los angeles city planning department · applicant: adel k and virginia b. el-sahn recommendation:...

Los ANGELES CITY PLANNING DEPARTMENT RECOMMENDATION REPORT

CITY PLANNING COMMISSION

DATE: February 23,2006 TIME: after 8:30 a.m.* PLACE: Marvin Braude San Fernando Valley

Constituent Service Center 6262 Van Nuys Boulevard, First Floor Conference Room Van Nuys, CA 91401

Public Hearing completed on December 19,2005. Expiration Date: February 23,2006

CASE NO. CPC 2004-4984-GPA-ZC Zone Change-General Plan Amendment Sun Valley-La Tuna Canyon Plan Area - Window 145 (North Valley) CEQA: ENV-2004-3940-MND-REC

Location: 91 00 Telfair Avenue Council District: 6 Plan Area: Sun Valley-La Tuna Canyon Canyon Neighborhood Council: Sun Valley Area Plan Land Use: Low Medium I Residential Zone: RD5-1 District Map: 195B165, 198B165 Legal Description: Lot 13, Tract 141 85

REQUEST:

1. Pursuant to Section 11.5.8 of the Municipal Code, a General Plan Amendment (Periodic Plan Review for Window No. 145, Geographic Area I ) to the Sun Valley-La Tuna Canyon Canyon Canyon Community Plan from Multifamily Low Medium I (corresponding zones: R2, RD3, RD4, RD5, and RD6) to Multifamily Low Medium II (corresponding zones: RD2 and RDI 5); and

2. Pursuant to Section 12.32 of the Municipal Code, a Zone Change from RD5-1 (Restricted Density Multiple Dwelling Zone, 5,000 square ft. minimum lot area per dwelling unit) to RDI 5-1 (Restricted Density Multiple Dwelling Zone, 1,500 square ft. minimum lot area per dwelling unit).

PROJECT:

Demolition of a single family dwelling to allow for the construction of 16 single-family dwellings, pursuant to the Small Lot Subdivision Ordinance (Ord. No. 176,354). Homes are proposed to be two and three stories in height with, 40 parking spaces for the residents (in garages) and 12 spaces for guests, on an approximately 31,064 square foot lot. (Note: A Tentative Tract Map and a Zone Variance to permit guest parking in the rear yard have yet to be filed and will require a separate public notice and hearing before the Advisory Agency, at a later date.)

APPLICANT: Adel K and Virginia B. El-Sahn

RECOMMENDATION:

1. Disapprove and recommend that the City Council deny a General Plan Amendment (from Low Medium I Residential to Low Medium II Residential ) to the Sun Valley-La Tuna Canyon Canyon Canyon Community Plan for the subject property;

2. Disapprove and Recommend that the City Council deny the requested Zone Change from RD5-1 to RDI .5; 3. Approve and Recommend that City Council adopt a Zone Change from RD5-1 to (T)(Q) RD3-1; 4. Approve Mitigated Negative Declaration ENV-2004-3940-MND-REC, as revised herein; 5. Adopt the attached Findings; 6. Advise the applicant that time limits for effectuation of a zone in the T" Tentative or "Q" Qualified classification are

specified in Section 12.32 G of the LAMC. Conditions must be satisfied prior to the issuance of building permits and, that the (T) Tentative classification be removed in the manner indicated on the attached page;

7. Advise the applicant that, pursuant to California State Public Resources Code Section 21 081.6, the City Shall monitor or require evidence that 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.

8. Advise the applicant that pursuant to State Fish and Game Code Section 71 1.4, a Fish and Game Fee and/or Certificate of Fee Exemption is now required to be submitted the Co of Determination (NOD) filing.

Mark Winogrond Interim Director -z>- i;a ~~ Dan Scott, Principal City Planner

Attachments Conditions Findings Staff Report Exhibits

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, Room 532, City Hall, 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 to the Commissioners 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 its programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids andlor other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1300.

C PC-2004-4984-G PA-ZC T-1

CONDITIONS FOR EFFECTUATING "T" TENTATIVE CLASSIFICATION REMOVAL

Pursuant to Los Angeles Municipal Code Section 12.32 G, the "T" Tentative Classification shall be removed by the recordation of a final parcel map or tract map or by posting of guarantees through the B-permit process of the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approvals or guarantees provided to the Department of City Planning for attachment to the subject City Plan Case file.

Dedication(s) and Improvements. 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).

1. As part of early consultation, plan review, and/or project permit review, the applicantldeveloper shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicantideveloper.

2. Prior to issuance of sign-offs for final site plan approval and/or project permits by the Department of City Planning, the applicantideveloper shall provide written verification to the Department of City Planning from the responsible agency acknowledging the agency's consultation with the applicantldeveloper. The required dedications and improvements may necessitate redesign of the project. Any changes to the project design required by a public agency shall be documented in writing and submitted for review by the Department of City Planning, Plan Approvals Unit.

Street Dedication and Improvements.

Telfair Avenue (Collector Street).

Dedication Required. A two-foot wide strip of land along the property frontage to complete a 32-foot half right-of-way in accordance with Collector Street standards, and a 2-foot wide sidewalk easement along the property at the driveways to comply with the Americans with Disabilities Act requirements.

Improvements Required. Construct additional surfacing to join the existing improvements to provide a 22-foot half roadway in accordance with Collector Street standards, including asphalt pavement, integral concrete curb, 2-foot gutter and a 10-foot width concrete sidewalk (or a 5- foot sidewalk within a 10-foot landscaped parkway) together with suitable transitions offsite to join the existing improvements.

Street Lishting. To the satisfaction of the Bureau of Street Lighting, if new or relocated street light(s) are required, the property within the boundary of the development shall be formed or annexed into a Street Lighting Maintenance Assessment District prior to final recordation or issuance of the certificate of occupancy.

Street Trees. Install tree wells with root barriers and plant street trees satisfactory to the City

Engineer and the Street Tree Division (213) 847-0833 of the Bureau of Street Services.

CPC-2004-4984-GPA-ZC T-2

paid in full at the Development Services Division office.

Sewers. Sewers exist adjacent to the property. Extension of the &inch house connection laterals to the project will be required. All Sewerage Facilities Charges and Bonded Sewer Fees are to be paid prior to obtaining a building permit. to the satisfaction of the City Engineer.

The Bureau of Sanitation may need to investigate the public sewers for sufficient capacity to facilitate the proposed development. Submit a request to the Public Counter of the Valley District Office of the Bureau of Engineering (818) 374-5090.

ParkinsIDrivewav Plan. Submit a parking and driveway plan, that incorporates design features that shall reduce accidents, to the Valley District Office of the Bureau of Engineering and the Department of Transportation for approval.

&. The requirements 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:

a. Fire lanes, where required, shall be a minimum of 20 feet in width;

b. All structures shall be within 300 feet of an approved fire hydrant;

c. 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.

Recreation and Parks DedicationJFee. Per Section 12.33 of the Los Angeles Municipal Code, the applicant shall dedicate land for park or recreational purposes or pay the applicable Recreation and Park fees to the satisfaction of the Department of City Planning and the Department of Recreation and Parks.

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 tot he Planning Department for approval before being recorded. After recordation, a copy bearing the recorder's number and date must be given to the Planning Department for attachment to the subject file.

Notice. If conditions dictate, connections to the public sewer system may be postponed until adequate capacity is available.

Notice. Certificates of Occupancies 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.

Notice. Prior to the 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

(Q) CONDITIONS OF APPROVAL

Pursuant to Section 12.32.G of the Los Angeles Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the " Q Qualified classification.

Entitlement Conditions

Use. The use of the property shall be limited a maximum 10 unit Small Lot subdivision (pursuant to Ord. No. 176,354) in the RD3-1 zone.

Site Plan. Prior to the issuance of anv permits for the subject project, a detailed site plan shall be submitted for review and approval by the Department of City Planning for verification of compliance with the imposed conditions. Minor deviations may be allowed in order to comply with provisions of the Municipal Code, the subject conditions, and the intent of the subject permit authorization.

Environmental Conditions

Aesthetics

3. Graffiti. The owners shall maintain the subject property clean and free of debris and rubbish and to promptly remove any graffiti from the walls, pursuant to Municipal Code Sections 91.8101-F, 91.8904-1 and 91.1707-E. Exterior walls of new commercial and residential buildings of other than glass may be covered with clinging vines, screened by oleander trees or similar vegetation capable of covering or screening entire walls up to heights of at least 9- feet, excluding windows and signs.

4. Lighting. All outdoor lighting shall be designed, directed, and installed with shielding so that the light source cannot be seen directly by the adjacent residential areas. This condition does not preclude the installation of low-level security lighting.

Air Quality

5. Air Pollution (Stationary). Prior to the issuance of the Certificate of Occupancy, the applicant shall install an air filtration system(s) (in each of the 26 apartments) that is capable of removing 99.97% of all airborne contaminants at 0.3 microns in order to reduce the effects of the diminished air quality effects on occupants of the project.

6. Construction (Air Quality).

a. 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.

b. The owner or contractor shall maintain the construction area sufficiently dampened to control dust caused by grading, construction and hauling, and at all times provide reasonable control of dust caused by wind.

c. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.

d. All materials transported off-site shall be either sufficiently watered or securely covered to prevent the generation of excessive amounts of dust.

e. All clearing, grading, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent the generation of excessive amounts of dust.

f. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.

7. Objectionable Odors (Trash Receptacles). Trash receptacles shall be located in an enclosed and roofed structure at the rear of the property to the satisfaction of the Planning Department.

Biological Resources.

8. Tree Removal (Non-Oaks). Prior to the issuance of a grading permit, a plot plan shall be prepared by a reputable tree expert, indicating the location, size, type, and condition of all existing trees on the site, and shall be submitted for approval to the Department of City Planning and the Street Tree Division of the Bureau of Street Services. All trees in the public right-of-way shall comply with the current standards of the Street Tree Division. The plan shall contain measures recommended by the tree expert for the preservation of as many trees as possible. Tree replacement by 24-inch box trees in the parkway and on the site, on a 1:l basis, shall be required for the unavoidable loss of desirable trees on the site, and to the satisfaction of the Street Tree Division of the Bureau of Street Services and the City Planning Department. (Note: Removal of all trees in the public right-of-way shall require approval of the Board of Public Works. Contact the Street Tree Division at 213-485-5675).

Geology and Soils.

9. Seismic. The design and construction of the project shall conform to the Uniform Building Code seismic standards as approved by the Department of Building and Safety.

10. Construction (Grading). Grading, excavations and fills shall comply with Chapter IX, Division 70 of the Municipal Code. All grading activities require shall receive grading permits from the Department of Building and Safety. Additional provisions are required for grading activities within "hillside" areas. The application of Best Management Practices shall include but not be limited to the following measures:

a. Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April I ) , construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity.

b. Appropriate erosion control and drainage devices shall be incorporated to the satisfaction of the Building and Safety Department, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned.

c. Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting.

11. General Construction.

a. 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 and wastes shall be removed to an appropriate landfill. Toxic wastes shall be discarded at a licensed regulated disposal site.

b. Clean up leaks, drips and spills immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains.

c. Do not hose down pavement at material spills. Use dry cleanup methods whenever possible.

d. Cover and maintain dumpsters. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting.

e. Use gravel approaches where truck traffic is frequent to reduce soil compaction and limit the tracking of sediment into streets.

f. Conduct all vehiclelequipment maintenance, repair, and washing away from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop clothes to catch drips and spills.

Hazards and Hazardous Materials.

12. Asbestos Containing Materials. Prior to the issuance of the demolition permit, the applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant that no asbestos containing materials are present in the building. If asbestos containing materials are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other state and federal rules and regulations.

Hydrology and Water Quality.

13. Stormwater and Urban Runoff Pollution Control. The project shall comply with the following:

a. Ordinance Nos. 172,176 and 173,494 (Stormwater and Urban Runoff Pollution Control), which require the application of Best Management Practices (BMPs).

b. Chapter IX, Division 70 of the Municipal Code, which addresses grading, excavations, and fills.

c. The Standard Urban Stormwater Mitigation Plan (SUSMP) approved by the Los Angeles Regional Water Quality Control Board (A copy of the SUSMP can be downloaded at http:l/www.swrcb.ca.q0v/wqcb4/).

d. Applicable requirements associated with the National Pollutant Discharge Elimination System Permit regulations. The developer shall file a Notice of Intent (NOI) with the State Water Resources Control Board prior to the issuance of any

building or grading permits. A General Permit for Stormwater Discharge shall be obtained from the Southern California Regional Water Quality Board, in accordance with NO1 instructions.

e. Stormwater BMPs shall be incorporated to retain or treat the runoff from a storm event producing 314 inch of rainfall in a 24 hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook Part B Planning Activities. A signed certificate shall be required from a California licensed civil engineer or licensed architect that the proposed BMPs comply with this numerical threshold standard.

f. A Stormwater Pollution Prevention Plan shall be prepared by a California licensed civil engineer or licensed architect, to the satisfaction of the Stormwater Management Division of the Bureau of Sanitation, that shall include the following:

1. Identifies the sources of sediments and other pollutants that affect the quality of storm water discharge;

2) A monitoring program and reporting plan for the construction period.

