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<ns0:Description>
<ns0:Id>20250SB__095898AMD</ns0:Id>
<ns0:VersionNum>98</ns0:VersionNum>
<ns0:History>
<ns0:Action>
<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-02</ns0:ActionDate>
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<ns0:Action>
<ns0:ActionText>AMENDED_SENATE</ns0:ActionText>
<ns0:ActionDate>2026-03-24</ns0:ActionDate>
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<ns0:SessionYear>2025</ns0:SessionYear>
<ns0:SessionNum>0</ns0:SessionNum>
<ns0:MeasureType>SB</ns0:MeasureType>
<ns0:MeasureNum>958</ns0:MeasureNum>
<ns0:MeasureState>AMD</ns0:MeasureState>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Senator Weber Pierson</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>SENATE</ns0:House>
<ns0:Name>Weber Pierson</ns0:Name>
</ns0:Legislator>
</ns0:Authors>
<ns0:Title>An act to add Section 21080.75 to the Public Resources Code, relating to environmental quality.</ns0:Title>
<ns0:RelatingClause>environmental quality</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>California Environmental Quality Act: exemption: City of San Diego: Midway Rising Specific Plan.</ns0:Subject>
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<html:p>The California Environmental Quality Act (CEQA) requires a lead agency, as defined, to prepare, or cause to be prepared, and certify the completion of an environmental impact report on a project that it proposes to carry out or approve that may have a significant effect on the environment or to adopt a negative declaration if it finds that the project will not have that effect. CEQA also requires a lead agency to prepare a mitigated negative declaration for a project that may have a significant effect on the environment if revisions in the project would avoid or mitigate that effect and there is no substantial evidence that the project, as revised, would have a significant effect on the environment.</html:p>
<html:p>CEQA exempts from its requirements various activities and
projects.</html:p>
<html:p>This bill would exempt from the requirements of CEQA a project associated with the Midway Rising Specific Plan in the City of San Diego, including any activity or approval necessary for, or incidental to, development, planning, design, subdivision, financing, leasing, construction, operation, or maintenance, provided that the activity is carried out in substantial conformance with the plan and meets, or is consistent with, specified conditions, including conditions related to sustainability. Because a lead agency would be required to determine whether a project qualifies for this exemption, the bill would impose a state-mandated local program.</html:p>
<html:p>This bill would make legislative findings and declarations as to the necessity of a special statute for the City of San Diego.</html:p>
<html:p>The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.</html:p>
<html:p>This bill would provide that no reimbursement is required by this act for a specified reason.</html:p>
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<ns0:VoteRequired>MAJORITY</ns0:VoteRequired>
<ns0:Appropriation>NO</ns0:Appropriation>
<ns0:FiscalCommittee>YES</ns0:FiscalCommittee>
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<ns0:TaxLevy>NO</ns0:TaxLevy>
<ns0:Election>NO</ns0:Election>
<ns0:UsualCurrentExpenses>NO</ns0:UsualCurrentExpenses>
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<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
<ns0:BillSection id="id_B0F9E6A8-C429-4E3A-8A9E-9DF053AC3DFC">
<ns0:Num>SECTION 1.</ns0:Num>
<ns0:Content>
<html:p>The Legislature finds and declares all of the following:</html:p>
<html:p>
(a)
<html:span class="EnSpace"/>
Any project that is included in the Midway Rising Specific Plan in the City of San Diego constitutes housing and related public facilities of statewide importance, that environmental review has already been adequately completed through the city’s Subsequent Environmental Impact Report No. PRJ-1106734 (SCH No. 2023120451) for the Midway Rising Specific Plan, and that further
review would not materially contribute to disclosure or mitigation of environmental effects.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
California continues to confront a persistent and statewide housing shortage and affordability crisis, requiring large-scale, mixed-income, infill projects near transit to add homes at all income levels and reduce displacement pressures.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
The “Midway Rising” redevelopment of the “sports arena” site, owned by the City of San Diego, in the Midway-Pacific Highway community of the city will transform approximately 49 acres of underutilized land into a complete, walkable neighborhood containing not only those much needed homes, but parks, mobility improvements, neighborhood-serving retail, and a modern entertainment venue that will serve and provide economic benefits to the entire region.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
The Midway Rising Specific Plan
authorizes approximately 4,254 new homes, of which 2,000 are deed-restricted affordable homes at or below 80 percent of area median income, together with up to 130,000 square feet of commercial uses, approximately 14.5 acres of public parks and open space, and a new 16,000-seat multipurpose entertainment center. This scale makes Midway Rising one of the largest mixed-income housing communities on the west coast and the single largest affordable housing development in California’s history.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
The project provides more affordable housing than is required by law. Whereas the City of San Diego’s inclusionary requirements would require 425 affordable homes, and due to the use of the Surplus Land Act (Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5 of the Government Code), the city would require 1,062 affordable homes, the city and the developer have created a plan to construct 2,000 affordable homes. This
represents a 47-percent affordable share, with all the units to build on-site.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
The site is uniquely sited and centrally located within the City of San Diego with ready access to job centers and other recreation areas. The project will deliver significant sustainability and climate benefits by concentrating growth in a transit priority area, implementing a multimodal street grid with new bicycle, pedestrian, and transit facilities, and constructing onsite and offsite infrastructure upgrades, including water, sewer, stormwater, and drainage systems, to modern standards. The specific plan aligns with the city’s general plan, climate action plan, and the regional plan of the San Diego Association of Governments.
