2649 – 2651 ½ West Waverly Drive(ENV-2024-4481-CE)
Summary
SCH Number
2025060814
Public Agency
City of Los Angeles
Document Title
2649 – 2651 ½ West Waverly Drive(ENV-2024-4481-CE)
Document Type
NOE - Notice of Exemption
Received
Posted
6/18/2025
Document Description
The project is for the demolition of the existing three (3) unit residential building and garage totaling 2,092 square feet, for the subdivision of one (1) lot with an approximate lot size of 13,174 net square-feet into six (6) lots for the construction, use, and maintenance of six (6) new single-family dwellings with six (6) attached Accessory Dwelling Units (ADUs). Lot 1 will consist of approximately 2,306 square-feet of lot area and contain approximately 2,706 square-feet of floor area. Lot 2 will consist of approximately 2,922 square-feet of lot area and will contain approximately 2,769 square-feet of floor area. Lot 3 will consist of approximately 1,996 square-feet of lot area and will contain approximately 2,506 square-feet of floor area. Lot 4 will consist of approximately 1,641 square-feet of lot area and will contain approximately 2,298 square-feet of floor area. Lot 5 will consist of approximately 1,673 square-feet of lot area and will contain approximately 2,295 square-feet of floor area. Lot 6 will consist of approximately 2,636 square-feet of lot area and will contain approximately 2,610 square-feet of floor area. Each dwelling will contain two (2) parking spaces within an attached garage, for a total of 12 covered parking spaces. The site contains 28 trees on-site, of which four (4) are protected trees. There are no trees in the right-of-way. The project proposes the removal of 23 non-protected trees, and one (1) protected tree. The project proposes the export of 3,071 cubic yards of earth. As a development with a total of six (6) single-family dwellings and a tract map creating six (6) small lots, the project qualifies for the Section 15332, Class 32 (Urban Infill Development) categorical exemption.
The project site is zoned RD2-1VL and has a General Plan Land Use Designation of Low Medium II Residential. As shown in the case file, the project is consistent with the applicable Silver Lake
– Echo Park – Elysian Valley Community Plan designation and policies and all applicable zoning designations and regulations. The subject site is wholly within the City of Los Angeles, on a site that is approximately 0.305 acres (14,119 square-feet of gross lot area). Surrounding properties are developed with single- and multi-family residential uses. The lot to the north, abutting the site to the rear, is zoned RD2-1VL-RIO and is vacant land. Lots to the east of the site are zoned RD2-1VL-RIO and are developed with single- and multi-family residences that range in height from one- to two-stories. Lots to the west of the site are zoned RD2-1VL-RIO and are developed with single- and multi-family residences that range in height from one- to -two stories. Lots to the south of the site, across Waverly Drive, are zoned RD2-1VL and are developed with single- and multifamily residences that range in height from one- to two-stories.
The subject site is previously disturbed and surrounded by development and therefore is not, and has no value as, a habitat for endangered, rare, or threatened species. According to an arborist
report prepared by James Komen, BCMA WE-9909B and RCA #555 of Class One Arboriculture, dated September 11, 2024, there are four (4) protected trees on site, of which one (1) is proposed for removal. Additionally, there are 24 other non-protected trees on-site, of which 23 are proposed for removal. There are no trees located in the right-of-way. As there are no approved right-of-way improvement plans, the project considered will assume the worst-case scenario of removal of all street trees. However, this analysis gives no rights to the applicant to remove any street tree. No street trees may be removed without prior approval of Urban Forestry based on compliance with LAMC Section 62.169 and 62.170 and applicable findings.
Contact Information
Name
Marie Pichay
Agency Name
City of Los Angeles, Department of City Planning
Job Title
Planning Associate
Contact Types
Lead/Public Agency
Phone
Email
Name
Aaron Belliston
Agency Name
BMR Enterprises
Job Title
Representative
Contact Types
Parties Undertaking Project
Phone
Email
Location
Cities
Los Angeles
Counties
Los Angeles
Regions
Southern California
Zip
90039
Other Location Info
PROJECT LOCATION
2649 – 2651 ½ West Waverly Drive, Los Angeles, CA 90039
Other Information
NAME OF APPLICANT / OWNER:
Anat Attia, 2649 Waverly Dr LLC
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Section 15332 – Class 32
Reasons for Exemption
The City has considered whether the proposed Project is subject to any of the five (5) exceptions that would prohibit the use of a Class 32 Categorical Exemption as set forth in State CEQA Guidelines Section 15300.2. The five (5) exceptions to this Exemption are: (a) Cumulative Impacts; (b) Significant Effect; (c) Scenic Highways; (d) Hazardous Waste Sites; and (e) Historical Resources.
