East Cahuenga Alley Revitalization Project

East Cahuenga Alley Revitalization Project
Best Practices for Creating a Pedestrian-Friendly Urban Alley
October, 2013
The Los Angeles Sustainability Collaborative
By Lila Burgos and Tamar Sarkisian
Table of Contents
Executive Summary - 1
Scope - 2
Why are Alleys Important Assets? - 2
Benefits of Commercial Alley Revitalization - 3
Summary of Project Level Findings - 5
Summary of Program Level Recommendations - 6
Ea-Ca Alley Case Study - 7
Introduction - 8
History - 8
Actors - 9
Construction Costs - 11
Funding Sources - 12
Land Use - Entitlements & Zoning - 13
Business Stakeholder Interviews - 13
Alley Revitalization Tool-Kit - 15
Tool 1: Alley Knowledge - 16
Tool 2: Design Elements - 17
Tool 3: Financing - 19
Tool 4: Community Economic Development - 22
EaCa Alley Lessons Learned - 24
Sources - 28
Photo Credits - 29
Executive Summary
Executive Summary
5. Design considerations
6. Land use, entitlement, and zoning
7. Community and economic development issues
The transformation of alleys in commercial areas can lead to
more sustainable, pedestrian and business-friendly environments,
Analysis of lessons learned follow the descriptive information
but the process can seem daunting. In order to demystify the process,
about the EaCa project within each of these aforementioned areas.
this publication presents the story of the East Cahuenga (EaCa)
This report concludes with a set of recommendations for future alley
Alley Revitalization Project as a learning opportunity for community
revitalization projects and programmatic ideas for promoting alley
members, local businesses and public stakeholders interested in
transformation in Los Angeles.
revitalizing and greening under-utilized alleys in other parts of Los
Angeles and beyond. It offers a case study and a ‘toolkit’ of innovative
Why are Alleys Important Assets?
solutions to overcoming common barriers that other alley projects
2
experience.
Alleys serve a variety of purposes in the built environment
This toolkit begins with a background on alleys, alley
and are an integral component of a city’s infrastructure. They are
revitalization efforts, and their benefit. Chapters 2 and 3 providesd
narrow spaces nestled between buildings and are commonly used
etails about the EaCa project in Hollywood, Los Angeles, organized by
for vehicular access to residential garages, storage for public facilities,
the following topics:
refuse collection, and parking. Alleys can be private, separate parcels
1. History
of land from the surrounding property or public land, maintained by
2. Stakeholder involvement
the local government.
3. Budget
4. Funding sources
cumulatively amounting to over 900 linear miles. The Department of
The City of Los Angeles has an extensive alley network,
Public Works, specifically the Bureau of Street Services has jurisdiction
Benefits of Commercial Alley Revitalization
over the city’s alleys and are responsible for alley cleaning, illegal
dumping, slurry sealing (i.e., filling potholes and asphalt cracks), street
Financial
use code enforcement, trash receptacle pickup and debris removal.
Throughout the years, code enforcement in LA alleyways has been lax
economic development and increased profits for business owners.
Once revitalized and underutilized, alleys can support
and budgetary priority is reserved for more visible public infrastructure
• Alleys can provide easy access to a ‘second’ storefront for
repairs such as potholes. As a result, these poorly maintained alley
buildings. It bridges access between parking and commercial
networks becoming plagued with illegal and other criminal activity.
areas, allowing customers to park and walk to multiple locations.
Within the past decade, however, city governments and
• The alley may serve as a marketing tool that attracts
organizations around the country have begun undertaking projects
that improve, repurpose, ‘green’ and revitalize alleys with objectives to
new
improve the environmental and aesthetic quality of the urban form.
An increase in sales for adjacent business also equates
to an increase in sales tax for the local government.
