AGENDA VALLEJO CITY COUNCIL SPECIAL MEETING 7:00 P.M. MARCH 1, 2016

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1 City Hall 555 Santa Clara Street Vallejo, CA AGENDA VALLEJO CITY COUNCIL SPECIAL MEETING 7:00 P.M. MARCH 1, 2016 MAYOR Osby Davis CITY COUNCIL Vice Mayor, Rozzana Verder-Aliga, EdD Pippin Dew-Costa Jesus Jess Malgapo Robert H. McConnell Katy Miessner Bob Sampayan This AGENDA contains a brief general description of each item to be considered. The posting of the recommended actions does not indicate what action may be taken. If comments come to the City Council without prior notice and are not listed on the AGENDA, no specific answers or response should be expected at this meeting per State law. Pursuant to the Government Code Section (The Brown Act), members of the public shall be afforded the opportunity to speak on any agenda item of interest to them provided they are first recognized by the presiding officer. Members of the public wishing to be so recognized are requested to submit a completed speaker card to the City Clerk prior to the consideration of the item. Those wishing to address the Council on any matter for which another opportunity to speak is not provided on the AGENDA but which is within the jurisdiction of the City Council to resolve may come forward to the podium during the "COMMUNITY FORUM" portion of the AGENDA. Members of the public have the right to speak on any item on this agenda. Those wishing to address the Council: 1) during the Community Forum are limited to three minutes pursuant to Vallejo Municipal Code Section ; 2) on a Consent Calendar item are limited to three minutes pursuant to Vallejo Municipal Code Section ; and an Action Calendar item are limited to five minutes pursuant to Vallejo Municipal Code Section Notice of Availability of Public Records: All public records relating to an open session item, which are not exempt from disclosure pursuant to the Public Records Act, that are distributed to a majority of the City Council will be available for public inspection at the City Clerk s Office, 555 Santa Clara Street, Vallejo, CA at the same time that the public records are distributed or made available to the City Council. Such documents may also be available on the City of Vallejo website subject to staff s ability to post the documents prior to the meeting. Information may be obtained by calling (707) , TDD (707) Want more City Information - Members of the public can: Like us on Facebook ( Sign up to receive City Communications via ( Sign up to receive City updates and get connected with your neighbors on Nextdoor ( Vallejo City Council Chambers is ADA compliant. Devices for the hearing impaired are available from the City Clerk. Requests for disability related modifications or accommodations, aids or services may be made by a person with a disability to the City Clerk's office no less than 72 hours prior to the meeting as required by Section 202 of the Americans with Disabilities Act of 1990 and the federal rules and regulations adopted in implementation thereof. Page 1

2 CALL AND NOTICE OF SPECIAL MEETING AT 7:00 PM OF THE VALLEJO CITY COUNCIL MARCH 1, 2016 TO THE MEMBERS OF THE VALLEJO CITY COUNCIL: You are hereby notified that I do hereby call the Vallejo City Council in special session to consider only the matters stated on the agenda listed below. NOTICE: Members of the public shall have the opportunity to address the City Council concerning any item listed on the agenda before or during consideration of that item. No other items may be discussed at this special meeting. 1. CALL TO ORDER 2. ROLL CALL 3. ACTION CALENDAR A. 4. ACCEPT THE GENERAL PLAN UPDATE PREFERRED FUTURE SCENARIO AND GIVE DIRECTION TO STAFF TO CREATE A GENERAL PLAN DOCUMENT FOR FUTURE APPROVAL Recommendation: By motion, accept the General Plan Update Preferred Draft Future Scenario (Preferred Future Scenario) and direct City staff to use the Preferred Future Scenario to prepare the updated General Plan and General Plan Land Use Map, which will be considered by the Council for approval at a future date. The proposed Preferred Future Scenario presented tonight is advisory in nature only, and, if accepted by the Council, it will give direction to staff to prepare the draft General Plan and General Plan Land Use Map to be considered for approval in the future. Contact: Andrea Ouse, Community and Economic Development Director (707) , andrea.ouse@cityofvallejo.net ADJOURNMENT Dated: Thursday, February 25, 2016 Osby Davis, Mayor I, Dawn Abrahamson, City Clerk, do herby certify that I have caused a true copy of the above notice and agenda to be delivered to each of the members of the Vallejo City Council, at the time and in the manner prescribed by law and that this agenda was posted at City Hall, 555 Santa Clara Street, CA at 5:00 p.m., Thursday, February 25, Page 2

