Street design and land use are intimately connected. Street design should support surrounding land use (not land use somewhere else), and land use should take advantage of the best characteristics of streets. But in most of Sacramento, street design and land use do not support each other.

At the regional level, SACOG (Sacramento Area Council of Governments) has transportation authority but does not have land use authority. They must rely on encouragement of local governments to implement better land use, and is able to use transportation investments to a small degree to support better land use. But the City of Sacramento does have both transportation and land use authority, and could and should be planning the two in unison to accomplish a more sustainable and livable built environment.

Many of our streets are designed to allow people to pass through at high speed, not to stop for living. In some cases, this is an historical artifact because some of our major streets were at one time state highways. But other streets were designed in the same way in more recent times. The city has allowed and encouraged business development along these former highways, with more driveways, more parking, more intersections, more congestion that reduces transit effectiveness, and fewer safe crossings. At the same time, the city has widened roads and widened lanes, creating or maintaining high speed limits which are completely incompatible with the function of streets as places, or as Strong Towns puts it, places for building wealth.

The roadways which try to combine the functions of high speed and throughput with local productivity are called ‘stroads’, a street/road combination. These roadways fail at both. They must be healed by conversion to either streets or roads.

Stroad to Road

In order to bring street design and land use into alignment, the city must either redesign these stroads (a street/road hybrid) toward road function by:

• Greatly reduce driveways and eliminate on-roadway parking
• Eliminate signals that serve shopping centers, and replace major signalized intersections with roundabouts
• Provide on-demand safe crossing at moderately frequent intervals for walkers and bicyclists
• Discourage homes and businesses along these roadways

Stroad to Street

Or, redesign these stroads toward street function by:

• Change roadway design to enforce motor vehicle speeds of 20 mph or less
• Encourage homes and small businesses along streets
• Create space for living in the public right-of-way by temporary or permanent closure of some streets, and street or sidewalk dining areas (with ADA-compliant routes).

In most cases it is more cost effective to change a stroad to a street, but both transformations are possible and necessary. We need fewer roads and more streets in our transportation system.

Land Use

An effective land use pattern offers the opportunities of daily life (jobs, businesses, dining, entertainment, groceries and shopping) within walking or bicycling distance of home. In Sacramento, the midtown section of the central city already offers this type of land use, because it was developed before the primitive concept of zoning pushed all uses further away. A few other places in Sacramento offer widely scattered examples of such land use.

Relatively few trips outside the neighborhood would be necessary if we had this type of mixed use and diverse land use. Though both land use and streets in midtown could be even better, it is an example which other neighborhoods could emulate. Of course streets must support this land use, with slow speeds which do not endanger people walking and bicycling, and where parking is sufficient but not in excess.

The city should support small businesses in every reasonable way. It need not prohibit larger businesses, but let them succeed or not on their own, without promotion or subsidy from the city.

Small parcels, often called fine-grained development, best support a diversity of housing types and businesses. The city should preserve small parcels, prohibiting consolidation except under compelling public interest, and where large parcels exist, consider purchase, division into small parcels, and sale to small scale infill developers.

Street and Land Use Supporting Each Other

Below is a photo of K Street in midtown Sacramento. The street design, one lane each way, low volume and low speed, temporary curb extensions to calm traffic, painted crosswalks, some on-street parking but reduced to increase walker safety. Of course it could be even better. The land use, a mix of storefront retail and housing, in turn supports good road design. This is a street. This is a place where people want to spend time, and spend money, and feel welcome.

Street and Land Use Working Against Each Other

Below is a photo of Freeport Blvd at the intersection with Fruitridge Rd in south Sacramento. The street is designed for high speed travel, accommodating high volumes of motor vehicles. Bike lanes are present in some places, but dropped when necessary to promote motor vehicle flow. Dual left turn lanes endanger everyone on the road, and right turn lanes present a hazard to bicyclists. The crosswalk has faded to near invisibility. And the land use reflects those problems. Fast food businesses oriented to drivers and excluding walkers and bicyclists. A blank fence to try to isolate residences from the roadway, but of course it does not reduce exposure to noise and air pollution. Parking lots facing the street rather than storefronts. This is not a place where people feel welcome.

Freeport is NOT the worst stroad in town, by any means, but it is typical. Does the roadway encourage poor land use? Yes. Does the land use encourage the poorly designed roadway? Yes.