LOS ANGELES CITY PLANNING DEPARTMENT RECOMMENDATION REPORT

Transcription

1 LOS ANGELES CITY PLANNING DEPARTMENT RECOMMENDATION REPORT LOS ANGLES CITY PLANNING COMMISSION DATE: November 9, 2006 TIME: after 8:30 a.m.* PLACE: Los Angeles City Hall th 200 N Spring Street, 10 floor Los Angeles, CA Public Hearing completed on August 18, 2006 Zone Change appealable by Applicant to City Council if disapproved in whole or part Multiple Approval Pursuant to LAMC Section Expiration Date: 12/07/06 CASE NO. CPC GPA-ZC ZONE CHANGE, GENERAL PLAN AMENDMENT CEQA: ENV MND Location: 5211 W. Venice Blvd and ADD AREA Council District: 10 Neighborhood Council: P.I.C.O. Plan Area: Wilshire Plan Land Use: Low Medium II and Medium Residential Zone: RD2-1-O and R3-1-O District Map: 126B177; 126B181 Legal Description:TR 4889 M B BLK 3 LOTS 21 AND 22 ADD AREA: TR 1740 BLK 1 LOTS 30 AND 31; TRACT 1740 BLK 1 FRAC LOTS 28 AND 29 REQUEST: 5211 W. Venice Boulevard and ADD AREA: 1. Pursuant to Section of the Municipal Code, a General Plan Amendment (Periodic Plan Review for Window No. 162, Geographic Area 2) to the Wilshire Community Plan from Low Medium II and Medium Density Residential to Neighborhood Commercial W. Venice Boulevard: 2. Pursuant to Section of the Municipal Code, a Zone Change from RD2-1-O (Restricted Density Multiple Dwelling Zone) and R3-1-O (Multiple Dwelling Zone) to C2-1-O (Commercial Zone). PROPERTY INVOLVED: 5211 W. Venice Boulevard (See map) And ADD AREA PROPOSED PROJECT: ADD AREA: APPLICANT: 5211 W. Venice Boulevard: Demolition of a 476 square foot building and Change of Use of a 2,972 square foot building from a private school to an electrical lighting repair business, providing 20 parking spaces on an approximately 17,685 square foot site. Only administrative office uses, and outside storage of equipment and supplies will take place onsite, all repair work will occur at off site locations. No project is proposed. Paul De Vore, De Vore Lighting Inc.

2 RECOMMENDATION: 1. Approve and Recommend that the City Council adopt the requested General Plan Amendment from Low Medium II Density Residential and Medium Density Residential to Neighborhood Commercial to the Wilshire Community Plan for the subject site and the ADD AREA. 2. Approve and Recommend that the City Council adopt a Zone Change from RD2-1-O (Restricted Density Multiple Dwelling Zone) and R3-1-O (Multiple Dwelling Zone) to (T)(Q)C2-1-O (Commercial Zone) for the subject site (5311 Venice Boulevard) only. 3. Adopt Mitigated Negative Declaration No. ENV MND. 4. Adopt the attached Findings. 5. Recommend that the applicant be advised that time limits for effectuation of a zone in the T Tentative or Q Qualified classification are specified in Section G of the L.A.M.C. Conditions must be satisfied prior to the issuance of building permits and, that the(t) Tentative classification be removed in the manner indicated on the attached page. 6. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee and / or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing. S. Gail Goldberg, AICP Director of Planning David Gay, Principal City Planner Lynda J. Smith, Hearing Officer (213) Contents/Attachments Introduction/Staff Report...S-1 T-Classification...T-1 Q-Conditions...Q-1 Findings...F-1 Exhibits: E1-Vicinity Map E2-Radius Map E3A-Plot Plan E3B-Photos E4A-Existing General Plan Land Use E4B-Existing Zoning E4C-Proposed General Plan Land Use E5-ENV MND ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 532, City Hall, 200 North Spring Street, Los Angeles, CA (Phone No ). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, 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 its programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213)

