Zimas - City of Los Angeles

CITY OF LOS ANGELES
DEPARTMENT OF CITY PLANNING
ZONING INFORMATION FILE
Effective Date: September 23, 2007
ZI NO. 2385
GREATER DOWNTOWN HOUSING INCENTIVE AREA
COUNCIL DISTRICTS: 8, 9 & 14
COMMENTS:
On September 23, 2007, Ordinance No. 179,076 became effective, establishing the Greater Downtown
Housing Incentive Area.
INSTRUCTIONS:
The ordinance modified several code sections for projects within the Greater Downtown, as defined on
the attached map, added a requirement for compliance with Design Guidelines, and established a floor
area bonus for projects that voluntarily provide a prescribed percentage of units for affordable housing.
The following codes were modified for all projects within the boundaries of the Greater Downtown
Housing Incentive Area:
• The maximum unit per lot area was eliminated; density is unlimited (within the relevant FAR)
• All yard requirements were eliminated
• Buildable Area is the same as Lot Area
• The percentages of private and common open space were eliminated; however the total per unit
open space requirement shall still be provided.
• Tract and parcel maps may include land set aside for street or alley purposes within the
calculation of allowable floor area of a residential or mixed use building (including Apartment
Hotels)
The following requirement was added for all projects in the Greater Downtown Housing Incentive Area:
• Issue no building permit for a residential or mixed use building (including Apartment Hotels)
unless the CRA/LA has determined that the project complies with the Urban Design Standards
and Guidelines
A floor area bonus system was established as follows:
Bonuses:
• 35% increase in total floor area
• The definition of “floor area” was modified to exclude public areas accessible to all
residents, common areas that serve both residential and commercial uses, and any
unenclosed architectural features (i.e halls, lobbies, porte-cocheres, etc.)
• Required open space may be reduced by one half, provided a fee is paid in lieu of
providing the open space (the fee is the same as the relevant Quimby fee; however it is
in ADDITION to the required Quimby fee)
• No parking spaces shall be required for dwelling units or guest rooms set aside for
households earning less than 50% of the Area Median Income as determined by LAHD
• No more than one parking space shall be required for each dwelling unit (including
spaces allocated for guest parking)
The following Affordable Housing Set-Aside shall be provided in order to utilize the Bonuses
above:
• 5% of the total number of dwelling units shall be provided for Very Low Income
households; and
• One of the following shall be provided:
• 10% of the total number of units for Low Income households OR
• 15% of the total number of units for Moderate Income households OR
• 20% of the total number of units for Workforce Income households (150% of Area
Median Income)
Any dwelling unit or guest room occupied by a household earning less than 50% of the Arae
Median Income that is demolished shall be replaced on a one-for-one basis within the Community
Plan Area
Covenants shall be filed with the LAHD for all affordable units prior to the issuance of a building
permit
If you have any questions regarding this matter, please contact the Central City and/or South Los Angeles
Community Plan staff or the CRA/LA staff.
179076
ORDINANCE NO.
An ordinance amending Sections 12.03,12.22,12.24,16.05,17.05, and 17.52 of
the Los Angeles Municipal Code.
THE PEOPLE OF THE CITY OF iOS ANGELES
DO ORDAIN AS FOllOWS:
Section 1. Section 12.03 of the Los Angeles Municipal Code is amended by
adding a new definition for the term "Greater Downtown Housing Incentive Area" in
proper alphabetical order to read:
the
GREATER DOWNTOWN HOUSING INCENTIVE AREA. Those portions of
Central City and Southeast Community Plan Areas generally bounded by the 101
Freeway on the north, the 110 freeway and Figueroa Street (south of Adams Blvd) on
the west, Alameda and Grand Avenue (south of 21st Street) on the east, and
Washington Boulevard and Martin Luther King Jr. Blvd (west of Broadway) on the south
as shown in the shaded portion of Map A, dated January 23, 2007, attached to Council
File No. 05-1173.
