DEPARTMENT OF CITY PLANNING RECOMMENDATION REPORT Case No.: CPC-2008-1182-ZC City Planning Commission CEQA No.: ENV-2008-1183-MND Date: August 14, 2008 Incidental Cases: Time: After 8:30 am* Related Cases: CPC-2004-7068-ICO Place: City Hall, Council No.: 1, 14 Council Chambers, Room 340 Plan Area: Northeast Los Angeles 200 N. Spring Street Certified NC: Arroyo Seco, Los Angeles, CA 90012 Lincoln Heights, LA-32 GPLU: Various: Open Space, Public Hearing: Completed June 24, 2008 Public Facilities, Minimum Residential, Very Low Residential, Low Residential, Low Medium I & II Residential, Medium Residential, Neighborhood Commercial Zone: Various: OS-1XL, PF-1, A1- 1, RE40-1, RE20-1, RE9-1, RS-1, R1-1, RD6-1, [T][Q]RD6-1, RD5-1, [Q]RD5-1, R2-1, RD3-1, RD4-1-HPOZ, RD1.5-1, (T)(Q)RD1.5-1, RD2-1, [Q]C1-1, C1-1 Applicant: City of Los Angeles PROJECT The proposed project area (see Exhibit A) is generally bounded by: LOCATION: (Subarea I) Elephant Hill-Happy Valley-Hermon-Heritage Square-Lincoln Heights-Mt. Olympus (Flattop Hill)-Montecito Heights-Monterey Hills-Oak Hill-Paradise Hill- Rose Hills generally bounded by the Pasadena (110) Freeway to the northwest, Via Marisol, Bushnell Way, Kendall Avenue, Ebey Avenue, Avenue 59, Lomitas Drive, Avenue 60, and Monterey Road to the north, the City of South Pasadena to the northeast, Van Horne Avenue, Wadena Avenue, Portola Avenue, Novgorod Street, the alley between Rosemead Avenue and El Sereno Avenue north of Novgorod Street, Carnegie Street, Locke Avenue, North Huntington Drive, Collis Avenue, Harriman Avenue, Edison Street, Hellman Avenue, the rear property lines of the lots fronting the north side of Paula Street, Monterey Road, North Huntington Drive, Mercury Avenue, Galena Street, Amethyst Street, North Huntington Drive, and Mission Road to the east, Baldwin Street, Lincoln Park Avenue, and Mission Road to the south, and Thomas Street, Manitou Avenue, Lincoln Park Avenue, North Broadway, Thomas Street, Eastlake Avenue, George Street, Johnston Street, Avenue 28, Griffin Avenue, Avenue 33, and Pasadena Avenue to the west, excluding those commercially CPC-2008-1182-ZC Page 2 zoned properties fronting Monterey Road, North Huntington Drive, Mission Road, Broadway, and Pasadena Avenue. (Subarea II) El Sereno North generally bounded by the City of South Pasadena to the north, Lowell Avenue, Newtonia Drive, the rear property lines of the lots mid-block between Stillwell Avenue and Lowell (south of Newtonia Drive), Almont Street, and Stillwell Avenue to the east, Huntington Drive to the south, and Guardia Avenue, Remstoy Drive, and Garden Homes Avenue to the west. (Subarea III) Ascot Hills-El Sereno-Hillside Village-Omaha Heights generally bounded by South Huntington Drive, Fithian Avenue, Twining Street, Eastern Avenue, Lynnfield Street, Phelps Avenue, Gambier Street, the rear property lines of the lots fronting the west side of Pueblo Avenue, Templeton Street, Pueblo Avenue, Barstow Street, Twining Street, Castalia Avenue, Axtell Street, Portola Avenue, and Navarro Street to the north, Chadwick Drive, Edna Street, Budau Avenue, Cronus Street, Vaquero Avenue, Chester Street, Haven Street, and the alley between Ithaca Avenue and Alhambra Avenue to the east, Druid Street, Eastern Avenue, Klamath Street, Richelieu Avenue, Druid Street, Cyril Avenue, Catalpa Street, Boca Avenue, Yellowstone Street, and Multnomah Street to the south, and Soto Street to the west, excluding those commercially zoned properties fronting South Huntington Drive and Eastern Avenue. (Subarea IV) University Hills generally bounded by Cavanaugh Road, Borland Road, Block Place, and Valley Boulevard to the north, Mariondale Avenue, Dobbs Street, Warwick Avenue, Bohlig Road, Lansdowne Avenue, Cavanaugh Road, and the rear property lines of the lots fronting the east side of Barnett Road to the east, the Los Angeles city boundary to the south, and Marianna Avenue to the west, excluding those commercially zoned properties fronting Valley Boulevard. PROPOSED City-initiated zone change to the Northeast Los Angeles Community Plan Area for various PROJECT: subareas , as identified above, located in the hillside areas easterly of the 110 freeway. No individual development project is being proposed; however, the proposed zone changes involve the addition of D limitations and Q conditions to the existing zones and does not require a General Plan Amendment because it will maintain the existing General Plan/Community Plan land use designations of Open