City Heights is centrally located in the San Diego metropolitan area, south of Mission Valley, north of the Martin Luther King Freeway (State Route 94), between Interstates 15 and 805 on the west and 54th Street on the east. Development in City Heights is a mixture of single-family and multi-family residential with commercial and other non-residential development concentrated along the major arterials, including El Cajon Boulevard, University Avenue, Fairmount Avenue, and Euclid Avenue. There are also pockets of neighborhood commercial areas throughout the community. A small portion of industrial development is located on the southern edge of the community.
Within City Heights there are sixteen distinguishable neighborhoods, each with its own identity. Neighborhoods that comprise City Heights are: Corridor, Teralta West, Teralta East, Colina Park, Cherokee Point, Castle, Azalea Park, Hollywood Park, Fairmount Park, Bayridge, Fairmount Village, Swan Canyon, Islenair, Ridgeview, Chollas Creek and Fox Canyon. Neighborhood associations in each neighborhood are the focal points for local control of local affairs and are the sources of recommendations to the City Council.
Downtown San Diego encompasses eight different neighborhoods: Gaslamp, East Village, Columbia, Marina, Cortez, Little Italy, Horton Plaza, and Core. These neighborhoods are the heart of the business, arts, and entertainment communities. Twenty years of redevelopment have transformed downtown into a vibrant and exciting place to live, work, and play.
Kensington is named for a borough in London, England, and its pioneering subdivision dates back to 1910. Developers designed this unique neighborhood based on its geography and the non-standard layout due to its location on a narrow peninsula isolated on three sides by steep slopes, much of which is dedicated open space. Kensington offers a miniature "Main Street" along Adams Avenue, replete with coffee shops, restaurants, a branch library and the regionally famous Ken Theatre. With its stone gateways, ornamental lighting, and curving streets, the neighborhood is a strong candidate for designation as a historical district.
Talmadge was established in 1925 by real estate developers Roy and Guy Lichty. Talmadge was named after Norma Talmadge and her sisters, Constance and Natalie. The three sisters were noted silent film stars. It's a special hidden neighborhood, which is the cousin of Kensington and surrounded by beautiful canyons. Today, Talmadge is comprised of a mixture of single-family homes and mid- to large apartment complexes. Talmadge is also home to the Talmadge Gates Historical District. Talmadge has a Maintenance Assessment District (TMAD) for the purpose of improving the public right-of-way with landscaping, ornamental lighting and traffic calming devices. TMAD was voted by the residents into effect and approved by the City Council in 2001. As part of this beautification effort, Talmadge has planted more than 400 trees along its streets and drives during 2001 and 2002.
Normal Heights was named for the San Diego Normal School, a teacher's college that was the forerunner to San Diego State University. A major early influence on the community was Bertram J. Carteri, who arrived in 1926 and began to build single-family bungalows. With the restoration of the trolley line in the early 1920s, Carteri began to build what is now known as the Carteri Center on Adams Avenue between 33rd and 34th Streets, which has been declared a potential historic district. The most significant structure is the Louis L. Gill designed bungalow court first named El Sueño; now known as Santa Rosa Court.
The Normal Heights Community is made up of three neighborhoods, which are Adams North, Adams Park, and Cherokee Park. Adams North is developed as a predominately single-family neighborhood, while Adams Park and Cherokee Park include a broader mix of single-family homes, older apartment courts and large apartment developments.
The Greater North Park Community is located in the central portion of the City of San Diego and is in close proximity to downtown San Diego. Greater North Park abuts the community planning areas of Uptown on the west, Mission Valley on the north, Mid-City on the east and Golden Hill on the south.
Greater North Park is one of the older urbanized communities in San Diego with original subdivisions being recorded just after the turn of the century. Home to hundreds of classic California Style Craftsman houses, Greater North Park maintains its strong residential character in its tree-lined parkways, wide streets and charming canyon cul-de-sacs. The retro style of its major business corridors along University Avenue, 30th Street and El Cajon Boulevard hark back to the 1950s.
Today, with booming revitalization underway, the business district is recapturing much of the earlier magic that defined this proud and historic community. Efforts by the community in coordination with the City to redevelop the Greater North Park Commercial Core area has attracted a variety of new businesses and has made the area around University Avenue and 30th Street a vibrant and pedestrian friendly shopping district.
S Mission Hills
The Old Town community of San Diego contains 230 acres and is bound on the north by I-8 and Mission Valley, on the West by I-5 and Midway, and on the south and east by the Uptown/ Mission Hills hillsides.
Photo of La Jolla Cove The La Jolla Community Planning area consists of approximately 5,718 acres and is located along the western edge of the north coastal region of the City of San Diego. It is bounded on the north by the University of California, San Diego and a portion of the University community, on the east by Gilman Drive, the University community and Interstate 5, on the south by the community of Pacific Beach and on the west by the Pacific Ocean. The northern-most portion of La Jolla is separated from the remainder of the community by the Scripps Institute of Oceanography and a portion of the University of California. Neither Scripps nor the University of California are under the jurisdiction of the City of San Diego.
Visually dramatic, the primarily (58%) residential community of La Jolla is physically defined by its rugged coastline of ocean bluffs and beaches together with steep canyons and hillsides culminating at Mount Soledad. Until the mid 20th century, La Jolla was characterized by small, single family summer cottages that were located along the coastline or interspersed within the portion of La Jolla known as "The Village." "The Village" includes the area within the boundary of Prospect Street, Girard Avenue and Torrey Pines Road.
In 1946, Charles Eliot created the first comprehensive plan for the community. It concentrated on conserving La Jolla as a resort and preserving those features that attracted both visitors and residents to enjoy its natural surroundings. Since then, La Jolla has experienced substantial growth and land development resulting in the community currently being 99 percent built out. Consequently, the primary development in La Jolla is infill. In 1967, the first La Jolla Community Plan was adopted. That plan proposed broad goals and guidelines for development and set the framework for the precise plans of La Jolla Shores and the Fay Avenue Extension..
In 1975, the plan was updated to address the issues of vehicular congestion, pedestrian safety, noise pollution and air quality occurring upon construction of new streets in the community. In 1995, the plan was comprehensively updated, but was only adopted outside of the Coastal Zone. Another comprehensive update to the La Jolla Community Plan was adopted by the City Council in June 2002, and was subsequently certified by the California Coastal Commission in February 2004 following City approval of a number of suggested modifications. The 2004 La Jolla Community Plan and Local Coastal Program Land Use Plan is now the effective plan for La Jolla, and supercedes all plans previously approved for the various parts of the community including the 1975 La Jolla Community Plan, the 1985 La Jolla/La Jolla Shores Local Coastal Program, the 1995 La Jolla Community Plan, the La Jolla Shores Precise Plan, and the Fay Avenue Right-of-Way Plan.
