Options to Qualify
Expo/Bundy TOD Zone for
SB 79 Exclusion
City Council
July 28, 2026
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
• On July 14, 2026, Council adopted for first reading an Ordinance to temporarily exclude qualifying sites from SB 79 until 2030 with an effective date of August 27, 2026
o Covers 6 of 7 TOD zones in Santa Monica
o Expo/Bundy TOD zone does not currently qualify for exclusion • Council reviewed Planning Commission’s recommendation to increase development standards for multi-unit zoned parcels (R2/R3) in Expo/Bundy TOD zone to satisfy the criteria for SB 79 temporary exclusion.
• After discussion regarding displacement concerns, Council directed staff to return with options to instead increase development standards for all, or a selected group, of SingleUnit Residential (R1) zoned parcels within the Expo/Bundy TOD zone and to include rent control information.
SB79
Info Page
https://www.santamonica.gov/
sb79-transit-orienteddevelopment
RECAP: SB 79 Council Actions
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
SB 79 Overview
• Went into effect July 1, 2026
• Guarantees tiered height, density, and FAR
standards for housing development projects within
½ mile of a TOD stop if the project complies with
certain requirements.
• Displacement Protections:
o SB 79 is not eligible for projects that demolish
3 or more units, with at least 1 unit under rent
control and occupied by tenants within the
last 7 years
• Provides opportunity for local control through
alternative implementation options:
1. “Exclusionary Ordinance” – Delaying SB 79 implementation until 2030
2. TOD Alternative Plan – Ability to redistribute some SB 79 capacity amongst TOD zones Official SCAG Map Identifying Santa Monica TOD Stops
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
SB 79 Exclusion Criteria
Pursuant to Government Code Section 65912.161(b)(1), sites in a TOD zone may be temporarily excluded from SB 79 if the zone satisfies both of the following criteria:
1. At least 33% of sites in the TOD zone permit density and residential FAR that are no less than 50% of the applicable SB 79 standards
× Currently, only 74 of the 381 parcels (19.4%) meet
this threshold
• At least 126 parcels (33%) are necessary to
qualify the TOD zone for exclusion.
• Therefore, at least 52 additional parcels would
need to have an increase in development
standards
AND
2. The permitted densities in the TOD zone cumulatively allow at least 75% ofthe aggregate density specified by SB 79 Existing zoning provides approximately 123% of the
aggregate density required by SB 79
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
SB79 Potential Displacement Impact Expo/Bundy TOD Zone
381 parcels total in Expo/Bundy TOD zone
• 90 parcels that are not eligible to use SB 79
o 49 parcels located also in Bergamot TOD zone (already qualifies for exclusion) o 37 parcels that have 3 or more units and at least 1 rent-controlled unit (project-level exclusion) o 4 parcels with deed-restricted affordable units – project-level exclusion • 54 commercially zoned parcels that already have local standards that are equal or greater than SB 79 standards
• 232 residentially-zoned parcels that likely do not have involuntary displacement risk o 212 R1 parcels - ownership units
o 5 parcels with no existing units
o 15 multi-unit zoned – ownership units (e.g.: single-unit dwelling; TORCA) • 5 residentially-zoned parcels (R2/R3) with potential involuntary displacementimpact o 2 parcels with 2 or fewer units
o 3 parcels with 3 or more units and no rent-controlled units Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
State Law vs.
Potential Increase in Development Standards
Typical Site Characteristics:
• R1 Zone
• Parcel Size: 6,500 sf
• Vacant/No Affordable or Rent Controlled Units
• Located within ½ mile of Expo/Bundy Station
State Law FAR Height Density Max Units
Existing R1 Base Standards 0.50 28 ft 1 unit per parcel 1 unit Accessory Dwelling Unit(s) Exempt
• Attached ADUs – Same
as underlying zoning
district;
• Detached ADUs – 24 ft
• 1 ADU through
conversion
• 1 detached ADU
• 1 attached ADU
• 1 Junior ADU
5 units
(1 single-unit dwelling
+ 4 ADUs)
SB 9
(Duplexes/Lot Splits
Same as underlying;
800 sf per unit
guaranteed
Same as underlying
zoning district*
4 units or 2 units per
resulting parcel 4 units
SB 1123
(Small Lot Subdivisions)
• 3-7 units: 1.0
• 8-10 units: 1.25
Same as underlying
zoning district*
Min. 1,200 sf per
resulting parcel or 30
du/ac (10 units max)
5 units
SB 79 2.5 55 ft 80 du/ac 12 units
Targeted Increase in
Development Standards for
SB 79 Temporary Exclusion
1.25 30 ft 40 du/ac 6 units
*application of standard cannot physically preclude project achieving the density and size permitted by State law R1 Parcel:
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
R1 Zoned Parcels
North of I-10 Freeway
• 89 parcels north of the I-10 Freeway, east
of Dorchester Avenue, south of Exposition
Boulevard, and west of Centinela Avenue.
• Minimizes displacement risk on existing
multi-unit zoned properties.
• Provides a rational basis: Clear boundaries,
direct geographic relationship to
Expo/Bundy station with a shorter walking
distance to TOD stop, closer to higher
intensity zoned commercial, and distinct
from southern R1 Zoned parcels in
separate census block group.
• Would meet SB 79 Exclusion Ordinance
criteria.