Space, Public Facilities, Minimum Residential, Very Low Residential, Low Residential, Low Medium I & II, Medium Residential and General Neighborhood Commercial. REQUESTED Pursuant to Section 12.32 of the Municipal Code, Zone and Height District changes from ACTION: OS-1XL to [Q]OS-1XLD, PF-1 to [Q]PF-1D, A1-1 to [Q]A1-1XLD, RE40-1 to [Q]RE40-1D, RE20-1 to [Q]RE20-1D, RE9-1 to [Q]RE9-1D, RS-1 to [Q]RS-1D, R1-1 to [Q]R1-1D, RD6- 1 to [Q]RD6-1D, RD5-1 to [Q]RD5-1D, R2-1 to [Q]R2-1D, RD3-1 to [Q]RD3-1D, RD4-1- HPOZ to [Q]RD4-1-HPOZ-D, RD1.5-1 to [Q]RD1.5-1D, RD2-1 to [Q]RD2-1D and [Q]C1-1 to [Q]C1-1D. RECOMMENDED ACTIONS: 1. Approve and Recommend that the City Council Adopt the requested zone change from OS-1XL to [Q]OS-1XLD, PF-1 to [Q]PF-1D, A1-1 to [Q]A1-1XLD, RE40-1 to [Q]RE40-1D, RE20-1 to [Q]RE20-1D, RE9-1 to [Q]RE9-1D, RS-1 to [Q]RS-1D, R1-1 to [Q]R1-1D, RD6-1 to [Q]RD6-1D, RD5-1 to [Q]RD5-1D, R2-1 to [Q]R2-1D, RD3-1 to [Q]RD3-1D, RD4-1-HPOZ to [Q]RD4-1-HPOZ-D, RD1.5-1 to [Q]RD1.5-1D, RD2-1 to [Q]RD2-1D and [Q]C1-1 to [Q]C1-1D as shown on Exhibit C-6. CPC-2008-1182-ZC Page 3 2. Adopt the attached Findings. 3. Approve and Recommend that the City Council Adopt Mitigated Negative Declaration No. ENV- 2008-1183-MND. S. GAIL GOLDBERG, AICP Director of Planning Charles J. Rausch, Jr., Senior City Planner Gabriela Juárez, City Planning Associate (213) 978-1222 [email protected] Nicholas Maricich, City Planning Associate Jason Chan, Planning Assistant (213) 978-2666 [email protected] (213) 978-3307 [email protected] Table of Contents Project Analysis (Page A-1) [Q] Conditions (Page Q-1) [D] Limitations (Page D-1) Findings (Page F-1) Public Hearing (Page P-1) Exhibits A - Proposed Ordinance B - Environmental Clearance C - Maps C-1: Vicinity Map C-2: Northeast LA ICO Map C-3: Northeast LA ICO Map, Subarea I C-4: Northeast LA ICO Map, Subarea II C-5: Northeast LA ICO Map, Subarea III C-6: Proposed Zone C-7: Northeast LA Ridgeline Map C-8: Northeast LA Slopes & Contours Map D - Northeast Los Angeles Hillsides ICO D-1: Ordinance No. 178102 D-2: Ordinance No. 179531 E - Photographs E-1: Area Photographs E-2: Public Outreach F - Taskforce Reference Materials G - Public Outreach Handouts ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 532, City Hall, 200 North Spring Street, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission’s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to its programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure the availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1300. TABLE OF CONTENTS Project Analysis....................................................................................................................A-1 Project Summary Administrative and Procedural Non-Action Changes Background Issues Future Implementation/City Council Initiatives and Policy Actions Conclusion [Q] Qualified Conditions......................................................................................................Q-1 [D] Development Limitations................................................................................................D-1 Findings.................................................................................................................................F-1 General Plan/Charter Findings Zone Change Findings [Q] Qualified Conditions Findings [D] Development Limitations Findings CEQA Findings Public Hearing and Communications..................................................................................P-1 Exhibits: A – Proposed Ordinance B – Environmental Clearance – ENV-2008-1183-MND C – Maps C-1: Vicinity Map C-2: Northeast LA ICO Map C-3: Northeast LA ICO Map, Subarea I C-4: Northeast LA ICO Map, Subarea II C-5: Northeast LA ICO Map, Subarea III C-6: Proposed Zone C-7: Northeast LA Ridgeline Map C-8: Northeast LA Slopes & Contours Map D – Northeast Los Angeles Hillside ICO D-1: Ordinance No. 178102 D-2: Ordinance No. 179531 E – Photographs E-1: Area Photographs E-2: Public Outreach F – Taskforce Reference Materials G – Public Outreach Handouts CPC-2008-1182- ZC A-1 PROJECT ANALYSIS Project Summary The Northeast Los Angeles Zone Change has been proposed as a response to the Northeast Los Angeles Hillside Interim Control Ordinance. This proposal consists of a Zone Change Ordinance that addresses protection of natural resources, vegetation and wildlife, neighborhood character, identity and scale, environmental impacts associated with hillside development, emergency access and adequate