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Transit-Oriented Communities in LA: How They’re Shaping the City’s Future


Los Angeles is a city in constant motion, but with its relentless traffic and sprawling neighborhoods, it’s clear that innovative solutions are needed to meet the city’s growing housing demands. Enter the Transit-Oriented Communities (TOC) program, a groundbreaking initiative designed to reshape LA’s urban landscape. By encouraging the development of affordable housing near major transit hubs, the TOC program is not only addressing the city’s housing crisis but also promoting sustainability, reducing car dependency, and creating more connected communities. This forward-thinking approach is transforming how Angelenos live, commute, and engage with their city—making LA a model for urban growth in the future.



What Are Transit-Oriented Communities?

The TOC program, created as part of Measure JJJ in 2016, provides developers with zoning flexibility to encourage the construction of mixed-income housing near high-frequency transit hubs. In exchange for including affordable housing units, developers can access major incentives, such as density bonuses and reduced parking requirements.

By streamlining housing development in transit-rich areas, the TOC program tackles LA’s housing crisis while promoting car-free lifestyles and walkable communities—key goals in modern urban planning.



Key TOC Incentives

The TOC program offers a robust set of benefits to qualifying projects, making development near transit stops both viable and lucrative:

  1. Density Bonuses

    • Developers can increase unit counts by up to 80%, depending on a property’s TOC tier.

    • This allows for larger, multi-unit projects while still fulfilling affordable housing requirements.

  2. Floor Area Ratio (FAR) Increases

    • FAR bonuses range from 40% to 55%, enabling more spacious developments and maximizing buildable square footage.

  3. Parking Reductions

    • Parking minimums drop significantly, with requirements as low as 0.5 spaces per unit in higher TOC tiers.

    • This reduces costs and frees up space for amenities or additional units.

  4. Additional Incentives

    • Projects meeting labor standards or offering 100% affordable units can qualify for extra perks like:

      • Height allowances

      • Reduced setbacks

      • Streamlined permitting



TOC Requirements

To unlock these incentives, developers must meet specific criteria based on affordability and location:

  • Affordable Housing:

    • A portion of units must be set aside for low-income households.

    • Example: Tier 1 requires 8% of units for extremely low-income or 20% for lower-income households.

  • Proximity to Transit:

    • Properties must be located within half a mile of a major transit stop or frequent bus routes.

  • Housing Replacement:

    • Projects demolishing existing housing must replace it under California’s housing replacement laws.

  • Labor Standards:

    • Larger projects may need to meet specific labor and wage requirements.



Understanding TOC Tiers

The TOC program categorizes properties into tiers based on proximity to transit stops. The closer a site is to transit, the greater the incentives.

  • Tier 1:

    • 50% density increase, 40% FAR bonus, reduced parking requirements.

  • Tier 4:

    • 80% density increase, 55% FAR bonus, minimal parking requirements.

This tiered system allows developers to balance affordability with project scale, maximizing value while aligning with transit accessibility.



Why the TOC Program Matters

The TOC program benefits everyone:

  • Developers gain flexibility to build larger, economically viable projects in prime locations.

  • Residents get access to affordable housing options near transit, improving mobility and reducing commute times.

  • The City sees progress toward alleviating housing shortages and reducing traffic congestion—a win for sustainability and urban growth.

By incentivizing development near transit, TOC addresses housing demand without compromising LA’s neighborhood character.



Recent TOC Updates

While the program’s foundation remains consistent, developers should note key updates:

  • Enhanced Incentives for 100% Affordable Projects: Projects dedicated to affordable housing now enjoy additional tier bonuses.

  • Streamlined Approval Process: Efforts to reduce permitting delays encourage faster project timelines.

  • Sustainability Initiatives: Eco-friendly features like solar power and energy-efficient design are increasingly emphasized, aligning with LA’s broader climate goals.



How to Get Started with TOC

For developers interested in leveraging the TOC program, here’s a roadmap to get started:

  1. Identify TOC-Eligible Properties

    • Use city tools or TOC maps to confirm proximity to transit stops.

  2. Determine Your Tier

    • Understand your site’s tier classification to maximize incentives.

  3. Work with Experts

    • Collaborate with architects, planners, and legal advisors experienced in TOC requirements.

  4. Plan for Affordability Compliance

    • Ensure your project meets affordable housing percentages and replacement housing mandates.



Final Thoughts: Shaping LA’s Future with TOCs

The Transit-Oriented Communities (TOC) program is more than just a development initiative—it’s a vision for a more sustainable, connected, and inclusive Los Angeles. By leveraging TOC incentives, developers have the opportunity to create affordable, transit-accessible housing that addresses the city’s growing needs while reducing traffic congestion and environmental impact.

For residents, this program opens doors to housing options that connect them to work, services, and vibrant neighborhoods—all without heavy reliance on cars. For the city as a whole, TOCs represent a step toward a future where urban growth is balanced, intentional, and community-focused.

As LA continues to evolve, programs like TOC are shaping how we live, move, and thrive in this dynamic city—laying the foundation for a better tomorrow. Whether you’re a developer, investor, or city planner, TOCs offer an exciting opportunity to be part of this transformation.

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