Boutique Hotel 1130 Hope Street

Transcription

1 Boutique Hotel 1130 Hope Street

2 TABLE OF CONTENTS A B C D E F G H SUMMARY OF ENTITLEMENT REQUEST COMMUNITY OUTREACH SUMMARY LETTERS OF SUPPORT SITE PLAN SITE PHOTOS HISTORIC ASSESSMENT CITY REQUEST TO DEMOLISH EXISTING BUILDING CRITERIA FOR APPROVAL FOR ENTITLEMENT REQUESTS 2

3 SUMMARY S. HOPE ENTITLEMENT REQUEST 1. Vesting Conditional Use Permit - CUP Code Section from which relief is requested: W.24. (USE); Code Section which authorizes relief: T3b and W.24 A vesting CUP to allow use of a 44 guest room hotel located within 500 ft of residential uses in the [Q]R5-4D-O zone. 2. CUB for the Sale of Alcohol - Code Section from which relief is requested: n/a; Code Section which authorizes relief: W.1 A Conditional Use to permit the sale and dispensing of a full line of alcoholic beverages, including beer and wine, in the proposed restaurant and lobby/bar area on the ground floor, bar/lounge on the lower level 2 (LL2) floor, pool deck on the 9th floor and mini bars located in each guestroom and to allow consumption of alcohol throughout the hotel premises when purchased through either the restaurant, lobby/bar, bar/lounge or pool deck bar. The owner will manage all alcohol sales. 3. Zone Variance for Parking, Loading Dock and Pool Deck - Code Section from which relief is requested: A4, A4, A4i3 and A4i1. (Parking), C6 (Loading Dock) and A1b3 (Pool Deck); Code Section which authorizes relief: Variance to 1) provide zero (0) off-street parking spaces in lieu of the required four (4) spaces, 2) allow a commercial use adjoining an alley without a loading space and, 3) permit use of an open air pool deck as a bar area on the 9th floor of the subject site. 4. ZAA Adjustment for Yard Setbacks - Code Section from which relief is requested: C1, 2 and 3; Code Section which authorizes relief: For all floors, request to reduce the front yard setback to 0 in lieu of the required 15 ft, the rear yard setback to 0 in lieu of the required 20 ft and the side yard setbacks to 0 in lieu of the required 13 ft. 5. Director s Determination for Increased FAR - Code Section from which relief is requested: Ordinance No ; Code Section which authorizes relief: Director's Determination pursuant to LAMC Section regarding transfer of floor area (TFAR) for projects located within the City Center Redevelopment Project Area to allow the project to exceed the 6 to 1 FAR by approximately 13,000 sq. ft. and to provide a public benefit payment in lieu of a transfer of floor area from a donor site. 6. Project Permit Adjustment (PPA) - Code Section from which relief is requested: A.30 e; Code Section which authorizes relief: E1 A Project Permit Adjustment from Director to deviate from the Downtown Design Guide (Ordinance No. 181,557). 3

4 COMMUNITY OUTREACH 4

5 COMMUNITY OUTREACH 5

6 COMMUNITY OUTREACH 6

7 COMMUNITY OUTREACH 7

8 LETTER FROM MAYOR 8

9 LETTER FROM COUNCILMAN 9

10 LETTER FROM CENTRAL CITY ASSOCIATION (CCA) 10

11 LETTER FROM NEIGHBORHOOD COUNCIL 11

12 LETTER FROM CENTRAL CITY DEVELOPMENT GROUP 12

13 LETTER FROM LIVE, WORK & PLAY 13

14 11 ST. FLOWER ST. HOPE ST HOPE ST. EVO 311 UNITS LUMA 236 UNITS ELLEVEN 176 UNITS GRAND AVE. 12 ST. SITE PLAN 14

15 SITE PHOTOS 15

16 SITE PHOTOS 16

17 SITE PHOTOS 17

18 SITE PHOTOS 18

19 SITE PHOTOS 19

20 SITE PHOTOS 20

21 SITE PHOTOS 21

22 SITE PHOTOS 22

23 SITE PHOTOS 23

24 HISTORIC ASSESSMENT Finding Designed by the architect Edward John Borgmeyer in 1909, 1130 S. Hope Street (FRA Apartments) generally is intact and retains moderate integrity, thus it is representative of the type and style. The interior architectural features have been altered over the years and have sustained a high degree of water damage due to deteriorated roof. Some integrity has been lost by missing wood window frames and all windows missing the pane glass. In addition, the streetscape setting relationship between the property and its environment has changed with the construction of newer multi-story commercial buildings and tower apartment buildings adjacent to the site. The Forum Theater building, that remains today, is a much better example of Borgmeyer's architectural work, and 1130 S. Hope Street appears to be one of his earlier commissioned building designs that lack the architectural quality necessary for listing in the National Register under Criterion C or the California Register of Historical Resources under Criterion 3. Further the building has no known associations with events or persons important in local, state or national history more than 50 years ago; therefore, it does not appear to be eligible for listing in the National Register under Criteria A or B or the California Register under Criteria 1 or 2, respectively. The building is assigned a California Historical Resource Status Code of "6Z," which was defined by the California Office of Historic Preservation on 12/8/2003 as "found ineligible for National Register, California Register or Local designation though survey evaluation. Impacts on Historical Resources The proposed project would have no impact on historical resources since the resource located at 1130 S. Hope Street was found, through survey evaluation, to be ineligible for listing in the NRHP or the CRHR or local designation; therefore, it is not considered an historical resource for the purposes of CEQA. The FRA Apartments, located at 1130 S. Hope Street is not presently listed in the National Register of Historic Places, or the California Register of Historical Resources. The resource was not listed individually in the California Historical Resources Information System, nor was any mention of a district - local or national. The building at 1130 S. Hope Street was previously identified in a CRA historic resources survey: Architectural/Historical Survey of the Central Business District dated 1981, prepared by Roger G. Hatheway & Associates. The resource was designated with a National Register Status Code of 5, which states "Ineligible for the National Register but still of local interest." An historical assessment was conducted on February 15, 2013, and the apartment building was found ineligible for the National Register, California Register or local designation through survey evaluation. The appropriate California Historical Resource Status Code for a property so designated is 6Z. For the complete historic assessment, refer to Historical Assessment: 1130 S. Hope Street Los Angeles California prepared by ICF International, March

25 CITY REQUEST TO DEMOLISH EXISTING BUILDING 25

26 CRITERIA FOR APPROVAL FOR ENTITLEMENT REQUEST #1 & #2 1. VESTING CONDITIONAL USE PERMIT 2. CUB FOR THE SALE OF ALCOHOL 26

