What’s The Use! – Part II

Almost every town within the Foothill corridor has a community plan that outlines the vision for the future but these comprehensive documents haven’t been enough to control development in the Crescenta Valley. Advocates for slow growth and modest-sized development are at odds with the “build, baby, build” voices that are coming from housing officials and leaders in Sacramento. When it comes to housing rules, the laws of the State of California override municipal/county zoning, creating a “one-size-fits-all” housing mandate for all urban and rural areas. As a woman, I can attest that one size definitely does not fit all.

Take for example all the housing projects that have popped up for Foothill Boulevard from Sunland-Tujunga to La Cañada Flintridge. Developers, in many cases, are using one of the state’s older density bonus laws, SB1818, to exceed the limits of local zoning by proposing up to five-story projects where one- and two-story buildings have existed for the last 100 years. Not only are plans being approved for taller buildings with more units but also designers are utilizing every inch up to the property line, often eliminating open space and reducing parking. This drastic reconfiguration to an established commercial corridor doesn’t seem to be a fair exchange for a mere handful of affordable residential units that are required under state law. Large projects already approved on Foothill Boulevard are 7577 (Plainview) and 3950 (Lowell) and in the works are 3411-3437 (New York); 2413 (Briggs); 2432-2434 (Sunset); and 600 (Woodleigh). There are more scheduled on Montrose, Honolulu and La Crescenta.        

With the expansion of Accessible Dwelling Unit (ADU) laws in California, density has increased significantly in the foothills. The full impact hasn’t necessarily been seen because the projects are not required to go through standard planning hearings for approval. They are ministerially or automatically approved based on specific parameters of the laws. A quick look at local planning maps reveals a blanket of ADUs in process or already completed.

A recent review of the state’s “housing element” brought forth new mandates in California. Each city or county entity was given the estimated number of units that could be built in a region and their housing departments were tasked with identifying specific parcels that could accommodate those numbers. The required numbers seemed rather arbitrary and those agencies that appeared to disregard the process were threatened with lawsuits for noncompliance.

Even without mandates from the state, the Crescenta Valley will have much more development headed our way. Between the 229 homes still pending for the Verdugo Hills Golf Course property and the 221 homes proposed for Canyon Hills adjacent to it, the existing landscape and wildlife corridor in La Tuna Canyon could be forever changed. The recently acquired property across the street from Chamlian Armenian School on Lowell will allow the school to expand its reach and build a state-of-the-art preschool on the additional 2.3 acres. The cumulative effect of construction from the preschool project plus the 34-unit, 51-foot tall mixed-use project at 3950 Foothill could exacerbate existing traffic issues for years to come. Twelve Oaks, a well-established senior facility at 2820 Sycamore, will be presenting its renovation plans to the community soon. Stay tuned for that.

Whether you believe that the Crescenta Valley has a housing crisis or not, the high number of projects planned for a community that has been told it is “built out” should be of concern. We should be able to have more of a say in how our community grows … and we still may be able to.

The “Our Neighborhood Voices” group has proposed a ballot initiative to restore the authority of local representatives to decide what is built by giving them the freedom to choose their own community guidelines rather than following state mandates. I will be following this ballot measure closely and urge you to get more involved.

For more information and to donate, go to https://ourneighborhoodvoices.com/.

Susan Bolan
susanbolan710@gmail.com