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The TIF Redevelopment plan shown on the left illustrates Page Avenue at the end of the 23-year<br />
durati on of Tax Increment Financing. This scheme proposes the separati on of high and low-income<br />
housing, as well as keeping residenti al and commercial buildings exclusive from one another. The TIF<br />
Plan installs on-street parking close to the intersecti on of Page Avenue and Ferguson Avenue with<br />
additi onal parking behind primary buildings along Page Avenue. A clocktower at this intersecti on is the<br />
defi ning “community identi ty” feature of this scheme.<br />
Offi ces<br />
Retail<br />
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The TIF plan situates market-rate townhouses on Page Avenue.<br />
Entrances to these residences face the street, while parking is<br />
located in the rear. Each 2-3 story residenti al unit is typically<br />
1000 square feet. Steering Committ ee members support the<br />
combinati on of market-rate and aff ordable townhouses into<br />
mixed-income living which would minimize social dispariti es.<br />
AWIC Social Services<br />
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Low-income housing on Page Avenue is separated from the<br />
high-income market rate housing across the street. Residenti al<br />
density on Page Avenue could result in more “eyes on the street”<br />
which could decrease criminal acti vity. A similarly stronger<br />
residenti al streetside presence exists in the TIF Plan with focus<br />
on community density.<br />
brokensidewalk.com<br />
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Mixed-use spaces on Page Avenue would create an urban<br />
scheme with easily accessible goods and services. Mixed-use<br />
urban plans are known to promote pedestrian acti vity and may<br />
create more vitality along Page Avenue. Steering Committ ee<br />
members were in favor of the implementati on of mixed-use<br />
buildings along Page Avenue for the benefi ts of accessibility to<br />
goods and services and the potenti al creati on of more employment<br />
opportuniti es.<br />
Baron Realty<br />
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The presence of senior housing on Page Avenue would address<br />
a need of the community. The TIF Plan places senior housing<br />
adjacent to the new Save-A-Lot, providing its occupants with<br />
convenient access to healthy foods. Steering Committ e members<br />
speculated as to whether or not the senior housing’s proximity to<br />
a busy intersecti on is unsafe.<br />
Resident Municipal Developer County State<br />
Resident Municipal Developer County State<br />
Identi fying Redevelopment Opti ons Conti nued<br />
Community Density Emphasis Green Space Emphasis<br />
Figure 16. Figure 17.<br />
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170 Housing Units<br />
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88 Housing Units<br />
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Commercial Space<br />
46,000 Sq. Feet<br />
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Commercial Space<br />
45,000 Sq. Feet<br />
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Public Green Space<br />
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Public Green Space<br />
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20,000 Sq. Feet<br />
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65,000 Sq. Feet<br />
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The aim of this development scheme is to maximize<br />
The intent of this development plan is to create an<br />
residenti al presence along Page Avenue. Unlike the TIF<br />
identi ty of Pagedale that uses the past as inspirati on,<br />
Plan, the Community Density Emphasis locates senior<br />
when the neighborhood was known as “Fruit Hill.”<br />
housing off of the busy Page-Ferguson intersecti on. The<br />
The city’s original developer planted a fruit tree in<br />
higher density created by this scheme could help pro-<br />
each house’s yard which created a unifi ed character<br />
mote social cohesion, as well as support the presence<br />
for the city. The implementati on of public orchards<br />
of commercial and retail spaces beneath townhomes.<br />
and green spaces in this redevelopment scheme is<br />
Semi-submerged parking under carriage-style housing<br />
reminiscent of this forgott en identi ty. Similar to the<br />
is an effi cient use of space, allowing vacant areas to be<br />
Community Density Emphasis, senior living has been<br />
turned into pocket parks and small recreati onal spaces.<br />
moved off of the Page-Ferguson node.<br />
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The inclusion of additi onal stop<br />
signs and mid-block crosswalks,<br />
complemented by newly<br />
landscaped medians would slow<br />
down automobile traffi c and<br />
support the anti cipated increase<br />
in pedestrian traffi c along this<br />
major thoroughfare. Landscaped<br />
medians provide pedestrians with<br />
a safe place to stop mid-crossing<br />
and could be outf itt ed with deco-<br />
Scott Associates<br />
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The newly constructed grocery store is given a privileged locati on<br />
on the Page-Ferguson Avenue intersecti on in this master plan.<br />
The grocery has since been constructed one lot further west on<br />
Page Avenue. As the fi rst phase of redevelopment, Save-A-Lot’s<br />
presence in the community is anti cipated to catalyze further<br />
investment in Pagedale.<br />
Scott Associates<br />
Identi fying Redevelopment Opti ons 59 60 Identi fying Redevelopment Opti ons<br />
City of Glendale Woodford Department of Commerce Apartmentguide.com<br />
Between buildings, these parks<br />
would be semi-public spaces used<br />
for leisure and congregati ng. Behind<br />
buildings, these parks would be<br />
more private green spaces intended<br />
for use by the residents of adjacent<br />
housing units. Access to these<br />
spaces would be gated to maintain<br />
safety in the neighborhood. The<br />
Steering Committ ee, however,<br />
believes fences suggest an “off -<br />
limits” atti tude to passers-by.<br />
Additi onal housing units placed<br />
behind the primary residenti al/<br />
commercial spaces on Page Avenue<br />
would create a density and<br />
would relate the neighborhood<br />
areas to the main thoroughfare.<br />
Designing parking underneath the<br />
carriage houses would serve both<br />
residents of the carriage houses<br />
and those living in apartments on<br />
Page Avenue.<br />
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Pinch My Salt Blog<br />
The placement of an outdoor market<br />
on the corner of Page Avenue and<br />
Ferguson Avenue could make locally<br />
grown foods more accessible to<br />
residents and help boost community<br />
visibility in Pagedale. Produce is<br />
typically sold at farmer’s markets but<br />
vendors can be invited to sell other<br />
goods. This amenity, supplemented<br />
by an orchard or green space, would<br />
help identi fy the intersecti on as an<br />
important gathering space.<br />
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Artlanti s<br />
The Community Orchard Initi ati ve<br />
would provide a strong sense of<br />
identi ty for the City of Pagedale. 30-40<br />
lots in the area that are too small to<br />
build on are qualifi ed for this project.<br />
Small groves of dwarf apple trees that<br />
mature quickly would be planted on<br />
these lots. The orchards do not require<br />
much upkeep and residents have<br />
already expressed interest in helping<br />
to maintain them. Orchards would be<br />
equipped with fencing and lighti ng.<br />
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Tony Anderson, Gett y Images<br />
Accessible community<br />
gardens may increase<br />
fruit and vegetable intake<br />
among residents. In<br />
additi on, gardens may<br />
positi vely impact social<br />
ti es and provide more<br />
supporti ve places to<br />
live in the area. Community<br />
gardens can serve<br />
as areas of neighborhood<br />
pride, and educati on.<br />
Identi fying Redevelopment Opti ons<br />
Page Avenue Health Impact Assessment<br />
Municipal Developer County State<br />
Resident<br />
61
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