SB 79 goes into effect on Wednesday.
Here’s what you can build in the City of Los Angeles
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Los Angeles chose a unique strategy for dealing with SB 79, so the rules of what you can build differ from other places. In some ways they’re more restrictive than the state standards, but I think they open up some cool possibilities.
They’re calling it the “Low Rise Ordinance”
Where does the Low Rise Ordinance apply?
Until 2030, LA has exempted “low resource” transit stops.
Second, LA has exempted Local Historic Resources (so no HPOZs)
Third, LA has exempted HILLSIDE fire zones.
The ordinance also only applies in Residential zones (no C or M zones)
Here are maps of eligible areas:
1) On the Westside
2) In Mid-City
3) On the Eastside
4) In the Valley
Lighter shades are LR-1, and darker is LR-2
What can you build?
In LR-1, you can build 5-11 units
In LR-2, you can use LR-1 standards or build 12-16 units
FAR and height are based on unit count.
In addition, projects where 20% of units have 3+ bedrooms get an additional floor of height and 0.5 FAR.
Also note: this program uses the lot area FAR definition, not LA’s buildable area FAR definition.
Because the Low Rise Ordinance is structured as a bonus program, projects require affordable units, and you cannot stack additional bonuses on top.
In LR-1, you need to provide one Moderate Income unit, and in LR-2, you need to provide either two Moderate Income units or one
I see two sweet-spots for Low Rise Ordinance projects.
The first is the 12-16 unit rental project, with one LI unit
The second is the 8-10 unit condo project, with one MI unit
I think Low Rise Ordinance condo projects are going to be HUGE.
This ordinance can be combined with the Starter Home Revitalization Act to get by-right approval for condo projects up to 10 units.
(The important caveat being that you can’t demolish any housing that has had a
The affordability levels seem particularly well-calibrated for condo projects.
For a 3-bedroom affordable unit (assuming a 20% down payment and $500/month HOA)
MI sale price: ~$450,000
LI sale price: ~$200,000
Projects will typically have 3-4 units per floor.
Right now, any parking has to be underground, but the city council is looking to change that
These are two recent LA projects that I think give an idea what LRO buildings might be like
feels like i'm seeing buildings like these pop up all over the valley. IMay be an unpopular opinion but I actually kind of like the look - especially if it comes with higher ceilings :D
Are there lot size restrictions?
I live in an LR-2 area and I’m aware of some lots that are under 3000sf nearby. Could you really build 12-16 units on such a small lot?
In theory, yes. In practice you’re going to run into the limits of setbacks and height
bit quirky lol
do you have a map for the area surrounding the expo line near crenshaw. also curious to see how the blocks between washington/venice - la brea/west blvd. will look in a few years
This is every California Democrat’s wet-dream. Image from dead, dreary, dystopian Wuhan, China.
I live down the street from this apartment building. It is ugly and the rent is >$6k/month