infrastructure. Approximately 11,000 parcels are proposed for zone changes and height district changes. Proposed zone changes and height district changes are as follows: from OS-1XL to [Q]OS-1XLD, PF-1 to [Q]PF-1D, A1-1 to [Q]A1-1XLD, RE40-1 to [Q]RE40-1D, RE20-1 to [Q]RE20-1D, RE9-1 to [Q]RE9-1D, RS-1 to [Q]RS-1D, R1-1 to [Q]R1-1D, RD6-1 to [Q]RD6-1D, RD5-1 to [Q]RD5-1D, R2-1 to [Q]R2-1D, RD3-1 to [Q]RD3-1D, RD4-1-HPOZ to [Q]RD4-1-HPOZ-D, RD1.5-1 to [Q]RD1.5-1D, RD2-1 to [Q]RD2-1D and [Q]C1- 1 to [Q]C1-1D (See Exhibit C-6). The proposed permanent [Q] conditions and [D] limitations would change the hillside development regulations to promote increased geological stability, minimal disruption of the natural terrain, vegetation, and wildlife, as well as promoting an appropriate scale of development and protection of natural resources that complement the surrounding community. The proposed permanent [Q] conditions would: • Restrict the storage of construction materials and equipment from reducing the roadway clearance to less than 20-feet in width. • Require construction vehicles to be subject to the Los Angeles Fire Department (LAFD) Red Flag – No Parking Program. • Require procurement and installation of restricted parking signs along the project site as required by the Los Angeles Fire Department (LAFD) and/or the Los Angeles Department of Transportation (LADOT). • Require architectural variation and building design articulations to ensure that new development is compatible with existing neighborhood identity, character and scale. • Add a new Green Building Bonus of 20% of the maximum development potential of a lot for structures that are in substantial compliance with the requirements for the U.S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED®) for Homes program at the “Certified” level or higher. • Reduce the maximum total height of freestanding retaining walls to 12 feet and individual walls to a maximum of 6 feet each and require that the retaining walls be fully screened with plantings. • Reduce the total length of each freestanding retaining wall to 75 feet and limit freestanding retaining walls from extending beyond one lot. CPC-2008-1182- ZC A-2 • Exempt freestanding garden walls 36” or less in height from being considered retaining walls for the purposes of this proposal. • Require landscaping plans to submitted for all new development that consist of landscaping palettes comprised of drought tolerant and/or native plant material that are fire retardant and/or control erosion. • Require landscape plans be submitted for review by the Bureau of Street Services (BOSS) Urban Forestry Division and require approval letter from BOSS Urban Forestry Division to ensure compliance of the requirements set forth under the Protected Trees Ordinance (LAMC Ordinance No. 177,404) prior to approval of grading, foundation or building permits. • Require Geotechnical Investigation Reports be submitted for review by the Los Angeles Department of Building and Safety (LADBS) – Grading Division and require Approved Soils & Grading report letters from LADBS prior to approval of grading, foundation or building permits. • Reduce grading on each lot to be limited to a maximum of 500 cubic yards plus 5% of the total lot size, up to a maximum of 1,000 cubic yards total. The proposed permanent [D] limitations would: • Reduce height to 15 feet in height for structures within 50 feet of identified ridgelines, as shown on the Northeast LA Ridgeline Map (See Exhibit C-7). • Add an additional height measurement method that includes a lower height for structures, or portions of structures based on roof slopes: 25% Roof Slope or Greater: 30 feet Less Than 25% Roof Slope: 26 feet • Reduce the existing Residential Floor Area for each zone from 3:1 by Buildable Area and change it to a Residential Floor Area for each zone by Lot Size and Slope. The City Council approved a motion and an ordinance on November 8, 2006, instructing the Planning Department to implement an Interim Control Ordinance (ICO) imposing interim regulations on the issuance of building, grading and foundation permits in Subareas I - III the Northeast Los Angeles Community Plan area, including Mount Olympus, Paradise Hill, Rose Hill, El Sereno and Monterey Hills as shown on the Northeast LA ICO Map (See Exhibits C-2 – C-5). Subsequently, the City Council approved a motion and an ordinance on January 10, 2008 extending the Northeast LA Hillside ICO for a period of one year (See Exhibits D-1, D-2). The