San Diego Reconsiders Streetcar Neighborhoods for Housing Solutions

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  House and Home on Mon, Mar 23rd, 2026 by Times of San Diego
      Locale: UNITED STATES

A Look Back: The Rise and Fall of Mixed-Use Neighborhoods

During the late 19th and early 20th centuries, streetcars were the primary mode of transportation for many San Diegans. This spurred the development of 'streetcar suburbs' - walkable, mixed-use neighborhoods centered around the streetcar lines. These neighborhoods weren't designed for car dependency; instead, they fostered a sense of community and allowed residents to live, work, and play within a relatively small radius. Zoning regulations at the time permitted a diverse range of housing types, including apartments, bungalows, duplexes, and townhouses, accommodating a variety of income levels.

Meredith Doig, a principal at Design Arc and co-author of the study, emphasizes that the density of these streetcar neighborhoods wasn't about building massive high-rises. "It was about creating a balance," she explains. "A density that allowed for a more diverse range of housing options, enabling people of different income levels to live near each other, and ensuring access to jobs, amenities, and transportation." This mixed-income approach not only promoted social equity but also created economically resilient communities.

However, following World War II, a dramatic shift in urban planning philosophy took hold. The rise of the automobile, coupled with federal policies favoring single-family homeownership, led to the widespread adoption of single-family zoning. This effectively outlawed multi-family housing in many areas, pushing density outward and contributing to suburban sprawl. The legacy of this shift is readily apparent today: vast stretches of single-family homes, long commutes, and a dwindling supply of affordable housing.

Reclaiming the Past: Implementing Streetcar-Era Principles Today

The Design Arc study doesn't advocate for a return to the streetcar system itself. Instead, it proposes a re-evaluation of the zoning and development patterns that were prevalent during that era. This could involve:

• Eliminating or significantly reducing single-family zoning: Allowing for the construction of duplexes, triplexes, and small apartment buildings in areas currently zoned exclusively for single-family homes.
• Promoting mixed-use development: Encouraging the integration of residential and commercial spaces, creating walkable neighborhoods with access to local businesses.
• Increasing density near transit corridors: Focusing higher-density development around existing and planned transit lines, reducing reliance on cars.
• Incentivizing the development of 'missing middle' housing: Supporting the construction of housing types that fall between single-family homes and large apartment complexes, such as townhouses and courtyard apartments.

The Planning Commission's initial response to the study has been encouraging, with members expressing a willingness to explore these recommendations. However, significant challenges remain. One of the biggest hurdles is likely to be overcoming resistance from existing residents who may be concerned about changes to neighborhood character and increased density. Addressing these concerns will require open communication, community engagement, and a commitment to preserving the unique qualities of each neighborhood while also promoting housing affordability.

Beyond Zoning: Complementary Strategies

While revising zoning regulations is a critical step, it's not a silver bullet. To truly address San Diego's housing crisis, a comprehensive approach is needed. This could include:

• Investing in public transportation: Expanding the public transit network to provide more convenient and affordable transportation options.
• Streamlining the permitting process: Reducing bureaucratic delays and making it easier for developers to build new housing.
• Providing financial incentives for affordable housing development: Offering tax breaks, subsidies, and other incentives to encourage the construction of affordable units.
• Exploring innovative housing models: Considering alternative housing options, such as co-living and micro-units.

San Diego's housing crisis is a complex problem with no easy solutions. However, by looking to the past - specifically, the successful urban planning principles of the streetcar era - the city can unlock valuable lessons and create a more affordable, sustainable, and equitable future for all its residents. The challenge now lies in translating these lessons into concrete policies and overcoming the obstacles that stand in the way of progress.