Recommendations Affecting the University Heights Neighborhood that Overlap Both the Uptown and North Park Community Planning Areas

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1 October 21, 2010 William Anderson, Director City Planning and Community Investment City of San Diego 202 C Street, MS 5A San Diego, CA RE: Recommendations Affecting the University Heights Neighborhood that Overlap Both the and North Park Community Planning Areas Dear Mr. Anderson: As the City of San Diego updates the and North Park Community Plans, the University Heights Historical Society requests that the City adopt and incorporate the following measures for University Heights into both these plans. Our recommendations are based upon meetings of the University Heights Planning Committee and the University Heights Community Development Corporation, both of which are comprised of North Park and property owners, and upon a survey of residents and businesses in University Heights. The following is a summary of our recommendations; a variety of maps and documents are attached which provide more specific recommendations for these areas. Land Use, Zoning and Height Preserve existing neighborhood oriented areas that have a wide variety of housing types and that physically define the neighborhood development pattern over time. Establish Land Use, Zoning, and Height recommendations as outlined in the attached table and map. Conservation Areas Building on the proposal by the City in the 2007 Historic Survey, develop and implement Conservation Area Overlay Zones in each area to protect existing character in specific areas of University Heights, while planning for new construction that is compatible with the existing neighborhood.

2 Historic Preservation Promote historic preservation by establishing new and expanding existing historical districts. Building on recommendations by the City for a potential West University Heights Historic District, we recommend the establishment of four additional potential districts (Spalding Place, Valle Vista, Lincoln Street Annex to the West University Heights Historical District, and the Educational Complex) and expanding the boundaries of the Shirley Ann Place Historic District. Attached please find the following documents with specific recommendations for each of the forgoing areas: Map showing recommended changes in zoning and height restrictions Table describing recommended changes in zoning and height restrictions Map showing existing, city-proposed, and community-proposed historic districts and conservation areas Urban Design Guidelines Draft Council Policy on Conservation Areas Results of University Heights Neighborhood Survey We would be pleased to meet with you to discuss and answer any questions concerning these recommendations. We believe that both the University Heights and North Park communities wholeheartedly support these recommendations and look forward to working with you to make them a reality. Thank you for your consideration. Sincerely, Kristin Harms Mary Wendorf Ernestine Bonn Chair Vice-Chair Founding Member Cc: Councilmember Todd Gloria Steve Hill, City of San Diego Land Use and Housing Committee Consultant Rob Steppke, Chair, North Park Planning Committee Leo Wilson, Chair, Planners

3 UNIVERSITY HEIGHTS AND NORTH PARK Existing, City-Proposed, and Community-Proposed Historic Districts and Conservation Areas ADAMS AVE MADISON AVE MEADE AVE NORTH PARK UNIVERSITY HEIGHTS UNIVERSITY AVE LANDIS ST UPAS ST KEY -North Park Planning Area Boundary University Heights Boundary North Park Boundary Existing historic districts City-proposed historic districts Community-proposed historic districts Community-proposed residential conservation areas Community-proposed commercial conservation areas

4 UNIVERSITY HEIGHTS Recommended Changes to Zoning and Height Restrictions UNIVERSITY HEIGHTS 1 ADAMS AVE MADISON AVE. 2 5 Georgia Florida Alabama MONROE AVE. 1 MEADE AVE. MEADE AVE 6 3 EL CAJON 4 LINCOLN UPTOWN NORTH PARK UNIVERSITY AVE KEY University Heights Boundary -North Park Planning Area Boundary Single family residential, R1-7, 1 to 2 story height limit Low medium multi-family residential, MR-3000, 1 to 2 story height limit Medium multi-family residential, MR-1500, 30 foot height limit Medium high multi-family residential, MR-1000, 30 foot height limit Commercial district, MR-1500, 30 foot height limit San Diego Unified School District, MR-3000, 30 foot height limit

