A proposed mixed-use redevelopment of 48-49 acres of city-owned land in San Diego's Midway District, centered on the site of Pechanga Arena. The Midway Rising development team — led by Zephyr Partners, with LA Rams owner Stan Kroenke as primary funder — was selected by the City of San Diego in September 2022. The plan calls for 4,254 apartments, a new modern arena, 14 acres of public parks, and retail. A critical requirement: the ability to build above San Diego's 30-foot coastal height limit, established by Measure D in 1972 to protect coastal views. In November 2020, San Diego voters approved Measure E (57% yes) to remove the height limit from the Midway District. Environmental nonprofit Save Our Access challenged this under CEQA; courts struck it down. In November 2022, voters approved Measure C (51% yes) using a revised EIR. Save Our Access sued again. California's Fourth District Court of Appeal struck it down in October 2025, finding the EIR inadequately analyzed impacts including "Peregrine falcons' ability to nest," air flow, and construction noise. The California Supreme Court declined review December 30, 2025. The 30-foot height limit was restored. As of May 2026, the Midway Rising team is pursuing a density bonus law workaround validated by HCD, and State Senator Akilah Weber Pierson has introduced SB-958 for a project-specific CEQA exemption. On Sept. 29, 2026 Gov. Gavin Newsom signed SB 344 and SB 958, which change how CEQA applies to the project; SB 344, by Sen. Akilah Weber Pierson with Sen. Steve Padilla and Assemblymember Chris Ward, says approved environmental impact reports for Midway Rising "can be relied on for compliance with CEQA." The city then scheduled a special meeting of the City Council's Land Use and Housing Committee for Oct. 16, 2026 on a Disposition and Development Agreement for at least 2,000 affordable units (including at least 200 permanent supportive housing units, at an average of no more than 60 percent of area median income), 2,254 market-rate units, a 16,000-seat arena and 8.2 acres of parks, at an estimated construction cost of about $4.2 billion. Staff asked the council to approve the agreement and certify the project's Subsequent EIR. The Independent Budget Analyst called the deal "a fair and reasonable transaction for the City," and KPBS reported that the full council is expected to vote in November; the city's exclusive negotiation agreement with the team expires Dec. 4, 2026. Save Our Access says it will keep looking for ways to push back.
California Court of Appeal (Fourth District, Division One)
| Date | Event | What the record shows |
|---|---|---|
| November 7, 1972 | 30-Foot Height Limit Passed (Measure D, 1972) | San Diego voters approve Measure D — the "Coastal Height Initiative" — by a 64% supermajority, limiting buildings west of I-5 to 30 feet to protect coastal views in Pacific Beach and Ocean Beach. The Midway District, an inland industrial area adjacent to but not on the coast, falls within the restriction's geographic scope because it is west of I-5. This vote — passed to protect ocean views in residential beach communities — will block housing development in an inland warehouse district for more than 50 years. OB Rag: https://obrag.org/2025/11/a-history-of-the-fight-for-san-diegos-30-foot-coastal-height-limit/ |
| January 1, 2018 | Midway-Pacific Highway Community Plan Updated — 10,000 Homes Envisioned | The City of San Diego approves the updated Midway-Pacific Highway Community Plan, calling for major redevelopment of the Midway District and approximately 10,000 new homes. Most of the envisioned housing is not feasible under a 30-foot maximum building height. Voice of San Diego: https://voiceofsandiego.org/2025/11/05/midways-ambitious-redevelopment-plan-is-now-a-massive-test-of-what-state-housing-laws-allow/ |
| November 3, 2020 | Voters Approve Measure E — Remove Height Limit (57% YES) | San Diego voters approve Measure E, removing the 30-foot height limit from the Midway-Pacific Highway Community Plan area by approximately 57% in favor. Save Our Access immediately begins preparing a legal challenge. OB Rag: https://obrag.org/2025/11/a-history-of-the-fight-for-san-diegos-30-foot-coastal-height-limit/ |
| January 1, 2021 | Save Our Access Sues — First Court Win: Measure E Struck Down | Save Our Access files a CEQA challenge to Measure E. A San Diego Superior Court rules in favor of Save Our Access, finding the city failed to comply with CEQA. Measure E is invalidated and the height limit is restored. The City of San Diego begins preparing a supplemental EIR to bring a revised measure back to voters. OB Rag: https://obrag.org/2025/11/a-history-of-the-fight-for-san-diegos-30-foot-coastal-height-limit/ |
