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URBAN&ASSESSMENT&PLANNERS&&
& 1&
TO## Greg#Shoop,#Hearing#Examiner,#City#Planning9Metro#Division##
200#N.#Spring#Street,#Room#621#Los#Angeles,#CA#90012#
#
FROM:#Carrie#Sutkin,#and#Jackie#Sloan,#The#Children’s#Ranch#Foundation,##
4007#Verdant#Street,#Los#Angeles#CA#90039# #
#
RE:## Environmental#Review#/Master#Land#Use#Application#CPC#201494062#
#
DATE:#Monday#June#15,#2015#
#
These#comments#pertain#to#the#Environmental#Assessment#Form#and#the#
Master#Land#use#agreement#both#submitted#in#October,#2014.&&At&this&time&there&is&the&only&document&to&review&in&the&file®arding&this&project&however,&the&developer’s&attorney&represented&at&the&last&AVNC&that&their&timeline&for&the&entire&process&was&4I5&months.&Please&clarify.&&&The&Children’s&Ranch&Foundation&is&a&nonIprofit&501(c)(3)&organization&that&operates&unique&therapeutic&equestrian&programs&for&youth&of&all&abilities&ages&3I24.&They&provide&therapeutic&equestrian&programs,&including&private&therapeutic&riding&and&social&groups,&for&over&75&families&a&month.&These&families&are&referred&to&the&ranch&by&therapists,&teachers,&developmental&pediatricians&and&other&health&care&professionals.&There&are&several&other&ranches,&riding&schools,&stables,&private&equestrian&clubs,&and&nonprofit&training&academies&that&use&the&bridle&paths&and&equine&arenas&in&this&immediate&area,&where&Verdant&Street&meets&the&North&Atwater&Equestrian&Arena,&Trail&and&Park.&&An&unofficial&count&of&450&horses&boarding&in&the&area&was&taken&on&May&30,&2015&by&local&property&owners.&&&&&&Preservation&of&the&safe&use&of&the&North&Atwater&Equestrian&Arena,&Bridle&Paths,&Trailhead,&River&Trail,&and&River&access&for&the&adjoining&equestrian&property&owners&is&key&to&their&continued&use&of&their&properties.&&&&Each&bridle&path,&including&the&one&next&to&the&Children’s&Ranch&property&(what&we&call&the&dirt&road/easement&on&the&east&side&of&the&Ranch&property),&must&be&clearly&marked&on&the&SurveyI&existing&land&uses&(see&attachment&1).&In&addition,&the&North&Atwater&Equestrian&Arena&and&the&North&Atwater&Equestrian&Trail&(complete&with&signs&and&trail&head&markers)&must&be&clearly&marked&on&the&project&site&plan&and&tract&map&prior&to&the&advisory&body’s&public&hearing,&so&that&they&can&see&and&ensure&we&do¬&lose&these&precious&resources&when&new&development&comes&in.&&(See&attachment&2:&Project&site&plan)&This&is&what&makes&the&existing#K#(horse9keeping)#OVERLAY#zone/critical&to&our&area;&it&must&be&protected&(in&bullet&5&Goals,&on&page&6&of&the&LADCP&Small&Lot&Design&Guidelines&–&Advisory&Agency&Policy,&it&specifically&mentions&the&importance&of&designing&and&configuring&small&lot&housing&to&be&compatible&with&existing&overlay&zones)&so&that&the&agricultural&land&uses&and&public&access&to&Griffith&Park&trail&system&from&the&east&bank&of&the&LA&River&to&the&west&bank&and&up&and&down&it&on&the&eastside&may&continues.&&&
URBAN&ASSESSMENT&PLANNERS&&
& 2&
ENVIRONMENTAL#CONCERNS#
