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2007 10-30 CC CDC ADJ AGENDA PKT
Agenda of an Adjourned Regular Meeting — Public Workshop National City City Council/Community Development Commission Council Chambers Civic Center 1243 National City Boulevard National City, California Tuesday — October 30, 2007 — 6:00 PM Open To the Public Please complete a request to speak form prior to the commencement of the meeting and submit it to the City Clerk. It is the intention of your City Council/Community Development Commission (CDC) to be receptive to your concerns in this community. Your participation in local government will assure a responsible and efficient City of National City. We invite you to bring to the attention of the City Manager any matter that you desire the City Council or Community Development Commission to consider. We thank you for your presence and wish you to know that we appreciate your involvement. ROLL CALL Pledge of Allegiance to the Flag by Mayor Ron Morrison NOTE: Pursuant to state law, items requiring Council/Community Development Commission action must be brought back on a subsequent Council or Community Development Commission Agenda unless they are of a demonstrated emergency or urgent nature. Upon request, this agenda can be made available in appropriate alternative formats to persons with a disability in compliance with the Americans with Disabilities Act. Please contact the City Clerk's Office at (619) 336-4228 to request a disability -related modification or accommodation. Notification 24-hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. Spanish audio interpretation is provided during Council/Community Development Commission Meetings. Audio headphones are available in the lobby at the beginning of the meetings. Audio interpretaclon en espariol se proporciona durante sesiones del Consejo Municipal. Los audiofonos eston dlsponibles en el pasillo al principio de la junta. Council Requests That All Cell Phones And Pagers be turned off during City Council Meetings COPIES OF THE CITY COUNCIL AND COMMUNITY DEVELOPMENT COMMISSION MEETING AGENDAS AND MINUTES MAY BE OBTAINED THROUGH OUR WEBSITE AT www.ci.national-city.ca.us COUNCIL AGENDA 10/30/07 PAGE 2 CITY COUNCIL AND COMMUNITY DEVELOPMENT COMMISSION 1. Presentation: United States Environmental Protection Agency — Efforts to Support the Westside Neighborhood: Noemi Emeric, Region 9 — USEPA. 2. A City Council workshop to discuss the Draft Westside Specific Plan and the Economic Analysis of the Draft Westside Specific Plan. (Planning/Redevelopment) Staff Presentations Public Comment City Council Discussion Direction to Staff ADJOURNMENT Next Adjourned Regular City Council/Community Development Commission Meeting — Tuesday — November 6, 2007 - 6:00 p.m. — Council Chambers, Civic Center TAPE RECORDINGS OF EACH CITY COUNCIL/CDC MEETING ARE AVAILABLE FOR SALE IN THE CITY CLERK'S OFFICE ITEM # 1 10/30/07 PRESENTATION United States Environmental Protection Agency — Efforts to Support the Westside Neighborhood Noemi Emeric, Region 9 — USEPA City of National City, California COUNCIL AGENDA STATEMENT MEETING DATE October 30.2007 AGENDA ITEM NO. 2 ITEM TITLE A City Council workshop to discuss the Draft Westside Specific Plan and the Economic Analysis of the Draft Westside Specific Plan. PREPARED BY " DEPARTMENTS Peggy Chapin, Principal Planner 431 Planning Patricia Beard, Redevelopment Mgr 42 Redevelopment EXPLANATION: Strategic Plan Goal 5B Since 2005, the City has been working with the Westside (Old Town) neighborhood to craft a land use plan to address the neighborhood's interest in revitalization, public improvements and environmental improvements. This workshop is intended to discuss the Draft Westside Specific Plan ("Draft WSP") as well as the economic feasibility of implementing the plan. Staff is requesting that the City Council provide direction and comments about the Specific Plan, so that a final draft and "Project Description" may be prepared and an Environmental Impact Report ("EIR") commenced. An EIR for the WSP, in conformance with the California Environmental Quality Act must be prepared before it can be considered for adoption. (Please see attached Background Report and Recommendations, Draft Westside Specific Plan and Economic Analysis.) Environmental Review Analysis of the Draft WSP per CEQA will be conducted once a final project description is prepared. Financial Statement $210,204 was budgeted for the Draft WSP and $30,820 for Econo Analysis of the Draft WSP. The project is being paid using Redevelopment Tax Increme Account No. 900826 & 900845 RECOMMENDATION Staff requests direction to revise the Draft WSP and seek qualified professionals to complete an Environmental Impact Report per CEQA. BOARD / COMMISSION RECOMMENDATION Not applicable. Once a final draft is prepared the Westside Specific Plan and Environmental Impact report will be considered by the Planning Commission and the City Council. ATTACHMENTS 1. Background Report and Recommendations Previously provided: Draft Westside Specific Plan Economic Analysis from EPS Resolution No. A-200 (9/80) DRAFT WESTSIDE SPECIFIC PLAN BACKGROUND REPORT I. Preparation of the Specific Plan and Community Outreach The draft Westside Specific Plan (draft WSP) is a culmination of a series of public workshops that •spanned over a period of two -years. The purpose of the specific plan was to create a comprehensive plan that would address land use compatibility issues and reestablish the neighborhood for residents. Based on workshops conducted on February 16 and August 31, 2005 and March 29 and September 20, 2006, a draft WSP was developed and key issues were identified. Issues identified included traffic, parking, noise, hazardous materials exposure, land use densities, building heights, and retaining Paradise Crock as a functioning water course and expand visitor and interpretive uses along the creek. Through the process the community developed a Vision and Guiding Principles to guide the plan. The Vision statement is: "Reestablish the Westside as a safe, healthy, and vibrant neighborhood where people engage in community life." The three Guiding Principles are: • Respect and encourage single-family homes and small residential development. • Improve environmental health conditions for residents in the area. • Enhance pedestrian safety and promote walkability of the community. The purpose of this workshop is to review the land use map, standards, and guidelines contained in the draft WSP and consider recommendations for revisions to the plan. Once the plan is completed, the Planning Commission and City Council will review the plan and consider adoption. Before the plan can be considered for adoption, an Environmental Impact Report (EIR) in accordance with the California Environmental Quality Act must be prepared. Preparation of an EIR requires a clearly defined project description so that potential environmental impacts of the plan may be assessed. II. Adoption of the Plan — What does it mean? The draft WSP proposes changes to the existing land use pattern in the Specific Plan area. In order to reestablish single-family residential development in Westside, a land use map has been developed (Figure 3-1). If approved, the WSP would ultimately change the currently Light Manufacturing Residential (MLR) designation to a variety of land use districts, two overlays for the 100-year floodway and Paradise Creek. Once the WSP is adopted, new development would be limited to the land use designation proposed in Figure 3-1. Rather than a mixture of industrial and residential development currently permitted within the plan area, there would be specific districts for Residential, Mixed Office Commercial, Mixed Residential Commercial Office, Civic Institutional and Open Space. Over time, implementation of components in the Specific Plan would result in enhanced streetscape, pedestrian improvements, development of a neighborhood center and mercado, and continued enhancements for Paradise Creek. New development would be limited to two -three stories, there would be less auto commercial uses, and many businesses that use hazardous materials would be amortized out of the area. Iii. Implementation & Feasibility - How do we make the Plan work? Draft WSP Feasibility/Economic Analysis Revitalizing the Westside neighborhood depends on adopting a Specific Plan that can be implemented. Development economics must be taken into account because the draft WSP feasibility will dictate the rate and quality of replacement development. In order to determine whether the identified uses suggested by the draft WSP could reasonably be developed, the City asked Economic & Planning Systems, Inc — a firm selected through a related Request for Proposals process - to conduct an economic analysis of the Draft WSP. The full results of the EPS study can be found in the memorandum attached to this staff report. The study found that due to a variety of market conditions including land costs, construction materials costs, and housing demand, neither extremely low nor extremely high density housing projects could feasibly be developed in the near term. Four prototypes for residential development were analyzed by EPS (detailed proformas are included in the attached Memorandum). Two types were found to be potentially feasible for the Residential District areas of the draft WSP. An additional type was found to he potentially feasible for portions of the Mixed Residential Commercial Office District of the draft WSP. The EPS study suggests that the City Council consider redefining guidelines and standards within the draft WSP in order to make implementation of the WSP more feasible. Standards and Design Guidelines in order to ensure that the land uses proposed within the draft Westside Specific Plan can be accommodated, there are a number of refinements to the hnplementation Chapters of the draft WSP that would need to occur prior to adopting the document. These include: • Refine the design guidelines in order to provide clear direction for proposed improvements and developments; • Clarify regulations for building setbacks, flexibility of parking; • Vary allowable heights and minimum lot size to ensure economic feasibility; • Ensure that new development will be able to meet the goals of the plan; • Resolve conflicting discussion of land uses; • Clarify how the nonconforming use ordinance will limit expansion of existing uses, such as churches and schools; • Consider land use bonuses to provide incentives for public improvements and smart growth principles; and • Consider appropriate buffers to Interstate-5 to accomplish Smart Growth and Transit -oriented Development (TOD). Standards and design guidelines contained within the draft WSP should be clear and specific to ensure that new development can meet the Vision and Guiding Principles of the plan. Housing Prototypes for Residential District Prototype 1: The draft WSP currently calls for a housing type described in Prototypc 1 in the EPS study. This prototype features a one or two story single family home on a 5,000 square foot minimum lot. In a detailed analysis EPS found that such houses can not be developed at a feasible price of $465,000 per unit. To make this prototype developable, this type of home would be priced at $532,000. (Please note, all prices estimated are present -value dollars.) Prototype 2: This prototype of single-family residential development is not currently considered for the Residential District in the draft WSP. It is a two-story single-family home on a 2,500 square foot lot. In a detailed analysis EPS found that this type of single-family product may be feasible for the Westside neighborhood at a price of $420,000 per unit. EPS suggests that the City Council consider redefining the minimum lot size for the Residential District to facilitate near term implementation of the WSP. Prototype 3: This prototype, not currently reflected in the draft WSP, includes three-story, zero lot line town- or row -homes on maximum lots of 1,600 square feet. EPS estimates that this type of housing product might be developed and sold in the Westside neighborhood for less than $350,000 per home. EPS suggests the City Council consider defining a portion of the Residential District to allow this housing type in order to improve the likelihood of near term implementation of the WSP. Mixed use prototype analysis for transitional areas and transit areas Prototype 4: The Draft WSP currently calls for low density development restricted to a maximum of three stories in the Mixed Residential Commercial Office District. While the EPS study found that higher density, i.e. five stories/60 dwelling units per acre, would not be developable at a feasible price ($335,000) in portions of the district due primarily to construction costs, the study recommends considering this prototype for certain areas of this district. For example, on Civic Center Drive and the TOD near the 24th Street Trolley Station allowing broader options might add value and increase revitalization in key corridors and WSP transition areas. Prototype 4 homes, if developed in a portion of this district, would likely sell for $360,000. The current height restriction of 50 feet would need to be increased if such a broadening of options was considered desirable by the City Council. IV. Next steps to complete the plan - Recommendations The purpose of the workshop is to clearly define the project description so that potential CEQA analysis may be conducted and an EIR prepared. This review is required prior to a formal adoption of the plan. A project description of the plan must clearly state the potential for future growth in order to fully evaluate potential environmental impacts. This future growth is determined by land use standards such as lot size, building type, and density. Once the project description is clearly defined, reports will he prepared to assess impacts to biological resources, traffic and effects of traffic calming, extent of public infrastructure improvements (roads, sewer, water, and utilities), historic resources, aesthetics, and analyzing hazardous materials constraints for development. Staff recommends the City Council consider following revisions to the draft WSP: 1. Allow housing prototypes # 2 & #3 for the Residential district; 2. Allow housing prototype #4 for certain areas of the Mixed Residential Commercial Office district; 3. Expand design guidelines to allow for a variety of design styles for residential and mixed use development addressing heights, architectural treatment and style, and building standards; 4. Prepare a biological resource analysis of Paradise Creek to determine the appropriate buffer and to coordinate with resource agencies; 5. Provide alternatives in parking standards for mixed use development and small lot residential development; 6. Define an area near the trolley station for TOD and direct staff to prepare design guidelines and development standards to accomplish Smart Growth principles; 7. Consider whether new single-family residential would be permitted within mixed -use districts; and 8. Consider land use bonuses to provide incentives for public improvements and Smart Growth principles. Econoi0C-:0- Planning Systems Public Fir,u qnc Real E;2:te Eronornirs Rc iur,n( Et o,rorn ics Land i.: Policy MEMORANDUM To: Mayor Ron Morrison and City Council Members CC: Brad Raulston, City of National City From: David Zehnder and Jesse Walker, EPS Joe DeCredico, GDeS Greg Mattson, MMS Design Associates Subject: Westside Specific Plan Economic Analysis; EPS #16663 Date: October 18, 2007 The City of National City (City) has retained Economic & Planning Systems, Inc., (EPS) and team to conduct an economic feasibility analysis related to the Harbor District Industrial Park. As part of this work, EPS has been asked to conduct an overview of the economic conditions related to the Westside Specific Plan (WSP). The WSP has been created to improve land use synergies between residential and commercial development, provide a framework for logical development to occur, and develop sound financing mechanisms for public improvements and landscape enhancements that will lead to a better quality of life for its residents. The City is applying other policy mechanisms to relocate certain industrial uses incompatible with the residential neighborhoods, such as an amortization ordinance that provides a means for relocating these incompatible uses over a defined period. As certain industrial uses are relocated over time, substitute land uses will need to be found that strengthen the fabric of the local community. Although low -intensity residential uses have been advocated by local groups, other residential development possibilities exist that may take into consideration the City's excellent regional location relative to employment centers in San Diego, Chula Vista, and other growing areas to the south that are connected by Interstate 5 (1-5), Interstate 805 (I-805), interstate 54 (1-54), and light rail transit. Recognizing the potential pressure that regional growth dynamics may exert on the community over time, the City has asked EPS to conduct an evaluation of optional land use applications and different residential prototypes; therefore, the initial portion of this SACRAMENTO 21 : li H.v:.. P'a: n U :..c S:: ,. .:CU $:ot, airy•r a. ('A Jjg)1 . con: BCRKELEV DENVER : r 0 <9 Memorandum LVestside Specific Plan Economic Analysis October 13, 2007 memorandum sets the context by discussing key regional trends, followed by a discussion of the feasibility of several residential prototypes that may be appropriate for consideration in the WSP area, based on affordability and feasibility considerations. LAND USE OUTLOOK The WSP project area lies along the east side of 1-5, bound by West Plaza Boulevard to the north, 25th Street and Mile of Cars Way to the south, and National City Boulevard to the east. The WSP lies approximately 5 miles from downtown San Diego and 1 mile from the San Diego Bay. The WSP comprises approximately 118 acres of residential, commercial, and industrial land uses. The population of the WSP was estimated at approximately 1,000 residents and 284 households in 2004. In addition, the WSP includes an elementary school, several local churches, and unused parcels sprinkled throughout. The three predominant land uses in the WSP area are residential uses, automotive and business commercial uses, and industrial businesses. The residential uses primarily are small, single-family homes built in the mid-206, century on average -sized lots. Commercial uses primarily are auto -related businesses along National City Boulevard, one large office complex on West 24'h Street, and additional small commercial establishments dispersed in the community. Industrial uses located in the project area include auto - repair and body shops, warehousing and manufacturing facilities, and other uses, which are intermixed in the residential grid. At the heart of the community are Kimball Elementary and the Paradise Creek Open Space Corridor. At the extreme southwest corner of the area is a trolley station. The WSP has developed a strategy intended to minimize incompatible industrial land uses intermixed with residential uses, create a community -serving land use plan, and define and strengthen potential public corridors and open space. Seeking to define and enhance the residential and non -industrial, mixed -use neighborhood character, the WSP contemplates new residential and mixed -use development of limited density, suggesting a maximum of three stories along key community corridors, such as Civic Center Drive, accompanied by single-family lots of 5,000 square feet or greater in the interior of the Plan. This memorandum addresses the economic rationale for these densities, given the City's increasingly strategic location in the regional employment market, as well as affordability concerns for local residents. Finally, development economics must be taken into consideration because feasibility issues will have a major affect on the rate and quality of replacement development. This development must address filling the "holes" left in the land -use pattern that are created by vacated industrial uses and other 7_ Memorandum Westside Specific Plan 1 conomic Analysis October 18, 2007 undenused sites and the ability to use redevelopment tax increment and other value - based funding mechanisms to fund ongoing services. Considerations of residential unit size, density, and allowable uses will have a lasting effect on the character and sustainability of the project area as it transforms over the next 20 years. By considering these issues and deriving a strategy for the systematic reuse of key parcels, the City can work with the community to strengthen the land use mix and bring a diverse array of appropriate residential (and complementary commercial) land uses that address these concerns. SAN DIEGO REGIONAL CONTEXT The City exists in dueling contexts. Historically, the City has provided affordable workforce housing for blue-collar maritime jobs on the waterfront and elsewhere in South County, with well-defined and long-standing ethnic concentrations among Filipino, Hispanic, and other households. These households tend to be larger than average for the region and are more sensitive to increasing home prices. Superimposed on these local neighborhood dynamics, regional forces are beginning to play a role as development radiates outward from downtown San Diego, influencing the urban communities of Barrio Logan to the north of the City and Chula Vista to the south. Many commuters currently living along the I-805 corridor and beyond into the eastern territories of Chula Vista are suffering from traffic congestion and are increasingly willing to consider smaller and more conveniently located homes, but do not necessarily require the "urban chic" of downtown San Diego. These households tend to be smaller and better able to afford increasing costs. Relatively affordable land in the City, combined with immediate proximity to major job markets, imply that the Iong-term demand for residential development in the City will continue to exceed available supply for the foreseeable future. Although past economic analyses and current population forecasts estimate a projected share of regional development activity for the City, these efforts have either (1) focused on assigning growth commensurate with employment growth rates or (2) recognized the City's lack of developable land supply. Such approaches may suppress the anticipated levels of residential development below that which potentially would occur with the creation of significant areas of developable land, given the City's proximity to regional job centers in San Diego and the future centers in Chula Vista and Otay Mesa areas. Memorandum Westside Specific Plan Economic Analysis October 1S, 20(17 GROWTH PROSI'EC'I'S Although the San Diego region is coping with a softening housing market after a prolonged period of housing price appreciation and rapid new home construction, the economic prospects are positive over the long term. Employment, for instance, is slated for sustained growth over the next several years, as the San Diego Association of Governments (SANDAG) has estimated that approximately 534,000 jobs will be added to the San Diego economy for a total of 1,828,000 jobs regionwide in 2030 (see 'I'able 1). The Central City and North City submarkets have continued to experience strong job growth in recent years, and this trend is expected to continue in the years to come. For this reason, nearby communities and neighborhoods stand to capture a significant portion of housing growth, as commuters search out locations that will minimize their travel times. The current economic slowdown, however, has strong implications for today's housing market. In May 2007, San Diego County saw a 24.4-percent decrease in the number of sales when compared to the same month in the previous year and a 1.6-percent decrease in the median price of homes sold. Table 2 shows that San Diego is near the middle of the pack in terms of southern California housing —price appreciation and home sales volume. In total, the six major southern California counties saw the number of monthly sales fall 34.4 percent while the median price actually appreciated by a modest 4.9 percent. This price appreciation is driven primarily by the strength of the Los Angeles County market. The San Diego region comprises several communities, each with varying price points and levels of economic vibrancy with respect to the housing market. Table 3 shows sale and pricing information of the central and southern San Diego submarkets. Single- family homes range from a median sale price of $365,000 in City Heights to $805,000 in East Chula Vista (see Table 3). The City falls near the lower end of the spectrum with respect to housing prices. The City's median -priced resale single-family home in May 2007 was $399,000, which was down 11.3 percent from a year earlier. The San Diego Region as a whole performed slightly better, with a median home price of $512,000 and a price depreciation rate of 7.7 percent. THE CITY'S RELATION TO THE SAN DIEGO REGION The hulk of the housing stock in the City consists of traditional older single-family homes, whose values are significantly lower than those throughout the region. Table 4 and Figure 1 show the performance of the housing market in both the San Diego Region 4 Table 1 National City Market Analysis San Diego Region Population, Housing, and Employment Item Year 2000 2010 2020 2030 Growth % Growth Population 