Five Transit Housing Laws Since 2017, and What They Mean Near SGV Gold Line Stations

What this means for you

Sacramento calls California's housing shortage a crisis. State law says so in plain words. Since 2017, the state has used that finding to push cities to allow more homes near transit.

If you own land near a Metro Gold Line station (officially the A Line), those rules have changed several times. Each change made it easier to build homes near the train.

The newest law, SB 79, took effect July 1, 2026. It came after a string of smaller steps. Here they are, oldest first, a few lines each. SB 79 has its own full article.

2017: Los Angeles tries it first (City of LA only)

This program does not apply in any SGV city. It's here because it set the pattern the state later followed.

City of LA voters passed Measure JJJ in November 2016. It created the Transit Oriented Communities (TOC) program, which took effect September 22, 2017.

TOC lets a project near transit build bigger, with less required parking. In exchange, the builder sets aside affordable units. The closer the site is to transit, the bigger the bonus.

In February 2025, LA adopted a citywide rezoning called CHIP. The city says its new transit program builds off TOC.

2022: SB 10 lets cities choose to allow more homes

SB 10 took effect January 1, 2022. It let a city rezone a single lot for up to 10 homes. Up to 2 ADUs could go on top, and they didn't count toward the 10.

The lot had to be near transit, or an infill lot in an area that is already built up.

SB 10 was optional. Nothing changed unless a city council voted to use it. To make that easier, the rezoning was exempt from CEQA, the state's environmental review law.

A few other rules came with it:

• If the rezoning overrode a limit passed by local voters, the council needed a two-thirds vote.
• Once a lot was rezoned under SB 10, the city could not lower its density later.
• Cities cannot adopt new SB 10 rezonings on or after January 1, 2029.

If you own land near transit, ask your city's planning department whether it ever adopted an SB 10 rezoning.

2023: AB 2097 drops parking minimums near transit

Near a major transit stop, a city generally can't make a new project build a set number of parking spaces. That rule is AB 2097 (Gov. Code § 65863.2). It took effect January 1, 2023.

"Major" is about how often service runs, not the type of vehicle. Any rail station counts. A bus stop counts only if two busy lines meet there. The rule reaches about half a mile from the stop.

The state housing department, HCD, says every existing rail station counts. That includes every Gold Line station.

There are limits:

• A city can still require parking in some cases. It must make written findings within 30 days of a complete application.
• The findings must show serious harm to housing goals for lower-income, senior, or disabled residents, or to nearby parking.
• A city can't use that exception on a housing project with fewer than 20 units.
• It also can't use it if at least 20% of the homes are set aside. That covers homes for lower- or moderate-income households, students, seniors, or people with disabilities.
• Hotels and event centers are left out of the rule.
• An owner can still choose to build parking.

2025: AB 2553 counts more bus stops

AB 2553 changed how often buses must run for a stop to count as "major." Before, two bus lines had to meet, each running at least every 15 minutes at rush hour. Now every 20 minutes is enough.

The change took effect January 1, 2025. Several state laws use the same "major transit stop" test, including AB 2097's parking rule and the state density bonus. So these rules now reach land near busy bus corners as well as train stations.

To see which stops count, HCD points to the state's CEQA Site Check map at sitecheck.opr.ca.gov.

2026: SB 79 makes it a state rule

SB 79 took effect July 1, 2026. It applies to lots zoned for homes, mixed use, or commerce near qualifying stations. A project must have at least 5 homes to use it.

On those lots, the state sets a floor. A city must allow at least a certain height and number of homes, even if its own zoning says less. The floor is what the city has to allow. Nobody has to build that much.

Gold Line stations are in the law's second tier, for light rail. Near them, the floor depends on distance:

• Within a quarter mile: at least 65 feet and 100 homes per acre.
• From a quarter to half a mile: at least 55 feet and 80 homes per acre.
• Lots right next to a station get more.

SB 10 only gave cities permission, and they could ignore it. SB 79 is a requirement. A city can still write its own plan for its station areas, but HCD reviews that plan.

In the SGV, these zones sit around Gold Line stations from Pasadena to Pomona. Starting January 1, 2027, a city that denies a qualifying project in some areas faces more legal risk. The state will presume it broke the Housing Accountability Act, a law that limits when cities can reject housing.

Our SB 79 article covers which stations qualify, the affordability rules, and the details by distance.

How it affects each side

If you own land near a station, your city's zoning map may not show everything your lot can hold today. Check with your city's planning department. Ask for your lot's current zoning, and ask whether any of these state laws apply to it. None of these laws makes you build anything. They change what your city can block or require.

If you rent or live near a station, more homes may go up within walking distance of the train. Larger SB 79 projects must include some affordable units. Some new buildings may have little or no parking. Neighbors also have fewer ways to stop a qualifying project at a public hearing.

What this doesn't change

TOC and LA's newer CHIP programs apply only inside the City of Los Angeles. Each state law above has its own size limits, location tests, and exceptions. For your own lot, your city's planning department is the place to start.

Who to contact

Owners, builders, and neighbors can all use this state office.

California Department of Housing and Community Development (HCD), Housing Accountability Unit (both). Reviews reports that a city may have broken a state housing law, including the parking and transit rules above. It accepts requests from anyone. Email: HAUPortal@hcd.ca.gov. Website: hcd.ca.gov/hau/portal.

For questions about a specific lot, start with your own city's planning department.

Note on official inquiries: SGV Housing provides independent market intelligence and regulatory analysis for information only. We are not a government agency, a planning department, or legal counsel. For official zoning decisions or questions about a specific lot, contact your city's planning department directly.

Before you act

This article is general information, not legal advice. Laws change, and every property is different. Before you act, talk to a licensed California real estate attorney. For tax questions, also talk to a CPA.