You are on page 1of 68

Bicycle riding on sidewalk

City of Sacramento
Ci t y of Sacrament o
NORTHGATE BOULEVARD
STREETSCAPE MASTER PLAN
February 2006
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
PREPARED FOR:
Depart ment of Transport at i on
915 I St reet
Sacrament o, CA 95814
Phone: (916) 808- 8300
Cont act : Saed Hasan
PREPARED BY:
3765 Sout h Hi guera St reet , Sui t e 200
San Lui s Obi spo, CA 93401
City of Sacramento
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
TABLE OF CONTENTS
EXECUTIVE SUMMARY i
ACKNOWLEDGEMENTS i i
INTRODUCTION 1
Proj ect Purpose And Scope 1
Mast er Pl anni ng Process 2
ANALYSIS OF EXISTING CONDITIONS 3
Revi ew of Previ ous St udi es 3
Ini t i al St akehol der Input 4
Invent ory of Exi st i ng Condi t i ons 5
Sub- Areas 6
Sub- Area 1 Rosi n Court t o San Juan Road 7
Sub- Area 2 San Juan Road t o West El Cami no Avenue 8
Sub- Area 3 West El Cami no Avenue t o Arden- Garden Connect or10
Exi st i ng Condi t i ons Exhi bi t s 11
Tra c Anal ysi s 13
LAND USE ASSESSMENT AND RECOMMENDATIONS 15
Exi st i ng Land Use 15
Cri t eri a 15
Zoni ng Opt i ons 16
Bene t s Of RMX Zoni ng 16
Proposed Zoni ng Desi gnat i on 17
E ect Of RMX Zoni ng 17
Bl ock- by- Bl ock Descri pt i ons 18
Bl ocks A, B, C, A- 1 and B- 1 18
Bl ock D 18
Bl ock E 19
Bl ock F 19
Bl ocks G, H and I 19
Bl ocks J and K 20
Bl ocks L and M 20
Bl ock N 21
Bl ock O 21
Bl ocks P, Q, R, S, T, V, R- 1, and S- 1 23
Bl ock T- 1 23
Parks And Green Space 23
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
DRAFT MASTER PLAN ALTERNATIVES 25
Re nement s t o Draf t Mast er Pl an 25
St akehol der Input , December 2004 25
Nort hgat e Boul evard Busi ness Associ at i on 25
Smyt he School Meet i ng 26
GNNA Meet i ng 26
Regi onal Transi t Di st ri ct Revi ew 26
Furt her Re nement 27
Publ i c Meet i ng, February 2005 27
PLAN OBJECTIVES 31
Land Use 31
Saf et y 32
Appearance and Image 32
Roadway Geomet ry 32
Adj ust ment s t o Ut i l i t i es 33
Maj or Int ersect i ons 36
Landscape Concept 38
Tree Pl ant i ng 38
Shrub and Ground Cover Pl ant i ng 38
Si t e Furni shi ngs 41
Benches 42
Sampl e Monument 42
Non- st andard Improvement s 44
Proposed Phasi ng 44
Fenci ng Recommendat i ons 47
Publ i c Meet i ng, Jul y 2005 48
OPINION OF COST 49
Assumpt i ons 49
Excl usi ons 49
MAINTENANCE ANALYSIS 51
General Descri pt i on of Improvement s 51
Landscapi ng 51
Irri gat i on 51
Li ght i ng 52
St reet Furni shi ngs 52
Di st ri ct Si gnage 52
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
Monument s 52
Gra t i Abat ement 52
Inf rast ruct ure Impact s 52
NEXT STEPS 53
APPENDIX A. OPPORTUNITIES AND CONSTRAINTS A- 1
APPENDIX B. BASELINE TRANSPORTATION CONDITIONS B- 1
Int roduct i on B- 1
Pedest ri ans B- 3
Bi cycl es B- 4
Transi t B- 6
Mot or Vehi cl es B- 6
Parki ng B- 9
APPENDIX C. ZONING C- 1
APPENDIX D. REPORT CARD D- 1
APPENDIX E. CONCEPTUAL STREETSCAPE PLANS E- 1
APPENDIX F. PRELIMINARY ESTIMATE OF PROBABLE COST F- 1
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
LIST OF FIGURES
Fi gure 1.1. Nort hgat e Redevel opment St udy Area Key Map 2
Fi gure 2.1. Si t e Phot o of t he proj ect t eam not i ng exi st i ng el d condi t i ons 5
Fi gure 2.2. Si t e Phot o of one of t he areas al ong Nort hgat e Boul evard 5
Fi gure 2.3. Nort hgat e Boul evard Sub- Area Map 6
Fi gure 2.4. Vi ew l ooki ng at Rosi n Court and Nort hgat e Boul evard 7
Fi gure 2.5. Vi ew l ooki ng nort h near Rosi n Court 7
Fi gure 2.6. Typi cal exi st i ng st reet cross sect i on f or Sub- Area 1 7
Fi gure 2.7. Vi ew l ooki ng nort h near Senat or Avenue 8
Fi gure 2.8. Vi ew l ooki ng nort h near Senat or Avenue 8
Fi gure 2.9. Vi ew l ooki ng nort h near Tenaya Avenue 9
Fi gure 2.10. Vi ew l ooki ng nort h near Indi ana Avenue 9
Fi gure 2.11. Typi cal exi st i ng st reet cross sect i on f or Sub- Area 2 9
Fi gure 2.13. Typi cal exi st i ng st reet cross sect i on f or Sub- Area 3 10
Fi gure 2.12. Vi ew l ooki ng nort h near Hardi ng Avenue 10
Fi gure 2.14. Vi ew l ooki ng nort h near Arden- Garden Connect or 11
Fi gure 2.15. Exampl e of t he Opport uni t i es and Const rai nt s Maps 12
Fi gure 2.16. Proj ect ed Increase i n Tra c by 2005 13
Fi gure 2.17. Nort hgat e Boul evard Exi st i ng Int ersect i on Level of Servi ce Tabl e 14
Fi gure 3.1. Proposed Land Use f or Bl ocks A, B, C, A- 1 and B- 1 18
Fi gure 3.2. Proposed Land Use f or Bl ock D 18
Fi gure 3.3. Proposed Land Use f or Bl ock E 19
Fi gure 3.4. Proposed Land Use f or Bl ock F 19
Fi gure 3.5. Proposed Land Use f or Bl ocks G, H and I 19
Fi gure 3.6. Proposed Land Use f or Bl ock Jand K 20
Fi gure 3.7. Proposed Land Use f or Bl ocks L and M 20
Fi gure 3.8. Proposed Land Use f or Bl ock N 21
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
Fi gure 3.9. Proposed Land Use f or Bl ock O 21
Fi gure 3.10. Proposed Land Use f or Bl ocks P, Q, R, S, T, V, R- 1, S- 1 and T- 1 22
Fi gure 4.1. Communi t y Report Card Summary 28
Fi gure 4.2. Sel ect i on of Gat eway Ent ry Monument Exampl es 29
Fi gure 5.1. Typi cal pl an vi ew of i mprovement s 33
Fi gure 5.2. Typi cal St reet Sect i ons 34
Fi gure 5.3. Typi cal St reet Sect i ons cont i nued 35
Fi gure 5.4. Maj or Int ersect i ons Map 36
Fi gure 5.5. Typi cal Int ersect i on Di agram 37
Fi gure 5.6. Pl ant Li st and Phot os 39
Fi gure 5.7. St ruct ural Soi l Di agram 40
Fi gure 5.8. Exampl es of Vehi cul ar- Scal ed and Pedest ri an- Scal ed St reet Li ght i ng 41
Fi gure 5.9. Bench Exampl e 42
Fi gure 5.10. Exampl e Gat eway Ent ry Monument 43
Fi gure 5.11. Exampl e Mast er Pl an Road Sect i on. 45
Fi gure 5.12. Phasi ng Map 46
Fi gure 5.13. Exampl e Fenci ng 47
Fi gure A.1. Opport uni t i es and Const rai nt s - Sheet 1 A- 1
Fi gure A.2. Opport uni t i es and Const rai nt s - Sheet 2 A- 2
Fi gure A.3. Opport uni t i es and Const rai nt s - Sheet 3 A- 3
Fi gure A.4. Opport uni t i es and Const rai nt s - Sheet 4 A- 4
Fi gure A.5. Opport uni t i es and Const rai nt s - Sheet 5 A- 5
Fi gure A.6. Opport uni t i es and Const rai nt s - Sheet 6 A- 6
Fi gure A.7. Opport uni t i es and Const rai nt s - Sheet 7 A- 7
Fi gure A.8. Opport uni t i es and Const rai nt s - Sheet 8 A- 8
Fi gure A.9. Opport uni t i es and Const rai nt s - Sheet 9 A- 9
Fi gure A.10. Opport uni t i es and Const rai nt s - Sheet 10 A- 10
Fi gure B.1. Nort hgat e Boul evard Cross Sect i ons B- 2
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
City of Sacramento
Fi gure B.2. Const rai ned si dewal k on Nort hgat e Boul evard near Tenaya Avenue B- 3
Fi gure B.3. Advance l i mi t l i nes at Nort hgat e Boul evard/ Pot omac Avenue B- 3
Fi gure B.4. Si t e phot o of a cycl i st ri di ng on t he si dewal k B- 4
Fi gure B.5. Pedest ri an and Bi cycl e Col l i si ons B- 4
Fi gure B.6. Bi cycl e, Pedest ri an, and Transi t Condi t i ons B- 5
Fi gure B.7. Exi st i ng Tra c Vol umes and Speeds B- 7
Fi gure B.8. Nort hgat e Boul evard Exi st i ng Int ersect i on Level of Servi ce Tabl e B- 8
Fi gure C.1. Current Zoni ng Desi gnat i on C- 1
Fi gure C.2. Proposed Zoni ng Desi gnat i on C- 2
Fi gure D.1. Report Card D- 1
Fi gure D.2. Report Card cont i nued D- 2
Fi gure D.3. Report Card cont i nued D- 3
Fi gure E.1. Concept ual St reet scape Pl ans - Sheet 1 E- 1
Fi gure E.2. Concept ual St reet scape Pl ans - Sheet 2 E- 2
Fi gure E.3. Concept ual St reet scape Pl ans - Sheet 3 E- 3
Fi gure E.4. Concept ual St reet scape Pl ans - Sheet 4 E- 4
Fi gure E.5. Concept ual St reet scape Pl ans - Sheet 5 E- 5
Fi gure E.6. Concept ual St reet scape Pl ans - Sheet 6 E- 6
Fi gure E.7. Concept ual St reet scape Pl ans - Sheet 7 E- 7
Fi gure E.8. Concept ual St reet scape Pl ans - Sheet 7a E- 8
Fi gure E.9. Concept ual St reet scape Pl ans - Sheet 8 E- 9
Fi gure E.10. Concept ual St reet scape Pl ans - Sheet 9 E- 10
Fi gure E.11. Concept ual St reet scape Pl ans - Sheet 10 E- 11
Fi gure E.12. Concept ual St reet scape Pl ans - Sheet 10a E- 12
Fi gure F.1. Prel i mi nary Est i mat e of Probabl e Cost F- 1
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
i
EXECUTIVE SUMMARY
The St reet scape Mast er Pl an Proj ect f or Nort hgat e
Boul evard was i ni t i at ed i n t he wi nt er of 2003 i n
response t o communi t y needs and desi res expressed
i n t he Gardenl and- Nort hgat e St rat egi c Nei ghborhood
Act i on Pl an (SNAP). The proj ect speci c area f or t hi s
Mast er Pl an i s Nort hgat e Boul evard f rom Rosi n Court
at t he nort h end t o Arden- Garden Connect or at t he
sout h end. The obj ect i ves of t he st reet scape Mast er
Pl an are:
i mprovi ng pedest ri an and bi cycl e saf et y,
encouragi ng wal ki ng opt i ons,
i dent i f yi ng l and use changes t hat woul d
encourage resi dent i al and commerci al
devel opment , and
enhanci ng t he overal l i mage of t he area.
