National City City Council
September 5, 2023

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

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

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.

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. 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 18.50.070.

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.
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 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.
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.

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 18.50.030(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 18.50.020.

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.

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.

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, 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 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 18.50.060 to deviate from the requirements in Section 18.50.030.

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.

DIVISION 5. GLOSSARY
Chapter 18.60 GLOSSARY

[18.60.010] 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:
(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

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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.

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."

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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 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.

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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.

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.

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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.

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."

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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.

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.

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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 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.

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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."
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.

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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.

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.

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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.

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

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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.

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.

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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; 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.

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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.

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

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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."
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.

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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.

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

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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."
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

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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 known as self-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,

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.

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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 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.

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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.

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.

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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.

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.

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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 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:

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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.

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.

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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.

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.

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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.

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.

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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.

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.

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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.

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.

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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 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

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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.

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.

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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 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-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.

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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.

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.

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(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)

RESOLUTION NO. 2023-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, APPROVING THE UPDATE TO THE BICYCLE MASTER PLAN.

WHEREAS, the 2023 Bicycle Master Plan (BMP) updates and replaces the City’s 2011 Bicycle Master Plan; and
WHEREAS, the BMP sets forth detailed goals that provide a safe and comprehensive locally, regionally, and multi-modally connected bikeway network that promotes bicycling as a viable and comfortable choice and provide environmental, recreation, and mobility benefits to National City; and
WHEREAS, extensive public outreach was undertaken during the preparation of the BPM in conjunction with the Focused General Plan Update; and WHEREAS, the goal of the joint outreach was to align common efforts, capture robust understanding of community priorities, minimize engagement fatigue, offer ways for individuals to comment on existing bicycle infrastructure, and allow community members to give feedback on where they would like new opportunities to bike; and
WHEREAS, the City released the Public Review Bicycle Master Plan in its entirety on February 17, 2023, and invited comments by the public and affected agencies as required by law from February 17, 2023, through April 3, 2023; and
WHEREAS, the Planning Commission adopted Planning Commission Resolution No. 2023-20 on August 21, 2023, on file with the Office of the City Clerk and incorporated by this reference, recommending approval of the Bicycle Master Plan Update; and WHEREAS, on September 5, 2023 the City Council held duly noticed public to consider the adoption of the Bicycle Master Plan, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, the BMP represents a comprehensive citywide effort that will be used to guide, prioritize, and implement a network of quality bicycle and pedestrian facilities to improve mobility, connectivity, public health, physical activity, and recreational opportunities.

NOW, THEREFORE, THE CITY COUNCIL OF NATIONAL CITY, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:

Section 1: The testimony and evidence presented to the City Council at the Public Hearing held on September 5, 2023, support the following findings:

1. Bicycle Master Plans are guiding policy documents that establish local priorities for bicycle improvements.

2. The 2023 Bicycle Master Plan (BMP) addresses both bicycle needs, with a focus on addressing the needs for various types of bicyclists and preferred bicycle patterns and increasing system connectivity to provide bikeway connections to commuters, school age children, and for recreational purposes.

3. The 2023 BMP also places a strong focus on bike and pedestrian safety and education. Safe facilities and proper training programs would encourage users to enjoy the benefits of bicycling and walking to their destinations.

4. Development of the BMP update included a well-rounded, inclusive public outreach process. One of the goals of the outreach process was to obtain input from diverse members of the community and ensure everyone who lives in National City was represented.

5. The BMP provides the City with a competitive advantage for grant funding for improvement projects, including infrastructure and non-infrastructure projects.

Section 2: That based upon the findings set forth above, the City Council hereby adopts the update to the Bicycle Master Plan, as attached to the staff report as Exhibit K.

Section 3: The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolution.

PASSED and ADOPTED this 5th day of September, 2023.
_____________________________
Ron Morrison, Mayor
ATTEST:
_____________________________
Shelley Chapel, MMC, City Clerk
APPROVED AS TO FORM:
_____________________________
Barry J. Schultz, City Attorney

Land Use Element

CITY OF NATIONAL CITY

LAND USE ELEMENT
Draft January 2023

Contents
Introduction ....................................................................... 4 Relationship to State Law.........................................................................4 Relationship to Other General Plan Elements .......................................6 Relationship to Community Vision .........................................................6 Relationship to Strategic Plan..................................................................6 Context: Existing Land Use Pattern ....................................7 City Structure............................................................................................. 7 Sphere of Influence: Lincoln Acres (Unincorporated) .......................... 8 Existing Land Uses .................................................................................. 8 Special Planning Considerations............................................................14 Vision and Strategies......................................................... 17 Land Use Designations, Density, and Intensity Standards ..................18 Goals, Policies, and Actions ............................................. 26 Figures
Figure L-1: Current Land Uses ................................................................9 Figure L-2: School and Park Facilities.....................................................11 Figure L-3: Existing Land Use Summary...............................................13 Figure L-4: Adopted Land Use................................................................19 Figure L-5: Specific Plan Areas and Overlays........................................ 25 Tables
Table L-1: Existing Land Uses..................................................................12

4 CITY OF NATIONAL CITY
Introduction
The purpose of the Land Use Element is to plan for and
identify where future development and redevelopment
should be directed. This element balances growth and change with preserving and improving well established residential neighborhoods and commercial and industrial cores, and
overall quality of life.

National City recognizes that creating a complementary mix of residential, employment, commercial, service, and recreational uses is essential to supporting a sustainable community. In addition, creating and preserving a unique community identity fosters a positive sense of place and enriches quality of life. Therefore, land use is integrated in this element to ensure that the physical forms, patterns, and aesthetic features of future development and redevelopment advance the City’s desire for a higher quality of life and a more sustainable future.

Relationship to State Law
General Plans are required by State law (Government Code Section 65302(a)) to include a Land Use Element that designates the general distribution, location, and extent of land for housing, business, industry, open space, education, public facilities, and other categories of public and private uses of land.

The Land Use Element is also required to include standards of residential density and building intensity for the planning area.

6 CITY OF NATIONAL CITY
Relationship to Other General Plan
Elements
The Land Use Element correlates all land use issues into a set of coherent development policies. Other elements of the General Plan include goals and policies related to land use issues. The Transportation Element, for example, addresses the transportation needs resulting from the land use pattern and establishes policies for street design and facility standards. The Noise and Nuisance Element addresses noise issues generated by development, such as traffic. For a complete understanding of the purposes, intentions, and development requirements of the Land Use Element, the City’s other adopted elements should be referred to in conjunction with this section.

Relationship to Community Vision
The Land Use Element supports the City’s vision that was established in to become a nationally recognized model that demonstrates how small jurisdictions inside of a large metropolitan area can proactively address a wide variety of issues, such as global climate change, population growth, and social equity and well-being, through innovative solutions. The Land Use Element establishes a land use pattern and framework for development informed by the City’s guiding principles:
» Smart Growth: Recognize the importance of linking land use and transportation planning.
» Quality of Life: Improve the quality of life for everyone within National City.
» Health and Safety: Seek opportunities to improve public health and safety performance.
» Education: Emphasize the importance of schools by making them focal points within every neighborhood. » Economic Development: Provide a framework for sound
economic development strategies.

Relationship to Strategic Plan
In 2007, National City adopted a Five-Year Strategic Plan to address community and economic development. The Strategic Plan provides guidance to promote collaboration, improve public communication, and align city departments.

The Strategic Plan has undergone subsequent updates, with the most recent being in 2019. The goals and policies within the Land Use Element reflect the latest direction provided by the Strategic Plan.

LAND USE ELEMENT 7
Context: Existing Land Use Pattern
City Structure
The City’s corporate boundary encompasses approximately 9.3 square miles. Of this, approximately 7.6 square miles (81.7 percent) consists of land area and 1.7 square miles (18.3 percent) consists of water bodies such as the San Diego Bay.

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 1:

City Structure and Neighborhood Form . 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 2:

Public Park and School Facilities.

8 CITY OF NATIONAL CITY
Sphere of Influence: Lincoln Acres
(Unincorporated)
The State of California encourages cities and counties to look beyond their borders during general plan development and updated processes, and to consider a planning area that extends beyond the municipal limits. Therefore, the planning area for the Land Use Element extends beyond the City’s corporate boundaries and encompasses the City’s sphere of influence (SOI). The City’s SOI includes approximately 297.8 acres of unincorporated territory, also known as Lincoln Acres, that is currently under the jurisdiction of the County of San Diego, as seen in Figure 1. This land will remain under the jurisdiction of the County of San Diego until such a time that it is annexed into the City. By including it in the planning area, however, the City recognizes the impact that development within this area has on the future of the city. All other land surrounding the planning area is within the city limits of Chula Vista or San Diego.

Existing Land Uses
Table L-1 and Figure L-3 inventory current land uses within the planning area based off the 2018 current land use layer from SanGIS. Residential uses constitute the largest use (26.1 percent, or 1,634.7 acres), as shown in Figure L-1. Of this, single-family detached is the most prominent (16.3 percent, or 1,021.7 acres), followed by single-family attached (5.2 percent, or 324.2 acres) and multi-family residential (3.7 percent, or 232.9 acres). Other residential uses, such as mobile home parks and group quarters, are limited throughout the planning area (0.9 percent, or 55.9 acres).

Transportation, Communications, and Utilities are the next largest use (21.5 percent or 1,348.4 acres). This category includes all street right-of-ways, railroad right-of-ways, and trolley stations and associated parking lots. In addition, it includes communications and utility-related uses, such as relay towers and water and wastewater treatment facilities.

The next prominent category is industrial uses (10.2 percent, or 637.2 acres). This includes a combination of light and heavy industrial uses, which are concentrated within the western portion of the National City by the harbor front. This category includes a noncontinuous area of National City located within the South San Diego Bay Unit of the San Diego National Wildlife Refuge containing salt ponds. Within the refuge, approximately 1,050 acres of salt ponds are in active salt production by a permitted commercial salt operation. The United States Fish and Wildlife Service (USFWS) has prepared a plan for the future restoration of this area to habitat.

Commercial and office uses follow as the next largest use (6.7 percent, or 418.7 acres). This category includes a wide variety of activities, including retail and strip commercial, arterial

LAND USE ELEMENT 9 Figure L-1: Current Land Uses

10 CITY OF NATIONAL CITY
commercial, automobile dealers, neighborhood commercial, service stations, shopping centers, and other retail trade. Office uses are included, as well. In general, commercial and office uses tend to be concentrated along major roads, such as National City Boulevard, Highland Avenue, and E. Plaza Boulevard. Mixed use, which is a combination of street level commercial uses with residential and/or office uses above, do not currently constitute a significant portion of the planning area (less than 0.1 percent, or 2.9 acres).

Military uses comprise the next largest land use (5.2 percent, or 324.5 acres). Military uses within the planning area 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.

Recreation, open space, and agriculture (5.8 percent, or 363.1 acres) follow. This use includes parks and recreational centers containing activities such as tennis or basketball courts, baseball diamonds, soccer fields or playgrounds (see Figure L-2). Public and private golf courses are included in this category, as well. It also includes wildlife and natural open space preserves and urban farms. As previously discussed, the City’s three main parks – El Toyon, Kimball, and Las Palmas – play a large role in shaping community identity. Schools (2.3 percent, or 143.2 acres) further establish distinct neighborhood identities. Public facilities and services (1.6 percent, or

98.6 acres) include fire/police facilities, community centers, hospital/health care-related uses, and other public services.

In general, the planning area is largely built-out with limited vacant and undeveloped land. Vacant and undeveloped land constitutes the smallest land area (2.1 percent, or 132.7 acres).

The demands on National City, however, to accommodate
growth, provide affordable housing, and reduce greenhouse gas (GHG) emissions and vehicle miles travelled (VMT) will continue. Subsequent sections discuss the overarching vision for the City’s future growth and strategies to address these needs given the planning area’s largely built-out state.

