HomeMy WebLinkAbout2010 03-16 CC CDC AGENDA PKT (4)City of National City
November 2009
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INCORPORATED
Draft
Westside
Specific Plan
November 2009
CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT
1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950
Acknowledgements:
City Council
Mayor Morrison
Vice -Mayor Sotelo-Solis
Councilmember Parra
Councilmember VanDeventer
Councilmember Zarate
Planning Commission
Chairperson Alvarado
Commissioner Baca
Commissioner DeLaPaz
Commissioner Farias
Commissioner Flores
Commissioner Pruitt
Commissioner Reynolds
City Manager
Chris Zapata
Staff
Maryam Babaki
Patricia Beard
Peggy Chapin
Lynn Cole
Stephen Manganiello
Raymond Pe
Brad Raulston
Angela Reeder
Martin Reeder
Claudia Silva
Westside Specific Plan
Table of Contents
Page
Chapter 1 Introduction
1.1 Vision and Guiding Principles 4
1.2 Planning Process 6
1.3 Purpose and Intent 7
1.4 Applicable Plans and Policies 8
1.5 Relationship to the California Environmental Quality Act 11
1.6 Plan Organization 12
Chapter 2 Opportunities and Constraints
2.1 Location 13
2.2 History 13
2.3 Existing Land Uses 15
2.4 Circulation 18
2.5 Open Space and Recreation 20
2.6 Paradise Creek 21
2.7 Historic Resources 22
2.8 Hazardous Materials Assessment and Emission 22
2.9 Market Demand Projections 25
2.10 Opportunities Summary 26
Chapter 3 Land Use
3.1 Introduction 29
3.2 Community Character Goals 30
3.3 Implementing Strategies 30
3.4 Land Use Plan 31
3.5 Land Use Zones 33
3.6 Nonconforming Uses and Amortization Program 39
Chapter 4 Design Guidelines and Standards
4.1 Introduction 40
4.2 Community Design Goals 40
4.3 Implementing Strategies 41
4.4 Residential Single Family-4 Westside Zone 42
4.5 Mixed -use Commercial Residential Zones and
Limited Commercial Zone 43
4.6 Off -Street Parking 49
4.7 Signage Regulations 50
Chapter 5 Circulation and Parking Management
5.1 Existing Circulation Network 53
5.2 Community Concerns 62
5.3 Circulation Goals 62
5.4 Implementing Strategies 63
5.5 Traffic Calming and Streetscape Enhancements 65
5.6 Parking Management Strategies 72
Chapter 6 Infrastructure and Public Services
6.1 Infrastructure ad Public Service Goals 77
6.2 Implementing Strategies 77
6.3 Infrastructure 78
6.4 Public Services 79
Chapter 7 Implementation
7.1 Plan Adoption 82
7.2 Permit Processing 83
7.3 Specific Plan Amendments and Revisions 83
7.4 Public Improvement Financing 83
Appendix A Land Uses
List of Figures
1.1 Vicinity Map 2
1.2 Existing Zoning 3
2.1 Specific Plan Area 14
2.2 Existing Land Use 16
3.1 Land Use — Zoning 34
3.2 Transportation Oriented Development 38
5.1 Existing Circulation Network 60
5.2 Existing Transit System 61
5.3 Westside Corridors 67
5.4 Residential Corridor 68
5.5 Mixed Use Corridor 69
5.6 Transit Corridor 70
5.7 Buildout Circulation Network 71
5.8 Existing Parking Capacity 73
5.9 Parking Capacity Enhancements 74
Draft Westside Specific Plan
Chapter 1 - Introduction
November 2009
Chapter 1 Introduction
The Westside area, also known as Old Town, is
an area bordered on the west by Interstate 5 and
the east by Roosevelt Avenue stretching from W. Plaza
Boulevard south to W. 24th Street (Figure 1.1). During
the early development of National City, small single
family homes were constructed in Old Town. Many of
these early homes constructed around the turn of the
century still remain. After World War II, to encourage
economic development, industrial uses were permitted
in the area.
In the 1980s and 1990s, Westside residents grew more
concerned about the impact industrial activity had on
their quality of life. The City Council responded by
adopting stricter development standards, invoking a
commercial/industrial building construction moratorium,
and amending the Land Use Code to require a
Conditional Use Permit for auto paint/body shops and
to offer greater flexibility for expanding nonconforming
single-family homes . In addition, the 1996 General
Plan Update established new land use designations of
Light Manufacturing — Residential (ML-R) to reinforce
the residential orientation of the Westside. (Figure 1.2)
Today, auto services, light manufacturing, and
warehouses are interspersed throughout the residential
community. This mixture of land uses has
resulted in community concerns related to traffic,
parking, noise, air quality, and hazardous
materials exposure.
Reacting to community concerns, the Council embarked on the preparation of a specific
plan in 2005. At various public forums and council meetings, the community expressed
concerns that conflicting land uses were impacting health and welfare of the residents,
students, and visitors. The purpose of the plan was to comprehensively address
environmental and land use issues and to offer opportunities for more cohesive land use
patterns and future development and redevelopment. The result of this effort is this
Westside Specific Plan reflecting vision and aspirations of the community.
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Draft Westside Specific Plan
Chapter 1 - Introduction
November 2009
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Draft Westside Specific Plan
Chapter 1 - Introduction
November 2009
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Chapter 1 - Introduction
November 2009
1.1 Vision and Guiding Principles
The future Westside is envisioned as a vibrant,
residential community with supporting retail
services and employment and where children
can walk to schools and parks. The Specific
Plan provides for a mixture of neighborhood
serving commercial, service, and office uses,
while retaining many of the turn -of -the -century
homes reflective of the character of the
Westside. Enhanced streetscape with
decorative lighting, benches, enhanced
crosswalks, and traffic calming amenities would
encourage walking within the community, to the
transit station, Kimball Park, the library, and
downtown.
Land use and transportation have a strong
influence on people's lifestyles and in
promoting healthy communities. Land use
arrangements and combinations that provide
access to daily needs, conveniences and
employment in a safe, inviting and walkable
environment create the underpinnings for
increased physical activity. Easy and
convenient access to transit and other non -auto
modes of travel, especially between residential
and employment centers, reduces auto usage,
congestion and the attendant impacts to air
quality. Auto emissions are the single largest
source of air pollution, and air quality is a major
environmental health factor. In addition, the
availability of safe, convenient and connected
walking paths, trails and bikeways, and
neighborhood -based park and recreational
options, also promote physical activity and
exercise.
This Specific Plan establishes principles,
programs, and standards for land use, development, and public improvements for the
Westside area. It is the result of a collaborative effort by the community, interested and
concerned groups, and business owners to revitalize the Westside and improve the
quality of life for its residents.
A series of community workshops evolved over a period of three years. During this time,
the community collaborated on and agreed to a central vision and four guiding principles
as follows:
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Chapter 1 - Introduction
November 2009
Central Vision:
Reestablish the Westside as a safe, healthy, and vibrant neighborhood where people
engage in community life.
Guiding principles:
1. Respect and encourage single-family homes and small residential development.
2. Improve environmental health conditions for residents in the area.
3. Limit uses adjacent to Paradise Creek to restoration, passive recreation, and open
space.
4. 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. The addition of
markets, schools, churches, and open spaces 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.
Implementation strategies specific to the conservation and educational opportunities of
Paradise Creek Educational Park include the following:
1. Support continued enhancement and restoration of Paradise Creek within the
Specific Plan Area in recognition of its environmental and aesthetic values.
2. Maintain buffers around the creek within the Specific Plan Area to protect water
quality and natural habitat for wildlife.
3. Explore opportunities for expanding visitor and interpretive uses along the creek.
4. Design new development to incorporate measures that will reduce runoff pollutants
draining into the creek.
5. Improve the pedestrian and bicycle connection along Paradise Creek.
6. Create additional neighborhood park space for more active recreational uses.
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Chapter 1 - Introduction
November 2009
7. Expanding the Paradise Creek Educational Park north to W. 18th Street and south to
W. 22'1 Street within the Specific Plan Area and include habitat restoration and
extend the pedestrian trail.
8. If redevelopment occurs on properties traversed or abutted by the northern
channelized segment of Paradise Creek, consider restoring the creek to natural
habitat consistent with downstream portions within the Paradise Creek Educational
Park.
1.2 Planning Process
A series of well -attended community workshops served as the forum for exploring issues
and building consensus on a planning framework. Four workshops and three City
Council meetings, which included Spanish translated materials and live Spanish/English
interpretation, were conducted.
• Workshop #1, February 16, 2005:
The purpose of the workshop was to allow an opportunity for the participants to identify
concerns and recognize opportunities.
• Workshop #2, August 31, 2005:
The participants reviewed suggested Guiding Principles, offered input on ideas and plan
components. Alternatives for several different land use plans were explored.
Participants provided feedback on alternatives for Paradise Creek, residential
development densities, land use plans, and desirable types of commercial land uses
(See Appendix A)
• Workshop #3, March 29, 2006:
The participants reviewed the revised Guiding Principles plus provided input on
preferred building heights. The Environmental Health Coalition presented ideas for
neighborhood revitalization.
• Workshop #4, September 20, 2006:
The participants provided feedback on the draft land use concept map.
• Council Workshop, November 20, 2007:
The City Council provided staff with direction on changes to the draft land use concept
map.
• Council Update, March 4, 2008:
Staff provided an update to Council on the status of preparing the Environmental Impact
Report (EIR) for the Specific Plan. Council provided staff with direction on modification to
the map boundaries, height limits, and transportation oriented development concepts.
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Chapter 1 - Introduction
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• Council Update, March 18, 2008:
Council provided additional clarification on the map boundary changes and land use
direction of March 4, 2008.
• Environmental Impact Report, Notice of Preparation (NOP) ,July 30, 2008:
Presentation by the consultant team preparing the Environmental Impact Report
Over the course of the preparation of the Specific Plan, a number of reports and efforts
were undertaken including the following:
• 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)
• Draft Limited Site Reconnaissance and Regulatory Records Database Review for
Hazardous Materials (October 18, 2004)
• Draft Existing Conditions Analysis (summarized in Chapter 2, Opportunities and
Constraints).
• Transportation Oriented Design Study conducted by the Technical Advisory
Committee of Urban Land Institute (completed June 2008)
1.3 Purpose and Intent
The Westside Specific Plan has been prepared to address future development and
redevelopment patterns in the Project Area and to set forth amortization guidelines for
incompatible uses. Under the Sections 65450 through 65457 of the California
Government Code and the State General Plan Guidelines, a specific plan may be used
to implement a general plan and its policies/programs. Specific plans must be consistent
with the applicable elements of the jurisdiction's general plan. Specific plans may be
used to develop policies, programs and regulations to implement the General Plan.
California Government Code Section 65451(a) defines the following requirements of a
specific plan:
1. The distribution, location, and extent of the uses of land, including open space within
the area covered by the plan.
2. The proposed distribution, location, and extent and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy, and other essential facilities proposed to be located within the area covered
by the plan and needed to support the land uses described in the plan.
3. Standards and criteria by which development will proceed, and standards for
conservation, development, and utilization of natural resources, where applicable.
4. A program of implementation measures including regulations, programs, public
works projects, and financing measures necessary to carry out paragraphs (1), (2),
and (3).
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Chapter 1 - Introduction
November 2009
Pursuant to Section 65451(b), a specific plan shall include a statement of the
relationship of the specific plan to the general plan.
1.4 Applicable Plans and Policies
The Specific Plan interfaces with three 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 Downtown Specific Plan (DSP) is also
related; while not directly applicable to lands within the Westside Specific Plan Area, the
DSP establishes the development vision and urban form for the adjacent downtown
area.
1.4.1 General Plan
The General Plan, most recently updated in 1996, establishes a citywide "blueprint" for
future growth and development. The General Plan 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 designation for the Westside depicted on the Combined General Plan/Zoning Map is
primarily Light Manufacturing -Residential. Kimball School, Paradise Creek, and the
Public Works Yard are designated as Civic Institutional — Open Space. The area south
of Mile of Cars Way is Light Manufacturing — Planned Development. The existing
development reflects single-family and multi -family residences and industrial and office
uses for the area south of W. 24th Street.
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 (Chapter II)
• 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. Examples of such places include:
The block in the MLR zone between 18th and 19th Streets, east of Harding and west
of Wilson Avenues, required by adopted ordinance for commercial or industrial
building. (St. Anthony's Church site) (Implementation Action 4, pp. 14).
• The City should encourage and participate in efforts to remove or relocate uses that
are incompatible with surrounding properties (Implementation Action 8, pp. 15).
Natural Setting (Chapter III)
• Wetlands and natural environmental habitat will continue to be protected from
development. (pp 19)
Housing (Chapter IV)
• To promote a higher rate of homeownership, the infilling of vacant lots with single-
family homes will be encouraged (Production Policy X, pp. 26).
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Chapter 1 - Introduction
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• Continue to evaluate residential neighborhoods for preservation or need for change.
(Other Implementation Action 16, pp. 34).
• Continue to evaluate older commercial and industrial uses for the possibility of
replacement with housing (Other Implementation Action 17, pp 34).
Economic Development (Chapter V)
• 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, pp 41).
• Consider program actions to relocate existing businesses from areas where they
may be determined incompatible with existing residential use (Implementation Action
22, pp 41).
Public Services and Facilities (Chapter VI)
• Efforts for restoration of Paradise Creek (particularly in the area southwest of Kimball
School) shall be encouraged (Recreation Policy J, pp 44).
• 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, pp
44).
• The presence of hazardous materials in National City will be monitored to protect the
health and safety of City residents. (Public Safety Goal BB, pp 45)
• Encourage efforts to obtain grants for park and recreation proposals, including
Paradise Creek restoration. (Recreation Implementation 15, pp 50)
• Encourage pedestrian -oriented design. (Recreation Implementation 35, pp 52)
• 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 24th Street and I-5 (Other Services and Facilities
Implementation Action 63, pp 55).
Housing Element (Adopted December 2007)
• Maintain and enhance the quality of existing residential neighborhoods in National
City (Housing Goal 1, pp 6-2).
• Explore and encourage opportunities for fulfilling some of National City's affordable
housing goals in the Westside (Old Town) Specific Plan Area (Policy 4.15, pp. 6-4).
• Study the Land Use Code and existing land uses in the City to determine which
neighborhoods would be appropriate for flexible development standards (parking,
height, set -back, and yard requirements, etc.) (Housing Program 14, pp 6-13).
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Chapter 1 - Introduction
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• The City will continue to explore opportunities within the Downtown and Westside
(Old Town) Specific Plans for achieving affordable housing goals within the 2005-
2010 planning cycle (Housing Program 18, pp. 6-14).
1.4.2 Land Use Code
The Land Use Code (LUC), Title 18 of the Municipal Code sets forth the specific use and
development regulations for properties 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 LUC
standards conflict, the Specific Plan standards apply per Section 18.10.100. In the
Specific Plan, the most notable customized regulations for the Westside are the creation
of new Residential (RS-4), Mixed Residential Commercial, and Mixed Office Commercial
(MCR-1 and MCR-2) zones and an expanded Limited Commercial (CL) zone to
implement the community vision. Design standards and guidelines are established for
these new zones (Chapter 3).
1.4.3 Redevelopment Plan
The Westside neighborhood falls within the boundaries of the 1995 Redevelopment Plan
and is therefore subject to the overall Plan. Of the adopted redevelopment goals (See pp
4-5), the following are most relevant to Westside:
• Eliminate and prevent the spread of blight including: underutilized properties and
deteriorating buildings, incompatible and uneconomic land uses, deficient
infrastructure and facilities, obsolete structures, and other economic deficiencies in
order to create a more favorable environment for commercial, office, industrial,
residential, and recreational development.
• Expand the commercial base of the Project Area.
• Improve public facilities and infrastructure.
• Recycle and/or develop underutilized parcels to accommodate higher and better
economic uses while enhancing the City's financial resources.
• Implement design and use standards to ensure high aesthetic and environmental
quality, and provide unity and integrity to developments within the Project Area.
• Promote rehabilitation of existing housing stock.
• Increase, improve, and preserve the community's supply of housing affordable to
very low, low, and moderate income households.
The goals support the overall intent of the Westside plan. Regulation of land use within
the Redevelopment Project area is subject to the General Plan and LUC.
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Chapter 1 - Introduction
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1.4.4 Downtown Specific Plan
The Downtown Specific Plan (February 2005) calls for reinforcing downtown as the heart
of the City. The central theme of the revitalization effort is to create a momentum of new
development that will generate 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 City Library —
plays an important role in downtown's future. Buildout of 9,448 residential units are
recognized in the Specific Plan. As of 2009, 1,339 units were approved including 307
units complete (170 unit condo conversion and two newly constructed condominium
units totaling 137 units). Overall, these projects range in height from 5 stories to 22
stories and when completed will create a strong skyline for National City. This intense
development will border the eastern and northern edges of Westside from 16th Street to
Civic Center Drive.
