Transcript Document

Visalia
General Plan
Update
GENERAL PLAN
UPDATE REVIEW
COMMITTEE
Preliminary Preferred
Plan Concept
August 25, 2011
Presentation Overview
City of Visalia General Plan Update
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Getting to the Preliminary Preferred Plan;
Implementing GPURC Consensus Points
Refining Housing, Retail, and Industrial
Demand
Preferred Plan Concept
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Planning Principles & Key Concepts
Buildout; Focus Areas
Proposed Retail Strategy
Planning for New Neighborhoods
Transportation Proposals
New Parks/Open Space
Next Steps and Discussion
City of Visalia General Plan Update
Getting to the Preferred Plan
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Community input on Growth Concepts
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Technical evaluation of Growth Concepts
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Town Hall meetings, focus groups, workshop
Summary provided in separate report
Traffic analysis, comparative economic analysis
(pre-dates GPURC discussion and presenters input)
Response to GPURC discussion/concerns
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Qualitative and quantitative analysis of a range of
topics presented at committee meetings
Focus on “consensus points”
City of Visalia General Plan Update
GPURC Discussion Topics
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Infill
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Acknowledged as an important component of
meeting future growth needs
Need a “menu” of incentives to encourage
development – details to be discussed
List of sites inventory refined
Proposed General Plan land use classifications
ensure flexibility in future development as market
conditions and urban context change
No rigid mixed use requirements
City of Visalia General Plan Update
GPURC Discussion Topics
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Residential densities and the single-family to
multi-family housing ratio
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Density target moving forward of 5.3 units/acre, per
the Blueprint, is desirable and achievable
Integrate higher density development into
neighborhoods – not segregated, not at the edge of
the city – emphasis at the core, on transportation
routes, and on infill sites.
Avoid high concentrations as suggested by Growth
Concepts.
City of Visalia General Plan Update
GPURC Discussion Topics
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West Highway 198 Corridor
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200-foot landscaping setback on either side of
Highway 198 is an acceptable solution, with varying
widths, as appropriate
Details being worked out under direction of Parks
and Recreation Commission and technical
consultant (to be hired)
Continue to work to establish urban land uses in the
area, beyond the corridor setback
City of Visalia General Plan Update
GPURC Discussion Topics
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Retail Strategy
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Consensus is for the General Plan to provide a
staged approach to regional retail, meet
neighborhood needs and protect Downtown and
Mooney Boulevard
Allow regional retail at Highway 99 based on longterm timing strategies or special conditions being
met
Neighborhood retail: be cognizant of concerns of
Stonebridge Neighborhood Steering Committee
General Plan should provide clear direction on
maximum site/store sizes for neighborhood retail
GPURC Discussion Topics
City of Visalia General Plan Update
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Growth rings and boundaries
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Continue to use growth rings as a growth
management tool; criteria in General Plan to be
updated based on buildout targets and other factors
Area north of St. Johns River to be designated for
future greenbelt, open space, other non-urban uses
Residential development in mixed-use
designations
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The Plan should not create unrealistic expectations
about viability of vertical mixed use or set rigid
standards
Preferred Plan refines assumptions accordingly
City of Visalia General Plan Update
GPURC Discussion Topics
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Other issues and topics addressed include:
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Incentives for redevelopment of Mooney Boulevard
Sustainability, environmentally-friendly site design
and construction practices
Support of farmers and farmers’ market
Stockyards site; relocation potential
Cemetery District expansion needs
Healthcare District in the southeast, new campus
needs
City of Visalia General Plan Update
REFINING HOUSING, RETAIL,
& INDUSTRIAL DEMAND
City of Visalia General Plan Update
Housing Types and Mix
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Preliminary Preferred Plan provides a range of
realistic housing choices to accommodate
Visalia’s changing demographics
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Seniors, singles, new families, growing families
Going-forward housing density of 5.3 du/ac
also follows the Valley Blueprint and
minimizes conversion of farmland