27 1. That the project will enhance the built environment in the surrounding neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city, or region. Vesting Conditional Use Permit - Commercial Projects in R5 Zone within 500 ft of Residential 1130 S. Hope will be a 44 guestroom hotel located in the [Q]R5-4D-O zone of the South Park sub-areas of the Central City Community Plan and the City Center Redevelopment Project Area. The project is being developed by the BIMHF, LLC and designed by Marshall Projects. While the [Q] condition allows for hotel use in the R5 zone, a CUP is required per Code Section W.24 because the property is located within 500 feet of residential uses. Use can be granted per Code Section T3b. The project will include the substantial renovation of a vacant 76 room 3-story URM apartment building with a full basement into a 60,220 sq. ft. 10 story 44 guestroom boutique hotel with a restaurant, bar, lounge/club, conference/meeting room, gallery space and pool deck. The project requires the demolition of 10,411 sq. ft. of the existing 26,108 sq. ft. building and preserves 15,697 sq. ft. of the structure and masonry façade. Preservation of the essential elements of this 1909 URM vestigial will pay homage to a bygone era of architectural design while at the same time creating the structural foundation for an artful reinvention of space that complements the architectural landscape that is redefining the South Park community. The development of 1130 S. Hope will continue the plan for redevelopment by eliminating a blighted uninhabitable building that has haunted the South Park community for almost 20 years. The land locked 7,829 sq. ft subject parcel is surrounded by what is known as the "Unified Development" of the "Elleven" building, located at 1111 S. Grand Avenue, the Luma building, located at 1100 S. Hope Street and EVO, located at 1155 S. Grand which began development in the early 2000s. Each of these inspirational developments have accomplished the goal of creating a live work and mixed use residential environment in the South Park community. With its proposed upscale lounge and chic underground bar, 1130 S. Hope will further the South Park goal to create a 24 community by offering local residents an intimate locale for socialization, a place to expand on business venture ideas or to simply relax after a day s work. Also, as envisioned by the site s Q condition zoning, commercial development such as the 1130 Hope in the R5 zone can help spur economic development by attracting visitors who will explore Downtown Los Angeles and spend their resources while conducting their business. Unlike the convention hotel market that strives to provide an insulated environment for activities, 1130 Hope will provide a neighborhood based home away from home for visitors, a place to live and work in Downtown Los Angeles and a place that will foster exploration of the City s nightlife and cultural assets. As indicated in the Central City Community Plan, the Los Angeles Sports and Entertainment District (LASED) Specific Plan, adopted by City Council on September 4, 2001, approved a maximum of 3.75 million square feet of entertainment/ mixed-use development that requires a minimum of 500 dwelling units and 1,400 hotel rooms and includes a variety of uses including hotel, retail, entertainment residential, live theater movie theater, office, medical clinic/sports medicine center, tourism and related uses. The LASED which 27

28 governs those properties generally bounded by Olympic Boulevard on the north, Flower Street on the east, Pico Boulevard on the south and 110 freeway on the west, supports the goals for the South Park community by providing expanded development of this area as a major entertainment/mixed use development. The plan also indicates that the anticipated job growth in South Park over the next few years is also expected to attract large commercial projects that will combine commercial and residential development and take advantage of the benefits of this unique downtown location. Conditional Use For the Sale of Alcohol A Conditional Use is being requested to permit the sale and dispensing of a full line of alcoholic beverages, including beer and wine, in the proposed restaurant and lobby/bar area on the ground floor, bar/lounge on the lower lever second floor, pool deck on the 9 th floor and in the mini bars located in each guestroom, and to allow consumption of alcohol throughout the hotel premises when purchased through either the restaurant, lobby/bar, bar/lounge or pool deck bar. The sale of alcohol for the entire site will be managed by the project owners, BIMHF, LLC. Establishment of an in-hotel bar/lounge and in-room mini-bar service provides a space for a safe communal socialization and the enjoyment of alcoholic beverages. As indicated above, the Central City and South Park areas are attracting young professionals to the area, which now boasts one of the highest median income levels in the City. As a 44 guestroom boutique hotel centered in an area with emerging local clientele, the 1130 Hope in-house restaurant has an opportunity to offer the finest in culinary experience, ambiance and guest services. The provision of alcoholic beverages, and especially fine wines, will be a quintessential element of 1130 Hope s premiere restaurant services, signature entrees and in-room dining services. 28

29 11 ST. FLOWER ST. HOPE ST HOPE ST. EVO 311 UNITS LUMA 236 UNITS ELLEVEN 176 UNITS GRAND AVE. 12 ST. SITE PLAN 29

30 2. That the project s location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety. Vesting Conditional Use Permit - Commercial Projects in R5 Zone within 500 ft of Residential Compared to the recently completed developments in Central City, the scale of the proposed 10-story 44 guestroom 1130 S Hope project has a modest footprint on a 7,829 sq. ft. lot. It will be 10 stories compared to the surrounding 17 story 223 unit Luma live work condominium building on its north side, the 24 story 311 unit EVO condominium building located to east across the alleyway and the 13 story 194 unit Elleven condominium building located northeast of the subject site on the same block. Also, the adjacent properties are buffered by a 20 foot alley on the north side of the site, 20 foot alley on the east side of the site and a 50 foot access easement on the west side of the site, creating permanent setbacks that lend to the preservation of natural light and airflow for the subject site and the adjacent properties Hope will be a boutique hotel located in a rapidly expanding community of South Park. It will feature a dramatic open air courtyard as you enter. This courtyard will feature trees and landscaping, seating areas, and the remaining brick walls from the original building. The courtyard will lead to the lobby. A restaurant will be open to the public on the ground floor, as well as a bar/lounge in the basement. The second floor will feature a gallery/event space. Floor 3-8 will be hotel rooms, as well as a conference room on the 3rd floor. The 9th floor will be a bar with a pool deck. The 10th floor will feature 3 penthouse luxury suites. The building will feature green building techniques, and will encourage guests to take public transportation and other alternative modes of transportation. 30

31 STREET VIEW 31

32 In recent years, the South Park district of downtown Los Angeles has seen many dramatic changes for the better. The district covers 25 square blocks, bounded by the Harbor Freeway (SR 110) on the west, the Santa Monica Freeway (I-10) on the south, Main Street on the east, and Eighth Street on the north. Bordering the district are Pico-Union on the west, West Adams on the southwest, South Los Angeles district on the southeast, the Warehouse District on the southeast, and the Financial District on the northeast. Major thoroughfares include Venice, Pico and Olympic Boulevards, Grand Avenue, and Figueroa Street. The opening of the Staples Center in 1999 opened the floodgates for a rapid transformation of the area. Luxury condominiums with ground-floor retail began construction shortly afterwards. The district's proximity to the University of Southern California, as well as the Metro Blue Line light rail line and most recently the Expo Line to Culver City, have made it an attractive area for young professionals. This new "South Park" is also home to the "L.A. Live" entertainment complex and the Fashion Institute of Design & Merchandising or FIDM. In 2007, after a 57 year absence, Ralphs Supermarket returned to the neighborhood, opening an upscale Ralphs Fresh Fare store. In the beginning of summer 2012, developers broke ground on a dual-hotel featuring Courtyard by Marriott and Residence Inn, and is expected to be open by the summer of The light industry and storefronts that once formed the commercial base of the South Park area have been replaced by corporate headquarters, including those of AEG Group and Herbalife. Dance halls have given way to L.A. Live, which houses theaters, concert halls, and upscale clubs. The changes aren t just cosmetic; they re structural, giving South Park great long-term prospects for growth and prosperity. South Park is filled with a rich mix of entertainment options that have made the area a mecca for people from all over Los Angeles. New residential spaces and new businesses have solidified the neighborhood as one of the best places to live, work, and play in Los Angeles. This neighborhood transformation includes the creation of over 30 small restaurants, bakeries, coffee houses as well as large chain franchises throughout the community. Services include dog walker and pet grooming locations which indicate the dramatic spike in residential occupancy. 32

33 DOWNTOWN LA DEMOGRAPHICS The Summary of the Downtown LA Demographic Study 2011 conducted by Downtown Center Business Improvement District details the population as follows: 28,861 Residential Units (up 11% from 2008) 45,518 Residents (Up 15.1% from 2008) Downtown Residents 54% Female, 46% Male Median Age: 33 Median Income: $86,300 Completed 4 years of college or higher: 80% Employed: 83% Of that, 57% work in downtown 52% work at senior or professional staff levels Own pets: 43% Ownership Renters: 68% Owners: 28% Other 4% Activities/Attendance Sporting Events: 2.0 times/year Music, theatre, or dance: 3.5 times/year Art museums/galleries: 3.8 times/year Median grocery spend/week: $ Per-person median spend on lunch in downtown: $15.56 Per-person median spend on dinner in downtown: $28.28 Downtown Employees 64% Female, 36% Male Median Age: 38 Median Income: $88,700 53% at top, senior or professional staff levels Completed 4 years of college or higher: 73% Own pets: 50% Ownership Renters: 47% Owners: 45% Other 8% Activities/aAttendance Sporting Events: 1.9 times/year Music, theatre, or dance: 2.4 times/year Art museums/galleries: 2.6 times/year Median grocery spend/week: $ Per-person median spend on lunch in downtown: $14.05 Per-person median spend on dinner in downtown: $29.12 Downtown Visitors 64% female, 36% male Median Age: 44 Median income: $91,400 Completed 4 years of college or higher: 69% 33

