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HomeMy WebLinkAbout#3 Notice of Decision - Planning Commission approval of a Tentative Parcel Map to divide seven parcels into four parcels and a Variance to exceed the maximum floor area ratio and reduce the minimum dwelling unit size for a 201-unit affordable housing projCITY OF NATIONAL CITY, CALIFORNIA COUNCIL AGENDA STATEMENT MEETING DATE: June 5, 2012 AGENDA ITEM NO. ITEM TITLE: Notice of Decision — Planning Commission approval of a Tentative Parcel Map to divide seven parcels into four parcels and a Variance to exceed the maximum floor area ratio and reduce the minimum dwelling unit size for a 201-unit affordable housing project and park expansion for the Westside Infill Transit Oriented Development ("WI-TOD"), also known as Paradise Creek Affordable Housing Project, generally located north of 22nd Street, west of Hoover Avenue, south of 19th Street, and east of Harding Avenue. Applicant: Paradise Creek Housing Partners, LP. Case File 2012-04 LS, SC. PREPARED BY: Raymond Pe, Principal Planner PHONE: '336-4421 EXPLANATION: DEPARTMENT: C. uni APPROVED BY: rvices. The Tentative Parcel Map and Variance would allow for the development of a 201-unit affordable housing project on the site of the National City Public Works Yard and the former Sun Diego Bus Charters maintenance facility (Illes property) on the east side of Paradise Creek, as well as the expansion of Paradise Creek Educational Park on the west side of the creek. On May 21, 2012, the Planning Commission conducted a public hearing and took action to adopt Resolution No. 12-2012 approving the Tentative Parcel Map and Variance based on findings and subject to Conditions of Approval. The Planning Commission staff report is attached and describes the project in detail. FINANCIAL STATEMENT: Not Applicable. ACCOUNT NO. APPROVED: APPROVED: Finance MIS ENVIRONMENTAL REVIEW: The project was addressed in the Final Environmental Impact Report for the Westside Specific Plan (State Clearinghouse No. 2008071092), which was certified by the City Council on March 16, 2010. The project is subject to the adopted mitigation measures as a condition -of approval. ORDINANCE: INTRODUCTION: FINAL ADOPTION: STAFF RECOMMENDATION: Staff concurs with the decision of the Planning Commission and recommends that the Notice of Decision be filed. BOARD / COMMISSION RECOMMENDATION: The Planning Commission approved the Tentative Parcel Map and Variance by the following vote: Ayes: Alvarado, Baca, Farias, Flores, Pruitt, Reynolds Absent: DeLaPaz ATTACHMENTS: A. Planning Commission Staff Report and Attachments (71 pages numbered 1/71 through 71/71). B. Planning Commission Resolution No. 12-2012 (10 pages numbered 1/10 through 10/10). CITY OF NATIONAL CITY — PLANNING DIVISION 1243 NATIONAL CITY BOULEVARD, NATIONAL CITY, CA 91950 Title: Case File No.: Location: Assessor Parcel(s): Staff report by: Applicant: Property Owner: Plans prepared by: General Plan Land use designation: Zoning designation: Site size: ATTACHMENT A Item no. 8 May 21, 2012 PLANNING COMMISSION STAFF REPORT TENTATIVE PARCEL MAP TO DIVIDE SEVEN PARCELS INTO FOUR PARCELS AND VARIANCE TO EXCEED THE MAXIMUM FLOOR AREA RATIO AND TO REDUCE THE MINIMUM DWELLING UNIT SIZE FOR A 201-UNIT AFFORDABLE HOUSING PROJECT AND PARK EXPANSION (WESTSIDE INFILL TRANSIT ORIENTED DEVELOPMENT ("WI-TOD"), ALSO KNOWN AS PARADISE CREEK AFFORDABLE HOUSING PROJECT) 2012-04 LS, SC Generally south of 19th Street, west of Hoover Avenue, north of 22nd Street, and east of Harding Avenue 559-104-10, 559-124-05, 559-125-15, 560-206-03, 560-206- 05, 560-391-05, 560-391-08, 560-391-10, 560-396-06 Raymond Pe — Principal Planner Paradise Creek Housing Partners, LP City of National City Pyatok Architects, Inc.; C&V Consulting, Inc.; Spurlock Poirier Westside Specific Plan Multi -Use Commercial -Residential (MCR-2) — TOD District & Open Space Reserve (OSR) 10 acres (approx.) proposed parcel map 13 acres (approx.) project total 1/71 11/4 lt14 Adjacent land use/zoning: North: East: South: West: Environmental review: Kimball School / Civic Institutional (IC) Upholstery, automotive service, offices, warehousing, manufacturing / Limited Commercial (CL) Commercial offices / Multi -Use Commercial -Residential (MCR-2) Single-family residences, commercial, offices, warehousing, outdoor storage / Multi -Use Commercial -Residential (MCR- 2) The project was addressed in the Final Environmental Impact Report for the Westside Specific Plan (State Clearinghouse No. 2008071092), which was certified by the City Council on March 16, 2010. The project is subject to the adopted mitigation measures as a condition of approval. 24th Street Trolley Station LOCATION MAP Project Case No. 2012-04 LS, SC (westside Infill Transit' Oriented Development) No Scale Site Characteristics The project site is approximately 13 acres in size and is generally located south of 19th Street, west of Hoover Avenue, north of 22nd Street, and east of Harding Avenue. The site consists of nine parcels owned by the City and includes the National City Public Works Yard, the former Sun Diego Bus Charters maintenance facility (Illes property), Paradise Creek, and Paradise Creek Educational Park. The site also includes portions of adjacent public rights -of -way that are generally undeveloped. Paradise Creek is a delineated wetland that runs diagonally through the project site from the northeast to the southwest and roughly divides the site in half. The portion of the site on .the east side of the creek consists of the Public Works Yard and the Ilies property. These properties have been fully developed and nearly completely covered with structures and impervious paving. The portion of the site on the west side of the creek is undeveloped except for improvements related to the educational park. Paradise Creek represents the lowest elevation on the project site with adjacent banks approximately 2.5 feet above mean sea level (MSL). The west side of the creek generally slopes upward from the creek to the northwest with elevations from approximately 7 to 12 feet above MSL for most of the site, then abruptly rising to approximately 22 feet above MSL along the boundary of the site and the adjacent properties to the west. There is also a large mound of stockpiled soil with an elevation of approximately 22 feet above MSL. The portion of the site on the east side of the creek has been fully developed with finish grades gradually rising to the east with elevations ranging from approximately 7 to 10 feet above MSL. Most of the project site, approximately 78 percent, is located within the 100-year flood plain at elevations below 12 feet above MSL. Nearly the entire portion of the site on the east side of the creek is within the flood plain. Current and previous uses of the site have resulted in the release of hazardous materials on portions of the site. Some of these include: the use of underground storage tanks for fuel storage and dispensing; the stockpiling of soil resulting from street sweeping waste; asphalt materials storage; hazardous waste storage; the washing of vehicles and equipment; the use of hydraulic lifts for vehicle maintenance; and other maintenance and repair of vehicles and equipment. Project Description The Westside lnfill Transit Oriented Development (WI-TOD), also known as the Paradise Creek Affordable Housing Project, is a proposed 201-unit affordable housing development on the east side of Paradise Creek, and the expansion of Paradise Creek Educational Park on the west side of the creek. The proposed project is based on a concept that was developed through a neighborhood and stakeholder design participation process and incorporated into the Westside Specific Plan, which was Page 1 3/71 adopted in 2010. The current proposed project design was developed with continuing public input and participation through stakeholder and community meetings. Development Agreement. After adoption of the Westside Specific Plan, a request for proposals was issued, and the applicant was selected to develop the site. The applicant entered into a Disposition and Development Agreement with the Community Development Commission to develop the project. The agreement is an enforceable obligation of the Successor Agency to the Community Development Commission. The entire site is owned by the City; however, the housing portion of the site will be transferred to the Housing Authority. Pursuant to the Disposition and Development Agreement, the developer will be required to enter into a long-term ground lease for the housing site and will manage and operate the housing development, including resident services and programs. The Housing Authority will retain ownership of the housing site. Housing Development. The housing development side of the project would consist of two phases on the east side of Paradise Creek. The first phase would be built on approximately four acres on the southern portion of the site and would include 109 units within two buildings and a separate residential services building. The second phase would be built on approximately two acres on the northern portion of the site and would include 92 units within two buildings. The anticipated unit mix would include studios, one -bedroom, two -bedroom, and three -bedroom units on three to four levels within the four residential buildings. The residential buildings would generally be oriented along 22nd Street and Hoover Avenue and set back from Paradise Creek with open space along the creek boundary. The housing development site is located within the Multi -Use Commercial -Residential (MCR-2) zone and Transit Oriented Development District, which allows commercial, multi -family residential, and mixed use development. The zone requires a minimum density of 24 dwelling units per acre and allows a maximum density of 60 dwelling units per acre; the project would result in a density of 32 dwelling units per acre. The zone allows a maximum floor -area -ratio of 0.60; the project would have an FAR of 0.95. The maximum height allowed is five stories and 65 feet; the project would have a maximum height of four stories and 53 feet. The parking requirement for the project is 236 spaces; 336 spaces would be provided mainly within two parking garages beneath the larger residential buildings The MCR-2 zone (TOD District) requires a minimum front and exterior side setback of 10 feet; the project would maintain a minimum 10-foot setback along 22nd Street and Hoover Avenue. There is no minimum interior setback requirement for the project site. The required rear yard setback is five feet; the project would have a rear setback that exceeds 30 feet along the creek boundary. The required minimum dwelling unit size is 600 square feet; the project would include studio units that are 435 square feet in size and one -bedroom flats that are 555 square feet in size. The minimum required common usable open space is 300 square feet per unit; the project would provide 499 square feet per unit. The minimum required private usable open space is 75 square feet per unit; the project would provide 77 square feet per unit. Page 2 4/71 Park Development. The park development side of the project would add nearly four acres to Paradise Creek Educational Park on the west side of the creek. The applicant is required to construct the park improvements pursuant to the Disposition and Development Agreement. The proposed improvements would include a naturalized planting buffer along Paradise Creek, a lawn area, a community garden, a playground, a plaza, picnic tables, a pedestrian/bicycle path along the length of the creek, and tree and shrub plantings along the western edge of the park. Grading / Drainage. The proposed project would require a substantial amount of grading, approximately 16,000 cubic yards of cut and an equal amount of fill to be balanced on site if possible. The housing development side of the project would be raised approximately 3 to 4 feet to build the structures out of the flood plain. The park side of the project would be lowered to accommodate the displacement of potential flogdj waters caused . by raising the housing side of the project. The proposed park improvements would not significantly increase impervious areas on the west side of the creek and would potentially increase storm and flood water retention/infiltration and reduce the rate of surface runoff. The proposed housing development on the east side would substantially increase the amount of pervious areas, reduce surface runoff, and increase storm and flood water retention/infiltration and the treatment of any discharge. Environmental Remediation. The project site would undergo environmental remediation for hazardous materials under the oversight of the California Department of Toxic Substances Control (DTSC), which has been reviewing the proposed remediation plan. Remediation and related site preparation activities could include the demolition of buildings, the removal of underground storage tanks and other structures, the removal of contaminated soils, the installation of monitoring wells, and the construction of caps or vapor barriers. Tentative Parcel Map The project site consists of nine parcels and portions of adjacent rights -of -way; the tentative parcel map would divide seven of the parcels into four parcels to allow the development of the housing on the east side of Paradise Creek and the park on the west side of the creek. The proposed parcel map consists of 10.27 acres. Proposed Parcel 1 is 4.14 acres and would be developed with 109 units and the residential services building as Phase I of the housing project. Proposed Parcel 2 is 2.16 acres and would be developed with 92 units in Phase I1. Proposed Parcel 3 is 1.33 acres and would be developed with park improvements. Proposed Parcel 4 is 2.60 acres and would delineate Paradise Creek and Paradise Creek Educational Park. The two parcels that are not a part of the proposed parcel map and portions of the adjacent undeveloped rights -of -way would also be developed with park improvements. The proposed parcel map is necessary because the current parcel configuration is not consistent with the zoning boundaries that delineate the Multi -Use Commercial - Page 3 5/71 Residential (MCR-2) and the Open Space Reserve (OSR) zones. The current zoning boundaries were established with the adoption of the Westside Specific Plan and the implementing zones in the Land Use Code. The OSR zone applies to Paradise Creek and the educational park; the MCR-2 zone applies to the areas on either side of the creek. The proposed map would create parcel boundaries that are consistent with these zone boundaries. The proposed map is also necessary to create developable parcels that are configured based on the proposed phasing of the project and to allow the leasing of the parcels pursuant to the Disposition and Development Agreement. The proposed parcel map is consistent with the General Plan, which is implemented by the Westside Specific Plan