CACC & CACPB
working together for our neighborhoods
Capstone Development Partners LLC presented revised plans for a 94 unit apartment building/374 bed dormitory proposed to be built at 5030 College Avenue. The meeting was held at their request in advance of an official resubmittal to City Planning Department. The resubmittal is expected to occur within the next calendar month.
The meeting was advisory only; no vote or action was requested of the Project Review Subcommittee.
Six members of the sub-committee were in attendance. Capstone had about seven or eight staff and consultants in attendance. About 30 or 40 community members were also in attendance.
The following comments were raised:
(This report lists these comments in no particular order)
- A sample lease was requested so that community members could gauge effectiveness of proposed control measures for future tenants.
- Concern was expressed that no mechanism existed for a limitation on the number of beds allowed in the proposed structure. Applicant responded by suggesting a willingness to sign a binding agreement limiting number of students allowed in individual units.
- Solar panels were suggested to increase building sustainability.
- Complaints were made about the proposed building’s bulk, scale, proximity to single-family residential structures, and possibility for casting shadows over existing residents and their properties.
- Concern was expressed about type, nature, and density of proposed landscaping.
- Concern was expressed about the perceived lack of on-site parking and the design of the parking structure, which seems to propose a majority of tandem parking units.
- A copy of the SDSU Housing Guidelines was requested since the applicant reported that it would rely on said guidelines in order to determine appropriate rules of behavior for future tenants.
- It was requested that the applicant determine whether the SDSU Police would be first-responders since the property in owned by the SDSU Foundation.
- A complaint was made about existing problems with existing sewer systems, with the implication that said systems will not be able to handle new demand from the proposed structure.
- Concern was expressed about the need for storm water management systems to ensure that downhill neighbors would not be subjected to increased run-off.
- Concern was expressed about the likely increase in criminal activity. Questions were raised about site access control procedures and the use of security cameras.
- Traffic studies were requested. Several traffic concerns were noted. First, vertical and horizontal sight distances on College Ave. at the location of the proposed driveway were noted. Second, need for barriers to prevent illegal left turns onto and off of the site was questioned. Third, neighbors on La Cresita Drive expressed alarm that new tenants would use their street to make left-turns to NB College Ave. Fourth, neighbors to the immediate east expressed concern that new residents would use Pontiac as a route to the north and east of the site.
- Sound impact studies were requested. These studies should be conducted while SDSU is in session in order to reflect a more realistic ambient noise condition experienced by most residents for most times of the calendar year. The studies should also take parking structure noise into consideration.
- An odor study was requested that took into account the fumes from the proposed parking structure. Similarly, placement of the vents was questioned by residents living in proximity to the proposed structure.
- On-site 7/24 management of tenant behavior was requested. It was suggested that neighbors be given telephone numbers of said managers so that real-time complaints could be called in and resolved in a timely manner.
- Concern was expressed about the possibilities the construction of the proposed structure could lessen surrounding property values.
- Questions were raised about the distance between the proposed structure and existing houses. Specifically, residents wanted to know the angle at which they would be looking at the new structure from their properties. This implies the need for a visual analysis from the neighborhood of Tierra Baja Drive toward the site.
- Concerns were raised about the inappropriate designation of the project as an apartment building. Assertions were made that the project is in fact a dormitory; thus, current plans do not meet letter or spirit of the City’s Zoning Code.
- Applicant reported that the structure was fully convertible for sorority use and that 11 sororities with 20 to 40 members each could be accommodated.
- Applicant reported that construction will involve the export of 20,000 cubic yards of soil. This was proposed to be accomplished over a three-week period with about 1,400 in-bound trucks at 14cy/truck load.
- It was noted that the property is owned by SDSU Foundation. Capstone proposes to build and operate the structure under a 50-year lease. At the end of the lease, the improvements will go to SDSU Foundation along with the land.
- It was reported at the regular CACC meeting of 12 November, that Capstone would pay approximately $1.500.000 in development impact fees.
End of report.
5030 College Avenue
Community Open House
December 3, 2014
6600 Montezuma Rd, San Diego 92115
New Farmers' Market
South Campus Plaza development
Police Bikes Arrive in College Area
The San Diego Police Department Eastern Division’s C Squad, which patrols the College Area, now has five new bikes to make its patrols more effective.
The specially equipped bikes, which cost $2,000 each, were purchased through a $6,000 donation from Councilmember Marti Emerald’s discretionary budget, and $2,000 each donated by the Alvarado Estates neighborhood association and the College Area Community Council.
Special Report of the CENRP, 2/26/2014
Ann Cottrell, Chair
Code Enforcement and Nuisance Rental Property Committee
This brief report is to acquaint those involved in the governance of the College Area neighborhoods with the extent of over-commercialization existing in RS-1 (single-“family”) neighborhoods, especially those near SDSU. This over-commercialization is due to the large number of rental homes characterized by high tenant turnover and generally high occupancy, called HTHO rentals. A high concentration of transient oriented rentals creates problems on many fronts including noise issues, parking in front yards and reduced on-street parking, trash and poor property maintenance; in short, deteriorating neighborhoods.