The proposed i mprovement s have been de ned
t hrough a seri es of st akehol der meet i ngs, communi t y
meet i ngs, Proj ect Devel opment Team meet i ngs,
and meet i ngs wi t h t he Counci l Di st ri ct 1 st a and
Counci l member. St akehol ders i ncl uded t he Smyt he
School , Gardenl and Nort hgat e Nei ghborhood
Associ at i on (GNNA), busi ness groups, Nat omas
Communi t y Associ at i on, and ot hers. Overal l , t he
proposed i mprovement s have t he support of t he
communi t y. On Apri l 14, 2005, t he GNNA vot ed i n
support of t he proposed i mprovement s i n t he Mast er
Pl an. Al so, on Sept ember 28, 2005, t he Nat omas
Communi t y Associ at i on (NCA) vot ed i n support of
t he vi si on of t he proposed i mprovement s.
The proposed i mprovement s i n t he st reet scape
Mast er Pl an i ncl ude provi di ng a l andscaped medi an,
l i ght i ng, vert i cal curb, and pl ant er st ri ps separat i ng
si dewal ks f rom t he st reet . Ot her i mprovement s
i ncl ude provi di ng enhanced crosswal ks, benches,
bus shel t ers, and st reet monument s. In addi t i on,
t hi s Mast er Pl an al so i ncl udes maki ng l and use
changes t o support t he obj ect i ves. The l and use
changes i ncl ude rezoni ng some of t he exi st i ng
general commerci al and si ngl e- f ami l y resi dent i al
zoned propert i es t o resi dent i al mi xed- use and
updat i ng t he Nort hgat e Speci al Pl anni ng Di st ri ct
(SPD).
The t ot al cost of t he proposed i mprovement s i n
t he st reet scape Mast er Pl an i s approxi mat el y $19
mi l l i on. Based on t he f eedback gat hered t hrough
t he publ i c out reach, t he proposed i mprovement s
coul d be phased i n t he f ol l owi ng order: From
Arden- Garden Connect or t o West El Cami no Avenue
rst , t hen f rom West El Cami no Avenue t o Pot omac
Avenue, t hen f rom Rosi n Court t o San Juan Road,
t hen f rom San Juan Road t o Pot omac Avenue.
Execut i ve Summar y
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
i i
ACKNOWLEDGEMENTS
We woul d l i ke t o t hank t he f ol l owi ng f or t hei r
part i ci pat i on i n t he preparat i on of t hi s document :
Ci t y of Sacrament o
Saed Hasan
Seni or Engi neer
Depart ment of Transport at i on
Hect or Barron
Supervi si ng Engi neer
Depart ment of Transport at i on
Dean Peckham
Seni or Management Anal yst
Economi c Devel opment Depart ment
Susanne Cook
Assi st ant Pl anner
Devel opment Servi ces Depart ment
Ed Cox
Al t ernat e Modes Coordi nat or
Depart ment of Transport at i on
Davi d Edrosol an
Associ at e Ci vi l Engi neer
Depart ment of Transport at i on
Ji m McDonal d
Seni or Pl anner
Devel opment Servi ces Depart ment
Ni ko Ki ng
Publ i c Inf ormat i on O cer
Fi re Depart ment
Sacrament o Ci t y Counci l
Ray Tret heway
Counci l member Di st ri ct 1
Sacrament o Housi ng and Redevel opment Agency
Vi cki e Smi t h
Redevel opment Manager
Sandra Pi ekarsi
Redevel opment Pl anner
Sacrament o Regi onal Transi t
Don Smi t h
Seni or Admi ni st rat i ve Anal yst
Smyt h El ement ary School
Kurt Fuj i kawa, Pri nci pal
Maj or St akehol ders
Gardenl and - Nort hgat e Nei ghborhood
Associ at i on
Nort hgat e Boul evard Busi ness Associ at i on
Nat omas Journal
Nat omas Communi t y Associ at i on
Proj ect Desi gn Team
RRM Desi gn Group
Fehr & Peers Transport at i on Consul t ant s
Mark Thomas & Company, Inc.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
1
Int r oduct i on
INTRODUCTION
The Gardenl and- Nort hgat e communi t y has
progressi vel y evol ved f rom one of Sacrament o s
earl i est subdi vi si ons of agri cul t ural l y ori ent ed l and
t o t he urban encl ave we know t oday. Thi s evol ut i on
began i n about 1915 af t er t he drai nage and l evee
syst em Recl amat i on Di st ri ct s 1000 and 1001 were
compl et ed and l arge t ract s of agri cul t ural l and were
di vi ded i nt o 10 acre parcel s. Thi s was done wi t h
t he i nt ent of bri ngi ng more peopl e i nt o t he area
whi l e mai nt ai ni ng a rural f eel and charact er. In
1926, t he l and was f urt her subdi vi ded i nt o smal l er
l ot s. Over t i me, t he i nt ensi t y of devel opment i n
t hi s area cont i nued t o i ncrease wi t h annexat i on of
t he Nort hgat e nei ghborhood (west of Nort hgat e
Boul evard) i n 1960 and t hen annexat i on of t he
Gardenl and nei ghborhood i n 1962.
The l and use pat t ern t hat resul t ed f rom t hi s
evol ut i on i ncl udes smal l er commerci al propert i es
and some resi dent i al l ot s f ront i ng on Nort hgat e
Boul evard and more resi dent i al l ot s i n t he adj acent
nei ghborhoods.
Unt i l recent l y, t he resi dent i al devel opment i n t he
Gardenl and nei ghborhood, wi t h i t s l arger deep l ot s,
i s l ess suburban f eel i ng t han t hat i n t he Nort hgat e
nei ghborhood, whi ch was devel oped more as a t ypi cal
suburban subdi vi si on. Wi t h t hi s i nt ensi cat i on of
devel opment , t he densi t y of popul at i on and t ra c
vol umes have st eadi l y i ncreased, and t he resul t i ng
i mpact s are evi dent i n t he current condi t i ons of t he
Boul evard.
One si gni cant event i n t he hi st ory of t hi s area
occurred i n t he 1950 s when Nort hgat e Boul evard
was wi dened t o f our l anes t o accommodat e t he
shi pment of ai rpl ane part s f rom t he Sacrament o
Ri ver nort h t o McCl el l an Ai r Force Base. Thi s i s
when commerci al uses st art ed devel opi ng al ong
t he corri dor. Now, wi t h a bri dge over t he Ameri can
Ri ver, t he Nort hgat e corri dor has conveni ent access
t o downt own Sacrament o, and t he Gardenl and-
Nort hgat e nei ghborhood i s posi t i oned such t hat i t
coul d become a sought af t er l ocat i on f or housi ng
and busi ness wi t hi n t he Sacrament o urban area.
Al t hough t he t i e t o downt own i s an asset t o t he
area, i t al so has a downsi de; Nort hgat e Boul evard
has become a busy commut er connect i on t o
downt own f or communi t i es t o t he nort h resul t i ng
i n a si gni cant i ncrease i n t ra c vol ume passi ng
t hrough t he nei ghborhood.
Over t he past 10 t o 15 years, t he Gardenl and-
Nort hgat e communi t y has been t he subj ect of
several pl anni ng st udi es f ocused on i mprovi ng t he
i mage, saf et y, and economi c vi abi l i t y of t he area.
Though wel l i nt ended, t hese e ort s have resul t ed i n
l i t t l e physi cal change t o t he communi t y. Thi s Mast er
Pl an i s i nt ended t o break t he cycl e of pl anni ng
anal ysi s and est abl i sh a desi gn concept t o serve as
a f ramework wi t hi n whi ch real proj ect s t hat respond
t o t he speci c concerns of t he communi t y can be
i mpl ement ed as f undi ng becomes avai l abl e.
Pr oj ect Pur pose And Scope
Thi s Mast er Pl an was i ni t i at ed i n response t o
communi t y needs and desi res expressed i n t he
Gardenl and- Nort hgat e St rat egi c Nei ghborhood
Act i on Pl an (2003). Some of t he speci c obj ect i ves
of t hi s pl an i ncl ude i mpl ement i ng t ra c cal mi ng
measures, i mprovi ng pedest ri an and bi cycl e saf et y,
encouragi ng wal ki ng opt i ons al ong t he boul evard,
i dent i f yi ng l and use changes t hat wi l l encourage
bot h resi dent i al and commerci al devel opment , and
enhanci ng t he over al l i mage of t he area.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
2
Int r oduct i on
The speci c proj ect area f or t hi s Mast er Pl an i s
Nort hgat e Boul evard f rom Rosi n Court at t he nort h
end t o Arden- Garden Connect or at t he sout h end.
Furt her, t he scope of t hi s Mast er Pl an i s l i mi t ed
t o t he area wi t hi n t he exi st i ng ri ght - of - way (ROW),
except f or proposed acqui si t i on of very mi nor sl i ver
pi eces of ROW t o accommodat e U- t urn movement s
at some i nt ersect i ons. In addi t i on, t he Mast er Pl an
i ncl udes recommendat i ons f or t he rezoni ng of
parcel s adj acent t o t he exi st i ng ROW.
Mast er Pl anni ng Pr ocess
Communi t y i nput was i nt egrat ed t hroughout t hi s
process vi a st akehol der meet i ngs and general publ i c
present at i ons. The general st eps of t hi s process
were as f ol l ows:
Anal ysi s of Exi st i ng Condi t i ons
Land Use Assessment and
Recommendat i ons
Preparat i on of Concept ual Opt i ons
Mast er Pl an Re nement
The f ol l owi ng t hree sect i ons descri be general l y what
t ranspi red duri ng each st ep of t hi s process. Publ i c
i nput recei ved duri ng t he process i s descri bed wi t hi n
each st ep, general l y at t he poi nt at whi ch i t occurred.
The f t h sect i on present s t he Mast er Pl an t hat
evol ved f rom t hi s process and t he si xt h and sevent h
sect i ons address t he general cost and mai nt enance
i mpl i cat i ons of i mpl ement i ng t he Mast er Pl an.
Fi gure 1.1. Nort hgat e Redevel opment St udy Area
Key Map
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
3
Anal ysi s of Exi st i ng Condi t i ons
Thi s st ep i n t he process provi ded t he f oundat i on
f or devel opi ng t he Mast er Pl an. To est abl i sh t hi s
f oundat i on, t he proj ect t eam revi ewed previ ous
pl anni ng st udi es, met wi t h key st akehol ders,
i nvent ori ed and eval uat ed exi st i ng physi cal
condi t i ons al ong t he corri dor, and conduct ed a
qual i t at i ve anal ysi s of exi st i ng t ra c condi t i ons.
Bel ow i s a summary of t he proj ect t eam s observat i ons
and concl usi ons resul t i ng f rom t hi s anal ysi s.
Revi ew of Pr evi ous St udi es
The f ol l owi ng previ ousl y prepared st udi es were
revi ewed and t hei r ndi ngs consi dered duri ng t he
anal ysi s phase of mast er pl anni ng:
Nat omas Gardens Nei ghborhood Earl y
Revi t al i zat i on Program, 1996
Gardenl and/ Nort hgat e Nei ghborhood
Associ at i on Act i on Pl an, 2000
Pedest ri an Saf et y Gui del i nes, 2003
Nei ghborhood Commerci al Desi gn
Pri nci pl es, 2003
Gardenl and/ Nort hgat e St rat egi c
Nei ghborhood Act i on Pl an (SNAP), 2003
Dan Burden, Wal kabl e Communi t i es Report ,
2002
Ci t y of Sacrament o Desi gn St andards
These st udi es provi ded dept h and background
about communi t y desi res and at t i t udes as wel l as
knowl edge regardi ng regul at ory i ssues t o whi ch t he
Mast er Pl an needed t o respond.
Of t hese previ ous st udi es, t wo st and out because
of t hei r f ocus on act i on and pedest ri an wal kabi l i t y
- - t he Gardenl and- Nort hgat e St rat egi c Nei ghborhood
Act i on Pl an (SNAP) and t he Nort hgat e Boul evard
Nei ghborhood Report by Mr. Dan Burden of Wal kabl e
Communi t i es, Inc. These document s were most
val uabl e i n gai ni ng an underst andi ng of i ssues,
concerns and desi red sol ut i on.
The Burden report , whi ch was compl et ed i n 2002,
provi ded some very speci c recommendat i ons t hat
grew out of i nput f rom t he communi t y.
These speci c recommendat i ons can be summari zed
as f ol l ows:
Creat e a t rue boul evard wi t h medi ans
Improve saf et y at Smyt he School
Promot e mi xed use devel opment
Est abl i sh easement s f or wi der si dewal ks
Promot e publ i c/ pri vat e part nershi ps
Est abl i sh bet t er l i nks t o adj acent
nei ghborhoods
In March of 2003, t he Gardenl and- Nort hgat e St rat egi c
Nei ghborhood Act i on Pl an (SNAP) was compl et ed.
