What is SB 79?

SB 79 is California's landmark transit-oriented housing upzoning bill, passed in 2025 after eight years of legislative attempts. The law requires certain jurisdictions to allow mid-rise apartment buildings (typically 4-7 stories) near major transit stops.

Guest: Aaron Eckhouse

Regional Planning Program Director, California YIMBY

Aaron has spent eight years working on transit-oriented upzoning legislation in California, from SB 27 and SB 50 to the successful passage of SB 79 in 2025.

Host: Sibley Simon

Principal and Impact Development Executive, Workbench

Host of The Infill Insiders

Key Takeaways

1. Historic Achievement: First successful statewide transit-oriented upzoning after 8 years of attempts
2. Narrow Victory: Passed by one vote on multiple occasions—every vote counted
3. Political Reality: Bill was trimmed significantly to secure passage; expansion may come if it proves successful
4. Implementation Timeline: Most provisions take effect July 1, 2026; some penalties delayed until January 2027
5. City Options: Jurisdictions can create their own qualifying plans or delay implementation for certain areas
6. Practical Guidance: Developers should focus on sites that can be built lot-line to lot-line to maximize density bonus law benefits
7. Future Cleanup: Expect cleanup legislation to address measurement ambiguities and other technical issues

Key Provisions

• Height Limits: Up to 75 feet in Tier 1 zones (highest), with lower tiers at 65 feet and 55 feet
• Density: Up to 120 units per acre in top tier zones
• FAR (Floor Area Ratio): Up to 3.5 residential FAR in top tier zones
• Distance: Applies within quarter-mile and half-mile radii of qualifying transit stops
• Effective Date: July 1, 2026 for most qualifying jurisdictions

Where It Applies

• Qualifying Counties: Must have 15+ Tier 1 or Tier 2 rail transit stops
• Urban Transit Counties: Sacramento, Alameda, San Francisco, San Mateo, Santa Clara, Los Angeles, Orange (soon), San Diego
• Transit Types: Heavy rail, light rail, commuter rail, and qualifying Bus Rapid Transit (BRT) lines
• City Size Threshold: Half-mile radius provisions only apply in cities over 35,000 population

What It Doesn't Cover

• Most of California (limited to major transit counties)
• Contra Costa County (specifically excluded)
• Santa Cruz County and other non-qualifying counties
• Areas more than a mile walking distance from transit
• Very high fire hazard severity zones (can be excluded)
• Sites with existing affordable or rent-controlled housing (7-year lookback)

Impact Assessment

Potential Benefits

1. Significant Zone Capacity: Creates substantial new housing capacity near transit
2. Climate Goals: Reduces car dependency by enabling housing where people can use transit
3. Transit Ridership: More residents near transit supports system viability
4. Housing Production: Enables "workhorse" mid-rise multifamily in high-demand areas

Challenges & Limitations

1. Geographic Restrictions: Only applies in a small fraction of California
2. Density Bonus Interaction: Complex calculations may limit project feasibility
3. Inclusionary Requirements: 10% very low income requirement plus local inclusionary ordinances
4. Distance Measurement Ambiguity: "Closest edge" language may create disputes
5. Anti-Displacement Provisions: 7-year lookback may block beneficial redevelopment