RECOMMENDATION REPORT North Valley Area Planning …

DEPARTMENT OF CITY PLANNING

RECOMMENDATION REPORT

North Valley Area Planning Commission

Date:Time:Place:

May 1, 2014 continued to May 15, 2014After 4:30 p.m.*Marvin Braude BuildingFirst Floor Conference Room6262 Van Nuys BoulevardVan Nuys CA 91401 .

Public Hearing:Appeal Status:

April B, 2014Zone Change may be appealedby the applicant if denied.May 20,2014N/A

Expiration Date:Multiple Approval:

PROJECT 9147 Tobias StreetLOCATION:

Case No.:CEQANo.:Incidental Cases:Related Cases:Council No.:Plan Area:

Specific Plan:Certified NC:GPLU:Zone:

Applicant:

APCNV-2012-2200-ZCENV-2012-2201-MNDnoneVTT -721 03-SL6 - MartinezMission Hills - Panorama City -North HillsNonePanorama CityLow Medium II Residential(T)(Q)RD1.5-1

Sunset Equity PartnersBenjamin Donez

PROPOSED The demolition of a single-family dwelling, and the construction of 15 new detachedPROJECT: single-family dwellings, each three stories in height with a two-car garage, located on fifteen

separate lots on a 23,705 square-foot site. One common driveway with four guest parkingspaces will be provided for the project site.

[Note: A public hearing was held concurrently for Tract Map No. VfT-72103-SL.]

REQUESTED 1. Pursuant to Section 210S2.1 (c) (3) of the California Public Resources Code, the Adopt theACTION: Mitigated Negative Declaration (ENV-2012-2201-MND) for the above referenced project;

and

2. Pursuant to Section 12.32 of the Municipal Code, a Zone Change from RA-1 (SuburbanZone) to CDCQ)R01.5-1 (Restricted Density Multiple Dwelling Zone).

RECOMMENDED ACTIONS:

1. Adopt the Mitigated Negative Declaration, ENV-2012-2201-MND;2. Disapprove the requested Zone Change as filed for 15 dwelling units;3. Approve and recommend that the City Council approve the Zone Change from RA-1 to (T)(Q)RD1.5-1

for the subject property, with the attached conditions of approval, for a maximum of 14 dwelling units;4. Adopt the attached Findings; and

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5. Advise the applicant that, pursuant to California State Public Resources Code Section 21081.6, the Cityshall monitor or require evidence that mitigation conditions are implemented and maintained throughout thelife of the project and the City may require any necessary fees to cover the cost of such monitoring.

MICHAEL LOGRANDEDirector of Planning

Milena Zasadzien, Planning-AssociateTelephone: (818) 374-5054Email: Milena. [email protected]

ADVICE TO PUBLIC: "The exact time this report will be considered during the meeting is uncertain since there may be several otheritems on the agenda. Written communications may be mailed to the Commission Secretariat, 200 North Spring Street, Los Angeles,CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initialpackets are sent to the week prior to the Commission's meeting date. If you challenge these agenda items in court, you may be limitedto raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on thesematters delivered to this agency at or prior to the public hearlnq, As a covered entity under Title II of the Americans with DisabilitiesAct, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation

- -to ensure equal access to this programs, services _and activities. Sign language interpreters, assistive listening devices, or otherauxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request notlater than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1300.

TABLE OF CONTENTS

Project Analysis ............•............................................................................................A-1

Project SummaryBackgroundIssuesConclusion

(Q) Conditions .................•..•...............•......................................•...............................Q -1

(T) Conditions T-1

Findings F-1

General Plan/Charter FindingsEntitlement FindingsCEQA Findings

Public Hearing and Communications P-1

Exhibits:

E1 - Radius. Map

E2 - Plans

E3 - Environmental Clearance

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PROJECT ANALYSIS

Project Summary

The initial proposed project included a fifteen single-family dwelling development for the site, aswell as requests for a Zone Change from RA-1 to (T)(Q)RD1.S-1 and a Vesting Tentative TractMap for Small-Lot Subdivisions purposes. However, after hearing concerns from the CouncilOffice at the public hearing regarding the density of the development, the applicant has sincereduced the number of lots for the project from fifteen to fourteen in order to accommodate twoadditional guest parking spaces.

Staff recommends approval of the Zone Change, as the (T)(Q)RD1.S-1 zone and thedevelopment of the property with fourteen single-family dwellings would be compatible with theadjacent zoning and existing neighborhood character.

Background

The subject site is zoned RA-1 and is located within the Mission Hills - Panorama City - NorthHills Community Plan with a land use designation of Low Medium II Residential (correspondingzones of RD1.5, RD2, RW2, and RZ2.S).

Uses surrounding the site primarily include apartment buildings and condominiums within theLow Medium II Residential land use designation and (T)(Q)RD1.S and (Q)RD1.S zones to thenorth and south, and the Low Residential land use designation and (Q)RD1.S zone to the east.Properties to the west of the site in the Low Medium I Residential land use designation contain amix of apartment buildings in the (T)(Q)RD3-1 zone and single-family residences in the RA-1zone. Additionally, a public park (Tobias Avenue Park) is located in the RA-1 zoneapproximately 60 feet east of the site.

Related Cases:

The property is a rectangular-shaped parcel of land, consisting. of two lots totaling 23,70Ssquare feet, having a frontage of 92 feet on the west side of Tobias Avenue (a designated LocalStreet). The public right-of-way along Tobias Avenue adjacent to the project site is currentlyimproved with sidewalk, landscaped parkway, curb, and gutter: The site is currently developedwith a single-family dwelling, which is to be demolished.

ON-SITE:

VTT-72103-SL - On April 8, 2014, a joint public hearing was held for the subject Zone Changeand a Vesting Tentative Tract for Small-Lot Subdivision purposes. After the public hearing, theAdvisory Agency took the case under advisement for two weeks to allow the applicant to workwith the Council Office on outstanding issues. At the time of writing of the staff report, nodecision has yet been issued on the subdivision.

TT-68315-CN - On June 8,2007, the Deputy Advisory Agency approved a Tentative Tract for a12-unit residential condominium development on the subject site. A final Tract Map has notbeen recorded.

APCNV-2006-7947-ZG - On June 17, 2007, Ordinance 178,7700 became effective granting aZone Change from RA-1 to (T)(Q)RD1.S-1 for a 12-unit residential condominium development.However, the Zone Change has not been effectuated.

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OFF-SITE:

APCNV-2002-5946-ZG-ZAA - On February 1, 2004, Ordinance 175,723 became effectivegranting a Zone Change from RA-1 to (T)(Q)RD1.5-1 for a 16-unit residential development at9155 Tobias Avenue (north of site).

APCNV-2008-1064-ZC - On March 22, 2009, Ordinance 180,521 became effective granting aZone Change from RA-1 to (T)(Q)RD1.5-1 for a is-unit residential development at 9213 TobiasAvenue (north of site).

CPC-2008-2559-GPA-ZC-CU - On September 1r 2010, Ordinance 181,229 became effectivegranting a Zone Change from RA-1 to [T][Q]C2-1VL for a funeral parlor at 9106-9112 TobiasAvenue (southeast of site). In addition, a General Plan Amendment to NeighborhoodCommercial and a Conditional Use was granted for the funeral parlor.

APCNV-2000-3924-ZC - On October 21,2002, Ordinance 174,811 became effective granting aZone Change from RA-1 to (T)(Q)R03-1 for a 14-unit residential condominium development at9228-9242 Cedros Avenue (northwest of site).

APCNV-2006-3846-Ze - On March 19, 2008, Ordinance 179,546 became effective granting aZone Change from RA-1 to (T)(Q)RD3-1 for a 6-unit residential development at 9246 CedrosAvenue (northwest of site).

City Agency Reports Received:

Letters were received from the Bureau of Engineering, Bureau of Street Lighting, Department ofBuilding and Safety, Department of Transportation, and Fire Department prior to the completionof the Hearing Officer's report. These recommendations have been incorporated as conditionsof approval.

Hearing Officer Comments:

The proposed project is located within the Mi§;sion Hills - Panorama City - North Hills, within aland use designation of Low Medium II Residential, which allows for corresponding zones ofRD1.5, RD2, RW2, and RZ2.5. The proposed RD1.5 zone will meet the zoning and densityenvisioned by the Low Residential Land Use designation.

The Mission Hills - Panorama City - North Hills Community Plan also includes some relevantland use issues, goals, objectives, policies, and programs that must be considered whenevaluating the proposed project. In general, the Community Plan has identified the need topreserve the residential character of existing single and multi-family neighborhoods, to fostergood site planning and urban design, and to consider such factors as compatibility, livability,and impacts on infrastructure when evaluating new projects.

The proposed RD1.5 zone and development of the site would be in-line with the character ofneighboring multi-family residential area and would provide for the improvement of TobiasStreet adjacent to the subject site. The proposed development would provide adequate accessto the site from major streets and the development of fourteen new residences is not expectedto have a Significant impact on traffic, public services, or available utilities. The project's siteplan and elevations incorporate some important design features such as a consistent frontsetback along Tobias Avenue, the articulation of the facade along the street frontage,centralized guest parking and trash areas, and appropriate landscaping.


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Issues

A public hearing was held for the subject Zone Change on April 8, 2014, in conjunction with thepublic hearing for the Vesting Tentative Tract Map for a Small-Lot Subdivision. The hearing wasattended by the project owner, project architect, and representative for Councilmember NuryMartinez from Council Office 6. No written communication was received prior to the completionof the Staff Report.

The project owner and architect presented the project for a fifteen-unit small-lot subdivision.They highlighted that the number and type of units has been designed to create an affordablehousing option for the neighborhood, and added that any reduction in the number of units wouldincrease the house sale prices, Home Owner Association (HOA) dues, and mortgage insurance,without creating a significant gain or amenity for the residents.

A representative from Councilmember Nury Martinez's office spoke in opposition of theproposed project. He explained that the previous zone change approval for the site allowed foronly twelve units with six guest parking spaces, while this proposal included fifteen units andfour guest parking spaces. He added that appropriate site design, a reduced number of units forthe site, and additional amenities should be provided on-site.

Since the public hearing, the applicant and Council Office have come to an agreement to reducethe number of units for the project site from fifteen to fourteen units and to provide two additionalguest parking spaces, for a total of six guest parking spaces for the entire site.

Staff has reviewed the revised plans for the fourteen-unit development, which now reflects alarger open landscaped area within the central portion of the site dedicated to guest parking andcommon trash areas. Staff has also considered the Citywide Residential and Small Lot DesignGuidelines, and recommends including specific conditions for the Zone Change to ensureappropriate design for the development, including maintaining a front setback area compatiblewith adjacent developments, reinforcing a street-facing design and access to the units facingTobias Avenue, and supporting the location and design of the guest parking and commontrash/recycling areas.

The zone change and construction of fourteen single-family dwellings and street improvementswould otherwise result in the logical continuation of the RD1.5-zoned developments alongTobias Avenue. The submitted environmental documents explained that tree loss, demolitionand construction impacts, fire access, and waste impacts would either be nominal or could beadequately mitigated. The proposed project would be subject to the mitigating conditionsoutlined in the environmental document, as well as the Municipal Code, and as a small-lotsingle-family dwelling development, would not result in any significant or adverse impacts.

The requested RD1.5-1 zone is within the range of corresponding zones of the Low Medium IIResidential Plan designation, and is in conformance with the public necessity, convenience,general welfare, and good zoning practice. Staff's recommendation is for approval of the(T)(Q)R1-1 zone with the attached (0) Qualified and (T) Tentative conditions, which support thepolicies of the Land Use Element of the General Plan.

Conclusion

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(Q) QUALIFIED CONDITIONS OF APPROVAL

Pursuant to Section 12.32-G of the Municipal Code, the following limitations are hereby imposedupon the use of the subject property, subject to the "Q" Qualified classification.

A. Development Conditions:

1. Use. The use of the subject property shall be limited to those uses permitted in theRD1.5-1 Zone as defined in Section 12.09.1 of the L.A.M.C.

2.. DenSity. The development of the property shall be limited to a maximum density of 14dwelling units. {

3. Plans. The use and development of the property shall be in substantial conformancewith the Site Plan, Floor Plans, Building Elevations, and Landscape Plan (Exhibit No. E-3, dated April 21, 2014) of the subject case file. Deviations may be allowed in order tocomply with provisions of the Municipal Code, the subject conditions, and the intent ofthe subject permit authorization.

