PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE

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1 PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE CITY PLANNING CASE: ENVIRONMENTAL DOCUMENT: COUNCIL DISTRICT: CPC GPA-ZC-CU ENV CE 13 - O Faell PROJECT ADDRESS: Alvaado Steet; Elsinoe Steet APPLICANT: TELEPHONE NUMBER: ADDRESS: Echo Pak Capital Ventues, LLC Fed Afai Ventua Boulevad 620 Sheman Oaks, CA New/Changed fed@pakviewmgnt.com REPRESENTATIVE: TELEPHONE NUMBER: ADDRESS: Dana Sayles - thee6ixty 4309 Oveland Avenue Culve City, CA dana@thee6ixty.net PLANNER CONTACT INFORMATION: TELEPHONE NUMBER: ADDRESS: Gegoy J. Shoop geg.shoop@lacity.og APPROVED PROJECT DESCRIPTION: The continued use, futue changes of use and opeation of an existing commecial building that is cuently non-confoming as to use in an R Zone and expansion of an existing suface paking lot in the RD2-1VL Zone. N:\ATSD\Commission\CPC\2017\Case Pocessing\GPA, ZC, CA, DA, ICO\CPC GPA-ZC-CU G. SHOOP\PLANNING TRANSMITTAL No Geen Logo.docx 1

2 COMMISSION ACTION(S) / ZONING ADMINISTRATOR ACTION(S): (CEA s PLEASE CONFIRM) Detemined based on the whole of the administative ecod, the Poject is exempt fom CEQA pusuant to CEQA Guidelines et seq. Aticle 111, Section 1, Class 5, Categoy 13 (Zone changes and vaiances that meely confom zoning to an existing use whee the existing use was legally commenced), and thee is no substantial evidence demonstating that an exception to a Categoical Exemption pusuant to CEQA Guidelines, Section applies; Recommended that the City Council Appove a Geneal Plan Amendment, pusuant to Los Angeles Municipal Code Section , to the Silve Lake- Echo Pak-Elysian Valley Community Plan fom Low Medium II Residential Land Use to the Community Commecial Land Use at Noth Alvaado Steet; Recommended that the City Council Appove a Zone Change, pusuant to Los Angeles Municipal Code Section 12.32, fom RD2-1VL to C2-1VL at Noth Alvaado Steet; Appoved a Conditional Use, pusuant to Los Angeles Municipal Code Section W-37, to allow the expansion of a deemed-to-be-appoved Conditional Use suface paking lot in the RD2-1VL Zone at West Elsinoe Steet; Adopted the Conditions of Appoval as modified by the Commission; and Adopted the Findings as amended by the Commission. ENTITLEMENTS FOR CITY COUNCIL CONSIDERATION: Geneal Plan Amendment and Zone Change FINAL ENTITLEMENTS NOT ADVANCING: Conditional Use ITEMS APPEALED: N/A ATTACHMENTS: REVISED: ENVIRONMENTAL CLEARANCE: REVISED: N:\ATSD\Commission\CPC\2017\Case Pocessing\GPA, ZC, CA, DA, ICO\CPC GPA-ZC-CU G. SHOOP\PLANNING TRANSMITTAL No Geen Logo.docx 2

3 V Lette of Detemination V Findings of Fact V Staff Recommendation Repot V Conditions of Appoval V Odinance V Zone Change Map V GPA Resolution Land Use Map Exhibit A - Site Plan V Mailing List Land Use Othe * Categoical Exemption n Negative Declaation n Mitigated Negative Declaation Envionmental Impact Repot n Mitigation Monitoing Pogam Othe NOTES / INSTRUCTION(S): FISCAL IMPACT STATEMENT: V Yes No PLANNING COMMISSION: *If detemination states administative costs ae ecoveed though fees, indicate Yes. P- City Planning Commission (CPC) n Cultual Heitage Commission (CHC) n Cental Aea Planning Commission n East LA Aea Planning Commission n Habo Aea Planning Commission n Noth Valley Aea Planning Commission n South LA Aea Planning Commission n South Valley Aea Planning Commission West LA Aea Planning Commission PLANNING COMMISSION HEARING DATE: CO M M I SS I ON VOTE : N:\ATSD\Commission\CPC\2017\Case Pocessing\GPA, ZC, CA, DA, ICO\CPC GPA-ZC-CU G. SHOOP\PLANNING TRANSMITTAL No Geen Logo.docx 3

