Comprehensive Zoning Code Revision Proposal

FORM GEN. 160 (Rev. 6-80)

CITY OF LOS ANGELES
INTER-DEPARTMENTAL CORRESPONDENCE

DATE: March 27, 2012

TO: Honorable Members of the City Council

FROM: Michael J. LoGrande, Director of Planning
Department of City Planning

SUBJECT: REQUEST TO FUND A COMPREHENSIVE ZONING CODE REVISION

The Department of City Planning requests $990,000 from the Construction Services
Trust Fund (CSTF) for the first year of a five-year work program to completely revise
the City’s antiquated Zoning Code. Modernizing and streamlining the City’s Zoning
Code, last comprehensively updated 66 years ago on June 1, 1946, is a key
component of the Mayor’s July 2011 Development Reform Strategic Plan.

Project Description

The purpose of this long overdue project is to establish a brand new zoning structure
for the City of Los Angeles. The revamped Zoning Code will include clear and
predictable language that will offer a wider variety of zoning options to more effectively
implement the goals and objectives of the General Plan and accommodate the City’s
future needs and development opportunities. Updated zoning options that reflect the
diversity of Los Angeles will allow each neighborhood to maintain a distinct sense of
place, while improving the sustainability, economic vitality, and quality of life for all
residents. Over the five-year work program, the Department will produce the following
three main deliverables:

Dynamic Web-Based Zoning Code
A clear and predictable Zoning Code that will allow for a customized and interactive on-line
experience

Layperson’s Guide to Zoning
A series of easy-to-read guides to the Zoning Code that will help people navigate through
regulations and procedures

Unified Downtown Development Code
A new set of zoning tools for the revitalization of Downtown effective within the first 24 - 30 months
of the program that will ensure it is poised to lead the charge for Los Angeles’s economic recovery

Completion of this project will benefit the City through: simplified, accessible land use
regulations, understandable to both neighborhood stakeholders and developers; an
economic development tool that will help shore up the City’s tax base; a revitalized
Downtown Los Angeles; and more effective planning tools to improve our communities.

Resources Required

The Department proposes a funding strategy that will not produce new impacts on the
City’s General Fund. A combination of annual allocations from the Construction

Inter-Departmental Correspondence Page 2
CSTF Proposal – Comprehensive Zoning Code Revision

Services Trust Fund and a temporary increase in the General Plan Maintenance Fee
would produce all of the additional revenue needed to complete the project.

Construction Services Trust Fund Proposal

Based on the experience of other jurisdictions, the most effective method for
completely revising a Zoning Code involves hiring a consultant team to assist City staff.
The consultant team would include: a Planning/Design Consultant Group to assist in
preparing the new Zoning Code text, including graphics and charts; an Environmental
Consulting Group to prepare the necessary California Environmental Quality Act
(CEQA) review and documentation; and a Web Development Group to put together
and run an effective project website. Funding for the consultants would occur over a
five-year period, as outlined below:

Planning, Environmental, & Web Development Consultants
FY 2012-2013 FY 2013-2014 FY 2014-2015 FY 2015-2016 FY 2016-2017 5-Year Total
$990,000 $1,012,000 $1,012,000 $1,012,000 $1,012,000 $5,038,000
Proposed Funding Source: Construction Services Trust Fund (aka One-Stop Trust Fund)

General Plan Maintenance Fee Proposal

A team of six existing Planning Department staff members in the Code Studies and
Code Simplification Units, currently funded by the General Fund, would be combined
with a team of seven additional City staff. The new staff would be funded by a
temporary increase to the General Plan Maintenance surcharge, which is currently 3%
on any permit, plan check, license, or planning application fee. The surcharge currently
brings in around $1.7 million annually. The proposal would raise it 2% for a period of
five years, bringing in an additional $1.2 million every year.

Existing City Staff
2 City Planners 1 Planning Assistant
2 Associate City Planners 1 Student Professional Worker
Funding Source: Existing General Fund, No New Impact

Additional City Staff
1 Senior City Planner 1 Systems Analyst
2 Student Professional Workers 1 Deputy City Attorney
1 Geographic Information Systems Supervisor I 1 Senior Structural Engineer
FY 2012-2013 FY 2013-2014 FY 2014-2015 FY 2015-2016 FY 2016-2017 5-Year Total
$1,183,640 $1,168,090 $1,160,090 $1,160,090 $1,160,090 $5,832,002
Proposed Funding Source: Temporary General Plan Maintenance Fee Increase


Completion Schedule

The team of City staff and consultants will be in place and ready to embark on a
comprehensive revision of the Zoning Code by December 2012. Delivery of all new
Zoning Code revisions is anticipated for the City Planning Commission and the City
Council to review by December 2017. The proposed work program utilizes a phased
approach to the development and adoption of Code provisions. Fortunately, the
preliminary concept lends itself to the phasing approach quite effectively. The
Preliminary Project Phasing Plan below breaks down the targeted start and completion
timeframe for each of the anticipated major sections of the new Code by quarter.

Preliminary Project Phasing Plan
FY 2012-2013 FY 2013-2014 FY 2014-2015 FY 2015-2016 FY 2016-2017
Quarters 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
Consultant Selection
Process & Procedures
Unified Downtown
Development Code
Industrial Uses/Forms
Single-Family,
Agriculture, Open Space,
and Public Facility Zones
Commercial Uses/Forms
Multi-Family Uses/Forms
Orientation Districts
Subdivisions
Parking & Signs
Parks & Open Space
Public Right-Of-Way
Transfer of Development
Rights
Overlays
Nonconforming Rights
Definitions

A phased approach will enable the City to adopt each part of the new Zoning Code as
soon as it is ready.

Benefits

Land development in Los Angeles is a complex and time-consuming undertaking.
Developers must go through an onerous and often unpredictable process that usually
requires the help of consultants and expediters. The Department’s proposal would
produce substantial benefits for the City, which are outlined below.

Accessible & Streamlined Code

The Zoning Code is anticipated to result in a more streamlined review process for
development that is consistent with the General Plan and community vision. The new


Code will also be far more accessible to the general public by using a system that is
easy to read and user-friendly. This will allow for faster and more definitive responses
from City staff, and therefore result in better customer service. The Department will
also prepare a series of plain-language, visual, and easy-to-read guides to the different
aspects of the Zoning Code (development standards, review processes, etc.) designed
to help anyone navigate through the regulations and Department procedures.

