Hillcrest Business District Design Goals of the Hillcrest Town Council

 

The Hillcrest Business District plays an important role in defining the community. The ÒHillcrest Town Council Development Design PrinciplesÓ touched on that role in its section on ÒAppropriate Height as a Defining FeatureÓ. This follow up document provides additional details and goals that are focused on the business district.

 

The traditional core of the Hillcrest Business District (shown in map on page 10) is a unique place with its own special character. This character serves as a magnet for bringing people together to enjoy dining out, shopping, and meeting with each other. Additionally, this area defines Hillcrest to much of the larger community. Building on and preserving that character is the focus of these design principles.

 

The Hillcrest Business District design goals and initial recommendations were presented to the Hillcrest Town Council and a follow up survey was conducted to measure the overall support for the recommendations. The results of the survey have been included in the document. 

Design Goals

 

 

Survey Results

The survey asked ÒShare your opinion on the Development committee's recommendations for business district design principles. Should these be included as the most important design goals for the business district?Ó and results were as follows.

 

 

Very Important

Important

Not Important

Bad Idea

No Opinion

Encourage a vibrant and successful business district

75%

25%

 

 

 

Pedestrian friendly shopping experience

81%

19%

 

 

 

Encourage sidewalk cafes and outdoor entertaining spaces

69%

24%

1`%

5%

 

Provide parking outside of the core area

41%

41%

7%

10%

3%

Allow for flexibility to address unique situations

39%

45%

4%

11%

1%

Survey Comments on the HTC design Goals

For the business district the focus should be entirely on pedestrian friendly environment.

Vehicular traffic through the area should be reduced, especially buses and large trucks (pickups OK) should not be allowed to travel on 5th and 4th streets between Washington and Pennsylvania between 10am and 10pm. Sidewalks should be repaired, trash cans provided and public benches installed. Cafe's and restaurants should be encouraged to spillout to the side walks and open up to the outside.

Visitors and residences and workers need to walk a couple of blocks. People spaces always encourage and invite people (and success).

A vibrant and successful business district is important, however NOT at the expense of ruining the nature of the neighborhood (with multiple 6-story units). Once that is gone, I would suggest you ruin the vibrant and successful nature of the area. Parking outside the area sounds like creating parking lots in the neighborhood. If someone decides to toss up a 6 story building, they should damn well be required to provide reasonably priced, possibly underground, and sufficient parking.

Cafes OK, but this is a neighborhood and there is already too much traffic & noise. Most who live here don't want outside music/ entertainment or the drunks who come with it. Seriously I get enough people peeing in my yard on Parade and Festival days

providing parking will simply attract more cars.
Difficult parking will drive users to public transport or cycling

Hillcrst is a tourist attraction. I moved here from La Jolla and have been here many years because of it's snappy flavor for tourists and the walking public.

If flexibility was not a code word for no standards I'd support this but I don't trust the people making the decisions.

with outside of core area parking, we need shuttles
flexibility is good as long a developers cannot take advantage of it.

If parking is provided outside the core area, then frequent free shuttles must be provided.

Flexibility to address "unique situations" would always work in favor of development.

trolly should come to hillcrest

the owners of these buildings have to lower rents --so businesses can succeed

Hillcrest is populated and dense enough. We have too much traffic and too little parking as it is. Outside the core business area, there should be a firm 35 foot height limit. And there should be a firm set-back requirement for larger structures -- maybe a quarter of the building height. Uptown Partnership should be saving all of its meter money to eventually buy Pernicano's and replace it with a parking lot or garage.

Much more indoor outdoor space. TThe Hillcrest cinema is an excellent example. That space outside in courtyard is underutilized because it is not a comfortable space to hang out. It needs cabanas and vendors and people would hang out there all day. You just need more cozy places for people to sit along University and the medians could be landscaped much better w/ indigineous plants.

There should be design guidlines ad0pted. Putting up the cheapest buildings to maximize profit and minimize design detail creates instant blight. We should demand better architecture and design--not cookie cutter Wal Mart boxes.

I place dining and cafes above shopping. Also getting businesses into empty existing storefronts in the downtown area.

Outdoor entertainment has been a bad idea in residential areas.

Off street public parking is an important need. Multi-family housing should be encouraged in immediate adjacent neighborhood so as to provide a better local customer base to support a varied and vibrant business district.

I would like to see this neighborhood begin to shed it's NIBY attitude and embrace development and progress. That is the only way were going to continue to be a top neighborhood.

Street cleaning for all of Hillcrest.
It is important to remember that not everything old has historic significance.

