Midway Rising’s Plan to Soar Above 30 Feet

San Diegans know the 30-foot height limit near our coast is a deeply ingrained part of our city’s character. But the ambitious Midway Rising project, poised to transform the former Pechanga Arena site, is aiming to redefine the skyline. This post dives into how this massive redevelopment plans to legally build taller structures in the Midway District.

Understanding San Diego’s Coastal Height Limit

For decades, a strict 30-foot height limit has governed development in San Diego’s coastal zone, a rule enshrined in the California Coastal Act and our city’s Local Coastal Program. This regulation aimed to preserve coastal views and maintain a specific community character, often creating significant hurdles for large-scale urban renewal projects like Midway Rising.

The Vision: Midway Rising

Midway Rising proposes a complete transformation of the 48-acre city-owned land currently home to the aging Pechanga Arena. The plan envisions a brand-new sports arena, thousands of new homes—including a substantial component of affordable housing—hotels, retail spaces, and extensive public open areas. Such a dense, mixed-use development naturally requires structures exceeding the traditional 30-foot limit to achieve its economic viability and meet the city’s critical housing goals.

How Midway Rising Aims to Breach the Limit

Leveraging Voter Approval

The groundwork for allowing taller buildings was laid with a successful public vote. San Diego voters approved a measure (specifically, Measure D in 2022) that created an exemption for the Midway District redevelopment site. This vote specifically removed the 30-foot height limit for the property, contingent on its redevelopment including a new sports arena and other specified uses. This demonstrated significant community support for greater density and height on this particular urban infill site, acknowledging its unique context apart from beachfront properties.

Navigating the California Coastal Commission

While local voter approval was a critical step, the California Coastal Commission (CCC) retains significant oversight. Midway Rising’s strategy involves meticulously demonstrating that the project, despite its height, aligns with the broader goals of the Coastal Act by providing much-needed housing, enhanced public access, and substantial economic benefits. Key arguments presented to the CCC likely focus on:

• Urban Infill Designation: Emphasizing the site’s classification as a developed urban infill area, distinct from undeveloped coastal bluffs or sensitive habitats.
• Overriding Public Benefit: Highlighting the new state-of-the-art arena, the creation of thousands of affordable homes, and significant new public open spaces as crucial public benefits that justify the proposed height.
• Redevelopment of Underutilized Land: The project seeks to replace an aging, car-centric arena and expansive parking lots with a vibrant, walkable, and transit-oriented community.

What This Means for San Diegans

If Midway Rising successfully navigates the remaining hurdles, it will dramatically reshape the Midway District and bring significant changes to the city:

• Increased Housing Supply: A substantial boost to the city’s housing inventory, critically important amidst the ongoing affordability crisis, with a focus on diverse income levels.
• Economic Impact: Expect significant job creation during the multi-year construction phase and sustained employment through the operation of the arena, retail, and hotels, alongside new revenue streams for the city.
• Traffic & Infrastructure: The project will necessitate substantial upgrades and thoughtful planning for local traffic patterns and public transit to manage increased density, with a strong emphasis on transit-oriented development.
• New Urban Hub: The potential for a dynamic new district offering entertainment, diverse living options, and expanded recreational opportunities.

What San Diegans Should Watch Next

The next crucial phase involves the ongoing review and ultimate approval by the California Coastal Commission. Locals should closely monitor upcoming public hearings and project updates. Discussions will likely center on specific building heights, potential impacts on view corridors, comprehensive traffic mitigation strategies, and ensuring that commitments to public access and affordable housing are fully met and maintained throughout the development.

Frequently Asked Questions

• What is the 30-foot height limit?
  It’s a long-standing restriction on building height in San Diego’s coastal zone, established to protect views and maintain the area’s community character.
• Has this specific height limit been challenged before?
  Yes. Most recently, San Diego voters approved Measure D in 2022, which specifically removed the 30-foot height limit for the Midway Sports Arena property under certain redevelopment conditions.
• Does local voter approval mean the project can build anything it wants?
  No. While voters cleared a significant local hurdle, the project still requires comprehensive review and final approval from the California Coastal Commission, which has ultimate authority over development in the coastal zone.
• Will this set a precedent for other coastal developments in San Diego?
  Midway Rising’s situation is largely unique due to its specific large urban infill site, a successful public vote directly addressing it, and the substantial public benefits proposed. It is not expected to be a blanket removal of the height limit for the entire coastal zone.
• Where can I find more official information on the Midway Rising project?
  Stay updated by visiting the City of San Diego’s planning department website and the official Midway Rising project channels.

As Midway Rising continues to move through the planning and approval processes, staying informed and engaged with public hearings and project updates is vital for San Diegans to ensure the project delivers on its promises and positively contributes to our city’s future.

Midway Rising Soars Above San Diego Height Limit