RECOMMENDATION REPORT

Transcription

1 DEPARTMENT OF CITY PLANNING RECOMMENDATION REPORT City Planning Commission Date: August 27, 2009 Time: After 8:30 a.m. Place: Van Nuys City Hall Council Chambers, Second Floor Sylvan Street Room 201, Council Chamber Van Nuys, CA Public Hearing: June 19, 2009 Appeal Status: General Plan Amendment is not appealable. Zone Change and Building Line removal may be appealed to City Council by the applicant if denied. Expiration Date: November 25, 2009 Multiple Approval: General Plan Amendment and Zone Change Case No.: CPC GPA-ZC- BL CEQA No.: ENV MND Incidental Cases: None Related Cases: AA PMLA Council No.: 12 Plan Area: Northridge Specific Plan: None Certified NC: Northridge East GPLU: Low I Residential Zone: RA-1 Applicant: Representative: David Ordin/Claremont Investments, Inc. Greg Taylor/The Taylor Group PROJECT LOCATION: PROPOSED PROJECT: REQUESTED ACTIONS: 9933 N. White Oak Avenue Construction of three detached single-family swellings pursuant to the Small Lot Subdivision Ordinance, two stories, approximately 24 feet, 3 inches in height, approximately 1,900 square-feet each with a 430 square-foot garage, on an approximately 11,107 square-foot net lot parcel (Note: Preliminary Parcel Map AA PMLA to include the Small Lot subdivision will require a separate public notice and hearing before the Advisory Agency.) 1. Pursuant to Section of the Municipal Code, a General Plan Amendment (Periodic Plan Review for Window No. 177, Geographic Area 1) to the Northridge Community Plan from Low I Density Residential to Low Medium I Density Residential; and 2. Pursuant to Section of the Municipal Code, a Zone Change from RA-1 (Suburban Zone) to (T)(Q)RD3-1 (Restricted Density Multiple Dwelling Zone); and 3. Pursuant to Section R of the Municipal Code, a Building Line Removal of a 25- foot building line on White Oak Avenue established by Ordinance 102,141 for the remaining 10 feet of the northerly portion of the property; and 4. Pursuant to Section (c)(3) o f the California Public Resources Code, Adopt Mitigated Negative Declaration ENV MND, a mitigated negative declaration per the California Environmental Quality Act, for the General Plan Amendment from Low Density Residential to Low Medium I Density Residential and for the Zone Change from RA-1 (Suburban Zone) to (T)(Q)RD3-1 (Restricted Density Multiple Family Dwelling Zone) to allow the construction, use and maintenance of 3 detached singlefamily dwellings pursuant to the Small Lot Ordinance incident to a Preliminary Parcel Map.

2 CPC GPA-ZC-BL RECOMMENDED ACTIONS: 1. Approve and recommend that the City adopt the requested General Plan Amendment from Low Residential to Low Medium I Residential for the subject property. 2. Approve and recommend that the City Council adopt the Zone Change from RA-1 to (T)(Q)RD3-1 for the subject property, subject to the attached conditions of approval. 3. Adopt the attached Findings. 4. Approve and recommend that the City Council adopt Mitigated Negative Declaration ENV MND, a mitigated negative declaration per the California Environmental Quality Act, to allow the construction, use and maintenance of 3 detached single-family dwellings pursuant to the Small Lot Ordinance incident to a Preliminary Parcel Map. 5. Advise the applicant that, pursuant to California State Public Resources Code Section , the City shall monitor or require evidence that any mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring. 6. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee and / or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing. S. GAIL GOLDBERG, AICP Director of Planning Daniel M. Scott, Principal City Planner Robert Duenas, Senior City Planner David Silverman, City Planner (Hearing Officer) (818) ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, 200 North Spring Street, Los Angeles, CA (Phone No ). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission=s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to this programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of

3 CPC GPA-ZC-BL services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) Table of Contents Conditions of Approval (T) Conditions C-1 (Q) Conditions C-3 Findings F-1 Staff Report/Public Hearing.... S-1 Exhibits Vicinity map E-1 Radius Map E-2 ZIMAS E-3 Existing Plan Designation... E-4 Proposed Plan Designation & Zone.. E-5 Site Plan/Elevations E-6 Site Photograph..... E-7 ENV MND..... E-8 Preliminary Parcel Map..... E-9

