Community Workshop #2 January 21, 2012

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K ST

L ST

IMPERIAL AVE

COMMERCIAL ST

WEBSTER AVE

CLAY AVE

FRANKLIN AVE

25TH

ST

28TH

ST

24TH

ST

22N

D

ST

21ST

ST

20TH

ST

19TH

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26TH

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27TH

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D

ST

33RD

ST

33RD

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D

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31ST

ST

30TH

ST

28TH

ST

OCEAN VIEW BLVD

IRVING AVE

IRVING AVE

EVERETT AVE

HARRISON AVEJULIAN AVE

KEARNEY AVE

CESAR CHAVEZ PKWY

DEWEY ST

S.EVANS ST

SAMPSON ST

EVA

NS

ST

HEN

LEY

ST

Ch

ol a

sC

re

ek

J ST

J ST

STEEL ST

J ST

K ST

L ST

DURANT ST

35TH

ST

GILLETTE ST

WEBSTER AVE

BAN

CRO

FT

ST

BEARDSLEY ST

COMMERCIAL ST

IMPERIAL AVE

ES

CO

ND

I DO

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WA

YS

AN

DI E G

OF R E E W

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5

15

Grant HillPark

ShermanE.S.

KimbroughE.S.

MartinLuther King

E.S.

PoliceStation

To Balboa Park

ToDowntown

To Waterfront/Coronado

Preferred Plan Concept

0 500 1000

FEET

300150

DY E T T & B HAT IA Urban and Regional P lanners

Park/Plaza

TOD Node

Orange Line Trolley

Trolley Platform

Street/Sidewalk Improvements

Planning Area

Overpass/Underpass

Retain industrial andemployment uses

Street and sidewalkimprovements

High Intensity Mixed Use Centers• Improved transit access• Pedestrian orientation• Open spaces and plazas

New trolley stop

Retain commercial andemployment uses

Figure 3-1:

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RA

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K ST

L ST

IMPERIAL AVE

COMMERCIAL ST

WEBSTER AVE

CLAY AVE

FRANKLIN AVE

25TH

ST

28TH

ST

24TH

ST

22N

D

ST

21ST

ST

20TH

ST

19TH

ST

26TH

ST

27TH

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32N

D

ST

33RD

ST

33RD

ST

32N

D

ST

31ST

ST

30TH

ST

28TH

ST

OCEAN VIEW BLVD

IRVING AVE

IRVING AVE

EVERETT AVE

HARRISON AVEJULIAN AVE

KEARNEY AVE

CESAR CHAVEZ PKWY

DEWEY ST

S.EVANS ST

SAMPSON ST

EVA

NS

ST

HEN

LEY

ST

Ch

ol a

sC

re

ek

J ST

J ST

STEEL ST

J ST

K ST

L ST

DURANT ST

35TH

ST

GILLETTE ST

WEBSTER AVE

BAN

CRO

FT

ST

BEARDSLEY ST

COMMERCIAL ST

IMPERIAL AVE

ES

CO

ND

I DO

FR

EE

WA

YS

AN

DI E G

OF R E E W

A Y

5

15

Grant HillPark

ShermanE.S.

KimbroughE.S.

MartinLuther King

E.S.

PoliceStation

To Balboa Park

ToDowntown

To Waterfront/Coronado

Preferred Plan:Land Use and Transportation

0 500 1000

FEET

300150

DY E T T & B HAT IA Urban and Regional P lanners

Park/Plaza

TOD Node

Orange Line Trolley

Trolley Platform

Planning Area

Overpass/Underpass

Community Village

Neighborhood Village

Community Commercial

Residential Medium - High

Residential Medium

Light Industrial

Opportunity Site

Commercial Frontage Required

Existing Bus Routes

Potential New Bus Route on 28th Street

Existing Bicycle Lanes/Routes

Proposed Bicycle Paths/Lanes/Routes

Figure 3-2:

Preferred Plan Overview

Concept

Land Use and Transportation Plan

Community Workshop #2 January 21, 2012

Land Use Designation Description

General Plan Density Range Examples

Residential Medium

Single- and multi-family housing. 15-29 du/ac

Residential Medium - High Multi-family housing. 30-44 du/ac

Community Commercial

Shopping areas with retail, service, civic, and office uses for the community at large. Multi-family residential uses may be appropriate in transit corridors.

0-74 du/ac

Light Industrial

Light manufacturing, R&D, storage, distribution, accessory office, and commercial uses. Heavy industrial uses with significant nuisance effects excluded.