3 CPC GPA-ZC S-1 INTRODUCTION The requested General Plan Amendment from Low Medium II and Medium Density Residential to Neighborhood Commercial is being recommended for approval for the subject site and the proposed ADD AREA. The requested General Plan Land Use (GPLU) is consistent with existing parcels designated General Commercial located west of the subject site fronting Venice Boulevard and to the south, across Venice Boulevard designated Commercial Manufacturing. The subject parcel is oriented toward Venice Boulevard, a designated Major Highway Class II and immediately east of existing multiple family, office and commercial uses. Parcels located to the east of the subject site fronting Venice between Cochran and Cloverdale Avenues, also contain a mix of neighborhood oriented commercial, office and low medium density residential uses. These parcels have been included in the ADD AREA and are recommended for a General Plan Amendment to Neighborhood Commercial like the subject site creating a consistent commercial designation along this portion of Venice Boulevard. Like the subject parcel, these parcels were previously zoned C2-1-O but were re-zoned as part of the AB283 General Plan Zoning Consistency program. All parcels located to the north of the subject area are designated Low Medium II Density Residential, are zoned either RD1.5-1-O or RD2-1-O and contain residential uses. All of the subject parcels are located on the north side of Venice Boulevard and with the exception of one lot, have their primary orientation toward the Boulevard. The proposed zone change from RD2-1-O and R3-1-O to C2-1-O is also being recommended for approval for the subject site only. There is no project proposed within the ADD AREA. These parcels are not included in the zone change request action. The proposed project is a change of use from a private school to an electrical repair business. The subject use will contain administrative offices, parking and the outdoor storage of vehicles/equipment only. No repair work will occur on site. An existing building is being demolished and on site parking will be located in its place. The office parking is located along the north end of site and has been conditioned to include a masonry wall with landscaping to aid in buffering the existing residential uses to north from any potential adverse effects of the use.

4 CPC GPA-ZC S-2 Request STAFF REPORT A General Plan Amendment from Low Medium II Density Residential to Neighborhood Commercial (5211 W. Venice Boulevard and ADD AREA). A Zone Change from RD2-1 and R3-1 to C2-1 (5211 W. Venice Boulevard only). Proposed Project 5211 W. Venice Boulevard: Demolition of a 476 square foot building and Change of Use of a 2,972 square foot building from a private school to an electrical lighting repair business, providing 20 parking spaces on an approximately 17,685 square foot site. Only administrative office uses, and outside storage of equipment and supplies will take place onsite, all repair work will occur at off site locations. No project is proposed for the ADD AREA. Subject Property Existing Land Use: Plan Land Use: Existing Zone: Site Net Area: Private School Low Medium II and Medium Density Residential R3-1-O and RD12-1-O 17,685 square feet Surrounding Land Use and Zoning North: South: East: West: Single and Multiple Density residential uses zoned RD1.5-1-O, and RD2-1-O, designated Low Medium II Residential. Across Venice Boulevard; single family, multiple family and commercial manufacturing uses, zoned R1-1, RD1.5-1-O, RD2-1-0 and [Q]CM-1VL designated Low Density and Low Medium II Density Residential and Commercial Manufacturing. Median zoned OS-1XL, designated Open Space. Multiple family residential uses, zoned RD1.5-1-O and R3-1-O, designated Low Medium II Density and Medium Density Residential. LAUSD Saturn Elementary School, zoned PF-1XL-O, designated Public Facility. Multiple family residential uses, commercial uses zoned RD2-1-O and C2-1-O, Designated Low Medium II Density Residential and General Commercial. Street Classification Venice Boulevard is identified as a designated Divided Major Highway Class II, dedicated to a half road width of 50 feet. Cochran Avenue is a designated Collector Street dedicated to a variable width of 55 to 60 feet.

5 CPC GPA-ZC S-3 Relevant Cases CPC GPC Ordinance No. 165,331, Effective January 14, Sub areas 4430, and parts of 4440 and Zone changes from C2-1-O to R3-1-O. Reports Received Bureau of Engineering report dated December 15, 2005, attached to the administrative file. Recommendations incorporated as Conditions of Approval. Hearing SUMMARY OF PUBLIC HEARING AND COMMUNICATIONS The public hearing on this matter was held at the Los Angeles City Hall Friday August 18, Present: Approximately 6 people attended. 2. Speakers: 2 in support; 0 in opposition. Summary of Public Hearing Testimony 3. Points in Favor: No additional floor area to be added; Wall to screen on-site parking to be built; 20 parking spaces in excess of LAMC being provided; Site was previously commercial use before private school; Venice has mix of uses; 4. Other Points: Site should be screened for dust and noise during demolition; Overflow parking of construction vehicles should not be allowed into residential area;

