ACTION CALENDAR 3.A.

DATE: March 1, 2016TO: Members of the City CouncilFROM: Andrea Ouse, Community and Economic Development Director

Dina Tasini, Planning ManagerMark 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

RECOMMENDATIONBy 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 RECOMMENDATIONThe 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 2015. 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 DISCUSSIONThe 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).

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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 2014. 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 2017.

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 EngagementTo 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

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Principles, Future Scenarios, and the Preferred Scenario. The Propel Vallejo website (www.propelvallejo.com) 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 PlansThe 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 23rd 2015 City Council Meeting – Attachment 3 (link below): Adoption of General Plan Update Draft Future Scenarios, Attachment 1: Draft Future Scenarios Packet (Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-3_Staff-Report_City-Council-150623-Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf)

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Guiding Principles – Adopted by City Council on July 8th 2014Adopted by City Council on July 8th 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.

For a full description of the process and the Guiding Principles, please refer to the Staff Report from the June 23rd 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: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-3_Staff-Report_City-Council-150623-Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf)

Areas of Opportunity – Accepted by GPWG on November 10th 2014The 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 10th 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 Areas of Opportunity, please refer to the Staff Report from the June 23rd 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 10th 2014, Item 8A: Ares of Opportunity Cover Memo(Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-3_Staff-Report_City-Council-150623-Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf)

Three Future Scenarios – Adopted by City Council on June 23rd 2015Based 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 27th 2015 for consideration by the Planning Commission. Likewise, the Planning Commission accepted the Draft Future Scenarios, with minor revisions, on May 18th 2015 for consideration and adoption by the City Council. The City Council then adopted the Draft Future Scenarios on June 23rd, 2015. 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

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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.

For a full description of the process and the Draft Future Scenario, please refer to the Staff Report from the June 23rd 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 27th, 2015, Item 8: Draft Future Scenarios Cover Memo(Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-3_Staff-Report_City-Council-150623-Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf)

Evaluation of Scenarios, Preferred Scenario, and Draft General PlanAfter 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.

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 23rd 2015 – Attachment 2 (link below): Agenda Item 8 – Draft Future General Plan Scenario, Attachment C: Preferred Scenario Workbook(Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-2_Staff-Report_GPWG-EVC-PC-151123-Joint-Mtg_Draft-Future-General-Plan-Scenario.pdf)

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Draft Preferred Future Scenario – Accepted by GPWG, EVC and the Planning Commission on November 23rd 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 23rd 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 23rd 2015 – Attachment 2 (link below): Agenda Item 8 – Draft Future General Plan Scenario, Attachment A: Draft Preferred Scenario Package(Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-2_Staff-Report_GPWG-EVC-PC-151123-Joint-Mtg_Draft-Future-General-Plan-Scenario.pdf)

Ongoing Analyses of Site Constraints, Development Agreements and Pending Development ApplicationsAfter the Draft Preferred Future Scenario was reviewed on November 23rd 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 2016. 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 ConstraintsSeveral 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

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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 LeasesOver 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 ApplicationsThere 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 8th 2016Based 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, 2015. At that meeting, the GPWG and EVC affirmed the Draft Preferred Scenario previously recommended on November 23, 2015. A quorum of the Planning Commission was not present at the December 14th 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, 2016. .At the February 8th 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 DescriptionThe 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

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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 MapAfter 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 2016.

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 2017.

FISCAL IMPACTThere 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 REVIEWThis 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 15378. An Environmental Impact Report will be prepared based on the draft land use map, and draft goals, policies and actions, in 2016.

ATTACHMENTS1. Attachment 1: Description and Map of the General Plan Update Preferred Draft Future Scenario

LINKS1. Attachment 2: Agenda Item 8 – Draft Future General Plan Scenario from the Agenda Packet for the

GPWG/EVC/Planning Commission joint meeting on November 23rd 2015(Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-2_Staff-Report_GPWG-EVC-PC-151123-Joint-Mtg_Draft-Future-General-Plan-Scenario.pdf)

2. Attachment 3: Staff Report – Adoption of the General Plan Update Draft Future Scenarios from the CityCouncil Staff Report from the June 23rd 2015 City Council Meeting, (Link: http://propelvallejo.com/wp-content/uploads/2016/02/Attachment-3_Staff-Report_City-Council-150623-Mtg_Adoption-of-General-Plan-Update-Draft-Future-Scenarios.pdf)

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CONTACTAndrea Ouse, Community and Economic Development Director, (707) 648-4163 andrea.ouse@cityofvallejo.net

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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 2016. 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, 2016. 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 andVirginia Street, including market rate condominiums, live/work units for creative professionals andsenior housing. Some surface parking  lots on York and Virginia Street have been developed withmixed‐used  buildings,  and  existing  buildings  on  Georgia  Street  have  ground‐floor  retail  andrestaurants, with offices and housing above.

