Acquisition
The purchase of land and buildings
See also: The development process
ADA
See: Americans with Disabilities Act
When a building is modified for a different purpose or use. For example, a growing number of vacant office buildings in downtown Los Angeles have been converted to residential use.
Adaptive Reuse Ordinance
A local ordinance that allows older office and industrial buildings to be modified (adapted) into residences (reuse) by-right in some of the older areas of the city, such as around Downtown and in Hollywood. Adaptive reuse requires discretionary approval in other areas of Los Angeles.
Affordable housing
Rents are considered affordable when they are not more than 30 percent of the renter's pre-tax (or gross) income. Mortgages are considered affordable when they are not more than 35 percent of the home buyer's pre-tax (or gross) income.
See also: What do you mean by affordable housing
Affordable Housing Incentives Ordinance
See: Financing sources for affordable housing
Americans with Disabilities Act
Federal law prohibiting discrimination on the basis of disability in employment, programs and services provided by state and local governments, goods and services provided by private companies, and in commercial facilities.
See also: Housing for people with special needs
AMI
See: Area Median Income
The area median income (AMI) is the middle household income for a particular area (city, county, state, etc.). In other words, 50 percent of the households in the area earn more than the AMI, and 50 percent earn less. The AMI is calculated annually by the U.S. Department of Housing and Urban Development (HUD) for metropolitan areas nationwide. Los Angeles is part of the L.A.-Long Beach Metropolitan Statistical Area (MSA), which encompasses all of Los Angeles County.
See also: What do you mean by affordable?
Assisted housing
See: Subsidized housing
Affordable housing that is converted to market-rate housing due to the expiration of affordability restrictions. This usually occurs when private owners of affordable housing opt out of their affordability agreements (by pre-paying a subsidized mortgage for example).
See also: Preserving Affordability
Building Envelope
See: Basic concepts in planning & zoning
Building Footprint
The area covered by buildings on a parcel of land. Also referred to as lot coverage.
See also: Basic concepts in planning & zoning
Development rights that a property owner can exercise under existing zoning conditions without seeking approval from the City.
CalHFA
See: California Housing Finance Agency
California Housing Finance Agency
See: Financing sources for affordable housing
CDBG
See: Community Development Block Grant
Code Enforcement
See: Making housing affordable
Community Centers
Community Development Block Grant
See: Financing sources for affordable housing
Compact development
See: Design strategies for density
Context-sensitive design
See: Design strategies for density
Courtyard apartments
Apartments arranged around a central courtyard
Density
Density Bonus
See: Financing sources for affordable housing
Dwelling unit
A generic term for residence. A dwelling unit could be an apartment, a house, a studio, a condominium, a town home, a unit in a duplex, etc.
Entitlements
Equity
The value of property beyond the amount owed on the mortgage, claims or liens.
Equity investor
A person or company that invests money in a development. Equity investors demand a higher rate of return than the typical bank loan interest rate because their funds are not generally secured by collateral (property, buildings, etc.)
Expediter
A person with specialized and detailed knowledge of planning and zoning rules and procedures that is hired by a developer to assist on getting land use entitlements from the city.
Expiring use housing
See: At-risk housing
Extremely low income
A term used to describe individuals or families whose incomes are less than 30 percent of Area Median Income (AMI).
Fair Housing Act
The federal Fair Housing Act prohibits discrimination in housing because of race or color, national origin, religion, sex, disability, and familial status. In addition, the state Fair Housing and Employment Act prohibits discrimination because of sexual orientation, marital status, source of income, or other arbitrary basis.
See also: Fair Housing
An estimated average market rent for modest, lower cost apartments set by the federal government. Visit the HUD website for more information and current FMRs.
See also: Affordable rental housing
FAR
See: Floor area ratio
The ratio of building floor space to parcel area.
See also: Basic concepts in planning & zoning
FMR
See: Fair Market Rent
General Plan
See: The General Plan
Historic Preservation
The preservation and rehabilitation of historically significant buildings.
Historic Preservation Overlay Zones
Distinct areas within the city with additional regulations aimed at protecting historic buildings and the historic character of the area.