Compact, diverse, mixed use neighborhoods
foster walkable communities, reducing reliance
on cars and retaining small-town character
City of Visalia General Plan Update
Housing Types and Mix
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Mix of new housing types in Preliminary
Preferred Plan – flexibility allowed in new
neighborhood planning
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No prescribed housing type mix at buildout
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Acreage allocated for residential land use
allows for the 5.3 units/acre moving forward
City of Visalia General Plan Update
Retail Sales, Capture, & Demand
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Preferred Plan responds to City’s retail position
Provides sites for a range of retail formats
Allows for flexible response to the market,
while strengthening existing areas
Strategy for maintaining/increasing retail
capture must be balanced with supporting
existing local businesses
Preferred Plan retail strategy proposed
Demand seen for ~310 additional acres (gross)
City of Visalia General Plan Update
Retail Sales, Capture, & Demand
Estimated Sales-Driven Retail Space Demand at Buildout
Projected population increase, 2010 to 2030
Growth over existing population base
84,000
67%
Existing sales (2008 SBE data inflated to 2010$)
$1,437,866,100
Existing retail sales (nets out non-retail business sales)
$1,078,399,600
Estimated retail sales from new population
$718,933,000
Total retail sales adding 20% from outside city
$862,719,700
Average sales per square foot
Supportable additional retail space in square feet, including
6.5% vacancy
Additional acres needed (assuming 0.25 FAR and 120%
“flex factor”)
$325
2,813,800
310
City of Visalia General Plan Update
Industrial Sites, Land Demand
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Preliminary Preferred Plan meets the industrial
land supply recommendations of the VEDC
(1,500 to 2,000 acres)
Plan Concept provides:
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700 acres of Heavy Industrial
330 acres of Light Industrial/R&D
1,100 acres of Industrial Reserve
Land allocated also meets needs of projected
growth in employees in these sectors (1,280
acres demanded, based on employment
projections)
City of Visalia General Plan Update
PRELIMINARY PREFERRED
PLAN CONCEPT
City of Visalia General Plan Update
Overview, Planning Principles
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Balanced Growth
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Concentric development, infill opportunities
Revitalize existing centers and corridors
Moderate outward expansion, preserving farmland
High Quality of Life
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Each neighborhood is complete, walkable, with a
discernable center
Full range of housing types
Parks and elementary school
Downtown is vital
Creek system enhanced
City of Visalia General Plan Update
Overview, Planning Principles
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Enhanced Connectivity
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Completes missing links in roadway network
New neighborhoods accommodate the grid
“Complete Streets” foster walking, biking, transit
Vibrant Community
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Supports economic vitality
Increased intensity Downtown and on Mooney
Facilitates expanded medical and educational
centers in Southeast and elsewhere
Provides attractive locations for expanding
businesses
City of Visalia General Plan Update
Overview, Planning Principles
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Forward-looking Retail Strategy
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Provides new neighborhood commercial uses
Provide new regional retail to be staged over time
Future accommodation of tourist-/visitor-oriented
shopping, specialty retail
Support for Downtown
Identity as a Free-Standing City
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Maintains a greenbelt of farmland/open space
surrounding the City
City of Visalia General Plan Update
Key Concepts
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Invigorating Downtown/East Downtown
Establishing an improved, mixed use character
to the Santa Fe and Ben Maddox corridors
Providing a range of retail types, sites, and
opportunities
Establishing new neighborhoods with strong
activity nodes, community uses, and a range of
housing types
Expanding industrial capacity north of Riggin
and near the airport
City of Visalia General Plan Update
Key Concepts
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Providing options for locating a new four-year
university at either the north or south end of
the city – symbols, not sites
Enhancing the open space network through
new parks and trails
Improving the city’s transportation network
with better connectivity and crossings, and
improving multimodal access
City of Visalia General Plan Update
Buildout
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Assumes that current trends and lot patterns
are largely maintained
Buildout population: 211,900
Buildout jobs: 92,500
Average annual growth rate through 2030:
2.6%
Average residential density going forward:
5.3 units per gross acre
