VACANT  PROPERTIES
LEGAL FRAMEWORK
CALIFORNIA PENAL CODE <ul><li>SECTION 370.   Anything which is injurious to health, or is indecent, or offensive to the se...
CALIFORNIA CIVIL CODE <ul><li>SECTION 3479.   Anything which is injurious to health, including, but not limited to, the il...
SAN DIEGO MUNICIPAL CODE <ul><li>P ublic Nuisance   means any condition caused, maintained or permitted to exist which con...
VACANT LOTS:  LOOPHOLES WITHIN  THE VOID
MULTIDIMENSIONAL VOID <ul><ul><li>Economic -   less property tax revenue for the municipality, 5% property value reduction...
<ul><ul><li>Physical -  traffic patterns over time by-pass the parcel, adversely impacting its future development; break i...
SCENARIOS
<ul><li>ACCESS EASEMENT </li></ul><ul><li>Owned and maintained by the City/READ </li></ul><ul><li>Pedestrian walkways prov...
 
 
<ul><li>TRANSPORTATION EASEMENT </li></ul><ul><li>Owned and maintained by CALTRANS </li></ul><ul><li>Jurisdiction of the S...
BOSTON AVE @ 30 TH  ST
BOSTON AVE @ 30 TH  ST
REMNANT PARCELS <ul><li>Privately owned </li></ul><ul><li>Owner is not required to maintain under current city codes  </li...
 
4100 HOME AVENUE
REMNANT PARCELS <ul><li>Owned by the Catholic Church </li></ul><ul><li>Includes existing alley network and Quonset Hut use...
1724 KEARNY AVE
WASTEWATER EASEMENT <ul><li>City owned and maintained </li></ul><ul><li>Includes sensitive vegetation </li></ul><ul><li>Ge...
BEACON DR & JAMACHA RD
BEACON DR & JAMACHA RD
CARDIFF ST & JAMACHA  RD
BROWN FIELDS <ul><li>CORNER LOTS </li></ul><ul><li>Former Shell-Texaco sites, gas station demolished, over 43 sites sold t...
GENESSE AVE & CLAIREMONT MESA BLVD
Lots in the development queue <ul><li>Negative perception in the collective memory  </li></ul><ul><li>Perceived environmen...
MISSION BLVD AND PACIFIC BEACH DRIVE
REDEVELOPMENT AREA <ul><li>CROSSROADS, 46 acres total </li></ul><ul><li>Includes  open space easement, road right of way  ...
CHOLLAS TRIANGLE
TRASH TRIANGLE
 
SOLUTION TO THE LOOPHOLES <ul><li>Regulate the Void? </li></ul><ul><li>Include in Mayor Sanders Regulatory Reform Initiati...
QUESTIONS <ul><li>NORMA MEDINA </li></ul><ul><li>VACANT PROPERTIES PROGRAM COORDINATOR </li></ul><ul><li>CITY OF SAN DIEGO...
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Transitional use of vacant lots

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Transitional use of vacant lots

