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(Added by Ord. No. 188,081, Eff. 2/5/24.)
A. Purpose. This section sets forth procedures and standards for the establishment of a Transportation Communication Network “TCN” District, the unique characteristics of which can be enhanced by the imposition of special sign regulations designed to facilitate the implementation of the Los Angeles County Metropolitan Transportation Authority’s (LACMTA) Transportation Communication Network (TCN) program citywide, which will provide intelligent transportation technology, public and commercial messaging, service alerts, revenue generation, and blight reduction through a City-wide sign reduction program.
B. Establishment of Districts.
1. The City Council, the City Planning Commission, and the Director of Planning shall have the authority to initiate, establish, or adjust the boundaries of a Transportation Communication Network (TCN) District. Applications for the establishment or expansion of a TCN District shall not be permitted.
2. The procedures set forth in Section 12.32 S. of this Code shall be followed for the initiation of the TCN District, provided that a TCN District shall only include parcels that are zoned C (Commercial), M (Industrial), PF (Public Facilities), CW (Central City Specific Plan), CM (Commercial Manufacturing), ADP (Alameda District Specific Plan) or LAX (Los Angeles International Airport Specific Plan), or are located in an equivalent specific plan zone, and that are owned by LACMTA at the time of district initiation. For the purposes of this section, any parcel with a zoning designation of PF (Public Facilities) in a portion of the TCN District shall be considered equivalent to a C (Commercial) zone.
3. A TCN District may encompass an area which is subject to, in whole or in part, a Specific Plan. If the provisions of a TCN District conflict with any City-wide regulations in the Los Angeles Municipal Code, specific plan, or supplemental use districts, other than a Historic Preservation Overlay Zone, then the requirements of the TCN District shall prevail.
4. A TCN District may include contiguous and non-contiguous parcels. Precise parcel and district boundaries are required at the time of initiation to create or expand a TCN District.
C. Development Regulations.
1. The only signs and sign support structures that a TCN District shall be permitted to authorize, above and beyond those signs and sign support structures authorized by the signage regulations in Article 4.4, shall be digital displays and associated sign support structures. These signs may display offsite advertising, and the applicability of Article 4.4 to those signs permitted by a TCN District shall be outlined in the ordinance establishing the TCN District.
2. The ordinance establishing a TCN District shall specify the height limitations, maximum sign area, and operational standards, including, but not limited to, hours of operation, digital display refresh rates, and monitoring, allowed for each of the proposed signs. Furthermore, the ordinance shall include requirements for off-site sign reduction that, at minimum, results in a net reduction in off-site signs City-wide.
D. Conformance. The Department of Building and Safety shall not issue a building permit for a sign within a TCN District unless the Director of Planning issues an Administrative Clearance or other approval indicating the sign conforms to the regulations set forth in the specific TCN District Ordinance.
(Added by Ord. No. 180,219, Eff. 11/16/08.)
A. Purpose. This section sets forth procedures, guidelines and standards for the establishment of “NSO” Neighborhood Stabilization Overlay Districts in areas of the City that are proximate to colleges and universities. The purpose of the NSO District is to protect and preserve the existing low density housing stock; to maintain and enhance the quality of life of area residents; to promote well-planned student housing; to establish regulations that address the negative impacts multi-habitable room projects cause; to address inadequate parking; to prevent irreversible damage associated with oversized multi-habitable room projects and to help stabilize neighborhoods. The purpose of the NSO District is also to ensure that future Projects are designed to be compatible with buildings that are adjacent or across the street.
B. Establishment of the District.
1. Requirements. Each application for the establishment of a “NSO” Neighborhood Stabilization Overlay District shall follow the procedures set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code, except that each “NSO” Neighborhood Stabilization Overlay District shall include only properties in the R2, RD, R3, RAS, R4, R5, CR, C1, C1.5, C2, C4, C5 or CM zones. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
2. Radius. The radius of a “NSO” Neighborhood Stabilization Overlay District shall be at least one-quarter mile and no more than one mile from the physical boundaries of a college or university. The District shall not generally be less than one-quarter mile radius wide.
3. Boundaries. The boundaries shall be along street frontages and shall not split parcels. The precise boundary of a District may be adjusted for urban features such as topography, freeways or streets / highways. Precise boundaries are required at the time of application for or initiation of an individual District. The “NSO” Neighborhood Stabilization Overlay District shall include contiguous parcels of residentially and commercially zoned parcels, which may only be separated by public streets, ways or alleys or other physical features, or as set forth in the rules approved by the Director of Planning. A “NSO” Neighborhood Stabilization Overlay District may encompass an area that is designated, in whole or in part, as a Historic Preservation Overlay Zone and/or Specific Plan area.
