A brand new state regulation that permits denser housing growth close to main transit stops goes into impact in July, opening the door to development of greater than 1 million new models in California’s city facilities.
The regulation forces cities to approve taller residence and condominium complexes round rail stops, ferry terminals and fast transit bus stops, overriding native restrictions that may have stopped growth previously.
The Plentiful and Reasonably priced Properties Close to Transit Act, often known as Senate Invoice 79, is among the most aggressive measures state legislators have taken to handle California’s housing scarcity in recent times.
Actual property builders are already cautiously planning to reap the benefits of the eased rules and plan to announce new tasks after the regulation goes into impact.
State Sen. Scott Wiener (D-San Francisco), speaks throughout the Bloomberg Tech convention in San Francisco on June 4, 2026.
(David Paul Morris / Bloomberg / Getty Photographs)
The invoice was launched in 2025 by Sen. Scott Wiener (D-San Francisco), who emphasizes that the state must take fast motion to handle California’s housing scarcity.
“This removes a bunch of uncertainty” about whether or not proposed tasks will get accepted, stated Chief Government Sean Burton of Cityview, one of many largest residence builders within the state. “We’re very enthusiastic about it.
“This regulation limits the power of native governments and officers to dam new housing tasks so long as you reside inside the parameters of the invoice,” Burton stated. “This could actually speed up the manufacturing of recent housing in Los Angeles and past.”
The regulation preempts native management to legalize midrise and high-rise multifamily housing, unlocking zoning for as much as 1.5 million new models in main cities, together with Los Angeles. Builders might construct housing as much as 9 tales tall for buildings adjoining to sure transit stops, seven tales for buildings inside a quarter-mile and 6 tales for buildings inside a half-mile.
Peak limits are based mostly on tiers. Tier 1 zoning, which incorporates heavy-rail strains such because the L.A. Metro B and D strains, permits six- to nine-story buildings, relying on the proximity to the transit hub. Tier 2 zoning — which incorporates light-rail strains such because the A, C, E and Okay strains, in addition to bus routes with devoted lanes — permits for five- to eight-story buildings.
Single-family neighborhoods inside a half-mile of transit stops are topic to the brand new zoning guidelines.
The invoice applies solely to counties with not less than 15 passenger rail stations, leaving eight: Los Angeles, Orange, San Diego, Alameda, San Francisco, San Mateo, Santa Clara and Sacramento.
The most important impact most likely might be felt in Los Angeles, which has an estimated 150 transit stops coated by the invoice, in accordance with town’s preliminary evaluation.
The Metro E Line passes properties alongside Exposition Boulevard close to the Expo/Crenshaw cease June 4, 2026, in Los Angeles. Actual property builders are already cautiously planning to reap the benefits of the eased rules and plan to announce new tasks after the regulation goes into impact.
(Kayla Bartkowski / Los Angeles Occasions)
Los Angeles structure agency SPF:architects has designed two proposed residential tasks in Southern California that might be unveiled when the brand new regulation goes into impact July 1, stated Renzo Pali, director of operations. He stated he doesn’t need to title the precise places but to keep away from tipping off officers who may attempt to cease them.
The invoice permits cities to delay the brand new zoning regulation till 2030 in the event that they add density on their very own phrases. In the event that they haven’t adopted a density plan by July 1, they need to abide by the phrases of SB 79 till they’ve one. Proposals submitted earlier than the plan is full would nonetheless be topic to the invoice, so there could also be a rush of plans submitted to cities to get in below the wire, Pali stated.
“Each metropolis is now going to have some type of transit-oriented growth plan, whether or not it’s what SB 79 prescribes outright, or their very own model of it, he stated.
Los Angeles is among the many cities which have moved to not less than briefly blunt the necessities of SB 79 after opposing it in a decision final yr that stated the invoice “undermines native governance, circumvents native decision-making processes and imposes unintended burdens on communities.”
In March, the Metropolis Council adopted a technique to delay the consequences of SB 79 citywide by upzoning 55 single-family and low-density areas, permitting four- to 16-unit buildings as much as 4 tales tall. The 55 areas are principally in Central L.A., West L.A., the Eastside and the San Fernando Valley.
Assuming there’s no pushback from Sacramento, the plan adopted by the Metropolis Council will permit L.A. to kick the proverbial can down the highway, delaying SB 79 implementation till 2030.
Builders are miffed by the delay, Burton stated. “You hear from the Metropolis Council that they need extra housing, however then they oppose the legal guidelines that will create extra housing.”
He does anticipate that new state legal guidelines, together with SB 79 and final yr’s partial rollback of the California Environmental High quality Act — generally known as CEQA — that made it simpler to win approval for actual property developments, will result in progress.
“You’re going to see much more extra housing inbuilt California,” Burton stated, “however I feel a variety of that’s gonna sadly skip Los Angeles metropolis due to Measure ULA. That continues to be the key barrier to new housing growth.”
Generally known as the “mansion tax,” Measure ULA levies an extra actual property switch tax on high-value property gross sales that builders say limits their capacity to construct profitably.
“I feel you’ll see Santa Monica profit and Culver Metropolis profit and Pasadena and Glendale profit and West Hollywood profit,” from new housing created by way of SB 79,” Burton stated. “I don’t understand how a lot profit you’re going see within the metropolis of Los Angeles as a result of they didn’t take care of the largest situation, the mansion tax.”
The Southern California Assn. of Governments just lately launched a preliminary map of transit hubs that will be included within the invoice that follows Metro’s fast transit map by way of Los Angeles County.
Reluctance amongst leaders of some California cities to accentuate density round transit hubs exhibits why state intervention is warranted, stated Jonathan Curtis, head of Glendale multifamily housing developer Cedar Road Companions.
“We’ve acquired a housing disaster on our fingers, and different issues haven’t labored,” Curtis stated. “Cities might not prefer it, however the state mandates make sense.”
Billions of {dollars} have been spent on rail, he stated, and “what’s lacking is the density at rail stations. In the event you don’t reap the benefits of the transit stations, it’s simply one other misplaced alternative.”
Occasions employees author Jack Flemming contributed to this report.
