Southeast Valley Community Plan Update

Planning the Future of the Southeast San Fernando Valley

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Summer 2019 Concept Workshops!

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North Hollywood-Valley Village


Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass


Van Nuys - North Sherman Oaks

About This Project

The City of Los Angeles is currently updating the Community Plans for the three Community Plan Areas of the Southeast San Fernando Valley: North Hollywood – Valley Village, Sherman Oaks – Studio City – Toluca Lake – Cahuenga Pass, and Van Nuys – North Sherman Oaks.

The State of California requires every city to adopt a General Plan that covers certain topics in sections called Elements (such as the Land Use Element, the Housing Element, and the Safety Element). The Land Use Element of the City’s General Plan consists of 35 Community Plans. Their purpose is to guide future growth in the City’s communities, based on knowledge of current conditions, projected demographic changes, and the priorities of residents and other stakeholders.

Through the Community Plan update process, the Los Angeles City Planning Department works with community stakeholders to develop a vision for future growth in each area, based on current and anticipated conditions related to land use, housing, jobs, transportation, environmental protection, and other factors. When finished, each Community Plan consists of both a long-range policy document and a zoning map.

The update process began in July 2018 and is expected to take about three years. It will culminate in the City Council’s adoption of the Community Plans.

Click the button to watch a short video about Community Plans.

video link


The Southeast Valley has changed since the area’s Community Plans were last updated in the mid to late 1990s. Housing affordability has become an even greater challenge for many residents. Meanwhile, state-mandated greenhouse gas reduction targets underscore the need to address climate change through the planning process, particularly given the extreme heat familiar to residents of the Valley. At the same time, the Southeast Valley has benefited from significant investment in public transit over the past 20 years. The Metro Red and Orange Lines are complete, and plans are in progress for the future East San Fernando Valley and Sepulveda transit corridors. These projects will not only integrate the Southeast Valley more closely with the City’s transit network and employment hubs, but will open up new opportunities for housing that is highly accessible to transit.

Residents’ participation and input are essential to ensuring the quality and effectiveness of the Community Plans. Visit the Get Involved page to contact us, connect on social media, and sign up for email news. Find accomplishments and upcoming events on the News page.

The City is currently updating three Community Plans in the Southeast Valley: North Hollywood – Valley Village, Sherman Oaks – Studio City – Toluca Lake –Cahuenga Pass, and Van Nuys – North Sherman Oaks. 

Scroll down for more information about each Plan, including policy documents and land use maps. Click here to look up the Community Plan Area for any street address in Los Angeles.

(Click image below to enlarge.)


mapThe North Hollywood – Valley Village Community Plan Area is located in the southeastern portion of the San Fernando Valley. It is generally bounded by the Metrolink right-of-way to the north, the City of Burbank to the east, the 101 and the 134 freeways to the south, and the Tujunga Wash Channel to the west. 

North Hollywood, developed with a mix of single-family and multi-family residential units, comprises most of the Plan Area. The neighborhood also includes the NoHo Arts District and a significant industrial core in the north along the Metrolink right-of-way.

Valley Village is located in the southwestern portion of the Plan Area. The majority of the community is developed with single-family homes. It also includes commercial developments, mainly along Laurel Canyon Boulevard. 

The area also includes part of the Valley Glen neighborhood, located just west of the 170 freeway, which is developed with primarily single-family neighborhoods. Multi-family and commercial uses are located along major corridors and there are industrial uses along the northern boundary.  

The Plan Area is surrounded by City of Los Angeles communities of Sun Valley, Panorama City, Van Nuys, Sherman Oaks, and Studio City, as well as portions of Toluca Lake and the City of Burbank.

Existing Community Plan (1996)

Existing Land Use Map

mapThe Sherman Oaks – Studio City – Toluca Lake – Cahuenga Pass Community Plan Area is located in the southeastern portion of the San Fernando Valley. It is generally bounded by the 405 freeway to the west, the 101 and the 134 freeways to the north, the City of Burbank to the east, and Mulholland Drive to the south. 

