Applies to: R1, RS, RE, and RA Zones in Hillside Areas
The Baseline Hillside Ordinance (BHO) www.baselinehillsideordinance.com is a significant amendment to the Los Angeles Municipal Code which establishes new regulations for single family residential zoned properties in hillside areas. The BHO was adopted on March 30, 2011 and went into effect on May 9, 2011. The application of these stringent regulations is contingent upon various factors specific to each individual property and are thus, assessed on a property-by-property basis.
However, the following serves to summarize some of the key constraints imposed by this new ordinance. Owners and potential owners of residential properties in hillside areas, should seek professional advice pertaining to this ordinance before buying, selling, remodeling or building on their properties.
Floor Area Ratio (FAR)
The Floor Area Ratio (FAR) is the ratio between the total floor area of all buildings on a lot and the total area of the lot. The BHO now gives each zone a specific base FAR, thereby establishing a specific scale for each zone. Proposed homes would have to adhere to size limits computed by a formula that gradually reduces the FAR based on the steepness of the lot. Bonuses are granted for, certain design features which minimize massing and are green. Per new BHO, FARs are determined based upon zoning.
Slope Band Method
Some of the criteria for determining the allowed size of a structure includes the size, zoning classification and the steepness of slopes on the subject property. With each property having its own unique FAR starting point, the FAR is gradually reduced for steeper portions of the lot using identified percentages known as Slope Bands. In order to ascertain the allowed FAR for a property, a topographical survey and slope analysis prepared by a licensed surveyor is required.
Additions to Existing Structures
Existing structures are permitted a cumulative addition of no more than 500 square feet regardless of its conformance to the FAR limits. The addition must comply with the setback requirements and proposed height and grading regulations. Accordingly, the Zoning Administrator authority was also increased from 750 to 1,000 square feet.
Height and Story
Viewed as a problem in many Los Angeles communities, pre-BHO current regulations allowed large and tall box-like structures which the adopted BHO now restrict. BHO regulations discourage the terracing of buildings along slopes and prevent a building from becoming too large by calculating the overall height within an envelope height.
Grading
The BHO’s grading limit utilizes a base quantity of grading (500 cubic yards), plus a percentage of the lot size (5%), with an overall cap based on the zone. In addition, the BHO calls for no grading permits to be issued until a building permit for the project has been approved.
Note, that the full variance procedure under LAMC Section 12.27 is still available, even after the BHO. This means that a variance will be considered by the City if the applicant can meet the standards required.
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