MEETING DATE:
July 28, 2026
SUBJECT:
Title
ORDINANCE NO. 2026-1581 - SECOND READING OF ORDINANCE IMPLEMENTING SENATE BILL 79 (SB 79) FOR TRANSIT-ORIENTED DEVELOPMENT STANDARDS, SITE EXEMPTIONS, PHASED IMPLEMENTATION AREAS, AND ZONING MAP AMENDMENTS
Body
Recommendation
Recommendation
ADOPT (Second Reading) of Ordinance No. 2026-1581 (Text Amendment TA 26-0001) adding Chapter 20.280 to the San Marcos Municipal Code to adopt and implement SB79.
Body
Board or Commission Action
On June 15, 2026, the Planning Commission met and considered the proposed ordinance. The Commission voted 7-0 recommending approval and adoption of the proposed Text Amendment to the City Council. The Planning Commission Draft Meeting Minutes are provided as Attachment F.
Executive Summary
Second Reading of Ordinance No. 2026-1581, an ordinance of the City Council of the City of San Marcos, California, implementing Senate Bill 79 (SB 79) for transit-oriented development standards, site exemptions, phased implementation areas, and zoning map amendments.
Environmental Review
The proposed ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to Government Code Section 65912.160(c), which provides that an ordinance adopted by a local jurisdiction to implement Senate Bill 79, including ordinances identifying exempt or excluded sites and establishing objective development standards and administrative procedures, is not a project for purposes of CEQA.
The proposed ordinance implements Government Code Chapter 4.1.5 (commencing with Section 65912.155) by identifying exempt and excluded sites, establishing objective development standards, adopting administrative procedures, and otherwise providing for local implementation of SB 79 within the City of San Marcos. The ordinance does not approve any specific development project, authorize any site-specific physical change to the environment, or commit the City to any particular future development proposal.
Accordingly, the proposed ordinance is exempt from CEQA pursuant to Government Code Section 65912.160(c). In addition, the ordinance is exempt pursuant to CEQA Guidelines Section 15061(b)(3), the Commonsense Exemption, because it can be seen with certainty that there is no possibility that adoption of the ordinance may have a significant effect on the environment.
Fiscal Impact
The proposed ordinance is not anticipated to have a direct fiscal impact on the City's General Fund. The ordinance implements the requirements of Senate Bill 79 by establishing local procedures, objective development standards, exemptions, and phased implementation measures authorized by state law. Any future fiscal impacts associated with development occurring under SB 79 will depend on the number, location, timing, and scale of individual projects, all of which are currently unknown. Future development would continue to be subject to applicable development impact fees, permit fees, and other fees authorized by law, and individual projects would be evaluated for compliance with applicable infrastructure, public facility, and service requirements through the City's established development review processes.
Implementation of SB 79 is expected to require additional staff resources to administer the requirements of state law during the review and processing of qualifying development applications. In addition, the City will incur direct costs associated with evaluating TOD zone densities during the General Plan update process, Housing Element update, or in the development of TOD Alternative Plans.
Attachment(s):
• Ordinance 2026-1581 (TA26-0001), a non-urgency ordinance, adding Chapter 20.280 to the San Marcos Municipal Code to adopt and implement SB79, including site exemptions, phased implementation areas, and zoning map amendments.
A. Transit-Oriented Development Stops and Zones, Exempted Areas, and Excluded Sites
B. One-Mile Walking Path Methodology Memorandum dated June 12, 2026
C. San Marcos Municipal Code (SMMC) Chapter 20.280: Transit-Oriented Development
Submitted by: Micki Olinger Chavez, Deputy City Clerk
Reviewed by: Phil Scollick, City Clerk
Approved by: Michelle Bender, City Manager