1.5 Relationship to the California Environmental Quality Act
An Environmental Impact Report (EIR) pursuant to CEQA provides an analysis of the
potential impacts of this Specific Plan and recommends appropriate mitigation measures
as policies and features of the plan.
The Westside Specific Plan assesses the implications of an assumed program of
residential, commercial, office, and mixed use development. When specific development
proposals are submitted to the City for property within the Specific Plan area, the City
will determine whether or not the environmental effects of the proposed project are
addressed in the Project EIR. If the City finds that the proposed project would not result
in any additional environmental impacts that were considered in the EIR, no new
environmental analysis would be required.
1.6 Plan Organization
This Specific Plan consists of seven chapters addressing the following:
Chapter 1 Introduction:
Chapter 1 explains the overall purpose of Specific Plan, documents the history and
planning process, states the Vision and Guiding Principles, describes its relationship to
other City development policy and regulatory documents, and identifies the Specific Plan
organization.
Chapter 2 Opportunities and Constraints:
Chapter 2 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.
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Chapter 1 - Introduction
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Chapter 3 Land Use:
Chapter 3 provides for the development framework of the Westside community,
including location and types of land uses, zoning districts, and strategy for addressing
incompatible businesses.
Chapter 4 - Design Guidelines and Standards
Chapter 4 sets development standards and design guidelines to ensure attainment of
neighborhood design goals and objectives as development proceeds.
Chapter 5 - Circulation and Parking:
Chapter 5 defines the "Community Corridors", focused roadway and pedestrian
improvements, addresses neighborhood circulation and traffic safety correlated with
neighborhood centers, parks, and transit. Parking supply — both on- and off-street —is
also addressed.
Chapter 6 Infrastructure and Public Services:
Chapter 6 addresses the provision of municipal water, wastewater, and stormwater
systems plus addresses availability of public services.
Chapter 7 - Implementation:
Chapter 7 details the steps necessary for implementation of the Specific Plan.
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Chapter 2 — Opportunities and Constraints
November 2009
Chapter 2 Opportunities and Constraints
Preparation of the Westside Specific Plan involved extensive research cataloging
existing land uses, characterizing each parcel, and evaluating the probability of
hazardous materials use. This existing conditions analysis provides a basis for
understanding constraints and creating opportunities for future development while
maintaining community identity.
2.1 Location
The Westside Specific Plan Area is comprised of approximately 100 acres and roughly
460 parcels. The project area is bordered by W. Plaza Boulevard to the north, Interstate
5 to the west, W. 24th Street/Mile of Cars Way to the south, and Roosevelt Avenue to the
east, as shown in Figure 2.1. Its central location, adjacent to downtown National City,
places it within a 1/4 mile of Kimball Park, the Civic Center, and the new public library.
The San Diego trolley station at W. 24th Street, contained within the plan boundaries,
offers trolley service to the U.S. Mexico border, 10 miles to the south and to the Santa
Fe Depot in downtown San Diego, 5 miles to the north. San Diego Bay borders National
City, just west of 1-5. The industrial, maritime and naval facilities along the waterfront
include some of the largest employers in National City, such as Naval Station San
Diego, Dixieline Lumber, Pasha Services, and Knight & Carver Yacht Center. The new
National City Marina and Pepper Park are adjacent to Sweetwater Channel, to the south.
2.2 History
The Kimball brothers purchased a 26,630 acre Mexican Land Grant in 1866 which was
to become National City, the second oldest city in San Diego County, incorporating in
1887. In 1903, the Otay Railroad was constructed passing through downtown National
City along National City Boulevard. Development of the area known as Old Town
occurred around this period. Residential development — mostly homes on small lots —
soon became occupied by the families of waterfront, farm and railroad workers. The
district was complete with local markets and churches, and residents enjoyed proximity
to downtown National City and the train depot, providing access and commerce links to
the region.
The San Diego and Arizona Eastern railroad groundbreaking on September 7, 1907
opened the way for the development of areas bordering the railroad including the
Westside. Development of the Westside consisted of primarily modest homes on small
lots. A few markets, churches, and eventually Kimball School were established to
support the community. In the 1920's, National City was sold as the place "Where Rail
and Water Meet" (National City, Kimball's Dream by Leslie Trook, National City Chamber
of Commerce, 1992).
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Draft Westside Specific Plan
Chapter 2 — Opportunities and Constraints
November 2009
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Growth continued to occur during World War I due to the area's proximity to the bayfront
and downtown San Diego. In the 1960s, acting on the belief that the Westside was ripe
with potential as a new industrial district, City leaders established zoning allowing for light
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 residences. With the 1996 General Plan revisions,
the area was rezoned to light manufacturing — residential (MLR).
2.3 Existing Land Use
Today, the Westside continues to function as a mixed residential —industrial community.
With a 2004 population estimate of 1,457 residents with 421 single and multi -family
households, the neighborhood remains active. Kimball School, St. Anthony's Church,
and Manuel Portillo Youth Center (formerly Casa de Salud) 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.
Today, auto services, light manufacturing, and warehouses are interspersed throughout
the community on small parcels averaging 5,700 square feet (Figure 2.2). Substantially
larger lots with office, commercial, and industrial uses dominate south of Paradise Creek
The negative effects of the more intense uses — overflow parking, car and truck 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. The proximity of hazardous materials near residences and Kimball
School increases the risk of catastrophic accidents. The pubic concerns related to
hazardous material exposure and potential risk to human health, as well as traffic,
parking, noise, and air quality concerns has accelerated the preparation of the Specific
Plan.
As reflected in Table 2.1, land designated for commercial and industrial uses account for
approximately 49% percent of the total Specific Plan Area while residential uses equate
to 25% of the plan area and there is only 7% vacant land.
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Chapter 2 — Opportunities and Constraints
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Chapter 2 — Opportunities and Constraints
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Table 2.1
Acreage by Existing Land Uses
Current Use
Land Use Type
Acres
Percent
Residential
(du)
Residential
25.0
25.0
329
Commercial
3.0
3.0
11
Commercial Auto Related
6.0
6.0
1
Office
9.0
9.0
4
Industrial
24.0
24.0
39
Industrial Auto Related
7.00
7.0
23
Civic Institutional
14.0
14.0
1
Open Space Reserve (OSR)
5.0
5.0
0
Undeveloped / Vacant
7.0
7.0
13
Total
100.0
100%
421
Du - dwelling units
In spite of the industrial presence, the neighborhood still retains a central community
focus. Both Kimball School and St. Anthony's Church continue to provide services for
community interaction in the heart of the neighborhood. Paradise Creek, extending
through the Westside, is a remnant tidal channel associated with San Diego Bay that
runs diagonally through the southern portion of the Plan area. The traditional street grid
system allows for convenient walking within the neighborhood and to nearby
destinations such as downtown and Kimball Park. The 24th Street Trolley Station in the
southern portion of plan area, offers rail service to San Diego, Mexico, and east San
Diego County. These features serve to enhance the community.
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2.4 Circulation
Westside is immediately adjacent to I-5 and in close proximity to 1-15 to the north and
SR-54 to the south. Connections to 1-5 on and off -ramps at W. 24th Street/Mile of Cars
Way and Civic Center Drive, and off -ramps at Plaza Boulevard and West 8th Street,
provide convenient regional access for drivers.
The San Diego Trolley has two stations in National City, one at 24th Street within the
plan boundary and the other at 8th Street, just to the northwest. Two major roadways,
National City Boulevard, and 24th Street/Mile of Cars Way extend both north -south and
east -west along the project boundary. Three underpasses directly connect the plan area
to the waterfront area.
Plaza Boulevard, Civic Center Drive, Wilson Avenue, Hoover Avenue, and West 18th
Street are the most frequently used roadways within the neighborhood.
Table 2.2
Roadway Classifications
Classification and Definition
Roadway
Arterial
Major roadways providing east west circulation,
access to major destination points, typically
four driving lanes, often with synchronized
signals to help traffic flow.
Mile of Cars Way/
West 24th Street
National City Boulevard
Collector
Roadways directing traffic in/out of
neighborhoods or business districts usually
onto arterials but sometimes to other collectors.
Serve as alternate routes to arterials (two to
four driving lanes).
Plaza Boulevard
Civic Center Drive
West 18th Street
Wilson Avenue
Hoover Avenue
Neighborhood
Low -capacity, low -speed roadways providing
access to individual properties within
neighborhoods, usually two driving lanes.
All Other Roadways
Source: National City General Plan, 1996
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Several north -south alleys stretch between the blocks, but many are not continuous
block to block. The most consistent alley system is located mid -block between Wilson
and Harding Avenues, from Civic Center Drive to W. 18th Street.
As shown in Figure 2.3, operations at many intersections within the Specific Plan Area
are managed using stop signs and 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.
Further discussion of the Circulation network is contained in Chapter 5 Circulation and
Parking Management.
2.4.1 Transit
Convenient transit via the San Diego Trolley and San Diego Metropolitan Transit System
(SDMTS) bus service provides Westside residents, visitors, and employees with
excellent options. The 24th Street Trolley Station is located in the southern portion of the
neighborhood and bus stops are distributed at key intersections (Figure 2.3). A second
trolley station lies two blocks north of the neighborhood at W. 8th Street and Harbor
Drive, on the opposite side of I-5. While it is within reasonable walking distance of the
northern portion of the Westside, traffic speeds of vehicles exiting the freeway
discourage some pedestrians from walking to the transit station at W. 8th Street.
Bus service throughout National City is offered by SDMTS with service to downtown San
Diego to the north and Chula Vista and the border crossing at Tijuana, Mexico, to the
south. Direct bus service to the trolley station is offered along W. 18th Street. Many
buses are equipped to handle bicycle transportation as well. Further discussion of transit
availability is contained in Chapter 5, Circulation and Parking Management.
2.4.2 Pedestrian and Bicycling
A traditional grid system provides opportunities for walking and bicycling. It is just a short
walk to Kimball School, Manuel Portillo Youth Center, Paradise Creek Educational Park,
and the 24th Street Trolley Station, Roughly a '/4 mile or a five minute walk; residents are
able to walk to the City Hall, City Library, Kimball Park, the Martin Luther Kin Community
Center, Southwestern Community College, and downtown.
The City is in the process of preparing 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). Bicycle lanes (Class
II) are proposed along W. 18th Street and W. 24th Street. Bicycle Routes (Class III) are
proposed along Civic Center Drive and Roosevelt from W. 8th Street to W. 18th Street.
WalkSanDiego, conducted a walk audit in August 20, 2005. WalkSanDiego is a nonprofit
organization dedicated to enhancing the livability of communities by making walking a
safe and viable choice for people of all abilities. Westside residents identified ideas and
priorities for improving the neighborhood pedestrian environment during this workshop.
The walk audit revealed that there was interest in walking to transit, school, church, and
shopping however, due to the condition of the sidewalks and the lack landscaping to
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improve the walking experience, the desire to walk was lessened. Further discussion of
the pedestrian and biking opportunities is contained in Chapter 5, Circulation and
Parking Management.
2.5 Open Space and Recreation
The Specific Plan identifies opportunities for passive and active open around the area of
Paradise Creek and Kimball School. A multi -family development is being planned for the
areas both east and west of the creek and within the Public Works Yard. As these plans
progress, pathways, active and passive recreation will be incorporated in the plan
(Chapter 3, Transit Oriented Development).
As redevelopment progresses in the Plan Area, additional open space areas may be
created such as small pocket parks or by combining open space requirements for more
than one development in order to gain larger recreation areas.
Kimball School, on the south side of W. 18th Street, provides active sports activities for
its elementary students. Active recreational and organized sport activities are also
offered at Kimball Park, just across National City Boulevard to the east, between E. 12th
Street and E. 16th Street. Contained within Kimball Park are playing fields, a playground,
a skate park, and a community center. Completed in 2004, a City Library was
constructed along the southwest corner of the Park. The old library, adjacent to the
Martin Luther King Community Center, is being refurbished as a culture and arts center.
2.6 Paradise Creek
Paradise Creek is recognized as a valuable wetland resource by the City and is
proposed to be preserved within an open space easement for its entire length in the plan
area. The watercourse flows northeast to southwest in the eastern portion of the
Westside (see Figure 2.3) providing drainage for a 1,190-acre watershed into the
Paradise Marsh, then the Sweetwater River and ultimately San Diego Bay.
The creek serves as a valuable resource from water quality, wildlife habitat, and
aesthetic perspectives. Over time the stream has degraded due to polluted runoff,
sedimentation, trash, and invasive, nonnative species. 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. A variety of bird species
including the great blue heron, common egret, black phoebe, and willet, are prevalent
within the creek corridor. The creek is also an important "filter" for pollutants that enter
the watercourse from upstream commercial and industrial uses.
Paradise Creek is recognized by the State Water Resources Control Board (SWRCB) as
an Environmental Sensitive Area (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 be
subject to the Standard Urban Stormwater Mitigation Plan (SUSMP) and stipulates
threshold development size and/or alteration criteria that will trigger the requirements.
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The threshold criteria are either the creation of 2,500 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.
A wetland delineation was conducted previously for a
portion of Paradise Creek that was affected by the
Paradise Creek Educational Park (Tierra
Environmental Services, 2000). That delineation
concluded that, despite its disturbed, linear nature and
location within an urbanized setting, Paradise Creek is
a regional wetland resource of moderate to high
ecological value.
2.6.1 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 includes:
• 1,500 linear feet of restored Paradise Creek and
upland habitat (southern coastal marsh)
• 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
opportunities for students, residents, and visitors. PCEPI interpretive programs have
included bird watching, bike trips, scientific study, and environmental education,
particularly in conjunction with Kimball School.
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 W. 18th Street south to W. 22nd Street, "daylighting"
the channelized portion north of W. 18th Street could be considered in the future by
removing the concrete channel and recreating a natural streambed.
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. In past years, the community has had concerns about industrial uses releasing
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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.
2.7 Historic Resources
Westside is one of the oldest neighborhoods in National City. Of the 329 residential
structures over 164 were constructed between 1909 and 1962. A number of additional
structures were constructed prior to 1909, but no records exist for those units. Several of
these historic structures include three churches, the First Christian Spiritualist Church
located at 1206 Coolidge Avenue, St. Anthony's of Padua Church at 1816 Harding
Street, and the Roman Catholic Church at 410 W. 18`h Street.
Many of the structures have been compromised by additions and alterations not
consistent with its architectural style and by overall deterioration. A historic structure
may be considered historically or culturally significant if it meets the criteria for listing on
the California Register of Historical Resources (Pub. Res. Code Section 5024.1, Title 14
CCR, Section 4852). This criteria includes a determination that the resource:
1. Is associated with events that have made a significant contribution to the broad
patterns of California history, and cultural heritage;
2. Is associated with the lives of persons important in our past;
3. Embodies the distinctive characteristics of a type, period, region or method of
construction, or represents the work of an important creative individual, or possesses
high artistic values; or
4. Has yielded, or may be likely to yield, information important in prehistory or history.
The City has protected many historic structures throughout the city by identifying them
on a historic sites list. Listing on the historic sites list requires Council approval and
demolition of any resource on the list would require Council approval as well. To date, no
properties in Westside have been designated for listing on the historic sites list. Further
evaluation to determine the historic significance of the structures over 50 years old may
be warranted.
2.8 Hazardous Materials Assessment and Emission
Many of the industrial businesses, such as auto body and paint, auto service, metal
shops, construction, and manufacturing operations use and store hazardous materials.
A comprehensive Hazardous Materials Assessment for the neighborhood was prepared
by Environmental Business Solutions. The assessment focused on businesses reported
to have hazardous materials and petroleum products in significant concentrations, or
where there was the potential for 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 mix in Westside.
The Hazardous Materials Assessment involved a regulatory records database review
and limited site reconnaissance. Observations of possible use and storage conditions of
hazardous materials were made for those businesses reported to use and store
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hazardous materials and/or petroleum products, generate hazardous waste, and/or have
aboveground or underground storage tanks. The records search 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 2.3.
The Hazardous Materials Assessment should only be considered a general
characterization of hazardous materials issues within Westside since there was limited
access. Comprehensive conclusions regarding the safety and hazards on individual
properties is not available 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. 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.
However, due to the number of businesses that store, accumulate, transport, or dispose
of hazardous materials, there is a cumulative impact on the community, which is
problematic in itself.
2.8.1 Hazardous Materials Regulations
When 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) Phase I Environmental Site
Assessments (ESAs) must be conducted. These site assessments require permits and
inspections from the County of San Diego's Dept. of Environmental Health (DEH) and
the Regional Water Quality Control Board (RWQCB).
