KEARNY MESA MESA EXISTING EXISTING KEARNY CONDITIONS REPORT REPORT CONDITIONS Kathy Reyes CP 690 - Land Use Planning February 2020
table of contents 1. Introduction
5
2. Existing Socio-Economics
8
3. Existing Land Uses
15
Existing Housing
19
4. Existing Mobility
27
5. Issues & Opportunities
35
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List of Figures
Fig 1.1 - Regional Location Fig 1.2 - Vicinity Map Fig 2.1 - 2017 Population Density Fig 2.2- 2017 Vulnerable Populations Fig 2.3 - Educational Attainment Fig 2.4 - Percent Hispanic Fig 2.5 - Median Household Income Fig 3 .1 - Existing Land Use Fig 3.2 - Parks & Open Space Fig 3.3 - Residential Land Use Fig 3.4 - Housing Unit Density Map Fig 3.5 - Industrial & Commercial Land Use Fig 3.6 - Transportation & Surface Parking Lot Fig 3.7 - Fresh Food Access Fig 3.8- School Count Density Fig 3.9 - Village Opporunity Areas Fig 4.1 - Roadway Classification Fig 4.2 - Roadway Level of Service Fig 4.3 - Bike Route Network Fig 4.4- Pedestrian & Bike Collisions Fig 4.5 - Transit Stops & Routes Fig 4.6 - Active Transit Commuters Fig.4.7 - Active Travelers Fig 5.1 - Housing Issues & Opportunities Fig 5.2 - Land Use Issues & Opportunities Fig 5.3 - Mobility Issues & Opportunities
6 7 9 10 11 12 13 16 17 18 20 21 22 23 24 26 28 29 30 31 32 33 34 36 38 40
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List of Tables
Table 2-1 Population Growth in Kearny Mesa Table 2-2 Population Density in Kearny Mesa Table 2-3 Median Income in Kearny Mesa Table 3-1 Land Use Designation Table 3-2 Parks & Residential Land Uses
8 8 14 21 21
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1. Introduction
image courtesy of CBRE
Overview
Kearny Mesa is located in the central part of the Greater San Diego region and is defined by major freeway corridors including the I-15, 163, 52 and the I-805. Well known for being the epicentre of industry in the Greater San Diego area, Kearny Mesa’s land use comprises mostly commercial retail, industrial, and transportation. Uniquely known for the concentration of Pan-Asian cuisine, Kearny Mesa is a current destination for all foods whose origin lies in the East. Kearny Mesa has a large amount of real estate set aside for the Montgomery Gibbs Executive Airport and other modes of transportation. The Community Plan Update was done recently in January of 2019
image courtesy of SDASM Archive
History & Location
Kearny Mesa was named after Camp Kearny. Camp Kearny was formerly known as a U.S military base from 1917 to 1946 and then turned into the Marine Corps Air Station Miramar. As the moniker exemplifies, Kearny Mesa’s topography lies mostly flat. It is located adjacent to the communities of Clairemont, Tierrasanta, Miramar / Mira Mesa, and Linda Vista. It is also bordered on all sides by four major highways and MCAS Miramar.