4. Design. The project plans shall be revised to show the following:

a. Each dwelling unit with frontage on Tobias Avenue shall have a direct pedestrianpathway from the sidewalk to the front entrance of each dwelling unit. The pedestrianpathway shall be separate from the driveway.

b. Each dwelling unit with frontage on Tobias Avenue shall have the primary entranceand main windows facing the street.

c. A fifteen-foot landscaped front setback shall be provided along dwelling units withfrontage Tobias Avenue.

d. A common trash and recycling area shall be located at an accessible location, andshall not visible from Tobias Avenue. The trash and recycling area shall beappropriately screened through the use of decorative block walls and/or landscaping.

e. A minimum of 20-foot reservoir space is required between -any security gate and thenew property line or to the satisfaction of the Department of Transportation (DOT).

5. Parking. A minimum of two parking spaces shall be provided for each dwelling unit. Inaddition, a minimum of six guest parking spaces shall be provided for the project site.

OPERA TfONAL MITIGA TlONS

B. Environmental Conditions.

1. Tree Report. Prior to the issuance of a grading permit, the applicant shall prepare andsubmit a Tree Report, prepared by a Tree Expert as defined in Section 17.02, indicatingthe location, size, type, and condition of all existing trees on the site. Such report shallalso contain a recommendation of measures to ensure the protection, relocation, orreplacement of affected trees during grading and construction activities.

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2. Tree Removal (Non-Protected Trees). Prior to the issuance of any permit, a plot planshall be prepared indicating the location, size, type, and general condition of all existing

.trees on the site and within the adjacent public right(s)-of-way. All significant (a-inch orgreater trunk diameter, or cumulative trunk diameter if multi-trunked, as measured 54inches above the ground) non-protected trees on the site proposed for removal shall bereplaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located withinthe parkway of the adjacent public right(s)-of-way, may be counted toward replacementtree requirements. Removal or planting of any tree in the public right-of-way requiresapproval of the Board of Public Works. Contact Urban Forestry Division at: 213-847-3077. All trees in the public right-of-way shall be provided per the current standards ofthe Urban Forestry Division the Department of Public Works, Bureau of Street Services.

3. Human Health Hazard (Vector Control). The property shall be maintained in a neat,attractive, and safe condition at all times. On-site activities shall be conducted so as notto create noise, dust, odor, or other nuisances to surrounding properties. Trash andgarbage bins shall be maintained with a lid in working condition; such lid shall be keptclosed at all tlmes, Trash and garbage collection bins shall be maintained in goodcondition and repair such that there are no holes or points of entry through which arodent could enter. Trash and garbage collection containers shall be emptied a minimumof once per week. Trash and garbage bi collection areas shall be maintained free fromtrash, litter, garbage, and debris.

4. Public Services (Fire). The following recommendations of the Fire Department relativeto fire safety shall be incorporated into the building plans, which includes the submittal ofa plot plan for approval by the Fire Department either prior to the recordation of a finalmap or the approval of a building permit. The plot plan shall include the followingminimum design features: fire lanes, where required, shall be a minimum of 20 feet inwidth; all structures must be within 300 feet of an approved fire hydrant, and entrancesto any dwelling unit or guest room shall not be more than 150 feet in distance inhorizontal travel from the edge of the roadway of an improved street or approved firelane.

5. Utilities (Solid Waste Recycling). Operational. Recycling bins shall be provided atappropriate locations to promote recyclinq of paper, metal, glass, and other recyclablematerial. These bins shall be emptied and recycled accordingly as a part of the project'sregular solid waste disposal program. '

CONSTRUCTION MITIGA TlONS

6. Standard Construction Mitigation Conditions. That a sign be required on site clearlystating a contact/complaint telephone number that provides contact to a live voice, not arecording or voice mail, during all hours of construction, the construction site address,and the tract map number. YOU ARE REQUIRED TO POST THE SIGN 7 DAYSBEFORE· CONSTRUCTION IS TO BEGIN. Locate the sign in a conspicuous place onthe subject site or structure (if developed) so that it can be easily read by the public. Thesign must be sturdily attached to a wooden post if it will be free-standing. Regardless ofwho posts the site, it is always the. responsibility of the applicant to assure that the noticeis firmly attached, legible, and remains in that condition throughout the entireconstruction period.

The design and construction of the project shall conform to the Uniform Building Codeseismic standards as approved by the Department of Building and Safety.


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All unpaved demolition and construction areas shall be wetted at least twice daily duringexcavation and construction, and temporary dust covers shall be used to reduce dustemissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust byas much as 50 percent. The construction area shall be kept sufficiently dampened tocontrol dust caused by grading and hauling, and at all times provide reasonable controlof dust caused by wind.

All dirt/soi/loads shall be secured by trimming, watering or other appropriate means toprevent spillage and dust.

All dirt/soil materials transported off-site shall be either sufficiently watered or securelycovered to prevent excessive amount of dust.

All clearing, grading, earth moving, or excavation activities shall be discontinued duringperiods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts ofdust.

General contractors shall maintain and operate construction equipment so as tominimize exhaust emissions. Trucks having no current hauling activity shall not idle butbe turned off.

The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and161,574, and any subsequent ordinances, which prohibit the emission or creation ofnoise beyond certain levels at adjacent uses unless technically infeasible.

Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pmMonday through Friday, and 8:00 am to 6:00 pm on Saturday.

Demolition and construction activities shall be scheduled so as to avoid operatingseveral pieces of equipment simultaneously, which causes high noise levels.

The project contractor shall use power construction equipment with state-of-the-art noiseshielding and muffling devices.

7. Utilities (Solid Waste Recycling). ConstructionlDemolition. Prior to the issuance ofany demolition or construction permit, the applicant shall provide a copy of the receipt orcontract from a waste disposal company providing services to the project, specifyingrecycled waste service(s), to the satisfaction of the Department of Building and Safety.The demolition and construction contractor(s) shall only contract for waste disposalservices with a company that recycles demolition and/or construction-related wastes.

8. Utilities (Solid Waste Recycling). Construction/Demolition. To facilitate on-siteseparation and recycling of demolition- and construction-related wastes, thecontractor(s) shall provide temporary waste separation bins on-site during demolitionand construction. These bins shall be emptied and the contents recycled accordingly asa part of the project's regular solid waste disposal program.

9. Utilities (Solid Waste Disposal). An waste shall be disposed of properly. Useappropriately labeled recycling bins to recycle demolition and construction materialsincluding: solvents, water-based paints, vehicle fluids, broken asphalt and concrete,bricks, metals, wood, and vegetation. Non recyclable materials/wastes shall be taken toan appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposalsite.

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C. Administrative Conditions:

1. Approval, Verification and Submittals. Copies of any approvals, guarantees orverification of consultations, review or approval, plans, etc., as may be required by thesubject conditions, shall be provided to the Planning Department for placement in thesubject file.

2. Code Compliance. Area, height and use regulations of the zone classification of thesubject property shall be complied with, except where herein conditions are morerestrictive.

3. Covenant. Prior to the issuance of any permits relative to this matter, an agreementconcerning all the information contained in these conditions shall be recorded in theCounty Recorder's Office. The agreement shall run with the land and shall be bindingon any subsequent property owners, heirs or assign. The agreement must be submittedto the Planning Department for approval before being recorded. After recordation, acopy bearing the Recorder's number and date shall be provided to the PlanningDepartment for attachmentto the file.

4. Definition. Any agencies, public officials or legislation referenced in these conditionsshall mean those agencies, public officials, legislation or their successors, designees oramendment to any legislation.

5. Enforcement. Compliance with these conditions and the intent of these conditions shallbe to the satisfaction of the Planning Department and any designated agency, or theagency's successor and in accordance with any stated laws or regulations, or anyamendments thereto.

6. Building Plans. Page 1 of the grants and all the conditions of approval shall be printedon the building plans submitted to the City Planning Department and the Department ofBuilding and Safety.

7. Project Plan Modifications. Any corrections and/or modifications to the Project plansmade subsequent to this grant that are deemed necessary by the Department ofBuilding and Safety, Housing Department, or other Agency for Code compliance, andwhich involve a change in site plan, floor area, parking, building height, yards orsetbacks, building separations, or lot coverage, shall require a referral of the revisedplans back to the Department of City Planning for additional review and final sign-offprior to the issuance of any building permit in connection with said plans. This processmay require additional review and/or action by the appropriate decision making authorityincluding the Director of Planning, City Planning Commission, Area PlanningCornmisslon, or Board.

8. Indemnification. The applicant shall defend, indemnify and hold harmless the City, itsagents, officers, or employees from any claim, action, or proceeding against the City orits agents, officers, or employees relating to or to attack, set aside, void or annul thisapproval which action is brought within the applicable limitation period. The City shallpromptly notify the applicant of any claim, action, or proceeding and the City shallcooperate fully in the defense. If the City fails to promptly notify the applicant of anyclaim action or proceeding, or if the City fails to cooperate fully in the defense, theapplicant shall not thereafter be responsible to defend, indemnify, or hold harmless theCity.


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CONDITIONS FOR EFFECTUATING (T)TENTATIVE CLASSIFICATION REMOVAL

1. That the following improvements be constructed or that the construction be suitablyguaranteed:

Pursuant to Section 12.32-G of the Municipal Code, the (T) Tentative Classification shall beremoved by the recordation of a final parcel or tract map or by posting of guarantees throughthe B-permit process of the City Engineer to secure the following without expense to the City ofLos Angeles, with copies of any approval or guarantees provided to the Department of CityPlanning for attachment to the subject planning case file.

a. Improve Tobias Avenue adjoining the subdivision by the construction of a new5.S-foot wide concrete sidewalk adjoining the property line including anynecessary removal and reconstruction of the existing improvements.

Notes: The quantity of street lights identified may be modified slightly during theplan check process based on illumination calculations and equipment selection.

b. Install street lighting facilities to serve the tract as required by the Bureau ofStreet Lighting: Construct one (1) new light on Tobias Avenue.

2. That if this tract map is approved as "Small Lot Subdivision" then, and if necessary forstreet address purposes all the common access to this subdivision be named on the finalmap satisfactory to the City Engineer.

3. That if this tract map is approved as small lot subdlvision then the final map be labeledas "Small Lot Subdivision per Ordinance No. 176354" satisfactory to the City Engineer.

4. That if necessary public sanitary sewer easements be dedicated on the final map basedon an alignment approved by the Valley Engineering District Office.

5. That the owners of the property record an agreement satisfactory to the City Engineerthat they will provide name signs for the common access driveways.

6. Plant street trees and remove any existing trees within dedicated streets or proposeddedicated streets as required by the Urban Forestry Division of the Bureau of StreetServices. All street tree plantings shall be brought up to current standards. When theCity has previously been paid for tree planting, the subdivider or contractor shall notifythe Urban Forestry Division (213-847-3077) upon completion of construction to expeditetree planting.

7. Submit a parking area and driveway plan to the Valley District Office of the Bureau ofEngineering and the Department of Transportation for review and approval.

8. That the Quimby fee be based on the RD1.5 Zone.

9. Making any necessary arrangements with the appropriate cable television franchiseholder to assure that cable television facilities will be installed in City rights of way in the

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same manner as is required of other facilities, pursuant to Municipal Code Section17.0SN, to the satisfaction of the Department of Telecommunications.

10. Covenant. Prior to the issuance of any permits relative to this matter, an agreementconcerning all the information contained in these conditions shall be recorded by theproperty owner in the County Recorder's Office. The agreement shall run with the landand shall be binding on any subsequent owners, heirs or assigns. Further, theagreement must be submitted to the Planning Department for approval before beingrecorded. After recordation, a copy bearing the Recorder's number and date must begiven to the City Planning Department for attachment to the subject file.

Notice: Prior to issuance of a clearance letter by the Bureau of Engineering, all engineering feespertaining to Ordinance No. 176,077 adopted by the City Council, must be paid in full at theDevelopment Services Division office.

Notice: Certificates of Occupancy for the subject property will not be issued by the City until theconstruction of all the public improvements (streets, sewers, storm drains, etc.), as requiredherein, are completed to the satisfaction of the City Engineer.


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ZONE CHANGE FINDINGS

A. General Plan/Charter Findings

1. General Plan land Use Designation. The subject property is located within the MissionHills - Panorama City - North Hills Community Plan, updated and adopted by the CityCouncil on June 9, 1999. The existing Plan designates the subject property as LowMedium II Residential which corresponds to the RD1.S, RD2, RW2, and RZ2.S zones .