4. Definitions. Notwithstanding any other provision of this article to the contrary, the following definitions shall apply to this section:
Affordable Housing Units. Dwelling units or guest rooms for which rental payments do not exceed the limits established by the Los Angeles Housing Department for persons and families whose income does not exceed 30% - 120% of Area Median Income (AMI), adjusted for family size by the United States Department of Housing and Urban Development in accordance with adjustment factors established and amended from time to time pursuant to Section 8 of the United States Housing Act of 1937. The income limits are defined as lower, low, moderate, very low, or extremely low income households in Sections 50079.5, 50093, 50105 and 50106 of the California Health and Safety Code. (Amended by Ord. No. 187,122, Eff. 8/8/21.)
Area Median Income (AMI). The median income in Los Angeles County as determined annually by the California Department of Housing and Community Development (HCD) or any successor agency, adjusted for household size.
Project. The construction, erection, addition to, enlargement of or reconfiguration of any one-family dwelling or multiple-family dwelling units or portions of dwelling units in the R2, RD, R3, RAS, R4, R5, CR, C1, C1.5, C2, C4, C5 or CM zones that create at least one dwelling unit with five or more habitable rooms.
A project shall not include any of the following uses:
(1) Dormitories on an official college or university campus; or
(2) Any qualifying Affordable Housing Units.
5. Findings. In order to establish a “NSO” Neighborhood Stabilization Overlay District, the City Council shall find that Neighborhood Stabilization Overlay regulations will protect and enhance the character of the District by regulating building bulk caused by buildings with five or more habitable rooms per unit; and that the District is negatively impacted by excessive on-street parking resulting from residential units designed for student housing, which do not provide adequate off-street parking.
C. Development Regulations. All property within a District shall be subject to the following conditions:
1. Building Permit. The Department of Building and Safety shall not issue a building permit for a Project within a “NSO” Neighborhood Stabilization Overlay District unless a conditional use approval has been granted pursuant to Section 12.24 W.52. of this Code.
2. Parking Requirements. Any Project shall, in addition to complying with the parking requirements of Section 12.21 A.4.(a) of this Code, also provide one additional parking space for each habitable room at or above five habitable rooms.
(Added by Ord. No. 179,883, Eff. 6/29/08.)
A. Purpose. This section sets forth procedures and guidelines for the establishment of “RFA” Residential Floor Area Districts in residential areas of the City. The purpose of the “RFA” Residential Floor Area District is to permit residential floor area maximums in residential zones to be higher or lower than normally permitted by this Code in areas where the proposed district will further enhance the existing scale of homes and help to preserve the existing character of the neighborhood as effectively as the residential floor area limitations established in this Code; and where the increased or decreased residential floor area maximums will be consistent with the policies and objectives set forth in the applicable Community Plan.
B. Establishment of the District. The procedures set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code shall be followed, however each “RFA” Residential Floor Area District shall include only properties in the RA, RE, RS, or R1 zones. The district shall not generally be less than 100 acres in area. The precise boundary of a district may be adjusted for urban features such as topography, freeways or streets / highways. Boundaries shall be along street frontages and shall not split parcels. An “RFA” Residential Floor Area District may encompass an area, which is designated, in whole or in part, as a Historic Preservation Overlay Zone and/or Specific Plan. The “RFA” Residential Floor Area District shall include contiguous parcels, which may only be separated by public streets, ways or alleys or other physical features, or as set forth in the rules approved by the Director of Planning. Precise boundaries are required at the time of application for or initiation of an individual district. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
C. Development Regulations. The Department of Building and Safety shall not issue a building permit for a residential structure within an “RFA” Residential Floor Area District unless the residential structure conforms to the regulations set forth in a specific “RFA” Residential Floor Area District. The development regulations for each “RFA” Residential Floor Area District shall be determined at the time the district is established. The development regulations shall enhance the character of the district.
(Added by Ord. No. 181,412, Eff. 1/2/11.)
A. Purpose. This section sets forth procedures, guidelines, and standards for establishment of the “CPIO” Community Plan Implementation Overlay Districts within any zone in the City. The purpose of the CPIO District is to provide for supplemental development regulations tailored to each Community Plan area to:
1. Ensure that development enhances the unique architectural, environmental, and cultural qualities of each Community Plan area, integrates improvements and enhancements to the public right-of- way, and maintains compatible land uses, scale, intensity, and density;
2. Create an approval process to enable infill development that will positively impact communities.
B. Relationship to Other Zoning Regulations. Where the provisions of a CPIO District conflict with those of a Specific Plan or Historic Preservation Overlay Zone (HPOZ), then the provisions of the Specific Plan or HPOZ shall prevail. Regulations contained in the CPIO District dealing with uses, height, floor area ratio, and/or signage shall be more restrictive than applicable regulations in the underlying zone(s) and other supplemental use districts. If the provisions of the CPIO conflict with any other City-wide regulations in the Los Angeles Municipal Code or supplemental use districts other than a Specific Plan or HPOZ, then the requirements of the CPIO District shall prevail.
