I recently
assigned myself a holiday task, searching the North Bay for great streets using the
great streets criteria set forth by the Project for Public Places. (If you haven’t read the original PPS article, I recommend it.)
The ten PPS
criteria are:
·
Attractions and destinations
·
Identity and image
·
Active edge uses
·
Amenities
·
Management
·
Seasonal strategies
·
Diverse user groups
·
Traffic, transit and the pedestrian
·
Blending of uses and modes
·
Neighborhood preservation
With those
criteria in mind, and with my additional standard that any street segment must
be at least four blocks in length to be considered a great street, I began to plan
outings through the North Bay.
I started
simply, looking at my own community of Petaluma with the new perspective
provided by PPS and also wandering downtown Cotati.
Petaluma: Two concepts, bypasses and
jaywalking, became central to my observations in Petaluma and Cotati and will likely
also apply to many other North Bay cities.
I‘ve long
been puzzled by the conundrum of how to manage the evolution of communities that
grew up nurtured by regional roadways.
At some point, the traffic volume grows too great to be accommodated in the
downtown. A bypass is the most common
solution, but a bypass can undermine a commercial district that has been sustained
by large volumes of traffic passing by its front doors.
And if
stores close, the local residents who shopped at those stores are forced to find
other shops, many of which wouldn’t be in the downtown. The long-established main street can quickly wither,
depriving the community of a needed element.
I’m
convinced that an effective urbanism policy can help sustain a downtown after a
bypass, but land-use policy is rarely a component of a bypass decision, which instead
usually focuses on traffic counts and funding availability.
In Petaluma,
the bypass decision was made years ago, with 101 removing regional traffic from
Petaluma Boulevard. Although it’s
intriguing to ponder how Petaluma and the North Bay would be different if the
main north-south traffic continued to flow through downtown Petaluma, I believe
the decision was wise.
But the
long-ago role of Petaluma Boulevard as a regional traffic route continues to
affect the community. The street pattern
forces many local trips to make use of Petaluma Boulevard. For many trips, there is no reasonable
alternative.
Which brings
me to my second concept, jaywalking. I’m
not going to encourage jaywalking. In my
personal rambles, I’m content to walk a couple of hundred feet out of my direct
path to avoid jaywalking. But I suspect
that any street, to be great, must be a street where jaywalking, with a bit of
caution, can be safely accomplished. And I think that this idea is consistent with
what PPS intends when they write of a balance of transportation options.
But
jaywalking on Petaluma Boulevard isn’t a reasonable option, even with caution. The traffic volumes are too great and the
average speed too high. For that reason,
I tried to convince myself that Kentucky Street, parallel to Petaluma Boulevard
and one block further from the Petaluma River, was the nearest thing Petaluma
had to a great street.
There was
much to recommend Kentucky. It’s the
street most frequently used for street fairs.
It has a number of gracefully aging buildings. It’s the street where my wife and I are most
likely to amble in an evening, compared to Petaluma Boulevard where we’re more
likely to be destination-driven. It’s
the street where I’m more likely to bump into folks I know. The jaywalking is easy. And even the one unfortunate gap in the heart
of Kentucky Street, the A Street parking lot, gives a glimpse of the historic A
Street neighborhood a block away.
I was
prepared to anoint Kentucky as Petaluma’s great street until I took another walk
along it. The segment of Kentucky that I
enjoy is only two blocks long, from B Street to E. Washington Street. Further north, the street features a Bank of
America parking lot and an oddly awkward transition between a hotel and a
stretch of historical homes. To the
south, where Kentucky has become Fourth Street but is the same street, is a hardware
store that is beloved locally but doesn’t offer much of an amenity to Fourth
Street and a strip mall, auto parts store, and bank, all of which are behind
parking lots.
As much as I
like the central two blocks of Kentucky, the remainder of the four-block
segment undermines its candidacy as a great street. I was forced to return my vote to the segment
of Petaluma Boulevard from E. Washington Street to D Street.
Not that
Petaluma Boulevard is a bad candidate.
Once one acknowledges the heavy traffic and the dampening effect on
streetlife, there is much to like about Petaluma Boulevard. The activity in Putnam Plaza engages a more
diverse crowd than Kentucky. The
architecture is better than Kentucky.
The recently-built Theatre Square, with its interior plaza, provides a
community meeting point. The Great
American Mill and other historic structures have been lovingly maintained. The Petaluman, the proposed boutique hotel at
the corner of B Street, will hopefully provide another element to energize the street
life. (Disclaimer: I’m a member of the development
team for The Petaluman.)
Petaluma
Boulevard won’t get top marks on all of the PPS criteria, but it does
okay. I’d prefer to see less and better
mannered traffic. And I like to see more
residences in the downtown core. (The
vacant lot between the McNear and Lanmart Buildings is an interesting site for
five stories of downtown apartments.)
But overall Petaluma Boulevard works well enough. And it’s only a block away from Kentucky
Street.
Cotati: Within Cotati, the only
reasonable candidate for a great street is Old Redwood Highway. And the best four blocks of Old Redwood
Highway is the segment between Page Street and the second crossing of La Plaza.
But this
segment of Old Redwood Highway, despite being the best that Cotati has to
offer, illustrates another aspect of the bypass issue. When the regional traffic was moved to 101 a
few blocks away, the downtown stagnated.
It’s a pleasant place, but lacks the vitality of downtown Petaluma and
other North Bay cities.
Cotati
tries, they really do. The Accordion
Festival is a marvelously quirky event of which they should be proud. But on a December Sunday morning, the street
is nearly somnolent. Jaywalking is easy,
not because the traffic is well-regulated but because there is little traffic.
There is a relatively
new building at the corner of Old Redwood Highway and Park that might have
acted to bring energy to the street. But
there’s a gap between the remainder of downtown and the new building, a gap
that includes a bridge over Cotati Creek which effectively acts as a ceremonial
entrance into downtown, effectively putting the new building outside of
downtown.
Overall, it’s
a shame. I want to like downtown
Cotati. Indeed, I do like downtown
Cotati. But in the way of great streets,
Cotati doesn’t offer much.
When the
weather and my schedule allows, I’ll wander further afield looking for great
streets in the North Bay.
Calendar Notes
As a final reminder,
the next meeting of Petaluma Chat will be Tuesday, December 9. The topic will be a continuation of the
well-attended November meeting on the Sonoma Marin Fairgrounds.
As always,
all are welcome, even if you haven’t participated before. We’ll meet in the backroom of Taps, 54 E.
Washington Street, Petaluma. We’ll
convene at 5:30 and conclude around 7:00.
Next time, I’ll
write about a couple of items in the most recent Petaluma paper that touched
upon urbanist issues.
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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