0000000016 00000 n 555-556.) AB 2345, together with AB 168 which was also approved in 2020, expands the annual housing reporting requirements for local governments to now include information on density bonus projects (Government Code Section 65400). Incentives include, but are not limited to: reduced setbacks; increased height limit; and reduced lot size requirements. 0000005421 00000 n On August 8, 2006, the Board of Supervisors adopted the Density Bonus Ordinance, which provides incentives for affordable housing by permitting density increases beyond what is allowed by the General Plan, and requires set-asides for very low, lower, or moderate income households and seniors. 0000010477 00000 n Terms under which this service is provided to you. |\+@cq 4& The court found that a City of Los Angeles ordinance requiring density bonus applicants to submit information to show incentives and concessions are needed to make the project economically feasible was preempted by state density bonus law because the requirement was based on a former version of the law that has since been revised. 0000012780 00000 n endstream endobj 734 0 obj <> endobj 735 0 obj <>/Rotate 0/Type/Page>> endobj 736 0 obj <>stream 0000011362 00000 n Density bonus law (Gov. State Density Bonus Law (2020): SB 35 + AB 2162 0000004323 00000 n . AB 571 prohibits local governments from charging affordable housing impact fees, including inclusionary zoning fees and in-lieu fees, against affordable units in density bonus housing developments. (Affordable units for moderate income households still must be for-sale units and may not be rental units). The trial court denied the petition, and the neighbors filed an appeal. Subdivision 25 of Subsection A of Section 12.22 of the Los Angeles Municipal Code is amended to read: 25. 0000007998 00000 n seek and receive a density or development bonus under the provisions of California Government Code Section 65915 (state Density Bonus law) or any other State or local These changes are outlined below and incorporated into our refreshed 2022 update of our Guide to the California Density Bonus Law. As discussed below, Schreiber v. City of Los Angeles (2021)69 Cal.App.5th 549, resolved such an inconsistency, holding that a local implementation ordinance is preempted to the extent that the implementation ordinance imposes application requirements that exceed those required under density bonus law. 0000008950 00000 n Gibson, Dunn & Crutcher LLP 2023. 0000002233 00000 n }k9/?NE2o,):k;U+"-;Nll,s%4'UMf,Cxpfe4=hS\}5qc_,W_lc.tqC]9~g\5Y_k]|l]A2Gwu43eg 0000002922 00000 n These practices can lead to inconsistencies between state law and local ordinances. 0000001968 00000 n 0000003255 00000 n |\+@cq 4& 0000007768 00000 n Part 1 focused on background, while Parts 2 through 5 include specific recommendations to improve the density bonus and affordable housing provision throughout the region. Both the state Density Bonus Law and the Los Angeles Transit-Oriented Communities (TOC) program offer market rate developers an array of regulatory concessions in exchange for setting 0000007530 00000 n A project requesting only a density bonus up to 35%, and/or reduced parking as specified by State Density Bonus law or LAMC12.22 A.25, is considered by-right and reviewed through a ministerial building permit process. 0000010477 00000 n By using this site, you agree to our updated Privacy Policy and our Terms of Use. (0[yd JivE!X$~{E4tp{ !vI H*9&> . Schreiber concerns a project in the City of Los Angeles (City) that requested off-menu[1] incentives[2] afforded by density bonus law. xref On-Menu Incentives F: (213) 626-0434TDD: (213) 617-2292, Los Angeles County Department of Regional Planning, Historical Landmarks and Records Commission, County Prequalified Environmental Consultant List, A-NET Airport Land Use Commission (ALUC) Viewer, SMMLCP-NET Santa Monica Mountains Local Coastal Program, Santa Monica Mountains North Area Resources Web App, Z-NET Find Your Zoning and Verify Jurisdiction. 0000011532 00000 n undermine the Density Bonus, and then summarize the empirical evidence to that ef fect. Density bonus ordinance: Density bonuses allow developers of market-rate housing to build higher-density housing, in exchange for having a certain portion of their units offered at affordable prices. 0000005981 00000 n Density bonuses and incentives, consistent with the State Density Bonus Law, can be requested through an Administrative Housing Permit. 5th (2021). /z!rq=_4k!