Northeast LA Hillside ICO will expire on January 12, 2009. CPC-2008-1182- ZC A-3 Administrative and Procedural Non-Action Changes As part of the research and analysis done for this work program, Planning staff identified and invited staff from the Los Angeles Department of Building and Safety, the Los Angeles Fire Department, the Los Angeles Department of Transportation, the Los Angeles Department of Public Works, Bureau of Engineering, the Los Angeles Department of Public Works, Bureau of Street Services, the Los Angeles Department of Public Works, Bureau of Street Services – Division of Urban Forestry, the Los Angeles Department of Public Works, Bureau of Street Lighting, the Department of Public Works, Bureau of Sanitation, and various Department of City Planning staff from the Environmental Unit, the Office of Zoning Administration, the Code Studies Unit, and the Baseline Mansionization team. This invitation and participation by the aforementioned City Departments created the ad hoc Northeast Los Angeles Hillsides Interdepartmental Taskforce (Taskforce). This Taskforce brainstormed over several meetings to help the Planning staff not only identify issues that the other Departments were confronting in processing hillside permits but also offered several alternative solutions to help address some of the issues and concerns the public had expressed. Moreover, the Taskforce was able to collectively identify administrative and procedural changes that could be done from an interdepartmental aspect in order to help address some of these concerns as well. These are changes that do not have to be adopted or require that an action be taken in order for these changes to occur. The avenue of communication provided for in the Taskforce in conjunction with Planning staff’s follow up, the following administrative and procedural changes were developed collectively and have been recommended: • Environmental review should include roadway improvements (DCP) • Require expanded environmental assessment for 2 or more contiguous lots (DCP) • Additional LAFD review for hydrant access to ensure emergency services are not compromised due to the existing inadequate infrastructure (LAFD) • Review current soils standards and permit inspection methods to assure that the best industry accepted methods are being used (LADBS) • Map identified geological hazards from geotechnical/soils reports on NavigateLA (LADBS, DPW, BOE) • Move Haul Route review process from LADBS to the Department of Public Works to expedite review of haul routes and make data of haul routes available to be uploaded to NavigateLA (LADBS, DPW, BOE) • Centrally calendar/schedule all projects in the hillside area in PWRS in NavigateLA in order to allow better coordination of the construction activities making use of the public right-of-way for concurrent projects in the same hillside area and allow for more public access to these ongoing activities (DPW, BOE, LADOT) • Require requests for Temporary Parking Restrictions in hillsides to be filed at least 2 weeks prior to dates needed and restrict renewals to not exceed 90 consecutive days without further review (LADOT) CPC-2008-1182- ZC A-4 Background Prior/Current Relevant Cases City Plan Case No. 2004-7068-ICO. This case established the Northeast Los Angeles Hillside Interim Control Ordinance, effective December 10, 2006. The directive adopted by City Council included imposing temporary regulations on the issuance of building permits in excess of certain floor area thresholds in the subareas referred to as Mount Olympus – Paradise Hill – Rose Hill, El Sereno, and Monterey Hills within the Northeast Los Angeles Community Plan as shown in the maps labeled Exhibits C-2 – C-5. Additionally, the directive instructed Planning staff to develop a Focus Group discussion with stakeholders such as property owners, community leaders and organizations as well as developers to explore a program based approach to recurring problems such as haul routes, access, traffic, grading, etc. in the Mount Washington – Glassell Park Specific Plan area and the remaining areas included in the Interim Control Ordinance. The Focus Group discussion was also to include various agencies that are involved in the hillside development permit process. Lastly, the directive instructed Planning staff conduct a study for the preparation of a Specific Plan for the areas targeted in the Northeast Hillside ICO as deemed necessary. As directed in the Council motion, Planning Staff began to work