Special Land Use and Housing Committee Meeting - November 21, 2025

The Special Land Use and Housing Committee convened on November 21, 2025, to review two major community plan updates: the College Area and the Claremont Community Plan. The meeting featured extensive staff presentations outlining proposals to increase housing capacity, align with climate goals, and update zoning regulations. Public testimony was divided between supporters citing the regional housing crisis and opponents raising significant concerns regarding fire safety, infrastructure deficits, and housing density levels. The Committee voted to advance the College Area plan with an amendment to include tenant protections and the Claremont plan with a request for further analysis on specific zoning designations.

Consent Calendar

• None.

Public Comments & Testimony

College Area Community Plan

• Opposition regarding Fire Safety and Infrastructure:
  • Robert Montana (community resident) and Julie Hamilton (Chair, College Area Community Council) expressed strong opposition to the proposed 320% increase in housing capacity (adding ~26,000 units), arguing that the community lacks essential infrastructure. They specifically highlighted the absence of a dedicated fire station in a community where 82% is in a very high fire hazard severity zone. Montana stated that the plan disregards fire safety by placing density in high-fire zones without adequate response capabilities, projecting a 300% increase in fire calls. Hamilton described the current park deficit (1.5 acres for a population of 30,000) and library parking shortage (28 spaces for 80 needed) as unacceptable before allowing such extreme density.
  • Tom Mulaney argued the plan constitutes "upzoning madness" that is unnecessary given projected slow population growth and criticized the lack of parks and the diversion of development to single-family areas via "Complete Communities" regulations which he noted undermines affordable housing requirements.
  • Dana Gabot (resident, Neighbors for a Better San Diego) criticized the plan for concentrating density in "low resource" neighborhoods, stating this violates fair housing laws by ignoring resources compared to other recent updates like Claremont and Mira Mesa. He argued the density increase is unjustified by economic or transit factors and that the plan ignores critical infrastructure deficits (no fire station, insufficient parks, inadequate library parking).
  • Jeff Hooder (representing community concerns) argued that "Complete Communities" regulations currently undermine the community plan's intent by allowing developers to build high-density projects near single-family neighborhoods rather than transit corridors, resulting in lower affordable housing percentages.
• Support regarding Housing Need and Mobility:
  • Guthrie Leonard (Ride SD) expressed full support for the inclusion of bus lanes and protected bike lanes, stating these measures make transit competitive and ensure safety for all users.
  • Saad Asan (advocating for SDSU students) expressed support, noting that one-third of SDSU students face housing insecurity, and argued that new housing generates tax revenue to fund parks and recreation.
  • Jan Hinzman (President, Friends of the College Rolando Library) expressed support while submitting requests to strengthen language regarding library investment and accessibility in the plan.
  • Lori Felier (President, San Diego Building Industry Association) expressed strong support for the plan's proposal to accommodate approximately 18,000 new homes.
  • Manny Rodriguez (YMB Democrats) and Edie DeMarcus expressed support, arguing that building more housing mitigates rent increases and is essential for affordability.
  • Multiple virtual speakers, including Christian Hammond, Aria Grossman (Circulate San Diego), and the San Diego Regional Chamber of Commerce, expressed support, framing the plan as a legal and ethical necessity to address the housing crisis and an opportunity to create vibrant, transit-oriented neighborhoods.
• Mixed/Conditional Support:
  • Lindsay Riggs Rodriguez expressed support for density but demanded a 30-year vision that secures infrastructure (fire station, parks, lighting) before growth proceeds to ensure quality of life.

Claremont Community Plan

• Conditional Support with Modifications:
  • Don Krupp (Claremont Town Council) and Carrie Munson (Incoming President, Claremont Town Council) expressed qualified support, specifically requesting that the Rose Canyon Gateway Village be rezoned from RMX-2 to RMX-1 due to fault line concerns and lack of vehicular access.
  • Connie Brewer (resident) expressed opposition to the increased density in Bayview Village, citing economic concerns for homeowners and the loss of bay views.
  • Ian Grooms and Edie (residents) and Saad Asan expressed support for the plan as a necessary step to remove barriers to housing access, though Asan wished it went further by converting city-owned industrial land to more affordable housing.
  • Susan Baldwin expressed strong opposition to the 59% housing capacity increase, arguing that Claremont has superior infrastructure and deserves density increases consistent with other plan updates like Mira Mesa and University City.
  • Tom Mullini opposed the plan's park strategy, noting a 4,000-point deficit which he equated to failing to provide parks for 40,000 people, and criticized the late release of the revised plan.
  • Lori Saldania opposed the plan without changes to the short-term vacation rental ordinance, arguing unregulated tourism rentals are removing permanent housing from the neighborhood.
  • Victor Cribs and multiple virtual speakers expressed support but argued the plan provides a "hall pass" by retaining single-family zoning on transit corridors and suggested that more density should be added to Claremont Mesa Boulevard and Claremont Drive.

