Plan Specifics

On July 25, 2016 the City Administrative Officer released the Affordable Housing Opportunity Sites plan [PDF, 1.5 MB]. The plan outlines the parking and zoning permit specifics of developing five parking lots in Lincoln Heights into either 100% affordable units or as a mixed-income development.

Cedillo motion of December 2017 mandating a mixed-income project in Lincoln Heights.

On December 13, 2017, with no substantive input from Lincoln Heights stakeholders, Councilman Cedillo amended that plan to eliminate the 100% affordable housing option with a motion.

That same motion approved the exclusive right to negotiate development of these five parking lots for GTM Holdings and WORKS (Women Organizing Resources Knowledge and Services).

While it would appear that the 100% affordable housing option is now off the table – do not trust your lying eyes and ears! Project specifics and promises have been repeatedly stated by Councilman Cedillo, his staff, and his allies only to be changed or disregarded later.

To help show the difference between the 100% affordable housing option and the mixed-income option in the original plan we have analyzed it and prepared this page for public viewing.

Location Information

Combined square footage of the five parking lots in Lincoln Heights included in the Affordable Housing Opportunity Sites plan is approximately 108,113 square feet.

Address Lot Size (sq. ft.) APN
2332-2340 N. Workman 13,199 sq.ft. 5204-016-900 & 901
216-224 S. Avenue 24 20,893 sq.ft. 5204-005-901
2331-2337 N. Workman and 2330-2338 N. Daly 37,224 sq.ft. 5204-011-903
2416-2422 N. Workman 16,502 sq.ft. 5204-015-901
154-156 S. Avenue 24 20,295 sq.ft. 5204-004-901
This matrix, from the July 2016 CAO AHOS plan, shows the parking, unit mix, and estimated permit costs for projects on the five Lincoln Heights parking lots.
Zone Change

In order to build housing on these five sites, zone changes will be needed. The city suggests that the parking lot zoning is changed to: RAS3-1VL-CDO

Unit Totals

If the developer applies for a density bonus, the total units on all five lots (combined) can be: 172 units

If the developer applies for a density bonus and applies for a Conditional Use Permit (CUP) or a Public Benefit (PUB) incentive the total units on all five lots (combined) will be: 229 units.

Parking for Residents

If the developer goes for 100% “affordable” units on all projects, parking required for residents on all five lots (combined) is: 116 spaces.

If the developer goes for mixed income units on all projects, parking required for residents on all five lots (combined) is: 232 spaces.

Parking for Businesses

The existing parking spaces are not explicitly called out as a cost item in the Affordable Housing Opportunity Sites plan the CAO prepared. The existing parking spaces are mentioned in that plan, but not specifically counted as a locked in cost the way permitting costs are show in the table above. Any promises made about these parking space by the Councilman Cedillo cannot be trusted until a legally binding decision had been made on the issue. Here is the relevant language from the plan:

“Replacement public parking does not need to be assumed in the development submission for a single Lincoln Heights DOT lot, though it may be incorporated as part of the eventual project. If a development strategy incorporates all of the Lincoln Heights DOT lots, replacement parking for all of the lots must be included.”

pg. 28-31 of Affordable Housing Opportunity Sites plan