and the implementing zones of the Land Use Code. The WSP specifically includes the development of the Westside Infill Transit Oriented Development project on the subject site, which is implemented by the MCR-2 and OSR zones and the. TOD District. The intent of the TOD District is to encourage transit - oriented development in proximity to the 24th Street Trolley Station, the redevelopment of underutilized sites, and neighborhood ,revitalization. Furthermore, the WSP specifically calls for multi -family affordable housing as the intended use of the project site. The proposed map would create parcels that are consistent with the zoning boundaries that delineate Paradise Creek and the developable areas on either side of the creek, and would allow the development of the WI-TOD project in substantial conformance with the WSP. The proposed development of housing on the east side of Paradise Creek would readily allow for the provision of the required utilities and public facilities and services needed to serve the project since the site has been previously developed and is adjacent to fully developed public streets and utilities. Under separate application, a partial street vacation has been requested for a portion of Hoover Avenue north of 22nd Street and a portion of Harding Avenue north of 22nd Street. The tentative parcel map will be subject to the approval of the street vacations. Variance The variance would allow the housing project to exceed the maximum floor -area -ratio (FAR) and to reduce the minimum dwelling unit size. The MCR-2 zone allows a maximum FAR ,of 0.60; the proposed project would result in an FAR of 0.95. The minimum dwelling unit size in the MCR-2 zone is 600 square feet; the project includes studio units at 435 square feet and one -bedroom flats at 555 square feet. The proposed variance is supported by special circumstances that apply to the project site. These include the irregular configuration of the site, the varying topography of the site and adjacent properties, the proximity of an environmentally sensitive area (Paradise Creek) that divides the site, and the location of the site within a flood plain. These special circumstances constrain the development of the site, reduce the efficiencies of development, and limit the feasible alternatives for developing the site. Although the total project site is approximately 13 acres in size, less than half is Page 4 6/71 proposed for the housing development, i.e. on the east side of Paradise Creek. Several development concepts were considered for the site; the proposed project is the most feasible because of the site constraints. The original project concept included housing on both sides of the creek; however, the odd configuration of the site on the western side and the substantial grade difference between the site and the adjacent streets made this alternative less feasible. The opportunity to create a naturalized buffer along the creek and adjacent upland park improvements also reduced the potential buildable areas on the west side of the creek. The proposed project minimizes the potential impact of development on the creek, allows for feasible flood plain design, and creates more substantial park and open space while improving the land use transition between the project and the existing residential neighborhood to the west. The proposed project requires a more compact development footprint when confined to the east side of the creek, which increases the floor -area -ratio on the development parcels. The FAR for the project is 0.95 on 6.3 acres. However, the effective FAR is 0.81 when based on 8.2 acres of developable parcels within the project site. The FAR is only 0.51 over the total project site of 13 acres. The maximum FAR of 0.60 is restrictive when considering the allowable maximum density of 60 dwelling units per acre; the project has a density of only 32 dwelling units per acre. The original project concept analyzed in the Westside Specific Plan EIR considered a greater number of units at a higher density and would likely have exceeded the proposed project FAR. The terms of the Disposition and Development Agreement have established the required unit mix for the project corresponding to affordability covenants. Consequently, the project is required to provide a number of studio and one -bedroom units. The minimum dwelling unit size requirement in the MCR-2 zone is 600 square feet; the project includes studio units at 435 square feet and one -bedroom flats at 555 square feet. The site constraints affect the ability to meet the minimum unit size requirement while providing the required mix of unit types that meet affordability covenants. Furthermore, the proposed unit sizes are appropriate for the unit types and typical for the market. Environmental Review The Westside Infill Transit Oriented Development project was addressed in the Final Environmental Impact Report for the Westside Specific Plan, which was certified by the City Council on March 16, 2010. The EIR analyzed a project with a total of 360 dwelling units, up to 450,000 square feet of office space, and up to 65,000 square feet of retail space. The proposed project with 201 dwelling units is much less intensive than the project analyzed in the EIR. A Mitigation Monitoring and Reporting Program was adopted by the City Council. Page 5 7/71 The project would be subject to the adopted mitigation measures as a condition of approval. The applicant complied with certain mitigation measures required prior to this entitlement application, including the following studies: Trolley Line Noise Study; Vibration Study; Traffic Noise Study; Archaeological Letter Report; Paleontological Letter Report; Focused Surveys; and Habitat Assessment/ Biology Report. Most of the studies found that no further mitigation would be required. Any mitigation measures resulting from the studies are required to be implemented as conditions of approval. Public Notice and Comments A public hearing notice was published in the Union Tribune on May 9, 2012 and mailed to 45 property owners and 45 residents within 300 feet of the project site. No comments or inquiries were received in response to the notice as of the date of preparation of this report. The application and plans were routed to 13 responsible agencies for comments; written responses were received from the Department of Fish and Game, Department of Transportation, the Sweetwater Authority, and the Environmental Health Coalition. Relevant comments from these agencies have been incorporated as recommended conditions of approval. The application and plans were also routed to appropriate City departments for review, and conditions based on comments received have been included as recommended conditions of approval. The developer and City have also engaged in ongoing consultation with various responsible agencies, including the Department of Fish and Game, the Fish and Wildlife Service, the Army Corps of Engineers, the Regional Water Quality Control Board, the Department of Toxic Substances Control, the Environmental Protection Agency, and the Department of Environmental Health. Public outreach has included community meetings and consultation with area residents, Kimball School, St. Anthony of Padua Parish, Paradise Creek Educational Park Inc., the San Diego Organizing Project, the Environmental Health Coalition, and other neighborhood and community stakeholders. Recommendation Approve the Tentative Parcel Map and Variance (Case File No. 2012-04 LS, SV) subject to the recommended conditions of approval and based on the recommended findings of approval. Raymond Pe Principal Planner Brad Raulston Executive Director 8/71 Page 6 Attachments 1. Recommended Findings of Approval — Tentative Parcel Map 2. Recommended Findings of Approval — Variance 3. Recommended Conditions of Approval 4. Notice of Determination — Environmental Impact Report 5. Agency Comments 6. Notice of Public Hearing & Location Map (Mailed to 45 owners and 45 residents) 7. Project Site Aerial 8. Application, Tentative Parcel Map, and Plans (Case No. 2012-04 LS, SC) Page 7 9/71 Attachment 1 RECOMMENDED FINDINGS OF APPROVAL TENTATIVE PARCEL MAP Case File No. 2012-04 LS, SC 1. The proposed parcel map is consistent with the National City General Plan, which is implemented by the Westside Specific Plan and the implementing zones of the Land Use Code. The Westside Specific Plan specifically includes the development of the Westside Infill Transit Oriented Development project on the subject site, which is implemented by the MCR-2 and OSR zones and the TOD District. The proposed map would create parcels that are consistent with the zoning boundaries that delineate Paradise Creek and the developable areas on either side of the creek, and would allow the development of the Westside Infill Transit Oriented Development project in substantial conformance with the Westside Specific Plan. 2. The site is physically suitable for the proposed type of development since the project is able to provide all required improvements and meet the applicable requirements of the Land Use Code with the exception of the requested variance_ 3. The site is physically suitable for the proposed density of development since the density of the project (32 dwelling units per acre) is consistent with the General Plan and the implementing Westside Specific Plan density (minimum of 24 and maximum of 60 dwelling units per acre). 4. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat since the project is consistent with the Westside Specific Plan for which an Environmental Impact Report was prepared and is subject to the adopted mitigation measures, which included the preparation of a subsequent habitat assessment and biological resources report for the project site. 5. The design of the subdivision and the proposed/required improvements are not likely to cause serious public health problems, since all necessary public services will be provided. 6. The design of the subdivision and the proposed/required improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision, since no such easements are located on the site and public access will be maintained with the existing park and the proposed park expansion. 7. The discharge of sewerage waste from the subdivision into the City of National City sewer system will not result in violation of existing requirements prescribed by the Califomia Regional Quality Control Board pursuant to Division 7 (commencing 10/71 with Section 13000) of the Water Code, as specified by Government Code Section 66474.6. 8. The subdivision has been considered by the Planning Commission with regard to its effect on the housing needs of the region, and these needs are balanced by the public service needs of the residents and available fiscal and environmental resources. 9. The design of the subdivision provides, to the extent feasible, for future passive and natural heating and cooling opportunities in the subdivision, based on consideration of local climate, topography, property configuration and other design and improvement requirements without requiring reduction in allowable density or lot coverage. Page 2 Attachment 2 RECOMMENDED FINDINGS OF APPROVAL VARIANCE Case File No. 2012-04 LS, SC 1. The strict application of the Land Use Code (Title 18 Zoning of the Municipal Code) deprives the subject property of privileges enjoyed by other properties in the vicinity and under the identical zone classification because of special circumstances applicable to the property, including the irregular configuration of the site, the varying topography of the site, the proximity of an environmentally sensitive area (Paradise Creek) that divides the site, and the location of the site within a flood plain, all of which constrain the development of the site, reduce the efficiencies of development, and limit the feasible alternatives for developing the sitesuch that the development concept necessitates the compact development of the project thereby increasing the floor -area -ratio on the development parcels and reducing the minimum dwelling unit size while providing an appropriate mix of unit types, reducing potential impacts to the environmentally sensitive area, allowing for feasible flood plain design, creating more substantial open space areas, improving the transition of land uses with the adjacent neighborhood, providing affordable housing, and complying with the terms of the Disposition and Development Agreement. 2. The variance will be subject to such conditions as will assure that the adjustment authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated. 3. The variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property since multi- family residences are an allowable use or activity in the MCR-2 zone. 12/71 Attachment 3 RECOMMENDED CONDITIONS OF APPROVAL Case File No. 2012-04 LS, SC 1 Approved Plans. The Tentative Parcel Map and the development of the project shall be in substantial conformance with the approved plans (Case No. 2012-04 LS, SC), except as modified by the conditions of approval. 2. Expiration. The Tentative Parcel Map shall expire 24 months from the date of approval unless a request for a time extension has been filed within 90 days prior to the expiration date. 3. Variance. The variance authorizes the project to exceed the maximum floor -area - .ratio to_ O.9-5 FAR and to .reduce- the minimum dwelling unit size to 435 square feet for studio units and 555 square feet for one -bedroom flats. 4. Final Parcel Map. The Final Parcel Map shall be in substantial conformance with the approved Tentative Parcel Map, except as modified by the conditions of approval. 5. Street Vacations. Approval of the Final Parcel Map shall be contingent on the approval of the proposed street vacations. 6. Acceptance Form. The developer shall sign and have notarized an Acceptance Form acknowledging and accepting all conditions of approval of this permit. Failure to return the signed and notarized Acceptance Form within 30 days of approval of this permit shall automatically terminate this permit. 7. Notice of Restriction. The developer shall record a Notice of Restriction on Real Property with the San Diego County Recorder. The Notice of Restriction shall provide that the conditions of approval of this permit are binding on all present and future interest or estate holders of the property. The Notice of Restriction shall be approved as to form by the City Attorney and signed by the City Manager prior to recordation. 8. Mitigation Measures. The developer shall implement the following mitigation measures of the Westside Specific Plan Environmental Impact Report Mitigation Monitoring and Reporting Program and any mitigation measures resulting from subsequent studies pursuant to the MMRP. The developer shall retain a qualified agent, approved by the City, to conduct monitoring and reporting pursuant to the MMRP. a. MM AQ-la, AQ-1 b, AQ-4 b. MM NOI-1 through NOI-4 c. MM CUL-1 through CUL-3 13/71 d. MM BIO-1 through BIO-14 e. MM HAZ-1 through HAZ-3 9. Park Plans. The developer shall submit park improvement plans for approval and shall construct all improvements pursuant to the approved plans. 