Key facts
- San Diego will expand high-density housing zones to 17 additional bus stops under state law SB 79.
- The city's initial proposal limited eligible transit stops to four locations.
- The change could increase the city's housing capacity by tens of thousands of units.
- SB 79 allows for larger buildings closer to qualifying transit stops.
- Housing advocates and some council members pushed for a broader interpretation of the law.
San Diego is set to significantly increase its housing density near transit stops following a resolution with the San Diego Association of Governments (SANDAG) over the implementation of state law Senate Bill 79 (SB 79). Initially, city leaders proposed a restrictive map that limited eligible transit-oriented development zones to just four bus stops, a move that drew criticism from regional regulators and housing advocates.
SANDAG, the region's transit planning authority, countered with a broader draft map in June, identifying 17 additional bus stops that qualify for high-density housing under SB 79. These new zones will be added to the 47 trolley stations already recognized as eligible. This expansion could potentially accommodate tens of thousands of new housing units, significantly boosting the city's housing capacity.
The dispute reflects a wider challenge across California as cities grapple with SB 79, which took effect July 1 and aims to streamline housing development near public transit. Governor Gavin Newsom has previously warned noncompliant cities of potential legal action, particularly after some, like Los Angeles, attempted to limit density. San Diego's situation highlights the tension between local implementation and state mandates for housing growth.
San Diego had already been moving towards increased density prior to SB 79, with initiatives like the 2020 Complete Communities: Housing Solutions program and Mayor Todd Gloria's 2024 executive order expediting permits for qualifying projects. The city permitted nearly 8,800 homes in 2020, its second-most productive year in the preceding decade. SB 79 further enhances this by allowing larger buildings closer to transit stops, with specific unit-per-acre and height limits varying by proximity.
The city's initial restrictive proposal was based on an interpretation that only bus stops served by dedicated bus lanes, inaccessible to cars and bikes, would qualify. YIMBY Democrats of San Diego County and the California Housing Defense Fund argued in a joint letter that this interpretation was based on co-use observations rather than the statute's text. They contended that several city council members found the statutory case for broader qualification persuasive, leading the council to defer the decision to SANDAG.
Peter Kelly, a spokesperson for the city's Planning Department, stated that the city's initial maps reflected SANDAG guidance at the time, and that SANDAG's subsequent guidance led to the inclusion of additional stops. The stakes are substantial: San Diego officials initially estimated SB 79 would require allowing 367,000 additional units, a figure YIMBY Democrats estimate could rise to around 467,000 with the expanded list, though the final number may be lower to avoid double-counting existing permitted units.
Even the expanded list may not be final, as four council members recently urged SANDAG to include more stops to ensure consistent application of SB 79 along continuous routes with dedicated bus lanes. SANDAG is expected to finalize the map in the coming weeks.