CITY PLANNING COMMISSION DEPARTMENT OF CITY PLANNING Date: June 28, 2007 Time: After 8:30 a.m.* Place: Van Nuys City Hall City Council Chambers 2 nd Floor 14410 Sylvan Street Van Nuys CA. 91401 Public Hearing: April 9, 2007 (Full) June 28, 2007 (Limited) Appeal Status: Not Applicable Expiration Date: Not Applicable Multiple Approval: Not Applicable RECOMMENDATION REPORT Case Number: CPC-2007-646-ZC-GPA CEQA: ENV-2007-647-CE Related Cases: CPC-1995-356-CPU; CPC-1986-782; Ordinance 164,742-SA34; Ordinance 173,502- SA40C; Ordinance 172,446; and TT-64747. Council District: CD4 - LaBonge Plan Area: Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan Neighborhood Council: Greater Toluca Lake Plan Land Use: Medium Residential, Neighborhood Commercial (Subarea A): Medium Residential (Subarea B): Neighborhood Commercial Zone: R3-1-CDO, [Q]C2-1VL-CDO (Subarea A): R3-1-CDO (Subarea B): [Q]C2-1VL-CDO Applicant: City of Los Angeles PROJECT LOCATION: All properties are Toluca Lake, California 91604: (Subarea A): 4439 N. Clybourn Ave, 4440 N. Ponca Ave 4440 N. Forman Ave 4441, 4443, 4445 N. Forman Ave 4441 N. Ponca Ave 4440 N. Talofa Ave (Subarea B): 4438 N. Mariota Ave 4441 N. Mariota Ave 4441 N. Talofa Ave 4446 N. Sancola Ave REQUESTED ACTION: 1. Pursuant to Section 11.5.6 of the Municipal Code, a General Plan Amendment to the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan from Medium Residential to Low Medium Residential for Subarea A; and 2. Pursuant to Section 12.32 of the Municipal Code, a Zone Change from R3-1-CDO to [Q]RD3-1-CDO, restricting density and adding a permanent qualified [Q] condition limiting the maximum allowable height to 33 feet for Subarea A; and 3. Pursuant to Section 12.32 of the Municipal Code, a Zone Change from [Q]C2-1VL-CDO to [Q]C2-1VL-CDO, adding a permanent qualified [Q] condition limiting the maximum allowable height to 33 feet for Subarea B.
CPC-2007-646-ZC-GPA The General Plan Amendment and Zone Changes are initiated to correct inconsistent general plan designations and zoning for nine lots within the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan. PROJECT: No project is proposed. RECOMMENDATION: 1. Approve and recommend that the City Council adopt the General Plan Amendment from Medium Residential to Low Medium Residential for Subarea A in the Sherman Oaks-Studio City-Toluca Lake- Cahuenga Pass Community Plan. 2. Approve and recommend that the City Council adopt the zone change from R3-1-CDO to [Q]RD3-1- CDO, restricting density and adding a permanent qualified [Q] condition limiting the maximum allowable height to 33 feet for Subarea A in the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan. 3. Approve and recommend that the City Council adopt the zone change from [Q]C2-1VL-CDO to [Q]C2-1VL-CDO adding a permanent qualified [Q] condition limiting the maximum allowable height to 33 feet for Subarea B in the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan. 4. Approve and recommend that the City Council adopt the Categorical Exemption No. ENV-2007-647- CE. 5. Adopt the attached Findings. S. Gail Goldberg, AICP Director of Planning Dan Scott, Principal City Planner Robert Z. Dueñas, Senior City Planner Tom Glick, Hearing Officer Edward C. Sanderson, Planning Assistant (818) 374-5062 (818) 374-5067 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 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent 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 these 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 services, please make your request no later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1300.
