for and getting a small business loan took way longer than anticipated. After 14 months the loan has come through and the hard work of preparing foundation and steel is behind them. The walls are going up and an August opening date is being set.

Henry Clay Public House

Back downtown, across Upper St from the old Court House, is the third lot of Jordon’s row. A building being lovingly restored by only the fifth owner since it was built in early 1800’s for Henry Clay. It soon will be the site of Doug Breeding’s latest venture, the Henry Clay Public House. It looks like an opening date could be as early as late May or June. This building will still have the owner’s office on the second floor and a small apartment on the third, but it will be another site for libations and snack foods downtown.

Now can we bring on the rest of the retail and housing stock to revive a real downtown?

Wasted Time In Traffic?

According to a Treasury Department report, we Americans are wasting 1.9 billion gallons of gasoline annually in traffic, mostly in typical highway congestion. That does not include whatever may be wasted just idling while waiting for moments at a time which then stretch into much longer time periods. Just think about what fuel is wasted while waiting for your kids to get out of school. At $3.75 a gallon, that adds up to a lot of dough. Traffic congestion costs drivers more than $100 billion annually in wasted fuel and lost time.

It just seems to be an awful lot of money to be spending to have the freedom to go across town whenever you want to, then find that everyone else has the same idea. They are not going to the same place that you are, but enough are going in the same basic direction or crossing over your path to make it annoying and time consuming. That is the joy of retail begetting retail in ever expanding commercial areas. Is it any wonder that online retail has grown so rapidly?

There was a time when we planned on how long it would take us to get to the other side of town. There were not so many of us then and the other side of town was just not as far away as it is now, yet we feel that we should be able to get there in the same amount of time. If only the roads could carry more traffic or maybe some of those other folks should just stay home.

America invests less in transportation infrastructure than most other countries at just about about 2% of the gross domestic product. Compare that to Europe at 5% and China at 9% of GDP. Congress is bickering about passing a transportation budget while our infrastructure continues to age and erode and the Highway Trust Fund limps along due to an inadequate gas tax or more fuel efficient cars, take your pick.

Still, we can't seem to get out of our cars. This far in the future we were supposed to have the little “Sprockets” like George Jetson had, that would speed us anywhere we wanted to go and then fold up into a briefcase for storage. That, of course, has not happened.

If anything, our cars have become more like a part of the family or and extension of the house in which we let it reside. They are pampered almost as much as our pets, just more expensive.

The average American family spends more than $7,600 annually on transportation — more than it spends on food and twice what it spends on out-of-pocket health care costs. Is it any wonder that we are always looking for that extra mile per gallon or the free parking space? Yet we will drive that extra mile or two to find a food bargain or shop where there is no metered parking.

There are those of us who say that we care about the environment, so we drive a Prius because of the fantastic gas mileage and crow about the reduced carbon footprint. But when we park it in a surface lot, we are really no better that a Hummer or Lincoln Navigator when it comes to an overall environmental footprint. The pollutants that it took/takes to build and maintain the 9' x 18' space and the increased precipitation runoff is going to be the same whether you are driving a motorcycle or a Winnebago.

Can you believe that there are an estimated three nonresidential parking spaces for every car in the United States. Enough to cover about 4,360 square miles or 15.2 times the size of Fayette County. So, does that mean that you have a place for your car at home, at work and at the shopping center? Sure, you let others use it when you aren't there but they had better be out of it when you get there. I mean, you car is in one of them about 95% of the time, and because it doesn't fold up like the Jetsons', it has to go somewhere.

For all of its faults, the parking lot may well be the most regularly used outdoor space in America. Where else do cars and pedestrians peacefully coexist for the most part? Yet I can't help but think that some of these spaces could be used for better outdoor and possibly beneficial environmental types of uses. If we could just let our imagination go, I am sure that we can come up with something

Or, maybe we can just leave the car at home and eliminate the need for most parking lots.