34 NEIGHBORHOOD GARDEN LOBBY 34

35 3. That the project substantially conforms with the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan. Vesting Conditional Use Permit - Commercial Projects in R5 Zone within 500 ft of Residential According to the Central City Community Plan, South Park is recognized as a mixed-use community with a significant concentration of housing. This thriving residential community includes the proximate sitting of auxiliary support services such as retail and commercial developments that provide employment opportunities for area residents. Towards that end, and in the interest of creating a linkage between jobs and housing, the development of substantial, community benefitting commercial projects will be encouraged. The Central City Community Plan notes that Downtown Los Angeles also has an emerging residential population, especially in the Historic Core, South Park and Bunker Hill. The importance of a thriving residential community is vital to the success of Central City. Having residents live and work in the community will foster one of Central City s primary goal which is the establishment of an active 24- hour downtown which will help create economic opportunities. It further states that the ultimate goal of the Central City Community Plan is to create an environment conducive to conducting business and actively promote Downtown Los Angeles as the economic center for the region and California. The plan also seeks to encourage the investment in Central City of all types of businesses including commercial office, retail, manufacturing, and tourism, which in turn expands job opportunities for all of the city s residents. The development of 1130 Hope will help the Central City Community Plan meet several of its purpose statement objectives: Create residential neighborhoods; while providing a variety of housing opportunities with compatible new housing. Improve the function, design and economic vitality of the commercial districts. Preserve and enhance the positive characteristics of existing uses which provide the foundation for community identity. As a hotel property with commercial elements including a bar and lounge, 1130 Hope meets the Objective 1-1 of the Central City Land Use Policy to promote housing and limit ancillary commercial to that which meets the needs of neighborhood residents or is compatible with residential uses Hope meets the needs of the neighborhood residents by not only providing quality guestroom spaces for their friends and family, but also an upscale social environment for residents to connect, share ideas and relax. As private residential developments, the surrounding properties primarily cater to and provide social activity for their residents Hope will be a point of convergence for local residents, and a 24-hour location where neighborhood residents can all meet and greet Hope will also foster residential Land Use Objective 1-2 to increase the range of housing choices available to Downtown employees and residents. As a neighborhood based boutique hotel in the transforming South Park community, 1130 Hope will serve as the initial point of entry for many visitors seeking to relocate to Downtown Los Angeles and will provide a safe and welcoming, inviting homestead for visitors to get to know the community and their potential new neighbors. The guestrooms in 1130 Hope are purposefully larger than the standard guestroom offering as they will range from 439 sq. ft to an apartment like penthouse size of 747 sq. ft., providing the ultimate livable experience for guests. Also, as a hotel designed for those that are public transit minded, all visitors will be compelled to take to the streets, explore and find out more about where they are and how they can get to where they need to go. 35

36 The Community Plan was developed in the context of promoting a vision of the Central City area as a community that Preserves and enhances the positive characteristics of existing uses which provide the foundation for community identity, such as scale, height, bulk, setbacks and appearance. While not deemed to be an adaptive reuse project in accordance with the interpretation of the Adaptive Reuse Ordinance, 1130 Hope further meets the community plan s residential land use policy by preserving core elements of its existing building as part of the project design. The prominent vestige of the exterior façade which spans the entire 50 foot frontage of the subject parcel will serve as a humble remembrance of Los Angeles historic architectural landscape. The General Plan Framework also states that the growth strategy is focused on residential and commercial growth along corridors. As anticipated in the Central City Community Plan - Tourism and entertainment play a significant role in the commercial activity of Los Angeles and Central City. The Convention Center and the Staples Arena add significantly to the draw of downtown for visitors. Several major hotels are located in Central City with more anticipated after the completion of the Staples Arena. The completion of the Staples Arena could dramatically impact the hotel and entertainment component in Downtown - the development of new hotels are following in the footsteps of the creation of the LASED. Several convention size hotels are being developed in response to the guest room need such as the completed Ritz Carlton and Marriot Hotels at LA Live on Olympic just west of Figueroa and the planned reinvention of the Wilshire Grand Hotel on Wilshire and Figueroa Hope will uniquely help meet the ultimate goal of the Central City Community Plan to create an environment conducive to conducting business and actively promote Downtown Los Angeles as the economic center for the region and California. As the plan also seeks to encourage the investment in Central City of all types of businesses including commercial office, retail, manufacturing, and tourism, which in turn expands job opportunities for all of the city s residents. As a 24-hour operation, 1130 Hope will create approximately 10 full-time jobs and approximately 25 part-time jobs. As a 44 guestroom boutique hotel embedded in the South Park community, 1130 Hope will meet the intent of the community plan s commercial land use Objective 2-3 to promote land uses in Central City that will address the needs of all the visitors to Downtown for business, conventions, trade shows, and tourism Hope will specifically meet the intent of: Policies to support the development of a hotel and entertainment district surrounding the Convention Center/Staples Arena with linkages to other areas of Central City and the Figueroa corridor; Objective 2-4 to encourage a mix of uses which create an active, 24-hour downtown environment for current residents and which would also foster increased tourism; and Policies to promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity. 36

37 Additionally, the City Center Redevelopment Plan states that the proposed development for the South Park Development Area is to achieve a mixed-use live/work community, consisting of a housing-commerce community featuring open space. It further defines desirable private land uses as: Regional Center Commerce and Parking, including but not limited to service establishments; retail/wholesale stores; business offices; professional offices; recreational; sports and entertainment enterprises including theaters, clubs and movie houses; hotel and motel uses; and other compatible and related uses; tourism-serving uses; entertainment uses; community commerce and supportive service establishments; high and medium density housing where compatible with existing and proposed development; open space and parking. In reference to open space, the community plan notes that Downtown Los Angeles has the least amount of public open space of any major U.S. urban center. Although a number of private building-related parks and plazas have been built in recent decades, deficiencies at every scale of public open space from large recreational areas to neighborhood parks and pedestrian friendly streets weaken the opportunity for social interaction and the strengthening of community identity and focus. The community plan promotes streets or public rights-of way improved with planting, paving, lighting, signage, and furnishings act as pedestrian friendly, open space corridors Hope meets the community plan Objective 4-1 to encourage the expansion and additions of open spaces as opportunities arise by uniquely designing an open air courtyard oasis on the ground floor with lush green plants and wallscape as well as upper floor green spaces with tree planters on levels 9 and the roof. Planned off-site improvements include public right-of-way enhancements in concert with the Design Guide and alleyway landscaping in partnership with abutting property owners and the City of Los Angeles Department of Public Works Bureau of Street Services. Conditional Use For the Sale of Alcohol City Center Redevelopment Plan states that the proposed objective for the South Park Development Area is to achieve a mixed-use live/work community, consisting of a housing commerce community featuring open space. It further defines desirable private land uses as: Regional Center Commerce and Parking, including but not limited to service establishments; retail/wholesale stores; business offices; professional offices; recreational; sports and entertainment enterprises including theaters, clubs and movie houses; hotel and motel uses; and other compatible and related uses; tourism-serving uses; entertainment uses; community commerce and supportive service establishments; high and medium density housing where compatible with existing and proposed development; open space and parking. The Central City Association s Downtown 2020: Roadmap to L.A. s Urban Future Land Use & Urban Design states that it is a must that all types of development are facilitated by removing unnecessary barriers to investment in Downtown, where there is neighborhood consensus around density, a bold urban aesthetic, and openness to experimentation. The plan advocates for the creation of an Outdoor Dining Ordinance, facilitating activation of open spaces through streamlined ability to use sidewalks and other open-air venues and the development of Nightlife and Entertainment Zones that allow for expansive nightlife and dining and are compatible with residential and commercial uses. 37