• Of 89 R1 zoned parcels:
o 2 located also in Bergamot TOD zone
o 5 contain rent control (all developed
with single-unit dwellings)
Option 1 –
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
R1 Zoned Parcels
Exclusively in Expo/Bundy TOD Zone
• All 212 R1 zoned parcels exclusively in
Expo/Bundy TOD Zone
• Minimizes displacement risk on
existing multi-unit zoned properties
• Uniform, simple approach aligning with
SB 79’s one-half mile radius
• Would meet SB 79 Exclusion
Ordinance criteria
• Of 212 R1 Zone parcels:
o 20 contain rent control (5 parcels
contain multi-unit developments
with 3 or more units)
Option 2 –
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
Multi-Unit Zoned Parcels
Exclusively in Expo/Bundy TOD Zone
• Planning Commission Recommendation
• 66 multi-unit zoned parcels exclusively in
Expo/Bundy TOD zone
o 60 R2-zoned parcels
o 6 R3-zoned parcels
• Least amount of parcels affected;
Uniform upzoning for all multi-unit
parcels within TOD zone
• Would meet SB 79 Exclusion Ordinance
criteria
• Of 66 parcels:
o 44 parcels contain rent control
4 parcels have less than 3 units
o 4 contain affordable housing
1 overlapping with rent control
Option 3 –
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
R2 Parcels –
State Law vs.
Potential Increase in Development Standards
Typical Site Characteristics:
• R2 Zone
• Parcel Size: 6,500 sf
• Vacant/No Affordable or Rent Controlled Units
• Located within ½ mile of Expo/Bundy Station
State Law FAR Height Density Max Units
Existing R2 Base Standards 1.0 30 ft 1 unit/1,500 sf
(~29 units per acre) 4 units
Accessory Dwelling Unit(s) Exempt
• Attached ADUs – Same
as underlying zoning
district;
• Detached ADUs – 24 ft
• Conversion – 1 or up
to 25% of primary
units
• Detached – 2 w/
new construction; 8
w/existing dev.
Case by case
(ex.: 12 units: 4 units + 8
ADUs)
SB 684
(Small Lot Subdivisions)
• 3-7 units: 1.0
• 8-10 units: 1.25
Same as underlying
zoning district*
Min. 600 sf per
resulting parcel or 30
du/ac (10 units max)
10 units
SB 79 2.5 55 ft 80 du/ac 12 units
Targeted Increase in
Development Standards for
SB 79 Temporary Exclusion
1.25 30 ft 40 du/ac 6 units
*application of standard cannot physically preclude project achieving the density and size permitted by State law Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
Rejected Options
Option Parcels Affected Why Rejected?
Increase Development Standards for
Parcels within the SB 79 ¼ Mile Radius of
the Expo/Bundy Station
20 parcels – 19 R1 parcels
and 1 R2 parcels
• Would not meet the number of parcels required for
SB 79 exclusion (52 required)
Increase Development Standards for 52
R1-Zoned Parcels within the 1/3 Mile
Radius of the Expo/Bundy Station
52 R1 parcels • Radius has no rational basis (e.g.: not contemplated by SB 79).
• Not reflective of actual pedestrian routes and
walking distance to the station.
• Would cross multiple neighborhood boundaries and
does not consider existing local land use patterns.
Increase Development Standards for R1-
Zoned Parcels Located South of the I-10
Freeway within the Expo/Bundy TOD
Zone
125 R1 parcels • Greater walking distance from the Expo/Bundy Station, therefore not meeting intent of SB 79
• Expand rezoning greater than necessary further
from station
No Increase in Development Standards None • TOD zone would not meet exclusionary criteria • Does not provide for holistic land use planning
• Contradicts the City’s overall strategy to direct
development pressures to commercial zones and to
protect residential neighborhoods from
displacement risks
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
Next Steps
• Depending on Council direction, staff will prepare Zoning Ordinance text amendments and will return to Council after completing all procedural and public noticing requirements.
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
Recommended Actions
Staff Recommends that City Council:
Provide direction on Increasing Development Standards for Residentially Zoned Parcels within One-Half Mile of the Metro E Expo/Bundy Station to Qualify the Expo/Bundy TransitOriented Development Zone to Allow for Exclusion from Senate Bill (SB) 79 Implementation Until One Year Following the Adoption of the 7th Cycle Housing Element Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
Summary of Potential Options for Expo/Bundy
Option Parcels
Affected
Resulting % of
Sites Meeting
50% SB 79
Criteria
No. of Parcels
Affected with Rent
Controlled or
Affordable Units
No. of Parcels with Rent
Controlled or
Affordable Housing Not
Protected by SB 79*
Basis for Option
Option
1 89 R1
parcels 42.7% 5 with
rent-controlled units
5 (all single unit)
• Focused on parcels generally closest
in walking distance to station meeting
the intent of SB 79
• Provides a clear geographical
boundary.
Option
2 212 R1
parcels 75.5% 20 with
rent-controlled units
15 (14 single unit dwelling,
one duplex)
• Uniform upzoning of all R1 parcels
within SB 79 one-half mile radius of
station
Option
3 66 R2/R3
parcels 36.7%
44 with rent-controlled
units and 4 with
affordable units, 3 of
which overlap
4 (two single unit dwellings,
two duplexes)
• Planning Commission
recommendation
• Least amount of parcels
• Uniform upzoning for all multi-unit
parcels within TOD zone;
* Sites with less than 3 units, at least one under rent control or deed restricted; tenancy/occupancy unknown Item 11-C
July 28, 2026
Item 11-C
July 28, 2026
Questions?
Item 11-C
July 28, 2026
Item 11-C
July 28, 2026