Will there be a public hearing for SB 79 projects?

It depends on the type of project. Some projects may qualify for a faster State approval process, where the City reviews the project against clear written standards and a public hearing may not be required.

What authority does the City still have?

The City can still review SB 79 projects for building safety, fire safety, streets, utilities, drainage, fees, infrastructure improvements, and measurable design standards. The City cannot however use local rules to stop a qualifying project from reaching the height, density, or building size allowed by State law.

Do different rules apply to transit-agency-owned land?

Yes. SB 79 includes separate rules for certain transit-agency-owned properties near transit, which may allow housing development under a different approval process and affordability framework than privately owned parcels.

What height and density can SB 79 allow near Glendora's stations?

Glendora's Metro A Line stations are light rail stops, therefore, Tier 2 standards will apply. The applicable standards vary by distance from the transit stop with distance measured from the edge of the parcel to a pedestrian access point for the transit stop.

Can SB 79 override local zoning rules?

Yes, in certain circumstances. If local zoning allows less height, density, or residential floor area than SB 79 requires for a qualifying project, the State standards may override local rules.  Building and fire codes, and other safety standards, still apply. State law also separately limits, and in many cases, prohibits, minimum automobile parking requirements for qualifying projects within one-half mile of a major transit stop.

Can SB 79 projects be combined with other State Density Bonus laws?

Yes. An SB 79 project can generally be combined with State Density Bonus Law or a local density bonus program. A project may use standards allowed by SB 79 and then request additional benefits. If a project is already using SB 79 to exceed the City's normal height limit, the City is generally not required to approve an additional height increase through Density Bonus Law.

Are SB 79 projects required to include affordable housing?

Yes, for most projects. Affordable housing refers to housing with rent or sale prices restricted for households at specific income levels. Projects with 10 or more units must include ownership or rental affordable housing under one of the following options:

Affordable rental units must remain affordable for 55 years and ownership units must remain affordable for 45 years. SB 79 is not limited to all affordable housing projects but most qualifying projects with 10 or more units must include deed-restricted affordable units. 

Do historic resources limit where SB 79 applies?

Potentially, yes. SB 79 includes provisions that may allow locally designated historic resources to be excluded or delayed from SB 79 requirements. For sites designated on a local historic register as of January 1, 2025, temporary delay or exclusion options may be available. New historic designations after that date may not receive the same treatment.

Do environmental laws still apply?

Yes. SB 79 does not create a blanket exemption from environmental review. Some projects may qualify for a faster State approval process but physical site constraints such as flood zones, slopes, easements, and fire hazard areas, still apply. 

Are SB 79 projects still required to pay City fees?

Generally, yes. SB 79 does not eliminate lawful fees, development impact fees, or utility connection charges. Fees must comply with State law and cannot be used to unlawfully block qualifying housing.

Can the City require infrastructure improvements for SB 79 projects?

Yes. Applicants are typically responsible for required project-related infrastructure improvements. The City may continue to evaluate water, sewer, streets, drainage, and public safety needs; however, infrastructure concerns cannot be used as a discretionary basis to deny a qualifying project unless specific legal standards are met.

SB 79 creates a broader legal development envelope near transit but it does not mean that every eligible parcel will be redeveloped. SB 79 also does not require a developer to build at SB 79-level densities. Actual development will depend on property owner interest, parcel size, existing buildings and businesses, infrastructure capacity, construction costs, interest rates, financing, rents, sale prices, and overall housing market demand. Historic resources, environmental constraints, and tenant protection requirements may also affect whether a project is feasible.

Would the City be able to adopt an alternative plan to SB 79?

Not easily. An alternative plan to SB 79 would have to maintain the same overall housing capacity that SB 79 would allow near transit, including both the number of units and amount of residential building area. It would then also need to meet detailed State requirements and be submitted to the California Department of Housing and Community Development for review.