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5 CPC GPA-ZC-BL C - 1 CONDITIONS FOR EFFECTUATING TENTATIVE (T) CLASSIFICATION REMOVAL Pursuant to LAMC Section G, the (T) Tentative classification shall be removed by recordation of final parcel map AA PMLA pursuant to the Small Lot Ordinance or by posting guarantees satisfactory to the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approval or guarantees provided to the Planning Department for attachment to the subject City Plan Case. 1. Dedication(s) and Improvement(s). Prior to the issuance of any building permits, public improvements and dedications for streets and other rights-of-way adjoining the subject property shall be guaranteed to the satisfaction of the Bureau of Engineering, Department of Transportation, Fire Department (and other responsible City, regional and federal government agencies, as may be necessary). A. Responsibilities/Guarantees. 1. As part of early consultation, plan review, and/or project permit review, the applicant/developer shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicant/developer. 2. Prior to issuance of sign-offs for final site plan approval and/or project permits by the Planning Department, the applicant/developer shall provide written verification to the Planning Department from the responsible agency acknowledging the agency's consultation with the applicant/developer. The required dedications and improvements may necessitate redesign of the project. Any changes to project design required by a public agency shall be documented in writing and submitted for review by the Planning Department. 2. Construction of necessary sewer facilities to the satisfaction of the Bureau of Engineering. 3. Construction of necessary drainage facilities to the satisfaction of the Bureau of Engineering. 4. Construction of tree wells and planting of street trees and parkway landscaping to the satisfaction of the Street Tree Division of the Bureau of Street Maintenance. 5. Preparation of a parking area and driveway plan to the satisfaction of the appropriate district office of the Bureau of Engineering and the Department of Transportation. A parking area and driveway plan shall be prepared for approval by the appropriate district office of the Bureau of Engineering and the Department of Transportation. Emergency vehicular access shall be subject to the approval of the Fire Department and other responsible agencies. 6. Installation of street lights to the satisfaction of the Bureau of Street Lighting. 7. That street lighting modifications be required at an intersection if there are improvements by the Department of Transportation (also for off-site improvements). 8. Preparation of a plot plan to the satisfaction of the Fire Department. 9. Making any necessary arrangements with the appropriate cable television franchise holder to

6 CPC GPA-ZC-BL C - 2 assure that cable television facilities will be installed in City rights-of-way in the same manner as is required of other facilities, pursuant to Municipal Code Section 17.05N, to the satisfaction of the Department of Telecommunications. 10. Notice: If conditions dictate, connections to the public sewer system may be postponed until adequate capacity is available. 11. Notice: Prior to issuance of a clearance letter by the Bureau of Engineering, all engineering fees pertaining to Ordinance No. 171,502 adopted by the City Council, must be paid in full at the Development Services Division office. 12. Notice: Certificates of Occupancy for the subject property will not be issued by the City until the construction of all the public improvements (streets, sewers, storm drains, etc.), as required herein, are completed to the satisfaction of the City Engineer. 13 Recreation and Parks Dedication. Per Section of the Los Angeles Municipal Code, the applicant shall dedicate land for park or recreational purposes or pay the applicable Quimby fees for the construction of condominiums, or Recreation and Park fees for construction of apartment buildings. 14. Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded by the property owner in the County Recorder's Office. The agreement shall run with the land and shall be binding on any subsequent owners, heirs or assigns. Further, the agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder's number and date must be given to the City Planning Department for attachment to the subject file.

