California’s SB 79: Linking housing growth to transit access

California is once again at the forefront of tackling the housing shortage, this time by tying new housing growth directly to public transportation. Senate Bill 79 (SB 79), authored by Sen. Scott Wiener, is designed to make it easier to build affordable and mixed-use housing near major transit stops — a policy known as “transit-oriented development” (TOD). The legislation recently advanced in Sacramento and has sparked statewide attention as cities look for new ways to address affordability and climate goals (Multifamily Dive, 2025).

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What SB 79 proposes

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SB 79 amends California’s Planning and Zoning Law to create new requirements for local governments when planning housing around major transit corridors. According to the bill text, SB 79:

• Requires cities and counties to update their housing elements to show how they will accommodate housing near high-quality transit areas.
• Prohibits local governments from imposing restrictions — such as excessive parking minimums or restrictive zoning — that could block new housing around transit hubs
• Directs regional planning agencies to prioritize affordable and mixed-income housing projects within a half-mile of major transit stops.
• Clarifies that development near transit must align with the state’s climate goals by reducing reliance on cars and supporting walkable, transit-connected communities.

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In simple terms: the bill requires local governments to open the door wider for new housing near trains, buses, and other major transit lines, while limiting local rules that make those projects harder to build.

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Why SB 79 matters

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California faces both a severe housing shortage and ambitious climate goals. By concentrating new housing near transit, SB 79 aims to address both. According to the California Air Resources Board, transportation is the state’s single largest source of greenhouse gas emissions. SB 79’s focus on TOD is meant to cut vehicle miles traveled while simultaneously easing the housing crunch (California Legislature, 2025; Multifamily Dive, 2025).

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Housing advocates also point out that building near transit expands access to jobs, schools, and services without requiring car ownership. By requiring local governments to reduce zoning barriers, the bill could help unlock thousands of new affordable housing units in urban and suburban areas across the state (California Department of Housing and Community Development, 2025).

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Timeline & Next Steps

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• On September 12, 2025, the California Legislature passed SB 79 in a 21-8 vote in the Senate.
• The bill has been sent to Governor Gavin Newsom, who must either sign or veto it by October 12, 2025, which is the deadline for bills passed this legislative session.
• If signed, local governments will be required to update zoning ordinances to comply with SB 79’s new standards. Transit agencies and the Department of Housing and Community Development are expected to play oversight and review roles.
• Developers, housing advocates, and impacted residents will be watching closely as implementing regulations, compliance deadlines, and interpretations of things like transit qualifying criteria become critical for how well SB 79 achieves its goals.

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Quick Tip: If you live in a city near major transit—especially in Bay Area, L.A., San Diego, or other urban counties—keep an eye on your local zoning code and planning department notices. SB 79 could change what kinds of housing are allowed near your stop, potentially increasing development opportunities—or impacting neighborhood design and density.

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Xavier Rodriguez is the CEO of ADU Geeks, San Diego’s leading ADU consulting and project management firm. In 2024, the company was ranked No. 1 on the San Diego Business Journal’s Fastest Growing Private Companies list in the Small Business category, achieving 594.3% revenue growth.