The Stormwater Pollution Prevention Plan shall be retained at the construction site.

g- Appropriate erosion control and drainage devices shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code.

h. Any connection to the sanitary sewer shall be required to receive authorization by the Bureau of Sanitation.

i. All storm drain inlets and catch basins within the project area shall be stenciled with prohibitive language (such as "NO DUMPING - DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping.

j. The owner shall record a covenant and agreement satisfactory to the Planning Department binding the owners to post construction maintenance on the structural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and/or per manufacturer's instructions.

k. Design an efficient irrigation system to minimize runoff including: (1) drip irrigation for shrubs to limit excessive spray; (2) shutoff devices to prevent irrigation after significant precipitation; and (3) flow reducers.

Noise.

14. Construction (Noise). The project shall comply with the City of Los Angeles Noise Ordinance Nos. 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.

a. 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.

b. Construction activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously that causes high noise levels.

c. The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices.

d. The project sponsor shall comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, to insure an acceptable interior noise environment.

15. Parking Wall. A 6 to 8-foot in height solid decorative masonry wall shall be constructed adjacent to residences if no such wall exists.

Population and Housing.

16. Density. Density shall be limited to ten (10) dwelling units.

17. Displacement Housing (Less Than 10 Units). The developer shall comply with all tenant relocation assistance requirements of the Municipal Code, and the following measures:

a. All occupants shall be given a minimum 180-dav written notice of termination of tenancy and no tenant shall be required to move because of the proposed demolition for a period of 180 days after the decision. Relocation assistance shall be provided to the tenants satisfactory to the Planning Department and Department of Housing.

Public Services.

18. Fire. The requirements 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:

a. Fire lanes, where required;, shall be a minimum of 20 feet in width;

b. All structures shall be be within 300 feet of an approved fire hydrant;

c. Entrances or exits 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.

19. Schools.

a. The developer and contractors shall maintain ongoing contact with the administrator of the Richard E. Bvrd Middle School. The administrative offices shall be contacted when demolition, grading and construction activity begin on the project site so that students and their parents will know when such activities are to occur.

b. The developer shall obtain school walk and bus routes to the schools from either the administrators or from the Los Angeles Unified School District's Transportation Branch (phone: 323-227-4400) and guarantee that safe and convenient pedestrian and bus routes to the school be maintained.

c. The developer shall install appropriate traffic signs around the site to ensure pedestrian and vehicle safety.

d. Haul route scheduling shall be sequenced to minimize conflicts with pedestrians, school buses, and cars at the arrival and dismissal times of the school day. Haul route trucks shall not be routed past the school during periods when school is in session, especially when students are arriving or departing from the campus.

e. There shall be no staging or parking of construction vehicles, including vehicles to transport workers on any of the streets adjacent to the school.

f. Due to noise impacts on the schools, no construction vehicles or haul trucks may be staged or idled on streets adjacent to the school during school hours.

g- Fences shall be constructed around the site to minimize trespassing, vandalism, short-cut attractions and attractive nuisances.

20. Street Improvements. The project shall comply with the Bureau of Engineering's requirements for street dedications and improvements that will reduce traffic impacts in direct portion to those caused by the proposed project's implementation.

Transportation and Circulation.

Safety Hazards. Submit a parking and driveway plan, that incorporates design features that shall reduce accidents, to the Bureau of Engineering and the Department of Transportation for approval.

ParkingIDriveway Plan. Submit a parking and driveway plan to the Bureau of Engineering and the Department of Transportation for approval that shall provide Code required emergency access.

Other Conditions

Posting of Construction Activities. The adjacent residents shall be given regular notification of major construction activities and their duration. A visible and readable (at a distance of 50- feet) sign shall be posted on the construction site identifying a telephone number for inquiring about the construction process and to register complaints. To better serve area residents, text on this siqn shall be provided in both Enqlish and Spanish.

Administrative Conditions

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 Department of City Planning for placement in the subject file.

Code Compliance. Area, height and use regulations of the zone classification of the subject property shall be complied with, except where herein conditions are varied.

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 assigns. The agreement shall be submitted to the Department of City Planning for approval before being recorded. After recordation, a copy bearing the Recorder's number and date shall be provided to the Department of City Planning for attachment to the file.

Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, publicoffices, legislation or their successors, designees or amendment to any legislation.

Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning and any designated agency, or the agency's successor and in accordance with any stated laws or regulations, or any amendments thereto.

Building Plans. Page 1 of the grant and all the conditions of approval shall be printed on the building plans submitted to the Department of City Planning and the Department of Building and Safety.

CPC 2004-4984-GPA-ZC

FINDINGS

Page F-I

1. General Plan Land Use Designation. The subject property is located within the Sun Valley- La Tuna Canyon Canyon Plan area, which was adopted by the City Council on August 13, 1999 (City Plan Case No. 97-0046 CPU). The Plan Map designates the subject property as Low Medium I Residential (corresponding zones: R2, RD3, RD4, RD5 and RD6). The property is currently zoned RD5-1, which would allow for a maximum of 6 dwelling units. The applicants have requested a general plan amendment from Low Medium I to Low Medium II Residential (which corresponds to the RD2 and RDI .5 zones), and a Zone Change from RD5-1 to RDI .5. The requested zone change from RD5-1 to RDI 5-1 IS NOT CONSISTENT with the existing land use designation on the community plan map and IS NOT in substantial conformance with the purposes, intent and provisions of the General Plan as reflected in the adopted Community Plan.

2. General Plan Text. The Sun Valley-La Tuna Canyon Canyon Community Plan text contains the following relevant land use goals, objectives and polices pertaining to residential development in the community plan area:

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 201 0.

Policy 1-1 . I Designate land for single and multi-family residential development.

Program: The Plan Map identifies specific areas where sinale familv and multi-familv residential development is permitted.

The project site is an approximate 31,064 square foot lot that is currently designated Low Medium I Residential, zoned RD5-1 and developed with a single family residence. The Low Medium I Residential designation allows for the following zones: R2 (2,500 sq. ft. minimum lot area per dwelling unit), RD3 (3,000 sq. ft. minimum lot area per dwelling unit), RD4 (4,000 sq. ft. minimum lot area per dwelling unit), RD5 (5,000 sq. ft. minimum lot area per dwelling unit) and RD6 (6,000 sq. ft. minimum lot area per dwelling unit).

Policies 1-1.2 Protect existing single family residential neighborhoods from encroachment by higher density residential and other incompatible uses.

Program: The Plan Map identifies areas 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.

As currently planned and zoned, the subject site and the two abutting properties (zoned RD3- 1 on the northwest and RD5-1 on the southeast) provide a transitional area between the existing single-family homes across from the subject site on Telfair Avenue (which are Planned Low Residential and are zoned RA-1 (Suburban Zone with a minimum lot area per dwelling unit 17,500 square feet). and the higher density residential developments along Allegheny Street (planned Medium Density Multifamily Residential and zoned R3-I) and the industrial properties (planned Limited Industrial and zoned m[Q] MI- I ) properties located along Wicks Street.

CPC 2004-4984-GPA-ZC Page F-2

Policy 1-1.4 The City should promote neighborhood preservation in existing residential neighborhoods.

Program: Residential land use cateaories. zone chanaes, subdivisions, parcel maps, variances; conditional uses, specific plans, and community and neighborhood revitalization programs for residential projects shall be consistent with Plan recommendations.

The recommendation to disapprove the requested General Plan Amendment (from Low Medium I Residential to Low Medium II Residential) and to disapprove the request Zone Change from RD5-1 to RDI .5 is in conformance with the objectives, policies and progarms of the adopted Sun Valley-La Tuna Canyon Canyon Community Plan (which is a portion of the land use element of the City's General Plan).

Objective 1-3. To preserve and enhance the varied and distinct residential character and integrity of existing single and multi-family neighborhoods.

Policy 1-3.1 Consider factors such as neighborhood character and identity, compatibility of land uses, im~acts on livabilitv, impacts on services and ~ubl ic facilities, impacts on traffic levels, and environmental impacts when changes in residential densities are proposed.

Program: The decision maker should adopt a findina which address these factors as part of any decision relatinu to chanses in planned residential densities.

Chief among the Community Plan's goals relative to residential land uses is the preservation of low-density, single-family areas. Simply, single-family residential neighborhoods should be protected from encroachment by incompatible uses.

The Environmental Review Section of the Department of City Planning has determined that the previously issued Mitigated Negative Declaration (ENV-2004-3940-MND-REC) still addresses all areas of potential environmental impacts due to the proposed project and provides mitigation measures for environmental factors that are potentially significant, including a mitigation measure that requires the applicant to pay Parks or Recreational Facilities fees. However, as the proposed project, 16 single-family dwellings (pursuant to the Small lot Subdivision Ordinance, Ord. No. 176,354) which range from 3-bedroom 2-bathroom units to as large as 4-bedroom 4-bathroom DOES NOT provide any useable open space it is uncertain where children of the future homeowners will play.

3. Charter Findings - City Charter Sections 556 and 558.

The requested General Plan Amendment on the subject property from Low Medium I Residential to Low Medium I1 Residential DOES NOT COMPLY with Charter Section 556 and 558 in that the proposed plan amendment IS NOT IN CONFORMANCE with the objectives, policies and programs of the adopted Sun Valley-La Tuna Canyon Canyon Community Plan. Further, a plan amendment on the subject site would not advance the objectives of the community plan because it would (by allowing for a development that is not consistent with the existing densities immediately surrounding the site) defeat an overall goal of the plan to provide a buffer (e.g., a transitional zone) between existing single-family uses and higher density residential developments and other incompatible uses.

CPC 2004-4984-G PA-ZC Page F-3

In accordance with Charter Section 558 (b)(2), the recommended action to amend the land use designation on the subject property from Low Medium I Residential to Low Medium II Residential is not in conformance with the public necessity, convenience, general welfare and good zoning practice in that the proposed plan amendment will allow for development that is inconsistent with the intent of the General Plan and the character fo the surrounding area.

Zone Change Findings.

Pursuant to Section 12.32.C.7 of the Municipal Code, and based on these findings, the recommended action to DISAPPROVE the requested zone change from RD5-1 to RDI .5 and to instead RECOMMEND APPROVAL of a zone change from RD5-1 to RD3-1 is deemed consistent with public necessity, convenience, general welfare and good zoning practice.

The subject site is a 31,064 square foot parcel. The current RD5-1 zoning for this parcel would allow for (without any density bonuses) a maximum total of 6 dwelling units. The recommended Zone Change to RD3-1 would allow for a total of 10 units (without any density bonuses) on the parcel and would be consistent with the Low Medium I Residential land use designation of the Community Plan.

The Transportation Element of the General Plan may be affected by the recommended action herein. However, any necessary dedication and/or improvement of adjacent streets to Plan designated street standards will assure compliance with this Element of the General Plan and with the City's street improvement standards pursuant to Municipal Code Section 17.05.

The Sewerage Facilities Element of the General Plan may 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.

Street Lights. Any City required installation or upgrading of street lights is necessary to complete the City street improvement system so as to increase night safety along the streets which adjoin the subject property.

Environmental. The Environmental Review Section of the Department of City Planning determined in a letter dated December 1, 2005 (see Exhibit E-6) that the previously issued Mitigated Negative Declaration (ENV-2004-3940-MND-REC) still addresses all areas of potential environmental impacts of the revised project. Therefor, for the reasons set forth in Proposed Mitigated Negative Declaration No. ENV-2004-3940-MND-REC, the project, as conditioned herein, will not have a significant effect on the environment.

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 71 1.2. The project qualified for the De Minimus Exemption from Fish and Game Fees (AB3158).

CPC-2004-4984-G PA-ZC

STAFF REPORT

Subject Property

Existing Land Use: Single Family Residence Plan Land Use: Low Medium I Residential Existing Zone: RD5-1 Site Net Area: 31,064 square feet (0.71 acres)

Surrounding Land Use and Zoning

The subject property is abutted by multi-family residential developments zoned RD3-1 (Restricted Density Multiple Dwelling Zone, minimum 3,000 square feet of lot area per dwelling unit) and RD5- 1 (Restricted Density Multiple Dwelling Zone, minimum 5,000 square feet of lot area per dwelling unit), respectively. These abutting properties are developed with condominiums. Single-family homes (which are Planned Low Residential and are zoned RA-1, Suburban Zone with a minimum lot area per dwelling unit 17,500 square feet are located across from the subject site on Telfair Avenue. Also of note is theRichard E. Byrd Middle School which is located less than 500-feet northwest of the subject site, and several new single-family homes in the (T)(Q)Rl-1 zone, located southeast of the subject site.

Street Classification

Telfair Avenue adjoining the subject site is a Collector street which is dedicated and improved to a variable width of between 60 and 62 feet and improved with curb, gutter, and sidewalk.

Prior Relevant Cases

CPC-1986-822. AB-283 Program. General PlanIZone Consistency updates were adopted to bring zoning into consistency with the Sun Valley-La Tuna Canyon Community Plan.

Reports Received

An inter-departmental correspondence dated November 3, 2004 from the Bureau of Engineering (a part of the file) was consulted regarding the project's required street dedications and improvements on Telfair Avenue. No other reports were received from other City agencies prior to the completion of the Hearing Officer's recommendation report.