7 CPC GPA-ZC-BL C - 3 A. Entitlement Conditions (Q) CONDITIONS OF APPROVAL 1. Use: Use of the property shall comply with provisions of the RD3-1 zone and the approved Parcel Map pursuant to the Small Lot Ordinance. Development of the subject property shall be in substantial conformance with the site plan, elevations, and landscape plans submitted with the application and dated Exhibit E Density: No more than a total of 3 detached single-family dwellings pursuant to the Small Lot Ordinance or 3 multiple family residential units may be constructed on the subject property. 3. Parking: The applicant shall provide 2 covered parking spaces for each small lot dwelling unit or 2 parking spaces for each condominium dwelling unit and 1/4 guest parking space per condominium dwelling unit. Parking for all apartment units shall be provided per Section A,4 of the LAMC. 4. Urban Design: The applicant shall comply with the Northridge Community Plan Urban Design Guidelines for Multiple Residential projects to the satisfaction of the Community Planning Bureau. 5. Plans: Prior to the issuance of building permits, detailed development plans, including landscape plans, consistent with the requirements of these conditions, shall be submitted to the satisfaction of the City Planning Department. The landscape plans shall incorporate planting materials within the required 5 foot perimeter setback such as shrubs and vines to minimize the visual impact of perimeter walls and fences. 6. Fences/Walls: The height of fences and walls in the front yard setback for each small lot shall not exceed three and one-half feet. 7. Height: Development on the subject property shall not exceed 25 feet in height exclusive of the chimney. 8. Setbacks: There shall be a minimum 5 foot landscape setback where the lot abuts an adjacent lot or lots not a part of the subject site. 9. Project Plan Modifications. Any corrections and/or modifications to the Project plans made subsequent to this grant that are deemed necessary by the Department of Building and Safety, Housing Department, or other Agency for Code compliance, and which involve a change in site plan, floor area, parking, building height, yards or setbacks, building separations, or lot coverage, shall require a referral of the revised plans back to the Department of City Planning for additional review and final sign-off prior to the issuance of any building permit in connection with said plans. This process may require additional review and/or action by the appropriate decision making authority including the Director of Planning, City Planning Commission, Area Planning Commission, or Board. B. Environmental Conditions: I0. Aesthetics (Graffiti) a. Every building, structure, or portion thereof, shall be maintained in a safe and sanitary condition and good repair, and free from graffiti, debris, rubbish, garbage, trash, overgrown vegetation or other similar material, pursuant to Municipal Code Section

8 CPC GPA-ZC-BL C - 4 b. The exterior of all buildings and fences shall be free from graffiti when such graffiti is visible from a public street or alley, pursuant to Municipal Code Section 91, Aesthetics (Light) Outdoor lighting shall be designed and installed with shielding, so that the light source cannot be seen from adjacent residential properties. 12. Air Pollution (Stationary) i. COMMERCIAL/INSTITUTIONAL - An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 12, to the satisfaction of the Department of Building and Safety. 13. Erosion/Grading/Short-Term Construction Impacts Short-term air quality and noise impacts may result from the construction of the proposed project. However, these impacts can be mitigated to a level of insignificance by the following measures: a. Air Quality 1. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. 2. The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by construction and hauling, and at all times provide reasonable control of dust caused by wind. 3. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. 4. All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. 5. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. 6. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. b. Noise 1. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. 2. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday.

9 CPC GPA-ZC-BL C Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously. 4. The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices. 5. The project sponsor shall comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment. c. General Construction 1. Sediment carries with it other work-site pollutants such as pesticides, cleaning solvents, cement wash, asphalt, and car fluids that are toxic to sea life. 2. All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site. 3. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. 4. Pavement shall not be hosed down at material spills. Dry cleanup methods shall be used whenever possible. 5. Dumpsters shall be covered and maintained. Uncovered dumpsters shall be placed under a roof or be covered with tarps or plastic sheeting. 6. Gravel approaches shall be used where truck traffic is frequent to reduce soil compaction and the tracking of sediment into streets shall be limited. 7. All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off-site. Drip pans or drop clothes shall be used to catch drips and spills. 14. Public Services (Fire) The following recommendations of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The plot plan shall include the following minimum design features: fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of an approved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway of an improved street or approved fire lane. 15. Public Services (Schools) The applicant shall pay school fees to the Los Angeles Unified School District to offset the impact of additional student enrollment at schools serving the project area.

10 CPC GPA-ZC-BL C Recreation (Increase Demand For Parks Or Recreational Facilities) Per Section A of the LA Municipal Code, the applicant shall pay the applicable Quimby fees for the construction of condominiums, or Recreation and Park fees for construction of apartment buildings. 17. Utilities (Local or Regional Water Supplies) a. Unless otherwise prohibited, dual-flush water closets (maximum 1.28 gpf) and no flush or waterless urinals shall be utilized in all restrooms as appropriate. In the case such installations are not permitted, high-efficiency toilets (maximum 1.28 gpf) and high-efficiency urinals (maximum 0.5gpf) may be installed. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations. b. The project shall comply with Ordinance No. 170,978 (Water Management Ordinance), which imposes numerous water conservation measures in landscape, installation, and maintenance (e.g. use drip irrigation and soak hoses in lieu of sprinklers to lower the amount of water lost to evaporation and overspray, set automatic sprinkler systems to irrigate during the early morning or evening hours to minimize water loss due to evaporation, and water less in the cooler months and during the rainy season). c. If conditions dictate, the Department of Water and Power may postpone new water connections for this project until water supply capacity is adequate. d. (All New Construction, Commercial/Industrial Remodel, Condominium Conversions, and Adaptive Reuse) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall install: 1. High-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets, and highefficiency urinals (maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations. 2. Restroom faucets with a maximum flow rate of 1.5 gallons per minute. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use of potable water to extract heat from process equipment, e.g. vacuum pump, ice machines, by passing the water through equipment and discharging the heated water to the sanitary wastewater system.) e. (All New Residential, Condominium Conversions, and Adaptive Reuse) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall: 1. Install a demand (tankless or instantaneous) water heater system sufficient to serve the anticipated needs of the dwelling(s). 2. Install no more than one showerhead per shower stall, having a flow rate no greater than 2.0 gallons per minute.

