Channel Law Group, LLP
|
|
- Lindsay Blake
- 5 years ago
- Views:
Transcription
1 Channel Law Group, LLP 8200 Wilshire Blvd. Suite 300 Beverly Hills, CA Phone: (310) Fax: (323) JULIAN K. QUATTLEBAUM, III * Writer s Direct Line: (310) JAMIE T. HALL ** jamie.hall@channellawgroup.com CHARLES J. McLURKIN *ALSO Admitted in Colorado **ALSO Admitted in Texas December 12, 2017 VIA PERSONAL DELIVERY City of Los Angeles Office of the City Clerk c/o Zina Cheng 3rd Floor, Room 395 Los Angeles, CA Re: Appeal of Haul Route Permit for North Lake Shore Drive (Board File Number ; ENV CE Dear President Wesson and Honorable City Council Members: This firm represents Friends of Kite Hill ( Appellant or Association ). On or about December 12, 2017 the Planning and Land Use Management Committee ( PLUM ) voted to recommend that the City Council deny the haul route appeal associated with the four-home development project located at North Lake Shore Drive ( Project ). This letter supplements the appeal justification letter submitted on or about November 22, I. The Project Does Not Qualify for the Class 32 Exemption As explained in the prior appeal justification letter submitted, the Project does not qualify for a Class 32 Exemption pursuant to the California Environmental Quality Act ( CEQA ). The City cannot legitimately find that the project site has no value as habitat for endangered, rare or threatened species. CEQA Guidelines Section 15332(c). There are seven California Black Walnuts Trees on the project site as noted in the Justification for Exemption issued by the City. The black walnut tree is a threatened species 1 and the project site clearly provides value as habitat for this species. Despite this, the Justification for Exemption issued by the City concludes 1 For more information regarding the threatened nature of this tree visit and
2 that the site is surrounded by development and therefore is not and has no value as a habitat for endangered, rare or threatened species. The City completely failed to acknowledge the threatened status of the California Black Walnuts. Further, the mere fact that the developer will be required to replace the two black walnuts proposed to be removed at a four to one ratio is irrelevant. The fact remains that the project site provide value as habitat for endangered, rare or threatened species. The CEQA Guidelines do not state that there will be no significant effect on endangered, rare or threatened species. Rather, the exemption simply does not apply when a project provides some value as habitat for these species. If a project is not exempt from CEQA, an agency must determine whether the project may have a significant effect on the environment. If the agency decides the project will not have such an effect, it must adopt a negative declaration to that effect. Public Resources Code 21080, subd. (c); see Cal.Code Regs., tit. 14, 15070; Muzzy Ranch Co. v. Solano County Airport Land Use Com., 60 Cal.Rptr.3d 247; Tomlinson v. County of Alameda (2012) 54 Cal.4th 281, 286. The December 8, 2017 letter from the applicant s attorney (Gaines & Stacey) concludes its discussion of the criteria contained in subdivision (c) of section with, the Project will result in no significant impacts to protected trees. That may or may not be true, but it is irrelevant to the question of whether the project site has any value as a habitat for threatened black walnut trees. The developer seems to be taking a tack that might be appropriate if the criteria in question were the one contained in subdivision (d), which reads: (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. But subdivision (c) contains no reference to significant effects. II. The City Cannot a Mitigation Measure to Deem a Project Exempt from CEQA In evaluating whether a categorical exemption may apply, an agency may not rely on mitigation measures as a basis for concluding that a project is categorically exempt, or as a basis for determining that one of the significant effects exceptions does not apply. Salmon Protection & Watershed Network v. County of Marin (2004) 125 Cal.App.4th The City has explained in the Justification for Exemption that the arborist hired by the developer has recommended that the trees be replaced with eight 5-gallon Southern California Black Walnut Trees at the rear of the property. The use of an environmental mitigation measure such as this removes the ability of the City to use a categorical exemption for the Project. III. The City Failed to Analyze the Substandard Nature of the Road Appellant explained in the prior appeal letter that the Project requires a Zoning Administrator s Determination pursuant to Los Angeles Municipal Code ( LAMC ) Section due to the substandard nature of the road (less than 20 feet). The pictures below further evidence that the road is substandard. 2
3 Picture of Measuring Tape in Front of Project Site Close Up Picture of Measuring Tape in Front of Project Site 3
4 The plot plans for the building permits for the four homes evidence that the developer has no intention to widen the road to avoid the requirement to obtain a ZAD. Marked Up Screenshot of Plot Plan for 2344 Lake Shore Drive Marked Up Screenshot of Plot Plan for 2350 Lake Shore Drive 4
5 Marked Up Screenshot of Plot Plan for 2354 Lake Shore Drive Marked Up Screenshot of Plot Plan for 2335 Lake Shore Drive 5