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. 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 are completed to the satisfaction of the DEH,
they will issue a closure letter indicating that further investigation and remediation of the
site is not required, based on current site conditions.
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 Westside. Such action may include acquiring reports on environmental
conditions at the property, issuing demands for cleanup and abatement, acquiring the
property through use of eminent domain, and performing necessary remediation at the
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November 2009
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 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 developers of the property.
An important indicator of the types of businesses that generate and use the largest
amount of hazardous materials is the presence of businesses that have active
Hazardous Materials Business Plans, as required by the County of San Diego (DEH).
Table 2.3
Observation Categories from Hazardous Materials Assessment
Category
Description
Likelihood of a
Recognized
Environmental
Condition'
1
Not sufficient information to assess the
likelihood of a recognized environmental
condition.
Inconclusive
2
Hazardous materials, wastes, or petroleum
products not observed.
Low
3
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
4
Use, storage, and/or generation of
hazardous materials/wastes and/or
petroleum products was observed and
features of concern were observed.
Moderate
5
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.
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The majority of the Hazardous Materials Business Plans have been issued for the
following types of businesses:
• Automotive body and repair shops
• Machine shops
• Welding and ironworks operations
• Fabrication Shops
• Laboratories
In addition, the San Diego Air Pollution Control District (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 community as the existing environmental condition that is most
problematic from a health and safety perspective.
Based upon review of 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 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 observed
auto body and paint businesses. Through these observations, it was determined that
several existing automotive repair, service, and detail shops are operating without a
Hazardous Materials Business Plan. 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 Plans could help alleviate some concerns about public
health.
2.9 Market Demand Projections
An important consideration in planning the Westside's future is the market support for
privately initiated new development. Appendix B 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 2.4.
In summary, the Westside is in a position to capture a share of subregional demand for
multiple land uses because of it's:
• Accessibility and visibility to 1-5,
• Proximity to job concentrations in National City, western Chula Vista, downtown San
Diego, and the waterfront, and
• 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 are affordable to the
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November 2009
market. Speculative, multi -tenant office potential is limited because of 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 exists 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.
Table 2.4
Projected Potential Market Demand for New Development'
Potential incremental
Market Demand
Total
Land Use
2004-
2010
2010-
2020
2020-
2030
2004-2030
Housing (units)
113
175
192
480
Industrial (sf)
95,756
130,718
156,383
382,857
Office (sf)
2,781
5,605
6,699
15,085
Total Retail (sf)
35,933
63,889
72,482
172,304
Community -serving
retail
11,562
20,435
23,147
55,144
General
merchandising
14,888
26,542
30,136
71,566
Building materials
9,482
16,912
19,199
45,593
1 Based on moderate demand scenarios.
sf = square feet
Source: Economic Research Associates, 2005
Infill residential and mixed -use development within the core blocks of the Specific Plan
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
and land costs.
2.10 Opportunities Summary
A summary of development and neighborhood improvement opportunities are identified
below.
1. Downtown revitalization, specifically development of the Education Village, Park
Village, and Marina Gateway Plaza just to the west of I-5 creates a catalyst for new
development within and around downtown, including Westside. These
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developments and the further redevelopment of downtown such as the 61-unit
Centro condominium project under construction across from City Hall will bring in
local, service -oriented commercial and retail uses that can serve Westside, with
increased quality and a variety of services.
2. Even with development in the downtown, some service commercial uses will be
needed, such as a small grocery, restaurants/dining, a beauty salon and barbershop,
within the Westside.
3. Adjacency to the 24th Street Trolley Station provides excellent transit -oriented
development opportunities in the southern portion of the site.
4. The Westside contains economically "soft" properties, including significant vacant
and underutilized properties, that provide transition and revitalization opportunities.
5. Relocation of the existing Public Works Yard, owned by the City of National City, on
West 22nd Street. Its location within walking distance to the 24th Street Trolley Station
makes it an excellent candidate for high -density affordable residential development
with some mixed -used development with services for the affordable housing.
6. Westside is located within the City's redevelopment boundaries, offering special
financing mechanisms and redevelopment opportunities.
7. Viable opportunities for new housing to current and future residents at affordable
prices should be explored.
8. The existing street grid system can be utilized to strengthen pedestrian connections
and enhance street scenes with enhanced landscaping, light standards, and
sidewalks.
9. 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 Marsh/Pepper Park to the south.
10. The creation of neighborhood "anchors" should be explored as centers of activity
which build on existing community centers, such as St. Anthony's of Padua and other
churches, Paradise Creek Educational Park, Manuel Portillo Youth Center, and
Kimball School.
11. Variation in topography along Paradise Creek can be utilized to make more
interesting and better -connected places, and also to develop podium construction
with 100 percent below -grade parking.
12. There is the opportunity to create smaller parks in the neighborhood that are easily
accessed and convenient to the elderly and young populations.
13. Support healthy lifestyles among residents through increasing opportunities for
regular physical activity by creating walking and biking opportunities.
14. Enhance the area around Paradise Creek by developing active and passive
recreation uses and preserve habitat.
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15. Encourage the development of parks and open space as part of new development to
create a network of pedestrian walkways connecting to the transit station, churches,
schools, and adult schools in order to meet the needs of the growing community for
open space.
16. Provide adequate lighting for streets, parks, recreation facilities, sidewalks and bike
paths to promote their use.
17. Promote access to healthy foods through opportunities such as farmers' markets.
18. Replacing industrial uses with non polluting commercial and/or residential uses.
19. Close the extension of Hoover Road north of the creek adjacent to the east side of
Kimball School to expand Paradise Creek Educational Park and/or install a
playground.
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November 2009
Chapter 3 Land Use
3.1 Introduction
This Chapter sets forth the types of land uses to be accommodated within the plan area
and outlines a combination of strategies that will be used to help achieve the
community's goals. The current zoning for this area is Light Manufacturing/Residential
which permits low intensity, industrial activities, along with office and single-family
residences and Open Space Reserve which encompass Kimball School, the public
works yard, unimproved roadways, Paradise Creek and Paradise Creek Educational
Park.
As the area has a variety of transportation opportunities (trolley, transit and freeway
access) within '/4 mile of the residences and businesses, the area is ideal for mixed -use
development, as well as preservation of existing single-family residences and low -scale
multi -family development. These areas offer both employment and residential
opportunities such as a "transit -oriented development" or "smart growth development."
The Plan allows for the retention and preservation of existing single-family residences,
the enhancement of uses considered appropriate for the neighborhood, and also
provides specific land uses for future development. The land uses reflect the input and
guidance offered by the community during public workshops, the Code Compliance
Committee, as well as other comments received during development of the Specific
Plan. This chapter sets forth the types, locations, and intensities of land uses permitted
within the Westside. It outlines strategies that will be used to help achieve the
community's goals and vision for the Plan area.
In recognition of the benefits of commercial uses for creating jobs and supporting the
City's fiscal stability, substantial amounts of property in the Westside neighborhood are
dedicated to commercial, office, and retail businesses. The Specific Plan 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 and visibility while also buffering the residential
areas from freeway -generated pollutants and noise.
Redevelopment is expected to occur within the 20-year horizon of the plan. Typically,
changes may occur as follows:
• Developers acquire several parcels and remove existing uses to develop larger
mixed -use type developments.
• Uses considered nonconforming when the Plan is adopted are slowly phased out
since those uses would be subject to the provisions of Section 18.108,
Nonconforming uses.
• Incompatible land uses may be subject to the amortization process (Section
18.108.230).
• Existing housing stock is demolished due to disrepair or inability to upgrade to
current standards and then replaced.
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3.2 Community Character Goals
The Vision and Guiding Principles from Chapter 1 set eight goals for future development
in the Westside:
Goal 3.1
Goal 3.2
Goal 3.3
Preserve and enhance residential characteristics of Westside.
Encourage single-family residential development that is compatible with
the neighborhood's traditional architecture, scale, and massing.
Limit new building heights to two and three stories within the residential,
mixed -commercial residential and mixed -use commercial office land uses,
while limiting the height of the Transit Oriented Development to five
stories.
Goal 3.4 Encourage retail and commercial uses that increase neighborhood
activity and engagement as well as create a living environment where
people can walk for goods, services, recreation, and transit.
Goal 3.5 Reduce co -location of housing and businesses that use, store, or
generate hazardous materials through amortization of those businesses.
Goal 3.6 Buffer new residential development from freeway emissions and noise.
Goal 3.7 Reduce impacts to Paradise Creek through development that is sensitive
to the habitat.
Goal 3.8 Encourage new businesses and the conversion of existing non-
conforming business to non -impactive uses that are compatible with the
environment and community goals.
Goal 3.9
Goal 3.10
Actively pursue partnerships to construct 200 affordable housing units
throughout the plan area and to concentrate efforts towards meeting
these affordable housing goals on parcels surrounding Paradise Creek.
Ensure that the open space near the creek is preserved within an open
space easement and passive and active park amenities are installed
adjacent to the natural areas of open space.
3.3 Implementing Strategies
The following programs will implement the goals for planning for land use:
Strategy 3.1 All existing and future land use and development in the Specific Plan
Area shall conform to land use designations, zoning, design guidelines,
and programs reflected in this Specific Plan.
Strategy 3.2 Preserve, restore, or reuse potentially eligible historic property(ies), if
feasible, prior to renovation or demolition.
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Strategy 3.3 Relocate above ground utilities to below ground for new development
pursuant to Chapter 18.64 of the National City Land Use Code. The City
may consider adopting an in -lieu fee for future under grounding to allow
for a systematic approach to under grounding upon completion of a cost
analysis.
Strategy 3.4 Efforts shall be made to cease nonconforming and impactive, harmful
and/or toxic uses within the Westside utilizing the amortization process.
Removal of automotive body and paint businesses shall be prioritized,
with special considerations given to the most sensitive receptors (e.g.
schools), and a schedule for amortization prepared.
Strategy 3.5 Implement land uses contained in Appendix A by encouraging non-
conforming uses to substitute other non -conforming uses consistent with
Appendix A which would be allowed to expand.
Strategy 3.6 Provide a mechanism to allow industrial uses that are considered
acceptable to continue to expand within their existing parcel boundaries
by no more than 20% of gross leased area.
Strategy 3.7 All existing business owners and all new business owners who store,
generate, transport, and/or dispose of hazardous materials/and/or waste
shall provide copies of appropriate Hazardous Materials Business Plans,
Risk Management and Prevention Plans, and regulatory agency
permits/approvals on an annual basis prior to the issuance of a business
license or at the time of business license renewal. An update of the status
of compliance for all businesses within the plan area will be provided on
an annual basis to the City Council.
Strategy 3.8 Phase I Environmental Site Assessments (ESAs) shall be conducted in
accordance with the Dept. of Environmental Health and the Regional
Water Quality Control Board, prior to development activity when there is
the 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).
Strategy 3.9 Require dedication of open space easements for parkland adjacent to
Paradise Creek, including passive and active recreation, trails, and
habitat restoration.
3.4 Land Use Plan
One of the primary concerns voiced by the community during public workshops is the
impact of auto body shops and other industrial uses on air quality, traffic, and noise. As
part of this plan, auto paint and body shops would no longer be permitted uses and
would become non -conforming uses, potentially subject to National City Municipal Code
Section 18.108 (Ordinance 2286).
Within the Westside Specific Plan Area, there are existing industrial uses that are non -
impactive, sometimes not typically considered industrial that may be compatible with the
31
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
Westside vision. It may be desirable that these uses continue as non -conforming uses.
For those industrial uses that are impactive or less compatible, this plan seeks to
encourage such non -conforming uses to substitute other uses per Appendix A and
consistent with NC Municipal Code Section 18.108.100 (Substitution of Non -conforming
Uses).
At the direction of the City Council and as part of the Westside planning effort, a Code
Compliance Committee was formed in 2008 to address issues related to noncompliant
businesses within the Westside; specifically those businesses that do not have the
appropriate licenses and permits to operate. As part of that effort, the Code Compliance
Committee embarked on an effort to develop criteria for businesses that would be
acceptable to remain as good neighbors or acceptable substitution of non -conforming
uses.
In order to determine those uses identified in Appendix A, the specific issues of the
community needed to be identified. At a workshop of the Code Compliance Committee
conducted on December 2, 2008, the committee recognized key issues associated with
industrial uses and the residential community. Those issues or concerns are grouped
together as air pollution, hazardous materials, parking, outside storage, and security with
razor wire. The following lists those concerns and provides specific resolution for future
development and expansion as the plan is implemented.
• Air Pollution - Chemical spray in the air generated by paint spraying conducted by
auto paint body shops, use of hazardous chemicals, and commercial trucks idling for
long periods of time. New businesses shall be limited to those businesses that do not
require a permit by the Air Pollution Control District for noxious odors or toxic air
contaminants.
• Hazardous Materials — Concern over large quantities of hazardous materials stored
and/or accumulated near or adjacent to residential properties. In order to reduce
accumulation of hazardous materials within the project area, new businesses shall
be limited to those uses that do not require a permit by the Department of
Environmental Health or the Environmental Protection Agency for storage of
hazardous materials.
• Parking — Lack of available parking and double parking due to lack of on -site parking
by auto repair shops and other industrial and commercial uses. New development
and expansion of the structure shall provide and maintain adequate parking on site
for employees and customers as determined by this Plan.
• Outside Storage - Large quantifies of material, equipment, or debris and trash stored
outside, visible to the residential community and from streets and alleyways. All
storage shall not be visible to adjacent residentially zoned or residentially used
parcels or from a public street or alleyway. All storage shall be covered, either with a
permanent cover or stored within an enclosed building. Storage shall not displace
required parking. All on street parking is limited to day use only. No work for the use
shall be conducted in the street or within or on publicly owned property.
32
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
• Noise — Frequent loud or continuous noise adjacent or near residential properties
associated with auto body shops, auto repair shops, construction companies and
other industrial noise; also including idling of commercial trucks. Operation of these
businesses shall adhere to Chapter 12, Noise Control of the Municipal Code and
Section 11.34 related to Truck Idling and Parking Maneuvers.
• Security —Security of industrial uses with razor wire. Industrial uses shall be secured
by a fence, a maximum height of eight (8) feet and/or surveillance equipment rather
than the use of razor wire on fences and walls. No razor wire shall permitted on top
of fences along property lines within the plan area. New construction or expansion of
a structure shall incorporate solid walls and/or decorative fencing with dense planting
to secure the site and reduce visibility.
These issues were used to identify non -conforming uses that could be substituted for
less desirable non -conforming uses in the Westside. Those uses not listed in Appendix
A would not be acceptable non -conforming uses for substitution, but would remain
subject to the nonconforming use requirements, Land Use Code Section 18.108 and
Section 3.6 of this plan.
3.5 Land Use Zones
The Central Vision and Guiding Principles of the Westside Specific Plan, as established
by the community over a five year process, direct the future land uses of Westside with
the goal to "reestablish the Westside as a safe, healthy, and vibrant neighborhood where
people engage in community life." In order to accomplish this vision, the area will be
rezoned from Light Manufacturing/Residential (ML/R) to a variety of zones that will allow
a mixture of residential, office, and retail uses as well as open space and institutional
uses. (See Figure 3.1 Land Use - Zoning)
The Land Use Plan establishes various uses that will be permitted within Westside. In
contrast to the ML/R zone, where industrial uses were permitted, adoption of the
Westside Specific Plan will prohibit new industrial uses, including auto body repair which
are uses not compatible with the Vision and Guiding Principles within the plan boundary.
Mixed -uses of residential, commercial and offices will create transitions and buffers
conducive to a pleasant and healthy living environment. The plan reflected in Figure 3.1,
Land Use and Zoning, establishes the following six zones within the Westside. Land
uses permitted, or permitted under approval of a Conditional Use Permit, or prohibited
are listed in Appendix A, Land Use Table.
Adoption of the Westside plan would include rezoning from ML/R and OSR to the
following zones:
1. Residential — Single Family Westside 4 ( RS-4)
2. Mixed Use Commercial — Residential — 1 (MCR-1)
3. Mixed Use Commercial — Residential — 2 (MCR-2)
4. Limited Commercial (CL)
5. Civic Institutional (IC)
6. Open Space Reserve (OSR)
33
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
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Westside Specific Plan - Figure 3.1
Land Use Zoning and Community Corridors
?Pm emoe r2309
—�1 'L I If 141 I 1 1 I III I I 1-11--I I —I I I —I I 1---1
34
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
3.5.1 Single Family Residential Westside 4 (RS-4)
This zone provides for areas of single-family residences and neighborhood servicing
commercial uses as indicated in Appendix A. Single-family residences may be
constructed to a zero lot line and subdivided to a minimum lot size of 2,500 square foot
parcels with a minimum lot width of twenty-five feet. New single-family residence may be
constructed to a maximum height of 35 feet and three stories. The maximum density that
would be permitted within the RS-4 zone is 17.4 dwelling units per acre.