Stakeholders in Los Angeles, with its limited public open
customers
to
the
business
establishments.
spaces but an extensive alley network, have been among the pioneers
to invest in alley infrastructure improvements. Examples include
• Alley improvements also have the potential to increase the
South LA community groups along with the Trust for Public Land
values of the properties in the immediate vicinity, and thus
sponsoring alley cleanups and a master plan for a green alley network
increases to property tax revenues for local government.
in residential areas of South Los Angeles. Using a different model of
alley revitalization appropriate for a commercial area is the example
Safety and Crime
of the East Cahuenga Alley Revitalization project.
Alley revitalization may also be approached as a strategy to
3
combat blight and public safety issues.
• If the alley renovation project provides greater economic
benefits to the business owners, they are less likely to go
out of business or vacate their location. With less vacated
stores, the commercial district becomes less blighted.
• If the alley is cleaner and designed to be more visible to the
public and pedestrian friendly, it is likely to draw an enhanced
public presence and activity. Based on the Crime Prevention
through Environmental Design theory, livable cities have a
higher volume of street activity that naturally deters criminal
or unsafe activities.
Environmental & Health
Alley renovation projects have the capacity to correct any
previous unsustainable practices and create a healthier and greener
built environment.
• Many different environmentally unsound activities take
place in alleyways because they are not monitored.
Toxic liquids are disposed of improperly and flow into
4
storm drains, dumping and even garbage trucks making
multiple garbage pick-ups. Renovated alleys have been
designed to consolidate dumping and recycling stations.
• An alley renovation project may also allow for the
use of sustainable materials that reduce the amount
of resources used, such as permeable surfaces that
capture excess water or drought-tolerant vegetation.
• Alleys that have been renovated can turn into pedestrian alley
networks, such as those popular in downtown Pasadena. This
encourages more walking and less driving – which can be a
great thing for Angeleanos. There is potential to also create
revitalized alley networks near public transit hubs, providing
more reasons for people to leave their cars at home or near
a commuting spot. Alleys can play an important role in a
balanced transportation network that encourages social and
economic interactions.
Summary of Project Level Findings
While each individual alley revitalization project will have
its unique set of circumstances that affect development and
implementation, the EaCa project provides important lessons and best
practices relevant to the revitalization of other alley environments.
Some of the key, project-level lessons and findings include:
• 1st Finding: EaCa Alley is provides an example of an
ambitious and holistic alley revitalization project in
a commercial area. Storm water management, waste
disposal, public art, landscaping and other services
and amenities were all included in the project. Less
ambitious projects can still achieve the aforementioned
benefits of alley revitalization for a lower price.
• 2nd Finding: The total construction cost for the EaCa Alley
renovation came out to roughly $785,000. The need to
repave and adjust the alley’s connecting arterial roads
contributed to this relative high price tag. The cost of
other alley projects can be significantly less and less
ambitious. At the other end of the spectrum would be
simple investments in pedestrian lighting, landscaping
or
other
relatively
low-cost,
high-value
projects.
• 3rd Finding: The Community Redevelopment Agency of
Los Angeles (CRA/LA) utilized tax increment funding to
cover the majority the construction costs. In addition,
the business owners that belong to the Hollywood
Business Improvement District (BID) paid for lighting and
furniture, as well as agreed to assess themselves in order
to pay for ongoing operation and maintenance costs.
• 4th Finding:
Even with the elimination of the
CRA/LA sometime after (and unconnected to) the
EaCa project, today there are a variety of other
financing mechanisms that can be used to fund alley
revitalization in Los Angeles, including local park
funds, community development block grants (CDBG),
various applicable Metro funds, and private funds.
5
• 5th Finding: Interviews with businesses and other
learning from best practices. The City of Pasadena successfully
stakeholders revealed that the major hurdles for the
revitalized the alleys in its downtown commercial district by
project were: finding funding and a lender for the initial
tying local revenue from parking meters to fund projects in
capital costs, and obstaining business and property
the same geographic vicinity.
owner support. These challenges were addressed with
creative solutions and most business stakeholders
surveyed are pleased with the results.
Summary of Program Level Recommendations
• 1st Recommendation: The City of Los Angeles should
establish an official alley renovation program and streamline
the
permitting,
planning,
and
financing
processes.