2,813,833 3,245,279 3,635,855 3,984,753 1,170,920 42% Housing Units 1,040,149 1,174,180 1,309,340 1,383,803 343,654 33% Employment 1,294,583 1,488,672 1,655,963 1,828,612 534,029 41% Household Size 2.71 2.76 2.78 2.88 0.17 6% "housing emp2" Source: SANDAG 2030 Regional Growth Forecast Prepared by EPS 5 16663 Data Tables.xls 10/11/2007 Table 2 National City Market Analysis Southern California Housing Market Number Sold Percent Median Price Percent All Homes May-06 May-07 Change May-06 May-07 Change Los Angeles 10,714 7,426 -30.7% $515,000 $550,000 6.8% Orange 3,762 2,675 -28.9% $634,500 $635,000 0.1% Riverside 6,054 3,307 -45.4% $420,000 $406,000 -3.3% San Bernardino 4,148 2,220 -46.5% $360,000 $361,750 0.5% San Diego 4,480 3,385 -24.4% $500,000 $492,000 -1.6% Ventura 1,145 861 -24.8% $599,500 $590,000 -1.6% All SoCal 30,303 19,874 -34.4% $481,500 $505,000 4.9% "soca," Source: DataQuick News, Southern Califomia Press Release. Prepared by EPS 6 16663 Data Tables.xls 10/11/2007 Table 3 National City Market Analysis May 2007 Resale Prices for Single -Family Homes and Condominiums Rem Single -Family Homes Condominiums Zip No. Median % Change No. Median % Change Code Sold Price from 2006 Sold Price from 2006 Single -Family Homes Central San Diego City Heights 92105 19 $365,000 -14.7% 4 $138,000 -50.0% Downtown 92101 1 $700,000 n/a 53 $540,000 -14.3% Encanto 92114 29 $380,000 -11.6% n/a n/a n/a Golden Hills 92102 13 $410,000 -11.0% 3 $280,000 -15.8% Logan Rights 92113 10 $398,000 -3.0% 1 $155,000 nla North Park 92104 27 $529,000 -12.6% 12 $333.000 4.9% Paradise Hdls 92139 11 $460,000 -1.1% 4 $320,000 -7.2% South County Bonita 91902 14 $678,000 -10.7% 2 $340,000 -17.1% Chula Vista North 91910 45 $533,000 -6.6% 14 $355,000 -8.4% Chula Vista South 91911 26 $495,000 -2.9% 8 $345,000 -5.0% Chula Vista East 91913 29 $562,000 -8.6% 21 $349,000 4.2% Chula Vista North-East 91914 15 $805,000 5.2% 1 $370,000 -10.0% Chula Vista South -East 91915 15 $610,000 -3.9% 9 $395,000 -24.8% Imperial Beach 91932 9 $465,000 -5.1% 4 $358,000 -36.2% National City 91950 16 $399,000 -11.3% n/a Na Na Nestor 92154 16 $460,000 -10.7% 6 $298,000 -18.9% San Yskiro 92173 5 $465,000 -14.7% 4 $232,000 -32.9% Total/ Average 300 $512,588 -7.7% 146 $320,533 -16.5% 'resale' Source: DataQuick News, Southern Califomia Home Resale Activity. PI opared by FPS 7 166 .3 Data lables.xls 10/11/2007 Table 4 National City Market Analysis Historical San Diego County and National City Resale Market Date San Diego County National City Condos Single -Family Condos Single -Family Median Median Median Price Median Median Median Price Sales Price Sales Price per Sq. Ft. Sales Price Sales Price per Sq. Ft. Month/Year Jan-06 591 $395,000 1,502 $558,000 $346 4 $358,000 22 $420,000 $404 Feb-06 657 $395,000 1,506 $565,000 $346 2 $358,000 16 S430,000 $407 Mar-06 841 $400,000 2.173 $560,000 $344 2 $333,000 17 $460,000 $367 Apr-06 837 $395,000 2,045 $555,000 $351 2 $438,000 31 $460,000 $383 May-06 974 $397,000 2,081 $570,000 S351 3 $330,000 18 $450,000 $381 Jun-06 909 $387,000 2,205 $565,000 $347 4 $298,000 15 $438,000 S435 Jul-06 762 $384.000 1,769 $560,000 $340 3 $375,000 15 $425,000 $395 Aug-06 756 $389,000 2,011 $555,000 $338 2 S380,000 14 $445,000 $353 Sep-06 648 $383,000 1,674 $545,000 $335 1 S350,000 5 $440,000 $355 Oct-06 640 $399,000 1,696 S535,000 $332 1 18 $415,000 $430 Nov-06 559 $375,000 1,458 $540,000 $328 2 $351,000 15 $420.000 $335 Dec-06 651 $380,000 1,689 $540,000 $327 1 $295,000 17 $450.000 $369 Jan-07 633 S380,000 1,496 $540,000 $327 - 16 S403,000 $408 Feb-07 647 $379,000 1,461 $540,000 $323 1 $287,000 10 $430,000 S421 Mar-07 748 $385,000 1,726 $560,000 $325 1 $565.000 8 $405,000 $315 Apr-07 876 $385,000 1,854 $535,000 S329 2 $502,000 14 $409,000 $332 May-07 849 $385,000 1,838 $558,000 $326 16 $399,000 $296 "market" Source: DataQuick News, Southern California Home Resale Activity. Preparea by EPS 16663 Data Tab!es.x,s 1 i 11,2GG7 Resale Price S600,000 $575,000 $550,000 $525,000 Figure 1 National City Market Analysis San DiegolNational City Single Family Home Resale Prices $500,000 — $475,000 S450,000 S425,000 5400,000 S375,000 5350,000 S325,000 $300,000 $275,000 , Jan-06 Feb- Mar- Apr-06 May- Jun-06 Jul-06 Aug- Sep- Oct-06 Nov- Dec- Jan-07 Feb- Mar- Apr-07 May- 06 06 06 06 06 06 06 07 07 07 Month/Year -+-San Diego County -a--National City Memorandum Westside Specific Plan Economic Analysis October 18, 2007 and the City. As shown, in May 2007, the City's median price for single-family homes was $399,000, as compared $558,000 countywide. When compared to the rest of the region, the City has a unique demographic make-up. As shown in Table 5, 58.7 percent of the residents of the City are I Iispanic, 16.9 percent are Asian, 14.8 percent are Caucasian, and the remaining 9.6 percent are African - American, American -Indian, or Other. The City has a much higher proportion of Hispanic and Asian residents than the rest of the region. Another unique aspect of the City's demographic composition is related to population density. Although on a housing -units -per -acre basis the City is not as dense as some other regions, on a persons -per -household basis, the City is the most dense by far. Whereas the San Diego Regional average is 2.77 persons per household, the City reports 3.47 persons per household (see Table 6). In addition, the City has a very low housing vacancy rate. As shown in Table 6, the San Diego Region's average vacancy rate is 4.5 percent, with some areas such as Coronado and Del Mar in the double digits. The City is near the low end of the spectrum at 2.1 percent. Table 7 shows that between 1999 and 2006, the median annual income in the City increased by 40.0 percent, from about $30,000 to $42,000. This increase was similar to the increase in the San Diego Region as a whole, although the median incomes in the City remain significantly lower than those in the region. Because of its excellent location and connectivity to employment centers in the region, the City is an attractive area for workers looking for shorter commute times. Other nearby neighborhoods, such as East Village, Barrio Logan, and the Golden Triangle, which are experiencing considerable new housing development despite an industrial image, are evidence of the market forces that will be shaping the City and other areas. HOUSING GROWTI I PROJECTIONS SANDAG has analyzed the demographic trends of the San Diego Region and issued projections for each subregion of San Diego over the next several years. SANDAG has estimated a regionwide population growth rate of 42 percent from 2000 to 2030, culminating in population growth from 2,813,800 residents to 3,985,100 in 2030 (see Table 8). 10 `. Table 5 National City Market Analysis San Diego Region/National City Jurisdiction Facts National City San Diego Region Item Population % of Total Pop. < Age 18 % < Age 18 Population % of Total Pop. < Age 18 % < Age 18 Race Hispanic 37,282 58.7% 12.625 34% 891,442 29.1% 301,730 34% Non -Hispanic 26,255 41.3% 4,646 18% 2,175,378 70.9% 469,472 22% White 9,398 14.8% 740 8% 1,577,029 51.4% 307,081 19% Black 3,687 5.8% 799 22% 163,766 5.3% 46,248 28% American Indian 302 0.5% 69 23% 15,942 0.5% 3,654 23% Asian 10,719 16.9% 2,103 20% 298,740 9.7% 64,555 22% Hawaiian & Pacific 391 0.6% 105 27% 13,046 0.4% 3.363 26% Other 121 0.2% 56 46% 7,893 0.3% 2,568 33% Two or More Races 1,637 2.6% 774 47% 98,962 3.2% 42,003 42% All Ethnic Groups 63,537 100% 17,271 27% 3,066,820 100% 771,202 25% jurisdiction' Source: SANDAG Fast Facts Prepared by EPS 16663 Data Tables.xis 10/11/2007 Table 6 National City Market Analysis San Diego Region City/County Housing Estimates 1/1/2006 City/County Persons per Occupied Vacant % Vacant Household Carlsbad 38,840 2,971 7.1% 2.52 Chula Vista 72,776 2,305 3.1% 3.05 Coronado 7,480 1,947 20.7% 2.4 Del Mar 2,128 371 14.8% 2.13 El Cajon 34,452 1,009 2.8% 2.74 Encinitas 23,544 1,048 4.3% 2.64 Escondido 45,533 1,282 2.7% 3.05 Imperial Beach 9,318 473 4.8% 2.89 La Mesa 24,103 769 3.1% 2.27 Lemon Grove 8,559 238 2.7% 2.89 National City 15,005 393 2.6% 3.47 Oceanside 60,172. 3,429 5.4% 2.89 Poway 15,992 263 1.6% 3.13 San Diego 477,253 21,411 4.3% 2.65 San Marcos 24,808 1,058 4.1% 3.07 Santee 18,786 396 2.1% 2.86 Solana Beach 5,673 808 12.5% 2.34 Vista 29,594 981 3.2% 3.11 Unincorporated 153,830 9,412 5.8% 2.86 COUNTY TOTAL 1,067,846 50,564 4.5% 2.77 "housing_estimates" Source: SANDAG, Current Estimates 2006) Prepared by EPS 12 16663 Data Tables.xls 10/11/2007 Table 7 National City Market Analysis San Diego Region/National City Median Household Income 1999 2006 Area Med. HH Income Med. HH Income % Change San Diego Region $47,268 National City $29,980 $64,737 37% $41,959 40% "income" Prepared by EPS 13 16603 Data Tables. xis 10/11/200/ Table 8 National City Market Analysis San Diego Region Population by Jurisdiction Item Year 2000 2010 2020 2030 Growth % Growth Carlsbad 78,247 109,611 119,095 127,046 48,799 62% Chula Vista 173,556 248,174 289,304 316,445 142,889 82% Coronado 24,100 27,512 29,738 31,038 6.938 29% Del Mar 4,389 4,661 5,138 5,497 1,108 25% El Cajon 94,869 100,919 105,214 112,008 17,139 18% Encinitas 58,014 65,358 68,030 73,170 15,156 26% Escondido 133.559 148,630 158,494 169,929 36,370 27% Imperial Beach 26,992 28,331 32,590 36,125 9,133 34% La Mesa 54,749 59,920 60,686 64,522 9,773 18% Lemon Grove 24,918 27,163 28,859 31,175 6,257 25% National City 54,260 59,905 69,104 74,241 19,981 37% Oceanside 161,029 186,785 196.482 207,237 46,208 29% Poway 48,044 51,833 54,035 57,474 9,430 20% San Diego 1,223,400 1,365,130 1,514,336 1.656,257 432,857 35% San Marcos 54,977 82,608 90,026 95,553 40,576 74% Santee 52,975 62.031 66,668 72,115 19,140 36% Solano Beach 12,979 13,807 14,839 15,761 2,782 21% Vista 89,857 98.182 106,075 115,768 25,911 29% Unincorporated 442,919 504,719 627,142 723,392 280,473 63% REGION 2,813,833 3,245,279 3,635,855 3,984,753 1,170,920 42% pcp2" Source: SANDAG 2030 Regional Growth Forecast Prepared by EFS 16663 Data Teb/es.xls 10/11/2007 Memorandum %Vestside Specific flan Economic Analysis October 18, 2007 Being a landlocked city without an abundance of open space, the City still is projected by SANDAG to grow in population at a relatively fast rate when compared to the rest of the region. SANDAG estimates that the City will add 20,000 residents by 2030. Using the City's current persons -per -household factor (3.47), this translates to approximately 192 new residential units per year. This persons -per -household figure may artificially skew the number of new housing units absorbed, however, because many of the new households moving into the City could have a much lower occupancy rate. If, for example, 50 percent of the new households in the City over the next several years are young working professionals with a 1.5-persons-per-household average, the new residential units absorbed would increase to approximately 270 per year. SANDAG also has projected significant growth in housing units regionwide, although not at the same rate as population growth. SANDAG s estimates include an increase in persons -per -household regionwide and only a 33-percent growth in the number of housing units, as compared to a 42-percent rate in population (see Table 1). PROSPECTS FOR WSP 1'he City is poised to capture a significant portion of the economic growth projected for the San Diego Region and could see a significant transformation over the next several years. Several factors inay contribute to the City's transformation, as discussed below. Employment Prospects With the Central and Northern City submarkets experiencing sustained job growth, the City is located optimally to attract and accommodate commuters who wish to cut down on their daily travel time. This effect may be increasingly intensified as traffic conditions along I-5 and I-805 worsen with continued development in Chula Vista and other areas in the South County. Furthermore, with the fort looking to continue its busy operations and perhaps expand in the future, the City may become more of an employment center itself. Improving Market Perception The City is seen as an up -and -corning area in the south San Diego Region, but certain civic amenities and neighborhood -serving businesses are lacking. For example, throughout the interview process, several of EI'S's respondents noted the need for a new upscale grocery store to serve the community. Other services and amenities also seem to be missing from the community fabric of the project area, including retail, dining, and entertainment. 15 Memorandum 4yestside Specific Plan rronnmic Analysis October I8, 2007 Potential for Transit Integration The western part of the City —and the western edge of the WSP in particular —is served by the Blue Line Trolley, which offers access north and south of the City and is connected to other transit services. This transit asset potentially could be very important to development in the WS1'. 1f planned appropriately, the residents of the WSP could enjoy the benefits of being near downtown San Diego and other job centers and having easy mass -transit access to almost anywhere in the region. As discussed in the following section, development opportunities near the Trolley Station in the WSP could provide a great opportunity to accommodate new mixed -use housing and other uses. DEVELOPMENT FEASIBILITY OVERVIEW EPS contacted several local real estate developers and experts in the field to gain differing perspectives on the opportunities and constraints related to potential new development in the City. The responses received were mixed, but most of those interviewed agree that the City is on the verge of undergoing a transformation as the surrounding regional economy continues to mature. Some experts are able to envision the 1-5 Corridor as supporting much higher density in the long term, while others are less bullish on a high level of concentration, but agree that the City is primed for increased pressure for residential development as developable land near downtown San Diego and other employment centers becomes harder to find and assemble. These findings present both an opportunity and a challenge for the City as it moves forward. The opportunity exists to leverage the City's competitive position to attract a diverse and vibrant array of housing products in the WSP that provides affordability and energizes the streetscape by supporting additional retail amenities and services. The challenge is to retain the authentic neighborhood feel --in other words, to avoid becoming another ubiquitous gentrifying neighborhood. As discussed earlier in the introduction of this memorandum, development prototypes permitted to occur in the WSF' must be feasible for the Plan to be implemented. Although redevelopment assistance can be used to facilitate affordable development in key areas with Iirnited Agency resources, the City will need to consider whether affordable new development can be put in place by the private sector. Accordingly, several residential product types were tested using developer pro formas, as described below. FINANC_IAI. ANALYSIS OF DEVELOPMENT PROTOTYPES To understand further the potential for these types of development, El'S tested the financial feasibility of several single-family and multifamily prototypes of assorted 16 Memorandum Westside Specit7c Plan Economic Analysis October 18, 2007 densities. Table 9 summarizes the results of this pro forma analysis. Tables 10 through 13 show the detailed calculations for the prototypes tested, and Figures 2 through 5 show examples of similar product types. The current weak housing market being experienced by San Diego and California in general has significant implications for planning new development for the short and long term. Construction prices have increased drastically over the past several years, and coupled with the current soft housing market, the pro forma analysis described below indicates that although the lowest and highest density products may be difficult to implement successfully in the near term, some good opportunities exist for introducing medium -density product that, if well -designed and implemented, could deliver feasible, moderately priced product into the WSP area. Moreover, if development opportunities can be made available at specific locations at key intersections or near the Trolley Station, higher density (e.g., 4- to 5-story) product could become financially viable. 17 Table 9 Westslde Specific Plan Developer Pro Forma Analysis Developer Pro Forma Scenarios Summary of Estimated Values from Builder Cash Flows Use/ Prototype Description Total Table Average Value Reference Unit Price per Acre Total Cost per Acre Residual Value per Acre Residual Value as % of Cost Notes Prototype ' S o-Family Residential - RD 8 Sucurtan Standard Lot Prototype 2 Single -Family Resldertia' - RD 16 Sinai, Lr:t Cotacred Prototype 3 Nut family Residential • RD 24 Type 5, 3-story Small Lot Row Houses cr Tcwnhomes Prototype 4 Multifamily Residentla - RC 60 Type 5 Ccnstvction. Condo Fiats, Pod,um Park'ng. 5-stoy (4 stor'es cver parking) Table 10 5465,000 53.720.000 Table 11 S420,000 56.720.000 Table 12 5348,000 58,352,000 Table 13 5335.000 $20,100,C00 53,858.680-$138.680 -3.6% Not leasble unless price Is Increased Price increase unlikely g.ven affordability concerns 58,197,816 5522.184 8.4% r•easible 2-story' product e'.ficlent use p' laic, re:atve:y affordable $7.740,120 5611,880 7.9% Feasib e 3-story product. efficient use cf lane, •elativeiy affordable 5'9.747.601 5352,399 1.8% Lorger-term procJct, Inclusion of ground 'Ioor reta a. key locations will mprove'easibility: vlew premiums poss'ple once market matures Includes cos: cf land. /6663 rvrra ° •s IGl I,2777 Frep,roa by EPS Figure 2 Prototype 1—RD 8 19 Memorandum Westside Specific Plan rconnrnicAnalysis October 11, 2007 Table 10 Westside Specific Plan Developer Pro Forma Analysis Builder Cash Flow for Single -Family Residential - RD 8 RD - 8 Page 1 of 2 Assumption Amount PROTOTYPE PROJECT DESCRIPTION Suburban Standard Lot Total Land Area Number of Units per Acre Average Gross Lot Size Net Unit Size (Sale Area) Gross Unit Size (incl. garage) Sellable/Total Sq. Ft. Number of Stories Lot Coverage Gross Building Area (incl. garage) DEVELOPMENT COST ASSUMPTIONS Direct Costs Land Cost Building Construction (1) In -Tract Improvements Backbone & Off -site Improvements Parking Construction Cost Builder Fee Indirect Costs Planning & Entitlement Building Fees (Permits) Residential Building & Impact Fees Architecture and Engineering Developer Project Management Developer Asset Management General & Administrative Financing & Charges Bonds/Other Fees/Insurance Marketing Commissions SALES REVENUE ASSUMPTIONS Market Rate Units Sale Price per Square Foot Sale Price per Unit 1.0 acres 8 (prototype) 5,445 1,500 sq. ft. 1,900 sq. ft. 79% 2 17% 15,200 sq. ft. $35.00 /gross land sq. ft. $85.00 /gross sq. ft. $0.00 (incl. in land & bldg. cost) $0.00 (incl. in land & bldg. cost) $0.00 (incl. w/ building) 9.0% of sales revenue 3.0% of direct costs $3,750.00 /unit $18,000.00 /unit 4.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 1.0% of sales value 3.0% of direct costs (exc. land) 6.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 2.0% of unit value, market rate units only 3.0% of unit value, market rate units only $310 $465,000 /unit "sfl" 20 Prepared by CPS 16663 Residential pro forma axis 10/11/2007 Table 10, continued Residential - RD 8 RD-8 Page 2 of 2 Item Total Per Unit DEVELOPMENT CASH FLOW Direct Costs Land Cost $1,524,600 $190,575 Shell Construction $1,292,000 $161,500 In -Tract Improvements $0 $0 Backbone & Off -site Improvements $0 $0 Parking Construction Cost $0 $0 Builder Fee $334,800 $41,850 Subtotal, Direct Costs $3,151,400 $393,925 Indirect Costs Planning & Entitlement $38,760 $4,845 School Fees $30,000 $3,750 Residential Impact & Bldg. Fees $144,000 $18,000 Architecture and Engineering $51,680 $6,460 Developer Project Management $51,680 $6,460 Developer Asset Management $37,200 $4,650 General & Administrative $38,760 $4,845 Financing & Charges $77,520 $9,690 Bonds/Other Fees/Insurance $51,680 $6,460 Marketing $74,400 $9,300 Commissions $111,600 $13,950 Total Indirect Costs $707,280 22% $88,410 Total Direct and Indirect Costs $3,858,680 $482,335 RESIDUAL VALUE Project Sales Value $3,720,000 $465,000 (Less) Total Project Cost ($3,858.680) ($482,335) Residual Value ($138,680) ($17,335) as % of Sales Value -3.7% -3.7% as % of Cost -3.6% -3.6% (1) Includes lot improvements and common areas. 21 'sft' Prepared by EPS 16663 Residential pro forma 3.xls 10/11/2007 Figure 3 Prototype 2—RD 16 22 hlenrnrandum 1Vestside Specific Plan Economic Analysis October 11, 2007 Table 11 Westside Specific Plan Developer Pro Forma Analysis Builder Cash Flow For Single -Family Residential - RD 16 RD-16 Assumption Amount PROTOTYPE PROJECT DESCRIPTION Small Lot Detached Total Land Area Number of Units per Acre Average Gross Lot Size Net Unit Size (Sale Area) Gross Unit Size (ind. garage) Sellable/Total Sq. Ft. Number of Stories Lot Coverage Gross Building Area (ind. garage) DEVELOPMENT COST ASSUMPTIONS Direct Costs Land Cost Building Construction (1) In -Tract Improvements Backbone & Off -site Improvements Parking Construction Cost Builder Fee Indirect Costs Planning & Entitlement Building Fees (Permits) Residential Building & Impact Fees Architecture and Engineering Developer Project Management Developer Asset Management General & Administrative Financing & Charges Bonds/Other Fees/Insurance Marketing Commissions SALES REVENUE ASSUMPTIONS Market Rate Units Sale Price per Square Foot Sale Price per Unit 1.0 acres 16 (prototype) 2,723 1,400 sq. ft. 1,800 sq. ft. 78% 2 33% 28,800 sq. ft. $35.00 /gross land sq. ft. $93.00 /gross sq. ft. $0.00 (incl. in land & bldg. cost) $0.00 (incl. in land & bldg. cost) $0.00 (incl. w/ building) 9.0% of sales revenue 3.0% of direct costs $3,500.00 /unit $18,000.00 /unit 4.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 1.0% of sales value 3.0% of direct costs (exc. land) 6.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 2.0% of unit value, market rate units only 3.0% of unit value, market rate units only $300 /net sq. ft. $420,000 /unit Page l of 2 2.3 Prepared by FPS 's/2' 16663 Residential pro tonna 3.xls 10/11/2007 Table 11, continued Single -Family Residential - RD 16 RD-16 Item Total Per Unit DEVELOPMENT CASH FLOW Direct Costs Land Cost $1,524,600 $95,288 Shell Construction $2,678,400 $167,400 In -Tract Improvements $0 $0 Backbone & Off -site Improvements $0 $0 Parking Construction Cost $0 $0 Builder Fee $604,800 $37 800 Subtotal, Direct Costs $4,807,800 $300,488 Indirect Costs Planning & Entitlement $80,352 $5,022 School Fees $56,000 $3,500 Residential Impact & Bldg. Fees $288,000 $18,000 Architecture and Engineering $107,136 $6,696 Developer Project Management $107,136 $6,696.00 Developer Asset Management $67,200 $4,200.00 General & Administrative $80,352 $5,022.00 Financing & Charges $160,704 $10,044.00 Bonds/Other Fees/Insurance $107,136 $6,696.00 Marketing $134,400 $8,400.00 Commissions $201,600 $12,600.00 Total Indirect Costs $1,390,016 29% $86,876 Total Direct and Indirect Costs $6,197,816 $387,364 RESIDUAL VALUE Project Sales Value $6,720,000 $420,000 (Less) Total Project Cost ($6,197 8161 ($387,3641 Residual Value $522,184 $32,637 as % of Sales Value 7.8% 7.8% as % of Cost 8.4% 8.4% 's12' (1) Includes lot improvements and common areas. Page 2of2 24 Prepared by EPS 16663 Rusidunlial pro forma 3.xls 10/11/2007 Figure 4 Prototype 3—RD 24 24 25 Memorandum Westsidc Specific Plan Economic Analysis October 78, 2007 20 Page 1 of 2 Table 12 Westside Specific Plan Developer Pro Forma Analysis Builder Cash Flow for Multifamily Residential - RD 24 RD-24 Assumption Amount PROTOTYPE PROJECT DESCRIPTION Type 5 , 3-story Small Lot Fee Simple Row Houses or Townhomes Total Land Area Number of Units per Acre Average Gross Lot Size Net Unit Size (Sale Area) Gross Unit Size Sellable/Total Sq. Ft. Number of Stories Lot Coverage Gross Building Area DEVELOPMENT COST ASSUMPTIONS Direct Costs Land Cost Building Constnlction In -Tract Improvements, Other Areas Backbone & Off -site Improvements Parking Construction Cost Builder Fee Indirect Costs Planning & Entitlement Building Fees (Permits) Residential Building & Impact Fees Architecture and Engineering Developer Project Management Developer Asset Management General & Administrative Financing & Charges Bonds/Other Fees/Insurance Marketing Commissions SALES REVENUE ASSUMPTIONS Market Rate Units Sale Price per Square Foot Sale Price per Unit 1.0 acres 24 (prototype) 1,815 1,200 sq. ft. 1,450 sq. ft. 83% 3 27% 34,$00 sq. ft. $35.00 /gross land sq. ft. $110.00 /gross sq. ft. $0.00 (incl. in land & bldg. cost) $0.00 (incl. in land & bldg. cost) $0.00 incl. w/ building (podium parked) 9.0% of sales revenue 3.0% of direct costs $3,000.00 / unit $6,000.00 / unit 4.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 1.0% of sales value 3.0% of direct costs (exc. land) 6.