SB 79 (2025) Explained: California Transit Zoning, Costs & Timelines
- G FRANK
- Oct 11, 2025
- 5 min read
What SB 79 Means for California Property Owners
California’s SB 79 just changed the map — literally. This new law sets statewide transit-zone standards and a ministerial path that could let many parcels add units more easily, starting July 1, 2026.If your property sits within a half-mile of a qualifying stop (or even better, inside that quarter-mile “inner ring”), the rules of the game shift. Think more height, more units, and less local guesswork.
Here’s what the statute says, how the TOD tiers work, what projects may cost, and the practical steps to take before the deadline hits.(Because concrete moves faster when you plan before the pour.)
SB 79 Overview: When It Applies and What It Changes
A qualifying housing development — at least five units — near a designated transit-oriented development (TOD) stop must now be allowed on residential, mixed, or commercial-zoned land. Height, density, and FAR are all defined by TOD tiers based on proximity and transit type.
Projects consistent with SB 79 are automatically consistent under the Housing Accountability Act and can follow a streamlined, ministerial approval route.Local agencies are bound starting July 1, 2026; in high-resource areas, cities that deny qualifying projects after Jan 1, 2027 face immediate HAA penalties.
Translation: when the law says “ministerial,” it means fewer late-night Planning Commission debates and more calendar certainty.
SB 79 Eligibility and TOD Tier Logic
Eligibility hangs on three things:
Distance to a mapped TOD stop (½ mile = eligible, ¼ mile = premium zone)
Transit service quality
Compliance with affordability, labor, and anti-displacement rules
The law defines multiple transit types — heavy rail, light rail, commuter, and BRT — and sets thresholds like “48 trains per day over three years” for high-frequency service. Top tiers may allow up to nine stories near major stations; final heights will come from each MPO’s tier maps.
In short: your distance from the tracks just became a design variable.
Streamlined Approvals, CEQA Notes & Local Alternatives
SB 79 piggybacks on the SB 35 (Gov Code §65913.4) framework, with its own exceptions and affordability conditions. Projects must still meet safety and site limits (no VHFHSZ, for instance) unless explicitly waived.
Each Metropolitan Planning Organization — SCAG, MTC, SANDAG, SACOG — will release TOD tier maps, presumed valid unless proven otherwise. Cities can align via HCD-reviewed ordinances or propose a compliant “alternative plan” offering equal housing capacity.
Transit agencies also gain power to zone TOD land they own, backed by a CEQA programmatic review.
Pro tip: When the law says “ministerial,” it’s code for “don’t lose your weekend to hearings.”
Cost Ranges and Budget Math for SB 79 Projects
Hard costs: $350 – $550 / sf in urban markets — higher for podiums, elevators, or prevailing-wage work.Soft costs: 22–28 % of hard costs (A/E, civil, MEP, Title 24, survey, expediting).City & utility fees: ~$25–$45 / sf combined (impact, plan check, permits, meters, laterals).
Example: 6 units × 1,050 sf = 6,300 gsf × $420 = $2.65 M hard; + 25 % soft = $0.66 M; + $35/sf fees = $0.22 M → ≈ $3.53 M total (± 15 %).
Owner lever: AB 2097 removes parking minimums within ½ mile of major transit, often making all-wood structures feasible without costly podiums.
In builder math: fewer parking stalls, more rentable square feet, and fewer gray hairs.
Typical SB 79 Project Timelines and Phases
Typical design-bid-build flow:Feasibility 2–4 wks → Survey/soils 3–6 wks → Schematic 6–10 wks → CDs 8–14 wks → Ministerial review 6–12 wks → Build 10–16 months (wood 3–5 stories).
SB 79 is operative July 1, 2026. Starting design now means you can file the day MPO maps go live. Labor standards escalate above 85 ft — flag those early with your GC and counsel.
Construction time expands to match your coffee supply, so plan ahead.
Height, Affordability & Labor Impacts on Budget
Taller buildings bring sprinkler, shaft, sound, and elevator upgrades. Title 24 energy and envelope systems scale too.
