DEPARTMENT OF CITY PLANNING APPLICATION

Transcription

1 DEPARTMENT OF CITY PLANNING APPLICATION THIS BOX FOR CITY PLANNING STAFF USE ONLY Case Number Env. Case Number Application Type Case Filed With (Print Name) Date Filed Application includes letter requesting: Waived hearing Concurrent hearing Hearing not be scheduled on a specific date (e.g. vacation hold) Related Case Number Provide all information requested. Missing, incomplete or inconsistent information will cause delays. All terms in this document are applicable to the singular as well as the plural forms of such terms. Detailed filing instructions are found on form CP-780. PROJECT LOCATION Street Address 4-54 S Grand Ave, S Olive St & th St. Unit/Space Number Legal Description 2 (Lot, Block, Tract) FR & 2, 2-8, Block 78 of Ord's Survey & FR A, TR 2327 Assessor Parcel Number , -06, -024 Total Lot Area 93,723 sq. ft. (Gross) 2. PROJECT DESCRIPTION Present Use Proposed Use Surface parking (Site A) and mixed-use, currently under construction (Site ) Project Name (if applicable) Mixed Use (Hotel & Commercial) Describe in detail the characteristics, scope and/or operation of the proposed project floor area.the Project includes a modification of an approved Vesting Tentative Tract Map for a unified development Additional information attached YES NO (Attachment A) Complete and check all that apply: Existing Site Conditions Site is undeveloped or unimproved (i.e. vacant) Site has existing buildings (provide copies of building permits) A mixed-use development including a 258 room hotel, 2,722 square feet of restaurant ground floor area, and,896 square feet of retail ground Site is located within 500 feet of a freeway or railroad Site is located within 500 feet of a sensitive use (e.g. school, park) Street Addresses must include all addresses on the subject/application site (as identified in ZIMAS 2 Legal Description must include all contiguously owned properties (even if they are not a part of the proposed project site) CP-777. [revised 04/24/208] Page of 8

2 Site is/was developed with use that could release hazardous materials on soil and/or groundwater (e.g. dry cleaning, gas station, auto repair, industrial) Proposed Project Information (Check all that apply or could apply) Demolition of existing buildings/structures Relocation of existing buildings/structures Interior tenant improvement Additions to existing buildings Grading Removal of any on-site tree Removal of any street tree Site has special designation (e.g. National Historic Register, Survey LA) Removal of protected trees on site or in the public right of way New construction: square 2,28 feet Accessory use (fence, sign, wireless, carport, etc.) Exterior renovation or alteration Change of use and/or hours of operation Haul Route Uses or structures in public right-of-way Phased project Housing Component Information Number of Residential Units: Existing Demolish(ed) 3 + Adding = Total 0 Number of Affordable Units 4 Existing Demolish(ed) + Adding = Total 0 Number of Market Rate Units Existing Demolish(ed) + Adding = Total 0 Mixed Use Projects, Amount of Non-Residential Floor Area: square 2,28 feet Public Right-of-Way Information Have you submitted the Planning Case Referral Form to BOE? (required) YES NO Is your project required to dedicate land to the public right-of-way? YES NO If so, what is/are your dedication requirement(s)? up to 2 ft. If you have dedication requirements on multiple streets, please indicate: 2 ft. dedication & 3 ft. easment on 2th St. 3. ACTION(S) REQUESTED Provide the Los Angeles Municipal Code (LAMC) Section that authorizes the request and (if applicable) the LAMC Section or the Specific Plan/Overlay Section from which relief is sought; follow with a description of the requested action. Does the project include Multiple Approval Requests per LAMC 2.36? YES NO Authorizing Code Section Code Section from which relief is requested (if any): Action Requested, Narrative: See Exhibit A Authorizing Code Section Code Section from which relief is requested (if any): Action Requested, Narrative: Additional Requests Attached YES NO 3 Number of units to be demolished and/or which have been demolished within the last five (5) years. 4 As determined by the Housing and Community Investment Department CP-777. [revised 04/24/208] Page 2 of 8

3 4. RELATED DEPARTMENT OF CITY PLANNING CASES Are there previous or pending cases/decisions/environmental clearances on the project site? YES NO If YES, list all case number(s) VTT CN, ZA CU-ZV-TDR-SPR, ZA MCUP-CUX, ZA ZV-SPR-TDR, & ENV MND (See Exhibit A) If the application/project is directly related to one of the above cases, list the pertinent case numbers below and complete/check all that apply (provide copy). Case No. Ordinance No.: ORD SA295 Condition compliance review Clarification of Q (Qualified) classification Modification of conditions Clarification of D (Development Limitations) classification Revision of approved plans Amendment to T (Tentative) classification Renewal of entitlement Plan Approval subsequent to Master Conditional Use For purposes of environmental (CEQA) analysis, is there intent to develop a larger project? YES NO Have you filed, or is there intent to file, a Subdivision with this project? YES NO If YES, to either of the above, describe the other parts of the projects or the larger project below, whether or not currently filed with the City: See Attachment A 5. RELATED DOCUMENTS / REFERRALS To help assigned staff coordinate with other Departments that may have a role in the proposed project, please provide a copy of any applicable form and reference number if known. a. Specialized Requirement Form TFAR, Subdivider's Statement, Site Plan Review, & Alcohol CUB (CP-7773) b. Geographic Project Planning Referral N/A c. Citywide Urban Design Guidelines Checklist Downtown Design Guide Checklist d. Affordable Housing Referral Form N/A e. Mello Form N/A f. Unpermitted Dwelling Unit (UDU) Inter-Agency Referral Form N/A g. HPOZ Authorization Form N/A h. Management Team Authorization N/A i. Expedite Fee Agreement Provided j. Department of Transportation (DOT) Referral Form N/A replaced by MOU k. Bureau of Engineering (BOE) Planning Case Referral Form (PCRF) N/A due to subdivision request l. Order to Comply N/A m. Building Permits and Certificates of Occupancy n. Hillside Referral Form o. Low Impact Development (LID) Referral Form (Storm water Mitigation) p N/A N/A Proof of Filing with the Housing and Community Investment Department LA Sanitation Case Referral #307 q. Are there any recorded Covenants, affidavits or easements on this property? YES (provide copy) NO N/A CP-777. [revised 04/24/208] Page 3 of 8

4 PROJECT TEAM INFORMATION (Complete all applicable fields) Applicant 5 name Kevin Lindquist Company/Firm DTLA South Park Properties Propco II Address: 50 S Olive Street Unit/Space Number 2250 City Los Angeles State CA Zip Code: 9005 Telephone (23) David.kim@aecom.com Are you in escrow to purchase the subject property? YES NO Property Owner of Record Same as applicant Different from applicant Name (if different from applicant) Address See Exhibit A Unit/Space Number City State Zip Code: Telephone Agent/Representative name Paul Garry Company/Firm Psomas Address: 555 S. Flower Street Unit/Space Number 4300 City Los Angeles State CA Zip: 9007 Telephone (23) paul.garry@psomas.com Other (Specify Architect, Engineer, CEQA Consultant etc.) Architect Name Curtis R. Proctor Company/Firm Cuningham Group Address: 8665 Hayden Place Unit/Space Number City Culver City State CA Zip Code: Telephone (30) cproctor@cunningham.com Primary Contact for Project Information (select only one) Owner Agent/Representative Applicant Other To ensure notification of any public hearing as well as decisions on the project, make sure to include an individual mailing label for each member of the project team in both the Property Owners List, and the Abutting Property Owners List. 5 An applicant is a person with a lasting interest in the completed project such as the property owner or a lessee/user of a project. An applicant is not someone filing the case on behalf of a client (i.e. usually not the agent/representative). CP-777. [revised 04/24/208] Page 4 of 8

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9 EXHIBIT A DTLA SOUTH PARK PROPERTIES SITE IA CITY PLANNING APPLICATION FORM. PROJECT LOCATION SITE A Street Address: S Olive St., S. Olive St., & 309 W. 2 th Street Legal Description (Lot, Block, Tract): FR Lot A of Tract 2327, FR Lot and FR Lot 2 of Block 78 of Ord s Survey Assessor Parcel Number: & Total Lot Area: ~7,285 sq. ft. / ~0.4 acre SITE Street Address: 4-54 S Grand Ave. & 32 W. 2 th Street Legal Description (Lot, Block, Tract): FR Lot 2-8 of Block 78 of Ord s Survey Assessor Parcel Number: , & PROJECT DESCRIPTION Modification to Phase No. 2 of a previously approved unified mixed- use development in order to allow construction of a 6-story, 258-room hotel with approximately 407 square feet of meeting room space and 4,68 square feet of ground floor commercial floor area in lieu of the previously approved 54 residential units with ground floor retail space. The requested actions include, without limitation, a modification to approved Vesting Tentative Tract Map No CN to change the approved use of Site A (Phase No. Two of the approved development) from residential to hotel. 3. ACTION(S) REQUESTED Authorizing section Section from which relief is requested (if any): Request: Director s Determination for Transfer of Floor Area Rights (TFAR) from the Los Angeles Convention Center (Donor Site) for the approximate amount of 5,86 square feet to the Project Site (Receiver Site) permitting a maximum 6.86: FAR in lieu of the maximum permitted 6: FAR. The proposed development provides a total 2,28 square feet floor area. PSOMAS

10 Authorizing section: 7. & 7.5 Section from which relief is requested (if any): Request: Tract Map Modification to Vesting Tentative Tract Map No CN for a subdivision with 29 airspace lots, 2 master lots, and 2 conventional lot for 536 residential units, 258 hotel room units and 3 commercial condominium units, and haul route approval. Authorizing section: 6.05 Section from which relief is requested (if any): Request: Site Plan Review. Authorizing section: 2.24 S Section from which relief is requested (if any): 2.2 A.4 Request: Conditional Use Permit for a 20% reduction in the number of required parking spaces to allow 45 spaces provided in lieu of the 56 spaces otherwise required, before any included parking reduction from bicycle parking credits. Authorizing section: 2.27 Section from which relief is requested (if any): 2.2 A.5(c) Request: Variance to allow 6% compact parking (22 compact spaces) in lieu of a maximum of 40% for the 36 required hotel guest room parking spaces provided. Authorizing section: W. Section from which relief is requested (if any): Request: Conditional Use Permit for on-site sale of alcohol at the proposed Hotel, a restaurant, and one off-site sale establishment for alcoholic beverages. 4. RELATED DEPARTMENT OF CITY PLANNING CASES Are there previous or pending cases/decisions/environmental clearances on the project site? Yes If YES, list all case number(s) VTT CN: Vesting Tentative Tract approved by Advisory Agency for the subdivision of two conventional lots, two master lots, and 33 airspace lots, in the development of a maximum of 666 residential condominiums and a maximum of 25 commercial condominiums including a request for alley vacation and haul route approval. ENV MND: On February 5, 205 the Department of City Planning issued Mitigated Negative Declaration No. ENV MND, which determined that the project would not have a significant effect upon the environment because the mitigation measures agreed to by the applicant before the proposed mitigated negative declaration and initial study were issued would reduce any potentially significant adverse effects to a level of less than significance. On February 8, 205 the Deputy Advisory Agency certified that the Mitigated Negative Declaration reflected the independent judgement of the lead agency, determined that the project would not have a significant effect upon the environment, and adopted the Mitigated PSOMAS 2

11 Negative Declaration. On March 24, 205 the Zoning Administrator adopted that action. ZA CU-ZV-TDR-SPR: On March 24, 205, the Zoning Administrator issued a determination for a Zone Variance to allow reduced parking stall width and reduced drive aisle width, to approve a Site Plan Review to allow a development that creates greater than 50 or more dwelling units, and a Floor Area Deviation to allow a Transfer of Floor Area of less than 50,000 square feet to permit an increase of 49,999 square feet of floor area for a total floor area of 60,220 square feet in lieu of the allowed 562,030 square feet. ZA ZV-SPR-TDR: On December 3, 205, the Zoning Administrator issued a Letter of Clarification confirming that Sites and A could be developed in two phases, clarifies that Conditions of Approval applicable to each of Sites and A respectively can be cleared separately, and that the previously approved Floor Area Deviation to allow a Transfer of Floor Area of less than 50,000 applied only to Site. ZA MCUP-CUX: On December 22, 206, The Office of Zoning Administration terminated all proceedings relative to City Planning Case No. ZA (MCUP)(CUX) and ENV MND. If the application/project is directly related to one of the above cases, list the pertinent case numbers below and complete/check all that apply. ORD SA290 (Development Limitation): The total floor area contained in all buildings on a lot shall not exceed six times the buildable area of lot, except for the following: (a) projects approved under section 48 (Transfer of Floor Area) of the Redevelopment Plan for the Central Business District Redevelopment Project. (e) Projects approved pursuant to any procedure to regulate transfers of floor area as may be adopted by city council. For the purposes of environmental (CEQA) analysis, is there intent to develop a larger project? No Have you filed, or is there intent to file, a Subdivision with this project? Yes If YES, to either of the above, describe the other parts of the projects of the larger project below, whether or not currently filed with the City: The proposed development is a 6-story mixed use development including a 258-room hotel, 407 square feet of meeting room floor area, 2,722 square feet of restaurant floor area, and,896 square feet of retail floor area consisting of two retail establishments. The Project proposes a total floor area of 2,28 square feet. The Project Site, Site A, is part of a larger project approved as a unified development with two-phases that was approved in 205 for both Site and Site A. Phase One (Site ) of that Project consists of a 536-unit mixed-use building, which is currently under construction. No changes to Site are proposed. Phase two PSOMAS 3

12 (Site A) was approved for a 54-unit mixed-use building, however the Site remains undeveloped/unimproved. A Vesting Tentative Tract Map was approved for the entire unified mixed-use development (VTT CN). The Applicant proposes to develop a hotel with ground floor commercial area on Site A in lieu of the 205 approved residential and commercial mixed-use building. This action requires a modification to the approved Vesting Tentative Tract map to document the revised Project on Site A. In addition, the revision of this Project will require a new Site Plan Review application, Director s Determination for Transfer of Floor Area, Conditional Use Permit for reduced parking, a Zoning Variance to increase the percentage of compact parking spaces, and a Conditional Use Permit for on-site and off-site sales of alcohol. PROJECT TEAM INFORMATION PROPERTY OWNER OF RECORD SITE Name: Kevin Lindquist Company: Aven Apartments, LLC Address:50 S. Olive Street Unit / Space Number: 2250 City: Los Angeles State: CA Zip Code: 9005 Telephone: (23) klindquist@mackregroup.com SITE A Name: Kevin Lindquist Company: DTLA South Park Properties Propco II, LLC Address:50 S. Olive Street Unit / Space Number: 2250 City: Los Angeles State: CA Zip Code: 9005 Telephone: (23) klindquist@mackregroup.com PSOMAS 4

13 ATTACHMENT A Entitlement Request for Conditional Use for a reduction in required parking, Conditional Use Permit for alcohol, Zoning Variance for increased amount of allowed compact parking, Transfer of Floor Area, Site Plan Review, and a Modification to a Vesting Tentative Tract Map. Project Name: Select Service Hotel (DTLA South Park Properties Site A) Site Address: & S. Olive St. & 309 W. 2 th St., Los Angeles 9005 APPLICANT John Livingston DTLA South Park Properties Propco II, LLC 50 S. Olive Street, Unit 2250 Los Angeles, CA 9005 REPRESENTATIVE Paul Garry Psomas 555 S. Flower St., Suite 4300 Los Angeles, CA PROJECT DESCRIPTION Project Location The proposed Select Service Hotel (Site A) development ( Select Service Hotel or Project ) is located on an approximately 0.4-acre site located in the South Park neighborhood of Downtown Los Angeles within the Central City Community Plan Area. Site A consists of one parcel (APN ) located at and S. Olive Street and 309 W 2 th Street ( Project Site ). The Project Site (Site A) is included within, and constitutes the second phase of, a previously approved unified mixed-use development (consisting of a Site and Site A) with 666 condominium dwelling units, and approximately 20,690 square feet of commercial retail uses across the two buildings. The building on Site, which is under construction was approved as a 52-unit mixed-use building and a 54-unit residential mixed-use building was approved on Site A. The uses on, and design, of Site will not be modified by the Project. Given the unified mixeduse development s integrated nature, the Project is properly viewed as a modification or refinement to the previously approved unified mixed-use development project, rather than a new stand-alone project. The Project Site is currently undeveloped and used as a surface parking lot. The site is approximately 0.58 miles east of the Harbor (0) Freeway and 0.43 miles north of the Santa Monica (I-0) Freeway. The Project Site is generally located at northwest corner of Olive Street and 2 th Street, with office, residential, industrial, and commercial buildings on the north, south, east and west sides of the Project Site. The Project Site is located in the South Park neighborhood, which is generally bounded by 8 th Street, Main Street, the Santa Monica (I-0) Freeway, and the Harbor (0) freeway. Regional access to the South Park Neighborhood is by vehicle via the Harbor and the Santa Monica Freeways. Major highways serving the Project area include Olympic Boulevard and Grand Avenue. 55 S. Olive Street PSOMAS

14 Secondary streets serving the area include Flower Street, Hope Street, Olive Street, th Street, Hill Street, Broadway and Pico Boulevard. Land Use and Zoning Designation The Project Site is located entirely within the Central City Community Plan Area and has a land use designation of Regional Center Commercial. The Site has a corresponding zone classification of C2-4D-O. The proposed Select Service Hotel is a permitted use within the C-2 zone. The Project Site is located in Height District No. 4, which permits a maximum floor area ratio (FAR) of 3:, with no limitation for building height. The D limitation restricts the Floor Area Ratio to 6:, except under circumstances, such as Transfer of Floor Area Rights approval, which is applicable to this Project. Additionally, the Project Site is located within the Civic Center Redevelopment Project area. No changes to the land use designation or zoning classification are proposed. Previous Project Approvals The Project Site (Site A) is included within a previously approved unified mixed-use development (Site and Site A) with 666 condominium dwelling units, and approximately 20,690 square feet of commercial retail uses across the two buildings. The building on Site, which is under construction was approved as a 52-unit mixed-use building and a 54-unit residential mixed-use building was approved on Site A. Subsequent to the Project approval, the City approved a shift of 24 units from Site A to Site, so Site will have 536 residential units when complete. The refined project design includes a change to the proposed use on Site A only. Instead of the approved 2-story mixed-use building with residential units and 0,780 square feet of commercial floor area, the Applicant is proposing a 6-story hotel with 258 guest rooms, 407 square feet of meeting/conference room floor area, and 4,68 square feet of commercial floor area. The following previous project approvals are related to the unified Site and Site A development: VTT CN: Vesting Tentative Tract approved by Advisory Agency for the subdivision of two conventional lots, two master lots, and 33 airspace lots, for the development of a maximum of 666 residential condominiums and a maximum of 25 commercial condominiums including a request for alley vacation and haul route approval. ENV MND: On February 5, 205 the Department of City Planning issued Mitigated Negative Declaration No. ENV MND, which determined that the project would not have a significant effect upon the environment because the mitigation measures agreed to by the applicant before the proposed mitigated negative declaration and initial study were issued would reduce any potentially significant adverse effects to a level of less than significance. On February 8, 205 the Deputy Advisory Agency certified that the Mitigated Negative Declaration reflected the independent judgement of the lead agency, determined that the project would not have a significant effect upon the environment, and adopted the Mitigated Negative Declaration. On March 24, 205 the Zoning Administrator adopted that action. ZA CU-ZV-TDR-SPR: On March 24, 205, the Zoning Administrator issued a determination for a Zone Variance to allow reduced parking stall width and reduced drive aisle width, to approve a Site Plan Review to allow a development that creates more than 50 dwelling units, and a Floor Area Deviation to allow a Transfer of Floor Area of less than 50, S. Olive Street PSOMAS 2

15 square feet to permit an increase of 49,999 square feet of floor area for a total floor area of 60,220 square feet in lieu of the allowed 562,030 square feet. ZA MCUP-CUX: On December 22, 206, The Office of Zoning Administration terminated all proceedings relative to City Planning Case No. ZA (MCUP)(CUX) and ENV MND, which was related to a Master Conditional Use Permit for alcohol and live entertainment. Surrounding Properties The Project is immediately surrounded by a mix of residential, retail, and office uses and a parking structure. Buildings range from low-rise to high-rise buildings which are physically separated from the Project Site by secondary streets, a parking lot, or an alley. To the west of the Project Site, across the abutting alley is a construction site for the 38-story Aven Apartments residential building (Site ). Further west is the high-rise Evo/Luma/Elleven residential building complex on Grand Avenue. Directly north, abutting the Project Site, is a six-story parking garage. Further north, abutting the opposite side of the parking structure, on the same block as the project site, is currently a vacant parking lot and the location of the proposed 5-story mixed use development (Site 2). To the northeast of the Project Site, across Olive Street is currently surface parking lots and the location of the proposed 60-story mixed-use development (Site 3). Directly across Olive Street, to the east of the Project Site, is the 32-story USC Tower (formerly the AT&T Tower) within the multibuilding Transamerica Center. On the southeast corner of the 2 th Street and Olive Street intersection, located caddy-corner to the Project Site, is a surface parking lot and a single-story commercial building. To the south of the Project Site, across 2 th Street is a two-story commercial building with office uses. To the southwest of the Project Site, across 2 th Street is a seven-story residential building. Proposed Development The proposed development on Site A will include construction of a 6-story mixed-use building with 258 hotel guest-room units and 4,68 square feet of ground floor retail and restaurant uses. On level two the Project includes 407 square feet of meeting room floor area. A single-level subterranean parking garage will be located beneath the commercial ground floor of the building with 36 parking stalls. The commercial component of the ground floor consists of hotel lobby, restaurant, and retail uses that will occupy the building s frontage on 2 th Street. The ground floor maintains active frontage on 2 th Street and partial active frontage on Olive Street. The 258 guestroom units are located on levels three through sixteen. On level sixteen, the development features open space amenities for hotel guests and visitors such as a swimming pool, a spa, and outdoor seating and lounge areas. In addition, the building provides open space in the form of an exterior patio and veranda on the second floor of the building for hotel visitors and guests as well as a hotel entry plaza and garden on the ground floor. The building will have a total floor area of up to 2,28 square feet and reach approximately 96 feet in height. The proposed development on Site A is related to the approved mixed-use development (Site ) located directly west of the Project Site, separated by the adjacent alley (Margo Street). Site is currently under construction and will be a 38-story mixed-use building with 536 residential units 55 S. Olive Street PSOMAS 3

16 and approximately 4,06 square feet of ground floor and basement level commercial floor area. With the refinement of the Site A Project, the two developments will provide 536 residential units, a 258-room hotel, and approximately 8,679 square feet of commercial floor area. Sufficient open space will be provided on Site to independently satisfy the residential development s open space requirements. No open space is required for the hotel and commercial developments on Site A, though open space is provided on Site A as described below. Parking for Site IA will be provided partially on Site A and partially in the existing parking structure abutting the Site to the north. The entitlements for the Select Service Hotel will generally consist of modification to Phase No. 2 of a previously approved unified mixed- use development previously approved by the City in 205 through the cases enumerated above. The applicant has submitted a supplemental analysis to the Mitigated Negative Declaration prepared by Meridian Consultants (the CEQA consultants who prepared the original MND) which reviewed the information and findings of the 205 Initial Study and MND. This analysis, which has been independently reviewed by and reflects the independent judgment of the City, indicates that the modified proposal currently before the City would not result in substantially new or different impacts nor require different mitigation than that contained in the previously adopted MND. Instead, the project modifications would not materially affect the impact analyses and conclusions of the MND. Therefore, the Project does not trigger the need to prepare a subsequent EIR or subsequent negative declaration under Section 562 or any other Section of the CEQA Guidelines. General Information Site 3 Project Details Table : Project Summary Street Address S Olive St. & 309 W. 2 th St. APN No s Existing Zoning C2-4D-O Proposed Zoning C2-4D-O General Plan Designation Regional Center Commercial Site Area 7,285 square feet / 0.4 acres Proposed total floor area 2,28 square feet Proposed FAR 6.86: Building Height 96 feet (6 Stories) Hotel 258 guest-room Units Commercial 4,68 square feet Meeting Rooms 407 square feet Total Open Space* Not Required Total Automobile Parking** 38 spaces (Required) 38 (Provided) Total Bicycle Parking*** 30 Required (Short-term & Long-term) 30 Provided (Short-term & Long-term) *No on-site open space is required due to the proposed hotel and commercial uses. **Total required and provided Automobile Parking is based on the 5% parking reduction for bicycle parking credits per LAMC 2.2 A.4 and the requested conditional use approval for 20% parking reduction per LAMC 2.24 S. See Table 2 for more information on required and provided parking. 55 S. Olive Street PSOMAS 4

17 ***Without waiving of any arguments that the Project is not subject to changed ordinances by virtue of the Project s vested rights pursuant to VTT CN, Bicycle Parking requirements are based on Bicycle Parking Ordinance No that was adopted on March 27, 208. Access and Parking Based on the proposed 4,68 square feet of commercial space, 407 square feet of meeting room space and the 258 hotel guest units, 56 parking spaces are required for the Select Service Hotel, not including permitted bicycle parking credits. The application includes a request for a conditional use permit for a 20% automobile parking reduction to allow a minimum parking requirement of 45 spaces. With the 5% automobile parking reduction from bicycle parking credits, a total of 38 parking spaces are required. A total of 36 parking spaces will be provided onsite for hotel guest rooms within one subterranean basement level of the building. A total of 2 parking spaces for the Project s meeting room space will be provided in the abutting parking structure to the north of the Site. Consistent with the required bicycle parking per LAMC 2.2 A.4 as updated by Ordinance No. 85,480, the Project provides 30 long-term bicycle parking spaces on the subterranean level within the building footprint and 30 short-term bicycle parking spaces located on the ground level on 2th Street and on Olive Street. Access to on-site parking is provided through a driveway entrance on Olive Street, located north of the Olive Street and 2th Street. The driveway entrance on Olive Street is located on the northeast side of the Site to prioritize active lobby and retail uses towards the building s corners. This entrance allows vehicular traffic to access and exit the subterranean basement level through two ramps that slope immediately after the entrance. Servicing for the commercial and residential uses is provided by an on-site loading dock at ground level, accessible from the alley. Proposed Use First 20 Hotel Rooms Additional 20 Hotel Rooms Remaining 203 Hotel Rooms Total Hotel Room Parking Table 2: Summary of Required and Provided Parking Proposed Units / sq. ft. Requirement (Spaces) 20 per 2 rooms 0 20 per 4 rooms 5 28 per 6 rooms 37 Required Parking Required parking with CUP* Required Parking with Bicycle Credits** 258 N/A Meeting/ 407 sf per 00 sf Conference Rooms Restaurant*** 2,722 sf per,000 sf Retail***,896 sf per,000 sf Parking Provided 55 S. Olive Street PSOMAS 5

