Initial Study Sepulveda LLC Apartment Project City of Los Angeles

281 Pages·2017·36.74 MB·English

by  Windows User

DEPARTMENT OF CITY PLANNING
RECOMMENDATION REPORT

City Planning Commission Case No.: CPC-2016-2751-VZC-DB-
SPR
Date: April 27, 2017 CEQA No.: ENV-2016-2752-MND
Time: After 8:30 A.M.* Incidental Cases: VTT-74705
Place: Van Nuys City Hall Related Cases: N/A
Council Chambers, 2nd Floor Council No.: 6
14410 Sylvan Street Plan Area: Mission Hills – Panorama
Van Nuys, CA 91401 City – North Hills
Specific Plan: N/A
Public Hearing: January 17, 2017
Certified NC: North Hills East
Appeal Status: Vesting Zone Change is Existing Zone: RA-1, C2-1
appealable only by the
Proposed Zone: R3-1, C2-1
applicant to City Council if

disapproved in whole or in Applicant: Art Simonian, Sepulveda
part. Density Bonus is Apartments, LLC
appealable to City Council by
Representative: Benjamin Fiss, Pacific
abutting owners. Site Plan
Zoning, LLC
Review is appealable to City
Council.
Expiration Date: April 10, 2017
Multiple Approval: Yes

PROJECT 8811 – 8845 North Sepulveda Boulevard
LOCATION: (15430 West Rayen Street, 8832 – 8840 North Langdon Avenue)

PROPOSED The demolition of existing structures and the construction of a new 364-unit apartment
PROJECT: building, with eleven (11) percent set aside for affordable housing. The project will vary in
height from two- to three-stories of dwelling units above one-level of on-grade parking near
Langdon Avenue to four- and five-stories of dwelling units above two-levels of on-grade
parking near Sepulveda Boulevard. The project will provide a total of 557 automobile parking
spaces, 368 long term bicycle parking spaces, and 37 short term bicycle parking spaces.

REQUESTED 1) Pursuant to CEQA Guidelines Section 15074(b), consideration of the whole of the
ACTION: administrative record, including the Mitigated Negative Declaration, No. ENV-2016-2752-
MND (“Mitigated Negative Declaration”), all comments received, the imposition of
mitigation measures and the Mitigation Monitoring Program prepared for the Mitigated
Negative Declaration.

2) Pursuant to LAMC Section 12.32-F and Q, a Zone Change from RA-1 to R3-1;

3) Pursuant to Section 12.22-A,25 of the Los Angeles Municipal Code (LAMC), a set aside of
11 percent (44 units) reserved for Very Low Income Households, to permit the
construction of 364 residential units, utilizing Parking Option 1 and requesting two on-
menu incentives:
a. a Floor Area Ratio (FAR) of 3:1 on the portion of the site which is zoned C2-1 and is
located within 1,500 feet of a rapid bus stop;
b. to permit vehicular and pedestrian travel from the less restrictive to more restrictive
zone; and

4) Site Plan Review for the construction of 50 or more dwelling units.

Case No. CPC-2016-2751-VZC-DB-SPR
TABLE OF CONTENTS

Project Analysis ........................................................................................................ A-1
Project Summary
Background
Issues
Conclusion

(T) Conditions ............................................................................................................ T-1

(Q) Conditions .......................................................................................................... Q-1
Conditions of Approval ............................................................................................. C-1
Findings ...................................................................................................................... F-1
General Plan/Charter Findings
Entitlement Findings
CEQA Findings

Public Hearing and Communications ....................................................................... P-1

Exhibits:
Exhibit A – Architectural Plans
Exhibit B – Maps (Vicinity and Radius Map)
Exhibit C – VTT-74705 Determination Letter
Exhibit D – Environmental: ENV-2016-2752-MND
D-1 – Mitigation Monitoring Program ENV-2016-2752-MND
D-2 – Regulatory Compliance ENV-2016-2752-MND
Exhibit E – Department Reports
Exhibit F – Public Comments
Case No. CPC-2016-2751-VZC-DB-SPR A-1

PROJECT ANALYSIS

Project Summary

The project site is an irregularly shaped site with frontage along Sepulveda Boulevard to the
east, Rayen Street to the north, and Langdon Avenue to the west. The site is presently
developed with a vacant nursery, which was in operation since the 1950s. The project would
demolish the existing structures on the site for the construction, use, and maintenance of a new
364-unit apartment building. The project will set aside 11 percent of the permitted density (44
dwelling units) for Very Low Income Households. The project proposes to provide a mix of unit
types which will include: 129 one-, 218 two-, and 17 three-bedroom units. The project will vary in
height from two- to three-stories of dwelling units above one-level of on-grade parking near
Langdon Avenue to four- and five-stories of dwelling units above two-levels of on-grade parking
near Sepulveda Boulevard. The project will provide a total of 557 automobile parking spaces,
368 long term bicycle parking spaces, and 37 short term bicycle parking spaces.