Hillcrest needs a parking structure, centrally located and easily accessed. Get the city to put one on the Pernicano site! (also, a better street sweeping program)

These are all very important and essential components of what is needed, but we also need to remove height restrictions to allow for residents to co-exist within the commercial areas. Hillcrest cannot grow out, so it must grow up. We need a large commercial base, but we also need a larger residential base to support that. The only solution I see is to have more mixed use development and allow for taller buildings.

Improve appearance of store fronts and street level entrances by adopting a unifying code for all busineses, such as "art deco inspired" range of architecture and styles.

Bike racks like at Whole Foods for University Ave near Baja Betty's

Find Space to re-stripe for bike lanes that are well marked...!

Cars make Hillcrest worse. Focus on encouraging more transit improvements, more bicycle improvements even at the expense of taking away parking and traffic lanes. Just like they do in Europe.

More small business owners encouragement

with the limited space in and around hillcrest. parking can be not so much important as hard to work in to a project. with the citys possible future transportation changes to bus routes, a trolley etc knowing which block to consider for change and which to set aside for a transportation hub to be used for destinations like, downtown, balboa park, north park, mission valley etc. this would not only bring more customers in to the area it has also been known to bring in undesirables to the area.
actually the block where pernicanos is would be a perfect location for such a hub.

 

 

As presented in the ÒHillcrest Town Council Development Design PrinciplesÓ, an important tool for achieving our goals is to restrict heights in some core business areas. A good example of how height has been distributed in the core area is along the 3900 block of Fifth Avenue. The buildings that front Fifth Avenue are lower with higher sections well off the Fifth Avenue sidewalk. This is in big contrast from the Washington Street side that does not have the feel of the traditional core Hillcrest Business District.

 

 

 

3900 Block of Fifth Avenue showing desired height distribution

 

 

This design example provides a blueprint for how some of our design goals can be accomplished.  In the map (on page 10) showing the Traditional Core Hillcrest Business District, blockfaces have been color coded to show where this type of development would be the model. Adjacent areas would be less restrictive, but still have some guidelines designed to complement the core area. In these transitional areas, a 50 ft. height limit would prevent them from overwhelming the core. All other areas in Hillcrest would still be restricted to no more than 70 ft.

 

Another important design goal is to encourage sidewalk cafes and other outdoor entertainment areas. The code should be flexible enough to reward the use of deeper set backs from the front street. Alternatively, the use of arcades to create an open feeling on the ground level with development above could be used. 

 

Redevelopment of some of the core areas is currently hampered by the need to provide on site parking. Providing underground parking in this area is not practical unless parcels are combined into a much larger project. There should be flexibility that allows sites to be redeveloped at their current scale with parking requirements met by new parking on the edge of the core. This method of meeting parking requirements could be used to fund a new parking garage in Hillcrest.

 

 

Survey Results

The survey question asked the following: ÒThinking about the Hillcrest Landmark Cinema complex in the 3900 Block of 5th Avenue (low scale store front along 5th Avenue and higher structure set back from the street), is this appropriate height for the redevelopment of the core business district?Ó

 

Response: too high 16%, appropriate 75%, too low 7%, no opinion 3% (75 responses)

 

Survey Comments on this Question

Two story storefronts along the street with 3 story setback would keep the street more open to sky light and will be more pedestrian friendly.

Appropriate ONLY ON THE 5TH AVE. Side!

For the heart of the business district I think it is OK and it is there. The fact that the structure doesn't crowd the sidewalk and the higher section is in back seems like a good design; a smidge higher/larger would be too much, though.

But, so many of the store fronts are empty right now & redevelopment means tearing down old to put up boxes that are meant to have flavor but don't. See Mission Hills. North park! Many new businesses in existing structures and busy.

It sshould be as high as the present building. This is two stories high. It will be cheaper because they do not need to have an elevator with all of it's problems

Until we can trust our politicians now and in the future we cannot afford to let anything higher than what we have in Hillcrest. We do not want the character of our neighborhood changed.

I don't know how high it is. a few of these may be OK. not too many , though.

The building looms over the 5th Ave entrance to Hillcrest from I-8 and shadows Mercy Hospital. The proper height for Hillcrest should be a mix of 2 and 3 stories and only where scenic or historic buildings do not exist.

The structure amounts to a monolith and is completely inappropriate to Hillcrest.

This was a beautiful example of urban planning.

The set-back of the larger part of this structure makes it ok. The core business height limit should be 40 feet for structures that are not set back from the street, and 100 feet for structures that are set far back (at least 60 feet.)