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New development downtown preserves and enhances the area's historic character, with compatibleand  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  thecritical  mass  to  support  a  "cafe  culture"  and  technology  access,  sparking  innovation  andentrepreneurship.

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 fromthe  Zampa  Bridge  in  South  Vallejo  north  to  River  Park  and White  Slough.  The  pathway  offersconnections 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 andbeyond.  The  pathway  also  provides  access  to  places  for  in‐water  recreational  activities  and  forcommercial and  recreational small craft, such as water  taxis, canoes, and kayaks. As  it continuesthrough the Central Waterfront, the pathway connects a series of larger public green spaces withrecreational amenities for families and children. The pathway is a part of a citywide comprehensivenetwork 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  informalactivities, as well as picnic spaces for families, playscapes for children, and public art or monumentsand 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 forfestivals, events, and informal play.

In the Northern Waterfront, open space areas along Harbor Way provide a setting for recreation andpossible music and entertainment as well as a visual amenity with interpretive features for scenicrecreation.

A series of  linkages connect  the waterfront with  the downtown area,  including  the Maine Streetextension,  the  existing  Vallejo  Station  Paseo,  the Georgia  Street  extension  and  the  anticipatedCapital Street extension. Together with enhanced street furnishings (lighting, banners, etc.), theselinkages facilitate pedestrian circulation and visual links between the waterfront and downtown.

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Commercial development,  such as office,  retail and  visitor  serving uses, adjacent  to  the parkingstructure on Santa Clara Street and across  from  the bus  terminal, bring commuters,  tourists andbusiness visitors to the area and help connect the Ferry Building with downtown Vallejo. Buildingheights step down closer to the waterfront to ensure that waterfront open spaces remain sunny andopen.

Between Maine  and  Capital  Streets,  a  cluster  of mixed  use  residential  and  retail  buildings  helpconnect  the  waterfront  with  downtown  Vallejo.  Multi‐family  and  condominium  developmentgrouped around public spaces, with retail and restaurant uses reinforce a waterfront and downtownarea for live, work and play.

The Southern Waterfront, west of Mare Island Way between Maine Street and Solano Street, retainsthe 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  ahallmark of any development proposal.

JOB CENTERS 

South of Downtown 

Important local employers like Meyer and Petrochem anchor this thriving employment district southof Curtola Parkway in the area adjacent to downtown Vallejo.

Development with views of Lake Dalwigk and the surrounding open space build on the strengthsalready in place.

New commercial and light industry uses in the area facilitate a transition to fewer heavy industrialuses 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 priorto the expiration of the existing lease‐hold, the site could become commercial/light industry, whichcould  include  a  range  of uses  from R&D  facilities  and  light manufacturing  to hotels  and  touristattractions, including a waterfront pathway.

Pending  development  applications  (as  of December  2015),  such  as  those  at  the Vallejo MarineTerminal (VMT) site, preclude consideration of other uses until the development review process iscomplete.

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Draft Perferred Future Scenario – March 1, 2016 | Page 4 

Mare Island 

Mare  Island  is a multi‐use community unified under a common design  theme with a balance ofindustrial, office, commercial, residential, educational, recreation, cultural, and open space uses,meeting  the  needs  of  future  generations.    The Mare  Island  Specific  Plan  and  the Mare  IslandDevelopment Agreement govern  land uses and  improvements on Mare  Island  (major  conceptssummarized 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 squarefeet 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, withapproximately 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 andadaptive reuse of existing buildings.

The Historic Core is a visitor‐oriented mixed‐use area that celebrates Mare Island’s history throughreuse of some of its most historic and attractive buildings. The presence of these buildings alongthe waterfront  provides  opportunity  for  public  gatherings,  festivals, museum  and  interpretiveactivities, historic  ships,  restaurants and other  visitor‐oriented uses  in  the  setting of a workingwaterfront.

Mare Island south of the Historic Core is a major employment center with approximately 1.8 millionsquare  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 maritimeinfrastructure.

Two  residential  villages, with approximately 1,200  residential units, provide a  range of housingtypes,  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 Plazaand shipyard area). Southern and western portions of Mare  Island offer an array of recreationalopportunities, including a 188‐acre Regional Park, a 26‐acre Community Park, and an 18‐hole golfcourse.