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 2.0% of unit value, market rate units only 3.0% of unit value, market rate units only $290 /net sq. ft. $348,000 /unit 26 Prepared by FPS /6663 Residential pro forma 3.xls 10/1 ti2007 Page 2 o/ 2 Table 12, continued Multifamily Residential - RD 24 RD-24 I Item Total Per Unit DEVELOPMENT CASH FLOW Direct Costs Land Cost $1,524,600 $63,525 Building Construction $3,828,000 $159,500 In -Tract Improvements $0 $0 Backbone & Off -site Improvements $0 $0 Parking Construction Cost $0 $0 Builder Fee $751,680 $31.320 Subtotal, Direct Costs $6,104,280 $254,345 Indirect Costs Planning & Entitlement $114,840 $4,785 School Fees $72,000 $3,000 Residential impact & Bldg. Fees $144,000 $6,000 Architecture and Engineering $153,120 $6,380 Developer Project Management $153,120 $6,380 Developer Asset Management $83,520 $3,480 General & Administrative $114,840 $4,785 Financing & Charges $229,680 $9,570 Bonds/Other Fees/Insurance $153,120 $6,380 Marketing $167,040 $6,960 Commissions $250.560 $10,440 Total Indirect Costs $1,635,840 27% $68,160 Total Direct and Indirect Costs $7,740,120 $322,505 RESIDUAL VALUE Project Sales Value $8,352,000 $348,000 (Less) Total Project Cost ($7,740,1201 f$322,5051 Residual Value $611,880 $25,495 as % of Sales Value 7.3% 7.3% as % of Cost 7.9% 7.9% mf1 " 27 Prepared by EPS 16663 Residential pro forma 3.xis 10/18/2007 Figure 5 Prototype 4—RD 60 2S Memorandum Westside Specific Plan Economic Analysis October 18, 2007 Page 1 of 2 Table 13 Westside Specific Plan Developer Pro Forma Analysis Builder Cash Flow for Multifamily Residential - RD 60 RD - 60 Assumption Amount PROTOTYPE PROJECT DESCRIPTION Type 5 Construction, Condo Flats, Podium Parking, 5-story (4 stories over parking) Total Land Area Number of Units per Acre Average Gross Lot Size Net Unit Size (Sale Area) Gross Unit Size Sellable/Total Sq. Ft. Number of Stories - Residential Lot Coverage Gross Building Area Parking Requirement (spaces per unit) Parking Structure Spaces Parking SF per Space Parking Structure DEVELOPMENT COST ASSUMPTIONS Direct Costs Land Cost Building Construction In -Tract Improvements Backbone & Off -site Improvements Parking Construction Cost Builder Fee Indirect Costs Planning & Entitlement School Fees (Permits) Residential Building & Impact Fees Architecture and Engineering Developer Project Management Developer Asset Management General & Administrative Financing & Charges Bonds/Other Fees/Insurance Marketing Commissions SALES REVENUE ASSUMPTIONS Market Rate Units Sale Price per Square Foot Sale Price per Unit 1.0 acres 60 (prototype) n/a 1,000 sq. ft. 1,176 sq. ft. 85% 4 72% 70,560 sq.ft. 1.5 90 350.0 31,500 sq.ft. $35.00 /gross land sq. ft. $130.00 /gross sq. ft. $9.00 (incl. in land & bldg. cost) $4.00 (incl. in land & bldg. cost) $50.00 /per parking sq. ft. 9.0% of sales revenue 3.0% of direct costs $2,500.00 / unit $6,000.00 / unit 4.0% of direct costs (exc. land) 4.0% of direct costs (exc. land) 1.0% of sales value 3.0% of direct costs (exc. land) 6.0% of direct costs (exc. land) 6.0% of direct costs (exc. land) 2.0% of unit value, market rate units only 3.0% of unit value, market rate units only $335 /net sq. ft. $335,000 /unit 'mr2' 29 Prepared by EPS 16663 Residential pro forma 3.xls 10/11/2007 Table 13, continued Multifamily Residential - RD 60 RD-60 Page 2 of 2 Item Total Per Unit DEVELOPMENT CASH FLOW Direct Costs Land Cost $1,524,600 $25,410 Building Construction $9,172,800 $152,880 In -Tract Improvements $635,040 $10,584 Backbone & Off -site Improvements $282,240 $4,704 Parking Construction Cost $1,575,000 $26,250 Builder Fee $1,809,000 $30,150 Subtotal, Direct Costs $14,998,680 $249,978 Indirect Costs Planning & Entitlement $349,952 $5,833 School Fees $150,000 $2,500 Residential Impact & Bldg. Fees $360,000 $6,000 Architecture and Engineering $466,603 $7,777 Developer Project Management $466,603 $7,777 Developer Asset Management $201,000 $3,350 General & Administrative $349,952 $5,833 Financing & Charges $699,905 $11,665 Bonds/Other Fees/Insurance $699,905 $11,665 Marketing $402,000 $6,700 Commissions $603.000 $10,050 Total Indirect Costs $4,748,921 32% $79,149 Total Direct and Indirect Costs $19,747,601 $329,127 RESIDUAL VALUE Project Sales Value $20,100,000 $335,000 (Less)Total Project Cost ($19,747,601) J$329,127) Residual Value $352,399 $5,873 as % of Sales Value 1.8% 1.8% as % of Cost 1.8% 1.8% b#2' 30 Prepared by CPS 16663 Residential pro forma 3.xls 10/11/2007 Memorandum Westside Specific Plan Economic Analysis October 78, 2007 • Low -Density Single -Family Development. Prototype 1 is a single-family product developed at a density of 8 units per acre on 5,000-square-foot lots. This is a typical suburban single-family product. With a price point of about $465,000, this product generates an insufficient return to warrant development, requiring higher prices to achieve feasibility. This lot size inherently is an inefficient use of valuable closed -in land and is beyond the economic reach of many of the families it is intended to serve. Even suburban markets in greenfield locations throughout California are seeing smaller lot sizes, reflecting development economics associated with increasing land values. In markets where this lot size is being developed, houses typically are scaled above 2,500 square feet to create a viable density for private -sector development. • Medium -Density Single -Family Development. Prototype 2 presents an alternative approach to single-family development, reflecting the regional context of the City but maintaining high quality of life through the efficient use of land. With average lots of about 2,500 square feet per unit, it may be possible to deliver three- and four -bedroom single-family homes at price points around $420,000. These units can support two -car garages that are alley served, and according to several market studies, these units typically are more desirable than attached product because they can access air and light on three sides as a result of zero -lot -line site planning on one side of the house and because they do not share a common wall with neighboring houses. They can achieve densities of up to 16 units per acre in 2- and 3-story wood frame construction. • Townhouse and Row House Development. Prototype 3 contemplates a new fee -simple product that could be introduced into the project area-3-story, zero - lot -line row houses. Again, this is a product type that can be very attractive, meet the needs of a variety of household types, and may be delivered for less than $350,000. With lot sizes as small as 1,400 square feet, and the potential for alley vehicular access to single -car garages, this prototype can achieve densities of 24 units per acre or more, depending on the amount of private or collective open space. This product type has been developed successfully with 3-bedroom, 2-bath, 1,450-square-foot configurations in transitional communities throughout California. • Low -Rise Mixed -Use Development. Prototype 4 represents a future product that may be viable in the City as development pressures continue to mount during the next construction cycle. Typical products of this type concentrate parking in a podium fronted by commercial uses. Unit sizes and configurations can vary widely but typically average about 1,200 gross square feet. Increased construction costs because of podium costs, high condominium insurance premiums, and fire -resistive construction must be offset by densities of around 60 units per acre and efficient gross -to -net square -footage ratios to make this Memorandum Westside Specific Plan Economic Analysis October 18, 2007 product type feasible. Depending on specific project circumstances, this 5-story product may require agency financial assistance to meet feasibility targets at the assumed low price levels of $335,(00 at the present time; however, with economic recovery combined with increased recognition of regional location in the future, this option may be an appropriate prototype for specific intersections along key corridors, such as Civic Center Drive, or in areas located near the Trolley Station, which may be feasible at the present time because of the added product value ascribed to such proximity. A successful project in this regard would rely on sufficient scale and high overall development quality to be successful. This product type provides an opportunity to introduce mixed uses with ground floor retail and services, as well as increased diversity of housing offerings in the WSP. The financial analysis contained in this memorandum is based on assumed value accruing from view premiums, proximity to rail, and retail development as part of this prototype evaluation; however, all would contribute to improved financial returns. In addition, this product generates per -acre assessed values greatly exceeding other prototypes, providing the Agency and the City with additional resources to fund capital improvements or services. FISCAL CONSIDERATIONS/INFRASTRUCTURE OPERATIONS AND MAINTENANCE FUNDING The funding of necessary infrastructure improvements required to serve a redeveloped WSP area also should be considered in this stage of planning. There are several methods by which facilities, such as improved roadways, landscaping corridors, parks, lighting, drainage, and other facilities, can be funded. The advantages and disadvantages of three common funding mechanisms--Mello-Roos Services Community Facilities Districts (CFDs), I.ighting and Landscaping Districts, and Benefit Assessment Districts — are described in Appendix A of this report. For property tax and tax increment -financing purposes, the differential in assessed value between residential land and industrial land also should be considered. 'fhe current value of improved and unimproved industrial land likely will be lower than newly constructed residential land ---no matter the density. The higher the density of the residential development, the higher the assessed value and the more property tax or tax increment will be received by the Agency, which can be used for infrastructure construction. Table 14 illustrates the relative levels of value for different product types, although it should be noted that the values used in the table are merely concephial estimates. 3� Table 14 City of National City Harbor District Feasibility Analysis Westside Specific Plan Economic Analysis Comparison of Property Tax/ RDA Tax Increment Revenue by Land Use Item Residential Industrial RD - 8 RD -12 RD - 20 RD - 60 Assessed Value per Acre [1[ $1,916,640 $3,720,000 $4,956,000 $6,840,000 $20,100,000 Annual Property Tax/ TI Revenue $19,166 $37,200 $49,560 $68,400 $201,000 property_tax- [1] Average improved value per acre using assumptions from Pro Forma analysis. See Tables 9 through 13. Prepared by FPS 33 16663 Ooka Tables.xls 10/11/2(107 Memorandum Westside Specific Plan Economic Analysis October 18, 2007 Although service costs increase with population, service costs associated with road Maintenance can be brought clown on a per -unit basis if higher density products are well integrated with transportation infrastructure, such as Light rail. Moreover, infusions of density at key locations can help to bring needed retail and other revenue -generating land uses assisting with the funding of services provision. CONCLUSION The WSP sets the context for significant neighborhood revitalization in the years ahead. The systematic removal and redevelopment of key industrial sites presents a great opportunity to strengthen the neighborhood. The City's regional position will bring significant pressure to bear on this neighborhood in the future, suggesting that a realistic evaluation of feasible development alternatives and their potential fit in the WSI' is warranted. Given these pressures, the WSP provides an excellent roadmap toward the realization of improved quality of life for affected residents and selected businesses in the City. With evolving economic conditions and several emerging residential and mixed -use product types, further consideration should be given to improving the economic viability and affordability of housing by reducing lot sizes and making other adjustments (e.g., setbacks, massing, separation between homes) to allow the flexibility to introduce innovative development concepts as illustrated by Prototypes 2 and 3 in this memorandum. Moreover, the City may wish to consider a multistory mixed -use product, such as that described by Prototype 4, at strategic locations, such as key intersections, corridors, or transit locations (perhaps providing a density bonus for transit -oriented development projects). These developments could assist the community to activate the streetscape by providing necessary, small-scale neighborhood retail and services. 'These three development prototypes also offer excellent opportunities to accommodate below -market -rate affordable housing, which would need to be evaluated, funded, and integrated into projects on a case -by -case basis in collaboration with the Agency. Based on EPS's overall analysis, these prototypes appear to have merit for City consideration, based on economic viability, funding of capital and operation and maintenance expenses, support of transit, and affordable market -rate price points. Consideration of these uses should include reference to appropriate locations in the WSP areas, as to protect and strengthen these important neighborhoods. Econoirii pi Planning Systems r'ublic Pinanrr Real howl. Economics Rrginnal Fsonvmic, 1 an,l (so folio• APPENDIX A MAINTENANCE FUNDING MECHANISMS MAINTENANCE FUNDING MECHANISMS Item State Code Authorized Maintenance Items Mello -Roos Services CFD 53311 Govt Code 1. Police protection services, including jails, detention facilities, and juvenile halls. 2. Fire protection and suppression services, ambulance and paramedic services. 3. Recreation programs, library services, elementary and secondary school maintenance services, operation and maintenance of museums and cultural facilities. 4. Parks, parkways, and open space. 5. Flood and storm protection services. 6. Removal and remedial action for hazardous substance Landscaping and Lighting Act of 1972 22500 Street & Highways Code 1. Landscaping 2. Statuaries, fountains, and other ornamental structures and facilities. 3. Public lighting facilities, including traffic signals. 4. Park or recreational improvements Benefit Assessment Act of 1982 54703 Govt Code 1. Drainage 2. Flood control 3. Street lighting 4. Roads Item Mello -Roos Services CFD Landscaping and Lighting Act of 1972 Benefit Assessment Act of 1982 Formation Process • Resolution of Intention • Approval of Engineers Report • 45 days between ROI and ROF • ROI • 30 Days between ROI and ROF • Hearing Report at ROF • Resolution of Intention • Approval of Engineers Report • 45 days between ROI and ROF Election Process • If less than 12 registered voters, landowner election • 2/3 approval, weighted by acreage (1 acre, 1 vote) • Landowner election • Majority approval, weighted by proposed assessment • Landowner election • Majority approval, weighted by proposed assessment Authorized Agencies • City • County • Special Districts • City • County • Special Districts • City • County • Special Districts Annual Levy Process May be set up so there is no annual public hearing or meeting required to authorize annual levy Requires annual public hearing (maybe public meeting) before Board Requires annual public hearing (maybe public meeting) before Board Structure of Special Tax/Assessment May vary, but cannot exceed maximum special tax. Typically set up as a flat rate with escalator, but could be structured as a formula and allowed to increase or decrease as needed, subject to a maximum Typically set up as a flat rate with escalator, but could be structured as a formula and allowed to increase or decrease as needed, subject to a maximum Item Advantages Disadvantages Mello -Roos Services CFD • Police and Fire services • Special tax does not require nexus between special benefit and amount of tax • Does not require annual public hearing if Board so desires. • Broader authorized services • No streetlights for in -tract (subject to interpretation) • No roadway maintenance • 2/3 approval and registered voter election for 12 or more voters. • Stigma of Mello -Roos Landscaping and Lighting Act of 1972 • Majority approval of qualified voters Landowner election even with registered voters • Authorizes street lights • Not called Mello -Roos • • Must prove special benefit • Engineer's Report (EPS disadvantage) • Annual public hearing process and proof of direct benefit • More limited than Mello - Roos • No police, fire, library, recreation program service costs Benefit Assessment Act of 1982 • Majority approval of qualified voters • Landowner election even with registered voters • Authorizes street lights • Roadway maintenance • Not called Mello -Roos • Must prove special benefit • Engineer's Report (EPS disadvantage) • Annual public hearing process and proof of direct benefit • More limited than Mello -Roos • No police, fire, library, recreation program service costs Westside Specific Plan Draft August 14, 2007 EDAW, Inc. 1420 Kettner Boulevard, Suite 500 San Diego, CA 92101 Table of Contents EXECUTIVE SUMMARY ES-i 1 INTRODUCTION 1-1 1.1 Purpose 1-1 1.2 Location and Setting 1-1 1.3 Plan Formulation: A Community -Driven Process 1-3 1.4 Plan Organization 1-6 1.5 Relationship to National City General Plan, Land Use Code, and Redevelopment Plan 1-7 2 EXISTING CONDITIONS AND OPPORTUNITIES 2-1 2.1 The Westside: Yesterday and Today 2-1 2.2 I,and Use Patterns 2-2 2.3 Circulation 2-2 2.4 Paradise Creek 2-9 2.5 Historic Resources 2-11 2.6 Hazardous Materials and Emissions 2-11 2.7 Market Demand Projections 2-14 2.8 Opportunities Summary 2-16 3 NEIGHBORHOOD LAND USE, ZONING, AND DESIGN GUIDELINES 3-1 3.1 GoaLs 3-1 3.2 Land Use Plan and Zoning 3-1 3.3 Community Centers and Parks 3-4 3.4 Zoning Districts 3-6 3.5 Floodway Overlay 3-8 3.6 Paradise Creek Setback Requirement 3-8 3.7 Use Regulation• 3-8 3.8 Development Standards 3-8 3.9 Design Guidelines 3-12 3.10 Nonconforming Uses and Amortization Program 3-19 3.11 Implementing Programs 3-20 WESTSIDE SPECIFIC PI AN Draft 8/14/07 4 PARADISE CREEK EDUCATIONAL PARK 4-1 4.1 Goals 4-1 4.2 Paradise Creek Educational Park Plan 4-1 4.3 1mplementing Programs 4-2 5 CIRCULATION AND PARKING 5-1 5.1 Goals 5-1 5.2 Circulation and Parking Plan 5-1 5.3 Implementing Programs 5-11 6 INFRASTRUCTURE AND PUBLIC SERVICES 6-1 6.1 Goals 6-1 6.2 Infrastructure 6-1 6.3 Public Services 6-3 6.4 Implementing Programs 6-5 7 PLAN ADOPTION, PHASING, AND AMENDMENT 7-1 7.1 Specific Plan Adoption 7-1 7.2 Specific flan Administration 7-1 7.3 Implementation 7-1 7.4 Public Improvement Financing 7-2 7.5 Specific Plan Amendment 7-2 APPENDICES A Alternatives Development and Refinement B Market Studies C Hazardous Materials Assessment D City of National City Affirmative Termination by Amortization Regulations 11 WESTSIDE SPECIFIC PLAN Draft 8/14/07 LIST OF FIGURES Page ES-1 Land Use, Zoning, and Community Corridors ES-iii 1-1 Project Location 1-2 1-2 Specific Plan Area 1-3 2-1 Specific Plan Area and Existing Land Use 2-3 2-2 Circulation System Characteristics 2-5 2-3 Paradise Creek Educational Park Conceptual Plan 2-10 3-1 Land Use and Zoning 3-2 3-2 Residential Zone Design Guidelines — Single -Family Residential 3-14 3-3 Residential Zone Design Guidelines • Multi -Family Residential 3-16 3-4 Mixed Residential Retail Commercial Design Guidelines 3-18 5-1 Community Corridors and Traffic Circle 5-3 5-2 Residential Corridor Cross -Section 5-6 5-3 Retail Corridor Cross -Section 5-7 5-4 Mixed -Use Corridor Cross -Section 5-8 5-5 Commercial Corridor Cross -Section 5-9 WESTSIDE SPECIFIC PLAN 7a Draft 8/14/07 iv LIST OF TABLES Page 2-1 Street Classifications 2-4 2-2 Observation Categories from Hazardous Materials Assessment 2-13 2-3 Projected Potential Market Demand for New Development 2-15 3-1 Acreage by Land Use/Zoning Districts and 20-Year New Development Estimate 3-3 3-2 Existing and Planned Community Centers 3-5 3-3 Land Use Regulations for Residential Zone, Mixed Residential Commercial Office Zone, and Mixed Office Commercial Zone in the Westside Specific flan Area 3-9 3-4 I.)eve lop men t Standards 3-11 3-5 Hazardous Materials Permits and Certifications Potentially Required by Businesses 3-23 5-1 Streetscape improvements for Community Corridors 5-4 5-2 Neighborhood Objectives for Streetscapc improvement Techniques 5-10 6-1 Existing Schools and Locations 6-4 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Executive Summary A SPECIFIC PLAN FOR THE WESTSIDE The Westside is one of National City's oldest neighborhoods, dating back to the early 1900s. Early residential development -- mostly homes on small lots - soon became occupied by the families of waterfront and railroad workers. The district was complete with local markets and churches, and residents enjoyed proximity to downtown National City and the rail depot, providing access and commerce links to the region. Many of these original neighborhood qualities still exist and contribute to neighborhood life. Through the years, the Westside has experienced an incursion of small-scale industrial businesses and portions of the original neighborhood are aging. Changing economic conditions and the mix of residential and industrial uses have hindered positive change and revitalization. Nevertheless, the community has a powerful vision for the future of the Westside. This Specific Plan establishes the "road map" for accomplishing this vision and provides a strategy for the land use, development, mobility, and environmental values that make the Westside unique. VISION FOR THE WESTSIDE A series of well -attended community workshops served as the forum for exploring issues and building consensus on a planning framework for the Westside_ During this process, a central vision emerged: Reestablish the Westside as a safe, healthy, and vibrant neighborhood where people engage in community life. The community's priorities are set forth in four guiding principles that were confirmed in the workshop process: • Respect and encourage single-family homes and small residential development. • Improve environmental health conditions for residents in the area. • Limit uses adjacent to Paradise Creek to restoration and passive recreation and open space. WES (SIDE SPECIFIC PLAN ES -I Draft 8/14/07 ES-ii • Enhance pedestrian safety and promote the walkability of the community. 111e vision and guiding principles together serve as the framework for the development plan established in this Specific Plan. Figure ES-1 provides the land use and zoning plan that translates the vision into a regulatory framework applicable to all private and public projects within the Specific flan Area. Achieving this vision involves returning residential -turned - industrial properties to homes. Markets, schools, churches, and open spaces, including a new community center and mercado with multiple tenants, will enrich the neighborhood. Paradise Creek, through habitat restoration, the educational park, and compatible land uses on adjacent properties, will become an important source of neighborhood pride and enjoyment. Mixed - use development in key locations, such as Civic Center Drive and near the 24th Street Trolley Station, will help to generate new vitality in the Westside and accomplish goals for revitalisation, walkabiiity, and neighborhood -oriented shopping and services. While this vision accommodates phasing out businesses that currently conflict with and disrupt residents' daily living, compatible commercial and office activities will be allowed on the perimeter of the residential core, including strategic areas adjacent to Interstate 5 (I-5), Mile of Cars Way, and National City Boulevard. A successful neighborhood also relics on a safe and efficient pedestrian environment where people enjoy walking from their homes to community activity centers, schools, shopping, parks, and transit. The Community Corridors, enhanced for pedestrian comfort and safety, connect these centers (see Figure ES-1). DOCUMENT ORGANIZATION This Westside Specific Plan consists of eight chapters addressing different neighborhood revitalization components, summarized below. Chapters 3 through 7 contain goals, guidelines, and implementing programs to direct future development and public improvement consistent with the vision. • Chapter 1, Introduction: Explains the overall intent of the Specific Plan, its relationship to other City development policy and regulatory documents, and the plan's origins in community dialogue. WESTSIDE SPECIFIC PLAN Draft 8/14/07 f Community Center and Mercado Opportunity Site 14th St W 20th St W 22nd St W 23rd St Downtown National City...._ !=-W-PIaza.Blvd. _ l mama V 10111111MMIII ' I Feet 0 125 250 500 750 1.000 Civic ■ : Center • i Library ■ i "E 1T,th St Daylight Paradise Creek Paradise Creek Educational Park W 21st • `r•• Kimball Park u• West Avenue Closed Y ■�I Specific Plan Area Community CsMdors j Residential - Mixed Re=i•enlial Commercial Office Mixed Othce Commercial NMI Automotive Commercial i- Civic Institutional i- Open Space Reserve yj Paradise Creek Setback Requiremew f ui�tZ „•,J Floodway Overlay — Paradise Creek Paradise Creek (Underground) i=i= Trolley Line / Railroad © Community Center School mTrolley Station Figure ES-1, Land Use, Zoning, and Communitiy Corridors 191 • Chapter 2, Existing Conditions and Opportunities: Gives a "snap shot" of the neighborhood planning context, including history, land use, circulation, economic, and environmental conditions, in addition to opportunities for improvements and development, based on research and analysis conducted for the Specific Plan. • Chapter 3, Neighborhood Land Use, Zoning, and Design Guidelines: Provides the development framework for the Westside neighborhood, including location and types of land uses, zoning districts, and strategy for addressing incompatible businesses. Also establishes zoning use and development standards and provides guidelines to ensure attainment of neighborhood design goals and objectives as development proceeds. • Chapter 4, Paradise Creek Educational Park: Establishes a framework for expanding restoration of the creek corridor and extending the park and creeksidc trail. • Chapter 5, Circulation and Parking: Provides a framework of "Community Corridors" for focused improvements addressing neighborhood circulation, traffic safety, and walking opportunities, correlated with neighborhood centers, parks, and transit. Parking supply — both on- and off-street - also is addressed. • Chapter 6, Infrastructure and Public Services: Addresses the provision of municipal water, wastewater, and stormwater systems plus addresses availability of public services. • Chapter 7, Plan Adoption, Phasing, and Amendment: Overviews necessary steps for Specific Plan implementation. Appendices documenting the public dialogue and research conducted during preparation of the Specific Plan are located in a separately bound document. The appendices include: • Alternatives Development and Refinement • Market Studies • Hazardous Materials Assessment • City of National City Affirmative Termination by Amortization Regulations ES -iv WESTSIDE SPECIFIC PLAN Draft 8/14/07 1 Introduction 1.1 PURPOSE This Specific Plan establishes principles, programs, and standards for land use, development, and public improvements for the Westside neighborhood in National City. It is the result of a concerted community -driven initiative to revitalize the Westside's residential orientation and improve environmental quality. 