N/A

Neighborhood Village

Provides housing in a mixed-use setting with convenience shopping, and civic uses.

15-44 du/ac

Community Village

Provides housing in a mixed-use setting with commercial needs of larger community, including industrial and business areas. Retail, office, civic, and recreation, are permitted.

30-74 du/ac

Source: San Diego General Plan, Land Use and Community Planning Element. March 2008. Table LU-4.

Land Use Designations and Development Potential

Land Use Designations

CategoryOffice

(Sq. Ft.)Light industrial

(Sq. Ft.)Commercial

Retail (Sq. Ft.)Park/Plaza

(Acres)Housing

Units

A. Preferred Plan (Net New) 34,300 18,800 23,100 1.0 480

B. Development Project (Comm22) 10,000 0 17,800 250

C. Subtotal (A+B) 44,300 18,800 40,900 1.0 730

D. Existing Development 27,400 404,600 346,600 1.5 460

Total (C+D) 71,700 423,400 387,500 2.5 1,190

Source: Dyett & Bhatia, 2011; Center City Development Corporation, 2011; City of San Diego, 2011.

Development Potential Resulting from the Preferred Plan

Community Workshop #2 January 21, 2012

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K ST

L ST

IMPERIAL AVE

COMMERCIAL ST

WEBSTER AVE

CLAY AVE

FRANKLIN AVE

25TH

ST

28TH

ST

24TH

ST

22N

D

ST

21ST

ST

20TH

ST

19TH

ST

26TH

ST

27TH

ST

29TH

ST

30TH

ST

31ST

ST

32N

D

ST

33RD

ST

33RD

ST

32N

D

ST

31ST

ST

30TH

ST

28TH

ST

OCEAN VIEW BLVD

IRVING AVE

IRVING AVE

EVERETT AVE

HARRISON AVEJULIAN AVE

KEARNEY AVE

CESAR CHAVEZ PKWY

DEWEY ST

S.EVANS ST

SAMPSON ST

EVA

NS

ST

HEN

LEY

ST

Ch

ol a

sC

re

ek

J ST

J ST

STEEL ST

J ST

K ST

L ST

DURANT ST

35TH

ST

GILLETTE ST

WEBSTER AVE

BAN

CRO

FT

ST

BEARDSLEY ST

COMMERCIAL ST

IMPERIAL AVE

ES

CO

ND

I DO

FR

EE

WA

YS

AN

DI E G

OF R E E W

A Y

5

15

Grant HillPark

ShermanE.S.

KimbroughE.S.

MartinLuther King

E.S.

PoliceStation

To Balboa Park

ToDowntown

To Waterfront/Coronado

Preferred Plan:Circulation Plan

0 500 1000

FEET

300150

DY E T T & B HAT IA Urban and Regional P lanners

TOD Node

Orange Line Trolley

Trolley Platform

Planning Area

Overpass/Underpass

Existing Bus Routes

Potential New Bus Route on 28th Street

Existing Bicycle Lanes/Routes

Proposed Bicycle Paths/Lanes/Routes

Figure 4-1:

K ST

L ST

IMPERIAL AVE

COMMERCIAL ST

WEBSTER AVE

CLAY AVE

FRANKLIN AVE

25TH

ST

28TH

ST

24TH

ST

22N

D

ST

21ST

ST

20TH

ST

19TH

ST

26TH

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27TH

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30TH

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32N

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ST

33RD

ST

33RD

ST

32N

D

ST

31ST

ST

30TH

ST

28TH

ST

OCEAN VIEW BLVD

IRVING AVE

IRVING AVE

EVERETT AVE

HARRISON AVEJULIAN AVE

KEARNEY AVE

CESAR CHAVEZ PKWY

DEWEY ST

S.EVANS ST

SAMPSON ST

EVA

NS

ST

HEN

LEY

ST

Ch

ol a

sC

re

ek

J ST

J ST

STEEL ST

J ST

K ST

L ST

DURANT ST

35TH

ST

GILLETTE ST

WEBSTER AVE

BAN

CRO

FT

ST

BEARDSLEY ST

COMMERCIAL ST

IMPERIAL AVE

ES

CO

ND

I DO

FR

EE

WA

YS

AN

DI E G

OF R E E W

A Y

5

15

Grant HillPark

ShermanE.S.

KimbroughE.S.

MartinLuther King

E.S.

