California land use rules are shifting fast. Two laws that often come up in planning conversations are SB 79 and AB 2097. Both focus on development near transit. Both limit local control. Still, they do very different things.
This article explains those differences in plain terms. It is written for planners, developers, property owners, and consultants who need clarity, not legal jargon. If you work in entitlement strategy or development feasibility, these laws affect your projects more than you might expect.
Why SB 79 and AB 2097 Matter in California Planning
California faces two connected problems. Housing supply is low. Car dependency is high.
The state’s response has been to encourage more housing near transit while removing rules that increase costs or reduce feasibility. SB 79 and AB 2097 are part of that response.
They are not optional policies. Cities must comply.
The shared policy direction
Both laws aim to support:
Housing growth near major transit
Reduced reliance on cars
More efficient land use
Lower development barriers
However, they approach those goals in different ways. SB 79 focuses on zoning and development capacity. AB 2097 focuses on parking requirements. That distinction matters when reviewing a site or planning a project.
High-level comparison
| Topic | SB 79 | AB 2097 |
|---|---|---|
| Primary focus | Zoning standards | Parking rules |
| Increases allowed housing | Yes | No |
| Removes parking minimums | Indirect | Direct |
| Applies near transit | Yes | Yes |
| Limits local authority | Yes | Yes |
Many projects near transit are affected by both laws at the same time. That overlap often causes confusion.
Why these laws change project outcomes
Before these laws, cities used zoning and parking rules to limit development intensity. That made many transit-adjacent sites underused.
Now:
SB 79 can allow more units or height than local zoning permits
AB 2097 can remove costly parking mandates
Together, they can shift a project from infeasible to viable. That is why planners and consultants must evaluate both laws early in the process.
Project Planning Workflow Near Transit
What Is SB 79? Housing Density Near Major Transit
SB 79 is a state zoning law. It sets minimum development standards for housing near major transit stops. When it applies, local zoning cannot be more restrictive.
The law is focused on increasing housing supply where transit access already exists.
The purpose behind SB 79
SB 79 was designed to address a long-standing issue. Many cities allowed transit to be built but refused to allow housing around it. The state stepped in to change that pattern.
SB 79 seeks to:
Encourage multi-family housing near transit
Make better use of public infrastructure
Support regional housing goals
It does this by replacing local limits with statewide minimums.
Where SB 79 applies
SB 79 does not apply everywhere. It applies in urban transit counties that meet specific criteria.
To qualify, a county must have:
A large rail transit network
Multiple major transit stations
Within those counties, SB 79 applies to properties located within set distances of:
Rail stations
Bus rapid transit stops
High-frequency transit corridors
Distance from transit determines how much development is allowed.
How SB 79 changes zoning standards
SB 79 sets minimum rules for:
Building height
Residential density
Cities may allow more than these standards. They cannot allow less. Here is a simplified overview.
| Distance from transit | Development intensity allowed |
|---|---|
| Closest tier | Highest height and density |
| Middle tier | Moderate height and density |
| Outer tier | Increased standards over local zoning |
These standards override local zoning maps and codes when they conflict.
Approval and review under SB 79
SB 79 does not eliminate review entirely. Projects must still comply with:
Objective design standards
Environmental regulations
Building and safety requirements
However, SB 79 limits a city’s ability to deny or downsize a project based on zoning preferences. In practice, this shifts the conversation from whether housing is allowed to how it is designed.
Who SB 79 affects most
SB 79 is especially relevant for:
Property owners near transit stations
Developers pursuing multi-family projects
Consultants analyzing site feasibility
Sites previously limited to low density may now support substantially more housing. That change can affect land value, project scope, and long-term planning strategy.
What Is AB 2097? Removing Parking Minimums Near Transit
AB 2097 takes a different approach than SB 79. It does not change zoning. It does not increase density. Instead, it removes one of the biggest cost drivers in development: mandatory parking. The law limits when cities can require parking for new projects near transit.
Why AB 2097 was passed
For decades, cities required large amounts of parking, even near rail stations and major bus stops.
That created several problems:
Higher construction costs
Larger buildings with less usable space
Fewer housing units
More driving, even near transit
AB 2097 was designed to remove those barriers. The idea is simple. If transit is nearby, parking should be optional, not mandatory.