I think the height limit of the cinema complex is OK and it can be executed as long as the architecture works to engage pedestrians and doesnt block sunlight. When we look at a city like SF, this height limit has been implemented successfully in many neighborhoods. It is the architecture that determines whether it will be successful or not. I think the architecture along 4th ave is a poor attempt at integrating large structures into a small scale neighborhood. the buildings look cheap. A neighborhood that is rooted in "craftsmanship" should require that any new buildings be rooted in craftsmanship and attention to detail and slapping a foam cornice at the top of each building is not acceptable, nor is the cheap stucco finish and lacluster vinyl windows.

This building is fine, but not the medical building along Washington. It's out of proportion and is not attractive.

appropriate, but the tower tall tower is only appropriate on Washington

Very nice building that compliments the area

only reason to again go this high would be to have a garage this deep.

I understand the desire to keep skyscrapers out of Hillcrest/Uptown. However imposing a strict limit (esp one so low) on the height of buildings severely limits the redevelopment options and the economic potential of a neighborhood. If you don't allow for a little bit of height commercial and retail development will not be built b/c there isn't enough density to support it. Growth, development, and density are not dirty words they help neighborhoods become successful, if they are nurtured properly.

There should be no height restrictions on University Ave.

Yes, this is an excellent example of a multiple use building that creates an inviting street front and a higher structure appropriate for Hillcrest core area.

I think if developers were allowed to build up, there might be more residential units available, and that might help keep the rents down.

 

 

The survey question asked the following: ÒIn an area immediately adjacent to the core business district (one to two blocks away) a 50 feet height limit (4-story structure) is appropriate.Ó

 

Response: too high 20%, appropriate 64%, too low 13%, no opinion 2% (75 responses)

 

Survey Comments on this Question

Three stories would be much better. Less concentrated traffic would be generated.

Somehow this strikes me as give 'em an inch they'll take a mile. A new 4-story structure seems to invite many more as builders seem to feel the more ht/size you can crowd into an area the better (more lucrative for the developer). I think the 301Project was a perfect example of that.

with some setback limitations eg 30-40ft from street.

Same as above.

3 story would be better. anything higher needs to be scattered in here & there. not a bunch altogether

There should be nothing more than three stories outside of the area that is bounded by Washington, Fourth, Sixth and University.

Again it is the architecture that determines whether it will be successful or not. The architecture along 4th ave is not a successful solution. the buildings look cheap and make a mockery of the craftsman style. A neighborhood that is rooted in "craftsmanship" should require that any new buildings be rooted in craftsmanship and attention to detail and slapping a foam cornice at the top of each building is not acceptable, nor is the cheap stucco finish and lacluster vinyl windows.

I like 45 foot better

Concerned about neighborhood light/shadows, I think three stories is high enough.

Yes, if taller buildings can be built along the core area of 4th,5th, 6th/Wash.,Univ.,& Rob., then a 4 story limit is a good height for surrounding streets.

I don't think we should place a limit on the height of buildings, as long as they are built with parking garages below.

More density = more vitality. Let's put our growth in the urban area and not sprawl to the suburban fringes.

As long as more then one lot.

 

 

The survey question asked the following: ÒExcluding the areas discussed above (core business district and the special office district), a 70 feet height (6-Story building) limit should apply to all other areas currently restricted by the 65 feet Interim Height Limit.Ó

 

Response: too high 46%, appropriate 36%, too low 15%, no opinion 3% (75 responses)

 

Survey Comments on this Question

Our infrastructure/roadways cannot handle high, intense development.

Consider revising to 75' H maximum. The California Building Code construction types limit low-rise construction to 75' H and high-rise to 75' H and above.

Consider height and density bonuses in return for proposed developments that offer greater benefit to the community as a whole, i.e., preservation of public space, pocket parks, sustainable development, public parking, etc. Motivate developers in lieu of regulate and restrict ... better results are likely.

I realize this was likely a compromise, but I personally feel it is too high and could easily destroy the basic nature of the Hillcrest community. Especially if you have multiple structures of this size.

I think 2 stories is perfect. At least strolls through area have sunshine and of course the lower density has traffic and other advantages but 4 stories is what I will wish for.

Sould be three stories high.

Why do we have a 65 foot limit and then talk about a 70 foot building--keep them under 65 feet.

50 to 60 feet is better. a very few 70 foot high might work with great architecture! & not all right next to ea other.

bring the height down to 50 feet

Nothing over 35 feet high should be allowed. And even that height should require a set-back from the street of one quarter of the height or more.

