SB 79 Housing Near Transit: A Game-Changer for California

Building a More Affordable and Connected California: Why SB 79 is a Game-Changer

By Maati Benmbarek

California is at a crossroads—and SB 79 housing near transit is the bold step we’ve needed for years. The Abundant & Affordable Homes Near Transit Act sets clear, statewide zoning standards so we can finally build more homes within a half-mile of major transit—where it helps the most with affordability, traffic, and climate. Recent coverage confirms lawmakers passed SB 79 with a tiered approach to height near rail and high-frequency bus lines and sent it to the Governor next. Los Angeles Times+1

What SB 79 Actually Does (in Plain English)

SB 79 unlocks mid-rise, infill housing near transit hubs. According to reporting, buildings can reach up to nine stories adjacent to certain transit stops, stepping down with distance in a tiered system (e.g., heavy rail vs. light rail / rapid bus). Single-family areas within a half-mile of transit fall under the new state standards, which override conflicting local zoning. Los Angeles Times

This approach aligns with national best practices in transit-oriented development (TOD): put homes close to jobs, schools, and services—so people can drive less, spend less, and live more.

Why It Matters for Every Californian

• Increase supply & ease costs. When supply better meets demand, rents and purchase prices stabilize. SB 79 focuses new homes in high-opportunity, infrastructure-rich locations. Los Angeles Times
• Cut traffic & emissions. More residents near frequent transit = fewer car trips and a smaller carbon footprint. Senator Scott Wiener
• Build walkable, vibrant communities. TOD supports local shops, safer streets, and public spaces that bring people together.
• Support struggling transit systems. More riders near stations improves farebox stability and the case for expanded service. CalMatters

How the Tiered Zoning Works

Coverage by the Los Angeles Times details the tier system:

• Tier 1 (heavy rail): tallest allowances up to nine stories closest to stations; stepping down by distance.
• Tier 2 (light rail / dedicated bus lanes): slightly lower but still mid-rise outcomes.
• Within ¼–½ mile: height and FAR step down further.
  These standards provide predictability for communities and builders while concentrating growth where transit already exists. Los Angeles Times

What Developers, Cities, and Neighbors Should Expect

For developers: clearer by-right standards near transit reduce entitlement risk and help pencil mixed-income mid-rise projects.
For cities: collaboration remains crucial. Implementation will work best when cities align local plans, anti-displacement strategies, and station-area infrastructure with the state framework.
For neighbors: SB 79 doesn’t mean high-rises everywhere; it’s a surgical, proximity-based approach. Thoughtful design can enhance neighborhood character with active ground floors, trees, and human-scale blocks.

My Lens as a Mixed-Income Community Builder

I’ve spent my career focusing on quality, mixed-income housing near transit. SB 79 gives us the tool we’ve been missing: state consistency. With it, we can concentrate on good design, real affordability, and partnerships with local agencies to deliver homes faster—without sprawl and with stronger transit.

Key Takeaways

• SB 79 standardizes zoning near major transit, enabling mid-rise homes up to nine stories at the most connected locations. Los Angeles Times
• It prioritizes affordability, mobility, and climate, helping California meet multiple goals at once. CalMatters
• The bill passed the Legislature and heads to the Governor, signaling a significant shift toward pro-housing policy. Los Angeles Times+1

FAQ

What is SB 79 in California?
SB 79 (Abundant & Affordable Homes Near Transit Act) sets statewide, proximity-based zoning standards to allow mid-rise housing near major transit—overriding conflicting local zoning. Los Angeles Times

How tall can buildings be under SB 79?
As reported, up to nine stories next to certain transit stops, stepping down with distance and transit type via a tiered system. Los Angeles Times

Does SB 79 eliminate local input?
Cities retain a role in design, infrastructure, and anti-displacement strategies, but state standards control base entitlements in the defined transit areas. CalMatters frames the law as addressing both the housing and transit funding crises. CalMatters

When does SB 79 take effect?
Lawmakers passed the bill; it heads to the Governor next per the Senator’s office and LA Times coverage. Senator Scott Wiener+1

If you’re a city, transit agency, or impact-minded investor ready to deliver mixed-income, transit-oriented housing, let’s talk. Together we can turn SB 79’s framework into beautiful, equitable, walkable neighborhoods for all Californians.