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March 3, 2020 — Primary Election
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Local

City of Del Mar
Measure G Initiative from the People - Majority Approval Required

To learn more about measures, follow the links for each tab in this section. For most screenreaders, you can hit Return or Enter to enter a tab and read the content within.

Election Results

Failing

977 votes yes (41%)

1,404 votes no (59%)

Shall the measure proposing the adoption of the Marisol Specific Plan and corresponding amendments to the City's Community Plan, Zoning Map, and Local Coastal Plan and Implementing Ordinance, be adopted?

What is this proposal?

Pros & Cons — Unbiased explanation with arguments for and against

Information provided by Source: League of Women Voters of North County San Diego

The Question

Shall the City of Del Mar adopt a comprehensive regulatory land-use plan, the Marisol Specific Plan (MSP), for a private 16.6-acre parcel of land located at the southwest corner of Camino Del Mar and Border Avenue?

The Situation

The 16.6-acre private parcel of land along with 0.8 acres public right of way and 0.12 acres city coastal viewing access is zoned for residential single-family use and is currently not developed. The Marisol Specific Plan measure was placed on the ballot by a petition signed by voters of the City of Del Mar.

The Proposal

The MSP proposal would amend the City’s Community Plan, Zoning Map, and Local Coastal Plan and Implementing Ordinance to allow for the potential development of the Marisol Resort including 65 hotel guest rooms, 32 villas (27 units available for hotel use), 10 low-cost visitor accommodations, 22 affordable housing units, and 408 off-street parking spaces. The MSP also establishes Parkland/Passive Open Space, Coastal Bluff Protection Area and Steep Slope Protection Area. If Measure G passes, the MSP shall not be amended by the City Council for 10 years.

A YES vote means future development within the Marisol Specific Plan Area will be subject to the regulations of the Specific Plan.

A NO vote means the existing zoning would remain and future development would be subject to the existing residential single-family zoning regulations.

Fiscal effect

A City-funded Economic and Fiscal Benefit Analysis Study concluded that Measure G will likely generate approximately $6 million per year in revenue from Property Tax, Sales Tax, Transient Occupancy Taxes and other revenues to the City’s General Fund, with an expected increased annual cost in City services of approximately $500,000.

Supporters say

  • The current zoning allows for 16 private estates, with few if any benefits to the public.
  • Measure G proposes a better plan for the site, one that will benefit all Del Mar rather than just an exclusive few.
  • Beach nourishment endowment funding will be provided annually.
  • Large setbacks will be in place, along with runoff diversions to reduce bluff erosion.
  • In addition to a public vote, Measure G requires multiple public reviews and discretionary approvals including City Council and Coastal Commission review and approval.
  • Del Mar would receive over $4 million per year from increased tax revenue.

 

Supporters include:

Yes on Measure G, Marisol for Public Access and Community Amenities, sponsored by the Robert Green Company and Zephyr Partners. Committee Major Funding from Robert Green and Brad Termini (FPPC# 1420284)

 

Signers of the official arguments in favor include (among others):

Nate McCay, Resident, Former Del Mar Planning Commissioner

Donald Mosier, Resident, Former Del Mar Mayor/ Councilmember

Karen Charisse Vafaides, Business Owner

Jim Watkins, 52-year Community Leader

Opponents say

  • The project is rushed, and the voters do not get the benefit of story poles (on the site) before voting on it.
  • MSP designs include buildings up to 46 feet, whereas there is a present height limit of 26 feet in the City of Del Mar.
  • Underground parking for 408 parking spaces may destabilize the bluff.
  • There will be increased traffic at Via De La Valle and Coast Hwy 101.
  • Hotel cost and revenue projections seem to be inflated as they are based on non-Del Mar properties.
  • The sand replenishment fund amount is not determined by Measure G.

 

Opponents include:

Friends of Del Mar North Bluff Against Measure G (FPPC# 4122710)

 

Signers of the official arguments against include (among others):

David Druker, Del Mar City Council Member and Former Mayor

Pamela Slater-Price, Former San Diego County Supervisor D3

John Weare, Former Mayor, City of Del Mar

Terry Gaasterland, Deputy Mayor of Del Mar

Measure Details — Official information about this measure

YES vote means

If a majority of the voters vote “Yes” on Measure G, future development within the Specific Plan Area will be subject to the development standards and regulations of the Specific Plan.