1.2 LOCATION AND SETTING The Specific Plan Area encompasses the 118-acre Westside neighborhood, also known of locally as "Old Town," located within the incorporated limits of National City as shown in Figure 1-1. The Westside extends south of downtown National City, which is experiencing revitalization amidst new private and public development initiatives. Downtown San Diego lies approximately 5 miles north of the Westside neighborhood while San Diego Bay is located about 1 mile to the west and the United States/Mexico international border exists about 10 miles to the south. The Westside is generally defined by West Plaza Boulevard on the north, Interstate 5 (I-5) on the west, 24" Street/Mile of Cars Way on the south, and National City Boulevard on the east, as shown in Figure 1-2. Its central location places residents in proximity to Kimball Park, the Civic Center, and the new National City Public Library on the east. Downtown National City generally extends north from the Westside. The nearby waterfront — just west of I-5 — includes well -established maritime, naval, and recreational uses. Neighborhoods extending out immediately from downtown and the Westside have been developed at higher densities and with greater amounts of multi -family development. When first developed, the Westside grew largely as a residential neighborhood with mostly modest homes on small Lots. A few markets, churches, and eventually Kimball School became established to support the community. Zoning introduced in the 1940s allowed for the introduction of more intense commercial and industrial uses within the neighborhood. While the Westside continues to function as a residential neighborhood, a variety of auto services (including repair, paint, and body work), small-scale manufacturing, and warehousing businesses now occupy locations interspersed throughout the community. While some WESTSIDF SPFCIFIC PLAN 1-1 Draft 8/14/07 San Diego Bay Pacific Ocean City of National City Frerwey TroBry t Ine l Railroad International Baer Map not to tile. Figure 1-1, Project Location Imperial Beach Specific Plan Area Chula Vista Son Of ego Trolley Mexico businesses are clustered near the I-5 freeway and the National City Boulevard and Mile of Cars commercial corridors, a number are intermixed with homes. This has resulted in increasing public concerns related to traffic, overflow parking, noise, and hazardous materials exposure. Although the neighborhood environment has degraded over time due to these effects, the neighborhood has a number of unique resources and amenities. Kimball School and St. Anthony's Church together function as a center for community interaction in the heart of the neighborhood. The Westside also has a functioning water course, Paradise Creek, which is a rarity in urbanized areas. The traditional street grid allows for convenient 1-2 WESTSIDE SPECIFIC PLAN Draft 8/14/07 • Figure 1-2, Specific Plan Area walking within the neighborhood and to nearby destinations such as downtown and Kimball Park. Another important feature is the 24'h Street Trolley Station in the southern portion of the neighborhood. These features provide outstanding potential for enhancing the qualities of the area, thereby offering residents a setting for productive, healthy, and secure living. 1.3 PLAN FORMULATION: A COMMUNITY -DRIVEN PROCESS In the 1980s and 1990s, Westside residents' concerns grew in relation to the mix of homes and industrial activity and reduced WESTSIDE SPECIFIC PLAN 1-3 Draft 8/14/07 1-4 neighborhood environment. The City of National City responded with an ordinance defining stricter facility standards, a commercial/industrial building construction moratorium, and a Land Use Code amendment that both increased conditional use permit requirements for auto paint/body shops and allowed greater flexibility for expanding nonconforming single-family homes. In addition, the 1996 General Plan Update established new zoning and land use designations to reinforce the residential orientation of the Westside. This Specific Plan builds on these prior programs and responds to the community's desire for a comprehensive framework to (1) address land use compatibility issues and (2) reestablish the neighborhood for residents. Formal discussions among Westside residents were first initiated by the St. Anthony's Organizing Ministry several years ago. The Environmental Ilealth Coalition also became involved, first in a local lead -paint -removal program and then in broader neighborhood public health issues. The City of National City initiated the Specific Plan process to comprehensively address environmental and land use issues, leading to this plan that reflects residents' aspirations for their community. A series of well -attended community workshops served as the forum for exploring issues and building consensus on a planning framework. The four workshops, complete with Spanish - translated materials and live Spanish/English interpretation, proceeded as follows: • Workshop #1, February 16, 2005: Identification of neighborhood issues and opportunities. • Workshop #2, August 31, 2005: Community review of draft Guiding Principles and input on ideas and plan components. At this meeting, alternatives for several different plan components were explored. The community provided feedback on alternatives for Paradise Creek, residential development densities, land use plans, and desirable types of commercial land uses. See Appendix A (bound separately) for a summary of the alternatives. • Workshop #3, March 29, 2006: Community review of revised Guiding Principles plus input on preferred building heights. Specific ideas for neighborhood revitalization were also presented by the Environmental I lealth Coalition. WESTSIDE SPECIFIC PLAN Draft 8114107 • Workshop #4, September 20, 2006: Community feedback on the draft neighborhood planning concept. WalkSanDiego, a nonprofit organization dedicated to enhancing the livability of communities by making walking a safe and viable choice for people of all abilities, conducted an additional workshop and walk audit on August 20, 2005. Westside residents identified ideas and priorities for improving the neighborhood pedestrian environment during this workshop. The community dialogue was informed by research into specific conditions affecting the neighborhood environment and development potential: • Market Analysis for the Westside Study Area (December 17, 2004), Socioeconomic Analysis for Westside Study Area (December 20, 2004), and Projections of Market Demand for Land Uses in the Westside Study Area (May 11, 2005) - see Appendix B (bound separately). • Draft Limited Site Reconnaissance and Regulatory Records Database Review for Hazardous Materials (October 18, 2004) - see Appendix C (bound separately). • Draft Existing Conditions Analysis (summarized in Specific Plan Chapter 2, Existing Conditions and Opportunities). VISION AND GUIDING PRINCIPLES In these community workshops and discussions, a central vision emerged for the Specific Plan: Reestablish the Westside as a safe, healthy, and vibrant neighborhood where people engage in community life. The community's priorities are set forth in four guiding principles that were confirmed in the workshop process: • Respect and encourage single-family homes and small residential development. • Improve environmental health conditions for residents in the area. • Limit uses adjacent to Paradise Creek to restoration and passive recreation and open space. WESTSIDE SPECIFIC PLAN 1-5 Draft 8/14/07 • Enhance pedestrian safety and promote the walkability of the community. The vision and guiding principles together serve as the framework for the development goals, programs, and standards established in this Specific Plan. Achieving this vision involves returning residential -turned -industrial properties to homes. Markets, schools, churches, and open spaces, including a new mercado and community center, will enrich the neighborhood. Paradise Creek, through habitat restoration, the educational park, and compatible land uses on adjacent properties, will become an important source of neighborhood pride and enjoyment. While this vision accommodates phasing out businesses that currently conflict with and disrupt residents' daily living, compatible commercial, office, and retail activities will be allowed on the perimeter of the residential core, including strategic areas adjacent to 1-5, Mile of Cars Way, and National City Boulevard. In addition, small neighborhood -oriented markets will be allowed in the residential core. A successful neighborhood also relies on a safe and efficient pedestrian environment where people enjoy walking from their homes to community activity centers, schools, shopping, parks, and transit. 1.4 PLAN ORGANIZATION This Westside Specific Plan consists of eight chapters addressing different neighborhood revitalization components: • Chapter 1, Introduction: Explains the overall intent of the Specific Plan, its relationship to other City development policy and regulatory documents, and the plan's origins in community dialogue. • Chapter 2, Existing Conditions and Opportunities: Gives a "snap shot" of the neighborhood planning context, including history, land use, circulation, economic, and environmental conditions, in addition to opportunities for improvements and development, based on research and analysis conducted for the Specific Plan. • Chapter 3, Neighborhood Land Use, Zoning, and Design Guidelines: Provides the development framework for the Westside neighborhood, including location and types of land uses, zoning districts, and strategy for addressing incompatible businesses. Also establishes zoning use and 1-6 WESTSIDE SPECIFIC PLAN Draft 8/14/07 development standards and provides guidelines to ensure attainment of neighborhood design goals and objectives as development proceeds. • Chapter 4, Paradise Creek Educational Park: Establishes a framework for expanding restoration of the creek corridor and extending the park andcreekside trail. • Chapter 5, Circulation and Parking: Provides a framework of "Community Corridors" for focused improvements addressing neighborhood circulation, traffic safety, and walking opportunities, correlated with neighborhood centers, parks, and transit. Parking supply — both on- and off-street — also is addressed. • Chapter 6, Infrastructure and Public Services: Addresses the provision of municipal water, wastewater, and stormwater systems plus addresses availability of public services. • Chapter 7, Plan Adoption, Phasing, and Amendment: Overviews necessary steps for Specific Plan implementation. Appendices documenting the public dialogue and research conducted during preparation of the Specific Plan are located in a separately bound. document. The appendices include: • Alternatives Development and Refinement • Market Studies • Hazardous Materials Assessment • City of National City Affirmative Termination by Amortization Regulations 1.5 RELATIONSHIP TO NATIONAL CITY GENERAL PLAN, LAND USE CODE, AND REDEVELOPMENT PLAN I1ne Specific Plan interfaces with three City of National City documents that direct and regulate land use and development: the General Plan, Land Use Code, and Redevelopment Plan for the National City Redevelopment Project. The recently adopted Downtown Specific Plan is also related. While not directly applicable to lands within Westside Specific Plan Area, the Downtown Specific Plan establishes the development vision and urban form for abutting properties to the north and east, down to West 16t Street. WESTSIDF SPECIFIC PLAN 1-7 Draft 8/14/07 NATIONAL CITY GENERAL PLAN The National City General Plan, most recently updated in 1996, establishes a citywide "blueprint" for future growth and development. The General flan sets forth land use designations and policies in the areas of urban development, housing, economic development, and public services and facilities with relevancy for future development in the Westside. The land use designations for the Westside depicted on the Combined General Plan/Zoning Map reflects the existing mix of single-family residences and industrial uses. The map also depicts the Floodway Overlay, which prohibits development that would. create new flood hazards. The following General Plan policies and implementation actions have implications for future land use, public improvements, and development in the Westside neighborhood, helping to establish the framework for this Specific Plan. Overall Urban Framework • Encourage the preparation and implementation of Specific Plans to guide development in areas that have particular importance due to their location, characteristics, or potential for new development. An example includes the block in the Manufacturing Tight/Residential Zone between 18°i and 19' Streets, east of Harding Avenue and west of Wilson Avenue, required by adopted ordinance for commercial or industrial building (St. Anthony's Church site) (Implementation Action 4). • The City should encourage and participate in efforts to remove or relocate uses that are incompatible with surrounding properties (Implementation Action 8). Housing • To promote a higher rate of homeownership, the infilling of vacant Tots with single-family homes will be encouraged (Production Policy X). • Continue to evaluate residential neighborhoods for preservation or need for change. As called out in the I-Iousing Element, this program should identify areas that consist of predominantly single-family residential uses but are zoned for other uses or higher density (Other Implementation Action 16). 1-8 WESTSIDE SPECIFIC PLAN Draft 8/14/07 • Continue to evaluate older commercial and industrial uses for the possibility of replacement and housing (Other Implementation Action 17). Economic Development • Consider further controls on manufacturing uses in the Westside neighborhood, such as additional standards or restrictions on where new businesses should be located (Implementation Action 21). • Consider program actions to relocate existing businesses from areas where they may be determined incompatible with existing residential use (Implementation Action 22). Public Services and Facilities • Efforts for restoration of Paradise Creek (particularly in the area southwest of Kimball School) shall be encouraged (Recreation Policy J). • The City will identify and implement necessary and desired pedestrian improvements with a special emphasis on providing safe access for schools, parks, shopping districts, and other appropriate facilities (Transportation and Circulation Policy R). • Update the comprehensive drainage study completed for the City and monitor the need for drainage improvements, including consideration of the following: (1) Correction of flooding near National City Boulevard and 18th Street; and (2) Correction of flooding near 24°i Street and I-5 (Other Services and Facilities Implementation Action 63). At the time of the adoption of this Specific Plan, an amendment to the General Plan will concurrently be processed. This amendment will include a new provision for a Specific Plan land use designation as well as modification of the General Plan/Zoning Map to apply this designation within the boundaries of the Westside Specific Plan Arca. NATIONAL CITY LAND USE CODE (ZONING) The Land Use Code, Title 18 of the National City Municipal Code (referred to as the National City Land Use Code or NCI .UC), sets forth the specific use and development regulations for properties WESTSIOE SPECIFIC PLAN 1-9 Draft 8/14/07 throughout the city. The provisions of the Land Use Code apply to the Specific Plan Area and supplement the regulations stated in the Specific Plan. In such cases where the Westside Specific Plan standards and NCLUC standards conflict, the Specific Plan standards apply per Section 18.10.100 of the NCLUC. In the Specific Plan, the rnost notable customized regulations for the Westside are the creation of new Residential, Mixed Residential Retail Commercial, and Mixed Office Commercial zoning districts to implement the neighborhood vision. Design guidelines are established for these new zones. REDEVELOPMENT PLAN The National City Redevelopment Project encompasses the Westside neighborhood; thus, redevelopment and land use in the neighborhood are subject to the 1995 Redevelopment Plan. Of the redevelopment goals established in the Redevelopment Plan, the following are most relevant to the area: • Eliminate and prevent the spread of blight. • Expand the commercial base. • Improve public facilities and infrastructure (including inadequate drainage infrastructure). • Recycle and/or develop underutilized parcels to accommodate higher and better economic uses. • Implement design and use standards to ensure high aesthetic and environmental quality. • Increase, improve, and preserve the community's supply of affordable housing and promote rehabilitation of existing housing stock. In the regulation of land use within the Redevelopment Project, the Redevelopment Plan incorporates the General Plan and Land Use Code. One exception is the set of Transportation Center Commercial Zones (CA, CM, and CII). For these zones, the Redevelopment Plan sets forth permitted uses. This Specific Plan sets forth the strategy for implementing the applicable provisions of the Redevelopment Plan in the Westside. Because of the Specific l'lan's relationship to the General Plan, the Specific Plan sets forth the permitted uses. The Redevelopment 1-10 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Plans provisions for the Transportation Center commercial zones are referenced in the Specific Plan to ensure consistency. DOWNTOWN SPECIFIC PLAN The 2005 Downtown Specific Plan calls for reinforcing downtown as the heart of the city. Central to the revitalization effort is redevelopment with a mix of office, retail, entertainment, educational, and high -density residential uses. Significant new activity is planned around National City Boulevard and 8th Street, envisioned as downtown's "grand boulevards." Civic life — anchored by Kimball Park, the Education Village, Brick Row, and the new National City Public Library plays an important role in downtown's future. Some of the most intense development is envisioned to flank the northern and northeastern reaches of the Westside Specific Plan Area: • North of Plaza Boulevard: Mixed -use development with a maximum floor area ratio (FAR) of 6.0 (Development Zone 7). • Roosevelt Avenue and National City Boulevard, south to West 12th Street: Mixed -use development with a maximum FAR of 6.0 (Development Zone 6). • Roosevelt Avenue and National City Boulevard, from Civic Center Drive to West 16`" Street: Multi -family residential development with a maximum FAR of 6.0 and building height of 90 feet (Development Zone 6). WCSTSIDE SPECIFIC PLAN Draft 8/14/07 2 Existing Conditions and Opportunities Preparation of the Westside Specific Plan involved comprehensive research to explore development opportunities and challenges. Research efforts also focused on land use compatibility and mobility issues of particular concern to area residents. The Research findings and conclusions overviewed in this chapter establish the knowledge base that inform the Specific Plan's vision, goals, and programs. Separate sections on the Westside's history, existing land use and circulation characteristics, environmental features, and hazardous materials conditions are found in this chapter. 2.1 THE WESTSIDE: YESTERDAY AND TODAY The Westside neighborhood first dates back to the early 1900s, making it one of the older neighborhoods of National City. The City of National City incorporated in 1887. Residential development — mostly homes on small lots — soon became occupied by the families of waterfront and railroad workers. The district was complete with local markets and churches, and residents enjoyed proximity to downtown National City and the rail depot, providing access and commerce links to the region. In the 1940s, acting on the belief that the Westside was ripe with potential as a new industrial district, City leaders established zoning allowing for manufacturing. Comprehensive redevelopment with industrial uses was never realized, in part due to the challenges of assembling small parcels. As a result, a mix of smaller -scale uses, such as auto repair, paint and body shops, steel fabrication, plating, and warehouses, became intermixed with the residential properties in the neighborhood. Today the Westside functions as a mixed residential community that includes scattered industrial and commercial uses. A population of 1,033 residents in 284 households was estimated in 2004. homes on smaller Tots are most prevalent, neighborhood markets still exist, and Kimball School and several local churches contribute to the strong community ties felt by many residents. While the vast majority of the neighborhood is developed, there are a variety of underutilized parcels plus a few vacant parcels dispersed throughout the neighborhood. The negative effects of the existing industrial uses — overflow parking, car and truck WES1 SIDE SPECIFIC PLAN 2-1 Draft 8/14/07 traffic, noise, and public safety concerns related to hazardous materials storage and use -- have resulted in concern that many of these uses are not compatible with a residential neighborhood. Paradise Creek, another unique feature of the Westside, is a natural functioning drainage flowing northeast to southwest. Within the Specific Plan Area, the majority of the creekbed is earthen with vegetated banks. l'ortions have been modified with concrete channels. Because the neighborhood topography is generally flat, the varying slopes around the creek contribute to the neighborhood landscape. 2.2 LAND USE PATTERNS The predominant land use pattern in the Westside is residential mixed with an array of industrial uses such as auto body and paint shops, fabrication operations, and warehouses on small lots (Figure 2-1). Neighborhood -oriented institutional uses, such as Kimball School, St. Anthony's Church, and Manuel Portillo Youth Center (formerly Casa de Salud) plus a few corner markets also contribute to this mix. North of Civic Center Drive, the residential blocks have experienced a greater influx of industrial and commercial uses, with greater concentration between I-5 and Hoover Avenue. The small size of residential lots and dwellings contributes to the distinctive character of the Westside north of Paradise Creek Many lots are only 3,000 square feet, with an average size of 5,700 square feet. Substantially larger lots with office, commercial, and industrial uses dominate south of Paradise Creek and in proximity to National City Boulevard and 24th Street/Mile of Cars Way. The commercial and office uses are associated more with 24'r' Street/Mile of Cars Way, while car sales and other auto -oriented commercial businesses line the National City Boulevard corridor. The businesses between National City Boulevard and Paradise Creek tend to be more industrial in character. On properties adjacent to 1-5 on the western edge of the Specific flan Area, warehousing and industrial operations also predominate, both north and south of Civic Center Drive. 2.3 CIRCULATION The Westside has multiple transportation connections. I-5 and the San Diego Trolley - with stations present in the southern Specific Plan and to the northwest - readily provide regional access. National City Boulevard, 24th Street/Mile of Cars Way, and 2-2 ' WFSTSIDF SPECIFIC PLAN Draft 8/14/07 itF 1, 11! 14th St • W 23rd St , . ' • MINIEBNIONIME ISIII MMMMM ONE =II lidasmimAamoon • '1 , • ILJU Feet 0 125 250 500 750 1,000 Downtown National City_ . _ ; r E Plaza Blvd E 11th St _ • r r,‹ 0 • "ttt, ▪ - Qist Civic • , !!-!! eti') Center • Library 1S1-5fh St - - ,! •- ‘ - ! E 1Nh St • r \ - "!- 1 • '---- " - - • E 17th st- -'- <' ‹ ---1 Kimball Park :. If . • i -- - ..--,- Li- . . . :-...' I....._., ..... t,.., __,... ,._... ;..... 