PROJECT FACTS

 

  • Has been designed to be an EXAMPLE HOUSING DEVELOPMENT for the City of Los Angeles .
  • Complies with Specific Plan, General Plan, Scenic Corridor, Hillside Development, CEQA, and Mansionization
  • Requesting an overall density of 3.3 units an acre; well below the 4.5 to 9 allowed range.
  • Disturbance area proposed will be approx. 82.5 acres with an average natural slope of less than 11.5%
  • 268 homes sites averaging 13,500 square feet or larger; many over 20,000 square feet
  • Grading will involve a 600,000 cubic yard operation to be contained and balanced on the development footprint with no mass import/export of earthen materials.
  • All biological and technical studies have been completed that include multiple biological surveys conducted onsite during specified annual observation periods. The conclusions indicate that no permanent significant adverse impacts or impacts that cannot be mitigated to less than significant levels will occur as a result of the project.
  • Three years of biological studies including project level field surveys of flora and fauna have been performed. Additional studies to identify raptor nesting and the presence of expected animal species onsite or traversing the perimeter has been completed. Development within the identified footprint will only impact 6 protected Oak Trees that have been assessed and determined to be in poor health and present little if any contributive value either aesthetically or as anchors to a viable habitat area. The site is primarily comprised of non-native grasses although there are isolated pockets of coastal sage on the perimeter of the development footprint and more viable and substantial extensions in the designated open space acreage. The applicant has proposed to exceed the specified replacement ratios established by the Tree Ordinance and looks to provide over 30 Oak trees in the Open Space areas in order to create native habitat patterns.
  • Full Seismic and Geological Studies have been completed, which included thousands of feet of trenching, hundreds of feet of refractive studies, and full development site bore samplings.
  • The project proposes single-family housing in a range of floor plans the present a rural Craftsman development consistent in size, scale and architecture to the theme reflecting the Sunland Tujunga ambience and the Specific Plan's mandates. The homes are design to blend into the environment and not detract from the special beauty of the Scenic Corridor.
  • Property is not currently open space and historically has not been. Currently there is one occupied home and many out buildings scattered throughout the property. Prior to the current owner, the property was occupied by many families simultaneously and individually over the years in semi-permanent structures, hunter's shanties and mobile homes.
  • This is not pristine property. Most of the proposed building site has been disturbed by many uses through the recent and past history of the site.
  • Designed to be as “Green” as feasible
  • Will Contribute 30% of site as open space
  • Is not in a Protected Ridgeline Protection Area and the development cannot be seen from the 210 Highway. Project homes cannot be seen from road directly in front of development. This project is not a similar development to Canyon Hills/Whitebird and has gone to extensive effort to distinguish itself from "scorch and burn" Hillside Development.
  • Will extend sewer services approximately ¾ of a mile to county line enabling the residents, wards of the county fire camp, and the park along Big Tujunga to connect. This will decommission many septic systems next to the wash and assist in reducing contamination to the existing water table.
  • Developer has proposed many improvements to the community including significant improvements to the adjacent baseball facility , utilities, and a horse trail from the park to the fire road east of project site through donated open space property .
  • Site is adjacent to Angeles National Forest, which provides “a thousand square miles of open space and a variety of recreation opportunities year around”. [quote from Angeles National Forest official website]

   

MISCONCEPTIONS ABOUT PROJECT

 

•  NOT a ridgeline project

•  Property is on flat “floor” of adjacent slopes

 

•  Slope NOT equal to or greater than 15%

•  Project site averages 11.5% slope or less as established by multiple engineer prepared drawings and reports

 

•  DOES NOT cutoff trail access

•  Donates land that includes fire road and trail head that start at fire road

•  Creation of Horse Trail through donated property which connects park to fire road

•  Project site does not include any current trails or trail heads

 

•  DOES not obstruct views

•  Project will be practically invisible from any place other than four private home sites to the south, and a very small segment of the Big Tujunga Highway (i.e., a few seconds of driving time).

