LA Adaptive Reuse Program Guide

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Creates new housing opportunities Revitalizes neighborhoods Preserves historic architecture Encourages community development Stimulates economic investment Facilitates mixed-use
City of Los Angeles
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Adaptive Reuse Program
Second Edition February 2006
We are pleased to provide you with the development tools and incentives outlined in this Adaptive Reuse Handbook. Los Angeles is a city of innovation and reinvention, and no city policy embodies those principles more than the Adaptive Reuse Ordinance. The Adaptive Reuse Ordinance allows for the conversion of commercial buildings to new uses including apartments, condos, live/work lofts, retail and hotels. When buildings are brought back to life through adaptive reuse, they revitalize neighborhoods by preserving our historic architecture, creating new housing and mixeduse opportunities, and increasing public safety. Adaptive reuse enhances economic growth in urban and commercial cores. The Adaptive Reuse Ordinance originally focused on Downtown, and the results have been truly dramatic. That success led us to expand adaptive reuse citywide, and its helping revitalize neighborhoods across the city. The Adaptive Reuse Team helps projects navigate through the permitting and development process as well as qualify for tax credits and other financial incentives. Please do not hesitate to contact them with any questions you may have or to receive any help that you need.
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ACKNOWLEDGEMENTS
On behalf of the Mayors Office of Housing and Economic Development, we wish to thank the following people whose work has been instrumental in the creation of this sourcebook: Alan Bell, Department of City Planning, for his incredible work in authoring the Adaptive Reuse Ordinance, its revisions, and all of the related interpretations for the last ten years. Captain Robert Holloway, Los Angeles Fire Department, for his wealth of experience and keen understanding of the practical challenges facing these projects. Hani Malki, Los Angeles Fire Department, for his Fire Code knowledge and his perfection in reviewing the fire life safety requirements of these projects. Juan Gabriel Linares, Department of Building and Safety, for his hard work in reviewing numerous plans for various Adaptive Reuse projects. Jeff Malin, Mayors Office of Housing and Economic Development, for his energy and talent in assisting us to make the original version of this project possible. Christina Brandli, Mayors Office of Housing and Economic Development, for her patience in completing this edition of the Adaptive Reuse sourcebook. Richard Malvino, Department of General Services Publishing Services Division, for his cooperation and his willingness to implement numerous revisions to the text of this booklet without hesitancy. Los Angeles Conservancy, for providing us with their expertise in historic preservation during this project, as well as giving us the permission to use excerpts of their website as the appendix for this booklet, and finally, Downtown Center Business Improvement District, for providing the generous funding to reprint this booklet, and for supporting the Adaptive Reuse Program in the City of Los Angeles.
Hamid Behdad, P.E. City of Los Angeles Mayors Office of Housing and Economic Development
TABLE OF CONTENTS
INTRODUCTION ADAPTIVE REUSE PROGRAM SUMMARY Incentive Areas Standards Program Incentives Process California Environmental Quality Act (CEQA) Division 85 Adaptive Reuse Incentive Areas Map Memo Regarding CEQA Exemptions (April 12, 2004) PLANNING AND LAND USE Frequently Asked Questions Adaptive Reuse Filing Guide Adaptive Reuse Ordinances Downtown Incentive Area - Map of Downtown Project Area - Los Angeles Municipal Code Sections - Zoning Administrator Interpretations Specific Plan Incentive Areas - Maps of Specific Plan Areas - Adaptive Reuse Incentive Areas Specific Plan - Director of Planning Interpretations All Other Locations - Los Angeles Municipal Code Sections - Zoning Administrator Interpretations FIRE AND LIFE SAFETY MEASURES Frequently Asked Questions Guidelines on Obtaining Permits for Adaptive Reuse Projects State and Local Regulations - Section 17958.11 of the California Health and Safety Code - Division 85 of the Los Angeles Building Code (Ordinance No. 176673) APPENDIX Incentives for Preserving Historic Buildings
INTRODUCTION This handbook assembles in one location the regulations the City of Los Angeles has adopted to encourage adaptive reusethe conversion of existing buildings to new residential uses, including apartments, condos, live/work units, and hotels. The Citys Adaptive Reuse Program works by streamlining the process developers must follow to get their projects approved, resulting in substantial time saving. The Programs first component, a set of land use ordinances, relaxes parking, density, and other typical zoning requirements. Through fire and life safety measures, the Programs second component provides flexibility in the approval and permitting process. Since the initial Adaptive Reuse Ordinance and fire and life safety measures went into effect in 1999, over 6,500 units have been completed, or are currently under construction. An additional 4,000 units are in the development pipeline. Based on many successful downtown projects, in 2003 the City expanded the program to cover parts of Hollywood, Mid-Wilshire, Koreatown, Chinatown, Lincoln Heights and Central Avenue. A Zoning Administrator process was also established to enable case-by-case review of adaptive reuse projects citywide. In response to various questions raised by the development community, several clarifying interpretations were also issued, and the fire and life safety measures were updated. This handbook is organized into three parts: The Program Summary highlights the Adaptive Reuse Program. The Planning and Land Use section answers frequently asked questions. It includes an adaptive reuse projects filing guide and: Maps of all designated incentive areas; Land use ordinances adopted by the City (excerpts from the Los Angeles Municipal Code and a specific plan ordinance); and Interpretations issued by the Chief Zoning Administrator and the Director of Planning. These interpretations clarify key parts of the land use ordinances.
The Fire and Life Safety section also answers frequently asked questions. It includes permitting guidelines and: California Health and Safety Code Section 17958.11, which allows cities and counties to adopt alternative building standards for the conversion of commercial or industrial buildings to Joint Living and Work Quarters; and Division 85 of the Los Angeles Building Code, which allows implementation of Section 17958.11 at the local level.
The Adaptive Reuse Program is an essential element in the Citys strategy to revitalize communities and provide needed housing. We hope this handbook helps guide your project at every stage of the development process, from planning and permitting, through construction and inspection.
Adaptive Reuse Program Summary

Adaptive reuse means adapting an existing economically obsolete building for a new more productive purpose. The changes are substantial, physical alterations that modify the buildings original, intended use. For the City of Los Angeles Adaptive Reuse Program, an adaptive reuse project means converting an existing building to new apartments, condos, live/work spaces, or hotel rooms.
Incentive Areas:
The City of Los Angeles has designated the following as adaptive reuse incentive areas: Downtown Los Angeles (Central City community plan area and the Figueroa Corridor economic development strategy area) Hollywood redevelopment project area Wilshire Center/Koreatown redevelopment project area (certain portions only) Lincoln Heights and Chinatown Central Avenue (between Vernon Avenue and the Santa Monica Freeway)
Standards:
Apartments, Condos and Live/Work Spaces The minimum size for each apartment, condo, and live/work space is 450 square feet. The minimum average size for all apartments, condos and live/work spaces in a single building, or project, is 750 square feet. Hotel Rooms Each hotel room must include a toilet and bathing facilities. There is no required minimum size or minimum average size for hotel rooms.
Program Incentives:
Density Underlying density restrictions are waived. There is no limit on the number of apartments, condos, live/work spaces or hotel rooms permitted if the project complies with the standards specified above. Exceptions When an existing building is converted to an adaptive reuse project, nonconforming floor area, setbacks and height are grandfathered in which means a variance is not required. Mezzanines Mezzanine spaces may be added, so long as they do not exceed one-third the size of the floor below and comply with the Code. Loading Space Not required. Parking No new parking spaces are required. However, existing parking spaces must be maintained, but may be used for any on-site or off-site use.
Process:
By-Right Entitlement If all of the following apply to your project, then you are automatically entitled to all program incentives: Rental units Inside a designated incentive area Commercial zoning or R5 zoning (high density residential) Building constructed before July 1, 1974 If so, you need only apply for a building permit with the Department of Building and Safety and comply with the programs construction guidelines. A public hearing will not be required. Discretionary Review If any of the following apply to your project, then you must submit an application to the City Planning Department: Condominium Outside a designated incentive area Industrial zoning Building constructed on or after July 1, 1974 A City Planning Department official will review your project and either grant, modify, or deny the programs incentives. If your project is a condominium, the Advisory Agency will review your project. Otherwise, a Zoning Administrator will review your project. A pubic hearing may be held. If your project has industrial zoning and is located outside an incentive area, then you are limited to Artist-In-Residence live/work spaces; please refer to the Los Angeles Zoning Code for further information.
California Environmental Quality Act (CEQA):

If your project requires discretionary review, then environmental clearance is required. Any project that involves the adaptive reuse of designated historically significant buildings, even if by-right, requires environmental clearance concerning the impact on historic features. If your project is by-right, and does not involve the adaptive reuse of historically significant buildings, then environmental clearance is not required.
Division 85:
Division 85 of the Los Angeles Building Code provides your project with flexibility in meeting the following requirements: Building, Mechanical and Electrical code requirements Disabled access compliance Fire life safety regulations Seismic (Structural) retrofit
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Prepared by City of Los Angeles Planning Department Graphic Services Section May, 2004
Adaptive Reuse Incentive Areas In the City of Los Angeles
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FREQUENTLY ASKED QUESTIONS City of Los Angeles Adaptive Reuse Zoning Incentives and Regulations
What is an adaptive reuse project? Must I convert an entire building? What is a live/work unit? Which buildings are eligible? What is the difference between the Citys adaptive reuse regulations inside and outside downtown? Where do I file my application? What zoning incentives are available? What are the Citys adaptive reuse standards? Are adaptive reuse projects eligible for an affordable housing density bonus? Are adaptive reuse projects subject to the California Environmental Quality Act (CEQA)? What is an adaptive reuse project? An adaptive reuse project is the conversion of an eligible building to one or any combination of the following new residential uses: Dwelling units (apartments or condos), Joint living and work quarters (live/work units), or Guest rooms (in hotels or motels).
Must I convert an entire building? NO. You may convert all or any portion of an eligible building to an adaptive reuse project. The choice is yours. No minimum number of units is required. What is a live/work unit? A live/work unit is a combined living and work unit that includes a kitchen and a bathroom. The residential portion of the unit, including the sleeping area, kitchen, bathroom, and closet areas, occupies no more than 33 percent of the total floor area, and the living space is not separated from the work space. Living and work spaces which are independently accessible from one another shall not be considered joint living and work quarters but rather a separate dwelling unit and a separate commercial work space. Which buildings are eligible? Eligible buildings are buildings constructed prior to July 1, 1974. A building constructed on or after July 1, 1974 may also be eligible, but only if the building is at least five years
old, and a Zoning Administrator determines that the building is no longer economically viable in its current use. Historically significant buildings are always eligible buildings. To be considered historically significant, a building must be listed on the National Register of Historic Places, the California Register of Historical Resources, or the City of Los Angeles List of Historic-Cultural Monuments. Contributing buildings in National Register Historic Districts or contributing structures in locally designated Historic Preservation Overlay Zones are also eligible buildings. What is the difference between the Citys adaptive reuse regulations inside and outside downtown? The regulations are the same, except for one main difference. Inside the downtown incentive area, residential buildings that meet the criteria specified above are eligible buildings. Outside of downtown, residential buildings are only eligible if all the dwelling units, guest rooms or joint living and work quarters...were completely and continuously unoccupied from March 1, 2002 through and including the date an application for an Adaptive Reuse Project is filed... (Reference: Section 4, Adaptive Reuse Incentive Areas Specific Plan; and Section 12.24-X,1(a), Citywide Adaptive Reuse Ordinance.) Where do I file my application? The answer depends on the location, zone, or age of the building you wish to convert. If your project is permitted by-right, file your application with the Department of Building and Safety. If your project requires discretionary review, file your application with the Department of City Planning. Consult the Adaptive Reuse Projects Applications Filing Guide to determine which. By-right means you are entitled to develop your project without special City review. However, you must comply with all other applicable City standards and building permit requirements. Discretionary review for adaptive reuse projects means that a Zoning Administrator may either approve, approve with conditions, or deny your application. In some cases, the Zoning Administrator will conduct a public hearing. Condominium applications should be filed with the Department of City Plannings Deputy Advisory Agency, Division of Land. The Deputy Advisory Agency may approve your tract or parcel map, and also act as the Zoning Administrator on your application and grant all related adaptive reuse entitlements and incentives.
What zoning incentives are available? By-right projects are entitled to receive the zoning incentives listed below without special City review. For projects that require discretionary review, the Zoning Administrator or Deputy Advisory Agency may either approve, approve with conditions, or deny these incentives, depending on the circumstances of the case. Parking: No new parking spaces are required, but all existing on-site spaces must be maintained. However, this existing parking may be used for any on-site or off-site use. For example, you may reserve the parking exclusively for your residential tenants, or you may turn it into public parking. The choice is yours. City review and approval is not required. Exceptions: An eligible buildings existing floor area, lot line setbacks, and heights that do not conform to the regulations triggered by the conversion to an adaptive reuse project are grandfathered in. City review and approval is not required. Mezzanines: New construction to accommodate mezzanine level space in an existing story is permitted. The floor area of the new mezzanine level may not exceed 33 percent of the floor area of the room or space below. Loading space: If one does not exist, then it is not required. Density: Lot area standards are waived. There is no limit on the number of apartments, live/work units, or guest rooms permitted in an adaptive reuse project, so long as no new floor area is added, and you comply with the minimum unit size standards described below. What are the Citys adaptive reuse standards? The minimum size for all new dwelling units or live/work units is 450 square feet. The minimum average size for all of the units in an adaptive reuse project is 750 square feet. However, if you do not need the density incentive, then these standards do not apply. For example, lets say your projects zoning allows 75 units, but only 50 units can reasonably be accommodated in the building you wish to convert. Again, because you do not need the density incentive, the unit size standards do not apply. On the other hand, lets say your projects zoning only allows 30 units, but the building you wish to convert is large enough to accommodate 55 units. You need the density incentive to convert the whole building. In that case, you must comply with the unit size standards. These unit size standards do not apply to guest rooms. However, each guest room must include a toilet and bathing facilities.
Are adaptive reuse projects eligible for an affordable housing density bonus? Yes. If you do not wish to use the adaptive reuse density incentive, then you may use an affordable housing density bonus pursuant to state law and City regulations.
Are adaptive reuse projects subject to the California Environmental Quality Act (CEQA)? Adaptive reuse projects permitted by-right do NOT require environmental clearance, and may be issued permits by the Department of Building and Safety. Projects subject to discretionary review DO require environmental clearance, in which case the Department of City Planning is the lead agency. Projects in historically significant buildings, even if permitted by-right, also require environmental clearance. For projects in redevelopment areas, the Community Redevelopment Agency is the lead agency. For projects outside redevelopment areas, the Department of City Planning is the lead agency.
ADAPTIVE REUSE PROJECTS FILING GUIDE

Downtown Incentive Area File directly with Building and Safety. Your project is permitted by-right pursuant to LAMC Sec. 12.22-A, 26. A. A Zoning Administrators Determination is not required. File directly with Building and Safety. Your project is permitted by-right pursuant to the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. A Zoning Administrators Determination is not required. File with City Planning pursuant to the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. A Zoning Administrators Determination is required. File with City Planning pursuant to LAMC Sec. 12.24-X, 1. A Zoning Administrators Determination is required. Specific Plan Incentive Areas All Other Locations2 File with City Planning pursuant to LAMC Sec. 12.24-X, 1. A Zoning Administrators Determination is required.
Zone and Age of Building1
CR, C1, C1.5, C2, C4, C5, CM and R5 zones
Buildings constructed before July 1, 1974
Buildings constructed on or after July 1, 1974 (must be at least five years old)
File with City Planning pursuant to LAMC Sec. 12.24-X, 1. A Zoning Administrators Determination is required.
MR1, MR2, M1, M2 and M3 zones File with City Planning pursuant to LAMC Sec. 12.24-X, 1. A Zoning Administrators Determination is required.
File with City Planning pursuant to the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. A Zoning Administrators Determination is required.
File with City Planning pursuant to LAMC Sec. 12.24-X, 13. A Zoning Administrators Determination is required.
Condominium applications should be filed with the City Planning Departments Deputy Advisory Agency. The Deputy Advisory Agency may approve your tract or parcel map, and also act as the Zoning Administrator on your application and grant all related adaptive reuse incentives. Section 12.95.3F, 1(h) provides a parking incentive for condominiums in the Downtown Project Area.
If your project is in the C1, C1.5, C2, C4, C5 or CM zones, review LAMC Sec. 12.13-A, 2 (a) (27) before filing with the City Planning Department. Your project may be permitted by-right. LAMC Sec. 12.13-A, 2 (a) (27) provides parking and yard incentives for adaptive reuse projects. If no other incentives are needed, then you may file directly with the Building and Safety Department for building permits. A Zoning Administrators Determination is not required.
Adaptive Reuse Ordinances (ARO)