1....; Specific Plan Area /r. L . j Residential • ON Commercial Commercial - Auto Orteritu.! /• . . : aim , Industrial p i-;... ,_ . : ..... Mil Industrial -Autu Oriented Public/Community Facility - - r7-3 Open Space (Paradise CrecKt UndevolopedNacant 0 Key Intersection © Community Center pi School laTrolley Station Figure 2-1, Specific Plan Area and Existing Land Use National City Boulevard are all major thoroughfares traversing the city. Within the neighborhood, the grid of local streets serves cars and pedestrians. Three underpasses directly connect the Westside to the waterfront area. The confluence of these systems gives local residents and businesses quick access. I Iowever, these conditions also result in some "cut -through" high-speed traffic according to community members. In addition, noise and air pollutants from 1-5 may impact residents living nearby. STREET SYSTEM The Westside has a sound circulation framework tied to its traditional development roots. The system of arterials, collectors, and neighborhood streets is defined by the National City General Plan, as illustrated in Figure 2-2 and tabulated in Table 2-1. Arterials, 241I' Street/Mile of Cars Way and National City Boulevard, flank the neighborhood. The system of Collectors, including Plaza Boulevard, Civic Center Drive, Wilson Avenue, Hoover Avenue, and West 18i1i Street, reflects the most used routes within the neighborhood. On- and off -ramps for I-5 at 24`I' Street/Mile of Cars Way and Civic Center Drive in addition to off - ramps at Plaza Boulevard and West 8"' Street provide convenient regional access for drivers. Table 2-1, Street Classifications Classification and Definition Streets Arterial Major local traffic channels, providing circulation across National City and access to major destination points; usually four driving lanes, often with synchronized signals to help traffic flow. Mile of Cars Way/ West 24th Street National City Boulevard Collector Local conduits carrying traffic out of neighborhoods or business districts usually onto arterials but sometimes to other collectors. These may also serve as altemate routes to arterials for movement across National City; usually two to four driving lanes. Plaza Boulevard Civic Center Drive West 18th Street Wilson Avenue Hoover Avenue Neighborhood Low -capacity, low -speed roads providing direct access to individual properties within neighborhoods; usually two driving lanes. All Other Streets Source: National City General Plan, 1996 2-4 WCSTSIDC SPECIFIC PLAN Draft 8/14/07 !• - ' ; • • . 11 ikee.1 411111, al.omig• • • • f. I 1 I 7 • r--I j• t'-'7 • • • - :, • -• •- - • 'MIST —4,- j cga : • ; • • • I • / • F— • • • 1,1271.11[1 • 94: ••••11.10 1 111 1 ; ,---, ; . ..._.. . in . , i E— i ==1 • In 1 • - , r • --, lei '.. -L..: ▪ V114111111T '.-- Ir. . i 1 I lii.7!FEllii- -R .:.-.7k 0.61 F=r i. _.. ', W1 E 151,1V .-1'j --.-71 --77.-ei ,-----, ---,le ----• ' 7-7-.:-L--=) --1T----11! . A. • , ▪ w Specific Flan Nea General Flan Road Clasarncations • •I Wieder Ne.ghbortwod Blcycia Ways • Class II - - Class III Traffic Signals • Stop Sign • Yned Sign O Traffic S,enal eaaa Ono Way Freeway Undewss Freeway Underpass I1 W 141111O 00 F1161:1•11, • 1- S1' r--; IV 'MIST • i__, • - • I 1 7---, 1 I . ' : :- , • , • . . . 0 0- --GO-- •-.....-___1111191 it ,O1 • 11-41,011i • • • — ! ; • " • • • ; Im AZI IR ;• • i,,==.0 • • 6 )/4)• / • from. _cc MOB CONN Xi, 11.1.61Cav ddr•rd /NM Feet 160 80 0 160 320 480 /1< L /17 it 111 111 21.14. • W CO! nm sr Figure 2-2, Circulation System Characteristics The Westside also a variety of north -south alleys but many are not continuous block to block. The most consistent alley system is located mid -block between Wilson and I Iarding avenues. As shown in Figure 2-2, operations at many intersections within the Specific flan Area are managed using stop -signs and yield - signs. However, a number of intersections have neither stop- nor yield -signs. Traffic flows reasonably well through the street system and there appear to be no significant points of congestion with the possible exception of Kimball School during morning drop-off and afternoon pick-up. TRANSIT Convenient transit via the San Diego 'Trolley and San Diego Metropolitan Transit System bus service provides Westside residents, visitors, and employees with excellent options. 'Fhe 24th Street Trolley Station is located in the southern portion of the neighborhood and bus stops arc distributed at key intersections (see Figure 2-2). A second trolley station lies two blocks north of the neighborhood at West 8th Street and Harbor Drive, on the opposite side of 1-5. While it is within reasonable walking distance of the northern portion of the Westside, walking conditions encountered underneath freeway overpasses reportedly deter some potential riders. WALKING AND BICYCLING The Westside's traditional development patterns give people opportunities to accomplish trips via walking and bicycling. The short blocks arranged in a grid pattern arc easily navigated on foot or by bicycle. Shallow building setbacks create a sense of activity and security on the streets. In addition, the neighborhood is compact and has many destinations within easy walking distance, including the centrally located Kimball School, Manuel Portillo Youth Center, Paradise Creek Education Park and the nearby City Hall, National City Public Library, Kimball Park, Martin Luther King Community (Tenter, and Downtown National City. The walkability of the neighborhood also makes accessing the neighborhood's array of transit options easier. The City has recently completed a Bikeway Master Plan, which establishes a network of bike routes linking to regional cycling systems and destinations. Some of these facilities cross the Westside neighborhood (see Figure 2-2). WESTSIDE SPECIFIC PLAN 2-7 Draft 8/14/07 CIRCULATION ISSUES The circulation system in the Westside has all the components for a vibrant neighborhood. However, improvements could be made that would encourage optimal use of the nonvehicular options (i.e., transit, walking, and bicycling) and enhance the residential qualities of the neighborhood. In addition, the residents of the neighborhood have noted several undesirable aspects of the circulation system. These conditions include: • Increased local vehicle and truck traffic, particularly concentrated on West 9' Street and to a lesser extent Wilson Avenue, from the industrial and auto-rel.ated businesses. • Cross-town traffic taking advantage of the I-5 underpasses at West 18`h Street to cut through the neighborhood, souretirnes at high speeds per observations from community members - the concern is greatest at Kimball School. • Residents' concerns about excessive speeds on streets that feed to or from freeway ramps. • Lack of controls at some intersections and reliance on yield - signs at others, both of which are associated with concerns about accident risks. • Excessive on -street parking from insufficient on -site vehicle storage space at many automobile service businesses, resulting in double-parking, blocked driveway access, and absence of space for residents and their visitors. • Limited lines -of -sight from on -street truck parking. • Excessive street widths, which encourage speeding and expose pedestrians to traffic for longer than necessary when crossing streets. • Few cross -walks - there is only one serving Kimball School. • Limited lighting and sidewalks in disrepair on many neighborhood streets. While the circulation system serves vehicle travel well, the conditions noted above have increasingly degraded the desirability and perceived safety of walking and bicycling. 'this in turn affects transit accessibility since people often rely on walking and bicycling for a portion of transit trips. Furthermore, the prevalence of uncontrolled and yield -sign controlled intersections could be associated with greater hazard risks if development activity in the Westside increases. 2-8 WESTSIDE SPECIFIC PLAN Draft 8/14/07 .• 2.4 PARADISE CREEK THE WESTSIDE'S URBAN STREAM Paradise Creek is a meandering watercourse that flows northeast to southwest in the eastern portion of the Westside (see Figure 2-1). It is a drainage for a 1,190-acre watershed and drains into the San Diego Bay by way of Paradise Marsh, southwest of the Specific Plan Area. In the 1950s, the creek was modified to address flooding concerns. In addition, an upstream bypass diverts some stormwater that historically flowed through Paradise Creek. Between National City Boulevard and 18t Street, a concrete channel carries the creek flows and is covered in the northern reach. A mix of single-family residential, commercial, and industrial land uses border the creek. Paradise Creek's connection to Paradise Marsh and eventually to San Diego Bay make it a valuable resource from water quality, wildlife habitat, and aesthetic perspectives. Prior improvements coupled with effects of urbanization (polluted runoff, sedimentation, trash, and invasive species) have resulted in degradation of the creek water quality and natural habitat. Nevertheless, the creek corridor supports functioning southern coastal marsh habitat in bands ranging from 6 to 20 feet on either side of the open water stream. Healthy stands of cordgrass, pickleweed, and other wetland plants grow in and along the water's edge. The creek also hosts a variety of bird species including great blue heron, cornrnon egret, black phoebe, and willet. I'he creek is also an important "filter" for pollutants that enter the watercourse from the commercial and industrial uses within the Westsidc and the broader watershed. PARADISE CREEK EDUCATIONAL PARK Kimball School teachers and Westside residents took notice of both Paradise Creek's environmental value and the deteriorating state of its ecosystem. This led to the grass -roots effort to create the Paradise Creek Educational Park, which encompasses approximately 4 acres. After nearly a decade of research, planning, grant acquisitions, and cleanup, the park officially opened in spring 2007. The park, which is illustrated in Figure 2-3 includes: • 1,500 linear feet of restored Paradise Creek and upland habitat (southern coastal marsh) WESTSIDE SPECIFIC PLAN Draft 8/14/07 2-9 W t ath Street Kimbag Elementary School Amphitheater Parking Lot Raised Boardwalk • with Railing ,a» Owa Parkkp Lot R Active Recreation Area Including: Tw(P ayALsa, • 'Picnic Tabies and Playground Equipment New Native Vegetation Not to Scale Interpretive Trails System Enhanced Restoration Area/ Wetlands Observation Deck de•• I.Q., pea c Plan Area Residential um Mixed Residential ey t*14 I tI E210641 Mixed Office Commercial - Automotive Commercial gm Civic Institutional mil Open Space Reserve — Paradise Creek Figure 2-3, Paradise Creek Educational Park Conceptual Plan • Interpretive trail system including elevated boardwalks over wetland areas • Outdoor learning lab and amphitheatre adjacent to Kimball School Closely aligned with the park is the community -based nonprofit Paradise Creek Educational Park, Inc. (PCEPI). The PCEPI was formed in 1999 to provide educational education programming for the students of the National School District, the people of National City, and visitors. PCEPI interpretive programs have included bird watching, bike trips, scientific study, and environmental education, particularly in conjunction with Kimball School. 2.5 HISTORIC RESOURCES Although the Westside is one of the oldest neighborhoods in National City, the architectural integrity of most buildings has been compromised by structural additions, alterations, and overall deterioration. Therefore, the likelihood that these buildings would he eligible for the National Register of Historic Places or the California Register of Historical Resources is minimal to low with some possible exceptions such as St. Anthony's Church. Potentially noteworthy residential architectural styles in the neighborhood may include Folk Victorian, Boomtown, Art Deco, and Craftsman. To date, no properties within the Specific Plan Area are included on the City's Identified Historic Sites in National City. 2.6 HAZARDOUS MATERIALS AND EMISSIONS HAZARDOUS MATERIALS ASSESSMENT In the Westside today, residential areas are mixed with industrial and commercial businesses that use and store hazardous materials. These businesses include auto body and paint, auto service, metal shops, construction, and manufacturing operations. A comprehensive hazardous materials assessment for the neighborhood was prepared by Environmental Business Solutions and is provided in Appendix C (bound separately). The hazardous materials assessment focused on reported sources of hazardous substances and petroleum products that could be considered recognized environmental conditions due to their presence in significant concentrations or due to the potential for WES TSIDE SPECIFIC PLAN Draft 8/14/07 2-11 exposure and risk due to contaminant migration (e.g., soil vapor inhalation or groundwater ingestion). This assessment did not address nuisance issues related to industrial uses, which are also an important consideration in planning the future land use nix in the Westside. The hazardous materials assessment involved a regulatory records database review and a limited site reconnaissance. During the reconnaissance, observations regarding possible use and storage conditions of hazardous materials were made for those facilities reported to use and store hazardous materials and/or petroleum products, generate hazardous waste, and/or have aboveground or underground storage tanks. The records searches indicated various reports of handling and disposal violations. Due to access constraints (access agreements with the site owners are not practicable for a planning area of this size and the hazardous materials consultant did not have access to site buildings and improvements), the site reconnaissance was limited in nature and not conducted in accordance with the American Society for Testing and Materials standard. Despite these constraints, each facility observed was given a category number based on the general observations made during the reconnaissance. These categories are summarized in Table 2-2. Due to the size of the Specific Plan Area and property access limitations, the hazardous materials assessment should only be considered a general characterization of hazardous materials issues within the Westside. Comprehensive conclusions regarding the safety and hazards conditions on individual properties are not assessable at this level of study. Additional site -specific hazardous materials investigations will be necessary to determine the appropriate management and cleanup steps for individual properties within the Westside. In addition, because the use and management of hazardous materials are unique to individual businesses, it is not possible to categorize one type of use as being a more prominent hazardous materials emitter or to draw specific conclusions about which specific land use types are most problematic. REGULATION OF HAZARDOUS MATERIALS USERS An important indicator of the types of businesses that generate and use the largest amount of hazardous matcriaLs is identifying the presence of businesses that have active Hazardous Materials 2-12 WES !SIDE SPECIFIC PLAN Draft 8/14/07 Table 2-2, Observation Categories from Hazardous Materials Assessment 2 3 4 Not sufficient information to assess the likelihood of a recognized environmental condition. Hazardous materials, wastes, or petroleum products not observed. Lrkeitbood of a Recognized Envlfonmental,: • Co&iditron' Inconclusive Low Use, storage, and/or generation of hazardous materials/wastes and/or petroleum products was observed and features of concern were not observed. Low to Moderate Use, storage, and/or generation of hazardous materials/wastes and/or petroleum products was observed and where features of concern were observed. 5 Moderate Facilities where groundwater monitoring wells were observed. Moderate to High Recognized environmental conditions include the presence or likely presence of hazardous substances or petroleum products on a property that indicate an existing release, a past release, or a material threat of release of any hazardous substances or petroleum products into structures on the property or into the ground. groundwater, or surface water on the property. Business Plans, which are required by the County DEhl for businesses where the quantity of hazardous materials stored or used on the property is above certain thresholds. The majority of the I lazardous Materials Business Plans in the Westside have been issued for the following types of businesses: • Automotive body and repair shops • Machine shops • Welding and ironworks operations • Fabrication • Laboratories In addition, the SDAPCD requires a permit to operate any business that may emit air contaminants from nonvehicular sources. Hazardous air emissions, particularly emissions from automotive body and paint shops, have been cited by the WESTSIDE SPECIFIC PLAN 2-13 Draft 8/14/07 community as the existing environmental condition that is most problematic from a health and safety perspective. Based upon a review of the existing permits on file with the County and the SDAPCD and a general comparison with on -the - ground uses and conditions, it is very likely that there are businesses in the Westside area that may not be complying with existing hazardous materials permit regulations. For example, records of auto body and paint shops that currently have Hazardous Materials Business Plans on file with the County were compared to auto body and paint businesses observed in the Westside via a reconnaissance survey. Through this reconnaissance, it was determined that several of the existing automotive repair, service, and detail shops are operating without a Hazardous Materials Business Plan on file. While it could be possible that some of these businesses do not use or store materials in quantities requiring a permit from the County, it is reasonable to conclude that some businesses are not complying with existing regulations. This suggests that greater enforcement of requirements for Hazardous Materials Business flans could help to alleviate some concerns about public health. 2.7 MARKET DEMAND PROJECTIONS An important consideration in planning for the Westside's future is the market support for privately initiated new development. Appendix B (bound separately) contains studies by Economic Research Associates documenting the market demand analysis and development projections prepared for the Specific Plan. Projections for new residential, industrial, office, and retail development are summarized in Table 2-3. In summary, the Westside is in a position to capture a share of suhregional demand for multiple land uses because of its: • Accessible and visible location along I-5 • Proximity to job concentrations in National City, western Chula Vista, downtown San Diego, and the waterfront • Inherent neighborhood attributes New residential development perhaps has the strongest potential due to the regional housing shortage and the opportunity for multiple product types that arc affordable to the market. Speculative, multi -tenant office potential is limited because of 2-14 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Table 2-3, Projected Potential Market Demand for New Development' Housing (units) Industrial (sf) Office (sf) Total Retail (sf) Potential incremental; Market Remand •2004- 2010- 2020 :.2010 .2020 .2030 113 175 192 'rota/ 2004= =2030 480 95,756 130,718 156,383 Community -serving retail General merchandising Building materials 382,857 2,781 5,605 6,699 15,085 35,933 63,889 72,482 172,304 11,562 20,435 23,147 55,144 14,888 26,542 30,136 9,482 16,912 19,199 71,566 45,593 Based on moderate demand scenarios. sf = square feet Source: Economic Research Associates. 2005 (see Appendix B — bound separately) regional competition and the City's positioning of downtown National City. However, certain sites in the study area, especially near the 24th Street Trolley Station, may be attractive to some institutional users. Potential demand exisLs for light industrial space for small businesses given the diminishing supply of this type of space in the region's central areas, even though the consumer and business base is growing. The Westside's access to 1-5 would appeal to industrial users that must service a regional market or draw a regional workforce. Finally, the Westside might support a modest amount of convenience retail. Neighborhood - or community -serving retail would probably need to serve multiple neighborhoods to achieve adequate market support and should therefore be located on sites that are easily accessed to multiple neighborhoods. To reach or exceed the higher end of the projections shown in Table 2-3, some development of greater intensity may be necessary. This would limit development to certain areas of the Specific Plan Area with larger land holdings and/or land assembly opportunities. Certain parcels near the 24th Street Trolley Station, including the City -owned Public Works Yard, may present mixed -use opportunities for development of scale according to the market research. Some parcels adjacent to the freeway may be best suited for light industrial clusters. Infill residential and mixed -use development within the core blocks of WES!SIDE SPECIFIC FLAN 2-15 Draft 8/14/07 2-16 the Specific flan Arca would tend to be smaller if the existing neighborhood scale, character, and traditional building stock are to be maintained. In these areas, development absorption over time would tend to fall at the lower end of the forecast ranges due to limited land availability, land costs, and planning policies. 2.8 OPPORTUNITIES SUMMARY A summary of development and neighborhood improvement opportunities identified during research conducted for the Specific Plan is provided below. • Downtown revitalization, specifically the development of the Education Village, Park Village, Marina Gateway Place, and the Sycuan Hotel development, creates a catalyst for new development within and around downtown, including the Westside. These developments, and the further redevelopment of downtown, will bring in local, service - oriented commercial and retail uses that can serve the Westside, with increased quality and variety of services. • Even with development in the downtown, some service commercial uses are still needed, such as a small grocery, restaurants/dining, a beauty salon and barbershop, within the Westside. • Adjacency to the 24'h Street Trolley Station provides excellent transit -oriented development opportunities in the southern portion of the site. • The Specific flan Area contains economically "soft" properties, including significant vacant and underutilized properties, that provide transition and revitalization opportunities. • Relocation of the existing Public Works Yard, owned by the City of National City, on West 22" Street is anticipated within 2 to 3 years. This is the largest opportunity site within the Specific Plan Area. Its location within walking distance to the 24th Street Trolley Station makes it an excellent candidate for high -density residential and/or mixed -use development. • The Specific Plan Area is located within the city's redevelopment boundaries, offering special financing mechanisms and redevelopment opportunities. WFSTSIDE SPECIFIC PLAN Draft 8/14/07 • Viable opportunities for new housing to current and future residents at affordable prices should be explored. • The existing street grid system can be utilized to strengthen pedestrian connections and enhance street scenes with enhanced landscaping, light standards, and sidewalks. • Pedestrian connections should include a pedestrian or multi- purpose trail along Paradise Creek that can eventually connect to off -site portions of the creek, such as Kimball Park to the north and Sweetwater March/Pepper Park to the south. • The creation of neighborhood "anchors" should be explored as centers of activity to build on existing community centers, such as St. Anthony's and other churches, Paradise Creek Educational Park, Manuel 1'ortillo Youth Center, and Kimball School. • Variation in topography, where it exists along Paradise Creek, can be utilized to make more interesting and bolter -connected places, and aLso to pick up grades for podium construction with 100 percent below -grade parking. • 'There is the opportunity to create smaller parks in the neighborhood that arc easily accessed and convenient to the elderly and young populations. WESTSIDE SPECIrIC PLAN 2-17 Draft 8/14/07 F�. 3 Neighborhood Land Use, Zoning, and Design Guidelines 3.1 GOALS The vision and guiding principles from Chapter 1 inform a set of eight goals for the use of land in the Westside: • Preserve and enhance the residential characteristics of the Westside. • Allow new residential development that is compatible with the neighborhood's traditional architecture, scale, and massing. • Limit new building heights to two and three stories. • Allow mixed uses that increase neighborhood activity and engagement as well as create a living environment where people can walk for goods, services, recreation, and transit. • Reduce co -location of housing and businesses that use, store, or generate hazardous materials. • Buffer housing from freeway emissions and noise. • Reduce impacts to Paradise Creek. • Continue to permit businesses where consistent with the above environmental and compatibility goals. 3.2 LAND USE PLAN AND ZONING The Land Usc and Zoning Map in Figure 3-1 establishes the types and amounts of various land uses that will be allowed. As summarized in Table 3-1, lower -density residential uses, largely in single homes on individual lots, will occupy the majority of land in the neighborhood, in recognition of historic development patterns and goals to reinforce the neighborhood function of the Westside. In contrast to prior land use policy and zoning, no industrial uses (including auto body repair and auto service) are permissible within the residential area. Smaller scale housing is focused in the central portion of the Specific Plan Area and surrounding mixed uses create transitions and buffers conducive to a pleasant and healthy living environment. In this inner area, WESTSIDE SPECIFIC PLAN 3-1 Draft 8/14/07 Community Center and Mercado Opportunity Site W20thSt W 22nd SI W 23rd St 0 125 250 i W 12th St W 18th St ■Cw■ - .'