4 Decembe 15, LAST DAY TO APPEAL: APPEALED: Mach 16, 2017 No TRANSMITTED BY: TRANSMITTAL DATE: James K. Williams Mach 28, 2017 N:\ATSD\Commission\CPC\2017\Case Pocessing\GPA, ZC, CA, DA, ICO\CPC GPA-ZC-CU G. SHOOP\PLANNING TRANSMITTAL No Geen Logo.docx 4

5 OS Los Angeles City Planning Commission 200 Noth Sping Steet, Room 532, Los Angeles, Califonia, , (213) LETTER OF DETERMINATION MAILING DATE: MAR Case No.: CPC GPA-ZC-CU Council Distict: 13-O Faell CEQA: ENV CE Plan Aea: Silve Lake-Echo Pak-Elysian Valley Poject Site: Noth Alvaado Steet; Elsinoe Steet Applicant: Fed Atai, Echo Pak Capital Ventue, LLC Repesentative: Dana Sayles, thee6ixty At its meeting of Decembe 15, 2016, the Los Angeles City Planning Commission took the actions below in conjunction with the appoval of the following poject: The continued use, futue changes of use and opeation of an existing commecial building that is cuently non-confoming as to use in an R Zone and expansion of an existing suface paking lot in the RD2-1VL Zone Detemined based on the whole of the administative ecod, the Poject is exempt fom CEQA pusuant to CEQA Guidelines et seq. Aticle 111, Section 1, Class 5, Categoy 13 (Zone changes and vaiances that meely confom zoning to an existing use whee the existing use was legally commenced), and thee is no substantial evidence demonstating that an exception to a Categoical Exemption pusuant to CEQA Guidelines, Section applies; Recommended that the City Council Appove a Geneal Plan Amendment, pusuant to Los Angeles Municipal Code Section , to the Silve Lake- Echo Pak-Elysian Valley Community Plan fom Low Medium II Residential Land Use to the Community Commecial Land Use at Noth Alvaado Steet; Recommended that the City Council Appove a Zone Change, pusuant to Los Angeles Municipal Code Section 12.32, fom RD2-1VL to C2-1VL at Noth Alvaado Steet; Appoved a Conditional Use, pusuant to Los Angeles Municipal Code Section W37, to allow the expansion of a deemed-to-be-appoved Conditional Use suface paking lot in the RD2-1VL Zone at West Elsinoe Steet; Adopted the Conditions of Appoval as modified by the Commission; and Adopted the Findings as amended by the Commission.

6 CPC GPA-ZC-CU Page 2 This action was taken by the following vote: Moved: Seconded: Yes: Absent: Millman Ahn Amboz, Katz, Padilla-Campos, Dake Wilson Choe, Mack, Pelman Vote: 6-0 James K, Will ams, Commission Executive Assistant II Los Angeles City Planning Commission Effective'Date/Appeals: The decision of the Los Angeles City Planning Commission as it elates to the Geneal Plan Amendment and Zone Change is final and not appealable. The decision, as it elates to the Conditional Use, is appealable to the Los Angeles City Council within 15 days afte the mailing date of this detemination lette. Any appeal not filed within the 15-day peiod shall not be consideed by the Council. All appeals shall be filed on foms povided at the Planning Depatment s Public Countes at 201 N. Figueoa Steet, Fouth Floo, Los Angeles, o at 6262 Van Nuys Boulevad, Suite 251, Van Nuys. MAR ? FINAL APPEAL DATE: If you seek judicial eview of any decision of the City pusuant to Califonia Code of Civil Pocedue Section , the petition fo wit of mandate pusuant to that section must be filed no late than the 90th day following the date on which the City's decision became final pusuant to Califonia Code of Civil Pocedue Section Thee may be othe time limits which also affect you ability to seek judicial eview. Fiscal Impact Statement: Thee is no Geneal Fund impact as administative costs ae ecoveed though fees. Attachments: Odinance, Maps, Conditions of Appoval, Findings, Resolution c: Blake Lamb, Senio City Planne Geg Shoop, City Planne