Ordinance 172571 (Effective June 3, 1999) establishes Adaptive Reuse in Downtown area. Ordinance 172572 (Effective June3, 1999) enters the definition of joint living and work quarters into the LA Zoning Code, as well as related professions. Ordinance 174315 (Effective December 20, 2001) revises the Ordinance 172571 to enhance the Definition of Adaptive Reuse Project, and make other modifications/clarifications. Ordinance 175038 (Effective February 9, 2003) expands a slightly modified version of the Adaptive Reuse Ordinance called Adaptive Reuse Incentive Areas Specific Plan to Chinatown, Lincoln Heights, the Hollywood Community Redevelopment Project Area, certain portions of the Wilshire Center/Koreatown Community Redevelopment Project Area, and Central Avenue South of Freeway Number 10 and north of Vernon Avenue. Ordinance 175587 (Effective December 1, 2003) corrects/modifies the definition of Non-Residential Use in Ordinance 175038. Ordinance 175588 (Effective December 1, 2003) permits Adaptive Reuse Projects in the C and R5 Zones throughout the City, with Zoning Administrators approval. Ordinance 176673 (Effective July 6, 2005) establishes the Fire Life Safety provisions of the Adaptive Reuse projects, as well as revising such provisions for the Artist-In-Residence units, in the Los Angeles Building Code. ZA 2004-7710 (Dec. 21, 2004), DIR 2004-7708 (Dec. 21, 2004), ZA 2004-6824 (Nov. 5, 2004), and ZA 2003-2347 (May 2, 2003).
DOWNTOWN INCENTIVE AREA
Map of Downtown Project Area Excerpts from Los Angeles Municipal Code Section 12.22-A, 26 Section 12.95.3-F, 1 (h) Section 12.24-X, 1 Zoning Administrator Interpretations Case No. ZA 2003-2347 (ZAI) Case No. ZA 2 004-7710 (ZAI)
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LOS ANGELES MUNICIPAL CODE SECTION 12.22-A, 26 Adopted by Ordinance No. 172,571, effective June 3, 1999 Amended by Ordinance No. 174,315, effective December 20, 2001 Amended by Ordinance No. 175,588, effective December 1, 2003 Clarified by the following Zoning Administrators Interpretations: Case No. ZA 2003-2347 (ZAI), dated May 2, 2003 Case No. ZA 2004-7710 (ZAI), dated December 21, SUMMARY Section 12.22-A, 26 provides incentives for adaptive reuse projects in the Downtown Incentive Area. It includes the following main provisions: Rental adaptive reuse projects are permitted by-right in the C commercial and R5" multi-family residential zones in buildings constructed prior to July 1, 1974. Eligible residential buildings may be converted to adaptive reuse projects. The incentives for rental and condominium adaptive reuse projects are the same. However, condominium adaptive reuse projects require subdivision approval. Applicants planning condominium adaptive reuse projects are advised to first file with the Deputy Advisory Agency. The Deputy Advisory Agency is also a Zoning Administrator who has the authority to grant all of the incentives available through the Downtown Adaptive Reuse Ordinance to for sale adaptive reuse projects. TEXT OF EXCERPT FROM LAMC 26. Downtown Adaptive Reuse Projects. (a) Purpose. The purpose of this Subdivision is to revitalize the Greater Downtown Los Angeles Area and implement the General Plan by facilitating the conversion of older, economically distressed, or historically significant buildings to apartments, live/work units or visitor-serving facilities. This will help to reduce vacant space as well as preserve Downtowns architectural and cultural past and encourage the development of a live/work and residential community Downtown, thus creating a more balanced ratio between housing and jobs in the regions primary employment center. This revitalization will also facilitate the development of a "24-hour city and encourage mixed commercial and residential uses in order to improve air quality and reduce vehicle trips and vehicle miles traveled by locating residents, jobs, hotels and transit services near each other.
(b) Application. If the provisions of Subparagraph (2) of Paragraph (h) and of Subparagraphs (1), (2) or (3) of Paragraph (j) of this subdivision conflict with those of any specific plan, supplemental use district, Q condition, D limitation, or citywide regulation, any of which were adopted or imposed by City action prior to the effective date of this ordinance, then this Subdivision shall prevail. (c) Definition of Adaptive Reuse Project. Notwithstanding any other provisions of this chapter to the contrary, for the purposes of this subdivision, an Adaptive Reuse Project is any change of use to dwelling units, guest rooms, or joint living and work quarters in all or any portion of any eligible building. (d) Eligible Buildings. The provisions of this subdivision shall apply to Adaptive Reuse Projects in all or any portion of the following buildings in the CR, C1, C1.5, C2, C4, C5, CM and R5 Zones in the Downtown Project Area: (1) Buildings constructed in accordance with building and zoning codes in effect prior to July 1, 1974. A Certificate of Occupancy, building permit, or other suitable documentation may be submitted as evidence to verify the date of construction. (2) Buildings constructed in accordance with building and zoning codes in effect on or after July 1, 1974, if: (i) Five years have elapsed since the date of issuance of final Certificates of Occupancy; and (ii) A Zoning Administrator finds that the building is no longer economically viable in its current uses or uses, pursuant to Section 12.24 X 1(c). (3) Buildings designated on the National Register of Historic Places, the California Register of Historical Resources, or the City of Los Angeles List of Historic-Cultural Monuments. Contributing Buildings in National Register Historic Districts or Contributing Structures in Historic Preservation Overlay Zones (HPOZ) established pursuant to Section 12.20.3 of this Code are also eligible buildings. (e) M Zones. The Zoning Administrator may, upon application, permit Adaptive Reuse Projects in all or any portion of buildings in the MR1, MR2, M1, M2 and M3 zones in the Downtown Project Area, pursuant to Section 12.24 X 1(b). (f) Floor Area Averaging. The Zoning Administrator may, upon application, permit floor area averaging in unified Adaptive Reuse Projects, pursuant to Section 12.24 X 1(d).
(g) Downtown Project Area. The Downtown Project Area includes the following areas: (1) The Central City Community Plan Area as shown on the General Plan of the City of Los Angeles; and (2) All that real property in the City of Los Angeles, described by the following boundary lines: Bounded northerly by the centerline of Freeway Number 10 (commonly called the Santa Monica Freeway); bounded southerly by the centerline of Vernon Avenue; bounded easterly and southeasterly by the following centerline courses: beginning at the intersection of the Santa Monica Freeway and Grand Avenue, then southerly along Grand Avenue to the most easterly line of Freeway Number 110 (commonly called the Harbor Freeway), then southerly along that right of way to the centerline of Martin Luther King, Jr. Boulevard, then easterly along Martin Luther King, Jr. Boulevard to the centerline of Grand Avenue, then southerly along Grand Avenue to the centerline of Vernon Avenue. Bounded westerly and northwesterly by the following centerline courses: beginning at the intersection of Vermont Avenue and Vernon Avenue, then northerly along Vermont Avenue to Jefferson Boulevard, then easterly along Jefferson Boulevard to University Avenue, then northerly along University Avenue to 28th Street, then westerly along 28th Street to Severance Street, then northerly along Severance Street to Adams Boulevard, then westerly along Adams Boulevard to Scarff Street, then northerly along Scarff Street to 23rd Street, then southerly along 23rd Street to Bonsallo Avenue, then northerly along Bonsallo Avenue to Washington Boulevard, then westerly along Washington Boulevard to Oak Street, then northerly along Oak Street and its northerly prolongation to the Santa Monica Freeway. (h) Incentives. Notwithstanding any other provisions of this chapter to the contrary, Adaptive Reuse Projects shall be entitled to the incentives set forth below. Except for the provision concerning mezzanines set forth in Subparagraph (1) below, these incentives shall not apply to any new floor area that is added to an Adaptive Reuse Project. (1) Mezzanines. Loft spaces in joint living and work quarters, dwelling units and guest rooms which do not exceed more than 33 percent of the floor area of the space below shall not be considered new floor area. Mezzanines may be included in the calculation of floor area for the purpose of determining compliance with the standards set forth in Paragraph (i) of this subdivision. (2) Density. Dwelling units, joint living and work quarters and guest rooms shall not be subject to the lot area requirements of the zone or height district.
(3) Off-Street Automobile Parking. The required number of parking spaces shall be the same as the number of spaces that existed on the site on June 3, 1999, and shall be maintained and not reduced. Adaptive Reuse Projects shall otherwise be exempt from the provisions of Section 12.21 A 4(m) of this Code. (4) Mini-Shopping Center and Commercial Corner Development Regulations. Adaptive Reuse Projects shall be exempt from the mini-shopping center and commercial corner development regulations set forth in Section 12.22 A 23. (5) Site Plan Review. Adaptive Reuse Projects shall be exempt from the requirements for Site Plan Review set forth in Section 16.05. (6) Loading Space. Where an existing loading space is provided, the provisions of Section 12.21 C 6(h) shall apply. If no loading spaces exist, then a loading space shall not be required in conjunction with the development of an Adaptive Reuse Project. (i) Standards. Adaptive Reuse Projects permitted pursuant to this subdivision shall be developed in compliance with the following standards: (1) Dwelling Units and Joint Living and Work Quarters. The minimum floor area for new dwelling units and joint living and work quarters shall be 450 square feet. Floor area shall not include hallways or other common areas, or rooftops, balconies, terraces, fire escapes, or other projections or surfaces exterior to the walls of the building. The floor area of both the living space and the work space shall be combined to determine the size of joint living and work quarters. The average floor area, as defined above, of all the dwelling units and joint living and work quarters in the building, including those that existed prior to the effective date of this ordinance, shall be at least 750 square feet. That minimum average size shall be maintained and not reduced. (2) Guest Rooms. Guest rooms shall include a toilet and bathing facilities. (j) Exceptions. Notwithstanding the nonconforming provisions of Section 12.23, the following exceptions shall apply to the buildings in which Adaptive Reuse Projects are located. These exceptions shall also apply to any building in which new floor area or height was added or observed yards changed on or after July 1, 1974, as evidenced by a valid Certificate of Occupancy.
(1) Floor Area. Existing floor area which exceeds that permitted by the zone, height district, specific plan, supplemental use district, or any other land use regulation shall be permitted. (2) Height. Existing height which exceeds that permitted by the zone, height district, specific plan, supplemental use district, or any other land use regulation shall be permitted. (3) Yards. Existing observed yards which do not meet the yards required by the zone, height district, specific plan, supplemental use district, or any other land use regulation shall be permitted. (k) Uses. Notwithstanding the nonconforming provisions of Section 12.23, dwelling units, guest rooms, and joint living and work quarters shall be permitted in Adaptive Reuse Projects, so long as the use is permitted by the underlying zone.
LOS ANGELES MUNICIPAL CODE SECTION 12.95.3-F, 1 (h) Adopted by Ordinance No. 172,571, effective June 3, 1999 SUMMARY Section 12.95.3-F, 1 (h) establishes a parking incentive for condominium adaptive reuse projects. TEXT OF EXCERPT FROM LAMC (h) Notwithstanding any other provisions of this chapter to the contrary, the required number of parking spaces in Adaptive Reuse Projects in the Downtown Project Area pursuant to Section 12.22-A, 26 shall be the same as the number of spaces that existed on the site as of the effective date of this ordinance (June 3, 1999) and shall be maintained and not reduced. Adaptive Reuse Projects shall be otherwise exempt from the provisions of Section 12.21-A, 4 (m) of this Code.
LOS ANGELES MUNICIPAL CODE SECTION 12.24-X, 1 Adopted by Ordinance No. 172,571, effective June 3, 1999 Amended by Ordinance No. 174,315, effective December 20, 2001 Amended by Ordinance No. 175,588, effective December 1, 2003 Clarified by the following Zoning Administrators Interpretation: Case No. ZA 2004-7710 (ZAI), dated December 21, 2004 SUMMARY Section 12.24-X, 1 enables a Zoning Administrator to approve adaptive reuse projects, as discussed below. This ordinance does not apply to adaptive reuse projects in any of the areas set forth in the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. Inside the Downtown Project Area: Adaptive reuse projects in the M manufacturing zones require a Zoning Administrators review and approval. Eligible residential buildings may be converted to adaptive reuse projects.
Outside the Downtown Project Area: Adaptive reuse projects in the C commercial and R5" multi-family residential zones require a Zoning Administrators review and approval. Eligible residential buildings may be converted to adaptive reuse projects, but only if they have been completely and continuously vacant since March 1, 2002.
Inside and Outside the Downtown Project Area: Buildings constructed on or after July 1, 1974, must be at least five years old. A Zoning Administrator must also find that such buildings are no longer economically viable in their current use or uses. The incentives for rental and condominium adaptive reuse projects are the same. However, condominium adaptive reuse projects require subdivision approval. Applicants planning condominium adaptive reuse projects are advised to first file with the Deputy Advisory Agency. The Deputy Advisory Agency is also a Zoning Administrator who has the authority to grant all of the incentives available through the Citywide Adaptive Reuse Ordinance to for sale adaptive reuse projects.
TEXT OF EXCERPT FROM LAMC 1. Adaptive Reuse Projects. A Zoning Administrator may, upon application, permit Adaptive Reuse Projects pursuant to this subdivision. Except that, the provisions of this subdivision shall not apply to those areas set forth in the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. Furthermore, the provisions of this subdivision shall not apply to the M zones outside the Downtown Project Area. The boundaries of the Downtown Project Area are described in Section 12.22 A 26 (g) of the Code. In conformance with Paragraph (b) below, the Zoning Administrator may permit Adaptive Reuse Projects in the M zones inside the Downtown Project Area. Outside the Downtown Project Area, the Zoning Administrator may permit Adaptive Reuse Projects in the C and R5 zones. In conformance with Paragraph (c) below, the Zoning Administrator may permit Adaptive Reuse Projects in the C and R5 zones in all or any portion of a building constructed on or after July 1, 1974, inside the Downtown Project Area. In conformance with Paragraph (d) below, the Zoning Administrator may permit floor area averaging in unified Adaptive Reuse Projects in the C, M and R5 zones inside the Downtown Project Area. Outside the Downtown Project Area, the Zoning Administrator may permit this floor area averaging in the C and R5 zones. (a) Definitions. The definition of Adaptive Reuse Project set forth in Section12.22 A 26 (c) of the Code shall apply inside the Downtown Project Area. Outside the Downtown Project Area, the following definitions shall apply: Adaptive Reuse Project is any change of an existing Non- Residential Use to new dwelling units, guest rooms, or joint living and work quarters in all or any portion of any eligible building. Non-Residential Use means any use other than dwelling units, guest rooms, or joint living and work quarters. Except that, if all the dwelling units, guest rooms or joint living and work quarters in an eligible building were completely and continuously unoccupied from March 1, 2002 through and including the date an application for an Adaptive Reuse Project is filed pursuant to this subdivision, then those units, rooms or quarters shall be considered to be a Non-Residential Use. (b) C, M and R5 Zones. The following shall apply to Adaptive Reuse Projects in the MR1, MR2, M1, M2 and M3 zones inside the Downtown Project Area; and to such projects in the CR, C1, C1.5, C2, C4, C5, CM and R5 zones outside the Downtown Project Area: (1) Eligible Buildings. A Zoning Administrator shall only permit Adaptive Reuse Projects in the following buildings: (i) Buildings constructed in accordance with building and zoning codes in effect prior to July 1, 1974. A Certificate of Occupancy,
building permit, or other suitable documentation may be submitted as evidence to verify the date of construction. (ii) Buildings constructed in accordance with building and zoning codes in effect on or after July 1, 1974, if: five years have elapsed since the date of issuance of final Certificates of Occupancy; and the Zoning Administrator finds that the building is no longer economically viable in its current use or uses. In making this finding, the Zoning Administrator shall consider the buildings past and current vacancy rate, existing and previous uses, and real estate market information. The Zoning Administrator may require the applicant to submit independently verified documentation. (iii) Buildings designated on the National Register of Historic Places, the California Register of Historical Resources, or the City of Los Angeles List of Historic-Cultural Monuments. Contributing Buildings in National Register Historic Districts or Contributing Structures in Historic Preservation Overlay Zones (HPOZ) established pursuant to Section 12.20.3 of this Code are also eligible buildings. (2) Incentives and Exceptions. The Zoning Administrator may grant, modify or deny some or all of the incentives set forth in Section 12.22 A 26 (h), or some or all of the exceptions set forth in Section 12.22 A 26 (j), to Adaptive Reuse Projects proposed pursuant to this subdivision. Furthermore, the Zoning Administrator shall have the authority to grant any other incentives or exceptions from the Code required to permit Adaptive Reuse Projects proposed pursuant to this subdivision, including but not limited to the authority to permit dwelling units, guest rooms and joint living and work quarters in Adaptive Reuse Projects, notwithstanding the nonconforming provisions of Section 12.23 of the Code. (3) Findings and Conditions for the C and R5 Zones. If the Adaptive Reuse Project is in the CR, C1, C1.5, C2, C4, C5, CM or R5 zones outside the Downtown Project Area, then the Zoning Administrator shall find that the Adaptive Reuse Project complies with the standards for dwelling units, guest rooms and joint living and work quarters set forth in Section 12.22 A 26 (i). Exception: This finding is not required if the Zoning Administrator does not grant the density incentive set forth in Section 12.22 A 26 (h) (2). Before approving a reduced parking incentive pursuant to Subparagraph (2) above, the Zoning Administrator shall also find that the surrounding area will not be adversely affected by overflow parking or traffic congestion originating or terminating at the site of the Adaptive Reuse Project. (4) Findings and Conditions for the M Zones. If the Adaptive Reuse Project is in the MR1, MR2, M1, M2 or M3 zones inside the Downtown Project Area, then the Zoning Administrator shall: (i) Require that one or more signs or symbols of a size and design approved by the Fire Department are placed by the applicant at
designated locations on the exterior of each Adaptive Reuse Project to indicate the presence of residential uses; (ii) Limit the occupations permitted in joint living and work quarters to the following: accountants; architects; artists and artisans; attorneys; computer software and multimedia related professionals; consultants; engineers; fashion, graphic, interior and other designers; insurance, real estate and travel agents; photographers and similar occupations; (iii) Find that the Adaptive Reuse Project complies with the standards for dwelling units, guest rooms, and joint living and work quarters set forth in Section 12.22 A 26 (i); (iv) Find that the uses of property surrounding the proposed location of the Adaptive Reuse Project will not be detrimental to the safety and welfare of prospective residents; and (v) Find that the Adaptive Reuse Project will not displace viable industrial uses. (c) Buildings constructed on or after July 1, 1974. The provisions of Section 12.22 A 26 shall apply to Adaptive Reuse Projects in all or any portion of a building constructed on or after July 1, 1974, in the CR, C1, C1.5, C2, C4, C5, CM, or R5 zones inside the Downtown Project Area if: five years have elapsed since the date of issuance of final Certificates of Occupancy; and a Zoning Administrator finds that the building is no longer economically viable in its current use or uses. In making this finding, the Zoning Administrator shall consider the buildings past and current vacancy rate, existing and previous uses, and real estate market information. The Zoning Administrator may require the applicant to submit independently verified documentation. (d) Floor Area Averaging. The following shall apply to applications to permit floor area averaging in unified Adaptive Reuse Projects in the CR, C1, C1.5, C2, C4, C5, CM, MR1, MR2, M1, M2, M3, or R5 zones inside the Downtown Project Area; and to such applications in the CR, C1, C1.5, C2, C4, C5, CM, or R5 zones outside the Downtown Project Area. The Zoning Administrator may permit averaging of floor area in unified Adaptive Reuse Projects for purposes of determining compliance with the 750 square foot minimum average unit size standard for dwelling units and joint living and work quarters, as set forth in Section 12.22 A 26 (i). For purposes of this subdivision, a unified Adaptive Reuse Project means an Adaptive Reuse Project composed of two or more buildings, so long as the Project has all of the following characteristics: (a) functional linkages, such as pedestrian or vehicular connections; (a) common architectural and landscape features, which constitute distinctive design elements of the project; and (c) a unified appearance when viewed from adjoining
