National City City Council
September 5, 2023

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3. A senior citizen housing development, as defined in the California Civil Code, or a mobilehome park that limits residency based on age requirements for housing for older persons pursuant to the California Civil Code.

4. Ten percent of the total dwelling units in a common interest development, as defined in the California Civil Code, for persons and families of moderate income, provided that all units in the development are offered to the public for purchase.

5. Ten percent of the total units of a housing development for transitional foster youth, as defined in the California Education Code, disabled veterans, or homeless persons, as defined in the federal McKinneyVento Homeless Assistance Act. These units shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low-income units.

6. Twenty percent of the total units for lower income students in a student housing development that meets the following requirements. The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years:
a. All units in the student housing development will be used exclusively for undergraduate, graduate, or professional students enrolled full time at an institution of higher education. In order to be eligible under this subclause, the developer shall, as a condition of receiving a certificate of occupancy, provide evidence to the city that the developer has entered into an operating agreement or master lease with one or more institutions of higher education for the institution or institutions to occupy all units of the student housing development with students from that institution or institutions.
b. The applicable 20-percent units will be used for lower income students. For purposes of this clause, “lower income students” means students who have a household income and asset level that does not exceed the level for Cal Grant A or Cal Grant B award recipients. c. The rent provided in the applicable units of the development for lower income students shall be calculated at 30 percent of 65 percent of the area median income for a single-room occupancy unit type.
d. The housing development will provide priority for the applicable affordable units for lower income students experiencing homelessness.

7. One hundred percent of all units in the housing development, including total units and density bonus units, but exclusive of a manager’s unit or units, are for lower income households, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate-income households.

B. An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or, if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or occupied by lower or very low income households, unless the proposed housing development replaces those units, and either of the following applies:

1. The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision 18.48.040.

2. Each unit in the development, exclusive of a manager’s unit or units, is affordable to, and occupied by, either a lower or very low-income household.

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18.48.0430 Density bonus.

A. In applications for projects meeting the minimum threshold of five units or more, the density bonus provisions set forth in Government Code Section 65915, as amended from time to time, shall apply.

B. It is the intent of this chapter to ensure that all projects applying for the concessions and incentives of this chapter provide for affordable housing units that are comparable in size, design, and quality to the market units in the same project. The city manager or his/her designee, unless otherwise specified, shall have the discretion and authority to enforce this provision during the application process.

C. An applicant shall agree to, and the city shall ensure, the continued affordability of all very low- and lowincome rental units that qualified the applicant for the award of the density bonus for 55 years, or longer if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program.
(Ord. No. 2012-2372, Exh. B-1, 2-7-2012)

18.48.0540 Concessions, incentives, and development standards.

A. Requests for Incentives and Concessions. In applications for projects meeting the minimum threshold of five units or more, concessions and incentives including reductions in site development standards, modifications of zoning code or architectural design requirements, and other incentives or concessions defined in Government Code Section 65915(1) may be requested, consistent with the parameters enumerated below.

B. Financial Pro Forma. The applicant shall provide a financial pro forma demonstrating to the city that the requested concession or incentive results in identifiable, financially sufficient, and actual cost reductions to the project pursuant to California Government Code Section 65915(l)(1).

C. Development Standards. Applicants may seek a waiver or modification of development standards that will have the effect of precluding the construction of a residential development meeting the criteria of Government Code Section 65915 at the densities or with the incentives or concessions permitted by that section.

D. Financial Incentives. Nothing in this section requires the city to provide direct financial incentives for the residential development, including but not limited to the provision of publicly owned land, waiver of fees, off-site improvements, or dedication requirements.

E. Density Calculations. All density calculations resulting in fractional units shall be rounded up to the next whole number. A general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval shall not be required.

F. Concessions and Incentives

1. An applicant for a density bonus may submit to the City a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the City. The City shall grant the concession or incentive requested by the applicant unless the City makes a written finding, based upon substantial evidence, of any of the following:
a. The concession or incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs or for rents for the targeted units to be set as specified in subdivision

18.48.030.

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b. The concession or incentive would have a specific adverse impact upon public health and safety, or the physical environment, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
bc. The concession or incentive would have a specific adverse impact on any real property that is listed in the California Register of Historical Resources. cd. The concession or incentive would be contrary to state or federal law.

2. The applicant shall receive the following number of incentives or concessions:
a. One incentive or concession for planned housing developments that include at least 10 percent of the total units for lower income households, at least 5 percent for very low-income households, or at least 10 percent for persons and families of moderate income in a common interest development.
b. Two incentives or concessions for planned housing developments that include at least 17 percent of the total units for lower income households, at least 10 percent for very low-income households, or at least 20 percent for persons and families of moderate income in a common interest development.
c. Three incentives or concessions for planned housing developments that include at least 24 percent of the total units for lower income households, at least 15 percent for very low-income households, or at least 30 percent for persons and families of moderate income in a common interest development.
d. Four incentives or concessions for planned housing developments meeting the criteria of subparagraph (7) of paragraph (A) of subdivision 18.48.030. If the planned housing development is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.

3. The City shall not grant an incentive or concession that has a specific, adverse impact upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, or an adverse impact on any real property that is listed in the California Register of Historical Resources.

G. Waivers of Development Standards that Physically Preclude Construction.

1. An applicant may submit to the City a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a housing development that meets the criteria of subdivision 18.48.030.

2. A proposal for the waiver or reduction of development standards pursuant to this section shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subparagraph (F) of subdivision 18.48.050.

H. Density Bonus Amount. The City shall grant one Density Bonus, the amount of which is specified in this subsection, when an Applicant seeks and agrees to construct a housing development that meets the standards and criteria of the following specified housing unit types, detailed in subdivision 18.48.030.

1. Common Interest Development.
e. A common interest development in which ten percent of the total dwelling units are restricted for persons and families of moderate income, provided that all units in the development are offered to the public for purchase, shall be eligible for the following density bonus:

Percentage of Moderate-Income Units Percentage Density Bonus 10 5

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11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
41 38.75
42 42.5
43 46.25
44 50

2. A housing development in which ten percent of the total units are restricted for lower income households.

Percentage of Low-Income Units Percentage Density Bonus 10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
16 29
17 30.5
18 32

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19 33.5
20 35
21 38.75
22 42.5
23 46.25
24 50

3. A development in which five percent of the total units are restricted for very low-income households.

Percentage of Very Low-Income Units Percentage Density Bonus 5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 38.75
13 42.5
14 46.25
15 50

4. A senior citizen housing development, as defined in the California Civil Code, or a mobilehome park that limits residency based on age requirements for housing for older persons pursuant to the California Civil Code.
a. Density bonus of 20 percent of the number of senior housing units.

5. A housing development in which ten percent of the total units are restricted for transitional foster youth, as defined in the California Education Code, disabled veterans, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act.
a. Density bonus of 20 percent of the number of the type of units giving rise to a density bonus pursuant to this criteria.

6. A student housing development that meets the requirements of subparagraph (6) of paragraph (A) of subdivision 18.48.030 in which twenty percent of the total units are restricted for lower income students.
a. Density bonus of 35 percent of the student housing units.

7. A housing development in which one hundred percent of all units, including total units and density bonus units, but exclusive of a manager’s unit or units, are restricted for lower income households, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate-income households.
a. Density bonus of 80 percent of the number of units for lower income households. b. No maximum density controls shall be placed if the development is located within one-half mile of a major transit stop.

8. Land donation.

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a. When an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to the City, county, or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maximum allowable residential density for the entire development, as follows:

Percentage Very Low-Income Percentage Density Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
b. This density bonus increase shall be in addition to any increase in density mandated by subparagraph (H) of this section, up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subparagraph and subparagraph (H). All density calculations resulting in fractional units shall be rounded up to the next whole number. An applicant shall be eligible for the increased density bonus described in this subparagraph if all of the following conditions are met:
a. The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. b. The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low-income households in an amount not less than 10 percent of the number of residential units of the planned housing development.
c. The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units, has the appropriate general plan designation, is appropriately zoned with appropriate development standards for development at the density described in paragraph (3) of subdivision (c) of Section 65583.2 of California Government Code, and is or will be served by adequate public facilities and infrastructure. d. The transferred land shall have all of the permits and approvals, other than building permits, necessary for the development of the very low-income housing units on the

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transferred land, not later than the date of approval of the final subdivision map, parcel map, or residential development application.
e. The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with subdivision 18.48.040, which shall be recorded on the property at the time of the transfer.
f. The land is transferred to the local agency or to a housing developer approved by the Housing Authority. The local agency may require the applicant to identify and transfer the land to the developer.
g. The transferred land shall be within the boundary of the planned housing development or, if the Housing Authority agrees, within one-quarter mile of the boundary of the planned housing development.
h. A proposed source of funding for the very low-income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application.

9. Childcare Facility.
a. When an applicant proposes to construct a housing development that conforms to the requirements of subdivision 18.48.030 and includes a childcare facility that will be located on the premises of, as part of, or adjacent to, the project, the either of the following shall be granted:
a. An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the childcare facility. b. An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the childcare facility. b. The childcare facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable. c. Of the children who attend the childcare facility, the children of very low-income households, lower income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low-income households, lower income households, or families of moderate income.

I. Parking.

1. Upon the request of the developer, a vehicular parking ratio, inclusive of parking for persons with a disability and guests, shall not be required of a housing development that exceeds the following ratios:
a. Zero to one bedroom: one onsite parking space.
b. Two to three bedrooms: one and one-half onsite parking spaces. c. Four and more bedrooms: two and one-half parking spaces.

2. If a housing development includes at least 20 percent low-income units for housing developments meeting the requirements of subparagraph (1) of paragraph (A) of subdivision 18.48.030, or at least 11 percent very low-income units for housing developments meeting the criteria of subparagraph (2) of paragraph (A) of subdivision 18.48.030, is located within one-half mile of a major transit stop, and there is unobstructed access to the major transit stop from the housing development, then, upon the request of the developer a vehicular parking ratio, inclusive of parking for persons with a disability and guests, that exceeds 0.5 spaces per unit, shall not be imposed.

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3. If a housing development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, then, upon the request of the developer, vehicular parking standards shall not be imposed if the housing development meets either of the following criteria:
a. The housing development is located within one-half mile of a major transit stop and there is unobstructed access to the major transit stop from the housing development. b. The housing development is a for-rent housing development for individuals who are 62 years of age or older and the housing development has either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day.

4. If a housing development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, and the housing development is either a special needs housing development or a supportive housing development, then, upon the request of the developer, a minimum vehicular parking requirement shall not be imposed. A special needs housing development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day.

5. If the total number of parking spaces required for a housing development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a housing development may provide onsite parking through tandem parking or uncovered parking, but not through on-street parking.
(Ord. No. 2012-2372, Exh. B-1, 2-7-2012)

18.48.0650 Application requirements and review.

A. Application Conference. Prior to submitting an application, an applicant proposing a housing development pursuant to this section shall schedule a pre-application conference with appropriate planning and/or housing division staff. The applicant should provide the following information:

1. A brief description of the proposed development, including at a minimum the total number of units, total number of target units, and total number of density bonus units proposed.

2. The combined general plan/zoning designations and assessor parcel number(s) of the project site.

3. A vicinity map and preliminary site plan, drawn to scale, including building footprints, driveway and parking layout.

4. If an additional incentive(s) is requested, the application should describe why the additional incentive(s) is necessary to ensure affordability of the target units and density bonus units proposed!

5. The developer/applicant should also submit the project pro-forma, outlining revenue sources, expenses, and projected profit.

B. Application/Processing. Requests for a density bonus and/or additional incentive(s) pursuant to this section shall be submitted to the planning division and processed pursuant to procedures in Division 1 for approval of a conditional use permit and concurrently with any other application(s) required for the development. In addition, applications shall include the following:

1. A description of any requested density bonuses, incentives, concessions, waivers or modifications of development standards, or modified parking standards.

2. Identification of all affordable units qualifying for the project for a density bonus, and level of affordability of all affordable units.

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3. For all incentives and concessions, a financial pro forma demonstrating that the requested incentives and concessions result in identifiable, financially sufficient, and actual cost reductions is required.

4. For waivers or modifications of development standards: evidence that the imposition of the development standards for which a waiver is requested will have the effect of precluding the construction of the residential development at the densities or with the incentives or concessions permitted by Government Code Section 65915.

5. Any financial pro forma submitted to comply with this section may not include the lost opportunity cost of any affordable units (i.e., the revenue that would have been generated had the units been rented or sold at market rate) and may include as an additional cost only those additional expenses that are required solely because of the proposed construction of the affordable units. The pro forma shall also include:
a. The actual cost reduction achieved through the incentive or concession; and b. Evidence that the cost reduction allows the developer to provide affordable rents or affordable sales prices.

6. The city may retain a consultant to review the financial report (pro forma). The cost of the consultant shall be borne by the applicant with the following exception: if the applicant is a non profitnon-profit organization, the cost of the consultant may be paid by the city upon prior approval of the city council.

C. Findings for Approval. Before any density bonus and/or additional incentive is granted, the approving authority shall make the following findings:

1. The residential development is eligible for a density bonus and any concessions, incentives, waivers, modifications, or reduced parking standards requested.

2. The residential development conforms to all standards for affordability included in this chapter.

3. Any requested incentive or concession will result in identifiable, financially sufficient, and actual cost reductions based upon appropriate financial analysis and documentation if required by conditional use permit.

4. If a waiver or modification is requested, the applicant has shown that the imposition of the development standards sought to be waived or modified will have the effect of physically precluding the construction of the development at the densities or with the incentives or concessions otherwise permitted by this chapter.

D. Findings for Denial—Concessions, Incentives, Waivers, Modifications.

1. Concessions or Incentives. The city may deny one or more requested concessions or incentives if, based on substantial evidence, the city makes either of the following findings:
a. The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in Section 65915(c); or
b. The concession or incentive would have a specific adverse impact, as defined in Government Code Section 65598.5(d)(2), upon public health and safety or the physical environment, or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rending the development unaffordable to very low, low, and moderate income households.

2. Waivers and Modifications. The city may deny one or more requested waivers or modifications if the city makes either of the following findings:

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a. The waiver or modification would have a specific adverse impact, as defined in Government Code Section 65598.5(d)(2), upon public health and safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact; or b. The waiver or modification would have a specific adverse impact on any real property that is listed in the California Register of Historical Resources.

E. Deed Covenant. Approval of a density bonus and/or additional incentive(s) pursuant to this section shall require the recordation of a deed covenant recorded against the property to ensure the target unit(s) is maintained for affordability for the time period required prior to final map recordation or prior to the issuance of a building permit, if no subdivision of property is involved.

F. Appeal Procedure. The decision of the planning commission to approve or deny a request for a density bonus, additional incentive(s), and/or waivers or modifications of development standards pursuant to this section may be appealed to the city council pursuant to procedures for appeal of other discretionary permit applications that are concurrently considered, or if no other discretionary permit applications are concurrently considered, the decision of the planning commission may be appealed pursuant to procedures specified in Section 18.12.110 (Conditional Use Permits) of the Land Use Code. (Ord. No. 2012-2372, Exh. B-1, 2-7-2012)

18.48.0760 Density bonus housing agreement.

A. Agreement with the City. Applicants/developers requesting a density bonus shall enter into a density bonus housing agreement with the city. The terms of the draft agreement shall be approved by the executive director of the community development commission of the City of National City or his designee.

B. Recordation. Following execution of the agreement by all parties, the completed density bonus housing agreement, or memorandum thereof, shall be recorded with the County of San Diego Recorders Office, and the conditions therefore filed and recorded on the parcel or parcels designated for construction of target units and a copy of the recorded document shall be provided to the city. Recordation of the agreement shall occur prior to recordation of a final map or prior to issuance of building permits, whichever occurs first. The density bonus housing agreement shall be binding to all future owners and successors in interest during the term of the agreement, unless rescinded by the city upon completion of terms of the agreement.

C. Provisions of Agreement. The density bonus housing agreement shall include at least the following:

1. The total number of units approved for the housing development, including the number of target units.

2. A description of the household income group to be accommodated by the housing development, as outlined in Section 18.487.0650 of this chapter, and the standards for determining the corresponding affordable rent or affordable sales price and housing cost.

3. The location, unit sizes (square feet), and number of bedrooms of target units.

4. Tenure of use restrictions for target units of at least ten or thirty years, in accordance with Section

18.487.0650 of this chapter.

5. A schedule for completion and occupancy of target units.

6. A description of the density bonus, additional incentive(s) or equivalent financial incentives being provided by the city.

7. A requirement to submit to the executive director of the community development commission of the City of National City or his designee for review and approval of an affirmative marketing plan, which details the actions the developer/applicant shall take to provide information and otherwise attract eligible persons to the available housing units without regard to race, sex, sexual orientation, marital

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status, familial status, color, religion, national origin, ancestry, handicap, age, or any other category which may be defined by law now or in the future.

8. A description of remedies for breach of the agreement by either party. The city may identify tenants or qualified purchasers as third party beneficiaries under the agreement.

9. Other provisions to ensure implementation and compliance with this section.

10. Provision allowing payment of fee by applicant to the city to recover their administrative expenses.

D. For-Sale Housing Developments. In the case of for-sale housing developments, the density bonus housing agreement shall provide for the following conditions governing the initial sale and use of target units during the applicable use restriction period:

1. Target units shall, upon initial sale, be sold to eligible very low, low, or moderate income households at an affordable sales price and housing cost, or to qualified residents (i.e., maintained as senior citizen housing) as defined by this chapter.

2. Target units shall be initially owner-occupied by eligible very low, low, or moderate households, or by qualified residents in the case of senior citizen housing.

3. Target units, if later rented by the owner, shall be made available to eligible very low, low, or moderate income households at an affordable rent or to qualified residents (i.e., senior citizens) as defined by this chapter.

4. The initial purchaser of each target unit shall execute an instrument or agreement approved by the city restricting the sale or rental of the target unit in accordance with this title during the applicable use restriction period. Such instrument or agreement shall be recorded against the parcel containing the target unit and shall contain such provisions as the city may require to ensure continued compliance with this chapter and the state density bonus law.

E. Rental Housing Developments. In the case of rental housing developments, the density bonus housing agreement shall provide for the following conditions governing the use of target units during the use restriction period:

1. The rules and procedures for qualifying tenants, establishing affordable rent, filling vacancies, and maintaining target units for qualified tenants;

2. Property owners shall be required to verify tenant incomes on an annual basis and maintain books and records to demonstrate compliance with this chapter.

3. Property owners shall be required to submit an annual report to the city, which includes the name, address, household size, and income of each household occupying target units, and which identifies the bedroom size and monthly rent or cost of each target unit.

4. Property owners shall be required to allow a city representative to inspect each unit annually at a minimum to ensure that units are being maintained to local Code and the Department of Housing and Urban Development (HUD) Housing Quality Standards.
(Ord. No. 2012-2372, Exh. B-1, 2-7-2012)

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Chapter 18.49 OBJECTIVE DESIGN STANDARDS

18.49.010 Purpose.

A. The purpose of the Objective Design Standards is to provide architectural and design requirements aimed at streamlining the approval process for qualifying multi-unit residential developments. The Objective Design Standards are intended to support a high-quality and desirable character for National City.

18.49.020 Applicability.

A. The Objective Design Standards apply to:

1. Qualifying multi-family projects located on a site that is zoned for residential use or residential mixeduse development or on a site that has a general plan designation allowing residential use or a mix of residential and non-residential uses; or

2. Qualifying mixed-use projects in a mixed-use zone that designates at least two-thirds of the square footage of the development for residential use.

B. These standards serve as the minimum requirements and are mandatory for any eligible project for which a streamlined approval process is requested pursuant to state law provisions that reference objective design standards, found in Section 18.12.030 (Ministerial decision process). All projects must comply with provisions established by National City’s Zoning Ordinance (Municipal Code, Title 18) and the goals, policies, and actions established in the General Plan that help ensure the city and its neighborhoods remain great places to live.

18.49.030 Definitions.

A. Definitions used in this chapter

1. Downtown Specific Plan area: Planning area bounded by Division Street, Roosevelt Avenue, 16th Street, D Avenue, Plaza Boulevard, Kimball Park, and Interstate 5.

2. Long-term bicycle parking: Bicycle parking designed for residents, employees, students, public transit users, and others that need to park their bicycles for several hours or more that provides security and weather protection.

3. Mixed-use zones: Zones that support residential, commercial, and recreational uses that intend to create vibrant dynamic districts. Mixed-use zoning designations include MCR-1, MCR-2, MXC-1, MXC-2, MXD-1, and MXD-2.

4. Project: Multi-family or mixed-use development with at least two-thirds of the square footage of the development designated for residential use.

5. Residential zones: Zones that allow residential uses including high-rise, mid-rise, low-rise, multi-family attached or single-family detached. Residential zoning designations include RS-1, RS-2, RS-3, RM-1, RM2, and RM-3.

6. Short-term bicycle parking: Bicycle parking where bicycles are left for two hours or less, such as bicycle racks.

18.49.040 Site design.

A. Neighborhood compatibility

1. Projects located across single-family residential areas shall orient entrances, patios, and landscaping to the street. Residential uses and activities may be located near other residential uses.

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2. Projects adjacent to single-family residential areas shall install solid masonry walls and landscaping at the adjoining property line within the required setbacks found in Sections 18.21.040, 18.23.30, and

18.24.30. The landscaped setback shall not be less than five feet.

3. Uses that may generate noise levels over sixty Db shall have primary entries, window openings, and permitted outdoor uses front commercial streets and away from residential uses.

4. Projects located in mixed-use zones or within the Downtown Specific Plan area shall orient all ground floor commercial and residential uses to the street, plazas, or parks to encourage public activity.

B. Transit connections

1. Driveways shall not be located directly adjacent to bus stops to avoid conflicts between buses and vehicles entering or exiting the parking.

2. Projects adjacent to a transit stop shall provide a direct connection between the transit stop and any pedestrian and bicycle entrances via walkways, paseos, sidewalks, or any other path of travel uninterrupted by a driveway or parking area.

C. Air quality

1. Projects located within 500 feet of Interstate 5 shall require a health risk assessment to determine air quality impacts on sensitive uses.

18.49.050 Building design.

A. Massing

1. Residential projects shall have massing breaks at least every thirty feet along any street frontage using varying setbacks, vertical recesses up to three feet deep and four feet wide, or recessed building entrances. Massing breaks shall be at least two feet deep and extend the full height of the building.

2. Mixed-use projects must distinguish non-residential uses at the ground floor from the upper stories by having massing breaks at least every sixty feet along any street frontage above the podium level using varying setbacks, vertical recesses up to three feet deep and four feet wide, or recessed building entrances. Massing breaks shall be at least two feet deep and extend the full height of the building.

B. Setbacks

1. Setback requirements are found in Sections 18.21.040, 18.23.30, and 18.24.30, which are not part of the objective design standards.

2. Setbacks for ground-floor residential units along street frontages shall not exceed ten feet. The setback area shall include street trees and understory plantings.

3. Projects located in mixed-use zones with ground-floor non-residential uses shall have a minimum of seventy percent of building frontage constructed to the front property line with a zero-foot front yard setback.

4. Projects within the Downtown Specific Plan area shall have at least eighty percent of building frontages with non-residential uses constructed to the setback line with a zero-foot front yard setback to activate the street and improve the pedestrian environment.

C. Ground floor residential features

1. Residential units located on the ground floor shall be elevated between two and three feet above grade to provide adequate separation from the public street while preserving a visual connection.

Accessibility requirements may be met with unit entries from the building interior.

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2. A three-foot deep transition space must be provided between ground floor private residential unit entries and the street using features such as stoops, porches, and landscaping. At-grade entry with an internal stair to the elevated floor level may be provided as an alternative to stoops.

D. Ground floor mixed-use features

1. Mixed-use projects in mixed-use zones and the Downtown Specific Plan area shall support a strong pedestrian-scale experience at the ground level by including features such as concertina doors, large pivot doors, and large operable windows to avoid blank façades.

E. Materials

1. Exterior building façades shall be constructed of stucco, fiber cement, masonry, architectural concrete masonry units, pre-cast concrete, rock, wood, or simulated wood siding. All buildings shall have an integrated color or painted exterior.

2. For projects that have a mix of affordable units and market-rate units, exterior materials and details shall be the same for both such that the units are not distinguishable.

18.49.060 Façade and articulation.

A. Articulation

1. Residential projects with street-facing façades greater than fifty feet shall incorporate two or more of the following variations in the building frontage:
a. Changes in material or color every thirty feet or less. Upper stories shall exhibit a lighter character than the base.
b. Cornices that project no more than three feet into the public right-of-way. c. Window bays or other projecting windows that encroach no more than three feet into the public right-of-way every thirty feet or less.
d. Above-ground balconies that encroach no more than three feet into the public right-of-way every thirty feet or less.
e. Projections or recesses, such as porches, steps, entryway doors, or similar architectural elements, that may project up to six feet into the minimum front yard setback area to define the primary entrances of the building.
f. Changes in height of the building of at least four feet for projects with two or more stories.

2. Mixed-use projects in mixed-use zones and the Downtown Specific Plan area shall have articulated street-facing façades for at least eighty percent of each façade length. Other façades shall be articulated for at least sixty percent of the façade length. Street-facing facades should include at least one of the following variations:
a. Changes in material from the remainder of the façade. b. Horizontal design features, such as water tables, belt courses, or belly bands to transition to the upper stories.

