Mission Valley Community Plan Update
From 2014 to 2019, Diego Velasco was a key member of the consulting team assisting City of San Diego Planning staff in the development of the Mission Valley Community Plan Update. Diego’s role (while Principal-in-Charge of Planning at M.W. Steele Group) was to lead the urban design visioning and concepts for key districts and development opportunity sites in the community. Starting with the Mission Valley Heights district, Diego illustrated an urban design vision that identifies placemaking opportunities and strengthens land use connectivity to the San Diego River. He formulated urban design concepts for the Fashion Valley Mall area, helped the city craft design standards for development along hillsides and Interstate 8, and informed and managed the creation of visual simulations for mobility improvements in three critical areas of the community, including a Mobility Hub at the Mission Valley center Trolley Station. Several illustrations and imagery in the plan are attributable to Diego and many more build from over a decade of work on Community Plan Updates in the City of San Diego.
El Cajon Transit District Specific Plan
The El Cajon Transit District Specific Plan (TDSP) focuses land use and zoning changes to support a 260-acre district around the city’s light rail station. Diego Velasco (while Principal-in-Charge of Planning at M.W. Steele Group) led a team of consultants to develop a land use strategy based on real-world true-testing of key sites in the district. Diego coordinated this effort with Keyser Marston and Associates, and the results of the testing were communicated to key community stakeholders and the development community. The plan includes Form-Based Zoning and Focus Area Plans to activate the public realm through design. Working with Chen Ryan and Associates, the plan proposes Complete Street concepts (including three roundabouts on El Cajon Blvd.) to serve as traffic calming devices and “green gateways” into the city. The plan introduces dedicated bike lanes, urban multi-use trails, landscaped parkways, and widened sidewalks for public gathering and cafes and last-mile connectivity.
Community Outreach and engagement was a critical component of the planning process. Diego led two public workshops, four working group meetings, pop-up outreach events, intercept surveys and public hearings to gain stakeholder participation at multiple levels.
The plan was adopted by City Council in May, 2018 and awarded the Comprehensive Plan: Large Jurisdiction Excellence Award by the San Diego Chapter of the American Planning Association.
Clairemont Community Plan Update – Urban Design
In the Summer of 2018, Diego Velasco was invited by the City of San Diego Planning Department to lead a series of community “design sessions” and discussions focused on public realm activation, placemaking and building design for the Clairemont Community. The design sessions culminated in a “deep dive” discussion on building height (a highly sensitive topic in the community). In addition to the “design sessions,” the City of San Diego engaged Diego Velasco to develop a vision and concept for the revitalization of key centers, nodes and corridors in the community. Through 3D modeling, visual simulations and photo montages, Diego was able to show how the community may transform over time to enhance and enrich the urban experience with places and services the community can enjoy.
In the Winter of 2019, Diego Velasco (while Principal-in-Charge at M.W. Steele Group), developed more than 30 place-type illustrations in 3D perspective views that City of San Diego Planning Department staff used to inform an interactive online engagement exercise, focused on the selection of preferred land use alternatives. The imagery relates back to key focus areas that were identified in the design discussions preceding the land use alternatives. The online exercise received over 500 entries and canvassed a wide population of stakeholders. Diego Velasco (as Principal-in-Charge at Citythinkers) continues to assist City of San Diego staff in the development of the Urban Design element of the Community Plan, with an anticipated adoption in 2021.