The new Code will be written and designed as an interactive on-line document. This
code will serve as the foundation that will enable a customized development report that
will compile all of the most relevant provisions for individual properties. The New Code
will support, and be consistent with the BuildLA initiative (a proposal for a new web-
based permitting system), as set forth in the Mayor’s Development Reform Strategic
Plan. The provisions and procedures of the new Zoning Code will provide a stable
foundation for BuildLA and have the potential to be folded into a “digital concierge”-, or
TurboTax™-type system (imagine: TurboZone™-pending) to guide applicants and other
users through the City’s zoning regulations and review processes.

Economic Development Tool

The new Zoning Code is anticipated to become an effective economic development
tool for enabling faster approval of projects that are consistent with the community’s
vision. A better set of community planning tools will enable the City to establish more
appropriate “by-right” development. The result will encourage and attract more private
sector investment and enable the City to create more jobs and expand the City’s tax
base.

Downtown Revitalization

The proposal includes a new Unified Downtown Development Code anticipated to be
effective within the first 24 to 30 months of the program. A Unified Code will ensure
that Downtown Los Angeles, the economic engine of the City and the region, is poised
earlier in the project timeline to take advantage of the ongoing economic recovery.
Allowing for streamlined approval for development that is consistent with the vision for
Downtown will create more jobs and attract more business. It will also allow the City to
maximize and capitalize on the significant transportation infrastructure investment that
has and will be taking place Downtown.

More Effective Community Planning Tools

The new Code will create more zoning options that better address community concerns
and help improve the quality of life in the City of Los Angeles. This will be
accomplished by creating more effective integration between private property and the
public realm (i.e. streets, alleys, parks, etc.), and development standards that produce
predictable outcomes for all stakeholders. This will result in more effective
implementation of the City’s General Plan and its 35 Community plans.


The new Zoning Code will also enable the Department to shift more of its focus from
case processing to more effective urban design and Community Plan implementation.
Case review will be less about whether a given use or development may be approved
and more about how the use or development relates to its surroundings. The new
Code will also rely less on overlays, special conditions, and discretionary actions,
thereby enabling the Department of City Planning to function more efficiently and do
more with its resources.

Conclusion

A new Zoning Code for Los Angeles will revolutionize development review in this City.
The comprehensive revisions proposed in this work program will be a major step
forward in providing vastly improved customer service for anyone living or doing
business in the City of Los Angeles. An accessible and streamlined Code provides
stakeholders not only with the tools to create better development more quickly, it also
simultaneously addresses community concerns regarding quality of life issues. The
results will be seen in the appearance of new development and the more effective
utilization of the existing building stock.

If you have any questions or need additional information, please contact: Alan Bell,
Deputy Director of Planning at (213) 978-1272; Erick Lopez, City Planner at (213) 978-
1323; or David Olivo, City Planning Associate at (213) 978-1473.

Attachments
Attachment I – Five-Year Itemized Budget Proposal
Attachment II – Comprehensive Zoning Code Revision Action Plan

cc: Melissa Fleming, Office of the City Administrative Officer
Madeline Rackley, Office of the City Administrative Officer
Gaye Williams, Chief of Staff, Office of the Mayor
Matt Karatz, Deputy Mayor of the Office of Economic and Business Policy
Bud Ovrom, General Manager, Department of Building and Safety

Inter-Departmental Correspondence Attachment I – Page 1

Attachment I
Five-Year Itemized Budget Proposal

Construction Services Trust Fund (aka One-Stop Trust Fund)

FY 2012- FY 2013- FY 2014- FY 2015- FY 2016- 5-Year
2013 2014 2015 2016 2017 Total

Consultant

Consultant

Consultant

Consultant

Consultant

Consultant
Contract $

Contract $

Contract $

Contract $

Contract $

Contract $
Consultants
Zoning Code 650,000 690,000 690,000 690,000 690,000 3,410,000
Public Outreach 40,000 40,000 40,000 40,000 40,000 200,000
EIR Support 150,000 150,000 150,000 150,000 150,000 750,000
Project Website 50,000 32,000 32,000 32,000 32,000 178,000
Graphic/GIS/ Design
Work 100,000 100,000 100,000 100,000 100,000 500,000
Total $990,000 $1,012,000 $1,012,000 $1,012,000 $1,012,000 5,038,000

Inter-Departmental Correspondence Attachment I – Page 2

Temporary General Plan Maintenance Fee Increase

FY 2012- FY 2013- FY 2014- FY 2015- FY 2016- 5-Year
2013 2014 2015 2016 2017 Total

Net Salary

Net Salary

Net Salary

Net Salary

Net Salary

Net Salary
Staff $

Staff $

Staff $

Staff $

Staff $

Staff $
City Staff
Senior City Planner 121,830.93 121,830.93 121,830.93 121,830.93 121,830.93 609,155
GIS Supervisor I 80,122 80,122 80,122 80,122 80,122 400,608
Systems Analyst II 82,913 82,913 82,913 82,913 82,913 414,563
Student Professional
Workers 31,000 31,000 31,000 31,000 31,000 155,000
Overtime 30,000 30,000 30,000 30,000 30,000 150,000
Deputy City Attorney 145,488 145,488 145,488 145,488 145,488 727,439
Senior Structural
Engineer 117,409 117,409 117,409 117,409 117,409 587,043
Overhead (97%) 531,329 531,329 531,329 531,329 531,329 2,656,644
City Staff Total 1,140,090 1,140,090 1,140,090 1,140,090 1,140,090 5,700,452

Miscellaneous
Expenditures
Printing/Mailing 15,000 15,000 15,000 15,000 15,000 75,000
Travel/Conference 5,000 5,000 5,000 5,000 5,000 25,000
Office & Administration 23,550 8,000 0 0 0 31,550
Misc Total 43,550 28,000 20,000 20,000 20,000 131,550

Total $1,183,640 $1,168,090 $1,160,090 $1,160,090 $1,160,090 5,832,002

Inter-Departmental Correspondence

Attachment II
Comprehensive Zoning Code Revision Action Plan

Comprehensive Zoning Code Revision Proposal

TABLE OF CONTENTS

1. 0 Action Plan .............................................................................................................................1
1.1 Preliminary Zoning Code Concept................................................................................................. 1
1.2 Preliminary Project Phasing Plan .................................................................................................. 1
1.3 Unified Downtown Development Code ........................................................................................ 2
1.4 Dynamic Web-Based Code ............................................................................................................ 2
2. 0 Oversight, Public Meetings & Communications ........................................................................2
2.1 Zoning Code Oversight Committees ............................................................................................. 2
2.2 Public Participation ....................................................................................................................... 3
2.4 Additional Public Outreach ........................................................................................................... 3
3. 0 Implementation Strategies – Application of New Zoning Options .............................................4
4. 0 Current Zoning Code ...............................................................................................................5
4.1 Existing Department Budget ......................................................................................................... 5
4.2 Track Record and Department Capacity ....................................................................................... 5
4.3 Evolution of the Zoning Code........................................................................................................ 5
4.4 Current Problems .......................................................................................................................... 5
4.5 Other Cities ................................................................................................................................... 6
Appendix 1 – Preliminary Staff & Consultant Scope of Work ............................................................1-1
Appendix 2 – Preliminary Zoning Code Concept in Real Los Angeles Locations ..................................2-1