B. Ground floor height

1. Mixed-use projects in mixed-use zones with ground floor non-residential uses shall have a minimum ground floor ceiling height of fourteen feet.

2. Projects within the Downtown Specific Plan area with ground floor residential uses shall have a minimum ground floor ceiling height of twelve feet.

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3. Mixed-use projects in the Downtown Specific Plan area with ground floor non-residential uses shall have a minimum ground floor ceiling height of fifteen feet.

C. Windows

1. Projects with residential uses along street frontages, including residential units over non-residential uses, shall provide clear glass windows or doors of at least thirty percent transparency.

2. Mixed-use projects with retail and office uses along street frontages within a mixed-use zone or the Downtown Specific Plan area shall have transparent windows and doors of a minimum of sixty percent transparency to provide views into the building. Views into the building shall not be blocked by shelving or displays.

3. Projects shall provide double-glazed windows for all residential units.

D. Accessory structures

1. Accessory structures shall match the residential development by using the same roof form, overhangs, trims, windows, and colors.

18.49.070 Building equipment and service areas.

A. Mechanical equipment

1. Screening for both ground-level and roof-mounted mechanical equipment shall be consistent with the design of the building.

2. All mechanical equipment, including heating/air conditioning units, transformer, terminal boxes, meter cabinets, pedestals, and ducts, located at ground level shall be screened from view from streets, parks, gathering areas, and building entries using noncombustible screenings. Screenings are subject to all yard and setback regulations and shall exceed all mechanical equipment by one foot in height.

3. Elevator housing and mechanical equipment located on the roof of the building shall be screened from view behind a full or partial penthouse with walls and roofs that have the same construction and appearance of the building served by the equipment.

4. All Heating, Ventilation and Air-Conditioning (HVAC) system air intakes shall be located as far away as possible from sources of air contaminants, including freeways, freeway on-ramps, roadways, and parking areas.

5. Projects within 500 feet of Interstate 5 shall install and maintain air filters on the air handling units of the HVAC system meeting or exceeding the AHSRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 13.

B. Utility connections

1. All utility connections shall be designed to be consistent with the architectural elements of the site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan and must be screened from view.

2. All new and existing utility connections within the boundaries of the project shall be placed underground.

C. Trash and recycling enclosures

1. Standards for trash enclosures are found in Section 7.10.080 (Enclosures required) and Section

18.42.070.5 (Trash and recycling enclosures).

D. Laundry facilities

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1. Standards for laundry facilities for multi-unit projects are found in Section 18.42.070.6 (Laundry facilities).

E. Storage facilities

1. Multi-family units shall be provided with a minimum of one hundred and fifty-cubic feet for storage space per dwelling unit plus fifty-cubic feet for each additional bedroom more than one. Bedroom closets and cubic feet utilized by mechanical equipment shall not be included in the cubic feet requirement.

2. Outdoor storage areas shall be located to the rear of a building and enclosed by solid decorative masonry walls and view-obstructing gates, both to be not less than six feet in height to adequately screen such areas from view.

18.49.080 Fence and walls.

A. Standards

1. Fence and walls standards are found in Section 18.43 (Fences and walls).

B. Height

1. Standards for fence and wall heights are found in Section 18.43.050 (Maximum height).

C. Materials

1. Fences shall be constructed of wood, vinyl, decorative iron, or welded steel. If wood is used, it shall consist of pressure-treated wood posts set in concrete footings. barbwire, electrified fence, chain link, and razor wire are prohibited.

2. All fences along a public street shall be constructed of decorative iron or welded steel.

3. Masonry walls are allowed and shall conform to the requirements of the California Building Code and will require a building permit.

18.49.090 Pedestrian access.

A. Orientation and dimensions

1. Building frontages shall be oriented towards the street with clearly defined entrances. Residential and commercial entrances must be clearly differentiated.

2. Pedestrian walkways with a minimum width of thirty-six inches and a grade no steeper than a one-totwelve slope shall be provided to every multi-unit unit entry.

3. Projects located along street corners shall include a primary entry within 30 feet of a street corner whether for residential or commercial uses, measured from the back of the curb.

4. Projects in mixed-use zones and the Downtown Specific Plan area with ground floor commercial and retail shall provide direct access from and to the street.

B. Residential access

1. For buildings with ground floor residential units with street frontage, entrances shall be clearly defined and directly accessible from the public sidewalk. For units that do not face the street, entrances may face a forecourt with at least the primary building entrance having access to the public sidewalk.

18.49.100 Outdoor/common spaces.

A. Common space requirements

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1. Common usable open space shall be provided for all multi-unit projects with three or more units.

Required open space may be a combination of open space amenities accessible to all project residents.

Depending on their location, projects shall provide open space as follows:
a. Residential zones: minimum two hundred square feet per unit b. Mixed-use zones: minimum one hundred and twenty-five square feet per unit c. Downtown Specific Plan area: minimum seventy-five square feet per unit B. Dimensions

1. At least seventy-five percent of the units shall be provided a minimum of sixty square feet of private usable space. Balconies, porches, and rooftop gardens can apply towards this requirement, but driveways and services areas shall not be counted as applying.

2. Up to a maximum of forty percent of the required common usable open space may be provided indoors.

3. Common usable open space areas shall be provided with minimum length and width dimensions of twenty feet.

C. Amenities

1. Projects with twenty-five or more units shall include at least one amenity from the following options:
a. Active recreational facilities, such as sports fields, sports courts, or areas for recreational/exercise equipment, with a minimum area of four hundred square feet. b. Passive recreational facilities, such as paseos, plazas, or shaded gathering areas, with a minimum area of four hundred square feet.
c. Community or rooftop gardens with a minimum area of four hundred square feet. d. Playgrounds or tot lots with a minimum of three structured play modules and a seating area. e. Lounge or reading area with a minimum area of four hundred square feet. f. Video screening room with a minimum area of four hundred square feet.

18.49.110 Landscaping.

A. Landscaping

1. The landscape plan, plant materials, turf lawn, and both soil and mulching shall comply with standards held within Section 18.44 (Landscaping).

B. Location

1. All common space areas, building entries, and pedestrian walkways shall be landscaped with defined edges.

2. Projects in residential zones shall have landscaped pedestrian walkways with shade trees at intervals of thirty feet. At least fifty percent of street trees shall be deciduous trees to shade walkways in summer and allow for the sun in winter.

3. Projects with residential uses on the ground floor shall provide landscaping along the street frontage to create a buffer between the sidewalk and the residential units. The landscaped setback shall not be less than three feet.

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4. For projects in mixed-use zones and the Downtown Specific Plan area, a tree canopy shall be provided along the street frontage by installing shade trees at intervals of thirty feet or less. A minimum distance of twelve feet shall be provided between the center of the tree and the edges of the building.

C. Trees

1. Tree species for projects located in residential and mixed-use zones shall be selected in accordance with the National City Urban Forest Management Plan.

2. Tree species for projects within the Downtown Specific Plan area shall be selected following Section

7.7.10.1 (Street trees guidelines) of the National City Downtown Specific Plan.

18.49.120 Parking.

A. Parking requirements

1. Parking requirements for multi-unit and mixed-use projects shall conform with the standards established in 18.45.050 (Off-street parking requirements by land use) and Table 18.45.050 (Schedule of off-street parking requirements by land use).

B. Location and access

1. Parking spaces (including structures) shall not occupy more than twenty-five percent of the site frontage and shall be integrated into the design of the development. Parking may be placed behind buildings and/or on the interior of blocks to reduce visual prominence.

2. Parking areas along side or private streets shall occupy less than forty percent of the site frontage.

3. If multiple driveways are provided along the street frontage, they shall be at least fifty feet apart measured from the internal edges to reduce impacts of on-street parking capacity and minimize pedestrian and vehicular conflicts.

4. Projects in mixed-use zones and the Downtown Specific Plan area shall have parking and garage entrances with an architectural style that is consistent with the rest of the project.

5. Clearly defined pedestrian and bicycle access shall be provided and shall be accessible from the public street. All access points shall be a minimum of five feet in width and shall be unobstructed and conveniently accessible by walks, steps, or stepped ramps.

C. Screening

1. Parking shall be integrated into the design of new developments and shall be screened from street frontage by building placement, architectural elements, landscaping, planted fence, topography, or some combination of these elements. Landscaping used for screening purposes shall be no more than five feet wide and no more than six feet tall.

2. Parking behind buildings shall be screened on all sides from adjacent residential zones and adjacent streets by a six-foot-high wall or wood privacy fence to avoid headlight impacts to adjoining properties.

A five-foot-wide landscape buffer (from the back of the sidewalk or street curb to the parking lot paving) may be used for screening purposes.

3. Parking screening shall be continuous, broken only for access driveways and walkways.

4. Architectural elements used for screening purposes shall be three feet tall and shall utilize the same materials, colors, and lighting fixtures as the site or building, or include a mural.

5. For mixed-use developments, parking along the frontage street shall be wrapped with a linear space for retail, commercial, or residential uses.

D. Landscaping

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1. Landscaping shall be included in all parking lots and include drought-tolerant plantings that can thrive in an urban setting and be resilient to changing climate conditions, permeable pavers, and permanent water-efficient irrigation systems.

2. One shade canopy tree shall be included for every seven parking spaces and shall be placed within the parking lot envelope. The trees shall be dispersed throughout the parking lot to soften large areas of pavement.

3. Landscaped areas within parking lot islands shall be planted with a combination of canopy trees, ornamental trees, shrubs, perennials, ornamental grasses, and groundcover and shall comply with the requirements established in Section 18.44.060 (Plant materials).

4. Living ground cover shall be designed and maintained to screen vehicles from view from the street to a minimum height of three feet. Screening materials shall include a combination of plant materials, earth berms, solid decorative masonry walls, or raised planters.

F. Vehicle Parking

1. Parking structures shall be integrated into the design of the multi-unit project and shall be consistent with the articulation and design of the building façade. Parking shall incorporate screening elements including faux building façades and/or artistic elements along the full length of the façade.

2. Glare-free, dark-sky compliant fixtures shall be utilized to prevent uneven light distribution and trespass or glare outside the structure or property line.

18.49.130 Bicycle parking.

A. Long-term bicycle parking

1. Multi-unit projects shall provide one long-term bicycle parking/storage space for every two units.

2. Long-term bicycle parking shall be located on the ground floor or first level of the parking structure in a secured location within proximity to the public street.

3. Bicycle spaces shall not be located within required storage areas for the building; however, they may be located in common areas with direct access to the street.

4. Each required bicycle parking space shall be accessible without moving another bicycle.

B. Short-term bicycle parking

1. Standards for short-term bicycle parking are found in Section 18.45.120 (Bicycle parking).

2. Projects shall provide one short-term bicycle parking space for every ten parking spaces.

3. Bicycle parking facilities shall be placed so the full length of the rack remains clear of pedestrian/wheeled user and vehicular access.

4. Each required bicycle parking space shall be accessible without moving another bicycle.

5. Bicycle parking facilities shall be in well-lit and convenient areas on private property within fifty feet of the main entrance to the building.

18.49.140 Lighting.

A. General standards

1. All outdoor lighting shall comply with the standards held within Section 18.46 (Outdoor lighting).

B. Lighting for multi-unit attached residential projects

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1. All walkways, steps, parking areas, driveways, onsite streets, and other facilities shall be illuminated to ensure safe and convenient nighttime use.

2. All fixtures shall be fully shielded and directed downward to direct light to fall on the same premises upon which the light is located and prevent light from entering habitable rooms and enclosures.

3. All bicycle parking and storage areas shall be illuminated.

Chapter 18.50 FLOOR AREA RATIO BONUS REGULATIONS

18.50.010 Purpose.

A. The purpose of these regulations is to provide a floor area ratio-based density bonus incentive program for development within areas served by transit that provides housing for very low-income or low-income households and other community benefits. These regulations are intended to materially assist in providing adequate housing for the community, to provide a balance of housing opportunities within the City of National City with an emphasis on housing near transit, and to provide community benefits that assist with uplifting the quality of life for residents and reducing the impacts of gentrification and tenant displacement.

For purposes of this opt-in program, two floor area ratio (FAR) tiers (FAR Tier 1 and FAR Tier 2, as described below) would apply and would supersede the dwelling unit per acre maximums allowed by the base zones.

The following base zones are included as part of this program: MCR-1; MCR-2; MXC-1; MXC-2; MXD-1; MXD2; RM-1; RM-2; RM-3; MXT. New development shall comply with the underlying development standards of the zone in which the property is located, unless otherwise waived by this chapter.

These regulations do not implement California Government Code Section 65915 (State Density Bonus Law), which is implemented through Chapter 18.48 (Density Bonus and Affordable Housing Incentives).

18.50.020 Definitions.

A. For purposes of this Division, the following definitions shall apply:

1. FAR Tier 1 means any premises where any portion of the premises is outside the Downtown Specific Plan area.
a. Tier 1: 2.5 FAR Bonus Zones: MCR-1; MCR-2/TOD; RM-1; and MXT b. Tier 1: 4.0 FAR Bonus Zones: MXC-1; MXD-1; RM-2; RM-3; and MXD-2

2. FAR Tier 2 means any premises located on Plaza Bonita Road, within the Hospital District, and along Sweetwater Road/East 30th Street, as well as the area along 4th Avenue, located south of SR-54. a. Tier 2: 4.0 FAR Bonus Zone: MXC-2

3. Affordable dwelling units are defined as:
a. Subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to very low income or low-income households during the five (5) year period preceding the development application.
b. Dwelling units that are or were occupied by very low income or low-income households during the five (5) year period preceding the development application.

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4. Transit Priority Areas (TPA): Transit priority area means the area defined in California Public Resources Code Section 21099, as may be amended, or an area within one-half mile of a major transit stop that is existing or planned, if the planned major transit stop is scheduled to be completed within the planning horizon included in a Transportation Improvement Program.

18.50.030 Application of floor area ratio bonus regulations.

A. At the request of the applicant, the regulations in this Division shall apply to any development within the areas defined as FAR Tier 1 or 2. Parcels shall be zoned for twenty dwelling units per acre or higher. A land use designation that is residential or mixed-use or a residential or mixed-use overlay zone shall be required.

Furthermore, all of the following requirements shall be met in order to utilize the Floor Area Ratio Bonus provisions:

1. The development includes dwelling units affordable to very low-income or low-income households, in accordance with Municipal Code Section 18.48.020 and the following criteria:
a. Within the categories of very low-income or low-income households, affordable dwelling units may be further targeted or restricted for senior citizens, as defined in California Civil Code Sections 51.3 and 51.11.
b. Within the very low-income category, affordable dwelling units may be further targeted or restricted for transitional foster youth, as defined in Section 66025 of the California Education Code; disabled veterans as defined in Section 18541 of the California Government Code; or homeless persons as defined in the McKinney-Vento Homeless Assistance Act. c. A portion of the total dwelling units in the development shall be reserved for very low-income or low-income households, in accordance with Municipal Code Section 18.48.020.

2. The dwelling units within the development shall not be used for a rental term of less than 30 consecutive days.

3. The development shall comply with the height limit prescribed by the base zone.

B. The regulations in this Division shall not apply to the following types of development:

1. Development that proposes to concurrently utilize the density bonus provided in Chapter 18.48 (Affordable Housing Regulations). Existing development that was constructed in accordance with the Affordable Housing Regulations situations in which and an applicant proposes to construct additional dwelling units through a new development application may utilize this Division to add gross floor area and density if the existing development was constructed using the maximum density bonus available based on the affordability level of the development.

2. Development that includes visitor accommodations, except a single room occupancy (SRO) hotel.

C. The regulations in this Division may be utilized to add gross floor area (GFA) to an existing development through the construction of additional dwelling units. The additional gross floor area allowed shall be determined as follows:

1. The additional GFA is determined by multiplying the remaining lot area by the applicable FAR. The remaining lot area is the difference between the lot coverage of the existing development and the lot area.

2. The minimum number of dwelling units is determined by multiplying the maximum number of dwelling units that could be constructed on the remaining lot area by 0.80.

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a. For this calculation, the maximum number of pre-density bonus dwelling units that could be constructed on the remaining lot area is calculated by dividing the remaining lot area by the maximum permitted density under the base zone.
b. If the number calculated for the minimum number of dwelling units exceeds a whole number by more than 0.50, the minimum number of dwelling units shall be rounded up to the next whole number.

D. The regulations in this Division may be utilized to add GFA for residential development to an existing nonresidential development through the conversion of existing non-residential space to permanent rental or forsale dwelling units.

E. The required number of affordable dwelling units shall be calculated in accordance with Section

18.4950.070. To calculate the required number of affordable dwelling units, all density calculations resulting in fractional units shall be rounded up to the next whole number. Existing covenant-restricted affordable dwelling units shall not be counted towards the affordable housing requirement in this Division.

F. The regulations in this Division shall not supersede the regulations of any other Municipal Code Section unless specified.

18.50.040 Required replacement of existing affordable units.

A. An applicant is ineligible for any incentive under this Division if the premises on which the development is proposed contains, or during the seven years preceding the application, contained, rental dwelling units that have had the rent-restricted by law or covenant to persons and families of low income or very low income, or have been occupied by persons and families of low income or very low income unless the proposed development replaces the affordable dwelling units, and either:

1. Provides affordable dwelling units at the percentages set forth in Section 18.48.020 (inclusive of the replacement dwelling units), or

2. Provides all of the dwelling units in the development as affordable to low-income or very low-income households, excluding any manager’s unit(s).

B. The number and type of required replacement affordable dwelling units shall be determined as follows:

1. The development shall replace all existing and demolished affordable dwelling units on the premises.

Affordable dwelling units are defined as:
a. Subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to very low income or low-income households during the five (5) year period preceding the development application.
b. Dwelling units that are or were occupied by very low income or low-income households during the five (5) year period preceding the development application.

2. The affordable dwelling units shall be replaced as follows:
a. For a development containing any occupied affordable dwelling units, the development must:
a. Contain at least the same number of replacement affordable dwelling units, of equivalent size and bedrooms, and must be made affordable to and occupied by persons and families in the same or a lower income category as the occupied affordable dwelling units. b. For unoccupied affordable dwelling units in the development, the replacement affordable dwelling units shall be made affordable to and occupied by persons and families in the same or lower income category as the last household in occupancy.

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c. If the income category of the last household is unknown, it is presumed that the affordable dwelling units were occupied by very low-income and low-income renter households in the same proportion of very low-income and low-income renter households to all renter households within the City of National City, as determined by the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy database, and replacement affordable dwelling units shall be provided in that same percentage. b. If all of the affordable dwelling units are vacant or have been demolished within the last seven (7) years preceding the application, the development must:
a. Contain at least the same number of replacement affordable dwelling units, of equivalent size and bedrooms, as existed at the high point of those units in the seven-year period preceding the application and must be made affordable to and occupied by persons and families in the same or a lower income category as those in occupancy at that same time. b. If all of the affordable dwelling units are vacant or have been demolished within the seven years preceding the application, the development must contain at least the same number of replacements affordable dwelling units, of equivalent size and bedrooms, as existed at the high point of those units in the seven-year period preceding the application and must be made affordable to and occupied by persons and families in the same. c. If the income categories are unknown for the high point, it is presumed that the dwelling units were occupied by very low-income and low-income renter households in the same proportion of very low-income and low-income renter households to all renter households within the City of National City, as determined by the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy database, and replacement dwelling units shall be provided in that same percentage.

3. All replacement affordable dwelling unit calculations resulting in fractional units shall be rounded up to the next whole number.

4. All rental replacement affordable dwelling units shall be affordable for at least 55 years through a recorded affordability restriction documented by written agreement, and a deed of trust securing the agreement, entered into by the applicant and the National City Housing Authority.

5. Any existing residents will be allowed to occupy their dwelling units until six months before the start of construction activities with proper notice, which shall occur at least 12 months prior to the anticipated date of termination. The property owner shall deliver a written notice of intent to terminate to the Housing Authority and to each tenant household as part of the development permit application.

6. The applicant agrees to provide relocation benefits to the occupants of those affordable residential dwelling units, and the right of first refusal for a comparable dwelling unit available in the new housing development at a rent affordable to very low- or low-income households. a. The displaced occupants are entitled to payment for actual moving and related expenses that the Housing Authority determines to be reasonable and necessary. b. For any very low- or low-income household displaced by conversion, the applicant shall pay to such household an amount in accordance with Chapter 16 (commencing with Section 7260) of Division 7 of Title 1 of the California Government Code. c. For a development, residents living in the jurisdictional boundary limits of National City at the time of application shall receive priority for 75 percent of the affordable dwelling units in the development that are reserved for very low-income or low-income households. For National City

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residents who may have been displaced from their rental units in the preceding ten (10) year time frame and can demonstrate proof of National City residency from those ten years, those residents shall be eligible to receive priority for 75 percent of the new affordable dwelling units.

7. All for-sale replacement affordable dwelling units shall be subject to the following provisions:
a. The initial occupant of all for-sale affordable dwelling units shall be a very low-income or lowincome household. b. Prior to, or concurrent with, the sale of each affordable dwelling unit, the applicant shall require the buyer to execute and deliver a promissory note in favor of the National City Housing Authority so that the repayment of any initial subsidy is ensured. c. Each for-sale affordable dwelling unit shall be occupied by the initial owner at all times until the resale of the affordable dwelling unit.
d. Upon the first resale of an affordable dwelling unit, the seller shall comply with all conditions regarding the sale of a dwelling unit, as applied by the National City Housing Authority, and as set forth in California Government Code Section 65915(c)(2).

8. Development shall comply with the California Department of Housing and Community Development Tenant Preference policies contained within Government Code Section 7061. Furthermore, development shall comply with the City of National City Preference Policy as stipulated in Resolution 2016-38.

C. The applicant shall provide existing residents of affordable dwelling units with all of the following:

1. The ability to occupy their existing units until six months before the start of construction activities with proper notice, pursuant to California Government Code Sections 7260 through 7277. Any existing residents will be allowed to occupy their existing dwelling units until six months before the start of construction activities with proper notice, which shall occur at least 12 months prior to the anticipated date of termination of tenancy. The property owner shall deliver a written notice of intent to terminate tenancy to the National City Housing Authority and to each tenant household as part of the development permit application.

2. To those households that remain in a protected affordable dwelling unit, the applicant shall provide:
a. Relocation benefits pursuant with the requirements of California Government Code Sections 7260 through 7277 for public agencies. The applicant or applicant’s agent shall engage a qualified third-party contractor or consultant to oversee the provision of the required relocation benefits.

The third-party contractor or consultant shall provide a letter to the National City Housing Authority certifying compliance with the relocation benefits requirements after completion of the relocation process.
b. A right of first refusal for a comparable dwelling unit available in the new development affordable to the household at an affordable rent or affordable housing cost based on household income in accordance with Table 143-12A.
c. Residents living within one mile of the development at the time of application shall receive priority for 75 percent of the affordable dwelling units in the development that are reserved for very low-income or low-income households. For National City residents who resided in National City for a period of three months or longer and who may have been displaced from their rental units in the preceding ten (10) year time frame and can demonstrate proof of National City residency from those ten years, those residents shall be eligible to receive priority for 75 percent of the new affordable dwelling units.

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18.50.050 Tenant benefits, rights, and obligations.

A. The subdivider of a condominium conversion project shall provide the benefits specified in Section 18.30.090 (C) to persons whose tenancy in very low- and low-income units is in a project the subdivider terminates due to the condominium conversion.

B. The applicant shall provide a relocation assistance payment to all tenants of the project including:

1. A relocation payment of three months’ rent based on the current National City “fair market rent” for apartment size, as established by the U.S. Department of Housing and Urban Development. The relocation payment shall be paid no later than the day on which the applicant gives notice to the tenant to vacate the premises and shall be based upon the fair market rent at the time of the notice.

2. The applicant shall provide relocation benefits pursuant to California Government Code Sections 7260 through 7277 for public agencies.

3. The applicant or applicant’s agent shall engage a qualified third-party contractor or consultant to oversee the provision of the required relocation benefits.

4. The third-party contractor or consultant shall provide a letter to the National City Housing Authority certifying compliance with the relocation benefits requirements after completion of the relocation process.

C. Any existing tenants in the project will be allowed to occupy their existing dwelling units until six months before the start of construction activities with proper notice, which shall occur at least 12 months prior to the anticipated date of termination of tenancy. The property owner shall deliver a written notice of intent to terminate tenancy to the National City Housing Authority and to each tenant household as part of the submission of a development permit.

D. Displaced residents may relocate to a dwelling unit in National City or outside of the city’s jurisdiction and remain eligible to apply for affordable housing opportunities within a ten-year period of vacating the affordable dwelling unit in which the resident established residency for a period of at least three (3) months in National City.

18.50.060 Incentives in exchange for transit priority area affordable housing.

An applicant proposing development that is consistent with the criteria in Section 18.4950.030(A)(C) shall be entitled to the following incentives:

A. Waiver of the existing FAR, and implementation of a new FAR based upon whether the development is located in FAR Tier 1 or FAR Tier 2 as specified in Section 18.4950.020.

B. Waiver of the maximum permitted residential density of the land use designation(s) in the applicable land use plan. Density shall be limited by the allowable floor area ratio of the affordable density bonus in FAR Tier 1 and FAR Tier 2 and the requirements of the California Building Code as adopted and amended by the City of National City, unless otherwise specified.

