CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Report: Introduction (June 9) and Proposed Adoption (June 23) of an Urgency Ordinance to Delay Effectuation of the Senate Bill (SB) 79 (“The Abundant and Affordable Homes Near Transit Act”) for Certain Sites Located in Very High Fire Hazard Severity Zones and/or Containing a Locally Designated Historic Resource.
1. Urgency Ordinance to Delay Effectuation of Senate Bill 79 (“The Abundant and Affordable Homes Near Transit Act”) for Certain Sites Located Within the Very High Fire Hazard Severity Zone and/or Containing a Locally Designated Historic Resource, for Introduction.
COUNCIL ACTION
Item Type: Action Item
Approved for June 9, 2026 calendar
EXECUTIVE SUMMARY
On March 3, 2026, City Council received a status report on SB 79 and proposed options for its implementation. Following staff’s detailed presentation and public testimony, City Council directed staff to seek further clarifications of the law and to prepare a “delayed effectuation ordinance” for sites that could be exempted from SB 79 implementation prior to its July 1, 2026 effective date.
This report summarizes new insights as to how SB 79 applies in Glendale and presents an urgency ordinance to temporarily exclude sites within a Very High Fire Hazard Severity Zone and/or those containing a locally designated historic resource as of January 1, 2025.
This report also includes additional information as to other sites that may qualify for delayed effectuation and additional options for the City Council to consider.
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 2 6
8 6
7 RECOMMENDATION
That the City Council review, introduce and subsequently adopt the proposed urgency ordinance to exempt certain properties from SB 79 before it takes effect on July 1, 2026.
ANALYSIS
SB 79, the Abundant and Affordable Homes Near Transit Act, goes into effect on July 1, 2026 (see full text of the bill attached as Exhibit 1). SB 79 establishes new development standards and increased residential density and height limits for properties located within ½ mile of a Transit Oriented Development (TOD) stop and zoned for residential, mixed-use, or commercial uses.
Staff has been working diligently since the bill’s adoption in October 2025 to interpret the bill, gather data, and understand how the legislation affects Glendale. A detailed overview of SB 79 and its implications to the City, as well as implementation options, were presented to City Council and the public on March 3, 2026 (see staff report as Exhibit 2, with attachments and video available online for Council Item 10d:
https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=40679).
As noted in the staff report and Council presentation, SB 79 establishes two tiers of TOD stops, based on the type and frequency of transit provided, each with specific development standards based on a site’s proximity to a TOD stop. The two tiers are summarized below:
Tier Transit Type
Tier 1 Heavy Rail Transit
Very High Frequency Commuter Rail (at least 72 trips per day) Tier 2 Light Rail Transit
High Frequency Commuter Rail (at least 48 trips per day) Bus Rapid Transit (BRT) Stations with full-time dedicated lanes or operation in a separate right-of-way dedicated for public transportation, & service every 15 minutes or less during AM & PM peak commuter periods SB 79 then applies three radiuses around each TOD stop (within 200 feet adjacent to the TOD stop, between 200 feet and ¼-mile, and between ¼ mile and ½-mile) that establish the height, density and Floor Area Ratio (FAR) permitted for an SB 79 project.
The SB 79 development standards for Tier 2 TOD stops applicable to Glendale are summarized in the table below
Tier 2 TOD Stop Development Standards
Distance from TOD stop Within 200 ft. ¼ Mile ½ Mile
Permitted Height (ft)* 85’ (8 stories) 65’ (6 stories) 55’ (5 stories) Permitted Density (DU/AC) 140 100 80
Permitted Floor Area Ratio (FAR) 4.0 3.0 2.5
* The height in stories provided is approximate based on overall height allowed.
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 3 6
8 6
7 In addition to the standards above, SB 79 projects can be coupled with Density Bonus regulations, allowing even greater density to be achieved. Housing projects utilizing the Density Bonus are permitted to use the density allowed under SB 79 as the “base density” for their projects. SB 79 also grants additional concessions for housing projects, depending on the level of affordable housing provided. Cities are not required to grant a waiver or concession for Density Bonus projects that propose heights above what is permitted by SB 79 unless the project proposes 100% affordable housing.
