What is going on with Whitebird Canyon Hills
by Steve Crouch, CAP Views

It has been a while since you heard from me about Canyon Hills. A lot is happening, to be sure, but many of the most active people have had to tend to personal business (like work and family!) since the February Planning Commission meeting. We're coming up on another hearing, so it's time to get busy again. Here is an update:

PLUM Committee Meeting The City Council's Planning and Land Use Management (PLUM) committee is the next stop for Canyon Hills. Before this meeting is scheduled, the Planning Commission will issue a report detailing their recommendations. We're waiting for the report and for a date to be set for PLUM (probably around the end of June). The PLUM decision will then go to the full City Council, who usually accept the committee's findings. PLUM will be a VERY IMPORTANT meeting to attend. It will be held at City Hall on a Thursday afternoon when it is eventually scheduled.

Wendy Greuel Position on Canyon Hills It is rare for a City Council Member to appear before the Planning Commission on any issue in their district. Wendy Greuel came to the February meeting and read a statement but did not stay for the deliberations. Her position is: she opposes Whitebird's 280 home proposal with development on both sides of the 210; she wants no development on the south side; she supports the building of 230 homes on the north side of the 210; she fears if Canyon Hills is denied or reduced below 230 homes that the developer would put in 169 "ranchettes" over the whole property (their claim to what they could do by legal right); her idea of a compromise is to support the General Plan Amendment allowing high density development on the north "Area A" so the developer will donate the remaining land.

LA City Planning Commission Evades A City Law The Slope Density Ordinance is a City-wide law that limits the amount of development in steep hillside areas (designated Minimum Density in the General Plan and Community Plan). The February Planning Commission decision determined that Whitebird wouldn't have to follow this law by changing the land use designation of the development area to Low Density. The land is no less steep now than when it was designated Minimum Density to control the very kind of development that Canyon Hills represents. This decision may now be used as a precedent by any developer that wants to build in hillside areas.

Slope Density Facts If the standard approved maps were used to calculate slope density, the number of homes allowed to be built on Whitebird's 887 acres would be 45 (according to a study by retired engineer Don Keene). The Planning Department allowed Whitebird to use an inappropriate map and wrong calculations to claim they are allowed 169 homes by right. However, even if the wrong map is used but the correct calculations are made the number of allowed homes is 65 (according to a study by Shadow Hills land use attorney Bill Eick). In any case, it's no where near 230! How did the Planning Department come up with such a different number? They admitted in February they might be using the wrong interpretation of the formula, but said they've been doing it the same way for 18 years so they feel they should be allowed to continue the same way! Aren't they saying they follow their own precedents? But Wendy Greuel says she is convinced that Whitebird's General Plan Amendment will not be a precedent that other developers will use to avoid following the Slope Density Ordinance.

Legal Threats Whitebird wants to build at least 230 homes on any part of their property (yes, even the south side of the 210), and they use the threat of a "takings" lawsuit to bully the City (read, Councilmember Greuel) into accepting their position. The City Attorney's office hates to be threatened by developers so they have a history of giving in to their demands. Developers sue for "damages" (whether justified or not). However, the land use attorneys we hired to represent us have clearly shown Wendy Greuel that there is no "takings" issue here. If she simply required Whitebird to follow existing laws they would have no grounds to sue. Other groups are deciding whether to sue the City if the Planning Commission's decision is allowed to stand.

Community Opposition Grows Every major community organization in our area has come out strongly against Canyon Hills the Sunland Tujunga Neighborhood Council, Foothill Trails District Neighborhood Council, La Tuna Canyon Community Association, Shadow Hills Property Owners Association, the Sierra Club, Tujunga Watershed Council, and the list goes on. Hundreds of individuals have written letters to Wendy Greuel, the City Council, the Planning Department, and others. Hundreds more have attended every official meeting regarding Canyon Hills. The new Foothills Paper and the Daily News have covered the issue extensively and written editorials opposing Canyon Hills. What more does Wendy Greuel need to know about what people think of this project?

Political Issues Residents of La Tuna Canyon and Shadow Hills may think their worries are over because Wendy Greuel has requested no development on the south side of the 210, but it's not that simple. Whitebird managed to retain certain designations of the south side lots so they can be developed in the future or sold off to another developer. And while 230 homes is less than 280, the same traffic issues on La Tuna Canyon Road remain. And the lots on the north side of the 210 would be even smaller than they are now (higher density in a Scenic Corridor). And horsekeeping requirements for our area are abandoned. And by evading the Slope Density Ordinance, Whitebird has shown other developers that land use laws can be avoided which puts all hillside land in all of Los Angeles in danger of being developed. The recent rains and landslides underscore the problem of building in unstable hillside areas. This is a public safety issue.

Action Items

1. Plan to attend the PLUM meeting in June.

2. Write Wendy Greuel another letter (emails can be avoided by deleting them!) restating your position on Whitebird and asking her to oppose the Planning Commission's decision and enforce the Slope Density Ordinance.

3. Tell your neighbors, your civic groups, and your schools to get involved. Expand the number of people involved in this.

4. Donate to GC-V.O.I.C.E. (the non-profit collecting money on our behalf) to provide us with the funds for the probable legal fight ahead.

5. Get involved with your Neighborhood Council to educate everyone about the issues.