C. Waiver of Development Impact Fees for all covenant-restricted affordable units and units exceeding 800 SF.

D. Waiver of the following applicable base zone regulations:

1. Minimum lot area if a qualifying development is proposed in a lot with an area of 5,000 square feet or less.

2. Street frontage requirements, if safe and adequate access to the premises can be provided to the satisfaction of the Fire Department.

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3. Maximum lot coverage if a qualifying development is proposed in a lot with a maximum lot coverage of 75 percent or less.

4. Floor Area Ratio (FAR) Bonus for Residential Mixed-Use. Development utilizing the regulations in this Division shall not be eligible for other FAR or density bonuses.

5. Maximum front setback or street side setback if the maximum is 20 feet or less.

E. Waiver of the personal storage area requirement in Section 18.42.070 (A)(7) and the private exterior open space requirement in Section 18.41.040 for all dwelling units in the development.

F. Use of up to four Affordable Housing Incentives. An applicant utilizing the regulations in this Division shall be entitled to incentives for any development for which a written agreement and a deed of trust securing the agreement is entered into by the applicant and the National City Housing Authority.

1. An incentive means any of the following:
a. A deviation to a development regulation, with the exception of any regulations or requirements of this Division;
b. Any other incentive proposed by the applicant that results in identifiable, actual cost reductions.

2. Items not considered incentives by the City of National City include, but are not limited to the following:
a. A waiver of any required permit;
b. A waiver of fees or dedication requirements with the exception of Development Impact Fees and TDIF for restricted affordable units and units exceeding 800 square feet; c. A direct financial incentive;
d. A waiver of any of the requirements, regulations, or standards of this Division; e. A waiver of the height limit.

3. An incentive requested as part of a development meeting the requirements of this Division shall be processed according to the following:
a. Upon an applicant’s request, a development that meets the applicable requirements of this Division shall be entitled to incentives unless the City makes a written finding of denial based upon substantial evidence, of any of the following:
a. The incentive is not required in order to provide for affordable housing costs, as defined in California Health and Safety Code Sections 50052.5 and 50053; b. The incentive would have a specific adverse impact upon public health and safety as defined in Government Code Section 65589.5, the physical environment, including environmentally sensitive lands for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to very low-income and low-income households; c. The incentive would be contrary to state or federal law. Requested incentives shall be analyzed in compliance with the California Environmental Quality Act (CEQA) and no incentive shall be granted without such compliance.
b. The granting of an incentive shall not require a General Plan amendment, zoning change, a development permit, or other discretionary approval.
c. When a development permit is otherwise required, the decision to deny a requested incentive shall be made by City staff responsible for processing the development permit.

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4. The number of incentives available is as follows:
a. Three incentives for a development that includes at least 10 percent of the post-density dwelling units for very low-income households at or below 50 percent area median income (AMI). b. Four incentives for a development in which at least 10 percent of the post-density bonus covenant-restricted dwelling units are three bedrooms at or below 80 percent AMI.

G. Affordable Housing waivers may be granted, except that waivers cannot be used to deviate from the requirements of this Division. An applicant utilizing the regulations in this Division shall be entitled to a waiver for any development for which a written agreement and a deed of trust securing the agreement is entered into by the applicant and the National City Housing Authority.

1. A waiver means a request by an applicant to waive or reduce a development standard that physically precludes construction of development meeting the criteria of this Division.

2. Upon an applicant’s request, a development that meets the applicable requirements of this Division shall be entitled to a waiver unless the City staff responsible for processing the development permit makes a written finding of denial based upon substantial evidence that is in compliance with State of California Affordable Housing Density Bonus Government Code, of any of the following:
a. The waiver would have a significant, quantifiable, direct, and unavoidable impact upon health, safety, or the physical environment for which there is no feasible method to mitigate or avoid the impact;
b. The waiver would be contrary to state or federal law. Requested waivers shall be analyzed in compliance with CEQA as set forth in Chapter 12, Article 8, and no waiver shall be granted without such compliance; or,

3. The granting of a waiver shall not require a General Plan amendment, zoning change, development permit, or other discretionary approval.

4. There is no limit on the number of waivers an applicant may request.

18.50.070 Required provision of affordable dwelling units.

A. A. An applicant requesting the application of the regulations in this Division shall agree to the City of National City’s written agreement to provide affordable dwelling units, entered into by the applicant and the National City Housing Authority and secured by a deed of trust, that meets the following requirements:

1. Provides at least 10 percent of the post-density bonus rental dwelling units in the development, excluding any additional dwelling units allowed under a floor area ratio bonus, for rent by very lowincome households at a cost, including an allowance for utilities, which does not exceed 30 percent of 50 percent of the AMI, as adjusted for household size.

2. Provides at least 10 percent of the post-density bonus rental dwelling units in the development as three-bedroom units, excluding any additional dwelling units allowed under the FAR bonus, for rent by low-income households, including an allowance for utilities, which does not exceed 30 percent of 80 percent of the AMI, as adjusted for household size.

3. For rental dwelling units to be counted as affordable and meet the requirements of this Division, the following qualifying criteria shall be met:
a. The affordable dwelling units shall be comparable in bedroom mix and amenities to the marketrate dwelling units in the development, as determined by the National City Housing Authority, except that the affordable dwelling units shall not be required to exceed three bedrooms per dwelling unit. The affordable dwelling units shall have access to all common areas and amenities

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provided by the development. The square footage and interior features of the affordable units shall be good quality and consistent with current building standards for new housing in the City of National City.
b. The affordable dwelling units shall remain available and affordable for a period of at least 55 years, unless 100 percent of the dwelling units in the development are affordable and the development is owned and operated by an institution of higher education, including a community or junior college, college or university, or a religious institution-affiliated housing development project, as defined in California Government Code Section 65913.6, in which case the affordable dwelling units shall remain available and affordable for a period of at least 25 years.

B. Nothing in this Division shall preclude an applicant from using affordable dwelling units constructed by another applicant to satisfy the requirements of this Division, including contracting with an affordable housing developer with experience obtaining tax-exempt bonds, low-income housing tax credits, and other competitive sources of financing, upon approval by the National City Housing Authority.

18.50.080 Supplemental development regulations
Development utilizing the regulations in this Division must comply with the following Supplemental Development Regulations and may not utilize incentives or waivers provided in Section 18.4950.060 to deviate from the requirements in Section 18.4850.0380.

A. Pedestrian Circulation Space. All development shall include the following pedestrian circulation improvements:

1. Sidewalk Widening. A sidewalk widening enlarges a pre-existing or required sidewalk to a minimum of 10 feet in width measured perpendicular to the street. For a premise that is less than 25,000 square feet, an applicant may elect to provide public seating and pedestrian-oriented lighting, in lieu of a sidewalk widening.

2. At least one, 24-inch box canopy tree is required for each 25 feet of street frontage on each side of the required sidewalk. See National City Street Tree guidelines for list of approved street trees.

3. Above-ground utility placement within the sidewalk and/or pedestrian path is prohibited.

4. Gated entryways and street yard fencing are prohibited.

5. Green or cool roofs are defined as a roof with high reflectivity and emissivity that improves the energy efficiency of a building that has minimum reflectance of 0.70 and a minimum emittance of 0.75 B. Buffer from Adjacent Freeways. Development on premises within 100 feet of a freeway shall comply with the following:

1. A 10-foot minimum landscaped buffer shall be provided between the residential and commercial uses and any freeway; and

2. Outdoor areas such as balconies, patios, parks, plazas, and other spaces occupied by residents, customers, or members of the public shall be oriented away from the freeway.

C. Transition to Adjacent Residential Single-Unit Zones. Development on premises directly adjacent to a Residential Single-zoned parcel, including RS-1; RS-2; RS-3, and RS-4, where an existing dwelling unit is located on the adjacent premises, shall comply with the following criteria:
1) Incorporate a transition plane in the development that does not exceed a 65-degree angle. a. The transition plane for the development shall start from the shared property line with the RS zone and extend 1/3 of the lot depth.

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DIVISION 5. GLOSSARY
Chapter 18.650 GLOSSARY
[18.650.010] Generally.

For the purpose of carrying out the provisions of this title, the words, phrases, and terms included herein shall be deemed to have the meaning ascribed to them in this chapter.

Abut or abutting. "Abut" or "abutting" means the same as "adjoining" and "contiguous." Access. "Access" means the place or way by which pedestrians and vehicles shall have safe, adequate and suitable ingress and egress to a property or use as required by this title.

Accessory building or structure. "Accessory building or structure" means a subordinate building or structure, the use of which is incidental to that of and separate from the main building or primary structure and is located on the same lot.

Administrative services. "Offices, administrative, clerical or public contact services that deal directly with the citizen, together with incidental storage and maintenance of necessary vehicles. Typical uses include federal, state county and city offices."
Accessory Dwelling Unit (ADU): “Accessory Dwelling Unit” means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An ADU also includes an efficiency unit and a manufactured home, as defined in Section 18007 of the Health and Safety Code. Refer to Section 18.030.380 for ADU regulations.

Accessory use. "Accessory use" is a use, occupying no more than 40 percent of the lot, conducted on the same lot as the principal use or structure to which it is related, except that where specifically provided in the parking and loading regulations, accessory off-street parking or loading need not be located on the same lot; and, a use which is clearly incidental to and customarily found in connection with such principal use, and which is either in the same ownership as such principal use or is maintained and operated on the same lot substantially for the benefit or convenience of the owners, occupants, employees, customers, or visitors of the principal use.

Addition. "Addition" means the result of any work that increases the volume of an existing structure or replaces a demolished portion. Compare "alteration" and "structural alteration." Adjacent. "Adjacent" refers to two or more lots or parcels of land separated only by an alley, or located in close proximity to each other; or two or more objects that lie near or close to each other. Compare "adjoining." Adjoining. "Adjoining" refers to two or more lots or parcels of land sharing a common boundary line, or two or more objects in contact with each other. Synonyms are "contiguous" or "abutting." Adult day health care center. "Adult day health care center" means a facility for seniors which provides care, protection and activities on a less than twenty-four-hour basis under the supervision of professional staff. The establishment shall be licensed by the state and conducted in accordance with state requirements.

Advertising. For definitions relating to advertising, see sign-related definitions.

Affordable Housing Cost. "Affordable Housing Cost", in accordance with the California Health and Safety Code, means:

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(1) For extremely low-income households the product of 30 percent times 30 percent of the area median income adjusted for family size appropriate for the unit. (2) For very low-income households the product of 30 percent times 50 percent of the area median income adjusted for family size appropriate for the unit. (3) For lower income households whose gross incomes exceed the maximum income for very low-income households and do not exceed 70 percent of the area median income adjusted for family size, the product of 30 percent times 70 percent of the area median income adjusted for family size appropriate for the unit. In addition, for any lower income household that has a gross income that equals or exceeds 70 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 30 percent of the gross income of the household. (4) For moderate-income households, affordable housing cost shall not be less than 28 percent of the gross income of the household, nor exceed the product of 35 percent times 110 percent of area median income adjusted for family size appropriate for the unit. In addition, for any moderate-income household that has a gross income that exceeds 110 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 35 percent of the gross income of the household.

Affordable Rent. "Affordable Rent", in accordance with the California Health and Safety Code, means:
(1) For extremely low-income households the product of 30 percent times 30 percent of the area median income adjusted for family size appropriate for the unit. (2) For very low-income households, the product of 30 percent times 50 percent of the area median income adjusted for family size appropriate for the unit. (3) For lower income households whose gross incomes exceed the maximum income for very low-income households, the product of 30 percent times 60 percent of the area median income adjusted for family size appropriate for the unit. In addition, for those lower income households with gross incomes that exceed 60 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable rent be established at a level not to exceed 30 percent of gross income of the household.
(4) For moderate-income households, the product of 30 percent times 110 percent of the area median income adjusted for family size appropriate for the unit. In addition, for those moderate-income households whose gross incomes exceed 110 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable rent be established at a level not to exceed 30 percent of gross income of the household.

Agent of owner. "Agent of owner" means any person who can show certified written proof that he is acting for the property owner.

Agricultural or agriculture. "Agricultural" or "agriculture" means the use of land for agricultural purposes, including farming, dairying, pasturage, apiculture, horticulture, floriculture, viticulture, and animal and poultry husbandry, and the necessary accessory uses for handling, treating or storing the produces; provided, however, that the operation of any such accessory use shall be secondary to that of the normal agricultural activity.

Air contaminant. "Air contaminant" means particulate matter, dust, fumes, gas, mist, smoke, vapor, or any combination thereof having or tending to have a deleterious effect on human beings, vegetation, animals or property.

Alley. "Alley" means a public or private right-of-way, other than a street or highway, permanently reserved as a means of providing secondary vehicular access to abutting properties.

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Alteration. "Alteration" means any work on a structure that does not result in any addition to the structure.

Compare "addition" and "structural alteration."
Amendment. "Amendment" means a change in the wording, context or substance of this title, or a change in the zoning maps, which are part of this title when adopted by ordinance of the city council in the manner prescribed by law.

Anchor. "Anchor" means a large store, such as a department store or supermarket, that is prominently located in a shopping mall to attract customers who are then expected to patronize the other shops in the mall.

See also "large format retail."
Animal boarding/kennel, small. The provision of temporary shelter and care for small animals on a commercial basis. Small animals include domesticated animals or household pets commonly maintained in residence with humans.

Animal hospital. For a definition of "animal hospital," see "veterinary hospital." Animal husbandry. "Animal husbandry" is the care and breeding of domestic agricultural animals such as chickens and other fowl and horses.

Arcade. A covered walkway composed of a succession of arches supported by columns.

Architectural projection. For this definition, see "projection, architectural." Area. "Area" means the same as "net area," unless otherwise specified.

Area, net. "Net area" means that area of a lot or parcel of land exclusive of public alleys, highways or streets; or proposed public facilities such as alleys, highways, or streets or other necessary public sites when included within a proposed development project; or other public or private easements where the owner of the servient tenement does not have the right to use the entire surface of the land.

Articulation. "Articulation." The degree or manner in which a building wall or roofline is made up to distinct parts or elements. A highly articulated wall will appear to be composed of a number of different planes, usually made distinct by their change in direction (projections and recesses) and/or changes in materials, colors, or textures.

Assembly building. "Assembly building" means a building or a portion of a building used for gathering for such purposes as deliberation, worship, auditorium, church or chapel, dance floor, lodge rooms, conference rooms, dining rooms, drinking establishments, exhibit rooms, or lounges.

Assembly and light manufacturing/processing. Assembly, light manufacturing, and processing uses have no objectionable environmental influences by reason of the emission of odor, heat, smoke, noise, and vibration and do not use explosive or petroleum materials. Such uses may include manufacturing, printing, assembling, processing, repairing, bottling, or packaging of products from previously prepared materials (excluding the assembly of large equipment and machinery); manufacturing of electrical and electronic instruments, devices and components, furniture, tools, clothing and shoes, toys and novelties, renewable energy infrastructure; artist studios;, dyeing and cleaning plants, except large-scale operations; and any other limited manufactured/processing use which is determined by the city to be of the same general character as the uses listed here.

Assisted living facility. "Assisted living facility" means a complex that is designed to accommodate primarily the elderly but may accommodate others, with staff personnel and programs to assist residents with many activities of daily living. Units may or may not have kitchens, but meals are provided in a central location. Units usually rent on a monthly basis.

Auto body uses. A building or portions of a building where painting and interior and body modifications or repairs are performed on motor vehicles and trailers, including associated floor space used for offices, parking or showrooms. This includes shops that specialize in collision repair work; customization work on the body and interior of vehicles for aesthetic purposes or for the physically disabled, or other customers with special

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requirements; painting for post-collision, refurbishment or customization; and restoration of classic and antique vehicles.

Automobile, abandoned. "Abandoned automobile" means any motor vehicle which is required to be registered by the California Vehicle Code when operated upon a highway and whose registration has been expired for a period of six months or more. However, a motor vehicle stored within a permitted building or structure shall not be considered to be an abandoned automobile.

Automobile and trailer sales area. "Automobile and trailer sales area" means an open area, other than a street, used for the display, sale or rental of new or used automobiles or trailers and where no repair work is done except minor incidental repairs of automobiles or trailers to be displayed, sold or rented on the premises.

Automobile dismantling yard or automobile wrecking yard. "Automobile dismantling yard" or "automobile wrecking yard" means any premises used for the dismantling or wrecking of vehicles required to be registered under the California Vehicle Code, including the buying, selling or dealing of such vehicles or the integral parts or component materials thereof, or the storage, sale or dumping of dismantled, partly dismantled or wrecked inoperative vehicles. "Automobile dismantling" shall not include the incidental storage of inoperative or disabled vehicles in connection with a legal operation of an automobile repair garage, automobile body and fender repair shop, or automobile impound yard. See "scrap metal processing." Automobile impounding yard. "Automobile impounding yard" means facilities maintained by a permittee, on contract with the city, for the temporary storage of vehicles legally removed or impounded by a peace officer from public or private property as prescribed by law.

Automobile parking. For definitions relating to automobile parking, see "parking lot" and parking-related definitions.

Automobile repair, major. "Major automobile repair" means repair involving removal of heads, pans, transmissions; repairing, replacing, or overhauling of engines, motor transmissions; repairing or replacing driving mechanisms, steering mechanisms, differential assemblies; and repairing or replacing any other major automotive part or parts.

Automobile repair, minor. "Minor automobile repair" means the sale, installation, and servicing of tires, batteries, automotive accessories and replacement items, engine tune-up, replacing points and plugs, carburetor overhaul; brake replacement and drum turning; alignment work, wheel balancing; replacing shock absorbers; air conditioning service; washing and lubricating services; steam cleaning; and supplying other incidental customer services and products.

Automobile service station. "Automobile service station" means a retail place of business engaged in the sale of motor fuels and in supplying goods and services generally required in the operation and maintenance of automotive vehicles and the fulfilling of motorist needs. These shall include free restroom facilities for service station customers, and may include any of the items included under "major automobile repair" or "minor automobile repair."
Automobile wrecking. For a definition of "automobile wrecking," see "automobile dismantling, or wrecking yard."
Awning. "Awning" means a temporary shelter supported by an exterior wall of a building and of a type which can be retracted, folded or collapsed against the face of the supporting building.

Balcony. "Balcony" means an unroofed platform enclosed by a railing or parapet projecting from the wall of a building for the private use of tenants or for exterior access to the above-grade living units. When a balcony is roofed and enclosed with operating windows, it is considered part of the room it serves.

Bar/nightclub. "Bar/nightclub" includes restaurants with dancing after dinner hours, cocktail lounges, bars, establishments that provide live entertainment, and similar uses.

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Basement. or a definition of "basement," see the Uniform Building Code.

Batching plant. "Batching plant" means a plant for the manufacture or mixing of concrete, cement, and concrete and cement products, including any apparatus and uses incident to such manufacturing and mixing.

Bed and breakfast inn. "Bed and breakfast inn" means a residential building containing a specified number of guest rooms occupied by a specific number of persons, which provides living units and limited refreshments for transient guests, and which is managed and occupied by the owner of the property.

Bedroom. "Bedroom" means a private room intended for or capable of being used for sleeping, separated from other rooms by a door, having a window and closet/storage nook, and accessible to a bathroom without crossing another bedroom.

Beginning of construction. "Beginning of construction" means demolition, elimination and removal of an existing structure preparatory to new construction, or the incorporation of labor and materials in the foundation of a building or buildings.

Billboard or outdoor advertising structure. For definitions relating to billboards or outdoor advertising structures, see sign-related definitions in Chapter 18.47.

Block. "Block" means the land adjoining one side of a street between two consecutive junctions of said street with streets, railways, rights-of-way, or waterways crossing or meeting said side of said street.

Body piercing. "Body piercing" means penetrating the skin to make a hole, mark, or scar that is generally permanent in nature to place jewelry or objects of metal or plastic on any area for cosmetic purposes. "Body piercing" does not include practices that are considered medical procedures or the puncturing of the outer perimeter or lobe of the ear using a pre-sterilized, single-use stud and clasp ear piercing system.

Bona fide public eating place. "Bona fide public eating place" means a place which is regularly and in a bona fide manner, used and kept open for the serving of meals to guests for compensation and which has suitable kitchen facilities connected therewith, containing conveniences for cooking an assortment of foods which may be required for ordinary meals, the kitchen of which must be kept in a sanitary condition with the proper amount of refrigeration for keeping of food on said premises and must comply with all the regulations of the local department of health. "Meals" mean the usual assortment of foods commonly ordered at various hours of the day; the service of such food and victuals only as sandwiches or salads shall not be deemed a compliance with this requirement. "Guests" mean persons who, during the hours when meals are regularly served therein, come to a bona fide public eating place for the purpose of obtaining, and actually order and obtain at such time, in good faith, a meal therein. Nothing in this section, however, shall be construed to require that any food be sold or purchased with any beverage.

Breweries, small. "Small breweries" are those breweries producing 60,000 barrels a year or less.

Breweries, large. "Large breweries" are those breweries producing more than 60,000 barrels a year.

Brewery. "Brewery" means an establishment which is licensed by the California Department of Alcoholic Beverage Control under a Type 1 or Type 23 to manufacture and sell alcoholic beverages on the premises for onsite or off-site consumption. Minors are allowed on the premises (per ABC Type 1 and Type 23 license regulations).

Brewery tasting room. "Brewery tasting room" means an establishment which is licensed by the California Department of Alcoholic Beverage Control under a Type 1 or Type 23 (Beer Manufacturer or Small Beer Manufacturer respectively) duplicate license to sell malt beverages the licensee produces for on-site and off-site consumption; including sales of sealed containers (commonly known as growlers) for off-site consumption. Only beer produced by the master licensee may be sold and/or consumed at the location. Minors are allowed on the premises (per ABC Type 1 and Type 23 license regulations).

Buildable area. "Buildable area" means the same as "net area." Building. For a definition of "building," see the Uniform Building Code.

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Building bulk. "Building bulk" means the size of buildings or other structures and their relationships to each other and to open areas and lot lines. Regulations controlling bulk include maximum height, maximum lot coverage, maximum floor area ratio, minimum size of yards and setbacks, shape of buildings or other structures, the area of the lot upon which a residential building is located, and the number of dwelling units or rooms within such building in relation to the area of the lot.

Building height. For a definition of "building height," see the Uniform Building Code.

Building line. "Building line" means a line established by law or agreement usually parallel to the property line beyond which a structure may not extend.

Building lot coverage. See "lot coverage."
Building, main or primary. "Main building" means any building in which is conducted the principal use of the building site on which it is situated. In any residential zone, any dwelling shall be deemed to be a main building on the building site on which it is located.

Building site. "Building site" means:

1. The ground area of one lot; or

2. The ground area of two or more lots when used in combination for a building or permitted group of buildings, together with all open spaces as required by this title. See "lot." Bulk distributing station, hazardous materials. "Hazardous materials bulk distributing station" means any distributing station for hazardous materials where there is located a loading rack and which is not an integral part of a refinery, natural gasoline plant, or crude petroleum producing or pipeline operation.

Cabaret. "Cabaret" means a cafe, restaurant, bar or other public establishment that serves food or alcoholic or nonalcoholic beverages, or both, where entertainment is regularly provided by paid or unpaid performers or musicians, or dancing is regularly allowed to the accompaniment of recorded or live music or rhythmic sound.

Camper. For a definition of "camper," see "recreational vehicle." Compare "mobile home." Camp, tourist. For this definition, see "tourist camp." Camp, youth. For this definition, see "youth camp."
Canopy. "Canopy" means a roof-like projection extending horizontally from a structure, usually made of metal, over a sidewalk or driveway for protection from sun or rain.

Car. For definitions relating to cars, see "motor vehicle," "vehicle," and other automobile-related definitions.

Carport. "Carport" means an accessory structure or portion of a principal structure, consisting of a roof and supporting members such as columns or beams, unenclosed from the ground to the roof on at least two sides, and designed or used for the parking or temporary storage of motor vehicles of owners or occupants of the structure to which it is accessory.

Car wash, automatic. An "automatic car wash" means a building or portion thereof containing facilities for washing vehicles, using conveyorized and/or mechanized equipment where the washing of the vehicle is performed by the equipment.

Car wash, full service. A "full service car wash" means a building or portion thereof containing facilities for washing vehicles, using conveyorized and/or mechanized equipment where the washing of the vehicle is performed by the equipment and an employee or employees of the facility assist in performing other services such as cleaning, drying, vacuuming, waxing, detailing, or similar services on the vehicle.

Car wash, manual. A "manual car wash" means a building or portion thereof containing self-service facilities where the washing of the vehicle is performed by the customer.

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Cellar. For a definition of "cellar," see the Uniform Building Code.

Cemetery. "Cemetery" means land used or intended to be used for the burial or interment of the dead and dedicated for such purposes, including columbariums, crematories, mausoleums and mortuaries when operated in conjunction with and within the boundary of such cemetery.

Certificate of occupancy. "Certificate of occupancy" means a required document issued by the department of building and housing prior to the occupation or use of vacant land, except for agricultural uses, or prior to occupation or use of buildings erected or structurally altered.

Child day care center. "Child care center" means any child care facility of any capacity, other than a child day care home, in which less than twenty-four-hour per day nonmedical care and supervision are provided to children in a group setting.

Children’s home. “Children's home" means one or more buildings used for the semi-permanent, twenty-fourhour care of orphans or other children deprived of parental care, operated by a public agency or a philanthropic or charitable organization, but shall not include commercial enterprises operated by such organization or a correctional institution.