The SNAP report was al so t he resul t of si gni cant
publ i c i nput and re ect ed many of t he i deas rai sed
by Dan Burden. It i dent i ed many very speci c act i on
i t ems, one of whi ch was t he preparat i on of a Mast er
Pl an f or Nort hgat e Boul evard (Act i on It em #21).
The Nort hgat e Boul evard Mast er Pl an i s speci cal l y
i nt ended t o f ul l l t hat Act i on It em.
ANALYSIS OF EXISTING CONDITIONS
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
4
Anal ysi s of Exi st i ng Condi t i ons
Ot her speci c act i on i t ems t hat are di rect l y rel at ed
t o t he Nort hgat e Boul evard Mast er Pl an are:
Act i on It em # 17, Improve Saf et y at Smyt he
School , and
Act i on It em #7, Al l ow Housi ng i n t he
Commerci al Zones.
In addi t i on t o t he act i on i t ems, t he SNAP al so
capt ured t he communi t y s sent i ment s regardi ng
some very speci c pri ori t i es one of whi ch was t o:
Improve appearance, safety, and range of
commercial services along Northgate Boulevard,
including:
Provide landscaped medians
Create focused commercial areas;
Improve safety in front of Smythe School;
Improve landscaping and lighting
Promote housing on Northgate Boulevard;
Expand architectural review."
The background and communi t y at t i t udes gl eaned
f rom t hese st udi es est abl i shed t he basi c goal s f or
t hi s Mast er Pl an t o address.
Ini t i al St akehol der Input
Pri or t o conduct i ng anal ysi s or desi gn, t he proj ect
t eam met wi t h represent at i ves of t he Gardenl and/
Nort hgat e Nei ghborhood Associ at i on (GNNA) and t he
Nort hgat e Boul evard Busi ness Associ at i on (NBBA) t o
get a rst hand f eel f or current at t i t udes and desi res
f or redevel opment of t he corri dor.
Many of t hose present had been i nvol ved i n t he Dan
Burden st udy as wel l and had part i ci pat ed i n t he
workshops t hat l ed t o t he SNAP report . It became
obvi ous i n t hi s meet i ng t hat t he resi dent s and
busi ness owners were anxi ous t o see act i on - not
j ust more anal ysi s.
In addi t i on t o GNNA and NBBA, t he proj ect t eam met
wi t h Smyt he El ement ary School Pri nci pal , Mr. Kurt
Fuj i kawa, t o di scuss i ssues rel at ed speci cal l y t o t he
vehi cul ar and pedest ri an ci rcul at i on pat t erns of t he
school si t e. Thi s meet i ng reveal ed many concerns
about saf et y and congest i on rel at ed t o t he peak
drop and pi ck up t i mes.
A general revi ew of t he school s l ayout f urt her
reveal ed t hat t hese concerns coul d not be f ul l y
addressed wi t hout si gni cant on- si t e modi cat i ons
whi ch are out si de t he scope of t hi s Mast er Pl an. It
was agreed t hat i t woul d t ake modi cat i on t o t he
Nort hgat e Boul evard on- si t e con gurat i on and
operat i onal f unct i ons t o f ul l y address t he breadt h of
i ssues di scussed.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
5
Anal ysi s of Exi st i ng Condi t i ons
Invent or y of Exi st i ng
Condi t i ons
In February 2004, an i nvent ory of exi st i ng condi t i ons
was conduct ed by members of t he proj ect t eam. Thi s
i nvent ory ent ai l ed t he members of t he proj ect t eam
wal ki ng t he l engt h of t he proj ect area several t i mes,
t aki ng phot ographs, and recordi ng observat i on on
base maps of t he proj ect area. The purpose of t hi s
wal k t hrough was t o devel op basel i ne i nf ormat i on
about t he charact er and condi t i on of t he proj ect
area.
From i nf ormat i on gl eaned t hrough t hi s process,
t he t eam was abl e t o i dent i f y opport uni t i es and
const rai nt s t o be consi dered duri ng t he Mast er
Pl an process. Some of t he speci c condi t i ons t hat
were t he f ocus of t hi s process i ncl uded current
t ra c pat t erns and ow, t urn l ane con gurat i on,
si gnal i zat i on, medi an opport uni t i es, si dewal ks i n-
pl ace and mi ssi ng, t he l evel of compl i ance wi t h t he
Ameri cans wi t h Di sabi l i t i es Act (ADA) requi rement s,
dri veway l ocat i ons, above ground ut i l i t i es, wal l s
and f enci ng, l i ght i ng, bus st op l ocat i ons, and
opport uni t i es f or l andscapi ng.
Phot ographs were t aken t hroughout t he proj ect area
and a seri es of maps were prepared t o i l l ust rat e t he
apparent opport uni t i es and const rai nt s of t he proj ect
area. The Opport uni t i es and Const rai nt s Maps are
at t ached as Appendi x A. Addi t i onal si t e vi si t s were
conduct ed t hroughout t he process and t hese maps
were used t o record t he i nf ormat i on observed at
t hese vari ous t i mes. The f ol l owi ng sect i ons descri be
t he general charact er and condi t i ons observed, and
t he Opport uni t i es and Const rai nt s Maps provi de a
graphi c del i neat i on of speci c exi st i ng condi t i ons,
such as si gnal l ocat i ons, roadway st ri pi ng, medi an
l ocat i ons, wal kways (or l ack t hereof ), l andscapi ng,
bus st ops, l i ght i ng, and adj acent l and uses.
Fi gure 2.1. Si t e Phot o of t he proj ect t eam not i ng
exi st i ng el d condi t i ons
Fi gure 2.2. Si t e Phot o of one of t he areas al ong
Nort hgat e Boul evard where si dewal ks t urn i nt o di rt
pat hways
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
6
Anal ysi s of Exi st i ng Condi t i ons
Fi gure 2.3. Nort hgat e Boul evard Sub- Area Map
Sub- Area 1
Rosi n Court t o San Juan Road
Sub- Area 2
San Juan Road t o
West El Cami no Avenue
Sub- Area 3
West El Cami no Avenue t o
Arden- Garden Connect or
Sub- Ar eas
One resul t of t he exi st i ng condi t i ons anal ysi s was
t hat t hree di st i nct sub- areas al ong Nort hgat e
Boul evard were i dent i ed. These sub- areas are
de ned pri mari l y by t he t ype of devel opment t hat
occurs wi t hi n each sub- area. Sub- areas 1 and 3
are pri mari l y commerci al / ret ai l , whi l e Sub- area
2 i s pri mari l y resi dent i al . The opport uni t i es and
const rai nt s wi t hi n t hese sub- areas vary sl i ght l y
based on a vari et y of f act ors, such as t he rel at i ve
age of const ruct i on, wi dt h of ROW, or whet her or
not adj acent propert i es remai n undevel oped. Thi s
report wi l l di scuss t he apparent opport uni t i es and
const rai nt s wi t h respect t o each sub- area. For t he
purpose of t hi s summary, t he sub- areas wi l l be
i dent i ed as Sub- areas 1, 2 and 3, commenci ng at
t he nort h end of t he st udy area.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
7
Anal ysi s of Exi st i ng Condi t i ons
Sub- Area 1
Rosi n Court t o San Juan Road
The l and use wi t hi n t hi s port i on of t he proj ect area
i s predomi nant l y newer commerci al , wi t h some
undevel oped l and remai ni ng. Havi ng been newl y
devel oped or redevel oped wi t hi n t he past 10- 15
years, i mprovement s are of newer const ruct i on,
t he ROW i s 110 , and roadway i mprovement s
general l y meet Ci t y st andards. Newl y devel oped
parcel s have i ncl uded si dewal ks and l andscapi ng
al ong t he Nort hgat e Boul evard f ront age; however,
due t o i nt ermi t t ent devel opment , i n some areas t he
si dewal ks end abrupt l y l eadi ng t o undevel oped di rt
pat hs.
Wi t h new, comparat i vel y generous l andscapi ng
and most ut i l i t y l i nes underground, t he general
appearance of t hi s segment i s new . Some segment s
of si dewal ks are i n poor shape and bi ke l anes are
not marked nort h of San Juan Road. Int ersect i ons
have mul t i pl e t urn l anes present i ng l ong di st ances
f or pedest ri ans t o cross.
The vehi cul ar ori ent at i on of exi st i ng devel opment ,
l ack of pedest ri an ameni t i es; however, t here are
opport uni t i es f or i mprovement s t hat woul d sof t en
t hi s appearance and est abl i sh a more pedest ri an-
f ri endl y scal e. Such i mprovement s may i ncl ude
compl et i ng t he mi ssi ng si dewal k segment s ahead of
devel opment , addi ng pedest ri an- ori ent ed ameni t i es
(benches, pedest ri an- scal e l i ght i ng, and si gnage),
and devel opi ng rai sed l andscape medi ans i n pl ace
of t he exi st i ng pai nt ed medi ans.
Fi gure 2.5. Vi ew l ooki ng nort h near Rosi n Court .
Int ersect i ons wi t h mul t i pl e t urni ng l anes and l ong
di st ances f or pedest ri ans t o cross
Fi gure 2.4. Vi ew l ooki ng at Rosi n Court and
Nort hgat e Boul evard. Predomi nant l y commerci al
l and uses, wi t h some undevel oped l and remai ni ng
Fi gure 2.6. Typi cal exi st i ng st reet cross sect i on f or Sub- Area 1
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
8
Anal ysi s of Exi st i ng Condi t i ons
Fi gure 2.8. Vi ew l ooki ng nort h near Senat or
Avenue. Exi st i ng si dewal ks are narrow and of t en
have obst acl es, such as ut i l i t i es, whi ch i mpede
pedest ri ans
Fi gure 2.7. Vi ew l ooki ng nort h near Senat or
Avenue. Sub- Area 2 showi ng bot h resi dent i al and
commerci al propert i es wi t h l i mi t ed space avai l abl e
f or l andscapi ng
Sub- Area 2
San Juan Road t o West El Cami no
Avenue
Thi s port i on di ers si gni cant l y f rom Sub- Areas 1
and 3 l argel y because of t he t ype of l and use and t he
80 ROW. The l and use borderi ng t he west edge of
t hi s segment i s predomi nant l y resi dent i al wi t h t he
backyard f ences l i ni ng t he boul evard. On t he east
si de, t here i s a mi x of agi ng smal l l ot commerci al
and resi dent i al .
Si dewal ks are narrow, of t en l ess t han 4 , and have
obst acl es such as ut i l i t y pol es and pedest al s,
whi ch i mpede pedest ri an ow. Several l ocat i ons
are mi ssi ng ADA- compl i ant curb ramps. Bot h
resi dent i al and commerci al propert i es have l i mi t ed
space avai l abl e f or l andscape i mprovement s under
exi st i ng condi t i ons.
Commerci al devel opment on t he east si de general l y
appears t o be 25 50 years ol d. As such, i t was
devel oped wi t h many parki ng l ot s bui l t up t o t he ROW
l i mi t wi t h l i mi t ed or no l andscape bu er. Addi ng t o
t hi s undesi rabl e condi t i on i s t he presence of mul t i pl e
dri veways f or t he many smal l propert i es, whi ch t ends
t o creat e a predomi nant l y vehi cul ar at mosphere.
Ut i l i t i es have not been pl aced underground and
present bot h vi sual cl ut t er and physi cal obst acl es.
Rol l ed curbs are predomi nant .
The f enci ng al ong t he west si de of t hi s sub- area i s
compri sed of a vari et y of mat eri al s, such as wood,
bl ock, chai n- l i nk, and bri ck, whi ch creat e a f ract ured
vi sual i mage. Many of t hese resi dent i al f ences are i n
di srepai r, whi ch present s a run- down appearance;
al t hough t here i s one uni que segment of undul at i ng
bri ck wal l on t he west si de bet ween Pot omac Avenue
and Bri dgef ord Dri ve, whi ch i s general l y i n good
repai r.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
9
Anal ysi s of Exi st i ng Condi t i ons
Smyt he El ement ary School i s l ocat ed i n t he mi d
port i on of t hi s sub- area. Thi s f aci l i t y i s a si gni cant
el ement present i ng uni que chal l enges and need
f or i mprovement . It generat es hi gh pedest ri an and
vehi cul ar t ra c at several t i mes duri ng a t ypi cal
school day. Thi s creat es si gni cant l ocal i zed
congest i on and present s access and saf et y concerns,
and nearby saf e crossi ngs are l i mi t ed i n t he area.