65 feet is better

I'd prefer a 5 story limit.

Need to revise this question -- how would I know what areas are currently restricted to this "65 feet Interim Height Limit?"

In general, I think the high rises between 4th and 6th in Bankers Hill should be welcomed in Hillcrest. Homes are _way_ too expensive in our neighborhood. More supply is better.

No 6 story bldg's in residential areas.

see above

Yes, there should be taller structures along/in the core Wash., Univ., Robin., corridors. The surrounding blocks can then be limited to 70 ft height.

No, no, no, this is not Disneyland; this is not Dodge City; why the big hang-up on height? What we really need is a 40-story complex with the first and second and top floors for commercial and the rest mixed-income residential.

This is uptown San Diego. Let's welcome all improvements to the community and not restrict good design by arbitrarily limiting height. Look at each development on a case by case basis.

more height brings more vehicle traffic

Except if someone is trying to place a 6 story structure on one lot. You will end up with this high low architecture.

 

 

 

 

The area labeled the Special Office District plays another important role in defining the look and feel of Hillcrest. In this area, older, very distinctive buildings have been converted into office space for legal, medical, and other uses. It is important that any redevelopment in this area respect these structures. To this end, more restrictive height limits would be justified. Additionally, continued reuse of the existing structures should be highly encouraged. Flexibility in the development rules to accommodate additional office use should be provided for in the Uptown Plan.

 

#### Block of Fourth Avenue Special Office District

 

Survey Results

The survey question asked the following: ÒThinking about 4th Avenue south between Robinson and Pennsylvania (older 2-story office district), height should be restricted to respect the existing structures.Ó

 

Response: too high 1%, appropriate 72%, too low 21%, no opinion 5% (75 responses)

 

Survey Comments on this Question

Two story structures should be the limit, as established, in this area.

Looks nice the way it is.

a few up to 3 stories may be OK.

The existing character of this commercial district IS the pre-World War 2 buildings and they should be preserved. The only buildings that should be threatened with replacement are post-war commercial buildings that do not exhibit character defining architectural elements.

No more than two or three stories should be allowed in this area.

Those buildings are too high and they are ugly. They now define the skyline of the neighborhood and it makes a mockery of Hillcrests unique history.

height there should be restricted to respect the existing structures.

Yes, keep it quaint and feeling like a neighborhood.

Restricting height to only 2 stories will push housing prices too high for the average San Diegan -- see Washington DC. 10 story height limit there has pushed housing prices way above comparable metro areas in the mid-Atlantic states.

It should be restricted.

The 4 story limit should apply to this block as well.
Four stories is a pleasing, comfortable, urban height.

Historically significant buildings ought to be preserved on a case by case basis, but others ought to be replaced with larger, taller buildings to allow for more residential space in the area.

There are scattered high rises throughout the 4th/5th corridor all the way from Hillcrest to downtown. It is served well by transit. Do not restrict height here.

 

Survey Results

The survey question asked the following: ÒPlease share your opinions on topics not covered above including how best to solicit input & support from the residents for the San Diego 20 year plan.Ó

 

Survey Comments

Continue to add email addresses of those who appear to be interested in the community and provide timely reports and solicit suggestions. Stop bothering those who do not care. They will find you when they are ready.

The neighboring residential areas must remain intact and in-scale to make our community successful!

A vibrant a successful business district is dependent upon a safe, clean and efficient local public transit system. What is Uptown District's plan to connect transit with Downtown and the surrounding villages? What is Uptown's vision for transit oriented development? Will the promoted development densities economically support a vibrant transit system?

The Hillcrest/Uptown district is a huge draw in this county. However, it is so because the neighborhood is charming, diverse, houses unique shops, good restaurants, and a vibrant social scene. It will become WAY less appealing if it begins to look like every other bloated, overbuilt community in the state. That's why it is so very important to protect our community from those who want to overbuild and have really no concern or interest in the history or multilayered aspects of Hillcrest. I think the HTC is doing a fine job getting the word out to residents regarding community concerns (meetings, email)

Infracstucture is critical - needs much improvement on street and roads to make this area a 5 star location for work, play and residential living.