SUMMARY OF PUBLIC HEARING AND COMMUNICATIONS

Hearing

The public hearing on this matter was held at Marvin Braude San Fernando Valley Constituent Service Center, 6262 Van Nuys Boulevard, First Floor Conference Room on Monday, December 19, 2005.

1. Present: Approximately seven (7) persons attended. 2. Five (5) persons spoke regarding the proposed project.

Speakers: Three (3) in support; two (2) in opposition; zero (0 ) either gave no position or had

CPC-2004-4984-GPA-ZC

general comments.

Summary of Public Hearing Testimony

Jim Dantona representative from Council District 6 spoke in support of the project.

Dwight Steinert (Planning Associates, Inc.) represented the applicant and briefly outlined the project.

Summarv of Points in Favor:

The project will provide much needed housing The project will provide approximately 3.2 parking spaces per unit.

Summarv of Points in Opposition:

concern was expressed regarding overcrowding Project should be built to current zoning (6 units) but not more than (10 units)

General Comments:

The project is designed to resemble small homes people parking in front of driveways is already a problem

Communications Received

1. Two petitions one with one-hundred-thirteen (1 13) signatures and one with ninety-three (93) signatures (superceded by larger petition) were received from the Concerned Citizens Opposed to re-zonina the 91 00 N. Telfair Avenue Property (Exhibit E-6)

Hearing Officer Comments

As outlined above, the requested General Plan Amendment and Zone Change is NOT CONSISTENT with the objectives, goals and policies of the Sun Valley-La Tuna Canyon Community Plan. While there is no question that almost any new development on the site would be an improvement from the existing hodgepodge of chickens and junk cars, new development should be consistent with the stated objectives of the Community Plan (which is a portion of the City's General Plan Land Use Element).

Further there is an undeniable need for new (affordable) housing, especially for larger families with children, and the Small Lot Subdivision Ordinance supports that goal. However, the proposed project fails to provide any usable open space. As such, the recommended reduction in the number of proposed dwelling units (i.e., the recommended Zone Change from RD5-1 to RD3-I), will allow the applicant to revise his proposed project and remedy this problem.

Description of Exhibits

Exhibit E-I : Exhibit E-2: Exhibit E-3: Exhibit €4: Exhibit E-5: Exhibit E-6:

Exhibit E-7: Exhibit E-8:

Vicinity Map Radius Map Plot Plan Exterior Elevations Applicant's Findings Petition from Concerned Citizens Apposed to re-zoning the 91 00 N. Telfair Avenue Propertv ENV-2004-3940-MND-REC Photos

EXHIBIT E-I VICINITY MAP

SITE: 91 00 TELFAIR AVENUE cpc 2 8 [) 4 PLANNING ASSOCIATES, INC. 4040 VINELAND AVENUE #I08

STUDIO CITY CA 91 604 (81 8) 487-6767

I I EXISTING - ZONING SCALE :

-. ZONE BOUNDARY LINE I GILBERT CASTRO ( 626 ) 441 - 1080

I DATE : 06- 22-04

EXHIBIT E-2

EXHIBIT E-3

9100 N. Telfair Avenue 9013 N. Telfair Avenue

Sun Valley

Application for General Plan AmendmentRone Change

Exemption from Site Plan Review

EXHIBIT E-5 Proiect Descri~t ion

The applicant proposes to construct 16 for-sale single-family units in conformance with the Small Lot Subdivision Ordinance No. 176,354 (effective January 31,2005), which permits detached for-sale small lot subdivisions in the RD1.5 Zone pursuant to L.A.M.C. Section 12.22.C.27. The proposed project provides a total of 50 parking spaces, which allows 40 parking spaces for the 16 single-family dwelling units and 10 guest parking spaces.

The proposed site is an approximate 31,064-square foot lot fronting on North Telfair Avenue. The subject property is situated approximately 144 feet south of Allegheny Street and approximately31 6 feet north of Wicks Street. Currently, the subject property is zoned RD5-1, and the General Plan designation is Low Medium I Residential.

Historically, the subject property and surrounding area have been used for affordable housing. The subject property was developed with a single family dwelling in 1947, presumably in response to the need for post-war housing in the San Fernando Valley area. The existing four- bedroom, 2,175 square-foot single-family dwelling shares the subject property with eight parked cars, chickens and roosters, and overgrown brush and foliage.

The proposed development would enhance the surrounding residential neighborhood, while responding to population growth and the subsequent well-documented demand for single- family housing in the San Fernando Valley.

The applicant's request for 16 for-sale single family units is designed as follows:

Four A-units that are three-stories in height with four bedrooms, four baths, and a three car garage (approximately 1,920 sq. ft.);

Four A1 -units that are two-stories in height with three bedrooms, two baths, and a two car garage (approximately 1,360 sq. ft.);

Four B-units that are two-stories in height with three bedrooms, three baths, and a three car garage (approximately 1,230 sq. ft.); and

Four C-units that are three-stories in height with three bedrooms, 2% baths, and a two car garage (approximately 1,450 sq. ft.).

EXHIBIT " A 9100 and 9013 North Telfair Avenue Application for General Plan AmendmentJZone Change Exemption from Site Plan Review

Page 2

The applicant is preparing an application for a tentative tract map and Zone Variance pursuant to Code Section 12.27 to allow guest parking spaces in the rear portion of the property without a 5 foot rear yard setback as required by Code Section 12.22.C.27(e).

The project would require an amendment to the General Plan to change the land use designation from Low Medium I Residential density to Low Medium II Residential density with a corresponding Zone Change on the property from RD5-1 to RDI .5 and an exemption from Site Plan Review.

FINDINGS FOR GENERAL PLAN AMENDMENT AND ZONE CHANGE/ ADDITIONAL INFORMATION

Public Necessitv. General Welfare, and Good Plannina Practice

The subject property is a single lot improved with one single-family residence constructed in 1947. Presumably, the residence was constructed in response to the need for affordable housing in the post-World War II era when major subdivision activity occurred in the San Fernando Valley area. Since that time, the San Fernando Valley has changed dramatically from a sleepy bedroom community to an area of viable residential, commercial, and industrial uses. The Sun Valley community, where the subject property is located, has grown to become the Northeast Valley's industrial base. The highest concentration of mineral processing facilities in the City are located in the Sun Valley community, thereby providing a wealth of employment opportunities for community residents and the region as a whole.

Presently, the single-family residence located on the subject property no longer provides the best and highest use of the land. The existing single-family residence is surrounded by multiple-family residential uses on either side. The surrounding neighborhood is a mix of single- and multiple-family residential dwelling units.

Good planning practice, public necessity, and the responsibility to provide for the community's general welfare create a convergence of compelling reasons as to why this lot should be redeveloped with 16 for-sale, detached single-family residential units. Ordinance No. 176,354, effective January31,2005, permits detached for-sale small lot subdivisions in the RD1.5 Zone to encourage the provision of single-family housing on a Citywide basis. Furthermore, The Sun Valley-LaTuna Canyon Community Plan (adopted August 13,1999) documents the need for affordable housing and proposes that land be allocated for a variety of residential densities. Furthermore, the Plan promotes the development of adequate housing choices to meet the diverse economic and physical needs of existing residents as well as the projected population. The proposed project responds to the Community Plan by preserving and enhancing the positive characteristics of the existing residential neighborhood while providing a compatible new housing opportunity. The proposed project facilitates the

EXHIBIT " A 9100 and 9013 North Telfair Avenue Application for General Plan AmendmentlZone Change Exemption from Site Plan Review

implementation of Ordinance No. 176,354 and the Community Plan by offering 16 much needed, detached single-family units in an area designated by the Community Plan for multiple-family residential use.

The proposed development conforms to the Community Plan by proposing to locate a higher residential density adjacent to transit-convenient locations. The proposed project site lies within 1,000 feet of Sheldon Street, which is a secondary highway. The proposed project site is in close proximity to the Hollywood Freeway (Highway 170), the Golden State Freeway (Interstate 5), and San Fernando Valley Road (Major Highway Class 11). The Foothill Freeway (Interstate 21 0) also transverses the Community Plan area. The proposed site is proximal to Los Angeles County Metropolitan Transportation Authority (MIA) routes, as well as a Metrolink Station located at 8360 San Fernando Valley Road. The proposed project site is also in close proximity to the Bob Hope (formerly Burbank-Glendale-Pasadena) Airport and Whiteman Airpark. No negative traffic impacts are anticipated as a result of the proposed development.

The landscaping and architectural design of the proposed project respond to good planning practices, public necessity, and the general welfare of the community. The proposed project conforms with the Sun Valley-La Tuna Canyon Community Plan by protecting the character and scale of the existing residential neighborhood through the use of architectural compatibility, design guidelines, and landscaping. The proposed project promotes an architectural design that enhances quality-of-life, living conditions, and neighborhood pride. The proposed 16 single-family detached units are attractively designed with landscape and hardscape features that will enhance the surrounding neighborhood. The proposed project will utilize attractive building materials, and open space areas will be landscaped with trees, plants and shrubs. Turf blockwill be utilized throughout the project to enhance the appearance of open space. The trash area will be located in the rearof the building and will be adequately screened from view.

The proposed for-sale, single-family units are adjacent to and compatible with existing industrial and commercial uses, services, public facilities, and recreational uses in the Sun Valley-La Tuna Canyon Community Plan area. The proposed project offers housing opportunities for persons employed in the community, and in particular responds to housing needs for those employed in the community's substantial industrial sector. Furthermore, the proposed development offers housing opportunities to families with children, which is significant given the proximity of the proposed development to Byrd Middle School (located on Telfair Avenue and Sheldon Street) and Fernangeles Elementary School (located on Art Street and Oneida Avenue). In addition, recreational opportunities are provided by nearby equestrian facilities and Hansen Dam Park.

No negative environmental impacts are anticipated as a result of the proposed development. The proposed project will not have any impacts or adverse effects on hillside and mountainous

Page 3

CPC 2 0 0 4 4 9 8 4

EXHIBIT "A" 91 00 and 901 3 North Telfair Avenue Application for General Plan ArnendmenffZone Change Exemption from Site Plan Review

Page 4

areas in the Community Plan area. Furthermore, the proposed project will have noadverse effect on equestrian uses in the Community Plan area.

The Housing Element of the General Plan encourages the development all housing types, particularly single-family housing, because it is in high demand. The subject General Plan Amendment and Zone Change ensures that the subject property will be developed to its highest and best use and will contribute toward increasing the City's single-family housing stock.

Therefore, the granting of the General Plan Amendment and Zone Change will be in conformance with the intent and purpose of the General Plan of the City of Los Angeles.

FINDINGS FOR EXEMPTION FROM SITE PLAN REVIEW

1. The project complies with all applicable provisions of this Code and any applicable Specific Plan.

The applicant is requesting an amendment to the General Plan to change the land use designation of the subject property from Low Medium I to Low Medium II Residential density and a Zone Change from RD5-1 to RD1.5 to construct 16 for-sale single-family units in conformance with the Small Lot Subdivision Ordinance No. 176,354. The Small Lot Subdivision Ordinance, which became effective January31,2005, permits detached for-sale small lot subdivisions in the RD1.5 Zone pursuant to L.A.M.C. Section 12.22.C.27. The proposed project provides a total of 50 parking spaces, which allows 40 parking spaces for the 16 single-family dwelling units and 10 guest parking spaces. The City would benefit from the proposed Zone Change, because the proposed 16 for-sale, single-family unit development responds to the City's lack of single-family housing stock.

The applicant is preparing an application for a tentative tract map and Zone Variance pursuant to Code Section 12.27 to allow guest parking spaces in the rear portion of the property without a 5 foot rear yard setback as required by L.A.M.C. Section 12.22.C.27(e).

The proposed development will meet all other applicable requirements of L.A.M.C. Section 12.22.C.27, which permits detached for-sale small lot subdivisions in the RD1.5 Zone.

The subject property is not situated within any geographically specific plan area.

Therefore, with approval of the Zone Change, the subject project complies with all

EXHIBIT "A" 9100 and 901 3 North Telfair Avenue Application for General Plan AmendmenUZone Change Exemption from Site Plan Review

applicable provisions of the L.A.M.C. with respect to Planning and Zoning.

2. The project is consistent with the General Plan.

The project site is located within the Sun Valley-La Tuna Canyon Community Plan area which designates the property as Low Medium I Residential density. The proposed development would require an amendment to the General Plan to change the land use designation to Low Medium II Residential density. The proposed change in land use designation promotes the implementation of the Community Plan by offering 16 detached single-family residential units on land that the Community Plan currently designates for multiple-family residential use. The Sun Valley-La Tuna Canyon Community Plan documents the need for single- and multiple-family residential housing and contains language calling for land to be allocated for a variety of residential densities.

The Community Plan states (Objectives of the Plan):

"Designate land for single and multi-family residential development. "

"Promote greater individual choice in type, quality, and location of housing."

The proposed project encourages the use of land for single-family housing and promotes greater individual choice in the type, quality, and location of housing by implementing Ordinance No. 176,354 which became effective in January 2005 to permit detached for-sale small lot subdivisions in the RD1.5 Zone.

