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Bay Park resists infilling
Clairemont planning group denies Lieta Street project
Azio and Komume Sogo were sent to an internment camp in Colorado; they returned to the Lieta Street property where they farmed row crops.
If developers want to build small urban infill projects to patch housing gaps, great. But there's no guarantee it will fly. And it may take longer than the "expedite" program for such housing suggests.
On August 20, the planning commission voted to send a project in the Bay Park area of Clairemont back to the drawing board for changes that would make it more acceptable to neighbors, who said the condos would ruin their street of single-family homes.
Apartments near the Lieta Street property
Clairemont Mesa has become increasingly ripe for such projects, due to its many transitional zones where housing and commercial uses can mix, and transit a stone's throw from almost anywhere.
As the established single-family home side sees it, the squeeze is on.
The mixed-use site at 1398 Lieta Street (off Morena Boulevard) is zoned for medium density. It's the middle of a sandwich flanked by single-family homes to the east and multifamily "stacked flats" to the south.
In June, the Clairemont community planning group voted 10-1-0 to deny it; reasons ranged from privacy and landscaping issues to "not in keeping with the level of development on its single-family street."
The .6 acre lot would hold 10 three-story and two two-story market rate condos, making 13 total units. One unit is very low-income, taking advantage of the density bonus which allows four additional lots at the site. It's one of few projects in which the affordable unit is large, almost 2,000 square foot, the man making the presentation said, "a great, family-style unit."
The project conforms to the Affordable/In-Fill Housing and Sustainable Buildings Expedite Program criteria by providing ten percent onsite affordable units and a roof-mounted photovoltaic system.
The program was launched in 2003 to speed up the production of infill housing with reduced costs and streamlined review. Eligible projects had to include at least four housing units.
But it hasn't been quick or easy.
Encinitas-based applicant, Almeria Investment LP, submitted the proposal in 2017 and became stuck in time when the historical resources board determined the site has historic significance for its use in the 1930s-1950s as a first-generation Japanese farm, and for the restrictive ownership measures that were taken against minorities.
At the start of World War II, Azio and Komume Sogo were sent to an internment camp in Colorado; they returned to the Lieta Street property where they farmed row crops like lettuce. In 1953, they were among the first Japanese natives to become naturalized citizens of the U.S. in San Diego and thus could obtain ownership of the land.
The Sogos built a Minimal Traditional style house which remains, but isn't part of the historic designation of the parcel, and will be torn down.
Because of the historic designation, the project stopped cold as revisions were weighed. Finally, the applicants agreed to include a storyboard and four-foot by 15-foot interpretive sign at the entry fronting Morena Boulevard.
Then they hit another snag: to make the signs publicly accessible would require a public access easement throughout the property.
"There were many, many months of delay to get us here today but it was a valuable process," allowing more understanding of the site's history, the applicant said.
Staff recommended approval, saying the proposal is consistent with the general plan and community plan, meets the allowed density, provides enough parking, and meets the landscaping requirements of the land development code.
"In addition, it would further the city's affordable housing goal."
Commissioners, however, weren't satisfied with the landscaping and felt the project wasn't in tune with the single-family homes around it. They requested it be continued until Sept. 24 so changes could be made.
Frustrated, the applicant asked if he would have to remove a story to gain approval, but were given no advice except to revise and return.
Commissioner Kelly Moden called it "a great example of a small lot project" and pointed out that it already sits next to a large multistory development.
"Neighbors should be happy it's condos, not renters."
Here's something you might be interested in.
Bay Park resists infilling
Clairemont planning group denies Lieta Street project
Bay Park resists infilling
Clairemont planning group denies Lieta Street project
Azio and Komume Sogo were sent to an internment camp in Colorado; they returned to the Lieta Street property where they farmed row crops.
If developers want to build small urban infill projects to patch housing gaps, great. But there's no guarantee it will fly. And it may take longer than the "expedite" program for such housing suggests.
On August 20, the planning commission voted to send a project in the Bay Park area of Clairemont back to the drawing board for changes that would make it more acceptable to neighbors, who said the condos would ruin their street of single-family homes.
Apartments near the Lieta Street property
Clairemont Mesa has become increasingly ripe for such projects, due to its many transitional zones where housing and commercial uses can mix, and transit a stone's throw from almost anywhere.
As the established single-family home side sees it, the squeeze is on.
The mixed-use site at 1398 Lieta Street (off Morena Boulevard) is zoned for medium density. It's the middle of a sandwich flanked by single-family homes to the east and multifamily "stacked flats" to the south.
In June, the Clairemont community planning group voted 10-1-0 to deny it; reasons ranged from privacy and landscaping issues to "not in keeping with the level of development on its single-family street."
The .6 acre lot would hold 10 three-story and two two-story market rate condos, making 13 total units. One unit is very low-income, taking advantage of the density bonus which allows four additional lots at the site. It's one of few projects in which the affordable unit is large, almost 2,000 square foot, the man making the presentation said, "a great, family-style unit."
The project conforms to the Affordable/In-Fill Housing and Sustainable Buildings Expedite Program criteria by providing ten percent onsite affordable units and a roof-mounted photovoltaic system.
The program was launched in 2003 to speed up the production of infill housing with reduced costs and streamlined review. Eligible projects had to include at least four housing units.
But it hasn't been quick or easy.
Encinitas-based applicant, Almeria Investment LP, submitted the proposal in 2017 and became stuck in time when the historical resources board determined the site has historic significance for its use in the 1930s-1950s as a first-generation Japanese farm, and for the restrictive ownership measures that were taken against minorities.
At the start of World War II, Azio and Komume Sogo were sent to an internment camp in Colorado; they returned to the Lieta Street property where they farmed row crops like lettuce. In 1953, they were among the first Japanese natives to become naturalized citizens of the U.S. in San Diego and thus could obtain ownership of the land.
The Sogos built a Minimal Traditional style house which remains, but isn't part of the historic designation of the parcel, and will be torn down.
Because of the historic designation, the project stopped cold as revisions were weighed. Finally, the applicants agreed to include a storyboard and four-foot by 15-foot interpretive sign at the entry fronting Morena Boulevard.
Then they hit another snag: to make the signs publicly accessible would require a public access easement throughout the property.
"There were many, many months of delay to get us here today but it was a valuable process," allowing more understanding of the site's history, the applicant said.
Staff recommended approval, saying the proposal is consistent with the general plan and community plan, meets the allowed density, provides enough parking, and meets the landscaping requirements of the land development code.
"In addition, it would further the city's affordable housing goal."
Commissioners, however, weren't satisfied with the landscaping and felt the project wasn't in tune with the single-family homes around it. They requested it be continued until Sept. 24 so changes could be made.
Frustrated, the applicant asked if he would have to remove a story to gain approval, but were given no advice except to revise and return.
Commissioner Kelly Moden called it "a great example of a small lot project" and pointed out that it already sits next to a large multistory development.
"Neighbors should be happy it's condos, not renters."
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