streets. Unified Adaptive Reuse Projects may include lots that abut or are separated only by an alley or are located across the street from any portion of each other. Individual buildings may fall below the minimum average unit size standard, so long as the average size of all the dwelling units and joint living and work quarters in the unified Adaptive Reuse Project is at least 750 square feet, and no dwelling unit or joint living and work quarters is less than 450 square feet in area. The Zoning Administrator shall determine whether a Project meets the definition of a unified Adaptive Reuse Project as set forth above. All owners of the property requesting floor area averaging must sign the application. A current title search shall be submitted with the application to insure that all required persons have signed the application. If the Zoning Administrator approves the floor area averaging, then all owners of the property requesting floor area averaging and all owners of each lot contained in the unified Adaptive Reuse Project shall execute and record an affidavit. A copy of each executed and recorded affidavit shall be filed with the Office of Zoning Administration. Each affidavit shall run with the land, be approved by the Zoning Administrator prior to the issuance of any building permits, and shall guarantee the following: (1) The use of any floor area converted to dwelling units or joint living and work quarters shall be maintained and not changed; and (2) The number of these units or quarters approved by the Zoning Administrator shall not be increased. (e) Procedures. An application for permission pursuant to this subdivision shall follow the procedures for adjustments set forth in Section 12.28 C 1, 2, and 3. However, the Zoning Administrator may waive the public hearing required in that section if the owners of all properties abutting, across the street or alley from, or having a common corner with the building have expressed in writing no objections to the Adaptive Reuse Project.
SPECIFIC PLAN INCENTIVE AREAS
Maps of Specific Plan Incentive Areas Central Avenue, Chinatown, and Lincoln Heights Hollywood Community Redevelopment Project Area Wilshire Center/Koreatown Community Redevelopment Project Area Adaptive Reuse Incentive Areas Specific Plan Ordinance No. 175,038 Director of Planning Interpretation Case No. DIR 2004-7708 (DI)
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* This adaptive reuse incentive area includes all real property with frontage on both sides of Central Avenue south of the Number 10 Freeway & north of Vernon Avenue. Ordinance No. 175, 038, effective February 9, 2003
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* This adaptive reuse incentive area includes the shaded portion of the Wilshire Center/Koreatown Community Redevelopment Project Area. Ordinance No. 175, 038, effective February 9, 2003
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ADAPTIVE REUSE INCENTIVE AREAS SPECIFIC PLAN Adopted by Ordinance No. 175,038, effective February 9, 2003 Amended by Ordinance No. 175,587, effective December 1, 2003 Clarified by the following Director of Planning Interpretation: Case No. DIR 2004-7708 (DI), dated December 21, 2004 SUMMARY The Adaptive Reuse Incentive Areas Specific Plan applies to adaptive reuse projects in the following designated incentive areas: (1) Chinatown, Lincoln Heights, and Central Avenue south of Freeway Number 10 and north of Vernon Avenue; (2) the Hollywood Community Redevelopment Project Area; and (3) certain portions of the Wilshire Center/Koreatown Community Redevelopment Project Area. The specific plan includes the following main provisions: Rental adaptive reuse projects are permitted by-right in the C commercial and R5" multi-family residential zones in buildings constructed prior to July 1, 1974. Adaptive reuse projects in buildings constructed on or after July 1, 1974, must be at least five years old. A Zoning Administrator must also find that such buildings are no longer economically viable in their current use or uses. Adaptive reuse projects in the M manufacturing zones require a Zoning Administrators review and approval. Eligible residential buildings that have been completely and continuously vacant since March 1, 2002, may be converted to adaptive reuse projects. The incentives for rental and condominium adaptive reuse projects are the same. However, condominium adaptive reuse projects require subdivision approval. Applicants planning condominium adaptive reuse projects are advised to first file with the Deputy Advisory Agency. The Deputy Advisory Agency is also a Zoning Administrator who has the authority to grant all of the incentives available through the Adaptive Reuse Incentive Areas Specific Plan to for sale adaptive reuse projects. TEXT OF THE SPECIFIC PLAN Section 1. ESTABLISHMENT OF THE SPECIFIC PLAN. The City Council hereby establishes the Adaptive Reuse Incentive Areas Specific Plan applicable to the following areas:
A. Chinatown and Lincoln Heights. All that real property in the City of Los Angeles, described by the following boundary lines: beginning at the point of intersection of the center lines of Freeway Number 110 (commonly called the Harbor Freeway) and Cesar E. Chavez Avenue, then northeasterly along the center line of the Harbor Freeway to its intersection with Pasadena Avenue, then southwesterly along Pasadena Avenue to Avenue 26, then easterly along Avenue 26 to Workman Street, then southerly along Workman Street to easterly along the real property fronting on the north side of Broadway between Workman Street and Sichel Street, then southerly along Sichel Street to Broadway, then westerly along Broadway to Daly Street, then southerly along Daly Street to its intersection with North Main Street, then westerly, northwesterly and southwesterly along Main Street to its intersection with the centerline of Cesar E. Chavez Avenue, and then northwesterly along the centerline to the point of beginning; and B. Hollywood Community Redevelopment Project Area. All that real property in the City of Los Angeles within the boundaries of the Hollywood Redevelopment Project Area, as legally described in Exhibit B of the Hollywood Redevelopment Plan adopted by the City Council on May 7, 1986; and C. Wilshire Center/Koreatown Community Redevelopment Project Area. All that real property in the City of Los Angeles within the boundaries of the Wilshire Center/Koreatown Redevelopment Project Area, as legally described in Exhibit 2 of the Wilshire Center/Koreatown Redevelopment Plan adopted by the City Council on December 13, 1995, but excluding the following portions of the project area: all that real property southerly of Olympic Boulevard to its intersection with Serrano Avenue, easterly of Serrano Avenue to its intersection with 8th Street, and southerly of 8th Street. Notwithstanding this exclusion, the following portions of the project area shall be an Adaptive Reuse Incentive Area: all real property with frontage along the south side of Olympic Boulevard to its intersection with Serrano Avenue; along the east side of Serrano Avenue from its intersection with Olympic Boulevard northerly to 8th Street; and along the south side of 8th Street; and D. Central Avenue. All that real property in the City of Los Angeles with frontage on both sides of Central Avenue southerly of Freeway Number 10 (commonly called the Santa Monica Freeway) and northerly of Vernon Avenue. Sec. 2. PURPOSE. The purpose of this Specific Plan is to implement the General Plan by facilitating the conversion of older, economically distressed, or historically significant buildings to apartments, live/work units or visitor-serving facilities. This will help to reduce vacant space as well as preserve the Citys architectural and cultural past and encourage the development of live/work and residential communities in the Citys commercial and industrial centers and corridors, thus creating a more balanced ratio between housing and jobs. This revitalization will also facilitate and
encourage mixed commercial and residential uses in order to improve air quality and reduce vehicle trips and vehicle miles traveled by locating residents, jobs, hotels and transit services near each other. Sec. 3. RELATIONSHIP TO PROVISIONS OF THE LOS ANGELES MUNICIPAL CODE AND OTHER REGULATIONS. A. If the provisions of this Specific Plan conflict with those of the Los Angeles Municipal Code (Code), then this Specific Plan shall prevail. In addition, if the provisions of this Specific Plan conflict with any Citywide regulation, height district, zone, zoning ordinance, Q condition, or D limitation, any of which were adopted or imposed by City action prior to March 1, 2003, then this Specific Plan shall prevail. If the provisions of this Specific Plan conflict with those of any historic preservation overlay zone, any other specific plan, or supplemental use district, then the provisions of the historic preservation overlay zone, other specific plan, or supplemental use district shall prevail. Notwithstanding that limitation, if the provisions of this Specific Plan conflict with the provisions of the Vermont-Western Station Neighborhood Area Plan, Ordinance No. 173,749, then the provisions of this Specific Plan shall prevail. B. Notwithstanding the provisions of Section 11.5.7 of the Code to the contrary, no project permit compliance review shall be required for an Adaptive Reuse Project permitted pursuant to this Specific Plan. Sec. 4. DEFINITIONS. Whenever the following terms are used in this Specific Plan, they shall be construed as defined in this Section. Words and phrases not defined herein shall be construed as defined in Sections 12.03 and 12.20.3 of the Code, if defined therein: Adaptive Reuse Project is any change of an existing Non-Residential Use to new dwelling units, guest rooms, or joint living and work quarters in all or any portion of any Eligible Building. Eligible Building means: (1) any Historically Significant Building; (2) any building constructed in accordance with building and zoning codes in effect prior to July 1, 1974; and (3) any building constructed in accordance with building and zoning codes in effect on or after July 1, 1974, that the Zoning Administrator finds meets the eligibility criteria set forth in Section 6 C below. A certificate of occupancy, building permit, or other suitable documentation may be submitted as evidence to verify the date of construction. Historically Significant Building is any building on the City of Los Angeles List of Historic-Cultural Monuments; any building listed in, or determined by the appropriate governmental agency to be eligible for listing in,
the California Register of Historical Resources; any building listed in, or determined by the appropriate governmental agency to be eligible for listing in, the National Register of Historic Places; any building listed as, or determined by the appropriate governmental agency to be eligible for listing as, a contributing building in a National Register Historic District; or any building identified as a contributing structure in an Historic Preservation Overlay Zone (HPOZ) established pursuant to Section 12.20.3 of the Code. Non-Residential Use means any use other than dwelling units, guest rooms or joint living and work quarters. Except that, if all the dwelling units, guest rooms or joint living and work quarters in an Eligible Building were completely and continuously unoccupied from March 1, 2002 through and including the date an application for an Adaptive Reuse Project is filed pursuant to this Specific Plan, then those units, rooms or quarters shall be considered to be a Non-Residential Use. Unified Adaptive Reuse Project is an Adaptive Reuse Project composed of two or more Eligible Buildings, so long as the Project has all of the following characteristics, as determined by the Zoning Administrator pursuant to Section 6 D below: (1) functional linkages, such as pedestrian or vehicular connections; (2) common architectural and landscape features, which constitute distinctive design elements of the Project; and (3) a unified appearance when viewed from adjoining streets. Unified Adaptive Reuse Projects may include lots that abut or are separated only by an alley or are located across the street from any portion of each other. Sec. 5. REGULATIONS. The following regulations shall apply to Adaptive Reuse Projects in the CR, C1, C1.5, C2, C4, C5, CM and R5 Zones in Adaptive Reuse Incentive Areas. The Zoning Administrator may, upon application, permit Adaptive Reuse Projects in the MR1, MR2, M1, M2 and M3 zones in Adaptive Reuse Incentive Areas pursuant to Section 6 A below. In addition, the Zoning Administrator may, upon application, permit floor area averaging in Unified Adaptive Reuse Projects, pursuant to Section 6 D below. A. Incentives. Adaptive Reuse Projects shall be entitled to the six incentives set forth below. Except for the first incentive concerning mezzanines, these incentives shall not apply to any new floor area that is added to an Adaptive Reuse Project. (1) Mezzanines. Loft spaces in joint living and work quarters, dwelling units and guest rooms that do not exceed more than 33 percent of the floor area of the space below shall not be considered new floor area. Mezzanines may be included in the calculation of floor area for the purpose of determining compliance with the standards set forth in Subsection B (1), below.
(2) Density. Dwelling units, joint living and work quarters and guest rooms shall not be subject to the lot area requirements of the zone or height district. (3) Off-Street Automobile Parking. The required number of parking spaces shall be the same as the number of spaces that existed on the site on March 1, 2003, and shall be maintained and not reduced. Adaptive Reuse Projects shall otherwise be exempt from the provisions of Section 12.21 A 4(m) of the Code. (4) Mini-Shopping Center and Commercial Corner Development Regulations. Adaptive Reuse Projects shall be exempt from the mini-shopping center and commercial corner development regulations set forth in Section 12.22 A 23 of the Code. (5) Site Plan Review. Adaptive Reuse Projects shall be exempt from the requirements for Site Plan Review set forth in Section 16.05 of the Code. (6) Loading Space. Where an existing loading space is provided, the provisions of Section 12.21 C 6 (h) of the Code shall apply. If no loading spaces exist, then a loading space shall not be required in conjunction with the development of an Adaptive Reuse Project. B. Standards. If the developer of an Adaptive Reuse Project decides to use the density incentive set forth in Subsection A (2) above, then the project must be developed in compliance with the following standards: (1) Dwelling Units and Joint Living and Work Quarters. The minimum floor area for new dwelling units and joint living and work quarters shall be 450 square feet, provided however, that the average floor area of all such units and quarters in a single Eligible Building, including those that existed prior to March 1, 2003, shall be at least 750 square feet. That minimum average size shall be maintained and not reduced. Floor area, as defined in Section 12.03 of the Code, shall also not include hallways or other common areas. The floor area of both the living space and the work space shall be combined to determine the size of joint living and work quarters. (2) Guest Rooms. Guest rooms shall include a toilet and bathing facilities.
C. Exceptions. Notwithstanding the nonconforming provisions of Section 12.23 of the Code, the following exceptions shall apply to the Eligible Buildings in which Adaptive Reuse Projects are located. These exceptions shall also apply to any Eligible Building in which new floor area or height was added or observed yards changed on or after July 1, 1974, as evidenced by a valid certificate of occupancy. (1) Floor Area. Existing floor area exceeding that permitted by the zone, height district, specific plan, supplemental use district, or any other land use regulation shall be permitted. (2) Height. Existing height exceeding that permitted by the zone, height district, specific plan, supplemental use district, or any other land use regulation shall be permitted. (3) Yards. Existing observed yards not meeting the yards required by the zone, height district, specific plan, supplemental use district, or any other land use regulation shall be permitted. D. Uses. Notwithstanding the nonconforming provisions of Section 12.23 B 1 (c) of the Code, or the provisions of Section 12.21 C 5 (h) of the Code concerning buildings or uses that cross two or more zones, dwelling units, guest rooms, and joint living and work quarters shall be permitted in Adaptive Reuse Projects, so long as the use is permitted by the underlying zone or approved by the Zoning Administrator pursuant to Section 6 below. E. Conformance with Other Applicable Codes, Provisions, or Guidelines. Adaptive Reuse Projects shall be developed as determined by the Departments of Building and Safety and Fire in conformance with all applicable codes, provisions, or guidelines the Departments of Building and Safety and Fire. Sec. 6. ZONING ADMINISTRATOR APPROVAL. The Zoning Administrator may, upon application, permit Adaptive Reuse Projects as set forth in this Section. In addition to the findings otherwise required by Section 12.24 X of the Code, the Zoning Administrator shall also make the findings required by this Section. A. Manufacturing Zones. A Zoning Administrator may, upon application, permit Adaptive Reuse Projects in the MR1, MR2, M1, M2 and M3 zones in Adaptive Reuse Incentive Areas, subject to the following: (1) Incentives and Exceptions. The Zoning Administrator may grant, modify or deny some or all of the incentives set forth in Section 5 A above, or some or all of the exceptions set forth in Section 5 C above, to an Adaptive Reuse Project proposed pursuant to this Section.
(2) Conditions and Findings. The Zoning Administrator shall: (i) Require that one or more signs or symbols of a size and design approved by the Fire Department are placed by the applicant at designated locations on the exterior of each Adaptive Reuse Project to indicate the presence of residential uses; and (ii) Limit the occupations permitted in joint living and work quarters to the following: accountants; architects; artists and artisans; attorneys; computer software and multimedia related professionals; consultants; engineers; fashion, graphic, interior and other designers; insurance, real estate and travel agents; photographers and other similar occupations; and (iii) Require the Adaptive Reuse Project to comply with all other applicable codes, provisions, or guidelines of the Departments of Building and Safety and Fire pursuant to Section 12.22 A 26 (l) of the Code; and (iv) Find that the Adaptive Reuse Project complies with the standards for dwelling units, guest rooms, and joint living and work quarters set forth in Section 12.22 A 26 (i) of the Code; and (v) Find that the uses of property surrounding the proposed location of the Adaptive Reuse Project will not be detrimental to the safety and welfare of prospective residents; and (vi) Find that the Adaptive Reuse Project will not displace viable industrial uses; and (vii) Find that any building constructed on or after July 1, 1974, meets the eligibility criteria set forth in Subsection C below. B. C and R5 Zones. The regulations of set forth in Section 5 above, shall apply to an Adaptive Reuse Project in any building constructed on or after July 1, 1974 in the CR, C1, C1.5, C2, C4, C5, CM, or R5 Zones in Adaptive Reuse Incentive Areas provided that the Zoning Administrator determines that the building meets the eligibility criteria set forth in Subsection C below. C. Eligibility Criteria for Buildings Constructed on or after July 1, 1974. A building constructed on or after July 1, 1974 shall be an Eligible Building if the Zoning Administrator finds that:
(1) Five years have elapsed since the date of issuance of final certificates of occupancy; and (2) The building is no longer economically viable in its current use or uses. In making this finding, the Zoning Administrator shall consider the buildings past and current vacancy rate, existing and previous uses, and real estate market information. The Zoning Administrator may require the applicant to submit independently verified documentation. D. Floor Area Averaging. The Zoning Administrator may, upon application, permit floor area averaging in Unified Adaptive Reuse Projects in the MR1, MR2, M1, M2, M3, CR, C1, C1.5, C2, C4, C5, CM, or R5 Zones in Adaptive Reuse Incentive Areas. The averaging of floor area may be permitted for purposes of determining compliance with the 750 square foot minimum average unit size standard for dwelling units and joint living and work quarters, as set forth in Section 5 B above. Individual buildings may fall below the minimum average unit size standard, so long as the average size of all the dwelling units and joint living and work quarters in the Unified Adaptive Reuse Project is at least 750 square feet, and no dwelling unit or joint living and work quarters is less than 450 square feet in area. The Zoning Administrator shall determine whether a project is a Unified Adaptive Reuse Project. All owners of the property requesting floor area averaging must sign the application. A current title search shall be submitted with the application to insure that all required persons have signed the application. If the Zoning Administrator approves the floor area averaging, then all owners of the property requesting floor area averaging and all owners of each lot contained in the Unified Adaptive Reuse Project shall execute and record an affidavit. A copy of each executed and recorded affidavit shall be filed with the Office of Zoning Administration. Each affidavit shall run with the land, be approved by the Zoning Administrator prior to the issuance of any building permits, and shall guarantee the following: (1) the use of any floor area converted to dwelling units or joint living and work quarters shall be maintained and not changed; and (2) the number of these units or quarters approved by the Zoning Administrator shall not be increased. E. Procedures. An application for permission pursuant to this Specific Plan shall follow the procedures for adjustments set forth in Section 12.28 C 1, 2, and 3 of the Code. However, the Zoning Administrator may waive the public hearing required in that section if the owners of all properties abutting, across the street or alley from, or having a common corner with the building have expressed in writing no objections to the Adaptive Reuse Project.
ALL OTHER LOCATIONS