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Figure 1-1: Kearny Mesa Regional Location UNIVERSITY
M M II LL II TTA AR RY Y FFA AC C II LL II TT II E ES S
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805
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LL II N ND DA A V V II S S TTA A
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M M II S SS S II O ON N B BA AY Y P PA AR RK K
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O O LL D D TT O OW WN N S SA AN N D D II E EG GO O M M II D DW WA AY Y-- P PA AC C II FF II C C H H II G GH HW WA AY Y
O OC CE EA AN N B BE EA AC CH H
U UP P TT O OW WN N G GR RE EA ATT E ER R N NO OR R TT H H P PA AR RK K
M M II LL II TTA AR RY Y FFA AC C II LL II TT II E ES S
P PE EN N II N NS SU U LL A A
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B BA A LL B BO OA A P PA AR RK K
Pacific Ocean
G GR RE EA ATT E ER R G GO O LL D DE EN N H H II LL LL D DO OW WN N TT O OW WN N
EE N GH HB NC C AA N N TT O O N N EE II G
Kearny Mesa Community Boundary Roads Community Plan Boundaries
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1
Miles 0
S SO OU U TT H HE EA AS S TT E ER RN N S SA AN N D D II E EG GO O ,, S SO OU U TT H HE EA AS S TT E ER RN N
B BA AR RR R II O O LL O OG GA AN N
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Figure 1-2: Kearny Mesa Community Plan Area
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15 " $ ! #
Ruffin Rd
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Convoy St
Balboa Ave
KEARNY MESA
Kea r
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illa
Rd
Clairemont Mesa Blvd
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SS EE R RR R AA M M EE SS AA
Kearny Mesa Community Boundary
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0.35
Miles 0
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2. Existing Socio-Economics
image courtesy of Kathy Reyes
Social Characteristics
Due to the major presence of industry in Kearny Mesa, the residential population density of the community is lower in comparison to the City of San Diego. It is estimated at only 12 persons per acre, which is lower than the average for the City of San Diego. Kearny Mesa as a community does not have sufficient housing units because it is composed mainly of commercial and retail land use parcels. Table 2-1 illustrates Kearny Mesa’s low population density trajectory in comparison to the City of San Diego. Kearny Mesa has a population of 9,000 residents whereas the City of San Diego has 1,300,000 in the year 2015. Table 2-2 illustrates the minimum, maximum, and mean values for the community of Kearny Mesa in comparison to the City of San Diego. Kearny Mesa’s population density is lower than the mean of City of San Diego’s. Vulnerable population density for the community of Kearny Mesa is lower than the City of San Diego. It is estimated at only 2 persons per acre, which is lower than the average for the City of San Diego.
Table 2-1: Population Growth in Kearny Mesa
source: ACS 2015
Table 2-2: Population Density in Kearny Mesa
source: SANDAG 2010
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Figure 2-1: Population Density by Census Block Group Kearny Mesa
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15 " $ ! #
163
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny V
illa
Rd
Balboa Ave
Aero Dr
" ! $ #
People Per Acre
805
0-10 10-21 22-35 35-56 57-100
´
0.35
Miles 0
0.35
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Figure 2-2: 2017 Vulnerable Populations Density by Census Block Group Kearny Mesa
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15 " $ ! #
163
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Young + Old Persons / Acre
" ! $ # 805
0-200 200-420 421-711 712-1537 1538-4353
´
0.35
Miles 0
0.35
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Figure 2-3: Educational Attainment in Census Block Group Kearny Mesa
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15 ! $ " #
163
" ! $ # 805
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny V
illa
Rd
Balboa Ave
Aero Dr
Percent of Persons Over 25 Yrs W/AA Degree or Higher 0% - 0.5% 0.6% - 1.2% 1.3% - 2.2% 2.3% - 4% 4.1% - 8%
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0.35
Miles 0
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Figure 2-4: Percent Hispanic Population in Census Block Group Kearny Mesa
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15 $ " ! #
163
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny V
illa Rd
Balboa Ave
Aero Dr
" ! $ #
Percent Hispanic
805
0% - 13% 14% - 27% 28% - 47% 48% - 73% 74% - 100%
´
0.35
Miles 0
0.35
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Figure 2-5: 2010 Median Income by Census Block Group Kearny Mesa
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15 " $ ! #
163
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny V
illa
Rd
Balboa Ave
Aero Dr
Median Household Income
" ! $ # 805
$0 - $39,805 $39,805 - $67,361 $67,361 - $96,094 $96,094 - $134,879 $134,879 - $225,197
´
0.35
Miles 0
0.35
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Economic Characteristics
Kearny Mesa is well known for the number of pan-asian small businesses that are owned and operated by different cultures represented by the workforce of the community. The concentration of these small businesses occur along Convoy Street. The cultures represented through these cuisines are Korean, Chinese, Japanese, Vietnamese, and Thai. Besides being largely commercial, Kearny Mesa is also the second largest employer in San Diego. It is home to industries such as aerospace, information and communications technology, and transportation and amongst those industries, private employers include Jack in the Box Innovation Center. Northrop Grumman, Solar turbines, and Kyocera Solar. The median income reflects the presence of these high paying industries with Kearny Mesa’s median income being higher than the City of San Diego, as reflected in Table 2-3.
