After two special meetings ” and countless others ” La Jolla’s vision for future development remains on the drafting board. At a special meeting at La Jolla Recreation Center on Feb. 24, the La Jolla Community Planning Association (LJCPA) finally approved seven amendments to La Jolla’s Planned District Ordinance (PDO) but stalled on recent proposals for greater density.

Last-minute plans to increase base and bonus density and floor area ratio (FAR) within Bird Rock and to allow three stories across La Jolla were returned to the Bird Rock Community Council (BRCC) to consider a deviation mechanism that would allow certain projects to pass through.

Consensus on the last-minute plans remains scarce, however, as some trustees expressed doubt over a variance process. The motion passed 9-5.
“I would rather have the three-story code changed to be the same for everybody than have a rule of variances and special favors for special people,” said trustee Dave Little, who strongly opposes the plan for three stories and greater density. “That’s the worst of all worlds.”
The motion indicated that the BRCC hasn’t had enough time to fully study the last-minute suggestions for increased density, which the community group originally tabled in September after concluding that the implications were too sweeping to consider within the city’s January deadline.
Michael Morton and Mark Lyon first brought their plans for three stories and greater density before the BRCC chair in May of last year and before the community in September. The amendments were originally initiated by the Bird Rock PDO sub-committee, which Morton chaired. After BRCC shelved the changes, Morton and Lyon unilaterally presented the proposals as a separate plan at the PDO meeting on Feb. 6.
Architect Lyon is a business owner in Bird Rock and Morton works for Marengo Morton Architects in La Jolla.
BRCC members felt undercut by the sudden plans that bypassed their community meetings and board. Approximately 100 people packed into the recreation room to protest the impact of increased density on surrounding residents. Two dissenting voices applauded the changes.
Despite the overflow of Bird Rock residents, however, the plan is not only about PDO amendments to Bird Rock. Under the proposals, three stories will increase density in parts of La Jolla as well.
The La Jolla Town Council will hold its own meeting on Monday, March 6 at 7 p.m. to address the changes. The meeting will convene at La Jolla High School’s Parker Auditorium, 750 Nautilus St.

“The proposal represents a significant change to the PDO and should be viewed in terms of La Jolla’s current unfunded public infrastructure needs,” the town council’s announcement said.
LJCPA approved BRCC’s seven amendments to the PDO that will specifically determine how Bird Rock will develop during the next 15 to 20 years. The amendments first distinguished La Jolla Boulevard from other areas in Zone 4, including Pearl Street and Nautilus Street, in order to craft a unique identity for Bird Rock.
In an effort to create a more pedestrian-friendly atmosphere, strip parking in front of buildings is prohibited. Parking lots must now take access off an alleyway or side street. Drive-through businesses, such as fast-food restaurants or banks, are also banned.
Using basements for retail or residential purposes is prohibited. Pedestrians simply aren’t willing to make the extra effort to descend the stairs to browse the store, and the shop suffers, according to Joe La Cava, BRCC member.
Required loading-zone areas were reduced from a minimum of 600 square feet to 420 square feet to reflect the needs of smaller businesses in the area.
As for the Lyon and Morton proposals, most residents are bitterly opposed. While Lyon believes that the issue is about status quo versus progress, residents envision more traffic and less privacy for neighbors who live near La Jolla Boulevard.
La Jollan Daria Ashley lives adjacent to three-story commercial buildings. Three condominiums have a bird’s-eye view into her kitchen and garden, she said. Neighbors feel like they’re “living in a fish bowl,” Ashley said.

Property owners and merchants are not as vocal at meetings, but Lyon has collected 100 signatures from property owners, merchants and residents who support the changes. The split isn’t clear, though. Thirty-six merchants signed a different petition to support BRCC amendments and to claim that BRCC is the group to represent them.

La Jolla’s building stock is 40 to 50 years old, and does not meet earthquake code or many safety standards, according to Morton. La Jolla desperately needs more parking and three-story construction will permit underground parking structures, Morton said. The 30-foot height limit will not change.
“We all need to work together to overcome some of the urban sprawl that has occurred over the past 20 years,” Lyon said. “We all know about the traffic problems and deteriorating infrastructure.”
Lyon and Morton suggest increasing the base density in Zone 4, which includes Bird Rock, Nautilus and Pearl Street, to equal the density allowed in zones 1, 2 and 3 in La Jolla.
Base density allowed in zones 1, 2 and 3 in La Jolla is 1.3 multiplied by the square footage of the lot; it’s 1.0 in Bird Rock. On a 10,000-square-foot lot, a developer could build a 13,000-square-foot building in La Jolla but only a 10,000-square-foot building in Bird Rock.
LJCPA trustee and architect Phil Merten presented a diagram to show potential benefits for increasing density in Bird Rock, including more underground parking and less bulky buildings. The third story would be no larger than 25 percent of the gross floor area to produce a cake-like effect, Morton said.

Three stories may hurt Bird Rock’s independent merchants, though, La Cava said. With three stories, ceilings will decrease from the current 12 to 15 feet to 8 feet, compromising an airy, comfortable interior. While chain stores may not feel the impact, small shops will struggle even more, La Cava said.

Retail may also suffer. Property owners are more concerned with returns from the lucrative real estate market and will be less concerned about the mandated retail space. Sea Haus has not yet filled its retail unit but likely is content with its residential sales, La Cava said.
“It’s an unintended consequence that we ought to be aware of,” La Cava said.
Bird Rock citizens don’t just oppose the changes; they said they also fear that the interests of architects, developers and property owners are swaying the vote. Community members called for trustees who have a financial interest to recuse themselves.
Trustees countered that the PDO is a public policy ” not a project ” and that trustees do not have to recuse themselves.

“It’s very important that not only neighbors and commercial property owners but also that the professionals that have to design and work with these properties are included in the discussion and votes,” LJCPA trustee Robert Thiele said.
La Jolla has 34 amendments pending before the city to update its PDO. District 1 City Councilman Scott Peters is holding the amendments back to give Bird Rock the opportunity to present its own PDO changes. La Jolla’s PDO has not been updated since 1982.
The PDO will go through the city’s Development Services Department, planning department, the Coastal Commission and then San Diego City Council, which will make the final decision. n