City Planning Commission

Información en Español acerca de esta junta puede ser obtenida Ilamando al (213) 978-1300 CITY PLANNING COMMISSION REGULAR MEETING THURSDAY, FEBRUARY 26, 2015, after 8:30 a.m. VAN NUYS CITY HALL, COUNCIL CHAMBER, 2ND FLOOR 14410 SYLVAN STREET, VAN NUYS, CALIFORNIA 91401 David H. Ambroz, President Michael J. LoGrande, Director Renee Dake Wilson, AIA, Vice President Lisa M. Webber, AICP, Deputy Director Robert L. Ahn, Commissioner Jan Zatorski, Deputy Director Maria Cabildo, Commissioner Vacant, Deputy Director Caroline Choe, Commissioner Richard Katz, Commissioner John W. Mack, Commissioner Dana Perlman, Commissioner Marta Segura, Commissioner James K. Williams, Commission Executive Assistant II POLICY FOR DESIGNATED PUBLIC HEARING ITEM No. 4. Pursuant to the Commission=s general operating procedures, the Commission at times must necessarily limit the speaking times of those presenting testimony on either side of an issue that is designated as a public hearing item. In all instances, however, equal time is allowed for presentation of pros and cons of matters to be acted upon. All requests to address the Commission on public hearing items must be submitted prior to the Commission=s consideration of the item. EVERY PERSON WISHING TO ADDRESS THE COMMISSION MUST COMPLETE A SPEAKER=S REQUEST FORM AND SUBMIT IT TO THE COMMISSION STAFF. Written submissions are governed by Rule 10 of the Los Angeles City Planning Commission Rules and Operating Procedures, a copy of which is posted online at http://cityplanning.lacity.org/Forms Procedures/CpcPolicy.pdf. Day of hearing submissions (20 copies must be provided) are limited to 2 pages plus accompanying photographs. Submissions that do not comply with these rules will be stamped “File Copy. Non-Complying Submission.” Non- complying submissions will be placed into the official case file, but they will not be delivered to or considered by the CPC, and will not be included in the official administrative record for the item at issue. The Commission may ADJOURN FOR LUNCH at approximately 12:00 Noon. Any cases not acted upon during the morning session will be considered after lunch. TIME SEGMENTS noted * herein are approximate. Some items may be delayed due to length of discussion of previous items. The Commission may RECONSIDER and alter its action taken on items listed herein at any time during this meeting or during the next regular meeting, in accordance with the Commission Policies and Procedures and provided that the Commission retains jurisdiction over the case. In the case of a Commission meeting cancellation, all items shall be continued to the next regular meeting date or beyond, as long as the continuance is within the legal time limits of the case or cases. Sign language, interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request no later than three working days (72 hours) prior to the meeting by calling the Commission Executive Assistant at (213) 978-1300 or by e-mail at CPC@lacity.org. 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 agenized here, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. 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. AGENDAS are posted for public review in the Main Street lobby of City Hall East, 200 No. Main Street, Los Angeles, California, and are accessible through the Internet at www.planning.lacity.org. Click the Meetings and Hearings@ link. Commission meetings may be heard on Council Phone by dialing (213) 621-2489 or (818) 904-9450. GLOSSARY OF ENVIRONMENTAL TERMS: CEQA - Calif. Environmental Quality Act ND - Negative Declaration EIR - Environmental Impact Report MND - Mitigated Negative Declaration CE - Categorical Exemption 1. DIRECTOR’S REPORT A. Update on City Planning Commission Status Reports and Active Assignments 1. Ongoing Status Reports: 2. City Council/PLUM Calendar and Actions 3. List of Pending Legislation (Ordinance Update) B. Legal actions and rulings update C. Other items of interest 2. COMMISSION BUSINESS A. Advance Calendar B. Commission Requests C. Minutes of Meeting – February 12, 2015 3. PUBLIC COMMENT PERIOD The Commission shall provide an opportunity in open meetings for the public to address it, for a cumulative total of up to thirty (30) minutes, on items of interest to the public that are within the subject matter jurisdiction of the Commission. (This requirement is in addition to any other hearing required or imposed by law.) PERSONS WISHING TO SPEAK MUST SUBMIT A SPEAKER=S