By Dave Roberts
How would you feel if your neighbor wanted to build a home that’s three times larger than the law allows? Angry? Incredulous?
You would probably wonder how the neighbor could ask for so much. That’s what many Carmel Valley residents have wondered for nearly five years — how could a project that’s nearly three times bigger that zoning laws allow ever gain traction?
Welcome to the One Paseo controversy.
One Paseo, a proposed commercial and residential development on El Camino Real at Del Mar Heights Road, runs counter to city zoning laws. The project is three times too big. Just imagine a project that’s five times the size of the Del Mar Highlands center, right across the street. That’s One Paseo.
Despite formal objections and widespread hand-wringing among many residents and community groups, plans for One Paseo are heading to the San Diego City Council for a vote on Feb. 23.
In the meantime, in letters and phone calls, I am urging council members to vote against One Paseo, to side with local residents who wish to protect their safety and quality of life and to uphold the laws of the land.
I represent Carmel Valley and much of the north coast as a county supervisor. Although I have no vote on One Paseo, I have testified against the project at community meetings because I have heard objections from hundreds of constituents.
Many of them feel like I do. They support responsible, thoughtful development and amenities that serve families. Any such amenities from One Paseo, however, would not compensate for the extraordinary burdens the project would place upon streets, schools and other public facilities.
The numbers speak for themselves.
Carmel Valley’s community plan calls for 510,000 square feet of office and retail space on the site; the developer, Kilroy Realty, has applied for a 1,454,069-square-foot project. That’s nearly three times the building space allowed under current zoning. Don’t forget that Kilroy’s original proposal was for a project four times bigger than the zoning permits.
Existing zoning does not permit housing on the site; One Paseo calls for 608 multi-family units. Will Carmel Valley’s schools be able to accommodate kids from those units?
And traffic? Kilroy’s own estimates place daily vehicle counts at levels nearly four times higher than those permitted under current land-use policies.
Families west of Interstate 5, in the City of San Diego communities of Del Mar Terrace and Del Mar Heights, are understandably worried about what the gridlock would mean for fire and police response times. Even today, some critics say Fire Station 24 consistently fails to meet response times.
Commuters who depend upon Del Mar Heights Road and portions of El Camino Real and Via de la Valle should be worried. Very worried. Studies show traffic delays would be significant and unmitigable on those roads and the freeway ramps that serve them.
Traffic shows no sign of waning in Carmel Valley, where public transit is not expected until 2035 and where more housing, in nearby Pacific Highlands Ranch, will open much sooner.
Who will pay for the burdens One Paseo places upon streets and other infrastructure? Critics point to the developer’s own documents to show that taxpayers would need to shoulder millions of dollars in infrastructure costs.
We are in the midst of a historic drought. Where will the water come from to support this project?
The appearance of a project is a matter of taste. In my opinion, One Paseo’s plans for multiple, 170-foot-tall buildings are inappropriate for Carmel Valley.
Earlier this month, the Del Mar City Council approved issuing a letter of opposition bearing Mayor Al Corti’s signature. The Solana Beach City Council took similar action in December.
An appropriately-sized One Paseo could be a great addition to Carmel Valley. The current proposal is not, and the residents of Carmel Valley and surrounding communities deserve better.
Dave Roberts represents the Third District on the San Diego County Board of Supervisors.