18 TOTAL SPACES *Per Section 2.24 S of the LAMC, the Applicant requests a Conditional Use Permit to allow a 20% reduction in required automobile parking. ** Per Section 2.2 A.4 of the LAMC, hotel buildings may replace up to 5 percent of the required automobile parking with bicycle parking if the site is within,500 feet of a transit stop. *** Per Downtown Parking District (DPD) Exceptions to Commercial Regulations of the LAMC, no parking is required for commercial space less than 7,500 square feet. Transit Access The Project Site is located approximately 0.2 miles (,20 feet) from the existing Pico Station on the Metro Blue Line and Expo Line. There are multiple bus routes that serve the Project Site on Olive Street, Grand Avenue, Hill Street, and other nearby streets. Street Improvements The Project Site is located at the northwest corner of S. Olive Street and W. 2 th Street. The Project is required to dedicate a 20-foot radius return, or 5 feet by 5 feet cut corner at the northwest corner of Olive Street and 2 th Street. On 2 th Street, the Mobility Element requires a 64-foot wide right-of-way with a 40-foot roadway and 2-foot sidewalks. Currently, 2 th Street has a 60-foot right-of-way with a 40-foot roadway and a 0-foot sidewalk. The Project will require a two-foot dedication to allow for the two-foot widening of the adjacent sidewalk and a three-foot sidewalk easement on 2 th Street. The existing conditions of Olive Street currently meet the right-of-way requirements of the Mobility Element for a 90-foot right-of-way with a 56-foot roadway and 7- foot sidewalks. No dedication or widening is required on Olive Street. The standards for alleys in the Mobility Element require a 20-foot roadway. The alley on the west of the Project Site is currently a 20-foot wide roadway. Therefore, no dedication on the alley is required. Open Space Based on the proposed hotel, restaurant, and retail uses, no open space is required for the Project. However, outdoor amenity space will be provided on Site A within a ground level entry plaza, an exterior deck and outdoor veranda on the second floor, and a rooftop deck with a swimming pool, spa, and seating areas on the sixteenth floor. As no residential units are proposed, no on-site trees are required by LAMC Section 2.2 G.2. However, in compliance with the standards of the Downtown Design Guidelines, four street trees; three Chinese Flame Trees on 2th Street and one Tipu Tree on Olive Street will be provided. Further, the hotel design includes on-site trees within the ground level featured garden of the entry plaza and within the exterior patio and veranda on the second floor. Downtown Design Guidelines The Project Site is subject to the provisions of the Downtown Design Guidelines and the Downtown Street Standards, both of which have been adopted by the City Planning Commission. Overall, the design of the hotel is consistent with the Downtown Design Guidelines. The hotel includes an array of design solutions to address the following Design Guideline standards: Varies setback to respond to building function and to create visual interest (3.B.3). 55 S. Olive Street PSOMAS 6

19 Designs ground floor space with a linear frontage equal to at least 50% or 75% of street frontage to accommodate retail (4.B.). Tower sitting and massing maintains key views to important natural and man-made features (6.D.4). Requested Entitlements The Select Service Hotel entitlements will generally consist of the modification to Phase No. 2 of a previously approved unified mixed- use development in order to allow construction of the Select Service Hotel. The Applicant respectfully requests the following entitlements:. Conditional Use approval for a 20% reduction in the number of required parking spaces to allow 45 spaces provided in lieu of 56 spaces otherwise required, before accounting for parking reduction from bicycle credits (Section 2.24 S; Section 2.2 A.4). 2. Conditional Use Permit for off-site and on-site sales and consumption of alcoholic beverages at the proposed Hotel, a restaurant, and one off-site sale retail establishment for alcoholic beverages (2.24 W.). 3. Zone Variance to allow up to 6 percent of the required hotel guest room parking to be designed as compact parking stalls in lieu of the code-required maximum of 40 percent compact parking stalls Section 2.2 A.5(c)). 4. Director s Determination for Transfer of Floor Area Rights (TFAR) from the Los Angeles Convention Center (Donor Site) for the approximate amount of 5,86 square feet to the Project Site (Receiver Site) permitting a maximum 6.85: FAR in lieu of the maximum permitted 6: FAR. The proposed development provides a total of up to 2,28 square feet floor area. (Section 4.5.7). 5. Site Plan Review, including a request for Downtown Design Guidelines conformance determination (Sec. 6.05). 6. Tract Map Modification to Vesting Tentative Tract Map No CN for a subdivision with 29 airspace lots, 2 master lots, and 2 conventional lot for 536 residential units, 258 hotel room units and 25 commercial condominium units, and haul route approval application. (Sections 7. & 7.5) 55 S. Olive Street PSOMAS 7

20 2. FINDINGS. CONDITIONAL USE FOR REDUCED PARKING SPACES. The Applicant requests approval of a Conditional Use Permit per Los Angeles Municipal Code (LAMC) Section 2.24 S to allow for a 20% reduction in required parking. Per LAMC Section 2.2 A.4, the Project is required by Code to provide 56 parking stalls, 52 spaces for the proposed 258 guest-rooms and 4 spaces for the 407 square feet of meeting room space. According to the Downtown Parking District (DPD) Exceptions to Commercial Regulations of the LAMC, no parking is required for commercial space less than 7,500 square feet; therefore, the Project is not required to provide parking for the proposed 4,68 square feet of retail and restaurant space. The total 56 parking stalls required do not include accounting for automobile parking reduction from bicycle parking credits. With approval of a Conditional Use Permit for a 20% reduction, the Project would be required to provide 45 parking spaces, 42 for hotel guest room parking and 3 for meeting room floor area, in lieu of the Code required 56 parking spaces. With the 5% automobile parking reduction from bicycle parking credits, a total of 38 parking spaces are required, 36 for hotel guest rooms and 2 for meeting room floor area, in lieu of the 45 otherwise required, contingent on the Conditional Use approval. A total of 36 parking spaces will be provided on-site for hotel guest rooms within one subterranean basement level of the building. A total of 2 parking spaces for the Project s meeting room space will be provided in the abutting parking structure to the north of the Site. Consistent with the required bicycle parking per LAMC 2.2 A.4 as updated by Ordinance No. 85,480, the Project provides 30 long-term bicycle parking spaces on the subterranean level within the building footprint and 30 short-term bicycle parking spaces located on the ground level on 2th Street and on Olive Street. GENERAL CONDITIONAL USE FINDINGS: i. 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. The Project is located within the South Park community of Downtown Los Angeles, a highly urbanized setting with a mix of residential and commercial uses, primarily office and retail. South Park, an entertainment hub within the Convention Center sphere of influence, is adjacent to the Los Angeles Sports and Entertainment District and in close proximity to a transit station. The Project Site is located approximately 0.2 miles from the existing Pico Station on the Metro Blue Line and Expo Line, reducing the reliance on automobiles for hotelguests, employees, and visitors to the project. The proposed project is a 6-story mixed-use development with a 258 guest-room hotel, 407 square feet of meeting room floor area, and 55 S. Olive Street PSOMAS 8

21 approximately 4,68 square feet of ground floor commercial area. Surrounded by office, commercial and residential uses, the proposed hotel, retail, and meeting room space will be a destination for local workers, residents, visitors, and businesses, providing a 24-hour, seven days-a-week regional center of business, dining, entertainment, and activity. Retail uses are expected to include, but not limited to one restaurant and two neighborhood-serving retail establishments. South Park increases its livability from continued development of employment, visitor serving facilities, and retail service amenities, which will provide current and future convention center attendees and surrounding businesses with lodging and meeting room opportunities. Development of the Project site, which currently consists of a surface parking lot, will assist in South Park s ongoing evolution as an entertainment hub within the convention center sphere of influence with commercial, and tourist accommodating uses. As the Convention Center, Staples Center, and entertainment establishments increase in attendance, demand for lodging options within the South Park neighborhood will continue to increase. The proposed Project will help address this need in the community, city, and region, emphasizing South Park and Downtown Los Angeles as an entertainment hub. The select service hotel and meeting room space will benefit businesses in the area or visiting for a convention. The immediate vicinity currently has few hotels and restaurants to serve the numerous employees of existing office and industrial buildings nearby, such as the Transamerica Center, and the addition of retail and meeting room space, across the street from existing office development, will perform an essential and beneficial service to existing businesses and the community. The close proximity of the Site to the Pico Metro station accommodates sustainable and walkable lodging and employment options for residents and visitors of Los Angeles. The hotel, meeting rooms, restaurant, and retail stores combined within the Project promote pedestrian activity throughout all hours of the day, which is desired in South Park and the Central City area. In Downtown Los Angeles with access to sufficient public transit, the availability of onsite parking is not an expected amenity for visitors, many of which whom are traveling too far of distances to drive. Since it is common and more convenient among tourists and visitors to avoid bringing their personal vehicles to Downtown Los Angeles, approval of the Conditional Use Permit for reduced parking would serve as a more efficient and functional use of space. Further, the location in Downtown Los Angeles, and within walking distance from LA Live, the Convention Center, and the Staples Center will deter guests visiting for business or entertainment events to rent a vehicle during their stay. By providing on-site retail service amenities and recreational facilities, hotel guests, local employees, and nearby residents will be less inclined to travel outside the neighborhood for shopping and dining, thus aiding in the relief of traffic congestion issues. Therefore, the Project is performing an essential and desirable service by prioritizing active ground floor uses as opposed to additional parking spaces. The Project will enhance the built environment in the surrounding neighborhood and will provide services that are beneficial to the community and greater region. The re-imagination of the Site with development of hotel and ground floor commercial uses provides the property with a use that is more in-line with the needs and projected growth of the South Park 55 S. Olive Street PSOMAS 9

22 neighborhood and Downtown Los Angeles. Providing active ground floor uses will promote an urban shopping and dining experience in South Park, to attract more people to the community and to Downtown. The requested Conditional Use Permit for reduced parking requirements allows the maximum active utilization of the ground floor to engage the development with the street and the community. In adding a 258-room select service hotel, 407 square feet of meeting rooms, and 4,68 square feet of commercial floor area, the Project will enhance Downtown s competitiveness in commercial markets. In addition, the Project will generate a range of employment opportunities, transient occupancy tax, and sales tax revenue for the community and City. ii. 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. The proposed Project will be compatible in size, height, and operations of other similar buildings in the neighborhood, which are largely residential and commercial. Buildings range from low-rise to high-rise buildings which are physically separated from the Project Site by secondary streets, a parking lot, or an alley. To the west of the Project Site, across the abutting alley is a construction site for the 38-story Aven Apartments residential building (Site ). Further west is the high-rise Evo/Luma/Elleven residential building complex on Grand Avenue. Directly north, abutting the Project Site, is a six-story parking garage. Further north, abutting the opposite side of the parking structure, on the same block as the project site, is currently a vacant parking lot and the location of the proposed 5-story mixed use development (Site 2). To the northeast of the Project Site, across Olive Street is currently surface parking lots and the location of the proposed 60-story mixed-use development (Site 3). Directly across Olive Street, to the east of the Project Site, is the 32-story USC Tower (formerly the AT&T Tower) within the multi-building Transamerica Center. On the southeast corner of the 2th Street and Olive Street intersection, located caddy-corner to the Project Site, is a surface parking lot and a single-story commercial building. To the south of the Project Site, across 2th Street is a two-story commercial building with office uses. To the southwest of the Project Site, across 2th Street is a seven-story residential building. The Project density and scope, as designed, is appropriate for the Site and the surrounding properties. Of all the existing high-rises in the immediate vicinity, described above, the Project Site (Site A) has one of the smallest lot areas. In order to provide the density and high-rise building form, planned for the South Park community and compatible with the surrounded neighborhood, the Applicant requests a Conditional Use Permit to reduce parking requirements for the proposed hotel and meeting room space. There will be no adverse effect on the general welfare of the City, the surrounding community or the future guests of the property because the reduced parking requirements. The general welfare is served by the redevelopment of underutilized properties into a regional center commercial development with a 258-room hotel and 4,68 square feet of street front commercial uses that will promote foot traffic and a positive street life. The Project does not remove any existing housing or retail stock, and the proposal will serve the general welfare of 55 S. Olive Street PSOMAS 0

23 the neighborhood by proposing land uses that are compatible with surrounding residential and office developments. The redevelopment of the subject Site will improve the safety, welfare, and aesthetic of the neighborhood. The Project s amenities of hotel, retail, and restaurant services with ground floor activity will bring life to this underutilized intersection of 2 th Street and Olive Street. The Project activates the block with new commercial tenants, dining, and a hotel lobby supporting the pedestrian environment of the area and improving the welfare and safety of the surrounding neighborhood by providing a 24-hour natural security, bringing more eyes on the street. The requested entitlement for the reduction of parking requirements is compatible with the surrounding uses and existing transportation infrastructure, as many of the surrounding buildings are oriented to promote pedestrian activity and there are sufficient public transit options within walking distance. By providing 55 parking spaces in lieu of the Code required 8 parking spaces, the Project will reduce traffic congestion and reduce the amount of automobile trips generated by the Project. With fewer cars accessing and exiting the Project Site and parking structure on the north of the Site, pedestrians will have less interferences on the public right-of-way. The Project will strengthen this area as a walkable community and contribute to a more consistent urban form to complement adjacent developments and connect the South Park neighborhood with the rest of Downtown. iii. That the project substantially conforms with the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan. The Project is not in a specific plan area but substantially conforms with the purpose, intent and provisions of the General Plan and the Central City Community Plan. The mixed-use Project will meet goals important to the City: a. The Framework Element of the General Plan states Improvement of the jobs and housing relationships in sub-areas of the City may be accomplished through the reuse of commercially zoned corridors and development at transit stations which afford the opportunity for the development of a mix of uses, housing, local retail, and offices, and can improve localized jobs and housing relationships. b. The Framework Element s land use chapter Goal 3G maintains the Downtown Center as the primary economic, governmental, and social focal point of the region with an enhanced residential community. Objective 3. is to provide for the continuation and expansion of government, business, cultural, entertainment, visitor-serving, housing, industries, transportation, supporting uses, and similar functions at a scale and intensity that distinguishes and uniquely identifies the Downtown Center. c. The land use chapter of the Framework Element also encourages development in proximity to rail and bus transportation corridors and stations. Additionally, it is intended that a considerable mix of uses be accommodated to provide population support and enhance activity near the stations. This may encompass a range of retail commercial, offices, personal services, entertainment, restaurants, and housing that serve both transit users and local residents. The highest development intensities are 55 S. Olive Street PSOMAS

24 targeted generally within one quarter mile of the transit stations. Framework Element Transit Station Goal 3K calls for transit stations to function as a primary focal point of the City s development. The proposed Project would meet all three of the goals stated above. The 258-room select service hotel and 4,68 square feet of ground floor commercial venues within the mixed-use Project would provide additional lodging and employment opportunities near existing Metro stations, thus improving the jobs/housing balance and accommodating visitor-population growth. The Project s location in Downtown and close proximity, within walking distance, to the Los Angeles Sports and Entertainment District is visitor-serving for business, entertainment, and cultural purposes. The subject Site is identified as being within the Convention Center s sphere of influence (Figure 3, Central City Community Plan). The Project s new hotel and commercial development will improve the urban fabric, provide a social focal point for the community, and represent the distinguishable character of Downtown. The Project will meet the Framework goal of focusing development near transit stations, as it would be located within one-quarter mile of the Pico Metro Station. Further, the requested Conditional Use Permit for reduced on-site parking will encourage hotel guests, visitors, and employees to use the existing transportation infrastructure in place, including bus lines and Metro Rail, increasing transit ridership through population support and enhancing activity near stations. The purpose of the Community Plan s goals and objectives is to promote a vision of the Central City area as a community that: Improves the function, design and economic vitality of the commercial districts. Preserves and enhances the positive characteristics of existing uses which provide the foundation for community identity, such as scale, height, bulk, setbacks and appearance. Maximizes the development opportunities of the future rail transit system while minimizing adverse impacts. Plans the remaining commercial and industrial development opportunity sites for needed job producing uses that improve the economic and physical condition of the Central City Community. The Project will improve the economic and physical condition of South Park with active ground floor commercial uses and a 6-story hotel tower and will be compatible with the existing residential area. The land use program of the Project will also improve the economic vitality of the neighborhood by catering to the visitor/tourist population, workers, and residents of the area and will create new jobs that contribute to economic development of the Central City. The high-quality design of this Project will improve the aesthetics of the 55 S. Olive Street PSOMAS 2

25 Project Site and the immediate neighborhood. The Project Site, which consists of only a surface parking lot, will not result in the loss of any existing uses. The scale, bulk, and height of the Project will be compatible with existing residential and commercial towers. The requested Conditional Use Permit for reduced parking will contribute to minimize adverse impacts by allowing for a more functional ground floor with active uses, minimizing traffic congestion, and providing commercial street front to improve the design and vitality of commercial districts in South Park. The Project will help meet the ultimate goal of the Central City Community Plan, which is to create an environment conducive to conducting business and actively promote Downtown Los Angeles as the economic center for the region and the State of 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 new Project is a significant investment in the Central City with its new hotel tower and retail space, which will provide a range of employment opportunities. The Project will also help foster one of Central City s primary goals, which is the establishment of an active 24-hour downtown. Due to the Site s location and proposed mix of uses, the Project will attract a stable population of employees, visitors, and guests temporarily occupying and using amenities on-site. In approving reduced parking requirements for proposed uses of the Project Site, the Project will be consistent with the various elements, objectives, and policies of the General Plan and the Central City Community Plan. Objective 2- To improve Central City s competitiveness as a location for offices, business, retail, and industry. 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. 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. Policy Support the growth of neighborhoods with small, local retail services. The Project s new hotel, meeting room space, and restaurant and retail establishments will support the growth of the South Park neighborhood and contribute to positive night life and street life in Downtown Los Angeles. The Conditional Use Permit request to reduce required parking will allow the project to provide a more functional and economical use of space, which will improve the Central City s competitiveness as a location for business and retail. The Hotel and meeting room space will meet the needs of tourists and visiting businesses that need 55 S. Olive Street PSOMAS 3

26 gathering spaces. Tailored to meet the visitor-serving demand of the Convention Center, the targeted hotel guest population would be within walking distance of the intended event. With the access to world-class transportation and within walking distance of events and amenities, parking is not an expected amenity with lodging establishments in this location. Hotels, retail uses, and meeting room space will contribute an environment that is attractive to tourists, local professionals, and nearby residents. In turn, the new retail establishments of the Project may help attract other businesses and retail to the area. Growing the South Park community with more visitor-serving, retail, and restaurant establishments will create an intriguing surrounding neighborhood for visitors and tourists of the Los Angeles Convention Center. 2. CONDITIONAL USE APPLICATION FOR SALE AND SERVICE OF ALCOHOLIC BEVERAGES The applicant is requesting a Conditional Use Permit (CUB) to allow the sale and dispensing of a full-line of alcoholic beverages at proposed hotel, restaurant, and retail uses within the proposed 258-room select service hotel development. The CUB s are proposed for a total of three establishments: one hotel establishment would be permitted for sale and consumption of alcohol, one restaurant establishment would be permitted to have on-site sales and consumption only, and one retail establishment would be permitted to have off-site sales only. The CUB request for the hotel establishment would permit the sale and service of alcohol within the ground floor lobby, the 2 nd floor bar and lounge, the rooftop deck, and within all guest rooms. Two of the three requested CUB areas serving alcohol will be located within the 4,68 square feet of commercial floor area on the ground floor of the building. The Project would operate 24 hours a day, with alcohol service from 8:00 am to 2:00 am, daily. The restaurant establishment with on-site sales will have both indoor and outdoor/patio areas where on-site consumption is requested. Because precise floor plans and operational plans are not yet known, subsequent to approval of the CUB s, Plan Approvals will be required for each alcohol-serving establishment. GENERAL CONDITIONAL USE FINDINGS: i. 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. The Project is located within the South Park community of Downtown Los Angeles, a highlyurbanized setting with a mix of residential and commercial uses, primarily office and retail. South Park, a thriving mixed-use community, is in close proximity to transit and adjacent to the Los Angeles Sports and Entertainment District. Surrounded by office, commercial and residential uses, the Project Site and surrounding neighborhood are a destination for local 55 S. Olive Street PSOMAS 4

27 workers, residents, visitors, and businesses, providing a 24-hour, seven days-a-week regional center of dining, entertainment, and activity. The Project Site is located approximately 0.2 miles from the existing Pico Station on the Metro Blue Line and Expo Line, reducing the reliance on automobiles for hotel-guests, employees, and visitors to the project. The proposed project is a 6-story mixed-use development with a 258 guest-room hotel, 407 square feet of meeting room floor area, and approximately 4,68 square feet of ground floor commercial area. Retail uses are expected to include, but not limited to one restaurant and two neighborhood-serving retail establishments, such as a local market, drug store, or specialty store. South Park increases its livability from continued development of employment and retail service amenities, which will provide current and future residents amenities that allow them to live, work, and play within the same community. Development of the Project site, which currently consists of a surface parking lot, will assist in South Park s ongoing evolution as a state-of-the-art mixed-use community with commercial, residential, and tourist accommodating development. The Project s new restaurant and retail uses will benefit future and existing residents in the community, who can dine and socialize at the new venues. The immediate vicinity currently has few hotels and restaurants to serve the numerous employees of existing office and industrial buildings nearby, such as the Transamerica Center, and the addition of a restaurant, across the street from existing office development, will perform an essential and beneficial service to the community. The service of alcoholic beverages in such a setting has come to be accepted as a normal and desirable complement to food service in quality restaurants or hotels and an expected component of specialty retail establishments. The hotel, restaurant and retail stores combined within the Project promote pedestrian activity throughout all hours of the day. Hotels, restaurants, and retail stores serving alcohol further promote night life activity, which is desired in South Park and the Central City area. Since the option for alcoholic beverages is a normal and expected amenity at a hotel establishment or restaurant, approval of the CUBs for the Project would be desirable to the public convenience and welfare. Therefore, the Project is performing an essential and desirable service by providing alcohol sales within a carefully controlled, high-quality development, with appropriate security measures. With the ability to purchase alcohol on the Project site in South Park, hotel guests, local employees, and nearby residents will be less inclined to travel outside the neighborhood for shopping and dining, thus aiding in the relief of traffic congestion issues. In addition, the Project will generate a range of employment opportunities, transient occupancy tax, and sales tax revenue for the community and City. The Project will enhance the built environment in the surrounding neighborhood and will provide services that are beneficial to the community and greater region. The re-imagination of the Site with development of hotel and commercial uses provides the property with a use that is more in-line with the needs and projected growth of the South Park neighborhood and Downtown Los Angeles. In adding a 258-room select service hotel, 407 square feet of meeting rooms, and 4,68 square feet of commercial floor area, the Project will enhance Downtown s competitiveness in commercial markets. The close proximity of the Site to the Pico Metro station accommodates sustainable and walkable lodging and employment options for residents and visitors of Los Angeles. As the Convention Center, Staples Center, and 55 S. Olive Street PSOMAS 5

28 entertainment establishments increase in attendance, demand for lodging options within the South Park neighborhood will continue to increase. The proposed Project will help address this need in the community, city, and region, emphasizing South Park and Downtown Los Angeles as an entertainment hub. ii. 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. The proposed Project will be compatible in size, height, and operations of other similar buildings in the neighborhood, which are largely residential and commercial. Buildings range from low-rise to high-rise buildings which are physically separated from the Project Site by secondary streets, a parking lot, or an alley. To the west of the Project Site, across the abutting alley is a construction site for the 38-story Aven Apartments residential building (Site ). Further west is the high-rise Evo/Luma/Elleven residential building complex on Grand Avenue. Directly north, abutting the Project Site, is a six-story parking garage. Further north, abutting the opposite side of the parking structure, on the same block as the project site, is currently a vacant parking lot and the location of the proposed 5-story mixed use development (Site 2). To the northeast of the Project Site, across Olive Street is currently surface parking lots and the location of the proposed 60-story mixed-use development (Site 3). Directly across Olive Street, to the east of the Project Site, is the 32-story USC Tower (formerly the AT&T Tower) within the multi-building Transamerica Center. On the southeast corner of the 2th Street and Olive Street intersection, located caddy-corner to the Project Site, is a surface parking lot and a single-story commercial building. To the south of the Project Site, across 2th Street is a two-story commercial building with office uses. To the southwest of the Project Site, across 2th Street is a seven-story residential building. There are no single-family residential areas within 0.75-mile of the Project Site. There will be no adverse effect on the general welfare of the City, the surrounding community or the future guests of the property because the sale of alcohol, as well as the Project density and scope, as designed is appropriate for the Site and the surrounding properties. The general welfare is served by the redevelopment of underutilized properties into a regional center commercial development with a 258-room hotel and 4,68 square feet of street front commercial uses with the sale of alcohol beverages that will promote foot traffic and a positive street life. The Project does not remove any existing housing stock, and the proposal will serve the general welfare of the neighborhood by proposing land uses that are compatible with surrounding residential developments. The redevelopment of the subject Site will improve the safety, welfare, and aesthetic of the neighborhood. The Project s amenities of hotel, retail, and restaurant services with the option for alcohol will bring life to this underutilized intersection of 2 th Street and Olive Street. The Project activates the block with new commercial tenants, dining, and a hotel lobby supporting the pedestrian environment of the area and improving the welfare and safety of the surrounding neighborhood by providing a 24-hour natural security, bringing more eyes on the 55 S. Olive Street PSOMAS 6

29 street. The requested entitlement for the sale of alcoholic beverages is compatible with the surrounding uses, as many of the surrounding buildings are office and residential uses that will support additional hotel, retail, and restaurant establishments. The Project will strengthen this area as an entertainment hub of the South Park neighborhood and complement the adjacent uses. iii. That the project substantially conforms with the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan. The Project is not in a specific plan area but substantially conforms with the purpose, intent and provisions of the General Plan and the Central City Community Plan. The mixed-use Project will meet goals important to the City: a. The Framework Element of the General Plan states Improvement of the jobs and housing relationships in sub-areas of the City may be accomplished through the reuse of commercially zoned corridors and development at transit stations which afford the opportunity for the development of a mix of uses, housing, local retail, and offices, and can improve localized jobs and housing relationships. b. The Framework Element s land use chapter Goal 3G maintains the Downtown Center as the primary economic, governmental, and social focal point of the region with an enhanced residential community. Objective 3. is to provide for the continuation and expansion of government, business, cultural, entertainment, visitor-serving, housing, industries, transportation, supporting uses, and similar functions at a scale and intensity that distinguishes and uniquely identifies the Downtown Center. c. Currently, the City of Los Angeles has insufficient vacant properties to accommodate the cumulative amount of population growth which has been forecasted. The supply of land zoned for residential development is the most constrained in the context of population growth forecasts. Thus, should growth and new development in the City occur, most likely it will require the recycling and/or intensification of existing developed properties or conversion of certain uses d. The land use chapter of the Framework Element also encourages development in proximity to rail and bus transportation corridors and stations. Additionally, it is intended that a considerable mix of uses be accommodated to provide population support and enhance activity near the stations. This may encompass a range of retail commercial, offices, personal services, entertainment, restaurants, and housing that serve both transit users and local residents. The highest development intensities are targeted generally within one quarter mile of the transit stations. Framework Element Transit Station Goal 3K calls for transit stations to function as a primary focal point of the City s development. The proposed Project would meet all four of the goals stated above. The 258-room select service hotel and 4,68 square feet of ground floor commercial venues within the mixed-use Project would provide additional lodging and employment opportunities near existing Metro stations, thus improving the jobs/housing balance and accommodating visitor-population 55 S. Olive Street PSOMAS 7