38 COMMUNITY MEETING SPACE 38

39 VERTICAL GARDENS 39

40 GREEN ROOFS 40

41 ROOF GARDEN POOL DECK 41

42 SEATING DIAGRAM LOWER LEVEL 2 LOUNGE 42

43 SEATING DIAGRAM LEVEL 01 COURTYARD LOBBY & RESTAURANT 43

44 SEATING DIAGRAM LEVEL 02 RESTAURANT 44

45 SEATING DIAGRAM LEVEL 09 POOL DECK 45

46 Additional Findings - Conditional Use for the Sale of Alcohol 4. Explain how the proposed use will not adversely affect the welfare of the pertinent community Hope will not adversely affect the welfare of the pertinent community given that the establishment of the quality venues that sell alcohol is a desired service for residents and tourists in the South Park community. With 1130 Hope s upscale lounge and chic lower-level bar, the opportunity for local residents and visitors to enjoy alcoholic beverages in a quality environment will further South Park s goal to create a 24 community. The hotel will offer local residents an intimate locale for socialization, a place to expand on business venture ideas or to simply relax after a day s work. Alcoholic beverages will only be available for on-site consumption and will be offered in conjunction with food either at the restaurant, the bar/lounge, pool deck bar or for in-room dinning. There will be no exterior signage advertising the sale of alcohol. Alcoholic beverages will not be served after 2:00 a.m. BIMHF, LLC and its development team are currently meeting with the Homeowners Associations and Tenants Associations of the residential properties within a 500 foot radius of the subject site in order to garner their input on the project s proposed design and operations and to ensure that any concerns from the community are addressed. Specifically, the management of the pool deck bar and services will be discussed with the local residents to establish operational controls so the neighbors are not adversely impacted by the use of the open pool deck space. 5. Explain how the approval of the application will not result in or contribute to an undue concentration of such establishments. Within a 600-foot radius of the proposed subject site, the majority of establishments selling alcoholic beverages are restaurants and bars. None are stand-alone establishments permitted to sell a full line of alcoholic beverages and/or beer and wine for off-site consumption; many sell food in conjunction with alcohol. Specifics regarding each are as follows: Case No. ZA (CUB) - On September 9, 2009, the Zoning Administrator approved the continued sale of a full line of alcoholic beverages for on-site consumption, in conjunction with an existing 13,755 square-foot restaurant ("The Palm Restaurant"), accommodating a total of 367 seats interior and an additional 78 seats exterior, with 24-hour daily operation, on property located within the [Q]R5-4D-0 Zone, at 1100 South Flower Street. Case No. ZA (CUB) - On August 12, 2008, the Zoning Administrator approved a Conditional Use to permit the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with an approximately 4,540 square foot ground floor restaurant and bar, having a maximum of 278 seats, including 110 interior and 72 exterior (restaurant), and 44 interior and 52 exterior (bar), with hours of operation from 7 a.m. to 2 a.m. daily, on property located within the [Q]R5-4D-0 Zone, at South Grand Avenue. Case No. ZA (CUB) - On April 28, 2008, the Zoning Administrator approved the sale of a full line of alcoholic beverages for on- and off-site consumption, in conjunction with a proposed 2,156 square-foot ground level restaurant with outdoor dining upon the public sidewalk, also having a bar and lounge and limited live entertainment, accommodating 184 seats interior and 64 seats exterior, with hours of operation from 7 a.m. to 2 a.m. daily, on property located within the [Q]R5-4D-0 Zone, at West 12th Street.. 46

47 Case No. ZA (CUB)- On September 26, 2007, the Zoning Administrator approved the sale of beer and wine only for on- and off-site consumption, in conjunction with a proposed 3,725 square-foot wine store and bar, accommodating 118 patrons, including 30 seats upon an outdoor patio area, with hours of operation from 9 a.m. to 2 a.m. daily, on property located within tie [Q]R5-4D-0 Zone, at 1050 South Flower Street Case No. ZA (CUB) - On August 24, 2007, the Zoning Administrator approved the sale of a full line of alcoholic beverages in conjunction with a proposed 8,580 square foot restaurant with bar and lounge, also having limited live entertainment, accommodating a total maximum of 353 seats (92 seats in the bar and lounge area, 84 seats in the main dining area, 48 seats in a secondary dining area, and 129 seats in an outdoor patio area), with hours of operation from 7 a.m. to 2 a.m. daily, on property located within the C4-2D Zone, at 1212 South Flower Street. Case No. ZA (CUB) - On June 26, 2007, the Zoning Administrator approved the sale of a full line of alcoholic beverages for on-site consumption in conjunction with a 4,896 square-foot restaurant, accommodating a maximum of 165 seats, with hours of operation from 7 a.m. to 2 a.m. daily, on property located within the [Q]R5-4D-0 Zone, at 1050 South Flower Street, #101. Case No. ZA (CUB) - On October 29, 2007, the Zoning Administrator approved the sale of a full line of alcoholic beverages for on- and off-site consumption, in conjunction with a proposed 6,362-square-foot restaurant with bar and lounge, accommodating a maximum of 239 seats (80 interior restaurant, 75 interior bar, 68 exterior restaurant, 16 exterior bar) also having limited live entertainment, with hours of operation from 7 a.m. to 11 p.m. Sunday through Thursday, and from 7 a.m. to 2 a.m. Friday and Saturday, on property located within the [Q]R5-4D-0 Zone, at 1100 South Hope Street. Case No. ZA (CUB) - On May 8, 2006, the Zoning Administrator approved the sale of a full line of alcoholic beverages for onsite consumption in conjunction with an existing 1,948 square-foot restaurant/bar and lounge, accommodating 64 patrons (39 interior, 25 exterior), with hours of operation from 4 p.m. to 2 a.m. Monday through Friday, and from 10 a.m. to 2 a.m. Saturday and Sunday, on property located within the [Q]R5-4D-0 Zone, at 714 West Olympic Boulevard. Case No. ZA (CUB) - On January 18, 2002, the Zoning Administrator approved the sale of a full line of alcoholic beverages in conjunction with a proposed 13,755 square-foot restaurant, accommodating 367 seats interior and 75 seats exterior, with 24-hour daily operation, on property located within the [Q]R5-4D-0 Zone, at 1100 South Flower Street According to the Los Angeles Police Department s Crime Map, the existence the alcoholic beverage serving businesses do not appear to be associated with any of the crime incidents that have occurred within a 500 foot radius of the subject site for the period between from 11/19/11 to 11/19/12. On the contrary, the primary crime incidents involved auto thief and burglaries, a unfortunate impact of the growth and development of the South Park community. 6. Explain how the approval of the application will not detrimentally affect nearby residential zones or uses. The Q condition of the subject site s [Q]R5-4D-O zoning allows for C4 uses in the R5 zone. As stated above, alcoholic beverages will only be available for on-site consumption and will be offered in conjunction with food either at the restaurant, the bar/lounge, pool deck bar or for in room dinning. There will be no exterior signage advertising the sale of alcohol. Alcoholic beverages will not be served after 2:00 a.m. Neighborhood based restaurants and bars will help create the desired nightlife in the South Park community. 47

