Professional Documents
Culture Documents
WYATT
CHIEF ZONING ADMINISTRATOR
DEPARTMENT OF
CALIFORNIA
CITY PLANNING
MICHAEL J. LOGRANDE
R. NICOLAS BROWN
SUE CHANG
LOURDES GREEN
CHARLES J. RAUSCH, JR.
JIM TOKUNAGA
FERNANDO TOVAR
DAVID S. WEINTRAUB
MAYA E. ZAITZEVSKY
DIRECTOR
OFFICE OF
ZONING ADMINISTRATION
200 N. SPRING STREET, 7 FLOOR
Los ANGELES, CA 90012
(213)978-1318
FAX: (213) 978-1334
ERIC GARCETTI
www.planning.lacity.org
MAYOR
December 11,2014
All other use, height and area regulations of the Municipal Code and all other
applicable government/regulatory agencies shall be strictly complied with in the
development and use of the property, except as such regulations are herein
specifically varied or required.
2.
The use and development of the property shall be in substantial conformance with
the plot plan submitted with the application and marked Exhibit "A", except as may
be revised as a result of this action.
3.
The authorized use shall be conducted at all times with due regard for the character
of the surrounding district, and the right is reserved to the Zoning Administrator to
impose additional corrective Conditions, if, in the Administrator's opinion, such
Conditions are proven necessary for the protection of persons in the neighborhood
or occupants of adjacent property.
4.
All graffiti on the site shall be removed or painted over to match the color of the
surface to which it is applied within 24 hours of its occurrence.
A N E Q U A L E M P L O Y M E N T O P P O R T U N I T Y - A F F I R M A T I V E A C T I O N EMPLOYER
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5.
A copy of the first page of this grant and all Conditions and/or any subsequent
appeal of this grant and its resultant Conditions and/or letters of clarification shall be
printed on the building plans submitted to the Development Services Center and the
Department of Building and Safety for purposes of having a building permit issued.
6.
The applicant shall defend, indemnify and hold harmless the City, its agents,
officers, or employees from any claim, action or proceedings against the City or its
agents, officers, or employees relating to or to attack, set aside, void or annul this
approval which action is brought within the applicable limitation period. The City
shall promptly notify the applicant of any claim, action, or proceeding and the City
shall cooperate fully in the defense. If the City fails to promptly notify the applicant
of any claim action or proceeding, or if the City fails to cooperate fully in the
defense, the applicant shall not thereafter be responsible to defend, indemnify, or
hold harmless the City.
7.
Prior to the issuance of any grading and building permit, the applicant shall submit
the plot plan for review and approval to the Fire Department, Hydrants and Access
Unit (213 482-6543). Any conditions required by the Fire Department shall become
conditions of this grant. Said Department's approval shall be included in the form of
a stamp on the plans submitted to the Zoning Administrator.
8.
The proposed dwellings on the subject property shall not exceed a cumulative total
of 2,961 square feet of floor area. The proposed floor area shall be subject to the
slope analysis that is prepared by a registered civil engineer or licensed land
surveyor as required by the Single-Family Zone Hillside Area Development
Standards in Section 12.21 -C, 10(b) of the Municipal Code. The floor area shall
comply with the definition of "Floor Area, Residential" as defined in Section 12.03 of
the Municipal Code.
9.
The dwelling located at 2170 Stanley Hills Drive shall not exceed 25 feet 10 inches
in height. The dwelling located at 2172 Stanley Hills Drive shall not exceed 33 feet,
as shown on Exhibit "A", subject to the roof of the uppermost story of a building or
structure or portion thereof with a slope of 25% or greater in compliance with the
Municipal Code Section 12.21-C,10(d).
10.
11.
The proposed project shall comply with all requirements of the Department of
Building and Safety's Grading Division including the conditions of approval
contained in the Geology and Soils Report Approval Letter dated May 4, 2012 [Log
No. 76808]. All conditions of the grading approval shall be incorporated and printed
in the plans submitted to the Zoning Administrator and the Department of Building
and Safety for plan check.