6 CPC GPA-ZC T-1 CONDITIONS FOR EFFECTUATING (T) TENTATIVE CLASSIFICATION REMOVAL Pursuant to Los Angeles Municipal Code Section G, the (T)Tentative Classification shall be removed by the recordation of a final tract or parcel map or by posting of guarantees through the B-permit process of the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approvals or guarantees provided to the Planning Department for attachment to the subject City Plan case file. Dedication(s) and Improvements. Prior to the issuance of any building permits, public improvements and dedications for streets and other rights-of-way adjoining the subject property shall be guaranteed to the satisfaction of the Bureau of Engineering, Department of Transportation, Fire Department (and other responsible City, regional, and Federal government agencies, as may be necessary). A. Responsibilities/Guarantees. 1. As part of early consultation, plan review, and/or project permit review, the applicant/developer shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicant/developer. 2. Prior to issuance of sign-offs for final site plan approval and/or project permits by the Department of City Planning, the applicant/developer shall provide written verification to the Department of City Planning from the responsible agency acknowledging the agency's consultation with the applicant/developer. The required dedications and improvements may necessitate redesign of the project. Any changes to the project design required by a public agency shall be documented in writing and submitted for review by the Department of City Planning. B. Street Dedications and Improvements. 1. Street Dedications Required. Cochran Avenue (Collector Street) - a 2-foot wide strip of land along the property frontage to complete a 32-foot half right-of-way in accordance with Collector Street standards, including a 20-foot radius property line return at the intersection with North Venice Boulevard. 2. Improvements Required. North Venice Boulevard - Replace both sidewalks adjacent to the property and repair or replace any broken, off-grade or bad order curb, gutter and pavement and close any unused driveways to the satisfaction of the City Engineer. Cochran Avenue - Construct a new 5-foot concrete sidewalk and replace the 1-foot concrete gutter with a 2-foot gutter adjacent to the property. Reconstruct the curb ramp to comply with ADA requirements and repair any broken or off-grade curb, gutter and pavement. In addition, construct a pedestrian walkway across the intersection island. These improvements should transition and suitable join the existing improvements to the satisfaction of the City Engineer.

7 CPC GPA-ZC T-2 C. Street Lighting. Installation of street lights to the satisfaction of the Bureau of Street Lighting ( If new street light(s) are required, the property within the boundary of the development shall be formed or annexed into a Street Lighting Maintenance Assessment District prior to final recordation or issuance of the certificate of Occupancy. D. Street Trees. Install tree wells with root barriers and plant street trees to the satisfaction of the City Engineer and the Street Tree Division of the Bureau of Street Services. E. Sewers. Sewer lines exist in North Venice Boulevard and Cochran Avenue. All Sewerage Facilities Charges and Bonded Sewer Fees are to be paid prior to obtaining a building permit. An investigation by the Bureau of Sanitation may be necessary to determine if the existing public sewers have sufficient capacity to facilitate the proposed development. Submit a request to the Public Counter of the Central District Office of the Bureau of Engineering (213) F. Drainage. No major drainage problems are involved. G. Parking/Driveway Plan. Prior to the issuance of any building permit, the applicant shall submit a parking area and driveway plan to the Central District Office and the Department of Transportation for review and approval. H. The applicant shall make any necessary arrangements with the appropriate cable television franchise holder to assure that cable television facilities will be installed in City right-of-way in the same manner as is required of other facilities, pursuant to Municipal Code Section N, to the satisfaction of the Information Technology Agency (ITA). I. The requirements of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The plot plan shall include the following minimum design features: a. Fire lanes, where required, shall be a minimum of 20-feet in width; b. All structures shall be within 300-feet of an approved fire hydrant; c. Entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway of an improved street or approved fire lane. J. Recreation and Parks Dedication/Fee. The owner of the subject property shall execute and record a covenant and agreement running with the land and binding on all future owners thereof promising that the property will never be developed for a multiple residential use unless, pursuant to Section of the Municipal Code, the required land is dedicated or the required payment in lieu thereof is made for park or recreational purposes. Said covenant shall be approved by the Department of Recreation and Parks. Notice. If conditions dictate, connections to the public sewer system may be postponed until adequate capacity is available. Notice. Certificates of Occupancies for the subject property will not be issued by the City until the

8 CPC GPA-ZC T-3 construction of all the public improvements (streets, sewers, storm drains, etc.), as required herein, are completed to the satisfaction of the City Engineer. Notice. The Department of Transportation may have additional requirements for dedication and improvements.