3 Dated: Thursday, February 25, 2016 Dawn G. Abrahamson, City Clerk Page 3

4 ACTION CALENDAR 3.A. DATE: March 1, 2016 TO: FROM: Members of the City Council Andrea Ouse, Community and Economic Development Director Dina Tasini, Planning Manager Mark Hoffheimer, Senior Planner SUBJECT: ACCEPT THE GENERAL PLAN UPDATE PREFERRED FUTURE SCENARIO AND GIVE DIRECTION TO STAFF TO CREATE A GENERAL PLAN DOCUMENT FOR FUTURE APPROVAL RECOMMENDATION By motion, accept the General Plan Update Preferred Draft Future Scenario (Preferred Future Scenario) and direct City staff to use the Preferred Future Scenario to prepare the updated General Plan and General Plan Land Use Map, which will be considered by the Council for approval at a future date. The proposed Preferred Future Scenario presented tonight is advisory in nature only, and, if accepted by the Council, it will give direction to staff to prepare the draft General Plan and General Plan Land Use Map to be considered for approval in the future. REASONS FOR RECOMMENDATION The Preferred Future Scenario reflects an important milestone in a three-year planning process to comprehensively update the City s General Plan. It is the outcome of two years of planning to-date, including three sets of Community Workshops, and related outreach activities, in early 2014, early 2015, and fall The Preferred Future Scenario is an advisory recommendation by the General Plan Working Group for acceptance by the City Council. The Preferred Future Scenario is one step in a multi-step process leading to the adoption by Council of the General Plan and General Plan Land Use Map. Subsequent to City Council s consideration and acceptance of the Preferred Future Scenario and direction to staff, the Preferred Future Scenario will continue to be analyzed and refined at the property level. BACKGROUND AND DISCUSSION The General Plan Update is part of a set of long-range planning initiatives, collectively referred to as Propel Vallejo, consisting of the General Plan Update, Zoning Code Update (now referred to as Development Code), and the creation of a Sonoma Boulevard Specific Plan. While we are currently engaged in the early phases of the process, the culmination of the process is the City Council s approval of an updated General Plan, Zoning Code and a Specific Plan for Sonoma Boulevard. These approvals will come before the Council in October 2016 (General Plan and Specific Plan) and the first quarter of 2017 (Development Code). Page 4

5 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 2 Page 5

6 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 3 The updated General Plan will establish a comprehensive set of goals, policies and actions directing and supporting growth and development in Vallejo over the next 25 years. The updated Development Code will implement the General Plan, providing ordinances and regulations for use, form, design, and compatibility of development. The Sonoma Boulevard Specific Plan will provide specific policies and regulations for both private development and the public realm for the portion of the Sonoma Boulevard between Redwood Street and Curtola Parkway. The three-year Propel Vallejo planning effort began in early General Plan and Sonoma Boulevard Specific Plan adoption is expected in October 2016 followed by adoption of the Development Code in the first quarter of The figure on the previous page illustrates the major components of the General Plan process. Please note that the General Plan Working Group (GPWG) and Economic Vitality Commission (EVC) are advisory bodies only, while Planning Commission and City Council approvals are required for adoption. The discussion below provides an overview of the General Plan Update process, and it references Staff Reports and Agenda Packets that provide detailed background information and discussion that the reader is welcome to review. The process for the General Plan Update includes several major steps: Engagement by GPWG, EVC, and the Community; Analysis of Existing Conditions; Analysis of Existing Specific Plans; Creation of Guiding Principles; Identification of Areas of Opportunity for future growth; Development of Future Scenarios for the Areas of Opportunity; Evaluation of the Future Scenarios and Creation of a Preferred Scenario; Ongoing Analyses of Site Constraints, Development Agreements and Pending Development Applications; and Preparation and Adoption of the General Plan and General Plan Land Use Map. GPWG, EVC and Community Engagement To facilitate the General Plan Update process, City Council created a 15-member General Plan Working Group (GPWG), consisting of at-large community members and representatives of City Commissions, to advise City staff and project consultants on the General Plan Update; to make recommendations to the Planning Commission and City Council on the Update; and to communicate information about the Update to Vallejo residents. Planning Commissioners Kinney, Scoggin and Adams were appointed by the Planning Commission to serve on the GPWG. Commissioner Adams currently serves as the GPWG Chair. In addition, the City s Economic Vitality Commission (EVC), consisting of seven members, is charged with reviewing and advising on the update of the economic development element of the General Plan. In addition to attendance and participation at GPWG, EVC, Planning Commission, and City Council meetings, the community at-large has had many opportunities to have their voices heard at major project milestones, as illustrated in the aforementioned figure. Such opportunities have included three sets of Community Workshops, and associated outreach engagements, including Open City Hall, at three project milestones for Guiding Page 6

7 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 4 Principles, Future Scenarios, and the Preferred Scenario. The Propel Vallejo website ( provides information about the project and opportunities to provide comments. Existing Conditions An important part of the General Plan Update process is understanding the existing conditions of Vallejo. Prepared by the City s consultant and currently under internal review by City staff, with a public release date in 2016, the existing conditions reports cover: Biological Resources Cultural and Historic Resources Economic and Market Trends Fire and Emergency Services Geology, Soils, and Seismicity Hazards and Hazardous Materials Hydrology and Water Quality Library Services Parks, Recreation and Open Space Police Services Schools Transportation Utility Infrastructure Existing Specific Plans The Preferred Future Scenario has been developed in consideration of major Specific Plans and Master Plans that have been prepared for prominent areas of the City, including: Sonoma Boulevard Specific Plan (under preparation), 2016 Solano 360 Specific Plan, 2013 Waterfront Master Plan, 2007 Mare Island Specific Plan, 2005 Downtown Specific Plan, 2005 White Slough Specific Plan, 1995 Northgate Specific Plan, 1988 Hiddenbrooke Specific Plan, 1987 As the General Plan Update process moves forward, an important part of the effort will be to identify and consolidate the plans into the new General Plan, as appropriate and feasible, in order to have one reference document for land use and development considerations that reflects a comprehensive vision for the future of Vallejo. For a map of the major Specific Plans and Master Plans, please refer to the Staff Report from the June 23 rd 2015 City Council Meeting Attachment 3 (link below): Adoption of General Plan Update Draft Future Scenarios, Attachment 1: Draft Future Scenarios Packet (Link: Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf) Page 7