Excerpts from Los Angeles Municipal Code Section 12.24-X, 1 Section 12.24-X, 13 Section 12.13-A, 2 (a) (27) Zoning Administrators Interpretations Case No. ZA 2004-7710 (ZAI) Case No. ZA 2004-6824 (ZAI)
LOS ANGELES MUNICIPAL CODE SECTION 12.24-X, 1 Adopted by Ordinance No. 172,571, effective June 3, 1999 Amended by Ordinance No. 174,315, effective December 20, 2001 Amended by Ordinance No. 175,588, effective December 1, 2003 Clarified by the following Zoning Administrators Interpretation: Case No. ZA 2004-7710 (ZAI), dated December 21, 2004 SUMMARY Section 12.24-X, 1 enables a Zoning Administrator to approve adaptive reuse projects, as discussed below. This ordinance does not apply to adaptive reuse projects in any of the areas set forth in the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. Inside the Downtown Project Area: Adaptive reuse projects in the M manufacturing zones require a Zoning Administrators review and approval. Eligible residential buildings may be converted to adaptive reuse projects.
Outside the Downtown Project Area: Adaptive reuse projects in the C commercial and R5" multi-family residential zones require a Zoning Administrators review and approval. Eligible residential buildings may be converted to adaptive reuse projects, but only if they have been completely and continuously vacant since March 1, 2002.
Inside and Outside the Downtown Project Area: Buildings constructed on or after July 1, 1974, must be at least five years old. A Zoning Administrator must also find that such buildings are no longer economically viable in their current use or uses. The incentives for rental and condominium adaptive reuse projects are the same. However, condominium adaptive reuse projects require subdivision approval. Applicants planning condominium adaptive reuse projects are advised to first file with the Deputy Advisory Agency. The Deputy Advisory Agency is also a Zoning Administrator who has the authority to grant all of the incentives available through the Citywide Adaptive Reuse Ordinance to for sale adaptive reuse projects.
TEXT OF EXCERPT FROM LAMC 1. Adaptive Reuse Projects. A Zoning Administrator may, upon application, permit Adaptive Reuse Projects pursuant to this subdivision. Except that, the provisions of this subdivision shall not apply to those areas set forth in the Adaptive Reuse Incentive Areas Specific Plan, Ordinance No. 175,038. Furthermore, the provisions of this subdivision shall not apply to the M zones outside the Downtown Project Area. The boundaries of the Downtown Project Area are described in Section 12.22 A 26 (g) of the Code. In conformance with Paragraph (b) below, the Zoning Administrator may permit Adaptive Reuse Projects in the M zones inside the Downtown Project Area. Outside the Downtown Project Area, the Zoning Administrator may permit Adaptive Reuse Projects in the C and R5 zones. In conformance with Paragraph (c) below, the Zoning Administrator may permit Adaptive Reuse Projects in the C and R5 zones in all or any portion of a building constructed on or after July 1, 1974, inside the Downtown Project Area. In conformance with Paragraph (d) below, the Zoning Administrator may permit floor area averaging in unified Adaptive Reuse Projects in the C, M and R5 zones inside the Downtown Project Area. Outside the Downtown Project Area, the Zoning Administrator may permit this floor area averaging in the C and R5 zones. (a) Definitions. The definition of Adaptive Reuse Project set forth in Section12.22 A 26 (c) of the Code shall apply inside the Downtown Project Area. Outside the Downtown Project Area, the following definitions shall apply: Adaptive Reuse Project is any change of an existing Non- Residential Use to new dwelling units, guest rooms, or joint living and work quarters in all or any portion of any eligible building. Non-Residential Use means any use other than dwelling units, guest rooms, or joint living and work quarters. Except that, if all the dwelling units, guest rooms or joint living and work quarters in an eligible building were completely and continuously unoccupied from March 1, 2002 through and including the date an application for an Adaptive Reuse Project is filed pursuant to this subdivision, then those units, rooms or quarters shall be considered to be a Non-Residential Use. (b) C, M and R5 Zones. The following shall apply to Adaptive Reuse Projects in the MR1, MR2, M1, M2 and M3 zones inside the Downtown Project Area; and to such projects in the CR, C1, C1.5, C2, C4, C5, CM and R5 zones outside the Downtown Project Area: (1) Eligible Buildings. A Zoning Administrator shall only permit Adaptive Reuse Projects in the following buildings:
(i) Buildings constructed in accordance with building and zoning codes in effect prior to July 1, 1974. A Certificate of Occupancy, building permit, or other suitable documentation may be submitted as evidence to verify the date of construction. (ii) Buildings constructed in accordance with building and zoning codes in effect on or after July 1, 1974, if: five years have elapsed since the date of issuance of final Certificates of Occupancy; and the Zoning Administrator finds that the building is no longer economically viable in its current use or uses. In making this finding, the Zoning Administrator shall consider the buildings past and current vacancy rate, existing and previous uses, and real estate market information. The Zoning Administrator may require the applicant to submit independently verified documentation. (iii) Buildings designated on the National Register of Historic Places, the California Register of Historical Resources, or the City of Los Angeles List of Historic-Cultural Monuments. Contributing Buildings in National Register Historic Districts or Contributing Structures in Historic Preservation Overlay Zones (HPOZ) established pursuant to Section 12.20.3 of this Code are also eligible buildings. (2) Incentives and Exceptions. The Zoning Administrator may grant, modify or deny some or all of the incentives set forth in Section 12.22 A 26 (h), or some or all of the exceptions set forth in Section 12.22 A 26 (j), to Adaptive Reuse Projects proposed pursuant to this subdivision. Furthermore, the Zoning Administrator shall have the authority to grant any other incentives or exceptions from the Code required to permit Adaptive Reuse Projects proposed pursuant to this subdivision, including but not limited to the authority to permit dwelling units, guest rooms and joint living and work quarters in Adaptive Reuse Projects, notwithstanding the nonconforming provisions of Section 12.23 of the Code. (3) Findings and Conditions for the C and R5 Zones. If the Adaptive Reuse Project is in the CR, C1, C1.5, C2, C4, C5, CM or R5 zones outside the Downtown Project Area, then the Zoning Administrator shall find that the Adaptive Reuse Project complies with the standards for dwelling units, guest rooms and joint living and work quarters set forth in Section 12.22 A 26 (i). Exception: This finding is not required if the Zoning Administrator does not grant the density incentive set forth in Section 12.22 A 26 (h) (2). Before approving a reduced parking incentive pursuant to Subparagraph (2) above, the Zoning Administrator shall also find that the surrounding area will not be adversely affected by overflow parking or traffic congestion originating or terminating at the site of the Adaptive Reuse Project. (4) Findings and Conditions for the M Zones. If the Adaptive Reuse Project is in the MR1, MR2, M1, M2 or M3 zones inside the Downtown Project
Area, then the Zoning Administrator shall: (i) Require that one or more signs or symbols of a size and design approved by the Fire Department are placed by the applicant at designated locations on the exterior of each Adaptive Reuse Project to indicate the presence of residential uses; (ii) Limit the occupations permitted in joint living and work quarters to the following: accountants; architects; artists and artisans; attorneys; computer software and multimedia related professionals; consultants; engineers; fashion, graphic, interior and other designers; insurance, real estate and travel agents; photographers and similar occupations; (iii) Find that the Adaptive Reuse Project complies with the standards for dwelling units, guest rooms, and joint living and work quarters set forth in Section 12.22 A 26 (i); (iv) Find that the uses of property surrounding the proposed location of the Adaptive Reuse Project will not be detrimental to the safety and welfare of prospective residents; and (v) Find that the Adaptive Reuse Project will not displace viable industrial uses. (c) Buildings constructed on or after July 1, 1974. The provisions of Section 12.22 A 26 shall apply to Adaptive Reuse Projects in all or any portion of a building constructed on or after July 1, 1974, in the CR, C1, C1.5, C2, C4, C5, CM, or R5 zones inside the Downtown Project Area if: five years have elapsed since the date of issuance of final Certificates of Occupancy; and a Zoning Administrator finds that the building is no longer economically viable in its current use or uses. In making this finding, the Zoning Administrator shall consider the buildings past and current vacancy rate, existing and previous uses, and real estate market information. The Zoning Administrator may require the applicant to submit independently verified documentation. (d) Floor Area Averaging. The following shall apply to applications to permit floor area averaging in unified Adaptive Reuse Projects in the CR, C1, C1.5, C2, C4, C5, CM, MR1, MR2, M1, M2, M3, or R5 zones inside the Downtown Project Area; and to such applications in the CR, C1, C1.5, C2, C4, C5, CM, or R5 zones outside the Downtown Project Area.
The Zoning Administrator may permit averaging of floor area in unified Adaptive Reuse Projects for purposes of determining compliance with the 750 square foot minimum average unit size standard for dwelling units and joint living and work quarters, as set forth in Section 12.22 A 26 (i). For purposes of this subdivision, a unified Adaptive Reuse Project means an Adaptive Reuse Project composed of two or more buildings, so long as the Project has all of the following characteristics: (a) functional linkages, such as pedestrian or vehicular connections; (a) common architectural and landscape features, which constitute distinctive design elements of the project; and (c) a unified appearance when viewed from adjoining streets. Unified Adaptive Reuse Projects may include lots that abut or are separated only by an alley or are located across the street from any portion of each other. Individual buildings may fall below the minimum average unit size standard, so long as the average size of all the dwelling units and joint living and work quarters in the unified Adaptive Reuse Project is at least 750 square feet, and no dwelling unit or joint living and work quarters is less than 450 square feet in area. The Zoning Administrator shall determine whether a Project meets the definition of a unified Adaptive Reuse Project as set forth above. All owners of the property requesting floor area averaging must sign the application. A current title search shall be submitted with the application to insure that all required persons have signed the application. If the Zoning Administrator approves the floor area averaging, then all owners of the property requesting floor area averaging and all owners of each lot contained in the unified Adaptive Reuse Project shall execute and record an affidavit. A copy of each executed and recorded affidavit shall be filed with the Office of Zoning Administration. Each affidavit shall run with the land, be approved by the Zoning Administrator prior to the issuance of any building permits, and shall guarantee the following: (1) The use of any floor area converted to dwelling units or joint living and work quarters shall be maintained and not changed; and (2) The number of these units or quarters approved by the Zoning Administrator shall not be increased. (e) Procedures. An application for permission pursuant to this subdivision shall follow the procedures for adjustments set forth in Section 12.28 C 1, 2, and 3. However, the Zoning Administrator may waive the public hearing required in that section if the owners of all properties abutting, across the street or alley from, or having a common corner with the building have expressed in writing no objections to the Adaptive Reuse Project.
LOS ANGELES MUNICIPAL CODE SECTION 12.24-X, 13 Adopted by Ordinance No. 155,843, effective September 11, 1981 Amended by Ordinance No. 169,670, effective May 13, 1994 Amended by Ordinance No. 173,992, effective July 6, 2001 Amended by Ordinance No. 174,315, effective December 20, 2001 SUMMARY Section 12.24-X,13 enables a Zoning Administrator to approve joint living and work quarters for artists, artisans, architects, and designers. This section includes the following main provisions: Adaptive reuse projects in the M manufacturing zones may be approved in any existing commercial or industrial building. There is no minimum required age for an existing building. The incentives for rental and condominium adaptive reuse projects are the same. However, condominium adaptive reuse projects require subdivision approval. Applicants planning condominium adaptive reuse projects are advised to first file with the Deputy Advisory Agency. The Deputy Advisory Agency is also a Zoning Administrator who has the authority to grant all of the incentives available through Section 12.24-X, 13 to for-sale adaptive reuse projects. TEXT OF EXCERPT FROM LAMC 13. Joint Living and Work Quarters. A Zoning Administrator may, upon application, permit joint living and work quarters for artists and artisans, including individual architects and designers, in commercial and industrial buildings in the CR, CM, MR1, MR2, M1, M2 and M3 Zones, and permit joint living and work quarters with reduced parking in the C1, C1.5, C2, C4 and C5 Zones. (a) Findings. In addition to the findings otherwise required by this section, the Zoning Administrator shall also find: (1) that the uses of property surrounding the proposed location of the joint living and work quarters and the use of the proposed location will not be detrimental to the health, safety and welfare of prospective residents of the quarters; and (2) that the proposed joint living and work quarters will not displace viable industrial uses and will not substantially lessen the likelihood that the property will be available in the future for industrial uses.
(b) Requirements. The Zoning Administrator shall also require: (1) that the authorized use shall be of no force and effect unless and until satisfactory evidence is presented to the Zoning Administrator for review and attachment to the file that a business tax registration certificate has been issued to each tenant by the Office of Finance pursuant to Los Angeles Administrative Code Section 21.03 permitting those persons to engage in business as artists or artisans; and (2) that one or more signs or symbols of a size and design approved by the Fire Department shall be placed by the applicant at designated locations on the exterior of each building approved as joint living and work quarters to indicate that these buildings are used for residential purposes. (c) Zoning Administrator Authority. The Zoning Administrator has the authority to: (1) Reduce or eliminate yards and setbacks required by this article if they cannot be provided; (2) Reduce or eliminate off-street automobile parking spaces required by this article if there is no area available for parking on the site; and (3) Waive the public hearing if the owners of all the properties abutting, across the street or alley from, or having a common corner with the building have expressed no objections to the quarters in writing. (d) Procedures. An application for permission pursuant to this subdivision shall follow the procedures for adjustments set forth in Section 12.28 C1, 2, and 3. However, the Zoning Administrator may waive the public hearing required in that section if the owners of all properties abutting, across the street or alley from, or having a common corner with the buildings have expressed in writing no objections to the quarters.
LOS ANGELES MUNICIPAL CODE SECTION 12.13-A, 2 (a) (27) Adopted by Ordinance No. 169,670, effective May 13, 1994 Amended by Ordinance No. 172,572, effective June 3, 1999 Clarified by the following Zoning Administrators Interpretation: Case No. ZA 2004-6824 (ZAI), dated November 5, 2004 SUMMARY Section 12.13-A,2 (a) (27) permits live/work units on a by-right basis citywide in the C1, C1.5, C2, C4, C5 and CM zones. Parking and yard incentives are provided. TEXT OF EXCERPT FROM LAMC (27) Joint living and work quarters for the following occupations: accountants; architects; artists and artisans; attorneys; computer software and multimedia related professionals; consultants; engineers; fashion, graphic, interior and other designers; insurance, real estate and travel agents; photographers and other similar occupations as determined by the Zoning Administrator, provided that the commercial uses are permitted by the underlying zone. For all existing buildings, the yards required shall be the same as the yards observed by the existing structures on the site. For an existing building, for which a building permit was issued before April 1, 1994, and which contains no more than eight living and work quarters, the number of parking spaces required shall be the same as the number of spaces existing on the site. All other buildings used for this purpose must meet the parking and yard requirements for residential buildings.
FREQUENTLY ASKED QUESTIONS City of Los Angeles Adaptive Reuse Construction Standards
Must I structurally retrofit the existing building when converting it to joint living and working quarters? Must I comply with disabled access requirements? May I obtain a voluntary structural upgrade permit without first complying with disabled access requirements? Is an AQMD permit required for asbestos removal? May a fire escape be used as a required exit? Is a roof top use allowed? Are sprinklers required for adaptive reuse buildings? May existing openings located on the property line (i.e. windows) be retained? What are the requirements for smoke control systems? Are emergency escape or rescue windows required? Must I structurally retrofit the existing building when converting it to joint living and working quarters? YES. The conversion of any portion of an existing building to Joint Living and Work Quarters shall be analyzed for 75% of the Design Basis Ground Motion, as defined in CBC Section 1627, and as specified in California Building Code (CBC) Section 1629.1, and shall not be designed less than the original building design. To obtain specifics on structural systems, refer to Chapter 85 of the Los Angeles Building Code or contact your local building official. Must I comply with disabled access requirements? NO. Conversion of an existing building to a privately-owned residential use does not trigger disabled access requirements. Any portion of a building utilized for work, however, requires disabled access if there are employees, or if that portion of the building is open to the general public. Note: If the existing commercial components will be maintained, then any remodeling including structural upgrades are subject to disabled access requirements. May I obtain a voluntary structural upgrade permit without first complying with disabled access requirements? NO. Division I compliance is required when alterations, structural repairs, or additions are made to existing buildings or facilities. However, the disabled access and plan check supervisor may grant an early start modification for buildings that are being converted to 100% residential use. These modifications will be handled on a case-by-case basis.
Is an AQMD permit required for asbestos removal? YES. A South Coast Air Quality Management District (AQMD) permit is a written authorization to build, install, alter, replace, or operate equipment that emits or controls the emission of air contaminants, like asbestos, fine particulate matter (PM10), oxides of sulfur (SOx), or toxics. State and federal clean air regulations mean that air pollution control permits are a part of doing business in the Basin. Permits ensure that emission controls meet the need for our region to make steady progress toward achieving and maintaining federal and state air quality standards. You can obtain further information from the AQMD Web site www.aqmd.gov. May a fire escape be used as a required exit? YES, when two or more exits are required, one exit may be an existing fire escape. The fire escape shall be in good operating condition and shall not be used as an exit for an assembly occupancy. Is a roof top use allowed? Roof top occupancies are allowed provided the use is not located above the story or height set by Table 5B of the Los Angeles Building Code. Two means of egress are required for common use areas above the second floor. Common use areas with assembly occupancy of 50 or more occupants shall not use a fire escape as a means of egress. Are sprinklers required for adaptive reuse buildings? Sprinklers shall be provided if required by current code. High-rise buildings with building permits issued prior to July 1, 1974 may comply with the fire safety standards of Section 91.8604, provided the sprinkler calculation in mixed occupancies is in accordance with NFPA 13 and sprinkler heads are the quick response type. May existing openings located on the property line (i.e. windows) be retained? Existing unprotected opening(s) may be maintained without complying with current code. However, openings that need to be protected or are not allowed by current code, due to proximity to property line(s), shall be protected with a water curtain. Exterior openings that are not allowed by the current code due to proximity to property line(s) shall not be used to satisfy other code requirements, such as light and ventilation, smoke control, or emergency egress. Also, openings in enclosed exit stairs shall comply with CBC Section 1005.3.3. What are the requirements for smoke control systems? Existing high-rise buildings shall provide smoke control system(s) for all portions of the building, including the basement. Section 8502.3 of the LABC provides exceptions for mechanical smoke control requirements. Are emergency escape or rescue windows required? Every sleeping area below the fourth story shall be provided with an emergency escape or rescue window or door, which complies with the requirements of CBC Section 310.4. Every escape or rescue window shall open to a public street, public alley, yard or exit court. Emergency escape and rescue window(s) may open into an exiting court as specified in Section 8502.1.2 of the LABC.
GUIDELINES ON OBTAINING PERMITS FOR ADAPTIVE REUSE PROJECTS (ARP)*

