City Heights Site Analysis & Cultural District Feasibility Study Presented by: The students of PPD 531L (Master of Planning Candidates at USC Price) Prepared for: City Heights Economic Development Collaborative

Friday, April 19, 2019

OUTLINE I. Introduction: City Heights

II. Background: California Cultural Designation

III. Scope of Work and Methodology

IV. Potential Site Areas: Findings and Analysis

A. University Ave. (Teralta Park)

B. University + Fairmount

C. Little Saigon

D. University + Euclid

V. Conclusion: Summary of Recommendations

1880s

Named City Heights

Incorporated as City of East San Diego

1912

Annexed into City of San Diego

1923

Economic decline as retail moves to suburban malls

1959

Adoption of Mid-City Plan

1965

First Wave of Vietnamese

Refugees arrive

1975

INTRODUCTION

Source: City Heights Town Council

INTRODUCTION

1980s

Wave of Eastern European and

Ethiopian refugees

Highway development severs

the community

1980s

Refugees arrive from Somalia, the Sudan,

and Liberia

1990s

Price Charities opens Urban

Village development

Mid 90s

Refugees arrive from Iraq, Iran, and

Burma

2000s

Source: San Diego Free Press

INTRODUCTION

Source: City Heights Business Association

City Heights / San Diego

Population (2016) 102,593 / 1,406,622

Density (People/Sq Mile)

17,586 / 4,337

Median Household Income

$39,647 / $71,481

Median Rent $1,000 / $1,466

Average Household Size (Persons)

6.9 / 2.8

Foreign-Born 39.8% / 26.7%

Poverty Rate 29.9% / 13.1%

Source: CityData

CALIFORNIA CULTURAL DISTRICTS

SCOPE OF WORK

CLIENT: City Heights Economic Development Collaborative ASSIGNMENT: To evaluate the feasibility of a City Heights California Cultural District designation, through evaluating and comparing a range of potential walkable sites

Map Source: Price Philanthropies

A. University Ave - Teralta Park B. University & Fairmount C. Little Saigon D. University & Euclid

METHODOLOGY ● Our site visits

○ Photography & Observation ● Stakeholder interviews

○ Business owners, Non-profit organizations, City staff, Neighborhood council, Academics, Local artists, Community members

● In-person surveys ○ 60+ Businesses surveyed

University Avenue -

Teralta Park

SITE GEOGRAPHY

● Connects to rest of City Heights by freeways and main thoroughfares

● Why this site? ○ Gateway to City Heights ○ Includes Teralta Park ○ Small/ family-owned

businesses

DEMOGRAPHICS AND TRENDS Total Population* 8,237

Median age 31 years

Percent Bachelor’s Degree 24%

Median household income $38,266

Under federal poverty line 25.0%

Percent renter-occupied 88% renter

Race / Ethnicity 49% Hispanic 12% Asian 19% White 18% Black

Foreign-Born 36%

Unemployment Rate 9.5%

Source: ACS 2017 Data *SD County Census Tracts 16 and 22.01 Source: Team Photos

STREETSCAPE AND WALKABILITY

Tree-lined streets and wide sidewalks

Colorful buildings and appealing murals

Open and visually interesting storefronts

Beautiful park over I-15

Source: Team photos

COMMUNITY ASSETS Asset Map

Schools

Religious Organizations

Restaurants & Retailers

Auto-related Businesses

Parks

COMMUNITY ASSETS Key Features & Unique Assets :

● Center of diverse cuisines

● Auto-centered neighborhood

● Significant green spaces

● Street art hub

● Devoted community group

RECOMMENDATIONS

● Storefront improvement: remove security bars and use roll-up doors ● Seek partnership with affordable housing developers and viable funding

sources to reuse vacant buildings ● Preserve small business and prevent unjust business tenant evictions ● Create opportunity for street vendors to gain vendor permit on I-

15/University Ave bridge deck ● Use protected bike and pedestrian facilities

UNIVERSITY AVE STRENGTHS & WEAKNESSES STRENGTHS ● Cultural/Food/Art assets are concentrated along University Avenue ● Proposed & existing bike paths connecting Teralta Park to University Ave ● Opportunity to transform streetscape, create a gateway for City Heights

WEAKNESSES ● Attitude of building owners is uncertain; unsure

when and how revitalization of vacant, underutilized buildings and lots can happen

● Funding for necessary upkeep of proposals / implementations

University + Fairmount

SITE GEOGRAPHY

Chosen for its 1) Centralized location, 2) Concentration of immigrant-owned businesses, 3) Abundant civic spaces,

4) Accessibility to nonprofits and clinics, 5) Connection to I-15/transit, and 6) Potential for artistic cultivation