10. Landscape Plans. The developer shall submit landscape and irrigation plans for approval and shall construct all improvements pursuant to the approved plans. 11. Lighting Plans. The developer shall submit lighting plans for approval and shall construct all improvements pursuant to the approved plans. 12. Sign Program. The developer shall submit a sign program for approval and shall construct all improvements pursuant to the approved plans. 13. Public Improvements. The developer shall submit improvement plans for all adjacent public rights -of -way for approval and shall construct all improvements pursuant to the approved plans. 14. Building . Division. The development shall meet all 2010 Califomia Building, Plumbing, Mechanical, Electrical, Energy, Green, and Accessibility Requirements. 15. Fire Department. Plans submitted for construction shall be in compliance with the current editions of the NFPA, Califomia Fire Code 2010 edition, Title 19, and the National City Municipal Code. 16. Police Department. The developer shall implement the recommendations of the Police Department CPTED Review (Dated February 26, 2012) to the greatest extent feasible. The developer shall request a supplemental CPTED assessment as details concerning lighting, signage, security, maintenance, and office procedures are determined and shall implement the recommendations of any supplemental CPTED assessment to the greatest extent feasible. 17. Engineering Division. The developer shall comply with all Engineering Division requirements, including: a. A Hydrology study (100 year flood) is required. The study should consider the proposed project area to the closest municipal storm drain collection point. The study should consider the adequacy of the existing storm drain system to convey any additional run off. All Hydrology study findings and recommendations are part of Engineering Division requirements. b. The Priority Project Applicability checklist for the Standard Urban Storm -water Mitigation Plan (SUSMP) is required. If the project is subject to the "Priority Project Permanent Storm Water BMP Requirements" and the City Storm Water Best Management Practices of the Jurisdictional Urban Runoff Management Page 2 14/71 g. Program (JURMP), an approved SUSMP will be required prior to issuance of an applicable engineering permit. The SUSMP shalt be prepared by a Registered Civil Engineer. c. The Best Management Practices (BMPs) for the maintenance of the proposed construction shall be undertaken in accordance with the National Pollutant Discharge Elimination System (NPDES) regulations which may require a Storm Water Pollution Prevention Plan (SWPPP) for the project. An approved SWPPP will be required prior to issuing of a construction permit. d. All surface run-off shall be collected by approved drainage facilities and directed to the street by sidewalk underdrains or a curb outlet. Adjacent properties shall be protected from surface run-off resulting from this development. e. A grading and drainage plan shall be submitted showing all of the proposed and existing on -site and off -site improvements. The plan shall be prepared in accordance with the City's standard requirements by a Registered Civil Engineer. All necessary measures for prevention of storm water pollution and hazardous material run-off to the public storm drain system from the proposed parking lot or development shall be implemented with the design of the grading. This shall include the provision of such devices as storm drain interceptors, clarifiers, or filters. Best Management Practices for the maintenance of the parking lot, including sampling, monitoring, and cleaning of private catch basins and storm drains, shall be undertaken in accordance with the National Pollution Discharge Elimination System (NPDES) regulations. A private storm water treatment maintenance agreement shall be signed and recorded. f. A National Pollutant Discharge Elimination System (NPDES) permit is required for discharged of storm water runoff associated with construction activity where clearing, grading, and excavation results in a land disturbance. A construction stormwater permit shall be obtained from the Regional Water Quality Control Board. A copy of the permit shall be submitted to the Engineering Division prior to any work beginning on the project. A sewer permit will be required. A sewer study shall consider the adequacy of the existing sewer system. The sewer study recommendations shall be part of the Engineering Division requirements. The method of sewage collection and disposal shall be shown on the grading/drainage plan. Any new sewer lateral in the right-of-way shall be 8-inch in size with a clean out and the installation of a manhole in the street. A sewer stamp "S" shall be provided on the curb to mark the location of the lateral. h. A soils engineering report shall be submitted for approval. The report shall address the adequacy of the building pads, the criteria for any new retaining wall design, the maximum allowable soil bearing pressure. As a minimum, the Page 3 15/71 parking lot pavement sections shall be 2 inch A.C. over 4 inch Class I1 aggregate base. The street pavement sections shall be in accordance with National City modified Standard Drawing G-34. All soils report findings and recommendations shall be part of the Engineering Division requirements. i. The deteriorated portions of existing street improvements (including sidewalks, driveways, curbs, and gutters) along the property frontages shall be removed and replaced. j. Street improvements shall be in accordance with City Standards. Abandoned driveway aprons shall be replaced with curbs, gutters, and sidewalks. k. A permit shall be obtained from the Engineering Division for all improvement work within the public right-of-way, and any grading construction on private property. I. A title report shall be submitted to the Engineering Division for review of all existing easements and the ownership of the property. m. A cost estimate for all of the proposed grading, drainage, street improvements, landscaping and retaining wall work shall be submitted with the plans. A performance bond equal to the approved cost estimate shall be posted. Three percent (3%) of the estimated cost shall also be deposited with the City as an initial cost for plan checking and inspection services at the time the plans are submitted. The deposit is subject to adjustment according to actual worked hours and consultant services. n. The Final Map shall meet all of the requirements of the Subdivision Map Act, and the City of National City Municipal Codes including certification, acknowledgement, complete boundary information and monumentation. o. The subdivider shall submit an approval letter from Sweetwater Authority stating fire flow requirements have been met. If additional improvements are needed, the developer shall enter into an agreement for the water improvements with the Authority prior to obtaining the Final Map approval. The developer shall bond for the monumentation, the public improvements and the on -site grading, drainage, landscaping, and other improvements through an agreement with the City prior to the approval of the Final Map. All utility distribution facilities within the boundaries of the subdivision, and within the half street abutting the new subdivision, shall be placed underground. p- q- r. The Final Map shall be recorded prior to issuance of any building permit. Page 4 16/71 s. All new property line survey monuments shall be set on private property, unless otherwise approved. t. The Final Map shall use the Califomia Coordinate System for its "Basis of Bearings" and express all measured and calculated bearings in terms of the system. The angle of grid divergence from a true meridian and the north point shall appear on the map. Two measured ties from the boundary of the property to existing horizontal control stations shall be shown. 18. Wildlife Agencies. The developer shall consult with the Wildlife Agencies in the preparation of the grading plans, park improvement plans, and landscape and irrigation plans as they relate to habitat. 19. Dry and Wet -Weather Flows. The project design shall minimize the post - construction increase in dry and wet -weather flows and integrate on -site best management practices, such as grass swales and vegetated detention basins, to the greatest extent feasible. 20. Hardscape Areas. All trails and other hardscape areas shall use pervious building materials to attenuate post -construction surface flows to the greatest extent feasible. 21. Native Plantings. Non-native plant species shall be removed and native species planted where appropriate to the greatest extent feasible. 22. Integrated Design. Design team members shall work towards the desired green criteria to achieve a cost-efficient, green development, affordable housing project. 23. Energy Star Appliances. When available, Energy Star labeled appliances shall be used to the greatest extent feasible. 24. Water Conservation. Where feasible, the development shall strive to use low or ultra low flow water -efficient plumbing fixtures, native (low allergy) landscaping, and controlled scheduled irrigation at dawn and dusk to reduce evaporation. 25. Natural Drainage. The development shall be designed to clean and mitigate stormwater runoff and protect the local watershed. Page 5 17/71 Attachment 4 NOTICE OF DETERMINATION Environmental Impact Report State Clearinghouse No. 2008071092 18/71 iLED 1N THE OFFiCE OF THE COUNTY CLERK in Diego County on JUN 73 7111 JUN 73 7(1 ia1 Removed J ft 2 5 2°11 turned to agency on JUL 25 N(111 ,puty La Kesian Notice of Determination TO: County Clerk County of San Diego 1600 Pacific Highway, Room 260 San Diego, CA 92112 PLI11,11D Ernest J Dronenhurg. ir., Rturd@r CottlIEI f.:lerk JUN 2 3:2011 BY L. Kesian orptyry FROM: City of National City 1243 National City Boulevard Contact: Angela Reeder Phone: 619-336-4310 SUBJECT: Filing of Notice of Determination in Compliance with Section 21108 or 21152 of the Public Resources Code. State Clearinghouse Number (if submitted to State Clearinghouse): 2008071092 Project Title: Westside Infill Transit Oriented Development Project Location: 2200 and 2020 Hoover Avenue, National City, CA 91950 Project Description: The project is a 201-unit affordable housing project, including Paradise Creek improvements, park improvements and community facilities, on 12.75 acres owned currently by the City of National City and within unimproved street rights of way_ It will be three stories over at -grade parking. Project Applicant: City of National City/Community Development Commission Applicant's Address: 1243 National City Boulevard, National City, CA 91950 This is to advise that the City of National City as the Lead Agency considered that the Final Environmental Impact Report SCH No. 2008071092 for the Westside Specific Plan serves as adequate environmental documentation, together with any comments received during the public review process, and finds that this project was adequately considered by the Final Environmental Impact Report, which was certified on March 16, 2010, that there are no substantive changes to the project that would require further environmental review (CEQA Guidelines 15162 and 15168), and has made the following deterrhi::Goons regarding the project in FEIR SCH No. 2008071092_ 1. The project [CI will D will not] have a significant effect on the environment. 2. El An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation Measures [o were D were not] made a condition of the approval of the project. 4. A Mitigation Reporting or Monitoring Plan [ i was ❑ was not] adopted for this project. 5. A Statement of Overriding Considerations [1:1 was D was not] adopted for this project. 6_ Findings [I I were D were not] made pursuant to the provisions of CEQA_ This is to certify that the final EIR with comments and responses and record of project approval is available to the General Public at: City of National City Planning Division JJijA4I Martin Reeder Date: June 23, 2011 Signature: �- Title: Assistant Planner i.` 19/71 Not f Determination ity of National City TO: David gamer, Recorder/County Clerk MAR 2 4 �i� 10 LeSIao DEPl1N 1 go081 Nlitt uvg WftdrE 3I ED IN THE OFFICE OF THE COUNTY CLERK. San Posted Diego Couniy on 'AR i n{ 29)lt MAR 7 3n ovedPR 2; Returned to age cy o Firt� 2 i 1 mi ®;- Deputy a esia -- Notice of Determination Office of Planning and Research P. O. Box 3044 Sacramento, CA 95814 County Clerk County of San Diego. 1600 Pacific Highway, Room 260 San Diego, CA 92112 FROM: City of National City 1243 National City Boulevard National City, Ca 91950 Contact: Peggy Chapin, Principal Planner City of National City Phone: 619-336-4319 SUBJECT: Filing of Notice of Determination in Compliance with Section 21108 or 21152 of the Public Resources Code. State Clearinghouse Number (if submitted to State Clearinghouse): SCH#2008071092 Project Title: A Final Environmental Impact Report (FEIR), Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations was prepared to assess project impacts of adoption of the Westside Specific Phi and related General Plan amendments and Zone change designations resulting I rezoning from Light Manufactur. Residential and Civic Institutional -Open Space Reserve to Multi -use Commercial (MCR-I, MCR-2), Limited Commercial, Residential Single -Family, Civic Institutional, and Open Space Reserve zoning designations. Case File 2007-34 GPA, ZC, SPA, EIR Project Location: Approximately 100-acre acre east of interstate-5, west of National City Boulevard, north of Mile of Cars Way, and south of Plaza Boulevard, located within the City of National City, San Diego County, CA. Project Description: The City of National City has prepared a Westside Specific Plan and a Final Environmental Impact Report Assessing the impacts of rezoning the area from primarily a light manufacturing residential use to a mixed -use commercial residential, commercial office, residential, open space and civic institutional. The project area currently contains 421-dwelling units (single-family and multi -family) with approximately 1,457 residents, 142 industrial uses, many auto -related, and 17 commercial uses. Many of the residential structures were constructed prior to 1940_ In the early 1940's, the area was zoned Light Manufacturing and in 1996, it was rezoned to Light Manufacturing - Residential (LMR). The current General Plan would allow approximately 727 dwelling units with a total estimated population of 2,519, assuming that the industrial and commercial uses would remain. Many of the existing industrial uses are incompatible with the residential uses creating concerns related to air quality, traffic, and noise. In order to reduce these conflicts, the plan includes strategies for amortization of uses that would no longer be permitted with the land use changes, primarily auto body shops and auto repair shops The WSP provides two new zoning designations for multi -use commercial and residential uses, MCR-1 and MCR-2. Within the MCR-1, building heights are limited to three stories and within the MCR-2; building heights are limited to five stories. A third zone applies exclusively to single-family residential uses. This new single-family zoning designation, Residential Single-family-4 (RS-4), would permit lot sizes at a minimum of 2,500 square feet with a 35-foot height limitation. The; also incorporates three additional zoning designations Limited Commercial, Open Space Reserve, and Civic Institutional 1' 20/71 , of Determination of National City The draft plan also explores the feasibility of a project specific transportation -oriented development (TOD) within the MCR- 2 zone that estimates a build -out of 250-750 dwelling units, 295,000-450,000 gross square feet of office space, and 45,000- ' 65,000 gross square feet of retail space (not including existing development). The project specific development may include an adult educational center within the TOD area and relocation of the public works yard. Project Applicant: City of National City Applicant's Address:1243 National City Boulevard, National City, CA 91950 This is to advise that the _City Council of the City of National City as the Lead Agency has approved the above -described Project on March 16, 2010 and has made the following determinations regarding the project: 1. The project [0 will ❑ will not] have a significant effect on the environment. 