 

NO vote means

If a majority of the voters vote “No” on Measure G, the existing zoning would remain and future development would be subject to the existing residential single family zoning regulations.

Summary

Source: Del Mar City Clerk

BALLOT TITLE AND SUMMARY

Ballot Title: Marisol Specific Plan Initiative

Summary: The Marisol Specific Plan ("Specific Plan") is a comprehensive regulatory plan facilitating the future development of the Specific Plan area for visitor-serving accommodations and associated private and public uses.

The Specific Plan area includes approximately 17.45 acres of land located at Border Avenue and west of Camino Del Mar in the northwestern cotner of the City of Del Mar.

This initiative, if adopted, would include the following legislative actions:

1. Adopt the Specific Plan.
2. Designate the Specific Plan area as "Marisol Specific Plan" land use category in the City of Del Mar's Community Plan and make other confirming amendments to the Community Plan.
3. Amend the City of Del Mar's Zoning Map to assign the Specific Plan area as "MSP" (Marisol Specific Plan) zoning designation; and
4. Amend the City of Del Mar's Local Coastal Plan and Implementing Ordinance to modify the land use designation to "MSP" and make other conforming amendments.

The Specific Plan would allow for the development of 65 hotel guest rooms, 3l villas (27 of which may be divisible and available for hotel use increasing up to a maximum of 146 hotel guest rooms),22 affordable housing units, 10 low-cost visitor accommodations and 408 off street parking spaces.

The Specific Plan establishes four land use sub-designations:

  • Visitor Serving Accommodations
  • Parkland/Passive Open Spøce
  • Coastal Bluff Protection Area
  • Steep Slope Protection Area

The Specific Plan includes development regulations that will require minimum setbacks, limit structures to three stories (not to exceed 46 feet from natural grade), establish a maximum floor area ratio not to exceed 0.57, lot coverage not to exceed 33% and the provision of 408 off street parking spaces.

The Specific Plan includes design criteria (landscaping, architectural style and materials) intended to protect coastal views, promote a coastal inspired architectural character consistent with the surrounding area and coastal bluff.

The Specific Plan proposes to provide public benefits including public accessibility to a loop trail, comprehensive bluff preservation and conservation, sustainable design and construction, public amenities for beach visitors (including restrooms), a beach nourishment plan, public art and 22 units of affordable housing.

The Specific Plan will require various discretionary actions by the City and others in the future and compliance with the California Environmental Quality Act ("CEQA") will be required with those future actions. Compliance with CEQA will likely include the identification of mitigation measures which shall be implemented provided those measures are feasible within the meaning of CEQA.

The Specific Plan, the amendments to the City certified Land Use Plan and Implementing Ordinance of the Local Coastal Program shall be subject to review and approval by the California Coastal Commission.

Matters not specifically regulated by the Specific Plan shall be subject to the Del Mar Municipal Code and other applicable City regulations and policies unless application would preclude or prohibit implementation or development of a project consistent with the Specific Plan.

This initiative shall not be amended or repealed without a vote of the people for ten years. Thereafter, this initiative may be amended without a majority vote of the voters of the City, subject to the procedures required by applicable law.

Prepared By: /s/
Leslie E. Devaney, City Attorney
City of Del Mar

Impartial analysis / Proposal

Source: Del Mar City Clerk's Office

CITY ATTORNEY IMPARTIAL ANALYSIS

Marisol Specific Plan

The Marisol Specific Plan (“Specific Plan”) is a comprehensive regulatory land use plan which would allow for the future development of the Specific Plan area for visitor-serving accommodations and associated private and public uses. It would replace the site’s current residential single-family zoning.

The Specific Plan area includes approximately 17.45 acres of land located at Border Avenue and west of Camino Del Mar in the northwestern corner of the City of Del Mar (“Specific Plan Area”).

