TOC = Transportation Oriented Community?

Up in Sacramento, two CA government figures posed a hypothesis to Los Angeles. If we allowed up zoning with little or no parking near “transportation hubs” would development follow? Keeping in mind that all of LA is a “transportation zone”, we see the Department of City Planning (DCP) flooded with these TOC projects. They are nearly all in Mexican-American communities along the LA River, and some are considered low-income areas.

The result of this Assembly Bill is large amounts of High-End Housing.

And interesting choices for locations for such development..

Here we see the site of Welch’s Cleaning, and industrial cleaner of uniforms situated along the Arroyo Seco, just a few blocks from the confluence with the LA River. The lot was later split and our new TOC at 141 Ave 34 will sit on the southern half.

Land like this in former industrial areas is very lucrative, especially considering the tax breaks embedded in Scott Weiner’s AB 50.

Designed by LA architects KFA, this site plan is configured so that all residents being dutiful citizens and concerned with pollution, can reside near the Heritage Square Gold Line station and with a 45 minutes walk get to a “transportation hub”.

Within moments of DCP approving this project, and a heated City Planning Commission appeal, which was tabled, the project was eventually approved and allowed a round of California Statewide Community Development Authority issue revenue bonds for $105M to “incentivize” affordable housing.

And a rather low percentage of affordable housing, less than 12% in most cases. It has been suggested that figure should be at least 18%
However let’s go back to the beginning of one of these TOC’s slated for Lincoln Heights, 468 units of which 66 are affordable.