City of Visalia General Plan Update
Buildout Summary
Existing
(2010)
Pipeline
(2010)
Preferred
Plan (2030)
Total Buildout
(2030)
126,000
18,600
67,300
211,900
Housing Units
43,900
7,200
25,900
77,000
Households
41,500
6,700
24,300
72,500
Students
26,800
4,600
12,800
43,800
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17
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Parks (ac)
650
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670
1,324
Park Ratio
5.1
n/a
9.9
6.2
65,900
2,300
24,300
92,500
Population
Schools
Jobs
Preferred Plan: Opportunity Sites
Preferred Plan: Full Buildout
City of Visalia General Plan Update
Building the Plan: Focus Areas
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Four areas of greatest concentration of growth
opportunity:
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Downtown/East Downtown/Oval
North/Northwest, St. Johns River
Southeast
West 198 Corridor
Following slides use the focus areas to
illustrate plan concepts; how it is “built”
Preferred Plan: Focus Areas
Downtown, East Downtown, Oval
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Oval strengthened
as a stand-alone
neighborhood
Builds on East
Downtown Plan;
new Civic Center
Goshen Avenue
corridor is
intensified
Downtown: Regional Commercial,
Downtown Mixed Use
Downtown: Commercial Mixed Use,
Service Commercial, Office
Downtown: Parks and Schools
Downtown: Neighborhood Commercial,
High and Medium Density Residential
Downtown: Low Density Residential
Downtown: Buildout
North/Northwest, St. Johns River
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Three new
neighborhoods,
with activity nodes
New middle & high
schools, community
park
Potential 4-year
campus location
Northwest: Schools, Parks,
Neighborhood Commercial
Northwest: High and Medium
Density Residential, at nodes
Northwest: Low and Very Low
Density Residential; Campus
Northwest: Buildout
Southeast
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Anchored by 100acre Healthcare
District campus
High density along
corridors, lower
density
neighborhoods at
edge
New HS at Santa Fe
Southeast: Commercial Mixed Use
Southeast: Schools, Parks, Office,
Hospital Campus
Southeast: High and Medium
Density Residential at key nodes
Southeast: Low and Very Low
Density Residential
Southeast: Buildout
West 198 Corridor
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Two new
neighborhoods,
north and south of
the highway
Office, industrial,
R&D uses further
west
Scenic corridor
setback maintained
Regional retail at
Plaza Drive
West 198: Regional Commercial;
Commercial Mixed Use
West 198: Office, Industrial (various)
West 198: Schools, Parks, Conservation
West 198: High and Medium Density
Residential at neighborhood node
West 198: Low and Very Low Density
Residential
West 198: Buildout
City of Visalia General Plan Update
Retail Strategy
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Plan provides for a variety of retail formats
Serve neighborhood, community, regional
needs
Neighborhood Centers:
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Anchored by grocery or similar, < 35,000 SF
Smaller in-line stores < 10,000 SF
Total size: generally 5-10 acres
Integrated with surrounding neighborhood uses
Distributed widely throughout city
Design guidelines for neighborhood compatibility
City of Visalia General Plan Update
Retail Strategy
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Regional retail: two-pronged strategy
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Mooney Boulevard
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Additional sites for regional retail
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Northern half emphasizes Commercial Mixed Use
Southern half preserves/expands Regional Retail designation
Plaza Drive: can develop in the “medium term” (5-10 years)
Caldwell at Hwy 99: may develop in the long term, focusing on
visitor-oriented and/or specialty tenants
Ultimately, policies will provide more specific
guidance on retail design and timing/phasing
Regional Retail
New Neighborhoods
City of Visalia General Plan Update
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Parameters for development of new
neighborhoods ensure that over time, buildout
of residential areas reflects the overall vision
Plan to provide a regulatory framework, but
allow flexibility for builders/developers
New Neighborhoods
City of Visalia General Plan Update
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Objectives include:
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Design a compact, pedestrian-scale neighborhood
Allow sufficient density/intensity so that new
neighborhoods are self-sufficient and pay their way
Ensure interconnected local roadways and “complete
streets”
Provide a range of housing types and prices
Provide amenities for all residents (parks/open space,
shopping, activity centers, schools)
Provide additional revenues (sales/property tax,
impact fees, etc.) – net fiscal benefit to City is positive
City of Visalia General Plan Update
Circulation Network
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New development inevitably places pressure
on existing circulation network
Areas of concern:
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North/south connections from St. Johns River area
