California's SB79 Advances, Mandating Up to 120 Units Per Acre Near Major Transit Stops

California lawmakers are advancing Senate Bill 79 (SB79), a contentious legislative effort aimed at significantly increasing housing density around transit hubs across the state. The bill seeks to alleviate California's severe housing affordability crisis and reduce lengthy commutes by mandating higher-density residential development near public transportation infrastructure. Former Stockton Mayor Michael Tubbs recently highlighted the urgency of this issue, stating in a tweet, "In Stockton, I knew people who traveled 2-3 hours ONE WAY to get to work. #SB79 could make life easier for supercommuters by building housing near transit hubs like BART stations.

Authored by State Senator Scott Wiener, SB79 proposes to override restrictive local zoning laws, allowing for the construction of multi-family housing up to 75 feet tall within a half-mile of specified major transit stops. The legislation categorizes transit areas into tiers, with Tier 1 locations, such as those served by heavy rail or very high-frequency commuter rail, potentially allowing up to 120 dwelling units per acre within a quarter-mile radius. This initiative is sponsored by a coalition of housing advocates, including California YIMBY, Streets For All, and Greenbelt Alliance.

SB79 includes specific provisions for affordable housing, requiring projects with 11 or more units to dedicate a percentage of units to low-income households, or adhere to local inclusionary zoning if it mandates a higher percentage. Additionally, the bill incorporates anti-displacement measures, prohibiting the demolition of more than two rent-controlled units that have been tenant-occupied within the last five years. These safeguards aim to balance the push for increased density with community protection.

Proponents argue that SB79 is a crucial step towards addressing California's persistent housing shortage, which drives high living costs and contributes to extensive commutes. Brian Hanlon, CEO of California YIMBY, described the bill as "commonsense," asserting its necessity to provide housing for working families. Supporters believe that facilitating more homes near transit will not only lower living expenses but also bolster public transit ridership and contribute to reducing climate emissions.

Despite amendments designed to offer local flexibility, SB79 faces significant opposition from municipalities and groups like the League of California Cities and Neighbors for a Better California. Critics contend that the bill undermines local control over zoning decisions, bypassing city-approved Housing Elements developed at considerable local expense. Concerns also include the bill's perceived insufficient affordability mandates, potential for gentrification, and the risk of displacing vulnerable communities without more robust safeguards.

SB79 was introduced on January 15, 2025, and has progressed through the California Senate, passing on June 3, 2025, by a vote of 21-13. It subsequently passed the Assembly Housing Committee on July 2, 2025, and is currently awaiting consideration by the Assembly Local Government Committee. Its potential implementation, anticipated by July 1, 2026, marks a pivotal moment in California's ongoing debate over housing policy and urban development.