California Lawmakers Approve Transit-Oriented Upzoning

Hot on the heels of California’s CEQA overhaul, state lawmakers are clearing the way for even more housing construction.

Senate Bill 79, the landmark housing proposal that overrides local zoning laws to increase high-density housing near transit hubs, passed in the state legislature hours before the 2025 legislative session concluded, the Los Angeles Times reported.

The bill, introduced by San Francisco state Sen. Scott Wiener, allows for the construction of up to nine stories for buildings adjacent to certain bus stops and train stations, seven stories for buildings within a quarter-mile of the stops and six stories for buildings within a half-mile. It would also subject single-family neighborhoods within a half-mile of transit stops to the new zoning rules.

The zoning height limits are tier-based according to the type of transit offered at each hub. Tier 1 zoning includes heavy rail lines such as the L.A. Metro’s B and D subway lines and permits buildings from six to nine stories, depending on proximity to the stations. Tier 2 zoning includes bus routes with dedicated lanes and light rail lines such as Los Angeles’ A, C, E and K lines with the possibility of building between five and eight stories.

“Over the last five years, housing affordability and homelessness have consistently been among the top priorities in California. The smartest place to build new housing is within existing communities, near the state’s major transit investments that connect people to jobs, schools and essential services,” state Assemblymember Sharon Quirk-Silva said in support of the bill.

The state is rushing to meet a housing crisis that has gripped the Golden State for years.

In July, Gov. Gavin Newsom signed into law Assembly Bill 130 and Senate Bill 131, which increase environmental review exemptions for infill housing, removing hurdles for developers. AB 130 exempts housing-rich infill developments smaller than 20 acres or builder’s remedy projects under 5 acres from CEQA analysis, while Senate Bill 131 protects any rezoning required by a municipality’s Housing Element from CEQA analysis.

SB 79 faced pushback from the Los Angeles City Council, which voted to oppose the bill last month. Bill co-author Traci Park called it a “one-size-fits-all mandate from Sacramento.” The resolution called for L.A. to be exempt from the state-mandated upzoning as it already has a state-approved housing plan. Mayor Karen Bass joined the chorus of local officials opposing SB 79.

The bill heads to Gov. Gavin Newsom’s desk next month. California overall must plan to build more than 2.5 million new homes by the turn of the next decade, according to its Statewide Housing Plan.

— Chris Malone Méndez