The Specific Plan is a measure placed on the ballot by a petition signed by the requisite number of voters of the City of Del Mar. This measure, if adopted, would include the following legislative actions:

1. Adopt the Specific Plan.
2. Designate the Specific Plan Area as “Marisol Specific Plan” land use category in the City of Del Mar’s Community Plan and make other confirming amendments to the Community Plan.
3. Amend the City of Del Mar’s Zoning Map to assign the Specific Plan Area as “MSP” (Marisol Specific Plan) zoning designation.
4. Amend the City of Del Mar’s Local Coastal Plan and Implementing Ordinance to modify the land use designation to “MSP” and make other conforming amendments.

If the measure is adopted, future project implementation will require discretionary approvals consisting of tentative map approval, Design Review Permit, Land Conservation Permit, Tree Removal Permit and a Coastal Development Permit, all of which will be subject to CEQA review.

The Specific Plan would allow for the potential development of 65 hotel guest rooms, 31 villas (27 units available for hotel use), 22 affordable housing units, 10 low-cost visitor accommodations and 408 off street parking spaces.

The Specific Plan establishes four land use sub-designations:

  • Visitor Serving Accommodations – hotel rooms, villas, restaurants and entertainment facilities, ancillary commercial retail spaces, community space, lower cost shared visitor – serving accommodations and affordable housing
  • Parkland/Passive Open Space – passive open space, natural drainage control measures and habitat restoration or enhancement.
  • Coastal Bluff Protection Area – coastal bluff area and establishment of setback buffer area.
  • Steep Slope Protection Area – applies to inclined landform at the southeastern portion of the Specific Plan Area.

The Specific Plan includes development regulations that will require minimum setbacks, limit structures to three stories (not to exceed 46 feet from natural grade), establish a maximum floor area ratio not to exceed 0.57 and lot coverage not to exceed 33%, and the provision of 408 off-street parking spaces. The Specific Plan also includes design criteria intended to protect coastal views and promote a coastal inspired architectural character consistent with the surrounding area and coastal bluff.

The Specific Plan proposes to provide public benefits including public accessibility to a loop trail, comprehensive bluff preservation and conservation, sustainable design and construction, public amenities for beach visitors, a beach nourishment plan, public art and 22 units of affordable housing.

By its terms, Measure G shall not be amended or replaced without the vote of the people for 10 years. Thereafter, the City Council may amend without a majority vote of the voters of the City.

If a majority of the voters vote “Yes” on Measure G, future development within the Specific Plan Area will be subject to the development standards and regulations of the Specific Plan. If a majority of the voters vote “No” on Measure G, the existing zoning would remain and future development would be subject to the existing residential single family zoning regulations.

Prepared by: Leslie E. Devaney, City Attorney

 

The above statement is an impartial analysis of Measure G. A complete copy of Measure G (Marisol Specific Plan Initiative) can be found on the City’s website at: https://www.delmar.ca.us/DocumentCenter/View/5622/Proposed-Marisol-Specific-Plan-InitiativeText.

Published Arguments — Arguments for and against the ballot measure

Arguments FOR

ARGUMENT IN FAVOR OF MEASURE G

The private property above North Beach has been closed off to the public for over a century. The current zoning allows 16 private estates, with few if any benefits to the public.

Measure G proposes a better plan for the site, one that will benefit all Del Mar rather than just an exclusive few.

Public Access
Measure G will create new public accessibility with walking trails along the bluff top and around the entire 16+ acres.

Amenities for the Community
All Del Mar will be able to enjoy the views from new restaurants, a spa, and beautiful outdoor settings open to the public.

Additionally, new stairways, restrooms and storage facilities will be provided at the beach making our public beach more clean and safe.

Environmental Stewardship
Beach nourishment endowment funding will be provided annually to help maintain the long-term health of our beaches.

As a result of extensive geotechnical studies, large setbacks will be in place, along with runoff diversion to reduce bluff erosion.

The sustainably designed plan received a 2019 LEED Neighborhood Design award.

Fiscal Benefits to Del Mar
According to a City sponsored Economic and Fiscal Benefit Analysis, Measure G will likely generate over $4 million per year in hotel tax revenue for the City. These funds could be used for public projects such as utility undergrounding or street improvements.