Circus and/or carnival. "Circus" and/or "Carnival" means a temporary outdoor amusement center, bazaar or fair, either involving use of special purpose equipment or conducted by professional operators, or both, and where activities include such things as rides, exhibitions, food service, sales, or small-scale games.

City council. See Chapter 2.04.

City manager. See Chapter 2.01.

Civic, fraternal, community, and cultural facilities. "Civic, fraternal, community, and cultural facilities" means a facility operated entirely on a public or nonprofit basis for the purpose of providing education, information, training, and/or entertainment of a civic or cultural nature. Such facilities include, but are not limited to, libraries, museums, and community centers.

Clinic. "Clinic" means any facility used for the care, diagnosis and treatment of sick, active, infirm or injured persons and those who are in need of medical, dental or surgical attention, but who are not provided with board or room, or kept overnight on the premises. "Clinic" includes dental clinic, health clinic, medical clinic and doctors' offices, and may include laboratory facilities in conjunction with normal clinic services.

Club, country. "County club" means a private club organized and operated for social purposes and possessing outdoor recreational facilities, such as golf courses, tennis courts or polo grounds.

Club. A "club" means any building or premises used by an association of two or more people united by a common interest or goal, whether incorporated or unincorporated, organized for some common purpose, but not including a group organized solely or primarily to render a service customarily carried on as a commercial enterprise.

College and university facilities. "College and university facilities" means educational institutions of higher learning which offer a course of study designed to culminate in the issuance of a degree.

Colonnade. "Colonnade." See arcade.

Commencement, land use activity. "Commencement" of any land use activity as provided for by this title is the date of beginning of such activity after all required city permits and approvals have been given. Where a use or premises require an occupancy permit, commencement shall not be recognized before that permit is issued. Any land use activities begun prior to commencement as defined above are, for the purposes of this title, not commenced.

Commercial. "Commercial" refers to any activity on or use of land which involves the buying, selling, processing, or improving of things not produced on the land and having financial gain as the primary aim of the

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activity or use, whether or not such activity or use is for hire or on account of the buyer, seller, processor, or improver.

Commercial recreation (indoor). "Commercial recreation (indoor)" refers to indoor recreational facilities that are operated as a business and open to the general public for a fee. Such uses may include, but are not limited to, gyms/health clubs, bowling alleys, martial arts, dance and exercise studios, skating rinks, batting cages, indoor swimming pools, boxing studios, indoor climbing walls, and similar uses.

Commercial recreation (outdoor). "Commercial recreation (outdoor)" refers to outdoor recreational facilities that are operated as a business and open to the general public for a fee. Such uses may include, but are not limited to, sports fields, golf courses/driving ranges, miniature golf, outdoor swimming pools, skate parks, court games, and similar uses.

Communication equipment building or use. "Communication equipment building or use" means a building or lot housing electrical and mechanical equipment necessary for the conduct of a public communications business with or without necessary personnel.

Community center. "Community center" means a neighborhood building for social, recreational, and cultural activities.

Community farm. "Community farm" means an area of land larger than one acre managed and maintained by an individual or group of individuals to grow and harvest food and horticultural products for shareholder consumption or for sale or donation. Shareholders may arrange to work on the farm in exchange for a share of the crops and/or pay for a portion of the crop in advance. A community farm may be a principal or accessory use.

Conditional use. "Conditional use" means a use which requires a special degree of control because of characteristics peculiar to it, or because of size, technological processes or type of equipment, or because of the exact location with reference to surroundings, streets and existing improvements or demands upon public facilities. Such control is to ensure that the particular use at the particular site on which such use is proposed to be located is compatible with other existing or permitted uses surrounding the site.

Condominium development. "Condominium development" means a structure and appurtenant premises divided in ownership by the existence of condominiums as now or hereafter defined by state law, and includes instances where ownership is so divided following prior single ownership of the entire structure and premises, as well as new structures and premises so divided in ownership.

Construction yard. "Construction yard" means an area on or immediately adjacent to a major construction or demolition site used on a temporary basis for the parking and storage of equipment used in the project, and the storage and preparation of materials and other items used in the project. Such yard may include construction offices and such shops as are necessary for work on the immediate project.

Contiguous. "Contiguous" means the same as "adjoining." Convalescent services. "Convalescent services" means a use providing bed care and in-patient services for persons requiring regular medical attention, such as nursing homes, but excluding facilities providing surgical or emergency medical services, facilities providing care for alcoholism, drug addiction, mental disease or communicable disease.

Convenience establishments. "Convenience establishments" means small establishments designed and intended to serve the daily or frequent trade or service needs of the surrounding population. Such establishments include grocery stores, variety stores, drugstores, coin-operated laundry and dry- cleaning establishments, beauty shops, barber shops, and medical and dental offices. Specifically excluded are automobile service stations and repair garages, and drive-in eating and drinking establishments.

Corner lot. For this definition, see "lot, corner."

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Cornice. "Cornice" means an ornamental molding that finishes or crowns the top of a building, wall, arch or similar structure.

Court. "Court" means an area on the same lot with a building which is bounded on two or more sides by the exterior walls of a building or buildings on the same lot.

Courtyard housing. "Courtyard housing" means a group of three or more detached or attached one-story dwellings located on a single lot, and having a common court or yard. Each dwelling unit will have a separate entrance on the ground floor.

Coverage. See "lot coverage."
Curb level. "Curb level" means the level of the established curb in front of the building measured at the center of such front. Where no curb level has been established, the city engineer shall establish such curb level or its equivalent.

Dairy. "Dairy" means any premises where three or more cows or goats or any combination thereof equaling three or more animals are kept or maintained for the purpose of producing milk or milk products.

Decibel. "Decibel" is a unit which describes the sound pressure level or intensity of sound. The sound pressure level in decibels is twenty times the logarithm, to the base ten, of the ratio of the pressure of the sound to a reference pressure of 0.0002 microbars.

Density. "Density" means the number of dwelling units that may be constructed per acre or per square foot of lot area.

Department store. "Department store" means a store or group of shops under unified management selling a variety of merchandise groups, normally including clothing, appliances, hardware, and furniture.

Depth of lot. For this definition, see "lot depth."
Development. "Development" means the design, construction and related use of real property in any manner requiring compliance with this code.

Disposal facility. A "disposal facility" provides permanent containment or destruction of waste materials.

Landfills and incinerators are examples of disposal facilities.

Dock. "Dock" means a landing pier for boats; a wharf, a structure supported by piling or floats in such a manner as to allow free flow of water beneath said structure and in which any buildings constructed thereon are incidental to the use of said structure as a wharf or landing pier.

Dormitory. "Dormitory" means a dormitory is a living facility accessory to a learning center designed to house students. A dormitory may be located on the same property as the learning center (college, university, boarding school, nursing school, or similar learning center) or may be located within one-quarter mile radius of the learning center.

Drive-through restaurant or drive-through eating place. "Drive-through restaurant" or "drive-through eating place" means any commercial establishment serving food or drinks, making provisions encouraging consumption of food or beverages off-site. Drive-through restaurants or eating places may also provide areas for indoor consumption.

Driveway. "Driveway" means a private road, the use of which is limited to persons residing, employed or otherwise using or visiting the parcel on which located.

Dump. "Dump" means an area devoted to the disposal of refuse and salvage, including incineration, reduction, or the dumping of ashes, garbage, combustibles or non-combustibles, or offal.

Duplex. "Duplex" means a building containing two dwelling units meant for residential occupancy which are attached by a common wall.

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Dwelling. "Dwelling" means a building or portion thereof designed or used exclusively for residential occupancy. For the purposes of this title, dwellings do not include hotels, motels, roominghouses, nursing homes, rest homes, university-owned or university-leased housing or institutions. See also "residential building." Dwelling, group. "Group dwelling" means two or more single detached, single attached, or multipledwellings or apartments located on the same lot.

Dwelling, mobile home. For a definition of "mobile home dwelling," see "mobile home." Dwelling, multiple. "Multiple dwelling" means the same as multi-unit residential dwelling.

Dwelling, single detached. "Single detached dwelling" means a detached building containing one dwelling unit meant for residential occupancy.

Dwelling, single attached. "Single attached dwelling" means a building containing two dwelling units meant for residential occupancy which are attached by a common wall.

Dwelling unit. "Dwelling unit" means one or more rooms with private kitchen and bathroom facilities, designed for occupancy for living and sleeping purposes. Only one kitchen is allowed per unit.

Easement, private road. For this definition, see "private road easement" in the glossary.

Educational institution. "Educational institution" means any elementary school, junior high school, high school, or college or university, either public or private, giving general academic instruction in the several branches of learning.

Efficiency unit. For this definition, see "studio unit" in the glossary.

Electric distribution substation. "Electric distribution substation" means the assembly of equipment which is part of a system for the transmission of electric power, which receives electric energy at a very high voltage from its source of generation, by means of a network of high voltage lines, and where, by means of transformers, said high voltage is transformed to a lower subtransmission voltage for the purpose of supplying electric power to large individual customers, or interconnections with other power-producing agencies or electric distribution substations for transformation to still lower voltage for distribution to smaller individual use.

Emergency shelter. "Emergency shelter" is defined in Section 50801(e) of the Health and Safety Code and includes housing with minimal supportive services that is limited to occupancy of up to six months. No individual or household may be denied emergency shelter because of an inability to pay.

Employee housing. “Employee housing” means housing providing accommodations for six or fewer employees. Employee housing shall be deemed a single-family structure with a residential land use designation.

Essential services. "Essential services" means the erection, construction, alteration, or maintenance by public utilities or municipal or other governmental agencies of underground or overhead gas, electrical, steam or water transmission systems, including poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police callboxes, traffic signals, hydrants, and other similar equipment and accessories in connection therewith reasonably necessary for the furnishing of adequate service by such utilities or municipal or other governmental agencies or for the public health or safety or general welfare, but not including any buildings, electrical substations, or water storage tanks.

Explosive material. "Explosive material" means any chemical compound mixture or device, the primary and common purpose of which is to function by explosion with substantially simultaneous release of gas and heat, the resulting pressure being capable of producing destructive effects.

Façade. The exterior face of a building which is the architectural front, sometimes distinguished from other faces by elaboration of architectural or ornamental details.

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Family day care home, large. "Large family day care home" means a home that provides family day care for seven to fourteen children, inclusive, including children under the age of ten years who reside at the home, or as set forth in Section 1597.465 of the California Health and Safety Code and as defined in regulations.

Family day care home, small. "Small family day care home" means a home that provides family day care for eight or fewer children, including children under the age of ten years who reside at the home, or as set forth in Section 1597.44 of the California Health and Safety Code and as defined in regulations.

Family foster care home. "Family foster care home" means a family residence in which twenty-four-hour fulltime care is provided for not more than six foster children (persons under eighteen years of age) and the dwelling unit is licensed by the state.

Farm stand. A "farm stand" is a temporary or permanent structure used for the display and sale of agricultural products.

Fast food eating place. "Fast food eating place" means any retail food establishment that primarily provides short order food services for on-site dining or take-out service, where such food and beverage is served on paper, plastic, or other disposable containers, and including drive in and drive through restaurants where ready-to-eat foods are served primarily to be consumed off the premises. This definition includes all self-service restaurants, except cafeterias, sit-down pizza parlors, and donut shops.

Fence. "Fence" means a freestanding structure of metal, masonry, composition or wood, or any combination thereof, resting on or partially buried in the ground and rising above ground level, and used for confinement, privacy, protection, screening or partition purposes.

Fenestration. "Fenestration" is the number, design, and arrangement of exterior windows.

Final map. "Final map" means a map prepared in accordance with the land division regulations and with any applicable provisions of the Subdivision Map Act, designed to be recorded with the county recorder.

Fire protection. "Fire protection" means such fire hydrants and other protective devices as required by the chief of the fire department.

Floor area. "Floor area" means the sum of the gross area of each floor of a building, excluding mechanical space, cellar space, elevators and stair bulkheads, open balconies, open porches, open breezeways, open terraces, and required parking.

Floor area ratio. "Floor area ratio" means the total floor area on a lot divided by the lot area. For example, a building containing twenty thousand square feet of floor area on a zoning lot of ten thousand square feet has a floor area ratio of two.

Free standing retail. "Free standing retail" means a single retail sales facility of up to twenty thousand square feet in size that is situated independently on a building lot and for which associated parking serves exclusively that facility.

Freeway. "Freeway" means a divided highway for through traffic with full control of access and with grade separations at intersections, and declared to be such in compliance with the California Streets and Highways Code.

Frequency. "Frequency" means the number of times that a displacement completely repeats itself in one second of time. Frequency may be designated in cycles per second or hertz (Hz).

Frontage. "Frontage" means all property fronting on one side of a street between intersecting or intercepting streets, or between a street and right-of-way, waterway, end of dead-end street, or city boundary measured along the street line. An intercepting street shall determine only the boundary of the frontage on the side of the street which it intercepts.

Frontage road. For this definition, see "service road" in the glossary.

Front yard. For this definition, see "yard, front" in the glossary.

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Future street or alley. For this definition, see "street or alley, future" in the glossary.

Games of skill or amusement. "Games of skill or amusement" means any machines, devices or apparatus, the operation or use of which is permitted, controlled, allowed or made possible by the deposit or placement of any currency, plate, disc, slug or key into any slot or crevice, for the purpose or use as a game or amusement of any description the use for the purpose of which is not prohibited by any law of the state.

Garage, private. For a definition of "private garage," see "parking garage, private." Garage, public. For a definition of "public garage," see "parking garage, public." Garage, repair. "Repair garage" means a structure or portion thereof, other than a storage or parking garage, designed or used for repairing, equipping or servicing motor vehicles. Such garages may also be used for housing, storage or sale of motor vehicles.

Garage, storage. "Storage garage" means a structure or portion thereof designed and used exclusively for the storage of motor vehicles, and within which temporary parking may also be permitted.

General plan. "General plan" means a comprehensive declaration of purposes, policies and programs for the development of the city and including, where applicable, diagrams, maps and text setting forth objectives, principles, standards, and other features, and which have been adopted by the city council.

Goods and services, retail. Retail goods include commercial establishments that provide physical goods, products or merchandise directly to the consumer, where such goods are typically available for immediate purchase and removal from the premises by the purchaser. Typical uses include, but are not limited to, apparel, household appliances, computers and electronics, books and stationary, gifts and souvenirs, paint and wallpaper, pets, plants, groceries and baked goods, hardware, hobby and crafts, sports equipment or similar products.

Services include establishments or places of business primarily engaged in the provision of frequent or recurrent needed services of a personal nature. Typical uses include, but are not limited to, beauty shops, barbershops, nail salons, animal grooming establishments, shoe, jewelry, or watch repair, coin-operated laundromats, dry cleaners and tailors, travel agencies, insurance agencies, banks and credit unions, printing and copy businesses, photographic studios, or similar businesses. Retail goods and services do not include the sale and service of vehicles, industrial-type equipment, heavy machinery, or other similar uses.

Government service agency. "Government service agency" means a government service facility providing direct services to the public wherein large aggregations of people are probable, especially those such as employment offices, public assistance offices, motor vehicle registration and licensing services and similar activities commonly accustomed to having sizeable assemblages of people queueing, tarrying, biding or waiting for service, whether pedestrian or vehicular.

Grade. For a definition of "grade," see the Uniform Building Code.

Gradient. "Gradient" means the rate of vertical change of a ground surface expressed as a percentage figure and determined by dividing the vertical distance by the horizontal distance.

Guidance/social assistance services. "Guidance/social assistance services" means a use providing counseling, guidance, recuperative, or similar services for persons requiring rehabilitation assistance as a result of mental illness, alcoholism, detention, drug addiction, or similar conditions for only part of a twenty-four-hour day.

Hazardous waste facility. "Hazardous waste facility" shall be defined as specified by the California Health and Safety Code and the San Diego County Hazardous Waste Management Plan.

Health facility, long-term. "Long-term health facility" means an institution or premises licensed by the state and used for the housing and care of the ambulatory, aged or infirm, and offering or providing lodging, meals, nursing, dietary or other personal services, but not including the care and treatment of persons with contagious or communicable diseases or persons insane or addicted to narcotics or alcohol. There shall be no surgery, physical therapy, or other similar activities such as are customarily provided in hospitals. Also called rest homes;

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convalescent homes; homes for the aged; veterans' homes; institutions for the feebleminded, cerebral palsied and the like; plus other similar names signifying long-term care, which is personal and, at most, nursing help, rather than medical or surgical care. See also "hospital." (Note: A senior citizens' project or housing-for-the-elderly project is to be distinguished from a long-term health facility in that the senior citizens' project or housing is primarily of a residential character with only incidental nursing facilities while a nursing home is primarily designed and used for the care of convalescent or ill persons.)
Heavy manufacturing/processing. "Heavy manufacturing/processing" includes uses that process or treat materials for the fabrication of large base-sector products. Assembly of large equipment and machines is included in this category as well as manufacturing uses that typically produce noise, dust, or other pollutants capable of harming or annoying adjacent uses. Such uses include manufacturing and processing of plastics and synthetic resins; rubber products; soaps, bleaching products, and other disinfectants; large scale laundry and dry- cleaning facilities; industrial chemicals; paint and lacquer; fish, vinegar, and other food products with offensive odors (except slaughterhouses); steel mills; petroleum chemical sales; organic chemical research; and other uses that are found by the city to be of the same general character to those listed here.

Helicopter. "Helicopter" means a rotary-wing aircraft which depends, for its support and motion in the air, principally upon the lift generated by one or more power-driven rotors that rotate on a substantially vertical axis.

Heliport. "Heliport" means an area of land or water or a structural surface which is used or intended for use for the landing and takeoff of helicopters, and any appurtenant areas which are used or intended for use for heliport buildings and other heliport facilities.

Helistop. "Helistop" means the same as a heliport, except that no refueling, maintenance, repairs or storage of helicopters is permitted.

Highway. For definition, see "freeway."
Home, convalescent. "Convalescent home" means the same as "long-term health facility." Home garden. "Home garden" means a garden maintained by one or more individuals who reside in a dwelling unit located on the subject property. Food and horticultural; products grown in the home garden may be used for personal consumption or for donation or sale on-site. A home garden is an accessory use to a principal residential use.

Home occupation. "Home occupation" means an occupation carried on within the main building by the occupant of the dwelling as a secondary use, in connection with which there is no display, no stock in trade nor commodity sold upon the premises, no person employed, and no mechanical equipment used except that which is normally necessary for housekeeping purposes.

Homeless shelter. "Homeless shelter" means the same as "emergency shelter." Hospice. "Hospice" means a program that provides care for clients in the last stages of a terminal illness within the client's home or a home-like facility.

Hospital. "Hospital" means a facility providing medical, psychiatric or surgical service for sick or injured persons, primarily on an in-patient basis, and including ancillary facilities for out-patient and emergency treatment, diagnostic services, training, research, administration and services to patients, employees, or visitors.

Hospital, long-term convalescent, or nursing and convalescent. "Long-term convalescent hospital" or "nursing and convalescent hospital" means the same as "long-term health facility." Hospital, psychiatric. "Psychiatric hospital" means the same as "special hospital." Hotel. "Hotel" means a building in which lodging is provided and offered to the public for compensation, and which is open to transient guests for less than thirty days. No room rentals shall be provided on an hourly basis.

The hotel may include facilities available to the general public, such as meeting and dining facilities and limited goods and services, provided these are an integral part of the hotel operations.

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Household pet. "Household pet" means any domesticated animal commonly maintained in residence with humans.

Housing Development Project. "Housing Development Project" means a use consisting of either of the following:
(1) Residential use only, with one or more units
(2) Mixed-use developments consisting of residential and nonresidential uses in which the nonresidential uses are less than 50 percent of the total square footage of the development and are limited to neighborhood commercial uses (small-scale general or specialty stores that furnish goods and services primarily to residents of the neighborhood) and to the first floor of buildings that are two or more stories.

Improvement, public. "Public improvement" means such street work and utilities as may be installed on land to be used for public or private streets, highways, alleys, pedestrian ways, ways, and easements, as are necessary for the general use and safety of the landowner and the public. Such street work and utilities may include necessary monuments, street name signs, guardrails, barricades, safety devices, fire hydrants, grading, retaining walls, storm drains and flood control channels and facilities, erosion control structures, sanitary sewers, street lights, street trees, traffic warning devices (other than traffic signals), and such other facilities as may be required by this title.

Incidental use. "Incidental use" means the same as "accessory use." Income, low. “Low income” means any household whose income exceeds 50 percent but does not exceed 80 percent of the median income as adjusted for household size as defined by the U.S. Department of Housing and Urban Development for the San Diego Standard Metropolitan Statistical Area.

Income, very low. “Very low income” means any household whose income does not exceed 50 percent of median income as adjusted for household size as defined by the U.S. Department of Housing and Urban Development for the San Diego Standard Metropolitan Statistical Area.

Industrial park. "Industrial park" means a special or exclusive type of industrial area designed or equipped to accommodate a community of industries, or approved under the procedure for planned development.

Institution. An "institution" is a non-profit or quasi-public use, or institution such as a library, public or private school, hospital, or municipally owned or operated building, structure or land used for public purposes.

Institution, health. For definitions relating to health institutions, see "clinic," "long-term health facility," and "hospital."
Institution, philanthropic. For this definition, see "philanthropic institution." Inundation. "Inundation" means ponded water or water in motion of sufficient depth to damage property due to the presence of the water or due to deposits of silt.

Junior Accessory Dwelling Unit (JADU): “Junior Accessory Dwelling Unit” means a unit that is no more than 500 square feet in size and contained entirely within a single-family residence. A JADU may include separate sanitation facilities, or may share sanitation facilities with the existing structure. Refer to Section 18.030.390 for JADU regulations.

Junk or salvage yard. "Junk or salvage yard" means any premises used for the keeping or storage of junk, including but not limited to iron and scrap metals, paper, rags, glass, wood and similar materials, and includes the dismantling of machinery or the storage or keeping for sale of parts and equipment resulting from dismantling or wrecking operations on said property or elsewhere. "Junk or salvage yard" also includes the baling of cardboard, cardboard boxes, paper and paper cartons. Compare "automobile dismantling, or wrecking yard" and "scrap metal processing."

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Kennel. "Kennel" means any place where three or more dogs are kept for breeding purposes and where the pups are sold to any other person; or where dogs are received for care or for boarding by the day, week or month, or for longer periods of time.

Kitchen. "Kitchen" means any room or space within a building designed, intended to be used, or used for the cooking or the preparation of food.

Landscaping. "Landscaping" means the use of architectural and horticultural materials to provide control of erosion, dust, weeds, and accumulation of litter in a manner complementary to the purpose of adding natural environmental quality to the premises. "Landscaping" includes the planting and maintenance of some combination of trees, shrubs, groundcover, vines, flowers, lawns or other planting materials, other than weeds, providing shade, visual screening, aesthetic enhancement, soil conservation, and the removal or reduction of fire hazards, rodent harborages, vermin, and disease-bearing creatures. In addition, the combination or design may include natural features such as rock and stone, and structural features such as pools, art work, screens, walls, fences and benches. See also "fence" and "screening" as defined in the glossary.

Landscaping maintenance. "Landscaping maintenance" includes sufficient irrigation, fertilization, pruning, trimming, training, and all other reasonable acts necessary to keep plants in a healthy vigorous condition.

Maintenance also includes removal of weeds, dead materials and accumulated litter, rubble, or other foreign substances; and reseeding, and replacement of dead plants and planting where necessary to restore a landscaped area to the level of "coverage" required of a new installation.

Large format retail. "Large format retail" is a single retail sales facility that has greater than twenty thousand square feet of gross floor area and is contained in a single building.

Loading berth. "Loading berth" means a space within a loading facility, exclusive of driveways, aisles, maneuvering areas, ramps, columns, landscaping areas, office and work areas, for the temporary parking of a commercial vehicle while loading or unloading goods or materials, and which abuts upon a street, alley, or other appropriate means of access.

Loading facility. "Loading facility" means an area, either open or enclosed, or partially enclosed within a structure or portion thereof, designed or used for the temporary parking of commercial vehicles while loading or unloading goods or materials.

Lot. The following shall constitute a legal building site:

1. A parcel of land which is shown on a final subdivision map recorded in the office of the county recorder, pursuant to the provisions of the Subdivision Map Act; or

2. A parcel of land, the dimensions or boundaries of which are defined by a duly recorded record of survey map; or

3. A parcel of land shown on the approved lot split map on file in the city engineering department; or

4. A parcel of land which is shown on an approved parcel map recorded in the office of the county recorder; or

5. A parcel of land not described as in subsections 1, 2, 3, and 4 of this definition and legally subdivided prior to the adoption of this National City Land Use Code.

Lot area. "Lot area" means the total area, measured on a horizontal plane, included within the lot lines of a lot or parcel of land.

Lot, corner. "Corner lot" means a lot or parcel of land situated at the intersection of two or more streets or highways, which streets or highways have an angle of intersection, measured within the lot or parcel of land, of not more than one hundred thirty-five degrees.

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Lot coverage. "Lot coverage" means that percentage of a lot which, when viewed directly from above, would be covered by a structure or structures, or any part thereof, excluding projecting roof eaves.

Lot depth. "Lot depth" means the horizontal distance between the front and rear lot lines, measured in the mean direction of the side lot lines.

Lot frontage. For a definition of "lot frontage," see "frontage." Lot, interior. "Interior lot" means a lot other than a corner lot or reversed corner lot.

Lot, key. "Key lot" means the first interior lot to the rear of a reversed corner lot and not separated by an alley.

