The Los Angeles City Planning Department recently announced it will soon correct numerous mistakes in its Transit-Oriented Communities maps and related designations on the department’s online information site, ZIMAS. The department announced that these mistakes could “severely impact” future TOC projects, especially in the Valley and in West Los Angeles.
The mistakes primarily involve properties that were erroneously labeled as eligible for certain TOC incentives due to their locations near bus stops. It turns out, these locations do not meet the “Major Bus Stop” requirements in the TOC Guidelines. As a result, many properties will have their Tier determination downgraded or could even be eliminated from TOC eligibility altogether.
In addition, the department announced it will soon measure the required 750-ft. distance for a Tier 4 property located near a metro rail station/Rapid Bus stop only from the nearest metro rail station entrance and not from either the station entrance or nearest Rapid Bus stop at the same intersection. This is expected to impact additional, potential project sites.
The TOC incentives were developed pursuant to Measure JJJ, the measure passed by city voters a few years ago to encourage development of more affordable housing in high-transit areas. The department uses tiers (one through four) to designate the level of incentives and additional housing that is available to a project site. The higher the number, the more incentives.
Revised TOC maps are expected to be released this month, but the department didn’t specifically announce a release date.
Planning staff said these changes will not impact TOC applications that have already been accepted for processing, and that they will honor any TOC application request based on the current map as long at the TOC pre-submittal application is submitted prior to release of the revised map and the fees have been paid.
So any property owners or developers who are considering a TOC project should submit the TOC verification application as soon as possible.
For help with a TOC submittal, please contact Chris Parker at Chris@pccla.com or 818-591-9309.
The mistakes primarily involve properties that were erroneously labeled as eligible for certain TOC incentives due to their locations near bus stops. It turns out, these locations do not meet the “Major Bus Stop” requirements in the TOC Guidelines. As a result, many properties will have their Tier determination downgraded or could even be eliminated from TOC eligibility altogether.
In addition, the department announced it will soon measure the required 750-ft. distance for a Tier 4 property located near a metro rail station/Rapid Bus stop only from the nearest metro rail station entrance and not from either the station entrance or nearest Rapid Bus stop at the same intersection. This is expected to impact additional, potential project sites.
The TOC incentives were developed pursuant to Measure JJJ, the measure passed by city voters a few years ago to encourage development of more affordable housing in high-transit areas. The department uses tiers (one through four) to designate the level of incentives and additional housing that is available to a project site. The higher the number, the more incentives.
Revised TOC maps are expected to be released this month, but the department didn’t specifically announce a release date.
Planning staff said these changes will not impact TOC applications that have already been accepted for processing, and that they will honor any TOC application request based on the current map as long at the TOC pre-submittal application is submitted prior to release of the revised map and the fees have been paid.
So any property owners or developers who are considering a TOC project should submit the TOC verification application as soon as possible.
For help with a TOC submittal, please contact Chris Parker at Chris@pccla.com or 818-591-9309.
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