preparing for the public outreach and doing background research on current hillside development regulations and called it the “Northeast Los Angeles Hillsides Work Program.” Planning Staff worked closely with the Council District Offices 1, 13, and 14 to identify community stakeholders to include in the first round of public outreach. Between June and July 2007, ten focus groups were held in various locations within the Northeast Los Angeles Community Plan area that included the local Certified Neighborhood Councils, community leaders, community organizations and non- affiliated residents where issues and opportunities were identified regarding the concerns with hillside development. Subsequently, Planning staff researched the issues and concerns expressed in the first round of public outreach. Planning staff identified and invited staff from the Los Angeles Department of Building and Safety, the Los Angeles Fire Department, the Los Angeles Department of Transportation, the Los Angeles Department of Public Works, Bureau of Engineering, the Los Angeles Department of Public Works, Bureau of Street Services, the Los Angeles Department of Public Works, Bureau of Street Services – Division of Urban Forestry, the Los Angeles Department of Public Works, Bureau of Street Lighting, the Department of Public Works, Bureau of Sanitation, and various Department of City Planning staff from the Environmental Unit, the Office of Zoning Administration, the Code Studies Unit, and the Baseline Mansionization team. This invitation and participation by the aforementioned City Departments created the ad hoc Northeast Los Angeles Hillsides Interdepartmental Taskforce (Taskforce). The Taskforce met on a monthly basis between November 2007 and February 2008 to discuss the challenges and identify what opportunities were available for potential improvements to the current hillside development regulations and permitted process based on the issues identified in the first round of public outreach. Collectively, the Taskforce was able to identify various administrative solutions to the identified issues which are detailed in the Administrative and Procedural Non- Action Changes Section. Additionally, the Taskforce was able provide a forum for interdepartmental communication to identify unintended consequences with current hillside development regulations and provided the opportunity for dialogue on how to address these unintended consequences and identified issues from an interdepartmental perspective. Short- and long-term solutions were suggested and provided Planning Staff the option of a two-phased CPC-2008-1182- ZC A-5 approach as one of the possible alternative alternatives for a solution to be shared in the second round of public outreach. During the Fall of 2007, Planning Staff continued outreach efforts in the community by going to local community spaces such as coffee houses and tabling at community events to create awareness of the Northeast Los Angeles Work Program and engage community members to participate as well as to solicit input on the issues and concerns of hillside development in the immediate area. Using the information from the Taskforce and the input solicited from the community thus far, Planning Staff researched other cities to identify best practices and approaches to hillside development. Planning Staff prepared for the second round of public outreach by incorporating the regulations other cities used for hillside development and comparisons to current hillside regulations throughout the City of Los Angeles with the identified administrative solutions from the Taskforce to present alternative solutions in response to the issues and concerns expressed in the first round of public outreach. The second round of public outreach was comprised of twelve focus groups held between April and May 2008. Participants from the first round of outreach sessions were invited back to participate in the second round as well as subsequent interested stakeholders and community organizations. Based on general consensus regarding direction from participants in the second round, Planning Staff continued forward preparing and presenting more specific concepts at the first Public Workshop that was held on May 17, 2008. City Departments from the Taskforce participated and were available to answer questions for the general public at the first Public Workshop as well. Planning staff incorporated the feedback participants gave them at the workshop and prepared the draft