C. Establishment of the District. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
1. Initiation. The initiation of the establishment of a CPIO District or a change in boundaries of a district shall follow the procedures set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code. In addition, each CPIO District shall have a minimum of one mapped CPIO District Subarea, as defined in Subsection D. of this section, to enable the initiation and activation of a CPIO District for an entire Community Plan Area.
2. Zoning Classification. At the time of establishment, the City Council may, pursuant to Sec. 13B.1.3. (Zoning Code Amendment) of Chapter 1A
of this Code, adopt an ordinance to amend Section 12.04 of this Code to establish a zoning classification to indicate the Community Plan Area in which the CPIO is located and the corresponding Subarea as defined in Subsection E. of this section.
3. Boundaries. A CPIO District shall share the boundaries of a Community Plan and contain at least one Subarea. Precise boundaries of the Subarea are required at the time of application for or initiation of an individual District.
4. Amendments to a CPIO. The procedures for amending a CPIO District or its Subareas, or adopting additional Subareas within an established CPIO District, are set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code.
5 Supplemental Findings. In adopting a CPIO District, the City Council shall also find that the supplemental development regulations of the CPIO District are consistent with, and necessary to implement, the programs, policies, or urban design guidelines of the Community Plan for that area.
D. Definitions.
Community Plan Implementation Overlay (CPIO) Subarea. A further defined area within the CPIO District in which Community Plan programs and/or policies are implemented through supplemental development regulations. Subareas may be contiguous or non-contiguous parcels characterized by common Community Plan goals, themes and policies and grouped by a common boundary.
E. Content of a CPIO District. Each CPIO District shall contain the following:
1. Subarea Boundaries. A map showing all sites within the District's Subarea(s).
2. Project. A definition of the term “Project”, which shall set forth the type of developments or uses subject to the supplemental development regulations and/or processes. The District may define the term “Project” differently for each Subarea.
3. Supplemental Development Regulations. Supplemental development regulations and definitions that may apply to any zone and/or public right-of-way within a CPIO District's Subarea(s).
F. Issuance of Permits. For all Projects within a CPIO Subarea, the Department of Building and Safety shall not issue a grading, building or change of use permit unless an Administrative Review, CPIO Adjustment, or CPIO Exception has been obtained pursuant to the applicable procedures in Subsection G. of this Section. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
G. Review Procedures for Projects within a CPIO District. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.) For all Projects within a CPIO District’s Subarea(s), an applicant shall follow the applicable procedures set forth below:
1. Administrative Review – Authority of the Director. An applicant for a Project that complies with the provisions of an adopted CPIO District shall submit plans to the Director for an Administrative Review pursuant to Sec. 13B.3.1. (Administrative Review) of Chapter 1A
of this Code. Projects which do not comply with the applicable CPIO District regulations may request relief through the procedures set forth in Subsections 2. and 3. of this section.
2. Community Plan Implementation Overlay Adjustment – Director Authority with Appeals to the Area Planning Commission. The Director or the Director’s designee shall have initial decision-making authority to grant a CPIO Adjustment with an appeal to the Area Planning Commission in accordance with the procedures set forth in Sec. 13B.4.4. (Project Adjustment) of Chapter 1A
of this Code.
(a) Applicability. Notwithstanding the provisions set forth in Sec. 13B.4.4. (Project Adjustment) of Chapter 1A
of this Code, unless otherwise limited by a CPIO District or CPIO District Subarea, a CPIO Adjustment shall be limited to deviations of up to 20 percent from the quantitative supplemental development regulations or minor adjustments from the qualitative supplemental development regulations in an adopted CPIO Subarea.
Each adopted CPIO ordinance shall indicate those development regulations which are not eligible for an adjustment through this Section. If an application requests more than one CPIO Adjustment, the Director may advise the applicant, prior to the application being deemed complete, that the request be filed and processed as a Project Exception, pursuant to Subsection 3. of this section. To the extent that a CPIO contains sign regulations, signs shall not qualify for relief through a CPIO Adjustment. All other Projects seeking relief from any development regulation which contains prohibition language, or development regulations otherwise designated in the CPIO as not eligible for adjustments, shall be processed through the Project Exception procedures listed under Subsection 3. of this section.
(b) Findings. The Director’s determination shall include written findings in support of the determination. Instead of the findings set forth in Sec. 13B.4.4. (Project Adjustment) of Chapter 1A
of this Code, in order to approve a proposed project pursuant to this subsection, the Director must find that:
(i) There are special circumstances applicable to the project or project site which make the strict application of the CPIO regulation(s) impractical;
(ii) The project, as approved, is consistent with the purpose and intent of the CPIO and substantially complies with the applicable CPIO regulations;
(iii) In granting the adjustment, the Director has considered and found no detrimental effects of the adjustment on surrounding properties or public rights-of-way;
(iv) The project incorporates mitigation measures, monitoring of measures when necessary, or alternatives identified in the environmental review which would mitigate the negative environmental effects of the project, to the extent physically feasible; and
(v) The project is compatible with the neighborhood character of the CPIO District Subarea.