Multi-family residential development adjacent to Paradise Creek

LAND USE ELEMENT 11 Figure L-2: School and Park Facilities

12 CITY OF NATIONAL CITY
National City
(City Limits)
Planning Area
(Sphere of Influence)
Existing Land Use Acres Percentage Acres Percentage
Residential 1,501.9 25.2% 1,634.7 26.1%
Single Family Detached 926.2 15.5% 1,021.7 16.3%
Single Family Attached 2,941.0 4.9% 324.2 5.2%
Multi-Family 232.5 3.9% 232.9 3.7%
Residential Other 49.2 0.8% 55.9 0.9%
Commercial and Office 418.0 7.0% 418.7 6.7%
Mixed Use 2.9 0.1% 2.9 0.1%
Public Facilities and Services 97.1 1.6% 98.6 1.6%
Schools 143.2 2.4% 143.2 2.3%
Military 324.5 5.4% 324.5 5.2%
Industrial 633.2 10.6% 637.2 10.2%
Recreation, Open Space, and
Agriculture 324.3 5.4% 363.1 5.8%
Transportation, Communications,
and Utilities 1,341.0 22.5% 1,348.4 21.5%
Water 1,089.1 18.3% 1,089.1 17.4%
Vacant and Undeveloped Land 83.2 1.4% 132.7 2.1%
Total 5,959.4 100.0% 6,267.9 100.0%
Table L-1: Existing Land Uses
Source: SanGIS, Current Land Uses, 2018

LAND USE ELEMENT 13
Source: SanGIS, Current Land Uses, 2018
Figure L-3: Existing Land Use Summary

14 CITY OF NATIONAL CITY
Special Planning Considerations
Airport Land Use Compatibility
No airports are located within the planning area; however, there are three airports located near National City. These include the San Diego International Airport (SDIA), the Naval Air Station North Island (NASNI) located in Coronado, and Brown Field Municipal Airport located to the south of the planning area in the Otay Mesa community of San Diego.

The state requires that the San Diego County Regional Airport Authority Board, as the Airport Land Use Commission (ALUC), prepare Airport Land Use Compatibility Plans (ALUCPs) for each public-use airport and military air installation in the county. For military air installations, the state also requires the ALUC prepare the compatibility plans consistent with the Air Installation Compatible Use Zone (AICUZ) study prepared by the military. The intent of an ALUCP is to help ensure compatibility between airports and future land uses that surround them by addressing noise, overflight, safety, and airspace protection concerns, thereby minimizing the public’s exposure to excessive noise and safety hazards within an airport influence area (AIA) over a 20-year horizon. Since the ALUC does not have land use authority, cities must implement the compatibility pan through their local land use plans, development restrictions, and zoning ordinances.

A 406-acre area located in southwestern National City is within the AIA for SDIA. This area is outside the area of primary noise concern, but within the airspace protection and overflight notification areas. This area is referred to as “Review Area 2” in the SDIA ALUCP (2014). ALUC review is required for land use plans and regulations within this area that propose increases in height limits.

In addition, a 45-acre portion of the salt ponds located within the southernmost extent of National City, is within the AIA for Brown Field Municipal Airport. Similarly, this area is located outside the area of primary noise concern, but within the airspace protection and overflight notification areas. This area is referred to as “Review Area 2” in the Brown Field ALUCP (2010) and contains restrictions that limit the heights of structures, particularly in areas of high terrain.

According to the NASNI ALUCP (2020), a 1,455.9-acre portion of National City is within the AIA for NASNI. ALUC review is required for all new or amended land use plans, regulations, and projects within the AIA unless otherwise exempt.

LAND USE ELEMENT 15
Local Coastal Program
The California Coastal Act, which was passed by the legislature in 1976, regulates all development within the state-designated Coastal Zone. The Coastal Act requires that individual jurisdictions adopt local costal programs to implement the Coastal Act. Within the National City planning area, the Coastal Zone includes all the area west of I-5 and a small area east of I-5, south of 30th Street.

Three separate agencies control land within National City’s Coastal Zone: the San Diego Unified Port District, the United States Navy, and the City of National City. The land controlled by the Port District is included in the Port Master Plan, which is undergoing a comprehensive update. Federal lands under the jurisdiction of the US Navy are under the jurisdiction of the Federal Coastal Zone Management Act, which states that military lands shall comply with coastal planning to the extent that national security is not imperiled. The Coastal Zone area over which National City retains jurisdiction totals approximately 575 acres and is bounded by the U.S. Navy lands to the north, and the Chula Vista Bayfront to the south. The City has an adopted Local Coastal Program (LCP) for this area; development in the Coastal Zone must comply with the LCP in addition to the General Plan.

Pier 32 Marina

16 CITY OF NATIONAL CITY Page 735 of 1838
LAND USE ELEMENT 17
Vision and Strategies
Through public participation and input, the following land use vision will guide future development in National City:

A diverse mix of land uses will promote the quality of life and accommodate the needs of all people in National City. The City will provide decent and affordable homes through the facilitation of a diversity of housing types as well as programs that encourage home ownership. National City will ensure greater connections between land uses and transportation by accommodating all modes of transportation and developing complete neighborhoods.

The well-balanced mix of compatible and environmentally friendly uses will strengthen and stimulate the local economy, enhance the existing community character, and cultivate local public arts, culture, and education. National City will be a place where people want to live, work, and play.

A series of land use designations have been developed that seek to implement this vision and represent adopted City policy. The designations are intended to be broad enough to provide flexibility in implementing the General Plan, but clear enough to provide sufficient direction regarding the expected type and location of uses planned in the City. The Zoning Ordinance contains more detailed provisions and standards; more than one zoning district may be consistent with a General Plan land use designation.

CITY OF NATIONAL CITY
Land Use Designations,
Density, and Intensity
Standards
The following are descriptions of the land
use designations including allowable
uses, densities, and intensities of development. Figure L-4 depicts the General Plan Land Use Map, which identifies the
location and extent of the land use designations within the planning area.

Residential Land Use
Designations
Very Low Density Residential
Allows up to 5 dwelling units per acre.

This designation provides for single-family detached units, accessory dwelling units, and one- or two-story buildings on
lots with ample space, landscaping, and
separation between single-family dwelling and or/accessory buildings.

Low Density Residential
Allows up to 9 dwelling units per acre.

This designation provides for a mixture
of duplexes, single-family residential
developments, secondary residential
units (accessory dwelling units), and
one- or two-story buildings.

Medium Density Residential
Allows up to 23 dwelling units per acre.

This designation provides for a variety
of moderate-intensity residential uses
including detached and attached single-family and multi-family housing and compatible uses, and buildings up
to three stories high. This designation
is typically located in transitional areas
between high-density residential uses
and lesser-intensity single-family areas
and is intended to retain private yards
and patios and other characteristics of
single-family residential uses.

High Density Residential
Allows up to 48 dwelling units per acre.

This designation provides for higher-density multi-family housing and buildings up to six stories high, including multi-family condominiums, townhomes, and apartments.

Very High Density Residential
Allows up to 75 dwelling units per
acre. This designation provides for
multi-family housing at densities greater than other residential designations and buildings up to nine stories high.

This designation provides for condominiums, townhomes, triplexes, fourplexes, multi-family residential units, group quarters, senior housing, and
compatible uses.
18 Page 737 of 1838
LAND USE ELEMENT 19 Figure L-4: Adopted Land Use

20 CITY OF NATIONAL CITY
Mixed-Use Land Use Designations
The mixed-use land use designations intend to provide for a mixture of stores, services, restaurants, offices, and homes (dwelling units) in proximity, thereby allowing residents to work and shop close to home and reduce the length and frequency of trips between home, work, shopping, and services.

This contributes to opportunities to increase the use of public transit, reduce auto dependency, provide a wider range of housing choices, and promote activity during more hours of the day. Both vertical and horizontal mixed-use developments are permitted in the mixed-use designations. Mixeduse is not required in individual development projects but will be encouraged using incentives such as density bonuses and reductions in parking requirements.

Low Mixed-Use
Allows for a FAR of 2 for the entire building for mixed-use projects (including dwelling unit floor area) with a maximum of 24 dwelling units per acre. The FAR for single-use developments shall be 1. This designation generally occurs linearly along bus routes and provides transitional links between residential neighborhoods and more intense activity centers.

It is intended to facilitate development in a manner that is compatible with surrounding residential areas.

Medium Mixed-Use
Allows for a FAR of 2 for the entire building for mixed-use projects (including dwelling unit floor area) with a maximum of 48 dwelling units per acre. The FAR for single-use developments shall be 1.5. This designation generally occurs linearly along bus routes and provides transitional links between residential neighborhoods and more intense activity centers. It is intended to facilitate redevelopment and transit-oriented design opportunities in developed areas in a manner that is compatible with surrounding residential areas. It provides for a variety of uses including low-rise attached single-family or multi-family residential development, retail, restaurants, personal services, professional and administrative offices, public and quasi-public uses, and similar compatible uses.

The medium mixed-use designation is characterized by a
high-quality, compact, smart-growth design that promotes a quaint, small-town, village-like feel. A comfortable and attractive pedestrian environment is promoted using street trees; awnings, canopies, or arcades; outdoor seating; marked
crosswalks; and small courtyards or plazas. Bicycle facilities are also provided. Buildings are placed close to the street, parking lots are de-emphasized, and driveway cuts are limited. Building facades include details that add visual interest, distinctiveness, and human scale.

High Mixed-Use
Allows for a FAR of 3.5 for the entire building for mixed-use projects (including dwelling unit floor area) with a maximum of 75 dwelling units per acre. The FAR for single-use developments shall be 3. This designation generally occurs along major transportation corridors, at major intersections and activity centers, and near transit stations. It facilitates redevelPage 739 of 1838 opment and transit-oriented design opportunities at higher intensities than those allowed in the low and medium mixeduse designations. It provides for a variety of uses including low to mid-rise multiple-family dwellings, retail, restaurants, personal services, professional and administrative offices, public and quasi-public uses, and similar compatible uses.

The high mixed-use designation is characterized by higher density and intensity development intended to increase transit ridership and transform significant activity centers into popu- lar destinations. The high mixed-use areas have an urbanized, community-center-type character. Ground-floor communi-
ty-serving commercial and retail development is emphasized along with multi-family apartments and condominiums. The high mixed-use areas have a comfortable, multi-modal envi- ronment with qualities such as inviting streetlights; outdoor seating; pedestrian plazas; attractive street trees; buildings that face onto sidewalks with wide storefront windows and appealing architectural details; bicycle facilities; and conve- nient access to transit stops and stations.

Commercial Land Use Designations
Commercial and Services
Allows for a FAR of 1.5. This designation provides for in- tensive commercial activities, specialized service establish- ments, new and used automobiles, truck sales, and services that support and complement such use. Light manufactur- ing, wholesaling, and distribution uses are restricted to those that can be operated cleanly and quietly.

CITY OF NATIONAL CITY
Industrial Land Use Designations
Light Industrial
Allows for a FAR of 2. This designation provides for employ- ment-intensive uses, light manufacturing, business parks, research and development, technology centers, corporate and support office uses, “green” industry, recycling facilities, supporting retail uses, auto, truck and equipment sales and related services (i.e., auto service and repair), large format retail, storage facilities, warehousing and distribution, and other compatible uses.

Industrial
Allows for a FAR of 2. This designation provides for research and development, as well as heavier manufacturing, largescale warehousing and distribution, transportation centers, and other compatible uses.

Institutional Land Use Designation
Institutional
Allows for a FAR of 3. This designation provides for a wide range of public institutional and auxiliary uses including public, quasi-public, and private facilities. Allowed uses include waste- water treatment facilities, water tanks, electrical substations, cemeteries, educational facilities, community centers, urban agriculture such as community gardens and farms, libraries, museums and cultural centers, government offices and courts, medical and retirement centers, public safety facilities (i.e., fire and police stations), and similar compatible uses.
22 Page 741 of 1838
LAND USE ELEMENT 23
Open Space Land Use Designation
Open Space
Allows for a FAR of 0.25. This designation provides for both public and private improved and unimproved open space.

Allowed land uses include urban agriculture, such as community gardens and farms; recreational areas such as parks, golf courses, athletic fields, playgrounds, and recreational trails; open space not used for active and passive recreation, such as nature and wildlife preserves, marshes and wetlands, water bodies, public utility areas, flood control channels; and other scenic and open space areas.

Other Land Use Designations
Military Reservation
This designation identifies lands under the jurisdiction of the United States military. Permissible land uses are governed by the United States Navy.

San Diego Unified Port District
This designation identifies land that is under the jurisdiction of the San Diego Unified Port District. Permissible land uses are governed by the Port Master Plan.

Specific Plan Areas and Overlays
This designation denotes areas that are covered by an adopted specific plan. For these areas, land uses are identified within the adopted specific plan. Currently, there are three adopted specific plans in National City: the Downtown Specific Plan, the Westside Specific Plan, and the Harbor District Specific Area Plan. Additionally, there is one Transit-Oriented Development Overlay around the 24th Street Transit Center, as seen in Figure L-5.

