WHAT WE DO

The TOC Program provides tremendous incentives for housing developments located within one-half mile radius of a Major Transit Stop. JMR Land Use Consultants provides detailed guidance from the application process to project management for TOC applicants to avail themselves of the incentives provided by the legislation and realize significant increases in their allowable project size.

Conditional Use Permits allow an otherwise non-permitted use of the property that the zoning code does not include. Conditional Use Permits are usually granted at a public hearing before a political body, usually with the conclusion that the new use of the property will be in the public interest.

JMR Land Use Consultants obtains required clearances for Private Street. A private street is a parcel of land not dedicated as a public street over which a private easement for road purposes has been granted to the owners of property contiguous or adjacent thereto which intersects or connects with a public street, or another private street, and the instrument creating same has been duly recorded or filed in the office of the Recorder of Los Angeles County, and which has been determined by the director to be adequate for access.

Density Bonus is a density increase over the otherwise maximum allowable residential density granted pursuant to California Government Code Section 65915.
The State of California allows a “By-Right” bonus of additional market-rate units and reduced parking in residential projects that meet certain requirements including a minimum of units restricted to affordable (below-market) rents, sale prices and incomes. The State Law also allows for local discretionary review of residential projects that meet the by-right requirements, but also request relief from a host of various incentives such as reduced setbacks, increased height, or increased floor-area-ratio. JMR Land Use Consultants is well-positioned for negotiations with the City Planning Commission to provide certain public benefits beyond the basic affordable units to earn additional incentives.

JMR Land Use Consultants offer services to property owners who want to develop their property differently from current parcel zoning. We apply for a zone change with the local jurisdiction subject to the jurisdiction’s rules and regulations. The process includes submission of basis for the requested zone change, hearing representation, working with a multi-disciplinary team of surveyors and civil engineers to prepare the zone change request plan.

The City of Los Angeles requires a “Site Plan Review” for any new project with 50 or more residential units or 50,000 square feet or more of commercial floor area. JMR Land Use Consultants could facilitate the process with ease.

The City of Los Angeles passed the Small-Lot Townhouse Ordinance in 2004 to allow fee-simple (not condo) ownership of townhouses on multi-family or commercially zoned lots. Although the allowable density is not increased, each townhouse is allowed to occupy up to 80% of its lot. The reduced space between the buildings offers more-urban style housing along commercial corridors.