PoliceStation

To Balboa Park

ToDowntown

To Waterfront/Coronado

Preferred Plan:Potential Congestion Areas

0 500 1000

FEET

300150

DY E T T & B HAT IA Urban and Regional P lanners

Potential Congestion Areas

TOD Node

Orange Line Trolley

Trolley Platform

Planning Area

Overpass/Underpass

Figure 4-2:

Mobility Strategy and Potential Impacts #1

Circulation Plan

Potential Congestion Areas

K ST

L ST

IMPERIAL AVE

COMMERCIAL ST

WEBSTER AVE

CLAY AVE

FRANKLIN AVE

25TH

ST

28TH

ST

24TH

ST

22N

D

ST

21ST

ST

20TH

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19TH

ST

26TH

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27TH

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29TH

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30TH

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ST

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ST

33RD

ST

32N

D

ST

31ST

ST

30TH

ST

28TH

ST

OCEAN VIEW BLVD

IRVING AVE

IRVING AVE

EVERETT AVE

HARRISON AVEJULIAN AVE

KEARNEY AVE

CESAR CHAVEZ PKWY

DEWEY ST

S.EVANS ST

SAMPSON ST

EVA

NS

ST

HEN

LEY

ST

Ch

ol a

sC

re

ek

J ST

J ST

STEEL ST

J ST

K ST

L ST

DURANT ST

35TH

ST

GILLETTE ST

WEBSTER AVE

BAN

CRO

FT

ST

BEARDSLEY ST

COMMERCIAL ST

IMPERIAL AVE

ES

CO

ND

I DO

FR

EE

WA

YS

AN

DI E G

OF R E E W

A Y

5

15

Grant HillPark

ShermanE.S.

KimbroughE.S.

MartinLuther King

E.S.

PoliceStation

To Balboa Park

ToDowntown

To Waterfront/Coronado

Preferred Plan:Potential Congestion Areas

0 500 1000

FEET

300150

DY E T T & B HAT IA Urban and Regional P lanners

Potential Congestion Areas

TOD Node

Orange Line Trolley

Trolley Platform

Planning Area

Overpass/Underpass

Figure 4-2:

K ST

L ST

IMPERIAL AVE

COMMERCIAL ST

WEBSTER AVE

CLAY AVE

FRANKLIN AVE

25TH

ST

28TH

ST

24TH

ST

22N

D

ST

21ST

ST

20TH

ST

19TH

ST

26TH

ST

27TH

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29TH

ST

30TH

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31ST

ST

32N

D

ST

33RD

ST

33RD

ST

32N

D

ST

31ST

ST

30TH

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28TH

ST

OCEAN VIEW BLVD

IRVING AVE

IRVING AVE

EVERETT AVE

HARRISON AVEJULIAN AVE

KEARNEY AVE

CESAR CHAVEZ PKWY

DEWEY ST

S.EVANS ST

SAMPSON ST

EVA

NS

ST

HEN

LEY

ST

Ch

ol a

sC

re

ek

J ST

J ST

STEEL ST

J ST

K ST

L ST

DURANT ST

35TH

ST

GILLETTE ST

WEBSTER AVE

BAN

CRO

FT

ST

BEARDSLEY ST

COMMERCIAL ST

IMPERIAL AVE

ES

CO

ND

I DO

FR

EE

WA

Y

SA

N

DI E G

OF R E E W

A Y

5

15

Grant HillPark

ShermanE.S.

KimbroughE.S.

MartinLuther King

E.S.

PoliceStation

To Balboa Park

ToDowntown

To Waterfront/Coronado

Preferred Plan:Potential Congestion Areas

0 500 1000

FEET

300150

DY E T T & B HAT IA Urban and Regional P lanners

Potential Congestion Areas

TOD Node

Orange Line Trolley

Trolley Platform

Planning Area

Overpass/Underpass

Figure 4-2:

Daily AM Peak PM Peak

Existing 35,500 2,570 3,590

Preferred Plan (Net New) 5,800 480 600

Total 41,300 3,050 4,190

% Increase 16% 19% 17%

Source: Fehr & Peers, 2011.

Trip Generation

Community Workshop #2 January 21, 2012

New Trolley Stop at 28th Street

Potential Benefits Potential Impacts and Feasibility

• More convenient access/shorter walking distances for transit users

• Potential additional transit-oriented development opportunities

• Trolley may not pick up enough speed between stations (approximately 2,000 feet distance to 25th Street station)

• Need additional right of way to

install trolley platforms (total ROW is 80 feet; compared with 92 feet at 25th Street station)

• Length of station platform would

obstruct and eliminate access to/from Hensley Street

One-Way Couplet on Commercial Street and Imperial Avenue

Potential Benefits Potential Impacts and Feasibility

• Eliminating left-turn lane/median on Imperial Avenue provides opportunities for bicycle lanes and wider side-walks

• Commercial Street would have operational/safety issues at intersections if it becomes two lanes travelling in the same direction with a center-running trolley. In order to avoid collision, one lane would have to prohibit left-turn movements while the other prohibits right-turns.