• 2nd Recommendation: In order for the alleys to be active
and in constant use, there should be a focus on creating
activated alley networks rather than renovating single alleys.
• 3rd Recommendation: The City of Los Angeles should
utilize creative funding mechanisms to pay for alley projects,
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EaCa Alley Case Study
Case Study: EaCa Alley Revitalization Project
History
EaCa Alley was once a decrepit and deteriorating “pathway”
Introduction
filled with trash receptacles and gates at the edges of every property.
In the Hollywood neighborhood of Los Angeles, California,
At one point, the backstreet was so neglected and obscure that it
there once existed an alley nicknamed ‘heroine alley’ behind a
attracted illicit activity, such as drug use and public defecation, which
commercial strip on Cahuenga Boulevard. This alley is located about
garnered it the name “Heroin Alley.” The alley was designated as a
seven miles northwest of Downtown Los Angeles and is only about
public nuisance in 1990s and adjacent business owners had gated
one-third of a mile from the Vine/Hollywood Metro Red line station.
the north and south end of the alley for safety and private uses.
The alley is situated at the rear of the business establishments that
Additionally, the alley did not function in its capacity to direct storm
face Cahuenga Boulevard and Cosmo Street, just south of Hollywood
water. As a result, the combination of lacking alleyway storm water
Boulevard and north of Selma Avenue.
drainage, long-standing stagnant pools of water, accrual of litter
This case study will first provide a brief summary of why the
and garbage, and other unsanitary accumulations made the alley an
alley was revitalized and how the project came to be. Next, there will be
undesirable place, especially when measured by public health and
an overview of the role each of the project’s leaders and stakeholders
public safety standards.
played in bringing the revitalization project to life. Additionally, crucial
information on construction costs and financing will be outlined. The
can be spotted in outdoor patios and walking along the pathway,
concluding portion will provide information on the environmental
admiring the unique landscape architecture and art that dons the
review procedures and sustainability elements applied to this project.
alley walls. This transformation was achieved through the efforts of
Today, this alley serves as a pedestrian walkway where patrons
multiple cooperating stakeholders and government. The initial idea
for the alley renovation was a result of a Master’s thesis project that
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was written in 2007 by Hollywood Business Improvement District (BID)
spearheading the project discovered that the alley was designated as
member, Sarah MacPherson. Sarah’s report, titled, “Walkable Alleys:
a pedestrian mall as a result of the 1960 Pedestrian Mall Law and on
Improving Pedestrian Linkages between Public Parking Facilites,
July 28, 2009, the Los Angeles City Council adopted an action to re-
Housing, and Commercial Business in Hollywood, CA” envisioned a
designate the alley as pedestrian mall.
series of pedestrian alleys that could help improve safety and enhance
the image of the district.
which was the same year that the EaCa Alley Association was formed.
The USC Center for Sustainable cities published a major report
About a year later, on March 9, 2012, EaCa Alley officially opened to
in 2008 on the creation of “green alleys” in Los Angeles. This report
the public. The renovation of EaCa Alley focused on transforming the
helped create the political will for alley infrastructure transformation
alley and creating a semi-public space that would provide patrons and
from council district offices. The Hollywood City Council District
pedestrians with a cleaner, more aesthetically pleasing environment.
began to speak with stakeholders about a potential alley revitalization
In many ways, the goal was to change people’s perception of
project. Also in 2008, members of the Hollywood BID approved an
the alley, and potentially the customers’ opinion of the business
assessment that would help pay for the alley’s security, maintenance,
establishments in the neighborhood, by altering its use and look.
Construction broke ground on the alley project in 2011,
and marketing costs.
