June Land Use Report – Information on pending council motions, council referrals, land use-related programs, resources, articles.  Not an official NC adopted report.

City legislation

CF 17-1432-S1 – Motion (Bonin – Koretz – Raman) relative to instructing the Department of City Planning, Los Angeles Housing and Community Investment Department, and City Attorney, in consultation with the Los Angeles Department of Building and Safety and the Los Angeles Fire Department, to report on the feasibility of and recommendations for expanding the provisions of the existing Interim Motel Conversion Ordinance to existing commercial office buildings; and, requesting the City Attorney to prepare draft changes to the Motel Conversion Ordinance that would allow the repurposing or adaptation of commercial office buildings into supportive and transitional housing with supportive services. Heard in PLUM 6/1/21 (Item 6)  At City Council 6/9/21

Sample Motion Language:  MOTION: ______ NC supports the Council motion requesting staff reporting on the feasibility of and recommendations for expanding the provisions of the existing Interim Motel Conversion Ordinance to existing commercial office buildings; and, requesting the City Attorney to prepare draft changes to the Motel Conversion Ordinance that would allow the repurposing or adaptation of commercial office buildings into supportive and transitional housing with supportive services. 17-1432-S1_mot_03-24-21.pdf (lacity.org)

CF 11-1973-S1 – Motion (Koretz – Bonin – Ridley-Thomas) relative to instructing the Department of City Planning, with the assistance of the Department of Building and Safety, and in consultation with the City Attorney, to prepare a report with recommendations as to the feasibility of amending the Adaptive Reuse Ordinance (Ordinances No. 172571 and 175038), as follows: (1) amend the definition of an Adaptive Reuse project in Los Angeles Municipal Code Section 12.22 A.26, to include Supportive Housing and Transitional Housing as eligible dwelling uses for conversion; (2) waive minimum Floor Area per dwelling unit, or guest room, for Supportive Housing and Transitional Housing developments; (3) allow the required number of off-street parking spaces to be the same as the number of spaces that existed on the site, or reduced to the Supportive Housing or Transitional Housing parking requirements; and, (4) allow by-right conversions of Supportive Housing and Transitional Housing through Adaptive Reuse projects citywide. Heard in PLUM 6/1/21.

CF 12-0460-S4-Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline Sections 15378(b)(5), 15061(b)(3), and 15308 (Class 8); report from the Los Angeles City Planning Commission and proposed Ordinance amending Chapter 1 and adding Chapter 1A to the Los Angeles Municipal Code to comprehensively reorganize Zoning Code processes and procedures; and communication from the Department of City Planning relative to technical corrections to the proposed Ordinance.  Heard in PLUM 6-1-21 (Item 19) Passed.

No substantive discussion on the POLICY changes was included when Planning clearly stated that the purpose of the Chapter was to centralize all the various processes and procedures that existed throughout the various areas and chapters of the now-under revision code.  In addition, the notice for the PLUM hearing said that the approval was “relative to a technical correction” when, in fact, there were more than technical corrections considered within that part of the presentation.  There were substantive items included.

Proposed motion draft: 

_______ Neighborhood Council requests that the Los Angeles City Council postpone consideration of Council File #12-0460-S4 (The Policies and Procedures Amendment to the City Charter) for a minimum of six months in order to enable further community presentations and feedback. The document in this file, including technical amendments and attachments, are over 900 pages. To date there have been approximately 3 meetings of 1.5 hours each for the Department of Planning to summarize this extensive document and receive limited feedback. Further, “technical amendments” were made prior to the PLUM committee’s June 1 consideration which incorporated more than just technical changes and that need review and feedback.

The language supporting the Neighborhood Councils’ charter-given authority to hold public hearings and provide public comment and feedback concerning matters of land use must be restored to the Processes and Procedures amendment sections to ensure it complies with the Los Angeles City Charter and the specific authority it grants to Neighborhood Councils.

The community engagement has been insufficient to conduct a full review of the substantial changes involving land use authority and procedures.

Further we encourage that the Los Angeles City Council obtain cumis council (independent council) to review the document in its entirety to ensure that no transfer of City Council authority occurs as a result of this document and that final decision regarding land use matters remains with the City Council pursuant to the City Charter. There are numerous instances where authority appears to be vested in the Director of Planning, an unelected official, which may be in violation of the City Charter.

