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Opinion: City needs to have coherent rules on ‘transit-oriented’ projects

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Opinion: City needs to have coherent rules on ‘transit-oriented’ projects


On March 7, 2023, as part of Mayor Todd Gloria’s 2022 Land Development Code Update, five San Diego City Council members voted to adopt the “Sustainable Development Area” (SDA) to apply to local San Diego zoning programs, including the Bonus ADU Program and Complete Communities. The council’s declaration that housing built up to a full mile from transit is “transit-oriented development” is unique to San Diego and unsupported by any academic or professional research.

Before the creation of the Sustainable Development Area, the city used Transit Priority Areas (TPAs) to define transit-oriented development. Transit Priority Areas were mapped as one-half mile from major transit stops “as the crow flies.” This measurement was always problematic because it didn’t consider natural or manmade barriers, including canyons and freeways, and resulted in real-world walking distances up to three miles from transit stops.

In 2022, the Planning Department finally acknowledged this absurdity and invented the Sustainable Development Area, which is one-mile walking distance from existing or planned transit, and declared this a reasonable walking distance for transit-oriented development (TOD). But the real motive for substituting the one-mile distance is not to increase transit use — which it doesn’t — but to preserve and even increase the area eligible for the Bonus ADU Program.

Neighbors For A Better San Diego shared research with our elected officials confirming that truly “walkable” transit is located no more than one-half mile unimpeded from a major transit stop.

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We presented SANDAG data showing that 92% of San Diegans who use public transit walk a half-mile or less to a transit stop. We also proved that San Diego would be ineligible for most transit-oriented development grants, which limit walking distance to transit to one-half mile. Still, the City Council embraced the discredited definition of “transit-friendly” as being a full mile from a transit stop.

The city is two years into its blind commitment to the “Sustainable Development Area.” Roughly half of permitted Bonus ADU projects are located more than a half-mile from transit, which makes their residents vehicle dependent.

And this one-mile-from-transit SDA policy is totally at odds with state and local definitions of transit-oriented development.

For example, California ADU Code 66322 prohibits local entities from requiring parking for tenants “where the accessory dwelling unit is located within one-half mile walking distance of public transit.” Clearly this establishes that the state considers one-half mile walking distance the appropriate measure of transit-oriented development.

To be eligible for California’s Transit-Oriented Housing Development Program, a project must be “within one-half mile from a Qualifying Transit Station… along a walkable route. The walkable route… shall be free of negative environmental conditions that deter pedestrian circulation, such as barriers; stretches without sidewalks or walking paths; noisy vehicular tunnels; streets, arterials or highways without regulated crossings that facilitate pedestrian movement; stretches without shade or cover; or stretches without lighted streets.”

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In addition, San Diego adopted the following definition for transit access in its 2022 Transportation Study Manual:

“Access to transit is defined as transit being located within a reasonable walking distance (½ mile) from the project driveway.”

Finally, San Diego’s Draft 2024 Edition Street Design Manual defines Transit-Oriented Development (TOD) as 2,000 feet (0.38 miles) from transit:

“A mixed-used [sic] community within a typical 2,000-foot (600 m) walking distance of a transit stop and core commercial area. The design, configuration, and mix of uses emphasize a pedestrian-oriented environment and reinforce the use of public transportation without ignoring the role of the automobile.”

San Diego’s Transportation Study and Street Design Manuals concur that transit-oriented development is one-half mile or less from transit. This undermines the Planning Department’s unsupported contention that one-mile walking distance from existing or planned transit qualifies as transit-oriented development.

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That’s why the bogus “Sustainable Development Area” should be deleted from San Diego Municipal Code. Instead, the “Transit Priority Area” should be updated to one-half mile walking distance from existing transit as the appropriate measure of transit-oriented development, consistent with city of San Diego, California, national and international standards, and plain old common sense!

Givot is vice chair of Neighbors For A Better San Diego and lives in El Cerrito.