*Please see attached for detailed information.
Rev. 7/2002
Introduction Introduction
Perform the feasibility Perform the feasibility study of the project study of the project using the guidelines and using the guidelines and Ordinances Ordinances Set up pre-liminary Set up pre-liminary meeting with LADBS meeting with LADBS and Fire Department and Fire Department staff staff
1 1 Feasibility Study Feasibility Study Pre-lim Meeting Pre-lim Meeting
2 2
3 3
Plan Development Plan Development

Incorporate comments Incorporate comments obtained from the preobtained from the preliminary meeting, and liminary meeting, and have construction plans have construction plans prepared by a licensed prepared by licensed architect or engineer architect or engineer
4 4
Plan Submittal Plan Submittal

Contact adaptive reuse Contact adaptive reuse project coordinator to project coordinator to assist you with plan assist you with plan submittal when ready to submittal when ready to submit plan for plan submit plan for plan review review
5 5
Refer to the attached Refer to the attached adaptive reuse adaptive reuse guidelines and guidelines and Ordinances Ordinances
Plan Check Plan Check

Call for an appointment Call for an appointment with plan check with plan check engineer to verify engineer to verify revisions made on plans revisions made on plans
6 6 Plan Revisions Plan Revisions
7 7
Permitting Permitting
Upon final plan approval Upon final plan approval and payment of fees, and payment of fees, permits will issued permits will be issued and construction may and construction may begin
8 8
Inspection Inspection
Notify LADBS at Notify LADBS at (888) LA-4-BUILD & (888)LA-4-BUILD & Fire Department at Fire Department at (213) 482-6900 when (213) 482-6900 when construction work is construction work is ready for inspection ready for inspection
9 9
Final Final
LADBS will issue a LADBS will issue a Certificate of Occupancy Certificate of Occupancy at the completion of all at the completionof all work and all inspection work and all inspection
110 0
LADBS and Fire LADBS and Fire Department will review Department will review the plans and identify all the plans and identify all necessary corrections necessary corrections
Guidelines on obtaining permits for Adaptive Reuse Projects (ARP) 1. A City task force consisting of key staff from the Mayor's Office of Economic Development/LA Business Team, Los Angeles Fire Department, and Department of Building and Safety (LADBS) has been assembled to guide, assist and facilitate Adaptive Reuse projects through every stage of design, entitlement, permitting, construction and inspection. 2. For further information, please refer to www.ladbs.org. Also, the following table may be used as a guideline for referring to some related code sections. Where to look for (always refer to the original documents for the entire content) Downtown Area Definition of ARP Boundary of project area Eligible buildings Incentives for density, parking, new mezzanine area, loading zone, etc Exceptions to floor area, height, yard setbacks Standards Current zoning designation Design criteria for fire life safety related issues ARO 12.22A26 (c) ARO 12.22A26 (g) ARO 12.22A26 (d) ARO 12.22A26 (h) Outside of Downtown Area Specific Plan Section 4 Specific Plan Section 1 Specific Plan Section 4 & 5 Specific Plan Section 5A
Questions
ARO 12.22A26 (j) ARO 12.22A26 (i)
Specific Plan Section 5C Specific Plan Section 5B
Log on www.ladbs.org, select Online Services, then Parcel Profile Report Division 85 Alternative Building Standards for Joint Living and Work Quarters
3. Please call Case Management at (213) 482-6864 to schedule a Feasibility/Predevelopment meeting with the ARO Task Group. The meeting will be scheduled within 14 working days from the time you provide the following: A completed Feasibility Study Request Form, which can be downloaded from www.ladbs.org, under Reports & Publications, Adaptive Reuse Project. The Form can be faxed to Attention Case Management Adaptive Reuse at 213-482-6874. 4. Incorporate the comments from the preliminary meeting, finalize the design work and prepare construction plans. The plans must be signed and stamped by a California State licensed architect and/or engineer. 5. Complete permit applications (www.ladbs.org/Forms/forms.htm) for each discipline and submit plans. Contact the project manager to assist you with the plan submittal. All plan submittals will be at the Metro Office of Department of Building and Safety (201 N. Figueroa Street).
Type of permit Building permit
Permit covers: Fire and life safety items Structural upgrade Demolition work Disabled access compliance (for commercial component only, if any) HVAC System Smoke Evacuation System Waste and Vent System Water piping, Gas System Fire sprinkler, fire pump, storage tank, stand pipes Electrical works Fire Alarm System
Comment Three sets of architectural plans required - one for building plan check - one for Fire Dept. plan check - one set for Disabled Access Division One set of structural calculation Four sets of Soils Report (if required) - one for Building Plan Check - three for Grading Division One set of plan and calculation required
Mechanical permit Plumbing permit Sprinkler Permit Electrical permit
One set of plan and calculation required One set of plan and calculation required One set of plan and calculation required for each item. One permit may be obtained for both items. Fire alarm require LAFD clearance One set of plan and calculation required
Elevator permit
Elevator works (if any)
6. The plan check review time depends on the current backlog but normally takes four to six weeks. There is an expedited plan check process available by LADBS and LA Fire Department for an additional review fee on top of the submittal fee. The expedite process may shorten the total plan check process by about half. The Plan Check Engineer will provide applicants with a list of corrections, and a clearance summary sheet - if clearance is required from other agencies - when plan checking is completed. 7. The applicant will revise the plans to comply with the corrections, obtain all the required agency clearances then call the plan check engineer for a verification appointment. 8. Once the revised plans are in conformance with the Los Angeles Municipal Codes, LADBS will issue the permits after permit fees are paid. The applicant may then begin construction. 9. The applicant must notify LADBS when the work is ready for inspection. To request an inspection, the applicant should contact LADBS at (888) LA-4-BUILD and Fire Department at (213) 482-6900. 10. A report from a certified asbestos consultant is required if any demolition work will remove materials containing asbestos. 11. After final inspection approval, LADBS will issue a Certificate of Occupancy (C/O) for the project.
CALIFORNIA CODES HEALTH AND SAFETY CODE SECTION 17958.11 17958.11. (a) Any city or county may adopt alternative building regulations for the conversion of commercial or industrial buildings, or portions thereof, to joint living and work quarters. As used in this section, "joint living and work quarters" means residential occupancy by a family maintaining a common household, or by not more than four unrelated persons, of one or more rooms or floors in a building originally designed for industrial or commercial occupancy which include (1) cooking space and sanitary facilities in conformance with local building standards adopted pursuant to Section 17958 or 17958.5 and (2) adequate working space reserved for, and regularly used by, one or more persons residing therein. The alternative building regulations adopted pursuant to this section shall be applicable in those geographic areas specifically designated for such occupancy, or as expressly permitted by a redevelopment plan with respect to a redevelopment project area. The alternative building regulations need not impose the same requirements as regulations adopted pursuant to Section 17922, except as otherwise provided in this section, but in permitting repairs, alterations, and additions necessary to accommodate joint living and work quarters, the alternative building regulations shall impose such requirements as will, in the determination of the local governing body, protect the public health, safety, and welfare. (b) The Legislature hereby finds and declares that a substantial number of manufacturing and commercial buildings in urban areas have lost manufacturing and commercial tenants to more modern manufacturing and commercial premises, and that the untenanted portions of such buildings constitute a potential resource capable, when appropriately altered, of accommodating joint living and work quarters which would be physically and economically suitable particularly for use by artists, artisans, and similarly-situated individuals. The Legislature further finds that the public will benefit by making such buildings available for joint living and work quarters for artists, artisans, and similarly-situated individuals because (1) conversion of space to joint living and work quarters provides a new use for such buildings contributing to the revitalization of central city areas, (2) such conversion results in building improvements and rehabilitation, and (3) the cultural life of cities and of the state as a whole is enhanced by the residence in such cities of large numbers of persons regularly engaged in the arts.
(c) The Legislature further finds and declares that (1) persons regularly engaged in the arts require larger amounts of space for the pursuit of their artistic endeavors and for the storage of materials therefor, and of the products thereof, than are regularly found in dwellings, (2) the financial remunerations to be obtained from a career in the arts are generally small, (3) persons regularly engaged in the arts generally find it financially difficult to maintain quarters for their artistic endeavors separate and apart from their places of residence, (4) high property values and resulting rental costs make it particularly difficult for persons regularly engaged in the arts to obtain the use of the amount of space required for their work, and (5) the residential use of such space is accessory to the primary use of such space as a place of work. It is the intent of the Legislature that local governments have discretion to define geographic areas which may be utilized for joint living and work quarters and to establish standards for such occupancy, consistent with the needs and conditions peculiar to the local environment. The Legislature recognizes that building code regulations applicable to residential housing may have to be relaxed to provide joint living and work quarters in buildings previously used for commercial or industrial purposes.
LOS ANGELES MUNICIPAL CODE Chapter IX, Article 1 City of Los Angeles Building Code Division 85 (Adopted by Ordinance No. 176673, effective July 6, 2005)
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20% R ehabi i at on Tax C r t lt i edi

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The Feder H i t i Pr er i Tax I al s orc es vaton ncentve i a pr am adm i s er by t N atonalPar Ser ce ( PS)t i s ogr ni t ed he i k vi N hat r ar prvat i t enti r ew ds i e nves m n ehabiiatng i lt i ncom e pr oduci hi t i pr ng s orc operi ,s asof i ,r alhous ng and tes uch fces ent i r ai. The i et l ncentve pr desa 20% t cr tf al qualf ng har and s tcos expendiur durng i ovi ax edi or l iyi d of t t es i r ehabiiaton. lt i
Benef t is
Tax C redi: The i t ncentve of er a 20% t cr tf t r i f s ax edi or he ehabiiaton ofcerii hi t i s r ur . The cr t lt i tfed s orc tuct es edi equal 20% oft am ounts s he penton qualf ng r iyi ehabiiaton expendiur and i cl m ed i t yeari w hi t lt i t es s ai n he n ch he r ehabiiat buidi i puti o s vi lt ed l ng s nt er ce.
R est i i r ct ons and El gi l t i bi i y

