3780%WILSHIRE%BOULEVARD,%SUITE%300%LOS%ANGELES,%CALIFORNIA%90010%www.johnkaliski.com!%(213)%383.7980%ph%(213)%383.7981%fax! John KaliskiAIA C17,945 John%Kaliski%Architects% 1713%171017%M%JK&CM_SB%ADU%Constraints%(Rev_2).docx%|%10/17/17%|%page%1%of%3%% MEMORANDUM!!Date:!October!17,!2017!To:!Michael!Allan,!Contract!Planning!Manager,!City!of!Culver!City!From:!!John!Kaliski,!Principal!Carolyn!Matsumoto,!Project!Manager!Re:!!Considerations!and!Recommendations!for!Accessory!Dwelling!Units!and!RM1!Neighborhood!Development!Standards!in!the!Culver!Crest!Neighborhood!%!SUMMARY!Culver%City%staff%requested%that%John%Kaliski%Architects%(JKA)%outline%planning%methods%that%the%City%could%consider%relative%to%hillside%density%consistent%with%the%findings%of%the%Hillside%Development%Study,%specifically%addressing%the%Culver%Crest%neighborhood.%Culver%Crest%is%a%hillside%community%constrained%by%several%existing%conditions%that%increase%safety%concerns.%These%include%overlap%with%a%Very%High%Fire%Hazard%Severity%Zone,%an%area%where%liquefaction%of%soils%needs%to%be%considered,%potential%for%surficial%landslides%that%could%close%emergency%vehicle%access%and%response%to%portions%of%the%community,%and%potentially%subastandard%street%rightaofaways%that%may%constrain%emergency%response%during%hazard%events.%%Based%upon%review%of%the%existing%City%of%Culver%City%Zoning%Code,%City%documents,%zoning%codes%and%standards%in%other%cities,%and%recent%State%legislation,%the%City%may%want%to%consider%such%hillside%safety%issues%in%preparing%hillside%area%development%standards,%define%certain%hillside%streets%as%substandard,%and:%%1.!Limit,%constrain,%and/or%prohibit%further%intensification%of%uses%in%communities%where%there%is%a%safety%impact%related%to%further%development.%In%the%case%of%Culver%Crest,%and%given%the%conditions%that%exist,%the%City%may%want%to%potentially%prohibit%construction%of%additional%ADUs.%%2.!Constrain%additional%density,%specifically%with%respect%to%the%location%of%Accessory%Dwelling%Units%(ADUs).%%%%BACKGROUND!This%memorandum%summarizes%potential%constraints%to%development%in%hillside%areas%and%constraints%and/or%limits%on%ADU%construction%in%those%areas%where%safety%issues%have%been%identified%by%the%City.%Based%upon%observation%of%existing%conditions,%review%of%the%existing%Culver%City%Zoning%Ordinance,%review%of%other%City%documents,%such%as%but%not%limited%to%the%City%of%Culver%City%and%Culver%City%Unified%School%District%MultiaJurisdictional%Hazard%Mitigation%Plan,%and%review%of%recent%State%legislation,%these%conditions%are%observed%in%the%Culver%Crest%neighborhood.
JKA!