7 CPC GPA-ZC-CU Page 2 [Q] QUALIFIED CONDITIONS OF APPROVAL Pusuant to Section K of the Municipal Code, the following limitations ae heeby imposed upon the use of the subject popety, subject to the Q Qualified classification. 1. Uses. The following uses shall be pohibited: Automotive Display Room, Automotive Repai; Automobile Dismantling Yad, Automobile and Taile Sales; Automotive Fueling and Sevice Station uses as defined by Section of the LAMC; Recyclable Mateial Deposit and buildings with Dive-Though windows. Demolition of the building is pohibited without a new zone change. 2. Landscape Plans. Pio to the issuance of any pemits fo a change of use, plans shall be submitted that indicate landscape plantes will be installed in the tiangula shaped potions of the paking lot along the west popety line between the paking spaces and the wall, located at the ea of the commecial building located Alvaado Boulevad. 3. Electic Vehicle Paking. The poject (commecial building) shall include at least one of the Code-equied paking spaces with an EV chage to accommodate electic vehicles within the paking aea. A label stating EV CAPABLE shall be posted in a conspicuous place at the sevice panel o subpanel and next to the aceway temination point. 4. Site Plan/Elevations. Poject elevations shall be modified to be in substantial confomance with poject endeing elevations pesented at the Decembe 15, 2016 City Planning Commission to the extent feasible. No subsequent changes to the plans will be made without pio eview by the Depatment of City Planning and witten appoval by the Diecto of Planning. Each change shall be identified and justified in witing. Mino deviations may be allowed in ode to comply with the povision of the Municipal Code, the poject conditions, o the poject pemit authoization. 5. Elevations The changes to the elevations shall include emoval of the off-site sign on the easten building wall.

8 CPC GPA-ZC-CU Page 3 Entitlement Conditions -Conditional Use CONDITIONS OF APPROVAL Site Plan. Except as modified heein, the poject shall be in substantial confomance with the plans and mateials submitted by the Applicant, stamped Exhibit A, and attached to the subject case file. No change to the plans will be made without pio eview by the Depatment of City Planning, Cental Poject Planning, and witten appoval by the Diecto of Planning. Each change shall be identified and justified in witing. Mino deviations may be allowed in ode to comply with the povision of the Municipal Code, the poject conditions, o the poject pemit authoization. Landscape Plans Buffes. A 10-foot landscape buffe along the steet fontage (LAMC Section A. 6) and a minimum thee foot landscape buffe along the nothen popety line shall be povided. At least fou 24-inch box tees shall be planted within the paking plante aeas. A landscape and iigation plan shall be submitted as pat of the building pemit sign off. Lighting. Secuity light shall be povided in the paking lot and shall be shielded fom any light being viewed fom above, as well as, fom adjacent popeties. 4. Electic Vehicle Paking. The poject (paking lot) shall include at least one of the thee total Code-equied paking spaces with an EV chage to accommodate electic vehicles within the paking aea. A label stating EV CAPABLE shall be posted in a conspicuous place at the sevice panel o subpanel and next to the aceway temination point. Administative Conditions 5. Appoval, Veification, and Submittals. Copies of any appovals, guaantees o veification of consultations, eviews o appoval, plans, etc., as may be equied by the subject conditions, shall be povided to the Depatment of City Planning fo placement in the subject file. 6. Code Compliance. All aea, height and use egulations of the zone classification of the subject popety shall be complied with, except wheein these conditions explicitly allow othewise. 7. Covenant. Pio to the issuance of any pemits elative to this matte, an ageement concening all the infomation contained in these conditions shall be ecoded in the County Recode s Office. The ageement shall un with the land and shall be binding on any subsequent popety ownes, heis o assign. The ageement must be submitted to the Depatment of City Planning fo appoval befoe being ecoded. Afte ecodation, a copy beaing the Recode s numbe and date shall be povided to the Depatment of City Planning fo attachment to the file. 8. Definition. Any agencies, public officials o legislation efeenced in these conditions shall mean those agencies, public offices, legislation o thei successos, designees o amendment to any legislation. 9. Enfocement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Depatment of City Planning and any designated agency, o the agency s successo and in accodance with any stated laws o egulations, o any amendments theeto.