1. 0 ACTION PLAN

The Department of City Planning is proposing to completely revise the City’s antiquated Zoning Code, last updated
66 years ago, on June 1, 1946, in order to modernize and streamline its land use and development regulations. To
start, the Department has prepared a five-year work program and developed a preliminary concept, the details of
which are outlined below.
1.1 Preliminary Zoning Code Concept
In order to more effectively implement the City’s General Plan and Community Plans, and offer the variety
of zoning tools needed for a city as large and diverse as Los Angeles, Department of City Planning staff has
developed a preliminary concept for a new Zoning Code. The concept takes the best aspects of traditional
and modern urban planning and design methods to form a more flexible and effective Zoning Code for Los
Angeles.
The preliminary concept shifts the idea of “Zones” from a static value to a more interchangeable and
dynamic system. This will result in a larger number of zoning options that create more effective
community planning opportunities/tools, and offer more effective solutions to land use and quality of life
concerns throughout the City. More importantly, this initial approach breaks down zoning into its most
basic components, and asks three simple questions relating to Use, Form, and Orientation (or U.F.O.):

For examples of how this approach would work in real Los Angeles locations refer to Appendix 2.

1.2 Preliminary Project Phasing Plan
To accomplishing the proposed work program in a five-year time period the Department has established a
phased approach to the development and adoption of Code provisions. Fortunately, the preliminary
concept outlined above lends itself to a phasing approach quite effectively. Below is the Preliminary
Project Phasing Plan, which breaks down the targeted start and completion timeframe for each of the
anticipated major sections of the new Code by quarter.

FY 2012-2013 FY 2013-2014 FY 2014-2015 FY 2015-2016 FY 2016-2017
Quarters 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
Consultant Selection
Process & Procedures
Unified Downtown
Development Code
Industrial Uses/Forms
Single-Family, Agriculture,
Open Space, and Public
Facility Zones
Commercial Uses/Forms
Multi-Family Uses/Forms
Orientation Districts
Subdivisions
Parking & Signs
Parks & Open Space

1

FY 2012-2013 FY 2013-2014 FY 2014-2015 FY 2015-2016 FY 2016-2017
Public Right-Of-Way
Transfer of Development
Rights
Overlays
Nonconforming Rights
Definitions

A detailed description of the work program is available in the Preliminary Scope of Work in Appendix 1.
1.3 Unified Downtown Development Code
Downtown Los Angeles, a major economic engine for the City and greater metropolitan region, is poised
for a renaissance. Therefore, it is imperative that the zoning regulations for Downtown be
comprehensively revised as early as possible to help advance its resurgence. Regulations need to allow
for higher quality development in a more streamlined fashion. Department staff will create a new unified
development code for Downtown Los Angeles (on a parallel, but faster timeline) as part of the Zoning
Code revision.
1.4 Dynamic Web-Based Code
One of the main objectives of the Zoning Code revision will be to develop the regulations and procedures
in a manner that will fit in with the Development Reform Strategic Plan’s goal of developing a new web-
based portal, “BuildLA”, into the City’s development process. To accomplish this, a Systems Analyst
(computer programmer) will be part of the code development team and responsible for reviewing and
guiding the architecture and language of the new regulations so that a user-friendly online system can be
developed. This will ensure that the new Zoning Code will be able to be implemented through the City’s
BuildLA efforts. BuildLA will be a new web-based, user-friendly permitting system. Eventually, these
efforts could result in a sort of “digital concierge” that will guide anyone through the regulations and
processes.

2. 0 OVERSIGHT, PUBLIC MEETINGS & COMMUNICATIONS

2.1 Zoning Code Oversight Committees
Policy Advisory Committee (Blue Ribbon Panel)
The Policy Advisory Committee (PAC) will be a group made up of local leaders and stakeholders involved
in the use and development of the City of Los Angeles; examples:
American Institute of Architects, Los Angeles Engineers
and San Fernando Valley Chapters Academics
Building Industry Association Certified Neighborhood Councils
Los Angeles Chamber of Commerce Homeowner Association Groups
Los Angeles County Metropolitan Transit Non-Affiliated Residents
Authority Housing Advocates
These individuals will serve as advisors to city and consultant staff during the development of new Zoning
Code provisions. The PAC will be the vehicle for citywide meetings and discussions and will be open to
the public.
Technical Advisory Committee
The Technical Advisory Committee (TAC) will be a group made up of the City’s various Departments,
Agencies, and Bureaus that would focus on the feasibility of proposed regulations. The TAC will be an
internal discussion group and should be composed of the following officers of the City or their duly
authorized representatives:
Director of Planning (Chair) General Manager of the Department of
City Engineer Recreation and Parks

2

Superintendent of Building General Manager of the Department of
Chief Engineer of the Department of Fire Transportation
Chief Engineer and General Manager of the Director of the Bureau of Street Lighting of
Department of Water and Power the Department of Public Works
General Manager, Department of General General Manager of the Los Angeles Housing
Services Department
Other relevant departments.
2.2 Public Participation
Regional Forums
In order to reach the widest range of participants, staff will establish
regional forums for the development and/or discussion of proposed
regulations. These regional forums will be based on the seven Area
Planning Commission (APC) boundaries.
Regional Forums
North Valley East Los Angeles
South Valley South Los Angeles
West Los Angeles Harbor
Central