The intent of the zone is to encourage new development and to create a traditional
urban neighborhood.. Building heights should be varied to reflect the diversity of the
existing residential character.
Existing private institutional uses such as churches would continue to be permitted within
the zone and elsewhere in the Westside. New institutional uses and would be permitted
subject to a Conditional Use Permit and design guidelines established in the Specific
Plan. Small neighborhood -oriented markets and retail services that primarily serve the
neighborhood are permitted to remain and expand with approval of a Conditional Use
Permit.
3.5.2 Limited Commercial (CL)
This zone provides for a small scale, limited convenience retail shopping facilities at the
neighborhood level, typically including food and convenience stores, small retail and
service shops, professional offices and retention of existing residences as well as
compatible residential development in accordance with the uses established in Appendix
A.
The Limited Commercial zone is applied along 1-5, west of Harding and Wilson Avenues
to provide retail and office uses. This zone allows artisan activities (including studios,
production space, galleries, and small performance venues) as well as neighborhood -
serving retail, commercial, and existing residential uses. Building heights are limited to
three stories and fifty feet. New development in this zone will serve to block the noise
and views of the freeway. Existing single-family residential uses would be permitted and
allowed to be reconstructed; however, the primary purpose of this zone is to provide
opportunities for new development for retail, offices, and artist live -work studios. A
maximum height of fifty feet and three stories would be permitted
3.5.3 Multi -use Commercial -Residential 1 and 2 (MCR-1, MCR-2)
This zone provides for a either commercial or residential use, or a combination of
commercial and residential uses or structures, designed to be built on a single lot or
parcel, or as components of a single development in accordance with the uses
established in Appendix A. This zone permits live -work loft uses.
The Mixed Use zone combines a variety of uses — retail, office, and residential - to
create a highly livable district for residents, employees, and shoppers, improving
35
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
convenience through walkability and transit availability. The benefits of mixed -use
development are:
• Activates urban areas during more hours of the day.
• Increases housing options for diverse household types.
• Reduces auto dependence.
• Increases travel options.
• Creates a local sense of place.
The Mixed Commercial -Residential Zones are applied to
areas generally bordering the RS-4 zone to transition to
multi -family residential to the downtown commercial area.
Since new multi -family development would not be
permitted within the RS-4 zone, the MCR zones provide for
multi -family development either as rental stock or home-
ownership condominiums. A mix of residential,
commercial, and office uses are allowed within this zone.
Mixed -uses are not required except for those properties
fronting Civic Center Drive where commercial uses are
required on the ground floor fronting Civic Center Drive
and residential and/or offices are required on the upper
floors. Parking may be accommodated on the ground floor
behind the retail use or within a parking structure for
shared parking for the variety of uses or for combination of
developments.
Mixed -use Commercial -Residential 2 (MCR-1) -
This designation includes those areas east of Roosevelt
Avenue from 18th Street to 16th Street, along the south side of 14th Street, on the east
side of Hoover Avenue from 10th Street to 14th Street and for two blocks between Hoover
and Harding Avenues from 20th Street to 18th Street. A maximum height of fifty feet and
three stories would be permitted, including any ground level parking, with a maximum
density of twenty-four (24) units per acre.
St. Anthony's Church and Manuel Portillo Youth Center, also known as Casa de Salud,
are located within the MCR-1 zone. Both offer community and education activities.
These uses would continue to be encouraged; however expansions would require
approval of a Conditional Use Permit.
Mixed -use Commercial -Residential 2 (MCR-2) -Civic Center Drive District
A mixed -use development will create a gateway to the neighborhood, serve as a new
activity center, and tie into the mixed -use environment planned for within the Downtown
Specific Plan area of National City. As envisioned, buildings will have retail and parking
at the ground level and residential and/or offices on the upper floors. A maximum height
of five stories and 65 feet would be permitted, including any ground level parking. The
zone allows residential uses at a maximum density of forty-five (45) dwelling units per
net acre with the intent of providing opportunities for housing and live/work or artisan loft
arrangements.
36
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
Mixed -use Commercial -Residential 2 (MCR-2) - Transit -Oriented Development
(TOD):
This area comprises the MCR-2 designated areas south of 19th Street and east of
Hoover Avenue. The intent of this district is to encourage transit -oriented development
due to its proximity to the 24th Street Trolley Station. Redevelopment of these
underutilized lands — consisting of larger lots relative to areas to the north — will provide
opportunities for increased use of public transit in addition to accomplishing
neighborhood revitalization goals. The intent is to allow but not require a mix of uses
within each development, but allow flexibility for individual project needs. Educational
facilities would be permitted within the zone as students would benefit by the proximity to
the trolley station, bus routes, and commercial services within the Westside and
downtown National City. A maximum height of five stories and sixty-five feet would be
permitted, including any ground level parking. A maximum density of 60-units per acre
would be permitted. Development of the area immediately surrounding Paradise Creek,
north of 22nd Street and south of Kimball School will be primarily used for developing
affordable housing and supportive services. A concept plan has been developed that
reflects multi -family housing for this area (Figure 3.2).
Open Space Reserve (OSR)
This zone provides for public and private lands, playgrounds salt marsh and coastal
wetlands, water areas, recreational lands, and other scenic open space areas in
accordance with the uses established in Appendix A. This zone provides for open space
areas for active and passive recreational uses near Paradise Creek.
Parks and community centers for recreation, environmental and cultural interface, and
community interaction are essential to the renewal of the community. Paradise Creek
Educational Park, adjacent to the south side of Kimball School, offers trails, an
amphitheatre, picnic area, play structure, and enhanced wetland area. Extending the
open space area along the west side of the creek and providing a meandering trail for
pedestrians and bicyclists would enhance the open space. Expanding Paradise Creek to
the east of Kimball School at the Hoover Avenue would further enhance the open space
area providing an area for active recreational uses.
Currently, the area designated as Open Space Reserve does not represent areas truly
set aside for open space since the current OSR zone includes Kimball School, the Public
Works Yard, and unimproved roadways as well as Paradise Creek and the Paradise
Creek Educational Park. Paradise Creek and the Educational Park creek will be retained
within an Open Space Reserve zone. Additional areas adjacent to the creek will be
restored as part of the Transit Oriented Development and/or through open space grant
efforts. These areas will be preserved within an open space easement or through a
rezone to Open Space Reserve as a component of the development. A concept plan has
been developed that reflects a concept design for Paradise Creek in conjunction with the
TOD development (Figure 3.2).
Additional open space areas for passive and active recreation may be identified during
review of development projects or as land becomes available. These areas would be
held in open space through the recordation of an open space easement or designated
as Open Space Reserve with an amendment to the Specific Plan.
37
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
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38
Draft Westside Specific Plan
Chapter 3 — Land Use
November 2009
3.5.4 Civic Institutional (IC)
This zone provides for the preservation of existing public and private institutional uses
within the plan area in accordance with the uses established in Appendix A.
The Civic Institutional zone provides areas for public and private facilities that serve the
community. Located along the south side of West 18th Street, adjacent to the north side
of the Paradise Creek Educational Park, Kimball School is located within the IC zone.
Other areas may be rezoned for CI through an amendment to the Specific Plan. The
purpose of the CI zone is to offer community services that respond to the needs of the
health, safety, education, cultural, and welfare needs of the community as identified in
Appendix A. A maximum height of 35-feet would be permitted.
3.6 Nonconforming Uses and Amortization Program
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.
This Specific Plan does allow for enlargement and/or expansion of certain non-
conforming uses within the existing parcel, listed in Appendix A, up to 20% of their gross
leased area (building footprint), because they are not impactive to the community or not
typical industrial uses, and provide an avenue of progressive change in the Westside.
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.
39
Draft Westside Specific Plan
Chapter 4 — Design Guidelines and Development Standards
November 2009
Chapter 4 Design Guidelines and Development
Standards
4.1 Introduction
The purpose of this chapter is to guide future development to be consistent with the
Vision and Guiding Principles of the Westside Specific Plan. Careful attention to the
design of future development projects will help reinforce the neighborhood's unique
character and guide new development to employ architectural features, exterior
materials and color that blend rather than create a stark contrast to existing
development. The standards and design guidelines apply to all new development within
the Specific Plan area. This chapter primarily addresses development standards for
setbacks, height, lot sizes, residential density, signs and on -site parking.
For all new development and additions, plans will be required to be submitted to the
Planning Division with the appropriate fee and will be reviewed for consistency with
these standards and design guidelines during review of building plans (administrative
review) or during the development review process (discretionary review). Consult the
Land Use Code for specific requirements. Note that these guidelines and standards are
minimum requirements, and developers may be required to provide additional amenities
to meet the goals and strategies of the Specific Plan. Additional standards or guidelines
from the City's Design Guidelines, Sign Ordinance and Land Use Code may be
applicable as well. If certain design issues are not specifically addressed in these
guidelines, then the aforementioned documents will provide further direction.
Primarily the City's Design Guidelines offer guidance for architectural design element for
both new construction and additions. This plan contains additional minimum standards
beyond what is contained in the Land Use Code. When there is a conflict, the standards
and guidelines contained in this plan apply. If certain design issues are not specifically
addressed in these guidelines, then the most recently adopted development codes and
guidelines would be applicable and provide further direction.
4.2 Community Design Goals
The Vision and Guiding Principles from Chapter 1 can be expanded into seven design
goals for future development:
Goal 4.1
Goal 4.2
Goal 4.3
Design and orient new development within the Transit Oriented
Development area in concert with conservation and enhancement of
Paradise Creek.
Reinforce neighborhood character by designing new development that
embodies an active and friendly environment.
Work with developers to employ an architectural style that is creative,
instills quality, and is compatible with the surrounding community.
40
Draft Westside Specific Plan
Chapter 4 — Design Guidelines and Development Standards
November 2009
Goal 4.4
Goal 4.5
Goal 4.6
Goal 4.7
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).
Create opportunities for energy efficiency through design and building
orientation.
Consider design alternatives that encourage sustainability and reduce the
carbon footprint.
4.3 Implementing Strategies
The following strategies will implement the design goals for future development:
Strategy
Strategy
Strategy
Strategy
Strategy
Strategy
Strategy
Strategy
4.1 Minimize runoff by clustering development in disturbed areas near
Paradise Creek and install Best Management Practices for reducing
runoff.
4.2 Limit disturbance of Paradise Creek by preserving a wide corridor for
walkways, open space and wetland restoration.
4.3 New development should incorporate design elements such as porches
and balconies to create an "eye" to the street and offer variety to provide
visual interest.
4.4 Reduce front yard setbacks to ten to fifteen feet for residential uses while
maintaining privacy with landscaping and decorative fencing and walls
that complement surrounding buildings and create pedestrian appeal.
4.5 Encourage pedestrian activity by wrapping parking around the rear of the
residential buildings and/or placing retail uses on the ground floor for
mixed -use development.
4.6 All ground floor commercial uses and residential uses should face the
street to encourage public activity and to welcome visitors from on -street
parking.
4.7 All new development should incorporate energy efficient fixtures, provide
for the efficient use of water through natural drainage, drought tolerant
landscaping, and provide adequate areas for recycling.
4.8 New development should incorporate Green Point residential design
elements and/or LEED for commercial development or similar green
building standards.
41
Draft Westside Specific Plan
Chapter 4 — Design Guidelines and Development Standards
November 2009
4.4 Residential Single Family 4 Zone -
Westside (Rs-4)
The following development standards are intended to
provide direction for new development and
redevelopment within the single-family residential zone
(RS-4) of the plan area. The purpose of this zone is to
retain existing residences and provide the opportunity for
developing a range of compact housing types and
affordability.
Density
The purpose of the RS-4 zone is to retain areas of
single-family homes on small lots to provide opportunities
for redevelopment and compact housing types.
Residential density within the single-family zone would
allow a range from 8.7 dwelling units per acre at 5,000
square foot lot sizes to a maximum of 17.5 dwelling units
per acre at maximum lots sizes of 2,500 square feet.
Minimum street frontage is twenty-five (25) feet. The street
frontage may be located facing a public or private street or
alleyway. Minimum frontage on a cul-de-sac is fifteen (15)
feet.
Residential units are encouraged 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.
The Land Use Code Chapter 18.14 Residential Zones
and the City's Design Guidelines shall apply to the RS-
4 zone unless specifically noted in this Plan.
The following standards apply to the RS-4 zone, and
supercede those standards within Chapter 18.14.
Height Limit
Height limits help maintain neighborhood character,
also ensuring that the appropriate scale is used to
support a pedestrian friendly and walkable community.
The existing built environment within
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16
Garage
Units
House '.
Per Acre
42
Draft Westside Specific Plan
Chapter 4 — Design Guidelines and Development Standards
November 2009
the RS-4 zone ranges in height from single -story to three
stories. New development would continue the same
pattern and would be restricted to a maximum height of
three (3) stories and 35 feet measured from the finished
grade to the highest point of the roof.
Building Setbacks
Building setbacks indicate the distance between the outer
edge of the building facade and the property line, unless
otherwise noted.
Ten (10) foot front yard setbacks and fifteen (15) foot
setbacks from the property line to the garage when the
garage faces the street.
Stoops and porches may extend into the front yard up to
the front property line or in the case of a corner parcel to
the side property line. Porches or stoops should be at least
six (6) feet deep.
Due to the small lot sizes, Section 18.14.130 Accessory
structures does not apply to allow for opportunities for
patio covers and other landscape features such as
gazebos.
4.5 Mixed -use Commercial Residential
and Limited Commercial Zones
(MCR-1, MCR-2, CL)
The Land Use Code Chapter 18.14 Commercial
Zones and the City's Design Guidelines for
Commercial Design Guidelines shall apply to all
new development within the MCR-1, MCR-2, and
CL zones unless specifically noted in this Plan.
Since most of the parcels in Westside are relatively
small — 50 x 100 feet, development should consist
of lot consolidation to allow for comprehensive
development in terms of building configuration,
building design, and extent of landscaping
materials, circulation/parking configuration and access.
New building designs should offer visual relief through the use of architectural projections or
recessed areas which create the appearance of smaller adjoining buildings. Design should
43
Draft Westside Specific Plan
Chapter 4 — Design Guidelines and Development Standards
November 2009
focus on energy conservation by use of
cogeneration, solar access, south facing windows
with overhangs, ventilation, and double glazed
windows.
Ground floor retail and services are encouraged with
limited office space on the ground floor level to
encourage pedestrian activity. Primary ground floor
commercial building entrances must orient to plazas,
community corridors, streets and parks. Secondary
entries would be permitted from the interior of the
block or from the alley to allow for deliveries and
trash service. For all ground level retail, direct access
from the street shall be provided to the street.
Density
New multi -family residential densities must be a
minimum of twenty-four (24) dwelling units per
acre with a maximum of sixty (60) dwelling units
per acre. This required density range offers
flexibility to respond to changing market
conditions and encourages a mix of housing
types, unit size, and . diverse household
composition.
Building Setbacks
The design intent of the building setbacks is to
ensure that the buildings are pulled forward
towards the sidewalk and the street to create a
welcoming pedestrian environment along the
street. A build -to line is generally used to define
locations where buildings must be built within a
certain distance of the public right of way, and
ensures that the various buildings along the
street create a defined building edge.
A minimum of 70% of the building frontage
should be constructed up to the front property
line with a zero (0) foot front setback.
Exceptions to the building frontage standards
may be considered when residential units are constructed on the first floors with outdoor
public plaza and/or patios or when a commercial use provides outside dining, and wider public
walkways. However, the setback to the property line should not exceed 10 feet. The setback
area should be appropriately landscaped and contain street furniture and street trees.
.a` .--
r
\
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House
m
House
House
r�
House
MN
House
24Aits
Per Acre
ti
• Front build -to line setback and corner lot setback — Back of sidewalk (10' sidewalk) or
the front property line or side property line, in the case of a corner parcel.
44
Draft Westside Specific Plan
Chapter 4 — Design Guidelines and Development Standards
November 2009
• Side -yard setbacks — as required by the
adopted Uniform Building Code and Fire Code
regulations except for a corner parcel.
• Rear -yard setbacks — as required by the
adopted Uniform Building Code and Fire Code
regulations.
• Corner entries may be set back to create a area
for landscaping, signage, and entry features.
Units ova Pacing
1leN
Floor Area Ratio (FAR)
Entry — Elevated Court
The FAR is the total floor area of all buildings or ins
structures on a parcel divided by the area of the lot. ' 011
The FAR helps to shape the character of the area by Units over Packing
determining the desired intensity of development.
• Maximum FAR for new development and 71171111"redevelopment is .60. ;tr• To allow flexibility to exceed the maximum FAR, 60 nits er
if a proposed development can meet all other
site standards and regulations, such as parking
regulations, setbacks, building height, and open space for developments containing
residential units, the maximum FAR may be exceeded, through the discretionary
permit process.