Torrey Pines is located in the northern coastal region of the City of San Diego and is bounded by Interstate 5 on the east, the City of Del Mar and the Pacific Ocean to the west, the City of Solana Beach to the north, and the University community to the south.
The Torrey Pines Community planning area encompasses approximately 2,600 acres. Approximately 24 percent of Torrey Pines is designated for residential development, one percent for commercial, 15 percent for industrial, 42 percent for parks and open space, one percent for schools, and 17 percent for railroad, freeways and streets.
The residential neighborhoods are situated primarily in the Del Mar Terraces and the Del Mar Heights area in the central portion of the community. Small areas of commercial development are located along two transportation corridors in the community, Del Mar Heights Road and Carmel Valley Road. Industrial development is located in the southern portion of the community within Sorrento Valley.
Torrey Pines is characterized by an abundance of sensitive environmental resources and contains a number of major local and regional open space parks. The community contains large areas of Torrey Pine trees, lagoons, wetlands, sandstone bluffs and canyons that provide a unique environment for those who live, work, and visit this coastal community.
Barrio Logan is one of the oldest and most culturally-rich urban neighborhoods in San Diego. From historic beginnings in the latter part of the 19th century to the vibrant mix of uses and people who reside and work in Barrio Logan, the neighborhood has played a vital role in the City’s development. The Barrio Logan community is a living example of the change and evolution that have continuously shaped the area’s cultural heritage, development patterns, economic opportunities, and social fabric.
The community is positioned between Downtown San Diego to the north, Interstate 5 to the east, as well as the Unified Port of San Diego and United States Naval Base San Diego along San Diego Bay to the west, and National City to the south. Barrio Logan comprises approximately 1,000 acres. The Port of San Diego and Naval Station San Diego comprise 562 acres or 52 percent of the land area contained within the community planning area. The City does not have land use authority over the Port of San Diego or the United States Navy properties. Barrio Logan is in the Local Coastal Zone and subject to the California Coastal Act which is implemented by the Barrio Logan Local Coastal Program.
Black Mountain Ranch
The community of Black Mountain Ranch is located in an area of the City previously referred to as the North City Future Urbanizing Area. Black Mountain Ranch encompasses 5,100 acres and is located west of 4-S Ranch and Rancho Peñasquitos, south of the Santa Fe Valley, east of Fairbanks Ranch and Rancho Santa Fe Farms, and north of Torrey Highlands. Camino Ruiz and Camino del Norte provide the primary access for the community.
Black Mountain Ranch is a relatively new community that is currently being developed. It was approved for development in two stages. The first stage was the 3,690-acre development known as Santaluz, which was approved for development at a low residential density of one dwelling unit per four acres of land.
The second stage is the remaining 1,410 acres of Black Mountain Ranch that is subject to the policies of the Black Mountain Ranch Subarea Plan. The Subarea Plan was approved by the City Council and the voters of the City of San Diego in 1998. As part of the approval, the number of residential units for the entire Black Mountain Ranch (including the Santaluz development) was limited to no more 5,400 dwelling units.
The Black Mountain Ranch Subarea Plan designates approximately 29 percent of the community for residential development, 67 percent for parks, and open space, 2 percent for schools, and 2 percent for commercial and employment uses.
Carmel Mountain Ranch
At 1,489 acres, Carmel Mountain Ranch is located along the Interstate 15 Corridor. It is home to just over 12,000 residents. It is bordered by the community of Rancho Bernardo to the North, the City of Poway to the East, the community of Sabre Springs to the South, and I-15 to the west. Transportation access from the eastern end of State Route 56, the Ted Williams Parkway and I-15 "fast lane" exits make this community attractive to area commuters.
Carmel Valley is a newer, master-planned community that has matured into a place where people can live, work and play. Families with children are attracted by the large houses and award winning schools. Area amenities and easy access to much of San Diego County make the commercial center of Carmel Valley ideal for corporate offices, hotels, shopping and restaurants.
Recreational options include many neighborhood parks, a community recreation center, athletic clubs, golf and the nearby beaches at Torrey Pines and Del Mar. An early experimenter in smart growth, Carmel Valley includes open space areas and an extensive trail system.
The earliest known inhabitants of Carmel Valley were the La Jolla and subsequent Ipai peoples, who left cultural artifacts along the banks of Carmel Creek. During the Rancho period, the area was known as Cordero, after a Spanish "leather jacket" soldier. Following the California Gold Rush, miners drifted south and established homesteads here. McGonigle Canyon was named after an early settler. An old adobe Butterfield pony express and stagecoach stop sat next to a spring along old El Camino Real until the late 1970s. Later, the area was largely used for horse farms and agriculture, focusing on drought tolerant crops such as lima beans, which were grown on the property that later became The Grand Del Mar golf course.
Around 1905 the Carmelite Sisters of Mercy established a dairy farm and monastery in the area. The site, on the south side of Carmel Creek, was connected by a bridge to the St. William of York Church, whose cemetery includes the graves of some of the nuns and priests. Among other things, the nuns raised pigs, and even now local animal-keeping provisions say, "except for swine." Carmel Mountain, the last undeveloped coastal mesa in Southern California, takes its name from these nuns.
While the area has long been known to local residents as Carmel Valley, the master plan commissioned in 1974, adopted the name "North City West." This plan, inspired by Kevin Lynch, attempted to reduce sprawl by confining development to the mesa tops, leaving the canyons untouched. Planned development centered around an urban core surrounded by decreasing residential densities, where higher density residential areas were traded for increased community open space.
Carmel Creek, now largely marked by SR-56 and the CVREP corridor, was intended to meander freely to the sea, allowing water to return to the ground and providing residents with natural open space and recreational opportunities. The first houses in the planned community were built in 1983 and the local Planning Board brought back the name "Carmel Valley" in the early 1990s.
Local Carmel Valley government advising boards consist of the Carmel Valley Community Planning Board which advises the City on development and land use, and the Carmel Valley Recreation Council which provides community input on parks and recreation. City facilities include a fire station, and library. A police station is being constructed along El Camino Real.
The Clairemont Mesa community, encompassing approximately 13.3 square miles, lies south of State Route 52, west of Interstate 805, north of the Linda Vista community, and east of Interstate 5.
Clairemont Mesa is one of the first post-World War II suburban developments in the City of San Diego, with many of its homes built in the 1950s and 1960s. The area is largely defined by its prominent topography. Developed areas of Clairemont Mesa sit primarily atop mesas punctuated by several major canyon systems, with San Clemente Canyon to the north and Tecolote Canyon weaving through the center of the community. Many of the neighborhoods in the western portion of the community enjoy views of Mission Bay and the Pacific Ocean.
Several significant commercial centers serve Clairemont Mesa and are located at the intersections of major transportation corridors, such as Clairemont Drive and Clairemont Mesa Boulevard, as well as Balboa Avenue and Genesee Ave. Smaller pockets of commercial development are interspersed throughout the community and along Morena Boulevard.
