Long-Range Plan Looks at Imperial Beach’s ‘Big Picture’ and Redevelopment Projects

http://imperialbeach.patch.com/articles/long-range-plan-looks-at-imperial-beachs-big-picture-and-redevelopment-projects

Long-Range Plan Looks at Imperial Beach’s ‘Big Picture’ and Redevelopment Projects

In the Big Picture, quality-of-life visions foresee an economically self-sustaining, pollution-free, small-town community.

• By Albert Fulcher
• Email the author
• 7:27pm

As a private consultant, Greg Wade worked on “Imperial Beach-The Big Picture” in October 2000. Now as the Community Development Department director this month, he updated the City Council on the progress of the foundation he laid for the city’s vision at a meeting earlier this month.

Wade called it a community-based effort, prepared with a lot of research and community involvement.

“Included in the plan are several main objectives,” he said. “The vision remains clearly the same in many areas.”

Counciwoman Lorie Bragg said many people present were part of the plan’s creation. She said looking back, the vision never deviated and seeing so much come to fruition was “remarkable and an immense sense of joy.”

“One thing that sticks out to me is how much of this was done through redevelopment funds and we would not be where we are now without that,” Bragg said. “That to me is a really scary issue. Without a redevelopment agency we could not have accomplished three quarters of this.”

Wade had a more “emphatic picture” of redevelopment in the city, with a conservative guess that 90 percent of successful work is due to the Imperial Beach Redevelopment Agency.

“Through redevelopment expansion and fiscal planning the city maintains a balanced budget and a healthy general fund reserve,” he said.

In looking at a list of primary target areas, the city completed, made significant progress on or scrapped ideas due to circumstances beyond the city’s control, Wade said.

One main element is a hotel to replace the Seacoast Inn.
Wade said it is a viable, top-notch visitor accommodation for the city to expand upon. The 78-room, four story hotel is currently under construction and will include a restaurant, rooftop patio and conference rooms, with construction expected to be completed in late summer 2012.

Councilman Ed Spriggs said the timing was perfect with the new hotel and the project reflects ongoing efforts by the city and community. He said it addresses the balance of a family-oriented beach community against the need for growth and expanded development in San Diego’s South Bay.

“It ties in with our proposed zoning plan and so many of the developments we have been talking about,” Spriggs said. “Seacoast Drive with the new hotel surely has to be a high priority due to the amount of tourism it will attract and support our businesses that are there.

“It behooves us as a Council and a community, in keeping with this vision, to do everything we can to create this walkable, attractive, safe and enjoyable environment now that this hotel is a reality,” he said.

Mayor Jim Janney said finding a way to push absentee property owners to meet the challenge of a developing area is essential for the future of the waterfront.

“They just sit there and I cannot understand it,” he said. “I wish there was a way through redevelopment, zoning or some kind of code that could force these people to seize the opportunity.”

Many goals set for the Palm Avenue Commercial Corridor are complete or under way, Wade said.

Redevelopment of the 9th Street and Palm Avenue area began first with Wally’s Marketplace and the Imperial Beach Promenade Shopping Center, complete with a major tenant, CVS Pharmacy and commercial businesses. This was the first joint project between the city and the Imperial Beach Redevelopment Agency in 2001.

“The vision for Palm Avenue was a neighborhood-friendly, active, beautifully landscaped, well-designed and vibrant commercial corridor supporting community residents and visitors alike while generating property and sales tax and business improvement,” Wade said.

For Seacoast Drive and the waterfront, the vision includes a quaint, casual, pedestrian-oriented waterfront district with widened sidewalks to provide visitors, residents and tourists with shopping and dining opportunities, hotel accommodations and well-designed, low-scale structures with an oceanfront vibe.

One major goal of the project that was scrapped is seeking the closure of Naval Outlying Landing Field Imperial Beach or Ream Field as it used to be known.

Wade said the vision in 2000 was to develop a master plan for Ream Field that would accommodate for the city’s public works yard and work towards the closure of the Navy base and future redevelopment of the site that serves the city of Imperial Beach. Then the ideas were to develop a new college campus, industrial park, research and development facility, resort and golf course, potential housing and additional ecotourism opportunities.

“Since 9/11, events have taken a different course,” he said. “There has been an increase of operations, Navy activity and is likely no longer a base realignment and closure candidate.”

Border Field State Park plans included use as an ecotourism and cross-cultural activity area, tourist-oriented development, working with Mexico on beach improvements and shuttle service.

“Again, after 9/11 the construction of the double border fence significantly altered the park,” Wade said. “Physical access has been compromised over the past few years. Many things are a thing of the past due to heightened security.”

