San Diego Land Use & Housing Committee: February 6, 2019
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San Diego Land Use and Housing Committee Meeting – February 6, 2019
The Land Use and Housing Committee met on February 6, 2019, to consider a consent calendar, a major transit-oriented specific plan for the Balboa Avenue Trolley Station area, a proposed reform of parking requirements for multifamily residential development in transit priority areas, and the committee's 2019 work plan. The meeting featured extensive public testimony and unanimous votes on all action items.
Consent Calendar
- Item 1: First amendment to office lease for the Family Justice Center at 1122 Broadway between the San Diego Housing Commission and the City of San Diego. Approved unanimously.
- Item 2: Grant of three easement agreements with SDG&E on dedicated Mission Bay Park and Mission Valley Preserved properties. Approved unanimously.
Public Comments & Testimony (Non-Agenda)
- Eric Domier (architect) recommended reducing the dwelling-unit-to-square-footage ratio in all commercial zones and RM zones to improve affordability, specifically suggesting changing from 1 DU per 400 sq ft to 1 per 200 or 100 sq ft.
- Carolyn Chase (Pacific Beach resident) requested attention to the De Anza area, particularly a tributary to Rose Creek being mismanaged, invasive Arundo, and the need for pedestrian-friendly connections between the Balboa Station plan and Mission Bay Park.
- John Karpinski advocated for allowing condo towers higher than 500 feet in southern downtown, arguing that the FAA height limit does not apply there and that taller buildings could include more affordable units.
- Tony Coutree (architect and Marina Vista resident) expressed support for the Planning Department's work on the Balboa Station plan.
Discussion Items
Item 3 – Balboa Avenue Station Area Specific Plan
- Staff (Michael Prince, Laura Black, Claudia Brizuela) presented the plan to transform an auto-oriented corridor into a transit-oriented village, increasing housing capacity from 763 existing units to up to 4,729 units, with densities up to 109 dwelling units per acre. The plan includes bicycle/pedestrian improvements, a reconfigured intersection at Grand Avenue and Mission Bay Drive, and a pedestrian bridge over Balboa Avenue.
- Public speakers:
- Carolyn Chase (Pacific Beach Planning Group) urged that the I-5 undercrossing be built before the trolley opens, requested dedication of Rose Creek as parkland, and supported a unit cap of 2,000 before the pedestrian/bike bridge is built. She also called for photo enforcement at Balboa and Mission Bay Drive.
- Mary Leiden (Housing You Matters Coalition) supported the plan, citing the need for housing near transit and the benefits of streamlined zoning.
- Donna Regalado requested that the plan not be approved until funding for the Balboa Avenue underpass is secured.
- Dr. Karen Zirk (Friends of Rose Creek) opposed the plan, arguing that the PEIR failed to study impacts on Rose Creek and that the plan guarantees more traffic and environmental harm without adequate transit improvements.
- Brian White (Pacific Beach Town Council) supported the planning group's recommendations and called for Rose Creek to be dedicated as parkland.
- Stephanie Benvenuto (San Diego Regional Chamber of Commerce) supported the plan but stressed the need for connectivity between PB and the station.
- Nicole Burgess (Bike SD) opposed the plan because it is based on level of service (LOS) for cars rather than prioritizing safe bike/pedestrian access; she called for removal of LOS standards around transit.
- Matt Adams (Building Industry Association) strongly supported the plan, noting that similar plans in Grantville have produced results including affordable units.
- Kristen Victor (Beautiful PB) asked for a pause to improve collaboration among agencies and to incorporate “quality in my backyard” principles, including better handling of Rose Creek, multimodal connections, and urban amenities.
- Committee discussion: Councilmember Campbell moved to approve staff recommendations with amendments to coordinate with SANDAG and Caltrans on a feasibility study for a pedestrian/bicycle bridge over I-5, program the connection in the regional plan, and explore grants and development impact fees. Councilmember Ward seconded, asking about timing for underpass improvements and questioning why more Class IV bike facilities were not used. Councilmember Sherman supported the plan, noting the success of the Grantville plan. The motion passed unanimously.
