Abundant and Affordable Homes Near Transit Act

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The Abundant and Affordable Homes Near Transit Act, [1] officially California Senate Bill 79 (SB 79), is a proposed California bill that would preempt local government control of land zoning near public transit stations in order to upzone housing within the intervening area. SB 79 and preceding bills have been authored by state senator Scott Wiener and have been sponsored by California YIMBY, a pro-housing lobbying group, [2] [3] while they have been opposed by local governments, anti-gentrification activists, and suburban homeowners. The bills are written in support of transit-oriented development in response to an ongoing housing affordability crisis in California's largest urban areas. [4]

Contents

Weiner first introduced the bill in January 2018 as Senate Bill 827 (SB 827), which would have applied to areas within one-half-mile (0.8 km) of frequent transit corridors, including rail stations and bus routes, as well as jobs centers. SB 827 failed to advance from the Senate Transportation and Housing Committee in April 2018, effectively killing it. [5] In 2019 and 2020, Senator Wiener attempted to pass California Senate Bill 50 (SB 50), a revised successor to SB 827, multiple times both in committee and on the senate floor, culminating in an unsuccessful floor vote on January 31, 2020, which resulted in the bill's demise. [6] A light-touch version, Senate Bill 902 (SB 902), passed the Senate in 2020 but died in the Assembly Appropriations Committee. SB 79 was introduced by Wiener in the 2025 session, where it passed in the Senate and awaits a floor vote in the Assembly.

However, the 2021 California HOME Act (drafted by Wiener) and 2022 AB 2097 (drafted by Laura Friedman), both signed into law by Governor Gavin Newsom, accomplished some of the same aims as SB 827 and SB 50, by allowing lot splits of single-family houses up to four units per lot (regardless of single-family zoning) as well as banning parking minimums within a half-mile of transit stops, respectively. [7] [8]

Background

In 2008, Arnold Schwarzenegger signed Senate Bill 375, which encourages transit-oriented development to reduce vehicle miles travelled in the state and to address climate change. The bill was created to help achieve the greenhouse gas reduction goals of the 2006 bill Assembly Bill 32.

Existing state law grants the authority for local zoning from the police power in Article XI, Section 7 of the California Constitution, giving cities and counties local discretion in controlling land use. [9] Localities have exercised these zoning powers in residential areas in various ways; while land in California cities has been historically limited to low density housing (by being zoned for single-family homes [10] and since 2016, single-family homes and up to a 1,200 square foot secondary unit), city and county governments can allow higher density zoning, if they choose. For example, in 2018, the LA County Metro Board of Directors created the Transit Oriented Communities (TOC) program after the passage of Measure JJJ in November 2016, which allows for land zoned for commercial development near transit stations to be developed into residential housing, with between 11 and 27 percent of units required to be reserved for affordable housing. [11]

Legislative history

Senate Bill 827 (2018)

Senator Wiener, representing San Francisco, introduced Senate Bill 827 on the first day of the 2018 legislative session. [2] Wiener had previously authored Senate Bill 35, a bill to streamline the approval process for residential projects, which was passed by the legislature in 2017. [12]

Under SB 827, cities in California would have been required to permit residential buildings of up to 45 to 55 feet (14 to 17 m) in "transit rich" areas near train stations and bus stops. [13] The bill would have also eliminated minimum requirements for parking and prohibited local design requirements that would lower the amount of space in a new development. [14] The bill would have affected roughly 50 percent of single-family homes in Los Angeles and 96 percent of land in San Francisco. [15] [16]

A similar bill, Senate Bill 828, was introduced by Wiener to amend market-rate housing requirements for local governments and avoided much of the controversy that affected SB 827. [17] Another bill, Assembly Bill 2923, was announced in March 2018 and would require the Bay Area Rapid Transit system (serving the San Francisco Bay Area) to adopt zoning standards that would be accepted by cities and local jurisdictions. [18]

