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Proposed Comprehensive Plan (CP) - P2015054; Zoning Code Map Amendment (ZCMA) - P2015055; General Plan Map Amendment (GPMA) - P2015056; and Tentative Tract Map (TTM) - P2015057; to subdivide an existing 4.35 acre site located at 3814 Lenawee Avenue into 10 new land lots for the development of a 90 unit/110 bed senior citizen residential care facility for assisted living and memory care, 8 new single family homes and the retention of 1 existing single family home.
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Contact Person/Dept: Jose Mendivil, Associate Planner / CDD
Thomas Gorham, Planning Manager / CDD
Phone Number: (310) 253-5757
(310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: On May 4, 2016, a notice was posted on the site and was mailed to all the property owners and occupants within a 500 foot radius of the project site and emailed on May 6, 2016 to recipients of Planning Commission notices/GovDelivery. On May 18, 2016 a Revised Hearing Date was mailed to all the property owners and occupants within a 500 foot radius of the project site and emailed on May 18, 2016 to recipients of Planning Commission notices/GovDelivery. The notice was also published in the Culver City News on May 26, 2016.
Department Approval: Sol Blumenfeld, Community Development Director (6/2/16)
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RECOMMENDATION:
That the Planning Commission:
1. Adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) based on the Initial Study finding that the Project, with mitigation measures incorporated, will not have a significant adverse impact on the environment (Attachment No. 2); and
2. Recommend to the City Council Approval of Comprehensive Plan (CP) - P2015054; Planned Development (PD 14) Zoning Code Map Amendment (ZCMA) - P2015055; General Plan Map Amendment (GPMA) - 2015056; and Tentative Tract Map (TTM) - 2015057; subject to the Conditions of Approval as stated in Resolution No. 2016-P006 (Attachment No. 1).
PROCEDURES:
1. Chair opens the public hearing and calls for a staff report and Commission poses questions to staff as desired.
2. Commission receives comments from the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND:
Request
R and D Development, LLC (the Applicant) is requesting approval of a Comprehensive Plan; Planned Development/Zoning Code Map Amendment; General Plan Map Amendment; and Tentative Tract Map to redevelop a 4.35 acre R1 Zoned property located north of the intersection of Lenawee Avenue and Vicstone Court and directly south of the city limit line and the City of Los Angeles in the Blair Hills area (the Project). The Project known as Culver Place will include a subdivision of the site into 10 land lots, 9 of which will be R1 single family parcels and the tenth lot will be a 98,108 square foot parcel containing a 90 unit/110 bed senior citizen residential care facility for assisted living and memory care.
Existing Conditions/Project Site
The site is 189,439 square feet or 4.35 acres and contains one residential structure, a barn, and some accessory buildings. Most of the site is covered with vegetation or open fields and was historically used as a small farm. It ranges in elevation from 125 feet to 138 feet and gently slopes northeast, toward La Cienega Boulevard with an average grade change of 13 feet. The Newport-Inglewood fault is located to the northeast end of the site.
The site is bounded by Lenawee Avenue to the west, La Cienega Boulevard to the east, multi-family housing and the City of Los Angeles to the north, and the backyard of the single family homes on the north side of Vicstone Court. Surrounding zoning and land uses are listed below:
• West - Culver City R1 Zoning with one & two--story single family residential uses;
• East - L.A. City R1-1 (Single-Family) and OS-1XL (Open Space) Zoning with La Cienega Boulevard, parkland/hillside/open space and one & two-story single family residential uses beyond;
• North - RD2-1 (Multi-Family) and R1.5-1 (Attached Single-Family) Zoning with three-story townhomes, two-story condominiums & apartments;
• South - Culver City R1 Zoning with one & two--story single family residential.
Proposed Development
The Project consists of 10 new land lots, 9 of which will be planned as single family parcels and ranging in area from 5,138 square feet to 9,847 square feet. One oversized lot of 20,869 square feet will contain an existing single family dwelling that is proposed to remain. The tenth lot will be 98,108 square feet and will contain a 90 unit/110 bed residential care facility. It will operate as an assisted living and memory care center for senior citizens 65 years and older and for veterans. The project site will include an 18,265 square foot public right-of-way dedication for a new 15,146 square foot Cul de Sac and a 15 foot widening of Lenawee Avenue.