. The proposed zone change to RD1.S is consistent with the land use designation on theplan map and thus is in substantial conformance with the purposes, intent and provisionsof the General Plan as reflected in the adopted Community Plan.

2. General Plan Text. The Mission Hills - Panorama City - North Hills Community Plantext includes the following relevant land use goals, objectives, policies and programs:

Program: The Plan includes an Urban Design Chapter which issupplemented by Design Guidelines and Standards for residentialdevelopment.

GOAL 1: A SAFE, SECURE, AND HIGH QUALITY RESIDENTIAL ENVIRONMENT FOR ALLECONOMIC, AGE, AND ETHNIC SEGMENTS OF THE COMMUNITY.

Objective 1-1: To provide for the preservation of existing housing and for the development ofnew housing to meet the diverse economic and physical needs of the existingresidents and projected population of the Plan area to the year 2010.

Policy 1-1.4 Protect the quality of the residential environment through attention to theappearance of communities, including attention to building and sitedesign.

Policy 1-1.6 The City should promote neighborhood preservation, particularly inexisting single family neighborhoods, as well as in areas with existingmultiple family residences.

Objective 1-3 To preserve and enhance the varied and distinct residential character andintegrity of existing single and multi-family neighborhoods.

Policy 1-3.1 Seek a high degree of architectural compatibility and landscaping fornew infill development to protect the character and scale of existingresidential neighborhoods.

Policy 1-3.2 Consider factors such as neighborhood character and identity,compatibility of land uses, impact on livability, impacts on services andpublic facilities, and impacts on traffic levels when changes in residentialdensities are proposes.

The proposed project will meet the above objectives and policies by providing additionalhousing at an appropriate density and location to meet the plan area's needs, matchingthe density that was envisioned for this area by the Community Plan's Low Medium IIResidential land use designation. The site is located adjacent to other RD1.S-zonedsingle-family developments along Tobias Street, and the proposed RD1.S zone anddevelopment of fourteen new single-family homes would be compatible with the existingneighborhood land use and character. Additionally, the project has been conditioned to

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improve the surrounding public right-of-ways, which will serve to enhance the roadways,sidewalks, and street lighting along the site and provide for better connectivity within theneighborhood. Other utilities and public services for the site, including the availability ofsewer and drainage facilities in Tobias Street were found to be adequate or wereappropriately mitigated by conditions required in the approval for the subject zonechange. Adequate access to the site is available from several surrounding streets, and acommon driveway will provide each property with direct access to Tobias Avenue.

The Plan also sets standards for Urban Design, coupled with Small Lot DesignGuidelines and the recently adopted Residential Citywide Design Guidelines, whichinclude the need for a pedestrian entrance at the front of each project, consistent frontsetbacks with adjacent properties, the inclusion of .25 guest parking spaces per unit,centralized trash location, and for a building design of quality and character. Thesubmitted site plan and building plans are consistent with these design standards. Thetwo units with frontage along Tobias Avenue have been designed with a pedestrianentrance to each unit facing Tobias Avenue, a fifteen-foot front yard setback, five guestparking spaces and trash areas located in a central area, and the building elevations aredesigned with variations in height, depth, and building materials to achieve an articulatedfacade. .

The site is not located within any other specific plan or special land use districts.

Therefore, as conditioned, the recommended development meets the objectives of theCommunity Plan, is permitted in the RD1.5 Zone and is consistent with the general planland use designation.

B. Entitlement Findings

1. Zone Change, L.A.M.C. Sec. 12.32-F: The recommended zone change is inconformance with the public necessity, convenience, general welfare or good zoningpractice in that:

The (T)(Q)RD1.5-1 zone is consistent with the existing Low Medium II ResidentialGeneral Plan Land Use designation in that this land use category allows for acorresponding zones of RD1.5, RD2, RW2, and RZ2.5. The project is convenient inlocation to several major streets, such as Nordhoff Street and Van Nuys Boulevard, andas an intill project will be have adequate access to existing City services andinfrastructure. There is a necessity for housing in all income levels and housing types,and the project will create more opportunity for single-family housing in the vicinity.Properties in the immediate neighborhood primarily consist of apartments,condominiums, and some single-family residential buildings on RD- and RA-Zoned lots.A zone change from RA-1 to RD1.5-1 and construction of a fourteen single-familyresidences would be compatible with the use and size of existing adjacentdevelopments. Therefore, the zone change is provided as part of public necessity andconvenience and in the general welfare of the neighborhood. Furthermore, such zonechange will be in good zoning practice by providing a harmonious density and land useactivity for the vicinity.

The action, as recommended, has been made contingent upon compliance with the "(Q)"and "(T)" conditions imposed herein. Such limitations are necessary to protect the bestinterests of and to assure developments and improvements more compatible withsurrounding properties, to secure an appropriate development in harmony with the


F-3

General Plan, and to prevent or mitigate the potential adverse environmental effects ofthe subject recommended action.

C. CEQA Findings

Environmental. The Environmental Review Section of the Planning Department issued theproposed project Mitigated Negative Declaration ENV-2012-2201-MND on March 26, 2014.On the basis of the whole of the record before the lead agency including any commentsreceived, the lead agency finds that, with imposition of the mitigation measures described inthe MND and as modified by the above referenced changes, there is no substantialevidence that the proposed project will have a significant effect on the environment. Theattached modified Mitigated Negative Declaration reflects the lead agency's independentjudgment and analysis. The records upon which this decision is based are with the NorthValley Environmental Review Section of the Planning Department in Room 430, 6262 VanNuys Blvd., Van Nuys.

----------~~-----------------------~, ----------------------------APCNV-2012-2200-ZC9147 Tobias Street

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APe NV-2012-2200-ZC9147 Tobias Street

P-1

PUBLIC HEARING AND COMMUNICATIONS

Public Hearing

The public hearing was held at the' Marvin Braude Constituent Service Center on April 8, 2014.The public hearing was attended by the project owner, project architect, and a representativefrom the office of Council member Martinez speaking in opposition of the project.

No written communication regarding the project was received.

Communications Received

Summary of Public Hearing Testimony

The project architect, Sean Nourani, first spoke and presented the project for a fifteen-unitsmall-Jot subdivision. He stated that the owner has studied the neighborhood and the number

. and type of units have been determined based on the community context, cost-effectiveness,and project financing. Each unit would be expected to cost under $300,000. If the owner wererequired to reduce the number of units in order to increase open space areas, this would impactthe house sale price and Home Owner Association (HOA) dues, creating a less affordable unitprice. The removal of any units would not have a significant benefit, since it would not create anadequate area for open space or a playground. He requested that the fifteen units be approvedto maintain affordability.

Next, the project owner, Benjamin Danel, spoke, noting that adding or removing a few unitswould not create a significant impact on the neighborhood, traffic, or livability. He added thatmaking these units affordable is key for the development, and echoed similar concerns thatreducing units and adding open space would increase HOA fees as well as mortgage insurance,without creating a significant gain in amenities for the tenants. Additionally, the project has beendesigned to meet the Municipal Code open space requirements.

Ackley Padilla, representing Councilmember Nury Martinez, spoke in opposition of the proposedproject. He explained that the previous zone change approval for the site only allowed twelveunits with SIX guest parking spaces, while this proposal included fifteen units and only four guestparking spaces. The Council member wants to ensure appropriate design and planning forgrowth in the area, including a building frontage oriented towards the street, and noted thatthere are still a number of lower-density existing single-family residences on RA lots in theimmediate neighborhood. Mr. Padilla added that a reduced number of units for the site would bepreferred with additional amenities provided on-site. In addition, he noted that the HOA feeswould likely not increase dramatically, and ended with a statement that the Council Office doesnot support the application for fifteen units.

Lastly, the project architect, Mr. Nourani spoke again briefly and added that the units havealready been designed to face the street.

At the end of the hearing, the Advisory Agency took the case under advisement for two weeksto allow for the applicant and Council Office to work out these issues.

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CITY OF LOS ANGELESOFFIC~'OF THE CITY CLERK

ROOM 395, CITY HALLLOS ANGELES. CALIFORNIA 90012

CALIFORNIA ENVIRONMENTAL QUALITY ACTPROPOSED MITIGATED NEGATIVE DECLARATION

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LEAD CITY AGENCY'Ci.o/ .c;>f Los Ang~es

PROJECT TITLEENV-2012-2201-MNO

COUNCIL DISTRICTCD 6 - NURY MARTINEZ....CASE NO.~CNV-201 ~-:22~D-ZC,Vl:!:::7~1O~-SL

PROJECT LOCATION9147 N TOBIAS AVEL"_'" ••.•• ••

PRqJECT DESCRIPTIONThe proposed project includes requests fora Zone Change from RA~1 to (T)(Q)RD1.5-1, and a Vested Tentative Tract map tosubdivide one property into. i5-Lots as a Small Lot Subdivision, all for the construction and use-of fifteen Small Lot single-family~~en:-L!lg.son an approximat~ly 0.544 gross-acre site. One existing sin~le-famny dw~Iling [s to be demolished.

NAME AND ADDRESS OF APPUCANT IF OTHER THAN CITY AGENCYSunset Equity Partners ~ Donel Benjamin6003 Compton Avenue~o~Aryge1es:•.CA 90D01

FINDING:The City Planning Department of the City of Los Angeles has proposed that a mitigated negative declaration be adopted forthis project because the mitigation measure(s) outlined on the attached page(s) will reduce any potential significant adverseeffeots to a level of inSignificance

(CONT~UED ON ~AG~ 2)

Any written comments received during the public review period are attached together with the response of the Lead CityAgency. The project decision-make may adopt the mitigated negative declartation, amend it, or require preparation of an E1R.Any change.s made should be suppo~ed by subs~ntial evidence. j~ the record anti a~propriate findings made.

THE INITIAL SroDY PREPARED FOR THIS PROJECT IS ATfACHED.T' ". • • •• • ••• • L.. " • _ ••

200 N. SPRING STREET, 7th FLOORLOS !,-NGELES, CA. 90012

Clty Plarminq Ass.oci~te

NAMI:: OF PERSON PREPARING THIS FORM TITLE TELEPHONE NUMBER

NELSoN RODRIGUEZ . :(~~8).374-9903

ADDRESS SIGNATURE (Official) DATE

EXHIBIT E3Environmental ClearanceAPCNV-2012-2200-ZCDate; 4/21/2014

ENV-ZO12-2201-l\1ND Page 1 of25

..

MITIGATED NEGATIVE DECLARATIONENV-2012-2201-MND

IV..sO. Tree Report

• Prior to the issuance of a grading or building perrnit, the applicant shall prepare and submit a Tree Report, preparedby a Tree Expert as defined in Section 17.02., indicating the location, size, type, and condition of all existing trees onthe sUe. Such report shall also contain a recommendation of measures to ensure the protection, relocation, orreplacement of affected trees dUring grading and construction activities.

lV-7D. Tree Removal (Non-Protected Trees).. Environmental impacts from project Implementation may result due to the loss of significant trees on the site.

However, the potential impacts win be mitigated to a less than significant level by the following measures:• Prior to the issuance of any penult, a plot plan shall be prepared indicating the location, size, type, and general

condition of all existing trees on the site and within the adjac;:mt pubilc rlght{s)-<>f-way.• All significant (8-inch Of greater trunk diameter, or cumulative trunk diameter if multi--trunked, as measured 54 inches

above the ground) non-protected trees on the site proposed for removal shall be replaced at a 1:1 ratio with aminimum 24-inch box tree, Net, new trees, located within the parkway of the a.djatent public right(s}-of-way, may becounted toward replacement tree requhernents.

.. Removal at planting of any tree in the public right-of-way requires approval of the Board of Public Works_ ContactUrban Foresby Division at 213-847-3077. All trees in the public right-of-way shall be provided per the currentstandards of the Urban Forestry Division the Department of Public Works, Bureau of Street Services_

VIII.10. Explosion/Release (Existing Toxic/Hazardous Construction Materials).. Due to the age of the building(s) being demolished, toxic and/or hazardous construction materials may be located in

the structure(s). Exposure to such materials during demolition of construction activities could be hazardous to thehealth of the demolition workers, as well as area residents, employees, and future occupants. However, theseimpacts can be mitigated to a less than significant level by the following measure:

• (Asbestos) Prior to the issuance of any permit for the demolition or alteration of the existing strucl:ure(s), theapplicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatementconsultant indicating that no Asbestos-Containing Materials (ACM) are present in the building. If ACMs are found tobe present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403as we\[ as aU other applicable state and Federal rules and regUlations. .