The first revisions to the bill were made in late February, adding pro-tenant provisions to prevent demolition of existing housing and other protections. [3] In April 2018, the bill was amended to reduce the maximum height in "transit rich" areas to approximately four to five stories and remove bus stops with non-frequent service outside of peak periods. [19] The bill was brought to the Senate Transportation and Housing Committee in April, where it was rejected by a vote of 6–4. [20]

Senate Bill 50 (2019-2020)

Abundant and Affordable Homes Near Transit Act
Seal of California.svg
California State Legislature
Full nameSenate Bill 50. Planning and zoning: housing development: streamlined approval: incentives [21]
IntroducedDecember 3, 2018
Senate votedJanuary 31, 2020 (18–15–6)
Website Bill Information
Status: Not passed
(Defeated in the California Senate on January 31, 2020)

2019

Senator Wiener announced that he intended to introduce an updated version of the bill with a new number, 50, in the 2019 legislative session. Senate Bill 50 had the same sponsors as Senate Bill 827. [22]

Wiener added amendments that exempted counties with populations under 600,000 from transit rezoning provisions in a compromise with Marin County senator Mike McGuire. The final bill required similar rezoning near transit, four-plex zoning statewide, and additional rezoning in "jobs-rich" areas. [23]

In May 2019, Anthony Portantino, chair of the senate appropriations committee, made Senate Bill 50 into a two-year bill with a pocket veto, meaning it would not be eligible for consideration again until the 2020 legislative session. [24]

2020

Senator Wiener reintroduced Senate Bill 50 in January 2020 with additional amendments that gave cities the ability to opt out of its rezoning provisions providing they built the state-mandated amount of housing. [25]

Senator Portantino, who had blocked the bill in 2019, objected to not being consulted about amendments to the bill and said Wiener did not adopt suggestions from an alternative blueprint developed by a coalition of Southern California governments. [26] Toni Atkins, president pro tempore of the senate, used parliamentary powers to maneuver the bill out of Senator Portantino's committee to prevent it from being blocked from appearing on the senate floor again. [27]

Following debate in the senate, Senate Bill 50 was defeated on January 31, 2020, after multiple vote attempts garnered at most 18 votes, three shy of the 21 needed to pass into the state assembly. Six senators were absent or abstained from voting. [28] [29]

SB 902 (2020)

After the failure of SB 50, Scott Weiner proposed SB 902, a lighter-touch version of SB 50 which would allow the construction of duplexes, triplexes, and fourplexes by right. [30] The bill would have required approval of 2 to 4 unit apartment buildings on single-family lots, depending on a city's size. [31] The bill was passed in the Senate on June 23, 2020, but died in the Assembly Appropriations Committee.

SB 79 (2025)

Abundant and Affordable Homes Near Transit Act
Seal of California.svg
California State Legislature
Full nameHousing development: transit-oriented development [32]
IntroducedJanuary 15, 2025
Senate votedJune 3, 2025 (21–13–6)
Sponsor(s)Sen. Wiener, Assem. Haney and Lee
BillSB 79
Website Bill Information
Status: Not passed
(Pending in the California Assembly as of August 29, 2025)

In January 2025, Weiner introduced SB 79, dubbed as the Abundant and Affordable Homes Near Transit Act, which would require the upzoning of housing within distance of rail, ferry and rapid bus stations, allowing for the construction of housing between four and nine stories tall and for developers of such properties to take advantage of existing permit streamlining and density bonus laws. [33] [34] [1] The Senate voted 23-13 in favor of the bill on June 3, 2025, sending the bill to the Assembly for consideration. [35] [36] The bill was passed by the Assembly Committee on Housing and Community Development 9-1 on July 2, 2025, and by the Assembly Committee on Local Government 6-1 on July 16, 2025. On August 29, the bill was passed by the Assembly Appropriations Committee in an 8-6-1 vote, and currently awaits a floor vote on or before September 12.

