California & LA Housing Programs

Status: Effective January 1, 2022 | Contact: planning.SB9@lacity.org

Source: LA City Planning — Senate Bill 9

What is SB 9?

Senate Bill 9 — formally the Housing Opportunity and More Efficiency (HOME) Act — is a California state law passed in 2021 that fundamentally changed what's possible on a single-family lot. For decades, R1 zoning meant one home, one family, period. SB 9 cracked that open by giving homeowners two new tools: the Two-Unit Development and the Urban Lot Split — both processed ministerially (no public hearings, no discretionary review).

If you own a single-family lot in LA, SB 9 is one of the most direct paths to add value to your property and add housing supply at the same time.

The Two Tools

Two-Unit Development

Build two primary dwelling units on a single-family zoned lot. This can be a duplex, two detached homes, or any combination that meets the zoning standards. Critically, this is on top of what you can already do with ADUs — meaning a lot can hold a duplex plus ADUs.

Urban Lot Split (ULS)

Subdivide one single-family lot into two separate parcels — without meeting the underlying zone's minimum lot size. Each new parcel can be sold separately, opening the door to fee-simple ownership and far more flexible financing.

What You Can Actually Build (Common Scenarios)

• Two SFDs on one parcel + a detached ADU
• A duplex + a detached ADU
• Two SFDs on one parcel + a JADU
• A duplex + two detached ADUs
• After a Lot Split: A duplex on each new parcel
• After a Lot Split: A duplex on one new parcel and two SFDs on the other

These aren't an exhaustive list — they're the most common configurations. Lot shape, slope, and existing structures will drive what makes sense for your property.

Key Development Standards

Setbacks

• Front yard: same as the underlying zone
• Side and rear yards: minimum 4 feet
• No setback required for legally existing structures

Parking

• One covered space per existing and new unit
• Zero parking required if the site is within 1/2 mile of a High Quality Transit Corridor or Major Transit Stop

Urban Lot Splits Specifically

• Maximum 2 lots from any one split
• Neither resulting parcel may be smaller than 40% of the original lot area
• Both new lots must be at least 1,200 sq ft
• Maximum 2 dwelling units of any kind (including ADUs/JADUs) per lot created via ULS

Who Should Be Looking at SB 9?

• Homeowners with large lots looking to build a duplex and use one unit for rental income or family
• Investors considering subdividing R1 properties for fee-simple resale
• Anyone in LA's Palisades fire burn area should note that Mayor Bass's Emergency Order 9 has suspended SB 9 in burn areas — this does not currently apply to projects there

Where SB 9 Doesn't Work

• Properties in Historic Preservation Overlay Zones (HPOZ)
• Designated Historic-Cultural Monuments
• Sites with units occupied by tenants in the last three years
• Lots where the owner hasn't lived for at least three years (for ULS)

How XtraUnit Helps

We've been guiding LA property owners through SB 9 feasibility since the law took effect — checking zoning, transit proximity, lot dimensions, and existing structure conditions to figure out the most valuable build path. If you're sitting on a single-family lot and wondering what's actually possible, that's exactly the question we answer for free.

Status: Effective July 1, 2026 | LA implementation phased through 2030

Source: LA City Planning — Senate Bill 79

What is SB 79?

Senate Bill 79 — the "Abundant and Affordable Homes Near Transit Act" — is a California state law going into effect July 1, 2026. It creates a new statewide framework for higher-density, affordable housing near every qualifying transit stop — and it overrides much of LA's existing zoning around those stops.

For property owners and developers near Metro stations, bus rapid transit corridors, and high-frequency bus stops, SB 79 may be the single biggest shift in what you can build on your land in decades.

The LA Implementation Timeline (As of April 2026)

Los Angeles has been working through SB 79 implementation faster than most people realize:

• Nov 17, 2025 — PLUM Committee directed City Planning to pursue Approach C: Upzoning + Phased Implementation
• Dec 2, 2025 — Council ordered formal recommendations on SB 79 implementation
• Feb 18, 2026 — City Planning transmitted a report on citywide impacts and upzoning options
• Mar 24, 2026 — Council formally directed phased implementation by 2030 and instructed an immediate expansion of the Corridor Transition (CT) Program — extending CT incentives to single-family and lower residential parcels and expanding incentive applicability to half-mile buffers around eligible transit stations (HPOZs excluded)
• Apr 17, 2026 — City Planning released the first phase of draft local SB 79 ordinances:

- The Low-Rise Ordinance

- The Phased Implementation Ordinance

• May 14, 2026 — City Planning Commission public hearing on both draft ordinances

If you're reading this in late April 2026, you're inside a roughly four-week window before the CPC hearing — meaning what passes (or doesn't) will shape what's buildable on transit-adjacent parcels for the rest of the decade.

Why SB 79 Matters Right Now

SB 79 introduces tier-based eligibility around qualifying TOD stops, and the Southern California Association of Governments (SCAG) is producing the official map of LA's eligible stops and zone tiers. Each tier unlocks higher density, more height, and better incentives.

Properties around the stops where you'd expect — Metro rail stations, Orange/G Line, future ESFV light rail, frequent bus corridors — are already showing up as Tier 1 or Tier 2 on draft maps.

Key Resources to Check Now

• Interactive StoryMap of Citywide Potential Eligibility — Best starting point for property owners
• SB 79 Citywide Eligibility PDF Map
• SB 79 Fact Sheet
• Draft Low-Rise Ordinance
• Draft Phased Implementation Ordinance
• Council File 25-1083 — subscribe for updates

Important Note on Mapping

All current SB 79 maps are draft and exploratory. SCAG will publish the official map of TOD stops and zone tiers — and that map will determine your parcel's eligibility. Updates will continue to roll out as the official map firms up.

How XtraUnit Helps

If you own — or are evaluating buying — a property within walking distance of any LA transit stop, SB 79 may multiply what's buildable on the site. We've been tracking the LA implementation closely and can run a parcel through the current draft eligibility maps, the in-progress Corridor Transition expansion, and the Low-Rise Ordinance to give you a real picture of what's coming. Especially in the run-up to July 2026, getting ahead of this is a competitive advantage.

Status: In Progress — Draft Ordinance expected early 2026

Contact: planning.missingmiddlela@lacity.org

Source: LA City Planning — Missing Middle LA

What is Missing Middle LA?

Missing Middle LA is a new City Planning initiative built around a simple problem: in a city where the median home costs more than $1 million and only 36% of residents own their home, the building types that used to make homeownership accessible — duplexes, fourplexes, bungalow courts, small condo developments — have been zoned out of most neighborhoods.

The program will roll out as a coordinated set of zoning code amendments rather than a single ordinance. The goal is to bring back small, neighborhood-scale housing while keeping LA's neighborhood character intact.

The Three Pillars

1. Small-Scale Homes Code Amendment

This is the piece every ADU builder and homeowner should care about most:

• Implements California AB 1033 — allows the sale of ADUs as individual condominiums. For the first time in LA, you'll be able to build a backyard home and sell it independently of the main house. This is huge for anyone trying to pass equity to family or generate capital from existing property.
• Updates the 2018 ADU Ordinance to align with current state law
• Expands protections in Hillside Areas and Very High Fire Hazard Severity Zones
• Creates a new code section that incorporates the HOME Act's (SB 9 & SB 450) Two-Unit Development provisions

2. Small Lot Subdivision Ordinance Update

Updates LA's existing Small Lot Subdivision (SLS) Ordinance to match the state Starter Home Revitalization Act (SB 684, SB 1123, AB 130). This streamlines review for up to 10 for-sale homes and supports more affordable ownership models — townhomes, bungalow courts, cottage courts, community land trusts. (See our SHRA / SB 684 article for details.)

3. Objective Design Standards

Creates clear, predictable design standards for missing middle housing across the city, including specialized standards for Historic Preservation Overlay Zones (HPOZs).

This is the part most developers will appreciate — instead of guessing what the City wants, you'll have an objective checklist. Some standards will be tied to incentives: more buildable area in exchange for usable open space, retention/reuse of existing buildings, and preservation of mature trees.

Why This Matters For Property Owners

If the AB 1033 piece passes as drafted, the math on building an ADU changes dramatically. Today an ADU is rental income. Tomorrow it could be a sellable asset that releases capital — making the case for building one substantially stronger for owner-occupants who don't want to be landlords forever.

If you've been on the fence about an ADU because the long-term plan is unclear, Missing Middle LA is the policy shift to watch.

Status & Timeline

• Late 2024 → 2025 — Low-Rise Design Lab work informing the program
• October 2025 — Public webinar held
• Early 2026 — Draft ordinance expected for public review and comment
• Planning staff hosting webinars and public events through adoption

Resources

• Missing Middle LA Webinar Recording (Oct 2025)
• Missing Middle LA Fact Sheet
• Public Feedback Form

How XtraUnit Helps

We're tracking Missing Middle LA closely because it directly affects how we advise clients on ADU configuration and small-lot multifamily projects. If you're in a position to wait six to twelve months on a build, the Small-Scale Homes Code Amendment may unlock options that don't exist today. We can help you understand whether to move now or position your project to take advantage of what's coming.

Status: Effective February 11, 2025 (Ordinance Nos. 188477 / 188478)

Contact: Planning.AHSS@lacity.org

Source: LA City Planning — CHIP

What is CHIP?

The Citywide Housing Incentive Program is the umbrella ordinance that consolidates LA's three local density bonus programs into a single coordinated framework. Adopted as part of LA's response to its Housing Element obligations, CHIP went into effect February 11, 2025 — replacing a fragmented patchwork of older incentive programs with one consistent set of procedures.

If you're producing housing in LA — especially affordable or mixed-income housing — CHIP is now the playbook.

The Three Sub-Programs Inside CHIP

State Density Bonus Program

LA's primary mechanism for implementing California's State Density Bonus Law (Government Code §65915). Any housing project providing affordable units can request density bonuses, parking relief, and a menu of additional incentives. Applies citywide.

Affordable Housing Incentive Program (AHIP)

For projects that are 80–100% affordable, projects on land owned by faith-based organizations, community land trusts, or public agencies. AHIP layers local development incentives — extra floor area, extra height — on top of state bonuses.

Mixed Income Incentive Program (MIIP)

For mixed-income projects on Opportunity Corridors or near transit nodes — particularly in Higher Resource Areas (per TCAC/HCD maps). MIIP is where the biggest unlocks are for market-rate developers willing to commit a portion of units to affordability.

What You Get: The Incentive Stack

CHIP organizes incentives in a clean four-layer structure:

Base Incentives (by-right)

• State-law density bonuses and parking relief
• For 100% affordable: additional base height
• AHIP and MIIP layer on extra Floor Area Ratio (FAR) and height bonuses beyond state law

Menu of Incentives

A pre-vetted list including yard reductions, open space relief, lot coverage and width deviations, and relief from transitional height. Projects that stay on the Menu get the most streamlined review.

Off-Menu Incentives & Waivers

Custom asks beyond the Menu. Available if you can demonstrate the request is necessary to physically build the affordable housing proposed.

Public Benefit Options

Extra bonuses for childcare facilities, multi-bedroom units, or rehabilitation of historic resource facades.

The Procedures Matrix (Quick Read)

The Big Strings

99-year affordability covenants. Every affordable unit produced through CHIP must carry a 99-year covenant (with limited exceptions like for-sale or publicly-funded projects). This is locked in by the Resident Protections Ordinance, adopted alongside CHIP.

EPM Handbook compliance. All CHIP approvals must comply with the Environmental Protection Measures Handbook. Projects with 5+ residential units near oil wells get extra requirements.

MARD-based eligibility. Eligibility thresholds use the Maximum Allowable Residential Density (MARD), not the underlying zoning density.

What's Already Happening

CHIP has been live for over a year. The Six-Month Progress Report shows what types of projects are taking advantage and where. Worth reading if you're sizing up a CHIP-eligible site.

Key Resources

• CHIP Procedures and Resources Guide
• CHIP Decision Tree Flowchart
• MARD Calculation Guide
• Opportunity Corridors & Incentive Area Maps
• Corridor Transitions Training Video

How XtraUnit Helps

CHIP is dense — three programs, four incentive layers, three approval tracks. We help clients run sites through the eligibility maps, model the incentive stack against project economics, and pick the path (state bonus vs. AHIP vs. MIIP) that maximizes buildable area while keeping the approval timeline realistic.

Status: Effective | Contact: Planning.AHSS@lacity.org

Source: LA City Planning — TOC Program

What is TOC?

The Transit Oriented Communities (TOC) Incentive Program is LA's voter-mandated framework for getting more affordable housing built near bus and train stops. It was created by Measure JJJ, passed in 2016, which amended the LA Municipal Code to require new TOC guidelines for any housing development within a half-mile of a major transit stop.

For nearly a decade, TOC has been the workhorse of LA's affordable housing production near transit. While CHIP's Mixed Income Incentive Program (MIIP) now codifies many TOC concepts directly into the zoning code, the existing TOC program remains active and continues to govern many in-flight projects.