Lot line. "Lot line" means the property line bounding the lot.

Lot line, front. "Front lot line" means a line separating an interior lot from a street or highway, or a line separating the narrower street frontage of a corner lot from the street or highway. In the case of a corner lot with equal frontages on intersecting streets, the front lot line shall be the continuation of the street line with the greatest number of lot frontages in the block. In the case of landlocked lot, the front lot line shall be that which is closest to the street on which the lot is addressed.

Lot line, rear. "Rear lot line" means a lot line which is opposite and most distant from the front lot line and, in the case of an irregular, triangular, or gore-shaped lot, a line ten feet in length within the lot, parallel to and at the maximum distance from the front lot line.

Lot line, side. "Side lot line" means any lot boundary line not a front lot line or a rear lot line.

Lot, reversed corner. "Reversed corner lot" means a corner lot, the side street line of which is substantially a continuation of the front lot line of the first lot to its rear.

Lot, through. "Through lot" means a lot having frontage on two parallel or approximately parallel streets.

Lot width. "Lot width" means the horizontal distance between the side lot lines measured at right angles to the lot depth at a point midway between the front and rear lot lines.

Low Barrier Navigation Center. “Low Barrier Navigation Center” means a Housing First, low-barrier, serviceenriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low Barrier” means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
(2) Pets.
(3) The storage of possessions.
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.

Maintenance and service facilities. "Maintenance and service facilities" means a facility supporting maintenance, repair, vehicular or equipment servicing, material storage, and similar activities, including corporation yards, equipment service centers and similar uses having characteristics of commercial services or contracting or industrial activities.

Major highway. For definition, see "freeway."

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Maps. For definitions relating to maps, see "final map," "parcel map" "Subdivision Map Act," "tentative map," and "zoning map" in the glossary.

Mass. "Mass" means three dimensional form; the visual impact of a building's height, depth, and length. "Massage". See Municipal Code Sections 10.79 and 18.30.370.

Marquee. "Marquee" means a fixed shelter used only as a roof and extended over a building line, and which is entirely supported by the building to which it is attached. Compare "awning" and "canopy" in the glossary.

Medical office/medical clinic. "Medical office/medical clinic" means a facility providing medical, psychiatric, or surgical services for sick or injured persons exclusively on an out-patient basis, including emergency treatment, diagnostic services, training, administration and services to out-patients, employees or visitors.

Medium manufacturing/processing. "Medium manufacturing/processing" includes uses that have moderately objectionable environmental influences by reason of the emission of odor, heat, smoke, noise, or vibration. Such uses include the manufacture of food products, drugs, pharmaceuticals and the like; wineries, distilleries, and large breweries; lumber yards and wood products; leather products; plastics; paper products and packaging material; floor coverings; stone, clay, glass, and concrete activities and products; manufacturing of textile products; metal fabrication and welding; vehicle manufacture, railroad equipment; and any other uses found by the city to be of the same general character of those listed here.

Merchandise. "Merchandise" means any tangible object of nominal or value greater than one cent including, but not limited to, all manufactured products, food, goods and flowers, but excluding "newspapers." Microbrewery. "Microbrewery" means a pub or restaurant that also produces and sells beer on the premises.

Generally, a microbrewery produces fewer than ten thousand barrels of beer and ale a year.

Military installations. "Military installations" means military facilities of the federal and state governments.

Mini-warehouse/self-storage. "Mini-warehouse" (also knowknown as self storageself-storage facilities) means a building used for private rental of space for temporary storage of household goods and materials other than storage by commercial "household goods storage" businesses and except "warehouses." Mixed-use. The term "mixed-use" shall be defined as a combination of commercial and residential uses or structures, designed and built on a single lot or parcel, or as components of a single development.

Mobile home. A "mobile home" is defined by Section 798.3 of the California Civil Code.

Mobile home park. "Mobile home park" means an area of land where two or more mobile home sites are rented or leased, or offered for rent or lease, to accommodate mobile homes used for human habitation.

Mobile home site. "Mobile home site" means that portion of a mobile home park set aside and designated for the occupancy of a mobile home and including the area set aside or used for parking or structures, including awnings, cabanas or ramadas which are accessory to the mobile home.

Model home. "Model home" means a dwelling or residential building having all of the following characteristics:

1. Said dwelling is constructed upon a proposed lot previously designated as a model home site by the planning commission in a subdivision for which the commission has approved or conditionally approved a tentative map but for which a final map has not yet been recorded;

2. The proposed lot upon which the model home is constructed is recognized as a legal building site for the duration of the model home permit;

3. No certificate of occupancy for such dwelling has been issued by the director of building and housing;

4. Where applicable, temporary access to such dwelling is permitted over future streets previously restricted to public access; and,

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5. Said dwelling is intended to be temporarily utilized as an example of the dwellings which have been built or which are proposed to be built in the same subdivision.

Motel. "Motel" means any building or group of buildings containing guest rooms for overnight visitor accommodations and not more than thirty days. No room rentals shall be provided on an hourly basis. The motel may include facilities available to the general public, such as dining facilities, provided these are an integral part of the motel operations.

Motor vehicle. "Motor vehicle" means a self-propelled device used or intended to be used for the transportation of freight or passengers upon a street or highway, excepting a device moved by human power or a device used exclusively upon stationary rails or tracks. See also "recreational vehicles" and automobile-related definitions, plus "accessory vehicle," "commercial vehicle" and "vehicle." Multi-unit residential. "Multi-unit residential" is a residential structure containing three or more residential dwelling units.

Mural. "Mural" means a painting, graphic design, or pictorial representation applied directly or attached to an exterior mounting surface or exterior wall that is visible from any point of any public right-of-way, including public street, sidewalk, or trail. Any representation which identifies a business or building by logo, product, service, trademark, message, or slogan shall be considered a sign.

Neighborhood corner store. "Neighborhood corner store" means a small convenience store not more than three thousand square feet established in a residential zone pursuant to Section 18.30.260.

Neighborhood garden. "Neighborhood garden" is an area of land, one acre or less, managed and maintained by an individual or group of individuals to grow and harvest food and horticultural products for personal or group consumption, for sale or donation. A neighborhood garden may be divided into separate garden plots for cultivation by one or more individuals or may be farmed collectively by members of the group. Neighborhood garden group members may or may not reside on the subject property. Sale and donation of food and horticultural products grown in the neighborhood garden may occur on-site. A neighborhood garden may be a principal or accessory use.

Net area. For this definition, see "area, net."
Nonconforming structure. "Nonconforming structure" means a structure which was lawfully erected prior to the adoption of the ordinance codified in this title but which, under the provisions of this title, does not conform to the standards of coverage, yards, height of structures, or distances between structures prescribed in the regulations for the zone in which the structure is located.

Nonconforming use. "Nonconforming use" means a use of a structure or land, which was lawfully established and maintained prior to the adoption of the ordinance codified in this title, but which, under the provisions of this title, does not conform with the use regulations for the zone in which it is located.

Nursing home. "Nursing home" means the same as "long-term health facility." Office. "Office" means an establishment providing direct, "over-the-counter" services to consumers and office-type facilities occupied by businesses providing professional services and/or engaged in the production of intellectual property. This includes, but is not limited to such uses as accounting, auditing, and bookkeeping services, advertising agencies, travel reservation centers, architectural, engineering, planning, and surveying services, real estate and related services, legal services, art and design services, computer software and hardware design, counseling services, data processing services, detective agencies, insurance companies, telemarketing, management and public relation services, photography studios, writer and artist offices, postal facilities, administrative and clerical services, or public contact offices of a government agency, and banks and financial institutions.

Open space, common usable. "Common usable open space" means recreational or leisure space for the shared use of residents of a multi-unit development with no dimension less than twenty feet and may include

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gardens, playgrounds, courtyards, swimming pools, sitting areas, court games, recreation rooms, exercise rooms or gyms, spas, community rooms, lawn/turf used for open play, ponds, fountains, atriums, picnic areas, rooftop gardens or green roofs, or similar uses or facilities.

Open space, private usable. "Private usable open space" means an outdoor recreational or leisure space devoted to the exclusive use of a unit with no dimension less than five feet, including the following: patio, porch, and balcony.

Open space, usable roof area. "Usable roof area open space" means that part of a roof which is usable by all residents of the building, is accessible to all residents by a passageway from the buildings, is enclosed by parapet or ground rails adequate for the safety of the occupants, has no dimension less than twenty feet, and is developed for active or passive recreational use.

Outdoor advertising display. "Outdoor advertising display" means any card, paper, cloth, metal, glass, wooden or other display or device of any kind placed for outdoor advertising purposes on the ground or on any tree, wall, rock, structure, or other object.

Outdoor advertising structure. For definitions relating to outdoor advertising structures, see sign-related definitions.

Outdoor storage. "Outdoor storage" means storage of goods and materials outside of any building or structure, but not including storage of a temporary or emergency nature.

Overlay zoning/overlay zone. "Overlay zoning is a regulatory tool that creates a special zoning district, placed over an existing base zone(s), which identifies special provisions in addition to those in the underlying base zone.

The overlay district can share common boundaries with the base zone or cut across base zone boundaries.

Regulations or incentives are attached to the overlay district to protect a specific resource or guide development within a special area."
Pad, building. "Building pad" means the area occupied by a building or buildings on a building site, including the open area contiguous to and surrounding such buildings and having a slope not greater than ten percent.

Building pads shall be exclusive of required front yards.

Parapet. "Parapet" means the part of a wall which rises above the edge of a roof.

Parcel. For a definition of "parcel," see "lot."
Parcel map. "Parcel map" means a map showing the division of land, as described in the California Subdivision Map Act, and prepared in accordance with the provisions of this title and the Subdivision Map Act.

Pergola. "Pergola" means an open framework over a walkway or path, which is usually designed to be covered in climbing plants; a walk framed by columns or posts and covered by cross members.

Park (active recreation). "Park (active recreation)" means a piece of land that is not part of a residential development, which is developed with such uses as sports fields, court games, skate parks, swimming pools, and other recreational uses that have the potential to generate a lot of noise.

Park (passive recreation). "Park (passive recreation)" means a piece of land that is not part of a residential development, which is generally kept in a natural state and contains sitting areas, picnic areas, trails, and other recreational activities that do not generate a significant amount of noise.

Parking facility. "Parking facility" means an area other than a street or other public way, either open or enclosed within a structure or portion thereof, designed or used for the parking of motor vehicles.

Parking facility, accessory. "Accessory parking facility" means a parking facility which is accessory to a structure or use on the same lot or another lot, and may include both required or permitted parking stalls.

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Parking garage, private, or carport, private. "Private parking garage" or "private carport" means a detached accessory building or portion of a main building assigned for the parking or temporary storage of automobiles of the occupants of the premises.

Parking garage, public. "Public parking garage" means a structure or portion thereof designed or used for the parking of motor vehicles and some or all of whose parking stalls are non-accessory. Commercial or public parking garages may include accessory off-street parking stalls limited to such stalls which are accessory to other structures or uses on the same lot.

Parking lot. "Parking lot" means an open area, other than a street, used or designated to be used for temporary storage of vehicles, and which is available for either public or private use, whether free, for compensation, as an accommodation for clients or customers, or for private use.

Parking lift, mechanical. A "mechanical parking lift" is an automated parking lift contained entirely within a parking lift rack structure for parking two or more vehicles. The parking lift rack structure is two or more tiers high and is erected indoors or outdoors. Parking spaces for a mechanical parking lift are considered tandem spaces.

Parking space or stall. "Parking space" or parking stall" means a permanently surfaced space within a parking facility, exclusive of driveway, aisles, maneuvering or landscaped areas, ramps, columns, office and work areas, for the parking of one motor vehicle.

Parkway. "Parkway" means the space located between the street curb and the property line. The parkway may include a sidewalk and a landscape strip, a sidewalk, or a sidewalk with a cut-off for a street tree.

Patio structure. "Patio structure" means an attached roofed structure open on one or more sides, whose principal use shall be for indoor-outdoor living and recreation.

Pawn shop. A "pawn shop" is a business that offers secured loans to people, with items of personal property used as collateral.

Payday lender. "Payday lender" means an establishment that provides monetary loans to borrowers that must be paid in full, usually at a high interest rate, when the borrowers receive their next pay check.

Pedestrian way. "Pedestrian way" means a right-of-way for pedestrians, free from vehicular traffic and including access ramps, stairs, and mechanical lifts and routes through buildings which are available for public use.

Performance standards. For provisions regarding "performance standards," see Chapter 18.4, Title 7, and Title 12 and specific definitions dispersed throughout this title.

Petroleum bulk plant. "Petroleum bulk plant" means any premises used for the wholesale distribution and storage of gasoline, oil or petroleum products, but not including the storage of liquid petroleum gas, a tank farm, or connection to a pipeline constituting, in effect, a petroleum terminal.

Pet grooming. "Pet grooming" is a personal service establishment that, for a fee, trims, cleans or curries domestic pets such as dogs and cats and which may sell pet supplies. This term shall not include establishments which board pets or provide pet day care.

Pet shop. "Pet shop" means any store, department of any store, or place of business where dogs, cats, monkeys, birds, reptiles, or any other animals are kept for sale, for hire, or are sold.

Philanthropic institution. "Philanthropic institution" means a nonprofit, charitable institution devoted to the housing, training or care of children, or of aged, indigent, handicapped or underprivileged persons, but not including the following: office buildings, except as an accessory to and located on the same lot with an institutional activity, as listed above; hospitals, clinics or sanitariums, correctional institutions; institutions or homes for the insane or those of unsound mind; lodging houses or dormitories providing temporary quarters for transient unemployed persons; organizations devoted to collecting and salvaging new or used materials; or organizations devoted principally to distributing food, clothing or supplies on a charitable basis.

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Planning commission. For this definition, see Chapter 2.28.

Planning division. The "planning division" is a unit of city government responsible for reviewing land development proposals, ensuring compliance with the city's General Plan, Land Use Code, Local Coastal Program Land Use Plan (PDF), Local Coastal Program Implementation (PDF), State Subdivision Map Act, California Environmental Quality Act (CEQA), and other applicable local and state regulations. The planning division also provides staff support to the planning commission, and recommends and implements changes to the land use section of the Land Use Code.

Postal facilities. "Postal facilities" means postal services, including post offices, bulk mail processing or sorting centers, operated by the United States Postal Service.

Principal permitted use. "Principal permitted use" means the primary allowed land use. Where more than one use is located within a single place, the principal use is that activity to which the greatest amount of floor and/or ground space is devoted. All other activities are "accessory uses." An accessory use that is clearly subordinate and incidental to a permitted use is a component of that permitted use.

Private road easement. "Private road easement" means a parcel of land not dedicated as a public street but intersecting or connecting with a public street, or another private street, for which a private easement for road purposes has been proposed or granted to the owners of property contiguous or adjacent thereto, and for which an instrument creating the easement has been duly recorded and filed with the county recorder.

Projection, architectural. "Architectural projection" means anything attached to and extended outside the outer face of the exterior wall of a structure and not intended for shelter or occupancy.

Property line. "Property line" means a line separating parcels of real property having separate legal descriptions, but not including a building line.

Public assembly. "Public assembly" means an institution, such as a church or lodge, that people regularly attend to participate in or hold religious services, public meetings, or other similar activities. This term does not carry a secular connotation and includes the buildings or other locations in which the religious services of any denomination are held.

Public safety facilities. "Public safety facilities" means facilities for conduct of public safety and emergency services, including police and fire protection services and emergency medical and ambulance services.

Public utility service center. "Public utility service center" means any building or premises used for the administration of public utility repair, maintenance and installation crews, including parking for vehicles not to exceed one and one-half-ton rated capacity, but not including warehouses or storage yards.

Public utility service yard. "Public utility service yard" means any building or premises used for the office, warehouse, storage yard, or maintenance garage of a public utility, including microwave repeater stations when incorporated as a part of the service yard use. See also "communication equipment building" and "telephone repeater station."
Public way. "Public way" means any street, alley, pedestrian way, channel, viaduct, subway, tunnel, bridge, easement, right-of-way, or other way in which a public agency has a right of use. See also "street or public street" and "freeway."
Quarry. "Quarry" means any place on a lot or parcel of land where dirt, soil, sand, gravel, rock, clay, decomposed granite, or other similar material is removed by excavation or otherwise. "Quarry" includes mining operations for the removal of ores, precious stones, or other solid minerals, but shall not include excavation and removal of materials from a lot or parcel of land preparatory to construction of a building for which a building permit has been issued and remains in full force and effect, provided that such excavation is confined to that necessary for such building construction, but in no event shall more than five thousand cubic yards of soil or other excavated materials be removed from the premises; or excavation, on a lot, parcel of land or subdivision, necessary to grading, building construction or operation on the premises, where a building permit is not in full

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force and effect, provided that such grading is necessary to prepare a site for a lawful use permitted thereon, but in no event shall more than five hundred cubic yards of soil or other excavated materials be removed from such premises.

Railroad facilities. "Railroad facilities" means railroad yards, equipment servicing facilities and terminal facilities.

Real estate sales office. "Real estate sales office" means a sales office established and maintained in one model home as approved by the planning commission, or in a single-family dwelling on a recorded lot previously designated as a model home site by the planning commission and serving temporarily as an example of houses in the same subdivision, and subject to the provisions of this title.

Rear lot line. For this definition, see "lot line, rear." Rear yard. For this definition, see "yard, rear."
Recreational vehicles:

1. "Recreational vehicles" include the following:
a. Boats and boat trailers, including boats, floats, and rafts, plus the normal equipment to transport the same on a highway;
b. Campers, which are structures designed primarily to be mounted upon a motor vehicle and with sufficient facilities to render same suitable for use as a temporary dwelling for camping travel, recreational and vacation purposes;
c. Full tent trailers, which are canvas folding structures mounted on wheels and designed for travel and vacation use;
d. Motorized homes, which are portable dwellings designed and constructed as an integral part of a self-propelled vehicle;
e. Travel trailers, which are vehicular portable structures built on a chassis and designed to be used as temporary dwellings for travel, recreational and vacation uses permanently identified as a travel trailer by the manufacturer.

2. See also "mobile home" and "motor vehicle."
Recreation, commercial. "Commercial recreation" means recreation facilities operated as a business and open to the general public for a fee.

Recreation, private, noncommercial. "Noncommercial private recreation" means clubs or recreation facilities operated by a nonprofit organization and open only to bona fide members of such nonprofit organization.

Recreation, public. "Public recreation" means publicly owned or operated recreation facilities.

Recreation room or building. "Recreation room or building" means a room, contained in either a main building or an accessory building, designed to be utilized primarily for games, the pursuit of hobbies, social gatherings, and such activities. Such a room may contain such plumbing fixtures as are utilized in a bar or for hobby activities. Such a room in a single-family or two-family dwelling, or in an accessory building appurtenant to a single-family or two-family dwelling, may not include facilities for the cooking and preparation of food. However, in a multiple residential use or in an accessory building appurtenant thereto, a recreation room which is for the common use of all the dwelling units therein may contain facilities for the cooking and preparation of food.

Rectory. "Rectory" is the residence of one or more leaders of a religious institution of any denomination and may also function as the administrative offices of the religious institution. A rectory is also known as a presbytery, parsonage, or manse.

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Recyclables or recyclable materials. "Recyclables" or "recyclable materials" means plastic bottles, plastic containers, glass bottles, glass jars, newspapers, aluminum and/or metal cans, and any other material designated by the city as a recyclable material in Chapter 9.52.

Renewable energy infrastructure. "Renewable energy infrastructure" is equipment used to generate electricity or heat from renewable or low-carbon sources. Renewable energy infrastructure includes, but may not be limited to, solar power, wind power, electric vehicle charging stations, and similar facilities and devices.

Repair garage. For this definition, see "garage, repair." Research and development. "Research and development" means a laboratory facility that is primarily used for scientific research. This use can include the design, development, and testing of biological, chemical, electrical, magnetic, mechanical, and/or optical components in advance of product manufacturing. This use does not involve the fabrication, mass manufacture, or processing of the products.

Residential building. "Residential building" means a building or portion thereof designed or used for human habitation.

Residential care home. "Residential care home" means a state authorized, certified, or licensed home serving six or fewer mentally disordered or otherwise handicapped persons or dependent or neglected children, and providing care on a twenty-four-hour-a-day basis, as defined in Section 5116, California Welfare and Institutions Code.

Residential density. "Residential density" means the average number of families living on one acre of land in a given area. Net residential density is determined by dividing the total number of families in a defined area by the total acreage of all parcels of land within the area that are used for residential and accessory purposes. Gross residential density is obtained by dividing all land in a defined area used for residences, streets, local schools, local parks, and local shopping facilities into the total number of families in said area.

Rest home. "Rest home" means the same as "long-term health facility." Restoration is initiated. "Restoration is initiated" means that, at a minimum, a building permit application has been issued.

Retail sales or retail store. "Retail sales" or "retail store" means the sale of goods, merchandise or commodities for consumption or use by the purchaser.

Right-of-way. "Right-of-way" means an area of land reserved for public or private easements.

Roadway. "Roadway" means that portion of a right-of-way for a street, highway or alley designed or used for accommodating the movement of vehicles.

Rooming or boarding house. "Rooming or boarding house" means a private residence which is rented out to more than two paying guests.

Rubbish. "Rubbish" means refuse and waste material, whether combustible or noncombustible, not included within the definition of garbage as herein defined, including but not limited to paper, rags, leaves, glass, cans, ashes, tree and vine trimmings. It shall not include plaster, rock sand, dirt, automobile frames or fenders, or waste material pertaining to building operations, construction or repair. It shall not mean discarded water heaters or furniture.

Salvage yard. For this definition, see "yard, salvage." Satellite television antenna. "Satellite television antenna" means a device or instrument designed or used for the reception of television or other electronic communications signals broadcast or relayed from an earth satellite.

It may be a solid, open-mesh or bar-configured structure, typically eight feet in diameter, in the shape of a shallow dish or parabola.

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Scale. "Scale" means the measurement of the relationship of one object to another object. The scale of a building or the scale of a building's components can be described in terms of its relationship to a human being. A building's scale can range from intimate or pedestrian-scale to monumental. Intimate or pedestrian-scale refers to the portions of a building that are around eight to ten feet in height above the ground plane. A monumental scale is used to present a feeling of grandeur. Building types which commonly use a monumental scale usually include banks, churches, and civic buildings.

Soffit. "Soffit" means the finished underside of an eave.

School, elementary and high. "Elementary school" and "high school" mean institutions of learning which offer instruction in the several branches of learning and study required to be taught to the public schools by the Education Code of the state. "High school" includes junior and senior high schools.

School, trade, vocational, business or professional. "Trade school," "vocational school," "business school" or professional school" means an institution of learning which offers specialized instruction as preparation for entrance into, or as supplementary training in, a specific field or endeavor. Such institutions include, but are not limited to, secretarial schools, barber schools, modeling schools, language schools, electronics schools, dancing schools, and art schools.

Scrap metal processing. "Scrap metal processing" means the recovery of metals from salvage for consumption by primary metals industries, using cutting, shredding, and melting processes. "Scrap metal processing" includes the preparation of such salvaged metals for reshipment. "Scrap metal processing" does not include wrecking yards, junkyards, or any similar use where metals are stored or sold as secondhand or used materials. Nonmetallic salvage or processing not clearly incidental to the principal use shall not be allowed.

Screening. "Screening" means solid walls, solid fences, or dense living hedges for the purpose of concealing from view the area behind such structure or hedge. See also "fence" and "landscaping." Second unit. "Second unit" is a small, self-contained residential unit built on the same lot as an existing primary residence or built in conjunction with a primary residence. It provides complete independent living facilities for one or more persons. Second units are also referred to as "accessory dwelling units," "in-law apartments," "granny flats," "ancillary apartments" or "carriage houses." Second units may be attached to or detached from the primary residence. Refer to Section 18.21.050 for second unit regulations.

Secondhand dealer. A "secondhand dealer" means and includes any person, co-partnership, firm, or corporation whose business includes buying, selling, trading, taking in pawn, accepting for sale on consignment, accepting for auctioning, or auctioning secondhand tangible personal property, as defined in this Glossary.

Secondhand tangible personal property. "Secondhand tangible personal property" includes, but is not limited to, all secondhand tangible personal property that bears a serial number or personalized initials or inscription or which, at the time it is acquired by the secondhand dealer, bears evidence of having had a serial number or personalized initials or inscription, as defined by the California Business and Professions Code. In addition, secondhand tangible personal property also includes precious metals such as gold, silver, platinum, and jewelry.

Senior citizens' housing. For this definition, see "senior housing." Senior housing. "Housing for the elderly" or "senior housing," also called "elderly housing and senior citizen housing" means a project specially designed for elderly persons and providing living unit accommodations. Senior housing may also include spaces for common use by the occupants in social and recreational activities and, when needed, incidental facilities and space for the project residents.

Setback. "Setback" means a horizontal distance determining the location of a building with respect to a street, zone boundary line, or another use. Where the term "setback" is used in conjunction with a modifying word or words, such as "parking area," the setback shall, in its application, include but not be limited to building.

Shared parking. "Shared parking" means parking spaces shared by more than one user or land use.

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Shopping center. "Shopping center" means a group of commercial establishments planned and developed, owned or managed as a unit, with off-street parking and loading provided on the property, and related in its location, size, and type of shops to the trade area which the unit serves.

