FULTON AVENUE SPECIAL PLANNING AREA
COMMUNITY MEETING
MAY 12,  2009
DISCUSSION OF KEY ISSUES

1. Vision Statement

Issue:   We need to make sure there is a consensus on the Vision Statement and main Goals for the SPA.    Here is suggestion for a Vision Statement and Goals:

Fulton Avenue will become is vibrant mixed use district with attractive and healthy businesses and residences in a pedestrian,  bicycle, and transit  friendly environment.   The District builds on a strong and unique tradition  as a major commercial district in the Sacramento Region.   The Special Planning Area provides a land use plan and zoning mechanism to aid in the reuse and revitalization of the Fulton Avenue Corridor to achieve this Vision.

 Goals of Special Planning Area:

• Allow more flexibility in land uses for the SPA area, in particular to allow for commercial and mixed use development on properties currently zoned AC. 
• Take advantage of strengths, including existing auto and retail commercial and central Arden Arcade location, building on the strong tradition as a major commercial district. .
• Encourage more quality building design, landscaping and site improvements to compliment investment already made in streetscape.
• Encourage a strong pedestrian and bicycle friendly environment and encourage the use  of transit.
• Implement Arden Arcade Community Action Plan policy to encourage vitality of commercial corridors, especially Fulton Ave.
• Define Project Review Process and provide incentives for “by-right” quality projects
• Allow for retention of AC zoning “rights”

Question:   

Do you agree with this vision statement and the goals for this SPA effort?   

2. Opportunity Sites/District Nodes:

Issue:  Other SPAs (West Auburn, North Watt) have focus areas or nodes for either special focus or higher density uses and more detailed design expectations.  In addition, the Streetscape Master Plan identifies key nodes.   Should the SPA contain special standards for these nodes?   The main advantage is that these district nodes would highlight major intersections such as El Camino and Marconi and  could help in creating a “district” feel, if that is a goal of the SPA.   The disadvantage is that identifying and writing district standards increases the  scope of the SPA document and may require work that exceeded the budget and timeline.  Districting did not appear a high priority from stakeholder meetings. 

Questions/Options: 

1. Should key opportunity sites and/or District nodes be identified in the SPA?
2. How would that be done?  What should be the criteria?
3. Should sites with existing development be identified as “opportunity sites”?  Or would that cause conflicts with the existing owners?

3. Residential uses:

Issue:  Part of the Corridor Planning Program is to consider the incorporation of medium high density housing, preferably in mixed use development.  However, notes from early outreach meetings indicate less than a supportive comments regarding additional residential development in the corridor.  How do we bridge this gap?  Historically, housing and auto uses have conflicted.  However, the corridor is surrounded by residential development, mostly single family.   Please note that the County has recently adopted Multi-Family Design Guidelines that could help in guiding the quality of development. 

Questions/Options

a.       How would inclusion of medium-high density residential uses impact this current interface?

b.      How many properties would be feasible development sites for medium to high density residential? 

3. Should specific sites be identified for residential uses, such as around intersections or specific “nodes”?
4. Allow residential uses throughout the District?
5. Mixed-use or standalone?
6. What densities are appropriate?
7. Special standards for residential and auto use interface?
   
    

4. Prohibited and Conditional Uses:

Issue: It is common for a SPA to limit certain uses  that are perceived as undesirable.   The basic zoning of Limited Commercial and Auto Commercial includes uses permitted by right, conditional use, and prohibited uses.   The West Auburn SPA has a short list of prohibited uses in a footnote (#15 to Permitted Land Uses Table) that states: “Any uses not listed in the Table of Permitted Uses are prohibited, including tattoo parlors, adult businesses, cigarette sales, pawn shops and liquor and tobacco stores.”  These go beyond typical uses that are prohibited in a commercial district.     Should certain uses be prohibited from the Fulton Avenue SPA,  similar to West Auburn?   It might be useful to set up a separate table or section for clarity.   Alternatively, should all commercial uses be allowed, but with a requirement that some obtain a Use Permit (as in the Fair Oaks Boulevard Ordinance)?

