Starting a development project in Los Angeles can be a daunting task. The piecemeal regulations created at the behest of many distinct stakeholder groups have resulted in a complex zoning system with numerous exceptions and qualifications. One challenge with all these interested parties is that they assert their preferences on your project, which can oftentimes limit the profitability of your project. The following resource is intended as a guide to help you create the project you want to build.
ZImas, An invaluable Resource
ZIMAS is a GIS mapping program that allows you determine permissible uses for a site in Los Angeles. In order to start engaging in this process, it is important to have a somewhat cogent idea of the type of business that you wish to create. Additionally, it is important that you define the activities
1.) Identify any parcels of Interest; Start by identifying the parcel you are interested in using the address, APN, or selecting it via the map.
3.) Review Any Specific Cases; Next, click to expand the tab that says “Case Numbers”. These documents provide specific information related to the plan area and the exact site. Often times these document will place additional conditions on the site.
6.) Consider LAMC General Requirements; Certain uses are
7.) Review Any Conditional Uses or Restrictions;
2.) Identify the Parcel’s Zoning; Click to expand the “Planning and Zoning” tab. The “zone” will be listed under “zoning.” Other potentially relevant zoning information will be located below the primary zone. Pay special attention to any [Q] conditions which may appear.
For more information about specific zones visit “Summary of Building Uses by Zone”.
4.) Review Any Specific Plan Documents and CDO Requirements; The specific plan documents provide additional neighborhood specific restrictions. Often these PDF documents provide design requirements or guidelines. Because these plans often receive less oversight, they can be less well conceived than other zoning requirements. Thoughtful negotiations with council members and neighborhood groups can often refine the requirements of these documents, resulting in better projects.
Specific Plans are linked on ZIMAS, but can also be accessed here.
5.) Determine Parking Restrictions; Parking restrictions can be found in a variety places. While generally parking restrictions are located in the Los Angeles Municipal code (summary), incentives can reduce or even eliminate the parking requirements. Additionally, the Specific Plan or [Q] conditions can add additional parking requirements. Finally, neighborhood and community groups are often sensitive to parking demands because parking restrictions have a very real impact on day to day parking in the neighborhood. Often, there are unspoken parking requirements for neighborhoods that are enforced by local community groups that will threaten to sue projects that do not provide sufficient parking. Parking also has very restrictive requirements about orientation, size, access, and shape governed by the Los Angeles Department of Building and Safety.
Visit this page for a complete discussion of parking.