5 University Heights Planning Committee Recommendations for the Community Plan: Land Use, Zoning, and Heights Area Description of Map Areas Recommended Zoning Recommended Heights Planning Area 1 Single Family Refer to UH Map as there have been a number of changes increasing the Single Family designation R -1-7 add Maryland/ Lincoln/Johnson/Hayes; east/west streets: Madison/Monroe/Meade/ Van Buren; Tyler east to Cleveland. The west end of Adams to alleykeeping commercial use from alley to Park Blvd. 1 2 Stories - conforms to built environment 2 Low Medium Multi-Family Refer to UH Map 3 Medium Multi-Family Res. Refer to UH Map MR-3000 (2 on 1 lot) with second dwelling unit built behind to retain a sf character to the street front. No lot consolidation. Areas have remained stable within this designation. MR-1500 (15-29 DU/Ac) No lot consolidation 1-2 Stories conforms to built environment 30 Height Limit conforms to built environment 4 Medium High Multi-Family Res. North side Washington St.: Normal St. to Maryland St. Refer to UH Map 5 Park Blvd. Commercial Area Adams Ave. to Lincoln Ave. both sides. Recommended Conservation Area. Refer to UH Map MR-1000 (29-44 DU/Ac) If lot consolidation, then discretionary. MR-1500 Mixed-Use (CN-3 or CV-3 Zone that would provide and add to best neighborhood uses currently in place.) East side is in NP Planning Area and both sides should reflect a mirror image. 30 Height Limit (2-3 stories). Not suitable for Mixed-use in this area because of the traffic constraints. 30 Height Limit The height of new construction should relate to the height of existing development. Abrupt variances in scale between large commercial & adjacent residential should be avoided. 1

6 University Heights Planning Committee Recommendations for the Community Plan: Land Use, Zoning, and Heights Area Description of Map Areas Recommended Zoning Recommended Heights Planning Area 6 San Diego Unified School District/Ed Center Proposed Historic District with Teachers Training Bldg. Annex 1 as site for future UH Branch Library Institutional Overlay Zone with underlying zone MR-3000; Site has a number of historically significant buildings. A Historic Survey is on file with City. 30 Height Limit conforms to built environment. 7 El Cajon Blvd. east from Park Blvd. to Texas St. both sides MR-1000 Mixed- Use Residential 3 4 Stories Set-back 2 nd Floor North Park 8 East of Park Blvd. from Lincoln on the South to Adams on the North (all North to South Sts) Georgia, Alabama, Mississippi, Louisiana. Florida from Meade to Adams Ave. 9 Florida St. - North of El Cajon Blvd. to Meade Ave. on the east side. MR Stories North Park MR Stories North Park 2

7 University Heights Urban Design Guidelines Combined Outline for Historic Preservation and Community Character Elements October 2010 We recommend the following items for inclusion in the update of the Community Plan and where applicable in the Update of the North Park Community Plan. I. Historic Preservation Element a. Goal of the Historic Preservation Element University Heights first subdivision was recorded on August 6, 1888, and its early development was influenced by the proposed location of a branch of the University of Southern California. However, the failure of that educational body did not deter the location in 1898 of the San Diego Normal School on that site. The site to this day is an educational complex comprising the San Diego Unified School District offices, Birney Elementary, the remnants of the San Diego Normal School; namely, the Nationally designated Teachers Training Building, as well as other significant structures. The community has completed an historic survey of this site as well as the local designation of the Adams Avenue Car Barn property now the Trolley Barn Park, and the vestiges of the Mission Cliff Gardens - an earlier version of Balboa Park. University Heights is a village in and of itself, and one of the early streetcar suburbs. The goals of the historic preservation element are (1) Continue to advance the preservation and designation of the unique historic and architecturally significant homes, commercial and institutional buildings, streetcar lines, streetscapes, landscapes, viewscapes and other historic resources; (2) Implement Conservation Areas and Historic Districts in University Heights; and (3) Maintain the community s unique historic character. b. Introduction to Preservation Element i. The Community Plan should include a local context statement and history of University Heights. ii. There should be a description of the existing environment, including designated resources, and historical districts. c. Implementation Plan i. Complete the Historic Survey and the North Park Historic Survey using State approved status codes. Address those areas historically defined as University Heights Subdivisions that overlap into the North Park Planning Area, and identify potential historic districts and other historical resources. ii Process historic districts based on results of the completed and North Park Surveys that list University Heights subdivisions, and adopt tailored design guidelines for historic districts. iii. Encourage any infill development to be sensitive to the character and scale of existing identified historical resources impacted by such development by adopting: 1. Height limits in mixed-use and commercially zoned areas that are sympathetic to existing low-scale nature of the neighborhood and do not overwhelm adjacent residential areas. 2. Respect the main street or village streetscape that gives the University Heights Business District its distinct character by 1