In 2009, the representatives of the Hollywood BID began
conversations with the Community Redevelopment Agency of the
City of Los Angeles (CRA/LA) regarding funding for the project, since
a revitalization project of this nature fell within this department’s
jurisdiction. As a result, the agency allocated tax-increment financing
funds to help construct the alley. In this same year, those who were
Actors
As mentioned in the previous section, there were a variety of
stakeholders involved in the EaCa Alley revitalization project. The main
groups were comprised of the Hollywood Business Improvement
District, the California Redevelopment Association of Los Angeles, Los
9
Angeles Council District 13, and alley-adjacent property owners and
to cover the Alley’s renovation, design, and construction
business owners. This section outlines the role that each actor played
costs. Kip Rudd, a Senior Planner at CRA/LA, also played an
in bringing EaCa Alley to fruition.
instrumental community outreach role by working alongside
• Hollywood BID.
The BID played a financial, as well as
organizational, role that was vital to the overall success of the
owners’ support.
project. As previously mentioned, the Hollywood BID business
• Los Angeles Council District 13. In Los Angeles, the
owners approved an annual assessment of $11 for every linear
council districts often take leadership in community and
foot of the alley. The revenue from this assessment helps pay
neighborhood level economic development and planning
for the Alley’s ongoing operation and maintenance costs.
improvements. The EaCa Alley, within the Council District 13
In addition, the BID helped pay for the Alley’s lighting and
boundaries, offered an opportunity for the council district
furniture expenses, ensuring that the alley remains a safe and
to pioneer alley revitalization in the City of Los Angeles. The
pleasant place for its patrons. In addition to their monetary
political support and leadership of the council district was
role, the BID representatives also performed an important
an integral component of the alley’s successful revitalization.
organizational and political role. Sarah McPherson Besley, the
Council district support can assist in: expedition of the zoning
Associate Executive Director of the Hollywood BID worked
and planning entitlement process, access to and knowledge
with business owners and the local Councilman’s office to
of sources of city or county level funding and access to
ensure compliance and cooperation. community organizations, businesses or leaders that can
• CRA/LA. EaCa Alley is located in a designated Redevelopment
10
the BID representatives to garner the business and property
support the project in multiple forms.
Project Area. As a result, the CRA/LA utilized tax increment
• Property & Business Owners. Property owners and business
funding that was designated for such revitalization projects
owners adjacent to alleys in commercial districts may have
the most to gain from alley infrastructure improvement and
The EaCa project is an example of an ambitious and holistic
revitalization. Improved infrastructure can have a positive
alley revitalization project in a commercial district. Storm water
impact on property values and potentially attract more
management, waste disposal, public art, landscaping and other
business for the commercial renters. In the case of EaCa
services and amenities were all included in the project. Less ambitious
Alley, some of the adjacent business owners in the restaurant
projects can still achieve the aforementioned benefits of alley
industry saw an opportunity to utilize an improved alley
revitalization for a lower price. The total construction cost for the
for amenities such as outdoor seating and rear entrances.
EaCa Alley renovation came out to roughly $785,000.
Additionally, an open and cleaner alleyway that leads to
increased pedestrianism creates an environment where the
The need to repave and adjust the alley’s connecting arterial roads
visibility of the alley allows for more safety and decreased
contributed to the high price tag of the project. Additionally, gas
illegal activity such as dumping.
lines interfered with the areas of excavation and the installation
This cost does not reflect a typical alley revitalization project.
of grease interceptors added additional costs to the construction
Construction Costs
process.
Table 1-1: Construction Cost Breakdown
Construction/Improvements
Construction Contingency
$589,652
$117,948
Grease Interceptors Installation1
$53,000
Subtotal
$760,600
Construction Management
$25,000
Total Construction Cost
$785,600
1 - $53,000 from CRA/LA; additional $15,000
collected from business owners for interceptors
There were also issues specific to the portion of Selma Avenue
where it met the alley: the storm drain on Selma Avenue needed to
be realigned in order to function with the new EaCa Alley drainage
system, and the generally bad condition of the road on Selma
Avenue required further reconstructio. Notably, these conditions
added significant costs onto the project; in other alley renovation
projects, such situations may not necessarily be encountered and
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thus, can make for significantly lower construction costs.
construction costs. The local Council District also contributed to an
In terms of functionality, the EaCa Alley now has a working
additional amount of less than $50,000. These funds were from a pool
drainage system comprised of a permeable pavers path that filters
of Proposition C funds.Proposition C, which was approved by Los
and directs storm water to the swale underneath the alley’s pathway.