CPC-2007-646-ZC-GPA Table of Contents Permanent [Q] Conditions..... Q-1 Findings...... F-1 Staff Report...... S-1 Exhibits Vicinity map...... E-1 500 Radius map and Existing Zoning map. E-2 Existing Plan Land Use map... E-3 Proposed Plan Amendment and Zone Change Map.... E-4 ENV-2007-647-CE..... E-5 Council Motion..... E-6
CPC 2007-646-ZC-GPA Q-1 PERMANENT [Q] CONDITIONS 1. Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan (Subarea A - [Q]RD3-1-CDO): a. Height. The height of all buildings and structures on the subject properties in Subarea A shall not exceed a height of 33 feet, as defined by Section 12.21.1 of the Municipal Code. Any structures on the roof, such as air condition units and other equipment, shall be fully screened from view of any abutting properties with single-family dwellings. b. Use. The use of the property shall be limited to those uses permitted by the RD3 Zone pursuant to the requirements of Section 12.09.1 A of the Municipal Code. 2. Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan (Subarea B - [Q]C2-1VL-CDO): a. Height. The height of all buildings and structures on the subject properties in Subarea B shall not exceed a height of 33 feet, as defined by Section 12.21.1 of the Municipal Code. Any structures on the roof, such as air condition units and other equipment, shall be fully screened from view of any abutting properties with single-family dwellings. b. Use. The use of the property shall be limited to the uses existing upon the effective date of this ordinance, parking, and to those uses allowed in the RD3-1-VL Zone.
CPC-2007-646-ZC-GPA F-1 FINDINGS A. General Plan Land Use and Zoning Designation. The Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan was amended through the Community Plan Update Program and adopted by City Council on May 13, 1998. The Plan designates the subject properties in Subarea A as Medium Residential, which corresponds to the R3 zone. The proposed designation of Low Medium Residential for Subarea A corresponds to RZ, RD6, RD5, RD4, RD3, RD2, and RD1.5 zones. The Plan designates the subject properties in Subarea B as Neighborhood Commercial which corresponds to the C1, C1.5, C2, C4, RAS3, RAS4, and P zones. There is no proposed amendment to the land use designation of the parcels in Subarea B. B. General Plan Text. The Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan text includes the following relevant land use goals, objectives, policies, and programs: Subarea A - Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan Goal 1. A SAFE, SECURE, AND HIGH QUALITY RESIDENTIAL ENVIRONMENT FOR ALL ECONOMIC, AGE, AND ETHNIC SEGMENTS OF THE COMMUNITY. 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 2010. Policies: 1-1.1 Designate specific lands to provide for adequate multi-family residential development. Program: The Plan Map identifies specific areas where multi-family residential development is permitted. 1-1.2 Protect existing single-family residential neighborhoods from new, out-of-scale development. Program: Recent changes in the Zoning Code set height limits for new single-family residential development. 1-1.3 Protect existing stable single-family and low density residential neighborhoods from encroachment by higher density residential and other incompatible uses. Program: The Plan Map identifies lands where only single-family residential development is permitted; it protects these areas from encroachment by designating where appropriate, transitional residential densities which serve as buffers; and reflects plan amendments and corresponding zone changes which are directed at minimizing incompatible uses. 1-1.4 Protect the quality of the residential environment through attention to the appearance of communities, including attention to building and site design.
CPC-2007-646-ZC-GPA F-2 Program: The Plan includes an Urban Design Chapter which is supplemented by Design Guidelines and Standards for residential development. In addition, the Plan recommends the establishment of a Community Design Overlay District in which the Design Standards and Guidelines would be implemented. 1-1.6 The City should promote neighborhood preservation, particularly in existing single-family neighborhoods, as well as in areas with existing multi-family residences. Program: With the implementation of the Community Plan, singlefamily 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. Objective 1-3 To preserve and enhance the varied and distinct residential character and integrity in existing single and multi-family neighborhoods. Policies: 1-3.1 Seek a high degree of compatibility and landscaping for new infill development to protect the character and scale of existing residential neighborhoods. Program: The Plan includes Design Guidelines which establish design standards for residential development to implement this policy. 1-3.2 Consider factors such as neighborhood character and identity, compatibility of land uses, impact on livability, impacts on services and public facilities, and impacts on traffic levels when changes in residential densities are proposed. Program: The decision-maker should adopt a finding which addresses these factors as part of any decision relating to changes in planned residential densities. Objective 1-4 To promote and insure the provision of adequate housing for all persons regardless of income, age, or ethnic background. Policies: 1-4.1 Promote greater individual choice in type, quality, price and location of housing. Program: The Plan promotes greater individual choice through its establishment of residential design standards and its allocation of lands for a variety of residential densities. 1-4.4 Provide for development of townhouses and other similar condominium type of housing units to increase home ownership. Program: The Plan cannot require that condominium units be built instead of rental units; however, the Plan encourages such type of
