California’s housing crisis has reached a boiling point, and state officials are taking action to address the growing need for affordable housing. The California State Senate recently passed Senate Bill 79 (SB 79), a sweeping piece of legislation aimed at promoting the development of dense residential housing near major transit hubs, including BART stations, Caltrain, and Los Angeles Metro stops. With the state’s housing affordability at an all-time low, SB 79 represents a major push to provide more affordable living options for Californians.
The Importance of SB 79 and its Impact
California is one of the most expensive states in the U.S., with sky-high home prices and rents that continue to outpace wages. A report from the California Housing Partnership showed that California needs 1.4 million more affordable homes to meet the demand, and the situation has only worsened in recent years. Rising home prices and rents, coupled with a growing population, have resulted in more families being priced out of housing markets in cities like Los Angeles, San Francisco, and San Diego.
SB 79 addresses this crisis head-on by making it easier to build affordable housing near transit hubs, which would ideally reduce car dependence and encourage the use of public transportation. The bill permits greater density for residential and commercial projects near transit areas, bypassing some of the stringent zoning laws that have made housing development in these areas difficult and slow. With this bill, cities can now approve taller and more densely packed buildings in strategic locations without having to go through the long, expensive, and often contested process of rezoning.
Supporters of the bill argue that this is the only way to increase housing density in high-demand areas while also ensuring that new housing remains affordable for lower-income residents. By integrating affordable housing into prime transit corridors, SB 79 will help reduce congestion, lower carbon emissions, and provide much-needed housing options for working-class families. According to data from the California Housing Finance Agency, affordable housing near public transportation is linked to increased economic mobility and lower commuting costs.
The Role of Transit-Oriented Development
A key aspect of SB 79 is its emphasis on transit-oriented development (TOD). TOD has been identified as one of the most effective ways to create sustainable communities, reduce reliance on cars, and address the housing crisis. Transit-oriented developments focus on creating vibrant, walkable communities with easy access to public transportation, which in turn reduces the need for cars, helps with environmental sustainability, and increases the availability of affordable housing.
California has already seen some success with TOD projects in cities like San Francisco and Los Angeles, where investments in public transit systems have led to the construction of high-density residential and mixed-use buildings near transit stations. The introduction of SB 79 is a concerted effort to expand these TOD projects throughout the state.
A good example of how TOD has worked in California can be seen in the city of San Francisco, where developments around BART stations have transformed once underdeveloped areas into thriving neighborhoods. These projects have offered new housing options for residents who work in the city but can’t afford the exorbitant rents in the heart of the urban core. By building near transit hubs, the city has been able to create dense, walkable neighborhoods while maintaining access to transportation.
SB 79’s goal is to replicate the success of such TOD projects in cities across California, including smaller regions that have long struggled with the housing crisis. This includes towns and suburbs in Northern and Southern California that are not currently part of the state’s major urban centers. The potential for a more comprehensive TOD approach will see increased development in areas that have been historically underserved, helping to provide affordable housing outside the more congested areas like downtown Los Angeles and San Francisco.
Opposition and Criticism of SB 79
While the passage of SB 79 in the State Senate represents a major victory for housing advocates, the bill has not been without its detractors. Many local communities have expressed concerns over the bill’s potential to encourage overdevelopment in neighborhoods that are not equipped to handle the population influx. These critics argue that increasing housing density in already crowded areas could exacerbate issues like traffic congestion and strain local infrastructure, including schools, hospitals, and public services.
In particular, critics point out that increasing residential density in suburban or single-family zoning areas could dramatically alter the character of communities. Some residents fear that large-scale development projects could lead to gentrification and the displacement of long-time residents, pushing lower-income families out of their neighborhoods. As developers increasingly seek out prime transit locations, they may prioritize market-rate or luxury housing over affordable units, further exacerbating the affordability crisis in high-demand cities.
Another concern raised by opponents is the bill’s potential to bypass local zoning laws, which have traditionally allowed communities to have a say in how development proceeds. Many local governments and residents feel that this provision could undermine local control and lead to unwanted changes that do not align with community preferences. The bill’s bypassing of the California Environmental Quality Act (CEQA) for transit-adjacent projects has also raised concerns among environmentalists who argue that it could lead to rushed development without proper consideration of environmental impacts.
Moving Forward: What’s Next for SB 79?
Despite these concerns, SB 79 continues to garner significant support from housing advocates, environmentalists, and urban planners, all of whom believe that the bill’s benefits will outweigh the potential drawbacks. However, it will face further scrutiny as it moves to the California State Assembly, where it will undergo additional revisions and debate before it can become law.
Governor Gavin Newsom has signaled his support for the bill, emphasizing that California’s housing crisis cannot be solved by incremental changes. He has long advocated for bold, statewide reforms to streamline housing development and ensure that all Californians have access to affordable, sustainable housing. The governor’s backing could be key to ensuring the bill’s passage, though local governments and special interest groups are likely to continue fighting for amendments that address their concerns.
