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The Avenues was a strategic visioning exercise in Chico, to help the community quantify its goals while developing specific approaches to meeting those goals. With considerable community involvement during a charette process, excellent input and a clear vision emerged, and the resulting analysis and recommendations have been adopted as official goals, helping to guide planning in this portion of Chico. The residents of the Avenues neighborhood made clear the things they wanted: complete streets and improved streetscapes leading to both an improved retail environment and a better residential neighborhood. The neighborhood association was very involved from the inception of the process through the charette process. The existing conditions and space inventory were led by members of the neighborhood association on bicycles, covering the entire scope of the study area. After the document was presented to the community, it was embraced with such enthusiasm that the neighborhood association fought to champion it with the City Council, and succeeded.
Hazel Avenue Redevelopment
Located in eastern Sacramento County, Hazel Avenue connects the City of Roseville and Placer County to Orangevale and Fair Oaks. The purpose of this study was to initiate assessment as well as look at land use patterns along Hazel Avenue, while assessing potential revitalization options relative to roadway improvements. Possible options for the land included a linear parkway, selling parcels to adjacent landowners for private use, and/or selling the parcels for redevelopment. The approximately 2.5 mile long study area passes through a variety of land uses. Low Density Residential is the most prevalent, however non-residential uses include neighborhood shopping centers, small-scale offices, a church and school, fire station, an assisted living facility, a mini-storage, and small strip commercial establishments. The concepts in the study point out options for ways that the area could evolve over the long term if initiated by the private sector.
Freedom Park Drive – Specific Plan
Our firm assisted the Sacramento Housing and Redevelopment Agency and the North Highlands community in creating preemptive community development strategies in anticipation of the closure of McClellan AFB and in developing post closure land use strategies. The final product, a compilation of community based ideas and sound planning principles was fashioned into a community action plan entitled ‘Vision for North Highlands’. This document has since guided government agencies, organizations and individuals, spurring the formation of the North Highlands Visions Task Force. Subsequent to the Vision Plan, we worked with the community to author a development code, the purpose of which was to create an implementing tool for carrying out the vision, goals, and policies embodied in the Community Plan. The Development Code contains three main components: definitions, a regulating plan, and district guidelines for density, development, site design, streetscape and lighting, signage, and noise.
Loma Rica Ranch – Specific Plan
Originally approved as a thoroughbred horse ranch, Loma Rica Ranch in the Nevada County foothills was poised for development. Our firm was asked to provide concept and schematic designs for development, including a program summary, constraints analysis, draft and final schematic plans, and a measured base plan. The ranch is surrounded by a bustling commercial district, business parks, medical complexes, market-rate and multi-family housing, and presents an ideal infill development opportunity. Using high-density, mixed-use product and best management practices, development will be clustered to preserve sensitive habitat and provide substantial quantities of open space for active and passive recreation. An alternative water treatment plant will be utilized and sustainable, energy-efficient programs will be implemented.
Fair Oaks Village Plan
The Fair Oaks Village Enhancement Committee was formed to pursue improvements for this unique portion of the community to provide a means to preserve and enhance the historic, neighborhood serving village through a collaborative process. The committee partnered with Sacramento County, the Fair Oaks Chamber of Commerce, Mogavero Architects and others to guide improvements to the Village’s commercial area, resulting in the creation of a visioning document. The Village Enhancement Vision provided an opportunity for community members to shape the neighborhood where they live and work. The visioning process addressed land use, zoning, transportation, and urban design. The goal of the Village Enhancement report was to summarize the work completed to date and to provide a document that could be used to implement a shared vision over a period of time.
