The Proposed White Oak Development

Current Status

The project was heard by the City Council's Planning & Land Use Management (PLUM) Committee on Tuesday, May 6.  Following is a report by Don Dwiggins:

I attended the PLUM Committee hearing yesterday, on the proposed project.  The committee was comprised of Councilmen Ed Reyes (chair), Jose Huizar, and Jack Weiss.

The developer's representative, Tom Stemnock, was there, as was Tom Glick, the city planner who was in charge of the case.

Mr. Stemnock spoke first, calling the committee's attention to the developer's request for changes in the Planning Commission's Qualified Conditions for Approval.  Of these, the most significant to us was to reduce the setbacks on the north, south, and east (I didn't get the exact reductions on the north and south, but I think the reduction on the east is variable, bringing some of the buildings to within 12 feet, although without east-facing windows.)

I spoke next, reading the NENC motion opposing the project, and stating our opposition to reducing the setbacks.

Mr. Glick then presented the case, including the Planning Commission's qualified approvals.  Councilman Reyes questioned both Mr. Glick and Mr. Stemnock about the developer's requested changes.  Mr. Glick defended the Commission's conditions, particularly the setbacks. 

It seemed to me that the committee was leaning in favor of retaining the conditions, until it was pointed out to them that Councilman Smith had sent a letter favoring the developer's request.  (Phyllis Winger was there from Smith's office to confirm this.)  I wanted to speak briefly to point out that neither NENC nor the neighbors of the project had been notified of this communication from Smith, but wasn't permitted (the public comment period having ended).

The committee then voted 2-1 to accept the developer's request, with Councilman Reyes in opposition.

The next and final step is for the City Council to vote on the matter; schedule to be determined.

Previous events

Presentation of Project at November 2007 NENC Meeting

Tom Stemnock, the developer, appeared at the October NENC meeting, to present the development and answer questions. There was a strong turnout by stakeholders; most opposed the project, but a few spoke in favor of it. See the minutes of the meeting for more information.

Other NENC Actions

• 1/11/08: Letter to Councilman Smith describing our concerns and requests.

Planning Department Public Hearings

Initial Hearing

The first public hearing for the proposed project was held Monday, October 22, at 10AM, in the Marvin Braude Valley Constituent Service Center, 6262 Van Nuys Blvd, First Floor Conference Room, in Van Nuys, 91401. This was a "staff informational" hearing, for the city planner, Thomas Glick, to hear from representatives of the developer and residents of the community. Comments were presented at the hearing, including a resolution by the NENC Board opposing the development in its currently proposed form.  Mr. Glick may be contacted at tom.glick@lacity.org; or by mail at The Los Angeles City Planning Department, Community Planning Bureau, 6262 Van Nuys Blvd, Ste 351, Van Nuys, CA 91401, attn: Thomas Glick

Mr. Glick's report to the Planning Commission was published December 11, and is available here (it's a PDF document, about 5.8Mb).  In summary, Mr. Glick recommends approval of the project, with several conditions, including

• A lower density than proposed by the applicant: instead of the proposed Low Medium II Density with a zoning of RD3, amend the plan to Low Medium I Density, with a zoning of RD2.  This will reduce the project property to a maximum of 35 units (under Low Medium II, it could have been 52 units, although the applicant only planned for 36), and the additional area to 111 units (instead of 166).
• Increase the parking requirement to 2 1/2 spaces per unit, from the proposed 2 1/4.
• Increase the setbacks on the east side of the development and disallow second-story balconies on the units facing the single-family properties to the east.  (This is intended to respect the privacy of properties on Shoshone next to the project area.)
• A variety of conditions intended to give more of a "large lot feel" to the project, more in keeping with the surrounding residential areas.

Full Planning Commission Hearing

This hearing was on Thursday, Dec. 20, before the City Planning Commission, held at the Van Nuys City Hall, 14410 Sylvan Street, Council Chamber, 2nd Floor, Van Nuys, California, 91401. 

(From Don Dwiggins' notes) There were several of us there from the neighborhood.  If I remember rightly, there were 14 speaker cards submitted in opposition.  Of the NENC board, Barry, Alice, and I were there.  We were given a total of 10 minutes to speak; after the 10 minutes, those who hadn't gotten a turn were given a short time to introduce themselves and say a couple of sentences.  Councilman Smith's representative also was given a few minutes.  The bulk of the hearing was presentations by Glick (covering his report) and Tom Stemnock (for the developer), with a question and answer session involving them.  No questions were addressed to the speakers from the audience.

As expected, the commission approved the proposal, with the conditions recommended by Glick.  The developers substantially agreed to Glick's recommendations, and in response made a few changes:

• Reduce the number of units on the property to 32, and increase the per-unit parking to 2 1/2 instead of 2 1/4.
• Remove all balconies from the units.
• Increase the setbacks on the east side of the project; also, in response to comments, they agreed to setbacks on the north and south sides -- Glick recommended 16 feet.  This may cause some further reductions in the number of units.
• Establish a homeowners' association, and include a covenant intended to prevent units from turning into complete rentals with no owner presence.  (The commission's legal counsel noted that such a covenant couldn't be enforced legally. Its presence in the CC&Rs might carry some weight, however.)

There was some discussion of our stated point about the inapplicability of the Small Lot Subdivision Ordinance, but it clearly didn't have much effect on them.

