Development Brief: October 31, 2009

Recent filings and notices of interest to Hollywood residents:

Planning Entitlement Applications (9/27/09 - 10/24/09)

936 North Seward Street - [ENV-2009-95] & [CPC-2009-3158]

• Project: Development of an industrial office campus with a main building, two connecting wings, underground parking for 280 cars, and a maximum of 127,000 square feet of building area. The proposed buildings will be occupied by office and light manufacturing uses and will range from 4-5 stories in height; but, not to exceed a maximum height of 70-ft.
• Comments: This project was discussed in both the 8/2/09 Development Brief and the 9/29/09 Development Brief. The CEQA document was recently re-published due to a change in the project's description. The MND and CPC cases slightly differ in the number of parking space being provided (282 in the MND vs 280 in the CPC) and the square footage being constructed (128,000 in the MND vs 127,000 in the CPC). No big deal, but it would be nice if the documents/applications/case files were consistent.

1832 North Canyon Drive - [ENV-2009-3377] & [ZA-2009-3376]

• Project: Legalization of a second dwelling unit.
• Comments: This site is zoned RD1.5 so it appears that per Section 12.09.1 of the LAMC this second dwelling unit here is a permitted use; pending the Zoning Administrator's approval of some adjustments and modifications. However, this case brings up an interesting issue. This second dwelling unit is essentially an accessory dwelling unit. An accessory dwelling unit is an apartment that can be located within the walls of a home, as an addition to a home, or as a free-standing structure on the same lot. As you may recall, the City recently held workshops to gather input on a proposed code amendment to adopt permanent guidelines and standards for accessory dwelling units. The City Planning Department has adopted interim guidelines until the permanent guidelines are adopted. Will the permanent guidelines, when developed, have different standards for an accessory dwelling unit built in an RU, RZ, or RS zone versus the current standards for an accessory dwelling unit build in an RD zone? If so, why? Ignoring the underlying zoning; the issues related to parking, height, units size, and setbacks and the impacts those standards have on the character of the community could, in many cases, be the same.

1258 North Gower Street - [ENV-2009-3403] & [VTT-67745-M1]

• Project: A modification to increase an approved new 12 unit residential condo project to a 22 unit residential condo project, including 3 density bonus units set aside for very-low income persons. 

Upcoming City Planning Department Public Hearings

No public hearing of note at this time.

Environmental / CEQA Notices (10/1/09 - 10/29/09)

2071 North Dracena Drive - [ENV-2009-2722-EAF] & [ZA-2009-2721-CUW]

• Project: Installation of a wireless cellular antenna on top of the steeple at Our Mother of Good Counsel church.

7614 West Sunset Boulevard - [ENV-2009-34]

• Project: Construction of a 1-story, 22-ft. tall, 8,300 sqft automotive repair facility, including a rooftop parking area, as an expansion to an existing automobile repair facility and used automobile sales facility. Here is the staff report for the MND.

  
  7614 West Sunset Boulevard is the lot filled with cars in the right of this photo
• Comments: An automotive repair facility is not appropriate for this stretch of Sunset Boulevard. This section of Sunset Boulevard is filled with 1 and 2 story commercial, service, and retail establishments. This project has a 123 ft frontage on Sunset Boulevard; frontage which should be used to enhance the existing pedestrian friendly environment and support Sunset's existing commercial character. The project requires a Conditional Use Permit for the  expansion of the automotive repair use as it is located within 300 ft of a residential zone (abutting the property to the south are a residential building and a senior home). Nothing really can be done about the existing automobile repair facility and used automobile sales facility but the CUP should be denied and no expansion of these uses should be permitted.

6527 Leland Way - [ZA-2009-2573-ZV-CU] & [VTT-65583-CN]

• Project: Construction of a new, 3-story, 36 ft, 11-unit multi-family residential building, including 3 density bonus with 1 unit set aside for very-low income persons. The building would be built over a ground level commercial parking lot and a subterranean residential parking lot which, together, would accommodate a total of 77 parking spaces. All residential parking will be exclusively from Leland Way, and all commercial parking will be exclusively from Sunset Boulevard. The existing commercial parking lot will be removed. Here is the staff report for the MND.
• Comments: This project was discussed in both the 8/19/09 Development Brief and the 9/10/09 - 9/11/09 Public Square. This MND is being reconsidered due to a change in the project description and the addition of request for a Conditional Use Permit and a Zone Variance; changes necessary for the inclusion of a 49 space commercial parking lot into the project scope. This project is a dog. It's simply a commercial garage with 11 units thrown on top. A commercial garage is not permitted in this zone and the existing one is operating illegally. There is no reason to allow commercial parking in this area. The City should approve the units but reject both the extra 6ft of height and the CUP/ZV for the commercial parking. Note: The project developer appealed the Advisory Agency's denial of an increase in height to 36 feet in-lieu of the maximum 30 ft. The appeal was heard at the 9/10/09 City Planning Commission meeting but the Commission held off making a decision and continued the appeal for 60 days.