It&is&important&to¬e&that&the&proposed&project&lies&in&the&Santa&Monica&Mountain&Zone&where&the&park&agencies&require&trail&and&conservation&plans.&The&zone&change&is&inconsistent&with&the&Open&Space&element&of&Griffith&Park&and&the&Santa&Monica&Mountains&Trails&plans.&On&this&basis,&we&recommend&you¬&approve&the&spot&zoning&in&the&middle&of&the&project,&from&Open&Space&to&R2.&&Furthermore,&the&site&is&adjacent&to&historic&flood&plain&property,&part&of&the&Los&Angeles&River,&and&the&historic&Los&Angeles&Rancho.&&&Storm&water&management&and&the&hillside&management&plans&of&the&Santa&Monica&Mountain&management&plan.&&Because&this&project&lies&within&the&Santa&Monica&Mountain&Zone,&a&“hillside&grading&areas&route&approval&is&required”&as&part&of&the&zone&change&and&general&plan&amendment&approval&process.&&Accordingly,&NO&demolition&permit&should&be&issued&prior&to&the&approval&of&the&requested&zone&change&and&the&general&plan&amendment.&&&&We&are&also&concerned&about&the&environmental&impact&of&demolition&and&hauling&on&the&surrounding&traffic,&singleIfamily&residences,&stables,&ranches,&residents&and&equines.&We&are&already&under&air&quality®ulations&caused&by&cars&(and&seasonal&violations)&due&to&the&number&of&freeways&that&cross&our&area&(Interstate&5,&and&the&134&and&2&freeways)&and&traffic&congestion&due&to&our&proximity&to&major&arterials&like&Glendale&Boulevard,&Los&Feliz&Boulevard,&Griffith&Park&Boulevard&and&Rowena&and&Hyperion&(all&of&which&are&severely&impacted&with&traffic&from&new&developments,&and&new&patterns&of&attendance&at&local&middle&and&high&schools).&&&The&developer&must&also&obtain&private&permits&from&the&private&street&easement&holders&(Verdant&Street&is&a&private&street)&to&complete&any&demolition&and&hauling&for&this&project.&&&&We&also&believe&the&US&Army&Corps&of&Engineers,&the&LA&County&Flood&Control&District&and&the&Regional&Water&Board&will&all&want&to&review&any&project&that&proposes&180&bathrooms,&on&sandy&loam&soil&susceptible&to&liquefaction,&at&a&site&where&historically&there&was&dumping&and&penalties&that&led&to&shutting&down&the&“Van&Luit&WallpaperI&Executive&Office&and&Factory&located&at&4000&E.&Chevy&Chase&Drive”&in&1970,&after&operating&since&1949.&&&&The&South&Coast&Air&Quality&Management&District&&(SCAQMD)&and&the&Building&and&Safety&Commission&at&a&scheduled&hearing&(hopefully&we&will&receive¬ice)&must&review&the&hauling&permit&and&demolition&permit&for&this&project.&We&propose&to&testify&that&approval¬&be&given&due&to&the&dust&and&air&pollution&we&already&have&as&a&baseline&in&the&neighborhood&and&how&any&additional&cumulative&impacts&might&affect&and&aggravate&the&local&environmental&air&pollution.&&&#
#
#
URBAN&ASSESSMENT&PLANNERS&&
& 3&
Existing#Conditions:##The#following#sections#of#the#application#were#left#blank:##
A. &C.&&&&E.&&F&&G&&K&&
#
MORE#BLANKS:#Findings#of#incomplete#Project#–application.##
The&design,&density&and&layout&of&this&smallIlotIsubdivisions&is¬&compatible&with&the&existing&singleIfamily&homes.&However,&the&fact&that&the&developer&did¬&complete&your&application&suggests&it&should&be&returned&without&action.&&
C. “Total&number&of&parking&spaces&providedI135.&“&Increase&in&dangerous&car&trips&down&Chevy&Chase,&Brunswick&and&Verdant&potentially&causing&congestion,&and&air&pollution&and&impacts&on&horses&and&riders&and&public&park&users.&&&
D. “List&of&recreational&facility_&NA.“&&In&another&place&in&the&application,&it&says&applicant&is&contributing&18,000&square&feet&for&open&space.&So,&why&is&project&exempt?&&Are&they&subject&to&QUIMBY&ACT?&Why&isn’t&open&space&requirement,&or&outdoor&access&to&the&river&(RIO&ZONE,&over&50&units?)&imposed&here?&&
