0000069288 00000 n The County shall market the Ordinance during the planning period, and ensure that there is adequate technical assistance to facilitate the implementation of the Ordinance. Density bonus law (Gov. AB 2345 lowers the required percentage of lower income units required to obtain multiple incentives and concessions. 0000013708 00000 n Read up on housing activity and trends across the City. Share. jJ'7SA1ckzNk/~r"}K8Bp{j c(nY| ? 0000002030 00000 n 0000004323 00000 n hL 0UADCB~87(c}K$qmg~wv/>J2EP Subdivision 25 of Subsection A of Section 12.22 of the Los Angeles Municipal Code is amended to read: 25. The court found that a City of Los Angeles ordinance requiring density bonus applicants to submit information to show incentives and concessions are needed to make the project economically feasible was preempted by state density bonus law because the requirement was based on a former version of the law that has since been revised. In addition to an increase in density, the Countys Density Bonus Ordinance offers a variety of incentives. Privacy Statement. These legislative changes are outlined below and incorporated into the 2021 update of our Guide to the California Density Bonus Law. xb```a``Uc`c`H @16,p5 B?,\+~?f}7#ObL$( The nonprofit housing corporation must then sell each home to a lower income buyer subject to affordability requirements with a term of at least 45 years, an equity sharing agreement, and a repurchase option in favor of the nonprofit corporation. The Density Bonus Law allows qualifying developers, as a matter of right, to obtain lower parking space requirements than what would otherwise be required by local government standards. You can download Adobe Reader by clicking this link. 0000013934 00000 n Replacement of Existing Residential Dwelling Units. Attorney Advertising: The enclosed materials have been prepared for general informational purposes only and are not intended as legal advice. (a)(2).) The trial court denied the petition, and the neighbors filed an appeal. AB 571 by Assemblymember Chad Mayes (I-Rancho Mirage) - Planning and zoning: density bonuses: affordable housing. Home Find Answers Contact DRP Board of Supervisors Regional Planning Commission Airport Land Use Commission Hearing Officer Hearing Examiner Historical Landmarks and Records Commission Public Meeting All Advisory Committees Contact DRP 0 To get the full 35 percent density bonus the developer would need to set aside 11 percent of the units for very-low income residents (up to 50 percent of Area Median Income, or around $33,000 for a four-person household) or 20 percent for low income residents (50 to 80 percent AMI), for a duration of at least 55 years. Page 2 . Revised February 26, 2018 . 0000006484 00000 n The California Legislature continues to refine the Density Bonus Law over the past year, with new legislation taking effect on January 1 of this year providing additional flexibility to developers in meeting requirements for a density bonus. All rights reserved. All Rights Reserved. %%EOF 0000007768 00000 n Many of our documents are in PDF format. 0000011960 00000 n %PDF-1.5 % 0000013295 00000 n Homes similar to 6208--6212 West Blvd are listed between $895K to $8,950K at an average of $960 per square foot. Density Bonus is a State-mandated incentive program that allows qualifying residential projects to construct additional housing, in exchange for setting aside a percentage of those units as restricted affordable. 0000004605 00000 n 0000002922 00000 n Please click here to read or print the 2021 Guide. The primary take-away from this case is to always check a density bonus local implementation ordinance against state law. 0000012814 00000 n 0000007824 00000 n 50% Density Bonus (DB50). City of Los Angeles (2021) 69 Cal.App.5th 549, resolved such an inconsistency, holding that a local implementation ordinance is preempted to the extent that the implementation ordinance imposes. /z!rq=_4k!%^@f2 e@C.C"kS:_DAh5|M R'+oCxM/w`pc"w+htt4aAVLZ#%\8:P@[ZXX!p41))0--DAAaccdaBFAALh"`(v90fFu5D)dqP @3 H[vxbLoz3,dhg0CQaYL2,eX0v- c\o3\` However, local agencies can require applicants to show that requested incentives and concessions will result in cost reductions for the project. Notably, neither the project applicant nor the City was required to show or find that the incentives would result in cost reductions. hbbd`b`eb``b`> S@x|o ?OLyLLL To be eligible for the maximum bonus, a project must set aside at least (i)fifteen percent (15%) of total units for very low income households, (ii)twenty-four percent (24%) of total units for low income households, or (iii) forty-four percent (44%) of for-sale units for moderate income households. If you have questions about the Density Bonus Law or information in the Guide, please contact the author of the Guide, Meyers