The Power of Urban Design: A Gas Station Transformed

[fsujax]

nice one TUFSU.....linking a mosque and FBC together! very clever!!!haha all the FBC haters just need to move on. The church isnt going anywhere so get over it!

[comncense]

I never said FBC doesn't have a "right" to build where they have built. I just think it wasn't a wise decision as far as city planning goes. Freedom of religion has nothing to do with that, but nice try.

[duvaldude08]

How this turn into to a debate about first baptist church? We are talking about a GAS STATION. geez. We can never talk about anything positive, without a bunch of negativity.

[CS Foltz]

How many "Gas Stations" does downtown need? This allmost looks like a Gate design to me!

[tufsu1]

well right now there is only 1 in the core...with another 2 on the fringe.

[tufsu1]

I never said FBC doesn't have a "right" to build where they have built. I just think it wasn't a wise decision as far as city planning goes. Freedom of religion has nothing to do with that, but nice try.

here's what you said,

"It's beyond me why a city would allow any church to occupy so much space in a downtown area"

As I noted earlier, religious institutions are allowed in just aboutr every land use district....if they were restricted, folks could challenge based on freedcom of religion...this has happened in many places throughout the U.S. and the religious institution almost always wins.

So did I misunderstand something?

[stjr]

The way to control any development, religious or otherwise, is through smart zoning and land use regulations and their consistent and fair enforcement and application.

The problem isn't the religious organization, it's the USE of the land.  Is the USE appropriate and consistent with the area it is being created in?

Unfortunately, it seems religious organizations often aren't discriminated "against" but "for":  They get permitted exceptions when others don't because politicos don't want to take them on and possibly lose voters.

I was once told by a City zoning administrator that the model zoning codes never anticipated the explosive replication of mega-churches and, thus, there are few rules limiting where they can build and how big.  In fact, the context of our conversation was the desire of a church to create a mega-church in the heart of a low density residential area, about one mile from any major thoroughfare or commercial area.

This allmost looks like a Gate design to me!

CS, exactly my thought.  It is a Gate design with just a different architectural treatment and shape to the "anchor" building/convenience store.  I also noticed that with this design, they were able to grow from four to six the number of fuel pumps and enlarge the building substantially.  That can't be bad for business.  

[CS Foltz]

stjr...............I can see how it can be expanded beyond an original footprint! Just not totally sure how this store can be a benefit for the core area or an enhancement! Maybe its just me, but a gas station/convenience store seems out of sorts for that area! It is a start of some kind of infrastructure and the core will need all the help it can get..............just unsure about this!

[thelakelander]

Its a benefit in this manner:

1. Another vacant low revenue producing property goes away.

2. Another surface lot disappears.

3. This is one more additional use that could potentially link Springfield and downtown together.

4. A use that is needed (a decent gas station) is introduced to the urban core.

5. Existing sidewalk conditions are being improved.  Don't discount the benefit of having another dining option with outdoor seating lining a major corner in downtown.

6. Although small, this process stands as a visual example of what good urban design can accomplish in the urban core.  Imagine if we were able to work with all projects in manner to were they improve the pedestrian experience along their borders?  Even if a street were lined with 10 gas stations featuring sidewalk dining cafes, limited curb cuts and good landscaping, it would be a 1000 times better than what we have today.

[CS Foltz]

lake............transiting through that area on a regular basis and knowing what is there............I can not dispute anyone of your 6 points! You could also add a seventh............addition to the tax roll! But there is allready a "Gas Station" in the general area..............Shell is right around the corner is it not? Unless I am mistaken as the the proposed location! Sidewalks, not withstanding, what is planned for the "Corner Residents"? Will there be an increase in JSO driveby's? What about the Street  Lights? Will they be maintaining or will the City? I seem to remember something about Alley streetlights not being replaced when burning out around there? I think there will be a bit more to this than just building a gas station!

[thelakelander]

St. Johns Town Center has a Dillards but no one would complain if Macys opened next door. State & Union already have a Winn-Dixie but no one would complain if Publix decided to locate in the area.  I think most will agree that the shell is in pretty poor condition.  Hopefully, a decent station nearby will encourage them to clean up their act. 

Unless I am mistaken as the the proposed location! Sidewalks, not withstanding, what is planned for the "Corner Residents"? Will there be an increase in JSO driveby's? What about the Street  Lights? Will they be maintaining or will the City? I seem to remember something about Alley streetlights not being replaced when burning out around there? I think there will be a bit more to this than just building a gas station!

I think good urban design can take care of this.  A restaurant/cafe that wants to make a profit isn't going to put up with urban outdoorsmen hanging out at their front door and seating area, scaring away paying customers.

[CS Foltz]

Won't argue about the "Shell" stations condition............urban outdoorsmen are something else though! I hope they have a plan to control that situation or they will have problems! May the best station win.....which translates into........ when will the Shell station clean up its act or close its doors?

[Seraphs]

As for panhandlers, I'm not hit up as much at the Schell.  Anyway I always use a card at the pump.  They don't bug you as much. 

Speaking of panhandlers, Today in Springfield an old guy stumbled up with his beer tucked in brown bag and wanted money-honesty or stupidity?

[CS Foltz]

Should be real interesting as to just how that Gas Station is going to control possible "Urban Outdoorsmen" visitation! Maybe they have a package deal with JSO for around the clock protection! Either way, good thing this is outside of the Springfield area or SPAR Council may get involved................unless you have their blessing............forgetaboutit! Think Carwash!

[JaxNative68]

"whats up with the fence?"

a very cheap way to soften the streetscape.