SB 79 (Wiener, 2025) was signed in October 2025 and takes effect July 1, 2026. It allows multifamily housing near major transit at heights and densities that override local zoning, in the state's largest urban counties, including Los Angeles, Orange, San Diego, the Bay Area, and Sacramento.
SB 79 is not yet in the app. We are mapping transit tiers into the engine so a parcel search can show its SB 79 entitlement next to its ADU count.
How the tiers work
Eligibility depends on distance from a qualifying transit stop (heavy rail, light rail, bus rapid transit, and high-frequency bus corridors) and the stop's tier. In broad terms, parcels within a quarter mile of the highest-tier stops may build up to roughly seven to nine stories and high densities, with lower allowances between a quarter and a half mile and for lower-tier stops. Cities may adopt their own transit-area plans if they meet or exceed the state's capacity.
Exclusions and local control
- Sites with rent-controlled or recently occupied housing have demolition protections.
- Very high fire severity zones and certain coastal and historic sites are excluded.
- Cities can shift density within the transit area through a compliant local plan, and small cities have delayed timelines.
SB 79 and ADUs
For most homeowners, SB 79 will not change what they build; a single house near a rail stop can still add two ADUs faster than it can become a seven-story building. SB 79 matters for land value: a lot that gains an eight-story entitlement is priced by developers differently than one that does not, and a multifamily owner near transit now has three options to compare: hold and add SB 1211 ADUs, redevelop under SB 79, or sell to someone who will.
If your property is near a rail line or a major bus corridor, ask us which tier it falls in and what that does to its value.
Frequently asked questions
When does SB 79 take effect?
July 1, 2026.
Does SB 79 apply to single-family homes?
It applies to parcels within the transit areas regardless of current zoning, but demolition protections and the practicality of small sites mean most single-family lots will continue to use ADU and SB 9 pathways.
Informational only. Not legal, architectural, or investment advice. Confirm current rules with your local planning department.