Nave Senior Of Counsel Jon Goetz, at 800.464.3559 or jgoetz@meyersnave.com. In addition to the density bonus, developers of affordable projects are entitled to one or more incentives or concessions from the local jurisdiction to assist in the construction of the project, with the number based on the percentage of affordable units in the project. . By continuing to browse Local governments may no longer impose any parking requirements for (1) 100% affordable housing projects located within mile from an accessible major transit stop and (2) 100% affordable senior housing projects that either offer paratransit service or are located within mile from an accessible major transit stop. LADBS Ministerial Review 0000010477 00000 n 0000008950 00000 n 2009 Los Angeles County Department of Regional Planning. Further, the Density Bonus Law provides that, upon a developers request, a locality must utilize state-mandated parking ratios (inclusive of handicapped and guest parking) for qualifying projects. According to the Court, both density bonus law and the Citys implementation ordinance place the burden of proof on the City to overcome the presumption that the incentive would result in cost reductions. Californias Density Bonus Law provides housing developers with tools to encourage the development of much needed affordable and senior housing. trailer An applicant may apply for one or more "incentives" for density bonus projects, between one and four, depending upon the number of affordable units in the project - to reduce affordable housing costs. A project requesting only a density bonus up to 35%, and/or reduced parking as specified by State Density Bonus law or LAMC12.22 A.25, is considered by-right and reviewed through a ministerial building permit process. In addition to the incentives and concessions summarized above, a local government is prohibited from applying any development standard that would physically preclude construction of the development with the density bonus and incentives and concessions to which the project is entitled. AB 2345 amends the Density Bonus Law to increase the maximum density bonus from thirty-five percent (35%) to fifty percent (50%). i()P!.udCc:E6"EUU(#\PLB\4(%@f.~h.;.p>+}>u'flGwdu}L^,tX6fEc1>tT3c2n4g&'\'M]wW ^qqnvx_geV. State Density Bonus Law: AB 2501, AB 2556, AB 2442, AB 1934 (2017) 0000007530 00000 n 0000010770 00000 n endstream endobj 77 0 obj<> endobj 78 0 obj<>/Font 80 0 R/ProcSet[/PDF/Text/ImageC]>>/Type/Page>> endobj 79 0 obj[] endobj 80 0 obj<> endobj 81 0 obj<> endobj 82 0 obj<> endobj 83 0 obj[278 355 556 889 191 333 333 389 278 333 278 278 556 556 556 556 556 556 556 556 556 556 278 278 667 667 722 722 667 611 778 722 278 667 556 833 722 778 667 778 722 667 611 722 667 944 667 667 611 556 556 556 500 556 556 278 556 556 222 222 500 222 833 556 556 556 556 333 500 278 556 500 722 500 500 500 584 556 350] endobj 84 0 obj<>stream |\+@cq 4& . Prior to 2021, the Density Bonus Law permitted a maximum density bonus of thirty-five percent (35%) for a housing development in which (a) at least eleven percent (11%) of the total units are for very low income households, (b) at least twenty percent (20%) of the total units are for low income households, or (c) at least forty percent (40%) of 0000004181 00000 n AB 2345 increased the top range of the density bonus to 50% for housing projects with 15% very low income units, 24% lower income units, or 44% moderate income units. Before 2021, developers of density bonus projects were automatically entitled to obtain parking requirements of two spaces for two and three bedroom homes by requesting that standard, but AB 2345 lowers this standard to one and one-half spaces for two and three bedroom homes. information to improve the functionality and analytical performance of the website. App. After noting that no law required the City to make evidentiary findings regarding cost reductions, the Court found that the projects financial feasibility analysis contained in the projects application nonetheless was sufficient substantial evidence showing that the incentives would result in cost reductions. xref Code, 65915, subd. F: (213) 626-0434TDD: (213) 617-2292, Los Angeles County Department of Regional Planning, Historical Landmarks and Records Commission, County Prequalified Environmental Consultant List, A-NET Airport Land Use Commission (ALUC) Viewer, SMMLCP-NET Santa Monica Mountains Local Coastal Program, Santa Monica Mountains North Area Resources Web App, Z-NET Find Your Zoning and Verify Jurisdiction. These changes are outlined below and incorporated into our refreshed 2022 update of our Guide to the California Density Bonus Law. The amount of density bonus required to be given under Californias Density Bonus Law is set on a sliding scale based on the percentage of affordable units provided. Subdivision 25 of Subsection A of Section 12.22 of the Los Angeles Municipal Code is amended to read: 25. Incentives include, but are not limited to: reduced setbacks; increased height limit; and reduced lot size requirements. Qualifying Density Bonus projects can select from a number of pre-vetted "on-menu" incentives or request the approval of "off-menu" waivers of development standards, in addition to a by-right density increase of up to 35% and a reduction in parking requirements. <<8289CFA474293447AEFCA18F7AC1C4B5>]>> 0000012780 00000 n 0000003255 00000 n The legislation does not modify the 80% density bonus required to be provided to completely affordable projects. . 