Where AB 2097 applies
AB 2097 applies statewide. It is not limited to certain counties. The law applies to most development projects located within:
One-half mile of a major transit stop
One-quarter mile of a high-quality bus corridor
When a project falls within these distances, cities generally cannot require minimum parking.
This applies to:
Residential projects
Commercial projects
Mixed-use developments
What AB 2097 actually does
AB 2097 does not ban parking. Developers may still provide parking if they choose. What the law does is remove the minimum requirement.
That means:
Cities cannot require a set number of parking spaces
Parking decisions shift to the project design stage
Developers can respond to real market demand
Here is a simple breakdown.
| Rule before AB 2097 | Rule after AB 2097 |
|---|---|
| City sets parking minimums | Parking is optional near transit |
| Parking tied to unit count | Parking based on project choice |
| High cost for structured parking | More flexible project budgets |
Exceptions cities can use
AB 2097 is not absolute. Cities may still require parking if they make written findings showing that:
Parking is needed for public health or safety
The project serves populations with special parking needs
There is a specific, documented local impact
These findings must be evidence-based. General concerns are not enough. This limits how often cities can bypass the law.
How AB 2097 affects project design
Removing parking minimums has a direct impact on how projects are planned.
Common changes include:
Smaller building footprints
More space for housing or commercial use
Lower construction costs
Easier site layout on small or irregular parcels
For many infill sites, parking requirements were the main constraint. AB 2097 removes that constraint.
Who benefits most from AB 2097
AB 2097 is especially helpful for:
Infill development near transit
Affordable housing projects
Small and mid-sized parcels
Adaptive reuse projects
It also benefits cities that want more compact, walkable neighborhoods without rewriting their zoning codes.
How AB 2097 differs from SB 79
Although both laws apply near transit, their roles are different.
- SB 79 answers the question: How much housing is allowed?
- AB 2097 answers a different question: How much parking is required?
Many projects use both laws together. Still, each must be evaluated on its own terms.
Top 5 Transit-Oriented Development Tips 🚆
- ✅ Maximize unit density near transit while complying with SB 79
- ✅ Use AB 2097 to reduce unnecessary parking costs
- ✅ Engage the community early to address neighborhood concerns
- ✅ Plan for sustainable, walkable neighborhoods with open space
- ✅ Coordinate with city planning for faster approvals
SB 79 vs AB 2097: Key Differences Explained Side by Side
SB 79 and AB 2097 both affect development near transit. Yet, they target very different aspects of projects. Understanding these differences helps developers, planners, and property owners plan effectively.
Core focus of each law
SB 79: Focuses on zoning and housing density. It sets state minimum standards for how tall or dense buildings can be near transit.
AB 2097: Focuses on parking requirements. It removes city-mandated parking minimums near transit stops.
Even though both laws apply near transit, they solve different problems. SB 79 addresses housing supply, while AB 2097 addresses development cost and efficiency.
Key differences in practical terms
| Feature | SB 79 | AB 2097 |
|---|---|---|
| Main purpose | Increase housing density | Remove mandatory parking |
| Geographic scope | Urban transit counties with multiple stations | Statewide near major transit |
| Effect on project size | Can increase height, units, and FAR | No effect on height or units |
| Local control | Limits city zoning authority | Limits city parking mandates |
| Project cost impact | Potentially higher construction due to added units | Potentially lower construction due to less parking |
| Type of project most affected | Multi-family housing | Residential and mixed-use near transit |
This table shows that while SB 79 often enables bigger projects, AB 2097 reduces project costs and improves flexibility. Many developments benefit from both simultaneously, but the laws work in different ways.
Who is impacted the most
SB 79 and AB 2097 affect different stakeholders:
SB 79: Developers planning multi-family projects, property owners near transit, and cities needing to comply with state zoning.
AB 2097: Developers looking to reduce construction costs, cities wanting to encourage walkable neighborhoods, and projects on small or constrained parcels.
How cities and planners respond
Cities must now evaluate each project with both laws in mind:
Determine project location relative to transit
Check SB 79 eligibility to see allowed density and height
Check AB 2097 applicability to understand parking requirements
Adjust site plans accordingly
This evaluation can change the entire feasibility of a project. For example, a site that seemed too small under old zoning might now support a multi-family building without requiring expensive structured parking.