Propert TypesA low ed: Com m er al i y l ci , ndus ral agrculur and r alr i i pr tes Buidi m us be ti , i t al ent es dental operi . l ngs t depr abl and us i a tade orbus nes t pr eci e ed n r i s o oduce i ncom e. O w ner orl t m l s ofatl t27. year f s ong er es ees eas 5 s or r i i pr t and 39 year f nonr i i pr t m ay appl es dental opery s or es dental opery y. Propert Types N otA low ed: Pr tesus excl i y asan ow ner sprvat r i y l operi ed us vel i e es dence. H ow ever Congr si , es s cur enty cons derng l s aton t w oul cr e a s m iar20% t cr tf t r r l i i egi l i hat d eat i l ax edi or he ehabiiaton ofprvat hom es lt i i e . C ertfed H i t c St ure: To be elgi e,a buidi m us be ls ed i t N atonalRegi t ofH i t i Pl ii s ori ruct i bl l ng t i t n he i s er s orc aces orbe a conti i s r ur i a N atonalRegi t H i t i D i ti . M any m or s r ur ar elgi e f t rbutng tuct e n i s er s orc s rct e tuct es e i bl or he Regi t ,and pr t ow ner m ay appl f N atonalRegi t des gnaton aspar oft t cr tpr s The Los s er opery s y or i s er i i t he ax edi oces . A ngel Cons vancy can as i ta pr t ow neri det m i ng t elgi lt ofpot i pr tes I Los es er ss opery n er ni he i biiy ental operi . n A ngel ,N atonalRegi t di ti si ude t Broadw ay H i t i Theate D i ti ,t Sprng SteetFi es i s er s rct ncl he s orc r s rct he i r nanci al D i ti and t H olyw ood Boul d Com m er alD i ti . s rct he l evar ci s rct H ard C os s Rehabiiaton expendiur m us be capiali nat e and depr abl asr pr t Routne t: lt i t es t t n ur eci e eal opery. i m ai enance cos ss aspai i and r r ar notelgi e unl st ar par ofan over lr nt t uch ntng epais e i bl es hey e t al ehabiiaton. lt i A cqui ii and buidi enl gem entcos sdo notqualf s ton l ng ar t iy. Sof C os s Q ualfed expendiur m ay al o i ude s tcos ss asar t ur and engi i f ,s t t t: ii t es s ncl of t uch chiect al neerng ees ie s vey f ,l ur ees egalexpens ,devel entf and ot cons r i - el ed cos s i s cos sar added t t es opm ees her tucton r at t , f uch t e o he bas soft pr t and det m i t be r onabl and r at t t s vi per or ed. i he opery er ned o eas e el ed o he er ces f m H ol ng Peri di od: Buidi ow ner m us hol t s r ur f fve year f l i t com pl i oft l ng s t d he tuct e or i s olow ng he eton he r ehabiiaton orpay back t cr t A ny aler i durng t fve year m us be r ew ed by t N PS. lt i he edi. t atons i he i s t evi he M ai enance and A leratons Buidi ow ner m us notdam age,des r orcoverm at i sorf ur ,i eror nt t i : l ng s t toy eral eat es nt i orext i ,w hi hel defne t buidi shi t i char er eror ch p i he l ng s orc act . TaxExem ptR es ri i : Expendiur alocabl t t pori ofa buidi t i ,ori r onabl expect t t ctons t es l e o hat ton l ng hat s s eas y ed o be,t exem ptus pr t do notqualf M or axe opery iy. eover t pr t becom esi i bl i t exem ptenttes , he opery nelgi e f axii occupy m or t 35% oft buidi e han he l ng. Scope: D urng a 24 m ont perod,t r i h i he ehabiiaton expendiur m us exceed $5, ort adj t bas soft lt i t es t 000 he us ed i he buidi w hi l ng, cheveri gr er Forphas pr ect w ih com pl e s sofar t ur dr i and s fcatons s eat . ed oj s t et et chiect al aw ngs pecii i f each phas t w i or e, he ndow ofelgi lt i 60 m ont . The adj t bas soft buidi equal t pur e prce i biiy s hs us ed i he l ng s he chas i pl capiali pr us t m ovem ent l st aldepr aton and doesnoti ude l val A l o,al new w or i expect t s es ot eci i ncl and ue. s l k s ed o m eett Secr ar oft I eror sSt he et y he nt i andar f t Rehabiiaton ofH i t i Pr tes ds or he lt i s orc operi .
20% Rehabiiaton Tax C r t( lt i edi contnued) i

A dm i st at on ni r i
A pplcaton: Buidi ow ner m us com pl e a t ee par applcaton i or t r ve t 20% Rehabiiaton i i l ng s t et hr - t i i n der o ecei he lt i Tax Cr t Par 1 verfest t buidi i ls ed i orelgi e f t N atonalRegi t . I Par 2,applcant edi. t ii hat he l ng s i t n i bl or he i s er n t i s s ubm i a des i i oft pr t crpton he opos w or f appr ed k or ovalby t N PS. I Par 3,t com pl ed pr ecti com par t he n t he et oj s ed o Par 2 and eval ed f com plance w ih t St t uat or i t he andar f Rehabiiaton. ds or lt i A dm i s raton: The i ni t i ncentve i j nty adm i s er by t N atonalPar Ser ce i parner hi w ih t St e i s oi l ni t ed he i k vi n t s p t he at H i t i Pr er i O f i ( PO )w ho act on behal oft U . D eparm entoft I eror The I er s orc es vaton fcer SH s f he S. t he nt i . nt nal Revenue Ser ce ( RS)al o pari pat on behal oft D eparm entoft Tr ur vi I s tci es f he t he eas y. The applcaton i fr tr ew ed by t SH PO and i t f w ar t t N PS f r ew . i i s is evi he s hen or ded o he or evi The N PS encour agespr t ow ner t appl prort t s ar ofcons r i opery so y i o he t t tucton. Fees Pr s ng f w hi covert r ew oft applcaton r : oces i ees ch he evi he i i ange f om $500 t $2, dependi on t cos of r o 500 ng he t r ehabiiaton. lt i C ode R ef erences Tax Ref m A ctof1986 ( 99: or PL 514;I er Revenue Code Secton 47) nt nal i
A G ener O ver ew ofTax Cr t al vi edi s

A t cr tl er t am ountoft ow ed,w hie a deducton l er t am ountofi ax edi ow s he ax l i ow s he ncom e w hi i s ectt ch s ubj o t i I gener ,ever dolaroft cr tr axaton. n al y l ax edi educest am ountoft ow ed by one dolar Ever dolaroft he ax l . y l ax deducton r i educest am ountoft ow ed by a f acton ofa dolarequalt t t he ax r i l o he axpayerst r e. ' ax at
EXA M PLE O F A 20% R EH A BI TA TI N TA X C R ED I LI O T

W I 20% TA X C R ED I TH T R ehabiiaton Expendiures..........$1, 000 lt i t .......... 000, Q ualf ng har and s tcos s iyi d of t Taxabl I e ncom e.....................$1, 000 ..................... 600, Tax C al aton.......................$640, cul i ...................... 000 ( 40% t r e x $1, 000) ax at 600, 20% Rehabiiaton Tax Cr t........- $200, lt i edi ......... 000 ( 20% cr tx $1, 000) edi 000, Tax Pai ............................ d.............................$440, 000 W I O U T 20% TA X C R ED I TH T Taxabl I e ncom e.....................$1, 000 ..................... 600, Tax Pai ............................$640, d............................. 000 ( 40% t r e x $1, 000) ax at 600,
TA X SA V I G S N Tax w ihout20% Tax Cr t t edi $640, 000 Tax w ih 20% Tax Cr t t edi - $440, 000 Tax Savi ..........................$200, ngs.......................... 000
Cont s act
St e H i t i Pr er i O f i at s orc es vaton fcer O f i ofH i t i Pr er i fce s orc es vaton D eparm entofPar and Recr i t ks eaton P. .Box 942896 O Sacr ent CA 94296 am o, ( 916)6536624 Pr er i Tax I es vaton ncentves i Techni Pr er i Ser ces cal es vaton vi N atonalPar Ser ce i k vi 1849 C Steet N W r , W as ngt D . 20240 hi on, C. 202- 7270 513e- ai:nps m l _hps-nf npsgov i o@ . 3
10% R ehabi i at on Tax C r t lt i edi

D escr pt on i i
A 10% t cr tr ar prvat i t enti r ax edi ew ds i e nves m n ehabiiatng non- es dentalbuidi buitbef e 1936.I lt i r i i l ngs l or n contas t t 20% cr t t 10% Rehabiiaton Tax Cr tapplest pr test ar notls ed i orelgi e r t o he edi, he lt i edi i o operi hat e it n i bl f t N atonalRegi t ofH i t i Pl . or he i s er s orc aces
Benef t is
Tax C redi: The i t ncentve pr desa 10% t cr ton t am ounts i ovi ax edi he penton qualf ng har and s tcos iyi d of t r ehabiiaton expendiur ofnon- s orc,non-es dentalbuidi buitbef e 1936. lt i t es hi t i r i i l ngs l or

Propert TypesA low ed: N on- es dentalbuidi ,i udi hot s y l r i i l ngs ncl ng el Propert TypesN otA low ed: Res dentalbuidi ,i udi r alhous ng and prvat hom es y l i i l ngs ncl ng ent i i e H ard C os s Rehabiiaton expendiur m us be capiali nat e and depr abl asr pr t Routne t: lt i t es t t n ur eci e eal opery. i m ai enance cos ss aspai i and r r ar notelgi e unl st ar par ofan over lr nt t uch ntng epais e i bl es hey e t al ehabiiaton. lt i A cqui ii and buidi enl gem entcos sdo notqualf s ton l ng ar t iy. Sof C os s Q ualfed expendiur m ay al o i ude s tcos ss asar t ur and engi i f ,s t t t: ii t es s ncl of t uch chiect al neerng ees ie s vey f ,l ur ees egalexpens ,devel entf and ot cons r i - el ed cos s i s cos sar added t t es opm ees her tucton r at t , f uch t e o he bas soft pr t and det m i t be r onabl and r at t t s vi per or ed. i he opery er ned o eas e el ed o he er ces f m TaxExem ptR es ri i : Expendiur alocabl t t pori ofa buidi t i ,ori r onabl expect t t ctons t es l e o hat ton l ng hat s s eas y ed o be,t exem ptus pr t do notqualf M or axe opery iy. eover t pr t becom esi i bl i t exem ptenttes , he opery nelgi e f axii occupy m or t 35% oft buidi e han he l ng. Scope: Pr ect m us pas phys calt t f r ai ng t ext i w alsand i erorsr ur f am ew or Fit oj s t s i es s or et ni he eror l nt i tuct al r k. fy per centoft exi tng ext i w alsm us r ai i pl he s i eror l t em n n ace. Sevent fve per y i centoft exi tng i erorw alsm us he s i nt i l t r ai i pl em n n ace. D urng a 24 m ont perod,t r i h i he ehabiiaton expendiur m us exceed $5, ort adj t bas s lt i t es t 000 he us ed i oft buidi w hi he l ng, cheveri gr er Forphas pr ect w ih com pl e s sofar t ur dr i and s eat . ed oj s t et et chiect al aw ngs s fcatonsf each phas t w i pecii i or e, he ndow ofelgi lt i 60 m ont . The adj t bas soft buidi equal t i biiy s hs us ed i he l ng s he pur chas prce pl ca t i pr e i us pial m ovem ent l st aldepr aton and doesnoti ude l val A l o,al new s es ot eci i ncl and ue. s l w or i expect t m eett Secr ar oft I eror sSt ks ed o he et y he nt i andar f t Rehabiiaton ofH i t i Pr tes ds or he lt i s orc operi . A ddii tonalR es ri i : The 10% and 20% t cr t ar m ut l excl i O w ner can r ve one oft t ctons ax edis e ualy us ve. s ecei he cr t ,butnotbot I addii ow ner ofhi t i buidi t ar deni cerii i f t 20% cr tm ay edis h. n ton, s s orc l ngs hat e ed tfcaton or he edi notcl m t 10% cr t The 10% Rehabiiaton Tax Cr tonl applest non- s orc,non- es dentalbuidi ai he edi. lt i edi y i o hi t i r i i l ngs buitbef e 1936. The t ofbuidi nott ow ner det m i w hi cr ti applcabl l or ype l ng, he , er nes ch edi s i e.
A pplcaton: Ther i no f m alr ew pr sf t r i i es or evi oces or he ehabiiaton ofnon- s orc buidi . The t cr tm us lt i hi t i l ngs ax edi t be cl m ed on I f m 3468 f t t yeari w hi t r ai RS or or he ax n ch he ehabiiat buidi i pl lt ed l ng s aced i s vi n er ce. C ode R ef erences Tax Ref m A ctof1986 ( 99: or PL 514;I er Revenue Code Secton 47) nt nal i
C onser i Facade Easem ent vat on/ s C har t e C ont i i iabl r butons f H i or c Preservaton Pur or st i i poses
D escr pt on i i
The ow nerofa hi t i pr t can ear a s gnii s orc opery n i fcantone-i e i tm ncom e t deducton by donatng a cons vaton ax i i er i eas entt a qualf ng pr er i or zaton s ast LosA ngel Cons vancy. A n eas enti a l em o iyi es vaton gani i uch he es er em s egal agr entbet een a pr t ow nerand a cons vaton gr w hi r ti st pr t sf ur devel ent eem w opery er i oup ch es rct he opery' ut e opm rght by alow i t pr er i gr t r ew i per uiy changest t pr t W ih a f i s l ng he es vaton oup o evi n pet t o he opery. t acade eas ent em , t ar cover by t eas enti t caly t buidi sext i envel he ea ed he em s ypi l he l ng' eror ope. O t cons vaton eas ent m ay her er i em s s f hi t i l s gnii peciy s orcaly i fcanti erors nt i pacesort l cape on w hi t buidi s t . he ands ch he l ng is
Benef t is
Prot i ecton: A cons vaton eas entpr ect a buidi sval e hi t i and ar t ur qualtesby r ti i er i em ot s l ng uabl s orc chiect al ii es rctng t rghtt alerisappear he i o t t ance,even afert pr t changesow ner hi t he opery s p. I ncom e Tax D educton: D onor can deductt val oft eas entf om t ri i s he ue he em r hei ncom e t axesi t yearoft n he he gr . The eas entsval i det m i by es abls ng t f rm ar val oft pr t w ihoutt eas ent ant em ' ue s er ned t i hi he ai ket ue he opery t he em and t s r i t val f rm ar val oft pr t w ih t eas entr ti i bas on lm iatons hen ubtactng he ue ai ket ue he opery t he em es rctons ed i ti off ur devel ent i udi a buidi shei ,dens t and us The dif ence bet een t t o am ount i ut e opm , ncl ng l ng' ght iy e. f er w he w ss t val oft eas ent The Cons vancy can pr de applcant w ih a ls ofqualfed appr s sw ih he ue he em . er ovi i s t it ii ai er t experence i cons vaton eas entas es m ent i or t val t eas ent i n er i em s s s n der o ue he em . R elefPri t I t eventofa nat aldi as er hol sofcons vaton eas ent ar ofen gi prort by i oriy: n he ur s t , der er i em s e t ven i iy r i or zatonslke FEM A t r ve gover entf ng f any neces ar r rw or elef gani i i o ecei nm undi or s y epai k.
El gi l t i bi i y
Propert Type: The buidi need notbe depr abl ori y l ng eci e ncom e pr oduci Prvat r i ng. i e es dencesar elgi e. e i bl C ertfed H i t c St ure: The buidi m us be a cerii hi t i s r ur ls ed i t N atonalRegi t of ii s ori ruct l ng t tfed s orc tuct e i t n he i s er H i t i Pl s orc acesorpar ofa N atonalRegi t di ti . M any m or s r ur ar elgi e f t Regi t . The Los t i s er s rct e tuct es e i bl or he s er A ngel Cons vancy can as i ta pr t ow neri det m i ng t elgi lt ofpot i pr tes es er ss opery n er ni he i biiy ental operi . Scope and A cces : The eas entcan appl t a pori ofa buidi i udi t f s em yo ton l ng, ncl ng he acade,t i erorort l he nt i he and on w hi a buidi i l ed. I t i erori i uded i t eas ent i m us be acces i e t t publc. For ch l ng s ocat f he nt i s ncl n he em , t t s bl o he i prvat r i i e es dences vi i f , ew ng acadesf om publc s r squalfesasacces i e. r i teet ii s bl
R est i i r ct ons
M ort gages I t e i a m orgage on t pr t t l : f her s t he opery, he enderm us s gn of on t eas ent ti f he em . Pres ervaton: D em olton,aler i and m odii i t f ur s fed i t eas entm us be appr i ii t atons fcatons o eat es pecii n he em t oved by t pr er i or zaton and ar r ew ed i accor he es vaton gani i e evi n dance w ih t Secr ar oft I eror sSt t he et y he nt i andar f t ds or he Tr m entofH i t i Pr tes eat s orc operi . A m ount The am ountoft chart e conti i cannotexceed 50% oft t : he iabl rbuton he axpayer sadj t gr si us ed os ncom e i n t yearofdonaton. H ow ever t am ountby w hi t conti i exceeds50% can be car i overup t fve he i , he ch he rbuton red o i year . A n account ort ator s s ant ax t ney houl be cons t t det m i t t beneft f a s fc donor d uled o er ne he ax is or pecii . U s I pr i t m s t eas ents e: n actcal er , he em houl nots gnii l r rctt buidi sus Forf d i fcanty esti he l ng e. acade eas ent , em s ext i changesr r cons t i w ih t pr er i or zaton. U nl st i erori s fcaly i uded eror equie ulaton t he es vaton gani i es he nt i s pecii l ncl i t eas ent i eroraler i can be m ade att ow ner sdi cr i n he em , nt i t atons he s eton. D uraton: The eas enti r ded on t tte and r i per uiy w ih t deed t t pr t r dl sof i em s ecor he il uns n pet t t he o he opery, egar es t ow ner he .
C onser i vaton/Facade Easem ent ( s contnued) i

