The religious housing overlay zone ("RHO") is established to:

A.

Provide churches and other places of religion with the ability to utilize their land in a manner consistent with their mission, to provide housing for disadvantaged populations;

B.

Expand opportunities for affordable housing connected to community institutions; and

C.

Enable better utilization of land resources which are often unused, such as parking lots used for once-weekly services.

D.

Provide churches and other places of religion with greater certainty regarding their land use rights for affordable housing development, while providing opportunity for appropriate public and planning commission review.

(Ord. No. 1450, § 2(Att. C), 4-12-22)

In addition to any uses permitted in the base zone, the following uses shall be permitted in the RHO zone:

A.

Dwelling units (attached or detached), at a minimum of twenty and maximum of forty-two dwelling units per acre. The size of the lot shall be calculated as the portion of the site being developed for housing and the accessory uses which serve the housing development. It shall not include portions of the site which are primarily used by the church or other place of religion.

B.

Accessory buildings and uses customarily incidental to multifamily residential uses allowed, such as parking garages for residents, recreational facilities, guest houses, laundry-rooms, storage sheds, gazebos, etc.

C.

A trailer used as a construction office or as a residence of the owner and his/her family during construction, but only while a building permit for the construction of one or more permanent residences is in full force and effect and in no event longer than two years.

D.

Transitional and supportive housing, subject to the same standards as may be required for dwellings in this zone.

E.

Residential care facilities, subject to the same standards as dwelling units.

(Ord. No. 1450, § 2(Att. C), 4-12-22)

A.

All housing developments processed under the standards of this overlay zone shall be subject to a religious housing agreement, which shall include all of the elements required for a density bonus housing agreement in Section 17.34.130.

B.

At least one-half of the units shall be developed, offered to, and sold or rented to households of lower income at an affordable housing cost, as these terms are defined in Section 17.34.020.

C.

If the project consists of units for sale, it may instead develop, offer to, and sell a minimum of ninety percent of units to households of moderate income at an affordable housing cost, as these terms are defined in Section 17.34.020.

D.

Affordable units are subject to the size, quality and locational standards defined in Section 17.34.110.

(Ord. No. 1450, § 2(Att. C), 4-12-22)

When a property has received an existing discretionary entitlement including, but not limited to, a conditional use permit or master plan approval, development subject to the standards of this overlay zone may be approved without an amendment to the original entitlement, provided that the proposed development applies with all use and development regulations of the RHO zone, and:

A.

The proposed development lies entirely within portions of the site which are not developed with institutional buildings. For example, the proposed development is located on land which is currently used as church parking, open space, or residential buildings; and/or

B.

The proposed development consists of the adaptive reuse of existing buildings on the site.

(Ord. No. 1450, § 2(Att. C), 4-12-22)

A.

All developments processed under the standards of this zone shall submit a preliminary design review application in a form determined by the director.

B.

Upon submission of a complete preliminary design review application, the director will schedule a preliminary design review hearing before the planning commission.

C.

Public notice of an application shall be provided by the city in a manner deemed reasonable in the sole discretion of the director.

D.

The planning commission shall provide comments to the applicant concerning the mass, form, spatial elements, materials, colors and overall design to encourage the development to incorporate good design principles and to be compatible with its neighborhood and natural surroundings.

(Ord. No. 1450, § 2(Att. C), 4-12-22)

A.

Off-street Parking.

a.

Reutilization of Church Parking. Reductions in parking for church and school uses below the minimum otherwise required by this Municipal Code is permitted to construct development that conforms to the standards of this chapter. The reduction in parking allowed shall be limited to the footprint of the residential structures and accessory structures, open space or landscaping serving the residential development.

b.

Residential Parking Standards. Development under the RHO zone is eligible for the alternative or special parking standards described in Section 17.34.070.

c.

Off-Site Parking. Parking for any on-site use may be located on the same lot as the use the parking will serve. When a parking lot is located on a site other than that on which the facility being served is located, an agreement approved by the city attorney reserving the site for parking purposes shall be recorded in the office of the Los Angeles County recorder. Such off-site parking shall be located no more than six hundred feet walking distance from the nearest point of the building that the parking is required to serve.

B.

Height.

a.

Height Limit. No building shall exceed either thirty-five feet in height or three stories above grade, as calculated in the manner illustrated in Section 17.28.080.C.

b.

Height Adjacent to Public Streets. No building shall exceed either thirty feet in height or two stories above grade within forty feet from any public street other than Michillinda Avenue.

c.

Height Adjacent to R-1 Zone. For yards abutting an R-1 zoned lot, an encroachment limit shall be established which is determined at the point where the wall height is twenty feet, and using a forty-five-degree angle inwards toward the property to create additional setback. (See illustration in Section 17.28.080.F.7).

C.

Front Setback. The minimum front setback shall be fifteen feet for all floors of the building, except along Michillinda Avenue and Baldwin Avenue, where the minimum front setback shall be five feet.

D.

Open Space. One hundred seventy-five square feet per dwelling unit of on-site open space shall be provided for use by residents. Such open space may be located on the ground floor or above, and may be met with a combination of common open space and private open space. In order to be counted toward the open space requirement, the minimum width and length of each space shall be ten feet for common spaces and five feet for private spaces. Driveways and other vehicular access areas shall not count toward the open space requirement.

E.

Podium Parking Requirements. Any parking constructed at or above grade shall not be oriented along the frontage of any street. Parking constructed partially above grade shall be permitted along the frontage of a street only along Michillinda Avenue.

F.

All other development standards shall conform to the requirements of Section 17.28.080, with the exception of lot coverage and floor area ratio standards, which shall not apply.

(Ord. No. 1450, § 2(Att. C), 4-12-22)

Proposed development pursuant to this RHO zone which does not meet the conditions listed in Section 17.39.040 shall be permitted subject to a master plan and conditional use permit, or the standards and procedures of the base zone. This may include conditions in which:

A.

The development plan includes demolition of existing structures of nonresidential use;

B.

The applicant desires to locate housing on portions of its existing church or other religious place's campus which are not zoned RHO. In this case, the number of units that would be permitted under the conditions of Sections 17.39.020 and 17.39.040 may be placed on other parts of the campus, provided that they are contiguous with the RHO zoned parcels.

(Ord. No. 1450, § 2(Att. C), 4-12-22)