City of Glendale, CA

SB 79 was introduced during the 2025 legislative session with the stated goal of increasing housing production through higher-density development along areas with access to public transportation. While the City of Glendale is generally in support of both housing and transportation, this bill allows taller and denser projects without fully considering local infrastructure, neighborhood impacts, or community input.

For these reasons, the City of Glendale formally opposed SB 79 prior to its passage, submitted a veto request to Governor Gavin Newsom, and has since opposed related follow-up legislation, including SB 677, which sought to further expand the bill’s impact.

City staff continues to actively monitor legislative developments, including anticipated language for SB 908, another proposed measure that may amend SB 79. At the same time, staff is reviewing how SB 79 could affect Glendale and working with state and regional agencies to get clear guidance on how it will be implemented.

City Council Direction

Staff provided a status report on SB 79 on March 3, 2026, and City Council directed staff:

• To continue seeking clarity with the legislature, coordinating with neighboring jurisdictions and other agencies, and monitoring SB 79 amendments and technical guidance documents
• To prepare a “Delayed Effectuation” Ordinance (Implementation Option 3 in the staff report) for adoption that would temporarily exclude certain sites from SB 79 eligibility before SB takes effect on July 1, 2026. This option requires additional analysis that would help determine whether adoption of a TOD Alternative Plan is feasible, and provides time to analyze pending State guidance

Link to the City Council Meeting Video

Link to the Staff Report presented on March 3, 2026.

Where It Could Apply in Glendale

SB 79 generally applies to properties within about ½ mile of qualifying Transit-Oriented Development (TOD) stops, as defined in state law.

In Glendale, there is one confirmed TOD stop today: the Larry Zarian Glendale Transportation Center (GTC).

Because the SB 79 ½-mile area around the GTC extends beyond Glendale’s existing TOD zoning, it includes additional nearby areas, such as:

• A low-density residential neighborhood south of San Fernando Road
• Portions of the Brand Boulevard of Cars
• Commercial zones on South Glendale Avenue
• Other nearby parcels not currently in Glendale’s transit-area zoning

Mapping note: The exact ½-mile boundary may be refined as the State provides guidance on how distances are measured. Maps showing where SB 79 applies will be shared as regional mapping and state guidance are finalized.

NoHo to Pasadena Bus Rapid Transit Project (BRT): What’s Proposed in Glendale

The BRT proposal includes eight stops in Glendale:

• 4 stops on West Glenoaks (Burbank border to Central Ave.)
• 1 stop at Central Ave./Lexington
• 3 stops on East Broadway (Brand to City Limits)

SB 79 does not currently apply to the proposed NoHo–Pasadena BRT stops, because it has not yet been determined whether those stops qualify as TOD stops under the law. Metro has indicated it is also seeking clarity, so the status remains unsettled.

What This Means Locally

SB 79 does not change zoning citywide. State legislation applies to eligible properties near qualifying transit stops.

Where SB 79 applies, it can allow increased residential density on qualifying parcels, depending on the exact location and whether a project meets SB 79 requirements.

Actions Taken to Seek Clarification

Over the past year, Glendale has taken multiple steps to seek clarity and pursue changes:

• Met with State Representative Sasha Renee Perez’s office to refine bill language and pursue Glendale-appropriate exemptions
• Sent formal letters before SB 79 was signed:
  • April 23, 2025, and July 2, 2025: Letter of opposition to State Senator Scott Weiner (bill sponsor)
  • September 17, 2025: Veto request to Governor Gavin Newsom
• Continued post-passage efforts:
  • November 6, 2025: Reached out to LA Metro for clarity on whether BRT stops would qualify
  • January 8, 2026: Submitted a letter opposing SB 677 to State Senator Maria Elena Durazo, Chair of the Senate Local Government Committee
• Launched a tri-cities working group with Burbank and Pasadena (regular meetings since October 2025) to share information and coordinate efforts

The City will continue working with state, regional, and neighboring agencies and will share updates as SB 79 guidance and mapping are finalized.

What a Project Must Do to Qualify

A housing project using SB 79 must:

• Have at least 5 residential units
• Meet minimum density (30 DU/acre or the local minimum, whichever is higher)
• Keep average unit size at 1,750 sq. ft. or less
• Follow state rules on demolition of protected affordable units
• Follow local demolition/anti-displacement rules and inclusionary zoning requirements

How SB 79 Sets Allowed Intensity

SB 79 development limits depend on:

• Whether the transit stop is Tier 1 or Tier 2, and
• How close the parcel is to the stop (within 200 ft, 200 ft to ¼ mile, or ¼ to ½ mile)

Tier 1: Heavy rail, or very high frequency commuter rail (72+ trips/day)

Tier 2: Light rail, or high frequency commuter rail (48+ trips/day), and certain BRT stations with dedicated lanes/right-of-way and frequent peak service

SB 79 Limitations

• Not for hotel/motel components
• Restrictions related to demolition of certain rent- or price-controlled housing (based on occupancy history and unit counts)
• Projects must meet state anti-displacement standards and local programs
• Affordable housing requirements apply to larger projects (greater than 10 units)
• Labor requirements (such as prevailing wage) apply to buildings above 85 feet

Frequently Asked Questions (FAQs)

Does This Mean Apartments Can Be Built Next to My House?

Depends, and not everywhere. SB 79 applies within about ½ mile of qualifying transit stops and only to projects that meet specific requirements. If a property is near the GTC—or near future qualifying transit stops—more housing could be allowed on eligible parcels depending on the exact location and project details.

Will the BRT Trigger Massive Upzoning Across Glendale?

It could, but it is not confirmed. The key question is whether the proposed BRT stops qualify under the state’s definition as eligible TOD stops. If they do, SB 79 could apply to additional areas along the route. If they do not, SB 79 would not apply to the BRT corridor, and the Glendale Transportation Center (GTC) would remain Glendale’s only confirmed TOD stop under SB 79.

What Can the City Actually Control?

The City cannot opt out of the state law, but it can still:

• Work to get clear answers and track state guidance before the law takes effect
• Consider a local approach that may exempt certain properties if allowed and adopted in time
• Adopt objective design standards to ensure SB 79 projects are higher quality and more compatible with surrounding development
• Keep enforcing rules that still apply (like anti-displacement and inclusionary housing requirements where applicable)