11 CPC GPA-ZC-BL C Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) in the project, if proposed to be provided in either individual units and/or in a common laundry room(s). If such appliance is to be furnished by a tenant, this requirement shall be 4. incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations. 5. Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided. If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. 18. Utilities (Solid Waste) a. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. These bins shall be emptied and recycled accordingly as a part of the project's regular solid waste disposal program. b. Prior to the issuance of any demolition or construction permit, the applicant shall provide a copy of the receipt or contract from a waste disposal company providing services to the project, specifying recycled waste service(s), to the satisfaction of the Department of Building and Safety. The demolition and construction contractor(s) shall only contract for waste disposal services with a company that recycles demolition and/or construction-related wastes. c. To facilitate onsite separation and recycling of demolition and construction-related wastes, the contractor(s) shall provide temporary waste separation bins onsite during demolition and construction. These bins shall be emptied and recycled accordingly as a part of the project's regular solid waste disposal program. C. Administrative Conditions: 19. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Planning Department for placement in the subject file. 20. Code Compliance. Area, height and use regulations of the RD3-1 zone classification of the subject property and the Small Lot Ordinance shall be complied with, except where herein conditions are more restrictive. 21. Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded in the County Recorder=s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assign. The agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder=s number and date shall be provided to the Planning Department for attachment to the file. 22. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public officials, legislation or their successors, designees or amendment to any legislation. 23. Enforcement. Compliance with these conditions and the intent of these conditions shall be

12 CPC GPA-ZC-BL C - 8 to the satisfaction of the Planning Department and any designated agency, or the agency=s successor and in accordance with any stated laws or regulations, or any amendments thereto. 24. Building Plans. Page 1 of the grant and all the conditions of approval shall be printed on the building plans submitted to the City Planning Department and to the Department of Building and Safety. 25. Indemnification. The Applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the Applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. 26. Zone Change and General Plan Amendment. In the case where any conditions of this approval conflict with conditions of a subsequent parcel map determination, the conditions of this approval shall supercede.

13 CPC GPA-ZC-BL F- 1 FINDINGS 1. A. General Plan Land Use Designation, L.A.M.C : The subject property is located within the area covered by the Northridge Community Plan, updated and adopted by the City Council on February 24, The existing plan designates the property as Low l Density Residential with corresponding zones of RE9 and RS. The proposed plan amendment would designate the subject property as Low Medium I Density Residential. The corresponding zones within the Low Medium I Density category are R2, RD3, RD4, RD5, and RD6. The proposed land use designation IS in substantial conformance with the purposes, intent and provisions of the General Plan. The subject property is located on the west side of White Oak Avenue between Lassen Street on the south and Merridy Street to the north. The property s lineal frontage on White Oak Avenue, a north-south street, is 110 feet and the subject site s lot depth is 101 feet after 20 feet of dedication (11,107 net sq. ft.). Almost all land uses and zoning within a 500 foot radius of the subject site are residential for the properties fronting on White Oak Avenue, Merridy Street, and Vintage Street. The zones of these properties are RD3-1, R3-1VL, (Q)R3-1, RD2-1VL, and RA-1, and (T)RE11-1. The northerly and westerly adjacent properties to the subject site fronting on the south side of Merridy Street are each developed with a single-family residence and both are zoned RA-1. The adjacent property to the west has a general plan land use designation of Low Medium I residential. This is the same general plan land use designation requested by the applicant. The properties to the east, directly across the street and fronting on White Oak Avenue, Lassen Street and Vintage Street, are the playfields of San Fernando Valley Academy, a Seventh Day Adventist School, serving grades K-12 and the northerly portion of the Casa Montessori Preschool and Elementary School. The San Fernando Valley Academy site is zoned RA-1 and the Casa Montessori School site, located on the northeast corner of White Oak Avenue and Lassen Street, is zoned [Q]C2-1VL and RA-1. The adjacent property on the south is a multifamily building with 93 dwelling units. Its general plan land use designation is General Commercial but it is zoned R3-1VL. Properties located along the both sides of Lassen Street (southerly of the subject site) and west of White Oak Avenue are zoned C1-1VL, R3-1VL and (Q)R3-1, have general plan land use designations of Neighborhood Commercial and Medium Residential and are developed with multifamily dwellings. The property located at the southeast corner of Lassen Street and White Oak Avenue is developed with a small commercial retail and office center and is zoned C1-1VL with a general plan land use designation of Limited Commercial. The retail/office center s adjacent parking lot to the south is zoned RA-1 with a general plan land use designation of Very Low I residential. California State University, Northridge (CSUN) is located westerly of the subject site on both sides of Lassen Avenue and beginning at Zelzah Avenue, a north-south street, and continuing westerly to Lindley Avenue and to Darby Avenue and from Devonshire Street in the north to Nordhoff Street in the south. The area east of Zelzah Avenue and CSUN to White Oak Avenue and from Merridy Street south to Plummer Street (which includes the subject site) is generally developed as a multi-family dwelling neighborhood serving CSUN with general plan land use categories primarily of Medium Density Residential and Low Medium I Density Residential. In addition to the San Fernando Academy private school and the Casa Montessori School, almost the entire neighborhood east of White Oak Avenue is developed with single-family homes on Residential Estate (Very Low II density residential and RE15 and RE11 corresponding zones) sized parcels. Almost all of these single-family properties are zoned RE11-1.