Furthermore, the following goal is stated in the Community Plan (Purpose of the Community Plan):

"Preserving and enhancing the positive characteristics of existing residential neighborhoods while providing a variety of compatible new housing opportunities. "

The single-family residence currently located on the subject property no longer provides the best use of the land. The existing 2,175 square-foot single-family dwelling shares the subject propetty with eight parked cars, chickens and roosters, overgrown brush and foliage, and is surrounded by multiple-family uses on either side. The proposed 16 unit for-sale small lot subdivision would enhance the surrounding neighborhood, which is a mixof single- and multiple-family residential dwelling units.

Page 5

EXHIBIT "An 91 00 and 9013 North Telfair Avenue Application for General Plan AmendmentlZone Change Exemption from Site Plan Review

Page 6

The proposed project conforms to the Community Plan (Residential Land Use Policies and Programs) by considering.. .

". . .factors such as neighborhood character and identity, compatibility of land uses, impacts on livability, impacts on services and public facilities, impacts on traffic levels, and environmental impacts when changes in residential densities are proposed. "

The proposed project offers an opportunity to provide housing for persons employed in the community, and responds to housing needs for persons employed in the Community's substantial industrial sector. It is significant that the proposed project offers housing opportunities to families with children, given the proximity of the proposed development to neighborhood elementary and middle schools. The proposed project is adjacent to and compatible with existing industrial and commercial uses, services, public facilities and recreational uses in the Community Plan area. Recreational opportunities are provided by nearby equestrian facilities and Hansen Dam Park.

The proposed project conforms to the Community Plan (Residential Land Use Policies and Programs) by proposing to locate a higher residential density adjacent to transit convenient locations. The proposed project is in proximity to the Hollywood, Golden State, and Foothill Freeways. The proposed site is proximal to Los Angeles County Metropolitan Transportation Authority (MTA) routes, as well as a Metrolink Station located on San Fernando Valley Road. The proposed project is also in proximity to the Burbank-Glendale-Pasadena Airport and Whiteman Airpark.

The proposed project is consistent with the Community Plan (Residential Land Use Policies and Programs) by not adversely effecting hillside and mountainous areas or equestrian uses.

In the Community Plan, Urban Design Goals and Purposes state:

'These design policies and standards are to ensure that residential, commercial and industrial projects and public spaces and rights-of- way incorporate specific elements of good design. The intent is to promote a stable and pleasant environment."

The proposed project is consistent with the Plan's Urban Design Goals and Purposes by protecting the character and scale of the existing residential neighborhood through the use of architectural compatibility, design guidelines, and landscaping. The proposed project promotes an architectural design that enhances quality-of-life, living conditions, and neighborhood pride. The proposed 16 single-family detached units

EXHIBIT "A" 9100 and 9013 North Telfair Avenue Application for General Plan AmendmentlZone Change Exemption from Site Plan Review

are attractively designed with landscape and hardscape features that will enhance the surrounding neighborhood. The proposed project will utilize attractive building materials, and open space areas will be landscaped with trees, plants and shrubs. Turf block will be utilized throughout the project to enhance the appearance of open space. The trash area will be located in the rear of the building and will be adequately screened from view.

3. The project is consistent with any applicable adopted Redevelopment Plan.

Not applicable; the proposed project is not in a Redevelopment Plan area.

4. The project consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements, which is or will be compatible with existing and future development on neighboring properties.

The proposed project features architectural design and landscaping that enhances the quality and appearance of its surrounding residential neighborhood. The proposed 16 single-family detached units are attractively designed with landscape and hardscape features that will enhance the surrounding nei od. The proposed project will utilize attractive building materials, and open areas will be landscaped with trees, plants and shrubs. Turf blockwill be utilized throughout the project to enhance the appearance of open space. The trash area will be located in the rear of the building and will be adequately screened from view. The project's maximum 26-foot height will be visually compatible with surrounding single- and multiple-family residential uses. The applicant is requesting a Zone Variance concurrent with the tentative tract map application to allow guest parking spaces in the rear portion of the property without a 5 foot rear yard setback as required by L.A.M.C. Section 12.22.C.27(e). The proposed development will meet all other setback requirements of L.A.M.C. Section 12.22.C.27. Furthermore, low-level security lighting will be directed on site.

The project is and will be compatible with existing and future developments on the neighboring properties.

5. The project incorporates feasible mitigation measures, monitoring measures when necessary, or alternatives identified in the environmental review which would substantially lessen the significant environmental effects of the project, and/or any additional findings as may be required by CEQA.

Page 7

CPC m n q 4 9 8 4

EXHIBIT "A" 91 00 and 901 3 North Telfair Avenue Application for General Plan AmendmenVZone Change Exemption from Site Plan Review

Page 8

On September 1,2004, a Proposed Mitigated Negative Declaration was issued by the City of Los Angeles for the applicant's previous request at the same address for a General Plan Amendment from Low Medium I Residential to Medium Residential and a corresponding Zone Change from RD5-1 to R3-1 to allow development for two multiple-family residential apartment buildings (maximum 15 units per building). The Proposed MND outlined mitigation measures to reduce any potential significant adverse effects to a level of insignificance.

There are no negative environmental impacts anticipated as a result of the proposed development. The proposed project will not have any impacts or adverse effects on hillside and mountainous areas in the Community Plan area.

6. The project provides its residents with appropriate type and placement of recreational facilities and service amenities in order to improve habitabilityfor the residents and minimize impacts on neighboring properties where appropriate.

The proposed project incorporates extensive landscaping and open space areas. The individual for-sale units will have enclosed parking garages and laundry facilities. Therefore, the project provides its residents with the appropriate type and placement of recreational facilities and service amenities in order to improve habitability for the residents and minimize impacts on neighboring properties.

DEPARTMENT OF ClTY PLANNING

200 N. SPRINGSTREET, ROOM 525 LOSANCELES, CA 9001 2-4801

ClTY PLANNING COMMISSION -

DAVID 1. BURG PREYMNT

JOY ATKINSON ERNEST0 CARDENAS

SUSAN CLINE MARY GEORGE

MICHAEL MAHDESIAN THOMAS E. SCHIFF -

CABRIELE WILLIAMS COMMISSION EXEMlVE ASSISTANT

(213) 978-1 300

ANTONIO R. VILLARAICOSA MYOR

EXECUTIVE OFFICES

MARK WINOCROND INTERIM DIRECTOR (213) 978-1271

CORDON 8. HAMILTON DEPUTY DIRECTOR (213) 978-1272

ROBERT H. SUTTON DEPUTY DIRECTOR (213) 978-1 274

FAX: 1213) 970-1275

INFORMATION (213) 978-1270

www.lacity.org/PLN

December 1,2005

To: Dwight Seinert Planning Associates, Inc. 4040 Vineland Ave., Suite 108 Studio City, CA 9 1 604

Re: Reconsideration, MND No. 2004-3940: 9100 and 9013 N. Telfair Ave. . -

The Environmental Review Section of the Department of City Planning has determined that the previously issued Mitigated Negative Declaration (MND No. 2004-3940) still addresses all areas of potential environmental impacts due to the proposed project. Changes in the proposed project include a reduction in the number of dwelling units from the original 30 multifamily dwelling units (in two apartment buildings) to 16 single-family, small-lot units and a reduction in the number of parking spaces from 75 to 50. The applicant is also preparing to file a Tentative Tract map and Zone variance to allow guest parking spaces within the 5-foot rear-yard setback. The overall project scale has decreased, and these changes will not create any new substantial impacts that were not addressed in the previous MND. The project description is hereby amended to read:

"An amendment to the General Plan to change land use designation from Low Medium I Residential density to Low Medium II Residential density with a corresponding Zone Change on the property from RD5-1 to RD1.5-1 and Tentative Tract map to construct 16 single-family, small lot units, providing 50 parking spaces on 3 1,064 square feet of land; Zone Variance to allow parking spaces in required rear yard setback and exemption h m Site Plan Review."

Due to the fact that the project does not require revisions to the previous Mitigated Negative Declaration, a public circulation period is not required (CEQA Guidelines 15 164 (b) & (c)).

Sincerely,

Mark Winomond 1

Interim Director, City P l a n n i n d .' T/ EXHIBIT E-7

City Planner / -4

=em A N EQUAL EMPLOYMENT OPPORTUNITY - AFFIRMATIVE ACTION EMPLOYER

CITY OF LOS ANGELES OFFICE OF THE CITY CLERK

ROOM 395, CITY HALL LOS ANGELES. CALIFORNIA 90012

CALIFORNIA ENVIRONMENTAL QUALITY ACT

PROPOSED MITIGATED NEGATIVE DECLARATION (Article V- City CEQA Guidelines)

~LOS ANGELES CITY PLANNING DEPARTMENT I CD6

I PROJECT LOCATION 9100 and 9013 North Telfair Avenue. Sun Valley, CA 91352 between Wicks Street and Allegheny Street.

PROJECT TITLE General Plan Amendment per LAMC Section 11.5.8 and Zone Change per LAMC Section 12.32 and an exemption from Site Plan Review per LAMC Section 16.05.

PROJECT DESCRIPTION The applicant is requesting a General Plan Amendment from Low Medium I Residential to Medium Residential and a corresponding Zone Change from RD5-1 to R3-1 to allow development of two symmetrical multiple-family residential apartment buildings (maximum 15 units per building) that will provide a maximum of 30 residential units on a 31,064 square foot lot. Parking will be provided in grade-level parking garages beneath the two-story buildings a a rate of two vehicles per dwelling unit and one-half guest space per dwelling unit, for a total of 75 spaces. The applicant is requesting an exemption from Site Plan Review.

CASE #

ENV 2004-3940

NAME AND ADDRESS OF APPLICANT IF OTHER THAN C I N AGENCY Adel K. and Virginia 0. El-Sahn 4444 Canoga Drive Woodland hills. CA 91364

I The City Planning Department of the City of Los Angeles has proposed that a mitigated negative declaration be adopted for this project because the mitigation measure(s) outlined on the attached page@) will reduce any potential significant adverse effects to a level of insignificance.

SEE ATTACHED SHEET(S0 FOR ANY MITIGATION MEASURES IMPOSED.

Any written comments received during the public review period are attached together with the responses of the Lead City Agency. The project decisionmaker may adopt this mitigated negative declaration, amend it, or require preparation of an EIR. Any changes made should be supported by substantial evidence in the record and appropriate findings made.

THE INITIAL STUDY PREPARED FOR THIS PROJECT IS ATTACHED. I I

(NAME OF PERSON PREPARING THIS FORM TITLE I I TELEPHONE NUMBER

I M Susan Whisnant I City Planning Assistant 1 (81 8) 374-5044

ADDRESS Los Angeles Department of City Planning 6262 van Nuys Boulevard, Suite 351 Van Nuys, CA 90401

I Daniel Scott, Senior City Planner I

SIGNATURE (Official)

y->-Q--Q cS3\'-' u

DATE

September I. 2004

ENV 2004-3940 91 00 and 901 3 North Telfair Avenue

MITIGATION MEASURES

Potential environmental impacts as identified in this Mitigated Negative Declaration, will be mitigated to a level of insignificance by the following measures (area of impact in boldface type):

AESTHETICS

1. Aesthetics (Graffiti Adjacent to Public Right-of-way) Walls surrounding residential buildings that are adjacent to the public right-of- way may be covered with clinging vines, screened by oleander trees or similar vegetation capable of covering or screening the entire wall. I c2.

2. Aesthetics (Light Onto Adjacent Residential) J Outdoor lighting shall be designed and installed with shielding, so that the light

source shall not be directed to adjacent residential properties. (Plan Checker) I dl .

AIR QUALITY

3. Air Pollution (Stationary Existing Ambient Air Pollution Effects Upon Future J Occupants)

The applicant shall install air filtration system(s) to reduce the diminished air quality effects on occupants of the project.(Plan Checker) I11 bl .

, Short-Term Air Pollution (Site Preparation/Construction Activities)

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 Rule 403. 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. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. All materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. 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. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.(City building site Inspector)'lll el .

ENV 2004-3940 9100 and 9013 North Telfair Avenue

Objectionable Odors (Trash Receptacles) The trash receptacle shall be relocated at least 50-feet away from the property line of adjacent residential properties, to the satisfaction of the Department of Building and Safety (Plan Checker).III e2.

BIOLOGICAL RESOURCES

Tree Removal (Non-Oaks) The plan shall contain measures recommended by a tree expert for the replacement by a minimum of 24-inch box trees in the parkway and on the site, on a 1:l basis, for the loss of trees on the site, and to the satisfaction of the Street Tree Division of the Bureau of Street Services, Department. of Public Works and the Advisory Agency. IV cl .

Note: Removal of all trees in the public right-of-way for street widening purposes shall require approval of the Board of Public Works, Contact: Street Tree Division at: 21 3-485-5675. Bureau of Engineering and the Department of Transportation who shall coordinate with the Street Tree Division.

GEOLOGY AND SOILS

Seismic (Impact the Safety of Future Occupants due to the Project's Location in an area of Potential Seismic Activity)

The design and construction of the project shall conform or exceed the City of Los Angeles Building Code seismic standards as approved by the Department of Building and Safety. (Plan Checker)VI al.