Sonoma‐Broadway 

A mix of new commercial and office uses complement the existing retail uses along this section ofSonoma Boulevard, taking advantage of the regional connectivity provided by SR 29.

Kaiser Permanente and Soltrans anchor a cluster of important employers along Broadway, and anenhanced Sereno Transit Center provides easy access for commuters to the area.

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Draft Perferred Future Scenario – March 1, 2016 | Page 5 

RESIDENTIAL NEIGHBORHOODS AND CORRIDORS 

Residential Neighborhoods 

The  basic  land  use  pattern  of  Vallejo’s  residential  neighborhoods  remains  and  their  livaibilityenhanced.

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 single‐family homes; however, the plan acknowledges and supports the current mix of housing types  inthese  neighborhoods, which  include  some  converted  duplexes  and  fourplexes  as well  as  somesmaller  scale  apartment  buildings  compatible  with  the  traditional  residential  neighborhoodcharacter.

Network of Neighborhood Corridors 

A network of mixed‐use corridors connects Vallejo's neighborhoods with key destinations aroundtown, including the downtown/waterfront area and key employment centers.

The  corridors  act  as  neighborhood  "main  streets,"  with  shops,  services,  and  housing  for  localresidents.  As  shown  on  the map,  they  run  along:  Central  Sonoma  Boulevard  (from  Curtola  toRedwood),  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 thecity, putting  local residents within easy walking and bicycling distance. This development patternhelps create walkable, livable neighborhoods where people do not have to drive if they do not wantto.

Each of these neighborhood corridors is a "complete street," with wide sidewalks, street furnitureand  trees, bicycle  lanes, crosswalks and bus  turnouts  to make  it easy,  safe and enjoyable  to getaround by any mode of transportation.

The  neighborhood  corridors  not  only  enhance  connectivity  within  Vallejo  but  also  serve  asdestinations  in  their own right. Neighbors meet on  their  local main street as  they run  their dailyerrands or on their way to and from school or work.

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Draft Perferred Future Scenario – March 1, 2016 | Page 6 

Village Centers 

At key intersections along the Neighborhood Corridors – such as the intersection of Sereno Driveand Broadway Street or the  intersection of Springs Road and Oakwood Avenue – village centerswith 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  SonomaBoulevard; and Magazine Street and Sonoma Boulevard would serve the everyday needs of localresidents.

White Slough Mixed Use District 

Mixed‐use development fronting the west side of Sonoma Boulevard and Redwood Street, south ofWhite  Slough  complements  existing  development  in  the  area  and  completes  the  neighborhoodcorridor  connection  along  Sacramento  Street  and  Redwood  Street  from  the  Terrace  Parkneighborhood to Sonoma Boulevard.

Closer to White Slough, clustered townhomes provide residents with scenic views and open spacefor 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 withdevelopment on the west side of the freeway helps build a connection between several of Vallejo'skey regional attractions ‐ the retail center at Gateway Plaza and the existing and planned mixed‐useentertainment 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 fromthe  freeway  and,  together with other development on both  sides of  the  freeway  further northtoward 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 naturalwetland  and  topological  features,  allowing  for  a  mix  of  housing  types  that  transition  to  thesurrounding single‐family neighborhoods.

On  the western  side of  the  freeway, attractive multi‐family housing development on vacant andunderutilized parcels also contributes to a sense of place.

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Draft Perferred Future Scenario – March 1, 2016 | Page 7 

Together commercial‐office and residential development in this area of the city brings more patronsto the planned restaurant, retail, and entertainment uses on the  fairgrounds site, supporting thevision 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 asa 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 fromregional mall to the existing single‐family neighborhoods.

Continued growth in this area, including new mixed use development, helps support more frequenttransit 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, well‐designed commercial development appropriate to the natural beauty of the surrounding hills. Thiscould include retail, office or hotel development. However, a pending development proposal for aportion  of  the  site  precludes  consideration  of  other  uses  for  that  portion  of  the  site  until  thedevelopment review process is complete.

Northern Gateway 

Marquee development, attractive architecture and branded wayfinding signal entry into Vallejo atthe border with American Canyon.

Rancho Square Mall at Sonoma Boulevard and Mini Drive  is  transformed  into a mixed‐use retail‐residential development accommodating a regional bus rapid transit station. Shops and restaurantshere 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 BroadwayStreet  north  of  Highway  37  is  complemented  with  new  commercial‐office  and/or  residentialdevelopment,  such  as  a  corporate  campus,  hotel,  or  higher‐density  residential  development(consistent with the current Housing Element).