Height Limits
Height limits help maintain neighborhood character, also ensuring that the appropriate scale is
used to support a pedestrian friendly and walkable community.
• Maximum building height is three (3) stories and fifty (50) feet for development within
the MCR-1 and CL zones.
• Maximum building height is five (5) stories and sixty-five (65) feet for development
within the MCR-2 zone.
Architectural Features, Accessory Structures and Walls/Fences:
Accessory structures shall not be located in front of or on the street side of the main
building(s) unless approved by the Planning Division.
Between any street property line and a principal structure on that property, no wall or fence
shall exceed four (4) feet in height. Where a retaining wall is used to increase usable lot area,
the height of said retaining wall between any street property line and the principal structure
shall not exceed four (4) feet in height. A decorative fence or wrought iron railing would be
installed on top of the wall to prevent injuries and provide security.
The use of chain link, barbed wire and razor wire fencing shall be prohibited for all new
development and/or building expansions that increase the building square footage by 20% of
the existing gross leased area.
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• A masonry wall of no less than six (6) feet in height and a maximum of eight (8) feet in
height is required along the property line between new development within the MCR-1,
MCR-2, or CL zone and any existing residential use or single-family residentially -
zoned property. The wall shall be stepped down to no more than four (4) feet in height
within 10 feet of the front property line to ensure adequate site distance for vehicles
entering/exiting the property.
• Focus on neighborhood -scale concepts such as orienting doors and windows towards
the street, create activity to the street through porches and seating, vary roof heights of
adjacent buildings, and offer a mix of uses along ground floor retail and services.
• Trash receptacles shall be located behind the building, where possible. In all locations,
trash receptacles shall be enclosed by a six-foot high decorative masonry wall with
view -obstructing gates and a solid roof.
• An eight foot wall with landscaping or a landscaped berm shall be constructed along
the property line bordering Interstate 5 to reduce air pollution and traffic noise.
Auxiliary Structures/Equipment and Utilities
All mechanical and electrical equipment placed on the roof shall be roof shall be shielded and
architecturally screened from view from on -site parking areas, adjacent public streets and
adjacent properties.
• All ground -mounted mechanical/electrical equipment, including heating/air conditioning
units, transformer, terminal boxes, meter cabinets, pedestals, ducts and other facilities
and trash receptacle areas, shall be completely screened from surrounding properties
by use of a wall, fence, or landscaping, or shall be enclosed within a building.
• All utility connections shall be designed to coordinate with the architectural elements of
the site so as not to be exposed except where necessary. Pad -mounted transformers
and/or meter box locations shall be included in the site plan with an appropriate
screening treatment.
• All new and existing utility connections within the boundaries of the project shall be
placed underground.
Outdoor storage areas, when approved through the development process or a site plan review
process shall be located to the rear of a building and enclosed by solid decorative masonry
walls and view -obstructing gates, both to be not less than six (6) feet in height to adequately
screen such areas from view.
Landscaping
All landscaped areas shall be watered by an automatic irrigation system with underground
piping (excluding drip or soaker irrigation systems) and regularly maintained in a healthy and
thriving condition free of weeds, trash, debris. Landscaping shall comply with the City's
adopted Water Efficient Landscape Regulations (Land Use Code Chapter 18.54). Site
landscaping shall include a combination of trees, shrubbery, vines, or groundcovers with an
emphasis on drought-tolerant/xeriscape landscaping and shall provide the following:
• One (1) fifteen (15) gallon tree for every four (4) parking spaces distributed throughout
the parking area.
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• A minimum of 10 percent of the site area shall be landscaped. Terrace landscaping
may count for the minimum requirement for landscaping.
• Landscaping shall be in accordance with the City's Landscape Guidelines.
Sidewalk Dining
Outdoor/sidewalk dining areas may encroach into the public right of way provided an
encroachment agreement is obtained from the City and a minimum four (4) foot sidewalk is
maintained. A minimum 4-foot clearance around the dining area from such items as planter
areas, fire hydrants, street lights, and other street furniture must be maintained to ensure
accessibility.
Open Space
For all multi -family development of three dwelling units or more, a minimum of 300 square feet
of common usable open space shall be required per dwelling unit and 75 square feet per unit
over three units. Typical common usable open space includes:
• Landscaped courtyards with seating areas, or other amenities such as barbecue areas
with permanent picnic tables and seating
• Recreation rooms equipped with indoor recreation amenities
• Fitness rooms equipped with fitness equipment
• Community and/or vegetable gardens
• Children's playgrounds or tot lots
• Swimming pools or sport courts.
At least 75 percent of the dwelling units shall be provided with at least 60 square feet of
private usable open space. Private usable open space may be substituted for common usable
open space. Each square foot of private usable open space may be substituted for each two
(2) square feet of required common usable open space.
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Table 4.1
Development Standards
Standard
Zones
Single Family
Residential-4
Westside
(RS-4)
Mixed -use
Commercial
Residential-1
(MCR-1) and
Limited
Commercial (CL)
Mixed -use
Commercial
Residential-2
(MCR-2)
Building Form and Location
Maximum no. of Building Stories
3
3
5
Maximum Building Height (ft)
35
50
65
Minimum Building Setback (ft):
— From street frontage
10/15 for garage
facing the street
5' for porches
extending into front
yard
10
10
— From exterior side property lines
10
10
10
— From interior property lines
3 / 0**
0* / 10'
0* / 10'
— From rear property line
15
5
5
Minimum Distance between buildings (ft)
6
0* / 10*
0 / 10*
Minimum Street Frontage
25
N/A
N/A
Standards for Residential Uses and Structures
Minimum Floor Area per DU (sf)
1,200 sf
600 sf
600 sf
Open Space
N/A
300 sf of common
0/S per DU
300 sf of common
0/S per DU
75 sf of private 0/S
per DU over 3 units
ft = feet
NA = not applicable
sf = square feet
DU = dwelling unit
* 10' if adjacent to an existing single-family or multi -family development without commercial/office.
** A single-family residence may be situated to the property line on one side if the adjacent single family residence
is 10' from the property line or in the case of a commercial/industrial building is located 10' from the side yard
property line.
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4.6 Off-street Parking
As higher -density, mixed -use development combined with traffic calming and streetscape
enhancements occurs in the Westside Specific Plan Area, there will be more opportunities for
residents to take advantage of walking, biking and transit use, thereby reducing the need to
solely rely on personal automobiles for transportation. Reductions in the City's adopted
parking ratios will encourage urbanized redevelopment for Westside. The parking standards
developed for this plan considered off-street parking rates for urbanized areas established by
the Institute of Transportation Engineers (ITE), Urban Land Institute (ULI), and urbanized
areas in the San Diego region. Based on this review, the following off-street parking standards
were development due to the proximity of transit and mixed -use development.
These parking standards are intended to provide flexibility and offer alternatives for new
development for Westside. The following standards apply to the Single-family Residential-4
(RS-4) Westside zone, the Multi -use Commercial — Residential and Limited Commercial (CR-
1, MCR-2, and the CL) zones. The following table, Off-street Parking Ratios, provide parking
standards in addition to those contained in the Land Use Code, Chapter 15.58. Where these
standards differ, the standards in the Specific Plan take precedence.
Table 4.2
Off-street Parking Ratios
Description
Single -Family
Residential-4
Westside
Zone
(DU)
Multi -use Commercial Residential and Commercial
Limited Zones
(MCR-1, MCR-2, CL)
Multi -Family (DU)
Other
(1,000 SFof GLA)
Single -Family >1200 SF
Single -Family < or equal
to 1200 SF
Office
2.0
1.7
1.5
1.0
2.9
Retail
3.6
Industrial
2.0
Bicycle Parking
N/A
5 ea. per each 20 du
(minimum 20 du)
10% of vehicle spaces
DU — Dwelling Unit
SF — Square Feet
GLA — Gross Leased Area
Shared parking may be considered through the discretionary permit process where 50% of the
parking may be shared between daytime uses (commercial retail and office) and nighttime
uses (residential). Joint parking arrangements are encouraged and can be developed within
on -site or off -site parking structures within 500 feet of the property line of the development.
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Off street parking should be located at the rear of the buildings with "paseos" or plazas leading
to the street and primary entrances. Handicapped access must be incorporated into the
overall commercial development.
• Garages accessed from the alleyway are desirable.
• Minimum interior single car garages shall be
provide a minimum ten (10) foot in width. Minimum
interior space of a two -car garage shall be twenty
(20) feet wide by nineteen (19) feet.
• Two -car tandem garages are permitted within the
RS-4 Zone. A two -car tandem garage shall
measure a minimum of ten (10) feet wide by thirty-
eight (38) feet long.
• The rear portion of the lots may be converted to
parking areas when there is access from an alley.
A landscape buffer or fence must be developed
between the parking areas and residential area.
• When parking is provided in the rear portion of the
yards, accessible by the alley, a landscape buffer, wall or fence must be developed
between the parking areas and residential areas.
• A maximum 25% of multi -family residential units may be provided with tandem parking
spaces.
• Minimum interior, enclosed garage, tandem -space dimensions shall be 10-feet wide by
38-feet long.
• A tandem parking space within a parking structure shall be a minimum of 8.5-feet wide
by 36-feet long.
• Existing structures may be remodeled or expanded with no additional parking
requirements provided that there is no additional square footage added to the
structures. If additional square footage is added to the structures, compliance with the
parking standards shall be required.
4.7 Signage Regulations (MCR-1, MCR-2, CL)
Signs should make a positive contribution to the general appearance of the street and
commercial area in which they are located. A well -designed sign can be a major asset to a
building. Signs should be creative, imaginative, and innovative to encourage activity and
walkability. The signs should be positioned so they can be easily read by pedestrians.
Signs should not obscure architectural features; their design should be integrated with the
design of the building. A well -designed building facade or storefront is created by the careful
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coordination of sign and architectural design and over-all color scheme. Signs in multiple
tenant buildings should be designed to complement or enhance the other signs in the building.
Unless otherwise stated below, all signs within the MCR-1, MCR-2 and CL zones shall comply
with Chapter 18.62 of the Land Use Code.
The following definitions of sign types have been added to augment the existing definitions
included in Land Use Code Chapter 18.62.
Definitions
As used in this section, the following definitions shall apply.
1. Awnings and canopies - Awnings and canopies are roof -like covers that project from
the wall of a building for the purpose of shielding a doorway or window from the
elements.
2. Awning sign - Any sign copy or logo attached to or painted on an awning.
3. Civic event sign - A temporary sign, other than a commercial sign, posted to
advertise a civic event sponsored by a public agency, school, church, civic -fraternal
organization, or similar noncommercial organization.
4. Convenience sign or Directional Sign - A sign that conveys information (e.g.,
restrooms, no parking, entrance) or minor business identification for directional
purposes, and is designed to be viewed by pedestrians and/or motorists.
5. Directory sign - A sign listing the tenants of a multiple tenant structure or center.
6. Double-faced sign - A sign constructed to display its message on the outer surfaces
of two identical and opposite parallel planes.
7. Pedestrian Oriented Sign - A small, pedestrian -oriented sign (i.e., less than four
square feet) that projects perpendicularly from a structure (bracket sign) or is hung
beneath a canopy (blade sign).
8. Portable sign - A sign that is not affixed to a structure or the ground (e.g., A -frame or
sandwich -board signs).
9. Projecting sign - A sign that protrudes in a V-shape from the top of the ground floor
over the sidewalk, like a traditional theater marquee.
To allow for flexibility and creativity for signs within the Westside, the use of awnings and
canopies is encouraged with signs either on the awning/canopy or hanging below it along the
pedestrian corridor.
In addition to other types of permitted signage, freestanding A -frame signs shall be allowed,
positioned outside of the public right-of-way subject to the following standards:
1. One (1) per business.
2. Maximum five (5) feet in height by three (3) feet in width.
3. Maximum of two (2) faces per sign, back-to-back.
4. No external or internal illumination.
5. Not permanently affixed to any object, structure or the ground, including utility poles,
light poles, trees or any merchandise or products displayed outside of buildings.
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6. Portable, self-supporting, stable and weighted or constructed to withstand overturning
by wind or contact.
7. Not on display during non -business hours.
8. Located directly in front of the building/business it is advertising.
9. Not placed in such a way as to interfere with pedestrian or vehicular sight lines or
corner clear zone requirements as specified by the City.
10. Not placed in such a way as to obstruct access to a public sidewalk, public street,
driveway, parking space, fire door, fire escape, handicapped access or in such a way
that it obstructs free passage over any public right-of-way.
11. Not obscure or interfere with the effectiveness of any official notice or public safety
device.
Sign Placement
Creativity of the sign should be within the sign itself and not with sign placement. Signs should
complement the building and not create discourse and confusion.
Signs should be placed facing away from adjacent residential neighborhoods within RS-4
zones so that they have little impact — such as light and glare, and visual obstructions - on
residents. In order to accomplish this, architectural elements such as a screening wall
Place wall signs that complement each other and create a rhythm with placement and scale
and proportion. On buildings that have a monolithic or plain facade, signs can establish or
continue appropriate design rhythm, scale, and proportion.
Pedestrian -oriented signs are designed for and directed toward pedestrians so that they can
easily and comfortably read the sign as they stand adjacent to the business.. These signs do
not count for the overall permitted sign area for a business.
Pedestrian -oriented signs
Make signs smaller if they are oriented to pedestrians. The pedestrian -oriented sign is usually
read from a distance of fifteen to twenty feet; the vehicle -oriented
sign is viewed from a much greater distance. The closer a sign's
viewing distance, the smaller that sign need be. See the following
table.
Table 4.3
Lettering Size for
Pedestrian -oriented Signs
Minimum Character Size
(inches)
Intended Reading Distance
(feet)
1.0
10
1.5
20
2.0
30
2.5
40
3.0
50
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Chapter 5 — Circulation and Parking Management
November 2009
Chapter 5 Circulation and Parking Management
This chapter describes Westside's circulation network as it relates to traffic, roadway
classifications, intersection traffic control, pedestrian, bicycle and transit facilities, and
available on -street parking and parking management. It includes an overview of the Plan
area's existing circulation system, identifies goals to meet the overarching Vision and
Guiding Principles, and establishes strategies to achieve the desired objectives.
Emphasis on improvements is placed on pedestrian enhancements, creating safe,
walkable and vibrant corridors, and offering strategies for parking management.
5.1 Existing Circulation Network
The Westside Specific Plan Area is bounded by W. Plaza Boulevard to the north,
Interstate 5 to the west, W. 24th Street/Mile of Cars Way to the south, and Roosevelt
Avenue to the east. The circulation network consists of a grid system with connectivity
to the freeway and regional transit stations. (See Figure 5.1) Several Metropolitan
Transit System (MTS) bus routes / stops and a regional transit station (bus and trolley)
are located within the Plan area. The trolley service extends from San Diego through
National City and Chula Vista, south to the USA/Mexico Border. Connecting service is
also provided east to San Diego State University and Qualcom Stadium. The bus routes
provide local connections to Southwestern College, City Hall, the National City Public
Library and the Plaza Bonita Mall. Regional connections are provided between the City
of San Diego to the north and the City of Chula Vista to the south. Curbside parking is
provided throughout the Plan area. Approximately 1,500 marked and unmarked on -
street parking spaces are provided within the Plan area. However, most of the Plan area
suffers from 80 to 90 percent occupancy rates during peak periods of parking demand.
Section 5.5 provides further discussion on parking demand and management.
The existing grid system encourages walking due to smaller block sizes (330 feet in
length), sidewalks on all public streets, multiple routes between residences, businesses,
parks, transit stops and public service facilities, and standard north -south / east -west
orientation of intersecting streets. However, most sidewalks are only five feet wide (the
minimum standard) and have sections in disrepair. Many of the park rows lack suitable
trees and plantings due to insufficient irrigation.
The Plan area includes a series of alleys that provide access to the rear of commercial
and residential buildings and off-street parking. The alleys also provide access for
emergency vehicles and garbage collection, and serve as utility easements. Over the
years many of these alleys have been vacated. Although paved, the alleyways are not
desirable for walking.
The City is in the process of updating its Bicycle Master Plan for adoption. Since the
current Bicycle Master Plan is still a "draft" document, only signed / marked bicycle
facilities will be listed as part of the "existing" circulation network. Currently, only a few
streets with striping for bike lanes are provided. Caltrans (State of California Department
of Transportation) classifies bicycle facilities as follows:
• Class I Bike Path — grade -separated facility for non -motorized use; requires a
minimum eight -foot wide paved travelway with physical buffers from the roadway.
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• Class II Bike Lane - striped / marked travelway for bicycles located in the
roadway adjacent to the outside vehicle travel lane; requires a five-foot minimum
width.