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CF 11-1441-S1:  Ridgeline Protection Ordinance Public Hearing to be held June 17, 1 pm.  Case No. Related Case: CPC-2021-3001-CA CPC-2021-3059-ZC CEQA No. ENV-2021-3060-ND ENV-2021-3540-CE Held By: Department of City Planning Code Studies Division.  Join Zoom Webinar: https://planning-lacityorg.zoom.us/j/86287548994    Password: 494199 Participants may also dial by phone: (213) 338-8477 or (669) 900-9128 When prompted, enter the Meeting ID: 862 8754 8994. For additional info:   Ridgeline Protection Ordinance Public Hearing notice

Staff Contact: Patrick Whalen, City Planning Associate 200 N. Spring St., Room 701 Los Angeles, CA 90012 patrick.whalen@lacity.org (213) 978-1370

The draft Ordinance amending Sections 12.03, 12.04, 12.32, 13.01 and 13.21 of the Los Angeles Municipal Code (LAMC) would create a “RP” Ridgeline Protection Supplemental Use District (SUD) that establishes regulations restricting the location and height of structures and grading requirements within proximity of identified ridgelines. The Ridgeline Protection SUD contains two levels of protection that can be applied to properties in identified ridgeline areas- RP1 and RP2. Both protection levels in the Ridgeline Protection SUD contain regulations intended to limit excessive grading and alteration of the profile of ridgelines, prevent over-sized and over-height development along ridgelines, and preserve the integrity of remaining pristine ridgelines that have not yet been built upon. The draft Ordinance establishes the Ridgeline Protection SUD in the Los Angeles Municipal Code, but does not apply it to any property. Another Ordinance will apply the RP SUD to a pilot area in Bel Air – Beverly Crest, as well as a portion of Hollywood as outlined in the related case CPC-2021-3059-ZC.

Another land use issue that has been observed in the Westside and brought to WRAC Alliance attention has inspired the following motion:

Specific Plans and Spot Zoning MOTION: The ______ Neighborhood Council opposes the City’s use of Specific Plans that would result in upzoning open space and/or low-density residential neighborhoods. The use of specific plans in this manner creates significant negative impacts for all residential communities, the environment and natural resources. We urge our City Councilmembers to reject land use applications for individual development projects; such applications represent a misuse of Specific Plans. We ask that the City Council inform planning not to process these types of requests.

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Council/Committee Referrals

CF 21-0571 Streamlined outdoor event permit process for an outdoor performance program.  To Arts, Parks, Health, Education, and Neighborhoods Committee To Public Works Committee.   Motion (Raman – et al. – Cedillo)

CF 18-0341 Draft ordinance establishing the Westchester-Playa del Rey Community Plan Implementation Overlay District.  To PLUM.  City Attorney Report R21-0177, dated May 25, 2021 relative to a draft Ordinance establishing the CPIO.

CF 13-0413 Implement and adjust fees for the Affordable Housing Bond Program (AHBP). To Housing Committee.  CAO report 0220-00540-1502, dated 6/4/21, relative to the HCID request for authority to implement and adjust fees for the Affordable Housing Bond Program based on a a BAE Urban Economics fee study.

CF 13-1289 Reappointment of Ms. Caroline Choe to the CPC for the term ending 6/30/26.  To PLUM.

CF 14-0163-S3 Sidewalk Repair Program. To Public Works Committee re: FEIR report for the Sidewalk Repair Program.

CF 18-0315 Citywide Inclusionary Housing Requirement.  To Housing Committee re: HCID report dated 4/6/21, relative to a request for approval to conduct a feasibility study of a citywide inclusionary zoning requirement.

CF 21-0600-S38 to PLUM.  Budget recommendation dated 5/20/21 relative to instructing Dept. of City Planning to report to PLUM on a cost-benefit analysis of telecommuting options within the Dept. and the feasibility of continuing telecommuting options following the pandemic, including potential impacts to existing in-person services that can be offered online through the Dept’s website and the costs associated with that transition.

CF 21-0600-S96. Support to PLUM.  To Budget & Finance Budget Motion No. 35, relative to funding and a position authority for a Management Analyst in the City Clerk’s office to support the PLUM Committee in light of increased and unique technical/legal workload demands.

CF 21-0600-S37. Regulatory program should the City make oil drilling a nonconforming use.  To PLUM.  Budget recommendation dated 5/20/21, relative to instructing Planning Dept. to report to PLUM on the regulation of oil drilling and to provide an analysis on where resources should be situated in the City, and confer with other relevant depts. On resources needed for a regulator program should the City make oil drilling a nonconforming use. 

NOTE:  The City has just hired a new Petroleum Administrator:  (May 24, 2021) – Board of Public Works President Greg Good announced this morning the appointment of Erica Blyther as the new Petroleum Administrator for the City of Los Angeles Office of Petroleum and Natural Gas Administration and Safety (OPNGAS). 