The assisted living facility will be approximately 75,394 square feet and will consist of 90 units in three levels. The 90 units will be divided into 22 memory care units, 41 studios, 25 one-bedroom units, and 2 two-bedroom units. There will be a kitchen and common dining area, activity areas, a theatre, gym, classroom/computer room, library, offices and nursing stations, and outside open space and courtyard areas. The architecture will be Spanish style with white stucco finish walls. Entry to the facility will be only from La Cienega Boulevard and exiting will only be onto the new cul-de-sac which intersects with Lenawee Avenue. There will be no exiting onto La Cienega Boulevard and no entry from the cul-de-sac.
The existing house will be located on the one oversized single family lot and the remaining 8 single family lots will each contain a two-story house with attached two-car garage. The single family homes will range in size from 3,018 to 3,535 square feet while the existing single family house will remain at 3,949 square feet. Generally the homes will be 4-bedroom/4bath and will vary in architectural style. Some homes will contain a mix of stucco and wood, stone veneer bases, and shingle roofs; some will be Spanish style with smooth stucco and tile roofs; others will have mainly wood finishes with shingle roofs.
Five of the new homes and the existing house will front along the approximate 225 foot long cul-de-sac street and the remaining three new homes will front along Lenawee Avenue. A portion of the project site facing Lenawee will be dedicated to the City in order to widen Lenawee Avenue. As required by State law, no structures are permitted within a 50 foot no build zone on either side of the fault (100 feet total) due to potential impacts from seismic activity. Portions of the Assisted Living facility surface parking lot and landscaping will be constructed in the no build zone which is permitted by State law.
ANALYSIS:
General Plan Amendment
The Culver City General Plan land use designation for the site is Low Density Single Family and a General Plan Map amendment is needed to change the land use designation to Planned Development. In general, in establishing a Planned Development District, the City Council must consider the standards for the zoning districts “most similar in nature and function to the uses proposed within the PD District” (Section 17.240.015). Nearby multi-family land uses in the vicinity of the project are designated PD in the General Plan to address the multi-family planned developments located along Lenawee Avenue and the surrounding residential neighborhoods are designated single family. The proposed project zoning will permit an assisted living/residential care facility that is “similar in nature” to the nearby multifamily development, while the single family portion of the project is “similar in nature and function” to the surrounding single family residential neighborhoods
Further, the General Plan Land Use Designation of Planned Development is intended to address larger development sites which often consist of more than one building on sites of one acre or larger. The intent of the PD designation is to provide larger sites with the opportunity to better integrate aesthetic and functional design considerations within the project and the larger community. The assisted living portion of the project will provide housing for senior citizens, memory care patients, and veterans. The assisted living area of the project is located on the eastern portion of the site closer to the multi-family housing to the north, some of which fronts La Cienega Boulevard. Use of the reminder of the site for nine new single family lots will be consistent with the existing single family land use pattern abutting the site to the west and south.
Zoning Code Amendment
The current zoning for the site is Residential Single Family R1. In order to implement the Project, the site is proposed to be rezoned to the Planned Development (PD) zone designation. The PD zoning district is consistent with the Planned Development Land Use designation of the General Plan (noted above) and will be consistent with the surrounding residential and commercial land use designations of the General Plan. A Planned Development or PD Zone is applied to areas of large scale, multiple family residential and/or commercial complexes developed with a Comprehensive Plan. The PD Zone can only be applied to sites that are one acre or larger and this subject site is 4.34 acres.
Comprehensive Plan
A Comprehensive Plan (CP) is required for the Project pursuant to Zoning Code Section 17.560, Comprehensive Plans, in order to develop a PD Zone area, in compliance with Chapter 17.240 (Planned Development Zoning Districts). The proposed CP includes the development standards and allowed land uses in the proposed PD Zone and reflects the proposed split use of the project site with approximately half the site dedicated for 9 single family parcels and the rest of the site for a residential care facility. The intent of a CP is to allow for flexibility in the application of the Zoning Code standards for large scale developments. A CP considers innovation in site planning in order to more effectively respond to site features, uses on adjoining properties, and other impacts that the Zoning Code may not be able to adequately address. The CP document, submitted as part of the Project application includes all the relevant land use and development standards for the Project including setbacks, building height, parking, permitted uses, site plan, floor plans, building elevations and renderings, building materials and colors, landscaping, and open space provisions (Attachment No. 6).