How TOC Works

TOC operates on a tier system based on transit quality:

• Tier 1 — Two intersecting bus lines with frequent service
• Tier 2 — Light rail, bus rapid transit, or two intersecting frequent corridors
• Tier 3 — Rail station outside Downtown
• Tier 4 — Downtown rail station

The higher the tier, the more density, FAR, height bonuses, and parking relief a qualifying project gets in exchange for providing on-site affordable units.

Who Should Look at TOC

• Developers with sites near Metro rail or BRT
• Property owners along bus corridors with frequent service
• Anyone evaluating a site already entitled under TOC who wants to understand its current status

The Critical Documents

• TOC Guidelines — the playbook itself
• TOC FAQ.pdf)
• Methodology for Determining Bus Transit Service Levels
• Metro NextGen and Rapid Bus Definitions

Forms

• TOC Application Form
• Tier Verification Form

TOC vs. MIIP — Which One Should You Use?

This is the most common question. With CHIP's MIIP now active and incorporating much of the TOC Guidelines into LAMC, new projects often have two paths. The right choice depends on your project's affordability mix, location relative to Higher Resource Areas, transit tier, and timing. We can help you compare both pathways side by side.

How XtraUnit Helps

We model TOC and MIIP against your specific site to determine which framework yields a better project — and we help you avoid surprises around tier verification, especially for sites where the bus service classification is borderline.

Status: Adopted and Operative as of February 11, 2025

Contact: housingelement@lacity.org

Source: LA City Planning — Housing Element Rezoning Program

What is the Housing Element Rezoning Program?

Every California city must produce a Housing Element every eight years showing how it will accommodate its share of the state's housing need (the Regional Housing Needs Assessment, or RHNA). The 2021–2029 Housing Element committed LA to enabling 456,000+ new homes — and meeting that target required massive zoning changes across the city.

The Housing Element Rezoning Program is the umbrella under which those zoning changes happened. It's not a single ordinance — it's a coordinated package of four major citywide ordinances, all of which were adopted in 2025 and 2026.

The Four Adopted Ordinances

1. Citywide Housing Incentive Program (CHIP)

Operative February 11, 2025. Combines State Density Bonus, AHIP, and MIIP into one streamlined framework. (See our dedicated CHIP article.)

• Council File: 21-1230-S5

2. Housing Element Sites and Minimum Density Ordinance

Operative February 11, 2025. Implements housing element law requirements for specific site categories — housing replacement rules, by-right development for 20%-affordable projects on identified sites, no-net-loss enforcement, minimum density requirements.

• Council File: 21-1230-S6

3. Resident Protections Ordinance (RPO)

Operative February 11, 2025. Permanently codifies tenant protections that had been temporarily provided by state law (set to expire in 2030). Headline items:

• One-to-one replacement for RSO units demolished
• 99-year affordability covenants required for all new affordable units
• Codified amenity standards for affordable units in mixed-income projects
• Right to Remain (six months before construction)
• Right to Return after demolition
• (See our HCA / RPO article for full detail.)
• Council File: 21-1230-S8

4. Citywide Adaptive Reuse Ordinance

Operative February 1, 2026. Expands LA's 1999 Adaptive Reuse Ordinance citywide — buildings 15+ years old in commercial, multifamily, parking, or public facility zones can convert to housing with significantly reduced barriers.

• Council File: 21-1230-S9
• Ordinance No. 188,793 (Chapter 1)

What This Means For You

The Housing Element Rezoning Program is the policy backbone behind almost every active LA housing trend right now: density bonuses, transit-oriented development, adaptive reuse, and tenant protections. If you're a property owner, developer, or investor, the four ordinances above are the rules of the game.

The state's verdict: LA met its RHNA target by the deadline. The state's HCD certification of the Housing Element gives LA a measure of legal protection from "builder's remedy" lawsuits that have been wielded against cities falling short.

Background — The Six Core Strategies

In March 2023, City Planning released six core strategies that became the basis for CHIP. They were developed from public input, City Council direction, and the Affirmatively Furthering Fair Housing (AFFH) analysis required by state law. Worth reading if you want to understand the policy logic behind the ordinances.

Key Documents

• CHIP Fact Sheet
• Housing Element Sites Fact Sheet
• Resident Protections Fact Sheet
• Replacement Requirements & Occupant Protections Fact Sheet
• Adaptive Reuse Fact Sheet

How XtraUnit Helps

The Housing Element Rezoning Program is dense, interlocking, and has real teeth. We help clients understand which ordinance applies to their specific site, how to navigate the layered procedures, and where the program's mandatory elements (like RSO replacement and 99-year covenants) affect project feasibility.

Status: Effective (Most Recent Update July 1, 2024)

Source: LA City Planning — ED 1

What is ED 1?

Executive Directive 1 is Mayor Karen Bass's emergency order to expedite the permitting of shelters and 100% affordable housing projects in Los Angeles. Issued on her first day in office and most recently revised on July 1, 2024, ED 1 has become the fastest path to entitlement for qualifying affordable housing in LA.

If you're producing 100% affordable housing — and your site doesn't fall into one of ED 1's exclusion categories — this is the program to use.

What ED 1 Actually Does

ED 1 creates a Ministerial Approval Process that bypasses standard discretionary review. Eligible projects get:

• Expedited processing across City Planning, LADBS, and LAHD
• Ministerial approval with no discretionary review
• Coordinated clearance and approvals across departments

Compared to the traditional path, ED 1 can take months — sometimes a year or more — off entitlement timelines.

The July 2024 Revisions

The current version of ED 1 added five major guardrails:

1. Additional protection measures for existing residential tenants

2. Protection of historic resources

3. Environmental safeguards for Very High Fire Hazard Severity Zones and projects in industrial areas

4. Enhanced project design standards

5. Limitations on Density Bonus off-menu incentives and waivers of development standards

These responded to early concerns about ED 1 projects being approved on inappropriate sites.

Eligibility — What Qualifies

ED 1 applies to all Shelter projects and all 100% Affordable Housing Projects with an active or valid City Planning application or LADBS / LAHD-accepted submission.

A "100% Affordable Housing Project" means:

• 5+ residential units
• All units affordable at 80% AMI or lower (HUD rent levels), OR
• Mixed income with up to 20% at 120% AMI (HCD levels) and the balance at 80% AMI or lower
• Rental only — for-sale affordable projects are not covered

Where ED 1 Doesn't Apply (Restrictions)

ED 1 explicitly excludes:

• Projects requiring a legislative action (General Plan Amendment, Zone Change, Height District Change)
• Projects seeking deviations (adjustments, variances, specific plan exceptions, dedication waivers)
• Subdivisions
• Coastal Development Permit projects or those subject to the Subdivision Map Act
• Single-family or more restrictive zones — flat exclusion
• Manufacturing zones that don't allow multifamily
• Hazardous waste sites (Cortese list) without regulatory clearance
• Very High Fire Hazard Severity Zone parcels (per Council File 09-1390)
• Properties on the National/California Register, in HPOZs, or designated as Historic-Cultural Monuments
• RSO parcels with 12+ units occupied within the last five years

The Vesting Question

If your project submitted a City Planning application or a complete Housing Crisis Act Vesting Preliminary Application before July 1, 2024, you can proceed under the previous (July 2023) version of ED 1 — provided your application remains valid. After that date, the revised Directive applies.

The Declaration Form

To be reviewed under ED 1, the property owner of every parcel involved must submit a Property Owner Declaration of Project Eligibility. The Declaration confirms 100% affordable status and includes the unit/AMI breakdown. A covenant must be recorded against the property within 12 months of submission.

Key Documents

• ED 1 Revised Memo (July 2024)
• Implementation Guidelines
• Filing Instructions & Checklist
• Property Owner Declaration Form
• Draft Affordable Housing Streamlining Ordinance — would codify ED 1 into LAMC permanently

How XtraUnit Helps

ED 1 has the fastest entitlement path in LA — but the eligibility maze is real. Sites get knocked out for reasons that aren't obvious until you check ZIMAS, the Cortese list, fire severity maps, RSO records, and historic registers all at once. We screen sites against every ED 1 exclusion before you commit, and we can help structure projects to qualify where possible.

Status: Effective May 17, 2017 (Ordinance No. 184,907)

Contact: Planning.AHSS@lacity.org

Source: LA City Planning — UDU

What is the UDU Program?

LA's Unpermitted Dwelling Unit (UDU) Ordinance is a voluntary path to legalize unpermitted residential units that were built without proper permits but otherwise meet life safety standards. Once legalized, UDUs add to LA's official housing stock and become legitimate, financeable, insurable units.

This is the program for the bootleg garage conversion, the back-house your grandfather built in the 1970s, the basement unit nobody pulled permits on. If it's habitable and can be brought up to code, the UDU program offers a path to make it official.

Who Should Use It

Two main groups:

1. Property owners who've been cited following a building inspection. Going through UDU can preserve the unit instead of being forced to demolish it.

2. Owners proactively wanting to legalize a previously-created unit — to put it on the rental market, refinance the property, or pass it cleanly to heirs.

The Trade-Off: Affordability Requirement

Here's the catch. To legalize a unit through UDU, you must agree to provide at least one low- or moderate-income affordable housing unit for each unit legalized. That can be the legalized unit itself, or another unit on the property.

This means UDU isn't free money. You're trading legalization (and the value/income that comes with it) for an affordability covenant on a unit. For some owners, that math works. For others, it doesn't — particularly if the existing unit could already command market rent.

The Six-Step Process

The process runs through three departments — City Planning, LADBS (Building & Safety), and LAHD (Housing). City Planning provides the Six-Step Process Guide — broadly:

1. Initial intake and eligibility check

2. LADBS plan check for life safety / code compliance

3. Inter-agency referral

4. LAHD covenant for the affordability commitment

5. Permits issued

6. Final inspection and Certificate of Occupancy

Key Requirements

• All life safety conditions must be met
• Affordable housing covenant recorded through LAHD
• LAMC Sec. 11.5.13 governs UDU procedures

Key Documents

• Adopted Ordinance
• UDU Quick Guide / FAQ
• Inter-Agency Referral Form
• LAHD Land Use Covenant Application

How XtraUnit Helps

We can quickly assess whether your unpermitted unit is a strong UDU candidate or whether a different path (like ADU permitting under current state law) would be a better fit. The right route depends on the unit's age, its location, what existing protections apply, and whether you want to take on an affordability covenant.

Status: Effective January 1, 2023

Contact: planning.ab2097@lacity.org

Source: LA City Planning — AB 2097

What is AB 2097?

AB 2097 is a 2022 California state law that prohibits cities from imposing minimum parking requirements on most development projects within a half-mile of a major transit stop. It's one of the simplest, most consequential housing laws California has passed in recent years — because parking minimums are one of the biggest drivers of housing cost.

For LA developers and property owners, AB 2097 unlocks projects that wouldn't pencil with a one-or-two-spaces-per-unit requirement. Underground garages, ramp structures, and surface parking lots can be smaller — or in many cases eliminated entirely — freeing up land and capital for actual housing.

Who Qualifies

Projects within 1/2 mile of a major transit stop are eligible for the parking reduction. This includes:

• Residential
• Commercial
• Industrial

Specifically excluded:

• Hotels
• Motels
• Bed and breakfasts
• Other transient lodgings

When LA Can Still Require Parking

The law gives the City an option to impose minimum parking — but only if it can substantiate one of three specific findings:

1. The project would furnish the City's ability to meet RHNA for low/very low income households

2. The project directly supports special housing needs (elderly, persons with disabilities)

3. The project is within 1/2 mile of existing residential or commercial parking

The City has a 30-day window to invoke these findings, and the findings must demonstrate "substantially negative impact" if minimums weren't imposed.

When the City CANNOT Make Findings

The findings option is taken off the table for:

• Projects with 20%+ affordable units (very low, low, moderate, students, elderly, disabled)
• Projects with fewer than 20 dwelling units
• Projects already covered by another parking-reduction law

How to Check Eligibility

Use ZIMAS — LA's zoning information system — and look for the AB 2097 Eligibility field under the Planning and Zoning menu.

Visit ZIMAS

Stacking AB 2097 With Other Programs

This is where the math gets interesting. AB 2097 can be stacked with:

• SB 9 parking exemption (for properties within 1/2 mile of a High Quality Transit Corridor or Major Transit Stop)
• State Density Bonus / CHIP parking provisions
• TOC parking reductions

For an affordable project on a transit-adjacent site, multiple parking-reduction laws can apply. We help clients identify which combination yields the best outcome.

Key Documents

• AB 2097 Implementation Memo (October 2023)
• Recent AB 2097 Case Filings

How XtraUnit Helps

If your site is anywhere near transit, AB 2097 should be the first law you check. We model the parking impact on your project — both the cost savings and the buildable-area unlock — and help you understand exactly how much of that benefit can flow through to the bottom line.

Status: Effective July 1, 2023

Source: LA City Planning — AB 2011

What is AB 2011?

Assembly Bill 2011 is a California law that lets developers build housing on commercial-zoned land — strip malls, office sites, parking lots — through a streamlined ministerial approval process exempt from CEQA, provided affordability and labor standards are met.