Table 2-3: Median Income in Kearny Mesa
source: SANDAG 2010
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3. Existing Land Uses
image courtesy of Kathy Reyes
Land Use
Land use distribution in Kearny Mesa is comprised heavily of transportation (through surface lot parking at the location of the Montgomery-Gibbs Executive airport), commercial/retail corridors, and industrial parks for off-site manufacturing. As shown in Table 3-1 these three major designated land uses make up 74%, 10% and 9% (retail and office combined) of the land area in Kearny Mesa. Another occurrence in the distribution of land use in Kearny Mesa pertaining to parks and residential. Due to the majority of land use being commercial-retail, industrial, and transportation, little area is left for residential and parks/open space. As shown in Table 3-2, Kearny Mesa is insufficient in acreage for these types of land uses. Table 3-1: Land Use Distribution in Kearny Mesa
source: Kearny Mesa Community Plan Update 2019
Table 3-2: Parks & Residential Land Uses in Kearny Mesa
source: SANDAG 2015
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Figure 3-1 Community Plan: Kearny Mesa Existing Land Use
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805
Clairemont Mesa Blvd
Convoy St
" ! $ #
Ruffin Rd
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K KE EA AR RN NY Y M ME ES SA A
Existing Land Use RESIDENTIAL
Balboa Ave Rd
Spaced Rural Residential
ny Vill a
Single Family Residential
Kea r
Mobile Homes Multi-Family Residential Mixed Use
COMMERCIAL AND OFFICE Shopping Centers Commercial and Office
INDUSTRIAL
Aero Dr
Heavy Industry Light Industry Extractive Industry
PUBLIC FACILITIES AND UTILITIES Transportation, Communications, Utilities Education Institutions Military
PARKS AND RECREATION Recreation Open Space Parks
AGRICULTURE Intensive Agriculture Extensive Agriculture
UNDEVELOPED Undeveloped Water Road Rights of Way Railroad Rights of Way
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0.35
Miles 0
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Figure 3-2: Parks & Open Space in Census Block Group Kearny Mesa
15 " $ ! #
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Clairemont Mesa Blvd
Convoy St
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Ruffin Rd
Hickman Field Park 46 acres
805
Centrum Park 2 acres
K KE EA AR RN NY Y M ME ES SA A
Kea rny Vill a
Rd
Balboa Ave
Aero Dr
PARKS CBG Boundary
´
0.35
Miles 0
0.35
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Figure 3-3: Residential Land Use in Census Block Group Kearny Mesa
15 " $ ! #
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52 þ } | ·
" ! $ #
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny
Vill a
Rd
Balboa Ave
Aero Dr
Residential / Housing CBG Boundary
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0.35
Miles 0
0.35
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Existing Housing
image courtesy of Zillow
Housing
The average housing unit density is lower than the City of San Diego. It is estimated at only 5 units per acre and this is due to the overall zoning of Kearny Mesa. Kearny Mesa as a community does not have sufficient numbers of housing units because it is composed primarily of commercial and retail land use parcels. However, according to the updated community plan, Kearny Mesa has two identified key areas of Smart Growth along Clairemont Mesa Boulevard to Ruffin Road. Smart Growth areas are areas that have been designated as compact, environmentally sensitive, and densification efficient.