30 growth. The Project s location in Downtown and close proximity to the Los Angeles Sports and Entertainment District is visitor-serving for business, entertainment, and cultural purposes. The subject site is identified as being within the Convention Center s sphere of influence (Figure 3, Central City Community Plan). The intensity of the Project s uses and floor area is appropriate for Downtown and the South Park district. The Project s new hotel and commercial development will improve the urban fabric and represent the distinguishable character of Downtown. The Project will meet the Framework goal of focusing development near transit stations, as it would be located within one-quarter mile of the Pico Metro Station. The purpose of the Community Plan s goals and objectives is to promote a vision of the Central City area as a community that: Creates residential neighborhoods; while providing a variety of housing opportunities with compatible new housing. Improves the function, design and economic vitality of the commercial districts. Preserves and enhances the positive characteristics of existing uses which provide the foundation for community identity, such as scale, height, bulk, setbacks and appearance. Maximizes the development opportunities of the future rail transit system while minimizing adverse impacts. Plans the remaining commercial and industrial development opportunity sites for needed job producing uses that improve the economic and physical condition of the Central City Community. The Project will improve the economic and physical condition of South Park with active ground floor commercial uses and a 6-story hotel tower and will be compatible with the existing residential area. The land use program of the Project will also improve the economic vitality of the neighborhood by catering to the visitor/tourist population, workers, and residents of the area and will create new jobs that contribute to economic development of the Central City. The high-quality design of this Project will improve the aesthetics of the Project Site. The Project Site, which consists of only a surface parking lot, will not result in the loss of any existing uses. The Project s design will be compatible with existing residential and commercial towers and is designed to minimize adverse impacts. The Project will help meet the ultimate goal of the Central City Community Plan, which is to create an environment conducive to conducting business and actively promote Downtown Los Angeles as the economic center for the region and the State of 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 55 S. Olive Street PSOMAS 8

31 opportunities for all of the city s residents. The new Project is a significant investment in the Central City with its new hotel tower and retail space, which will provide a range of employment opportunities. The Project will also help foster one of Central City s primary goals, which is the establishment of an active 24-hour downtown. Due to the Site s location and proposed mix of uses, the Project will attract a stable population of employees, visitors, and guests temporarily residing and using amenities on-site. In permitting the sale of alcohol at the Project Site, the Project will be consistent with the various elements, objectives, and policies of the General Plan and the Central City Community Plan. Objective 2- To improve Central City s competitiveness as a location for offices, business, retail, and industry. 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. 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. Policy Support the growth of neighborhoods with small, local retail services. Policy 2-4. Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity. The Project s new hotel, restaurant, and retail establishments seeking CUBs will support the growth of the South Park neighborhood and contribute to positive night life and street life in Downtown Los Angeles. While the CUB request is for off-site sale at one retail establishment, the Project will provide two new retail venues of neighborhood-serving uses. Alcoholic beverage service is an expected amenity with lodging establishments and meal service for many patrons. Hotels and restaurants serving alcoholic beverages will help create an environment that is attractive to tourists, local professionals, and residents. In turn, the new retail establishments of the Project may help attract other businesses and retail to the area. Growing the South Park community with more visitor-serving, retail, and restaurant establishments will create an intriguing surrounding neighborhood for visitors and tourists of the Los Angeles Convention Center. 55 S. Olive Street PSOMAS 9

32 ADDITIONAL FINDINGS i. Explain how the proposed use will not adversely affect the welfare of the pertinent community. The sale of alcoholic beverages on the Project site will not adversely affect the welfare of the pertinent community, which is predominantly commercial and residential. The Project is part of an area of commercial and residential uses in the Central City Community Plan. The sale of alcoholic beverages would contribute to the economic welfare of the community, and to the overall success of the Project. Located in the heart of the South Park neighborhood, the surrounding uses are already focused on creating a vibrant mix of day-time office uses and night-time dining and entertainment destinations for the local community. The Project will provide additional amenities to support the existing entertainment venues and improve the urban atmosphere of this area, providing a larger variety of shopping and dining options as well as bringing more tourism to the area to support existing venues. The increased venues and visitors will continue to stimulate and encourage enhanced development in this area of South Park that is integral for economic growth of the City. The Project will bring additional economic value for the surrounding residents, business owners, and City through additional transient occupancy tax revenue, sales tax revenue, and increased property values. The Project will create many permanent local jobs for existing residents including hotel management and service staff, restaurant staff, security, commercial venue staff, etc. The community will not be burdened by the additional guests or visitors as the Project provides sufficient parking and is within direct access to several Metro Bus lines through nearby stations on Olive Street, Grand Avenue, and Hill Street, and the Metro Rail Blue and Expo Lines. The new streetscaping, active street frontage, and additional guest population provided by the Project will improve pedestrian activity and increase safety as there will be increased street activity during extended hours of the day and night. The Project will also improve the aesthetic of this block at Olive Street and 2 th Street, increasing its physical appeal, as well as improving the safety of the area. To additionally protect the welfare and concerns of the surrounding community, conditions will be set forth by the City, the Los Angeles Police Department, and the State Department of Alcoholic Beverage Control to ensure no ill effects result from the granting of these entitlements. As tenants are identified for the hotel, retail, and restaurant spaces, each individual establishment will be required to be approved through the Plan Approval process. Security plans, floor plans, seating limitations, and other recommended conditions, as well as the mode and character of the operation, would be addressed and assured through the imposition of establishment-specific conditions. In addition, on-site alcohol consumption will be entirely contained within a carefully controlled, high-quality development with appropriate security protections. These conditions would ensure that each Project establishment complies with the condition of the CUBs and that the use would not adversely affect the welfare of the community. The requested entitlements are to improve the building, 55 S. Olive Street PSOMAS 20

33 amenities, and community, and the applicant welcomes all opportunities to protect the welfare of the neighborhood through these entitlements. ii. Explain how the approval of the application will not result in or contribute to an undue concentration of such establishments. The Project is located within a Regional Center where a variety of uses is permitted and encouraged, and concentration of licenses is anticipated. There are numerous restaurants that serve alcohol for on-site consumption in the area. As of May 8, 208, according to the Department of Alcoholic Beverage Control, in Census Tract No within which the Project is located, the maximum number of on-site licenses permitted is 2, with 29 existing, and the maximum number of off-site licenses permitted is 2, with 7 existing. Of the 29 establishments with on-site licenses, have Type 4 License for on-site sales and consumption of beer and wine, 5 have a Type 47 License for on-site general sales and consumption as bona-fide public eating places, two have Type 48 for on-site general sales for public premises, and one has Type 57 for special on-site general sales. Of the seven establishments with off-site licenses, five establishments have a Type 20 license for off-site beer and wine sales, and two establishments have a Type 2 License for general off-site sales. There are seven establishments within 600 feet of the Property that serve alcohol. In addition, there are ten restaurants, bars, and markets within 600 and,000 feet that serve alcohol. Within the development, the Applicant is proposing to add one Type 70 license for on-sale general restrictive service to cover the hotel establishment, one Type 47 licenses to cover the on-site restaurant uses within the ground floor commercial area, and one Type 2 licenses for off-site sales at the retail establishments within the ground floor commercial area. Over-concentration can be undue when the addition of a license will negatively impact a neighborhood. Over-concentration is not undue when approval of a license does not negatively impact an area, but rather such license benefits the public welfare and convenience. Although the census tract is numerically over-concentrated for on-site licenses, the Project will not adversely affect the community welfare because the proposed development is a desirable use and a needed use in an area designated for commercial and residential uses. The census tract is also located in an active commercial area where there is a demand for on-site licenses beyond the allocated number and where an over-concentration of licenses is acknowledged. State license allocations are based on population, which was reported 4,63 residents in the most recent Census Tract population update. Therefore, the proposed CUBs would contribute to an undue concentration of alcohol establishments in the area because the number of licenses in Project site s census tract already exceeds the permitted number of on- and off-site licenses. The area has had an increase in restaurants with alcohol permits to serve both the expanding residential population of the area, nearby office workers, and tourists. Despite this over-concentration, the City may allow additional on- and off-site licenses if it finds that the public convenience and necessity would be served by the issuance of such additional licenses. Additionally, of the existing establishments within the Project s census tract, there are seven establishments with alcohol licenses within S. Olive Street PSOMAS 2

34 feet of the Project Site. These are Arash Sushi at S. Hope Street, Testa at S. Hope Street, Barcito at 050 S. Flower Street, Cork Bar at 403 W. 2 th Street, Jo s Liquor Store at 333 W. Pico Boulevard, Prank at 00 S. Hope Street, and Trimania Express at 39 S. Hill Street. It is not uncommon to have concentrations of this nature in a dense, urban area that is a regional and internationally known center and destination. Although the current local residential population is relatively small, with 3,450 existing residential units and over 6,000 residents, the area is growing to a regional residential center with a total 2,367 residential units existing or currently under construction according to 208 Downtown Los Angeles Development Data published by the South Park Business Improvement District. The South Park neighborhood is a significant employment center with approximately 7,800 employees, according to the 206 California Employment Development Department data. With the Project located within the Convention Center sphere of influence, visitors, residents, and the working population of South Park would serve to support the concentration of on-site and off-site licenses in the area. The addition of the requested entitlements for these same uses will not adversely contribute to an undue concentration within the surrounding community. The requested entitlements are also necessary for the economic and conceptual success of the Project as guests and visiting patrons expect such amenities in hotels and fine-dining establishments. The Project s mixed-use program with requested conditional use for the onsite and off-site sales of alcohol, will create and support the live/work community of South Park. Granting the requested entitlements will allow the other positive benefits of the Project to be successful, including improved security and physical presence. As part of the application process, the Applicant s representative will meet with the Los Angeles Police Department, and review security, training, and other proposed conditions for the Project. The Project will include any conditions necessary to limit any adverse impacts caused by the service of alcohol within the multiple venues of the Project. Issuances of licenses to serve alcohol on-site or off-site would not tend to create a law enforcement problem. Crime statistics by reporting division are no longer offered from the Department of Alcoholic Beverages and were unable to be collected from the Los Angeles Police Department. Within a one-mile radius of the Project Site, there have been 349 crimes within the past month, as identified by the Los Angeles Police Department s Crime Mapping service. Of those crimes, zero (0) crimes were related to alcohol/ drug violations or Driving Under the Influence (DUI). Within the past six months, there have been zero (0) crimes related to alcohol /drug violation or Driving Under the Influence within one-mile of the Project Site. According to the Los Angeles Police Department s COMPSTAT statistics, in the Central Area, there were 73 violent crimes during the period of March 25, 208 to April 2, 208, and 542 violent crimes to during the 208 year to date. During this same period, the City as a whole has experienced 2,05 violent crimes during the March to April period, and 8,54 violent crimes in the 208 year to date. As described in the above findings, the Project area already includes restaurants and bars that feature the sale and service of alcoholic beverages. As 55 S. Olive Street PSOMAS 22

35 exemplified by the existing lack of crimes related to alcohol, the issuance of additional licenses to serve alcohol on-site or off-site will not create a law enforcement problem. Additionally, private security will be provided for the Project Site that will work in conjunction with law enforcement to continue creating a safe urban environment and not add burden to existing law enforcement branches. iii. Explain how the approval of the application will not detrimentally affect nearby residential zones or uses. The Project will not detrimentally affect nearby residentially zoned uses. The Project is located within a mixed-use commercial corridor, so diversity among its uses is not uncommon. The requested entitlement for service of alcohol does not represent the introduction of these uses to the area that does not already have numerous alcohol-serving establishments. Numerous restaurants, bars, and large entertainment venues serving alcohol are located in the immediate vicinity. The nearby residential uses are multi-family apartments and several newer condominiums in mixed-use buildings with commercial, restaurant, and bar spaces. There are no single-family homes, churches, hospitals or parks within 600 feet of the Project site. There are two sensitive uses within a 600-foot radius of the Project site, SIA Tech School at 22 W. th Street and YWCA Greater Los Angeles at 020 S. Olive Street. The Project will include a 258-room hotel, and it is in the best interest of the hotel operator and guests to make certain that establishments offering alcohol are operated in a responsible manner. The Project s hotel, retail, and restaurant services are within a contained and controlled environment, where monitoring is facilitated and the property owner retains responsibility for strict oversight and compliance with all regulations and conditions. For the restaurants and specialty markets that would sell alcoholic beverages, the sale would generally be incidental to their primary operations. Therefore, this use would not result in detrimental impacts to nearby residentially-zoned properties. The sale of alcoholic beverages is of importance to operators of hotels, restaurants, and specialty markets to attract and cater to their clientele. The establishments would be part of a high-quality, mixed-use development and all alcohol services would be within a carefully controlled environment served by responsible operators. Security measures would provide safeguards against alcohol-related nuisances. As stated previously, the specific details of each establishment would be reviewed pursuant to the Plan Approval process by the Planning Department with input from the Police Department. Specific conditions for each establishment would ensure that no adverse impacts would result due to the Project s on-sale and off-sale licenses. QUESTIONS REGARDING THE PHYSICAL DEVELOPMENT OF THE SITE a. What is the total square footage of the building or center the establishment is located in? The Project proposes the construction of a mixed-use commercial development with up to 2,28 square feet of floor area including a 258-room hotel, 407 square feet of 55 S. Olive Street PSOMAS 23

36 meeting room space, and 4,68 square feet of ground floor restaurant and retail floor area. b. What is the total square footage of the space the establishment will occupy? The Applicant requests a conditional use permit for the sale and consumption at three establishments within the Project including the hotel, a restaurant, and a retail establishment. The total floor area of hotel uses is 6,600 however alcohol will be restricted for consumption on the second floor within,647 square feet of bar and lounge area, on the second floor within 542 square feet of dining area, the 3,327 square feet of roof deck, and within all guest-rooms. The total floor area of the one on-site restaurant establishment is 2,722 square feet with,348 square feet of outdoor dining area. The total floor area of the one off-site retail establishment will occupy up to,896 square feet of the retail designated area on the ground floor of the development. c. What is the total occupancy load of the space as determined by the Fire Department? This information is unknown at this time. However, the hotel and commercial establishments would not exceed the maximum occupancy loads as determined by the Department of Building and Safety and the Fire Department. d. What is the total number of seats that will be provided indoors/outdoors? Hotel: 22 indoor & 46 outdoor Restaurant: 5 indoor seats & 89 outdoor seats Retail: No proposed seating. e. If there is an outdoor area, will there be an option to consume alcohol outdoors? Yes, both CUBs for the restaurant and the hotel will have an option to consume alcohol outdoors. f. If there is an outdoor area, is it on private property or the public right-of-way, or both? Private Property. i. If an outdoor area is on the public right-of-way, has a revocable permit been obtained? Not Applicable. g. Are you adding floor area? Yes. The entire building is new construction. 55 S. Olive Street PSOMAS 24

37 i. If yes, how much is enclosed? Outdoors? 2,28 square feet is enclosed. h. Parking i. How many parking spaces are available on the Site? A total of 36 parking spaces will be maintained on-site for the entire Project. ii. Are they shared or designated for the subject use? The on-site parking will be designated for hotel uses. There will be 2 parking spaces provided off-site, in the adjacent parking structure to the north of the Project, reserved for meeting rooms and commercial uses. iii. If you are adding floor area, what is the parking requirement as determined by the Department of Building & Safety? A total of 38 parking spaces are required for all proposed uses. Per the Downtown Parking District exceptions to commercial regulations of the LAMC for projects with less than 7,500 square feet of commercial floor area, no parking spaces are required for the commercial uses as the Project proposes 4,68 square feet of retail and restaurant uses. Per LAMC Section 2.24 S, the Applicant is requesting a conditional use permit to allow a 20% reduction in required parking spaces, which would result in 45 required spaces. Per LAMC Section 2.2 A.4, the Project will replace 5% of automobile parking spaces with bicycle parking spaces, which would result in 38 required spaces. iv. Have any arrangements been made to provide parking off-site? Yes, 2 parking spaces reserved for meeting rooms will be provided in the adjacent parking structure to the north of the Project.. If yes, is the parking secured via a private lease or a covenant/affidavit approved by the Department of Building & Safety? Yes, a covenant will be prepared prior to issuance of the building permit. 2. Please provide a map showing the location of the off-site parking and the distance, in feet, for pedestrian travel between the parking area the use it is to serve. See plans. 55 S. Olive Street PSOMAS 25

38 3. Will valet service be available? Will the service be for a charge? Yes, valet service will be available. Unknown at this time. i. Is the Site within,000 feet of any schools (public, private or nursery schools), churches or parks? Yes. Within 600 feet: SIA Tech Los Angeles at 22 W. th Street and YWCA Greater Los Angeles at 020 S. Olive Street. Within 000 feet: I Am Accredited Sanctuary at 320 S. Hope Street. j. For massage parlors and sexual encounter establishments, is the Site within,000 feet of any other Adult Entertainment Businesses as defined by LAMC 2.70 B7? Not Applicable. QUESTIONS REGARDING THE OPERATION OF THE ESTABLISHMENT a. What are the proposed hours of operation and which days of the week will the establishment be open? Hours of Operation: 24 hours, 7 days a week Hours of Alcohol Sales: 8 am 2 am, 7 days a week b. Will there be entertainment such as a piano bar, dancing, live entertainment, movies, karaoke, video game machines, etc? Please specify: To be determined. c. Will there be minimum age requirements for entry? If yes, what is the minimum age requirement and how will it be enforced? Operations of such establishments will be in accordance with the rules and regulations of the California Department of Alcoholic Beverage Control. Operators of establishments which impose age restrictions will be required to verify the age and the identity of patrons and would be enforced by private security. d. Will there be any accessory retail uses on the Site? What will be sold? The Project includes a retail component within the designated commercial floor area. The exact nature of the accessory retail uses is still under development at this time, and specific tenant is still being identified. 55 S. Olive Street PSOMAS 26

39 e. Security i. How many employees will you have on the Site at any given time? The total number of employees is not yet known at this time but will be disclosed as part of the Plan Approval Process. ii. Will security guards be provided on-site? If Yes, how many and when? Yes, it is anticipated that security will be provided as part of the larger development; however, the number is not known at this time. If at the time of the Plan Approval, it is determined that additional security guards are necessary for a proposed tenant, then the responsibility to provide the security shall fall to the operator. iii. Has LAPD issued any citations or violations? No. f. Alcohol i. Will there be beer & wine only, or a full-line of alcoholic beverages available? The applicant is requesting a full-line of alcoholic beverages. ii. Will fortified wine (greater than 6% alcohol) be sold? It is possible that a tenant may wish to serve fortified wine; however, since specific tenants have not been identified, this information is not yet known, and will be determined at the time of the Plan Approval process iii. Will alcohol be consumed on any adjacent property under the control of the applicant? No iv. Will there be signs visible from the exterior that advertise the availability of alcohol? No. 55 S. Olive Street PSOMAS 27

40 g. Food i. Will there be a kitchen on the Site? The on-site sales will be within a bona-fide restaurant and the hotel, featuring a full kitchen for each establishment. The retail establishments may feature prepared food items as well, but alcohol will only be sold for off-site consumption. ii. Will alcohol be sold without a food order? Yes. iii. Will the sale of alcohol exceed the sale of food items on a quarterly basis? The sale of alcohol will not exceed the sale of food items at the restaurant venue. It is not known at this time if alcohol sales will exceed other retail items at the offsite sales retail establishment. iv. Provide a copy of the menu if food is to be served. Menus are not yet available as specific tenants have not been identified at this time. h. On-Site i. Will a bar or cocktail lounge be maintained incidental to a restaurant? As tenants have not been identified, this information will be determined during the Plan Approval process for individual venues. a. If yes, the floor plans must show the details of the cocktail lounge and the separation between the dining and lounge facilities. To be determined. ii. Will off-site sales of alcohol be provided accessory to on-site sales ( Take Out )? The restaurants will not offer off-site sales as an accessory service. Only the retail establishment will offer off-site sales of alcohol. a. If yes, a request for off-site sales of alcohol is required as well. Not Applicable. 55 S. Olive Street PSOMAS 28

41 iii. Will discounted alcoholic drinks ( Happy Hour ) be offered at any time? It is anticipated that the restaurant or hotel bar will have a Happy Hour or offer other promotional pricing on alcoholic beverages. i. Off-Site i. Will cups, glasses or other containers be sold which might be used for the consumption of alcohol on the premises? It is possible that the hotel or retail establishment may sell cups, glasses, or other containers; however, the consumption of alcoholic beverages in such containers would be restricted to designated eating areas. ii. Will beer or wine coolers be sold in single cans, or will wine be sold in containers less than liter (750 ml)? Because the specific operating procedures of the retail establishments are unknown at this time, detailed information regarding the type of alcohol sales will be provided during the Plan Approval process. CALDERA BILL (CA Business and Professions Code Section and ) a. Is this application a request for on-site or off-site sales of alcoholic beverages? Both on-site and off-site sales of alcoholic beverages are requested. i. If yes, is the establishment a bona-fide eating place (restaurant) or hotel/motel? The Applicant is proposing one restaurant and one hotel with the service of a full-line of alcoholic beverages on the ground floor and various locations within the building. ii. If no, contact the CA Department of Alcoholic Beverage Control (ABC) to determine whether the proposed Site is located in an area whereby: i. Issuance of a license to serve alcohol on-site or off-site would tend to create a law enforcement problem, or Issuances of licenses to serve alcohol on-site or off-site would not tend to create a law enforcement problem. Crime statistics by reporting division are no longer offered from the Department of Alcoholic Beverages and were unable to be collected from the Los Angeles Police Department. Within a one-mile radius of the Project Site, there have been 349 crimes within the past month, as identified by the Los Angeles Police Department s Crime Mapping service. Of those crimes, zero (0) crimes were related to alcohol/ drug violations or Driving Under the 55 S. Olive Street PSOMAS 29

42 Influence (DUI). Within the past six months, there have been zero (0) crimes related to alcohol /drug violation or Driving Under the Influence within one-mile of the Project Site. According to the Los Angeles Police Department s COMPSTAT statistics, in the Central Area, there were 73 violent crimes during the period of March 25, 208 to April 2, 208, and 542 violent crimes to during the 208 year to date. During this same period, the City as a whole has experienced 2,05 violent crimes during the March to April period, and 8,54 violent crimes in the 208 year to date. As described in the above findings, the Project s surrounding area already features restaurants, bars, and markets, that offer the sale and service of full-line alcoholic beverages. As exemplified by the existing lack of crimes related to alcohol, the issuance of additional licenses to serve alcohol on-site or off-site will not create a law enforcement problem. Additionally, private security will be provided for the Project Site that will work in conjunction with law enforcement to continue creating a safe urban environment and not add burden to existing law enforcement branches. ii. If issuance would result in, or add to an undue concentration of licenses. As of May 8, 208, according to the Department of Alcoholic Beverage Control, in Census Tract No within which the Project is located, the maximum number of on-site licenses permitted is 2, with 29 existing, and the maximum number of off-site licenses permitted is 2, with 7 existing. Of the 29 establishments with on-site licenses, have Type 4 License for on-site sales and consumption of beer and wine, 5 have a Type 47 License for on-site general sales and consumption as bona-fide public eating places, two have Type 48 for on-site general sales for public premises, and one has Type 57 for special on-site general sales. Of the seven establishments with off-site licenses, five establishments have a Type 20 license for off-site beer and wine sales, and two establishments have a Type 2 License for general off-site sales. There are seven establishments within 600 feet of the Property that serve alcohol. In addition, there are ten restaurants, bars, and markets within 600 and,000 feet that serve alcohol. It is not uncommon to have concentrations of this nature in a dense, urban area that is a regional and internationally known center and destination. Although the current local residential population is relatively small, with 3,450 existing residential units and over 6,000 residents, the area is growing to a regional residential center with a total 2,367 residential units existing or currently under construction according to 208 Downtown Los Angeles Development Data published by the South Park Business Improvement District. The South Park neighborhood is a significant employment center with approximately 7,800 employees, according to the 206 California Employment Development 55 S. Olive Street PSOMAS 30

43 Department data. With the Project located within the Convention Center sphere of influence, visitors, residents, and working population of South Park would serve to support the concentration of on-site and off-site licenses in the area. The addition of the requested entitlements for these same uses will not adversely contribute to an undue concentration within the surrounding community. b. If ABC has determined that an eligible use is in an area of high crime or undue concentration of licenses, the City Council will need to make the finding that the issuance of the license is required for public convenience or necessity. The Applicant is seeking a Conditional Use Permit for an alcohol-serving establishment to provide the ability to serve alcoholic beverages for on-site sales and consumption at one hotel and one restaurant venue and off-site sales at one retail venue. The proposed hotel, restaurant and retail uses will encourage pedestrian-oriented design by improving street edges and providing active uses (South Park Design Guidelines Page 72) and will reestablish the legibility of the urban fabric, (South Park Design Guidelines Page 67). The serving of alcoholic beverages is a normal and expected amenity with lodging establishments and meal services for many Project patrons and the approval of the CUB for the Project would be desirable to the public convenience. The Project aims to provide convenient access to quality hotel, restaurant, and retail attractions, creating a vibrant area for street life within a safe and secure environment. Therefore, an essential and desirable service will be performed by providing alcohol sales within a carefully controlled, high-quality commercial development, with appropriate security measures in place. With the ability to purchase alcohol at the hotel guests, local employees, and local residents would have less need to travel outside the neighborhood to accomplish shopping and dining needs. The issuance of a Conditional Use Permit for the Project Site is required for public convenience. The objective of the Project is to create an inviting, pedestrian-friendly commercial and residential development, consistent with the goals of the Community Plan. Dining with the availability of alcoholic beverages is an essential part of a quality dining experience. The success of the restaurant and retail establishments depends on the ability to provide this service to their patrons. Such activities are a natural, vital extension of restaurant and certain retail establishments, and a function of the pedestrian-friendly environment. The issuance of the CUP is for the public convenience and necessity. ADDITIONAL REQUIREMENTS FOR MASTER CUBs/CUXs The Applicant requests a Conditional Use Permit for on-site and off-site sale of alcoholic beverages, the Applicant is not requesting a Master Condition Use Permit. The total floor area of the entire project is approximately 2,28 square feet with approximately 6,600 square feet of hotel uses, approximately 2,722 square feet of restaurant space, and approximately,896 square feet of retail space. The applicant requests a conditional use to serve alcohol 55 S. Olive Street PSOMAS 3