This is one of the most powerful tools in California's housing toolkit because it unlocks land that's been off-limits to residential for decades. In Los Angeles, it pairs naturally with the Citywide Adaptive Reuse Ordinance for projects converting existing commercial buildings, and stands on its own for ground-up redevelopment of commercial sites.

Site Eligibility — Where You Can Build

Projects must be in zones where office, retail, or parking is a principally permitted use (one of those uses can occupy >1/3 of designated use without a CUP).

Cannot be on:

• Within 500 feet of a freeway
• Within 3,200 feet of an active oil/gas refinery
• On or adjacent to industrial-dedicated sites
• Sites in neighborhood plans that prohibit multifamily (5+ units)
• Wetlands, flood zones, or other environmentally sensitive areas

For Mixed-Income Projects, Additional Limits:

• Sites under 20 acres must abut a commercial corridor
• Cannot demolish historic-register structures, RSO units, units with affordability covenants, or units occupied by tenants in the past 10 years

Two Paths

100% Affordable Track

• All units dedicated to lower-income households
• Density: minimum 30 units/acre
• Residential use: at least 2/3 of floor area

Mixed-Income Track

Rental projects — choose one:

• 8% Very Low Income + 5% Extremely Low Income (55-year covenant)
• 15% Low Income (55-year covenant)

Owner-occupied projects — choose one:

• 30% Moderate Income (45-year covenant)
• 15% Low Income (45-year covenant)

Density Standards (Mixed-Income)

The greater of zoning maximum or:

• 30 du/acre — sites <1 acre
• 40 du/acre — sites ≥1 acre on commercial corridor <100 ft wide
• 60 du/acre — sites ≥1 acre on commercial corridor ≥100 ft wide
• 80 du/acre — sites within 1/2 mile of a major transit stop

Height Standards (Mixed-Income)

The greater of parcel allowance or:

• 35 ft — commercial corridor <100 ft wide
• 45 ft — commercial corridor ≥100 ft wide
• 65 ft — within 1/2 mile of major transit stop (outside coastal zone)

Commercial Tenant Protections

If existing commercial tenants are on the site, the developer must:

• Notify all existing tenants
• Submit proof of mailing with the application
• Complete an AB 2011 Commercial Tenant Certification (CP 4084)
• Provide relocation assistance to eligible tenants

Labor Standards

• Under 50 units — prevailing wage required (CA GC §65912.130)
• 50+ units — prevailing wage + apprenticeship + health care (CA GC §65912.131)
• AB 2011 Labor Compliance Certification (CP 4081) required
• Monthly compliance reports may be required

The Big Win: No CEQA, Ministerial Review

If you meet the eligibility criteria and standards, you skip CEQA. That alone can shave 12-24 months off entitlement timelines and millions off soft costs on a typical project.

Key Documents

• AB 2011 / SB 6 Implementation Memo
• Commercial Tenant Certification (CP 4084)
• Labor Compliance Form (CP 4081)
• Mailing Procedures (CP 2074)

How XtraUnit Helps

AB 2011 has powerful unlocks but tight eligibility windows. We screen commercial-zoned sites for AB 2011 viability — checking distance to freeways and refineries, neighborhood plan compatibility, existing tenant status, and adjacent industrial designation — before you put any money down.

Status: Effective July 1, 2024 (SB 684) | Updated July 1, 2025 (SB 1123, AB 130)

Contact: planning.SHRA@lacity.org

Source: LA City Planning — SHRA

What is the SHRA?

The Starter Home Revitalization Act creates a streamlined ministerial approval process for subdividing land into up to 10 new for-sale lots or units. SB 684 took effect July 1, 2024; SB 1123 and AB 130 strengthened it as of July 1, 2025.

For homebuilders, this is the single best tool California has produced for small-scale, fee-simple ownership development. It works in both multifamily zones (any size) and on vacant single-family lots — opening a path that didn't exist before.

What Makes SHRA Different

• No CEQA review — entirely exempt
• No public hearings
• No appeals
• 60-day approval timeline from a complete application
• Can be combined with concurrent housing development application

In a state where subdivision approvals routinely take years, SHRA's structural exemptions are the differentiator.

Site Eligibility

Eligible if zoned for multifamily residential or if the site is vacant and zoned for single-family residential:

Multifamily zones eligible: R2, RD, RW2, R3, RAS3, R4, RAS4, R5, all C zones

Single-family zones eligible (if vacant): A, RA, RE, RS, R1, RU, RZ, RW1

"Vacant" definition: No permanent structure at time of application — unless the existing structure is abandoned and uninhabitable.

Pre-subdivision size limits:

• Multifamily zones: ≤ 5 acres
• Vacant single-family: ≤ 1.5 acres

Excluded:

• High or Very High Fire Hazard Severity Zones
• Sites identified for conservation or as protected species habitat

To check parcel eligibility, use ZIMAS and look at the SHRA / SB 684 Eligibility link.

Project Eligibility

• Maximum 10 lots (excluding a remainder parcel that retains existing land uses)
• Maximum 10 units total (excluding ADUs/JADUs in multifamily zones; excluding JADUs in single-family zones)

Standards SHRA Mandates

• Units must be on fee simple lots OR part of a common interest development (condo), housing cooperative, community land trust, or tenancy in common
• Maximum average 1,750 net habitable square feet per unit
• Minimum lot size: 600 sq ft (multifamily) or 1,200 sq ft (vacant single-family)
• Density: SHRA's "protected density" is 30 units/acre or maximum local zoning, whichever is greater

What LA Cannot Enforce

This is the meat of the law for developers. Local objective standards can't be applied if they would prohibit:

• Creation of up to 10 lots at the 600/1,200 sq ft minimum
• FAR below 1.0 (3-7 units) or 1.25 (8-10 units)
• Rear/side setbacks beyond 4 feet from the original lot line
• Building separation requirements
• Minimum lot width, depth, or frontage standards
• Off-street parking minimums above 1 space/unit
• Any parking requirement if the site is near qualifying transit or car share

If a local standard would physically preclude development at the protected density, the applicant can request a waiver.

Renter Protections

SHRA respects LA's tenant protections. The Housing Crisis Act and Resident Protections Ordinance (RPO) requirements still apply for any demolition. Additionally, SHRA projects cannot involve demolition or alteration of:

• Units subject to an affordability covenant
• RSO units
• Units occupied by tenants in the past 5 years

SHRA projects also cannot be on parcels where an Ellis Act withdrawal happened in the last 15 years.

For new SFD-replacing-existing-SFD projects that meet conditions, a No Net Loss Declaration (CP-4069) can substitute for the Replacement Unit Determination.

Key Documents

• SHRA Implementation Memo
• Preliminary Parcel Map Filing Instructions (CP13-1801)
• Tentative Tract Map Filing Instructions (CP-6110)
• No Net Loss Declaration (CP-4069)

How XtraUnit Helps

SHRA combined with SB 9 and AB 1033 (ADU condo sales) creates configurations that didn't exist eighteen months ago. We model SHRA pathways against alternatives like SB 9 lot splits and CHIP entitlements to find the highest-and-best use for properties large enough to subdivide.

Status: Effective February 1, 2026 (Ordinance No. 188,793)

Contact: planning.urbandesign@lacity.org

Source: LA City Planning — Adaptive Reuse

What is the Citywide ARO?

LA's original 1999 Adaptive Reuse Ordinance was limited to buildings built before 1974 in or near Downtown LA. It produced thousands of units — but it was geographically capped. The 2025 Citywide Adaptive Reuse Ordinance (Ord. No. 188,793) tears off that cap and extends adaptive reuse incentives across the entire city.

If you own or are evaluating an older commercial building anywhere in Los Angeles, this ordinance changes what's possible.

What Buildings Qualify

• Existing buildings at least 15 years old in Multifamily Residential, Commercial, Parking, or Public Facilities zones (R2, RD1.5–6, RW2, R3, RAS3, R4, RAS4, R5, CR, C1, C1.5, C4, C2, C5, CM, P, PB, PF)
• Parking structures or parking areas at least 5 years old within an existing building
• Any existing building of qualifying age, subject to Zoning Administrator approval

What You Get

The headline incentives are aggressive:

• Unlimited density in new construction for Unified Adaptive Reuse Projects with affordable housing
• Up to 2 new residential floors above an existing building (Unified Adaptive Reuse with affordable housing)
• Minimum unit size requirements eliminated — units can be as small as Building Code allows
• A new rooftop story can be added without counting toward height or floor area, for shared amenities or open space
• Interior reconfiguration doesn't count as new floor area, even with added levels or new additions replacing space removed for light wells/courtyards

For project economics, these unlocks can be transformative — particularly the unit-size flexibility and the ability to add floors above the existing structure.

Three Approval Tracks

By-Right (LADBS)

Most ARO projects qualify for direct LADBS approval. No Planning review needed.

Administrative Review (ADM) — Required For:

1. Surveyed Historic Resources — properties identified through SurveyLA or other surveys (in HistoricPlacesLA). OHR consultation strongly recommended early.

2. Unified Adaptive Reuse with affordable housing — combining existing building + new construction with affordable housing requires ADM. These get the unlimited density in new construction and +2 floors.

Discretionary (Class 1 CUP by Zoning Administrator) — Required For:

1. Existing buildings 5–15 years old

2. Designated Historic Resources or projects in HPOZs

3. Projects requesting incentives/exceptions not in the ARO

4. Unified Adaptive Reuse without affordable housing

5. Adaptive Reuse in Manufacturing Zones within Adaptive Reuse Subareas

Class 3 CUP — Required For:

Conversion from Non-Residential Use to Hotel within Adaptive Reuse Subareas (Section 13B.2.3).

Code Citations (Chapter 1A — New Zoning Code)

• LAMC §9.4.5 — Downtown Adaptive Reuse Program
• LAMC §9.4.6 — Citywide Adaptive Reuse Program (outside Downtown, in Commercial-Mixed Use Districts, or any lot in Density District 2 or FA)

What This Means For Property Owners

If you own an older commercial building that's underperforming — vacant retail, half-occupied office, surface lot — the ARO is now the easiest path to convert that asset to housing. Combined with AB 2011 for ground-up commercial-to-residential conversion, LA has positioned itself as one of the most permissive cities in the country for commercial-to-residential conversion.

Key Documents

• Ordinance No. 188,793
• ARO Administrative Review &amp; Referral Form (CP13-2404)
• Adaptive Reuse Fact Sheet

How XtraUnit Helps

We help property owners run a quick feasibility on adaptive reuse: building age verification, zoning check, historic survey clearance, and a unit-yield model based on the new flexibility around minimum unit size and floor additions. For owners holding obsolete commercial inventory, this is often the highest-value move available.

Status: HCA Effective Jan 1, 2020; RPO Adopted Feb 11, 2025

Contact: Planning.HCA@lacity.org

Source: LA City Planning — HCA

What These Two Programs Do

The Housing Crisis Act (SB 330, 2019) was California's emergency response to the state's affordable housing shortage. It introduced sweeping protections for tenants and limits on how cities can review or restrict housing projects. Updated by SB 8 (2021) and AB 1218 (2023).

LA's Resident Protections Ordinance (RPO), adopted in early 2025, codified the HCA into local law — making the state-level provisions permanent in LA, expanding occupant protections, and adding new requirements for affordable units. Operative February 11, 2025.

If you're demolishing, converting, or replacing housing in LA, these two regulatory frameworks govern almost everything you do.

Who's Covered

The HCA and RPO apply to:

• Discretionary housing projects with final approval on or after January 1, 2020
• Ministerial housing projects with applications submitted to City Planning, or LADBS Plan Check, on or after January 1, 2022
• Non-residential development projects involving demolition of housing units with final approval on or after January 1, 2024

Housing Replacement — What Triggers It

Any housing development project that demolishes units must replace them with affordability and size requirements. All RSO units subject to the RPO must be replaced one-to-one with covenanted affordable units.

"Protected Units" — those subject to a covenant, occupied by Lower Income tenants, subject to the RSO in the last 5 years, or removed via the Ellis Act in the last 10 years — get even stricter replacement protections.

Replacement Unit Determination (RUD)

You must obtain an RUD letter from LAHD as part of a complete application — either with City Planning, or through the LADBS plan check process if no Planning approval is needed.

No Net Loss Declaration (NNLD)

For simple cases — a new SFD replacing an existing SFD that's not RSO and not occupied by Lower Income tenants — you can use a No Net Loss Declaration (CP-4069) instead of an RUD. If the site is on the Housing Element list, an RUD may still be required.

The 99-Year Covenant Requirement

The RPO mandates that all new affordable units carry a 99-year affordability covenant. Limited exceptions include:

• For-sale projects
• Publicly-subsidized projects
• Projects built via non-Planning programs (like the Parks Fee)

This is a major shift from the older 55-year (and shorter) covenants and has direct underwriting implications for affordable housing projects.