Summary of differences in plain language
SB 79 = “how much housing is allowed?”
AB 2097 = “how much parking is required?”
Both laws aim to make transit-oriented development easier and more efficient, but they do so through separate mechanisms.
Why These Bills Matter: Policy and Practical Impacts
SB 79 and AB 2097 are not just abstract laws. They have real effects on how housing and development happen in California. Understanding their practical impacts helps developers, planners, and cities make informed decisions.
Impact on Housing Supply
SB 79 directly affects the number of homes that can be built near transit. By increasing allowable height and density:
Projects that were once limited to single-family homes can now become multi-family buildings.
Developers can add more units without needing costly zoning variances.
Cities can meet regional housing targets more easily.
AB 2097 supports housing indirectly. By removing parking minimums:
Developers can use space more efficiently.
Construction costs are reduced, making smaller or affordable units more feasible.
Projects can include more open space or community amenities instead of parking.
Together, both laws help increase housing supply where transit is accessible, which is essential for reducing the housing shortage in urban areas.
Transportation and Environmental Effects
Both laws aim to promote transit use and reduce car dependency.
Key benefits include:
Encouraging residents to live closer to transit lines.
Reducing vehicle miles traveled (VMT), which lowers greenhouse gas emissions.
Supporting walkable, compact neighborhoods that reduce congestion.
By focusing development around transit, the state hopes to create communities that are more sustainable and connected.
Economic and Cost Implications
Development near transit can be expensive if parking is required or zoning is restrictive. These laws change that:
SB 79: May increase construction costs if more units or higher buildings are added, but also increases potential revenue from additional units.
AB 2097: Reduces costs by eliminating mandatory parking, which can save thousands per unit, particularly for structured or underground parking.
The combination makes projects more financially viable while promoting smart growth.
Community and Urban Planning Impacts
Both laws influence neighborhoods and city planning:
SB 79 encourages higher density, which may change neighborhood character.
AB 2097 allows more flexible design, making space for parks, courtyards, or other amenities.
Both laws support local efforts to reduce urban sprawl and encourage compact development.
Here’s a simple view of the benefits for different stakeholders:
| Stakeholder | SB 79 Benefits | AB 2097 Benefits |
|---|---|---|
| Developers | Higher allowed density, more units per site | Lower costs, flexible parking, easier site layout |
| Cities | Meets housing targets, supports transit goals | Encourages walkable neighborhoods, reduces parking demand |
| Residents | More housing options near transit | More open space, less congestion, easier walking access |
| Transit agencies | More riders close to stations | More transit use, reduced car dependency |
Why understanding these laws is critical
For planners, consultants, and property owners, knowing these laws can:
Determine whether a project is feasible
Shape site design and unit mix
Influence long-term financial planning
Improve compliance with state housing and transit goals
Ignoring these rules can result in delays, higher costs, or missed development opportunities.
Common Criticisms & Support Arguments
SB 79 and AB 2097 have generated both support and criticism. Understanding these perspectives helps planners, developers, and policymakers balance project goals with community concerns.
Support for SB 79
SB 79 is widely supported by housing advocates, environmental groups, and transit planners. Key points include:
Increases housing near transit: Helps cities meet state and regional housing targets.
Supports sustainability goals: Encourages transit use, reducing car dependency and emissions.
Streamlines approvals: Projects meeting SB 79 standards can often receive faster review.
Encourages efficient land use: High-density housing reduces sprawl and makes better use of public infrastructure.
Bullet points help illustrate practical benefits:
Multi-family units can be built in areas previously limited to single-family homes.
Higher density increases housing supply in high-demand urban areas.
Residents gain better access to transit, shopping, and services.
Criticisms of SB 79
Despite its advantages, SB 79 has critics. Some of the main concerns are:
Loss of local control: Cities have less authority to regulate zoning, which can conflict with community planning goals.
Neighborhood character concerns: Higher density may alter the look and feel of low-density areas.
Historic preservation challenges: Some projects could affect historic districts or heritage structures.
Infrastructure strain: Higher density may increase demands on utilities, schools, and public services.
Support for AB 2097
AB 2097 is favored by developers, small parcel owners, and advocates of walkable neighborhoods. Key support points include:
Reduces development costs: Eliminating mandatory parking lowers construction expenses.