Sherman Oaks, located in the western portion of the Plan Area, is primarily comprised of residential neighborhoods where single-family homes predominate. 

Studio City is bounded by Lankershim Boulevard to the east and Fulton Avenue to the west and includes a significant segment of the Los Angeles River. In addition to single-family neighborhoods, there are multi-family uses concentrated along Moorpark Street and commercial uses along Laurel Canyon Boulevard near Ventura Boulevard. The area is also home to CBS Studios. 

Toluca Lake is located in the eastern portion of the Plan Area bordering the City of Burbank and consists mainly of single-family neighborhoods and low-rise, pedestrian-friendly commercial development. 

Cahuenga Pass has historically served as a transitional area between the urbanized core of Los Angeles and the San Fernando Valley. The area has several single-family neighborhoods in the hills, as well as commercial development along the 101 freeway. 

The Plan Area is surrounded by City of Los Angeles communities of Encino, Van Nuys, North Hollywood, Valley Village, Hollywood, and Bel Air-Beverly Crest as well as the City of Burbank and Universal City, a portion of land governed and planned by Los Angeles County.

Existing Community Plan (1998)

Existing Land Use Map

mapThe Van Nuys – North Sherman Oaks Community Plan Area is generally bounded by the Metrolink right-of-way to the north, the Tujunga Wash to the east, the 101 freeway to the south, and Gloria Avenue, Valjean Avenue, and the 405 freeway to the west. 

Van Nuys is located north of Burbank Boulevard and comprises the majority of the Plan Area. The area is home to the Valley's Civic Center, with commercial uses concentrated largely on Van Nuys and Sepulveda Boulevards. Most of the area's residential neighborhoods consist of single-family homes with multi-family development in the Civic Center area and along the larger boulevards. Van Nuys also has two significant industrially zoned areas: flanking the Orange Line between Van Nuys and Sepulveda, and along the Metrolink right-of-way to the north. 

North Sherman Oaks comprises the southern portion of the Plan Area bordering the 101 freeway. The neighborhood primarily consists of pockets of single-family neighborhoods with multi-family housing on corridors and commercial uses concentrated on Van Nuys and Sepulveda Boulevards, at key intersections, and along Riverside Drive. 
The area also includes part of the Valley Glen neighborhood, located just west of the 170 freeway, which is developed with primarily single-family neighborhoods. Multi-family and commercial uses are located along major corridors and there are industrial uses along the northern boundary. Landmarks include Los Angeles Valley College and the Tujunga Wash.  

Neighboring communities include Lake Balboa, North Hills, Panorama City, North Hollywood, Valley Village, Studio City, and Sherman Oaks.

Existing Community Plan (1998)

Existing Land Use Map


What is the goal of the project?

The Los Angeles City Planning Department's mission is "to create and implement plans, policies, and programs that realize a vision of Los Angeles as a collection of healthy and sustainable neighborhoods, each with a distinct sense of place, based on a foundation of mobility, economic vitality, and improved quality of life for all residents."

To effectively plan for future growth and development in the Southeast San Fernando Valley, the Department is concurrently updating the Community Plans for three Community Plan Areas: North Hollywood – Valley Village, Sherman Oaks – Studio City – Toluca Lake – Cahuenga Pass, and Van Nuys – North Sherman Oaks.

Although each area is unique, the project team will work together to create a holistic vision for the future of the Southeast San Fernando Valley. 

How will we get there?

The new plans will be the result of a three-year process with extensive public input to ensure that everyone who lives, works, and plays in the Southeast San Fernando Valley has the chance to make their voice heard. Participants in this process will identify key issues and opportunities facing their neighborhoods, and will then establish an organized list of goals, policies, and strategies to address these concerns throughout the Plan Area. A zoning and land-use map will accompany each plan to identify where jobs, housing, and open space may be located.

Why are these Community Plans being updated?

1.  To reflect current and anticipated conditions in the Southeast Valley. 

The Southeast Valley Community Plans have not been updated in about 20 years, during which time the City and Valley have undergone significant changes. Updated priorities and rules are needed to:

  • Account for changes in demographics and the built environment;
  • Plan for accommodating growth in a sensible and sustainable way; and
  • Guide the approval process for new development to ensure consistency with the community’s vision.