An Open, Transparent Public Process
In addition to the public vote, Measure G requires multiple public reviews and discretionary approvals. These include Design Review, Tentative Map Approval, City Council and Coastal Commission review and approval.

We urge a Yes vote on Measure G because our community needs more public benefits, not more gated estates.

 

/s/

Donald Mosier
Former Mayor / Councilmember

Nate McCay
Resident, Former Planning Commissioner

Jim Watkins
52-year Community Leader

Karen Charisse Vafiadis
Business Owner

— Del Mar City Clerk

Arguments AGAINST

ARGUMENT AGAINST MEASURE G

Vote No on Marisol

We are being rushed into an election on a massive development, while City Council and citizen advisory committees are prohibited from public discussion by City imposed gag order.

This Initiative rezones low-density residential to high-density commercial. Existing bluff protections restrict development to 106,940 square feet maximum and 14 to 26-foot height.

The Initiative allows our entire Del Mar North Bluff to be developed with 46-foot tall buildings with up to 410,970 square feet of construction - a fourfold increase in height, bulk and mass. 

The only stated height limit in the Initiative is a towering 46 feet - nearly double the maximum 26-foot height allowed in Del Mar.

408 underground parking spaces will be excavated. The fragile bluff will be hollowed out and the natural beauty destroyed.

This process is broken. The developer wrote the 110-page Initiative and paid to put it on the ballot, leaving little time to review complex environmental and economic reports, before voting, without benefit of any story poles. What else are they hiding?

This process was rigged against the Del Mar Way. No committee input whatsoever is allowed prior to voting. City Council will have NO AUTHORITY to repeal or amend, as stated specifically in the Initiative.

Severe traffic impacts will increase at an already congested intersection and entryway to Del Mar at a time when we face increased development and traffic on all corridors in and out. Del Mar is surrounded by development, and it's getting worse.

Protections of the California Environmental Quality Act will be unenforceable if this Initiative passes.

This cannot happen right next to our Scripps Bluff Preserve with its tranquil wilderness trails.

Don't be fooled. Preserve Del Mar's long-standing and voter-approved planning process that protects Del Mar's real estate values and unique natural resources.

Del Mar's Quality of Life is not for sale. Vote NO on Marisol - Measure G

 

/s/


DAVID DRUKER
Del Mar City Councilmember and Former Mayor

JOHN WEARE
Former Mayor, City of Del Mar

PAMELA SLATER-PRICE
Former San Diego County Supervisor D3

UDO WAHN, M.D.
Del Mar Resident

LYNN GAYLORD
Del Mar Resident

— Del Mar City Clerk

Replies to Arguments FOR

REBUTTAL TO ARGUMENT IN FAVOR

Public Access? - We have access already
Scripps Bluff Preserve already provides spectacular views of ocean and lagoon from a pristine, natural sanctuary. Any development scenario must complete the bluff trail. The existing map for 16 homes already guarantee a continuous, public coastal trail from Border Ave to Scripps Bluff Preserve.

Amenities? - No Amenities Guaranteed
This developer or their successor could build within this new massive commercial zoning envelope without amenities.

Environmental DISASTER!
This massive development is 4 times larger than currently allowed, with a huge underground garage. We must suspend all logic to believe that it will not destabilize Del Mar North Bluff.

Storm and irrigation water will be collected and flushed into the lagoon.

Initiative fails to commit any specific funding amount for sand replenishment.

Fiscal Benefits? - Not Guaranteed
Projected revenues are based on unrealistic assumptions. Speculative numbers are inconsistent with Del Mar hotel tax records.

City assumes public-access liabilities on private property, with no developer indemnification.

Transparency? - Broken process
Zoning changes lock in 46-foot tall buildings and 410,970 square feet of floor area. This Initiative eliminates Del Mar City Council authority to change any part of the plan.

If passed, this initiative requires the City to issue permits - regardless of Design Review Board findings.

We are in the unfair position of being uninformed because of a City-imposed gag order. We are being rushed to vote on this massive development without the normal review process.

