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Hardor Mlxed Use Tanw Condor Plan
<br />Intersection Improvements. The Specific Plan calls for improving bike
<br />and pedestrian crossings at intersections along Harbor Boulevard. These
<br />improvements may include special painting or special pavement. The City
<br />may start with special painting and upgrade to special pavement treatments
<br />as resources become available.
<br />Speed Omit Reduction. Subsequent to the reduction in the travel lane widths,
<br />the City will conduct a speed study. It the lane reductions are accompanied
<br />by a reduction in the average travel speed the City may reduce the speed
<br />limit along Harbor Boulevard. The City will pay for the speed study and any
<br />resultant change in speed limits using City revenues. The Specific Plan does
<br />not envision recouping this cost from new development.
<br />Streelscaping
<br />The Specific Plan envisions a robust streetscape treatment to improve the
<br />public image of Harbor Boulevard and to distinguish it as a unique destination
<br />in the regional marketplace. These improvements include widening sidewalks
<br />and installation of street lighting, pedestrian lighting, street furniture, and
<br />landscaping. In addition, the City may create a facade improvement program
<br />for properties that owners do not wish ro redevelop.
<br />Developers will need to contribute development impact fees for sidewalk,
<br />lighting, street furniture, and landscaping improvements. However, credit will
<br />be given if improvements are done as a condition of development.
<br />Subsequent to adoption of the Specific Plan, the City will prepare a s remec are
<br />plan to establish the location and specificefions of such improvements,
<br />including details on dimensions, materials, types, quality, design, and amount.
<br />The City may also make improvements using City revenues.
<br />facade Improvement Progam.As properties in the6pecific Plan are redeveloped
<br />to capitalize on the new opportunities afforded by the Specific Plan, some
<br />properties and buildings that are adequate for their existing use may benefit
<br />from facade improvements and the installation of streetscape improvements.
<br />Subsequent to the adoption of the Specific Plan, the City may consider
<br />establishing a facade improvement program. The City could establish a
<br />contractual assessment district to pay for these improvements. To do this, the
<br />City would establish the program guidelines, which would specify the types
<br />of improvements that could be covered, and then establish a contractual
<br />assessment district. The City could provide initial funding for the facade
<br />improvement program with City revenues or future parking meter revenues.
<br />Interested property owners could than receive a loan from the program for
<br />the improvements and pay the money back over time through the contractual
<br />assessmentdistrict.
<br />Parks
<br />The Specific Plan acknowledges the challenges of providing adequate park
<br />and open space in an urban area. The Specific Plan requires new development
<br />to provide common open space and private open space onsite. In addition,
<br />consistent with Chapter 35, Article IV of the SAMC (Residential Development
<br />Fee), all new residential development shall contribute a fee equivalent to two
<br />some of park and recreation facilities per 1,000 residents.
<br />These fees shall be placed in a special fund to be known as the "Harbor
<br />Corridor Park Acquisition and Development Fund ". The Specific Plan augments
<br />the geographic requirements of the SAMC as follows. Moneys in such fund
<br />shall be expended for the acquisition and construction of park and recreation
<br />facilities within the Specific Plan boundary (preferred) and/or within one -
<br />quarter mile of Specific Plan boundary.
<br />Public Realm Improvement Implementation Program
<br />To implement the public realm improvements, this section provides a program
<br />for discrete implementation tasks. Each implementation task is described
<br />Wow, followed by Table 7 -1 that illustrates, the timetable for implementation.
<br />Task 1. Adopt Interim Development Agreement Policy
<br />It is likely that property owners and developers will propose new developments
<br />after the Specific Plan is adopted, but before other components of the public
<br />realm improvement implementation program are completed. In such cases,
<br />the City should negotiate with thou developers 0 provide the public realm
<br />improvements and/or pay fees commensurate with the expected level of
<br />development impact fees.
<br />In no case shall a development agreement be used to alter or in any way vary
<br />from any of the regulatory standards, design guidelines, or other requirements
<br />of the Specific Plan. The City shall adopt the interim development agreement
<br />policy either in conjunction with the adoption of the Specific Plan or within
<br />approximately one month of its adoption.