Land Use Provisions
The single family lot and houses proposed in the Comprehensive Plan are consistent with the Residential Single Family R1 Zone standards. The R1 development standards require a minimum lot size of 5,000 square feet. The 8 new single family lots range from 5,138 square feet to 9,847 square feet in area. The existing single family house which will remain will be located on a 20,718 square foot lot. The proposed 8 new single family homes do not exceed the maximum area allowed for R1 prior to the R1 amendments that went into effect on February 3, 2016. The application has was submitted in May of 2015 and deemed complete on January 26, 2016. Pursuant to Zoning Code Section 17.100.020, a land use permit application that have been determined to be complete before the effective date of any amendment to the Zoning Code, will be processed in compliance with the requirements in effect when the application was accepted as complete. Therefore the maximum area for the single family homes are based on the previous R1 Code standards that were in effect at the time the application was deemed complete (maximum dwelling size = 40% lot area + 1,500 sq.ft. for lots less than 8,000 square feet and 60% lot area for lots 8,000 square feet or more). All the lots meet this maximum dwelling unit size as outlined below:
Lot No. Lot Area Allowed maximum Proposed Dwelling Size
Dwelling Size
1 9,847 sf 5,908 sf 3,252 sf
2 5,643 sf 3,757 sf 3,355 sf
3 5,138 sf 3,555 sf 3,279 sf
4 5,400 sf 3,660 sf 3,535 sf
5 6,519 sf 4,107 sf 3,108 sf
6 6,394 sf 4,058 sf 3,290 sf
7 5,735 sf 3,794 sf 3,212 sf
8 7,523 sf 4,509 sf 3,430 sf
9 20,718 sf Existing Dwelling 3,949 sf
The Comprehensive Plan permits and also provides standards for the proposed assisted living facility. Assisted living facilities are included in the Zoning Code definition of Residential Care Facility as follows:
Facilities providing 24 hour residential, assisted living, social and personal care for children, the elderly, and people with limited ability for self-care. Varying levels of care and supervision are provided. Residential care facilities may include basic services and community space. Includes: board and care homes; children’s homes; transitional houses; orphanages; rehabilitation centers; convalescent homes, nursing home and similar facilities. Excludes facilities for persons requiring surgical or other primary medical treatment.
Typically a Residential Care Facility would require a Conditional Use Permit. However, as the proposed project is being processed as a Comprehensive Plan, the development standards and land use provisions for the assisted living facility will be contained in the Comprehensive Plan. As noted above, the assisted living facility will be on Lot 10 which is 98,260 square feet or 2.26 acres. This portion of the overall site is limited in construction due to a 100 foot no-build zone. The Inglewood Fault runs through the eastern end of the site at a northwest to southeast diagonal orientation which results in a similarly oriented 100 foot wide no-build zone. The assisted living facility can be accommodated on the 2.26 acre site with the no-build area used as surface parking and landscaping. The geometrics of the diagonal no-build area allow for a diagonal shaped structure with its front orientation towards La Cienega Boulevard.
Site Plan
The Project Site plan creates a split use area with the east side reserved as a large lot for the assisted living facility and the west portion developed as single family lots. At the west side the site is bisected by 225 foot long cul-de-sac street which ends at the rear and exiting portion of the assisted living facility. Six of the singe family lots front the new cul-de-sac street and the remaining three lots front Lenawee Avenue. The lots, except for the oversized lot that will be created for the existing single family house to remain, follow a conventional rectangular shape with some variation due to the curvature of the cul-de-sac. Each single family lot is designed with a single family house and attached garage with a driveway going from the street directly to the garage situated at the front of the lot, with 3 of the lots containing side entry garages. The single family lots are each site planned with detached dwellings containing standard front, rear, and side setbacks consistent with R1 development standards:
• Front Setback - 20 feet
• Side Setbacks - 5 feet
• Rear Setback - 10 feet
The lots along the cul-de-sac will follow the 20 foot front set back and will provide more than the minimum 10 foot rear setback ranging from approximately 12 feet to 37 feet. The lots fronting Lenawee Avenue will have a much larger front setback at an average of 35 feet due to a 10 foot wide storm drain and accompanying easement. The farthest west lot on the north side of the cul-de-sac will have a west facing side setback of 35 feet due to the storm drain noted above. The rear setbacks for the remaining three lots facing Lenawee Avenue will be from approximately 17 feet to 23 feet, exceeding the minimum 10 foot rear setback requirement. All of the homes will provide minimum 5 foot side setbacks.