Projects must satisfy affordability, safety, and labor conditions, with HAA penalties for illegal denials after Jan 1, 2027.Above 85 feet, SB 35-style labor and wage rules kick in.
Gravity may be constant, but cost per foot isn’t — watch that threshold.
Where SB 79 Will Hit Hardest
Expect action in urban transit counties — L.A., San Francisco, San Diego, Santa Clara, Alameda, San Mateo, Sacramento, and Orange — plus key BRT corridors.
Owners should monitor MPO tier map drops, HCD guidance by July 1, 2026, and any local “alternative plans.”
If your nearest station has its own coffee line, assume it’s on the map.
Key Takeaways
SB 79 = statewide zoning near transit. MPOs publish tier maps with rebuttable validity.
Operative July 1, 2026; HAA penalties begin Jan 1, 2027.
Top tiers ≈ nine stories; entitlements scale by transit type and distance.
Prep now: parcel check → yield study → budget → ministerial plan.
Call to Action
Book an SB 79 Feasibility Consult (45–60 min): parcel & tier check, unit yield study, line-item budget, and a ministerial submission timeline ready for July 2026.
Checklist: 7 Steps Owners Can Take Now
Parcel & Transit Check: Measure ½- and ¼-mile rings; save screens; track MPO map release.
Constraints Sweep: Lot size, slope, easements, overlays, utility capacity, permits.
Yield Study: Test 4–8 units vs any local alternative plan.
Budget Bands: Apply $ per sf, soft %, fees, and 10–15 % contingency.
Entitlement Path: Confirm 7/1/26 window, ministerial packet, labor triggers (>85 ft).
Financing & Exit: Model rents / cap rate; hold vs sell; use lenders who know ministerial approvals.
Community Logistics: Plan staging, haul routes, utilities, neighbor notices.
FAQ
Q: When does SB 79 apply?
A: Cities are subject starting July 1, 2026. Denials after Jan 1, 2027 in high-resource areas trigger HAA penalties.
Q: What makes a parcel eligible?
A: Distance to TOD stop, plus affordability, anti-displacement, and labor compliance. Eligibility depends on MPO tier maps.
Q: Will my city’s zoning still matter?A: SB 79 preempts conflicting local zoning. Cities can align via HCD review or file an equivalent TOD plan.
Q: Is this CEQA-exempt?A: Qualifying projects get ministerial streamlining but not automatic CEQA exemption. Transit-agency land follows separate rules.
Q: How tall can I go?
A: Reports suggest up to ~9 stories at top tiers; final limits depend on MPO maps.
Q: Where is it most impactful?
A: Urban transit counties with rail/BRT — L.A., Bay Area, San Diego, Sacramento, Orange.
Q: What protections exist?
A: Affordability, anti-displacement, fire/life-safety, and labor standards under HCD oversight.
Visuals with Alt Text
Statewide TOD Tier Map Explainer — Alt: “Where SB 79 applies: ½-mile transit radii and tier logic.”
Massing Diagram: Alt: “Shift from single-family to 6-unit SB 79 infill.”
Cost & Timeline Chart: Alt: “SB 79 cost and timeline breakdown.”
Compliance Note
Verify locally with your plan checker. No fastener substitutions; follow manufacturer and ICC guidance.
Pro Tip
Treat 2025–early 2026 as your “pre-game.” Lock feasibility, survey/soils, and massing now so you can file the minute MPO maps and ministerial packets go live. Your future self will thank you — and sleep better through plan check.
Myth vs Reality
Myth: “Every lot near a bus stop goes 9 stories now.”
Reality: SB 79 ties height to tier distance and transit type. Top tiers may reach ~9 stories near rail, but most sites cap around 3–5 stories of wood-frame housing.
Think of it as zoning with a gear shift, not a catapult.
If SB 79 just opened a door for your parcel, we’re the crew that knows how to walk through it—permits, plans, punch lists, and all.From feasibility to final inspection, Creation G translates state zoning into real-world square footage (and fewer headaches along the way).
Ready to turn your near-transit lot into a long-term win?Let’s build something that makes the map proud.
Creation G – for Creation Ground-Up Multifamily Magic That Meets Code
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