PAGE 3
12.
Prior to the issuance of any permits, the street dedication and improvement
adjoining the subject property shall be made as required by the Bureau of
Engineering. Prior to the sign-off of the plans by the Zoning Administrator, evidence
of compliance with this condition shall be provided to the Office of Zoning
Administration.
13.
Prior to the issuance of any permit or sign off of the plans by the Office of Zoning
Administration, a tree plan shall be prepared by a Tree Expert as defined in Section
17.02. The report shall include a plot plan showing the location, size, type and
condition of all existing trees on the site and mitigation measures to ensure the
protection, relocation or replacement of affected trees during grading and
construction activities. The report shall identify the trees to be replaced, removed or
preserved, and shall indicate the size, type and location of the replacement trees.
Prior to the issuance of any temporary or permanent Certificate of Occupancy,
evidence showing that the existing trees have been preserved, relocated or
replaced in compliance with the tree report shall be submitted to the Office of
Zoning Administration.
14.
Prior to the sign-off of the Zoning Administrator, the applicant shall submit a
landscape and irrigation plan prepared by a landscape professional to the Office of
Zoning Administration. The plans shall be designed consistent with the City's Water
Conservation Ordinance so as to limit water consumption, minimize soil saturation,
promote soil stability, and preclude soil erosion.
Prior to obtaining a Certificate of Occupancy, the applicant shall submit evidence
showing that the landscape plan, as approved by the Office of Zoning
Administration, has been implemented and are operational.
15.
2)
PAGE 4
3)
4)
5)
6)
7)
Trucks hauling no current hauling activity shall not idle but be turned
off.
Proposed project activities (including disturbances to native and nonnative vegetation, structures and substrates) should take place
outside of the breeding bird season which generally runs from
March 1- August 31 (as early as February 1 for raptors) to avoid take
(including disturbances which would cause abandonment of active
nests containing eggs and/or young). Take means to hunt, pursue,
catch, capture, or kill, or attempt to hunt, pursue, catch, capture of kill
(Fish and Game Code Section 86).
2).
c.
PAGE 5
to
the
initiation
of
2)
3)
4)
Wildlife Corridor
No fencing, lighting, grading, planting of non-native vegetation, facilities or
hardscape shall be permitted within 40 feet from the easterly property line.
This Condition shall not preclude the installation of low-level security lighting.
d.
Tree Report
Prior to the issuance of a grading or building permit, the applicant shall
prepare and submit a Tree Report, prepared by a Tree Expert as defined in
Section 17.02, indicating the location, size, type and condition of all existing
trees on the site. Such report shall also contain a recommendation of
measures to ensure the protection, relocation, or replacement of affected
trees during grading and construction activities.
e.
f.
PAGE 6
2)
3)
Seismic
The design and construction of the project shall conform to the California
Building Code seismic standards as approved by the Department of Building
and Safety.
g.
h.
2)
b)
PAGE 7
specified by Section 91.7013 of the Building Code, including planting fastgrowing annual and perennial grasses in areas where construction is not
immediately planned.
i.
j.
k.
Geotechnical Report
1)
2)
The project shall comply with the conditions contained within the
Department of Building and Safety's Geology and Soils Report
Approval Letter for the proposed project, and as it may be
subsequently amended or modified.
Landslide Area
1)
2)
The project shall comply with the conditions contained within the
Department of Building and Safety's Geology and Soils Report
Approval Letter for the proposed project, and as it may be
subsequently amended or modified.
I.
m.
PAGE 8
2)
3)
n.
The applicant shall submit a parking and driveway plan to the Bureau
of Engineering and the Department of Transportation for approval that
provides code-required emergency access.
2)
PAGE 9
(2)
(3)
(4)
2)
3)
4)
The project shall comply with the City of Los Angeles Noise
Ordinance Nos. 144,331 and 161,574, and any subsequent
PAGE 10
3)
4)
The developer shall install appropriate traffic signs around the site to
ensure pedestrian and vehicle safety.