St udent pi ck- up and drop- o pat t erns are not
i deal as a resul t of t he school s si t e con gurat i on.
Si gni cant i mprovement t o t he pedest ri an and
vehi cul ar ci rcul at i on i n t he school area wi l l requi re
on- si t e modi cat i ons t o t he school si t e. Compl et e
resol ut i on of t he negat i ve i ssues at t hi s l ocat i on i s
not wi t hi n t he scope of t hi s Mast er Pl an and woul d
need t o be addressed by t he school di st ri ct .
Li ght i ng i s basi c and appears mi ni mal l y adequat e
but woul d bene t f rom i ncreased l i ght l evel s and
aest het i c/ t hemed t reat ment s t o hel p de ne t hi s
nei ghborhood.
Fi gure 2.10. Vi ew l ooki ng nort h near Indi ana
Avenue. Uni que undul at i ng bri ck wal l on t he west
si de bet ween Pot omac Avenue and Bri dgef ord Dri ve
Fi gure 2.9. Vi ew l ooki ng nort h near Tenaya Avenue.
Fenci ng al ong t he west si de creat i ng a f ract ured
i mage
Fi gure 2.11. Typi cal exi st i ng st reet cross sect i on f or Sub- Area 2
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
10
Anal ysi s of Exi st i ng Condi t i ons
Fi gure 2.12. Vi ew l ooki ng nort h near Hardi ng
Avenue. Sub- Area 3, whi ch i s predomi nant l y smal l
scal e commerci al , wi t h some non- compat i bl e l and
uses
Sub- Area 3
West El Cami no Avenue t o Arden-
Garden Connect or
Sub- Area 3 i s somewhat si mi l ar t o Area 1 i n t hat i t
i s predomi nant l y commerci al , but i t s scal e i s smal l er
and ol der t han t he commerci al t hat occurs i n Sub-
Area 1. The shoppi ng cent er at t he sout hwest corner
of Nort hgat e Boul evard and West El Cami no Avenue
i s a si gni cant communi t y f eat ure i n t hat i t appears
t o be a dest i nat i on f or l ocal s. Thi s commerci al
cent er i ncl udes l ocal l y owned busi nesses on whi ch
many i n t he i mmedi at e nei ghborhood rel y. Bot h
vehi cul ar and pedest ri an access t o t hi s commerci al
node appears t o be i mport ant t o t he communi t y.
Addi t i onal l y, f urt her sout h at about Je erson Avenue
but on t he east si de i s a popul ar l ocal l y- owned f ood
st ore, La Superi or Market .
Revi ew of aeri al phot ographs i ndi cat e t hat i n at l east
one i nst ance t here appears t o be encroachment i nt o
t he ROW wi t h pri vat e i mprovement s and uses. The
l andscape suppl y yard l ocat ed at Col umbus Avenue
appears t o be one si t uat i on where t he encroachment
i s si gni cant enough t o be f urt her i nvest i gat ed by
ci t y st a and remedi ed.
Many of t he st reet scape opport uni t i es and const rai nt s
i n Sub- Area 3 are si mi l ar t o Sub- Area 2 wi t h one
i mport ant di st i nct i onat t he ext reme sout h end,
bet ween Je erson Avenue and t he Arden- Garden
Connect or, t here i s a l arge expanse of ROW on t he
west si de t hat coul d be devel oped as a si gni cant
gat eway l andscape t reat ment . The adj acent parcel
i s devel opi ng as a mi ni - st orage f aci l i t y whi ch woul d
bene t f rom bu er/ screen pl ant i ng.
Fi gure 2.13. Typi cal exi st i ng st reet cross sect i on f or Sub- Area 3
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
11
Anal ysi s of Exi st i ng Condi t i ons
Fi gure 2.14. Vi ew l ooki ng nort h near Arden- Garden
Connect or. Exi st i ng l arge expanse of ROW on t he
west si de t hat coul d be ut i l i zed f or a si gni cant
gat eway l andscape t reat ment
Exi st i ng Condi t i ons Exhi bi t s
The i nvent ory of exi st i ng condi t i ons i s graphi cal l y
depi ct ed i n a seri es of Opport uni t i es and Const rai nt s
Maps i ncl uded as Appendi x A. Fi gure 2.15 on t he
f ol l owi ng page provi des an exampl e Opport uni t i es
and Const rai nt s Map. These exhi bi t s depi ct exi st i ng
condi t i ons such as l andscapi ng, l i ght i ng, f enci ng,
si dewal ks, bi ke l anes, i nt ersect i ons, crosswal ks, bus
st ops, et c. Thi s graphi c exhi bi t i s i nt ended as a t ool
f or t he reader t o l ocat e and eval uat e t hese exi st i ng
condi t i ons and t o be used by desi gners as det ai l ed
desi gn of t he Mast er Pl an i s commenced.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
12
Anal ysi s of Exi st i ng Condi t i ons
Fi gure 2.15. Exampl e of t he Opport uni t i es and Const rai nt s Maps
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
13
Anal ysi s of Exi st i ng Condi t i ons
Tr a c Anal ysi s
In addi t i on t o i nvent oryi ng and eval uat i ng
physi cal condi t i ons and appearance a qual i t at i ve
t ra c anal ysi s of exi st i ng t ra c condi t i ons was
conduct ed. A prel i mi nary assessment of t he basel i ne
t ransport at i on condi t i ons was conduct ed. Thi s
assessment i ncl uded descri pt i ons and observat i ons
about t he set t i ng, t ravel l anes, parki ng, bi ke l anes,
si dewal ks, si gnage, t ransi t and t ra c vol ume
and operat i ons of t he exi st i ng boul evard. The
observat i ons not ed and dat a provi ded by t he basel i ne
condi t i ons i nf ormat i on were used as cri t eri a f or
devel opi ng t he Mast er Pl an.
Based on Ci t y records, t he dai l y t ra c vol ume
bet ween San Juan Road and West El Cami no Avenue
i s current l y around 20,000 vehi cl es per day, wi t h an
expect ed i ncrease of approxi mat el y 20%by 2025,
whi ch represent s a one percent i ncrease annual l y
and i s consi dered a reasonabl e i ncrease i n t ra c
vol ume f or t hi s corri dor.
The t ra c anal ysi s report i s i ncl uded f or ref erence
as Appendi x B.
Fi gure 2.16. Proj ect ed Increase i n Tra c by 2005
Arden- G
arden C
onnect or
I- 80
Garden Hwy
Turnst one Dri ve
Pot omac Avenue
San Juan Road
R
o
s
i
n

C
o
u
r
t
N
o
r
t
h
g
a
t
e

B
o
u
l
e
v
a
r
d
Haggi n Road
El Cami no Avenue
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
14
Anal ysi s of Exi st i ng Condi t i ons
Fi gure 2.17. Nort hgat e Boul evard Exi st i ng Int ersect i on Level of Servi ce Tabl e
Average Delay LOS Average Delay LOS
14 B 17 B
27 C 31 C
27 C 35 D
4 A 3 A
28 C 36 D
Average Delay LOS Average Delay LOS
16 B 21 C
29 C 32 C
29 C 56 E
4 A 4 A
34 C 79 E
Source: Draft Environmental Impact Report, Redevelopment Plan for Northgate Project Area, 2002
Notes: Average delay is in seconds per vehicle.
Northgate Boulevard/Garden
Highway/Jefferson Avenue
Northgate Boulevard/Arden Garden
Connector
Northgate Boulevard/Rosin Court
Northgate Boulevard/San Juan
Northgate Boulevard/West El Camino
Northgate Boulevard Intersection Level of Service (2025)
Intersection AM Peak Hour PM Peak Hour
Source: Draft Environmental Impact Report, Redevelopment Plan for Northgate Project Area, 2002
Notes: LOS based on intersection counts taken in Decenber 2001, Average delay is in seconds per vehicle.
AM Peak Hour PM Peak Hour
Northgate Boulevard/Arden Garden Connector
Northgate Boulevard/Garden Highway/Jefferson Avenue
Intersection
Northgate Boulevard Existing Intersection Level of Service
Northgate Boulevard/West El Camino
Northgate Boulevard/San Juan
Northgate Boulevard/Rosin Court
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Land Use Assessment and Recommendat i ons
15
The proj ect t eam and t he communi t y real i ze t hat
t he i mage, charact er, vi abi l i t y, and even percei ved
saf et y of an area i s i n uenced by t he t ype of l and
uses. So, as part of t hi s mast er pl anni ng e ort , t he
exi st i ng l and uses were eval uat ed and al t ernat i ve
l and use desi gnat i ons were expl ored. The i nt ent
was t o i dent i f y new zoni ng desi gnat i ons t hat may
serve as a cat al yst f or change.
Exi st i ng Land Use
Exi st i ng parcel s al ong Nort hgat e Boul evard are
wi t hi n t he Nort hgat e Speci al Pl anni ng Di st ri ct (SPD).
On t he east si de of Nort hgat e Boul evard, t he SPD
general l y i ncl udes t he parcel s bet ween Pat i o Avenue
and t he Arden- Garden Connect or. These parcel s
are current l y zoned commerci al (C2 under t he SPD)
and most are current l y commerci al uses, al t hough
t here are some vacant parcel s as wel l as some
resi dent i al uses wi t hi n t hi s area. Wi t h t he current
zoni ng, resi dent i al i s a nonconf ormi ng use; hence,
a zone change i s requi red t o respond t o t he desi re
t o promot e more resi dent i al devel opment al ong t he
corri dor. On t he west si de of Nort hgat e Boul evard
at t he nort h end of t he corri dor, t he SPD i ncl udes
t he commerci al parcel s f rom j ust sout h of Turnst one
Dri ve t o j ust sout h of Ri o Ti erro Road. At t he sout h
end of t he corri dor, t he SPD i ncl udes t he commerci al
parcel s on t he west si de f rom j ust nort h of West El
Cami no Avenue t o t he Arden- Garden Connect or.
Ref er t o t he Current Zoni ng Desi gnat i on Map shown
i n Appendi x C, Fi gure C- 1, f or del i neat i on of t he
SPD.
Cr i t er i a
The overal l obj ect i ve of t hi s l and use assessment
was t o exami ne t he possi bi l i t y of zoni ng and l and
use changes f rom commerci al uses t o resi dent i al
or o ce uses i n order t o creat e a more pedest ri an-
ori ent ed envi ronment t hat provi des great er
opport uni t i es t o energi ze exi st i ng commerci al
uses al ong t he corri dor. In addi t i on, based on
communi t y i nput , more housi ng i s desi red al ong t he
corri dor. The eval uat i on assessed exi st i ng uses and
made recommendat i ons f or possi bl e modi cat i ons
t o t he exi st i ng l and uses. A number of cri t eri a were
i dent i ed t o rat e pot ent i al conversi on of propert y
f rom a commerci al desi gnat i on t o a resi dent i al or
o ce desi gnat i on.
These cri t eri a i ncl uded:
Parcel Con gurat i on: l ot dept h and si ze
Ut i l i zat i on: f ul l y ut i l i zed, under ut i l i zed, or
vacant
Condi t i on
Vi abi l i t y
LAND USE ASSESSMENT AND RECOMMENDATIONS
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Land Use Assessment and Recommendat i ons
16
Zoni ng Opt i ons
Ini t i al t hought s regardi ng new l and use desi gnat i ons
revol ved around i dent i f yi ng areas f or rezoni ng t o
medi um or hi gh densi t y housi ng; however, a coupl e
of key i ssues were rai sed t hat l ed t he t eam away
f rom t hi s approach. One was t hat most of t he
parcel s were t oo smal l and/ or not deep enough t o
be sui t abl e f or medi um or hi gh densi t y resi dent i al
devel opment . Assembl i ng several smal l er parcel s
woul d be requi red t o creat e a vi abl e medi um or hi gh
densi t y proj ect . The ot her i ssue was t hat medi um
or hi gh densi t y resi dent i al zoni ng woul d general l y
precl ude commerci al use, whi ch i s not ent i rel y
desi rabl e.
Consi deri ng t he above i ssues, rezoni ng port i ons
of t he area t o Resi dent i al Mi xed Use (RMX) was
consi dered. The Ci t y of Sacrament o creat ed t he RMX
zone desi gnat i on t o al l ow a mi x of moderat e densi t y
resi dent i al and nei ghborhood- servi ng commerci al
uses t o be devel oped t oget her. Under RMX zoni ng,
resi dent i al densi t i es woul d be general l y t he same as
t hat of t he R- 3A, whi ch al l ows up t o 36 uni t s per
acre. Commerci al uses permi t t ed wi t h an RMX zone
woul d be si mi l ar t o t hose of t he C- 1 zone.