TOD Stops in Glendale
According to the draft SB79 map released by Southern California Association of Governments (SCAG) on June 1, 2026, Glendale has one TOD stop at the Larry Zarian Glendale Transportation Center (GTC) and seven TOD stops along the proposed North Hollywood to Pasadena Bus Rapid Transit (BRT) route. All of Glendale’s TOD stops are categorized as Tier 2 stops. These stops and corresponding radiuses are identified in Exhibit 3.
Larry Zarian Glendale Transportation Center (“GTC”)
In 2023, Glendale adopted TOD zoning that allows densities up to 100 DU/AC near the GTC in Tropico, making much of this area consistent with SB 79 standards. Recent clarifications received from HCD indicate that all parcels within the GTC TOD stop ½- mile radius are subject to SB 79, except for those zoned “Transportation” (T) and “Special Recreation” (SR). This includes portions of the Brand Boulevard of Cars, the industrial and industrial mixed-use zones along San Fernando Road, and even Forest Lawn Cemetery. The map below generally shows the GTC SB 79 TOD stop ¼ mile and ½ mile radiuses (see Exhibit 3):
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 4 6
8 6
7 North Hollywood to Pasadena Bus Rapid Transit (BRT) Project According to SCAG’s map, the proposed stops along the BRT route qualify as Tier 2 TOD stops. In Glendale, the BRT is proposed to have seven stops:
Three stops on West Glenoaks Boulevard between the Burbank border and Central Avenue;
One stop on Central Avenue at Lexington Drive; and
Three stops on East Broadway, between Brand Boulevard and the city limits.
The BRT route goes through multiple areas of the city, including low-density single- family neighborhoods along West Glenoaks Boulevard, a high-density urban area in downtown on Central Avenue, and smaller scale commercial uses on East Broadway.
Unfortunately, under SB 79, these varying development patterns are all subject to the same standards, and the City has a very limited ability to mitigate the impacts of SB 79.
The following map generally illustrates the proposed BRT route through Glendale with preliminary radiuses around each stop (see Exhibit 3):
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 5 6
8 6
7 SB 79 Limitations and Applicable Code Requirements
SB 79 imposes certain restrictions on the type of development that is permitted. SB 79:
Does not apply to projects containing hotel, motel, or similar transient lodging uses;
Does not apply to projects requiring demolition of rent- or price-controlled housing on sites containing more than two units that have been occupied within the previous seven years;
Requires projects to comply with anti-displacement standards under the Housing Crisis Act of 2019 and any and all local implementation programs; Requires projects greater than 10 units to comply with affordable housing standards and allows cities to enforce inclusionary housing standards; and Imposes prevailing wage and other labor requirements on buildings over 85 feet in height.
In Glendale, SB 79 projects would remain subject to the following local and state requirements:
Development standards in the Glendale Zoning Code and any applicable Specific Plan, including the Downtown Specific Plan (DSP);
The City’s recently adopted Objective Design Standards (ODS); The City’s Design Review process, including any required public hearings; The City’s Inclusionary Housing Ordinance (GMC Chapter 30.35); State law regarding demolition of protected affordable housing units; Glendale’s anti-displacement program and inclusionary zoning requirements; and The California Environmental Quality Act (CEQA). Note: SB 79 does not establish a CEQA exemption or create a by-right approval process for qualifying developments. However, SB 79 projects may be combined with other laws, such as AB 130 and CEQA Class 32 (infill development), which may streamline CEQA review.
Local Effort, Interagency Coordination & Remaining Implementation Uncertainties Since the March Council meeting, Glendale staff has continued to regularly meet with a tri-cities working group consisting of planning staff from the cities of Glendale, Burbank, and Pasadena, and has also met with the City of Los Angeles to understand how the neighboring jurisdictions are interpreting and implementing SB 79. Additionally, Glendale staff has been working with the Southern California Association of Governments (SCAG) to accurately identify eligible TOD stops and associated sites.
The City has also sought clarification regarding implementation of the law with the California Department of Housing and Community Development (HCD).
