Around the Corner

California legislator approves SB 79: Mandatory Upzoning Near Transit 🚊🏠

SB 79 overrides local zoning within a ½ mile of train, light rail, and subway stations in the state’s most populous metro areas and ¼ mile for smaller cities. Only large counties qualify: LA, San Diego, Orange, Santa Clara, Alameda, Sacramento, San Francisco and San Mateo. Near major transit stops, projects can rise up to seven stories, with requirements for union labor and at least 7% affordable units.

What’s the difference:

• Mandated vs. optional: Requires minimum density/height allowances even if local governments resist. Must allow developments by-right if they meet qualifications.

• Statewide uniformity: Instead of a patchwork of local TOD rules, sets common baseline across large counties.

• Local governments have the option to tailor SB 79’s effects through a TOD alternative plan, as long as they still meet the min. overall density increases

The Week Ahead

Sep 15 | Santa Monica Architectural Review Board

• 1907-1933 Wilshire Blvd, 24ARB-0199: Review of the design, colors, materials, and landscape plans for the construction of an eight-story, 85’ tall, 240,203 sf of residential and mixed-use housing development project consisting of 260 residential units including 26 affordable units, and 11,621 sf of commercial tenant space above three subterranean levels of parking located in the Mixed-Use Boulevard (MUB) zoning district. Staff Report. Submission Materials.

Sep 16 | LA City Council

• 700 S Flower St, 700 W 7Th St, CPC-2024-8052-DA: Recommendation to adopt the findings of LACPC and approve a DA for 20 years for X. The developer shall fund a total contribution of $1.3 million to be used for 7th Street Streetscape Project. Agenda Item. Staff Report.

• Request that Department of Water and Power (DWP) report to Council within 60 days on:

  • Existing approval, permitting, plan check, and inspection processes administered by the DWP for new developments.

  • Average and range of processing timelines, staffing levels, and coordination protocols for housing and small business utility work.

  • The DWP’s use of technology in development processes, including digital submittals and application tracking, and ways to use these tools for greater transparency and accountability for developers and other City partners.

  • Identification of other jurisdictions whose process efficiency and urban design standards, particularly as it relates to transformer staging, location, and overhead power lines; are considered exemplary in the power industry, and ways to incorporate these standards into the DWP's work.

  • Opportunities to streamline the DWP’s development-related processes to reduce delays and improve efficiency, including potentially expanding Project Powerhouse to all housing developments.

  • Strategies to improve interdepartmental coordination, timeline transparency, and communication with applicants.

  • A mapping analysis of DWP power capacity throughout the City overlaid with the areas of the City planned for the greatest density increases, and recommendations to fund infrastructure improvements in areas where there are power deficiencies relative to future potential growth.
     

Sep 17 | Santa Monica Planning Commission

• 2001 Wilshire Blvd, 25ENT-0100: CUP to allow for the establishment of an approximately 29,552 sf fitness center occupying the ground and second floors of an existing six-story office building. The property spans two zoning districts. The front portion of the site is located within the Mixed-Use Boulevard (MUB) zoning district, while the rear portion of the lot, currently improved with surface-level parking, is located within the Low Density Residential (R2) zoning district. The Planning Commission will consider compliance under CEQA. Staff Report.

• Off-Site Affordable Housing Incentive Pilot Program (AHPP): Staff Report.

• Discussion of ““Does Transit-Oriented Development Need the Transit?” shared by Commissioner Wasserman

Week in Review

Highlighted Applications

Apologies for the continued delay in map updates on the platform. We're aware of the issue and it will be resolved soon. Thank you for your patience.

City of LA 

• 2811 San Marino St, ADM-2025-5142-RDP: Demolition of existing 4-unit apartment building for new 7-story, 36 unit affordable housing building (11% ELI)

• 714 E Washington Blvd, ADM-2025-5132-VSO: Change of use from commercial office to a coffee shop in a 2 story mixed-use building

• 22968 Victory Blvd, ZA-2025-5123-CUB: A CUB for the sale and dispensing of a full line of alcoholic beverages for off-site sale in conjunction with an existing CVS Store

• 6844 Oakdale Ave, ZA-2025-5089-TLT-EO4: Request for Long-Term Temporary Use Authorization to allow a 20% increase in enrollment capacity for ABGU Manoogian-Demirdjian School. This adjustment would permit the school to accommodate an additional 200 students, beyond the existing 1,000-student cap, providing immediate educational opportunities to families impacted by the fires

• 1781 Kelton Ave, DIR-2025-5106-DRB-SPPC-HCA: Second floor addition to and existing SFD for a proposed duplex with new detached 3 car garage with ADU above

• 7112 Baird Ave, EAR-2025-5079-DB-VHCA: New construction of 6-story, 34 unit, 66' 9 3/8" tall housing development project seeking on and off menu incentives

• 10617 W Pico Blvd, DIR-2025-5061-OC-VHCA: Construction of a 49,697 sf (3.35 FAR), six-story, 81-foot, 3.5-inch, residential apartment development with 66 dwelling units and one City Ordinance ADU in West LA

Highlighted Completions

City of LA

• 8204 N Sunland Blvd, DIR-2024-7930-CDO: Approved with conditions a CDO Plan Approval to Enclose existing covered driveway to include in kitchen (260 sf), Add a covered outdoor dining area (260 sf) and Add an open trellis (403 sf) to an existing restaurant

• 5950 Hollywood Blvd, ZA-2022-6687-CUB-DB-SPR-HCA-1A: Certified EIR completed under CEQA for 6000 Hollywood Blvd Project

• 10914 W Pico Blvd, ZA-2024-3916-CUB: Approved with conditions a new conditional use permit to allow on-site and off-site sales and dispensing of full line of alcohol with a 3,575 sf restaurant on westside

• 8525 N Glenoaks Blvd, CUZ-1983-423-PA2: Withdrawn request to change CUZ-1983-423 to permit the addition of two new modular office buildings, each 2,160 sf (totaling 4,320 sf), alongside an existing 13,400 sf church

• 1120 Olive St, 218 W 11Th St, CPC-2018-2599-TDR-MCUP-ZV-DD-SPR: Terminated construction of a new 60-story tower with 713 apartments and 11,277 sfof shops on the ground floor in DTLA

• 2105 N Keith St, AA-2025-3784-PM-SH-HCA: Terminated subdivision per SB 684 in Lincoln Heights