In conjunction with the request zone change, Case No. VTT-74705 was approved by the
Advisory Agency on April 14, 2017 for the merger of nine parcels into one lot. The map has
been conditioned to comply with the incidental zone change and would require the modification
of the map should CPC-2016-2751-VZC-DB-SPR not be approved for the requested zone
change from RA-1 to the R3-1 Zone.

Background

The project application was submitted to the Department of City Planning on August 2, 2016
with a request for a Vesting Zone Change, Density Bonus, and Site Plan Review. The
application was reviewed and deemed complete for processing on October 21, 2016. An
incidental Vesting Tentative Tract Map was submitted on October 27, 2016. The application was
reviewed and deemed complete for processing on November 23, 2016. As clarified in the
Department of City Planning Memo dated December 13, 2016, the project is exempt from
Measure JJJ because the application, which included a Vesting Tentative Tract Map, was
deemed complete prior to December 13, 2016.

The project site is an irregularly shaped site, consisting of nine parcels, and approximately 4.35
acres of lot area. The site has approximately 508 feet of frontage along the western side of
Sepulveda Boulevard, approximately 224 feet of noncontiguous frontage along the southern
side of Rayen Street, and 183 feet of frontage along the eastern side of Langdon Avenue. The
Case No. CPC-2016-2751-VZC-DB-SPR A-2

site is developed with a nursery, known as Green Arrow Nursery, which will be demolished as
part of the proposed project. On April 14, 2017, the Advisory Agency approved related Case No.
VTT-74705 for the merger of the nine parcels into one lot. Due to the site’s configuration, land
use designation, and zoning, the project site will be referenced as:

Westerly Portion: Consisting of 1.35 acres (58,696 square feet), with 50 feet of frontage
along Rayen Street and 183 feet of frontage along Langdon Avenue.

Easterly Portion: Consisting of 2.99 acres (130,458 square feet), with 174 feet of frontage
along Rayen Street and 508 feet of frontage along Sepulveda Boulevard.

The project site is located within the Mission Hills – Panorama City – North Hills Community
Plan. The Westerly Portion of the site is designated by the Community Plan with the Medium
Residential land use designation and is zoned RA-1. The Applicant has requested a zone
change from RA-1 to R3-1. The Easterly Portion of the site is designated by the Community
Plan with the Community Commercial land use designation and is zoned C2-1. The Applicant
has not requested a zone change for this portion of the site.

The project will be developed over on-grade parking that will be accessible from all three street
frontages. The Westerly Portion of the site will be developed with one level of on-grade parking
and two to three stories of residential dwelling units. The Easterly Portion of the site will be
developed with two levels of above grade parking and four to five stories of the residential
dwelling units. The Westerly Portion of the site will include fire lane access from Rayen Street,
as well as access to guest parking. The first and second levels of the parking located within the
Easterly Portion of the site will be wrapped with dwelling units and other residential amenities
and services. As designed the parking level will be screened from Sepulveda Boulevard. On the
Langdon Avenue side, the proposed parking level will be setback 52 feet from the western
property line and will be screened with the proposed first floor of the building that will consist of
a residential lobby and indoor recreational area.

As designed, residential and vehicular entryways will be located at each of the three street
frontages. Bicycle parking spaces have also been located to be easily accessible at the ground
level from each of the three streets as well. The project proposes to provide and install the
equivalent of one solar panel per dwelling unit. Additionally, the project proposes to provide 15
percent of the parking spaces to be wired for future EV charges and 5 percent to be installed
with chargers.

The project site is located within 1500 feet of the Metro Rapid Bus Line 734, which has a stop
located at the northwest corner of Sepulveda Boulevard and Parthenia Street.