REQUEST FORM. ALL REQUESTS TO ADDRESS THE COMMISSION ON NON-PUBLIC HEARING ITEMS AND ITEMS OF INTEREST TO THE PUBLIC THAT ARE WITHIN THE JURISDICTION OF THE COMMISSION MUST BE SUBMITTED PRIOR TO THE COMMENCEMENT OF THE PUBLIC COMMENT PERIOD. Individual testimony within the public comment period shall be limited as follows: (a) For non-agendized matters, up to five (5) minutes per person and up to ten (10) minutes per subject. (b) For agendized matters, up to three (3) minutes per person and up to ten (10) minutes per subject. PUBLIC COMMENT FOR THESE ITEMS WILL BE DEFERRED UNTIL SUCH TIME AS EACH ITEM IS CALLED FOR CONSIDERATION. The Chair of the Commission may allocate the number of speakers per subject, the time allotted each subject, and the time allotted each speaker. CITY PLANNING COMMISSION 2 FEBRUARY 26, 2015 4. DIR-2014-2311-DB-1A Council District: 4 - LaBonge CEQA: ENV-2014-2312-CE Expiration Date: 3-9-15 Plan Area: Wilshire Appeal Status: Not further appealable PUBLIC HEARING Location: 740, 742 S. RIDGELEY DRIVE Proposed Project: Density Bonus Compliance for a project reserving at least 11 percent, or two dwelling units, of the 18 total “base” dwelling units permitted on the site for Very Low Income tenants/owners for a period of 30 years, for a project that proposes the construction of 25 total dwelling units, subject to the Conditions of Approval: a. Floor Area Ratio Increase. A 35 percent increase in Floor Area Ratio (FAR) from 3:1, or 18,975 square feet, to 4.05:1, or 25,616 square feet. b. Height. An increase in allowable maximum height from 45 feet to 56 feet. Requested Actions: An appeal of the Director of Planning’s Approval of two on-menu Density Bonus Affordable Housing Incentives pursuant to Los Angeles Municipal Code (LAMC) Section 12.22 A.25. Consideration of Categorical Exemption No. ENV-2014-2312-CE. Applicant: Sam Ghanouni, SG Design Appellant: Khosrow Ganjianpur Recommended Actions: 1. Deny the appeal of the approval of two on-menu Density Bonus Affordable Housing Incentives. 2. Sustain the determination of the Director of Planning approving two on-menu Density Bonus Affordable Housing Incentives to allow the construction of 25 residential dwelling units and modify condition No. 5 to covenant 55 years in lieu of 30 years. 3. Find that Categorical Exemption No. ENV-2014-2312-CE is adequate environmental clearance for the above referenced project, pursuant to the California Environmental Quality Act (CEQA) and Section 21082.1(c)(3) of the California Public Resources Code. Staff: Gabriela Juarez, (213) 978-1199 5. CPC-2014-4595-CU Council Districts: All CEQA: ENV-2014-4596-CE Expiration Date: 4-3-15 Plan Areas: All Appeal Status: Appealable to City Council PUBLIC HEARING – Completed on January 12, 2015 Location: CITYWIDE Proposed Project: The Department of Water and Power requests a master Conditional Use Permit to allow for certain types of solar installations that operate under the Feed-in-Tariff program. Applicable installations are rooftop or carport mounted, and not located in an open space, agricultural, or single family zone. Applicants for all types of other solar installations would need to pursue an individual Conditional Use Permit. No single physical project is being proposed as part of the subject request. CITY PLANNING COMMISSION 3 FEBRUARY 26, 2015  Requested Actions: 1. Consideration of Categorical Exemption No. ENV-2014-4596-CE as adequate CEQA clearance on the subject. 2. Pursuant to Los Angeles Municipal Code Section 12.24-U.7, a Master Conditional Use to permit the construction of certain types of solar installations operating under the Feed-in Tariff program. Applicant: Los Angeles Department of Water & Power, Solar Programs Development Recommended Actions: 1. Approve a Master Conditional Use Permit to allow certain types of solar installations operating under the Feed-in-Tariff (FiT) program. 