8 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 5 Guiding Principles Adopted by City Council on July 8 th 2014 Adopted by City Council on July 8 th 2014, the Guiding Principles are overarching, aspirational statements that define the kind of community Vallejoans want in the 25-year horizon of the General Plan. They reflect key concepts on which there is broad consensus, and they lay the foundation for all subsequent actions, including the formulation of the Future Scenarios and the General Plan s goals, policies and actions. The Guiding Principles are the outcome of an extensive public outreach effort, including four Community Workshops, and meetings and recommendations by the GPWG. Areas of Opportunity Accepted by GPWG on November 10 th 2014 The City s Consultant Team, with City Staff, identified Areas of Opportunity in Vallejo, or those locations where significant change is foreseeable and where the change can have the most positive impact on sense of place, economic development, social equity, and the environment over the 25-year General Plan horizon. Information on properties located within the boundaries of the Opportunity Areas was provided through Solano County Assessor data, including information on vacant parcels, property values, and ownership details. The Opportunity Areas also complement, and sometimes overlap, the City s existing Specific Plans and Master Plans. Accepted by the GPWG on November 10 th 2014, the Opportunity Areas were the areas of focus for community participants at the February/March 2015 Community Workshops. For a full description of the process and the Guiding Principles, please refer to the Staff Report from the June 23 rd 2015 City Council Meeting Attachment 3 (link below): Adoption of General Plan Update Draft Future Scenarios, Attachment 2: Adoption of City of Vallejo General Plan Guiding Principles. (Link: Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf) For a full description of the process and the Areas of Opportunity, please refer to the Staff Report from the June 23 rd 2015 City Council Meeting Attachment 3 (link below): Adoption of General Plan Update Draft Future Scenarios, Attachment 3: Agenda Packet of the General Plan Working Group Regular Meeting, November 10 th 2014, Item 8A: Ares of Opportunity Cover Memo (Link: Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf) Three Future Scenarios Adopted by City Council on June 23 rd 2015 Based on four Community Workshops and associated public outreach activities in February/March 2015, the City s Consultant Team, with City Staff, took the broad ideas generated by the community and distilled them into three distinct Draft Future Scenarios, each of which describes a different way that Vallejo could evolve, and meet community-wide goals in terms of character, land use, and connectivity over the next 25 years. The GPWG, in a joint meeting with the EVC, accepted the Draft Future Scenarios, with minor revisions, on April 27 th 2015 for consideration by the Planning Commission. Likewise, the Planning Commission accepted the Draft Future Scenarios, with minor revisions, on May 18 th 2015 for consideration and adoption by the City Council. The City Council then adopted the Draft Future Scenarios on June 23 rd, The Draft Future Scenarios were used to engage the community in determining the one Preferred Future Scenario for the city. Conceptual in nature, the three Future Scenarios purposely focused on the Areas of Opportunity (discussed above), those areas in the City most apt to change over the next 25 years. They were intentionally distinct so that they could be evaluated on a number of issues (discussed below), so that the community could make an Page 8

9 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 6 informed decision and pick and choose each Scenario s best features when formulating a Preferred Scenario. The three Future Scenarios were River and Bay City, with a focus on downtown and the waterfront; New Town Center, with a second focus of future development oriented to the commercial and entertainment attractions at I-80 and Highway 37; and Urban Villages, which emphasized a more dispersed development pattern, a network of connected village centers, oriented to city neighborhoods. Evaluation of Scenarios, Preferred Scenario, and Draft General Plan After the Future Scenarios were adopted by City Council, the three Scenarios were evaluated (for downtown character; development potential and fiscal impact; mobility; sustainability; utilities; and community health) and presented to the community for consideration this past fall. The evaluations helped the community decide, at Community Workshops and online, which scenarios, or combination of components from the scenarios, offer the most benefit. Based on community input and comments from the GPWG, EVC, and Planning Commission, a Preferred Scenario is being presented tonight to the City Council for its review and adoption (discussed further below). The Preferred Scenario will serve as the basis for the creation of the General Plan in 2016, with its goals, policies, and actions and a series of detailed citywide maps showing land uses, circulation, parks/open space, among other topics. For a full description of the process and the Draft Future Scenario, please refer to the Staff Report from the June 23 rd 2015 City Council Meeting Attachment 3 (link below): Adoption of General Plan Update Draft Future Scenarios, Attachment 4: Agenda Packet of the General Plan Working Group Regular/Economic Vitality Joint Meeting, April 27 th, 2015, Item 8: Draft Future Scenarios Cover Memo (Link: Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf) To see the Preferred Scenario Workbook, with evaluations of Future Scenarios, from the September/October 2015 Community Workshops, please refer to the Agenda Packet for the GPWG/EVC/Planning Commission joint meeting on November 23 rd 2015 Attachment 2 (link below): Agenda Item 8 Draft Future General Plan Scenario, Attachment C: Preferred Scenario Workbook (Link: Joint-Mtg_Draft-Future-General-Plan-Scenario.pdf) Page 9

