The Brief

Despite opposition from Los Angeles politicians, this year’s highest-profile California housing bill has cleared the state Legislature and is now waiting for Gov. Gavin Newsom’s final approval.

If Newsom signs it into law, Senate Bill 79 would allow dense apartment buildings in neighborhoods that lie within a half-mile of major transit stops — even if those neighborhoods are currently zoned only for single-family homes.

But anyone trying to pinpoint SB 79’s potential impact has had to wade through a lot of misinformation. Despite what a certain former reality TV star has been saying in his viral TikTok videos, SB 79 would not bring skyscrapers to the Pacific Palisades.

We’re now starting to get more clarity on how SB 79 could apply locally. The L.A. City Planning Department has published new maps showing where developers could potentially build these projects, based on the location of the city’s transit stops.

Linking housing and transit lines

Many homeowners are firmly against state lawmakers overriding local government restrictions to allow tall apartment buildings next to single-family homes. But advocates for increased development said these maps show SB 79 has the potential to bring new apartments to areas of L.A. where they’re needed most.

“We have a drastic under-supply of housing,” said Scott Epstein, policy director of the group Abundant Housing L.A. The region is investing in new Metro stops, he said, but the low-density and high-cost housing surrounding those stops severely caps the number of potential riders.

“Most people cannot afford to live within a quarter or half-mile of those transit stations. So [SB 79] makes a lot of sense,” Epstein said.

How to check SB 79’s impact on your block

If you’re curious to see how SB 79 could affect your neighborhood, go to this City Planning link and scroll down to the department’s interactive map near the bottom of the page. Click on the search icon within the map to input your address. You’ll see if your block falls into the quarter-mile or half-mile bubbles surrounding train and rapid bus lines, making the area eligible for denser housing.

One caveat to keep in mind: These are not the official, final maps the city will use to determine an area’s SB 79 eligibility. These are only preliminary drafts.

The department’s website says the maps are “intended for exploratory purposes only, based on initial analysis of the language contained in Senate Bill 79, should it become law.”

Final maps would eventually have to be produced by the Southern California Association of Governments, as required by SB 79.

Where SB 79 would place denser housing 

The bill allows housing developments of varying sizes depending on how close they would be to different kinds of transit stops.

On streets directly next to subway stops, projects could be up to nine stories tall. In areas farther from light rail stops, the limit would be five stories. The changes could be dramatic in parts of a city where apartment development is banned on 72% of its residential land.

For example, the neighborhood surrounding the Westwood/Rancho Park stop on the Metro E line is heavily zoned for single-family homes, some selling for $1.6 million or more.

Cynthia Chvatal-Keane, president of the Hancock Park Homeowners Association, said the L.A. City Council recently chose to leave single-family neighborhoods untouched in its updated housing plan.

“It’s those maps that create a fair plan to create density where it’s needed,” Chvatal-Keane said in an email to LAist. “The new maps created by the city as directed by the state … are a huge overreach.”

LA mayor asks Newsom to veto SB 79

For similar reasons, L.A. Mayor Karen Bass has asked Newsom to veto SB 79. In a letter to the governor, she wrote that the city must create more housing.

“However, we must do so in a way that does not erode local control, diminish community input on planning and zoning, and disproportionately impact low-resource neighborhoods,” Bass wrote.

Last month, the L.A. City Council moved to formally oppose SB 79. But the 8-5 vote was close, contrasting with near unanimous opposition to state housing density bills in years past.

The Orange County Board of Supervisors “undermined” the public’s trust when they granted themselves a 25% pay increase, according to the latest OC Grand Jury report released on Monday.

Since 2005, supervisors were set to make 80% of a Superior Court judge’s salary. That changed in June, when the board approved a 25% pay hike, increasing their salaries by about $49,000 to at least $244,000.

The pay increase raised eyebrows over the summer, sparking the Grand Jury investigation. A Grand Jury is a panel of citizens who investigate local government and public agencies. Members serve one year and look into several issues during that time.

It came just weeks after former Supervisor Andrew Do was sentenced to five years in federal prison for accepting more than $550,000 in bribes. The county itself is also financially in hot water following the Airport Fire, which has racked up hundreds of millions of dollars in damage claims against the county.

“The timing was especially troubling as the County of Orange (County) has been facing hiring freezes and budget constraints,” the Grand Jury reported. “This decision was not only tone-deaf — it reflected a deeper disconnect from the Board’s duty to serve the public with transparency and fiscal responsibility.”

What does the Grand Jury say? 

The Grand Jury questioned how the item was presented to the public and whether it was purposefully buried within the county budget agenda item.

“The Board added their salary increase into the $10.8 billion 2025-2026 Orange County Annual Budget adoption process. This resulted in a minimal description in the agenda and minimal opportunity for citizen input,” the Grand Jury reported. “Therefore, the Grand Jury investigated: why did they want to conceal their salary increase, was it warranted at this time and who initiated it?”

The board’s vote, the Grand Jury stated, signifies that the board prioritizes personal gain over accountability and public trust.