-.�rillilq W Plaza Blvd._.. •■■■■w■■■■.w■ ■■w■■■y '.^sl T^ i Civic Center Dr W lath St Downtown National City- E 12th St z Civic Center ,.• 1 1 1 Library) iF 15th Si Daylight Paradise Creek • . 1 I�� (Feet 500 750 1,000 Paradise Creek Educational Park E Plaza Blvd Kimball Park • West Avenue Closed r■■S �■■�,SpecificPlanArea Residential _ - Mixed Residential Commercial Office mg Mixed Office Commercia: - Automotive Commercial ® Civic Institutional - Open Space Reserve pu�C. - Paradise Creek Setback Requireme:.t rIII •V ,_1111 Fbodway Oveil;ry - Paradise Creek '•'�� Paradise Creek (Undergrounc) 1=1= Trolley Line / Railroad © Community Center School Trolley Station Figure 3-1, Planned Land Use and Zoning Table 3-1, Acreage by Land Use/Zoning Districts and 20-Year New Development Estimate - E 1. Extent _,c - - LY'l; ear • DbvelopmentEsbimate Resl'deAUal: • (drus) Naw - . . Land Use T ype acros ° { ` ai Pe t, ,Conymercfal . 1'sfI = 0 Residential 22.2 42.6 23.3 19.0 100 Mixed Residential Commercial Office 36.4 250 20,000 Mixed Office Commercial 19.9 0 26,000 Automotive Commercial 20.0 17.1 0 0 20,000 Civic Institutional 3.6 3.1 4,000 Open Space Reserve 5.3 4.5 0 0 Total 117.0 100% 350 70,000 dus = dwelling units sf = square feet building heights reflective of existing one- and two-story homes will help to retain the Westside neighborhood's historic character. Table 3-1 also contains an estimate of the amount of new development that could occur in 20 years under this Specific Plan. Various areas within the Westside neighborhood are designated for a mixture of residential, retail, and office: • Civic Center Drive: Mixed -use development will create a gateway to the neighborhood, serve as a new activity center for the Westside neighborhocx1, and tie into the mixed -use environment evolving in downtown. An incremental increase in density in this area will help to support the desired retail along Civic Center Drive and the planned mercado. As envisioned, buildings will have retail on the ground floor and housing and/or offices on upper floors. • Transition Area from Downtown: In the Roosevelt Avenue area north of 16°i Street, mixed -use development will serve to distinguish the transition between downtown and the Westside neighborhood. Ground -floor retail will be allowed in this area. • Transit -Oriented Development: The plan for the Westside neighborhood also includes mixed uses in the southern portion of the neighborhood, near the 24"' Street Trolley Station. Redevelopment of these underutilized lands WESTSIDE SPECIFIC PI.AN Draft 8/14/07 3-3 consisting of larger lots relative to areas to the north — will provide opportunities for increased trolley use in addition to accomplishing neighborhood revitalization goals. The intent is to allow but not require the mixture of residential, office, and retail within individual buildings or projects, to provide flexibility for individual project needs. Allowing development in the mixed -use areas to reach slightly higher building heights (up to three stories) will help to achieve goals for creating new activity centers and retail opportunities for the neighborhood. Ensuring a healthy environment for residents requires prohibiting business activities that depend on large quantities of hazardous materials from locating both in and adjacent to all mixed -use areas and residential areas. In recognition of the benefits of commerce for creating jobs and the City's fiscal stability, substantial amounts of property in the Westside neighborhood will remain dedicated to commercial, office, and retail businesses. As shown in fable 3-1., land designated for businesses accounts for approximately 43 percent of the total Specific Plan Arca plus the 36 percent designated for a mixture of residential, commercial, and office. The economic development component of the Specific flan strategically locates businesses in areas with the greatest market potential and access in addition to limiting impacts on residential life. Commercial and office development paralleling 1-5 will benefit from freeway accessibility while also buffering the residential areas from freeway -generated pollutants and noise. 3.3 COMMUNITY CENTERS AND PARKS Westside neighborhood revitalization also requires parks and community centers for recreation, cultural life, community interactions, and environmental engagement. These are the building blocks for neighborhood life; they engender long-term stability, property maintenance and investment, and health and success for residents. Table 3-2 summarizes the existing and planned community centers in the Westside. The planned new neighborhood center and mercado are important components for reinforcing the Westside s unique culture and neighborhood qualities. The community has envisioned this new activity center in the vicinity of West 14°i Street and Wilson Avenue, thereby creating a new community anchor that complements the hub at Kimball School and St. Anthony's Church. The new neighborhood center would help to 3-4 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Table 3-2, Existing and Planned Community Centers Center Manuel Portillo Youth Center (formerly Casa de Salud) Kimball School St. Anthony's Church Paradise Creek Educational Park Hoover South of 18"' Street Neighborhood Center and Mercado • Staxus Offers adult education and parenting programs in addition to activities for the elderly. The National City Adult School provides classes and programs at this facility. Public elementary school serving approximately 500 students, pre- school through 6th grade. Central location — known as the heart of the neighborhood. Located across from Kimball School, has a long-time historic presence in the community and offers important after -school activities in addition to other community and religious programs. Located south and east of Kimball School. Includes trails, amphitheatre, picnic area, play structure, and enhanced wetland area. Opportunity exists to extend trail to 18m and 22nd streets. New active park space and pedestrian trail connecting to the Paradise Creek Educational Park. Existing Existing Existing Existing Planned Center could include meeting and classroom spaces, community kitchen, park/playground, gym, and dance studio; mercado is envisioned to include a mix of markets, eateries, and cultural offerings, all to be located in vicinity of Wilson Avenue and West 14th Street. Planned meet unmet facility demands for needed programs and services for residents. Potential facilities could include meeting and classroom spaces, a community kitchen, pocket park with playground, a gym, and a dance studio. The mercado is conceptualized as a mix of shopping, eateries, and cultural offerings. It would be a draw for nearby downtown in addition to supplying much needed services for the WESTSIDE SPECIFIC PLAN Draft 8/14/07 3-5 neighborhood's residents. The planned location for the mercado also has operational benefits associated with efficient freeway access and freeway visibility. 3.4 ZONING DISTRICTS Figure 3-1 depicts the zoning districts regulating land use and development in the Specific Plan Area. 'three new zones are established in the Specific Plan to address the special goals and characteristics unique to the Specific flan Area. These new zones, which are only applicable in the Specific Plan Area, are: • Residential Zone • Mixed Commercial Office and Residential Zone • Mixed Office Commercial Zone The Specific Plan also utilizes three citywide zoning districts established in the NCLUC: • Automotive Commercial Zone • Civic Institutional Zone • Open Space Reserve Descriptions of the purpose and intent of the both the new zones for the Specific Plan Area and the three citywide zones are provided in sections below. Use regulations and development standards for the Residential Zone, Mixed Residential Commercial Office Zone, and Mixed Office Commercial Zone are provided in Chapter 6, Land Use Regulations, Development Standards, and Design Guidelines. Chapter 6 also provides design guidelines for new development within these three zones. Use regulations and development standards are established in Chapters 18.16 of the National City Land Use Code for Automotive Commercial Zone, in Chapter 18.20 for the Civic Institutional Zone, and in Chapter 18.21 for the Open Space Reserve Zone. RESIDENTIAL ZONE The Residential Zone is intended to allow for one- and two-story residential uses in the central portion of the Specific Plan Area. Residential uses may consist of single-family and multi -family 3-6 WESTSIDE SPECIFIC PLAN Draft 8/14/07 development that conforms to the height limits. Similar to existing development patterns in the Westside, housing shall be oriented to the street. In addition, building setbacks and the shape and form of new development will reflect existing residential development patterns in the Specific Plan Area. New and existing institutional uses that serve the neighborhood are allowed in this zone, subject to the use and development regulations and design guidelines established in this Specific Plan. Small neighborhood -oriented markets are also allowed. MIXED RESIDENTIAL COMMERCIAL OFFICE ZONE The Mixed Residential Commercial Office Zone is applied to areas generally ringing the Residential Zone to allow for transitions to downtown and commercial areas. This zone is also intended to facilitate a neighborhood retail and service district focused around Civic Center Drive. Building heights are limited to three stories. A mix of residential, commercial, and office uses arc allowed within this zone. However, mixed uses are not required within individual buildings and/or projects with the exception of the blocks fronting Civic Center Drive, where retail and neighborhood services are required on the ground floor and offices and/or housing arc required on the upper floors. MIXED OFFICE COMMERCIAL ZONE The Mixed Office Commercial Zone is applied along I-5 and between residential areas and automotive commercial activity. In addition, this zone allows artisan activities (including studios, production space, galleries, and small performance venues). Building heights are limited to three stories. AUTOMOTIVE COMMERCIAL ZONE 1'he purpose of the Automotive Commercial Zone is to provide an area for new and used automobile and truck sales and services, and for sales and services that support and complement such use (Chapter 18.16 of the National City Land Use Code). PRIVATE INSTITUTIONAL ZONE The purpose of the Private Institutional Zone is to recognize and accommodate the assembly of nonprofit quasi -public and private facilities into efficient, functionally compatible, and attractively planned administrative centers, medical and retirement centers, cultural centers, educational institutions, multi -family housing, WESTSIDE SPECIFIC PLAN 3-7 Draft 8/14/07 and similar uses (Chapter 18.20 of the National City land Use Code). 3.5 FLOODWAY OVERLAY 'Elbe National City General Plan and NCLUC establish the Floodway Overlay to avoid creation of new or increased flooding risks associated with Paradise Creek (see Figure 3-1). Per these regulations, proposed development cannot be approved without demonstration that new buildings will neither be subject to flooding nor create new flooding hazards. 3.6 PARADISE CREEK SETBACK REQUIREMENT Figure 3-1 depicts an area subject to the Paradise Creek Setback Requirement. All new development near the creek must be set back a minimum of 75 feet from the creek edge. The creek edge is defined as the ordinary high water mark. This setback will provide a buffer for restoration efforts and reduce physical disturbances near the creek. It will also help to protect opportunities for future extension of the Paradise Creek Educational Park interpretive trail. 3.7 USE REGULATIONS Table 3-3 prescribes the land use regulations for the Residential Zone, Mixed Residential Retail Commercial Zone, and Mixed Office Commercial Zone in the Specific Plan Area. The regulations for each zone are established according to Use Groups, which are defined in Chapter 18.104 of the NCLUC. 1'he following abbreviations indicate use regulations in "Cable 3-3: "X" - Permitted "-" - Not permitted "C" - Conditional use permit required "T" -Temporary use permit required Land use regulations for the Automotive Commercial, Civic Institutional, and Open Space Reserve Zones are established in Chapters 18.16, 18.20, and 18.21 of the NCLUC. 3.8 DEVELOPMENT STANDARDS This section establishes standards that apply to all structures and land within the Residential, Mixed Residential Retail Commercial, and Mixed Office Commercial zones (see Figure 3-1)_ The 3-8 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Table 3-3, Land Use Regulations for Residential Zone, Mixed Residential Commercial Office Zone, and Mixed Office Commercial Zone in the Westside Specific Plan Area 4iSft YY` �roO "' fYG .: pk F, i s -, _, s Y f 4 y }.1iL �tf f'IS � r g ;; Else r oup Gr . - � �� - $ NOYI. .. Zones - _- f Sklenfiat ' Mixed `s.Resldent/af Commercial Office M,x Ctim_r_ iercfal 1 Areawide permitted uses 18.104.050 X X X 2 Areawide conditional uses 18.104.060 C C C 3 4 Animal husbandry 18.104.070 - - - Automotive and allied services 18.104.080 - - - 5 6 Amusement and entertainment Commercial recreation indoor 18.104.090 - C - C - 18.104.100 7 Commercial recreation outdoor 18.104.110 18.104.120 - C - C - C 8 Community, cultural, and public recreational services 9 Dwelling, single-family 18.104.130 X X - 10 Dwelling, two-family 18.104.140 X X - - 11 Multiple -family dwelling 18.104.150 X X 12 Dwelling, mobile home 18.104.160 - - - 13 Eating places, other than takeout 18.104.170 C X C 14 Dnve-thru/drive-in take-out eating places 18.104.180 - - - - C 15 Food processing 18.104.190 - 16 17 Gasoline service stations Convenience goods and services 18.104.200 18.104.210 - - - C C C - 18 Shopping goods and services 18.204.220 - C 19 Other goods and services 18.104.230 - - - - - 20 Heavy equipment and machinery 18.104.240 - 21 22 Hotel, motel, and related services Light manufacturing 18.104.250 18.104.260 - - - - - C 23 Medium manufacturing 18.104.270 - - - 24 Heavy manufacturing 18.104.280 - - 25 Manufacturing tidelands 108.104.290 - - - 26 Mineral resource extraction and processing 108.104.300 - - - 27 Offices and studios 18.104.310 18.104.320 - X X 28 Off-street parking - X X 29 Public protection facilities C C C WESTSIOE SPECIFIC PLAN Draft 8/14/07 3-9 Table 3-3, continued 30 31 Research and development 32 33 Scrap metal processing Signs and outdoor advertising 34 35 36 37 Temporary uses Wholesaling, warehousing and distribution Truck transportation facilities Waterfront X 18.104.400 18.104.410 — — — Use group numbers and reference sections correspond to standard nomenclature and definitions established in Section 18.104 of the NCLUC. 2 Ground floor retail required on Civic Center Drive. X = Permitted — = Not permitted C = Conditional use permit required T = Temporary use permit required standards are in addition to those contained in the NCLUC. Where these standards differ from those in the NCLUC, the standards in the Specific Plan take precedence. Table 3-4 prescribes the development standards for these three zones. Structures and land in the Automotive Commercial, Civic Institutional, and Open Space Reserve Zones (see Figure 3-1) arc subject to the standards established for said districts in the Chapters 18.16, 18.20, and 18.21 of the NCLUC. Parking requirements established in the National City parking standards set forth in Chapter 15.58 of the NCLUC apply to the Specific Plan Area. Other features of development that are not addressed in this Specific Plan, such as signage, are regulated by the NCLUC. USABLE OPEN SPACE REQUIREMENTS For projects of three dwelling units or more, a minimum of 300 square feet of common usable open space shall be required per dwelling unit. Private usable open space may he substituted for common usable open space at the following ratio when all of the following conditions are met: 3 10 WESTGIDE SPECIFIC PLAN Draft 8/14/07 Table 3-4, Development Standards Building Form and Location Maximum Number of Stories 2 3 3 Maximum Building Height (ft) Minimum Building Setback (ft): 35 50 50 — From street Average street setback for single- family homes on affected block and opposite block. Front porches and stoops may extend into setback the distance equal to the average porch/ stoop encroach- ment on the affected block and opposite block. Average street setback for single- family homes on affected block and opposite block. Front porches and stoops may extend into setback the distance equal to the average porch/ stoop encroach- ment on the affected block and opposite block. 10 — From interior property lines 5 5 5 — From rear property line 10 5 5 Minimum Distance between Buildings (ft) 15 20 20 Minimum Street Frontage for Single- Family Lot (ft) 25 25 NA Minimum Street Frontage for Multi- Family Lot (ft) 45 45 NA 50 Minimum Street Frontage for Non- Residential Lot (ft) NA 45 Standards for Residential Uses and Structures Minimum Floor Area per Dwelling 800 for single- 800 for single - Unit (sq ft) family unit and 600 for multi -family unit family unit and 600 for multi -family unit NA ft=feet NA = not applicable NCLUC = National City Land Use Code sq ft = square feet WESTSIDE SPECIFIC PLAN Draft 8/14/07 3-11 • Each square foot of private usable open space shall be considered equivalent to 2 square feet of required common usable open space, and may be so substituted • Actual common usable open space shall be provided in the amount of 300 square feet or 75 square feet per dwelling unit, whichever is greater. • At least 75 percent of the dwelling units shall be provided with at Least 60 square feet of private usable open space. Usable open space in setback areas and courts can be counted towards meeting the above requirement under the following cond itions: • Both common and private usable open space provided at ground level may be provided in the interior side yard and rear yard setback areas, within courts, and within exterior side yard setback areas to within 5 feet of the property line. • Both common and private usable open space located more than 4 feet above grade shall not be located closer than 5 feet to side and rear property lines. • Private usable open space provided above the first floor may be located in the front yard setback area to within twelve feet of the front property line. 3.9 DESIGN GUIDELINES Careful attention to the design of future projects will help to maintain the neighborhood's unique character and help new development to blend in with the old. The design guidelines contained in this section are mandatory and apply to all new development on private property within the Residential, Mixed Residential Retail Commercial, and Office Commercial Zones (see Figure 3-1). The design guidelines will be enforced during site plan review. Notes associated with illustrations in Figures 3-2, 3-3, and 3-4 are considered design guidelines and have the same applicability to development projects. The illustrations of the improvements for the Community Corridors in Chapter 5 of the Specific Plan show how the design guidelines for new development work with the planned streeLscape improvement to accomplish the corridor goals (Figures 5-2 to 5-5). These illustrations should be consulted when these design guidelines are being applied to development projects. 3-12 WFSTSIDE SPECIFIC PLAN Draft 8/14/07 RESIDENTIAL ZONE Objectives • Reinforce neighborhood character by keeping streets active and friendly for pedestrians and norunotorized users. • Preserve the existing fine-grained urban fabric (perfectly suited for pedestrian activity). • Ensure new developments are compatible with scale and character of existing architecture. • Require new developments to engage the street and public realms. • Prevent new developments from expressing a formulaic, predictable, and low -quality architecture that negatively impacts the image of the neighborhood. Guidelines Size of Blocks • Blocks should not have any dimension longer than 250 feet. • New developments should not vacate any existing streets and create blocks bigger than those already existing. Street 1.evel Uses • Require all units to have direct individual access off the street. • Require all units to have porches or stoops reflecting the character of existing units - to mark entryways and also provide a transitional zone between the public realm and interior spaces. This zone should be at least 6 feet deep. • Do not locate uses in multi -family developments at the ground level, that would create blank facades along the street - e.g., ground -level podium parking and utility areas. Length of Building Frontage • Restrict facades of any new development to 150 feet or Tess. WESTSIDE SPECIFIC PLAN 3-13 Draft 8/14/07 Building Massing • Vary the heights of roof lines by using stepping roofs and terraces (by at least one full story at one location), as shown in Figure 3-2. • Use corner articulation at intersection of streets to create landmark iconic architecture (especially for multi -family developments). • Place the tallest features at intersections of key streets to create opportunities for iconic elements that provide identity to both the development and neighborhood. • Articulate rooflines of single-family developments by using multi -planer pitched roofs. • Prohibit rooflines that are the same height for the entire structure. • For multi -family structures containing more than four units, variation in building height should be at least a full story. Articulate rooflines and vary building heights. Reflect existing character of the neighborhood by employing porches and stoops. Figure 3-2, Residential Zone Design Guidelines — Single -Family Residential 3-14 WESTSIDE SPECIFIC PLAN Draft 8/14/07 MIXED RESIDENTIAL RETAIL COMMERCIAL ZONE Objectives • Set a minimum standard of quality for mixed -use developments that are compatible with the existing urban fabric and neighborhood character. • Balance residential needs (security, privacy, and evening quietness) with commercial needs (access, visibility, loading, and evening operations). • Guide the design of streetscape and architecture by the need for a quality pedestrian experience. • Ensure new developments arc compatible with scale and character of existing architecture. • Require new developments to engage the street and public realm. • Prevent new developments from expressing a formulaic, predictable, and low -quality architecture that negatively impacts the image of the neighborhood. Guidelines Sizes of Blocks • Liniit block lengths to 250 feet or less. • Prohibit new developments that vacate any existing streets and create blocks bigger than those already existing. Street Level Uses • For all ground level retail, provide direct access from the street (see Figure 3-3). • If residential units are located at ground level, provide direct individual access off the street and conform to the guidelines of previous section (Residential Zone). • If retail and/or office uses are provided at the ground level, provide between 12 and 16 feet of height for the ground level and ensure that the ground level elevation consists of a minimum of 65 percent glass. WESTSIDE SPECIFIC PLAN 3-15 Draft 8/14/07 Building edge should be longer than 150 feet. All ground level units should have direct access from the street — articulated through stoops or porches. Articulate elevation with stepped roofs and terraces. Variation in height should be at (east a full story. Tallest features at intersections of key streets allow for opportunities to create iconic elements that provide identity to development and neighborhood. Figure 3-3, Residential Zone Design Guidelines — Multi -Family Residential • Highly encourage the use of awnings and covered arcades to identify storefronts and businesses. • Allow commercial space up to 18 inches beyond building face to customize their storefront, ensuring that a 5-foot clear path of travel is available for pedestrian traffic on the sidewalk. Length of Building Frontage • Limit the face of any new development to less than 150 feet. Building Massing • This plan sets a maximum building height of three stories for mixed -use districts. However, prohibit buildings where 100 percent of the footprint is uniformly three stories high. Instead, vary the heights of the roof line with stepping roofs and terraces (by at least one full story at one location). • Articulate corners of the development street intersections to create landmark iconic elements — ideally the highest massing should be reserved for the corners. • Recognize gateway opportunities — as at 14th Street/National City Boulevard, 12th Street/National City Boulevard, and Civic 3-16 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Center Drive/National City Boulevard — and accentuate corners with special textures, colors, and materials. • Incorporate balconies and terraces in upper level residential uses. • Require variation in building heights of at least one story. MIXED OFFICE COMMERCIAL ZONE Objectives • Set a minimum standard of quality for office and commercial developments to be compatible with the existing urban fabric and neighborhood character and also serve as a buffer between the neighborhood and freeway. • Balance residential needs (security, privacy, and evening quietness) with commercial needs (access, visibility, loading, and evening operations). • Guidc the design of streetscape and architecture by the need for a quality pedestrian experience. • Ensure new developments are compatible with scale and character of existing architecture. • Require new developments to enhance the street and public realm. • Prevent new developments from expressing a formulaic, predictable, and low -quality architecture that negatively impacts the image of the neighborhood. Guidelines Street Level Uses • If retail uses arc provided at the ground level, provide between 12 and 16 feet of height at the ground level and at least 65 percent of the ground level elevation should be glass. • Allow commercial space up to 18 inches beyond building face to customize their storefront -- ensuring that a 5-foot clear path of travel is available for pedestrian traffic on the sidewalk. WESTSIDE SPECIFIC PLAN 3-17 Draft 8/14/07 In new mixed -use developments no budding edge should be longer than 150 feet. Length of Building Frontage • Limit the face of any new development to Tess than 150 feet as illustrated in Figure 3-4. Building Massing • This plan sets a maximum building height of three stories for the Mixed Office Commercial Zone. However, discourage buildings where 100 percent of the footprint is uniformly three stories high. Instead, developments should vary the heights of the roof line with stepping roofs and terraces. • Articulate corners of the development street intersections to create landmark iconic elements — ideally reserving highest massing for the corners. • Recognize gateway opportunities — as at 24th Street/Wilson Avenue and Civic Center Drive/Wilson Avenue — and accentuate corners with special textures, colors, and materials. Upper level residential uses should be articulated with balconies and terraces. Articulate elevation with stepped roofs and terraces. Variation in height should be at least a full story. 