Enf orcem ent The chart e or zaton enf cest eas entt ough perodi i pectons : iabl gani i or he em hr i c ns i . N at uralD i as ers The eas entcan al o cont n cerai pr s onst gover t r t aton ordem olton oft s t : em s ai t n ovi i o n he es or i ii he buidi i t eventofa nat aldi as er Thes can i ude r rng t ow nert hol cas t l si ur l ng n he ur s t . e ncl equii he o d ualy os ns ance cover orappl t eas entt beneft t t cas t l sr t aton. Tr ur Regul i Secton 1. age y he em ax is o he ualy os es or i eas y aton i 170A14( 6 es abls t es d condii underw hi t eas entcan be lfed orm odii s ectt j ci g) t i hes hr hol tons ch he em it fed, ubj o udi al appr . I t eventofa s e f l i t extngui hm entoft eas ent t donee or zaton w oul r ve oval n he al olow ng he i s he em , he gani i d ecei a pr opori e am ountoft s e pr tonat he al oceeds . C ode R ef erences : Tax Ref m A ctof1986;TaxpayerRelefA ctof1997 or i I ncom e Tax D educton:I er Revenue Code Secton 170( i nt nal i h) Es at Tax D educton:I er Revenue Code Secton 2031,2055 ( ) te i nt nal i f
Cost s
A pplcaton: A flng f i pai t t LosA ngel Cons vancy -$250 f i i ii ee s d o he es er or s ngl - am iy r i i pr tes $500 f m ulif iy orr i i pr tes i e f l es dental operi , or t- am l es dental operi . A pprai al A ppr s f w ildif dependi on t s ze oft pr t and t s : ai al ees l f er ng he i he opery he com pl t oft eas entdonaton. exiy he em i Fii Fee: Eas ent m us be fl w ih t LosA ngel Count Regi tar lng em s t ied t he es y sr Recor i N or al The flng f i $9 f t fr tpage and $3 f each der n w k. ii ee s or he is or addii tonalpage. D ocum ent i I s e cas ,pr es i aton: n om es of s onalphot docum ent i oft ar o aton he eas cover by t eas entm ay be r r Thes cos sw ilvar accor ng t t ed he em equied. e t l y di o he num berand t ofphot aphsr r ype ogr equied. Eas entM ai enance: The LosA ngel Cons vancy char a one-i e f equalt 5% oft val oft em nt es er ges tm ee o he ue he eas entdonaton t covert cos ofm ai ai ng t eas enti per uiy,w hi i udesadm i sr i and em i o he t nt ni he em n pet t ch ncl ni taton i pectons ns i . EXA M PLE O F A TA X D ED U C TI N FR O M A C O N SER V A TI N EA SEM EN T O O
V A LU E O F BU I I G W I LD N TH EA SEM EN T Fai M arketV al ofExi tng Propert .... 000, r ue si y....$15, 000 -Fi s or ofi buidi ve t y fce l ng -100, s 000 quar f e eet -Concr e cons r i et t ucton -H i t i l s gnii s or caly i fcantf acade BU I I G V A LU E W I O U T EA SEM EN T LD N TH C as 1-I e ncom e M et hod Cal at val ofl wih enttem entt devel cul e ue and t il o op pr oper y t is hi t o t ghes and bes us wihouteas ent t t e t em r t i i and wihi exi tng z ng r es r cton t n s i oni equi em ent r s V al ofU nencum bered Propert ........$17, 000 ue y......... 000, V al ofEas ent..................... $2, 000 ue em ..................... 000, ( $17, 000 $15, 000) 000, 000, C as 2-C om parabl Sal M et e e es hod Com par s e pr cesoff eas entencum ber e al i our em ed pr oper i f om t ee t s tes r hr o even year afer dat of s t e val i t s e pr ces off com par e uaton o al i our abl unencum ber pr ed oper i tes D i i i i val ofeas entencum bered propertes m nuton n ue em i com pared t nono encum bered propertes i Pr oper y 1 t 12. 5% Pr oper y 2 t 9. 0% Pr oper y 3 t 8. 5% Aver di i i i val .............. 0% age m nuton n ue...............10. V al ofEas ent.....................$1, 000 ue em ..................... 500, ( 000, x 10. ) $15, 000 0% TA X SA V I G S N ( i C as 2) us ng e V al ofCons vaton Eas ent. .......... 500, ue er i em ........... $1, 000 Tax Rat e x 40% V al ofTax D educton.................. ue i ..................$600, 000
The ElCapian Theat on t re H olywood Boul l evard est i ablshed is f t acade easem enti 1985. n
C onser i vaton/Facade Easem ent ( s contnued) i

Conser i Facade Easem ent D onat on Pr vat on/ i ocess
Elgi lt i biiy To cl m a chart e deducton f an eas entdonaton, ai iabl i or em i a pr t m us be i vi l ls ed i t N atonal opery t ndi dualy i t n he i Regi t ofH i t i Pl ,orbe a conti i s r ur s er s orc aces rbutng tuct e i a N atonalRegi t H i t i D i ti . U nl st n i s er s orc s rct es he pr t i i vi l ls ed i t N atonalRegi t ,t opery s ndi dualy i t n he i s er he ow nerm us com pl e Par Ioft "H i t i Pr er i t et t he s orc es vaton Cerii i A pplcaton, avaiabl f om and s tfcaton i i " l e r ubm it ted t t St e H i t i Pr er i O f i i t s at w her o he at s orc es vaton fce n he t e e t pr t i l ed. I t pr t i i t pr sof he opery s ocat f he opery s n he oces bei nom i ed t t N atonalRegi t ,t ow nerm ay ng nat o he i s er he s ilteatt donaton oft eas entasa chart e tl r he i he em iabl conti i pr ded t pr t becom esls ed i t rbuton, ovi he opery i t n he N atonalRegi t by t tm e f alt i s er he i eder axesar due ( us e pl s x m ont ofext i )i t yearf l i t i hs ens ons n he olow ng he donaton. i D ocum ent i aton W hen t LosA ngel Cons vancy accept an eas ent he es er s em , t Cons vancy' ator pr e a dr toft he er s t ney epar s af he eas entdocum entf r ew by t ow ner hi / em or evi he , s her ator t ney,and account . Thi i udest l ant s ncl he egal des i i oft pr t t r t aton and crpton he opery, he es or i m ai enance r r ent ,and t phot aphi nt equiem s he ogr c docum ent i ofexi tng condii ,i udi gr c aton si tons ncl ng aphi gui i f any f ur r t aton. The ow nerand t delnes or ut e es or i he Cons vancy r ew t sdr tand m ake any changest er evi hi af hat ar m ut l agr e ualy eeabl e.
The f acade easem entf t renovat W it or he ed lern Theat hel ensure t i egriy oft re ped he nt t he buidi s hi ori ArtD eco ext or. l ng' st c eri
A pprai aland A pproval s s A feragr enti r t eem s eached on t t m soft eas ent t ow nerm us obt n an appr s oft val oft he er he em , he t ai ai al he ue he eas ent Thi appr s pr si udeses i atng t cos ofcom plance w ih t r t aton and m ai enance em . s ai al oces ncl tm i he t i t he es or i nt r r ent oft eas ent Fort sr on,t appr s cannotbe com pl ed untlt eas enti dr t equiem s he em . hi eas he ai al et i he em s afed. Set l ent tem I advance oft s tem entoft eas entcontactbet een t ow nerand t LosA ngel Cons vancy,t n he etl he em r w he he es er he ow nerm us s t ubm i t t Cons vancy t cons oft m orgage hol and a cur enti ur t o he er he ent he t der r ns ance cerii e. A f tfcat ee t t Cons vancy paysf t com pl i oft dr tng oft eas entdocum entand enabl t Cons vancy o he er or he eton he afi he em es he er t enf ce and adm i s ert eas enti o t f ur Folow i s tem ent t Cons vancy r dst eas ent o or ni t he em nt he ut e. l ng etl , he er ecor he em and f w ar t t ow nert r di i or aton. or ds o he he ecor ng nf m i Ti i m ng The am ountoftm e r r t pr seas ent can t f om t ee w eekst t ee m ont ,dependi on t i equied o oces em s ake r hr o hr hs ng he com pl t oft pr t and t ext oft negotatonsr r f eihert t m sand condii oft exiy he opery he ent he ii equied or t he er tons he eas entort r t aton and m ai enance s fcatons O t f or af ectng t eas entpr aton em he es or i nt pecii i . her act s f i he em epar i pr sar t l h oftm e t ow nerand ator t t r ew t docum entand t tm e t m orgage hol oces e he engt i he t ney ake o evi he he i he t der t akest pr siscons t t eas ent I i bes t begi t eas entpr aton pr seary i t o oces t ent o he em . t s t o n he em epar i oces l n he cal endaryeari or t ens e t s fci tm e i avaiabl t pr st docum ent by year end. n der o ur hat uf i ent i s l e o oces he s I ncent ves f Pr vi H i or c Bui di i or eser ng st i l ngs 7
M i l A ct ls
D escr pt on i i
The M il A cti a s at l t alow scii t ent i o contact w ih ow ner of ls s t e aw hat l tes o er nt r s t s hi t i pr test pr de pr t t r i i exchange f t contnued s orc operi o ovi opery ax elef n or he i pr er i oft hi t i pr t Forpr tesw her l r es sa l ge es vaton he s orc opery. operi e and epr ent ar pori oft m ar val s asi hi dens t com m er aland r i i ton he ket ue uch n gh iy ci es dental di ti s t M il A ctadj t t pr t t t r l t act us oft s t s rct , he ls us s he opery ax o efect he ual e he ie, t ef e of erng s gnii her or f i i fcantt r ax eductonsofappr m at y 50% f new l i pr i oxi el or y m oved orr ecenty pur ed pr tes l chas operi .
El gi l t and R est i i i bi i y r ct ons f t Ci y ofLos A ngel or he t es

Propert Types O w ner occupi s ngl f iy r i y : ed i e am l es dencesw ih a pr t t t opery ax as es m entof$500, orl sar elgi e. I s s 000 es e i bl ncom e pr oduci com m er alpr tes ng ci operi (ncl ng aparm entand i i udi t ndus ral val at$1, 000 orl sar al o elgi e. The ti ) ued 500, es e s i bl Culur H ert Com m i s on m ay gr exem ptons t t e lm is w hi has t al iage si ant i o hes i t , ch occur ed m or f equenty i r r er l n ecentyear aspr t val have s ed. Pr tes s opery ues oar operi l ed i t D ow nt n H i t i Cor orH olyw ood Redevel entD i ti ar ocat n he ow s orc e l opm s rct e exem ptf om t pr t val lm is r he opery ue i t . C ertfed H i t c St ure: To be elgi e,a buidi m us be ls ed i t N atonal ii s ori ruct i bl l ng t i t n he i Regi t ofH i t i Pl s er s orc acesorbe a conti i s r ur i a N atonalRegi t rbutng tuct e n i s er H i t i D i ti . I addii ow ner ofCiy H i t i Culur M onum ent and s orc s rct n ton, s t s orc- t al s buidi conti i t a Ciy H i t i Pr er i O veray Zone ar elgi e. A l l ngs rbutng o t s orc es vaton l e i bl l new w or i expect t m eett Secr ar oft I eror sSt k s ed o he et y he nt i andar f t ds or he Rehabiiaton ofH i t i Pr tes lt i s orc operi .
O vi tBuidi benefci at l ng, i ary ofM il Actt savi ls ax ngs
C ont ractPeri The m i m um contactperod i t year and i r od: ni r i s en s s enew ed annualy. The contacti execut l r s ed bet een t l w he ocalgover entand t pr t ow nerand i bi ng f al s nm he opery s ndi or l ucces i ow ner durng t t s ve s i he en year perod. The pr t ow nerm us alow f t perodi i pecton oft i erorand ext i t verf com plance. i opery t l or he i c ns i he nt i eror o iy i
O ri n: The enablng l s aton w aspas ed i 1976 and w ass equenty adopt by l gi i egi l i s n ubs l ed ocalcii . LosA ngel tes es, Pas adena and San D i have al adopt t act ego l ed he . A dm i s raton: The LosA ngel D eparm entofCiy Pl ng,O f i ofH i t i Res ces handl M il A ct ni t i es t t anni fce s orc our es ls adm i s r i ni taton. Fees N onr undabl applcaton f of$268. : ef e i i ee V al i uaton Pr t i val accor ng t t i opery s ued di o he ncom e m et i t Revenue and Tax Code Secton 439. I hod n he i 21. ncom e or pr ect r ali oj ed ent ncom e l scerai expens i di ded by a capialzaton r e t det m i t as es ed val es tn es s vi t i i at o er ne he s s ue oft pr t The M il A ctas es ed val i i r cul ed each yeart r l changesi i he opery. ls s s uaton s ecal at o efect n ncom e, expens ,i er tr e and am ori i es nt es at tzaton. I t pr t i ow neroccupi t i f he opery s ed, he ncom e i bas on com par e r sf s m iarpr t i t ar ori s ed abl ent or i l opery n he ea, f i uf i entr ali or aton i avaiabl t i ns fci ent nf m i s l e, he ncom e t i coul r onabl be expect t pr hat t d eas y ed o oduce under pr udentm anagem ent . C ode R ef erence: Calf ni G over entCode Secton 50280 and Revenue and Tax Code Secton 439. ior a nm i i 1
Cont s act
H i t i Pr tesContact M anager s orcal operi r s D eparm entofCiy Pl ng,O f i ofH i t i Res ces t t anni fce s orc our 200 N Sprng Steet Room 667 i r , Los A ngel Calf ni 90012 es ior a ( 213)9781200 D enni W eber s St e ofCalf ni at ior a O f i ofH i t i Pr er i fce s orc es vaton PO Box 942896 Sacr ent CA 94296am o 0001 ( 916)6535789 8
M il A ct( ls contnued) i
EXA M PLE O F C O M M ER C I L A PR O PER TY TA X SA V I G S FR O M TH E M I N LLS A C T
WI MI TH LLS A C T G ros I s ncom e....................... 000, ......................$2, 000 ( $20/ quar f x 100, s s e oot 000 quar f ) e eet Les Expens ......................- $400, s es....................... 000 ( annuali ur ns ance,r r ,utltes epai s iii ) N etI ncom e.........................$1, 000 ......................... 600, C apialzaton R at t i i e M or gage Rat t e 7. 75% Ri k Com ponent s 2. 00% Tax Rat e 1. 00% Am or i aton Rat tz i e 5. 00% Tot ..............................15. al.............................. 75% Propert A dj t V al i ........ 160, y us ed uaton........$10, 000 ( 600, /15. ) $1, 000 75% Tax A s es m ent.......................$101, s s ...................... 600 ( 160, x 1% pr $10, 000 oper y t r e) t ax at W I O UT M I TH LLS A C T Propert A s es ed V al i ........$15, 000 y s s uaton......... 000, ( $150/ fx 100, s ) s 000 f Tax A s es m ent....................... s s ......................$150, 000 ( $15, 000 x 1% pr 000, oper y t r e) t ax at
TA X SA V I G S N A s es m entw ihoutM il A ct s s t ls $150, 000 A s es m entw ih M il A ct s s t ls - $101, 600 A nnualPropert Tax Savi ........... 400 y ngs...........$48,
EXA M PLE O F R ESI EN TIA L D PR O PER TY TA X SA V I G S FR O M TH E M I N LLS A C T