2)
3)
4)
5)
The developer and contractors shall maintain ongoing contact with the
administrator of Wonderland Avenue Elementary School (8510
Wonderland Avenue, 90046). 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
PAGE 11
activities are to occur. The developer shall obtain school walk and
bus routes to the schools from either the administrators or from the
LAUSD's Transportation Branch (323) 342-1400 and guarantee that
safe and convenient pedestrian and bus routes to the school be
maintained.
s.
t.
2)
3)
Construction Requirements/Restrictions:
a)
b)
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c)
d)
e)
f)
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2)
g)
h)
i)
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. Amplified music shall not be audible at the
neighboring properties.
The applicant shall obtain a haul route approval from the Board
of Building and Safety Commissioners for export/import in
excess of 1,000 cubic yards.
b)
c)
d)
e)
PAGE 14
f)
g)
h)
i)
j)
k)
I)
m)
(2)
u.
v.
PAGE 15
2)
b)
c)
d)
e)
f)
g)
and
use
of
2)
Install restroom faucets with a maximum flow rate of 1.5 gallons per
minute.
3)
A separate water meter (or submeter), flow sensor, and master valve
shutoff shall be installed for all landscape irrigation uses.
x.
f.
PAGE 16
Install no more than one showerhead per shower stall, having a flow
rate no greater than 2.0 gallons per minute.
2)
3)
2)
3)
(Construction/Demolition)
To facilitate on-site separation and
recycling of demolition and construction-related wastes, the
contractor(s) shall provide temporary waste separation bins on-site
during demolition and construction. These bins shall be emptied and
recycled accordingly as a part of the project's regular solid waste
disposal program.
PAGE 17
PAGE 18
If you seek judicial review of any decision of the City pursuant to California Code of Civil
Procedure Section 1094.5, the petition for writ of mandate pursuant to that section must be
filed no later than the 90th day following the date on which the City's decision became final
pursuant to California Code of Civil Procedure Section 1094.6. There may be other time
limits which also affect your ability to seek judicial review.
NOTICE
The applicant is further advised that all subsequent contact with this office regarding this
determination must be with the Zoning Administrator who acted on the case. This would
include clarification, verification of condition compliance and plans or building permit
applications, etc., and shall be accomplished BY APPOINTMENT ONLY, in order to assure
that you receive service with a minimum amount of waiting. You should advise any
consultant representing you of this requirement as well.
FINDINGS OF FACT
After thorough consideration of the statements contained in the application, the plans
submitted therewith, and the statements made at the public hearing on June 12, 2014, all
of which are by reference made a part hereof, as well as knowledge of the property and
surrounding district, I find as follows:
PAGE 19
BACKGROUND
The subject 7,500 square foot property is zoned R1-1 and has a frontage of 50 feet along
the east side of Stanley Hills Drive, with a depth of 150 feet. There are currently two singlefamily dwellings on the lot, in a state of disrepair. The project proposes to add 470 square
feet to an existing 864 square-foot single-family dwelling at 2170 Stanley Hills Drive and a
782 square-foot addition to an existing 845 square-foot single-family dwelling at 2172
Stanley Hills Drive, along with renovations to the existing dwellings. Four tandem parking
spaces are proposed, with a fifth, triple tandem space, noted on the plans.
The site visit revealed that most homes had little or setbacks and had garages placed up to
the front property lines or had carports in the same manner. Stanley Hills Drive and other
streets in the immediate area are within the Hollywood Hills and are very narrow throughout
most of their lengths. Parking is limited by Red Flag Days and areas of no allowed parking
in general.
Stanley Hills Drive, adjoining the properties on the northwest is a Substandard Hillside
Limited Local Street dedicated to a width of 20 feet and improved with asphalt roadway,
concrete curb and gutter.