Downtown Specific Plan
The Downtown Specific Plan was adopted by the City in 2017 and provides the framework for future development and public improvements for a 158-acre district for downtown National City. This area is a compact and dense district featuring City Hall, a library, social agencies, a college campus, and numerous churches. The Downtown Specific Plan seeks to
establish a central core of residential and mixed-use buildings and revitalize the downtown area.

Westside Specific Plan
The Westside Specific Plan was adopted by the City in 2010 and is the result of a collaborative effort by the community, interested and concerned groups, and business owners.

The Westside area, also known as Old Town, has many single-family homes that were constructed around the turn of the century, as well as a mix of uses that include auto services, light manufacturing, and warehouses, which has resulted in concerns related to traffic, parking, and the environment. The purpose of the plan is to address environmental and land use issues and provide a mixture of commercial uses while preserving the homes that reflect the character of this area. The Westside Specific Plan established principles, programs, and standards for land use, development, and public improvePage 742 of 1838

CITY OF NATIONAL CITY
ments for the Westside area to revitalize it and improve the quality of life of its residents.

Harbor District Specific Plan
The Harbor District Specific Area Plan was adopted by the City in 1988. This is a resource-based environmental implementation plan that establishes site-specific conservation and development standards within the portion of the City’s coastal zone south of Bay Marina Drive. The main objective of the Harbor District Specific Area Plan is to be consistent with and carry out the requirements of the Certified Local Coastal Program.
24th Street Transit-Oriented Development Overlay
Housing next to transit can help the City make progress towards its goals for sustainable development and reducing VMT and GHG. The 24th Street Transit-Oriented Development Overlay (TODO) covers a 23.2-acre area around the 24th Street Transit Center. The purpose of TODO is to allow mixed-use development by increasing the height limit established by the base zoning. 24 Page 743 of 1838
LAND USE ELEMENT 25 Figure L-5: Specific Plan Areas and Overlays

26 CITY OF NATIONAL CITY
Goals, Policies, and Actions
National City’s land use goals and policies seek to maintain a carefully balanced mix of uses to ensure the high quality of life of the community. The following goals and policies apply citywide and are intended to guide future land use decisions.

Goal LU-1: Encourage an integrated, diverse, and balanced mix of land uses that promotes quality of life and accommodates the needs of all people.

Policy LU-1.1: Promote the development of housing near
employment, recreation, public services, shopping, transit, and active transportation facilities.

Policy LU-1.2: Encourage mixed-use development
through the implementation of a density bonus program.

Policy LU-1.3: Support urban greening efforts and the
creation and maintenance of community gardens and
community-run green spaces.

Policy LU-1.4: Designate land for uses that will meet the residential, economic, recreation, and transportation needs of National City residents in the present and the future.

Policy LU-1.5: Allow for increased residential density
in strategic areas, such as downtown, to meet housing
needs and facilitate land use continuity.

Policy LU-1.6: Preserve existing stable single-family residential neighborhoods where higher density development would not be desirable.

Goal LU-2: Ensure housing is affordable to National
City residents.

Policy LU-2.1: Facilitate the development of a variety of housing types to meet the Regional Housing Needs Assessment allocations while enhancing the City’s community character.

Policy LU-2.2: Expand strategies and programs to facilitate homeownership for National City residents.

Policy LU-2.3: Encourage housing types that are often
more affordable, such as micro-units and accessory
dwelling units.

Policy LU-2.4: Ensure that development impact fees accurately reflect the costs of improvements and do not serve as a barrier to development.

LAND USE ELEMENT 27
Policy LU-2.5: Implement affordability strategies identified in the Housing Element.

Goal LU-3: Facilitate greater and stronger connections
between land use and transportation.

Policy LU-3.1: Support the creation and expansion of
mixed-use, commercial, and higher density residential
development in transit priority areas and along mixeduse corridors.

Policy LU-3.2: Promote mixed-use and residential development near the 8th Street trolley station and continue to encourage residential redevelopment near the 24th
Street trolley station.

Policy LU-3.3: Consider the regional context and implications of land use proposals and decisions by evaluating them in relation to SANDAG’s Regional Plan, Sustainable Communities Strategy, and Regional Transportation Improvement Program.

Policy LU-3.4: Coordinate with SANDAG, MTS, Caltrans,
and private sector mobility providers to ensure an effective and integrated transportation system that facilitates the use of modes other than the private vehicle.

Goal LU-4: Promote the development of complete
neighborhoods that are easily accessible via transit and active transportation.

Policy LU-4.1: Encourage neighborhoods that provide
housing, employment, shopping, and recreation, and are
family-friendly, easily walkable, safe, clean, and sustainable.

Policy LU-4.2: Encourage features such as trees, adequate lighting, wide sidewalks, appropriately scaled buildings, street furnishings, and deemphasized parking lots to support pedestrian-scale urban design that aims to make streets, sidewalks, and buildings pedestrian-friendly.

Policy LU-4.3: Promote and facilitate complete streets to improve the quality of the streetscape and enhance community character.

Policy LU-4.4: Ensure that sidewalks and bicycle routes, lanes, and tracks are adequately maintained.

Goal LU-5: Encourage land uses that strengthen, support, and stimulate the local economy.

Policy LU-5.1: Identify and attract businesses that will serve currently underserved City needs.

28 CITY OF NATIONAL CITY
Policy LU-5.2: Prioritize the establishment of businesses owned and/or operated by National City residents.

Policy LU-5.3: Encourage businesses to employ National
City residents and support efforts to reduce local unemployment.

Policy LU-5.4: Encourage and incentivize strategic adaptive reuse and infill development of vacant land in commercial and mixed-use areas.

Policy LU-5.5: Continue to support the redevelopment
and revitalization of downtown.

Policy LU-5.6: Continue to work and consult with the Port District and the Navy to coordinate establishing mixed-use Bayfront and Harbor District areas and spaces that serve as destination points for both City residents and visitors.

Goal LU-6: Encourage and facilitate land uses that
are compatible and environmentally sustainable while
avoiding those that are incompatible.

Policy LU-6.1: Prevent the intrusion of new incompatible land uses and environmental hazards, such as industrial and automotive uses, into existing residential areas, and continue to phase out non-conforming land uses.

Policy LU-6.2: Ensure that development is consistent
with the Zoning Code, General Plan, and applicable specific plans.

Policy LU-6.3: Encourage sensitive transitions between
adjacent areas with different densities, land uses, and building heights.

Policy LU-6.4: Require new development to include mitigation measures such as buffers between areas where incompatibilities may occur.

Policy LU-6.5: Encourage new development to incorporate features that will help the City meet its Climate Action Plan and emissions reduction targets.

Goal LU-7: Foster effective communication among
stakeholder agencies, government and military entities, and service providers to ensure coordinated land use
planning, implementation, and policy development.

Policy LU-7.1: Notify relevant stakeholders, entities, and service providers before making significant land use
changes that may affect these parties and facilitate necessary coordination.

LAND USE ELEMENT 29
Policy LU-7.2: Work with Chula Vista, San Diego, San Diego County, SANDAG, service providers, the Port of San Diego, and the US Navy to maintain awareness of and
familiarity with current and future planning efforts that may affect National City.

Policy LU-7.3: When reviewing future annexation proposals, consider the preferences of residents and owners in the area, San Diego County, and LAFCO as well as the
financial impact on the City.

Goal LU-8: Ensure that public spaces and infrastructure are planned efficiently, executed and maintained at a high quality, effectively integrated into the existing environment, and upgraded and expanded as needed.

Policy LU-8.1: Coordinate with entities that own and/or operate infrastructure in public spaces, such as SANDAG, MTS, Caltrans, SDG&E, and service providers, to ensure effective planning, implementation, maintenance, and expansion.

Policy LU-8.2: Require new development, including infill projects, to provide fair share contributions toward the costs of the public facilities, services, and infrastructure necessary to serve the development, including but not limited to transportation, water, sewer and wastewater treatment, solid waste, flood control and drainage, schools, fire and police protection, and parks and recreation.

Policy LU-8.3: Plan for the equitable distribution of infrastructure improvements and public facilities and services.

Policy LU-8.4: Pursue a variety of funding sources, such as local, state, and federal, to support public works projects.

Policy LU-8.5: Implement lighting, visual, cleaning, artistic, and accessibility improvements at freeway underpasses and overpasses.

Goal LU-9: Enhance the existing community character
through coordinated land use improvements that align
with the City’s identity and vision for the future.

Policy LU-9.1: Support land uses that recognize the City’s history, cultures, scenic resources, and natural amenities Policy LU-9.2: Encourage multiple methods of historic
preservation for culturally and historically significant sites, including conservation, restoration, and adaptive reuse.

Policy LU-9.3: Consider ways to increase the amount of
developable land in the City which have co-benefits, such as converting sections of streets in areas where doing so would improve traffic safety and contribute to revitalization.

30 CITY OF NATIONAL CITY
Policy LU-9.4: Ensure that the Capital Improvement Program is consistent with the General Plan.

Policy LU-9.5: Review and amend existing specific plans and the Local Coastal Program as necessary to ensure
consistency with the General Plan.

Goal LU-10: Facilitate the creation and maintenance of
local public art, educational, and cultural amenities.

Policy LU-10.1: Incorporate local art into public facilities and spaces where feasible, such as bike racks, public plazas, and signage.

Policy LU-10.2: Coordinate with SANDAG and MTS to
incorporate local art into transportation infrastructure, such as bus waiting areas, the 8th Street and 24th Street trolley stations, and bike racks.

Policy LU-10.3: Ensure adequate publicly accessible information about the City’s cultural and historical institutions through well-maintained physical infrastructure.

Policy LU-10.4: Work with local community groups and
educational and cultural institutions to maintain and enhance local cultural and historical resources.

Policy LU-10.5: Seek opportunities to engage the public in enhancing parks, streetscapes, plazas, and paseos through art.

Policy LU-10.6: Encourage new development to include
design features that identify and celebrate National City’s different cultures and history.

Transportation Element

CITY OF NATIONAL CITY

TRANSPORTATION ELEMENT
April July 2023

Contents
Introduction........................................................................ 6 Background and Purpose.........................................................................6 Relationship to State Law......................................................................... 7 Complete “10-Minute” Neighborhoods..................................................9 Economic Development...........................................................................9 Safety and Resilience..............................................................................10 New Mobility and Emerging Technology...............................................11 History of Transportation In National City............................................12 Mobility by the Numbers ..................................................16 Pedestrian Routes..............................................................22 Existing Setting ....................................................................................... 22 Future Pedestrian Corridors and Improvements ................................. 27 Goals and Policies .................................................................................. 30 Bikeways ............................................................................ 31 Existing Setting ........................................................................................ 31 Future Bikeway Improvements .............................................................. 36 Goals and Policies .................................................................................. 38 Public Transit .....................................................................39 Existing Setting ....................................................................................... 39 Future Transit Improvements ................................................................ 41 Goals and Policies ..................................................................................42 Vehicular Circulation System ............................................43 Existing Setting ....................................................................................... 43 Community Corridors.............................................................................46 Future Vehicular Improvements ...........................................................54 Goals and Policies .................................................................................. 58 Goods Movement..............................................................63 Existing Setting ....................................................................................... 63 Future Goods Movement Improvements............................................. 67 Goals and Policies ..................................................................................68 New Mobility, Transportation Systems Management,
and Transportation Demand Management..................... 70 Existing Setting ....................................................................................... 70 Future New Mobility, TSM, and TDM Improvements ..........................73 Goals and Policies .................................................................................. 76 Goals and Policies ...................................................................................77 Public Utilities and Facilities.............................................78 Goals and Policies .................................................................................. 78

Figures
Figure T-1: Recently Completed Sidewalks and Missing Sidewalks Slated for improvement .............................................................................. 26 Figure T-2: Pedestrian Corridors and Location-Based Pedestrian Needs............................................................................................................ 28 Figure T-3: Existing Local and Regional Bikeways ......................................35 Figure T-4: Existing + Future Local and Regional Bikeways.......................37 Figure T-5: Regional Public Transit System................................................40 Figure T-6: National City Roadway Classification......................................44 Figure T-7: Community Corridors ............................................................... 47 Figure T-8: Main Street Commercial District Community Corridor (Main Street - 8th Street)............................................................................ 48 Figure T-9: Main Street Linear Commercial District Community Corridor (Main Street - National City Boulevard) ..................................... 48 Figure T-10: Multimodal Community Corridor (Multimodal Corridor)...49 Figure T-11: Green Street or Urban Trail Community Corridor (Urban Trail/Green Street)..........................................................................49 Figure T-12: National City Posted Speed Limits .........................................51 Figure T-13: Residential Permit Parking Areas ............................................53 Figure T-14: New Community Corridors .....................................................55 Figure T-15: Traffic Calming Districts and Corridors...................................57 Figure T-16: Routes and STRAHNET Corridors......................................... 65 Figure T-17: Future Active Transportation and Micromobility Network ....74 Figure T-18: Mobility Hubs...........................................................................75 Tables
Table T-1: Recently Completed Capital Improvement Program (CIP) Projects – Pedestrian Enhancements .........................................................23 Table T-2: Recently Completed Capital Improvement Program Projects – Bicycle Enhancements................................................................33 Table T-3: TDM Measures from the Parking Reduction Bonus Program........................................................................................................ 72

6 CITY OF NATIONAL CITY
Introduction
Background and Purpose
This Transportation Element is a transportation plan for the movement of people and goods and identifies the general location and extent of existing and proposed major roadways, transportation routes, terminals, air and water ports, and pedestrian and bikeway facilities. National City’s dense and compact urban form lends itself well to mixed-use and pedestrian friendly-development, and the urban core is wellserved by multimodal transportation options including public transit service. This Element addresses the evolving needs of mobility through the development of an integrated, multimodal circulation network that accommodates both local and regional trips, and supports public transit, walking, bicycling, vehicular traffic and parking.