While the subject site is located within a Hillside Area, BOE Special Grading Area (Map A-13372) and Landslide Area, specific Regulatory Compliance Measures (RCMs) in the City of Los Angeles regulate the grading and construction of projects in these particular types of “sensitive” locations and will reduce any potential impacts to less than significant. RCMs include:
• RCM RC-GEO-2 (Hillside Grading Area): The grading plan shall conform with the City's Landform Grading Manual guidelines, subject to approval by the Advisory Agency and the Department of Building and Safety's Grading Division. Appropriate erosion control and drainage devices shall be provided to the satisfaction of the Building and Safety Department. These measures include interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned.
• RCM RC-GEO-3 (Landslide Area): Prior to the issuance of grading or building permits, the applicant shall submit a geotechnical report, prepared by a registered civil engineer or certified engineering geologist, to the Department of Building and Safety, for review and approval. The geotechnical report shall assess potential consequences of any landslide and soil displacement, estimation of settlement, lateral movement or reduction in foundation soil-bearing capacity, and discuss mitigation measures that may include building design consideration. Building design considerations shall include, but are not limited to:
• ground stabilization
• selection of appropriate foundation type and depths
• selection of appropriate structural systems to accommodate anticipated displacements or any combination of these measures
These RCMs have been historically proven to work to the satisfaction of the City Engineer to reduce any impacts from the specific environment the project is located.
The project shall comply with the conditions contained within the Department of Building and Safety’s Geology and Soils Report Approval Letter for the proposed project, and as it may be subsequently amended or modified.
(a) Cumulative Impacts. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
The project is for the subdivision of one (1) lot into six (6) lots for the construction, use, and maintenance of six (6) single-family dwellings. Lot 1 will consist of approximately 2,306 square-feet of lot area and contain approximately 2,706 square-feet of floor area. Lot 2 will consist of approximately 2,922 square-feet of lot area and will contain approximately 2,769 square-feet of floor area. Lot 3 will consist of approximately 1,996 square-feet of lot area and will contain approximately 2,506 square-feet of floor area. Lot 4 will consist of approximately 1,641 square-feet of lot area and will contain approximately 2,298 square-feet of floor area.
Lot 5 will consist of approximately 1,673 square-feet of lot area and will contain approximately 2,295 square-feet of floor area. Lot 6 will consist of approximately 2,636 square-feet of lot area and will contain approximately 2,610 square-feet of floor area. Each dwelling will contain two (2) parking spaces within an attached garage, for a total of 12 covered parking spaces. The project site is developed with a vacant three (3) unit residential building and garage totaling 2,092 square feet. The site contains 28 trees on-site, of which four (4) are protected trees. There are no trees in the right-of-way. The project proposes the removal of 23 nonprotected trees, and one (1) protected tree.
The project also proposes the export of 3,071 cubic yards of earth. According to the Department of Building and Safety Haul Route Requests Status Table, there are no other haul route approvals or other haul route applications being processed within 500 feet of the
subject site. The haul route approval will be subject to recommended conditions prepared by the Los Angeles Department of Transportation (LADOT) and considered by the Board of Building and Safety Commissioners. These conditions will reduce the impacts of construction related hauling activity, monitor the traffic effects of hauling, and reduce haul trips in response to congestion. Additionally, each project would be subject to the review of LADOT and the Bureau of Street Services and conditions of approval issued by the Board of Building and Safety Commissioners.
Staff conducted a ZIMAS Case Numbers Report using a 500-foot radius to assess the number of the same type of projects in the same place. At the time of writing this report, there were no other projects of the same type within the 500-foot radius. Thus, there is no cumulative impact of successive projects of the same type in the same place.
(b) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
The project is for the subdivision of one (1) lot into six (6) lots for the construction, use, and maintenance of six (6) single-family dwellings. The site is currently developed with a vacant three (3) unit residential building and garage totaling 2,092 square feet. According to an arborist report prepared by James Komen, BCMA WE-9909B and RCA #555 of Class One Arboriculture, on September 11, 2024 the site contains 28 trees on-site, of which four (4) are protected trees. There are no trees in the right-of-way. The project proposes the removal of 23 non-protected trees, and one (1) protected tree.
Surrounding properties are developed with single- and multi-family residential uses. The lot to the north, abutting the site to the rear, is zoned RD2-1VL-RIO and is vacant land. Lots to the east of the site are zoned RD2-1VL-RIO and are developed with single- and multi-family residences that range in height from one- to two-stories. Lots to the west of the site are zoned RD2-1VL-RIO and are developed with single- and multi-family residences that range in height from one- to -two stories. Lots to the south of the site, across Waverly Drive, are zoned RD2-1VL and are developed with single- and multi-family residences that range in height from one- to two-stories. The size of the proposed project, which contains an approximate total of
15,184 square-feet of floor area on an approximately 13,174 net square-foot lot, following dedication, will result in a Floor Area Ratio (FAR) of approximately 1.54:1 on a site that is permitted to have a maximum FAR of 3:1.The project’s size and height is not unusual for the vicinity of the subject site, and is similar in scope to other existing residential uses in the area.
County Clerk
Los Angeles
Attachments
Notice of Exemption
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