0000001236 00000 n 0000012594 00000 n In addition, a 2021 appellate court ruling changes the types of information that local governments can require from density bonus applications seeking an incentive or concession. /z!rq=_4k!%^@f2 e@C.C"kS:_DAh5|M R'+oCxM/w`pc"w+htt4aAVLZ#%\8:P@[ZXX!p41))0--DAAaccdaBFAALh"`(v90fFu5D)dqP @3 H[vxbLoz3,dhg0CQaYL2,eX0v- c\o3\` The Court drew a distinction between information pertaining to economic feasibility and information showing that an incentive would result in cost reductions. While the City could request the latter, AB 2501 prohibited the City from requesting the former. This website uses cookies that only record anonymous statistical data not individually identifiable personal 0000068446 00000 n 0000009113 00000 n undermine the Density Bonus, and then summarize the empirical evidence to that ef fect. As discussed below, Schreiber v. City of Los Angeles (2021)69 Cal.App.5th 549, resolved such an inconsistency, holding that a local implementation ordinance is preempted to the extent that the implementation ordinance imposes application requirements that exceed those required under density bonus law. 5th (2021). Department of Regional Planning320 West Temple StreetLos Angeles, CA 90012T: (213) 974-6411 . 0000012501 00000 n 0000004181 00000 n Department Memorandums Amy Forbes - Los Angeles (+1 213-229-7151, aforbes@gibsondunn.com) Ben Saltsman - Los Angeles (+1 213-229-7480, bsaltsman@gibsondunn.com) . Levels of bonus density between thirty-five percent (35%) and fifty percent (50%) are granted on a sliding scale. For additional information on these recent changes to the Density Bonus Law, please contact any member of the firms Real Estate or Land Use practice groups, or the following authors: Doug Champion Los Angeles (+1 213-229-7128,dchampion@gibsondunn.com) 0000012110 00000 n Access Los Angeless enabling ordinance for the State Density Bonus Program. %PDF-1.6 % A project requesting on-menu incentives, as outlined in LAMC12.22 A.25, is processed by City Planning through a ministerial review process. 555-556.) 0000012594 00000 n Affordable Housing Incentive Guidelines (2005) 0000010660 00000 n Density Bonus and Inclusionary Housing Plan to construct a new 3-story, 17-unit, 23,134 square-foot residential building, featuring two affordable units restricted to very-low income households with a one-level subterranean parking garage including 38 parking spaces. Reporting Requirements. 0000010310 00000 n 0000004022 00000 n 0000002251 00000 n AB2345 is modeled after the City of San Diegos Affordable Homes Bonus Program, and is intended to be another tool to address the states ongoing housing crisis. Under the Density Bonus Law, developers are entitled to a density bonus corresponding to specified percentages of units set aside for very low income, low-income, or moderate-income households. <]/Prev 129846/XRefStm 1236>> 0000013527 00000 n d~[T!NV City Planning Ministerial Review Before 2021, the maximum density bonus was 35% for housing projects which included either 11% very low income units, 20% lower income units, or 40% moderate income units. Under the Density Bonus Law, developers are entitled to a density bonus corresponding to specified percentages of units set aside for very low income, low-income, or moderate-income households. AB 2345 and AB 1763 Revised Memorandum (2022) Theory: Could Parking Reform Undermine the Density Bonus Law? %%EOF 0000004605 00000 n 0000010660 00000 n . %%EOF 4& Code, 65915) requires local jurisdictions to adopt an implementation ordinance to ensure compliance with it. Incentives & Concessions; Parking; Qualifying Units. Requests for modifications to City standards not on its pre-approved lists are considered off-menu.. 0000072751 00000 n AB 571 prohibits local governments from charging affordable housing impact fees, including inclusionary zoning fees and in-lieu fees, against affordable units in density bonus housing developments. This change results in a significant reduction in required parking for transit-adjacent density bonus housing projects that include units with two or more bedrooms. No CEQA review is conducted. 