14 CPC GPA-ZC-BL F- 2 With the exception of the subject site and the two adjacent RA-1zoned properties, the entire block from Merridy Street on the north, White Oak Avenue on the east, Lassen Street on the south, and Zelzah Street on the west is developed with 2 and 3 story multi-family residences. The requested general plan land use designation of Low Medium I for the subject site, allowing lower density multiple family development as a transition to the Medium Density/R3 zone development on the block, westerly and south of the subject site, is logical and appropriate. B. General Plan Text: The Northridge Community Plan text includes the following land use objectives, policies and programs that are relevant to the requested General Plan Amendment: Goal 1. A safe, secure, and high quality residential environment for all economic, age, and ethnic segments of the community. a. Objective 1-1: To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Plan area to the year ) Policy 1-1.1: Designate lands for single and multi-family residential development. Maintain single family residential to the maximum extent possible. Commercial development should not intrude into residential areas Program: The Plan Map identifies specific areas where single family and multifamily residential development is permitted. 2) Policy 1-1.4: The City should promote neighborhood preservation, both in existing single family neighborhoods, as well as in areas with existing multiple family residences. Program: With the implementation of the Community Plan, single family residential land use categories, all zone changes, subdivisions, parcel maps, variances, conditional uses, specific plans, community and neighborhood revitalization programs for residential projects shall provide for Plan consistency. b. Objective 1-3: To preserve and enhance the varied and distinct residential character and integrity of existing single and multi-family neighborhoods. 1) Policy 1-3.2: Consider factors such as neighborhood character and identity, compatibility of land uses, impacts on livability, impacts on services and public facilities, and impact on traffic levels, and environmental impacts when changes in residential densities are proposed. Program: A decision maker should adopt a finding which addresses these factors as part of any decision relating to changes in planned residential densities. 2) Policy 1-3.4: Provide for the development of townhomes and other similar condominium type housing units to increase home ownership options. Program: The Plan cannot require that condominium units be built instead of rental units; however the Plan encourages such type of development by designating specific areas for Low Medium residential land use categories.

