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New Live/Work Ordinance Adopted by L.A. City Council

On February 10, 2016, the Los Angeles City Council adopted the “HI” Hybrid Industrial Live/Work Zone Ordinance, which creates a new zone classification in the City of Los Angeles, the Hybrid Industrial (HI) Zone, with accompanying land use and development standards.  The Ordinance becomes effective March 30, 2016.  Generally, the purpose of this new zone classification is to permit the development of residential live/work units, hotels and other specified commercial uses on property within an existing current industrial zone and designated as Hybrid Industrial in the General Plan.

The newly adopted HI Zone is the first industrial zone of its kind in the City. In addition to permitting a mix of residential and commercial uses on industrial land, projects sited on land zoned as HI may exceed a Floor Area Ratio (FAR) of 1.5 up to a maximum of 6:1 with the provision of public benefits and other development commitments like below-ground parking as specified in the Ordinance.  The Ordinance includes development incentives in exchange for affordable housing, additional non-residential floor area, public art and public open space, among other commitments.  In addition, the HI Zone includes an FAR exemption for the reuse of existing structures.  The new zone also includes stringent requirements regulating the size and layout of the permitted live/work units to promote productive work spaces compared to traditional residential developments.

The Ordinance was hotly contested among stakeholder groups regarding the density bonus program and other development incentives. It should be noted that the Ordinance, although adopted by Council, has not taken effect as of the date of this blog and may be subject to legal challenge prior to its effective date.

Copyright © 2020, Sheppard Mullin Richter & Hampton LLP.National Law Review, Volume VI, Number 55

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About this Author

Alfred Fraijo, real estate, land use, natural resources attorney, Sheppard
Partner

Alfred Fraijo is a partner in the Real Estate, Land Use and Natural Resources practice group in the firm's Los Angeles office.  He is a leader of the firm's Latin America Practice Group, a global initiative to provide specialized legal representation to Hispanic/Latino-owned companies and companies focused on the U.S. Latino market.

Areas of Practice

Mr. Fraijo grows his expertise on cutting edge real estate transactions for public, private and nonprofit developers and multi-national corporations in the United States and abroad.  He recently was featured in "...

213-617-5567
Kira N. Teshima, Sheppard Mullin Law Firm, Real Estate Attorney
Associate

Kira Teshima is an associate in the Real Estate, Environmental, and Land Use and Natural Resources Practice Group in the firm's Los Angeles office. 

Ms. Teshima’s practice focuses on land use and real estate matters. Ms. Teshima assists developers, large and small businesses, property owners and other private parties in complying with the California Environmental Quality Act (CEQA) and planning and zoning regulations; obtaining and negotiating development entitlements and regulatory approvals; drafting real estate transactional documents and easements; and government advocacy. Ms. Teshima has worked on a variety of complex housing, mixed-use development and utility scale energy projects throughout California. She also represents developers and management in traditional labor law issues, including union negotiations. Ms. Teshima advises clients on several state and federal land use and environmental laws, including CEQA, the National Environmental Policy Act, the California Coastal Act, the Subdivision Map Act, the California Public Records Act and other State and local development regulations.

213-617-4234