CPC-2007-646-ZC-GPA F-3 development by designating specific areas for Low Medium residential land use categories. C. City Charter Section 556 and 558. The recommended general plan amendment to the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan complies with Charter Section 556 and 558 in that the recommended amendments complements the land use patterns and trends in the immediate area for transitional residential uses, and furthers the intent, purposes and objectives of the Community Plan. D. Zone Change, L.A.M.C. Sec. 12.32.F. The recommended zone changes are in conformance with the public necessity, convenience, general welfare or good zoning practice in that: The recommended zones of [Q]RD3-1-CDO and [Q]C2-1VL-CDO will provide a reasonable transition between the commercial designated lots along Riverside Drive and the single-family residential zoned area to the south within the Sherman Oaks Studio City-Toluca Lake-Cahuenga Pass Plan. Moreover, zoning consistency will be achieved for the subject properties, thereby, satisfying state mandated requirements of California Government Code Section 65860. E. Environmental. For the reasons set forth in ENV-2007-0647-CE, the project has been issued a Categorical Exemption since it will not have an effect on the environment. Pursuant to Section 15308 of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA) entitled Categorical Exemptions Enforcement Actions by Regulatory Agencies, Categorical Exemptions are issued for actions taken by a regulatory agency to assure enforcement of an entitlement for use which is issued, adopted or prescribed by a regulatory agency. This action by the City of Los Angeles involves more stringent land use regulations than what is currently in place in this area. This action will allow residential development more in keeping with the surrounding single-family area and will provide a better buffer both in use and height with the commercial area to the north and the single-family residential area to the south. F. Sewerage Facilities. 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. G. Fish and Game. The subject project, which is located in Los Angeles County, will not have an impact on fish or wildlife resources or habitat upon which fish and wildlife depend, as defined by California Fish and Game Code Section 711.2. The project qualifies for the De Minimis Exemption from Fish and Games Fees (AB3158). H. Based upon the above findings, the recommended action is deemed consistent with public necessity, convenience, general welfare and good zoning practice.
CPC-2007-0646-GPA-ZC S-1 STAFF REPORT Subject Property Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan (Subarea A): Existing Land Use: Subarea A consists of five lots developed with single-family and multifamily uses. Plan Land Use: Existing Zone: Lot size range: The plan designation is Medium Residential. The corresponding zone is R3. The lots are zoned R3-1-CDO. The lot areas range from 6,776 to 7,597 square feet. Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan (Subarea B): Existing Land Use: Subarea B consists of four lots developed with a mix of uses including two family dwellings and parking lots supporting the commercial businesses along Riverside Drive. Plan Land Use: Existing Zone: Lot size range: The plan designation is Neighborhood Commercial. Corresponding zones are C1, C1.5, C2, C4, RAS3, RAS4, and P zones. The lots are zoned [Q]C2-1VL-CDO and have a [Q] condition limiting uses to existing, parking and uses allowed in the RD3-1-VL zone. The lot areas range from 6,774 to 7,601 square feet. Surrounding Land Use and Zoning Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan (Subareas A and B): Northwest: Abutting the lots in Subareas A and B are single-family dwellings zoned R1-1 and designated Low Density Residential, multi-family residential apartments zoned R3-1 and designated Medium Residential, and commercial uses zoned C2-1VL and designated Neighborhood Commercial. Northeast: Abutting the lots in Subareas A and B are commercial uses zoned C2-1VL and designated Neighborhood Commercial and the political boundary of the City of Burbank. Southwest: Southeast: Abutting the lots in Subareas A and B are single-family dwellings zoned R1-1 and designated Low Density Residential. Abutting the lots in Subareas A and B are single-family dwellings zoned R1-1 and designated Low Density Residential and the political boundary of the City of Burbank.
