What does SB 79 allow near Glendora's two A Line stations?

If you own property or are considering buying within half a mile of either of Glendora’s A Line stations, SB 79 raises a practical question: how much housing could qualify nearby?

The City of Glendora says the law applies around both APU/Citrus College Station and Glendora Station, covering approximately 711 acres of station-area parcels within Glendora. It can let qualifying housing projects with five or more units exceed local height and density limits. That doesn’t mean every parcel qualifies or will be redeveloped.

Which projects qualify for SB 79?

Certain housing developments with at least five dwelling units qualify if they meet the law’s location, zoning and other eligibility standards.

The City of Glendora’s SB 79 page identifies eligible land uses as residential, mixed-use or commercial near a qualifying transit stop. Projects must also meet other State standards and applicable labor standards where required.

Single-family homes, ADUs, and hotel or motel uses generally do not qualify. If your plans concern an ADU, the City’s Accessory Dwelling Units and SB 9 page is a separate resource. The ADU guide also covers that topic.

For a specific parcel, ask the Planning Division whether its zoning and your proposed project meet SB 79’s eligibility rules. Call City Hall at (626) 914-8200 and ask for the Planning Division.

How tall and dense could qualifying housing be?

Glendora’s light rail stations use Tier 2 standards, with height and density varying by distance from station access.

The City gives these standards:

Distance is measured from the edge of the parcel to a pedestrian access point for the transit stop. Ask Planning which access point applies and how far your parcel is measured from it.

If local zoning allows less height, density or residential floor area than SB 79 requires for a qualifying project, State standards may override those local rules. Building and fire codes, along with other safety standards, still apply.

W. had circled both Glendora A Line stations on a map before asking what SB 79 meant for the streets around them. He had heard the law described as allowing more housing near transit and assumed construction could begin almost anywhere within the station areas. We separated what state law may permit from an actual development proposal on a specific parcel. He still cared about the change, but for a more precise reason: it could affect what future projects are allowed, even though it does not place a project on every eligible property.

How much land is in the station areas?

The combined station-area parcels within Glendora total approximately 711 acres, according to the City.

These totals describe the station-area parcels collectively. They don’t answer whether a particular parcel or proposal qualifies.

For a purchase or sale, ask Planning to confirm the parcel’s station-area status. Keep that question separate from what a particular project could receive approval to build. The California seller disclosure guide is a related resource when preparing a sale.

What can Glendora still review, and will there be a hearing?

Glendora can still review specified project standards, and whether a public hearing happens depends on the project.

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

Some projects may qualify for a faster State approval process. In that process, the City reviews the proposal against clear written standards, and a public hearing may not be required. Ask Planning which approval process would apply to the proposal you’re considering.

Certain transit-agency-owned properties have separate SB 79 rules. Their approval process and affordability framework may differ from those for privately owned parcels.

What happens to parking, density bonuses and affordable housing?

Parking limits, density bonus provisions and affordability requirements can all affect a qualifying project’s proposal.

State law separately limits, and in many cases prohibits, minimum automobile parking requirements for qualifying projects within half a mile of a major transit stop. Ask Planning how that rule applies to the proposed project.

An SB 79 project can generally be combined with State Density Bonus Law or a local density bonus program. But if SB 79 already lets the project exceed Glendora’s normal height limit, the City is generally not required to approve another height increase through Density Bonus Law.

Projects with 10 or more units must include deed-restricted affordable housing under one of several options by income level. Those options address extremely low, very low or lower income housing. Affordable rental units must remain affordable for 55 years; ownership units must remain affordable for 45 years.

Do historic status, environmental review and infrastructure still matter?

Historic provisions, environmental review, physical site constraints and infrastructure obligations still matter under SB 79.

The City says locally designated historic resources may qualify for exclusion or delay. Temporary options may be available for sites on a local historic register as of January 1, 2025. New designations after that date may not receive the same treatment.

SB 79 does not create a blanket exemption from environmental review. The City identifies flood zones, slopes, easements and fire hazard areas as constraints that still apply. Ask Planning what applies to the parcel.

Lawful fees, development impact fees and utility connection charges remain. Applicants are typically responsible for required project-related infrastructure improvements. The City may evaluate water, sewer, streets, drainage and public safety needs, but infrastructure concerns cannot serve as a discretionary basis to deny a qualifying project unless specific legal standards are met.

Owner interest, parcel size, existing buildings and businesses, infrastructure capacity, costs, financing and housing demand all affect feasibility. Developers aren’t required to build at SB 79-level densities.

Could Glendora adopt its own alternative plan?

Not easily, according to the City. A local alternative plan would have to preserve the same overall housing capacity, meet detailed State requirements and go to the California Department of Housing and Community Development for review. For related reading, see another city’s SB 79 situation.

The short version

SB 79 allows a broader development envelope near both stations, but the City says that doesn’t mean every eligible parcel will be redeveloped.

Start with Glendora’s Planning Division: ask whether the parcel is in a station area and how its distance from pedestrian access is measured.

This guide is educational, not legal advice.

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