Political debate

Senate Bill 827

Wiener said he proposed Senate Bill 827 in part to alleviate the state's ongoing housing affordability crisis as well as to address carbon emissions generated by vehicles. [15] Regarding the issue of local control, he stated: "In education and healthcare, the state sets basic standards, and local control exists within those standards. Only in housing has the state abdicated its role. But housing is a statewide issue, and the approach of pure local control has driven us into the ditch." [37]

The bill was opposed by city councils in Los Angeles, San Francisco, and major suburban cities, [38] [39] by suburban homeowners, and by tenants' rights groups, who argued that additional development would cause gentrification and displace underprivileged residents, especially non-white groups. [13] [40]

The bill was supported by a group of scholars who stated that it would help reduce decades of racial and economic residential segregation, [41] : 1-2  [5] : 1  by national pro-housing groups, and by over 100 executives from the Bay Area technology industry, who voiced their support for the bill in a joint letter. [42]

The Sierra Club California opposed the bill, saying that denser housing near major transit lines would displace people from cities [43] and undermine plans for future commuter rail projects. [44]

Senate Bill 50

Senate Bill 50 received coverage from major national newspapers outside of California, with the New York Times and The Atlantic publishing articles and opinion pieces on the bill. [45] [46]

Some scholars questioned the ability of Senate Bill 50 to lower housing prices on its own, with some giving credence to the idea that it was a "luxury housing bill." Senator Wiener said "increasing the supply of market rate housing, over time, will reduce costs." [47]

A study published in Urban Affairs Review found five years after Chicago rezoned land around transit stops for denser market-rate development, speculation caused housing prices to increase in the rezoned areas while housing production did not increase. The author of the study, in an online essay, said the tenant protections in Senate Bill 50 made it different from Chicago's rezoning. The author also acknowledged the need for affordable housing development to address California's housing issues and how more research was necessary to determine the long-term effects of rezoning on housing prices and production. [48] [49]

The mayor of Beverly Hills, who engaged in a broadcast debate with Senator Wiener, questioned why Senate Bill 50 would necessarily impact Southern California while exempting several affluent yet sparsely populated Bay Area counties. [50] [51] The bill faced opposition from local governments around the state who objected to how the bill would usurp local land use authority. [52] Some mayors endorsed the bill. [53] [54]

Senator Wiener said the passage of an anti rent-gouging bill in the previous year hindered the leverage for passing Senate Bill 50. [4]

A Los Angeles Times columnist said lawmakers from the greater Los Angeles area delegation were responsible for the demise of Senate Bill 50, and that the fight "had nothing to do with partisan politics" but instead was "all about geography" [55] while a Curbed columnist said opposition from a statewide coalition of affordable housing advocacy organizations was responsible for the defeat of Senate Bill 50. [56]

Independent analyses said most of the development spurred by the bill would have likely happened in the San Francisco Bay area. [57]

Michael Storper has argued that slight reductions in stringent zoning would mainly produce housing for wealthy people, and that it is already legal under existing zoning to build millions of units in unprofitable locations. [58]

Senate Bill 79

SB 79 received the opposition of Los Angeles Mayor Karen Bass and the Los Angeles City Council in an 8-5 vote, although the vote composition changed from the council's previous unanimous opposition to SB 50 in 2019. [59] The bill was publicly endorsed by the California Democratic Party's Executive Board (in a 111-62 vote), Oakland mayor Barbara Lee and former U.S. Representative Katie Porter. [60]

ADU construction

In 2016, California lawmakers removed local barriers to accessory dwelling unit (ADU) construction by passing Senate Bill 1069. This was later updated in 2017 with Senate Bill 229 and Assembly Bill 494. These bills modified single-family zoning throughout California by requiring speedy local approval of up to 1,200 square foot secondary units on all residential property in California, including land zoned for single-family homes. [61] In 2019, the law was updated with Assembly Bill 68 to allow up to 500 of the 1,200 square feet to be designated a "junior accessory dwelling unit"; some commentators said this amounted to de facto triplex zoning throughout the state. [62] [63]

HOME Act

In 2021, the SB 9, the California HOME Act, which was co-sponsored by Weiner, was signed into law, legalizing up to two units to be constructed across the state. Under the law, ADUs and JADUs can be built on a HOME Act project provided that the total number of dwellings does not exceed the amount allowed under the HOME Act.

