On Sept. 12, 2025, the California Legislature approved Senate Bill 79, the Abundant and Affordable Homes Near Transit Act. The bill is now on Governor Gavin Newsom’s desk, and if signed, it will mark one of the most significant recent attempts to expand state authority over local zoning approvals.
SB 79 establishes statewide zoning standards for land within half a mile of a major publicly funded transit-oriented development (“TOD”) stop, which will override many local density and height restrictions and permit multiple-story projects of up to nine stories in areas that would otherwise remain limited to smaller structures. A TOD stop is defined as a major transit stop served by heavy rail transit, very high frequency commuter rail (72 trains per day across both directions), high-frequency commuter rail, light rail transit, or specified bus service within an urban county. The law provides Tier 1 zoning for heavy rail lines, and Tier 2 zoning for light rail lines and dedicated bus corridors. New developments in Tier 1 zones may be built 6 to 9 stories high, while new developments in Tier 2 zones may be built 5 to 8 stories high.
