Why did you choose the neighborhood you live in?
After budget considerations, my bet is you chose it because there was an overall “look and feel” to it that appealed to you, an indescribable “something” that has to do with the type of houses there, the space between them, the views, the amenities nearby and the feeling you sense about the community. In other words, as real estate agents have been telling us for years, you chose your neighborhood because of “location, location, location.” Now, big real estate brokerage dollars are coming into Solana Beach's Proposition A campaign to make you think that instead of “location” it's square footage alone that matters.
On Tuesday, March 6, the people of Solana Beach will have the opportunity to protect their “location” by voting Yes on Proposition A to enact the neighborhood preservation ordinance.
For years, residents complained to the City Council about the negative effects that oversized homes imposed on their neighborhood. Two years ago, the council decided to do something about it before it was too late. We hired a consultant to review our 20-year-old building codes and the many distinct neighborhoods in Solana Beach. He identified six neighborhoods where some rebuilds have overdone it, stretching to gain views, spanning every buildable inch of the lot, crowding out landscaping and sunlight and compromising the privacy of neighbors. After two years of study, workshops, public hearings and popular support from residents, the council settled on three alterations to our building code.
House size to lot size was adjusted to ensure new and remodeled homes will respect the property rights of neighbors and the integrity of the neighborhood. Large homes can still be built to accommodate the needs of a modern family. On a 10,000-square-foot lot, you can still build a total of 4,100 square feet. Indeed, our allowed house size to lot size will still be much larger than Del Mar's.
Why did we adjust the standard? Solana Beach has very diverse neighborhoods, from beachfront to golf course homes; from planned communities with CC&Rs to older beachy cottages and rural spreads. We had a one-size-fits-all standard. It had to be generous to work for all those neighborhoods, just like if you had to pick one T-shirt size for an entire population. Now that we're addressing individual neighborhoods, we can tailor the standards, or the T-shirt, to a more suitable size.
The second alteration spells out a clearer definition of basements (exempt from house size calculations) to ensure they don't create a three-story look.
Finally, the ordinance clarifies the definition of bay windows so that they (but not rooms that were being called bay windows) can be built into the setbacks.
Contrary to misleading statements made by those attempting to confuse the public, we did not increase setbacks, restrict second stories, or make home builders get a development review permit just because they live in these six neighborhoods. We did not restrict decks or second-story windows, and there is no subjective design review – you can still build in whatever style you choose.
Further, the laws on “legal nonconforming” structures won't change. Just like now, the few homes that already have been constructed in compliance with existing laws but that would exceed new guidelines will enjoy the same ability to refinance and resell their homes, and remodel in the same footprint.
Since 2000, Solana Beach has overwhelmingly elected council members who pledged to preserve and protect our community during these times of extraordinary development pressures, both residential and commercial. Concerns over the Train Station development, the Vons Center expansion, the 125,000-square-foot office building on Marine View as well as oversized homes speak to the same issues. Are we going to protect the desirability of living in Solana Beach or are we going to allow outside interests to redefine and irreparably change our hometown?
This council has proven we listen to all our residents, that we stand behind you in your concerns of maintaining our unique location and beach-side character as we progress. People can buy extra large houses in many places, but a community with a unique sense of place like we have in Solana Beach is hard to find. Preserve our community, and vote Yes on Proposition A!
Heebner is mayor of Solana Beach.
