FAQ Topic: SB79

SB 79 takes effect July 1, 2026.

While the law does allow cities to adopt a local alternative plan, SB 79 does not allow for an outright exemption. Local TOD alternative plans may not reduce the overall density created by the law nor reassign the increase in density to an area not within a TOD. Therefore, any “transfer” of SB 79 density … Continued

Sites containing more than two units subject to the Rent Stabilization Ordinance (RSO) that have been occupied by tenants within the past seven years are exempt.

SB 79 requires projects with more than 10 units to set aside either 7% of units for Extremely Low Income (ELI) households, 10% of units for Very Low Income (VLI) households, or 13% of units for Low Income (LI) households. Local inclusionary rules and fees including the Affordable Housing Opportunity and Creation Ordinance (AHOCO) are … Continued

Based on an initial review of the law, Santa Ana Regional Transportation Center (SARTC) and OC Streetcar stops qualify as Tier 2 TOD stops. Areas within one half mile of these stops will allow development at the densities and height detailed in the table on SB 79 webpage.

Yes, the City has created a preliminary map based on initial analysis of the law. The maps is intended for exploratory purposes only. SB 79 requires that the Southern California Association of Governments (SCAG) create a map of the City’s transit-oriented development stops and zones by tier and in accordance with any guidance prepared by … Continued

SB 79 upzones areas around transit stations that meet the definition of transit-oriented development (TOD) stops. TODs are categorized into two tiers with scaled development standards for properties located within ¼ mile and ½ mile. All sites within the station area or TOD zone will be eligible for development pursuant to state law except for … Continued

Yes, this law applies to Santa Ana and it does not make an exception for charter cities.