Los Angeles vs Norwalk
How do transit-oriented communities (toc) rules compare between Los Angeles, CA and Norwalk, CA?
Los Angeles and Norwalk have similar restriction levels.
Los Angeles, CA
Los Angeles County
Measure JJJ created the Transit Oriented Communities program (LAMC Section 12.22 A.31), offering four tiers of density, FAR, and parking bonuses for income-restricted projects within half a mile of a major transit stop.
View full Los Angeles rules →Norwalk, CA
Los Angeles County
LA County does not use the LA City TOC tier system; instead, individual community plans add Transit-Oriented District (TOD) overlays under LACO Title 22, while Metro Joint Development sets terms for housing on Metro-owned parcels near rail.
View full Norwalk rules →Key Facts Comparison
| Fact | Los Angeles | Norwalk |
|---|---|---|
| Voter authority | Measure JJJ (2016) | - |
| Code section | LAMC Section 12.22 A.31 | - |
| Tier 4 radius | 750 feet of major transit | - |
| Maximum density bonus | 80 percent (Tier 4) | - |
| Tier 4 incentives | Up to four base incentives | - |
| Local mechanism | - | Community-plan TOD overlays |
| Metro program | - | Joint Development ground leases |
| State streamlining | - | SB-35, AB-2011 |
| No countywide tier system | - | Unlike LA City Measure JJJ |
Highlighted rows indicate differences between cities.
Los Angeles FAQ
How do I find my parcel's TOC tier?
ZIMAS displays the TOC tier in the case-summary panel, or use the Department of City Planning TOC tier map. Tiers update when transit service changes.
Can I combine TOC with state density bonus?
No. Projects must elect either TOC under LAMC Section 12.22 A.31 or the state density bonus under Section 12.22 A.25, not both, for the same site.
Norwalk FAQ
Does my unincorporated parcel get LA City TOC tier benefits?
No. LA City's TOC tier 1 through 4 system applies only inside city limits. County parcels rely on community-plan TOD overlays plus state density bonus law instead.
How can I build affordable housing on a Metro-owned site?
Apply through Metro's Joint Development RFP process. Metro selects developer partners for long-term ground leases on agency-owned parcels adjacent to rail and bus rapid transit stations.
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