6 IV. The Project May Have an Impact on Environmental Resource of Hazardous Concern CEQA Guidelines Section (a) specifically excepts a project such as this from the Class 32 Exemption where the project may impact on an environmental resource of hazardous or critical concern where officially designated. Here, the property has been officially mapped in a Very High Fire Hazard Severity Zone due to its location in a fire-prone hillside area of the City. Marked Up Screenshot from ZIMAS Further, the property has been officially mapped in a fault zone and liquefaction zone as evidence by the City s ZIMAS. Additionally, a map from the County of Los Angeles, Bureau of Land Management is shown below. Marked Up Screenshot from ZIMAS 6
7 Map from LA County Bureau of Land Management V. The City Has Failed to Analyze the Retaining Walls Required for Project In 2005, the City adopted Ordinance No. 176,445, which regulates retaining walls in hillside areas, which is codified at LAMC Section 12.21C8. This portion of the LAMC states as follows: C8. Retaining Walls in Hillside Areas. (Added by Ord. No. 176,445, Eff. 3/9/05.) This subdivision applies to retaining walls that meet all of the following criteria: located in the A or R Zones (including the RA Zone), located on land designated as a Hillside Area on the Bureau of Engineering Basic Grid Map No. A-13372, and located on a lot developed or to be developed with dwelling units. For purposes of this subdivision, a "retaining wall" shall be defined as a freestanding continuous structure, as viewed from the top, intended to support earth, which is not attached to a building. Retaining walls are subject to the following restrictions: (a) A maximum of one free standing vertical or approximately vertical retaining wall may be built on any lot with a maximum height of 12 feet as measured from the top of the wall to the lower side of the adjacent ground elevation. However, as shown in the diagram below, a maximum of two vertical or approximately vertical walls or portions of a wall can be built if they comply with the following: 7
8 (i) The minimum horizontal distance between the two walls is three feet, (ii) Neither of the two walls exceed a height of 10 feet measured from the top of each wall to the lower side of the adjacent ground elevation at each wall, and (iii) In no case shall the height of a wall located in a required yard exceed the height allowed by Section C.20.(f) of this Code. Pursuant to LAMC Section 12.21C8(c), the applicant is required to seek approval for walls over ten feet in height pursuant to LAMC Section 12.21C8(a)(ii). However, the applicant has not even applied for permits to construct retaining walls or applied for the required variance. Clearly, retaining walls will be required for the Project. On or about May 15, 2017, the City issued a Geology and Soils Report Approval Letter ( Approval Letter ) for the Project, a true and correct copy of which is attached to the Final Action letter issued by the Board of Building and Safety Commission for the haul route permit. The Approval Letter at Page 5 states as follows: Retaining walls at the base of ascending slopes shall be provided with a minimum freeboard of 2 feet. as recommended. 2 The proposed lots are steep upslope lots. For example, at 2344 Lake Shore there is a 48 percent slope (roughly 22 vertical to 45 horizontal v/h= 48% slope). Upslope lots will certainly require retaining walls for the house and for the toe of slope retaining wall behind the proposed houses. Such retaining walls are required in the event the hillside upslope fails and fell onto the site. The City requires that a flat space for the dirt to fall i.e. the toe of slope. The maximum requirement for the toe of slope is 15-foot of flat area behind the houses. The City has completely failed to even consider the retaining walls for the project and the negative aesthetic impacts that may result from their construction. This amounts to unlawful piecemealing under CEQA. The City has acknowledged these impacts. When the City adopted the Ordinance in 2005, the report to the Planning Commission noted that large retaining walls are often used to enable construction of housing in hillsides often creating unsightly and oppressive impacts on neighbors and neighborhoods. 3 Based on these facts, the Ordinance was unanimously adopted by the City Council to stem the negative impacts of retaining walls in communities. VI. Conclusion Friends of Kite Hill respectfully request that the City Council grant the appeal. The Project is not exempt from the CEQA and, in any event, the environmental clearance document prepared by the City is deficient. Further, the Project will endanger the public health, safety and welfare pursuant to LAMC Sincerely, Jamie T. Hall 2 So-called freeboard is the portion of a retaining wall at the top not containing earth. 3 The entire Council File (CF ) for Ordinance No (the Retaining Wall Ordinance) can be accessed at 8
LOS ANGELES, CALIFORNIA EXEMPTION. COUNCIL DISTRICT City of Los Angeles Department of City Planning
COUNTY CLERK'S USE CITY OF LOS ANGELES OFFICE OF THE CITY CLERK 2 NORTH SPRING STREET, ROOM 36 LOS ANGELES, CALIFORNIA 912 CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF EXEMPTION (California Environmental
More informationDEPARTMENT OF CITY PLANNING. 2. Sustain the action of the Deputy Advisory Agency in approving Vesting Tentative Tract No CC.