10 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 7 Draft Preferred Future Scenario Accepted by GPWG, EVC and the Planning Commission on November 23 rd 2015 Based on three Community Workshops and associated public outreach activities in September/October 2015, the City s Consultant Team, with City Staff, took the ideas generated by the community and distilled them into one Draft Preferred Future Scenario, which describes the preferred way that Vallejo could evolve, and meet community-wide goals over the next 25 years. The GPWG, EVC, and the Planning Commission, in a joint meeting on November 23 rd 2015, recommended the Draft Preferred Future Scenario, with minor revisions, for consideration and acceptance by the City Council. For a full description of the Draft Preferred Future Scenario recommended by the GPWG, EVC, and Planning Commission, please refer to the Agenda Packet for the GPWG/EVC/Planning Commission joint meeting on November 23 rd 2015 Attachment 2 (link below): Agenda Item 8 Draft Future General Plan Scenario, Attachment A: Draft Preferred Scenario Package (Link: Joint-Mtg_Draft-Future-General-Plan-Scenario.pdf) Ongoing Analyses of Site Constraints, Development Agreements and Pending Development Applications After the Draft Preferred Future Scenario was reviewed on November 23 rd by the GPWG, EVC, and Planning Commission and recommended to the City Council for acceptance, staff conducted a preliminary analysis of the Scenario, focusing on, but not limited to, existing site constraints; existing development agreements and leases; and pending development applications. The preliminary analysis resulted in staff recommending a change to the possible land use designation on two properties as proposed on the Draft Preferred Future Scenario, as accepted by the GPWG, EVC, and Planning Commission. As summarized below, the ongoing analyses of the Preferred Future Scenario will result in a General Plan Land Use Map for public review and comment in the summer of 2016 and ultimate review and approval by the Planning Commission and adoption by City Council in the fall of The General Plan Land Use Map will include refined land use designations at the property level and more detailed descriptions of land uses. Existing Site Constraints Several State and regional agencies, in particular the Bay Conservation and Development Commission (BCDC) and Army Corps of Engineers, have jurisdiction in areas of Vallejo, particularly along the City s shoreline or wetland areas. With this additional layer of governmental oversight, development of these areas may be subject to additional regulatory constraints. In addition, many waterfront sites in Vallejo were granted to the City of Vallejo to hold as trustee by the State Lands Commission. The City may not sell these properties; it may only lease them for up to 66 years. Furthermore, the use of these sites is limited to maritime-related industry, commercial, or recreational uses under the Public Trust Doctrine. Of particular note is the San Francisco Bay Plan, prepared by BCDC, which designates areas of the Vallejo waterfront for different uses. Portions of Vallejo s waterfront are designated as water-related industry, which is a designation that is generally consistent with existing land uses. If the City considers revising the land use designation to non-industrial use, the City s General Plan would be inconsistent with BCDC s Bay Plan. In these cases, applications for development in the areas that are consistent with the City s General Plan would Page 10

11 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 8 be required to seek an amendment from BCDC to the Bay Plan in order to be considered for BCDC permits. Alternatively, the City could engage the BCDC in a Bay Plan amendment process. Developing Agreements and Leases Over the years, the City (or former Redevelopment Agency) has entered into legally enforceable contracts with certain entities to improve and develop lands and to operate facilities on City-owned (or, in the case of former Redevelopment Agency-owned land, Successor Agency-owned) land within Vallejo. These contracts are typically found in the form of development agreements and/or leases. The ongoing analysis and development of a General Plan Land Use Map must ensure that the Preferred Future Scenario is consistent with the aforementioned agreements. The City s existing development agreements include those with the following parties: Lennar Mare Island for a 650-acre portion of Mare Island and Callahan Property Company for the areas known as the Northern and Central Waterfront. In addition, the analysis will consider City-owned properties that are currently under long-term leases by private entities, such as those with Kiewit Pacific Company along the waterfront beside and south of the Vallejo Sanitation and Flood Control District plant. Pending Development Applications There are several pending development applications that were submitted and deemed complete by the City prior to the community-wide discussion of the Draft Preferred Scenario. Most notably of these applications are the Vallejo Marine Terminal (VMT)/Orcem project in South Vallejo and the proposed commercial (gas station/fast food) project on a 1.5+/- acre portion of the Lee Property on Columbus Parkway at the eastern terminus of Admiral Callaghan Way. Consideration of a future land use designation on these properties will take place once the applications have been processed under the current General Plan and Zoning Code. Revised Draft Preferred Future Scenario Accepted by GPWG on February 8 th 2016 Based on the GPWG, EVC, and Planning Commission recommendations and the existing applications, agreements and leases described above, staff modified the Draft Preferred Future Scenario and presented it to the GPWG, EVC, and Planning Commission at a joint meeting on December 14, At that meeting, the GPWG and EVC affirmed the Draft Preferred Scenario previously recommended on November 23, A quorum of the Planning Commission was not present at the December 14 th meeting, so did not participate in the vote to affirm the previous recommendation. City staff continued to work with the GPWG to facilitate a unified vision and develop a preferred scenario that recognized properties under current development review as well as those under a long-term lease with the City. City staff held two subsequent meetings with a GPWG subcommittee on January 25, 2016 and on February 8, At the February 8 th meeting, a unified recommendation on the Draft Preferred Future Scenario was prepared, which is before the City Council tonight for review and acceptance. Draft Preferred Future Scenario Brief Description The Draft Preferred Future Scenario envisions a vibrant downtown and waterfront, which are both a focus of local life and regional tourist attractions. It identifies three key employment centers in the city Mare Island, the area south of downtown around Solano Avenue, and along Sonoma Boulevard north of Redwood Street and a cluster of regional retail and entertainment attractions that take advantage of excellent freeway access at I-80 and Highway 37. These major destinations are connected by a network of mixed-use, multi-modal corridors that support safe, livable residential neighborhoods. At some key intersections along these corridors and in Page 11