Angeles County voters in November 1990, stipulate that revenues
Additionally, garbage functions have been consolidated amongst
generated by a half-cent sales tax increase will be allocated towards
alley-adjacent business owners to a nearby offsite location, making
transportation projects and programs including street improvement
for an economically beneficial cost-savings arrangement as well as a
projects. Other capital costs for the signage, landscaping and gates
more environmentally responsible setup for waste disposal.
for the new EaCa Alley, estimated at roughly $100,000, were paid
for by an alley-adjacent property owner.
Funding Sources:
maintenance, and security of alleys through alley assessment dollars
Table 1-2: Cost Categories and Funders
Construction Costs
Capital Costs2
The Hollywood BID agreed to pay for the marketing,
$785,600
paid by property owners in the BID district. At a rate of about $11 per
Council District1
$50,000
linear foot of alley, the assessment dollars from EaCa Alley-adjacent
Property Owner3
$100,000
CRA/LA
property owners pays for the maintenance services the EaCa Alley
receives. The alley assessment dollars, which go through 2018,
Operating Costs
Annual Alley Assessment
from All BID Members
amount to $15,240 per year.
$15,240
1 - Through Proposition C funding
2 - Signage, gates, landscaping
3 - David Gajda
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The CRA/LA was the main contributor to the EaCa Alley
The cost of construction, capital improvements and operating
costs were approximately $1 million for EaCa Alley. Private entities were
responsible for about 25 percent of the total cost of the project. Examples
include the alley operating costs through 2018 and the $100,000 for
signage, gates, and landscaping. While private funding was integral,
Interviews
the public sector was responsible for funding the majority of the costs.
Land Use - Entitlements & Zoning:
EaCa Alley, along with the adjacent property, has a special
zoning designation listed as a ‘Regional Center Commercial’. This
zoning designation is commercial in nature however two adjacent
properties are residential. This can be attributed to the fact that
the properties lie within an Adaptive Reuse Incentive Area, which
encourages conversion of underutilized commercial buildings to
housing. The properties are also located in a State Enterprise Zone and
the Community Redevelopment Agency’s Hollywood Redevelopment
Project Area. As a result of the State Enterprise Zone, businesses
located in the zone are offered tax credits and deductions. The
Redevelopment Project Area designation was particularly important
to the EaCa Alley project in regards to obtaining funding.
A little over a year after EaCa Alley was opened to the
public, we contacted the business owners surrounding the alley and
interviewed them about their overall opinion of the alley project
and whether they felt it was worth their investment. The results of
these interviews summarized below reflect the opinions of seven
commercial tenants adjacent to EaCa Alley. At the time that the
interviews took place, only one tenant had begun to utilize the EaCa
Alley space for their own commercial use.
Q: Has your business seen an increase in customers or revenues?
One out of the seven businesses had seen an increase in revenue.
This business was utilizing the alley space to attract customers.
Q: Does your business have plans to use the alley to attract
customers or more business?
Two of the seven businesses have future plans to utilize the alley
space.
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Q: Do you feel that the EaCa Alley renovation was worth the
investment?
Four of the seven respondents felt that the EaCa Alley revitalization
was worth the investment and cited that the overall effect of
redevelopment has a positive impact on the neighborhood
merchants.
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Alley Renovation Toolkit
Tool 1: Alley Knowledge
What’s an alley? And who cares anyway?
repurpose, ‘green’ and revitalize alleys with the objective of improving
the environmental and aesthetic quality of the urban form. The City
Alleys serve a variety of purposes in the built environment
of Los Angeles, with its extensive alley network, has been among
and are an integral component of a city’s infrastructure. These
the pioneering cities to invest in alley infrastructure improvements.
narrow spaces, often nestled between buildings, have a variety if
Examples include South LA community groups sponsoring alley
uses. Common uses include: vehicular access to residential garages,
cleanups and alley art contests, and the work between Council District
storage for public facilities, refuse collection, and parking. Alleys can
13 and the Hollywood BID to revitalize the East Cahuenga alley.
be private, separate parcels of land from the surrounding property,
or public land, maintained by the local government. The City of Los
Angeles has an extensive alley network that amounts to over 900
linear miles.