3. Exceptions from a “CPIO” – Area Planning Commission Authority with Appeals to the City Council.
(a) Area Planning Commission Authority. The Area Planning Commission shall have initial decision-making authority for granting exceptions from CPIO regulations with an appeal to the City Council in accordance with the procedures set forth in Sec. 13B.4.5. (Project Exception) of Chapter 1A
of this Code.
In granting an exception from CPIO regulations, the Area Planning Commission shall impose conditions to remedy any resulting disparity of privilege, to protect the public health, safety, welfare, and to assure compliance with the objectives of the General Plan and the purpose and intent of the CPIO District. An exception from a CPIO regulation shall not be used to grant a special privilege, nor to grant relief from self-imposed hardships.
(b) Findings. Instead of the findings set forth in Sec. 13B.4.5. (Project Exception) of Chapter 1A
of this Code, the Area Planning Commission may permit an exception from a CPIO regulation not involving signage if it makes all the following findings:
(i) The strict application of the CPIO regulations to the subject property would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the CPIO District and its regulations;
(ii) There are exceptional circumstances or conditions applicable to the subject property involved or to the intended use or development of the subject property that do not apply generally to other properties in the CPIO District and/or Subarea;
(iii) An exception from the CPIO regulation is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property within the CPIO District and/or Subarea in the same zone and vicinity but which, because of special circumstances and practical difficulties or unnecessary hardships, is denied to the property in question;
(iv) The granting of an exception will not be detrimental to the public welfare or injurious to the property or improvements adjacent to or in the vicinity of the subject property; and
(v) The granting of an exception will be consistent with the principles, intent and goals of the CPIO District and/or Subarea and any applicable element of the General Plan.
Instead of the findings set forth in Sec. 13B.4.5. (Project Exception) of Chapter 1A of this Code, the Area Planning Commission may permit an exception from a CPIO regulation concerning signage if it makes all the following findings:
(i) Strict compliance would result in practical difficulty or unnecessary hardship inconsistent with the purposes of the zoning restrictions due to unique existing physical circumstances on the subject property;
(ii) An exception from the CPIO regulation is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property within the CPIO District and/or Subarea in the same zone and vicinity but which, because of special circumstances and practical difficulties or unnecessary hardships, is denied to the property in question;
(iii) The exception would not constitute a special grant of privilege.
(Title Amended by Ord. No. 184,246, Eff. 6/4/16.)
A. Establishment of Districts. The procedures to establish a Modified Parking Requirement (MPR) District shall be as set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code. With the exception of the Adaptive Reuse Incentives Areas Specific Plan and the South Central Alcohol Sales Specific Plan, no MPR District shall be established in an area governed by a specific plan established before or after the effective date of this ordinance. Each ordinance creating an MPR District shall establish one or more of the strategies listed in Subsection D. for the District area. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
B. Size and Boundaries. An MPR District shall encompass a minimum of two entire block faces (as defined in Section 13.09 B.3. of this Code) or a minimum of five acres in area. The boundaries of the MPR District shall be set by ordinance.
C. Findings. In making the report required by Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code, the City Planning Commission shall also report to the Council on whether the District, and the strategies included in the District, are appropriate considering such factors as local transit service and dependency, automobile usage, traffic, available parking, and the goals, policies, and objectives set forth in the applicable community plan. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
D. Modified Parking Requirement (MPR) District Strategies. Any ordinance creating an MPR District shall adopt one or more of the seven strategies listed in this subsection for the MPR District area.
1. Change of Use Parking Standards. The required number of parking spaces for any permitted use in the District shall be the same as the number of spaces that exist on the lot on the date the ordinance creating the District becomes effective.
2. Off-site Parking. The parking spaces required by Section 12.21 A.4. of this Code shall be provided either on the same lot as the use for which they are intended to serve or 1,500 feet therefrom. If parking spaces are provided off-site, they must be guaranteed through a recorded covenant agreement that reserves the spaces exclusively for the use in question. Distance is to be measured along any street, alley, public walk, or private easement that allows public pedestrian travel from the parking area to the use it is to serve.
3. Parking Reduction Approval. A Zoning Administrator may approve reduced parking requirements for individual projects pursuant to Section 12.24 X.30. of this Code.
