Los Angeles, CA Zoning Overlays & Bonuses: Transit-Oriented Communities (TOC) (2026)
Key Facts
- Transit proximity required
- Within 0.5 mile of a Major Transit Stop
- Minimum density increase granted
- At least 35%
- Very Low Income set-aside
- At least 11% of total units
- Lower Income set-aside
- At least 20% of total units
- Extremely Low Income option
- At least 7% of total units
- Affordability covenant term
- 55 or 99 years (rental)
Summary
Housing developments within one-half mile of a major transit stop are eligible for the TOC Affordable Housing Incentive Program, granting at least a 35% residential density increase in exchange for on-site affordable units. Eligibility requires providing at least 11% of units affordable to Very Low Income households or 20% affordable to Lower Income households.
(a) Application of TOC Affordable Housing Incentive Program. This Transit Oriented Communities Affordable Housing Incentive Program, and the provisions contained in the TOC Affordable Housing Incentive Program Guidelines, shall apply to all Housing Developments that are located within a one-half mile radius of a Major Transit Stop, as defined in subdivision (b) of Section 21155 of the California Public Resources Code. Each one-half mile radius around a Major Transit Stop shall constitute a unique Transit Oriented Communities Affordable Housing Incentive Area.
(1) Eligibility for TOC Incentives. A Housing Development located within a TOC Affordable Housing Incentive Area shall be eligible for TOC Incentives if it provides minimum required percentages of On-Site Restricted Affordable Units... at rates that meet or exceed 11% of the total number of dwelling units affordable to Very Low income households; or 20% of the total number of dwelling units affordable to Lower Income households.
(2) TOC Incentives. (i) Residential Density increase. An Eligible Housing Development shall be granted increased residential density at rates that shall meet or exceed a 35% increase. (ii) Parking. An Eligible Housing Development shall be granted parking reductions consistent with California Government Code Section 65915(p).
Full Breakdown
The TOC program was adopted by voters as Initiative Ordinance 184,745 on November 8, 2016. Eligible developments also receive parking reductions under California Government Code 65915(p) and up to two or three incentives or concessions. Affordability covenants run for 55 or 99 years for rental housing. Applications follow the procedures in LAMC 12.22 A.25.(g). Projects receiving TOC incentives may not also use the State Density Bonus (California Government Code 65915) or any other state/local development bonus program.
Violations & Fines
Covenant restrictions are recorded with the County Recorder and are legally binding. Projects that fail to maintain affordability obligations are subject to covenant enforcement. The City may pursue legal remedies for covenant violations.
Frequently Asked Questions
Can a project use both TOC incentives and State Density Bonus?
Does TOC apply to commercial-only buildings?
Who decides how many affordable units are required for TOC eligibility?
Sources & Official References
Other rules in Los Angeles
California rules heatmap·Compare Los Angeles to another location·View the California zoning overlays & bonuses overview
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