• Class Ill Bike Route — shared facility signed as a bicycle route where bicyclists
share the outside travel lane with vehicles; provides connectivity to other bicycle
facilities.
The City's General Plan Circulation Element classifies streets as Arterials, Collectors
and Neighborhood/Local streets. A brief description of these classifications is provided
below.
Arterials
Arterials are designed to carry both local and region traffic, provide connectivity to other
arterials, state highways / freeways and regional transit centers, provide access control
via medians, parking restrictions and sychronized traffic signal systems to accommodate
higher traffic volumes and speeds.
Collectors
Collectors are designed to carry low to moderate traffic volumes, provide connectivity
between arterials, other collectors and local streets, accommodate on -street parking,
enhanced pedestrian access and direct access to adjacent land uses and transit
facilities.
Neighborhood/Local Streets
Local streets are designed to carry low traffic volumes at lower speeds, accommodate
on -street parking and enhanced pedestrian access, and provide direct access to
residences, local businesses and public service facilities.
The following streets are located within or provide access to the Westside Specific Plan
Area. A brief description of each street including Average Daily Traffic (ADT) volumes
and existing "functional" classifications are provided below. Functional classifications are
based on existing street cross sections and operating capacities, and may differ from the
"ultimate" or "buildout" classifications shown in the City's General Plan Circulation
Element. Signalized intersections are provided along the Arterials, while internal
Collectors and local streets are controlled by Stop and Yield signs. Existing street
segments are operating below capacity and intersections are operating at acceptable
levels of service. Figure 5.1 illustrates the existing circulation network for the Plan area.
East-West Streets
• W. 8th Street
W. 8th Street is a four -lane Arterial between Interstate 5 and National City Boulevard with
a curb -to -curb width of 64 feet. W. 8th Street provides direct access to Interstate 5 and is
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a "gateway" to Downtown National City. To the west, W. 8th Street provides direct access
to the 8th Street Trolley Station and the main gate of Naval Base San Diego at Harbor
Drive. W. 8th Street is a bus route with several bus stops. Curb, gutter and sidewalks are
provided on both sides of the street. On -street parking is prohibited for most of the
street. The speed limit is 40 mph. Existing ADT is approximately 22,500 vehicles.
• W. Plaza Boulevard
W. Plaza Boulevard is a four -lane Collector between Hoover Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. West of Hoover Avenue, W. Plaza
Boulevard is a single -lane, one-way street eastbound, providing direct access from
northbound Interstate 5. Curb, gutter and sidewalks are provided on both sides of the
street. Parallel parking is provided on both sides of the street between Coolidge Avenue
and National City Boulevard. The speed limit is 35 mph. Existing ADT is approximately
4,300 vehicles.
• W. 11 th Street
W. 11th Street is a two-lane local street between Harding Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• W. 12th Street
W. 12th Street is a two-lane local street between Harding Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• Civic Center Drive
Civic Center Drive is a two-lane Collector between Wilson Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. To the west, Civic Center Drive provides
direct access to Interstate 5 at Wilson Avenue and Harbor Drive. To the east, Civic
Center Drive provides direct access to Downtown National City including City Hall, City
Police and Fire Departments, the Public Library and Kimball Park. Civic Center Drive is a
bus route. Curb, gutter and sidewalks are provided on both sides of the street. Parallel
parking is provided on both sides of the street. The speed limit is 30 mph. Existing ADT
is approximately 6,900 vehicles.
• W. 14th Street
W. 14th Street is a two-lane local street between Wilson Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• W. 15th Street
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W. 15th Street is a two-lane local street between Wilson Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• W. 16th Street
W. 16th Street is a two-lane local street between Wilson Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 25 mph. Existing ADT is approximately 2,300 vehicles.
• W. 17th Street
W. 17th Street is a two-lane local street between Wilson Avenue and Hoover Avenue
with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided on both
sides of the street. Parallel parking is provided on both sides of the street. The speed
limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• W. 18th Street
W. 18th Street is a two-lane Collector between Wilson Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. W. 18th Street provides direct access to
Kimball School and connectivity to local streets with access to Paradise Creek Park. W.
18th Street is a bus route with several bus stops. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 30 mph. Existing ADT is approximately 4,500 vehicles.
• W. 19th Street
W. 19th Street is a two-lane local street between Wilson Avenue and Harding Avenue
with a curb -to -curb width of 52 feet. W. 19th Street terminates to the west of Harding
Avenue at Paradise Creek Park and Kimball School. Angled parking is provided on the
north side of the street and parallel parking is provided on the south side. The speed
limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• W. 20th Street
W. 20th Street is a two-lane local street between Wilson Avenue and Harding Avenue
with a curb -to -curb width of 52 feet. W. 20th Street is a bus route. Curb, gutter and
sidewalks are provided on both sides of the street. Parallel parking is provided on both
sides of the street. The speed limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• W. 22nd Street
W. 22nd Street is a two-lane local street between Wilson Avenue and National City
Boulevard with a curb -to -curb width of 52 feet. W. 22nd Street terminates to the west at
Wilson Avenue and the 24th Street Trolley/Transit Station. W. 22nd Street is a bus route
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between Wilson Avenue and Hoover Avenue. Curb, gutter and sidewalks are provided
on both sides of the street. Parallel parking is provided on both sides of the street. The
speed limit is 25 mph. Existing ADT is approximately 2,400 vehicles.
• W. 24th Street/Mile-of-Cars Way
W. 24th Street/Mile-of-Cars Way is a four -lane Arterial between Interstate 5 and National
City Boulevard with a curb -to -curb width of 64 feet. W. 24th Street/Mile-of-Cars Way
provides direct access to Interstate 5 and connectivity to the 24th Street Trolley/Transit
Station via Wilson Avenue. Access to the Sweetwater River Bikeway is provided from W.
24th Street/Mile-of-Cars Way/Bay Marina Drive via Marina Way, located west of
Interstate 5. W. 24th Street/Mile-of-Cars Way is a bus route with several bus stops. Curb,
gutter and sidewalks are provided on both sides of the street. On -street parking is
prohibited. The speed limit is 35 mph. Existing ADT is approximately 19,200 vehicles.
North -South Streets
• Wilson Avenue
Wilson Avenue is a two-lane Collector between Civic Center Drive and W. 22nd Street
with a curb -to -curb width of 52 feet. Wilson Avenue provides direct access to the 24th
Street Trolley/Transit Station. Wilson Avenue is a bus route between W. 18th Street and
W. 22nd Street. Curb, gutter and sidewalks are provided on both sides of the street.
Parallel parking is provided on both sides of the street. The speed limit is 35 mph.
Existing ADT is approximately 3,200 vehicles.
Wilson Avenue north of W. 24th Street/Mile-of-Cars Way is a two-lane Collector for one
block, providing direct access to the Adult Education Center. Curb, gutter and sidewalks
are provided on both sides of the street. Parallel parking is provided on the east side of
the street. The speed limit is 25 mph.
Wilson Avenue between the Adult Education Center and W. 22nd Street transitions to a
single -lane, one-way street northbound. Curb, gutter and sidewalks are provided on
both sides of the street. Parking is prohibited on both sides of the street. The speed
limit is 25 mph.
• Harding Avenue
Harding Avenue is a two-lane local street between W. 11th Street and W. 20th Street with
a curb -to -curb width of 52 feet. Harding Avenue provides direct access to Kimball School
and connectivity to Paradise Creek Park via W. 19th Street. Harding Avenue is a bus
route between W. 18th Street and W. 20th Street with a bus stop adjacent to Kimball
School. Curb, gutter and sidewalks are provided on both sides of the street. Angled
parking is provided on the west side of the street and parallel parking is provided on the
east side. The speed limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• Coolidge Avenue
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Coolidge Avenue is a two-lane local street between W. 9th Street and W. 18th Street with
a curb -to -curb width of 52 feet. Coolidge Avenue provides direct access to Kimball
School. Curb, gutter and sidewalks are provided on both sides of the street. Angled
parking is provided on the west side of the street and parallel parking is provided on the
east side. A Class II Bike Lane is provided on the east side of the street between Civic
Center Drive and W. 18th Street for northbound travel. The speed limit is 25 mph.
Existing ADT is less than 2,000 vehicles.
• Hoover Avenue
Hoover Avenue is a two-lane local street between W. 8th Street and W. 18th Street with a
curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided on both sides of
the street. Angled parking is provided on the east side of the street and parallel parking
is provided on the west side. The speed limit is 25 mph. A Class II Bike Lane is provided
on the west side of the street between Civic Center Drive and W. 18th Street for
southbound travel. Paradise Creek intersects Hoover Avenue just south of W. 18th
Street, preventing vehicular connectivity to the south. At this location pedestrians have
direct access to Paradise Creek Park via a pedestrian path/boardwalk. Existing ADT is
less than 2,000 vehicles.
Hoover Avenue is a two-lane local street between Paradise Creek and W. 22nd Street
with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided on both
sides of the street. Parallel parking is provided on both sides of the street. The speed
limit is 25 mph. Existing ADT is less than 2,000 vehicles.
Hoover Avenue is a four -lane Collector between W. 22nd Street and W. 24th Street/Mile-
of-Cars Way with a curb -to -curb width of 64 feet. This segment of Hoover Avenue is a
bus route. Curb, gutter and sidewalks are provided on both sides of the street. Parallel
parking is provided on both sides of the street. The speed limit is 30 mph. Existing ADT
is approximately 3,000 vehicles.
• Roosevelt Avenue
Roosevelt Avenue is a two-lane local street between W. Plaza Boulevard and W. 16th
street with a curb -to -curb width of 52 feet. Curb, gutter and sidewalks are provided on
both sides of the street. Roosevelt Avenue is a bus route north of Civic Center Drive.
Angled parking is provided on the east side of the street and parallel parking is provided
on the west side. The speed limit is 25 mph. Paradise Creek intersects Roosevelt
Avenue between W. 16th Street and W. 18th Street, preventing vehicular and pedestrian
access. However, connectivity is provided via West Avenue beginning at the intersection
of Roosevelt Avenue & W. 16th Street and continuing southeast to the intersection of
National City Boulevard & W. 18th Street. Existing ADT is approximately 3,100 vehicles.
Roosevelt Avenue is a two-lane local street between W. 18th street and W. 22nd Street
with a curb -to -curb width of 64 feet. Curb, gutter and sidewalks are provided on both
sides of the street. Angled parking is provided on both sides of the street. The speed
limit is 25 mph. Existing ADT is less than 2,000 vehicles.
• National City Boulevard
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National City Boulevard is a four -lane Arterial between W. Plaza Boulevard and W. 24th
Street/Mile-of-Cars Way with a raised, landscaped median and a curb -to -curb width of
70 feet. National City Boulevard is a bus route with several bus stops. Curb, gutter and
sidewalks are provided on both sides of the street. Time -restricted parallel parking is
provided on both sides of the street. The speed limit is 35 mph.
Westside's existing circulation system is illustrated in Figure 5.1 and the existing transit
network in Figure 5.2.
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November 2009
LEGEND am+,'#
— Traffic Signal
a
0
0
✓ — Yield Sign
▪ Stop Sign
— All Way Step
Class II Bike Lane
Class II Bike Lane ione eras or iinet nn►�
— Local Street
— Arterial
Collector
— Project Boundary
e
0
0
Not to Scale
Westside Specific Plan - Figure 5.1
Existing Circulation Network
NouernI.IODC
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— Transit Station (Bus/Trolley)
• — Bus Stop
— Bus Route
— — — Project Boundary
Not to Scale
UUestside Specific Plan - Figure 5.2
Existing Transit System
Ibuem Ix i o85
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5.2 Community Concerns
Westside's roadway system has essential components of a vibrant neighborhood to
encourage optimal use of the non -vehicular transit options such as walking, bicycling,
trolley and bus service. Due to road widths, accessibility to freeway on and off ramps,
and the mix of residential and industrial uses, conflicts do occur. At the community
meetings, residents expressed concern to the excessive number of vehicles traveling
through the community, high speed volumes, and double-parking. Other concerns
related to traffic, parking and roadway design include:
• Excessive vehicle and truck traffic from the industrial and auto -related businesses
along Wilson Avenue.
• Cross-town traffic taking advantage of the I-5 underpasses at West 18th Street, past
Kimball School, at speeds greater than the speed limit.
• Excessive speeds on local streets that feed to or from freeway ramps.
• Reliance on yield -signs that results in concern for potential accidents.
• Lack of available on -street parking for residents due to on -street parking and double
parking of commercial uses.
• 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.
• Limited number of crosswalks to encourage walking.
• Limited number of street lights.
• Need for sidewalks repair.
While the circulation system serves vehicle travel well, the conditions noted above does
little to encourage walking and bicycling. This in turn affects transit accessibility since
people often rely on walking and bicycling for a portion of transit trips. Creating a
neighborhood where walking and bicycling is encouraged is one of the key components
of this plan.
5.3 Circulation Goals
Circulation and parking plans for the Westside are premised on six goals developed to
address specific concerns expressed by during the public workshops and with the Code
Conformance Committee. Each of these goals further the Vision and Guiding Principles
of the Westside Plan.
Goal 5.1:
Make walking and bicycling safe and enjoyable by reducing sidewalk
hazards, installing bicycle lanes, lighting, and landscaping along
pedestrian paths and bicycling routes to the downtown, transit station,
school, parks, and community facilities.
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Goal 5.2
Goal 5.3
Goal 5.4
Goal 5.5
Goal 5.6
Improve traffic safety by integrating traffic calming methods that will
reduce traffic speeds.
Allow flexible parking standards for new development while ensuring
adequate parking is available for existing neighborhoods.
Create attractive pedestrian -oriented corridors that will instill a sense of
community and identity.
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.
As part of a transit -oriented development proposed within and
surrounding the Public Works Yard, provide opportunities for residents to
use multi -modal transit — walk, bike, bus, and/or trolley - to employment,
recreation, and school.
5.4 Implementation Strategies
In order to achieve these goals, it is important that implementation strategies are
prepared. The following strategies are intended to work in concert with one or more of
the goals expressed above:
Strategy 5.1 Implement traffic calming methods to slow driving speeds and improve
pedestrian friendliness and safety. Measures may include pedestrian -
scaled lighting, curb bulbouts, angled parking, landscaping, and street
furniture.
Strategy 5.2 Provide street trees and landscaping along street frontages as a measure
to buffer pedestrians from vehicles.
Strategy 5.3 Install decorative streetlights that offer community character that is
consistent with the historical development of Westside.
Strategy 5.4 Install streetscape improvements on Coolidge Avenue and West 18th
Street as a priority to reduce traffic speeds and increase pedestrian safety
for Kimball School.
Strategy 5.5
Strategy 5.6
Strategy 5.7
Install streetscape improvements along West 14th Street.
Install bike lanes and bike routes with appropriate bikeway signage,
including "Share the Road" signs consistent with the plan.
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.
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Strategy 5.8 Enforce parking standards and employ adequate parking for new
development to ensure sufficient on -site parking and will not rely on on -
street parking.
Strategy 5.9 Increase the supply of on -street parking by converting parallel parking to
angled parking where sufficient street rights -of -way widths exist.
Strategy 5.10 Increase on -street parking by reducing the number of industrial
businesses that store cars on the street in the residential zone through a
parking management program.
Strategy 5.11 Direct through truck traffic around the Westside neighborhood with
appropriate signage.
Strategy 5.12 Consider closing Hoover Avenue south of 18th Street to expand the
pedestrian connection and create park space for more active recreational
purposes.
Strategy 5.13 Pursue grant funds for installation of sidewalks repair, accessibility, traffic
calming measures, decorative street lighting, and landscaping.
Strategy 5.14 Improvement crosswalks and intersections within the Plan Area and
pedestrian paths in the alleyways to enhance the pedestrian environment
and encourage pedestrian mobility.
Strategy 5.15:Install traffic calming measures to improve pedestrian friendliness, safety
and provide visual interest to slow motorist traffic with pedestrian -scaled
lighting, curb bulb -outs at unsignalized crosswalks, and roundabouts.
Strategy 5.16 Repair and replace existing sidewalks as necessary to improve walkability
and provide curb ramps for persons with mobility impairments.
Strategy 5.17 Install curb ramps for persons with mobility impairments.
Strategy 5.18 Improve and maintain existing bus stop locations by providing curbside
bus stops with appropriate no parking zones.
Strategy 5.19 Install wider sidewalks where appropriate to allow for street trees, bus
shelters or benches.
Strategy 5.20 Requiring sufficient on -site parking for new businesses and residential
development by applying the National City parking standards as set forth
in Chapter 18.58 of the Municipal Code.