CF 20-0280-S1 Regulatory relief from specific Zoning Code provisions during a declared Local Emergency.  To PLUM.  Re: DCP report, dated 5/13/21, and a City Attorney report R21-0156, relative to revisions, modifications, and updates for the proposed ordinance amending the LAMC to provide regulatory relief from specific Zoning Code provisions during a declared Local Emergency.

CF 1-0002-S117 Define and designate moderate and high fire severity zones.  To Rules, Elections, and Intergovernmental Relations Committee.  To include in the City’s Legislative Program its position on AB 800 to require CA Dept. of Forestry and Fire Protection to define and designate moderate and high fire severity zones. 

CF 21-0002-S116 Community-based facilities to house and treat persons experiencing mental illness.  To Rules, Elections, and Intergovernmental Relations Committee.   Relative to including in the City’s 21-22 legislative program its positions on AB 822, SB 293, Sb 106, AB 1340, and AB 988 to improve the provision of services and funding for mental health care and support, stabilize state mental health funding, and clarify the State’s role in the provision of community-based facilities to house and treat persons experiencing mental illness.

CF 20-1139 Cool Roof and cool surface requirements.  To PLUM. Re City Attorney reot R21-0150, dated 5/5/21 relative to a draft Ordinance amending sections of the LAMC to create cool roof and cool surface requirements. 

CF 13-1339 Revising the Protected Tree permit fee.  To PLUM.  CAO report 0220-05850-0000, dated 5/6/21, relative to revising the Protected Tree permit fee.

CF-0652 Early Childhood Education Programs and approval process for child care facilities.  To Arts, Parks, Health Education, and Neighborhoods Committee.  To PLUM.  Relative to DCP report dated 5/25/21. Report at:  https://clkrep.lacity.org/onlinedocs/2020/20-0652_rpt_plan_05-25-2021.pdf   CF at https://cityclerk.lacity.org/lacityclerkconnect/index.cfm?fa=ccfi.viewrecord&cfnumber=20-0652

LADOT TDM UPDATE:   

LA City Planning and the LA Department of Transportation is sharing draft documents for the Transportation Demand Management (TDM) Program update and invites public engagement opportunities beginning next week. The draft TDM Ordinance, TDM Program Guidelines, and beta TDM Calculator are now available for public review on the City Planning Mobility website  (https://planning.lacity.org/plans-policies/initiatives-policies/mobility), under “TDM Program Update.” “The proposed TDM Program update leverages the latest technologies and incentives to increase access to the sustainable transportation options that connect Angelenos to jobs, healthcare, and education. The update would require certain new development projects and substantial building expansions to implement strategies such as supporting transit, telecommuting, walking, carshare, neighborhood shuttles, and other sustainable travel options that reduce vehicle trips.”  An open house and hearing will take place in Fall in advance of a CPC hearing.  Staff contact:  Emily Gable:  planning.mobility@lacity.org or 213 978-1342. Webinar to take place: Tuesday, June 15, 1-2:30 pm.  To register, go to:  https://register.gotowebinar.com/register/2081670595392726029 —————————

Resources:

2021 Street Trees Summit took place on Friday May 21^st.   If you would like to view this summit on demand, here is the YouTube link! http://www.youtube.com/watch?v=jHEBtyL6VEM

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i-Tree: Using Urban Forest Data to Improve Forest Management Wednesday, June 9, 2021 | 1:00 – 2:15pm ET

The i-Tree suite of free, online software has many tools to aid in understanding local forests and improving urban forest management. At this special webinar, we will hear from the lead Forest Service scientist Dr. David Nowak about what the i-Tree data are telling us after more than 30 years of data gathering and reporting. We will learn what are the trends in tree cover in our cities and how to use i-Tree to obtain urban forest data important to you at the national, regional and local scale. In addition, we will learn how new science related to urban forest threats nationally and tree effects on air temperature and human health will be presented within i-Tree. Finally, we will have a presentation from Justin Bower, principal planner for the Houston-Galveston Area Council, on how his 13-county region is using the Nation’s forest census and My City’s Trees to guide coordinated efforts in urban forest management, flood mitigation, and source-water protection.   FIRST TIME USERS: MAKE SURE YOU CAN CONNECT If you have never attended an Adobe Connect meeting before, test your connection before the webinar. Go to: https://usfs.adobeconnect.com/common/help/en/support/meeting_test.htm   CONNECT TO THE WEBINAR ON YOUR SYSTEM Go to: https://usfs.adobeconnect.com/ucf/   AUDIO Broadcast audio through your computer or use the information below to connect via telephone conferencing: Toll-free: 1-888-251-2949 or 1-215-861-0694 Participant code: 7096631## Need an international dial-in number?   TROUBLESHOOTING Unable to join the meeting? Call Adobe Connect at 1-800-422-3623.Need help with telephone conferencing? Call AT&T Connect Support at 1-888-796-6118.   Presented by the USDA Forest Service National Urban Forest Technology & Science Delivery Team

