One Paseo

Postings on the proposed One Paseo, San Diego project by Kilroy at the corner of El Camino Real and Del Mar Heights Road

Where to find One Paseo Info?

Visit the "What Price Main Street?" site for information on the One Paseo project. Sure, the developer has their own website (OnePaseo.com), but it only contains marketing information. For a better understanding of the real impacts, WhatPriceMainStreet.com is your best bet.

Note: This page and it's information are not affiliated with the CV Planning Board.

One Paseo EIR coming Friday, Aug 1, 2014?

We've heard the Final One Paseo Environmental Report (EIR) is going to be released this weekend, possibly Friday, Aug 1, 2014 (although it's been delayed before!) Also, the local Planning Board hearing will likely be on Thursday, August 28, 2014. Please plan on attending this important meeting.

One Paseo meeting NOT in July 2014

One Paseo will NOT be on the CV Planning Board agenda in July, as the Environmental Report is not yet complete. Additional news will be posted when available. For more information on the planning board and its subcommittees, see the CV Planning Board Page on this site.

CV Planning Board's Latest One Paseo Comments

I got a copy of the latest comments from the CV Planning Board on the One Paseo project, comments from December related to the Recirculated DEIR. In my opinion, the Planning Board's comments seem to question the very foundations of Kilroy's arguments! Some quotes from the letter: "There are many successful mixed-use projects that are much smaller... than One Paseo", "the traffic congestion associated with this proposal... would make [Carmel Valley]... less functional, less desirable, and less easily accessible", and finally, "...One Paseo is not intended as a heart for Carmel Valley but, rather, as a regional retail draw similar to The Forum in Carlsbad." Give it a read and see what you think.

CV Planning Board One Paseo Final Hearing?

The CV Planning Board announced that it will hold a hearing on the final One Paseo Environmental Report on Thursday, July 24, 2014 (possibly at the CCA Auditorium.) UPDATE 7/14/2014: Canceled. The environmental report is not yet ready, so this meeting will be rescheduled based on the completion of the document. This meeting is meant to allow the public to comment on Kilroy's latest plans for One Paseo before the Planning Board makes its final decision (possibly on July 31.) The only problem? The Environmental Report isn't available yet! That means you can't actually see the document, and there's barely 2 weeks left to review a multi-thousand page document before the board hears the issue! For additional information on the planning board and its subcommittees, see the CV Planning Board Page on this site.

One Paseo meeting, Aug 8, 2013

The CV Planning Board will hold a Meeting to allow Kilroy to present the community benefits related to the One Paseo project. Kilroy is required to show how the development provides an extraordinary public benefit to the community or the City. Sufficient time will be allocated to community members to question the value of those benefits, and especially their cost in terms of increased traffic congestion, out of scale building heights and densities etc.. The meeting is Thursday, August 8, from 7:00 to 10:00 pm at the Ocean Air Elementary School, 11444 Canter Heights Dr.

CV Planning Board May 24 Meeting at the CV Middle School

CV Planning MapThe Carmel Valley Planning Board has announced that the May 24, 2012 meeting will be at the Carmel Valley Middle School located at 3800 Mykonos Lane, San Diego, CA 92130 in the Performing Arts Center at 7:00 pm. That's good, because the larger venue will allow additional people to attend, although the parking at the Middle School can be terrible. Arrive early to find a parking spot! I don't have the agenda yet, but at least the board's One Paseo DEIR comment letter will be heard. I'll post the information when it's available. I encourage everyone to learn more about this project, both at the developer's One Paseo site, which paints a rosy view, and at the "What Price Main Street" site, which is concerned about impacts to the community.

Sign the One Paseo Petition, Vote for a smaller alternative!

One PaseoNearly 300 people have signed the One Paseo Petition in the last week because they believe this project is too big for Carmel Valley. We are not against development, but the project should fit into the community, and shouldn't punish existing residents with gridlock, overly tall buildings, park impacts and more. Kilroy has consistently misrepresented this project to the community to gain support, showing images of the limited open space and few low-rise buildings, where the vast majority of the buildings are 5 stories or taller! Join us at WhatPriceMainStreet.com, or sign our Online Petition at Change.org -- we're working to create a better Carmel Valley.