Surrounding Properties

Located directly across the project site, on the western side of Langdon Avenue is Langdon
Avenue Elementary School. With the exception of one property, properties to the west, across
Langdon Avenue, generally have a land use designation of Medium Residential and are zoned
R3-1 and are developed with multi-family developments. The school site is designated and
zoned for Public Facility uses. The adjacent properties to the north of the project site have a
land use designation of Medium Residential and are zoned RA-1 or R3P-1. The properties are
developed with single- and multi-family developments. The property located on the northern
side of Rayen Street is developed with a church. The adjacent properties on the eastern side of
the project site are zoned C2-1 and are developed with various commercial uses.

Streets and Circulation
Sepulveda Boulevard is a designated Boulevard II, dedicated to a varying width of 135 to
145 feet at the project’s street frontage and is improved with curb, gutter, and sidewalk.
Case No. CPC-2016-2751-VZC-DB-SPR A-3

Rayen Street is a designated Collector Street, dedicated to a width of 50 feet and is
improved with curb, gutter, and sidewalk.

Langdon Avenue is a designated Local Street – Standard, dedicated to a width of 60 feet
and is improved with curb, gutter, and sidewalk.

Relevant Cases

Subject Property:

Case No. VTT-74705: On April 14, 2017, the Advisory Agency approved Vesting Tentative
Tract Map No. 74196 for the merger of nine parcels into one lot.

Surrounding Properties:

There are no relevant cases on the surrounding properties.

Public Hearing

A joint public hearing on this matter with the Deputy Advisory Agency and Hearing Officer was
held at Marvin Braude San Fernando Valley Constituent Services Center on Tuesday, January
17, 2017 (see Public Hearing and Communications, Page P-1).

Issues

Zoning

The project site consists of 4.34 acres of lot area, of which the westerly 1.35 acres is designated
by the Mission Hills – Panorama City – North Hills Community Plan for Medium Residential land
uses. The Medium Residential land use designation lists the R3 Zone as a corresponding zone.
The site is currently zoned RA-1, which is a low density, single-family zone that would permit
one dwelling per 17,500 square feet of lot area. The recommended zone change to (T)(Q)R3-1
would establish a zone with a residential density that is not only consistent with the land use
designation, but would permit the development of the underutilized project site with market rate
and restricted affordable housing.

The easterly 2.99 acres of the project site, which has frontage along the western side of
Sepulveda Boulevard and the southern side of Rayen Street, has a land use designation of
Community Commercial. The land use designation lists the CR, C2, C4, RAS3, RAS4P, and PB
Zones as corresponding zones. The Easterly Portion of the site is zoned C2-1, which is
consistent with the land use designation. The Applicant has not requested a zone change for
the Easterly Portion of the site.

Although the Applicant has not requested a zone change for the portion of the site that is zoned
C2-1, the Applicant has requested two On-Menu Incentives. In the C2 Zone, Height District 1
restricts the maximum Floor Area Ratio (FAR) to one and a half times the buildable area of the
lot. In order to develop the site with the proposed density and to ensure the habitability of the
dwelling units, the applicant has requested an incentive to permit a maximum FAR of 3:1 for the
Easterly Portion of the site. The requested R3 Zone in Height District 1 would permit a
maximum FAR of 3:1. As the project site would have a dual zone, the proposed building would
be subject to different development standards. As proposed, the building has been designed to
conform to the regulations of the requested R3 Zone and the existing C2 Zone. However, in
order to provide efficient use of the space and circulation, the Applicant has requested a second
Case No. CPC-2016-2751-VZC-DB-SPR A-4

incentive to permit access from the less restrictive C2 Zone to the more restrictive R3 Zone, as
prohibited by the Zoning Code.

Density and Affordability

The recommended R3 Zone for the westerly 1.35 acres (58,696 square feet) of the project site
would permit a maximum of 73 dwelling units. The existing C2-1 Zone would permit a maximum
of 326 dwelling units on the easterly 2.99 acres (130,458 square feet) of the project site.
Combined, the project site would be permitted a maximum of 399 dwelling units; however, the
project proposes to construct a maximum of 364 dwelling units.

