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rowPh.D., is a planning consultant and former land use attorney who taught urban planning at the University of California, San Diego and lived in San Diego.
The contrast between the two stories on the front page of the San Diego Union-Tribune on December 6, 2022 could not have been more dramatic. The first announced that the San Diego City Council had approved a new community plan for Mira Mesa. The plan aims to transform the vast auto-centric area of ​​the commercial superblock into a mixed-use community of high-density housing and new businesses. In the article just below, his 2,000-acre land in North County, originally slated for development on thousands of homes, was rejected by county voters and is now being sold for conservation. It was announced that
Contrast illuminates the tug of war that defines land use issues in the San Diego area. There is a shortage of new housing, and housing prices are soaring. Home builders have argued for the need to loosen land-use regulations, particularly those restricting construction outside of urban areas where land costs are low. It was the familiar local formula for development, but things have changed. We promote high-density housing in communities. San Diego received a “preferred designation” from the California Department of Housing and Community Development earlier this month. Therefore, the planning model has been applied not only to Mira Mesa, but also to other San Diego neighborhoods such as Mission Valley, Kearney Mesa, and the Midway District. North County cities and unincorporated county areas—that is, longtime holdouts—stand side by side as well. increase.
These trends reflect some changes in land use regulations. Most important of all is the climate emergency as a guiding force. In order for local governments to meet their obligations under state law on greenhouse gas reductions, new developments will require fewer and shorter vehicle trips and reduced energy and water consumption. It is not enough to simply increase the use of public transport. In response to high housing demand, state and local authorities have relaxed many development standards, such as parking requirements, height restrictions, and minimum lot sizes, although these changes were primarily intended to encourage urban development. is. Environmental reviews emphasize reducing the number of vehicle trips as well as mitigating impacts on traffic. Due to the increased risk of wildfires, most of the land on the wilderness-urban interface is off-limits to development. Relaxed zoning regulations allow the division of single-family plots, allowing owners to capture increased value. And with past sprawling developments consuming so much natural habitat, protecting what remains is now a priority.
Meanwhile, the demographics of the region are changing. Young people entering the labor force and housing markets have a strong preference for walkable, versatile neighborhoods that better suit their lifestyle. They are also postponing marriage and children, which delays or even denies their desire for a traditional suburban home. These older households are increasingly showing the same interest in reducing their dependence on automobiles and escaping the responsibilities that come with large homes and yards.
There are downsides to these changes in policy and preferences. New high-density homes tend to be expensive, too expensive for most first-time home consumers, whether they are buyers or renters. Rising material costs and a shortage of skilled labor are exacerbating the situation. New units are concentrated on the upper end of the market, with the exception of subsidized units reserved for low-income households. Virtually nothing is built for the vast middle market. Young people are faced with accepting the resulting economic burden, sharing housing or leaving the community. Existing homeowners are trapped in their current, often oversized homes unless they move out, with little incentive to downsize units and free up for younger, larger households. On the other hand, housing costs are a large part of the typical household budget, so local employers face challenges in attracting skilled workers from other low-cost areas, even if they offer higher wages.
The competition for affordable housing has drawn buyers and renters alike to historically lower-priced neighborhoods, where they are driving up prices and driving out current residents. The resulting economic, social, and ethnic demographic changes—often called gentrification—could upgrade housing within communities, but the workers who form a large part of the local economic base There may also be less housing available for class residents.Many older but affordable single-room living units have been demolished to make way for more expensive new housing, especially in inner-city areas.
San Diego faces a serious housing problem. It remains a popular place to live for current residents and those who may move here for school, work or retirement. Demand far exceeds supply. Local government efforts to induce more construction and keep housing naturally affordable have made little difference so far. It’s time to keep going and realize that the economy has to adapt to this reality, that continued growth must go upwards, not stop. Our favorable location, climate, and economic assets will ensure San Diego continues to grow and prosper well into the future, but we are forced to adjust our vision of who can participate in that future.
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