The Bureau of Street Services through the Department of
Public Works has jurisdiction over the city’s alleys and are responsible
for alley cleaning, illegal dumping, slurry sealing (i.e., filling potholes
and asphalt cracks), street use code enforcement, trash receptacle
pickup and debris removal. Budgetary priority has been reserved for
more visible public infrastructure repairs rather than alleyway code
enforcement. As a result, alley networks are often poorly maintained.
Within the past decade, city governments and organizations
around the country have begun undertaking projects that improve,
16
Tool 2: Design Elements
What design elements should we consider in alley
traffic and create a sense of safety. Public amenities such as murals, art
revitalization?
installations, gardens, green space, and landscape architecture create
a unique esthetic and can increase pedestrian traffic. Street furniture,
There are a variety of creative design ideas that can be used
such as public benches and tables, can provide pedestrians with an
when transforming an alleyway into a public space. The details of
opportunity to utilize the space. Lighting provides pedestrians with a
design will be dependent on what the final vision for the alley is.
greater sense of safety and can bring attention to the alley from those
Alleys have been converted to pedestrian malls, art installations and
walking on nearby sidewalks.
designated outdoor space for usage by retail tenants. The following
are some best practices and ideas to keep in mind from alley projects
around the country
.
Public Art in Alley #111 in Austin, Texas
Safety and visibility are top concerns for alleyways due to their
remote location from the main streets. In activating an alleyway, the
goal is to attract more pedestrians and patrons in order to increase the
level of safety. Providing public amenities can help attract pedestrian
17
Tool 2: Design Elements
along the alleys is not an anomaly in these districts. The alleys being
in close proximity to one another has created an environment where
outdoor restaurant seating and retail entrances from the alleyways
are not uncommon.
Limitations and regulations must always be considered. In
the case of EaCa Alley, the Bureau of Engineering and Department
of Building and Safety examined the soundness, level of compliance,
and safety of the renovated alley. Design considerations must be to
ensure that emergency access and access for refuse collection are not
disrupted.
Network of Alleys around the Old Town Pasadena, California
Another way the use of alleys could be promoted is to focus
on creating alley networks, rather than single, isolated alleys. Excellent
examples of revitalized alley networks in commercial districts include
Old Town Pasadena and Seattle’s Pioneer Square. Pedestrians use the
alley networks in these locations as a public right-of-way because
the alleys are highly visible from connecting main streets. These alley
networks are mostly indiscernible from the sidewalk activity and
seem to be used just as much as the traditional walkways. Walking
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Tool 3: Financing
How does alley revitalization get funded anyway?
applied to the finalization of zone changes for multi-unit residential
projects. The revenue collected from these fees is used to acquire new
There are a variety of financing mechanisms that can be used
parkland, fund capital improvements at existing recreational, and park
to fund alley revitalization in Los Angeles. In the most recent alley
facilities within one to two miles of the new development. The fees
renovation project, completed in 2012, the CRA/LA covered the initial
collected cannot be used to offset staff operation and maintenance
capital costs of construction. The State of California eliminated the
costs, to purchase materials and supplies, or to replace equipment –
agency in 2012 and in order to cover further costs, the local council
funds can only go towards construction costs.
district the alley was located in identified two federal funding sources
that could be applied to an alley revitalization project i.e. Park Funds
and Block Grants. Additionally, the City of Los Angeles and Los
Angeles County government had programs through the Los Angeles
County Metropolitan Transportation Authority (Metro) that could be
utilized for this type of project. Let’s look at some examples of how
these funding sources work.
