San Diego Mayor Todd Gloria on Monday unveiled a new proposal aimed at allowing townhome construction in neighborhoods currently reserved for single-family homes, marking the latest step in the city’s push to address a deepening housing crisis. The initiative, announced at a press event covered by KPBS, would relax zoning restrictions to permit multi-unit townhome developments on lots that have traditionally been limited to one residence. City officials and housing advocates say the move is intended to increase the supply of more affordable, entry-level ownership options, while critics warn it could alter neighborhood character and strain local infrastructure. The debate over the proposal is expected to shape San Diego’s broader conversation about growth, density and who gets to live in some of the city’s most coveted communities.
Gloria pushes townhome expansion in single family zones amid affordability crisis
San Diego Mayor Todd Gloria is advancing a controversial land-use proposal that would clear the way for townhome-style housing in neighborhoods historically reserved for single-family homes, framing the move as a necessary response to the region’s worsening affordability crisis. Under the concept, small clusters of attached units could replace or be built alongside existing single-family residences, creating what planners describe as a “gentle density” transition. City officials say the effort is aimed at reducing pressure on rents and home prices, while also supporting climate goals by placing more residents closer to jobs and transit.
The initiative has drawn a swift mix of support and concern from community stakeholders. Housing advocates argue that allowing a broader range of home types in high-opportunity areas is essential to preventing displacement and long commutes, while some neighborhood groups warn that increased density could strain parking, infrastructure and local schools. Key points under discussion include:
- Affordability impact: Whether new townhome supply will translate into lower prices for working families.
- Neighborhood character: The extent to which taller or more compact buildings will alter the look and feel of long-established streets.
- Infrastructure capacity: Readiness of water, sewer and transit systems to support added residents.
- Equity goals: Ensuring growth does not concentrate only in low-income or historically marginalized areas.
| Current Pattern | Proposed Shift | Intended Outcome |
|---|---|---|
| Predominantly single-family homes | Mix of single-family and townhomes | More housing options |
| Limited “middle” housing types | Attached units on standard lots | Increased gentle density |
| High prices, low vacancy | Incremental new supply | Relief on rents and sale prices |
Neighborhood character and infrastructure concerns divide residents over zoning overhaul
At community meetings stretching from Clairemont to Encanto, longtime homeowners and newer renters are clashing over what the proposed townhome ordinance will mean on the ground. Opponents warn that replacing bungalows with multi-unit buildings could erode the visual rhythm of streets, cast longer shadows over backyards and strain already scarce curb parking. They argue that the city is moving too fast, without detailed design standards to protect front yards, tree canopies and the familiar low-rise profile that defines many postwar tracts. Supporters counter that “neighborhood character” has too often been used to block families and workers from living closer to jobs and transit, and say townhomes-if properly regulated-can blend into existing blocks while easing pressure on rents.
Beneath the aesthetic debate lie practical worries about whether the city’s aging infrastructure can shoulder more people. Residents in canyon-adjacent communities describe frequent water line breaks and narrow roads they say are already over capacity, while parents in fast-growing suburbs point to crowded classrooms and limited park space. City planners insist that capacity upgrades will be phased in and partially funded by new development fees, but skeptics remain unconvinced, citing delayed stormwater projects and uneven sidewalk maintenance. The following snapshot captures the key points raised at recent hearings:
- Parking and traffic fears on narrow residential streets
- Water, sewer and stormwater systems seen as vulnerable
- School crowding and access to neighborhood parks
- Design standards sought to avoid “boxy” infill
- Equity concerns over which areas will see the most change
| Issue | Supporters Say | Opponents Say |
|---|---|---|
| Street Parking | Townhomes reduce car dependence | Spillover parking will worsen |
| Urban Design | New projects can add trees, lighting | Historic scale and charm at risk |
| Infrastructure | Fees help fund overdue upgrades | Systems are already overstretched |
| Housing Access | More options for middle-income buyers | Speculation may push prices higher |
Housing advocates say gentle density can curb displacement while boosting transit use
Local housing advocates argue that the proposal aligns with a growing national movement toward “gentle density,” a planning approach that adds more homes without radically altering neighborhood character. By allowing townhomes on lots once reserved for single-family houses, they say, the city can open the door to modestly priced units that keep longtime residents near jobs, schools, and social networks. Rather than relying on large luxury towers that can trigger sharp rent increases nearby, incremental infill is framed as a tool to slow displacement in communities already feeling pressure from rising property values and speculative investment.
Transit proponents are also watching closely, noting that more homes within walking distance of bus and trolley lines can help stabilize ridership and justify more frequent service. Advocates point to the city’s climate goals, arguing that pairing small-scale infill with transit investments could cut car trips and reduce congestion over time. They are pressing City Hall to ensure the new rules are paired with tenant protections, affordability incentives, and infrastructure upgrades so that added density translates into both housing stability and cleaner, more efficient mobility options for residents.
- Approach: Incremental infill on existing residential lots
- Goal: More attainable homes without mass displacement
- Transit Link: Higher ridership and more frequent service
- Equity Focus: Protections for existing low-income tenants
| Policy Feature | Expected Local Impact |
|---|---|
| Townhome zoning | More units on each lot |
| Near-transit focus | Higher bus and trolley use |
| Affordability incentives | Lower rents for some units |
| Tenant safeguards | Reduced risk of displacement |
City urged to pair zoning changes with stricter design standards and tenant protections
Urban planners, housing advocates and neighborhood groups are pressing City Hall to match the proposed townhome-friendly zoning with a set of enforceable design rules and protections for renters who could be displaced. They argue that without clear standards for height, setbacks, parking and street-facing design, the city risks creating a patchwork of bulky infill projects that clash with existing blocks and accelerate turnover in long-standing communities. Several groups are calling for objective guidelines that would require new townhomes to incorporate elements such as articulated facades, usable front porches, and small shared courtyards to preserve a sense of neighborhood scale.
Tenant advocates are simultaneously seeking safeguards to ensure that redevelopment does not come at the expense of low- and moderate-income residents. Proposals under discussion include:
- Right-to-return guarantees for tenants displaced by demolition or renovation.
- Relocation assistance funded by developers when older rentals are replaced with new townhomes.
- Inclusionary set-asides requiring a share of units to be rented below market rate.
- Anti-harassment measures aimed at preventing landlords from pressuring tenants to move ahead of projects.
| Priority | Policy Tool | Main Goal |
|---|---|---|
| Design | Objective form-based standards | Context-sensitive townhomes |
| Tenants | Right-to-return + relocation aid | Limit displacement |
| Affordability | Inclusionary requirements | Mixed-income neighborhoods |
To Conclude
As the proposal moves into the public review process, it is likely to face both support from housing advocates and resistance from residents concerned about neighborhood character and infrastructure strain. The outcome will test not only the city’s commitment to easing its housing crunch, but also how far San Diegans are willing to go in reshaping long-standing single-family zones.
City officials say a draft ordinance could reach the Planning Commission later this year, with final City Council action possible thereafter. In the meantime, the administration plans additional outreach and analysis as it works to translate the mayor’s vision into specific zoning and design standards.
Whether the initiative ultimately transforms large swaths of San Diego or results in a more modest shift, its progress will likely shape the city’s housing landscape – and political debate – for years to come.
