Los Angeles Zoning Code — LAMC Chapter 1A Div. 13B.12 Redevelopment Procedures

A. Purpose

the objectives of this Section (General Provisions ) are to establish uniform citywide procedures, standards, and criteria for reviewing and processing redevelopment plan projects, including Administrative review, Project compliance, Project Modification, Project Adjustments, and Project Amendments in accordance with applicable provisions of the charter, this code, city ordinances, state law, and any applicable specific plan, supplemental use district, or other land use regulation adopted by the city.

1. this Division applies to the following redevelopment plans:

   • a. the Adelante eastside redevelopment Project redevelopment Plan, as adopted by Ordinance No. 172,514 , and as amended;

   • b. the Broadway/Manchester redevelopment Plan, as adopted by Ordinance No. 170,175 , and as amended;

   • c. the central industrial redevelopment Plan, as adopted by Ordinance No. 174,978 , and as amended;

   • d. the city center redevelopment Plan, as adopted by Ordinance No. 174,593 , and as amended;

   • e. the council District 9 corridors redevelopment Plan, as adopted by Ordinance No. 170,807 , and as amended;

   • f. the crenshaw redevelopment Plan, as adopted by Ordinance No. 158,933 , and as amended;

   • g. the crenshaw/Slauson redevelopment Plan, as adopted by Ordinance No. 170,734 , and as amended;

   • h. the exposition/University Park redevelopment Plan, as adopted by Ordinance No. 131,730, and as amended;

   • i. the Hollywood redevelopment Plan, as adopted by Ordinance No. 175,236 , and as amended;

   • j. the laurel canyon commercial corridor redevelopment Plan, as adopted by Ordinance No. 180,695 , and as amended;

   • k. the Mid-city redevelopment Plan, as adopted by Ordinance No. 171,064 , and as amended;

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• l. the Pacific corridors redevelopment Plan, as adopted by Ordinance No. 174,549 , and as amended;

• m. the vermont/Manchester redevelopment Plan, as adopted by Ordinance No. 171,065 , and as amended;

• n. the Watts corridor redevelopment Plan, as adopted by Ordinance No. 170,769 and as amended;

• o. the Western/Slauson redevelopment Plan, as adopted by Ordinance No. 171,063 , and as amended;

• p. the Westlake redevelopment Plan, as adopted by Ordinance No. 172,597 , and as amended; and

• q. the Wilshire center/Koreatown redevelopment Plan, as adopted by Ordinance No. 170,806 , and as amended.

2. Applicability to Community Plans with Zoning Classifications under Chapter 1A:

Whenever a community Plan is updated and the parcels in the community Plan boundaries have been zoned with chapter 1A zoning classifications, the redevelopment regulations shall be of no further force and effect in the community Plan area unless expressly provided otherwise in the community Plan or an ordinance adopted to implement the community Plan.

B. Relationship of the Redevelopment Regulations to City Ordinances

1. the redevelopment regulations are in addition to the provisions of chapter i and, where applicable, chapter 1A of this code and any other relevant city ordinances.

2. Whenever the redevelopment regulations conflict with provisions contained in chapter i or, where applicable, chapter 1A of this code or any other relevant city ordinances, the redevelopment regulations shall supersede those provisions, except in the following circumstances:

   • a. if the redevelopment regulations provide for the relationship between the redevelopment regulations and the code, community Plan, or other city ordinance or regulation when there is a conflict (for example, Section 502 within certain redevelopment Plans), then the relationship established in the redevelopment regulations shall control.

   • b. if a community Plan expressly provides for the relationship between the redevelopment regulations and the code, community Plan, or other city ordinance or regulation, then the relationship established in the community Plan shall control.

   • c. if the conflict is between the redevelopment regulations and any incentive program that is intended to provide incentives for restricted affordable units, the code or city ordinance that established the incentive program shall supersede the redevelopment regulations.

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• d. if the conflict is between the redevelopment regulations and an ordinance adopted subsequent to the effective date of Ordinance No, 186,325, such ordinance shall supersede the redevelopment regulations unless such ordinance makes itself subject to the redevelopment regulations.