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Next Sustainability Alliance Trees Committee meeting:  Saturday, June 17, 1:30-3:30.  Contact Joanne D’Antonio for more info:  trees@ncsa.la

jdantonio@greatervalleyglencouncil.org

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RE:  SHORT TERM RENTALS:  A new coalition has formed with Keep Neighborhoods First:  Better Neighbors LA (https://www.betterneighborsla.org)  The group has a small part-time staff.  Contact:  Sara Flocks – sara@unionmadeca.com. They are working with legal counsel regarding lack of enforcement.  HOTLINE for reporting illegal short term rentals:  213 336-5900.  They can provide a flyer with this info to you.

“Better Neighbors LA is a coalition of Southern California hosts, tenants, housing activists, hotel workers, and community members. We believe the best way to support true sharing for hosts and guests is also the best way to protect jobs, housing, and communities: by curbing illegal commercial activity in the short-term rental industry.  Better Neighbors LA operates a website and hotline that enables residents and neighbors to report short-term rentals that violate the city’s Home Sharing Ordinance (HSO). Along with neighborhood advocates, Better Neighbors will resume door-to-door literature drops around alleged illegal short-term rentals until the City increases enforcement of the HSO.”

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Articles / References of interest:

Lily Hoffman: Airbnb, Short-Term Rentals and the Future of Housing? 

“In a compelling examination of the urban impact of Airbnb in three countries, Hoffman and Schmitter Heisler show how short-term rentals have distorted neighborhood housing markets and intensified tourism. They provide convincing evidence of the reduction in affordable housing resulting from landlords converting residences to tourist accommodation. Students and scholars of housing and tourism policy will find this book of enormous interest.”

Routledge, copyright 2021
ISBN 9780367234188, 158 pages
https://www.routledge.com/Airbnb-Short-Term-Rentals-and-the-Future-of-Housing/Hoffman-Heisler/p/book/9780367234188
Also available from Amazon and other online booksellers.

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The Effect of Home-Sharing on House Prices and Rents: Evidence from Airbnb

72 Pages Posted: 25 Jul 2017 Last revised: 5 Mar 2020

Kyle Barron-National Bureau of Economic Research, Edward Kung-California State University, Northridge, David Nazarian-College of Business and Economics, Davide Proserpio-Marshall School of Business, University of Southern California

Abstract

We assess the impact of home-sharing on residential house prices and rents. Using a dataset of Airbnb listings from the entire United States and an instrumental variables estimation strategy, we show that Airbnb has a positive impact on house prices and rents. This effect is stronger in zip codes with a lower share of owner-occupiers, consistent with non-owner-occupiers being more likely to reallocate their homes from the long- to the short-term rental market. At the median owner-occupancy rate zip code, we find that a 1% increase in Airbnb listings leads to a 0.018% increase in rents and a 0.026% increase in house prices. Considering the median annual Airbnb growth in each zip code, these results translate to an annual increase of $9 in monthly rent and $1,800 in house prices for the median zip code in our data, which accounts for about one fifth of actual rent growth and about one seventh of actual price growth. Finally, we formally test whether the Airbnb effect is due to the reallocation of the housing supply. Consistent with this hypothesis, we find that, while the total supply of housing is not affected by the entry of Airbnb, Airbnb listings increase the supply of short-term rental units and decrease the supply of long-term rental units.

Suggested Citation:  Barron, Kyle and Kung, Edward and Proserpio, Davide, The Effect of Home-Sharing on House Prices and Rents: Evidence from Airbnb (March 4, 2020). Available at SSRN: https://ssrn.com/abstract=3006832 or http://dx.doi.org/10.2139/ssrn.3006832  (for full paper)

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Recent articles have appeared in the press about the City’s design competition:  “Low-Rise: Housing Ideas for Los Angeles” to solicit new blueprints for so-called “missing middle” housing.    Were the winning entries truly visionary?  Worthy of a conversation?  Here is one press outlet’s take on the release of winning entries:  https://laptrinhx.com/news/los-angeles-discovers-the-missing-middle-eZvlMkG/  and another: https://legallysociable.com/tag/architecture/  The renderings of the winning entries are included with the stories.

BB

Barbara Broide is an elected Board member of the Westside Neighborhood Council (WNC) representing Seat 7, and active board member of the Coalition to Ban Billboard Blight and on the PlanCheckNCLA Steering Committee. You can contact her at bbroide@hotmail.com