48 CRITERIA FOR APPROVAL FOR ENTITLEMENT REQUEST #3 3. ZONE VARIANCE FOR PARKING, LOADING DOCK AND POOL DECK 48

49 Zone Variance Parking, Loading Dock and Pool Deck 1. That the strict application of the provisions of the zoning ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of the zoning regulations. Parking The strict application of the provisions of the zoning ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of the zoning regulations because the redefined project includes the preservation of the existing URM building. The existing building covers approximately 90% of the 7,829 sq. ft. lot leaving insufficient space to provide off-street parking nor is the width of the lot sufficient to provide adequate circulation for subterranean parking. Attempting to construct such parking would simply not be financially feasible and could compromise the integrity of the existing masonry building. Therefore, a parking variance is required in order to permit zero off-street parking spaces in lieu of the required four (4) spaces. As indicated by the original 1909 building permit, 1130 Hope was originally constructed as a 76 unit apartment building. The attached articles from 1909 publications advertise the building as a luxury apartment building containing units with their own bathrooms and kitchens. The total spaces required were calculated based on the code requirements for Change of Use buildings in detailed Code Section B8b and Code Section A4 which determines parking for hotels. However, the exception in Code Section A4p allows guest room parking to be calculated as follows for properties located in the Central City Area: 1 space for every 2 rooms up to 20 rooms, 1 space for every 4 rooms for rooms and one space for every 6 rooms for rooms 41 and above. The commercial areas were calculated based on Code Section A4i3 which allows commercial areas in the Downtown Business District to be parked at 1 space per 1,000 sq. ft. which would include the restaurant, bar and pool deck. Spaces ancillary to these uses must be included in the count as well. Code Section A4i1 allows general assembly spaces in the Downtown Business District to be parked at 1 per 100 sq. ft vs. the standard 1 per 35 sq. ft. Therefore, with 76 parking spaces credited to the building, only 4 spaces will be required. Loading The loading area is an 81 square feet recessed area which leads to a service elevator. This area will be used for vans to drop off items for the restaurant and hotel and is sufficient for a hotel of this size. Deliveries are primarily expected for the restaurant or small items for the guest rooms. Delivery trucks will be able to park in the north alley. The existing building does not have a loading dock, and as we are maintaining the existing building walls, it would not be feasible to create a full loading dock. Creating a dedicated loading dock which is not required for the hotel s operations would reduce the amount of space available for hotel guests to enjoy. 49

50 LOADING DIAGRAM LUMA ELLEVEN ALLEY PARKING LOT HOPE STREET LOADING AREA DRIVEWAY ALLEY EVO DRIVEWAY ONE STORY COMMERCIAL 50

51 ROOF PLAN DIAGRAM LUMA ELLEVEN ALLEY PARKING LOT HOPE STREET DRIVEWAY ALLEY EVO DRIVEWAY ONE STORY COMMERCIAL 51

52 LUMA MECH ROOM SECTION THROUGH POOL DECK 52

53 NORTH ELEVATION 53

54 EAST ELEVATION 54

55 SOUTH ELEVATION 55

56 WEST ELEVATION 56

57 Pool Deck The strict application of the provisions of the zoning ordinance would prevent the pool deck from being used as an open air space for recreation and socialization. It would also result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of the zoning regulations. Pool decks are typically open air in the state of California and are not enclosed. An enclosure would add a financial burden to the project and impede the enjoyment of the beautiful California weather by hotel guests. Additionally 1130 S. Hope should be permitted the same property rights to an open air pool deck as has been granted to the surrounding high density residential developments, including Luma, Elleven, and Evo. 2. That there are special circumstances applicable to the subject property such as size, topography, location or surroundings that do not apply generally to other property in the same zone and vicinity. Parking The project will include the substantial renovation of a vacant 76 room 3-story URM apartment building with a full basement into a 60,220 sq. ft. 10 story 44 guestroom boutique hotel with a restaurant, bar, lounge/club, conference/meeting room, gallery space and pool deck. The project requires the demolition of 10,411 sq. ft. of the existing 26,108 sq. ft. building and preserves 15,697 sq. ft., or 60%, of the structure and masonry façade. Thus, it has been determined by Building & Safety that of the existing 76 space credit grant to the property, 46 spaces will be maintained as a credit against parking need for the proposed new use. Given the 46 space credit, only 4 off-street parking spaces would be required to be provided. This variance application request permission to provide zero off-street parking spaces in lieu of the required 4 spaces for 1130 Hope. Development of off street parking would not be feasible, given that the small lot cannot accommodate proper circulation and ventilation for subterranean parking. Preservation of the essential elements of this 1909 URM vestigial will pay homage to a bygone era of architectural design while at the same time creating the structural foundation for an artful reinvention of space that complements the architectural landscape that is redefining the South Park community. Loading Dock Yes, there are special circumstances applicable to the subject property that do not apply generally to other property in the same zone and vicinity. The lot is only 7,829 sq. ft., and the creation of a loading dock would require 400 sq. ft. of useable space, in addition to the area needed to allow trucks to turn into the loading space from the alley. Dedication of such a large amount of space to a loading dock that is not necessary for the operation of a hotel would be an undue hardship. Pool Deck Yes, there are special circumstances applicable to the subject property that do not apply generally to other property in the same zone and vicinity. It is not customary for pool decks to be enclosed in warm weather environments. The additional costs required to maintain humidity control and the building structure to enclose the pool would create an undue burden for this unique hotel. 57

58 3. That the variance is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property in the same zone and vicinity but which, because of such special circumstances and practical difficulties or unnecessary hardships is denied to the property in question. Parking A parking variance is necessary for the preservation and enjoyment of the substantial use generally possessed by other property in the same [Q]R5-4D-O zone and vicinity S Hope is being developed as a preservation project that has incorporated the original masonry brick façade in its design plan. In order to create the unique blend of new upscale guest rooms and a premier restaurant and bar area, the building cannot be completely demolished to provide off street parking. It would be a practical difficulty and unnecessary hardship to require off street parking. The lot is small, and would not be able to accommodate the circulation and ventilation required to subterranean parking. Reduction of any lot area that would take away from operational space would not allow the project to be developed in scale and grandeur in relation to the immediately adjacent properties Hope is being developed as a transit oriented development project that supports public transportation. As such, guest should be encouraged to utilize the rail lines, taxi, and vanpools, and not be encouraged to drive and park cars on site. Downtown Los Angeles is a major business and tourist site for Los Angeles maintains and extensive public parking network that will be available to hotel guests. A parking study found that there are approximately 7,037 pay to park spaces operated by various companies and land owners located within 1,500 feet radius of the subject site. Loading Dock The requirement to develop a loading dock on site would create unnecessary hardships because the required area would comprise a substantial percentage of the 7,829 sq. ft. lot. Rightfully so, the adaptive reuse ordinance does not require that a loading dock be required for existing buildings Hope should be granted the same enjoyment of substantial property rights as would be granted to other commercial sites being converted into residential or mixed uses. Pool Deck As mentioned above, the adjacent high density residential properties are allowed the substantial property right to have an open air pool deck for recreational and socialization activities Hope would like to be granted the same enjoyment of property rights to be able to provide an open air pool deck for its hotel guests. 4. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity in which the property is located. Parking 1130 S. Hope is located approximately.5 miles east of the 110 Harbor Freeway, 0.5 miles north of the Santa Monica (I-10) Freeway, 1.5 miles south of the 101 Hollywood Freeway, and 2.5 miles west of the I-5 Golden State Freeway. Local vehicular access is provided by Modified Major and Secondary Highways including Pico Boulevard, Figueroa Street and Olympic Boulevard. The site is conveniently located to several METRO access points: 2 blocks from the 11th and Flower light rail station and 5 blocks from the 7th Street/Metro Center subway station which provides access to the Metro Red, Purple and Blue Lines. 58