12 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 9 residential areas, village centers with shops and services cater to the daily needs of residents and act as neighborhood focal points. For a full description and map of the Draft Preferred Future Scenario, please refer to Attachment 1: Description and Map of the Draft Preferred Future Scenario. Next Steps: Preparation and Adoption of the General Plan and General Plan Land Use Map After City Council accepts the Preferred Future Scenario, Staff and City consultants will use the Preferred Future Scenario to prepare the Draft General Plan and Draft General Plan Land Use Map for public review in the summer of 2016, including review by the General Plan Working Group and Economic Vitality Commission and approval by the Planning Commission. The final General Plan and the General Plan Land Use Map, with associated environmental review documents, will go before the Planning Commission for approval in early fall of 2016 and before the City Council for adoption in October In addition, the Draft Sonoma Boulevard Specific Plan will go before the Planning Commission for approval in the summer of 2016 and before City Council for adoption in October 2016 (with the General Plan). The Draft Development Code will go before the Planning Commission for approval later in 2016/early 2017 and before the City Council for adoption in the first quarter of FISCAL IMPACT There is no fiscal impact associated with this action. The General Plan Update process, referred to as Propel Vallejo, is fully funded. As part of the ongoing planning effort, the draft General Plan will be evaluated for its fiscal impact. ENVIRONMENTAL REVIEW This action is preliminary and nonbinding; therefore, it is exempt from the California Environmental Quality Act (CEQA) because it is not a project which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, pursuant to CEQA Guideline section An Environmental Impact Report will be prepared based on the draft land use map, and draft goals, policies and actions, in ATTACHMENTS 1. Attachment 1: Description and Map of the General Plan Update Preferred Draft Future Scenario LINKS 1. Attachment 2: Agenda Item 8 Draft Future General Plan Scenario from the Agenda Packet for the GPWG/EVC/Planning Commission joint meeting on November 23 rd 2015 (Link: PC Joint-Mtg_Draft-Future-General-Plan-Scenario.pdf) 2. Attachment 3: Staff Report Adoption of the General Plan Update Draft Future Scenarios from the City Council Staff Report from the June 23 rd 2015 City Council Meeting, (Link: content/uploads/2016/02/attachment-3_staff-report_city-council mtg_adoption-of-general- Plan-Update-Draft-Future-Scenarios.pdf) Page 12

13 Date: March 1, 2016 Subject: General Plan Update: Draft Preferred Future Scenario Page 10 CONTACT Andrea Ouse, Community and Economic Development Director, (707) Page 13

14 ATTACHMENT 1 ATTACHMENT 1: DESCRIPTION AND MAP OF THE DRAFT PREFERRED FUTURE SCENARIO The Draft Preferred Future Scenario outlines a citywide vision for Vallejo based on ideas contributed by community members at a series of workshops, online activities, outreach events, and meetings in 2015 and It incorporates recommendations from the General Plan Working Group, Economic Vitality Commission, and Planning Commission from a joint meeting on November 23, 2015 and recommendations from the General Plan Working Group from a meeting on February 8, The Draft Preferred Scenario reflects existing site constraints, such as existing long term leases, existing development agreements, and pending development applications. The vision for Vallejo in the planning horizon year 2040 is one anchored by a vibrant downtown and waterfront, which together are a focus of local life and a regional tourist attraction. Strong job centers south of downtown around Solano Avenue, on Mare Island, and along central Sonoma Boulevard north of Redwood Street provide good jobs for local residents and employees from the wider region. Thriving regional retail and entertainment attractions are located at the intersection of the Interstate 80 and Highway 37. A network of neighborhood corridors link these key destinations, supporting safe, livable residential neighborhoods. At some key intersections along these corridors and in residential areas, village centers with shops and services catering to the daily needs of residents act as neighborhood focal points This memo describes the major points of the vision, focusing on key areas of the city. The memo outlines the vision for the core area of the city, the employment districts, the residential neighborhoods and corridors, and the gateways to Vallejo. The Preferred Scenario Map at the end of the memo shows the proposed land use pattern. CORE AREA Downtown A vibrant downtown Vallejo is a destination for locals and visitors alike. A variety of new housing contributes to the charming character of York Street, Georgia Street and Virginia Street, including market rate condominiums, live/work units for creative professionals and senior housing. Some surface parking lots on York and Virginia Street have been developed with mixed used buildings, and existing buildings on Georgia Street have ground floor retail and restaurants, with offices and housing above. Page 14

