Article #9: Off Street Parking; Fire Protection; Street Access; Sewer Connection; & Exceptions

By : thisismutuo

A GUIDE TO BUILDING IN THE HILLS OF LOS ANGELES

Article #9: Off Street Parking; Fire Protection; Street Access; Sewer Connection; & Exceptions

 We are working through the Baseline Hillside Ordinance to determine what we can build at the fictional property, 809 Higgins St. in the Hollywood Hills.  Today’s provisions of the Ordinance concern Off Street Parking; Fire Protection; Street Access & Sewer Connection.  As always, the ordinances are intended to preserve general intents and exceptions may be approved in individual cases.

These provisions are related to the limitations of navigating in the Hills – small narrow streets with tight switchbacks, steep slopes, and singular means of street or utilities access to properties.

Off Street Parking

The Baseline Hillside Ordinance requires compliance with the standard City of Los Angeles parking requirement for residential zoned properties. Two covered parking spaces must accompany each Single Family Dwelling.

The difference in the Hills is that some exceptions are provided.

As long as your property does not front a Substandard Hillside Limited Street,* if you have a narrow lot of less than 40 feet in width and not abutting an alley, you only need to provide one parking space.

Fire Protection

Much of the Hills lie in a “Very High Fire Hazard Severity Zone”. They are exposed to the winds and have natural foliage that becomes great kindling for fire during the dry months.

forest-fire

Use Zimas (www.zimas.lacity.org) to search the jurisdictional, zoning, and code information to determine city requirements for the site.   The best way to search is by the Assessor Parcel Number (APN) of the property.   The results in the left-hand column will let you know if your property lies within a fire sensitive zone.

zimas screenshot with additional information

Regardless, if your property is subject to the Baseline Hillside Ordinance, then without exception, all new construction or major remodel fronting the smaller Substandard Hillside Limited Streets must be protected throughout by an automatic fire sprinkler system.  

Other lots must be likewise protected if they are located more than 2 miles from a LAFD Truck Company or 1 ½ miles from a LAFD Engine Company.

The provision does not apply to accessory structures that are less than 200 SF, such as gazebos, pergolas, or storage sheds.

Street Access

This provision applies only to lots fronting a Substandard Hillside Limited Street.

It reads:

“For any new construction of, or addition to, a One-Family Dwelling on a Lot fronting on a Substandard Hillside Limited Street, no Building permit or Grading permit shall be issued unless at least one-half of the width of the Street(s) has been dedicated for the full width of the Frontage of the Lot to Standard Hillside Limited Street dimensions or to a lesser width as determined by the City Engineer. The appellate procedures provided in Section 12.37 I of the LAMC shall be available for relief from this requirement.”

Your plan checker will assist you with this provision if it applies.

 Sewer Connection

In short, either be sure that your lot is within 200 feet from a sewer mainline or provide an approved sewer connection from your property to the sewer mainline.

809 Higgins Street is just steps away from the sewer mainline.

sewer connection

 

General Exceptions to the Baseline Hillside Ordinance

Exceptions are granted for the following:

  1. Tracts with CC&R’s (Covenants, Conditions, & Restrictions) approved after February 1, 1985. If your property falls under a Homeowner’s Association, it is most likely subject to CC&R’s.
  2. Some exceptions for additions to dwellings built prior to August 1, 2010
  3. Remodels that do not add square footage and for which the aggregate value of all the alterations within a one-year period does not exceed 50% of the replacement cost of the main building.
  4. Properties subject to the Northeast Los Angeles Hillside Ordinance are exempt from three provisions of the Baseline Hillside Ordinance:
    1. Maximum Residential Floor Area (no slope band analysis needed)
    2. Height Limits
    3. Grading
  5. Properties subject to the Oaks Hillside Ordinance are exempt from three provisions of the Baseline Hillside Ordinance:
    1. Maximum Residential Floor Area (no slope band analysis needed)
    2. Height Limits
    3. Lot Coverage
  6. Large Active Remedial Grading Projects with grading permits for 100,000 cubic yards or more which have been issued prior to July 1, 2010.   The exemption will expire 60 months after July 1, 2010 which is July 1, 2015.

* Substandard Hillside Limited Street: A street that is less than 36 feet wide and paved to a roadway width of less than 28 feet. The official determination is by the Bureau of Engineering. See definition on page 28 of the Baseline Hillside Ordinance, A Comprehensive Guide: http://planning.lacity.org/Code_Studies/BaselineHillsideOrd/BHComprehensiveGuide1stEdition.pdf

Note: The content in this article is for information only and it represents our interpretation of Los Angeles Zoning & Building codes. Current Los Angeles Zoning & Building Codes should be consulted for an in-depth understanding of the legal text contained in them, and building officials should be consulted as their interpretation of the Los Angeles Zoning and Building Codes may differ from ours.