“conflict” as used in this Section shall mean if the redevelopment regulation is more permissive or more restrictive than the regulation in the code or any other relevant city ordinance. conflict does not mean where redevelopment regulations are silent.

c. Definitions

the following words and phrases are defined for the purposes of this Division (Redevelopment Plan Procedures) . Words and phrases contained in this Division (Redevelopment Plan Procedures ) and not defined below shall have the meanings set forth in the applicable redevelopment Plan, or Sec. 12.03 of Chapter I. (General Provisions and Zoning) for areas of the city subject to chapter i of this code, or Article 14. (General Rules) of chapter 1A for areas of the city subject to chapter 1A of this code, with priority given to definitions in the applicable redevelopment Plan where there is a conflict between the redevelopment Plan and chapter i or chapter 1A:

Community Redevelopment Agency. community redevelopment Agency is defined as the former community redevelopment Agency of the city of los Angeles, which was dissolved on February 1, 2012.

Community Redevelopment Law. community redevelopment law is defined as the community redevelopment law of the State of california ( California Health and Safety Code, Sec. 33000 et seq. ).

Community Redevelopment Agency - Designated Local Authority. community redevelopment Agency - Designated local Authority is defined as the public body formed pursuant to California Health and Safety Code, Sec. 34173(c)(3) to serve as the successor agency to the former crA.

Historic Resource. For the purposes of Div. 13B.12. (Redevelopment Plan Procedures) , historic

resource is defined as designated or surveyed resources including properties listed in or formally determined eligible for listing in the National register of Historic Places, the california register of Historical resources, locally designated Historic-cultural Monuments (HcMs) and Historic Preservation Overlay Zones (HPOZs); and properties identified as significant per eligibility criteria in SurveylA and the community redevelopment Agency surveys or any subsequent city sanctioned or accepted surveys.

Lower Income Household. For the purposes of Div. 13B.12. (Redevelopment Plan Procedures) , lower income household is defined as the meaning ascribed thereto in the Development Guidelines and controls for residential Hotels in the city center and central industrial redevelopment project areas, adopted by the former crA on June 15, 2006.

Redevelopment Plan Amendment. redevelopment plan amendment is defined as an amendment to a redevelopment Plan adopted by the city council by ordinance after the effective date of Ordinance No. 186,325 .

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Redevelopment Plan Area. See redevelopment project area.

Redevelopment Plan Project. redevelopment plan project is defined as any proposed development activity within a redevelopment project area with an unexpired redevelopment Plan that includes the issuance of a building, grading, demolition, sign or change of use permit. A redevelopment plan project shall not include activity that consists solely of interior remodeling, interior rehabilitation or interior repair work. regardless of the foregoing, the following types of projects shall be considered a redevelopment plan project: (i) development activity involving a Historic resource, including any interior remodeling, interior rehabilitation, or interior repair work that affects the exterior; and/or (ii) development activity involving a residential Hotel/Single room Occupancy Hotel (SrO), vacant dwelling unit, or a dwelling unit housing lower income households in the city center Project Area and the central industrial Project Area, including any interior remodeling, interior rehabilitation or interior repair work that may result in the loss of a dwelling unit.

• Redevelopment Plan Project Adjustment. redevelopment plan project adjustment is defined as a “minor variation” or “variation” as these terms are used in each redevelopment Plan and is a decision by the Director that a redevelopment plan project substantially complies with the relevant redevelopment regulations except for a minor deviation therefrom, either as submitted or with conditions imposed to achieve substantial compliance with the applicable redevelopment regulations.

Redevelopment Plan Project Administrative Review. redevelopment plan project administrative review is defined as the issuance of a ministerial approval by the Director for a redevelopment plan project that complies with the applicable redevelopment regulations.

Redevelopment Plan Project Compliance. redevelopment plan project compliance is defined as a decision by the Director that a redevelopment plan project complies with the applicable redevelopment regulations, either as submitted or with conditions imposed to achieve compliance with the redevelopment regulations.

Redevelopment Project Area. redevelopment project area is defined as the area included within the specific geographic boundaries identified as a project area in a redevelopment Plan and shall be referred to as “redevelopment Plan Area.”

• Redevelopment Regulations. redevelopment regulations are defined as all the land use provisions of the redevelopment Plans and design for development guidelines adopted pursuant to such redevelopment Plans that govern land use or development that were transferred to the city pursuant to California Health and Safety Code, Sec. 34173(i) .