4& 0000011691 00000 n This website uses cookies that only record anonymous statistical data not individually identifiable personal Terms under which this service is provided to you. AB 2501 clarified that under density bonus law, [a] local government shall not condition the submission, review or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section. (Gov. 123 0 obj<>stream AB 2345, together with AB 168 which was also approved in 2020, expands the annual housing reporting requirements for local governments to now include information on density bonus projects (Government Code Section 65400). 0000005421 00000 n dXn7@ C Eliminates the ability of local governments to disapprove a developers request for an incentive or concession, or a waiver or modification of development standards, on the grounds that it would have a specific adverse impact on the physical environment. An ordinance amending Sections 12.22, 12.24, 14.00 and 19.01 of the Los Angeles Municipal Code to implement a Density Bonus program, as required by State law. Lofts California Los Angeles 3685 Motor Ave, Los Angeles, CA 90034. Density Bonus Policy 0 %PDF-1.4 % Both the state Density Bonus Law and the Los Angeles Transit-Oriented Communities (TOC) program offer market rate developers an array of regulatory concessions in exchange for setting 0000001414 00000 n To assist understanding, a set of Affordable Housing Incentive Guidelines was developed alongside the Density Bonus Ordinance in 2005. Developers can request off-menu incentives and waivers of development standards that extend beyond the incentives enumerated by State Density Bonus Law provided that applicants can demonstrate that their request is necessary to allow for the project's physical construction. To download the Guide, please click here. 0000009345 00000 n {O0sl3$'Kn&Bj&| aQl%i+sLmO_Y{U\nUuJ*]tE@I0-$bO,|\]'n " 5`y7O=,#8I An ordinance amending Sections 12.22, 12.24, 14.00 and 19.01 of the Los Angeles Municipal Code to implement a Density Bonus program, as required by State law. F: (213) 626-0434TDD: (213) 617-2292, Los Angeles County Department of Regional Planning, Historical Landmarks and Records Commission, County Prequalified Environmental Consultant List, A-NET Airport Land Use Commission (ALUC) Viewer, SMMLCP-NET Santa Monica Mountains Local Coastal Program, Santa Monica Mountains North Area Resources Web App, Z-NET Find Your Zoning and Verify Jurisdiction. [2] Density bonus law uses incentive and concession interchangeably. The density bonus law, enacted in 1979, incentivizes developers to construct more affordable housing by providing density bonuses for projects that incorporate on-site affordable units or donate qualifying land for the construction of affordable units. . Sitting on an approximately 14,029 square foot, corner lot with an LAC2 Zoning and TIER 3 TOC density bonus (to be verified by potential buyers) this offering . Court of Appeal Upholds the Project Approval. AB 602 by Assemblymember Tim Grayson (D-Concord) - Development fees: impact fee nexus study. 13,370 SF 83% Leased Office Building Los Angeles, CA $8,250,000 ($617/SF) 1.13% Cap Rate. These additional incentives or concessions could include any of the following: ** applies to a common interest development, as defined in Section 4100 of the Civil Code. 2501 (AB 2501) went into effect. Incentives and Concessions. Code (LAMC), 12.22-A.25.g.3.i.a [emphasis added].) Schreiber concerns a project in the City of Los Angeles (City) that requested off-menu[1] incentives[2] afforded by density bonus law. AB 2345 increased the top range of the density bonus to 50% for housing projects with 15% very low income units, 24% lower income units, or 44% moderate income units. Eliminates the requirement that for-sale units for moderate income households must be in a common interest development in order to qualify for a density bonus. dXn7@ C 0000012814 00000 n Prior to 2021, the Density Bonus Law permitted a maximum density bonus of thirty-five percent (35%) for a housing development in which (a) at least eleven percent (11%) of the total units are for very low income households, (b) at least twenty percent (20%) of the total units are for low income households, or (c) at least forty percent (40%) of the total for-sale units are for moderate income households. Always check a Density Bonus Law to encourage the development of much needed affordable and senior.. Trends across the City was required to obtain multiple incentives and concessions % EOF. Been prepared for general informational purposes only and are not intended as legal advice Angeles 3685 Motor,!, 12.22-A.25.g.3.i.a [ emphasis added ]. Guide to the California Density Bonus offers... 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