44 within the 6,600 square-foot hotel, specifically at the,647 square-foot bar and lounge areas on the second floor, 542 square-foot dining area on the second floor, the 3,327 squarefoot roof deck, and within all guest-rooms. The Applicant s request for on-site service of alcohol within the restaurant will be contained within the 2,722 square feet of restaurant space and,348 square feet of outdoor dining area. The Applicant s request for off-site sale of alcohol will occupy up to,896 square feet of retail space. At this time, the seating arrangements and location of alcohol storage within each particular hotel, restaurant, and retail venue is unknown, as is the specific address or suite/unit number corresponding to each CUB request. The tenant-operator of each alcohol establishment is also unknown. As stated previously in the responses of this document, more information will be available once tenants have been selected and a separate Plan Approval will be required from the Los Angeles Planning Department for each future tenant. Type Hotel Restaurant Retail Total On-site 0 2 Off-site ZONE VARIANCE FOR COMPACT PARKING SPACES The Applicant requests approval of a Zone Variance from Los Angeles Municipal Code (LAMC) Section 2.2 A.5(c) to allow for increased percentage of compact parking spaces within the on-site provided parking. The Project is required by Code to provide no more than 40% compact parking stalls, which would limit the number of permitted compact parking stalls to 4 of the 36 stalls provided on-site. The Applicant requests to increase the amount of permitted compact spaces to 6% of the total 36 stalls provided on-site, to allow 22 compact parking spaces.. The strict application of the provisions of the zoning ordinance would result in the practical difficulties or unnecessary hardships inconsistent with the general purpose of the zoning regulations: The strict application of the provisions of the Zoning Ordinance would not permit the Project s hotel to be developed with the density or number of guest rooms permitted by the Zoning Code. Per the Los Angeles Municipal Code Section No A.4, all hotel use parking in designated portions of Downtown Los Angeles is required to be provided on-site. For a 258- room hotel, this would require the Project to provide 52 parking spaces, of the total 56 code parking requirement for all proposed uses, on-site. Consistent with the LAMC, the City 55 S. Olive Street PSOMAS 32

45 General Plan, and State law (including without limitation SB 743) that encourages the use of public transit in lieu of private automobiles for Projects in close proximity to major transit stops, the Project includes requests to reduce the otherwise-required number of automobile parking in order to promote the use of pedestrian-, bicycle- and public transit- modes of access. For example, pursuant to LAMC Section 2.24.S, the applicant is requesting a 20% reduction in automobile parking spaces to allow a parking requirement of 45 spaces in lieu of the 56 required by LAMC Section 2.2 A.4. The applicant will also be utilizing a 5% reduction of vehicular spaces per LAMC Section 2.2 A.4 which allows up to 5% of the required automobile parking to be replaced with bicycle parking if the site is within,500 feet of a transit stop. After reducing the parking requirements with 5% replaced bicycle parking and a conditional use permit for 20% reduction, the Project would be required to provide a total of 38 automobile parking spaces, including 36 required hotel parking spaces. All 36-hotel guest-room parking spaces are required to be provided on-site per LAMC Section 2.2 A.4(p). In order to provide 36 hotel parking stalls on-site within the subterranean parking level, with limited lot area and necessary structural columns, the applicant will need to provide a larger proportion of compact parking spaces. The 2 parking spaces required for meeting room uses of the proposed Project will be provided in the existing parking structure to the north of the Project Site. Hotel use parking for the proposed project will be located within one subterranean parking level on Site A, providing 36 spaces, 30 of which will be tandem parking stalls. The parking area within the subterranean level positions two to three parking spaces between two structural columns ranging from 22-9 to 24-6 apart so that approximately 80% of the parking spaces would have an obstruction on only one side. None of the parking spaces on the Site would have an obstruction on two sides. The proposed parking bay width of approximately 60 for double-loaded tandem parking stalls will include twenty-eight 8-0 long parking spaces and two 6 long parking spaces with a 24 wide back-up space. In order to provide for an efficient and structurally sound framing system for the 6-story building, the column bays have widths ranging from 22-9 to 24-6 between column centerlines. With the spacing of the structural columns, only two regular sized parking stalls, which are required to be 9 4 wide by 8 long, could fit in between columns. The building s structural columns extend through the subterranean garage and cannot accommodate the required 9-4 wide parking stalls that would otherwise be required for 60% of total parking spaces. If the project were to provide the required 60% regular parking stalls, then the subterranean parking level would only be able to provide 28 parking stalls on-site and all of the stalls would be adjacent to a structural column obstruction on one side. With compact parking which is required to be 7 6 wide by 6 long, three parking spaces are able to fit within structural columns with an additional 2-inch space between the obstruction and the parking space. Thus, increased proportion of compact parking stalls is necessary. The structural columns adjacent to certain parking spaces are located toward the back or the front of the parking stall so they will not interfere with the operation of the driver or 55 S. Olive Street PSOMAS 33

46 passenger doors whether the vehicle is parked head in first or not. Thus, the reduced width parking stalls will not result in practical difficulties in the use of the parking spaces by residents and guests of the building. If the building was designed with column bays to accommodate 9-4 wide parking stalls adjacent to obstructions, less parking would be provided on the parking level and an additional subterranean level or above grade parking level would be needed, which would unnecessarily add bulk and mass to the structure and negatively affect the aesthetics and proportions of the building s podium and street wall. Further, the building is providing a vehicular access ramp to the subterranean parking level towards the north side of the Site on Olive Street. With a limited lot area, the space a ramp would occupy to provide access to an additional subterranean parking level would be inefficient as the ramping would acquire onethird of the area on the first subterranean level. If the Project were required to provide an additional above grade parking level then the driveway entrance and ramps would take up more space decrease the amount of ground floor area available for active uses as well as decrease the provided street wall and active street frontage, which would contradict the Downtown Design Guidelines, specifically Section No. 4.A, Ground Floor Treatments. The intent of the Zoning Code is to provide adequate space for cars to park and maneuver within a parking area and for people to enter and exit safely from their vehicles. The subterranean parking level will be maintained and operated by valet parking staff, which can maneuver and rearrange vehicles to reserve regular spaces for larger vehicles. The valet parking attendants will be trained and experienced with the on-site parking, so guests will not need to park and maneuver their vehicles. Meeting the strict application of the Code s requirement would unnecessarily conflict with the goals and provisions of the Downtown Design Guide and would make the Project economically and physically infeasible. Therefore, the strict application of the provisions of the Zoning Ordinance would result in practical difficulties and create an unnecessary hardship that is inconsistent with the purpose of the zoning regulations. 2. 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: The Project Site is currently undeveloped with the property used as a surface parking lot; however, its relatively small size (0.4 acres) within a previously built-out urban environment creates unique constraints not applicable to other property in the same vicinity and zone. The proposed hotel and commercial Project includes parking spaces which are located on one basement level and accommodated for off-site, in the abutting parking structure to the north of the Site. 55 S. Olive Street PSOMAS 34

47 As a result of the surrounding structures, location of the alleyway and the Project Site s relatively small size, the driveway entrance on Olive Street must be located north of the 2 th Street and Olive Street intersection to prioritize active lobby and retail uses towards the building s corners. Further, as a result of surrounding street patterns, servicing for the commercial and hotel uses is provided by an on-site loading dock, accessible from the alley. Vehicular traffic therefore must be able to access and exit the building from Olive Street in a way that respects pedestrians and contributes to sustainable circulation in the neighborhood. This makes reconfiguration of the building s design and supporting columns uniquely challenging. Additionally, in order to conceal the on-site parking from street view, as required by the Downtown Design Guide, the ground floor parking level contains commercial uses on the south side of the building, facing 2 th Street and a portion of Olive Street, and the hotel lobby on the south side of the building, facing 2 th Street. Aesthetically, the ground floor commercial uses and entry plaza of the select service hotel will improve the area as an upscale neighborhood that employs exemplary architectural design to build a sense of place and increase the level of safety for pedestrians in an area through active streets. The location of the driveway entrance is to the north on Olive Street to create distance between vehicles and the pedestrian activity at the intersection of 2 th Street and Olive Street, out of the immediate pedestrian view. This unique combination of factors constrains the potential location of access ramps for parking structures and would make the strict application of the zoning code s parking space size requirements particularly difficult for the construction of a parking garage on this infill Project Site. In sum, the small size and shape of the site (with a 7,285 square-foot lot area) and surrounding alley and street configuration, in a highly constrained urban environment constitutes a special circumstance not applicable generally to other properties in the same zone and vicinity, and for which the parking area design deviations are appropriate. 3. Such 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: The requested variance to allow for an increased number of compact parking spaces at a 7-6 -width is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other properties in the same zone and vicinity; however, because of special circumstances, practical difficulties or unnecessary hardships, the property in question is denied this right. 55 S. Olive Street PSOMAS 35

48 The project is located in one of the most urban areas in Los Angeles and is planned for high density uses. The City has expressed its desire for high-density mixed-use and hotel projects in Downtown Los Angeles and further encourages this development through the Transfer of Floor Area Ordinance. The applicant is requesting parking space design variations similar in concept to parking design deviations approved for the Luma residential development directly across Grand Avenue to the west of Site. In that case (ZA ZV-SPR), the City approved reduced parking stall widths adjacent to obstructions of 8 feet 2-inches and reduced drive aisle widths of 2 feet 8-inches for some drive aisles and 22 feet 6-inches for other drive aisles. The City also approved reduced drive aisle widths for an adaptive reuse project in the vicinity at 855 East Industrial Street (ZA ZAD-ZV-YV), and for Site (ZA (ZV)(SPR)(TDR). These other approvals acknowledge the special circumstances of other urban mid-rise and high-rise infill construction in downtown. Although other variances specifically addressed drive-aisle width, the ultimate need providing increased flexibility in the design of parking structures in downtown Los Angeles is the same. In addition to the practical difficulties and unnecessary hardships noted above (and incorporated herein by reference) the Central City community is the most walkable and transit rich area of the City. The Project Site is located within,250 feet of a Metro transit station and therefore would have less demand for on-site parking than hotels in the same C2 Zone located in other parts of the City (and even in some other portions of Downtown). Moreover, hotels in other parts of the City are permitted to locate hotel parking off-site. As such, the requested 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 special circumstances and practical difficulties or unnecessary hardships is denied to the property in question. 4. 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: As documented in the application, the increased percentage of compact stalls, which relates to reduced stall width, do work and are used successfully in Portland, Oregon; Seattle, Washington; Vancouver, British Columbia; and here in Los Angeles, even for large sport utility vehicles. The use of compact parking spaces would not be used as often in developments and parking lots if they were not successful. In addition, since the parking structure is intended to primarily be used by valet parking attendants/employees, they will be very familiar with the parking layout and circulation in contrast to high turnover parking structures that typically have a majority of infrequent visitors. As a result, granting the variance to allow for additional compact parking spaces 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. 55 S. Olive Street PSOMAS 36

49 5. The granting of the variance will not adversely affect any element of the general plan: The proposed Project furthers many of the goals of the General Plan and specifically the Central City Community Plan with its provision of high quality transit- and pedestrianoriented, mixed-use visitor-serving commercial development that includes adequate parking for its guests and will not adversely affect any element of the general plan. The proposed development and requested Zoning Variance are consistent with the following Central City Community Plan objectives and policies: Policy 2-2. Focus on attracting businesses and retail uses that build on existing strengths of the area in terms of both the labor force, and businesses. 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. Policy 2-3. 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. The Project proposes the construction of a 6-story building with a 258-room select service hotel, 407 square feet of meeting room space, and 4,68 square feet of retail and restaurant establishments. This project incorporates a mix of land uses and on-site recreation facilities to address the needs of visitors to downtown and the existing labor force and residents of the neighborhood. The development of a hotel in this specific location will attract tourism from the convention center into the South Park neighborhood to improve activity and support existing commercial venues. The Project will improve the aesthetics, function, and economic value of the Site with positive impacts to the South Park neighborhood, the City, and the region. In addition, the site design of the Project will attract and increase pedestrian activity by orienting the commercial components facing the 2 th Street frontage (Objective 3.6; Policy 3.5.4; Objective 3.8). Interest at the street level is created by maintaining retail frontage along street walls and building edges with outdoor restaurant seating and an engaging landscaped garden. The Project fulfills the General Plan policies specific to population, land use and transportation. As noted above, if the design and spacing of the building s support columns would have to be re-arranged to accommodate additional standard-sized parking spaces, achievement of these goals would be made practically impossible. 55 S. Olive Street PSOMAS 37

50 For a full description of the Project s compliance and consistency with the general plan, please see Site Plan Review Findings Question No. in Section 5. of this document, the discussion of which is hereby incorporated herein by reference. Accordingly, granting of the variance will not adversely affect any element of the general plan. 4. TRANSFER OF FLOOR AREA RIGHTS Pursuant to Sections through of the Los Angeles Municipal Code, the Applicant requests a Director s Determination for Transfer of Floor Area Rights (TFAR) from the Los Angeles Convention Center Site at 20 S. Figueroa Street, a City-owned property, to the subject property at S. Olive Street and 309 W. 2 th Street for an amount not to exceed 5,86 square feet. This transfer will result in an increase in the maximum floor area ratio, otherwise not permitted, from 6: to 6.85:. Table : Description of the existing and proposed Floor Area for the Project (Site A). Existing Requested Transfer Project Site Buildable Lot Area (Square Feet) Floor Area Ratio Floor Area (Square Feet) Floor Area Ratio Floor Area (Square Feet) Maximum Floor Area Rights Transferred (Square Feet) 7,672* 6: 06, : 2,28 5,86 *Lot Area used for the Transfer of Floor Area calculation is based on the definition of gross lot area, or the lot area before any dedications or easements.. That the Project is proper in relation to the adjacent uses or the development of the community. The proposed Project on Site A is a mixed-use commercial development consisting of one 6-story building, comprising 258 select service hotel guest rooms, 407 square feet of meeting room space, and 4,68 square feet of retail and restaurant uses. Approximately 36 parking spaces will be provided in a single level subterranean parking structure beneath the ground floor. The 6-story building will reach 96 feet in height and provide up to 2,28 square feet of floor area. The additional Floor Area being requested will allow for the addition of one floor over what would otherwise be allowed given the proposed footprint of the building. The building is generally consistent with the high-rise buildings in the surrounding area and would be compatible with existing and future development on neighboring properties. The arrangement, bulk and height of the buildings, will be compatible with the seven-story residential building located directly across 2 th Street, the 32-story USC Tower, the 23-story 55 S. Olive Street PSOMAS 38

51 Evo residential tower, and the 38-story Aven Apartments (currently under construction), all located within the neighborhood. Access to on-site parking is provided through a driveway entrance on Olive Street to the northeast of the Site. The driveway entrance on Olive Street is located north of the 2 th Street and Olive Street intersection to prioritize active lobby and retail uses towards the building s corners. Servicing for the commercial and hotel uses is provided by an on-site loading dock, accessible from the alley. Vehicular traffic will be able to access and exit the building from Olive Street in a way that respects pedestrians and contributes to sustainable circulation in the neighborhood. Based on the proposed commercial and hotel uses, there is no open space requirement for the Project. Due to market demand, the Project s hotel will provide open space distributed across the entry plaza and garden area on the ground floor, an exterior patio and veranda on the second floor, and a rooftop deck with swimming and lounge facilities. The Project s guests, employees, and visitors will have access to public transit through the existing Metro light-rail station, extensive bus network that services the Site, and the proposed Los Angeles Streetcar, planned to service th Street in South Park. Project employees and patrons will be able to take a Metro Line to Pasadena, Hollywood, Long Beach or Santa Monica to reach jobs, housing, school, and entertainment destinations. In addition, hotel guests will have immediate access to amenities on-site, including a swimming pool, spa, lounge areas, dining room, and sun room as well as the ground floor restaurant and retail venues. Currently, there is already a mix of retail venues in the neighborhood that support a healthy community including; Ralphs Supermarket, Whole Foods Market, Hill Street Market, Target, Walgreens, fitness centers, the California Hospital Medical Center, and Grand Hope Park. The neighborhood also includes a school (Metro Charter Elementary School) and several trade schools including; Coast Career Institute, Abram Friedman Occupational School, SIA Tech, and Fashion Institute of Design and Merchandising (FIDM) all within walking distance. Located within South Park and the Convention Center Sphere of Influence, the community is an entertainment hub including LA Live, Microsoft Theater, Staples Center, and a supply of world-class restaurants. Through the Project s proposed hotel and range of employment opportunities, the Project will cater to current residents or students of South Park and the growing visitor population of the Convention Center entertainment district. 2. That the Project will not be materially detrimental to the character of development in the immediate neighborhoods. The Project is consistent with the character of existing and planned development in the immediate neighborhood and the South Park District as a whole; and as a result, the Project will have no detrimental impacts on the community. The proposed Project will substantially improve the immediate neighborhood and livability for residents of South Park by increasing lodging and dining options, providing walkable shops and services, improving streetscaping to promote safe and shared streets, and enriching the civic and urban experience of the 55 S. Olive Street PSOMAS 39

52 neighborhood. The size, bulk and street orientation of the building aim to contribute to the overall neighborhood identity and richness of Downtown s city blocks. The Project will not be materially detrimental to the character of development in the immediate neighborhoods. The building provides for its density and the associated 258 room hotel through on-site accommodations of sufficient parking and open space. The Project will provide open space which includes an entry plaza/garden, an exterior patio, a veranda, and a rooftop deck. The rooftop deck will provide guests and visitors access to facilities that promote active recreation, forming a gathering space for community within the building, and support personal health and wellbeing. These outdoor spaces are not expected to disrupt neighboring properties and will only serve to benefit the neighborhood by promoting a healthy built environment. The community will not be burdened by the additional guests, visitors, and employees as the Project provides sufficient parking, and is within direct access to several Metro Bus lines through nearby stations on Olive Street, Grand Avenue, and Hill Street, and the Metro Rail Blue and Expo Lines. The Project s land use program and associated entitlement requests and were developed to benefit the adjacent community, accommodate for projected growth of the South Park neighborhood, and advance the development strategies of the South Park District and the City of Los Angeles. Regarding the commercial component, the Project will provide 4,68 square feet of retail and restaurant venues to complement the existing entertainment venues and attract more visitors to the area. Combining retail and restaurant uses with a 258-room hotel will improve the urban atmosphere of South Park and bring more visitors from the Convention Center entertainment district to the South Park neighborhood to support existing commercial venues. The increased guests and visitors will continue to stimulate real estate in the community and encourage enhanced development of South Park that is integral for economic growth of the City. The Project will bring additional economic value for the residents, business owners, and City through additional sales tax revenue, transient occupancy tax revenue, and increased property values. The Project will create many permanent local jobs for nearby residents including hotel management and service staff, restaurant staff, security, commercial venue staff, etc. Further, the density of the building, providing 258 guest/hotel rooms and up to 2,28 square feet of total floor area, will benefit the community through the Project s compliance with the Transfer of Floor Area Ordinance, which will require a public benefit payment for the transfer of floor area. These payments will contribute to developing community parks and support community programs. 3. That the Project will be in harmony with the various elements and objectives of the General Plan. The Los Angeles General Plan sets forth goals, objectives and programs that guide both Citywide and community specific land use policies. The General Plan is comprised of a range of State-mandated elements, including, but not limited to, Land Use, Housing, Mobility, Noise, 55 S. Olive Street PSOMAS 40

53 and Safety. The City's Land Use Element is divided into 35 community plans that establish parameters for land use decisions within these communities in the City. The Project site does not have a specific land use designation in the General Plan Framework Element. The project site is not located in an adopted specific plan area but is within the boundaries of the Central City Community Plan (Community Plan) area. The Project Site (Site A) is designated for Regional Center Commercial land use. The Central City Community Plan describes the Transfer of Floor Area Ratio (TFAR) as follows (page III-9): The transfer of floor area between and among sites is an important tool for Downtown to direct growth to areas that can best accommodate increased density and from sites that contain special uses worth preserving or encouraging. The Transfer is in conformance with the Community Plan in that the Community Plan provides for up to 3: Floor Area Ratio with Transfers of Floor Area on parcels in Height District 4D. This Transfer allows for the Project to advance a number of specific Objectives and Policies contained in the City s relevant policy documents. As explained below, the proposed project would be in substantial conformance with the purposes, intent, and provisions of the General Plan, the Central City Community Plan, and the Downtown Design Guidelines. As explained more thoroughly in the Site Plan Review Findings (Section 5., of this Document), the proposed Project would be in substantial conformance with the purposes, intent, and provisions of the General Plan, the Central City Community Plan and the Downtown Design Guidelines. 4. The Project is consistent with any applicable adopted Redevelopment Plan. The project site is located within the City Center Redevelopment Plan area, established in May 2002 by the Community Redevelopment Agency of Los Angeles (CRA/LA), which is now a Designated Local Authority. City Center Redevelopment Plan has the primary objective of eliminating and preventing blight in the Redevelopment Project Area. The project is consistent with several Objectives (Section 05) of the City Center Redevelopment Plan as follows: Objective To eliminate and prevent the spread of blight and deterioration and to rehabilitate and redevelop the Project Area in accordance with this plan. Objective 2 To further the development of Downtown as the major center of the Los Angeles metropolitan region, within the context of the Los Angeles General Plan as envisioned by the General Plan Framework, Concept Plan, City-wide Plan potions, the Central City Community Plan, and the Downtown Strategic Plan. 55 S. Olive Street PSOMAS 4

54 Objective 3 To create an environment that will prepare, and allow, the Central City to accept that share of regional growth and development which is appropriate, and which is economically and functionally attracted to it. Objective 4 To Promote the development and rehabilitation of economic enterprises including retail, commercial, service, sports and entertainment, manufacturing, industrial and hospitality uses that are intended to provide employment and improve the Project Area s tax base. Objective 5 To guide growth and development, reinforce viable functions, and facilitate the redevelopment, revitalization or rehabilitation of deteriorated or underutilized areas. The proposed development furthers the development of Downtown as a major center of the Los Angeles metropolitan region by provided high density with a mix of commercial uses (Objective 2). The Project includes the development of a 258-room hotel, 407 square feet of meeting room space, and 4,68 square feet of commercial floor area an underutilized surface parking lot in South Park, a district envisioned for high density development with regional center commercial uses (Objective ; Objective 2; Objective 5). Located within the Convention Center sphere of influence, the demand for visitor-serving development is increasing as South Park grows into a regional entertainment, shopping and hospitality center, as envisioned by the Central City Community Plan (Objective 2). The Project s proposed hotel addresses the need for additional visitor serving developments in the Central City in combination with proposed retail with neighborhood serving venues so that the property will be functionally and economically beneficial to the public and the City (Objective 3; Objective 4). Objective 6 To create a modern, efficient and balanced urban environment for people, including a full range of around-the-clock activities and uses, such as recreation, sports, entertainment, and housing. Objective 9 To achieve an excellence in design, based on how the Central City is to be used by people, giving emphasis to parks, greenspaces, streetscapes, street trees, and places well designed for walking and sitting, and to develop an open space infrastructure that will aid in the creation of a cohesive social fabric. Objective 2 To provide a full range of employment opportunities for persons of all income levels. Objective 5 To establish a cooperation among residents, workers, developers, business, special interest groups and public agencies in the implementation of this Plan. 55 S. Olive Street PSOMAS 42

55 The Project s visitor-serving and commercial program with the requested entitlements will promote the South Park district as an entertainment hub within the Convention Center sphere of influence by providing a balanced urban environment with around the clock activity (Objective 6). In addition, the Project will improve the social fabric of South Park through widened sidewalks, improved streetscaping, additional street trees, and a heavily landscaped entry plaza (Objective 9). This Project will help fill the niche in the market for those who want to lodge nearby the convention center while experiencing real neighborhoods of Downtown Los Angeles and will provide a more accessible price point than other hotels currently concentrated around the Convention Center. The development of a hotel with meeting room space, recreational facilities, and commercial space will integrate all corners of South Park s social fabric. The Project will provide needed high-density lodging development and commercial uses that will generate a range of employment opportunities from hotel management and service staff to commercial staff and security (Objective 2). In generating employment close to existing residential development, the Project will contribute to the jobs/housing balance and create a live/work community in the heart of South Park. Through the entitlement and environmental review process by public agencies as well as public hearings, the Project will continually aim to implement the Objectives of this Plan. 5. The Transfer serves the public interest by providing public benefits in accordance with Subparagraph (b)() of this subdivision. As set forth in the Transfer of Floor Area application for the proposed Project, and in consideration for the transfer of floor area, the Project will provide public benefits that satisfy the Public Benefits requirements of the Transfer of Floor Area Ordinance. As part of the Transfer Plan, a Public Benefit Payment is required and must serve a public purpose, such as: providing affordable housing; public open space; historic preservation; recreational; cultural; community and public facilities; job training and outreach programs; homeless services programs; or public transportation improvements. The transfer services the public interest by facilitating a Project that will contribute to the sustained economic vitality of the Central City, and by contributing a total Public Benefit Payment of $698,98.06 (based on the formula that includes the Transfer of 5,86 square feet) in accordance with the Transfer of Floor Area Ordinance No. 8,574. The public benefit payment consists of a 50 percent cash payment of $349, to the Public Benefit Payment Trust Fund, and a 50 percent cash payment of $349, to a direct provision of Public Benefits. The Project approval has been conditioned to require compliance with the Transfer of Floor Area Ordinance including the payment of appropriate fees. Table 2: Public Benefit Payment 50% Public Benefit Cash Payment $349, % Public Benefit Direct Provision $349, Total Payment $698, S. Olive Street PSOMAS 43

56 The Applicant has proposed to directly provide Public Benefit payments of 50% to one or several of the public services permitted by Section of the Transfer of Floor Area Ordinance. The recipients of this payment have not been determined at this time and will be determined before Project approval. 6. That the Project incorporates feasible mitigation measures, monitoring measures when necessary or alternatives identified in the environmental review which would substantially lessen the significant environmental effects of the Project, and any additional findings as may be required by CEQA. On February 5, 205, the Department of City Planning adopted a Mitigated Negative Declaration for the mixed-use development on Site and Site A (ENV MND). The Applicant had previously prepared an Expanded Initial Study of Environmental Impacts to evaluate the potential environmental impacts of the unified, Site and Site A, development. This Initial Study and Mitigated Negative Declaration was examined for a mixed-use development consisting of 666 residential units and 20,690 square feet of commercial floor area. Specifically, Site was approved for the development of 536 residential units and 4,06 square feet of commercial floor area, which is currently under construction. Site A was approved for a 2-story building with 54 residential units and 0,780 square feet of commercial floor area. The Initial Study had shown that there are no environmental impacts that could not be mitigated to a less-than-significant level. The Mitigated Negative Declaration reflects the independent judgment of the lead agency and determined that this project would not have a significant effect upon the environment provided the potential impacts are mitigated to a less than significant level. All feasible mitigation measures were incorporated into the Project to ensure that there would be no significant unavoidable environmental impacts. In lieu of the previously approved development on Site A, the Applicant is proposing a 6- story hotel tower with 258 guest rooms, 407 square feet of meeting room floor area, and 4,68 square feet of ground floor commercial area. As set forth in the supplemental analysis prepared by Meridian Consultants, which analysis has been independently reviewed by, and reflects the independent judgment of, the City, the modified proposal would not result in substantially new or different impacts nor require different mitigation than that contained in the previously adopted MND. The project modifications would not materially affect the impact analyses and conclusions of the MND, and the Project will incorporate all applicable mitigation measures identified in the 205 Initial Study and MND. Therefore, the Project does not trigger the need to prepare a subsequent EIR or subsequent negative declaration under Section 562 or any other Section of the CEQA Guidelines. 55 S. Olive Street PSOMAS 44