Selected Additional Projects:
Current Projects under Citythinkers
University Community Plan Update Urban Design // City of San Diego
Valley Center Community Plan Update Outreach and Design // County of San Diego
24th Street Transit Oriented Development Overlay // City of National City
Hillcrest Focused Plan Amendment // City of San Diego
While Principal at M.W. Steele Group
University of San Diego Master Plan & Conditional Use Permit // University of San Diego
SDAPA Excellence Award - Urban Design, Honorable Mention
Sun City Retail Revitalization Study // City of Menifee
Southeastern San Diego & Encanto Community Plan Updates // City of San Diego
SDAPA Excellence Award - Comprehensive Plan: Large Jurisdiction
Golden Hill Community Plan Update Urban Design and Outreach // City of San Diego
Euclid & Market Land Use and Mobility Plan // City of San Diego
Tower District Streetscape Master Plan // City of Fresno
University of San Diego Master Plan and Conditional Use Permit
SDAPA Excellence Award - Urban Design, Honorable Mention
The USD Master Plan updates and amends the 1996 Master Plan and CUP under which the university had been operating for decades. The new plan anticipates an increase in Full-Time-Equivalent student population from 7,000 to 10,000 students. In a three-year process that included hundreds of meetings with campus stakeholders and the Linda Vista Community, Diego led the effort to develop space projections and analysis, determine campus utilization priorities, direct future growth in a pattern that supports a quality campus environment and preserves the beauty and structure of the campus. The plan provides for extensive upgrades to the campus’s circulation network, natural open space, gathering areas, and architecture. The master plan and CUP were approved unanimously by City Council in 2017 and have served the university well as it continues to bring projects forward. Key roles included urban design, land use planning, campus planning, space analysis and utilization, growth projections, project management and coordination of extensive consultant team; entitlements management and processing of Conditional Use Permit for the campus. Diego performed these roles while Principal-in-Charge at M.W. Steele Group.
San Marcos Discovery Village South Specific Plan
The Discovery Village South Specific Plan envisions a new residential neighborhood on 40 vacant acres of the former Scripps Health Care Campus Specific Plan. Aligned with planned roadways into the University and Creek Districts, the plan calls for up to 230 homes in a pedestrian-friendly, inviting and attractive living environment with a unique sense of place and a strong network of open space connections, trails, parks and amenities that complement the surrounding community. Pursuant to California Government Code Sections 65450-54, the plan includes a land use chapter, circulation and open space chapter, environmental analysis and zoning standards that govern the development of the area. Diego Velasco was the project lead, land use planner, and designer for the specific plan and zoning code while Principal-in-Charge at M.W. Steele Group.
El Cajon Transit District Specific Plan
The TDSP was a Sandag grant-funded project that focused land use and zoning changes to support a 260-acre district around the city’s light rail station. Diego Velasco (while Principal-in-Charge of Planning at M.W. Steele Group) led a team of consultants to develop a land use strategy based on real-world true-testing of key sites in the district. Diego coordinated this effort with Keyser Marston and Associates, and the results of the testing were communicated to key community stakeholders and the development community. The plan includes Form-Based Zoning and Focus Area Plans to activate the public realm through design. Working with Chen Ryan and Associates, the plan proposes Complete Street concepts (including three roundabouts on El Cajon Blvd.) to serve as traffic calming devices and “green gateways” into the city. The plan introduces dedicated bike lanes, urban multi-use trails, landscaped parkways, and widened sidewalks for public gathering and cafes and last-mile connectivity.
Community Outreach and engagement was a critical component of the planning process. Diego led two public workshops, four working group meetings, pop-up outreach events, intercept surveys and public hearings to gain stakeholder participation at multiple levels.
The plan was adopted by City Council in May, 2018 and awarded the Comprehensive Plan: Large Jurisdiction Excellence Award by the San Diego Chapter of the American Planning Association.
Selected Additional Projects:
Current projects under Citythinkers
San Diego Pride Facilities Master Plan // San Diego Pride
While Principal at M.W. Steele Group
Morena Corridor Specific Plan Graphic Support // City of San Diego
Euclid and Market Land Use and Mobility Plan // City of San Diego
San Diego Humane Society Facilities Master Plan // San Diego Humane Society
Otay Central Village Specific Plan // ColRich
City of San Diego Complete Communities Housing Solutions Program
As the Lead Urban Design Consultant, Citythinkers assisted the City of San Diego Planning Department in evaluation of alternatives and site testing for the Complete Communities Housing Solutions Program, which will provide an incentive-based affordable housing density bonus for development projects that provide affordable housing on-site along with key community supporting amenities and benefits. Citythinkers developed design scenarios for six sites across various communities in the city. The scenarios were used by Keyser Marston Associates in their economic analysis of the program and they informed the supplemental regulations of the program.
