Overall Opportunities
There are four overall opportunities the consultant team has used to explain our own observations regarding image and development issues for the Broadway/Stockton corridor.
Opportunity #1: Traditional Patterns
Many parts of the Broadway/Stockton area have a great underlying community design fabric. The blocks and surrounding neighborhoods have a fun scale that is walkable and compact. However, it has not been the recipient of sensitive contemporary investment. The area has "great bones" where there is an address making opportunity based on the existing buildings, landmarks, spaces and streetscape.
Opportunity #2: Hot Sites
There are some sites and areas that are going to be easier to market than others. This could include big sites, rehab blocks and hot locations. The team has identified four hot locations.
Opportunity #3: Focus, not Stretch Development Opportunities
The Special Planning District (SPD) effort has been evaluating zoning issues and is on hold pending the out come of the Urban Design Plan. Ideally, the Urban Design Plan's commercial strategy should be reflected in the SPD.
One of the issues in Sacramento is that there is too much commercially zoned land. The Broadway/Stockton planning area consists of 3-1/2 miles of street or about 7 miles of frontage, much of which is underutilized. There is an opportunity to accommodate managed sub regional, community, and neighborhood serving commercial centers, rather than unmanaged strips.
Opportunity #4: Collective Vision
There are effective existing organizations in place that should become more powerful as a result of this effort. We need to have organizations work towards a collective vision. These organizations can collaborating on specific initiatives, growing membership and attracting more funding.
Six Character Areas
The Broadway/Stockton planning area can viewed as actually being six areas. These are defined by land use patterns, building setbacks, streetscaping and architectural character.
1. Broadway 34th Street Area:
Preservation Area
Historic Storefront Street
Landscaping has been done
Good Relationship with Residential Neighborhood
2. Broadway 36th Street Area: Redefining the Street
Mixed of Uses
Auto-oriented Intrusions
Lacks Landscaping
3. East Broadway: A Comprehensive Overhaul
Thin Vacant Lots
Poor Housing Conditions
Poor Streetscape/ROW Unfriendly
4. Medical Center: Off-Campus Service Area
One-Sided Street
Small Lots
Mix of Storefront/Strip Patterns
5. Mixed Activity Area: Refocus Commercial Uses
Mix of Uses/Image
Irregular Lots
Lacking Pedestrian Amenities
6. Large Lot Strip: International Market Place Theme
Single Development Landscape
Signage
Inter-Development Connections
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