WI MI TH LLS A C T G ros I s ncom e......................... .........................$14, 400 ( 200/ ont x 12 m ont bas $1, m h hs ed on com par e r alr es abl ent at ) Les Expens ........................- $2, s es......................... 000 ( annuali ur ns ance,r r ,utltes epai s iii ) N etI ncom e............................$12, ........................... 400 C apialzaton R at t i i e M or gage Rat t e 7. 75% Ri k Com ponent s 4. 00% Tax Rat e 1. 00% Am or i aton Rat tz i e 5. 00% Tot ..............................17. al.............................. 75% Propert A dj t V al i ........... y us ed uaton............$68, 888 ( 400 /17. ) $12, 75% Tax A s es m ent........................... s s ..........................$688 ( $68, x 1% pr 888 oper y t r e) t ax at W I O UT M I TH LLS A C T Propert A s es ed V al i ........... y s s uaton...........$250, 000 Tax A s es m ent......................... 500 s s ........................$2, ( $250, 000 x 1% pr oper y t r e) t ax at
TA X SA V I G S N A s es m entw ihoutM il A ct s s t ls $2, 500 A s es m entw ih M il A ct s s t ls - $688 A nnualPropert Tax Savi ............ 812 y ngs............$1,
I nvest entTax C r tf Low - ncom e H ousi m edi or I ng

D escr pt on i i
The I nves m entTax Cr tf Low- ncom e H ous ng r ar pr t ow ner f pr di l i t edi or I i ew ds opery s or ovi ng ow- ncom e hous ng t i o t com m uniy. W hie notexplcil a pr er i i he t l i ty es vaton ncentve,t cr tcan be us i conj i w ih t Feder i he edi ed n uncton t he al H i t i Pr er i Tax I s orc es vaton ncentve t pr de addii i o ovi tonalt s ngsi or t m ake an af or e hous ng pr ect ax avi n der o f dabl i oj f i e. M os cr t ar s d t cor at ori vi eas bl t edis e ol o por e ndi duali t st ough publc orprvat s nves or hr i i e yndi i caton.
Benef t is
The cr ti 4% peryearf 10 year f each uni i vi t 20% r edi s or s or t nvol ng he ehabiiaton t cr t Feder lt i ax edi, al s i esort exem ptbonds ubs di ax. The t cr tenabl l i ax edi es ow-ncom e hous ng s i pons sand devel st r s pr ectequiy t ough t s e of or oper o ai e oj t hr he al t beneft t i t s I ax is o nves or . nves or beneftf om t t cr tby pur i an ow ner hi i er ti one or t s i r he ax edi chas ng s p nt es n m or t cr thous ng pr ect . I t n,i t st a dolar f - l cr tagai tt rt labiiy over e ax edi i oj s n ur nves or ake l - or dolar edi ns hei ax i lt a t yearperod. The parner hi conti esequiy t t pr ectw hi t caly fnances30eni t s p rbut t o he oj ch ypi l i 60% oft he capialcos sofpr ectcons r i t t oj tucton.

Propert Types O nl r alhous ng pr ect ar elgi e f t cr t .Cr t can be alocat t new y : y ent i oj s e i bl or ax edis edis l ed o cons r i pr ect orpr ect under ng r tucton oj s oj s goi ehabiiaton. lt i Proj C os s Tax cr t ar alocat bas on t cos bas soft pr ect i udi har and s tdevel ent ect t: edis e l ed ed he t i he oj , ncl ng d of opm cos s Land cos sar noti uded i det m i ng t am ountofcr t . The f ng alocat by t I t. t e ncl n er ni he edis undi l ed he nves m ent t Tax Cr tf Low- ncom e H ous ng cover a pr ectsfnanci s tal. edi or I i s oj ' i ng horf l Thres d C rieri The H U D 221( ( Cos Li iatonsr atonss t es d crt i f pot i pr ect . hol t a: 3) d) t m t i egul i et hr hol iera or ental oj s U nism us m eetcerai s andar on t cos peruni and t num berofr r l i t t tn t ds he t t he equied ow-ncom e unis I tali t . nii ncom es ofhous dsi t cr tuniscannotexceed 60% oft ar m edi i ehol n ax edi t he ea an ncom e,adj t f hous d s ze. Ther us ed or ehol i e ar al o m i m um fnanci com m im ent and r ti i on t t alnum berofunis e s ni i ng t s es rctons he ot t.
A dm i s raton: The cr tpr am i adm i s er by t Calf ni Tax Cr tA locaton Com m it ( ni t i edi ogr s ni t ed he ior a edi l i tee TCA C) , chaied by t St e Tr ur and gover by t U . Tr ur D eparm entsI er Revenue Ser ce. r he at eas er ned he S. eas y t ' nt nal vi A pplcaton Proces : TCA C i cur enty r s ng iss ecton pr i i s s r l evi i t el i ocedur f t I es or he nves m entTax Cr t t edi. A pplcant m us now com pl e a package w hi i s ed and r i s t et ch s cor anked. TCA C t per or sa f i lt anal i on hen f m eas biiy ys s com pl e and elgi e applcatonst det m i t l et i bl i i o er ne he eveloff ng. The r ew pr st undi evi oces akesabout75 days . C ode R ef erences Tax Ref m A ctof1986;I er Revenue Code Secton 42 or nt nal i Calf ni Code ofRegul i ,Til 4,D i s on 17,Sectons10300 -10337 ior a atons te vi i i
Cont s act
Executve D iect i r or Calf ni Tax Cr tA locaton Com m it ior a edi l i tee 915 CapiolM al,Room 485 t l Sacr ent CA 94209 am o, ( 916)6546340
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C i y of Los A ngel A dapt ve R euse O r nance t es i di

D escr pt on i i
The A daptve Reus O r nance,appr i e di oved by t Ciy Counci i 1999 and r s i 2002,ai st r t i Los he t ln evi ed n m o evialze A ngel ar t ur and culur r our and encour t devel entoflve/ or com m unii . A daptve es chiect al t al es ces age he opm i w k tes i r e pr ect conver under ii buidi t m or pr eus oj s t utlzed l ngs o e oductve us s aslve/ or unis r aldw eli unis i es uch i w k t , ent lng t , condom i um s and hot s The pr s onss r lne t applcaton pr sand pr de s gnii l m or ni , el . ovi i team i he i i oces ovi i fcanty e fexi lt i m eetng buidi code and zoni r r ent . l biiy n i l ng ng equiem s
Benef t is
Land U s O rdi e nance ( t Pl ng) Ciy anni D i cr i y r ew by t Pl ng D eparm enti notr r s etonar evi he anni t s equied. M any non- plants t condii (ncl ng buidi hei ,par ng,foorar and s backs ar per it com i ie tons i udi l ng ght ki l ea et ) e m ted w ihoutr rng a varance. Res dentaldens t r r ent ar al o w ai t equii i i i iy equiem s e s ved. N ew m ez nesl st one-hid t foorar oft r zani es han t r he l ea he oom bel ar notcount asfoorar ow e ed l ea. C ons ructon G ui i ( l ng and Saf y) t i delnes Buidi et The conver i ofexi tng buidi t prvat y- ned r i i us w ilnotti s on si l ngs o i el ow es dental e l rggerdi abl acces s ed s r r ent n t r i i us ar D i abl acces i s ilr r i ar us by em pl equiem si he es dental e ea. s ed s s tl equied n eas ed oyeesand t hat ar open t t gener publc. e o he al i The cons r i gui i pr de s e fexi lt i m eetng s r ur and fr and lf s et com plance tucton delnes ovi om l biiy n i tuct al ie ie af y i r r ent . Pl e cont t D eparm entofBuidi and Saf y orFie D eparm entf s fc pot i equiem s eas act he t l ng et r t or pecii ental beneft . is
El gi l t and R est i i i bi i y r ct ons

Locaton and A ge: Buidi m us be l ed i one oft f l i ar : CentalCiy,Fi oa Cor i i l ngs t ocat n he olow ng eas r t guer rdor Econom i Devel entStat A r Chi ow n,Li n H ei s H olyw ood Com m uniy Redevel ent c opm r egy ea, nat ncol ght , l t opm Pr ectA r CentalA venue s h oft Sant M oni Fr ay and norh ofV er A ve. and pori oft oj ea, r out he a ca eew t non , tons he W is r Cent / or ow n Com m uniy r l hie erK eat t edevel entar Buidi l ed i com m er aland m ulir i i opm ea. l ngs ocat n ci t- es dental ( zonesw hos orgi buidi per isw er i s bef e J y 1,1974 ar elgi e t r ve t beneft ls ed R5) e i nal l ng m t e s ued or ul e i bl o ecei he is i t undert A daptve Reus O r nance by rght he i e di i . C om plance: A l new l cons r ed foorar exceptf m ezzani ,m us com pl w ih t ciy zoni code. i l y tuct l ea, or nes t y t he t ng Si D w eli unisand lve/ or unism us aver 750 s ze: lng t i w k t t age quar f i foorar w ih no uni l st 450 e eet n l ea t t es han s quar f . e eet
Thr deparm ent oft Ciy ofLosA ngel w ilgui as i tand f lt e t adaptve r e i pl ent i ee t s he t es l de, s s aciiat he i eus m em aton t ough a pr ectf lt i t . The t hr oj aciiatng eam eam w ilhel pr ect t ough t des gn,per itng and cons r i l p oj s hr he i m ti tucton pr oces es s . O f i oft M ayor fce he D eparm entofBuidi and Saf y t l ng et Fie D eparm ent r t
Cont s act
H am i Behdad,P. d E. M ayorsO f i ofEconom i D evel ent ' fce c opm Ciy ofLosA ngel t es 200 N Sprng Steet 13t Fl i r , h oor LosA ngel ,CA 90012 es ( 213)9780783 I ncent ves f Pr vi H i or c Bui di i or eser ng st i l ngs 11
C al f ni H i or calBui di C ode i or a st i l ng
D escr pt on i i
Pr er i and r es vaton ehabiiaton ar f equenty m ade m or difcul by unneces arl rgi i er et i oft lt i e r l e fi t s iy i d nt pr aton he buidi code. The i entoft Calf ni H i t i Buidi Code ( BC) f m ery t St e H i t i Buidi l ng nt he ior a s orcal l ng CH , or l he at s orcal l ng Code,i t pr ectCalf ni sar t ur hert by r s o ot ior a chiect al iage ecogni ng t uni cons r i pr em si enti zi he que tucton obl nher n hi t i envionm ent and of erng an aler i code t dealw ih t e pr em s The CH BC pr desaler i s orc r s f i t natve o t hes obl . ovi t natve buidi r atonsand s andar f t r l ng egul i t ds or he ehabiiaton,pr er i r t aton,r ocaton orchange ofoccupancy lt i es vaton, es or i el i ofdes gnat hi t i buidi . The CH BC ai st pr er t orgi orr t ed ar t ur el ent , i ed s orc l ngs m o es ve he i nal es or chiect al em s encour cos - f i cons vaton and pr de s et f buidi occupant . age tef ectve er i ovi af y or l ng s
Benef t is
The CH BC gi pr t owner fexi lt t fnd econom i m et ves opery s l biiy o i cal hodst alow f t r t aton ofhi t i o l or he es or i s orc f ur w hie s ilr ai ng t s r ur hi t i i egrt M any pr ect t w oul ot w i e be fnanci l eat es l tl et ni he tuct es s orc nt iy. oj s hat d her s i aly i pos i e undert m s bl oday' buidi codesar m ade f s bl by t CH BC,w hos r atonsar per or ances l ng e ea i e he e egul i e f m orent r hert pr crptve. i ed at han es i i
El gi l t and R est i i i bi i y r ct ons

C ertfed hi t c s ruct ii s ori t ure: To be elgi e,a buidi m us be ls ed i t N atonalRegi t ofH i t i Pl i bl l ng t i t n he i s er s orc acesor conti e t a N atonalRegi t H i t i D i ti . I addii ow ner ofCiy H i t i - t alM onum ent and rbut o i s er s orc s rct n ton, s t s orc Culur s buidi conti i t a Ciy H i t i Pr er i O veray Zone ar elgi e. A l new w or i expect t m eet l ngs rbutng o t s orc es vaton l e i bl l k s ed o t Secr ar oft I eror sSt he et y he nt i andar f t Rehabiiaton ofH i t i Pr tes ds or he lt i s orc operi . N ew C ons ructon: N ew cons r i m us conf m t t r arcode,w hie el ent w ihi t hi t i pori t i tucton t or o he egul l em s t n he s orc ton ar af or t l iude ofappr i e aler i . e f ded he att oprat t natves Subs andard Buidi : The CH BC i nota lcens t m ai ai a s t t l ngs s i eo nt n ubs andar buidi U nderSecton 8d l ng. i 109,al l qualf ng buidi m us com pl w ih m i m um s andar outi by t code. iyi l ngs t y t ni t ds lned he
O ri n: The CH BC w aspas ed i 1976 and w ast fr tofiski i t naton. The CH BC super gi s n he is t nd n he i cedesal ot l her Calf ni buidi codes ior a l ng . Enf orcem ent The St e H i t i Buidi Saf y Boar ( BSB)w ihi t O f i oft St e A r t over ees : at s orc l ng et d SH t n he fce he at chiect s t CH BC and isappeal . H ow ever l he t s , ocalenf ci agenci s ast LosA ngel D eparm ent Buidi and or ng es uch he es t of l ng Saf y ar al o r r t us t code. A ler i s andar ar handl on a cas by- e bas sdependi on t et e s equied o e he t natve t ds e ed e- cas i ng he buidi and isus l ng t e. C ode R ef erences Calf ni St e H ealh and Saf y Code Par 2. Calf ni H i t i Buidi Code,Sectons18950 -18961 ior a at t et t 7- ior a s orcal l ng i Calf ni A dm i s r i Code-St e Buidi St ior a ni tatve at l ng andar ,Til 24,Par 8 ds te t
Cont s act
Executve D iect i r or St e H i t i Buidi Saf y Boar at s orcal l ng et d c/ D SA H eadquarer O f i o t s fce 1102 Q Steet Suie 5100 r , t Sacr ent CA 95814 am o, ( 916)4457627
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200 North Spring Street, Los Angeles, CA 90012 (213) 978-0600 Fax: (213) 978-0780 http://www.lacity.org/mayor
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LA Adaptive Reuse Program Guide

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LA Adaptive Reuse Program Guide

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City of Los Angeles

Second Edition February 2006

Adaptive Reuse Program Summary

California Environmental Quality Act (CEQA):

Riv ers ide Dr Go ld en

Ronald Reagan Fwy

Santa Susana Pass Rd

7th St 8th St 9th St

Bonita Ter Franklin Av

a lia Bl gnoli agno Ma

Formosa Av Detroit St La Brea Av

S Ave evera S nce carf St f S t

M Los ain S An t gele s

Hollywood Community Redevelopment Project Area

Central City Community Plan Area

Franklin Av Hollywood Bl Sunset

outh South Exposition Bl adena Pasadena

Gol de n St Row ate ena Fw Av y

Tem escal Cyn

Pl ton hing Was

Oly lym mp pic ic

East Los Angeles

Santa Monica Fwy

Bl n gto hin Was

nte San Vice

St San Bernardin Fwy o

Monterey City Terrace

Glenda le Echo Park

6th St Wilshire Bl 7th St 8th St

Long Beach Fwy

105 Fwy & Transit Wy

ho Rancho Dominguez uez

Lakewood Carson Long Beach

Wilm ing ton

Lomita Palos Verdes Estates Rolling Hills Estates

Pacific Coast Hwy

Pacific Coast Hwy

Rancho Palos Verdes

Adaptive Reuse Incentive Areas In the City of Los Angeles

Wilshire Center/Koreatown Community Redevelopment Project Area*

Martin Luther King Bl

Marina Del Rey

Huntington Park Florence

Fox Hills Ladera Heights Av Centinela

Figueroa 37th Corridor St Economic Development Alhambra Strategy Area

ndo Ferna San

Vis ta Del Ma r r Persh ing Dr

Harbor Fwy & Transit Wy

ADAPTIVE REUSE PROJECTS FILING GUIDE

Zone and Age of Building1

CR, C1, C1.5, C2, C4, C5, CM and R5 zones

Buildings constructed before July 1, 1974

Adaptive Reuse Ordinances (ARO)

DOWNTOWN INCENTIVE AREA

Pic oB lvd Wa shi ngt on Blv d

Central City Community Plan Area

Santa Monica Frwy

Ven ice Blv d

Gr and Oli Ave ve Bro Hill St a d w St Lo Ma a y s A in S ng e t le s St Ma pl e St

Martin Luther King Jr.

Downtown Adaptive Reuse Ordinance