CPC-2007-0646-GPA-ZC S-2 Street Classification Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan (Subareas A and B): Alley parallel and south of Riverside Drive is dedicated to a width of 20 feet adjacent to the lots in Subareas A and B. Sancola Avenue is dedicated to a width of 60 feet, is adjacent to a portion of the lots in Subareas A and B, and is designated a Local Street. Forman Avenue is dedicated to a width of 60 feet, is adjacent to a portion of the lots in Subareas A and B, and is designated a Secondary Street. Talofa Avenue is dedicated to a width of 60 feet, is adjacent to a portion of the lots in Subareas A and B, and is designated a Local Street. Mariota Avenue is dedicated to a width of 60 feet, is adjacent to a portion of the lots in Subareas A and B, and is designated a Local Street. Ponca Avenue is dedicated to a width of 60 feet, is adjacent to a portion of the lots in Subareas A and B, and is designated a Local Street. Clybourn Avenue is dedicated to a width of 60 feet, is adjacent to a portion of the lots in Subareas A and B, and straddles the political boundary between the Cities of Los Angeles and Burbank. Riverside Drive is the closest Major Highway to Subareas A and B, located approximately 100 feet north of Subareas A and B. Related cases CPC-1995-356-CPU: Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan Update Program. CPC-1986-782: AB-283 Citywide General Plan and Zoning Consistency Program to bring zoning into consistency with community plans. Ordinance 164,742-SA34: Established permanent [Q] conditions for all lots in Subarea B limiting the use of the properties to the uses existing upon the effective date or ordinance, parking, and to those uses allowed in the RD3-1-VL zone. Ordinance 164,742 became effective May 27, 1989. Ordinance 173,502-SA40C: Established permanent [Q] conditions for all lots in Subarea B limiting the use of the properties to the uses existing upon the effective date or ordinance, parking, and to those uses allowed in the RD3-1-VL zone. Ordinance 173,502 became effective September 6, 2000. Ordinance 172,446: A City Council motion calling for the creation of a Community Design Overlay (CDO) District was adopted May 13, 1998. This resulted in Ordinance 172,446, effective March 23, 1999, establishing a CDO boundary and a zone change adding a CDO suffix to the zoning of all parcels within the CDO boundary, which encompasses the five parcels in Subarea A and the four parcels in Subarea B. The CDO is a mechanism to promote the distinctive character, stability and visual quality of existing neighborhoods and communities by ensuring that development visually provides a sense of place in terms of design by considering the unique architectural character and environmental setting of the district.and (the CDO) assists in improving the visual attractiveness of multi-family housing
CPC-2007-0646-GPA-ZC S-3 (See Section 13.08 of the City of Los Angeles Municipal Code, pg. 1-402). TT-64747: A Tentative Tract for a project at 4440 N. Talofa Avenue consisting of eight condominiums in the R3-1-CDO zone. The tract decision letter was dated April 26, 2007. In addition, the developer of the property has already obtained building permit no. 06016-20000-03823 to build a by right eight unit apartment building at this address. REPORTS RECEIVED No Reports were received prior to the completion of the Hearing Officer s report to the City Planning Commission. SUMMARY OF PUBLIC HEARING AND COMMUNICATIONS Public Hearing An initial public hearing was held at the Marvin Braude Constituent Service Center on April 9, 2007. Approximately 20 people attended the public hearing. Approximately ten individuals submitted verbal testimony. Tom Glick, the hearing officer, gave a brief explanation of planning and zoning in the City. Ed Sanderson, a member of the City Planning Department, presented a description of the zone change and general plan amendment process and indicated that the recommendation is in response to a City Council District #4 initiated motion to address transitional density and height concerns between commercial properties on Riverside Drive and an established, single-family residential neighborhood. The initial motion called for modifying the general plan land use from Medium Residential to Low Medium Residential and the zoning from R3-1-CDO to R2-1XL-CDO for the five parcels in Subarea A only. Based on feedback obtained at the initial public hearing, the City Planning Department is recommending a zone change and general plan amendment to encompass Subarea A as well as four adjacent commercial properties (herein referred to as Subarea B). The new proposal is a more holistic approach than the initial