AB 2243

What is AB 2243?

AB 2243 (Wicks) is Chapter 272, Statutes of 2024. Its official title is “Housing development projects: objective standards: affordability and site criteria.” It was signed September 19, 2024 and took effect January 1, 2025. Most of it amends AB 2011, the Affordable Housing and High Road Jobs Act of 2022 (Gov. Code §§ 65912.100–65912.140), which makes 100% affordable and mixed-income housing a use by right, with streamlined ministerial review, in zones where office, retail or parking is a principally permitted use. One section amends SB 6, the Middle Class Housing Act of 2022 (Gov. Code § 65852.24). Both laws repeal on January 1, 2033 (§ 65912.105; § 65852.24(l)).

How does AB 2243 relate to AB 2011?

AB 2243 rewrote parts of AB 2011. For applications filed on or after January 1, 2025, it: (1) lets housing within 500 feet of a freeway qualify if the building has central HVAC with outdoor air intakes facing away from the freeway, MERV 16 filters replaced on the manufacturer's schedule, and no balconies facing the freeway (§§ 65912.113(c), 65912.123(f)); (2) allows mixed-income projects on regional-mall sites up to 100 acres instead of 20 (§ 65912.121(d)); (3) narrows the industrial test, so a general-plan industrial designation counts only where housing is not principally permitted, and a past industrial permit counts only if the site was occupied in the last three years (§§ 65912.111(d), 65912.121(f)); (4) counts parking lots and structures, and parks surrounded by urban uses, as urban uses, and treats parking as principally permitted even when it needs a conditional use permit (§ 65912.101); (5) limits which plans count as a “neighborhood plan” that can bar multifamily housing to plans adopted before January 1, 2024 and within 25 years of the application (§ 65912.101); (6) bars 100% affordable projects that would demolish a structure on a national, state or local historic register, a bar mixed-income projects already had (§ 65912.111(f)); (7) removes density limits on mixed-income conversions of existing buildings unless new square footage is more than 20% of the project (§ 65912.123(b)(4)); and (8) adds deadlines for the city's decision (§§ 65912.114(a), 65912.124(a)). It did not add a middle-income category.

Did AB 2243 change AB 2011's affordability requirements?

Only how they are counted: the mixed-income set-asides now apply to base units, before any state density bonus (§ 65912.122). The income levels are the same as in 2022. Mixed-income rentals set aside 15% for lower-income households, or 8% for very low income plus 5% for extremely low income, for 55 years. For-sale projects offer 30% to moderate-income or 15% to lower-income households, for 45 years. A local inclusionary rule still applies on top: its higher percentage and any deeper affordability level control (§ 65912.122(c)). Since January 1, 2026, projects in a campus development zone have their own options (AB 893). 100% affordable projects must still dedicate every unit except managers' units to lower-income households (§ 65912.112).

How fast must the city decide under AB 2243?

The city must decide in writing whether the project is consistent with AB 2011's objective standards within 60 days of submittal for 150 or fewer units, or 90 days for more than 150, and within 30 days on a resubmittal that answers its written comments. If it finds a conflict, it must give one exhaustive written list and can't ask for new information later. If it misses the deadline for that list, the project is deemed to satisfy the standards. Once it finds the project consistent, it must approve it within 60 days (150 or fewer units) or 90 days (more than 150). Before 2025 the law set a deadline only for a conflict notice. Gov. Code §§ 65912.114(a), 65912.124(a).

What changes on January 1, 2027?

The minimum density for mixed-income projects goes up. AB 2243 turned AB 2011's state densities (20 to 80 units per acre, depending on the jurisdiction, site size, corridor width and location) into allowable densities with a floor. If the city finds a project consistent before January 1, 2027, it must be built at 50% or more of the applicable state density, or 75% within half a mile of an existing passenger rail or bus rapid transit station (also 75% for campus-zone sites outside metropolitan jurisdictions). If the consistency finding comes on or after January 1, 2027, the floor is 75%. The date that counts is the city's consistency finding, not the filing date (Gov. Code § 65912.123(b)(3)).