DEMOGRAPHICS AND TRENDS Total population 24,546

Median age 29.5 years

Percent Bachelor’s Degree 10.1%

Median household income $29,290

Under federal poverty line 35.0%

Percent renter-occupied 88% renter

Race / Ethnicity 66% Hispanic 18% Asian 7% White 6% Black 3% 2 or more

Foreign born 47.9%

Unemployment rate 9.9%

Source: ACS Data Source: Kristian Castro

STREETSCAPE AND WALKABILITY Walkability Audit Score: 52.75 out of 100

Significant problems included:

● Limited safety buffer for pedestrians

● Little-to-no safety signage ● Indistinct sense of place ● Unwelcoming storefronts ● Pedestrians on unmarked

pathways ● Bicyclists frequently using the

sidewalk

Source: Myca Tran

COMMUNITY ASSETS

Community Orgs

Religious

Food

Civic

Green Space

Event

Art

COMMUNITY ASSETS

IMMIGRANT-OWNED BUSINESSES

● 70 percent of businesses along University are immigrant-owned

CIVIC USES

● Cultivates of a fun family-friendly environment

● Abundance of nonprofit organizations and community resources

Source: LeAnn Kelch

RECOMMENDATIONS

Tree plantings and green streetscape improvements

Fun lighting for safety and placemaking

Free zone for street vendors Wayfinding throughout University + Fairmount

Source: Pentagram

Source: Inhabitat - Brookfield Place, NY

Source: KPCC

Source: GGN

UNIVERSITY + FAIRMOUNT STRENGTHS & WEAKNESSES STRENGTHS ● Art culture, centered on mosaics and

sculptures, already evident ● Ample space for gatherings and events ● Potential of nonprofits and cultural

diversity

WEAKNESSES ● Limited public infrastructure,

inadequate walkability ● Promotion of local artists not

maximized ● Coordination challenges among

businesses and nonprofits ● Physical separation from Azalea Park

Source: LeAnn Kelch

Little Saigon

SITE GEOGRAPHY Stemming from a 2013 City Council resolution, Little Saigon is defined as both sides of El Cajon between Highland and Euclid

EL

DEMOGRAPHICS AND TRENDS

Race

About 96% of the Asian Population is Vietnamese; about 3% is Chinese; the remaining 1% is Taiwanese

Education & Household Income

In 2012, 8.7% had bachelor’s degrees. Whereas, in 2017 that number doubled to 16.9%

Similar gains in household income were not realized during this same time period

Total population 5,205

Median age 33.5 Years

Income per capita $13,932

Median household income $27,050

Under federal poverty line 29.2%

Percent renter-occupied 93% renter

Race / Ethnicity 47.2% White 14.6% Black 25.6% Asian 5.5% 2 or More

Unemployment rate 10.5%

Source: ACS Data Census Tracts 23.01 (Block group 2 and 3)

and 23.02 (Block group 1)

STREETSCAPE AND WALKABILITY Tree coverage, historically and currently, is lacking along El Cajon Blvd.

Source: Harris Rosenblum Source: Bill Reid | Vintage SD

COMMUNITY ASSETS The concentration of Vietnamese restaurants is a critical character defining feature

EL

Fair @ 44

COMMUNITY ASSETS Little Saigon’s business-oriented economy is a constant draw, making it an essential regional marketplace

EL

RECOMMENDATIONS

Build stronger links between cultural institutions

Improve immediate infrastructure needs

Tenant friendly rent-to-own programs

Honor the story of Vietnamese Refugees

Source: Harris Rosenblum Source: Harris Rosenblum

Source: Rafael Fontes Source: Roadside America

LITTLE SAIGON STRENGTHS & WEAKNESSES STRENGTHS ● Existing City-based cultural designation ● High concentration of family-owned

businesses ● Strong sense of cultural identity ● Potential to catalyze linkages between

disparate communities within City Heights

WEAKNESSES ● Streetscape infrastructure is ongoing, but

there’s a need for shade ● Alleys are not as activated as they could be ● Pedestrian crossings need improvement

→ Proposed Cultural District El Cajon blvd between Fairmount and Euclid along Euclid from El Cajon to University

Source: Robert Keatinge

University + Euclid

SITE GEOGRAPHY

DEMOGRAPHICS AND TRENDS

Source: ACS 2017/2018 Data

Total Population 20,708

Median age 29 years

Percent Bachelor’s Degree 3%

Median household income $28,993

Under federal poverty line 20.0%

Percent renter-occupied 89% renter

Race / Ethnicity 63% Hispanic 24% White 21% Asian 14% Black 2% Other

Foreign-Born 54.3%

Unemployment Rate 7.2%

Image Sources: Janet Rodriguez, Erika Van Sickel

STREETSCAPE AND WALKABILITY

Pedestrian Shed Topography

Base Maps: GoogleMaps

COMMUNITY ASSETS

COMMUNITY ASSETS ● Historic and iconic

architecture ● Centrality to other main

nodes ● Diverse mix of

restaurants ● Nonprofits critical to

community ● Access to open and

green space ● Religious and cultural

institutions

Source: Blaire Frei

RECOMMENDATIONS

Raised crosswalks

Protected bike lanes Central street medians

Rendering by Alta Planning + Design Roundabouts

Source: nacto.org

Source: Momentummag.com

Source: pedbikeimages.org - Dan Burden

UNIVERSITY + EUCLID STRENGTHS & WEAKNESSES STRENGTHS ● Rich mix of formal and informal

community assets ● Strong potential for long-term

revitalization ● Close proximity to other key nodes ● Cultural vibrancy and diversity