CV Planning Board's Regional Issues, May 2, 2012

The Carmel Valley Community Planning Board's Regional Issues Subcommitte will meet on Wednesday, May 2, 2012 at 4:30 pm at the Carmel Valley Library. I haven't seen the actual agenda, but I understand that the entire meeting will be to discuss the One Paseo DEIR. Additional information on the planning board and its subcommittees can be found at the CV Planning Board Page on this site. UPDATE: Agenda is now attached.

One Paseo DEIR Community Meetings

There are two meetings this week to review the One Paseo Draft Environmental Report (DEIR): The Carmel Valley Recreation Council will meet on Tuesday, May 1, 2012 from 7:00 to 8:30 pm at the Carmel Valley Recreation Center to discuss the Recreation Element of the DEIR. This will only deal with how the project will impact local parks and sports groups. The Planning Board's Regional Issues Subcommittee will meet on Wednesday, May 2, 2012 from 4:30 to 6:00 pm at the Carmel Valley Library to discuss the full DEIR. NOTE: Commenting on the DEIR is a technical discussion looking for errors and omissions in the DEIR Document itself. While everyone is welcome to attend, please plan to comment ONLY if you've read all or part of the DEIR and have an issue with it's contents.

What One Paseo Should Be!

The Village Carmel Valley Deserves

Carmel Valley wants a village, but is only being offered a mixed-use urban mall. The General Plan says we're supposed to be a "Community Village", and Kilroy tells us that One Paseo is in line with this, but examples seem to show otherwise. Examples of Community Villages include the Uptown District in Hillcrest, or the downtowns of La Mesa, Oceanside, La Jolla and Encinitas.

So what do these look like? Well, you're probably familiar with La Mesa, La Jolla, Oceanside or Encinitas, but what about the Uptown District? The Uptown District in Hillcrest is pictured at the start of this posting, pretty great, huh?! That's exactly what I want in Carmel Valley, it looks like a village! And the EPA, on their own website (visit the site), touts the Uptown District as a successful, high-density development:

...The project, a successful 14-acre mixed-use, high-density development in the city's Hillcrest neighborhood, ... combines a mix of uses, including 318 homes, 145,000 square feet of commercial and retail space, and a 3,000-square-foot community center. The residential density is over 20 units per acre, far more than the city average of less than 3 units per acre...

This village has everything we want and meets all the requirements of Smart Growth!

So, why do we need the density of One Paseo if this is also a great example of smart growth? I believe we should demand a village that looks more like these other example areas (the Uptown District, or the downtowns of La Jolla, Oceanside, Encinitas or La Mesa.) This would be more appropriate to Carmel Valley.

Again, my opinion. What do you think?

Has Kilroy misrepresented One Paseo to the public?

If you look at what Kilroy has shown to the community to garner support for One Paseo, I believe it significantly misrepresents the true nature of the complete project. Sure, building sizes are called out in overhead views, and there is an occasional rendering that includes a large tower in the distance, but the majority of the imagery provided to the community consists of marketing views of low-rise buildings and idealized street scenes. This article outlines my concerns.

Why does it matter if Kilroy has misrepresented the project to the community? Because the Community Plan Amendment Process requires significant support from the community to justify approval of the amendment. If Kilroy is really misrepresenting the project to the community, shouldn't support for One Paseo be considered suspect? After all, support for One Paseo should be based on a realistic representation of the entire project.

Here's a typical view that Kilroy shows of the project:

Kilroy's picture of the project

While the Kilroy view may be technically correct for this part of the central plaza, the vast majority of the project doesn't look anything like it. From Kilroy's picture, we get the feeling of a two-story development with an occasional tower in the distance. In reality, this central block has the only two story buildings in the development, yet most of the pictures show views of this central core, leaving out the residential blocks and the residential tower.