The City’s circulation system is strongly correlated with the Land Use Element, which supports increased densities and a mix of uses that reduce reliance on personal vehicles by making walking and bicycling more comfortable and convenient.

This system benefits people and the environment by providing a wider range of mobility options; making transportation more inclusive and affordable; reducing greenhouse gas
emissions and air pollution; increasing activity on the street to support businesses and improve safety and addressing public health by promoting physical activity. National City desires to build on these existing assets and investments by pursuing smart growth planning and infrastructure policies to incentivize development patterns that are more environmentally and financially sustainable. By encouraging new development to occur around existing public transit nodes and

TRANSPORTATION ELEMENT 7
bike/ pedestrian infrastructure, National City is endeavoring to better accommodate projected future growth.

The Transportation Element focuses on the multimodal mobility and connectivity of the City’s transportation system and is complementary to the other elements within the General Plan as well as the updated elements of the Focused General Plan Update. These coordinated elements include the Land Use, Housing and Safety Elements.

Relationship to State Law
California state law (Government Code Section 65302(b)) requires that a general plan include a circulation element that consists of “the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals…and other local public utilities and facilities, all correlated with the land use element of the [general] plan.” This Transportation Element includes all information required of circulation elements.

Complete Streets
In 2008, the State of California passed Assembly Bill 1358 (AB 1358), the California Complete Streets Act. This bill requires that all circulation elements developed after January 1, 2011, include a complete streets approach that balances the needs of all users of the street, including motorists, pedestrians, bicycles, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation. A core focus of this Transportation Element is providing complete streets throughout the community.

Vehicle Miles Traveled
With the passage of Senate Bill 743 (SB 743) in 2013, the State of California changed the method of measuring transportation impacts to vehicle miles traveled (VMT). Starting on July 1, 2020, automobile delay and level of service (LOS) may no longer be used as the performance measure to determine the transportation impacts of land development projects under the California Environmental Quality Act (CEQA). VMT, the new required metric, shifts the focus of the analysis of transportation impacts away from automobile delay to the levels of automobile use. Utilizing VMT as a metric creates a closer alignment with statewide policies to reduce greenhouse gas (GHG) emissions and encourages the development of smart growth, complete streets, and multimodal transportation networks.

Environmental Justice
The passage of Senate Bill 1000 (SB 1000) requires the inclusion of an environmental justice element, or related goals, policies, and objectives integrated in other elements, that identifies disadvantaged communities, as defined, within the area covered by the general plan of the city, county, or city and county. “Disadvantaged communities” refer to an area identified by the California Environmental Protection Agency pursuant to Section 39711 of the Health and Safety Code or

8 CITY OF NATIONAL CITY
an area that is a low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation. “Low-income area” means an area with household incomes at or below 80% of area median income (AMI), as defined and determined by the Department of Housing
and Community Development.

The bill also requires the environmental justice element, or related environmental justice goals, policies, and objectives integrated in other elements, to identify objectives and policies to reduce the unique or compounded health risks in disadvantaged communities, as specified, identify objectives and policies to promote civic engagement in the public decision making process, and identify objectives and policies that prioritize improvements and programs that address the needs of disadvantaged communities.

Key Policy Drivers
Several key policy drivers have been identified to guide the development of the City’s transportation system and support citywide goals for a sustainable and prosperous National City. These policy drivers complement and are consistent with the vision and guiding principles established in National City’s General Plan. The General Plan details five key guiding principles that lay the foundation for its goals, policies, and implementation programs.
» Smart Growth: Recognize the importance of linking land use and transportation planning
» Quality of Life: Improve the quality of life for everyone within National City
» Health and Safety: Seek opportunities to improve public health and safety performance
» Education: Emphasize the importance of schools by making them focal points within every neighborhood » Economic Development: Provide a framework for sound
economic development strategies
The General Plan guiding principles are incorporated throughout the Transportation Element, as they are applicable to each component of the transportation system. Mobility and connectivity are linked to each guiding principle and support the City’s vision of becoming a sustainable community that reduces its impact on the environment, maintains economic health, and improves quality of life for all.

TRANSPORTATION ELEMENT 9
Complete “10-Minute” Neighborhoods
Summary
» In a complete “10-minute” neighborhood, residents can meet most of their daily needs through a short walk, bike ride, transit trip, or vehicle drive
» Encourages transportation investments that support the development of a complete and balanced network that
works in tandem with the City’s land use goals and helps establish complete communities
Description
In a complete “10-minute” neighborhood, residents can
meet most of their daily needs through a short walk, bike ride, transit trip, or vehicle drive. The time it takes to travel is generally 10 minutes or less. Complete communities provide improved access to goods and services through the development of a balanced and complete transportation network.

This is consistent with the City’s smart growth goals which seek to balance population, housing, and economic growth with the needs of the community. By enabling more people to walk, bike, and take transit, the City can increase access to key destinations, including schools. Increased access in the transportation network will also help the City make progress towards its climate action goals to reduce GHG emissions and VMT, improving air quality as well as public health by providing more opportunities to utilize active transportation.

A focus on complete communities will improve the quality of life for residents, particularly those in disadvantaged communities. Enhancing multimodal transportation options will support low-income residents who rely on these modes.

To be successful, a complete community must have a balanced mix of origins, destinations, and connections. Origins refer to the starting point of a trip, which is often a place of residence.

Destinations refer to where people want to go, such as school, work, or a local shop or business. Connections refer to the infrastructure in between, such as a sidewalk, bike facility, transit route, or street, that helps people travel from one point to another. This policy driver, which builds upon the recommendations of the INTRAConnect (2020) study, encourages transportation improvements that work in tandem with the City’s land use goals and help establish complete communities.

Economic Development
Summary
» The transportation network plays a key role in connecting people with needed goods and services, and a well-performing transportation network is vital to economic development » Encourages transportation improvements that help the
City grow economic opportunities that benefit National
City through measures such as:

10 CITY OF NATIONAL CITY
– Resource management, including curb management
and parking management
– Partnerships with other agencies, such as the Port of San Diego, U.S. Navy, and the Metropolitan Transit System (MTS), to address mobility challenges and pursue funding opportunities
Description
The transportation network plays a key role in connecting people to needed goods and services, and a well-performing transportation network is vital to economic development.

National City is a hub of regional activity; multiple uses, including the Port of San Diego-owned National City Marine Terminal and Naval Base San Diego, have regional economic importance. These uses, however, are not directly controlled by the City. On-going coordination between the City and partner agencies, such as the Port of San Diego, U.S. Navy, and MTS, is necessary to manage traffic congestion along key corridors and pursue funding opportunities to address on-going issues. One key challenge for the City is improving waterfront access for local residents. The Homefront to Waterfront (2020) study provides specific recommendations, such as the implementation of a Neighborhood Electric Vehicle (NEV) program, to improve connectivity to the City’s waterfront assets. Partnerships with key agencies can help leverage funding opportunities such as capital grant programs, to implement these and other improvements.

National City’s downtown acts as a key economic engine for the City, as well, as discussed in the Downtown Specific Plan (2017). Downtown’s existing assets include a diverse residential population of families and seniors, numerous civic, educational, and recreational amenities, a broad variety of established businesses, and a strong employment base. The Downtown Specific Plan provides the framework to leverage these assets into a vibrant urban core that serves the existing population and encourages new residents and businesses
to locate downtown. As one of the guiding principles of the General Plan, effective management of the City’s resources, such as curb area, on-street parking, and parking requirements, is also key to the City’s on-going economic development efforts. This policy driver encourages the implementation of transportation improvements that help the City grow economic opportunities that benefit National City.

Safety and Resilience
Summary
» The safe functioning of the transportation network is key to community well-being
» Promotes the development of a robust and resilient transportation network that safely accommodates all users, maintains access for critical lifeline services during an emergency event, and supports national security

TRANSPORTATION ELEMENT 11
Description
The safe functioning of the transportation network is key to community well-being. In 2014, the SMART Foundation Plan comprehensively studied the City’s transportation network and documented areas with bicycle and pedestrian safety issues. The plan recommends several facility improvements to encourage walking and biking and improve user safety. In addition to supporting travel, the plan also notes that the street serves as an important public space; how it is designed, such as the presence of lighting and access points, can influence the perception of safety. This theory, known as Crime Prevention Through Environmental Design (CPTED), encourages proper, well-designed spaces to deter criminal acts before they occur. The establishment of this policy driver reflects the General Plan’s health and safety goals to encourage healthier living, reduce crime, and reduce risks of injury and environmental damage. This policy driver emphasizes the City’s commitment to examining the built environment to support the health and wellbeing of all residents.

The transportation network also provides another key function as critical infrastructure during emergency events.

During an emergency, roadways provide access for lifeline services, such as police and fire protection and medical attention. As discussed in the Safety Element, portions of National City are susceptible to flooding, wildfire, earthquake, and/or other risks. Furthermore, California’s Fourth Climate Change Assessment: San Diego Region Report (2018) and
County of San Diego Multi-Jurisdictional Hazard Plan (2018), indicate that the impacts of climate change and sea level rise will likely affect the City with increasing frequency and severity. To ensure that residents have adequate access to lifeline services during an emergency is paramount for public health, safety, and welfare.

In addition, portions of the City’s transportation network are designated Strategic Highway Network (STRAHNET) connectors, which support the Department of Defense’s domestic operations. STRAHNET includes roads deemed necessary for the emergency mobilization and peacetime movement of resources to support U.S. military operations. Overall, this policy driver promotes the development of robust and resilient transportation network that safely accommodates all users and maintains access for critical lifeline services during an emergency event.

New Mobility and Emerging Technology
Summary
» Focuses on preparing the City to be future-ready and leverage transportation technology in a manner that is consistent with its overarching values and climate action goals, and supports the creation of an integrated transportation network

12 CITY OF NATIONAL CITY
» Positioning of the City to compete for regional, state, and federal grants to explore “new mobility,” transportation demand management (TDM), and transportation systems management (TSM) as potential tools Description
Technology has evolved rapidly in the past few years to offer a broad suite of new transportation options, including micromobility (e-bikes, e-scooters, etc.), microtransit (on-demand transit services such as NEVs that provide flexible transit service in defined areas), the pending prevalence of autonomous vehicles, and more. Advancements in broadband technology and the expansion of internet access have enabled telecommuting. Other improvements, such as coordinated signal timing, can maximize the operational capacity of the transportation network without having to physically expand infrastructure. These advancements present exciting opportunities to improve the City’s overall network function; however, there will continue to be uncertainty regarding the effectiveness of these options as transportation technology evolves and changes.

This policy driver focuses on preparing the City to be future-ready and leverage transportation technology in a manner that is consistent with its overarching values and climate action goals; it also supports the creation of an integrated transportation network. Incorporating new mobility and transportation technologies will create more opportunities for the City to meet the evolving mobility needs of residents, which can lead to more successful implementation of projects and programs and improve the quality of life for all. In addition, this policy driver focuses on positioning the City to compete for regional, state, and federal grants to explore “new mobility,” TDM, and TSM as potential tools.