1713%171017%M%JK&CM_SB%ADU%Constraints%(Rev_2).docx%|%10/17/17%|%page%2%of%3%% Review%of%City%materials%indicates%the%eastern%half%of%the%Culver%Crest%neighborhood%is%in%a%“Very%High%Fire%Hazard%Severity%Zone%(VHFHSZ).%Other%potential%hazards%in%the%Culver%Crest%area%include%the%potential%for%liquefaction%(the%western%portions%of%the%neighborhood)%and%individual%locations%for%potential%surficial%landslide%hazards%located%in%various%areas%across%the%neighborhood%(see%attached%Hazards%Map).%Finally,%mapping%of%the%Culver%Crest%neighborhood%indicates%that%some%streets%and%rightsaofaway%may%be%considered%substandard%(see%attached%Existing%RightaofaWay%Map).!%Per%the%above%factors%related%to%the%existing%conditions%and%hazards,%the%City%may%want%to%explore%means%to%limit%the%intensification%of%development%and%ADUs%in%the%Culver%Crest%neighborhood%and/or%hillside%areas.%General%review%of%limitations%and%constraints%on%primary%or%main%structures%are%the%subject%of%ongoing%review%and%development%of%recommendations%related%to%Culver%City%Zoning%Code%standards%that%will%be%presented%to%the%community%in%a%forthcoming%workshop.%The%following%constraint%concepts%address%potential%for%limitations%on%ADUs.%%%%POTENTIAL!APPROACHES!TO!CONSTRAIN!AND/OR!LIMIT!ACESSORY!DWELLING!UNITS!IN!CULVER!CREST!!1.!Define!certain!streets!as!substandard!as!to!width!and!safety!access.%The%City%may%clarify,%define,%and/or%designate%“substandard%street%widths”%where%existing%or%in%hillside%areas%(see%attached%RightaofaWay%Map).%Substandard%street%widths%may%limit%response%time%or%emergency%vehicle%access%during%emergencies.%Research%indicates%that%numerous%California%cities%define%streets%as%substandard%in%hillside%neighborhoods%when%they%do%not%meet%minimum%curb%to%curb%dimensions.%These%cities%often%impose%additional%standards%for%and/or%limitations%on%development%along%these%streets%to%ensure%safety.%Examples%include%the%following:% %%Existing%curbatoacurb%dimensions%for%portions%of%Tellefson%Road,%Ranch%Road,%and%Youngworth%Road%are%less%than%the%minimum%street%width%standards%utilized%by%the%City%of%Los%Angeles.%In%Los%Angeles,%additional%requirements%including%additional%onasite%parking%(to%ensure%that%parked%cars%do%not%block%emergency%vehicles),%required%fire%sprinklers,%street%dedications%and%revocable%permits%for%improvements%in%dedication%areas,%as%well%as%requirements%to%implement%minimum%roadway%widths%apply%to%ensure%safety%in%hillside%areas.%Similar%constraints%for%neighborhoods%with%substandard%streets%could%be%adopted%in%Culver%City.%%2.!Per!recorded!and!mapped!safety!Issues,!constrain!and/or!prohibit!ADUs.%The%City%could%review%safety%issues%and%emergency%response%in%the%Culver%Crest%neighborhood%and/or%other%neighborhoods%in%relationship%potential%substandard%streets%(see%“1”%above%and%attached%RightaofaWay%Map)%and%previously%documented%hazards%(see%attached%Hazards%Map)%including,%limitations%on%emergency%vehicle%response%time%and/or%access,%wild%fire%hazard,%liquefaction,%and%potential%for%surficial%landslides,%and%determine%that%sufficient%safety%concerns%exist,%per%the%City’s%hazard%mitigation%planning%programs,%to%limit%additional%density%in%hillside%areas.% Table!1:!Minimum!Hillside!Standard!Street!Width!Dimensions!City!of!Los!Angeles,!Hillside! City!of!Oakland,!Hillside!28aFeet%Curb%to%Curb%36aFeet%Right%of%Way% 24aFeet%Curb%to%Curb%20aFeet%Curb%to%Curb%allowed%with%CUP% JKA%