Here's a view of what the residential blocks might actually look like, taken of the La Jolla Crossroads development near UTC:

La Jolla Crossroads, like One Paseo on Del Mar Heights Road

The picture of La Jolla Crossroads is more like what Del Mar Heights Road will look like with the completion of One Paseo. The picture shows a 5 story residential block, similar to the 4, 5 and 6 story buildings that will line Del Mar Heights Road.

Even in the DEIR, Kilroy has managed to provide views that minimize the scale of the project. The one rendering that might have realistically shown the impact of the 10 story residential tower, taken from the corner of Del Mar Heights Road and High Bluff Drive, conveniently crops out the 10 story tower!

The reality of One Paseo is acres of tall residential blocks that loom over the adjacent streets and block the views of nearby residents. The reality is a 10 story residential tower at the highest point on the property, where the top of the tower is the highest point in the development. The reality is a development that is totally out of scale with the surrounding community.

These articles are my opinion. If there are factual errors, let me know and I'll correct them!

Who are the Main Street Ambassadors?

Searching for the Main Street Ambassadors? Come to our site to learn more about One Paseo and it's impact to the Carmel Valley Community in San Diego!

What is this new group, anyway? It appears they have some professional resources, having created a website with beautiful graphics and sent out mailers to the community with questionnaires and pre-paid return postage. Phew, I wish I had money to do that marketing! A local website says the Main Street Ambassadors is "composed of local residents, businesses, service clubs and other individuals" who support the project. Who do you suppose these mysterious "other individuals" are? They're not residents, businesses or service clubs...

While groups like this provide us with quick, feel-good blurbs extracted from Kilroy's marketing materials ("1700 new jobs!", "traffic improvement!", "walkable design!", etc.), they ignore the reality of the project and the true impact on the community. Just think about the actual impact of One Paseo:

  • Sure, new jobs, but that brings 25,000 to 30,000 new cars onto our local streets! (Kilroy says 20,000 to 25,000) The traffic impact is so significant that Kilroy will be required to make improvements miles away, such as a traffic signal near Carmel Del Mar school and street widening on Via de la Valle!
  • The DEIR only mentions signal timing in an appendix, I don't see it as a mitigation measure. If the traffic improvement through Signal Timing was so effective, why isn't it listed in the DEIR as a mitigation measure for all the traffic that this project will generate? If the City had evidence that this would actually help, I suspect it would be listed. Note that San Marcos, a city that has used this system, has found that there was little or no benefit when the streets were near capacity (like Del Mar Heights is already!)
  • I'll admit that One Paseo has lots of parking, more than the San Diego Convention Center! Remember that this parking is all in parking structures, which are have a hard time managing lots of traffic (imagine trying to park when you're stuck behind some slowpoke trying to find a space.)
  • One Paseo may be walkable inside the development, but not from the outside. Are you going to walk from your house when you visit this shopping mall? Not likely. Very few of Carmel Valley's 13,000 residences are within easy walking distance, probably only a few hundred.

The reality of One Paseo is an oversized urban mall that's not appropriate for a suburban village. Sure, new groups can form that claim this is the best thing ever, but the reality doesn't live up to the hype. How about someone proposes a smaller-scaled suburban village, something that actually fits into Carmel Valley!

These articles are my opinion. If there are factual errors, let me know and I'll correct them!

CV Planning Board Meeting and One Paseo

The Carmel Valley Planning Board (CVCPB) will be meeting on Thursday, April 26, 2012 for what may be the only regular meeting before they approve the CVCPB's comment letter on the One Paseo DEIR. If you're interested in the project and want to comment or just hear what's happening, this might be a good meeting to attend.

The CVCPB meeting is Thursday, 4/26 at 7:00pm at the Carmel Valley Library. Parking is very limited, so arrive early and plan on parking on the street (behind the Town Center) or in the Solana Pacific school parking lot.