9 CPC GPA-ZC-CU Page Coective Conditions. The authoized use shall be conducted at all times with due egad fo the chaacte of the suounding distict, and the ight is eseved to the City Planning Commission, o the Diecto pusuant to Section of the Municipal Code, to impose additional coective conditions, if, in the Commission s o Diecto s opinion, such conditions ae poven necessay fo the potection of pesons in the neighbohood o occupants of adjacent popety. 11. Indemnification and Reimbusement of Litigation Costs. Applicant shall do all of the following: a. b. c. d. e. Defend, indemnify and hold hamless the City fom any and all actions against the City elating to o aising out of, in whole o in pat, the City s pocessing and appoval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, o othewise modify o annul the appoval of the entitlement, the envionmental eview of the entitlement, o the appoval of subsequent pemit decisions, o to claim pesonal popety damage, including fom invese condemnation o any othe constitutional claim. Reimbuse the City fo any and all costs incued in defense of an action elated to o aising out of, in whole o in pat, the City s pocessing and appoval of the entitlement, including but not limited to payment of all cout costs and attoney s fees, costs of any judgments o awads against the City (including an awad of attoney s fees), damages, and/o settlement costs. Submit an initial deposit fo the City s litigation costs to the City within 10 days notice of the City tendeing defense to the Applicant and equesting a deposit. The initial deposit shall be in an amount set by the City Attoney s Office, in its sole discetion, based on the natue and scope of action, but in no event shall the initial deposit be less than $25,000. The City s failue to notice o collect the deposit does not elieve the Applicant fom esponsibility to eimbuse the City pusuant to the equiement in paagaph (b). Submit supplemental deposits upon notice by the City. Supplemental deposits may be equied in an inceased amount fom the initial deposit if found necessay by the City to potect the City s inteests. The City s failue to notice o collect the deposit does not elieve the Applicant fom esponsibility to eimbuse the City pusuant to the equiement in paagaph (b). If the City detemines it necessay to potect the City s inteest, execute an indemnity and eimbusement ageement with the City unde tems consistent with the equiements of this condition. The City shall notify the applicant within a easonable peiod of time of its eceipt of any action and the City shall coopeate in the defense. If the City fails to notify the applicant of any claim, action, o poceeding in a easonable time, o if the City fails to easonably coopeate in the defense, the applicant shall not theeafte be esponsible to defend, indemnify o hold hamless the City. The City shall have the sole ight to choose its counsel, including the City Attoney s office o outside counsel. At its sole discetion, the City may paticipate at its own expense in the defense of any action, but such paticipation shall not elieve the applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole o in pat, the City may withdaw its defense of the action, void its appoval of the

10 CPC GPA-ZC-CU Page 5 entitlement, o take any othe action. The City etains the ight to make all decisions with espect to its epesentations in any legal poceeding, including its inheent ight to abandon o settle litigation. Fo puposes of this condition, the following definitions apply: City shall be defined to include the City, its agents, offices, boads, commissions, committees, employees, and voluntees. Action shall be defined to include suits, poceedings (including those held unde altenative dispute esolution pocedues), claims, o lawsuits. Actions includes actions, as defined heein, alleging failue to comply with any fedeal, state o local law. Nothing in the definitions included in this paagaph ae intended to limit the ights of the City o the obligations of the Applicant othewise ceated by this condition

11 CPC GPA-ZC-CU Page 6 Geneal Plan/Chate Findings FINDINGS The Geneal Plan defines the foundation fo all land use decisions. The City of Los Angeles Geneal Plan consists of the Famewok Element, seven equied Elements that ae mandated by State law (Land Use, Mobility, Housing, Consevation, Noise, Safety, and Open Space), and optional Elements including Ai Quality, Health, and Sevice Systems. Thity-five individual community plans compise the Land Use Element fo the City of Los Angeles. 1. Geneal Plan Land Use Designation The subject site is located within the aea coveed by the Silve Lake - Echo Pak - Elysian Valley Community Plan adopted by the City Council on Febuay 17, 1979 and updated by the City Council on August 11, The existing Plan designates the Subject Popety land use as Low Medium II Residential, with the coesponding zones of RD1.5 and RD2. The equested plan amendment to Community Commecial if appoved would contain the following coesponding zones; RAS3, CR, C2, C4, P, and PB. 2. Geneal Plan Famewok The Famewok Element fo the Geneal Plan was adopted by the City of Los Angeles in Decembe 1996 and e-adopted in August The Famewok Element povides guidance egading policy issues fo the entie City of Los Angeles, including the poject site. The Famewok Element also sets foth a Citywide compehensive long-ange gowth stategy and defines Citywide polices egading such issues as land use, housing, uban fom, neighbohood design, open space, economic development, tanspotation, infastuctue, and public sevices. In addition, the Famewok Element encouages amendments to the Community Plans to efine land use boundaies and categoies to eflect local conditions, pacel chaacteistics, existing land uses, and public input. The Famewok Plan text includes the following elevant land use goals, objectives, policies and pogams fo the Distibution of Land Use: Goal 3A: A physically balanced distibution of land uses that contibutes towads and facilitates the City's long-tem fiscal and economic viability, evitalization of economically depessed aeas, consevation of existing esidential neighbohoods, equitable distibution of public esouces, consevation of natual esouces, povision of adequate infastuctue and public sevices, eduction of taffic congestion and impovement of ai quality, enhancement of eceation and open space oppotunities, assuance of envionmental justice and a healthful living envionment, and achievement of the vision fo a moe livable city. Objective 3.1: Accommodate a divesity of uses that suppot the needs of the City's existing and futue esidents, businesses, and visitos. Policy 3.2.4: Povide fo the siting and design of new development that maintains the pevailing scale and chaacte of the City's stable esidential neighbohoods and enhance the chaacte of commecial and industial disticts. The Geneal Plan Amendment would evitalize the popety, povide cetainty fo futue uses and peseve a neighbohood defining building.