Promotes flexible site design: Developers can optimize layouts without large parking lots.
Encourages transit use: Less parking encourages residents to use public transit.
Supports compact, walkable communities: Encourages urban infill rather than sprawl.
Practical benefits for developers:
Can add more units or amenities on small parcels.
Reduces costs of underground or structured parking.
Makes projects more financially feasible, especially affordable housing.
Criticisms of AB 2097
AB 2097 has raised concerns among some city planners and community members:
Potential parking shortages: Residents or visitors may face limited parking if demand exceeds supply.
Implementation challenges: Cities must make evidence-based findings to require parking in specific cases.
Equity considerations: Populations that rely on personal vehicles may be affected if parking is optional.
Neighborhood adaptation: Some neighborhoods may experience spillover parking or congestion if parking is limited.
Balancing the arguments
Both laws aim to encourage development near transit and reduce barriers to smart growth. However, their effects differ:
SB 79 impacts housing supply and zoning limits.
AB 2097 impacts parking requirements and site design flexibility.
By understanding both support and criticism, developers and planners can design projects that meet legal requirements while addressing community concerns.
Real-World Examples & Case Studies
SB 79 and AB 2097 are more than theoretical laws—they are actively shaping projects across California. Seeing how cities implement them can help developers, planners, and property owners understand practical applications.
Cities Responding to AB 2097
Some California cities have already adjusted their rules after AB 2097 went into effect:
San Francisco: Reduced parking requirements for new developments near BART and Muni stations. This allowed small parcels to host multi-family projects without expensive structured parking.
Los Angeles: Encouraged transit-adjacent developments to maximize walkability and minimize unused parking lots.
Oakland: Used AB 2097 to support affordable housing projects by reallocating space from parking to additional housing units.
Common results of AB 2097 implementation include:
Smaller building footprints
Lower development costs
More housing units per site
Increased use of public transit
Early SB 79 Implementation Areas
SB 79 has been applied in several urban transit counties. These case studies highlight its effects:
| City / County | Project Type | SB 79 Impact | Additional Notes |
|---|---|---|---|
| San Jose | Multi-family near light rail | Increased units from 40 to 80 | Local zoning previously limited density |
| Santa Clara | Mixed-use residential | Added 3 floors to height | Allowed more commercial space at ground level |
| San Francisco | Affordable housing | Streamlined ministerial approvals | Reduced timeline by 6–8 months |
SB 79 often enables denser, taller projects in areas previously constrained by local zoning.
Lessons from real projects
Distance to transit matters: Projects closest to stations see the greatest increase in allowable density under SB 79.
Parking flexibility adds value: Projects that combine SB 79 and AB 2097 see cost savings and more efficient site use.
Community engagement remains important: Even if the law allows higher density or less parking, cities and developers must work with neighbors to address concerns.
Combining SB 79 and AB 2097
Some projects successfully use both laws together:
Multi-family units increase under SB 79.
Optional parking under AB 2097 reduces construction costs.
Developers can optimize layouts, including open spaces, courtyards, and community amenities.
This combination allows financially feasible projects while meeting state goals for housing and transit use.
Quick Housing Density Calculator 🏘️
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📞 Book a ConsultationWhat’s Next: Implementation & Future Legislation
SB 79 and AB 2097 have already changed the way development near transit is approached. But understanding their future implications is equally important for developers, planners, and property owners.
Implementation Strategies for Developers and Cities
Early Site Assessment:
Check if a property falls within SB 79 or AB 2097 boundaries.
Identify distance from major transit stops to determine development potential.
Project Feasibility Analysis:
Use SB 79 rules to calculate allowed height, density, and floor area.
Apply AB 2097 rules to estimate cost savings from optional parking.
Community Engagement:
Even when laws allow higher density or less parking, early communication with neighbors reduces opposition.
Incorporate design features like landscaping, open space, and walkable streets to address community concerns.
Coordination with Local Agencies:
Confirm ministerial approvals under SB 79.
Document any findings required under AB 2097 exceptions for parking.
Adaptive Design Planning:
Adjust layouts for both density and parking flexibility.
Consider long-term transit use trends to optimize building function.