Parking mandates

On August 30, 2022, AB 2097 was passed by the legislature, and was signed into law on September 22, 2022 by Newsom. It removes parking minimums for homes and commercial properties within one half-mile of public transit stations or in neighborhoods with low rates of car use. [64] California became the second state after Oregon to eliminate parking minimums near public transit. Other laws passed before and after AB 2097, including the HOME Act, SB 4, and SB 6, also prohibited parking mandates within a half-mile of public transit for eligible projects.

References

  1. 1 2 "Senator Wiener Announces Major Legislation To Build Homes Near Public Transit To Improve Affordability in California". Senator Scott Wiener. March 14, 2025. Retrieved August 30, 2025.
  2. 1 2 Dillon, Liam (January 4, 2018). "Get ready for a lot more housing near the Expo Line and other California transit stations if new legislation passes". Los Angeles Times. Retrieved April 17, 2018.
  3. 1 2 Murphy, Katy; Baldassari, Erin (March 3, 2018). "California gears up for a battle over single-family zoning near transit". The Mercury News. Retrieved April 29, 2018.
  4. 1 2 Matt Levin (January 31, 2020). "California's Most Controversial Homebuilding Bill, SB50, Just Died. What's Next?". LAist. Archived from the original on February 1, 2020. Retrieved April 20, 2020.
  5. 1 2 Dougherty, Conor (April 17, 2018). "California Lawmakers Kill Housing Bill After Fierce Debate". The New York Times . Archived from the original on April 26, 2018. Retrieved April 17, 2018.
  6. ↑ Sheyner, Gennady. "Contentious housing bill SB 50 dies on the Senate floor". www.paloaltoonline.com. Retrieved February 14, 2020.
  7. ↑ "SB 9: The California HOME Act". Focus. June 9, 2021. Retrieved November 4, 2024.
  8. ↑ "AB-2097 Residential, commercial, or other development types: parking requirements". California Legislative Information. 2022. Retrieved November 4, 2024.
  9. ↑ "Planning, Zoning, and Redevelopment" (PDF). California Department of Real Estate.
  10. ↑ Badger, Emily; Bui, Quoctrung (June 18, 2019). "Cities Start to Question an American Ideal: A House With a Yard on Every Lot". New York Times.
  11. ↑ "Measure JJJ triggers new incentives to encourage affordable housing near transit". Curbed. March 14, 2017.
  12. ↑ Dillon, Liam (June 1, 2017). "California Senate passes package of bills aiming to address housing crisis". Los Angeles Times. Retrieved April 21, 2018.
  13. 1 2 Grabar, Henry (April 20, 2018). "Why Was California's Radical Housing Bill so Unpopular?". Slate . Retrieved April 20, 2018.
  14. ↑ Roberts, David (April 4, 2018). "The future of housing policy is being decided in California". Vox . Retrieved April 21, 2018.
  15. 1 2 Zahinser, David; Dillon, Liam; Schleuss, Jon (March 25, 2018). "Plan to dramatically increase development would transform some L.A. neighborhoods". Los Angeles Times . Retrieved April 21, 2018.
  16. ↑ Kukura, Joe (March 29, 2018). "Tall Tales: The Potential Impact of SB 827". SF Weekly . Retrieved April 21, 2018.
  17. ↑ Murphy, Katy (April 24, 2018). "After death of major California housing bill, state Senator advances another proposal". The Mercury News . Retrieved April 25, 2018.
  18. ↑ Murphy, Katy (March 5, 2018). "20,000 new homes by BART stations? A new California zoning bill aims to speed building". The Mercury News. Retrieved April 24, 2018.
  19. ↑ Dillon, Liam (April 10, 2018). "Major California housing bill narrowed before its first legislative debate". Los Angeles Times. Retrieved April 21, 2018.
  20. ↑ Kim, Alicia (April 18, 2018). "Controversial state housing bill SB 827 dies in committee hearing". The Daily Californian . Retrieved April 21, 2018.
