California legislators have approved a measure to expand apartment construction near public transportation stops, overriding local regulations in a bid to combat a housing shortage and soaring home prices.
The proposal, known as SB 79, squeaked through the California Senate on Sept. 12 with bipartisan backing after tense debates, marking a win for advocates pushing denser urban development, although opponents argued that the measure would lead to buildings in quiet residential neighborhoods.
Authored by state Sen. Scott Wiener, a Democrat, the legislation permits buildings up to nine stories high next to stops for heavy rail lines, such as BART, Caltrain, and LA Metro’s B and D lines, and up to eight stories high adjacent to light rail, high frequency commuter rail, and bus-rapid transit stops across the state, according to a statement from Wiener’s office. It would also streamline approvals and bypass certain local codes.
Wiener has framed the plan as essential for easing the affordability pressures that have driven many residents out of California. Opponents have argued that the measure would lead to the construction of buildings in areas zoned for single-family homes, including quiet residential neighborhoods.
The vote in the state Senate came down to the wire, passing 21–8 with support from state Sen. Shannon Grove, a Republican from Bakersfield, who provided the pivotal “yes” after state Sen. Laura Richardson, a Democrat who represents the Los Angeles area, flipped her position to opposing the measure. On Sept. 11, the Assembly had endorsed the measure on a 41–17 tally, reflecting deep divisions even within the Democratic majority that controls both chambers.
Assemblyman Rick Chavez Zbur, a Democrat from the Los Angeles area, strongly opposed SB 79, saying it would significantly reshape neighborhoods in his district without any input from the city or residents.
“This blunt, one-size-fits-all bill will not work for a district like mine and will have harmful impacts for the communities that I represent,” Zbur said during the hearing on Sept. 11.
Supporters hailed the outcome as a breakthrough in an eight-year campaign to loosen building rules near busy transit lines. Brian Hanlon, chief executive of the pro-development group California YIMBY, described it as fulfilling a core objective: enabling apartments and condominiums close to train platforms.
“We won many victories over the past eight years, but the dream of passing a robust, transit-oriented development program has long eluded us, until now,” Hanlon said in a statement following the decision.
Wiener called the approval a bold move to mitigate severe affordability woes, cut down on vehicle emissions, and foster sustainable communities.
“Decades of overly restrictive policies have driven housing costs to astronomical levels, forcing millions of people away from jobs and transit and into long commutes from the suburbs,” Wiener said in a statement. “Many are being forced out of the state entirely.
“It has been a long road to tackling these decades-old problems, but today’s vote is a dramatic step forward to undo these decades of harm, reduce our most severe costs, and slash traffic congestion and air pollution in our state.”
The push builds on previous attempts by Wiener, including SB 827 in 2018 and SB 50 two years later, which faltered amid resistance from communities. Those earlier efforts were also aimed at increasing housing in transit-adjacent spots but faced defeat in legislative committees or floor votes. This time, Wiener secured a crucial compromise with the State Building and Construction Trades Council, which withdrew its objections in return for mandates requiring union labor on larger projects.
Opposition surfaced from various quarters, including city officials seeking greater autonomy over land use and residents in Los Angeles County.
Mike Griffiths, former member of the Torrance City Council, called it part of a “blatant attack on R1 zoning,” referring to single-family homes in residential neighborhoods.
“The more we densify the R1’s own neighborhoods, the character of those neighborhoods will change and change permanently,” he told EpochTV’s “California Insider” host Siyamak Khorrami.
Gov. Gavin Newsom has prioritized production, having signed related laws in recent sessions, including expansions for accessory dwelling units and parking rule relaxations. Earlier this year, he enacted reforms to accelerate infrastructure and residential builds and to hold municipalities accountable to state housing law, signaling likely support for SB 79.
The measure now heads to Newsom’s desk, and he has until Oct. 12 to sign it into law or veto it.
Correction: A previous version of this article incorrectly described the restrictions on buildings to be built near high-transit rail and bus lines across the state. The Epoch Times regrets the error.