Previous zoning related actions in the area include:
Case No. ZA2013-2087(ZAD) - On July 11, 2013, an application was submitted for
the construction of a 2,060 square-foot single-family dwelling on a lot, which does
not have a vehicular access route from a street improved with a minimum 20-foot
wide continuous paved roadway from the driveway apron that provides access to
the dwellings to the boundary of the Hillside Area, as otherwise required by Section
12.21-C,10(i)(3) of the Municipal Code. This application is simultaneously being
processed with the subject application by the same applicant. This project is located
on the southerly adjoining property at 2166 Stanley Hills Drive.
Case No. ZA2014-1621(ZAD(ZAA) - On May 8, 2014, an application was filed to
allow demolition of a 828 square-foot single family dwelling and the construction of a
new single-family residence, incorporating existing 560 square-foot accessory
building resulting in one 2,833 square foot structure at 2104 North Stanley Hills
Drive. The public hearing was held on this project on October 14, 2014.
Case No. ZA 2012-2822(ZAA)(ZAD) - On May 16, 2013, the Zoning Administrator
approved a Zoning Administrator's Adjustment from Section 12.21-C, 10(b)(3) to
permit 2,400 square feet of Residential Floor Area in lieu of the maximum 2,354
square feet otherwise permitted; and a Zoning Administrator's Determination to
permit the construction, use and maintenance of a new single-family dwelling on a
hillside lot which does not have a vehicular access route from a street improved with
a minimum 20-foot wide continuous paved roadway from the driveway apron to the
edge of the boundary of the Hillside Area, as otherwise required by Section 12.21C,IO(i)(3) of the Code at 2153 North Groveland Drive.
PAGE 20
PAGE 21
Construction of the project would eliminate wildlife habitat, destroy trees, and
would contribute to an increase in rodents and gopher.
Stanley Hills had no sidewalks, and so school children must walk in the street
to access Wonderland Elementary School. Construction is a danger to
children.
Litter from construction crews and the construction itself, and also gas and
oil leakage from construction trucks negatively impacts the street.
Three new large houses are too much for the neighborhood.
PAGE 22
On April 2, 2014, Paul Edelman of the Santa Monica Mountains Conservancy wrote
a letter stating that the proposed project "would have considerable adverse
ecological impacts on a distinct habitat block within the highly fragmented Laurel
Canyon Ecosystem," Mitigations measures were suggested.
PUBLIC HEARING:
The applicant proposes to build a single-family dwelling on a vacant lot located at 2166
Stanley Hills Drive under Case No. ZA 2013-2087(ZAD), and to remodel and add additional
floor area to two existing dwelling units located at 2170 and 2172 Stanley Hills Drive
[adjoining lots to the north] under Case No. ZA 2013-2084(ZAD).
A public hearing on the subject matter was held on June 12, 2014, and was attended by
the applicant, the applicant's representatives, residents in the area, and representatives of
the Bel Air-Beverly Crest Neighborhood Council, Laurel Canyon Association, and Council
District 4. The following testimony was taken for both applications proposed by the
applicant at 2166 Stanley Hills [ZA 2013-2087-ZAD], and 2170 and 2172 Stanley Hills
Drive [ZA 2013-2084-ZAD].
The applicant and representatives stated the following:
There are two existing dwelling units, originally built in the 1950s on 2170 and 2172
Stanley Hills Drive with a Certificate of Occupancy issued under the 2172 Stanley
Hills address. The existing dwelling units on site are in extreme disrepair and are an
eyesore to the neighborhood.
The proposed project will include a remodeling of the existing dwellings on 2170
and 2172 Stanley Hills Drive, and additional floor area will be added to the existing
units.
The applicant purchased the property in 2011 and loves Laurel Canyon. The subject
property has been vacant since 2000.
The applicant is in the entertainment business and is not a developer. The proposed
dwelling units will be occupied by the applicant and the applicant's family. The
applicant's mother in law will occupy the second unit.
The site is located afar from the wild life corridor. The project will maintain a rear
yard setback of more than 40 feet from the wild life corridor.
PAGE 23
The northerly adjoining property located at 2174 Stanley Hills Drive was remodeled
in a similar manner to the applicant's project. The remodel was completed in 2012.
The applicant is asking for the same privilege.
