HomeMy WebLinkAboutBackground ReportAttachment "'I"
BACKGROUND REPORT
WI-TOD Project Description
On May 21, 2012, the Planning Commission approved a tentative parcel map and
variance for the Westside Infiii Transit Oriented Development (WI-TOD) affordable
housing project. The City Council accepted and filed the notice of decision on June 5,
2012. The Planning Commission subsequently adopted a resolution approving a parcel
map waiver on May 20, 2013. The project is a proposed 201-unit affordable rental
housing development that would be located on the east side of Paradise Creek and the
expansion of Paradise Creek Educational Park on the west side of the creek.
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 and includes the 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.
The entire site is owned by the City; however, the housing portion of the site is
proposed to be transferred to the Housing Authority. Pursuant to a 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 would
retain ownership of the housing site. The developer is required to improve the
proposed park, which the City will own and maintain.
Proposed Street Vacation
As part of the planning entitlement applications, the developer filed a request for the
vacation of portions of the public rights -of -way to accommodate the WI-TOD project
design. On May 1 b, 2012, the City Council initiated the proposed street vacations, and
on May 21, 2012 the Planning Commission held a public hearing and determined that
the proposed street vacations are in conformance with the General Plan. On August
21, 2012, the City Council held a public hearing, considered the Planning Commission
determination of conformance, and approved the street vacation request.
The proposed street vacations would add areas that are included in the 6.3-acre
housing development site that would be created by the approved tentative parcel map
and parcel map waiver. The proposed street vacations are needed to accommodate
the project design.
The portion of Hoover Avenue proposed to be vacated is approximately 12,000 square
feet in size and consists of the westerly approximately 14-feet of the right-of-way along
Page 1 of 8
approximately 800-feet of the street segment immediately north of 22nd Street. This
segment of Hoover Avenue between 22nd Street and Paradise Creek is an 80-foot wide
right-of-way that is fully developed with two travel lanes, parallel parking allowed on
both sides of the street, curbs, gutters, sidewalks, and parkways.
The street currently provides access to the Public Works Yard and the vacant Illes
property along the west side, and currently provides access to six properties along the
east side. Two of the larger parcels on the east side that occupy more than half of the
frontage along Hoover Avenue also have full street frontages along Roosevelt Avenue.
One of the lots also has full street frontage along 2151 Street. Four smaller lots along
the east side of Hoover Avenue have alley access, and two of these have street
frontage along 21st Street or 22nd Street. The partial street vacation would not affect
access, including utilities, for any of the lots adjacent to Hoover Avenue since street
frontages would not be reduced and the proposed project would provide ail required off -
site improvements.
The project would improve the western half of the remaining right-of-way with new
street, curbs, gutters, sidewalks, tree wells, and bulb -outs. The project would maintain
two travel lanes and parallel parking on both sides of the street by reducing the width of
the existing travel lanes. The current roadway is approximately 52-feet wide measured
from curb to curb. Because this segment of Hoover Avenue is considered a local
street, is relatively short, is not a through street (dead ends), and only serves a few
adjacent properties, the appropriate travel lanes for this street segment should not
exceed 12 feet in width, and parallel parking need not exceed 7-feet in width, which
would result in a preferred curb -to -curb width of 38 feet. The project proposes 8-foot
wide parallel parking and 12-foot wide travel lanes for a minimum curb -to -curb width of
40 feet.
Reducing the roadway width would result in a more pedestrian -friendly street adjacent
to the proposed housing development. In addition, the existing 5-foot wide sidewalk
along the west side of the street would be replaced with a 10-foot wide sidewalk with
tree wells. These proposed improvements to Hoover Avenue would create a more
pedestrian -oriented design that is consistent with the goals and objectives of the
Westside Specific Plan. The existing level of public access will be maintained or
improved as a result of the proposed vacation of the right-of-way. The area to be
vacated is not needed for non -motorized transportation since existing and required
improvements would provide for such facilities within the remaining right-of-way.