“The partial relinquishment of State Route 75 has been recorded,” Wade said. “We are now the proud owners of a portion of that right-of-way. That will be designed as we move forward with the Ninth and Palm Avenue Project, creating a Main Street feel for what is now a state highway.”

Keeping the Tijuana River and Pacific Ocean clean is an ongoing active mission, Wade said.

After two successful sand replenishment projects, Wade said, efforts to fight erosion have paid off. A SANDAG Regional Beach Sand Project II is scheduled to begin in April 2012 to add between 120,000 to 650,000 cubic yards of sand to the beach.

A much larger project, the Silver Strand Restoration Project with the US Army Corps of Engineers, is a federal project, congressionally authorized and awaits federal funding. This project is not expected to progress with the current state of the national economy, Wade said.

Completed in February 2009, the Palm Avenue End Project includes new sidewalks, Portwood Pier Plaza and additional on-street parking.

On Fridays, the Farmers Market at Pier Plaza is an additional attraction for residents and visitors.

For the Miracle Shopping Center on 9th Street and Palm Avenue, Wade said the city is currently negotiating a disposition and development agreement with developer Sudberry Properties. National chains like Fresh and Easy, Starbucks and Panda Express have made commitments to be tenants.

Implemented along the Palm Avenue Corridor, the Facade Improvement Program has completed renovations of 11 storefronts, two are in progress, with 15 more businesses on the waiting list. The Old Palm Avenue Streetscape Improvement Project was completed in September 2009.

Imperial Beach Boulevard and 13th Street facade improvements include three buildings, 12 businesses and pending applications for four businesses. Three different mixed-use projects have been and constructed since 2000 on 13th Street that have provided new commercial retail space.

The Bayshore Bikeway connection around the edges of the salt ponds and creating a major connection for the Bayshore Bikeway to the city is complete.

New projects completed along Palm Avenue include the new Imperial Beach Health Center and North Island Credit Union.

The visions for East Imperial Beach was neighborhoods free of gang and crime activity characterized by well-maintained residential structures, repaved and landscaped streets, alleys and sidewalks.

Working with the neighborhood revitalization strategy with gangs and drugs the overall crime rate decreased over the past 11 years, dropping 37 percent since 2006, Wade said.

“There has been an active code compliance program that has resulted in significant improvement of private property maintenance,” he said.

“And the abandoned vehicle abatement supports a half-time position and has been a very important finding for our code enforcement staff.”

Street improvement projects Phases 1 and 2 are complete. Phase 3 is in progress and Phase 4 is in design and preparing for bid. These improvements in accessibility and safety have been a continuous process for the last 11 years, he said.

The city’s Clean and Green Program resulted in energy-efficiency improvements to 63 owner-occupied single-family homes, 18 are in progress and 78 on the waiting list. Wade said this viable program combats, in a larger perspective, global warming, sea-level rise and greenhouse gas emissions.

Spriggs said although he is amazed with the progress, the city has a long way to go in some of the high-priority areas. He said Old Palm Avenue is “ripe” for continued effort.

Mayor Janney said he was amazed at what the city accomplished. He said even the little things make a big difference in the quality of life for residents of the city.

Councilman Jim King said Imperial Beach is like the “little engine that could,” making it up the hill all the way despite obstacles.

Related Topics: 13th and Palm, Border Field State Park, CVS, Imperial Beach, Imperial Beach Redevelopment Agency, Jim Janney, Lorie Bragg, Palm Avenue, edward spriggs, and jim king

What projects are most important to you in The Big Picture? Tell us in the comments.

http://imperialbeach.patch.com/articles/california-coastal-commission-staff-approve-navy-helicopter-activity-increase#comments

Government, The Neighborhood Files

California Coastal Commission Staff Approve Navy Helicopter Activity Increase

The California Coastal Commission accepted the Navy’s draft Environmental Assessment Friday, denying the city of Imperial Beach’s request that an Environmental Impact Statement be carried out.

By Albert Fulcher | Email the author | 4:49pm

After reviewing the Navy’s draft Environmental Assessment (EA) and receiving public comments from local government and residents, on June 3 the California Coastal Commission’s (CCC) staff approved Navy plans to increase helicopter activity in Imperial Beach skies 30 percent by 2016.

The city of Imperial Beach City Council, Mayor Jim Janney, city staff  and local residents recommended the Coastal Commission ask the Navy to carry out an Environmental Impact Statement first to better assess the impact an increase may have on noise and other factors.

The same request was made by Congressman Bob Filner to the Secretary of the Navy last month.

Examining Imperial Beach, Coronado, Silver Strand State Beach and the San Diego Bay, the Navy’s EA concluded that“public access would not be affected, and that noise effects in public areas from the helicopters are comparable to existing aircraft being replaced.”