DEPARTMENT OF CITY PLANNING APPEAL REPORT Central Area Planning Commission Case No.: VTT-74328-CC-1A Date: May 23, 2017 Time: Place: After 4:30 p.m.* Los Angeles City Hall 200 N. Spring Street, 10 th Floor
More informationATTACHMENT B-2. City of Pleasant Hill. March 11, Tamara Smith 291 Boyd Road Pleasant Hill, CA 94523
ATTACHMENT B-2 March 11, 2015 Tamara Smith 291 Boyd Road Pleasant Hill, CA 94523 City of Pleasant Hill RE: Appeal of Variance Application No. PLN 14-0307 (Associated with Minor Subdivision No. PLN 14-0307
More informationCALIFORNIA - 1 .«A ERIC GARCETTI MAYOR
DEPARTMENT OF CITY PLANNING CITY PLANNING COMMISSION DAVID H.J. AMBROZ PRESIDENT RENEE DAKE WILSON VICE-PRESIDENT ROBERT L. AHN CAROLINE CHOE RICHARD KATZ JOHN W. MACK SAMANTHA MILLMAN VERONICA PADILLA-CAMPOS
More informationCITY OF LOS ANGELES CALIFORNIA
FRANK T. MARTINEZ City Clerk KAREN E. KALFAYAN Executive Officer When making inquiries relative to this matter refer to File No. 05-2841 CITY OF LOS ANGELES CALIFORNIA ANTONIO R. VILLARAIGOSA MAYOR Office
More informationCITY OF LOS ANGELES DEPARTMENT OF CITY PLANNING ENVIRONMENTAL ASSESSMENT FORM. APPLICANT'S REPRESENTATIVE (Other than Owner)
CITY OF LOS ANGELES DEPARTMENT OF CITY PLANNING ENVIRONMENTAL ASSESSMENT FORM EAF Case No.: ZA Case No.: CPC Case No.: Council District No.: Community Plan Area: PROJECT ADDRESS: Major Cross Streets: Name
More informationNapa County Planning Commission Board Agenda Letter
Agenda Date: 3/18/2009 Agenda Placement: 9A Napa County Planning Commission Board Agenda Letter TO: FROM: Napa County Planning Commission John McDowell for Hillary Gitelman - Director Conservation, Development
More informationApplicant's Response to Appeal in Case No. CPC GPA-ZC-HD-MCUP-ZV-SPR
CL Ul 633 W. 5th Street 32nd Floor Los Angeles, CA 90071.2005 213.694.3100 main 213.694.3101 fax AndrewJ. Brady 213.694.3108 direct abrady@linerlaw.com August 22, 2017 Honorable Members of the Planning
More informationEmerald Parc Filbert Street Oakland, California THIS PDF IS NOT SIZED FOR PRINT
Emerald Parc 2400 Filbert Street Oakland, California Sausalito Berkeley Oakland San Francisco Alameda PROJECT DESCRIPTION The proposal is to demolish the existing industrial warehouse building and construct
More informationPLANNING & COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT DATE: TO: Hearing Officer SUBJECT: Minor Variance #11876 LOCATION: APPLICANT: ZONING DESIGNATION: GENERAL PLAN DESIGNATION: CASE PLANNER: STAFF
More informationAgenda Item No. October 14, Honorable Mayor and City Council Attention: David J. Van Kirk, City Manager
Agenda Item No. October 14, 2008 TO: FROM: SUBJECT: Honorable Mayor and City Council Attention: David J. Van Kirk, City Manager Scott D. Sexton, Community Development Director ORDINANCE OF THE CITY COUNCIL
More informationRESOLUTION NO
RESOLUTION NO. 2005- A RESOLUTION OF THE MARIN COUNTY BOARD OF SUPERVISORS DENYING THE PETER PAPPAS APPEAL AND SUSTAINING THE PLANNING COMMISSION S ACTION BY DENYING THE PAPPAS DESIGN REVIEW CLEARANCE
More informationGoogle Groups. Re: August City Council-COUNCIL FILE: AUGUST 14, > 523 N. Beachwood Dr. > Los Angeles, California 90004
Re: August 16 2017 City Council-COUNCIL FILE: 17-0649 lowelevin Aug 14, 2017 9:44 AM AUGUST 14, 2017 From: Marilyn Levin 523 N. Beachwood Dr. Los Angeles, California 90004 CITY COUNCIL FILE: 17:0649 PROJECT
More informationPLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE SUPPLEMENTAL CF
PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE SUPPLEMENTAL CF 17-1053 CITY PLANNING CASE: ENVIRONMENTAL DOCUMENT: COUNCIL DISTRICT: CPC-2008-1553-CPU ENV-2008-1780-EIR 8, 9, 14, 15 PROJECT
More informationCALIFORNIA. cfr. i l fi ERIC GARCETTI MAYOR
DEPARTMENT OF CITY PLANNING 200 N. Spring Street, Room 272 LOS ANGELES, CA 90012-4801 CULTURAL HERITAGE COMMISSION RICHARD BARRON PRESIDENT GAILKENNARD VICE PRESIDENT PILAR BUELNA DIANE KANNER BARRY MILOFSKY
More informationTENTATIVE MAP INFORMATION SHEET
TENTATIVE MAP INFORMATION SHEET GENERAL INFORMATION This information sheet explains how your Tentative Map application will be processed, what fees you must pay, and what plans you must submit. If you
More informationWHEREAS, the Board has reviewed Part 3 of the Full Environmental Assessment Form for the proposed Action.
FARMINGTON PLANNING BOARD RESOLUTION INDUS HOSPITALITY GROUP PROJECT: PRELIMINARY SUBDIVISION, PRELIMINARY SITE PLAN, SPECIAL USE PERMITS AND AREA VARIANCES ACCEPTING THE FULL ENVIRONMENTAL ASSESSMENT
More information34,736 SF CREATIVE/RETAIL BUILDING
34,736 SF CREATIVE/RETAIL BUILDING 623-627 S LOS ANGELES ST LOS ANGELES CALIFORNIA 90014 623-627 S LOS ANGELES ST LOS ANGELES CALIFORNIA 90014 PROPERTY HIGHLIGHTS Value Add Investment - Ideal for Developer
More informationPLANNING & COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT KELVIN PARKER, PRINCIPAL PLANNER/ZONING ADMINISTRATOR
DATE: JUNE 21, 2017 PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT TO: FROM: BOARD OF ZONING APPEALS KELVIN PARKER, PRINCIPAL PLANNER/ZONING ADMINISTRATOR SUBJECT: APPEAL OF HEARING OFFICER S
More informationNotice of Preparation
Notice of Preparation OF ENVIRONMENTAL IMPACT REPORT AND PUBLIC SCOPING MEETING September 28, 2017 CASE NO.: ENV-2017-2513-EIR PROJECT NAME: 945 W. 8 th Street Project PROJECT APPLICANT: Maguire Properties
More informationMARIN COUNTY BOARD OF SUPERVISORS RESOLUTION
MARIN COUNTY BOARD OF SUPERVISORS RESOLUTION A RESOLUTION DENYING THE LUCAS VALLEY ESTATES HOMEOWNERS ASSOCIATION APPEAL AND SUSTAINING THE PLANNING COMMISSION S DECISION TO CERTIFY THE GRADY RANCH PRECISE
More informationSeptember 4, Hollywood Center Project
September 4, 2018 ENVIRONMENTAL CASE NO.: ENV-2018-2116-EIR PROJECT NAME: PROJECT APPLICANT: MCAF Vine LLC, 1750 North Vine LLC, 1749 North Vine Street LLC, 1770 Ivar LLC, 1733 North Argyle LLC, and 1720
More informationFINDINGS. Goal 3B - Preservation of the City s stable single-family residential neighborhoods.