.. (Lead Paint) Prior to issuance of any permit for the demolition or alteration of the existing structure(s), a lead-basedpaint survey shall be performed to the written satisfaction of the Department of Building and Safety. Shouldlead-based paint materials be idenfified, standard handling. and disposal practices shall be implemented pursuant toOSHA regulations.

VIII-50. Human Health Hazard (Vector Control)..II The property shall be maintained in a neat, attractive, and safe condition at aUtimes,.. On-site activities shall be conducted so as not to create noise, dust, odor, or other nuisances to surrounding

properties...Trash and garbage bins shan be maintained with a lid in working condition; such lid shalf be kept closed at all times,.. Trash and garbage collection bins shall be maintained in good condition and repair such that there are no holes or

points of entry through Which a rodent could enter.• Trash and garbage collection containers shall be emptied a minimum of once per week.. Trash and garbage bin collection areas shall be maintained free from trash, litter, garbage, and debris.

XIV"10. Public Services (fire)• Environmental impacts may result from project implementation due to the location of the project in an area having

marginal fire protection facilities. However, this potential impact will be mitigated to a less than significant level by thefollowing measure:

.. The following recommendations of the Fire Department relative to fire safety shall be incorporated into the buildingplans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation ofa final map or the approval of a building permit The plot plan shall include the following minimum design features:fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of anapproved fire hydrant, and entrances to any dwelHng unit or guest room shall not be more than 150 feet in distancein horizontal travel from the edge of the roadway of an improved street or approved fire lane.

XVII"9!}. Utilities (Solid Waste Recycling)

ENV-2012-2201-:MND Page 2 of25

~~--------~----------------~-------------------------~~----------------------c'

MITIGATED NEGATIVE DECLARATIONENV~2012~2201~MND

.. 'Environmental impacts may result from project implementation due to the creation of additional solid waste.:However, this potentlal lmpact will be mitigated to a less than significant level by the following measure:

.. (Operational) Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass,and other recyclable material, These bIns shaU be emptied and recycled accordingly as a part of the project's regularsolid waste disposal program.

.. {Co~structionlDemontlon} Prior to the issuance of any demolition Of construction permit, the applicant shalf providea copy of the receipt or contract from a waste disposal company provicfmg services to the project, specifying recycledwaste service{s), to the satisfaction of the Department of Building and Safety. The demolition and constructioncontraclor(s) shall only contraci: for waste disposal services with a company that recycles demolition and/orconstrucfion~related wastes.

.. (ConsttuctionlDemolitiol1) To facilitate on-site separaflon and recycling of demolition- and construction-relatedwastes, the contraclor{s) shall provide temporary waste separation bins on-site during demolition and construction.These bins shall be emptied and the contents recycled accordingly as a part of the project's regular solid wastedisposal program.

XVIl-10(}.Utilities (Solid Waste Disposal)•.. AU waste shall be disposed Of properly. Useappropriately labeled recycling bins to recycle demolition and

construction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, bricks,metals, wood, and vegetation. Non tecyclable materials(wastes shall be taken to an appropriate landfill. Toxic wastesmust be discarded at a licensed regl!lated disposal site.

ENV-2012-2201-MND Page3·of25

CITY OF lOS ANGELESOFFICE OF mE CITY CLERK

ROOM 395. CIlY HAlLLOS ANGELES. CALIFORNIA 90012

CAUFORNIA ENVIRONMENTAL QUAUTY ACT

INITIAL STUDYand CHECKLIST

{g.~9.~~I:'i~~ine~?e'?fi9.~15.~~) .' . . ...

ENVIRONMENTAL CASE: RELATED CASES:

E~-:~~~~:-~.O,1-~f..!D.. ,~PC?NV~?o!f:~~o~~<?,v:rf-!210~:-?~.,PREVIOUS ACTIONS CASE NO.: n Does have significant ctianges from previous actions.

.. ,., ., .., fJ., Does NOT ~ave sigllifl~~ chan~es from previous actions . " ~PROJECT DESCRIPTION:DEVELOPMENT OF A 15 UNIT DETACHED PtAN UNIT DEVElOPMENlWITli 34 PARKING SPACES •._~.., "~" .. _ ~ -- "'- """- "-""'" _ '" " ~. ." -" ._ _ , ~ENV PROJECT DESCRIPTION:The proposed project includes requests for a Zone Change from RA-1 to (T)(Q}RD1.5-1, and a Vested Tentatlve Tract map tosubdivide one property into 15-Lafs as a Small Lot Subdivision, all for the construction and use of fifteen Small Lot single-family

~~lliry9~.?~~.,~p.l?ll?xim!3-~e~o.:.5:«.,§lt;-'!'.~-~,~~ite.l?ne ex~stil!gsingle-fa~~ ~~!Iln!;1 ~sf!? !?~_~et:J:l?I.i?ht::,~., ,',' .','ENVIRONMENTAL SETTINGS:The property is a rectangular-shaped parcel of land, consisting of approximately 0.554 gross-acre site, having frontage of 92 feet 01'1the westerly side ofToblas Avenue (a designated Local Street), with a uniform lot depth of approximately 258 square feet The site is

, currelltly developed with a single-family dWelling.

The site consists of one lot in the RA Zone with a !and use designation of Low Medium II (correspondIng zones of RD1.5, RD2, RW2.RZ2.5), within the Mission HUis - Panorama City ~ North Hills Community Plan Area. The site Is located within 500 feet ofTobiasAvenue Park, and approximately 3.24 kilometers from the nearest (Northridge) fault The subject sll:e is not within any other specialhazard or land-use zones. There are no public:schools within 500 feet of the subject site. The project has no known protected treespecies (l.e, Oaks, Western Sycamore, California Bay, and Southern Califomia Black Walnuts) on the slte, The site does have three(3) non-protected trees approximately eight-inches or more in diame.ter to be removed '