Occupant Protections — The "Three Rights"

Existing occupants of demolished Protected Units now have:

1. Right to Remain — six months before construction starts

2. Right to Return if Demolition Doesn't Proceed

3. Right to Return to a unit in the new development (Lower Income tenants)

Additionally:

• Some relocation assistance for qualifying occupants
• Enhanced Right to Relocation benefit for Lower Income tenants
• Private Right of Action if rights are violated

Noticing Requirements

Tenants must be given:

• 6 months notice before required vacate date
• The planned demolition timeline
• Their rights under California Government Code §66300.6
• All rights provided by the RPO
• Updates on Certificate of Occupancy progress (for tenants exercising Right to Return)

See LAMC §16.60 (Chapter 1) or §4C.15.1 (Chapter 1A) for detailed notification requirements.

Optional HCA Vesting Preliminary Application

Want to lock in current rules before they change? File a Housing Crisis Act Vesting Preliminary Application before your formal Planning application or LADBS submission. This "vests" local ordinances/policies/standards as of the date of complete submission — protecting the project from intervening changes (with exceptions for state law and Building Code).

This vesting matters specifically for projects under ED 1, where the rules changed July 1, 2024 and pre-existing applications could grandfather under the prior version.

Key Documents

• Replacement Requirements &amp; Occupant Protections Fact Sheet
• Resident Protections Ordinance Ch.1 | Ch.1A
• Project Applicability Matrix
• HCA Replacement &amp; Occupant Protections Matrix
• HCA Vesting Preliminary Application (CP-4062)
• No Net Loss Declaration (CP-4069)
• Interdepartmental Memo on Definition of Demolition (Dec 2025)

How XtraUnit Helps

The HCA and RPO are where most LA housing projects get stuck. We help structure projects to minimize replacement obligations, advise on whether a No Net Loss Declaration is sufficient, and coordinate the LAHD Replacement Unit Determination process so it doesn't blow up project timelines.

Source: LA City Planning — Palisades Rebuild and Recovery

Summary

Following the devastating Palisades Fire, Governor Newsom and Mayor Bass have issued a series of Emergency Executive Orders that streamline and expedite the permitting process for residents, businesses, and property owners rebuilding or repairing structures destroyed or damaged by the disaster. The Orders establish criteria for by-right rebuilds ("Eligible Projects") that are not subject to the California Environmental Quality Act (CEQA) or the Coastal Act.

LA City Planning is fast-tracking all Eligible Projects, expediting reviews for Non-Eligible Projects, and assessing the status of historic resources affected by the fire.

The Five Executive Orders

Emergency Executive Order 1 (Revised)

Expedited Community Rebuilding and Recovery. The flagship order, originally issued early after the fire and most recently revised. Streamlines permitting for the entire rebuild process across departments.

• EO 1 Implementation Guidelines

Emergency Executive Order 4

Temporary School and Child Care Facility Use. Allows relocation, co-location, and temporary operation of educational and child care facilities affected by the fire.

• EO 4 Implementation Guidelines

Emergency Executive Order 8

Expanding Pathways for Expedited Residential Rebuilding. Provides additional streamlining for permitting single-family houses in the Palisades. Built on top of EO 1.

• EO 8 Implementation Guidelines

Emergency Executive Order 9

Local Prohibition on SB 9 in Burn Areas. Suspends SB 9 (lot splits and two-unit developments) in the Palisades fire area. This prevents speculative subdivision activity at the expense of fire-displaced families.

Emergency Executive Order 10

Expedited Commercial Rebuilding and Recovery. Streamlines permitting for commercial projects in the Pacific Palisades Commercial Village Specific Plan area. Applies whether or not the property was damaged or destroyed.

What "Eligible Project" Means

An Eligible Project is one that meets the criteria laid out in the Executive Orders for streamlined, by-right rebuild approval. Eligible Projects:

• Skip CEQA review
• Are exempt from Coastal Act review (where applicable)
• Most do not require a City Planning review at all
• Get fast-tracked through LADBS, LAHD, and BOE

If your rebuild matches the existing structure substantially, qualifies under setback and design rules, and isn't on a historic-resource lot, you're likely Eligible.

What Non-Eligible Projects Get

Even non-eligible projects (those expanding scope beyond the Order's criteria, or requiring discretionary review) get expedited initial permit reviews under the recovery framework. The intent is faster turnaround across the board for fire-affected properties.

Historic Resources

Properties on the National/California Register, in HPOZs, or designated as Historic-Cultural Monuments require additional consultation with the Office of Historic Resources. LA City Planning is also assessing the status of historic resources impacted by the fire.

Key Documents

• EO 1 (Revised)
• EO 4 (Schools/Child Care)
• EO 8 (Residential Rebuilding)
• EO 9 (SB 9 Prohibition in Burn Areas)
• EO 10 (Commercial Rebuilding)

How XtraUnit Helps

For Palisades property owners — whether your home was destroyed or partially damaged — we can walk you through which Executive Orders apply, whether your rebuild qualifies as an Eligible Project, and what alternatives exist if it doesn't. The Orders are layered and interact with insurance and lender requirements; we help untangle that for clients trying to rebuild as quickly as possible.

Status: Adopted December 15, 2023 (Ordinance No. 188,073)

Source: LA City Planning — Al Fresco Ordinance

What is the Al Fresco Ordinance?

LA's Al Fresco Ordinance amends the Zoning Code to facilitate permanent outdoor dining on private property. It makes permanent the temporary zoning relief introduced during the COVID-19 pandemic that allowed restaurants to use parking lots, patios, plazas, and similar spaces for outdoor dining.

In practice, this is the rule that lets a restaurant convert a portion of its parking lot into a covered patio, expand outdoor seating onto private plazas, and use existing landscaped or hardscaped areas for service — without going through a Conditional Use process.

Background

When COVID hit, the City enacted temporary emergency orders allowing restaurants to keep doors open while complying with public health guidance. L.A. Al Fresco was the response, and it became a lifeline for thousands of LA restaurants. The temporary version had a simple process and minimal cost — and it was popular with both operators and patrons.

In December 2020, the City Council instructed City departments to make outdoor dining permanent (Council Files 20-1074, 20-1074-S4). The Al Fresco Ordinance is the City Planning piece of that broader effort, which also includes companion sidewalk and in-street programs led by LADOT.

What's Covered

The ordinance covers private property outdoor dining, including:

• Parking lots
• Patios
• Plazas
• Other private outdoor areas

For sidewalk and in-street outdoor dining, see the LADOT Al Fresco program.

Key Documents

• Adopted Ordinance 188,073
• Regulations Comparison Chart (Final)_122023.pdf)
• Temporary vs Permanent Comparison

Why It Matters Beyond Restaurants

For property owners with restaurant tenants, the ordinance affects parking calculations, lease structures, and tenant improvement scope. For developers thinking about ground-floor commercial in mixed-use projects, designing in flexibility for outdoor dining now is much cheaper than retrofitting later.

Status: Effective | Fee Update Effective February 23, 2026

Source: LA City Planning — Home-Sharing

What is Home-Sharing?

LA's Home-Sharing program is a regulatory framework for short-term rentals — the Airbnb / Vrbo / Booking.com model. The defining principle: eligibility is restricted to a host's primary residence. This is intentional — it prevents the wholesale conversion of housing into guest accommodations, which has been a major contributor to housing scarcity in cities that didn't put guardrails in place.

If you're an LA homeowner thinking about supplementing income with short-term rentals, this is the program that governs whether you can do it legally.

How It Works

Hosts engage in Home-Sharing if they:

• Own or lawfully occupy an eligible primary residence
• Register online and receive a registration number
• Display the registration number on all advertisements and listings (Airbnb, Vrbo, etc.)
• Comply with all program requirements

Two registration types are available:

• Regular Home-Sharing Registration — limited number of nights per year
• Extended Home-Sharing Registration — for hosts who meet additional requirements

Recent Update: New Fees Effective February 23, 2026

As part of the City's comprehensive fee update, registration fees have changed. Existing and prospective hosts should review the updated fee schedule before registering or renewing.

What Hosts Need to Do

1. Verify eligibility against City requirements

2. Tenants must obtain a notarized Landlord Affidavit from the property owner authorizing participation

3. Gather documents proving primary-residence status (per Administrative Guidelines)

4. Complete the registration application online

5. Display the City-issued registration number on every advertisement

6. Renew annually (registrations are valid for 12 months)

What This Means for Property Investors

The "primary residence only" restriction means you can't run an LA property purely as a short-term rental investment. This is a key distinction from cities without that restriction. If your investment thesis depended on Airbnb-style cash flow, LA's framework requires you to live in the property — full stop.

For investors evaluating LA real estate, this means short-term rentals are not a viable income strategy on non-primary residence properties.

Where to Apply

• Online Registration Portal

Key Documents

• Home-Sharing Ordinance
• Fee Update (Ord. 188,796)

Status: Effective (Ordinance No. 187,402, March 2022)

Contact: planning.ccu@lacity.org

Source: LA City Planning — Restaurant Beverage Program

What is the RBP?

The Restaurant Beverage Program is an administrative review pathway for sit-down restaurants requesting permission to serve alcoholic beverages. The big win: it eliminates the need for a Conditional Use permit (CUB), which has historically been the slowest, most expensive part of opening a full-service restaurant in LA.

Result: significantly shorter processing time, lower cost, and a more predictable approval path.

Who Qualifies

To use the RBP, a restaurant must:

• Be located in an RBP-eligible geographic area (designated by City Council)
• Comply with a set of 50+ standards covering operations, hours, noise, security, etc.

If both apply, alcohol service can be approved administratively rather than through CUB.

How to Apply

Through the City Planning Online Application Portal, select "Restaurant Beverage Program" under the Alcoholic Beverage and/or Entertainment options. Applicants complete the RBP Application Form and submit required supporting documents.

Why This Matters For Property Owners and Developers

If you're underwriting ground-floor commercial space — particularly in a mixed-use or restaurant-row context — RBP eligibility makes a meaningful difference in tenant attractiveness. A space in an RBP-eligible area can be marketed as "alcohol service available administratively" rather than "subject to CUB approval, which can take 12-18 months." That's a tangible leasing advantage.

Key Documents

• RBP Fact Sheet
• Citywide Map of RBP Eligible Areas
• Ordinance No. 187,402

Source: LA City Planning — Community Plan Updates

What Are Community Plans?

Los Angeles is divided into 34 Community Plan Areas. Together, these 34 plans make up the Land Use Element of LA's General Plan — the legal foundation for the City's vision for where housing, jobs, retail, parks, and infrastructure go.

Each Community Plan defines:

• Land use designations (residential, commercial, industrial, etc.)
• Densities and intensities
• Specific neighborhood goals
• Implementation strategies tailored to that area

If your property is in LA, it's governed by one of these 34 Community Plans.

Why Updates Matter

Community Plans are updated periodically — usually on a 10-20 year cycle — to reflect changes in population, housing need, infrastructure, and policy priorities. An update can change what's allowed on a parcel: density, height, use, FAR. For property owners and developers, watching your Community Plan update calendar is essential.

Recent Activity

Adopted in 2025

• Downtown Community Plan Update — adopted alongside the CHIP ordinance package on February 11, 2025
• Hollywood Community Plan Update — adopted alongside the CHIP ordinance package on February 11, 2025

Both updates significantly increased capacity for housing in their respective areas. Downtown received non-substantive technical corrections per a Correction Resolution dated May 30, 2025.

In Progress

City Planning is actively updating numerous additional Community Plan Areas. The current status of each is shown on the interactive map on the Community Plan Updates page.

Key Resources

• General Plan Overview
• Downtown Community Plan
• Hollywood Community Plan
• LACityClerk Connect — full text of adopted and proposed regulations

What Property Owners Should Watch For

A Community Plan update can change everything from what density is allowed on your block to which transit station is designated as a Major Transit Stop (which feeds into TOC, AB 2097, SB 9, and SB 79 eligibility). If you're sitting on land in a Community Plan Area that's actively being updated, getting involved in public comment is one of the most effective ways to influence what's possible on your site.

How XtraUnit Helps

We track Community Plan updates as part of our standing site analysis. When we evaluate a property, we check current Plan designations as well as draft updates in progress — to give clients a real picture of both what's possible today and what's likely tomorrow.

Status: Effective June 4, 2016 (Ordinance Nos. 184,245 & 184,246)

Source: LA City Planning — Clean Up Green Up

What Is Clean Up Green Up?

The Clean Up Green Up ordinances implement building standards and requirements that address cumulative health impacts resulting from incompatible land use patterns in LA. Specifically, they target the health disparities in neighborhoods where heavy industrial activity sits adjacent to homes, schools, and parks.

The pilot program initially focuses on three communities historically affected by industrial pollution:

• Boyle Heights
• Pacoima
• Wilmington

In these areas, new development must meet additional standards designed to reduce exposure to pollution, manage truck traffic, buffer industrial uses from residential, and improve indoor air quality.

Why It Matters For Developers

If you're building or renovating in any of the CUGU pilot areas, your project may need to incorporate:

• Enhanced HVAC filtration
• Site-design buffers from industrial sources
• Truck-route management
• Other operational standards specific to the area

These add to design and construction costs but address real public health needs.