ErosiodGrading (Short-Term Construction Impacts) Grading Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainy season (October 15 through April l), construct diversion dikes to channel runoff around the site. Line channels with grass or roughened pavement to reduce runoff velocity. Incorporate appropriate erosion control and drainage devices to the satisfaction of the Building and Safety Department, Grading Division shall be incorporated, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code, including planting fast- growing annual and perennial grasses in areas where construction is not immediately planned. These will shield and bind the soil. Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting. VI b2.


General Construction Construction 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.

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 must be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site. Clean up leaks, drips and spills immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. Do not hose down pavement at material spills. Use dry cleanup methods whenever possible. Cover and maintain dumpsters. Place uncovered dumpsters under a roof or cover with tarps or plastic sheeting. Use gravel approaches where truck traffic is frequent to reduce soil compaction and limit the tracking of sediment into streets. Conduct all vehiclelequipment maintenance, repair, and washing away from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop clothes to catch drips and spills.

HAZARDS AND HAZARDOUS MATERIALS

Asbestos-Containing Materials (ACM) (Demolition of Building or Renovation)

Prior to the issuance of the demolition permit, the applicant shall provide a letter to the Department of Building and Safety (Plan Checker), from a qualified asbestos abatement consultant that no ACM are present in the building. If ACM are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other state and federal rules and regulations.VI1 b6.

-

HYDROLOGY AND WATER QUALITY

10. Stormwater Pollution Control Environmental impacts may result from new developments or redevelopments. However, the potential impacts will be mitigated to a level of insignificance by incorporating stormwater pollution control measures. Ordinance No. 1 72,176 specifies Stormwater and Urban Runoff Pollution Control which requires the application of Best Management Practices (BMPs). Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and fills. Applicants must incorporate stormwater pollution control measures into the design plans in


accordance with the Development Best Management Practices Handbook, Part B: Planning Activities, Second Edition adopted by the Board of Public Works as authorized by Ordinance No. 173,494. A review and sign off is required prior to issuance of a grading and/or building permit by the Department of Building & Safety .(obtain clearance letter from Watershed Protection Division, Bureau of Sanitation).VIII B.

Multi Family Dwelling Compliance with all of the following measures where applicable:

Project applicants are required to implement stormwater BMPs to retain or treat the runoff from a storm event producing 314 inch of rainfall in a 24 hour period. A signed certificate fiom a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre-development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. Maximize trees and other vegetation at each site by planting additional vegetation, clustering tree areas, and promoting the use of native and/or drought tolerant plants. Any connection to the sanitary sewer must have authorization fiom the Bureau of Sanitation. Reduce impervious surface area by using permeable pavement materials where appropriate, including: pervious concretelasphalt; unit pavers, i.e. turf block; and granular materials, i.e. crushed aggregates, cobbles. Install Roof runoff systems where site is suitable for installation. Runoff from rooftops is relatively clean, can provide groundwater recharge and reduce excess runoff into storm drains. Paint messages that prohibits the dumping of improper materials into the storm drain system adjacent to storm drain inlets. Prefabricated stencils can be obtained from the Dept. of Public Works, Watershed Protection Division. All storm drain inlets and catch basins within the project area must be stenciled with prohibitive language (such as "NO DUMPING - DRAINS TO OCEAN") andlor icons to discourage illegal dumping. Signs and prohibitive language and/or graphical icons, which prohibit illegal dumping, must be posted at public access points along channels and creeks within the project area. Legibility of stencils and signs must be maintained. Materials with the potential to contaminate stormwater must be: (I) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs.


The storage area must be paved and sufficiently impervious to contain leaks and spills. The storage area must have a roof or awning to minimize collection of stormwater within the secondary containment area. Design an eficient irrigation system to minimize runoff including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. Incorporate appropriate erosion control and drainage devices, such as interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code. Protect outlets of culverts, conduits or channels from erosion by discharge velocities by installing rock outlet protection. Rock outlet protection is a physical devise composed of rock, grouted riprap, or concrete rubble placed at the outlet of a pipe. Install sediment traps below the pipe-outlet. Inspect, repair and maintain the outlet protection after each significant rain. The owner(s) of the property will prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to post construction maintenance on the structural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and or per manufacturer's instructions. (obtain clearance letter from Watershed Protection Division, Bureau of Sanitation). VIII b2.

LAND USE AND PLANNING

NOISE

13.

General Plan DesignationIZoning (Intensities and or Densities Exceed those Permitted by the Plan)

Compliance with mitigation measures required by this mitigated negative declaration (MND). Building materials and style shall be compatible to adjacent uses and the neighborhood, to the satisfaction of the Planning Dept. decision-maker, and prior to the issuance of any building permits. IX al .

Increased Noise Levels (Parking Wall Adjacent to Residential Properties) A minimum 6-foot-high solid decorative masonry wall (the finished side shall face adjacent properties) adjacent to these residences shall be constructed if no such wall exists.(Decision-Maker) Alternative wall materials may be permitted instead of masonry, if it can be demonstrated they can achieve the same noise reduction. (Decision-Maker) XI al .


14. Short-Term Construction Noise

PUBLIC SERVICES

The project shall comply with the City of Los Angeles Noise Ordinance No. 144,33 1 and 16 1,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. Construction shall be restricted to the hours of 7:OO am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday. Construction activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels. The project contractor shall use power construction equipment with state-of-the- art noise shielding and muffling devices. A sturdy, readable construction sign shall be placed on construction site, visible to the public. The sign shall include approved hoursfdays of construction and "hot line" pagerkelephone number to responsible job captainlforeman. XI dl .

Public Sewices (Fire - New Construction) The applicant shall submit building plans to the Fire Dept., Fire Prevention Bureau, for architectural review for existing systems, fire separations, emergency lighting, alarms, etc., prior to the issuance of a building permit.XII1 a3.

Public Sewices (Police) Incorporate into the plans the design guidelines relative to security, semi-public and private spaces, which may include but not be limited to access control to building, secured parking facilities, walldfences with key systems, well- illuminated public and semi-public space designed with a minimum of dead space to eliminate areas of concealment, location of toilet facilities or building entrances in high-foot traffic areas, and provision of security guard patrol throughout the project site if needed. Please refer to Design Out Crime Guidelines: Crime Prevention Through Environmental Design published by the Los Angeles Police Department's Crime Prevention Section (located at Parker Center, 150 N. Los Angeles Street, Room 8 18, Los Angeles, (213) 485-3 134. These measures shall be approved by the Police Department prior to the issuance of building permits. XI11 bl .

Public Services (Schools) Payment of school fees to the Los Angeles Unified School District to offset the


impact of additional student enrollment at schools serving the project area. XI11 cl .

RECREATION

Public Services ( Project Impacts on Adjacent Schools) The developer and contractors must maintain ongoing contact with Principal or administrator of Richard E. Byrd Middle School. The school offices shall be contacted 30 days prior to demolition, grading and construction activity begin on the project site so that students and their parents will know when such activities are to occur. The developer must obtain school walk and bus routes to the schools fiom either the administrators or from the LAUSD's Transportation Branch (323)227-4400 and guarantee that safe and convenient pedestrian and bus routes to the school be maintained. The developer should install appropriate traffic signs around the site to ensure pedestrian and vehicle safety. Haul route scheduling should be sequenced to minimize conflicts with pedestrians, school buses and cars at the arrival and dismissal times of the school day. Haul route trucks shall not be routed past the school during periods when school is in session especially when students are arriving or departing from the campus. There shall be no staging or parking of construction vehicles, including vehicles to transport workers on any of the streets adjacent to the school. Due to noise impacts on the schools, no construction vehicles or haul trucks may be staged or idled on these streets during school hours. Fences shall be constructed around the site to minimize trespassing, vandalism, short-cut attractions and attractive nuisances. XI11 c2.

Public Sewices (Street Improvements and Dedications) The project shall comply with requirements of the Bureau of Engineering and Department of Transportation for street dedications and improvements that will reduce traffic impacts in direct portion to those caused by the proposed project's implementation. XI11 dl .

Recreation (Parks or Recreational Facilities) Per Section 17. 12-A of the LA Municipal Code, the applicant shall pay the applicable Quimby fees for Recordation of a Subdivision / Parcel map or completion of a Zone Change. Per Section 12.33 of the LA Municipal Code, the applicant shall pay the applicable Park Fees for the construction of residential dwelling units. XIV a l .

EMI 2004-3940 9100 and 9013 North Telfair Avenue

TRANSPORTATION/CIRCULATION

UTILITIES

Safc Intt

S i~ a 0

ety Hazards (from Design Features (e.g., Sharp Curves or Dangerous mections) or Incompatible Uses) ubmit a parking and driveway plan, that incorporates design features that shall nprove traffic flow and safety, reduce accidents, to the Bureau of Engineering nd the Department of Transportation for approval, and submitted to the Dept. f Building and Safety, Plan Checker. XV bl .

Utilities (Cumulative Increase in Demand on the City's Water Supplies) 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). If conditions dictate, the Department of Water and Power may postpone new water connections for this project until water supply capacity is adequate. XVI bl.

Utilities (Creation of Additional Demand on the City's Power Utilities) If conditions dictate, the Department of Water and Power may postpone new power connections for this project until power supply is adequate.XV1 c l .

Utilities (Creation of Additional Solid Waste) The applicant shall institute a recycling program to the satisfaction of the zoning Administrator to reduce the volume of solid waste going to landfills. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material.XV1 dl .

MANDATORY FINDINGS OF SIGNIFICANCE

End The conditions outlined in this proposed mitigated negative declaration which are not already required by law shall be required as condition(s) of approval by the decision-making body except as noted on the face page of this document.XVI1 d.


Therefore, it is concluded that no significant impacts are apparent which might result from this project's implementation.


GENERAL NOTES

The applicant is advised that compliance with the following Regulations and Municipal and/or Administrative Code provisions may also be required for your project:

I AESTHETICS

A1 Debris, Rubbish and Graffiti Removal: Los Angeles Municipal Code (LAMC) Sections 91.8101-F, 91.8904-1,91.1707-E.

A2 Signage Limitation: LAMC Section 91 A205

11 AIR QUALITY

B1 Grading and Construction Dust Control: South Coast Air Quality Management District (SCAQMD) Rule 403.

B2 Remediation of Contaminated Soils: SCAQMD Rule 1 166

B3 Emissions of Air Toxins: SCAQMD Rule 140 1.

111 BIOLOGICAL RESOURCES

C1 Oak Tree Removal, Replacement and Bonding: LAMC Ordinance 153478 and Section 17-08.

IV GEOLOGY AND SOILS

Dl Grading, Excavations and Fills: LAMC Chapter IX, Division 70.

D2 Erosion Control & Drainage Devices: Building Code, Section 91 -701 3.

D3 Liquefaction Potential & Soils Strength Loss: Building Code, Chapter 18, Division 1, Section 1804.5.

V HAZARDS AND HAZARDOUS MATERIALS

E l High Potential Methane Zone in the Fairfax Area: LAMC Ordinance 161,552.

E2 Methane Gas Control System: LAMC, Section 91.71 02.

E3 Methane Gas from Landfills: SCAQMD Rules 43 1.1 and 1 150.1.


E4 Asbestos Containing Materials: SCAQMD Rule 1403.

VI HYDROLOGY AND WATER QUALITY

F 1 Stormwater Pollution Control: Ordinance 172,176 and Ordinance 173,494.

F2 . Flood Hazard Management Specific Plan: Ordinance 154,405.

VII NOISE

G1 Noise Regulations: LAMC Ordinances 144,33 1; 156,363; and 161,574.

G2 Noise Insulation Standards: California Code and Regulations, Title 24, Uniform Building Code No. 35-1.

VIII POPULATION AND HOUSING

H1 Housing Relocation Assistance: LAMC Ordinances 166130 and 173868, and LAMC Sections 15 1 .O9 and 47.07.

H2 Affordable Housing IncentivesIDensity Bonuses: LAMC Section 12.22 A 25.

IX PUBLIC SERVICES

I1 Fire Protection and Prevention: LAMC Chapter V, Article 7, Ordinance 162123.

X RECREATION

J 1 Quimby FeesIRecreation and Park Fees: LAMC Section 17.12-A.

XI UTILITIES

K1 Sewer Facilities Charges: LAMC Section 64.1 1.2.

K2 Water Managemenwater Conservation Measures in Landscaping: Ordinance 170,978.

K3 Water ConservatiodLow Flush Toilets and Urinals: Ordinances 163532 and 1 64093.

K4 Water Softening or Conditioning Appliances Accompanied by Water Conservation Device: L.A. Health and Safety Code, Section 116785.

INITIAL STUDY ASSESSMENT FORM (ISAF) FOR TRAFFIC IMPACTS

ENV Case No. ENV 2004-3940 Project Address: 9100 and 9013 North Telfair Avenue Sun Valley. CA 91 352

Major Cross Streets: Sheldon Street and San Fernando Road

Existing Zones: RD5-1 Requested Zones: R3-1

Existing Land Use: Low Medium I Residential Requested Land Use: Medium Residential

Project Description: The applicant proposes development with two symmetrical multiple-family residential apartment buildings with a maximum of 15 units per building to provide a maximum of 30 residential units. Parking will be provided at two vehicles per dwelling unit and a half guest space per unit for a total of 75 spaces. The lot area is 31,064 square feet. The applicant is also requesting an exemption from Site Plan Review. A Haul Route Form and Map will be submitted for export of 2,500 cubic yards.