The portion of Harding Avenue proposed to be vacated is the eastern half of the right-
of-way between 22nd Street and Paradise Creek. The area proposed to be vacated is
approximately 1,925 square feet in size with approximately 39 feet of frontage along
22nd Street and a depth ranging from approximately 24 to 74 feet. This segment of
Harding is currently developed with a portion of the parking lot and a driveway for the
Public Works Yard. Currently, no public access is provided along this segment.
Paradise Creek is located immediately adjacent to the north and precludes the use of
Page 2 of 8
this portion of Harding Avenue for any practical public access purpose or other public
use and would not be useful as a non -motorized transportation facility.
General Plan ! Westside Specific Plan Conformity
Pursuant to the Streets and Highways Code and the City's street vacation procedures,
the Planning Commission held a public hearing on May 21, 2012 and determined that
the proposed street vacations are in conformance with the General Plan.
The proposed street vacations are located in the Westside Specific Plan, which
implements the General Plan for the Westside neighborhood. The Westside Specific
Plan identifies this segment of Hoover Avenue as a local street and as a
residential/mixed-use corridor. The proposed street vacation for this segment of
Hoover Avenue would be consistent with the goals of the specific plan to buffer
pedestrians from vehicles; encourage walking, biking, and transit use; and reduce
vehicle speeds through traffic calming measures that include narrowing roadway widths
and widening sidewalks. The proposed improvements to Hoover Avenue would be
consistent with these goals, and this street segment would continue to serve as a fully
functioning local street without reducing access to adjacent property or diminishing its
capacity for vehicular traffic and other appropriate uses of the public right-of-way. The
proposed street vacation would not reduce on -street parking, the number of travel
lanes, vehicle carrying capacity, or pedestrian amenities.
The Westside Specific Plan includes a buildout circulation network that eliminates the
segment of Harding Avenue north of 22nd Street and south of 201h Street to
accommodate the proposed park expansion as part of the WI-TOD project. The
proposed street vacation for Harding Avenue would be consistent with the buildout plan
for this segment. Both proposed street vacations are consistent with the General Plan
since they are consistent with the Westside Specific Plan, which is the implementing
policy of the General Plan for the Westside neighborhood. The proposed street
vacations are also consistent with the broader goals of the General Plan to create
complete streets that serve all modes of transportation, increase pedestrian amenities
and the pedestrian scale of the neighborhood, and improve overall community design.
Page 3 of 8
LOCATION MAP
40'
40'
_s,rffra STREET
40'
_OPA PART OP
MIS SYYBDIYYSYON
FI
▪ 20TH S1REFT I • sera SHUNT 1
40'
Mu
40' 40'
tSk
,I
I t
IE
leo
• I
1997r A PABr OP
TOYS SURDITISIOX
46'
>s61,
awirvro
PARCEL 3
I7400 `a Fr.
LSE
20IE VCR-2 0 a -11SE
CONE�Ie IRES101II101
>
PARCF3. 4ACRES2602 ALA
10 •E OS6:0Ha1 SPACE MEM
HOOFER
TO or DSDONTRO
ttoom
TO B8 VACATED POTB_S &aik -
' VAVATKO
P 4D'
•
•
•
•
•
s
0
•
•
sex, n
PARCEL 2 •
0E16
• 40'
TitB00VER
•
•
•
• k�
Pop 40'
TO PRIAM
• !star sTRE4T -4
•
•
--�.�Y •
• I
BOOPEP
PO BE VACATED•
-
• L.
• i�
• Ji
40y • • 1
vnn •
. AMMO
ma's TO, as PAG{raD
A 40' 40'
D STREET
•
40'
40'
•
PARCEL 1
'Kea m FT.
1.1.12 ACRES
2QE VCR--2 lElir-LLR mamma gamma
Areas of Proposed Street Vacations
• s • • • • • •
•
•0 C•
4e'
0'
Page 4 of 8
EXHIBIT A-1
A PORTION OF LOTS 13-2 OF BLOCK 86 AND LOTS 13-20 OF LOCK 85 AND
LOTS 13-17 OF BLOCK 84 .IN NATIONAL CITY, 1N THE CITY OF NATIONAL CITY,
COUNTY OF SAN DIEGO, STATE OF CAUFORNIA, ACCORDING TO MAP THEREOF N.O.