Potential Future Changes
California is actively updating its housing and transit laws. Developers and planners should be aware of:
Additional transit-oriented housing bills that may expand or refine SB 79.
Updates to parking reform laws, possibly extending AB 2097 provisions or adding exceptions.
Regional or local incentives tied to state-mandated development standards.
Staying informed is key to avoiding delays and maximizing project opportunities.
Benefits of Proactive Planning
Developers and planners who implement SB 79 and AB 2097 thoughtfully can expect:
Faster project approvals and streamlined entitlements
Lower construction costs and improved financial feasibility
Higher project density with greater market potential
Projects that align with state housing goals and sustainability objectives
Key Takeaways
SB 79 focuses on housing density and zoning, allowing more units near transit.
AB 2097 focuses on parking flexibility, lowering costs and enabling smarter site design.
Combined, the laws allow more efficient, financially viable, and transit-oriented development.
Proactive planning, community engagement, and compliance with both laws ensure successful project outcomes.
Conclusion: Choosing the Right Strategy for Housing & Transit Goals
SB 79 and AB 2097 are shaping the future of transit-oriented development in California. They provide developers, property owners, and cities with tools to increase housing supply, reduce costs, and promote sustainable, walkable communities.
Understanding the differences between these laws is critical:
SB 79 sets zoning and density rules, allowing taller and denser housing near transit.
AB 2097 removes mandatory parking requirements, lowering construction costs and increasing design flexibility.
When combined, they create opportunities for efficient, financially feasible, and transit-friendly development.
Key Takeaways
Evaluate every project site for SB 79 and AB 2097 eligibility.
Plan density and parking early to maximize feasibility.
Engage with the community to address concerns and improve acceptance.
Coordinate with local planning agencies to ensure compliance and streamline approvals.
Stay informed about future legislation that may expand or refine these laws.
Take Action Today
Whether you are a developer, planner, or property owner:
Consult experts: Understand how SB 79 and AB 2097 affect your site.
Review your project plans: Identify opportunities to increase units and reduce parking costs.
Start early: Early evaluation can save months of delays and reduce costs.
At JDJ Consulting, we help clients analyze land, optimize development potential, and comply with California housing laws.
Call us today at (818) 793-5058 or contact us online to discuss how SB 79 and AB 2097 impact your project and start planning for success.
FAQs: SB 79 vs AB 2097
What is SB 79 in California?
SB 79 is a state law that allows higher housing density near major transit stops. It sets minimum zoning standards, including height, floor area ratio (FAR), and residential density. The law applies mainly to urban transit counties and overrides local zoning restrictions to encourage multi-family housing development near transit. It aims to increase housing supply, reduce car dependency, and support transit-oriented communities.
What is AB 2097 in California?
AB 2097 removes mandatory parking minimums for most developments located near major transit stops. Cities cannot require developers to provide a set number of parking spaces within designated distances from transit. The law encourages more flexible site design, lower construction costs, and better use of land. Parking is still optional and can be included if developers choose.
How do SB 79 and AB 2097 differ?
SB 79: Focuses on zoning, density, and allowable units near transit.
AB 2097: Focuses on parking requirements, reducing mandatory spaces.
While both laws apply near transit, SB 79 affects how many units you can build, and AB 2097 affects how much parking you must provide. They complement each other but serve different purposes.
Who benefits most from SB 79?
SB 79 benefits:
Developers planning multi-family projects
Property owners near transit stations
Cities needing to meet housing targets
By increasing allowable density and height, SB 79 can make previously underutilized parcels more valuable and feasible for development.
Who benefits most from AB 2097?
AB 2097 primarily benefits:
Developers looking to reduce construction costs
Small and mid-sized parcels near transit
Affordable housing projects
The law allows flexible design by removing mandatory parking requirements, saving thousands of dollars per unit and enabling more compact development.
Does SB 79 eliminate local zoning entirely?
No. SB 79 sets state minimum standards for density and height. Cities can still allow more units or taller buildings but cannot impose stricter limits than SB 79. Local design standards, environmental regulations, and safety codes still apply. The law ensures that transit-adjacent parcels can accommodate higher-density development while maintaining compliance with state goals.
Does AB 2097 ban parking completely?
