Planning & Community Development
UNCODIFIED DELAYED EFFECTUATION
ORDINANCE RELATED TO
SENATE BILL 79
City Council
June 8, 2026
Planning & Community Development
Background
• Introduced on January 15, 2025 by Senator Scott
Wiener and signed by Governor Gavin Newsom on
October 10, 2025.
• Provides for certain housing development projects
when within 1/4 to 1/2 mile of a Transit-Oriented
Development (TOD) stop.
• Allows a transit agency (Metro, Foothill Transit, etc.) to adopt its own TOD development standards for district-
owned property within 1/2 mile of a TOD stop.
• Takes effect on July 1, 2026.
2 Planning & Community Development
Housing, Homelessness, and Planning
Committee
> May 7, 2026: Staff presented background information and options to implement SB 79.
> Staff outlined a recommendation to adopt an Uncodified Delayed Effectuation Ordinance to temporarily exempt certain sites. > The Committee was supportive of Option 2, as recommended by staff, and directed staff to:
Provide additional variations as it relates to delaying implementation to RM zones, including:
1. Not delaying implementation to any RM zones;
2. Only delaying implementation for RM-12 and RM-16 zones; and
3. Delaying implementation to all RM zones; and provide accompanying maps to demonstrate the variations; and
Determine if an Urgency Ordinance can be adopted.
3 Planning & Community Development
Planning Commission Action
> May 13, 2026: Planning Commission considered the proposed Uncodified Delayed Effectuation Ordinance to implement the staff recommendation, Option 2;
> The Commission considered the maps demonstrating the RM implementation options requested by HHPC; and
> The Commission recommended, by a vote of 5-1, that the City Council approve the staff recommendation, including delaying implementation in all RM zones.
> The Commission also asked staff to return with future discussions on preparing a Transit Oriented Development Alternative Plan (TODAP) and was generally supportive of a TODAP.
> Staff is currently compiling data, conducting analysis, and tracking new legislation that would amend SB 79 to possibly prepare a TODAP. 4 Planning & Community Development
5 TOD Stops: Metro A-Line
All stations meet
the definition of a
Tier 2 TOD stop.
Planning & Community Development
6 TOD Stops: Metro A-Line
Planning & Community Development
Eligibility Thresholds
• Project site must be zoned for residential, mixed-use, or commercial development.
• Project shall include a minimum of five housing units. • Project must have a minimum density of 30 dwelling units per acre (du/ac).
• Average proposed unit size shall not exceed 1,750
habitable square feet.
• For mixed-use projects, a minimum of 66% of the total square footage must be for residential purposes.
7 Planning & Community Development
SB 79 Limitations
• Cannot be applied to projects proposing any hotel, motel, or similar uses.
• Cannot be applied to a site containing more than two units where the development would require demolition of existing rent-or-price control units occupied by tenants within the past seven years.
• Cannot be applied to a site previously used for more than two rent-or-price controlled units that were demolished within seven years before submittal of SB 79 project application. • Projects with 10 or more units must comply with the City's local inclusionary requirements.
• Imposes prevailing wage and other labor requirements on buildings over 85 feet in height.
8 Planning & Community Development
SB 79 Limitations
• Any proposed development would still remain subject to:
• Development standards of the Zoning Code and any applicable Specific Plan.
• City’s Objective Design Standards (projects with more than 48 du/ac) and applicable City of Gardens Design Standards in RM zones.
• City’s Design Review process.
• City’s applicable demolition and anti-displacement standards. This would include complying with the Certificate of Appropriateness process and Tenant Protection Ordinance.
• California Environmental Quality Act (CEQA).
• All requirements of the California Building Code, Fire Code, etc. 9 Planning & Community Development
SB 79 Development Standards
Location Tier 2 Development Standards
per SB 79
Adjacent to a TOD stop
(within 200 feet*)
• Height: 85 feet
• Density: 140 du/ac
• Residential FAR: 4.0
Within ¼-mile* of a TOD stop
• Height: 65 feet
• Density: 100 du/ac
• Residential FAR: 3.0
Between ¼- and ½-mile* of a
TOD stop
• Height: 55 feet
• Density: 80 du/ac
• Residential FAR: 2.5
10 * Distance measured from the pedestrian entrance(s) of a TOD stop.
Planning & Community Development
Local Implementation Options
• Various options to implement SB 79, including:
1. No local action (implement SB 79 as-is).
2. Adopt ordinance to delay effectuation of SB 79 for eligible sites.
3. Adopt ordinance consisting of a Transit Oriented Development Alternative Plan.
• Ordinances need to be submitted to the Department of
Housing and Community Development (HCD) for review.
11 Planning & Community Development
Local Implementation Options
• Option 1: No Local Action - Implementation of SB 79:
> No action to be taken by the City and implement in its entirety on July 1, 2026.
> City may adopt an ordinance codifying the SB 79 development standards.
> Avoids need for immediate action but does not pause eligibility for any sites.