A Solution To Traffic Problems

There is an interesting discussion going on over at City-Data about solutions to Lexington’s traffic problems.  The suggestions listed there are hardly unique and run the gamut from possible to outlandish.  While none of these folks making the proposals are professional transportation people, I wonder just how much can be done in this (and the foreseeable economic climate).

The forum folks are like the general public, long on ideas that would tend to benefit their particular need or desire but yet willing to concede the usefulness of concepts based on mutual sacrifice (mass transit).  It just looks like the non-personal vehicular travel modes are best suited for “those people” who feel the need for them.

The impetus for this forum thread stems from one of the typical “young professional” that this community is trying so hard to attract.  One who attended school here, then left for the greener pastures of paying back the student loans but returns for the more stable employment reality of a fairly diversified community.  The hurdle that they have a problem with is the difference in scale between the metropolis that they left and the still evolving, small town which hasn't reached what they would like it to be.

Lexington's traffic problem almost always seems worse than the previous, larger cities woes. The roads are not as wide, the traffic lights are out of sync and the commercial concentrations are just too densely packed. 

A very common theme is that we don't have an Interstate or freeway which can get us into or out of town in a hurry. This is a very Robert Moses form of thinking, slashing a wide freeway through existing neighborhoods, which many major cities are now spending huge amounts of either local or highway funds to remove. Lexington did flirt with such a notion in the 1960s -it even lasted until the '70s- but this New York style building was too out of place in a city which paled in comparison to their suburbs.

Another common area is the perceived need to widen New Circle Rd to the width and speeds of something akin to the Watterson in Louisville.  While they both were built around the same time, they were designed to perform very different functions beyond creating an alternate to driving directly through the downtown areas.  Louisville chose to have the Interstates bisect their community and although I-64 took the river hugging waterfront route, the scar like slice that the ever widening roadways leave on the urban fabric is something that we in Lexington don't need.

Traffic in Lexington is usually not quite as bad as some of us make it out to be and honestly if gas is going to get to over $4 a gallon, many more of us will be using mass transit.  Several years ago a local TV station began reporting the morning traffic status with the aid of a county wide map.  The major streets contained indicators of which areas wee backed up and which were free flowing.  I can remember seeing a congested indication only once or twice it was always free flowing traffic.  Now they only use the same limited number of the city's traffic cameras, which really show very little. My conclusion can only be that there is so little to actually report that would really make a difference.

I am becoming more and more of the opinion that widening roads is unsustainable in the long run.  The expense of construction materials, whether they be concrete or the more popular asphalt, and the cost to properly place them is not going to decline.  Their upkeep and the yearly effort to keep them clear of snow and ice will only grow with time.

The yearly repaving efforts facing the Urban County Council was a topic during their March meeting of the Planning Committee.  At least one council member had asked about the increasingly deplorable conditions on a number of our main thoroughfares.  In a number of cases, the very base of the roads is failing and simply applying a new coat of blacktop does nothing to help.  Thorough milling before paving still will fail in a few years.  What needs to be done is what happened on S. Limestone two years ago – a complete rebuilding.  From where will that money come?

Beyond that, the simple dividing of the repaving pot of money is, again seeming to cause problems.  Splitting the pot 15 ways will not adequately (nor proportionately) pave the streets that really need it.  The current method of paving the lowest (or highest) ranked streets of need has left many highly traveled roads still waiting for relief.  What I think they have not tried is a VMT, or vehicle miles traveled, method of calculating street wear and tear.  The majority of districts 3, 4 & 5 are within New Circle Rd and the main roads there carry all the traffic from all other districts plus those visiting or passing through.

I once conversed with a resident of Madison Co., who thought it quicker and easier to travel through downtown on his way to Lawrenceburg than to take either New Circle or the Interstate.  The conversation began when he said that the traffic lights on Main St. were so ill-timed that it slowed his twice daily commute. My solution was to either live in Anderson Co. or find a job in Madison Co. - it did not go over well.