Despite these collaborative efforts, there are still some uncertainties regarding implementation of SB 79. Most significantly, the precise radiuses applicable to each TOD stop will not be finalized until SCAG publishes the official SB 79 mapping for the region, which is anticipated shortly before or perhaps even after the law’s effective date of July 1, 2026. The agency released its mapping methodology on May 22, and its draft Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 6 6
8 6
7 map on June 1, with the official map to be considered by the SCAG Regional Council on July 2, 2026.
These radiuses are central to implementation of the legislation because they will determine which parcels fall within the 200-foot, one-quarter-mile, and one-half-mile distances from qualifying TOD stops. The mapped boundaries will not only establish the applicable development standards for affected properties, but will also determine the precise development capacity and density assumptions that must be incorporated into any local TOD alternative plan pursued by a jurisdiction.
Delayed Effectuation Ordinance
At the March 3, 2026, City Council meeting, having accepted the status report on and proposed options for implementing SB 79, Council directed staff to proceed with Option 3 – Delayed Effectuation and Implementation Ordinance. The delayed effectuation ordinance option allows cities to adopt a local ordinance that excludes certain sites from SB 79 and delays full implementation of the law until one year after adoption of the 7th Cycle Housing Element. Under this approach, SB 79 implementation would be delayed until approximately 2030 unless a TOD alternative plan is adopted before then.
As part of the delayed effectuation option, individual sites may be exempted if they meet certain criteria. In Glendale, only three site-level exemptions apply:
Sites located in a Very High Fire Hazard Severity Zone; Sites with a historic resource designated on a local register prior to January 1, 2025; and
Sites where allowable density and residential FAR are at least 50 percent of SB 79 standards;
Glendale has several sites that are located within a VHFHSZ and/or that contain a historic resource as of January 1, 2025. Staff is presenting an urgency ordinance to temporarily exempt those sites; the urgency ordinance goes into effect immediately upon adoption. This would allow the City to remove these sensitive sites from SB 79 applicability prior to the July 1st effective date, while continuing to monitor the legislation over the next several years as additional bills are passed, ordinances are adopted in other California communities, and legal challenges are resolved. In addition, this option does not preclude the City from adopting a TOD alternative plan at a later date, once additional extensive research, analysis and public outreach are conducted.
Based on the current draft mapping analysis, there are approximately 465 parcels within the SB 79 GTC area, with 22 parcels that would be excluded due to non-applicable zoning (Special Recreation (SR) or Transportation (T) zones), VHFHSZ designation, or historic status, leaving 443 parcels potentially subject to SB 79. Of the remaining 443 parcels, approximately 3 are within 200 feet of a qualifying stop, 153 are within a quarter-mile, and 287 are within a half-mile radius.
There are also approximately 8,656 parcels within the SB 79 BRT area. Approximately 317 parcels would be excluded due to zoning (SR or T), VHFHSZ designation, or Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 7 6
8 6
7 historic status, leaving 8,339 parcels potentially subject to SB 79. Of the remaining parcels, approximately 112 are within 200 feet of a qualifying stop, 3,156 are within a quarter-mile, and 5,071 are within a half-mile radius.
After accounting for the proposed exclusions, approximately 8,782 (443 + 8,339) parcels citywide would remain subject to SB 79. The proposed delayed effectuation urgency ordinance does not currently address sites where allowable density and residential FAR are already at least 50 percent of SB 79 standards; this issue is discussed in greater detail in the subsequent section below.
Proposed sites for exclusion are identified in Exhibit 4 - Map of VHFHSZ sites within TOD radiuses and Exhibit 5 - Map of historic register sites as of January 1, 2025, within TOD radiuses.
Additional Considerations for Delayed Effectuation
As mentioned above, Glendale does have several additional sites that qualify for delayed effectuation under the criterion that they meet at least 50% of the permitted SB 79 densities (50 du/ac within ¼ mile and 40 du/ac within a ½ mile of a TOD stop). These sites are most notably located in the TOD zones around the GTC, within the Downtown Specific Plan (DSP) area, and areas currently zoned R-1250. Council has the option of exempting these sites from SB 79 projects as well. However, since these sites have previously been identified as appropriate for higher density development, these exemptions should be carefully considered. An unintended consequence of exempting existing these high-density sites may be that SB 79 development interest and pressure shift to lower density parcels.
