Concept Plan

THREE CATALYST AREAS: Framework Strategy for Revitalization

The purpose of Workshop #3 was to review policy issues and actions that will shape the direction of conceptual urban design, infrastructure investment and land use options for Broadway and Stockton Boulevards in the Oak Park and Stockton Redevelopment areas.

The planning strategy framework is organized by geographic and topic areas. Through the workshop process, the planning team and workshop participants have been focusing in on three places that can become a catalyst for revitalization.

1. Broadway/35th

2. Broadway/Stockton

3. Fruitridge/Stockton

The preliminary policy and action plan issues have been organized by strategies, policy issues and required actions. Actions include administrative, regulatory and financing activities necessary to support the planning concepts. In addition, preliminary retail and management strategies have been included for discussion.

 

 

 

 

 

Broadway/35th Avenue

The Broadway/35th Street District includes a roughly nine block square area where there is a rich pattern of historic storefront and residential buildings. The overall approach suggests intensifying commercial, cultural and residential uses to enhance the area's pedestrian continuity and economic vitality.

Suggested Strategy:

The overall strategy for this area includes clustering a mix of tenants in concert with creating cultural venue and supports neighborhood services and needs.

· The historic Guild Theater would become a live performance venue for local organizations.

· The MadeRite site would be developed in a use that helps draw folks into the area.

· An overall parking district approach would be developed for the area.

· An overall tenant mix strategy would be used to recruit tenants for existing storefronts.

· Commercial and residential activities in the nine block area.

Policy Issues:

The area has a number of existing social service uses that have limited the market appeal for the Oak Park historic area. The commercial and cultural success of the area will be dependent on finding win-win solutions for the social service and institutional uses and the commercial and cultural activities; being proactive with regard to parking and retail recruitment; and reducing the amount of commercially zoned land.

· Limiting the amount of, and relocating social service activities.

· Creating a parking district.

· Establish the Guild Theater as a community performing arts venue.

· Creation of a local historic district.

· Underwriting the redevelopment of the Maderite site.

· Using the area for relocated historic buildings.

· Rezoning the east Broadway area for residential/mixed use.

Required Actions:

1. Administrative

· Gaining control of parking sites.

· Work with local cultural organizations to operate the Guild Theater.

· Creating a local historic district.

· Update social services inventory and creating a relocation plan.

· Recruiting tenants.

2. Regulatory

· Creation of a local historic district.

· New zoning designation for the commercial areas.

3. Financing

· Amending the Redevelopment Project area.

· Economic development funding for tenant recruitment.

· Identify financing sources for renovating the Guild Theater.

· Continued commercial rehab loan and facade rebate program.

Broadway/Stockton

This area includes the Medical Center frontage and Oak Park neighborhoods to the south along Stockton Boulevard. The overall strategy involves creation of a pedestrian friendly "service zone" for the Medical Center and adjacent neighborhoods on the west side of Stockton Boulevard.

Suggested Strategy:

Create an overall site plan for the area that focuses development on the Stockton frontage.

Create three commercial focal points on Stockton Boulevard:

1. Broadway and Stockton (Medical District)

· Redevelopment of the "Subway site" at Broadway/ Stockton.

· Move the proposed Medical Center hotel complex to street edge.

· Redeveloping the Skills Center site with uses that complement the overall plan.

· Infill storefront commercial services south of Broadway.

· Developing housing behind Donner School.

2. Colonial Theater District

· Renovate and recruit tenants for adjacent storefronts.

· Create parking lots near the theater.

· Streetscape the area.

· Add on-street parking.

 

3. San Francisco Street Neighborhood Commercial

· Renovate existing commercial buildings.

· Recruit storefront commercial tenants.

· Add on-street parking.

· Streetscape the area.

Policy Issues:

· Coordinate development between the City and UC Medical Center to reflect the goals of the Urban Design Plan.

· Redesign of the Medical Center hotel to energize Stockton Boulevard.

· Allowing on-street parking (parallel or diagonal) on Stockton Boulevard.

· Reducing the amount of commercially zoned land.

Required Actions:

1. Administrative

· Coordination of Medical Center, SHRA and private sector development plans.

· Tenant recruitment for commercial districts/focal points.

· Prepare the necessary traffic and parking studies.

2. Regulatory

· Rezone C-2 areas to commercial/mixed use and residential/ mixed use.

3. Financing

· Make available commercial loan and matching incentive packages for commercial tenants.

· Identifying other sources of funding for roadway improvements.

South Stockton/International Marketplace

This is the gateway area for the International Marketplace. It includes the intersection of Fruitridge and Stockton Boulevards, and commercial frontage south.

Suggested Strategy:

· Continue to find sites for larger subregional serving stores.

· Continue to support the location of tenants that reflect the International Marketplace theme.

· Develop basic street, sidewalk, and streetscape improvements.

· Enhance the inter-site connections between developments.

· Improve building facades and signage of commercial sites.

· Form an alliance between the Stockton Merchant and Property Owners Association and Oak Park.

Policy Issues:

· Using County's Community Development Block Grant funds to assist in street improvements in the Stockton Boulevard Redevelopment Area.

Required Actions:

1. Administrative

· Prepare an overall street improvements technical package.

· Work with the County on CDBG Block Grant applications.

· Setup the facade and signage program.

· Develop and implement an overall management plan.

2. Regulatory

· Coordinated design and development standards between the City and County.

3. Financing

· Financing the management activities for the area.

· Using Block Grant funding for roadway improvements.

 

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