Old Granada Hills Residents’ Group (OGHRG) is a truly grassroots neighborhood organization based on our common desire to maintain and improve the quality of life for those living in the Old Granada Hills (OGH) area. Fundamental to the quality of life in a residential community is the preservation of neighborhood character. During the initial stages of formation of OGHRG, over 2,500 households were surveyed and by far the majority concerns among residents were preserving the character of OGH and that of increasing density and overbuilding. Land subdivisions and overdevelopment were becoming a serious threat to the stability of our historical area characterized by single family dwellings on larger sized lots. There was a growing trend to haphazardly subdivide lots (legally and illegally). Single family homes were being demolished to be replaced by 2 to 3, 2-story structures leading to an undesirable increase in density. Overcrowding leads to more crime, increased street parking, blighted conditions, invasion of privacy, and overall deterioration in community standards. By researching City documents, it was discovered that the current zoning regulations in OGH were part of the problem and inconsistent with adjacent neighborhoods. For example, properties bordering OGH (west of Lindley Ave.) are zoned to limit lot subdivisions. This is not the case in OGH. Therefore, the overall goal of this Committee is to promote more consistent and suitable development, by working in conjunction with City officials to:
Ø Ensure enforcement of current zoning ordinances and municipal codes
Ø Establish a consistent zoning designation (as enjoyed by adjacent neighborhoods)
Ø Prevent “spot zoning” (zoning designations that are inconsistent with prevailing density)
Ø Limit lot splits and land subdivisions
Ø Expedite the inclusion of appropriate amendments/revisions to Community and Specific Plan guidelines
Ø Ensure that new development adheres to Community and Specific Plan standards
Ø Establish a height limit (less than 4-stories)
Ø Preserve historical trees
The Zoning and Density Committee (Z & DC) of Old
Z & DC’s involvement and ongoing projects:
1 Proposed Motion to Amend the Community Plan
During his campaign, Greig Smith went door-to-door and heard residents’ concerns relating to haphazard overdevelopment. Shortly after his election Councilman Greig Smith proposed a motion to amend the Granada Hills-Community Plan to downzone OGH (August, 2003). Since that time the Zoning and Density Committee has been meeting on a regular basis with Councilman, Greig Smith, Planning Deputies, and Planning Department officials to ensure that our Councilman fulfills his campaign promise to the community.
2 Old Granada Hills Interim - Control Ordinance
Pending above Community Plan amendment adoption, Councilman Greig Smith proposed an Old Granada Hills- Interim Control Ordinance (OGH-ICO) for residential development that has been in effect since September, 2005. The OGH-ICO limits lot subdivisions, building height and square footage. Committee members meet on a monthly basis to review proposed residential development and hardship exemption applications. Committee’s recommendations are then forwarded to CD-12 Planning deputies. These recommendations are taken under consideration by City agencies in granting permit approval.
3 Redesignation of White Oak Avenue
After learning that other nearby residents’ groups were promoting the opening of
White Oak freeway ramps, members of the Z & DC communicated this information to OGH residents and mobilized community opposition. Subsequently, Councilman Greig Smith sponsored a motion that was adopted 3/07, amending the Transportation Element of the General Plan and the Granada Hills-Knollwood Community Plan to re-designate and downgrade a portion of White Oak Avenue, from Rinaldi Street on the north to Devonshire Street on the south, from a Major Highway to a Collector Street.
4 Ensuring Protection for Cultural Monuments
The history, tree trimming and care procedures for the Deodars (designated
5 Citywide Baseline Mansionization Ordinance
Members from the Z & DC attended Los Angeles Department of City Planning’s hearings and provided written and verbal input regarding the development of Ordinance guidelines. The proposed Ordinance would amend several provision of the Los Angeles Municipal Code that deal with massing, scale, and size of new construction, additions to, and remodels on single-family residential zoned lots (not located in Hillside Areas). The proposed code would protect single-family lots from mansionization, or out-of-scale development, in established neighborhoods.
