A New Crosswalk Request in North Park at Jefferson Elementary

Let’s make the neighborhood a bit safer and more enjoyable for all

North Park has had a number of crosswalks installed in recent months, including some with push-button flashing lights as you can now see at the corners of 30th Street and Myrtle as well as 30th Street and Polk, as well as other locations.  It has seemed to make a positive impact on the likelihood of drivers that yield to pedestrians at these intersections and hopefully an overall greater awareness for those walking in the area.

This post is to request a new painted crosswalk on the south portion (east-west crosswalk) of the intersection of North Park Way and Utah Street, in front of Jefferson Elementary.  This intersection is just outside the front doors of the school and this three-direction intersection has a stop sign for each direction of oncoming traffic.  There are currently painted crosswalks on the other two crossings at the intersection but just a “No Ped Crossing” sign for the third.

This aerial image shows the existing crosswalks to / from the Jefferson Elementary block in Yellow and the requested additional crosswalk in Red.

With all vehicles already needing to stop at this intersection it seems natural to include a painted crosswalk for pedestrians.  Especially given that the school provides services for children from preschool through fifth grade it seems even more needed to have visible markings and crossings to ensure drivers are aware of the hundreds of small children in the area.

Many parents and children walk to the school from the south and east directions, either from residences or from parking in the neighborhood.  Another marked crossing option would make the journey to school quicker, safer, and more convenient for all.  (And outside of school hours for anyone walking in the neighborhood.)

Below is the current status of this crossing.  Hopefully we can make this small improvement soon, for the use of students and the community at large.

If you’d like to help make this crosswalk a reality please reach out to the San Diego District 3 Councilmember, Chris Ward, at the following email addresses and simply voice your support.  A message as simple as “Crosswalks at Jefferson needed and I support. Thank you.” are great.

Councilmember Ward – christopherward@sandiego.gov

Council Office Representative Tyler Renner  – trenner@sandiego.gov

15 Empty Cars or A Beautiful Public Plaza? Little Italy Opts for the Latter with Piazza della Famiglia

Little Italy continues to grow and become a better place to visit and live.  The most recent addition to the neighborhood is Piazza della Famiglia – a 10,000 square foot public plaza with apartments above and 16,000 feet of retail and restaurant space surrounding.  This plaza was formerly a short block of Date Street but per an agreement between the developer, H.G. Fenton, and the City of San Diego the street was vacated and a beautiful public space was created, paid for by private dollars.

The plaza isn’t fully open yet but a few of the businesses are and when I stopped by today on a sunny, gorgeous day around noon there were people chatting and having coffee, a family walking their baby in a stroller, and a number of passersby traversing the plaza on foot and bicycle.  There’s currently a small tent set up with leasing information for the two apartment buildings that H.G. Fenton built next to the plaza – Vici and Amo – which add 125 units to the area.

Here are a number of photos I took of the plaza.  The Little Italy Farmer’s Market (every Saturday and the best in the region if you ask me) will soon return to Date Street and the scene is going to be better than ever.

It’s awesome to see the neighborhood and the City choosing a public space over a handful of mostly free parking spaces (metered during part of the day) that previously occupied the plaza space.  For a comparison I checked out the two closest similr streets, which are similar size – Cedar and Fir.  When I stopped by Cedar had 10 total vehicles parked and Fir had 20, including one person moving from one meter to another and a parking enforcement vehicle looking for ticketing opportunities.  Needless to say, these streets that are devoted to cars and parking had zero persons enjoying the square footage occupied by the empty traffic lanes and parking spots.

Fir Street – 20 empty cars
Cedar Street – 10 empty cars

Which would you prefer for your neighborhood? 15 empty cars on a block, or a beautiful public plaza with shops, fountains, tables, and a place to sit and enjoy life? This sort of opportunity is available in spaces across San Diego, if we choose to embrace it.  More likely we’ll see massive amounts of additional free street parking across the city, as soon to come to North Park, due to the City making it easier than ever to quickly give over more public land to parking.  I’d prefer more plazas, trees, and life – hopefully you’ll join me in working for the same.  And don’t forget to check out the Little Italy Farmer’s Market – a great start to the weekend for locals and visitors alike.  I’d recommend taking a bike-share bike, hopefully by the time you visit the local business association will have stopped sabotaging those programs in Little Italy.