59 Unlike most residential areas, there are approximately 7,037 pay to park spaces operated by various companies and land owners located within 1,500 feet radius of the subject site. Additionally, hotel guest and visitors will have direct access to 2-4 hour metered parking located within a 750 feet radius along Hope Street, Grand Avenue, Olive Street and Flower Street. As a transit oriented development, 1130 Hope is served by 30 public transit routes (including 2 subway lines and 1 DASH line) within 3 blocks of the project. The following summarizes the transportation options for residents of Hope Project: Los Angeles Metro Blue Line stop located 0.2 miles from the project: transports residents from downtown Los Angeles to Vernon, Florence, Watts, Compton, Carson and, Long Beach. The Blue Line makes 22 stops and connects with Metro Red, Purple, Green and Expo Line. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Expo Line stop located 0.2 miles from the project: transports residents from downtown Los Angeles to USC, West Adams, Culver City, and Palms. The Expo Line makes 12 stops and connects with Metro Red, Purple, and Blue Line. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Red Line can be accessed by riding 1 stop on the Expo Line or Blue Line. The stop for the Expo Line and Blue Line is located 0.2 miles from the project. The Red Line transports residents from downtown Los Angeles to Westlake, Macarthur Park, Koreatown, Little Armenia, Thai Town, Hollywood, Universal Studios, and North Hollywood. The Red Line makes 14 stops and connects with Metro Gold, Purple, Expo and Blue Line. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 14 stop is 518 ft from the project: transports residents from downtown Los Angeles to Beverly Hills via Beverly Boulevard. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 71 is 518 ft from the project: transports residents from downtown Los Angeles to Cal State LA via Wabash Avenue and City Terrace Dr. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 96 is 518 ft from the project: transports residents from downtown Los Angeles to Burbank Station via Riverside Dr and the LA Zoo. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Express Bus 460 is 0.1 miles from the project: transport residents from downtown Los Angeles to Disneyland via Harbor Transitway and I-105 Freeway. Los Angeles Metro Bus 66 is 0.3 miles from the project: transport residents from downtown Los Angeles to Wilshire Center and Montebello via 8th and Olympic Boulevard. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 2 and 302 are 0.3 miles from the project: transport residents from downtown Los Angeles to Pacific Palisades via Sunset Boulevard. Los Angeles Metro Bus 4 is 0.3 miles from the project: transport residents from downtown Los Angeles to West Los Angeles and Santa Monica via Santa Monica Boulevard. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 83 is 0.3 miles from the project: transport residents from downtown Los Angeles to Eagle Rock via York Boulevard and Pasadena Avenue. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 38 is 0.4 miles from the project: transport residents from downtown Los Angeles to Washington/Fairfax Transit Hub via W. Jefferson Boulevard. Los Angeles Metro operates from 5am to 1am. Los Angeles Metro Bus 28 and 728 are 0.4 miles from the project: transport residents from downtown Los Angeles to Century City via West Olympic Boulevard. Los Angeles Metro operates from 5am to 1am. 59

60 LADOT DASH Line F stop is 0.3 miles from the project: transport residents from downtown Los Angeles to the Financial District, Exposition Park and the University of Southern California. Loading Dock A loading dock is not necessary for the operation of the 1130 Hope St project. The hotel will utilize vans for deliveries, which can easily be parked in the alley. Delivery hours will be between 4am and 10am which according to the traffic report will not have an impact on rush hour or morning commuter traffic. Pool Deck The pool deck will be located on the ninth floor, and will only be accessible by hotel guests. The pool will operated in accordance with state safety guidelines, and the owners will work in partnership with the immediately adjacent high density residential properties to ensure that the operation of the pool effectively mitigates any noise and use of the open air space. 60

61 5. That the granting of the variance will not adversely affect any element of the General Plan. Parking BIMHF, LLC committed substantial investment to its vision to create a transit oriented development hotel that promotes the notion of a walkable community and the use of public transportation Hope guests will be reliant on car services, shuttles, taxi and the metro rail in order to make there way to downtown from any of the Los Angeles area airports Hope will work to incorporate several of the TDM concepts into its operation plan and in support of its employees: Encourage transportation strategies that include parking and TDM policies and actions that increase ridesharing and give priority to visitor/shopper parking. As a transit oriented development hotel, 1130 Hope visitors will be encouraged to utilize car services, shuttles and taxi service for transport to and from the hotel Encourage the establishment of a TDM Program that would provide: Preferential treatment of carpools and vanpools in terms of parking allocation, location and pricing. Rideshare friendly building design requirements. The leveling out of auto parking and transit commuter subsidies. The provision of information resources for the Downtown traveler. Assessment of effectiveness and adjustment as necessary. Use strategies related to parking that can be used to encourage transit use and a variety of issues to address such strategies such as: Parking subsidies Travel allowances Regulation of parking rates Parking cash out program in which the employer provides a cash allowance to its employees equivalent to the parking subsidy the employer would otherwise provide with encouragement to use the payment of transit fares. Implementation of alternative work schedules. A guaranteed-ride-home program for ridesharer that would provide taxi rides home in cases of emergencies during the day and when the ridesharer needs to work late. Provision of transit information and discounted bus and rail passes as an encouragement to employees to use transit. As indicated in the Central City Community Plan, the proximity of the Seventh Street/Metro Center station at Seventh and Figueroa will encourage visitors and residents who do not want to drive to downtown the option of taking the subway and walking south along Figueroa Street to the Convention Center or Arena and increase the pedestrian activity along the streets. South Park will also be impacted by the Convention Center and Arena by offering residents and workers a nearby location for their entertainment, shopping, and dining needs as well as a place to go and spend leisure time. In accordance with the City of Los Angeles Citywide Toolkit for Achieving Regional Transit Oriented Districts Goals, 1130 Hope is an exemplary project: 61

62 - As the core of the regional transit network, the Central Business District (CBD) is a prime location for economic growth and its employment potential should be strengthened. As the main job center with regional access to the workforce from all directions and all modes, the CBD functions as a key destination on the transit system. While there have long been plans to make the CBD a 24-hour center, it will be critical to balance future residential growth with continued job growth. With high floor-to-area ratios, high allowable densities, and a significant amount of land available for development in some parts of the CBD, both future job and housing growth can be accomplished. - Demonstrate the congestion reduction potential of TOD, and consider these reduced congestion levels in the entitlement review process for transit-oriented development. There is national evidence that, under the right circumstances, TOD can enjoy lower auto trip generation rates and higher levels of transit ridership. However, traffic and parking concerns continue to be the primary reasons why communities are opposed to additional development, even in transit-rich areas. Therefore understanding the extent to which different types of development can benefit from transit proximity and educating the broader public is an important step in supporting transit-oriented development. - Transit-oriented districts are a climate action strategy. Regions and cities in California are increasingly looking to infill development and transit-oriented districts (TOD) to help meet the greenhouse gas emission reduction goals set out in Senate Bill 375. A recent survey of the Gateway Cities Council of Governments (Gateway COG), for example, showed that 80 percent of cities in the Gateway COG had considered TOD as a way to reduce vehicle miles traveled, and a majority had also considered land-use strategies including promoting infill and mixed-use development to increase residential and employment density.3 Potential Strategies that Might be Included in TOD Implementation Revitalization and Intensification o - Increase density/ development o - Revitalize commercial corridors o - Assist existing residents economically (workforce development) o - Enhance economic / job growth - To achieve predictable access and avoid a situation where congestion acts as a chokehold on future economic growth, it is important to ensure major existing job centers are well served and highly accessible to the regional transit network. o The transportation cost savings from alternative mobility choices actually boosts spending on other goods and services in the local economy. o Studies have also shown that workers who take transit are more productive. High quality transportation alternatives have been shown to reduce tardiness, absenteeism, and give employers a competitive advantage in the search for high quality employees. Employees taking transit are also less affected by the grind of driving to work in daily traffic and instead can do work or relax on their trips to and from work. o Pico Station, which is two blocks from 1130 S. Hope St., has a high population density within a half mile, and a high workers to residents ratio. This classifies it as a Central Business District/Special District. - Some jobs are more transit-oriented than others. For example food service and professional, scientific and technical professions are the top sectors generating transit ridership in Los Angeles. Therefore, job centers with concentrations in the top transit supportive 62