ApplicantIAgent: Phyllis Nathanson, Planning Associates, Inc. Tel. #: 818 487-6782 Owner: Adel and Virginia El-Sahn Tel. #: 818 999-9791

Prepared by City Planning: Susan Whisnant Date:7122/04 Tel. #: 81 8 374-5044

Traffic Studv Transwrtation Ord. Potentially / Not Required 0 Yes Significant 0 Is Required d No Impact

Preliminary Trip Generation

TRANSPORTATION/CiRCUlATION. Would the project:

a. Cause an increase in traffic which is substantial in relation to the 0 existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehide bips, the volume to ratio capadty on roads, or congestion at intersections)?

Land Use

Proposed Use

Apartments

b. Exceed, either individually or cumulatively, a level of service 0 standard estabiished by the county congestion management agency for designated roads or highways?

- Size

30 units

TriD Generation

d. Substantially increase hazards to a design feature (e.g.. sharp 0 curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?

Daily

202

Previous Use

g. Conflict with adopted polldes, plans, or programs supporting 0 alternative transportation (e.g., bus turnouts, bicycle racks)?

Vacant

Potentially Less Than No Impact Significant Significant

Unless Impact Mitigated

AM Peak Hour

15

-

COMMENTS

PM Peak Hour

34

This determination does not include a ~ ~ r o v a l of ~roiect drivewavs or internal circulation. A ~ ~ l i c a n t shall ~rovide one w=301 driveway with a sradual transition to the 20' wide drive aisle within the ~roiect. A 20' reservoir from the pro~erhr line to anv securitv aate or ~arkina stall should be Drovided. Dedication and widenins mav be rewired.

NET TRIPS

ISAF Prepared by: LADOT: Kevin Ecker Date: 8130104 Tel.#: 81 8-374-4699 GZ-,

34 202 15

CITY OF LOS ANGELES OmC E OF THE CITY CLERK

ROOM 61 5, CITY HALL U)S ANGELES, CALIFORNIA 90012

CALIFORNIA ENVIRONMENTAL QUALITY ACT

INITIAL STUDY AND CHECKLIST (Article IV - City CEQA Guidelines)

RESPONSIBLE AGENCIES

BATE

September 1,2004

LEAD CITY AGENCY lCOUNClL DISTRICT

PREVIOUS ACTIONS CASE NO. I .DOES have significant changes from previous actions.

Los Angeles Department of City Planning

PROJECT TITLEINO. General Plan Amendment per LAMC Section 11.5.8 and Zone Change per LAMC Section 12.32 and an exemption from Site Plan Review per LAMC Sectlon 16.05.

I 0 DOES NOT have significant changes from previous actions.

CD 6

CASE NO. ENV 2004-3940

I PROJECT DESCRIPTION: The applicant is requesting a General Plan Amendment from Low Medium I Residential to Medium Residential and a corresponding Zone Change from RD5-1 to R3-1 to allow development of two symmetrical multiple-family residential apartment buildings (maximum 15 units per building) that will provide a maximum of 30 residential units on a 31,064 square foot lot. Parking will be provided in grade-level parking garages beneath the two-story buildings at a rate of two vehicles per dwelling unit and one-half guest space per dwelling unit, for a total of 75 spaces. The applicant is requesting an exemption from Site Plan Review.

ENVIRONMENTAL SETTING:

The project site is adjacent on both sides and the rear to condominium units. Manufacturing warehouses are adjacent to the rear of the condominium units to the southeast of the project site. Single family dwellings are across Telfair Avenue. A church on Wicks Street and Richard E. Byrd Middle Schod on. Allegheny Street and Telfair Avenue are within the 500 foot radius.

PROJECT LOCATION 9100 and 9013 North Telfair venue, Sun Valley, CA 91352 between Widts Street and Allegheny Street.

1 . ADOPTED August 13,1999 EXISTING ZONING IMAX. DENSITY ZONING I

PLANNING DISTRICT Sun Valley- La Tuna Canyon Sun Valley Area Neighbohood Council

I I 0 DOES CONFORM TO PLAN 1 per 5000 sq. ft.

STATUS: 0 PRELIMINARY 0 PROPOSED

PLANNED LAND USE & ZONE Medium Residential R3-1

MAX. DENSITY PLAN

1 per 800 square feet .DOES NOT CONFORM TO PLAN

-- - -

DETERMINATION (To be completed by Lead Agency)

On the basis of this initial evaluation:

0 I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

0 NO DISTRICT PLAN SURROUNDING LAND USES Condominium units and single family dwellings.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions on the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

PROJECT DENSITY

1 per 1035 square feet

- -- - - - - - - -p

0 I find the proposed project MAY have a signiticant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

0 I find the proposed project MAY have a "potentialty significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

0 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

Daniel Scott Senior Citv Planner

EVALUATION OF ENVIRONMENTAL IMPACTS:

A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants based on a project-specific screening analysis).

All answers must take-account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less that significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.

"Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of a mitigation measure has reduced an effect from "Potentially Significant Impact" to "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analysis," cross referenced).

Earlier analysis must be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR, or negative declaration. Section 15063 (c)(3)@). In this case, a brief discussion should identify the following:

a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of

and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier halysis.

C) Mitigation Measures. For effects that are "Less Than Significant With Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.

6 ) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated

7) Supporting Information Sources: A sources list should be attached, and other sources used or individuals contacted should be cited in the discussion.

8) This is only a suggested form, and lead agencies are free to use different fonnats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whichever format is selected.

9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance.

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.

I Aesthetics Hazards & Hazardous Materials H Public Services

0 Agricultural Resources W HydrologylWater Quality .Recreation

Air Quality Land UsePlanning Transportat~oflraffic

I Biological Resources 0 Mineral Resources UtilitiedService Systems

0 Cultural Resources Noise O Mandatory Findings of Significance

I Geology/Soils LJ Population/Housing

INITIAL STUDY CHECKLIST (To be completed by the Lead City Agency) -

* BACKGROUND

PROPONENT NAME HONE NUMBER Adei K. and Virginia B. El Sahn

I PROPONENT ADDRESS 4444 Canoga Drive Woodland Hills, CA 91364 AGENCY REQUIRING CHECKLIST ATE SUBMITTED Los Angeles Department of City Planning

I

PROPOSAL NAME (If Applicable) General Plan Amendment per LAMC Section 11.5.8 and Zone Change per LAMC Section 12.32 and an exemption from Site Plan Review per LAMC Section 16.05.


(Explanations of all potentially and less than significant impacts are * ENVIRONMENTAL IMPACTS required to be attached on separate sheets)

Potentially Potentially Significant Unless Lcss Than

Significant Impact Mitigation Significant Impacl No Impact Incorporated

I. AESTHETICS. Would the project:

a. Have a substantial adverse effect on a scenic vista?

b. Substantially damage scknic resources, including, but not limited to, trees, rock outcroppings, and historic buildings, or other locally recognized desirable aesthetic natural feature within a city-designated scenic highway?

c. Substantially degrade the existing visual character or quality of the site and its surroundings?

d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?

11. AGRICULTURAL RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the Califomia Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project:

a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?

b. Conflict the existing zoning for agricultural use, or a Williamson Act Contract?

c. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use?

HI. AIR QUALITY. The significance criteria established by the South Coast Air Quality Management District (SCAQMD) may be relied upon to make the following determinations. Would the project result in:

a. Conflict with or obstruct implementation of the SCAQMD or Congestion Management Plan?

b. Violate any air quality standard or contribute substantially to an existing or projected air quality violation?


Potentially Potentially Significant Unless

Significant lmpact Mitigation S incorporated

Less Than iignificant Impact No Impact

c. Result in a cumulatively considerable net increase of any criteria pollutant for which the air basin is non-attainment

0 0 (ozone, carbon monoxide, & PM 10) under an applicable federal or state ambient air quality standard?

d. Gxpose sensitive receptors to substantial pollutant concentrations?

0 - e. Create objectionable odors affecting a substantial number of people? (Trash receptacles)

C3

IV. BIOLOGICAL RESOURCES. Would the project:

a. Have a substantial adverse effect, either directly or through habitat modification, on any species identified as a

0 candidate, sensitive, or special status species in local or regional plans, policies, or regulations by the California Department of Fish and Game or US. Fish and Wildlife Service ?

b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in the City or

0

regional plans, policies, regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service ?

c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh vernal pool, coastal, etc.) Through direct removal, filling, hydrological interruption, or other means?

d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with

0 established native resident or migratory wildlife comdors, or impede the use of native wildlife nursery sites?

e. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or

0 ordinance (e.g., oak trees or California walnut woodlands)?

f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or

0 other approved local, regional, or state habitat conservation plan?

V. CULTURAL RESOURCES: Would the project:

a. Cause a substantial adverse change in significance of a historical resource as defined in State CEQA $1 5064.5?

E W 2004-3940 9100 and 9013 North Telfair Avenue

Potentially Potentially Significant Unless Less Than

Significant lmpact Mitigation Significant lmpact No Impact Incorporated

b. Cause a substantial adverse change in significance of an archaeological resource pursuant to State CEQA $1 5O64.5?

0 0 0 a

c. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?

0 0 0 a

d. Disturb any human remains, including those interred outside of formal cemeteries?

0 0 0

VI. GEOLOGY AND SOILS. Would the project:

a. Exposure of people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving :

i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Pnolo Earthquake Fault Zoning Map

0

issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

ii. Strong seismic ground shaking? 0

iii. Seismic-related ground failure, including liquefaction? 0 0

iv. Landslides? 0 0

b. Result in substantial soil erosion or the loss of topsoil? 0

c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potential

0 0

result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?

d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks

0 0 to life or property?

e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where

0 0 sewers are not available for the disposal of waste water?

VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project:

a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous

0 materials


b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Asbestos)

c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?

d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?

e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?

f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for the people residing or working in the area?

g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

h. Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?

VIII. HYDROLOGY AND WATER QUALITY. Would the proposal result in:

-

a. Violate any water quality standards or waste discharge requirements?

b. Substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned land uses for which permits have been granted)?

c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site?


Significant Impact Mitigation Significant lmpact No Impact lncorporatcd

0 0 0



Significant Impact Mitigation Significant lmpact No Impact Incorporated

d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a

0 0 0

stream or river, or substantially increase the rate or amount of surface runoff in an manner which would result in flooding on- or off site?

e. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems

0 w 0 0

or provide substantial additional sources of polluted runoff!

f. Otherwise substantially degrade water quality? 0 0 0

g. Place housing within a 100-year flood plain as mapped on federal Flood Hazard Boundary or Flood Insurance Rate Map

0 0 0 m or other flood hazard delineation map?

h. Place within a 100-year flood plain structures which would impede or redirect flood flows?

0 0 0

i. Expose people or structures to a significant risk of loss, inquiry or death involving flooding, including flooding as a

0 0 0

result of the failure of a levee or dam?

j. Inundation by seiche, tsunami, or mudflow?

IX. LAND USE AND PLANNING. Would the project:

a. Physically divide an established community? 0

b. Conflict with applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including but

0

not limited to the general plan, specific plan, coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental e-ffect?

c. Conflict with any applicable habitat conservation plan or natural community conservation plan?

O

X. MINERAL RESOURCES. Would the project:

a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents

0 of the state?

b. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general

0 plan, specific plan, or other land use plan?


Xi. NOISE. Would the project:

a. Exposure of persons to or generation of noise in level in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

b. Exposure of people to or generation of excessive groundborne vibration or groundborne noise levels?

c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?

d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?

e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?

f. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels?

XII. POPULATION AND HOUSING. Would the project:

a. Induce substantial population growth in an area either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?

b. Displace substantial numbers of existing housing necessitating the construction of replacement housing elsewhere?

c. Displace substantial numbers of people necessitating the construction of replacement housing elsewhere?

XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

a. Fire protection?

b. Police vrotection?

Polentially Significant

lmpact

0

0

0

0

0

0

0

0

0

Potentially Less Than Significanl Unless Significant lmpact No lmpact

Mitigalion Incorporated


c. Schools?

d. Parks?

e. Other governmental services (including roads)?

Potentially Potentially Less Than Significant Significant Unless Significant lmpact No Impact

Impact Mitigation Incorporated

XIV. RECREATION.

a. Would the project increase the use of existing neighborhood and regional parks or other recreational

0 0 0 facilities such that substantial physical deterioration of the facility would occur or be accelerated?

b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which

0 0 0 might have an adverse physical effect on the environment?

XV. TRANSPORTATION/CIRCULATION. Would the project: (Refer to ISM dated )

a. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system

0 (i.e., result in a substantial increase in either the number of vehicle trips, the volume to ratio capacity on roads, or congestion at intersections)?

b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion

0 0 0 management agency for designated roads or highways?

c. Result in a change in air tra-ffic patterns, including either an increase in traffic levels or a change in location that results in

0 0 0 substantial safety risks?

d. Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses

0 0 (e.g., farm equipment)?

e. Result in inadequate emergency access?

f. Result in inadequate parking capacity?

g. Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)?