Sidewalk. "Sidewalk" means that portion of a thoroughfare, other than a roadway, set apart by curbs, barriers, markings or other delineations for pedestrian travel.

Sidewalk café. "Sidewalk café" means the outdoor seating portion of an eating or drinking establishment such as a restaurant, coffeehouse, or café. Sidewalk cafes must conform to the regulations set forth in Section

18.30.200.

Side yard. For this definition, see "yard, side."
Sight visibility triangle. Refer to "traffic visibility triangle." Site, building. For this definition, see "building site." Site, Vacant. A “vacant site” means a site without any houses, offices, buildings, or other significant improvements on it. Improvements are generally defined as development of the land or structures on a property that are permanent and add significantly to the value of the property.

Site, Nonvacant. A “nonvacant site” means a site with one or more houses, offices, buildings, or other significant improvements on it. Improvements are generally defined as development of the land or structures on a property that are permanent and add significantly to the value of the property.

Skilled nursing facility. "Skilled nursing facility" means an institution, or part of an institution, that provides licensed, skilled nursing care and related services for patients who require twenty-four-hour medical, nursing or rehabilitative services.

Sloping terrain. "Sloping terrain" means any ground surface having a rate of incline or decline of greater than a ten percent gradient.

Solar array. A "solar array" is an electrical device consisting of a large array of connected solar cells Solar collector. A "solar collector" is any of several devices that absorb and accumulate solar radiation for use as a source of energy.

Solar energy system:
(1) Any solar collector or other solar energy device, certified pursuant to state law, along with its ancillary equipment, whose primary purpose is to provide for the collection, storage, and distribution of solar energy for space heating, space cooling, electric generation, or water heating. (2) Any structural design feature of a building, whose primary purpose is to provide for the collection, storage, and distribution of solar energy for electricity generation, space heating or cooling, or for water heating.

Specific plan. "Specific plan" means a definite statement, adopted by ordinance, of policies, standards, and regulations, together with a map or description defining the location where such policies, standards, and regulations are applicable.

Stall, parking. For a definition of "parking stall."
Storage, outdoor. For a definition of "outdoor storage." Story. For a definition of "story," see the Uniform Building Code.

Street or public street. "Street" or "public street" means any public thoroughfare other than an alley or walk.

Where a subdivision has been recorded containing lots which abut only on an alley or walk, the alley or walk may be considered to be a street.

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Street, collector. "Collector street" means a street (including the principal access streets of a subdivision) which carries traffic from local streets, either directly or by way of other existing or proposed collector streets, to a major or secondary highway.

Street line. "Street line" means the boundary line between a street and the abutting property.

Street, local. "Local street" means any street, other than a collector street, major or secondary highway or freeway, providing access to abutting property and serving local, as distinguished from through, traffic.

Street or alley, future. "Future street or alley" means any real property which the owner thereof has offered for dedication to the city for street or alley purposes but which has been rejected by the city council subject to the right of the council to rescind its action and accept by resolution at any later date and without further action by the owner all or part of said property as a public street or alley.

Street, private. "Private street" means a private road easement that the director determines to be adequate for access and which conforms to such dimensional and improvement standards as are adopted by the commission.

Street, side. "Side street" means a street which is adjacent to a corner lot and which extends in the general direction of the line determining the depth of the lot.

Structural alteration. "Structural alteration" means any change in the supporting members of a building, such as foundations, bearing walls, columns, beams, floor or roof joists, girders, or rafters, or changes in roof or exterior lines.

Structure. "Structure" means anything constructed or erected which is supported directly or indirectly on the earth, but not including any vehicle which conforms to the California State Vehicle Act. "Structure" includes any building or accessory building which can be used for the housing, shelter, or enclosure of persons, animals, chattels, or property of any kind, plus fences, walls, billboards, platforms, towers, panels and signs.

Structure, accessory. For this definition, see "accessory structure." Subdivision Map Act. "Subdivision Map Act" means the Subdivision Map Act of the state.

Studio or efficiency unit. "A studio or efficiency unit" means a dwelling that combines kitchen, living, and sleeping rooms into one room.

Substantial conformance. "Substantial conformance" means a determination in which a revision to a development that was approved through a permit or tentative map complies with the objectives, standards, guidelines, and conditions, for that permit or tentative map.

Supportive housing. Supportive housing is defined in Section 50675.14 of the Health and Safety Code and has no limit on the length of stay, is linked to on-site or off-site services, and is occupied by a target population as defined in Health and Safety Code Section 53260 (i.e., low income persons with mental disabilities, AIDS, substance abuse or chronic health conditions or persons whose disabilities originated before the person turned eighteen).

Services typically include assistance designed to meet the needs of the target population in retaining housing, living and working in the community, and/or improving health and may include case management, mental health treatment, and life skills.

Tandem parking. "Tandem parking" is where vehicles park nose-to-end or are stacked vertically. Tandem parking shall only be permitted in the Westside and Downtown Specific Plan areas, and in multi-family or mixeduse developments within enclosed parking garages (see section 18.45.055).Add "In the case of a landlocked lot, the front lot line shall be that which is closest to the street on which the lot is addressed. See definition for "parking lift, mechanical."
Tattoo. The terms "tattoo refers to any method of placing designs, letters, scrolls, figures, symbols or any other marks upon or under the skin of a human with ink or any other substance, resulting in the coloration of the skin by the aid of needles or any other instrument designed to touch or puncture the skin.

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Tattoo and body piercing establishment. A "tattoo and body piercing establishment" is an establishment that provides a service for tattoos and body piercing as defined in this section. See "tattoo" and "body piercing." Telecommunications facility/wireless telecommunications facility. "Telecommunications facility/wireless telecommunications facility" means a facility consisting of any commercial antenna, monopole, microwave dish, and/or other related equipment necessary for the transmission and/or reception of cellular, personal communication service, and/or data radio communications.

Telephone repeater station. "Telephone repeater station" means a building used for housing amplifying equipment along aerial or underground telephone cable routes. See also "public utility service center" and "public utility service yard."
Temporary use. For this definition, see "use, temporary." Tentative map. "Tentative map" means a map made for the purpose of showing the design of a proposed subdivision and the existing conditions in and around it, and need not be based upon an accurate or detailed final survey of the property.

Tentative map, revised. "Revised tentative map" means a map involving a revised arrangement of the streets, alleys, easements or lots within property for which a tentative map has been previously approved, or a modification of the boundary of the property.

Termination, land use activity. "Termination" or "cessation" of a land use activity occurs when premises are, from outward appearance, vacated, abandoned, inoperative or disused for a consecutive period of thirty days or more, or when electric service has been discontinued by the occupant or the premises are barricaded, padlocked or otherwise closed to all entry; or when the holder of city permits or licenses advises city agencies that a use has terminated or ceased.

Texture. "Texture" means variations in the exterior façade described in terms of the roughness of the surface material and the patterns inherent in the material or the patterns in which the material is placed.

Threshold concentration or threshold limit value. For definitions, see "odor threshold concentration" and "odor threshold limit value."
Tideland. "Tideland(s)" means that area designated by the state legislature to be the jurisdiction of the San Diego Unified Port District.

Tobacco specialty business. "Tobacco specialty business" means any business, the primary use of which is the use and/or sale of tobacco products or paraphernalia. A business shall be determined a tobacco specialty business when more than forty percent of its floor area is devoted to the use, display, and/or sales of tobacco products and/or paraphernalia.

Townhouses or townhomes. "Townhouses" means attached buildings, each containing a single dwelling unit and each located or capable of being located on a separate lot.

Trailer. For definitions relating to trailers, see "recreational vehicles." Trailer, utility. "Utility trailer" means a vehicle designed to be drawn by a motor vehicle for the purpose of transporting cargo, but not including any recreational vehicle or mobile home. The vehicle shall not exceed two thousand pounds in weight. Compare "mobile home" and "recreational vehicles." Traffic visibility triangle. "Traffic visibility triangle" is a triangular area that defines a zone necessary for the clear view by the driver of a motor vehicle or a bicyclist of oncoming cross-street motor vehicle, bicycle or pedestrian traffic or of a traffic control device, and includes street intersection visibility triangles, alley intersection visibility triangles, and public access driveway visibility triangles for all land uses. A visibility triangle is the area encompassed by the triangle formed by projecting lines of a specified distance from the point of intersection of the front and side street edges of pavement and a straight line connecting the termini of said projected lines. Within

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the area comprising the triangle, no tree, fence, shrub, or other physical obstruction higher than three feet above the official grade lot line grade shall be permitted.

Transit Priority Area. “Transit Priority Area” means the area defined in California Public Resources Code Section 21099, as may be amended, or an area within one-half mile of a major transit stop that is existing or planned, if the planned major transit stop is scheduled to be completed within the planning horizon included in a Transportation Improvement Program.

Transient. "Transient" means any person who exercises temporary occupancy by reason of concession, permit, right of access or license under the provision of Civil Code Section 1940(b).

Transitional housing. "Transitional housing" is defined in Section 50675.2 of the Health and Safety Code as rental housing for stays of at least six months but where the units are re-circulated to another program recipient after a set period. Transitional housing may be designated for a homeless individual or family transitioning to permanent housing. This housing can take several forms, including group housing or multifamily units, and may include supportive services to allow individuals to gain necessary life skills in support of independent living.

Trash enclosure. A "trash enclosure" is a wall surrounding a trash bin or bins and accessible by a gate of sufficient width to allow the bin to be removed and which is constructed in a manner and of materials that blend architecturally and aesthetically with the main structure. A trash enclosure shall not be considered in the calculations for lot coverage. See also Title 7.

Travel trailer. For this definition, see "recreational vehicles." Trucking and transportation terminal. A "trucking and transportation terminal" is an establishment which provides the movement of goods/products from one location to another, where trucks/tractors are dispatched from a central location to haul goods/products from one location to another or to many other locations. A transportation facility may also include parking, refueling, and accessory uses including but not limited to an office, convenience goods and services, maintenance, and repair of vehicles.

Unit, Single Room Occupancy (SRO). “Single Room Occupancy (SRO)” means “a rooming unit or efficiency living unit located in a building containing six or more such dwellings that are offered for occupancy by residential tenants for at least thirty consecutive days. Kitchen and bathroom facilities may be wholly or partially included in each living space or may be fully shared.

Urban agriculture. "Urban agriculture" is the cultivation, processing, and distribution of edible vegetables, flowers, herbs, fruits, and other plants.

Use. "Use" means the purpose for which land or structures are arranged, designed or intended, or for which either land or structures are, or may be, occupied or maintained. "Use" includes construction, establishment, maintenance, alteration, moving onto, enlargement, operation or occupancy.

Use, accessory. For this definition, see accessory use." Use, conditional. For this definition, see "conditional use." For provisions regarding conditional use permits, see Chapter 18.12.

Use, principal. "Principal use" means the main or primary purpose for which a structure or lot is designed, arranged or intended, or for which either may be used, occupied or maintained under this title.

Use, temporary. "Temporary use" means a use of land or structures not intended to be of permanent duration and regulated by Chapter 15.60.

Utility building. "Utility building" means a separate building on the same lot with the main building or a portion of an accessory building designed or intended for use as a washhouse, laundry room, or any similar purpose. Plumbing facilities are permitted but the building shall not be designed nor equipped for cooking or preparation of food.

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Utility facilities, major. "Utility facilities, major" means generating plants, electrical switching facilities and primary substations, refuse collection or disposal facilities, water and wastewater treatment plants and similar facilities.

Utility facilities, minor. "Utility facilities, minor" means facilities which are necessary to support principal development and involve only minor structures such as lines and poles which are necessary to support principal development.

Utility trailer. For this definition, see "trailer, utility." Variance. For a definition of "variance" and provisions regarding variances, see Chapter 18.12.120, variances.

Vehicle. "Vehicle" means a device or craft that is designed or used to transport people or cargo. Vehicles include automobiles, trucks, boats and other watercraft, campers, motor homes and other recreational vehicles, trailers, and motorcycles. A semi-trailer truck and farm equipment shall not be included in the definition of a vehicle for the purpose of this Land Use Code.

Vehicle, accessory. "Accessory vehicle" means any motor vehicle used in connection with the operation of any structure or use.

Vehicle, commercial. "Commercial vehicle" means a vehicle which when operated upon a highway is required to be registered as a commercial vehicle by the California Vehicle Code, and which is used or maintained for the transportation of persons for hire, compensation, or profit, or designed, used or maintained primarily for the transportation of property.

Vehicle, recreational. For definitions relating to recreational vehicles, see "recreational vehicles." Vehicle queuing. "Vehicle queuing" is the length of a drive aisle necessary to allow for the movement of vehicles within a parking lot to a drive-up window service or other drive-through services without impeding the flow of traffic on-site and off-site.

Vehicle storage yard, commercial. "Commercial vehicle storage yard" means the storage, for compensation or consideration, of more than one motor vehicle, recreational vehicle, or unoccupied mobile home on a parcel of land for a period of time exceeding seventy-two hours. A commercial vehicle storage yard shall comply with the provisions of Section 18.40.040 (Automobile Impound and Storage Yards) and Section 18.40.070 (Outdoor Storage). Premises used for the sale, lease, or rental of motor vehicles, recreational vehicles, or mobile homes shall not be governed by this section.

Vehicular access rights. "Vehicular access rights" means the right or easement for access of owners or occupants of abutting lands to a public way other than as pedestrians.

Vending machine. A "vending machine" is a device which dispenses a product or service, either for sale or for free, and which is activated entirely by the receiver of the product or service, including ice machines; food and beverage vending machines; purified, distilled or spring water vending machines; movie vending machines; and, newspaper racks or similar. Vending machines do not include motor fuel pumps.

Veterinary clinic. "Veterinary clinic" means a treatment center serving only those kinds of small, domesticated animals or household pets commonly maintained in residence with man.

Veterinary hospital. "Veterinary hospital" means an establishment where more than six domestic animals are kept for observation, diagnosis, and medical care.

Walk. "Walk" means any right-of-way for pedestrians, including sidewalks and inner-block walks.

Walkway. "Walkway" means any path or way, which is some manner, is specifically designated exclusively for pedestrian travel.

Warehouse. A "warehouse" is a building used for storage of goods or materials other than stock in trade of businesses on the premises or for goods stored in conjunction with permitted distribution type businesses

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operated on the premises or goods or materials manufactured on the premises. Warehouse includes the storage of impounded goods and materials, dead storage, and storage of in-transit commodities. It does not include miniwarehouses or self storageself-storage facilities.

Waterfront related industry. "Waterfront related industry" includes waterfront uses and activities including small boat marinas; ship berthing; supportive commercial and recreational businesses; boat and other water vehicle sales, leasing, rentals, and service/repair; freight handling; any use operated and maintained by the San Diego Unified Port District as part of the marine terminal; and any other use determined by the city to have the same general character as those uses listed here.

Water supply. "Water supply" means such water system supply and distribution facilities as are necessary to provide a reliable and adequate water supply for private use and public fire protection services.

Wholesale store or sales. "Wholesale store" or "wholesale sales" means a business establishment engaged in selling to retailers or jobbers, rather than consumers.

Wind energy system. "Wind energy system" means equipment that converts and then stores or transfers energy from the wind into usable forms of energy and includes any base, blade, foundation, generator, nacelle, rotor, tower, transformer, turbine, vane, wire, or other component used in the system.

Winery. "Winery" means an establishment that is licensed by the California Department of Alcoholic Beverage Control ("ABC") under a Type 2 license to manufacture and sell alcoholic beverages on the premises for on-site or off-site consumption. Minors are allowed on the premises (per ABC license regulations).

Winery tasting room. "Winery tasting room" means an establishment which is licensed by the California Department of Alcoholic Beverage Control (ABC) under a Type 2 duplicate license to sell wine products that the licensee produces for on-site and off-site consumption, including sales of sealed wine bottles for off-site consumption. Only wine produced by the master licensee may be sold and/or consumed at the location. Minors are allowed on the premises (per ABC Type 2 license regulations).

Yard. "Yard" means an open space, other than a court, on a lot or parcel of land, unoccupied and unobstructed from the ground upward, except as otherwise provided in this title.

Yard, front. "Front yard" means an open space extending the full width of the lot measured between the building closest to the front lot line, which open space is between a building and the front lot line, unoccupied and unobstructed from the ground upward except as specified elsewhere in this title.

Yard, front, least depth:

1. "Front yard least depth" means the shortest distance, measured horizontally between any part of a building other than parts herein excepted, and the front lot line.

2. Such depth shall be measured from the front lot line; provided, however, that if the proposed location of the right-of-way line of such street as adopted by the city differs from that of the existing street, then the required front yard least depth shall be measured from the right-of-way line of such street as adopted; or said building shall comply with the official setback lines as adopted by the city.

Yard, rear. "Rear yard" means an open space between a building and the rear lot line, unoccupied and unobstructed from the ground upward and extending across the full width of the lot, except as specified elsewhere in this title.

Yard, rear, least depth. "Rear yard least depth" means the shortest distance, measured horizontally, between any part of a principal building other than parts hereinafter excepted, and the rear lot line.

Yard, side. "Side yard" means an open space extending from the front yard to the rear yard between a building and the nearest side lot line, unoccupied and unobstructed from the ground upward, except as specified elsewhere in this title. A side yard on the street side of a corner lot shall be known as an exterior side yard.

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Yard, side, least width:

1. "Side yard least width" means the shortest distance, measured horizontally, between any part of a building other than parts herein excepted, and the nearest side lot line.

2. Such width shall be measured from the nearest side lot line and, in case the nearest side lot line is a side street lot line, from the right-of-way line of the existing street; provided, however, that if the proposed location of the right-of-way line of such street as adopted by the city differs from that of the existing street, then the required side yard least width shall be measured from the right-of-way of such street as adopted; or said building shall comply with any applicable official setback lines.

Zone. "Zone" means a portion of the territory of the city within which certain uniform regulations and requirements or various combinations apply under the provisions of this title.

Zoning map. "Zoning map" means the designated official map or maps which show the location and boundaries of the districts established by this title and which are referred to as the "zoning map" and incorporated as a part of this title. The zoning map, together with everything shown thereon and all amendments thereto, are as much a part of this title as if fully set forth and described in context. (Ord. No. 2012-2372, Exh. B-1, 2-7-2012; Ord. No. 2012-2377, § 3, 10-30-2012; Ord. No. 2017-2440, § 3, 10-17- 2017; Ord. No. 2017-2444, § 5, 12-19-2017; Ord. No. 2018-2448, § 4, 7-17-2018; Ord. No. 2018-2451, § 4, 11-20- 2018; Ord. No. 2019-2455, § 8, 1-22-2019)

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HOUSE NATIONAL CITY

OPT-IN DENSITY PROGRAM
Floor Area Ratio
Information Guide
Draft May 2023
(FAR)

Contents
What is House National City? ......................................................................... 1 What is Floor Area Ratio? ................................................................................. 1 Comparison of FAR Opt-In Program to Existing Dwelling Unit per Acre Code Requirements ........................................................................... 2 Development Calculation Examples ................................................................ 2

2.5 FAR ............................................................................................................................... 2

4.0 FAR................................................................................................................................. 3 House National City Proposed Tiers Map....................................................... 4 For-Sale Housing.............................................................................................. 5

FLOOR AREA RATIO INFORMATION GUIDE
1 What is House National City?
House National City is a new program to incentivize affordable and mixedincome housing in strategic areas across the city. In exchange for affordable housing, qualifying projects receive a Floor Area Ratio (FAR) bonus.

What is Floor Area Ratio?
Cities regulate future development in a variety of ways, including density and intensity. Density is calculated by dividing the total number of units by a project’s acreage resulting in dwelling units per acre (du/ac). Another method of regulating density is FAR.

The floor area ratio (FAR) is the measurement of a building’s floor area in relation to the size of the lot or parcel that the building is located on. FAR is expressed as a decimal number and is derived by dividing the total area of the building by the total area of the parcel.

FAR Building Area
Lot Area =
FAR helps regulate building bulk and mass. A higher FAR indicates greater building volume. FAR can be used with other development standards, such as building heights, lot coverage, and lot area to reflect the community’s desired arrangement and form of development. FAR creates development flexibility for much needed housing units.

Street
Street
Street
FAR = 1.0
10,000 sf building
covering 100% of lot
FAR = 1.0
10,000 sf building
covering 25% of lot
FAR = 1.0
10,000 sf building
covering 50% of lot
How will FAR be used for the House National City Program? Projects that qualify under House National City will use this FAR calculation method for regulating development intensity instead of a dwelling unit per acre basis, which limits the number of new houses that can be built and creates a challenge to providing affordable housing. Allowable heights will be dictated by the maximum limits in National City’s adopted zoning code.

HOUSE NATIONAL CITY OPT-IN DENSITY BONUS PROGRAM
2 Comparison of FAR Opt-In Program to Existing Dwelling Unit per Acre Code Requirements
The FAR calculation is based on two tiers that include three different levels of FAR intensity. Based on the location in National City, Tiers 1 and 2 include FARs of 2.5 and 4.0.

Development Calculation Examples
The following examples show how the new development calculation will work.

2.5 FAR
Tier 1 (2.5 FAR) will be focused on lots within the Westside Specific Plan where existing densities allow 24 dwelling units per acre and 45 dwelling units per acre based on the zone. The maximum FAR under the zoning code is 0.6 FAR.

For this tier, it will include the following zones:
¸ MCR-11 zone which has a maximum height limit of 5 stories and 65 feet. ¸ MCR-21 zone which has a maximum height limit of 5 stories and 65 feet. ¸ RM-12 zone which has a maximum height limit of 4 stories and 45 feet. ¸ Proposed Mixed-Use Transition (MXT) which would have a maximum height limit of 4 stories and 45 feet.
¸ Proposed mixed-use overlay zone of 24 du/ac which would have a maximum height limit of 5 stories and 65 feet.

Development comparison for a 10,000 square foot lot or 0.23 acres Under existing zoning on a 10,000 SF lot the following would be allowed:

Lot Area Allowed Density Maximum Number of Units
10,000 sf 24 du/ac 6 units
10,000 sf 45 du/ac 10 units
Under the proposed 2.5 FAR program:
¸ On a 10,000 square foot lot, the maximum size of the building cannot exceed 25,000 square feet.3
¸ If the average unit size is 800 square feet, the typical project could average 20 units.4
1 The MCR-1 and MCR-2 zones provide an area within the Westside Specific Plan area for either commercial or multi-family residential development or a commercial and multi-family development constructed on a single parcel or as components of a single development on an assemblage of parcels.
2 The RM-1 zone provides for low-rise, medium density multiple family residential areas and is a transitional zone between higher density residential uses and lesser intensity single-family areas. 3 This is derived by multiplying the lot size of 10,000 sf by 2.5 FAR which equals 25,000 sf and typically is built within a building that is 2 to 5 stories in height. 4 The project’s area is reduced by 35% for non-habitable areas such as hallways, open space, etc, (maximum 16,250 sf).
20 units
10,000 sf
2-5

2.5 800 sf
25,000 sf
35%
lot size
stories
FAR
unit size
building size
non-habitable areas

AT A GLANCE

FLOOR AREA RATIO INFORMATION GUIDE
3 4.0 FAR
This includes Tier 1 (4.0 FAR) and Tier 2 (4.0 FAR). Tier 1 (4.0 FAR) will be focused in the areas around 18th Street, Highland Avenue, Plaza Boulevard, 24th Street, Sweetwater Road, Plaza Bonita, and the Hospital Area, where existing densities allow up to 48 du/ac. Tier 2 (4.0 FAR) is focused in the areas around 8th Street, Highland Avenue, and Mile of Cars Way, where existing densities allow up to 48 du/ac and 75 du/ac based on the zone.

The maximum FAR under the zoning code range from 1.0 FAR for singleuse and 3.5 FAR for mixed-use.

For these tiers, the following zones will be included:
¸ MXC-15 zone which has a maximum height limit of 5 stories and 65 feet. ¸ MXD-16 zone which has a maximum height limit of 5 stories and 65 feet. ¸ RM-27
zone which has a maximum height limit of 6 stories and 65 feet. ¸ RM-38 zone which has a maximum height limit of 9 stories and 95 feet. ¸ MXC-29 and MXD-210 zones which have a maximum height limit of 5 stories and 65 feet.

Development comparison for a 10,000 square foot lot or 0.23 acres Under existing zoning on a 10,000 SF lot, the following would be allowed:

Lot Area Allowed Density Maximum Number of Units
10,000 sf 48 du/ac 11 units
Under the proposed 4.0 FAR program:
¸ On a 10,000 square foot lot, the maximum size of the building cannot exceed 40,000 square feet.11
¸ If the average unit size is 800 square feet, the typical project could average 33 units.12
5 The MXC-1 zone supports the creation of mixed-use corridors at a scale compatible with adjacent single-family residential neighborhoods and creates a pedestrian-oriented development that enhances the quality of life within the corridor and for adjacent residential neighborhoods. 6 The MXD-1 zone supports the creation of mixed-use districts at a scale compatible with adjacent single-family residential neighborhoods. A mixture of land uses within the zone will support a neighborhood feel and increase the ability for workers and residents to walk to destinations. 7 The RM-2 zone provides for low- to mid-rise, high density (24 to 48 dwelling units per acre) multiple family residential.
8 The purpose of the RM-3 zone is to provide for mid- to high-rise, very high density (49 to 75 dwelling units per acre) multiple family residential.
9 The MXC-2 zone supports the creation of mixed-use corridors that function as important activity centers within the community. Development in the zone is intended to create vibrant places at an urban scale.
10 The MXD-2 zone supports the creation of mixed-use districts that serve as primary activity centers within the city. These activity centers will function as twenty-four-hour neighborhoods for residents, workers, and visitors.
11 This is derived by multiplying the lot size of 10,000 by 4.0 FAR which equals 40,000 and typically is built within a building that is 3 to 5 stories in height. 12 The project’s area is reduced by 35% for non-habitable areas such as hallways, open space, etc, (maximum 26,000 sf).
33 units
10,000 sf
3-5

4.0 800 sf
40,000 sf
35%
lot size
stories
FAR
unit size
building size
non-habitable areas

AT A GLANCE

HOUSE NATIONAL CITY OPT-IN DENSITY BONUS PROGRAM
4 House National City Proposed Tiers Map

FLOOR AREA RATIO INFORMATION GUIDE
5 For-Sale Housing
During the December 8, 2021 Community Workshop, community members inquired about including incentives to promote for-sale housing as part of the House National City program. Typically, the decision whether to develop rental or for-sale housing is not included in this type of regulatory framework and other tools may be provided through the City’s Housing Authority to promote new for-sale housing development.

