RESOLUTION (DRAFT)
RESOLUTION TO SUPPORT APPEAL IN THE CASE NO. ZA-2017-796-CU-1A, 1919-1921 S. 4thAvenue (Arlington Heights)
Be it resolved that the United Neighborhoods of the Historic Arlington Heights, West Adams and Jefferson Park Communities Neighborhood Council (known as UNNC) is making a formal recommendation to the South Los Angeles Area Planning Commission and the Los Angeles City Council to SUPPORTthe Appeal against allowing a parking lot in the residential zone at 1919-1921 South 4thAvenue in Arlington Heights and to OPPOSEthe Associate Zoning Administrator’s Determination that would allow this use.
Whereas, the South Los Angeles Area Planning Commission on February 1, 2011, definitively voted and issued a Final Determination in Case No. ZA-2009-3290-CU-1A that upheld a prior Appeal, overturned the Zoning Administrator’s decision to approve the parking lot, and denied a Conditional Use Permit to construct and maintain a parking lot in the residential zone (e.g., the same Applicant’s identical previous proposal to convert the residential parcel located at 1919-1921 S. 4thAvenue into a parking lot); and
Whereas, the South Los Angeles Area Planning Commission in that Determination made findings that stated: “The South Los Angeles Area Planning Commission was concerned that the use of the proposed parking lot in connection with the adjoining 30,000 square-foot commerciallindustriaI building would result in an over-intensification of the subject site. Given the industrial nature of the existing tenants in the adjoining building, the Commission was concerned that the parking lot would be used as a staging area for loading and unloading and that the use of the site as a parking lot would create more problems than it would solve. The Commission was also concerned that the proposed parking lot would encroach into an existing historic neighborhood. Therefore, the proposed location would not be desirable to the public convenience and welfare”; and
Whereas, the South Los Angeles Area Planning Commission made an additional finding that: “Testimony at the appeal hearing indicated that the subject site has been in use not only as parking but as a staging area for loading and unloading activity in connection with the tenants of the adjoining commercial building which has caused traffic, congestion and nuisance activity in the alley and on 4th Avenue. In addition, the lot has been used as a truck storage and overnight parking of commercial vehicles. The landscaped setbacks proposed along the perimeter of the parking lot would not be adequate to buffer or mitigate the surrounding residential uses from the impacts associated with the operation of the proposed use. The proposed use of the site as a parking lot in connection with the adjoining 30,000 square-foot building, occupied by industrial tenants, would result in an over-intensification of the site and would result in detrimental impacts to the character of development in the immediate neighborhood”; and
Whereas, the South Los Angeles Area Planning Commission’s Determination was FINAL and not appealable; and
Whereas, Applicant ignored the South Los Angeles Area Planning Commission’s Determination and continued to openly and notoriously utilize the parcel as a parking lot, despite it being an unpermitted use in a residential zone and despite Los Angeles Building and Safety Department code enforcement orders to cease the use; and
Whereas, UNNC had also voted in 2010 to oppose the project, in the matter of Case No. ZA-2009-3290-CU-1A; and
Whereas, UNNC also voted in 2017 and again in 2018 in the matter of Case No. ZA-2017-796-CU to oppose the continued use of a residential parcel as a commercial parking lot; and
Whereas, the South Los Angeles Area Planning Commission’s concern and warning that if the parking lot was allowed it would lead to an intensification of uses at the adjacent commercial building has come true, since Applicant has in recent years rented a portion of the building to a banquet hall operator who has multiple late night events and not only parks patrons in the lot but also on the sidewalks and double parked in the street; and
Whereas, at the public hearing held on October 18, 2018, neighbors on 4thAvenue testified that they were negatively impacted by the unpermitted parking lot, that lights shone into yards, that the parking lot was in active use late into the night with noisy and sometimes inebriated patrons (who often play music), that vehicles were parked overnight, and that the commercial tenants of the building(s) located at 3400 – 3412 and 3414 West Washington Boulevard (owned by Applicant) continued to also use the parking for loading and unloading their wares, among other issues; and
Whereas, at the public hearing held on October 18, 2018, UNNC and other stakeholders also testified that residential lots should be used for residential purposes to help alleviate the City’s housing shortage, and that Applicant had previously demolished a multi-family building on this lot with no evidence of proper tenant relocation and possibly with a demolition permit issued retroactively; and
Whereas, at the public hearing held on October 18, 2018, UNNC and other stakeholders also expressed concerns that the conversion of a residential parcel into a commercial use would conflict with the policy to conserve this character neighborhood, which is now included in the Arlington Heights Character Residential Overlay CPIO zone, and any approval of this project would serve as precedent for other such conversions of residential parcels into commercial uses; and
Whereas, the Associate Zoning Administrator ignored this testimony and stated in his Determination that if the Applicant followed all the conditions, then the parking lot would “enhance” that character of the community(despite years of evidence that the Applicant routinely ignores permit and conditions requirements); and
Whereas, the Associate Zoning Administrator erred and abused his discretion in issuing a Determination that overturns the South Los Angeles Area Planning Commission’s 2011 Final and Not Appealable Determination; and
Whereas, community stakeholders have a right to know that when decisions are final and not appealable, the Planning Department shall not endeavor to overturn said decisions;
NOW THEREFORE BE IT RESOLVEDthat UNNC hereby supports the Appeal to the South Los Angeles Area Planning Commission in Case No. ZA-2017-796-CU-1A, 1919-1921 S. 4thAvenue and opposes the use of the parcel as a commercial parking lot servicing the building(s) located at 3400-3412 and 3414 West Washington Blvd. or any other commercial parking use.