A. Local Park Funds
The City of Los Angeles requires most residential development
projects requesting a zone change to either dedicate land for recreation
Market Octavia Living Alley Pedestrian Network Project in San Francisco,
California
and park purposes or pay a fee in-lieu as a condition for approval. It
also charges a separate park impact fee, the Zone Change Park Fee,
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Tool 3: Financing
Cities can use park funds from development projects around alleys for
Project and the Ford Road Alley Project in the City of Costa Mesa are
alley revitalization projects. Recall that in the EaCa Alley case study,
two examples of alley revitalization projects that were made possible
a once closed off alleyway became a pedestrian mall. A pedestrian
by federal CDBG funds.
mall can be classified as a recreational facility. Check if your project
could fit the description for a recreational facility because the City of
C. LA County Metro’s Call for Projects
Los Angeles can frame other alley projects as recreational facilities
in order to qualify for park funds. Those business and property
jurisdictions, transit operators, and other public entities in the
owners adjacent to the project could fund ineligible items such as
County of Los Angeles. The program distributes discretionary capital
maintenance. Property owners adjacent to 26 alleys in Hollywood
transportation funds to regionally significant projects. One of the
already pay a fee for alley maintenance and security as part of the
program objectives is to create pedestrian-centered infrastructure
Hollywood Entertainment District BID’s Walkable Alleys Program. This
improvements and improve pedestrian safety. Many alleys, especially
program has a total of about 11,500 feet of alley space and about
in commercial districts, are public rights-of-way and support walking
$135,000 is collected annually for maintenance and security.
as a form of transportation; thus, they can compete for this type
Every other year, Metro accepts applications from local
of funding. Costs such as maintenance, operating costs, security
B. Community Development Block Grants (CDBG)
personnel are not eligible for funding. This would be an innovative
way to secure funding, as it has not been attempted yet.
Another potential source of federal funding for alley
revitalization projects are U.S. Department of Housing and Urban
Development (HUD) Community Development Block Grant Program
D. Private Funds
(CDBG). This program provides communities with resources to address
their unique development needs. The Bay Street Alley Reconstruction
projects can be funded purely through private funds. Property and
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The last source of funding requires no public money. Alley
Tool 3: Financing
business owners may see the benefits of investing in their alleys and
decide to contribute towards alley improvements. An example of
this took place at Belden Place Alley, located in the financial district
of San Francisco. In 1990, a local restaurant, Café Bastille, opened
and began placing tables in their adjacent alley. One by one, more
restaurants adjacent to the alley followed suit. The alley life grew
organically without government planning and today is utilized by all
adjacent businesses and has a narrow pedestrian passageway. Private
funds for alley renovation have been contributed by community and
neighborhood groups, business improvement districts, associations
Bedlen Alley in San Francisco, California
and individuals.
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Tool 4: Community Economic Development
Tips for Engaging Stakeholders
What are the Benenefits of a Alley Revitalization?
Financial
The transformation of an alley, from an unsafe and uninviting
strip of underutilized commercial land to a pedestrian attraction, is a
tool for economic development. Benefits can include increased land
primarily those that serve food and beverages, to increase their space
values, esthetics and business. Yet getting the support from vendors,
and accommodate more patrons. This may lead to an increase in
tenants and property owners can take time.
profits for business owners.
•
There were multiple stakeholders involved in LA’s most recent
The once underutilized alley space can allow a business owner,
The new attraction of the alley may serve as a marketing tool
alley revitalization project. The main groups were comprised of alley-
that attracts new customers to the business establishments.
adjacent property owners and business owners, the Hollywood
•
Business Improvement District, the California Redevelopment
to increase the values of the properties in the immediate vicinity.
Association and Council District 13.
As a result, there are increases to property tax revenues for local
government.
Organizing to support alley renovation among this group
Alley improvements are an investment that have the potential
of actors with differing incentives was a process that took time and
•
commitment. Before appealing to your stakeholders, it could be good
increase in sales tax for the local government.
to review the community and economic development benefits of
•
having alley revitalization take place in your commercial area.
that are deep. It also bridges access between parking and commercial
What are the Benefits for Commercial Alley Revitalization
areas, allowing customers to park and walk to multiple locations.