The assisted living portion of the project site occupies the eastern half of the site. A large landscape patio area at the rear along with other rear and side landscaped areas will help to buffer the facility from the new homes and existing homes south of the site. The large “front lawn” portion of the site contains the surface parking, additional perimeter landscaping including a berm fronting La Cienega Boulevard, and the entrance to the site from a deceleration lane. This from area also includes the 100 foot wide no-build area necessary due to the Inglewood Fault running through this portion of the site. An 18 to 20 foot driveway is located on the northwest side and curves south around the rear of the care facility exiting onto the new cul-de-sac.
The assisted living facility will have following minimum setbacks:
• From fault Line - 50 feet
• From La Cienega Boulevard - 15 feet
• Side and Rear Setback - 10 feet
The assisted living facility will have a large setback facing La Cienega Boulevard due to the 100 foot wide no-build zone (50 feet from the center fault line in either direction of the fault line). The building is at a northwest/southeast diagonal due to the fault line orientation. At the point the building is closet to La Cienega Boulevard the setback will be 15 feet similar to a multi-family zone setback requirements. The side and rear setback standard will be 10 feet at its minimum. Landscaping along the rest of the rear portion of the facility and the exit driveway along the rear and north side of the building will result in an actual setback of 18 to 28 feet (along the rear and north portions of the driveway) and approximately about 120 feet across the rear lawn at its maximum distance to the cul-de-sac. These extra-long setback distances to property lines along with perimeter landscaping including trees will help to buffer the assisted living facility from the single-family uses.
The residential neighborhood design will include sidewalks, parkways, street trees, and on-site landscaping. The residential care facility will adhere to commercial on-site landscape requirement including parking lot trees and landscaped islands.
Architectural Design
The architecture of the Project is includes one uniform design for the residential care facility and varying designs for the single family homes.
Single Family Homes. The new homes will be 2 story with an attached garage and will generally contain four bedrooms and four bathrooms; they will vary in architectural style from Spanish style to traditional wood/stucco and shingle and will have sloped roofs. Most homes will have a two car garage with two of the new homes fitted with a third single car garage. All new homes will be articulated with second stores set in at varying distance from the first floor roof line; some homes will have multiple step backs facing the street at the second level. The traditional style homes will contain shingle roofs, a mix of wood cladding and stucco walls with some homes having a veneer stone at the base fronting the street. The Spanish style homes will have smooth stucco surfaces, tile roofs, and Juliette balconies on some homes. All houses will have porches or patios. Varying wall colors include white, green, grayish green, light tan, and off-white/vanilla; green, dark brown or light wood accents will be applied to window mullions and garage doors. Spanish tile roofs will be have traditional brick to dark yellow colors and shingle roofs will vary from tan to light gray to dark gray.
Assisted Living Facility. The architecture will be Spanish style with white stucco finish walls, light brick colored Spanish tile roofing, and brown colored exposed wood beams and window mullions; windows will generally be divided into 4 panels. The building will be divided into a two story section at the south end and three stories at the north end. The split height configuration will provide the main articulation with walls generally following a straight vertical plane to assure adequate interior area for individual units. Both the front and rear, facing east and west respectively, have entry patio features. At the front, a covered patio archway or portico provides a main entrance to the assisted living facility. This portico is open on three sides and allowed to encroach into the 100 foot wide no-build area. At the rear, a larger covered patio provides a shaded seating area and a second level outdoor deck over the patio roof. A portion of the first floor will contain a memory care unit which will surround a ground floor outdoor patio. This patio will have no direct access to the front, side, or rear portions of the building - access will be from the interior.
Building Height
The height limit for the single family homes will be consistent with the current code that allows up to 30 feet of height and two stories for a pitched roof. All the new homes will have pitched roofs and heights will range from 27 to 28 feet. The height limit for the assisted living facility will be 3 stories and 45 feet. The building will transition in height from 3 stories and approximately 42 feet along the northwest portion of the building to two stories and 32 feet at the southeast end of the site closer to the adjoining single family homes on Vicstone Court.
Sustainability:
The single family homes will not be subject to the City Green Building Ordinance or Solar Photovoltaic requirements because these requirements are not imposed on single family homes. However the assisted living facility as a multi-family type commercial use will be subject to these City requirements which will include roof top photovoltaics and LEED equivalent building features such as insulation and energy efficient windows. Other sustainability features for the entire site will include substantial perimeter landscaping including trees for the assisted living lot, new street trees, and landscaping for the single family lots. Drought tolerant species will be required for all landscaping - both on and off-site.
