The
cessation of the December rains and the conclusion of Christmas festivities finally
allowed me to resume my review of great streets in the North Bay.
As I wrote
when setting forth the rules for
my holiday season quest, I planned to travel throughout the North Bay, identifying
in each city the four-block segment of a street that best met the criteria for
great streets as defined by the Project for Public Places.
To be
honest, it was a bit of a fool’s errand.
One can’t wander a town for an hour on a chill December morning and
expect to definitively assess whether a street has “an active entity that
manages the space”.
But there
were criteria I could assess, such as “active ground floor uses that create
valuable experiences along a street for both pedestrians and motorists”.
So I did the
best I could within the time and information available. Hopefully, my selections, even if not
definitive, will at least trigger thoughts and actions in others, moving the urbanist
conversation ahead.
The first
two cities I visited, before the storm pattern fully established itself, were Petaluma and Cotati. From those visits, I identified two concepts
that I expected to be key to my further North Bay observations.
The first
was “bypass”. The North Bay regional
road network originally ran through the heart of most communities, with the
initial commercial districts growing up around roadways that carried visitors
through towns toward other destinations while also serving as the prime
arterials for locals.
But in many towns,
increasing traffic loads eventually forced new routes, typically freeways, to
be constructed, bypassing the original downtowns. Where there was sufficient local commercial
activity, the original downtowns continued to prosper while transitioning from
serving the regional traffic passing through town to serving the local
residents and day visitors.
Petaluma is
an example. Perhaps the service stations
along Petaluma Boulevard have mostly disappeared since the 101 freeway bypass
was completed many years ago, but the downtown, with its restaurants,
boutiques, and antique shops, continues to provide an attractive and thriving
core.
But when the
local economic activity was insufficient, the downtowns began a slow drift
downward. Cotati is an example. I find downtown Cotati a pleasant place, but
it lacks vitality and seems not to have recovered from the 101 freeway bypass.
So the
question of whether a downtown has been bypassed, and how it has responded to a
bypass, seems key to whether the town has a great street.
The second
concept was jaywalking. I don’t encourage
jaywalking, but find that the ability to jaywalk cautiously is a good indicator
of a balance between automotive and pedestrian uses. If traffic has sufficient volume or velocity
to preclude jaywalking for all but the foolhardy, that detracts from the
greatness of a street.
To those two
concepts, I’ll add a third, service to the local community, for the discussion
today. A street can be well-configured
with a moderate amount of traffic and the potential for safe jaywalking, but if
it doesn’t serve the people who live in the community, many of whom may live
within a walkable distance of the street, then the street will serve mostly visitors
who arrive by car and the nature of the street will reflect both the
car-orientation and the retail needs of the visitors.
There are
community benefits from having a great street that meets the local retail needs. Local residents often visit a street on rainy
days or during hours when the car-dependent shoppers are absent, so residents
expand the hours that the street may be occupied. Also, local residents are often in a
different demographic group that the car-dependent visitors, so broaden the
range of retail services. (Although
framed differently, this is the same point that PPS makes when they write of “diverse
user groups”.)
I included the
issue of serving local residents because it pertains directly to the cities
I’ll describe today, Calistoga and St. Helena.
For
Calistoga, the nearest approach to a great street is the four blocks of Lincoln
Avenue between the junction with Highway 128 and Fair Way. Calistoga hasn’t yet been bypassed, so
Lincoln Avenue also serves as Highway 29.
As a result, the street is wide and carries a sufficient number of
vehicles at a sufficiently high speed that jaywalking is effectively precluded.
Despite
those detriments, much of the architecture along the Lincoln Avenue is
attractive, the setting of the town near the upper end of the Napa Valley town
provides hilly vistas in both directions, and the street is regularly used for
community functions such as parades.
It’s a street that almost overcomes the deficiencies of highway traffic.
But it fails
as a great street because it doesn’t serve the Calistoga residents well. Many of the businesses along Lincoln Avenue
are upper-end cafes, restaurants, wine shops, and kitchen boutiques targeted
for the wine tourists. But going just a
block from Lincoln Avenue, especially to the south, gets into medium to low
density housing with residents who seem inconsistent with the retail options on
Lincoln Avenue.
I like
Lincoln Avenue. During my visit, I
enjoyed walking the street and had a fine breakfast. But it doesn’t serve the people who live in
Calistoga, so it isn’t a great street.
St. Helena,
a few miles to the south, is much the same story, but at a higher level. From appearances, the average resident of St.
Helena is more prosperous than his equivalent in Calistoga. But the nearest approach to a great street,
Main Street between Pine Street and Mitchell Drive, is more architecturally
distinguished than Calistoga and targets an even higher demographic, once again
seeming incompatible with many of the local residents.
Plus, Main
Street doubles as Highway 29 and is often jammed with cars creeping through
town, mostly the cars of visiting wine tourists.
I love the
segment of Main Street in St. Helena and have often visited it with my
wife. But that doesn’t mean that I like
it as an urban place.
One can write
about the great and exciting physical characteristics or nature of a street,
but if the street doesn’t meet the needs of the local residents, then it’s not
a great street. And, based on my observations
and despite my affection for both places, neither Calistoga nor St. Helena has
a truly great street.
My next post
will fall on New Year’s Eve. I’ll look
back at my resolutions of past years, judging my successes and failures, and
also put forth a resolution for the New Year.
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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