The project will comply with the Code requirements with respect to the setback,
building height and parking. No deviation from any of the building code
requirements is requested. The only request is a waiver of the street dedication and
improvement requirements off-site. The adjoining street in front of the subject
property will be dedicated and improved as required by the Code and by the Bureau
of Engineering.
Parking during construction will be accommodated on site.
The applicant has reached out to all adjacent neighbors, and all the adjoining
neighbors agreed to sign in support of the application.
The project architect stated that the existing two car garage was burned down and
needs to conform to the Code. The proposed project will require approximately
1,300 to 1,671 cubic yards of grading. Parking will be provided in compliance with
the Code. A total of five parking spaces, four of which are covered parking and one
of which is uncovered, will be provided at 2170 and 2172 Stanley Hills Drive. Two
parking spaces will be provided at 2166 Stanley Hills Drive.
Eight residents spoke, all in opposition to the proposed project stating the following:
Stanley Hills Drive is not designed for trucks.
The residents will experience adverse impacts on parking and traffic during the
construction. The construction vehicles will block the narrow roadway.
If Stanley Hills is blocked, it will take more than three times the travel time to take
alternate traffic route.
A flag man should be on site for oversized trucks.
The mitigation measures prepared for the project are not as inclusive as the
mitigation measures in ENV 2008-0831-MND, which were prepared for other
properties in the area.
No street parking is available for contractors.
The residents are concerned about a lack of enforcement and implementation of the
required conditions/mitigations. No mitigation monitor is required and the
Department of Building and Safety refused to enforce the required conditions.
PAGE 24
Mitigation measures are required, but, are not implemented; therefore, the project
impacts are not mitigated.
The proposed project does not comply with the required side yard setback.
The existing dwelling units on-site have been vacant for 14 years; therefore, the
applicant does not have a non-conforming right to remodel the units as proposed.
Contrary to the project architect's statement of fire on the subject property, the
residents have never seen fire on the subject property.
A resident at 2175 Stanley Hills Drive stated that he grew up at 2160 Stanley Hills
Drive and the house on the subject property has been vacant since the 1960s. The
front house was condemned. The proposed side yard setback does not conform to
the Code.
A resident at 2174 Stanley Hills Drive stated that his house was remodeled with no
changes to the existing footprint. No grading and removal of the existing trees were
required for his remodel.
The property owner of 2162 Stanley Hills Drive withdrew his prior support on the
subject application and stated that the existing structures on-site have been vacant
as long as he has lived in his property for 29 years.
The president of the Laurel Canyon Association expressed concerns about the
applicant's non-conforming rights to remodel the existing dwelling on the site, the
projects' compliance with the Hillside regulations, a lack of enforcement of the
required mitigation measures, and construction impacts. Stanley Hills in front of
2234 -2244 Stanley Hills Drive was widened by 2 feet prior to the construction of the
single family dwellings at that location. The project should be designed in keeping
with the neighborhood character.
The existing structures on the property do not have foundation and a nonconforming status to retain the existing units needs to be addressed.
The required 2-foot street widening should be completed prior to the construction of
the proposed project.
The applicant should work with the community and Neighborhood Council for the
construction impacts.
PAGE 25
The proposed project at 2166 Stanley Hills will be 31 feet 11 inches in height. The
two buildings at 2170-2172 Stanley Hills will be a maximum height of 25 feet 10
inches.
The proposed projects will be in compliance with all applicable Code requirements
including the required parking, a maximum floor area, building setback and height.
No deviation from the Code except for the subject request for a waiver of the off-site
street improvement is requested.
After testimony was taken, the Zoning Administrator took the case under advisement for
five weeks, four weeks of which are to allow the applicant to submit additional information
[e.g. verification of a non-conforming status on the existing two dwelling units and
conformance with the Hillside regulation required in Section 12.21-C, 10] and for an
additional week for public to review additional information/documents/comments received
to the file during the initial four-week advisement period.