Open Space and Landscaping
The single family lots will provide ample open space. The extra-long front and rear setbacks will result in sufficient passive or active play areas for families. The front setback areas be landscape with live plant material consistent with the Zoning Code. The assisted living facility has a large rear open space landscape and patio area for residents and a landscaped central courtyard will provide passive open space for the memory care patients units. Decorative on-site landscaping will include a raised landscaped berm along La Cienega Boulevard to screen the parking area. The parking area will include trees, shrubs, and drought tolerant ground cover. Standard street trees and parkway will be installed along the cul-de-sac and Lenawee Avenue and street trees will be planted along La Cienega Boulevard.
Parking
Single Family Homes. The single family homes have standard 2-car garages with two homes having a third single-car garage. In addition, 20 foot long (or longer) driveways at a width of at least 16 feet will result in room for additional cars to park. Street parking will be added to the portion of Lenawee Avenue fronting the project and the cul-de-sac will also have street parking.
Assisted Living Facility. A Residential Care Facility requires 1 space per 3 patient beds. The facility will have a maximum of 110 beds requiring 37 parking spaces (110 beds X (1 sp/3bds). As outlined in the Comprehensive Plan, 52 parking spaces will be provided for the assisted living facility, 15 more than required by the Zoning Code.
ISL Ventures/Senior Living Management, LLC (ISL) will operate the assisted living facility and have indicated that the target population for the facility is senior citizens and veterans in need of assistance due to age and/or medical conditions and memory care patients. Residents of the facility will not be driving themselves and will rely on the facility’s shuttle service, off-site shuttle service covered by medical insurance, or visiting family members. The facility will operate 24 hours and staffed with a day shift from 9 AM to 5 PM, a night shift from 11 PM to 7 AM and split shifts covering the gaps and overlapping with the day and night shifts. According to the operator, on-shift peak employee count will be 34 with a potential of 34 cars parked at the site during that time. An additional 12 employees will be present during shift overlap for about 15 minutes with some employees leaving and others arriving. This results in a total of 46 employees at shift changes with a potential of 46 cars parked at the site during that time. The operator concluded 52 spaces (18 more during non-shift overlap periods and 6 more during the 15 minute overlap periods) would be needed to accommodate the facilities parking demand. The additional spaces would cover the on-site shuttle van when not in operation, visitors, and off-site caregivers/therapists who see their patients on-site. Visitors and off-site caregivers/therapists may come at go at various times of the day. Off-site shuttle services would not need parking since they would pick up and drop off at the designated drop/off site in front of the main entrance. A 44 foot long by 13.5 wide loading area will also be provided - this is separate from and in addition to the 52 spaces. The Fire Department will also have a designated area in front of the main entrance so they would not impact the on-site parking.
Lighting
Lighting for the assisted living facility, both on the building and in the parking area will be provided to ensure site security. The lighting will comply with Zoning Code requirements to not shine onto to adjoining properties or be excessively bright. The conditions of approval require that a lighting plan be submitted for review and approval by staff prior to building permit issuance. Standard street lights along La Cienega Boulevard, Lenawee Avenue, and the cul-de-sac will also be provided by the developer as a conditions of approval.
Traffic and Circulation
Based on the March 30, 2016 Traffic Impact Analysis prepared by Allan Engineering (Attachment No. 5), the project is expected to generate approximately 21 trips in the AM peak hour and 32 trips in the PM peak hour. The assisted living portion will generate 15 trips in the AM peak and 24 trips in the PM peak. The 110 bed unit facility’s target population is senior citizens in need of basic daily assistance due to age and medical complications and memory care patients. Residents will not have personal vehicles. Traffic will be generated by employees, visitors, caregivers, shuttle, paratransit, and first responders. Employee traffic will occur mainly at the intersection of 2 shifts (with one leaving and one coming); there are 3 shifts in one 24 hour so there is no constant coming and going of employees. The other traffic generators have no set schedule and traffic is spread throughout the day. The low traffic counts for the assisted living and single family homes noted above are below the City’s 50 trip threshold for either AM or PM peaks for a traffic study. Nevertheless a traffic impact analysis was conducted (noted above) to verify that there would not be any impacts created by the project due to the unique traffic circulation with entrance to the assisted living facility off of La Cienega Boulevard and exiting to the new cul-de-sac road. Three street segments were studied:
• Lenawee Avenue between Rodeo Road and Ivy Way
• Lenawee Avenue between Ivy Way and Wrightcrest Drive
• Wrightcrest Drive between La Cienega Boulevard and Lenawee Avenue.