Developer refuses to erect story poles, hiding height and mass from view. What else are they hiding?

Vote NO on Measure G.

 

TERRY GASTERLAND
Deputy Mayor, City of Del Mar

AL TARKINGTON
Former Mayor of Del Mar

HERSCHELL PRICE
Former Del Mar Planning Commissioner

DEBBIE CHURCH
Del Mar Resident

PAT VERGNE
Director of Community Services (RET.)

— Del Mar City Clerk

Replies to Arguments AGAINST

REBUTTAL TO THE ARGUMENT AGAINST MEASURE G

Vote YES ON MEASURE G, because we need exceptional public benefits for our community, not more private estates that offer few benefits for our community.

Here are the facts:

  • Do Measure G - Marisol opponents want voter approval of zoning changes or not? The process of a public vote was requested by civic leaders, now criticizing this very process.
  • For over two years, Marisol has been engaged in extensive outreach to both public officials and general residents of Del Mar. The plan has been fully redesigned to incorporate the input from this outreach.
  • We welcome an honest and open discussion, no gag order. No one, including any Council or committee member, is precluded from public discussion about the measure, as some have chosen to argue against the measure.
  • According to the City Attorney's Impartial Analysis, Marisol's implementation will require further discretionary actions by the City and others in the future. Compliance with the California Environmental Quality Act is required with those future actions.
  • There are additional public hearings required after the measure passes, and the public will have the opportunity for input on Design Review, Local Coastal Program, and Tentative Map.
  • Story poles are not required now. They are required during Design Review, after the vote. Discretionary review and consideration of design guidelines will determine approval.

Please determine the facts for yourself. We encourage all voters to review the City's Environmental Impact Report as well as its Economic and Fiscal Impact Report (https://www.delmar.ca.us/761/March-2020-Election).

JIM WATKINS

DON MOSIER

— Del Mar City Clerk

Read the proposed legislation

Who supports or opposes this measure?

Yes on Measure G

Organizations (1)

Elected & Appointed Officials (2)

  • Donald Mosier, Former Del Mar Mayor / Councilmember (signed official argument in favor)
  • Nate McCay, Former Del Mar Planning Commissioner (signed official argument in favor)
No on Measure G
Organizations (0)

Elected & Appointed Officials (6)

  • Al Tarkington, Former Mayor of Del Mar (signed official argument against)
  • David Druker, Del Mar City Councilmember and Former Mayor (signed rebuttal to argument in favor)
  • Hershell Price, Former Del Mar Planning Commissioner (signed rebuttal to argument in favor)
  • John Weare, Former Mayor of Del Mar (signed rebuttal to argument in favor)
  • Pamela Slater-Price, Former San Diego County Supervisor D3 (signed rebuttal to argument in favor)
  • Terry Gaasterland, Deputy Mayor, City of Del Mar (signed official argument against)

More information

Events (1)

Contact Info

Yes on Measure G
Yes on Measure G, Marisol for Public Access and Community Amenities, sponsored by the Robert Green Company and Zephyr Pa
Contact Name:

As registered with the California Secretary of State ( http://cal-access.sos.ca.gov/Campaign/Committees/Detail.aspx?id=1420284 ), the official name of the committee in favor of Measure G is:

Yes on Measure G, Marisol for Public Access and Community Amenities, sponsored by the Robert Green Company and Zephyr Partners. Committee Major Funding from Robert Green and Brad Termini (FPPC# 1420284)

The former name of the committee was:

Marisol for Public Access and Community Amenities. Committee Major Funding from Zephyr-RGC, LLC (FPPC# 1420284)

Phone: (619) 708-9744
Address:
1412 Camino Del Mar
Del Mar, CA 92014-2551
No on Measure G
Coastal Bluff Conservancy (FPPC# 1423424)
Phone: (858) 243-8500
Address:
1155 Camino Del Mar, #211
Del Mar, CA 92014
Friends of Del Mar North Bluff Against Measure G (FPPC# 4122710)
Email delmarfriends@gmail.com
Phone: (619) 981-3899
Address:
1155 Camino Del Mar, #211
Del Mar, CA 92014
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