348, FILED IN THE OFFICE OF THE COUNTY RECORDED OF SAID SAN DIEGO
COUNTY, OCTOBER 2, 1882, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE CENTERLINE INTERSECTION OF 21ST STREET AND HOOVER
AVENUE; THENCE SOUTH 771 OW WEST 25.21 TO THE TRUE POINT OF
BEGINNING; THENCE SOUTH 17'45'42" EAST 263.41 FEET TO A CONCAVE CURVE
WESTERLY WITH A RADIUS OF 27.00 FEET; THENCE ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 90'02'26" AN ARC DISTANCE OF 42.43 FEET; THENCE
LEAVING SAID CURVE SOUTH 72'16'45" WEST 24.27 FEET TO A NON TANGENT
CURVE CONCAVE WESTERLY WITH A RADIUS OF 20.00 FEET; THENCE ALONG SAID
CURVE THROUGH A CENTRAL ANGLE OF 77'55'20' AN ARC DISTANCE OF 27.20
FEET TO A TANGENT COMPOUND CURVE OONCAVE WESTERLY WITH A RADIUS OF
760.00 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
12'04'44" AN ARC DISTANCE OF 80.41 FEET; THENCE LEAVING SAID CURVE
NORTH 1 T47'56" WEST 598.21 FEET ALONG THE WESTERLY RIGHT. OF WAY OF
HOOVER AVENUE HAVING A HALF RIGHT OF WAY WIDTH OF 40.00 FEET; THENCE
LEAVING SAID RIGHT OF WAY NORTH 72'04'38" EAST 13.71 I -tic.!; THENCE SOUTH
17148'25" EAST 482.71 FEET'; THENCE NORTH 71 `08'38" EAST 1.09 FEET TO
THE TRUE POINT OF BEGINNING.
SEE EXHIBIT "B'" SHEET 2 FOR A SKETCH DEPICTING DESCRIBED PROPERTY.
CONTAINS 12,013 SQ. FT. OR 0.28 ACRES, MORE OR LESS,
BASIS OF BEARINGS:
THE BASIS .OF BEARINGS FOR THIS PLAT IS THE CENTERLINE OF 22ND ST PER
EA CHRISTMAN BUSINESS AND INDUSTRIAL PARK I MAP NO 8038 AS SHOWN AS
NORTH 72'16'45" EASE.
ENGINEER/SURVEYOR
PREPARED UNDER THE SUPERVISION OF:
VINCENT W. SCARPAII R.GE:33520
LICENSE EXP. 06/30/2014
DATE
EXH. E3 SHEET 1 OF 2
BY: DSK
DATE: 5.31-12
SCALE: AS SHOWN
CONSULTING, INC.
CIVIL. ENGINEERING
LAND PL.AINEIG & iURVET IG
27156 BURBANK
FOOTHILL RANCH,
CALIFORNIA 9261D
T, 949916.3600
F, 949, 916.381i5
W M$I CVC-!! C.NET
STREET VACATION
PORTION OF HOOVER AVENUE
SHEET I OF 2
EXHIBIT A-2
CURVE TABLE
CURVE.
, LENGTH
'
RADIUS
DELTA.
TAN
01
42.43
27.00
90'02.26"
27.02
02
27.20
20.00
7755'20'
16.17
C3
_
160.22_ 760.00
1 r04°441°
80..41
SCALE: 1" = 50'
EXH. B SHEET 2 OF 2
BY: CSK
DATE: 5-31-12
SCALE: AS SHOWN
ENGINEER/SURVEYOR
PREPARED UNDER THE SUPERVISION OF:
Vf NCENT W. SCARPAT1 R.C.E33520
LICENSE EXP. 06/30/2014
CONSULTING, INC.