In response to public comments, on July 7, 2014, the Department of City Planning has
issued an Addendum (Reconsideration) of the previously issued Mitigated Negative
Declaration (ENV2013-2085-MND). New mitigations to mitigate the potential environmental
impacts have been identified and circulated for the proposed project.
The following was received after the public hearing:
Eighteen e-mails/letters were received, some of which were duplicative and were in
response to an Addendum (reconsideration) of the previously issued ENV20132085-MND, all in opposition to the subject applications. The comments reflect a
reiteration of the prior comments/issues received at the hearing and prior to the
hearing including, but not limited to: non-conforming rights to remodel the existing
dwellings on the subject site, adverse impacts during construction, impacts on wild
life, parking and traffic impacts, construction staging area and a lack of
enforcement/monitoring of the imposed conditions/mitigation measures.
A letter dated August 6, 2014 was received from the Laurel Canyon Association in
response to the Addendum (Reconsideration) of the previously issued Mitigated
PAGE 26
Negative Declaration (ENV2013-2083-MND). The letter urges the City to reject the
proposed project.
A copy of the Plan Check Submittal dated April 12, 2012 for Permit
Application No. 12014-10000-01168 and 12014-10000-07169 with the
Zoning Manual for Section 12.23A3(a)3 for Additions and Alterations to
Residential Buildings in the A,R, and C Zones. It was noted "These houses
were built prior to R1 Zoning. Therefore, non-conforming rights should be
maintained." [ZA Note: It is not clear if it was noted by the applicant or staff at
the Department of Building and Safety.]
MANDATED FINDINGS
In order for a deviation from the zoning regulations to be granted, all of the legally
mandated findings delineated in Section 12.24-X,28 of the Los Angeles Municipal Code
must be made in the affirmative. Following (highlighted) is a delineation of the findings and
the application of the relevant facts of the case to same:
1.
The project site fronts onto Stanley Hills Drive, a substandard hillside street
improved with a width that is less than 20 feet. The subject property contains two
lots tied by use and is currently improved with two dwelling units, which were
originally constructed in the 1920s and 1950s. According to the neighbors, these
existing dwellings have been vacant for decades.
PAGE 27
The applicant purchased the property in late 2011 and proposes to remodel and
add additional floor area to the existing dwellings. The existing dwelling in the front
portion of the property at the 2172 Stanley Hills Drive address contains 845 square
feet of floor area and an additional 782 square feet of floor area is proposed to be
added resulting in a total of 1,627 square feet of floor area. The dwelling in the rear
at the 2170 Stanley Hills Drive address contains 864 square feet of floor area and
an additional 470 square feet of floor area is proposed to be added resulting in a
total of 1,334 of square feet.
Development on a lot fronting a substandard hillside limited street is required to
dedicate and improve the adjacent roadway per the Municipal Code Section 12.21C,10(i) which states the following:
"(i) Street Access.
(1) Street Dedication. For any new construction of, or addition to, a OneFamily Dwelling on a Lot fronting on a Substandard Hillside Limited
Street, no Building permit or Grading permit shall be issued unless at
least one-half of the width of the Street(s) has been dedicated for the full
width of the Frontage of the Lot to Standard Hillside Limited Street
dimensions or to a lesser width as determined by the City Engineer. The
appellate procedures provided in Section 12,37-1 of this Code shall be
available for relief from this requirement.
(2) Adjacent Minimum Roadway Width. For any new construction of, or
addition to a One-Family Dwelling on a Lot fronting on a Substandard
Hillside Limited Street that is improved with a roadway width of less than
20 feet, no Building permit or Grading permit shall be issued unless the
construction or addition has been approved pursuant to Section 12.24X,28 of this Code.
(3) Minimum Roadway Width (Continuous Paved Roadway). For any new
construction of, or addition to, a One-Family Dwelling on a Lot that does
not have a vehicular access route from a Street improved with a minimum
20-foot wide continuous paved roadway from the driveway apron that
provides access to the main residence to the boundary of the Hillside
Area, no Building permit or Grading permit shall be issued unless the
construction or addition meets the requirements of this Subdivision 10. or
has been approved by a Zoning Administrator pursuant to Section 12.24X,28 of this Code."
