Columbia Street High‑Rise (Middletown / Mission Hills)

Location: 3677–3687 Columbia Street, Middletown / Mission Hills, San Diego

Project Description (original proposal):

• 14‑story, approx. 172-foot‑tall residential building.

• 161 apartment units.

• The site was comprised of a single‑family home and a smaller two‑story apartment building (with 3 affordable units) prior to acquisition.

• The developer reportedly invoked Complete Communities’ flexible rules to exceed base‑zoning height and setback limits and to allow for a high‑density high‑rise in a historically low‑rise neighborhood.

Community Impacts / Concerns / Criticisms:

• Zoning & neighborhood scale: The building height and bulk vastly exceed the 40‑foot / low‑rise context typical for the hillside neighborhood — the tower would dominate surrounding historic homes and apartments.

• Affordable housing shortfall: Only 6 units out of 161 would be designated “affordable” under the plan — while the existing affordable units on the site (and smaller-scale housing) would be demolished.

• Safety / emergency access concerns: The development sits on a steep, narrow, hillside street (a one‑lane / divided road) — neighbors and local safety advocates argue this violates fire‑ and emergency‑access standards under the city’s usual code; yet the project seeks waivers under Complete Communities.

• Parking, traffic, congestion: The proposal includes limited parking (only ~70 parking spaces for 161 units) while existing on-street parking would be reduced (fire lane removal of existing curb‑side parking), raising concerns for both residents and nearby businesses.

• Historic character & community input bypass: Because the development is proceeding under the ministerial track of Complete Communities, the usual community‑planning group review, public comment or appeal process is bypassed — many neighbors say this silences resident voice and undermines historic‑neighborhood preservation.

• Environmental & geological risk: The site lies on or near the mapped fault zone of the Rose Canyon Fault, raising serious earthquake / fault‑line hazard concerns. Critics argue that building a 14‑story residential tower there violates long‑standing constraints under state fault‑zone and safety laws.

Regulatory / Status Notes:

• The original 14‑story / 161‑unit design has reportedly been pulled back by the developer after substantial community pushback and protest.

• The developer has indicated they will submit a “redesign” in hopes of reaching a compromise.

• As of recent reporting, no new plan has been publicly unveiled; the project remains controversial and opposed by neighborhood advocacy groups.

Why NFABC is Tracking This:

• This is a prime example of how Complete Communities (meant to promote density/housing near transit) can be used to push high‑density, high‑rise developments in historic low‑rise neighborhoods — potentially sacrificing affordability, safety, community character, and resident voice.

• The project highlights tensions between increasing housing supply and preserving livability, safety, and fairness — central to NFABC’s mission of “responsible growth, stronger communities, and balanced solutions.”

• The Columbia Street proposal offers a cautionary case study that can guide future advocacy: developers may use state/city‑level incentives to bypass local controls, and oversight/advocacy is needed to ensure actual affordable housing, safety, and community benefits accompany any density increases.