In order to respond to the community, as part of the House National City regulations, the State of California’s affordable housing density bonus incentives for for-sale housing have been included to provide information and a framework for potential for-sale housing developers.

The following is stipulated in State Government Code but is included in the House National City regulations listed below.

Affordable for sale units must be sold to the initial buyer at an affordable housing cost. Housing-related costs include mortgage loan payments, mortgage insurance payments, property taxes and assessments, homeowner association fees, reasonable utility allowance, insurance premiums, maintenance costs, and space rent.

Very low-income units
Housing costs may not exceed 30% to 50% of
the area median income for a household size
suitable for the unit
Lower-income units
Housing costs may not exceed 30% to 80% of
the area median income for a household size
suitable for the unit
Buyers must enter into an equity sharing agreement with the city or county unless the equity sharing requirements conflict with the requirements of another public funding source or law. The equity sharing agreement does not restrict the resale price but requires the original owner to pay the city or county a portion of any appreciation received on resale.

The city/county percentage of appreciation is the purchase price discount received by the original buyer, plus any down payment assistance provided by the city/county. (For example, if the original sales price is $300,000, and the original fair market value is $400,000, and there is no city/county down payment assistance, the city/county subsidy is $100,000, and the city/county’s share of appreciation is 25%).

City of National City

BICYCLE MASTER PLAN
April July 2023

Acknowledgements

CITY COUNCIL
Mayor Ron Morrison
Vice Mayor Luz Molina
Councilmember Jose Rodriguez
Councilmember Ditas Yamane
Councilmember Marcus Bush

NATIONAL CITY STAFF
Brad Raulston
Roberto Yano
Martha Juarez
WSP
Ryan Whipple
Joe De La Garza
Emma Brody
Juan Alberto Bonilla
Tara Lake

Contents
Design Guidelines...............................................................63

6.1 Design Guidelines.........................................................................64

6.2 The Bicycle as a Design Vehicle..................................................66

6.3 Routine Accommodation of Bicyclists (Complete Streets)...69

6.4 Community Corridors ..................................................................77

6.5 On-Street Bicycle Facility Design Guidelines ...........................77 Recommended Programs ................................................... 79

7.1 Safe Routes to School Toolkit....................................................80

7.2 Policies ...........................................................................................98

7.3 Other Education and Encouragement Programs ................ 102

7.4 Other Evaluation Programs and Policies............................... 102 Costs and Funding............................................................ 105

8.1 Network Costs ........................................................................... 106

8.2 Funding Sources ........................................................................ 109

8.3 Federally-Administered Funding ............................................ 109

8.4 State-Administered Funding ................................................... 109

8.5 Regional Agency-Administered Funding............................... 110

8.6 Local Agency-Administered and Non-Traditional
Funding Sources ................................................................................ 111 Appendices.........................................................................113 Appendix A: Detailed Project Prioritization................................... A-1 Appendix B: Bicycle Facility Design Guidelines ............................. B-1 Appendix C: Recommended Bicycle Programs............................. C-1 Executive Summary .............................................................. 1 Introduction ..........................................................................5

2.1 Purpose of the Plan .......................................................................6

2.2 Setting..............................................................................................6

2.3 Why Bicycling?.................................................................................8

2.4 Relationship to Existing Plans and Policies................................8

2.5 Plan Goals ........................................................................................9

2.6 Public Engagement......................................................................15

2.7 Active Transportation Program Guidelines..............................17 Existing Conditions............................................................. 21

3.1 Land Use.........................................................................................22

3.2 Transportation Network .............................................................25

3.3 Bicycle Facilities ............................................................................27 Needs and Demands Analysis............................................39

4.1 Bicycle Commuter Estimates......................................................40

4.2 Demographic Analysis .................................................................40

4.3 Bicycle Propensity ........................................................................44

4.4 Trip Detractors and Collision Analysis.......................................46

4.5 Bikeway Gaps ................................................................................50 Recommended Network and Facility Improvements ........ 51

5.1 Bikeways ........................................................................................52

5.2 Route Selection and Prioritization ............................................56

5.3 End of Trip and Support Facilities..............................................60 1 6
2 7
3 8
4 5

Figures
Figure 2-1: Regional Map........................................................................7 Figure 2-2: Bicycle Network Engagement Activity.......................... 16 Figure 2-3: Interactive Survey Mobility Markers .............................. 16 Figure 3-1: Existing Land Uses ............................................................ 23 Figure 3-2: School and Park Facilities................................................. 24 Figure 3-3: Posted Speed Limits......................................................... 26 Figure 3-4: Existing Bicycle Facilities.................................................. 28 Figure 3-5: Existing Bicycle Parking Facilities ................................... 29 Figure 3-6: National City Topography................................................ 31 Figure 3-7: Community Corridors....................................................... 33 FIGURE 3-7: Community Corridors ..................................................... 34 Figure 3-8: Main Street Commercial District Community
Corridor .................................................................................................. 35 Figure 3-9: Main Street Linear Commercial District
Community Corridor ............................................................................ 35 Figure 3-10: “Multi-Modal Community Corridor” ........................... 36 Figure 3-11: Green Street or Urban Trail Community Corridor .... 36 Figure 3-12: Focused General Plan Update Zoning and Existing Bicycle Facilities..................................................................................... 38 Figure 4-1: CalEnviroScreen 3.0 Index............................................... 42 Figure 4-2: SB 535 Disadvantaged Communities and
AB 1550 Low-Income Communities .................................................. 43 Figure 4-3: San Diego Regional Facility Bicycle
Counts 2016 – 2020.............................................................................. 44 Figure 4-4: Existing Bicycle Facilities and 2050 Bicycle Trips to and from National City MGRAs ............................................ 45 Figure 4-5: Bicycle Barriers and Steeps Slopes ................................ 47 Figure 4-6: High ADT Volume Roadways........................................... 48 Figure 4-7: 2013 – 2017 Bicycle-Involved Collisions........................ 49 Figure 5-1: Recommended Bicycle Network.................................... 53 Figure 5-2: Recommended Unfunded Bicycle Projects.................. 59 Figure 5-3: Homefront to Waterfront Mobility/Mini Hub
Typologies .............................................................................................. 62

Figure 6-1: Standard Bicycle Rider Dimensions ............................... 66 Figure 6-2: Various Bicycle Dimensions............................................. 68 Figure 6-3: Bicycle Lanes on One Side with Painted Buffer and Parallel Parking (72’ ROW, 60’ Curb to Curb) ........................... 70 Figure 6-4: Bicycle Lanes with Angled and Parallel Parking and Painted Buffers on Both Sides (80’ ROW, 64’ Curb
to Curb)................................................................................................... 70 Figure 6-5: Bicycle Lanes with Raised Medians on Both
Sides (80’ ROW, 64’ Curb to Curb)...................................................... 71 Figure 6-6: Bicycle Lanes with Parallel Parking and Painted Buffers on Both Sides (80’ ROW, 64’ Curb to Curb)........................ 71 Figure 6-7: Bicycle Lanes with Painted Buffers on Both
Sides and Median (100’ ROW, 80’ Curb to Curb) ............................. 72 Figure 6-8: Bicycle Lanes with Parallel Parking on Both Sides (80’ ROW, 48’ Curb to Curb)...................................................... 72 Figure 6-9: Bicycle Lanes with Painted Buffers and Parallel Parking on Both Sides (100’ ROW, 64’ Curb to Curb) ..................... 73 Figure 6-10: Bicycle Lanes with Parallel Parking on Both Sides and Median (80’ ROW, 60’ Curb to Curb) ............................... 73 Figure 6-11: Bicycle Lanes on One Side with Buffer
(80’ ROW, 54’ Curb to Curb)................................................................ 74 Figure 6-12: Bicycle Lanes on One Side with Buffer
(80’ ROW, 48’ Curb to Curb)................................................................ 74 Figure 6-13: Multi-Use Path on One Side with Parallel
Parking (60’ ROW, 40’ Curb to Curb) ................................................. 75 Figure 6-14: Bicycle Lanes with Painted Buffers and Parallel Parking on Both Sides, Center Turn Lane (80’ ROW, 64’ Curb to Curb)................................................................................................... 75 Figure 6-15: Bicycle Lanes with Buffers and Parallel Parking on Both Sides, Center Turn Lane (80’ ROW, 64’ Curb to Curb)........... 76 Figure 6-16: Bicycle Lanes on One Side with Buffer and
Parallel Parking (80’ ROW, 68’ Curb to Curb)................................... 76 Figure 6-17: Preferred Bikeway Types Based on ADT and
Speed ...................................................................................................... 78 Tables
Table 1-1: Current and Recommended Network with
Classifications ...........................................................................................3 Table 2-1: ATP Evaluation .................................................................... 18 Table 4-1: Means of Transportation to Work Data.......................... 40 Table 4-2: Households by Income Category..................................... 41 Table 4-3: National City Bicycle-Involved Collisions
2013 – 2017 ........................................................................................... 46 Table 5-1: Recommended Class I Bikeways ...................................... 54 Table 5-2: Recommended Class II Bikeways ..................................... 54 Table 5-3: Recommended Class III Bikeways .................................... 55 Table 5-4: Recommended Class IIIB Bikeways.................................. 55 Table 5-5: Recommended Class IV Bikeways.................................... 56 Table 5-6: Recommended Unfunded Bicycle Projects.................... 57 Table 6-1: Bicycle as Design Vehicle – Typical Dimensions ............ 67 Table 6-2: Bicycle as Design Vehicle – Design Speed
Expectations .......................................................................................... 68 Table 8-1: Facility Unit Cost Ranges by Classification ...................106 Table 8-2: Facility Priority and Approximate Cost Score by Segment..........................................................................................107 Table 8-3: Potential Funding Sources ..............................................112 Figures (Cont.)

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Chapter 1
Executive Summary

2 City of National City Bicycle Master Plan
Goals and Policies
The goals of the Plan are:
» A city where bicycling is a viable and comfortable travel choice for users of all abilities and backgrounds,
» A safe and comprehensive locally, regionally, and multi-modally connected bikeway network,
» Environmental quality, public health, recreation, and mobility benefits through increased bicycling.

These goals are supported by the National City General Plan policies that will help bicycling become a more viable transportation mode for localized trips, connection to transit, commuting, and recreation.

This document is a focused Bicycle Master Plan update that aligns with changes identified in the National City Focused General Plan Update, Downtown Specific Plan, and Westside Specific Plan, as well as the 24th Street Transit Oriented Development Overlay (TODO) Study and the INTRAConnect study.

Relationship to Existing Plans
This Bicycle Master Plan includes a summary of legislation and other Planning or policy documents from the State of California, San Diego Association of Governments (SANDAG), and the City of National City that are most pertinent to bicycling in National City. This includes a brief synopsis of important state legislation such as California Government Code §65302 and California Senate Bill (SB) 375 as well as bicycle plans from neighboring jurisdictions. As an update to align with the National City Focused General Plan Update, this document carries forward information from the 2011 adopted Bicycle Master Plan where no significant changes are being made. The Bicycle Master Plan Update will support National City’s implementation of SB 743 and its Climate Action Plan (CAP) by reducing reliance on vehicles and positioning bicycling as a viable, safe, and enjoyable form of intra-city transportation.

Public Engagement
Public engagement for the Bicycle Master Plan Update was conducted in conjunction with engagement for the Focused General Plan Update so as to align common efforts, capture a more robust understanding of community priorities and desires, and minimize engagement fatigue by ensuring all engagement is strategic, efficient, and unique. A total of six virtual webinars were held in August and September 2020 as well as March 2021 to collect feedback from National City residents on bicycling opportunities and constraints. Participants reviewed presentations and information pertaining to bicycle facilities, programs and related amenities, and provided feedback to help identify opportunities and constraints for consideration in updating the Bicycle Master Plan. A survey was conducted prior to the webinars in August and September 2020 to gather additional information. Suggestions and recommendations were considered throughout the overall development stages.

Existing Conditions
Understanding existing bicycling conditions is critical to identifying appropriate recommendations. The Bicycle Master Plan contains a thorough review of existing land uses, topography, the roadway network, multimodal connections, programs, and policies that affect bicycling in National City.

The Bicycle Master Plan includes an assessment of current bicycling demand and barriers in National City and estimates future demand and benefits that could be realized through implementation of this Plan. Assessing needs and potential benefits is instrumental to planning a system that will serve the needs of all user groups.

The needs analysis relies on spatial modeling techniques, points of origin and attractions, public input, bicycle collision data, and bicycle commuting statistics to gauge current demand and to establish a baseline against which progress can be measured. The analysis will assist in quantifying future demand and benefits to allow the city to prioritize projects, compete for grant funding, and justify expenditures.

Bicycle Facility Recommendations
The National City Bicycle Master Plan recommends various improvements based on public input, best practices, and analysis of existing conditions and future opportunities. The recommended improvements include bikeway network facilities, treatments at intersections and other spot locations, and bicycle support facilities. National City’s temperate climate and gentle topography make it a great place to bicycle. The improved facilities outlined in this plan will help make bicycling an effective transportation option throughout National City.

Table 1-1 summarizes the current and recommended network.

Facility Current
Mileage
Recommended
Currently Funded
Mileage
Recommended
Unfunded
Mileage
Class I (Bicycle Paths) 3.6 2.4 0.0
Class II (Bicycle Lanes) 12.7 0.5 3.5
Class III (Bicycle Routes) 4.7 3.1 7.5
Class III (Bicycle
Boulevards) 0.0 0.0 3.4
Class IV (Cycle Tracks) 0.4 2.2 3.4
Total 21.5 8.2 17.8
Table 1-1: Current and Recommended Network with Classifications

4 City of National City Bicycle Master Plan
Funding
There are a variety of federal, state, and regional funding sources available for bicycle projects and programs. Information is provided to assist city staff in identifying appropriate sources of funding for the projects recommended in this Bicycle Master Plan. By maintaining a Bicycle Master Plan, the city is eligible for a variety of funding opportunities such as the Bicycle Transportation Account, which is one of many competitive grant programs.

Design Guidelines
As the City of National City works to encourage bicycling, enhance safety and accessibility, and expand its bikeway network, it faces the challenge of implementing improvements within a dense, urban environment. When National City retrofits existing streets, there is an opportunity to incorporate bicycle facilities along with other improvements. The design guidelines discussed in this Plan provide the city a range of design options based on a comprehensive review of federal, state, and regional best management practices.

Bicycle Program Recommendations
The Bicycle Master Plan recommends several education, encouragement, monitoring, enforcement, and evaluation efforts, as well as programs the city currently provides and should continue. Recommended education programs include developing a bicycle map and website, safety awareness & media campaigns, youth safety training, and adult skills education. Encouragement programs include National Bike-toWork Day/Week/Month, car-free events, bicycle commute incentives, and coordination with large employers such as Naval Base San Diego.

Evaluation and monitoring programs include convening a Bicycle Advisory Committee, collecting bicycle and pedestrian counts, and preparing annual progress reports.

These programs were originally developed in National City’s 2011 Bicycle Master Plan; as their implementation is still critical for the city today, they have been reviewed for inclusion in the 2023 Bicycle Master Plan Update.

Chapter 2
Introduction

2.1 Purpose of the Plan
This Bicycle Master Plan provides a vision, strategies, and actions for improving the bicycling experience in National City. This document is a focused Bicycle Master Plan update that aligns with changes identified in the National City Focused General Plan Update, Downtown Specific Plan, and Westside Specific Plan, as well as the TODO Study and the INTRAConnect study. As such, this document carries forward information from the 2011 adopted Bicycle Master Plan where no significant changes are being made.

The Bicycle Master Plan describes a variety of recommendations to improve public awareness and support for bicycling, increase the number of frequent bicycle users and the frequency of bicycle trips, and improve bicyclist safety conditions. The Plan provides guidance for expanding and improving National City’s existing bikeway network, connecting network gaps, and fostering greater regional and local connectivity. Additionally, the Plan presents recommended bikeway and support facility design guidelines. In order to attain higher bicycle ridership and improved bicycle conditions, the Plan provides recommendations for education, encouragement, enforcement, and evaluation programs.

2.2 Setting
National City lies in San Diego County’s southwestern corner. It is bordered by the City of San Diego on the north and northeast, the San Diego County community of Bonita on the southeast, Chula Vista on the south, and the San Diego bay on the west. Figure 2-1 shows where National City lies in the greater San Diego region. The city boundary encompasses Lincoln Acres, an unincorporated area of San Diego County, in the southeast. In total, National City spans approximately

7.4 square miles of land and 1.9 square miles of water. National City is the second oldest city in San Diego County, preceded by the City of San Diego as the oldest. It is the tenth most populous city in San Diego County, with an estimated population of 62,307 according to The San Diego Association of Governments’ (SANDAG) 2019 Demographic and Socioeconomic Estimates report. The city is predominantly Hispanic, with 58% of residents identifying as Hispanic or Latino, and is relatively young, with a median age of 29.7 years old. The topography is relatively level throughout most of the city, with some undulating hills east of Interstate 805. National City’s gridded street network throughout most of the city, as well as its general topographic uniformity, provide excellent opportunities to enhance and further develop a well-connected and robust bicycle network. 6 Page 1655 of 1838
Chapter
2: Introduction 7
Figure 2-1: Regional Map

8 City of National City Bicycle Master Plan

2.3 Why Bicycling?
Bicycles are low-cost and effective transportation modes. They are healthy, fun, non-polluting, energy efficient, and quiet. Bicycling is not simply a recreation activity. Recently, bicycling as a means of transportation has continued to gain traction and become more popular. Many communities are now actively working to create more balanced, safe, dynamic, and active transportation systems by improving conditions for bicyclists on roadway networks and integrating bicycling into local transportation systems. Studies have shown that better and safer bicycle facilities encourage people to cycle more frequently.1 2 Bicycling
as a means of transportation is also particularly beneficial for low-income communities with higher proportions of residents who do not own cars. Active transportation modes, especially bicycles, provide financially accessible alternatives to owning a private vehicle, allow for longer-range trips than walking, and provide more flexibility than fixed-route and fixed-schedule public transportation.

Bicycling has numerous benefits, including enhanced quality of life, improved air quality, reduced greenhouse gas emissions, and better public health. Replacing automobile trips with bicycling can help reduce vehicle miles traveled (VMT) and traffic congestion, thereby reducing pollutants and greenhouse gas emissions associated with automobiles. Bicycling has both physical and mental health benefits. Physical inactivity is a significant contributor to the nation’s most common chronic diseases. Active transportation modes like bicycling provide opportunities for exercise and can reduce the risk of common chronic diseases such as cardiovascular disease and cancer.3 Designing and
retrofitting communities to be bicycle-friendly is one of several effec1 National Association of City Transportation Officials, “Equitable Bike Share Means Building Better Places for People to Ride,” July 2016.
2 PeopleForBikes, “Activating Support for Building Bike Infrastructure,” 2018. 3 Celis-Morales et al, British Medical Journal. “Association Between Active Commuting and Incident Cardiovascular Disease, Cancer, and Mortality: Prospective Cohort Study,” March 2017.
tive ways to promote and encourage active lifestyles. Physical activity is now known to generally improve mental health, and active lifestyles are understood to be an important element of mental health routines.

Research shows an association between regular exercise, particularly bicycling, and improved mental health.4
Furthermore, bicycle facilities
are generally less expensive to implement than other transportation improvements and positively contribute to a strong sense of place and economic development.5
Cost savings of bicycles are passed down to
the user as well: those who regularly commute by bicycle save money by spending less on gasoline for automobiles.

National City is in a unique position to capitalize on its bicycle-friendly features of relatively level terrain, temperate climate, and gridded street network to significantly increase the number of residents and visitors who bicycle. In order to reach National City’s full bicycling potential, the bikeway network should be further expanded, end-of-trip facilities should be improved, and safety should be enhanced through education and enforcement programs.

2.4 Relationship to Existing Plans and
Policies
This Plan is written to be consistent with other relevant plans and policies including National City’s Focused General Plan Update, Westside Specific Plan Update, Downtown Specific Plan Update, state policies and legislation, and other local and regional bicycle plans. 4 Chekroud et al, The Lancet. “Association Between Physical Exercise and Mental Health in 1.2 Million Individuals in the USA Between 2011 and 2015: A Cross-Sectional Study,” August 2018. 5 PeopleForBikes, “Economic Impacts of Bicycle and Pedestrian Street Improvements,” 2020.

Chapter 2: Introduction 9

2.5 Plan Goals
The goals in the Bicycle Master Plan were developed in coordination with the National City Focused General Plan Update, the Westside Specific Plan Update, and the Downtown Specific Plan Update. The Bicycle Master Plan’s goals help structure it and strengthen additional policies that provide specific guidance for achieving an ideal bicycling environment in National City. These goals are:
» A city where bicycling is a viable and comfortable travel choice for users of all abilities and backgrounds,
» A safe and comprehensive locally, regionally, and multi-modally connected bikeway network,
» Environmental quality, public health, recreation, and mobility benefits through increased bicycling.

These goals are supported by General Plan goals and policies (detailed below), that will help bicycling become a more widely used transportation mode in National City. The Plan leverages these goals and policies to provide an implementation framework for substantial and tangible improvements for bicyclists in National City.

2.5.1 National City Plans
National City General Plan
National City updated its General Plan concurrently with this Bicycle Master Plan Update. Development of this Bicycle Master Plan was thus done in coordination with the Focused General Plan Update. This Update included several goals and policies that impact bicycling. Implementing the National City Bicycle Master Plan will help the city achieve many of the goals included in the Focused General Plan Update’s Transportation Element.

Transportation Element:
» Goal T-2: A safe, comprehensive and integrated bikeway system. » Policy T-2.1: Create a safe and comfortable network of bicycling facilities to access transit, schools, parks, recreation centers, shopping districts, and other key destinations. » Policy T-2.2: Require new development and redevelopment to provide safe, secure end of trip bicycle facilities, where appropriate. » Policy T-2.3: Require new development and redevelopment to provide safe and comfortable bicycle routing to community connections such as transit, schools, parks, recreation centers, shopping districts, and other key destinations, where appropriate. » Policy T-2.4: Encourage existing businesses and new development or redevelopment projects to promote bicycling and provide personal lockers and shower rooms. » Policy T-2.5: Encourage bicycling through education and promotion programs in conjunction with local school districts. » Policy T-2.6: Encourage and facilitate cycling through wayfinding and signage for facilities connecting to transit, schools, parks, recreation centers, shopping districts, and other key destinations. » Policy T-2.7: Promote the safety of cyclists at intersections and mid-block crossings that are in the bicycle network.
» Policy T-3.3: Provide multi-modal access facilities for access to transit stops, including end of trip facilities for bicyclists and pedestrians, including children and youth, seniors, and persons with disabilities.
» Policy T-4.2: Require new development to provide and enhance connectivity to new and existing transportation facilities via the provision of key roadway connections, sidewalks, and bicycle facilities.

10 City of National City Bicycle Master Plan
» Policy T-4.3: Require new development and redevelopment to provide good internal circulation facilities that meet the needs of walkers, bicyclists, children, seniors, and persons with disabilities. » Policy T-4.7: Encourage public health by increasing access to nutritious food using the circulation system, including roadways, transit routes, bike lanes, and pedestrian paths with grocery destinations, farmers markets, and social service providers.
» Policy T-5.2: Enhance connectivity by eliminating gaps and barriers in roadway, transit, bikeway, and pedestrian networks.
» Policy T-5.6: Enhance the quality of life in the City’s neighborhoods and minimize impacts on schools, hospitals, convalescent homes and other sensitive facilities through the implementation of traffic calming measures in these areas to reduce vehicle speeds and discourage cut-through traffic. » Policy T-5.15: Consider a Complete Streets approach in the design of all street improvements projects that balance the needs of cyclists, pedestrians, transit and drivers in support of access to community-serving destinations such as schools, housing, jobs, parks and shops. » Goal T-10: Increased use of alternative modes of travel to reduce peak hour vehicular trips, save energy and improve air quality. » Policy T-10.2: Encourage employers to offer shared commute programs and/or incentives for employees to use transit, bicycles or other shared and non-motorized mobility options.
» Policy T-10.3: Require new developments to provide adequate bicycle parking and support facilities. » Policy T-10.5: Encourage the use of alternative transportation modes.
» Policy T-10.8: Create a safe and comfortable network of micromobility (bicycles, scooters, etc.) facilities to transit, schools, parks, recreation centers, shopping districts, and other key destinations. » Policy T-10.9: Encourage and facilitate micromobility through wayfinding and signage. » Goal T-11: Increase access to multi-modal, non-single occupancy vehicle mobility options for all residents and visitors.

