Stakeholders and property owners in LA and its surrounding cities have been holding their breath since SB 79 was introduced in January, 2025 and then signed into law in October of the same year.
Since this Senate Bill aims to change California’s housing laws in the zones around public transit stops, every city, municipality, or county subject to this new law has responded differently.
In this guide, we bring you the latest updates by answering this question: Which LA-area cities have adopted SB 79 implementing ordinances?
If you’re an LA-based developer or planner, staying informed on these constantly changing laws keeps you ahead of the curve and prepares you for future projects.
What Is SB 79?
Also known as the “Abundant and Affordable Homes Near Transit Act,” California Senate Bill 79 was signed into law by Gov. Gavin Newsom in October 2025.
SB 79 unlocks and streamlines the development of multi-family housing around public transit stops in LA’s urban counties.
By removing certain local zoning restrictions, SB 79 overrides height and density standards to address California’s growing demand for housing near high-traffic transit stations.
What Does SB 79 Allow?
SB 79 permits developers of parcels that exist near major public transit stops and lines to construct housing units that allow for higher density. These homes can be four to nine stories tall.
However, the new height and density limits will vary according to each parcel’s proximity to high-frequency transit zones. Whether they’re transit-adjacent or within a quarter- or half-mile radius, SB 79 requirements will be applied differently.
Here’s a table that briefly explains SB 79’s mandated heights, densities, and floor area ratios for Tier 1 and Tier 2 transit-oriented development (TOD) stops.
| TOD Stop Tier | Distance to a TOD Stop | Height Limit | Density Limit (du/ac) | Residential Floor Area Ratio Limit |
| Tier 1 | One-quarter mile | 75 feet | 120 | 3.5 |
| Tier 1 | One-quarter to half a mile in a city with a population of 35,000 or more | 65 feet | 100 | 3.0 |
| Tier 2 | One-quarter mile | 65 feet | 100 | 3.0 |
| Tier 2 | One-quarter to half a mile in a city with a population of 35,000 or more | 55 feet | 80 | 2.5 |
More importantly, subsidized affordable homes must make up 7%–13% of each project developed under SB 79. The goal is to help Californians lower their living and transportation expenses.
For reference, the median California home now costs close to $1 million, which requires a yearly income of $235,000. Unfortunately, average LA families earn around $96,000 per year.
Since homes near public transportation are more expensive, people tend to live far away and commute to central parts of cities where work, recreational events, and high-demand facilities are. This means higher transit costs, too.
The Abundant and Affordable Homes Near Transit Act aims to break this cycle.
What Is an SB 79 Implementing Ordinance?
Despite having many benefits, SB 79 has faced opposition from LA Mayor Karen Bass, the Los Angeles City Council, and dozens of other local governments.
Their concerns were varied, from wanting to preserve the low-rise, low-density appeal of transit zones to loss of local control, infrastructure-related issues, and displacement worries.
Thankfully, SB 79 allows for a degree of flexibility, letting cities adopt implementing ordinances that match some local zoning laws up to the new upzoning standards.
As a result, some parcels may be temporarily or permanently exempt from SB 79’s requirements.
In another, separate aspect, SB 79 enables cities to follow a TOD alternative plan that allows for some adjustment of new density and height specifications. Hybrid approaches have been allowed, too, to reach a middle ground that benefits all parties involved.
Exclusion Ordinances
Site-specific ordinances offer temporary or permanent SB 79 exclusions, giving the cities surrounding Los Angeles some leeway:
Temporary Site-specific Exclusions
SB 79’s ordinances enable cities to temporarily exclude certain areas from implementation for up to one year after the next (7th) Housing Element cycle begins. The criteria that make such sites eligible are:
- Certain low-resource areas
- Some TOD sites that have adequately zoned housing capacity
- Parcels in extremely high fire hazard severity zones, one-foot sea level rise areas, or locations with locally designated historic resources
Permanent Site-specific Exclusions
Two types of sites are permanently exempt from SB 79 laws:
- Areas with no pedestrian access to nearby transit stops
- Parcels in industrial employment hubs that meet specific criteria
Transit-oriented Development (TOD) Alternative Plans
Another flexible approach is to follow a TOD alternative plan that still adheres to SB 79 height and density standards in different ways, under the following conditions:
- The alternative plan must keep to the same total zoned capacity in areas near public transit zones as mandated by baseline SB 79 laws.
- The alternative plan isn’t allowed to lower the max density for any one site by more than 50% of what would be permitted under baseline SB 79. However, if this specific site meets similar criteria for permanent exclusions, the alternative plan could reflect that.
- The alternative plan isn’t allowed to count an area for over 200% of its baseline SB 79 capacity.
Hybrid Approaches
While the ordinance’s temporary exclusion provisions represent a well-thought-out solution to SB 79 pushback efforts, many cities view them as a short-term option. TOD alternative plans can be suitable as a long-term strategy.
Many cities have decided this hybrid approach was the best course of action to manage immediate impacts.
When Does SB 79 Take Effect?
Senate Bill 79 has already taken effect on July 1, 2026. Here’s the timeline of all important events leading up to SB 79’s initial operations, as well as what to expect afterward:
- Bill introduced: January 15, 2025
- Signed into law: October 10, 2025
- SB 79 took effect: July 1, 2026
- Cities are updating zoning maps and General Plans: 2026–2027
- Urban planners and developers will construct housing units according to the new laws: 2026 onward
Which LA-Area Cities Have Taken Action on SB 79?