Residential Hotel/Single Room Occupancy Hotel. residential hotel/single room occupancy hotel is defined as the meaning ascribed thereto in the Development Guidelines and controls for residential Hotels in the city center and central industrial redevelopment project areas, adopted by the former crA on June 15, 2006, and/or the residential Hotel Ordinance ( Ordinance No. 179,868 ) of the city of los Angeles.

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Unexpired. Unexpired is defined as the applicable redevelopment regulations still in effect on the date of approval of a redevelopment plan project or redevelopment plan amendment.

• D. Decision Makers & Appellate Bodies for Other Redevelopment Plan Provisions

1. the individual Sections in this Division (Redevelopment Plan Procedures) assign initial decision-making authority for a redevelopment plan project, redevelopment plan project administrative review, redevelopment plan project compliance, modification of entitlement for a redevelopment plan project, redevelopment plan project adjustment, and redevelopment plan amendment. For redevelopment Plan provisions that are not addressed in this Division (Redevelopment Plan Procedures) , the initial decision maker and appellate bodies responsible for implementing those provisions are the Area Planning commission and city council, respectively, unless otherwise stated in a redevelopment Plan.

   2. the level of appeal for a specific redevelopment plan project is determined by the project type as defined in this Division (Redevelopment Plan Procedures) .

• e. Administration of Redevelopment Plan Projects

Applications for the approval of redevelopment plan projects, including applications for redevelopment plan project administrative review, redevelopment plan project adjustment, redevelopment plan project compliance, and modification of entitlement for a redevelopment plan project shall be filed and processed as follows:

1. Applications

a. General Requirements

• i. Applications filed under this Article must include all the information required by the Department of city Planning. All applications shall be made on forms prepared by the Department of city Planning.

• ii. Applications shall include all fees required by Chapter I (General Provisions and Zoning), Article 9 (Fees) for lots subject to chapter i, or Article 15. (Fees) of this Zoning code (chapter 1A) for lots subject to this chapter.

b. Application Completeness

• i. An application is not complete until all required items are submitted and all required application fees are paid.

• ii. the city will not process incomplete applications. Applications will be reviewed for completeness in accordance with the Permit Streamlining Act ( California Government Code Title 7, Division 1, Chapter 4.5 ).

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c. Multiple Entitlement Requests

• i. in order to facilitate the development process, applications for multiple entitlements for the same project shall be submitted and processed concurrently as provided in Sec. 13A.2.10. (Multiple Approvals) of this code.

d. Withdrawal of Application

• i. At any time before the initial decision maker or appellate body on appeal makes a final decision on an application, the applicant may withdraw the application.

• ii. the withdrawal of the application must be in writing and does not require the decision maker to concur. the withdrawal of the application shall be permanent and any associated authorizations shall be void.

2. Nothing herein shall be construed to prohibit the Director or the Director’s designee from promulgating administrative guidelines to interpret and implement the redevelopment regulations.

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A. Applicability

redevelopment plan projects are eligible for redevelopment plan project administrative review, except for projects involving the following components or activities. the following projects that do not qualify for a redevelopment plan project administrative review may apply for a redevelopment plan project compliance or a redevelopment plan project adjustment.

1. A residential hotel/SrO, including any vacant dwelling unit, or a dwelling unit housing lower income households in the city center Project Area and the central industrial Project Area; or

2. A residential hotel/SrO involving construction that consists of interior remodeling, interior rehabilitation or interior repair work that results in the loss of dwelling units.

B. Initiation

See Sec. 13B.3.1.B. (Initiation) of this code.

c. Notice

See Sec. 13B.3.1.C. (Notice) of this code.

D. Review

See Sec. 13B.3.1.D. (Review) of this code.

e. Criteria for Compliance Review

See Sec. 13B.3.1.E. (Criteria for Compliance Review) of this code.

F. Scope of Action

Once a project’s administrative review is complete, any subsequent development activity (including but not limited to erection, enlargement or maintenance of buildings, development or construction work, and issuance of a grading, building or change of use permit) shall comply with the approval of the Department of city Planning in the administrative review for the project, including any plans approved.

