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- A Cultural activity center located around the Bal Theater at 148th Avenue. A 1998 design charette for the Bal Theater looked a variety of reuse options for the 800-seat theater and its environs. The charette suggested that the theater be reused as a cultural or performing arts center, surrounded by complementary businesses such as cafes, restaurants, and, galleries. Should the concept of a cultural district prove infeasible, the Bal area remains a logical location for a neighborhood -serving retail district. In either case, opportunities to provide off-street parking supporting the area's businesses should be pursued in this area. - At the southern end of the corridor, close to 150th Avenue, auto -oriented businesses and uses are expected to remain in place for the long-term. The possibility of a used car auto mall in this area, along with supporting auto service businesses (tire sales, oil changers, auto parts, etc.) should be explored. In between the activity areas identified above, attractive infill projects should create a more cohesive development pattern and coherent design theme. Wherever feasible, parking for such projects should be located to the rear of the property, creating a more suitable environment for pedestrians and providing a better buffer to adjacent neighborhoods. City redevelopment and economic development activities should support this goal by assisting in streetscape enhancement, fagade and site improvement, and tenant recruitment. Changes to the roadway to accommodate additional amenities, such as fountains and landscaping, should be explored. Undergrounding of utilities is also a key component of this strategy. Although many of the auto -oriented uses may remain in place for the long -run, opportunities for new mixed use or residential projects which make better use of the land should be identified as property is marketed and sold. Live -work or residential development along East 14th would provide an additional customer base for nearby retailers, increase the viability of transit along this corridor, and add to the vitality of the street. One of the key objectives in reshaping East 14th Street is to improve the transition between the "strip" and adjacent residential neighborhoods. As land redevelops, careful attention must be paid to edge conditions. Zoning should allow for close review of noise, odor, glare and other potential nuisances and should establish standards for fences, setbacks, height, landscaping, lighting, and outdoor activities. Measures to mitigate traffic impacts on adjacent neighborhoods should be pursued as projects are approved. In some locations, it may be appropriate to limit uses with high traffic generation to avoid neighborhood impacts. At the same time, uses that serve the adjacent neighborhoods and foster the notion of these areas as true neighborhood "centers" should be encouraged. Many types of businesses -shoe repair, delis, bakeries, hair salons, and small offices, for example -may fit better into the small-scale centers along East 14th Street than theydo in the regional centers like Bayfair and Marina Square. Other uses which are complementary -such as copy shops, hobby shops, and specialty retail stores -may also be appropriate so long as they are not detrimental to the neighborhood. On the other hand, uses which are 4 51