History of Transportation In National City
Early National City
National City boasts a rich transportation history as the second oldest city in San Diego County. The transportation history of the City predates its incorporation in 1887. In 1882, the Santa Fe Rail Depot was constructed in and served as the southern terminus of the original transcontinental railroad and is currently the only original remaining terminus still standing.

In 1887, the San Diego Land and Town Company opened the first commuter-type train dedicated to passengers. This suburban steam line, named the National City and Otay Railway (NC&O), shuttled buyers in San Diego to new housing divisions south of the City of San Diego. At the same time, the San Diego region began preliminary discussions on electric street cars as a transit option. From 1887 through 1925, John D. Spreckels built and expanded streetcar service throughout the region including opening the Third Avenue Streetcar Line in 1906, connecting Chula Vista and National City to San Diego.

The first motor bus in the region went into service in 1922,

TRANSPORTATION ELEMENT 13
operating between National City and Chula Vista. The introduction of the motor bus began a long transition from rail to bus service, eventually ending with the elimination of all rail transit in 1949. Rail transit was not reintroduced to the region again until 1981.

Freeway
The introduction of the freeway marked the next major
change as part of National City’s transportation history. In 1934, Highway 101 opened, connecting the San Ysidro border to National City. As part of the new Montgomery Freeway, this facility was upgraded from 1943 through 1958, providing better automobile access from San Ysidro up through San Diego. This freeway was eventually incorporated as part of the Interstate-5 freeway. While this freeway provided better connectivity for both the City of National City and the communities south of National City to the City of San Diego and north of the region, the freeway bisected the harbor side communities of National City from the rest of the City.

The passing of the Federal Highway Act in 1956 contributed to the introduction of new freeways around and through National City. Planning for the I-805 freeway began in 1956, and was eventually constructed between 1970 and 1975, providing an additional north-south freeway connection to ease congestion on the existing I-5 freeway. Similarly, the State Route 54 freeway that borders the southern edge of National City was planned for in the early 1960s. However, the construction was not completed and the freeway did not open to commuters until 1992.

Through this period, the automobile became the dominant means of transportation in the region. Based on this modal shift, urban decentralization increased leading to greater congestion on freeways and roadways into and out of major job and population centers such as downtown San Diego.

National City’s proximity to downtown San Diego and the three freeways bordering and running through the City exemplify the challenges posed by the built freeway environment.

14 CITY OF NATIONAL CITY
Reintroduction of Light Rail Transit (LRT)
In the late 1975, the Metropolitan Transit Development Board (MTDB) was created due to the passage of California Sen- ate Bill 101. In 1980, MTDB created the San Diego Trolley, Inc. (SDTI) as a wholly-owned subsidiary of the MTDB. The objective of SDTI was to operate and maintain a light rail system for the region. In 1981, operations began on a “South Line” (today known as the “Blue Line”) connecting down- town San Diego to the US/Mexico Border at San Ysidro. In National City, two stations opened, serving the community at 8th Street and 24th Street. In 1983, 15-minute service was introduced, and average daily ridership exceeded 14,000. By 1991, peak hour service expanded to 7.5-minute headways in response to increased demand. Today the Blue Line is one of the busiest LRT lines in the country.

Complete Streets
In 2008, the State of California passed AB 1358, the Califor- nia Complete Streets Act. Complete streets are defined as an approach to transportation infrastructure that balances the needs of all users of the street, including motorists, pedes- trians, bicycles, children, persons with disabilities, seniors, movers of commercial goods, and users of public transpor- tation. Based on 2010 Census data, approximately 10% of households in National City do not own a personal automo- bile, highlighting the need for walking, biking, and transit-ori- ented infrastructure.
14 Page 766 of 1838
TRANSPORTATION ELEMENT 15
Over the last decade, the City of National City has been aggressive in providing for those multimodal needs, rapidly planning for, designing, and constructing projects based on these infrastructure needs. The National City General Plan Update in 2011 identified a network of designated community corridors throughout the City (see Figure T-7 on page 47). These corridors represented locations for proposed multimodal improvements to increase the comfort of walking and/or bicycling on these roads. In 2014, the City produced the S.M.A.R.T Foundation Plan (Safe, Multi-modal, Accessible Routes to…Transit , Work, School, Services and Recreation) based upon improvements to the walkability and bikeability of the community.

The opportunities and constraints, as well as goals and future projects identified in the SMART Foundation Plan were expanded upon as part of the INTRAConnect Plan (Integrating Neighborhoods with Transportation Routes for Al Connections), approved in 2020. The INTRAConnect Plan was designed as a guide for improving neighborhoods so that residents can walk, take transit, bike, or take a short drive to meet their daily trip needs. The plan also introduced the concept of a “10-Minute Neighborhood,” or community where most daily trips and many weekly trips can be made by foot within 10 minutes, or by bike in five minutes, or by driving in three minutes. The “10-Minute Neighborhood” synthesizes both the transportation needs of a community with the “Smart Growth” development in infill areas.

Future of Transportation
Technology is quickly shifting mobility access, usage, and expectations. Emerging private services, such as transportation network companies (TNCs), micromobility (shared scooters and bikes), microtransit, and automated vehicles have already affected travel behavior across the country. Additionally, systems that require real time data collection and transmission, electric drive systems, and users accessing information continue to increase the demand on enabling systems, such as electric grids and broadband networks.

As new services emerge, the City must ensure a holistic circulation system that serves the needs of residents and visitors, and helps accomplish interrelated City goals, such as safety, complete streets, equity, and environmental sustainability. As mobility continues to evolve, the City may establish frameworks for partnerships with mobility providers, data collection and dissemination, prioritization of projects and funding, and guidance for usage of City assets. Creation of a strong foundation of goals, objectives, and policies will ensure that emerging technology will complement and enhance the mobility system.

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Mobility by the Numbers

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TRANSPORTATION ELEMENT 21

INFOGRAPHIC REFERENCES

1. National City, Citywide Collisions (2013-2017)

2. National City, Bicycle Master Plan (2023)

3. National City, Downtown Specific Plan (November 2017)

4. U.S. Census Bureau (ACS): 4a) 5-Year Estimate Subject Tables, Commuting Characteristics by Sex, Table S0801 (2020); 4b) 5-Yr Est. Subject Tables, Employment Status, Table S2301 (2020), 4c) 5-Yr Est S.T., Demographics & Housing Est., Table DP05 (2020); 4d) 5-Yr Est. S.T., Employment Status for the Population 16 Yrs & Over, Table B23025 (2020)

5. SANDAG, Online Current Estimates Data: Data Surfer (2018)

6. Fermanian Business & Economic Institute, The San Diego Metropolitan Transit System: A Study of its Economic Impact, (2019)

7. EPIC, Greenhouse Gas Emissions Inventory & Projections (January 2019)

8. SANDAG, ReCAPS City of National City Snapshot (November 2019)

9. National City, INTRAConnect Plan Draft (February 2020)

10.National City, Street Light Maintenance (Accessed June 2020)

11. The Noun Project, Icons (2020)

22 CITY OF NATIONAL CITY
Pedestrian Routes
Existing Setting
National City is made up of multimodal communities with high rates of pedestrian activity. As part of the smart growth vision, the City has a taken a proactive approach to addressing the safety of existing pedestrian routes, as well as the barriers to walkability within the planning area. The City’s Capital Improvement Program (CIP) identifies, prioritizes, and coordinates the financing and timing of major public improvements throughout the City. One of the primary goals of the CIP is to identify, fund and deliver infrastructure improvements that support walkability. The City’s Safe Routes to School (SRTS) program engages the community to assist with identifying barriers to walking and proposes solutions to create safe and accessible walking corridors between schools and feeder neighborhoods. Typical traffic safety enhancements include flashing warning beacons, radar speed feedback signs, pedestrian countdown signal, and school crosswalk enhancements such as high intensity signing and striping, flashing signs, in roadway warning lights, raised crosswalks, curb overextension refuge islands, etc. The SRTS programs supplements infrastructure improvements funded through the City’s CIP with public outreach education and entourage activities aimed at increasing the number of children who walk to and from school.

The City’s Americans with Disabilities Act (ADA) transition plan, which is updated annually, outlines the procedures to be used in updating the City’s current inventory and prioritizing improvements. From 2013-2019, National City installed 16.9 miles of new sidewalk and installed and/or upgraded 675 curb ramps for ADA compliance. Figure T-1 on page 26 highlights these recently completed sidewalks in addition to opportunities for sidewalk gap closures throughout the City. Table T-1 lists the recent sidewalk improvements, ADA improvements, and other pedestrian enhancements made through the CIP.

TRANSPORTATION ELEMENT 23
Project Year Completed Pedestrian Enhancements
Coolidge Avenue Safe
Routes to School 2014
• Enhanced crosswalks with high intensity signing and striping • Wider sidewalks, pedestrian curb ramps and raised crosswalk • New lighting, landscaping, and storm water bio-retention areas • Decorative benches and bike racks
• Traffic calming measures such as corner bulb-outs
8th St Safety
Enhancements 2015
• New traffic signal at “M” Avenue
• Enhanced crosswalks with high intensity signing and striping • Pedestrian refuge island and overhead advanced warning beacons for new crosswalk at “K” Avenue
• New sidewalks and pedestrian curb ramps for ADA compliance • Traffic calming measures such as corner bulb-outs and a “road diet” 8th St Smart Growth 2015
• Enhanced crosswalks with high intensity signing and striping • New, wider sidewalks and pedestrian curb ramps for ADA compliance • New lighting, landscaping, and decorative benches
• Traffic calming measures such as corner bulb-outs and a “road diet” on E. 8th Street between National City Boulevard and Highland Avenue
A Avenue Green Street 2015
• Enhanced crosswalks with pedestrian refuge islands and corner bulb-outs for traffic calming
• Pedestrian actuated flashing crosswalk signs, and high intensity signing and striping • New sidewalks and pedestrian curb ramps for ADA compliance Downtown –
Westside Community
Connections
2015
• Corner bulb outs for traffic calming
• Pedestrian curb ramps for ADA compliance
• Enhanced crosswalks with corner bulb-outs and high intensity signing and striping Table T-1: Recently Completed Capital Improvement Program (CIP) Projects – Pedestrian Enhancements

24 CITY OF NATIONAL CITY
Project Year Completed Pedestrian Enhancements
Highland Ave Safety
Enhancements 2016
• Enhanced crosswalks with pedestrian refuge islands and high intensity signing and striping • Pedestrian curb ramps for ADA compliance
• New streetlights
• Reduce travel lanes to two lanes with protected left-turn pockets to calm traffic • Enhance signing and striping, corner bulb-outs, and refuge islands • Convert parallel parking to angle parking on the east side of the street D Avenue Community
Corridor 2016
• Enhanced crosswalks with pedestrian refuge islands
• Corner bulb-outs for traffic calming
• Pedestrian actuated flashing crosswalk signs, and high intensity signing and striping • Pedestrian curb ramps for ADA compliance
• Traffic calming roundabout
Paradise Valley Road
Safe Routes to School 2016
• New sidewalk, curb and gutter, and lighting along the west side of Paradise Valley Road between E. 8th Street and E. Plaza Boulevard to provide a “gap closure” along this key walking route to/from Ira Harbison Elementary School
El Toyon Park
Improvements 2017
• Pedestrian lighting
• Walking paths
• Curb ramps and raised crosswalk
• New park restrooms
Kimball Park
Improvements 2017
• Pedestrian plaza
• Improved lighting
• Walking paths and curb ramps
• New park restrooms
TABLE T-1: Recently Completed CIP – Pedestrian Enhancements (Cont.)