G. Appeals

See Sec. 13B.3.1.G. (Appeals) of this code.

H. Modification Procedures

Any change to the scope of the application requires review by the Department of city Planning as provided in Sec. 13B.12.2. (Redevelopment Plan Project Administrative Review) of this code.

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Sec. 13B.12.2. (Redevelopment Plan Project Administrative Review) Established by Ord. 188,648, Eff. 06/20/2025

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A. Applicability

1. this Section (Redevelopment Plan Project Compliance) applies to the review of applications for projects within redevelopment plan areas in accordance with applicable redevelopment Plan requirements and the city charter.

2. the Director may determine the type of projects exempt from this Section (Redevelopment Plan Project Compliance) based on exemption provisions and other regulations contained in individual redevelopment Plans.

B. Initiation

An application for a redevelopment plan project compliance is filed with the Department.

c. Notice

1. Notice of Public Hearing

there is no public hearing required for the initial decision on a redevelopment plan project compliance, and therefore no notice of a public hearing is required.

2. Notice of Public Hearing on Appeal

[Figure]

the following notice is required for the public hearing on the appeal:

D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) of this code.

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2. Decision Maker

the Director is the initial decision maker.

3. Decision

• a. the Director shall render the initial decision within 75 days of the date the application is deemed complete or, when an environmental impact report (eir) or other ceQA document is required, the date the eir or other ceQA document is certified or adopted.

• b. if the Director fails to make a timely decision, the applicant may file a request for transfer of jurisdiction to the Area Planning commission in accordance with the procedures set forth in Sec. 13A.2.6. (Transfer of Jurisdiction) .

4. Transmittal

the Director shall transmit a copy of the decision to: the applicant, the Department of Building and Safety, the councilmember(s) having jurisdiction over the redevelopment plan area in which the property is located, the Department of transportation (where appropriate), owners of all properties abutting, across the street or alley from, or having a common corner with the subject property; and interested parties who have filed written requests with the Department of city Planning.

e. Standards for Review and Required Findings

in approving a redevelopment plan project compliance, the Director or Area Planning commission (on appeal) shall find that the project:

1. Substantially complies with the relevant redevelopment regulations, findings, standards, and provisions of the redevelopment Plan; and

2. is subject to all conditions required by the relevant redevelopment regulations; and

3. complies with ceQA.

F. Scope of Decision

1. See Sec. 13A.2.7. (Scope of Decision) .

2. Limitations

the granting of a redevelopment plan project compliance shall not imply compliance with any other applicable provisions of this code. Any corrections and/or modifications to project plans made subsequent to a redevelopment plan project compliance that are deemed necessary by the Department of Building and Safety for Building code compliance, and which involve a change in floor area, automobile parking, building height, yards or setbacks, building separation or lot coverage, shall require a referral of the revised plans back to the Department of city Planning (and the Department of transportation in cases where there are corrections and/or modifications that may affect the ingress, egress, circulation, calculation of vehicle trips

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generated, project floor area or automobile parking) for additional review and sign-off prior to the issuance of any permit in connection with those plans.

3. Applicant’s Compliance with Project Compliance Terms & Conditions

Once a redevelopment plan project compliance is utilized, the applicant shall comply with the terms and conditions of the redevelopment plan project compliance that affect the construction and/or operational phases of the project. For purposes of this Subsection (Scope of Decision) , utilization of a redevelopment plan project compliance shall mean that a building permit has been issued and construction work has begun and been carried on diligently.

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

2. Decision Maker

the Area Planning commission is the appellate decision maker.

3. Filing

An applicant or any other aggrieved person may file an appeal of the Director’s decision.

4. Appellate Decision

• a. Before acting on any appeal, the Area Planning commission shall set the matter for hearing, giving notice in the manner specified in Subsection C. (Notice) of this Section (Redevelopment Plan Project Compliance) .

• b. the Area Planning commission shall act within 75 days after the expiration of the appeal period.

H. Modification Procedures

See Sec. 13B.12.4. (Modification of Entitlement for a Redevelopment Plan Project) of this code.

