Planning Options Three planning options were prepared for review and discussion with the community, Planning Commission and City Council. The options represent broad land use and design alternative futures for Auburn Boulevard.   Option 1: Commercial Services Emphasis The first option would continue existing plans and trends, in which small commercial uses would continue to develop along the corridor. The Agency and City would facilitate new projects but provide little other assistance.   Land Use Features Freestanding small-lot commercial uses and strips centers Infill of vacant parcels, but little replacement of existing buildings Continued reuse of existing buildings for rent-sensitive uses Continued emphasis on local and regional specialty independent business uses Circulation Features Continue to serve individual lots with numerous curb cuts Little cross-parcel access Little or no landscaped median (allowing for left turns) No specific coordination of bus stop locations and land use Modest sidewalk improvements Design Features Little landscaping due to numerous curb cuts and lack of median Emphasis on future buildings to be located close to the sidewalk with parking behind or on the side Improved building facades and signage Some undergrounding of utilities   Option 2: Housing and Mixed-use Infill Emphasis The second option anticipates a new future for Auburn Boulevard that takes advantage of its increasingly central regional position and transit access. This alternative would promote residential and horizontal mixed-use development on vacant sites and underutilized strip and shopping centers and focus reinvestment around bus transit stations/stops. This would require greater City and Agency participation than Option 1.   Land Use Features Mid and high-density infill housing intermixed with commercial Mid- and low-density residential interface with commercial and mixed-use areas Commercial emphasis on neighborhood and community-serving businesses Circulation Features Consolidation of curb cuts and access Continuous sidewalks Cross-parcel access easements for cars and pedestrians Bus stops at mixed-use hubs/centers Design Features Creation of one or two mixed-use neighborhood centers Extensive streetscaping, landscaped medians, undergrounding of utilities and district signage Landscaped common areas in private development Scale and use transition to neighborhoods   Option 3: Large Commercial Tenants Emphasis The third option would position Auburn Boulevard as a regional destination for commercial services and discount retailing. The land use concept would stress consolidation of key parcels to make room for larger tenants that take advantage of I-80 access. Clusters of smaller independent businesses would be promoted as a single address, such as automotive repair and customizing "zone". The Agency would need to proactively assemble land.   Land Use Features Large commercial uses would be located near I-80 Small-lot commercial areas would be promoted as regional destinations for automotive services Vacant lots would be consolidated with adjacent lots for larger tenants Circulation Features Consolidated lots would allow shared access drives, access easements for cars and pedestrians Continuous sidewalks Transit service at larger commercial destinations Design Features Continuous streetscape District and sub district theme signage and furniture Gateway developments

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