2. Find that the request is Categorically Exempt (No. ENV-2014-4596-CE) from environmental review pursuant to: Article 19, Section 15301, Class 1; Section 15303, Class 3; Section 15307, Class 7; Section 15308, Class 8; and Section 15321, Class 21 of the California Environmental Quality Act. Staff: Deborah Kahen, Michelle Singh (213) 978-1166 6. CPC-2013-1003-CU-DB Council District: 6 – Martinez CEQA: ENV-2013-1004-CE Expiration Date: 3-7-15 Plan Area: Mission Hills-Panorama City- Appeal Status: Appealable to City Council North Hills PUBLIC HEARING – Completed on February 9, 2015 Location: 14689 W. NORDHOFF STREET Proposed Project: The conversion of two ground-floor storage rooms into two residential units in an existing 18-unit apartment building for a total of 20 residential units. The applicant is requesting to legalize the two units to satisfy an Order to Comply issued by the City. Requested Actions: 1. Pursuant to Section 21080(b) of the California Public Resources Code, consideration that the project is Categorically Exempt (No. ENV-2013-1004-CE) from environmental review pursuant Article III, Section 1 of the City of Los Angeles CEQA Guidelines under Class 1, Category 22. 2. Pursuant to Section 12.24 U26 of the Municipal Code, a Conditional Use to allow a density bonus greater than 35% (approximately 42%) to permit 20 residential units in lieu of the maximum 14 units allowed by the QRD1.5 zone. 3. Pursuant to Section 12.22 A25(g)(3) of the Municipal Code, the following Off-Menu Affordable Housing Incentives for a Density Bonus Housing Development Project for 20 residential units: a. To allow a 5-foot passageway in lieu of the 10-foot requirement. b. To allow for 5-foot side yards in lieu of the 6-foot side yards required for a three-story building. Applicant: Arsen Mkrtchyan Representative: Oscar Ensafi, Approved Plans, Inc. Recommended Actions: 1. Find that the project is Categorically Exempt (No. ENV-2013-1004-CE) from environmental review. 2. Approve a Conditional Use to allow a density bonus greater than 35% (approximately 42%), with the Conditions of Approval. CITY PLANNING COMMISSION 4 FEBRUARY 26, 2015  3. Approve the following Off-Menu Affordable Housing Incentives for a Density Bonus Housing Development Project, subject to the Conditions of Approval: a. To allow a 5-foot passageway in lieu of the required 10 feet. b. To allow for 5-foot side yards in lieu of the 6-foot side yards required for a three-story building. 4. Adopt the Findings. Staff: Milena Zasadzien, (818) 374-5054 7. CPC-2014-1947-CU-DB-SPP-SPPA-SPR Council District: 13 – O’Farrell CEQA: ENV-2014-1948-MND Expiration Date: 3-8-15 Plan Area: Wilshire Appeal Status: Appealable to City Council PUBLIC HEARING – Completed on January 16, 2015 Location: 211, 215, 217, 221, 223, 225, 227, 231, 233, 235, 237, 239, 241 N. VERMONT AVENUE, legally described as Lots: PT NE ¼ SEC 24 T1S R14W (Arbs 41, 42, 43, 44, 45 and 46); Block: None; and Tract: NE ¼ SEC 24 T1S R14W Proposed Project: The proposed project involves the demolition of an existing building with commercial/retail uses and a surface parking lot and the construction, use and maintenance of a mixed use commercial and residential building that is a maximum of 55 feet in height, four stories and contains 98,981 square feet of floor area with 100 residential apartment units, of which 99 units are restricted affordable and one manager’s unit that is market rate, 4,134 square feet of ground floor commercial space and provides 13,106 square feet of open space which includes 10,156 square feet of common open space and 2,950 square feet of private open space. The project also includes 111 vehicle parking spaces (102 residential parking spaces and nine commercial parking spaces) and 55 bicycle parking spaces (50 residential bike spaces and five commercial bike spaces) located in the rear at grade and within one subterranean parking level. The project is located in the C2-1 Zone within Subarea B (Mixed Use Boulevards) of the Vermont/Western Station Neighborhood Area Plan (SNAP) Transit Oriented District Specific Plan. Requested Actions: 1. Pursuant to Section 21082.1(c)(3) of the California Public Resources Code, consideration of Mitigated Negative Declaration No. ENV-2014-1948-MND for the above referenced project. 2. Pursuant to Section 12.24 U.26. of the Municipal Code, a Conditional Use to increase the density greater than the maximum allowed by the Density Bonus Ordinance. The applicant seeks a density bonus increase of 89 percent in order to permit 100 residential units (99 restricted affordable and one market rate manager’s unit) in lieu of 53 residential units. 3. Pursuant to Section 12.24 F. of the Municipal Code, impose a condition as part of the Conditional Use to exceed the area regulations to allow an approximately 2.31:1 Floor Area Ratio (FAR) in lieu of a 2:1 FAR required by Section 8.B.1. of the SNAP Specific Plan. 4. Pursuant to Section 12.22 A.25.