Complex Needs Call For Creative Solutions

Growing up in the 80s, “the mall” was a staple of teen life. Outside of the local shopping centers that were usually anchored by a supermarket, a Blockbuster Video, some sort of FroYo or ice cream experience, and a bunch of fast food, banks, and small retail shops, the capital “M” Malls with the department stores, food courts, movie theaters, clothing stores, Tower Records, and the like were where it was at. Nowhere was this better embodied than the epic 80s cultural touchstone of Fast Times at Ridgemont High, which was set at what may be the most famous Mall in California, the Sherman Oaks Galleria. Mall gurus Westfield Development owned and operated the two Malls closest to me growing up in San Diego: North County Fair in Escondido and University Town Center (UTC) near UCSD in La Jolla. North County Fair has changed names and ownership several times as its remaining relevance as a Mall is considered. The Galleria has mostly been converted to office space. Westfield has doubled-down on UTC as one of its flagship properties and is in the final stages of a massive expansion and renovation.

Much of the shopping remains, along with a luxury movie theater and several upscale restaurants. In reconfiguring and expanding the space, though, they added a substantial parking garage, primarily to support a combination of expansion office and new residential development within the Mall’s footprint. Developers also worked with San Diego’s Metropolitan Transit System (MTS) to include a transit stop for the recently completed MTS Light Rail Blue Line, which runs up the coast from UTC, past a ton of medical, biotech, software, and financial offices, through UCSD, and down the coast ultimately to the Old Town Transit Center, which is the major Metropolitan Transit System hub for services to go to inland San Diego County, downtown, and the airport.

And as acknowledged in this recent LA Times article, the former Westside Pavillion mall just recently completed conversion of a former Macys and its adjacent parking garage into a 201 unit luxury apartment complex with all the expected amenities. Other parts of the mall are being repurposed into office and research spaces plus additional housing.

Combined with recent legislation out of Sacramento regarding housing and the Regional Housing Needs Assessment (RHNA) and associated Housing Element update that has fully commenced its 6^th Cycle, there is a significant justification for cities and counties to update their development regulations to address these projects. Density Bonuses, waivers, and exemptions. Objective Design Standards. Mixed Use regulations. Flexibility in building reuse, both from a zoning ordinance perspective as well as within the building code framework. These types of updates can ensure that an agency can demonstrate compliance with State law while retaining the ability to ensure that these projects truly fit into the fabric of the community. Having worked in local agencies across California, Evanson Associates has the expertise and ability to work with local officials to prepare these types of code amendments. Because we have been there, we understand the need to comply with State and Federal legislation while preserving and promoting what makes your community special and unique. We are available at info@evansonassociates.com to further discuss your community’s needs.