FINDINGS I. GENERAL PLAN/CHARTER FINDINGS City Charter Section 556 In accordance with Charter Section 556, the proposed ordinance is in substantial conformance with the purpose, intent and provisions of
More informationPlanning Commission Report
cjly City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 TEL. (310) 285-1141 FAX. (370) 858-5966 Planning Commission Report Meeting Date: April 28, 2016 Subject: Project
More informationCity of Placerville Planning Commission AGENDA REPORT ITEM 6.2
Placerville, a Unique Historical Past Forging into a Golden Future City of Placerville Planning Commission AGENDA REPORT ITEM 6.2 MEETING DATE: APPLICATION & NO: 996 Thompson Way - Site Plan Review 2015-07
More informationDEPARTMENT OF CITY PLANNING. Recommendation Report. Central Area Planning Commission. Case No.: CEQA No.: Incidental Cases: Related Cases:
DEPARTMENT OF CITY PLANNING WtoEl Recommendation Report Central Area Planning Commission Case No.: CEQA No.: Incidental Cases: Related Cases: Date: August 23, 2016 Time: After 4:30 p.m.* None Place: Los
More informationZoning Administrator Agenda Report Meeting Date 7/24/2018
Zoning Administrator Agenda Report Meeting Date 7/24/2018 DATE: July 11, 2018 TO: ZONING ADMINISTRATOR File: UP 18-13 FROM: Kimber Gutierrez, Associate Planner, 530-879-6810, kimber.gutierrez@chicoca.gov
More information3. Adopt the Preliminary Use and Management Plan for the property granted to the District.
R-13-119 Meeting 13-34 December 11, 2013 AGENDA ITEM AGENDA ITEM 8 Approval of an Agreement to Exchange Real Property Interests with Santa Clara County (County) Roads & Airports concerning County property
More information1. The reason provided for the opposing votes was that the two commissioners wanted something else to be developed on their parcel.
Agenda Item #6.2 SUBJECT: PUBLIC HEARING - APPEAL OF PLANNING COMMISSION DECISION DENYING THE APPROVAL OF THE TENTATIVE PARCEL MAP, CONDITIONAL USE PERMIT, AND SITE AND ARCHITECTURAL REVIEW FOR THE CONSTRUCTION
More informationCITY OF PALMDALE COUNTY OF LOS ANGELES, CALIFORNIA RESOLUTION NO. CC
CITY OF PALMDALE COUNTY OF LOS ANGELES, CALIFORNIA RESOLUTION NO. CC 2011-118 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALMDALE, CALIFORNIA, UPHOLDING THE PLANNING COMMISSION APPROVAL OF CONDITIONAL
More informationBoard of Supervisors' Agenda Items
A. Roll Call B. Closed Session COUNTY OF SAN DIEGO BOARD OF SUPERVISORS REGULAR MEETING MEETING AGENDA WEDNESDAY, SEPTEMBER 14, 2016, 9:00 A.M. BOARD OF SUPERVISORS NORTH CHAMBER 1600 PACIFIC HIGHWAY,
More informationLos Angeles Department of City Planning RECOMMENDATION REPORT
Los Angeles Department of City Planning RECOMMENDATION REPORT CULTURAL HERITAGE COMMISSION HEARING DATE: November 3, 2011 TIME: 10:00 AM PLACE: City Hall, Room 1010 200 N. Spring Street Los Angeles, CA
More informationPLANNING COMMISSION MAY 3, 2018 PUBLIC HEARING
PLANNING COMMISSION MAY 3, 2018 PUBLIC HEARING SUBJECT: REQUEST TO DEMOLISH TWO SINGLE-FAMILY DWELLINGS ON TWO ADJOINING LOTS AND CONSTRUCT TEN RESIDENTIAL CONDOMINIUM UNITS AT 947 GENESEE AVENUE AND 944
More informationCity of Placerville Planning Commission AGENDA REPORT ITEM 6.1
Placerville, a Unique Historical Past Forging into a Golden Future City of Placerville Planning Commission AGENDA REPORT ITEM 6.1 MEETING DATE: APPLICATION & NO.: 994 Thompson Way - Site Plan Review 2015-06
More informationCOUNTY OF SANTA BARBARA PLANNING AND DEVELOPMENT MEMORANDUM. Planning Commission. Alice McCurdy, Deputy Director Development Review Division
COUNTY OF SANTA BARBARA PLANNING AND DEVELOPMENT MEMORANDUM TO: FROM: Planning Commission Alice McCurdy, Deputy Director Development Review Division STAFF REPORT DATE: July 16, 2015 HEARING DATE: July
More informationVenice, California 2318 Lincoln Boulevard Venice, Ca 90291