  21. ↑ "Bill Text - SB-50 Planning and zoning: Housing development: Streamlined approval: Incentives".
  22. ↑ Walker, Alissa (October 9, 2018). "Sen. Scott Wiener will introduce new version of transit density bill". Curbed Los Angeles . Retrieved October 9, 2018.
  23. ↑ Keeling, Brock (April 29, 2019). "SB 50 flowchart will help you make sense of California's transit-housing bill". Curbed SF. Retrieved February 14, 2020.
  24. ↑ "Senator Portantino's Statement on SB 50". Senator Anthony Portantino. May 16, 2019. Archived from the original on September 13, 2024. Retrieved February 14, 2020.
  25. ↑ "Controversial Housing Bill SB50 Reintroduced To Mixed Reception". January 7, 2020. Retrieved February 14, 2020.
  26. ↑ "Scott Wiener's SB50 housing-bill fix gets chilly reaction from key lawmaker". SFChronicle.com. January 8, 2020. Retrieved February 14, 2020.
  27. ↑ "State Senate head saved California's most important housing bill, showing what leadership is made of". Los Angeles Times. January 23, 2020. Retrieved February 14, 2020.
  28. ↑ Sheyner, Gennady. "Contentious housing bill SB 50 dies on the Senate floor". www.paloaltoonline.com. Retrieved February 14, 2020.
  29. ↑ Ballard, Nathan. "Sweeping solutions, not half measures, needed to fix California's housing crisis". www.sacbee.com. Retrieved February 14, 2020.
  30. ↑ "California lawmaker proposes new housing bill after SB 50 defeat - Lo…". archive.vn. March 10, 2020. Archived from the original on March 10, 2020. Retrieved October 28, 2024.{{cite web}}: CS1 maint: bot: original URL status unknown (link)
  31. ↑ "'Light touch density:' New proposal to bring more apartments in California neighborhoods". San Jose Mercury News. March 10, 2020.
  32. ↑ "Bill Text - SB-79 Housing development: transit-oriented development".
  33. ↑ "SB 79- INTRODUCED". leginfo.legislature.ca.gov. Retrieved January 16, 2025.
  34. ↑ "Senator Wiener Announces Major Legislation To Build Homes Near Public Transit To Improve Affordability in California". Senator Scott Wiener. March 14, 2025. Retrieved August 30, 2025.
  35. ↑ says, Alan C. Miller (June 4, 2025). "Transit-Oriented Housing Bill SB 79 Advances in California Senate - Davis Vanguard" . Retrieved June 4, 2025.
  36. ↑ Baldassari, Erin (June 4, 2025). "Controversial Housing-Near-Transit Bill Advances to Next Stop in Legislature | KQED". www.kqed.org. Retrieved June 4, 2025.
  37. ↑ Hiltzik, Michael (March 29, 2018). "California's housing crisis reaches from the homeless to the middle class — but it's still almost impossible to fix". Los Angeles Times . Archived from the original on March 31, 2018. Retrieved June 27, 2018.
  38. ↑ Dillon, Liam (April 17, 2018). "California lawmakers killed one of the biggest housing bills in the country". Los Angeles Times. Retrieved April 21, 2018.
  39. ↑ Murphy, Katy (April 5, 2018). "Sweeping California housing bill attacked on author's home turf". The Mercury News. Retrieved April 21, 2018.
  40. ↑ Dillon, Liam (May 2, 2018). "A major California housing bill failed after opposition from the low-income residents it aimed to help. Here's how it went wrong". Los Angeles Times. Retrieved May 3, 2018.
  41. ↑ Multiple Signatories (April 5, 2018). "The Fair Housing Promise of SB827" (PDF). Archived (PDF) from the original on April 8, 2018. Retrieved April 19, 2019.
  42. ↑ Kendall, Marisa (January 24, 2018). "Tech execs back California bill that aims to build more housing near transit". The Mercury News. Retrieved April 29, 2018. Bigger, taller apartment buildings surrounding your neighborhood BART station? More than 100 California tech leaders are enthusiastically saying yes, please. ... On Wednesday, 130 tech executives and venture capital partners said they 'solidly support' the plan in a letter addressed to Wiener.
