In a significant move towards addressing the housing crisis in the Golden State, California lawmakers have approved Senate Bill 79, a transformative housing legislation. During the final hours of the 2025 legislative session, the state Senate voted 21 to 8 in favor of this groundbreaking bill, which aims to override local zoning laws and promote high-density housing developments near transit hubs.
The bill's passage marks a pivotal moment in California's ongoing struggle with housing shortages. Following a successful vote in the California Assembly, where it passed 41 to 17, the Senate provided a final concurrence vote on Friday. Initially, SB 79 had narrowly passed through the Senate earlier this year, but subsequent amendments necessitated a second approval. The bill is now set to be sent to Governor Gavin Newsom’s desk for consideration in October.
Introduced by Senator Scott Wiener (D-San Francisco) in March, SB 79 represents one of the most ambitious state-led initiatives aimed at increasing housing density in recent years. The legislation permits the construction of taller and denser housing units adjacent to vital transit corridors, such as bus stops and train stations. Specifically, it allows for:
Up to nine stories for buildings located directly next to certain transit stops. Seven stories for structures within a quarter-mile of transit hubs. Six stories for buildings situated within a half-mile of transit stops.Furthermore, single-family neighborhoods located within a half-mile of these transit corridors will also be subject to the new zoning regulations.
The new height limits are categorized into tiers. Tier 1 zoning, which encompasses heavy rail lines like the L.A. Metro B and D lines, permits the construction of buildings ranging from six to nine stories, depending on their proximity to the transit hubs. Meanwhile, Tier 2 zoning, which includes light rail lines and bus routes with dedicated lanes, allows for five to eight-story buildings.
An informal map released by a cartographer and verified by YIMBY Action—a housing non-profit instrumental in advocating for the bill—illustrates the areas around Los Angeles that would be eligible for development under SB 79. Notable Tier 1 zones include popular areas along Wilshire Blvd., Vermont Ave., and Hollywood Blvd., along with several locations in Downtown L.A. and the San Fernando Valley. Tier 2 zones are more dispersed, extending along Exposition Blvd. and reaching into Inglewood and the San Gabriel Valley.
The Assembly members engaged in a thorough debate lasting around 40 minutes before ultimately supporting the bill. Assemblymember Sharon Quirk-Silva (D-Orange County) emphasized the importance of building new housing within existing communities, particularly near major transit investments that connect residents to essential services. Other supporters, including Assemblymembers Buffy Wicks, Juan Carrillo, and Josh Hoover, echoed her sentiments, highlighting the need for drastic measures to combat California's affordability crisis.
Critics of SB 79 argue that the bill represents an overreach, undermining local authorities' ability to manage growth responsibly. Assemblymember Rick Zbur (D-West Hollywood) voiced concerns that the bill could disproportionately impact lower-income neighborhoods, where land prices are typically more affordable for developers. This opposition was echoed by the Los Angeles City Council, which voted 8 to 5 against the bill, with Councilmember Traci Park labeling it a “one-size-fits-all mandate” from Sacramento.
The passage of SB 79 has sparked protests in various Southern California communities, including Pacific Palisades and San Diego. Residents fear that the new zoning changes could disrupt established single-family neighborhoods and place them in direct competition with developers, who may be incentivized to acquire properties near transit hubs.
Despite the backlash, support for the bill has gained momentum recently, particularly after the State Building and Construction Trades Council, a prominent labor organization representing union construction workers, reversed its opposition. This change came in exchange for amendments that would ensure union hiring on specific projects, a move that Council President Chris Hannan claimed would create quality jobs and training opportunities for California's construction workforce.
Senator Wiener, who has attempted to pass similar legislation in the past, expressed optimism about the bill's future, stating that the new labor agreement significantly enhances its prospects for success.