Background Information

Brief summary of the proposed project

Project location: 9750-9810 White Oak Ave., Northridge (East side, across from Kinzie, between Superior and Lassen); see map below.

The project case number in the city Planning Department is CPC-2007-805-GPA-ZC-BL. Information about the case will be maintained here.

The applicant, Planning Associates, Inc. (applying under the name 9800 White Oak, LLC), plans a development on the 4 lots listed above (currently designated Very Low I Residential), replacing 4 existing homes with 36 two-story 3-4 bedroom single family homes. The homes would have a floor area of 1900-1990 square feet. The total area of the project is approximately 2.4 acres.

In order for this project to be approved, the following entitlements must be approved:

• A change to The Northridge Community Plan to designate the properties Low Medium II Residential,
• A zone change from RA-1 to RD2-1,
• A Vesting Tentative Tract Map to subdivide the property into 36 lots,
• A Building Line Removal incident to the zone change for the existing 75-foot building line of White Oak Ave.
• A Zoning Administrator’s Determination to allow a siz-foot fence with eight-foot pilasters and gates on the front lot line.

The City Planning Department requires that the project be considered part of an additional area possibly to be redesignated and rezoned (called the “Add Area” in the documents). This area includes all residential properties on the East side of White Oak in this block, and the church on the corner of Superior; it also includes the facing residential properties on the West side of White Oak. The anticipated development in the Add Area (including the currently requested project) would replace 13 existing homes with 173 single-family homes.

Summary of project-related documents published so far

We have copies of the following documents, reproduced in a PDF file:

1. CALIFORNIA ENVIRONMENTAL QUALITY ACT – PROPOSED MITIGATED NEGATIVE DECLARATION (pages 1-11): consists of a summary, followed by a detailed list of environmental impacts that will need mitigation. Finding: “The City Planning Department of the City of Los Angeles has Proposed that a mitigated negative declaration be adopted for this project because the mitigation measure(s) outlined on the attached pages(s) will reduce any potential significant adverse effects to a level of insignificance.”
2. CALIFORNIA ENVIRONMENTAL QUALITY ACT – INITIAL STUDY AND CHECKLIST (pages 12-64): consists of a summary; a detailed description of the project and the required approvals, along with anticipated and required actions for the Add Area; an Environmental Checklist Form; and a detailed Evaluation of Environmental Impacts.
3. REVISED TRAFFIC ASSESSMENT FOR THE PROPOSED RESIDENTIAL DEVELOPMENT OF 173 HOMES AT 9750-9810 WHITE OAK AVENUE AND ADD ON AREA LOCATED IN NORTHRIDGE (pages 65-68): a traffic assessment based on a traffic study submitted by the applicant. Contains a table of current and estimated daily trips generated by the current and proposed homes. (Apparently, the “Net Trips” line at the bottom of the table is the increment to the total current trips caused by the increase in the number of homes.) There is also a table showing the Volume to Capacity Ratios and Levels of Service for the intersections in the area around the project. The source of these numbers isn’t stated, but may be the applicant’s traffic study.
   The assessment requires a 32-foot dedication and 22-foot widening of White Oak along the entire project and Add Area.

Other related documents

• The Small Lot Subdivision Ordinance is referenced in the Study and Checklist described above: “The applicant’s Vesting Tentative Tract Map, VTT No. 68576, would subdivide the applicant’s property into 36 lots, pursuant to the Small Lot Subdivision Ordinance (Ord. No. 176,354)”.
  This Ordinance “allows for the creation of fee simple parcels without having to establish a condominium homeowners association. The ordinance eliminates the need for multiple variances, which can stall a development project; It facilitates the building of units in existing neighborhoods, which are closer to job centers. The Small Lot Subdivision Ordinance is a powerful tool that the City of Los Angeles has offered so that infill development is more feasible and more attractive.”
  The stated purpose of the Ordinance is “to permit detached for-sale small lot subdivisions in commercial and multifamily residential zones” (emphasis added).
  Also see the Advisory Agency Small Lot Policy document. Excerpt: “The ordinance permits the subdivision of multi-family and commercially zoned properties into single family or townhome style lots by reducing the minimum lot size and side yard requirements, and liminating requirements for conventional street frontage. The ordinance does NOT apply to single family zones.” (emphasis added.)
• The Northridge Community Plan describes, among other things, objectives to meet the goal of “A safe, secure, and high quality residential environment for all economic, age, and ethnic segments of the community.” These include:
  • Objective 1-1: “Designate lands for single and multi-family residential development. Maintain single family residential to the maximum extent possible. Commercial development should not intrude into residential areas”
  • Objective 1-2: “Locate higher residential densities near commercial centers, commuter rail stations, and bus routes where public service facilities, utilities, and topography will accommodate this development.”
  • Objective 1-3: “To preserve and enhance the varied and distinct residential character and integrity of existing single and multi-family neighborhoods.
    Consider factors such as neighborhood character and identity, compatibility of land uses, impacts on livability, impacts on services and public facilities, and impacts on traffic levels, and environmental impacts when changes in residential densities are proposed.”
• Traffic Impact Study for Proposed Residential Development at 9750-9810 North White Oak Avenue, Northridge, City of Los Angeles, 9800 White Oak, LLC, Crain and Associates, March 2007, and approved by the Los Angeles City Department of Transportation, April 10, 2007. (We don’t have a copy of this, but would definitely like to see it.)

Map of the Area

Applicant’s lots outlined in blue above.