Want To Be An Airbnb Host in San Diego? Good Luck – You’re On Your Own

The City of San Diego continues to discuss options for regulations and rules around short-term rentals on sites like Airbnb.  Short-term rentals are rentals for less than a full calendar month and have been the topic of discussion at a number of City Council and committee hearings over the last few years.

I recently received an inquiry from a San Diego resident that would like to rent out one or two bedrooms in the home they live in – sharing a room or home with guests is often referred to as “home-sharing”.  Home-sharing is frequently brought up in the short-term rental debate with both sides typically saying there is no issue with this type of activity.  (However, home-sharing is the only type of short-term rental I’m aware of that the City of San Diego took to court, and ultimately the judge decided that this type of activity is not allowed under current rules and issued a fine to that host.)

The prospective host in this case was looking to do the right thing and get clarity from the City before hosting on Airbnb.  They contacted several City departments regarding how to fill out the right information for the Transient Occupancy Registration Certificate( “TORC”), if a Business Tax Certificate is required, what taxes they need to pay, and if there are other regulations they need to follow for lawfully renting out rooms via platforms such as Airbnb. 

 

On the response to the prospective host, the city was clear and straight-forward in providing the process to register for the TORC, what kind of taxes the host would need to pay, etc.  The Transient Occupancy Tax (i.e. hotel tax) is not part of the debate and proposed short-term rental rules – it is already in place and collected (and in the case of Airbnb remitted for all hosts on the platform each month by the platform itself).

However, in regard to other requirements for operating an Airbnb, the prospective host was directed to consult the Development Services Department (in charge of Land Use and Development). Surprisingly, when the host reached out to Development Services they were told  that since there are no official regulations or rules around short-term rentals, this kind of activity is currently not allowed in San Diego.  That’s when the host reached out to me, as part of my efforts with the Short-Term Rental Alliance of San Diego (STRASD) – seeking clarity the city couldn’t provide and how they should proceed.

The contradiction between the responses from different City departments is confusing but accurate.  Yes – you can register and pay the taxes for this sort of activity.  No – you can not engage in this type of activity in the first place.  This is the current status of short-term rentals in San Diego, at least for home-sharing situations.  It still seems that whole-home short-term rentals may be on firmer ground, although the current City Attorney has declared all short-term rentals illegal. [Note: the previous two City Attorneys held a different position, that short-term rentals were not illegal.]

This sort of lack of clarity is harmful to potential hosts like the one highlighted in this post – a San Diego resident seeking to improve their economic position and do so in a straight-forward and compliant manner in the type of short-term rental that is roundly approved of and supported.  We need clarity to support residents like this and should encourage this type of widespread entrepreneurial opportunity to give citizens more options and ability to chart their own desired course.  Hopefully in the months ahead we will see clarity that gives certainty to current and potential hosts and guests and that supports the opportunity that platforms like Airbnb and others gives to many thousands of San Diegans.

A screen shot of some home-sharing options currently available on Airbnb (taken 4-19-2018)

29th Street – North Park’s Newest (Free) Luxury Parking Lot

Thanks to a request from the Mid-City Parking District a number of streets in North Park will likely soon be converted from parallel on-street free parking to head-in on-street free parking.  The following list of requested changes will result in an increase of 254 parking spaces, using more of our public land to store empty automobiles.  The proposed changes were discussed at the March meeting of the North Park Planning Public Facilities and Transportation Subcommittee – minutes including discussion can be found here.  The proposed changes are on the agenda for the North Park Planning Committee consent agenda for Tuesday, April 17.