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5.5 Traffic Calming and Streetscape Enhancements
As previously stated, the Westside Specific Plan Area forms a grid system with square
blocks and standard north -south and east -west oriented streets. While a grid system
provides both drivers and pedestrians multiple routes between origins and destinations,
conflicts may occur due to cut -through traffic and the need for pedestrians to cross
through many intersections along a given walking route, as most intersections are
spaced approximately every 330 feet.
In an effort to buffer pedestrians from vehicles, encourage walking, biking and transit
use, and reduce vehicle speeds and cut -through traffic, the concept of "Community
Corridors" has been implemented (See Figure 5.3). Traffic calming measures include,
but are not limited to: a) corner bulb -outs at specific intersections to narrow the roadway
width to reduce vehicle speeds and pedestrian crossing distances, b) angled parking
and wider sidewalks to provide a larger buffer between vehicles and pedestrians and
narrower travel lanes to reduce speeds, c) striping enhancements at crosswalks, and d)
flashing beacons to improve driver awareness of school zones and reduce vehicle
speeds.
The following four corridors, which provide walking and/or biking opportunities between
residences and major points of attraction such as Kimball School, Paradise Creek Park,
the 24th Street Trolley/Transit Station and Downtown National City, have been classified
as Community Corridors:
• Coolidge Avenue between W. Plaza Boulevard and W. 18th Street
• Wilson Avenue between Civic Center Drive and W. 24th Street/Mile-of-Cars Way
• Civic Center Drive between Wilson Avenue and Roosevelt Avenue
• W. 18th Street between Wilson Avenue and National City Boulevard
In order to create a system of identifying elements that reflects the existing and future
development patterns, the system of streets has been classified into three street types:
Residential Corridor, Mixed -use Corridor, and Transit Corridor.
• Residential Corridor
The Residential Corridor consists of a 14-foot wide pedestrian zone on both sides of the
street with sidewalks and landscaped buffers, street trees and lighting. The roadway
cross-section consists of angled parking on one side of the street and parallel parking on
the other. (See Figure 5.4)
• Mixed -use Corridor
The Mixed -use Corridor consists of a 14-foot wide sidewalk on both sides of the street
with street trees and lighting. The roadway cross-section consists of angled parking on
one side of the street and parallel parking on the other. (See Figure 5.5)
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November 2009
• Transit Corridor
The Transit Corridor consists of a 14-foot wide sidewalk on both sides of the street with
street trees and lighting. The roadway cross-section consists of parallel parking and bike
lanes on both sides of the street. (See Figure 5.6)
Although all of the roadways throughout the Plan Area are targeted for streetscape
improvements, development of the Community Corridors will create visible
enhancements and a Community immediate identity through unified street themes such
as historic banners/signs decorative street lighting, benches, tree -lined streets, wider
sidewalks and upgrades to pedestrian curb ramps. Improvements will be completed
through grant funds such as Safe Routes to School, private development projects, the
City's Capital Improvement Program (CIP), and the formation of benefit -assessment
districts.
Development of the Community Corridors will illustrate the City's commitment to
improvements and reinvestment in the area. Initial investment will help spur additional
public and private investment and reinvestment in the Plan Area, to help achieve other
Plan goals, such as attracting neighborhood -serving retail, and additional housing
opportunities.
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— — — Project Boundary
- • • . • • . - — Resldentiol/Mined—Use Corridor
— — — — Transit Corridor
— Community Corridor
Not to Scale
UUestside Specific Plan - Figure 5.3
Westside Corridors
Ibuem Ix i o85
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Porches & stoops will
ensure that residential
units engage the street_
J4'
Sidewalk
(saft+hard)
i
\\V"\'::;.., •
JH"�I•LJ3'�J3'
Angled I Travel I Travel
Parking Lone Lone
A 6—foot sidewalk
flanked by landscape
(fi feet toward street,
2 feet toward parcel).
I Parallel I Sidewalk I
Parking (softfhard)
52' ri
Curb to Curb
BO'
Property Line to Property Line
eNot to Scale
Vlkstside Specific Plan - Figure 5.4
Residential Corridor
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November 2009
Retail uses at
ground level: office
or rasidentlaf above.
Terraces de balconies
at upper levels articulate
buildings facade
Hard paved sidewalks
(except for grated
trees) maximize
pedestrian zone.
P4' -4+ 78 s. t3' IS' __ 8' 344 ►�
I Sidewalk i Angled Travel I Travel I Parallel I Sidewalk
(hard) i Parking Lana Lone Parking (hard)
52'
Curb to Curb
eo'
Property Line to Property Line
EDNot to Scale
Westside Specific Plan - Figure 5.5
Mixed Use Corridor
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Chapter 5 — Circulation and Parking Management
November 2009
Retail uses at
ground level" office
or residential above.
Terraces Sc balconies
at upper levels articulate
buildings Facade
Hard paved sidewalks+
(except for grated
frees) maximize
pedestrian zone.
al,
�\ \\\�\\\\\` � i T °'� :i 1.\\,.\\ \\\\\\ \ \\\\\\\\\\\\\:
L—14' �-8"—�1 -5 —f3'—L i3— L5 —8'—..44—J4" r,
i Sidewalk I Parallel I Bike I Travel I Travel I bike I Parallel I Sidewalk
i (hard) • Parking Lane Lane Lane Lane Parking i (hard)
i r 52' r{
.1
1
Curb to Curb
80'
Property tine to Property line
Not to Scale
V1.4stside Specific Plan - Figure 5.6
Transit Corridor
NWFInIMl�Ui
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November 2009
en
LEGEND
— Traffic Signal
— Yield Sign
— Stop Sign
— All Way Stop
Class I Bike Path
— Class II Bike Lane
Class II Bike Lane on. re. of We.! 0.61
- Class III Bike Route
— Local Street
Arterial
— Collector
— — — Project Boundary
EDNaito Scale
Westside Specific Plan - Figure 5.7
Buildout Circulation Network
Nouem be 12009
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November 2009
5.6 Parking Management Strategies
One of the primary concerns from the Community is lack of available on -street parking
due to vehicle storage from auto -related industries and residents having multiple
vehicles per unit. Although there are approximately 1,500 marked and unmarked on -
street parking spaces within the Plan Area, most blocks suffer from an 80 to 90 percent
occupancy rate during peak periods of parking demand. To address Community
concerns regarding existing conditions and begin to plan for future redevelopment, the
following parking management strategies will be implemented:
1. Increase parking supply by striping angled parking on select east -west local
streets.
2. Implement a comprehensive residential permit parking district to combat vehicle
storage.
3. Reduce off-street parking ratios to encourage higher -density, mixed -use
development to support the Westside Specific Plan's land use strategy.
5.6.1 Increase Parking Supply
Based on parking surveys of the Plan Area, the following streets have been identified to
receive angled parking on one side of the street.
• W. 11th Street between Harding Avenue and Roosevelt Avenue
• W. 12th Street between Harding Avenue and Roosevelt Avenue
• W. 14th Street between Wilson Avenue and Hoover Avenue
• W. 15th Street between Wilson Avenue and Roosevelt Avenue
• W. 16th Street between Wilson Avenue and Roosevelt Avenue
• W. 17th Street between Wilson Avenue and Hoover Avenue
These streets have the same roadway cross-section and will be striped for consistency
with the existing north -south streets that currently have angled parking on one side. The
conversion of parallel parking to angled parking on one side of the street for each of
these blocks will result in a net increase of approximately 160 parking spaces for the
Plan Area.
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November 2009
Nut to Scale
Westsicle Specific Plan - Figure 5.8
Existing Parking Capacity
Novem de 12003
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Chapter 5 — Circulation and Parking Management
November 2009
Ih�
4�1•
LECEND
+ 1Y — Ned Inc mom in number of Parking
Spoces (Yr) per block due to
cen,•ert+lg edetinc peralld parting to
angled parking on one aide ot• street
—••— — Project Boundary
No1E:
— Nat immix* in parking supply
within Project Area — 163 epooee
�nR
_ST
tigtN
j1gtit
ir61l
41
Not to Scale
Westsicle Specific Plan - Figure 5.9
Parking Capacity Enhancements
lbuem'. r 3i89
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November 2009
Implement Residential Permit Parking District for Plan Area
Currently four residential parking permit districts have been established within the
Westside Specific Plan Area. Current City Council Policy requires a minimum of 70
percent of the vehicles parking in a proposed district to consist of "commuter" vehicles
(vehicles registered to owners who live outside of the neighborhood). The existing
parking districts are described below:
• Residential Permit Parking District C
District C includes Hoover Avenue between 9th Street & 11 th Street. Only vehicles
displaying Area C permits are permitted to park between the hours of 7:00 AM and 7:00
PM, Monday through Friday.
• Residential Permit Parking District D
District D includes Roosevelt Avenue between 11 th Street and 12th Street. Only vehicles
displaying Area D permits are permitted to park between the hours of 7:00 AM and 7:00
PM, Monday through Friday.
• Residential Permit Parking District E
District E includes Roosevelt Avenue between Civic Center Drive and 14th Street. Only
vehicles displaying Area E permits are permitted to park between the hours of 7:00 AM
and 7:00 PM, Monday through Friday.
• Residential Permit Parking District J
District J includes Hoover Avenue between 14th Street & 15th Street. Only vehicles
displaying Area J permits are permitted to park.
Since the issues of vehicle storage from auto -related industries and residents having
multiple vehicles per unit extends outside of these "smaller" districts, a "pilot" parking
program will be implemented to cover a larger geographic area within Westside.
Comprehensive case studies of residential permit parking district programs and polices
within the San Diego Region and across the United States were performed. Three
distinct categories of parking permit districts were summarized from the case studies:
Commuter Lots
In this type of parking district, on and off-street parking facilities are designated as
preferential parking for commuters. Only commuters with the parking permits issued
through their place of work may park in these parking spaces. If an employee no longer
works for the company, the permit is no longer valid for use.
Limited Time -Restricted Parking
In this type of parking district, parking is restricted to one or two -hours during the
daytime (8:00 AM — 6:00 PM for example). Vehicles with permits may park at anytime.
However, vehicles without permits may only park for one or two -hours during the period
of parking restriction.
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Extended Time -Restricted Parking
In this type of parking district, no parking is allowed without a permit during the daytime
(8:00 AM — 6:00 PM for example). Vehicles with permits may park at anytime. However,
vehicles without permits may not park during the period of parking restriction. This
option represents the City's current residential permit parking program.
The "pilot' program will include further evaluation and input from the Community on all
three options. Items such as geographic boundaries within the Plan Area, number of
permits per dwelling unit/business, cost per permit, display of permits, administration and
enforcement of the program, etc. will be reviewed based on the preferred option or
combination of options.
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Chapter 6 — Infrastructure and Public Services
November 2009
Chapter 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 Infrastructure and Public Service Goals
The following goal guides planning for infrastructure and public services:
Goal 6.1 Adequate infrastructure and utilities to serve existing and future
development and, when reasonable upgrade the utilities to City standards.
6.2 Implementing Strategies
The following series of strategies serve to implement the Infrastructure and Public
Services goal:
Strategy 6.1 Coordinate infrastructure and public service planning with envisioned land
use changes in the Westside.
Strategy 6.2 Ensure adequate capacity in infrastructure and public services to meet
the demands of existing and planned development.
Strategy 6.3 Review new development applications to ensure that adequate sewer
collection facilities will be available to serve the project. The project
applicant shall construct necessary facilities as determined by the City
Engineer prior to the issuance of occupancy permits.
Strategy 6.4 Coordinate with Sweetwater Authority on completion of a water service
analysis for the Westside Specific Plan.
Strategy 6.5 Ensure appropriate Water Utility Plans for new development are
coordinated with Sweetwater Authority to ensure that adequate water
service will be provided.
Strategy 6.6 Consistent with City standards, all utilities shall be placed underground
when new development occurs.
Strategy 6.7 Consider instituting a lighting and landscape maintenance district to
ensure ongoing maintenance of streetscape.
Strategy 6.8 Pursue grant funds for improving and upgrading existing public facilities.
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6.3 Infrastructure
As part of Specific Plan 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.
6.3.1 Water
Sweetwater Authority provides water service to the Specific Plan Area. Major existing
water lines serving the Westside are located in the National City Boulevard, Wilson
Avenue, Plaza Boulevard, West 12th Street, West 16th Street, West 22nd Street, and Mile
of Cars Way corridors.
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. The
growth anticipated as part of this Specific Plan has yet to be analyzed in 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 be necessary, the Sweetwater
Authority has indicated that they will supply water service to new development in the
Westside.
6.3.2 Sewer Service
The City of National City's sewer system serves the Specific Plan Area. The Sanitary
Sewer and Storm Drain Division operate 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 million gallons per day of wastewater to the Metro system.
As of 2003, 5.67 million gallons of wastewater were generated daily from National City
were. The 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.
6.3.3 Stormwater System
The City manages the local stormwater drainage system. Underground stormwater
facilities are located in the Specific Plan Area in the Civic Center Drive, West 18th Street,
West 19th Street, and West 24th Street corridors. With the exception of the Civic Center
Drive line, the stormwater drainage system connects to Paradise Creek drainage. Water
in this drainage is conveyed via an underground channel to San Diego Bay by way of
Paradise Marsh.
Since Westside is primarily covered with impervious surfaces, the amount and rate of
runoff generation are not anticipated to increase as new development occurs under the
Specific Plan. Grading plans will be required for project components involving grade
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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.
6.4 Public Services
6.4.1 Schools
The National City School District serves the Specific Plan Area. In May of 2008, their
enrollment was 5,800 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 424 students.
Although the school district's enrollment has declined from 6,700 in 2004, Kimball
School enrollment has increased slightly.
Sweetwater Union High School enrollment, as of October 2007, including the 360 adult
school students, was 2,818 students. National City Middle School provides education to
794 students.
The Westside is home to the Southwestern College Higher Education Center located
along National City Boulevard, between Plaza Boulevard and 8th Street, 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.
Table 6.1 lists the schools serving the Specific Plan Area and their locations.
Table 6.1
Existing Schools and Locations
School Name
Address
Elementary Schools
Kimball School
302 West 18th Street
Middle Schools
National City Middle School
1701 D Avenue
High Schools
Sweetwater High School
2900 Highland Avenue
National City Adult School
517 West 24th Street
Colleges
Southwestern College Higher Education Center
880 National City Boulevard
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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.
6.4.2 Parks
National City has four City parks that include picnicking and barbecuing areas;
sports centers, aquatics facilities, fitness facilities, playgrounds, community
centers, a golf course, and six recreational centers. Kimball Park, a 15.4-acre
park, is located within walking distance of Westside. Facilities offered at Kimball
Park include the Martin Luther King Jr. Community Center, ball fields, picnicking,
the arts center, and the Library. Kimball Senior Center is located across Kimball
Park along D Avenue and the Boys and Girls Club is immediately to the south.
Casa de Salud is a community center located at 1402-08 Harding Avenue, within
the Westside area. It offers space for community events, meeting space, and
Westside Neighborhood Council meetings.
The Table below reflects the parks and open space available to Westside
residents.
Table 6.2
Parks and Open Space
Acres
Square Feet
Type
Description
1.22
53,241
COM
Boys and Girls Club
0.85
36,964
COM
Cultural Arts Center
2.03
88,514
COM
Library
1.15
50,148
COM
MLK Center
1.47
63,908
COM
Stein Farm
38.67
1,684,487
OS
Paradise Marsh
2.40
104,621
OS
Paradise Marsh (Bannister Steel)
213.82
9,314,109
OS
Salt Flats
13.69
596,543
OS
Sweetwater River
(USS Midway Museum)
9.23
401,909
OS
Sweetwater River Channel
42.03
1,830,815
OS
Sweetwater River Bikeway
2.94
128,255
PARK
Boat Launch / Aquatic Center
22.87
996,158
PARK
El Toyon Park
43.89
1,912,052
PARK
Golf Course
21.37
930,952
PARK
Kimball Park
19.23
837,777
PARK
Las Palmas Park
0.21
9,237
PARK
Morgan Square Fountain
2.06
89,625
PARK
Paradise Creek Educational Park
3.56
154,916
PARK
Pepper Park
2.25
97,883
PARK
Sweetwater Heights Centennial Park
COM = Community
OS = Native Open Space and trails
PARK = Active and Passive Recreation
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6.4.3 Police Services
Police services are currently provided by the National City Police Department. As of
May 2008, the Department has 92 sworn officers who are assigned to investigation and
administrative services. The Department has a SWAT team and provides animal control
services and traffic and parking enforcement. The station is located at 1200 National
City Boulevard, at the intersection of 12th Street. Current response times for a fire
service call to the downtown area are less than five minutes.
6.4.4 Fire Services
The National City Fire Department provides fire control, emergency medical service,
rescue, and fire prevention and education to the Westside. The station at E. 16th Street
would typically serve the Westside. Current response time for a fire service call is 4
minutes or less.