57 5. SITE PLAN REVIEW 2. The project is in substantial conformance with the purposes, intent and provisions of the General Plan, applicable community plan, and any application specific plan. The Los Angeles General Plan sets forth goals, objectives and programs that guide both Citywide and community specific land use policies. The General Plan is comprised of a range of State-mandated elements, including, but not limited to, Land Use, Housing, Transportation/Mobility, Noise, and Safety. The City s Land Use Element is divided into 35 community plans that establish parameters for land use decisions within those sub-areas of the City. The Project site is not in a specific plan area but it is located entirely within the boundaries of the Central City Community Plan (Community Plan) area. The Project Site (Site A) is designated for Regional Center Commercial uses. The Project site does not have a specific land use designation in the General Plan Framework Element. As explained more thoroughly below, the proposed Project would be in substantial conformance with the purposes, intent, and provisions of the General Plan, the Central City Community Plan and the Downtown Design Guidelines. Framework Element The Framework Element of the General Plan establishes general policies and the vision for the future of the City of Los Angeles based on projected population growth. Land use, housing, urban form and neighborhood design, open space, economic development, transportation, and infrastructure and public services are all addressed in the context of accommodating future City-wide population increases. The Project Site does not have a specific land use designation in the Framework Element but is consistent with many of the Element s goals, objectives, and policies. Land Use The Project is consistent with the Land Use goals, objectives, and policies identified in the Framework Element. To wit: It is the intent of the General Plan Framework Element to encourage new development in proximity to rail and bus transportation corridors and stations. Objective 3. Accommodate a diversity of uses that support the needs of the City s existing and future residents, businesses, and visitors. Objective 3.2 To provide for the spatial distribution of development that promotes an improved quality of life by facilitating a reduction of vehicle trips, vehicle miles traveled, and air pollution. 55 S. Olive Street PSOMAS 45

58 Policy Establish, through the Framework Long-Range Land Use Diagram, community plans, and other implementing tools, patterns and types of development that improve the integration of housing with commercial uses and the integration of public services and various densities of residential development within neighborhoods at appropriate locations. Objective 3.4 Encourage new multi-family residential, retail commercial, and office development in the City s neighborhood districts, community, regional, and downtown centers as well as along primary transit corridors/boulevards, while at the same time conserving existing neighborhoods and related districts. Objective 3.8 Reinforce existing and establish new neighborhood districts which accommodate a broad range of uses that serve the needs of adjacent residents, promote neighborhood activity, are compatible with adjacent neighborhoods, and are developed as desirable places to work and visit. Goal 3G A Downtown Center as the primary economic, governmental, and social focal point of the region with an enhanced residential community. Objective 3. Provide for the continuation and expansion of government, business, cultural, entertainment, visitor-serving, housing, industries, transportation, supporting uses, and similar functions at a scale and intensity that distinguishes and uniquely identifies the Downtown Center. Policy 3.. Encourage the development of land uses and implement urban design improvements guided by the Downtown Strategic Plan. Goal 3K Transit stations to function as a primary focal point of the City s development. Objective 3.5 Focus mixed commercial/residential uses, neighborhood-oriented retail, employment opportunities, and civic and quasi-public uses around urban transit stations, while protecting and preserving surrounding low-density neighborhoods from the encroachment of incompatible uses. 55 S. Olive Street PSOMAS 46

59 Policy Increase the density generally within one quarter mile of transit stations, determining appropriate locations based on consideration of the surrounding land use characteristics to improve their viability as new transit routes and stations are funded. Policy Design and Site new development to promote pedestrian activity and provide adequate transitions with adjacent residential uses. Objective 3.6 Accommodate land uses, locate and design buildings, and implement streetscape amenities that enhance pedestrian activity. The Project s location approximately 0.2 miles from the existing Pico Metro station, on both the Metro Blue and Expo Lines, is consistent with focusing retail commercial and employment opportunities near public transit or major transportation corridors (Objective 3.2; Goal 3K; Objective 3.5; Policy 3.5.3). This reinforces the City s intent that the highest development intensities are targeted generally within one-quarter mile of the transit stations. The proposed density and uses of the Project with a 258-room hotel and 4,68 square feet of restaurant and retail establishments represents the development encouraged by the City because it places quasi-public uses in a transit-oriented area while preserving the surrounding neighborhoods (Objective 3.4; Policy 3.4.). This development would support the existing public transit stations as encouraged by the Framework Element, which states It is intended that a considerable mix of uses be accommodated to provide population support and enhance activity near the stations. This may encompass a range of retail commercial, offices, personal services, entertainment, restaurants, and housing that serve both transit users and local residents. The Project s guests, employees, and visitors will be within,200 feet from the existing Pico Metro station. The convenience of the Project s location near transit will be an incentive for many people to use public transportation. For many decades, public transit was associated with lower income populations, however it has been shown that having public transit nearby is an asset for all economic strata, including personal health and economic benefits and will enable visitors to Los Angeles utilize the public transit system. In addition to the Metro Blue/Expo Lines, the Project site is located near three existing bus stops located on Olive Street, Grand Avenue and Hill Street, which would increase transit ridership and contribute to reducing personal automobile trips and miles traveled. The proposed Los Angeles Streetcar would provide an additional public transit option for future visitors of the hotel, as the streetcar route is planned to service th Street in South Park. The Project s mix of hotel, meeting room, restaurant, and retail land uses will create a range of employment opportunities from retail-workers to hotel management as well as accommodate existing nearby businesses and conventions with meeting room space. The hotel will serve a niche in the Downtown Los Angeles South Park neighborhood, a district recognized as within the Convention Center sphere of influence, to support the needs of the 55 S. Olive Street PSOMAS 47

60 City s existing and future residents, businesses, and visitors (Objective 3.). For existing residents of the South Park Community, the proposed hotel use will serve as a transition between commercial and residential uses while restaurant and retail uses will increase the livability of the South Park neighborhood (Objective 3.8). Located nearby both residential and office uses, the Project would provide employment, neighborhood serving retail venues, and meeting room space for professional workers or residents in a growing portion of Downtown Los Angeles, allowing more people to live closer to where they work (Objective 3.; Goal 3G). The Site design of the Project will attract and increase pedestrian activity by orienting the commercial components facing the 2 th Street frontage (Objective 3.6; Policy 3.5.4; Objective 3.8). Interest at the street level is created by maintaining retail frontage along street walls and building edges with outdoor restaurant seating and an engaging landscaped garden. The Project fulfills the General Plan policies specific to population, land use and transportation. The Project complies with SB 375 and AB 32 by contributing to a reduction in greenhouse gas emissions through integrating land use, housing and transportation planning into all site design elements. The key component of greenhouse gas emissions is the reduction of emissions from passenger vehicles, which represents approximately one-third of overall greenhouse gas emissions in the United States. Land use is among the top strategies to reduce such emissions. Compact development, which includes a mix of land uses, access and proximity to transit, and concentration of population and employment, can reduce congestion, lower infrastructure costs, and reduce household expenses related to transportation and energy, according to a 200 report published by the Urban Land Institute (Land Use and Driving: The Role Compact Development Can Play in Reducing Greenhouse Gas Emissions, Evidence from Three Recent Studies). The key to successful compact development is a land use pattern that has a high-quality pedestrian network and a variety of land uses within walking distance of each other. The Project s location, less than,200 feet east of an existing Metro station with several nearby bus stations, and land use components, including gathering spaces and employment, give visitors the choice to not drive at all or park only once. In addition, existing uses within walking distance will accommodate the Project s guests, visitors, and employees including Ralphs grocery store, Whole Foods Market, Hill Street Market, the LA Live sports and entertainment complex, the Grammy Museum, Grand Hope Park, fitness gyms, schools, restaurants, coffee shops, a Bank of America, and office buildings. The Project site has a Walk Score of 96, where daily errands do not require a car, and a transit score of 97, with world-class public transportation. Further development oriented around transit in the South Park neighborhood can knit together many of our human activities: residential, employment, tourism, shopping, entertainment, and recreation/open space. Urban Form and Neighborhood Design In terms of Urban Form and Neighborhood Design, the Project s architectural elements would encourage foot traffic in front of and onto the Site, prioritizing neighborhood engagement. The Site is consistent with the intent of the design objectives and policies. 55 S. Olive Street PSOMAS 48

61 Objective 5.9 Encourage proper design and effective use of the built environment to help increase personal safety at all times of the day. Policy 5.9. Facilitate observation and natural surveillance through improved development standards which provide for common areas, adequate lighting, clear definition of outdoor spaces, attractive fencing, use of landscaping as a natural barrier, secure storage areas, good visual connections between residential, commercial, or public environments and grouping activity functions such as child care or recreation areas. Policy Encourage mixed-use development which provides for activity and natural surveillance after commercial business hours through the development of ground floor retail uses and sidewalk cafes The Project will maintain the street wall on Olive Street with partial active frontage and provide full active retail uses and active hotel lobby street frontage on 2 th Street to engage the site with street-life and promote pedestrian activity (Objective 5.9; Policy 5.9.2). As a mixed-use Project with 24-hour hotel activity, there will be visitors on the site throughout day and night, acting as natural surveillance (Objective 5.9; Policy 5.9.; Policy 5.9.2) in addition to security measures such as adequate lighting, clear definition of spaces, and on-site security personnel. The veranda and exterior patio on the second floor of the building are oriented toward 2th Street to increase the activity of the hotel through day and night and provide visual connections from the hotel to the public street environment (Policy 5.9.). These design features will put eyes on the street and the Project Site. Open Space and Conservation The Project is consistent with the purpose of the Open Space objectives and policies. Objective 6.4 Ensure that the City s open spaces contribute positively to the stability and identity of the communities and neighborhoods in which they are located or through which they pass. Policy Maximize the use of existing public open space resources at the neighborhood scale and seek new opportunities for private development to enhance the open space resources of the neighborhoods. a. Encourage the development of public plazas, forested streets, farmers markets, residential commons, rooftop spaces, and other spaces that function like open space in urbanized areas of the City with deficiencies of natural open space, especially in targeted growth areas. 55 S. Olive Street PSOMAS 49

62 b. Encourage the improvement of open space, both on public and private property, as opportunities arise. The Project s open space is provided in the form of an extensively landscaped hotel entry plaza, an exterior patio, a veranda with landscape planters, and a rooftop amenity terrace featuring a swimming pool, a spa and lounge areas. On-site recreation areas will make a positive contribution to the visitors access to open space or parks, where there is a current lack of open space in the immediate vicinity (Objective 6.4, Policy 6.4.8). The area is primarily comprised of office, commercial, and residential buildings with surface parking lots. The new public and quasi-public common spaces will create a healthy and community-oriented development by providing gathering space for the neighborhood s employees, residents, and visitors to socialize (Policy 6.4.8). Visual connection to open space is provided throughout the building at every level, from individual guest-room units to the veranda and sun-room on the second floor to the rooftop amenity deck on the sixteenth-floor. The building is designed to provide views, connecting visitors to the greater community areas and providing access to natural lighting to balance the density of the development. Economic Development The Project is consistent with the purpose of the Economic Development objectives and policies. Objective 7.2 Establish a balance of land uses that provides for commercial and industrial development which meets the needs of local residents, sustains economic growth, and assures maximum feasible environmental quality. Policy Concentrate commercial development entitlements in areas best able to support them, including community and regional centers, transit stations, and mixed-use corridors. This concentration prevents commercial development from encroaching on existing residential neighborhoods. Policy Encourage new commercial development in proximity to rail and bus transit corridors and stations. Policy Concentrate office development in regional mixed-use centers, around transit stations, and within community centers. Objective 7.6 Maintain a viable retail base in the City to address changing resident and business shopping needs. 55 S. Olive Street PSOMAS 50

63 Policy Facilitate the inclusion of shopping facilities in mixed-use developments that serve the needs of local residents and workers. Policy Encourage mixed-use development projects, which include revenue generating retail, to offset the fiscal costs associated with residential development. Policy Support efforts to provide all residents with reasonable access to transit infrastructure, employment, and educational and job training opportunities. The Select Service Hotel will contribute to the economic development of the community and the City by providing a mix of commercial land uses hotel, retail, and restaurant that will sustain economic growth (Objective 7.2). The Project Site is ideally suited to the development of a more affordable hotel that will support the City s efforts to create a sufficient hotel base to enable the Los Angeles Convention Center to realize its full potential, generate important jobs, and expand the City s tax base. The property is located within a ten-minute walk of the Los Angeles Convention Center and public transit and will satisfy unmet demand for select service hotels in downtown Los Angeles. The new development of 258 hotel guest-rooms and 4,68 square feet of commercial uses, would concentrate commercial development in South Park, a regional center, and within 0.2 miles of a Metro station (Policy 7.2.2; Policy 7.2.3; Policy 7.2.6; Objective 7.9). The types of retail proposed at the Project Site would include neighborhood-serving uses, such as a restaurant that would cater to both guests and visitors (Objective 7.6; Policy 7.6.3). The retail component on the ground floor of the building will provide two neighborhood serving shopping establishments. The Project will not cause commercial encroachment on existing neighborhoods because the commercial uses are replacing the existing surface parking lot on the Site. The location of the Project near transit will reduce the need for reliance on automobiles for mobility, which will reduce employee and hotel guests transportation costs. By providing employment and meeting room space, it is possible that some nearby residents will be able to live and work in the same neighborhood, with respect to the existing residential buildings in the neighborhood. Housing Element According to the City s adopted Housing Element , It is the overall housing goal of the City of Los Angeles to create for all residents a city of livable and sustainable neighborhoods with a range of housing types, sizes and costs in proximity to jobs, amenities and services.. The City has continuously gained residents since its founding and is expected to have 4,320,600 residents by Households without children, especially those headed by householders ages 55 and older, are expected to increase in the next decade. More than half (55.3%) of the City s households have only one or two persons, according to the 200 Census. The City has been pursuing a sustainable strategy for long-term growth, which encourages growth in higher-intensity commercial and mixed-use districts, centers and boulevards, and in proximity to transit. The Project will help the City meet its overarching 55 S. Olive Street PSOMAS 5

64 housing goal of creating sustainable and livable neighborhoods by providing gathering spaces and neighborhood-serving retail uses, near an existing Metro station, residential development, employment, and amenities. The Project is consistent with the purpose of the Housing Element s Goals, Objectives and Policies. Objective 2. Promote safety and health within neighborhoods. Policy 2.. Establish development standards and policing practices that reduce the likelihood of crime. Policy 2..2 Establish development standards and other measures that promote and implement positive health outcomes. Objective 2.2 Promote sustainable neighborhoods that have mixed-income housing, jobs, amenities, services and transit. Policy Promote and facilitate a jobs/housing balance at a citywide level. Policy Provide sufficient services and amenities to support the planned population while preserving the neighborhood for those currently there. Policy 2.4. Promote preservation of neighborhood character in balance with facilitating new development. Policy Develop and implement design standards that promote quality development. The Project will construct 258-room hotel with meeting room space, a restaurant, and retail venues, which will be compatible with the surrounding residential, commercial, and office developments (Policy 2.4.). The mixed-use commercial program including a hotel was intended to serve as a buffer between residential and commercial buildings while supplying a range of employment opportunities and meeting the demand for visitor and tourist accommodations in South Park (Objective 2.2). The design and location of the Project encourages pedestrian activity and promotes a healthy and sustainable lifestyle for the neighborhood (Objective 2.; Objective 2.2). Populations of all demographics are beginning to reject conventional lifestyles that require automobiles and choosing to walk and ride 55 S. Olive Street PSOMAS 52

65 bicycles. Hotel guests that may not have access to their personal vehicle, or choose to forgo a car rental, will appreciate the Project Site s proximity to transit. With a high Walk Score of 96, based on the Project Site s proximity to amenities, especially within a quarter-mile distance, it is more likely that visitors, guests, or employees will reject vehicular transportation. With access to existing bus lines and the Metro Blue and Expo Lines, this Project will address the particular needs and desires of the City s workforce (Policy 2.2.5). The Project is consistent with the Housing Element in that it will improve accessibility to jobs and services and by providing compatible uses nearby existing residential developments. The additional employment opportunities will range from restaurant staff to hotel management to provide a variety of jobs for nearby residents of all experience levels and will improve the jobs/housing balance (Policy 2.2.3). The recreational amenities for hotel guests and employees on-site will support the planned growth of South Park as an entertainment hub in the Convention Center sphere of influence, while the retail opportunities will enhance the quality of life for current residents and workers nearby (Policy 2.2.5). The Project will be an aesthetically-pleasing development that will feature complementary styled new hotel room units, exterior patio and veranda facing 2th Street, a rooftop deck, and an attractive, landscaped garden in the entry plaza of the ground floor (Policy 2.4.2). The new development will not interfere with the character of the existing multi-family developments in the area (Policy 2.4.). Instead, the scale and the design of the Project, and the proposed hotel would complement the high-quality office buildings (including the Transamerica Center complex) and residential towers in the area (including the existing seven-story residential building across 2 th Street and the Aven Apartments, currently under construction). This Project will also preserve the character of the existing South Park neighborhood with its location near existing offices, transit, and at leave 0.75 miles away from existing single-family residential areas. For the reasons cited above, the Project is consistent with the Housing Element. Mobility Element The Project is consistent with the recently adopted Mobility Element 2035, including the 200 Bicycle Plan, a component of the Mobility Element. The Mobility Element guides development of a citywide transportation system with the goal of ensuring the efficient movement of people and goods. The Mobility Element recognizes that primary emphasis must be placed on maximizing the efficiency of existing and proposed transportation infrastructure through advanced transportation technology, reduction of vehicle trips, and focused growth in proximity to public transit. The Project would advance numerous goals and policies contained in the Mobility Element. Chief among them is a key policy initiative to Consider the strong link between land use and transportation. To achieve these initiatives, the Mobility Element recommends implementation of numerous specific policies, including the following: Policy 2.3 Recognize walking as a component of every trip, and ensure high quality pedestrian access in all Site planning and public right-of-way modifications to provide a safe and comfortable walking environment. 55 S. Olive Street PSOMAS 53

66 Policy 2.0 Facilitate the provision of adequate on- and off-street loading areas. Policy 3.3 Promote equitable land use decisions that result in fewer vehicle trips by providing greater proximity and access to jobs, destinations, and other neighborhood services. Policy 3.4 Provide all residents, workers and visitors with affordable, efficient, convenient, and attractive services. Policy 3.8 Provide bicyclists with convenient, secure and well-maintained bicycle facilities. Policy 4.8 Encourage greater utilization of Transportation Demand Management (TDM) strategies to reduce dependence on single-occupancy vehicles. The Project advances the above-referenced policies by providing mixed-use hotel and retail development in close proximity to two major transportation corridors (Olympic Boulevard & Olive Street) that provides substantial public transit opportunities and facilities, including Metro Blue Line and Expo Line, Metro Bus lines 4, 70, 7, 76, 78, 79, 96, 378, and 770, which run on Olive Street and other bus lines including Santa Monica Line 0, Commuter Express Lines 34 and 437, and LADOT Dash Line D. The development of the Project with hotel, retail and restaurant uses would promote pedestrian activity and circulation, and would create direct pedestrian connections between the new Project and the Metro transit infrastructure, in express conformity with the Mobility Element s policies and objectives. In 2008, the California State Legislature adopted AB 358 (The Complete Streets Act), which requires local jurisdictions to plan for a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways, defined to include motorists, pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation, in a manner that is suitable to the rural, suburban or urban context. The new Mobility Element complies with the Complete Streets Act. The City s Mobility Element includes six goals: Safety First; World Class Infrastructure; Access for All Angelenos; Informed Choices; Clean Environment and Healthy Communities; and Smart Investments. The Project would help achieve the following proposed policies under the Access for All Angelenos goal: Encourage a mix of land uses that serve residents daily needs in areas near transit and prioritize land uses that generate high levels of transit ridership at major transit stops. 55 S. Olive Street PSOMAS 54

67 Evaluate transportation projects and development projects based on the land use context to account for the full benefits and impacts on all modes of transportation, not just automobiles. Support land use decisions that result in fewer vehicle trips by providing greater proximity and access to neighborhood services. Improve access to major regional destinations and job centers. The Project will construct 258 new hotel rooms and visitor- and neighborhood-serving retail within a short walking distance of a Metro transit station. Future visitors and residents of this Project could generate substantial ridership at this transit stop, due to the mix of land uses. The proposed Project is the ideal development location, being less than,500 feet east of the existing Pico Metro station and close to numerous bus stops, and will allow future guests and employees another option to access the Site via transit instead of private vehicular travel. Overall, downtown Los Angeles in general, and South Park specifically, are job centers with existing large office buildings in the vicinity, and the Project will add a valuable tourism and business accommodating development to the mix. In regard to the 200 Bicycle Plan, the streets adjacent to the site are not designated as bicycle paths, routes, or lanes, but streets within one block of the site, such as Hope Street and Hill Street, are part of the Neighborhood Bikeway Network. The 825-mile Neighborhood Network, comprised primarily of bicycle-friendly streets, will enable bicyclists of all levels, including ones with less experience, to access neighborhood facilities. Goal Increase the number and types of bicyclists who may bicycle in the City. Policy.2.7 Develop and implement citywide bicycling parking standards. Programs a. Private Property Bicycle Parking Standard for Commercial and Industrial Projects b. Private Property Bicycle Parking Standard for Residential Projects The Project will comply with Ordinance No. 85,480, which amended the Municipal Code to increase bicycle parking requirements for hotel uses, including both long-term and short-term bicycle parking. The mixed-use Project will provide a total of 30 long-term and 30 short-term bicycle parking spaces. The provision of dedicated safe and secure bicycle parking will encourage bicycle use among the residents, employees, and visitors to the Project Site. 55 S. Olive Street PSOMAS 55

68 Land Use Element (Community Plan) The South Park neighborhood is described in the community plan as a mix of residential, medical, commercial, and retail uses. South Park is recognized to be a mixed-use community with a significant concentration of housing. This thriving residential community includes the proximate siting 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. Further, the Los Angeles Sports and Entertainment District (LASED) Specific Plan recognizes that growth of new retail stores, hotels, and restaurants are expected to emerge along the western edge of South Park as attendance increases at the Convention Center and the Staples Center. While the Project Site is not governed by the LASED, the LASED supports the goals for the South Park community by providing expanded development of this area as a major entertainment/mixed use development (Central City Community Plan). The Community Plan identifies the following significant land use issues and opportunities that are related to the proposed Project: Residential Issues Lack of neighborhood-oriented businesses to support residential areas. Lack of a strong sense of neighborhood identity. Commercial Issues Perceived lack of safety and cleanliness. Lack of design continuity and cohesiveness along commercial frontages. Lack of a positive downtown image. Lack of neighborhood-oriented businesses to support residential areas. Lack of the necessary mix of retail to attract a variety of users to the downtown area in the evenings and on weekends. Commercial Opportunities Available office and retail space The Project substantially conforms with the purpose, intent and provisions of the Central City Community Plan to: Improve the function, design, and economic vitality of the commercial districts. Maximize the development opportunities of the future rail transit system while minimizing adverse impacts. The proposed 258-room hotel and retail services will provide lodging and employment opportunities that will be compatible with the design of the buildings in the immediate 55 S. Olive Street PSOMAS 56

69 vicinity. Buildings in the vicinity include the 32-story USC Tower within the Transamerica Center, 25-story Ten-50 apartments, 9-story Luma apartments, 23-story Evo apartments, 7- story Grand Avenue Lofts, and the 38-story Aven Apartments, currently under construction. The high-quality architecture of the proposed Project will contribute to improving the downtown image, as it will improve the function, design, economic vitality, and perceived safety and cleanliness of the neighborhood. The Project will promote pedestrian activity and cohesiveness of the urban fabric with active street commercial frontage. The proposed Project program with a restaurant, retail space, and meeting rooms will attract a variety of users to the Project Site, the neighborhood, and downtown throughout the week and weekend. The location of the Project within,250 feet east of an existing Metro station optimizes development opportunities around future transit systems. The following Goals, Objectives, and Policies in the Central City Community Plan are applicable to the Project: Policy -. Maintain zoning standards that clearly promote housing and limit ancillary commercial to that which meets the needs of neighborhood residents or is compatible with residential uses. Objective 2- To improve Central City s competitiveness as a location for offices, business, retail, and industry. Policy 2-.2 To maintain a safe, clean, attractive, and lively environment. Objective 2-2 To retain the existing retail base in Central City. Policy 2-2. Focus on attracting businesses and retail uses that build on existing strengths of the area in terms of both the labor force, and businesses. Policy Support the growth of neighborhoods with small, local retail services. 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. 55 S. Olive Street PSOMAS 57

70 Policy 2-3. 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. Policy 2-4. Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity. The Project will fully comply with zoning standards with approximately majority of the Project s floor area devoted to hotel uses with meeting room space and majority of ground floor area devoted to neighborhood-serving commercial uses (Policy -.). The Project will add new employment and lodging options in the South Park area to meet market demand in the Convention Center s sphere of influence and job demand for existing residents of South Park. The Project will also improve the Central City s competitiveness as a location for offices, business, retail and industry by providing a 258-room select service hotel, 407 square feet of business meeting rooms, and 4,68 square feet of commercial floor area in the core of the Downtown (Objective 2-). The improvement of the safety, appearance, and function of the Site, which is currently a surface parking lot, with ground floor commercial uses will enhance the existing retail base in the Central City and support the growth of neighborhoods by providing local retail services (Policy 2-.2, Objective 2-2, Policy 2-2.3). As a result, the Project s new retail component and expanded customer base will not only help retain the existing retail base in the Central City but also increase it (Objective 2-2). The addition of a Select Service Hotel will help create a sufficient hotel base, and fulfill a unique niche needed to address the needs of all visitors to Downtown for business, conventions, trade shows and tourism. The Select Service Hotel will be located within a ten-minute walk of the Los Angeles Convention Center and in close proximity to public transit. As such, the Project will satisfy unmet demand for select service hotels in Downtown and will thereby allow workers and vendors of trade shows and other events at the Convention Center and the Staples Arena to stay at a hotel in closer proximity to these key centers. This will address the needs of visitors to downtown for business, conventions, trade shows and tourism, and support the development of a hotel and entertainment district surrounding the Convention Center and Staples Center (Objective 2-3, Policy 2-3.). The addition of hotel guests and employees as well as commercial visitors will add day- and night-time population to the South Park area which furthers the goal of creating an active 24-hour downtown environment (Objective 2-4). Tenants of the proposed commercial space within the building will include a restaurant and other specialty retail shopping that promotes night life activity (Policy 2-4.). 55 S. Olive Street PSOMAS 58

71 3. That the project consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements, which is or will be compatible with existing and future development on adjacent properties and neighboring properties. The proposed Project will construct a 258-room hotel and 4,68 square feet of commercial uses, including a restaurant and retail. Approximately 36 parking spaces will be provided within one subterranean parking level. Vehicular access to the subterranean level would be provided on Olive Street. The designated loading area for the site is located on the ground floor and will be accessed from the alley on the west side of the Project. The Project will consist of a 6-story, 96-foot tall mixed-use building. The building is generally consistent with the existing mixed-use buildings in the surrounding area and would be compatible with existing and future development on neighboring properties. The position, bulk and height of the building, will be compatible with the seven-story residential building located directly across 2 th Street, the 32-story USC Tower located directly across Olive Street, and the 38-story Aven Apartments, currently under construction directly west of the Project, across the adjacent alley. The Project will include a public entry plaza and garden on the ground floor of the development, as well as open space within the exterior patio and veranda on the second floor and a rooftop deck. The rooftop deck will provide on-site recreational facilities for hotel guests and visitors including a swimming pool, a spa, seating areas featuring a fire table, lounge area, and a wood deck. Many benefits are associated with transit-oriented development, including expanded mobility choices, sustainability, and economic development. Transit-oriented development in the City of Los Angeles can create additional benefits such as increased affordability, more transit ridership, and increase value of existing communities, according to a 200 report published by The Center for Transit-Oriented Development (CTOD). The report, Creating Successful Transit-Oriented Districts in Los Angeles: A Citywide Toolkit for Achieving Regional Goals, was sponsored by Caltrans and Metro. According to this report, successful transitoriented development in Los Angeles should achieve four broad goals: ) Reduce the combined costs of housing and transportation; 2) Reduce auto-dependence, thereby alleviating congestion, reducing greenhouse gases, and encouraging residents to bike and walk; 3) Expand transportation choices for households of all incomes; and 4) Contribute to economic development and job growth. A summary of the four goals follows with a discussion of how the Project contributes to the goals. 55 S. Olive Street PSOMAS 59