E. “Price&Range,&no&information.“&This&is&incomplete&and&for&the&final&environmental&impact&report&it&should&be¬ed.&One&of&the&concerns&of&neighbors&is&that&the&prices&will&begin&to&go&up&for&housing,&rental&and&ownership.&Truthfully&we&are&concerned&about&the&social&dislocation&of&lowIincome&renters&and&on&families&that&are&sharing&rental&properties.&&
F. “Number&of&stories:&and&Height”&blank&&&&&&&&G&&&&Type&of&Appliance:&blank.&&
H. Nightlight:&no&answer.&&I. Percent&of&project…&Building:&TBD,&Paving,&TBD,&Landscaping,&TBD.&&J. Total&square&footage&for&plumping&project:&blank.&&
#
ADDITIONAL#COMMENTS#ON#ENVIRONMENTAL#AND#LAND#USE#APPLICATION:##
Historic/Architecturally#Significant#Project:&NA.&&The&building&formerly&known&as&the&Albert&Van&Luit&and&Company&Wallpaper&company&was&constructed&in&the&late&1920’sI30’s.&The&Factory&operated&from&1949I1970&as&Albert&Van&Luit&Wallpaper&designs.&The&collections&still&exist,&but&there&is&no&manufacturing&done&on&site&any&longer.&Is&the&property&an&eligible&LA&Cultural&Landmark?&The&building&and&his&home&on&Edenhurst&Street,&may&contribute&to&the&history&of&Film&and&Interior&Design&mixing&Arts&and&Crafts&and&modernism&in&Los&Angeles.&Certainly&if&the&properties&were&found&to&be&eligible&for&listing,&we&might&like&to&ask&the&developer&to&consider&instead&of&demolition,&which&would&have&an&unImitigatible&impact,&to&consider&an&alternate:&The&adaptive&reIuse&of&the&existing&twoIstory&former&Van&Luit&Wallpaper&Factory&and&executive&offices.&Owner&should&research&architect&of&modern&structure&with&glass&windows,&artifacts&and&
URBAN&ASSESSMENT&PLANNERS&&
& 4&
documentation&at&the&developers&expense&as&a&required&alternate&to&demolition&of&a&potentially&historic&City&cultural&resource/landmark.&&#
“National#Register#of#historic#places:#N.A.”&&This&answer&fails&to&include&important&information&including:the&historic&Rancho,&the&Los&Angeles&Bridle&Path&Markers,&the&North&Atwater&Equestrian/Horse&Arena&sign,&the&North&Atwater&Equestrian&Trail&(with&trail&head&marker),&and&the&National&Park&Service&Los&Angeles&River&Greenway&Marker&commemorating&the&opening&of&the&North&Atwater&Water&Reclamation&Park,&and&the&signing&of&federal&bill&by&President&Obama&in&2012.&This&site&is&also&along&the&Alternative&20&alignment&for&LA&River&US&Army&Corps&designation.&##
“California#Registrar#of#Historic#Resources_#NA.”&&The&AVNC&River&committee&is&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&#currently&working&with&the&National&Park&Service&on&researching&the&D’Anza&Trail&public&access&from&the&East&bank&of&the&Los&Angeles&River,&through&Atwater&Viallage.&&We&know&that&the&existing&horse&stables&are&portions&of&the&original&Los&Feliz&and&San&Rafael&Ranchos.&This&we&have&in&deeds,&and&in&assessor&maps&descriptions.&&We&are&getting&mixed&information&from&City&Parks,&about&who&owned&the&River,&on&owns&land&off&the&east&bank&that&local&residents&thought&was&parkland&in&perpetuity.&&Additional&encroachment&on&parks&and&river&lands,&puts&our&heritage&resources&at&risk.&&&OTHER:#City#North#Atwater#Water#Reclamation#Park,#and#a#water#treatment#
plant;#City#Service#Yard,#owned#by#the#Department#of#Recreation#and#Parks,#
under#a#feasibility#study#for#re9use;##
#
City#Special#Use#District:#K#Zone.#The&Area&is&a&protected&K&(horseIkeeping)&Overlay&zone,&since&2005,&when&it&was&initiated&to&stop&another&nonconforming&use,&on&the&same&property,&4000&E.&Chevy&Chase&Drive.&ThenI&City&Councilman&Eric&Garcetti&helped&implement&the&equestrian&K&overlay&zone;&the&city&might&recommend&protecting&A&zones&from&further&encroachment&to&protect&the&450&or&so&horses&in&the&district,&already&designated&for&protection&by&the&K&Overlay&zone.&&&&Hazardous#Materials#and#Substance#Discharge:#left#blank.##