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San Diego, CA

Let the Signature Gathering Begin: Coalition Pitches Sales Tax for Border Sewage, Child Care

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Let the Signature Gathering Begin: Coalition Pitches Sales Tax for Border Sewage, Child Care


Two labor unions and a child care advocacy group on Friday filed a proposed countywide sales-tax hike they’ve dubbed the Protect San Diego County’s Health & Safety Act with the county Registrar of Voters in hopes of making the November 2026 ballot. 

The proposed half-cent sales tax measure – which would raise a projected $360 million annually – aims to fund health care, child care, solutions to the Tijuana River sewage crisis and public safety. 

The Service Employees International Union Local 221, child care advocacy group Children First San Diego and Cal Fire Local 2881 expect to start collecting signatures next month.  

“We’re taking urgent action on the biggest health and safety threats San Diego County is facing – Tijuana River toxic sewage, strained 911 response, working families losing healthcare, childcare, and even the basic food they need to survive,” SEIU 221 President Crystal Irving wrote in a statement. “Our coalition is determined to give voters the power to choose a safer, healthier future and starting soon we’ll be out in every community gathering signatures and working with neighbors to protect San Diego County families.”  

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Proposed ballot language submitted to the Registrar of Voters Friday describes a slew of causes that proponents aim to support with a half-cent sales-tax increase. Up to 60 percent of funding – the equivalent of $261 million annually – could back child care and health services for children, health care for uninsured or underinsured people, food aid including staffing for CalFresh eligibility workers in the county, in-home health services and affordable health care. 

Nearly 23 percent – or roughly $81 million annually – would go toward combating the Tijuana sewage crisis, with at least 20 percent of this share of funds directed toward infrastructure projects to “stop sewage flows from Tijuana into the United States or through the Tijuana River Valley.” The measure says the funding could also address related health issues and protect local waters from pollution. 

Nearly 18 percent – or almost $63 million annually – could back public safety services, wildfire prevention and crisis response.  

Proponents also capped administrative costs at 1.5 percent, or about $5 million annually. 

The proposed measure also calls for an 11-member citizens oversight committee to conduct annual audits and bars spending on politicians’ salaries, lobbyist contracts or government office renovations. 

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The citizen-backed effort is separate from the subcommittee work that county Board Chair Terra Lawson-Remer and Vice Chair Monica Montgomery Steppe are queuing up to hash out ways the county might bring in. The county faces an estimated $300 million annual budget hit tied to federal cuts. The county is set to hire and pay consultants up to $500,000 as part of that effort to conduct polling and research on potential measures to raise taxes and other possible ways to increase revenues that may require changes to other policies. 

In a Friday statement, Lawson-Remer lauded the proposed citizen measure. 

“This San Diego County Health & Safety citizens initiative offers a key tool that voters could choose to support in order to defend our community and our values: to keep our water clean, to keep our hospitals open, and to make sure firefighters and first responders have the resources they need when the next wildfire hits,” Lawson-Remer wrote. “When Washington walks away, our community refuses to look the other way.” 

The decision to proceed with a citizens’ measure doesn’t rule out a potential future measure pushed by county supervisors. Yet Lawson-Remer’s quick endorsement shows she’s eager to see a citizens’ group push a measure forward that only requires a simple majority for a ballot victory. 

The coalition behind it will face an uphill battle to persuade skeptical voters already facing an avalanche of rising costs – and to get on the ballot in the first place. 

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Courtney Baltiyskyy of Children First San Diego said the coalition expects to hit the streets in January to try to collect at least 140,000 signatures. They’ll need to deliver at least 102,923 valid signatures to get on next November’s ballot. 

The county coalition also expects to have some competition next November.  

The coalition that includes Laborers Local Union 89, Carpenters Union Local 619, and Rebuild SoCal are rallying behind a one-cent sales tax hike for city of San Diego for infrastructure repairs, wildfire prevention, pipe repairs for clean water and more.  