proposed zone change and general plan amendment to address a small portion of the city that was overlooked as part of the AB-283 Citywide General Plan and Zoning Consistency Program. The recommendation respects the interests of affected property owners while establishing limitations to potential development that could negatively impact the existing, adjacent single-family neighborhood. Communications Received Communication was received from a variety of stakeholders, including the Greater Toluca Lake Neighborhood Council, City Council District #4, residents living in nearby single-family homes, and property owners directly impacted by the proposed zone change and general plan amendment. Summary of Public Hearing Testimony Comments in Favor 6 speakers Zone change and general plan amendment will help keep new development reasonably compatible with the adjacent single-family residential neighborhood Excessive traffic and parking problems already exist in the area because of high volume commercial uses such as Trader Joes. Additional Medium Density Residential construction will exacerbate current problems. There are safety concerns for pedestrians, especially children and the elderly, trying to cross streets in the area. Privacy of single-family homes would be compromised under current zoning because the subject properties could be built upon with structures up to 45 feet in height
CPC-2007-0646-GPA-ZC S-4 Using R3 zoning to transition from C2 to R1 is completely out of context Five lots were overlooked during AB-283 Citywide General Plan and Zoning Consistency Program and the proposed zone change and general plan amendment is a correction of this past error [Q] condition on the adjacent C2 should also be reduced from the existing 45 feet to 30 feet Comments in Opposition 4 speakers Proposed downzone limits the property s development potential, reducing economic return Properties are near public transit and should support higher density R3 zone density should be retained R3 zoning and medium density land use is used throughout the city as a transitional zone between commercial and single-family residential neighborhoods Some of the parcels in Subarea A are already developed or vested for Medium Density Residential. Municipal code already requires adequate parking for new multi-residential buildings and changing the zoning will not alleviate parking problems Hearing Officer Comments In the 1980s, as part of the AB-283 Citywide General Plan and Zoning Consistency Program, community wide zone and plan changes were conducted to bring zoning into consistency with the community plan. As a result of this program, a [Q] condition was added to the four parcels in Subarea B limiting the use of the properties to existing uses, parking, and to those uses allowed in the RD3-1-VL zone. However, the adjacent five parcels, designated as Subarea A, were not addressed during the AB- 283 Citywide General Plan and Zoning Consistency Program. The City Council initiated a general plan amendment and zone change to modify the general plan land use from Medium Residential to Low Medium Residential and the zoning from R3-1-CDO to R2-1XL-CDO for the five parcels in Subarea A. Subarea A consists of five parcels zoned R3-1-CDO and designated Medium Residential by the Community Plan. As shown in Table 1, the parcels are similar in size, ranging from 6,776 to 7,597 square feet. The parcels are characterized as relatively flat and all share a northern boundary with an alley abutting businesses on Riverside Drive. One lot is developed with a nine unit apartment building, one lot has a single-family home, one lot has approximately three single story units, one lot contains a four-plex, and the remaining lot is being graded for construction of an eight unit building. Subarea B consists of four parcels zoned C2-1VL-CDO and designated Neighborhood Commercial by the Community Plan. In addition, these four parcels have a [Q] condition that limits uses to existing uses, parking, or RD3-1-VL residential development. As shown in Table 1, the parcels are similar in size, ranging from 6,774 to 7,601 square feet. The parcels are characterized as relatively flat and all share a northern boundary with an alley abutting businesses on Riverside Drive. Three of the parcels are surface parking lots supporting the commercial businesses along Riverside Drive and the remaining parcel consists of two stand alone homes. Subarea A has an existing general plan land use of Medium Residential, which allows R3 zoning. R3 zoning calculates density at a rate of 800 square feet per dwelling unit. Thus, a 6,400 square foot lot zoned R3 would be allowed to have eight units. The proposed general plan amendment to Low Medium Residential allows RD1.5, RD2, RD3, RD4, RD5, RD6, and RZ. In staff s analysis of Subarea A, the density factor of one unit for every 3,000 square feet (i.e. RD3) was found to be the appropriate transitional zone between the commercial properties north on Riverside Drive and the single-family properties, zoned R1, to the south. This recommendation will correct the inconsistencies of the AB-283 Citywide General Plan and Zoning Consistency Program. In particular, the proposed zone change,