Sec. 2. Subsection A of Section 12.22 of the Los Angeles Municipal Code is
amended by adding a new Subdivision 29 to read:
29. Floor Area Bonus for the Greater Downtown Housing Incentive Area.
(a) Definitions.
Area Median Income (AMI) - the median income in the Los Angeles
County as determined annually by the United States Department of Housing and
Urban Development (HUD), or any successor agency, adjusted for household
size.
Floor Area Bonus - an increase in floor area greater than the otherwise
maximum allowable floor area, as set forth in Section 12.21.1 of the Code.
Income, Very low, low or Moderate - annual income of a household
that does not exceed amounts designated for each income category as
determined by HUD, or any successor agency.
Income, Workforce - the annual income of a household that does not
exceed 150% of the Area Median Income as determined by HUD, or any
successor agency.
Restricted Affordable Unit - a residential unit for which rental or
mortgage amounts are restricted so as to be affordable to and occupied by Very
Low, Low, Moderate or Workforce Income households, as determined by the
Los Angeles Housing Department.
1
(b) Eligibility for Floor Area Bonus. A residential (including Apartment Hotel
and mixed-use) building in the Greater Downtown Housing Incentive Area containing
the requisite number of Restricted Affordable Units as determined by the Department of
City Planning and as set forth in Subparagraphs (1), (2) and (3) below shall be granted
the following incentives in accordance with Paragraph (c) below:
(1) 5% of the total number of dwelling units shall be provided for Very Low
Income households; and
(2) One of the following shall be provided:
(i) 10% of the total number of dwelling units for Low Income
households; or
(ii) 15% of the total number of dwelling units for Moderate Income
households; or
(iii) 20% of the total number of dwellng units for Workforce Income
households.
(3) Any dwelling unit or guest room occupied by a household earning less
than 50% of the Area Median Income that is demolished or otherwise eliminated
shall be replaced on a one-for-one basis within the Community Plan Area in
which it is located.
(4) Fractional Units. In calculating Restricted Affordable Units, any
number resulting in a fraction shall be rounded up to the next whole number.
(c) Incentives.
(1) A 35% increase in total floor area. In computing the total floor area of
a residential building or residential portion of a building, any public area
accessible to all residents, including public common areas that serve both
residential and commercial uses, and any unenclosed architectural features and
areas of a building shall not be considered part of the total floor area of a
residential or residential portion of a building. The floor area shall be measured
to the center line of partitions separating public and non-public common areas.
(2) The open space required pursuant to Section 12.21 G of this chapter
for all dwelling units shall be reduced by one-half, provided that a fee equivalent
to the amount of the relevant Quimby park and recreation fee shall be paid for all
dwelling units in a project regardless of whether a park and recreation fee is
otherwise required. This in-lieu fee shall be placed in a trust fund with the
Department of Recreation and Parks for the purpose of acquisition, development
and maintenance of open space and/or streetscape amenities within the Greater
Downtown Housing Incentive Area, and within the Community Plan Area in which
the project is located.
2
(3) No parking space shall be required for dwelling units or guest rooms
dedicated to or set-aside for households that earn less than 50% of the Area
Median Income as determined by the Los Angeles Housing Department.
(4) No more than one parking space (including spaces allocated for guest
parking) shall be required for each dwelling unit.
(d) Covenant. Prior to issuance of a building permit to create a residential or
mixed-use building or an Apartment Hotel, the following shall apply:
(1) For any project qualifying for a Floor Area Bonus that contains rental
housing for Low, Very Low, Moderate or Workforce Income households, a
covenant acceptable to the Los Angeles Housing Department shall be recorded
with the Los Angeles County Recorder, guaranteeing that the affordability criteria
will be observed for at least 30 years from the issuance of the Certificate of
Occupancy or a longer period of time if required by the construction or mortgage
financing assistance program, mortgage assistance program, or rental subsidy
program.
(2) For any project qualifying for a Floor Area Bonus that contains for-sale
housing for Moderate or Workforce Income households, a covenant acceptable
to the Los Angeles Housing Department and consistent with the for-sale
requirements of California Government Code Section 65915( c )(2) shall be
recorded with the Los Angeles County Recorder.