2.  To match other recently updated citywide plans. 

State law requires the Community Plans to be consistent with all Elements of the City’s General Plan. Many of the General Plan's Elements have been approved since the Southeast Valley Community Plans were last updated. Ensuring consistency across these documents is one of the Department's key responsibilities. (For more information on the City's General Plan Elements, see the Resources page.)

3. To help plan for growth and enhance quality of life. 

The Department is responsible for ensuring that Los Angeles is able to accommodate the coming decade's anticipated growth in housing, population, and employment. Updating the Community Plans allows each community to assess how much growth it can accommodate in a systematic, thoughtful, and environmentally sustainable way.

What is the Process?

The update process is expected to take approximately three years. During this time, the Department will:

  • Research land-use and demographic patterns throughout the Southeast Valley.
  • Hold regular public events throughout the Southeast Valley to identify issues and opportunities, request feedback to develop a vision for the community, and keep stakeholders updated on our progress.
  • Update land-use and zoning policies to reflect the community’s vision and accommodate expected growth.
  • Implement new zoning categories through re:code LA, the City’s comprehensive Zoning Code update.
  • Prepare an Environmental Impact Report that assesses the environmental impacts of the proposed changes. (Note: one EIR will be prepared for all three plans.)
  • Present the proposed changes to the City Planning Commission and City Council for approval. 

(Click to enlarge image)


Office Hours Announcement

Join the Southeast Valley Community Plans Team to discuss the proposed guiding principles and land use concepts for the Southeast Valley! During the month of February, the Southeast Valley Team will be hosting three office hour events that will feature small group discussions. Attendees will be able to engage in conversations guided by planning staff that are focused on the proposed guiding principles and land use concepts, which were first shared in…


Summer 2019 Concept Workshop Summaries

In the Summer of 2019, the Southeast Valley Community Plan Update team hosted four Concept Workshops. At the workshops, Los Angeles City Planning shared initial land use concepts and guiding principles, a review of potential historic resources, and a waterways concept for the Southeast Valley Community Plan Areas.

The public workshops were open-house style, with nearly 200 participants reviewing a number of informational boards and discussing their content with department staff. Attendees were encouraged to share their feedback both verbally and through written comment cards. The…


Van Nuys Arts Fest and Sherman Oaks Street Fair

This fall, our team has continued to find opportunities to engage with people from all over the Southeast Valley. Most recently, we were at the Van Nuys Arts Fest and the Sherman Oaks Street Fair for the second straight year. Both events drew crowds from the surrounding communities and offered the perfect chance for us to engage people about the Community Plan update process.

The Van Nuys Arts Fest, with this year’s theme “The Glow Up,” took place at the Van Nuys Civic Center on September 27. It was a celebration of culture that focused on arts, tech, nature, and empowerment. The…


Concept Workshop Events

The Southeast Valley Community Plans Update has met a major milestone! In July and August, we hosted four Concept Workshops where we revealed proposed land use concepts for communities in the Southeast Valley. The events were open house-style, and offered the opportunity for the public to provide direct feedback and ask questions. In addition to land use concepts, the workshops featured information about:

  • The Community Plan Update process and community outreach
  • Transit investment coming to the Southeast Valley and how the Community Plans will respond
  • Access…

Summer Public Events

Summertime means concerts, food, and community events! Our team has visited many Southeast Valley neighborhoods to speak with community members, explain the Community Plans Update work program, and promote our Concepts Workshops. We hope our visits will inform people and get more folks involved in our process.

In addition to visiting Neighborhood Councils in the area to announce our workshops, we have attended six public events in the Southeast Valley this month. Did you happen to catch us at an event near you?

Photo Gallery

Click the images to view slideshow.


Neighborhood Council Land Use Committee Roadshow

Kicking off the “Share” phase of the Southeast Valley Community Plans Update, our team visited several Neighborhood Council land use committees during June and July. These meetings were opportunities for us to share neighborhood-specific feedback we’ve gathered, provide an update on our work program and gather further input that will inform the initial concepts for the new plans.

