To be successful, Livingston must continue to attract a wide range of new investment, and must take steps to guide new investment appropriately in support of longterm social, economic, and environmental health. As the city grows over time, new residential, commercial, agricultural, manufacturing, civic and cultural uses will contribute to the city’s economic foundation. However, the city must not allow new development to create unnecessary competition among city districts which can happen if the focus for short term revenue in one city district loses sight of potentially detrimental impacts to another district. Rather, the city should embrace policies and regulations that ensure long term development of mutually beneficial city districts in support of citywide economic prosperity.
Downtown Economic Prosperity
Historically, Downtown Livingston was the community’s physical, social, cultural, and economic heart. Its proximity to the rail station, and the last stoplight along 99 allowed Downtown to thrive as economic development prospered throughout the region.
Today, Highway 99 has replaced the railroad as the region’s primary corridor for the movement of goods, services, and labor. As such, new commercial, workplace, and residential development is targeting locations near to Winton Parkway and Hammatt Avenue to give them a competitive advantage to attract new investment. As a result of this shift in preferences, Downtown finds itself off the beaten economic path.
To be successful in the long run, downtown Livingston must offer a high value and unique experience that is different from other parts of the city or region. Downtown can not and should not compete with areas having direct highway access and large undeveloped land areas for the types of new investment that downtown historically attracted. Rather, Downtown must regain its role as an attractive, walkable, mixeduse neighborhood that offers desirable places to live and work, a highly attractive pedestrian-oriented ‘main street’ shopping experience, tourist attractions, cultural and historic relevance, public open spaces, a mix of shops, services, eating establishments, entertainment and lodging, and access to local and regional transit services.
New investment in Livingston is likely to occur incrementally. Four ‘Growth Areas’ in addition to Downtown have been identified as likely areas for significant new investment. Each Growth Area has the potential to attract a range of new investment that can assist the city to evolve in accordance with the community’s long term goals. This section discusses the first four Growth Areas. The fifth Growth Area, Downtown, will be discussed in Section 3.0.
B Street Corridor
A brief discussion of the growth area location and role within the greater citywide economy.
An overview of the intended build-out of the growth area relative to adjacent neighborhoods and districts.
A summary of recommended land uses. Flexibility in land use control is recommended in order to allow for and attract a wide range of new investment.
A series of specific strategies to guide new public and private investment in favor of walkable streets and blocks that maximize the efficient use of land.
Private Development Guidelines
An overview of form-based development standards for site development and new buildings. The development standards and guidelines do not necessarily address all possible build-out conditions and are not intended to serve as a regulatory framework. Rather, guidelines are provided as an example of one approach that can be used to inform future policies and regulations necessary to guide new private investment.
Public Development Guidelines
New public investment should be specifically calibrated to support existing and desired new private investment. Streetscape sections are provided to illustrate public right-of-way conditions that will help to support connectivity and contribute to a safe and attractive pedestrian environment.