150 MAX building edge ram. ErL . • r 250 MAX block dimension Ground -floor retail must have direct access from the street and substantial glass elevation in street -facing elevations. Gaps between buildings should accommodate plaza and pocket parks. Figure 3-4, Mixed Residential Retail Commercial Design Guidelines 3-18 Tallest features at intersections of key streets allow for opportunities to create iconic elements that provide identity to development and neighborhood. WESTSIOE SPECIFIC PLAN Draft 8/14/07 3.10 NONCONFORMING USES AND AMORTIZATION PROGRAM EXISTING CITY REGULATIONS All nonconforming uses are subject to the City's regulations and requirements contained in Chapter 18.108 of the National City Land Use Code. Within the zones established by this Specific Plan, the Land Use Code, or amendments to either document that may later be adopted, there exist uses, structures, and lots that were lawful before these two documents were adopted or amended, but are now prohibited. It is the intent of Chapter 18.108 of the Land Use Code to generally permit nonconforming uses to continue until they are terminated, but not to encourage their enlargement, expansion, or extension. However, land uses that use, store, and/or generate hazardous materials within this Specific Plan Area, with the exception of conforming uses in the Automotive Commercial Zone, arc subject to Section 18.108.230, Affirmative Termination by Amortization. Appendix D (bound separately) contains Section 18.108.230 for reference. The intent of the Specific Plan is (1) to significantly reduce potential public health threats (such as increased incidence of cancer and respiratory diseases) associated with residents' exposure to hazardous materials and (2) to address the current community conflicts between residential and industrial land uses. The priority uses for termination under Section 1.8.108.230 are auto body and auto repair businesses. The purpose of the amortization regulations is to allow the City to determine that individual nonconforming uses require complete termination within a set time frame, which is established on a site - by -site basis after consideration of the particular use and the investment made in the property related to the furtherance of the use. In determining the appropriate timeframe for amortization, the City must also to consider whether individual property investments can be substantially utilized or recovered through a different use that is permitted in the land use zone. FACTORS TO CONSIDER FOR PRIORITIZATION OF USE TERMINATION As previously noted, there are a variety of hazardous materials issues prevalent in Westside. Many of these issues are directly related to industrial and commercial businesses that use and store hazardous materials. These businesses include automotive body WESTSIDE SPECIFIC PLAN Draft 8/14/07 3-19 3-20 and paint, automotive service, metal shops, construction, and manufacturing operations. However, conclusions about the safety of individual businesses can only be drawn through analysis of individual properties and businesses. In addition, because the use and management of hazardous materials are unique to individual businesses, it is not possible to definitively draw conclusions about the individual properties that pose the largest health and safety threat in the Westside community. However, community members have identified automotive paint and body businesses as being of greatest concem for health issues. While health and safety issues associated with hazardous materials are important when considering the need fur implementation of the City's amortization regulations in the Westside, they are not the only impetus for planned land use change i.n the neighborhood. Community desires, values, and character issues have also shaped the vision for the Westside. The community has identified a particular concern regarding the compatibility of auto body and paint shops with the residential uses in the neighborhood, expressing that the emissions, hazardous materials, noise, and other nuisance issues associated with these types of uses are not desirable in Westside. Based on these considerations, the City shall consider the following nonconforming land uses for use termination: • Automotive paint and body businesses (first priority) • Automotive repair businesses (second priority) The City may determine other nonconforming uses should be subject to amortization (e.g., machine shops, welding and ironworks operations, fabrication, and laboratories). These determinations would be made in conformance with Section 18.108.230 of the NCLUC. In addition, nonconforming uses that are determined to be an imminent threat to public health or safety may be terminated immediately, pursuant to Chapter 1.36 of the Municipal Code. 3.11 IMPLEMENTING PROGRAMS The following programs will implement the goals and planning for land use: • Implementing Program 3-1, Regulation of Land Use and Development in the Specific Plan Area: All existing and WESTSIDE SPECIFIC PLAN Draft 8/14/07 future land use and development in the Specific Plan Arca shall conform to land use designations, zoning, design guidelines, and programs reflected in this Specific flan. • Implementing Program 3-2, Historic Resources: Prior to the substantial alteration or demolition of buildings that may be potentially eligible for the California Register of Historical Resources, a complete evaluation of eligibility for listing in the California Register shall occur. For buildings determined during the complete evaluation to be eligible for listing in the California Register, reuse of the buildings should be considered over demolition. Where alteration of buildings eligible for the California Register is to occur, this alteration shall be conducted in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstruction of Historic Buildings. • Implementing Program 3-3, Underground Utilities: Relocation of aboveground utilities to belowground shall be required for projects pursuant to Chapter 18.64 of the National City Land Use Code. • Implementing Program 3-4, Termination of Nonconforming Businesses: The City shall make efforts to terminate nonconforming uses within Westside. Removal of automotive body and paint businesses shall be prioritized. The City shall utilize its existing regulations (e.g., Section 18.1(18.23(1 of the Land Use Code and Chapter 1.36 of the Municipal Use Code), where appropriate, to facilitate land use change in Westside. • Implementing Program 3-5, Enforcement of Ilazardous Materials/Waste Regulations: To reduce potential public health and environmental effects relating to the improper use, storage, generation, transportation, and/or disposal of hazardous materials and/or wastes in the Westside, the City of National City will coordinate with the agencies responsible for regulating hazardous materials (see Table 3-5) to ensure enforcement of pertinent regulations and requirements for business operations. This includes ensuring that (1) businesses have all appropriate I Iazardous Materials Business Plans, Risk Management and Prevention Plans, and regulatory agency permits/approvals, and (2) all plan and permit requirements for business operations are being met. In addition, the City will also enforce requirements for Business Licenses within the Westside. 13ecause the Business WESTSIDE SPECIFIC PLAN 3-21 Draft 8/14/07 License application asks for information about hazardous materials use, it provides an additional mechanism for coordinating enforcement of hazardous materials and waste regulations for individual businesses. • Implementing Program 3-6, Hazardous Materials Site Contamination: The City will require completion of Phase 1 Environmental Site Assessments (ESAs) for all proposed projects where there is potential for hazardous materials contamination, based on historic and existing land use activity, adjacent land use activity, and information contained in the Hazardous Materials Assessment form (Appendix. C). If the Phase I ESA indicates that contamination is likely present on the property, then additional investigation and possibly remediation will be required by the City. The investigation and remediation activities will be conducted in accordance with work plans that arc approved by the San Diego County DEH or RWQCB. In addition, if contamination is identified on a proposed project site, depending on the nature of the contamination, a health risk assessment may be required to assess whether workers and the general public will be protected from exposure to hazards. When the investigation and remediation activities arc completed to the satisfaction of the DEH, the DEH will issue a closure letter indicating that further investigation and remediation of the site are not required, based on the current site conditions. • Implementing Program 3-7, Potential Redevelopment Agency Assistance for Contaminated Site Cleanup: The Polanco Redevelopment Act, California Health and Safety Code Section 33459 et seq., in broad terms, provides the National City Redevelopment Agency with the authority to take "any action necessary" to remedy or remove a release of hazardous substances on, under, or from any property within an identified redevelopment area, such as the Westside. Such action may include acquiring reports on environmental conditions al the property, issuing demands for cleanup and abatement, acquiring the property through use of eminent domain, and performing necessary remediation at the property (including the recovery of costs and fees associated with such remediation). The Polanco Act also permits the Redevelopment Agency to contract with third parties to acquire and/or undertake cleanup of property. One of the primary benefits of the Polanco Act is that, upon completion of remediation under an approved remediation plan, the statute provides eligible parties with immunity from environmental 3-22 WESTSIDE SPECIFIC PLAN Draft 8/14/07 liability for issues addressed in the cleanup plan. Parties eligible to receive such immunity include the Redevelopment Agency, and any party that (1) enters into an agreement with a redevelopment agency for redevelopment of the property, ( 2) purchases the property after a party has entered a redevelopment agreement with a redevelopment agency, or (3) provides financing to either of the above developers/ purchasers of the property. Table 3-5, Hazardous Materials Permits and Certifications Potentially Required by Businesses egulatory:Agertcyr 'Nazerdofis Nl'ater als7Waste CettlA fikPerinits', U.S. Environmental Protection Agency/ Department of Toxic Substances Control Hazardous Waste Identification No. (identifies each handler of hazardous waste on hazardous waste manifests and other paperwork. The ID Number enables regulators to track waste from its origin to final disposal ("cradle to rave.1 (1) The National Pollution Discharge Elimination System permit (industrial, municipal, and other facilities must obtain permits if their discharges go directly to surface waters) (2) Clean Water Act Section 401 Certification (anyone who wishes to obtain a federal permit for any activity that may result in a discharge to navigable waters of the U.S. — such as discharging dredged or fill material into streams or wetlands areas — must first obtain a state Section 401 waterguality certification) (1) Unified Program Facility Permit (businesses in San Diego County must apply for this permit if they generate hazardous waste or medical waste, handle hazardous materials or have underground storage tanks) (2) Hazardous Waste Tank Closure Certification (required prior to initiating any cleaning, cutting, dismantling, or excavation of a tank system that has held hazardous materials/wastes). Permits are required for any operations or equipment that emits or is capable of emitting air contaminants (i.e., dust, mists, fumes, vapors, odors or gases). An "Authority to Construct" is issued to authorize construction or installation. A "Permit to Operate" is issued to authorize operation or use of the e•u pment. Fire Department permits are required for the installation and/or removal of: aboveground and underground chemical storage tanks, re -piping of storage tanks, liquid propane gas tanks, compressed natural gas tanks, medical gas systems, cryogen systems, and site remediation equipment. Regional Water Quality Control Board County of San Diego Department of Environmental Health County of San Diego Air Pollution Control District National City Fire Department WESTSIDE SPECIFIC PLAN 3-23 Draft 8/14/07 4 Paradise Creek Educational Park 4.1 GOALS Planning for the Paradise Creek Educational Park and the creek corridor within the Specific Plan Area is guided by the following goals: • Support continued enhancement and restoration of Paradise Creek within the Specific Plan Area in recognition of its environmental and aesthetic values. Maintain buffers around the creek within the Specific Plan Area to protect water quality and natural habitat for wildlife. • Explore opportunities for expanding visitor and interpretive uses along the creek. 4.2 PARADISE CREEK EDUCATIONAL PARK PLAN Paradise Creek is an integral feature of the Westsidc neighborhood and restoration has been a community priority for many years. In spring 2007, the Paradise Creek Educational Park officially opened. 'This event was the culmination of nearly a decade of community -based planning, fundraising, and cleanup events. The park design is illustrated in Figure 2-3. The City will continue to collaborate with community members and resource agencies to explore opportunities for expanding the Paradise Creek Educational Park. Priority will be given to expanding restoration efforts and extending the trail system in the creek corridor within the Specific Plan Area. While priority should be given to the unchanneled creek corridor from approximately 18"' Street south to 22"d Street, "daylighting" the channelized portion north of 18th Street could he considered in the future by removing the concrete channel and recreating a natural strearnbed. COMPLEMENTARY LAND USES Success of the Paradise Creek Educational Park and potential restoration of the remaining creek corridor in part relies on increasing compatible uses on the adjacent banks. hi past years, the community has had concerns about industrial uses releasing WESTSIDE SPECIFIC PUN 4-1 Draft 8/14/07 hazardous materials that potentially contaminate runoff draining into Paradise Creek. Reducing industrial uses around the creek and park area will help contribute to the success of restoration efforts. The Specific Plan incorporates three mechanisms to increase the compatibility of uses around Paradise Creek: (1) the neighborhood land use plan and associated zoning districts; (2) the Paradise Creek Setback Requirement; and (3) the citywide Floodway Overlay. Please refer to Chapter 3 for information on these mechanisms. ENVIRONMENTALLY SENSITIVE AREA Paradise Creek is recognized by the State Water Resources Control Board (SWRCB) as an ESA. ESAs are areas in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and development. The SWRCB designates ESAs as a development category to he subject to the Standard Urban Stormwater Mitigation Plan (SUSMP) and stipulates a threshold development size and/or alteration criteria that will trigger the requirements. The threshold criteria are either the creation of 2,5(0 square feet of impervious surface or increasing the imperviousness of a proposed project site by 10 percent above its natural condition. Development projects subject to SUSMP requirements must consider alternative site design approaches and institute source controls (i.e., methods to keep pollutants out of contact with stormwater), structural treatment devices, or stormwater best management practices. The map depicting the location of the ESA boundary and administration of the City of National City's SUSMP are supervised by the City's Engineering Department. Additional information relating to building within an ESA or SUSMP requirements can be obtained by contacting the San Diego RWQCB. 4.3 IMPLEMENTING PROGRAMS The following programs will help to implement the goals and planning for the Paradise Creek Educational Park: • Implementing Program 4-1, Complementary Land Uses for Creek: To ensure that future development near Paradise 4-2 WESTSIDE SPFCIFIC PLAN Draft 8/14/07 1.4 Creek is consistent with community objectives for the Educational Park and creek corridor enhancement, the City will require future development to be consistent with the Land Use and Zoning Map (Figure 3-1), which is designed in part to reduce runoff pollutants draining into the creek. Any future amendments to the Land Use and Zoning Map should only be considered for land uses and development projects that are compatible with creek enhancement. • Implementing Program 4-2, Regulatory Land Use Restrictions: Development proposals will be reviewed for consistency with the Paradise Creek Overlay established in this Specific Plan (sets buffer for development incursion); the Floodway Overlay established in the General Plan and Land Use Code (restricts new development that could create new flooding hazards); and the ESA land use restrictions (limit potential for new runoff pollutants flowing into creek), pursuant to Chapter 14.22 of the National City Municipal Code. • Implementing Program 4-3, Hoover Avenue Pedestrian Connection: Closing Hoover Avenue south of 18°i Street will be considered to improve pedestrian connections to the trails. There could be opportunity for creating new neighborhood park space for more active recreational purposes in the vacated street right-of-way. • Implementing Program 4-4, Paradise Creek Educational Park Expansion: Study expansion of the Paradise Creek Educational Park north to 18th Street and south to 22"d Street within the Specific Plan Area, including habitat restoration and extension of the pedestrian trail, in collaboration with the PCEPI, community leaders, environmental organizations, and resource agencies. • Implementing Program 4-5, Restoration of Channelized Creek Segment to National City Boulevard: If redevelopment occurs on properties traversed or abutted by the northern channelized segment of Paradise Creek within the Specific Plan Area (north to National City Boulevard), options will be considered for replacing the concrete channel with an earthen channel and natural habitat consistent with downstream portions within the Paradise Creek Educational Park. WFSTSIDC SPECIFIC PLAN 4-3 Draft 8/14/07 5 Circulation and Parking 5.1 GOALS Circulation and parking planning for the Westside is premised on four goaLs: • Make walking and bicycling safe and enjoyable by addressing hazard concerns and reinforcing paths between destinations and centers. • improve traffic safety. • Increase accessibility to transit. • Synchronize parking supply with demand. 5.2 CIRCULATION AND PARKING PLAN Circulation - the interconnected system of streets, sidewalks, bike routes, and transit mutes and stations — contributes significantly to the Westside environment. A well-plamned circulation system should support safely functioning streets and pedestrian paths that provide access to neighborhood homes, businesses, parks, services, and centers. A circulation system that integrates transit, such as bus and trolley service, provides alternatives to driving and helps to alleviate regional traffic and air quality problems. Circulation planning must also consider vehicle parking, which can clog neighborhood streets when poorly managed. The circulation and parking plan for the Westside builds on the neighborhood's established street grid, freeway access, and transit facilities. Traditional street grids are conducive to pleasant and safe walking because of the small block size, multiple routes to single locations, and legibility from the regular north -south and east -west orientation of intersecting streets. In the Westside, uncontrolled intersections, cut -through and industrial traffic, and excessive street parking create potential conflicts between pedestrians and automobile traffic. Planning for the neighborhood balances pedestrian security with well -managed vehicle access. This includes establishing clearly defined walking paths connecting to destinations within and around the neighborhood. Safe travel paths for bicycles arc another key element of good neighborhood circulation. WESTSIDE SPECIFIC PLAN Draft 8/14/07 5-1 COMMUNITY CORRIDORS A system of Community Corridors creates a framework for street improvements in the Westside neighborhood to achieve these goals. Good streets arc conduits for vehicles, pedestrians, and bicyclists - they connect people and places while also serving as a space for community life. Streets that facilitate this multi -purpose neighborhood function, where streets are places for people in addition to cars, share several characteristics: • Safe and defined walking and bicycling paths. • Defined vehicle travel lanes designed to influence appropriate driving speeds and behavior. • Trees, landscaping, and lighting. • Limited pedestrian exposure to traffic using parkways, on - street parking, and reduced street widths at intersections. The Westside Community Corridors, shown in Figure 5-1, are targeted for special improvements to enhance these characteristics. 11re Community Corridor concept is applied to five key streets that have different roles in neighborhood mobility: Coolidge Avenue, West 18`h Street, Civic Center Drive, West 14th Street, and Wilson Avenue. Roles in the overall neighborhood circulation system and assu ciated improvement programs ascribed to these Community Corridors are differentiated depending on surrounding land use, connections, and destinations, and established neighborhood travel patterns. This is reflected by categorization according to Residential Corridor, Mixed -Use Corridor, Retail Corridor, and Commercial Corridor. Table 5-1 lists the Community Corridors by category and associated circulation role, existing challenges, and planned streetscape improvements. Where applicable, dimensions for improvements are shown in Figures 5-2 to 5-5. 11re multiple neighborhood objectives accomplished by the different streetscape improvements are summarized in Table 5-2. This system of Community Corridors is unique to the Westside Specific Plan and not part of the Road Classifications established in the National City General Plan. 5-2 - WESTSIDE SPECIFIC FLAN Draft 8/14/07 • / s < • W 14th St 3, •. si 22'nd Si —AN 23rd Si W 11th St amsamaii,,jr, Feet 0 125 250 500 750 1,000 ] Residential NM Mixed Residential Commercial ()Vice Egi Mixed Office Commercial Downtown Nationl City . _ . i • - - 1 j'ioaVY !laza Eltv.d.