and Highway 198; Lovers Lane to Southeast area
East/west connections including Goshen Ave,
Highway 198, Caldwell
Preferred Plan promotes improvements to:
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New street connections (not all CIP projects shown)
Intersection/signalization optimization
Highway 198 interchanges, ramps, crossings
City of Visalia General Plan Update
Circulation Network
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In addition, the Preferred Plan strengthens
multimodal accessibility and creates “Complete
Streets”
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Improved/expanded pedestrian and bicycle facilities
Identification of current/future transit corridors
General streetscape improvements – especially in
mixed use areas – to foster access and improve safety
for all users
Streetscape Concept: Green Streets, Corridors,
Gateway Boulevards, potential Transit
Corridors
Streetscape Concept
City of Visalia General Plan Update
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Green Streets: intimate scale, pedestrian
friendly, buildings meet the sidewalk
Main Street, Murray Ave, Court/Dinuba, Santa
Fe within the Downtown area
Streetscape Concept
City of Visalia General Plan Update
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Green Corridors: focus on multimodal
circulation, on major N/S and E/W connectors
Goshen Ave, Walnut Ave, Demaree Street
Streetscape Concept
City of Visalia General Plan Update
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Gateway Boulevards: provide sense of identity,
entrance; circumnavigate the city
Shirk, Riggin, St. Johns, Lovers Lane, Caldwell
Streetscape Concept
City of Visalia General Plan Update
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Potential Transit Corridors: Plan recognizes
future possibility for light rail or similar transit
Goshen, Mooney
Preferred Plan: Circulation Network
City of Visalia General Plan Update
Parks & Open Space, Schools
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Draft Parks & Open Space system informed by
feedback from community; desire to make
open space a key element and readily
accessible, incorporating waterways
Elements include:
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Neighborhood Parks and Play Areas (widely
distributed throughout residential areas)
Community Parks (in quadrants and at gateways)
Natural Corridors and Greenways (following creeks
and river; along landscaped buffer areas)
Preferred Plan: Parks & Open Space,
Schools
City of Visalia General Plan Update
Next Steps
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GPURC discussion and refinement of
Preliminary Preferred Plan land use and
strategy
Technical analysis of transportation impacts,
focusing on peak-hour impacts and refined
improvement needs (long range CIP list)
Presentation of policy framework and direction
Final Preferred Plan and supporting key
policies developed with staff, GPURC input,
which forms basis for the Draft General Plan
City of Visalia General Plan Update
YOUR QUESTIONS AND
COMMENTS
City of Visalia General Plan Update
PROPERTY OWNERS’
REQUESTS
Property Owner Requests: 5 Sites
DMA Investments – 44 acres
City of Visalia General Plan Update
DMA Investments/Michael Job
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44 acres south of Visalia Parkway, east of
Mooney Boulevard
Outside city limits, outside UDB, inside SOI
Request: Annex, redesignate from Regional
Retail Reserve to Medium Density Residential
Draft Preferred Plan: Low Density Residential
Visser Property #1 – 78 acres
City of Visalia General Plan Update
Visser Property #2
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78 acres at southeast corner of Ave 272 and
Akers
Outside city limits, outside UDB, outside SOI
Request: Shift UDB one mile south, designate
residential
Draft Preferred Plan: UDB does not extend further
south; land is designated for agriculture
Visser Property #2 – 240 acres
City of Visalia General Plan Update
Visser Property #2
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240 acres at southeast corner of Ave 320 and
Road 148 (SCE Transmission Lines)
Outside city limits, outside UDB, outside SOI
Request: Shift UDB one mile north, designate
residential
Draft Preferred Plan: UDB does not extend north of
the St. Johns River; land is designated for
agriculture
McVittie – 35 acres
City of Visalia General Plan Update
McVittie
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35 acres at southwest corner of Mooney
Boulevard and Ave 272
Inside city limits, inside UDB, inside SOI
Request: Annex, redesignate from Urban
Reserve to Commercial or Medium Density
Residential
Draft Preferred Plan: Within UDB, designated for
Commercial Mixed Use (allows both uses requested)
Kaweah Delta Healthcare District –
30 acres
City of Visalia General Plan Update
Kaweah Delta Healthcare Dist.
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Portion of 100 acres at southwest corner of
Lovers Lane and Caldwell Ave
Outside city limits, inside UDB, inside SOI
Request: Designate 30 acres as Commercial
Draft Preferred Plan: Entire 100 acres shown as
Public/Institutional; master planning would allow a
mix of uses, including commercial