CPC-2007-0646-GPA-ZC S-5 general plan amendment, and [Q] conditions accomplish the following: Table 1. Development Characteristics ADDRESS LOT SIZE (SF) NUMBER OF EXISTING UNITS POTENTIAL UNITS BASED ON CURRENT ZONING INCREASE OR DECREASE IN UNITS BASED ON CURRENT ZONING STAFF RECOMMENDATIONS POTENTIAL UNITS BASED ON PROPOSED ZONING INCREASE IN UNITS BASED ON PROPOSED ZONING Subarea A 4439 N. Clybourn 7,138 3 8 5 2 0 Ave/4440 N. Ponca Ave 4440 N. Forman Ave. 6,776 1 8 7 2 1 4441, 4443, 4445 N. 7,597 4 9 5 2 0 Forman Ave. 4441 N. Ponca Ave. 7,053 9 8-1 2 0 4440 N. Talofa Ave. 7,053 8 8 0 2 0 Total 25 41 16 10 1 Subarea B 4438 N. Mariota Ave 6,781 0 2 2 2 2 4441 N. Mariota Ave 6,774 0 2 2 2 2 4441 N. Talofa Ave 7,051 0 2 2 2 2 4446 N. Sancola Ave 7,601 2 2 0 2 0 Total 2 8 6 8 6 1. RD3 zoning requires 3,000 square feet per dwelling unit when calculating density. Thus, a 6,000 square foot (typical size for Subareas A and B) lot zoned RD3 could accommodate two units. Therefore, the RD3 zoning allows the same number of units as the R2 zoning initially proposed by Council District No. 4 at the April 9, 2007, public meeting. 2. A comparison of buildout at current and proposed zoning (Table 1) shows that the current zoning would result in an increase in 15 residential units as compared to the proposed zoning. The increase in units could further increase traffic congestion, on-street parking problems and safety concerns, the main issues raised by neighborhood residents. 3. The proposed Low Medium Residential land use allows RD1.5, RD2, RD3, RD4, RD5, RD6, and RZ zoning. Based on the lot sizes in Subarea A, it is feasible for property owners to apply for a future zone change from RD3 to RD2 or RD1.5, allowing four to five units per parcel rather than two. However, in doing so, the property owner would be subject to a public hearing and discretionary approval, providing neighborhood residents and the Planning Department opportunities to comment on proposed projects and ultimately provide the opportunity to attach development conditions to address issues related to neighborhood compatibility and design. In addition, the future zone change process allows property owners directly impacted by the proposed RD3 zoning to seek more economic return on their property. 4. The proposed RD3 zone for Subarea A matches the residential uses allowed by the existing
CPC-2007-0646-GPA-ZC S-6 [Q] condition on the adjacent Subarea B commercial uses, thus creating symmetry across the nine parcel transition zone between Riverside Drive commercial establishments and the single-family residential neighborhood to the south. 5. Currently, all nine parcels in Subarea A and B are allowed a height up to 45 feet. The initial zone change and general plan amendment discussed on April 9, 2007, called for a height limit of 30 feet in Subarea A. The adjacent single-family homes to the south of Subareas A and B currently are permitted a height limit of 33 feet. Creating a 30 foot height district between the existing 45 foot commercial height district on Riverside Drive and the 33 foot single-family residential height district would only create more inconsistencies. Therefore, staff recommends that all nine parcels in Subareas A and B adopt a height limit of 33 feet to match the adjacent single-family residential height district. The proposed zoning of RD3 and general plan land use of Low Medium Residential for Subarea A combined with the [Q] condition restricting height to a limit of 33 feet for Subareas A and B is appropriate for the area. While the density limit will not reduce current traffic congestion, parking problems, and safety concerns, it will help keep them from getting worse. The proposed [Q] condition will help preserve the general character of the adjacent single-family neighborhood and help protect the backyard privacy of adjacent single-family homes. Staff concludes that it is appropriate to apply the RD3 zone along with the recommended [Q] condition and a general plan amendment to Low Medium Residential to achieve zoning consistency and strike an equitable solution. The recommendation is in concert with the policies of the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan.