Around the Corner

November was an important month for housing legislation:

• LA City Council approved the first major overhaul of the Rent Stabilization Ordinance in nearly 40 years, setting a new 1%–4% rent cap (90% of CPI). City Council is moving this week to allow small landlords (≤10 units) an additional 1% increase

• Gov. Newsom signed SB 79, taking effect July 1, 2026. LA City Council is already preparing its response — including exploring upzoning options to delay implementation and developing a TOD alternative plan supported by new mapping and modeling tools

Personal update: While I’m still producing this newsletter, my role at ATC is now limited. I’m excited for what’s next and open to connecting on future opportunities! Feel free to send me an email.

Nov in Review 

City of LA Applications:

• Executive Directive 1 (ED1) and RED1: 1 ADM/DIR (+13 Pre-Application Review or PAR or Expanded Administrative Review (EAR) RED1 projects)

  • ED1 application volumes are starting to decrease

    • 5749 S Western Ave, ADM-2025-6408-RDP-RED1: factory built permanent homeless shelter

    • 800 W Imperial Hwy, EAR-2025-6355-AH-HCA-RED1: Demolition of an existing duplex and a construction of 4-story, 20-unit, 100 % affordable housing multifamily residential building

• Transit-Oriented Communities (TOC): 2 DIR, 3 PAR

• Appeals: 6

Highlighted Applications

City of LA

• 1132 Hyperion Ave, AA-2025-6287-PM-SL-HCA: Parcel Map for the subdivision of one (1) lot into four (4) small lots with the construction of four (4) new units

• 2727 S Vermont Ave, ADM-2025-6276-CLR: New 3-story 32 units mixed-use apartment to include 3 3-story type iiia apartment with parking/retail at the ground floor

• 930 Georgia St, CPC-2025-6110-CU3-SPPC-PAB-HCA: Construction of a 49-story, 631 ft in height mixed-use tower with 364 DUs, 334 hotel rooms, and entertainment uses

• 152 N Benton Way, EAR-2025-6466-OC-VHCA: New school building located in the existing St. John the Baptist De La Salle School Campus

• 9619 N Hillhaven Ave, DIR-2025-6480-SPPC: A new 500 sf. addition to existing SFD, new gabled roof to replace flat roof, enclosure of existing carport, retaining wall extension, and new refuse enclosure

• 1880 N Heather Ct, ENV-2025-6450-EAF: Haul route for 5,893 CY for export in a BOE special grading area

• 7715 Crenshaw Blvd, EAR-2025-6389-TOIA-VHCA: Construction of a new 118,324 sf (3.86 FAR), Six-Story, 7'-1" Mixed-Use Apartment Building with 162 Dwelling Units & ADU (17 ELI) and 109 Parking Spaces

City of Pasadena

• 38 E Penn St, DHP2025-00395: Demolition of existing single family residence structure, approximately 1,456 sf, and replacement with an approximately 5,100 sf multi-story supportive housing facility

Week Ahead

Dec 2 | LA City Council

• SB 79 Response: Instruct the citywide framework for the initiation and development of a local TOD alternative plan (Alt Plan), consistent with Approach D described in the DCP report dated November 13, 2025 and to prioritize adoption of local Alt Plans following both SB 79's effectuation on July 1, 2026 and a delayed effectuation ordinance. Report.

  • Initiate and procure software and technical support needed for mapping and modeling analysis required to evaluate how potential implementation options meet criteria for delayed effectuation or a local TOD alternative plan

• Motion (LEE - RODRIGUEZ) to amend the Housing and Homelessness Committee Report dated November 5, 2025 regarding the economic study findings and drafting an amendment to the Los Angeles Municipal Code (LAMC) of the Rent Stabilization Ordinance (RSO) and related matters. Motion.

  • Establish that qualifying "small property landlords" can raise the rent by an additional 1%.  A small property landlord shall be defined as one who owns no more than 10 rental units.

• 6464 North Canoga Ave, CPC-2023-8233-DB-SPP-VHCA: Find that after consideration of the whole of the administrative record, the Project is within the scope of the Warner Center 2035 Program pursuant to CEQA Guidelines Sections. APPROVE, pursuant to LAMC Chapter 1 Section 12.22 A.25(g), a Density Bonus/Affordable Housing Incentive Program Compliance Review for a mixed-use Project totaling 276 dwelling units over ground floor commercial uses, reserving 21 units or seven percent of the total number for VLI Households

• REQUEST the City Attorney to prepare and present revised draft ordinances to put into place the operation of the Affordable Housing Streamlining Program

  • Affordability Criteria. The affordable rents must either all be set to be affordable to Lower Income households with rents or housing costs that are affordable to Lower Income households, or at least 20 percent of all restricted affordable units in the project shall be set per California Health and Safety Code Section 50053, and affordable rents for the remaining units shall be set an amount consistent with the maximum rent levels for Lower Income households as determined by the California Tax Credit Allocation Committee.

• Los Angeles Municipal Code (LAMC) to waive fees imposed in connection with permits to repair or rebuild buildings or structures damaged or destroyed by the January 2025 Wildfires; and feasibility of waiving plan check and permit fees associated with reconstruction of private property damaged in the January 2025 Wildfires.

  • Fiscal Impact Statement: The CAO reports that should the City waive plan check and permit fees related to the repairs and rebuilding of structures that were damaged or destroyed during the January 2025 Wildfires, based on the current daft ordinance, the General Fund impact could be as high as $278.35 million

  
   

Dec 2 | Central LA Planning Commission

• 6405 West Flagmoor Pl, ZA-2024-429-ZAD-DRB-SPP-HCA-1A: The Applicant is requesting that the matter be continued to a date certain of January 13, 2026. Construction, use, and maintenance of a new 2,791 sf two-story single-family dwelling with a basement and detached garage on an approximately 6,613 sf lot. The single-family dwelling has a proposed overall height of 44 feet and six inches and a proposed residential floor area of 1,647 sf

• 612 and 618 South Spring St, ZA-1995-830-CUB-PA5-1A: Appeal of Plan Approval to allow the continued sale and dispensing of a full line of alcoholic beverages for on-site consumption, in conjunction with an existing nightclub, with no term limit. No change is proposed to the previously approved hours of operation, which were from 8:00 a.m. to 3:00 a.m., with up to 104 events per year where the location is permitted to close at 6:00 a.m. The Project will not expand square footage or change the mode and character of the establishment

Dec 4 | North Valley LA Planning Commission

• 9119 North De Soto Ave, APCNV-2024-493-ZC-CU2: Construction, use, and maintenance of a 7,276 sf express car wash to be operated from 7:00 a.m. to 9:00 p.m. daily. The Project includes a drive-through car wash tunnel, 32 vacuum stations, a pay station, four bicycle parking stalls, landscaping, signage, including relocation of a pole sign, and a trash enclosure. The Project includes the excavation of approximately 300 cubic yards of soil