63 industries should be a priority for future transit connections. This project will produce food service jobs, and it is only two blocks from a major Metro light rail station, the Pico Station. - Commuters are much more sensitive to walking on the work end of their trip, than on the home end. Excerpted from research by Robert Cervero, shows that that workers are three and a half times more likely to take transit to work if the stop is located close to their office, but are exponentially less likely to take transit if their jobs are farther away from the station. This also means that attention must be paid to station locations on new lines, as orienting them closer to employment centers renders a greater transit ridership benefit. Source: Peter Newman and Jeff Kenworthy. Urban Design to Reduce Automobile Dependence. Opolis, v. 2 no 1 (2006) o The city s adaptive reuse ordinance is credited with adding 10,000 new housing units downtown in the past couple of years through the conversion of historic commercial buildings that were not required to provide any new parking. A 2008 survey of downtown residents showed that increased intensity reduced driving and increased transit use, walking and biking: o The survey showed that in 2008 only one-third of residents reported commuting alone by car, down from two-thirds in 2006; another one-third used public transit, up from 11 percent in 2006; and 37 percent walked or biked, up from 17 percent in The study also notes that 60 percent of downtown residents now live and work in downtown while surveys done a decade ago found 80 percent commuted out of downtown to work. If the adaptive re-use ordinance had required the provision of parking and made driving convenient it is likely that these new residents who according to the survey have an overall median income of $96,200 and are unlikely to be transit-dependent would have driven their cars instead of walking, biking and using transit in uch high numbers. Loading Off-street loading facilities for commercial and industrial uses shall be located in a manner to avoid interference with public use of sidewalks and in conformance with the Los Angeles Municipal Code. Off-street loading facilities will also be screened by landscaping to the extent and in the manner required by the Agency. Pool Deck The use of the pool deck as open space at 1130 Hope meets the community plan Objective 4-1 to encourage the expansion and additions of open spaces as opportunities arise. In addition, the CCA Downtown 2020: Roadmap to L.A. s Urban Future Land Use & Urban Design plan states that creative and innovative places and structures shape the city s urban identity. It further encourages new developments to bring the highest-quality and most exciting architecture to Downtown, complementary to the existing built environment. The unique pool deck is in line with these goals. 63

64 CRITERIA FOR APPROVAL FOR ENTITLEMENT REQUEST #4 4. ZAA ADJUSTMENT FOR YARD SETBACKS 64

65 MASSING DIAGRAM 65

66 MASSING DIAGRAM 66

67 STREET VIEW 67

68 Yards Adjustment 1. Feasible alternatives or mitigation measures which would substantially lessen any significant adverse impact which the development may have on the environment Hope is a 50 x site totaling 7,829 sf. ft lot. Conforming to the setback requirement would 1) require the demolition of the existing building and prevent the preservation of the 1909 masonry brick façade and 2) limit the development of the site to a 24 x 121 site totaling only 3,146 sq. ft footprint. The building would be too narrow to develop a feasible project on the site. "Elleven", "Luma" and EVO are located on the same block as 1130 Hope. Both Luma and EVO share use of the 50 foot wide two-way improved access driveway easement adjacent to the subject site to the south. Uniquely, they also share with the subject site a 20 foot alleyway adjacent to the subject site to the north and a 20 foot access/alley/fire lane adjacent to the subject site to the east, creating a very wide permanent setback surrounding the subject property on each side and the rear which substantially lessens any significant adverse impact the development may have on the environment. Designed to foster open and green space vertically throughout the building, the upper floors of 1130 Hope do not encompass the entire footprint of the parcel. Upper floors 4-10 are substantially setback from the front and side yard on the south side of the building to create the open and green space. Likewise, the rear of the building faces the open air pool deck area of the EVO building located to the east of the site and the open space area of the Luma building to the north of the site. Additionally, floors 1-3 of both the LUMA and EVO building are comprised of commercial and parking and do not have residential units with windows directly facing the subject site. The design of 1130 Hope s upper floors and the design of the adjacent properties allows sunlight to broach each building without significant obstruction as it passes from east to west each day Hope will actually be a small development relative to the adjacent high density residential buildings which dwarfs the proposed project by several floors. The Central City Association s Downtown 2020: Roadmap to L.A. s Urban Future Land Use & Urban Design states that density drives a dynamic urban core and is appropriate in Downtown because of the rich transit and infrastructure network and advocates for an expanded application of the Adaptive Reuse Ordinance s relaxed CEQA and site plan review standards to buildings built after 1974, as well as conversion to commercial uses such as 1130 Hope. If this building was deemed to be an Adaptive Reuse project the preservation of the existing exterior and set-backs would be also be supported by the Community Plan. 2. That the granting of such adjustment will be in conformance with the intent and purpose of the General Plan of the City. Granting of the requested adjustment will be in conformance with the intent and purpose of the General Plan because the plan allows for adjustments in acknowledgement that not all parcels can comply with the setback requirements and at the same time meet the plan s objectives to develop financially feasible and desired buildings. As mentioned above, while 1130 Hope is not deemed to be an adaptive reuse project in accordance with the interpretation of the Adaptive Reuse Ordinance, it further meets the community plan s residential land use policy by preserving core elements of its existing building as part of the project design. This Community Plan was developed in the context of promoting a vision of the Central City area as a community that Preserves and enhances the positive characteristics of existing uses which provide the foundation for community identity, such as scale, height, bulk, setbacks and appearance. The prominent vestige of the exterior façade which spans the entire 50 foot frontage of the subject parcel will serve as a humble remembrance of Los Angeles historic architectural landscape. 68

69 3. That the granting of such adjustment is in conformance with the spirit and intent of the Planning and Zoning Code of the City. Building Address Setback adjustments received Case No. Evo 1155 Received a zoning administrator adjustment to permit zero front, ZA S.Grand rear, and side yards instead of required 15 foot front, 20 foot rear (ZV)(CU)(YV)(ZAA)(SPR) and 16 foot side yards Flower 1130 S. Received an adjustment to permit zero front, rear, and side yards ZA ZAA-ZVZAD St Lofts Flower instead of required 15 foot ront and rear and 8 foot side yards in the R5 zone Luma 1100 S. Received an adjustment to reduce the front yard setback requirement ZA ZV-ZAA Hope to zero for floors 1 and 2, and feet for floors 3 through 17 in lieu of the 15 feet required, to reduce the side yard setback requirement to zero for all floors adjacent to the existing alley and for the 1st and 2nd floors fronting on Hope St. in lieu of the 16 feet required, and to reduce the rear yard setback requirement to 10 feet for the 1 st through 3rd floors in lieu of the 20 feet required. Elleven 1111 S. Received an adjustment to reduce the front yard setback ZA ZV-ZAA Grand requirement to zero for floors 1 and 2, and feet for floors 3 through 13 in lieu of the 15 feet required, to reduce the side Met 1050 S Received a zoning administrator adjustment to permit zero front, ZA (ZV)(ZAA) Lofts Flower rear, and side yards instead of required 15 foot front, 21 foot rear and 11 foot side yards 69

70 4. That there are no adverse impacts from the proposed adjustment or that any adverse impacts have been mitigated. Granting this request to reduce the front yard setback to 0 in lieu of the required 15 ft, the rear yard setback to 0 in lieu of the required 20 ft and the side yard setbacks to 0 in lieu of the required 13 ft. will be mitigated by the open space designs of the adjacent properties, the design of the subject property and the existing alleys and easement surrounding the subject property and, therefore, will not have any significant adverse impact on the environments of the neighboring properties Hope will uniquely help meet the ultimate goal of the Central City Community Plan to create an environment conducive to conducting business and actively promote Downtown Los Angeles as the economic center for the region and California. As the plan also seeks to encourage the investment in Central City of all types of businesses including commercial office, retail, manufacturing, and tourism, which in turn expands job opportunities for all of the city s residents. As a 24-hour operation, 1130 Hope will create approximately 10 full-time jobs and 25 part-time jobs. 70