One Paseo Environmental Report Comment Period Extended

The One Paseo DEIR Review period has been extended to 60 days, until May 29, 2012. Find the Environmental Report Online here! You may submit your comments in writing to: Martha Blake Environmental Planner, City of San Diego Development Services Center, 1222 First Avenue, MS 501 San Diego, CA 92101. You may email comments to: DSDEAS@sandiego.gov. The email subject line should read: "One Paseo DEIR Comments (Project No. 193036/SCH No. 2010051073)". The Carmel Valley Community Planning Board (CVCPB) will be reviewing the DEIR and the One Paseo project during public community meetings (For information on the CVCPB, see www.CVSD.com/planning). After the CVCPB makes its final recommendation, the City of San Diego Planning Commission will hold a public hearing on the DEIR and the project. Lastly, the San Diego City Council will hold a public hearing to make a final decision on the DEIR and the project.

Video walkthrough of a project like One Paseo

Here's a video walkthrough of a project like One Paseo:

This development is called La Jolla Crossroads, and it's down in the UTC area of San Diego. Is this the village life you'd imagined in Carmel Valley?

Shouldn't Kilroy be building a smaller Carmel Valley Main Street? We all know that Del Mar Heights Road gets totally jammed at certain times of the day, imagine it with One Paseo completed, where there will be far more cars on the road! On top of that, imagine more development at the Town Center, because they have more approved development, and the new Pacific Highlands Ranch shopping center out by CCA could add even more!

One Paseo's Main Street has very high density, similar to what you'd find in New York City. Do we want 5, 6 and 10 story buildings lining our Main Street? This is exactly what Kilroy has proposed for One Paseo! Does this sound like a suburban San Diego street to you, or something more like an inappropriate downtown or in UTC?

I would love to see something with a village atmosphere, a more small-town approach to development. The final project can still have all the same uses, just at a lower scale.

A One Paseo Comparision in Seattle

Project like One PaseoHere's another project like One Paseo, it's called The Station at Othello Park, and it's in Seattle. Again, this is 5 stories of residential over retail, exactly like what you'll see on Main Street in Carmel Valley. The interesting thing here is the difference between what the community got and what the developer showed in their marketing images (go to "The Station at Othello Park" story for more.) That is, their marketing images are bright and happy, with trees, big sidewalks and people walking everywhere. The reality, even in the sunnier pictures, looks more like narrow sidewalks and streets and cars, and dense housing. Is this what we want for our Carmel Valley Main Street? Is this what we want life in suburban San Diego?

Cynthia Dial Recycles Her One Paseo Letter

One Paseo look-alikeIn the Carmel Valley News this week, Travel Writer Cynthia Dial recycles her old One Paseo article from the Carmel Valley Life website. The letter was wrong when it was first written, and re-writing it didn't make it any better.

There are four problems with the letter: we won't get a "village center", there is no "iconic structure", traffic issues haven't been addressed, and there won't be that many new good jobs. For the village center, Dial notes that Carmel Valley is missing it's "heart", and I agree. However, she likely doesn't realize how massive this development is, and how the mainstreet will be more like a downtown center than a village. That is, this project would be appropriate downtown or in UTC, but not in our suburban neighborhood. It just doesn't fit here. Opponents are not against the idea of a center, but we want something scaled to the area, a proper village main street.

The second issue is the idea that, even though we hate it now, this project could become an iconic development, loved by all. Given that Kilroy hasn't released architectural details, this is a stretch. What we have seen has been uninspired: rectangular office towers, dense blocks of residential units, etc. The current proposal could never be considered iconic, and I don't see any effort from the developer to make things better.

The third issue is traffic, and how the developer has "heard our concerns and addressed all the problems." Oh, please! You're going to just trust the developer here? I suppose you think they know what's good for us and that somehow they'll make everything better? Not going to happen. The developer will try to maximize their development and profit, and hope we don't notice until it's too late. DO NOT trust the developer when there's big money at stake, they're not "members of the community", they're out to make a buck.