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Figure 3-4: 2017 Housing Unit Density by Census Block Group Kearny Mesa
15 " $ ! #
þ } | · 163
52 þ } | ·
" ! $ # Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny V
illa
Rd
Balboa Ave
Aero Dr
Housing Units / Acre 0% - 5% 6% - 11% 12% - 19% 20% - 36% 37% - 61%
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0.35
Miles 0
0.35
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Figure 3-5: Industrial & Commercial Land Use in Census Block Group Kearny Mesa
52 þ } | ·
15 " $ ! #
þ } | · 163
" $ ! # Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Commercial & Office Land Use Industrial Land Use
´
0.35
Miles 0
0.35
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Figure 3-6: Transportation & Surface Kearny Mesa Mesa Transportation & Surface Parking Land Use in Census BlockParking GroupinKearny
15 " $ ! #
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" $ ! # Ruffin Rd
805
Convoy St
Clairemont Mesa Blvd
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny
Vill a
Rd
Balboa Ave
Aero Dr
Transportation & Surface Parking
´
0.35
Miles 0
0.35
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Figure 3-7: Fresh Food Accessibility in Kearny Mesa
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15 " $ ! #
52 þ } | ·
" ! $ # Ruffin Rd
805
Convoy St
Clairemont Mesa Blvd
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Fresh Food Location CPA
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0
Miles 0.25
0.5
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Figure 3-8: 2019 School Count Density by Community Planning Area: Kearny Mesa
52 þ } | ·
15 " $ ! #
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" ! $ #
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Schools Per 1000 Acres 0.00 0.44-1/73 1.74-3.17 3.18-4.99 5.00-7.32 School Locations
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0.35
Miles 0
0.35
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image courtesy of Kathy Reyes
1
Village Opportunity Areas
Criteria for establishing this area of opportunity is the location of the Kaiser Permanente Specialty Center and the Children’s Physicians Medical Group in close proximity to one another. This space should be designated as a Subregional Employment Area. It can provide spaces for the employment sector that works in these facilities.
2
The second village opportunity area is along the Convoy culinary corridor and should be developed into an Urban Village Center, due to the high number of local eateries along this major arterial. By designating this area as an urban village center, amenities to be included within this area include providing walkability, opportunity for multi-modalism, and a connected street tree network.
3
Criteria for the third location is derived from the future location of the new trolley stop along Balboa Avenue and the newly developed density housing from Ariva and Avion apartment developments. This area should be designated as a Transit Corridor
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Figure 3-9: Village Opportunity Areas in Census Block Group Kearny Mesa
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" ! $ #
1
52 þ } | ·
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
3
2
K KE EA AR RN NY Y M ME ES SA A
15 " $ ! #
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Transit Routes Village Opportunity Areas
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0.35
Miles 0
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4. Existing Mobility
image courtesy of Kathy Reyes
Freeways & Arterials
Vehicular mobility access in Kearny Mesa is efficient and convenient. Bordered by four freeways, Kearny Mesa is at the epicentre of transregional infrastructure. The freeways that border this community are: the I-15, I-805, SR163, and SR-52. The level of service on the prime, major, and collector arterials within Kearny Mesa operate at high efficiencies due to the 3 lane automobile road network going in both directions along Clairemont Mesa Boulevard, Balboa Avenue, Ruffin road, and Aero Drive. The SR-163 however, has insufficient levels of service due to the on ramp freeway interchanges during peak rush hours.
Bicycle & Pedestrian Collisions
Although there is a network of bike lanes, the bicycle and pedestrian collisions occur along the same major arterial roadways indicate a safety hazard for active traveler commuters that choose to commute along Clairemont Mesa Boulevard, Balboa Avenue, Ruffin Road, and Aero Drive.