12 Planning & Community Development
Local Implementation Options
• Option 2: Delayed Effectuation for Eligible Sites:
> Allows cities to temporarily exempt individual sites and TOD zones meeting certain criteria, effectively “delaying effectuation” up to one year following the adoption of the next Housing Element (approximately 2031).
> The following may be temporarily exempt:
An individual site in any TOD zone, if:
» The site’s current zoning permits at least 50% of total density and FAR; » The site includes a historic resource designated as of January 1, 2025, on a local register.
Any individual site(s) within a specific TOD zone, if:
» At least 33% of sites in the TOD zone currently allow at least 50% of the density and FAR granted by SB 79; and
» All sites within the TOD zone cumulatively allow for at least 75% of the aggregate density allowed by SB 79.
13 Planning & Community Development
Local Implementation Options
• Option 3: TOD Alternative Plan (TODAP)
> City may be adopted via an ordinance, zoning overlay, adoption of specific plan, or adoption/implementation of the Housing Element at any time.
> TOD Alternative Plan may include:
Shifting capacity within a TOD zone and from one TOD zone to another provided the capacity is reduced by no more than 50% in any individual TOD zone and the overall capacity for all TOD zones within each jurisdiction is maintained;
Exempting sites with a historic resource designated as of January 1, 2025 on a local register, provided the sites do not cumulatively exceed 10% of the eligible area of any TOD zone;
Ensuring that the minimum density of individual sites shall not be less than 30 du/ac and the maximum shall not exceed 200% of what is permitted. 14 Planning & Community Development
Staff Recommendation
• Staff recommends proceeding with Option 2 (Delayed
Effectuation):
> An Uncodified Delayed Effectuation Ordinance to temporarily exempt the following sites from SB 79;
For all six TOD zones;
» Sites with historic resources designated as of January 1, 2025, on a local register.
Within the Memorial Park, Del Mar, and Lake TOD zones:
» Sites with historic resources designated as of January 1, 2025, on the state register.
» Sites zoned Multi-Family Residential (RM-12,-16, -32, and -48) and Single- Family Residential (RS).
» Sites located within specific plan areas with a density of 48 du/ac or less. 15 Planning & Community Development
Option 2 – Delayed Effectuation and
Excluded Sites + Rent/Price Controlled
16 Planning & Community Development
Option 2 – Delayed Effectuation and
Excluded Sites + Rent/Price Controlled
17 Planning & Community Development
Recommendation
• It is recommended that the City Council:
> Find that the proposed action is exempt from CEQA;
> Adopt the Uncodified Delayed Effectuation Ordinance to delay implementation of SB 79 for sites identified in Option 2; > Conduct first reading of the Uncodified Delayed Effectuation Ordinance; and
> Adopt the Findings for the Zoning Code Amendment.
18 Planning & Community Development
UNCODIFIED DELAYED EFFECTUATION
ORDINANCE RELATED TO
SENATE BILL 79
City Council
June 8, 2026
Planning & Community Development
Next Steps and Timeline
• June 15, 2026, conduct second reading of the ordinance. • June 18, 2026, effective date of Uncodified Delayed
Effectuation Ordinance.
• July 1, 2026, effective date of SB 79.
20 Planning & Community Development
Sites with Historic Resources on the
Local Register
21 Planning & Community Development
Sites with Historic Resources on the
State and National Register
22 Planning & Community Development
Sites Zoned RS, RM, and SP
23 Planning & Community Development
Option 2
24 Planning & Community Development
Option 2
25 Planning & Community Development
Option 2
26 Planning & Community Development
Option 2
27 Planning & Community Development
Option 2 – Delayed Effectuation
28 Planning & Community Development
Rent and Price Controlled Sites
29 Planning & Community Development
Option 2 – Delayed Effectuation
30 Planning & Community Development
Option 2 – Delayed Effectuation and
Excluded Sites
31 Planning & Community Development
Option 2 (Excluding RM-48) – Delayed
Effectuation and Excluded Sites
32 Planning & Community Development
Option 2 (Excluding RM-32 & RM-48) –
Delayed Effectuation and Excluded Sites
33 Planning & Community Development
Density Examples (48-60 du/ac)
