{"id":386433,"date":"2026-07-04T23:06:25","date_gmt":"2026-07-04T23:06:25","guid":{"rendered":"https:\/\/www.newsbeep.com\/us-ca\/386433\/"},"modified":"2026-07-04T23:06:25","modified_gmt":"2026-07-04T23:06:25","slug":"sb-79-transit-oriented-housing-in-oakland","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us-ca\/386433\/","title":{"rendered":"SB-79: Transit-Oriented Housing in Oakland"},"content":{"rendered":"

Senate Bill 79<\/a> was adopted to help address California’s housing shortage. The law creates statewide development standards for areas near major public transit. In some cases, these standards replace local zoning regulations.\u00a0<\/p>\n

SB-79 allows increased residential density, taller buildings, and larger Floor Area Ratios (FAR). These standards are intended to encourage multi-family housing near public transit.\u00a0<\/p>\n

In Oakland, SB-79 applies near BART stations (Tier 1 Transit-Oriented Development Areas) and Bus Rapid Transit (BRT) stops along the AC Transit Tempo Line (Tier 2 Transit-Oriented Development Areas).\u00a0<\/p>\n

The law is effective as of July 1st, 2026.\u00a0\u00a0<\/p>\n

To balance state requirements with local neighborhood needs, the Oakland City Council adopted the S-8 Combining District zoning overlay. The S-8 Combining District identifies which properties may use SB-79 development standards and which properties are excluded.\u00a0<\/p>\n

Eligible Parcels\u00a0<\/p>\n

State law and local regulations determine which parcels may qualify for SB-79 development standards.\u00a0Parcels zoned for residential, commercial, and mixed-use development and located within a half mile of transit stops may qualify for SB-79 development standards unless they meet one of the exclusion criteria allowed by state law and adopted by the City Council.\u00a0<\/p>\n

Local Exclusions and Alternative Plan\u00a0<\/p>\n

State law allows cities to temporarily defer SB-79 density requirements on certain parcels while preparing a Local TOD Alternative Plan.\u00a0<\/p>\n

The Alternative Plan will allow Oakland to adjust zoning regulations to address local conditions while still meeting the state’s required housing capacity.\u00a0<\/p>\n

The Oakland City Council has adopted temporary exclusions from immediate SB-79 density requirements. These properties will continue to follow existing local zoning regulations until one of the following occurs:\u00a0<\/p>\n


\nThe City adopts an Alternative Plan, or\u00a0
\nThe next Housing Element update is completed in 2031\u00a0 <\/p>\n

Properties are temporarily excluded if they meet one or more of the following criteria:\u00a0<\/p>\n

High Existing Capacity\u00a0<\/p>\n

Parcels where current zoning already allows at least 50 percent of the residential capacity required under SB-79.\u00a0<\/p>\n

Low-Resource Areas\u00a0<\/p>\n

Neighborhoods identified by the State as low-resource areas where existing zoning already allows at least 40 percent of the residential capacity required under SB-79.\u00a0<\/p>\n

Historic Resources\u00a0<\/p>\n

Properties that are designated as local historic resources.\u00a0<\/p>\n

In addition, to help prevent tenant displacement state excludes rent-controlled housing from SB-79 eligibility, if demolition of rent-controlled housing is proposed.\u00a0<\/p>\n

The S-8 Combining District and Eligibility Map\u00a0<\/p>\n

The City of Oakland adopted the S-8 Combining District zoning overlay to identify parcels that may qualify for SB-79 and parcels that are excluded.\u00a0<\/p>\n

Access the Interactive SB-79 \/ S-8 Eligibility Map\u00a0<\/a>\u00a0<\/p>\n

How to Use the Map\u00a0<\/p>\n

Enter a property address or Assessor’s Parcel Number (APN) into the search bar. You may also click directly on a parcel to view information about that property.\u00a0<\/p>\n

The map identifies three parcel categories:\u00a0<\/p>\n

Covered\u00a0<\/p>\n

Parcels that may be eligible for SB-79 development standards.\u00a0<\/p>\n

Excluded\u00a0<\/p>\n

Parcels that are temporarily excluded until the City adopts an Alternative Plan. Examples include parcels with high existing capacity, parcels located in low-resource areas, and designated historic resources.\u00a0<\/p>\n

Ineligible\u00a0<\/p>\n

Parcels that do not qualify for SB-79.\u00a0<\/p>\n

Covered parcels are only potentially eligible. The map does not identify whether rent-controlled housing, deed-restricted housing, or other conditions are present on a site. Additional review may be required.\u00a0<\/p>\n

A project is not eligible for SB-79 if it would:\u00a0<\/p>\n


\nDemolish rent-controlled or price-controlled housing occupied within the previous seven years, or\u00a0
\nBe built on a site where more than two housing units were demolished within the previous seven years and any of those units were rent-controlled or price-controlled.\u00a0 <\/p>\n

See Government Code Section 65912.157(h)<\/a> for complete eligibility requirements.\u00a0<\/p>\n

Application Process\u00a0
\nBefore You Start\u00a0<\/p>\n

Before applying, make sure you are registered and activated in the Online Permit Center<\/a>.\u00a0<\/p>\n

For registration instructions, visit the Planning and Building Video Tutorials webpage<\/a>.\u00a0<\/p>\n

Download the SB-79 Supplemental Planning Application(PDF,\u00a0322KB)<\/a> and follow the steps below.\u00a0<\/p>\n

What Can Be Built Under SB-79?<\/p>\n

Project must meet all state requirements under SB-79 in order to use the densities as outlined below.\u00a0<\/p>\n

Development standards vary based on a property’s distance from a qualifying transit stop.\u00a0<\/p>\n

Properties closest to transit may qualify for the highest residential densities, building heights, and FAR allowances. Development intensity decreases as distance from transit increases.\u00a0<\/p>\n

Development Standards for SB 79 Projects<\/p>\n


\n
\n
\nSB79 Range
\nHeight Limit
\nMax Density (dwelling units per acre)
\nFAR (Floor Area Ratio)
\n
\n
\nTier 1- Adjacent (200 Ft)
\n95 Feet
\n160 du\/ac
\n4.5
\n
\n
\nTier 1- 1\/4 Mile
\n75 Feet
\n120 du\/ac
\n3.5
\n
\n
\nTier 1 – 1\/2 Mile
\n65 Feet
\n100 du\/ac
\n3
\n
\n
\nTier 2 – Adjacent (200 Ft)

\n85 Feet
\n140 du\/ac
\n4
\n
\n
\nTier 2 – 1\/4 Mile
\n65 Feet
\n100 du\/ac
\n3
\n
\n
\nTier 2 – 1\/2 Mile
\n55 Feet
\n80 du\/ac
\n2.5
\n
\n <\/p>\n

Who Can Be Issued a Permit?<\/p>\n

The City of Oakland may issue permits for qualifying housing developments located on eligible sites.\u00a0<\/p>\n

Projects may use SB-79 density and FAR standards together with applicable standards from the property’s underlying zoning district.\u00a0<\/p>\n

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