The proposal’s wing realignment plan will complete a transition from older helicopters to MH-60R/S Seahawk and Knighthawk helicopters.

It will also increase helicopters based at Naval Air Station North Island from a current 151 to 203, with an additional four squadrons to call NASNI home base.

Training will primarily take place at Naval Outlying Landing Field Imperial Beach.

In response to questions from CCC staff, the Navy said, “Pilots are instructed to avoid or minimize flying directly over cities or beaches below 800 feet, unless other conflicting air traffic precludes operations above 800 feet.”

Two types of noise tests are included in the draft assessment.

CNEL or community noise equivalent level testing evaluates noise levels over a 24-hour period. SEL or sound exposure level testing evaluates decibel levels when a helicopter flies directly overhead.

CNEL testing included in the report stated that the helicopter increase will still contain noise levels within NOLF IB boundaries and will not extend to neighborhoods bordering the facility.

SEL testing was conducted in seven locations in Coronado, Point Loma and along the Silver Strand, but Seaside Point and Oneonta neighborhoods were not included since they are not considered part of the flight path, Navy officials said.

Consulting with the U.S. Fish and Wildlife Service under section 7 of the Endangered Species Act, the Navy agreed any construction activities near the airfield will not occur during the least tern nesting season and is not likely to adversely affect least tern’s or other endangered species in the area.

The Navy and U.S. Fish and Wildlife will continue to monitor sensitive and listed endangered bird species in the area.

Agreeing with the Navy’s determination the project will not adversely affect coastal zone resources, the CCC staff advises the Navy to continue providing outreach and communication to respond to community concerns.

Read the California Coastal Commission’s letter to Naval Base Coronado Commanding Officer Captain Yancy Lindsey and the U.S. Navy’s replies and documentation in this story’s pdf attachments.

A final environmental assessment is due out later this year which may include further noise testing.

http://imperialbeach.patch.com/articles/commanding-officer-lindsey-residents-argue-case-for-and-against-helicopter-activity-expansion

Commanding Officer Lindsey, Residents Argue Case For and Against Helicopter Activity Expansion

A debate on noise, safety and public awareness continued at Wednesday’s City Council meeting over the Navy’s proposed 30 percent increase of helicopter traffic in Imperial Beach by 2016.

By Albert Fulcher | Email the author | June 3, 2011

Helicopter takes flight over the Tijuana River National Estuary in daily training.

Before the Navy’s final assessment of a proposed 30 percent increase in helicopter activity in Imperial Beach, Naval Base Coronado Commanding Officer Captain Yancy Lindsey made a presentation outlining current and possible future operations at the City Council’s June 1 meeting.

Several members of the public also came to voice their opinion.

Speaking toward alleged violations of helicopter flight paths, Captain Lindsey said the Navy closely monitors daily flight traffic. According to their own assessments, no evidence was found of increased violation of flight paths or course rules.

“Some statements have been made that it happens 50 to 75 percent of the time,” he said. “I can tell you that is not what we see. That is not the data that we are collecting.”

Lindsey said the Naval Base Coronado website provides more information for the public and pointed to the Noise Complaint Hotline.

He encouraged residents to utilize these resources, and said the hotline has only received 15 calls from Imperial Beach this year.

In terms of future increases, staff of the California Coastal Commission will decide next week whether to approve the Navy’s proposal or bring the matter before the Commission. Ultimately, the Commission can request more evaluative testing be done before increasing helicopter activity.

A decision was originally expected May 28 but that deadline extended to June 3.

On May 18, echoing the sentiment of the Imperial Beach City Council, city staff and Mayor Jim Janney, Congressman Bob Filner sent a letter to the secretary of the U.S. Navy Ray Mabus to request that an environmental impact statement be carried out for the proposed increase in helicopter activity.

An environmental impact statement would require a deeper assessment of the effects of proposed actions on the environment and quality of life of local residents.

Around the same time, Congresswoman Susan Davis added language to a draft of the 2012 National Defense Authorization Act instructing the Navy to continue working with local communities and to “develop a noise reduction strategy.”

A copy of letters sent by the Congressman and Mayor Jim Janney can be found in the pdf section of this story next to the photos.

Michael Bixler, the former mayor of Imperial Beach and Port Commissioner, said he is disappointed in the public process he has observed since the release of the draft report in February.

He believes time for public disclosure, discussion, analysis and fact-finding should be extended.

John Munns of Imperial Beach said he opposes an increase in helicopter activity. Lately, he said, he has noticed an increase in activity, and he thinks a 30 percent increase could impact people’s health and quality of life.