High Vehicular and Foot Traffic. A Great Investment in Venice Beach. Venice, California Best Location for Retail, Restaurant, Commercial and/or Office with Parking Located on the Historic corner of Lincoln
More informationCPC CA 3 SUMMARY
CPC-2009-3955-CA 2 CONTENTS Summary Staff Report Conclusion 3 4 7 Appendix A: Draft Ordinance A-1 Attachments: 1. Land Use Findings 2. Environmental Clearance 1-1 2-1 CPC-2009-3955-CA 3 SUMMARY Since its
More informationLos Angeles City Planning Commission 200 North Spring Street, Room 532, City Hall, Los Angeles, CA (213)
Los Angeles City Planning Commission 200 North Spring Street, Room 532, City Hall, Los Angeles, CA 90012 (213) 978-1300 www.cityofla.orglplnlindex.htm Date: DEC 0 6 Honorable City Council Room 395, City
More informationCentral Lathrop Specific Plan
Addendum to the Draft Environmental Impact Report for the Central Lathrop Specific Plan SCH# 2003072132 Prepared for City of Lathrop Prepared by December 2005 Addendum to the Draft Environmental Impact
More informationTOWN OF LOS ALTOS HILLS January 11, 2018 Staff Report to the Planning Commission
ITEM #3.2 TOWN OF LOS ALTOS HILLS Staff Report to the Planning Commission SUBJECT: FROM: REQUEST FOR APPROVAL OF A CONDITIONAL DEVELOPMENT AND SITE DEVELOPMENT PERMITS FOR A NEW 2,831 SQUARE FOOT, TWO
More informationCity of Los Angeles Department of City Planning
PROPERTY ADDRESSES 533 E ROSE AVE ZIP CODES 90291 RECENT ACTIVITY APCW-2009-1115-SPE-CUB-CU- -CDP-SPP-MEL DIR-2008-4703-DI CASE NUMBERS APCW-2009-1115-CUB-SPE-CU- -CDP-SPP-MEL CPC-2005-8252-CA CPC-2000-4046-CA
More informationCity of Los Angeles Department of City Planning
City of Los Angeles Department of City Planning 09/21/2009 PARCEL PROFILE REPORT PROPERTY ADDRESSES 2908 W WILSHIRE BLVD ZIP CODES 90010 RECENT ACTIVITY ZI-1089 REMOVED CASE NUMBERS CPC-2008-4959-CUB-ZV-SN-ZAI
More informationCOUNTY OF LOS ANGELES
JAMES A. NOYES, Director March 20, 2002 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 Telephone: (626) 458-5100 ADDRESS ALL CORRESPONDENCE TO:
More informationORDINANCE NO. 875 (AS AMENDED THROUGH 875
ORDINANCE NO. 875 (AS AMENDED THROUGH 875.1) AN ORDINANCE OF THE COUNTY OF RIVERSIDE TO ESTABLISH A LOCAL DEVELOPMENT MITIGATION FEE FOR FUNDING THE PRESERVATION OF NATURAL ECOSYSTEMS IN ACCORDANCE WITH
More informationPIN Number 127-5A Assessor Parcel No. (APN) Tract TR 2401 Map Reference M B FR LT "A"
City of Los Angeles Department of City Planning PROPERTY ADDRESSES 1056 E 4TH ST 1025 E 4TH PL 405 S MATEO ST ZIP CODES 90013 RECENT ACTIVITY ENV-2011-1807-CE AA-2011-1806-COC CASE NUMBERS CPC-2007-3036-CA
More informationATTACHMENT A: FINDINGS
ATTACHMENT A: FINDINGS 1.0 CEQA FINDINGS 1.1 ENVIRONMENTAL IMPACT REPORTS Findings pursuant to public resources code Section 21081 and the California Environmental Quality Act Guidelines Sections 15090
More informationNapa County Planning Commission Board Agenda Letter
Agenda Date: 9/20/2017 Agenda Placement: 8C Napa County Planning Commission Board Agenda Letter TO: FROM: Napa County Planning Commission Charlene Gallina for David Morrison - Director Planning, Building
More information1.) July 02, 2003 meeting canceled for Independence Day holiday. 2.) Annual election of officers scheduled for July 16, 2003 meeting
OFFICIAL CITY OF LOS ANGELES Regular Meeting Minutes June 18, 2003, 4:30 p.m. Henry Medina West Los Angeles Parking Enforcement Facility, 2 nd Floor 11214 W. Exposition Blvd. Los Angeles, California 90064
More informationAGENDA REPORT SUMMARY. Express Short-Term Rental Prohibition. Jon Biggs, Community Development Director and the City Attorney s Office
IL I PUBLIC HEARING Agenda Item # 4 Meeting Date: April 19, 2018 AGENDA REPORT SUMMARY Subject: Prepared by: Express Short-Term Rental Prohibition Jon Biggs, Community Development Director and the City