 Questions/Options                                                                                                     

1. Prohibit specified undesirable uses; examples may include adult businesses, pawn shops, check cashing only stores, thrift stores, tobacco only sales, tattoo parlors, liquor only sales.
2. Rely on the current Zoning; for example, allowed uses in the Limited Commercial zone.
3. Require a Use Permit for uses listed above.
    

5. Streetscape,  Landscaping and Setbacks

Issue:  The Fulton Avenue Conceptual Master Plan contains a plan for a number of streetscape improvements for the corridor, including increased landscaping within median planter strips, entry points, and at the corners of major intersections.  The proposed plantings are broken into themes and include a variety of trees (emphasizing palms), bushes, and groundcover/flowering perennials.  Current commercial development standards require a specific percentage of landscaping, but are not specific on types of vegetation expected.  Should the Fulton Ave SPA include a requirement for properties along the corridor to mirror the streetscape landscaping plan?  Should the landscaping standards generally be expanded to require an additional percentage or concentration along the corridor? 

Standards require new development to comply with current development codes, including landscaping requirements.  Property owners are not required to bring out of compliance properties up to code until building permits are pulled, and even then only if a “tear down and rebuild” takes place.  Should the SPA include some other trigger for requiring properties to comply with the SPA landscaping standards?  Perhaps when a new business license is pulled on the site?   How does this affect individual tenants in a multi-tenant building? 

In addition,  current setback standards call for 25-50 foot front yard setbacks for commercial buildings.   It is anticipated that the SPA would use more of a design review approach where buildings are encouraged to be closer to the street to provide for more visibility and a more pedestrian friendly environment. 

Questions/Options

1. Specify and list the types of trees, bushes and groundcover to be placed in landscape areas, consistent with the Fulton Avenue Streetscape Plan  
2. Rely on existing landscaping standards and “triggers”
3. Create a listing of landscape materials and “encourage” owners/renters to upgrade landscaping.
4. Require that landscaping be “triggered” when new businesses open up
5. Are more street – friendly setbacks desired?    

 

6. Development Standards for Vehicle Sales:

Issue:  Many of the existing AC parcels house independent used car lots and most have minimal to no landscaping.  To improve the quality of development on these lots it has been suggested that specific landscaping and development standards be imposed on used car sales uses.  For example, it is anticipated that used car sales would still be allowed on properties with the underlying “AC” zoning.   The issue is whether there should be additional performance standards for new and used vehicle sales, such as a minimum parcel size, requirement for a showroom, upgraded landscaping, and design review of any new structure (e.g. no commercial coaches).   There is the potential that additional landscaping and development improvement requirements would make used car sales infeasible for small lots. 

Questions/Options:

1. Allow new and used vehicle sales to occur on properties of at least ____ acres (or ____ square feet), with a showroom required, and with upgrades in landscaping (this is the approach taken for West Auburn Boulevard).      This option could apply to the entire SPA for properties not currently zoned AC. 
2. Allow vehicle sales where permitted under existing AC zoning, with upgraded landscaping and showrooms.
3. Allow vehicle sales where currently permitted, e.g.  areas where the current zoning is Auto Commercial.  No change to the “rights” under existing AC zoning.
    

7. Review process for projects in the SPA:

Issue:  The concept of “form-based” zoning is to set the vision and the preferred development types, and streamline individual projects by using staff level design review and not requiring a public hearing and additional environmental review.    Is this approach appropriate for Fulton Avenue?  Are there certain types of projects that should trigger a “higher” review.   

Questions/Options

1. Should review be conducted at the staff level (Design Review Administrator) only?
2. Should there be input from the Fulton Ave. Association and/or the  Arden  Arcade CPC?
3. What kinds of projects should have a broader community review and/or discretionary actions?