City staff and consultants presented the Hilltop Horizon Specific Plan draft outlining redevelopment of the largely vacant Hilltop Mall site. The plan establishes four zone types with moderate housing near existing neighborhoods and higher-density core areas, including a Gateway zone offering housing, commercial, retail, and entertainment. Permitted commercial uses would appear in three zones and building heights would range from two-to-three stories up to midrise and highrise, with densities of 15 to 200 units per acre. The plan calls for a transit hub, though placement remains undetermined, and incorporates open space, walking and biking paths, gardens, paseos, public art, and parks. The plan emphasizes balance, flexibility, and market-responsive entitlements.
The draft calls for building out the site with four zone types. More moderate levels of housing would be placed closer to existing residential neighborhoods and density would gradually increase into the core of the site. Various types of commercial uses would also be permitted within three of the four zone types. Building heights would range from two to three stories to midrise and highrise, with 15 to 200 units per acre, depending on the zone.
The city's land plan concept is about balance. And it's about creating the flexibility within the zones where it makes sense, said Bev Choi, a program manager with consultant firm Environmental Science Associates. For the community this is about the open spaces, this is about the connectivity, diverse housing, quality jobs, safety. And for landowners and businesses, it's clear entitlements and flexibility to respond to market conditions and certainty.
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