The traffic analysis made the following conclusions:
• All of the assisted living trips will enter off of La Cienega Boulevard and exit onto the cul-de-sac and from there go either north on Lenawee Avenue to La Cienega Boulevard or south on Lenawee Avenue onto Rodeo Road. The facility is expected to generate 293 daily trips; the single family homes will generate 76 daily trips. The single family residents will enter and exit from either Lenawee Avenue directly (for the three homes with driveways off of Lenawee Avenue) or from the new cul-de-sac and from there to Lenawee Avenue (for the other 6 homes). Traffic from the single family homes will not have access to La Cienega Avenue.
• A detailed analysis of the three residential street segments was performed. The study found that for Future with Project scenario, using Culver City’s level of significance criteria for residential impacts, none of the study segments will be significantly impacted by the project trips.
• The project has adequate parking and internal circulation.
• To accommodate right turning vehicles decelerating into the assisted living facility, a right turn decelerating lane on southbound La Cienega Avenue is recommended. This will be a project condition.
• As a traffic calming measure, it is recommended that the City of Los Angeles investigate the need for a three-way stop control and associated pedestrian crosswalks at each leg of the corner of Bowcroft Street and Lenawee Avenue. This will be a project condition.
• As a traffic calming measure, it is recommended that a three-way stop control and associated pedestrian crosswalks at each leg of the corner of Lenawee Avenue and the new cul-de-sac be installed. This will be a project condition.
The City’s traffic consultant reviewed the Traffic Impact Analysis and agreed with the conclusions. It should be noted that currently at the corner of Lenawee Avenue and Ivy Way there is an existing 4-way stop sign. This means that as one drives south on Lenawee Avenue there will be two stops - one at Lenawee Avenue and Ivy Way and one at Lenawee Avenue and the new cul-de-sac. This will aid in slowing down traffic and if the City of Los Angeles agrees to a three way stop sign at Bowcroft Street and Lenawee Avenue, traffic will be further calmed. Internal circulation for traffic exiting the assisted living including emergency vehicles and delivery trucks will be provided by an 18 to 24 foot wide driveway. The Fire Department and the City’s traffic engineer determined these width are acceptable.
Required Street Improvements
Project conditions will require the following street improvements:
• Three-way stop control and associated pedestrian crosswalks at each leg of the corner of Lenawee Avenue and the new cul-de-sac stop signs as noted above;
• Recommendation to the City of Los Angeles to investigate the need for a three-way stop control and associated pedestrian crosswalks at each leg of the corner of Bowcroft Street and Lenawee Avenue as noted above;
• Deceleration lane along southbound La Cienega Boulevard fronting the project in order to safely reduce vehicular speeds for vehicles entering the site and remove project related vehicles from the faster moving thru traffic along southbound La Cienega Boulevard;
• Fire emergency parking lane at the entrance to the assisted living facility next to the entrance driveway in case first responders cannot access the site due to an incident or they need to exit onto La Cienega Boulevard;
• Red curb along the deceleration lane;
• New eight foot wide sidewalk along La Cienega Boulevard
• New 38 foot wide cul-de-sac street with a 10 foot wide sidewalk on either side of the street and a 32 foot curb radius bulb;
• 15 foot widening of Lenawee Avenue for the portion fronting the project site with new curb, gutter, sidewalk resulting in the alignment and continuation of the sidewalk south of the project site and elimination of the 15 foot wide off-set for this street;
• New street trees and street lights along the cul-de-sac, the portion of Lenawee Avenue fronting the project site, and the portion of La Cienega Boulevard fronting the project;
• New parkways along the cul-de-sac and the portion of Lenawee Avenue fronting the project site,
• New street parking along the cul-de-sac and the portion of Lenawee Avenue fronting the project site.
These improvements will improve overall pedestrian and vehicular circulation, provide for more safe travel paths with lighted streets, and provide a new source of greening with the street trees.
Construction Schedule and Management
The project will be built in three phases:
Phase I will include grading of the entire single family portion of the site and construction of three single family homes, a retaining wall, surface parking, and street/utility/landscape improvements. Phase I will take about 8 months to complete.