Does&the&project&involve&any&use&of&hazardous&materials&from&other&sites&in&the&area?&&This&was&left&blank&but&we&know&that&the&site&was&contaminated&when&it&was&used&for&wallpaper&production.&Check&with&Los&Angeles&Regional&Water&Quality&Control&Board&on&date&of&previous&problems&and&quality&of&discharge.&There&are&also&storm&water&issues&to&address.&&#
Air#Quality#left&blank.&In&the&MND,&construction&and&air&emissions&for&demolishing&and&hauling&over&1,000&sq.&ft.&of&debris&will&exceed&daily&healthful&air&quality&levels.&&##
Currently,#the#property#is#an#eyesore#and#a#public#nuisance.&In&particular,&there&is&concern&about&the&portion&of&the&private&easement&(which&is&used&for&equestrians&by&the&private&street&owners&of&Verdant&Street,&and&is&next&to&the&public&equestrian&arena,&equestrian&trail,&public&park&and&softball&field)&that&is&owned&by&the&La&Kretz&
URBAN&ASSESSMENT&PLANNERS&&
& 5&
family.&&This&easement&is&covered&in&trash,&and&shelters&nuisance&activities.&The&property&was&recently&rezoned&to&AI1&in&2008,&after&the&Olsen&Company&a&housing&developer&sought&a&zone&change&to&build&medium&density&housing.&&The&site&has&operated&as&ranch&property&since&as&long&as&the&City&and&the&Pueblo&have&been&though&it&was&a&modern&factory&from&after&the&depression&to&1970.&&The&property&along&Verdant&Street&and&the&local&bridle&paths&and&the&LA&River&Equestrian&trail&is&all&part&of&the&original&Griffith&Park&transfer&and&part&of&the&original&rancho&deeded&land.&Over&the&years&it&evolved&into&commercial&equestrian&stables,&that&house&hundreds&of&privately&owned&horses.&Today,&the&properties&are&protected&by&Agricultural&zones,&and&‘K’&zone&(horseIkeeping)&Overlay.&&For&this&reason,&the&residential&encroachment,&by&this&project,&is&incompatible&with&equestrian&K&zone&requirements,&and&the&A&zone&requirements&of&set&backs&and&buffers&to&R&zones.&&&There&are&historic&open&space&land&uses&in&and&around&the&River,&and&the&power&lines,&and&bridle&easements&that&crisscross&this&equestrian&district,&including&several&private&streets,&several&public&parks&softball&field,&a&public&Equestrian&arena,&and&a&public&Equestrian&Trail&and&there&are&also&private&equestrian&arenas,&that&are&shared&by&neighboring&stables&on&Verdant,&a&private&street.&The&use&of&the&bridle&paths&is&also&one&where&private&equestrian&propertyIowners&maintain&these&easements&for&shared&and&communal&use&by&either&trained&horse&people&or&guides&or&teachers.&&It&is&what&makes&the&North&Atwater&Equestrian&District&unique.&&&Why#do#developers#continue#to#challenge#our#local#Land#use#and#zoning#rules?##
The&overlay&zone&of&equestrian&users&are&in&the&area&bounded&by&the&Los&Angeles&River,&to&the&South,&Chevy&Chase&to&the&West,&and&the&Annenberg&Los&Angeles&Police&Equine&Academy&to&the&East.&The&Northern&boundary&is&Edenhurst/Brunswick.&&&In&a&recent&May&30,&2015&survey&by&the&Verdant&Residents&and&Equestrian&Coalition&(a&group&of&property&owners&and&stable&owner/operators&on&or&near&Verdant&Street),&over&450&horses&were&counted&living&or&boarding&in&the&North&Atwater&Equestrian&District,&a&horseIkeeping&area&that&dates&back&to&the&California&days,&under&Mexican&rule&of&law.&&The#Los#Feliz#and#San#Rafael#Ranchos&are&still&stables&and&horse&properties&as&they&have&been&continuously&for&nearly&two&hundred&years.&&Yet&it’s&shocking&that&there&is&no&City,&State&or&National&Historic&landmark.&We&hope&the&City&and&community&of&North&Atwater&Village&address&through&the&upcoming&National&Parks&Service&Planning&Grant&for&the&East&Bank.&&#
