Corridor and Area Plans

Raimi and Associates' diverse specific plan, area plan, and open space plan work relies on community involvement and close coordination with city staff. All of our planning work emphasizes urban design and seeks to enhance the “triple bottom line” of environmental, social and economic sustainability. Many of our specific and area plans take a form-based approach (specific plans with executed Form-Based Codes are described in the subsequent section), describing the vision for an area, identifying the range of applicable uses and building types for each district within an area, and then crafting development standards by building type. We specialize in working within an expedited timeframe, which allows the project to move quickly into the entitlement or adoption process.

A representation of our work is described below. Projects marked with an asterisk (*) were completed by a R+A team member before joining the firm.


El Camino Real Precise Plan

City of Mountain View

Raimi + Associates was the lead consultant for the MTC-funded El Camino Real Precise Plan. The plan area encompassed 222 acres along the 3.9-mile corridor in Mountain View. The Precise Plan provided detailed development standards and propose public space improvements to achieve the General Plan’s vision for transformation of the corridor into a walkable, transit-oriented gathering place serving surrounding neighborhoods. The project included significant outreach and participation with a Corridor Advisory Group, targeted outreach to developers and existing property owners, and several public workshops. The plan was adopted by City Council on November 17, 2014.

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North Bayshore Precise Plan

City of Mountain View

Raimi + Associates was the lead consultant for the North Bayshore Precise Plan. Covering 650 acres, and home to high tech businesses such as Google, Microsoft, and Linkedin, the North Bayshore area is located in the northernmost portion of the City of the Mountain View, bordering Shoreline at Mountain View Regional Park and the San Francisco Bay. The Precise Plan for North Bayshore presents a bold vision for a 21st Century employment district that emerges as a model of innovative and sustainable development and protects natural habitat. The character of New Bayshore will evolve over time from an auto-oriented, suburban office district into a higher density urban office environment with walkable blocks, ground floor retail and high-frequency transit service. To achieve this vision, the Precise Plan provides detailed development standards, green building requirements, guidelines to protect sensitive habitat and species adjacent to the plan area, and policies and programs to reduce vehicle trips to North Bayshore. The plan was adopted by City Council in November 2014.

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Orange Line BRT Sustainable Corridor Implementation Plan

City of Los Angeles

The Orange Line is a 14-station, 14-mile-long "Bus Rapid Transit" line traveling on its own right-of-way through the San Fernando Valley, connecting to the LA Metro Red Line at North Hollywood. Raimi + Associates worked with Metro to create the "Orange Line BRT Sustainable Corridor Implementation Plan." The Plan identifies and prioritizes physical improvements needed in each Orange Line station area, including improvements to transit service, bicycle access, pedestrian access, land use regulation, roadway improvements, streetscape, and community facilities. This work supported Metro's goal of fostering "transit-oriented districts" around various Orange Line Stations, with land use, employment, housing, and public space that supports and complements the Orange Line.

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City Center Precise Plan and Form-based Code

Fremont, CA

Raimi + Associates is directing preparation of a Precise Plan and Form-Based zoning code for the approximately 430-acre City Center Area, which includes the Fremont BART station and anchor institutions such as Washington Hospital, City Hall, and an up-and-coming Downtown District. Through targeted outreach and coordination with stakeholders, property owners, and city staff and elected officials, R+A is creating targeted development standards and a phasing structure to transform the City Center into a walkable, transit-oriented district with a stronger sense of character and identity. The final Precise Plan will include an open space and circulation plan, form-based zoning regulations, land use regulations, prototypical street sections and intersection treatments, green building policies, infrastructure planning, and implementation and funding mechanisms, all based in an assessment of what is economically feasible. The work is funded through a grant from the Metropolitan Transportation Commission in coordination with the Association of Bay Area Governments (ABAG).