12 CPC GPA-ZC-CU Page 7 3. Silve Lake-Echo Pak-Elysian Valley Community Plan. While boade planning issues, goals, objectives and policies ae povided by the Citywide Geneal Plan though its Famewok, the Silve Lake-Echo Pak- Elysian Valley Community Plan sets foth planning goals, objectives, policies, and pogams that petain to the Echo Pak aea in paticula. The Community Plan futhe efine the Geneal Plan, and is intended to pomote an aangement of land uses, steets and sevices which will encouage and contibute to the economic, social and physical health, safety, welfae and convenience of the people who live and wok in the community. The poposed poject would be in confomance with seveal goals of the Community Plan as indicated below: Goal 2 - An Economically Vital Commecial Secto and Stong Viable Aeas that offe a divesity of Goods and Sevices to meet the needs of the Community in the Plan Aea Commecial aeas should satisfy maket demand, maximize convenience and accessibility while peseving and enhancing the unique Histoic and Cultual Identities of the Distict. Objective 2-1 Conseve and stengthen viable commecial development and encouage the euse of obsolete commecial development. Policy New commecial uses shall be located in established commecial aeas, emphasizing moe intense and efficient use of existing commecial land, ultimately contibuting to and enhancing the existing uban fom and village atmosphee. Pogam The Plan encouages commecial pojects that constitute moe efficient use o euse of obsolete o undeused commecial stuctues o commecially designated land. Conseve and stengthen viable commecial development and encouage the euse of obsolete commecial development. The equested Geneal Plan Amendment and accompanying Zone Change will povide the flexibility that is needed to edevelop the popety into a moe pedestian fiendly estauant and othe commecial uses which will help stengthen the existing viable commecial development and will encouage the euse of obsolete commecial development The Mobility Element of the Geneal Plan will not be affected by the ecommended action heein. A one foot nine inch dedication of Alvaado Boulevad will be equied in the event that the building is demolished, (not pat of the cuent equest), which will assue compliance with this Element of the Geneal Plan. The Seweage Facilities Element of the Geneal Plan will be affected by the ecommended action. Howeve, equiements fo constuction of sewe facilities to seve the subject poject and complete the City sewe system fo the health and safety of City inhabitants will assue compliance with the goals of this Geneal Plan Element. Chate Compliance - City Chate Section 555 (Geneal Plan Amendment). The poposed Geneal Plan Amendment complies with the pocedues as specified in Section 555 of the Chate, including:

13 CPC GPA-ZC-CU Page 8 a. Amendment in Whole o in Pat. The Geneal Plan Amendment befoe the City Planning Commission epesents an Amendment in Pat of the Silve Lake-Echo Pak- Elysian Valley Community Plan, epesenting a change to the social, physical and economic identity of the poject site, which is cuently designated as Low Medium II Residential and zoned RD2-1VL. The Geneal Plan Amendment to Community Commecial does eflect the land use pattens, tends and uses in the immediate aea and futhes the intent, puposes and objectives of The Geneal Plan and Community Plan. The Amendment is consistent with the Community Plan s Goals, Objectives and Policies to: "Conseve and stengthen viable commecial development and encouage the euse of obsolete commecial development. The equested Geneal Plan Amendment and accompanying Zone Change will povide the flexibility that is needed to edevelop the popety into a moe pedestian fiendly estauant and othe commecial uses. The equested Geneal Plan Amendment and accompanying Zone Change will make it easie to obtain the financing necessay to enovate the building, make the necessay impovements to the infastuctue (new plumbing, electical, ADA access etc.) of a 90 yea old building, The suounding community would be bette seved if the cuent neighbohood defining building is etained and enovated to showcase some of its vintage chaacteistics. Futhemoe, the plan amendment is consistent with and will povide fo the geneal welfae of the community because the subject popety is located immediately to the noth and east of commecially developed popeties which ae planned fo Community Commecial Land Uses and zoned eithe C2-1VL o [Q] C2-1VL. The existing commecial popeties ae occupied by shops, cafes, estauants, a gas station, and a food maket. These lots demonstate the appopiateness of commecial zoning and land uses along Alvaado Steet, and a zone change on the Subject Popety would be a natual continuation of these Commecial zones and Community Commecial land use designated popeties. T he plan amendment will enable the eactivation of the building to a commecial use and will be a natual continuation of these commecial popeties fonting Alvaado Steet. b. Initiation of Amendments. In compliance with this sub-section, the Diecto of Planning poposed the amendment to the Community Plan (Geneal Plan Land Use Element), pusuant to the memo dated June 13, c. Commission and Mayoal Recommendations. The noticing and heaing equiements of the Geneal Plan Amendment wee satisfied, pusuant to LAMC Section C 3. The heaing was scheduled, duly noticed, and held in City Hall on Septembe 21, The City Planning Commission shall make its ecommendation to the Mayo upon a ecommendation of appoval, o to the City Council and the Mayo upon a ecommendation of disappoval. This action is futhe subject to the following sections of Chate Section 555: d. Council Action. The Council shall conduct a public heaing befoe taking action on a poposed amendment to the Geneal Plan. If the Council poposes any modification to the amendment appoved by the City Planning Commission, that poposed modification shall be efeed to the City Planning Commission and the Mayo fo thei ecommendations. The City Planning Commission and the Mayo shall eview any modification made by the Council and shall make thei ecommendation on the modification to the Council in accodance with subsection (c) above. If no modifications ae poposed by the Council, o afte eceipt of the Mayo's and City Planning Commission s ecommendations on any