6 Granada Hills-Knollwood Community Plan Focus Groups
The Community Plan is an official guide to the future development. The GH-KCP is being reviewed and updated. The Department of City Planning has been holding regular Focus Group meetings seeking community input relating to solutions for traffic problems, improving commercial areas, determining the need for more parks, determining where more density should be placed, developing a more walkable community and providing more trees and landscape . The Z & DC has been working closely with Planning officials to communicate the goals of the Plan focus groups and to ensure attendance at regularly scheduled meetings. Members of the Z & DC have attended these meetings and provided written/verbal input relating to the development of future Plan guidelines.
7 Design Review Board
A Design Review Board is mandated by the Granada Hills Specific Plan. A seven member board makes recommendations on the exterior design of commercial projects. Since a DRB does not exist, the Z & DC has requested that the Councilman appoints members to establish a functioning DRB. The Board is in the process of formation.
8 Proposed
Regency Centers, owners of
The objective of this committee is to promote a thriving, viable, safe, desirable, healthy, economically vibrant Old Granada Hills. Many nearby neighborhoods have been destroyed by poorly planned residential and commercial development. And in the not to distant past, similar destructive developments began to erode the fundamental character of OGH. Fortunately, there has been renewed interest in reviving and preserving OGH. Recently, both commercial and residential districts have experienced some very positive changes. And this is due to the fact that there is a strong and vocal alliance working closely with City agencies to ensure that future development benefits the community as a whole. It is also the aim of the Old Granada Hills Zoning and Density Committee to ensure that future development abides by current laws and ordinances and consistent with the intentions and descriptions as outlined by our Community and Specific Plans, “Granada Hill-Knollwood has maintained a small-town rural feeling. Even Chatsworth Street, the area’s active commercial strip contributes to the small-town environment.”
Motion to Amend the
Proposed Community Care Facility Ordinance
October 7, 2010
Whereas, the City of Los Angeles has determined that it is necessary to modify the Los Angeles Municipal Code’s (“LAMC”)’s existing definitions of family and boarding/rooming houses, and adding the definition of single housekeeping unit, as a way to provide effective tools for the City to enforce its zoning laws with respect to transient types of group homes operating in single family neighborhoods.
Whereas, the City of Los Angeles has proposed amending Sections 12.03, 12.05, 12.07, 12.07.01, 12.07.1, 12.08, 12.08.1, 12.08.3, 12.08.5, 12.09.1, 12.09.5, 12.10, 12.12, 12.12.2, 12.21, 12.22, 12.24, and 14.00 of the LAMC to add definitions of Community Care Facility, Residential Care Facility for the Elderly, and Alcoholism or Drug Abuse Recovery or Treatment Facility to the LAMC to bring it into conformance with the California Community Care Facilities Act. As mandated by State law, the ordinance permits these State licensed facilities with six or fewer residents in any zone that permits single-family homes. It also permits those with seven or more residents as public benefits, requiring performance standards. The proposed ordinance also amends the definitions of Boarding or Rooming House and Family to provide clear guidelines for the appropriate enforcement of boarding homes with transient characteristics and prohibits Boarding or Rooming Houses in one-family dwellings zoned RD. Lastly, it adds a definition for Correctional or Penal Institution to ensure that group homes for parolees are classified as conditional uses.
Whereas, the community of Old Granada Hills recognizes that overcrowded living conditions are inhumane. These types of substandard living conditions promote crime, assaults, abuse, rape, and exacerbate disabilities whether they are physical, psychological or addictive in nature.
Whereas, the community of Old Granada Hills has been subjected to the negative impacts (associated crime and strain on city services, infrastructure, environment) of illegal boarding/rooming houses in residential districts zoned one- family dwelling.
Whereas, the community of Old Granada Hills wishes to preserve the safety, health, welfare and character of residential districts zoned one-family dwelling (that include A1, RA, RS, RE9,11,15,20,40, R1, RD 1.5, 2,3,4,5,6).