4. Decreased Parking Requirements. An MPR District may establish parking requirements that are less restrictive than those set forth in Section 12.21 A.4. of this Code. The ordinance creating the District shall identify each use that is granted modified parking requirements, along with each use’s new parking requirement. Otherwise, the number of required parking spaces shall be governed by Section 12.21 A.4. Before adopting any ordinance creating an MPR District that includes Decreased Parking Requirements, the City Council must find that:
a. The parking reduction, taking into account impacts such as parking overflow and increased traffic congestion and potential benefits such as enhanced mobility and neighborhood vitality, will not adversely affect the surrounding neighborhood; and
b. There exists a combination of parking management programs, transportation alternatives, or other infrastructure improvements, and commercial building access programs that negate the need for increased parking requirements; and
c. Flexible transportation approaches and parking management programs are more consistent with the area’s air quality goals, community character and general plan than an increased number of required parking spaces.
5. Increased Parking Requirements. An MPR District may establish parking requirements that are more restrictive than those required in Paragraph 12.21 A.4. of this Code. The ordinance creating the District shall identify each use that is assigned increased parking requirements, along with each use’s new parking requirement. Otherwise, the number of required spaces shall be governed by Section 12.21 A.4. Before adopting any ordinance creating an MPR District that includes Increased Parking Requirements, the City Council must find that:
a. There is a lack of transit service in the area; or
b. There is a high potential for spillover parking impacts on adjacent residential areas; or
c. There is a low probability that parking management programs, transportation demand management programs, or public parking facilities will be available or effective in the area.
6. Commercial Parking Credits. An MPR District may authorize parking requirements to be satisfied through the creation of a parking credit program. The number of available parking credits shall be established by a survey that identifies the number of underutilized public parking spaces available within the District at various times of the day. The ordinance creating the District shall list the number of credits available in the area, and the number of credits required to support a specific use for various times of the day.
7. Maximum Parking Requirements. An MPR District may establish maximum parking requirements. The ordinance creating the District shall set forth each use for which maximum parking requirements apply, as well as the specific parking limits for that use. Otherwise, the parking requirements set forth in Section 12.21 A.4. shall apply.
E. Applicability of Modified Parking Strategies to Residential Uses. This Section shall apply to lots where the zoning regulations permit multi-residential uses as follows:
1. An MPR District shall not authorize any of the strategies listed above, except for the strategies described in subsections D.5. and D.6., for any lot that contained a residential use subject to the Rent Stabilization Ordinance, or that contained any Restricted Affordable units, as defined in Section 12.22 A.25.(b) of the Code, within the five years preceding the adoption of the MPR District. Required parking on such properties, however, may be reduced pursuant to Section 12.22 A.25. of the Code, or pursuant to any other applicable affordable housing incentive program.
2. Minimum parking requirements for multi- residential uses in an MPR district shall be less restrictive for projects that qualify for a density bonus under Section 12.22 A.25. of the Code.
(Added by Ord. No. 181,624, Eff. 5/9/11.)
A. Purpose. This Section sets forth procedures and guidelines for the establishment of “HS” Hillside Standards Overlay Districts in single-family residential neighborhoods in designated Hillside Areas, as defined in Section 12.03 of this Chapter, throughout the City. The purpose of the “HS” Hillside Standards Overlay District is to permit Residential Floor Area, height, and Grading limits in the R1, RS, RE, and RA zones to be higher or lower than normally permitted by this Code in areas where the proposed overlay will further enhance the existing scale of homes and/or help to preserve the existing character of the neighborhood as effectively as the limitations or requirements otherwise established in this Code; and where these changes will be consistent with the policies and objectives set forth in the applicable Community Plan.
B. Establishment of the District. The procedures set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code shall be followed, however, each “HS” Hillside Standards Overlay District shall include only properties in the RA, RE, RS, or R1 zones. The overlay shall not generally be less than 100 acres in area; however, the 100 acres do not need to be within one contiguous boundary as long as no one subarea is less than 25 acres in area, and the entire 100 acres is located within an overall area of 200 contiguous acres. The precise boundary of a district may be adjusted for urban features such as topography, freeways or Streets / Highways. Boundaries shall be along Street Frontages and shall not split parcels. An “HS” Hillside Standards Overlay District may encompass an area, which is designated, in whole or in part, as a Historic Preservation Overlay Zone and/or Specific Plan. The “HS” Hillside Standards Overlay District shall include contiguous parcels, which may only be separated by public Streets, ways or alleys or other physical features, or as set forth in the rules approved by the Director of Planning. Precise boundaries are required at the time of application for, or initiation of, an individual overlay. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
C. Development Regulations. The Department of Building and Safety shall not issue a Building permit for a residential Structure within an “HS” Hillside Standards Overlay District unless the residential Structure conforms to the regulations set forth in a specific “HS” Hillside Standards Overlay District. The development regulations for each “HS” Hillside Standards Overlay District shall be limited to changes in the numerical values of the Residential Floor Area, height, and Grading limits in the R1, RS, RE, and RA zones stated in this Chapter (Subdivision 10. of Subsection C. of Section 12.21 - Paragraphs (a) Residential Floor Area, (d) Height Limits, and (f) Grading) and shall not result in a substantial deviation in approach, method of calculation, or measurement from the corresponding language already in place in this Chapter 1. The development regulations shall be determined at the time the overlay is established. The development regulations shall serve to enhance the existing or envisioned character of the overlay.