72 Goal #: The combined cost of housing and transportation in Los Angeles can be challenging. But residents who can take transit to work and have a mix of uses in their neighborhood are less likely to drive and more likely to save on transportation costs. Many guests, potential employees, and visitors will choose to stay, work, or gather at the proposed Project due to its location near the existing Metro light-rail station and extensive bus network. Guests and employees will be able to take a Metro Line to Pasadena, Hollywood, Long Beach or Santa Monica to reach their housing and entertainment destinations. On-site employees may relinquish their automobiles altogether or may reduce the number of vehicles in their household since they will have reliable public transportation alternatives to serve their commute to work. In addition, guests and tourists will be able to enjoy amenities on-site, including a rooftop deck with a swimming pool, restaurants, and retail stores. Currently, there is already a mix of uses in the neighborhood to meet visitors and employees needs including LA Live, the Convention Center, the Staples Center, office buildings, Hill Street Market, food and coffee retail services, fitness retail businesses, and Grand Hope Park, which is within onehalf mile, walking distance, from the Site. The neighborhood also includes a school (Metro Charter Elementary School) and several trade schools (including Coast Career Institute, Abram Friedman Occupational School, and SIA Tech), and the Fashion Institute of Design and Merchandising (FIDM), all within walking distance. Goal #2: Reduced reliance on automobiles can be positive for both the residents and the City. Transit riders can expect more stable transportation costs, especially when gas prices increase, and increased health as a result of more physical activity. Thanks to transit-oriented development, the City would be able to enjoy stable or increased ridership revenue and can accommodate growth with less need to expand freeways or other roads. The Project site is an ideal location for promoting pedestrian and bicycle activity, being in Downtown Los Angeles, within,200 feet from a Metro station, and with a Walk Score of 96. The Project s location would deter hotel guests from renting a car during their stay and could attract many regular transit riders (residents, visitors, and employees), either traveling to or from the Project. The number of transit riders typically increases when the price of gas rises. As a result, people using this alternate transportation mode significantly reduce their reliance on automobiles and vehicle miles traveled and results in a cost savings for residents. Fewer automobile drivers help alleviate traffic congestion, avoid greenhouse gases emissions, and prevent overuse of roadways and intersections during peak hours. Finally, transit riders typically travel on foot or bicycle and incorporate physical activity as part of their daily transportation patterns, improving personal health. 55 S. Olive Street PSOMAS 60

73 Goal #3: Increasingly, households prefer to live in walkable mixed-use environments and the types of households who want to live near transit, seniors and couples without children, are projected to substantially increase. Promoting equitable access to transit is significant. CTOD found that in 2000, less than six percent of all households in the Los Angeles region lived near transit, but has forecasted that about 22 percent will want to live near transit by The Project will contribute a lively, safe, clean, and attractive mixed-use development to enhance the walkability of the neighborhood for existing residents. Improving the Site s function by providing an attractive street wall with 24-hour activity in place of a surface parking lot will improve the attractiveness of the block, within a short walking distance of a light-rail station will promote the growth and development of the South Park District. The Project s transit-rich location offers a reliable transportation alternative to the automobile, thereby reducing transportation costs, and would attract individuals of all incomes. Goal #4: Transit plays an important role in economic development and job growth. Economic growth is typically concentrated near or within existing job centers. Traffic congestion and fluctuating energy costs, however, can impede economic growth. As a result, it is important to ensure that the transit network can serve job centers well. As the transit network becomes better connected to job centers, more workers would be incentivized to take transit and may choose to spend their transportation savings on other goods and services in the local economy. The Project is in a commercial area with existing office, commercial, and industrial buildings and will connect jobs and tourism to transit. The extensive public transit network in the area will connect workers and guests to the growing South Park neighborhood within the urban core of Los Angeles, and the transit network will be able to connect workers to their downtown, Long Beach, Hollywood, Santa Monica or Pasadena jobs. The increased ridership, produced by the Project, will have benefits such as reduced traffic congestion, transportation cost savings, energy conservation, and emission reductions. With the money saved from not having to pay for gas but also car insurance, maintenance costs, and parking, employees and visitors of the Project will have more discretionary spending for dining, shopping, and other services. Ultimately, this transportation behavior change can result in more sales tax revenue and economic development for the City of Los Angeles. 4. That any residential project provides recreational and service amenities to improve habitability for its residents and minimize impacts on neighboring properties. The Project does not propose any residential uses and is not required to provide any on-site recreational amenities. However, the Project will be providing recreational amenities for hotel guests within common open spaces of the building. Guests and visitors of the hotel will have access to a rooftop deck with a swimming pool, spa, and lounge areas, two verandas on the second and third floors, a sunroom on the second floor, and lounge space in the hotel lobby. Guests and visitors of the hotel or meeting room space will be able to dine on-site and use 55 S. Olive Street PSOMAS 6

74 the on-site recreational space. In addition, the Project will improve habitability for the existing South Park community by putting nearby residents in close proximity to a select service hotel, retail, and restaurant service amenities. The Project will include approximately 4,68 square feet of commercial uses, including retail and restaurant planned for the ground floor, street frontage of the building. The recreational amenities are entirely within the Project Site and are not expected to impact neighboring properties. Conversely, the Project will benefit the surrounding properties with improved streetscaping, a heavily landscaped hotel plaza entrance, and expanded right-of-way through dedications and easements. 55 S. Olive Street PSOMAS 62

75 SITE A PHOTO EXHIBIT S. Olive Street & 309 W. 2 th Street W N S E May 4, 208 PSOMAS

76 Site Photos Photo : View of Site A from across 2th Street, facing north. Photo 2: View of Site A from across 2th Street, facing northeast. May 4, 208 PSOMAS 2

77 Photo 3: View of Site A from across the adjacent alley, facing east. Photo 4: View of Site A from the adjacent alley, facing southeast. Photo 5: View of Site A from the edge of the lot, facing south. May 4, 208 PSOMAS 3

78 Photo 6: View of Site A from Olive Street, facing southwest. Photo 7: View of Site A from Olive Street, facing west. May 4, 208 PSOMAS 4

79 Photo 8: View of Site A from Olive Street, facing northwest. Existing Adjacent Rights-of-Way Photo 9: View of the intersection at 2 th Street and Olive Street facing southwest, taken from the northwest corner of the intersection in front of the Project Site. May 4, 208 PSOMAS 5

80 Photo 0: View of 2 th Street, taken from the intersection of 2 th Street and Olive Street, facing east. Photo : View of 2 th Street, taken from the intersection of 2 th Street and Olive Street, facing west. The Project Site (Site A) is on the right in this photo. May 4, 208 PSOMAS 6

81 Photo 2: View of existing sidewalk abutting the Site on 2 th Street, taken from the northwest corner of the 2 th Street and Olive Street intersection, facing west. Photo 3: View of the adjacent alley located on the west of the Project Site, facing north. In this photo, the Project Site (Site A) is on the right, and Site, already approved and under construction, is on the left. May 4, 208 PSOMAS 7

82 Photo 4: View of the abutting sidewalk on Olive Street, facing south. The Project Site is on the right in this photo. Photo 5: View of Olive Street facing south, taken from the intersection at 2 th Street and Olive Street. May 4, 208 PSOMAS 8

83 Photo 6: View of Olive Street facing north, taken from the intersection of 2 th Street and Olive Street. Adjacent Uses Photo 7: View of adjacent 38-story USC Tower located directly east of the Project Site, across Olive Street. Photo taken from the Olive Street sidewalk adjacent to the Project Site, facing east. May 4, 208 PSOMAS 9

84 Photo 8: View of the single-story commercial building and surface parking located on the southeast corner of the 2 th Street and Olive Street intersection, located caddy-corner to the Project Site. Photo was taken from Olive Street, facing east. Photo 9: View of adjacent two-story commercial office building, located directly south across 2 th Street from the Project Site. Further south, on the left side of this building is an eight-story residential building. This photo was taken from the northeast corner of the 2 th Street and Olive Street intersection, facing southwest. May 4, 208 PSOMAS 0

85 Photo 20: View of the two-story commercial and the seven-story residential adjacent uses located directly across 2 th Street. This photo was taken from the Site, looking south across 2 th Street. Photo 2: Photo of the adjacent seven-story residential building located southwest of the Project Site, across 2 th Street. May 4, 208 PSOMAS

86 Photo 22. View of the adjacent mixed-use building (Site ), currently under construction to be a 38-story mixed-use building, located directly west of the Project Site, across the adjacent alley. Photo 23: View of the adjacent six-story parking structure abutting the north side of the Project Site. Photo was taken from across Olive Street, facing west. The Project Site (Site A) is on the left in this photo. May 4, 208 PSOMAS 2

87 SELECT SERVICE HOTEL DTLA 55 SOUTH OLIVE AVE LOS ANGELES, CA 9005 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Sheet Index Sheet Number Sheet Name General - Site Plan Review G00 Cover / Sheet Index G0 Project Information G02 3D View Architecture - Site Plan Review A0 Site Plan A0 Floor Plan - Level P A Floor Plan - Level A. Seating Layout - Level A2 Floor Plan - Level 2 A2. Furniture Plan - Level 2 Public Space A3 Floor Plan - Level 3 A4 Floor Plan - Levels 4,6,0,,3,5 A5 Floor Plan - Levels 5,2 A6 Floor Plan - Levels 7-9,4 A20 Floor Plan - Level 6 (Pool Deck) A2 Roof Plan A30 Building Section - North South A3 South Elevation A32 West Elevation A33 North Elevation A34 East Elevation A35 3D View Landscape - Site Plan Review L00 Landscape Concept Legends & Notes L0 Open Space Plan - Level L02 Open Space Plan - Level 2 L03 Open Space Plan - Level 6 L04 Planting Palette and Images Consultant Revisions No. Date Description Lighting - Site Plan Review LP0 Lighting Entitlements Signage - Site Plan Review EG 00 Site Plan Sign Location Plan EG 002 Summary of Signs Diagram EG 003 2th Street South Elevation EG 004 Margo Street West Elevation EG 005 Alley North Elevation EG 006 Olive Street East Elevation SITE PLAN REVIEW 26 SEPT 208 Date: Civil - Site Plan Review C0. Demolition Plan C0.2 Grading Plan C0.3 Utility Plan / LID Exhibit Reference - Site Plan Review R0 Vesting Tentative Map (For Reference Only) R02 Vesting Tentative Map (For Reference Only) NOTE: FOR DISCUSSION PURPOSES ONLY. PROJECT RENDERINGS ARE CONCEPTUAL AND REPRESENT ONE POSSIBLE DESIGN OPTION. ACTUAL DEVELOPMENT DETAILS MAY VARY. SPR Document Phase: PIC / AIC: Drawn By: Checked By: 7-0 Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Cover / Sheet Index Sheet Number 9/2/208 2:50:28 PM G00 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

88 Parking Requirements Project Description Cuningham Group Architecture, Inc. PROGRAM DESCRIPTION: ONE 6 STORY, 258 GUEST HOTEL WITH ASSOCIATED ON-SITE AND OFF-SITE IMPROVEMENTS ONE LEVEL SUBTERRANEAN VEHICULAR (VALET ONLY) AND LONG-TERM BICYCLE PARKING ROOFTOP POOL DECK GROUND FLOOR PROGRAM INCLUDES COMMERCIAL SPACE FOR RESTAURANT AND RETAIL SPACE SECOND FLOOR PROGRAM INCLUDES HOTEL SERVICES AND MEETING SPACE 8665 Hayden Place Culver City, CA Tel: Fax: GOVERNING CODES: BUILDING TYPE: PRIMARY OCCUPANCY TYPE: GROSS AREA: NET AREA: 206 CALIFORNIA BUILDING CODE WITH 207 LA CITY AMENDMENTS 207 LOS ANGELES GREEN BUILDING CODE 206 CALIFORNIA MECHANICAL CODE WITH 207 LA CITY AMENDMENTS 206 CALIFORNIA PLUMBING CODE WITH 207 LA CITY AMENDMENTS 206 CALIFORNIA ELECTRICAL CODE WITH 207 LA CITY AMENDMENTS TYPE I A GROUP A2, R 2,28 SF (NET FLOOR AREA USED FOR FAR CALCULATIONS) Zoning Information PROJECT ADDRESS LEGAL DESCRIPTION ZONING ZONING USE LOT AREA (CALCULATED) HOTEL RETAIL MEETING / CONFERENCE 55 SOUTH OLIVE AVE. LOS ANGELES CA 9005 SEE SHEET R0 C2-4D-O DOWNTOWN DESIGN GUIDE COMMERCIAL, C AC (8,077.4 SF) 258 GUESTS,896 SF 407 SF Consultant Revisions No. Date Description RESTAURANT / OUTDOOR RESTAURANT SEATING 2,722 SF /,348 SF AVERAGE HOTEL TOWER FLOOR PLATE AREA 8,367 GSF NUMBER OF STORIES 6 FAR TABULATION TOTAL GROSS LOT AREA: 7,672 NET FLOOR AREA: 2,28 FAR: 6.86: TFAR REQUIRED: 5,86 SITE PLAN REVIEW CODE REQUIRED PARKING PARKING PROVIDED ON-SITE BELOW GRADE PARKING LEVELS *SEE PARKING REQUIREMENTS TABLE, THIS SHEET VEHICULAR PARKING: SEE SHEET A0 BICYCLE PARKING: 30 SHORT TERM, 30 LONG TERM ONE Document Phase: Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA SPR 26 SEPT 208 Author Checker 7-0 OPEN SPACE REQUIRED NOTES: CITY OF LA PLANNING AND ZONING FLOOR AREA EXCLUDES EXTERIOR WALLS, STAIRS, SHAFTS, S HOUSING BUILDING EQUIPMENT, PARKING AREAS, DRIVEWAYS, RAMPS, BASEMENT STORAGE. IT INCLUDES PRIVATE BALCONIES ENCLOSED ON 3 SIDES BY WALLS. NONE 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Project Information 9/2/208 2:50:29 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Sheet Number G0 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

89 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Consultant Revisions No. Date Description SITE PLAN REVIEW SPR Document Phase: 26 SEPT 208 Date: PIC / AIC: Drawn By: Author Checked By: Checker Comm. No.: 7-0 Project Title SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt 3D View Sheet Number G02 9/2/208 2:50:3 PM NOTE: FOR DISCUSSION PURPOSES ONLY. PROJECT RENDERINGS ARE CONCEPTUAL AND REPRESENT ONE POSSIBLE DESIGN OPTION. ACTUAL DEVELOPMENT DETAILS MAY VARY. G02 VIEW FROM WEST 2TH STREET NTS Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

90 A B C D E E. G Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: EXISTING PARKING GARAGE BUILDING A30 ACCESS TO TRANSFORMER VAULT 3'-2" 4'-9" 55'-2" 50'-7" M A R G O S T. METERS LOADING GENSET 25'-7" 2' - 0" EQ EQ UP RAMP 2: P -L RAMP TO ACCESS PARKING DN RAMP : L -P PAINTED STEEL GUARDRAIL Consultant SITE RETAIL / RESIDENTIAL OFFICE TOWER 0'-0" 20'-0" 50'-8" 7'-0" ADJACENT BUILDING LINE OF BUILDING ABOVE BIKE RACKS, FOR 2 BICYCLES PEDESTAL PAVER SYSTEM ON RIGID INSULATION OVER LIQUID APPLIED MEMBRANE ROOFING. TYP. ABOVE GARAGE. PROPOSED CURB 3'-6" OUTDOOR DINING 27'-0" PROPOSED HOTEL BUILDING 258 KEYS 6 STORIES FEATURE GARDEN 43'-" 2'-0" DEDICATION 3'-0" SIDEWALK EASEMENT 0'-0" 5' - 2" 26' - 3/4" 85' - 0 /2" ENTRY PLAZA VALET STAND 5' - 0"4' - /4" R 20' - 0" 2' - 8 /4" 2'-0" 4' - 8 /4" LINE OF BUILDING ABOVE LINE OF DEDICATION ORIGINAL CURB PER ALTA SURVEY DN BIKE RACKS, FOR 8 BICYCLES S. O L I V E S T Revisions No. Date Description Date Revision Date: SITE PLAN REVIEW Document Phase: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT S. OLIVE ST. LOS ANGELES, CA 9005 SPR Author Checker 7-0 ORIGINAL CURB PER ALTA SURVEY 9/2/208 2:47:05 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt SITE PLAN A0 /8" = '-0" W. 2 T H. S T R E E T VALET / RIDE SHARE DROP - OFF A30 0' 2' 4' 8' 6' N Sheet Title Site Plan Sheet Number A0 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

91 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: ' - 6" 49' - " ' - 5". A30 ' - 6" AMENITY 8' - 0" TRANSFORMER / SWITCH GEAR 46 SF MECHANICAL 246 SF ELEC. DIST. 354 SF ADA-VAN UP FIRE PUMP 83 SF STAIR 2 2 ADA 3 C SERVICE ELEV PASS. ELEVATOR PIT RAMP RAMP 2 ELEV. LOBBY 77 SF FIRE WATER TANK PASS ELEV PASS ELEV (STRETCHER) 48 SF UP STAIR LONG TERM BIKE STORAGE / MAINTENANCE 378 SF 30 BICYCLE SPACES 4 C 6 5 8' - 0" 8' - 0" B.O.H. BAR/LOUNGE CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & B GALLERY GUEST - DQ GUEST - K GUEST - SUITE HOTEL BOH Consultant A34 HOTEL OFFICE A32 24' - 0" 6' - 0 /2" 8" 2' - 0" 5' - 0" 9' - 0" 8" 0'-7" 0'-7" 0" 8' - 0"' - 0 /2" PARKING GARAGE ' - 5 /2" 2' - 4 /2" 3'-0" 9'-4" 9'-4" 0" 8" 7'-6" 7'-6" 7'-6" 8" 8" 7' - 6" 7' - 6" 7' - 6" 8" 9' - 4" 9' - 4" 0884 SF 39' - 6" 3' - /2" 7' - 6" 7' - 6" 7' - 6" /2" 8' - 0" 9' - 4" 3' - 0" ' - /2" 9' - 4" 9' - 4" 3' - 0" 24' - 0" DRIVE AISLE 09'-6" KIT/DINING LOBBY MEETING REST RETAIL Revisions No. Date Description SUPPORT 8' - 0" C 29 C 27 C 25 C 23 C 2 C C 3 C C 9 7 C 6' - 0" SITE PLAN REVIEW PARKING SUMMARY COMPACT 22 Sub Total 22 6% 8' - 0" C 30 C 28 C 26 C 24 C 22 C ' - 2" C 4 C 2 C 0 8 C 6' - 0" 2 ADA (Car) ADA (Van) Sub Total 4 39% Document Phase: Date: PIC / AIC: Drawn By: SPR 26 SEPT 208 Author Checked By: Checker 22 TOTAL VEHICLE STALLS 36 Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 7-0 ' - 7". 3' - 0" EASEMENT 2' - 0" DEDICATION A3 A30 55 S. OLIVE ST. LOS ANGELES, CA 9005 FLOOR PLAN -LEVEL P Sheet Title Floor Plan - Level P 9/2/208 2:47:07 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt A0 /8" = '-0" 0' 2' 4' 8' 6' N Sheet Number A0 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

92 EXISTING PARKING GARAGE BUILDING A33 50' - 6" Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: A30 ACCESS TO TRANSFORMER VAULT 2" AMENITY LOADING TRASH / RECYCLING 40 SF UP 0' - 0" UP RAMP 2: UP FROM P TO L B.O.H. BAR/LOUNGE EXISTING MIXED USE TOWER A32 M A R G O S T. 6' - /4" 20' - 0" STAIR SF METERS UP DN GENSET RESTAURANT 2722 SF RECEIVING 867 SF FDC 202 SF ENG/MAINT 359 SF CIRC. 83 SF LUGGAGE 78 SF CAN WASH UP CNTRL. SECURITY 205 SF GUEST SERVICES 45 SF SERV. ELEVATOR PASS. ELEVATOR ENTRY LOBBY 885 SF ELEV. LOBBY 76 SF 0' - 0" PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) SERV 9 SF STAIR 205 SF 6' - 0" INCLUSIVE RR 78 SF INCLUSIVE RR 72 SF L CIRC. 324 SF RAMP : DOWN FROM L TO P VEST 49 SF ELEC 80 SF JAN 52 SF MDF 30 SF DN 2' - 0" A34 ' - 0" S. O L I V E S T. CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & B GALLERY GUEST - DQ GUEST - K GUEST - SUITE HOTEL BOH HOTEL OFFICE KIT/DINING LOBBY MEETING REST RETAIL Consultant Revisions No. Date Description Date Revision SUPPORT 7' - 0" SITE PLAN REVIEW LINE OF BUILDING ABOVE SHORT TERM BIKE PARKING OUTDOOR DINING FEATURE GARDEN ENTRY PLAZA RETAIL 896 SF R 20' - 0" Document Phase: Date: PIC / AIC: SPR 26 SEPT 208 Drawn By: Author Checked By: Checker Comm. No.: 7-0 Project Title SELECT SERVICE HOTEL DTLA REFER TO LANDSCAPE DRAWINGS FOR PAVING AND PLANTING INFORMATION 3' - 0" EASEMENT 2' - 0" DEDICATION A3 55 S. OLIVE ST. LOS ANGELES, CA 9005 W. 2 T H. S T R E E T A30 Sheet Title Floor Plan - Level 9/2/208 2:47: PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN -LEVEL A /8" = '-0" 0' 2' 4' 8' 6' N Sheet Number A Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

93 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: A B C D E E. F G M A R G O S T. UP STAIR 2 RESTAURANT 2722 SF 5 SEATS MAX. OUTDOOR DINING 89 SEATS MAX. FEATURE GARDEN UP SERV. ELEVATOR PASS. ELEVATOR ENTRY PLAZA PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) SERV 9 SF STAIR RETAIL 896 SF RAMP : L -P RAMP 2: P -L DN S. O L I V E S T LEVEL RESTAURANT INDOOR SEATING 5 OUTDOOR SEATING 89 COMBINED SEAT COUNT 204 Consultant Revisions No. Date Description Date: SITE PLAN REVIEW Document Phase: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA SPR 26 SEPT 208 Author Checker S. OLIVE ST. LOS ANGELES, CA 9005 W. 2 T H. S T R E E T LOCATION OF EXISTING CURB PER ALTA SURVEY Sheet Title Seating Layout - Level 9/2/208 2:47:3 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FURNITURE PLAN LEVEL PUBLIC SPACE A. /8" = '-0" 0' 2' 4' 8' 6' N Sheet Number A. Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

94 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: EXISTING PARKING GARAGE BUILDING A33 5'-6" A30 AMENITY EMPLOYEE 429 SF ELEC. 245 SF BOH 53 SF LAUNDRY/HK 4 SF B.O.H. BAR/LOUNGE INCLUSIVE RR 88 SF IT CLOSET 9 SF SALES/WORK RM. 366 SF WORK RM. 244 SF LINEN CHUTE TERM 2 SF SERV. ELEV 79 SF SERV 36 SF JAN. 33 SF PASS. ELEVATOR KITCHEN 99 SF KIT/DINING 64 SF CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & B GALLERY GUEST - DQ GUEST - K Consultant EXISTING MIXED USE TOWER A32 84'-" W 360 SF JAN. 39 SF M 97 SF UP STAIR SF VEST 42 SF CIRC. 608 SF G.M. 79 SF LUGGAGE 93 SF GRAB-N-GO 59 SF BOH 78 SF HOST 27 SF PASS. ELEVATOR ELEV. LOBBY 475 SF PASS. ELEVATOR (STRETCHER) STAIR 89 SF UP VEST 32 SF A34 '-0" GUEST - SUITE HOTEL BOH HOTEL OFFICE KIT/DINING LOBBY Revisions No. Date Description Date Revision MEETING MTG 407 SF EXTERIOR DECK 52 SF E 92 SF BUSINESS CENTER 36 SF BAR/CAFE 89 SF UP LOBBY 729 SF SUN 835 SF REST RETAIL SUPPORT SITE PLAN REVIEW GALLERY 86 SF LOUNGE SF LOUNGE 436 SF VERANDA 89 SF LINE OF BUILDING ABOVE Document Phase: Date: PIC / AIC: Drawn By: SPR 26 SEPT 208 Author Checked By: Checker Comm. No.: 7-0 Project Title 25' - 2 /4" 78' - 4" SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA ' - 0" EASEMENT 2' - 0" DEDICATION A3 A30 Sheet Title Floor Plan - Level 2 9/2/208 2:47:9 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN -LEVEL 2 A2 /8" = '-0" 0' 2' 4' 8' 6' N Sheet Number A2 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

95 A B C D E E. F G Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: SERV. ELEVATOR PASS. ELEVATOR KIT/DINING 64 SF 2 PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) 3 GRAB-N-GO 59 SF HOST 27 SF LEVEL 2 DINING INDOOR SEATING DINING (SUN) 42 LOBBY/ LOUNGE 22 CAFE/ BAR/ LOUNGE 65 Consultant TOTAL INDOOR SEATING 29 MTG 407 SF E 92 SF DINING 42 SEATS OUTDOOR SEATING VERANDA 66 TOTAL OUTDOOR SEATING 66 COMBINED SEAT COUNT 95 Revisions BUSINESS CENTER 36 SF GALLERY 86 SF BAR/CAFE/LOUNGE 65 SEATS LOUNGE SF LOBBY 729 SF LOUNGE 436 SF LOBBY/LOUNGE 22 SEATS VERANDA 66 SEATS MAX. SUN 835 SF 4 5 No. Date Description SITE PLAN REVIEW 6 Document Phase: SPR Date: 26 SEPT 208 PIC / AIC: Drawn By: Author Checked By: Checker Comm. No.: 7-0 Project Title SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA /2/208 2:47:2 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FURNITURE PLAN - LEVEL 2 PUBLIC SPACE A2. /8" = '-0" 0' 2' 4' 8' 6' N Sheet Title Furniture Plan - Level 2 Public Space Sheet Number Copyright A by Cuningham Group Architecture, Inc. (All Rights Reserved)