9 CPC GPA-ZC Q-1 (Q) QUALIFIED CONDITIONS OF APPROVAL A. Entitlement Conditions. 1. Use. The development of the subject property shall comply with all area, use and height provisions of the C2-1-O Zone, except as conditioned herein. Use of the subject property shall be limited to an electrical repair office use and outdoor storage of equipment and supplies only. 2. Site Plan. Prior to the issuance of any building permit, detailed development plans, including a complete landscape and irrigation plan and a parking area and driveway plan, shall be in substantial conformance with the plot plan and elevations dated November 9, 2006, marked Exhibit E-3, attached to the administrative file. These plans shall be submitted to the Planning Department for review and sign-off clearance. The plans shall comply with applicable provisions of the Municipal Code, the subject conditions herein and the intent of the subject permit authorization. 3. Parking. A minimum of 20 paved, striped parking spaces shall be provided on-site. 4. Wall/Landscape Buffer. A six-foot solid masonry wall shall be constructed along the property line adjacent to any residential use, if no such wall exists. A landscape buffer area shall be planted along the entire length of this wall prior to the issuance of any C of O, and shall contain, along its length, an automatic irrigation system and fast growing plant materials that will provide a buffer for adjacent residential properties. Chain link fencing shall not be permitted along the Venice Boulevard and Cochran Avenue frontages, and shall be replaced with new decorative fencing made of wrought iron or similar material(s). 5. Open Storage. All open storage shall be screened from view of all adjacent properties and streets by a solid masonry wall. 6. Graffiti. The owners shall maintain the subject property clean and free of debris and rubbish and shall promptly remove any graffiti from the walls or fences, pursuant to Municipal Code Section and Exterior walls and fences may be covered with clinging vines, screened by oleander trees or similar vegetation in order to deter graffiti. 7. Trash and Storage Area(s). Solid masonry block walls, a minimum of six feet in height, shall enclose trash and other storage areas. There shall be no openings except for gates. The areas shall be buffered so as not to result in noise, odor or debris impacts on any adjacent uses. All outside trash containers on the subject property shall be enclosed and shall be located so as not to result in noise or smell impacts on any adjacent residential use. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. 8. Landscaping. All open areas not used for buildings, driveways, walks, parking areas, trash or storage facilities shall be attractively landscaped and maintained in accordance with a landscape plan, including an automatic irrigation plan, prepared by a licensed landscape architect to the satisfaction of the planning department. 9. Maintenance. The subject property (including any trash storage areas, associated parking

10 CPC GPA-ZC Q-2 facilities, sidewalks, driveways, yard areas, parkways and exterior walls along the property lines) shall be maintained in an attractive condition and shall be kept free of trash and debris. 10. Construction (Noise). The project shall comply with the City of Los Angeles Noise Ordinance Nos. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. a. Construction and/or demolition shall be restricted to the hours of 7:00 AM to 6:00 PM Monday through Friday, and 8:00 AM to 6:00 PM on Saturday. b. Construction and/or demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously that causes high noise levels. c. The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices. d. The project sponsor shall comply with the Noise insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment. 11. Construction/Demolition (Air Quality). a. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. b. The owner or contractor shall maintain the construction area sufficiently dampened to control dust caused by grading, construction and hauling, and at all times provide reasonable control of dust caused by wind. c. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. d. All materials transported off-site shall be either sufficiently watered or securely covered to prevent the generation of excessive amounts of dust. e. All clearing, grading, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent the generation of excessive amounts of dust. f. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. 12. Posting of Construction/Demolition Activities. The adjacent residents shall be given regular notification of major construction/demolition activities and their duration. A visible and readable sign (at a distance of 50 feet) shall be posted on the construction/demolition site identifying a telephone number for inquiring about the construction/demolition process and to register complaints. 13. Construction/Demolition-related Parking. Off-street parking shall be provided for all construction/demolition-related employees generated by the proposed project. No employees or subcontractor shall be allowed to park on the surrounding residential streets for the duration of all construction/demolition activities. There shall be no staging or parking of construction/demoliton vehicles, including vehicles to transport workers on any residential street in the immediate area. All construction vehicles shall be stored on site unless returned to their owners base of operations.