, Uses surrounding the site include multiple-family condominiums and a'few RA-1 Zoned parcels with single-family uses abuffing

~~~':~¥.?f,~~,~!~,~:.. : ....,' " .. ".... _ ... __. . . ,.,...PROJECT LOCATION:9147 N TOBIAS AVE

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AREA PLANNING COMMISSION: CERTIFIED NEIGHBORHOODNORTH VALLEY COUNCIL:

PANORAMA CITY

COMMUNITY PLAN AREA:MISSION HILLS - PANORAMA CI1Y - NORTH HILLSSTATUS~

.J Does Conform to Plan

MAX. DENSITY/INTENSITYALLOWED BY ZONING:!~'!1:~ !,5~D,~~.,ft.

,n Does NOT Conform to Plan

: EXISTING ZONING;RA-1 to (T)(Q)RD1.5-1

GENERAL PLAN LAND USE:, LOW MEDIUM II RESIDENTIAL

MAX. DENSITY/INTENSITYALLOWED BY PLANDESIGNAT!ON:

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,LA River Adjacent:NO

ENV -2012-2201-MND Page 4 of25

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~_----------------------~~_----------------------~~_-------C~-------

PROPOSED PROJECT DENSITY: .19·.I:I:J1..~OO.~:f!: ...... , ..

ENV-2012-2201-MND PageS of 25

Determination (To Be Completed ByLead Agency)On the basis of this initial evaluation:

o I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVEDECLARA nON will be prepared.

I find that although the proposed project could have a significant effuct on the environment, there will not be asignificant effect. in this case because revisions on the project have been made by or agreed to by the projectproponent A MmGATED NEGATIVE DEClARATION will be prepared.

I find the proposed project MAY have a significant effect on the environment, end an ENVIRONMENTAL IMPACTREPORT is required,I find the proposed project MAY have a npotentially significant impact" or "potentially significant unless mitigated"impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier documentpursuant to applicable legal standards, and 2) has been addressed by mitigatIon measures based on eCjrlieranalysis as described on att?ched sheets. An ENViRONMENTAL IMPACT REPORT is required, but it mustanalyze only the effects that remain ~ be addressed.

[ find that although the propos-ed project could have a significant effect on the environment, because all potentiallysignificant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant toapplicable standards, and (b) have been avoided or mitigated pursuant to that earlier E!R or NEGA WEDECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing

~ further;' requited.

oo

o

City Planning Associate (818) 374-9903

Signature PhoneTrtle

Evaluation Of Environmentallmpacts~1. A brief explanation is required for aU anSWers except "No Impact" answers that are adequately supported by the information

sources a lead agency e;ites in the parentheses following each question. A "No Impact" answer is adequately supported if thereferenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the projectfalls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors asweH as general standards (e.g., the project win not expose sensitive receptors to pollutants based on a project-specificscreening analy'sis).

2. AU answers must take account of the whote action involved, including off-site as weU as on-site, cumulative as well asproject-Jevel, indirect as:well as direct, and construction as weH as operational impacts.

3. Once the lead agency has detennlned that a particular physical impact may occur, then the checklist answers must indicatewhether the lmpact is potentially significant, less that significant with mitigation, or less than significant "PotentIally SignificantImpact" is appropriate if there Is substantial evidence that an effect may be significant If there are one or more "PotentiallySignificant Impact" entries when the determination is made, an EIR Is required.

4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of a mitigationmeasure has reduced an effect from "Potentially Significant Impact" to "Less Than Significant impact" The lead agency mustdescribe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigationmeasures from "Earlier Analyses," as described in (5) below, may be cross-referenced).

5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has beenadequately analyzed in an earlier EIR, or negative declaration. Section 15053 (c)(3}(D). In this case, a brief discussion shouldidentify the following:a, Earlier Analysis Used. Identify and state where they are available for review.b•. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately

analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed bymitigation measures based on the earlier analysis. _

c. Mitig~tJon Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe themitigation measures which were incorporated Dr refined from the earlier document and the extent to which they addresssite-specific conditions for the project

ENV-20 12-220 I-MND Page 6 of25

~~--------~------------------~~-----------------( (

6, Lead agencieS are encouraged to incorporate into the checkllst references to information sources for potential impacts (e_g_.general plans, zoning ordiiiances). Reference to a previously prepared or outside document should, where appropriate,include a 'reference to the page or pages where the statement is substantiated •.

7. Supporting Information Sources: A soun::es list should be attached, and other sources used or individuals contacted should becited in the discussion.

8. This is only a suggested form, and lead agendes are free to use different formats; however. lead agencies should normallyaddress the questions froin this checklist that are relevant to a project's environmental effects in whatever format is selected.

9_ The explanation of each issue should identify:a. The significance criteria or threshold. if any, used to evaluate each question; andb. The mitigation measure Identified, if any, to reduce the impact to less than significance.

ENV-2012-2201-MND Page 7 of25

Environmental Factors PotentiallY-Affected:The environmental factors checked below would be pofenfially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages_

o AESTHETICS !0 GREEN HOUSE GAS EMISSIONS I0 POPULATION AND HOUSING• 1

1

o AGFt!CULTURE AND FOREST ...; HAZARDS AND HAZARDOUS i '" PUBUC SERVICES IRESOURCES MATERIALS I0 RECREATIONo AIRQUAUTY ID. HYDROLOGY AND WATER -[J TRANSPORTATIONrrRAFFIC IIV BIOLOGICAL RESOURCES j QUALITY .i .., UTIUTIES AND SERVICE SYSTEMS I !

[] CULTURAL RESOURCES I0 LAND USE AND PLANNfNG Io MANDATORY FINDINGS OF I lI0 GEOLOGY AND SOILS J 0 MINERAL RESOURCES . J SIGNIFICANCE IJ t1 NOISE f ir - .

DATE SUBMITTED:0811412012

INITIAL STUDY CHECKLIST (To l>e completed byth!> Lead City Agency)

. Background

PROPONENT NAME:Sunset Equity Partners - Donel BenjaminAPPLICANT ADDRESS;

6003 Campton AvenueLos Angeles, CA 90001AGENcY REQUIRING CHI::CKUST:

Department. of City PlanningPROPOSAL NAME (if Applicable):

PHONE NUMBER:(323) 923-4100

ENV -2012-2201- J\1ND Page 8 of25

(.......'.'"........-..........C.......~.....,.Potentiallysignificant

Potentially- unless leSs thansignificant mitigation significant

!~pa~ ..... !~.c.?p_~.~~~_........~.Pa~~...... ,~~.i~,~~!....

~~------~~------------------~~--------------------------~.~~--------------(\.

I, AESTHETICSor... • 0', ._o'c' ••~ • r

a. Ha.ve a substantial adverse effect on a scenic vista?••• + • __ ._, ." •• _.. •••• • .. ••••••• • _". ,_ •• L • ...... ~ .....b. Substantially damage scenic resources, inclUding, but not limited to, trees._.~.r:o~~U~~l?pi!1!?s! ~~ ,h~~to~cb~lI~i~~s.~i~.a s.late.scenir:: ..highw.a~?c. Substantially degrade the existing visual character or quality of the site and its.... ~~~~~.und!n.~.? .. . . .II. Create a new source of sUbs1antiallight or glare which would adversely affect

day .~: n~h~me vi~ .in.the ~rea?Il AGRICULTURE AND FOREST RESOURCES

_.~._ ..... _._ ..... _ •• _ •• _ "r ••••••• _ •••

a. Convert Prime Farmland, Unique Farmland, or Fannland of statewidelrnportance (Fannland), as shown on tha maps prepared pursuant to theFarmland Mapping and Monitoring Program of the California Resources~ge:n%!? £lo~~f)"~cu~l?ral.~e? _. .

... ~.

b. ConfUctwith existing zoning for agricultural use, ora Williamson Act conlract?... , .~ ... +_..... ..• __ ~ .••. Or' ,. •• • • _.

c. Conflict with existing zoning for, or cause rezoning of, forest land (as definedin Pubfic Resources Code section 122Z0{g», tirnbertand (as defined by PublicResources Code secHon 4526), or timberland zoned TImberland Production

.... (1il~.~~~~~.~¥G?venynent~od~s~c1io~ 51~0:4J~)F .d, Result in the loss of forest land or Conversion of forest land to non-forest use?

~ • •• •••• _ ......... '. _ • +-"H ._. • " ~ • •• • • ~ '" _. _. ., •••••

e. Involve other changes in the existing environment which. due to their locationor nature, could result in conversion of Farrnland, to non-agricultural use orconversion of forest land to non-forest use?.~_. ' ••• _ ••• ~ ••• _., _ ••••• L "'~'" • I _ ••

1ft.AIR QUAUTY• • •• _ L _ •• _~._. _ T.' __ ., • _ ••••• ,. •• • ••••• ~ ••

. .-..t' .......

a. Conmct with or obstruct implementation of the applicable air quality plan?.. '-- ._~_-" " " .. ... ,". , - .. ~. '" . ..~ ". . _ . ..._......__..y........b. Violate any air quality standard or contnbute substantially-to an existing Dr

p'roj~~d air.q~~o/ vjo!~~n?. . . ..c. Result in a cumulatiVely considerable net increase of any criteria pollutant for

which the project reglon is non-attainment under an applicable federal or stateambient air quality standard (including releasing emissions which exceed

.. 9~~ntif:a~ve.t~~~h~J~~ for ~~e p.s:e~!S0~)? . . . .. ' ..II. Expose sensitive receptors to substantial pollutant concentrations?.._......_....._. , ..... '... ~r~'··"· ..... ,.' .... ... . ... ...Y.. ....e, Create objectionable odors affecling a substantial number of people?_... .._.' "'" .. .. ., . . .. '

IV. BIOLOGICAL RESOURCES_ _...... .. ....., ..•. . r.. .'. . . '.'a. Have a substantial adverse effect. either directly or through habitat

modifications, on any species identified as a candidate, sensitive, or specialstatus species in local Of regional plans, policies, or regulations, or by the

....._ ~::,!~rn.ia De(:l~~e~. r;'~~s~.~Ild ~~~e ~r.u.~.Fish and \Mldlife ~~.ce? .. . . _ .. '.. .b. H~e a substantial adverse effect on any riparian habitat or other sensitive

natural communrty identified in local or regional plans, pondes, regulations orby the California Department of FISh and Game or US Fish and WildlifeService?

•• " ~ .... -"+ -

c. Have a substantial adverse effect on federally protected wetlands as definedby Section 404 afthe Clean Water Act (including, but not limited to, marsh,vernal pool, coastal, etc.) through direct removal, liRing, hydrologicalin~p'~on, or. t;lther means? . .

d, Interfere substantially with the movement of any natille resident or migratoryfish or wildlife species or wi!h established native resident or migrato!)' wildlife

.. ~~~.o~! o~~rT!~~~the l.!se~fna~7 wiJ.~!~n.u.r:;:~,site.~? .. ,e. Conflict with any local policies or ordinances protecting biological resources,_....: ~~r::~.:BS.El.n:~~?~~~~El?~l!.policy .or ~lf{:lin~ce? .f, Conflict with the provisions of an adopted Habilat Conservation Plan, Natural

Community Conservation Plan, or other approved local, regional, or state.... ~a?!.~.~n~ervatlonplan?V.CULIURALRESOURCES~~'---''''-'''--'''''''' - - '" , ', --,~ -..-.-----------.---.~,---- ..,~.--.'--,-- -~_-_~-~ENV-2012-2201-MND Page 9 of25

Potentiallysignifi~t

unlessmitigation

.i.E!_~rp'o~t.e.~, ,

Less thansignificaoi

.....~~?~~!._.,. ..!'I!'..~~_li'~~.. ;

!>otenfiallysignificant

,. ..iI!'P~~.....

2. Cause a substantial adverse change in the significance of a historical· . ~~~~ ~ .d~~I1::~in.~ 1~OO4•.5?,. . . '" .b. Cause a substantial adverse change in the significance of an archaeological

.. ~~~ p'~~~a~~ ~ .~.~.~E~~:5!. ... -./'...... h< •• __ , .... _.' _ ' •• _ ._~

v... L." •

v:.• . • . ._.••••.• ' •.•... " ,_ - ..- _ 'L'.. .. .

1::. Directly or indirectly destroy a unique paleontological resource or site or..__~)3~~M~.!.o~!,:!~~r~? . . ... , .'d, Disturb any human remains, including those interred outside of formal

cemeteries?

a. Expose people or structures to potential substantial adverse effects, includingthe risk of foss, injury, or death involvlng: Rupture of a known earthquakefaul~ as delineated on the most rec:entAlquist-Priolo Earthquake Fault ZoningMap Issued by !he State Geologist for the area or based on other substantialevitlence ofa known mult? Re~rto Division of Mines ami Geology SpacialPublication 42•..-- ..,. _. .

b. Expose people or structures to potential substantial adverse effects, including!t.~~.~~.,?!!~~.~.!.~j,~ry•.?r ~~a!, i~vo.~~!nJ:1:.~n!;l_~ej.~.~~W~U~~ s~k~~g?"

c. Expose people or structures to potential substantial adverse effects, includingthe risk of ross, Injury, or death involving; Seismic--relaled ground failure,

_ .. in.c:r~d~T'I_~."q~~faction? .... . . ... .. ,...... ..II. Expose people or structures to potential substantial adverse effects, including·_.~.~.rl~~?~.!~~!,!~j~.ry._or ?-e~1h!~vo!~n.~: ~:o-~dsl~d:.s?a. Result in substantial soil erosion or the loss oftepsolJ?........ T" ".T' '. ••• ••.•.••• •..• •• • • ,.

f. Be located on a geologic unit or soHthatis unstable, Of that would becomeunstable as a result oftM project, and potentially result in on- or o!f..site

.....!~~~~~~!..I~~r.e~_sp.r=~~, ~ub~i~en~!.liti.~~.I?~~~. ~r ~:-II~se?:g. Be located on expansive solI, as defined in Table 18-1-B of the Uniform..., ~~iI~~lLC?~~~(1~~4),c.re.a~~~.~b~ta~~~/.ris~.~ .Ii~.~r P~l?~~ft. Have soils incapable of adequately supporting the. use of septic tanks or

aJternative waste wamr disposal systems where sewers are not available for!he disposal ofWasm water?

a. Generate greenhDuse gas emissions, either direcl!y or Indirectly, that may.. ,,,~~.Y':,,~~,i?~~~~timpact on 1h,e~J~vlro!lm~ryt? . .