Key Documents

• Ordinance 184,245
• Ordinance 184,246

How XtraUnit Helps

For projects in Boyle Heights, Pacoima, and Wilmington, we factor CUGU compliance into the entitlement and construction approach early — so it's not a surprise during plan check.

Status: Active — Currently in Update / Fee Restructure

Source: LA City Planning — Mills Act Program

What Is the Mills Act?

The Mills Act is a California program that offers property tax reductions in exchange for the preservation and maintenance of historic properties. Owners who enter a Mills Act contract with the City agree to maintain the historic character of their property and follow specified preservation guidelines — and in return, the property is reassessed using a special formula that typically results in a substantial tax reduction.

For owners of qualifying historic homes, multifamily buildings, or commercial structures, Mills Act savings can be transformative — often 40-60% off property taxes, sustained over the life of the contract.

Why Updates Are Happening Now

LA's Mills Act program has been so successful that the total number of contracts has expanded beyond what City staff can administer. State law has also evolved to require more rigorous program management by municipalities.

City Planning hired Chattel, Inc. (with AECOM) to assess the program and prepared a 2022 Assessment Report identifying:

• Insufficient financial and staffing resources
• An unequal distribution of program benefits across the city

In response, City Planning has been preparing draft policy updates and ordinance amendments to put the program on more sustainable footing and ensure equitable distribution of benefits. Workshops were held in April 2025 and recommendations are being refined for Cultural Heritage Commission review and ultimately City Council consideration.

What's Coming in FY 2025-26

In light of LA's fiscal challenges, City Planning is updating the Mills Act fee structure as part of a comprehensive study of all Planning fees currently underway. Expect changes to both application fees and ongoing program costs.

Why This Matters for Owners and Buyers

Two scenarios:

1. Existing Mills Act contract holders — your contract continues, but be aware that program updates may affect renewal terms, monitoring requirements, and fees.

2. Prospective applicants — if you own a designated historic property and have considered Mills Act, the rules and fees are about to change. Understanding what the program will look like post-update is part of any sound underwriting.

Key Documents

• Draft Policy Updates and Ordinance Amendments
• 2022 Assessment Report
• Executive Summary
• Recommendations
• Fact Sheet &amp; FAQ
• Council File 23-0331

Status: Discontinued in FY 2025-2026 Budget

Source: LA City Planning — Wildlife Ordinance

What Was the Wildlife Ordinance?

City Planning initiated the Wildlife Pilot Study in 2016 in response to a Motion by Councilmember Paul Koretz, calling for a set of land use regulations that would maintain wildlife connectivity in the City. The proposed Wildlife Ordinance would restrict development in highly vegetated and steeply sloped areas that result in impacts to wildlife movement and habitats — initially within a designated Wildlife District, with intent to expand to Protection Areas for Wildlife (PAWs) citywide.

What Happened

The proposed ordinance moved through the City Council process:

• June 20, 2023 — PLUM Committee unanimously approved the ordinance with modifications
• November 7, 2024 — City Attorney's Office completed form-and-legality review and transmitted the ordinance back to City Council
• November 2024 — City Planning transmitted Zone Change Ordinance, Technical Corrections Memo, and resource implementation report

But then:

The City of Los Angeles' adopted FY 2025-2026 budget eliminated funding for the Wildlife Work Program. The Work Program is discontinued.

City Planning has stated that despite this pause, it remains committed to advancing the City's sustainability goals.

What This Means For Property Owners in the Wildlife District

If you own property in the proposed Wildlife District (the largely-foothill/canyon areas of the city's hillside neighborhoods), the immediate effect is status quo. The proposed restrictions do not currently apply. Existing zoning, hillside regulations, and other applicable policies (Very High Fire Hazard Severity Zone, etc.) remain in effect.

However, this could change. If the program is revived in a future budget or repackaged into another work effort (e.g., as part of the discontinued Health & EJ Element work), restrictions may eventually appear.

Key Documents

• Most Recent Proposed Wildlife Ordinance (Nov 2024)
• Zone Change Ordinance
• Technical Corrections Memo
• Interactive Wildlife District Map
• Council File 14-0518

Source: LA City Planning — Transit Neighborhood Plans

What Are TNPs?

Transit Neighborhood Plans (TNPs) are station-area land use plans that supplement LA's Community Plans. Their purpose: support transit ridership and mobility access, expand affordable housing opportunities, support economic vitality, and improve the livability of neighborhoods near transit.

Each TNP applies updated land use designations and zoning near transit stations using objective design standards, accommodating a mix of building types and incentivizing affordable housing and amenities. The principle behind TNPs aligns with LA's General Plan: directing growth to transit-served areas to reduce automobile dependency and greenhouse gas emissions.

Status Across LA's Transit System

Planning In Progress

• Orange (G) Line
• East San Fernando Valley (ESFV)

Planning Complete and Regulations Adopted

• Slauson Corridor TNP

Planning Complete and Regulations Effective

• Crenshaw/LAX Line — Crenshaw Blvd Streetscape Plan + Westchester–Playa del Rey CPIO Century/Aviation Subarea
• Exposition Line

Planning On Pause

• Purple Line — paused until the Wilshire Community Plan program commences

What This Means For Property Owners

If your property is in or near a station area where a TNP has been adopted, your zoning may already have been updated through the TNP. Conversely, if a TNP is in progress around your property, what's possible on your site may change in the next year or two.

A note: the design and location of future Metro stations are determined by Metro, not City Planning, and therefore outside the scope of these projects.

Key Documents

• Citywide TNP Map

How XtraUnit Helps

We track TNP status closely as part of evaluating any transit-adjacent property. The interaction of TNPs with TOC, MIIP, AB 2097, and SB 79 is non-trivial — each program has its own incentive stack and the right combination yields very different project economics.

Status: Pending Council Adoption (CPC Recommended December 11, 2025)

Contact: planning.oildrilling@lacity.org

Source: LA City Planning — Oil and Gas Drilling Ordinance

What Is It?

LA's Oil and Gas Drilling Ordinance is the City's regulatory framework for oil and gas drilling activity within city limits — including bans on new drilling and phase-outs of existing operations. The current proposed ordinance has been through several iterations driven by both City policy and litigation.

Where Things Stand

This ordinance has had a complicated path:

• 2022: City Council adopted Ordinance No. 187,709 banning new oil and gas drilling and phasing out existing wells
• September 6, 2024: Trial court ruling in Warren E&P, Inc. v. City of Los Angeles
• July 2025: City Council rescinded the 2022 ordinance per Council File 17-0447-S2
• September 17, 2025: City Planning released initial draft of new proposed Ordinance per AB 3233
• November 2025: Revised version released for public review; Mitigated Negative Declaration (MND) released November 26 for 30-day public comment (closed December 29, 2025)
• December 11, 2025: City Planning Commission heard the staff recommendation and recommended Council adopt the proposed Ordinance and accompanying environmental clearance
• Currently: Pending City Council adoption

Well Maintenance ZAI

Separately, on June 12, 2025, the Office of Zoning Administration (OZA) issued a new citywide Zoning Administrator's Interpretation (ZAI) for Well Maintenance (Case No. ZA-2025-2976-ZAI), applicable to all oil well facilities with valid Zoning Administrator approvals. The ZAI requires discretionary review for all well maintenance projects under LAMC §13.01-H. Two appeals were filed; the City Planning Commission denied both on October 9, 2025.

Key Documents

• Revised Proposed Ordinance (Dec 2025)
• Staff Recommendation Report to CPC (Dec 2025)
• Mitigated Negative Declaration (Nov 2025)
• Fact Sheet (Sept 2025)
• Oil Wells Dashboard / GIS Map
• Council File 17-0447-S2

Why It Matters For Property Owners

If your property is on or near an active or idle oil well, this ordinance — and the well maintenance ZAI — directly affect what's possible on your site. CHIP and other housing programs already require additional Environmental Protection Measures (EPMs) for projects with five or more residential units near oil wells; this ordinance refines and strengthens that framework.

For developers evaluating sites with historic oil/gas activity, the regulatory picture is changing as this ordinance moves toward Council adoption. Sites should be re-screened for any new requirements.

Source: LA City Planning — Environmental Justice Policy Work Programs

What These Programs Are

City Planning's Environmental Justice Policy Team has been running a comprehensive effort to centralize and strengthen environmental justice policies in LA's General Plan. The General Plan prescribes the policy goals and objectives that ultimately shape and guide LA's physical development — and these EJ work programs aim to make that policy framework more responsive to communities historically affected by pollution, industrial uses, and other environmental burdens.

The EJ Policy Program was launched in August 2023.

The Three Sub-Programs

1. Open Space Element Update — ONGOING

A multi-year work program currently advancing through the update process. Public feedback on a preliminary draft was collected through March 31, 2026, and that input is being used to develop the version that will eventually move toward adoption.

2. Climate Vulnerability Assessment (CVA) — COMPLETED

The CVA has been completed and is available on the Department's Climate Equity page.

3. Health and Environmental Justice Element Update — DISCONTINUED

The City's adopted budget for fiscal year 2025-2026 eliminated this work program. The work was discontinued in October 2025 after the second phase of outreach and engagement concluded.

Why It Was Discontinued

LA faced significant fiscal challenges in the FY 2025-26 budget. Multiple work programs at City Planning — including the Health and EJ Element Update and the Wildlife Work Program — were eliminated as a result. The Open Space Element Update continues.

Background — What Was Being Pursued

The Health and EJ Element work was intended to combine the existing Health and Air Quality Elements to centralize and strengthen environmental justice policies in the General Plan. Even paused, much of the underlying analysis has informed other ongoing efforts (notably the Open Space Element Update and the Oil and Gas Drilling Ordinance).

Why This Matters

Environmental justice is defined under California law (Government Code §65040.12(e)) as "fair treatment and meaningful involvement of people of all races, cultures, incomes, and national origins, with respect to the development, adoption, implementation, and enforcement of environmental laws, regulations, and policies."

For property owners and developers in LA's overburdened communities, City Planning's EJ work — even paused — has shaped recent policy on Clean Up Green Up, oil and gas drilling, and the in-progress draft Landscape and Site Design Ordinance (which would advance healthy building design and climate-adapted site standards).

Related Adopted Policies

• Oil and Gas Drilling Ordinance
• Clean Up Green Up
• Draft Landscape and Site Design Ordinance (in proposed land use regulations)

Source: LA City Planning — Mobility

Contact: Planning.Mobility@lacity.org

The Mobility Plan 2035

Mobility Plan 2035 is one of the General Plan elements, laying out LA's policy foundation for a transportation system that serves all road users. Its five priorities are clean and direct:

1. Safety First — focus on safety, education, and enforcement

2. Access for all Angelenos — increase access through community connections

3. World Class Infrastructure — invest in Complete Streets Networks

4. Collaboration, Communications, and Informed Choices — use open data

5. Clean Environment & Healthy Communities — sustainability and public health

The Plan includes several network maps that guide future multi-modal improvements:

• Bicycle Enhanced Network (BEN)
• Bicycle Lane Network (BLN)
• Neighborhood Enhanced Network (NEN)
• Pedestrian Enhanced Districts (PED)
• Transit Enhanced Network (TEN)
• Vehicle Enhanced Network (VEN)
• Goods Movement (GM)

These are hosted on LA's GeoHub and inform street design decisions citywide.

Complete Streets Design Guide

Companion to Mobility Plan 2035, the Complete Streets Design Guide outlines the vision for designing safe, accessible, vibrant streets in LA. The Street Standards Committee modified the Guide on April 3, 2025, adding the HLA Standard Elements Table as a supplemental document.

Transportation Demand Management (TDM) Program Update

LA City Planning and LADOT have been working to update the City's TDM Program — last updated in 1993 — to require certain new development projects to implement strategies that reduce vehicle trips. Strategies include supporting transit, telecommuting, walking, carshare, neighborhood shuttles.

TDM Goals

1. Reduce greenhouse gas emissions by reducing VMT

2. Provide updated and expanded TDM strategies (including modern options like bike share)

3. Expand access to the transportation network through bike/pedestrian infrastructure investments

Status

• September 22, 2022 — City Planning Commission recommended approval
• November 1, 2022 — PLUM and Transportation Committees recommended approval with minor amendments
• As of January 2023 — under City Attorney review, anticipated to return to Council
• Council File 15-0719-S19

Other Mobility Initiatives

• Great Streets Challenge Grant — Mayor's Office program for transformative street infrastructure projects in collaboration with City Planning
• Affordable Housing Sustainable Communities (AHSC) Grant — competitive State grant funding affordable housing + transportation infrastructure
• VMT (SB 743) Implementation — LA implemented Vehicle Miles Traveled as the CEQA transportation metric in July 2019, ahead of the State's deadline

Key Documents

• Mobility Plan 2035
• Complete Streets Design Guide
• HLA Standard Elements Table (April 2025)
• Revised TDM Ordinance (June 2022)
• TDM Program Guidelines
• TDM Calculator (beta)
• 2016-2022 Mobility Element Progress Report

Why It Matters For Property Owners and Developers

Mobility Plan 2035 directly affects what street improvements may be required as part of project entitlements (dedications, sidewalks, bike lanes, etc.). The TDM Program Update — once adopted — will require projects above certain thresholds to implement specific trip-reduction measures. Understanding the network maps and TDM requirements early is part of pre-development due diligence.

