Project Description
The Project would include 120 apartments (108 market-rate and 12 “affordable”).
Documents
Measure JJJ Ballot Argument
Yes on Proposition JJJ – Affordable housing built by Angelenos who need jobs the most.
- Proposition JJJ applies to developers who ask the City for special planning or zoning changes.
- If a developer wants planning or zoning changes, then 30% of the construction workers must be from local communities who need jobs the most, including veterans.
- If a developer wants planning or zoning changes for new apartments, then up to 20% of the apartments must have rents people with ordinary incomes can afford.
- If a developer wants planning or zoning changes for new homes to sell, then up to 40% of those homes must be priced for people with ordinary incomes.
- If the new affordable housing is more practical in another area, then the developer will pay into the Affordable Housing Trust Fund for the construction.
Proposition JJJ produces more affordable housing without relying on taxpayer funding.
Too many hardworking Angelenos can no longer find a home they can afford to buy or rent.
UCLA estimates that 300,000 working families can’t afford Los Angeles’ skyrocketing housing prices. There are few homes priced below $600,000. Rent for a new apartment has risen to nearly $3,000 per month – $36,000 a year.
Angelenos who drive the trucks, cook the food, clean the offices and hotels, care for the elderly, stock the shelves, provide the day care, build and repair almost everything else are being pushed farther and farther away from their jobs adding more and more traffic throughout the city.
Proposition JJJ will build more housing near transit stops to reduce congestion.
Proposition JJJ won’t solve every problem. But if Proposition JJJ had been enacted three years ago, Los Angeles would have 5,522 additional new homes that people could afford today and 11,656 local residents would have had the jobs to build them.
Veterans, renters, first-time homebuyers, and out-of-work construction workers asked Angelenos to sign Proposition JJJ – and 100,000 said “Yes.”
Please join us in voting Yes on Propostion JJJ.
Measure JJJ Impartial Analysis
This citizen-sponsored ballot initiative, if approved, will amend City law to add affordable housing standards and training, local hiring, and specific wage requirements for certain residential projects of 10 or more units seeking General Plan amendments or zoning changes.
- The proposed ordinance would limit the City’s ability to deny General Plan amendments for projects that satisfy all of the following:
- Are located near transit stops or meet other geographic requirements, or are entirely comprised of affordable housing units;
- Meet training, local hiring, and certain wage requirements; and
- Provide a certain percentage of affordable housing or otherwise comply with specified affordable housing requirements.
- The percentage and type of affordable units required for each housing project will vary depending on the amendment or change approved for that project. The affordable housing requirements may also be satisfied through off-site construction of affordable housing, off-site acquisition of affordable housing, or fees. Under the affordable housing provisions of the measure, all affordable housing units are subject to an affordability commitment acceptable to the City.
- Affordable rental housing units, created or acquired, must guarantee continuing affordability for a minimum term of 55 years.
- The labor-related provisions of this initiative would require a good-faith effort that at least 30 percent of all construction worker hours in a project be performed by permanent residents of the City, of which at least 10 percent must be performed by “Transitional Workers” facing socioeconomic obstacles or other barriers to employment and whose primary residence is within a five mile radius of the project site; payment of certain wages; and licensing, certifications, and apprenticeship requirements.
- The measure also proposes to limit the City’s ability to reduce the number of community plans or make changes to their geographical boundaries, land uses or other material changes until:
- The Planning Department completes a comprehensive assessment to ensure that the proposed changes do not reduce the capacity for creation and preservation of affordable housing and access to local jobs; or undermine any State or other affordable housing incentive program.
- The Planning Commission considers the plan amendment accompanied by the required comprehensive assessment and makes a recommendation to accept or reject the proposed amendment, and Council votes to either accept or reject the amendment.
- This initiative would change the City’s Affordable Housing Trust Fund requirements making housing projects receiving Affordable Housing Trust Fund funding subject to labor-related provisions, except for affordable housing developments of 25 units or less. All construction projects funded by the Affordable Housing Trust Fund, however, would be subject to prevailing wage rate requirements, as determined by the California Department of Industrial Relations.
- This measure also creates an affordable housing incentive program with increased density and reduced parking requirements in areas within a one-half mile radius around a major transit stop.
- This measure would become effective with a majority vote.
Issues & Rationale
Key Issues
- Fix The City is seeking to enforce BOTH parts of Measure JJJ: Affordable Housing AND Good Jobs.
- 10400 approvals are based on the TOC Guidelines which violate voter-approved Measure JJJ
- The City has failed to provide adequate first-responder resources.
- Failure to adhere to the Alquist Priolo requirements with regard to setback from a fault.
- Concessions granted in excess of those provided for in Measure JJJ and in conflict with Measure JJJ.
- Inconsistency with the community plan.
- Inconsistency with the general plan.
Rationale
- The voters approved Measure JJJ – Affordable Housing And Good Jobs. The bargain was simple: Developers provide affordable housing and good jobs, and they are granted certain incentives in return. The City has failed to provide for the “good jobs” part of the bargain.
- The TOC Guidelines (which were NOT voter-approved) were approved outside the voter-approved process per Measure JJJ.
- The TOC Guidelines, as written render much of the General Plan process provided in JJJ moot.
- Public safety is compromised by inadequate first responder response times.
- Public safety is compromised by a failure to adhere to rules concerning earthquake zones.