14 CPC GPA-ZC-CU Page 9 poposed modification, o the expiation of thei time to act, the Council shall adopt o eject the poposed amendment by esolution within the time specified by odinance e. Votes Necessay fo Adoption. If both the City Planning Commission and the Mayo ecommend appoval of a poposed amendment, the Council may adopt the amendment by a majoity vote. If eithe the City Planning Commission o the Mayo ecommends the disappoval of a poposed amendment, the Council may adopt the amendment only by a two-thids vote. If both the City Planning Commission and the Mayo ecommend the disappoval of a poposed amendment, the Council may adopt the amendment only by a thee-fouths vote. If the Council poposes a modification of an amendment, the ecommendations of the Commission and the Mayo on the modification shall affect only that modification." 7. Chate Findings - City Chate Sections 556 and 558 (Geneal Plan Amendment). The poposed Geneal Plan Amendment Complies with Section 556 and 558 in that the plan amendment pomotes an intensity and patten of development that is consistent with the poposed Community Commecial Geneal Plan Famewok designation which encouages local commecial uses along commecial coidos. The Geneal Plan Amendment will change the land use designation fom Low Medium II Residential to Community Commecial pomoting an impotant goal of the Community Plan s land use policies which is to develop and maintain An economically vital commecial secto and Stong Viable Aeas that offe a divesity of Goods and Sevices to meet the needs of the community in the Plan Aea Commecial aeas should satisfy maket demand, maximize convenience and accessibility while peseving and enhancing the unique histoic and cultual Identities of the Distict. In addition, the Geneal Plan Amendment and accompanying Zone Change will povide the zoning flexibility that is needed to edevelop the popety into a moe pedestian fiendly estauant and othe commecial uses, as well as, make it easie to obtain the financing necessay to enovate the building, make the necessay impovements to the infastuctue (new plumbing, electical, ADA access.) of a 90 yea old building. The suounding community would be bette seved if the cuent iconic building is etained and enovated to showcase some of its vintage chaacteistics and povide a sense of place. Re-designating the land use of the poject site einfoces the Geneal Plan Famewok s guidance of locating density and jobs nea tansit. The Geneal Plan Amendment is also consistent with the existing commecially developed land use patten along both sides of Alvaado Steet. The Geneal Plan Amendment and accompanying Zone Change will povide the epuposing of an existing neighbohood compatible commecial building into a estauant o othe commecial uses along a main commecial coido that uns along Sunset Boulevad and continues noth along Alvaado Steet. Continuing the opeation of commecial uses with the existing building at 1201 N. Alvaado Steet povides oppotunities fo employment and neighbohood-oiented goods and/o sevices in a walkable and tansit-ich commecial coido. Lastly, The Geneal Plan Amendment and accompanying Zone Change will povide fo the geneal welfae of the community because the subject popety is located immediately to the noth and east of commecially developed popeties which ae planned fo Community Commecial Land Uses and zoned eithe C2-1VL o [Q] C2-1VL. The existing commecial popeties ae occupied by shops, cafes, estauants, a gas station, and a food maket. These lots demonstate the appopiateness of commecial zoning and land uses along Alvaado Steet, and a zone change on the Subject Popety would be a natual continuation of these Commecial zones and Community Commecial land use designated popeties

