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TOC Incentives:  Win-Win for Multi-Family Developers and Affordable Housing

10/22/2018

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The City of Los Angeles adopted an ordinance in September 2017 that created incentives to include affordable housing units in multi-family residential developments located within designated Transit Oriented Communities (TOC).  There are four TOC Tiers, based on the distance between a property and a qualified Major Transit Stop.  All qualified properties must be within one half mile of a Major Transit Stop, however, the type of Major Transit Stop and the distance determine the Tier level for each property.
 
The City has undertaken these zoning changes to encourage developers to build more affordable housing, so developers are offered a number of incentives to include affordable housing units in their projects.  Housing developments must provide restricted affordable units according to percentages required by each Tier.  The higher the Tier, the more affordable housing units are required - however, higher Tiers also have the greater incentives, such as up to an 80% increase in the number of total units allowed.

There are several base incentives which every eligible project can utilize, as well as additional incentives which apply when certain conditions are met.  These incentives tackle some of the major stumbling blocks many developments face, such as providing enough parking and maximizing allowable floor area or building height.

Of course, as may be expected, applying for TOC incentives through the City's Planning Department adds a layer to the already tedious and sometimes frustrating plan check process, but for developers it can be worth the effort to maximize the number of units and return on investment.  

Please contact S K Architects if you would like to explore the possibilities for developing your property.

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Who can build an  ADU - Accessory Dwelling Unit on their property?

10/15/2018

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Accessory Dwelling Units (ADU's) are a great way to enhance the value of your home.  They can provide independent housing for family members and caregivers or can be rented to supplement monthly income.  There is also the option for homeowners to downsize and live in the ADU while renting out the main house.  

ADU's can be located in a variety of places on the property.  Typically, they are a garage conversion, a re-vamping of existing space within the home, or a separate structure on the property which has been converted or built specifically for use as an ADU.

The size allowable for the ADU is determined by a number of factors including the lot size, the current lot coverage and the square footage of existing structures. The State of California sets limits, however, local zoning regulations apply that ultimately determine the maximum size ADU for each property.

The following apply to all ADU's :
  1. Lot must be zoned for single-family or multifamily use and contain an existing, single-family dwelling.
  2. ADU must have independent exterior access from the existing residence
  3. ADU must have a minimum size equivalent to that of an efficiency dwelling unit (150 square feet)
  4. ADU is limited to a maximum size of 50% of the existing structure - but cannot exceed 1200 square feet
  5. ADU cannot be sold separately from the main home 
  6. Only one ADU is permitted on a property
  7. Owner occupancy is not required by the state; however, local governments can require an applicant to be an owner occupant.
  8. If the property is within half a mile of public transportation, additional parking for the ADU will not be required.  
If you are interested in adding an ADU to your property, contact S K Architects and we will help figure out what can be done on your property.

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S K Architects
4040 Palos Verdes Dr. N,  Suite 201
Rolling Hills Estates,   CA   90274
P:  310.544.7272  Email:  sk@skarchitects.com
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