Gi ven t he concent rat i on of exi st i ng commerci al
uses at t he nort h and sout h ends of t he corri dor,
mai nt ai ni ng commerci al zoni ng at t hese l ocat i ons
seemed t o be t he most l ogi cal opt i on.
Bene t s Of RMX Zoni ng
The proposed Resi dent i al Mi xed Use (RMX)
desi gnat i on responds t o t he desi re t o creat e a
wal kabl e and vi brant st reet scape envi ronment .
Concent rat i on of resi dent i al uni t s t oget her wi t h
nei ghborhood- servi ng commerci al shoul d resul t i n
si gni cant l y more peopl e- ori ent ed act i vi t y on t he
st reet . Thi s t ype of devel opment wi l l be much more
l i kel y t o occur i f t he RMX i s support ed by devel opment
and desi gn gui del i nes t hat encourage generous and
comf ort abl e pedest ri an accommodat i ons al ong t he
corri dor and devel opment of o - st reet parki ng i n t he
back of new devel opment . Furt her, t he resi dent i al
component wi l l ensure t hat t here are peopl e present
t hroughout t he corri dor at al l t i mes of day and ni ght .
Thi s 24- hour presence of peopl e provi des a hi gher
sense of communi t y and wi t h t hat comes a hi gher
sense of securi t y. Wi t h appropri at e devel opment
and archi t ect ural desi gn gui del i nes, t he RMX zoni ng
provi des a great opport uni t y f or est abl i shi ng a sense
of pl ace wi t h a uni que charact er t hat re ect s t he
l ocal communi t y.
In addi t i on t o t he posi t i ve bene t s RMX has on t he
desi gn and charact er aspect s of a nei ghborhood,
t he exi bi l i t y wi t hi n t hi s zoni ng desi gnat i on shoul d
al l ow market f orces t o ul t i mat el y dri ve t ransi t i on
al ong t he corri dor. As devel opment occurs over
t i me, t he proport i on of resi dent i al t o ret ai l t o o ce
can be more easi l y adj ust ed t o meet current market
condi t i ons t han under more t radi t i onal zoni ng
regul at i ons.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Land Use Assessment and Recommendat i ons
17
Pr oposed Zoni ng Desi gnat i on
Upon revi ew of t he RMX zoni ng opt i on and i t s
pot ent i al bene t s t o t he communi t y, t he Team
det ermi ned t hat a l arge part of t he east si de of
Nort hgat e Boul evard shoul d be rezoned t o RMX.
However, as each parcel was eval uat ed f or rezoni ng,
i t was det ermi ned t hat some parcel s shoul d be zoned
commerci al due t o t hei r current use, condi t i on, and
l ocat i on. As not ed above, t he nort h and sout h ends
are proposed t o remai n commerci al , as shown i n
t he Proposed Zoni ng Desi gnat i on Map i n Appendi x
C, Fi gure C- 2. Exi st i ng non- conf ormi ng uses shal l
be addressed as per t he Sacrament o Muni ci pal
Code Sect i on 17.88.030 and t he RMX Zoni ng Code
Sect i on 17.28. Al l proposed zoni ng shal l become a
component of t he exi st i ng SPD.
E ect Of RMX Zoni ng
Rezoni ng l arge areas as RMX wi l l not change t he
charact er of t he corri dor overni ght , nor wi l l i t
requi re exi st i ng busi ness t o cease operat i on or be
f orced t o rel ocat e. However, t he RMX desi gnat i on
wi l l est abl i sh t he f ramework wi t hi n whi ch creat i ve
redevel opment can occur. It wi l l al l ow more exi bi l i t y
f or propert y owners who choose t o convert t hei r
parcel s t o resi dent i al uses or creat e a combi nat i on
of resi dent i al and commerci al uses.
The Resi dent i al Mi xed Use zone i s wel l sui t ed t o
t he condi t i ons al ong Nort hgat e Boul evard. Wi t h
appropri at e communi t y- dri ven devel opment and
desi gn gui del i nes and ot her possi bl e i ncent i ves, i t
set s t he st age f or est abl i shi ng a hi ghl y desi rabl e
st reet edge and wal ki ng envi ronment al ong t he
boul evard.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Land Use Assessment and Recommendat i ons
18
Bl ock- by- Bl ock Descr i pt i ons
Fol l owi ng i s a bl ock by bl ock descri pt i on of t he
proposed zoni ng recommended f or i mpl ement at i on
as part of t he Mast er Pl an.
The ref erences i n t he f ol l owi ng paragraphs are t o
bl ock numbers i dent i ed i n t he Proposed Zoni ng
Desi gnat i on Map l ocat ed i n Appendi x C, Fi gure C- 2.
Bl ocks A, B, C, A- 1 and B- 1
These bl ocks are proposed as pri mari l y Commerci al
as t hey are t he very core of t he Commerci al node
at San Juan Road and Nort hgat e Boul evard. The
cent er port i on of Bl ock A i s proposed as Resi dent i al
Mi xed Use as i t i s current l y part of t he mobi l e home
park t hat ext ends back beyond t he Speci al Pl anni ng
Di st ri ct Boundary and i nt o a l arger mobi l e home
park area t o t he east . The mobi l e home park i s an
under ut i l i zed use f or t hi s propert y and Resi dent i al
Mi xed Use i s an appropri at e desi gnat i on t hat may
spur economi c reuse of t he propert y.
Bl ock D
Thi s bl ock i s proposed as RMX as i t i s current l y a
mi ni - st orage f aci l i t y t hat i s vi rt ual l y maxi mi zed on
t he parcel . Thi s zoni ng wi l l al l ow i t t o remai n i n
use as a mi ni - st orage f aci l i t y as a non- conf ormi ng
use; however, i t wi l l al l ow f or t he i nt roduct i on
of resi dent i al uses i n t he f ut ure i f redevel oped.
Resi dent i al at t hi s l ocat i on woul d be wi t hi n cl ose
proxi mi t y t o t he Commerci al node bei ng creat ed i n
t hi s l ocat i on.
Fi gure 3.1. Proposed Land Use f or Bl ocks A, B, C,
A- 1 and B- 1
Fi gure 3.2. Proposed Land Use f or Bl ock D
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Land Use Assessment and Recommendat i ons
19
Fi gure 3.3. Proposed Land Use f or Bl ock E
Fi gure 3.4. Proposed Land Use f or Bl ock F
Bl ock E
Thi s bl ock i s a rel at i vel y commi t t ed Commerci al Use
and i s cl ose enough t o t he commerci al node t o be
j ust i ed t o remai n as commerci al .
Bl ock F
Bl ock F has a vari et y of underut i l i zed uses on t he
parcel s i n t hi s vi ci ni t y. Propert i es i dent i ed as
underut i l i zed i ncl ude devel oped parcel s cont ai ni ng
vacant bui l di ngs or undevel oped parcel s. Bl ock F
al so backs up t o a new resi dent i al subdi vi si on t o
t he east . There i s, i n f act , access t o t hat subdi vi si on
t hrough Bl ock F. Theref ore, t he proposed Land Use
f or t hi s f ront age i s a very compat i bl e and sui t abl e
use t o i nt erf ace wi t h t he adj oi ni ng resi dent i al .
Bl ocks G, H and I
These bl ocks have a seri es of underut i l i zed or vacant
propert i es t hat a ord t he opport uni t y t o promot e
t he Resi dent i al Mi xed Use l and use desi gnat i on.
Fi gure 3.5. Proposed Land Use f or Bl ocks G, H and I
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Land Use Assessment and Recommendat i ons
20
Fi gure 3.7. Proposed Land Use f or Bl ocks L and M
Bl ocks J and K
Wi t h t he except i on of t he t wo corner parcel s on
Wi sconsi n Avenue and Nort hgat e Boul evard t hese
bl ocks are proposed as Resi dent i al Mi xed Use.
The parcel s on each si de of Wi sconsi n Avenue are
current l y nei ghborhood- servi ng commerci al uses.
The l ocat i on i s at present a good opport uni t y t o
provi de conveni ence shoppi ng f or t he adj acent
nei ghborhood and as such wi l l promot e wal ki ng,
rat her t han dri vi ng, f or conveni ence shoppi ng.
Bl ocks L and M
Bl ock L i s proposed as RMX wi t h t he except i on of
t he t wo parcel s at t he corner of Bowman Avenue
and Nort hgat e Boul evard. Thi s corner, al ong wi t h
t he maj ori t y of t he Bl ock M, ei t her has an exi st i ng
nei ghborhood- servi ng commerci al use or approval
of a vi abl e commerci al use t hat serves nearby
resi dent s. Vi abl e commerci al uses may be de ned as
smal l nei ghborhood cent ers o eri ng nei ghborhood
servi ce ret ai l or prof essi onal servi ces (e.g. dry
cl eaners, beaut y parl ors, medi cal and dent al o ces,
nanci al servi ces, real est at e o ces, et c.) t hat
creat e commerci al nodes t hroughout t he SPD. The
proposed Commerci al desi gnat i on responds t o t hi s
si t uat i on.
Fi gure 3.6. Proposed Land Use f or Bl ock Jand K
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Land Use Assessment and Recommendat i ons
21
Fi gure 3.9. Proposed Land Use f or Bl ock O
Fi gure 3.8. Proposed Land Use f or Bl ock N
Bl ock N
Bl ock N i s subst ant i al l y under ut i l i zed propert y.
Ot her t han a smal l church, t he area i s most l y vacant .
RMX zoni ng i s proposed f or t hi s bl ock as i t i ncl udes
one of t he l arger underdevel oped parcel s and woul d
be sui t abl e f or a si zabl e mi xed use devel opment wi t h
l i t t l e or no l ot consol i dat i on requi red. Furt her, i t i s
di rect l y across f rom t he el ement ary school , al l owi ng
f or conveni ent pedest ri an access f or school chi l dren
who mi ght l i ve i n t he resi dent i al uni t s.
Bl ock O
Bl ock O i s proposed t o be most l y RMX i n response
t o t he condi t i ons of exi st i ng l and uses. The parcel s
on whi ch t he exi st i ng market and Ri co s Pi zza are
l ocat ed are proposed as commerci al as t hese are
est abl i shed l ocal busi nesses.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Land Use Assessment and Recommendat i ons
22
Fi gure 3.10. Proposed Land Use f or Bl ocks P, Q, R, S, T, V, R- 1, S- 1 and T- 1
T
V
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Land Use Assessment and Recommendat i ons
23
Bl ocks P, Q, R, S, T, V, R- 1, and S- 1
These bl ocks represent t he sout hern concent rat ed
commerci al mi xed- use node of t he Nort hgat e
Boul evard corri dor and are proposed t o remai n
predomi nant l y zoned as commerci al . Port i ons of
Bl ocks P, Q, and R are proposed t o be rezoned
as RMX t o al l ow f or and encourage t he concept of
bri ngi ng i n hi gher densi t y resi dent i al i n proxi mi t y t o
t he commerci al uses.
Bl ock T- 1
A mi ni - st orage use has been approved wi t hi n t hi s
bl ock; however, i t i s st i l l proposed as RMX as i t
provi des an opport uni t y t o devel op resi dent i al wi t hi n
easy wal ki ng di st ance of t he exi st i ng commerci al
cent er. Furt her, i f devel oped as a resi dent i al mi xed
use product i t coul d archi t ect ural l y est abl i sh a very
st rong ent ry st at ement f or t he Nort hgat e Boul evard
corri dor.
Parks And Green Space
Part of creat i ng a wal kabl e communi t y i ncl udes
est abl i shi ng urban open spaces such as pocket
parks and pl azas. The proposed l and use pl an
i dent i es t he need f or t hese t ypes of spaces al ong
t he corri dor; however, speci c parcel s have not been
i dent i ed f or t hi s use. Rat her, a general l ocat i on i s
not ed wi t h a symbol .
Devel opment and desi gn gui del i nes prepared as an
overl ay t o t he RMX zone shoul d have provi si ons t o
encourage i nt egrat i ng quasi - publ i c spaces such as
t hese as redevel opment occurs.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Land Use Assessment and Recommendat i ons
24
Thi s page i nt ent i onal l y l ef t bl ank.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Dr af t Mast er Pl an
25
Re nement s t o Dr af t Mast er
Pl an
Several al t ernat i ve met hods were expl ored t o achi eve
t he proper roadway geomet ry, pedest ri an- f ri endl y
f eat ures, and desi gn saf et y. These al t ernat i ves were
revi ewed and a pref erred approach was devel oped
f or f urt her st udy.