International Boulevard Transit-Oriented Development Plan and Rapid HIA

City of Oakland, CA

Raimi + Associates (R+A) was the lead consultant on a transit oriented development plan for a six-mile segment of East Oakland’s International Boulevard, which was recently approved for a high-frequency bus rapid transit (BRT) system. The project included significant outreach and participation with stakeholder interviews, focus groups, a Citizens Advisory Committee, targeted outreach meetings to develop the content of the plan, and a series of public workshops. The final product included a vision and guiding principles, key objectives and strategies for each of the five sub-areas, illustrative design guidelines, and identification of and strategies to develop nine “TOD Catalyst Areas.” As an accompanying product, Raimi + Associates created a detailed implementation plan for identified TOD locations along the corridor and a long-term vision that focuses on improving the socioeconomic status and quality of life of residents. R+A also prepared a rapid Health Impact Assessment to evaluate the implications of proposed TOD along the corridor. The Northern California Chapter of the American Planning Association awarded the International Boulevard TOD Plan with the 2011 Grassroots Project Award.

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Lancaster Southeast Transit Village Vision Plan

City of Lancaster, CA

As a sub-consultant to Sargent Town Planning, R+A worked to create a vision for the City of Lancaster's Southeast Transit Village Planning Area. R+A’s planning role on the project included incorporating health and sustainability into the vision and planning recommendations. The Southeast Transit Village Vision Plan follows on past work by the City to reinvest in its adjacent Downtown, and transformed underperforming and vacant industrial land into mixed-use, transit-oriented development. Approximately 98 acres in size, the site is located in central Lancaster directly adjacent to the existing Lancaster Metrolink station. It was recently designated as Mixed-Use by the General Plan and city zoning code. The aim of the Vision Plan was to revitalize of the commercial district by establishing new street and pedestrian connections to downtown, create new transit-oriented jobs and housing, improve public space, and provide better services and amenities to residents of surrounding neighborhoods. The STVPA visioning process is another piece in the City’s long-term strategy to create a prosperous, health, and sustainable downtown core.

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Downtown Fresno Neighborhoods Community Plan, Fulton Corridor Specific Plan, Health Impact Assessment, and Form-Based Code

City of Fresno, CA

Working with Moule & Polyzoides, Raimi + Associates was the primary policy consultant on the reconfiguration of four community plans into a single Downtown Neighborhoods Community Plan, prepared a Specific Plan for the Fulton Corridor of downtown Fresno, and directed the form-based code that supports both the Specific Plan and the Community Plan. Raimi + Associates also created a Health Impact Assessment (HIA) and health policy chapter of the Community Plan. The Specific Plan and Form-Based Code provides land use and design guidance for corridor redevelopment and revitalization in Downtown Fresno, integrating downtown with existing neighborhoods, meeting community needs, and supporting the core goals of health, sustainability, social equity, and economic vitality.

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Design for Development for Treasure Island and Yerba Buena Island

San Francisco, CA

Raimi + Associates completed a technical review and revision of the adopted Design for Development for Treasure Island and Yerba Buena Island, as a subconsultant to Perkins + Will. Treasure and Yerba Buena Islands represent one the largest, most visible, and most centrally located redevelopment opportunities remaining within the City and the entire Bay Area. Raimi + Associates’ comprehensive revision and re-write of the document emphasized clarity, consistency, compliance with LEED for Neighborhood Development, and best practices in sustainability and urban design. This involved coordinating the efforts of a diverse group of contributors, including landscape architects, urban designers, architects, graphic designers, the developer, and the City. The vision presented in the Design for Development  – which includes standards and guidelines for open space, infrastructure, street design, parking, urban design, and architecture – is intended to achieve LEED-ND certification and be an exemplar of sustainable neighborhood development.

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Moreno Valley Alessandro Boulevard Corridor

SCAG Compass Demonstration Project, City of Moreno Valley

Moreno Valley retained Raimi + Associates to direct a visioning process for 5.5 miles of one of the community's most important east-west corridors within this 150,000 person city in western Riverside County. The Raimi + Associates-led effort resulted in a vision document that expresses the community's vision for the moribund corridor into a series of related but distinct nodes. Each node serves the adjacent neighborhoods or employment center while providing the seeds for a transit corridor to link with the future Metrolink station at the I-15 interchange. As part of this effort, Raimi + Associates led the community outreach process, prepared a created a place-based vision plan tied to specific strategies and actions that include Moreno Valley-specific health and sustainability indicators to guide the process and set standards for success.