2. I I An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. ❑ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation Measures [E1 were ❑ were not] made a condition of the approval of the project. 4. A Mitigation Reporting or Monitoring Plan [I I was ❑ was not] adopted for this project. 5. A Statement of Overriding Considerations [Ewas ❑ was not] adopted for this project. 6. Findings [0 were i 1 were not] made pursuant to the provisions of CEQA. This is to certify that the final Environmental Impact Report with comments and responses, Mitigation Monitoring and Reporting Program, and Statement of Overriding Consideration and record of project approval is available to the General Public at: City of National City, Planning Division, 1243 National City Boulevard, National City, CA 91950. Signature: Dale: March 23, 2010 Title: Principal Planner 21/71 Attachment 5 AGENCY COMMENTS 1. Mailing List 2. Department of Fish and Game 3. Department of Transportation 4. Environmental Health Coalition 5. Sweetwater Authority 22/71 DEPARTMENT OF FISH & GAME 4949 VIEWRIDGE AVENUE SAN DIEGO CA 92123 SWEETWATER UNION HIGH SCHOOL DISTRICT 1130 5TH AVENUE CHULA VISTA, CA 91911-2896 CALTRANS DISTRICT 11 OFFICE PLANNING MS 240 4050 TAYLOR STREET SAN DIEGO, CA 92110 AT&TAT&T 4220 ARIZONA STREET, ROOM 200 SAN DIEGO, CA 92104-1715 ENVIRONMENTAL HEALTH COALITION 2727 HOOVER AVENUE, SUITE 202 NATIONAL CITY, CA 91950 U.S. FISH & WILDLIFE SERVICE PACIFIC SOUTHWEST REGION 6010 HIDDEN VALLEY ROAD CARLSBAD, CA 92008 NATIONAL SCHOOL DISTRICT 1500 N AVENUE NATIONAL CITY, CA 91955-4301 CITY OF SAN DIEGO INDUSTRIAL WASTEWATER CONTROL PROGRAM 9192 TOPAZ WAY, MS 901D SAN DIEGO CA 92123-1119 COX CABLE 5159 FEDERAL BOULEVARD SAN DIEGO, CA 92105-5486 U.S. ARMY CORPS OF ENGINEERS 8775 AERO DR SAN DIEGO, CA 92123-1792 CA REGIONAL WATER QUALITY CONTROL BOARD 9174 SKY PARK COURT #100 SAN DIEGO, CA 92123-4340 SWEETWATER AUTHORITY 505 GARRET AVENUE CHULA VISTA, CA 91912 SEMPRA ENERGY/SDG&E PROPERTY MANAGER CP-518 8316 CENTURY PARK COURT SAN DIEGO, CA 92123-1582 23/71 Ray Pe From: Paul Schlitt [PSchlitt@dfg.ca.gov] Sent: Thursday, March 08, 2012 11:18 AM To: Ray Pe Cc: Kelly Fisher; Marilyn Fluharty; Patrick_Gower@fws.gov; Ted Godshalk; ebecker@waterboards.ca.gov Subject: CDFG Comments for Case No. 2012-04 LS, SC Westside Infill - Transit Oriented Development Follow Up Flag: Flag Status: Follow up Red Attachments: Westhill Infill notice.pdf rn Westhill Infill notice.pdf Dear Mr. Pe: The Department of Fish and Game (Department) has reviewed the plans we received from the City of National City (City) on February 24, 2012, concerning the development of the 201- unit affordable housing and public park project, known as Westhills Infill -Transit Oriented Development (Westhills Infill). We appreciate the opportunity to provide comments on this phase of the project. The redevelopment of the project site was previously analyzed under the Westside Specific Plan Environmental Impact Report (EIR), on which the Department and the U.S. Fish and Wildlife Service commented via a joint letter dated December 21, 2009. We appreciate that the Westhills Infill project includes many design elements that minimize project -related negative impacts on Paradise Creek, similar to the measures that we suggested be included in the Westside Specific Plan final EIR. Our following comments on the proposed project are based on our consideration of several factors, including: 1) our interest in the avoidance or minimization of potential biological impacts to wetland habitats; 2) the importance of protecting Paradise Creek's assimilative capacity for pollutants in runoff; and 3) our understanding that the City intends to incorporate green space within the development footprint. As reflected in the development plans, Paradise Creek bisects the northern and southern portions of the project site. The Regional Water Quality Control Board (Regional Board) has designated the beneficial uses of "warm freshwater habitat" and "wildlife habitat" for Paradise Creek, which is a tributary to Paradise Marsh and San Diego Bay. The Department encourages and supports programs that maintain a high quality of the waters of the state and prevent the degradation thereof caused by pollution and contamination. We anticipate that many of the broader goals and objectives defined by the Regional Board can be accomplished through compliance with those standards defined under the City's Municipal Storm Water Permit and implementation of applicable hydromodification measures (e.g., low - impact development integrated management practices). However, the Department remains concerned about the potential for project -related morphological degradation of the Creek. We are concerned about increases in impervious areas and the resulting changes in the velocity, volume, duration, and frequency of wet - and dry -weather flows. Over time, these changes can seriously damage stream habitats. Increases in flows from impervious surfaces associated with urbanization can result in: 1) stream bed scouring and habitat degradation; 2) shoreline erosion and stream bank widening; 3) loss of aquatic species; and 4) decreased stream base flow. We suggest that the project design (e.g., driveways, walkways and other hardscape) minimize the post - construction increase in dry and wet -weather flows and integrate on -site best management practices (BMPs) that would attenuate these flows to impacts on the stream morphology and habitats. Examples of BMPs for consideration should include adequately sized grass swales and vegetated detention basins. According to the Preliminary Grading and Utility Plan (Sheets C-3 and C-4) these water quality features are expected to be located outside of 1 24/71 biological buffer areas. Depending of how these features are designed they may provide supplemental habitat to support urban wildlife, which we consider a benefit to this development. We acknowledge that the Conceptual Landscape Plan (Sheet L1.0) includes notes that we had previously suggested be incorporated in this project. However, the development plan provides limited information on the specific BMPs proposed for this project. We are hopeful that the standards defined under the City's hydromodification management plan will be incorporated into this project. We acknowledge that the development includes public access along Paradise Creek and reiterate our prior guidance that all trails be kept out of the biological buffer except in areas of lower biological sensitivity, unless they will be restored with native plantings. If practicable from an engineering perspective, all trails and other hardscape areas should utilize pervious building material to attenuate the post -construction surface flows. The Conceptual Landscape Plan includes notes that a plant palette will be submitted as part of the building permit submittal. In order to address the adequacy of biological buffers and reduce development -related edge effects to Paradise Creek, we further encourage that either habitat enhancement or restoration be provided in those areas of the biological buffer along portions of Paradise Creek. Habitat enhancement or restoration efforts should focus on expanding the biological values of existing habitat and reducing detrimental edge effects from surrounding urban development (e.g., introduction of alien predators, increased levels of nighttime illumination, increased sound and vibration levels, and ongoing human disturbances to wildlife in proximity to Paradise Creek). For example, the Landscape Plan should include removal of non-native species and planting native species (upland species within the buffer, where appropriate, and wetland species in the creek and on the banks). For optimal results, monitoring and maintaining the enhanced/restored areas is necessary for a minimum of five years. Maintenance includes removal of any non-native species that become established, replacement of native plants that do not survive, and temporary irrigation or watering of native vegetation to assist in its establishment. Monitoring and maintenance of the buffer should continue until vegetation persists without irrigation for at least two growing seasons. We appreciate the opportunity to provide comments at this phase of the project. If you have any questions regarding our comments, please contact me at the number below. Sincerely, Paul Schlitt Staff Environmental Scientist Department of Fish and Game South Coast Region 3883 Ruffin Road San Diego, CA 92123 Phone (858) 637-5510 Fax (858) 467-4299 pschlitt@dfg.ca.gov 2 25/71 STATE OF CALIFORNIA—BUSINESS, TRANSPORTATION AND HOUSING AGENCY EDMUND G. BROWN Jr. Governor DEPARTMENT OF TRANSPORTATION DISTRICT 11 PLANNING DIVISION 4050 TAYLOR STREET, MS 240 SAN DIEGO, CA 92110 PHONE (619) 688-6960 FAX (619) 688-4299 TFY 711 www.dot.ca.gov March 8, 2012 Mr. Raymond Pe Principal Planner 1243 National City Boulevard National City, CA 91950 Dear Mr. Pe: RECEIVED MAR 1 2 2012 Community Development Commission Flex your power! Be energy efficient! 11-SD-05 PM 10.04 Paradise Creek (Case No. 2012-04 LS, SC) Plans The Califomia Department of Transportation (Caltrans) appreciates the opportunity to have reviewed the Plans for the Paradise Creek project (Case No. 2012-04 LS, SC) development application. Caltrans has the following comments: A Traffic Impact Study (TIS) is necessary to determine this proposed project's near -term and long-term impacts to the State facilities — existing and proposed — and to propose, appropriate mitigation measures. The study should use as a guideline the Caltrans Guide. for the Preparation of Traffic Impact Studies. Minimum contents of the traffic impact study are listed in Appendix "A" of the TIS guide. The Level of Service (LOS) for operating State highway facilities is based upon Measures of Effectiveness (MOE) identified in the Highway Capacity Manual (HCM). Caltrans endeavors to maintain a target LOS at the transition between LOS "C" and LOS "D" on State highway facilities; however, Caltrans acknowledges that this may not always be feasible and recommends that the lead agency consult with Caltrans to determine the appropriate target LOS. If an existing State highway facility is operating at less than this target LOS, the existing MOE should be maintained. In general, the region -wide goal for an acceptable LOS on ail freeways, roadway segments, and intersections is "D". For undeveloped or not densely developed locations, the goal may be to achieve LOS "C". The geographic area examined in the traffic study should include as a minimum all regionally significant arterial system segments and intersections, including State highway facilities where the project will add over 100 peak hour trips. State highway •facilities that are experiencing noticeable delays should be analyzed in the scope of the traffic study for projects that add 50 to 100 peak hour trips. A focused analysis may be required for project trips assigned to a State highway facility that is experiencing significant delay, such as where traffic queues exceed ramp storage capacities. A focused analysis may also be necessary if there is an increased risk of a potential traffic accident_ "Caltrans improves mobility across California.' 26/71 . Mr. Raymond Pe March 8, 2012 Page 2 All freeway entrance and exit ramps where a proposed project will add a significant number of peak -hour trips that may cause any traffic queues to exceed storage capacities should be analyzed. If ramp metering is to occur, a ramp queue analysis for all nearby Caltrans metered on - ramps is required to identify the delay to motorists using the on -ramps and the storage necessary to accommodate the queuing. The effects of ramp metering should be analyzed in the traffic study. For metered freeway ramps, LOS does not apply. However, ramp meter delays above 15 minutes are considered excessive. The data used in the TIS should not be more than 2 years old. Caltrans endeavors that any direct and cumulative impacts to the State highway system be eliminated or reduced to a level of insignificance pursuant to the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) standards. Mitigation measures to State facilities should be included in the traffic impact analysis. Mitigation identified in the traffic study, subsequent environmental documents, and mitigation monitoring reports, should be coordinated with Caltrans to identify and implement the appropriate mitigation. This includes the actual implementation and collection of any "fair share" monies, as well as the appropriate timing of the mitigation. Mitigation improvements should be:compatible with Caltrans concepts. If you have any questions, please contact Anthony Aguirre, of the Development Review Branch, at (619) 688-3161. Sincer, JAtCOB M. ARMSTRONG, Chief Development Review Branch "Caltrans improves mobility across California" 27/71 111 ENVIRONMENTAL HEALTH COALITION mmmmmmmmmmmm March 8, 2012 2121 HOOVER AVE., SUITE 202 • NATIONAL CITY, CA 91950 • (619) 414-9220 * WWW.ENVIRONMENTALHEALTH.ORG Raymond Pe National City, Principal Planner 1243 National City Blvd National City CA 91950 RE: EHC Recommendations to the Development Application of the Westside lnfill Transit Oriented Development. Dear Mr. Pe: Environmental Health Coalition (EHC) is a 3 i year -old nonprofit environmental health and justice organization that works in the San Diego -Tijuana region. Old Town National City residents have been working to return their neighborhood to a healthy residential community. The Westside Infill Transit Oriented Development (WI-TOD) is a reflection of all that work. EHC was thrilled to see the WI-TOD's conceptual plans that protect Paradise Creek, locate all the buildings east of the creek, and provide more open space opportunities. However, EHC was disappointed at the complete absence of sustainable design concepts. The WI-TOD's is a great catalyst opportunity to transform the Old Town into an exemplary sustainable community, which can place National City in the map as a sustainable City. EHC is supportive of a LEED certified WI-TOD, but urges the project to incorporate the following architectural and design concepts from the beginning of construction: eintegrated Design: cost-efficient green development projects bring together all team members from the start. All members need to work together towards the desired green criteria to be able to maintain cost considerations for affordable housing. Failure to do so drastically increases project costs. • Net zero: Zero energy buildings can be independent from the energy grid supply_ Energy can be harvested on -site —usually through a combination of energy producing technologies like Solar and Wind —while reducing the overall use of energy with extremely efficient HVAC and Lighting technologies. • Energy Star appliances • Widespread water conservation: low or ultra low water -efficient plumbing fixtures; native (low allergy) landscaping; reduce evaporation through controlled scheduled EMPOWERING PEOPLE. ORGANIZING COMMUNITIES. ACHIEVING JUSTICE. EMPODERANOO A LA GENTE. ORGANIZANDO A LAS COMUNIDADES. LOGRANDO LA JUSTICIA. 