The purpose of these meetings is to serve as a conduit for
information to and from local communities and Neighborhood
Councils. These forums will be the vehicle for planners to provide
details on proposals and/or obtain input. Information and handout
materials will be provided to attendees that will allow for individuals
7
to give input on the spot, or via mail and Internet at a later date.
APCs
Public Meetings
Staff will develop a schedule of work program meetings that will also serve as important milestones and
help move the project forward. In order to keep this project within the five-year timeframe, a realistic
limit on the number of these meetings should be established. For example, a limit of 100 to 150 meetings
would result in a work program that includes 20 to 30 meetings per year. This will also include meetings
which will be attended/staffed by project consultants.
Obtaining stakeholder buy-in of proposed Zoning Code provisions will be critical for a successful and
timely completion of the project. To accomplish this staff will also attend various stakeholder group
meetings on an as-needed basis, in addition to work program meetings; the goal is to create outreach
opportunities beyond of the established work program. Stakeholder group meetings will not have an
impact on the project’s schedule, and will be set up and hosted by other organizations (Neighborhood
Councils, Homeowner Associations, Professional Organizations, etc.); in other words, these will be
meetings where the Zoning Code Revision project would be only one item on a meeting agenda. Staff will
also provide periodic updates to the City Council, the City Planning Commission, Area Planning
Commissions, and any other outside agencies. The flexibility to accommodate these meetings creates part
of the need for additional staffing for this project, which has been requested accordingly.
2.4 Additional Public Outreach
The primary guiding principle for the public outreach program is to accommodate individuals and groups
who are interested in the project by developing a set of outreach tools that “bring meetings and
information to the people”.
Project Website
A project website will serve as the main source where the public can access the latest information and
status updates, as well as provide input. There will be a project website consultant to develop and
maintain the site. The website will be a portal for all project-related information including, but not limited

3

to, notices of public meetings, frequently asked questions, educational materials, quarterly newsletter
updates, and links to Policy Advisory Committee meetings that have taken place to date.
Electronic Mailing List
The project website will have functionality to allow an individual who is interested in keeping up to date
on the project to sign up as part of the project “Interest List.” Project updates can then be sent directly to
interested parties’ email addresses. This has worked well as a public outreach and information tool for
recent zoning code amendments.
Video Recorded PAC Meetings
The Policy Advisory Committee meetings should be videotaped and available online to anyone who is not
able to attend the meetings. A page featuring hyperlinks to the videotaped meetings will be part of the
website.
Quarterly Newsletters
Quarterly updates will summarize what has recently occurred with the project as well as inform the
reader what to expect next. This will be available electronically (and in printed format if resources allow).
It will also be used as an educational tool to help focus discussion and ensure that everyone is “speaking
the same language”.
Social Network
To supplement traditional outreach methods, the Code Studies Unit currently uses social network sites,
such as Facebook, to help disseminate the latest information about ongoing code amendments and has
found this to be an effective tool. A Facebook page will be developed for the Zoning Code Revision
project allowing people to keep abreast of the latest developments. This page can also double as a portal
to the most recent PowerPoint presentations, videotaped meetings, quarterly newsletters, etc.

3. 0 IMPLEMENTATION STRATEGIES – APPLICATION OF NEW ZONING OPTIONS

Upon completion of the new Code, the Department will be left with the task of applying the new zoning options to
properties throughout the City of Los Angeles. For individual properties, owners will be able to initiate Zone
Changes to the new options when they are in place through an official application (with fees). As is currently the
case, General Plan Amendments will be required when changing to something other than the current Community
Plan Land Use Designation. These will not be part of the scope of the overall comprehensive revision project, nor
will it involve staff assigned to it.
To accomplish the citywide conversion to the new zoning system, the Department will need to establish a separate
work program. By establishing equivalent provisions between the current and new Zoning Codes and creating a
distinction between “Zone Conversions” and “Zone Changes,” the Department will be able to establish a realistic
timeline for the implementation of the new zoning options.
Zone Conversion – rezone from current zone to an equivalent zone combination
Zone Change – rezone from current zone to a completely different zone combination
By establishing this distinction, we will be able to set up an efficient system to rezone larger regions using more
standardized methods through a conversion table indicating the old zones and their equivalent options.
If the Department develops a new Zoning Code to rezone all of the City’s Agricultural, Single-Family, Open Space,
and Public Facility zoned properties to an equivalent designation under the new Zoning Code, this would enable
the rezoning of 67% of lots in the City within an estimated 12 to 18 months after those new Code sections go into
effect. With this drastic reduction in the number of properties, only 33% of the City remaining, the Department
will be able to provide the special attention necessary and give us more time and resources to focus on the
remaining Multi-Family, Commercial, and Industrial/Manufacturing zones.

4

4. 0 CURRENT ZONING CODE

4.1 Existing Department Budget
In recent years, the Department has increased fees for entitlement applications to near full cost recovery
and established an enterprise fund for these revenues. While these actions have minimized and/or
eliminated the practice of subsidizing the processing of development applications, the Department’s
policy and long-range planning functions are still heavily dependent on the City’s general fund.
Department Budget Allocation
Recent budget and staff reductions have Department Budget Allocation
severely reduced the Department’s
Admin and Support
advance planning efforts. Today, a
25%
majority of the Department’s budget Case Processing
Citywide Planning
and resources are devoted to case 61%
4%
processing, administration, and support
(86%), with only a small portion devoted
to long-range planning (14%). Community Planning
10%
4.2 Track Record and Department Capacity
The Department of City Planning has the tools and expertise to carry out this project but needs additional
capacity to supplement its limited long-range planning resources. It has a proven track record of
developing and establishing citywide and community-specific zoning and land use policies and
regulations.
One example that demonstrates the ability of changes in Code to spur economic development is the
Adaptive Reuse Ordinance which led to a major revival of the City’s historic downtown since 1999. Other
examples that confirm the Department’s ability to build a large consensus among a wide spectrum of
stakeholders are the Baseline Mansionization and Baseline Hillside Ordinances, which apply to
approximately 468,000 properties (combined) and establish a more effective set of development
standards for the City’s single-family neighborhoods.
Recognizing the need to revise the current Zoning Code, the Department has reallocated some of its
limited staff resources to establish a two-person Code Simplification Unit. The proposed work program
integrates this unit with the existing four-person Code Studies Unit to form a new Code Revision Section
tasked with executing the project. However, a full revision of the Code on a reasonable schedule will
require a major investment of new City and consultant resources.
4.3 Evolution of the Zoning Code
The last, and only, time the Zoning Code was comprehensively revised when 11 separate ordinances were
consolidated into a single, 84-page unified Code in 1946. Over the last 66 years, every time a complex
issue arose the only practical way to address the problem was to create new zones, entitlements, or
overlays. Because of these amendments, the Code has grown to over 600 standard-format pages.
Without a comprehensive restructuring, this practice will only continue to add new layers of complexity to
the Zoning Code.
In 1995, the City adopted the General Plan Framework Element to establish a plan that would manage
growth and development. The Framework directed residential and commercial growth along major
boulevards & corridors and clustered development around high activity centers and transit opportunities,
while protecting the City’s single-family neighborhoods. Unfortunately, the Zoning Code was never
revised to implement these policies and standards – essentially making the 1946 standards outdated and,
at times, inconsistent with the City‘s General Plan.
4.4 Current Problems
There are two approaches to writing a Zoning Code for a large and diverse city: 1) vague and open-
ended, relying heavily on special entitlements, site-specific conditions, and overlays to fill in the details;
or, 2) clear and specific, relying on a wider variety of options to fit different types and scales of
development. The current Zoning Code utilizes the first approach with mixed success. As new
amendments to the Zoning Code are adopted, it becomes increasingly disjointed and scattered, resulting