Phase II will include construction of the remaining five single family homes (the ninth home is existing and will remain). Phase II will begin about 8 months after the beginning of Phase I and is expected to last 5 months (total construction time of Phase I and II is 13 months).
Phase III will include grading of the residential care facility portion and construction of the assisted living facility, surface parking, utility/landscape improvements, installation of a water retention facility, and a retaining wall. Phase III will begin about two months after the beginning of Phase II and is expected to last 15 months (total construction time of Phases I, II, and III is 2 years/1 month).
During construction, there will be standard project conditions regarding construction management which will include traffic management and pedestrian protection. Construction related vehicles will be required to park on-site and not in the residential neighborhood. As one phase is under way the rest of the site will be available for construction employee parking, staging, and materials/construction vehicle storage. Another project condition will require that construction employees access the site from La Cienega Boulevard and exit onto Lenawee Avenue for safety purposes. Large trucks making deliveries and construction vehicles will be required to exit onto La Cienega Boulevard with flag people managing traffic.
Subdivision Map - Tentative Tract Map
Submitted with the project is a request for a Tentative Tract Map. Tentative Tract Map No. 72659 is a proposed 10 lot subdivision that will create nine single family lots and one commercial lot for residential care facility use. The map will include the new cul-de-sac and necessary dedications for the widening of Lenawee Avenue (Attachment No. 7). The Public Works Department has reviewed the proposed subdivision and found it to be in compliance with the State Subdivision Map Act and the CCMC subdivision ordinance (Title 15 of the CCMC).
Community Meetings and Outreach
Pursuant to the City’s Community Outreach Guidelines, the Applicant held one community meeting and made presentations at three Blair Hills Association meetings as part of its outreach to neighbors and community members for the project. The four meetings occurred as follows.
October 21, 2014 Blair Hills Association Meeting (7 PM)
Summary of Meeting/Concerns:
The project applicant made a presentation of the project including a history of the site, operations of the assisted living, circulation, and design and improvement features. The community had questions regarding the comparison of this project a previous proposal from 2010 for senior housing, the height of the residential care facility, the necessity for the zone change, and emergency operations at the facility. The applicant addressed the questions and promised to provide comps based on assisted living facilities for some people who were concerned about property values.
November 18, 2014 Blair Hills Association Meeting (7 PM)
Summary of Meeting/Concerns:
The applicant provided an update on the proposed development which included a proposed deceleration lane and a one way ingress off of La Cienega Boulevard and exiting onto Lenawee Avenue as recommended by the City. Traffic issues (including existing traffic issue along Lenawee Avenue) were also discussed and the City’s traffic consultant described the limits on the La Cienega Boulevard frontage that limits the entrance and prohibits an exit for the care facility given the high speeds on that street. The applicant talked about the all way stop that will be installed at the cul-de-sac and Lenawee Avenue. Community members asked if the beds could be reduced and some were concerned about the number of employees. They wanted a study that reviews the number of employees needed to serve the assisted living facility. The applicant stated that reducing the number of beds would make the care facility financially infeasible. He did review all the public right-of-way improvements the project will be providing.
March 17, 2015 Blair Hills Association Meeting (7 PM)
Summary of Meeting/Concerns:
An update was given on the project including the planting of new street trees. The applicant stated he would work with the City in reducing current traffic issue in the Blair Hills area with the implementation of the three and four way stops required by the project.
December 16, 2015 Community Meeting (7 PM)
Summary of Meeting/Concerns:
The applicant presented the project in its final design. The applicant summarized the project including design features, traffic flow and circulation, the deceleration lane, and care facility operations. People were concerned about construction impacts, traffic, parking, care facility operations including visitor parking, ambulance noise, the deceleration lane (some people were still asking about an entrance and exit for the care facility off of La Cienega Boulevard), height of the care facility, funding of the care facility (will it be private or partially funded with tax dollars - it will be private), the impacts of a multi-unit care facility, views after the construction of the care facility, delivery vehicles, the earthquake fault.