•  Entrance of project setback off road

 

•  IS NOT pristine property

•  Property, which (prior to current ownership) was used as an illegal dumping ground and as a makeshift junkyard. As part of this cleanup effort, owner removed many trailers, more than 70 abandoned vehicles, and more than 40 truckloads of scrap metal.

•  Most of property has been lived on and used for many purposes; still has an occupied house that was built in the 1920's

•  Three years of biological studies, full tree study, and historical importance study show no significant biological or historical value

 

ELEMENTS USED IN PLANNING DEVELOPMENT

 

  1. Biological and Environmental
    1. Three years of biological studies
    2. All studies used in EIR

• i. Biological Constraints

• ii. Tree

• iii. Seismic- 2,200'+ trenches dug and logged; 500'+ seismic refraction studies

• iv. Full geological and soils

• v. Full Traffic and Circulation Study

• vi. Other

    1. Extensive Slope Study
    2. Full Hydrology Study and Drainage Plan: includes daily visits to site during rains 2 years ago
    3. Initial Solar Study
    4. Phase One
    5. Scenic Corridor

• i. Setbacks

• ii. House heights

• iii. Line of Sight Studies

  1. Community and Political Environment
    1. Existing Housing
    2. City Council

• i. Mansionization

• ii. Canyon Hills/White Bird

• iii. Other projects and ordinances

• iv. Home Depot

• v. Verdugo Hills Golf Course

    1. Neighborhood Councils

• i. Vision 2020 Plan

• ii. Members

    1. Community Reaction and Concerns regarding past and present developments in:

• i. Newspapers

• ii. Blogs

• iii. Minutes

• iv. Agenda items

• v. Informal Discussions

•  Community Needs

• i. Larger homes to fufill needs without “mansionization” of substandard lots

• ii. Improvements to park, trail access, utilities, and traffic

• iii. Enable local growing families to move to larger homes while staying in area

• f. Completed Developments and Construction in area

• g. Los Angeles Housing needs

• h. Housing and Economic Trends

• i. History of Area

  1. Property History
    1. General Plan and Zoning

    • i. Adoption

    • ii. Changes

    • iii. Proposed Changes

    • iv. >15% Slope Downgrade initiative

    1. Ownership
    2. Land use

 

ELEMENTS INCORPORATED IN DEVELOPMENT

 

  1. “Green”
    1. Hydrology, Percolation, and Ground Water

• i. Capture and retain onsite and ‘run-through' surface water while allowing it to percolate back into the ground thus recharging ground water table

• ii. Sewer not Septic

• iii. Keep as much of the natural flow as possible (existing dry blue line)

• iv. Use of permeable surfaces where able; including driveways

• v. No sidewalks

    1. Cluster Homes and Grading

• i. Smaller disturbance area

• ii. Site balances grading activities per Hillside Landform Grading Handbook; No import, no export

• iii. Keep as much natural slope as possible; preserve hillsides

    1. Biological

• i. Use drought tolerant plants in landscaping

• ii. Little to no disturbance to sensitive areas and plants

• iii. Prohibit the use of non-native invasive plant materials

• iv. Use of native low-fuel plant materials

    1. Conservation

• i. Energy

•  Solar

•  Panels incorporated as roof tiles; esthetically pleasing

•  Intelligent power management system

•  Insulation: High R value

•  Energy Star Compliant Appliances standard

•  Tankless water heaters

• ii. Water

•  Drought tolerant or low water plantings

•  HOA Maintained irrigation for all slope and common areas

•  High tech irrigation switching systems incorporating, rain/ground moisture gages, and leak detection

•  Low flow fixtures

  1. Aesthetics
    1. Scenic Corridor

• i. Design of grading plan, homes, and use of natural contours to shield views of homes when not in development

• ii. Set backs, boundaries, and entry ways designed to be low-impact

•  No entry signage on road

•  Entryway elements set far into entry

•  Use of natural elements such as stone and rock in entries

•  Little to no visibility of fencing from road

•  Little to no visibility of houses from road (see sightline study)

• iii. Full compliance with scenic corridor elements

    1. Home Designs

• i. Natural finishes such as stone and wood

• ii. Earth tones

• iii. Varying setbacks

• iv. No sidewalks

• v. Designs give rural feel

• vi. No structure to exceed 30 ft. height limit

 

Zoning Consistency / Planning Benefits

 

  1. The proposed action brings the Community Plan and Zoning into conformance in the prescribed manner as set forth in the State and local regulations that require the zone to conform to the LU Category, density and flexibility of housing product to accommodate an underserved segment of the housing market (detached single family in the 2500 sf to 5000 3500 sf range, not condos).