5

in unclear, contradicting, and unnecessarily complicated Overlays & Site-Specific Conditions, Citywide (dark green)
regulations.
The same basic set of Zoning Classifications has been
maintained since the Code was first established (Post-War
Era). A broader indication of the problems created by these
Zone Classifications is the fact that they cannot
accommodate effective urban design methods, thereby
becoming an obstacle to good design. Without
comprehensive revision to the Zoning Code, the only
practical option to make up for its deficiencies is to continue
the process of creating and implementing more overlays, special
entitlements and conditions –resulting in more cases to process.
The Code contains over 70 types of time-consuming, discretionary
entitlements. New entitlements are added to this list virtually every
year. Approximately 60% of the City of Los Angeles is covered by site-
specific conditions (Qs, Ts, & Ds), and special overlays. The process of
addressing each specific issue and individual neighborhood on a piecemeal
basis is clear evidence that the Code is not living up to the needs of the City. It
has become a document that is not fiscally effective or sustainable for either
developers required to file for discretionary approvals or the Planning staff required
to process them.
To advance the City’s interests, we must move beyond the practice of enacting
incremental solutions to use and development standards. The only way to realign
Los Angeles with its goals, and fully realize its potential, is through a wholesale
revision of the regulations that guide its built form.
4.5 Other Cities
In a report prepared by the Metropolitan Planning Council, it was determined that between 1999 and
1
2003, 22 of the largest 50 U.S. cities had completely revised their Zoning Codes. A follow-up survey
conducted by Planning staff in May of this year revealed that since 2003, 11 more cities have also either
completed or begun the process. As part of this follow-up, staff determined that of the same 50 cities,
Los Angeles has the second oldest Zoning Code in effect, second only to Cleveland, Ohio.
Earlier this year, Department staff conducted a separate survey of 13 cities, most of which are significantly
smaller in size & population than Los Angeles, that have recently completed or are in the process of
revising their Zoning Codes. Those that hired consultants to work with in-house staff generally invested
anywhere from $1 to $2 million and took about 2 to 2.5 years to complete; except Miami, which took five
years to write an award-winning Form-Based Code. Cities that utilized in-house staff (ranging from 4 to
10 Full-Time-Equivalents), limited their costs to employee salaries, but on average took an additional two
years to complete the task. The majority of the cities surveyed did not require environmental review,
which adds significant cost and time, primarily due to the fact that other states do not have requirements
as stringent as California’s. However, those that did go through the environmental review process did so
by folding the Zoning Code Update in with a concurrent General Plan Update/Amendment.

1
Source: “Lay of the Land: A National Survey of Zoning Reform”, Metropolitan Planning Council, 1999; updated 2003.

6

APPENDIX 1 – PRELIMINARY STAFF & CONSULTANT SCOPE OF WORK

COMPREHENSIVE ZONING CODE REVISION
PRELIMINARY SCOPE OF WORK
Introduction
The City of Los Angeles Planning Department has established the goal of rewriting and simplifying the Zoning Code
to make it easier to build projects that comply with its regulations and strengthen project review for those that do
not. Therefore, the City is seeking proposals from consultants to provide the services needed in a timely and
responsible manner.

The comprehensive revision of the City’s Zoning Code has been organized into six (6) phases:

PHASE 1: Project Initiation and Analysis
PHASE 2: Development of Preliminary Draft
PHASE 3: Document Review
PHASE 4: Environmental Assessment
PHASE 5: Public Hearings/Recommendations
PHASE 6: Implementation

PHASE 1: Project Initiation and Analysis
Task 1.1: Internal Kickoff Meeting

The Consultant shall conduct an initial meeting with Planning Department staff to discuss the scope of
work, project schedule, available background information, and the proposed public participation process.
The kickoff meeting shall be an orientation for the Consultant in order to gain an understanding of specific
issues, City policies, agency interaction, and opportunities and issues relating to growth and development
within Los Angeles.

The Consultant shall provide a draft work and expenditure plan for staff’s approval, identifying tasks,
subtasks, responsible parties, division of labor by hours and tasks, and timelines for project completion.

The Consultant shall provide a project organization chart including the roles of lead consultants and
subcontractors and project staffing.

City staff will provide for the Consultant relevant planning and policy reports including the latest versions
of the Zoning Code, General Plan Elements, Community Plans, and other similar documents.

Deliverable: Within two weeks following the project initiation meeting, the Consultant shall
provide a revised work plan incorporating staff’s input.

Task 1.2: Preliminary Outreach

With the assistance of Department staff, the Consultant shall complete a comprehensive study of the
existing Zoning Code. The Consultant shall begin identifying sections that are effective, ineffective, and/or
confusing by soliciting input through department staff and stakeholder meetings relative to the Zoning
Code and development issues including, but not limited to, the following:

[DRAFT]
The development approval process,
Ordinance code requirements,
Ordinance administrative procedures,
Ordinance deficiencies,
Ordinance suggested changes,
Conversion methodologies, and
Implementation procedures

Staff and stakeholder input shall be utilized to identify sections of the existing Zoning Code that are
effective, ineffective, and/or confusing. Examples of staff and stakeholders whose input may be solicited
include:
Department of City Planning
Department of Transportation
Department of Building and Safety
Department of Water and Power
Department of Public Works, Bureau of Engineering
Mayor and City Administration Leadership
Planning Commission
City Council
Professional code users (e.g. land use consultants and developers)
Neighborhood groups and associations

Deliverable: Within one week following each activity, a report documenting and analyzing the
input received.

Task 1.3: Research and Analysis of Existing Code

After gathering input from staff and stakeholder outreach meetings, the Consultant shall conduct
research to identify alternative approaches to address concerns with the existing regulations. Once
alternative approaches have been identified, the Consultant shall evaluate techniques that might be
applied to the development and administration of the new Zoning Code specific to the City of Los Angeles.

Based on initial outreach efforts and research and analysis of the existing Zoning Code, the Consultant
shall deliver a memorandum that addresses the following:

 Areas of the Zoning Code that are effective, ineffective, and/or confusing
 Alternative approaches to address the concerns with existing regulations as well as proposed
techniques that might be applied to the development and administration of the new Zoning Code
 Key provisions of the structure for the new Zoning Code
 Issues with the existing Zoning Code that require further discussion and input

Deliverable: A memorandum that summarizes the findings of initial analysis, identifies major
concerns and issues with the current Zoning Code, including areas that are effective, ineffective,
and/or confusing, as well as identifies the alternative approaches that can be applied to address
those concerns and issues. Furthermore, the memorandum shall include a brief summary of key
provisions of the structure for the new Zoning Code.