Source: LA City Planning — Sustainability

Overview

LA City Planning's Sustainability page is an umbrella hub covering five distinct initiatives that focus on environmental health, conservation, and community resilience. While each operates somewhat independently, they share a common goal: aligning LA's land use policy with its environmental and equity commitments.

The Five Initiatives

1. Clean Up Green Up (CUGU)

Building standards addressing cumulative health impacts from incompatible industrial land uses adjacent to homes, schools, and parks. Pilot communities: Boyle Heights, Pacoima, Wilmington. Initiated June 19, 2013.

See the Clean Up Green Up article in this document.

2. Los Angeles River Planning

The City Council adopted the Los Angeles River Revitalization Master Plan (LARRMP) in May 2007 — a 50-year plan to transform the LA River from a concrete-lined flood control channel into a natural feature of a thriving ecosystem.

Companion programs:

• Los Angeles River Improvement Overlay District (RIO)
• Cornfield Arroyo Seco Specific Plan
• LA River Revitalization Master Plan

3. Urban Agriculture Incentive Zone (UAIZ) Program

A State program created by California AB 551 (2013). LA City Council adopted the UAIZ Ordinance (No. 185,022) on June 14, 2017 to implement the program citywide. The Ordinance allows landowners to enter into a voluntary contract with the City to use vacant properties for active agricultural purposes — in exchange for a potential property tax reduction.

For owners of urban vacant lots, this is a way to put underutilized land to productive use while reducing carrying costs.

• Contact: planning.uaiz@lacity.org
• UAIZ Ordinance
• UAIZ FAQ
• UAIZ Contract Instructions

4. Venice Local Coastal Program

Required by the California Coastal Act. The Local Coastal Program (LCP) establishes land use, development, natural resource protection, coastal access, and public recreation policies for the Venice Coastal Zone. In partnership with the California Coastal Commission, LA City Planning will implement the Venice LCP once the Commission certifies it.

• Contact: VeniceLCP@lacity.org

5. Wildlife Pilot Study & Wildlife Ordinance

The Wildlife Pilot Study informed development regulations to maintain wildlife connectivity in the city. Note: The Wildlife Work Program was discontinued in the FY 2025-2026 budget. See our dedicated Wildlife Ordinance article for details.

Why It Matters

Each of these initiatives intersects with what's possible on specific properties:

• CUGU adds requirements in pilot areas
• The LA River programs affect properties along the river corridor
• UAIZ creates an option for vacant-lot owners
• The Venice LCP governs coastal-zone development
• The Wildlife Ordinance — though paused — could resurface

For sites near any of these contexts, understanding which program applies is part of pre-development due diligence.

Source: LA City Planning — Framework Element

What Is the Framework Element?

The General Plan Framework Element is the City of LA's citywide long-range strategy for growth — the document that sets the context guiding subsequent amendments to Community Plans, zoning ordinances, and other pertinent programs. It's a comprehensive, long-range document containing purposes, policies, and programs for LA's development, responding to State and Federal mandates to plan for the City's future.

In simpler terms: if a Community Plan tells you what's possible on a specific block, the Framework Element tells you what kind of city LA is trying to become.

Why It Matters

While the Framework Element doesn't directly govern individual project entitlements, it sets the policy direction every other Plan and ordinance is supposed to align with. When a court or the State asks whether LA's housing or land-use decisions are consistent with state law, the Framework Element is one of the documents that establishes the City's overall position.

Recent Amendments

The Framework Element has been amended in coordination with major Community Plan updates. Recent amendments cover:

• Downtown Community Plan — adopted 2025
• Hollywood Community Plan — adopted 2025

These amendments updated growth projections, capacity assumptions, and policy direction to align with the new Community Plans.

Available Formats

The Framework Element is available as:

• A traditional PDF
• A simple online format with hyperlinks between related sections (the layout differs from the printed version)

Key Documents

• Framework Element PDF
• Appendix A
• Downtown Amendments
• Hollywood Amendments
• Final Environmental Impact Report

Source: LA City Planning — Other Programs

What Is It?

In 2005, at the Mayor's request, City Planning and the Community Redevelopment Agency undertook a 24-month study of land zoned for industrial use in LA. The Industrial Land Use Policy Project — later expanded as the Industrial Development Policy Initiative (IDPI) — evaluated the City's existing land uses and produced recommendations to the Planning Commission.

The work fundamentally informed how LA balances preserving industrial land (for jobs, manufacturing, logistics) against converting industrial land to residential (in response to housing demand).

Areas Studied

The IDPI evaluated industrial areas across LA, with detailed analysis in:

• Central City — Alameda
• Central City — Downtown
• Boyle Heights
• Southeast Los Angeles
• Central City North — Chinatown
• West Los Angeles
• Hollywood — Wilshire

For each area, the study mapped existing industrial uses, evaluated economic vitality, examined conversion pressure, and produced staff recommendations.

Why It Still Matters

The IDPI's findings continue to inform Community Plan updates and city-wide policy. AB 2011 (which streamlines housing on commercial sites) explicitly excludes industrial sites — and the IDPI work is part of why LA has been protective of certain industrial areas while opening others to mixed-use or residential conversion.

For developers evaluating industrial-zoned sites, the IDPI Phase I and Phase II reports are essential reading. They explain the City's logic on which industrial areas are appropriate for conversion and which are not.

Key Documents

• IDPI Phase I Report
• IDPI Phase II Report
• Industrial to Residential Conversion Analysis
• Mayor&#x27;s Memo on Protection of Industrial Lands
• Staff Direction Memo

How XtraUnit Helps

For owners of industrial-zoned sites considering housing conversion, we cross-reference the IDPI recommendations with current zoning, AB 2011 eligibility, and any applicable Community Plan update — to give a clear picture of whether residential conversion is realistic on a specific parcel.

Status: Effective January 1, 2025

Signed: September 2024 by Governor Newsom

Source: California Bill Text — SB 1211

What is SB 1211?

SB 1211 is a 2024 California ADU law that fundamentally changes what's possible on multifamily lots. Before SB 1211, lots with an existing or proposed multifamily dwelling were limited to two detached ADUs. SB 1211 increases that to up to eight detached ADUs, or as many detached ADUs as there are primary dwelling units on the lot — whichever is less.

For LA's apartment building owners — and especially for ADU360 / XtraUnit clients in multifamily — this is one of the most significant ADU expansions California has passed.

The Three Major Changes

1. Multifamily Detached ADUs — Up to 8

Lots with an existing multifamily dwelling can now have up to eight detached ADUs (previously limited to two), or as many detached ADUs as there are primary units, whichever is less. (See amended Gov. Code §66323(a)(4)(A)(ii).)

Important: Lots with a proposed (not-yet-built) multifamily dwelling remain limited to two detached ADUs. The 8-ADU expansion only applies to existing multifamily.

2. "Livable Space" Now Defined

Previously, state law required ministerial approval of conversion ADUs in "portions of existing multifamily structures that are not used as livable space" — but the term "livable space" was undefined. SB 1211 defines it as "a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation."

This matters for conversion ADUs in storage rooms, boiler rooms, passageways, attics, basements, and garages — which are now clearly eligible.

3. Replacement Parking Eliminated for Uncovered Spaces

Previously, state law prohibited cities from requiring replacement parking when a garage, carport, or covered parking structure was demolished for an ADU. SB 1211 extends this: cities can no longer require replacement parking when an uncovered parking space is demolished or replaced for an ADU either.

Why This Matters For Multifamily Owners

If you own an apartment building with surface parking, courtyard, or unused side-yard space, the math just changed. A 12-unit building can now support up to 12 detached ADUs (limited by lot size, setbacks, and feasibility — not by the law). At market rents, that's potentially millions in added value on a single property.

Combined with AB 1033 (which lets you sell ADUs as condos in jurisdictions that have opted in), SB 1211 creates configurations that simply did not exist eighteen months ago.

Local Implementation in LA

State law requires LA's local ordinance to comply with SB 1211 — any nonconforming local provision was rendered null and void on January 1, 2025. LA's existing 2018 ADU Ordinance is being updated as part of Missing Middle LA (the Small-Scale Homes Code Amendment specifically) to reflect SB 1211 and other state changes.

In the meantime, the state law applies directly: ministerial approval is required at the state minimums.

How XtraUnit Helps

We help multifamily owners in LA evaluate their properties under SB 1211 — running a real feasibility on how many additional detached ADUs the lot can physically support given setbacks, fire access, and existing utilities. This is one of the highest-ROI conversations we can have with an apartment building owner today.

Status: Effective January 1, 2024

Signed: October 2023 by Governor Newsom

Source: California Bill Text — SB 450

What is SB 450?

SB 450 is a follow-up to SB 9 (the HOME Act) that closes loopholes cities had been using to slow-walk SB 9 applications. After SB 9 took effect in 2022, cities across California — including some in LA County — found creative ways to reject SB 9 projects: imposing new objective standards designed to discourage development, claiming non-compliance based on subjective interpretations, or simply leaving applications in limbo.

SB 450 ended that.

The Key Changes

60-Day Approval Deadline

Local agencies now have 60 days to approve or deny an SB 9 application. If they fail to act within 60 days, the application is deemed approved.

This is a hard deadline. No more applications sitting on a planner's desk for six months.

Limits on Objective Standards

SB 450 explicitly prohibits local agencies from imposing objective zoning, subdivision, or design standards that would have the effect of physically precluding the construction of two units or precluding either of the two units from being at least 800 square feet.

In other words, if a local standard makes SB 9 effectively infeasible on a typical lot, it can't be enforced.

Clear Findings Required for Denial

If a local agency denies an SB 9 application, it must make specific written findings showing the project would have a specific, adverse impact on public health and safety, and that there's no feasible way to mitigate.

Vague rejections are off the table.

Preliminary Application Vesting

SB 450 allows applicants to submit a preliminary application that vests project-applicable rules at the time of submission.

Why This Matters For LA Property Owners

If your SB 9 application is moving slowly, SB 450 gives you leverage. The 60-day clock is real. And if LA tries to impose standards that would block your SB 9 project (excessive setbacks, FAR caps, design rules that shrink unit size below 800 sq ft), you have a clear basis to push back.

Practically, SB 450 + SB 9 + AB 2097 (parking near transit) + AB 1033 (ADU condo sale) give a single-family lot owner in LA a stack of state-level rights that the City must honor — even when local zoning would otherwise restrict.

How XtraUnit Helps

For SB 9 projects in LA, we track the 60-day clock from application submission and surface any local standards that may run afoul of SB 450's prohibitions. If a project is being slow-walked, knowing how to invoke SB 450 is the difference between getting approval and giving up.

Status: Effective January 1, 2024 — Local opt-in required

Signed: October 2023 by Governor Newsom

Source: California Bill Text — AB 1033

What is AB 1033?

AB 1033 is one of the most consequential ADU laws California has passed. Before AB 1033, an ADU was tied to the primary residence — you couldn't sell it separately. AB 1033 removes the state-level restriction on selling ADUs and gives California cities and counties the option to allow homeowners to sell ADUs as individual condominium units.

For an ADU owner, this changes the financial logic completely. Instead of an ADU being only a rental income asset, it becomes a sellable, financeable, ownership unit in its own right.

How It Works

AB 1033 creates a condominium-form-of-ownership pathway for ADUs:

• The primary lot is converted into a Common Interest Development (CID)
• The primary residence and the ADU become separate condominium units within that CID
• Each unit has its own deed, can be financed separately, sold separately, and held by different owners

This is the same legal structure that's used for traditional condominium developments — applied to a single-family lot with an ADU.

The Catch: Local Opt-In

AB 1033 is not self-executing. It only applies in jurisdictions that have affirmatively opted in by adopting a local ordinance to allow ADU condo conversion. Some California cities have moved quickly (San Jose was an early adopter); others are still waiting.

In Los Angeles, AB 1033 implementation is part of the Missing Middle LA Small-Scale Homes Code Amendment. Once that ordinance is adopted (anticipated in 2026), LA homeowners will be able to subdivide their primary residence + ADU into individual condominiums and sell them separately.

Until LA opts in, AB 1033 is not yet usable in the city.

What This Could Unlock

For LA homeowners, AB 1033 (once locally implemented) creates new strategies:

• Build an ADU and sell it to release equity without selling the primary home
• Pass an ADU to a child as a separate ownership stake without estate-planning complications
• Build an ADU as a standalone for-sale unit (potentially first-time buyer attainable)
• Convert existing duplex ADU configurations to two for-sale condominium units

The financial math also changes: an ADU as a sellable unit can support significantly more debt than an ADU as a rental, often making the project more financeable.

