News Summary
The California Legislature has passed Senate Bill 79, granting the state more power over local zoning codes near transit stops. If signed by Governor Newsom, new zoning standards will allow multi-story housing, aiming to tackle the housing affordability crisis. However, the bill faces opposition from local governments concerned about development control and neighborhood character. Expected to take effect in 2026, SB 79 is designed to promote urban housing development aligned with major transit projects.
Sacramento, California — On September 12, 2025, the California Legislature passed Senate Bill 79, known as the Abundant and Affordable Homes Near Transit Act. The bill now awaits the signature of Governor Gavin Newsom, with a deadline set for October 12. If signed into law, SB 79 will give the state greater authority over local zoning approvals, particularly near major transit-oriented development (TOD) stops.
SB 79 establishes statewide zoning standards for land within half a mile of major TOD stops, effectively overriding various local density and height restrictions. This legislation allows the construction of multiple-story buildings, with regulations permitting heights of up to nine stories for projects near heavy rail lines and up to eight stories near light rail and dedicated bus corridors. A TOD stop is defined as any major transit station served by heavy rail, very high-frequency commuter rail, high-frequency commuter rail, light rail transit, or specified bus services within an urban county.
Introduced on January 15, 2025, SB 79 was approved by the Senate on June 3, 2025, with a vote of 21-13. It received final approval from the Assembly on September 11, 2025, before passing a concurrence vote the following day. This bill advances a seven-year initiative by Senator Scott Wiener to address California’s housing and affordability crisis, following several attempts to pass similar legislation in previous years.
Impact on Local Governments
The passage of SB 79 is expected to significantly reshape local zoning regulations. Cities with populations over 35,000 will be mandated to allow housing development within half a mile of a Tier 1 or Tier 2 TOD, while those with smaller populations must do so within a quarter mile. Although a local agency can implement an alternative zoning plan, it must comply with state housing targets and gain approval from the Department of Housing and Community Development (HCD).
Immediate impacts are anticipated along Wilshire Boulevard, particularly near the new Metro Purple Line stations. Proponents suggest that the new regulations could generate up to $1 billion in property tax revenue for Los Angeles through increased housing construction. Advocacy groups, such as YIMBY (Yes In My Backyard) organizations, argue that SB 79 addresses fundamental state housing needs, reduces reliance on cars, and optimizes infrastructure investments.
Opposition and Concerns
Conversely, the bill has faced significant opposition. Beverly Hills Mayor Sharona Nazarian has raised concerns that it undermines local planning processes and could disrupt city development strategies. The League of California Cities and the California State Association of Counties have also voiced their disapproval of the legislation. On March 28, 2025, the Los Angeles City Council passed a resolution opposing SB 79, citing worries about maintaining local control and preserving neighborhood character.
Residents in neighborhoods such as Hancock Park and Larchmont Village have expressed concerns over potential impacts on the character of their communities. Critics argue that while increasing housing is essential, the bill does not adequately address accompanying infrastructure needs and may adversely affect the well-planned nature of local areas. Some city council members and advocacy groups advocate for a more tailored approach that addresses housing shortages without jeopardizing local character or existing urban frameworks.
Next Steps and Effective Date
If Governor Newsom signs the bill, SB 79 is set to take effect on July 1, 2026. It is anticipated that the legislation will facilitate an uptick in urban housing development, particularly in areas with robust transit options, in an effort to combat California’s ongoing affordability crisis. The law also builds upon previously enacted measures, including CEQA reforms, further streamlining housing development in the state.
In conclusion, Senate Bill 79 is poised to have substantial implications for housing development in California, reshaping local zoning laws and potentially influencing where and how residential buildings are constructed in relation to major transit facilities.
Deeper Dive: News & Info About This Topic
HERE Resources
Masa Alkire Appointed as Manhattan Beach’s New Community Development Director
California Housing Market Struggles with Affordability Issues
Trump Administration Proposes $1 Billion Settlement with UCLA
Legal Disputes Surge Over Housing Developments in Beverly Hills and Redondo Beach
Revised Development Plans Submitted for 8844 Burton Way
Eastdil Secured Expands Housing Expertise in Southern California
Beverly Hills Development Project Raises Community Concerns
Beverly Hills Developer Expands Project to 36-Story Tower
One California Plaza Enters Receivership Amid Market Decline
San Luis Obispo Emerges as a Technology Hub
Additional Resources
- Beverly Hills Courier: Controversial SB 79 Bill Awaits Newsom’s Signature
- Circling the News: California Legislators Double Down on Assault to Neighborhoods
- Patch: City Council Opposes Bill Would Boost Housing Near Transit
- Encyclopedia Britannica: California Housing Legislation
- Google Search: California Senate Bill 79
Author: STAFF HERE BEVERLY HILLS WRITER
The Beverly Hills Staff Writer represents the experienced team at HEREBeverlyHills.com, your go-to source for actionable local news and information in Beverly Hills, Los Angeles County, and beyond. Specializing in "news you can use," we cover essential topics like product reviews for personal and business needs, local business directories, politics, real estate trends, neighborhood insights, and state news affecting the area—with deep expertise drawn from years of dedicated reporting and strong community input, including local press releases and business updates. We deliver top reporting on high-value events such as the Rodeo Drive Concours d'Elegance, the Beverly Hills artSHOW, Concerts on Canon, and holiday celebrations throughout the city. Our coverage extends to key organizations like the Beverly Hills Chamber of Commerce and Visit Beverly Hills, plus leading businesses in luxury fashion, hospitality, and entertainment that drive the local economy. As part of the broader HERE network, including HERELosAngeles.com, HERESantaAna.com, HEREHuntingtonBeach.com, and HERECostaMesa.com, we provide comprehensive, credible insights into Southern California's dynamic landscape.