The proposed changes are spread across a large section of North Park, but the stretch of 29th Street is particularly interesting to me.  29th Street is the site of the North Park Parking Garage – a 100% taxpayer funded parking garage with low rates that rarely breaks even (and in the most recent year likely lost money due to popularity of biking, walking, and Uber / Lyft – financials aren’t yet out to verify performance).  Here’s a map of the blocks of 29th Street and cross streets proposed to be converted to head-in parking (identified in red).

There are a number of reasons to oppose these conversions:

  • Climate change and health – Increasing automobile parking runs counter to the city’s Climate Action Plan goals to move mode share away from automobiles.  Bringing (and parking) more cars in North Park brings more air and noise pollution to the neighborhood, in addition to the potential fatalities and injuries that are common from automobile use. Giving away even more of our public realm to parking is a bad idea.  Increasing and encouraging more automobiles in North Park also runs counter to the promotion of the area as a walkable neighborhood. At a time when bike-share, scooter-share, and ride-share options are plentiful and increasing we shouldn’t be increasing the amount of parking for private vehicles.
  • Aesthetics and safety – This stretch of 29th Street is full of beautiful Craftsman homes.  The average age of the homes on the block is around 90 years old.  Parallel parking creates a standard car edge so visibility down the street for pedestrians, drivers, and residents is clear.  Head-in parking creates large variances (think of an extended cab pick-up, which are for some reason incredibly popular in San Diego despite the urban environment lacking steers and I-beams to carry around, parked next to a small sedan).  Pulling in and out becomes more dangerous for those traversing the street.  Additionally, the headlights from the vehicles at night are aimed directly into homes which are mostly at street level. I can’t imagine most residents would enjoy the additional lighting from the street.
  • Unneeded and counter-productive – Most of the houses on these streets already have off-street parking, many have full length driveways and garages.  The housing density (number of residents per unit) is almost certainly less than it was 50 years ago, as the average American household size has fallen almost by half.  If the housing is nearly a century old and the households are smaller than they have been in the past it seems unlikely that residents are clamoring for more parking on the street to bring in more traffic and noise.

Here’s a photo gallery of each block of 29th Street to get a sense of the housing and parking.  The street is very wide but as you can see, there is hardly a lack of parking although this may vary according to time of day.

Perhaps the worst bit of all is residents have basically no say in this process.  The parking changes were requested by a parking agency and I don’t believe any residents of any of these streets were part of the application – apparently the mission of parking agencies are to maximize the amount of parking for vehicles.  Residents will have a chance to respond negatively to the proposals, a written notice will be sent out.  Who does the notice go to – property owners or residents? (Not sure.) Are the mailings certified delivery to ensure receipt by intended recipients? (Guessing no.)  Even if the letters are addressed properly, and received what are the odds they are read or understood? (Not likely.)  The standard to oppose is that a majority, more than 50%, of the notices sent out must be returned in opposition.  If you’ve ever done a survey or mail response campaign you probably understand there is essentially zero chance of ever seeing a 50% response rate to any issue.

If there is demand from the residents on the impacted streets then an Opt-In approach would pass with flying colors.  I suspect that there is not support from the residents given the above many reasons this is a bad idea.  In either case, I believe the North Park Planning Committee has discretion on this matter to evaluate as they deem most appropriate. I hope they’ll opt to consider the impacts of yet more automobile-focused use of our land in this urban environment and reject this proposal to bring yet more traffic and parking and associated ills to the area.  For reference, here’s the evaluation policy for this sort of proposal.