Important Considerations

• HOA structure required. Once a property becomes a CID, it needs HOA documents, CC&Rs, and ongoing governance. There's recurring cost to maintain that structure.
• Lender consent. Existing mortgages on the primary residence often require lender consent before condo conversion can happen.
• Taxes. Converting to condominiums can trigger reassessment depending on transfer.

How XtraUnit Helps

We're tracking LA's Missing Middle LA timeline closely because AB 1033 implementation will change how ADU projects underwrite. For clients building an ADU now, we factor in whether the project should be designed today to support a future condo conversion (separate utility metering, separate addressing, etc.) — so when LA opts in, your ADU is already conversion-ready.

Status: Effective January 1, 2024

Signed: October 2023 by Governor Newsom

Source: California Bill Text — AB 976

What is AB 976?

AB 976 permanently prohibits California cities and counties from imposing owner-occupancy requirements on ADUs. A previous state law had banned owner-occupancy requirements only through January 1, 2025; AB 976 makes that ban permanent.

In plain terms: you can build an ADU on a property and rent out both the primary residence and the ADU. You don't have to live on the property yourself.

Why This Matters

The owner-occupancy debate has been one of the longest-running fights in ADU law. Cities historically used owner-occupancy requirements to discourage investor-owned ADUs and maintain the "homeowner" character of single-family neighborhoods. State housing advocates argued it limited ADU production, particularly by investors and absentee owners with the most capital to actually build.

By making the prohibition on owner-occupancy permanent, AB 976 gives certainty to:

• Investors evaluating SFR portfolios as ADU-ready acquisitions
• Owners moving away who want to keep the property and rent both units
• Estate planners structuring multi-generational transfers

What's Still Required

AB 976 does NOT eliminate other ADU rules. You still need:

• Compliance with ministerial standards (size, setbacks, design)
• Building permits
• Compliance with renter protection laws (RSO if applicable, HCA, RPO in LA)

What it does eliminate is any local rule that conditions an ADU permit on the owner living on-site.

Special Note: JADUs

Junior ADUs (JADUs — interior conversions within an existing single-family dwelling) still require owner-occupancy. AB 976 doesn't change that. The owner-occupancy ban applies to ADUs proper, not JADUs.

Why This Matters Specifically in LA

LA had previously imposed owner-occupancy requirements at various points. AB 976 ensures they cannot return — making LA a more attractive market for investment-driven ADU development.

How XtraUnit Helps

For investor clients evaluating LA SFR or small multifamily portfolios, the AB 976 certainty matters. We help structure ADU additions to maximize NOI and asset value without the constraint of owner-occupancy — and ensure the investment thesis is sound across all relevant state and local rules.

Status: Effective January 1, 2025 (cities required to comply)

Signed: October 2023 by Governor Newsom

Source: California Bill Text — AB 1332

What is AB 1332?

AB 1332 requires every California city and county to develop a program of pre-approved ADU plans that homeowners can use to expedite their ADU permits. Once a homeowner selects a pre-approved plan and submits an application, the local agency must approve or deny the building permit within 30 days (versus the standard 60 days for regular ADU applications).

For homeowners, AB 1332 is the closest California has come to a "buy a plan, get a permit" workflow.

How Pre-Approved Plans Work

Cities maintain a library of plans that have been pre-vetted for compliance with state ADU law and local objective standards. The plans typically come from:

• City-developed designs
• Architects and prefab manufacturers who've gone through the approval process
• Other vetted sources

A homeowner picks a plan from the library, customizes it within allowed parameters (siting on the lot, foundation type, finishes), and submits the application. Because the plan is pre-vetted, the review is dramatically streamlined.

LA's Pre-Approved Plan Programs

Two relevant programs serve LA:

LADBS ADU Standard Plan Program (City of LA)

LA Department of Building and Safety operates an ADU Standard Plan Program covering pre-approved detached ADU designs. The program — branded "YOU-ADU" — allows homeowners to select plans submitted and approved through the standard plan process, then proceed directly to permitting.

LA County Pre-Approved ADU Standard Plans (LA County)

For unincorporated LA County, LA County Public Works operates a Pre-Approved ADU Standard Plans Program. Similar concept, applies outside city boundaries.

What This Means For LA Homeowners

If you're building a detached ADU in LA city, and one of the LADBS standard plans fits your lot and goals, the path to permit is significantly faster than custom design. You skip much of the structural review, energy compliance review, and architectural review — because the plan is already pre-vetted at the type level.

Limitations:

• Standard plans only work for new, detached ADUs (not conversions or additions)
• The plan must fit your lot (setbacks, slope, utilities)
• Customization is limited

Trade-Off: Speed vs. Customization

Pre-approved plans optimize for speed and predictability. If your goals require custom design (specific architectural style, unusual lot geometry, integration with existing structures), a custom-designed ADU may produce a better outcome — at the cost of a longer permit timeline.

Key Resources

• LADBS ADU Standard Plan Program / YOU-ADU
• LA County Pre-Approved ADU Standard Plans
• California HCD ADU Resources

How XtraUnit Helps

We help clients evaluate whether a pre-approved plan or a custom design is the right fit. For lots that match a standard plan well, the speed advantage is real. For more complex sites or specific design goals, custom is often worth the timeline. The economics depend on your lot, your goals, and your timeline — and that's the conversation we have with every client.

Status: Effective January 1, 2023

Signed: September 2022 by Governor Newsom

Source: AB 2221 | SB 897

What These Bills Did

AB 2221 and SB 897 were companion bills passed in 2022 that closed loopholes cities had been using to slow-walk or shrink ADU projects. Among the changes:

4-Foot Setbacks Standardized

Cities cannot require side or rear yard setbacks greater than 4 feet for new detached ADUs. This had been state law previously, but cities sometimes attempted larger setbacks via design-standard pretexts. AB 2221 / SB 897 closed those interpretations.

16-Foot Minimum Height Standard

Cities must allow detached ADUs of at least 16 feet in height. For ADUs on lots with a multifamily dwelling, on lots within 1/2 mile of a major transit stop, or for two-story attached ADUs, the height limit is 18 feet (or the height of the existing primary residence) — whichever is greater. For ADUs on lots with two or more existing multifamily units, the limit is 25 feet (or the height of the existing primary residence).

These minimums override more restrictive local rules.

"Substandard" Building Code Compliance Cannot Block Permit Issuance

Cities cannot deny ADU permits based on the existing primary residence having a non-conformity (like an out-of-compliance setback or coverage). The ADU permit decision is independent of the primary residence's compliance status.

Front Setback Limits

Cities cannot require front setbacks greater than the underlying zone's standard for detached ADUs.

60-Day Permit Deadline Hardened

The state's 60-day ADU permit deadline was clarified and reinforced — cities can no longer use "incomplete application" cycles to indefinitely delay processing.

Why These Bills Mattered

Before AB 2221 and SB 897, cities had multiple paths to slow or shrink ADU projects:

• Imposing larger setbacks via design rules
• Capping ADU height at 12 or 14 feet
• Refusing permits because the primary residence was non-conforming
• Cycling applications as "incomplete"

These bills systematically eliminated each loophole. The result: a more uniform, predictable ADU permitting environment across California.

What This Means For LA

LA's ADU ordinance was updated to reflect these changes. The result for LA homeowners and developers: clearer rules, faster permits, and more usable building envelope on most lots.

If you encountered ADU issues in LA pre-2023, the rules you faced may no longer apply. It's worth re-evaluating any project that was paused or shelved.

How XtraUnit Helps

For projects on lots where the primary residence has known non-conformities (or where a previous ADU attempt was rejected on what now look like outdated grounds), we re-screen against current law. Often a project that was infeasible in 2021 is fully buildable today.

Status: Effective January 1, 2025

Signed: September 2024 by Governor Newsom

Source: California Bill Text — AB 2533

What is AB 2533?

AB 2533 strengthens California's path to legalize unpermitted ADUs and JADUs. Government Code §66332 already prohibited cities from denying permits to legalize unpermitted ADUs built before January 1, 2018, with limited health/safety exceptions. AB 2533 extends and expands these protections.

The Five Major Changes

1. Coverage Expanded to JADUs

Previously, the legalization protections applied only to ADUs. AB 2533 expands coverage to JADUs (Junior Accessory Dwelling Units — interior conversions within a single-family dwelling).

2. Construction Cutoff Date Pushed to January 1, 2020

Previously, only unpermitted ADUs built before January 1, 2018 were eligible for the protected legalization path. AB 2533 pushes this date to January 1, 2020 — capturing two more years of construction.

3. Stricter Standard for Cities to Deny

The previous health/safety denial standard was loosely defined. AB 2533 replaces it: cities can now only deny based on a written finding that correcting the violation is necessary to comply with the standards in Health and Safety Code §17920.3 (Substandard Buildings).

That's a much higher bar than vague "health and safety" arguments.

4. New Public-Notification Requirements

Cities must publicly notify owners about:

• Limits on local regulation (i.e., what cities cannot enforce)
• Substandard-building criteria (what would actually disqualify a unit)
• The option for pre-application inspection by a private contractor

This last provision is significant: rather than risking enforcement action by submitting an application, an owner can hire a private contractor to inspect the unit first and determine whether it's likely to qualify.

5. Limits on Inspection Scope and Remedial Action

The bill addresses what cities can inspect and what corrections they can require — preventing cities from using legalization processes as opportunities to require unrelated upgrades.

Why This Matters For LA Property Owners

LA has thousands of unpermitted ADUs — bootleg garage conversions, back houses, basement units, attic conversions. The City's own UDU Program offers a path to legalize, but it requires affordability covenants. AB 2533 provides an alternative state-law path that doesn't require an affordability covenant, with stronger protections against denial.

If you own a property with an unpermitted unit built before January 1, 2020, the math now favors moving forward — not least because:

• The denial standard is harder for the City to meet
• Pre-application private inspection lets you de-risk before submitting
• JADU coverage expands the options for interior conversions

Interaction With LA's UDU Program

LA's UDU Program (Ordinance 184,907) is also still active. For owners of unpermitted units, both paths are now available:

• AB 2533 (state law) — Stronger procedural protections, no affordability covenant required
• UDU Program (LA) — Voluntary legalization path, requires one affordable unit per legalized unit

The right path depends on the unit's age, condition, the property's circumstances, and whether the owner wants to take on an affordability covenant.

How XtraUnit Helps

For owners of unpermitted units in LA, we evaluate which legalization path produces the best outcome — AB 2533, the UDU Program, or in some cases simply demolishing and rebuilding to new ADU standards. The right answer depends on multiple factors, and getting it wrong can cost time, money, and the unit itself.

Status: Effective January 1, 2024

Signed: October 11, 2023 by Governor Newsom

Source: California Bill Text — AB 1287

What is AB 1287?

AB 1287 amends California's State Density Bonus Law to introduce a second, "stackable" density bonus that can be layered on top of the existing maximum bonus when projects include additional moderate-income or very-low-income units.

Before AB 1287, the maximum density bonus under State law was capped — even projects with very high affordability commitments hit a ceiling. AB 1287 removes that ceiling, in effect creating a "supersized" bonus path.

How the Stack Works

Under existing State Density Bonus Law (Government Code §65915), a project can earn up to a 50% density bonus plus four to five incentives or concessions (depending on configuration) by including a baseline of affordable units.

AB 1287 stacks a second bonus on top:

• An additional 50% bonus (for a combined 100%) if the project provides additional moderate-income units beyond the baseline, OR
• An additional 50% bonus for very-low-income units beyond the baseline

In practice, the typical configuration is: baseline density bonus from low/very-low income units → "supersize" stack with additional moderate-income units on top.

Number of Incentives Increased

AB 1287 also increases the number of incentives or concessions for 100% affordable projects from 4 to 5. For projects providing additional moderate-income units beyond the baseline, even more incentives or waivers may be available.

Why This Matters for LA Developers

The stacked bonus is one of the most aggressive density unlocks ever provided by California law. For a developer on a site that already qualifies for State Density Bonus, layering AB 1287's additional 50% bonus on top can be the difference between a 50-unit project and a 100-unit project — without changing the underlying lot.

LA's CHIP ordinance memorializes State Density Bonus into local law and provides the procedural framework for AB 1287 implementation in LA. The CHIP Implementation Memos specifically address AB 1287.

Key LA Documents

• LA Memo on Implementation of State Density Bonus Law AB 1287 (2024)

Important Context

The stacked bonus is most valuable on larger, urban infill sites where the additional density actually translates to more units the project can practically build. For small sites or sites with binding height/FAR limits unrelated to density, the unlock may not flow through to actual unit count.

How XtraUnit Helps

For developers evaluating sites under CHIP, we model the AB 1287 stack against project economics — checking whether the additional density translates to more units given lot constraints, height limits, parking impacts, and required affordable unit mix. The analysis isn't trivial, but the upside on the right site can be substantial.

Status: Effective January 1, 2025

Signed: September 2024 by Governor Newsom

Source: California Bill Text — AB 2243

What is AB 2243?