TRANSPORTATION ELEMENT 25
Project Year Completed Pedestrian Enhancements
Pedestrian Midblock
Crossing Project 2018
• New LED fixtures at 30 signalized intersections Citywide • Install pedestrian level LED streetlights at 16 midblock crosswalks • ADA curb ramps, corner bulb-outs, sidewalks, and solar powered flashing crosswalk signs with high intensity striping at 6 midblock crosswalks 18th St Community
Corridor 2018
• Raised crosswalk and enhanced crosswalks with high intensity striping • New sidewalks and pedestrian curb ramps for ADA compliance • Enhanced crosswalks with high intensity striping
• New plaza area with lighting, landscaping, benches, and bike racks in front of Kimball Elementary School
• Traffic calming measures such as corner bulb-outs at school crosswalks • Storm water treatment infiltration areas
Westside Pedestrian and
Bicycle Enhancements 2018
• Enhanced crosswalks with high intensity signing and striping • Raised crosswalk
• New sidewalks and pedestrian curb ramps for ADA compliance • New lighting, landscaping, benches, bike racks and public art • Traffic calming roundabout
Alley Improvements
Project 2018 • Reconstructing eight existing alleys subject to drainage issues with new concrete alleys• Pedestrian curb ramps for ADA compliance Highland Ave Traffic
Signal Modifications 2019
• ADA enhancements
• Pedestrian countdown signal heads
• Audible pedestrian push button systems
Euclid Avenue Bicycle
and Pedestrian
Enhancements
2020-2022 • New sidewalks and pedestrian curb ramps for ADA compliance • Curb extension at the intersection of Euclid Avenue and Plaza Boulevard TABLE T-1: Recently Completed CIP Projects – Pedestrian Enhancements (Cont.)

26 CITY OF NATIONAL CITY
Figure T-1: Recently Completed Sidewalks and Missing Sidewalks Slated for improvement

TRANSPORTATION ELEMENT 27
Future Pedestrian Corridors and
Improvements
Pedestrian Corridors
The pedestrian network within the City of National City includes new classifications for two types of pedestrian corridors. These pedestrian corridors are sensitive to the land use context and provide opportunities for additional enhancements to both pedestrian safety and the pedestrian walking experience.
» Walkable Retail Corridor: This corridor type is intended to increase the comfort and experience of walking in commercial and mixed-use areas. Along these corridors,
pedestrian amenities such as street furniture, shade, and pedestrian scale lighting are encouraged. Crosswalk infrastructure is also encouraged to provide pedestrians safe access to businesses and uses on both sides of the street. » Pedestrian Safety Corridor: This corridor type is intended to maximize the safety of walking in residential, park and school zone areas. Along these corridors, traffic calming features such as roundabouts, traffic circles, and pop-outs are encouraged to provide greater safety for pedestrians.

Crosswalk infrastructure is also encouraged to provide pedestrians safe access to both sides of the street.

Pedestrian and Walkability Improvements
The 2019-2024 CIP has identified an additional 337 ADA ramp upgrades, installations, and improvements, and the 2025- 2029 CIP is identifying the remaining 1,380 ramps in the City for improvement. Some of these upcoming pedestrian CIP
improvements include:
» 8th Street corridor (between K and Palm Avenues): Traffic calming and pedestrian facility enhancements, including installation of a traffic signal at the intersection of E 8th Street and L Avenue
» Coolidge Avenue: Improved pedestrian safety and access and traffic calming, including the installation of new sidewalks, ADA curb ramps, bulb-outs, crosswalks and signing, and striping enhancements » City-wide: Repairs to deteriorated curb, gutter and sidewalks throughout the City The City has also identified a number of spot locations throughout National City where improvements are needed
to improve pedestrian safety, user experience, or both. These locations, along with the identification of the Walkable Retail and Pedestrian Safety Corridors are shown in Figure T-2 on page 28.

28 CITY OF NATIONAL CITY
Figure T-2: Pedestrian Corridors and Location-Based Pedestrian Needs

TRANSPORTATION ELEMENT 29
FIGURE T-2: Pedestrian Corridors and Location-Based Pedestrian Needs

30 CITY OF NATIONAL CITY
Goals and Policies

PEDESTRIAN NETWORK
Goal T-1: A universally accessible, safe, comprehensive, and integrated pedestrian system.

Policy T-1.1: Create a network of safe and comfortable walking environments.

Policy T-1.2: Require new development and redevelopment to incorporate pedestrian-oriented street designs that provide a safe and comfortable environment for walking.

Policy T-1.3: Ensure pedestrian network provides safe access to transit, schools, parks, recreation centers, shopping districts, and other key destinations.

Policy T-1.4: Promote walking as the primary travel mode to schools.

Policy T-1.5: Ensure pedestrian safety at intersections and mid-block crossings.

Policy T-1.6: Ensure safe and comfortable access by less mobile segments of the population consistent with the Americans with Disabilities Act.

Policy T-1.7: Encourage the application of Universal Design to the pedestrian system.

Policy T-1.8: Provide a continuous pedestrian network within and between neighborhoods that links transit, schools, housing, jobs, parks, and retail free from major barriers.

Policy T-1.9 To reinforce community connections, encourage and facilitate pedestrian access through wayfinding and signage for facilities connecting to transit, schools, parks, recreation centers, shopping districts, and other key destinations.

Why is this Important?
Improving the pedestrian system through enhancements to walkability, including more attractive streetscapes, continuous well paved sidewalks, proximity of destinations, adequate lighting, and safe street crossings is found to encourage pedestrian activity within the community. Improving pedestrian access to schools supports the General Plan’s guiding education principle of making schools neighborhood focal points. An increased reliance on walking and decreased reliance on motorized transport has both health and environmental benefits and supports the City’s climate action goals. The principle of Universal Design states that infrastructure that meets the needs of people with disabilities is also a best practice for people without disabilities.

TRANSPORTATION ELEMENT 31
Bikeways

BIKE FACILITY CLASSIFICATIONS
Class I Bike Path: Paved rights-of-way separated from the street Class II Bike Lane: On street facilities designed for bikes with striping and stencils
Class III Bike Route: Streets shared with motor vehicles that are designated for bicycle travel with signage
Class III Bike Boulevard: An enhanced Class III Bike Route where additional traffic calming features are provided to reduce vehicular speeds and improve safety for cyclists.

Class IV-Cycle Track: Exclusive bikeway with a physical separation from motor vehicle travel lanes, parking lanes, and sidewalks
Existing Setting
National City is home to a range of bicycle facilities that create both local and regional bicycle connectivity and holds
a commitment to the development and
improvement of active transportation
connections. Improving these connections supports the City’s climate action goals to reduce GHG emissions and
VMT, as well as creating successful
complete “10-Minute Neighborhoods.”
Bicycle facilities within the planning
area can be broken down into five classifications that are summarized here:

32 CITY OF NATIONAL CITY
Improving local and regional bicycle connectivity and enhancing bicycle safety is a component of both the City’s CIP infrastructure and SRTS programs. From 2013-2022 the City has constructed approximately 2.61 miles of new bicycle facilities as shown in Figure T-3. Table T-2 highlights the recently completed CIP projects that improved the bicycle mode environment within the planning area.

In addition to the local serving bikeways, the planning area also contains two regional bikeways: the Bayshore Bikeway and the Sweetwater River Bikeway.

The Bayshore Bikeway is a 26-mile regional bicycle route that encircles San Diego Bay and passes through the planning area along Harbor Drive and Tidelands Avenue and provides a link to the nearby cities of San Diego, Coronado, Imperial Beach, and Chula Vista. This route also provides an alternative transportation option to many industrial and military job sites.

The Sweetwater River Bikeway is located along the southern border of National City with segments in Chula Vista. It runs parallel with the Sweetwater River Flood Control Channel. It is approximately 1.7 miles long and varies between eight and ten feet in width. It connects to the Bayshore Bikeway at the Sweetwater Channel near the Gordy Shields Bridge. Figure T-4 shows a map of the existing and planned local and regional bikeways.

Class II buffered bicycle lane along Euclid Avenue

TRANSPORTATION ELEMENT 33
Project Year Completed Bicycle Enhancements
Coolidge Avenue Safe
Routes to School 2014 • New bike racks
4th St Community
Corridor 2014 • Green bike boxes at four signalized intersections• New Class II bike lanes with reverse angle parking for bicycle safety 8th St Smart Growth 2015
• New bike racks
• New Class II bike lanes with signage on 8th Street between Harbor Drive and Roosevelt Avenue
D Avenue Community
Corridor 2016
• New Class II bike lane and class III sharrows with signage • Reverse angle parking for bicycle safety
• Green bike boxes at two signalized intersections, E. 18th Street and E. 24th Street • Enhanced crosswalks with pedestrian refuge islands
• Corner bulb-outs for traffic calming
• Pedestrian actuated flashing crosswalk signs, and high intensity signing and striping • New traffic calming roundabout at E. 12th Street
Downtown Westside
Community
Connections
2016 • New Class III sharrows with signage
Bicycle Parking
Enhancements 2017 • Custom bicycle racks for parks, public buildings, business districts and other destinations along bicycle corridors 18th St Community
Corridor 2018
• Green bike boxes at two signalized intersections, National City Boulevard and “D” Avenue
• New bike racks
• New Class II bike lane between Wilson Avenue and “D” Avenue • New sharrows with signage between “D” Avenue and Granger Avenue Division St Traffic
Calming 2018 • 1 mile of Class II bike lanes with signage on Division Street between Highland Avenue and Euclid Avenue Westside Pedestrian and
Bicycle Enhancements 2018 • Class II bike lanes with signage on Civic Center Drive, Wilson Avenue and W. 22nd Street • New bike racks
Table T-2: Recently Completed Capital Improvement Program Projects – Bicycle Enhancements

34 CITY OF NATIONAL CITY
TABLE T-2: Recently Completed Capital Improvement Program Projects – Bicycle Enhancements (Cont.) Project Year Completed Bicycle Enhancements
Harbison Avenue Road
Diet Project 2019 • New Class III sharrows
16th Street Corridor 2019
• Implementation of Road Diet
• Class III Sharrows with signage
• Reverse Angle Parking
National City Boulevard
Inter City Bike
Connection
2020-2022 • New Class 4 along W33rd St and National City Boulevard over the SR-54 overpass Sweetwater Road Bicycle
Enhancements 2020-2022 • Class II bike lanes with signage on Sweetwater Road • Transition striping
Euclid Avenue Bicycle
and Pedestrian
Enhancements
2020-2022
• Class II bike lanes with signage on Euclid Avenue
• Transition striping
• Curb extension at the intersection of Euclid Avenue and Plaza Boulevard Paradise Drive and
Grove Street Bicycle
Enhancements
2020-2022
• Southbound Class II bike lane on Paradise Drive between 9th Street and 10 Street • Northbound Class II bike lane on Grove Street between 12th Street and Plaza Boulevard • Class III bike routes on Paradise Drive and Grove Street Westside Bicycle
Enhancements 2020-2022 • Northbound Class II bike lanes on Coolidge Avenue• Southbound Class II bike lanes on Hoover Avenue Sweetwater River
Bikeway Connections/
30 th Street Bicycle
Enhancements
2020-2022
• Class II bike facilities on 30th Street from I Avenue to 2nd Avenue • Class II bike lanes on 2nd Avenue from 30th Street to the Sweetwater River Bikeway • Class III bike route on 30th Street from
Hoover Avenue Bicycle
Enhancements 2020-2022 • Class II bike lanes on Hoover Avenue from W 30th Street to W 33rd Street Roosevelt Bicycle
Enhancements 2020-2022 • Class II bike lanes on Roosevelt Avenue from 8th Street to National City Boulevard/Division Street Bicycle Parking
Enhancements 2020-2022 • New bike racks

TRANSPORTATION ELEMENT 35
Figure T-3: Existing Local and Regional Bikeways

36 CITY OF NATIONAL CITY
Future Bikeway Improvements
Future Bikeway Facilities
As part of recently adopted planning efforts by the City of National City and the concurrently adopted Bicycle Master Plan Update, the City has identified additional local bikeways through the City. These planned local and regional bicycle facilities are found in Figure T-4.

TRANSPORTATION ELEMENT 37
Figure T-4: Existing + Future Local and Regional Bikeways

38 CITY OF NATIONAL CITY
Goals and Policies

BIKEWAY SYSTEM
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.

Why is this Important?
Bicycling provides a very viable alternative to most in-town trips that are typically taken by car if the necessary infrastructure to provide for cyclist safety and connectivity is in place. Comprehensive bicycle infrastructure and facilities are an important component of creating a balanced and complete transportation network. This balance is important to the City’s smart growth goals, and for establishing complete communities with enhanced multimodal access to key destinations for all. Bicycling is also a non-polluting, low-cost, and sustainable form of transportation that with greater use can help reduce greenhouse gas emissions and the City’s carbon footprint, and serves as a form of physical activity, resulting in health benefits for the cyclist.