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Figure 4-1: Roadway Classification Map in Kearny Mesa
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52 þ } | ·
" ! $ # Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
15 " $ ! #
Kea rny V
illa Rd
Balboa Ave
Aero Dr
Freeway Prime Arterial Major Arterial Collector Light Collector Light Collector Local Street Freeway
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Figure 4-2: Roadways Level of Service in Kearny Mesa
þ } | · 163
52 þ } | ·
" ! $ # Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
15 " $ ! #
Kea r
ny
Vill a
Rd
Balboa Ave
Aero Dr
Level of Service LOS A, B, & C LOS D LOS E LOS F
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0.35
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Figure 4-3: Bicycle Route Network in Kearny Mesa
þ } | · 163
52 þ } | ·
" ! $ # Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
15 " $ ! #
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Bike Lane Bike Route Multi-Use Path
´
0.35
Miles 0
0.35
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Figure 4-4: Pedestrian & Bicycle Collisions in Kearny Mesa
þ } | · 163
52 þ } | ·
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
15 " $ ! #
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
" ! $ # 805
Pedestrian Collisions Bike Collisions
´
0
Miles 0.25
0.5
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Figure 4-5: Transit Stops & Routes in Kearny Mesa
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52 þ } | ·
15 " $ ! #
" ! $ #
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
805
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny Vill a
Rd
Balboa Ave
Aero Dr
Transit Stop
Transit Type Bus
´
0
Miles 0.25
0.5
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Figure 4-6: 2017 Percent Transit Commuters by Census Block Group Kearny Mesa
þ } | ·
15 " $ ! #
163
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny
Vill a
Rd
Balboa Ave
Aero Dr
Percent Transit Commuters
" ! $ # 805
0% - 2% 3% -6% 7% - 11% 12% - 19% 20% - 36%
´
0.35
Miles 0
0.35
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Figure 4-7: Percent Active Traveler Commuters by Census Block Group Kearny Mesa
þ } | ·
15 " $ ! #
163
Convoy St
Clairemont Mesa Blvd
Ruffin Rd
52 þ } | ·
K KE EA AR RN NY Y M ME ES SA A
Kea r
ny V
illa
Rd
Balboa Ave
Aero Dr
Percent Active Travelers
" ! $ # 805
0% - 5% 6% - 15% 16% - 29% 30% - 56% 57% - 100%
´
0.35
Miles 0
0.35
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5. Issues & Opportunities
#
Issue
Housing Issues & Opportunities in Kearny Mesa
Opportunity
1
Lack of diverse housing types
Develop diverse housing along major and prime arterials of Clairemont Mesa Blvd, Balboa Ave, and Ruffin Rd.
2
Lack of housing ownership
Housing at medical facilities like the Kaiser Permanente Medical Hospital
3
Lack of affordable housing
Develop affordable high-density housing in underutilized shopping & retail land uses for employment in the restaurant & hospitality industry.
A: New housing development along Aero Drive near the Montgomery-Gibbs Airport
Housing Opportunities The current housing developments in Kearny Mesa is disconnected and unevenly distributed. Kearny Mesa has a lack of housing ownership with little to no single--family properties available. Types of housing come in the form of high density residential apartments concentrated o the east side of SR-163 and on southeast side of the community planning area. The average rent of the high-density residential units range from $2,000-2,800 per month for a maximum two bedroom apartment. Kearny Mesa has available space to develop mixed-type housing to serve the workforce at different price points. Spatial availability after redeveloping commercial-retail and industrial land use to high-density housing should occur along the major prime arterials of Clairemont Mesa Boulevard, Convoy Street, and Ruffin Road. Need for affordable housing units in parcels located in adjacency to Convoy Street will aim to better serve the hospitality and restaurant businesses in that area. A major institution that requires housing is the Kaiser Permanente Medical Hospital located at the corner of Clairemont Mesa Boulevard and Ruffin Road. Housing on site within a quarter mile walking distance provides active traveler accessibility of the hospital and will decrease need for parking on site.
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Figure 5.1 - Housing Issues & Opportunities in Kearny Mesa
1
1 2
Ruffin Rd
2
Convoy St
Clairemont Mesa Blvd
K KE EA AR RN NY Y M ME ES SA A
3
illa Rd
Balboa Ave
Kea r
ny V
3
Aero Dr
A
Residential / Housing
Housing Opportunity
0.3
Miles 0
0.3
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Land Use Issues & Opportunities in Kearny Mesa #
Issue
Opportunity
1
Large amounts of surface level parking lots and industrial parks.
