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Planning Department
Balboa Avenue Station Area Specific Plan
Pacific Beach Planning GroupNovember 27, 2018
Planning Department
• Specific Plan Overview
• Proposed Land Uses
• Proposed Mobility
Improvements
• PBPG Review and Response
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Presentation Agenda
Planning Department
• Implements General Plan City of Villages Strategy
• Capitalizes on the Mid-Coast Trolley Extension
• Increases housing capacity in a Transit Priority Area
• Improves bicycle and pedestrian mobility and access to the Trolley Station
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Overview
Planning Department
Identify multi-modal improvements to:
• increase bicycle, • pedestrian, and • transit access to the station.
Establish goals and policies to: • guide future public and private
development• establish transit-oriented
development
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Guiding Principles
Planning Department
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Adjacent Planning Efforts
Planning Department Transit Priority Area
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Planning Department
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Proposed Land Use Map
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Planning Department
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Access to Balboa Trolley Station
Planning Department
• Access to trolley Station
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Access to Balboa Trolley Station
Planning Department
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Access to Balboa Trolley Station
Planning Department
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I-5 Underpass Pedestrian/Bicycle Improvements
Planning Department
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Existing Condition Garnet Avenue/I-5 Undercrossing (Looking west)
I-5 Underpass Pedestrian/Bicycle Improvements
Location of Potential Improvements
Planning Department
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I-5 Underpass Pedestrian/Bicycle Improvements
Conceptual Improvements: Shared Multi Use Paths
Planning Department
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Example Improvement – Lomas Santa Fe Drive – Solana Beach
I-5 Underpass Pedestrian/Bicycle Improvements
Planning Department
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Existing ConditionGarnet Avenue/I-5 Undercrossing (Looking east)
I-5 Underpass Pedestrian/Bicycle Improvements
Location of Potential Improvements
Planning Department
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Conceptual Improvements: Shared Multi Use Paths
I-5 Underpass Pedestrian/Bicycle Improvements
Planning Department
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Bicycle & Walk Distances & Time
Mission Bay Park
Planning Department Shared Multi Use Paths
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Planning Department
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Shared Multi-Use Path Example
Planning Department
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Roadway Improvements
Shared Multi-use Paths along commercial corridors
Planning Department
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Roadway Improvements
Shared Multi-use PathsGarnet Avenue & Mission Bay Drive Rendering
Planning Department
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Mobility Connections
Introducing a grid network to break up an existing superblock
Planning Department Pedestrian Linkages
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Planning Department
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Existing Conditions
Mission Bay Drive & Grand Avenue Improvements
Planning Department
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Proposed Improvements
Mission Bay Drive & Grand Avenue Improvements
Planning Department
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Rose Creek Interface
Opportunity for a Pocket Park
Rose Creek
Pocket Park
NO
RTH
Existing Bicycle Path
Planning Department
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Commercial Design and Streetscape
Conceptual Rendering
Planning Department
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Residential Design and Streetscape
Conceptual Rendering
Planning Department
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Mission Bay Drive and Magnolia Avenue
Existing Condition
Planning Department
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Mission Bay Drive and Magnolia Avenue
Conceptual Rendering
Planning Department
• Land Use• Mobility• Eco-District
Compatibility
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PBPG Letter
Planning Department
• 1.a. The PBPG supports the draft plan policies for housing type and density. Adequate infrastructure must be assured before increased housing density is permitted.
• 1.b. The draft plan must emphasize creating employment opportunities/growth within the project area in the form of office space and live/work space.
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PBPG Letter – Land Use
Planning DepartmentOpportunities for Office and Live/Work
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Planning Department
• 1.c. New development on Rose Creek must celebrate the creek, not turn its back on the Creek.
• 1.d. Rose Creek must be dedicated parkland and funded by the City for park services
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PBPG Letter – Land Use
Planning Department
• 2.a. Prioritize an expedited timeline for funding improvements on Garnet Avenue.
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PBPG Letter – Mobility
Planning Department
• 2.b. Provide a safe bicycle route from the Balboa Station to the bike routes West of Rose Creek and North of Garnet Avenue.
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PBPG Letter – Mobility
Planning Department
• 3. Require all development to be compatible with the EcoDistrictPrinciples.
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PBPG Letter – EcoDistrict Compatibility
Planning Department
PBPG/Public Comment