“I work at home much more now,” Munns said. “And I can’t even open my windows during the day and have a conversation on the phone. I can’t do any day or night voice recording due to the noise.”

Living in his home for 31 years near the training facility, Jeff Knox said he believes an EIS is necessary.

“We are also making a 30 percent increase in the amount of jet fuel going over the Tijuana National Estuarine Research Reserve and over our homes,” he said.

“Already we have to wash off our plants and things at least once a week, otherwise we just get covered in soot.”

But Navy pilots need a place to train, Captain Lindsey said.

“I think the events in Pakistan about a month ago show the importance of helicopter pilots,” he said, referring to the Navy SEAL operation to kill Osama bin Laden. “The importance of these fields where these pilots can train is invaluable. Without that, we cannot do what our nation asks us to do.”

Lindsey called the opinions of engaged residents and city leadership valuable to the process and that they proved helpful in assessing the draft environmental assessment compiled by the Navy.

“There are many of those comments that we have taken aboard and we are including in the environmental assessment,” Lindsey said. “It is vital for involvement in the community and your community has been involved.”

Captain Lindsey said his main purpose in attending Wednesday’s Council meeting was to talk about about Course Rules for aircraft at Naval Outlying Landing Field Imperial Beach, formerly known as Ream Field.

Lindsey said course rules are locally established paths for aircraft operations at Naval Air Station North Island and Ream Field to allow safe and expeditious handling of aircraft, reduce noise impact and to ensure Navy activity does not conflict with traffic at adjacent airfields.

All routes are coordinated with the FAA, he said.

Normal airfield hours are Monday to Friday, 8 a.m. to 11 p.m., and Friday 8 a.m. to 6 p.m., with no activity on weekends and federal holidays.

“We do not foresee a need to expand operations beyond these operating hours to provide the increase of traffic noted in the environmental assessment,” he said. Fixed winged aircraft must fly at an altitude of at least 500 to 1000 feet. Lindsey said limits are lower for helicopters landing and taking off since that is the purpose of training at Ream Field.

“But we self-impose and try to stay above Imperial Beach to the greatest extent possible,” he said. “Above 1000 feet or 800 feet over the beaches.”

He said operations do not normally operate on Runway 9, but the field’s other landing strip, Runway 27, is currently closed for construction, and that requires helicopters fly closer to the homes and property of Imperial Beach residents.

“Unfortunately, we did not have the money to finish the construction,” Lindsey said. “We have the money now and hope to have construction of Runway 27 complete by the end of the month.”

As a result, Lindsey said, operations remain in the boundaries, but helicopters occasionally cross the fence line.

Dante Pamintuan, a resident of Seaside Point, said his focus is on the safety aspect of the course rules. He said there are no consequences for course rules violations since they are only guidelines, and that if helicopters occasionally fly over the fence and over homes, they lose sight from the control tower.

“If that happens just one time it is a potential safety hazard and an accident waiting to happen over homes,” Pamintuan said.

He said the solution is very easy, and that he’s asked the Navy to continue to use the five helicopter pads at the south end. When using the other runway, He said, you can barely hear the helicopters, but when they come in off the northern runway, there are many safety issues that go beyond noise and air quality.

“I am a former Marine Corps officer,” Pamintuan said. “I was stationed aboard the U.S.S. Okinawa. I was a combat cargo officer. I know the helicopter patterns. I know the realistic type of training the pilots need. They don’t need this runway. I know the Captain said it’s valuable. It’s not valuable.”

Pamintuan said this is not only about Seaside Point residents and complaining neighbors. He said it’s about all of Imperial Beach and that he completely opposes the plan.

“The EA is flawed,” he said. “We are hoping the Navy will conduct an EIS or the Navy will be sued. If Imperial Beach wants more visitors to bring business and revenue, an increase in helicopter won’t do it.”

Lindsey said the Navy is collecting, analyzing and answering questions concerning the letters and comments from the city and residents of Imperial Beach. Additional analysis and assessments are in process for the final version of the environmental assessment.

He said work is currently in progress in the Tijuana Estuary and at Oneonta Elementary School. The final EA goes up through the chain of command to the Chief of Naval Operations for approval.

Two types of noise tests are included in the draft assessment.

CNEL or community noise equivalent level testing evaluates noise levels over a 24-hour period. SEL or sound exposure level testing evaluates decibel levels when a helicopter flies directly overhead.

SEL testing was done in seven locations in Coronado, Point Loma and along the Silver Strand, but Seaside Point and Oneonta neighborhoods were not included since they are not considered part of the flight path, Navy officials said.

What do you think about the idea of increasing helicopter activity in IB? Tell us in the comments.