California cities are facing a critical deadline as they navigate how to respond to a new state law designed to increase housing near public transit. Senate Bill 79, which takes effect July 1, allows for the construction of mid-rise apartment buildings – some as tall as nine stories – near train, subway, and bus stops.
Cities Weigh Options for Compliance
While the law offers local governments some flexibility in implementation, cities across the state, from the San Francisco Bay Area to Los Angeles and San Diego, are now deciding whether to embrace the law’s intent, create their own tailored plans, or delay implementation. Cities that take no action will be required to accept state-prescribed transit-oriented rezoning.
Los Angeles recently voted to overhaul a portion of its zoning map, a move intended to buy the city more time for planning. This strategy leverages provisions within the law that allow transit-adjacent areas already permitting at least half of the housing required under SB 79 to delay changes until 2030. Lower income neighborhoods, areas at risk of wildfire or sea-level rise, and sites on historic registries also qualify for this temporary delay.
The Los Angeles City Council also preemptively allowed modest multiplex buildings in higher-income neighborhoods to exceed the density threshold for a reprieve. Councilmember Katy Yaroslavsky stated the vote “adds meaningful housing capacity now and gives us time to decide where the rest of density should go within our own communities.”
San Francisco Pursues a Different Path
San Francisco is considering a different approach, proposing to exempt industrial areas and low-resource neighborhoods while increasing density in other areas to qualify for a delay until 2032. Unlike Los Angeles, San Francisco intends to roll out its own plan before July 1, building on a citywide densification effort completed last year as part of Mayor Daniel Lurie’s “Family Zoning Plan.”
Any local plans will require approval from state housing regulators. Governor Newsom has publicly criticized proposed efforts by Los Angeles and San Diego to shield portions of their cities from the law’s requirements, though he did not suggest either city was violating the law.
Some cities, like Sacramento, may opt for minimal changes, while others, particularly those with limited resources, may have no choice but to accept the state requirements. Jason Rhine, a lobbyist with the League of California Cities, noted that some cities are still struggling to understand the law’s implications for future transit infrastructure and defining proximity to transit stops.
What’s Next?
In Oakland, the decision is playing out at the neighborhood level, with some council members advocating for immediate implementation of the state law in their districts. Cities will either need to adopt their own plans that meet the state’s density requirements, or accept SB 79 as written. Some cities may resist the law, though previous attempts to challenge similar state mandates have been unsuccessful.
Frequently Asked Questions
What does Senate Bill 79 allow?
Senate Bill 79 allows developers to build mid-rise apartment buildings – some as tall as nine stories – in major metro neighborhoods near train, subway and certain dedicated bus stops.
When does Senate Bill 79 go into effect?
Senate Bill 79 goes into effect on July 1.
What is Los Angeles doing to respond to SB 79?
The Los Angeles City Council voted to overhaul a portion of its zoning map to buy itself more time for planning, taking advantage of provisions that allow for delays in certain areas.
Will California cities be able to effectively address the state’s housing needs while balancing local priorities and navigating the complexities of this new law?
