There is a groundswell of discontent building in beach communities over SB 10, which seeks to increase housing in transit-oriented areas that some fear is a veiled attempt to increase housing density and height.

A transit-oriented area is defined as being within one mile of an existing bus or trolley line, or within one mile of a proposed bus or trolley line.

“It essentially eliminates the R-1 single-family zoning in these areas,” contends Pacific Beach Planning Group member Steve Pruett, speaking for himself, who issued this warning. “Since it is a state law, it cannot be overridden by local ordinances: It applies regardless of any local HOA rules, or any covenants, conditions, and restrictions.”

Pointing out the City “must choose to enact it (SB 10)” and that Mayor Todd Gloria and the City Council “is in the process of approving it,” Pruett said: “As drafted, a single-family home could be demolished and replaced by a four-plex condo, each with two-to-three bedrooms. Therefore, depending on the size and configuration of the lot, a home that now has three bedrooms and 4-6 occupants could be replaced with a structure with up to 12 bedrooms and 20-24 occupants.”

What consequence could greater housing density have?

“Over time it will destroy single-family neighborhoods, especially near the beach,” said Pruett adding, “Our beach areas will be jammed packed with people and a poor quality of life. There is no accommodation within the plan to provide additional infrastructure: water, sewer, and roads, which will all be negatively impacted, with no plan to mitigate the issues.”

At the June 21 in-person Pacific Beach Town Council meeting, when asked about SB 10’s status, Emily Piatanesi, Mayor Todd Gloria’s spokesperson, said the City is still working out how SB 10 might be tailored to fit San Diego.

“The mayor is supportive of SB 10,” Piatanesi said. “He has said so multiple times. We need more housing. We have a housing crisis right now. We are currently working with our City Planning Department to reconfigure SB 10. The City Planning Commission recently asked to continue SB 10 until August. They’ve asked the City to look for ways that we can incorporate community perspective. Right now is the time to provide your (public) feedback.”

Two beach residents weighed in on the conceivable impact SB 10 could have on planning and zoning throughout the City.

“SB 10 is a dastardly scheme to convert single-family home neighborhoods into overcrowded tenement districts,” said former Pacific Beach honorary mayor Louis Cumming. “The City Council recently voted to expand the area where more dense housing can be built from a half-mile to a full mile from mass transit routes, which includes all public bus routes in existence now ‘and’ projected to be established in future years. This law will permit the building of up to 10-unit apartment buildings right next door to a single-family home, with that new building allowed to encroach on the lot lines delineating property boundaries.

“What will that do to the property value of that single-family home?” asked Cumming, who issued a call to action, “There are no requirements for tenant parking (in SB 10) so vehicles will clutter up street-side curb parking,” he said. “Another ‘big’ issue will be how such large buildings will affect existing water and sewer lines, which currently are not sized to handle the increased demand for water and waste disposal such new construction will add. We need to take a stand now. I’m already seeing yard signs showing SB 10 in a circle with a red line drawn through. Let’s get more of them in our yards.”

“[The City’s] aggressive approach to this (SB 10) is shocking in light of how other cities and communities are looking at it,” said Janie Emerson, president of La Jolla Shores Association. “A few of the major concerns are the lack of off-street parking requirements; no requirement to expand the sewer systems. The current sewer system in the Shores is barely adequate for the current density; There is no expansion of electricity and electrical hookups. We already have alerts and/or rolling blackouts, especially in the summer; and there is no provision for more water. No new hookups and not enough water to provide for 10 times the number of units?”

Concluded Emerson: “Just building more units without realistically addressing these, and many other issues, is irresponsible at best. The infrastructure is just not there. Each community has special needs and issues. A one-size-fits-all approach does not and will not work. Just building trolleys and adding bus routes will not ‘fix things.’”