California Legislature Approves SB 79, Allowing Up to Nine-Story Buildings Near Transit Hubs

California lawmakers have passed Senate Bill 79 (SB 79), a landmark piece of legislation authored by Senator Scott Wiener (D-San Francisco), designed to facilitate the construction of more multi-family housing near public transit stops across the state. The bill, which now heads to Governor Gavin Newsom for signature, aims to address California's housing shortage, reduce traffic congestion, and lower carbon emissions by promoting transit-oriented development. Senator Wiener stated, "We should build more homes near public transit stops. That’s why we introduced & passed SB 79 — more homes, stronger transit systems, less traffic congestion, lower carbon emissions. It’s a win all around."

The legislation establishes new state zoning standards, overriding local restrictions in many areas, to permit denser housing developments within a half-mile radius of major transit stations. Specifically, it allows for buildings up to nine stories adjacent to heavy rail stops like BART and LA Metro, with varying height limits for areas further out or near lighter transit lines. This tiered approach is intended to maximize housing where transit access is highest, while also bolstering the financial stability of public transportation systems.

SB 79 faced significant opposition from local governments and neighborhood groups concerned about state overreach and changes to community character. However, it gained crucial support after undergoing multiple amendments, including provisions for union hiring on certain projects and requirements for a minimum of 7% affordable housing units. The bill also includes safeguards against the demolition of rent-controlled housing and offers delayed implementation in some lower-income neighborhoods.

Supporters, including California YIMBY and Streets For All, hail SB 79 as a critical step toward alleviating the state's housing crisis. Brian Hanlon, CEO of California YIMBY, noted, "Today, California YIMBY achieved one of its founding goals — legalizing apartments and condos near train stations." Opponents, such as Catalysts for Local Control, expressed concerns about the potential "devastating impact" on low-rise neighborhoods. The bill represents the culmination of Senator Wiener's seven-year effort to pass such legislation, overcoming previous failures.

If signed into law by Governor Newsom, SB 79 is expected to pave the way for millions of new homes, fundamentally reshaping urban landscapes and supporting California's climate goals. While the full extent of its impact will unfold over time, it marks a significant shift in state housing policy, prioritizing density near transit to create more sustainable and affordable communities.