Therefore, be it resolved that the Old Granada Hills Resident’s Group requests the Community Care Facilities Ordinance be amended to include the following provisions:
1. All Community Care Facilities Must be Licensed. The proposed Ordinance must clearly state that there shall be:
(a) No unlicensed facilities serving 6 or fewer residents.
(b) No unlicensed Community Care Facilities serving 7 or more residents.
Any group home, group living arrangement or residential facility that houses and/or
provides care or supervision for the elderly, children, homeless, physically
handicapped, disabled, shall be licensed by the State of California’s Department of
Social Services or California Department of Alcohol, or other State agency given the
explicit authority to do so. Under the auspices of aforementioned regulatory agencies
the number of operators, quality of operators, approved fire clearances, local
building use permits, on-site inspections and reviews, and health safety standards
can be more effectively monitored and assured.
2. Licensed Community Care Facilities Serving 7 or more residents shall require a
Conditional Use Permit and Public Hearing in the one family dwellings (designated A,
R) and C zones. As written, the proposed Ordinance utilizes a “ministerial process” that
does not require a public hearing or letter of determination. The fundamental principles
of fairness and due process require that the City provide impacted communities the
opportunity to be heard when a licensed Community Care Facilities serving7 or more
Residents is seeking to locate in the immediate area. No effective cap on occupancy has
been established. Allowances that offer housing for an unlimited number of individuals
(even if facilities are licensed) do not meet “Public Benefits” standards. Overcrowding
puts individuals living under such conditions at an increased risk of abuse, violence,
assault and rape. Not only is this a disservice to residents living under such conditions,
but negatively impacts the surrounding community as well.
3. Concentration: Licensed Community Care Facilities serving 7 or more residents shall be
located more than 1,000 feet from each other and 2,000 feet from schools, places of
worship, and youth centers. Over-concentration creates problems with parking, noise
and incompatibility with the character and quality of residential neighborhoods.
4. Add a Clear Definition of Parolee and Probationer
5. Correctional or Penal Institutions Are Prohibited From Utilizing a Conditional Use
Permit In Order to Locate In Residential Zones: Prohibit Correctional or Penal
Institutions in residential districts zoned one-family dwelling (that include A1, RA,
RS, RE9,11,15,20,40, R1, RD 1.5, 2,3,4,5,6). Probationers shall be limited to no
more than 1 in Community Care Facilities serving 7 or more residents. Parolees shall be
housed in Correctional or Penal institutions that are under the auspices of California
State Department of Corrections and Rehabilitation. It is wholly inconsistent with the
nature of low zoned residential neighborhoods to allow prisons, jails, halfway
houses and group parolee homes to operate within them under a conditional use
permit or otherwise.
6. No Grand-Fathering of Existing Facilities: It must be clearly stated that any existing
unlicensed or illegally licensed community care facilities, illegally operating
boarding/rooming houses/group homes/parolee homes shall be immediately abated
upon enactment of this ordinance. Fine for violations shall be established at
$1,000/day/each resident or tenant.
7. Lease Agreement: A lease must be effectively defined and clarified in order to prevent
more than one tenant to sign under an agreement such as a Master Lease or
non-concurrent lease times.
8. Occupancy: Living, Family, Dining Rooms, Kitchens, Bathrooms, Hallways, Garages,
Utility Rooms, Stairwells are not considered Sleeping Rooms. Bedrooms and Guest
Rooms shall be considered Sleeping Rooms and limited to 2 Residents for every
Bedroom or Guest Room. Therefore Sleeping Rooms determine and set limits for
occupancy.
9. For Purposes of Clarification: Include a Land Use Regulations chart or table that clearly
specifies permitted and non permitted uses.
____________________ ___________________________
Dave Beauvais, Maria Fisk,
President, Old Granada Hills Residents’ Group Old Granada Hills Resident’s Group
Chair, Zoning and Density Committee
Copyright . Old Granada Hills Resident's Group. All rights reserved.