(Added by Ord. No. 183,145, Eff. 8/20/14.)
A. Purpose. This section sets forth procedures and standards for the establishment of River Improvement Overlay (RIO) districts within river or tributary (river) adjacent areas throughout the City. The purpose of a RIO district is to:
1. Support the goals of the Los Angeles River Revitalization Master Plan;
2. Contribute to the environmental and ecological health of the City’s watersheds;
3. Establish a positive interface between river adjacent property and river parks and/or greenways;
4. Promote pedestrian, bicycle and other multi- modal connection between the river and its surrounding neighborhoods;
5. Provide native habitat and support local species;
6. Provide an aesthetically pleasing environment for pedestrians and bicyclists accessing the river area;
7. Provide safe, convenient access to and circulation along the river;
8. Promote the river identity of river adjacent communities; and
9. Support the Low Impact Development Ordinance, the City’s Irrigation Guidelines, and the Standard Urban Stormwater Maintenance Program.
B. Establishment of Districts. The City Council may establish new districts, or change boundaries of districts, by following the procedures set forth in Sec. 13B.1.4. (Zone Change) of Chapter 1A
of this Code. Precise boundaries are required at the time of application to expand or create a RIO district. The RIO District shall include all public and private land uses within its boundaries. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
C. Definitions. For the purposes of this section, the following words and phrases are defined as follows:
Adjacent. Properties whose property lines abut a river or a river frontage road.
Inner Core. Projects located adjacent to the river.
Los Angeles County's River Master Plan's Landscaping Guidelines and Plant Palettes. A plant palette comprised primarily of native plants suitable for a riparian habitat. The Guidelines can be found at: http://ladpw.org/wmd/watershed/LA/LARPlanting guidelineswebversion.pdf
Native Plant. A native plant is one that occurs naturally in a given geographic area. These can be trees, flowers, grasses or any other plants included in the California Native Plant Library at: http://www.theodorepayne.org/mediawiki/index.php ?title+Main_Page
Outer Core. Projects not located adjacent to the river.
Project. The erection, construction, addition to, or exterior structural alteration of any building or structure located within a River Improvement District. A Project does not include construction work that consists solely of (1) interior remodeling, interior rehabilitation work or repair work; or (2) alterations of, including structural repairs, or additions to, any existing building in which the aggregate value of the work, in any one 24-month period, is less than 50 percent of the building’s replacement cost before the alterations or additions as determined by the Department of Building and Safety (DBS). Construction costs are based on a valuation table available on the DBS website. The table lists the cost of construction per square foot.
Public Right-of-Way (ROW). A parcel of land over which the public can legally traverse. Usually a street, road, sidewalk or footpath.
River. A general term for a body of flowing water. A river may be classified in relation to time as follows: perennial (flows continuously) or intermittent (flows seasonally).
River Design Guidelines. The design guidelines used in RIO districts, which may be modified for use in particular districts.
River Frontage Road. A roadway that runs roughly parallel to, and directly adjacent to, the river corridor as defined in each RIO ordinance.
Riverfront Door. An exterior door of a Project that faces and is directly accessible from the adjacent river corridor or river frontage road.
WatershedWise Plants. Plants included in the WatershedWise Plant List published by the Council for Watershed Health and available at: http://www.watershedhealth.org
D. Application. Each individual RIO district shall incorporate all of the regulations contained in Subsection F., below. Notwithstanding the foregoing, an individual RIO district ordinance may include development standards tailored to that district, in which case those specially tailored development standards shall supersede any inconsistent provisions of the regulations contained in Subsection F., below. An individual RIO district ordinance shall apply to a particular geographical area. The regulations contained in this section are in addition to the use and area regulations applicable to the underlying zone. If the provisions of this section conflict with any other city-wide regulations, then the most restrictive requirements shall prevail.
E. Issuance of Building Permits. The Department of Building and Safety shall not issue a building permit for a Project within either the Inner or Outer Core area of a RIO district, unless an Administrative Review, RIO Adjustment or RIO Exception, whichever is applicable, has been obtained pursuant to the applicable procedures in Subsection G., below. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.)
F. Development Regulations. A Project shall conform to all of the following development regulations, except as modified by an individual RIO district.
1. Landscaping shall conform to the following regulations: 75 percent of any Project’s newly landscaped area shall be planted with any combination of the following: native trees, plants and shrubs, or species defined as WatershedWise, or species listed in the Los Angeles County River Master Plan Landscaping Guidelines and Plant Palettes. This requirement is for new landscaping only and does not apply to existing landscaping.
