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20

Nov
by

A Closer Look at AB 1287: How California’s Updated Density Bonus Expands Housing Potential in Los Angeles (2025 Guide)

In a city where every square foot matters, AB 1287 is one of the most meaningful updates to California’s housing legislation in years. Signed on October 11, 2023, the amendment enhances the State Density Bonus Law by introducing a second, “stackable” bonus that opens the door for more mixed-income housing across Los Angeles.

With LA continuing to search for solutions around affordability, feasibility, and urban infill, AB 1287 gives developers a new lever to pull — one that can materially change what’s possible on a site.

In Short — What AB 1287 Actually Does

AB 1287 lets you stack a second 20%–50% density bonus on top of the standard 50% State Density Bonus by including both Low-Income and Moderate-Income units.

  • Up to a 100% total density increase
  • One additional concession/incentive
  • More pathways for small and mid-scale multifamily projects to pencil

This update is already influencing feasibility studies across R3 and R4 neighborhoods citywide.

Understanding AB 1287: The New “Double Bonus”

At its core, AB 1287 expands California’s long-established State Density Bonus Law (SDBL). Historically, developers could increase density by up to 50% by providing affordable units.

AB 1287 adds another layer — and this is where the opportunity lies.

Standard Density Bonus (Up to 50%)

Developers can receive an initial density bonus for setting aside Very Low, Low, or Moderate-Income units as outlined in Government Code Section 65915.

The New AB 1287 Bonus (20%–50% Extra)

By providing additional affordable units — specifically for Very Low or Moderate-Income households — a project becomes eligible for a second bonus. This is the piece that can shift a project from 20 allowed units to 30 or even 40+ depending on zoning and envelope.

How Los Angeles Implements AB 1287

Los Angeles incorporates AB 1287 through its Density Bonus Ordinance (LAMC 12.22 A.25) and guidance from the City’s AB 1287 implementation memo. The memo clarifies exactly how the new provisions can be layered onto existing bonus structures.

Minimum Set-Asides Required for the AB 1287 Bonus

Very Low-Income (VLI) Set-Asides

  • 5% VLI → +20% density bonus
  • 10% VLI → +38.75% density bonus

Moderate-Income (MI) Set-Asides

  • 5% MI → +20% density bonus
  • 15% MI → +50% density bonus

These apply in addition to the first 50% bonus offered under the State Density Bonus Law. In other words, some projects can realistically reach a full 100% density increase.

A Simple Example — Making the Math Clear

Base Zoning: 20 units allowed

Step 1 — Standard Density Bonus
Provide 3 Low-Income units → qualifies for a 35% bonus
20 units → 27 units

Step 2 — AB 1287 Bonus
Add 3 Moderate-Income units → triggers the second bonus (approx. +10%)
27 units → ~30 units

Final: 20 → 30 units
Total Increase: 50%

Extra Flexibility: One Additional Concession

AB 1287 also increases the number of incentives/concessions available to a project by one — whether mixed-income or 100% affordable.

This added flexibility can help address:

  • height
  • open space
  • setbacks
  • FAR
  • objective design standards

For many projects, that extra concession is exactly what allows the building envelope to work.

How to Use AB 1287 in Los Angeles

The specific approval path will depend on what the project is asking for, but in general AB 1287 is layered onto existing State Density Bonus and local density programs. In many cases, it becomes part of early feasibility and entitlement strategy alongside TOC, DBL, and other incentives.

Why AB 1287 Matters in Los Angeles

Los Angeles is a patchwork of zoning constraints: hillside overlays, height limits, R3 and R4 variation, coastal considerations, and envelope restrictions. AB 1287 gives architects and developers a powerful way to rethink feasibility, especially on:

  • mid-block R3 and R4 parcels
  • transit-rich corridors
  • shallow and irregular infill sites
  • locations where TOC isn’t ideal
  • projects balancing market-rate and affordability

In short: AB 1287 opens the middle market for mixed-income housing in a way that LA hasn’t had before.

Conclusion

AB 1287 is one of the most impactful updates to California’s Density Bonus Law in years. With its stackable bonus and additional incentives, it expands what’s possible for mixed-income housing and gives LA another tool to meet its housing goals.

If you’re exploring whether AB 1287 improves the feasibility of a site or project, Bittoni Architects can help you run the scenarios and understand how this legislation intersects with local constraints.