In addition to this conversion being a bad idea there are better options for the excess roadway that does exist.  Some of those better options are:

  • Reduce the road width and increase the size of the housing parcels (increase the public right-of-way usable by property owner) – this would increase home values and the tax base, bringing in funds via property taxes, and allow for planting of trees or other use.
  • Install a bike lane to enable more residents to bike to work or school.
  • Do nothing. The status quo, although mostly a vista of asphalt, has real potential and we shouldn’t discard it for more unneeded free parking. Not to mention that once granted it is very difficult to repurpose parking area to other uses, as recent debates in Hillcrest and elsewhere have underscored.
  • My favorite – Dreaming big I’d love to see Balboa Park connected to the new North Park Mini-Park, located at 29th Street and North Park Way via a beautiful greenscape.  My proposal would greatly reduce the street size of both 29th Street and Granada Avenue to something like below – going from 54 feet of street space to 16 feet (paired one-way streets, one North-bound and one South-bound with one side of parking) and adding 19 feet of green space to either side of the two streets.  That’s a lot of additional greenery, quieter roads, and an increase in parking on each lot of one space per driveway. (Although I would guess many residents would do as they currently do and opt for more productive uses of their land than parking vehicles and utilize for gardens, play areas, chicken coops, hop scotch, and other options.)

If you have an opinion on this proposal you can attend the North Park Planning Committee Hearing on 4/17 or contact the group via email at info@northparkplanning.org.  Additionally, on my street – Granada Avenue – I’ll be working with the other residents to proactively state our opposition to this sort of conversion.  You can consider doing the same as it seems likely the many over-sized roadways in San Diego will likely follow 29th Street in becoming a parker’s paradise.

Video Game Building – My New Favorite Building in Downtown SD

Formally known as the Shift “Next Level Apartments” this recently erected building in the East Village portion of Downtown San Diego looks like it was designed for a video game.  The colors and the odd angles and shapes throughout feel so strongly like they stepped out of an early Halo game or something similar.

The building is bounded by 15th Street and 16th Street as well as J Street and K Street, a full city block.  Will be interesting to see it fully tenanted and up and running – the street scene in East Village continues to ramp up in a major way.  The units are priced from $1700 – $4500 although the available units ranged from $2795 for a 1 bedroom, 1 bathroom to $3920 for a 2 bedroom, 2 bathroom.

Prop 13 On My Block

Property taxes are typically described as a wealth tax – they are taxes levied on assets held rather than transactional taxes like income taxes (applied to wages as earned) or sales taxes (applied to goods when purchased).  Property taxes are applied to the same property each year.

Back in 1978 Proposition 13 was passed in California to place a limit on property tax increases.  Per Wikipedia, Section 1. (a) of Proposition 13:  “The maximum amount of any ad valorem tax on real property shall not exceed one percent (1%) of the full cash value of such property. The one percent (1%) tax to be collected by the counties and apportioned according to law to the districts within the counties.”

Proposition 13 also placed some rules on how the value of a property is assessed or re-assessed.  Again, per Wikipedia: “Proposition 13 declared property taxes were to be assessed their 1975 value and restricted annual increases of the tax to an inflation factor, not to exceed 2% per year. A reassessment of the property tax can only be made a) when the property ownership changes or b) there is construction done.”

I was curious about the impact of Prop 13 on property taxes in San Diego after seeing some listings on Redfin and Zillow that had astoundingly low property taxes.  For example, the Banker’s Hill property shown below, currently for sale for $1,697,955, carries an annual property tax levy of $136.97.  That effective tax rate of .008% is far below the 1% established under Proposition 13.

I decided to take a look at the property values and property taxes on my block in North Park.  The houses are all pretty similar (outside of one empty lot that was purchased by a local church and razed for a small and scarcely used parking lot).  Below are the property values (per Zillow Zestimate) and property taxes paid (per San Diego County Treasurer website).  I’ve listed all the properties on both sides of the street but removed the addresses for privacy reasons.

Summary of property value estimates and property taxes on a block in North Park

Despite the homes on the block having pretty similar property values the amount of taxes paid and effective tax rate vary quite a bit.  I found it interesting to see the differences in a very small area of town summarized together.

A Lovely Stroll Through Banker’s Hill

Banker’s Hill is a hilly, pretty neighborhood just North of Downtown San Diego and to the West of Balboa Park.  It has a wide variety of old mansions, new condos, restaurants, churches, and everything in between.  It has a quiet vibe but I would guess this will shift in the next couple of years as there are quite a few new housing units being built and one would expect supporting businesses – more coffee shops and restaurants, gyms, professional offices, etc. – to open to cater to the new residents.