TRANSPORTATION ELEMENT 39
Public Transit
Existing Setting
Residents of National City rely more on public transportation than commuters throughout San Diego County. Of the estimated 25,531 working residents of the City (US Census Bureau ACS 2017), 6.9% commute to work using public transit, compared to the county’s average of 3.4%. The City’s urban core is well served by multimodal transportation options that allow for local and regional trips to be made without a car. In support of this multimodal system, National City is building on existing assets by encouraging development near transit nodes, including additional transit improvements in CIP projects. Recently completed improvements include new benches at bus stops throughout downtown National City, and streetscape enhancements on 8th Street encourage connections to and from the 8th Street Trolley Station. Improving connections and access supports the City’s climate action goals to reduce GHG emissions and VMT.

National City is served by a regional transit system operated by MTS. There are ten bus routes running through the planning area with a total of 205 bus stops. Additionally, the planning area includes two MTS Trolley stations, which are located on the Blue Line Trolley running from Old Town and Downtown San Diego to the US-Mexico border. The 8th Street Trolley Station is located near the intersection of 8th Street and Harbor Drive, and the 24th Street Trolley Station is located near the intersection of 22nd Street and Wilson Avenue. Figure T-5 highlights the regional public transit system throughout the planning area.

40 CITY OF NATIONAL CITY
Figure T-5: Regional Public Transit System

TRANSPORTATION ELEMENT 41
Future Transit Improvements
Several regional transit projects are envisioned in the future that will affect transit options for National City residents.

These potential improvements include:
» Corridor and Regional Transit Service – Improvements to accommodate transit along I-5 and I-805. These improvements may include a new rail line (MTS Purple Line), new express service (MTS Blue Line Express), and/or new
transit focused mobility hubs within the City.
» The planning area will also be served by the South Bay Rapid, which launched full-service operations in January 2019.

The 26-mile BRT provides high-speed transit connections between downtown San Diego and the Otay Mesa Border
Crossing along the I-805 managed lanes and a dedicated transitway through eastern Chula Vista. The South Bay Rapid currently includes 12 stations within the public rightof-way and will add four future infill stations including the East Plaza Boulevard Station in National City.

San Diego Trolley

42 CITY OF NATIONAL CITY
Goals and Policies

PUBLIC TRANSIT
Goal T-3: Increased use of transit systems.

Policy T-3.1: Encourage responsible agencies to provide an accessible and convenient transit network to access schools, parks, recreation centers, shopping districts, and other key destinations.

Policy T-3.2: Ensure that access, boarding, bus stop and shelter facilities to meet the needs of transit users.

Policy T-3.3: Provide multimodal access to transit stops, including end of trip facilities for bicyclists and pedestrians, including children and youth, seniors, and persons with disabilities.

Policy T-3.4: Encourage transit use by providing convenient carpool pickup and park-and-ride locations near transit centers.

Policy T-3.5: Encourage transit providers to post route maps and pick up/drop off times at each stop.

Policy T-3.6: Work with transit providers to maintain and enhance services within the City that are timely, cost-effective, and responsive to growth and redevelopment.

Policy T-3.7: Encourage responsible agencies and businesses to provide shuttle service between transit stations and other key destinations.

Policy T-3.8: Work with responsible agencies to provide convenient bus stop locations.

Why is this Important?
Expanding use of the transit system will help the community meet numerous goals and objectives set forth in the General Plan including increasing mobility, preserving and enhancing neighborhood character, improving air quality, reducing storm water runoff, reducing paved surfaces, and fostering compact development and a more walkable city. Transit connections to key destinations are also important factors of a complete “10-minute neighborhood.” Improving public transit options, access, and connectivity allows for more trips to be made without a car and supports the City’s climate action goals to reduce GHG emissions and VMT. A convenient, efficient, and affordable transit system greatly expands equitable transportation options.

When the throughput of transit passengers is faster than those in personal vehicles, transit can be a better choice than driving.

TRANSPORTATION ELEMENT 43
Vehicular Circulation System
Existing Setting
The planning area currently has approximately 110 miles of paved streets and 90 signalized intersections. The existing roadway system generally follows a traditional grid pattern.

The main regional freeway facilities through the planning area are I-5, I-805, and SR-54. Both I-5 and I-805 provide northsouth movement while SR-54 is an east-west corridor.

The City has approximately 14 major arterial roadways providing circulation across the City and to major destination points throughout the region. These streets are typically four lanes and are generally spaced at half-mile intervals. Additionally, the City is served by approximately 31 collector roadways that operate as local conduits to take users in and out of neighborhoods and business districts onto the arterial routes. These are generally two-lane roads with signalized intersections.

Roadway Classifications
The street system within the planning area includes major roadways, which are broken down into four classifications:
freeways, arterials, collectors, and local roads. Figure T-6 identifies the locations of these various roadway typologies within the planning area. Definitions of these classifications are provided on the chart to the right.

ROADWAY CLASSIFICATION

NATIONAL CITY ROADWAY CLASSIFICATION
Freeway: A state-designated, high-speed, high-capacity
route with limited direct access that serves statewide
and interregional transportation needs.

Arterial: A major local traffic channel, providing circulation across the City and access to major destinations throughout the region. These are usually comprised of
four to six driving lanes, often with synchronized signals to help traffic flow.

Collector: A local conduit that distributes vehicular traffic from neighborhoods or business districts onto arterials and sometimes to other collectors. These may serve as
alternate routes to arterials for movement across the city.

Local:A low capacity, low-speed road providing direct
access to individual properties within neighborhoods.

These roads usually consist of two driving lanes.

44 CITY OF NATIONAL CITY
Figure T-6: National City Roadway Classification

TRANSPORTATION ELEMENT 45
FIGURE T-6: National City Roadway Classification

46 CITY OF NATIONAL CITY
Community Corridors
The National City street system plan also includes a community corridor street typology in addition to the four roadway classifications. The community corridors classification is focused more on the qualitative characteristics of a roadway rather than the quantitative properties specified in the functional classifications. This street type is applied to arterials, collectors, and local streets and is intended to increase the comfort of walking and/or bicycling on these roads through traffic calming measures such as on-street parking, bulb-outs, or roundabout; streetscape improvements such as landscaping, street trees, and medians; pedestrian enhancements such as wider sidewalks and street furniture; and bicycle improvements such as designated bicycle lanes and bike rack facilities. Community corridors reflect the City’s commitment to reinvesting in its multimodal network and adding to the sense of community identity with their visible enhancements.

Figure T-7 identifies the location of designated community corridors in National City. Community corridors are subdivided into four categories:
» Main Street Commercial Districts (see Figure T-8)
» Main Street Linear Commercial Corridors (see Figure T-9) » Multimodal Streets (see Figure T-10)
» Green Streets/Urban Trails (see Figure T-11)
National City Boulevard

TRANSPORTATION ELEMENT 47
Figure T-7: Community Corridors

48 CITY OF NATIONAL CITY
Figure T-8: Main Street Commercial District Community Corridor (Main Street - 8th Street)
Figure T-9: Main Street Linear Commercial District Community Corridor (Main Street - National City Boulevard)
Source: National City Downtown Specific Plan

TRANSPORTATION ELEMENT 49
Figure T-10: Multimodal Community Corridor (Multimodal Corridor) Figure T-11: Green Street or Urban Trail Community Corridor (Urban Trail/Green Street)
Source: National City Downtown Specific Plan

50 CITY OF NATIONAL CITY
Speeds
All of the city’s arterials and collectors have posted speed limits enforceable per the California Vehicle Code (CVC) and determined by an engineering traffic speed survey. Factors that are used to determine speed limits include 85th%ile speeds, collision data, and roadway conditions not readily apparent to drivers. Engineering and traffic surveys for speed limits are conducted once every five years by governing municipalities to comply with Section 40802(a) of the CVC and the national Uniform Vehicle Code. Engineering and traffic surveys may be extended to every seven years or every 10 years if a registered engineer evaluates the section of the highway and determines that no significant changes in roadway or traffic conditions have occurred.

A speed survey was recently conducted between 2016 and
2017 and posted speed limits were updated throughout the City. The survey identified all roadway segments that required an increase or decrease in speed limit. The resulting citywide posted speed limits can be seen in Figure T-12.

Parking
National City has a variety of parking options including onstreet parking with and without time restrictions (up to four hours), off-street parking lots, and residential garages, carports, driveways, etc. Designated permit parking districts are located in select neighborhoods to protect residents from the parking impacts of nearby non-residential uses such as industrial shops (see Figure T-12 on page 51). Permit parking districts are governed by city council permits parking policies and the City’s municipal code. In these areas, the City charges an annual fee to residents for a parking permit. On-street signage designates the allowable amount of time vehicles without proper permits may park before being liable for citations. Parking for commercial vehicles and large trucks is restricted on certain streets as well and is also identified by on-street signage.

As part of its smart growth vision, and to expand on the multimodal nature of the City, National City is focused on addressing and managing parking needs and demands.

The Downtown Specific Plan addresses a number of parking management strategies for National City. The “Smart Parking” Plan aims to understand how to best meet the community’s present and future parking needs in order to identify strategies to address parking issues and propose a comprehensive parking management framework based on unique local conditions and national best practices. Some of the most important parking issues for residents, the business community, and other stakeholders during engagement for the Downtown Specific Plan included the following:
» Reducing the visual dominance of parking
» Focusing improvements in areas that are well served by regional transit and supported by local walking/biking infrastructure » Identifying cost-effective parking demand management
tools that will protect residential neighborhoods from the

TRANSPORTATION ELEMENT 51
Figure T-12: National City Posted Speed Limits

52 CITY OF NATIONAL CITY
impacts caused by parking “spillover” from adjacent commercial or mixed-use areas » Improving the City’s parking management functions (including integrated pricing, signage, and enforcement) to make the most efficient use of the existing parking supply and help ensure the creation of new parking supply as
necessary to meet future demand
A complete list of these community and stakeholder parking priorities can be found in the Downtown Specific Plan.

The Parking Action Plan (PAP) was also prepared to initiate the first phase of implementation of a comprehensive Parking Management Plan. The PAP identified parking management
strategies to address existing and future parking demand:
» Parking Enforcement: Consistent and efficient parking enforcement using the latest technology » Parking Capacity: The PAP recommends converting parallel parking to angled parking and prohibitions on oversized vehicle parking » Parking Utilization: The PAP recommends implementing a variety of parking strategies to increase access to local businesses during the day, while providing overnight parking for residents after business hours. Strategies include implementing parking meters in business districts combined with time restricted parking zones within one block of the meters, and residential permit parking for the surrounding neighborhoods. The PAP also recommends implementing
an online permit parking management system.

As part of the parking management study, existing demographics and transportation characteristics that could affect parking demand in National City were analyzed. This analysis focused primarily on data for commute trips from the US Census Bureau’s 2014 American Community Survey (ACS).

Findings from the analysis showed that one-third of National City workers commute by more efficient and sustainable modes than single-occupant vehicles. This suggests that additional planned investments in transit and other mobility choices in the future, supported by appropriate parking management policies, could feasibly reduce even more of the employee commuter trips that contribute to peak period traffic and parking congestion. Findings also showed that over one-fourth of National City households are already “low-car/ no car” households and that a significant majority of National City workers are “choice transit riders” in that they reside in households with access to a vehicle. Implementing parking management policies and parking regulations for new development that accommodate existing “low car/no car households” and “choice transit riders” will be an important part of ensuring the success of the City’s parking management.

Title 11 (Vehicles and Traffic) of the Municipal Code is undergoing an update; this section is and will be consistent with updates to Title 11. Future updates to Title 11 shall incorporate any changes to parking policy, as applicable.

TRANSPORTATION ELEMENT 53
Figure T-13: Residential Permit Parking Areas

54 CITY OF NATIONAL CITY
Future Vehicular Improvements
New Community Corridors
As part of recently adopted planning efforts by the City of National City, active community engagement, and the incorporation of new corridor typologies in the Focused General Plan Update, the City has also expanded the number of Community Corridor network throughout the City. The addition of these Community Corridors allows for residents and visitors to travel throughout the City using different modes of transportation as identified in the Community Corridor typology.

Additionally, these Community Corridors align with the new Walkable Retail Corridors, Pedestrian Safety Corridors and Traffic Calming Corridors and Districts. The expanded Community Corridor network is shown in Figure T-14.

Traffic Calming Corridors And Districts
The safe functioning of the transportation network is key to community well-being. As part of this key policy driver, a new vehicular roadway classification has been added along select corridors and areas of the City. Traffic Calming Districts and Traffic Calming Corridors are areas and corridors within the City that have been designated for additional traffic calming measures to reduce vehicular speeds and improve multimodal safety. Along these corridors, traffic calming features such as roundabouts, traffic circles, and pop-outs are encouraged to provide greater safety for all users. These Traffic Calming Corridors and Districts were identified as areas of high importance and potential during active community engagement and align with the incorporation of new corridor typologies in the Focused General Plan Update. The Traffic Calming Districts and Corridors are documented in Figure T-15.

