LA passes plan for new ‘low-rise’ housing, delaying state law that aims higher

The Los Angeles City Council moved Wednesday to postpone some of the biggest changes possible under a new state law putting more housing near transit stops. Instead, the council advanced plans for increased density in some targeted neighborhoods.

SB 79 is set to take effect July 1. That hotly debated state law allows apartment buildings between five and nine stories tall near train and rapid bus stops. But the law lets cities delay full implementation until 2030 by crafting local, phased-in approaches for creating more housing. On Wednesday, the council voted 13-0 in favor of a new “Low-Rise Ordinance,” allowing buildings up to four stories tall in 57 neighborhoods near transit stops.

L.A.’s proposed new ordinance aims to delay full implementation of SB 79 in areas deemed historically significant, at high risk of fires or economically “low resource.” Advocates for increased development say the way to get rising rents under control is to build more housing. But homeowner groups in areas the city considers “high resource” have argued denser housing doesn’t belong in the nearly three-quarters of residential land zoned for single-family homes.

Barbara Broide, a board member of the Westside Neighborhood Council, said in an earlier City Planning Commission meeting that the city’s plans to delay SB 79 by channeling growth into certain neighborhoods could have “unintended consequences.”

“The promise of having duplex, triplex and courtyard typologies of housing are being lost with this measure,” Broide said. “Instead we’re seeing four-story apartment buildings with no setbacks, no trees, no place for families, for children to play or tomatoes to be planted.”

Mahdi Manji, a policy director with the Inner City Law Center, said during Wednesday’s public comment period that he supported allowing mixed-income developments in neighborhoods that have historically resisted such housing. But he called for tweaks that would allow ground-level parking and greater density for projects that include more income-restricted units.

“This could be a unique opportunity to make some of these projects a little bit more feasible while adding a little bit of deeper affordability,” Manji said.

The plan still needs to come back to the full City Council for a final vote. Then it will head to the desk of Mayor Karen Bass. She had asked Gov. Gavin Newsom last year to veto SB 79, arguing the state shouldn’t tell L.A. how to plan for more housing.