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Visalia General Plan Update
GENERAL PLAN UPDATE REVIEW
COMMITTEEPreliminary
Preferred Plan Concept
August 25, 2011
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Presentation Overview
Getting to the Preliminary Preferred Plan; Implementing GPURC Consensus Points
Refining Housing, Retail, and Industrial Demand
Preferred Plan Concept– Planning Principles & Key Concepts– Buildout; Focus Areas– Proposed Retail Strategy– Planning for New Neighborhoods– Transportation Proposals– New Parks/Open Space
Next Steps and Discussion
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Getting to the Preferred Plan
Community input on Growth Concepts– Town Hall meetings, focus groups, workshop– Summary provided in separate report
Technical evaluation of Growth Concepts– Traffic analysis, comparative economic analysis
(pre-dates GPURC discussion and presenters input)
Response to GPURC discussion/concerns– Qualitative and quantitative analysis of a range
of topics presented at committee meetings– Focus on “consensus points”
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GPURC Discussion Topics
Infill– 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
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GPURC Discussion Topics
Residential densities and the single-family to multi-family housing ratio– 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.
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GPURC Discussion Topics
West Highway 198 Corridor– 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
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GPURC Discussion Topics
Retail Strategy – 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 long-term 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
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GPURC Discussion Topics Growth rings and boundaries
– 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– The Plan should not create unrealistic expectations
about viability of vertical mixed use or set rigid standards
– Preferred Plan refines assumptions accordingly
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GPURC Discussion Topics
Other issues and topics addressed include:– 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
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rEFINING Housing, Retail, & Industrial Demand
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Housing Types and Mix
Preliminary Preferred Plan provides a range of realistic housing choices to accommodate Visalia’s changing demographics– 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
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Housing Types and Mix
Mix of new housing types in Preliminary Preferred Plan – flexibility allowed in new neighborhood planning
No prescribed housing type mix at buildout
Acreage allocated for residential land use allows for the 5.3 units/acre moving forward
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Retail Sales, Capture, & Demand
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)
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Retail Sales, Capture, & Demand
Estimated Sales-Driven Retail Space Demand at BuildoutProjected population increase, 2010 to 2030 84,000
Growth over existing population base 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 $325
Supportable additional retail space in square feet, including 6.5% vacancy
2,813,800
Additional acres needed (assuming 0.25 FAR and 120% “flex factor”)
310
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Industrial Sites, Land Demand
Preliminary Preferred Plan meets the industrial land supply recommendations of the VEDC (1,500 to 2,000 acres)
Plan Concept provides:– 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)
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Preliminary Preferred Plan concept
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Overview, Planning Principles
Balanced Growth– Concentric development, infill opportunities– Revitalize existing centers and corridors– Moderate outward expansion, preserving
farmland High Quality of Life
– Each neighborhood is complete, walkable, with a discernable center
– Full range of housing types– Parks and elementary school– Downtown is vital– Creek system enhanced
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Overview, Planning Principles
Enhanced Connectivity– Completes missing links in roadway network– New neighborhoods accommodate the grid– “Complete Streets” foster walking, biking, transit
Vibrant Community– 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
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Overview, Planning Principles
Forward-looking Retail Strategy– 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– Maintains a greenbelt of farmland/open
space surrounding the City
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Key Concepts
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
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Key Concepts
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
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Buildout
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
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Buildout Summary
Existing
(2010)
Pipeline (2010)
Preferred Plan
(2030)
Total Buildout
(2030)
Population 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
Schools 32 5 17 54
Parks (ac) 650 4 670 1,324
Park Ratio 5.1 n/a 9.9 6.2
Jobs 65,900 2,300 24,300 92,500
Preferred Plan: Opportunity Sites
Preferred Plan: Full Buildout
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Building the Plan: Focus Areas
Four areas of greatest concentration of growth opportunity:– 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
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
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
Anchored by 100-acre 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
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
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Retail Strategy
Plan provides for a variety of retail formats Serve neighborhood, community, regional
needs Neighborhood Centers:
– 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
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Retail Strategy
Regional retail: two-pronged strategy– Mooney Boulevard
Northern half emphasizes Commercial Mixed Use Southern half preserves/expands Regional Retail
designation
– Additional sites for regional retail 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
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New Neighborhoods 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
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New Neighborhoods
Objectives include: – 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
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Circulation Network
New development inevitably places pressure on existing circulation network
Areas of concern: – 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:
– New street connections (not all CIP projects shown)
– Intersection/signalization optimization– Highway 198 interchanges, ramps, crossings
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Circulation Network
In addition, the Preferred Plan strengthens multimodal accessibility and creates “Complete Streets”– 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
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Streetscape Concept
Green Streets: intimate scale, pedestrian friendly, buildings meet the sidewalk
Main Street, Murray Ave, Court/Dinuba, Santa Fe within the Downtown area
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Streetscape Concept
Green Corridors: focus on multimodal circulation, on major N/S and E/W connectors
Goshen Ave, Walnut Ave, Demaree Street
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Streetscape Concept
Gateway Boulevards: provide sense of identity, entrance; circumnavigate the city
Shirk, Riggin, St. Johns, Lovers Lane, Caldwell
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Streetscape Concept
Potential Transit Corridors: Plan recognizes future possibility for light rail or similar transit
Goshen, Mooney
Preferred Plan: Circulation Network
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Parks & Open Space, Schools
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: – 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
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Next Steps
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
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YOUR QUESTIONS AND COMMENTS
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PROPERTY OWNERS’ REQUESTS
Property Owner Requests: 5 Sites
DMA Investments – 44 acres
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DMA Investments/Michael Job
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
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Visser Property #2
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
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Visser Property #2
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
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McVittie
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
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Kaweah Delta Healthcare Dist.
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
