SB79 Transit-Oriented Development

Senate Bill 79 (SB 79), the Abundant and Affordable Homes Near Transit Act, establishes minimum guaranteed development standards for qualified housing projects located near specified transit stops in urban transit counties. SB 79 went into effect on July 1, 2026 and establishes new minimum floor area ratios (FARs), heights, and density standards for qualifying housing projects located within 1/2 mile of a "transit-oriented development" (TOD) stop regardless of underlying local zoning. You can read the complete text of SB 79 on the California State Legislature's website.

SB 79 Local Effects

Santa Monica is served by four Metro E Expo Light Rail stations: the Downtown SM Station, 17th Street/Santa Monica College Station, the Bergamot Station and the Expo/Bundy Station. These stations qualify as Tier 2 TOD stops as they are served by light rail transit and the areas within 1/2 mile of the stops are called TOD zones, as shown in the map below. Additional bus stops in the Downtown also qualify as Tier 2 TOD stops. Please refer to the map below to view the TOD zones and TOD stops. Qualified housing projects located in TOD zones are now eligible for new development standards established by SB 79 (regardless of underlying local zoning) until the City's adoption of an Exclusion Ordinance or a TOD alternative plan.

Disclaimer: Note that this map is provided by the City of Santa Monica and intended for exploratory purposes only to identify potential applicability of SB 79. SB 79 requires that the Southern California Association of Governments (SCAG) prepare a map of TOD zones by tier (Government Code Section 65912.160(f)), and further states that SCAG's map has the rebuttal presumption of validity. On July 2, 2026, SCAG Regional Council approved its SB 79 map. The map provided below is consistent with SCAG's SB 79 map, and identifies the City's TOD zones and parcels within ½ mile of the TOD transit stop as well as parcels that are eligible for temporary exclusion from SB 79 standards. The City will continue to update this map based on changing conditions and additional guidance from SCAG and HCD as it becomes available. This SB 79 map is provided for illustrative purposes only. The data shown is approximate and may not reflect current conditions or official records. All data, including but not limited to parcel boundaries, zoning designations, SB 79 applicability, and site characteristics, should be independently verified with the City of Santa Monica. The City of Santa Monica assumes no responsibility for errors, omissions, or discrepancies in this draft map.

News and Events

City Council - July 14, 206
The City Council will hold public hearing to consider adoption of amendments to the Zoning Ordinance to implement SB 79, including but not limited to adoption of a temporary Exclusion Ordinance that will delay applicability of SB 79 provisions on qualifying sites to until one year after adoption of the 7th Cycle Housing Element (2030). Council will also consider Planning Commission's recommendation to adopt amendments that would include targeted upzoning for limited multifamily parcels within one-half mile of the Metro E Expo/Bundy station to qualify the transit-oriented development zone for the Exclusion Ordinance. Please visit the City Council Agenda website to review the staff report when it becomes available.

Planning Commission - June 17, 2026
The Planning Commission held a public hearing and voted to recommend to Council to adopt amendments to the Zoning Ordinance to implement SB 79, including but not limited to adoption of a temporary Exclusion Ordinance that will delay applicability of SB 79 provisions on qualifying sites to until one year after adoption of the 7th Cycle Housing Element (2030). Commission also recommended that the Council adopt amendments that would include potential targeted upzoning for limited multifamily parcels within one-half mile of the Metro E Expo/Bundy station to qualify the transit-oriented development zone for the Exclusion Ordinance. Please visit the Planning Commission Agenda website to review the staff report and presentation.
City Council - April 28, 2026
The City Council held a follow-up session on SB 79 and directed staff to proceed with a Phase Implementation approach that would include adopting a temporary exclusion ordinance until adoption of an Alternative TOD Plan. Please visit the City Council Agenda website to view the staff report and meeting video archive.
Planning Commission - April 15, 2026
The Planning Commission held a study session focused on SB 79's local effects and discuss options for how Santa Monica can implement this new law. Please visit the Planning Commission Agenda website to review the staff report and presentation.
Planning Commission - March 4, 2026
The Planning Commission received an update of new housing laws, including SB 79. The staff presentation on SB 79 begins on slide 16 and is posted on the Planning Commission Agenda website.

Contact Us:

housingupdates@santamonica.gov

FAQ

Does the City have a choice to implement SB 79?

SB 79 is State law, and automatically becomes effective starting on July 1, 2026. While the City must comply with SB 79, there are a few different options to comply.

What type of projects qualify for SB 79?

Transit-oriented housing development projects that meet all of the following requirements are permitted and eligible for SB 79's guaranteed development standards:

Location: Is located within 1/2 mile of a TOD stop;
Housing Project: Does not include any portion designated for hotel, motel, or transient lodging;
Number of Units: Includes at least 5 dwelling units;
Minimum Density: Has the greater of either a minimum density of 30 units per acre or the minimum density allowed by the City;
Average Unit Size: Has an average unit total floor area for units not exceeding 1,750 net square feet;
Anti-Displacement: Is not located on a site with more than 2 units where the project would require demolition of rent controlled or affordable units occupied by tenants within the last 7 years or have had more than 2 rent controlled or affordable units demolished within 7 years of an application;
Affordability: If the project is 10 units or more, it must comply with local inclusionary requirements (Affordable Housing Production Program) if they mandate a higher percentage or deeper affordability than that specified in SB 79 (7% ELI, or 10% VLI, or 13% lower income). Affordable rental units must be deed restricted for 55 years and ownership units must be deed restricted for 45 years; and
Labor Standards: Complies with labor standards if over 85 feet in height.

What development standards would be allowed by SB 79 in Santa Monica?

For Santa Monica, SB 79 establishes the following guaranteed floor area ratios (FARs), height, and density standards (regardless of local zoning) for a housing project depending on its distance to a Tier 2 TOD stop.

Adjacent Sites (within 200 feet of a pedestrian access point to the TOD stop) - FAR 4.0, 85 feet height, 140 units/acre for density
Within 1/4 mile - FAR 3.0, 65 feet height, 100 units/acre for density
Within 1/2 mile - FAR 2.5, 55 feet height, 80 units/acre for density

What other options are there to implement SB 79?

SB 79 provides two other options to implementation. The Phased Implementation approach allows the City to adopt an ordinance to temporarily exclude qualified sites until 2030. Another option to SB 79 implementation is the TOD Alternative Plan which would last through the 7th Cycle Housing Element Period. This option allows the City to transfer density across the TOD Zones (areas within 1/2 mile of a TOD stop) and/or sites as long as at least the total net capacity in units and residential FAR permitted by SB 79 are maintained. Both of these options require adoption of an ordinance that would be subject to HCD review for compliance with State law. Please refer to this table for a summary of the SB 79 implementation options.

Do SB 79 projects qualify for State Density Bonus?

Yes, SB 79 projects are eligible for the full range of benefits provided under State Density Bonus Law (SDBL), including density bonuses, incentives or concessions, waivers or reductions of development standards, and modified parking ratios. However, the City is not required to grant additional height increases through SDBL beyond the maximum heights allowed through SB 79, except for 100% affordable projects.