Transit service currently consists of a number of local and express bus lines, however, the Metropolitan Transit Development Board (MTDB) is in the process of improving future service to the Mid-Coast corridor.
The College Area Community is located in the central part of the City of San Diego, along the southern rim of Mission Valley and approximately eight miles northeast of the downtown area. It is a residential community, which is also home to San Diego State University.
The College Area Community developed slowly during the early 1930s. The first subdivision maps occurred along El Cajon Boulevard and along Adams Avenue in the vicinity of 55th Street, in the vicinity of 63rd and Stewart Streets and along Cresita Drive, Lindo Paseo and Hardy Avenue. In 1931, the State Teachers College, (later San Diego State University), relocated in the College Area from its former Normal Street location.
El Cajon Boulevard is a historic commercial district through the college area community and was once the primary transportation route from San Diego to El Cajon and Arizona, before the construction of Interstate 8. The postwar desire for suburban living and the completion of Interstate 8 in the late 1950's further contributed to the growth of the community and University, but contributed to the loss of commercial businesses which relocated to Mission Valley.
Redevelopment of SDSU and University controlled property, beginning in the 1990's, caused intensification of uses in the community near the campus, which is ongoing and includes the extension of the San Diego Trolley through the community with two stations: one on campus at SDSU and one opposite Alvarado Hospital on Alvarado Road. A second redevelopment project is currently proposed, which would redevelop the commercial core along El Cajon Boulevard.
The community of Del Mar Mesa consists of 2,042 acres located east of Carmel Valley and north of Los Peñasquitos Canyon approximately 4 miles from the coast. Del Mar Mesa has developed as a semi-rural community of large homes, a golf-course, and a resort hotel consistent with existing agricultural zoning and Proposition A Lands as shown in the General Plan.
A large portion of the eastern end of the community is being conserved as open space under the City's Multiple Species Conservation Program. Visual reminders of an earlier agricultural history include remnants of eucalyptus groves that were planted around the farmsteads dating to the late 1800s. Earlier inhabitants, the La Jolla and subsequent Ipai peoples, left cultural artifacts within nearby Carmel Valley.
Farming continued within Shaw Valley and portions of the mesa until the 1980s and horse ranching is still practiced. With the adoption of the Specific Plan in 1996, subdivision of the western portion of the community began while the City began open space acquisition of habitat within the eastern portion. New development is expected to preserve the rural, open character of the community. The Specific Plan places regulations on lot sizes, lighting, fencing and street design.
East Elliott is a portion of former Camp Elliott, purchased by the United States Government in 1941 for use as a Marine Corps training camp. In 1961, approximately half of Camp Elliott-including present day East Elliott, Tierrasanta, and a portion of Mission Trails Regional Park--was declared surplus and sold. The 1962 Elliott Community Plan applicable to this area was updated in 1971, and in 1982 a separate community plan for Tierrasanta was adopted.
In 1997, the Multiple Species Conservation Program identified the majority of East Elliott as Multiple Habitat Planning Area (MHPA), where preservation of the natural habitat would be pursued. The East Elliott Community Plan (PDF) was amended at that time to designate the MHPA as open space. Areas outside of the MHPA include the 474 acre Sycamore Landfill; a 117 acre area bordering the city of Santee, which was designated for low density residential development; and an 8 acre area at SR-52 and Mast Boulevard, designated for office use. The community plan was amended in April 2002 to add aggregate processing as a permitted use at Sycamore Landfill, and a long range master plan is currently under review for the landfill.
East Elliott remains undeveloped, with the only uses being the Sycamore Landfill and a few telecommunication antennas. It is dominated by native vegetation, including sage scrub, chaparral, native grassland, and oak and sycamore woodland. It constitutes one of the largest and biologically most important remaining open space areas in San Diego with a number of endangered and threatened wildlife species.
El Cerrito Heights, Rolando, Rolando Park, Redwood Village, Oak Park and Webster are neighborhoods that make up the Eastern Area. El Cerrito Heights is a hilly neighborhood that predominantly contains single-family homes with some multi-family development along El Cajon Boulevard and University Avenue, which are the main East-West corridors in the Eastern Area. The rolling hills of Rolando and Rolando Park are among the more recently developed neighborhoods of Mid-City, with Rolando developing prior to World War II and Roland Park in the mid-1950s. Both are predominantly single-family homes along curving streets, with some multi-family near the strip commercial development along El Cajon Boulevard and University Avenue.
Darnall, Oak Park and Webster are neighborhoods that are predominantly single-family homes, but also include large multi-family complexes and a mobile home park both in Oak Park and in Webster. Oak Park is home to Chollas Lake Park.
The Encanto Neighborhoods community is bordered by Martin Luther King Jr. Freeway (SR-94) to the north; National City and Skyline-Paradise Hills community to the south; Interstate 805 to the west; and the City of Lemon Grove and Skyline-Paradise Hills community to the east. This community includes the neighborhoods of Chollas View, Lincoln Park, Emerald Hills, Valencia Park, Encanto, South Encanto, Broadway Heights and Alta Vista
Encanto Neighborhoods community is located immediately adjacent to the Southeastern San Diego community area. This community shares some similarities with its neighboring community in terms of ethnic diversity, on-going revitalization efforts, in-fill development opportunities, and strong community involvement. It is predominantly a low-density residential community with more dense residential projects, commercial and industrial uses located near major streets in the core of Encanto Neighborhoods. The area is characterized by changes in topography that create some significant view opportunities. Transit is alive and present in the Encanto Neighborhoods with the San Diego Trolley station located near the Euclid Avenue and Market Street intersection.
Fairbanks Country Club
The Fairbanks Country Club community is located in the northwest region of the City of San Diego and is bounded by the County of San Diego to the north and east, the North City Future Urbanizing Subarea II to the west, and the Pacific Highlands Ranch community to the south.
The community consists of approximately 785 acres within the San Dieguito River Valley. The valley broadens from a narrow, steep gorge approximately one and a half miles to the north, into a broad valley which extends through the community toward the Pacific Ocean to the west. The valley floor ranges from one-half to one mile wide in the vicinity of the community and is bounded by steep slopes. The major natural land characteristics of the area are the floodplain, adjacent slopes of the valley, and the San Dieguito River.
With the adoption of the 1982 plan, specific areas of the community were designated for residential and open space land uses. Approximately 142 acres were designated for residential uses and approximately 643 acres were designated as open space. The developed residential areas consist of detached single-family units and condominiums located on the south and north slopes. The designated open space includes areas of recreational uses, such as the golf course, as well as the San Dieguito River corridor, and adjacent slopes of the valley. Through sensitive design and open space land uses, the community retains its rural and open space character.