AB 2243 is a 2024 follow-up to AB 2011 (the Affordable Housing and High Road Jobs Act). AB 2011 created a streamlined ministerial path for residential development on commercially-zoned land. AB 2243 expands AB 2011's reach by:

• Loosening some of the original site eligibility restrictions
• Clarifying ambiguous provisions
• Expanding the types of commercial corridors and parcels that qualify

What Changes

While the core framework remains the same — ministerial review, no CEQA, affordability and labor standards required — AB 2243 expands the universe of eligible sites.

Key changes include:

• Broader definition of qualifying commercial corridors
• Adjustments to industrial-adjacency restrictions
• Refinements to demolition limits for sites with prior tenant occupancy
• Updates to density and height standards in certain configurations

Why This Matters For LA

If a site you evaluated under AB 2011 in 2023 didn't qualify, it may now qualify under the expanded AB 2243 framework. Worth a fresh look for any commercial-zoned site that you've considered for housing but ruled out due to prior eligibility constraints.

How AB 2011 + AB 2243 Stack With LA Programs

A site qualifying under AB 2011/AB 2243 can also pursue LA's Citywide Adaptive Reuse Ordinance (for buildings 15+ years old) or CHIP density bonus incentives, depending on configuration. The right path depends on:

• Whether you're keeping any existing structure (ARO favors retention)
• Affordability mix (AB 2011 requires specific affordability levels)
• Site characteristics (commercial corridor, transit proximity, etc.)

Key Documents

• California Bill Text — AB 2243
• LA AB 2011 / SB 6 Implementation Memo (covers core framework that AB 2243 amends)

How XtraUnit Helps

We help clients re-evaluate commercial-zoned sites under the current AB 2011/AB 2243 framework — alongside ARO, CHIP, and SB 79 alternatives — to determine the highest-and-best ministerial path for housing development.

Status: Effective January 1, 2020

Source: California Government Code §65852.26

What is AB 345?

AB 345 was an early California ADU law (enacted 2019) that gave nonprofit organizations and qualified purchasers a specific path to buy and own ADUs separately from the primary residence — but only for ADUs built and sold to qualified income-eligible buyers under specific conditions.

In other words: AB 345 was the first state-level pathway to separate ADU ownership, but limited to affordable units. AB 1033 (2023) later opened up market-rate ADU sales as condominiums, with broader applicability.

How AB 345 Works

Under AB 345, an ADU may be sold or conveyed separately from the primary residence if:

• The property is held by a qualified nonprofit corporation
• The land underneath is held in trust (typically a community land trust structure)
• The buyer is a qualified low-income or moderate-income household meeting specific affordability criteria
• A 45-year affordability covenant is recorded

The structure was intended for affordable homeownership programs and community land trusts, not market-rate transactions.

How AB 345 Differs from AB 1033

Why It Still Matters

Even with AB 1033 in effect, AB 345 remains the path of choice for:

• Community land trusts developing affordable for-sale ADUs
• Nonprofit affordable housing producers
• Mission-driven projects structured around long-term affordability

For market-rate ADU sales, AB 1033 is now the framework — but AB 345 is still relevant for affordability-focused projects.

How XtraUnit Helps

For clients pursuing affordable for-sale ADU strategies — particularly those working with community land trusts or nonprofit partners — we help evaluate AB 345 vs. AB 1033 structures and design the project to fit the chosen ownership framework.

Status: Effective January 1, 2025 — Guidance development underway

Signed: September 2024 by Governor Newsom

Guidance Deadline: July 1, 2026

Source: California Bill Text — SB 1077

What is SB 1077?

SB 1077 addresses one of the most confusing intersections in California land use: ADUs in the Coastal Zone. For years, the state has given vague or conflicting guidance on how ADU development is treated under the California Coastal Act, which often requires Coastal Development Permits (CDPs) that can substantially slow ADU permitting in coastal cities.

SB 1077 requires the California Coastal Commission and the Department of Housing and Community Development (HCD) to coordinate on developing official guidance for local governments to clarify and simplify the ADU permitting process within the Coastal Zone.

What's Coming

The Coastal Commission and HCD must:

1. Develop joint guidance for local governments on amending Local Coastal Programs (LCPs) to clarify and simplify the ADU permitting process for ADUs and JADUs within the Coastal Zone

2. Hold at least one public workshop to receive and consider public comments on the draft guidance

3. Post draft guidance publicly at least 30 days before the workshop on both the Coastal Commission and HCD websites

4. Complete the guidance by July 1, 2026

After guidance is finalized, coastal-zone cities (including parts of LA — Venice, Pacific Palisades, San Pedro) are expected to update their Local Coastal Programs to align.

What This Means For LA Coastal Property Owners

If you own property in LA's Coastal Zone and have considered an ADU, the path is currently complicated by Coastal Development Permit requirements. SB 1077-driven guidance — and subsequent Local Coastal Program updates — will eventually clarify and simplify that path.

In the meantime:

• Existing Coastal Act / LCP requirements still apply
• ADU additions in the Coastal Zone often require both the building permit AND a Coastal Development Permit
• Some configurations (categorical exclusion) may bypass CDP review; others won't

LA's Venice Local Coastal Program is a separate effort to address Venice-specific coastal land use; SB 1077 is the broader statewide framework.

Key Resources

• California Coastal Commission
• California HCD ADU Resources
• LA Venice Local Coastal Program

How XtraUnit Helps

For coastal-zone property owners, we navigate the current dual-permit (building + CDP) structure for ADU projects and stay current on the SB 1077 guidance as it develops. The Coastal Zone is one of the few areas where ADU permitting is genuinely complex; understanding the current state of the rules — and what's coming — is essential to project planning.

Status: Effective January 1, 2024

Source: California Bill Text — SB 477

What is SB 477?

SB 477 doesn't change the substance of California ADU law — it reorganizes and consolidates it. Previously, California's ADU rules were scattered across multiple sections of the Government Code, making them difficult to navigate. SB 477 relocated and consolidated state ADU law into a new chapter of the Government Code: Chapter 13 of Division 2 of Title 7, sections 66310-66342.

For practitioners, this is the kind of bill that doesn't make headlines but matters every day. If you've been trying to find specific ADU rules in California's Government Code, the citations have changed — and SB 477 is why.

Where ADU Law Lives Now

After SB 477, the core sections include:

When you read more recent ADU bills (SB 1211, AB 2533, AB 1332), they reference these consolidated sections — not the older Government Code §65852.x citations.

Why This Matters For You

If you're working with a contractor, attorney, or city planner who's reading state ADU law for guidance on your project, ensuring they're working from the current consolidated citations matters. Older references (§65852.2, etc.) point to provisions that have since been moved.

For most homeowners, this is invisible — the rules feel the same. But for legal arguments, appeals, and specific code references in plan check, the consolidated citations are what's now in force.

Key Documents

• California Government Code §66310-66342

Status: Currently fully allocated (no funding available as of December 2023)

Source: CalHFA ADU Grant Program

What Is It?

The California Housing Finance Agency (CalHFA) ADU Grant Program provided grants up to $40,000 to reimburse pre-development and non-recurring closing costs associated with ADU construction. Pre-development costs included site preparation, architectural designs, permits, soil tests, impact fees, property surveys, and energy reports.

The program was a meaningful subsidy for moderate-income homeowners — turning what would otherwise be $40,000+ in upfront costs into a covered expense, making ADU projects financeable for households that wouldn't otherwise be able to start.

Current Status (April 2026)

The latest round of ADU funding has been fully allocated as of December 28, 2023.

Importantly: CalHFA has issued repeated warnings that anyone offering to help homeowners obtain an ADU Grant outside of CalHFA's official process is operating a financial scam. If approached, do not engage.

When Will Funding Return?

CalHFA has not announced new funding rounds. State budget conditions and program performance reviews will drive any future restart. Sign up for CalHFA ADU eNews updates to be notified if/when funding becomes available.

Other ADU Funding Resources

While CalHFA's grant is paused, other resources may be useful:

• CalHFA loan products — CalHFA offers homeownership loans some of which may be used for ADU construction (separate from the grant program)
• Cash-out refinance — Building equity in the primary home and refinancing remains the most common ADU financing path
• Construction-to-permanent loans — Standard product from many lenders for ADU projects
• HELOCs — Home equity lines of credit often used for ADU construction
• California HCD ADU funding resources

Important Context

The CalHFA grant was income-restricted — only available to homeowners at or below specific AMI thresholds. For higher-income owners, the program was never an option, but the underlying financing strategies above remain.

How XtraUnit Helps

We work with clients to identify the right ADU financing structure for their situation — whether the goal is the lowest cost of capital, the fastest start, or maximum leverage on existing equity. The right answer varies, and getting it right is often the difference between a project that pencils and one that doesn't.

Status: Active

Source: LADBS ADU Standard Plan Program

What Is It?

The LA Department of Building and Safety (LADBS) operates the City's ADU Standard Plan Program — a library of pre-approved ADU plan sets that homeowners can use to expedite their permits. The program is branded "YOU-ADU" in marketing materials.

The state mandate is provided by AB 1332 (2023), which requires every California city to maintain a pre-approved ADU plan program. LADBS's implementation in LA is among the most active.

How It Works

The program allows applicants to:

1. Select a pre-approved plan from the LADBS library

2. Hire an architect or contractor (or self-submit) to apply the plan to their lot

3. Submit through LADBS for an expedited permit review

Because the plan is already pre-vetted at the type level (structural, energy, accessibility), the lot-specific review is dramatically faster than custom design.

What Qualifies

The Standard Plan Program currently covers new, detached ADUs only. It does NOT cover:

• Conversion ADUs (garage conversions, basement conversions, etc.)
• Attached ADUs / ADUs over garages
• Additions to the primary dwelling
• JADUs

For those configurations, custom design and standard permit review apply.

Trade-Off: Speed vs. Customization

Pre-approved plans optimize for predictability. The constraint: you must use a plan from the library, with limited customization. If your goals require:

• Specific architectural style
• Complex lot geometry (slope, irregular shape, easements)
• Integration with existing structures
• Custom interior layouts

Custom design will likely produce a better result, at the cost of a longer permit timeline.

How to Use It

Applicants can submit the standard plan themselves, or have an Architect or Contractor submit on their behalf. The LADBS YOU-ADU portal provides the plan library and submission tools.

Note: City of LA vs. LA County

LA City and LA County operate separate pre-approved plan programs:

• City of LA (LADBS) — covers properties within City of LA boundaries
• LA County (Public Works) — covers unincorporated LA County areas

Plans from one program do not automatically transfer to the other.

How XtraUnit Helps

For LA homeowners building a new detached ADU, we evaluate whether a YOU-ADU standard plan fits your goals and lot — and walk you through the trade-offs versus custom design. For many lots, the standard plan is the fastest, lowest-cost path to a permitted ADU. For others, the constraints make custom the right call.

Most Recent Edition: March 2026

Source: California HCD — Accessory Dwelling Units

What Is HCD?

The California Department of Housing and Community Development (HCD) is the state-level agency that administers California's housing law. For ADUs specifically, HCD:

• Publishes the ADU Handbook — the authoritative guide to California's ADU laws and what cities must allow
• Reviews local ADU ordinances for compliance with state law
• Issues findings when local ordinances violate state law
• Provides technical assistance to homeowners, developers, and local agencies

For LA homeowners and developers, HCD's resources are the most authoritative source for understanding what state law requires.

The HCD ADU Handbook (March 2026)

HCD's ADU Handbook (March 2026) is the comprehensive reference covering:

• All California ADU laws (current as of publication)
• What cities can and cannot regulate
• ADU types (attached, detached, conversion, JADU)
• Fees, parking, setbacks, height, design standards
• Permit timelines and procedures
• Unit replacement and renter protections (interaction with HCA)
• Sale of ADUs (AB 1033 framework)

If you're trying to understand what California ADU law actually says — without filtering through individual city ordinances — the HCD Handbook is the place to start.

Why HCD Matters Beyond the Handbook

When LA's ADU ordinance conflicts with state law, state law wins. HCD has authority to issue findings of non-compliance that effectively void local ADU rules. Homeowners facing pushback from a city on a project that complies with state law can file complaints with HCD.

In practice:

• HCD findings are persuasive even before any litigation
• HCD complaint is a low-cost way to get a city to reconsider
• Builder's remedy / state housing law enforcement flows through HCD's authority

Other Key HCD Resources

• Funding for ADUs
• ADU Memorandums and Letters
• State Housing Law Enforcement
• Housing Element Compliance

Why This Matters For LA

LA's local ADU ordinance has been updated multiple times to align with new state laws (SB 477, AB 1287, AB 2221, SB 897, etc.). When local rules diverge from state law — or when cities slow-walk applications — HCD is the ultimate backstop.

For most homeowners, the City's ADU process works. For complex situations or pushback, knowing HCD's role can be the difference between a stalled project and a moving one.

How XtraUnit Helps

We track HCD findings, memorandums, and handbook updates as part of our standard practice. For projects facing pushback in LA, we're equipped to file HCD complaints and escalate when local rules diverge from state requirements. Most projects don't need this — but knowing it's available matters when it does.