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Passages and Alleyways Lincoln, Nebraska Concept Study Urban Strategies | Real Estate Advisors N New York City Seattle Vancouver Pasadena Los Angeles Pasadena

Downtown Lincoln Nebraska alleys and passages study

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A study we did to generate new business from existing disused space behind downtown's thriving bar district

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Page 1: Downtown Lincoln Nebraska alleys and passages study

Passages and Alleyways Lincoln, Nebraska

Concept Study

Urban Strategies | Real Estate Advisors

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New York City

Seattle

Vancouver

Pasadena

Los Angeles

Pasadena

Page 2: Downtown Lincoln Nebraska alleys and passages study

Alleys and Passages Lincoln, Nebraska

The City of Lincoln and the Downtown Lincoln Association

have expressed interest in enhancing existing alleyways and

creating green back courtyards to enliven and enhance

downtown Lincoln.

There are many US cities- such as Seattle, Fort Collins, and

Pasadena- that are recognizing the potential of alleys as

inviting public spaces and pedestrian connections capable of

attracting activity that is good for the local economy and

neighborhood safety. Internationally, cities like Melbourne

and Vancouver are ahead of the US in creating new

economic activity from formerly neglected alleys.

Although alleys take up a significant portion of space within

most cities (streets and alleys combined take up around 30%

of city land on average) they are often neglected as many

buildings turn their backs to alleys. By activating existing

utility streets and designing buildings that are sensitive to the

street level, alleys present great opportunities to create a more

vibrant public realm, improve pedestrian connections, and

generate new business opportunities. Some cities are

including “green” designs which include permeable

pavements and landscaping to aid storm water management.

In Lincoln, there are several opportunities for alley

enhancement. Examples include the alley between the Grand

Manse and Old City Hall, enhancing the existing

Barrymore’s alley between from 13th to 14th, and possibly a

new alley and courtyard system in the block between 14th and

15th between P and O Streets.

Urban Strategies | Real Estate Advisors

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Page 3: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

Alleyways are characteristically narrow, which discourages or at least slows motor vehicle traffic. Despite this,

alleys have a number of disadvantages that need to be overcome to provide a safe and comfortable experience

including:

•Security: Usually the biggest concern for using alleys is security. Most alleys provide little surveillance with

few “eyes on the street” given their location at the rear of buildings and obscurity from well trafficked

streets. Lighting is often poor and the penetration of natural light is less effective.

•Economic Vitality: The lack of visibility is also a concern for potential economic activity. This must be

overcome by encouraging active storefronts on the alleyway.

•“Back-of-Building”: Unsightly services such as refuse collection, utilities, etc. are often located in alleys.

Typical Alley Challenges

Page 4: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

•Proximity to multiple established participating commercial establishments.

•Potential for multiple business fronts to face the alley.

•Ability to fill a need in the existing pedestrian circulation network.

•Light and low-speed traffic conditions in the alley right of way.

•Plentiful street lighting and potential “eyes on the street”.

•Safe and well delineated street crossings at entrance/exit.

•Ongoing funding program to ensure cleanliness.

•Good pavement quality and effective drainage.

•Potential for inclusion of new amenities such as landscaping, graphics, public art, etc.

•Few existing obstacles such as utility poles or trash receptacles blocking right of way.

Hallmarks of a Successful Alley

Page 5: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

A close look at each of the case studies that follow suggests that there are certain elements that should be

present in an alleyway project. A partial list includes:

•Pedestrian amenities such as trash receptacles, prominent street lighting, and public seating that increase

comfort and safety.

•Public art, media, or graphics program or similar visual element that helps to uniquely define the space

and provide visual interest

•Closure, partial closure, or calming of the through-way to motor vehicle traffic. This makes the space

comfortable for pedestrians and bicyclists and provides opportunities to use the space for activities such

as dining and street performance.

•Actively encourage the use of alleyway for commercial uses such as boutiques, restaurants, and bars.

This serves the dual purpose of improving the local economy by providing small shop space- a critical

need in Downtown Lincoln- as well as creating an interesting environment where people will choose to

visit and spend time.

•Use environmentally conscious and sustainable design techniques, such as permeable pavers, natural

landscaping, and recycled building materials that can effectively manage storm-water runoff.

•Entrance features that clearly differentiate it from the rest of the rest of the city streets, serve as

identifiers and attract customers.

Hallmarks of a Successful Alley

Page 6: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska

Case Study #1

Pasadena, California

One Colorado

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One Colorado is a mixed use development at

the heart of Old Pasadena that unifies 19th-

century architecture through the reuse of

former alleyways and service courts for

shopping, alfresco dining and entertainment.

Designed after a European town center, One

Colorado’s main courtyard is Old Pasadena’s

leading venue for free kids’ activities, concerts

and performances, art markets, outdoor film

screenings and site-specific art installations.

Page 7: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska

Case Study #2

EaCa Alley

Hollywood, California

Originally a locked up trash dump before the city

took it on in 2008, the alley received landscaping

work, lighting and paving, and features a Street

Market for artists to sell their wares during the

adjacent Hollywood Farmers' Market every

Sunday. Phase I of the alley focused on the

southern portion where three restaurants set up

outdoor dining areas. The northern part of the

alley features also restaurants using the space.