Concept Workshops Announcement

The Southeast Valley Community Plan Update team has been working hard to update the community plans in the Southeast Valley for the first time in 20 years! We are finally ready to present our proposed ideas and guiding principles for the three plan areas based on what we’ve heard from local stakeholders over the last ten months and our own technical analysis. Join us at our concept workshops this summer to see what we have come up with and share your thoughts on our initial thinking. 

Totally Awesome Summer Kickoff and Valley Pride

June 22 was a busy day for the Southeast Valley team! During outreach activities at Studio City’s Totally Awesome Summer Kickoff Event and Valley Pride in Van Nuys, we talked to stakeholders about the Community Plan update and our upcoming concepts workshops. The Totally Awesome Summer Kickoff at Moorpark Park was a family-friendly event hosted by the Studio City Neighborhood Council with games, inflatable jumpers, piñatas, and catering from In-N-Out.

Kicking Off the Share Phase

The Southeast Valley Community Plans team has reached a major milestone by completing our initial “Listen” phase of outreach activities. From Fall 2018 to Spring 2019, the project team has spoken with hundres of people. We visited 9 Neighborhood Councils, hosted 4 public open house meetings, met with neighborhood and business groups, spoke with immigrant community leaders, met with over 100 youth and attended numerous public events. We love getting to know the diverse communities of the Southeast San Fernando Valley.

Public Events

Throughout the Listen phase of the Southeast Valley Community Plans Update, our team has engaged with the public at events throughout the Community Plan Area. We have partnered with neighborhood organizations as well as Council Districts 2, 4, and 6 to attend local events, with a focus on informing local stakeholders about our work program and gathering community feedback. We appreciate every opportunity to engage with stakeholders and plan to continue to have a presence at future community events. 

Youth Outreach

The Southeast Valley Community Plans Update team paid special attention to dialoguing with youth in the three Plan Areas. This constituency is not typically involved or represented in planning efforts, but will hopefully thrive in these neighborhoods for decades to come. During our Listen phase, we have talked with over 100 young people from Grant High School, Van Nuys High School, East Valley YMCA, and Harvard-Westlake School. The youth participants described the challenges they currently face and dynamic visions for the future of their communities. 

Business Group Outreach

Among the stakeholder groups our team has reached out to over the past few months is the business community, including the Valley Industry and Commerce Association (VICA), Southeast Area Realtors Group, and the Sherman Oaks Chamber of Commerce. These meetings have been a chance for us to familiarize business owners with the Community Plans Update process and gather feedback we can use as we develop the initial ideas for the plan update.

Neighborhood Group Outreach

Aside from the Neighborhood Councils, the Southeast Valley Community Plans Update team has reached out to other neighborhood groups, including Van Nuys Neighborhood Watch Captains, Van Nuys Civic Center West Neighborhood Group, the Sherman Oaks Homeowners Association and the Toluca Lake Homeowners Association. Participants shared ideas about different issues in the community such as housing, mobility, access to open space, and commercial spaces. 

COFEM Focus Group

On January 31, the Southeast Valley team conducted focus groups with more than 20 Latino community leaders from the San Fernando Valley, part of a targeted effort to reach out to groups that were underrepresented at our Open House events. Like the Open House listening sessions, these focus groups were an opportunity for community members to talk about key issues of concern to them such as housing density and design, the perception of safety when walking or using public transit, traffic and parking, and the need for more green and open spaces. 

What We've Heard So Far

In the Listen phase of the Southeast Valley Community Plans Update, we've sought input from community members on local land use issues. We kicked off the Plans Update with four Open Houses throughout the Southeast Valley featuring facilitated small-group discussions, or "listening sessions", with participants. Several major recurring themes were identified at these events, including:

Open House Events

Our team hosted four Open Houses earlier this fall to begin the community plan update process and obtain feedback from community members. These events were part of the listening phase of our outreach strategy. Special thanks to the venues that hosted the Open Houses: the North Hollywood Amelia Earhart Regional Library, the Studio City Branch Library, and Harmony Toluca Lake Church.