  1. 1. VACANT PROPERTIES
  2. 2. LEGAL FRAMEWORK
  3. 3. CALIFORNIA PENAL CODE <ul><li>SECTION 370. Anything which is injurious to health, or is indecent, or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property by an entire community or neighborhood, or by any considerable number of persons, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream, canal, or basin, or any public park, square, street, or highway, is a public nuisance . </li></ul><ul><li>SECTION 371. An act which affects an entire community or neighborhood, or any considerable number of persons, as specified in the last section, is not less a nuisance because the extent of the annoyance or damage inflicted upon individuals is unequal. </li></ul>
  4. 4. CALIFORNIA CIVIL CODE <ul><li>SECTION 3479. Anything which is injurious to health, including, but not limited to, the illegal sale of controlled substances, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream,canal, or basin, or any public park, square, street, or highway, is a nuisance. </li></ul>
  5. 5. SAN DIEGO MUNICIPAL CODE <ul><li>P ublic Nuisance means any condition caused, maintained or permitted to exist which constitutes a threat to the public’s health, safety and welfare or which significantly obstructs, injures or interferes with the reasonable or free use of property in a neighborhood, community or to any considerable number of persons. A public nuisance also has the same meaning as set forth in California Civil Code Section 3479. </li></ul><ul><li>CHAPTER 5 </li></ul><ul><li>PUBLIC HAZARDS AND PUBLIC NUISANCE </li></ul><ul><ul><li>SECTION 54.0401 et seq. Governs the Vacant Properties Program </li></ul></ul><ul><ul><li>ABATEMENT OF VACANT PROPERTIES </li></ul></ul><ul><ul><ul><li>Voluntary compliance </li></ul></ul></ul><ul><ul><ul><li>Administrative remedies </li></ul></ul></ul><ul><ul><ul><li>Judicial remedies </li></ul></ul></ul>
  6. 6. VACANT LOTS: LOOPHOLES WITHIN THE VOID
  7. 7. MULTIDIMENSIONAL VOID <ul><ul><li>Economic - less property tax revenue for the municipality, 5% property value reduction to adjacent parcels/properties; no cost recovery mechanism available for city services provided due to owner’s neglect; lending industry financial requirements restricts small lot development </li></ul></ul><ul><ul><li>Regulatory – outdated, ineffective policy for maintenance and redevelopment on both City owned and privately owned parcels/loophole; restrictive development requirements/ excessive fees hinders development; entitlement process not worth doing on small parcels/small profit margin </li></ul></ul>
  8. 8. <ul><ul><li>Physical - traffic patterns over time by-pass the parcel, adversely impacting its future development; break in the continuity of the urban fabric and established commercial activity patterns, micro economies and small businesses synergy </li></ul></ul><ul><ul><li>Collective public memory - they become a blind spot or invisible to those not adversely/directly impacted by them </li></ul></ul><ul><ul><li>Quality of life - vacancy is a nuisance, promotes sense of fear and potential encounters with unsanitary conditions; adverse impact on residential neighborhood life and pedestrian activity in business corridor </li></ul></ul>MULTIDIMENSIONAL VOID
  9. 9. SCENARIOS
  10. 10. <ul><li>ACCESS EASEMENT </li></ul><ul><li>Owned and maintained by the City/READ </li></ul><ul><li>Pedestrian walkways providing community access in residential areas </li></ul>SLIVERS
  11. 13. <ul><li>TRANSPORTATION EASEMENT </li></ul><ul><li>Owned and maintained by CALTRANS </li></ul><ul><li>Jurisdiction of the State of California </li></ul><ul><li>Pedestrian bridge providing community access from residential areas in Logan Heights to Barrio Logan across I-5 </li></ul><ul><li>Used by school children and MTS users </li></ul>SLIVERS
  12. 14. BOSTON AVE @ 30 TH ST
  13. 15. BOSTON AVE @ 30 TH ST
  14. 16. REMNANT PARCELS <ul><li>Privately owned </li></ul><ul><li>Owner is not required to maintain under current city codes </li></ul><ul><li>Adjacent parcels divided by paper streets and easements </li></ul><ul><li>Zoned industrial </li></ul>
  15. 18. 4100 HOME AVENUE
  16. 19. REMNANT PARCELS <ul><li>Owned by the Catholic Church </li></ul><ul><li>Includes existing alley network and Quonset Hut used for community activities and meetings </li></ul><ul><li>Various contiguous parcels zoned for different uses </li></ul>
  17. 20. 1724 KEARNY AVE
  18. 21. WASTEWATER EASEMENT <ul><li>City owned and maintained </li></ul><ul><li>Includes sensitive vegetation </li></ul><ul><li>Geological hazard/slide prone </li></ul><ul><li>Widely used by residents as walking area/not intended for recreational use </li></ul>
  19. 22. BEACON DR & JAMACHA RD
  20. 23. BEACON DR & JAMACHA RD
  21. 24. CARDIFF ST & JAMACHA RD
  22. 25. BROWN FIELDS <ul><li>CORNER LOTS </li></ul><ul><li>Former Shell-Texaco sites, gas station demolished, over 43 sites sold to private parties as a result of Shell-Texaco mergers in 2002 </li></ul><ul><li>Environmental remediation process underway, may take up to 10 years to complete </li></ul>
  23. 26. GENESSE AVE & CLAIREMONT MESA BLVD
  24. 27. Lots in the development queue <ul><li>Negative perception in the collective memory </li></ul><ul><li>Perceived environmental contamination </li></ul><ul><li>High pedestrian traffic area/beach </li></ul>
  25. 28. MISSION BLVD AND PACIFIC BEACH DRIVE
  26. 29. REDEVELOPMENT AREA <ul><li>CROSSROADS, 46 acres total </li></ul><ul><li>Includes open space easement, road right of way and paper street </li></ul><ul><li>Various ownership types </li></ul><ul><li>-City, private, corporate, non-profit </li></ul><ul><li>Current/former tenants </li></ul><ul><ul><li>Kmart now Mervyn’s </li></ul></ul><ul><ul><li>Chinese restaurant </li></ul></ul><ul><ul><li>Gas station </li></ul></ul><ul><ul><li>Church/International Rescue Mission </li></ul></ul><ul><ul><li>Small convenience & liquor store </li></ul></ul><ul><ul><li>Illegal car sales business/informal development </li></ul></ul><ul><ul><li>Sunrise Auto “ nuisance site ” recently demolished by the owner due to non-conforming land use regulations </li></ul></ul><ul><ul><li>SDG&E transformers/utility boxes </li></ul></ul><ul><ul><li>Light industrial uses/businesses </li></ul></ul>
  27. 30. CHOLLAS TRIANGLE
  28. 31. TRASH TRIANGLE
  29. 33. SOLUTION TO THE LOOPHOLES <ul><li>Regulate the Void? </li></ul><ul><li>Include in Mayor Sanders Regulatory Reform Initiative </li></ul><ul><li>BPR-Business Process Reengineering </li></ul><ul><li>New Policies </li></ul><ul><ul><li>Expand existing Vacant Properties Program </li></ul></ul><ul><ul><li>Explore a Transitional Use (Tu) until formal development occurs at the site </li></ul></ul><ul><ul><li>Incorporate (Tu) in the new development or transfer to other vacant lots in the community </li></ul></ul><ul><ul><li>(Tu) community engagement process/activity with short-long term visual/physical impacts on the site </li></ul></ul><ul><ul><li>Specific to the Void and the area/neighborhood </li></ul></ul>
  30. 34. QUESTIONS <ul><li>NORMA MEDINA </li></ul><ul><li>VACANT PROPERTIES PROGRAM COORDINATOR </li></ul><ul><li>CITY OF SAN DIEGO, DEVELOPMENT SERVICES DEPARTMENT </li></ul><ul><li>NEIGHBORHOOD CODE COMPLIANCE DIVISION </li></ul><ul><li>619-235-5837 </li></ul><ul><li>[email_address] </li></ul><ul><li>Copyright© 2008 </li></ul><ul><li>City of San Diego </li></ul><ul><li>All Rights Reserved </li></ul><ul><li>No portion of this may be reproduced in any form </li></ul><ul><li>without the written permission </li></ul><ul><li>Of the City of San Diego. </li></ul>

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