| September 13, 2022 | City Council Selects Midway Rising Team | After a competitive RFP process, the San Diego City Council votes unanimously to select the Midway Rising team — led by Zephyr Partners, with Stan Kroenke as primary funder — to redevelop the 48-acre Sports Arena site. Midway Rising's proposal includes 4,254 apartments (~2,000 affordable), a new modern arena, 14 acres of parks, and retail. The project offers the highest affordable housing commitment in the city's history for a private development. SD Regional Chamber: https://sdchamber.org/2025/10/midwayrising/ |
| November 8, 2022 | Voters Approve Measure C — Remove Height Limit Again (51% YES) | Using a revised Supplemental EIR designed to address the deficiencies found in 2021, San Diego puts the height limit removal before voters again as Measure C. Voters approve it 51% YES. Save Our Access files another CEQA lawsuit the same day. CBS 8 San Diego: https://www.cbs8.com/article/news/politics/elections/san-diego-measure-c-election-results-remove-midway-height-limit-nov-2022/509-a90890a7-9749-4dc4-8b5d-66674401fc51 |
| October 17, 2025 | Court of Appeal Strikes Down Measure C — Height Limit Restored Again | California's Fourth District Court of Appeal rules that Measure C also violated CEQA, finding the Supplemental EIR inadequate for failure to analyze the full range of environmental impacts of taller buildings — including effects on "air flow, construction noise and Peregrine falcons' ability to nest." The court directs reinstatement of the 30-foot height limit. Midway Rising developers claim density bonus law will allow them to proceed regardless. OB Rag: https://obrag.org/2025/11/a-history-of-the-fight-for-san-diegos-30-foot-coastal-height-limit/ |
| November 18, 2025 | City Council Votes to Seek California Supreme Court Review | In a 6-2 vote, the San Diego City Council authorizes a petition to the California Supreme Court to review the Fourth District's ruling striking down Measure C. OB Rag: https://obrag.org/2025/11/san-diego-to-appeal-to-californias-supreme-court-in-fight-against-ruling-on-midway-district-height-limit/ |
| December 30, 2025 | California Supreme Court Declines Review — Height Limit Definitively Restored | The Supreme Court of California formally denies the City of San Diego's petition for review. The Fourth District's ruling stands. The 30-foot height limit is restored in the Midway District. John McNab (Save Our Access): "I consider the end of round one." The broader Midway District housing program — 10,000 homes in the community plan — is effectively blocked for all projects that cannot invoke density bonus law. NBC 7 San Diego: https://www.nbcsandiego.com/news/local/court-restores-midway-district-30-foot-height-limit/3956962/ |
| March 26, 2026 | SB-958 Introduced — Project-Specific CEQA Exemption for Midway Rising | California State Senator Akilah Weber Pierson introduces SB-958, which would exempt the Midway Rising project specifically from CEQA requirements — similar to the law passed for SoFi Stadium in Inglewood. Save Our Access has pledged to challenge any attempt to proceed, whether through density bonus law or legislation. OB Rag: https://obrag.org/2026/03/bill-introduced-in-state-senate-to-exempt-midway-rising-project-from-ceqa-review/ |
| May 2, 2026 | HCD Validates Density Bonus Law Path — Project May Proceed | The California Department of Housing and Community Development sends a letter to the City of San Diego confirming that density bonus law overrides the local 30-foot height limit — voter-approved or not — and that Midway Rising can legally build above 30 feet under this framework. Voice of San Diego: "State Validates Midway Rising Theory." Save Our Access has pledged to challenge this route in court. As of May 28, 2026, the project's path remains contested but potentially viable. No groundbreaking date has been announced. Voice of San Diego: https://voiceofsandiego.org/2026/05/02/politics-report-state-validates-midway-rising-theory/ |
| September 29, 2026 | Newsom Signs Midway Rising CEQA Bills | Gov. Gavin Newsom signs SB 344 and SB 958, which change how CEQA applies to Midway Rising. SB 344 says approved environmental impact reports for the project "can be relied on for compliance with CEQA." KPBS: https://www.kpbs.org/news/politics/2026/10/01/new-state-laws-push-midway-rising-closer-to-breaking-ground |
| October 12, 2026 | Budget Analyst Calls Deal Fair and Reasonable | IBA Report No. 26-24 says the proposed agreement "represents a fair and reasonable transaction for the City" and estimates $884 million to $1.23 billion in ticket fees and rent over about 105 years. City of San Diego IBA: https://www.sandiego.gov/sites/default/files/2026-10/_iba-report.pdf |
| October 16, 2026 | Development Agreement Goes to Council Committee | The city schedules a special Land Use and Housing Committee meeting on the Disposition and Development Agreement, with the full council to follow. Staff asks the council to approve the agreement and certify the project's Subsequent EIR. City of San Diego: https://www.sandiego.gov/economic-development/real-estate/midway-rising |
Rating 3 of 5. Multiple sources, including at least one primary record. Corrections: https://whokilledthebuilding.com/corrections.