(3) If the duration of affordability covenants provided for in this subdivision
conflicts with the duration for any other government requirement, the longest
duration shall control.
Sec. 3. Subdivision 3 of Subsection C of Section 12.22 of the Los Angeles
Municipal Code is amended to read:
3. Incentives to Produce Housing in the Greater Downtown Housing
Incentive Area. Notwithstanding any other provision of this chapter to the
contrary, for lots in the R4, RAS4, R5, CR, C2, C4, and C5 zones in the Greater
Downtown Housing Incentive Area, the following shall apply:
(a) No yard requirements shall apply except as required by the
Urban Design Standards and Guidelines, prepared by the Community
Redevelopment Agency and approved by the City Planning Commission.
The Director of Planning or his/her designee shall stamp and sign the
plans showing the required yards. The applicant shall submit the stamped
and signed plans to the Department of Building and Safety along with the
plans submitted for a building permit.
(b) For the purpose of calculating the buildable area for residential
(including Apartment Hotel or mixed-use) buildings, the buildable area
shall be the same as the lot area.
3
(c) The maximum number of dwelling units or guest rooms
permitted shall not be limited by the lot area provisions of this chapter so
long as the total floor area utilized by guest rooms does not exceed the
total floor area utilized by dwellng units.
(d) Notwithstanding the provisions of Section 12.21 G 2 of this
Code to the contrary, there shall be no prescribed percentage of the
required open space that must be provided as either common open space
or private open space.
Sec. 4. Subsection U of Section 12.24 of the Los Angeles Municipal Code is
amended by adding a new Subdivision 27 to read:
27. Floor area bonus for a residential (including Apartment Hotel and
mixed-use) building in the Greater Downtown Housing Incentive Area where
the floor area bonus exceeds that permitted pursuant to Section 12.22 A 29 of
this Code.
(a) In addition to the other findings required by this section, the City
Planning Commission shall make the following findings:
(1) That the residential (including Apartment Hotel and
mixed-use) building is consistent with and implements the Housing
Element of the General Plan, which includes objectives to
encourage the availability of affordable dwelling units;
(2) That the residential (including Apartment Hotel and
mixed-use) building is consistent with the applicable community
plan; and
(3) That a residential (including Apartment Hotel and mixeduse) building in the Central City Community Plan area conforms
with Urban Design Standards and Guidelines for the Central City
Community Plan Area once those guidelines have been approved
by the City Planning Commission.
Sec. 5. Subdivision 1 of Subsection C of Section 16.05 of the Los Angeles
Municipal Code is amended by adding a new Paragraph (e) to read:
(e) Any residential (including Apartment Hotel or mixed-use)
building located within the Greater Downtown Housing Incentive Area.
Sec. 6. Subdivision 3 of Subsection D of Section 16.05 of the Los Angeles
Municipal Code is amended by adding Paragraph (c) to read:
(c) the residential (including Apartment Hotel or mixed-use)
building is within the Greater Downtown Housing Incentive Area and has
been determined by the Community Redevelopment Agency (CRA) to
4
comply with the Urban Design Standards and Guidelines, prepared by the
CRA and approved by the City Planning Commission when the City
Planning Commission finds that the guidelines are consistent with the
applicable community plans.
Sec. 7. The third unnumbered paragraph of Subsection C of Section 17.05 of the
Los Angeles Municipal Code is amended to read:
Each Tentative Map shall substantially conform to all other elements of the
General Plan. In computing the number of dwellng units, only the area being
designated for residential use and land that is being dedicated for public uses
shall be considered, excepting, however, land set aside for street purposes, or
land required to be dedicated for park and recreation purposes pursuant to
Ordinance 141,422. However, in the Greater Downtown Housing Incentive Area,
the area used for computing the allowable floor area of a residential (including
Apartment Hotel or mixed-use) building shall be the lot area including any land to
be set aside for street purposes.