• Potential capacity issues when combining directional volumes at peak hours.

Class I Bike Path on Commercial Street (as shown in Bicycle Master Plan)

Potential Benefits Potential Impacts and Feasibility

• A separated bike path would provide a safe biking route

• Convenient bicycle linkage between the corridor and the MLK, Jr. Promenade and Downtown

• ROW is too narrow with trolley and driving lanes to construct a separated bicycle path; would need ROW in addition to existing 80-foot ROW.

• Sharrows (marked shared lanes) could be considered along this corridor.

Source: Fehr & Peers, Dyett & Bhatia, 2011.

Mobility Strategy and Potential Impacts #2

Potential Transportation Improvements and Their Impacts/Feasibility

Class III bicycle lanes, indicated by “sharrows”, may be considered for

both sides of Commercial Street

Platform would

eliminate access to/from Hensley Street

Existing 80-foot right-of-way is

too narrow to install trolley

platforms

Community Workshop #2 January 21, 2012

Imperial Avenue Streetscape Concepts

Imperial Avenue between 24th and 25th Streets

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGO

1/8” = 1 ’ - 0” OC TOBER 6 , 2011

IMPER I A L AVENUE EX I S T ING COND I T IONS S TREE T S EC T ION

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGO

1/8” = 1 ’ - 0” OC TOBER 6 , 2011

IMPER I A L AVENUE CONCEPT 1 S TREE T S EC T ION

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGO

1/8” = 1 ’ - 0” OC TOBER 6 , 2011

IMPER I A L AVENUE CONCEPT 2 S TREE T S EC T ION

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGO

1/8” = 1 ’ - 0” OC TOBER 6 , 2011

IMPER I A L AVENUE CONCEPT 3 S TREE T S EC T ION

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGOOCTOBER 6 , 2011

IMPER I A L AVENUE CONCEPT 2 S TREE T S EC T ION

14 ’ S i d ewa l k 14 ’ S i d ewa l k8 ’ P a r a l l e l P a r k i n g

8 ’ P a r a l l e l P a r k i n g

5 ’ B i k eL ane

5 ’ B i k eL ane

13 ’ Tr a v e l L a ne 13 ’ Tr a v e l L a ne

80 ’ R i g h t O f Way

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGOOCTOBER 6 , 2011

IMPER I A L AVENUE CONCEPT 1 S TREE T S EC T ION

14 ’ S i d ewa l k 14 ’ S i d ewa l k13 ’ - 6” Tr a v e l L a ne

8 ’ P a r a l l e l P a r k i n g

13 ’ - 6” Tr a v e l L a ne

17 ’ D i a gona l P a r k i n g

80 ’ R i g h t O f Way

S P U R L O C K P O I R I E R

L a n d s c a p e A r c h i t e c t s

C O M M E R C I A L A N D I M P E R I A L C O R R I D O R M A S T E R P L A N

C I TY OF SAN D I EGOOCTOBER 6 , 2011

IMPER I A L AVENUE CONCEPT 3 S TREE T S EC T ION

20 ’ S i d ewa l k 14 ’ S i d ewa l k

80 ’ R i g h t O f Way

8 ’ P a r a l l e l P a r k i n g

8 ’ P a r a l l e l P a r k i n g

4 ’ B i k eL ane

4 ’ B i k eL ane

11 ’ Tr a v e l L a ne11 ’ Tr a v e l L a ne

Existing Conditions

Concept 1: Diagonal Parking One diagonal parking aisle and one parallel parking aisle; no bicycle lanes.

Concept 2: Bike Lanes with Existing SidewalksTwo parallel parking aisles; bicycle lanes.

Concept 3: Pedestrian PromenadeTwo parallel parking aisles; one widened sidewalk; narrowed travel and bicycles lanes.

Mark your preference by placing a dot in one of the boxes below:

Community Workshop #2 January 21, 2012

Imperial Avenue between 25th and 26th Streets

Before

After

Before

After

Photo Illustrations of Community Character and Design

Imperial Avenue at 30th Street