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Planning Commission denies appeal of 45‑unit TOC Tier 4 housing project on Exposition Boulevard
Summary
The City Planning Commission voted to deny an appeal by a neighboring homeowner and sustain the Planning Director’s determination for a 45‑unit, seven‑story TOC Tier 4 project at 12202–12214 W. Exposition Blvd.; staff said required notice was sent and traffic analysis showed 204 daily trips under the VMT threshold.
The City Planning Commission on Item 9 voted to deny an appeal and sustain the Planning Director’s determination for a seven‑story, 45‑unit Transit Oriented Communities (TOC) Tier 4 housing project at 12202–12214 West Exposition Boulevard.
Planning Department staff, represented by Lisa Lopez Odoyen, told commissioners the project replaces four single‑family homes and fits within the Exposition Corridor Transit Neighborhood Plan and Los Angeles Municipal Code provisions for TOC Tier 4 incentives. Staff recommended denying the appeal, saying the Letter of Determination (LOD) was mailed to abutting owners on Sept. 24, 2024, and that the appeal was timely filed.
Appellant Jose Alvarez, owner of the adjacent property at 12218 Exposition Boulevard, asked the commission to require a 10‑foot westerly side yard instead of the proposed 6 ft 6 in, to move the building footprint east, and to re‑examine unit counts. “The proposed 6 and a half feet side yard is detrimental to the value of the zoning property of 12218 Exposition Boulevard,” Alvarez said, and added that some proposed units appeared to him as five‑bedroom layouts that might mask the true unit composition.
Aaron Belliston, the applicant’s representative, said the project is appropriate for the site because it sits “directly across the street from a fixed rail line, the expo line,” and that the development complies with the Municipal Code and the applicable TOC and Exposition Corridor plan provisions. Belliston characterized the appeal as without merit and invoked the Housing Accountability Act to argue that the commission lacked grounds to deny the project under state law without the required findings.
City Planning staff also addressed traffic and plan‑document concerns. Staff cited an LADOT referral and the project’s VMT calculation showing 204 daily vehicle trips, which staff said is below the 250‑trip threshold that would trigger a VMT analysis. Kyle Winston of City Planning clarified that TOC Tier 4 allows up to a 35% reduction in side yard setbacks (reducing a 10‑ft code side yard to 6 ft 6 in) and said that the Director’s approval was consistent with TOC guidelines.
Commissioners were generally brief. Commissioner Khabibla said there appeared to be no legal basis to grant the appeal but expressed sympathy for neighbor concerns about compatibility; Commissioner Zamora said he was satisfied with staff’s responses. Commissioner Zamora moved to deny the appeal, Commissioner Diaz seconded, and a roll‑call vote recorded the motion as carried.
The formal action recorded: the appeal was denied, the Director’s Determination and the associated conditions and findings were sustained, and the Commission found the project within the scope of the Expo T and P Program EIR. The meeting was adjourned at 10:25 a.m.