Item 4 – Proposed Parking Requirement Regulatory Reform for Multifamily Residential Development in Transit Priority Areas
- Staff (Alyssa Mudo, Brad Richter) presented data-driven recommendations to eliminate minimum parking requirements in transit priority areas (TPAs) and downtown, impose a maximum of one space per unit downtown, require unbundled parking, and establish transportation amenities. The proposal was based on peer city benchmarking and parking occupancy studies.
- Public speakers:
- Gary Smith (San Diego Downtown Residence Group) expressed concerns about unintended consequences, such as ADA placard holders using street parking and the lack of investigation into permit parking reforms.
- Mary Leiden (Housing You Matters) supported the reform as a way to reduce housing costs and align with the Climate Action Plan.
- Alexandra Brenter (Downtown San Diego Partnership) supported the removal of minimums but opposed strict maximums, arguing for flexibility.
- Rick Bates (Unite Here Local 30) supported the staff recommendation but called for a transit-first policy at SANDAG to ensure success.
- Ashley Gossel (Bosa Development) strongly opposed the downtown parking maximum, stating that one space per unit is insufficient for condominium buyers, especially for larger units.
- Clifford Weiler (private citizen) opposed the reform, arguing that families need cars and that the parking study may be flawed because many units are unoccupied.
- Maya Rosas (Circulate San Diego) supported the reform as a climate action measure and noted that many residents, including herself, do not own cars.
- Haney Hong (San Diego County Taxpayers Association) praised the data-driven approach but urged flexibility and periodic updates.
- Matt Adams (BIA) supported the reform, emphasizing that it provides flexibility and that the market will determine parking needs; he also asked for reconsideration of the downtown maximum.
- Stephanie Benvenuto (Chamber) supported the reform, noting that mandating expensive amenities like parking can be counterproductive.
- Amir Tafi (tech-savvy millennial) supported the reform, citing trends toward autonomous vehicles and reduced car ownership among younger generations.
- David Motty (Community Planners Committee) requested data collection to measure the reform's effects and raised concerns about unenforced parking in existing neighborhoods.
- Tim Hutter (attorney for developers) supported the reform but opposed the downtown maximum, arguing it would hinder production of larger family units.
- Molly Kirkland (Southern California Rental Housing Association) supported the reform, calling it bold and necessary; she said the city can amend later if needed.
- Kristen Victor (Sustainability Matters) supported the reform, citing examples of young people choosing not to own cars.
- Rami Cortez (small-scale infill developer) supported the reform, noting that parking requirements make small projects infeasible.
- Marcella Escobar (private citizen) supported the reform, arguing that we need to stop “housing cars” and make walking more attractive.
- Nicole Burgess (Bike SD) supported the reform, emphasizing the need for safe biking infrastructure.
- Committee discussion: Councilmember Sherman expressed support for removing minimums but concern about the downtown maximum, noting that the market should dictate. Councilmember Campbell questioned the data on car ownership and the bicycle parking requirement, and expressed concern that the reform is premature before transit is adequate. Councilmember Ward supported the reform, highlighted unbundled parking, and asked staff to explore adjustments to the downtown maximum and ADA issues. Chair Marino noted that the city attorney's office still reviewing the ordinance. Councilmember Sherman moved to approve staff's recommendation, seconded by Ward. The motion passed unanimously.
Item 6 – 2019 Land Use and Housing Committee Priorities and Work Plan
- Chair Marino presented the work plan, focusing on housing reform measures. Public comment from Siomali Crespo (Taxpayers Association) and Nicole Burgess (Bike SD) urged inclusion of Vision Zero and removal of level of service standards. Councilmembers Sherman and Ward thanked staff and highlighted specific priorities such as development impact fee reform, ADU toolkit, interim ground floor residential flexibility, and permanent supportive housing. The item was informational only; no action required.