Does AB 2243 apply to my application?

It depends on when you filed. An AB 2011 application submitted on or before December 31, 2024 stays under the rules in effect on that date, unless the developer chooses to use any of the provisions in effect on January 1, 2025 (Gov. Code § 65912.106). Applications filed later follow the amended law. AB 2011 applies in charter cities, including Los Angeles (§ 65912.101).

Did AB 2243 change SB 6?

Yes, the site-size cap. SB 6, the Middle Class Housing Act of 2022 (Gov. Code § 65852.24), makes housing an allowable use in zones where office, retail or parking is principally permitted. Unlike AB 2011, it does not create its own streamlined approval: projects follow the city's zoning, procedures and any public hearings, and CEQA still applies (§ 65852.24(b)(2)–(3), (f)). It sets no income levels of its own; local inclusionary requirements apply (§ 65852.24(b)(5)). AB 2243 lets an SB 6 site be up to 100 acres if it is a regional mall; other sites stay capped at 20 acres (§ 65852.24(b)(4)).

What changed after AB 2243?

AB 893 (Fong; Chapter 500, Statutes of 2025), signed October 10, 2025 and in effect January 1, 2026, amended most of the same AB 2011 sections. A mixed-income site can now qualify by being in a campus development zone (parcels wholly or partly within half a mile of a University of California, California State University or community college main campus) instead of fronting a commercial corridor (§§ 65912.101(b), 65912.121(c)). Campus projects get set-aside options that faculty, staff and students can fill, 80 units per acre (70 outside metropolitan jurisdictions), and a 65-foot height allowance in metropolitan jurisdictions (45 feet elsewhere) or the local limit if higher (§§ 65912.122, 65912.123). On both paths, the city may review only the area the application shows as physically disturbed by construction (§ 65912.103.5), and easements for rights-of-way, utilities or public improvements can't make a site ineligible (§§ 65912.114(q), 65912.124(q)). The 25-foot parking setback now applies only to aboveground parking (§ 65912.123(d)(1)(B)).

How does Los Angeles apply AB 2243?

LA City Planning reviews AB 2011 projects under its October 17, 2023 memo “Implementation of AB 2011 (2022) and SB 6 (2022),” which calls itself interim guidance until updated. Applicants complete the AB 2011 Labor Compliance Certification (CP-4081) and, on mixed-income sites with commercial tenants, the Commercial Tenant Certification (CP-4084). The memo and the City's AB 2011 web page predate AB 2243 and, as of October 12, 2026, still say no housing may be within 500 feet of a freeway. For applications filed on or after January 1, 2025, the statute allows it if the building meets the HVAC, MERV 16 filter and no-balcony conditions (Gov. Code §§ 65912.113(c), 65912.123(f)). On January 28, 2026 the City Council voted 14–0 to have City Planning, with the City Attorney, report on how AB 2011, AB 2243 and AB 893 apply to a pending application in Council District 3 and to commercial corridors citywide (Council File 25-1486). No report appears in the council file as of October 12, 2026.

Who can help with AB 2243 analysis in Los Angeles?

Brick Work's $250 report analyzes your commercial property's potential for residential conversion under AB 2243 and every other California housing law that applies to up to 10 adjoining parcels under one base zone, delivered in 2 business days, to help you maximize development potential. Sites with more than one base zone, multiple overlays, or other advanced land-use diligence take the $500 Advanced report.

Sources

Bills: AB 2243 (Stats. 2024, ch. 272); AB 893 (Stats. 2025, ch. 500).

Current Government Code, AB 2011 (Chapter 4.1, §§ 65912.100–65912.140): §§ 65912.101, 65912.103.5, 65912.105, 65912.106, 65912.111, 65912.112, 65912.113, 65912.114, 65912.121, 65912.122, 65912.123, 65912.124. SB 6: § 65852.24. Several sections have been amended since AB 2243, so the current code text controls.

Los Angeles: City Planning AB 2011 page; AB 2011 and SB 6 implementation memo (October 17, 2023); Council File 25-1486.

Last reviewed October 12, 2026.