ordinance that was first made available to the community at large at the Open House held on June 17, 2008. The Public Hearing was held a week later on June 24, 2008. The comments heard at the Public Hearing gave the indication that there was some confusion and misinformation about the proposal and the community was unclear as to what was actually being proposed. Council District 1 and 14 requested Planning Staff another follow-up public workshop to give the community another opportunity to become familiar with the proposal having Planning Staff available to answer questions and address concerns. Planning Staff made all the handouts prepared for the Public Workshop, Open House and Public Hearing, in addition to the draft ordinance, associated maps and comment form available online on the Department of City Planning’s website. A follow-up Public Workshop was held on July 26, 2008 where more comments were collected from approximately 150 attending participants. Existing Conditions The proposed project area is a residential community situated among the hills of the Northeast Los Angeles Community Plan Area, and is characterized by hillside lots roughly ranging between 3,000 to 300,000 square feet. Approximately half of the parcels involved are developed with predominantly modest homes that range approximately between 1,100 to 3,200 square-feet (sq-ft) in size, while the remaining parcels are currently undeveloped. Properties within the proposed project area are currently zoned: OS, PF, A1, RE40, RE20, RE9, RS, R1, RD6, RD5, R2, RD3, RD4, RD1.5, RD2, or C1. A large majority, approximately 65% of the lots are zoned R1-1/R1-1-HPOZ, a Residential zone originally intended for single family density with a minimum lot size of 5,000 sq-ft. CPC-2008-1182- ZC A-6 Primary Issues The following is a brief overview of the issues central to the proposed zone change, and central to the Northeast Los Angeles Hillside Interim Control Ordinance (ICO). Inadequate Infrastructure Discussion Members of the public shared that the existing infrastructure in the public right of way is insufficient to support new development. Concerns were also expressed that lack of adequate infrastructure, including the absence of actual paved roads and sewer connections, is prohibitive to property owners who wish to build on vacant lots which do not already front onto a fully improved street. Currently, when an improved roadway does not exist or sewer connections are not in place, the responsibility falls upon the property owner to provide those public improvements in order to obtain the necessary approvals for their building permits. It was also articulated that the existing street network does not allow for adequate street parking. Lastly, concerns were shared that there is insensitive and inappropriate hillside road construction. [Q] Qualified conditions will require a minimum roadway clearance of 20 feet in width to restrict the storage of construction materials and equipment in the public right of way to ensure that the existing infrastructure continues to be available for use by the surrounding neighborhood and community. Additionally, construction vehicles will be subject to the restrictions established by the LAFD Red Flag – No Parking Program. To assist in enforcement, procurement and installation of the signs indicating restricted parking will be installed along the project site(s) at the owner’s expense when required by the LAFD and/or LADOT. Currently, the Citywide Hillside Ordinance and LAFD require a minimum 28 foot wide continuous roadway for streets that allow parking on either side of the street and a minimum of 20 foot wide continuous roadway for streets that do not allow parking which is recommended to continue to be enforced. The [D] development limitations will also exclude the first 400 square feet of required covered parking from the total Floor Area calculation so as to reduce the demand of street parking due to new development. Furthermore, issues and concerns raised regarding the public right-of-way are recommended to be further addressed in the second phase proposed where a more in-depth and comprehensive analysis and study can be conducted with input from an interdepartmental perspective to develop a new overlay tool for hillside development. As part of the proposed second phase, it is also recommended that the City conduct a study and analysis for a Development Impact Fee or Assessment District for infrastructure improvements, maintenance, and street paving.