Additionally, entire TOD stop radiuses may qualify for delayed effectuation if:
At least 1/3 of sites in the TOD radius currently allow at least 50% of the density and FAR required by the bill, and
All sites within the TOD radius cumulatively allow for at least 75% of the aggregate density allowed by the bill.
Additional parcel-level analysis is needed to determine whether the TOD stops located near the GTC and along Central Avenue in the DSP qualify for the zone-level exemption.
It should be noted that the single-family and low-density multi-family neighborhoods within the three TOD stops along the Glenoaks portion of the BRT do not qualify for this zone-level exemption, nor are the individual sites currently zoned with enough density to qualify for delayed effectuation. As such, there are limited options available to prevent SB 79 projects along the Glenoaks corridor. Even under a TOD alternative plan which could reduce allowable SB 79 densities by 50% (maximum), all of the Glenoaks corridor, including the R1 areas, would have to be upzoned to 40-to-50 dwelling units per acre, equivalent to the R-1250 zone designation.
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 8 6
8 6
7 Should Council wish to pursue a TOD stop radius exemption for delayed effectuation, staff would need direction to conduct additional analysis and return at a later date with findings and recommendations. SB 79 does not require cities to adopt an ordinance to temporarily exempt sites prior to July 1, 2026; therefore, Council may amend this ordinance or adopt a subsequent ordinance to include additional sites at a later date.
NEXT STEPS
Staff recommends adoption of a “delayed effectuation” ordinance as an urgency matter to exempt certain properties from SB 79 before SB 79 takes effect on July 1, 2026.
Any proposed ordinance must be submitted to the Department of Housing and Community Development (HCD) for review at least 14 days prior to local adoption; staff submitted the proposed urgency ordinance for review on May 27, 2026. Any ordinance enacted must be submitted to HCD within 60 days of adoption. HCD has 90 days to review the enacted ordinance and make a finding whether it is in substantial compliance with SB 79. If HCD deems the ordinance non-compliant, the local agency has 60 days to respond before taking further action. If the local agency is found to be in non- compliance, by either refusing to amend the ordinance or make findings explaining how the ordinance complies, then HCD is required to notify the Attorney General that the local government is in violation.
STAKEHOLDERS/OUTREACH
This report serves as an opportunity to provide the community additional information on the status of SB 79 and options available to the City. An email blast was sent to all of the Long Range Planning outreach list members (over 850+ members, including HOA and community group representatives), regarding this SB 79 presentation.
FISCAL IMPACT
No fiscal impact is associated with this urgency ordinance delaying the effectuation of SB 79 on certain sites.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
Exempt from the California Environmental Quality Act (CEQA) pursuant to Government Code §65912.160(c)(2), which explicitly states that an ordinance adopted to implement the provisions of SB 79 shall not be considered a project under Division 13 (commencing with §21000) of the Public Resources Code.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
1. The City Council may choose not to adopt the delayed effectuation ordinance for certain sites and allow the legislation to take full effect on July 1, 2026;
2. The City Council may propose any other alternative not proposed by staff.
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance 9 6
8 6
7 ADMINISTRATIVE ACTION
Submitted by:
Michael J. Garcia, City Attorney
Jack Wong, Interim Director of Community Development
Prepared by:
Teresa Santilena, AICP, Principal Planner
Vilia Zemaitaitis, AICP, Deputy Director of Long Range Planning Gillian Van Muyden, Chief Assistant City Attorney
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
1. Full text of SB 79
2. City Council Staff Report from March 3, 2026, regarding status of and proposed options for SB 79 (the Abundant and Affordable Homes Near Transit Act), without attachments (Staff Report and Attachments for Item 10d available online at:
https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=40679) and Council Motion
3. SCAG Map of SB 79 affected parcels around the Larry Zarian Glendale Transit Center and the Noho to Pasadena BRT line
4. SB 79 Exclusion Map of VHFHSZ sites within TOD radiuses
5. SB 79 Exclusion Map of historic register sites (as of January 1, 2025) within TOD radiuses
Exhibit 1 - 06.09.26 CC Report for Introduction of SB79 Delayed Effectuation Ordinance