Vesting#Zone#Change:#The&City&should¬&grant&the&developer&the&rights&to&a&small&lot&subdivision&of&60&units,&on&land&that&is¤tly¬&in&compliance&with&the&required&zoning&or&general&plan&designation&for&RI2&density.&&Furthermore,&neither&the&Vesting&tentative&tract&map&nor&the&subdivision&should&be&approved,&or&even&discussed,&until&the&action&to&deny&the&zone&change&of&open&space,&and&to&deny&anything&that&minimizes&the&buffer&zone&between&equestrians&and&residential,&is&heard.&&The&critical&shortage&of&publicly&accessible&open&space,&trails,&and&especially&horse&trails&and&native&scenic&landscapes&along&the&River,&must&be&protected.&&
&
URBAN&ASSESSMENT&PLANNERS&&
& 6&
INCONSISTENCY#WITH#COMMUNITY#PLANNING#REQUIREMENTS#OF#REGIONAL#
OPEN#SPACE#AGENCIES#WORKING#AS#JOINT#PARTNERS#IN#THE#SANTA#MONICA#
MOUNTAINS#ZONE#GENERAL#MANAGEMENT#PLAN#AREA#AND#TRAIL#
This&project&should&have&been&required&to&hold&a&community&planning&scoping&hearing&at&the&outset&of&the&environmental&review.&Additional&requirements&used&by&Joint&Power&Agencies&developing&projects&in&the&LA&River&Greenway&on&behalf&of&the&State&Resources&Agency&include:&public&scoping&meetings,&environmental&impact&studies,&and&visitor&and&user&surveys&and&household&surveys.&#None#of#these#were#requested#of#this#developer#for#this#project.##
#
General#Plan#Amendment#9#We&oppose&this&request.&Current&Agricultural&1&&&&&&&&zoning&would&allow&just&one&single&family&home&per&acre.&Any&change&to&the&existing&&zoning&will&threaten&the&Single&family&zoning&and&equestrian&character&(“to&be&protected&in&perpetuity&with&K&Overlay&zones,&and&in&some&cases&conditional&use&permits)&of&this&historic&Rancho&neighborhood&along&the&River,&which&encourages&a&way&of&life&that&fosters&an&equestrian&recreational&use,&including&collaboration&among&neighbors&and&cowboys&as&part&of&a&private&street&association&that&works&closely&together&to&maintain&and&preserve&their&common&areas&for&their&business&of&removing&manure,&bringing&in&feed&and&hay&for&the&450&animals&that&live&in&this&district;&the&private&street&is&lit,&and&watered&and&the&stable&operators&and&land&owners&maintain&stables,&barns,&landscape&areas&and&riding&arenas.&#
PROJECT#LOCATION#AND#SURROUNDING#USES#:#Private#Street##The&Private&street&holders&will&most&likely¬&want&to&negotiate&with&the&new&developer&to&provide&access&across&the&small&lot&subdivision&for&whatever&easements&they&need,&whether&it&be&temporary&access&for&construction,&vehicles&parking&along&the&street,&or&permanent&construction&of&other&utilities.&#There&should&be&an&alternate&plan&if&the&Verdant&private&street&owners&don’t&grant&easements.##
Horse#Properties#adjacent#to#the#4000#Chevy#Chase#Drive#warehouse#are#not#
vacant.&There&are&two&equestrian&jogging&rings&on&3919&Verdant,&which&belong&to&and&are&used&by&San&Rafael&Hunt&Club.&&In&addition,&there&is&The&Children’s&Ranch&Foundation,&and&four&homes&located&along&Verdant&Street&(with&horses&and&horseIkeeping&permits&and&infrastructure&and&one&without).&&These&areas&were&marked&vacant&and&must&be&corrected.&(See#Attachment#1:#City#Survey:#land#uses)&#