Hillcrest is going to grow. Lets create a plan that will meet the volume. Lets use development to create better infrastructure. By working with developers to create a community that takes into account residential concerns and business support we can be successful. Obstructing development will not stop it. We will be delaying the inevitable and the end result will appear thoughtless. We own and operate Freelance Hair Salon. We are right next to the Atlas project. At the community meetings we listened to opposition to the project. Opposition that paid no thought to the infrastructure that large projects bring with them. Infrastructure such as underground utilities, proper sidewalks, landscaping, and proper curbs (which until the cement was poured we had water from rain up to a foot within our door. Leaving clients trapped either in their car or the salon (FYI the city had no response). How can the city pay for the above mentioned improvements? We participated in the community process and developed a positive and practical relationship with the developer. Doing so was quite beneficial. Hillcrest is going to grow. Lets create a plan that will meet the volume. We would argue that the core business district has expanded South.

continue to build the email list of residents & solicit feedback.

Want the same colors if possible.

You are doing well--the internet works quite well as to the town hall meetings. The main problem are the greedy developers and the city government and news paper that support them. Hillcrest should be for the people of Hillcrest and not the people the developers might entice to come to Hillcrest.

I would like to see more ARTS in Hillcrest, stores that sell Fine Art & more theatre. & a shuttle to Balboa Park.

There needs to be a Conservation District to preserve core values for older buildings that exhibit character defining elements of Hillcrest. This should address building height, architectural design standards, compatibility with existing architectural styles (Art Deco, Classic Revival, Spanish Eclectic, Craftsman, etc.), and building massing. There needs to be strong architectural design standards that regulate signage, street cafes, and protects street landscape features (color and scoring of sidewalks, vintage lighting poles, and landscaping).

One informational flyer sent to every Hillcrest household, advising them of the opportunity to provide input to the plan. Then once there's a 20 year plan, a flyer telling them what it is and asking for support.

More q's like this one. Street polls also make sense.

San Diego's 20 year plan is bogus -- it does NOT REQUIRE the needed infrastructure to support growth. It simply says that such infrastructure is a goal. We know that San Diego's infrastructure (sewer pipes, water, parks, recreation, roads, etc.) has not kept up with growth. So there is no reason to think that it will do so in the future. The only way Hillcrest could come up with the needed money for growth-supporting infrastructure (but who wants such growth; we have enough people here as it is) would be through the formation of a redevelopment district in which all locally paid property and sales taxes that normally go to the city's general fund would be used to pay for infrastructure only in Hillcrest. I have no reason to think this will ever happen.

This neighborhood is rooted in craftsmanship. That should be a requirement of anything new. there needs to be an attention to detail in the landscaping in any new architecture. it should look like someone really cared about planning it.

Pedestrian Safety should be listed as the most important item but is not listed on this form.

Solve traffic and infrastructure problems before considering any density increases. As far as density goes, Hillcrest should not become more impacted than it already is. Certainly not without the above mentioned improvements done first.

Work at getting something done with the Pernicano building and parking lot. The business space would be secondary to just bringing life back to that area. And of course the additional parking would be juicy. It's been 3 years since the attached article was written, maybe there is hope? http://legacy.signonsandiego.com/uniontrib/20070325/news_1m25vacant.html

The Hillgrest Town Council has been an active and beneficial conduit.

There's needs to be an effort to make the City and property owners to keep sidewalks in good repair to encourage safe pedestrian use.

Hillcrest needs a sidewalk and street scape renewal program. ( new lighting, crosswalks, planters, etc)

I think this medium (the internet) is an excellent way to solicit input, but more should be done to expand your mailing list, if you don't already have the majority of residents on it. Otherwise, surveys should be mailed to residents, and local businesses should be asked to allow residents to drop off their completed surveys and volunteers can collect them after the deadline.
I also feel more needs to be done to address issues concerning the homeless. Services for them need to be available in the neighborhood and residents should be informed about these services so they can refer the homeless to them.

Develop a plan to deal with homelessnes, including strategies for bus shelter maint. and security, guidance for business owners regarding garbage container restraints, sufficient lighting, and general security patrol of immediate areas.

This online forum is a great idea...

I am a current renter in Hillcrest but I can not afford to buy a condo here. I would love to see more development take place that will offer more choices for me to live. Think about all the people that will benefit from new developments that don't have the same voice as all of the NIMBYs.

I would love Hillcrest to be more diverse. It is a great neighborhood but it lacks culture. I think that development plans should consider more culturally appropriate landmarks and involvement.

increase in graffiti in the area.
will ucsd be keeping its facility once the new one is built up in la jolla? which developer got that one?

Traffic studies should be conducted and paid for by developers and insure traffic flow is not impacted or pedestrian safety.

SANDAG's projections for Uptown in 2030 call for a 50% increase in the number of residents with a 7% increase in the number of jobs. Given that this presumably includes a healthcare industry that will be serving an older population, how do we tease out a vision for the core business district of Hillcrest?