More informationMEMORANDUM. Mr. Sean Tabibian, Esq. Dana A. Sayles, AICP, three6ixty Olivia Joncich, three6ixty. DATE May 26, 2017
MEMORANDUM TO FROM Dana A. Sayles, AICP, three6ixty Olivia Joncich, three6ixty DATE VIA Email RE 3409 W. Temple Street, Los Angeles, CA 90026 Zoning Analysis and Entitlement Strategy three6ixty (the Consultant
More informationFebruary 20, 2019 ENVIRONMENTAL CASE NO.: ENV EIR PROJECT NAME: PROJECT APPLICANT: 3 rd and Fairfax Mixed-Use Project Third Fairfax, LLC
February 20, 2019 ENVIRONMENTAL CASE NO.: ENV-2018-2771-EIR PROJECT NAME: PROJECT APPLICANT: 3 rd and Fairfax Mixed-Use Project Third Fairfax, LLC PROJECT ADDRESS: 300-370 South Fairfax Avenue, 6300-6370
More informationSUBSTANDARD HOUSING-RELIEF REGULATIONS
SUBSTANDARD HOUSING-RELIEF REGULATIONS Rent Adjustment Commission Regulations Section 940.00 Effective May 20, 1982 940.00 SUBSTANDARD HOUSING - RELIEF REGULATIONS 940.01 A landlord whose building has
More informationPLANNING COMMISSION AGENDA REPORT SUMMARY
Meeting Date: February 1, 2018 PLANNING COMMISSION AGENDA REPORT SUMMARY Subject: Prepared by: 400 Main Street, Proposed Real Estate Office Jon Biggs, Community Development Director Attachment(s): A. Revised
More informationShattuck Avenue
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION OCTOBER 22, 2015 2319-2323 Shattuck Avenue ZP2015-0114 to modify Use Permit #06-10000148 to permit the payment of an affordable
More informationAGENDA ITEM 3. R Meeting May 14, 2014 AGENDA ITEM
R-14-75 Meeting 14-12 May 14, 2014 AGENDA ITEM AGENDA ITEM 3 Approval of Grant of Access Easement and Quitclaim Deed between James F. Wickett et al. (San Mateo County Assessor s Parcel Numbers 081-120-060
More informationStenberg Annexation Legal Diagram Exhibit "B" W Subject Property Annexed to the City of Red Bluff VICINITY MAP "1:3:
Stenberg Annexation Legal Diagram Exhibit "B" W Subject Property Annexed to the City of Red Bluff VICINITY MAP "1:3: ORDINANCE NO. 991 REZONE NO. 210 AN ORDINANCE AMENDING SECTION 25.13 OF THE RED BLUFF
More informationRAYMOND KLEIN. 908 Kenfield Avenue Los Angeles, California TELEPHONE: (310) FAX: 310)
RAYMOND KLEIN 908 Kenfield Avenue Los Angeles, California 90049 TELEPHONE: (310) 472-2908 FAX: 310) 471-3006 rklein908@gmail.com June 7, 2017 The Honorable City Council City of Los Angeles City Hall, Room
More informationZoning Administrator. Agenda Item
Zoning Administrator Agenda Item June 12, 2013 TO: THRU: FROM: Rick Otto Zoning Administrator Leslie Aranda Roseberry Planning Manager Chad Ortlieb Senior Planner SUBJECT PUBLIC HEARING: VARIANCE NO. VAR
More informationSANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT February 15, 2013
SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT February 15, 2013 PROJECT: Galbraith Lot Line Adjustment HEARING DATE: March 4, 2013 STAFF/PHONE: J. Ritterbeck, (805) 568-3509 GENERAL INFORMATION
More informationAPPENDIX B COMPLIANCE WITH THE GOVERNMENT CODE
APPENDIX B COMPLIANCE WITH THE GOVERNMENT CODE A. GENERAL PLAN AMENDMENT PROCEDURE In general, local governments may not amend any of the mandatory elements of the General Plan (e.g. Land Use, Open Space,
More informationLos Angeles City Planning Department RECOMMENDATION REPORT
Los Angeles City Planning Department RECOMMENDATION REPORT CITY PLANNING COMMISSION DATE: June 22, 2006 CASE NO: CPC 2006-3536-CA TIME: After 8:30 a.m.* CEQA: ENV 2006-3552-CE PLACE: Van Nuys City Hall
More informationCOUNTY OF LOS ANGELES
JAMES A. NOYES, Director COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 Telephone: (626) 458-5100 ADDRESS ALL CORRESPONDENCE TO: P.O. BOX 1460
More informationDRAFT Value Capture Ordinance May 25, 2017 CPC CA ORDINANCE NO.
