1400 Vista Moraga Parcel Map

2026081167

City of Los Angeles

NOE - Notice of Exemption

8/31/2026

8/31/2026

Jackson Olson

Department of City Planning Los Angeles

Planning Assistant

Lead/Public Agency

200 N Spring St 7th Floor Rm 721
Los Angeles , CA 90012

(213) 978-1381

jackson.olson@lacity.org

Benjamin Eshaghian

Crest Real Estate

Representative

Parties Undertaking Project

11150 W Olympic Blvd, Suite 700
Los Angeles , CA 90064

(323) 828-0522

ben@crestrealestate.com

Tony Natsis

Owner

Applicant

Project Applicant

1400 N Vista Moraga
Los Angeles , CA 90049

(310) 903-9022

nikonatsis@gmail.com

34°5'23"N 118°27'55.2"W

Linda Flora Dr & Orum Road

90049

3.293650137741

4368003021

405

The John Thomas Dye School, LAUSD

1400 N Vista Moraga

Categorical Exemption

Sections 15303 (Class 3) & 15332 (Class 32)

None of the exceptions in CEQA Guidelines Section 15300.2 to the categorical exemption(s) apply to the Project. CEQA Determination – Class 3 Categorical Exemption Applies A project qualifies for a Class 3 Categorical Exemption if it involves the construction of limited numbers of new, small facilities or structures, including single-family residences and accessory structures such as garages, carports, patios, swimming pools, fences, game courts (including tennis courts accessory to residential developments), play areas, and retaining walls. The proposed Project qualifies for the Class 3 Categorical Exemption because the accompanying division of land action (i.e. Parcel Map) would accommodate the future construction of a single-family residence and related ancillary structures. CEQA Determination – Class 32 Categorical Exemption Applies The project is eligible for a Class 32 Urban Infill Exemption as it involves an infill site that would accommodate future development of up to one (1) single-family home and related ancillary structures, and the site meets the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. The project site is located within the Bel Air – Beverly Crest Community Plan. It is designated for Very Low I Residential and Minimum Residential, consistent with the site’s RE-20 zoning designation. The project site is also in the Hillside Construction Regulation District and Height District 1. The division of land proposed by the project will appropriately support future development that is consistent with the land use designation. The project site, located at 1400 Vista Moraga, is a highly irregularly shaped lot. The width of future Parcel A is 349 feet, and the lot width of future Parcel B is 224 feet, as measured by the intersection of the midpoint of the front and rear lot frontages. As such, the project site is consistent with the 80-foot minimum lot width and size requirements for the RE20 Zone. The applicant proposes the subdivision of one 143,359 gross square-foot lot into two lots resulting in one 113,546 square-foot lot and one 29,812 square-foot lot in the RE20-1-H-HCR Zone. As such, the proposed subdivision is consistent with the lot width and size requirements set forth by the zoning code. The proposed project is consistent with many General Plan goals, policies, and objectives. The Framework Element of the General Plan provides the following: Objective 3.5. Ensure that the character and scale of stable single-family residential neighborhoods is maintained, allowing for infill development provided that it is compatible with and maintains the scale and character of existing development. The proposed subdivision will accommodate up to one (1) additional single-family dwelling unit on a lot that is consistent with the size and width requirements of the zone. Future development of the parcel will be consistent with the existing Very Low I and Minimum Residential land use designations. Additionally, the Bel Air Beverly Crest Community Plan, one of the Land Use Elements of the General Plan, provides the following: Goal - Preservation and enhancement of the varied and distinctive residential character of the community. The proposed project requests a division of land that preserves the existing hillside single-family development patterns of the area by creating a subdivision that is consistent with lot size requirements of the underlying land use designations and zone. Future single-family development will enhance the existing character of the large-scale single-family dwellings in the immediate area. As such, the project is consistent with the applicable Bel Air – Beverly Crest Community Plan designation and policies as well as the applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The subject site is wholly within the City of Los Angeles, on a site that is approximately 3.29 acres (143,359 square feet). It is substantially surrounded by low density residential urban uses in and around the Bel Air Estates, as well as transportation infrastructure such as the I-405 Freeway. (c) The project site has no value as habitat for endangered, rare, or threatened species. 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. The site is currently developed with a single-family dwelling, attached garage, detached pool house, and driveway. According to a Tree Survey prepared by Arbor Care, Inc. dated October 2023, there are no protected trees on the subject site nor any street trees public right-of-way. Furthermore, the project site does not adjoin any open space or wetlands that could support habitat for endangered, rare or threatened species. The Applicant submitted an Owner’s Declaration of Biological Resources, dated December 10, 2024, stating the site does not contain any biological resources. The Applicant submitted a Biological Resources report, dated March 26, 2025, and prepared by England Ecology. The report found the proposed project would have “no adverse effect on biological resources” and further provided that based on direct observations “the site is not part of a potential wildlife movement corridor”. In a letter dated, April 22, 2025, the Santa Monica Mountains Conservancy (SMMC) advised that the property is located within the Eastern Santa Monica Mountains Natural Resources Protection Plan (December 13, 2021) area and that the southern portion of the project site is located within Habitat Block No. 89 of the Eastern Santa Monica Mountains Habitat Linkage Planning Map (August 21, 2023). The SMMC advised additional review is