LA#City#/LA#River#Bridal#Paths&are&recorded&on&the&land&maps&of&ZIMAS&and&the&LA&County&assessor,&but&they&do¬&appear&on&the&surveys&or&project&descriptions¤tly&in&the&file.&They&follow&historic&heritage&equine&paths&from&Griffith&Park&into&North&Atwater&Village&Equestrian&properties&up&to&Burbank.&&#
RECOMMENDED#FINDINGS#OF#FACT#FOR#DENIAL#OF#SITE#PLAN#REVIEW##
We&find&that&the&project&is¬&in&substantial&conformance&with&the&surrounding&neighborhood&nor&with&the&purposes&and&intent&and&provisions&of&the&General&Plan,&applicable&community&plans&and&any&applicable&specific&plans.&&&
URBAN&ASSESSMENT&PLANNERS&&
& 7&
Whereas,&the&zoning&on&this&site&was&previously&M&that&allowed&a&historic&manufacturing&of&highIend&wall&paper&to&operate&on&the&site&from&1940I1970.&Adjacent&commercial&equine&uses&were&also&zoned&M,&which&together&with&land&granted&bridle&paths,&created&an&adequate&buffer&between&equestrian&uses&and&the&surrounding&residential&uses.&Twice&in&the&past&10&years,&this&district&has&been&threated&with&major&redevelopment,&through&increased&density&and&other&discretionary&permits&sought&by&real&estate&developers&who&purchased&and&tried&to&rezone&the&Van&Luit&Wallpaper&site&to&medium&density&housing.&&&&Whereas,&in&2005,&when&another&developer&sought&to&change&the&A&zone&to&Medium&Residential,&the&residents&responded&telling&the&Council&office,&that&they&did¬&want&upIzoning.&&Residents,&and&equestrians&organized&and&the&City&initiated&a&zone&change&on&the&M&–zoned&equestrian&properties&to&A&1IK.&&ThenICity&Councilmember&Eric&Garcetti&offered&crucial&support&for&residents&in&obtaining&the&A&1&and&K&Overlay&zoning.&&&&Whereas,&the&Van&Luit&company&site,&acquired&by&the&La&Kretz&family&in&the&1980’s,&was¬&zoned&with&a&K&overlay.&The&La&Kretz&Family¤tly&leases&space&for&commercial&uses&on&this&property,&such&as&leasing&of&parking&and&the&private&street&easement&to&the&owners&of&tractor/trailers&for&overnight&and&long&term&parking&and&well&as&a&rest&stop.&&These&leases&and&uses&are¬&allowable&and&should&be&halted&immediately&&&&Whereas,&the&housing&proposed&on&this&site&is¬&“Harmonious”&with&the&park,&or&the&existing&natural&setting&of&the&LA&River&on&Chevy&Case&and&Verdant&Street.&&&&Whereas,&Verdant&is&a&private&street,&which&is&intended&to&protect&equestrians.&&Yet&the¤t&owners,&the&La&Kretz&Family,&and&their&tenants&allow&truckers&and&others&to&live,&cook,&and&sleep&in&and&on&the&private&street.&&There&is&drinking&in&public&and&other&nuisance&activities&affecting&the&North&Atwater&Park&and&the&neighborhood.&Current&owners&are¬&operating&property&according&to&laws&and&ordinances&governing&the&property.&&The&equestrian&and&residential&property&owners&on&Verdant&Street&seem&unlikely&to&consider&opening&up&their&privatelyIowned&portion&of&Verdant&Street&to&for&parking&and&hauling,&as&they&believe&it&will&cause&havoc,&noise&and&danger&for&their&horses&and&themselves.&&&Whereas,&the&proposed&60Iunits&on&3&acres&will&establish&a&very&dense&pattern,&compared&to&what&we&have&now.&&The&existing&pattern&would&be&best&to&protect&the&existing&neighborhood.&&&&Whereas,&the&Project&doesn’t&support&the&goals&and&objects&of&the&existing&single&Ifamily&RI1,&AI1,&A2,&and&Open&Space&Zoning.&&&&Whereas,&the&equestrian&buffer&that&was&referenced&as&a&priority&to&assist&horse&properties&will&be&eroded&by&this&project.&&&
