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synergistic market support for each sub -use, and a stronger collective <br />"draw" for economic sustainability. Commercial feasibility of these retail <br />and business district services will be greatest if clustered in an anchored <br />format and co -located with the Marina Boulevard 1-880 exit, and direct <br />access to the employee/patient/visitor flow to and from Kaiser Hospital. <br />This type of cluster should have an active street presence with a walkable <br />sidewalk and continuous ground floor shopfronts along its main "Boulevard" <br />frontage street (Merced Street) as well as along interior activity streets, <br />alleys and plaza spaces, including visible outdoor dining areas. It should not <br />be a closed, parking -lot focused, internalized development; it should <br />instead engage streets and properties to promote activity, improved <br />workplace district identity, and catalyzing of adjacent real estate <br />investment. This kind of development may not be immediately feasible all <br />in one phase, but it is very important to the long-term economic health of <br />the surrounding jobs base. <br />3.3.3.2.2.2. Identify the Westgate Parkway/Merced Street corridor as a north -south <br />focal "Boulevard" spine development corridor. (Fig. 28) The industrial <br />areas lack north -south street and business activity corridors (Fig. 14) - <br />Doolittle Drive to the west is remote, relatively low in activity and intensity, <br />and discontinuous with intermittent residential segments; Alvarado Street <br />to the east, though linked to BART and downtown, is also discontinuous <br />with intermittent residential segments and somewhat low in activity. The <br />Westgate Parkway/Merced corridor is potentially focal and connective of <br />major activity anchors, is central to all of the industrial areas, and <br />incorporates the two critical freeway interchanges. Create policies, capital <br />improvements and regulations to create a "business main street" boulevard <br />corridor that, over time, links value and activity anchors - the Westgate <br />Center shopping mall (including its potential innovation cluster/business <br />center) and 1-880 Davis interchange at its north end and the Kaiser Hospital <br />campus at its south end. In between , the potential Business District Activity <br />Center (Kaiser North Retail Site) (Fig. 29) and the Merced/Marina <br />intersection will be other important gateway and activity sites. Implement a <br />series of incremental street improvements (lighting, bicycle, transit, <br />pedestrian) to raise the profile of the street as a visible and distinctive place <br />and business address. Promote value -adding business uses at corridor <br />opportunity sites. <br />3.3.3.2.2.3. Consider modifying "Hotels in Industrial Zones" to de-emphasize or restrict <br />hotel use from sites where they would be isolated and not walkable to <br />restaurants, services and transit - and not be likely to help create active <br />places and local synergistic benefit. <br />25 <br />