15 CPC GPA-ZC-CU Page 10 Entitlement Findings 8. Zone Change- Pusuant to Section C.7 of the Municipal Code, The poposed Zone Change fom R2-IVL to [Q] C2-1VL is consistent with public necessity, convenience, geneal welfae and good zoning pactices as follows: Public Necessity - Appoval of the poposed zone change will allow the physical ehabilitation of the existing commecial building which dates to It is cuently in a deteioated state and pemitted fo use a pint shop it has lost its non-confoming ights to continue in opeation without a Zoning Administato Detemination pusuant to LAMC Section X 27. The poposed [Q] C2-1VL zone will allow geneal commecial uses to opeate in the building without the need fo lengthy and costly zone vaiance appovals, which would othewise be equied each time a new commecial tenant use wished to lease space on the subject popety. The zone change will allow the owne to ente into long tem leases that will povide the financial secuity that is needed to enovate the building, make the necessay impovements to the infastuctue (new plumbing, electical, ADA access etc.) to a 90 yea old building. As pat of the enovation plan pesented at the public heaing the oiginal gound floo windows ae to be estoed, essentially tansfoming the existing blank walls into an active, tanspaent steet fontage in the lively, walkable Echo Pak neighbohood. The histoic chaacte of the building and the location in Echo Pak ende this zoning consistency equest appopiate. Accodingly, the equested zone change would esult in a poject that is consistent with public necessity. Convenience - Appoval of the equested zone change will povide the epuposing of an existing neighbohood compatible commecial building into a estauant o othe commecial uses along a main commecial coido that uns along Sunset Boulevad and continues noth along Alvaado Steet. Continuing the opeation of commecial uses with the existing building at 1201 N. Alvaado Steet povides oppotunities fo employment and neighbohood-oiented goods and/o sevices in a walkable and tansit-ich commecial coido. The subject popety is seved by vaious Meto bus outes on Sunset and Glendale Boulevads. The existing building also has the ability to povide paking pe Los Angeles Municipal Code fo commecial uses in a State Entepise Zone, a convenience which is ae fo ehabilitated buildings in Echo Pak. Accodingly, the equested zone change is necessay fo public convenience. Geneal Welfae - Appoval of the equested zone change will povide fo the geneal welfae of the community because the subject popety is located immediately to the noth and east of commecially developed popeties which ae planned fo Community Commecial Land Uses and zoned eithe C2-1VL o [Q] C2-1VL. The existing commecial popeties ae occupied by shops, cafes, estauants, a gas station, and a food maket. These lots demonstate the appopiateness of commecial zoning and land uses along Alvaado Steet, and a zone change on the Subject Popety would be a natual continuation of these Commecial zones and Community Commecial land use designated popeties. As such, the equests heein involve a zone and use that is consistent with the Community Plan s intent to maintain and implement uses in appopiate aeas based upon type and intensity of use. The zone change will allow the evitalization of the building with new economic-geneating uses, while enhancing the aesthetic chaacte of the Subject Popety and complementing the suounding Echo Pak neighbohood.

16 CPC GPA-ZC-CU Page 11 Good Zoning Pactices - The action, as ecommended, has been made contingent upon (Q) conditions imposed heein. Such limitations ae necessay to potect the best inteests of and to assue a development moe compatible with suounding popeties, to secue an appopiate development in hamony with the Geneal Plan, [Q} Qualified conditions identical to the [Q] conditions imposed by Odinance 176,825 on neighboing popeties that pohibit new automotive uses, ecycling centes, and business with divethough have been incopoated into the ecommended [Q] conditions of appoval. Lastly, the uses ae limited to C zone uses. No esidential uses ae allowed. The C2 zone would allow R4 density which would pemit at least 12 dwelling units on the site. If the popety is sold and a new owne wants to build a new building a new zone change will be equied. 9. Conditional Use Findings W 37 F A. That the poject will enhance the built envionment in the suounding neighbohood o will pefom a function o povide a sevice that is essential o beneficial to the community, city, o egion. The continued opeation and expansion of the existing paking lot on the Elsinoe Steet popety, besides poviding essential and beneficial sevice to the community, will potect against futhe intusion of public paking in the boade neighbohood. The existing suface paking lot is well-situated to seve commecial uses on the abutting Alvaado popety. Cuently, the commecial building on the Alvaado Pacel is equied to povide six paking spaces fo 6,940 squae feet of commecial space, thee of which ae equied pe a ecoded covenant and ageement. The popety is located in one of the State Entepise Zone Aeas, which allows fo a eduction in the equied paking fo etail and estauant uses to one space fo evey 500 squae feet of building aea. Any futue change of use to the existing commecial building will not equie additional paking. Howeve, the expanded paking lot would seve to povide additional paking if thee is a highe demand, as well as, suppot the functionality and success of futue commecial tenants. Many of the commecial stoes along Sunset Boulevad wee built eithe befoe paking was equied o wee built with a lowe standad of paking being equied as compaed today s standads. Patons wanting to shop at some local businesses in the aea have to find on-steet paking in the same vicinity. The additional paking will povide an essential sevice to the community by poviding off-steet paking spaces fo patons of the commecial building and alleviating stess on neighbohood steet paking. Futhemoe, the paking lot will continue to povide a buffe between the commecial uses on the Alvaado Pacel and the adjacent esidential uses. The continued opeation and expansion of the existing public paking lot will enhance the built envionment in the suounding neighbohood and will pefom a function o povide a sevice that is essential o beneficial to the community, city, and egion. B. That the poject's location, size, height, opeations and othe significant featues will be compatible with and will not advesely affect o futhe degade adjacent popeties, the suounding neighbohood, o the public health, welfae, and safety.