Discussion Items

College Area Community Plan Update

• Staff Presentation: Staff presented the plan to double housing capacity (adding ~18,000 homes on top of the existing 8,000, though some projections noted up to 26,000 over the horizon) by creating a campus town center, expanding densities near transit corridors, and establishing a new "Community Enhancement Overlay Zone" to mandate public space creation. Staff noted that while the area contains low-resource zones, the plan balances density across all resource areas as part of a citywide effort.
• Fair Housing and Resource Areas: Councilmember Kempio questioned how the plan meets the 70% affordable housing goal in high/moderate/highest resource areas mandated by the Baker settlement. Deputy Director Seth Litchney and Director Heidi Von Bloom clarified that the city does not guarantee specific outcomes per plan but tracks progress citywide through annual reporting, stating the goal is not to prohibit development in low-resource areas but to ensure a balanced approach across the city.
• Infrastructure and Fire Safety: Councilmember Kempio raised concerns about the lack of a fire station and parks. Councilmember Elo Rivera emphasized a commitment to identifying a site for a new fire station and securing park acquisition, while acknowledging these actions fall outside the direct scope of the planning department and require coordination with the Mayor's office.
• Anti-Displacement and Tenant Protections: Councilmember Elo Rivera proposed an amendment to the staff recommendation to require the inclusion of policies supporting anti-displacement and anti-speculation strategies, reflecting the General Plan's Housing Element 2.0, and to extend pedestrian route classification on Montezuma Road to include Hardy Elementary.
• Complete Communities Regulations: Councilmember Kempio and Councilmember Elo Rivera discussed how "Complete Communities" regulations currently override base zone densities in transition areas, potentially allowing for much higher density (e.g., 270-480 units per acre vs. a planned 20 units) with reduced affordable housing requirements. They discussed increasing the Complete Communities threshold to 45 units per acre to align with the plan's intent.

Claremont Community Plan Update

• Staff Presentation: Staff presented the plan to add ~14,000 new homes (increasing capacity from 38,800 to 52,800) by increasing densities near three trolley stations and along transit corridors, with 73% of the area designated as high or highest resource. The plan includes a new "Community Enhancement Overlay Zone" and a "Claremont Height Limit Overlay Zone."
• Specific Zoning Modifications: Councilmember Moreno and the Claremont Town Council raised concerns about the Rose Canyon Gateway Village being zoned RMX-2 (110-179 units per acre) over an earthquake fault. An amendment was proposed to request a written analysis from staff regarding the request to rezone this area to RMX-1 (20-79 units per acre) before presenting to the full City Council.
• Parks and Infrastructure: Councilmember Moreno and community members emphasized the need for new parks, fire stations, and transit improvements. Councilmember Kempio expressed comfort that the plan supports Affirmatively Furthering Fair Housing (AFFH) goals due to the high concentration of density in high-resource areas.

Key Outcomes

• College Area Motion: The Committee voted 3-1 to recommend approval of the College Area Community Plan Update. The motion passed with Councilmember Kempio voting no.
  • Conditions: The recommendation includes a directive to the Planning Department to add language supporting anti-displacement and anti-speculation strategies, reflecting existing General Plan provisions, and to extend the district pedestrian route classification on Montezuma Road to 54th Street.
• Claremont Motion: The Committee voted 4-0 to approve the Claremont Community Plan Update.
  • Conditions: The recommendation includes an amendment requesting staff to provide a written analysis and suggestions regarding the specific zoning changes proposed by the Claremont Town Council and the Building Industry Association (regarding the Rose Canyon Gateway Village) to be submitted to the full City Council before the final vote.
• Next Steps: Both items are scheduled to be presented to the full City Council for consideration in December 2025.