 

  1. The proposed Zone Change provides for a project that although allowed a density range between 4.5 and 9 units per acre (u/a), would be developed below the 3.5 u/a midpoint of the Very Low II LU Cat. The density is proposed at 3.2 u/a providing a total of 268 units on approximately 82 acres; approximately 40 acres will be dedicated as OS.

 

  1. The development will take place on land:
    1. below the 15% Ave. Natural Slope but incorporates the Hillside Grading Manual Guidelines,
    2. Landform Grading,
    3. 30 ft. max height homes (Specific Plan Scenic Corridor) of 1 and 2 stories,
    4. 40% Lot Coverage maximum
    5. FAR of 1:1 not to exceed 1.25:1, consistent with standards proposed for R1 Zone/Single Story Development/Draft Mansionization Ordinance currently implemented by proposed SFR design, incorporates building relief design measures to reduce massing,
    6. Balanced Cut/Fill grading operation
    7. Does not increase quantity of runoff conveyed offsite after the development is constructed and implements a program to recharge the ground water with on-site percolation program,
    8. Implements Top Soil Conservation Program
    9. Proposes development to conform to the Specific Plan's 500 ft Scenic Corridor development guidelines and carries the concept throughout the entire development,
    10. Incorporates native and non-invasive ornamental landscape materials with low fuel and xerisitropic characteristics,
    11. Uses vegetation as a bio-filter, runoff dissipation device and to facilitate ground water recharge,
    12. Provides extension and upgrades to aging public utilities in an aesthetically and environmentally sensitive manner (underground overhead lines, dedicate and remediate the deteriorated Big Tujunga Canyon Rd. ROW and stabilization of the impacts caused by the Big Tujunga Wash during flooding episodes,
    13. Provides needed upgrades to the local circulation system that is projected to degrade to less than acceptable Levels Of Service even without the development of the project within the forecast period,
    14. Provides a financial resource to upgrade the existing recreation facility at the Little League complex consistent with the Community Plan's goals and policies,
    15. Provides a transition between the Warden's Fire Camp Facility and the RE11 development located to the southeast of the OS parcel,

 

  1. The development will accommodate a segment in the housing market that will provide a substantial product to assist in the reduction of demand in the area and will thereby diffuse the demand for recycling the existing housing stock in the established communities. This will assist in the City's efforts to maintain existing neighborhood communities.

 

  1. Provides a project that is constructed within the Hillside Area and within the Specific Plan Area yet accomplishes the feat with 95% consistency with all LAMC, Com Plan, and Specific Plan design and development guidelines.

 

  1. The project additionally, conforms to the non-codified community standards expressed in reaction to and sought to be incorporated into projects such as Whitebird. These community concerns were gathered as part of the Due Diligence, factored into the deliberation and implemented into the project's design where possible

 

 

PROPOSED ADDITIONAL COMMUNITY IMROVEMENTS

Developer is willing to discuss these and other improvement solutions and programs. The financial feasibility of all or any of these is yet to be determined and is predicated on the overall project financials based on number of units achieved and expenses of mandatory mitigations and improvements.

 

Public/Private Community Improvement Grant Fund Zones

  Establishment and funding of specific improvement zones that will issue and grants to property owners and organizations for a variety of improvement purposes in three categories: Commercial, Residential, and Park/the Public good. This grant program will be initially funded by the StoneBridge project and will be administered by the neighborhood council. Funds will be earmarked for specific zones with simple guidelines for use of funds. Funds would be used for approved capital improvements as proposed by residents and business owners and approved and managed by the neighborhood counsel.