17 CPC GPA-ZC-CU Page 12 The location of the paking lot behind the commecial building on the Alvaado pacel is an appopiate location, athe than on Alvaado Steet, which maintains an active and uban steetscape with minimal setback. Continuing the opeation of the paking lot between the commecial building and esidential popeties nothwest of the Poject will seve to buffe noise and foot taffic incidental to the commecial use. The existing suface paking lot is well-situated to seve commecial uses on the abutting Alvaado Pacel. Cuently, the commecial building on the Alvaado pacel is equied to povide six paking spaces fo 6,940 squae feet of commecial space, thee of which ae to be povided on the Elsinoe pacel. The popety is located in one of the State Entepise Zone Aeas, which allows fo a eduction in the equied paking fo etail and estauant uses to one space fo evey 500 squae feet of building aea. Any futue change of use to the existing commecial building will not equie additional paking. Howeve, the expanded paking lot would seve to povide additional paking if thee is a highe demand, as well as, suppot the functionality and success of futue commecial tenants. The paking lot will continue to povide a buffe between the existing and futue commecial uses on the Alvaado pacel and the adjacent esidential uses. As conditioned the paking lot will be equied to povide a 10-foot landscape buffe along the steet fontage (LAMC Section A. 6) and a minimum five foot landscape buffe along the nothen popety line. Night lighting will be equied to be povided. The lighting will be equied to be shielded fom adjacent neighbos and also as viewed fom above. The poposed expanded lot will contain 9 paking spaces, one which will be a Van Accessible Space. Only thee paking spaces ae equied pe the covenant and ageement to be maintained fo the benefit of the commecial building leaving six non-equied paking spaces. At least fou 24-inch box tees will be equied to be planted within the plante aeas, which at 10 yeas of gowth will shade at least 50 % of the paking aea. This standad is consistent with City Planning Commission Guideline K- Vehicula Paking Aeas - pat of the Landscape Odinance Guidelines. In conclusion, the ganting of the conditional use will enhance the built envionment in the suounding neighbohood and a sevice that is essential o beneficial to the community, city, o egion. C. That the poject substantially confoms to the pupose, intent and povisions of the Geneal Plan, the applicable community plan, and any applicable specific plan. The continued use and expansion of a paking lot ganted a use of land pemit in 1973 (LA73202/73) will continue to povide a buffe fo noise and foot taffic incidental to the commecial use. The popety is located in one of the State Entepise Zone Aeas, which allows fo a eduction in the equied paking fo etail and estauant uses to one space fo evey 500 squae feet of building aea. Any futue change of use to the existing commecial building, will not equie additional paking. Howeve, the expanded paking lot would seve to povide additional paking if thee is a highe demand, as well as, suppot the functionality and success of futue commecial tenants. Appoval of the conditional use will implement the Community Plan s Goals, Objectives and Policies one which is to: Conseve and stengthen viable commecial development and encouage the euse of obsolete commecial development.

18 CPC GPA-ZC-CU Page Envionmental Finding The Diecto of Planning has detemined that based on the whole of the administative ecod, the Poject is exempt pusuant to CEQA Guidelines et seq. Aticle III, Section 1, Class 5, Categoy 13 (Zone changes and vaiances that meely confom zoning to an existing use whee the existing use was legally commenced). Based on the above categoical exemption that has been detemined fo the poject a [Q] Qualified Condition pohibiting the demolition of the building without a new zone change has been incopoated into the conditions of appoval.