THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CA
M E M O R A N D U M 12
DATE: MAY 15, 2008 WS 6990
TO: CRA/LA BOARD OF COMMISSIONERS
FROM: CECILIA V. ESTOLANO, CHIEF EXECUTIVE DIRECTOR
RESPONSIBLE PARTIES: CAROLYN HULL, REGIONAL ADMINISTRATOR ALVIN JENKINS, PROJECT MANAGER SANDERS ISHISAKA, SENIOR PLANNER
SUBJECT: APPROVAL OF RESIDENTIAL USE ON A HIGHWAY ORIENTED AND LIMITED COMMERCIAL DESIGNATED PARCEL LOCATED AT 2110 WEST FLORENCE AVENUE, WESTERN SLAUSON RECOVERY REDEVELOPMENT PROJECT AREA SOUTH LA REGION (CD8)
RECOMMENDATION
That the CRA/LA Board of Commissioners (“Board”) approve a residential use on a parcel designated “Highway Oriented and Limited Commercial” to allow the construction of a single- family residential building on that parcel, pursuant to Section 503.4 of the Redevelopment Plan for the Western Slauson Recovery Redevelopment Project Area (“Redevelopment Plan”).
SUMMARY
1. The Proposed Residential Use On The Site
This action recommends approval of a Residential Use on a parcel designated “Highway Oriented and Limited Commercial”. Such approval will allow construction of a residential structure on the parcel consisting of a 1,700 sq. ft. dwelling unit and two covered parking spaces (“Project”). The structure will have three-bedrooms and two and one half bathrooms. The parcel is located at 2110 West Florence Avenue in the Western Slauson Recovery Redevelopment Project Area (“Project Area”) and is generally bounded by Florence Avenue on the north, Cimarron Street on the east, 73rd Street on the south, and Haas Avenue on the west (“Site”). A Site diagram is on Attachment “A” hereto. A Site Plan is on Attachment “B” hereto. The Site owners are Keith A. Cole and Gwendolyn Cole (“Owner”).
The Site has an underlying City zoning designation of C2-1VL, which will yield a maximum density of six dwelling units. The Site is located in the City’s South Los Angeles Community Plan area, which designates it “General Commercial” with corresponding zones of C1.5, C2, and C4. Both the underlying zone and Community Plan designation allow “by right” the RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 2
proposed residential use on the Site. To comply with the City Planning Code, all of the parking stalls will be provided on the Site.
In contrast, the Redevelopment Plan designates the Site as “Highway Oriented and Limited Commercial” which does not allow the proposed residential use on the Site, thus necessitating the Board’s discretionary approval (see Section 2 below). The proposed residential structure (approximately 1,700 sq. ft.) exceeds the “minimum unit area range” specified in the CRA/LA’s Housing Development Guidelines for a three-bedroom dwelling unit. The Project’s Floor Plan is shown on Attachment “C” and the Building Elevations are shown on Attachment “D” hereto.
2. The Board Has Discretionary Authority To Approve Proposed Residential Use On the Site
Redevelopment Plan Section 503.4 states that “the Agency may permit appropriately designed and properly located Residential development within Commercial, Commercial Manufacturing, and Limited Industrial areas consistent with the applicable Community Plan, as it now reads or as it may be amended from time to time in the future.” The Board has the discretion to approve the proposed residential use on the Site upon finding that the Project is appropriately designed and properly located. These two findings can be made.
First, the proposed residential use is properly located on the Site and with respect to the surrounding residential uses. The surrounding land uses are predominantly single family units on the south side of the Site, and a mixture of low density residential and commercial uses on the east, west and north side of the Site. The Site’s block face has five other residential units: 2010 West Florence Avenue has four dwelling units; 2024 West Florence Avenue has three residential units; 2034 West Florence Avenue has two dwelling units; 2040 West Florence Avenue has eight dwelling units; and 2040 West Florence Avenue has a single family structure, similar to the Project. Equally important, the existing built environment along the Florence Avenue corridor consists of approximately 55% residential uses. See Context Map on Attachment “E” hereto.
Second, the proposed Project is properly designed with respect to the surrounding built environment. The residential buildings in the surrounding area are older California bungalows with a combination of Craftsman and Spanish design styles. The Project’s residential building design includes a combination of styles such as a box shape bungalow with tile roof, window trims, entry porch and a covered patio at the rear of the Site to blend in with the existing bungalows. The Project’s exterior cladding will be stucco with wood trim accent above the window openings. Additionally, the Project is designed to be architecturally compatible with the Xeight single family home development located directly north of the Site, which was approved by the Board on April 21, 2005.
Based on the foregoing, staff recommends that the Board approve the proposed residential use on the Site designated “Highway Oriented and Limited Commercial” with the conditions listed in the BACKGROUND below.
RE:
Initial Action.
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 3
SOURCE OF FUNDS
No funding is required for this action.
PROGRAM AND BUDGET IMPACT
The proposed actions will not require CRA/LA funds except for staff working on the Project. There is also no fiscal impact to the City’s General Fund as a result of the recommended actions.
ENVIRONMENTAL REVIEW
The proposed Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Article VII, Sec. 1 c (1) of CRA/LA’s CEQA Guidelines.
BACKGROUND
Staff has reviewed the submitted design drawings for the Project and recommends approval of its proposed residential use with the following conditions:
1) Owner shall submit of Final Construction Documents to CRA/LA staff for review and approval,
2) Owner shall execute and record an “Owner’s Acceptance of CRA/LA Conditions” and appended Schedule of Performance. The “Owner’s Acceptance” document will define the scope of work, and obligate Owner to construct the Project in accordance with the Approved Documents and Schedule of Performance, and
3) Owner shall construct the Project in compliance with CRA/LA approved Landscape Plan and Final Construction documents.
The Owner has accepted the above conditions, and has been working with CRA/LA staff on all design issues.
On January 17, 2008, the Project was unanimously supported by the CAC with the condition that the building design and landscaping reviewed by the CAC be maintained throughout construction.
The Eighth District Council Office also supports Board approval of a discretionary residential use on the Site to facilitate the Project because it is a better overall (and much needed) residential use in the Project Area.
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 4
Cecilia V. Estolano Chief Executive Officer
By
______Glenn F. Wasserman Chief Operating Officer
There is no conflict of interest known to me, which exists with regard to any CRA/LA officer or employee concerning this action.
Attachments: “A” Site Map ”B” Site Plan ”C” Floor Plan ”D” Building Elevations ”E” Land Use Context Map
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 5
ATTACHMENT A SITE LOCATION MAP 2110 West Florence Avenue
2110 West Florence Avenue
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 6
ATTACHMENT B SITE PLAN 2110 West Florence Avenue
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 7
ATTACHMENT C FLOOR PLAN 2110 West Florence Avenue \
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 8
ATTACHMENT D BUILDING ELEVATIONS 2110 West Florence Avenue
RESIDENTIAL USE ON COMMERCIAL DESIGNATED PARCEL 9
ATTACHMENT E LAND USE CONTEXT MAP 2110 West Florence Avenue
New Homes along Florence Avenue, north of Site. Board Approved (4/21/05) 8 Single Family Homes on Commercial. Completed 2006 2031-2047 West Florence Avenue
Board Approved (11/15/07) Residential Duplex on Commercial. Currently Under Construction 2012 West Florence Avenue
north