Pursuant to LAMC Section 12.22-A,25, the project may qualify for up to a 35 percent density
bonus by setting aside a percent of the units for restricted affordable housing. While the project
qualifies for a 35 percent density bonus, the applicant has elected to not utilize the density
bonus for an increase in the number of units, but has requested two on-menu incentives
pursuant to LAMC Section 12.22-A,25. Pursuant to LAMC Section 12.22-A,25(e), the project
would be required to set aside 10 percent of the proposed units to qualify for two on-menu
incentives. The Applicant has proposed to set aside 11 percent of the 399 dwelling units, or 44
dwelling units, for Very Low Income Households. This would be equivalent to setting aside 12
percent of the proposed 364 dwelling units for Very Low Income Households.

Parking

At the public hearing, local residents cited concerns over the existing parking issues in the area
during the construction of the project and during its operations. Local residents stated that on-
street parking was already limited and the addition of 364 dwelling units would worsen the
parking problems in the area. A representative of the Our Lady of Peace Catholic Church
located at 15444 Nordhoff Street cited concerns of the loss of parking and closures of streets
and sidewalks during construction. The representative requested notification prior to the
beginning of construction. At the public hearing, the Representative indicated that although not
required to, the project would be providing guest parking spaces and would work with the
church to ensure that the construction of the project would not impact the its operations. The
Deputy Advisory Agency approved the incidental tract map, Case No. VTT-74705, with a
condition to provide a minimum of 10 guest parking spaces and modified the mitigation measure
to require notification of the church in addition to Langdon Avenue Elementary School prior to
the start of the demolition, grading, and construction phases of the project.

Security and Privacy

At the public hearing, local residents cited concerns over the existing crime in the area and
expressed concerns regarding security. One resident cited concerns over the loss of privacy
due to the proposed project being located across from her apartment unit.

In regards to the existing crime and security, the project site is currently developed with a
nursery which is no longer in operation. The proposed project would remove the existing
structures and construct a new 364 unit apartment building. As proposed, the dwelling units are
distributed throughout the entire 4.34 acre site and the project proactively treats each of the
three frontages as the front entryway of the project. The ground floor along Sepulveda
Boulevard will be utilized for lobby entrance, bicycle parking, office, mail room, and indoor
recreational areas. Although the project does not include a commercial component, the frontage
along Sepulveda Boulevard has been design to allow for constant activity. The ground floor
along Rayen Street is designed with vehicular driveways, as well as a bike kitchen. The ground
floor along Langdon Avenue has been designed with a lobby and indoor and outdoor
recreational areas. As proposed, the project would eliminate a substantially large vacant area
and would develop the project site with environmental design techniques to eliminate
Case No. CPC-2016-2751-VZC-DB-SPR A-5

unprotected, unutilized space to improve the site. In regards to privacy, the City does not
directly regulate privacy; however, provisions regulating minimum front, side, and rear yards
helps to address the issue of privacy. As proposed, the project complies with the setback
requirements of the requested R3 Zone and the existing C2 Zone.

Professional Volunteer’s Program

The project was reviewed by the Professional Volunteer’s Program (PVP) on October 18, 2016.
The volunteer committee generally had positive comments regarding the overall concept, site
layout and design of the project. The committee praised the configuration of the project given
the project site’s irregular shape. Comments included a more distinct parking entrance along
Sepulveda Boulevard given the width of street and the speeds of vehicles traveling on the
street, incorporation of additional landscaping to create an additional buffer from Sepulveda
Boulevard, and remove an architectural “comb” as it takes away from the design. In response to
comments from PVP, the applicant revised the design to remove the architectural “comb” and to
enhance the entrance to the parking with the use of accent colors and architectural recesses.
Landscaping within the public rights-of-way will be provided as approved by the Bureau of
Public Works.

Conclusion

Based on the public hearing, information submitted to the record, and the surrounding uses and
zones, staff recommends that the City Planning Commission approve and recommend the
adoption of a zone change from RA-1 to (T)(Q)R3-1 and the approval of the requested On-
Menu Density Bonus Incentives and Site Plan Review. Additionally, staff recommends that the
City Planning Commission find, based on its independent judgement, after consideration of the
entire administrative record, that the project was environmentally assessed under ENV-2016-
2482-MND for the above referenced project.
Case No. CPC-2016-2751-VZC-DB-SPR T-1
CONDITIONS FOR EFFECTUATING (T)
TENTATIVE CLASSIFICATION REMOVAL

Pursuant to Section 12.32-G of the Municipal Code, the (T) or [T] Tentative Classification shall
be removed by the recordation of a final parcel 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 approval or guarantees provided to the Department of City
Planning for attachment to the subject planning case file.