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Sec. 13B.12.3. (Redevelopment Plan Project Compliance) Established by Ord. 188,648, Eff. 06/20/2025

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1. Original Action

this Section (Modification of Entitlement for

a Redevelopment Plan Project) applies to the modification of a previously approved entitlement (referred to in this Section as the “original action”) that substantially conforms to the original approval.

2. Modification

• a. For the purposes of this Section (Modification of Entitlement for a Redevelopment Plan Project) , a “modification” means any changes in the proposed physical development, planned operation, or conditions of approval.

• b. in no event can any modification or series of modifications allow a use, single deviation, or series of deviations (including but not limited to “minor deviations” and “variations” as those terms are used in the redevelopment Plans) to exceed the maximum deviation allowed by the relevant redevelopment Plan or lAMc.

[Figure]

3. Maximum Deviation

• a. A use, single deviation, or series of deviations from the lAMc or redevelopment Plan which was not approved as part of the original action; or

• b. Any modification that would result in an increase or reduction of the physical development, planned operation, or conditions of approval on the original action by more than 20 percent.

4. New Application

Any deviation that does not substantially conform to the original action, or exceeds the maximum deviation prescribed in Paragraph 3. (Maximum Deviation) above, requires a new project application.

B. Initiation

See Sec. 13B.5.4.B. (Initiation) .

Sec. 13B.12.4. (Modification of Entitlement for a Redevelopment Plan Project) Established by Ord. 188,648, Eff. 06/20/2025

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c. Notice

See Sec. 13B.5.4.C. (Notice) .

D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) .

2. Decision Maker

• a. the initial decision maker on a modification of entitlement for a redevelopment plan project is the initial decision maker on the original action. in the event that the initial decision maker was the crA, the Director of Planning shall be the decision maker.

• b. if the original action was subject to multiple approvals, the initial decision maker is the initial decision maker assigned pursuant to Sec. 13A.2.10. (Multiple Approvals) of this code, unless otherwise delegated.

3. Public Hearing

the initial decision maker may conduct a public hearing after providing the notice in the same manner as required on the appeal of the original action. A hearing need not be held if the initial decision maker makes a written finding that the requested modification of entitlement for a redevelopment plan project:

• a. Will not have a significant effect on adjoining properties or on the immediate neighborhood; or

• b. is not likely to evoke public controversy.

4. Decision

See Sec. 13B.5.4.D.4. (Decision) of this code.

5. Conditions

See Sec. 13B.5.4.D.5. (Conditions) of this code.

6. Transmittal

See Sec. 13B.5.4.D.6. (Transmittal) of this code.

e. Standards for Review and Required Findings

1. A modification of entitlement for a redevelopment plan project shall not be granted unless the decision maker finds that the modification complies with all of the findings that apply to the original action.

Sec. 13B.12.4. (Modification of Entitlement for a Redevelopment Plan Project) Established by Ord. 188,648, Eff. 06/20/2025

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2. if the application for modification of entitlement for a redevelopment plan project is for only a portion of a development project, the decision maker’s review and decision shall be limited to only that portion of the project. However, the decision maker may consider the entire project to the extent that the approved project and the portion for which the modification of entitlement for a redevelopment plan project is requested are indistinct.

F. Scope of Decision

1. See Sec. 13A.2.7. (Scope of Decision) of this code.

2. See Sec. 13B.5.4.F.2. (Scope of Decision) of this code.

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) of this code.

2. Appealable in Same Manner as Original Action

See Sec. 13B.5.4.G.2. (Appealable in Same Manner as Original Action) of this code.

3. Scope of Appeal

See Sec. 13B.5.4.G.3. (Scope of Appeal) of this code.

H. Modification Procedures

See Sec. 13B.5.4.H. (Modification Procedures) of this code.

Sec. 13B.12.4. (Modification of Entitlement for a Redevelopment Plan Project) Established by Ord. 188,648, Eff. 06/20/2025

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this Section (Redevelopment Plan Project Adjustment)

applies to requests for minor variations from certain redevelopment regulations.

B. Initiation

An application for a redevelopment plan project adjustment is filed with the Department.

c. Notice

1. Notice of Public Hearing

there is no public hearing required for the initial decision on a redevelopment plan project adjustment, and therefore no notice of a public hearing is required.