1-2

[DRAFT]
Task 1.4: Introduce New Structure

The Consultant shall conduct public outreach meetings to introduce the new structure of the Zoning
Code, as well as allow additional opportunity to discuss issues and concerns with the existing Zoning Code.

Deliverable: Within one week following the last public outreach meeting, the Consultant shall
deliver a revised memorandum that includes any additional input received.

PHASE 2: Development of Preliminary Draft
Task 2.1(A): Create a Draft Zoning Code

Based upon the findings of Phase 1, the Consultant shall create a Preliminary Draft of a well-organized and
user-friendly Zoning Code that reflects the City of Los Angeles’s needs, values, and resources. The new
Zoning Code shall be consistent with the goals, objectives, and policies established by the General Plan
Framework Element. The development of the new Zoning Code shall be addressed by component based
on how the Consultant has decided to approach the task, as determined in Phase 1.

The structure of the new Code and its administrative processes and procedures shall at minimum:

 Ensure consistency and predictability
 Consolidate repetitive lists of standards into matrices
 Use graphics to illustrate text language
 Remove provisions dealing with unique situations and technical criteria that are not part of the
normal development review process
 Streamline standards by focusing on critical issues
 Arrange similar subjects together rather than scattered throughout the ordinance
 Ensure that decision criteria reflect the City’s planning goals and are specific enough to produce
predictable results
 Provide the public notice of those decisions and an opportunity for input and/or an opportunity
to appeal or request review
 Consolidate all decision‐makers, approval procedures, decision criteria, and procedural
requirements into one chapter
 Summarize review bodies, decision makers, and appeal bodies for each type of approval in table
format
 Refine and summarize notice requirements in table format
 Narrow and strengthen discretionary review procedures and criteria

The new Zoning Code shall provide more zoning options with less site-specific conditions and overlays.
The Consultant shall delete, amend, consolidate, and/or expand the current zoning districts to be
consistent with the General Plan Framework Element’s land use categories:

 Single-Family Residential  Downtown Center
 Multi-Family Residential  Regional Centers
 General Commercial Areas  Community Centers
 Industrial  Neighborhood Districts
 Transit Stations

1-3

[DRAFT]
 Mixed-Use Boulevards
 Pedestrian-Oriented Districts
 Historic Districts

The Consultant shall organize the new Zoning Code into the following components:

 Residential and Mixed-Use Zones and Development Standards
 Commercial Zones and Development Standards
 Industrial Zones and Development Standards
 Coastal and Hillside Regulations
 Parking, Loading and Access
 Conditional Uses and Other Discretionary Land Use Approvals
 Sign Code
 Historic Preservation
 Specific Plans and Overlay Zones
 Division of Land and Private Streets
 Affordable Housing
 Unified Downtown Development Code
 Definitions, Public Hearings, and Administration Procedures
 Impact Fees and Public Benefits

Development standards shall be incorporated into appropriate sections of the Zoning Code. The
Development standards shall enhance and/or conserve the appearance and functionality of residential
and commercial areas, including appropriate applications for mixed-use structures that integrate housing
with commercial uses.

Along with development standards, the Consultant shall incorporate urban design objectives, pedestrian-
friendly development, and transit-oriented development as organizing principles into the appropriate
sections of the code.

The Consultant shall produce a Preliminary Draft for each component as it is addressed and rewritten that
is intended primarily for internal discussion and testing by staff and the Consultant. As each Preliminary
Draft component is completed, it will move forward on to the review and adoption process. Components
will eventually be bundled into a unified Zoning Code to be adopted as a single document by the City
Council.

In conjunction with the Preliminary Draft, the Consultant shall create a model and process for testing and
evaluating the proposed Zoning Code. The new code language shall be tested to identify effectiveness,
appropriateness, practical and legal problems, user-friendliness, and web-compatibility.

Deliverable: A Preliminary Draft for each component of the revised Zoning Code concurrent with
a model and process for testing and evaluating the proposed Code

Task 2.1(B): Create a Dynamic Web-Based Code

One of the key deliverables for the comprehensive revision of Los Angeles’ Zoning Code is the creation of
an interactive and dynamic Web-Based Code that can guide an individual through the entitlement

1-4

[DRAFT]
processes and procedures. While developing the code language, the Consultant shall simultaneously
work with a Systems Analyst with the goal of developing an interactive web-based program for the new
Zoning Code.

The Web-Based Code shall feature:

 Customized development report (i.e., a Development Wizard) that will compile all of the most
relevant provisions for a particular property
 Extensive graphics that are visible when the code text is viewed (not in a separate window)
 Pop-ups of key definitions as the substantive text is viewed
 Enable the City to develop a “digital concierge” or TurboTax™ type of system to guide people
through zoning regulations and review processes

As the draft components go through the review and adoption process, the web-based code will be
worked on concurrently.

Deliverable: A Zoning Code that can easily fit within a Rules-Based Engine and enable the City to
develop dynamic/interactive web-based tools to guide stakeholders through zoning regulations
and project review processes.

Task 2.2: Unified Downtown Development Code

The Consultant shall conduct a review and revision of the existing Zoning Code focusing solely on
Downtown Los Angeles. The Consultant shall adhere to the same general procedures for the pilot project
that they will follow for the development of the draft Zoning Code.

The Consultant shall create a draft document that focuses on the Downtown Center as the primary
economic, governmental, and social focal point of the region with an enhanced residential community.
The draft document shall provide for the continuation and expansion of government, business, cultural,
entertainment, visitor-serving, housing, industries, transportation, supporting uses, and similar functions
at a scale and intensity that distinguishes and uniquely identifies the Downtown Center. The document
shall also incorporate the design guidelines that have already been established for Downtown Los
Angeles.

Deliverable: Prepare a draft document for Downtown Los Angeles for initial review by staff and
the Consultant only.

PHASE 3: Document Review
Task 3.1: Initial Review

The Consultant shall present each Preliminary Draft component to the Planning Department, City staff,
and other government agencies for internal document review, discussion, and testing.

Deliverable: A report on the input received from City Staff’s initial review and testing of each
Preliminary Draft component.