Potentially Potentially Less Than Significant Significant Unless Significant Impact No Impact

Impact Mitigation Inco~porated

XVI. UTILITIES. Would the project:

a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board?

b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing . facilities, the construction of which could cause significant environmental effects?

c. Require or result in the construction of new stormwater drainage facilitieaor expansion of existing facilities, the

0 construction of which could cause significant environmental effects?

d. Have sufficient water supplies available to serve the project from existing entitlements and resource, or are new or

0 expanded entitlements needed?

e. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?

f. Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs?

g. Comply with federal, state, and local statutes and regulations related to solid waste?

XVII. MANDATORY FINDINGS OF SIGNIFICANCE.

a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, &eaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?

b. Does the project have impacts which are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects).

c. Does the project have environmental effects which cause substantial adverse effects on human beings, either directly or indirectly?


* DISCUSSION OF THE ENVIRONMENTAL EVALUATION (Attach additional sheets if necessary)

The list of impact categories and subcategories were prepared pursuant to the public Resources Code and the California Environmental Quality Act (CEQA). [Please see the following sections of the Public Resources Code and CEQA Guidelines: Public Resources code section 21082.2 (Significant effect based on substantial evidence, not public controversy or speculation), CEQA sections 15063 (Initial Study), 15064 (Determining the Significance of Environmental Effects Caused by a Project), 15065 (Mandatory Findings of Significance), 15070 (Decision to Prepare a Negative or Mitigated Negative Dedaration; NDIMND), 15071 (Contents {of NDIMND)) and 15047 (Consideration and Adoption of a Negative Dedaration or Mitigated Negative Declaration))

The Public Resources Code and CEQA Guidelines explicitly indicate 'substantial evidence" as a basis for determining the significance of impacts on the environment caused by a Project. Public Resources code section 21082.2 (c) states - -argument, speculation, unsubstantiated opinion or narrative, evidence which is clearly inaccurate or erroneous, or evidence of social or economic impacts which do not contribute to, or are not caused by, physical impacts on the environment, is not substantial evidence. Substantial evidence shall indude facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts." Public Resources Code section 21082.2 (b) states - The existence of public controversy over the environmental effects of a project shall not require preparation of an environmental impact report if there is no substantial evidence, in light of the whole record before the lead agency, that the project may have a significant effect on the environment' (also see CEQA Guidelines sections 15382 and 15384).

Furthermore, the determination to prepare a Negative or Mitigated Negative Dedaration (NDIMND) or an Environmental Impact Report (EIR) is reached by the examination of certain facts and suppotting data, which dearly support the method of disdosure (i.e. NDIMND, EIR), alternatives, and mitigation of environmental impads. The following criteria must be evident when an EIR is required by the Lead Agency (CITY OF LOS ANGELES) per CEQA Guidelines section 15065 (Mandatory Findings of Significance); a project will have a significant effect if it will:

Substantially degrade environmental quality Substantially reduce fish or wildlife habitat. Cause a fish or wildlife habitat to drop below self-sustaining levels. Threaten to eliminate a plant or animal community. Reduce number, or restrict range of a rare, threatened, or endangered species. Eliminate important examples of major periods of California history or prehistory. Achieve short-term goals to the disadvantage of long-term goals. Result in environmental effects that are individually limited but cumulatively considerable. Result in environmental effects that will cause substantial adverse effects on human beings.

PREPARED BY

M. Susan Whisnant

TITLE

City Planning Assistant

TELEPHONE #

(81 8) 374-5044

DATE

August 2004

FISH AND GAME FEE (AB 3 1 58)

Based on the Initial Study prepared by the Environmental Staff, it is recommended that the project be:

(J) Exempt from the Fish and Game Fee*

( ) Not Exempt from the Fish and Game Fee

Items checked on the Initial Shdy Checklist (circle when appropriate):

HAZARDS AND HAZARDOUS MATERIALS: VII a @ VJI c VII d VJI e WI f

MANDATORY FINDINGS: XW a XVII b XVII c

* A Certificate of Fee Exemption will be prepared by the environmental staff

CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION

De Minimis Impact Finding

I ZA NO.

PROJECT TrrLE (INCLUDING ITS COMMON NAME, IF ANY) TRACTPARCEL MAP NO.

PROJECT DESCRIPTION

MND NO.

General Plan Amendment from Low Medium I Residential to Medium Residential and a corresponding Zone Change from RD5-1 to R3-1 to allow development of 2 symmetrical multiple-family residential apartment buildings (maximum 15 units per building) that will provide a maximum of 30 residential units on a 31,064 square- foot lot. Parking will be provided in grade-level parking garages beneath the 2-story buildings at a rate of 2 vehicles per dwelling units and W guest space per dwelling unit, for a total of 75 spaces. The applicant is requesting an exemption from Site Plan Review.

PROJECT ADDRESS

91 00 and 901 3 North Telfair Avenue; Sun Valley-La Tuna Canyon

COUNTY OF LOS ANGELES

I APPLICANT NAME AND ADDRESS

Adel K. and Virginia B. El-Sahn 4444 Canoga Drive Woodland Hills, CA 91 364

-

FINDINGS OF EXEMPTIONS

Based on the Initial Study prepared by the City Planning Department and all evidence in the record, on August. 2004 it is determined that the subject project, which is located in Los Angeles County, WILL NOT have an adverse impact in wildlife resources or their habitat as defined by Fish and Game Code Section 71 1.2 of the Fish and Game Code, Because:

[ ] The Initial Study prepared for the project identifies no, potential adverse impact on fish or wildlife resource: as far as earth, air, water, plant life, animal life, or risk of upset are concerned.

[ X ] Measures are required as part of this approval which will mitigate the above mentioned impacts, to a level of insignificance.

[ ] The project site, as well as the surrounding area (is presently) (was) developed with residential structures and does not pfovide a natural habitat for either fish or wildlife.

I CERTIFICATION

I hereby certify that the Los Angeles Planning Department has made the above findings of fact and that based upon the initial study and hearing record the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 71 1.2 of the Fish and Game Code.

DATE OF PREPARATION

CHIEF PLANNING OFFICIAL

PRINT NAME

SIGNATURE

I I

LEAD ClTY AGENCY LOS ANGELES ClTY PLANNING DEPARTMENT, 200 N. SPRING STREET, ROOM 763, LOS ANGELES, CA 90012 COUNTY OF LOS ANGELES (FORM 4/92)

EXHIBIT E-6

Concerned Citizens Apposed to rezoning The 9100 Telfair N. Avenue Property

9 1 00 N. Telfair Avenue is currently zoned for RD-5. Z& LLd, g q 0 1 3 hJ % [ h e . L,

Concerned Citizens and Neighbors are against a 23-unit apartment development nonconforming to existing zoning laws versus a 6 unit resident development conforming to existing laws.

Disadvantages of 23 Unit Development Nonconforming to existing zoning laws Decreases single family residences DecreasedSlows down potential property value increase Maximizes adverse impacts on property in the vicinity Two-Car garage parking for 23x2=52 cars. This will ensure non-sufficient street parking and loading areas. Increase in traEc, crime, and trash Decreases the ability to protect the public health, safety, and welfare. Insufficient environment including stores, schools, open areas, for increased population. Continuation to the already existing problems with the school children loitering and vandalizing the residential homes. {which is currently being; addressed under separate cover.

Advantaees of a 6 Unit Development Conforms to existing zoning laws Increases single family residence Maximum potential increase in property value Prevent or minimize adverse impacts on property in the vicinity Beautify neighborhood Minimum traffk increase 2x6=12 cars versus 52 cars Minimal change in the ability to protect the public health, safety, and welfare.

Concern Citizen Ouestions about Municipal Zoning Laws and this Develo~ment Are there laws for non-conforming lots, structures, improvements, and uses? Have the owners conducted parking, loading, and trait studies for the area surrounding this development? Do the owners have Development Plan approval? Do the owners have Rezoning approval? Does this development take in consideration or does it fit "L.A. Smart Growth", "Sustainable Growth", or "Livable Communities" land use regulations?

Good Afternoon Mr. Dantona, ,

I am writing you this letter to document our community meeting held yesterday, August 17, 2005. To summarize our conversation at the community meeting, the Concerned Citizens of Telfair Avenue are opposed to the rezoning of the 9100 N. Telfair Avenue Development. To &l& 9 0 13 td 4 The ownersldevelopers are proposing to rezone the area to accommodate 16 additional units for sale. In this meeting, the Concerned Citizens Apposed to Rezoning the Telfair Avenue Development expressed their concerns that the current development plans would increase the population of the blocklneighborhood substantially, adding to the overcrowded population the area is currently experiencing. The concerned homeownerlneighbors have made an attempt to compromise an upgrade of the development from the currently zoned 6 units to no more than 10 units for the new development. Unfortunately, the ownersldevelopers are not willing to compromise with the homeowners/neighbors and agree on 10 units, which is a compromise in the eyes of the community. The ownersldevelopers do not seem to understand the current community problems and concerns. The proposed sale of 16 units versus 10 units would decrease substantial the amount of income that would be made by the new ownersldevelopers giving the community members the impression that money is the root of this objection to 10 units. The ownersldevelopers are not taking into consideration the problems the community members shared at the meeting. Therefore, we are requesting that your office supply information that would assist in processing the formal paperwork, including a list of the street addresses and radius map of the affected area. The concerned citizens want to submit whatever documentation is necessary that the Planning and Zoning office would need to receive in order to protest this unfortunate situation properly. Your immediate response would greatly be appreciated.

Sincerely, The Concerned Citizens Apposed to Rezoning the Telfair Avenue Development

Concerned citizens apposed to rezoning The 9100 Telfair Ave. Property

Concerned Citizens Apposed to rezoning The 9100 Telfair N. Avenue Propert

q o l 3 = \ h i p w e e ~ ~ c l o p L t Addresses On Allegheny:

Concerned Citizens Apposed to rezoning The 9100 Telfair N. Avenue Proper

4013 N. x \w i r k w ? u e b v o t w m e n ~ Addresses On Allegheny:

Concerned Citizens Apposed to rezoning The 9100 Telfair N. Avenue Proper

9013 RIFs;r N. hvenb.c. h v e l o g m ~ Addresses On Allegheny:

Concerned Citizens Apposed to rezoning: The 9100 Telfair N. Avenue Proper

q013 F1 ~ \ F o i i r Cverrve nev-kAk* Addresses On Allegheny:

11964,11970,11980,12001,12002,12005,12008,12014, ,

/

Concerned Citizens Apposed to rezoning

Addresses On Allegheny:

Concerned Citizens Apposed to rezoning

Addresses On Alle~heny:

Good Afternoon Mr. Dantona,

I am writing you this letter to document our community meeting held yesterday. August 17,2005. To summarize our conversation at the community meeting, the Concerned Citizens of Telfair Avenue are opposed to the rezoning of the 9100 N. Telfair Avenue Development.

The ownersldevelopers are proposing to rezone the area to accommodate 16 additional units for sale. In this meeting, the Concerned Citizens Apposed to Rezoning the Telfair Avenue Development expressed their concerns that the current development plans would increase the population of the blockheighborhood substantially, adding to the overcrowded population the area is currently experiencing. The concerned homeownerlneighbors have made an attempt to compromise an upgrade of the development from the currently zoned 6 units to no more than 10 units for the new development. Unfortunately, the owners/developers are not willing to compromise with the homeowners/neighbors and agree on 10 units, which is a compromise in the eyes of the community. The owners/developers do not seem to understand the current community problems and concerns. The proposed sale of 16 units versus 10 units would decrease substantial the amount of income that would be made by the new owners/developers giving the community members the impression that money is the root of this objection to 10 units. The owners/developers are not taking into consideration the problems the community members shared at the meeting. Therefore, we are requesting that your office supply information that would assist in processing the formal paperwork, including a list of the street addresses and radius map of the affected area. The concerned citizens want to submit whatever documentation is necessary that the Planning and Zoning office would need to receive in order to protest this unfortunate situation properly. Your immediate response would greatly be appreciated.