What we should be taking away from all of this is, what can we foresee for the future of traffic and traffic planning both locally and nationally?  How are we going to build and maintain an aging transportation infrastructure in an era when gasoline consumption is down, fuel efficiency is up, the Baby Boom generation is entering its “drive-less” years and many young consumers that, today, just don't care that much about cars.  I don’t think that anybody saw this coming.

When planning for our future traffic needs, do we look at the recent statistics?  In a major shift from the days of my youth, when have a car was just about everything to a teenager, forty-six percent of drivers ages 18 to 24 said they would choose Internet access over owning a car.   Of potential drivers 19 and younger, only 46.3% held licenses in 2008 compared to 64.4% a decade earlier.  And drivers aged 21 to 30 drove 12 percent fewer miles in 2009 than they did in 1995.  If we are driving less, should we be building so much more?  If we cannot maintain what we have, should we encumber our children with more?

In conclusion I will ask you, the reader, do we have a solution to the traffic problem?  Is there a traffic problem?  Can we solve the problem with land use solutions?  Clearly the solution is not to just throw money at infrastructure and technology.  I don’t think that the “experts” have all the answers, but doing “what experience has taught us” solutions of the past will not work in our present situation.

Is A Boutique Hotel Closer Than We Think?

As I was leaving the EOP presentation on CentrePointe recently, I struck up a conversation with Tom Eblen – actually introduced myself to him – and we spoke of our reactions. We were both fairly positive about the whole thing, yet Tom still feels that a 21c type boutique hotel is more needed than the convention style which is proposed. Maybe we can both get our wishes.

A consistent rumor going around is that there is extreme interest in a boutique hotel and it centers on the Main and Upper intersection. The First National building, the McKim, Meade & White building, has long been marketed but with few nibbles. As of now, the leases are not being renewed and many believe that a sale is in the air. Speculation, including that on my part, is growing that this will be the conversion of a lifetime and we get our 21c type hotel. Right in the middle of all the downtown action.

If anyone has more to share, I have time to listen.

Grassroots Wayfinding

It only lasted about five weeks but it got a lot of attention, both locally and internationally. It seems like a really good idea and something that could find some legs around here. It is the brainchild of a graduate student majoring in landscape architecture and in urban planning.

It did not happen here in Lexington.

It, is a grassroots effort to demonstrate to residents the ease of walking to various destinations and has linking to a smart phone app from which they get directions and an estimated walking time. It is a way to incorporate the pedestrian into the wayfinding methods of the city. It was apparently also illegal and stopped by the Planning Director.

"Walk Raleigh" was started by graduate student Matt Tomasulo and some friends as a way to get pedestrians into a more integrated utilization of the City of Raleigh, N. C.  Raleigh has a wayfinding system, as does Lexington, but it as basically geared toward the automobile as is Lexington's. Involving the pedestrian seems to be of lesser concern to most city governments, so many of us walkers have to fend for ourselves. In Raleigh, one has to get permission to put up a sign, and as always with governments, some locations may be disapproved or prohibited outright. That takes the spontaneity right out of it for the masses.

I have written about the wayfinding signs here in Lexington and detailed some of the faults which I, and others, have noticed. The fact that our and other wayfinding systems are geared for the motorist stands out as(to my mind) the greatest fault. Now I ask, what effort should we, as the residents of a very walkable downtown, do to enhance the present wayfinding setup?

Last week, Dhiru Thadani, the prime author of the Downtown Master Plan reiterated, in his remarks to the 2012 Lafayette Seminar, that Lexington has a walkable downtown, and that even beyond the limits of the central business area the walkability continues. I did not hear anyone ask if we needed to do more for our wayfinding system nor did I hear Dr. Blues speak of doing more for anything but the Design Excellence group's work on the development standards for downtown. We seem to be planning for more people on the streets on downtown, yet are leaving with an auto-centric signage system. Perhaps the Master Plan is still coming up a little short. I hope that our new Commissioner of Planning could do a bit more in that regard.

On a side note, I read last week that the Colt trolley arrangement is getting a facelift and finally thinking of using Short St (as I suggested back in 2009)  instead of Vine St. Maybe late is just a little better than never.