1-5

[DRAFT]
Task 3.2: Discussion Draft

After staff consideration, evaluation, and testing of alternative approaches represented in each
Preliminary Draft component, the Consultant shall refine the Preliminary Draft into a Discussion Draft
component of the Zoning Code. The Discussion Draft will be a refinement of the Preliminary Draft, but
may include new alternative approaches if the original selected approaches prove unsuccessful through
testing and evaluation. The Discussion Draft will continue to be reviewed by staff, as well as shared with
the public, through community meetings and outreach to receive comment and input.

Deliverable: A Discussion Draft for each component of the revised code language and a report on
input received from outreach meetings.

PHASE 4: Environmental Assessment

Task 4.1: Project Management

Upon approval of the Discussion Draft of the Zoning Code, environmental review in compliance with the
California Environmental Quality Act (CEQA) shall be conducted. The purpose of the environmental review
is to provide a comprehensive evaluation of the long-term environmental consequences resulting from
implementation of the proposed general plan policies.

The Consultant shall work with City staff to develop a work plan that identifies a strategy and schedule to
accomplish the environmental review phase. The Consultant shall set a schedule that establishes
milestones to ensure adherence to the schedule. Setting milestones will also allow the City to evaluate
progress at appropriate intervals and adjust needs accordingly.

Deliverable: A detailed work plan and schedule for completion of environmental review.

Task 4.2: Initial Study

The Consultant shall prepare an Initial Study and Checklist for CEQA review. For the Initial Study, the
Consultant shall conduct all analysis in compliance with the requirements of the CEQA Guidelines. The
thresholds of significance will be used to clearly identify the significance of environmental effects and
determine the need for mitigation measures.

Potential environmental impacts to be analyzed that may occur as a result of the new Zoning Code include
impacts to the following:

 Aesthetics  Agriculture and Mineral  Air Quality
 Biological Resources Resources  Geology /Soil
 Hazards & Hazardous  Cultural Resources  Land Use/ Planning
Materials  Hydrology / Water Quality  Public Services
 Noise  Population/Housing:  Utilities/Service Systems
 Recreation  Transportation/Traffic

The analysis will include other CEQA-required sections, including growth-inducing impacts, irreversible
environmental effects, mandatory findings of significance, and a summary of significant and unavoidable
impacts.

1-6

[DRAFT]
Deliverable: An Initial Study and Checklist indicating the determination of the project.

Task 4.3: Prepare an Administrative Draft EIR

The Consultant shall prepare an Administrative Draft EIR that addresses the standard environmental
categories consistent with the CEQA Guidelines. The document shall contain all findings consistent with
CEQA requirements (i.e. significant and unavoidable impacts, growth-inducing impacts, cumulative
impacts, etc). The Consultant will integrate all technical reports from analysis to compile a complete
Administrative Draft EIR for City review, including table of contents, references, appendices, figures, and
tables.

Deliverable: An Administrative Draft EIR in both hard copy and electronic format to be circulated
through City staff for review.

Task 4.4: Prepare and Circulate Draft EIR

After two cycles of review of the Administrative Draft EIR, a final production version of the Draft EIR will
be provided to the City for distribution. The City will be responsible for printing and distributing the Draft
EIR. The Consultant shall file a Notice of Completion and Notice of Availability for the Draft EIR. City staff
will be responsible for distributing the NOP to the appropriate agencies. During the circulation period of
the Draft EIR, the Consultant shall begin work on several components of the Final EIR as described below.

 Mitigation Monitoring Program
To reduce or eliminate any significant adverse impacts indentified during analysis, the Draft EIR
will recommend appropriate, feasible mitigation measures. It is intended that the mitigation
measures will be specified early in the planning process as alternatives are identified and
evaluated and as policies are formulated in response to key issues that have been identified.
Residual impacts may remain and further mitigation may be warranted.

 Findings of Fact and Statement of Overriding Considerations
Based on the conclusions of the Draft EIR, the Consultant will prepare the Findings of Fact, which
must be adopted by the City. Building on the Consultant’s environmental impact evaluations, the
Findings will itemize each identified impact and present the reasoning as to why each impact is
significant or not, and if it is significant, present further explanation as to why the proposed
mitigation measures would reduce the impact to a less-than-significant level.

If warranted by the conclusions of the documents, the Consultant shall prepare a Statement of
Overriding Considerations for use by the City in the resolutions related to the proposed project.
This topic area requires close coordination with the City. Of critical importance is capturing and
itemizing the apparent public benefits of the plans from a variety of perspectives, including fiscal
impacts to the city, achievements of planning and land use objectives, etc. This statement shall
clearly and concisely present why the public and community benefits of the plan may outweigh
the identified significant environmental impacts.

Deliverables: In both hard copy and electronic format, the Consultant shall deliver a Draft EIR
and Technical Appendices, Draft Mitigation Monitoring and Reporting Program, and Draft
Findings of Fact and Statement of Overriding Considerations.

Task 4.5: Prepare and Circulate Final EIR

At the end of the 45-day public comment period for the Draft EIR, the Consultant shall address all written

1-7

[DRAFT]
comments, as well as verbal comments compiled from any community meetings conducted by the City.
All comments will be inventoried and cataloged and responses prepared in a Response to Comments
Chapter of the Final EIR. This structure will give a unique identifying number to each comment raised and
provide a thoughtful written response identified by the same unique tracking number. The Response to
Comments will be provided to all who commented on the Draft EIR at minimum ten days prior to
certification of the Final EIR.

The Notice of Determination (NOD) shall be prepared after the City certifies the Final EIR and approves
the proposed project.

Deliverables: A Final Environmental Impact Report for the proposed new Zoning Code shall be
delivered in hard copy and electronic format, as well as Final Findings of Fact, Statement of
Overriding Considerations, and Mitigation Monitoring Program.

PHASE 5: Public Hearings/Recommendations
Task 5.1: Public Outreach

The Consultant shall conduct meetings with the appropriate public entities, including the City Planning
Commission and Zoning Code Revision Committee, to present each Discussion Draft component of the
new Zoning Code and allow for public comment. The Consultant shall provide any needed support in the
form of presentation aids, graphics, or other materials.

Task 5.2: Final Draft

After staff and public consideration, evaluation and testing of the proposed component or bundle of
components of the Zoning Code, the Consultant shall incorporate final revisions to prepare a Final Draft of
each component. The Final Draft is the actual code language that will be submitted first to the City
Planning Commission, then to the Planning and Land Use Management Committee (PLUM) and on to City
Council. Once all components have reached the final draft stage, the components will be submitted as a
unified code. Copies of all materials must be submitted in hard copy and electronic format. The
Consultant is not expected to carry out community meetings on this draft.