2. Screening/Fencing.
(a) Loading areas and off-street parking facilities of three spaces or more, either on a surface lot or in a structure, shall be screened from the abutting public right-of-way and the River. However, such screening shall not obstruct the view of a driver entering or leaving the loading area or parking facility, or the view from the street of entrances and exits to a loading area or parking facility, and shall consist of one or a combination of the following:
(i) A strip at least 5 feet in width of densely planted shrubs or trees which are at least 2 feet high at the time of planting and are of a type that may be expected to form, within three years after time of planting, a continuous, unbroken, year round visual screen; or
(ii) A wall, barrier or fence of uniform appearance. Such wall, barrier or fence may be opaque or perforated, provided that not more than 50 percent of the face is open. The wall, barrier or fence shall, when located in either the rear or side yards, be at least 4 feet and not more than 6 feet in height.
(b) Electrical transformers, mechanical equipment, water meters and other equipment shall be screened from public view. The screening may be opaque or perforated, provided that not more than 50 percent of the face is open. The screen shall be at least 6 inches taller than the equipment and not more than 2 feet taller than the equipment.
(c) Exterior trash enclosures shall:
(i) be designed to complement the primary building with a wall height that exceeds the disposal unit it is designed to contain by at least 18 inches;
(ii) have a solid roof to deter birds and block views from adjacent properties;
(iii) have solid metal doors that accommodate a lock and remain closed when not in use; and
(iv) not be constructed of chain link or wood.
(d) With the exception of single-family homes, all projects facing a street that crosses the river or terminates at the river or a river frontage road shall have all fences within the front or side yards visible from said street consistent with the fence designs identified in the Los Angeles County River Master Plan Landscape Guidelines.
3. Exterior Site Lighting.
(a) All site and building mounted lighting shall be designed such that it produces a maximum initial luminance value no greater than 0.20 horizontal and vertical foot candles at the site boundary, and no greater than 0.01 horizontal foot candles 15 feet beyond the site. No more than 5.0 percent of the total initial designed lumens shall be emitted at an angle of 90 degrees or higher from nadir (straight down).
(b) All low pressure sodium, high pressure sodium, metal halide, fluorescent, quartz, incandescent greater than 60 watts, mercury vapor, and halogen fixtures shall be fully shielded in such a manner as to not exceed the limitations in Subdivision 3.(a), above.
4. Projects located partially or wholly within the Inner Core shall also conform to the following regulations:
(a) Landscape Buffer. All Projects shall provide a 10-foot landscape buffer as measured from the Project’s property line adjacent to the river except where a roadway is located within that 10 feet. New building structures or parking shall not be permitted within the 10-foot landscape buffer.
(b) Fence. All fences located within 10 feet of the river corridor or a river frontage road street or any adjacent street shall be consistent with the fence designs identified in the Los Angeles County River Master Plan Landscape Guidelines. With the exception of single-family homes, all Projects shall be required to maintain a visual connection between the river corridor and/or frontage road and the abutting property.
(c) Fence Height. All fences located less than 10 feet from the river shall be no higher than 6 feet in height. All fences located at the 10 foot landscape buffer setback line shall not exceed 10 feet in height. A fence located within a landscape buffer that is also a project’s front yard shall be limited in height to 3 feet 6 inches.
(d) Gates. All gates or fences located within 10 feet of the river or a river frontage road shall be consistent with the gate designs identified in the Los Angeles County River Master Plan Landscape Guidelines. The gate height shall be consistent with the adjacent fence height and the gate shall be designed so as not to encroach into either the river, street or public right-of-way when opened.
(e) Noise. All projects subject to a conditional use permit for the sale or dispensing of alcoholic beverages, including beer and wine, shall incorporate noise-attenuating features (physical as well as operational) designed by a licensed acoustical sound engineer to assure that operational sounds shall not exceed 5 decibels above the existing measured or presumed ambient levels of the property line(s) of properties on the opposite bank.
(f) River Access.
(i) With the exception of single- family homes, all river adjacent projects that partially or wholly abut the river shall have Americans with Disabilities Act compliant access gates from their property to the river. The gates shall also be accessible for bicycle entry. Access may be controlled and limited to residents, employees and/or visitors of the project.
(ii) All single-family home projects that partially or wholly abut the river shall have access gates from their property to the river. Access may be controlled and limited, as desired by the owner.
(g) Riverfront Door. All projects located either adjacent to the river corridor or frontage road shall include a riverfront door visible to, and accessible from, the river corridor or frontage road.
EXCEPTION: In a landscaped area, horticulture such as herbs, fruit or vegetables can be used to replace up to 100 percent of the plantings that satisfy the, WatershedWise, Native or Los Angeles County River Master Plan Landscape Guidelines planting requirements.
