Quote:
Originally Posted by urbanroo
I agree that we can definitely work on density. At the same time, the downtown core is denser than you'd think. At least according to wikipedia, Oliver has a density of 28,810 people per square mile compared to my neighborhood in Chicago (Lakeview) at 30000 per square mile, and downtown Vancouver at 29,983 per square mile. So we have the people, they just aren't out on the street. Where are they?
|
Well I can tell you from experience I know why. The 2 main streets in Oliver (Jasper Ave and 104 Ave) are not conducive to walking as they are built with the car in mind and not pedestrians. Jasper Ave is slowly changing with every new development but there is a significant amount that needs to continue along with actual street upgrades to make Jasper Ave more pedestrian friendly in this area. Therefore in many ways while the people are there they are hidden and people will drive rather than walk in the area due to the built form.
I live in Grandin near the Save on Foods and I rarely venture west, my wife and I usually head east or South and will walk along the 100 ave etc as the leafy streets are always nice for a walk. Jasper Ave west of 109 nope.
Starting from 109 heading west.
109 - 110 Street, either closed to pedestrians on one side (with retainer walls or parking lot) and developments built with car in mind to the north with many stores having the main door to the parking lot in behind rather than to the street.
110 - 111 Street, retail on both sides do not open on to street level (except 02's rest has retainer walls) and parking lot on the corner by the seniors home.
111 - 112 Street, has a hospital in behind with parking fronting onto Jasper thus creating a barrier. Other side of the street with Cactus Club patio, is much better and is always busy but there is the parking lot on the north side of the street.
112 - 113 Street is appears fairly busy on both sides of the streets on a constant basis.
113 - 114 Street has the Mac's liquor store plaza with parking fronting Jasper with the stores and the people in the back. Then you had a bank with parking fronting onto Jasper and now a vacant lot (the tower there once built will do wonders for the street level feel). The Church and Teddys on the other side are fine as Teddys does have foot traffic out front and the church is quite busy.
114 - 115 Street. Now the trouble really begins. Dealership with parking fronting onto the street thus killing any activity. Shoppers and the Office are fine but there is a vacant parking lot in between.
115 - 116 Street. Car dealership parking fronting onto Jasper on both sides of the street.
116 - 117 Street has a gas station and liquor store parking fronting onto Jasper Ave on one side and a bubble car wash on the other side of the street. Oh and another parking lot in case you were worrying about a place for people while on this block the rose bowl patio is in behind facing the street and not right onto jasper ave. I will give the newer development there credit as the dominos and Mac's parking is in behind with the stores fronting and opening onto Jasper and once again this area of the block always seems to have pedestrians on Jasper Ave.
117-118 Street - Cleaning by page, has store in behind with parking fronting onto Jasper. Rest of the block has stores that open onto the street including new development and guess what this area of Jasper always appears busy. On the other side, with Family foods closed and then parking fronting onto Jasper (Famoso Patio or On the rocks open onto the parking rather than Jasper Ave and thus pedestrians once again are hidden and all you see is cars).
118 - 119 Street - Japonais Bistro Patio and Subway open onto the parking lot rather than Jasper with the cars fronting onto Jasper Ave. Then parking lot, finally the Earls patio but again that is always busy. Other side of the street is the rexall parking.
119 - 120 Street - Illuminada always has people in front but again new development with stores opening onto the street parking is hidden, and then contruction on both sides of the street so that tends to make it a less than pleasant place to be but this will be great as the development has stores and people fronting the streets and not cars.
120 - 121 Street - North side is ok, but will be much improved with a new CNIB tower and again built with people in mind. The South side of the street however has a large parking lot fronting onto Jasper
121 - 122 Street south side is essentially buildings with no stores and set back from the road. North side is parking fronting onto Jasper with the stores in behind (Donair and Liquor store then parking lot then Planet Organic)
122 - 123 Street again the south side has no stores with the high rises set back and the construction on the north side which should improve things once done.
123 - 124 Street, same thing with the high rises lacking stores and set back from the street and on the north end the Cococo Chocolate again is in behind with the cars fronting onto the street.
I will not do 104 as that is all cars and no people in mind. The people are there but in many cases are hidden as we have put cars front an centre for most of the stretch and people and stores in behind. I don't like walking amongst parking lots and neither do most people hence the lack of people as you said. Then there is the issue with the street itself which is quite wide so you have cars whipping by and sometimes oblivious to the crosswalks in the area. The street upgrades cant happen soon enough and with continued development the area will be a real gem.
Prev
Linear Mode
