Solana Beach voters face a momentous decision with Proposition A. Supporters say they want new rules so that new or remodeled homes would be much smaller. Opponents want to keep the current rules in order to preserve the value of their most precious asset – their homes.
Proposition A restrictions would reduce property values of homes in Solana Beach and can make hundreds of existing homes non-conforming, pit neighbor against neighbor, divide the city into “east” and “west” sides each with different rules and drastically change the city's current zoning laws, in place since 1993.
Proposition A, to be decided March 6, represents a major shift with regard to building restrictions in Solana Beach. It establishes a new scaled residential overlay zone, directly affecting about 1,200 homes in six selected neighborhoods west of Interstate 5. This zone would require future homes and remodels in those neighborhoods to be much smaller than allowed today.
The Proposition A formula could mean up to 44 percent less allowable living space on your property. For example, development potential on 4,000-square-foot lots would be reduced by 400 square feet. On lots of 10,000 square feet, houses would be reduced by 800 square feet. For lots of 20,000 square feet, the reduction would be 2,425 square feet. Also, areas not included in allowable living space calculation today such as atriums, garage square footage over 400 square feet (two cars) and some basements would be counted under Proposition A, further reducing your allowable living space.
Creating this new zone would mean that many existing homes in these neighborhoods built in compliance with the city's current zoning laws would instantly become “non-conforming.” That designation is not trivial and could create significant financing, insurance, disclosure and marketability problems for affected homeowners. Despite repeated requests to address this issue, Proposition A's supporters say only that they will deal with non-conformity later. That's asking us to vote on an unknown!
Adoption of Proposition A could expand the city's current discretionary development review permit process to apply to all future residential development within the new zones. This would be the first step to expanding that process throughout the entire city, thus creating more unknown restrictions. In fact, the city published a public hearing notice in December to expand the process citywide for all proposed remodel or new construction projects that use more than 60 to 70 percent of their maximum allowable buildable space.
Council members say they will draft a development tool kit in the future – again, that's asking us to vote for an unknown!
The median sales price of a Solana Beach home in 2006 was $1.2 million. The City Council has never done an analysis on the economic impact of Proposition A. In my opinion, passage of the measure would depress property values over time, negatively affect our property tax base, require higher city staffing and costs, pit neighbor against neighbor, and ultimately degrade the qualities that Solana Beach residents treasure.
It is important to remember that Solana Beach's existing zoning laws were the product of some 50 people making thoughtful decisions after building upon broad community input and consensus. Quite the opposite, Proposition A started at the top with the City Council. There was no broad-based committee from all parts of the community. The apparent goal is for the City Council to have veto power over all residential development in Solana Beach.
Vote No on Proposition A. Send a strong signal to those who wish to dictate arbitrary residential standards to their neighbors. The regulations embodied in Proposition A are not what the city wants or needs.
Solana Beach's existing residential zoning laws work well. Your No vote will tell our public officials that we do not want to give up our property rights in favor of City Council discretion and control. We will not accept ill-conceived and poorly drafted legislation. We do not want to divide our city. All governmental action must be fiscally responsible and must not adversely affect the value of our most precious asset – our homes.
Your vote is critical. Vote No on Proposition A – protect the value of our homes and our property rights.
Kellejian is deputy mayor of Solana Beach.