“Elected officials are entrusted to serve, not to enrich themselves. When this happens, the foundation of representative democracy is undermined,” the Grand Jury said. “The people of Orange County deserve better, and the people must demand it.”

How are officials responding? 

OC Supervisor Katrina Foley — the lone dissenting vote on the raises — said she was not surprised by the Grand Jury’s findings.

“I think most people felt that it was poor form for that to happen at that time, and given our current economic instability due to what's happening at the federal and the state level,” Foley told LAist.

Following the criticism, Supervisors Vicente Sarmiento and Doug Chaffee said they would donate their increased pay to charity.

“I am open to considering the recommendations in the report for changes to the pay ordinance and how future increases are approved, and I have been open to reconsidering the pay increase,” Sarmiento said in a statement.

A county spokesperson and Supervisor Don Wagner declined to comment. Supervisor Doug Chaffee and Janet Nguyen did not respond to LAist’s request for comment.

What’s next? 

The report made a handful of recommendations, including that the board rescind the pay raise and salary changes by next March “to restore institutional trust and demonstrate a genuine commitment to transparency and accountability.”

It also recommends that the board adopt procedures for proposing, reviewing and approving future supervisor salary changes that include public hearings.

The county has 90 days from the release of the report to respond to the Grand Jury, according to a county spokesperson.

The increase of federal immigration sweeps in Southern California this year made one thing clear to street vendors without authorization to be in the U.S. — running a business outside was risky.

In response, L.A. nonprofit Inclusive Action for the City ramped up an existing program that trains street vendors to work in private catering.

“One of the big successes of the year was the growth of our Hire a Vendor program, where our business coaches essentially became brokers for our street vendors and other entrepreneurs so they can get catering jobs,” said Rudy Espinoza, the group’s CEO.

The program was created in 2024 but the group expanded it this year after the increase of immigration sweeps. The group said in its annual report that 34 small businesses were trained for catering this year and more than 350 catering jobs came to those trainees this year.

The training program includes menu design and pricing, electronic sales systems and marketing

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Courtesy Inclusive Action for the City

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“Everywhere from the mayor's house to a small backyard party,” Espinoza said.

The group’s effort is part of actions taken by individuals and groups across the region to help people targeted for detention keep sources of income.

That help has included buyouts of daily inventory of fruit and flowers, as well as the awarding of grants to street vendors who lost income because they stayed home.

Advocates said the loss of income through detentions — many carried out through violent means — often affected family members who were U.S. citizens and has created a humanitarian crisis as families have lost the means to pay bills and buy food.

Street vendors in a Hire a Vendor session organized by Inclusive Action for the City.

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Courtesy Inclusive Action for the City

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The vendor training program sought to alleviate that.

“Sometimes, challenges force us to think, be creative and think about how to adapt,” Espinoza said. “The Hire a Vendor program is just an example of how some entrepreneurs really dedicated themselves to build out a different line of business for themselves.”

How it works

The Hire a Vendor program is free to people who seek and receive micro-loans from Inclusive Action for the City.

Four of the program’s nine sessions are "office hours" in which a business coach works one-on-one with the business owner.

The trainings cover:

• Catering basics such as delivery, set-up and presentation
• Invoicing and electronic sale systems
• Menu design and pricing
• Marketing through social media

The trained vendors are free to pursue their own catering jobs but also get catering work through a portal created by Inclusive Action for the City.

Espinoza said one full-time employee oversaw the program this year, and he’d like to add another full-time worker to expand the trainings in 2026.

The Trump administration will resume garnishing wages from student loan borrowers in default in early 2026, the U.S. Education Department confirmed to NPR.

The move comes after a years-long pause in wage garnishment due to the pandemic.

"We expect the first notices to be sent to approximately 1,000 defaulted borrowers the week of Jan. 7," a department spokesperson told NPR. The spokesperson said wage-garnishment notices are expected to increase on a monthly basis throughout the year.

A borrower is in default when they have not made loan payments in more than 270 days. Once that happens, the federal government can try to collect on the debt by seizing tax refunds and Social Security benefits and also by ordering an employer to withhold up to 15% of a borrower's pay. Borrowers should receive a 30-day notice from the Education Department before this wage garnishment begins.

Betsy Mayotte, the president and founder of The Institute of Student Loan Advisors, says even though borrowers have expected this, the timing is unfortunate.

"It will coincide with the increase in health care costs for many of these defaulted borrowers," she said, referring to the premium increases for Affordable Care Act health insurance that kick in in 2026. "The two will almost certainly put significant economic strain on low- and middle-income borrowers."

About 5.5 million borrowers currently are in default, according to a recent analysis of the latest federal student loan data published by the American Enterprise Institute (AEI), a public policy think tank.

Another 3.7 million are more than 270 days late on their payments and 2.7 million are in the early stages of delinquency.

"We've got about 12 million borrowers right now who are either delinquent on their loans or in default," Preston Cooper, who studies student loan policy at AEI, told NPR.

That's more than 1 in 4 federal student loan borrowers.

Cory Turner contributed to this story.

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