Grass Valley Downtown – Strategic Plan
The critical role of Downtown Grass Valley as the economic and cultural heart of the community was recognized by the City’s 2020 General Plan. This Plan identifies Downtown as the preferred location for various public amenities such as a community plaza, performing arts center and central transit facilities, as well as the logical center for a balanced mix of land uses including retail and service¬†commercial, office and affordable housing. The purpose of the Downtown Strategic Plan was to translate the broad goals and visions of the General Plan into specific priorities and implementation activities. The desired outcome of the Strategic Plan would: Identify “highest and best use” potentials for vacant parcels and opportunities for redevelopment/reuse of developed, but underutilized properties throughout the planning area; Develop strategies for job generation and affordable housing opportunities; Define location opportunities and cost estimates for development of public improvements, facilities or amenities which would strengthen the sense of place and economic vitality of the planning area Identify potential funding resources for implementing needed and desired public improvement, facilities or amenities.
Grass Valley – General Plan Update
Located in the foothills of the Sierra Nevada, Grass Valley is a Gold Rush era town with significant historical resources; Mogavero Architects helped the City of Grass Valley update its General Plan in October of 2006. Prior to this effort, the City of Grass Valley was experiencing significant population growth and housing demand. As such, this planning effort focused on issues such as how to grow while maintaining its small town feel along with how to ensure that residents had a variety of housing options. As a result, the Workforce Housing Task Force was formed to help address residents’ concerns about a lack of affordable, work force housing in addition to overall community form. Over the last 25 years, there has been substantial low-density residential and commercial growth in the city as well as beyond city limits creating significant transportation and community connectivity problems. The downtown had already undergone substantial revitalization, but challenges in newer parts of town included traffic congestion and lack of mobility options. Our firm’s work focused on preparing the Urban Design Element which planned for the integration of urban form and transportation as well as connectivity for three new areas proposed for annexation to the city. The firm also facilitated the participation of a very active citizen base concerned about growth, its impacts on the community at-large, and the resultant built environment.
Martin Luther King Boulevard Streetscape & Urban Design
This master plan envisions the revitalization of Martin Luther King Boulevard in south Oak Park, a challenged neighborhood with tremendous opportunities. During a 16-month collaborative design process, our team involved members of the community and the Sacramento Housing and Redevelopment Agency, engaging them in planning for the street’s rebirth. Stakeholders coalesced around the ideas of creating a sustainable, integrated strategy that improves resident quality of life and enhances the character of the streetscape. Work included a survey of existing conditions along with investigations of opportunities and constraints. As ideas emerged and plans evolved, community member input was sought to make sure the design team was on track. Extensive input from stakeholders ended up being included in the plan, which called for undergrounding utilities, widening sidewalks, improved lighting, and installing bus shelters and landscaping. Key intersections were targeted with pedestrian enhancements as well as catalyst development projects identified and vetted by the team.
Parkview Strategic Revitalization
In concert with the City of Redding, our firm participated in the Parkview Strategic Revitalization Plan as part of Redding’s Market Street Redevelopment Project. The Plan area was characterized by an increasing number of rental units, deferred maintenance of housing and infrastructure, low property values, a high concentration of low-income and senior fixed income households, coupled with a low median age and corresponding large number of young families. The recommendations included an identification of a 5-year list of priorities, responsible parties and action items, funding sources, and a proposed budget. The elements contained in the Plan are aimed at enhancing the livability of the neighborhood and were developed and combined into a comprehensive program. The Plan emphasizes and recommends an implementation program that can be carried out through public and private sector partnerships. The project was recognized by the American Planning Association, Sacramento Valley Chapter, and was awarded a Planning Award for an Outstanding Focused Issue Planning Project.
Dawson Drive, a key corridor in the City’s industrial area, was master planned for revitalization, including a set of design standards and improvements that will, when implemented, create a vibrant, mixed use district that services a variety of land uses. Entry monuments identify the area, particularly as it is accessed from Highway 101, and visually links the Plan area to Camarillo’s downtown. Over time, it is envisioned that the concepts and design guidelines will encourage property owners, businesses and residents to improve properties and create infill development that will unify the area and create stronger linkages to the City at large.