15 New development downtown preserves and enhances the area's historic character, with compatible and complementary design. Buildings are typically 3 to 5 stories high, with ground floor retail, restaurants, and professional offices. Housing units are located on the upper stories. Larger parcels on York or Virginia Streets could host a college campus or student union downtown. The historic Empress Theatre anchors a dynamic downtown arts and entertainment district, celebrating local arts and culture. Workers, residents, and students activate the downtown area seven days a week, providing the critical mass to support a "cafe culture" and technology access, sparking innovation and entrepreneurship. The downtown is enhanced as an arts & entertainment district, anchored by the Empress Theater. Waterfront The waterfront is Vallejo's distinctive gem: a treasure for locals and tourists. A continuous pathway, along the waterfront or as close to the waterfront as feasible, extends from the Zampa Bridge in South Vallejo north to River Park and White Slough. The pathway offers connections to the waterfront and other open space amenities; opportunities for strolling, jogging, skating, and cycling; and pause points, with seating at scenic spots, affording views of the water and beyond. The pathway also provides access to places for in water recreational activities and for commercial and recreational small craft, such as water taxis, canoes, and kayaks. As it continues through the Central Waterfront, the pathway connects a series of larger public green spaces with recreational amenities for families and children. The pathway is a part of a citywide comprehensive network of multi use trails, as will be detailed in a future Bicycle and Pedestrian Master Plan. Independence Park, south of the Ferry Building, has open space for kite flying and other informal activities, as well as picnic spaces for families, playscapes for children, and public art or monuments and interpretive signage showcasing the City s proud military and maritime history. Service Club Area (the green north of the Ferry Building) continues as an open space available for festivals, events, and informal play. In the Northern Waterfront, open space areas along Harbor Way provide a setting for recreation and possible music and entertainment as well as a visual amenity with interpretive features for scenic recreation. A series of linkages connect the waterfront with the downtown area, including the Maine Street extension, the existing Vallejo Station Paseo, the Georgia Street extension and the anticipated Capital Street extension. Together with enhanced street furnishings (lighting, banners, etc.), these linkages facilitate pedestrian circulation and visual links between the waterfront and downtown. Page 15 Draft Perferred Future Scenario March 1, 2016 Page 2

16 Commercial development, such as office, retail and visitor serving uses, adjacent to the parking structure on Santa Clara Street and across from the bus terminal, bring commuters, tourists and business visitors to the area and help connect the Ferry Building with downtown Vallejo. Building heights step down closer to the waterfront to ensure that waterfront open spaces remain sunny and open. Between Maine and Capital Streets, a cluster of mixed use residential and retail buildings help connect the waterfront with downtown Vallejo. Multi family and condominium development grouped around public spaces, with retail and restaurant uses reinforce a waterfront and downtown area for live, work and play. The Southern Waterfront, west of Mare Island Way between Maine Street and Solano Street, retains the flexibility to have a mix of uses, including multi family or student housing, a corporate campus, or an educational campus. Open space along the waterfront, including a boat launch, will be a hallmark of any development proposal. JOB CENTERS South of Downtown Important local employers like Meyer and Petrochem anchor this thriving employment district south of Curtola Parkway in the area adjacent to downtown Vallejo. Development with views of Lake Dalwigk and the surrounding open space build on the strengths already in place. New commercial and light industry uses in the area facilitate a transition to fewer heavy industrial uses over time and bring activities more compatible with residences to the north and south. A long term lease by Kiewit Pacific Company on property north of the Vallejo Marine Terminal (VMT) site maintains that property as maritime industrial use. However, subject to property changes prior to the expiration of the existing lease hold, the site could become commercial/light industry, which could include a range of uses from R&D facilities and light manufacturing to hotels and tourist attractions, including a waterfront pathway. Pending development applications (as of December 2015), such as those at the Vallejo Marine Terminal (VMT) site, preclude consideration of other uses until the development review process is complete. Page 16 Draft Perferred Future Scenario March 1, 2016 Page 3