22
An increase in sales for adjacent business also equates to an
This provides easy access to a ‘second’ storefront for buildings
Tool 4: Community Economic Development
common. Renovated alleys have been designed to consolidate
dumping and recycling stations.
Safety and Crime
•
If the alley renovation project provides greater economic
sustainable materials that reduce the amount of resources used, such
benefits to the business owners, they are less likely to go out of
as permeable surfaces that capture excess water or drought-tolerant
business or vacate their location. With less vacated stores, the
vegetation.
commercial district becomes less blighted.
•
•
If the alley is cleaner and designed to be more visible to
alley networks, such as those popular in downtown Pasadena. This
the public and pedestrian friendly, it is likely to draw an enhanced
encourages more walking and less driving. There is potential here
public presence and activity. Based on the Crime Prevention through
to also create revitalized alley networks near public transit hubs,
Environmental Design theory, livable cities have a higher volume of
providing more reasons for people to leave their cars at home or near
street activity that naturally deters criminal or unsafe activities.
a commuting spot. Less driving means better air quality and vehicle
An alley renovation project may also allow for the use of
Alleys that have been renovated can turn into pedestrian
miles traveled (VMT).
Environmental & Health
Alley renovation projects have the capacity to correct any
previous unsustainable practices and create a healthier and greener
built environment.
•
Many environmentally unsound activities take place in
alleyways because they are not monitored. Toxic liquids are disposed
of improperly and flow into storm drains and illegal dumping is
23
EaCa Alley Lessons Learned: What to Expect from Alley Revitalization
Renovation, revitalization, activation? However you phrase the alley
thus diminishing opportunities for criminal or prohibited activity.
project, stakeholders will immediately want to know:
While initially the participants focused on their short-term losses, it
•
Who’s going to pay for this?
was not until the project’s completion that they observed the function
•
How’s it organized?
the project served in enhancing the safety and quality of the space.
•
What’s this going to do for me?
Reluctance about an alley project for a variety of reasons
Lesson 2: The alley renovation was not the end-all solution.
should be expected. Project organizers should have realistic
Certain business owners have realized that merely improving the
assessments of what the costs and benefits are for stakeholders. In
aesthetic quality of the alley does not produce economic benefits
organizing the project and gathering support, it’s important to learn
and greater profits. More programming and marketing needed to
from what the EaCa Alley project had to consider.
be done in order to attract customers to the Alley. Certain dining
establishments are now making an effort to entice patrons after work
Lesson 1: Some stakeholders may focus on immediate losses
on weekdays and weekends with events and specials.
rather than future gains. Before EaCa alley was revitalized, business
owners had become upset about the illegal activity occurring in
Lesson 3: Cooperation allows for cheaper, more sustainable
alley and placed gates at the alley frontage. Some businesses felt the
alternatives that benefit everyone. The process of the alley
gates deterred illegal activity. Ironically, gating alleys in Los Angeles is
revitalization started a discussion between business owners
illegal because alleys are public property. Once the EaCa revitalization
about how they could begin to cooperate for a more sustainable
took place, the gates were removed. With the removal of the gates,
refuse collection method. The business owners decided to create a
businesses were concerned about the nuisance problems returning.
consolidated trash pickup site located in an obscured area behind
However, the new alley was a conduit for increased pedestrian traffic,
the alley. By eliminating multiple trash bins and consolidating them
24
into a few, the business owners were able to minimize their waste
disposal costs and eliminate the need for multiple trash pick-ups to
the same location. Waste reduction is the next step in sustainability
efforts for these merchants. Food waste compost, robust recycling
programs and trash compactors are waste reduction methods that
can be implemented.
Lesson 4: The alley can attract new business and keep the district
vital. A new merchant alongside EaCa Alley, Berlin Currywurst,
opened in December 2012. Press releases described the restaurant
as featuring an outdoor patio and beer garden facing the newly
developed EaCa Alley. The alley is now an amenity of the district that
can attract new businesses, which keeps vacant stores from staying
empty too long and improves the blighted condition of the area.
25
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