34 Villa Gardens – 842 E. Villa St. (50 du/ac) The Maryland Apts. - 80 N.
Euclid Ave. (52 du/ac)
250 S. De Lacey Ave. (58 du/ac)
Planning & Community Development
Density Examples (60-87 du/ac)
35 Heritage Square South – 710 N. Fair Oaks Ave. (63 du/ac) Bell Pasadena – 3330 E. Foothill Blvd. (66 du/ac) 913 Boston Court (80 du/ac) 75 W. Walnut St. (74 du/ac)
Planning & Community Development
Density Examples (87-100 du/ac)
36 The Barcelona – 85 N. Madison Ave. (92 du/ac)
The Brantwood – 88 N. Oakland Ave. (90 du/ac)
Planning & Community Development
Density Examples (100+ du/ac)
37 164 Chestnut St. (104 du/ac)
277 N. El Molino Ave. (106 du/ac)
Planning & Community Development
Lake Station: RM-48
38 Planning & Community Development
Lake Station: RM-48
39 Planning & Community Development
Lake Station: RM-48
40 Planning & Community Development
Del Mar Station: RM-48
41 Planning & Community Development
Lake Station: RM-32
42 Planning & Community Development
Lake Station: RM-32
43 Planning & Community Development
Del Mar Station: RM-32
44 Planning & Community Development
Memorial Park Station: RM-32
45 Planning & Community Development
Memorial Park Station : RM-32
46 Planning & Community Development
Existing and Required Unit Capacity
Station A rea Fillmore D el M ar M emorial Park La k e A llen Sierra M adre V illa T otal General Plan 12,324 17,898 22,409 26,757 9,881 17,629 106,898 SB79 (SB79 DU - Excluded Properties) 28,369 21,947 24,461 30,590 34,218 31,629 171,214 Gap (GP-SB79) (16,045) (4,049) (2,052) (3,833) (24,337) (14,000) (64,316) 75% capacity 21,277 16,460 18,346 22,943 25,664 23,722 128,411 47 Excluded Properties Fillmore D el M ar M emorial La k e A llen Sierra M adre V illa Total L ocal Historic Property 2,834 945 852 1,865 1,400 1,551 9,448 R ent Stabilized 5,084 3,172 3,184 10,611 5,764 897 28,712 A ffordable Units - 1,270 53 1,205 238 - 2,766 Historic + R ent Stabilized + A ffordable - 115 - - - - 115 Historic Property + Rent Stabilized 36 41 34 213 142 - 466 GP = Institutional - 42 - 284 - - 326 GP = Open Space - - - - - 203 203 Z = PS - - - 40 - - 40 Z = OS - - - - - - - T otal 7,954 5,586 4,123 14,218 7,544 2,651 42,076 Planning & Community Development
SB 79 and 710 Stub
48 Planning & Community Development
SB 79 and 710 Stub
49 Planning & Community Development
Eligibility Thresholds
• The project must be within ½ mile of a Tier 1 or Tier 2 TOD stop to be eligible for SB 79:
> Tier 1: a TOD stop within an urban transit county served by heavy rail transit or very high frequency commuter rail.
None in Pasadena.
> Tier 2: a TOD stop within an urban transit county served by light rail transit, by high-frequency commuter rail, or by bus rapid transit stations.
All six Metro A Line stations are Tier 2.
The North Hollywood to Pasadena Transit Corridor (BRT) rapid transit stops proposed in Pasadena does not qualify.
50 Planning & Community Development
Background – Additional Legislation
• Related bills introduced clarify and provide technical changes:
> SB 677 (Wiener) - clarifying language related to definition for “high-frequency commuter rail.”
> AB 2576 (Harabedian) - excludes a contributing site within a historic district included on the State Historic Resources Inventory designated before January 1, 2025, and a parcel individually listed as a historical resource included on the State Historic Resources Inventory designated before
January 1, 2025.
• Both bills are currently in the State Legislature and have not been signed by the Governor.
51 Planning & Community Development
Background
• Actions by the City:
> April 28, 2025 – Opposition letter sent to Governor Newsom. > September 16, 2025 – Second letter sent to Governor Newsom. > December 30, 2025 – Third letter sent to Governor Newsom. • Local Efforts:
> Informational items at Legislative Policy Committee (June 3, 2025 and August 20, 2025).
> Informational items at Planning Commission (August 13, 2025 and February 11, 2026).
> Ongoing working group with the cities of Burbank and Glendale. > Discussions with staff from Cities of Los Angeles and South Pasadena.
> Monthly meetings with the San Gabriel Valley Council of Governments.
52 Planning & Community Development
Development Standards –
Transit Agencies
• Transit agency may propose an SB 79 project on land
they own within ½-mile of a TOD Station, subject to the following:
> Project site is adjacent to or within ½ mile of a TOD stop it operates and was owned by the agency prior to January 1, 2026. Parcels were acquired through eminent domain prior to July 1, 2025. > Minimum of 50% of total square footage must be for residential purposes. No portion may include a hotel or similar use. • May adopt zoning standards consistent with SB 79.
> Minimum and maximum requirements for density, height and FAR and a list of approved residential and nonresidential uses. > Minimum density shall not be less than 30 du/ac and the maximum shall not exceed 200% of what is permitted under SB 79. 53 Planning & Community Development
Transit Agencies – Metro-Owned
Parcels
309 N Michigan
305 E. Walnut St.
no address
130 Sierra Madre Villa
54 Planning & Community Development
State Density Bonus Law
55 Location Minimum Density for
Additional Concessions Additional Concessions
Within ¼-mile* of
TOD stop 75 du/ac • 3 additional concessions
for projects with extremely
low-income housing
• 2 for projects with very low-
income housing
• 1 for projects with low-
income housing
Within ¼ and ½
mile* of TOD stop 60 du/ac
* Distance measured from the pedestrian entrance(s) of a TOD stop.