Mark, it seems you start out saying there should be more residential and less retail on ground floors. Then you seem to morph into saying that more commercial could also occupy ground floors. Also, comparing to NYC is hard - most of the old brownstones do not have ground floors - there are half basements and tall stoops up to the residential floors; very different from what we have here.
There are several approaches to building out density. I think most people would rather not have flats at grade. So, one option is what the city did - require retail space at grade with residential above it. Another option would be to encourage more townhouses - ok where height limits are around 35' to 40'. With townhoues, though, you end up with the wall-of-garages problem, so that has to be addressed. The thrid is along the lines of what you said later - let more commercial occupy the ground floors.
I think the third option is pretty good. Whether intentional or not, the city, by requiring retail spaces at grade, has also given the possibility of commercial. The two can mix very well. Less retail means more demand for what's there; more commerical means more retail customers; nonresidential ground floors means more pleasant living spaces. And, whether we want it or not, I think that is what will happen.
So, please do a pice about how to make this work and where it should be allowed.
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