Revelop large parking lot spaces into pedestrian plazas and housing to enable shared space in the restaurant retail corridors along Convoy Street
2
Low percentage of open space & recreational parks.
Develop complete street designs along Convoy Street and Clairemont Mesa Blvd to increase active transit.
3
Large amount of commercial and office land use industry.
Permit use of urban agricultural spaces to meet the demand of the fresh food retailers in Kearny Mesa. A: Condensed parking lot layout along Convoy Street
Land Use Opportunity There are three primary issues with the land use distribution in Kearny Mesa. Kearny Mesa has large amounts of surface level parking lots and industrial parks. These parking lots often surround the commercial-retail and office land use and are underutilized for the majority of the work day. Large amounts of asphalt contribute to the urban heat island effect and in these parking lots increase the temperature to the surrounding businesses. Kearny Mesa has two areas of parks and open space. Both parks are privatized areas of land and are not open to the public as an amenity. To combat these issues, redeveloping the large parking lots found near businesses along Clairemont Mesa Boulevard and Convoy Street to pedestrian plazas and urban agricultural spaces provides more open space and active travel. Redeveloping the major arterials of Convoy Street and Clairemont Mesa Boulevard to a complete street design promotes active travel and reduces urban heat island effect with the street tree canopy.
B: Kaiser Permanente Medical Hospital on the corner of Clairemont Mesa Boulevard & Ruffin Road
C: Large unused surface parking lot on the corner of Clairemont Mesa Boulevard & Convoy Street that services three businesses
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Figure 5.2 - Land Use Issues & Opportunities in Kearny Mesa
1 2
Ruffin Rd
2
C
Convoy St
Clairemont Mesa Blvd
B
1
A
K KE EA AR RN NY Y M ME ES SA A
3
Kea r
ny V
illa Rd
Balboa Ave
Aero Dr
Transportation & Surface Parking Parks & Open Space
3
Commercial & Office Land Use Industrial Land Use
Land Use Opportunity
0.3
Miles 0
0.3
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Mobility Issues & Opportunities in Kearny Mesa
#
Issue
Opportunity
1
Large street blocks are not effective for pedestrian active transit.
2
Major transit corridor Width of prime and major SR- 163, completely bisects the arterials create community and creates a multi-modalism. disconnect between the west and east sides of the freeway.
3
Heavy pedestrian collisions along Convoy Street
Increase walkability along Convoy Street
Create & extend bike lane from east of SR-163 to the west side.
Mobility Opportunity Kearny Mesa has efficient infrastructure for vehicular mobility. The major and prime arterials measure to 66’ wide with three vehicular lanes going north and south with a 12’ median in the middle. During the afternoons large servicing trucks occupy the median and contribute to the daily vehicular congestion. Due to high traffic volume along Clairemont Mesa Boulevard and Convoy Street, a high number pedestrian and bike collisions exist in the right of way. The SR-163 bisects Kearny Mesa and creates a disconnect between the east and west sides of the planning area. Opportunities to extend the bike lanes in the east side to connect to the culinary corridor on the west side will provide access for active travel and reduce vehicular congestion. The width of the prime and major arterials facilitate this opportunity and also promotes walkability with the revelopment to complete streets and street tree canopy.
A: Major arterial conditions along Convoy Street looking south
A: pedestrian conditions along Convoy Street looking south
A: Pedestrian and vehicular conditions along Convoy Street looking north
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Figure 5.3 - Mobility Issues & Opportunities in Kearny Mesa
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Ruffin Rd
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Convoy St
Clairemont Mesa Blvd
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Balboa Ave
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Aero Dr
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Bike Lane Bike Route
SR-163 Mobility Opportunity
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