ORDINANCE NO. An ordinance amending Sections 12.24, 14.00, and 14.3.1 of the Los Angeles Municipal Code to clarify existing regulations and align affordability requirements across the range of zoning entitlements
More informationORDINANCE NO BOARD OF SUPERVISORS, COUNTY OF SAN MATEO, STATE OF CALIFORNIA
ORDINANCE NO. 04768 BOARD OF SUPERVISORS, COUNTY OF SAN MATEO, STATE OF CALIFORNIA * * * * * * AN ORDINANCE AMENDING CHAPTER 22.5 (SECOND UNIT ORDINANCE) OF DIVISION VI, PART ONE (ZONING REGULATIONS) OF
More informationPLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE
PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE CITY PLANNING CASE: CPC-2016-4345-CA ENVIRONMENTAL DOCUMENT: ENV-2016-4346-CE COUNCIL DISTRICT: ALL PROJECT ADDRESS: Citywide APPLICANT/REPRESENTATIVE:
More informationRECOMMENDATION REPORT
DEPARTMENT OF CITY PLANNING RECOMMENDATION REPORT City Planning Commission Date: August 27, 2009 Time: After 8:30 AM Place: City Hall 200 North Spring Street Los Angeles, CA 90012 Public Hearing: Completed
More informationPIN Number 130-5A Assessor Parcel No. (APN) Tract TR 251 Map Reference M B "UNNUMBERED LT" Map Sheet 130-5A211
City of Los Angeles Department of City Planning PROPERTY ADDRESSES 312 W 2ND ST ZIP CODES 90012 RECENT ACTIVITY CASE NUMBERS CPC-2010-213-CA CPC-2008-4502-GPA CPC-2005-361-CA CPC-2005-1124-CA CPC-2005-1122-CA
More informationCity of Placerville Planning Commission STAFF REPORT
Placerville, a Unique Historical Past Forging into a Golden Future City of Placerville STAFF REPORT SUBJECT: Consideration of a request to operate the automobile brokerage business in the Highway Commercial
More informationCITY OF LOS ANGELES CALIFORNIA
DEPARTMENT OF CITY PLANNING CITY PLANNING COMMISSION DAVID H.). AMBROZ PRESIDENT RENEE DAKE WILSON VICE-PRESIDENT ROBERT L. AHN CAROLINE CHOE RICHARD KATZ JOHNW.MACK SAMANTHA MILLMAN DANA M. PERLMAN MARTA
More informationPlanning Commission Report
Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 TEL. (310) 458-1140 FAX. (310) 858-5966 Planning Commission Report Meeting Date: September 27, 2012 Subject: 366 North Rodeo
More informationNOTICE OF PREPARATION of a Draft Program Environmental Impact Report for the Fresno County General Plan Review and Zoning Ordinance Update
NOTICE OF PREPARATION of a Draft Program Environmental Impact Report for the Fresno County General Plan Review and Zoning Ordinance Update Date: March 21, 2018 To: State Clearinghouse, Responsible Agencies,
More informationManual Part D 5-07 D 500
Manual Part D 5-07 D 500 D 500 CITY PLANNING DEPARTMENT CASES D 510 AUTHORITY AND PROCEDURES D 511 POLICE POWER Numerous ruling by the courts (California Supreme Court and the United States Supreme Court)
More informationEL DORADO COUNTY DEVELOPMENT SERVICES ZONING ADMINISTRATOR STAFF REPORT VARIANCE
EL DORADO COUNTY DEVELOPMENT SERVICES ZONING ADMINISTRATOR STAFF REPORT Agenda of: August 6, 2008 Item No.: Staff: 4.d. Robert Peters VARIANCE FILE NUMBER: V08-0004 APPLICANT: Joseph and Ingrid Herrick
More informationCity of Escondido Zoning Administrator
City of Escondido Zoning Administrator AGENDA AND RECORD OF ACTIONS 201 North Broadway City Hall Mitchell Room October 25, 2018 3:00 p.m. A. Call to Order: Zoning Administrator: Mike Strong Staff Present:
More informationIII. PROJECT DESCRIPTION
III. PROJECT DESCRIPTION A. PROJECT APPLICANT The project applicant for the proposed is Palisades Landmark, LLC, 10600 Santa Monica Boulevard, Los Angeles, CA 90025. B. PROJECT LOCATION The project site
More informationCITY OF RIALTO PLANNING DIVISION
ENTITLEMENT APPLICATION LEGAL OWNER PROPERTY INFORMATION: I hereby certify that I am (we are) the record owner(s) for property tax assessment purposes of the property encompassed by this application. I
More informationCITY OF RIALTO PLANNING DIVISION ENTITLEMENT APPLICATION
ENTITLEMENT APPLICATION LEGAL OWNER INFORMATION: I hereby certify that I am (we are) the record owner(s) for property tax assessment purposes of the property encompassed by this application. I understand
More informationThe Planning and Zoning Commission also recommended a building height of 58 with these added mitigating measures.
April 27, 2018 Town Council Matt Pielsticker, AICP Planning Director Town of Avon 1 Lake Street Avon, CO 81620 Re: PUD 17001 - Village at Avon Planning Area F Amendment Dear Avon Town Council: This letter
More informationConduct a hearing on the appeal, consider all evidence and testimony, and take one of the following actions:
AGENDA ITEM #4.A TOWN OF LOS ALTOS HILLS Staff Report to the City Council SUBJECT: FROM: APPEAL OF PLANNING COMMISSION DENIAL OF A CONDITIONAL DEVELOPMENT PERMIT AND SITE DEVELOPMENT PERMIT FOR A NEW 3,511
More informationPIN Number 126A PAGE GRID G6 Assessor Parcel No. (APN) WOLFSKILL ORCHARD TRACT
City of Los Angeles Department of City Planning PROPERTY ADDRESSES 659 S CERES AVE 659 1/2 S CERES AVE ZIP CODES 90021 RECENT ACTIVITY CASE NUMBERS CPC-2005-361-CA CPC-2005-1124-CA CPC-2005-1122-CA CPC-2001-4642-CRA
More informationCOUNTY OF LOS ANGELES
JAMES A. NOYES, Director COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 Telephone: (626) 458-5100 www.ladpw.org ADDRESS ALL CORRESPONDENCE TO:
