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"These laws also let affordable developers pick and choose from a wide range of goodies and freebies that cut costs further and allow for yet denser development. That means no parking spots, limited open space, smaller rooms and fewer trees." - Cal Matters, Los Angeles' One Weird Trick to Build Affordable Housing at No Public Cost
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June 22, 2024
NO PARKING
ED1 states that "Parking reductions may be applied to ED1 projects consistent with the affordable housing program being utilized... 100% Affordable Housing projects utilizing Density Bonus law and located within 1/2 a mile of a major transit stop are not required to have any parking spaces."
Neighbors who learned their street is set to have this happen had these responses:
- People need to be able-bodied to use major transit that is .5 miles away.
- Disabled tenants need handicapped parking. How will they make it to the major transit stop .5 miles away?
- Sometimes buses come but don't stop because they are already at capacity- the next bus does the same. It can be the third bus that has availability, which means riders need to arrive at the stop an hour before the bus ride begins.
- People with cars will lose hours each week searching for parking spots, which are already very hard to find.
- If the city made the public transit more available and reliable first, then there would be something for tenants to really rely on. But to put between 40 to 100 new people on a small street, on multiple streets in an area, especially Hollywood and Council District 13, which is already the most populated council district, without adequate transit support, seems like it will make things harder for people.
- More people will get tickets for street cleaning without having a guaranteed garage spot.
- LA Metro is dangerous right now. (A Timeline of Metro Violence in 2024, CBS News)
- The bus system got rid of transfers for cash-paying riders. There's no way to pay for individual rides anymore, only day passes and week passes, so it's more expensive than it used to be.
- For people to be making $70,000 a year, which is about what they would need to make to pay $1800 per month for rent and for it to be considered "affordable" under state and federal law, it makes a huge difference to have a car.
- Where will their visitors park?
- Packing so many people into a building will create more traffic and double parking in the street, making it harder for first responders to respond quickly.
A note for those concerned about parking- Even without ED1, a law was passed in 2022 called AB 2097 saying:
"Housing development projects utilizing any affordable housing program and located within 1/2 mile of a major transit stop are not required to provide any parking spaces pursuant to AB 2097." (Executive Directive 1 pdf)
What is considered a major transit stop? It is "where there are intersecting bus lines with 15-minute headways" according the Larchmont Buzz. The key below shows how to read the Metro map- two thick lines intersecting is a major transit stop.
WHY NO PARKING?
Why are developers not building parking spaces for ED1 buildings? A development company 2018 paper encouraging micro-units in Downtown LA shares on the subject:
"The average space devoted to a parking space, including circulation space, is about 350 square feet, which is at the upper end of a typical micro-unit’s entire living area... Further, parking requirements eliminate the possibility of developing micro-units on smaller, less expensive parcels... Solutions: Reduce or eliminate parking requirements wherever possible..."
"...Eliminating or reducing parking can cut construction costs by 10% or more, and rent premiums of just 25 to 50 percent—resulting in at least $9 to $18 per-square-foot per year of increased revenue..."
The paper suggests policy recommendations and points out State Senate Bills that would benefit developers if they were passed. The image to the left is from the same company. It shows a 9 x 18 ft space that fits one car. The studios in the blueprints on No Space are similar at 8 x 17 ft.
"...Eliminating or reducing parking can cut construction costs by 10% or more, and rent premiums of just 25 to 50 percent—resulting in at least $9 to $18 per-square-foot per year of increased revenue..."
The paper suggests policy recommendations and points out State Senate Bills that would benefit developers if they were passed. The image to the left is from the same company. It shows a 9 x 18 ft space that fits one car. The studios in the blueprints on No Space are similar at 8 x 17 ft.
THESE ARE THE PEOPLE IN OUR NEIGHBORHOOD
#SAVEOURHOMES