11 CPC GPA-ZC Q Truck Traffic Restricted Hours. Truck traffic directed to the project site for the purpose of delivering materials or machinery shall be limited to the hours beginning at 9:00 AM and ending at 3:00 PM, Monday through Friday. No truck deliveries shall occur outside of that time period. No truck queuing related to such deliveries to the project site shall occur on any local or collector street within the project vicinity outside of that time period. B. Environmental Conditions. 15. Asbestos Containing Materials. Prior to the issuance of any demolition permit, the applicant shall provide a letter to the department of Building and Safety from a qualified asbestos abatement consultant that no ACM are present in the building. If ACM are found to be present, it will need to be abated in compliance with the South Coast Air Quality management District s Rule 1403 as well as all other State and Federal rules and regulations. 16. Light. Outdoor lighting shall be designed and installed with shielding, so that the light source cannot be seen from adjacent residential properties. 17. Police. The plans shall incorporate the design guidelines relative to security, semi-public and private spaces, which may include but not be limited to access control to building, secured parking facilities, walls/fences with key systems, well-illuminated public and semipublic space designed with a minimum of dead space to eliminate areas of concealment, location of toilet facilities or building entrances in high-foot traffic areas, and provision of security guard patrol throughout the project site if needed. Please refer to Design Out Crime Guidelines: Crime Prevention Through Environmental Design published by the Los Angeles Police Department s Crime Prevention Section (located at Parker Center, 150 N. Los Angeles Street, room 818, Los Angeles, (213) These measures shall be approved by the Police Department prior to issuance of building permits. 18. Utilities. Recycling bins shall be provided at appropriate locations to promote the recycling of paper, metal, glass and other recyclable material. C. Administrative Conditions. 19. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Planning Department for placement in the subject file. 20. Code compliance. Area, height and use regulations of the zone classification of the subject shall be complied with, except where herein conditions may vary. 21. Corrective Conditions. The authorized use shall be conducted at all times with due regard to the character of the surrounding district, and the right is reserved to the City Planning Commission, or the Director pursuant to Section of the Municipal Code, to impose additional corrective conditions, including discontinuance and revocation, if, in the Commission s opinion, such actions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property. 22. Covenant. Prior to the issuance of any permits relative to this matter, an agreement

12 CPC GPA-ZC Q-4 concerning all the information contained in these conditions shall be recorded in the County Recorder s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assigns. The agreement shall be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder s number and date shall be provided to the Planning Department for attachment to the file. 23. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public offices, legislation or their successors, designees or amendment to any legislation. 24. Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Planning Department and any designated agency, or the agency s successor and in accordance with any stated laws or regulations, or any amendments thereto. 25. Building Plans. Page 1 of the grant and all the conditions of approval shall be printed on the building plans submitted to the City Planning Department and the Department of Building and Safety. 26. Indemnification. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

13 CPC GPA-ZC F-1 FINDINGS 1. General Plan Land Use Designation. The subject property is located within the area covered by the Wilshire Community Plan, which was adopted by the City Council on September 19, 2001 (Case No. CPC CPU). The Plan map designates the subject properties at as Low Medium II Residential, with corresponding zones of RD1.5, RD2, RW2 and RZ2.5 and Medium Density Residential with corresponding zone(s) of R3. 2. General Plan Text. The Wilshire Community Plan text includes the following relevant land use objectives, policies and programs: Encourage strong and competitive commercial sectors which promote economic vitality and serve the needs of the Wilshire community through well-designed, safe and accessible areas, while preserving historic and cultural character. (Goal 2) _ Preserve and strengthen viable commercial development and provide additional opportunities for new commercial development and services within existing commercial areas. (Objective 2-1 ) Enhance the viability of existing neighborhood stores and businesses which support the needs of local residents and are compatible with the neighborhood. (Policy 2-1.3) Implement the Design Guidelines in Chapter 5, as they apply to commercial projects and projects located within Neighborhood Districts. (Program) Enhance the visual appearance and appeal of commercial districts. (Objective 2-3) The proposed project addresses these Goals, Objectives and Policies through provision of a new neighborhood oriented use, an electrical lighting repair office, on a site that previously contained a private school. The design of the project incorporates guidelines intended to buffer adjacent residential uses from new commercial uses through placement of the parking at the rear of the site between the proposed office and neighboring residential uses and creation of a masonry wall with landscaping designed to further aid in buffering the adjacent residential use. 3. City Charter Sections 556 and 558. The recommended General Plan Amendment from Low Medium II and Medium Density Residential to Neighborhood Commercial complies with Charter Sections 556 and 558 in that the recommended amendment reflects and supports the land use patterns and trends in the immediate area and furthers the intent, purposes and objectives of the Wilshire Community Plan. The Wilshire Community Plan has been designed to accommodate the anticipated growth of the Community to the year The Plan does not seek to promote or hinder growth; rather it accepts that growth will occur and must be planned for accordingly. The requested General Plan Land Use (GPLU) is consistent with existing parcels designated General Commercial located immediately west of the subject site fronting Venice Boulevard. The subject parcel is oriented toward Venice Boulevard, a designated Divided Major Highway

