Is Riverside/Avondale Ready For Mellow Mushroom?

[fieldafm]

With regard to hours of operation, public safety, security, or basic sanitation

How are any of those things applicable to the Overlay?

None of those words appear in it's 60+ pages.

[Dashing Dan]

Who cares about the overlay?  The applicant?

[fieldafm]

Who cares about the overlay?  The applicant?

I don't get your question DD?

[Dashing Dan]

My understanding is that the applicant wants a PUD so that the overlay becomes irrelevant.

The concerns that were raised by the community pertained to public safety etc, but I don't recall any response to those concerns on behalf of the applicant, except that the applicant has a fiduciary responsibility to sell cheap drinks at certain hours of the day.

[fieldafm]

My understanding is that the applicant wants a PUD so that the overlay becomes irrelevant.

This belief that an exception means you're going against the zoning overlay is misunderstood.  Zoning codes in any city in the country can't possibly cover every nuance and address every impacted site within a designated area equally.  That's why there is an exception process that allows for unique projects to be evaluated on an individual basis. 

In this case, a product is being developed that is better for the community.  The project could take advantage of the current hole in the Overlay as the example described above would do... or things such as a unique reuse of the building(something that similar historic neighborhoods have embraced and which the Overlay specifically encourages) and a public square (who is really against that?) could be potential outcomes. 

The proposal presented thus far including a public plaza and bike parking would seek to extend a 'legitimate public purpose', would it not?

How would that not result in a better product for the community?

This is what a variance process is meant to accomplish... to create a final product that appeases everybody. 

In fact, there a many examples of variances that have been given around Jacksonville which resulted in some great cornerstone-type products. 

The concerns that were raised by the community pertained to public safety etc, but I don't recall any response to those concerns on behalf of the applicant, except that the applicant has a fiduciary responsibility to sell cheap drinks at certain hours of the day.

I have to respectfully reinforce my opinion that this has nothing to do with zoning requirements, which is truly what this process is all about.  However long a business operates operates a happy hour is completely irrelevant from the Overlay. 

It would be ashame to allow fear to control that process. 

[Dashing Dan]

Originally this thread was about a new restaurant in Avondale.  Now it's nearly irrelevant.

Let's hope that MJ as a whole fares better.

[thelakelander]

I can't wait to bring my two sons over and enjoy a pizza when Mellow opens.  Hopefully, 7-11 can find a space too, so we can enjoy a slurpee afterwards while we loiter in the public park Mellow wants to construct.  Looking forward to seeing more people on the sidewalks and streets.

[Dashing Dan]

Come on over!  Hungry Howie's is already open.

[WmNussbaum]

What has the history of the area got to do with a solution to the problem to be faced with people intensive development? We have what we have, and the reason for it just doesn't matter. However, it is not conceivable that Avondale and points west would have been created at all without the car to get residents to the central business district.

For those of us opposed to MM in the size proposed and the parking problem it will create, I say let's give our district Councilman a first-hand example of it. This coming Saturday night, let's all park cars in front of Jim Love's home and then go get them about 1:30 AM on Sunday.  He lives on the corner of Riverside and Edgewood.

[JFman00]

What has the history of the area got to do with a solution to the problem to be faced with people intensive development? We have what we have, and the reason for it just doesn't matter. However, it is not conceivable that Avondale and points west would have been created at all without the car to get residents to the central business district.

For those of us opposed to MM in the size proposed and the parking problem it will create, I say let's give our district Councilman a first-hand example of it. This coming Saturday night, let's all park cars in front of Jim Love's home and then go get them about 1:30 AM on Sunday.  He lives on the corner of Riverside and Edgewood.

You're right. Let's rip out these antiquated streetfront developments and make them replace half their lot with parking lots. Or better yet, raze the houses of people complaining to build a surface lot. Make a Riverside/Avondale version of SJTC.

History matters in this case because people seem to be unable to grasp the idea that there was a world before cars and parking lots.

[Tonyinchicago]

I am aware of at least 2 other projects, totaling at least 200 additional seats, that have been put on hold pending the outcome of the MM approval.  Rest assured, this is just the tip of the iceberg. 

[thelakelander]

I am aware of at least 2 other projects, totaling at least 200 additional seats, that have been put on hold pending the outcome of the MM approval.  Rest assured, this is just the tip of the iceberg. 

Hopefully, it is the tip of the iceberg.  There's a ton of infill and adaptive reuse that can naturally occur.  That's why many continue to state the need for long term multimodal solutions, just not for Riverside, but the entire community as a whole.

[thelakelander]

And if RAPs transportation committee has its way, I doubt people will have many cars in the neiborhood, as there will be a parking permit fee charged for every resident who want to park in the area.  Apparently the fees are usually regressive so that if your household has more than one car, each additional fee goes up.

A house with three cars could end up paying thousands annually in parking permit fees.

And of course, once such a tax was established for riverside Avondale, the locals would lose the power to set or prevent further hikes in the fee later on.

But at least it would kill the businesses of the area.

I believe this is the idea being floated out of Dashing Dan's committee, although of course they haven't thought through the consequences or potential unintended side effects.  It might be coming from some other part of RAP, but the harebrained 'neighborhood parking decals/permit' and Taking of the public right of way is the main 'solution' being tossed around.

Where did you hear this?  I've heard rumblings of looking into residential parking permits but not anything on how such a concept would work or cost here.  Also, would something like this have to be approved by the rest of the city, considering everyone shares in on the cost of public infrastructure and its maintenance?  In cities that do have residential parking permits in certain areas, how much do they typically cost annually and where does that money typically go?

[mtraininjax]

RAP can only influence, the City would have to act on this. RAP can tie themselves to an anchor and throw it in the gulf stream with this parking permit issue.

[Gators312]

I'm not sure why RAP hasn't started on a proactive campaign to mitigate the current effects of the parking issues through education and awareness, instead of trying to dictate every bit of development within the district?

RAP and the Merchants could come up with a campaign to promote better coexistence between the people parking in the neighborhood and those who live there.   In addition to getting the city to expand the amount of garbage cans and ensure they get collected, way finding signage like the one in the picture on the far right (See below) could be used to welcome people to the district and remind them to be kind etc.

I also think educating people on the parking options in the area could really help as well.  Once again think signage.  I guarantee many people who patronize the district, would park at Boone Park along Van Wert and walk to the Shoppes if they knew it was a designated parking area. 

Of course this is based on the assumption that most in the area don't mind cars on their street, but they just don't like the inconsiderate / ignorant / immature patrons who litter, block driveways, or worse.