Both coalitions have recently circulated polls testing voters’ appetite for separate city and county measures and shared some intel.  

Their intel-sharing follows the November 2024 demise of Measures E and G, separate city and countywide sales-tax proposals. San Diego politicos are skeptical voters would support two sales-tax hikes.  

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The results of an initial poll of city voters conducted around Labor Day on the city measure suggested both city and county measures suggested a challenging climate for proposed tax increases. 

Results obtained by Voice of San Diego show 57 percent of the 776 voters polled said they thought the county was on the wrong track and 60 percent said the same of the city.   

Baltiyskyy said Friday the countywide coalition believes it has a path to victory – and that support for it will grow as voters and local organizations learn more. 



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Four suspects jailed in beating death of 59-year-old man in Linda Vista

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Four suspects jailed in beating death of 59-year-old man in Linda Vista


A San Diego Police cruiser. Photo by Chris Stone

Four suspects were behind bars Friday for allegedly beating a man to death two months ago during a fight at Linda Vista Park.

Arrested Wednesday on suspicion of murder in connection with the violent death of 59-year-old Ruben Rimorin were Juan Garcia Alavez, 21, Juan Manuel Lopez, 26, Brian Reyes, 20, and Franklin Joseph Tuell, 21, according to the San Diego Police Department.

Rimorin was found gravely injured about 3:45 a.m. Oct. 18 on a sidewalk in the 6800 block of Osler Street, just west of the park, SDPD Lt. Chris Tivanian said. Paramedics tried in vain to revive the victim before pronouncing him dead at the scene.

It remains unclear what sparked the deadly fight.

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The suspects were being held at San Diego Central Jail without bail pending arraignment, scheduled for Friday afternoon.

–City News Service




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Coastal Commission ruling opens door to development of National City waterfront

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Coastal Commission ruling opens door to development of National City waterfront


National City’s Pepper Park can soon expand in size by nearly 50%, thanks to a ruling this week by the California Coastal Commission to approve the National City Balanced Plan.

The approval of the plan at the CCC’s Wednesday meeting, developed by the Port of San Diego, means that not only will the popular park have the ability to increase in size, big changes are coming for commercial, recreation and maritime uses on the National City bayfront.

“We are grateful to the California Coastal Commission for its support of the National City Balanced Plan,” said Danielle Moore, chair of the Board of Port Commissioners. “The progress we have made has been anchored in tireless collaboration with the community, business leaders and, of course, the city of National City. It’s about bringing more recreational opportunities to the bayfront while also streamlining and strengthening maritime operations, and we are eager to bring these projects to life.”

Other components of the balanced plan include:

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  • Realigning Marina Way to serve as the buffer area between commercial recreation and maritime uses
  • The closure of Tidelands Avenue between Bay Marina Drive and West 32nd Street, and West 28th Street between Tidelands Avenue and Quay Avenue, around six acres, to increase terminal efficiency by eliminating redundancies
  • The development of a recreational vehicle park, tent sites, cabins and the “ultimate development of up to two hotels with up to 365 rooms, as well as dry boat storage,” a port statement read
  • A connector rail project to connect the existing rail and loop track located on the National City Marine Terminal to additional rail car storage spots at the existing Burlington Northern Santa Fe National City Yard east of the National Distribution Center

The Board of Port Commissioners must accept the CCC’s certification, then the port and city can begin the process of completing the above projects.

“I am proud of the work we have done to help create a lasting legacy for National City, the Port of San Diego, and the entire region,” said Port Commissioner GilAnthony Ungab. “Nearly a decade in the making, this plan balances the interests of the community and many other stakeholders, addresses public access, maritime, and recreation uses, and expands waterfront access in my community.”

The National City Bayfront is 273 acres of waterfront land and 167 acres of water, and includes the National City Marine Terminal, Pepper Park, Pier 32 Marina, the Aquatic Center and pieces of public art.



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