Key Outcomes
- Item 3 (Balboa Station Plan): Approved unanimously (motion by Campbell, second by Ward) with amendments to: (1) coordinate with SANDAG and Caltrans to initiate a project study report for a pedestrian/bicycle connection over I-5; (2) coordinate with SANDAG to program the connection in the Regional Transportation Plan; (3) explore grants and consider development impact fees for the feasibility study. Staff will also work on Rose Creek improvements and timing of underpass upgrades.
- Item 4 (Parking Reform): Approved unanimously (motion by Sherman, second by Ward) to forward to City Council with staff’s recommendations. The mayor’s office agreed to further study the downtown parking maximum and ADA issues before the council hearing. The ordinance remains under review by the city attorney.
- Item 6 (Work Plan): No action taken; informational item. The committee will meet next on March 6, 2019.
Meeting Transcript
A po unanimous, thank you. Next, we'll go to non-agenda public comment where members of the public may speak on any item not on today's agenda. So first up, we have Eric Domier, followed by Carolyn Chase, followed by John Karpinski. If you guys can be ready, and you will have two minutes. Up first, yeah. Go ahead. Ready? You don't give a guy much time to warm up, huh? Eric Dolmeyer, architect, I practice out of North Park. I wanted to make a quick and brief comment in regards to the density metrics that the city uses to control the density in our urban neighborhoods. I know the mayor has made some comments uh regarding eliminating density restrictions, and I love that concept, but I think it will not be politically viable. This came up, and I'm not here in regard to this project, but it's a good example. I'm looking at a project for a client, he's allowed 25,000 square foot of structure and only 13 units in that building. If we go to affordable, he can get it to 20. In that equation, the units are too big and they're not meeting the market where the market needs to be. So I think that it's all about the dwelling unit to square footage metric that the city uses to control density. On this particular lot, we have one DU per 400 square feet. We can dial that down to one dwelling unit per 200 square feet, or even one dwelling unit per 100 square feet. So my overall recommendation would be in all commercial zones across the city, in and outside of TPAs, that we quarter the DU to square foot ratios. And then in the RM, the residential multi, we have those. So if it's 400, we'll take it down to two. That action alone will probably significantly improve affordability in the city because we can then build and to meet the market. Thanks so much. Have a nice afternoon. Thank you. Carolyn Chase, followed by John Karpinski. Good afternoon. My name is Carolyn Chase. I live in Pacific Beach. I'm here to ask you for some help with the De Anza area, and I have this little map to show you the area with a red circle on it. I'm referring to. Well, the DeNza plan is not being heard today. It is directly next to the Balboa Avenue Station Plan. And I'm here to ask you to address current problems along with future issues in the plan update. The immediate problem is a tributary to Rose Creek that runs next to Grand Avenue is being managed as a draining ditch and is not being maintained as the creek that it is. It has a significant infestation of invasive Arundo. The Mission Bay Park golf course folks say that it's under their it's not under their jurisdiction, it's under stormwater. Stormwater refuses to maintain it. Or the other main section of Rose Creek also under their control. The existing conditions are an open source and stormwater refuses to address invasive species, trash and recycling, and also we know there's homeless issues. As for future good issues, I have not been able to determine that this edge, which you'll show this intersection here from the Balboa station plan runs right around here, is going to be addressed as being pedestrian friendly and welcoming the new villagers, which where this will be the closest beach to the new village with thousands of people. There should be a new entrance planned here into a 21st century golf course design. At the very least, we must ensure that the so-called water quality baranka in this map, it will be designed with pedestrian overlooks and seating to be able to enjoy the creek and the course, even if they're not a golfer. Right now, this area is a pedestrian no man's land where many car accidents have crashed into the fence in the ditch. It is imperative that the two plan updates are in sync. So please inquire about this edge condition when it comes to and also the edges along Rose Creek. I'm concerned the plan updates aren't really working that out well. Thank you. Thank you. John Karpinski, followed by Tony Coutree.
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