96 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: EXISTING PARKING GARAGE BUILDING A33 5'-6" A30 2" AMENITY B.O.H. BAR/LOUNGE 34' - 0" ROOF / MECH. CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & B SERVICE ELEVATOR OVERRUN PASS. ELEVATOR GALLERY GUEST - DQ Consultant EXISTING MIXED USE TOWER A32 84'-2" UP STAIR 2 80 SF VEST 29 SF CIRC 737 SF BOH 456 SF BOH/ MAINT/ ATTIC STOCK 470 SF LINEN/ CART STOR. 238 SF PASS. ELEVATOR ICE 57 SF ELEV. LOBBY 220 SF PASS. ELEVATOR (STRETCHER) ELEC 42 SF UP STAIR 89 SF VEST 32 SF A34 98'-5" GUEST - K GUEST - SUITE HOTEL BOH HOTEL OFFICE KIT/DINING LOBBY MEETING Revisions No. Date Description Date Revision REST RETAIL 973 SF / ADA GUEST SUITE SUPPORT SITE PLAN REVIEW 34' - 0" ROOF 4' - 3 3/4" Document Phase: SPR 84' - 8 /4" VERANDA BELOW Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT 208 Author Checker 7-0 3' - 0" EASEMENT 2' - 0" DEDICATION A3 A30 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Floor Plan - Level 3 9/2/208 2:47:26 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN -LEVEL 3 A3 /8" = '-0" 0' 2' 4' 8' 6' N Sheet Number A3 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

97 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: A30 HOUSEKEEPING 6 SF LINEN CHUTE AMENITY UP TEL 2 SF STAIR 2 80 SF VEST 29 SF / ADA GUEST (LINEN STORAGE ON LEVEL 3) PASS. ELEVATOR ICE 49 SF ELEV. LOBBY 233 SF PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) ELEC 4 SF TEL 29 SF UP STAIR 60 SF VEST 32 SF B.O.H. BAR/LOUNGE CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & B Consultant CIRC 736 SF GALLERY GUEST - DQ GUEST - K GUEST - SUITE HOTEL BOH Revisions No. Date Description Date Revision / ADA GUEST HOTEL OFFICE KIT/DINING LOBBY MEETING A30 REST RETAIL SUPPORT SITE PLAN REVIEW FLOOR PLAN -LEVEL 4 A4 /8" = '-0" LEVELS 6, 0,, 3, AND 5 SIM KEYS THIS FLOOR: 20 N 0' 2' 4' 8' 6' Document Phase: Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA SPR 26 SEPT 208 Author Checker S. OLIVE ST. LOS ANGELES, CA /2/208 2:47:30 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Sheet Title Floor Plan - Levels 4,6,0,,3,5 Sheet Number Copyright A4 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

98 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: HOUSEKEEPING 60 SF A30 LINEN CHUTE AMENITY UP STAIR 2 80 SF ADA GUEST PASS. ELEVATOR ELEV LOBBY 233 SF PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) UP STAIR 64 SF B.O.H. BAR/LOUNGE CIRCULATION ELEVATOR LOBBY EXTERIOR DECK Consultant TEL 2 SF VEST 29 SF ICE 48 SF ELEC 42 SF TEL 29 SF VEST 32 SF F & B GALLERY Revisions CIRC. 736 SF GUEST - DQ GUEST - K No. Date Description Date Revision GUEST - SUITE HOTEL BOH / ADA GUEST HOTEL OFFICE KIT/DINING LOBBY MEETING SITE PLAN REVIEW A30 REST RETAIL SUPPORT Document Phase: Date: SPR 26 SEPT 208 PIC / AIC: FLOOR PLAN -LEVEL 5 A5 /8" = '-0" LEVEL 2 SIM KEYS THIS FLOOR: 20 N Drawn By: Checked By: Comm. No.: Author Checker 7-0 0' 2' 4' 8' 6' Project Title SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Floor Plan - Levels 5,2 9/2/208 2:47:34 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Sheet Number A5 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

99 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: A30 UP STAIR SF / ADA GUEST HOUSEKEEPING 60 SF LINEN CHUTE PASS. ELEVATOR ELEV. LOBBY 233 SF PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) UP STAIR 60 SF AMENITY B.O.H. BAR/LOUNGE CIRCULATION ELEVATOR LOBBY EXTERIOR DECK Consultant TEL 2 SF VEST 29 SF CIRC. 739 SF ICE 48 SF ELEC 4 SF TEL 29 SF VEST 32 SF F & B GALLERY GUEST - DQ GUEST - K Revisions No. Date Description Date Revision GUEST - SUITE HOTEL BOH / ADA GUEST HOTEL OFFICE KIT/DINING LOBBY MEETING SITE PLAN REVIEW REST A30 RETAIL SUPPORT Document Phase: SPR FLOOR PLAN -LEVEL 7 A6 /8" = '-0" LEVELS 8,9, AND 4 SIM 0' 2' 4' 8' 6' KEYS THIS FLOOR: 20 N Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT 208 Author Checker S. OLIVE ST. LOS ANGELES, CA /2/208 2:47:38 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Sheet Title Floor Plan - Levels 7-9,4 Sheet Number Copyright A6 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

100 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: LINEN CHUTE A30 AMENITY B.O.H. BAR/LOUNGE SEATING DECK 48 SF STAIR 2 FITNESS 609 SF CIRC. 398 SF POOL EQUIP 26 SF HK 25 SF W 03 SF PASS. ELEVATOR ELEV. LOBBY 73 SF PASS. ELEVATOR PASS. ELEVATOR (STRETCHER) UP STAIR GUEST SUITE CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & B GALLERY Consultant Shower SPA 5' - 0" 4' - 0" 4' - 0" 5' - 6" 4' - 0" 4' - 0" Lift POOL 4' - 0" 2' - 0" 30' - 0" 4' - 0" 4' - 0" POOL DECK 80 SEATS MAX. SEATING DECK 678 SF ICE 55 SF M 90 SF STORAGE 47 SF ELEC 39 SF / ADA GUEST TEL 29 SF CIRC. 436 SF VEST 32 SF ADA GUEST SUITE GUEST - DQ GUEST - K GUEST - SUITE HOTEL BOH HOTEL OFFICE KIT/DINING LOBBY MEETING REST Revisions No. Date Description Date Revision SEE LANDSCAPE DRAWINGS FOR DECK PAVING AND OUTDOOR FURNITURE INFORMATION A30 RETAIL SUPPORT SITE PLAN REVIEW Document Phase: SPR FLOOR PLAN -LEVEL 6 (POOL DECK) A20 /8" = '-0" 0' 2' 4' 8' 6' KEYS THIS FLOOR: 4 N Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT 208 Author Checker S. OLIVE ST. LOS ANGELES, CA /2/208 2:47:40 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Sheet Title Floor Plan - Level 6 (Pool Deck) Sheet Number Copyright A by Cuningham Group Architecture, Inc. (All Rights Reserved)

101 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: A30 EXISTING NEIGHBORING PARKING GARAGE 34' - 0" 30' - 8 /2" 59' - 0" 73' - 9" 73' - 9" Consultant UP UP 83' - 0" 59' - 0" Revisions No. Date Description Date Revision UP PAINTED STEEL MECHANICAL SCREEN 73' - 9" SITE PLAN REVIEW 25' - 8 /4" 34' - 0" 44' - 0 /4" Document Phase: SPR Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT 208 Author Checker 7-0 A30 ROOF PLAN A2 /8" = '-0" LEVELS 8,9, AND 4 SIM 0' 2' 4' 8' 6' N 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Roof Plan 9/2/208 2:47:46 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt Sheet Number A2 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

102 AMENITY Mech. Screen (Max Ht.) 96' - 0" (+437'-0" ASL) B.O.H. BAR/LOUNGE CIRCULATION 23' - 0" ELEVATOR LOBBY EXTERIOR DECK ROOF ACCESS STAIR Roof 73' - 0" (+44'-00" ASL) F & B GALLERY Cuningham Group Architecture, Inc Hayden Place Culver City, CA STAIR VEST CIRC. 4' - 0" GUEST - DQ GUEST - K Tel: Fax: STAIR VEST CIRC PLENUM SPACE Level 6 (Pool Deck) 59' - 0" (+400'-00" ASL) Level ' - 0" (+396'-00" ASL) 4' - 0" ' - 0" 5' - 0" GUEST - SUITE HOTEL BOH HOTEL OFFICE KIT/DINING STAIR VEST CIRC. Level 5 44' - 0" (+385'-00" ASL) LOBBY MEETING STAIR STAIR VEST VEST CIRC CIRC. Level 4 34' - 0" (+375'-0" ASL) Level 3 25' - 8" (+366'-08" ASL) REST RETAIL SUPPORT STAIR VEST CIRC Level 2 6' - 6" (+357'-06" ASL) STAIR VEST CIRC Level 07' - 4" (+348'-04" ASL) Consultant STAIR STAIR STAIR VEST VEST VEST CIRC. CIRC. CIRC. 0' - 0" (2) STORIES AT 9'-2" EA. Level 0 98' - 2" (+339'-02" ASL) Level 9 89' - 0" (+330'-00" ASL) Level 8 79' - 0" (+320'-0" ASL) 96' - 0" Revisions No. Date Description EXISTING ADJACENT PARKING STRUCTURE STAIR STAIR VEST VEST CIRC. CIRC. Level 7 70' - 8" (+3'-08" ASL) Level 6 6' - 6" (+302'-06" ASL) SITE PLAN REVIEW STAIR VEST CIRC Level 5 52' - 4" (+293'-04" ASL) Document Phase: SPR STAIR VEST CIRC Level 4 43' - 2" (+284'-02" ASL) Level 3 34' - 0" (+275'-00" ASL) 9' - 2" TYP Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT 208 Author Checker 7-0 KITCHEN STAIR VEST ELEV. LOBBY SUN VERANDA Level 2 8' - 0" (+259'-00" ASL) 6' - 0" 55 S. OLIVE ST. LOS ANGELES, CA /2/208 2:47:53 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt OPEN TO BEYOND FIRE WATER TANK STAIR STAIR VEST. L CIRC. PARKING GARAGE RETAIL SECTION - NORTH SOUTH LOOKING EAST A30 /8" = '-0" 0' 2' 4' 8' 6' Level (+24'-00" ASL) 0" PARKING -3' - 0" (+228'-00" ASL) 8' - 0" 3' - 0" Sheet Title Building Section - North South Sheet Number Copyright A by Cuningham Group Architecture, Inc. (All Rights Reserved)

103 A B C D E E. F G A30 MATERIALS KEY - SPR Mark Remark TYP. 00 TYP. 23' - 0" 3' - 0" Mech. Screen (Max Ht.) 96' - 0" 00 (+437'-0" ASL) 028 Roof 73' - 0" (+44'-00" ASL) 00 Level 6 (Pool Deck) 59' - 0" (+400'-00" ASL) Level ' - 0" (+396'-00" ASL) 020 TYP. 00 TYP. Level 5 44' - 0" (+385'-00" ASL) 005 Level 4 34' - 0" (+375'-0" ASL) 03 Level 3 25' - 8" (+366'-08" ASL) Level 2 6' - 6" (+357'-06" ASL) 00 Level 07' - 4" (+348'-04" ASL) Level 0 98' - 2" (+339'-02" ASL) Level 9 89' - 0" (+330'-00" ASL) 005 Level 8 79' - 0" (+320'-0" ASL) Level 7 70' - 8" (+3'-08" ASL) 4' - 0" ' - 0" 0' - 0" 5' - 0" 4' - 0" 23' - 0" (2) FLOORS AT 9'-2" EA 96' - 0" (6) TOTAL STORIES TO MAIN ROOF DECK, OVERALL HT INCLUDES ROOF ACCESS STAIR AND MECHANICAL SCREEN Mark 00 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR - TBD 002 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 2 - TBD 003 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 3 - TBD 004 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 4 - TBD 005 PROFILE METAL PANEL, COLOR - TBD 006 PROFILE METAL PANEL, COLOR 2 - TBD 007 WOOD CLADDING, COLOR - TBD 008 WOOD CLADDING, COLOR 2 - TBD 009 CONCRETE 00 GLAZING, COLOR A - VISION TBD 0 GLASS RAILING, COLOR - TBD 02 POTENTIAL GLAZING, COLOR 2A - VISION TBD 03 POTENTIAL GLAZING, COLOR 2B - SPANDREL TBD 04 OPERABLE GLAZING, COLOR 3A - VISION TBD 04A GLAZING, COLOR 3A - VISION TBD 05 GLAZING, COLOR 3B - SPANDREL TBD 06 STOREFRONT PUNCHED WINDOW GLAZING, COLOR 4A - VISION TBD 08 GLASS RAILING, COLOR - TBD 09 METAL RAILING, COLOR - TBD 020 ALUMINUM WINDOW WALL SYSTEM, COLOR - TBD 02 ALUMINUM WINDOW WALL SYSTEM, COLOR 2 - TBD 022 METALLIC LOOK FINISH WALL 023 CALGREEN/TITLE 24 COMPLIANT COOL ROOF MEMBRANE SYSTEM, COLOR - TBD 024 MCM PANEL, COLOR - TBD 025 MCM PANEL, COLOR 2 - TBD 026 FIRE RATED PARTY WALL 027 SIGNAGE 028 METAL SCREEN 029 PEDESTAL PAVER SYSTEM ON RIGID INSULATION OVER LIQUID APPLIED MEMBRANE ROOFING LOCATION KEY - SPR 00 MAIN ENTRANCE 002 RETAIL FRONTAGE 003 RESTAURANT FRONTAGE 007 LEVEL 3 EXTERIOR VERANDA 008 GLASS GARAGE SUN 009 GLASS GARAGE MEETING 00 RETAIL SIGNAGE 0 PROPERTY SIGNAGE 02 RESTAURANT SIGNAGE 03 POOL DECK 04 DECK SEATING 05 VEHICULAR DROP OFF 08 LOADING DOCK 09 EXISTING ADJACENT PARKING GARAGE 020 ROOFTOP MECHANICAL EQUIPMENT 02 BIKE RACK Remark Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Consultant Revisions No. Date Description Level 6 6' - 6" (+302'-06" ASL) SITE PLAN REVIEW Level 5 52' - 4" (+293'-04" ASL) Document Phase: SPR Date: 26 SEPT 208 PIC / AIC: Level 4 43' - 2" (+284'-02" ASL) Level 3 34' - 0" (+275'-00" ASL) 9' - 2" TYP. FLOOR Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA Author Checker ' - 6" Level 2 8' - 0" (+259'-00" ASL) 6' - 0" 55 S. OLIVE ST. LOS ANGELES, CA /2/208 2:48:38 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt A30 A3 /8" = '-0" 02 SOUTH ELEVATION 4' - 0" LVLS ' - 0" (+24'-00" ASL) Level 0" Sheet Title South Elevation Sheet Number A3 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved) 0' 2' 4' 8' 6'

104 MATERIALS KEY - SPR Mark Remark U.O.N. ANGLED/BEYOND REFER TO SOUTH ELEVATION TYP ANGLED/BEYOND REFER TO SOUTH ELEVATION Mech. Screen (Max Ht.) 96' - 0" (+437'-0" ASL) Roof Level 6 (Pool Deck) 73' - 0" (+44'-00" ASL) 59' - 0" (+400'-00" ASL) Level ' - 0" (+396'-00" ASL) Level 5 44' - 0" (+385'-00" ASL) Level 4 34' - 0" (+375'-0" ASL) Level 3 25' - 8" (+366'-08" ASL) Level 2 6' - 6" (+357'-06" ASL) Level 07' - 4" (+348'-04" ASL) Level 0 98' - 2" (+339'-02" ASL) Level 9 89' - 0" (+330'-00" ASL) Level 8 79' - 0" (+320'-0" ASL) Level 7 70' - 8" (+3'-08" ASL) Level 6 6' - 6" (+302'-06" ASL) 4'-0" '-0" 4' - 0" 23' - 0" 0'-0" 5'-0" (2) FLOORS AT 9'-2" EA 96'-0" (7) TOTAL STORIES TO MAIN ROOF DECK, OVERALL HT INCLUDES ROOF ACCESS STAIR AND MECHANICAL SCREEN Mark 00 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR - TBD 002 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 2 - TBD 003 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 3 - TBD 004 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 4 - TBD 005 PROFILE METAL PANEL, COLOR - TBD 006 PROFILE METAL PANEL, COLOR 2 - TBD 007 WOOD CLADDING, COLOR - TBD 008 WOOD CLADDING, COLOR 2 - TBD 009 CONCRETE 00 GLAZING, COLOR A - VISION TBD 0 GLASS RAILING, COLOR - TBD 02 POTENTIAL GLAZING, COLOR 2A - VISION TBD 03 POTENTIAL GLAZING, COLOR 2B - SPANDREL TBD 04 OPERABLE GLAZING, COLOR 3A - VISION TBD 04A GLAZING, COLOR 3A - VISION TBD 05 GLAZING, COLOR 3B - SPANDREL TBD 06 STOREFRONT PUNCHED WINDOW GLAZING, COLOR 4A - VISION TBD 08 GLASS RAILING, COLOR - TBD 09 METAL RAILING, COLOR - TBD 020 ALUMINUM WINDOW WALL SYSTEM, COLOR - TBD 02 ALUMINUM WINDOW WALL SYSTEM, COLOR 2 - TBD 022 METALLIC LOOK FINISH WALL 023 CALGREEN/TITLE 24 COMPLIANT COOL ROOF MEMBRANE SYSTEM, COLOR - TBD 024 MCM PANEL, COLOR - TBD 025 MCM PANEL, COLOR 2 - TBD 026 FIRE RATED PARTY WALL 027 SIGNAGE 028 METAL SCREEN 029 PEDESTAL PAVER SYSTEM ON RIGID INSULATION OVER LIQUID APPLIED MEMBRANE ROOFING LOCATION KEY - SPR 00 MAIN ENTRANCE 002 RETAIL FRONTAGE 003 RESTAURANT FRONTAGE 007 LEVEL 3 EXTERIOR VERANDA 008 GLASS GARAGE SUN 009 GLASS GARAGE MEETING 00 RETAIL SIGNAGE 0 PROPERTY SIGNAGE 02 RESTAURANT SIGNAGE 03 POOL DECK 04 DECK SEATING 05 VEHICULAR DROP OFF 08 LOADING DOCK 09 EXISTING ADJACENT PARKING GARAGE 020 ROOFTOP MECHANICAL EQUIPMENT 02 BIKE RACK Remark Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Consultant Revisions No. Date Description SITE PLAN REVIEW 005 Level 5 52' - 4" (+293'-04" ASL) Document Phase: SPR Date: 26 SEPT Level 4 43' - 2" (+284'-02" ASL) 9'-2" TYP PIC / AIC: Drawn By: Checked By: Comm. No.: Author Checker Level 3 34' - 0" (+275'-00" ASL) Project Title SELECT SERVICE HOTEL DTLA 04A LVLS -2 Level 2 8' - 0" (+259'-00" ASL) 6'-0" 55 S. OLIVE ST. LOS ANGELES, CA '-0" Sheet Title West Elevation 9/2/208 2:49: PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt WEST ELEVATION A32 /8" = '-0" Level (+24'-00" ASL) 0" 0' 2' 4' 8' 6' Sheet Number A32 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

105 G F A30 E. E D C B A Mech. Screen (Max Ht.) 96' - 0" (+437'-0" ASL) Roof Level 6 (Pool Deck) 73' - 0" (+44'-00" ASL) ' - 0" (+400'-00" ASL) Level ' - 0" (+396'-00" ASL) Level 5 44' - 0" (+385'-00" ASL) Level 4 34' - 0" (+375'-0" ASL) 00 Level 3 25' - 8" (+366'-08" ASL) 00 Level 2 6' - 6" (+357'-06" ASL) 020 Level 07' - 4" (+348'-04" ASL) Level 0 98' - 2" (+339'-02" ASL) 002 Level 9 89' - 0" (+330'-00" ASL) 005 Level 8 79' - 0" (+320'-0" ASL) Level 7 70' - 8" (+3'-08" ASL) 09 SHOWN DASHED Level 6 6' - 6" (+302'-06" ASL) ' - 0" 4' - 0" 0' - 0" 5' - 0" 4' - 0" (2) FLOORS AT 9'-2" EA 96' - 0" (7) TOTAL STORIES TO MAIN ROOF DECK, OVERALL HT INCLUDES ROOF ACCESS STAIR AND MECHANICAL SCREEN MATERIALS KEY - SPR Mark Mark Remark 00 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR - TBD 002 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 2 - TBD 003 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 3 - TBD 004 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 4 - TBD 005 PROFILE METAL PANEL, COLOR - TBD 006 PROFILE METAL PANEL, COLOR 2 - TBD 007 WOOD CLADDING, COLOR - TBD 008 WOOD CLADDING, COLOR 2 - TBD 009 CONCRETE 00 GLAZING, COLOR A - VISION TBD 0 GLASS RAILING, COLOR - TBD 02 POTENTIAL GLAZING, COLOR 2A - VISION TBD 03 POTENTIAL GLAZING, COLOR 2B - SPANDREL TBD 04 OPERABLE GLAZING, COLOR 3A - VISION TBD 04A GLAZING, COLOR 3A - VISION TBD 05 GLAZING, COLOR 3B - SPANDREL TBD 06 STOREFRONT PUNCHED WINDOW GLAZING, COLOR 4A - VISION TBD 08 GLASS RAILING, COLOR - TBD 09 METAL RAILING, COLOR - TBD 020 ALUMINUM WINDOW WALL SYSTEM, COLOR - TBD 02 ALUMINUM WINDOW WALL SYSTEM, COLOR 2 - TBD 022 METALLIC LOOK FINISH WALL 023 CALGREEN/TITLE 24 COMPLIANT COOL ROOF MEMBRANE SYSTEM, COLOR - TBD 024 MCM PANEL, COLOR - TBD 025 MCM PANEL, COLOR 2 - TBD 026 FIRE RATED PARTY WALL 027 SIGNAGE 028 METAL SCREEN 029 PEDESTAL PAVER SYSTEM ON RIGID INSULATION OVER LIQUID APPLIED MEMBRANE ROOFING LOCATION KEY - SPR 00 MAIN ENTRANCE 002 RETAIL FRONTAGE 003 RESTAURANT FRONTAGE 007 LEVEL 3 EXTERIOR VERANDA 008 GLASS GARAGE SUN 009 GLASS GARAGE MEETING 00 RETAIL SIGNAGE 0 PROPERTY SIGNAGE 02 RESTAURANT SIGNAGE 03 POOL DECK 04 DECK SEATING 05 VEHICULAR DROP OFF 08 LOADING DOCK 09 EXISTING ADJACENT PARKING GARAGE 020 ROOFTOP MECHANICAL EQUIPMENT 02 BIKE RACK Remark Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Consultant Revisions No. Date Description SITE PLAN REVIEW Level 5 52' - 4" (+293'-04" ASL) Document Phase: SPR Date: 26 SEPT 208 PIC / AIC: Level 4 43' - 2" (+284'-02" ASL) Drawn By: Checked By: Comm. No.: Author Checker Level 3 34' - 0" (+275'-00" ASL) 9' - 2" TYP Project Title SELECT SERVICE HOTEL DTLA 9/2/208 2:49:50 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt A30 A33 /8" = '-0" 08 NORTH ELEVATION Level 2 8' - 0" (+259'-00" ASL) ' - 0" 6' - 0" Level (+24'-00" ASL) 0" 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title North Elevation Sheet Number Copyright A by Cuningham Group Architecture, Inc. (All Rights Reserved) 0' 2' 4' 8' 6'

106 MATERIALS KEY - SPR Mark Remark U.N.O BEYOND. REFER TO SOUTH ELEVATION BEYOND. REFER TO SOUTH ELEVATION Mech. Screen (Max Ht.) 96' - 0" (+437'-0" ASL) Roof 73' - 0" (+44'-00" ASL) Level 6 (Pool Deck) 59' - 0" (+400'-00" ASL) Level ' - 0" (+396'-00" ASL) Level 5 44' - 0" (+385'-00" ASL) Level 4 34' - 0" (+375'-0" ASL) Level 3 25' - 8" (+366'-08" ASL) Level 2 6' - 6" (+357'-06" ASL) Level 07' - 4" (+348'-04" ASL) Level 0 98' - 2" (+339'-02" ASL) Level 9 89' - 0" (+330'-00" ASL) Level 8 79' - 0" (+320'-0" ASL) Level 7 70' - 8" (+3'-08" ASL) Level 6 6' - 6" (+302'-06" ASL) ' - 0" 4' - 0" 0' - 0" 5' - 0" 4' - 0" 23' - 0" (2) FLOORS AT 9'-2" EA 96' - 0" (7) TOTAL STORIES TO MAIN ROOF DECK, OVERALL HT INCLUDES ROOF ACCESS STAIR AND MECHANICAL SCREEN Mark 00 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR - TBD 002 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 2 - TBD 003 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 3 - TBD 004 EXTERIOR PLASTER SMOOTH SYSTEM, COLOR 4 - TBD 005 PROFILE METAL PANEL, COLOR - TBD 006 PROFILE METAL PANEL, COLOR 2 - TBD 007 WOOD CLADDING, COLOR - TBD 008 WOOD CLADDING, COLOR 2 - TBD 009 CONCRETE 00 GLAZING, COLOR A - VISION TBD 0 GLASS RAILING, COLOR - TBD 02 POTENTIAL GLAZING, COLOR 2A - VISION TBD 03 POTENTIAL GLAZING, COLOR 2B - SPANDREL TBD 04 OPERABLE GLAZING, COLOR 3A - VISION TBD 04A GLAZING, COLOR 3A - VISION TBD 05 GLAZING, COLOR 3B - SPANDREL TBD 06 STOREFRONT PUNCHED WINDOW GLAZING, COLOR 4A - VISION TBD 08 GLASS RAILING, COLOR - TBD 09 METAL RAILING, COLOR - TBD 020 ALUMINUM WINDOW WALL SYSTEM, COLOR - TBD 02 ALUMINUM WINDOW WALL SYSTEM, COLOR 2 - TBD 022 METALLIC LOOK FINISH WALL 023 CALGREEN/TITLE 24 COMPLIANT COOL ROOF MEMBRANE SYSTEM, COLOR - TBD 024 MCM PANEL, COLOR - TBD 025 MCM PANEL, COLOR 2 - TBD 026 FIRE RATED PARTY WALL 027 SIGNAGE 028 METAL SCREEN 029 PEDESTAL PAVER SYSTEM ON RIGID INSULATION OVER LIQUID APPLIED MEMBRANE ROOFING LOCATION KEY - SPR 00 MAIN ENTRANCE 002 RETAIL FRONTAGE 003 RESTAURANT FRONTAGE 007 LEVEL 3 EXTERIOR VERANDA 008 GLASS GARAGE SUN 009 GLASS GARAGE MEETING 00 RETAIL SIGNAGE 0 PROPERTY SIGNAGE 02 RESTAURANT SIGNAGE 03 POOL DECK 04 DECK SEATING 05 VEHICULAR DROP OFF 08 LOADING DOCK 09 EXISTING ADJACENT PARKING GARAGE 020 ROOFTOP MECHANICAL EQUIPMENT 02 BIKE RACK Remark Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Consultant Revisions No. Date Description SITE PLAN REVIEW Level 5 52' - 4" (+293'-04" ASL) Document Phase: SPR 020 Date: 26 SEPT Level 4 43' - 2" (+284'-02" ASL) 026 Level 3 34' - 0" (+275'-00" ASL) 05 9' - 2" TYP PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA Author Checker A Level 2 8' - 0" (+259'-00" ASL) 6' - 0" 55 S. OLIVE ST. LOS ANGELES, CA /2/208 2:50:25 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt EAST ELEVATION A34 /8" = '-0" 009 8' - 0" Level (+24'-00" ASL) 0" Sheet Title East Elevation Sheet Number A34 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved) 0' 2' 4' 8' 6'

