The Low-Rise and SB 79 Phased Implementation Ordinances together comprise the City’s local implementation of Senate Bill 79 (2025) or “The Abundant and Affordable Homes Near Transit Act”, which was signed into law by Governor Gavin Newsom on October 10, 2025 (“SB 79”), pursuant to Government Code Sections 65912.155 - 65912.162.
The SB 79 Phased Implementation Ordinance will allow a temporary pause in the bill’s effectuation citywide consistent with the sites, TOD zone, and low resource area criteria in GCS 65912.161(b); will codify exemptions from SB 79 for sites within industrial employment hubs and that are more than one-mile walking distance from a station pursuant to GCS 65912.160(e); and will establish mapping processes.
The Low-Rise Ordinance amends Los Angeles Municipal Code Section 12.22 A.38 and other related code sections to establish housing incentives to allow low-scale, multi-family housing development in low density zones within a half-mile area of Opportunity Stations. Opportunity Station areas consist of majority Higher and Moderate Opportunity Areas as defined by California Tax Credit Allocation Committee and are major transit stops (as defined in Public Resources Code Section 21064.3) served by heavy rail, light rail, commuter rail, bus rapid transit, and certain bus lines that operate in bus-only lanes. In addition to renaming the existing Corridor Transition Incentive Area the Low-Rise Incentive Area (LIA) to better align the program’s name with the program’s intended building outcomes and geographic applicability, the Ordinance will also amend program incentives to improve project feasibility through revising base incentives, affordability requirements, multi-bedroom incentives, open space requirements, lot coverage limitations, roadway widening relief, and applicable performance standards. Furthermore, the Low-Rise Ordinance will guarantee any site not eligible for phased implementation, half of the density and floor area permitted under SB 79; recommends a new Fire Restriction Area definition to exclude from eligibility sites in Hillside and Very High Fire Hazard Severity Zones; makes technical edits to eligibility criteria, mapping frequency, and program standards; and establishes new definitions. Note that amendments are subject to change based on guidance from other implementing agencies including the California Department of Housing and Community Development and the Southern California Association of Governments.
| City Planning Case: | Environmental Case: | Related Council File: |
| Phased Implementation CPC-2026-1798-MSC Low-Rise CPC-2026-1797-CA | Low-Rise ENV-2026-1799-SE | CF 25-1083 |
Webpage (scroll to SB 79 Phased Implementation Ordinance and Low-Rise Ordinance) | SB 79 Phased Implementation Ordinance | Low-Rise Ordinance
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