</html:p>
<html:p>
(g)
<html:span class="EnSpace"/>
As an infill redevelopment of a long-standing public facility and surrounding surface parking lots, Midway Rising is a vehicle miles traveled-efficient project,
especially compared to otherwise new green field development, supports mode shift to transit, walking, and biking, and incorporates stormwater quality and low-impact development features.
</html:p>
<html:p>
(h)
<html:span class="EnSpace"/>
The project repurposes an aging area that cannot serve current needs, replacing it with a value-generating community asset, and trades 49 acres mostly made up of a black asphalt surface parking area for a project that embraces sustainable principles. It will contain a mixed-use district anchored by a state-of-the-art 16,000-seat entertainment center and a multiacre central urban park, expanding public access to open space and cultural amenities for City of San Diego residents and visitors.
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
Midway Rising is projected to generate substantial near-term construction employment and long-term economic benefits, including an estimated $285,000,000 in direct annual economic impact upon full
operation, approximately 21,900 temporary construction jobs over the buildout, 3,100 permanent onsite jobs with average wages above the current retail mix, and increased local tax revenues, including approximately $1,400,000 per year to the city and $3,900,000 per year to the county.
</html:p>
<html:p>
(j)
<html:span class="EnSpace"/>
The City of San Diego selected the Midway Rising team in accordance with the Surplus Land Act (Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5 of the Government Code) and conducted a competitive process and extensive due diligence to ensure the highest public benefits from redevelopment of city-owned land.
</html:p>
<html:p>
(k)
<html:span class="EnSpace"/>
The Midway Rising Specific Plan and associated actions, including community plan and general plan amendments, rezoning to residential mixed use, and a development agreement, and a subsequent environmental impact report with a mitigation monitoring
and reporting program, shall implement the project in phases while addressing environmental impacts as analyzed in a subsequent environmental impact report with a mitigation monitoring and reporting program.
</html:p>
<html:p>
(l)
<html:span class="EnSpace"/>
The project includes substantial investments in public infrastructure and mobility, including extensions and upgrades to roadways, bicycle and pedestrian facilities, and transit and complete street elements that improve safety and access for all users.
</html:p>
<html:p>
(m)
<html:span class="EnSpace"/>
The addition of 2,000 income-restricted affordable homes, integrated with market-rate housing in a moderate resource area, advances state fair-housing goals, supports affirmatively furthering fair housing, and helps meet regional housing needs.
</html:p>
<html:p>
(n)
<html:span class="EnSpace"/>
By delivering thousands of new homes in proximity to major employment centers, educational institutions, and
the regional transit network, Midway Rising will help reduce household transportation costs, increase housing options for working families and seniors, and support statewide climate, housing, and equity goals.
</html:p>
<html:p>
(o)
<html:span class="EnSpace"/>
Therefore, it is the intent of the Legislature to recognize the statewide significance of the Midway Rising project in the City of San Diego to support its timely delivery of affordable and market-rate homes, public parks, multimodal infrastructure, and economic development benefits, and to encourage similar high-impact, climate-aligned infill housing projects on underutilized public lands across California.
