Governor Gavin Newsom has enacted a significant piece of legislation aimed at addressing California’s housing crisis. On Friday, he signed Senate Bill 79 into law, which seeks to increase housing density near transit hubs throughout the state. This initiative is a critical step toward fulfilling Newsom’s long-standing pledge made eight years ago to facilitate the construction of 3.5 million new homes by the end of 2023.
Overview of Senate Bill 79
Senate Bill 79 is considered one of the most comprehensive housing reforms in recent California history. The bill will come into effect on July 1, 2026, and will allow for taller residential buildings near transit hubs, which include subway stops, light rail, and dedicated bus lanes.
Key Features of the Bill
- Upzoning areas near transit hubs to allow taller buildings:
- Up to nine stories at subway stops
- Seven stories within a quarter-mile
- Six stories within a half-mile
- Five to eight stories near light rail and bus lanes
- The legislation overrides local zoning laws, centralizing housing development regulations.
- Specific exemptions are in place for properties located in high-risk fire zones and historic preservation areas.
Impact on Local Communities
The legislation primarily affects eight counties with at least 15 passenger rail stations: Los Angeles, Orange, San Diego, Alameda, San Francisco, San Mateo, Santa Clara, and Sacramento. Los Angeles is expected to feel the most significant impact, with an estimated 150 transit stops included in the bill’s purview.
Local Response and Controversies
While many housing activists and developers view SB 79 as a victory, some city leaders, including Los Angeles Mayor Karen Bass, have expressed concerns. They argue that the bill takes a one-size-fits-all approach, undermining local control over zoning decisions. The Los Angeles City Council also opposed the measure.
In response, the bill includes provisions to delay implementation in certain areas until 2030, granting local governments time to assess its implications. Properties near transit hubs in smaller cities may only have a quarter-mile radius compared to the half-mile radius in larger cities.
Conclusion
Senate Bill 79 marks a transformative shift in California’s approach to housing development, emphasizing the importance of location in addressing the housing crisis. Governor Newsom’s support for the bill positions him as a pivotal figure in the future of California’s housing landscape. As various stakeholders prepare for the changes, the potential for increased multi-family housing near transit hubs offers a response to the state’s growing demand for affordable living options.