14 CPC GPA-ZC F-2 Class II and immediately south of low medium and medium density multiple family uses. Parcels located to the east of the subject site fronting Venice between Cochran and Cloverdale Avenues, contain a mix of uses such as neighborhood oriented commercial, office and low medium density residential uses. These parcels have been included in the ADD AREA and are recommended for a General Plan Amendment to Neighborhood Commercial like the subject site. Like the subject parcel, these parcels were previously zoned C2-1-O but re-zoned as part of the AB283 General Plan Zoning Consistency program. All parcels are located to the north of Venice Boulevard and with the exception of one lot, have their primary orientation toward the Boulevard. Venice Boulevard is a divided Major Highway Class II and historically has contained a mix of uses including commercial, office and residential. Parcels located to the west of the subject site contain a mix of uses ranging from office and multiple residential uses zoned R3-1-O and designated Medium Density Residential to uses commercial uses zoned C2-1-O and designated General Commercial. All parcels located to the north of the subject area are designated Low Medium II Density Residential, zoned either RD1.5-1-O or RD2-1-O and contain residential uses. The requested Plan Amendment from Low Medium II and Medium Density Residential to Neighborhood Commercial is consistent with the Wilshire Community Plan Goals and Objectives to, Preserve and strengthen viable commercial development and provide additional opportunities for new commercial development and services within existing commercial areas and to, Enhance the viability of existing neighborhood stores and businesses which support the needs of local residents and are compatible with the neighborhood. 4. Zone Change Findings. a. Pursuant to Section 12.32C7 of the Municipal Code, and based on these findings, the recommended action is deemed consistent with public necessity, convenience, general welfare and good zoning practice. The requested zone change from RD2-1-O and R3-1-O to C2-1-O, is in keeping with the prevailing zoning of the immediate area, is CONSISTENT with and within the range of permitted/corresponding zones (which includes C1,C1.5, C2, C4, P, CR, RAS3 and RAS4) permitted by the requested General Plan Land Use Designation of Neighborhood Commercial. The prevailing zoning pattern in the immediate area includes RD1.5-1-O, RD2-1-O, [Q]CM-1VL, OS-1XL, [Q]PF-1XL-O and C2-1-O zoned properties. The Wilshire Community Plan contains Objectives and Policies which promote the development of compatible neighborhood oriented commercial uses through design and location. The recommended zone change, will permit, as conditioned, a development which complements and reflects the existing zoning and development pattern already established on adjacent properties located within the immediate area and promotes the Objectives of the Wilshire Community Plan. The subject site is located on the north side of Venice Boulevard, a designated Major Class II Highway which contains a variety of neighborhood oriented uses. The proposed use is a neighborhood oriented office use and will be buffered from residential uses located to the immediate north through the placement of parking, a wall and landscaping.

15 CPC GPA-ZC F-3 b. The action, as recommended, has been made contingent upon compliance with the T and Q conditions imposed herein. Such limitations are necessary to protect the best interests of and to assure a development more compatible with surrounding properties, to secure an appropriate development in harmony with the General Plan, and to prevent or mitigate the potential adverse environmental effects of the subject recommended action. 5. The Transportation Element of the General Plan will be affected by the recommended action herein. However, any necessary dedication and/or improvement of Venice Boulevard and Cochran Avenue will assure compliance with this Element of the General Plan and with the City s street improvement standards pursuant to Municipal Code Section Environmental. For the reasons set forth in Proposed Mitigated Negative Declaration No. ENV MND, the project will not have a significant effect on the environment. 7. Fish and Game. The subject project, which is located in Los Angeles County, will not have an impact on fish or wildlife resources or habitat upon which fish and wildlife depend, as defined by California Fish and Game Code Section