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San Diego’s vibrant neighborhoods, from Pacific Beach to City Heights, face new pressures from Sacramento’s push for high-density housing. Senate Bill 79 (SB 79), the Abundant& Affordable Homes Near Transit Act, amends the California Government Code (Chapter 4.1.5, Sections 65912.155–65912.162) and Public Resources Code (Section 21080.26.5) to mandate transit-oriented development (TOD) near transit stops, including those served by non-fixed guideway bus routes like many operated by the San Diego Metropolitan Transit System (MTS). This newsletter examines SB 79’s impact on San Diego, focusing on where non-fixed guideway bus routes could trigger dense development, and raises concerns about local control, infrastructure strain, and neighborhood character. What Are “Non-Fixed Guideway Bus Routes?” And why it matters! Non-fixed guideway bus routes are standard MTS bus routes operating in mixed traffic without dedicated lanes or fixed infrastructure, unlike bus rapid transit (BRT) routes like Rapid 225 or 215 with transit-only lanes. Examples include MTS Routes 7,11, and 30, serving areas like Downtown, University Avenue, and Pacific Beach. Under SB 79, these routes can qualify as Tier 2 or Tier 3 TOD stops if they achieve 15-minute or better frequencies during peak hours, triggering high-density zoning within a half-mile radius. Some Affected San Diego Areas SB 79’s zoning changes could impact neighborhoods served by frequent non-fixed guideway bus routes based on MTS route data. Pacific Beach(e.g., Grand and Garnet Avenues): • MTS Route 30: Serves Pacific Beach via Mission Boulevard, Garnet Avenue, and La Jolla, with frequent service (every 15–20 minutes during peak hours)qualify as Tier 2 TOD stops. North Park andCity Heights (e.g., University Avenue, El Cajon Boulevard): • MTS Route 7: Runs along University Avenue through North Park and City Heights, with frequent service (every 12–15 minutes during peak hours). • MTS Route 11: Serves City Heights via El Cajon Boulevard, also with frequent service. Downtown San Diego: • MTS Routes 2, 3, 7, and Others: Multiple non-fixed guideway routes converge Downtown, often achieving 15-minute or better frequencies. A single stop served by multiple routes could be deemed a “transit center” under SB 79, as noted on X, amplifying its TOD status La Jolla (Route 30): Stops near UC San Diego could trigger TOD zoning, impacting areas like La Jolla Village Square. Hillcrest (Route 1, 3): Frequent service along University Avenue could designate stops as Tier 2 or 3, affecting this dense, walkable area. San Diego State University (Route 11, 115): Stops near SDSU’s Transit Center could qualify, potentially allowing mid-rise housing in College Area. ____________________________________________________________________ What is SB 79 and its history? Introduced by Senator Scott Wiener on January 15, 2025, SB 79 aims to: • Boost housing near transit stops, including MTS bus routes and trolley stations. • Override local zoning to allow taller, denser buildings. • Streamlineapprovals, reducing community input. • Support transit agencies like MTS through development revenue. The bill passed the Senate Housing Committee (April 22, 2025), Senate Local Government Committee (April 30, 2025), and Senate Appropriations Committee (May 23, 2025), and awaits a Senate Floor vote. Key SB 79
Amendments going to the Senate floor 1. TOD Stop Definitions ·
Transit-Oriented
Development Stop: A major transit stop (Public Resources Code Section 21155) served by heavy rail, high-frequency commuter rail, light rail (e.g., MTS Trolley), frequent bus service, or ferries. · Tiers of TOD Stops: o Tier 1: Heavy rail or
very high-frequency commuter rail (≥72 trains/day) in urban counties (>15
rail stations). San Diego has no Tier 1 stops, as MTS Trolley and NCTD Coaster
don’t meet these thresholds. o Tier 2: Light rail (e.g., MTS Trolley), high-frequency commuter rail, or bus service with 15-minute or better frequencies using transit priority lanes (e.g., signal prioritization or part-time bus lanes) for some or all of the route. o Tier 3: Moderate-frequency commuter rail (e.g., NCTD Coaster), ferries, or stops outside urban counties, including frequent bus routes without priority lanes. 2. Local Zoning Standards OVERRIDDEN Near Tier 2 TOD Stops (including non-fixed guideway bus routes): · Within ¼ Mile: Up to 65 feet height (or local limit, if higher), 100 units/acre, 3.0 floor area ratio (FAR), two extra concessions under density bonus law. · Within ¼–½ Mile: Up to 55 feet, 80 units/acre, 2.5 FAR, one extra concession. Near Tier 3 TOD Stops: · Within ¼ Mile: Up to 55 feet, 80 units/acre, 2.5 FAR, one concession. • Within ¼–½ Mile (urban counties like San Diego): Up to 45 feet, 60 units/acre, 2.0 FAR. Adjacency Bonus: Projects next to a TOD stop gain an
extra 20 feet height, 40 units/acre, and 1.0 FAR. These rules apply even in single-family zones, threatening San Diego’s neighborhood character. •
3. Streamlined Approvals · Projects near TOD stops qualify for ministerial approval (Section 65913.4), bypassing
community review and City Council oversight. · CEQA Exemptions: Projects on
MTS-owned land with busways or transit financing are exempt from CEQA.
Non-fixed guideway routes rarely qualify unless tied to funding agreements. Concerns for SanDiego Loss of Local Control: SB 79 overrides San Diego’s zoning, even in neighborhoods like Pacific Beach and North Park Infrastructure Overload: San Diego’s infrastructure, already stretched, can’t handle unfunded growth without raising local taxes. NeighborhoodCharacter: Pacific Beach’s coastal charm and North Park’s historic vibe could be eroded by high-rises Fiscal Burdens: Maintaining frequent bus service requires MTS funding, but SB 79 offers no state support. Recent MTS service cuts highlight this risk, potentially leaving taxpayers to foot the bill. Displacement Risks: While SB 79 includes anti-displacement measures, Rising rents from new development could push outlow-income residents. Call to Action SB 79 threatens San Diego’s neighborhoods and local control, especially in areas served by non-fixed guideway bus routes like Pacific Beach, North Park, and City Heights. To protect our communities : Contact Legislators: • Use this official tool to identify your State Assemblymember and Senator:
👉 https://findyourrep.legislature.ca.gov • • SAN DIEGO State Assembly Members • David Alvarez (D-80) — (916) 319-2080 • Tasha Boerner (D-77) — (916) 319-2077 • Carl DeMaio (R-75) — (916) 319-2075 • Dr. Darshana Patel (D-76) — (916) 319-2076 • Chris Ward (D-78) — (916) 319-2078 • SANDIEGO State Senators • CatherineBlakespear (D-38) — (916) 651-4038 • Brian Jones (R-40) — (916) 651-4040 • Steve Padilla (D-18) — (916) 651-4018 • Akilah Weber Pierson (D-39) — (916) 651-4039 •
Engage Locally: Join Neighbors for a Better
California to oppose SB79. Stay Informed: Visit www.nfabc.org and sign up for our newsletter. Send this newsletter to friends and family to get the word out! SanDiego’s future depends on balancing housing needs with the livability of our neighborhoods. Let’s act now to ensure our voice is heard.
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