  43. ↑ Grabar, Henry (2018). "Why Was California's Radical Housing Bill so Unpopular?". Slate. ISSN   1091-2339.
  44. ↑ White, Randol (2018). "Contentious California Plan To Expand Housing Near Transit Gets New Life". www.capradio.org.
  45. ↑ Cowan, Jill; Dougherty, Conor; Bowles, Nellie (January 31, 2020). "The Housing Bill is Dead. Long Live the Housing Bill?". The New York Times.
  46. ↑ "The Bill That Could Make California Livable Again". The Atlantic . January 13, 2020.
  47. ↑ Nichols, Chris (January 21, 2020). "Fact or Fiction? A Look At Claims About SB 50, One Of California's Most Controversial Housing Bills". PolitiFact . Archived from the original on February 7, 2020. Retrieved February 7, 2020. In the end, the experts agreed that under certain scenarios, the growth in housing prices could start to stabilize with more market-rate supply. But that's not the same thing as bringing those prices down.
  48. ↑ Freemark, Yonah (June 6, 2019). "Housing Arguments Over SB 50 Distort My Upzoning Study. Here's How to Get Zoning Changes Right". Medium. Archived from the original on May 26, 2019. Retrieved February 14, 2020.
  49. ↑ Freemark, Yonah (January 29, 2019). "Upzoning Chicago: Impacts of a Zoning Reform on Property Values and Housing Construction". Urban Affairs Review. 56 (3): 758–789. doi:10.1177/1078087418824672. ISSN   1078-0874. S2CID   159317550.
  50. ↑ "SB50: Sticking it to SoCal". Fox&Hounds. May 14, 2019. Retrieved February 14, 2020.
  51. ↑ Levin, Matt (October 31, 2019). "Podcast: A debate between polar opposites over the California housing crisis". CalMatters. Retrieved February 14, 2020.
  52. ↑ Young, David N. (February 12, 2020). "Local governments relieved as SB50 fails again" . Retrieved February 14, 2020.
  53. ↑ Bliss, Laura (April 24, 2019). "An Island of Silicon Valley Affordability Says Yes to More Housing". Bloomberg.com. Retrieved February 14, 2020.
  54. ↑ "San Jose and Stockton mayors boost transit-housing plan". sf.curbed.com. January 18, 2019. Retrieved February 14, 2020.
  55. ↑ "Column: Suburban sprawl wins again in the battle against California's housing crisis". Los Angeles Times. February 3, 2020. Retrieved February 14, 2020.
  56. ↑ Walker, Alissa (February 7, 2020). "The real reason California's upzoning bill failed". Curbed. Retrieved February 14, 2020.
  57. ↑ "L.A. versus S.F.: How the 'cultural divide' is determining housing policy in California". Los Angeles Times. February 7, 2020.
  58. ↑ "PolitiFact - Fact or Fiction? A Look At Claims About SB 50, One Of California's Most Controversial Housing Bills". PolitiFact . 2020.
  59. ↑ Zahniser, David; Dillon, Liam (April 16, 2019). "L.A. City Council opposes state bill that would lift local zoning rules". Los Angeles Times. Retrieved August 26, 2025.
  60. ↑ "Politics Heat Up Around SB79 - Dems Support, Los Angeles Opposes - Streetsblog California". cal.streetsblog.org. August 25, 2025. Retrieved August 26, 2025.
  61. ↑ "California ADU Applications Skyrocket After Regulatory Reform". Nextcity.
  62. ↑ "Will California's new ADU laws create a backyard building boom?". Curbed. October 11, 2019.
  63. ↑ "Opinion: Finally, Governor signs AB 68 into law, effectively ending single-family zoning statewide". Long Beach Post.
  64. ↑ Weinberg, Abigail (September 23, 2022). "California just struck a major blow to car culture". Mother Jones. Retrieved September 28, 2022.
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