The final issue is jobs. Everyone always brings up how many jobs this project will create! Jobs, jobs, jobs. So many jobs! Well, the reality is very different from the marketing story. Remember, if this project does NOT get built, Kilroy will still build all the same office buildings -- One Paseo is really about the additional retail, hotel and residential buildings. That is, the office buildings will create a couple of thousand jobs, and these will happen with or without the One Paseo mainstreet project. The only permanent jobs that are created by the One Paseo project are about 400 retail and hotel jobs. So, those "good jobs" you're talking about are really minimum wage retail jobs, waiters, hotel maids, and the like. Sure, there will be a few restaurant and hotel managers, but the majority of the jobs created will not be the jobs you're thinking of.

The supporters of One Paseo keep trying to sell the project through marketing, deception and beautiful imagery that fades under scrutiny. We need to keep pushing the developer to show us the real development, to show us the real traffic impacts, to show us the truth. After all, if this is such a great project, why are they hiding it?

These articles are my opinion. If there are factual errors, let me know and I'll correct them!

One Paseo would be bad for business

A local business owner writes a letter about how "One Paseo would be bad for business". Read it at the Carmel Valley News.

One Paseo Opposed by Retired Fire Captain

One Paseo LetterA retired San Diego Fire-Rescue Department Captain who worked at the local Carmel Valley Fire Station expresses concerns about response times if One Paseo is built. This is someone who knows the area and has seen first-hand how increased traffic can impact Fire and Police services, possibly leading to life threatening consequences. Additionally, the letter goes on to question if the massive development will really provide the "dream" that supporters tout. So, should we trust the developer, and take their word that everything will work out? Or, should we trust someone who has seen the streets and directly dealt with the issues? Read the letter at the Carmel Valley News, "Plan submitted for One Paseo much different than the 'dream'."

Did you think One Paseo would look like this?

Tall like One Paseo

See the tiny cars at the bottom of the picture? This is a lot like what the One Paseo mainstreet in Carmel Valley will look like (click for better view), but One Paseo will be one story taller. Given Kilroy's marketing pictures of their San Diego development, is this what you'd expect? It's not the kind of life in Carmel Valley I'd imagined. Also, see the Video of what One Paseo might look like. Where's the Village?

Is One Paseo Listening?

One Paseo might look like thisIt appears that Kilroy only wants to hear your opinion on One Paseo if you're a supporter of the project. They've blocked me from posting on their facebook page and have removed all my posts. Similarly, "The Carmel Valley Life" has blocked me from posting and removed all my posts. Now, I've never said anything obscene or untrue, I'm just trying to tell the other side of the story. I guess that's not what Kilroy wants you to hear, though.

Have we hurt Kilroy's feelings?

One Paseo is like La Jolla CrossroadsIt's funny how Kilroy almost seems sad that we don't like it's huge One Paseo project in Carmel Valley, almost like we've hurt their feelings. I mean, they've worked so hard to make a "perfect project", a "wonderful, mixed-use development" that's "concerned about the environment" and "sustainable".

The problem is that their perspective is different from ours, they're thinking about how to make an active street that's always full of people, like Downtown Disney. When you think like this, you worry about what's going on inside the project: Are there enough shops and restaurants? Is the movie theater well located? Can the people from the office buildings easily get to lunch? And, they've solved all of these problems! There will be tons of people, and the interior of the project will be constantly busy with residents, shoppers and moviegoers, office workers and hotel guests. The many restaurants and shops will attract people from the local community and residents from miles around. This will be the "it" place in North County, and a very successful project.

And, on the environmental and sustainability side, well, they're not impacting any wildlife or building in wetlands, so it's much better than building out in the open space! I mean, look at how much work they did to add parks and recreation areas to their project, and to create a connected community where offices, retail and residential were all adjacent to each other! How could you be more sustainable than that?

Ugh.

The thing is, Kilroy didn't do anything to create the balanced community or the location that's so well connected, that's all part of the original Carmel Valley Community Plan. Someone long ago thought this all out and tried to create a balanced community with office, retail and residential all working together. There are no new parks in the development, other than a small central square that's about the size of the central square at UTC. That's it, just a small chunk of concrete that will be likely contain a few trees, a fountain and a small patch of grass.