15 CPC GPA-ZC-BL F- 3 c. Objective 1-5: To promote and insure the provision of adequate housing for all persons regardless of income, age or ethnic background. Policy 1-5.1: Promote greater individual choice in type, quality, and location of housing. Program: Promote greater individual choice through the establishment of residential design standards, allocation of lands for a variety of residential densities, and the promotion of housing in mixed-use projects. Policy 1-5.2: Provide for the development of townhomes and other similar condominium type housing units to increase home ownership options, without expanding into single-family designated neighborhoods. Program: The Plan encourages this type of development by designating specific areas for Low Medium residential land use where townhouse development can be sited. The Citywide General Plan Framework Land Use Policy encourages the retention of the City s stable residential neighborhoods and proposes incentives to encourage whatever growth that occurs to locate in neighborhood districts, commercial and mixed-use centers along boulevards, industrial districts, and in proximity to transportation corridors and transit stations. The project provides housing along a major highway, near CSUN (a major educational institution) while acting as a transitional buffer for the surrounding multiple family homes on the west side of White Oak Avenue and the single family neighborhood on the east side of White Oak Avenue. The next major street north of the subject site is Devonshire Street is an east-west street and it is classified as a Major Highway Class II. Devonshire Street is 2 long blocks from the subject site and it is a major bus route and transportation corridor with access to neighborhood shopping areas along Reseda Boulevard to the west and Balboa Boulevard to the east, CSUN, schools, medical offices, senior citizen housing facilities, a new car dealership, and houses of worship. Zelzah Avenue (a Major Highway Class II) to the west and Lassen street (a Secondary Highway) to the south are both significant transportation corridors which provide convenient access to CSUN and to the neighborhood districts along Reseda Boulevard west of CSUN and to Chatsworth Street to the north. 2. Zone Change, L.A.M.C. Sec F: The recommended zone change is in conformance with the public necessity, convenience, general welfare or good zoning practice. The recommended zone change from RA-1to (T)(Q)RD3-1 would create a logical transition in the zoning pattern by continuing the RD3 buffering density to the R3 zoned (Medium land use designation) that currently exists for properties fronting on Merridy Street westerly of White Oak Avenue and within the 500 foot radius. Westerly of the RD3 zoned properties on Merridy Street are properties zoned R3-1 and developed with multiple family dwellings within and outside of the 500 foot radius as Merridy Street continues towards its intersection with Zelzah Avenue. The neighboring properties on the east side of White Oak Avenue are two private schools and a single-family neighborhood whose properties have a residential estate general plan land use and zone. Neighboring properties to the north, south and west are primarily

16 CPC GPA-ZC-BL F- 4 multiple dwelling zones ((Q)RD3-1 nearest to the subject site and (Q)R3-1west of them) and developed with multiple family dwellings. The RD3 zone designation on the subject property applies the appropriate density to transition the private school uses and single-family residential estate neighborhood beginning on the east side of White Oaks and continuing eastward and the medium density development south and westerly of the subject site. Therefore, such a zone would be consistent with the characteristics of the area. The action, as recommended, is necessary to protect the best interests of and to assure a development more compatible with surrounding properties and to secure an appropriate development in harmony with the General Plan. 3. Building Line Removal, L.A.M.C. Sec R: The request is to repeal a 10 lineal feet remnant of the 25 foot Building Line established by Ordinance No. 102,141 along the northerly end of the subject property. This request is in conformance with the public necessity, convenience, general welfare, good zoning practice and all other elements of the General Plan. White Oak Avenue is designated in the Northridge Community Plan as a Class II Major Highway which requires 104 feet of right-ofway. With the exception of the adjacent single-family property north of the subject site, adjacent portions of White Oak Avenue are dedicated and improved to a width of 100 feet, the historical width of a Major Highway. White Oak Avenue is currently dedicated to a halfroadway width of 30 feet adjacent to the subject site. With the exception of the northerly 10 feet, the subject site s White Oak Avenue frontage was previously improved with curb, gutter and pavement, though not dedicated, to an additional width of 20 feet. With the dedication of the improved 20 feet, White Oak Avenue will be dedicated and improved to a half right of way width of 50 feet. This would make the 25 foot building line a 5 foot building line. An additional dedication of 2 feet would make the half right of way width 52 feet and reduce the 25 foot building line to a 3 foot building line. The proposed Small Lot Ordinance project will have a front yard setback along the White Oak Avenue frontage of approximately 25 feet with 20 feet of dedication and a front yard setback of 23 feet with a 22 foot dedication even though the Small Lot Ordinance does not require projects to have a front yard setback. The elimination of the building line setback for just 10 lineal feet of the subject site will not prevent the establishment of a proper street width to current street dedication requirements. Requiring the retention of the building line setback would serve no other public purpose. 4. Environmental. For the reasons set forth in Proposed (ENV MND), the project will not have a significant effect on the environment. Note: According to Navigate LA, the project site is not located in or near a designated ecological area. The subject site is not located in a wildlife corridor and is not a nesting area for native birds. The project will not create environmental impacts to wildlife or to nesting native birds. The subject site is an 11,107 net square foot, level, vacant, infill parcel. Two non-protected trees will be removed as part of the proposed development of the site which will be 3 detached 1, 900 square foot 2 story homes each with a 2 car garage. Therefore, potential environmental impacts for a site located in a wildlife corridor and the mitigation measures for nesting native birds have been removed from the MND.