2. Notice of Public Hearing on Appeal

the following notice is required for the public hearing

on the appeal:

[Figure]

Where / To Whom / Additional Requirementsquirementsuirements

• Type of Notice When Where / To Whom / Additional Requirementsquirementsuirements • the applicant; • the owner(s) of the property involved; • the owners and occupants of all properties abutting, across the street or alley from, or having a common corner with the subject property;

• Mail 24 days • the councilmember(s) having jurisdiction over the redevelopment Plan area in which the property is located;

• • the Department of Neighborhood empowerment; • the certified Neighborhood council representing the area in which the property is located; and

• • interested parties who have requested in writing to be notified

D. Decision

1. General Procedures

See Sec. 13A.2.5. (Decisions) of this code.

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2. Decision Maker

the Director is the initial decision maker.

3. Decision

• a. the Director shall render the initial decision within 75 days of the date the application is deemed complete.

• b. if the Director fails to make a timely decision, the applicant may file a request for transfer of jurisdiction to the Area Planning commission pursuant to Sec. 13A.2.6. (Transfer of Jurisdiction) .

4. Transmittal

the Director shall transmit a copy of the decision by email, electronic transmission, or mail to the applicant, the Department of Building and Safety, the councilmember(s) having jurisdiction over the redevelopment plan area in which the property is located, the Department of transportation (where appropriate), owners of all properties abutting, across the street or alley from, or having a common corner with the subject property; and interested parties who have filed written requests with the Department of city Planning.

e. Standards for Review and Required Findings

1. in approving a redevelopment plan project adjustment, or approving it with conditions, the Director or Area Planning commission (on appeal) shall find in writing that the approval:

   • a. Substantially complies with the applicable redevelopment regulations; and

   • b. complies with ceQA; and

   • c. All findings for variations and minor variations, as required by the applicable redevelopment Plan, are met.

F. Scope of Decision

See Sec. 13A.2.7. (Scope of Decision) .

G. Appeals

1. General Procedures

See Sec. 13A.2.8. (Appeals) .

2. Decision Maker

the Area Planning commission is the appellate decision maker.

3. Filing

An applicant or any other aggrieved person by the Director’s decision may file an appeal.

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4. Appellate Decision

• a. Before acting on any appeal, the Area Planning commission shall set the matter for hearing, giving notice in the manner specified in Subsection C. (Notice) of this Section (Redevelopment Plan Project Adjustment) .

• b. the Area Planning commission shall act within 75 days after the expiration of the appeal period.

• c. the decision to approve or deny an appeal must contain the same findings required by the original decision maker, supported by substantial evidence.

• d. the decision of the appellate body is final.

H. Modification Procedures

No modification is available.

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Sec. 13B.12.5. (Redevelopment Plan Project Adjustment) Established by Ord. 188,648, Eff. 06/20/2025

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A. Applicability

1. General

this Section (Redevelopment Plan Amendment) applies to any amendment to any redevelopment Plan, subject to the requirements and limitations of the charter and state law.

2. Fee

the fee for a redevelopment plan amendment shall be set forth in Sec. 19.01 G. of Chapter I. (General Provisions and Zoning) and Sec. 15.2.2. (Fees for Establishment or Change of Zones, & Other Related Actions) of chapter 1A of this code.

B. Initiation

Only the city council, the city Planning commission, or the Director of Planning may initiate a redevelopment plan amendment. An action to initiate a redevelopment plan amendment by the city council or the city Planning commission requires a majority vote.

c. Notice

1. Notice of Public Hearing

See Sec. 13B.1.3.C.1. (Notice of Public Hearing) of this code.

Initiation

[Figure]

Decision

D. Decision

See Sec. 13B.1.3.D. (Zoning Code Amendment; Decision) of this code.

e. Standards for Review and Required Findings

See Sec. 13B.1.3.E. (Standards for Review and Required Findings) of this code.

[Figure]

F. Scope of Decision

See Sec. 13A.2.7. (Scope of Decision) of this code.

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G. Appeals

there is no appeal.

• H. Modification of Redevelopment Plan Amendment

A redevelopment plan amendment may be modified by following the same procedures established above for the original action.

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Sec. 13B.12.6. (Redevelopment Plan Amendment) Established by Ord. 188,648, Eff. 06/20/2025