28/71 irrigation at dawn and dusk; and use non -sewage wastewater for irrigation and other uses permitted by code or local ordinance. • integrate healthy indoor quality: natural cross ventilation; low Volatile Organic Compound paints and finishes; low-e windows; formaldehyde -free insulation and cabinets; chlorine -free air conditioning; ample mechanical ventilation; and no carpets. Quiet, whole house fans to two -speed timing switches to remove moisture. Filtered fresh air intake ports in all living spaces and bedrooms to improve indoor air quality. • Natural drainage: a system designed to clean and mitigate stormwater runoff and protect the local watershed. • Green home guide and orientation for residents: provide all residents with a culturally sensitive orientation and training opportunities to explain and review green building features, operations, and maintenance. The greening of the buildings has been an outcome expectation since the Wl-TOD inception. EHC supported Community Housing Works (CHW) and Related as the developers because of their experience and commitment to sustainable affordable housing projects. In addition, the site received National recognition by U.S. Environmental Protection Agency (EPA), the U.S. Department of Housing and Urban Development (HUD), and the U.S. Department of Transportation (DOT), which highlights the sustainable characteristics and potential of the site. Community members understand a sustainable community is a healthy community for all. Old Town is a low income neighborhood of color experiencing the unhealthy consequences of unsustainable development. Residents know what is like to live with extreme levels of pollution and want to ensure the WI-TOD becomes an element of pride, which decreases environmental impacts. A sustainable WI-TOD will support the City's vision of being responsive to the residents and its natural habitat. It will place National City in the map as a green City able to protect a natural habitat while building dense housing that is sustainable from all aspects. We look forward to continue working with you. For questions to EHC requests and comments please contact Carolina Martinez at 619-952-4589 ext. 131 or email carolinam@environmentalhealth.org Georgette Gomez, Director Carolina Martinez, Policy Advocate Toxic Free Neighborhoods Campaign Toxic Free Neighborhoods Campaign 29/71 CC: Mayor, National City, Ron Morrison National City Councilmembers Community Development Executive Director, Brad Raulston Senior Project Manager, Community Housing works, Mary Jane Vice President Related California, Rick Westberg SWEETWATER AUTHORITY 505 GARRETT AVENUE POST OFFICE BOX 2328 CHULA VISTA, CALIFORNIA 91912-2328 (619) 420-1413 FAX (619) 425-7469 http://www.sweetwater.org March 6, 2012 Mr. Raymond Pe, Principal Planner City of National City, Planning Division 1243 National City Boulevard National City, CA 91950 GOVERNING BOARD RON MORRISON. CHAIR MARGARET COOK WELSH, VICE CHAIR W.D. 'BUD" POCKLINGTON JOSE PRECIADO MARIA RUBALCABA TERRY THOMAS JESS VAN DEVENTER JAMES L. SMYTH GENERAL MANAGER JENNIFER H. SABINE ASSISTANT GENERAL MANAGER Subject: WATER AVAILABILITY — PARADISE CREEK HOUSING 2100 HOOVER AVENUE, NATIONAL CITY A.P.N. 559-124-05; 560-260-03 and -05; 560-391-05, -08, and -11; 560-396-06-00 CASE NO. 2012-04-LS, SC (WESTSIDE INFILL TOD) SWA DEV. FILE: PARADISE CREEK HOUSING Dear Mr. Pe: This letter is in response to the Development Permit Application received by Sweetwater Authority (Authority) regarding the proposed 201 unit housing project within the Authority's service area. There is -a 10-inchi water main in the south side of 22nd Street, 6-inch main in Harding Avenue between 20th and 21st Street, and an 8-inch main in Hoover Avenue between 21st and 22nd- Street. There are no water mains fronting the project in Harding Avenue between 21st and 22nd Street, 20th Street between Harding and Hoover Avenue, Hoover Avenue between 19th Street and approximately 140 feet south of 20th Street, nor 19th Street between Harding and Hoover Avenue. Authority records indicate that there are three existing domestic water services to the parcels. Enclosed is a copy of a portion of/4 SEC. 158 that shows the existing facilities. At this time, the Authority cannot comment on the adequacy of the existing system to provide fire protection for this project. The Owner must submit a letter to the Authority from the National City Fire Department stating fire flow requirements. Based on this requirement, the Authority will determine if there is a need for new or upgraded public water facilities. In addition, the Owner must submit proposed water demands for domestic and irrigation uses in gallons per day so the Authority's Capacity Fees can be calculated; an improvement plan showing proposed and existing utilities, a plumbing plan (showing total fixture -unit count), and fire sprinkler plans, and calculations so that service sizes can be verified, and estimates can be prepared. Based on this requirement, the Authority will determine if there is a need for new water systems or substantial alteration to the existing water system. It is recommended that your agency work with the Authority to determine what facilities should be added prior to issuing a building permit. Please note that any new water services installed to serve the proposed project will require the installation of backflow prevention assemblies_ The fire protection system required for this project will require the installation of an approved Backflow Assembly fl Public Water Agency Serving- National City, Chula Vista and SurroundingAreas 31/71 Mr. Raymond Pe Re: Water Availability - Paradise Creek Housing Page 2 of 2 March 6, 2012 on that system. Water facilities cannot be located within three feet of the edge of driveway aprons. A ten (10) foot horizontal separation between sewer and water laterals is required. If the Owner provides the required fire flow information and enters into an agreement with the Authority for water facility improvements, if required, water service can be obtained at approximately 96 p.s.i. If you have any questions, please contact Ms. Laurie Edwards at (619) 409-6758. Sincerely, SWy=ETWATER AUTHORITY ector Martinez Engineering Manager HM:LJE:ss Enclosure: photocopy of 1/4 SEC. 158 map cc: Mr. Robert Hernandez, Fire Marshal Chula Vista Fire Department 1200 National City Boulevard National City, CA 91950 Mr. Rick Westberg Related 18201 Von Karmen Avenue, Suite 900 Irvine, CA 92612 Ms. Mary Jane Jagodzinski Community Housing Works 4305 University Avenue, Suite 550 San Diego, CA 92105 Mr. Daryl Kessler C&V Consulting, Inc. 27156 Burbank Foothill Ranch, CA 92610 Mr. Miguel Alvarez, Sweetwater Authority !:\engr\Dev\Paradise Creek Housing (was Westside Infill TOO Pit)\Cor\Ltr - Water Availability - 3-6-12.docx 32/71 M M Attachment 6 NOTICE OF PUBLIC HEARING AND LOCATION MAP Mailed to 45 property owners and 45 residents 34/71 CITY OF NATIONAL CITY — PLANNING DIVISION 1243 NATIONAL CITY BOULEVARD, NATIONAL CITY, CA 91950 NOTICE OF PUBLIC HEARING TENTATIVE PARCEL MAP TO DIVIDE SEVEN PARCELS INTO FOUR PARCELS AND VARIANCE TO EXCEED THE MAXIMUM FLOOR AREA RATIO AND TO REDUCE THE MINIMUM DWELLING UNIT SIZE FOR A 201-UNIT AFFORDABLE HOUSING PROJECT (WESTSIDE INFILL TRANSIT ORIENTED DEVELOPMENT ("WI-TOD"), ALSO KNOWN AS PARADISE CREEK AFFORDABLE HOUSING PROJECT) Case File No.: 2012-04 LS, SC Project Location.: Assessor Parcel(s): Project Applicant: Generally south of 19th Street, west of Hoover Avenue, north of 22nd Street, and east of Harding Avenue 559-104-10, 559-124-05, 559-125-15, 560-206-03, 560-206-05, 560-391-05, 560-391-08, 560-391-10, 560-396-06 Paradise Creek Housing Partners, LP The National City Planning Commission will hold a public hearing on the proposed project after the hour of 6:00 p.m. on Monday, May 21, 2012, in the City Council Chambers, City Hall, 1243 National City Boulevard, National City, California. The Westside Infill Transit Oriented Development (WI-TOD), also known as the Paradise Creek Affordable Housing Project, is a proposed 201-unit affordable housing development on the site of the current National City Public Works Yard and an adjacent former bus charter site on the east side of Paradise Creek. The project includes the expansion of the Paradise Creek Educational Park on the west side of Paradise Creek. The tentative parcel map would divide seven parcels into four parcels and allow the development of the proposed housing on the east side of Paradise Creek and the park on the west side of the creek. The variance would allow the housing project to exceed the maximum 0.60 floor area ratio (floor area divided by lot area) and to reduce the minimum 600 square feet dwelling unit size for studio units. Under separate application, a partial street vacation is requested to accommodate the project. Information is available for review at the Planning Division. Members of the public are invited to comment. Written comments should be received by the Planning Division prior to the public hearing. The Planning Division can be contacted at (619) 336-4310 or planninq a(�.nationalcityca.gov If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the Planning. Commission at, or prior to, the public hearing. NATIONAL CI PLANNING DIVISION BRAD RAULSTON ixecutive Director 35/71 a. Q z 0 H a 0 0 J Attachment 7 PROJECT SITE AERIAL 37/71 PROJECT SITE AERIAL Project Case No. 2012-04 LS, SC (Westside Infill Tryp*Oriented Development) No Scale Attachment 8 APPLICATION, TENTATIVE PARCEL MAP, AND PLANS Full-size plans are available for review in the Planning Division office 39/71 PLANNING DIVISION 1243 NATIONAL CITY BOULEVARD NATIONAL CITY, CA 91950 (619)366-4310 planning@a,nationalcityca.gov STAFF ONLY Case Number b04 445 )6C_ Filing Fee $ Receipt No. Date Received 27/L6f 20/23y��Th Zoning Designation /(fee-Z/)6P U.G New or Modification Aif7t Related ases INS�i die .SFee C#-26°6°7/py2 E.A.F.. Required 5� DISCRETIONARY PERMIT APPLICATION Amendment Annexation Approval of Plans Certificate of Compliance Coastal Development Permit Code Amendment Conditional Use Permit Historic Site Designation Interpretation Initiation SUBJECT PROPERTY ADDRESS: Address: 2100 HOOVER AVE. NATIONAL CITY, CA APPLICANT: Nanle:PARADISE CREEK HOUSING PARTNERS.LP (Please type or print) Address: 18201 VON BARMAN AVE, SUITE 900, IRVINE, CA 92612 Planned Development Permit Planned Unit Development Specific Plan X Street/Alley Vacation Substantial Conformance X Tentative Parcel Map Tentative Subdivision Map Time Extension X Variance Zoning Map Change Signature: RICK WESTBER, A 559-124-05-and 560-206-03 and 560-206-05 and 560-391-05 and 560-391-10 and 560- 391-08 and 560-396-06 and 559-104-10-00 and APN:559-125-15-00 THORIZED SIGNATORY 02/15/2012 Date: Phone No. (949) 660-7272 Fax No. (949) 660-7273 Email: RWESTBERG@RELATED.COM PROPERTY OWNER(S) of all property included in this application: (Attached extra sheets if necessary). Name: City of National City Signature: (Please type or print) Brad Raulsto Address: 1243 National City Boulevard, National City, CA 91950 Phone No. (619) 336-4421 Fax No. Email: rpe©nationalcityca gov c/o Raymond Pe 40/71 PROPERTY AND PROJECT DESCRIPTION 1. PROPERTY DESCRIPTION (fill in blanks) Existing Proposed *Nine (9) total parcels, of which seven (7) No. of parcels e909)* 6iNE(6)t` would be remapped into four (4) parcels. No. of units/suites N/A 201 Building/suite square footage N/A 192,565 RESIDENTIAL; 6,502 RESIDENTIAL SERVICES; Parking spaces — covered N/A 285 Parking spaces — uncovered N/A 51 ONSITE, 23 OFF -SITE (HOOVER AVE) 2. PROJECT DESCRIPTION (ideas for description are bulleted below • Purpose of request • List license/permits required • Number of bedrooms • Number of employees by governmental agencies • Building height • Hours of operation • Live entertainment / karaoke • Setbacks • Days of week open to public • Types of alcohol sold on site • Private open space per unit • Neighboring uses • Unit square footages • Common open space The development shall consist of a two phase 201-unit affordable housing community on approximately 12.75 acres in the City of National City. The property shall be developed in two phases, Phase I consisting of 109- units and Phase II consisting of 92-units. The property is bordered by residential and light industrial/ commercial to the west, residential and Kimball Elementary School to the north, and light industrial/ commercial to the east and south. The existing Paradise Creek intersects the site and generally runs from the northeast corner to southwest corner of the site. The recreational facility for both Phase I and Phase II shall include a community building, office areas, 'multi -purpose room and miscellaneous other uses. Laundry facilities will be included within the Phase I site. )3utdoor amenities for Phase I will include bar-b-q pits, a tot lot, and an open park area. /The development of the Project shall include the improvement of the Paradise Creek Parcel and expansion of the Paradise Creek Educational Park. The development of the Project shall also include enhanced streetscape along 22nd street connecting the development to the existing 24th Street Trolley Station located at 22nd Street and Wilson Avenue. The proposed parcel map would remap seven parcels into four parcels. Proposed Parcels 1 and 2 on the east side of Paradise Creek would correspond to Phases I and II, respectively. The proposed street vacation would vacate portions of Hoover Avenue and Harding Avenue to accommodate the project design. The proposed variance would allow the project to exceed the maximum floor area ratio (FAR) and to reduce the minimum dwelling unit floor area. Discretionary Approval Applications Revised January 13, 2011 41/71 PROJECT SUMMARY ZONING CODE SUMMARY PFUL5E0NE BUILDIN01 BUIlDIN03 wlr mt N'D uMb %w Torµ 1 DIME% NO UNITE sa Mu, ND0 U010 IBo fur o EGT 1113 Leo HAT nx I us i n a E315 TOTAL ONE 105E TOTALm 10 9 ,x PHASE alum NO UNITS y,pf_112A9 SrLro1D e IRO fur 23 Jeo Fur If 1R010 % 1150 COVERED PARONC 163 SPACES TOTAL PARTING MED PANG 51 SPACES 111 SPACES II MO UL1uLO.