Opportunity Knocks, Will We Knock It Out?

by Councilman Scott Peters
March 2002

In the time I was involved in local planning groups before I was elected to City Council, I can only remember two significant development proposals for Bird Rock. One was a check-cashing storefront and one was a soup kitchen. To say the least, Bird Rock did not embrace the projects as good investments for their community.

As everyone knows, the new owner of the La Jolla Shores Motel on the 5400 block of La Jolla Boulevard has proposed redevelopment with luxury condominiums. This proposal conveys a much more positive message for Bird Rock, and much more likelihood that redevelopment will improve and not degrade the neighborhood. The project is an important one, offering both risks and opportunities. And it has been the focus of much debate, speculation and mis-information.

During my City Council campaign over a year ago, I pledged to the residents and business owners of Bird Rock that I would focus attention on improving the safety and appearance of the Boulevard. Last April, I convened "Bird Rock Week," a series of town hall meetings to talk about possible solutions. After those in attendance expressed their support for a traffic calming plan, I prepared to present that plan to the City Council. Soon, however, it became clear that the community had lingering concerns and needed more input. I readily agreed, and asked some of the Bird Rock residents to create their own concept for the entire neighborhood, giving attention to both the Boulevard and side streets. My only instruction was that we not be satisfied with doing nothing. The resident group has worked long and hard to address Bird Rock's traffic issues, although they have not yet reached a resolution, and I am grateful for their effort. Whatever the ultimate outcome of this community process, I remain committed to addressing the unacceptable traffic and aesthetics issues on the Boulevard.

Meanwhile, the Inn at La Jolla condominium project has proceeded, with votes of approval from both the La Jolla Community Planning Association and the La Jolla Town Council. If I had my preference, we would have put in place our plan for traffic calming and beautification on the Boulevard before consideration of this major project, but we will have to do our best to redevelop the Boulevard without that master plan.

The project reaches the City Planning Commission this week. As I see it, the development has raised following issues, which have thus far been addressed in varying degrees:

1. What additional traffic quantities will result from this project? Is this consistent with the community plan and appropriate for the capacity of the streets? How does this traffic load compare with other uses to which the property might be put?

2. How will traffic ingress and egress be handled? Specifically, is the proposed entrance to the garage in the middle of the project the most appropriate? Should there be more than one entrance and exit? Is a traffic light appropriate there, at Midway or at another location? Wherever the entrance is, how can children and families be safe crossing to Bird Rock Elementary?

3. What will be the effect of the project on enrollment at Bird Rock Elementary?

4. What will be the setbacks of the buildings from Chelsea Street? Will the project comply with the 40 foot setback recommended by the La Jolla planning groups?

5. Should Chelsea Street be widened to "city standards" or would this widening result in a loss of character and increased traffic speeds? Should sidewalks or bike lanes be included on one or both sides?

6. Will there be a "community room" and how can the public be assured of its availability for future use?

7. How will the project comply with stormwater regulations for water quality? How will the bluffs be protected from erosion?

8. Are the building heights in compliance with the Proposition D height limitations?

9. Is the density of the project consistent with the community plan, and have its effects been mitigated? Should the density be lowered or increased, and if so, why? How does the intensity of this use compare with other uses to which the property might be put?

10. What open space, pedestrian or public view opportunities can be realized in the design of the project? Is it appropriate that the community be "compensated" for the vacation of Colima Street in some way? If so, how should that compensation be quantified?

11. Can the project include attractive light poles that eventually could be incorporated into the entire district?

12. Is the architecture and design of the project appropriate for Bird Rock (as opposed to Little Italy, for instance)? Can the roof tops on La Jolla Boulevard be staggered to negate the "wall look" (like Jennifer Jay's building)?

13. What is the mitigation plan for construction?

14. How will landscaping be maintained on the parkway on City land, La Jolla Boulevard and Chelsea after the units are sold?

15. How will parking in front of the project be managed? Will it be diagonal parking? Will it be time-limited?

16. Where will deliveries be made?

17. How can the community be assured that development fees generated by the project remain in the community?

Someone asked last week what I have been doing to support the concerns of the community. The answer is that I have been working hard for months to identify the issues raised by this project and to obtain the answers to the questions listed above. I have met personally with community members on a number of occasions to make sure that these questions are answered. We have asked the City Manager's staff to make sure that the issues are effectively addressed.

Based on the concerns raised by the community and by me, the applicant's architect has made extensive changes to the project's footprint and architecture. Most people seem to agree that the developer and architect have attempted to be and have been responsive to community concerns. Although the project has received the approval of the officially recognized planning group for La Jolla, I recognize that some of the questions listed above have not been finally addressed, and I will continue to pursue resolutions that will benefit the community.

This can be a tremendous opportunity, and if done right will be something we all can be proud of. It can also help us fund traffic lights, medians, side walk pop outs and some of the elements of our final plan for the Boulevard. While change can be difficult for everyone to accept, I'm sure you'd agree that this type of investment is more appropriate for our community than a check cashing place or a soup kitchen.