b. Conflict with an applicable plan, pDllcy or regulation adopted for lhe purpose..... 0.'. .~~:!~~1!.9.!~~.e~~s.~i.,?n~.o~ll,~::n~0t!.~ .~~~7's?VIII. HAZARDS AND HAZARDOUS MATERIALS

...... TOLL _ ••• • •• _ •• •• •• •• •••••

v•••• ~'+ '+ " ••• r .

.... .... ...... _" "eo" .. _...... _" .. Y... ..... " ,

v.--. - .. >_ ... - .- •

y..................

a.. Create a significant hazard to the pubfic or the environment through the__!o~ne_ ~~eo.1,.~~~~~!.~~~~~~.~fh~~t?u~~.~1e~~~~?..... .

b. Create a significant hazard to 1I1epublic or the environment throughreasonably foreseeable upset and accident conditions involving the release ofhazardous materials into the environment?

~ .,. _ •••• , ••••• +- • • •• ••• •

1::. Emit hazardous emissions or handle hazardous or acutely hazardousmaterials, substances, or waste within one-quarter mile of an existing orpropose.o s~ho~I?. ...

d. Be located on a site which is included on a fist of hazardous materIals sitescompiled pursuant to Government Code Section 65962,5 and, as a result,

.,... y!~~.~d.it c:~.~te ~ .si.gl!!fi~n~ hazard ~. the: Pl!blil?.r:rth~ ~nvir0!l~~t?e. For a project located Within an airport Janeluse plan or, where such a plan

has not been adopted, within two miles of a public airport or public useairport, would the project result in a safety hazard for people residing or

.' .. ,:,"oiki!lg.in J!1e.proJect area?f_ . For a project within the vicinity of a privata airsbip, would the project result in if

· ". E\ .s:afetx.~a:z:a~~r peopl~ residing or working in the project ~tea? '. .. "., . " .... , .... . ...... " ' ..g. ' Impair implementation of or physically interfere with an adopted emergency ¥

,,_ ~kC:~~.:.P.~~~~~.~_~::~~,:t{;t~~~~~a~':I11_p}~~~_".., .,.:. _ '.' _._. ..,,_.I... __~ .. ..,_~ .~ _.~,, , ."._~,---'


--------------------------~~------------------------~-----~~----------~-------------------~-~~--------------(

h. EXpose people or structures to a significant risk of loss, injwy or deathinvolving wildland 1ires, including where Wildlands are adjacent to urbanizedareas or where residences are intennixed with wildlands?

~r 0,- __ • _~.. •• • '" ••••• • •••• r'.

IX. HYDROLOGY AND WATER QUALnY•• _ ._. r•.... _ .... o••••• _ •••••••• _.0 o. ,', 'r'r • •

a. Violate any water quality standards or waste discharge requirements?.............. ' .... ..... ..,. .... ···.0 . .. .. . ... .. ~ .

(

PoterruaUysignificant

Potentially unless Less thansignificant mifigation significant

. .._.!mJl~~....... ~~~~!p.!)~!e.d.... ' ...~~~~~ ...

b. Substantially deplete groundwater supplies or inteIfere substantially withgroundwater recharge S1Jchthat there would be a net deficit in aquifer volumeor a lowering of the local groundwater table level (e.g~ the production rale ofpreexisting nearby wells would drop to a level which would not support~~ti~ .I~ndus.es.0rlll'~Ul.n::d.u~~.~.fo~~ich p~!l:I!~have been !l~.n~>?.. . .. _.... . .

c. Substantialfy alter the existing drainage pattern of the site or area, includingthrough the alteration of the course of a stream or river, in a manner whlchWould result in substanilal erosion or siltation on- or off-slte?

.......•. .__ •• , • ~ •••• ... 'r • .,. .' • ."r'· •• ~

d. Substantially alter the exlsting drainage pattern of the site or area, inclUdingthrough the alteration of tilS course of a stream or river, or substantiallyincrease tile rate or amount of surface runoff in a manner which would result

.. ~.ff.~od~~L~.~.()L~~it~~ . .e. Crea1e or contribute runoff waler which would exceed the capacity of existing

or planned stormwaler drainage systems or provide substantial additional~~~n;:e.s~f poUu~. ~o!"!? . . . . '. .

f. Otherwise substantially degrade water quality?_ _ .. T~_. _" ... . " . '" _. .• • +. ••

g. Place housing within a 10D-year floor:! hazard area as mapped on a federalRood Hazard Boundary or Rood Insurance Rate Map or other flood hazard

_.. ~..e!~~ti()~.m~p'~._.. _11. Place within a 1DO-year flood hazard area structures which would impede or

redirect flood floWS?. . - ... -- ..... _ ...... , '. .. . . .l, Expose people or structures ro a significant risk of loss, injury or death

involving flooding, including flooding as a result of the failure of a levee ordam?....- -, .. , " . . . ... .. .

j. Inundation by seiche, tsunami, or mudf!oW?.-. .... .... ..... .X. LAND USE AND PLANNING

,. ,......... -.. ., - _. ..- ..

...Y-

....Y..

vi'._. -. .

V-. ..a. Physically divide an established community?, ••••• ~ __ ., L. • •••••••••••••• L .. _~d •• L •••• _ ~. __ •••• ~ ••••• _ .£........b. Conflict with any applicable land use plan, policy, or regulation of an agency

with ju~ictiDn over the project (including, but not Ilmited to the general plan,specific plan, local coastal program, or zoning ordinance) adopted for thePure~~..o.f~.i?ing o~mitiflating an environmen~1 ~cp.

c. Conflict with any appficable habitat conservation plan or natural community_. con~.:.rv,ati()~.pl~n!. .'XL MINERAL RESOURCES......... " •••••• , ... T •

a, Result in the loss of avaitabmty of a known minerai resource that would be ofvalue to the region and the resldents of the state? ....... .

b. Result in the loss of availability of a locally important mineral resourcerecovery site delineated on a local general plan, specific plan or other land

_.. ~eJ~'~?xn NOISE...... ,., ...a. Exposure of persons to Of generatlon of noise levels in excess of standards

established in the local general plan or noise ordinance, or applicable~~~.~~~. o! ~f!1,,:r~!;I,::ncie~?. .. .. .. . __ ..

b. Exposure of persons to or generation of excessive groundbome VIbration or V. _.. !!.~u.n?,?"~m~.~oiseleveJ~? .. ..... ' . ' ..... _ .... _ ..... ..... ..c. A substantial permanent increase in ambient noise levels in the project "'ttl'.... yi~n.!o/.above ~ev~Is.~xf~.ng .~l!h.o~~~~ VOje.ct? '" .... _ . .. .... .. .... __ . _ .....d. A substantial temporary or periodic increase in ambient noise levels in the yr_ g:olect _vici~~~_~?.v!:.~~=!:: ~~!::t!~~.~!~~.~t.~e..P.:~.:.~?_ __. . ._~. . ~. __ ~ :


Potentiallysignificant

Potentially, unlesssignificant mitigation'" .i.~p.~~ !~~!~.ra~~.

Less thansignificant

-.-.!~pa~.-..

e, For a project located within an airport land use plan or, where such a planhas not been adopted, within !.wo mires of a public airport or public USB

airport, would the project expose people residing or working in the projectarea to excessive noise [evels?.i' F~~'a"proj~ wnhi~fu~vi~lnily of a prtvate airst~ip, wo~ld the' project exp~~e - ...... '" .... - ... "', .... ...... ' ..... _. -r "~I?p[~ !~s!~~ !?!w.oIking in th~ proje~ ~rea !n ~o:::;s!V~~oise.l~v~~~? _..

a. Induce substanEia/ population growth In an area, either directly (for example,by proposing new homes and buslnssses) or indirectly (rot example, through

.' . ~~~o~ ?f.~~adsor ~er}nfrastru.~~)? . . .. .. _.... ".'"" _.. _.. _ .b. Displace substantial numbers of existing housing, necessitating the.•... !??':~!I:'~.o~_~.rel'laceme~t h~uslnfl.e.I~~h.e~? '. ._.. . '" ,", _ , , .e. Displace substantial numbers of people, necessital.ing the conslruction of

r:p~a~~! .~~u~in~ ~Isewhere? ..XlV. PUBUC SERVICES- - ..'a. Would the project result in substantial adverse physical impacts associated

with the provision of new or physically altered governmental facilities, need furnew or physically altered governmental facilities, the constructlon of whichcould cause significant environmental impacts, in order to maintaln acceptableservice ratios, response times QT other performance objectives for any of the

....~'!.~I!~~::.M~~.~~pra~t?fi0n'? ... . . . '" .,. "b. Would the projec:!. result in substantial adverse physical impacts associated

with the provision of neW or physically altered governmental facilities, need fornew or physically altered govemmental faciHties, the construction of whichcould cause significant environmental impacts, in order to maintain acceptableservice ratios, response times or other performance objectives for any of the

__. P~~?~::rvi~: ..~o!jl?e..~rotec~I?~? .. ..... . ... ..... _ ...._.. .... .... _. .... ....c. Would the project result in substantial adverse physical impacts associated

with the proviSion of new or physically altered governmental facllifies, need fornew or physically altered governmental facilities, the conslruclion of whichcould cause signifi~nt environmental impacts, in order to maintain ac:ceptableservice rafios, response times or other performance objectives for any of thep'~bflc ;>~ry!?~: ~.c:hr:ols? .. . ' .. ..' . . ". ' .

d. Would the project result in substantial adverse physicallmpacls associatedwith the provision of new or physically altered governmental facilffies, need forneW or physically attered governmental facirtties, the construction of whichcould cause significant environmental impacts, in order to maintain acceptableservica ratios, response times or other performance objectives for any of the

..._p'u.~11.~~~j~t:s: ~~rlc~! ..e. Would the project result in substantial adverse physical impacts associated

with the provision of new or physically altered governmental facifities, need fornew or physically altered governmental facilities, the construclion of whichcould cause significant environmental impacls, in order to maintain acceptableservice ratios, response times or other performance .obiec!ives for any of the

. public s~rvi=:. Other publlc facilftes?

a, WOUld the project increase the Use of existing neighborhood and regional. parks or other recreational facilities such that substantial physical

.... ~e.t:..r!~ra~?~.ofth,~.~.cili!y,:",o~ld occu~or~e ~?~\7~~~d?b. Does the project include recreational facilities or require the construction or

expansion of recreational facilities which might have an adverse physicaleffect on the environment?

XVI. TRANSPORTA TlONlTRAFFlC

ENV-20 12-220 I-MND Page 12 of2S

------~~-----------------~~--------------------~-------~~-----------------------------~~----------(\ (


unlessmitigation

.~':'-P_':'_T.,:~!e_~_.

tess thansignificant

... i~p'~~~ .


'. J~Y~.~..._

b. Conflict with an applicable congestion management program, including, butnot f1mited to level of service standards and travel demand measures. or otherstand!!lrds established by ills COIl~ congestion management agency for

.. ~~~~~~ !'l?~s.~r h!~hw~s! . '" ..... .. .... '" ..e. Resutt in £l. change In ajriraffic patterns, including either an increase in traffic.. ' leve_~?~~.<?~a~!!lei~ !o~ti.on ~:"t results .in.su~~.~~a~ .s~~eo/ris.~?' . . ...

d. Substantially increase hazards due to a design feature (e.g., sharp CIlJVeS or.. " d~~ro~ !."~~~~ns) o~J!l.~I'!Il?atible. uses. (~:~:, .~fI!l.eq~.i~~n9'? ..... .. ...e. Result in inadequate emeJYenc.y access?._ ••• _ h- " _.' •••• " •••• _. - ~ __ .0. .. . .. ~.'. > •••• _., ._ ...Y.f. Conflict with adopted policies, plans, or programs regarding public transit,

bicycle. Of pedesfrlan faCIlities, or otherwise decrease the performance Drsafety of such facilities supporting alternative transportation (e.g., bus'Il:1~?:rts,bl~cIe ~ck.s)? ..

XVII. UTIUTII:S AND SERVICE SYSTEMS••••••••• _. • ••• LL. • • • •

a. Excee~ wasfewa.tertreatment reqUirements of the applicable Regional WaterQl:'~~ ~n~I.Bo~rd?

b. Require or result In the construction of new water or wastewater treatmentfacilitles or expansion of existing facilities, the construction of which could

'" ~~~ :!'!f!t:'!~~.te:n':'i!~nT?en~1 e:~? .. , ..• Co Require Dr result in ihe construction of new storm water drainage faciUties or

expansion of existing facilities, the construction of which could cause". S!£!~~.~~~n~!!?':'.~I1~.effi:c:ts? . . . . .d, Have sufficient water suppHes available to serve the project from existing.. ~~_~~.~d_~S<:Iu~, or~.ry~o:exJ:lan~ed':~~~~n~.~e~? .e. RB$U1t in a determinaiion by the wastewater treatment provider which serves

or may serve.ihe proje!CI:that it has adequate !;8pacity to serve the project's.. . p:.~ected de~and in ru;ldltion ~ ~e. provider's SX!s~~!l'.co~mitments~ .f. Be served by a landfill wi!h sufficient permitlad capacity to accommodate the

. p~ect's ~~~dwa;;te disposal needs? . '. . .g. Comply with federal, state, and Is:>cal statutes and regulations related to solid

waste?'. . . .'xvln. MANDATORY FINDINGS OF SIGNifiCANCE

••• ,' ._. ~ ~_. • •• _ ••• "" ".... • _. '" • 0 .. _ 0 0 r ••• _ or __ o. ._... 0 0

a. Does the project have the potential to degrade the qualif;y of the environment,substantiall~ reduce the habitat of a fish of wildlife species, cause a 'fish orwildrm~population to drop below self-sustaining levels, threaten to eliminate aplant or animal community, reduce the number or restrict the range of a rareor endangered plant or animal or ellm inate important examples of the major

"". ~~~. of.C~~~!l1i~hi~ry o~prehistory? . . .b. Does the project have impacts that are' indMdually limited, but cumulatively

considerable? rCulliulatively considerable" means that the incrementaleffec1s of a project are considerable when viewed in connection with iIleeffects of past projects, the effects of other current projects, and the effects ofpro'?a~I~ futUre projects)? .

c. . Does the project have environmental effects which wiU cause substantial.".'~~y~~e~~~.:mhull'!'~ beings, ~ither directl:t or in.di~cHy? ..

Note: Authority cited: Sections 21083, 21083.05, Public Resources Code. Reference: Section 65088.4, Gov. Code; Sections 21080,21083.05,21095, Pub. Resources Code; Eureka Citizens for Responsible Govt v. City of Eureka (2007) 147 CalAppAth 357; Protectthe Historic Amador Waterorays v, Amador Water Agency (2004) 116 CalApp.4th at 1109; San Franciscans Upholding the DowntDwnPlan v. Cify anef County Df San Francisco {2002) 102 CaLApp.4th 656.

ENV -2012-220 I-MND Page 13 of25

DISCUSSlON OF THE ENVlRONMENTALEVALUATION (Affa~h adrJlUQnal sheets lfoecessary)