°I BUBDIN04 Ltli.1011 0o Iw119 %OE TOTAL uNir mt NO.UNUE 1L21.IQ26. 5]1R110 6 '1UIVO 6 IT% 1110 ELM M 100fU5 LBO RAT 9% 2eD IN S LeNT 01N5 % O rM 1.0_ 15E 2 S lot. ICON ICON 0. PHASE MO TALS UNIT Olt 001011E X.2E15210L SrwlO 180 TUT Igl eo TH1 MO 1 ut % iiiv uou COVERED PARMNG ILL SIT/Afr, UNCOVERED TOTAL WANCIONL I21'PACES PROJECT TOTAL 3011, lt 601NIr5 %TOTµ STUDIO % IRrut Teo 300 Xr E, 9% 1 x TOTAL 181 Imx COT.. PARTING WS SPACES DWELLING UNIT ACCESSIBILIY SUMMARY IuIlnlNc0I s ..AA! MUEN.1rv1.6, unATOR SEINED 6u1LDINcs. ALL TH p! BUIIDING9 W66 0l MAPTABLf PM ACCESSIBLE LLIDINGGO EL3u1MMlNR. BugNNG!26N rMITE ARAAsOSIT euau ACCESSIBLY ew0O c 020f BEGIUULLEMENO PAOD T ON THEN HEHroLL N000IREMfNIS TOR ACCESSIBILINMR P OF UN!, WILL MTV ufAs T110 6D 1 % • A 2 2 b IX! 1R01550 PROIOCT CONSISTS OF 201 UMTS Of NEW AINDRoMIL RESIDENT SEIM., AND A LEASING GINTER, AND %ADCODMMUNI. MOM LOCATED ON INF WEST MOE OF PARADISE CRE/12. INT.ICT.00. 2100 HOOVER AVENUE NA ZONAL GIN, a 96950 NESIDENIILL6 SIMAARUb ACRES RUB. PAW SIR LDM: WSSTSIOE FOOD USE 2ONE DEVIEOPM]M STANDARDS PMLO. 1t4iJeE4 FROND. RLDGAMt 10 Vat sii.Ga.061410L W�RL. alR rev BLDGSEIWAGN MOM SIDE 1.03 Pl, IB EELS BLDG SE1•eAOs FROM REAR P.A. 5 10 9 10 Ff. . IN. DISIANCL BETWEEN BIDW CSONO EEO 10 FELL ♦ MINMUM DIMITY ]E0.WACA! MIONEUM WASP 0.u/ACxE WA.. MICH TDTONes SSSORIW6 WI !STORES. ]I COMMON USABLE OPEN SPACE MO0.fA.U. TOTEST PRIVATE USABLE OPEN SPACE 75 S.EA.U. 77 06/DATA MMVAUM FLOOR AREA PATIO 0.6 0.55 MMLMUM DWELLING U. SILL bM s,P. EIS ST DWELLING UNIT, i% a sN0101ION Slit Mal OS Sr ALO ONE seopo0M FAT 61051T Aa ONE BEDROOM TNT ONE IIOROOM MT BID TAO BEDROOM.. 055 51 02.0 TWO Il0RO0f201 11.0 MO Miaow TONMHOUSf 11AIOIFB. Iwo INDSoosi TOWNHOUSE 9 BSD E RED lwuwo MTOWNHOUSE 1,620 SF CAC THRETWOE BEDROOnr0I_0T se I11 91 C3.0 THRLL BEDROOM TOwNHW'E III SF 01.0 THREE BEDROOM G BEDROOM TOWNHOUSE OTOME I C«1 <ROISIO LEVEL P00616W1<OURTs 13,0005E PODIUM Was CWRNM05 HR71.1101 PRIVATE PANDi1 10,EM SF WOEN LLSMxCESINCLUDFS PAV1uga 1005 SF NGOPEN SPACE oiu 1GwM 11001P99531 AM..of COMMON OPEN PACE PIA DWELLING UNIT SOTS{ PRIVATE OWN WWI PORCHES! PATIOS MIA Of MIVA2! OPEN SPACE PM OVVEwNC unit 60010 FLOOR ARIA °WELLING UNITS 0.1.10INI MAN. (LOUNGES, GUXDWES,!ICJ ORCUUTION WS, EEC) 303511.1 BUILDING 'DEVICES A Unilles 73 S5 0010.0 PABONG 66 JO SF TOTAL fNCLO'20 ALL. i PATIO OF ENCLOSED BLDG MG TO TOTAL SITE ARIA 0.95 oNSllt PARKINCPRWIDIO C 51 OMMSPA.. RAGE 6 CARPORTS, 1B'SPACES Es PANG OF DN.NIE PAWING SPACES TO DWELLING UNIR 1.6T OfASITf PMMNG PROVIOIO ]]NO 5STRLL11iV E5 SPACES onuHceeo wrJ9 SPACES RATIOTOM eusNceswrtc Wes 79 TOTAL PARTING MOND.D INCLUDING 33NO LL. 6 XOOVER AVE RATIO Of TOTAL PARKING 97AC41EO DWlWNC UNITS 1.s0 PARADISE CREEK IS,/ aeNDWIlA5wN'4OD 200 0611W, C.WWI. S0112 MAIM. 1510b5ASJ!1 RxW 00 NATIONAL CITY DRAWING INDEX ARCH DRAWING SYMBOLS DEVELOPER LOCATION MAP yENEPAL DILL SHEET PROIECT SUNINIARY 10122 C1M PRO9OPOSFOANMNC CE.00 PREUMINARr 01ADINC6 URUN PUe1 U.00 ...PURE QUOIN°a UTILITY PLAN 61.00 CONCEPT LNOSCAPE PU16 NECIUID M 0IHOD CHITECIURALMIEPUN• MORIHIORUON Il PUN. SOUTH 9092012 A1.W RESIDENTLµ DANCES A(LASING COEDIT BLDG PUN BUILDING I PUNS • MILLS 1 A 2 CODING PLANS • LEVEL 2 A1.113 BUILDING PLAN • LEVEL I BUILDING PUN •LEVU2 wE • LEVEL 1 BUILDING PLANS•rrtLSI 61 toe BUILDING PUNS. LEVEL" • BUILDIN• G PLANS u nC •0 BVI DIHC BVIIDINC 1 ALLOW STUDIO 6192DR0us 2.6.02 UNII ELAN BEDROO NII ELTAAN' TWO BEDROOM TWO BEDROOM PUN TWO6 TRILL OROOM P POLL BEDROOM 06 UNIT PLAN NMI AMMON .9022.66.4 R 1-NIT MOO. N.. Waal NM uN.nAwN.w.M Y:.A..Ra A,En....,.A.1A.T RELATED 111201 VON NAWN.. SUN! 900 IRVINE CA 91612 CONTACT. RICK WESMMG 191%660.7.T1 63 106. 011111 COMMUNITY HOUSING WOR.13E0 UNIVERSITY Surf 550 U 92101 CONTACT: MATONANE NCODLNSM 9HON LM,VL.I: 20911911395be0 DESIGN TEAM ANCHmCT MICA ARCHLLEGTS, 1651 PH AVLL. SUITT 100 MOW., GA 9E612 CONOCI': CURTIS CANTON, PRINCIPAL MAsC%L CHAO, PKG.MNGR TALI. mNW10n0.m02 cm NONE. 3Te55000I009".6EC. CONTACT 0,951.6620.LL LANDSCAPE ARCHITECT SNRLOIXIOIWFE 2122 MANG=SMLLI SAN DUO.a 12110 CONTACT: MO B6AIKON, MOUCTAKVG PHONE 161916J1.b9 Consultants: G meDe1NURIl5.l1W. F00002 RN1M1.oA Bn010 IPURIOGL P0IWIPA 113P N.CA 4Aell an ol.00. 9.u o PARADISE CREEK GlbnS Related California Woe,Woe,0.1 Ge2O1] nAVOW., suM SOD Stomp: JOB Nembes 1000 Doom No OW NS CII902d0 MC DON N/IS Sale. MS TITLE SHEET 0 PROJECT SUMMUN SPAN G0.00 NOl.Fory r101On Ii�.EGALpDDESCrt)l �REI tstg Al iert 1 am. 3.30 WJ TI b svv 01t4 3I88 b BYYOM0 rat!H"sf'.71'�n m .02 &il S� p [•ASO N.sB 49100 NL MV 10rt4 lK NSNBY MACH 1Mln 5 A�uu�ipEla°dwi a �s�q�, �,{��gmq�(tM M4.14 1n 1a'A, n Mo� i�Zc' 14. Aer Fora *a4nr oa,•m IA MMm E M Pp. .cR MAm • gligliaf�a �an�' A nvld i d"dm-ii'i K MACH 1: raffIANGIV 1121 5'ri+° 'P441 %t.I m.AAal!%Tee' aov7-7o re 1.106.2 M 000004+160 ®f>mACC04121 sexan m11Ourz ▪ nx.-m M 202420 xac 5mown flu EACFMFNT INFORI/AT70 & 32 930 05 a 0064.3 501014�4 AI15m5; mn5aa My 11. 11r1 M IMSPMBHr 040 • r,G0 001906016. A 02.06101M ARCS A , 1.1 5M1 11VC 6nw0 00 64111 NW or 101 MI6 .066 •IXA M MOW w.10I 10 WON. 10411 Aa40 000.w. 0ASa0 f e.000 wl 1wm.H OMU MO n5CM4 ROO. 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ARCHITECTURAL SITE PUN • SOUTH PORTION A1.01 _PREUMINARY- NmfmLembuWen lot 101 t41 101 I RESIDENTIAL SERVICES BUILDING • GRDUND LEVEL ENCL09E0 AREA:4.020 SF I/e' • 1'O' O Pyalok A rchil Inc. sell 1e1r0e02M04a4200 ON0101.C•2an 1.0112 1101661010010144NSIe701 nvonoMolown Consultants: csv an.unlre, Ina. FoagNR.Iw0LCA 02010 BRU L002122 ce A2iell Ben Dle.v, CA 0110 PARADISE CREEK ENTITLEMENT SUBMITTAL RI•nl Related California IM221 Von Kamen Avn., Sue• 000 02BI2 R•v2bnSN•e4N R•v� Wla Ne. Sumo: Jnh NumOer. IEOe Dann 00 CW/RS COWM01 MC Nor 7n/12 Seals:12'•1'.0' RESIDENTIAL BERY.CES 0 LEASING CENTER BUILDING Sheet A2.00 NolFo0ConeuWon ENCLOSED MEW I2,212 SF BUILDING 1. LEVEL 2 lne . l•. Q ENCLOSED AREA 0,041 Si BUILDING 1 • LEVEL 1 1/1O'•PO'O eulaln01 Um S2M0ula Dep.mMlp I Nerve I Court dm eebmm FMI At.0 21 Om Babocm Pm A2.0 wo BNmwn Wm Two BaOmwn FMl 131.1 B2.0 TIma BKmnn FM1 C00 0 0 1080L OWO WNO VNT0:40 TOTAL ENCLOSE° MBA: 21.0O1 Si Pyatok Architects, Inc. 11.101)41, I111tE07000An9.9•0JM 100 00.0 CLMa:L 91012 elo.N62O1o.I e10...iin .5Maia0Lmn Coneultanle: C6V CemuNm.lm. F2a0a011 RNal20 CA 02011 0PURLOCKPOIW0R 1122 NlmrA 9O6•l 9m O1.2e. CA P2HO PARADISE CREEK CIMn[ Related Califomla 0201 Vim Kvmn0wnw, My 000 Mm, 0A92112 R.0NMn SN.UUM On. Jab NumP.r. 10Oe On0T 02: CW/Ke Ctmcimd y. MC D0M: 2///12 Sul.. IOC • 1w• BUILDING I PUNS • LEVELS 102 A2.01 Net{ohCom,N05e0 BUILDING 1 -LEVEL 3 O 67) ['yawls Architects, loc. 1111 rkohAkI .EVN 3W ObM. CeNNI NMI swam,' 0l8le.10EwTe 1 Consultants: GV CPnwNtp, Ina 331SIlIR.0 FO0pl1 WeM.GB181e 5PYPI-0CNPBINER 3133 Nenmce0oeul B.n OIe35,G 02110 PARADISE CREEK cow Related Cellfomle I2Ie39.01,GVane2e13N.,? flwnu, auto o00 Roman BdrMUN Rol Wu. o. Del. Jab Number. 100e Br tom ey. CW INB C1✓.2W 111 MC 3/1113 Bcelc I118'a1'd rUe BOWING PIANB.LEVEL 3 A2.02 Net.ForreonenOon ENCLOSED AREA:12.119 Si BUILDING 2. LEVEL 1 O 1110, Do. BONN02 UM Bawduro 0.0.00enl 1 Nem. I Count iw BWmow TownMao 19 wo Badman Town.. 0. .0 Two Bedroom M 139.0 Badrwn Tawnhoum BB.a no Bedr00000 Townhouse 912.2 Thor Badrwn TowYnw C2.0 Throw B... Rol 09.0 TV. Badman RA U.0 Tarr Badman Tnwnhow C9.a to .... B.drwn TowMmw. TN.. Badman Tawww. COB C2.2 TOTAL DWELLING UNDS: 92 TOTAL ENCLOSE° AREA: 120.321Si t0 lolo nT.dtr.o, Eru. loll T.KMIONNNA.9da200 0.1W, COW. WMM 210242212 01910.220.13121 Consultants, 040 BVMBMMa,Ilw. 000Nl0R6000A22a10 I119.1121.0012 0013IBR 2122 Maw. Musm 0111, 0100o. CA 22tt0 PARADISE CREEK ENTITLEMENT SUBMITTAL CIOND Related California 192a1 CA a nawlw. sua.900Re wino, Ian a.wd l• Olemo: /Otl NVROn: 10011 Orerm* 0y//KS CAre.d trY MC Dew 2/2/12 00..: 1/1C • 1•m 0Ne BUILDING BUnBB • LEVEL 1 A2.03 Nelfelto strwYen II III III III ®_ III I I •IR T� NR,s• n1,: ;;au m:;; ;;m IIC •--.i.Y► '::,,,� � Rio f21f1 2t101 f}lpi --- - f2101 pilf0 -- 11f1 f2101 f2101 --- flfJ fF101 ---- - �I IIiali11i11��11�111hala1al\II ilalillill °M Nn'n � N.e ina Ina Ina Na Ira I.e I ENCLOSED AREA: 21.119 SF BUILOING 2- LEVE12 1'ynlllk Arillite co., In1. 1111 iS.gw$AMM, SW 201 OaW, CYb. 641112 910Nxi010p1110161.16i11 wlw.gn.k9m Consultants: Csv Cat-uur.9, mF. FiISIIIFMtlMLCA9IB10 2PUPLOCIC FGIPIFA 122 Mono. SOW Son Dips. CA 02110 PARADISE CREEK Related California I30203 Von CA92S12 nMonu., Sues SOO P.WNn Swain. Pw� Wu. N,. Om Slams: Sob Nwrda 1000 Dman021 CWIP9 CnM,a V! MC D.I.. 2/I112 ac.I.: 1I1111•11-0' iN. BNLDIN02 PLANS - LEVEL 2 ENO A2.04 Na.1Fu1Ponbu90a IIIINIIIIIII III' still ENCLOSED AREA: 18,627 SF 4 111111111111F11• BUILDING 2 • LEVEL 3 O Pyalok A rrItiteels. le,. 1611•1•• 1,Ar.KA.•88. OM., 411b.., NM 610.6610108/018166.6161 nnnptlLtmn Consultants: CAN tenn.Onp.Ina. VIM aebr# Fw111 R.0*o CA 02010 8PUPLOOK PORPR 2122 Hera. Wee Son oleo• asM PARADISE CREEK Client Related California 16201 Von Kam.., Aver.. Me P00 In., CA 0201] sump. Joe Wm!.. tape Droolbt, OW/Ka CPw6Mey. MC Nina 9•1,: UICa1'o• 7/06 BUILDING PLAKS •L0VEL3 9M, A2.05 -PRELelroeumVm ENCLOSED AREA: 11,P2I 6F BUILDING 2 • LEV.EL 4 O vle•ra• 1 ryatok Ar.-llil•ils, In•. 1811 M4R•, 6W000 0..4 CON. 61117 610.156.10100161046&66/61 rwRry 44F0 Consultants: 21156 Bs="°•IIw. F001101FwA,GBp610 BPDRI.00R PDIRIPR 2129 Hancock BO••I B•n DINP. CA e2110 PARADISE CREEK m <g • 8co u� o z ENTITLEMENT SUBMITTAL Gent Related California '6301 CA Von Rylun Menw, BUW P00 M, 6M1R R•NMR Schedule Na.l Ww I D•1• Bums: Joe NumA•F. 1606 O14611 CW/RB CNrxp 0y. MC 0.1•: N/10 Buie. 111V • PV 11116 BOILOINO2 PLANS• LEVEL• BM•1 A2.06 Nolforlc1Reu4m 31..) le L. ENCLOSED MEA 25,200 SF BUILDING 3 •LEVEL 2 O ma.Iw• Y ENCLOSEOAPEA 17,0008F BUILDING 3 • LEVEL 1 Ina• e ra• Q ] un1 u,eGr O.pwnwd Neme 1 Court Ono Bmmom Flat Ai.O Two Bearoen 70.Mouse BOA 11 Two Seamen Townhouse 101.O Two Bedroom, he Two &drum Twee bue 08.0 Two Badmen Gs BT.0 Two Badmen Townhouse Thew. e.drmn Townhouse 08.0 RC Thew Sodom FIN 03.O Three Bedroom Gs Mee Bedroom TwMOue Cd.O Nee Seamen Twmnodle CA.O TOTµ OWELUNO UNITS: aT TOTAL ENO-GEOM.: 02.271 Bf Pys sok Are hi t retl, Ina. 1e11 TO.9246 nnr,LJb200 O4JW tuOri W12 e1O0410114011.186187e2 wewyelan Consultants: PilEO1 to ,Im, fmeNl Pwc0 CA62B1O 3111111LOtle wBBell 2122 Ner J130. &n E.G. CA 02110 Vim Related California 1B201 V00e2B120.rmen Mom. B08e 0OO 1Mm,CA Peri•bnach•Gla ww I ore Stamp: Jon Numnea 1008 Dtwmb% CWIOS Den. 0/7/12 9Pr.: I/10. • I/O BUILDINO3 PLANS • LEVELS 162 Sheet A2.07 Ne1FOrG0,w1G0en TL/8S Sm G •m III III� __ -_ j 1II„� 181111II 3 it 11111111111111111 z - IIIII1141311MEM ni s w D' IV Q CO o f. E z$ a = i 5 i $ m o_a T f i � I . g 'a m e s ; S. PARADISE CREEK 2100 Hoover Avenue Nationai City, CA 91950 ENTITLEMENT SUBMITTAL R slz e 2 's jg - s ENCL09E0 AREA: 11,009 9F BUILDING 4-LEVEL2 mr.1•a0 ENCLOSED AREA 1.1119F a 1161 • �� _ 111111111.11111111 IIIIHI ■ �II��' L� � II �� — ■11��t■I BUILDING 4 - LEVEL 1 ® 1.021n11 UnX &N.OUY 0110Wn.n1 1 Nemo 1 C.N . 9tlma15 Fal Wm.. A1.0 Two 0.11mmflq 01,0 22.0 TMr e.0mam FlO C1.1 9.10 91.0 TOTAL OWEWNOUH129:01 TOTAL ENCL09E0MFA; 20.422 SF ry 1u1: nTL 11i1., , 1e1. 1111 100 09 04C 12021N11 110116101101610N616T/1 wwN+.lL Consultants: CAN .116.112.1122. F2160 swam( 0A11 RNOL CA22110 62•0121.0011 POW. 2122 Haw.90x1 8. DY10, CA felt PARADISE CREEK owe Related Califomla 10 01 c0n Hvm.n AR.mw. 02U 000 l n., A1te14 P...n 6.hw.Y 00. 94m0: 1006 :100:11:11b,1111111, Cw1H9 wnr. Yc Nn2 gull mat • re TY. e11ILDIN01 KAM • LEVELS 162 9u.1 A2.09 NufuL0n0R5N EN0LO9fb AREA: 10,601 SF BUILDING 4 • LEVEL 3 Q Ilir•10 o11610gp6Amnw,aN5200 COWHO w12 61116530100151046625/61 x'n'n'A�.=mli Consultants: EeConmAlM, Ine, Fooe0lRent,CA 02010 B%IRLOCN PoIRIFA 2122 Hence Street San D... 62110 PARADISE CREEK Glont Related California IM11e� CABM1= 0Awnw.SURe000 RRWwn66NMU1B sumo: Joe NUT., 1008 13nM3011 OWJKS Cnecve0 W. MC Om: 2Z12 Bun: 11/6 a 0.06 1100 BUILDING 4 ELMS • LEVEL ] Sheol A2.10 NW{ur.CauNWon Y / ■ . /OKIY M r am as.u1i1� i1n1 /wul�u OWE 7.7 IIIU111J a j nsi dlml IIO ill II ,1I1111 1111111111II1ii. IIiIt1111•'.1; Millie IJiii Il11 it: III IIIII_I BUILDING 1 • NORTH ELEVATION rne•a•Q BUILDING 1 - SOUTH ELEVATION O 1n6• • ra• 2 r11Riu,. 6` I 1f [1L•• 8 ■K . r:9w'mums .. .• no!: 6� 22ND STREET ELEVATION - SOUTH ELEVATION L6a•. ra Q TYPICAL EIEV UTIONS eHOW N PoK BUIIDINO I. BUILgN0191MILAK. antl ill gong y1 111 wimmil • u sum Si • u' ALI IL 16nTK 2121. .9W160 0111f1041m2 14612 61028610102161040616761 xn'xAtAalmn Consultants: 9V GnSKOq, IDc. 27166 Bub6k E72.11,1*, GA 92610 SPUKL0OKPoIKIHI 1f2R HemG 9172a1 Sn DIa0c, CA 02110 PARADISE CREEK Related California 10601 grain?"""'" 9u4 000 Sump: JnO Numoop 1006 Dr0.m W. MP GOa4Mb0 MC 0an: 2nr12 Scale; NHdAWa Txa BUILDING 1 • ELEVATIONS • 22N0 6712EE7 ELEVATION 8401 A3.01 -PRELIMINMY- N01fanCgnbWOn cv/ort Fran 02.04[0eMeO TMa cnVOenWaxwu 90.4010„I01 rw CMu[n14[I v[N, rtAauuRvn cCVMrWlte reex at : ,'J III- I[ illl III malllt UIIgN lime ul 1111111' 111l 1111 iW1111 1111111' IIIII 1.411 BUILDING 2 • EAST ELEVAIDN T v1ee1'a'Q AMIN 1,1 r•■Mma(t1i - :.r _nllllfll'I :-2Ata' r�� ,■�Y� .rI (IIIIIIII. �I�r.ir�ii P; /i I/Iii ro.�rrlrr r////Irs� A"^� r•IYi .. �jq'^� r/ _ 11/1 - '. ■� ` �i�tl I/� �r/i,� .i, w(f \.w Illdl'lllhU `', •r IIII �J yl(,! 17 iv,' oil. AR 111911 19_0��I1111111;� ;Ililllll • •amit■I _. oleo r {1! :,7 P.,: ems= �"�� /nw■err• .■ L .1mww.gtARallolu.Nw.wwxa[n TLO arweD R.V119 r - lasoss II :ass .Anna.: _s / - rrzi •mm LcMI...fLM,.DUMO.. BUILDING 2 - NORTH ELEVATION 1/16'•1'aO ti BUILDING 2 • SOUTH ELEVATION O vle.rn � GENERAL NOTE TYPICAL ELEVATIONS SHOWN COR BVIIa NO2. BUILDING O SIMILAR. PYBInk A rc hit ec 1E11 TY. WNMa.&•2OO o[N[m,cEer1.11S12 661E5.7o1141610.146en61 Consultants: C&VBee •M.. ga4T16 R.n<A. CA02e10 SINRLOCN POIRIER 3111Hancoa Street San Diego, CA e2110 ENTITLEMENT SUBMITTAL Related California MO, Van Karmen .m nAv.nw. Sub ROO IrNm Job Nu.E,C 100E Drs. W. MP Cn•aod MC One: 0/1n2 Seale: A.Nda1A T. BUILDING I . ELEVATIONS Sneer A3.02 noit«MwRwam 0 Q 0 0 LLB -1 TWICAL912ESS3SF QUANTITY: 11B3D0. 0)•LEVEL2 TYPICAL 911E 6509F QUANTITY: 2 IBL(X. 1). LEVEL 2 • 3 QUANTITY:4 (BLDG.4) • LEVEL 2.3 A3.0.ONE BEDROOM FIAT O 1n•. ra• 4 A2.0.ONE BEDROOM FLAmT ur. rQ TYPICAL SEE 6106F QLEVEL QUANTITY: 21/BLDG. 2I• LEL 1 •3 QUANTITY: 16 (BLD0, 1) • LEVEL 1.3 TYPICAL 5ME:166 9F QUANTITY: I IOLD0. 