Neighborhood Council Roadshow

To kick off the Community Plan Update process, our team has been doing outreach throughout the Southeast Valley for the past two months. We started with a Neighborhood Council Roadshowthat kicked off in September and included presentations to nine different Neighborhood Councils:

Southeast Valley CPU Kick Off!

The Department of City Planning has officially launched a three-year effort to update the three Community Plans for the Southeast San Fernando Valley:

Many existing policy documents envision and guide investment, growth, design, and development in the Southeast San Fernando Valley. This document library compiles some of the plans, policies, and proposals that the Los Angeles City Planning Department will review and consider throughout the Community Plan Update process. 

The Department has developed a number of policy documents for the Southeast Valley. These documents regulate the look and feel of specific areas, preserve historic resources, and incentivize particular uses in designated areas. The Department will consider these existing documents during the update process. In some cases, these documents will continue to exist as complements to the updated Community Plans, and in other cases, their regulations will be incorporated into the new plans.

North Hollywood - Valley Village

Valley Village Specific Plan

NOHO Commercial & Artcraft Overlay

​Sherman Oaks - Studio City - ​Toluca Lake - Cahuenga Pass

Ventura-Cahuenga Specific Plan

Mulholland Specific Plan

​Van Nuys-North Sherman Oaks

Van Nuys CDO

Panorama City CDO

Van Nuys HPOZ

Van Nuys Streetscape Plan

Mayor's Office

The Mayor’s Office also guides citywide planning efforts. Though these programs and plans do not originate in the Department, but they are often related to its work. The update process for the Southeast Valley Community Plans will take the Mayor's Office's efforts into consideration. 

Lankershim Blvd. Great Street

Van Nuys Blvd. Great Street

Resilient Los Angeles Plan

Sustainability pLAn

A number of citywide efforts affect the goals and vision of Community Plans. The Department creates some of these policy and planning documents as stand-alone documents or as Elements of the City’s General Plan. The Mayor's Office also engages in citywide placemaking and sustainability efforts. The Southeast Valley Community Plan Update team will consult these documents throughout the update process. 

Planning Documents

The Department periodically adopts new policies, regulations, and guidelines that address citywide issues. The Community Planning process in the Southeast Valley will incorporate many of these into the zoning for the area, making them more permanent.

TOC Guidelines

LA River Masterplan

Transit Neighborhood Plans (TNP)

re:code LA

General Plan

Land use is only one factor in determining where people live, work, and play. The City’s Community Plans make up an Element of its General Plan, a document that the State of California requires every city to prepare. Other Elements of Los Angeles’s General Plan that are especially relevant to the Community Plan process appear below.

Framework Element

Plan for a Healthy Los Angeles

Mobility Plan

Public Recreation Plan

The Department is one of many public agencies whose planning and policy decisions that impact the Southeast Valley. Key documents from other public agencies appear below.

Community Redevelopment Agency (CRA)

The CRA was created in 1945 as a tool to revitalize communities. The agency was dissolved in 2011, but the CRA's plans have lived on and continue to shape development in the City of Los Angeles. In July 2018, the CRA's website went offline, but its plans are still in effect in North Hollywood. The CRA plans that impact the Southeast Valley appear below. 

North Hollywood Redevelopment Plan

North Hollywood Design for Development Guidelines

Los Angeles County Metropolitan Transportation Agency (Metro)

LA Metro is responsible for planning, building, and maintaining the County's transportation system. Through Metro's Transit Oriented Communities program, the agency promotes integration of land use, transportation, and community development, with several efforts underway in the San Fernando Valley. Additionally, Metro has a number of pending transit projects in the Valley.

Transit Oriented Communities

Pending Transit Projects in the SFV

A number of Metro projects in the San Fernando Valley impact the Southeast Valley. These projects include:

Southern California Association of Governments (SCAG)

SCAG is a regional association of governments for six Southern California counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura) and 191 cities. The SCAG Regional Transportation Plan/Sustainable Communities Strategy charts a course for closely integrating land use and transportation so the region can grow smartly and sustainably.