The East Cahuenga Corridor Alley Association

runs the alley and gates are open from 9AM to 2

AM. The overhaul project cost about $790,000,

and was funded by the former Community

Redevelopment Agency, the adjacent businesses

(covering landscaping and lighting), and the

Hollywood Property Owners Alliance (security and

maintenance).

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Page 8: Downtown Lincoln Nebraska alleys and passages study

Case Study #3

Seattle, Washington

Alley Network Project,

Pioneer Square

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

The International Sustainability Institute, a not-for-

profit organization based in Pioneer Square, has

been leading an effort with residents, businesses,

and community groups to transform Pioneer

Square’s alleys to boost healthy activity on its

streets, feed its growing arts culture, and draw

people to local businesses.

A study conducted by the City identified Seattle

alleys as having the potential to be great pedestrian

spaces, due to the scale of the buildings, the narrow

alley passageways and architecture. Since the first

Nord Alley project in 2008, numerous alley

activation efforts have sprouted up in Pioneer

Square. Nord Alley has held nearly 100 events with

more than 5,000 people.

By leveraging funds from government, private

foundations, and local businesses, and tying

together a wide variety of people- public space

experts, community organizers, marketing

professionals and students- Pioneer Square is

working to transform forgotten alleys in to usable

public spaces.

Page 9: Downtown Lincoln Nebraska alleys and passages study

In Melbourne, Australia, 'laneways' that date back to

the Victorian era have been successfully revitalized

following a study undertaken in 1994. The city of

Melbourne encourages and provides grants to local

businesses and artists to enhance the character and

diversity of these intimate city streets.

Melbourne’s laneways are narrow enclaves where

mainstream culture takes a back seat to allow for

one-off boutiques, unique galleries, tiny cafés and

hidden bars. There are over 180 of these small, tiny

and miniscule streets that are often overlooked by

tourists, but they contain an interesting mix of shops,

bars, restaurants and cafes.

Case Study #4

Melbourne, Australia

Melbourne Lanes

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

Page 10: Downtown Lincoln Nebraska alleys and passages study

In 2004, the Fort Collins Downtown

Plan identified the alleys in the Downtown

area as an untapped opportunity for

enhanced pedestrian connections.

A couple of years later, the UniverCity

Connections report reinforced this notion

and suggested the alley network between

CSU and Downtown could establish a

unique physical link between CSU, Old

Town Square and the River District.

In 2006, the Downtown Development

Authority initiated a pilot project which

included improving the pedestrian-only

Trimble Court (connecting College and

Old Town Square) and Tenney Court

(connecting Mountain Avenue with the

Civic Center Parking Structure).

The goal in initiating the project was to

enhance the alleys aesthetically and to

stimulate increased economic vitality and

use of the spaces.

Case Study #5 Fort Collins, Colorado Trimble and Tenney Courts

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

Page 11: Downtown Lincoln Nebraska alleys and passages study

In San Francisco, the 'Linden Living Alley',

has become a successful city pilot project

for the development of a network of green

streets, particularly in areas under-served by

public parks. Linden serves a mix of light

industrial, office and residential uses. The

limited width of the six foot wide sidewalks

leave little space for pedestrians or

landscaping.

By removing three car parking spaces and

narrowing the road way, the street was re-

organized to accommodate wider

landscaped sidewalks with seating areas.

The road was raised to the same level as the

sidewalk to blur the distinction between the

pedestrian and automobile realms and to

create a unified space.

Planters, benches, and recycled granite

curbstones are arranged to function as

barriers yet create the illusion of a

continuous “outdoor living room”.

Case Study #6

San Francisco, California

Linden Alley

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N

Page 12: Downtown Lincoln Nebraska alleys and passages study

Case Study #7

Long Beach, California

Alta Way, East Village

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska

In the East Village of Long Beach

between Linden and Elm Avenue on

Alta Way (an east-west alley that runs

between Broadway and First Street).

The project involved converting a section

of Alta Way from vehicular use to

pedestrian space. Landscaping, and large

stone tables and chairs and public art in

the form of a large mural complete the

space.

The project was a community initiative,

with financial support from the City’s

Neighborhood Services Bureau

and Downtown Long Beach Association,

along with sweat equity.

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Page 13: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N P Street Master Plan

Barrymore’ s Alley Upgrade

Illustration by Josh Brooks Design Workshop

Page 14: Downtown Lincoln Nebraska alleys and passages study

Urban Strategies | Real Estate Advisors

Alleys and Passages Lincoln, Nebraska N Lincoln, Nebraska

Proposed Project

Post &

Nickel

Duffy’s

Zoo Bar

Courtyard #2

Courtyard #1

Cen

ten

nia

l M

all

Page 15: Downtown Lincoln Nebraska alleys and passages study

Fort Collins:

http://www.downtownfortcollins.org/docs/alley-plan.pdf

San Francisco:

http://www.sfgate.com/entertainment/article/Linden-Alley-

planners-in-S-F-went-extra-mile-3248697.php

Melbourne:

http://www.thatsmelbourne.com.au/placestogo/LanewaysandArcad

es/Pages/LanewaysandArcades.aspx

Seattle:

http://www.seattle.gov/dpd/cms/groups/pan/@pan/@plan/@proj/do

cuments/web_informational/dpdp020498.pdf

http://alleynetworkproject.com/

Vancouver:

https://www.facebook.com/LivableLaneways

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More Resources:

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