URBAN&ASSESSMENT&PLANNERS&&
& 8&
Whereas,&the&proposed&4000&E.&Chevy&Chase&60Ihome&small&lot&development&(the&project)&is¬&compatible&with&existing&zoning&and&general&plan&designation.&It&doesn’t&blend&with&the&adjacent&K&Overlay&district,&or&the&Park,&or&the&Private&Street.&&&Whereas,&the&project&does¬&blend&with&the&existing&residential&neighborhood&at&all.&It&is&too&high,&too&dense,&too&big&and&too&bulky.&The&135&cars&each&day&are&way&too&many&for&Brunswick&or&for&Chevy&Chase&to&handle.&The&horses&and&stables&on&Verdant&Street&cannot&allow&any&automobile&traffic&on&Verdant&and&will&need&the&entire&street&for&horse&keeping,&equestrian&exercise,&and&for&walking&to&and&from&the&bridle&paths.&&&Whereas,&the&objectives&listed&on&Page&5&of&the&master&land&use&application&do¬&make&sense.&There&is&no&way&that&a&RI2&zone&and&a&Medium&Density&Housing&General&Plan&Designation,&help&&“preserve&and&enhance&the&residential&character&and&scale&of&the&existing&R1&and&A1&and&A2&parcels;”&the&opposite&is&true.&&&&Whereas,&the&equestrian&users&are&fearful&that&a&change&in&zone&and&a&general&plan&amendment&will&render&their&property&nonIconforming,&because&it&may&ultimately&result&in&reduced&setbacks&only&for&stables&and&barns,&which&may&require&a&variance.&&&&Whereas,&the&single&family&zoning,&which&may&have&some&rental&housing,&will&be&negatively&impacted&by&this&proposed&change&in&zoning&and&general&plan&designation&as&well.&&Whereas,&the&height&and&bulk&of&the&proposed&development&may&affect&sunshine,&views,&shadows&and&aesthetics&for&existing&singleIfamily&homeowners,&in&the&district.&&The&45Ifoot&height&will&overshadow&the&homes&on&Chevy&Chase&and&Edenhurst.&It&is&critical&that&any&new&design&standards&proposed&for&our&neighborhood&be&beneficial&and&appropriate&as&precedent&for&future&development.&&They&must&be&what&the&City&approves&as&part&of&its&general&planII¬&spot&zoning&for&one&wellIconnected&developer.&&&Whereas,&the&reduced&set&backs&in&the&proposed&development&are¬&adequate&given&the&equestrian&and&K&Overlay&zone&nature&of&the&adjacent&properties.&Five&feet&is¬&allowable;&but&rather&structures&must&be&15&feet&from&lot&line&in&side&yards,&and&rear&yards.&&&Whereas,&the&Height&and&bulk&are&totally&inconsistent&with&the&existing&neighborhood,&the&lot&lines,&the&set&backs,&and&the&scale,&which&is&R1&zoned&(on&Chevy&Chase)&and&low&density&residential&in&the&General&Plan.&&&Whereas,&the&location&of&a&high&income&development&(four&bedroom,&four&bathroom)&at&the&northern&end&of&Atwater,&directly&next&to&a&public&park,&leaves&the&development&&isolated&and&unprotected,&and&may&in&fact&be&a&dangerous&location&for&the&owners.&LAPD&is&present&almost&daily&at&the&park,&mostly&due&to&the&improper&use&and&nuisances&generated&by&4000&E.&Chevy&Chase&access&to&Verdant&Street.&&
URBAN&ASSESSMENT&PLANNERS&&
& 9&
Whereas&there&is&a&City&park&both&to&the&north&and&to&the&west&of&this&proposed&project.&We&still&don’t&know&what&the&future&will&be&of&the¢ral&service&yard,&but&if&it&is&to&be&preserved&as&open&space&and&recreational,&then&it&would¬&be&compatible&with&this&proposed&medium&density&housing&project.&&&Whereas,&the&older&industrial&site&could&be&converted&as&an&adaptive&reuse,&and&meet&more&of&the&city’s&goals,&especially&under&the&Low&Impact&Development&Ordinance.&&&OPPONENTS:##