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Draft Perferred Future Scenario – March 1, 2016 | Page 8 

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 residentialcorridor, with  commercial nodes  (i.e.  village  centers)  at Magazine  and  Lemon  Streets  to  supplyneighborhood‐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 inVallejo.

The underlying  zoning allows  for community gardens and  smaller‐scale urban  farms where  localresidents 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 WhiteSlough, and Mare  Island,  via  the Causeway. The pathway  is a part of a  citywide  comprehensivenetwork of multi‐use trails, as detailed in a future Bicycle and Pedestrian Master Plan.

Page 21

Sonoma Bl

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Georgia St

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Magaz i n eSt

Curtola Pkwy

GlenCove Pkwy

Ascot

Pkwy

Broadway St

WilsonAv

Nebraska St

Sereno Dr

Azuar Dr

Springs Rd

Solano

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Florida St

Georgia St

MareIsland Cswy Tennessee St

Benicia Rd

G St

Tuolumn e

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Walnut Av

Sacramento St

Mini Dr

Columbus Parkway

Railroad Av

Fairg ro un dsDr

Rollingwood Dr

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CITY OF BENICIA

SOLANO COUNTY

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C A R Q U I N E Z

N A P A /S O N O M A

M A R S H E S

S A N P A B L O B A Y

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N A PA R I V E R

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M AR E I S L A N D S T R A I T

Source: City of Vallejo, 2014; Solano County, 2014; USGS, 2014; PlaceWorks, 2015.

0 0.5 1 Miles

CITY OF VALLEJODRAFT PREFERRED SCENARIO MAP

Pending Development Application

Vallejo Sphere of Influence

Vallejo City Limit

Railroad

Wetland

Revised: March 1, 2016.

* Portion of Mare Island Specific Plansubject to

"Mare Island Development Agreement"

ResidentialPrimarily Single Family

Mix of Housing Types

Mixed UseCentral Corridor

Neighborhood Corridor

District

District - Mare Island*

Business and IndustryCommercial/Retail

Commercial/Office

Commercial/Light Industry

Industry

Public Facilities and Open SpacesOpen Space

Public/Institutional

Page 22

City of Vallejo: Draft Preferred Future Scenario Map ‐ Description of Terms

 1 March 2016

Designation General DescriptionResidential

Primarily Single Family Predominately single family detached homes

Some single family attached townhouses; duplexes; and fourplexes in some areas

Some small‐format stores (e.g. corner stores) in some areas

Occur in a walkable urban or drivable suburban environment

Mix of Housing Types 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

Mixed Use

District 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

Central Corridor 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

Neighborhood Corridor 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

District ‐ Mare Island 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

City of Vallejo: Draft Preferred Future Scenario Map ‐ Description of Terms

 1 March 2016

Designation General DescriptionBusiness and Industry

Commercial/Retail Retail, service, entertainment, and hotel, including mixed‐use buildings

Small‐ to large‐format buildings

Generally occurs in a drivable suburban environment

Commercial/Office Retail, service, office, and hotel, including mixed‐use buildings

Some larger multi‐unit residential buildings/developments (up to 25%)

Small‐ to large‐format buildings

Generally occurs in a drivable suburban environment

Retail, service, office, and hotel, including mixed‐use buildings

Light industrial uses, including research and development, warehouse and 

distribution, assembly, and light manufacturing, that are generally more compatible 

with more sensitive, uses such as residential

Small‐ to large‐format buildings

Generally occurs in a drivable suburban environment

Industry Range of heavy to light industrial uses

Heavy industrial uses, such as manufacturing and ship repair, are uses that are 

generally most incompatible with other uses and require a greater amount of 

separation from residential areas.  Such uses have the highest impact in terms of 

noise, smells, traffic and emission.

Light industrial uses, including research and development, warehouse and 

distribution, assembly, and light manufacturing, are generally more compatible with 

more sensitive uses, such as residential.

Some office, retail, and service, mostly oriented to industrial uses

Occurs in a drivable suburban environment

Public Facilities and Open Space

Public/Institutional Public and institutional facilities, including schools, libraries, hospitals, community 

centers, public indoor sports and recreational facilities, and government offices 

(including police and fire stations)

Open Space Parks, recreation, wetlands, and preservation areas, including privately‐owned golf 

courses 

Some compatible visitor‐servicing commercial uses

May occur in a walkable urban or drivable suburban environment

Commercial/Light 

Industry

Page 24