City of San Diego Mixed Use Zones
As the Lead Urban Design Consultant (while under M.W. Steele Group), Diego assisted City of San Diego Planning staff in writing zoning standards, developing a “menu” approach to activation standards, develop illustrations and present the code to stakeholder groups. The scope of work included a zoning ordinance for six new mixed-use zones intended for application in Transit Priority Areas of the city. A goal of the project was to provide flexibility and by-right development while maintaining zoning controls over building design, public realm activation and pedestrian connectivity, among other elements. A key feature of the ordinance is an innovative “menu” approach to provide applicants choices for activation of public spaces through design elements (frontage types) rather through use.
Otay Central Village Specific Plan Zoning and Design Standards
As the Lead Urban Design Consultant (while under M.W. Steele Group), Diego wrote zoning standards and design guidelines for the Otay Central Village Specific Plan.
El Cajon Transit District Specific Plan Zoning Standards
As the Lead Urban Design Consultant (while under M.W. Steele Group), Diego wrote zoning standards and design guidelines for the El Cajon Transit District Specific Plan.
Selected Additional Projects:
Current projects under Citythinkers
Complete Communities: Housing Solutions // City of San Diego
The Trails at CMR Design Guidelines and Standards // New Urban West
24th Street Transit-Oriented District Overlay // City of National City
While Principal at M.W. Steele Group
City of Fresno Development Code Update // City of Fresno with Dyett & Bhatia
SEDC Multifamily Development Guidelines // Southeast Economic Development Corporation
San Marcos Discovery Village South Specific Plan Zoning and Design Standards // H.G. Fenton Company
El Cajon Transit District Specific Plan Zoning and Design Standards // City of El Cajon
Union Bank Apartments
60 affordable apartments for low and very low-income families in the City Heights neighborhood of San Diego. The project includes approximately 1,500 square feet of community space on the ground floor, facing University Ave. Resident amenities include two courtyards, a community terrace and on-site laundry. Walk-up units activate the ground floor along 44th St. Diego Velasco is the lead designer in collaboration with Dess Partners Architects (Architect of Record).
4th Corner Apartments
70-75 affordable apartments for low and very low-income families in the City Heights neighborhood of San Diego. The project includes a large community room that will be open to the public and faces Fairmount Ave. Resident amenities include approximately 5,000 square feet of community open space/ deck, a computer lab and on-site laundry. Diego Velasco is the lead designer in collaboration with Dess Partners Architects (Architect of Record).
Project Location: City Heights, San Diego
Client: Wakeland Housing
Permanent Supportive Housing in Downtown San Diego
The Beacon is a permanent supportive housing community for 44 individuals who were homeless and now have a place to call home. The building offers full studio apartments with wrap-around services, a community room, courtyard and sun terrace. Diego Velasco was the lead designer while Principal at M.W. Steele Group (Architect of Record).
Project Location: Downtown San Diego
Client: Wakeland Housing
Awards: San Diego Housing Federation Ruby Award, 2020
Ivy Street Lofts
Located on Ivy Street in Bankers Hill, the Ivy Street Lofts will offer an urban refuge in the heart of the city for 9 residential apartments designed around a courtyard.
La Jolla Holiday Inn Express
This 2017 expansion of the Holiday Inn Express adds 17 suites in a three-story building fronting La Jolla Blvd. Diego Velasco was the lead designer while Principal at M.W. Steele Group (Architect of Record).
Project Location: La Jolla, CA
Client: Pacifica Companies
LGBTQ+ Recognition Project // Design of Art Piece in Recognition of San Diego LGBTQ+ Community
Pop-up Outreach for the Southeastern and Encanto Community Plans // Pop-up Outreach Program
El Dorado Park Neighborhood Plan // Design Workshop
Malcolm X Library Teen Center // Outreach and Design Workshop with Teens
Clairemont Community Plan // Presentation on Urban Design & Building Design
Urban Land Institute Technical Assistance Panel // Mexico/U.S. Border Communities
Urban Land Institute Technical Assistance Panel // City Heights
Urban Land Institute Technical Assistance Panel // Rosarito