The new California law could redefine what’s possible for your next project, especially if it’s near public transit.
It’s more than a mere zoning act; it’s a shift in how and where cities grow. Whether you’re a developer, planner, or designer, understanding SB 79 now could mean the difference between playing catch-up later or leading the way.
What Is SB-79?
SB-79 refers to California Senate Bill 79, which is also known as the Abundant and Affordable Homes Near Transit Act.
The act changes California’s land-use and zoning rules, making it easier to build multi-family housing near qualifying public transit stops. To allow that, it overrides some local zoning restrictions in the area, and it includes some requirements about affordable housing and demolition restrictions.
The act should make a huge difference in counties with existing transit infrastructure, such as Santa Clara, San Diego, Los Angeles, etc.
Where & When Was SB-79 Introduced?
SB-79 was introduced into the California State Senate on the 15th of January, 2025, at the California Legislature in Sacramento. It was initiated by Senator Scott Wiener, and Governor Gavin Newsom signed it into law on the 10th of October of the same year.
This year marks the third time Scott Wiener has tried to enforce this act, having tried and failed in 2018 and then again in 2020.
Before getting signed into law, the act went through legal processes, including Local Government and Housing, and then it was signed as Chapter 502, Statutes of 2025. It should become effective on July 1, 2026, inside city limits.
What Is The Purpose of SB-79?
SB-79 is meant to address plenty of problems in California, all of which are interlinked one way or another. Here are the main goals of the newly introduced act:
Lowering Housing Barriers
You’re probably not a stranger to the fact that housing in big metro areas is incredibly expensive. There are a lot of reasons behind that, but the high rates are mostly due to restrictive zoning, like single-family zoning and long permit delays.
The act aims at lowering these barriers so that more housing can be built to accommodate more people. When the supply increases, the rates should decline.
Reducing Carbon Footprint
Building housing near transit makes the residents less dependent on their cars. Since they’re closer to public transit, it’s the easier option for them. That means less congestion, air pollution, and greenhouse gas emissions.
The more people living close to transit, the less gases are emitted, which is one of the act’s goals.
More Efficient Urban Planning
The SB-79 act wants people to build housing where infrastructure, including transit and roads, already exists, which makes perfect sense.
If the cities keep stretching outward, they’ll end up clogging freeways and forcing people into longer commutes. SB-79 aims to stop that outward sprawl, instead allowing more people to live near transit, which is already high-capacity and ready to accommodate more people.
The logic is simple: if the train is already running, it should be full of people rather than speeding past miles of single-family zoning.
Promoting Equity
Neighborhoods near transit often have better access to jobs and services. At the same time, they’re pretty expensive, so they’re not viable for people who are lower- or moderate-income.
The SB-79 act allows more housing to be built in these areas, which should help lower the prices, allowing more people to live in transit areas.
There are also tenant protections in place to prevent displacement.
Key Provisions of SB-79
SB-79 promises to make it easier to build more homes near transit in California. That way, people can rely more on public transport, which has plenty of benefits in the long run.
Here are some of SB-79’s key provisions:
- Upzoning near transit stops
SB 79 states that areas close to major transit stations or rapid-bus lines should be rezoned to allow multi-family housing and higher density.
The allowed height and density of the building vary depending on how close it is to the stop. There are a lot of variables according to the type of transit, but closer buildings are mostly allowed more height and density.
- Tiered Standards
The act has two tiers to determine the height-density rules. Tier 1 transit stops include heavy rail or commuter lines with many trains. Meanwhile, tier 2 includes light rail, frequent bus rapid transit, etc.
The more frequent the transit, the more height and density are allowed.
For example, houses closer to a tier 1 station may be allowed up to a 75-feet high and a higher number of units per acre.
- Affordable Housing and Tenant Protection Requirements
The SB-79 act states that new developments must include some affordable units to suit people with various income levels. On top of that, it enforces tenant protection in case a project were to demolish rent-controlled units.
According to the act, the tenants should have their moving costs covered, gain the right to return, and pay subsidized rent while the new building is being constructed.
- Easier Permitting
The new act makes it easier to pair eligible projects with other existing state laws, making permitting easier.
However, it’s important to note that the act by itself doesn’t automatically exempt the projects from complying with other laws. All housing projects should still undergo environmental review and comply with interplaying laws.
- Limits and Exclusions
SB-79 doesn’t apply everywhere within city limits. There are some areas where it doesn’t apply, and areas with more restrictions:
- High fire-severity zones
- Areas vulnerable to a 1-foot or more sea level rise
- Local historic sites
Who Is Affected by SB-79?
SB-70 affects plenty of people, from low-income citizens looking for housing to stakeholders. While a lot of people will benefit from it, others may face some challenges.
People Benefiting From SB-79
- People seeking housing in transit-rich urban areas for shorter commutes and lower rents.
- Transit agencies will naturally benefit from the increase in ridership, yielding more revenue.
- Developers willing to build multi-family housing with affordable units will now have the ability to build higher. They’ll also get faster approvals and permits if they play by SB-79 and the related law.
People Facing Challenges
- Existing residents may be worried about changes in their neighborhoods, like those living in single-family neighborhoods. They may be worried about the potential loss of views.