required to determine if any future or proposed development of Parcel B may impact wildlife movement. Although a portion of the site is within a mapped Habitat Block, existing site conditions, including prior disturbance, existing development, retaining walls, fencing, and other physical barriers, do not support habitat functions or wildlife movement on the property. An updated Biological Resources Report prepared by England Ecology dated April 15, 2025, was submitted to the City on April 15, 2025. The SMMC did not have the opportunity to review the updated Report prior to the preparation of their comment letter; a copy of the updated Report was submitted to the SMMC on July 8, 2025. The updated Report analyzed the potential development of Parcel B with a single-family dwelling and perimeter fences that comply with the underlying zone. The updated Report provided that much of the site, including the proposed Parcel B is already developed with perimeter fencing. Furthermore, much of the surrounding area and adjacent lots are developed with residential structure, walls, fences, and physical barriers, as such, there is no evidence of a known wildlife movement corridor or impacts to any potential wildlife movement corridor. Subsequently, on October 30, 2025, an updated report was submitted to rectify inconsistencies in the recommendations and conclusions to corroborate the finding that the project would have no adverse effects on biological resources and no measures to avoid significant adverse effects are proposed. As analyzed in the Biological Resources Report, the site does not contain or have value as habitat for endangered, rare or threatened species and will not have an impact on wildlife movement. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The scope of work is limited to the division of land insofar as no construction is proposed; therefore, there are no foreseeable effects to traffic, noise, air quality or water quality. However, the purpose of the proposed division of land is to accommodate future single-family development. Future development on the subject site will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles Noise Ordinance, pollutant discharge, dewatering, storm water mitigations; and Best Management Practices for storm water runoff. More specifically, RCMs include but are not limited to: • Regulatory Compliance Measure RC-AQ-1 (Demolition, Grading and Construction Activities): Compliance with provisions of the SCAQMD District Rule 403. The project shall comply with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403: o All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. o The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. o All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. o All dirt/soil loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust. o All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. o General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. o Trucks having no current hauling activity shall not idle but be turned off. • Regulatory Compliance Measure RC-NO-1 (Demolition, Grading, and Construction Activities): The project shall comply with the City of Los Angeles Noise Ordinance and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible. • Regulatory Compliance Measure RC-GEO-1 (Seismic): The design and construction of the project shall conform to the California Building Code seismic standards as approved by the Department of Building and Safety. • Regulatory Compliance Measure RC-HAZ-2: Explosion/Release (Methane Zone): As the Project Site is within a methane zone, prior to the issuance of a building permit, the Site shall be independently analyzed by a qualified engineer, as defined in Ordinance No. 175,790 and Section 91.7102 of the LAMC, hired by the Project Applicant. The engineer shall investigate and design a methane mitigation system in compliance with the LADBS Methane Mitigation Standards for the appropriate Site Design Level which will prevent or retard potential methane gas seepage into the building. The Applicant shall implement the engineer’s design recommendations subject to DOGGR, LADBS and LAFD plan review and approval. These RCMs will ensure the project will not have significant impacts on noise, air quality, and water. Furthermore, the project does not exceed the threshold criteria established by LADOT for preparing a traffic study. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. The project site will be adequately served by all public utilities and services because the proposed subdivision is consistent with the General Plan land use designation, and the site has existing development that is currently serviced by public utilities and services. The project site is served by the Los Angeles Police Department and Los Angeles Fire Department, Los Angeles Unified School District, and other public services. Additionally, the site is currently served by the Los Angeles Department of Water and Power, the Southern California Gas Company, and the Bureau of Sanitation. As such, the site can be adequately served by all required utilities and public services. Therefore, the project meets all the Criteria for the Class 32 exemption. Further, the Exceptions outlined in the State CEQA Guidelines Section 15300.2 do not apply to the project: a. Location. The project is not located in a sensitive environment. Although the project is located within a hillside area and the Santa Monica Mountains Zone, as analyzed in the Biological Resources Report dated October 30, 2025, the subject site does not contain an officially mapped environmental resource or hazardous or critical concern. The proposed parcels are consistent with the scale and uses proximate to the area. The subject site is not located in a fault or flood zone, nor is it within a liquefaction area. Although the project is located within a landslide area, the project is subject to compliance with the requirements of the Building and Zoning Code that outline standards for residential construction in such areas. b. Cumulative Impact. The proposed parcels are currently and will be consistent with the type of development permitted for the area zoned RE-20 and designated for Minimum Residential use. The proposed subdivision of one 143,359 gross square-foot lot into two lots resulting in one 113,546 square-foot lot and one 29,812 