11 • LEVEL 1 • 3 mpook commoce A1.0. ONE BEDROOM FLAT S1.0 - STUDIO vr•ra•Q ArtLltc. ts. Inc. 1611 T6fI%BAYwe044 201 DYYM, 01116.ry 21612 510415.70164111066965761 xxxR/+eEme Consultants: e04V 0yigMMMe• it Renee, CA 020 t0 6PURL0CN roME R 21221ie13 At SOW Ben Dip,. CA 92110 PARADISE CREEK COM Related California Ven 1O10261216awnw.BVb600 Gmn4 arm., $0Md M Stamp: Jae Nunwer. 100e D/enn W. CW/NB On.e22 e% MC Deb: 2A/12 9a410.' 1/1'. 1,0' TO* UNIT PLANS •rum 1 ONE BEDROOM A4.01 NME0,.041olnalen LEVEL 2 TYPICAL S12E: 1,010 Si QUANTITY:13(OLDO. 2) • LEVEL 11(BLDG. 1)• LEVEL B3.0-.TWO BEDROOM TOWNHOUSE v1••ro•Q • ®b, —m.a QI 0 PIG. SIZE 420 SF QUANTITY: 231D0. 1)• LEVEL 2.3 2 ann. 4) LEVEL 2•3 B2.0 - TWO BEDROOM FLAT O SIZE: eliS SF QUANTITY: 10 PL00.1 . 1 1• LEVEL 2•l 1 (REDO, II•IEVEt2•] 111111901 B1.0 - TWO BEDROOM FLATO INf TeppNAlw.., Sul200 OeeeMdlmL 41612 310.4352410415151412251 rNw.Ly.er.Rn Consultants: zn a 0Pnel,C Po3N1 R.IULCA4122a10 SPURLQCKPQIRIER 2122 N.n04* SOFK Son DI.3o, CA 02110 PARADISE CREEK client Related Califomie 18201 8 01 Yon aAnnur, S.A. W0 R.N...n O&N.etY 1 I 2Ye Job Winton. 1004 Gewn Oy. CW/KS C14 .O4Y. MD 0Me: 2/7/12 Soak.: ILI' • i'C T0. UNIT PLANS • TWO BEDROOM Slue A4.02 Not oLCorkker.on TYPICAL SIZE: OM SF OVANntt: 51PL00. t). LEVEL 3 .10L00. ]) • LEVEL 5 B5.0 - TWO BEDROOM FLAT O III f'-0' 2 0 bEVEI 1 TYPICAL SIZE: 920 SF DUANTITY: a (FILM. P). LEVEL P 1 (SLOG. JI • LEVEL i B4.0 • TWO BEDROOM TOWNHOUSE Pyslok nrchilea,e. Iut. 1B11 TReyg3AUeryA IYde P00 04422)CSWNe 21e12 510A151018PIEIOWJ573I wn..gm em Consultants; Foo011RFn[II. CA 02810 BPORLOCIL POSIES 2122 Hens. BUM Ben oleo. CA 02110 PARADISE CREEK osoo Related California 1E 01 Von Simon Aventa• Nato Bee ta•CAP1e)P R.Nelen SeMGU4 ia.1 beta Da. Jet, Sun.,.. 1009 Dronb), CW/KS Cn5OlM by: MC Dec NRP Bc2e: 1M' • 1'C TN. UNIT PLANS. MO BEDROOM Vas A4.03 N0IFe1CeroW2on WAN000NII 9IZE:10]0 OF >Itt:1(BLDO, ]I�IEVEL9 67.0 • TWO BEDROOM FLA w•ruT 0 TYPICAL SIZE: 1,020 SF QUANTITY. 12(BLD0. 2)• LEVEL] I(BLD0. 3) ' LEVEL LEVEL 2 VEL 1 86.0- TWO BEDROOM TOWNHO.1.Q. USE O IN•1 1111 TB3BtP0Ah0..9.N2W OBNr4C111fi03 91112 010.113.1010 P1110I991919l w.a.P„ulmn Consultants; 0is0#'' e 10111Ine. 1nFox. Rand., CA 99010 SPUPLOCI( POIPIBR 2122 H•nr*Y Se.tl 9•n Olpqu 91110 PARADISE CREEK ENTITLEMENT SUBMITTAL Relalad California 0Kimen Von P•n Avenue, Bun• 900 m, CA92112 MVYbn Bch.. tl• .WO Minim, 1000 OeeAn OY. CW/NB Cn•41q 9Y. MO Dm: 2/rn9 BWO: 1/1•• 1'O• nos UNIT PLANS • TWO BEBPOOM Shaw A4.04 N•IFerfnnl nam Oo 00 LJ..'I nuue I 1 T RIGL SIZE: 010 SF QUANTITY. s I31m 1). LEVEL 1 0IeL0a.41 • LEVEL 1 C1.0 - THREE BEDROOM pAT O IlFLAT l'a• 1*3(G3 SIZE: NO SF QUANTITY:4 OILDO. zI • LEVEL S I U.. 01•LEVEL 0 LEVEL FVFL1 BB.0 - TWO BEDROOM TOWNHOUSra•E yr • 1811 TolorM4 wW, SW 200 OYYM cam* Nan ElOMS101b•Ie10ALitfl5l m,..pYXloni Consultants: GV Carmaln0,10 . p11s•euNaM • F3.11 R.nN. ovomio 0FUNLOCN PONE. S•7OI.3O, LAG .110 PARADISE CREEK ENTITLEMENT SUBMITTAL aunt Related California 1 01 Von N•tlun Aw.nW. Sue 000 I u,Gp.'91R R.01bne4MOVY 0.1• Job Numbs. 100E 01a+11%' OW/NS Chem. W MC D.I.: ennt S140: 1/41 • 1'a• Tp. UNIT KAN9 TVO n TNnEE BEDROOM Se• A4.05 Nv,fv,.C<uWLon OE TVP1GL 912E: 1,1E0 BF 019W11tt: o(OLOG. 2/ • LEVEL 0(BID. 0)•LEVEL 2 E 0 2 0 0 0 C4.0 - THREE BEDROOM FLAT M••rr roam 11— ! •y'• d �. r •I'1•f l 1,180 0020 SIZE OVANntt:BF p o10�L00. A • LEVEL 2 C3.0 - THREE BEDROOM FLAT M Pa LEVEL 2 TYPICAL B12E: 1.016 BF 00024112V: 015L00. 21. LEVEL B 93.101'LEVEL 1 C2.0 - THREE BEDRDOM TOWNHO.SE U v.•ra•Q r> I.,n n:,I,I,.. III,. 1011 Ts.VrwnMnu.64•200 (Worded... 11612 610.061010 91610.16261 Rw.PR6d0in Consultants: GVCen.ull/q. Im. F166 Burbru X.ntlLG B2610 sPURL000POIRIBR 2.n2Olioo0�02 22110 PARADISE CREEK cunt Related California I10201 VA63e1] Vert nA6mnue, Suite000 Rry11un Ed. 919 •I wl.. on. Job Nume.1, 1000 D1..n BY CV/XS C9.2206 2/1/12 Tits VNIT PLAN. THREE BEDROOM A4.06 NolForfan.mWm 11 I FVFI 2 FVFL t TYPICAL WE: 1,110SF OMAMEIY: 01SLOG. 31• LEVEL 61BLD0. 31. LEVEL 3 Vfn C6.0 - THREE BEDRODM TOWNHOUSE® M 1.a. 2 ®I , FUEL t TYPICAL SIZE: 1,266 6F QUANTITY: iS M.G. 2) • LEVEL 3 II (SLOG. SI . LEVEL 2 C5,0 - THREE BEDRDDM TOWNHOUSE M`•ro P, 1ok Arahll4.6 1611 66160663M.IW, 9W301 DOUAI. COE.Y 93610 SIQ06101061610E65.65661 .A'A.y•.wn consultant.: CIV Cerlaunln0, Inc. F1166EWAN Foothill Aantl1. CA 93610 SPUKLOCK POIAIE3 2122 AMC. et. Son 01•Go.GA 93110 out Related California 1E301 Von Kerman AI., SEM 900 IMm, CA 621113 Aaaabn EM.OUM Ne.l Wr I DEM Jo0Nun0an 6006 DannW CW/KS C WW1 MI MC OEM: 9/1113 9MIK t/9••1'4 iN NNIi PUNS • THREE BEDROOM Shoal A4.07 NolferConwtllon I k I VEL TYPICAL SIZE 1,330 BF QUANTITY: 11BLO0.21 • LEVEL 0 3 (BLDG. 31• LEVELS C7.0- THREE BEDRODM TOWNHOUSE 1'v,I1rk Arl l.ilv.:t.• 1nY. .11 TY63•W3.M34. SW 200 0YLM.CS3a13 2412 B10.J687810.19fa.69. /31 9.w.Pnn..n Consultants: F0 10 and, CA92010 SPLIELOGN POEM 2122 Wrm'A Snow San 01pgG 92. PARADISE CREEK Giant Related Caiifomie 13201 Vanl0wMn Awn.. BUN 900 IMn, CA92012 311, Jab Nums.r. 1000 Dmmb/ CW/KS Chock. b(. MC Dais: N1/12 Snl9 14•.1'C Tk. UNIT %ANS •THREE BEDROOM SN.1 A4.08 PREl1MiHARV- NelibnCo�an 22ND STREET ELEVATION µI BATTEN SIDING STUCCO VENT CHIMNEY —COMPOSITION SHINGLE ROOFING WCO:N R\rB[I, la,\,®BIIrjn • e\ 1„ .■ ■ ..COMPOSITE LUMBER C T PUSTM ONO FENCING WINDOW !ACCENT 11 GWEN Boor Il MATERIALS CEMENT PLASTER FINISH, PANTED O2 BOARD AND BATTEN SIDING, PAINTED OB STUCCO VENT STACKCHIMNEYS OB FRENCH BALCONIES COLORS MAIN BODY: OFF.WHITE ACCENT I: CHOCOLATE BROWN COLOR AND MATERIALS BOARD LSUNSCREEN .reI.Yn.411911kOM in • . IACCFM It ER EW.XWEALPCOEIR BOX NCREETOR TE MD IACCB no 11 IACCEN131 Ls BOARD AND BATTEN SIDING IACC.FNT 11 TAL CMRIF WOOD MEW. µxeNClµ%ONY IACCFNr 11 BOA I COG II OB MASONRY DR CONCRETE BASE, O ROOFING OPTION 1; PAINTED RED COMPOSITION SHINGLES Ito INTEGRAL COLOR METAL SUNSCREENS ACCENT 2: WARM LIGHT GRAY archlleelure planning rewire. Minn •L • . . . • I . . I . ENTITLEMENT SUBMITTAL 11 METAL PLANTEk BOXES O1 ROOFING OPTION 2: CONCRETE TILES WSTFR HHISH IAWNBODf II F0F11F COMPOSIIION 'Nun WINDOW GOOSED RAFTER TAU IONION eF.�Taau�rmMree rmmll11'11115''rll\,>e® -,. .r•' wo ai8. Ni'LSTER LANS000000 L 0OMPOAROF/.Im LUMBER CONCRETE MD 1HAR BOON II IACCEN111 IACI SO WOOD TRELLIS, PANTED 0 VINYL WINDOWS 12 EXPOSED RAFTER TAILS IB METAL GRILLE GO 0 COMPOSITE LUMBER GUARDRAIL/ FENCING WITH GALVANIZED STEEL SUPPORTS COLOR AND MATERIALS PARADISE CREEK „00:,NB.0D,l RELATED ATTACHMENT IS RESOLUTION NO. 12-2012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NATIONAL CITY, CALIFORNIA, APPROVING A TENTATIVE PARCEL MAP TO DIVIDE SEVEN PARCELS INTO FOUR PARCELS AND A VARIANCE TO EXCEED THE MAXIMUM FLOOR AREA RATIO AND TO REDUCE THE MINIMUM DWELLING UNIT SIZE FOR A 201-UNIT AFFORDABLE HOUSING PROJECT AND PARK EXPANSION (WESTSIDE INFILL TRANSIT ORIENTED DEVELOPMENT ("WI-TOD"), ALSO KNOWN AS PARADISE CREEK AFFORDABLE HOUSING PROJECT) APPLICANT: PARADISE CREEK HOUSING PARTNERS, LP CASE FILE NO. 2012-04 LS, SC WHEREAS, application was made for approval of a Tentative Parcel Map to divide seven parcels into four parcels and a variance to exceed the maximum floor area ratio and to reduce the minimum dwelling unit size for a 201-unit affordable housing project and park expansion generally located north of 22nd Street, west of Hoover Avenue, south of 19th Street, and east of Harding Avenue on property generally described in the legal description attached hereto as Exhibit ("A"); and, WHEREAS, the Planning Commission of the City of National City, California, considered said applications at a duly advertised public hearing held on May 21, 2012 at which time the Planning Commission considered oral and documentary evidence; and, WHEREAS, at said public hearing the Planning Commission considered the staff report contained in Case File No. 2012-04 LS, SC, which is maintained by the City and incorporated herein by reference; along with evidence and testimony at said hearing; and, WHEREAS, the City Council of the City of National City, California, on March 16, 2010, certified the Final Environmental Impact Report for the Westside Specific Ran, which adequately addressed the proposed project; and, WHEREAS, this action is taken pursuant to all applicable procedures required by State law and City law; and, WHEREAS, the action hereby taken is found to be essential for the preservation of the public health, safety and general welfare.. NOW, THEREFORE, BE 1T RESOLVED by the Planning Commission of the City of National City, California, that the testimony and evidence presented to the Planning Commission at said public hearing support the following findings: 1/10 FINDINGS OF APPROVAL FOR TENTATIVE PARCEL MAP 1. The proposed parcel map is consistent with the National City General Plan, which is implemented by the Westside Specific Plan and the implementing zones of the Land Use Code. The Westside Specific Plan specifically includes the development of the Westside Infill Transit Oriented Development project on the subject site, which is implemented by the MCR-2 and OSR zones and the TOD District. The proposed map would create parcels that are consistent with the zoning boundaries that delineate Paradise Creek and the developable areas on either side of the creek, and would allow the development of the Westside Infill Transit Oriented Development project in substantial conformance with the Westside Specific Plan. 2. The site is physically suitable for the proposed type of development since the project is able to provide all required improvements and meet the applicable requirements of the Land Use Code with the exception of the requested variance. 3. The site is physically suitable for the proposed density of development since the density of the project (32 dwelling units per acre) is consistent with the General Plan and the implementing Westside Specific Plan density (minimum of 24 and maximum of 60 dwelling units per acre)_ The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat since the project is consistent with the Westside Specific Plan for which an Environmental Impact Report was prepared and is subject to the adopted mitigation measures, which included the preparation of a subsequent habitat assessment and biological resources report for the project site. 5. The design of the subdivision and the proposed/required improvements are not likely to cause serious public health problems, since all necessary public services will be provided. The design of the -subdivision and the proposed/required improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision, since no such easements are located on the site and public access will be maintained with the existing park and the proposed park expansion. 7 The discharge of sewerage waste from the subdivision into the City of National City sewer system will not result in violation of existing requirements prescribed by the California Regional Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code, as specified by Government Code Section 66474.6. 8. The subdivision has been considered by the Planning Commission with regard to its effect on the housing needs of the region, and these needs are balanced by the public service needs of the residents and available fiscal and environmental resources. 2 2/10 The design of the subdivision provides, to the extent feasible, for future passive and natural heating and cooling opportunities in the subdivision, based on consideration of local climate, topography, property configuration and other design and improvement requirements without requiring reduction in allowable density or lot coverage. FINDINGS OF APPROVAL FOR VARIANCE 1. The strict application of the Land Use Code (Title 18 Zoning of the Municipal Code) deprives the subject property of privileges enjoyed by other properties in the vicinity and under the identical zone classification because of special circumstances applicable to the property, including the irregular configuration of the site, the varying topography of the site, the proximity of an environmentally sensitive area (Paradise Creek) that divides the site, and the location of the site within a flood plain, all of which constrain the development of the site, reduce the efficiencies of development, and limit the feasible alternatives for developing the site such that the development concept necessitates the compact development of the project thereby increasing the floor -area -ratio on the development parcels and reducing the minimum dwelling unit size while providing an appropriate mix of unit types, reducing potential impacts to the environmentally sensitive area, allowing for feasible flood plain design, creating more substantial open space areas, improving the transition of land uses with the adjacent neighborhood, providing affordable housing, and complying with the terms of the Disposition and Development Agreement. 2. The variance will be subject to such conditions as will assure that the adjustment authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated. 3. The variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property since multi- family residences are an allowable use or activity in the MCR-2 zone. BE IT FURTHER RESOLVED that based on the findings hereinbefore stated, said Tentative Parcel Map and variance are hereby approved subject to the following conditions: 1. Approved Plans. The Tentative Parcel Map and the development of the project shall be in substantial conformance with the approved plans (Case No. 2012-04 LS, SC), except as modified by the conditions of approval. 2. Expiration. The Tentative Parcel Map shall expire 24 months from the date of approval unless a request for a time extension has been filed within 90 days prior to the expiration date. 3. Variance. The variance authorizes the project to exceed the maximum floor -area - ratio to 0.95 FAR and to reduce the minimum dwelling unit size to 435 square feet for studio units and 555 square feet for one -bedroom flats. 3 3/10 4. Final Parcel Map. The Final Parcel Map shalt be in substantial conformance with the approved Tentative Parcel Map, except as modified by the conditions of approval. 5. Street Vacations. Approval of the Final Parcel Map shall be contingent on the approval of the proposed street vacations. 6. Acceptance Form. The developer shall sign and have notarized an Acceptance Form acknowledging and accepting all conditions of approval of this permit. Failure to return the signed and notarized Acceptance Form within 30 days of approval of this permit shall automatically terminate this permit. 7. Notice of Restriction. The developer shall record a Notice of Restriction on Real Property with the San Diego County Recorder. The Notice of Restriction shall provide that the conditions of approval of this permit are binding on all present and future interest or estate holders of the property. The Notice of Restriction shall be approved as to form by the City Attorney and signed by the City. Manager prior to recordation. 