107 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: Consultant Revisions No. Date Description SITE PLAN REVIEW Document Phase: SPR Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT 208 Author Checker S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title 3D View 9/2/208 2:50:27 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt A35 NTS NOTE: FOR DISCUSSION PURPOSES ONLY. PROJECT RENDERINGS ARE CONCEPTUAL AND REPRESENT ONE POSSIBLE DESIGN OPTION. ACTUAL DEVELOPMENT DETAILS MAY VARY. VIEW FROM SOUTH OLIVE Sheet Number A35 Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

108 LANDSCAPE CONCEPT NATURE EMERGING THE SHIFTING MASSES OF THE BUILDING CREATE INTENTIONAL CRACKS THAT REVEAL A WARM, GLOWING INTERIOR. SIMILARLY, ELEMENTS IN THE LANDSCAPE SEEM TO POSSESS A BRIGHT, ORGANIC VITALITY WITHIN. - INTENTIONAL CRACKS - INTERIOR / EXTERIOR - VITALITY WITHIN

109 Enhance integral Color Concrete Paving. Sidewalk. Per City Standard. D.G. Paving. Gate. Existing Street Light. Relocated Street Light. New Pedestrian Light. Bike Rack. Raised Steel Planter. 5 0 Raised Cortern Planter. LOADING RAMP UP 2 Custom Site Bench. Sculptural Pots. RAMP DOWN 3 Site Furniture. 4 Valet Parking Stand. 5 2 Granite/ Brick Edge Band. MARGO STREET ONE WAY RESTURANT TYP. of 2 2 ENTRY VESTIBULE TYP. of 5 TYP. of 2 S OLIVE STREET ONE WAY TYP. of OUTDOOR DINNING FEATURE GARDEN ENTRY PLAZA 9 RETAIL 8 TYP. of DROP OFF TH STREET ONE WAY NORTH

110 Integral Color Concrete Paving. Enhanced Tile Paving. Potted Plants. Sculptural Pot With Bench Around. Site Furniture. 3 EXTERIOR DECK VERANDA NORTH

111 IPE Wood Deck. Integral Color Concrete Paving. Enhanced Tile Paving. Raised Planter. Custom Fire Table. Custom Fire Wall. Site Furniture. Umberlla. 7 POOL SEATING AREA FITNESS 7 6 SPA POOL POOL SEATING NORTH

112 TREE LEGEND KOELREUTERIA BIPINNATA CHINESE FLAME TREE TIPUANA TIPU TIPU TREE EUPHORBIA COTINIFOLIA CARIBBEAN COPPER PLANT RHAPIS EXCELSA BROADLEAF LADY PALM ARBUTUS MARINA STRAWBERRY TREE SALVIA BEE S BLISS BEE S BLISS SAGE WESTRINGIA FRUTICOSA MORNING LIGHT COAST ROSEMARY FEIJOA SELLOWIANA PINEAPPLE GUAVA SHRUB, GROUNDCOVER LEGEND LIRIOPE GIGANTEA LILY TURF PENSTEMON HETEROPHYLLUS MARGARITA BOP MARGARITA BOP PENSTEMON STREETSCAPE SHRUB, GROUNDCOVER LEGEND GAURA LINDHEIMERII WHIRLING BUTTERFLIES WHIRLING BUTTERFLIES GAURA LIMONIUM PEREZII SEA LAVENDER FESTUCA GLAUCA ELIJAH BLUE ELIJAH BLUE FESCUE BULBINE FRUTESCENS HALLMARK ORANGE STALKED BULBINE POTS SHRUB, GROUNDCOVER LEGEND CARISSA MACROCARPA BOXWOOD BEAUTY PEDILANTHUS MACROCARPUS SLIPPER PLANT COMPACT NATAL PLUM ACHILLEA MILLEFOLIUM PAPRIKA PAPRIKA YARROW CALAMAGROSTIS NUTKAENSIS PACIFIC REEDGRASS MATERIAL ENHANCED INTEGRAL COLOR CONCRETE ENTRY PLAZA

113 LIGHTING STORY Lighting Design as a Craft LISTEN FACADE LIGHTING CONCEPTS + Uniquely Hyatt DTLA REVEAL OPPORTUNITIES TO INTEGRATE = CuninghamGroup Group Cuningham Architecture,Inc. Inc. Architecture, 2 LIFT FLOW THROUGH SPACES 8665Hayden HaydenPlace Place 8665 CA CulverCity, City,CA CA Culver Tel: Tel: Fax: Fax: FLOAT TRANSITION FROM DAY TO NIGHT LONGEVITY Lighting Story TRANSPARENCY SUPPORT THE ARCHITECTURE CONTRAST POSITIVE & NEGATIVE ENERGY GOALS MASS / VOID 4 MATERIALITY CONTRAST 3 3 TASKS MOMENTS 5 3 Linear led integrated to highlight Ingrade spouth face of columns architecture and push/pull of facade 4 Illuminated glowing guest rooms 2 Illuminated signage at parapet create contrast with darker exterior surfaces 5 Integrated lighting at levels -3 highlight vertical & hortizontal surfaces visible from below to create the illustion of a darker mass floating over a glowing element Consultant Consultant LIGHTING TECHNICAL REQUIREMENTS GROUND LEVEL LIGHTING CONCEPTS RAMP BELOW CA TITLE 24, 206 Requirements for Outdoor Lighting Luminaire Cutoff Requirements. All outdoor luminaires rated for use with lamps greater than 50 lamp watts, determined in accordance with Section 30.0(c), shall comply with Backlight, Uplight, and Glare (collectively referred to as BUG in accordance with IES TM-5-, Addendum A) requirements as follows There are no Backlight requirements in Section 30.2 of Part 6; and Maximum zonal lumens for Uplight shall be in accordance with TABLE 30.2-A; and Maximum zonal lumens for Glare shall be in accordance with TABLE 30.2-B Exceptions for Signs, Building Facades, Lighting not permiteted by health or safty statute, ordinance or regulation to be cut off and Luminaires that illuminate the public right of way or publicly maintained roadways, sidewalks and bikeways. Controls for Outdoor Lighting. Outdoor lighting controls shall be installed that meet the following requirements as applicable: Exceptions for Outdoor lighting not permitted by a health or life safety statute, ordinance, or regulation to be turned OFF. All installed outdoor lighting shall be controlled by a photocontrol or outdoorastronomical time-switch control, or other control capable of automatically shutting OFF the outdoor lighting when daylight is available. All installed outdoor lighting shall be independently controlled from other electrical loads by an automatic scheduling control. All installed outdoor lighting, where the bottom of the luminaire is mounted 24 feet or less above the ground, shall be controlled with automatic lighting controls that meet all of the following requirements:. Shall be motion sensors or other lighting control systems that automatically controls lighting in accordance with Item B in response to the area being vacated of occupants; and 2. Shall be capable of automatically reducing the lighting power of each luminaire by at least 40 percent but not exceeding 90 percent, or provide continuous dimming through a range that includes 40 percent through 90 percent, and 3. Shall employ auto-on functionality when the area becomes occupied; and 4. No more than,500 watts of lighting power shall be controlled together. For Outdoor Sales Frontage lighting, an automatic lighting control shall be installed that meets the following requirements:. A part-night outdoor lighting control as defined in Section 00.; or 2. Motion sensors capable of automatically reducing lighting power by at least 40 percent but not exceeding 90 percent, and which have auto-on functionality. For Building Facade, Ornamental Hardscape and Outdoor Dining lighting, an automatic lighting control shall be installed that meets one or more of the following requirements:. Motion sensors capable of automatically reducing lighting power by at least 40 percent but not exceeding 90 percent, and which have auto-on functionality; or 2. A centralized time-based zone lighting control capable of automatically reducing lighting power by at least 50 percent. Lighting Power Allowances: Area Wattage Allowances: W/sf Linear Watage Allowances: 0.35 W/lf Initial Wattage Allowance: 520 W Additional Wattage Allowances per Table 40.7B LIGHT LEVELS Sources: Dimmable LED Target light levels from IESNA Lighting Handbook 0th Edition: Exterior Vestibule: 5fc Covered Exterior Entry: 3fc Non-covered Exterior Entry: fc Path to Curb: fc Outdoor Dining: 5fc Retail Entries: 0fc Sidewalks: fc Color temperature: 2700K K No No.. TRASH / RECYCLING 08 DTLA DESIGN GUIDELINES SF 2 occ. SF PER. Date Date Description Description All exterior lighting should be integrated with the building design, create a sense of safety, encourage pedestrian activity after dark, and support Downtown s vital nightlife. RECEIVING 06 DN 928 SF SF 300 PER. 3 occ. VEST 0 STAIR 2 Each project should develop a system or family of lighting with layers that contribute to the nightime experience, including facade uplighting, sign and display window illumination, landscape, and street lighting. Revisions Revisions SF 49 SF 0 0 occ. SF PER. UP ELEC 80 SF SF PER. ENG/MAINT 07 KITCHEN 05A 639 SF 5 43 occ. 5' - 0" ELEV. LOBBY 99 SF SF PER. Architectural lighting should relate to the pedestrian and accentuate major architectural features. W STAIR Landscape lighting should be of a character and scale that relates to the pedestrian and highlights special landscape features. 207 SF 207 SF FDC SF SF 300 PER. occ. occ SF SF 200 PER. 2 occ. LUGGAGE SERV 4 78 SF occ. SF PER SF occ. 2 M SF VEST. 32 SF SF PER. 6 Tree and plant uplights L CIRC. 263 SF RETAIL / RESTAURANT 05 Exterior lighting should be of a character and scale that relates to the pedestrian and highlights special landscape features. CIRC. 83 SF 2087 SF SF 5 PER. 40 occ. Lighting (exterior building and landscape) shall be directed away from adjacent properties and roadways, and shielded as necessary. 9 7 Integrate security lighting into the architectural and landscape lighting system. UP 6 7 RETAIL low-glare recessed downlights in soffit SITE PLAN PLAN REVIEW REVIEW SITE 84 SF SF 60 PER. 3 occ. 9 Interior garage lighting should not produce glaring sources towards adjacent residential units while providing safe and adequate lighting levels per code Ingrade uplights at south face of Olive 3 Street columns 3 9 Steplights integrated into planter for required egress ighting SD SPR Phase: DocumentPhase: Phase: Document MAY26,, SEPTEMBER Date: Date: PIC/ /AIC: AIC: PIC DrawnBy: By: Drawn Author Author CheckedBy: By: Checked Checker Checker Comm.No.: No.: Comm ProjectTitle Title Project City standard pedestrian pole (& proposed alternate) frame guest drop-off zone & provide even illumination on sidewalk 2 City standard pedestrian pole 3 City standard steet pole 4 Required egress underbench lights 5 Low-glow linear in-ground uplight HYATT PLACE DTLA SELECT SERVICE SELECT SERVICE HOTEL DTLA DTLA HOTEL 55 S. OLIVE ST. LOS ANGELES, CA S. S. OLIVE OLIVE ST. ST. 55 LOS ANGELES, ANGELES, CA CA LOS /9/208 :0:54 AM 5/9/208 AM 5/7/208 :0:54 6:05:08 PM C:\RevitLocal\7-0_Hyatt DTLA_Central_cpolk.rvt C:\RevitLocal\7-0_Hyatt DTLA_Central_cpolk.rvt C:\RevitLocal\7-0_Hyatt DTLA_Central_cpolk.rvt SheetTitle Title Sheet Lighting Lighting Entitlements Entitlements SheetNumber Number Sheet LP0 Copyright Copyright Copyright 208 Cuningham Group Architecture, Inc. (All Rights Reserved) 208byby bycuningham CuninghamGroup GroupArchitecture, Architecture,Inc. Inc.(All (All Rights Reserved) Rights Reserved) 208

114 P P Cuningham Group Architecture, Inc Hayden Place Culver City, CA ALLEY 0 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: PARKING IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY Tel: Fax: Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: EXISTING PARKING GARAGE BUILDING TENANT ' - 6" A33 P P TENANT P TENANT P MARGO STREET EXISTING MIXED USE TOWER A32 P ACCESS TO TRANSFORMER VAULT 0 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: PARKING IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY TENANT WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY 09 P M A R G O S T. 6' - /4" 20' - 0" 06 WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: TRASH / RECYCLING 40 SF TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY LOADING LINE OF BUILDING ABOVE SHORT TERM BIKE PARKING WALL SIGN: BUILDING ADDRESS TENANT TENANT STAIR SF METERS UP P DN P 2" GENSET P RETAIL / RESTAURANT 2722 SF OUTDOOR DINING AREA P RECEIVING 867 SF FDC 202 SF ENG/MAINT 359 SF CIRC. 83 SF FEATURE GARDEN CAN WASH LUGGAGE 78 SF UP CNTRL. SECURITY 205 SF GUEST SERVICES 45 SF SERV. ELEVATOR ENTRY LOBBY 885 SF ENTRY PLAZA 09 WALL SIGN: BUILDING ADDRESS UP ELEV. LOBBY 76 SF 0' - 0" 0' - 0" PASS. ELEVATOR SERV 9 SF TENANT P A30 STAIR 205 SF 6' - 0" UP TENANT RETAIL 896 SF RAMP 2: UP FROM P TO L INCLUSIVE RR 78 SF INCLUSIVE RR 72 SF L CIRC. 324 SF RAMP : DOWN FROM L TO P P VEST 49 SF R 20' - 0" MDF 30 SF P DN 2' - 0" A34 P ' - 0" S. O L I V E S T. AMENITY B.O.H. BAR/LOUNGE CIRCULATION ELEVATOR LOBBY EXTERIOR DECK F & P B GALLERY TENANT 0 WALL SIGN: ELEC 02 PROJECTING SIGN: 03 HANGING SIGN: GUEST 04 - PROJECTING DQ SIGN: 05 TALL BUILDING SIGN: 80 SF Consultant PARKING IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY GUEST - K 0 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: GUEST - SUITE 06 WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: 09 WALL SIGN: PARKING IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY BUILDING ADDRESS HOTEL BOH HOTEL OFFICE KIT/DINING LOBBY MEETING P REST TENANT WALL SIGN: PROJECTING SIGN: PARKING IDENTITY RETAIL Revisions No. Date Description Date Revision 06 WINDOW SIGN TENANT IDENTITY 07 WALL SIGN TENANT IDENTITY 08 PROJECTING SIGN: TENANT IDENTITY HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY P Document Phase: Date: PIC / AIC: Drawn By: Checked By: SPR 26 SEPT 208 Author Checker Comm. No.: TENANT Project Title SELECT SERVICE HOTEL DTLA OLIVE STREET TENANT 333 TENANT SUPPORT P 7' - 0" P TENANT 06 WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: 0 WALL SIGN: 09 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY PARKING IDENTITY BUILDING ADDRESS PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY SITE PLAN REVIEW TENANT TENANT 0 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: PARKING IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY TENANT P TENANT WALL SIGN: BUILDING ADDRESS Consultant selbert perkins design collaborative 432 Culver Boulevard, Playa Del Rey, CA selbertperkins.com Revisions No. Date Description Date Revision REFER TO LANDSCAPE DRAWINGS FOR PAVING AND PLANTING INFORMATION W. 2 T H. S T R E E T 3' - 0" EASEMENT 2' - 0" DEDICATION HOTEL IDENTITY A30 TENANT S. OLIVE ST. LOS ANGELES, CA 9005 A3 06 WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: TENANT 0 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 TENANT PROJECTING 0 WALL SIGN: SIGN: 05 TALL BUILDING 02 PROJECTING SIGN: SIGN: 03 TENANT IDENTITY HANGING SIGN: TENANT IDENTITY 04 PROJECTING SIGN: TENANT IDENTITY 05 TALL BUILDING SIGN: 0 0 WALL WALL SIGN: SIGN: PROJECTING PARKING SIGN: SIGN: IDENTITY HANGING PARKING SIGN: SIGN: IDENTITY PROJECTING HOTEL SIGN: IDENTITY SIGN: TALL TALL HOTEL BUILDING SIGN: IDENTITY SIGN: PARKING IDENTITY HOTEL IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY PARKING IDENTITY IDENTITY PARKING IDENTITY IDENTITY HOTEL HOTEL IDENTITY IDENTITY HOTEL HOTEL IDENTITY IDENTITY HOTEL IDENTITY 06 WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY 09 Sheet Title WALL SIGN: BUILDING ADDRESS Floor Plan - Level 09 WALL SIGN: BUILDING ADDRESS SITE PLAN REVIEW 9/0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt TENANT TENANT FLOOR PLAN - LEVEL A /8" = '-0" TENANT TENANT TENANT 333 P P TENANT TENANT TENANT TENANT TENANT TENANT N 0' 2' 4' 8' TENANT 333 6' Sheet Number Copyright A 208 by Cuningham Group Architecture, Inc. (All Rights Reserved) Document Phase: Date: PIC / AIC: Drawn By: SPR 26 SEPT 208 I. Howlett Author 060WINDOW WALL SIGN: SIGN 0702WALL PROJECTING SIGN SIGN: 0803PROJECTING HANGING SIGN: 0904WALL PROJECTING SIGN: 06 WINDOW SIGN: SIGN 05 TALL 07 BUILDING WALL SIGN: 08 PROJECTING SIGN: WINDOW SIGN SIGN WALL WALL SIGN SIGN PARKING IDENTITY PROJECTING PARKING SIGN: SIGN: IDENTITY WALL WALL SIGN: SIGN: TENANT IDENTITY TENANT IDENTITY TENANT HOTEL IDENTITY BUILDING HOTEL IDENTITY ADDRESS TENANT IDENTITY HOTEL IDENTITY TENANT IDENTITY TENANT IDENTITY TENANT TENANT IDENTITY IDENTITY TENANT TENANT IDENTITY IDENTITY TENANT TENANT IDENTITY IDENTITY BUILDING ADDRESS 09 WALL SIGN: BUILDING ADDRESS N Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA C. Checker Devlin 7-0 TENANT TENANT 2TH STREET TENANT S. OLIVE ST. LOS ANGELES, CA /0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN - LEVEL A /8" = '-0" 06 WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY 09 WALL SIGN: BUILDING ADDRESS 0' 2' 4' 8' 6' N Sheet Title Floor Plan - Level Sheet Number Copyright SITE PLAN SIGN LOCATION PLAN EG 00 A 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

115 Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: P P 0 WALL SIGN: 02 PROJECTING SIGN: 03 HANGING SIGN: 04 PROJECTING SIGN: 05 TALL BUILDING SIGN: PARKING IDENTITY PARKING IDENTITY HOTEL IDENTITY HOTEL IDENTITY HOTEL IDENTITY Consultant selbert perkins design collaborative 432 Culver Boulevard, Playa Del Rey, CA selbertperkins.com Revisions No. Date Description Date Revision TENANT 333 SITE PLAN REVIEW TENANT TENANT Document Phase: SPR Date: 26 SEPT WINDOW SIGN 07 WALL SIGN 08 PROJECTING SIGN: TENANT IDENTITY TENANT IDENTITY TENANT IDENTITY 09 WALL SIGN: BUILDING ADDRESS PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA I. Howlett Author C. Checker Devlin S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Floor Plan - Level SUMMARY OF SIGNS DIAGRAM 9/0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN - LEVEL A /8" = '-0" 0' 2' 4' 8' 6' N Sheet Number Copyright EG 002 A 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

116 MAX ALLOWABLE SIGN AREA = 4 sq.ft. per linear foot of Street Frontage 2th Street Frontage = 50.5 l.f. Maximum Allowable = 50.5 l.f. x 4 = 602 sq.ft. KEY PLAN S. Olive St. Cuningham Group Architecture, Inc Hayden Place Culver City, CA TALL BUILDING SIGN: HOTEL IDENTITY Tel: Fax: W. 2th St. Consultant selbert perkins design collaborative 432 Culver Boulevard, Playa Del Rey, CA selbertperkins.com Revisions PROJECTING SIGN: HOTEL IDENTITY (COUNTS TOWARDS SQ. FOOTAGE ON OLIVE STREET) No. Date Description Date Revision SITE PLAN REVIEW Document Phase: SPR TENANT PROJECTING SIGN: TENANT IDENTITY (COUNTS TOWARDS SQ. FOOTAGE ON OLIVE STREET) Date: PIC / AIC: Drawn By: Checked By: Comm. No.: Project Title SELECT SERVICE HOTEL DTLA 26 SEPT S. OLIVE ST. LOS ANGELES, CA 9005 I. Howlett Author C. Checker Devlin WALL SIGN: TENANT IDENTITY Sheet Title 2TH Floor Plan STREET - Level SOUTH ELEVATION 9/0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN - LEVEL A /8" = '-0" SCALE: /8 = PROJECTING SIGN: TENANT IDENTITY 03 HANGING SIGN: HOTEL IDENTITY 0 WALL SIGN: BUILDING ADDRESS N PROJECTING SIGN: TENANT IDENTITY 0' 2' 4' 8' 6' TENANT 07 WALL SIGN: TENANT IDENTITY Sheet Number Copyright EG 003 A 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

117 MAX ALLOWABLE SIGN AREA = 4 sq.ft. per linear foot of Street Frontage Olive Street Frontage =.8 l.f. Maximum Allowable =.8 l.f. x 4 = sq.ft. KEY PLAN S. Olive St. Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: W. 2th St. Consultant selbert perkins design collaborative 432 Culver Boulevard, Playa Del Rey, CA selbertperkins.com Revisions No. Date Description Date Revision SITE PLAN REVIEW Document Phase: SPR Date: 26 SEPT 208 PIC / AIC: Drawn By: I. Howlett Author Checked By: C. Checker Devlin Comm. No.: 7-0 Project Title SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Floor Plan - Level MARGO STREET WEST ELEVATION 9/0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN - LEVEL A /8" = '-0" SCALE: /8 = WALL SIGN: TENANT IDENTITY TENANT 0' 2' 4' 8' 6' 08 PROJECTING SIGN: TENANT N IDENTITY (COUNTS TOWARDS SQ. FOOTAGE ON 2TH STREET) 03 HANGING SIGN: HOTEL IDENTITY (COUNTS TOWARDS SQ. FOOTAGE ON 2TH STREET) Sheet Number Copyright EG 004 A 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

118 KEY PLAN MAX ALLOWABLE SIGN AREA = 4 sq.ft. per linear foot of Street Frontage S. Olive St. Alley Frontage = 50.5 l.f. Maximum Allowable = 50.5 l.f. x 4 = 602 sq.ft. W. 2th St. Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: EXISTING PARKING TALL BUILDING SIGN: HOTEL IDENTITY BUILDING GARAGE A33 50' - 6" A30 AMENITY 2" ACCESS TO TRANSFORMER VAULT TRASH / RECYCLING 40 SF CAN WASH GENSET SECURITY 205 SF BAR/LOUNGE RAMP : DOWN FROM L TO P 0' - 0" M A R G O S T. RECEIVING 867 SF UP CIRCULATION 2' - 0" UP 0' - 0" NG LO B.O.H. RAMP 2: UP FROM P TO L ELEVATOR LOBBY DN EXTERIOR DECK VEST 49 SF METERS F&B DN STAIR SF GALLERY UP ENG/MAINT 359 SF ELEV. LOBBY 76 SF SERV 9 SF HOTEL IDENTITY (COUNTS TOWARDS SQ. FOOTAGE ON OLIVE STREET) LOBBY CIRC. 83 SF UP ' - 0" L CIRC. 324 SF RESTAURANT 2722 SF 20' - 0" KIT/DINING ENTRY LOBBY 885 SF S. O L I V E S T. CNTRL. HOTEL OFFICE INCLUSIVE RR 72 SF GUEST SERVICES 45 SF PROJECTING SIGN: HOTEL BOH MDF 30 SF 6' - 0" 6' - /4" A32 LUGGAGE 78 SF INCLUSIVE RR 78 SF A34 GUEST - SUITE STAIR 205 SF FDC 202 SF Consultant GUEST - K PASS. ELEVATOR EXISTING MIXED USE TOWER GUEST - DQ ELEC 80 SF SERV. ELEVATOR selb ert p erkins d esign co lla b o ra tive 432 Cul ver Boul eva rd, Pl a ya D el R ey, CA sel b ert p erk ins.com Revisions No. Date Description Date Revision MEETING REST RETAIL SUPPORT 7' - 0" SITE PLAN REVIEW RETAIL 896 SF OUTDOOR DINING LINE OF BUILDING ABOVE SHORT TERM BIKE PARKING FEATURE GARDEN ENTRY PLAZA SPR Document Phase: R OUTDOOR DINING AREA 26 SEPT 208 Date: 20 '- PIC / AIC: 0" Drawn By: I. Howlett Author Checked By: C. Devlin Checker Comm. No.: 7-0 Project Title SELECT SERVICE HOTEL DTLA 3' - 0" EASEMENT REFER TO LANDSCAPE DRAWINGS FOR PAVING AND PLANTING INFORMATION 2' - 0" DEDICATION 55 S. OLIVE ST. LOS ANGELES, CA 9005 A3 A30 Sheet Title A L L EPlan Y - Level Floor 9/0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt W. 2 T H. S T R E E T SCALE: /8 = -0 A FLOOR PLAN - LEVEL /8" = '-0" NORTH ELEVATION 02 P PROJECTING SIGN: PARKING DIRECTION (COUNTS TOWARDS SQ. FOOTAGE ON OLIVE STREET) N 0' 2' 4' 8' Sheet Number EG 005 A 6' Copyright 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

119 MAX ALLOWABLE SIGN AREA = 4 sq.ft. per linear foot of Street Frontage Olive Street Frontage =.8 l.f. Maximum Allowable =.8 l.f. x 4 = sq.ft. KEY PLAN S. Olive St. Cuningham Group Architecture, Inc Hayden Place Culver City, CA Tel: Fax: W. 2th St. Consultant selbert perkins design collaborative 432 Culver Boulevard, Playa Del Rey, CA selbertperkins.com Revisions No. Date Description Date Revision PROJECTING SIGN: HOTEL IDENTITY SITE PLAN REVIEW Document Phase: SPR Date: 26 SEPT 208 PIC / AIC: Drawn By: I. Howlett Author Checked By: C. Checker Devlin Comm. No.: 7-0 Project Title SELECT SERVICE HOTEL DTLA 55 S. OLIVE ST. LOS ANGELES, CA 9005 Sheet Title Floor OLIVE Plan STREET - Level EAST ELEVATION 9/0/208 0:37:07 AM C:\RevitLocal\7-0_Hyatt DTLA_Central_glopez.rvt FLOOR PLAN - LEVEL A /8" = '-0" SCALE: /8 = WALL SIGN: TENANT IDENTITY TENANT 08 PROJECTING SIGN: TENANT IDENTITY P 02 PROJECTING SIGN: PARKING DIRECTION 0' 2' 4' 8' 6' N P 0 WALL SIGN: PARKING IDENTITY Sheet Number Copyright EG 006 A 208 by Cuningham Group Architecture, Inc. (All Rights Reserved)

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