No. AB 2097 does not ban parking. It removes mandatory minimums within certain distances of transit. Developers can still include parking if desired. The law encourages projects to provide only the parking that is necessary, reducing construction costs and promoting walkable, transit-oriented neighborhoods.
What distances from transit do these laws apply to?
SB 79: Typically applies within ¼ to ½ mile of major transit stops, depending on local station types.
AB 2097: Applies within ½ mile of major transit stops or ¼ mile of high-quality bus corridors.
These distances determine eligibility for increased density or reduced parking requirements.
Can SB 79 and AB 2097 be used together?
Yes. Many projects near transit benefit from both laws simultaneously. SB 79 increases allowable units and height, while AB 2097 reduces parking requirements. Using both allows developers to maximize site potential, reduce costs, and create more transit-oriented, sustainable communities.
How does SB 79 impact housing costs?
By increasing allowable density and units, SB 79 can reduce per-unit costs through economies of scale. More units per site can improve project feasibility, making housing potentially more affordable. However, higher density may also require additional design or infrastructure investments, which should be considered in project planning.
How does AB 2097 affect development costs?
AB 2097 lowers construction costs by removing mandatory parking minimums. Structured parking, especially underground, is expensive. By allowing optional parking:
Developers save construction costs
More units or open space can be added
Project layouts can be optimized for efficiency
This makes transit-adjacent development financially more viable.
Are there exceptions to AB 2097 parking rules?
Yes. Cities may still require parking if they provide written findings that show:
Parking is necessary for public safety or health
The project serves populations with specific parking needs
Local conditions require parking to prevent negative impacts
These exceptions are applied only with evidence-based justification.
How does SB 79 affect local community planning?
SB 79 can alter neighborhood density and height. While it encourages housing near transit, it may impact:
Neighborhood character
Open space availability
Infrastructure demand (water, schools, utilities)
Community engagement is recommended to address concerns while complying with state law.
Can AB 2097 cause parking shortages?
In some cases, yes. If a project provides less parking than residents or visitors need, spillover parking can occur. Cities may mitigate this by using evidence-based findings to require parking in exceptional cases or by implementing local transit and mobility programs.
Do these laws apply statewide?
SB 79: Applies mainly to urban transit counties with multiple major transit stations.
AB 2097: Applies statewide to developments within set distances of major transit stops.
Eligibility must be evaluated on a site-by-site basis.
How do these laws support transit use?
SB 79 encourages more housing near transit, increasing potential ridership.
AB 2097 reduces parking incentives, encouraging residents to walk or take transit instead of driving.
Together, they promote compact, walkable, and transit-oriented communities.
Can SB 79 projects be denied?
Projects may be reviewed for compliance with:
Objective design standards
Environmental regulations
Building and safety codes
SB 79 limits cities’ ability to deny projects based on zoning alone, but projects can still be denied for noncompliance with other standards.
How should developers plan with these laws?
Assess site location relative to transit
Determine eligibility under SB 79 and AB 2097
Adjust project layout, unit count, and parking accordingly
Engage with city planners and the community early
Factor in construction costs and market demand
What is the main goal of these laws?
SB 79: Increase housing supply near transit
AB 2097: Reduce development costs and parking constraints
Both laws aim to support transit-oriented development while making urban infill projects feasible and sustainable.
Where can I get professional help with SB 79 and AB 2097?
Consulting with experts in California land use and entitlement is recommended. Professionals can:
Evaluate eligibility for both laws
Optimize site design and density
Ensure compliance with city and state regulations
Minimize delays and maximize project feasibility
At JDJ Consulting, we guide developers and property owners through SB 79 and AB 2097 compliance, helping to maximize housing and project efficiency.
Additional Resources for SB 79 and AB 2097
Here are a few key resources to learn more about these California laws:
SB 79 – Full Bill Text and Overview
Access the official text and current status of SB 79 on the California Legislature website:
Read the full SB 79 bill textAB 2097 – Full Bill Text and Summary
Explore AB 2097’s parking minimum provisions and official updates:
Read the full AB 2097 bill textGovernor Newsom Legislative Update
Official press release highlighting the signing and purpose of these bills:
Governor Newsom signs housing-related billsCity Planning Guidance – AB 2097
Local implementation details and eligibility rules in California cities:
LA City Planning – AB 2097 Information