The Environmental Impact Assessment includes the use of official City of Los Ang~!es and other government source referencematerials related to various environmental impact categories (e.g., Hydrology, Air Quaflfy, Biplogy. Cultural Resources, etc.). The Stateof California. Department of Conservation, Division of Mines and Geology - Seismic Hazard Maps and reports, are used to ldentify .potential future significant seismic events; including probable magnitudes, liquefaction, and landslide hazards. Based on applicantinformation provided in the Master Land Use Application and Environmental Assessment Form, impact evaluations Were based onstated facts contained tl;!erein, including but not limited to, reference materials indicated above, fielq investigation of the project site,and any other reliable reference materials known at the time.

Project specific impacts were evaluated based on all relevant facts indicated in the Environmental Assessment Form and expressedthrough the applicant's projecl description and supportive materials. Both the Initial Study Checklist and Checklist Explanations, inconjum::tion with the City of Los Angeles's Adopted Thresholds Guide and CEQA Guidelines, were used to reach reasonable .conclusions 011 environmental impacts as mandated under the California Environmental Quality Act (CEQA).

The project as identified in the project description may cause potentially significant impacts on the environment without mitigation.Therefore, this environmental analysis concludes that a Mitigated Negative Declaration shall be issued to avoid and mitigate allpotential adverse impacts on the envlronrnent by the imposition of mitigation measures and/or conditions contained and expressed inthis document; the enVironmental case file known as ENV-2012~2201-MND and the associated case(s), APCNV-2012-2200-ZC,VTT-72103-SL . Rnally, based on the fact that these impacts can be feasibly mitigated to less than significant, and based on thefindings and thresholds for Mandatory Findings of Significance as described in the California Environmental Quality Act, section 15065,the overall project impact(s) on the environment (after mitigation) will not:

.. Substantially degrade environmental quality. .

.. Substantially reduce fish or wildlife habitat(> Cause a fish or wildlife habltat to drop below self sustaining levels.• Threaten to e6minate a plant or animal communHy.• Reduce number, or restrict range of a rare, threatened, or endangered species•.. Erlffiinate important examples of major periods of California hlstory or prehistory.• Achieve short-term goals to the disaqvantage of long-term goals •.. Result In environmental effects that are individually limited but cumulatively considerable... Result in environmental effects that will cause substantial adverse effects on human beings.

ADDITIONAL INFORMATION: .All supportIng documents and references are contained In the Environmental Case File referenced above and may be viewed in theElR Unit. Room 763, City Hall. .For City information addresses and phone numbers: visit the City's website at htlp:fJwww.lacity.org ; City Planning - and ZoningInformation Mapping Automated System (ZIMAS) cityplanningJactty.orgl or EIR Unit, City Hall, 200 N Spring Street, Room 763.Seismic Hazard Maps - http://gmw.consrv.cagov/shmp/ .EngineeringffofrastructurefTopographic MapsIParcellnfurmation - http:rlboemaps.eng.cl.laca.us/indexD1.htm orCity's main website under the heading "Navigate LA".

PREPARED BY:

(818) 374-9903

DATE:

NELSON RODRIGUEZ City Planning Associate

TELEPHONE NO.:TITLE:

02125/2014

ENV -2012-220 I-MND Page 14 of 25

_________ ~~~~ I_· ~~~~~ L_ ~M~rn~·~g~ati~·o~n~ ____ Impact? .. Explanation Measures

APPENDlXA: ENVIRONMENTAL IMPACTS EXPLANATION TABLE

l. AESTHETICSa NO IMPACT The project is not located near a Scenic

Vista.

b. NO IMPACT The project Is not located near any scenicresources.

c. LESS THAN SIGNJFICANT IMPACT The project can impact the visualcharacter In the neighborhood byconstructing 15 new single-familydwellings as a Small lot However.fhelayout of the singJe-family lots. isconsistent to the density of developmentpatterns along Tobias Avenue, and shouldtherefore result in a compatible deSign.

d. LESS THAN SIGNIFICANT IMPACT The project will increase lighting on thesite compared to existing levels, but willmaintain landscaped yards as buffers.Therefore, increased lighting on-site isexpected to have a less than significantimpact on neighboring properties.

U.AGRJCUL TURE AND FOREST RESOURCES8. LESS 11-IAN SIGNiFICANT IMPACT The project site is not used Dr designated

as fftrmland of importance.

b. LESS THAN SIGNIFICANT IMPACT The site is not zoned for agricultural usesand does not hold a Williamson Actcontract.

c. LESS THAN SIGNIFICANT IMPACT The project site is not zoned for forestland or timberland,

d. LESS THAN SIGNIFICANT IMPACT The project site does not contain orimpact any forest land.

Q. LESS THAN SIGNIFICANT IMPACT The project would not result in aconversion of farmland to anon-agricultural use, or forest to anon-forest use.

1II.AIR QUAUTY .a. LESS THAN SIGN1FICANT IMPACT The proposed project for the development

of 15 resfdentiallots would constitute anegligible percentage of the City'sforecasted populatlon growth through2020. Therefore, the project will notgenerate population, housing oremployment growth exceeding theforecasts used in the development of thelatest 2007 Air Quality Management Plan(AQMP) established by the South CoastAir Quality Management District(SCAQMD) for the South Coast Air Basin,and air quality Impacts would be less thansignificant.

ENV-2012-2201-MND Page 15 erzs

~~----------~--------------~.-~~------------~--------------.- .~---------~----------------------- ......-- .~

( (

M"rtfgationMeasuresImpact? Ex.planation

b. LESS THAN SIGNIFICANT IMPACT The project will produce fugitive dust andmabie sources emissions as a result ofconstruction .activities, but these shouldbe controlled on-site by existingregulations. The project is also expectedto generate additional vehicle trips(mobile source emissions). However, theproject is below the SCAQMD's 261 unitoperational daily thre(i>holdfor residentialdevelopments and therefore is notpotentjaRy significant

c. LESS THAN SIGNIFICANT IMPACT The project will produce fugitive dust andmobile sources emissions as a result ofconstruction activities, as weD as mobilesource emissions from additional vehicletrips. These emissions wlH.bepartiallycontrolled on-site by existing regulations .and these emissions fall below theSCAQMD's daily significant thresholds,and therefore would not be cumulativelyconsiderable. In addition, the projectwould be consistent with the AQMP,which is intended to bring the Basin intoattainment for all criteria pollutants. Assuch, cumulative impacts would be lessthan significant

d. LESS THAN SIGNIFICANT IMPACT Nearby sensitive receptors include, ~existing sIngle family residences abuttingwest of the subject site. Construction andoperation of the project would result in aless than significant impact for bothlocalized and regional air pollutionemissions. Therefore, the project wouldnot expose sensitive receptors to ,substantial pollutant concemrations. ..

e. LESS THAN SIGNIFICANT IMPACT SCAQMD Rule 1113 limits the amount ofVOC's from architectural coatings andsolvents, so construction activities ormaterials are not expected to createSignificant objectionable odors. Theresidential land uses proposed for theproject would not otheIWise be expectedto create or emit objectionable odors.Therefore, this impact would be less thansignificant

IV. BIOLOGICAL RESOURCES

a LESS THAN SIGNIFICANT IMPACT The site is located in a built-up residentialarea and does not support any knownprotected or special-status species.

b. LESS THAN SIGNIFICANT IMPACT The site is located in a built-up residentialarea and does not support any significantriparian or special status habitats:

c, LESS THAN SIGNIFICANT IMPACT The site does not contain any federally. protected wetlands.

ENV -2012-220 I-JY.IND Page 16 of2S

MitigationMeasuresImpact? . Explanation

d. LESS THAN SIBNIFICANT IMPACT The site is located in a built-up residentialarea and does not support any knownwildlife corridor or designated migrationpath.

e. POTENTIALLY SIGNIFICANT UNLESS The project Win require the removal of IV.50.lV-70MiTIGATION INCORPORATED three (l) non-protected trees (diameter Tree replacement will be required to

over eight-inches) from the site, mitigate th~ loss of non-protectedconflicting with the City's policy of tree trees on-stte,preservation.

f. LESS THAN SIGNIFiCANt IMPACT The project win not conflict WIThanyconservation plans.

V. CULTURAL RESOURCESa. LESSTHAN SIGNtF1CANT IMPACT No historic resources are known to exist

on-site or in the vicinity, per City of losAngeles's EnvlronmentaJ and PublicFacilrues Maps (Historical-CulturalMonuments and Historic PreservationOverlay Zones). No impact would occurand no mitigation measures are requited.

b. LESS THAN SIGNIFICANT IMPACT No historic resources areknown to existon-site or in the vicinity, per City of LosAngeles's Environmental and PublicFacilities Maps (Pre-hIstoric and HistoricArchEimlogicalSites and Survey Areas).No impact would occur and no mitigationmeasures are required,

c. LESS THAN SIGN[FICANT IMPACT No paleontological resources are knownto exist on-site or in the vicinity, per Cityof LA's Environmental and PublicFacilities Maps (VertebratePaleontological Resources). No impactwould occur and no mitigation measures!ire required.

d. LESS 1HAN SIGNIFICANT IMPACT No human remains are known to belocated on-site. No impact would occurand no mitigation measures are required.

VI. GEOLOGY AND SOILSa LESS THAN SIGNIFICANT IMPACT The site is not located within the

Alquist-Priolo Fault Zone. No impactwould occur and no miligation measuresare required.

b. LESS THAN SIGNIFICANT IMPACT The site is located in a seismically activearea approximately 324 kilometers fromthe nearest fault, but the project is notexpected to cause or accelerate anygeological hazards. The project is alsosUbject to the seismic standards of theDepartment of Building and Safety'sUniform Building Code, thereby reducingpossible seismic hazard impacts to a lessthan significant level.

c. LESS THAN SIGNIFICANT IMPACT The site is not located in a designatedliquefaction hazard zone.

ENV-20 12-220 I-MND Page 17 of25

~- ~~----------~--------------~,-~~-----------------------------~-~~--------~----------------~,0' _______

n62

n62 -? TI'=~=L8Qi eli N( (..L

..L

-? TI'=~=L8 i eli U u = eli u u _Impact? Explanation

d. LESS THAN SIGNIFICANT IMPACT The project site IS not located within anarea of historically earlhquake-induceslandslides, and landslides on the site arenot anticipated based on the area's flatterrain.

e. LESS 'THAN l;iIGNIFICANT IMPACT The site is not located in an area ofknown or suspected erosion hazards.

f. LESS THAN SIGNIFICANT lMPACT The site is not locateulwithin an unstablesoil area, landslide, Of liquefaction area,and is not expected to cause oraccelerate any geological hazards,

g. LESS THAN SIGNIFICANT IMPACT The site is not located on a knownexpansive soil area.

h. LESS THAN SIGNIFICANT IMPACT The proposed project would not involvethe use of septic tanks or alternativewastewater disposal systems_ The projectsite is located in an urbanized areaserved by existing sewer infrastructure.

V(L GREEN HOUSE GAS EMISSIONS

a LESS THAN SIGNIFICANT IMPACT The most common contributors·to GHGemissions result from transportation andthe consumption of fossil fuels. Theproject is expected to consume additionalfossil fuel resources through elecUicaland natural gas usage, as weD asgenerate additional mobile eoureeemissions by introdUcing new vehicletrips. However, it is not pesslble to predictthe impact on global climate change I

resulting from this specific and relatively .small incremental increase in emissionsdue to the projects operation, Additionally,the proposed project does includefeatures which will reduce theconsumption of fossil fuels, such ascompliance with the Los Angeles GreenBuilding Code, and as an in-filldevelopment, thereby reducingconsumption of foss~ fuels in vehicles.Therefore, the project is expected to havea less than significant impact on the effectof GHGs on the environment

b. LESS THAN SIGNIFICANT IMPACT The project Is expected to consumeadditlonal fossil fuel resources throughelectrical and natural gas usage, as wellas generate additlonal mobile sourceemissions by Introducing new vehicletrips. However, the projec:t is consistentwith existing greenhouse gas reductionplans and policies, including the LosAngeles Green Building Program, theCalifornia Building Code, and as an in-fillhousing project Since the project isconsistent with existing GHG reductionpolicies, it is expected to have a less than

Page 18 of2S

MitigationMeasuresImpact? EXplanation

I /significant impact, I.VIII. HAZARDS AND HAZARDOUS MATERIALS

a, NO IMPACT The proposed residential use of the site isnot expected 10 require the routinetransport, use, or disposal of hazardousmaterials.

P. POTENTIALLY SIGNIFICANT UNLESS The project includes the demolition of VIfI~10. V1U0.50MITIGATION INCORPORATED one existing structure (built in the Abatement of any read and

1940's), which may contain lead paint asbestos-containing materials duringor asbestos-containing materials that demolition will ensure lower exposurecan be hazardous to the heafth of to workers and the public.workers and neighbors duringdemolition activities.

c. NO!MPACT The site is nQt located within 500 feet of aschool. No impact

d. LESS THAN SIGNiFICANT IMPACT The site is not listed as a hazardous site,per the EPA's Cortese List.

e. LESS THAN SIGNIFICANT IMPACT The site is not located within the vicinity ofan airport.