The Department maintains two stations in National City:
• Fire Station 15 is located at 2333 Euclid Avenue
• Fire Station 34 is located at 333 East 16th Street
The National City Fire Administration is located at City Hall, 1243 National City
Boulevard.
6.4.5 Emergency Medical Services
Paradise Valley Hospital offers emergency services located at 2400 E. Fourth Street,
each of Interstate 805. Founded in 1904, Paradise Valley Hospital is the South Bay's
oldest hospital, the second oldest hospital in San Diego County, and the largest
employer in National City.
Currently, the 301-bed, acute care hospital offers a nationally acclaimed Obstetrics
program, the South Bay's only life saving 64-slice CT scanner, a renowned rehabilitation
center, the only Hyperbaric Medicine program in the South Bay and distinguished
Behavioral Health services. Paradise Valley Hospital also offers 24-hour Emergency
Services, Cardiac Catheterization Lab, comprehensive surgical services, Inpatient
Medical and Surgical Center, and Paradise Senior Health Center.
81
Draft Westside Specific Plan
Chapter 7 - Implementation
November 2009
Chapter 7 Implementation
7.1 Plan Adoption
Adoption of this Specific Plan will necessitate preparation and certification of an
Environmental Impact Report pursuant to the California Environmental Quality Act
(CEQA), followed by adoption of the Specific Plan and any amendments to the General
Plan and Land Use Code necessary to maintain consistency. These amendments will
include designating the area as a Specific Plan overlay with multiple new land use
designations as well as modification of the General Plan/Zoning Map to apply these
designations within the boundaries of the Westside Specific Plan Area.
In addition, various sections of the General Plan will need to be modified or deleted. The
following sections would be deleted:
7.1.1 Economic Development (Chapter V)
Industrial, Light Manufacturing/Residential (ML/R): Applied to Westside area, reflects the
location of manufacturing and commercial business among residences, permits low
intensity, high quality industrial activities, along with office and institutional development,
where compatible with adjacent uses. This designation also encourages improvement
and expansion of existing housing and permits new construction of single-family homes
(one per lot). Minimum lot size for new subdivisions is 5,000 sq. ft. (Industrial, pp 38)
Goal 20, Continue to apply recently adopted standards of the Light Manufacturing Zone,
including discretionary review (conditional use permits), for proposed commercial and
industrial development in the Westside area (Implementation pp 41).
The following sections would be modified.
General Plan Map — Recreation (pp 47)
The Open Space (OS) overlay designation for the public owned properties adjacent to
Paradise Creek will need to be reduced to reflect the Westside land use map.
7.1.2 Land Use Code
Residential Zones, Chapter 18.14 must be amended to include residential zone RS-4
to provide for single-family homes on lots with a minimum lot size of 2,500 square feet
within the Westside Specific Plan area.
Commercial Zones, Chapter 18.16 must be amended to reflect land use list contained
in the specific plan, as Appendix A. Additionally, the increased yard requirements
adjacent to a residential zone shall be modified.
Industrial (Manufacturing) Zones, Chapter 18.18 must be amended to eliminate the
ML/R zone that will no longer be a zone within the city.
82
Draft Westside Specific Plan
Chapter 7 - Implementation
November 2009
Lots, Chapter 18.56 must be amended to allow for 2,500 square foot parcels with
minimum widths of 25 feet within the RS-4 zone.
Off -Street Parking and Loading, Chapter 18.58 would be amended to reflect the parking
standards provided in Chapter 5 of this plan.
Section 18.58.240 would be amended to include the RS-4 zone and the requirement for
two (2) parking spaces within an enclosed garage for each new single-family residence,
with no increase in parking spaces based on the number of bedrooms.
Section 18.58.290 Section 18.58.290 Schedule of parking requirements — Business and
commercial uses would remove the requirement for a minimum of 10 parking spaces for
eating places.
Mixed Use, Chapter 18.140 would be revised to remove the requirement fora CUP in
certain instances as referenced in Chapter 4 and Appendix A and would include the
MCR-1 and MCR-2 zoning descriptions.
7.2 Permit Processing
Individual development projects within Westside Specific Plan Area are subject to review
and approval of subsequent permits and entitlements including subsequent
environmental review under CEQA. Application and processing requirements shall be in
accordance with the City's Land Use Code and other regulations, unless otherwise
modified by the Specific Plan. All subsequent development projects, public
improvements, and other activities shall be consistent with this Specific Plan and all
applicable City of National City policies, requirements and standards. In acting to
approve a subsequent project or permit, the City may impose conditions as are
reasonable and necessary to ensure that the project is in compliance with the Specific
Plan and all applicable plans and regulations.
7.3 Specific Plan Amendments and Revisions
Any future change to the Specific Plan would require approval of a Specific Plan
Amendment. Specific Plan Amendments are processed in the same manner as the initial
Specific Plan adoption, requiring application submittal, payment of processing fee,
potential for additional environmental review and amendments to the certified
Environmental Impact Report, review and recommendation by the Planning Commission
and final action by the City Council.
7.4 Public Improvement Financing
The Specific Plan identifies a variety of public improvements intended to enhance
neighborhood livability and safety and to accommodate any increased service needs as
a result of new development. Potential improvements may include:
1. Streetscape and mobility improvements within community corridors;
2. Possible water, wastewater, and stormwater capacity improvements;
83
Draft Westside Specific Plan
Chapter 7 - Implementation
November 2009
3. Expansion of the restoration and interpretive trail within the Paradise Creek
Corridor and expansion of Paradise Creek Educational Park;
4. Construction of a new community center and park at Wilson Street and 14th
Street; and
5. Installation of bicycle facilities including bicycle lanes and bicycle parking.
Implementing improvement projects will require varying levels of funding. A variety of
funding mechanisms are available depending on the nature of the improvement project:
• Institution of impact fees for new development.
• Requiring certain public improvements as part of new development.
• Dedicating park fund fees per Municipal Code Chapter 4.50, Building Construction
Fees for use within the Paradise Creek and surrounding area.
• Establishing community benefit districts, such as property -based improvement and
maintenance districts for streetscape, lighting, sidewalk improvements, etc.
• Using tax increment funds generated by the Redevelopment Agency.
• Applying for grants from the state and federal government, nonprofit organizations,
and private benefactors for park improvements along Paradise Creek, streetscape
and pedestrian improvements, and traffic calming measures.
84
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group'
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
1
Area wide permitted uses — As
noted below
18.104.050
-
Arboretum
X
Crop Raising
X
X
X
-
X
X
Drainage Improvements
X
X
X
X
X
X
Open Space
X
X
X
X
X
X
Public Utility & Transmission
Lines
X
X
X
X
X
X
2
Area wide conditional uses —
Those uses as noted below
18.104.060
-
Adult Day Health Care Center
-
C
C
C
-
-
Athletic Field
-
-
-
-
X
X
Auditorium
-
C
C
C
C
-
Dormitories
-
C
C
Head Start Program
-
C
C
C
C
Park — Public or Private
X
X
X
X
X
X
Post Office
-
X
X
X
X
-
Public Works Yard
-
C
C
C
-
-
Religious Services
C
C
C
C
C
C
Schools & Colleges
-
C
C
C
C
-
Transportation Terminals
-
C
C
C
3
Animal Husbandry
18.104.070
-
-
-
-
-
-
4
Automotive and allied services
18.104.080
—
-
-
-
-
-
Auto Detailing
-
-
-
-
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
i
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
Auto Electronics Installation &
Repair
-
-
-
-
-
-
Auto Electronics Shop
-
-
-
-
-
-
Auto Glass Shop
-
-
-
-
-
-
Auto Muffler Shop
-
-
-
-
-
-
Auto Parts & Accessories
Sales
-
X
X
X
-
-
Auto Parts Exchange
-
-
-
-
-
-
Auto Pawn Lot
-
-
-
-
-
-
Auto Radiator Shop
-
-
-
-
-
-
Auto Repair, Minor & Major
-
-
-
-
-
-
Auto Repair Mobile
-
X
X
X
-
-
Auto Sales and Leasing
-
C
C
C
-
-
Auto Sales, Used
-
C
C
C
-
-
Auto Services Office
(Insurance, Financing, etc.)
X
X
X
Auto Smog Emission Station
-
-
-
-
-
-
Auto Static Inspection
-
-
-
-
-
-
Auto Storage
-
-
-
-
-
-
Auto Towing (Dispatch Only
-
-
-
-
-
-
Auto Transmission Repair
-
-
-
-
-
-
Auto Upholstery
-
-
-
-
-
-
Boat Sales & Leasing
-
C
C
C
-
-
Camper Sales, Leasing,
Rental
-
C
C
C
-
-
Car Wash (Accessory Gas
Pumps Permitted)
-
-
-
-
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
ji
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
Drive -In Tune up
-
-
-
-
-
-
Gas Sales
-
-
-
-
-
-
Mobile Home Sales
C
C
C
-
-
Motorcycle Sales Leasing,
Rental Repair
-
-
-
-
-
-
Trailer Sales, Leasing, Rental,
Repair
-
-
-
-
-
-
Truck Sales, Leasing, Rental
Repair
-
-
-
-
-
-
Used Car Reconditioning
-
-
-
-
-
-
Van Conversion Service
-
-
-
-
-
-
Auto Painting with Accessory
Body & Fender Work
-
-
-
-
-
-
Auto Repair Minor Accessory
to a Department Store
-
C
C
C
-
-
Liquefied Petroleum Gas
Dispensing
-
-
-
-
-
-
5
Amusement and
entertainment, Uses as
permitted below, subject to
CUP as noted
18.104.090
—
C
C
C
-
-
Amusement Arcade
-
C
C
C
-
-
Bar
C
C
C
-
-
Burlesque, Pantomine, and
Modeling Shows
-
-
-
-
-
-
Cabarets
-
-
-
-
-
-
Cocktail Lounge
-
C
C
C
-
-
Dance Hall (Serving Alcohol)
-
-
-
-
-
-
Nightclub
-
C
C
C
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
iii
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
Pool Hall/Billiard Hall
-
C
C
C
-
-
Restaurant with Dancing after
Dinner Hours
-
X
X
X
-
-
6
Commercial recreation indoor
Uses
18.104.100
—
C
C
C
C
-
7
Commercial recreation outdoor
18.104.110
—
C-
C
C
-
-
8
Community, cultural, and
public recreational services
18.104.120
-
C
C
C
C
C
9
Dwelling, single-family
(*Existing SFR permitted and
allowed to expand in CL, no
new Single family use
permitted in CL)
18.104.130
X
X
X
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
_
X
X
X
-
-
14
Drive-thru/drive-in take-out
eating places
18.104.180
—
X
X
X
-
-
15
Food processing
18.104.190
—
—
-
-
-
-
16
Gasoline service stations
18.104.200
—
—
-
-
-
-
17
Convenience goods & services
18.104.210
-
X
X
X
-
-
18
Shopping goods & services
18.204.220
-
X
X
X
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
iv
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
19
Other goods and services
except those prohibited uses
noted below: All services
permitted shall provide storage
within the building. No exterior
storage permitted.
18.104.230
--
X
X
X
Auto Electronics Installation
and Repair
-
-
-
-
-
-
-
Auto Transmission Repair
-
-
-
-
-
-
-
Car Wash
-
-
-
-
-
-
Ceramic Product Sales Yard
-
-
-
-
-
-
-
Compressor Unit Sales &
Service
-
-
-
-
-
-
-
Dry Cleaning Plant
-
-
-
-
-
-
-
Exterminating Service
-
-
-
-
-
-
-
Lumber Yard
-
-
-
-
-
-
-
Nursery Garden Supplies
-
-
-
-
-
-
-
Outboard Motor Sales, Service
& Repair
-
-
-
-
-
-
-
Plaster Cast Figurines Sale
and Outdoor Display
-
-
-
-
-
-
-
Pottery and Ceramic Product
Sales Yard
-
-
-
-
-
-
-
Recycling Collection Center
-
-
-
-
-
-
-
Shipping containers Incidental
to Reverse Vending Machines
with a Licensed Recycling
Facility
-
-
-
-
-
-
-
Conditional Use Permit uses
as noted in Use Group 19
-
-
C
C
C
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
v
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
20
Heavy equipment & machinery
Not permitted except as noted
below
18.104.240
—
—
-
-
-
-
Public Transit Facility
-
-
-
X
-
-
21
Hotel, motel, & related
services
18.104.250
—
X
X
X
-
22
Light manufacturing - All
services noted as permitted
shall provide storage within the
building. No exterior storage
permitted.
18.104.260
—
X
X
X
--
-
Assembly
-
-
-
-
-
-
-
Assembly of Camper Shells
-
-
-
-
-
-
-
Assembly of Electronic Circuits
-
-
-
-
-
-
Assembly or Packaging
-
-
-
-
-
-
Auto Assembly
-
-
-
-
-
-
Auto Detailing
-
-
-
-
-
-
-
Auto Repair, Mobile
-
-
X
X
X
-
-
Blacksmith
-
-
-
-
-
-
-
Building Materials Storage
Yard & Retail Sales
-
-
-
-
-
-
-
Cabinet & Carpentry Shops
C
C
C
Chemical Etching of
Manufactured Products
-
-
-
-
-
-
-
Computer Maintenance and
Installation
X
X
X
-
-
Contractor's Storage and
Equipment Yard
-
-
-
-
-
-
-
Deck Systems Packaging and
Services
-
-
-
-
-
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
vi
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
Delicatessen
X
X
X
-
-
Diving (Commercial)
C
C
C
-
-
Diving Equipment Mfg
-
-
-
-
-
-
Electrical Appliance Assembly
--
C
C
C
-
-
Equipment Repair
-
C
C
C
-
-
Farmers Market
-
C
C
C
C
Film Processing
-
X
X
X
-
-
Hydraulic Repair, Marine &
Commercial
-
-
-
-
-
-
Machine Shop
-
-
-
-
-
-
Mail Order House
-
-
-
-
-
-
Manufacture
18.104.260-
-
-
-
-
-
-
Mattress Repair & Recovering
-
-
-
-
-
-
Metal Polishing
-
-
-
-
-
-
Packaging
-
-
-
-
-
-
Painting of Small Parts & Metal
Coating
-
-
-
-
-
-
Pharmaceutical Drugs
Packaging
-
-
-
-
-
-
Plastic Fabricating & Extrusion
-
-
-
-
-
-
Pneumatic & Hydraulic Control
Systems Repair
-
-
-
-
-
-
Refuse Disposal Truck &
Container Facility
-
-
-
-
-
-
Repair of Shop Equipment
(Milling Machines, Lathes,
Grinders, etc.)
-
-
-
-
-
-
Sheet Metal Shop
-
-
-
-
-
-
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
vii
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
Tire Rebuilding or Recapping
-
-
-
-
-
-
Toiletries (Packaging)
-
-
-
-
-
-
Tool & Die Shop
-
-
-
-
-
-
Used Tire Sales
-
-
-
-
-
-
Welding Shop
-
-
-
-
-
-
Wholesale Business Principal
use — no retail)
-
-
-
-
-
-
Wholesale (in conjunction with
retail)
-
-
-
-
-
-
Wood Sawing
-
-
-
-
-
-
Wood Truss Fabrication &
Sales
-
-
-
-
-
-
22
All Uses noted as permitted
with a Conditional Uses would
not be permitted.
18.104.260
-
-
-
--
-
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
—
X
X
X
X
-
Artist and craft studios and
similar cottage industry
X
X
X
X
-
Schools, studios and colleges
Located within an existing
building when adequate
parking can be established (as
determined by the Planning
Director)
X
X
X
X
X = Permitted Use
C = Requires approval of a
Conditional Use Permit
viii
- = Not Permitted Use
APPENDIX A
Westside Specific Plan
Land Use
Group
No
Use #
Use Group
Reference
Zones
RS-4
MCR-1
MCR-2
CL
IC
OSR
28
Off-street parking
18.104.320
—
X
X
X
-
-
29
Public protection facilities
18.104.330
-
C
C
C
C
-
30
Public Utilities
18.104.340
-
C
C
C
C
-
31
Research & Development
18.104.350
-
-
-
-
-
-
32
Scrap metal processing
18.104.360
-
-
-
-
-
-
33
Signs & Outdoor Advertising
18.104.370
X
X
X
X
X
X
34
Temporary Uses — with
approval of a Temporary Use
Permit
18.104.380
X
X
X
X
X
X
35
Wholesaling, Warehousing &
Distribution
18.104.390
-
-
-
-
-
-
36
Truck Transportation Facilities
18.104.400
-
-
-
-
-
-
37
Waterfront
18.104.410
-
-
-
-
-
-
38
Open Space Reserve
18.104.420
X
X
X
X
X
X
39
Open Space Reserve
18.104.430
X
X
X
X
X
X
1 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 Use
C = Requires approval of a
Conditional Use Permit
ix
- = Not Permitted Use