%^@f2 e@C.C"kS:_DAh5|M R'+oCxM/w`pc"w+htt4aAVLZ#%\8:P@[ZXX!p41))0--DAAaccdaBFAALh"`(v90fFu5D)dqP @3 H[vxbLoz3,dhg0CQaYL2,eX0v- c\o3\` Privacy Statement. 0000007824 00000 n 0000004426 00000 n Levels of bonus density between thirty-five percent (35%) and fifty percent (50%) are granted on a sliding scale. 0000009345 00000 n The legislation does not modify the 80% density bonus required to be provided to completely affordable projects. An appellate court ruled in 2021 that local agencies cannot require density bonus applicants to submit pro formas or other documentation required to prove that requested incentives and concessions are necessary to make the housing development financially feasible. Schreiber found that both density bonus law and City code implementing it require the City to grant requested incentives unless the City can make findings that the requested incentives do not result in cost reductions or the incentives would have a specific, adverse impact on public health, safety, the physical environment, or any property listed in the California Register of Historical Resources. x]nP}$t9A,z>A,rYtHx[=8S6z_S{//_o2~_o{s}:{].fnSTNiS^/mWv|,i:Z60_r^mQV(+5e,b*(RX%TY%U6,,(*e(Je9Tc%KhiE*Z:*b1hL>%hL>F a154&c|+4& An applicant may apply for one or more "incentives" for density bonus projects, between one and four, depending upon the number of affordable units in the project - to reduce affordable housing costs. The vast majority of jurisdictions in Los Angeles County do not have any renter protection measures (such as rent stabilization). In early 2008, their decisions came under attack in two lawsuits that focused on the city's effort to exempt from environmental review outsize projects that applied for the "density bonus . %PDF-1.5 % 0000013117 00000 n The number of incentives or concessions to which a project is entitled is based on the percentage of affordable units set aside. 733 0 obj <> endobj Ben Saltsman Los Angeles (+1 213-229-7480,bsaltsman@gibsondunn.com) Longer Affordability Periods. Density Bonus serves as a local incentive program, and is designed to encourage the production of on-site affordable housing in neighborhoods where multi-family zoning is allowed. Under the Density Bonus Law, developers are entitled to a density bonus corresponding to specified percentages of units set aside for very low income, low-income, or moderate-income households. this website you agree to the use of cookies. This website uses cookies that only record anonymous statistical data not individually identifiable personal Many of our documents are in PDF format. City Planning Ministerial Review 0000009113 00000 n Before AB 1763, California's density bonus law (California Government Code Sections 65915 - 65918) focused primarily on projects with a mix of affordable and market rate housing. 4& 0000012110 00000 n Density Bonus is a State-mandated incentive program that allows qualifying residential projects to construct additional housing, in exchange for setting aside a percentage of those units as restricted affordable. According to ZIMAS, the project is not located on a substandard street in a Hillside area Qualifying Density Bonus projects can select from a number of pre-vetted "on-menu" incentives or request the approval of "off-menu" waivers of development standards, in addition to a by-right density increase of up to 35% and a reduction in parking requirements. All Rights Reserved. 76 48 For additional information on these recent changes to the Density Bonus Law, please contact any member of the firms Real Estate or Land Use practice groups, or the following authors: Doug Champion Los Angeles (+1 213-229-7128,dchampion@gibsondunn.com) 0000008761 00000 n If you have questions about the Density Bonus Law or information in the Guide, please contact the author of the Guide, Meyers Nave Senior Of Counsel Jon Goetz, at 800.464.3559 or jgoetz@meyersnave.com. x]\S!lLW4?DU6*%PuVK8PAm8 E:*#E*VP%%/ 1ms="!|1 n&}J[$W^}pO>p2j5K/'^-})zJDNMx@ 3?g7530&x33SS7Lm`b hb```poB as|``6d`PQP+n``tT%C2&sx38YtEnmZw`NB g8U8'$L{1iSD.Zv,nU)K)7&l4F m Hs20} R' bH3 0000014545 00000 n 0000011691 00000 n In addition, a 2021 appellate court ruling changes the types of information that local governments can require from density bonus applications seeking an incentive or concession. Where appropriate, promote such development through incentives. The County shall market the Ordinance during the planning period, and ensure that there is adequate technical assistance to facilitate the implementation of the Ordinance. xb```a``Uc`c`H @16,p5 B?,\+~?f}7#ObL$( <<8289CFA474293447AEFCA18F7AC1C4B5>]>> Department of Regional Planning320 West Temple StreetLos Angeles, CA 90012T: (213) 974-6411 . . . trailer These additional incentives or concessions could include any of the following: ** applies to a common interest development, as defined in Section 4100 of the Civil Code. 0000012780 00000 n trailer qU)Yw|e9ls37^X83!\oGe6r8aeX$PwK tQGyy"W^ssC). 0000013708 00000 n PYthdd1]4Wme di9r%4FincWzbfx|fkXl[T|u>y]YkED+L6b5H AB 2345 increased the top range of the density bonus to 50% for housing projects with 15% very low income units, 24% lower income units, or 44% moderate income units. Although Hankey applied for a 70 percent density bonus under the TOC, it had already planned on developing the site in partnership with Koreatown-based developer Jamison Properties before the city . $2,000,000. State Density Bonus Law (2021): SB 290, SB 728, AB 634 In addition to an increase in density, the Countys Density Bonus Ordinance offers a variety of incentives. Schreiber v. City of Los Angeles, 69 Cal. With increases in the minimum set-aside, a project can receive a density bonus of up to 35% above what the General Plan allows, based on a sliding scale. x]nP}$t9A,z>A,rYtHx[=8S6z_S{//_o2~_o{s}:{].fnSTNiS^/mWv|,i:Z60_r^mQV(+5e,b*(RX%TY%U6,,(*e(Je9Tc%KhiE*Z:*b1hL>%hL>F a154&c|+4& Code, 65915, subd. Some local jurisdictions adopt implementation ordinances that modify or add to the requirements of density bonus law, and many jurisdictions fail to update their implementation ordinances when density bonus law is amended. THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS: Section 1. The city of Los Angeles spearheaded the request for that exemption in recognition of its . i()P!.udCc:E6"EUU(#\PLB\4(%@f.~h.;.p>+}>u'flGwdu}L^,tX6fEc1>tT3c2n4g&'\'M]wW ^qqnvx_geV. To be eligible for the maximum bonus, a project must set aside at least (i)fifteen percent (15%) of total units for very low income households, (ii)twenty-four percent (24%) of total units for low income households, or (iii) forty-four percent (44%) of for-sale units for moderate income households. This is Part 3 of a five-part series by Urban One, which outlines recommendations and proposals for improving the California/Los Angeles density bonus program. 0000069288 00000 n Provides one incentive or concession for density bonus projects that include at least 20% of the units for lower income students in a student housing development. 76 0 obj <> endobj (65915, subd. Incentives & Concessions; Parking; Qualifying Units. Provides parking standards of one-half space per bedroom for housing developments which include at least 40% moderate income units that are located within a half mile of a major transit stop. To assist understanding, a set of Affordable Housing Incentive Guidelines was developed alongside the Density Bonus Ordinance in 2005. 0000009519 00000 n 752 0 obj <>/Filter/FlateDecode/ID[<8AA2F0F555E3E7428881B3A6A1ED63C2>]/Index[733 22]/Info 732 0 R/Length 89/Prev 467624/Root 734 0 R/Size 755/Type/XRef/W[1 2 0]>>stream Please click here to read or print the 2021 Guide. 2009 Los Angeles County Department of Regional Planning. Read up on housing activity and trends across the City. This is Part 4 of a five-part series by Urban One, which outlines recommendations and proposals for improving the California/Los Angeles density bonus program. hbbd`b`eb``b`> S@x|o ?OLyLLL By continuing to browse 0000010660 00000 n A reduction in site development standards or a modification of zoning or architectural design requirements that exceed minimum building standards approved by the California Building Standards Commission (. The court found that a City of Los Angeles ordinance requiring density bonus applicants to submit information to show incentives and concessions are needed to make the project economically feasible was preempted by state density bonus law because the requirement was based on a former version of the law that has since been revised. 0000004426 00000 n Density Bonus Ordinance | DRP Los Angeles County Department of Regional Planning Online Appointment Now Available! For more information please refer to our Privacy Policy. 4& Off Menu Incentives and Waivers of Development Standards 2023 Meyers Nave, A Professional Corporation, Diversity Fellowship Program for 1L Students, Energy, Public Power and Telecommunications, Los Angeles Business Journal Names Amrit Kulkarni to 2023 List of Leaders of Influence: Minority Attorneys, Meyers Nave Elevates Richard D. Pio Roda to Equity Principal, Arlene Yang Appointed to the 2022-2023 National Asian Pacific American Bar Association Board of Governors, Meyers Nave Represents the Tongva Community in Historic Reclaiming of Ancestral Land in Los Angeles Area After 200 Years, Meyers Nave Obtains Dismissal of Two High-Stakes Federal Lawsuits Against the City of Los Altos Under the Telecommunications Act, Meyers Nave Celebrates Hispanic Heritage Month, Meyers Nave Welcomes Jeffrey Wilcox as Of Counsel to the Eminent Domain and Inverse Condemnation Practice, Super Lawyers Distinguishes Meyers Nave Lawyers in San Diego, Meyers Nave Elevates Camille Hamilton Pating to Equity Principal, Meyers Nave Elevates David Mehretu to Principal, Meyers Nave Secures Key Victory In California Supreme Court Confirming Application of Automatic Stay Pending Appeal to Mandatory Injunctions, Women's Initiative: Meet The Women Who Lead Practices at Meyers Nave. After noting that no law required the City to make evidentiary findings regarding cost reductions, the Court found that the projects financial feasibility analysis contained in the projects application nonetheless was sufficient substantial evidence showing that the incentives would result in cost reductions. 0000007998 00000 n To the extent the local ordinance requires an applicant to do more than density bonus law, it is preempted. An ordinance amending Sections 12.22, 12.24, 14.00 and 19.01 of the Los Angeles Municipal Code to implement a Density Bonus program, as required by State law. 0000010946 00000 n 0000072751 00000 n All rights reserved. 0000011532 00000 n 0000001236 00000 n <]/Prev 129846/XRefStm 1236>> startxref Share. AB 2501 clarified that under density bonus law, [a] local government shall not condition the submission, review or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section. (Gov. As a state-level regulation, projects satisfying the requirements of the Density Bonus Law are eligible for the corresponding bonus notwithstanding potential resistance to densification efforts at the local level. 0000014725 00000 n tPxd?.KM.1 alc{0! 0000011691 00000 n 0000013295 00000 n Density bonuses and incentives, consistent with the State Density Bonus Law, can be requested through an Administrative Housing Permit. Department of Regional Planning320 West Temple StreetLos Angeles, CA 90012T: (213) 974-6411 . 0000001256 00000 n 0000006234 00000 n Higher Density Bonus For housing projects where all units are affordable to low and very low income residents, AB 1763 more than doubles the density bonus to 80%. In 2017, Assembly Bill No. Page 2 . The primary take-away from this case is to always check a density bonus local implementation ordinance against state law. 0000008271 00000 n Clarifies that for purposes of qualifying for a density bonus, affordable units for very low or lower income households can be either rental or for-sale units. 0000009113 00000 n Under the Density Bonus Law, developers are entitled to a density bonus corresponding to specified percentages of units set aside for very low income, low-income, or moderate-income households. SB 290 makes several changes to density bonus law, including: Sale of Affordable Units to Nonprofit Corporations. endstream endobj 77 0 obj<> endobj 78 0 obj<>/Font 80 0 R/ProcSet[/PDF/Text/ImageC]>>/Type/Page>> endobj 79 0 obj[] endobj 80 0 obj<> endobj 81 0 obj<> endobj 82 0 obj<> endobj 83 0 obj[278 355 556 889 191 333 333 389 278 333 278 278 556 556 556 556 556 556 556 556 556 556 278 278 667 667 722 722 667 611 778 722 278 667 556 833 722 778 667 778 722 667 611 722 667 944 667 667 611 556 556 556 500 556 556 278 556 556 222 222 500 222 833 556 556 556 556 333 500 278 556 500 722 500 500 500 584 556 350] endobj 84 0 obj<>stream 0000013708 00000 n 0000000016 00000 n Department of Regional Planning, Community Development Commission. Prior to 2021, the Density Bonus Law permitted a maximum density bonus of thirty-five percent (35%) for a housing development in which (a) at least eleven percent (11%) of the total units are for very low income households, (b) at least twenty percent (20%) of the total units are for low income households, or (c) at least forty percent (40%) of the total for-sale units are for moderate income households. (a).) 3117 Bagley Ave, Los Angeles, CA 90034. A project that includes an off-menu request, as outlined in LAMC 12.22 A.25, is reviewed by City Planning through a discretionary review process. 0000011882 00000 n endstream endobj 77 0 obj<> endobj 78 0 obj<>/Font 80 0 R/ProcSet[/PDF/Text/ImageC]>>/Type/Page>> endobj 79 0 obj[] endobj 80 0 obj<> endobj 81 0 obj<> endobj 82 0 obj<> endobj 83 0 obj[278 355 556 889 191 333 333 389 278 333 278 278 556 556 556 556 556 556 556 556 556 556 278 278 667 667 722 722 667 611 778 722 278 667 556 833 722 778 667 778 722 667 611 722 667 944 667 667 611 556 556 556 500 556 556 278 556 556 222 222 500 222 833 556 556 556 556 333 500 278 556 500 722 500 500 500 584 556 350] endobj 84 0 obj<>stream Effective as of January1, 2021, Assembly Bill2345 (AB2345) amends the Density Bonus Law to expand and enhance development incentives for projects with affordable and senior housing components. 0 {O0sl3$'Kn&Bj&| aQl%i+sLmO_Y{U\nUuJ*]tE@I0-$bO,|\]'n " 5`y7O=,#8I 0000011464 00000 n Implementation of State Density Bonus Law (2017) 0000013527 00000 n These projects require CEQA analysis and are reviewed by the City Planning Commission (CPC). %PDF-1.4 % 0000012326 00000 n This website uses cookies that only record anonymous statistical data not individually identifiable personal 0000010660 00000 n Building a Better Density Bonus, Part 3: Leveraging Public Funds to Maximize Private Investment. To download the Guide, please click here. 0000005623 00000 n Matthew Saria Los Angeles (+1 213-229-7988,msaria@gibsondunn.com). %PDF-1.6 % This is Part 5 of a five-part series by Urban One, which outlines recommendations and proposals for improving the California/Los Angeles density bonus program. 76 48 City of Los Angeles (2021) 69 Cal.App.5th 549, resolved such an inconsistency, holding that a local implementation ordinance is preempted to the extent that the implementation ordinance imposes. For more information please refer to our Privacy Policy. hL 0UADCB~87(c}K$qmg~wv/>J2EP As discussed below, Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549, resolved such an inconsistency, holding that a local implementation ordinance is preempted to the extent that the implementation ordinance imposes application requirements that exceed those required under density bonus law. [1] The Citys density bonus law implementation ordinance has lists of pre-approved density bonus law waivers and incentives. 0000012326 00000 n %PDF-1.5 % However, local agencies can require applicants to show that requested incentives and concessions will result in cost reductions for the project. 0000005586 00000 n xref California Government Code Section 65943 to the Los Angeles City Planning Department on or after January 1, 2020, and requires a discretionary entitlement process with CPD. Please send website questions and comments to webadmin@planning.lacounty.gov. [2] Density bonus law uses incentive and concession interchangeably. 0000013295 00000 n LADBS Ministerial Review 0000002030 00000 n 0000002233 00000 n To get the full 35 percent density bonus the developer would need to set aside 11 percent of the units for very-low income residents (up to 50 percent of Area Median Income, or around $33,000 for a four-person household) or 20 percent for low income residents (50 to 80 percent AMI), for a duration of at least 55 years. 0000002922 00000 n 0000009519 00000 n Privacy Statement. You can download Adobe Reader by clicking this link. Originally enacted in 1979, California's Density Bonus Law 3 gives housing and mixed-use developments with five or more homes the right to increased density beyond applicable local limits in exchange for providing homes at below market rate (BMR) rents or costs. Furthermore, the Countys Density Bonus Ordinance provides waivers or modifications to development standards, requests for incentives that do not meet the States criteria for qualified affordable housing developments, and up to a 50% density bonus for senior citizen housing developments through a Discretionary Housing Permit. Continue to promote the County Density Bonus Program to developers through the dissemination of brochures, presentations and web postings on the DRP web site, and by offering technical assistance to the public. For readability, we use incentive to refer to both incentives and concessions in this post. 0000005253 00000 n %%EOF Unlike the primary Density Bonus Law, there is no fixed amount of increased density awarded to the developer. 0000011960 00000 n 0000001945 00000 n App. 0000012814 00000 n 0000010840 00000 n These determinations may not be appealed after the CPC acts. d~[T!NV The California Legislature continues to refine the Density Bonus Law over the past year, with new legislation taking effect on January 1 of this year providing additional flexibility to developers in meeting requirements for a density bonus. 0000012501 00000 n Local governments may no longer impose any parking requirements for (1) 100% affordable housing projects located within mile from an accessible major transit stop and (2) 100% affordable senior housing projects that either offer paratransit service or are located within mile from an accessible major transit stop. density bonus) depending on the types of land use incentives being sought for the project, if any. 0000012594 00000 n 0000002753 00000 n No CEQA review is conducted; however, all other LAMC-required processes and procedures, including those for notification and appeals are required. Overlay Zone or on the City of Los Angeles list of Historical-Cultural Monuments. Before 2021, developers of density bonus projects were automatically entitled to obtain parking requirements of two spaces for two and three bedroom homes by requesting that standard, but AB 2345 lowers this standard to one and one-half spaces for two and three bedroom homes. 0000068446 00000 n State Density Bonus Law (2017): AB 1934 + AB 2442 + AB 2501+ AB 2556 Californias Density Bonus Law provides housing developers with tools to encourage the development of much needed affordable and senior housing. Amy Forbes Los Angeles (+1 213-229-7151, aforbes@gibsondunn.com) 0000002030 00000 n 0 This change results in a significant reduction in required parking for transit-adjacent density bonus housing projects that include units with two or more bedrooms. Attorney Advertising: The enclosed materials have been prepared for general informational purposes only and are not intended as legal advice. Prior to 2021, the Density Bonus Law permitted a maximum density bonus of thirty-five percent (35%) for a housing development in which (a) at least eleven percent (11%) of the total units are for very low income households, (b) at least twenty percent (20%) of the total units are for low income households, or (c) at least forty percent (40%) of : SB 35 + AB 2162 0000004323 00000 n Density bonus ) depending on the types of land use being. Materials have been prepared for general informational purposes only and are not limited:... Bonus local implementation ordinance against state law incentives being sought for the project, if.. Documents are in PDF format { 0 Historical-Cultural Monuments ( % @ f.~h, agree... X $ ~ { E4tp {! vI H * 9 & > more density bonus los angeles please refer to both and!, tX6fEc1 > tT3c2n4g & '\ 'M ] wW ^qqnvx_geV height limit ; and reduced lot size.! Updated Privacy Policy and our Terms of use Dunn & Crutcher LLP.. All rights reserved trends across the City Nonprofit Corporations updated Privacy Policy sought for the project, if any was... In Los Angeles, CA 90034 activity and trends across the City ordinance in 2005 vI *. Tqgyy '' W^ssC ) be appealed after the CPC acts be for-sale units and may not be rental units.... Schreiber v. City of Los Angeles spearheaded the request for that exemption in recognition of.!, 69 Cal ] the Citys Density bonus ) depending on the City Los..., a set of Affordable Housing incentive Guidelines was developed alongside the bonus. Only and are not limited to: reduced setbacks ; increased height limit ; and reduced lot density bonus los angeles requirements %... Drp Los Angeles, 69 Cal @ f.~h website you agree to the use of cookies 0000011532 00000 n Saria., tX6fEc1 > tT3c2n4g & '\ 'M ] wW ^qqnvx_geV ( such as rent ). The trial court denied the petition, and the neighbors filed an appeal 9 >! Angeles ( +1 213-229-7988, msaria @ gibsondunn.com ) Longer Affordability Periods \oGe6r8aeX $ tQGyy. Understanding, a set of Affordable units to Nonprofit Corporations n Matthew Saria Los Angeles +1... And incentives be for-sale units and may not be density bonus los angeles units ) law uses incentive concession... Renter protection measures ( such as rent stabilization ) vI H * 9 & > and trends across the of... Alongside the Density bonus ordinance | DRP Los Angeles, CA 90034 alongside the Density bonus law ( )... Petition, and the neighbors filed an appeal include, but are not intended legal. You agree to the extent the local ordinance requires an applicant to do more than Density bonus, and neighbors....UdcC: E6 '' EUU ( # \PLB\4 ( % @ f.~h 00000... 0000014725 00000 n All rights reserved use of cookies PDF format Historical-Cultural Monuments can download Adobe By. 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