2801 North Jeffries Avenue, 2803 North Jeffries Avenue, and 581 West Avenue 28
Summary
SCH Number
2025100172
Public Agency
City of Los Angeles
Document Title
2801 North Jeffries Avenue, 2803 North Jeffries Avenue, and 581 West Avenue 28
Document Type
NOE - Notice of Exemption
Received
Posted
10/3/2025
Document Description
The proposed project includes the remodel and addition to an existing 1,464 square-foot dwelling, including the addition of an 924-square-foot second story. The scope of work will convert the existing one (1)-story dwelling into a new three-unit triplex on an approximately 7,086-square-foot lot, located in the RD1-1-CDO-RIO Zone. No trees are proposed for removal as part of this project. As an addition to an existing single-family dwelling, the project qualifies for the Class 1 and Class 3 Categorical Exemptions. The site is zoned RD2-1-CDO-RIO 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 Northeast Los Angeles 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 0.16 acres (7,086 square feet). Lots adjacent to the subject site are developed with single-family, multi-family dwellings, and commercial uses. The 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.
Contact Information
Name
Andrea Magaña Withers
Agency Name
City of Los Angeles, Department of City Planning
Job Title
Planning Assistant
Contact Types
Lead/Public Agency
Phone
Name
Audrey Baconawa
Agency Name
JDJ Consutling Group
Job Title
Representative
Contact Types
Parties Undertaking Project
Phone
Location
Cities
Los Angeles
Counties
Los Angeles
Regions
Southern California
Cross Streets
Jeffries Ave & Ave 26
Other Location Info
PROJECT LOCATION:
2801 North Jeffries Avenue, 2803 North Jeffries Avenue, and 581 West Avenue 28
Other Information
NAME OF APPLICANT / OWNER:
Chimay Enterprise, LLC
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Section 15301/Class 1 & Section 15303/Class 3
Reasons for Exemption
There are six (6) Exceptions which the City is required to consider before finding a project exempt under Class 15301 and 15303: (a) Location; (b) Cumulative Impacts; (c) Significant Effect; (d) Scenic Highways; (e) Hazardous Waste Sites; and (f) Historical Resources. The project will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles Noise Ordinance, pollutant discharge, dewatering, stormwater mitigations; and Best Management Practices for stormwater runoff. These RCMs will ensure the project will not have significant impacts on noise and water. Furthermore, the project does not exceed the threshold criteria established by LADOT for preparing a transportation study. Therefore, the project will not have any significant impacts to traffic or transportation. Interim thresholds were developed by DCP staff based on CalEEMod model runs relying on reasonable assumptions, consulting with AQMD staff, and surveying published air quality studies for which criteria air pollutants did not exceed the established SCAQMD construction and operational thresholds. The project site will be adequately served by all public utilities and services given that the construction of an addition to an existing single-family dwelling will be on a site which has been previously developed and is consistent with the General Plan. According to the Tree Disclosure Statement signed by the applicant and dated April 15, 2025, there are no Protected Trees/Shrubs on-site or within the adjacent public right-of-way. Therefore, there are no trees proposed to be removed from the subject site. The existing street tree in the public right-of-way will remain. Prior to any work on the right-of-way, the applicant will be required to obtain approved plans from the Department of Public Works. As there currently is no approved right-of-way improvement plan and for purposes of conservative analysis and the requirements of CEQA, Planning has analyzed the worst-case potential for removal of all street trees. Note, no street tree or Protected Tree may be removed without prior approval of the Board of Public Works/Urban Forestry (BPW) under LAMC Sections 62.161 – 62.171. At the time of preparation of this CE, no approvals have been given for any tree removals on-site or in the right-of-way by BPW. While the subject site is located 1.67 kilometers from the Upper Elysian Park Fault, 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. Regulatory Compliance Measures (RCMs) include compliance with the Building Code and the Noise Ordinance. 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. Thus, the location of the project will not result in a significant impact based on its location. There is not a succession of known projects of the same type and in the same place as the subject project. As mentioned, the project proposes an addition to an existing single-family dwelling and its conversion into a new three-unit triplex in an area zoned and designated for such development. All adjacent lots are developed with one-to-two story residential and commercial uses, and the subject site is of a similar size and slope to nearby properties. The project proposes a maximum floor area of 2,608 square feet (including the existing 220-square-foot porch) on a site that is permitted to have a maximum floor area of approximately 11,598 square feet per the floor area ratio allowed in the RD2 zone. A two (2)-story dwelling is not unusual for the vicinity of the subject site and is similar in scope to other existing one-to-two story residential and commercial uses in the area. Thus, there are no unusual circumstances which may lead to a significant effect on the environment. Additionally, the only State Scenic Highway within the City of Los Angeles is the Topanga Canyon State Scenic Highway, State Route 27, which travels through a portion of Topanga State Park. The project site is located approximately 30 miles to the east of the Topanga Canyon State Scenic Highway. Therefore, the subject site will not create any impacts within a designated as a state scenic highway. Furthermore, according to Envirostor, the State of California’s database of Hazardous Waste Sites, neither the subject site, nor any site in the vicinity, is identified as a hazardous waste site. The project site has not been identified as a historic resource by local or state agencies, and the project site has not been determined to be eligible for listing in the National Register of Historic Places, California Register of Historical Resources, the Los Angeles Historic-Cultural Monuments Register, and/or any local register; and was found to be a potential historic resource based on the City’s HistoricPlacesLA website or SurveyLA, the citywide survey of Los Angeles. The site is a historic resource because the project site is located within the Jeffries-Cypress Residential Historic District but the LA Office of Historic Resources has found that the project will comply with the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Based on this, the project will not result in a substantial adverse change to the significance of a historic resource and this exception does not apply.
County Clerk
Los Angeles
Attachments
Notice of Exemption
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