17 Mare Island Mare Island is a multi use community unified under a common design theme with a balance of industrial, office, commercial, residential, educational, recreation, cultural, and open space uses, meeting the needs of future generations. The Mare Island Specific Plan and the Mare Island Development Agreement govern land uses and improvements on Mare Island (major concepts summarized below), and they should be consulted for a complete description. North Mare Island north of G Street is a major employment center, with nearly 2 million square feet of industrial, light industrial, office/r&d, retail, and warehousing uses. Mare Island between North Mare Island and the Historic Core is a major employment center, with approximately 3 million square feet of office/r&d, light industrial, warehouse, retail commercial, educational/civic, and residential uses, including a compact, pedestrian oriented Town Center and adaptive reuse of existing buildings. The Historic Core is a visitor oriented mixed use area that celebrates Mare Island s history through reuse of some of its most historic and attractive buildings. The presence of these buildings along the waterfront provides opportunity for public gatherings, festivals, museum and interpretive activities, historic ships, restaurants and other visitor oriented uses in the setting of a working waterfront. Mare Island south of the Historic Core is a major employment center with approximately 1.8 million square feet of industrial, light industrial, warehouse, office/r&d, educational (Touro University), and retail commercial uses, including the largest buildings on Mare Island, dry docks, and maritime infrastructure. Two residential villages, with approximately 1,200 residential units, provide a range of housing types, including high density townhomes and condominiums, medium density detached homes, and low density duplexes and detached homes, in addition to civic, park, and open space areas. A waterfront promenade extends from the Causeway north and south to the Historic Core Plaza and shipyard area). Southern and western portions of Mare Island offer an array of recreational opportunities, including a 188 acre Regional Park, a 26 acre Community Park, and an 18 hole golf course. Sonoma Broadway A mix of new commercial and office uses complement the existing retail uses along this section of Sonoma Boulevard, taking advantage of the regional connectivity provided by SR 29. Kaiser Permanente and Soltrans anchor a cluster of important employers along Broadway, and an enhanced Sereno Transit Center provides easy access for commuters to the area. Page 17 Draft Perferred Future Scenario March 1, 2016 Page 4

18 RESIDENTIAL NEIGHBORHOODS AND CORRIDORS Residential Neighborhoods The basic land use pattern of Vallejo s residential neighborhoods remains and their livaibility enhanced. Primarily single family neighborhoods, such as those found most often on the east side of town, continue to be characterized predominately by single family detached homes. Central neighborhoods in the more historic parts of town remain largely characterized by singlefamily homes; however, the plan acknowledges and supports the current mix of housing types in these neighborhoods, which include some converted duplexes and fourplexes as well as some smaller scale apartment buildings compatible with the traditional residential neighborhood character. Network of Neighborhood Corridors A network of mixed use corridors connects Vallejo's neighborhoods with key destinations around town, including the downtown/waterfront area and key employment centers. The corridors act as neighborhood "main streets," with shops, services, and housing for local residents. As shown on the map, they run along: Central Sonoma Boulevard (from Curtola to Redwood), Springs Road, Solano Avenue, Tennessee Street (west of I 80), Tuolumne Street, Broadway Street, and Sacramento Street (near White Slough). The corridors run within a half mile of some of the most densely populated neighborhoods in the city, putting local residents within easy walking and bicycling distance. This development pattern helps create walkable, livable neighborhoods where people do not have to drive if they do not want to. Each of these neighborhood corridors is a "complete street," with wide sidewalks, street furniture and trees, bicycle lanes, crosswalks and bus turnouts to make it easy, safe and enjoyable to get around by any mode of transportation. The neighborhood corridors not only enhance connectivity within Vallejo but also serve as destinations in their own right. Neighbors meet on their local main street as they run their daily errands or on their way to and from school or work. Page 18 Draft Perferred Future Scenario March 1, 2016 Page 5

19 Village Centers At key intersections along the Neighborhood Corridors such as the intersection of Sereno Drive and Broadway Street or the intersection of Springs Road and Oakwood Avenue village centers with shops and services catering to the daily needs of residents act as neighborhood focal points. Similarly, village centers at Mini Drive and Sonoma Boulevard; Lemon Street and Sonoma Boulevard; and Magazine Street and Sonoma Boulevard would serve the everyday needs of local residents. White Slough Mixed Use District Mixed use development fronting the west side of Sonoma Boulevard and Redwood Street, south of White Slough complements existing development in the area and completes the neighborhood corridor connection along Sacramento Street and Redwood Street from the Terrace Park neighborhood to Sonoma Boulevard. Closer to White Slough, clustered townhomes provide residents with scenic views and open space for children to play. GATEWAYS I 80/Highway 37 Gateway: Cooke Site and Fairgrounds Area Development on the Cooke site north of Redwood Parkway on the east side of I 80, together with development on the west side of the freeway helps build a connection between several of Vallejo's key regional attractions the retail center at Gateway Plaza and the existing and planned mixed use entertainment attractions at the Fairgrounds (known as Solano 360) and Six Flags. Attractive commercial office development on the western portion of the Cooke site is visible from the freeway and, together with other development on both sides of the freeway further north toward Highway 37, strengthens the sense of place at this important regional gateway to Vallejo. On the eastern portion of the Cooke site, residential development acknowledges the site s natural wetland and topological features, allowing for a mix of housing types that transition to the surrounding single family neighborhoods. On the western side of the freeway, attractive multi family housing development on vacant and underutilized parcels also contributes to a sense of place. Page 19 Draft Perferred Future Scenario March 1, 2016 Page 6