square-foot lot will not exceed thresholds identified for impacts to the area (i.e. traffic, noise, etc.) and will not result in significant cumulative impacts. c. Significant Effect. The project will not have a significant effect on the environment due to unusual circumstances. Most adjacent lots are developed with single-family dwellings, and the subject site is of similar size and slope to nearby properties. The project site is located in a typical urbanized area of the Bel Air – Beverly Crest Community Plan, and the project would be consistent with the designated zoning and would adhere to all requirements of the LAMC, with the approval of Preliminary Parcel Map. The project is not unusual for the vicinity of the site and is similar in scope to other existing residential uses in the area. Furthermore, there is not a reasonable possibility that the project would have a significant effect on the environment due to unusual circumstances. The subject site is located in a Very High Fire Hazard Severity Zone (VHFHSZ) and will comply with the specific requirements for landscaping and brush clearance. A VHFHSZ is not a mapped area that meets this exception as a wildfire is not an environmental resource. However, such areas are subject to existing emergency plans and regulations that govern development in fire hazards areas: • Adopted emergency response plans and emergency evacuation plans applicable to the City of Los Angeles, include the City of Los Angeles Emergency Operations Plan and the Los Angeles County Operational Area Emergency Response Plan (OAERP). The OAERP defines responsibilities and provides guidance to agencies and jurisdictions within the County Operational Area on how to interface with the Operational Area Coordinator during emergencies and disasters. The City’s Emergency Operations Plan and Annexes identify roles, responsibilities and required actions for various City departments, particularly LAFD and the LAPD. In addition to their emergency response plans, both the City and County also designate Disaster Routes, which are freeway, highway or arterial routes pre-identified for use during emergencies. Disaster routes are not the same as evacuation routes. The Evacuation Annex of the City’s Emergency Operation Plan provides that “[p]rimary evacuation routes consist of the major interstates, highways, and primary arterials within the City and Los Angeles County.” Disaster routes are used to bring emergency personnel, equipment, and supplies to impacted areas, while evacuation routes are used to move an affected population out of an impacted area. The closest County-designated primary (i.e. freeway) Disaster Route to the project site is the 405 Freeway (I-405). • Hillside Development Construction Traffic Management Plan. Development in a hillside area are required to prepare a Construction Traffic Management Plan, subject to review and approval by the Department of Transportation (LADOT). A key feature of the construction management plan is ongoing coordination with the City and emergency service providers throughout the entire construction period to ensure adequate access is maintained to the project site and neighboring residences at all times. The construction management plan also requires the contractor to maintain access for land uses in proximity to the project site during construction, to minimize obstruction of through traffic lanes on surrounding public streets, and coordination of construction activity with related projects to further minimize construction traffic impacts. No new construction is proposed, the project is limited to a subdivision resulting in two parcels. Future development of Parcel B will be required to submit a construction traffic management plan to LADOT form review and approval. • Fire, Building, and Zoning Code. Properties in VHFHSZs must comply with the requirements of Fire Code Section 57.322, which requires brush clearance within 200 feet of any structure. LAFD performs microenvironment weather analysis to check for irregular weather patterns and changes, which alerts LAFD to conditions such as windy days combined with low humidity. LAFD uses a Burning Index to determine when to call a Red Flag Day. A Red Flag Day is when the potential for a fast-moving brush fire is extremely high, when wind speeds are 25 mph or more and the humidity is 15 percent or less. On those days, illegally parked cars in VHFHSZ areas may be towed if their presence would prevent roadway access needed by LAFD. LAFD also has a significant air response ready to deploy, including water-dropping helicopters, and the mission of LAFD Air Operations includes brush fire suppression. LAFD also has access to additional helicopters, fixed-wing aircraft, bulldozers, and fire engines through mutual aid agreements with the state, County, and other cities in the region. In addition to attacking wildfires from the sky, LAFD also has ground resources such as fire engines and trucks. • Chapter 33 of the City’s Fire Code provides requirements designed to reduce risk of fire ignition during construction. These include, but are not limited to, prohibition of smoking except in areas approved by the LAFD, refueling of equipment in appropriate locations, preparation of a fire prevention program, and designation of fire watch personnel during occurrence of hazardous construction activities. The Fire Code (LAMC Section 57.4906.5.2) also requires the management of hazardous vegetation and fuel, as well as maintenance of defensible space in wildland-urban interface areas. The Fire Code also includes regulations that address building materials and construction methods for construction in VHFHSZs, that are intended to reduce exterior wildfire exposure. d. Scenic Highways: The project is not in the vicinity of a state scenic highway and will not damage scenic resources in a state scenic highway. e. Waste Sites: The project site is not on a list compiled pursuant to Government Code Section 65962.5 related to hazardous waste sites. f. Historical Resources: Per ZIMAS, SurveyLA, and/or Historic Places LA, the project site is not identified or eligible as a historical resource. The project will not cause a substantial adverse change in the significance of a historical resource. The proposed project is determined to be categorically exempt and does not require mitigation or monitoring measures.