•••••••••••F Plaza Blvd •. ° E11di St ; - :Z . • -• - . . • . _ E 12th St Civic Kimball Park Center Library: E l5tltSt E 17th St • • h---• • • r -71 dams • • 1 Specific Plan Area •••••• • • • • • • ComrnuNty Corridors a' • cT,11 - 6 ,1, Ai . Ai ., . Automotive Commercial N! • 111111 Civic Institutional 5 ••,•,•••,•••••••‘•••mittomettotas:. .. gal Open Space Reserve Trolley Line / Railroad Figure 5-1, Community Corridors and Traffic Circle 11 # Table 5-1, Streetscape Improvements for Commun'ty Corridors Community Corridors Street Circulation Rote Challenges Planned Streetscape Improvements' Residential Corridor Mixed -Use Corridor Coolidge Avenue, north of West 12°' Street and south of 14th Street • Primary north -south pedestrian spine • Connects Kimball School, St. Anthony Church, and the Civic Center Drive mixed -use center Coolidge Avenue, between West 12'h Street and 14th Street • Same as above • Excessive street width • Inconsistent traffic control at intersections • Deteriorated parkway and sidewalks impart neglect rather than community pride • Limited on -street parking • Same as above • Bulb -outs at 181° Street • Widened sidewalks • Angled parking on one side and parallel parking on the other side • Striped crosswalks at all intersections • Improved intersection controls • Bulb -outs at Civic Center Drive, and 14`h Street • Widened sidewalks • Angled parking on one side and parallel parking on the other side • Striped crosswalks at all intersections • Improved intersection controls Mixed -Use Corridor West 14th Street • Secondary east - west spine connecting to future community center and mercado • Excessive street width west of Hoover Avenue • Parallel parking west of Hoover • Angled parking on south side, east of Hoover • Parkways have street trees but are deteriorated • No traffic controls • Angled parking on one side and parallel parking on the other side • Controls at all intersections • Striped crosswalks and bulb -outs at Wilson, Coolidge, and Hoover • Widened sidewalks • Parkway landscaping enhancements 5-4 WFSTSIDE SPECIFIC PLAN Draft 8/14/07 Table 5-1, continued Mixed -Use Corridor Retail Commercial Corridor • Connects to Kimball School and Paradise Creek Education Park • Pedestrian route • Cross-town traffic route Civic Center Drive • • Speeding cut - through traffic in vicinity of school, due to 1-5 underpass Pedestrian/ vehicle conflicts near school Excessive street width • East -west spine to focus pedestrian activity in mixed -use corridor • Traffic circle at Harding Avenue • Angled parking on one side and parallel parking on the other side • Widened sidewalks • Striped crosswalks and bulb -outs at Wilson, Coolidge, and Hoover • Improved intersection controls • Recent streetscape improvements to make corridor more pedestrian -friendly, including consistent street trees, decorative light standards • Appears that parkways have been converted to sidewalk to expand room for pedestrians • Stop -sign controlled Wilson Avenue • Pedestrian/ bicycle route linking to 24u' Street trolley station and Adult Ed School • Access for businesses fronting Wilson • Replacement of parallel parking with angled parking on both sides of street • Widened sidewalks • Enhanced landscaping in parkways • Excessive width • Connects to freeway underpass at West 18"' • Parallel parking • Parkways have trees but are deteriorated • Intersections controlled with stop signs • Potential impacts to residents on eastern side of street from business activities on the western side • Parallel parking replaced with angled parking on east side • Bulb -outs at Civic Center Drive, West 141" Street, and West 18'" Street • Creation of enhanced buffer on west side with expanded landscaping (including trees) and sidewalk Dimensions and explanations for planned improvements are illustrated in cross -sections located in Figures 5-2 to 5-5. WESTSIDE SPECIFIC PLAN Draft 8/14/07 5-5 Porches and stoops will ensure that residential units engage the street. 15' 18' 12' Sidewalk '•4 Angled4,Travel1 (soft+hard) ; parking Lane 50' '4 A 6-foot sidewalk flanked by landscape (7 feet toward street, 2 feet toward parcel). 12' 8' 15' r`T avel M Parall' 'Sidewalk1 Lane Parking, (soft+hard) ; curb to curb 80' Property line to property line ►, Figure 5-2, Residential Corridor Cross -Section 5-6 WESTSIDE SPECIFIC PLAN Draft 8/14/07 .4 Retail uses at ground level; office or residential above. 10' Sidewalk~ (hard) parking Lane 60' curb tom Head -in diagonal parking on both sides will maximize retail parking and also calm traffic. 18' 12' 12' Angled 41 Travel ►. Travel Lane Hard paved sidewalks (except for grated trees) maximize pedestrian zone. —1e.• .� _•'6 Terraces and balconies at upper levels articulate building facade. t I d—" Angle+Sidewalk► parking . (hard) -80' Property line to property line r Figure 5-3, Retail Corridor Cross -Section WESTSIDE SPECIFIC PLAN 5-7 Draft 8/14/07 Uses at ground level — whether residential, retail, or office - must engage the street with individual entryways for every unitJstore//office. 4 Sidewalk width to be fully paved (except for grated trees) when flanking retail uses at ground level. i 8' Sidewalk P.* Angled *.4 r !..7' vel' Tarallclf!' Sideway. (soft+hard) ' parking ' Lane ' Lane ' Parking' (hard) ' 50' curb to curb —80' fsroperty line to property line Terraces and balconies at upper levels articulate building facade. Figure 5-4, Mixed -Use Corridor Cross -Section 5-8 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Uses at ground level — whether residential, retail, or office - must engage the street with individual entryways for every unit/store/office. Sidewalk width to be fully paved (except for grated trees) when flanking retail uses at ground level. ' \ ` "NI., 18' 1 ,tIdewa;4- Angled )".~ rTf rave .1'arattel); (hard) . parking Lane Lane parking 50' curb to curb �' Property line to property line Figure 5-5, Commercial Corridor Cross -Section A 30-foot-wide buffer zone (including 10-foot setback on private property) with double rows of trees (retaining mature trees as far as possible). Buffer (mainly soft) WESTSIDE SPECIFIC PLAN 5-9 Draft 8/14/07 ,Fy 06-.. Table 5-2, Neighborhood Objectives for Streetscape Improvement Techniques t'ef0 •- S S< ' � y$y' Ifµ > - '9 s .L'r_J T , 3�fJLJ , J-,' � 6"' b'f^, ` 4 A - - Ati' i1- r 4 F ro •�, - '✓' ' �'•"ae . S. � 1 'UU •rtJrelt 7.,I 4r,a,``�'` t fj.1 1.s3:vLI.`:er y', jtaE'�r 0 F Zi frOW A.., t � �"$ r6 I�.,,�. 1g- 1- y-,r �'YY S Ji7 �.l'�..rr �.�. s_ g 1 A� yiYY _ 2. ,.. ,r I UiM J s4 ��veee:: 240 Widened Sidewalks ✓ ✓ ✓ Sidewalk Bulb - Outs at Intersections ✓ ✓ ✓ ✓ Expanded Parkways and Enhanced Landscaping ✓ . ✓ ✓ Conversion of Parallel Parking to Diagonal Parking ✓ ✓ ✓ ✓ Striped Crosswalks ✓ ✓ Traffic Circle ✓ ✓ ✓ Intersection Control ✓ ✓ PLANNED TRAFFIC CIRCLE A traffic circle is planned for the intersection of Wilson Avenue and West 1e Street. This improvement is intended to improve walking conditions in the neighborhood. Speeds of eastbound traffic emerging from the West 18th Street underpass will be decreased before drivers reach Kimball School and the central portion of the neighborhood. PARKING The Specific Plan establishes a three-point approach for increasing the parking supply in the Westside: • Reducing the prevalence of businesses in the residential areas (see Chapter 3, Neighborhood Land Use, Zoning, and Design Guidelines); • Requiring sufficient on -site parking for new businesses and residential development by applying the National City 5-10 WF.STSIDE SPECIFIC PLAN Draft 8/14/07 p.. Example of a traffic circle to slow down traffic and make street crossings safer for pedestrians. parking standards as set forth in Chapter 15.58 of the Municipal Code; and • Increasing the supply of on -street parking by replacing parallel parking with angled parking within Community Corridors and other streets of sufficient width. 5.3 IMPLEMENTING PROGRAMS The following programs will implement the goals and planning established for circulation and parking: • Implementing Program 5-1, Community Corridors: The City will implement streetscape improvements to achieve safe and pleasant conditions for walking, bicycling, driving, and transit use in the designated Community Corridors through a capital improvement program funded by grants, general fund revenues, and fair -share developer contributions. All improvements should be consistent with the design guidelines established in this chapter. • Implementing Program 5-2, Community Corridor Improvement Priorities: Installation of streetscape improvements on Coolidge Avenue and West 18 h Street WLS I SIDE SPECIFIC PI AN 5-11 Draft 8/14/07 5-12 (including the traffic circle at Wilson Avenue) will be prioritized to improve conditions for children and other community members walking and bicycling to Kimball School, Paradise Creek Educational Park, and the Civic Center Drive mixed -use center. • Implementing Program 5-3, West 14e' Street Improvements: On West 14th Street, schedule installation of the streetscape improvements in tandem with development of the planned community center and/or mercado. • Implementing Program 5-4, Local Intersection Control: The City will conduct a comprehensive traffic study addressing local intersection control (i.e., use of stop signs and yield signs to manage traffic movements), with an emphasis on predictability, hazard management, and pedestrian safety. • Implementing Program 5-5, Parking for New Businesses and Development: All new businesses and development will be required to comply with the National City parking standards as set forth in Chapter 15.58 of the National City Municipal Code to ensure that all new activity has sufficient on -site parking and will not rely on on -street parking. • Implementing Program 5-6, Angled Parking Conversion: The supply of on -street parking will be increased by converting parallel parking to angled parking, where sufficient street rights -of -way widths exist. This will be prioritized within the Community Corridors per the cross -sections in Figures 5-2 through 5-5. • Implementing Program 5-7, Bicycle Facilities: The bike lanes and routes - and related improvements - shown in the National City Bikeways Master flan (see Figure 2-2 in this Specific Plan) will be implemented in streetscape designs where applicable. • Implementing Program 5-8, Truck Routes: When considering a future citywide truck route system, the City will direct truck traffic around the Westside neighborhood with the exception of local traffic associated with area businesses. • Implementing Program 5-9, Hoover Avenue Pedestrian Connection: The City will pursue closing Hoover Avenue south of 181'' Street to expand the pedestrian connection and create park space for more active recreational purposes. WCSTSIDC SPECIFIC PLAN Draft 8/14/07 6 Infrastructure and Public Services This chapter provides information about water, sewer, and stormwater in the Specific Plan Area as well as the availability of public services. 6.1 GOALS The following goals guide planning for infrastructure and public services: • Coordinate infrastructure and public service planning with envi.sioned land use changes in the Westside. • Ensure adequate capacity in infrastructure and public services to meet the demands of existing and planned development. 6.2 INFRASTRUCTURE As part of Specific flan preparation, an initial assessment of water, sewer, and stormwater infrastructure was completed. The assessment included discussions with service providers and review of available planning documentation. WATER Existing Conditions The Sweetwater Authority provides water service to the Specific Plan Area. Major existing water lines serving the Westside arc located in the National City Boulevard, Wilson Avenue, Plaza Boulevard, West 12th Street, West 16" Street, West 22nd Street, and Mile of Cars Way corridors. Service for Project The Sweetwater Authority performs annual water demand studies to anticipate water use within the service area. These studies consider the anticipated population growth within the service area, and identify water supplies that will support community needs. Results are incorporated into the Sweetwater Authority's Urban Water Management Plan. 'lhe growth WESTSIDE SPECIFIC PLAN 6-1 Draft 8/14/07 anticipated as part of this Specific flan has yet to be analyzed in the Sweetwater Authority's water demand projections. The Sweetwater Authority has indicated that a water service analysis is required for the Specific Plan. Although capacity improvements may he necessary, the Sweetwater Authority has indicated that they will supply water service to new development in the Westsidc. SEWER SERVICE Existing Conditions The City of National City's sewer system serves the Specific Plan Area. The City's Sanitary Sewer and Storm Drain Division operates the local sewer lines that connect to the City of San Diego Metropolitan Wastewater Department (Metro) treatment services. The City is allowed to contribute 7.5 mullion gallons per day of wastewater to the Metro system. Service for Project As of 2003, flows from National City were 5.67 million gallons wastewater per day. By agreement, National City has capacity in the City of San Diego South Metro Interceptor Sewer line for up to 7.5 million gallons wastewater per day. The City of National City is currently updating their Sewer Master Plan, which sets forth capacity upgrades to local lines and facilities to anticipate increased flows from planned development and growth. STORMWATER SYSTEM Existing Conditions The City of National City manages the local stormwater drainage system. Major underground stormwater facilities are located in the Specific Plan Area in the Civic Center Drive, West 18th Street, West 19' Street, and West 24th Street corridors. All of the lines, with the exception of the Civic Center Drive Tine, connect to Paradise Creek drainage. Water in this drainage is conveyed via an underground channel to San Diego Bay by way of Paradise Marsh. 6-2 WESTSIDE SPECIFIC PLAN Draft 8/14/07 Service for Project Because the project site is primarily covered with impervious surfaces, the amount and rate of runoff generation are not anticipated to increase as development proceeds under the Specific Plan. Grading plans will be required for project components involving grade modifications and subterranean structures. At this time, further study of stormwater flows and identification of needed improvements can be evaluated as determined necessary by the City Engineer. 6.3 PUBLIC SERVICES SCHOOLS The National City School District serves the Specific Plan Area. Currently, the District has approximately 6,700 students in its kindergarten-to-6th-grade schools. The Specific Plan Area is located within the boundaries of the Kimball School service area. Kimball School educates children from kindergarten to 6th grade and has approximately 420 students. The Sweetwater Union High School District serves grades 7 through 12, as well as adult education needs within the Specific Plan Area. Sweetwater District schools serve approximately 39,000 students in grades 7 through 12 and 29,981 adult learners in the south San Diego County communities. It is the largest secondary (grades 7 through 12) school system in California. National City Middle School, Sweetwater High School, and National City Adult School all provide education to Westside residents. The Westside is home to the Southwestern College higher Education Center, which offers undergraduate preparatory classes to the community. The Center enrolLs over 1,000 students per semester and offers over 100 general education courses leading to an associate's degree. There are also classes that provide occupational skills for employment, such as dental hygiene or computer programming. The campus is a single building located on National City Boulevard. ']'able 6-1 displays the schools serving the Specific Plan Area and their locations. WWESTSIOE SPECIFIC PLAN Draft 8/14/07 6-3 Table 6-1, Existing Schools and Locations School Name • Elementary Schools Kimball School Address 302 West 18th Street Middle Schools National City Middle School High Schools Sweetwater High 1701 D Avenue National City Adult School Colleges 2900 Highland Avenue 517 West 24'h Street Southwestern College Higher Education Center 880 National City Boulevard Source. National School District, www.nsd.us; Sweetwater Union High School District, www.suhsd.k12.ca.us, Southwestern Community College District, www.swc.cc.ca.us. POLICE SERVICES Police services are currently provided by the National City Police Department. The Department has 87 sworn officers who are assigned to investigation and administrative services. The Department has a SWAT team and provides animal control services and traffic enforcement. The station is located at 1200 National City Boulevard, at the intersection of 12' Street. Current response times for a fire service call to the downtown area are 10 to 39 minutes. FIRE SERVICES The National City Fire Department provides fire control, emergency medical service, rescue, and fire prevention and education to the Westside. The Department maintains three stations in National City: • National City Fire Administration, 1243 National City Boulevard • National City Fire Station 34, 333 East 16' Street • National City Fire Station 31, 2333 East Euclid Avenue 'The National City Fire Administration is located on the eastern edge of the Westsidc. Current response time for a fire service call to the downtown area is 4 minutes or less. 6-4 WESTSIDE SPECIFIC PLAN Draft 8/14/07 6.4 IMPLEMENTING PROGRAMS The following programs will implement the goals and planning for infrastructure and public services: • Implementing Program 6-1, Consideration of Westside Development in Service Master flans: As the City updates master plans for sewer service, the stonnwater system, and police and fire services, the new development assumptions for the Westside -- based on this Specific flan will be incorporated to ensure that adequate capacity is being considered to accommodate existing and planned land use. For water service and schools, the City will provide the Westside development assumptions to service providers for consideration in their respective master planning efforts. • Implementing Program 6-2, Sewer Upgrades for Individual Projects: All development applications will be reviewed by the National City 1'ublic Works Department to ensure that adequate sewer collection facilities will be available to serve the project. if the Public Works Department determines the existing sewer collection facilities are not adequate, the project applicant shall construct the facilities necessary to the satisfaction of the City Engineer prior to the issuance of occupancy permits. • Implementing Program 6-3, Water Service Analysis: Coordinate with the Sweetwater Authority on completion of a water service analysis for the Westside Specific flan. • Implementing Program 6-4, Water Utility Plans: For all development applications, the National City Public Works Department will ensure that appropriate Water Utility Plans are approved by the Sweetwater Authority to ensure that adequate water service will be provided. WESTSIDE SPECIFIC PI AN 6-5 Draft 8/14/07 7 Plan Adoption, Phasing, and Amendment 7.1 SPECIFIC PLAN ADOPTION The Specific Plan must be adopted. by City Council ordinance. Upon adoption, the Specific Plan wilt establish the land use and zoning for the Westside Specific Plan Area. The City Council will also adopt a resolution amending the Combined General Plan/Zoning Map to apply the "Specific Plan Area" designation to the area subject to this Specific flan. 7.2 SPECIFIC PLAN ADMINISTRATION The National City Planning Department will be responsible for the administration, implementation, and enforcement of this Specific Plan. Once adopted, the Planning Director is responsible for determining of whether an amendment to the Specific Plan text or maps is needed. Amendment procedures are described later in this chapter. 7.3 IMPLEMENTATION Implementing the Westside Specific Plan will involve the following actions: • City certification of an environmental determination pursuant to the California Environmental Quality Act (CEQA), followed by adoption of the Specific Plan and any amendmenLs to the General flan and Land Use Code necessary to maintain consistency. • Implementation of the Specific Plan through the development review process. • Processing of conditional use permits and tract/parcel map applications initiated by property owners and other applicants. PROJECT CONSISTENCY All projects approved within the Specific Plan Area, including rezonings, tentative subdivision maps, vesting tentative subdivision maps, public works projects, conditional use permits, WESTSIDE SPECIFIC PLAN 7-1 Draft 8/14/07 and all other projects requiring permitting, shall be consistent with the Specific Plan. 7.4 PUBLIC IMPROVEMENT FINANCING The Specific Plan identifies a variety of potential public improvements to enhance neighborhood livability and safety and to accommodate increased service needs from new development. Potential improvements may include: • Streetscape and mobility improvements in the community corridors • Possible water, wastewater, and stormwater capacity improvements • Expansion of restoration and interpretive trail in the Paradise Creek Corridor and expansion of the Paradise Creek Educational Park • New community center and park at Wilson Street and 14' Street Implementing different improvement projects will require varying levels of funding. A variety of funding mechanisms are available depending on the nature of the improvement project: • Payment of park fund fees per Municipal Code Chapter 4.50, Building Construction Pees • Establishment of community benefit districts, such as property -based improvement and maintenance districts for streetscape, lighting, sidewalk improvements, etc.) • Tax increment funds generated by the Redevelopment Agency • Grants from the state and federal government, nonprofit organizations, and private benefactors for community park improvements, the community center, and continued Paradise Creek restoration 7.5 SPECIFIC PLAN AMENDMENT Over time, there may be need to revise various sections of this Specific Plan, as economic conditions and/or community goals dictate. The policies presented in the Specific flan contain some degree of flexibility, but any Specific Plan amendments must be 7-2 WESTSIDE SPECIFIC PLAN Draft 8/14/07 judged by relatively fixed criteria. California Government Code Section 65453 clearly states that a specific plan, "may be amended as often as deemed necessary by the legislative body." Amendments to this Plan may he initiated by a developer, an individual property owner, or by the City, in accordance with any terms and conditions imposed during the original approval or in accordance with any terms and conditions pertaining to planned development ordinances. SPECIFIC DETAILS OF AMENDMENT Proposals to amend the Specific flan must be accompanied by detailed information to document the change required. This information should include revised Specific Plan text (or excerpt there from) and revised Site flan or map amendment, depicting the Amendment requested. PRESENTATION OF NEED FOR AMENDMENT Since the City has invested significant amounts of time in the preparation of this Specific flan, any proposaLs to amend the Specific Plan must document the need for such changes. The applicant should indicate the economic, social, or technical issues that generate the need to amend the Specific Plan. SUPPLEMENTAL ENVIRONMENTAL ANALYSIS The applicant must provide an analysis of the amendment's impacts relative to the environmental review prepared for the Specific Plan. Depending on the nature of the amendment, supplemental environmental analysis may be necessary. The need for such additional analysis shall be determined by the City of National City in accordance with CEQA (§ 15162). CITY STAFF ANALYSIS Following any submittal of a request to amend this Plan, the Community Development Director shall determine whether the amendment is significant or insignificant. If the amendment is determined to be significant, the application shall be reviewed and considered by the Planning Commission and City Council in the manner prescribed by the City ordinance. If the amendment is determined to be insignificant, the Director may approve or deny the application. Any decision of the Director may be appealed to the Planning Commission and/or City Council, provided said WGSTSIDE SPECIFIC PLAN 7-3 Draft 8/14/07 7-4 appeal is initiated within 10 calendar days of receipt by the applicant of written notice of the Director's decision. Examples of significant changes include: • The introduction of a new land use designation not contemplated in this original Specific flan, or in the Specific Plan as subsequently amended • Changes in the designation of land uses affecting 0.5 acre or more from that shown in this Specific Plan or in the Specific Plan as subsequently amended • Changes to the circulation system or community facility design that would materially affect a planning concept detailed in this Specific flan or in the Specific Plan as subsequently amended • Changes or additions to the design guidelines that materially alter the stated intent of this Specific Plan, or this Specific flan as subsequently amended • Any change that could result in a significant and adverse environmental impact or land use incompatibility. The consideration of any proposed amendment for a significant change to this Plan shall include the determination of the following findings: • Since the approval of the original Specific flan, changes that warrant approving the proposed amendment have occurred in the community. • The proposed amendment is consistent with the General Plan for the City of National City. • The proposed amendment will result in a benefit to the area within the Specific Plan. • The proposed amendment will not result in any immitigable impact to adjacent properties. • The proposed amendment will enable the delivery of services and public facilities to the population within the area of the Specific Plan. WESTSIUE SPECIFIC PLAN Draft 8/14/07 PUBLIC HEARINGS If the Specific Plan amendment is considered significant, both the Planning Commission and the City Council must hold public hearings on the amendment, in accordance with Section 65453 of the State Government Code. WESTSIDE SPECIFIC PLAN 7-5 Draft 8/14/07