I’m often in Banker’s Hill and have established a route I like to walk or run that has a good mix of nature trails in canyons, park space, and residential areas.  I typically put a podcast on my phone and then go out for a break from work and listen to something interesting.  I wanted to share my route with others that might be interested in exploring Banker’s Hill a bit more.

Here’s a map of the route I generally take although I frequently shift portions of the route.  Start just East of the intersection of 6th & Laurel at the statue of Kate Sessions.  Head north on one of the sidewalks (or walk on the grass) through the western portion of Balboa Park to Spruce Street and head West.  This will bring you to the Spruce Street Bridge which you can cross and then take the meandering Curlew Street down to the bottom of Maple Canyon, which you can use to complete the loop and then cross the Quince Street Bridge to finish up.  I finished this route today at the new James Coffee location at 2870 Fourth Ave, Suite 107, San Diego, CA 92103.

Overhead map and elevation chart

Following are a few photos from today, there are also a number of wonderful buildings (new and old) to look at.  Hope you enjoy the area and this route!

Kate Sessions – mother of Balboa Park
Spruce Street Bridge
A photo from the Western portion of Maple Canyon
This house is mostly hidden and located in Maple Canyon. It has a great assortment of plants and a rustic look.
Quince Street Bridge crossing Maple Canyon. New construction underway in background.

Hostfully Host Spotlight – Our Place in San Diego

I’ve been using custom online guidebooks from Hostfully for about a year to share recommendations and property information with our guests in San Diego.  I really like the platform and functionality, especially the ability to send a PDF, print, or link to the guidebook for easy guest use.

Hostfully recently started a regular series of articles featuring hosts using the platform – the “Hostfully Host Spotlight”  and this week they decided to feature our property in North Park and some favorite recommendations in San Diego.

You can check out the profile article at the below link.  Cheers!

(If you’re an Airbnb or VRBO host in San Diego and interested in Hostfully please feel free to drop me a line and we can chat.)

https://travel.hostfully.com/airbnb-advocacy-and-backyard-cottages-with-john-anderson-ad59937dfff9

Hostfully website top banner image

Observatory North Park – Estimated Attendance + Economic Impact

There’s been quite a bit of neighborhood angst in North Park about Observatory North Park – a historic theater in the heart of the neighborhood converted to a concert venue a few years ago.  Recently the City Councilmember for the area hosted a Festivus-style Airing of Grievances about the venue.  I live a couple of blocks from the venue and other than an occasional bit of noise haven’t had any complaints about the venue or patrons.  My thoughts generally align with this piece by Jeff Terich of CityBeat.

I was curious about the overall impact of the venue on the neighborhood in terms of patrons and dollars – how many people are attending concerts and bringing energy, liveliness, and money to North Park.  I live a couple of blocks away and it seems to be quite popular but I hadn’t seen any numbers about the average attendance, etc.  Here’s the response I got from an Observatory representative (received on 8/11/2017) on this topic:

“Our capacity is 550 seated or 1100 standing. We do between 12-25 shows per month with the average of most shows being about 80% sold.”


Let’s do a bit of math to get a monthly estimated total of attendees:

Average capacity: 825 [(550 + 1100)/2]  (assuming half seated shows and half not)

Average shows per month: 18.5 [(12 + 25)/2]

Average attendance per concert: 660 (825 x 80%)

Total attendance per month: 12,210 (660 *18.5)  ———>> In a year that would be an estimated 146,520 attendees.


What does this mean for the larger North Park economy?  As a rough estimate, this infographic from event organizer / platform Eventbrite is what a quick Google search yielded.  It’s a bit dated, from January 2015, but as I don’t currently have a data analyst on staff I’m going to run with it.

