Plans to zone for high-density housing off Briggs raises neighbors’ concerns
City planners’ attempts to rezone a vacant lot behind a 76 Station at Foothill Boulevard and Briggs Avenue — to accommodate high-density housing — hit a snag last week when nearby residents aired their grievances about such a move to planning commissioners.
During a Feb. 14 meeting, members of the La Cañada Flintridge Planning Commission were asked to consider a zone change that would move the 33,762-square-foot lot on the western border of the city out of the Community Planned Development (CPD) zone for commercial properties and into an R-3 zone that allows for housing projects up to 30 units per acre.
Planners also floated an amendment to the general plan that would change the permitted use for the lot from “commercial/office” to “high-density residential.” Finally, commissioners were asked to remove “apartment/condominium” as a permitted use for any property citywide in the CPD zone.
Principal planner Emily Stadnicki explained the topography and configuration of the oddly situated lot — downhill from the gas station yet overlooking nearby homes and with a narrow panhandle providing street access to Briggs — is not viable for commercial uses.
Three single-family homes on the west side of Briggs Avenue adjacent to the lot are currently R-3, she added, so a rezoning would be consistent with the surrounding area and would provide a buffer between single-family homes and commercial properties while helping fulfill the city’s state-mandated housing requirement.
“Multifamily housing would be a better use of the site than the vacancy that’s there now,” Stadnicki told commissioners.
But neighbors on Briggs and nearby streets in an unincorporated area said inviting high-density housing could diminish their quality of life while making them powerless to protest future obtrusive projects technically allowable under an R-3 designation.
Mike McGrath, a Briggs Avenue homeowner and elementary school teacher, said he saved for years to buy a house and is scared an apartment complex could go up above his backyard.
“I retire with 30 years of teaching in three years, and I’m counting on the value of that property,” he said. “If someone wanted to put hideous apartments next to where you live, how would you feel?”
Community Development Director Susan Koleda said while no plans for the lot have been submitted to the city, an R-3 designation would allow for up to 23 residential units, without extra setbacks or development standards applied.
Krikor Darakjian, whose Briggs Avenue home lies due south of the lot’s panhandle outlet, said the potential for a high volume of cars driving in and out mere feet from his bedroom was a serious concern.
“My life is going to be a nightmare,” he said. “I ask you guys to really take this under consideration and think about it.”
Commissioners asked staff to look into concerns about ingress and egress, emergency vehicle access and the topography of the site, continuing the zone change and general plan amendment to a date uncertain.
The zoning text amendment removing “apartment/condominium” as a permitted use in the CPD zone was continued to March 14.
Twitter: @SaraCardine