CIVIL ENGINEERING
LAID PLANNING 6 SURVEYING
27156 BURBANK
FOOTHILL RANCH,
CALIFORNIA 92610
T. 949.916.3300
F, 949.919,3605
www.CVIN0 NEr
DATE
STREET VACATION
POFTION OF HOOVER AVENUE
1 SHEET2OF2
EXHIBIT B-1
A PORTION OF LOTS 7-10 OF BLOCK 107 IN NATIONAL CITY, IN THE CITY OF
NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, .ACCORDING TO
MAP THEREOF NO. 345, FILED IN THE OFFICE OF THE COUNTY RECORDED OF
SAID SAN DIEGO COUNTY, OCTOBER 2, 1882, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE CENTERUNE INTERSECTION OF HARDING AVENUE AND 22ND
STREET; THENCE NORTHERLY ALONG THE CENTERLINE OF HARDING .AVENUE NORTH
1 T48'28" WEST 40.00 FEET TO A POINT .IN THE NORTHERLY RIGHT OF WAY OF
22ND STREET: THENCE EASTERLY ALONG SAID RIGHT OF WAY 1.00 FEET TO THE
TRUE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID RIGHT OF WAY 39.00 FEET TO A POINT OF
INTERSECTION OF THE EASTERLY RIGHT OF WAY OF HARDING AVENUE HAVING A
HALF RIGHT OF WAY WIDTH OF 40.00 FEET AND THE NORTHERLY RIGHT OF WAY
OF 22ND STREET HAVING A HALF RIGHT OF WAY WIDTH OF 40.00'; THENCE
NORTHERLY ALONG THE EASTERLY RIGHT OF WAY OF HARDING AVENUE NORTH
1 T48'28" WEST 74.46 FEET; THENCE LEAVING SAID RIGHT OF WAY SOUTH
20104'26" WEST 63.51 FEET; THENCE SOUTH 1748'28" EAST 24.27' TO THE
TRUE POINT OF BEGINNING.
SEE EXHIBIT "Ba SHEET 2 FOR A SKETCH DEPICTING DESCRIBED PROPERTY.
CONTAINS 1.925 SQ. FT. OR 0.04 ACRES, MORE OR LESS.
BASIS OF BEARINGS:
THE BASIS OF BEARINGS FOR THIS PLAT IS THE CENTERLINE OF 22ND ST PER
EJ CHRISTMAN BUSINESS AND INDUSTRIAL PARK I MAP NO 8038 AS SHOWN AS
NORTH 7211 6'455" EASE.
I EXH. a SHEET 1 OF 2
SCALE.' AS SHOWN
ENGINEER/SURVEYOR•
PREPARED UNDER THE SUPERVISION OF:
VINCENT W. SCARPATI R.C.E33520 DATE
LICENSE EXP. 06/30/2014
CONSULTING, INC.
CIVIL ENGINEERING
LAND PLANNING 3 SURVEYING
27156 BURBANK
FOOTHILL RANCH,
CALIFORNIA 92610
T, 949.916,3600
F. 949.916.3805
WV.W.CVC-INC.NET
Exp. 6130/2014
STREET VACATION
PORTION OF HARDING AVENUE
SHEET I OF 2
EXHIBIT B-2
SCALE: 1" _ 50'
ENGINEER/SURVEYOR
PREPARED UNDER 1HE SUPERVISION OF:
VINCENT W. SCARP/VT] R.C.E.33520 DATE
LIt NSE EXP. 06/30/2014
EXH. B SHEET 2 OF 2
BY DSK
DATE: 5.31-12
SCALE: AS SHOWN
C
CONSULTING, INC.
CIVIL ENGINEERING
LAND PLANNING 1 SURVEYING
27156 BURBANK
FOOTHILL RANCH,
CALIFORNIA 92B10
T. 949.91 B.360D
F, 949.91 B.3805
wwww.cve c.NEr
STREET VACATION
PORTION OF HARDING AVENUE
SHEET2OF2