See also: Historic Preservation - City of L.A. Planning Department
Historic Preservation Tax Incentives
A federal program that fosters private sector rehabilitation of historic buildings. Properties must be income-producing and must be rehabilitated according to standards set by the Secretary of the Interior.
See also: Historic Preservation Services - U.S. National Park Service
HIV/AIDS
Acquired Immune Deficiency Syndrome is a life threatening and debilitating disease that is caused by the Human Immuno-deficiency Virus (HIV).
See also: Housing for people with special needs
HOME Investment Partnerships Program (HOME)
HOME is the largest Federal block grant to state and local governments designed exclusively to create affordable housing for low-income households. Provided by the U.S. Department of Housing and Urban Development (HUD).
See also: Financing sources for affordable housing
Homelessness
A person or family is homeless when they lack a fixed, regular, stable, adequate nighttime residence.
See also: Housing for people with special needs
HOPWA
Housing Opportunities for People With AIDS is a federal program established to address the specific needs of persons living with HIV/AIDS and their families. Provided by the U.S. Department of Housing and Urban Development (HUD).
See also: Housing for people with special needs
HOPE VI
HOPE VI is a federal program that uses public and private development resources to replace distressed public housing with attractive new mixed-income communities. Provided by the U.S. Department of Housing and Urban Development (HUD).
See also: Financing sources for affordable housing
Housing Element
See: Housing Element
Housing Trust Fund
The City of Los Angeles Affordable Housing Trust Fund was established in 2000, and provides a local source of financing for affordable housing development and rehabilitation.
See also: Financing sources for affordable housing
New development that occurs in centrally located urbanized areas rather than on undeveloped land on the edge of the region.
Multi-purpose public facilities or facilities that share buildings or grounds. For example, a playground or ball field can be used as a school yard during school hours and as a public park after school and on weekends.
LAHD
See: Los Angeles Housing Department
Layered financing
When several sources are used to finance housing (such as conventional bank loans, federal subsidy programs and funds from a local affordable housing trust fund.
Lenders
Banks and other financial institutions that make loans
Lofts
An architectural term for dwellings with open floor plans, high ceilings, and minimal finishes (as opposed to traditional floor plans that have partitioned rooms). Many adaptive reuse buildings are converted into lofts because of light and air circulation considerations (there are usually windows on only one side of the relatively deep units).
Los Angeles Housing Department
The city department in charge of rent stabilization, code enforcement and affordable housing development. http://www.lacity.org/lahd/
Lot coverage
See: Basic concepts in planning & zoning
Low income
A term used to describe individuals or families whose incomes are less than 80 percent of the Area Median Income (AMI). For example, a Los Angeles family of four at 80 percent of the median income earns a maximum of $47,600/yr; an individual earns up to $33,300/yr.
Low Income Housing Tax Credit
See: Financing sources for affordable housing
Market-rate housing
Apartments, condominiums, town homes and single family homes that are built without any government subsidy by private developers.
MHP
See: Multi-family Housing Program
Mixed-income housing
Buildings or subdivisions that contain a mix of market-rate and affordable homes.
Mixed-use
The combination of residential, retail, office, schools or other uses are integrated in the same building or on the same block.
Mixed-use boulevard
Moderate income
A term used to describe individuals or families whose incomes are between 80 and 120 percent of the Area Median Income (AMI). For example, in 2004 a Los Angeles family of four at 120 percent of median income earns a maximum of $71,400; an individual earns up to $49,980.
Mortgage
A long term loan on property, usually 30 years.
Multi-family
An apartment building, condominium, or other residential building that has more than one dwelling unit.
See: Financing sources for affordable housing
Neighborhood district
New Urbanism
A set of interdisciplinary planning and design principles aimed at creating vibrant downtowns and walkable neighborhoods with a sense of place. New Urbanism has emerged as an antidote to the suburban sprawl model of development.
See also: Congress of New Urbanism
NIMBY
See: Not In My Back Yard
Nonprofit developers
See: Who Builds Affordable Housing
A response sometimes given by residents to proposed changes or development, generally characterized by an objection to siting a development in the immediate neighborhood but not to it being sited elsewhere.