71 ALLEY VIEW 71

72 MECHANICAL ROOM MECHANICAL ROOM CONFERENCE ROOM GUEST SUITE GUEST SUITE GUEST SUITE THIRD FLOOR PLAN 72

73 LUMA MECH ROOM SECTION THROUGH MECHANICAL ROOM 73

74 ALLEY PHOTOGRAPH 74

75 ALLEY PHOTOGRAPH 75

76 5. That the site and/or existing improvements make strict adherence to zoning regulations impractical or infeasible. The 1130 Hope site and existing improvements make strict adherence to zoning regulations impractical. The project includes the preservation of the existing URM façade and 60 percent of the floor area which is currently at the zero lot line in the front of the building and maintains a 5 foot setback in the rear of the building and a 5 foot setback for approximately 70% on each side in order to provide light to the windows. The redefined project will contain commercial uses up to the 3rd floor and elevate the residential units to floors The project maintains the zero lot line in the front in order to preserve the building façade. Additionally, the 5 foot setback on the building sides would not be required for the commercial elements and would otherwise be utilized space if not incorporated in the projects floor area. 76

77 STREET CAR MAP 77

78 TRAFFIC DIAGRAM 78

79 TRAFFIC STUDY A traffic study was conducted by KOA Corporation to 1) evaluate the proposed hotel operations associated with traffic and parking, 2) analyze the feasibility to accommodate truck delivery and pedestrian activities on the north alley that is located adjacent to the proposed hotel, and 3) determine the adequacy of on-street parking supply in front of the hotel to accommodate hotel guest pickup/drop-off demand and vehicular queuing. The traffic study concludes that based on the low traffic activity that currently exists on the north alley, the addition of six daily truck deliveries by the hotel can be accommodated. The use of the north alley as a pedestrian use space would not impact traffic operations on this alley. Based on the projected peak hour demand of the hotel and valet service provided at the hotel, the provision of two to three guest loading spaces in front of the hotel would be adequate. No queuing spillover is anticipated to occur. For the complete traffic study report, refer to Traffic Study for Proposed Hotel Project at 1130 S. Hope Street, City of Los Angeles prepared by KOA Corporation, May

80 PARKING MANAGEMENT Patrons of the boutique hotel will be primarily shuttled to the hotel via taxis, shuttles or town car services from the airport. The proposed hotel is located less than a 500 ft. of the Metro Line, and will be within 500 ft. of the LA Street Car. Bicycle racks will be made available for patrons, employees, and guests. The hotel will be marketed as a transit oriented development that promotes public transportation and shared car service. The owners will expect their hotel staff and management to use public transportation. Valet and town car services will provided to restaurant guest, conference rooms attendees, and hotel guests. In addition, taxi service will also be made available to all hotel patrons. The restaurant will take guests by reservation only, and approximately will have less than 15 patrons per hour. The restaurants peak hours are expected to be at 7:00 p.m. The hotel anticipates an 85% occupancy load, which translates to 37 of the 44 available rooms for accommodation to be occupied at any given time with an average stay of 1.5 days. It is expected that the hotel will have approximately 15 guests checking-in on an average day throughout the entire day. The hotel plans to use the front of the building to facilitate loading and unloading and requires the relocation of the fire hydrant. The fire hydrant will be relocated to another site south of the property. 80

81 PARKING LOTS 81

82 CRITERIA FOR APPROVAL FOR ENTITLEMENT REQUEST #5 5. DIRECTOR S DETERMINATION FOR INCREASED FAR 82

83 TFAR 1. That the Project is proper in relation to the adjacent uses or the development of the community Hope will include the substantial renovation of a vacant 76 room 3-story URM apartment building with a full basement into a 60,220 sq. ft. 10 story 44 guestroom boutique hotel with a restaurant, bar, lounge/club, conference/meeting room, gallery space and pool deck. The project requires the demolition of 10,411 sq. ft. of the existing 26,108 sq. ft. building and preserves 15,697 sq. ft. of the structure and masonry façade. The site is located in the [Q]R5-4D-O zone for high density residential development. While the underlying zoning allows a 13 to 1 FAR, the D Limitation only allows a 6 to 1 FAR as per Ordinance164,307. As a result, the "D" Limitation reduced the site's permitted FAR from what is allowed by its underlying zoning. Strict application of the zoning ordinance would not permit the project to be developed as it would be financially infeasible for the Applicant. The D designation denotes a development limitation, which subject to certain provisions, limits the developable floor area to six times the buildable area of the site (6:1 FAR). The permitted 6 to 1 FAR is not sufficient to enable the hotel site to provide the level of quality amenities in the project. Additionally, reduced FAR capacity would impact the number and size of guest rooms that can be built. As designed, the standard guest rooms are distinctively large at sq. ft. and the penthouses are a gracious sq. ft., creating the ultimate in a home away from home living environment. The intent of the [Q] Condition (Ordinance 164,307) is to encourage residential mixed-use development in the South Park area. The intent of this [Q] Condition was to primarily encourage residential uses and to allow traditional commercial uses. BIMHF, LLC has submitted the attached TFAR application requesting approval to make a Public Benefit Payment to the City in order to increase the FAR on the subject site. Based on the first floor buildable area of 4,853.6 as defined by code, the maximum allowable floor area for the site is 29,121.6, however the floor area needed to accomplish the project design is at least 41,764 sq. ft. Thus, the application requests that a range of 10,878.4 to 14,878.4 in additional square footage be allotted to the site in order the build the project as designed. If this project were deemed to be an Adaptive Reuse project or a high density residential apartment building, the code would be favorable in allowing a more dense application of FAR on the site. The adjacent EVO, Luma and Elleven buildings have each been granted a variance to allow the buildable lot of their sites to be calculated based the parcel lot size. If this same enjoyment of property right was also permitted for the subject site of 7,829 sq. ft., the maximum available FAR would be 46,974, well above the 41,764 required to develop the project. 2. That the Project will not be materially detrimental to the character of development in the immediate neighborhoods. In recent years, the South Park district of downtown Los Angeles has seen many dramatic changes for the better. The district covers 25 square blocks, bounded by the Harbor Freeway (SR 110) on the west, the Santa Monica Freeway (I-10) on the south, Main Street on the east, and Eighth Street on the north. Bordering the district are Pico-Union on the west, West Adams on the southwest, South Los Angeles district on the southeast, the Warehouse District on the southeast, and the Financial District on the northeast. Major thoroughfares include Venice, Pico and Olympic Boulevards, Grand Avenue, and Figueroa Street. The development of 1130 S. Hope will continue the plan for redevelopment by eliminating a blighted uninhabitable building that has haunted the South Park community for almost 20 years. With its proposed upscale lounge and chic underground bar, 1130 S. Hope will further the South Park goal to create a 24-hr community by offering local residents an intimate locale for socialization, a place to expand 83

84 on business venture ideas or to simply relax after a day s work. Preservation of the essential elements of this 1909 URM vestigial will pay homage to a bygone era of architectural design while at the same time creating the structural foundation for an artful reinvention of space that complements the architectural landscape that is redefining the South Park community. The adjacent high density residential properties (EVO, Luma and Elleven) share use of the 50 foot wide two-way improved access driveway easement adjacent to the subject site to the south. Uniquely, they also share with the subject site a 20 foot alleyway adjacent to the subject site to the north and a 20 foot access/alley/fire lane adjacent to the subject site to the east, creating a very wide permanent setback surrounding the subject property on each side and the rear which substantially lessen any significant adverse impact the development may have on the environment. Designed to foster open and green space vertically throughout the building, the upper floors of 1130 Hope do not encompass the entire footprint of the parcel. Upper floors 4-10 are substantially setback from the front and side yard on the south side of the building to create the open and green space. Likewise, the rear of the building faces the open air pool deck area of the EVO building located to the east of the site and the open space area of the Luma building to the north of the site. Additionally, floors 1-3 of both the LUMA and EVO building are comprised of commercial and parking and do not have residential units with windows directly facing the subject site. The design of 1130 Hope s upper floors and the design of the adjacent properties allows sunlight to reach each building without significant obstruction as it passes from east to west each day Hope will actually be a small development relative to the adjacent residential buildings which will dwarf the proposed project by several floors. 84

85 TFAR DIAGRAM ALLOWABLE TFAR PROPOSED TFAR 85