f. LESS THAN SIGNIFICANT IMPACT The site is not lo~ed within the vicinity ofa private airstrip.

g. LESS THAN SIGNIFICANT IMPACT The project will not interfere with anyemergency response plans.

h. LESS THAN SIGNIFICANT IMPACT The site ls not located within a fire hazardzone.

rx. HYDROLOGY AND WATER QUALITYa. LESS THAN SIGNIFICANT IMPACT Construction of the project would require

earthwork activities, including demolitionand 9lading of the project site, and theconstruction and operation of the projectcould result in run-off from the siteimpacting water quality standards orwaste discharge requirements. However,the project will be required to comply wIthexisting City regulations regardingconstruction, grading and dust controlmeasures, including Best ManagementPractices (BMP's) and SUSMPrequirements to reduce the discharge ofpolluted runoff from the project site.Thetefore, any impact should be less thansignificant.

b. LESS THAN StGNIRCANT IMPACT The project will reduce the currentpermeable area of the project site, but isexpected to provide pervious surfaces jnthe landscaped areas of the lolTherefore, construction activities andoperation of the residences would notSUbstantiallydeplete groundwatersupplies or interfere with groundwaterrecharge.

EtrV-2012-2201-~ Page 19 of25

Impact? ExplanationMitigationMeasures

~ ~~----------~-----------------~-~~----------~----------------~---~----------~-----------------~ '-~

( (

c. LESS THAN SIGNIFICANT IMPACT The project will not significantly alter adrainage pattem and no rivers or streamsexist on the site. Minimal changes to theexisting drainage patterns would occuron-site and no significant erosion impactis eXpected.

d. LESS THAN SIGNIFICANT IMPACT The project will not significantly alter adrainage pattern and no rivers or streamsexist on the site. Minimal changes to theexisting drainage patterns 'VOuldoccuron-site and no significant additional runoffor impact due to flooding is expected.

e. LESS THAN SIGNIFICANT IMPACT The project will not result in a measurableincrease in storm wafer run-olf, and the"project would include appropriate on-sitedrainage improvements and water qualitycontrol measures to ar:commodateanticipated runoff or storm water flows.Therefore, the project would not create orcontribute substantial runoff orcontamination of runoff.

f. LESS THAN SIGNIFICANT IMPACT Construction of the project would requireearthwork activities, including demolitionand grading of the project site, and theconstruction and operation of the projectcould result in run-off from the siteimpacting water quality standards orwaste discharge requirements, However, .the project wiU be required to comply withexisting City regulations regardingconstruction, grading and dust controlmeasures, including Best ManagementPractices {BMP's} and SUSMPrequlrarnents to reduce the discharge ofpolluted runoff from the project site.Therefore, any impact should be less thansignificant

g.. LESS THAN SIGNIFICANT IMPACT The project involves the construction ofadditional residential structures withinFlood Zone C (outside the 100- and500-yearflood plains) and is consideredto be a minimal risk of flooding.

h. LESS WAN SIGNIFICANT IMPACT The project inVOlvesthe construction ofadditional residential structures withinFlood Zone C (outside the 100- and50O-year flood plains) and.ls consideredto be a minimal risk of flooding.

i. LESS lHAN SIGNIFICANT IMPACT The project involves the construction ofadditional residential structures withinFlood Zone C (outside the 100- and50D-year flood plains) and is consideredto be a minimal risk of flooding.


Impact? ExplanationM"ltigationMeasures

J. LESS THAN SIGNiFiCANT IMPACT The site is not within a tsunami, seiche, ormudHowarea, per the City of LAEnvironmental and Public Facilities Map,1996 and LA Flood Hazard Map, 1998.

X. lAND USE AND PLANNING

a LESS THAN SIGI-l!FICANT IMPACT The project will not physically divide acommunity; It 'JIII1Iprovide a compatibleland use neighbOring a mix of mUltiplefamily residences and wlll follow a similardensity pattern as noted throughout theneighborhood. .

b. LESS THAN SIGNIFICANT IMPACT The project does not conflict with anyother City environmental plans orpolicies, iA that any adverse impactsrelated to the project requests should be~roperly mitigated by conditions alreadyidentified in the MND.

c. LESS THAN SIGNIFICANT IMPACT The project site is located ina heavilyurbanized area of Los Angeles, and noconservation plans apply to the projectslte or area :

XI. MINERAL RESOURCES

8. NO IMPACT The site is not located in a known mineralresource area, per the City of LAEnvironmental and Public Facilities Maps,1996. No mineral extraction operationsoccur on the project site or in the vicinity.

b. NO IMPACT The site is not located. in a known mineralresource area, per the City of LAEnvironmental and Public Facilities Maps,1996. No mineral extraction operationsoccur on the project site or in the Vicinity.

XU. NOISEa LESS THAN SIGNIFICANT IMPACT Construction noise for the project will

cause a temporaIY increase in theambient noise levels, but will be subject tothe tAMe Sections 112.05 and 41.40regarding construction hours andconstruction equipment noise thresholds.

b. LESS THAI-l SIGNIFICANT IMPACT The project would be constructed usingtypical construction techniques.

. Construction equipment would generate alimited amount of ground born vibrationsdUring construction activities at shortdistances away from the source, but willbe subject to LAMC Sections 112.05 and41.4Q regarding construction hours andconstruction equipment noise thresholds.

c. LESS THAN SIGNIFICANT IMPACT The project will not result in a significantpermanent increase in noise levels.

ENV -2012-220 I-1vJND Page 21 of25

~ ~~--------~-------------------~-~~------~--------------------~-~~--------~-------------------" -

( (

Impact?MitigationMeasuresExplanation

d. LESS THAN SIGNIFiCANT IMPACT Construction noise for the project willcause a temporary increase in theambient noise levels, but will be subject tothe LAMC Sections 112.05 and 41.40regarding construction hours andconstruction equipment noise thresholds.

e. LESS THAN SIGNIACANT IMPACT The site is not located within the vicinity of.~ a public airport

f. LESS lHAN SIGNIFICANT IMPACT The site is not located within the vicinity of .a private airstrip.

xm, POPULATION AND HOUSINGa. LESS lHAN SIGNIFICANT IMPACT The. project wiD induce residential

population growth in-keeping with whatwas originally envisioned from theCommunity Plan land Use and densitydesignations. and proposed a netincrease of 14 Small Lot residential ;.

. dwellings. The physical secondary orindirect impacts of population and housinggrowth such as increased traffic Of noisehave been adequately mitigated Of

addressed in other portions of thisdocument, and therefore the increase ofpopulation wm have a less than significanteffect

b. LESS THAN SIGNIFICANT IMPACT The project is displacing one existingsingle-fatnily dwelling, hut wm beproviding greater housing capacity afterthe construction of the 15Small lotsingle-family residences is complete.

c. LESS THAN SIGNIFICANT IMPACT The project is displacing some existingresidents, but will be providing greaterhousing capacity after the construction of .the 15 Small Lot single-family dwellings iscomplete.

XlV. PUBLIC SERVICESa. POTENTIALLY SIGNIFICANT UNLESS The site is located approximately 0.66 X(vw10

MmGATION INCORPORATED miles travel distance from the nearest Fire Department review of the buildingFire Engine & Truck Company (#07), plans and lot layout will ensure thatunder file maximum response distance the project adequately meets fireof 1.5 miles preferred by the los protection standards.Angeles Fire Code (lAMe Sec.'51.09.07) for residential neighborhooduses. The project is not otherwiselocated in any fire hazard zones.

b. LESS THAN SIGNIFICANT IMPACT The project will have a net increase of 15Small lot residential dweUings, which isbelow a threshold of 75 residential units.Therefore the project will have a less thansignificant impact

c. LESS THAN SIGNIFICANT IMPACT There are no schools within 500 feet ofthe project site. No impact

E~-2012-2201-1fKD) Page22of25

•

MitigationMeasures(mpact? Explanation

d. LESS THAN SIGNIFICANT IMPACT The project will have a net increase of15--Lot Small Lot residential dwellings,which is below a threshold of 50residential units. Therefore. the projectwill have a less than significant impact.

e. LESS THAN SIGNIFICANT IMPACT The project will have a net increase of15-Lot Small Lot residential dwellings,which is below a threshold of 75residential units, Therefore, the projectwiD have a Jess than significant impact

XV. RECREATIONa. LESS TI-lAN SIGNIFICANT IMPACT The project will have a net inCrease of 15

Small Lot residential dwellings, which isbelow a threshold of 50 residential units.Therefore, the project win have a lessthan significant impact

b. LESS THAN SIGNIFICANT IMPACT The project wlU have a net increase of 15Small Lot residential dwellings, which isbelow a threshold of 50 residential units.Therefore, the project will have a lessthan significant impact

XVI. TRANSPORTATION1TRAFFIC

a. LESS WAN SIGNIFICANT IMPACT The project is expected to produce lessthan 500 daily trips and less than 43 p.m,peak hour vehicle trips on the streetsystem, and therefore will not cause asignificant or substantial increase intrafflc.

b. lESS THAN SIGNIFICANT IMPACT The projeot is expected to produce lessthan SOO"daily trips and less than 43 p.m.peak hour vehicle trips on the streetsystem, and therefore wm not cause asignificant Of substantial increase intraffic.

c. NO IMPACT The project will riot alter air trafficpatterns.

d. LESS THAN SIGNIFICANT IMPACT The project is not anticipated to includechanges to transportation design featuresalDng Tobias Avenue (LoGaI Street). Nosafety hazards would result

e. NO IMPACT The projectwm provide adequateemergency access.

f. NO IMPACT The project wit! not interfere with publictransit plans or policies.

XVII. UTILITIES AND SERVICE SYSTEMSa LESS THAN SIGNIFICANT IMPACT The proposed project is not located in any

SewjOlrCapacity Threshold Area, per LACEQA Thresholds Area. Full DCCUpanGYof the project would produceapproximately 2,800 GPD in waste waterflow, less than the 4,000 GPD thresholdidentified by the City's CEQA Thresholds

ENV -2012-220 I-MND Page 23 of25

MitigationMeasures III

~~-----------------------------, ~~----------C------------------, ~~----~----c-----------------( (

Impact? Explanation

Guide.

b. NO IMPACT The project will not reqUire the .

construction of additional water orwastewater facilities.

c. NO IMPACT The project will not require additionalstorm water Iin;Unagefacilities.

d. NO IMPACT The project has adequate water supply. access from the CUy.

e. LESS THAN SIGNIFICANT IMPACT The City's Department of Public Worksprovides wastewater services for the site,and generated wastewater is transferredto the Hyperlon Treatment Plan, which is

. currently operating at 362 MGD, belowcapacity of 450 MGD. The proposedproject is also not located in any SewerCapacity Threshold Area, per LA CEQAThresholds Guide, ExhibitsM.2-1-M.2-12. Full occupancy of theproject would produce apprOximately2,800 GPO in wastewaterfiows, less thanthe 4.000 GPD threshold identified by theCity's CEOA Thresholds Guide.

f. POTENTIALLY SIGNIFICANT UNLESS The project will generate waste due to XVIl~90. XVIt-1 DOMmGATlON INCORPORATED the demolition, construction and Implementing waste reduction and

operation of structures. The 20D9 recycling programs during theCounty of LA CoIWMP report of landfill demOlition, construction, andcapacity states that without changes in opetation phases of the pr~jecl: willthe status quo, a sbortage of permitted significantly reduce the amount ofsolid waste disposal capacity at waste sent to landfills. Additionally,in-County Class III landfills is projected the project would be required toby 2014. However, the report also comply with the LA Green Buildinganticipates that future disposal needs Code and AB939 reducing the amountcan be adequately met through 2024 of solid waste disposed of at localthrough landfill expansion. new landfills. The,·project's impacts ontechnologies, and waste reduction local landfills can be mitigated· to aprograms. Therefore waste generated less than significant level throughby the construction and operation of recycling and waste reductionthe site may have an impact on measures.landfills.

g. LESS THAN SIGNIF1CANT IMPACT The project will generate waste due to thedemolition, construction and operation ofstructures. The project will be required tocomply with the LA Green Building Codeand AB939 to reduce the amount of solid,waste disposed of at local landfills.Therefore, waste generated by theconstruction and operation of the siteshould be in compliance willi allapplicable regulations and would result ina less than Significant itnpact

XVIII. MANDATORY FINDINGS OF SIGNIFICANCE


Impact? ExplanationMitigationMeasures

8. LESS THAN SIGNIRCANT IMPACT The project site does not contain anythreatened or endangered species ..sensitive habitats, or known cultural orhistoric resources. The project will nototherwise significantly degrade theenvironment or affect any plant or wlldlifeareas. :

b. LESS THAN SIGNIFICANT IMPACT The project wlll not result in anycumulative effects.

c. LESS THAN SIGNIFICANT IMPACT Any potential substantial adverse effectson human beings have been addressed in

, other portions of this report {air qUafity.grading, traffic, hazardous materials,infrastructure impacts), and have beenadequately mitigated to a less thansignificant level .

ENV-20 12-220 I-lVlND Page 25 of25

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