Sec. 8. Subsection H of Section 17.05 of the Los Angeles Municipal Code is
amended by adding a new Subdivision 10 to read:
10. In calculating the allowable floor area of a subdivision
proposed to be developed as a residential (including Apartment Hotel or
mixed use) building in the Greater Downtown Housing Incentive Area, any
land required to be dedicated for street purposes shall be included as part
of the lot area of the subdivision.
Sec.
9. Section 17.52 of
the Los Angeles Municipal Code is amended by
adding
a new Subsection J to read:
.
J. Greater Downtown Housing Incentive Area. In calculating the
allowable floor area of a parcel map proposed to be developed as a residential
(including Apartment Hotel or mixed use) building in the Greater Downtown
Housing Incentive Area, any land required to be dedicated for street purposes
shall be included as part of the lot area of the parcel map.
5
Sec. 10. The City Clerk shall certify to the passage of this ordinance and have it
published in accordance with Council policy, either in a daily newspaper circulated
in the City of Los Angeles or by posting for ten days in three public places in the City of
Los Angeles: one copy on the bulletin board located at the Main Street entrance to the
Los Angeles City Hall; one copy on the bulletin board located at the Main Street
entrance to the Los Angeles City Hall East; and one copy on the bulletin board located
at the Temple Street entrance to the Los Angeles County Hall of Records.
I hereby ~ertify th~t this ordin~Qaett15z~dfsed by the Council of the City of
Los Angeles, at its meeting of P. .
FRANK T. MARTINEZ, City Clerk
By
;?) -W~
Deputy
Approved
AUG 1 3 2007
/
Màyor
Approved as to Form and Legality
ROCKARD J. DELGADILLO, City Attorney
Pursuant to Charter Section 559, i approve
this ordinance on behalf of the City Planning
Commission and recommend that it be
adopted. . . . .
August 7 , 2007
See attached report.
Date
AUG 0.7207
--
:~~yl~ ,:
-- ;J:-:'2. '~;d ..:
File No(s). CF 05-1173: CPC-2005-1122,
CPC-2005-1124. CPC-2005-0361
(M:\Real Prop_Env_Land Use\Land Use\Sharon Cardenas\Ordinances\Greater Dwntwn Housing Ord V3.doc)
'.",',.õ;'-'-
DECLATION OF POSTING ORDINANCE
I,
MARIA C.
state
RI CO,
as follows:
I am, and was at all times
hereinafter mentioned, a resident of the State of California, over the age
of eighteen
years,
and a Deputy City Clerk of the City of Los Angeles,
California.
Ordinance No. 179076 - Amendinq Sections 12.03, 12.22, 12.24, 16.05, 17.05
and 17.52 of the Los Anqeles Municipal Code - a copy of which is hereto
attached, was finally adopted by the Los Angeles City Council on August 1,
2007, and under the direction of said City Council and the City Clerk,
pursuant
to Section 251
Ordinance No.
172959,
of the Charter of the City of Los Angeles and
on August 14,
2007 I posted a true copy of
said
ordinance at each of three public places located in the City of Los
Angeles, California, as follows: 1) one copy on the bulletin board located
at the Main Street entrance to the Los Angeles City Hall; 2)
one copy on
the bulletin board located at the Main Street entrance to the Los Angeles
Ci ty Hall East;
3)
one copy on the bulletin board located at the Temple
Street entrance to the Hall of Records of the County of Los Angeles.
Copies of said ordinance were posted conspicuously beginning on August
14, 2007 and will be continuously posted for ten or more days.
I declare
under penalty of perj ury that the foregoing is true
and
correct.
Signed this 14th day of August 2007 at Los Angeles, California.
M~ C~
t¿ c-
Maria C. Rico, Deputy City Clerk
Ordinance Effective Date:
Rev. (2/21/06)
Septemer 23, 2007
Council File No. 05-1173
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´
NOT TO SCALE
Area
Mapped
Prepared by the Department of City Planning
Systems & GIS Division - January 2007
Map Document: (H:\ . . . \CPC2005112211240361Map121306_012307.mxd)
1/23/2007