Richard Hillis, appointed as the director of the San Francisco Planning Department by former Mayor London Breed in February 2020, faced formidable challenges from the outset, including the onset of the COVID-19 pandemic and rising interest rates that severely hindered development across the city.
Before taking the helm of the planning department, Hillis had an extensive background, including his role as executive director for the Fort Mason Center for Arts and Culture, serving as a planning commissioner from 2012 to 2019, and working on significant projects such as the redevelopment of Octavia Boulevard and Treasure Island at the city’s Office of Economic Workforce Development.
Throughout his tenure, Hillis has been a staunch advocate for new development, often emphasizing the necessity of increasing housing across all neighborhoods, regardless of affordability concerns. In one notable discussion about a proposed six-story condo complex, Hillis argued that neighborhoods were already becoming more expensive without new construction, underscoring the futility of blocking development in an effort to maintain affordability.
As the head of the planning department, Hillis spearheaded key initiatives, such as the rezoning of the western neighborhoods of the city, the passage of the “housing element”—a state-mandated plan designed to streamline new development—and the implementation of a “family zoning ordinance” aimed at increasing density in the city’s westside neighborhoods.
On June 9, shortly after announcing his retirement, Hillis shared his reflections with Mission Local about his time in office and the ambitious goal of building 82,000 new housing units by 2031.
Among his proudest achievements, Hillis highlighted the progress made in addressing the city’s housing crisis, which he believes should not be differentiated from the affordable housing crisis.
Stressing the need to produce diverse housing types throughout the city, Hillis made clear that development should go beyond just high-rise buildings in areas like South of Market, advocating for smaller residential buildings as well.
He pointed to the unanimous passage of the housing element at the Board of Supervisors and the department’s responsiveness to a state audit assessing housing approval processes as significant accomplishments.
Despite efforts to combat long approval times, Hillis acknowledged that meeting the target of 82,000 new units remains daunting, given that this number is triple the historical production rate over the last couple of decades.
Our approach to reducing timelines for new housing development, expanding where housing can be built, and advocating for equitable community planning will be essential.
While there remains a robust pipeline of 70,000 approved projects primarily on the eastern side of the city, Hillis emphasized the importance of fostering housing opportunities in underdeveloped areas where community needs have been overlooked.
When asked whether the goal of 82,000 units should be revised, Hillis argued for persistence in pursuing ambitious housing targets, asserting that regardless of the specific number, the priority should remain on the same zoning and development strategies to meet housing needs.
The discussion also touched on the balance between different types of housing, with Hillis advocating for a mix of both mixed-income and 100-percent affordable housing projects to address varying community needs.
A significant concern raised in the conversation was the concentration of shelters and treatment beds in eastern neighborhoods, compared to the relative scarcity in western areas. Hillis attributed this discrepancy to previous zoning restrictions that limited these uses on the western side.
He assured that changes in zoning would allow for a broader distribution of housing types—including affordable housing—across the city, thereby enhancing community equity.
Reflecting on the Eastern Neighborhoods Plan, Hillis noted that it inadvertently exacerbated the imbalance in housing development, prioritizing growth in one part of the city while neglecting others.
In response to this issue, the state has encouraged the city to explore development in regions with existing infrastructure, services, and parks that have not seen significant housing growth.
Hillis shared his thoughts on the Small Sites Program, which aids local nonprofits in acquiring properties to serve low-income tenants at risk of displacement, acknowledging its benefits while reiterating the constant need for more housing supply.
Discussing the current state of San Francisco’s downtown, Hillis observed the challenges posed by office vacancies and the need for revitalization. He expressed optimism about the potential for converting office buildings to residential use and emphasized the importance of financial incentives to facilitate such transformations.
Concerning the future of downtown, Hillis noted that while conversions are vital, interest in new business developments is beginning to resurface, offering hope for the area’s recovery.
Throughout the interview, Hillis outlined the indicators of a successful downtown in the coming years, identifying the need for increased residential units, improved fill rates in commercial spaces, and reduced office vacancy rates as key measures of progress.
When discussing the specific challenges related to the development site at 22nd and Mission, Hillis acknowledged the frustrations surrounding its prolonged vacancy, calling for the city to consider acquiring it for affordable housing, emphasizing that even if it is not exclusively for affordable housing, it is still a critical location for residential development.
Hillis reflected on his five-year tenure with mixed feelings, expressing both pride in the progress made and regrets regarding the stagnation of certain projects, particularly at the intersection of Market and Van Ness.
In his view, the economic conditions affecting construction have created barriers to realizing the initial vision for the area, resulting in delays.
As he prepares to leave his role, Hillis reflected on the unexpected challenges that arose during his time as planning director, especially the dramatic changes caused by the pandemic, which altered the landscape for city planning.
Expressing gratitude for the passion of community advocates he has encountered, Hillis noted that maintaining an open dialogue with local stakeholders is crucial for effective urban planning.
Looking ahead, Hillis indicated that the next planning director will need to prioritize housing development and the quest for resources to meet the city’s affordability goals moving forward.
He concluded the conversation by sharing his plans for the immediate future, aiming to take a breather after years of demanding work, with aspirations for personal reflection and new adventures ahead.
image source from：missionlocal