The&Atwater&Village&Neighborhood&Council,&its&River&and&its&Environmental&and&Land&Use&Committee,&and&the&City’s&Equine&Advisory&Committee,&have&all&found&that&this&project&is¬&in&conformance&with&public&necessity,&convenience,&general&welfare&or&good&zoning&practice.&They&will&be&submitting&letters.&&&NEIGHBORHOOD#COUNCIL#CONCERNS#
Increased&zoning&will&increase&property&values,&and&encourage&real&estate&speculation,&in&buying&underperforming&rentals&and&single&family&homes&and&converting&them,&which&may&result&in&higher&rents&higher&prices,&and&possible&displacements&and&social&relocations&leading&to&gentrification.&&&The&equestrian&community&is&concerned&that&by&loosing&its&buffer&new&homeowners&will&call&and&report&odor,&dust&and/or&flies&associated&with&horseIkeeping,&and&city&planning&and&building&inspectors&will&reduce&equestrian&uses.&&&The&Zone&change&and&General&Plan&Amendment&are¬&in&harmony&with&the&existing&neighborhood.&The&reason&this&property&is&nonIconforming&is¬&because&the&zoning&has¬&been&changed&to&reflect&the&surrounding&use&(AI1),&but&because&the&owner&has&failed&to&adaptively&reuse&it&in&a&way&that&is&compatible&with&the&surrounding&community&or&with&the&existing&zoning.&&Therefore,&any&viable&development&should&work&within&the&existing&zoning&and&general&plan&framework,&reviewed&and&confirmed&by&the&community,&and&the&City&Planning&Commission&from&2005I2008,&with&the&results,&producing&the&equine&check&list&in&2014.&&&The&new&owner/developer&may&want&to&see&how&to&best&adjust&tentative&tract&map&or&variance&requirement&to&increase&the&buffer&between&the&equestrian&and&residential&uses;&but&the&proposed&small&lots&are¬&at&all&consistent&with&this&zone.&Four&large&homes&could&be&built&on&the&3&acres&and&this&would&be&consistent&with&the&need&to&provide&buffers&for&horses&which&are&located&to&the&west,&south,&and&the&Park&to&the&north&of&the&3Iacre&parcel.&&&&&&&&ADDITIONAL#STUDIES#REQUIRED#
URBAN&ASSESSMENT&PLANNERS&&
& 10&
Please&provide&the&following&information&in&the&completed&case&file,&prior&to&the&first&public&hearing:&&
1. Show&actual&land&uses&in&the&field,&around&the&La&Kretz&properties&&2. Show&the&actual&proximity&to&the&river,&&3. Show&the&actual&nature&of&the&use&conflict&between&A,&R2,&and&OS.&&4. Show&how&the&private&street&buffers&the&North&Atwater&park,&equestrian&
riding&arena,&and&equestrian&trail&and&the&K&OverlayIzoned&properties.&&5. Explain&the&process&for&finding&and&documenting&the&equestrian&trails&
surrounding&the&proposed&development,&including&the&equestrian&trails&into&and&out&of&the&North&Atwater&Equestrian&Arena,&Park&and&North&Atwater&Equestrian&and&River&Bridle&Trail.&&&
6. Design&guidelines&for&RIO&DISTRICT®arding&A&buffer&for&equestrians.&7. Show&results&of&CAO&consultants&study&of&reIuse&feasibility&of&24.5&acre&
central&services&yard&before&discretionary&approvals&are&granted.&&&8. Show&traffic&study&9. Show&sewer&and&storm&water&discharge&flows&10. Show&soil&and&liquefaction&information&11. Show&eligible&HPOZ&and&individual&landmark&resources&(in&the&immediate&
district)&and&study&impact&of&project&and&alternatives&for:&1)&Ranchos;&2)&equine&keeping&properties;&3)&Van&Luit&Wallpaper&factory;&4)&D’anza&Trail;&5)&LA&River;&6)&Griffith&Park.&&&
Attachment#1:#Survey#Map#with#hand#written#notes#of#equestrian#infrastructure##Attachment#2:#Project#Map#with#hand#written#notes#of#horse#paths#and#parks#added#
