San Diego planning officials unveiled an ambitious new land-use proposal recently for Hillcrest that would add 50,000 more residents.
The zoning changes would allow for 20- to 30-story buildings, and create one-way streets, lots of bike lanes and new public promenades. The city is now seeking public comment on the plan.
Hillcrest would need to undergo many changes to handle the upzoning, likely including some upgrades to public transit. Despite that, Uptown is seen by planners as a place to grow and accommodate more housing.
Many public comments online, so far, have argued there will be nowhere to park, downtown is better suited for future growth, upzoning will take away from the uniqueness of Hillcrest and new towers will price out current residents.
Q: Is San Diego on the right course with its Hillcrest plan? (Yes or No)
Kelly Cunningham, San Diego Institute for Economic Research
NO: Zoning for 20- to 30-story structures in Hillcrest does not make sense and will not necessarily be built. Mid-rise housing (5-12 stories), as zoning currently exists, allows for greater density appropriate to the area. Infrastructure, streets, and public spaces can be improved with greater access and availability to downtown and Mission Valley. This only happens when developers see enough demand for such housing and more retail space has the potential for a profitable return on investment.
Lynn Reaser, economist
NO: There is no reason why Hillcrest is being singled out for a major increase in density than its unique socio-economic standing. Increasing building heights from 10-12 stories to 20 stories would affect that character. Who would determine which structures should be preserved because of their historic value? The vision of an expensive transit network should be under SANDAG’s purview. Streets, bike lanes, broad promenades, and pocket parks would all compete for the same space.
Gary London, London Moeder Advisors
YES: I think, as in all things land use planning related, everyone needs to take a deep breath. The process moves at a snail’s pace, and there will be ample time and forums to vet the issues, many of which are legitimate. These include providing proper transportation and other infrastructure to carry the density. However, Hillcrest is a prime candidate for much denser development as our city is transforming its urban ecosystem.
Alan Gin, University of San Diego
YES: The plan for Hillcrest would add a huge number of units to the housing market, which is urgently needed. Hillcrest is one of the few places in San Diego that could accommodate higher density, which is necessary to build housing given the shortage of developable land in the region. The plan is a good start but needs more work in terms of providing the infrastructure (including amenities such as parks and libraries) that is necessary to sustain such a large development.
James Hamilton, UC San Diego
YES: Hillcrest is a good place to try to build more housing. And thinking big is the way to actually have an impact on the cost of living in San Diego. I like the fact that planners are paying attention to details of how to make it work, such as converting to one-way streets. I wonder if it is also possible to integrate Balboa Park more directly into the community to help make this an attractive place for everyone.
Austin Neudecker, Weave Growth
YES: I love Hillcrest. I lived there for several years and frequently return. Yet, to grow our local economy and contain housing costs, we need additional development. The current plan feels aggressive and overly dependent on this specific area to burden substantial growth. This plan will be curtailed, but the direction is right. We should endeavor to increase density responsibly and ensure we build the necessary infrastructure. I would prefer a broader plan spread across more areas.
Chris Van Gorder, Scripps Health
YES: But proceed with caution and community input. Housing, especially affordable housing, is one of California’s and San Diego’s biggest issues. We need to build up with high-rises, versus building out and building more in fire-risk areas. Let’s do so with adequate parking and infrastructure to improve — not just congest — the community. Hillcrest is home to two of the region’s biggest hospitals with thousands of employees, many of whom would like to live close to work.
Norm Miller, University of San Diego
YES: No question we need more housing in urban areas and the only answer is greater density. This plan is on the right track with several high-rise buildings. We also need more mixed-use work-live-play developments that will require less commuting, and we need to provide parking. Our transit system options do not run frequently enough to simply delete parking requirements and force residents to consider ride-shares or waiting for infrequent public transit.
Jamie Moraga, Franklin Revere
NO: Like Mission Valley and La Jolla, there are several considerations before moving forward with this new land-use proposal in Hillcrest. Will there be sufficient infrastructure including schools (elementary through high school), parking, traffic, public safety, water, electricity, sewer, roads, and grocery stores to support increased population density? Consideration of quality of life and what is best for the community should be a factor before moving forward with such an ambitious development plan that will significantly alter Hillcrest and its community character.
David Ely, San Diego State University
YES: Given its proximity to downtown San Diego, planning for increased housing density in Hillcrest is a positive development that will help ease the housing shortage in the region. While the character of Hillcrest will change, the priority for city leaders should be on expanding available housing. However, an additional 50,000 residents in the area seems overly aggressive. Housing construction and population growth cannot outpace the building of transportation and other needed infrastructure.
Not participating this week:
Ray Major, SANDAG
Caroline Freund, UC San Diego School of Global Policy and Strategy
Haney Hong, San Diego County Taxpayers Assoc.
Bob Rauch, R.A. Rauch & Associates
Phil Blair, Manpower
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