Greater Golden Hills
Greater Golden Hill is an urbanized community consisting of approximately 441 acres, located east of downtown San Diego and adjacent to Balboa Park. It comprises the historic Golden Hill neighborhood, South Park, and the areas north and east of South Park including the Choate' addition and Brooklyn Heights. The Greater Golden Hill Community boundary is Balboa Park and Juniper Street on the north, 32nd Street between Juniper Street and Hawthorn Street, then along Marlton Drive to the 34th Street canyon to Beech Street on the east, State Route 94 on the south and Interstate 5 on the west.
Greater Golden Hill has a long and colorful history which is visible today in the homes representative of Victorian, Colonial Revival, Craftsman, and Farm House styles. Initial development within the Greater Golden Hill community began in January 1870, with the subdivision of a large parcel of land in the western section, Subdivision Map No. 249 Culverwell and Taggarts Addition extending to 23rd Street. Greater Golden Hill was then at the fringe of San Diego's urban development and offered large lots with views. Following several boom and bust periods, Greater Golden Hill began to come into its own and was one of the most fashionable places to live.
By the early 1920's central Greater Golden Hill was almost completely developed. Since that time a number of changes have occurred, however, the area retains a remarkable number of structures in excess of 60 years of age that are prime examples of architectural styles of their times. The community's location, excellent regional access, view opportunities, and historical characteristics are resources that will encourage development and redevelopment within the community.
The first urbanization of Kearny Mesa began in 1937 with Gibbs Airfield, now Montgomery Field. In 1948, the City of San Diego acquired the airfield and 1,400 acres of surrounding property as a replacement site for San Diego International Airport. When airspace conflicts with MCAS Miramar (formerly NAS Miramar) preempted the proposed airport, the surplus acreage became an industrial park.
Beginning in 1955 with General Dynamics, numerous aerospace, electronic, and other industrial and office firms have located in the area. Portions of Kearny Mesa, predominantly west of SR-163, also include commercial development. Residential development is limited but increasing in recent years, particularly with the development of Stonecrest in the southeast corner of the community and the redevelopment of the General Dynamics site, now known as Spectrum.
The original 1977 Serra Mesa Community Plan encompassed Kearny Mesa. The 1992 Kearny Mesa Community Plan now applies to Kearny Mesa. The Montgomery Field Master Plan contains land use policies for the airport.
The Midway/Pacific Highway Corridor Community (e.g. Midway) is situated north of the Centre City area between Old Town and Point Loma. Midway encompasses approximately 800 acres of mostly flatland. Midway is comprised of two basic elements: the central Midway area and the narrow, linear-shaped Pacific Highway Corridor.
Central Midway has an urbanized commercial core containing numerous shopping centers and institutional facilities which cater to the commercial needs of nearby residential and visitor populations. The area is characterized by wide streets, flat topography, and a varied mixture of flat-roofed large and small commercial buildings. The Pacific Highway Corridor, between Interstate 5 and Lindbergh Field, contains some of the City's oldest industrial areas. The corridor is defined by large scale buildings and unscreened commercial parking lots in the southern portion, and a group of smaller scale, low lying industrial buildings located between Witherby Street and Washington Street in the northern portion.
There are a few multifamily residential complexes located in the western portion of the community, adjacent to the Point Loma area. The planning area is generally characterized by a variety of commercial retail activities, and wide, multi-directional traffic intersections.
Maps of the historic Pueblo lands around the original Old Town location show the San Diego River emptying from Mission Valley into the San Diego Bay over land which now comprises the Midway area. In the mid-1800s George Derby, an army land surveyor, engineered the construction of a dike which diverted the course of the river into the channel of what is now known as the mouth of the San Diego River.
In 1850, approximately 687 acres of land in the Middledtown area (including Pacific Highway), located between the Old Town site and New Town (Centre City), was conveyed to a group of ten early pioneers by Joshua Bean, the City's first mayor. These pioneers acquired and subdivided the land in an attempt to compete with New Town. The names of some of the original ten investors are remembered in the exisitng street name system along the Pacific Highway, including Emory, Sutherland, Noell, Estudillo, Wright, Banini, Couts, and Witherby.
By the early 1900s central Midway was known as Dutch Flats, presumably because of the preponderance of standing water. In the 1920s the Marine Advanced Expeditionary Base (Marine Corps Recruit Depot) was built along Barnett Avenue, which was then the main thoroughfare from the New Town area to the Point Loma community. Virtually no development occurred throughout the 1920s other than some industrial, commercial and residential uses along Pacific Highway.
By the 1930s a variety of commercial, industrial and some more residential development had occurred in the Pacific Highway area. By the 1940s the Midway area had become the location of numerous wartime industrial sites with approximately 4,000 temporary wartime housing units.
During WWII, areas along Pacific Highway were used for numerous wartime factories. In the 1950s the Pacific Highway area was the location of some of the aircraft industry associated with Lindbergh Field. During this time the Central Midway area continued to develop with small warehouses and commercial developments along Midway Drive and Rosecrans Street.
By the 1960s Midway was a mix of industrial and commercial operations. Traffic congestion, signage, and overhead utility lines became community concerns; concerns that continue to this day. Although Midway was once considered almost exclusively as an industrial area, rising land values have caused a shift from industrial activity to commercial. By the early 1990s most of the industrial land has been encroached upon by commercial uses.
Since the 1960s, Midway has continuously suffered from haphazard development which has resulted in the lack of a clear visual form-both in terms of orientation and community legibility. The resulting diversity in development patterns, architectural styles, setbacks, and other development criteria has contributed to a disjointed and sporadic community image, where few buildings have compatibility or any functional relationship to each other and the surrounding neighborhood. Due to the area’s low land valuations, high traffic utilization and inadequate zoning and development regulation, many auto-oriented commercial uses have located throughout the industrially zoned portions of the community. Much of the commercial development, including retail oriented auto sales and services, adult entertainment, and drive-thru restaurants, now exhibit a general lack of adequate parking, landscaping, and other commercial development amenities. Many of these deficiencies are currently being addressed by a team of design consultants hired by the North Bay Business Improvement District.
This beautiful community of eucalyptus trees and hiking trails is situated north of Miramar Lake, immediately east of Mira Mesa and Rancho Bernardo. Miramar Ranch North is one of two communities that make up the Scripps Ranch Community which was established in the 1890s and continues to proudly maintain its community motto, "Scripps Ranch - Country Living." Scripps Ranch is also home to some of the City's most scenic parks, beautiful community facilities, landscaped neighborhoods and business centers.
Mira Mesa is approximately 10,500 acres in area. It is bounded on the north by Los Peñasquitos Canyon, on the west by Interstate 805, on the east by Interstate 15, and on the south by Miramar Road.