More informationChapter 5. Floodplain Management. 5.0 Introduction. 5.1 Floodplain Management and Regulation
5.0 Introduction This chapter summarizes the Town s rules and regulations regarding floodplain management and development. The requirements presented in this chapter should be used by the design engineer
More informationACCELERATED REVIEW PROCESS -C 2/22/2017
ACCELERATED REVIEW PROCESS -C Office of the City Engineer Los Angeles, California To the Honorable Council Of the City of Los Angeles 2222017 Honorable Members: C. D. No. 10 SUBJECT: Offer to Dedicate
More informationLos Angeles Department of City Planning RECOMMENDATION REPORT
Los Angeles Department of City Planning RECOMMENDATION REPORT CULTURAL HERITAGE COMMISSION HEARING DATE: July 16, 2009 TIME: 10:00 AM PLACE: City Hall, Room 1010 200 N. Spring Street Los Angeles, CA 90012
More informationA. Land Use Designations: General Plan: LDR Low Density Residential Zoning: R-1H Single Family Residential - Hillside Overlay
Z O N I N G A D J U S T M E N T S B O A R D S t a f f R e p o r t FOR BOARD ACTION FEBRUARY 26, 2015 1229 Oxford Street Use Permit #UP2014-0009 to 1) add a 1,171 square-foot third story which would result
More information1069 regarding Accessory Dwelling Units (ADUs) were signed into law; and
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING TITLE 16 OF THE ARROYO GRANDE MUNICIPAL CODE REGARDING ACCESSORY DWELLING UNITS FOR COMPLIANCE WITH STATE LAW AND ADDITIONALLY ROOFTOP
More informationBEVERLY HILLS AGENDA REPORT
BEVERLY HILLS Meeting Date: June 8, 2015 Item Number: i To: From: Subject: AGENDA REPORT Honorable Mayor & City Council Susan Healy Keene, AICP, Director of Community Development Ryan Gohlich, Assistant
More informationFOR LEASE 1028 & 1030 E CESAR E CHAVEZ AVE 3,369 SF OF BUILDINGS ON 16,478 SF OF LAND (46,330 SF OF ADJACENT LAND ALSO AVAILABLE)
3,369 SF OF BUILDINGS ON 16,478 SF OF LAND (46,330 SF OF ADJACENT LAND ALSO AVAILABLE) CREATIVE OFFICE, LIVE/WORK AND POTENTIAL RETAIL/RESTAURANT (TENANT MUST VERIFY USE) 1028 & 1030 E CESAR E CHAVEZ AVE
More informationACCELERATED REVIEW PROCESS -C
ACCELERATED REVIEW PROCESS -C Office of the City Engineer Los Angeles, California To the Honorable Council Of the City of Los Angeles December 1, 2015 Honorable Members: C. D. No. 1 SUBJECT: Offer to Dedicate
More informationCity of San Juan Capistrano Agenda Report
City of San Juan Capistrano Agenda Report TO: FROM: DATE: SUBJECT: Zoning Administrator Ll j Charles View, Development Services Directo&J Prepared by: Laura Stokes, Housing Coordinator I Assistant Planne(.;('7"
More informationCity of Los Angeles Department of City Planning
City of Los Angeles Department of City Planning 10/20/2009 PARCEL PROFILE REPORT PROPERTY ADDRESSES 660 S CRENSHAW BLVD ZIP CODES 90005 RECENT ACTIVITY CASE NUMBERS CPC-9540 ORD-152826 DIR-2005-5542-SPP-DRB
More informationVARIANCE APPLICATION
REQUIREMENTS TO THE APPLICANT: Please provide the following materials for your application. A complete application package will expedite your public hearing before the Planning and Preservation Commission.
More informationPLANNING REPORT. Prepared for: John Spaleta 159 Delatre Street Woodstock Ontario N4S 6C2
PLANNING REPORT County Official Plan Amendment and Zoning By-law Amendment to Permit a Seasonal Dwelling on an Existing Lot of Record with Access onto a Seasonally Maintained Road Parts of Lot 29, Concession
More informationPlanning Commission Report
çbe~rly Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 TEL. (310) 285-1141 FAX. (310) 858-5966 Planning Commission Report Meeting Date: March 13, 2014 Subject: 9521 Sunset
More informationBEFORE THE LAND USE HEARINGS OFFICER OF CLACKAMAS COUNTY, OREGON
BEFORE THE LAND USE HEARINGS OFFICER OF CLACKAMAS COUNTY, OREGON Regarding an Application for a Conditional Use ) Case File No. Permit to Establish a New Headquarters and ) Demonstration Center. ) (Soils
More informationRESOLUTION NO xx
Attachment 10 RESOLUTION NO. 2015-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MORENO VALLEY, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 35679 (PA07-0084) FOR DEVELOPMENT OF THE 1,529,498 SQUARE
More informationLos Angeles Department of City Planning RECOMMENDATION REPORT
Los Angeles Department of City Planning RECOMMENDATION REPORT CULTURAL HERITAGE COMMISSION HEARING DATE: April 15, 2010 TIME: 10:00 AM PLACE: City Hall, Room 1010 200 N. Spring Street Los Angeles, CA 90012
More informationRECOMMENDATION REPORT
DEPARTMENT OF CITY PLANNING RECOMMENDATION REPORT CITY PLANNING COMMISSION DATE: January 8, 2009 TIME: after 8:30 a.m.* PLACE: City Hall, 10 th Floor Room 1010 200 N. Spring Street Los Angeles, CA 90012
More informationCity of Los Angeles CALIFORNIA
DEPARTMENT OF CITY PLANNING 200 N. Spring Street, Room 525 City of Los Angeles CALIFORNIA EXECUTIVE OFFICES Josephine Arteaga (O) 6915 Loma Verde Avenue Canoga Park, CA 91303 Joseph Griego (O) 6918 Independence
More informationCOUNTY OF SAN MATEO PLANNING AND BUILDING DEPARTMENT
COUNTY OF SAN MATEO PLANNING AND BUILDING DEPARTMENT DATE: October 20, 2016 TO: FROM: Zoning Hearing Officer Planning Staff SUBJECT: Consideration of a Non-Conforming Use Permit, pursuant to Sections 6135
More information