2016 RTP/SCS

LA County Department of Regional Planning

Although the County of Los Angeles' Department of Regional Planning does not have land use authority within the City of Los Angeles, it is responsible for planning in unincorporated areas. This includes Universal Studios, which is adjacent to the Studio City – Sherman Oaks – Toluca Lake – Cahuenga Pass community plan area. The Universal Studios Specific Plan, as well as the department’s Spanish Planning Glossary, are included here for reference. 

Spanish Planning Glossary

Universal Studios Specific Plan

California Environmental Quality Act (CEQA)

A state law requiring state and local agencies to analyze the potential impacts of their actions on the environment, disclose their findings to the public, and to mitigate impacts where feasible.

Community Plan

The Land Use Element of the General Plan consists of 35 Community Plans. Each focuses on a particular area or community in the City (e.g., North Hollywood – Valley Village Community Plan).


The number of residential units permitted per acre of land.

Environmental Impact Report (EIR)

Type of environmental review prepared when the City determines that a project may potentially have significant environmental impacts.

Floor Area Ratio (FAR)

The ratio of the gross floor area of a building to the area of the lot where it is located. (This video explains FAR.)

General Plan

The General Plan is the City's guide for its future growth and development. The State of California requires every city to adopt a General Plan. General Plans have a typical lifespan of 20 to 30 years and must be updated periodically. 

Each General Plan must cover certain topics in sections called Elements (such as the Land Use Element, the Housing Element, and the Safety Element).

General Plan Framework

The Framework Element of the General Plan lays out goals and policies for topics related to growth and services. All General Plan Elements adopted by the City need to be consistent with the Framework.

Height District

Establishes a zone’s height and Floor Area Ratio limitations.

Implementation Tools

Zones or regulations included in the Community Plan that supplement basic zoning regulations and help realize the Plan’s goals for new development.

Infill Development

Development of vacant or underutilized land within urbanized areas.


The public and quasi-public facilities required in order to serve the development and operational needs of a community, such as roads, public transportation, water, and sewer systems.

Land Use Designation

Examples of land use designations include residential, industrial, commercial, and open space. Each land use designation has a list of corresponding zones.

Mixed-Use Development

A project that combines compatible uses within the same structure, such as a building with residential uses above ground-floor commercial space.


A law or statute enacted by a city government. Zoning is established by ordinance.

Planning Commission

A committee of five or more citizens who are appointed by the City to review matters related to planning and development.

Transit Oriented Development (TOD)

Development located near transit. The City’s General Plan encourages locating new housing and businesses near transit to provide convenient alternatives to car travel (e.g., walking, bicycling, taking public transportation).


Zoning determines the uses permitted on a parcel and provides regulations for development, including height, bulk, and setbacks.

Los Angeles City Planning encourages Angelenos to participate in the update process so that the Community Plans reflect their vision. Attending events, following City Planning on social media, and subscribing to the email list are three easy ways to get involved.

Meetings and Events

Visit the News tab for accomplishments and upcoming events.

Social Media

Follow the Southeast Valley Community Plans on FacebookTwitter, and Instagram

City Planning shares information through its FacebookTwitterInstagram, and YouTube accounts.


Los Angeles Department of City Planning
Valley Community Planning Unit

Southeast Valley Community Plans Update
David Olivo, Senior City Planner*
(818) 374-9915
Andy Rodriguez, City Planner*
(818) 374-5047 

Tal Harari, City Planner
(818) 374-9900 

North Hollywood - Valley Village
Julia Heidelman, Planning
(818) 374-5045

Sherman Oaks - Studio City -
Toluca Lake - Cahuenga Pass

Miles Orr, Planning
(818) 374-5060

Van Nuys - North Sherman Oaks
Mashael Majid, Planning
(818) 374-5054

Isaiah Ross, Planning
(818) 374-1905

Shakeh Boghoskhanian
Geographic Information Systems (GIS)
Jesus Ramos
Hiroyuki Matsuda
*habla español
Kory Sirkin