Deliverable: A Final Draft for each component of the proposed new Zoning Code in both
electronic and hard copy format that is ready to take forward for adoption. The Final Draft
components will be compiled and submitted as one unified code.

1-8

[DRAFT]
PHASE 6: Implementation
Task 6.1.1: Application of New Zoning Options (Agricultural,
Single-Family, Open Space, and Public Facility Zones)

The Consultant shall work with Planning Department
staff to develop the new Zoning Code so that the City’s
Agricultural, Single-Family, Open Space, and Public
Facility zoned properties (shown in Map 1) can be
rezoned to an equivalent designation under the new
Zoning Code. This would enable the Department to
establish a separate work program to rezone 67% of lots
within the City shortly after the new Code provisions go
into effect.

Deliverable: Agricultural, Single-Family, Open
Space, and Public Facility Zones with conversion
tables between the new zoning options and the
equivalent zones currently in place.
67%
Map 1
Task 6.1.2: Application of New Zoning Options (Multi-Family, Agricultural,
Commercial, and Industrial Zones) Single-Family,
Open Space, and
staff to develop the new Zoning Code so that the City’s
Public Facility
Multi-Family, Commercial, and Industrial Zones (shown in Zones
Map 2) can be rezoned to an equivalent designation
under the new Zoning Code. This would enable the
Department to establish a separate work program to
rezone the remaining 33% of the City.

Deliverable: Multi-Family, Commercial, and
Industrial Zones with conversion tables between
the new zoning options and the equivalent
zones currently in place.

Task 6.1: Development of Public Education Materials

staff to help secure the adoption of the new Zoning Code
and assist with its successful implementation. The
Consultant shall help Planning Department staff to
develop public education materials that explain the
principles behind the code revision and the importance
of its adoption. 33%
Map 2
Deliverable: Public education materials that
explain the principles behind the code revision Multi-Family,
and the importance of its adoption. Commercial,
Industrial, and
Parking Zones

1-9

[DRAFT]
Task 6.2: Recommendation on the Transition Process

The Consultant shall provide recommendations on the process for transitioning between the current
Zoning Code and the proposed Zoning Code.

Deliverable: A written report that will accompany the final draft of the proposed new Zoning
Code when it is submitted to City Council that will include recommendations for the transition
between the current code and the proposed new code.

Task 6.3: Layperson’s Guide to Zoning

A User’s Manual is intended to help the citizens of Los Angeles understand and participate in the planning
process. The Consultant shall prepare a User’s Manual for the updated Zoning Code.

Deliverable: User’s Manual for the new Zoning Code.

Task 6.4: Training Program for New Code Users

The Consultant shall develop a training program on the new Zoning Code for users that includes staff,
professional code users, community residents and civic associations.

The Consultant shall prepare presentations, handouts, and exercises. The Consultant shall create a
workbook to be distributed at the training sessions. The materials included in the workbook shall provide
an overview of key elements of the Zoning Code, and more focused application of its more technical
aspects.

Deliverable: Training curriculum and schedule for administration members, City Council,
Planning Department staff, Department of Building and Safety staff, professional code users,
community residents and civic associations.

1-10

APPENDIX 2 – PRELIMINARY ZONING CODE CONCEPT IN REAL LOS ANGELES LOCATIONS

Use Form Orientation
“Neighborhood Commercial” “Low-Rise” “Pedestrian-Oriented”
“Small” Lot with local Two/three-stories with Storefront along sidewalk with
business/neighborhood serving entry/display windows and 2nd parking in a structure or located
uses (dry cleaner, restaurant, etc.) floor windows facing street in the rear

Tujunga Village

“Community Commercial” “Low-Rise” “Auto-Oriented”
“Medium/Large” Lot with Two/three-stories with Surface parking permitted along
community-serving uses entry/display windows and 2nd street frontage
(supermarkets, sporting goods, floor windows facing street
fast-food, etc.)

Studio City
2-1

“Regional Commercial” Mid-Rise “Auto-Oriented”
Large lot with large retail Four/Twelve-stories with Surface parking permitted along
stores/regional serving uses entry/display windows and 2nd street frontage
(“big-box”/warehouse stores, floor windows facing street
“super-centers”, etc.)

Warner Center

“Regional Commercial” “Low-Rise” “Pedestrian-Oriented”
Large lot with large retail Two/three-stories with Storefront along sidewalk with
stores/regional serving uses entry/display windows and 2nd parking in a structure or located
(“big-box”/warehouse stores, floor windows facing street in the rear
“super-centers”, etc.)

Baldwin Hills

2-2

“Neighborhood Commercial”- Mid-Rise “Pedestrian-Oriented”
Mixed Use Four/Twelve-stories with Storefront along sidewalk with
“Small” Lot with local entry/display windows and 2nd parking in a structure or located
business/neighborhood serving floor windows facing street in the rear
uses (dry cleaner, restaurant, etc.)

Playa Vista

Medium Density Residential Mid-Rise “Pedestrian-Oriented”
Multi-Family Residential use only; Four/Twelve-stories with Entry located along sidewalk with
rentals/condominiums entry/display windows and 2nd parking in a structure or located
floor windows facing street in the rear

Canoga Park

2-3

Medium Density Residential Mid-Rise “Transit-Oriented”
Multi-Family Residential use only; Four/Twelve-stories with Reduced parking requirements,
rentals/condominiums entry/display windows and 2nd walkability features, and
floor windows facing street accessibility to transit stations

Cypress Park

High Density Residential High-Rise “Pedestrian-Oriented”
Multi-Family Residential use only; Twelve/Fifty-stories Entry located along sidewalk with
rentals/condominiums parking in a structure or located
in the rear

Westwood

2-4

“Single-Family Residential” “Low-Rise” “Pedestrian-Oriented”
One dwelling unit per property Two/three-stories with Front along sidewalk with parking
entry/display windows and 2nd located in the rear
floor windows facing street

San Pedro

Light Industrial Mid-Rise “Pedestrian-Oriented”
Non-Hazardous manufacturing Four/Twelve-stories with Entry located along sidewalk with
uses entry/display windows and 2nd parking in a structure or located

South Los Angeles

2-5

Institutional Mid-Rise “Pedestrian-Oriented”
Government, Education, Hospital, Four/Twelve-stories with Entry located along sidewalk with
Museum, etc. entry/display windows and 2nd parking in a structure or located

Lincoln Heights/Boyle Heights

2-6

Comprehensive Zoning Code Revision Proposal

More Related Content

What's hot (11)

Similar to Comprehensive Zoning Code Revision Proposal (20)

More from LA City Code Studies (16)

Recently uploaded (20)

Comprehensive Zoning Code Revision Proposal