See also: Be a YIMBY
Open Space
See: Basic concepts in planning & zoning
Overcrowding
Housing is overcrowded when four or more people live in a one-bedroom apartment, or five or more people or more live in a two-bedroom apartment.
See also: Overcrowding
Parcel
A piece of land, a lot
Pedestrian-oriented
See: Pedestrian-friendly places
Pencil (Out)
An expression that refers to whether the economics work for a particular development project, i.e. when the developer can anticipate generating enough income in rent or sales to cover the cost of buying the land, constructing or rehabilitating a building, and earning a profit.
Pre-development
Preservation of affordable housing
A financial analysis of the expected costs and income of a proposed development.
Public Housing
Public housing is low-income housing built and operated by a local housing authority using federal funds.
See also: Types of Affordable Housing
RAS
See: Residential Accessory Services
Regional Centers
Rehabilitation
See: Making housing affordable
Rent control
See: Rent stabilization
The City of Los Angeles regulates residential rents under a local ordinance called the "Rent Stabilization Ordinance." It is commonly referred to as rent control.
See also: Preserving Affordability
Rental Assistance
See: Making housing affordable
Rent Escrow Account Program (REAP)
A program run by the Los Angeles Housing Department (LAHD) for dealing with rental properties where the landlord fails to repair serious code violations after being cited. When a building is put into REAP, the tenants have the option of paying their rent into a special account at LAHD which can be drawn upon to make repairs or for tenant relocation.
For more information on REAP, call LAHD at (213) 808-8500 or toll free at (866) 557-RENT [7368].
Residential Accessory Services
Row houses
See: Town homes
SCANPH
See: Southern California Association of Non-Profit Housing
Section 8
See: Financing sources for affordable housing
Section 202
See: Financing sources for affordable housing
Section 811
See: Financing sources for affordable housing
Single-family
A house: one dwelling unit per building.
See: Basic concepts in planning & zoning
Severe overcrowding
Housing is severely overcrowded when five people live in a one-bedroom apartment, or six people live in a two-bedroom apartment.
See also: Overcrowding
Smart growth
A more sustainable and holistic model for urban growth that aims to limit low-density development on the urban fringe while creating more livable neighborhoods in urban and suburban areas. A key component of smart growth is focusing new medium and high density development in compact areas near frequent and reliable public transportation, so that people who live, work, shop, or visit the neighborhood will have viable options besides a private car.
Special Needs Housing
Special needs housing refers to housing for groups with unique needs, such the disabled, elderly, individuals with physical and mental disabilities, and persons with HIV/AIDS.
See also: Housing for people with special needs
Southern California Association of Non-Profit Housing
See: Who Builds Affordable Housing
See: Types of Affordable Housing
Supportive housing
See: Types of Affordable Housing
Systematic Code Enforcement Program (SCEP)
A program run by the Los Angeles Housing Department (LAHD) under which all buildings with two or more rental units are inspected to ensure safe and health living conditions, as defined by the state housing code.
See also: Preserving Affordability
Takings
A legal concept based on the Fifth Amendment of the U.S. Constitution which prohibits the taking of private property by the government for a public use without payment of just compensation.
Tax Credit
See: Low Income Housing Tax Credit
Homes built without side yards. Also called row houses.
Transit oriented development (TOD)
New pedestrian-friendly, mixed-use developments located near rail and major bus stops. TOD communities allow people to live near transit services and to decrease their dependence on driving.
Unit
A generic term for residential dwelling, more often used in the context of multi-family housing (i.e. a condominium or apartment)
Use
See: Zoning and Land Use
Very low income
A term used to describe individuals or families whose incomes are less than 50 percent of the Area Median Income (AMI). For example, in 2004, a Los Angeles family of four at 50 percent of median income earns a maximum of $29,750; an individual earns up to $20,850.
Variance
A permit to allow a property owner to do something that is not normally allowed under the zoning code.
Vouchers
See: Rental Assistance
Walk-up apartments
Apartment buildings, usually older and smaller, without elevators.
YIMBY
See: Yes In My Back Yard