20 Together commercial office and residential development in this area of the city brings more patrons to the planned restaurant, retail, and entertainment uses on the fairgrounds site, supporting the vision described in the Solano 360 Specific Plan. I 80/Highway 37 Gateway: Columbus/Callaghan Area Land use designations to support and enhance this thriving area of the city amplify its importance as a regional retail and commercial destination. Commercial uses in Gateway Plaza encourage development of regional retail and hotel uses. A mix of uses on the east side support growth of Solano Community College and help transition from regional mall to the existing single family neighborhoods. Continued growth in this area, including new mixed use development, helps support more frequent transit connections with downtown Vallejo and other areas of the city. The Lee site, on the north side of Columbus Parkway, could be the location of a low rise, welldesigned commercial development appropriate to the natural beauty of the surrounding hills. This could include retail, office or hotel development. However, a pending development proposal for a portion of the site precludes consideration of other uses for that portion of the site until the development review process is complete. Northern Gateway Marquee development, attractive architecture and branded wayfinding signal entry into Vallejo at the border with American Canyon. Rancho Square Mall at Sonoma Boulevard and Mini Drive is transformed into a mixed use retailresidential development accommodating a regional bus rapid transit station. Shops and restaurants here cater to local residents, transit users, and visitors passing through on the way to/from Napa. Existing retail development in the large triangular area between Sonoma Boulevard and Broadway Street north of Highway 37 is complemented with new commercial office and/or residential development, such as a corporate campus, hotel, or higher density residential development (consistent with the current Housing Element). Page 20 Draft Perferred Future Scenario March 1, 2016 Page 7

21 Southern Gateway The southern portion of Sonoma Boulevard from California State University Maritime Academy (Maritime Academy) to the employment district south of downtown (McLane Street) is a residential corridor, with commercial nodes (i.e. village centers) at Magazine and Lemon Streets to supply neighborhood oriented retail and services. Gaps in the San Francisco Bay Trail have been closed, helping to connect the Maritime Academy and residents in this part of town with key destinations in Vallejo. The underlying zoning allows for community gardens and smaller scale urban farms where local residents can grow fresh, healthy food for their families. A continuous multi use pathway, along the waterfront or as close to the waterfront as feasible, connects Maritime Academy with the downtown/central waterfront area, River Park and White Slough, and Mare Island, via the Causeway. The pathway is a part of a citywide comprehensive network of multi use trails, as detailed in a future Bicycle and Pedestrian Master Plan. Page 21 Draft Perferred Future Scenario March 1, 2016 Page 8

22 CITY OF VALLEJO DRAFT PREFERRED SCENARIO MAP CITY OF AMERICAN CANYON ( ' & % ÿ M D ni i r N A P Meadows Dr A R IV E R Residential L ak e C h a bo t White Sl o u g h Primarily Single Family d St Pk R e d o od Pkwy w wy Wi ls SOLANO COUNTY on Neighborhood Corridor Av Nebraska St Tennessee St E IS LA M a S ga z i n e St TR 780 ( ' & % G A o len C IT CITY OF BENICIA ve Sw an z y Re s e r v o i r Pk w y Vallejo Sphere of Influence D Pending Development Application * Portion of Mare Island Specific Plan subject to "Mare Island Development Agreement" Benic ia R d t N S A N PA B L O B AY y kw R ns mo Le sp ÿ A Open Space Georgia St L ak e Dalwigk 29 M Public Facilities and Open Spaces 80 Curtola Pkwy Av Industry ( ' & % bu ut aln W Commercial/Light Industry v oa lan So lum Co Georgia St Dr Commercial/Office Springs Rd Florida St Rollingwood Dr Av r ua Az Mare Island Commercial/Retail nd Cswy Isla ad ilro Ra Business and Industry e ar Sacramento St G St Sonoma Bl District - Mare Island* M District Public/Institutional ot Asc 37 ne St Tuolum Redwoo ÿ Central Corridor wa y Dr Sereno Mix of Housing Types Mixed Use Col umb us Pa rk Fairgrounds Dr Broadway St N A PA / SONOMA MARSHES Vallejo City Limit Railroad ( ' & % 80 Wetland Source: City of Vallejo, 2014; Solano County, 2014; USGS, 2014; PlaceWorks, CARQUINEZ Miles Revised: March 1, Page 22

23 City of Vallejo: Draft Preferred Future Scenario Map Description of Terms 1 March 2016 Designation Residential Primarily Single Family General Description Predominately single family detached homes Some single family attached townhouses; duplexes; and fourplexes in some areas Mix of Housing Types Mixed Use District Central Corridor Neighborhood Corridor District Mare Island Some small format stores (e.g. corner stores) in some areas Occur in a walkable urban or drivable suburban environment Single family detached homes; single family attached townhouses; duplexes; and fourplexes Larger multi unit buildings/developments Some small format stores (e.g. corner stores) in some areas Occur in a walkable urban or drivable suburban environment Buildings oriented to the street or a pedestrian network Cohesive/integrated mix of land uses either vertical mixed use and/or integrated with a pedestrian network Variety of land uses: retail, office, service, entertainment, residential (townhouses/multi unit), hotel, educational, and public Active ground floors in some areas Generally occurs in a walkable urban environment Buildings oriented to the street Local and regional serving uses Variety of land uses: retail, service, office, residential (townhouses/multi unit), hotel, educational, and public Active ground floors in some areas Generally occurs in a walkable urban environment Buildings oriented to the street Local serving uses Variety of land uses: retail, service, office, residential (townhouses/multi unit), hotel, educational, and public Active ground floors in some areas Generally occurs in a walkable urban environment Multi use community unified under a common design theme with a balance of industrial, office, commercial, residential, educational, recreation, cultural, and open space uses, consistent with the Mare Island Specific Plan and Mare Island Development Agreement Page 23