Do South Pasadena's SB 79 deferrals affect your property?

A parcel near the Metro A Line station raises a practical question for buyers and sellers: does one of South Pasadena’s temporary SB 79 deferrals cover it? The answer depends on its zoning and historic designation. The two adopted ordinances cover particular site categories, and neither creates a permanent exemption.

This is general information and not legal advice.

What did South Pasadena adopt?

South Pasadena adopted two uncodified ordinances on July 30, 2026, to temporarily defer SB 79 on specified sites.

Ordinance No. 2414 addresses sites with a locally designated historic resource. Ordinance No. 2419 addresses sites zoned Downtown Specific Plan Mixed Use Core and Mixed Use Core-50, identified as MUC and MUC-50 in that ordinance. The accompanying staff reports state that both ordinances would take effect August 29, 2026.

Those are separate categories. A description such as “near the station” doesn’t establish that either ordinance covers your property.

The council agenda and ordinance attachments contain the adopted language and exhibits. For a transaction, start with those documents and ask the Planning Division to confirm how they apply to the parcel you’re considering.

How do these deferrals relate to SB 79?

The deferrals temporarily delay application of SB 79 to covered sites under the paths identified in the ordinances.

SB 79, the Abundant and Affordable Homes Near Transit Act, was signed October 10, 2025, and became effective July 1, 2026. The staff report describes it as permitting increased residential heights and densities near qualifying transit stops, including near South Pasadena’s Metro A Line station.

The ordinances rely on Government Code section 65912.161(b). The staff report identifies a temporary exclusion path for sites allowing density and residential floor area ratio at least half of the referenced SB 79 standards. It also identifies a path for sites with a historic resource designated on a local register as of January 1, 2025.

For another local discussion of the same state law, see SB 79 around Glendora’s A Line station areas. Your South Pasadena parcel still needs its own review.

Which historic sites does Ordinance 2414 cover?

Ordinance 2414 covers seven historic landmark sites listed in its Exhibit B.

There is a counting inconsistency in the document: a recital says “four sites” before listing seven. Exhibit B lists seven, and the city’s Planning News page also refers to seven previously deferred local landmark sites. That supports using seven when describing the adopted ordinance.

A further site on Civic-zoned land was dropped from the final ordinance because, according to the staff report, Civic-zoned land is exempt from SB 79.

For your property, the useful question is whether its designation and inclusion match the adopted documents. An older building’s appearance alone doesn’t answer that question. Ask the Planning Division to confirm the relevant designation and parcel status. For a separate city’s historic preservation topic, see the Paramount historic preservation article.

Which Downtown Specific Plan sites are covered?

Ordinance 2419 covers sites zoned Downtown Specific Plan Mixed Use Core and Mixed Use Core-50.

The staff report for Ordinance 2419 describes approximately 133 parcels within the quarter-mile area that, in the report’s words, “have a minimum of 50 dwelling units per acre.” That statement does not establish that all 133 parcels are zoned MUC or MUC-50. It is not a statement of the density SB 79 itself allows in South Pasadena.

Keep the zoning category separate from a general location description when you review a property. The ordinance names MUC and MUC-50; proximity to the Metro A Line station alone doesn’t settle coverage.

How long do the adopted deferrals last?

Both ordinances say the deferral lasts “until prior to one year following” adoption of the city’s seventh-cycle Housing Element, which they anticipate approximately on or around April 15, 2030, or as amended by state law.

Treat that anticipated adoption date as an expectation in the documents, not a fixed end date for every property.

Each ordinance expressly says its purpose is solely to defer SB 79 and that nothing in it permanently exempts a site. Both also preserve the city’s authority to adopt a local transit-oriented development alternative plan later. If an ordinance conflicts with state law, its text says state law controls.

The Beverly Hills SB 79 alternative plan article addresses another city’s approach. It doesn’t determine the duration or application of these South Pasadena ordinances.

A South Pasadena owner asked me whether the city’s SB 79 delay meant the law would never affect properties near the historic downtown. I explained that a deferral deals with timing and further review; it is not the same as a permanent exemption. We continued evaluating the property under the current rules while keeping the pending state-law issue in view.

What is the status of the proposed 84 historic sites?

The outcome of the proposal to cover 84 qualifying historic sites was unverified when the city’s page was read.

Status as of October 28, 2026: the city’s Planning News page announced an October 20 hearing on a proposal; the hearing outcome was not verified. Check the city’s page for what happened.

The announcement described a Planning Commission hearing to consider recommending that the council adopt an uncodified ordinance amending Ordinance 2414 and the Official Zoning Map. The proposed coverage includes the seven previously deferred local landmark sites and 77 additional qualifying sites, described as consistent with AB 2576.

That announcement is not evidence that the proposed amendment was adopted. If your parcel’s status depends on the additional sites, ask for the current action and applicable documents through the city’s Planning News page.

What should you check before buying or selling?

You should ask the Planning Division to confirm the parcel’s current zoning, historic designation, and treatment under the adopted ordinances.

Both ordinances authorize the Community Development Director to amend the Zoning Map to show deferred sites as not covered by Government Code section 65912.157. Ask how the current map corresponds to the ordinance and its exhibits. If someone cites the proposed historic expansion, ask which adopted action supports that statement.

The city page identifies the Community Development Director and Planning Manager as contacts through the Planning Division. A land use attorney should address the legal effect on your property or transaction.

Keep conclusions within what the documents establish. They don’t establish a proposed development project on any site, predict home prices, or promise protection of property value. A temporary deferral is a specific planning status, so it deserves precise wording in your property discussions.

The short version

South Pasadena’s two July ordinances temporarily defer SB 79 for seven historic landmark sites and the specified Downtown Specific Plan zoning categories.

They don’t permanently exempt those sites. Their duration follows the Housing Element language in the ordinances, and the anticipated 2030 adoption date should not be presented as a guaranteed deadline.

Before relying on a deferral, confirm the parcel with the Planning Division and ask a land use attorney about its legal effect. As of October 28, 2026, the outcome of the proposed expansion to 84 historic sites remained unverified.

For a separate starting point on your property’s value, use the home value tool.