Streetscape
» 8th Street Streetscape - Public improvements to support downtown revitalization
» Marina Gateway Streetscape - Streetscape and street improvements and plaza construction Local Vehicular Circulation
» City-wide - Repairs of bituminous pavements in various locations
» City-wide - Annual pavement maintenance project complete sealing and resurfacing on the streets » Harbor Drive - Improvements to the intersection of Harbor Drive and Civic Center » W. 19th Street - Closure of W. 19th Street underneath Interstate 5 to accommodate the W. 19th Street Greenway

TRANSPORTATION ELEMENT 55
Figure T-14: New Community Corridors

56 CITY OF NATIONAL CITY
FIGURE T-14: New Community Corridors

TRANSPORTATION ELEMENT 57
Figure T-15: Traffic Calming Districts and Corridors

58 CITY OF NATIONAL CITY
Goals and Policies

LAND USE AND CIRCULATION LINKAGES
Goal T-4: Coordinated land use and circulation planning.

Policy T-4.1: Allow, encourage, and facilitate transit-oriented development, mixed-use, and infill projects in appropriate locations to reduce vehicular trips.

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.

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-4.4:

Work with state, regional, and local transportation entities to improve and expand transportation facilities and services that link residents to important land use destinations such as workplaces, schools, community and recreation areas, and shopping opportunities.

Policy T-4.5:

Exact fees on new development and redevelopment sufficient to cover the fair share portion of that development's impacts on the local and regional transportation system, including multimodal facilities, and/or directly mitigate its impacts to the transportation system through construction of improvements.

Policy T-4.6: Partner with other agencies, such as the San Diego Association of Governments (SANDAG), the Port of San Diego, U.S. Navy, and MTS, to address mobility challenges, expand transportation options and mode choice, and pursue funding opportunities.

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.

Why is this Important?
Coordinated planning of land uses and the circulation system aims to ensure the efficient flow of vehicles, pedestrians, bicyclists, and transit operations within a community. Improvements or changes to the City’s circulation system must be considered in conjunction with changes to land use patterns to ensure that adequate capacity will be accommodated for all modes of transportation. This comprehensive approach will better serve the needs of the community, especially low-income residents who are more reliant on transit and active transportation modes and are most vulnerable to displacement. It will also support main streets and local retail, and access to community destinations such as parks and schools.

TRANSPORTATION ELEMENT 59

MOBILITY FRAMEWORK
Goal T-5: A comprehensive circulation system that is safe and efficient for all modes of travel.

Policy T-5.1: Develop and maintain an interconnected, grid- or modified grid-based transportation system that sustains a variety of multimodal transportation facilities.

Policy T-5.2: Enhance connectivity by eliminating gaps and barriers in roadway, transit, bikeway, and pedestrian networks.

Policy T-5.3: Project transportation impacts shall be measured by VMT in accordance with CEQA and to assist the City in meeting their climate action goals.

Policy T-5.4: Work with Caltrans, SANDAG, MTS, and other responsible agencies to identify, plan, and implement needed transportation improvements.

Policy T-5.5:

Encourage traffic circulation improvements that minimize land acquisition and major construction, such as, but not limited to, enhanced road markings, synchronized traffic signals, Intelligent Transportation System (ITS) network management and more left turn restrictions.

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-5.7: Improve circulation for specific areas of the City such as at the Harbor Drive/Tidelands Avenue/Civic Center Drive Intersection and the area west of National City Boulevard, south of 22nd Street and north of Mile of Cars Way.

Policy T-5.8: Consider road diets, where appropriate, to improve safety, increase efficiency of pick-up and drop-off operations at schools, and provide greater separation between pedestrians and vehicles.

Policy T-5.9:

Maintain a roadway circulation system with multiple alternative routes, to the extent feasible, to ensure mobility in the event of emergencies, and to minimize the need for capacity increases on particular streets. As needed, use signage to direct traffic to alternative routes during peak periods.

60 CITY OF NATIONAL CITY
Policy T-5.10: Consider roundabouts as an intersection traffic control option, where feasible and appropriate.

Policy T-5.11: Maintain safety throughout the circulation system by taking opportunities to introduce a safe design speed of any new roadways or during improvements to existing roads or intersections.

Policy T-5.12: Reduce crash risk on arterial streets by consolidating and minimizing driveways whenever possible.

Policy T-5.13: Continue to promote ITS to reduce travel times, traffic congestion, greenhouse gas emissions, and enhance safety for drivers, pedestrians, and cyclists.

Policy T-5.14: Ensure mobility and transportation options for individuals whose access to automobile transportation is limited by age, income, or disability.

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.

Policy T-5.16: Create collaborations with community-based organizations and local leaders to engage and educate community on transportation planning processes.

Policy T-5.17:

Prioritize safety for all users of the mobility system through a combination of design, enforcement, and education. Minimize harm through the development and implementation of a Local Road Safety Plan (LRSP), Systemic Safety Analysis Report Program (SSARP), a Vision Zero Action Plan, or other relevant plans.

Why is this Important?
Recent revisions in planning law recognize the importance of planning for multiple modes of transportation, which provide for the needs of all users, (including pedestrians, bicyclists, mass transit riders, motorists, etc.). (See AB 1358 [2008]; SB 375 [2008].) Recent revisions in environmental regulations also require that VMT be used to determine transportation environmental impacts. (See SB 743 [2013].) Walking and bicycling provide the additional benefits of improving public health and reducing treatment costs for conditions associated with reduced physical activity including obesity, heart disease, lung disease, and diabetes.

TRANSPORTATION ELEMENT 61

REGIONAL CIRCULATION PLANNING
Goal T-6: Coordination with the regional mobility system.

Policy T-6.1: Consult with SANDAG regarding updates to and implementation of the Regional Transportation Plan (RTP).

Policy T-6.2: Work with Caltrans and adjacent jurisdictions to plan and implement future roadway connections and circulation improvements.

Policy T-6.3: Consult with MTS regarding updates to the Bus Rapid Transit (BRT) and local bus routes and related activities.

Why is this Important?
The Transportation Element is part of a larger body of plans and programs that guide the development and management of the transportation system. SANDAG, as the regional planning agency, is responsible for developing the RTP, which includes a long-range vision for buses, the Trolley, rail, highways, major streets, bicycle travel, walking, goods movement, and airport services. SANDAG also oversees the planning, financial programming, project development, and construction functions of MTS. Caltrans manages more than 50,000 miles of California’s highway and freeway lanes, provides inter-city rail services, and permits public-use airports and special-use hospital heliports. Due to the highly integrated and complex nature of the region’s transportation facilities, it is important that local transportation planning efforts be considered with the regional system to attain the greatest efficiencies and benefits for the City.

VEHICULAR PARKING
Goal T-7: Parking provided and managed in a way that balances economic development, livable neighborhoods, environmental health, and public safety with a compact, multimodal environment.

Policy T-7.1: Ensure balance among visitor, business, and residential parking needs.

Policy T-7.2: Require new development and redevelopment to locate off-street parking facilities behind storefronts to create a more inviting environment adjacent to the street, where feasible.

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Policy T-7.3: Require parking lots to provide shade through the use of landscaping (i.e., a tree canopy) and encourage the use of solar photovoltaic shading to reduce the heat island effect, where feasible.

Policy T-7.4: Where appropriate, provide on-street diagonal parking to increase the number of spaces and slow traffic to create more pedestrian-friendly streets.

Policy T-7.5: Require the use of Universal Design standards in parking design and compliance with the ADA accessibility guidelines.

Policy T-7.6: Provide clearly marked pedestrian paths between on-street parking, off-street parking facilities, and the buildings they serve, where feasible.

Policy T-7.7: Allow for shared parking and parking requirement reductions for mixed-use and transit-oriented development.

Policy T-7.8: Establish parking time limitations, where appropriate.

Policy T-7.9: Establish public parking fees, where appropriate.

Policy T-7.10: Ensure development does not overbuild parking by examining parking minimums and maximums by neighborhood and use, creating partnerships with shared mobility options, and utilizing TDM programs where possible.

Why is this Important?
Adequate parking is essential for both residents and visitors and to the economic viability of commercial establishments within a community. However, concentrated parking areas can create substantial environmental impacts including, but not limited to, hot-spots and increased stormwater run-off and pollution. Parking lots can also interfere with pedestrian and bicycle circulation.

Creating more transparency in parking costs and passing on these costs to drivers can decrease the demand for driving, and make other modes of transportation more attractive. In determining what constitutes sufficient parking, the City may take into consideration: 1) the overall effectiveness of the circulation system for pedestrians, bicyclists, motorized vehicles; 2) the particular needs of a specific location and/or project, and 3) the need for increased densities and mixed-use development intended to aid in the reduction of personal vehicle use and the corresponding reduction in air pollution, energy consumption, greenhouse gas emissions, and other environmental effects.

TRANSPORTATION ELEMENT 63
Goods Movement
Existing Setting
Truck Routes
Demand for goods movement is primarily driven by activities relating to the Port of San Diego, Naval Base San Diego and the shipyard building businesses along Harbor Drive.

These facilities serve as key origins and destinations for truck freight. National City has designated trucking routes originating mainly from the National City Marine Terminal and linking to regional highways. The truck routes through National City are either classified as “primary” or “alternate” routes. Primary routes are generally described as the most direct routes to freeways and are used for regional delivery. Alternate routes are those roads used to move trucks through the City to local destinations.

National City’s primary truck routes include:
» Tidelands Avenue from 24th Street to Civic Center Drive » Harbor Drive from Civic Center Drive to the northern City limit » National City Boulevard from 24th Street to southern City limit; » Roosevelt Avenue from 8th Street to the northern City limit » All of Euclid Avenue (from Sweetwater Road to the northern City limit) » Bay Marina Drive from Tidelands Avenue to Interstate 5 » 24th Street from Interstate 5 to National City Boulevard » 30th Street/Sweetwater Road from National City Blvd. to the eastern City limit

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» Plaza Bonita Center Way/Reo Drive from 30th Street/
Sweetwater Road to Tonawanda Drive
» Plaza Boulevard/Paradise Valley Road from Highland Avenue to the eastern City limit National City’s alternate truck routes include:
» Highland Avenue from Plaza Boulevard to 30th Street
» Civic Center Drive from Harbor Drive to National City Boulevard
» National City Boulevard from 24th Street to Plaza Boulevard » Roosevelt Avenue from 8th Street to Plaza Boulevard
» Plaza Boulevard from Roosevelt Avenue to Highland Avenue The presence of these truck routes contributes to high parking demand in the City. The most common area for truck parking is on Roosevelt Avenue between Division Street
and 8th Street. Parking at this location provides access to the Harbor Drive Corridor via 8th street, a preferred truck route for the San Diego Unified Port District. There is also high demand for truck parking west of the I-5, between Civic Center Drive and 32nd Street, with access to the preferred truck route on Tidelands Avenue. While truck parking and staging areas are important to marine terminal operations and provide economic benefits by increasing the efficiency of goods movement, it also creates impacts in the surrounding community including loss of parking, visual impacts, noise and occasional blockages of bicycle lanes. Current on street parking prohibitions for trucks are located along Bay Marina Drive and Cleveland Avenue, to protect from these impacts.

General parking restrictions west of the I-5, including no parking and parking time restriction signs on 8th street, Civic Center Drive, Mckinley Avenue, Marina Way, and 32nd Street, also limit truck parking and associated community impacts.

STRAHNET
The STRAHNET is critical to the Department of Defense’s (DoD) domestic operations. STRAHNET is a system of roads deemed necessary for emergency mobilization and peacetime movement of heavy armor, fuel, ammunition, repair parts, food, and other commodities to support U.S. military operations. The Surface Deployment and Distribution Command Transportation Engineering Agency (SDDCTEA) is the DoD designated agent for public highway matters, including STRAHNET and STRAHNET Connectors. Figure T-16 on page 65 shows the routes and STRAHNET corridors.

Freight Rail
Rail lines within the planning area are primarily used to transport lumber, cars, and containers that have entered the country via the Port of San Diego at the National City Marine Terminal. The Burlington Northern Santa Fe Railway and the San Diego and Imperial Valley Railway are the two companies currently operating on the rail lines within the planning area.

There is no passenger rail service in National City; however,