8. Mitigation Measures. The developer shall implement the following mitigation measures of the Westside Specific Plan Environmental Impact Report Mitigation Monitoring and Reporting Program and any mitigation measures resulting from subsequent studies pursuant to the MMRP. The developer shall retain a qualified agent, approved by the City, to conduct monitoring and reporting pursuant to the MMRP. a. MM AQ-1 a, AO -lb, AQ-4 b. MM NO1-1 through NOI-4 c_ MM CUL-1 through CUL-3 d. MM BIO-1 through BIO-14 e. MM HAZ-1 through HAZ-3 9. Park Plans. The developer shall submit park improvement plans for approval and shall construct all improvements pursuant to the approved plans. 10. Landscape Plans. The developer shall submit landscape and irrigation plans for approval and shall construct all improvements pursuant to the approved plans. 11. Lighting Plans. The developer shall submit lighting plans for approval and shall construct all improvements pursuant to the approved plans. 12. Sign Program. The developer shall submit a sign program for approval and shall construct all improvements pursuant to the approved plans. 13. Public Improvements. The developer shall submit improvement plans for all adjacent public rights -of -way for approval and shall construct all improvements pursuant to the approved plans. 14. Building Division. The development shall meet all 2010 California Building, Plumbing, Mechanical, Electrical, Energy, Green, and Accessibility Requirements. 4 4/10 15. Fire Department. Plans submitted for construction shall be in compliance with the current editions of the NFPA, California Fire Code 2010 edition, Title 19, and the National City Municipal Code. 16. Police Department. The developer shall implement the recommendations of the Police Department CPTED Review (Dated February 26, 2012) to the greatest extent feasible. The developer shall request a supplemental CPTED assessment as details concerning lighting, signage, security, maintenance, and office procedures are determined and shall implement the recommendations of any supplemental CPTED assessment to the greatest extent feasible. 17. Engineering Division. The developer shall comply with all Engineering Division requirements, including: a. A Hydrology study (100 year flood) is required. The study should consider the proposed project area to the closest municipal storm drain collection point. The. study should consider the adequacy of the existing storm drain system to convey any additional run off. All Hydrology study findings and recommendations are part of Engineering Division requirements. b. The Priority Project Applicability checklist for the Standard Urban Storm -water Mitigation Plan (SUSMP) is required. If the project is subject to the "Priority Project Permanent Storm Water BMP Requirements" and the City Storm Water Best Management Practices of the Jurisdictional Urban Runoff Management Program (JURMP), an approved SUSMP will be required prior to issuance of an applicable engineering permit. The SUSMP shall be prepared by a Registered Civil Engineer. c. The Best Management Practices (BMPs) for the maintenance of the proposed construction shall be undertaken in accordance with the National Pollutant Discharge Elimination System (NPDES) regulations which may require a Storm Water Pollution Prevention Plan (SWPPP) for the project. An approved SWPPP will -be required -prior to issuing of °a construction permit. d. All surface run-off shall be collected by approved drainage facilities and directed to the street by sidewalk underdrains or a curb outlet. Adjacent properties shall be protected from surface run-off resulting from this development. e. A grading and drainage plan shall be submitted showing all of the proposed and existing on -site and off -site improvements. The plan shall be prepared in accordance with the City's standard requirements by a Registered Civil Engineer. All necessary measures for prevention of storm water pollution and hazardous material run-off to the public storm drain system from the proposed parking lot or development shall be implemented with the design of the grading. This shall include the provision of such devices as storm drain interceptors, clarifiers, or filters. Best Management Practices for the maintenance of the parking lot, including sampling, monitoring, and cleaning of private catch basins and storm drains, shall be undertaken in accordance with the National Pollution 5 5/10 Discharge Elimination System (NPDES) regulations. A private storm water treatment maintenance agreement shall be signed and recorded. f. A National Pollutant Discharge Elimination System (NPDES) permit is required for discharged of storm water runoff associated with construction activity where clearing, grading, and excavation results in a land disturbance. A construction stormwater permit shall be obtained from the Regional Water Quality Control Board. A copy of the permit shall be submitted to the Engineering Division prior to any work beginning on the project. g- A sewer permit will be required. A sewer study shall consider the adequacy of the existing sewer system. The sewer study recommendations shall be part of the Engineering Division requirements. The method of sewage collection and disposal shall be shown on the grading/drainage plan. Any new sewer lateral in the right-of-way shall be 8-inch in size with a clean out and the installation of a manhole in the street. A sewer stamp "S" shall be provided on the curb to mark the location of the lateral. h. A soils engineering report shall be submitted for approval. The report shall address the adequacy of the building pads, the criteria for any new retaining wall design, the maximum allowable soil bearing pressure. As a minimum, the parking lot pavement sections shall be 2 inch A.C. over 4 inch Class II aggregate base. The street pavement sections shall be in accordance with National City modified Standard Drawing G-34. All soils report findings and recommendations shall be part of the Engineering Division requirements. i. The deteriorated portions of existing street improvements (including sidewalks, driveways, curbs, and gutters) along the property frontages shall be removed and replaced. Street improvements shall be in accordance with City Standards. Abandoned driveway aprons shall be replaced with curbs, gutters, and sidewalks. A permit shall be obtained from •the Engineering -Division for ail improvernent work within the public right-of-way, and any grading construction on private property. I. A title report shall be submitted to the Engineering Division for review of all existing easements and the ownership of the property. m. A cost estimate for all of the proposed grading, drainage, street improvements, landscaping and retaining wall work shall be submitted with the plans. A performance bond equal to the approved cost estimate shall be posted. Three percent (3%) of the estimated cost shall also be deposited with the City as an initial cost for plan checking and inspection services at the time the plans are submitted. The deposit is subject to adjustment according to actual worked hours and consultant services. 6 6/10 n. The Final Map shall meet all of the requirements of the Subdivision Map Act, and the City of National City Municipal Codes including certification, acknowledgement, complete boundary information and monumentation. o. The subdivider shall submit an approval letter from Sweetwater Authority stating fire flow requirements have been met. If additional improvements are needed, the developer shall enter into an agreement for the water improvements with the Authority prior to obtaining the Final Map approval. The developer shall bond for the monumentation, the public improvements and the on -site grading, drainage, landscaping, and other improvements through an agreement with the City prior to the approval of the Final Map. All utility distribution facilities within the boundaries of the subdivision, and within the half street abutting the new subdivision, shall be placed underground. r. The Final Map shall be recorded prior to issuance of any building permit s. All new property line survey monuments shall be set on private property, unless otherwise approved. P. q. t. The Final Map shall use the California Coordinate System for its "Basis of Bearings" and express all measured and calculated bearings in terms of the system. The angle of grid divergence from a true meridian and the north point shall appear on the map. Two measured ties from the boundary of the property to existing horizontal control stations shall be shown. 18. Wildlife Agencies. The developer shall consult with the Wildlife Agencies in the preparation of the grading plans, park improvement plans, and landscape and irrigation plans as they relate to habitat. 19. Dry and Wet -Weather Flows. The project design shall minimize the post - construction increase in dry and wet -weather flows and integrate on -site best -management- practices, such as -grass swales and vegetated detention _ basins, to the greatest extent feasible. 20. Hardscape Areas. All trails and other hardscape areas shall use pervious building materials to attenuate post -construction surface flows to the greatest extent feasible. 21. Native Plantings. Non-native plant species shall be removed and native species planted where appropriate to the greatest extent feasible. 22. Integrated Design. Design team members shall work towards the desired green criteria to achieve a cost-efficient, green development, affordable housing project. 23. Energy Star Appliances. When available, Energy Star labeled appliances shall be used to the greatest extent feasible. 7 7/10 24. Water Conservation. Where feasible, the development shall strive to use low or ultra low flow water -efficient plumbing fixtures, native (low allergy) landscaping, and controlled scheduled irrigation at dawn and dusk to reduce evaporation. 25. Natural Drainage. The development shall be designed to clean and mitigate stormwater runoff and protect the local watershed. BE IT FURTHER RESOLVED that copies of this Resolution be transmitted forthwith to the applicant. BE IT FINALLY RESOLVED that this Resolution shall become effective and final on the day following the City Council meeting where the Planning Commission resolution is set for review, unless an appeal in writing is filed with the City Clerk prior to 5:00 p.m. on the day of that City Council meeting. The City Council may, at that meeting, appeal the decision of the Planning Commission and set the matter for public hearing. CERTIFICATION: This certifies that the Resolution was adopted by the Planning Commission at their meeting of May 21, 2012, by the following vote: AYES: Farias, Alvarado, Reynolds, Pruitt, Baca, Flores NAYS: ABSENT: DeLaPaz ABSTAIN: ,_kaatt, CHAIRMAN 8/10 8 Attachment A LEGAL DESCRIPTION Real property in the City of National City, County of San Diego, State of California, described as follows: PARCEL 1: BLOCK 84 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, TOGETHER WITH A PORTION OF 20TH STREET ADJOINING SAID BLOCK AND THE ALLEY LYING BETWEEN 19TH STREET AND 20TH S 1 REET IN SAID BLOCK AS SAID STREET AND ALLEY ARE CLOSED AND VACATED TO PUBLIC USE. EXCEPTING THEREFROM THE ABOVE DESCRIBED PARCEL OF LAND ALL THAT PORTION LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE NORTHWESTERLY LINE OF BLOCK 151 OF SAID MAP 348, DISTANT THEREON 200 FEET NORTHEASTERLY FROM THE MOST WESTERLY CORNER OF LOT 1 IN SAID BLOCK 151; THENCE NORTHERLY IN A STRAIGHT LINE TO THE MOST WESTERLY CORNER OF LOT 1 IN BLOCK 45 OF SAID MAP 348. PARCEL 2: BLOCK 85 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, TOGETHER WITH A THOSE PORTIONS OF 20TH STREET AND COOLIDGE AVENUE ADJOINING SAID BLOCK AND THE ALLEY LYING BETWEEN 20TH STREET AND 21ST STREET IN SAID BLOCK, AS SAID STREET, AVENUE AND ALLEY ARE CLOSED AND VACATED TO PUBLIC USE, ALL LYING NORTHWESTERLY OF A LINE DRAWN PARALLEL WITH AND 130.00 FEET NORTHWESTERLY OF THE CENTERLINE OF 21ST STREET ADJOINING SAID BLOCK 85 ON THE SOUTHEAST. EXCEPTING FROM THE ABOVE DESCRIBED PARCEL OF LAND ALL THAT PORTION LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE NORTHWES 1 tRLY LINE OF BLOCK 151 OF SAID MAP 348, DISTANT THEREON 200 FEET NORTHEASTERLY FROM THE MOST WESTERLY CORNER OF LOT 1 IN SAID BLOCK 151; THENCE NORTHERLY IN A STRAIGHT LINE TO THE MOST WESTERLY CORNER OF LOT 1 IN BLOCK 45 OF SAID MAP 348. PARCEL 3: BLOCK 84 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882 TOGETHER WITH THOSE PORTIONS OF 20TH S 1 REET, 21ST STREET AND COOLIDGE AVENUE LYING ADJACENT TO SAID BLOCK AND THE ALLEY LYING BETWEEN 19TH AND 20TH STREET IN SAID BLOCK, AS SAID STREET, AVENUE AND ALLEY ARE CLOSED AND VACATED TO PUBLIC USE. EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN PARCEL 1 AS SHOWN ABOVE. PARCEL 4: ALL THAT PORTION OF BLOCK 85 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, LYING SOUTHEAS 1 ERLY OF A LINE 1 9/10 THAT IS DISTANT 130.00 FEET NORTHWESTERLY OF THE CENTERLINE OF 21ST STREET AS MEASURED ALONG THE EASTERLY LINE OF SAID PARCEL, TOGETHER WITH THOSE PORTIONS OF 21ST STREET AND COOLIDGE AVENUE ADJOINING SAID BLOCK AND THE ALLEY BETWEEN 20TH AND 21ST S REET IN SAID BLOCK, AS SAID STREET, AVENUE AND ALLEY ARE CLOSED AND VACATED TO PUBLIC USE. PARCEL 5: LOTS 1 THROUGH 4 OF BLOCK 85 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, TOGETHER WITH THOSE PORTIONS OF 20TH STREET AND COOLIDGE AVENUE ADJOINING SAID LOTS, AS SAID STREET AND AVENUE ARE CLOSED AND VACATED TO PUBLIC USE. EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN PARCEL 2 AS SHOWN ABOVE PARCEL 6: BLOCK 86 IN NATIONAL CITY, IN THE Ll 1 Y OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882 TOGETHER WITH THOSE PORTIONS OF 21ST STREET AND COOLIDGE AVENUE LYING ADJACENT TO SAID BLOCK AND THE ALLEY LYING BETWEEN 21ST AND 22ND STREET IN SAID BLOCK, AS SAID S 1 REET, AVENUE AND ALLEY ARE CLOSED AND VACATED TO PUBLIC USE. EXCEPTING THEREFROM THAT PORTION DEDICATED FOR PUBLIC STREETS IN DOCUMENT RECORDED JANUARY 14, 1974 AS INSTRUMENT NO. 74-009800, OFFICIAL RECORDS. PARCEL 7: BLOCKS 107 AND 108 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, TOGETHER WITH THOSE PORTION OF 21ST STREET, COOLIDGE AVENUE AND THE ALLEY BETWEEN 20TH S 1 REET AND 22ND STREET IN SAID BLOCKS, AS SAID ALLEY IS CLOSED AND VACATED TO PUBLIC USE PARCEL 8: LOTS 13 THROUGH 18 OF BLOCK 109 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, TOGETHER WITH THE ALLEY BL; YYEE V 17 m STREET AND 2011i STREET IN SAID BLOCK, AS SAID ALLEY IS CLOSED AND VACATED TO PUBLIC USE. PARCEL 9: BLOCK 150 IN NATIONAL CITY, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 348, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, TOGETHER WITH THE ALLEY BETWEEN 21ST STREET AND 22ND SI REET IN SAID BLOCK, AS SAID ALLEY IS CLOSED AND VACATED TO PUBLIC USE. APN: 559-124-05 and 560-206-03 and 560-206-05 and 560-391-05 and 560-391-10 and 560391-08 and 560- 396-06 and 559-104-10-00 and 559-125-15-00. 10/10