Eventbrite Infographic from January 8, 2015 – https://www.eventbrite.com/blog/infographic-how-much-do-people-spend-on-a-night-out-in-san-francisco-ds00/

Based on the above, the average non-ticket spending (snacks, drinks, transportation) would be $47 per person, in addition to the average $35 ticket. Multiplying the annual attendance by this $47 per person in spending would yield a direct economic impact to North Park of $6,886,440.  A good portion of this, especially the drinks category, may occur inside the Observatory venue or attached West Coast Tavern.  The wide variety of restaurants, cafes, and bars in North Park would also receive some of this money.

Prior to Observatory opening there wasn’t a major concert venue in North Park and I’m glad there is a place where music lovers can attend a wide variety of performances.  (I’m not much of a concert goer myself and haven’t attended a performance at Observatory other than the Christmas program for Jefferson Elementary, for which the venue donated the space and support services.)  I see Observatory as the type of place that most neighborhoods would pay lots of money or tax breaks to attract – a place bringing money, jobs, and attractions.  Hopefully Observatory will continue to listen to neighborhood concerns as well as operating as a top-notch place to enjoy a night out in San Diego.

Observatory North Park with throngs of attendees waiting to enter, taken 7/19/2017.

Airbnb Co-Hosting – Have You Heard About This Program?

New Airbnb Feature Likely To Be A Boon For The Platform
Airbnb has a feature currently only available in a number of cities around the world – Co-Hosting.  The current list, below, includes 25 cities although additional cities are being rolled out per my conversation with an Airbnb representative this week.

Cities currently offering Co-Hosting on Airbnb – San Diego’s on the list!

So what is the Co-Host program about?  Basically, it’s a way for a property owner (a “Host” in Airbnb parlance) to add another Host (the “Co-Host”) to a listing.  You can tap a friend, relative, neighbor, or experienced Airbnb huser to manage your property for you.  This is a huge growth opportunity for the platform and one I’m surprised is not getting more publicity.  I’d guess this is because they’re currently in test mode and working out any bugs in the program.  In addition to assigning management rights to an Airbnb listing, the Co-Host option allows users to set fees (management fees as a percentage of gross earnings or fixed fee, cleaning fees, etc.) and the platform will automatically split earnings and distribute to both the Host and Co-Host per the Co-Host settings.

There are a number of reasons why someone might want a co-host for their property.  The hassle of managing a property isn’t for everyone and to be able to hand off some or all of that responsibility will be attractive to some.  For others, travel schedules or work demands might necessitate a co-host for short periods of time or seasonally.  I can see myself wanting to add one of my children as a co-host to our listings in the future and giving them limited management rights to gradually give them control and responsibility for their own business.

In addition to existing Airbnb Hosts it’s easy to see how the Co-Hosting option could enable landlords to allow long-term tenants to utilize Airbnb in a monitored and responsible way.  Between landlords, existing hosts, and the growth in the number of hosts in general I see a lot of growth potential for co-hosting.  It should also allow Airbnb to retain hosts as there’s an option to avoid the hassles of managing a listing but still have the earnings, flexibility of schedule, and other benefits the platform provides.  Airbnb has built a huge user base complete with reviews and other data and strengthening that base and building on it will be a competitive edge for the platform against the many competitors in the field.

I recently became a Co-Host here in San Diego and am excited for the opportunity.  As one of the most experienced SuperHosts in the area I’m comfortable with taking on another listing to manage and hopefully the Host will see a benefit from the reduced workload for the property.  If you are considering a Co-Host in San Diego you can find my profile at the below link.  I’d be happy to talk with you about co-hosting and my experience and expertise.

https://www.airbnb.com/co-hosting/profile/869862

Have a great day!

The current co-host options that are on offer, as of 4-28-2017.

Wondering if Airbnb offers Co-Hosting in Your Area? You can find out by logging in, and checking at the bottom of the menu bar.  If Co-Hosting is an option for you, there will be a section labeled “Management” with a sub-section “Co-hosts” on your menu bar.  You can directly invite someone you already know as a Co-Host or use the “Find a co-host” option to search by location for experienced hosts.