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El Paso Downtown Plan

El Paso, Texas, as a subconsultant to SMWM

Raimi + Associates assisted SMWM with the formulation and drafting of the downtown plan for El Paso, Texas. The firm advanced a form-based approach to the plan, describing the vision for each development district, identifying the range of applicable uses and building types for each district and then crafting development standards by building type.

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Hercules Historic Sub-District Plan

City of Hercules, CA

As part of its role as Adjunct Planner for the City of Hercules, Raimi + Associates led the process to adopt the Hercules Historic Sub-District Plan. The form-based plan regulates development for the Masonic Properties parcels, a portion of the historic waterfront area of Hercules. It provides use and form regulations, a parking management plan, sustainability and historic preservation guidelines, and other development controls.

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Hercules New Town Center

City of Hercules, CA

As part of its role as on-call Adjunct Planner for the City of Hercules, Raimi + Associates served as the staff lead on a General Plan Amendment, Zoning Amendment, Environmental Impact Report process, and entitlement for a new infill, transit-oriented town center for the city. The vision for the project is to create a walkable, mixed use area on 35 acres of vacant and underutilized land in the heart of the city. At buildout, the project will contain over 1,600 units and hundreds of thousands of square feet of retail and commercial space, adjacent to a park-and-ride bus interchange and future BART station. Raimi + Associates worked closely with city staff, the developer, and a team of consultants to shepherd the plan through entitlement and complete several administrative planning tasks, including a land swap with BART and the necessary amendments to existing City planning documents.

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Hunters Point Shipyard Development Concept*

San Francisco, CA for Lennar/BVHP

While working for SMWM, Matt Raimi served as lead planner and project manager for planning work on the Hunters Point Shipyard Project between 1999 and 2002. Over the next 20 years, Hunters Point Shipyard, a 500-acre former Naval Base in the southeast corner of San Francisco, will be transformed from an underutilized, contaminated industrial area into a new, vibrant mixed-use waterfront community. The plan for the site, which incorporates the principles of sustainable development, calls for the development of affordable housing, museums celebrating the history and heritage of the local community, job training centers, parks, plazas, an artist community, and high-tech jobs. Mr. Raimi's work included assisting with a Preliminary Development Concept for the site, organizing public meetings, overseeing site test fits, creating detailed phasing and implementation plans, and crafting a preliminary affordable housing plan.

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Oakland Army Base Pre-Development Planning*

City of Oakland + Oakland Base Reuse Authority, CA

While with another firm, Matt Raimi served as the project manager and lead planner on this project to develop feasible site alternatives for the former Oakland Army Base, a 200-acre site located at the foot of the San Francisco Bay Bridge and adjacent to the Port of Oakland. During the four-month, fast-tracked project, the team of planners, designers and economists led by Mr. Raimi developed a detailed opportunities and constraints report, interviewed key stakeholders including the Mayor of Oakland and several members of the City Council, developed site evaluation criteria based on the 3 “Es” of sustainable development (environment, economy and equity) and made dozens of presentations to community interest groups. Finally, the team developed and analyzed four site alternatives that included a movie/entertainment complex, industrial uses that supported the Port of Oakland and a retail district. During the process, the City Council entered into exclusive negotiation agreements to develop a movie/theme park/retail district and a logistics/distribution district.

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Purple Belt Open Space Plan*

City of Paso Robles, CA as a subconsultant to Economic and Planning Systems

While with another firm, Matt Raimi served as project manager to develop an open space plan for the City of Paso Robles. Located in San Luis Obispo County on the Central Coast of California, Paso Robles and its environs are home to over 90 vintners and 200 vineyards. The region has become one of the premier wine producing regions in the country and the wine business is a source of pride, identity and economic life for residents of Paso Robles. In an effort to preserve the quality of life, the EPS team was hired by the City to develop strategies for preserving open space around the city in a “purple” belt; so named because of the area’s reputation for zinfandel grapes. The team identified a range of funding sources and implementation strategies, worked with stakeholders to select the preferred methods of preservation and developed criteria to rank land to be preserved based on desired economic, environmental and social outcomes.

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