The Mission Beach community planning area is located on a sand bar/peninsula two miles long and up to 1/4 of a mile wide along the western edge of the mid-coastal region of the City of San Diego. It is bounded on the north by Pacific Beach, on the east by Mission Bay, on the south by the San Diego River (with Ocean Beach on the opposite bank) and on the west by the Pacific Ocean.
Because of the difficulties of developing on sand, Mission Beach developed later than its neighbors, Pacific Beach and Ocean Beach. In 1914, encouraged by land sales in these neighboring communities and a new bridge connecting Mission Beach with Ocean Beach, John D. Spreckels offered lots for sale, resulting in a tent community focused on a swimming pool, a bayfront pier and a bath house.
In 1922, the city's new health code required the removal of all non-permanent buildings. In 1925, in order to stimulate real estate sales and to promote his electric railway, Mr. Spreckels built the Mission Beach amusement center, now called Belmont Park. Upon his death, he granted Belmont Park to the City. The removal of the rail line and the bridge to Ocean Beach and the development of West Mission Bay Drive through Mission Bay Park resulted in the current circulation system.
The majority of the original residential structures in Mission Beach were constructed in the 1930s and 1940s. However, development pressure has led to the redevelopment infill of much of Mission Beach, focusing primarily on properties that are adjacent to the water and in the southern area of the community. Mission Beach is the most densely developed residential community in San Diego with a land use designation over the majority of its area of 36 dwelling units per acre. It is also comprised of the smallest lots in the city, with standard lot areas ranging from 1250 to 2400 square feet. Few of these lots have been consolidated to form larger lots.
In 1970, a Mission (Beach)-Pacific Beach Community Plan was adopted. In 1974, the City Council amended the 1970 plan to remove the Mission Beach planning area from it and adopted the Mission Beach Precise Plan.
The Mission Valley planning area comprises approximately 2,418 net acres and is located near the geographic center of the City of San Diego. Part of the San Diego River floodplain, it is generally bounded by Friars Road and the northern slopes of the valley on the north, the eastern banks of the San Diego River on the east, the southern slopes of the valley on the south, and Interstate 5 on the west.
Throughout the history of Mission Valley, the San Diego River has been a primary attraction, first as a source of fresh water and later as a scenic recreational asset. After the Kumeyaay Indians came the Spaniards, locating the Mission San Diego de Alcala there in 1769. Sand and gravel extraction was introduced in 1913, and began in earnest about 1923. Major urban development has occurred since 1958, primarily as a result of improvements in the regional highway network. The construction of U.S. 80 (now Interstate 8) provided an impetus for commercial development in Mission Valley, and for displacement of the agricultural economy. Other significant projects include San Diego Stadium (now Qualcomm Stadium) which was completed in 1967.
After adoption of the East Mission Valley Area Plan in 1963 and preparation of the West Mission Valley Report in 1971, a community plan that unified the east and west and incorporated the entire valley was adopted in 1984. The community is now a regional center of office, hotels, retail sales, and a growing residential community, tied together by the San Diego Trolley.
The Navajo community, encompassing approximately 14 square miles, lies roughly north of Interstate 8, northwest of the city of La Mesa, west of the cities of El Cajon and Santee, and southeast of the San Diego River. The community includes the neighborhoods of Grantville, Allied Gardens, Del Cerro , and San Carlos.
The planning history of the Navajo community began in 1887, when the Junipero Land and Water Company developed plans for a town with a post office registration called Orchard. The area, located along present-day Mission Gorge Road north of Interstate 8, became known as Grantville in honor of President U.S. Grant. Between 1948 and 1954, a number of tracts were annexed to the City of San Diego totaling more than 6,600 acres. The San Carlos and Del Cerro communities were ultimately developed within these annexation areas. Today, the community enjoys its situation among some prominent and attractive geographic features, including the San Diego River and Lake Murray, Cowles Mountain, and Mission Gorge areas of Mission Trails Regional Park.
A wide variety of land uses are represented in the western portion of the Navajo community, including detached and attached residential in Allied Gardens, and some significant commercial and light industrial centers in Grantville, situated along both sides of Mission Gorge Road. The central and eastern portions of Navajo are primarily residential in character in the Del Cerro and San Carlos neighborhoods. Pockets of neighborhood- and community-serving commercial are situated at the intersections of major transportation corridors, such as Navajo Road at the intersections of Jackson Drive and Lake Murray Boulevard.
Transit service to the Navajo community is currently being upgraded with the construction of the Mission Valley East (MVE) trolley extension, anticipated to begin service in 2004. This line will link the existing Orange and Blue Lines, as well as provide trolley service to San Diego State University. Navajo will be served by a station located at Mission Gorge Road and Alvarado Canyon Road as part of this extension.
The Ocean Beach Community is bounded on the north by the San Diego River, on the west by the Pacific Ocean, on the east by Froude Street and West Point Loma Boulevard, and on the south by Adair Street. Ocean Beach contains three residential sub-areas: North Ocean Beach, north of the mid-block between Santa Monica Avenue and Saratoga Avenue, South Ocean Beach, south of Niagara Avenue and The Hill, east of Sunset Cliffs.
The community of Ocean Beach includes 742 acres, the majority of which are developed with low and medium density residential uses. Three primary commercial areas exist along Newport Avenue, Voltaire Street, and Point Loma Avenue, which contain a diverse mix of small businesses. There is no industrial development in Ocean Beach. The Ocean Beach Precise Plan was adopted by the City of San Diego in 1975 and is currently the oldest community planning document for the City of San Diego and with the exception of three minor amendments, has remained essentially unchanged for over a quarter of a century.
The Otay Mesa Community planning area is a dynamic and rapidly developing area of the City of San Diego. The area is bounded by the Otay River Valley and the City of Chula Vista on the north, the International Border on the south, Interstate 805 on the west, and the County of San Diego on the east. It is envisioned that Otay Mesa will be a major employment center and home to a future population of 32,000 residents. Presently, the Otay Mesa Community Plan, adopted in 1981, is being updated. The intent of the update is to establish a framework for future development that will raise the standard of expectations for Otay Mesa.
The Pacific Beach community planning area is located along the western edge of the mid-coastal region of the City of San Diego. It is bounded on the north by La Jolla, on the east by Interstate 5 and Clairemont Mesa, on the south by Mission Bay Park and Mission Beach, and on the west by the Pacific Ocean.
The primarily residential (76%) community of Pacific Beach is physically identified by its proximity to water, both the coastal bluffs and beaches of the Pacific Ocean and the beaches of Mission Bay to the south. The coastal plain that encompasses the majority of Pacific Beach rises to steep hillsides to the north, bordering La Jolla.
Pacific Beach was included within the original Pueblo Lands, which divided the area into a large grid pattern in the mid-1800s. Although residential construction began at that time, the majority of the community was built out after 1930. Approximately 97 percent of the community's land area has been developed. Consequently, the development at this time is primarily infill.
