West Texas Street Master Plan

The West Texas Street Master Plan is mentioned in much of the discussion about building houses, townhouses, flats, live-work spaces and lofts over retail in Allan Witt Park where there is now green grass and trees. We present details of the plan and its relationship to the Allan Witt Park development proposal (now being called the Allan Witt Park Master Plan). We had hoped this would provide some perspective on why this project has come about, and why it is favored by business and property owners near the West Texas entry to Fairfield. Unfortunately, it appears that there has been no coordination of the two "Master Plans" which propose independent and not completely compatible visions for the West Texas streetscape.

A summary of the plan was presented to the Allan Witt Park Development Project working committee on November 23, 2004. One major difference between this plan and the proposal for Allan Witt Park is that this plan does not require any decision of the council to go forward. there are a few lines of funding related to the plan in the city's 10-Year Financial Plan, totalling about half the amount required for full implementation. According to the economic development project manager and the senior planner, the plan is to be used as a guide for ongoing development along the corridor, not as a project with a definite beginning and end.

The West Texas Street Master Plan recommends improvements to the overall streetscape character of West Texas Street, focusing on the public right-of-way, but also suggesting private sector redevelopment design guidelines to achieve the full impact and benefit of the recommendations. The report also suggests ideas for economic growth along the corridor and funding sources for private revitalization projects, and presents some possibilities for particular properties at the Pennsylvania Ave intersection. The report is 42 pages in eight sections covering analysis, design vision, public improvements, traffic flow, redevelopment opportunities, private improvement design guidelines, and estimated costs. The recommended public improvements would cost a little under $3.5 million.

Key recommendations are:

• Create a visible gateway presence, including visibility from Interstate 80
• Strengthen the overall attractiveness of the corridor
• Improve and ease pedestrian circulation

Public improvements concentrate on 5 areas:

1. I-80 Gateway
2. Beck Avenue Intersection
3. Allan Witt Park Frontage
4. Gregory Street to Pennsylvania Avenue
5. Median Islands

Design Elements
The design vision for West Texas Street incorporates the following elements:

• Wide sidewalks with street trees, ground covers, trellises and fences, hedges, moholiths and signs
• Median islands with greenery where traffic flow and safety are important considerations
• Gateway elements to create a positive sense of transition and arrival
• Focal points or "nodes" designed to encourage pedestrian activity
• Consistent pedestrian-scale lighting

Specific Recommendations For Allan Witt Park

The West Texas Street Master Plan identifies Allan Witt Park as a major amenity, and an attractive and successful element of West Texas Street helping to support the image of a green, attractive "small town". The report places a premium on the openness and expansive visual effect of the park, which is at odds with the proposal to build 3- and 4-storey buildings in the park near West Texas Street.

The recommendations for Allan Witt Park mostly address the park entrance, crosswalks and frontage sidewalk. A suggested gate and set-back fencing are puzzling features which seem incompatible with the openness and greenery of the design vision, and definitely not elements of a successful, pedestrian-friendly public space.

In addition, the West Texas Street Master Plan does not suggest moving the CalTrans yard. It recommends extending park planting character along the CalTrans frontage.

Clearly there was no consideration of the current proposed Allan Witt Park development in the West Texas Street Master Plan. Equally clearly, there is no question that the effects of the proposed development are significant for West Texas Street, and not entirely compatible with the Master Plan. It is certainly appropriate and necessary to revise portions of the West Texas Street Master Plan to fully assess the impact of huge multi-storey buildings along West Texas Street on the Master Plan, both visually and with respect to traffic and pedestrian flow elements.