- Tenants in rent-controlled units are still worried about the act, even with protections in place. Displacement is never easy, even if the costs are covered and it’s only temporary. Some tenants are also worried about whether their right to return will be upheld and whether they’ll get real compensation.
How SB-79 Impacts Future Projects
SB-79 might be on to something, or it might hit bumps. There’s no way to know until it’s actually in effect, but knowing what we know, we can predict some changes that the act will apply to future projects:
- We may see more compact, transit-oriented neighborhoods rather than sprawling outside of the city.
- Housing costs will slowly come down because of increased supply, so future projects should take that into consideration during the pricing phase. There should be new market prices taking place at lower rates than the current ones.
- The act will result in more efficient land use, lower emissions, and fewer vehicle miles traveled. That opens doors for more eco-friendly projects to start developing in these areas.
Benefits & Challenges of SB-79 for Local Projects
Though SB-79 is highly beneficial for residents, it may not bear the same benefits for local developers or for the government. Here are both the benefits and challenges of the act for future local projects:
Benefits for Local Projects
SB 79 will allow for faster permits for developers and taller buildings for residents. It also has some benefits for transit agencies:
Faster Permitting
Legal procedures for construction are no joke, and permits often take a long time, which delays launching dates. Thanks to the new act, projects in transit-adjacent areas will get some degree of permit streamlining, allowing for faster construction.
Not only that, but some projects may also be able to get relieved from certain environmental reviews under the California Environmental Quality Act. Projects that are on transit-agency land are more likely to get these privileges.
Taller Buildings, More Units
Depending on proximity to transit, buildings can now be taller, up to 7 stories or more. This means that areas that were only zoned for single-family homes can be eligible for multi-family projects, which translates to taller buildings and more units.
Transit Agencies as Developers
Since transit agencies can use their own land under the SB 79 act, we may see them taking on more housing development projects or partnering with private developers for construction.
Challenges for Local Projects
Even though SB 79 opens doors and offers opportunities, there may be some implementation challenges:
- Infrastructure capacity issues: more people mean more demand on all services and utilities, including water, roads, schools, power, etc. Local governments will have to plan upgrades and fund them to accommodate the rise in population in these areas.
- Design constraints: It’s true that SB 79 allows higher density, but there’s nothing to say that neighbors won’t resist change. Design standards still matter, so projects that look too big or out of place might be challenged.
- Affordable housing and profit: With the SB 79, there are affordable unit requirements, so there’s the concern about how many genuinely affordable homes will be built. Besides, there’s the issue of whether developers can make them profitable under the existing requirements.
- Delays in rezoning and mapping: for the act to be in effect, local jurisdictions need to map the zones and create alternative plans. If this process is delayed, SB 79 may take longer time to be implemented.
- Exceptions: Some zones are excluded or phased from SB 79, like places with high fire risk. That means the full effect of the act will come unevenly across the state.
How to Prepare for SB-79 Compliance
SB 79 isn’t just another zoning update; it’s a full recalibration of how the city will grow around transit. For developers and planners, it’s time to prepare for the act and get ahead of the curve. The projects that are prepared early will move fastest once the law takes effect.
Review your site and project for eligibility
The first thing to do is to do a reality check on your land. You should map it carefully using updated state data to figure out whether it’s within a half mile of a transit stop.
You should also review what’s already on the property. If there are rent-controlled units, there will be tenant protection requirements and possibly replacement housing. To keep your budget on track, cover all these details upfront.
Early planning and design modifications
To gain leverage and stand out to both regulators and communities, consider some design modifications to make your project more accessible. For example, you can plan on integrating pedestrian access, bike infrastructure, or reduced parking ratios.
On top of that, consider energy-efficient design. Local jurisdictions are likely to align these priorities with the new law.
Engage local agencies and participate in updating zoning / General Plans
Cities will be updating their zoning maps and General Plans to align with SB 79, so this is your chance to show your input. Try to show up at planning workshops and public hearings, offering data and visuals that demonstrate how your project can meet community goals.
Partner with experts
SB 79 intersects with housing law, environmental review, and transportation planning. That’s why collaboration matters. You should work with urban planners and land-use attorneys who understand how these threads connect.
How Pattern Planning Can Help
Navigating SB‑79 doesn’t have to be overwhelming. Pattern planning & Development brings decades of experience guiding developers, designers, and planners through California’s complex land-use and permitting landscape. We can help you assess whether your site qualifies for SB‑79 provisions and identify opportunities for higher-density development, while streamlining permitting through our strong relationships with local agencies. With Pattern Planning, your SB‑79 project can move from concept to reality efficiently, confidently, and successfully.
FAQs
Does SB-79 override local zoning?
Yes, in certain areas. Local governments must allow the densities and heights specified by the act, even if their existing zoning is more restrictive.
What counts as a “qualifying transit stop”?
A qualifying transit stop is any high-capacity or high-frequency transit location, such as rail or subway stations, and bus lines with frequent service.
Do all projects near transit automatically qualify for streamlined approvals?
Not necessarily. The project must meet all the eligibility criteria first, including tenant protection and environmental standards.