All Forum Posts by: Jake Malott

@Damaso Bautista I'm going to provide you with the link but here is the exact language from the proposed bill: 

(m) “Transit-rich housing project” means a residential development, the parcels of which are all within a one-half mile radius of a major transit stop or a one-quarter mile radius of a stop on a high-quality bus corridor. 

A project shall be deemed to be within the radius if both of the following apply:

(1) All parcels within the project have no more than 25 percent of their area outside of a one-half mile radius of a major transit stop or a one-quarter mile radius of a stop on a high-quality bus corridor.

(2) No more than 10 percent of the residential units or 100 units, whichever is less, of the project are outside of a one-half mile radius of a major transit stop or a one-quarter mile radius of a stop on a high-quality bus corridor.

https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB50

@Brandon Carlson less than 750 feet away from a Metro Line or two rapid transit bus line routes is going to be Tier 4. 

If you'd like to see where your property lies you can go to www.zimas.lacity.org type in your property address and on the left side of the screen you'll find a box with different visual filters. One of those is actually a TOC bonus filter. It will show you which Tier you fall under. **Note you'll need to submit a Tier Verification form (~$600 fee) to guarantee which Tier the property falls under. 

I’m glad I could offer some insight. Thanks!

Hi Damaso,

SB-50 will be state wide if it gets voted in. 

Matthew,

Thanks for the follow up. Glad to see some fellow LA professionals keeping up with the latest. West LA is obviously a great place to invest at all times and south bay / Inglewood is on the radar for all the new development happening. 

Broker caravan charts have shown NELA neighborhoods to still be strong in sales and development meaning: Glassell / Highland / Etc. The proximity to downtown and the highway/expressway crossing is attractive. Boyle Heights appears to be ripe for redevelopment in the next few years as well. West Adams is also worth looking into in my opinion. Just from discussing with newly weds I’ve heard that area come up a few times for new homeowners. 

Hi Guys, 

I'm new to the BP Pro community so I wanted to start a discussion on my interest - density and new housing in Los Angeles. There are a number of things to look forward to in 2020 regarding ordinances and updates to the zoning code. 

1. TOC - Transit Oriented Community density bonus (already in effect, working well). This ordinance allows for properties within a mile radius to receive massive density bonuses and reduced parking requirements. A Tier 4 (best) property within walking distance of a metro rail can have up to an 80% density bonus with a zero parking requirement in addition to two levels being added to overall story height. 

2. ADU Ordinance V2.0 - The state just passed an updated Accessory Dwelling Unit ordinance which allows for a third unit on single family properties after the v1.0 allowed for a granny flat. Now you can have the SFD, ADU and Junior ADU on a SFD zone essentially upzoning every lot in the city of LA with exception of course (very high fire severity zones). Another grand slam for property owners is the ability to convert garages or build new detached ADU's on multifamily lots essentially adding one or two new units to an already maxed out multifamily property...the best part is it's by right. No discretionary action necessary.

3. See my post in co-living thread but this is a rising star in the national market and LA is no different. Expect co-living on a variety of fronts to begin making its way through LA. From mom and pop style to institutional backed big blocks this is going to keep rising. I expect 1-3 years before an ordinance is written to address the new style of housing. 

4. SB50 vote delayed to 2020 - The pro housing communities are already talking about this one, up for vote in the new year. This asks for concentric (circle drawn around a point) upzoning of all properties to allow 4 and 5 story apartment buildings and increased density among other things. Many people disagree with it and believe it's too much a of a blanket approach coming from the state level. This would inevitably change neighborhood character in a lot of places but don't imagine LA to look like NYC in the future with bills like this, think more London / Paris. 

Would love comments on some of these. It's an exciting time for Los Angeles. This city is RIPE for development, you just have to know which tools to use. 

I'm a land use consultant and I've been studying co-living for the past 6 months here in Los Angeles. The national market is pointing in the direction of this taking off in big cities and here in LA there are around a dozen co-living operators of different class and type getting their projects up and running. I was so curious I actually moved into a pod style co-living arrangement to see how it works from the inside. I chose twin size bed, large locker, shared hallway bathroom.

I signed up for six months to test the pain points and I'm just over a month in. First you have to understand that this type of living situation requires flipping a switch on how you think of your living arrangement. In co-living the bedroom is no longer recreation but purely utility - for sleeping, perhaps some private time for listening, but you're not spending much time there...this is because this type of living is not typical for someone who has a lot of time to kill - it's intended for those in transition who are working toward some goal or objective whether that being to save for an apartment or to get a new career off the ground. Girlfriend/boyfriend time has to go to their place or a hotel. 

The building I'm in is all male, has 20 beds / unit and a demographic of 19-33yo. A sample of people here are as follows: 

1. 1. MBA from Memphis pursuing a degree at FIDM fashion design school 
2. 2. Former Isreali non-profit political consultant with a fresh green card starting a new life
3. 3. Multiple actors/musicians new to the city 
4. 4. Expat from Japan here to study Japanese for a year earning an Associates Degree for a better chance at citizenship in Tokyo
5. 5. Puerto Rican wrapping up a UX / UI training program and in LA less than 6 months 
6. 6. Former Army intelligence here in LA studying directing at LA film school 

etc... you get the point

Price point per bed is $795 / mo with 6 month commitment for a twin bed // $895 per bed / mo with 6 mo for full sized bed - add $100 per month for either option if you opt for month to month. 

In LA you need a minimum of 30 day stay to avoid the new short term rental ordinance into effect Nov '19. 

This particular setup I live in has by right 4 units on the property and another property down the street, with another property under construction, same street. Smart security accessible via an app on a "member's" phone allows for access to the amenity rooms of any other property the company offers. Example: one property has a recording studio, one has a home theatre, one has an enlarged gym, each have a co-working space. Essentially this amenity concept can spin off in any direction you imagine. 

[Solicitation Removed by Moderators]

I'm new to the BP Pro community and looking forward to connecting with other professionals in LA. I'm involved in the pro housing community as well and this is one of the many necessary innovations we'll need to fight housing shortage. 

Cheers!