One of t he most promi si ng al t ernat i ves expl ored was
l eavi ng t he east erl y curb l i ne and si dewal k i n pl ace
and f ocusi ng al l i mprovement s t o t he west of t hi s
l i ne. Thi s scenari o al l owed f or t he l andscape and
pedest ri an area al ong t he west si de t o be maxi mi zed;
however, i t woul d have requi red an easement
across t he f ront age of t he propert i es on t he east
as wel l as condi t i oni ng t hose propert i es t o make
speci c l andscape and si dewal k i mprovement s as
redevel opment of each i ndi vi dual parcel occurred.
Al t hough t hi s concept had meri t s, i t was agreed
t hat si nce i t was l i kel y redevel opment woul d t ake
many years and be f ragment ed, t hi s concept was not
necessari l y t he best scenari o t o pursue.
The sol ut i on t hat came out of expl ori ng t he vari ous
al t ernat i ves i s general l y i l l ust rat ed i n Fi gures 5.2 and
5.3 i n t he f ol l owi ng chapt er. Thi s sol ut i on proposed
repl aci ng t he 10 wi de cent er t urn l ane wi t h a rai sed
7 wi de medi an and reduci ng l ane wi dt hs t o a
mi ni mum of 11 wi de. The addi t i onal space gai ned
by t hi s approach al l owed bot h t he west ern and
east ern curb l i nes t o be moved t oward t he cent er of
t he road, f reei ng up l andscape and wal kway space.
In most segment s on t he west si de a 5 wi de pl ant er
st ri p and 5 wi de wal kway was achi eved. In most
segment s al ong t he east si de a 5 wi de pl ant er was
achi eved, but a 4 wal kway was set t l ed on wi t h t he
i nt ent t hat an addi t i onal 4 of wi dt h woul d be added
when adj acent parcel s were redevel oped.
St akehol der Input , December
2004
The Draf t Mast er Pl an was present ed i n a seri es of
separat e meet i ngs wi t h t he Nort hgat e Boul evard
Busi ness Associ at i on (NBBA), Smyt he School , and t he
Gardenl and Nort hgat e Nei ghborhood Associ at i on
(GNNA) f or f urt her i nput .
Nort hgat e Boul evard Busi ness
Associ at i on
NBBA s response t o t he proposed i mprovement s was
general l y f avorabl e. As expect ed, t he i nt roduct i on
of rai sed l andscaped medi ans was t he t opi c of
consi derabl e di scussi on. The busi ness owners
present l i ked and appreci at ed t he vast i mprovement
t o t he appearance of t he boul evard wi t h t he
l andscaped medi ans; however, t hey real i zed t hat
t he t rade- o was el i mi nat i ng mi d- bl ock l ef t t urns
t hat were previ ousl y possi bl e wi t h t he t wo- way t urn
l ane. Thi s di scussi on revol ved around det ermi ni ng
i f openi ngs i n t he medi an t o al l ow mi d- bl ock l ef t
t urn movement s coul d be accompl i shed wi t hout
si gni cant l y reduci ng t he aest het i c a ect .
The out come of t hi s di scussi on was a general
consensus t hat t he vast l y i mproved aest het i cs
and i mage gai ned wi t h t he l andscaped medi ans
out wei ghed most of t he percei ved negat i ve i mpact
of l i mi t i ng l ef t t urn movement s; however, t he desi gn
t eam was asked t o add a nort hbound, mi d- bl ock t urn
l ane i nt o t he shoppi ng cent er on t he sout hwest corner
of West El Cami no Avenue and Nort hgat e Boul evard
i nt ersect i on. Furt her, t hi s group suggest ed t hat i f
ot her l ef t t urn pocket s were creat ed, t hey shoul d be
creat ed onl y at l ocat i ons t hat provi de a communi t y-
wi de bene t as opposed t o bene t i ng a si ngl e
propert y.
DRAFT MASTER PLAN ALTERNATIVES
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Dr af t Mast er Pl an
26
Smyt he School Meet i ng
Represent at i ves of t he School Di st ri ct met t o revi ew
t he proposed i mprovement s i n t he Mast er Pl an. Thei r
mai n concerns revol ved around accommodat i ng
i ngress and egress f or school busses. They
i ndi cat ed t hat t he medi an proposed i n f ront of t he
school woul d requi re t hem t o al t er t hei r current bus
rout i ng, whi ch woul d not be possi bl e i n t he near
f ut ure. In response t o t hi s, i t was agreed t hat t he
proposed desi gn shoul d i ncl ude an opt i on f or no
medi an al ong t hi s segment .
GNNA Meet i ng
The pri mary comment s recei ved f rom GNNA i ncl uded
t he f ol l owi ng:
Need bet t er st reet l i ght i ng (possi bl y l i ght s
i n t he medi an);
Improvement s need t o consi der i nt erf ace
wi t h t he east - west bi cycl e rout es;
The appearance of t he of t he vari ous f ences
al ong t he west si de need t o be i mproved;
More openi ngs i n t he proposed medi ans
are needed
Gat eway and t heme el ement s shoul d re ect
a "Gardenl and" charact er.
Regi onal Tr ansi t Di st r i ct
Revi ew
The pref erred al t ernat i ve was submi t t ed t o Regi onal
Transi t Di st ri ct f or revi ew and comment . Upon t hei r
revi ew, t hey conveyed t he f ol l owi ng verbal comment s
vi a t el ephone conf erence i n January 2005:
1. Provi de l i ght i ng near bus shel t ers.
2. Bus shel t ers wi l l requi re an 8 deep x 8
wi de l oadi ng zone.
3. Try t o shade bus shel t ers wi t h canopy t rees.
4. Regi onal Transi t wi l l provi de bus shel t ers,
benches and t rash cans at bus st ops and
wi l l provi de mai nt enance.
5. More crosswal ks near Ri o Ti erro Road and
Pot omac Avenue woul d be bene ci al .
Recommendat i ons 1- 3 made by Regi onal Transi t
were i ncorporat ed i nt o t he Mast er Pl an. The
addi t i onal crosswal ks recommended i n i t em 5 was
not i ncorporat ed because warrant s have not been
met t o j ust i f y t he i nst al l at i on of a crosswal k.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Dr af t Mast er Pl an
27
Fur t her Re nement
Bui l di ng on t he i nput recei ved f rom t hese meet i ngs,
t he proposed i mprovement s i n t he Mast er Pl an were
f urt her re ned i n preparat i on f or present at i on t o t he
general publ i c. Speci c re nement s i ncl uded:
Addi t i on of a nort hbound t urn l ane i nt o t he
Manor Drug shoppi ng cent er;
Preparat i on of a no medi an opt i on at t he
school f ront age;
Addi t i on of a sout hbound U- t urn at
Je erson Avenue
Addi t i on of an opt i onal sout hbound l ef t
t urn l ane i nt o La Superi or Market
Publ i c Meet i ng, Febr uar y 2005
In February 2005, t he proposed i mprovement s i n
t he Mast er Pl an were present ed at a publ i c meet i ng.
Thi s present at i on i ncl uded a comprehensi ve revi ew
of t he pl anni ng process t o dat e, t he proposed l and
use changes, and t he proposed Mast er Pl an. The
f ormat of t he meet i ng was an i nf ormal open house
f ol l owed by a f ormal present at i on, f ol l owed by a
quest i on/ answer peri od. In addi t i on t o t he quest i on/
answer peri od, al l part i ci pant s were provi ded a
report card on whi ch t o rat e speci c el ement s of
t he proposed i mprovement s as wel l as t o provi de
wri t t en comment s. The Report Card i s at t ached as
Appendi x D.
Comment s were wi de rangi ng, but one area of st rong
consensus (as evi denced i n t he resul t s of t he report
card) was t he need t o provi de more opport uni t i es
f or t urns t hrough t he medi ans t o bet t er serve t he
resi dent i al nei ghborhoods.
In response t o t he st rong desi re f or more l ef t t urn
opport uni t i es as expressed at t he publ i c meet i ng, t he
proj ect t eam revi ewed pot ent i al l ef t t urn l ocat i ons
wi t h regard t o where t hese t urn l ocat i ons woul d
provi de t he most communi t y bene t as bal anced
agai nst t he communi t i es desi re f or an i mproved
aest het i c i mage. Pot ent i al l ef t t urn l ocat i ons
were al so revi ewed wi t h regard t o whet her or not
mi ni mum engi neeri ng st andards coul d be met . Thi s
process resul t ed i n addi ng l ef t t urn opport uni t i es at
t he f ol l owi ng l ocat i ons:
Wi l son Avenue (sout h bound l ef t )
Bowman Avenue (sout h bound l ef t )
Indi ana Avenue (sout h bound l ef t )
Senat or Avenue (merge l ane)
New Heri t age Road (sout h bound l ef t and
merge l ane)
Manor Drug Shoppi ng Cent er (nort h bound
l ef t )
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Dr af t Mast er Pl an
28
Fi gure 4.1. Communi t y Report Card Summary
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Dr af t Mast er Pl an
29
Fi gure 4.2. Sel ect i on of Gat eway Ent ry Monument
Exampl es Present ed t o t he Communi t y
Improvement s were ranked by at t endees i n order of
pri ori t y as f ol l ows:
1. Li ght i ng
2. Landscape
3. Nei ghborhood Ident i cat i on
4. Si t e Furni t ure
5. Ent ry Monument s
Fi f t een out of 20 report cards were i n f avor of t he
Smyt he School opt i on wi t hout a cent er medi an. One
respondent pref erred t he medi an at t hi s l ocat i on,
and f our di d not respond t o t he quest i on.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Dr af t Mast er Pl an
30
Thi s page i nt ent i onal l y l ef t bl ank.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
31
Devel opi ng t hi s Mast er Pl an requi red bal anci ng
many di eri ng pri ori t i es as wel l as respondi ng t o
si gni cant physi cal const rai nt s. However, as not ed
previ ousl y i n t he Anal ysi s of Exi st i ng Condi t i ons, very
st rong gui dance was provi ded vi a t he Gardenl and-
Nort hgat e St rat egi c Nei ghborhood Act i on Pl an
(SNAP) t hat was prepared i n 2003. To recap, one of
SNAP s key pri ori t i es regardi ng Nort hgat e Boul evard
was:
Improve appearance, safety, and range of
commercial services along Northgate Boulevard
including:
Provide landscaped medians;
Create focused commercial areas;
Improve safety in front of Smythe School;
Improve landscaping and lighting;
Promote housing on Northgate Boulevard;
Expand architectural review."
These SNAP pri ori t i es were a f urt her val i dat i on of
t he 2002 Dan Burden Report :
Creat e a t rue boul evard wi t h medi ans
Improve saf et y at Smyt he School
Promot e mi xed use devel opment
Est abl i sh easement s f or wi der si dewal ks
Promot e publ i c/ pri vat e part nershi ps
Est abl i sh bet t er l i nks t o adj acent
nei ghborhoods
These pri ori t i es and obj ect i ves were agai n val i dat ed
i n t he communi t y and st akehol der meet i ngs hel d
duri ng t he mast er pl an process.
The Mast er Pl an t hat evol ved f rom t hi s pl anni ng
process successf ul l y addressed each of t hese speci c
pri ori t i es as best as possi bl e wi t hi n t he const rai nt s of
t he corri dor. The Mast er Pl an Concept ual St reet scape
Pl ans are at t ached as Appendi x E.
Land Use
Wi t h t he i nt roduct i on of RMX zoni ng, t he proposed
l and use pl an provi des a means t o promot e housi ng
al ong t he corri dor. Furt her, t he proposed l and use
pl an al so cl earl y addresses t he pri ori t y of creat i ng
f ocused commerci al areas by mai nt ai ni ng t he
commerci al cent ers at t he nort h and sout h ends
of t he corri dor and i dent i f yi ng onl y very speci c
l ocat i ons wi t hi n t he mi ddl e segment f or commerci al
zoni ng t o address t he SNAP pri ori t y of expanded
archi t ect ural revi ew. Thi s l and use pl an shoul d be
suppl ement ed wi t h an appropri at e archi t ect ural
revi ew process.