17 CPC GPA-ZC-BL F The Sewerage Facilities Element of the General Plan will be affected by the recommended action. However, requirements for construction of sewer facilities to serve the subject project and complete the City sewer system for the health and safety of City inhabitants will assure compliance with the goals of this General Plan Element. 7. Based upon the above findings, the recommended action is deemed consistent with public necessity, convenience, general welfare and good zoning practice.

18 CPC GPA-ZC-BL S- Subject Property STAFF REPORT Existing Land Use: Plan Land Use: Existing Zone: Site Net Area: The subject property is vacant The site is designated Low Density Residential. The site is zoned RA-1 11,107 square feet. Surrounding Land Use and Zoning North: East: South: West: Adjacent to the site on the south side of Merridy Street are two single family residences on properties zoned RA-1. Across Merridy Street and fronting on White Oak Avenue are properties, 1-lot deep that are zoned RS-1 and developed with single family homes. The rest of the properties along both sides of Merridy Street are developed with multiple family condominiums and apartments and are zoned (Q)RD3-1 (46 condominiums) and (Q)R3-1(131 units) with the (Q)RD3-1 zoned properties closest to the subject site. Their land use designations are Low Medium I and Medium respectfully.. The play yard for the San Fernando Valley Academy private school, single family homes, and vacant single family lots adjoin the subject site on the east side of White Oak Avenue. The San Fernando Valley Academy site is zoned RA-1, the vacant single family lots are zoned (T)RE11-1 and RA-1 and the developed single family lots are zoned RE11-1. Across White Oak Avenue is the San Fernando Valley Academy private school play yard and the Casa Montessori School. The Academy site is zoned RA-1 and the Montessori School site is zoned RA-1 and [T]C2-1VL. Abutting the site are multiple family developments zoned R3-1VL (93 units) and across Lassen are properties zoned (Q)R3-1 (125 units), C1-1VL (42 units), RD2-1VL (15 condo s) and a local retail/office development zoned C1-1VL and RA-1 (parking). Abutting the site is a single family residence on property zoned RA-1 with a lend use designation of Low Medium I, then 24 condominiums on property zoned (Q)RD3-1 with a land use designation of Low Medium I and west of those are multiple family developments zoned (Q)R3-1 with 40 units, 40 units and 124 units respectfully. Street Classification: White Oak Avenue : Classified as a Major Highway Class II, dedicated to 100 feet in width, and improved with curbs, gutters, and sidewalks. It is improved but not fully dedicated adjoining the subject site (except for the northerly 10 feet) with curb and gutter. The northerly 10 feet of the subject site and the adjacent

19 CPC GPA-ZC-BL S- RA-1 zoned property to the north has 20 feet of non-dedicated and non-improved roadway. Lassen Street: Merridy Street: Classified as a Secondary Highway, varying in width from 85 feet to 102 feet in width and improved with curbs, gutters and sidewalks. Classified as a local street with a width of 60 feet and improved with curbs, gutters, and sidewalks. The two adjacent RA-1 zoned properties are improved with curb and gutter. Related cases: On Site: None Off Site: CPC ZC: A zone change from RA-1 to (Q)RD3-1 for the development of 36 residential condominiums at Merridy Street (radius map ownerships 2-18, 24-41, 47). Ordinance No became effective on June 9, CPC ZC: A zone change to from RA-1 to (Q)RD3-1 in conjunction with Tract No at Merridy Street for 24 residential condominiums(radius map ownerships 50-73). CPC ZC: A zone change from RA-1 to (Q)R3-1 for 36 apartments at Merridy Street (radius map ownership 43). Hearing Officer Discussion: Plans: A review of the submitted plans indicates that the proposed 3-unit project will be developed to the requirements of the Small Lot Ordinance on the subject site with the building (includes residential area and garage) having 38.5% lot coverage, landscape having 38% lot coverage, and hardscape having 23.5% lot coverage for each lot. The site is a level, vacant 13,376 square-foot lot (11,107 net square-feet) currently zoned RA-1. The proposed dwellings will be detached with an approximate separation of 5 feet, excluding rooflines, between buildings. There will also be a 5 foot setback along the original north and south property lines, excluding rooflines. The proposed dwellings will be setback from the White Oak Avenue street frontage a distance of 20 feet after dedication, each dwelling will have direct access for ingress and egress from White Oak Avenue, and each detached dwelling will have a rear yard of approximately 25 feet. They are designed to visually appear to be 2-story detached townhomes with one-story attached 2-car garages in front of each dwelling unit. The maximum height of the 2-story residential portion of each dwelling unit will be approximately 25 feet exclusive of the chimney. The front elevations for the dwellings on lots C and A show architectural treatments facing White Oak Avenue in the form of a mini-pitched roof and window treatments. They compliment the pitched-roof elevations for the garage and the 2-story living area. The front elevation for the dwelling on lot B, the middle lot, has a different roof style and limited window treatments. This provides a visual contrast to the designs for dwellings on lots A and C. The exterior color for the dwellings on lots A and B are a reddish brown and brown and the roofs