8 University Heights Urban Design Guidelines Combined Outline for Historic Preservation and Community Character Elements October 2010 implementing design guidelines for mix-use and commercially zoned areas. iv. Retain the existing single family structures that are being utilized in the business district as commercial enterprises that fit within the allowable land uses. v. Encourage adaptive reuse to preserve historic resources. vi. Require recycling of building materials and interior architectural accessories from demolished older properties. vii. Install historic acorn style street lighting. An economically feasible time would be when utility under-grounding occurs. viii. Require replacement of sidewalks with the historic sidewalk scoring patterns, coloration, and texture. Retain historic contractor stamps by saw cutting for placement as close as possible to original location. Preserve original sidewalks when possible also sidewalk stamps and property line markers. II. Community Character Element a. Goal of the Community Character Element University Heights is one of the early streetcar suburbs and maintains its original village character. We recommend that the Community Plan contain guidelines for specific elements that will preserve the character of the early development pattern that was and still is present. This pattern matches the Neighborhood/Community Center factors in the 2008 General Plan s Land Use and Housing Planning Element as follows: i. Neighborhood-oriented areas unique to the community in which they are located; ii. Variety of housing types and rents/prices, including multi-family residential uses; iii. Including some structures with office or residential space above commercial space; iv. Public facilities such as schools, libraries, or other community facilities; v. Inviting, accessible, and attractive streets and public spaces; vi. Public gathering spaces and/or civic uses, including public parks, community meeting spaces, outdoor gathering spaces, open space areas that contain desirable landscape and streetscape design amenities, or outdoor dining and market activities; vii. Local commercial uses and local offices; viii. Integrated to the maximum extent possible in order to encourage a pedestrianoriented design and encourage transit ridership; ix. Increasingly connected to other villages by an expanded regional transit system. b. Implementation Plan i. Preserve existing neighborhood oriented areas that have a wide variety of housing types and that physically define the neighborhood development pattern over time. 2

9 University Heights Urban Design Guidelines Combined Outline for Historic Preservation and Community Character Elements October Preserve existing single-family neighborhoods, including homes in areas zoned multi-family; 2. Modify the Land Development Code/MidCity Planned District Ordinance Zoning Regulations to preserve the existing development pattern that has historically defined University Heights. Use the original built environment as the standard: maintain setbacks, FAR, lot coverage, architectural fenestrations, footprint, height, and street patterns of the original sub-divisions; 3. Maintain single-family character on the street by requiring new development behind front home. Require same scale & height when building on back of property. 4. Require pedestrian friendly front yards, porches, and windows that provide a view on the street for safety; i.e. eyes on the street. 5. Use quality natural building materials, and require wood doors and windows (no vinyl windows) when restoring, remodeling or adding additions to older homes. 6. Disallow lot consolidations in residential areas, and require discretionary review in the business district. ii. Develop and implement Conservation Area Overlay Zones including those areas that overlap into the North Park Planning Area boundaries, and: 1. Define ways to conserve existing character while planning for new construction that is compatible with existing neighborhood; 2. Establish design guidelines and review process; 3. Include heightened scrutiny for demolition in Conservation Areas; 4. Map-out proposed Conservation Areas. iii. Protect and increase inviting, accessible, attractive streets, public spaces and public gathering places. Protect, manage, and acquire natural canyon, open-space areas and view corridors, and: 1. Utilize paper streets to establish trails and add to open space; 2. Provide green spaces in multi-family developments for dog runs; 3. Protect and manage public parks; acquire and develop park space to bring University Heights closer to compliance with General Plan standards for park acreage; 4. Establish landscaping guidelines and standards for public right-of-ways in the residential and commercial zones; determine trees for each street parkway and plant as a community project; 5. Provide appropriate traffic calming along thoroughfares and neighborhood collector streets in University Heights; 3

10 University Heights Urban Design Guidelines Combined Outline for Historic Preservation and Community Character Elements October Build safe walkways and bike paths to connect University Heights to Hillcrest over Hwy 163 and down Texas Street to Mission Valley. 7. Increase on-street parking to offset business and residential deficiencies; 8. Maintain public furniture and trash/recycling receptacles; 9. Establish guidelines and limits for billboards, outdoor advertising and signage; 10. Encourage use of the City s Storefront Improvement Program; 11. Promote public art where feasible with community input. iv. Support community character through appropriately designed local commercial uses and local offices, including office or residential space above commercial space, and: 1. Establish and enforce appropriate maximum building heights in commercial and mixed-use area zones of University Heights in both the and North Park Planning Areas; 2. Support development, redevelopment, adaptive reuse and continued existence of commercial areas that can serve as public gathering or community center spaces especially dining and market areas especially on south side of Adams Avenue from SE corner of Alabama to Park Boulevard; from Park Boulevard on east and west sides to Lincoln Avenue mirror image on both and North Park sides of Park Boulevard; 3. Ensure sufficient parking facilities in new commercial projects (No Tandem Parking). Monitor and increase parking for existing commercial areas as needed in order to avoid impacts to the adjacent residential neighborhoods; 4. Disallow tandem parking in new development in University Heights. Require one full parking space per bedroom in multi-family units. 5. Process condo conversions as discretionary projects to ensure appropriate design, compatibility and landscaping. v. Support pedestrian-, bicycle- and community appropriate mobility options and transit alternatives to improve safety. vi. Define boundaries of University Heights and unite community into one planning group. 4