1713%171017%M%JK&CM_SB%ADU%Constraints%(Rev_2).docx%|%10/17/17%|%page%3%of%3%% This%approach%should%be%reviewed%and%confirmed%by%the%City%Attorney.!%%Address%questions%or%comments%regarding%the%above%by%email%to%John%Kaliski%and/or%Carolyn%Matsumoto%at%[email protected]%and/or%[email protected].% EsterinaWay
Sawtelle Blvd
North Dr
Stubbs Ln
Overland Ave
Hill Rd
Kelmore St
South Dr
St James Dr
Galvin St
Flaxton St
BernardoRd
Stever Ct
Stever St
Whitburn St
Playa St
Cranks Rd
Tellefson Rd
Drakewood
Ave
Linda Way
LugoW
ay
CulviewSt
Ranch Rd
elRinconWay
EvewardRd
Molony Rd
Northgate St
GrayridgeDr
C St
Youngworth Rd
Stocker St
30'/17'
32'/25'
32'/25'
32'/25'
32'/25'
32'/25'
32'/25'
32'/25'
32'/25'
32'/25'
34'/25'
34'/25'
34'/25'
40'/31'
40'/31' 40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
40'/31'
54'/33'
54'/29'
54'/29'
54'/29'
60'/35'
62'/36'
70'/51'
0 150 300 450 60075
Feet
Street Section
Percent of Slope
0 - 15% Slope
15 - 30% Slope
30 - 45% Slope
45 - 60% Slope
60 - 100% Slope
100%+ Slope
Culver Crest Slope Analysis
Date: 9/5/2017
Street ROW/Curb Face to Curb Face
40'/31'
Tellefson Rd
Ranch Rd
Youngworth Rd
City of Los Angeles
Standard Hillside
Street Dimensions
36’ Right of Way
28’ Curb to Curb
Existing Right-of-Way Map
YOUNGWORTH RD
ESTERINA
W
AY
M
O
LO
N
Y
RD
MAYTIM
E
LN
LUGO
W
AY
EVEWARD
RD
RANCHRD
WHITBURN ST
SOUTH DR
SUM
M
ER
TIM
E
LN
CRANKS
RD
RANCH RD
CLARM
O
N
PL
G
ALVIN
ST
CEDAR LN
BERNARDO
RD
A ST
B
ST
C ST
TELLEFSO
N
RD
D
RAK
EW
O
O
D
AVE
KINSTO
N
AVE
KINSTON
AVE
PLAYA ST
O
VERLAN
D
AVE
OVERLAND AVE
BUCKINGHAMPKPLAYA
CT
R
UD
M
AN
DR
A ST
G
RAYRID
G
E
D
R
HILL RD
STUBBS LN
EL RINCON
W
AY
CYPRESS
LN
CULV IEW ST
LINDA WAY
NORTH DR
MAPLE LN
OAK LN
REDWOOD
LN
WILLOW LN
PALM LN
STEVER
ST
C ST
TELLEFSON RD
NORTHGATE ST
STOCKER ST
GALVIN ST
RANCH RD
STEVEN
S
AVE
M
A
LAT
W
AY
SAINT JAMES DR
DESHIRE
PL
KE LM O RE ST
SAWTELLE BLVD
STEVER ST
FLAXTON ST
5600
10800
1100 0
10800
10700
10600
10700
59001120 0
1120 0
5700
1120 0
5200
10700
10700
1130 0
1130 0
1130 0
1120 0 1120 0
10800
10800
10800
10700
10700
10700
10600
10700
10700
10700
10700 10600
10600
4800
10700
10800
RaintreePlaza
Target
Bed Bath & Beyond
ShoppingCenter
West Los
Angeles
College
El Rincon
Elementary
Holy CrossCemetery
BlancoPark
ST. JAMES DR
MAYTIME
A
YTIME
LN
LN
SUM
M
ERTIM
E LN
N BL
OVERLAND AV
KINSTON AV
NORTHGATE ST
ST
DRAKEW
O
O
D
WHITBURN
GALVIN
FLAXTON ST
ST
STEVER ST
KELMORE ST
W Y
LUGO W
Y
TELLEFSO
N
RD
M
O
LO
NY RD
M
ALATAV
STEVEN
S
RUDM
AN DR
G
RAYRIDG
E DR
PLAYA CT
PLAYA ST
BUCKINGHAM PK
KINSTO
N AV
EL RINCON
WY
STE VER CT
BERNARDO RD
EVEW
ARD RD
LIND A
HILL RD
STEPHON TR
STUBBS LN
DESHIRE PL
CLARM
ON PL
CULVIEW ST
W
Y
HANNU
SOUTH D R
NORTH
ESTERINAW
Y
YOUN
G
W
O
RTH RD
AV
DR
RANCH RD
CRANKS RD
Bla n co
Pa rk
Bla n co
Pa rk
Wes t L os An ge l e s
Col l e ge
Wes t L os An ge l e s
Col l e ge
El Ri n co n
El e me n t ary
El Ri n co n
El e me n t ary
HOLY CROS S CE ME TA RYHOLY CROS S CE ME TA RY
Hazards Key
Very High Fire Hazard
Severity Zones (VHFHSZ)
Landslide Hazard Zones
Liquefaction Zones
Hazards Map