20 CPC GPA-ZC-BL S- are red while the exterior color for the dwelling and the roof on lot B is brown. Each lot in the front, rear, and side yards is shown to be landscaped with perimeter trees and shrubs. Each rear yard has a patio. The majority of the front yard is a 2-car driveway and a turnaround area so vehicles can enter White Oak Avenue facing front rather than backing out onto the street. Each turn-around could act as a guest parking space if needed. Los Angeles Municipal Code Section A-5 (i)1 does not allow automobiles where the parking area, driveway or parking bays (such as a garage) serving not more than two dwelling units to back out onto a secondary or major highway. The three proposed dwelling units located on the subject site are surrounded by multiple family dwellings on the west and south, single family dwellings on the north, and White Oak Avenue and the private schools on the east. There are grey colored slumpstone block walls along the west and south property lines. The block walls may or not be located on the subject site but they should be screened by appropriate landscape on the subject property s side. Walkability: In terms of complying with the Planning Department s walkability standards, each house is visually different in front facade design and/or exterior color, the driveways will be physically different than the adjoining concrete sidewalk and driveway aprons, there will not be a 5 foot landscape buffer between the sidewalk and the curb because the finished sidewalk to the south does not have a parkway. The three detached small lot ordinance townhomes face White Oak Avenue, the 1-story 2-car garage is in the front and the 2-story residential area is behind each garage to create a more pleasant visual appearance from the street. This detached townhouse style creates a single-family dwelling appearance which is intended to maintain a single-family design of 2-story homes with attached garages in front that is similar to the RS-1 zone single-family development that currently exists on the west side of White Oak Avenue from Merridy Street north to Fullerfarm Street. The site is not on a corner and there is no crosswalk in front of the site. The applicant is not proposing to install street furniture in front of this site. Street furniture does not exist anywhere along White Oak south to Lassen nor north of Merridy in front of the existing SFD's. Each house is set back 20 feet from the property line. The existing sidewalk to the south is about 8 10 feet wide with no landscaped parkway. The concrete sidewalk will be continued in front of this site along with street trees and street lights. The plans assume the utilities will be underground. Street parking will be parallel. The development will have 2 on-site covered parking spaces for each house and the turnaround space in each front yard could act as 1 guest parking space if necessary. The garages and homes will be at grade and face White Oak Avenue. The front yard hedges will partially screen cars parked in the driveway and turn-around area. The development s proposed landscape will certainly improve the visual appearance of this site compared to the dirt jut- out of the property adjacent to the north with its 5 ft. 6 ft. high block wall along White Oak Avenue and on the south to the apartment complex with its parking area and perimeter grey concrete block wall facing the subject site. REPORTS RECEIVED Received Bureau of Engineering s (BOE) memorandum dated July 1, 2008 regarding the public improvements for Preliminary Parcel Map AA PMLA. BOE requests a 20 foot to 2 foot wide variable strip of land be dedicated and improved, including a 10 foot wide sidewalk with trees and tree wells.

21 CPC GPA-ZC-BL S- Public Hearing SUMMARY OF PUBLIC HEARING AND COMMUNICATIONS The public hearing was held at the Marvin Braude Constituent Service Center on June 19, The applicant s representative was present. A representative from the Council Office was present. No one from the public or the neighborhood council were present. Communications Received None Summary of Public Hearing Testimony The applicant s representative made a presentation of the proposed project and explained their rationale for the proposed project including the requested general plan amendment, the requested zone change, and the requested building line removal. The Council Office representative said that the original project which was for four-lot small lots was not an acceptable design and layout. The Council Office was concerned that there no position from the Neighborhood Council in the case file. The Council Office is not sure that small lot projects are appropriate for all situations, including this specific site. The Neighborhood Council did not like the 3-lot design due to traffic impacts. The applicant s representative said they had unsuccessfully tried to appear before the Neighborhood Council which has subsequently changed members since the original proposed project.