National City Westside Specific Plan
National City updated its Westside Specific Plan concurrently with this Bicycle Master Plan Update. Development of this Bicycle Master Plan was thus done in coordination with the Westside Specific Plan Update.

This Update will include several goals and policies that impact bicycling. Implementing the National City Bicycle Master Plan will help the city achieve many of the goals included in the Westside Specific Plan. » Goal 5.1: Make walking and bicycling safe and enjoyable by reducing sidewalk hazards, installing bicycle lanes, lighting, and landscaping along pedestrian paths and bicycling routes to the downtown, transit station, school, parks, and community facilities. » Goal 5.2: Improve traffic safety by integrating traffic calming methods that will reduce traffic speeds. » Goal 5.5: Improve conditions for children and other community members walking and bicycling to Kimball School, Paradise Creek Educational Park, and the Civic Center Drive mixed-use center. » Strategy 5.1: Implement traffic calming methods to slow driving speeds and improve pedestrian friendliness and safety. Measures may include pedestrian- scaled lighting, curb bulb-outs, angled parking, landscaping, and street furniture.
» Strategy 5.6: Install bike lanes and bike routes with appropriate bikeway signage, including “Share the Road” signs consistent with the plan. » Strategy 5.13: Pursue grant funds for installation of sidewalks repair, accessibility, traffic calming measures, decorative street lighting, and landscaping.

Chapter 2: Introduction 11
» Strategy 5.15: Install traffic calming measures to improve pedestrian friendliness, safety and provide visual interest to slow motorist traffic with pedestrian-scaled lighting, curb bulb-outs at unsignalized crosswalks, and roundabouts.

National City Downtown Specific Plan
National City updated its Downtown Specific Plan concurrently with this Bicycle Master Plan Update. Development of this Bicycle Master Plan was thus done in coordination with the Downtown Specific Plan Update. This Update will include several goals and policies that impact bicycling. Implementing the National City Bicycle Master Plan will help the city achieve many of the goals included in the Downtown Specific Plan.

While the Downtown Specific Plan does not have a formal list of goals or policies, it does have relevant guidelines:
» 7.6.7.1 Off-street Parking and Access:
– Q. Provide pedestrian and cyclist access to and from parking areas that is clearly visible, well-lit, convenient, and easily accessible from the public realm street. » 7.7.2.1 Main Streets Guidelines:
– B. Accommodate bicycle use with in-street markings for Class II bike lanes, Class III bicycle routes, bike boxes, and by providing bike parking.
» 7.7.2.3 Multi-Modal Streets Guidelines:
– A. Prioritize alternative travel methods including transit, cycling, NEV shuttles, and walking over the standard automobile through appropriate facility design and routing.
– B. Delineate bicycle and NEV routes with separate lane systems, curbs, or road markings where possible.
– E. Create easy, clear, and direct pedestrian and cyclist access to the downtown core using appropriate signage, and special paving materials and site furnishings along the route. » 7.7.3.1 On-Street parking:
– E. Explore opportunities to incorporate reverse angle (i.e., back in) diagonal parking to improve safety for bicyclists, calm traffic, and reduce conflicts with on-coming traffic. This is particularly appropriate in locations with generous street widths (50 feet or greater), where a narrower travel lane can accompany this configuration.
– F. Avoid conflicts between front-in angled parking and marked bicycle lanes by providing a six-foot buffer. Bicycle lanes may be adjacent to the parking area when back-in angled parking is used. – N. Place bike corrals in the parking lane in retail areas where pedestrian activity is heavy and sidewalk space limited to include bicycle parking.
– O. Use bollards to define bike corrals to protect bicycles and cyclists. » 7.7.4.1 Reducing Impermeable Surfacing:
– D. Street widths should be decreased where traffic flows allow to decrease impermeable surfacing and provide opportunities for planted areas, bike lanes, and other amenities. Pedestrian extensions, corner planters, bulb-outs, and other pedestrian-friendly features can also be used to reclaim excessively wide streets at crossing points and intersections.
» 7.7.5.1 Bicycle Facilities Guidelines:
– A. Provide low-stress, comfortable bicycle facilities to increase

12 City of National City Bicycle Master Plan
transportation options for National City residents. National City’s Bicycle Master Plan has identified a network of streets within National City that should incorporate different bicycle facilities in the future.
– B. Facilities to be considered include: designated bicycle lanes, sharrows, cycle tracks, and bicycle boulevards. In locations where high-speed and high-volume vehicle traffic make cycling dangerous, traffic calming elements should be implemented.

See Chapter 4 Circulation for more information and guidelines relating to the recommended bicycle network and facilities for the Planning Area. See Section 7.7.7 Street Amenities for guidelines concerning type, placement, and spacing of bike amenities. – C. Roads with heavy traffic or difficult conditions for cyclists should still be improved. However, if this is unfeasible, parallel streets with lower stress factors should be considered. – D. Consider the need for bike parking facilities in all new projects and developments. » 7.7.6.1 Pedestrian Walkways:
– L. Minimize points of conflict between pedestrians, cyclists, and motorists such as intersections, parking lot entry/exits, and driveways where possible.
– M. Maintain clear sight triangles and sight distances appropriate to the design speed of the relevant streets where pedestrian, bicycle, and vehicular routes intersect. Avoid obscuring sightlines through proper placement and design of building projections, signs, landscaping, and other elements. Clearly confer the rightof-way to the pedestrian through grade separation, articulated pavement, signage, or other means.
» 7.7.7.6 Bicycle Parking:
– A. Placement of bicycle racks should encourage the convenience and use of biking and transit routes.
– B. Bicycle racks should be placed so the full length of parked bikes remains clear of pedestrian and motorist pathways as well as seating and other use areas.
– C. All bicycle racks should be clearly visible to cyclists from the street and from adjoining buildings and use-areas.
– D. A minimum of 2 bike racks with parking capacity for a minimum of 4 bikes each should be located on both sides of the street on every block. Spacing and number of bike racks per block should be consistent throughout the city.
– E. When new development occurs, a study should be performed to determine whether more than the minimum number of bike racks should be required.
– F. Property owners should be encouraged to replace parking spaces with multiple bike parking spaces or bike corrals where appropriate.
– G. Bike racks should be designed to provide a secure stand that will prevent the theft of bicycles and keep them from tipping over or becoming tangled with other bicycles.

2.5.2 Local and Regional Plans
National City’s bicycle network is closely linked to that of neighboring jursdictions of Chula Vista, San Diego, and San Diego County. This Bicycle Master Plan was developed while considering the interplay between it and adjacent area active transportation and bicycle plans in order to ensure that National City has a regionally connected and integrated bicycle network.

San Diego Regional Bike Plan
SANDAG adopted the San Diego Regional Bike Plan in 2010 that focuses on setting a region-wide bicycle strategy with a 2050 horizon year.

This Bicycle Master Plan supports SANDAG’s 2050 Regional Plan and aims to make bicycling a useful mode of transportation for everyday

Chapter 2: Introduction 13
travel in the San Diego region. Additional goals of the Plan are to help the region meet its greenhouse gas reduction goals and improve mobility. The Plan details the Regional Bike Network with facility classifications and alternative alignments, as well as supporting policies and programs, bicycle facility design guidelines, and a best practices manual. Potential funding options are also explored as part of the Plan’s implementation strategy.

City of Chula Vista Active Transportation Plan
The City of Chula Vista updated its Active Transportation Plan in 2020 which includes enhancements to existing bicycle facilities as well as propositions for new facilities. Specifically, that Plan focuses on increasing the safety, comfort, and connectivity of the bicycle network.

Schools, retail districts, employment centers, and recreational areas are considered key land uses between which the bicycle network will facilitate connections. Proposed bicycle projects are ranked according to implementation priority based on demand and safety. Education, engineering, encouragement, enforcement, and evaluation programs to support active transportation infrastructure are also recommended. Chula Vista’s Active Transportation Plan includes several proposed facilities that would connect to proposed facilities in National City on both 2nd Avenue and National City Boulevard. Several existing facilities that connect to existing and recommended facilities in National City are also identified in the Chula Vista Active Transportation Plan.

City Of San Diego Bicycle Master Plan
The City of San Diego’s Bicycle Master Plan was updated in 2013 and was developed to be closely in line with relevant goals in the City’s 2008 General Plan. This Bicycle Master Plan presents plans and recommendations focused through 2030. Making bicycling a viable mode of transportation for short trips of less than five miles that serve as connections to transit or as a recreation activity is the overarching vision of the Bicycle Master Plan. By proposing to significantly expand the existing network of on-street facilities as well as on-street paths, this Plan phases out freeway shoulder bicycle facilities.

2.5.3 State Policies And Legislation
California Government Code §65302 (Complete Streets)
(2008)
California Assembly Bill (AB) 1358, often referred to as the Complete Streets Bill, was passed in 2008 and amended the California Government Code §65302 to require that all major revisions of a city or county’s Circulation Element include provisions for the accommodation of all roadway users, including pedestrians and bicyclists. Accommodations include sidewalks, bikeways, crosswalks, and curb extensions.

The Government Code §65302 reads:
“(2) (A) Commencing January 1, 2011, upon any substantive revision of the circulation element, the legislative body shall modify the circulation element to plan for a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways for safe and convenient travel in a manner that is suitable to the rural, suburban, or urban context of the general plan.
(B)For purposes of this paragraph, “users of streets, roads, and highways” means bicyclists, children, persons with disabilities, motorists, movers of commercial goods, pedestrians, users of public transportation, and seniors.” Deputy Directive 64 (2008; 2014)
The California Department of Transportation (Caltrans) adopted AB 1358, Deputy Directive 64 (DD-64-R1), in 2008. This directive facilitates application of complete streets by requiring Caltrans to address the “safety and mobility needs of bicyclists, pedestrians, and transit users in all projects, regardless of funding.” It recognizes that “ bicycle, pedestrian, and transit travel is facilitated by creating ‘complete streets’” in all stages of project planning and delivery. The directive was renewed in 2014 as DD-64-R2.

14 City of National City Bicycle Master Plan
California SB 375 – Sustainable Communities (2008)
Senate Bill (SB) 375 was enacted to compliment Assembly Bill (AB) 32:

The Global Warming Solutions Act of 2006. SB 375 encourages local governments to reduce greenhouse gas emissions through improved planning. Under SB 375, the California Air Resources Board (CARB) was required to establish emissions reduction targets for 2020 and 2035 for each region covered by one of the State’s 18 metropolitan planning organizations (MPOs). Each MPO was then required to prepare a “Sustainable Communities Strategy (SCS)” that demonstrated how the region would meet its greenhouse gas reduction target through integrated land use, housing and transportation planning. One way to help meet these emissions targets is to substitute bicycle trips for automobile trips, thereby increasing the bicycle mode share. The San Diego Association of Governments (SANDAG) adopted the San Diego MPO’s Sustainable Community Strategy in 2011. National City’s efforts to encourage bicycling and other alternative transportation modes contribute to San Diego’s progress in working towards achieving its emissions reduction targets.

In addition to these policies, the California Highway Design Manual contains bikeway design standards, and the California Manual on Uniform Traffic Control Devices (CAMUTCD) includes specifications for traffic control devices, signs, and pavement markings that California cities must adhere to. The design guidelines in Section 6 adhere to these standards.

Traffic Operations Policy Directive 09-06 (2009)
In 2009, Caltrans adopted the Traffic Operations Policy Directive 09-

06. This policy directive serves as an application of complete streets goals by establishing bicycle detection requirements at all approaches to signalized intersections. For example, this directive requires new or modified signal detectors to provide bicyclist detection. Furthermore, the directive states that new or modified bicycle path approaches to signalized intersections must provide bicycle detection or a bicyclist push button if detection is required.

California AB 1193 – Bikeways (2014)
Passed in 2014, AB 1193 amended the codified definition of bikeways to include cycle tracks as Class IV facilities. The bill also requires the Department of Transportation to establish minimum safety design criteria for each bikeway class. These criteria were required to be created specifically with consideration of vulnerable populations’ safety and must have been published by January 1, 2016. Furthermore, this bill repealed the granting of exceptions for implementing bikeways that do not conform to minimum safety design criteria.

California SB 672 – Traffic-Actuated Signals: Motorcycles And Bicycles (2017)
Senate Bill 672 was passed in 2017 and granted an indefinite extension to the requirement to install traffic-actuated signals that detect bicyclists and motorcyclists on the roadway.

California AB 1218 – California Environmental Quality Act:

Exemption: Bicycle Transportation Plans (2017)
AB 1218 (passed in 2017) extended the exemption of bicycle transportation plans for urbanized areas from California Environmental Quality Act (CEQA) requirements until January 1, 2021. Due to this bill, bicycle transportation plans in urbanized areas are not mandated to involve preparation of environmental impact reports, negative declarations, or mitigated negative declarations for plans involving street and highway restriping, bicycle parking and storage, signal timing, and bicycle, pedestrian, and vehicle signage.

2.6 Public Engagement
In order to ensure the Bicycle Master Plan reflects and meets the needs of the National City community, public input was sought throughout the update process as part of the broader engagement conducted for the Focused General Plan Update. This effort included updating National City’s Transportation Element; engagement for the Bicycle Master Plan update was thus combined with that for the Transportation Element and bicycle network-specific feedback was solicited. Multiple rounds of en- gagement were conducted using diverse methods. Due to the COVID-19 pandemic, which occurred throughout the entirety of the Bicycle Mas- ter Plan update and resulted in in-person activities being prohibited, all engagement efforts were shifted to virtual formats. These engagement efforts included an online survey, hosted in August and September 2020, and two rounds of webinars that incorporated opportunities for live au- dience participation and office hours, hosted in August and September 2020 as well as March 2021. During the first round of engagement, four webinars were held; during the second round, two were held. Over 300 people participated in engagement efforts throughout the project The engagement was designed to be accessible to all members of the community. National City has a significant population of Spanish speak- ers; engagement materials and events were thus designed to support lan- guage access. All webinars were translated live into Spanish and interpreters were available to translate questions posed in Spanish into English so that English-speaking staff could answer. Furthermore, one “Spanish-on- ly” webinar was held and conducted entirely in Spanish. The summaries of the webinars, as well as the questions and answers, were posted on the city’s website in both Spanish and English. The online survey and all engagement materials were produced in both Spanish and English.

In order to further facilitate engagement from diverse members of the community and accommodate different schedules, the webinars were held on both weekdays and weekends, and were scheduled during the day and in the evening. Virtual office hours where commu- nity members could call staff and members of the project team were held during different times of different days as well. These office

16 City of National City Bicycle Master Plan
hours served both as an avenue for community members to engage more thoroughly with staff and as a way to address the digital divide and ensure those without access to the internet or a computer could still actively participate in the engagement process.

Focused efforts were made to encourage all members of the National City community to participate and to ensure everyone who lives in the city was represented in the engagement process. Postcards with information about how to participate in the Focused General Plan Update, in both English and Spanish, were sent to every National City resident and business; these postcards were sent out in two rounds that coincided with each round of webinars. Workshops were also advertised on the National City website, the project website, National City social media accounts, and the National City email distribution list.

During the webinars, bicycle network draft recommendations were presented and participants were asked to comment on draft bicycle network recommendations. Participants voiced support for bicycle improvements and noted strong opportunities for expanded bicycle parking and end of trip facilities at key activity generators such as grocery stores. Bicycle education and incentive programs were also recommended. A sample map from this activity is shown in Figure 2-2.

Recognizing that effective engagement involves a diligent and broad effort to engage the community, the project team conducted an interactive survey. This survey strayed away from the traditional multiple choice and ranking questions, and rather entailed engaging activities and simulations. The survey was open for just over one month and received 200 responses, three of which were provided in Spanish. The Mobility Markers exercise on this survey, shown in Figure 2-3, displayed an interactive map centered on National City, along with six Marker icons that respondents could place on the map: Home, Destination, Bike Issue, Pedestrian Issue, Transit Issue, and Vehicle Issue. When a respondent placed a Mobility Marker, they were asked to choose from a list specifying follow up attributes of the marker and were given the opportunity to write a comment. Respondents were asked to place at least five Mobility Markers. In total, respondents placed 635 MobiliFigure 2-2: Bicycle Network Engagement Activity Figure 2-3: Interactive Survey Mobility Markers

Chapter 2: Introduction 17
ty Markers and provided 370 comments. For the Bike Issue Mobility Marker, 71% (22 responses) of indicated follow up answers were “A bike safety concern,” 23% (7 responses) were “Poor lighting,” and 6% (2 responses) were “A maintenance need.” In comments written for the Mobility Markers, respondents generally suggested adding more bicycle lanes along major roads.

2.6.1 Supporting Engagement
To support and supplement the direct Bicycle Master Plan engagement conducted as part of the Focused General Plan Update, engagement results from several recent planning documents and studies were also considered.

The INTRAConnect Plan examined ways to facilitate connections to healthy and vibrant communities in National City. Engagement was conducted for the INTRAConnect plan between September 2018 and September 2019. The engagement strategy for this plan included surveys, walk audits, and 17 workshops held. Engagement opportunities were advertised on social media. Community comments identified areas of concern and corridors most in need of improvements, as well as gaps in the bicycle network. Bicycle improvements were suggested for corridors along East 18th Street, East Division Street, D Avenue, F Avenue, B Avenue, East 24th Street, Olive Avenue, and South Harbison Avenue.

The TODO Study examined a roughly 1-mile buffer around the 24th Street transit station and provided land use and mobility recommendations for the area. Engagement strategies included two online surveys, four workshops, 15 stakeholder meetings, community presentations, and public hearings. Surveys asked respondents about which areas of National City are uncomfortable for bicycling; respondents indicated that areas close to high-speed traffic and areas where bicyclists must be close to traffic were uncomfortable to ride in. During workshops, community members also voiced support for increasing awareness of key mobility challenges for bicyclists.

The Homefront to Waterfront Project examined how to support existing mobility services and incentivize the development and use of new mobility options. An online survey was conducted and a workshop was held to gather community input.

2.7 Active Transportation Program
Guidelines
The National City Bicycle Master Plan will continue to provide opportunities for the city to seek funding via the California Transportation Commission (CTC) Active Transportation Program (ATP), a competitive statewide program created to encourage increased use of active modes of transportation.

Through the ATP, the CTC encourages projects that provide a transformative benefit and significantly expand the active transportation opportunities to a community or a region. Project types eligible for ATP programming are listed below:
» Infrastructure Projects: Capital improvements that will further the goals of the ATP. This category typically includes the environmental, design, right-of-way (ROW), and construction phases of a capital (facilities) project.
» Plans: The development of a community-wide bicycle, pedestrian, SRTS, or active transportation plan that encompasses or is predominately located in a disadvantaged community. » Non-infrastructure (NI) Projects: Education, encouragement, and enforcement activities that further the goals of the ATP. NI projects can be start-up programs or new and/or expanded components of existing programs.
» Infrastructure projects with non-infrastructure components:

Capital improvement projects that include an education, encouragement, or enforcement component.

18 City of National City Bicycle Master Plan
Scoring Topic Description Relationship to National City Bicycle Master Plan Benefits to
Disadvantaged
Communities (DAC)
The score will be impacted by the project location in relation to the DAC, the severity, the direct benefit the project will provide, and if applicable, how anti-displacement policies are being implemented. DAC can be identified using either median household income, CalEnviroScreen criteria, Healthy Places Index data, or the percentage of students receiving free or reduced school lunches.

National City is considered a disadvantaged community according to multiple statewide criteria, and has a lower median household income than the San Diego County average. Implementation of projects that improve mobility and connectivity throughout the city will provide a direct benefit to DACs.

Need
The potential for increased walking and bicycling, especially among students, including the identification of walking and bicycling routes to and from schools, transit facilities, community centers, employment centers, and other destinations; and including increasing and improving connectivity and mobility of non-motorized users.

Section 4 summarizes the need and demand analysis for bicycling throughout the city.

Safety
Potential for reducing the number and/or rate of pedestrian and bicyclist fatalities and injuries, including the identification of safety hazards for pedestrians and bicyclists.

Section 4.3 discusses existing barriers to bicycling, which include safety concerns, as well as the bicycle collision analysis for the city.

Public Participation
and Planning
Identification of the community-based public participation process, including the participation of DAC stakeholders, and how this process resulted in the identification and prioritization of the recommended project.

Section 2.6 outlines the public engagement conducted as part of National City’s Focused General Plan Update that informed the recommended network and facility improvements.
» Quick-Build Project Pilot Program: Quick-build projects are interim capital improvement projects that further the goals of the ATP. These projects require construction, are built with durable, low to moderate cost materials, and last from one year to five years.

The minimum request for ATP funds is $250,000. This minimum encourages the aggregation of small projects into one larger comprehensive project and does not apply to non-infrastructure projects, SRTS projects, recreational trail projects, plans, and quick-build pilot projects. Per SB 99, at least 25% of funds must benefit disadvantaged communities within each of the program components.

Projects must also demonstrate consistency with an adopted regional transportation plan. Section 2.5 details the relationship of the National City Bicycle Master Plan to existing plans and policies. A description of the ATP evaluation categories is presented in Table 2-1.

Table 2-1: ATP Evaluation

Chapter 2: Introduction 19
Scoring Topic Description Relationship to National City Bicycle Master Plan Scope and Plan Layout
Consistency and Cost
Effectiveness
Evidence that the application, scope, and plan layout are consistent with each other and depict what is being recommended. A project’s cost effectiveness is the relative costs of the project in comparison to the project’s benefits.

The recommended network and facility improvements in Section 5 reflect a cohesive approach to improvements to the bicycle experience in the city. This section lays the foundation for future projects with clear scopes and plans. Section 8 also outlines the costs of the recommended network.

Context Sensitive
Bikeways/Walkways
and Innovative Project
Elements
Consideration of the “recognized best” solutions appropriate for the local community context and a description of the innovative features of the project.

Section 6 summarizes the design guidelines of the Bicycle Master Plan, including national and state guidelines and current best practices.

Transformative
Projects
The potential for the project to support existing and planned housing, especially affordable housing.

This topic is only applicable to large infrastructure/non infrastructure projects. The Bicycle Master Plan addresses the relationship of the bicycle network and bicycle infrastructure to greater connectivity and access, which includes supporting and connecting housing.

Past Performance Applicant’s performance on past ATP projects.

From fiscal years 2019-2023, National City has been awarded nearly $11.7 million in ATP funding. This funding has been awarded for projects such as the Highland Avenue Inter-City Bike Connection, 24th Street Transit Center Connections, Bayshore Bikeway, Central Community Bicycle Corridor, Citywide Bicycle Wayfinding Signage, 30th Street/Sweetwater Road Bicycle Corridor, Division Street Bicycle Corridor, National City Boulevard Inter-City Bicycle Corridor, Citywide Bicycle Parking Enhancements, and more. National City is committed to the successful implementation of all ATP-funded projects.

TABLE 2-1: ATP Evaluation (Cont.)

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Chapter 3
Existing Conditions

3.1 Land Use
National City is a largely developed area with a mix of residential neighborhoods and commercial and industrial uses. The city is comprised of three main communities, identified by major parks: El Toyon, Kimball, and Las Palmas. These communities are further divided into residential neighborhoods and business districts with distinct identities, illustrated in Figure 3-1. Residential areas are organized around the “neighborhood unit concept” where elementary schools act as the focal point of each neighborhood.

The El Toyon community includes the Rancho de la Nacion, Ira Harbison, and Palmer Way neighborhoods. The Kimball community includes Downtown, Old Town, Central, and John Otis neighborhoods. The Kimball community also includes the Mile of Cars and Harbor business districts. The Las Palmas community includes the Olivewood, Las Palmas, and Lincoln Acres neighborhoods. The Las Palmas community also includes the Plaza Bonita business district. These park and school facilities, which are key organizing elements of the city’s underlying structure, are illustrated in Figure 3-2.

In general, National City is largely built-out with limited vacant and undeveloped land. Residential uses constitute the largest land use in the city, with single-family detached being the most prominent, followed by single-family attached and multi-family residential. Other residential uses, such as mobile home parks and group quarters, are limited throughout the city.

National City has light and heavy industrial uses which are primarily concentrated within the city’s western portion by the harbor front. The city has a substantial amount of automotive land use, such as dealerships and auto repair shops. Commercial and office uses within the city include a wide variety of activities, such as retail and strip commercial, arterial commercial, automobile dealers, neighborhood commercial, service stations, shopping centers, and other retail trade, and office uses. In general, commercial and office uses tend to be concentrated along major roads, such as National City Boulevard, Highland Avenue, and East Plaza Boulevard. The city does not currently have a significant amount of mixed-use land use, which is a combination of street level commercial uses with residential and/or office uses above.

Military uses within the National City include Naval Base San Diego, the Army National Guard (located at 303 Palm Avenue), and the US Government Navy Department (1005 E. Plaza Boulevard). These areas are controlled by the United States military.

National City’s recreation, open space, and agriculture land uses include parks and recreational centers with tennis or basketball courts, baseball diamonds, soccer fields, playgrounds, and public and private golf courses. The city has several elementary, middle, and high schools.

Public facilities and services include fire/police facilities, community centers, hospital/health care-related uses, and other public services. 22 Page 1671 of 1838
Chapter
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Figure 3-1: Existing Land Uses