According to the referral form from the Bureau of Engineering, the adjoining street is
dedicated with a width of 20 feet and is improved with a roadway width of 18 feet.
The applicant proposes to dedicate and improve the adjoining street frontages as
required by the Bureau of Engineering; however, requests a waiver of the required
PAGE 28
street improvements off-site between the subject property and the boundary of the
Hillside Area as required in Section 12.21-C,10(i)(3) and as noted above.
The intent behind the Hillside regulations is to provide for safe vehicular access for
residents, visitors, and most critically, for emergency vehicles in case of fire or other
emergency. The property is located in a designated Red Flag Restricted Parking,
and in a Very High Fire Hazard Severity Zone. Any impairment to Fire Department
access to the site would expose residents of the properties as well as other
dwellings located in the area to an increased risk of fire in addition to other
emergency situations.
Prior to the construction of the proposed project, street dedication and
improvements to the portion of Stanley Hills Drive adjoining the front property line is
required in order to ensure that the proposed project is consistent with public street
standards for street width and access.
The Conditions of the grant incorporate requirements by the Fire Department
regarding hydrant location and access, as well as compliance with City ordinances
regarding fire safety, emergency access, and parking during Red Flag days.
In order to mitigate potential construction-phase parking impacts, prior to the
issuance of any permits, the applicant is required to submit a parking and
construction staging plan indicating where construction workers, contractors and
subcontractors' vehicles will be parked so as to mitigate street parking impacts
during construction. A shuttle service, if necessary, is required to transport the
construction workers. Additionally, the applicant has been required as a Condition of
the grant to post a cash or surety bond to provide street repairs if damage occurs as
a result of the project's construction. The project will provide parking for five
vehicles, four spaces of which are in the attached garage and one of which is
uncovered parking and located in the front yard, reducing potential demand for
street parking in association with occupancy of the dwelling.
The widening and improvement of the street right of way from the project driveway
to the hillside boundary, in full compliance with Section 12.21 -C,10(i)(3) would result
in the demolition of existing walls, fences and other improvements within the public
right-of-way and on private properties. The applicant does not have access to
property rights at these locations, making such improvements infeasible and without
a rational nexus; improvements necessary to meet the strict application of the Code
would not be proportional to the potential impacts generated by the project. As
such, approval of the relief sought by the applicant as conditioned can be deemed
to be in conformity with the public necessity, convenience, general welfare and good
zoning practice.
A matter of the applicant's non-conforming right to remodel the existing dwelling
units on site has been a contentious issue in the community. It should be noted that
the determination as to whether or not the applicant has a non-conforming right to
remodel and to make additions to the existing dwelling units is not under the
purview of the subject application, and the subject grant is limited to allow a waiver
PAGE 29
of the required street improvement off-site. The project is required to comply with all
applicable sections of the Municipal Code. Except for the required off-site street
improvement, no deviation from the hillside development standards required in
Section 12.21-C, 10 is requested or granted herein. As noted, the street frontages
will be dedicated and improved as required resulting in cumulative benefits to the
surrounding community. As such, the proposed dwelling will enhance the built
environment and remain compatible with the existing character of the surrounding
area.
The project's location, size, height, operations and other significant features
will be compatible with and will not adversely affect or further degrade
adjacent properties, the surrounding neighborhood, or the public health,
welfare and safety.
The design of the dwelling meets all applicable provisions of the single-family zone
Hillside area development standards, which were adopted to ensure that
development is compatible with the character of the hillside area and to improve
street access to the hillside community. According to the slope analysis submitted to
the file, a maximum of 3,120 square feet of floor area is permitted on the subject
property. The dwellings in front and in rear will contain 1,627 square feet and 1,334
square feet of floor area, respectively resulting in a cumulative total of 2,961 square
feet of floor area. An 8-foot street dedication will be provided along the street
frontage on Stanley Hills Drive. The project will provide the 5-foot front and 6-foot
side yard setbacks as required. The proposed dwellings in front and in rear will be
33 feet and 25 feet 10 inches in height, respectively, in compliance with the Code.
As such, the proposed project and its features will not adversely affect adjacent
properties or public health, welfare and safety.
The project substantially conforms with the purpose, intent and provisions of
the General Plan, the applicable community plan, and any specific plan.
The Hollywood Community Plan Map designates the property for R1-1 "Low II
Residential" land uses with corresponding zones of R1 and RS and height limited to
District No. 1. The property is not currently within the area of any specific plans or
interim control ordinances.
The basic use of the property is consistent with the General Plan and the
community plan. The granting of the relief does not alter the primary residential use
of the property and therefore conforms to the intent arid purpose of the General
Plan. The Plan's objectives include ensuring the availability of paved streets,
adequate sewers, drainage facilities, fire protection services and facilities, and other
emergency services and public utilities to support development in hillside areas. The
granting of the request will not adversely affect any elements of the General Plan.
The vehicular traffic associated with the building or structure will not create
an adverse impact on street access or circulation in the surrounding
neighborhood.
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The traffic associated with the dwelling itself will not create any additional adverse
impact on street access or circulation as the use remains that of a single-family
home and the addition of additional floor area to the existing dwellings will not
significantly alter the existing character and density in the area. The project will
provide four covered parking spaces in tandem and one uncovered parking for a
total of five parking spaces. The applicant will comply with all dedications and
improvements required in front of the property by the Department of Public Works.
In order to mitigate potential impacts during construction, a number of conditions
have been imposed. Prior to grading or any construction, neighbors will be provided
with building schedules and contact information to address their concerns/issues
associated with the construction. A contact person and phone number are required
to be posted at the site. In addition, all the mitigation measures of the
environmental document have been made conditions of this grant.
This grant specifically requires that the applicant fulfill the requirements of on-site
street dedication and improvement to contribute a proportional share of
improvements on the adjoining street, Stanley Hills Drive along the property
frontage. Development plans are required to be submitted for review and approval
by the Fire Department. Construction vehicles are not allowed to be parked or
stored along the public right-of-way, and construction materials are stored off the
street, in order to maintain vehicular and pedestrian access for area residents,
emergency personnel, and visitors. The applicant is required to maintain a roadway
width of not less than 10 feet on Stanley Hills Drive during construction. Conditions
of approval are imposed to assure review by the responsible City agencies, and
ultimately, development that is consistent with the intent of the Code. As such,
approval of the requested relief will not result in the creation of an adverse impact
on street access or circulation in the surrounding neighborhood.
5.
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The applicant has submitted a Soil/Geology Report Approval, which was approved
by the Department of Building and Safety. The approval includes 37 conditions of
approval. The Conditions of this grant establish that the geotechnical study is
subject to final approval by the Department of Building and Safety to ensure that
development is in compliance with any measure deemed necessary in regards to
grading, drainage, slope stability, structural foundations, and other geotechnical
characteristics of the project. During the dwelling construction phase, the conditions
require all construction equipment and vehicles to be parked on-site or at the
staging area, and that all construction materials are stored similarly. Conditions
provide assurances that vehicular access and public safety are maintained during
and upon completion of the construction phase. As conditioned herein, construction
and use of the dwelling will not have a materially adverse safety impact on the
surrounding neighborhood.
6.
7.
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General Plan as the basic use of the property is consistent with the General Plan.
Therefore the grant, as conditioned, is found to be in conformity with the objectives
of the General Plan.
ADDITIONAL MANDATORY FINDINGS
8.
The National Flood Insurance Program rate maps, which are a part of the Flood
Hazard Management Specific Plan adopted by the City Council by Ordinance No.
172,081, have been reviewed and it has been determined that this project is located
in Zone X, areas of 500-year flood: areas of 100-year flood with average depths of
less than 1-foot or with drainage areas less than 1 square mile; and areas protected
by levees from 100-year-flood..
9.
SUE CHANG
Associate Zoning Administrator
Direct Telephone No. (213) 978-3304
SC:lmc
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