<br />Task 2. Prepare Development Impact Fee Nexus Studies and Adopt Impact Fee
<br />Ordinance
<br />To assess the costs of public improvements to new development through
<br />impact fees, the City must conduct a nexus study to determine the proportion
<br />of improvement costs attributable to new development and then adopt an
<br />ordinance establishing the fees. Within one year of Specific Plan adoption, the
<br />City will prepare nexus studies for water and stone dainage improvements.
<br />Based on the outcome of these nexus studies, the City will adopt an ordinance
<br />estatishing development impact fees for the Specific Plan area. The ordinance
<br />shall be submitted for public hearing by the City Council within six months
<br />of the completion of the nexus studies. In preparing the ordinance, the City
<br />will establish when the improvements will be made, how the City will pay
<br />the upfront costs, and how and when the City will be repaid through the
<br />collection of impact fees. The City shall determine whether or not a special
<br />fund is needed for the improvements paid through impact fees.
<br />Task 3. Prepare Ultimate Roadway Design and Specifications
<br />The City shall prepare design and specifications for the ultimate roadway
<br />improvements, including parking and parking meters, sidewalk widening,
<br />sidewalk bulb -outs, median improvements, and intersection improvements
<br />including both striping and special pavement treatments. The design and
<br />specifications shall indicate which improvements are required as a condition
<br />of approval for new development.
<br />The design and specifications shall also indicate which improvements may
<br />be provided through a contracual assessment district and which the City may
<br />construct or install on its own using City revenues. The City should complete
<br />the ultimate roadway design and specifications within one year of adoption of
<br />the Specific Plan, dependent on funding availability.
<br />Task 4. Restdpe Roadways for Initial Lane Configurations
<br />The City shall prepare design and specifications for meriting roads to reduce
<br />lane widths. Opportunities for bicycle facilities and on- street parking will be
<br />considered. The City should complete the restriping within six months of
<br />completing the ultimate roadway design and specifications, dependent on
<br />funding availability.
<br />Task 5. Establish the Parking Meter District and Fund
<br />The City shall establish a parking meter district by ordinance in accordance
<br />with California Vehicle Code Section 22506. The ordinance shall describe the
<br />area included within the zone and rate of fees.
<br />The City shall alto establish a special fund to account for the collection and
<br />expenditure of parking meter fees. In conjunction with the establishment of
<br />this fund the City shall adopt a policy setting forth how the parking meter
<br />fees may be used. The policy shall require repayment to the City of costs for
<br />installing parking meters prior to any other use of parking meter revenue. The
<br />policy shall also restrict the expenditure or use of parking meter revenues to
<br />Improvements and activities in the Specific Plan area The City shall establish
<br />the special fund and adopt the parking meter revenue policy within one year of
<br />the adoption of the Specific Plan.
<br />Task 6. Create a Streeiscape Plan
<br />The City shall prepare a streetscape plan, covering street lighting, pedestrian
<br />lighting, street furniture, and landscaping. The plan shall indicate what
<br />improvements are required as a condition of approval for new development,
<br />which improvements maybe provided through a contractual assessment
<br />district, and which the City may construct or install on its own using City
<br />revenues.
<br />Thestreetscape plan shall aim include Standards and specifications for a facade
<br />improvement program. Unlike the other dromecape improvements, though, the
<br />facade improvement program likely would apply only to existing buildings and
<br />likely would only be implemented through a contractual assessment district.
<br />The City should identify funds for and complete the streetscape plan within
<br />one year of adoption of the Specific Plan, dependent on funding availability.
<br />Task 7. Establish a Contractual Assessment District
<br />The City may establish a contractual assessment district to provide a
<br />mechanism to allow property owners not developing or redeveloping their
<br />property to obtain roadway improvements tree Task 3) and streebcape and
<br />facade improvements (see Task 6). The contactual assessment district would
<br />establish the parameters for which improvements are covered, how and when
<br />the improvements would be made, which properties are eligible, and the
<br />standards for entering into an agreement for contractual assessments.
<br />A contractual assessment is completely voluntary on the part of property owners
<br />and can he entered into on a parcel-by- parcel basis. If interested, property
<br />owners could obtain qualified improvements on or adjacent to their property by
<br />joining the contractual assessment district. The City would construct or install
<br />the specific improvements, and the property owner would repay the City over
<br />time through an annual assessment on the property. The assessment would
<br />run with the land and subsequent property owners would be bound to the
<br />agreement.
<br />In conjunction with establishing the contractual assessment district, the City
<br />will establish a special fund to account for monies the City invests in the
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