(g)(2) of the Municipal Code, the applicant proposes to set aside 50 percent of the new restricted affordable units at the Very Low income level and 49 percent at the Low Income level with one market-rate manager’s unit and requests the following three on-menu incentives: a. An increase in height of five feet to allow an overall building height of 55 feet in lieu of the 50-foot height limit required by Section 8.B. of the SNAP. b. An increase in height of 11 feet to allow a building height of 41 feet for the 15-foot building stepback from the front property line in lieu of a building height of 30 feet for the 15-foot building stepback from the front property line required by Section V. Development Standard No. 6 of the SNAP Design Guidelines. CITY PLANNING COMMISSION 5 FEBRUARY 26, 2015  c. An increase in height of ten feet to allow a building height of 36 feet for the ten-foot building stepback from the front property line at the third floor in lieu of the second floor required by Section V. Development Standard No. 6 of the SNAP Design Guidelines. 5. Pursuant to Section 12.22 A.25(g)(3) of the Municipal Code, the applicant requests the following three off-menu incentives: a. A Waiver of Development Standards to permit an increase in height of 14 feet six inches allowing 39 feet six inches in Transitional Height in lieu of 25 feet required for buildings located within a distance of 0 to 49 feet from an abutting lot in Subarea A and to permit an increase in height of 15 feet five inches allowing 48 feet five inches in Transitional Height in lieu of 33 feet required for buildings located within a distance of 50 to 99 feet from an abutting lot in Subarea A required by Section 8.C. of the SNAP Specific Plan. b. A Waiver of Development Standards to permit a 20 percent decrease in the Transitional Height horizontal distance from an abutting lot in Subarea A permitting 0 feet to 39 feet in lieu of 0 feet to 49 feet and 40 feet to 79 feet in lieu of 50 feet to 99 feet required by Section 8.C. of the SNAP Specific Plan. c. A Waiver of Development Standards to permit a modified commercial serving loading space located in the parking garage in lieu of a minimum area of 600 square feet, a minimum height of 14 feet and a minimum width of 20 feet measured from the alley line required by LAMC Section 12.21 C.6. 6. Pursuant to Section 11.5.7 C of the Municipal Code, a Project Permit Compliance Review with the SNAP. 7. Pursuant to Section 11.5.7 E of the Municipal Code, Project Permit Adjustments from the Vermont/Western Transit Oriented District Specific Plan / Station Neighborhood Area Plan (SNAP), Ordinance 173,749, pursuant to Section 11.5.7 E of the Municipal Code, as follows: a. From Section V. Development Standard 6 (Stepbacks) of the SNAP Design Guidelines to allow a redistribution of building massing and volume equivalent to the total required stepbacks at the front facade along Vermont Avenue in lieu of the requirement that no portion of any structure exceed more than 30 feet in height within 15 feet of the front property line and a ten-foot setback of the second floor from the first floor frontage. b. From Section V. Development Standard 6 (Transparent Elements) of the SNAP Design Guidelines to allow 37 percent transparent building elements on the east elevation (front), 18 percent transparent building elements on the north elevation (side) and nine percent transparent building elements on the south elevation (side) in lieu of 50 percent on the front and side elevations and nine percent transparent building elements on the west elevation (rear) in lieu of 20 percent on the rear elevation. 8. Pursuant to Section 16.05 of the Municipal Code, a Site Plan Review for a project which creates, or results in an increase of 50 or more dwelling units. Applicant: Luxmi Vaz, Arjun Nagarkatti, AMCAL Meridian Fund, L.P. Representative: Eric Lieberman, QES Recommended Actions: 1. Adopt Mitigated Negative Declaration No. ENV-2014-1948-MND for the above referenced project. 2. Approve a Conditional Use, pursuant to Section 12.24 U.26. of the Municipal Code, to allow a density bonus increase of 89 percent in order to permit 100 residential units (99 restricted affordable and one market rate manager’s unit) in lieu of 53 residential units. 