SB 79 is advancing to the California Senate Appropriations Committee.

WHAT SB 79 WILL DO TO SAN DIEGO NEIGHBORHOODS

Dear Supporters of Neighbors for a Better California,

SB 79 is advancing to the California Senate Appropriations Committee. We urge you to join us in opposing this bill, which threatens the integrity of our neighborhoods.

COMMUNITY EXAMPLE: Tier 2 of Senate Bill 79 (SB 79) includes rapid transit bus routes that could initiate the bill’s zoning mandates. Specifically, Tier 2 transit-oriented development (TOD) stops are defined as major transit stops, per Public Resources Code Section 21155, served by light rail, high-frequency commuter rail, or bus routes with service intervals of 15 minutes or better, as specified in Section 21060.2.

For example, if SDMTS Route 30 in Pacific Beach maintains 15-minute intervals during peak hours at stops along Mission Boulevard, Grand Avenue, or Garnet Avenue, these locations could be designated as Tier 2 TOD stops, enabling denser housing and mixed-use projects within a half-mile radius. Furthermore, SB 79 may apply to planned or unfunded high-frequency routes outlined by SANDAG, potentially affecting Route 30 if future service enhancements are proposed.

Please register at the California Legislative Portal to voice your concerns and make an impact.

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Thank you for your support.

Sincerely,

Marcella Bothwell, MD, MBA

Chair, NFABC

Subject: SanDiego’s Concerns Regarding Senate Bill 79 (SB79) – Transit-Oriented Zoning Mandates

May 12, 2025

The Honorable Members of the California State Senate Appropriations Committee

Subject: Opposition to Senate Bill 79 (SB 79) – Fiscal and Community Impacts of Transit-Oriented Zoning Mandates

Dear Honorable Members of the Senate Appropriations Committee,

As San Diego residents and representatives of Neighbors For A Better California (NFABC), we strongly oppose Senate Bill 79 (SB 79), now under your review. While we support housing near transit, SB 79’s sweeping zoning mandates near high-frequency transit routes impose significant fiscal burdens on San Diego’s infrastructure and erode local control, threatening the character and livability of neighborhoods like North Park, Pacific Beach, and City Heights.

SB 79 mandates zoning changes within a half-mile of high- and medium-frequency transit stops, allowing buildings up to 75 feet tall, 120 units per acre, and a 3.5 floor area ratio (FAR) within a quarter-mile of rail, with even greater allowances (95 feet, 160 units/acre, 4.5 FAR) near transit agency property. These projects would receive ministerial approval, bypassing CEQA, public hearings, and local review, potentially extending to unfunded SANDAG routes without infrastructure support.

Key concerns for San Diego include:

1. **Fiscal Strain on Infrastructure**: SB 79 offers no funding mechanism for upgrading San Diego’s aging water, sewer, and transportation systems, particularly in areas like Barrio Logan and Hillcrest. High-density projects could lead to service disruptions, with local taxpayers bearing the cost of unmitigated impacts.

2. **Loss of Local Control**: By eliminating public input and local review, SB 79 sidelines San Diego’s planning groups and residents, undermining participatory processes critical to neighborhoods like Old Town and Logan Heights.

3. **No Affordable Housing Mandate**: Despite granting developers significant entitlements, SB 79 lacks requirements for affordable units, risking displacement in communities like Southeast San Diego while prioritizing market-rate projects.

4. **Threat to Neighborhood Character**: The bill’s uniform zoning could transform San Diego’s culturally vibrant areas, such as Pacific Beach and Normal Heights, into high-rise corridors, clashing with local plans and historic contexts.

5. **Unclear Definitions and Loopholes**: Vague terms like “residential project” may allow developers to prioritize commercial uses, undermining housing goals in transit corridors.

6. **Disproportionate Impact on Vulnerable Communities**: Low-income areas near trolley stops, like Euclid Avenue, face heightened risks from projects that exacerbate inequities without adequate public services.

7. **Excessive Concessions**: Layered atop California’s Density Bonus Law, SB 79’s allowances could overwhelm San Diego’s capacity for sustainable growth.

We urge the Appropriations Committee to consider the significant costs SB 79 imposes on local governments and communities. We respectfully request that you:

Require developer-funded infrastructure upgrades to offset fiscal impacts.
Reinstate local review and public input to protect community-driven planning.

Mandate affordable housing to ensure equitable benefits.
Provide flexibility for San Diego’s unique infrastructure and topographic challenges.

NFABC supports balanced growth, but SB 79’s approach risks fiscal harm to San Diego. Please oppose SB 79 or amend it to prioritize local needs and fiscal responsibility over developer profits.

Sincerely,
Marcella Bothwell, Chair, NFABC