In 1970, a Mission (Beach)-Pacific Beach Community Plan was adopted. In 1974, the City Council adopted the Mission Beach Precise Plan, amending the 1970 plan to remove the Mission Beach planning area from it, thus creating the first Pacific Beach Community Plan. The advent of the Coastal Act was one of the many reasons to update the plan in 1983, creating the Pacific Beach Community Plan and Local Coastal Program Land Use Plan. That plan was amended in 1990 to reduce the residential land use designation density in most of the community's multiple dwelling unit areas. A subsequent plan update in 1995 that dealt with a range of issues resulted in the plan currently in use.
Pacific Highlands Ranch
Pacific Highlands Ranch is located in the northwestern portion of the North City Future Urbanizing Area (NCFUA) and encompasses approximately 2,652 acres of predominately undeveloped land. Pacific Highlands Ranch is bounded by the community of Fairbanks Ranch to the north, Torrey Highlands (Subarea IV) to the east, Del Mar Mesa (Subarea V) to the South, and the community of Carmel Valley to the west.
The City Council in the fall of 1992, adopted the NCFUA Framework Plan as an amendment to the Progress Guide and General Plan. The Framework Plan recommends that the Pacific Highlands Ranch Subarea include up to 5,470 residential units, a mixed-use community core with 400,000 square feet of commercial and office uses, multi-family housing, public and semi public uses, schools, and parks.
The unique element of the planning process in the NCFUA is the voter adopted Managed Growth Initiative Proposition A. This legislation, adopted in 1985, required a majority vote of the electorate to shift the Pacific Highlands Ranch Area from Future Urbanizing to Planned Urbanizing within the City. On July 28, 1998, the City Council adopted the Pacific Highlands Ranch Subarea Plan for Subarea III of the NCFUA. In November of 1998, the electorate voted to approve Proposition M, which approved an amendment to the City's General Plan to allow a phase shift within Pacific Highlands Ranch from Future Urbanizing to Planned Urbanizing.
The Peninsula Community Planning area encompasses about 4,409 acres (approximately 7 square miles) and is bounded by the Ocean Beach community (split off and founded in 1975) and the Pacific Ocean on the west and south, the San Diego River Flood Control Channel and the Midway community on the north, and San Diego Bay and Port tidelands on the east.
The Peninsula community is a highly urbanized community, comprised of a number of relatively distinct residential neighborhoods including: Ocean Beach Highlands, Point Loma Highlands Loma Alta, Loma Palisades, Loma Portal, Fleetridge, Roseville, Sunset Cliffs, Wooded Area, La Playa, Roseville and the former Naval Training Center renamed Liberty Station.
Also within the Peninsula community are several commercial core areas - Roseville, Voltaire Street Corridor, the Point Loma Village, and Point Loma Nazarene University. In addition, Peninsula includes three major regional recreational resources - Sunset Cliffs, Shelter Island and Cabrillo National Monument with another destination currently under development at Liberty Station.
Several areas were added to the Peninsula study area in the late 1970s to facilitate preparation of the Peninsula Local Coastal Program Land Use Plan. These areas included the Naval Training Center and the Point Loma Naval Complex facilities, former federal lands, Shelter Island and adjacent areas, which are under the jurisdiction of the San Diego Unified Port District, were included in the 1968 Plan.
Rancho Bernardo is the northernmost residential community within the City of San Diego. Rancho Bernardo is centered on Interstate 15 just south of Lake Hodges and the San Pasqual Valley. The community planning area encompasses approximately 6,511 acres. Rancho Bernardo is a master planned community that includes private parks and clubs for each neighborhood in the community.
In 1962, the San Diego City Council adopted the original Community of Rancho Bernardo. Since then, the Plan has undergone revisions in 1966, 1971, 1978 and 1988. The two early revisions were made based upon findings of coordinated public agency and community developer planning studies. In 1978, the format of the plan was changed from development to community plan.
The community of Rancho Encantada is located east of Scripps Ranch, north of Marine Corps Air Station Miramar, west of the Goodan Ranch / Sycamore Canyon County Open Space Preserve, and south of the City of Poway. The community encompasses 2,658 acres and is designated as Future Urbanizing in the City's Progress Guide and General Plan. Access into the community will be provided via Rancho Encantada Parkway which will connect to Pomerado Road.
Rancho Encantada is a new community that is planned for limited residential development in the future. A total of 935 homes are proposed for the 2,658 acre community. The community is defined by its rugged topography characterized by eroded ridges and canyons ranging in elevation from 600 feet in the west to 1,777 feet in the northeast. The community has been designed to protect the majority of the steep hillsides, canyons, and ravines by concentrating development along the upper elevations and in areas disturbed by the previous development (General Dynamics). The Rancho Encantada Precise Plan designates approximately 81 percent of the community for parks and open space, 18 percent for residential development, and one percent for an elementary school and institutional use.
The community of Rancho Peñasquitos is located west of Interstate 15, north of Los Peñasquitos Canyon Preserve, south of the community of Rancho Bernardo, and east of the Torrey Highlands Community. State Route 56 traverses east-west through the central portion of the community. Rancho Peñasquitos encompasses approximately 6,500 acres including Black Mountain Regional Park.
Rancho Peñasquitos is identified as a Planned Urbanized community in the City's Progress Guide and General Plan. Development of the community is nearly complete with only a limited number of sites still available for development. Approximately 51 percent of Rancho Peñasquitos is designated for residential development, 34 percent for parks and open space, and two percent for commercial. The community has a diverse topography that is characterized by numerous canyons, hillsides and ridges. The most prominent feature of the community is Black Mountain which rises to an elevation of 1,500 feet.
Nestled in foothills north of Scripps Ranch and south of Carmel Mountain Ranch, Sabre Springs is home to quiet neighborhoods, rolling hills, business parks and City facilities. On the eastern edge of the Los Peñasquitos Canyon Preserve and north of Miramar Lake, Sabre Springs offers many recreational opportunities to provide residents with the balanced quality of life San Diegans are proud to enjoy.
San Pasqual Valley
The San Pasqual Valley plan area includes approximately 14,000 acres in area and is largely owned by the City of San Diego Water Utilities Department. Agricultural land uses dominate the valley's landscape and include various orchard, vine, field crops, dairy operations, and pasture land. The valley is located in the northern most portion of the City of San Diego. The valley is bounded on the north by the city of Escondido, on the east and west by unincorporated land within San Diego County, and on the south by the city of Poway and the Rancho Bernardo community.