3. Approve a condition as part of the Conditional Use, pursuant to Section 12.24 F of the Municipal Code, to allow an approximately 2.31:1 Floor Area Ratio (FAR) in lieu of a 2:1 FAR required by Section 8.B.1. of the SNAP Specific Plan. 4. Approve the following three (3) on-menu incentives, pursuant to Section 12.22 A.25(g)(2) of the Municipal Code, requested by the applicant for a project totaling 100 dwelling units, reserving 50 for Very Low Income household occupancy and reserving 49 for Low Income household occupancy for a period of 55 years: CITY PLANNING COMMISSION 6 FEBRUARY 26, 2015  a. Height. A five-foot increase in the height requirement, allowing 55 feet in height in lieu of the normally required 50 feet. b. Height. An 11-foot increase in the stepback height requirement, allowing 41 feet in height in lieu of the normally required 30 feet. c. Height. A 10-foot increase in the stepback height requirement, allowing the stepback at the third floor in lieu of the second floor. 5. Approve the following three (3) off-menu incentives, pursuant to Section 12.22 A.25(g)(3) of the Municipal Code, requested by the applicant for a project totaling 100 dwelling units, reserving 50 for Very Low Income household occupancy and reserving 49 for Low Income household occupancy for a period of 55 years: a. Transitional Height. A 14-foot six-inch increase in the Transitional Height requirement, allowing 39 feet six inches in Transitional Height in lieu of 25 feet required for buildings located within a distance of 0 to 49 feet from an abutting lot in Subarea A and a 15-foot five-inch increase in the transitional height requirement, allowing 48 feet five inches in Transitional Height in lieu of 33 feet required for buildings located within a distance of 50 to 99 feet from an abutting lot in Subarea A. b. Transitional Height. A 20 percent decrease in the Transitional Height horizontal distance from an abutting lot in Subarea A, allowing 0 feet to 39 feet in lieu of 0 feet to 49 feet and 40 feet to 79 feet in lieu of 50 feet to 99 feet. c. Loading Space. A modified commercial serving loading space that has a minimum area of 360 square feet, a minimum height of 11 feet and a minimum width of 19 feet measured from the alley line in lieu of a minimum area of 600 square feet, a minimum height of 14 feet and a minimum width of 20 feet measured from the alley line required by LAMC Section 12.21 C.6. 6. Approve a Specific Plan Project Permit Compliance Review, pursuant to Section 11.5.7 C. of the Municipal Code, with the Vermont/Western Transit Oriented District Specific Plan / Station Neighborhood Area Plan (SNAP), Ordinance 173,749. 7. Approve Project Permit Adjustments from the Vermont/Western Transit Oriented District Specific Plan / Station Neighborhood Area Plan (SNAP), Ordinance 173,749, pursuant to Section 11.5.7 E of the Municipal Code, as follows: a. From Section V. Development Standard No. 6 (Stepbacks) of the SNAP Design Guidelines to allow a redistribution of building massing and volume equivalent to the total required stepbacks at the front facade along Vermont Avenue in lieu of the requirement that no portion of any structure exceed more than 30 feet in height within 15 feet of the front property line and a ten-foot setback of the second floor from the first floor frontage. b. From Section V. Development Standard No. 6 (Transparent Elements) of the SNAP Design Guidelines to allow 37 percent transparent building elements on the east elevation (front), 18 percent transparent building elements on the north elevation (side) and nine percent transparent building elements on the south elevation (side) in lieu of 50 percent on the front and side elevations and nine percent transparent building elements on the west elevation (rear) in lieu of 20 percent on the rear elevation. 8. Approve a Site Plan Review, pursuant to Section 16.05 of the Municipal Code, for a project that creates a maximum 98,981 square feet of development that includes 100 residential units and 4,134 square feet of commercial/retail space. 9. Adopt the Findings. Staff: Monique Acosta, (213) 978-1173 The next scheduled regular meeting of the City Planning Commission will be held on Thursday, March 12, 2015 at: City Hall 200 N. SPRING STREET ROOM 350 PUBLIC WORKS BOARD ROOM, 3RD FLOOR LOS ANGELES, CA 90012 CITY PLANNING COMMISSION 7 FEBRUARY 26, 2015  An Equal Employment Opportunity/Affirmative Action Employer As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate. The meeting facility and its parking are wheelchair accessible. Translation services, sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services must be requested 72 hours prior to the meeting by calling the Planning Commission Secretariat at (213) 978-1300 or by email at CPC@lacity.org. CITY PLANNING COMMISSION 8 FEBRUARY 26, 2015