Sincerely, The Concerned Citizens Apposed to Rezoning the Telfair Avenue Development

COPY

OWNERSHIP LIST

1 APN: 263 1-002-013 APN: 263 1-002-030 3. APN: 2631-002-035,037,039 MICHAEL c & EMrLIE A. HILL & p o R m I T Y AMEmcAN NINE HUNDRED BURNET APA EIGHTY 9 13 8 TELFAIR AVE 1 197 1 ALLEGHENY ST # 1 PO BOX 7070

SUN VALLEY CA 91352-1837 BEVERLY HILLS CA 902 12-7070

4. APN: 263 1-002-038 5. APN: 263 1-004-002 ? 6. APN: 263 1-004-007 MINAS DEVELOPMENT LLC RAFFI & MAR0 L. ROSTOMIAN MIRO INVESTMENTS LLC 22201 VENTURA BLVD STE 203 7 1 1 1 FOREST HILLS RD 120 14- 120 16 ALLEGHENY ST WOODLAND HILLS CA 9 1364-153 1 WEST HILLS CA 91307-1338 SUN VALLEY CA 91352-1800

7. APN: 263 1-004-01 0 8. APN: 263 1-004-017 ADEL K. & VIRGINIA B. EL-SAHN PAUL R. & EDYE E. STRATI'ON 4444 CANOGA DR 1 1907 WICKS ST

SUN VALLEY CA 9 1352- 1908

1 11. APN: 263 1-004-027 MONICA VIZCAINO 9074 TELFAIR AVE SUN VALLEY CA 91352-1937

14. APN: 263 1-004-030 JOSE URBINA 9068 TELFAIR AVE SUN VALLEY CA 91352-1937

'17. APN: 263 1-004-033 CARMEN 0. VAZQUEZ 9062 TELFAIR AVE # 7

20. APN: 263 1-004-036 ELBA CORCIO 9052 TELFAIR AVE SUN VALLEY CA 91 352-1948

23. APN: 263 1-004-039 AURELIO H. MARTINEZ 1 1953 WICKS ST SUN VALLEY CA 9 1 3 5 2 - 1 9 3 4 c

wA4.h w 6

9. APN: 263 1-004-018 JON & FAYE BELYEU 1962 1 WELLS DR TARZANA CA 9 13 56-3 828

* . a 12. APN: 263 1-004-028 * 13. APN: 263 1-004-029 SANDRA SOTELO CARMEN M. GARCIA 9072 TELFAIR AVE # 2 9070 TELFAIR AVE # 65 SUN VALLEY CA 9 1352-1937 SUN VALLEY CA 91352-1937

1 1 5 . APN: 263 1-004-031 $1 6. APN: 263 1-004-032 SO\! 0 RAMON MONTOYA

9066 TELFAIR AVE # 5 9064 TELFAIR AVE # 6 SUN VALLEY CA 91352-1937 $ T ~ &A SUN VALLEY CA 91352-1937

18. APN: 263 1-004-034 19. APN: 263 1-004-035 DAVID C. & SANJUANA MORALES JOHN C. PRATO 9060 TELFAIR AVE 14546 ARCHWOOD ST

VAN NUYS CA 91405-4601 -

21. APN: 263 1-004-037 22. APN: 263 1-004-038 RAUL GRACIANO DAVID BAEK 1 1955 WICKS ST # 65 8937 HADDON AVE

SUN VALLEY CA 91352-2419

* 24. APN: 263 1-004-040 JOSE A. & LETICIA CEBALLOS 11957 WICKS ST # 14 SUN VALLEY CA 91352-1934

26. APN: 263 1-004-042 ' 27. APN: 263 1-004-043 OSCAR A. & EMILSA M. SANCHEZ JESSICA LOPEZ

1 1963 WICKS ST SUN VALLEY CA 91352-1938

29. APN: 263 1-004-045 APN: 263 1-004-046 JOSE A. & PASTORA ULLOA PAUL W. ALLISON 11967 WICKS ST # 19 1 1971 WICKS ST # 20 SUN VALLEY CA 91352-1907% UN VALLEY CA 91352-1938

, 25. APN: 263 1-004-04 1 JLJLIAN V. MARTINEZ 1 1959 WICKS ST SUN VALLEY CA 91352-1934

28. APN: 263 1-004-044 PETRONILA FALLA 407 THOMPSON AVE GLENDALE CA 91201-2525

31. APN: 263 1-004-047 JAMES S. ST CLAIR 1 1969 WICKS ST SUN VALLEY CA 91352-1938

32. APN: 2631-004-048 .ALONSO FIGUEROA 11977 WICKS ST # 22 SUN VALLEY CA 91352- I938

r 3 3 . /

APN: 263 1-004-049 LORENA BELTRAN 1 1975 WICKS ST SUN VALLEY CA 91352-1938

. r 34. APN: 263 1-004-050 MARIA C. ORELLANA 11973 WICKS ST SUN VALLEY CA 91352-1938

\ 35. APN: 263 1-004-05 1 RUBEN G. MORALES 1 1983 WICKS ST # 25 SUN VALLEY CA 91352-1909

. 3 d APN: 263 1-004-052 MAURILIO & IRMA FLORES 1 1981 WICKS ST SUN VALLEY CA 9 1352-1909

w 7 . APN: 263 1-004-053 SPENCER MYLES

kQw 11979 WICKS ST # 27 'L' SUN VALLEY CA 91352-1909

38. APN: 263 1-004-054 SIXTO & ROSA MACIAS 1 1995 WICKS ST # 28 SUN VALLEY CA 9 1352- 1909

r r 39. APN: 263 1-004-055 MARC0 P MEZA 11993 WICKS ST

. SUN VALLEY CA 91352-1909

bC40. APN: 263 1-004-056 MANUEL & BENITO GONZALEZ 1 1991 WICKS ST

. 41. APN: 263 1-004-057 8 , 42. APN: 263 1-004-058 ROGELIO M. DE OCA OCA 1 1987 WICKS ST # 32 SUN VALLEY CA 91 3 52- 1909

r,. 43. APN: 263 1-004-059 MARlA CONTRERAS 11985 WICKS ST SUN VALLEY CA 91352-1909

OSCAR A. & TERESA J. MARTINEZ 1 1989 WICKS ST SUN VALLEY CA 91352-1909

44. APN: 263 1-004-060 JOSE G. & MONICA L. GUTIERREZ 9076 TELFAIR AVE SUN VALLEY CA 91 352-1937

4 45. APN: 2631-004-061 JORGE RAMIREZ 9056 TELFAIR AVE SUN VALLEY CA 9 1352- 1948

1

46. APN: 263 1-004-062 GAMALIEL MARTINEZ 9054 TELFAIR AVE

VALLEY CA 91352-1948

3

$ 48. APN: 263 1-004-065 JAIME SALDANA 9 130 TELFAIR AVE # 2 SUN VALLEY CA 9 1352-1 802

7 47 APN: 263 1-004-064 ~ O N S T A N T T N O & MARIA C. GARCIA

9 120 TELFAIR AVE UNIT 1 SUN VALLEY CA 91352-181 1

49. APN: 263 1-004-066 J- MONICO & CATALINA SANCHEZ

9 120 TELFAIR AVE UNIT 3 SUN VALLEY CA 91352-181 1

@ 52. APN: 263 1-004-069 &JOSE B. & CLAUDIA T. ALVARADO

91 20 TELFAIR AVE UNIT 6 SUN VALLEY CA 91352-1811

, 50. APN: 263 1-004-067 ANWAR & NENG S. MAHMUD 9 120 TELFAIR AVE UNIT 4 SUN VALLEY CA 91352-1811

a 5 1. APN: 263 1-004-068 ROXANA D. & DULA 0. AZABACHE 9120 TELFAIR AVE UNIT 5 SUN VALLEY CA 91352-1811

?53. APN: 263 1-004-070 FIDEL & FRANCISCA GUTIERREZ 9120 TELFAIR AVE UNIT 7 SUN VALLEY CA 91352-1812

54. APN: 263 1-004-07 1 LESBIA YANCOR 9120 TELFAIR AVE UNIT 8 SUN VALLEY CA 91352-1812

55. APN: 263 1-004-072 ALFONSO & GLORIA A. CARMONA 9 120 TELFAIR AVE UNIT 9

\

56. APN: 263 1-004-073 ALFRED0 & MARIA RODRIGUEZ 2093 1 SATICOY ST CANOGA PARK CA 91 304

, . 57. APN: 263 1-004-074 JUAN M. & MARIA I. CORTEZ 9 120 TELFAIR AVE UNIT 1 1 SUN VALLEY CA 91352-1812

4 5 8 . APN: 263 1-004-075 4 WALTER CORDOVA


9 60. APN: 263 1-004-077

c LETICIA FLORES 9 120 TELFAIR AVE UNIT 14 SUN VALLEY CA 91352-1814

f161. APN: 263 1-004-078 $FELIPE J. & MARIA A. SANCHEZ


59. APN: 263 1-004-076 ALFONSO SANCHEZ 9 120 TELFAIR AVE UNIT 13

62. APN: 263 1-004-079 I SOLEDAD LARA ' 9 120 TELFAIR AVE UNIT 16

SUN VALLEY CA 91352-1814

65. APN: 263 1-004-084 GROSS FRED J & FAMILY TRUST ? 11915 WICKS ST SUN VALLEY CA 91352-1908

68. APN: 263 1-005-024 VlCTOR REYNOSA 436 W 7'" ST # 1 LOS ANGELES CA 90014

71. APN: 263 1-005-027 DEAN I. HADA 1 15 13 SANTA MONICA BLVD LOS ANGELES CA 90025-3007

74. APN: 263 1-005-03 1 EDUARDO S. & FELIPA M. SEVILLA 18726 NATHAN HILL DR SANTA CLARITA CA 91 35 1-3447

0 9 77. APN: 263 1-005-043 ROBERT B. & ROSE G. WITT 9073 CAYUGA AVE SUN VALLEY CA 9 13 52-24 15

80. APN: 263 1-005-051 SHADOW HILLS CONGREGATION OF JEHOVAH'S WITNESSES 9638 HELEN AVE SUNLAND CA 91040-1 350

9 r 83. APN: 263 1-02 1-023 jLAWRENCE J. & CAROL A. ZIEHLER ! 1 1936 WICKS ST

SUN VALLEY CA 9 1352- 1907

A 86. APN: 263 1-033-033 ARMAND0 H. GARCIA 12026 WICKS ST SUN VALLEY CA 91352-2455

999. APN:2631-033-036 RAUL G. & YADIRA G. SANCHEZ 12010 WICKS ST SUN VALLEY CA 9 1352-2455

$63. APN: 263 1-004-080 JOSE G. & MARIA SANCHEZ 9 120 TELFAIR AVE UNIT 17 SUN VALLEY CA 91352-1814

66. APN: 263 1-005-022 - BENITEZ L. LUNA __ 9125 TELFA f l 352-1866

64. APN: 263 1-004-08 1,082 SBI ALLEGHENY LIMITED PTNSHP 17868 VICINO WAY PACIFIC PLSDS CA 90272-3 144

69. APN: 263 1-005-025 APN: 263 1-005-026 / ,

VALLEY CA 91352-1936

73. APN: 263 1-005-029,030 ? JAIME C. & AURORA B. ALEJANDRO 9243 CAYUGA AVE SUN VALLEY CA.91352-1304

r i75. M N : 263 1-005-041 SHOJI & KAZUKO FURUTANI 9085 CAYUGA AVE SUN VALLEY CA 91352-2415

i 76. APN: 263 1-005-042 MANUEL GUTIERREZ 9079 CAYUGA AVE

, 78. APN: 263 1-005-044 POPP VIRGIL & MARLENE & FAMILY

81. APN: 263 1-021-017 BERENDO PROPERTY 8222 MELROSE AVE STE 202 WEST HOLLYWOOD CA 90046-6838

79. APN: 263 1-005-048 MARIA ZAVALA 9057 CAYUGA AVE

no 82. APN: 2631-021-018 CAROL A. ADDCOX 1 1936 WICKS ST SUN VALLEY CA 9 1352-1907

84. APN: 263 1-02 1-024 85. APN: 263 1-032-903 RONALD & R. E. & S. RUSSOLESI L A UNIFIED SCHOOL DIST PO BOX 25782 PO BOX 2298 LOS ANGELES CA 90025-0782 LOS ANGELES CA 9005 1

@ 87. APN: 263 1-033-034 88. APN: 263 1-033-035 REYES RUDY A & RACHEL C & FAMILY '* JUAN D. SANCHEZ 12022 WICKS ST 12018 WICKS ST SUN VALLEY CA 91 352-2455 SUN VALLEY CA 91352-2455

90. APN: 263 1-033-037 JULIO & VILMA VILLALOBOS 9047 TELFAIR AVE

. 91. APN: 263 1-033-038 TERESZ HORVATH \ 9039 TELFAIR AVE

SUN VALLEY CA 91352-1933 SUN VALLEY CA 91352-1933

92. APN: 263 1-033-039 B~~ ARMAS JOSE J & ROSAURA & FAM

9033 TELFAIR AVE SUN VALLEY CA 91352-1933

LA UNIFIED SCHOOL DISTRICT 1425 SO. SAN PEDRO ST., RM. #404 PO BOX 2298-TERMINAL ANNEX LOS ANGELES CA 90051

REPRESENTATIVE PLANNING ASSOCIATES ATTN: LAURA STEELE 4040 VINELAND AVE STE 108 STUDIO CITY CA 91604

93. APN: 263 1-022-018 BERENDO PROPERTY 8222 MELROSE AVE STE 202 &ST HOLLYWOOD CA 90046-6838

CALTRANS STATE OF CALIFORNIA PROPERTY DEVELOPMENT, BRANCH #D 120 SO. SPRING ST. LOS ANGELES CA 90012

NP GC MAPPING SERVICE ATIN: GILBERT CASTRO 7 1 1 MISSION ST STE D SO PASADENA CA 91030

DIRECTOR OF PLANNING c I n OF BURBANK PO BOX 6459 BURBANK CA 91 5 10

OWNER ADEL K. & VIRGINIA B. EL-SAHN 4444 CANOGA DR WOODLAND HILLS CA 91364-533 1

EXISTING - ZONING

-. ZONE BOUNDARY LINE

S C A L E :

P 0 1 2 3 4 a

G I LEE R T CASTRO (626) 441 - 1080

D A T E : 06- 22-04

EXHIBIT E-8

los angeles city planning department · applicant: adel k and virginia b. el-sahn recommendation:...

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