09 - BHO / Hillside Ordinance (Street(s) Along Lot Frontage(s) Minimum 20' Wide)

This process acknowledges streets along frontage(s) that are a minimum 20-ft wide, or if not, that improvements have been guaranteed (via a B-Permit) or ZA approval obtained.

• LAMC 12.21.A.17(e)(2-3) and LAMC 12.21.C.10(b)(4)(i)(2-3):  Street Access.  (Amended by Ord. No. 174,652, Eff. 7/27/02.)  
  • (2)   For any new construction of, or addition to, a one-family dwelling on a lot fronting on a Substandard Hillside Limited Street that is improved with a roadway width of less than 20 feet, no building permit or grading permit shall be issued unless the construction or addition has been approved pursuant to Section 12.24 X.21.
  • (3)   For any new construction of, or addition to, a one-family dwelling on a lot that does not have a vehicular access route from a street improved with a minimum 20 foot wide continuous paved roadway from the driveway apron that provides access to the main residence to the boundary of the Hillside Area, no building permit or grading permit shall be issued unless the construction or addition meets the requirements of this Subdivision or has been approved pursuant to Section 12.24 X.21.
• LAMC 12.24.X.21 - Substandard Hillside Street, Street Access or Grading for Parking in Hillsides.  (Amended by Ord. No. 174,652, Eff. 7/27/02.)
• LAMC 12.24.X.28 - Single-Family Zones in Hillside Area.  (Added by Ord. No. 181,624, Eff. 5/9/11.)  

Note:  If this Clearance item appears, Building & Safety has made the determination this project is subject to the requirements of the Hillside Ordinance (BOE does not make this determination).  If this Clearance item does NOT exist on the Clearance Summary Worksheet, the Hillside Ordinance requirements do NOT apply. 

Note: BOE created the Customer Service Request (CSR) Portal (located in the Customer Portal) to allow members of the public to make contact with City Staff for questions and/or assistance on any permit or development services related matter.  This includes requesting clearances for building permits.

The following is the process of updating BHO / Hillside Ordinance (Street(s) Along Lot Frontage(s) Minimum 20' Wide) clearance status on the Clearance Summary Worksheet.  This process is done through the LA Department of Building and Safety's (LADBS) Plan Check and Inspection System (PCIS) under the module called "Clearances".

BOE staff should verify the following:

1. Go to NavigateLA and search for the street address
2. Select "Hillside Referral Report (BAS)" under the Available Parcel Reports to review the Hillside Referral Form
   1. Yes a Referral was done (BOE would see the option to select an edited PDF):
      1. Review the Hillside Referral Form "Vehicular Access", item 2
         1. "Yes":  Applicant to provide BOE with a copy of the Zoning Administrator Determination (ZAD) or the roadway shall be widened to a minimum 20' wide roadway with a B-Permit (BOE staff to read all ZAD conditions).  The ZAD will provide one of the following determinations: 
            1. Approve - BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet, including adding the ZA case number and, if applicable, the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
            2. Deny - Applicant has been denied and shall obtain a B Permit to widen the road.  BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet including adding the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
            3. Dismiss - Applicant has been denied and shall obtain a B Permit to widen the road.  BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet including adding the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
            4. No ZAD Determination - Applicant shall obtain a B Permit to widen the road.  BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet including adding the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
         2. "No": Roadway is greater than 20' 
            1. BOE to update the Clearance Summary Worksheet as "Approved" including adding comment about the roadway being greater than 20' in the comments section of the Clearance item
         3. BOE  staff to confirm the shortest distance route leading to the subject property within the Hillside boundary (closest Avenue or Boulevard) are ALL a minimum 20-ft wide. 
            NOTE:  If the roadway widths (curb to curb) on the Hillside Referral Form are between 20 and 22 feet wide and the "Plan Index" field is marked "Aerial", BOE staff to verify actual widths.
            1. BOE staff to look at the subject property in aerial view and measure the width of the street with the NavigateLA measure tool to confirm widths shown on the Hillside Referral Form
            2. If necessary, BOE staff may also need to perform a field visit to verify widths
3. No Referral Form
   1. BOE staff would begin the process of preparing the Hillside Referral Form.  See the Hillside Referral Form section of this manual under the Administrative Requirements section.
   2. BOE to repeat the process starting at 2.A.I.a above
4. Login to PCIS and complete the following:
   1. Click the "Clearance" module button
   2. Enter the Application number in the "Application #" field
   3. Click the "Agency Specific Search" button
   4. Confirm BHO / Hillside Ordinance is listed in the Condition / Clearance Name field AND the "Description" field contains "Acknowledge streets along lot frontage(s) are minimum of 20-ft wide, or if not, that the improvements have been guaranteed (B-Permit) or ZA approval obtained (LAMC 12.24.X.21 or X.28)"
   5. Click the "Comment" box in the upper right side on the screen.  Comments should detail what is needed on all streets listed on the Hillside Referral Form.
      1. Sample Comment 1 - Main St is less than 20' and will require a B-Permit #BR001234 that is suitably guaranteed to widen to 20' or ZAD to grant relief from the widening requirement. Side St. is 28' wide. Other Side St. is 25' wide.
   6. Update the "Status" field to one of the following:
      1. Pending - Used when BOE is unable to obtain accurate information about street widths..  Further investigation or field verification would be required.
      2. Denied - Used when the verified street width is 20' or less and the Applicant has no ZAD and/or no B Permit suitably guaranteed
      3. Approved - Used when all roads are at least 20' wide
      4. Approved with Conditions - Used if ZAD provided relief for any streets to be widened to 20' or if B Permit is suitably guaranteed to widen streets to 20' and/or make any required public right of way improvements
      5. Approved for Drainage - Not used
   7. Click "Save Status" (if this is not clicked, the worksheet will not save)

CPR Evaluation 

1. Go to NavigateLA and search for the street address

2. Select "Hillside Referral Report (BAS)" under the Available Parcel Reports to review the Hillside Referral Form

   1. Yes a Referral was done (BOE would see the option to select an edited PDF):
      1. Review the Hillside Referral Form "Vehicular Access", item 3
         1. "No":  Applicant to provide BOE with a copy of the Zoning Administrator Determination (ZAD) per LAMC 12.24.X.21 or 12.24.X.28 or the roadway shall be widened to a minimum 20 foot width throughout via a Public Works construction permit (BOE staff to read all ZAD conditions).  The ZAD will provide one of the following determinations: 
            1. Approve - BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet, including adding the ZA case number and, if applicable, the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
            2. Deny - Applicant has been denied and shall obtain a B Permit to widen the road.  BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet including adding the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
            3. Dismiss - Applicant has been denied and shall obtain a B Permit to widen the road.  BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet including adding the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
            4. No ZAD Determination -  Applicant shall obtain a B Permit to widen the road.  BOE to update the item as "Approved with Conditions" on the Clearance Summary Worksheet including adding the B Permit number (must be suitably guaranteed) in the comments section of the Clearance item
         2. "Yes": CPR is greater than 20' 
            1. BOE to update the Clearance Summary Worksheet as "Approved" including adding comment about the CPR being greater than 20' in the comments section of the Clearance item
   2. No Referral Form
      1. BOE staff would begin the process of preparing the Hillside Referral Form.  See the Hillside Referral Form section of this manual under the Administrative Requirements section.
      2. BOE to repeat the process starting at 2.A.I above

Request For Reduction of Hillside Ordinance Dedication

Per the Hillside Ordinance, LAMC 12.21.A.17 - One-Family Dwellings, Accessory Buildings and Additions - Hillside Regulations and Special Order No. 002-0506, BOE shall determine the dedication required for a standard Hillside Limited Street or to a lesser width due to engineering infeasibility or physical restraints of topography.  NOTE:  Monetary considerations alone do not constitute extreme hardship under BOE policy, and must be considered separately in public hearing by the decision makers specified in the LAMC, including the City Council and the Planning Commission. Similarly, reduction of developable land area and reduction of economic benefit to a development do not constitute extreme hardship under BOE policy, and must be considered separately.

The following procedures shall be used to review requests to reduce dedication requirements:

1. Customer shall submit a written request using the Hillside Ordinance Final Determination Request Form to request a change to the final determination.  The written request shall include the following:
   1. Copy of the Clearance Summary Worksheet
   2. Engineering reasons for reduction
   3. Site plans, topographic map showing dedication area, and any other plans/documents that show the property boundary
   4. Photos of property and surrounding area
2. Date stamp the written request received and save to the appropriate file
3. BOE Staff to research the request and make a determination (a BOE Supervisor may be required to make a final determination).  Determinations may consider:
   1. Hillside Referral Form
   2. A link to the subject property on NavigateLA showing the:
      • Highway Dedication layer
      • Aerial layer
   3. Street Plans
   4. Research PCIS for previously approved reductions near the subject property
   5. Planning Case/ Tract / Parcel Map Determination Letter near the subject property from ZIMAS
4. BOE staff to forward information to the BOE Supervisor for review and comment
5. Email the Applicant 
6. Login to PCIS and update the "Comment" box in the upper right side on the screen.  Comments should detail the determination (Process of navigating PCIS are above), including exactly why the reduction was allowed, i.e., Reduced due to a cliff, Reduced due to limited lot size, Reduction not allowed because street improvements meet the necessary dedication.  Note:  A reduction can be taken down to zero.