</html:p>
</ns0:Content>
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<ns0:BillSection id="id_8F8DA985-6292-457B-BC14-FB60E9985CC3">
<ns0:Num>SEC. 2.</ns0:Num>
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Section 21080.75 is added to the
<ns0:DocName>Public Resources Code</ns0:DocName>
, to read:
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<ns0:LawSection id="id_1CEE5A3A-A2D4-492A-8F9D-DA7403AAC2DD">
<ns0:Num>21080.75.</ns0:Num>
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<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
This division does not apply to a project described in this section that is part of the Midway Rising Specific Plan, including any activity or approval necessary for, or incidental to, development, planning, design, subdivision, financing, leasing, construction, operation, or maintenance, provided that the activity is carried out in substantial conformance with the Midway Rising Specific Plan and meets, or is consistent with, all of the following:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
The project will create at least 4,250 new residential units, of which no less than 2,000 units will be affordable units.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The project will include commercial uses, a multipurpose entertainment venue, and open public
spaces.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
The City of San Diego has completed and certified the Subsequent Environmental Impact Report No. PRJ-1106734 (SCH No. 2023120451) for the Midway Rising Specific Plan.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
The project shall meet all of the following sustainability requirements:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
Provide for development with a transit priority area to reduce greenhouse gas emissions.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
Accommodate the planned Metropolitan Transit System bus routes by providing two local bus stops and one rapid route bus stop.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
Use 100-percent renewable power for all developments from onsite renewable sources, including solar, and when power from renewable sources is unavailable, power that is sourced from San Diego Community Power.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
Install rooftop solar on all residential buildings.
</html:p>
<html:p>
(E)
<html:span class="EnSpace"/>
Incorporate green building features that include rainwater capture.
</html:p>
<html:p>
(F)
<html:span class="EnSpace"/>
Provide waste diversion plans showing how the entertainment venue, described in paragraph (2), will reduce single-use plastic and styrofoam and increase recycling, compost collection, and adequate waste disposal consistent with standards established in City of San Diego ordinances at the time of permitting.
</html:p>
<html:p>
(G)
<html:span class="EnSpace"/>
Include Wi-Fi access to support telecommuting and equitable access to information in all public areas.
</html:p>
<html:p>
(H)
<html:span class="EnSpace"/>
Allow for community gardens with potential food production and recovery within public space areas.
</html:p>
<html:p>
(I)
<html:span class="EnSpace"/>
Incorporate electric vehicle charging spaces.
</html:p>
<html:p>
(J)
<html:span class="EnSpace"/>
Incorporate native and drought-tolerant plants.
</html:p>
<html:p>
(K)
<html:span class="EnSpace"/>
Provide a minimum of two trees per 5,000 square feet of lot area, with a minimum of one tree per lot.
</html:p>
<html:p>
(L)
<html:span class="EnSpace"/>
Design buildings to be all-electric except for emergency generators and commercial kitchen equipment at eating and drinking establishments.
</html:p>
<html:p>
(M)
<html:span class="EnSpace"/>
Use light-emitting diode lighting for all exterior lighting.
</html:p>
<html:p>
(5)
<html:span class="EnSpace"/>
The project creates high-wage, highly skilled jobs that pay prevailing wages and living wages, employs a skilled and trained workforce, provides construction jobs and permanent jobs for Californians, and helps to
reduce unemployment. It is the intent of the Legislature to provide additional authority allowing for the use of project labor agreements to fulfill the requirements of this paragraph.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
This section does not restrict the City of San Diego’s exercise of police powers to regulate land use or establish more protective local standards outside the scope of this section.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
For purposes of this section, the following definitions apply:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
“Jobs that pay prevailing wages” means that construction workers employed in the execution of the project will receive at least the general prevailing rate of per diem wages for the type of work and geographic area, as determined by the Director of Industrial Relations pursuant to Sections 1773 and 1773.9 of the Labor Code.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
“Project labor agreement” means the same as defined in Section 2500 of the Public Contract Code.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
“Skilled and trained workforce” means the same as defined in Section 2601 of the Public Contract Code.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
The provisions of this section are severable. If any provision of this act or its application is held invalid, that invalidity shall not affect other provisions or applications that can be given effect without the invalid provision or application.
</html:p>
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<ns0:BillSection id="id_2BB11FC1-287B-4CB6-A6D1-DDD8970D7F45">
<ns0:Num>SEC. 3.</ns0:Num>
<ns0:Content>
<html:p>The Legislature finds and declares that a special statute is necessary and that a general statute cannot be made applicable within the meaning of Section 16 of Article IV of the California Constitution because of the unique construction of housing projects in the City of San Diego.</html:p>
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<ns0:Num>SEC. 4.</ns0:Num>
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<html:p>
No reimbursement is required by this act pursuant to Section 6 of Article XIII
<html:span class="ThinSpace"/>
B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act, within the meaning of Section 17556 of the Government Code.
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