1. Responsibilities/Guarantees.

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

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

2. Dedication(s).

a. Sepulveda Boulevard (Boulevard II) – Dedicate a 20-foot radius property line return be
dedicated at the corner of Sepulveda Boulevard and Rayen Street adjoining the tract
along with a variable width sidewalk easement along the property frontage to allow for
construction of a 10-foot full width sidewalk.

b. Rayen Streeet (Collector Street) – Dedicate a 13-foot wide strip of land be dedicated
along Rayen Street adjoining the property frontage to complete a 33-foot wide half
right-of-way in accordance with Collector Street standards of Mobility Plan 2035.

c. Langdon Avenue (Local Street) – None.

3. Improvement(s).

a. Sepulveda Boulevard – Reconstruct the existing sidewalk to provide a new 10-foot
wide full width concrete sidewalk. Repair all broken, off-grade or bad order concrete
curb and gutters. Upgrade all driveways to standards to comply with ADA
requirements. Close all unused driveways with full height curb, 2-foot gutter, and
sidewalk. Repair or replace other existing public improvements that may get damaged
during construction of the proposed project. These improvements should suitably
transition to join the existing improvements.

b. Rayen Street – Construct additional surfacing to join the existing improvements to
provide a 18-foot half roadway in accordance with Collector Street standards of
Mobility Plan 2035, including asphalt concrete pavement, integral concrete curb, 2-foot
wide gutter, and a 15-foot wide concrete sidewalk. Upgrade all driveways to comply
with ADA requirements. Protect in place the existing 20-foot radius curb return at the
corner of Sepulveda Boulevard and Rayen Street and install ADA access ramp. Repair
Case No. CPC-2016-2751-VZC-DB-SPR T-2
or replace existing public improvements that may get damaged during construction of
the proposed project. These improvements should suitably transition to join the
existing and proposed improvements.

c. Langdon Street - Reconstruct the existing sidewalk to provide a new 10-foot wide full
width concrete sidewalk. Repair all broken, off-grade or bad order concrete curb and
gutters. Upgrade all driveways to standards to comply with ADA requirements. Close
all unused driveways with full height curb, 2-foot gutter, and sidewalk. Repair or
replace other existing public improvements that may get damaged during construction
of the proposed project. These improvements should suitably transition to join the
existing improvements.

d. Install tree wells with root barriers, plant street trees, and trim existing tree roots
satisfactory to the City Engineer and the Urban Forestry Division of the Bureau of
Street Services. The applicant should contact the Urban Forestry Division for further
information [phone].

e. Trees: Board of Public Works approval shall be obtained prior to the issuance of the
Certificate of Occupancy of the development project, for the removal of any tree in the
existing or proposed public right-of-way area associated with the improvement
requirements outlined herein. The Bureau of Street Services Urban Forestry Division is
the lead agency for obtaining Board of Public Works approval for the removal of such
trees.

4. Bureau of Street Services, Urban Forestry Division:

a. Plant street trees and remove any existing trees within dedicated streets or proposed
dedicated streets as required by the Urban Forestry Division of the Bureau of Street
Services. All street tree plantings shall be brought up to current standards. When the
City has previously been paid for tree plantings, the sub divider or contractor shall
notify the Urban Forestry Division (213-847-3077) upon completion of construction to
expedite tree planting. If Street tree removal is required call 311 or 1 800 996-2489 to
initiate the permitting process.

5. Bureau of Street Lighting: Prior to the recordation of the final map or issuance of the
Certificate of Occupancy (C of O), street lighting improvement plans shall be submitted for
review and the owner shall provide a good faith effort via a ballot process for the formation
or annexation of the property within the boundary of the development into a Street Lighting
Maintenance Assessment District. Construct new street lights:

a. Two (2) on Rayen Street,

b. If street widening per BOE improvement conditions, relocate and upgrade street lights;
four (4) on Sepulveda Boulevard.

6. Department of Transportation.

a. All requirements and conditions listed in the DOT traffic assessment letter dated July
14, 2016, and all subsequent revisions to this traffic assessment, be applied to the
tract map.

b. A parking area and driveway plan should be submitted to the Citywide Planning
Coordination Section of the Department of Transportation for approval prior to
submittal of building permit plans for plan check by the Department of Building and