The applicant responded that current cut-through traffic is the key reason for traffic congestion in the area and that the care facility residents will not be driving. The applicant reviewed the project peak hour trips as noted in this staff report and noted that impacts will not be significant. Questions regarding the widening of Lenawee Avenue, new street parking, and the new cul-de-sac were posed. The applicant responded by summarizing the new public right-of-way improvements noted herein. Staff reviewed hours of permitted construction. The applicant discussed the no-build area around the fault zone and also explained that delivery vehicles to the care facility would not include long haul semis. There were questions about construction timelines and the three phase approach was summarized by the applicant. Finally someone asked about the trees on the site and the applicant talked about the necessity to remove trees in order to build the project.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, an Initial Study was prepared for this Project. The Initial Study determined that the Project could result in significant impacts on the environment. However, the Initial Study also determined that significant impacts could be reduced to less than significant with implementation of the prescribed mitigation measures included within the Initial Study. Because the Project Applicant has agreed to implement the prescribed mitigation measures, a Mitigated Negative Declaration (or “MND”) was prepared as the required CEQA clearance documentation for the Project. The Draft MND determined that the Project will require mitigation measures to reduce the following “potentially significant” impacts on the environment to a less than significant level:
1. Cultural Resources - Impacts to previously unknown archaeological and paleontological resources, as well as Native American human remains, that could unexpectedly be discovered during Project construction activities.
2. Geology and Soils - Impacts pertaining to a known earthquake fault as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map.
3. Hazards and Hazardous Materials - Impacts pertaining to the reasonably foreseeable upset and accident conditions involving the release of hazardous materials and the emitting of hazardous materials within one-quarter mile of an existing school.
4. Noise - Temporary construction noise impacts to local surrounding residents.
The prescribed mitigation measures that will reduce the Project’s potentially significant impacts to a less than significant level are listed in a Mitigation Monitoring and Reporting Program (MMRP), which was included at the end of the Draft Initial Study/MND (Attachment No. 2). The Draft MND was circulated for public review from May 4, 2016 through May 25, 2016. A “Notice of Availability & Intent to Adopt a Mitigated Negative Declaration” for the Project was posted by the Count of Los Angeles from May 2, 2016 to June 1, 2016. Notification of the proposed CEQA finding was included in the public notice for this project mailed at the commencement of the public review period to all owners and occupants within a 500 foot radius of the project site. As of the publishing of the staff report no written comments have been received regarding the Initial Study/MND.
CONCLUSION:
The unique size of the R1 zoned property (4.35 acres) provides the potential to create a uniquely planned and designed residential project that integrates both aesthetically and functionally within the larger community. The lot is situated in manner that allows adequate access from either Lenawee Avenue or La Cienega Avenue. Care has been taken on the part of the applicant in designing a project that makes maximum potential use of this very large property while respecting the surrounding neighborhood. The nine single family lots are oriented towards Lenawee Avenue and surrounding single family lots with either direct frontage on Lenawee Avenue or frontage on a new cul-de-sac street. Lot sizes, some large at 7,000 to 9,000 square feet and some more average in size at 5,000 to 6,000 square feet, provide ample green space and setbacks assuring the new homes are situated toward the center of the lots. Several of the new homes provide extra-long front, rear or side setbacks in relation to existing homes while reserving the closest distances to each other. The potential massing or intensity of the residential care facility is reduced with its orientation towards La Cienega Boulevard - a high speed, high traffic thoroughfare, with its maximum height of three stories and 45 feet located towards the northern part of the property and the portion of the assisted living facility closet to the homes along the north side of Vicstone Court transitioning to two stories and 32 feet in height roughly equal to those homes. The scale and massing of the residential care facility is similar to the multi-family housing north of it, some of which fronts La Cienega Boulevard. Staff believes that the mix of single family and assisted living facility and accompanying land use standards for the project achieve both consistency and compatibility with the surrounding area,.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning Commission:
1. Recommend Approval of the application to the City Council with the staff recommended conditions of approval if the application is deemed to meet the required findings.
2. Recommend Approval of the application to the City Council with additional or different conditions of approval, if deemed necessary to meet the required findings and mitigate any new Project impacts identified at the meeting.
3. Recommend Disapproval of the application to the City Council if it does not meet the required findings.
ATTACHMENTS:
1. Draft Resolution No. 2016-P006 with Exhibit A, Conditions of Approval.
2. Initial Study/ Final Mitigated Negative Declaration (IS/MND) dated May 4, 2016.
3. Project General Plan Map.
4. Project Zoning/Jurisdictions Map.
5. Traffic Impact Analysis prepared by Allen Engineering dated March 30, 2016.
6. Comprehensive Plan dated January 26, 2016.
7. Culver Place Tentative Tract Map No. 72659
8. Summary of Community Meetings.
9. General Written Public Comments (if received prior to final draft of staff report).