In the late 1950s, the Water Utilities Department acquired the San Pasqual Valley for water-supply purposes. In the early 1960s, land within the San Pasqual Valley was annexed to the City of San Diego. The first San Pasqual Valley Plan was adopted in May of 1964. That Plan designated the valley as an agricultural and open space preserve. The San Pasqual Valley Plan Area extends from the Hodges Reservoir eastward to Clevenger Canyon located at the eastern reach of the valley. The Hodges Reservoir landscape includes the broad, open waters of the Hodges Reservoir and the contrasting steep, rocky slopes of the surrounding mountainous terrain to the north and south.
The San Ysidro Planning Area encompasses approximately 1800 acres. It is bounded by the Otay Mesa-Nestor community and State Highway 905 in the north, by the Tijuana River Valley in the west, by the Otay Mesa community in the east, and by the international border with Mexico in the south.
Until its annexation by the City of San Diego in 1957, San Ysidro (and surrounding communities) were part of the unincorporated areas supervised by the County of San Diego. In the mid 1960s San Diego began a decentralized planning program and in 1967, recognized the San Ysidro Planning and Development Group as the citizen planning committee that would work with the Planning Department. The San Ysidro Community Plan was adopted by the City Council in 1974, and updated in 1990 with subsequent amendments through 2000.
The San Ysidro Planning Area is located in the southern most part of the City of SanDiego, adjacent to the international border with Mexico. The San Ysidro border crossing is the busiest international border in the world. More than a century of settlement and development makes San Ysidro a changing, dynamic community with a village atmosphere. The architectural and cultural qualities from different periods of its evolving history have been retained and are captured in this village feel. San Ysidro began as an experiment to preserve rural America and has emerged as a multicultural area attempting to maintain its sense of community. Some neighborhoods are characterized by older homes with well-tended gardens where residents know their neighbors while newer, urban neighborhoods and infill development have recently added to the mix of housing stock. Commercial activity occurs along the historic San Ysidro Boulevard and in the new Las Americas Center on Camino de la Plaza. Cohesion of the community is fragmented by the trolley system, and Interstates 5 and 805. In 1996, 766 acres in the community plan area were designated as a redevelopment project area. San Ysidro is a community that is both a small town and bustling city; a gateway to San Diego and the United States.
This beautiful community of eucalyptus trees and hiking trails surrounds Miramar Lake and is immediately east of Mira Mesa. Scripps Miramar Ranch is one of two communities that make up the Scripps Ranch Community which was established in the 1890s and continues to proudly maintain its community motto, "Scripps Ranch - Country Living." Scripps Ranch is also home to some of the city's most scenic parks, beautiful community facilities, landscaped neighborhoods and business centers.
The community of Serra Mesa developed in the years after World War II with military multi-family housing and later single family homes, apartments and support retail. Most of the community and its 8,361 dwelling units had been built by 1970. The community also includes a health-institutional complex anchored by Sharp and Children's Hospitals, and is further characterized by north-south oriented canyons that drain into Mission Valley to the south.
The Skyline-Paradise Hills Community is approximately 4,500 acres in area and is located in the southeastern portion of the City of San Diego. The community is bordered by the City of Lemon Grove and the Southeastern San Diego community planning area to the north; the South Bay Freeway (SR-54) and an unincorporated area of San Diego County to the south; National City and the Southeastern San Diego community planning area to the west; and an unincorporated area of San Diego County to the east. This community includes the neighborhoods of Skyline, Paradise Hills, South Bay Terraces, North Bay Terraces, Lomita and Jamacha.
The Skyline-Paradise Hills community planning area is predominantly a low-density single-family residential community. Commercial services are provided by several small neighborhood commercial centers scattered throughout the community, such as Paradise Hills Village Center on Reo Drive, Skyline Hills Village Center at Meadowbrook and Paradise Valley Road, Lomita Village Center at Cardiff and Jamacha, and the South Bay Terraces Village Center at Alta View and Woodman. The geography of the community includes hills and canyons affording views of downtown San Diego, San Diego Bay, the City of Coronado and the Pacific Ocean. The southern portion of the community contains branches of the La Nacion earthquake fault system. A major geographic feature of the community is Paradise Valley, which runs on an east-west axis through the middle of the community and gives rise to the Paradise Creek which flows into San Diego Bay. The Skyline Paradise Hills community planning area is favored by a very moderate microclimate.
Southeastern San Diego
The Southeastern San Diego Community lies south of Highway 94, west of Interstate 805, east of Interstate 5, and shares a border with National City. Southeastern San Diego includes the neighborhoods of Sherman Heights, Logan Heights, Grant Hill, Memorial, Stockton, Mount Hope, Mountain View, Southcrest, and Shelltown.
Southeastern San Diego is a large urbanized and ethnically diverse community located adjacent to downtown San Diego. The original Southeast San Diego Community Plan was adopted by the San Diego City Council in 1969, and became the basis of the City's "Model Cities Program." In 1987 the community plan was updated and adopted by the Council. One of the features of this community plan is the identification of the various neighborhoods within the planning area. This includes a move toward establishing neighborhood identity which is linked to each neighborhood's culture and history through the involvement of citizens and the establishment of revitalization teams.
The Tierrasanta community, encompassing approximately 11 square miles, lies roughly northwest of the San Diego River, north of Friars Road, south of State Route 52, and east of Interstate 15.
The residential development of Tierrasanta began in 1960, when the federal government declared a portion of Camp Elliott, a Marine Corps Training Camp, as surplus. The City of San Diego adopted the Elliott Community Plan in 1962 to guide the initial acquisition of property for public uses, such as street rights-of-way. Much of the property was then privately developed from the 1970s through the 1990s based on the updated Elliott Community Plan, adopted in 1971. The military legacy of the community still exhibits a strong presence, such as the 2,321 unit Murphy Canyon Naval housing development, which accounts for approximately one-fifth of the total dwelling units in the planning area.
In 1976, the City adopted the boundaries for Mission Trails Regional Park, bisecting the Elliott planning area into two distinct sections. The park and the newly-developing section to the west were severed from the Elliott Community Plan, and a new planning area was formed with the adoption of the Tierrasanta Community Plan in 1982. The more rugged, remote section east of Mission Trails Regional Park is now known as the East Elliott planning area and remains undeveloped.
The inclusion of extensive areas of natural open space has played a considerable role in shaping the form of development within Tierrasanta. Mission Trails Regional Park comprises approximately half of the planning area, and the San Diego River roughly forms the southerly boundary of the community. Canyon systems meander throughout the community, defining the transitions between individual development areas and interconnecting to the larger Mission Trails Regional Park canyon systems. Now, at build-out, the vast majority of developed land in Tierrasanta is devoted to residential uses, with several small commercial centers scattered throughout the community and light industrial near the intersection of Interstate 15 and State Route 52.
