NORTHGATE SPECIFIC PLAN VALLEJO, CALIFORNIA ADOPTED BY THE VALLEJO CITY COUNCIL ON OCTOBER 25, 1988. AMENDED BY THE VALLEJO CITY COUNCIL ON SEPTEMBER 26, 1989. AMENDED BY THE VALLEJO CITY COUNCIL ON JULY 30, 1999. AMENDED BY THE VALLEJO CITY COUNCIL ON JULY 29, 2003. (RESOLUTION NUMBER 03-259 N.C.) AMENDED BY THE VALLEJO CITY COUNCIL ON JUNE 27, 2006 AMENDED BY THE VALLEJO CITY COUNCIL ON JANUARY 27, 2009 AMENDED BY THE VALLEJO CITY COUNCIL ON JULY 22, 2014 TABLE OF CONTENTS SECTION 1. ...INTRODUCTION ......................................................................................................................... 1 1.1 PURPOSE OF THE NORTHGATE SPECIFIC PLAN ................................................................... 1 1.2 2003 AMENDMENT ....................................................................................................................... 1 1.3 ORGANIZATION OF THE NORTHGATE SPECIFIC PLAN ....................................................... 2 1.4 GEOGRAPHICAL AREA OF APPLICATION .............................................................................. 4 1.5 GOALS OF THE NORTHGATE SPECIFIC PLAN........................................................................ 4 1.6 SUMMARY OF THE NORTHGATE PLANNING PROPOSAL ................................................... 5 1.6.1 Mixed Use Land Use .......................................................................................................... 5 1.6.2 Neighborhood Shopping and Services Land Use ............................................................... 5 1.6.3 Commercial Land Use ........................................................................................................ 5 1.6.4 Commercial Center ............................................................................................................. 6 1.6.5 Low Density Residential Neighborhoods ........................................................................... 7 1.6.6 Medium Density Residential Neighborhood ...................................................................... 7 1.6.7 Public Facilities .................................................................................................................. 8 1.6.8 Open Space ......................................................................................................................... 8 1.7 PLAN AREA SETTING .................................................................................................................. 8 1.7.1 Location, History and Current Uses ................................................................................... 8 1.7.2 Regional Context ................................................................................................................ 9 1.7.3 Topography, Vegetation and Wildlife .............................................................................. 12 1.7.4 Geology ............................................................................................................................ 13 1.7.5 Soils .................................................................................................................................. 13 1.7.6 Seismicity ......................................................................................................................... 14 1.7.7 Drainage ........................................................................................................................... 14 1.7.8 Circulation ........................................................................................................................ 17 1.8 INFRASTRUCTURE ..................................................................................................................... 18 1.8.1 Sanitary Sewer .................................................................................................................. 18 1.8.2 Natural Gas and Electricity............................................................................................... 18 1.8.3 Telephone ......................................................................................................................... 18 1.8.4 Water ................................................................................................................................ 18 1.8.5 Solid Waste....................................................................................................................... 18 SECTION 2. ...NORTHGATE DEVELOPMENT PLAN ................................................................................. 20 2.1 LAND USE AND DEVELOPMENT PLAN ................................................................................. 20 2.2 RELATIONSHIP TO THE VALLEJO GENERAL PLAN ........................................................... 22 2.3 CONSISTENCY WITH THE VALLEJO GENERAL PLAN'S GOALS AND POLICIES .......... 22 SECTION 3. ...MIXED USE LAND USE AREA................................................................................................ 23 SECTION 4. ...NEIGHBORHOOD SHOPPING AND SERVICES LAND USE AREA................................ 23 SECTION 5. ...THE COMMERCIAL LAND USE AREA ................................................................................ 23 5.1 COMMERCIAL ............................................................................................................................. 23 5.2 COMMERCIAL CENTER ............................................................................................................. 29 SECTION 6. ...RESIDENTIAL NEIGHBORHOOD AREA............................................................................. 31 6.1 LOW DENSITY RESIDENTIAL NEIGHBORHOODS ............................................................... 31 6.2 MEDIUM DENSITY RESIDENTIAL NEIGHBORHOOD .......................................................... 33 SECTION 7. ...URBAN RESERVE ..................................................................................................................... 34 SECTION 8. ...PUBLIC FACILITIES AND SERVICES .................................................................................. 34 8.1 CONCEPT ...................................................................................................................................... 34 8.2 FIRE PROTECTION ...................................................................................................................... 34 8.3 POLICE .......................................................................................................................................... 34 8.4 ELEMENTARY SCHOOL ............................................................................................................ 35 8.5 HIGH SCHOOL ............................................................................................................................. 35 8.6 PARKS ........................................................................................................................................... 35 8.7 PARK AND RIDE FACILITY ....................................................................................................... 35 SECTION 9. ...CIRCULATION ........................................................................................................................... 36 9.1 CONCEPT ...................................................................................................................................... 36 9.2 EXISTING STREETS .................................................................................................................... 36 9.3 PLANNED STREETS .................................................................................................................... 36 9.4 PEDESTRIAN PATHS AND TRAILS .......................................................................................... 42 SECTION 10...OPEN SPACE .............................................................................................................................. 42 10.1 CONCEPT ...................................................................................................................................... 42 10.2 CHARACTERISTICS .................................................................................................................... 42 10.3 OPEN SPACE DISPOSITION ....................................................................................................... 42 10.3.1 Northgate Mixed Use Development Open Space ............................................................. 44 SECTION 11...PUBLIC INFRASTRUCTURE .................................................................................................. 45 11.1 WATER .......................................................................................................................................... 45 11.2 SEWER ........................................................................................................................................... 45 11.3 STORM DRAINAGE ..................................................................................................................... 45 11.4 UTILITIES ..................................................................................................................................... 45 11.5 STREETS ....................................................................................................................................... 45 11.6 STREET LIGHTING ...................................................................................................................... 45 11.7 GRADING