There are no recreational opportunities in this development, unless you count the sidewalk around the outside, which could make a nice jogging track. The 1200 to 1500 residents will have to use the neighborhood parks and facilities, and drive to remote schools. Did you know that our parks are already overloaded, and the local Carmel Valley Recreation Council has to limit turn away sports groups because there are no available fields? Did you know that the Carmel Valley Middle School is so overloaded that they're thinking of adding class times before or after school? Did you know the Del Mar Elementary Schools are so crowded that kids can't go to their neighborhood school, and have to instead drive to an alternate location?

Back to my point about different perspectives. Kilroy is looking at the inside of One Paseo to find what is good. They've created a great environment inside the walls for the residents, for the office workers and for the shoppers. They're worried about their project, they want to make sure it's a good one. On the inside. Carmel Valley Residents, on the other hand, are concerned about the community environment: How does the development look from the outside? How does it fit with existing buildings? How does the traffic flow? How are community facilities impacted?

When you look at the project from the outside, you see only problems. Massive blocks of buildings creating a canyon down Del Mar Heights Road. Significant height differences between existing buildings and the new development, with 4, 5, 6 and 10 story buildings across the street from existing 2 and 3 story structures. Traffic that appears to have no hopes of working, even with timed signals. Parks and schools already overloaded, asked to handle additional load.

I can understand that some people in the community are excited about One Paseo, it sounds great in the marketing brochures! Heck, even I was all for this project just 6 months ago! However, I have since realized how big it is, and I'm willing to show others what's being proposed. In that regard, if anyone ever wants to see a similar development to the One Paseo proposal for Carmel Valley, I'm willing to take you on a field trip down to La Jolla where they have an apartment complex of a very similar scale. It's just a 10 minute drive from Carmel Valley, down in the UTC area of San Diego. If you're interested, send me an email at ken@cvsd.com, I'll make the time to show you.

These articles are my opinion. If there are factual errors, let me know and I'll correct them!

The latest on One Paseo

One Paseo comparableCarmel Valley Main Street (www.CarmelValleyMainStreet.com) has a story on One Paseo, about how big it REALLY is and how it compares to the La Jolla Crossroads development. See One Paseo is bigger than you Think. This covers a local San Diego development of comprable size, something you can visit to see what the Kilroy project might be like.

The Carmel Valley News has some letters: the first, about the Project Putting Carmel Valley's Best Qualities at Risk. And, it really is at risk. This could turn our San Diego neighborhood into a Los Angeles nightmare. It's funny how people can write letters that say things like, "this would be good for our community", or, "Kilroy has been responsible." They're clearly not looking at the same project that I see. So, it's time for Kilroy to present a smaller alternative to the project, something that we could actually live with.

One Paseo Letter on Leadership

There's a letter in the Carmel Valley news from Bob Freund, speaking against the One Paseo development. Bob is a Carmel Valley resident, and, for what it's worth, I believe his background is Real Estate Development, so he's not uninformed:

I am gratified by the increasing numbers of my neighbors who are questioning why Kilroy should be allowed to nearly quadruple the development of One Paseo. To us it appears that the developer’s ability to purchase both a set of favorable “expert” recommendations, and a lobbyist to persuade her former Development Services colleagues to accept them are successfully influencing the city process. It’s time for our elected leaders to measure this groundswell of community opposition and act on it before the approval process is further abused.

The issue is not whether the by-products of this massive expansion can or can’t be successfully mitigated. The real issue is if the future character our community is to be determined by the profit motives of this single deep-pocketed property owner and the influence of his “hired guns,” or if it is to be determined by the rights the rest of us secured when we purchased our properties. What rights are those? Quite simply that the Community Plan entitlements of still vacant parcels would remain in force, ensuring that the scale and character of future development in Carmel Valley would match the scale of our existing community.

The complete letter, "One Paseo, It's time for our leaders to lead", may be found on the Carmel Valley News Website.

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