Most major LA-area cities have started rolling out SB 79-compliant action plans since the Senate Bill was signed into law.
The responses across these cities have, naturally, varied, with delaying attempts that try to bridge the gap between SB 79 housing standards and local laws.
As of August, 2026, the following table gives a glimpse into the progress of each city in implementing SB 79:
| LA Areas and Cities | SB 79-related Action |
| City of Los Angeles | A Delayed Effectuation Ordinance and a targeted Low-Rise Ordinance that allows SB 79 to be delayed citywide until 2030 |
| Santa Monica | Adopted proposals that enforce SB 79 density provisions without compromising local laws |
| Beverly Hills | Adopted a near-term TOD alternative plan on June 9, 2026, only to be rejected by HCD |
| San Jose, San Diego, and Oakland | All three have plans for ordinance exclusions in the short term, with TOD alternative plans set up for long-term compliance. Reportedly, only San Jose’s exclusion ordinance was approved so far |
Which LA-Area Cities Are Still Developing or Have Not Adopted an Ordinance?
As Beverly Hills’ TOD alternative plans were rejected, it had until July 7, 2026, to develop another SB 79-compliant proposal, with no updates since then. Also, West Hollywood hasn’t settled on a local ordinance yet, still evaluating implementation options.
Glendale, Burbank, and Pasadena have taken no action when it comes to proposing an ordinance since their initial pushback. They formed a tri-cities working group to formally request adjustments to SB 79, relying on delaying tactics.
How Do SB 79 Implementing Ordinances Affect Developers and Property Owners?
Developers and property owners are greatly influenced by SB 79 implementing ordinances, as they directly impact project specifications, restrictions, and limitations.
Former density and height limits will no longer apply, which makes getting city approval easier after SB 79 is implemented. If a temporary exclusion is in effect, followed by a local alternative plan, property owners and developers will find themselves with shifting project requirements.
This is why they should stay up-to-date on city-wide actions related to SB 79 implementation. If not, they might unknowingly exceed or underdeliver law-mandated housing requirements, resulting in legal conflict.
What Should You Do if Your Property Is Affected by SB 79?
Before you take any actions, start by checking if your property falls into SB 79 qualifying criteria. You can do that by contacting your local city planning office or consulting official transit-oriented development TOD maps.
After knowing what tier your property fits into, you’ll be able to tell if the site is under-utilized and eligible for multi-unit projects that meet SB 79 density and height standards. If that’s the case, expect interested developers to contact you with proposals or bids for your property.
Of course, it isn’t all about building more units; an essential part of SB 79’s goals is to boost affordable housing opportunities.
That’s why you should factor in any restrictive measures that accompany added units, like anti-displacement rules, budget-friendly allocations, and rent control.
To stay on the safe side, don’t take any remodeling or redevelopment actions before carefully tracking how your city handles the new laws first. Ideally, consult a professional planner or real estate attorney before making a decision about your property.
How Pattern Helps With SB 79 and Transit-Oriented Development
Tracking and monitoring LA-area SB 79 implementing ordinances and adoptions take significant time and effort. Since such laws can be repeatedly and irregularly changed or updated, not many property owners have the time to follow.
For that reason, you can use the expert help that Pattern offers to Southern California businesses. Our land use, planning, and development services are backed by decades of experience in Los Angeles’s always-shifting housing atmosphere.
Pattern guides property owners, designers, and planners with concerns related to transit-oriented development by:
- Evaluating whether your site qualifies for SB 79 provisions
- Recognizing successful upzoning opportunities and advising you on how to best work within state-mandated height and density specifications
- Supervising the entire permitting process by partnering with trusted local agencies
- Taking your SB 79-affected property from initial concept to real-life execution
Frequently Asked Questions About SB 79 in LA
Does SB 79 apply to every property near a Metro station?
No, being near a Metro station doesn’t automatically qualify a property for SB 79. Specific geographic, zoning, and physical considerations must be taken into account for SB 79 eligibility.
The property must be located in an urban transit county that has 15 or more passenger rail stations, like San Diego or Los Angeles. As for zoning requirements, the area should be officially labeled as a residential, commercial, or mixed-use development.
Finally, properties need to exist within a half-mile radius of a qualified Metro or transit stop. Height and density allocations are divided into tiers the farther you go from the high-frequency station.
Can cities opt out of SB 79?
No, California cities can’t opt out of SB 79 because it’s mandatory by state law. However, as discussed earlier, some temporary and permanent exemptions apply
TOD alternative plans act as another means to delay or adjust SB 79 rules.
Does an SB 79 ordinance change a property’s zoning?
No, an SB 79 ordinance doesn’t change a property’s municipal zoning. It’s just a statewide override that allows for taller, more populated buildings near major public transit hubs.
Local zoning codes aren’t affected by this change.
How can I find out whether SB 79 applies to my property?
There are several ways you can figure out if SB 79 applies to your property or parcel:
- See if your property is located within a half-mile or quarter-mile radius of a high-frequency public transit station.
- Visit your city’s zoning or planning portal and check the SB 79 eligible sites map.
- Regularly check your local news for updates on temporary exclusions or alternative transit-oriented plans.
- Contact your city’s planning or zoning department to ask about details.
- Use the help of a land-use professional or planner to find out if your property is subject to SB 79 ordinances and, if so, what to expect afterward.