The Planning Commission held a meeting on Sept. 12 to review requests for permits on two separate properties and to amend the municipal code to revise the occupancy priority standards for affordable housing. After review and discussion, the commission approved permits for the construction of an accessory dwelling unit (ADU) at 1020 Ridgedale Drive and for landscaping at 938 Alpine Drive. Following recommendations at the study session on July 11 to revise the priority standards for residents who are applying to affordable housing, the commission added a definition of displacement to the municipal code. This was recommended to better target families who need immediate housing and was inspired by the municipal codes of surrounding cities Santa Monica, West Hollywood and Pasadena.
In continuation of the last meeting, the commission reviewed a presentation on the ADU at 1020 Ridgedale Drive. Crest Real Estate, who is representing the property, and the Kugel Trust, who owns the property, applied for multiple Hillside R-1 permits. These permits request approval for an ADU to exceed 14 feet in height, for a proposed height of 17 feet. They also requested approval of a series of walls that are more than 12 feet high, reaching a maximum of 27 feet, 11 inches although each of the two walls independently is less than 7 feet in height.
They requested approval of a deck more than 3 feet above the finished grade—about 10 feet, 6 inches— and more than 1,000 square feet of floor area off of the existing level pad—a maximum of 2,034 square feet. The property sits on a slope, and currently only about half of the land is being utilized. The owner’s plan is to build on the back of the property, along Bridle Lane, to make better use of their space. “Activating the Bridle Lane side has been the intention of this project,” said Jason Somers, president and founder of Crest Real Estate.
Staff also read three written comments by the property’s neighbors who are in support of the project. Prior to the meeting on Sept. 12, Commission Chair Terri Kaplan and Vice Chair Jeff Wolfe visited the construction site to get a better idea of what was being requested, and both stated that they were open-minded before giving input on the presentation. Ultimately, the commission unanimously approved all the permits.
In new business, the commission reviewed a permit for landscaping construction at 938 Alpine Drive. Russell Linch, RAL Design and Management, requested multiple Hillside R-1 permits to allow a wall of no more than 6 feet to encroach into a front or side street yard, a fence located in the side and rear setbacks to exceed 12 feet in height, a series of walls to deviate from the 10-foot minimum landscape between walls and the import and export of earth material to exceed 3,000 cubic yards within a five-year period. He also requested a tree removal permit to remove five heritage trees in the front yard of the property. Although the commission briefly reviewed the request, they motioned to continue the item to the October meeting.
Later at the meeting, Associate Planner Christine Delostrinos gave a presentation on the municipal code provisions regarding occupancy priority standards and the definition of displacement. Her presentation recommended a definition of displacement as those who “have been permanently vacated or at risk of permanently vacating as a result of a. demolition due to new housing project; b. voluntary vacation; c. involuntary vacation due to natural disaster or substandard/uninhabitable living conditions.”
Following Delostrinos’ presentation, Nanci Saper, a Beverly Hills resident, spoke in favor of the definition of displacement, but urged the commission to prioritize those who have involuntarily vacated over those who have been displaced due to housing projects. “I ask that individuals who suffered apartment conditions that caused displacement be placed above those that didn’t,” she said.
After careful consideration and a discussion about the priority standards, commissioners unanimously approved the ordinance to amend the municipal code with the exception that city employees be given top priority for affordable housing. The draft ordinance and the affordable housing guidelines for rental units will be presented at the next City Council meeting for adoption.