G. Administrative Review Procedures for any Project within a RIO District. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.) A Project within a RIO District shall require an Administrative Review, as set forth below:
1. Administrative Review – Authority of the Director. A RIO approval shall be processed as an Administrative Review pursuant to Sec. 13B.3.1. (Administrative Review) of Chapter 1A
of this Code. Projects which do not comply with the applicable RIO District regulations may request relief through the procedures set forth in Subdivisions 2. and 3. of this Subsection.
2. Adjustments – Director Authority with Appeals to the Area Planning Commission. The Director or the Director’s designee shall have initial decision-making authority to grant a RIO Adjustment with an appeal to the Area Planning Commission in accordance with the procedures set forth in Sec. 13B.4.4. (Project Adjustment) of Chapter 1A
of this Code.
(a) Applicability. Notwithstanding the provisions set forth in Sec. 13B.4.4. (Project Adjustment) of Chapter 1A
of this Code, unless further limited by a RIO District, a RIO Adjustment shall be limited to deviations of up to 20 percent from the quantitative supplemental development regulations or minor adjustments from the qualitative supplemental development regulations in an adopted RIO Subarea.
Each adopted RIO ordinance shall indicate those development regulations which are not eligible for an adjustment through this section. If an application requests more than two RIO Adjustments, the request will be filed and processed as a RIO exception pursuant to Subdivision 3. of this Subsection. To the extent that a RIO contains sign regulations, signs shall not qualify for relief through a RIO Adjustment. All other Projects seeking relief from any development regulation which contains prohibition language, or development regulations otherwise designated in the RIO as not eligible for adjustments, shall be processed through the RIO Exception procedures listed under Subdivision 3. of this Subsection.
(b) Findings. Instead of the findings set forth in Sec. 13B.4.4. (Project Adjustment) of Chapter 1A
of this Code, the Director may grant an adjustment upon making all of the following findings:
(i) There are special circumstances applicable to the project or project site which make the strict application of the RIO regulation(s) impractical;
(ii) The project, as approved, is consistent with the purpose and intent of the RIO and substantially complies with the applicable RIO regulations;
(iii) In granting the adjustment, the Director has considered and found no detrimental effects of the adjustment on surrounding properties or public right-of- way; and
(iv) The project incorporates mitigation measures, monitoring of measures when necessary, or alternatives identified in the environmental review which would mitigate the negative environmental effects of the project, to the extent physically feasible.
3. Exceptions – Area Planning Commission Authority with Appeals to the City Council.
(a) Area Planning Commission Authority. The Area Planning Commission shall have initial decision-making authority for granting exceptions from RIO regulations with an appeal to the City Council in accordance with the procedures set forth in Sec. 13B.4.5. (Project Exception) of Chapter 1A
of this Code.
In granting an exception from RIO regulations, the Area Planning Commission shall impose conditions to protect the public health, safety and welfare, and to assure compliance with the objectives of the General Plan and the purpose and intent of the RIO District. An exception from a RIO regulation shall not be used to grant a special privilege, nor to grant relief from self-imposed hardships.
(b) Findings for a Project Not Involving Signage. Instead of the findings set forth in Sec. 13B.4.5. (Project Exception) of Chapter 1A
of this Code, the Area Planning Commission may permit an exception from a RIO regulation not involving signage if it makes all the following findings:
(i) The strict application of the RIO regulations to the subject property would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the RIO District and its regulations;
(ii) There are exceptional circumstances or conditions applicable to the subject property involved or to the intended use or development of the subject property that do not apply generally to other properties in the RIO District;
(iii) An exception from the RIO regulation is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property within the RIO District within the same zone and vicinity, but which, because of special circumstances and practical difficulties or unnecessary hardships, is denied to the property in question;
(iv) The granting of an exception will not be detrimental to the public welfare or injurious to the property or improvements adjacent to, or in the vicinity of, the subject property; and
(v) The granting of an exception will be consistent with the principles, intent and goals of the RIO District and any applicable element of the General Plan.
H. River Design Guidelines. (Amended by Ord. No. 187,712, Eff. 1/23/23, Oper. 1/22/24; Ord. No. 187,930, Eff. 7/7/23.) The Director of Planning shall prepare River Design Guidelines applicable to all RIO districts. The initial adoption and any subsequent amendment to these guidelines shall be made pursuant to the following procedures:
1. Initiation. The initial adoption or amendment of the guidelines may be initiated by the Director of Planning, the City Planning Commission or City Council.
2. Preparation and Content. Upon initiation, the Director shall prepare, or cause to be prepared, proposed guidelines based on the design policies contained in the Los Angeles River Revitalization Master Plan.
The guidelines are in addition to the regulations set forth in the planning and zoning provisions of Los Angeles Municipal Code Chapter 1, as amended, and any other relevant ordinances, and do not convey any rights not otherwise granted under the provisions and procedures contained in that chapter and other relevant ordinances, except as specifically provided herein.
Furthermore, nothing in the guidelines shall interfere with any previously granted entitlements, nor shall they restrict any right authorized in the underlying zone or height district.
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