 

•  Commercial Zone will consist of a stretch of Sunland Blvd.

•  Park/the Public Good Zones will include all public recreation spaces in radius

•  Residential zone will include existing housing along the two main feeder roads for the Big Tujunga Road scenic corridor. Oro Vista and Mount Gleason .

 

 

Baseball Diamond and Park Improvement

  Improve the existing baseball facilities located on Big Tujunga Road and owned by DWP. The current site houses two fields, a small concession building, two unpaved parking lots, and several archery targets. Goal would be to make it one of the nicest and safest facilities in the City. Improvements could include the following:

 

•  Re-grading, irrigation, and sodding of fields to increase safety and playability

•  Addition of Horse Trail from park to fire road (through donated open space land)

•  Addition of soccer field(s) or another baseball field

•  New concession, equipment storage, and restroom building(s)

•  New fencing, dugouts, and spectator stands; this will increase aesthetics and safety; current stands are falling apart and could lead to lawsuit

•  Connect with sewer facilities brought in by project

•  Build shelters and park benches

•  Improve ground water replenishment by grading and permeable surfaces which will also prevent flooding, ponding and erosion.

•  New signage for park and facilities; could be made of stone or other more natural material.

•  Emergency Call box(s) connected to 911, Fire, and Ambulance

•  Solar Cells on building providing part or all of electricity needs

 

Donation of Local “Trolley” Bus

   Donation of trolley style (or other) bus that would run only locally to connect parks, schools, and the Foothill Business Corridor outside the service area of current public transit. Purpose of this bus would be to enhance current public transportation by creating a local transportation loop serving underserved areas.

 

 

Funding of “Workforce” Housing Assistance Program(s)

   Fund existing or create new workforce housing assistance programs to aid individuals and families in approved groups purchase homes in the Sunland/Tujunga community. We would also work with banks and other groups to also fund this program.

 

 

Rehab or Redevelopment of Specified Commercial or Multi-Residential Property on Sunland Blvd.

   Work with City Counsel, Neighborhood Counsel, and Chamber of Commerce to select a feasible improvement project(s) for Sunland Blvd. This could be the redevelopment of property for inclusionary housing, mixed use, or commercial center. This could also be a project to rehab/repurpose an existing property. After project is selected, developer will be responsible to develop, construct, rehab, and at completion advertise, rent, and or sell the property.

 

 

Donation and Implementation of Solar Electricity Panels for Sunland/Tujunga local City Buildings

   Implement solar electricity panels and associated power management equipment on selected city buildings in Sunland/Tujunga area to provide partial electric needs for these facilities. These installations would be used as examples for residents and business owners on the benefits of solar energy. Implementation could include educational pamphlets, website, and possible mailings.

 

 

Cell Antenna Installation on Ball Diamond Lights

   Build facilities to house cellular antennas on existing light pole located on DWP property currently used as baseball diamonds. Lease profits could be used to fund maintenance projects on fields. Area currently has very little cellular service.

 

 

Signage for City, County Line and National Forest

   Create entry themes for entry into Los Angeles , Sunland/Tujunga, and the National Forest.

 

 

  OTHER PROJECT BENEFITS

 

Dedication and Improvement of Big Tujunga Canyon Road

  Big Tujunga Canyon Road heading north just prior to county line has never been dedicated and due to past realignments is in need of corresponding adjustments of dated existing easements and right of ways. Plan abandons outdated easements and right of ways and established new right of ways and formally dedicates property currently owned by both this development and the adjacent DWP properties.

  Development will also improve the road to the specifications as set by the City, Cal-Trans, and the input of the neighborhood counsel.

 

Add Appropriate Proportional Sized Homes to the Area Housing Mix

  Add needed housing for large and extended families in the communities. Community has a need for larger houses that are not currently being addressed due to lack of new development and inappropriateness of building large homes on existing small substandard lots.

 

Proposed Traffic Mitigation

   Based on traffic study, the proposed mitigation measures will reduce traffic burdens currently experienced within the community and or expected to occur in the near future as a result of the City's ambient cumulative growth patterns.