Tijuana River Valley
The Tijuana River Valley is a broad natural floodplain containing a variety of wetland and riparian areas. This valley is a small portion of the Tijuana River's 1,700 square miles of watershed. The watershed area includes portions of south San Diego County and northern Baja California, Mexico. The Tijuana River Valley Planning Area is bounded by the City of Imperial Beach and the Otay Mesa-Nestor community to the north, the San Ysidro community to the east, Mexico to the south, and Border Field State Park and Imperial Beach to the west. Near the coast is the most extensive salt marsh in southern California, which is preserved within the Tijuana River National Estuarine Sanctuary. Further inland the river is vegetated with riparian habitat. The valley is bounded on the south by high mesas and deep canyons covered by chaparral, sage scrub and grasslands. The valley floodplain currently contains a mixture of agricultural fields, equestrian facilities, rural housing, riparian woodland and disturbed habitats.
The community of Torrey Highlands is located in an area of the City still referred to as the North City Future Urbanizing Area. Torrey Highlands encompasses 1,134 acres and is west of Rancho Peñasquitos, south of Black Mountain Ranch, east of Pacific Highlands Ranch, and north of Del Mar Mesa. State Route 56 traverses the community.
The majority of Torrey Highlands is designated Planned Urbanized in the City's Progress Guide and General Plan. The exception is the Fairbanks Highlands development (approximately 28 acres) which retains the designation of Future Urbanizing Area. Torrey Highlands is a new community that is currently being developed. The Torrey Highlands Subarea Plan was approved in 1996 by the City Council and by the voters of the City of San Diego. As part of the approval, the number of residential units was limited to no more than 2,600 dwelling units in the Planned Urbanized portion of the community (Fairbanks Highlands contains an additional 93 dwelling units for a community total of 2,693 dwelling units).
The planning area contains approximately 784 acres and is located in the northern region of the City. The community is bounded by Interstate 5 to the west, the Carmel Valley community to the north and east, and the Los Peñasquitos Canyon Preserve and Mira Mesa community to the south. West of Interstate 5 is the Torrey Pines community planning area.
The Torrey Hills area's planning history is tied to the planning efforts for Los Peñasquitos Canyon Preserve. For nearly ten years, prior to the adoption of the City of San Diego Progress Guide and General Plan in 1979, the City and County had been conducting studies on Los Peñasquitos Canyon as an open space park. During that period, the Carmel Valley community was being planned, and the Torrey Hills area was specifically excluded so as not to preempt the determination of a precise park boundary. By the time the City's Progress Guide and General Plan was adopted in 1979, the precise boundary of the park still had not been determined, and the Torrey Hills property was designated as Future Urbanizing on the General Plan until the boundary of the preserve could be determined.
In February 1980, Genstar-Peñasquitos (now AG Land Associates, LLC) dedicated a total of 1,806 acres of Los Peñasquitos Canyon to the City for use as a preserve. This action precisely defined the boundaries of the preserve as it borders the Torrey Hills property. This action subsequently cleared the way to initiate a community planning program for the Torrey Hills property and to amend the City's Progress Guide and General Plan which transferred the original plan area from Future Urbanizing to Planned Urbanizing.
Prior to 1986, approximately 178 acres located adjacent to the Torrey Hills community planning area was designated as "Future Urbanizing." On November 4, 1986, the citizens of San Diego approved a ballot measure which directed that a 166 acre parcel owned by the City and located at the western boundary of Los Peñasquitos Canyon Preserve adjacent to Interstate 5 be traded for 288 acres of privately owned land located adjacent to the preserve and just north of the area known as "The Falls." An additional 12 acres located between the 166 acre parcel and Interstate 5 was also incorporated into the ballot measure. This total 178 acre addition to Torrey Hills was referred to as the "Park Trade" property. Approval of the ballot measure resulted in a transfer of this property from Future Urbanizing to Planned Urbanizing.
In 1994, the City Council approved an amendment to the Torrey Hills Community Plan and the City's Progress Guide and General Plan which served to implement the results of the initiative, converting the Park Trade property from Future Urbanizing to Planned Urbanizing, and providing for expanded industrial and residential opportunities for the community. Other minor changes which occurred in the 1994 update included a restructuring of industrial uses diminishing the focus on professional office use; the inclusion of 1.3 acres previously shown within the Carmel Valley Neighborhood 8A Precise Plan; and the addition of Vista Sorrento Parkway, the northern extension of which provides north-south access through the community between Carmel Mountain Road and Sorrento Valley Boulevard.
The University Community planning area encompasses approximately 8,500 acres. The area is bounded by Los Peñasquitos Lagoon and the toe of the east-facing slopes of Sorrento Valley on the north, the railroad track, the Marine Corps Air Station Miramar and Interstate 805 on the east, State Route 52 on the south, and Interstate 5, Gilman Drive, North Torrey Pines Road, La Jolla Farms, and the Pacific Ocean on the west.
The City of San Diego is embarking on an update to the 1988 Uptown Community Plan concurrently with updates to the community plans for Golden Hill and North Park. The City’s community plans are long range planning documents established as essential components of the General Plan. The community plan update process will develop the community-specific detail, relevant policies, and implementation strategies necessary to fulfill General Plan objectives. The General Plan sets out a long-range vision and policy framework to guide future development, provide public services, and maintain the qualities that define San Diego over the next 20+ years. The recent update to the General Plan shifts focus from how to develop vacant land to how to design infill development and reinvest in existing communities. This focus is reflected throughout the Plan, including such topics as sustainable development, urban design, the provision of public services & facilities, mobility and historic preservation.
Villa De La Valle
Via de la Valle is located in the northwestern region of the City of San Diego and is situated just east of Interstate 5, south of the City of Solana Beach and west of the County of San Diego. The City’s North City Future Urbanizing Sub area II is directly south of the planning area. West of Interstate 5 lays the community of Torrey Pines and the City of Del Mar.
The Via de la Valle Community planning area is approximately 125 acres. The community is characterized by steep canyons running in a north-south direction and separated by narrow ridges and bluffs. The steepest topography is concentrated at the most westerly, and the southeasterly portions of the site. Approximately 50 percent of the planning area consists of slopes exceeding 25 percent gradient. The steep slopes and bluffs are an aesthetic asset to the planning area. The area is visible from Interstate 5 and within the San Dieguito River Valley.
The community is comprised of residential and open space land uses. The development theme in the community is clustered single family residential with attached units in the interior of the planning area and detached units at the perimeter. The attached single-family residential areas are designed to preserve the steeper slopes, minimize grading, and still achieve a suitable density in the area. The detached single-family lot areas are located along the perimeters of the planning area to provide a buffer and transition between the higher density attached units and the adjacent homes in the County.
The open space system is comprised primarily of hillsides. Approximately 62 acres are in an open space easement to protect the open space network and to preserve its natural beauty. The open space area preserves valuable natural features and provides a transition between the developments. The north/south ridges and canyons, which front on Via de la Valle, are visible from Interstate 5, the San Dieguito River Valley and the southern bluffs of the Carmel Valley community.