PLAN OBJECTIVES
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
32
Saf et y
Physi cal desi gn changes proposed i n t he Mast er Pl an
wi l l i ncrease saf et y and i mprove bot h pedest ri an
and vehi cul ar ci rcul at i on t hroughout t he corri dor.
Si dewal ks have been set back f rom t he curb
wherever possi bl e t o provi de a physi cal separat i on
bet ween pedest ri ans and vehi cl es. Bi ke l anes wi l l
al so be added nort h of San Juan Avenue. The Mast er
Pl an al so proposes i nt roduci ng l andscaped medi ans
t hroughout , whi ch wi l l i mprove pedest ri an saf et y.
The proposed medi ans wi l l reduce t he number of
poi nt s of pot ent i al pedest ri an/ vehi cl e i nt erf ace by
l i mi t i ng mi d- bl ock l ef t t urns i nt o dri veways. These
measures are rei nf orced by proposed i mprovement s
t o si gnal s, si gns, and pavement marki ngs at
i nt ersect i ons and l i ght i ng i mprovement s.
Appear ance and Image
In addi t i on t o i mprovi ng saf et y, t he i nt roduct i on
of l andscaped medi ans wi l l dramat i cal l y i mprove
t he appearance of t he boul evard. The medi ans,
t oget her wi t h t he parkway pl ant er st ri ps behi nd t he
curbs, al l ow a st rong t ree canopy t o be devel oped,
whi ch wi l l creat e more of a t rue boul evard charact er.
Thi s change i n i t sel f wi l l est abl i sh a new, posi t i ve
i mage f or t he area. Improved l i ght i ng, uni ed st reet
f urni shi ngs at bus st ops, and devel opment of some
t ype of gat eway monument s t hat re ect t he uni que
charact er of t hi s communi t y wi l l enhance t hi s new
i mage.
Fol l owi ng are speci c component s of t he Mast er
Pl an and a proposed phasi ng scenari o descri bed i n
more det ai l .
Roadway Geomet r y
The pref erred opt i on i s desi gned t o work ent i rel y
wi t hi n t he exi st i ng ROW except f or sel ect ed l ocat i ons
on corners where 1 - 2 of ROW acqui si t i on i s requi red
t o accommodat e U- t urns. Thi s opt i on mai nt ai ns t wo
nort hbound and t wo sout hbound l anes pl us bi cycl e
l anes i n each di rect i on. The mi ddl e t urn l ane i s
el i mi nat ed and repl aced wi t h a medi an t hat vari es i n
wi dt h t o a mi ni mum of 6 . The medi an ext ends f rom
Rosi n Court t o Arden- Garden Connect or. Roadsi de
parkways are i nt ermi t t ent al ong t he boul evard where
space i s avai l abl e t o accommodat e a 3 pl ant ed
area.
Si dewal ks on t he east si de are a mi ni mum of 5 - 0
wi de and run cont i nuousl y. Si dewal ks on t he west
si de are a mi ni mum of 4 - 0 wi de and are cont i nuous
t hroughout t he proj ect area. Propert y owners on
t he east si de woul d be condi t i oned t o provi de an
addi t i onal 4 - 0 of si dewal k adj acent t o t he proposed
si dewal k when f ut ure devel opment occurs, provi di ng
an overal l 8 wi de si dewal k.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
33
Adj ust ment s t o Ut i l i t i es
To f ul l y i mpl ement t he i mprovement s descri bed
i n t he Mast er Pl an and t o avoi d pot ent i al physi cal
con i ct s, many exi st i ng ut i l i t y st ruct ures wi l l need
t o be rel ocat ed. These adj ust ment s i ncl ude:
Ut i l i t y under- groundi ng of phone, cabl e TV,
and power l i nes wi l l be necessary t o avoi d
con i ct s wi t h pol es and ut i l i t y boxes i n t he
new pat h of t ravel .
St reet l i ght and t ra c si gnal rel ocat i on may
be necessary.
Curb and gut t er rel ocat i on wi l l be requi red
t o meet t he new road al i gnment .
Fi re hydrant s wi l l need t o be rel ocat ed
adj acent t o new curbs.
Exi st i ng drai nage st ruct ures wi l l be
rel ocat ed t o coordi nat e wi t h t he l ocat i on of
new curb and gut t ers.
0/4O-A#
!6%.5%
.
/
2
4
(
'
!
4
%

"
/
5
,
%
6
!
2
$
!
#
#
%
.
4

4
2
%
%
4
9
0
)
#
!
,

0
,
!
.
4
)
.
'
!
#
#
%
.
4

0
,
!
.
4
)
.
'
Fi gure 5.1. Typi cal pl an vi ew of i mprovement s
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
34
Fi gure 5.2. Typi cal St reet Sect i ons
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
35
Fi gure 5.3. Typi cal St reet Sect i ons cont i nued
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
36
Maj or Int er sect i ons
Maj or i nt ersect i ons have been desi gned t o
accommodat e U- t urns based on t he Sacrament o
Depart ment of Transport at i on requi rement of 44 as
measured f rom t he out si de of t he t urn l ane t o f ace
of curb.
These maj or i nt ersect i ons are:
Rosi n Court
San Juan Road
Pot omac Avenue
Wi sconsi n Avenue
Haggi n Avenue
West El Cami no Avenue
Je erson Avenue (sout hbound onl y)
Pedest ri an and accessi bl e i nt ersect i on f eat ures are
i nt ended t o i ncrease saf et y and promot e i mproved
pedest ri an wal kabi l i t y. The i t ems not ed i n Fi gure 5.5
are part of t he Mast er Pl an, i ncl udi ng hi gh vi si bi l i t y
crosswal ks, advance st op bars, and accessi bl e curb
ramps. Opt i onal f eat ures whi ch coul d be provi ded
i ncl ude count down si gnal s, audi bl e devi ces, saf et y
si gnage, and i ncreased enf orcement and educat i on
about pedest ri an saf et y.
Fi gure 5.4. Maj or Int ersect i ons Map
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
37
Fi gure 5.5. Typi cal Int ersect i on Di agram. Not ed i t ems represent pot ent i al f eat ures t o be added at each
i nt ersect i on
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
38
Landscape Concept
Tree Pl ant i ng
As a l ong est abl i shed art eri al , Nort hgat e Boul evard
has mat ure l andscapi ng i n t he f orm of wel l est abl i shed
t rees al ong i t s peri met er. Vari et i es i ncl ude several
Oak and Pi ne speci es wi t h occasi onal Sycamores
and ot her ornament al speci es. There i s no f ormal
spaci ng or monocul t ure of speci es est abl i shed al ong
t he corri dor.
As a pri ori t y, t he Mast er Pl an seeks t o bet t er
est abl i sh a t ree canopy over si dewal ks and pavi ng t o
provi de shade. Ot her goal s are t o sel ect t ree speci es
t hat provi de seasonal f ol i age col or and seasonal
oweri ng. The Mast er Pl an does not seek t o est abl i sh
a monocul t ure and a f ormal t ree pl ant i ng regi ment ;
rat her i t i nt ends t o use a mi x of t ree speci es and si zes
i n groupi ngs t o accent uat e t ree f orms, t ext ures, and
col ors. Thi s desi gn approach provi des a maxi mum
of exi bi l i t y f or desi gn and i mpl ement at i on over
t i me.
For t he purpose of f ost eri ng t he heal t hi est root
growt h and devel opment possi bl e, a st ruct ural soi l
syst em shal l be i nst al l ed at each st reet t ree where
t he pl ant er i s l ess t han 6 wi de. Thi s met hod shal l be
used f or t rees l ocat ed i n medi ans and parkways. The
st ruct ural soi l syst em, such as t he Duck- bi l l Invi si bl e
St aki ng syst em i l l ust rat ed i n Fi gure 5.7, wi l l det er
upl i f t s i n pavement f rom root st ruct ures. Duck-
bi l l st aki ng el i mi nat es t ree st akes and promot es
heal t hi er and st ronger t rees.
Shrub and Ground Cover Pl ant i ng
The Mast er Pl an i dent i es a range of shrub speci es
t hat provi de dense f ol i age growt h and seasonal
ower col or and have l ow wat er consumpt i on
requi rement s. Shrubs are t o be pl ant ed i n mass f ree
f orm groupi ngs of si mi l ar speci es; cont rast bet ween
groupi ngs shoul d be consi dered f or seasonal col or,
t ext ure, and pl ant f orm. Shrub massi ng shoul d be
cont ai ned t o areas wi t hi n 24 i nches of al l parkway
and medi an i sl ands.
Ground covers are t o be pl ant ed i n mass groupi ngs,
f ormi ng a uni ed carpet of pl ant mat eri al surroundi ng
t he shrub areas. A cont i nuous non- pl ant ed 12 wi de
band of decomposed grani t e mi neral mul ch shoul d
be pl aced at t he peri met er of al l medi an i sl ands.
Thi s non- pl ant ed peri met er provi des a cl ear edge
t o t he pl ant er and shal l provi de a set back area t o
ensure pl ant s do not encroach on t he roadway.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
39
Fi gure 5.6. Pl ant Li st and Phot os
Botanical Name Common Name Canopy
Trees
SmaII Trees
Calocedrus decurrens California Incense Cedar 10-20
Lagerstroemia indica Crape Myrtle 10-15

Medium Trees
Koelreuteria paniculata Golden Raintree 15-35
Pistacia chinensis Chinese Pistache 25-35
Robinia ambiqua Purple Robe Idaho Locust 20-35
Large Trees
Ginkgo biloba Ginkgo 20-40
Quercus suber Cork Oak 30-60
Tilia cordata Little Leaf Linden 25-40

Shrubs*
Achillea millefolium Fire King Red Yarrow
Agapanthus Queen Anne Lily-of-the-Nile
Asparagus densiorus Myers Myers Asparagus
Astilbe arendsii Glow False Spiraea
Berberis buxifolia nana Dwarf Barberry
Cistus Sunset Rockrose
Hebe Autumn Glory Dwarf Hebe
Helictotrichon sempervirens Blue Oat Grass
Hemerocallis uva Daylily
Heuchera sanguinea Coral Bells
Lantana montevidensis Lantana
Lavandula dentate French Lavender
Mahonia aquioium Oragon Grape
Muhlenbergia regens Deer Grass
Phormiun tenax Bronze Baby Dwarf New Zealand Flax
Rhaphiolepis indica Ballerina Indian Hawthorn
Rosmarinus ocinalis Prostratus Dwarf Rosemary
Sollya heterophylla Australian Bluebell Creeper
*Note: All shrubs listed are less than 3 in height at maturity.
Ground Covers and Vines
Ajuga reptans Carpet Bugle
Arctostaphylos Emerald Carpet Manzanita
Baccharis pilularis Twin Peaks Dwarf Coyote Brush
Bergenia crassifolia Winter-Blooming Bergenia
Carissa macrocarpa Prostrata Natal Plum
Ceanothus griseus horizontalis Carmel Creeper
Clytostoma callistegioides Violet Trumpet Vine
Cotoneaster dammeri Lowfast Bearberry Cotoneaster
Fragaria chiloensis Wild Strawberry
Jasminum parkeri Dwarf Jasmine
Juniperus horizontalis Bar Harbor Bar Harbor Juniper
Stachys byzantina Lambs Ears
Wisteria sinensis Chinese Wisteria

NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
40
Fi gure 5.7. St ruct ural Soi l Di agram. Trees i n medi ans and parkways may requi re st ruct ural soi l
Note: Exact specifications and dimensions of structural
soil and related components shall be determined in the
construction documentation phase of work.
Duck- Bi l l Invi si bl e St aki ng Syst em,
i n l i eu of Wood Tree St aki ng
St reet Tree
Pl ant ed Medi an or Concret e Si dewal k
(median condition shown)
St ruct ural Soi l
Subgrade
Asphal t Pavi ng
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
41
Si t e Fur ni shi ngs
Si t e f urni shi ngs wi l l i ncl ude hi st ori c decorat i ve
l i ght i ng at bus st ops, medal l i on si gns wi t h di st ri ct
i dent i cat i on at t ached t o st reet l i ght s, ent ry
monument s at maj or i nt ersect i ons (Rosi n Court ,
San Juan Road, West El Cami no Avenue and Arden-
Garden Connect or), and preservat i on of t he exi st i ng
communi t y bui l t si gn, now l ocat ed at t he sout h end
of t he boul evard. The f easi bi l i t y of si gn at t achment
t o t he st reet l i ght s wi l l requi re anal ysi s f rom a
st ruct ural engi neer.