WEAKNESSES ● Poor walkability (sidewalks, foliage) ● Topography ● Unsafe crosswalk conditions ● Lack of pedestrian amenities ● Auto-related health and safety issues

Image Source: Robert Keatinge

Source: E. Van Sickel

Conclusion and Recommendations

CONCLUSION Commonalities amongst all sites

STRENGTHS

● Diverse community, including refugees and immigrants ● Rich landscape of nonprofit organizations ● Growing art scene and plethora of foods from around the world ● Highly resilient and entrepreneurial population

WEAKNESSES

● Streetscape and walkability ● High renter population in residential and commercial properties means

vulnerability to displacement ● Limited opportunities to attract tourism at present

CULTURAL DESIGNATION VIABILITY MATRIX

District Walkability

Short-Term Viability (Minimal interventions)

Long-Term Viability (Significant interventions)

Connection to City Heights

University Ave - Teralta Park Strong Weak Fair Fair

University + Fairmount Weak Weak Fair Strong

Little Saigon Weak Fair Strong Fair

University + Euclid Poor Poor Fair Strong

FINAL SITE RECOMMENDATION The group has determined that, at present, the most viable site is:

LITTLE SAIGON

How will a California Cultural District benefit City Heights?

● Economic development support→property improvements, decreased vacancy, tourism, and job creation

● Branding→fosters social and community cohesion through collective identity ● Shared funding opportunities→basic improvements; walkable, bikeable, and

aesthetically pleasing streets ● Potential to bridge nonprofits and civic, cultural, religious, and educational

institutions

CULTURAL DISTRICT FUNDING OPTIONS The following are ways cultural districts can be financially supported:

Our Town grant program National Endowment for the Arts

Dedicated BID funding City Heights Business Association

Storefront Improvement Program

City of San Diego

Land Value Tax City of San Diego

LAND VALUE TAX (LVT) Total Population* 8,237

Land Area (Sq. Miles) SD: 327 Corridor: 0.34

City Budget per Sq. Mileage

SD: ~ $3.8 billion (All) Corridor: ~ $4 million

Only LVT at 5.5% = $5 million - $8 million

Takeaways Commercial land less valuable than residential Extra funding could help fund business improvement districts Taxes the landlords, not the tenants - density reduces the tax significantly

Percent renter-occupied 88% renter Source: ACS Data *SD County Census Tracts 16 and 22.01

ANTI-DISPLACEMENT STRATEGIES

Ensure Meaningful Resident Leadership and

Influence in Planning Processes and Outcomes

Invest in Community Assets to Meet the Needs of Low-

Income Families

Protect Tenants and Preserve Existing

Affordable Housing

Promote New Affordable Housing to Meet Existing

and Future Needs

Tailor Economic Investments to Local

Workforce and Community Needs

Improve Transportation Access

Source: Investment without Displacement Bay Area Coalition

NEXT STEPS: SHORT TERM The following are immediate actions the EDC should take to improve City Heights’ overall viability as a cultural district.

Identify housing opportunities for development or preservation

Source: East County Magazine

Activate alleyways through public art and pop-up markets

Source: San Diego Reader

Charge a placemaking action committee

Source: City Heights Residents

Protect existing trees and fund tree planting initiatives

Source: Conservation Magazine

NEXT STEPS: LONG TERM The following are actions the EDC should take to improve City Heights’ long term sustainability as a cultural district.

Assist non-profits in locating and acquiring current and future housing

Source: City Heights Square Source: Little Saigon Stories

Memorialize cultural and historic assets of immigrant and refugee communities

Source: City Heights Life

Develop job creation program for project assistance in the Urban Greening Plan

Source: KGTV

Improve neighborhood infrastructure for walkability

Thank you. ISSUE AREAS SHORT-TERM LONG-TERM

Housing Identify housing opportunities for development or preservation

Assist non-profits in locating and acquiring current and future housing

Arts & Culture Charge a placemaking action committee; Catalogue and expand on public art

Memorialize cultural and historic assets of immigrant and refugee communities

Economic Development

Program cultural and open streets events that attract visitors and highlight local businesses

Pursue the creation of a legal street vending district

Infrastructure Activate alleyways through public art and pop-up markets

Improve neighborhood infrastructure for walkability

Tree Canopy Protect existing trees and fund tree planting initiatives

Develop job creation program for project assistance in the Urban Greening Plan