Fi gure 5.8. Exampl es of Vehi cul ar- Scal ed and
Pedest ri an- Scal ed St reet Li ght i ng
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
42
Fi gure 5.9. Bench Exampl e (Manuf act urer:
Ti mberf orm, Model : Renai ssance)
Benches
Bench t ype and st yl e were sel ect ed t o provi de
durabi l i t y, vandal resi st ance, and at t ract i ve st yl i ng,
wi t h mi d- bench armrest t o det er sl eepi ng on benches.
Benches are const ruct ed wi t h a powdercoat ed st eel
f rame and woul d be secured t o t he pavement wi t h
appropri at e hardware. Locat i ons f or benches woul d
be det ermi ned when const ruct i on document s are
prepared. It shoul d be not ed t hat t hese benches
are t o be l ocat ed i n proxi mi t y t o act i vi t y hubs and
ret ai l cent ers. These benches are i n addi t i on t o t he
f urni t ure provi ded by Sacrament o Regi onal Transi t
(RT) and woul d be f unded t hrough t he area BID.
Sampl e Monument
The exampl e depi ct ed i n Fi gure 5.9 i s an appropri at e
desi gn re ect i ng t he hi st ori cal cont ext of t he
Gardenl and Nort hgat e Nei ghborhood. Furt her
desi gn devel opment of t hi s f eat ure shoul d be
pursued t hrough a cal l f or art i st s t o i mpl ement t hi s
f eat ure.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
43
Fi gure 5.10. Exampl e Gat eway Ent ry Monument
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
44
Non- st andar d Impr ovement s
Duri ng t he mast er pl anni ng process, a wi de vari et y
of desi gn i deas were proposed, some of whi ch
woul d not have been i n conf ormance wi t h current
Ci t y st andards. In response t o t he underst andi ng
t hat t he communi t y want ed a pl an t hat coul d be
i mpl ement ed soon, t he proj ect t eam devel oped
desi gn sol ut i ons t hat f el l wi t hi n t he current Ci t y
st andards as best as possi bl e.
However, t he proposed Mast er Pl an does i ncl ude
some el ement s t hat devi at e sl i ght l y f rom t hese
st andards, i ncl udi ng:
A 4 wi de wal k on t he east si de of t he
boul evard i s proposed; whereas t he Ci t y
st andard wal k i n t hi s si t uat i on woul d be
5 wi de. It i s proposed t hat t hi s devi at i on
be remedi ed as propert i es al ong t he east
si de are redevel oped. These propert i es f al l
wi t hi n t he RMX zone and can be condi t i oned
t hat as t he propert i es are redevel oped a
requi rement i s t o const ruct an addi t i onal 4
wi dt h of si dewal k t o achi eve a t ot al wi dt h
of 8 , ul t i mat el y resul t i ng i n a comf ort abl e
wal ki ng envi ronment adj acent t o f ut ure
resi dent i al / commerci al / ret ai l mi xed use
devel opment .
Bus t urn out s are not provi ded at bus st ops
due t o rest ri ct ed hori zont al di st ances t hat
make i t i mpossi bl e t o meet t he requi red
desi gn t empl at e.
Pr oposed Phasi ng
Phasi ng was devel oped based on request f rom t he
resi dent s duri ng t he communi t y meet i ngs. There
was consensus among t hose i n at t endance t o begi n
i mprovement s at t he Sout hern port i on of t he corri dor
and proceed nort h. Based on communi t y request s
t he f ol l owi ng phased i mpl ement at i ons of t he Mast er
Pl an are proposed:
Phase 1 West El Cami no Avenue t o Arden-
Garden Connect or
Phase 2 Pot omac Avenue t o West El Cami no
Avenue
Phase 3 Rosi n Court t o San Juan Road
Phase 4 San Juan Road t o Pot omac Avenue
Not e: A pi l ot proj ect wi l l precede Phase 1 and i s
proposed f or t he medi ans begi nni ng at Rosi n Court
and ext endi ng sout h f or approxi mat el y one bl ock.
The abi l i t y t o const ruct part i al segment s or syst ems
(i .e. medi ans onl y, et c.) of t he Mast er Pl an i s
l i mi t ed. Thi s approach, i n most cases, woul d creat e
condi t i ons t hat are undesi rabl e. Part i al l y const ruct i ng
syst ems woul d l ead t o i nt eri m condi t i ons t hat may
requi re si gni cant t emporary measures t o mi t i gat e
unsaf e condi t i ons. The Mast er Pl an rel i es on cert ai n
reduct i ons of wi dt h at cri t i cal areas t o achi eve t he
proposed si dewal k, bi ke l ane, t ravel l anes and
medi an wi dt hs requi red. Si nce t hese i mprovement s
are di mensi onal l y l i nked, part i al const ruct i on of t he
Mast er Pl an syst ems woul d requi re t he bi ke l anes t o
be t emporari l y el i mi nat ed. Thi s t emporary condi t i on
i s consi dered unaccept abl e.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
45
Fi gure 5.11. Exampl e Mast er Pl an Road Sect i on.
The narrowi ng of t he t ravel ed way and t he l ocat i on
of t he exi st i ng curb prohi bi t s part i al const ruct i on of
Mast er Pl an road sect i ons, as depi ct ed i n Fi gure 5.11.
As moni es are avai l abl e t o f ul l y f und each i dent i ed
phase, t he Mast er Pl an shoul d onl y be consi dered
f or i mpl ement at i on of t he ent i re cross sect i on.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
46
Fi gure 5.12. Phasi ng Map
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Mast er Pl an
47
Fenci ng Recommendat i ons
Throughout t he pl anni ng process, t he need t o
dramat i cal l y i mprove t he condi t i on and appearance
of exi st i ng f enci ng al ong t he west si de of t he corri dor
was repeat edl y rai sed by st akehol ders and t he
communi t y. Thi s f enci ng was ori gi nal l y const ruct ed
as backyard f enci ng f or t he adj acent resi dent i al
devel opment t hat occurs general l y bet ween Ri o
Ti erro Road and West El Cami no Avenue.
Unf ort unat el y, t hi s f enci ng i s on pri vat e propert y;
t heref ore, addressi ng i t di rect l y i s not a part of
t hi s mast er pl anni ng e ort . However, duri ng t he
pl anni ng process, i t was recogni zed t hat t he f enci ng
shoul d be addressed as a f ut ure separat e proj ect i n
an appropri at e publ i c/ pri vat e part nershi p. Fi gure
5.13 i s an exampl e of a f enci ng t reat ment t hat woul d
work wel l f or t hi s si t uat i on, as i t can be const ruct ed
wi t h mi ni mal encroachment on ei t her t he ROW or
pri vat e propert y.
Fi gure 5.13. Exampl e Fenci ng. Thi s i s a suggest ed
t reat ment of resi dent i al f ences and i s not a part of
t hi s Mast er Pl an.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Mast er Pl an
48
Publ i c Meet i ng, Jul y 2005
In Jul y 2005, a publ i c meet i ng was hel d t o present
modi cat i ons t o t he Draf t Mast er Pl an. Thi s
present at i on i ncl uded modi cat i ons i mpl ement ed
i n response t o comment s recei ved at t he February
2005 publ i c meet i ng. These modi cat i ons i ncl uded:
addi t i onal and opt i onal l ef t t urn l anes, pot ent i al
phasi ng, l andscapi ng, l i ght i ng, f urni shi ngs,
nei ghborhood i dent i cat i on, and ent ry monument s.
The f ormat of t he meet i ng was an i nf ormal open
house f ol l owed by a revi ew of previ ous meet i ngs,
a f ormal present at i on, a quest i on/ answer peri od.
The meet i ng was wel l at t ended by t he communi t y;
approxi mat el y 40 resi dent s and propert y owners
were present .
Quest i ons f rom t he communi t y general l y f ocused
on t he re- zoni ng process f or t he RMX zone, proj ect
cost , pl an approval process, and proj ect schedul e.
Quest i ons were answered and responses f rom t hose
i n at t endance seemed t o i ndi cat e t hey were sat i s ed
wi t h answers provi ded.
A speci c f ocus by communi t y members were t he
addi t i onal l ef t t urn l anes added si nce t he previ ous
meet i ng. The desi gn t eam provi ded i nf ormat i on
on why t hese l ocat i ons where were sel ect ed and
why ot her l ocat i ons consi dered f or t urn l anes di d
not meet desi gn cri t eri a and were not i ncl uded.
Some communi t y members present cont i nued
t o voi ce concern over l i mi t i ng l ef t t urns and t he
pot ent i al i mpact on t hei r busi nesses; however, at
t he concl usi on of t he meet i ng, most were i n support
of t he Mast er Pl an and i ndi cat ed t hey woul d l i ke t o
see t hi s pl an cont i nue t o move f orward.
A budget scenari o f or i mpl ement i ng t he Nort hgat e
Mast er Pl an was devel oped on a phase by phase
basi s based i n mi d- 2005 dol l ars.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
February 2006
Opi ni on of Cost
49
OPINION OF COST
Assumpt i ons
The Opi ni on of Probabl e Cost has been prepared
based on concept ual pl ans, aeri al phot ographs, and
el d survey i nf ormat i on. Roadway and ci vi l i t ems t hat
coul d be quant i ed di rect l y f rom pl ans, such as drai n
i nl et s, hydrant s, and l i ght i ng, were t abul at ed f rom
t he avai l abl e pl ans and survey dat a. The roadway
quant i t i es, such as curb, gut t er, si dewal k, asphal t i c
concret e, and roadway excavat i on, were cal cul at ed
based on assumed cross sect i on quant i t i es al ong
t he l engt h of t he proj ect .
It was assumed t hat a maj ori t y of t he exi st i ng
pavement woul d remai n and onl y 3 adj acent t o
each curb woul d be removed and repl aced t o
accommodat e const ruct i on of t he new curbs. A 2 AC
overl ay was assumed as prevent at i ve mai nt enance
f or t he roadway. If i t i s f ound by f ut ure geot echni cal
i nvest i gat i on t hat t he exi st i ng pavement sect i on
wi l l not be su ci ent t o support f ut ure demand, i t
may be necessary t o repl ace t he ent i re roadway at
si gni cant addi t i onal cost .
Landscape and i rri gat i on cost s were devel oped f rom
pl an document s based on area t akeo s, and uni t
cost was appl i ed as appropri at e. Ot her i t ems i n t he
opi ni on of cost i ncl ude wat er connect i ons, st ruct ural
soi l , si t e f urni shi ngs, and ent ry monument s.
For i nci dent al i mprovement s t hat were not account ed
f or wi t h t he roadway i t ems, a 20%cont i ngency was
added t o t he est i mat e.
The Pi l ot Proj ect woul d consi st of const ruct i on of
t he medi an begi nni ng at Rosi n Court and ext endi ng
one bl ock sout h al ong Nort hgat e Boul evard. The
probabl e cost of t he Pi l ot Proj ect i s est i mat ed at
$729,000.
Phase 1 woul d commence at Arden- Garden
Connect or and i ncl ude i mprovement s
nort herl y t o West El Cami no Avenue. The
probabl e cost of Phase 1 i s est i mat ed at
$4,027,000.
Phase 2 woul d commence at West El Cami no
Avenue and i ncl ude i mprovement s nort herl y
t o Pot omac Avenue. The probabl e cost of
Phase 2 i s est i mat ed at $6,294,000.
Phase 3 woul d commence at San Juan Road
and i ncl ude i mprovement s sout herl y t o
Pot omac Avenue. The probabl e cost of
Phase 3 i s est i mat ed at $4,648,000.
Phase 4 woul d commence at Rosi n Court
and i ncl ude i mprovement s sout herl y t o San
Juan Road. The probabl e cost of Phase 4 i s
est i mat ed at $4,122,000.
The t ot al cost of probabl e const ruct i on i s est i mat ed at
approxi mat el y $19 t o $20 mi l l i on dol l ars, est i mat ed
at mi d- 2005 dol l ars. A Prel i mi nary Est i mat e of
Probabl e Cost i s at t ached as Appendi x F.
Excl usi ons
Ut i l i t y undergroundi ng cost s have not been
i ncl uded i n t he cost est i mat e as t hi s work shoul d
be compl et ed under a f ranchi se agreement wi t h t he
ut i l i t y company.
NORTHGATE BOULEVARD STREETSCAPE MASTER PLAN
City of Sacramento
Opi ni on of Cost
50
Thi s page i nt ent i onal l y l ef t bl ank.