PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE

Transcription

1 PLANNING DEPARTMENT TRANSMITTAL TO THE CITY CLERK S OFFICE CITY PLANNING CASE: ENVIRONMENTAL DOCUMENT: COUNCIL DISTRICT: CPC ZC-CUB-CU-SPR ENV MND 10 - Wesson PROJECT ADDRESS: South Havad Boulevad APPLICANT TELEPHONE NUMBER: ADDRESS: Kwang Kyu Pak 3700 Wilshie Boulevad 730 Los Angeles, CA i New/Changed APPLICANT S REPRESENTATIVE TELEPHONE NUMBER: ADDRESS: Bill Robinson 3450 Wilshie Boulevad 1025 Los Angeles, CA APPELLANT TELEPHONE NUMBER: ADDRESS: N/A APPELLANT S REPRESENTATIVE TELEPHONE NUMBER: ADDRESS: N/A PLANNER CONTACT INFORMATION: TELEPHONE NUMBER: ADDRESS: Olive Netbun olive.netbun@lacity.og ENTITLEMENTS FOR CITY COUNCIL CONSIDERATION Zone Change Tansmittal Rev 04/05/17 1

2 FINAL ENTITLEMENTS NOT ADVANCING: Conditional Use; Site Plan Review ITEMS APPEALED: None ATTACHMENTS: REVISED: ENVIRONMENTAL CLEARANCE: REVISED: 7 Lette of Detemination 7 Findings of Fact 7 Staff Recommendation Repot 7 Conditions of Appoval 7 Odinance 7 Zone Change Map GPA Resolution P Land Use Map P Exhibit A - Site Plan 7 Mailing List Land Use Othe NOTES / INSTRUCTION(S): P Categoical Exemption Negative Declaation 7 Mitigated Negative Declaation P Envionmental Impact Repot P Mitigation Monitoing Pogam Othe FISCAL IMPACT STATEMENT: 7 Yes No PLANNING COMMISSION: *If detemination states administative costs ae ecoveed though fees, indicate Yes. 7 City Planning Commission (CPC) Cultual Heitage Commission (CHC) P Cental Aea Planning Commission P East LA Aea Planning Commission P Habo Aea Planning Commission P Noth Valley Aea Planning Commission South LAAea Planning Commission South Valley Aea Planning Commission P West LAAea Planning Commission Tansmittal Rev 04/05/17 2

3 PLANNING COMMISSION HEARING DATE: CO M M I SS I ON VOTE : Apil 25, LAST DAY TO APPEAL: APPEALED: May 10, 2017 No TRANSMITTED BY: TRANSMITTAL DATE: James K. Williams May 17, 2017 Tansmittal Rev 04/05/17 3

4 .0! Los Angeles City Planning Commission 200 Noth Sping Steet, Room 532, Los Angeles, Califonia, , (213) ! ME. LETTER OF DETERMINATION MAILING DATE: APR ? Case No.: CPC ZC-CUB-CU-SPR CEQA: ENV MND Plan Aea: Wilshie Poject Site: South Havad Boulevad Applicant: Kwang Kyu Pak Repesentative: Bill Robinson Council Distict: 10-Wesson At its meeting of Mach 9, 2017, the Los Angeles City Planning Commission took the following actions in conjunction with the appoval of the following poject: Constuction, use and maintenance of a seven-stoy, 110-oom hotel with a 1,840 squae-foot gound floo estauant. The poject includes 80 automobile paking spaces within one (1) atgade and two (2) subteanean paking levels Found, pusuant to CEQA Guidelines Section 15074(b), afte consideation of the whole of the administative ecod, including the Mitigated Negative Declaation, No. ENV MND ( Mitigated Negative Declaation ), and all comments eceived, with the imposition of mitigation measues, thee is no substantial evidence that the poject will have a significant effect on the envionment; found the Mitigated Negative Declaation eflects the independent judgment and analysis of the City; found the mitigation measues have been made enfoceable conditions on the poject; and adopted the Mitigated Negative Declaation and the Mitigation Monitoing Pogam pepaed fo the Mitigated Negative Declaation; Appoved and ecommended the City Council adopt a Zone Change fom R3P-2 to (T)(Q) RAS4-2, pusuant to Section F of the Los Angeles Municipal Code (LAMC); Appoved a Conditional Use Pemit fo the sale and dispensing of a full line of alcoholic beveages fo on-site consumption in conjunction with a 1,840 squae-foot gound floo estauant, pusuant to LAMC Section W.1; Appoved a Conditional Use Pemit fo the constuction, use and maintenance of a 110oom hotel within 500-feet of an R Zone, pusuant to LAMC Section W.24; Appoved a Site Plan Review fo a development poject which ceates o esults in an incease of 50 o moe guest ooms, pusuant to LAMC Section 16.05; Adopted the attached modified Conditions of Appoval; and Adopted the attached Findings.

5 CPC ZC-CUB-CU-SPR Page 2 This action was taken by the following vote: Moved: Seconded: Yes: Nays: Absent: Mack Millman Choe, Pelman, Dake Wilson Padilla-Campos Amboz, Katz Vote: 5-1 A i James K, Williams, 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 Zone Change is final and not appealable. The decision as it elates to the Conditional Use and the Site Plan Review 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. FINAL APPEAL DATE: MAY 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. Attachments: Odinance, Map, Modified Conditions of Appoval, Findings c: Heathe Bleemes, City Planne Olive Netbun, City Planning Associate

6 ORDINANCE NO. An odinance amending Section of the Los Angeles Municipal Code by amending the zoning map. THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS: Section.. Section of the Los Angeles municipal Code is heeby amended by changing the zone classifications of popety shown upon a potion of the Zoning Map incopoated theein and made a pat of Aticle 2, Chapte 1 of the LAMC, so that such potion of the Zoning Map shall confom to the zoning on the map attached heeto and incopoated heein by this efeence.

7 ID CO_ 0 * HARVARD BLVD O CM CD CD ID CM CM O CD CD o CO 7TH ST City of Los Angeles <>< Feet CPC ZC-SPR-CU-CUB Wilshie Data Souces: Depatment of City Planning & Bueau of Engineeing AA/

8 CPC ZC-CUB-CU-SPR T-1 CONDITIONS FOR EFFECTUATING (T) TENTATIVE CLASSIFICATION REMOVAL Pusuant to Section G of the Municipal Code, the (T) Tentative Classification shall be emoved by posting of guaantees though the B-pemit pocess of the City Enginee to secue the following without expense to the City of Los Angeles, with copies of any appoval o guaantees povided to the Depatment of City Planning fo attachment to the subject planning case file. Dedication(s) and Impovement(s). Pio to the issuance of any building pemits, the following public impovements and dedications fo steets and othe ights of way adjoining the subject popety shall be guaanteed to the satisfaction of the Bueau of Engineeing, Depatment of Tanspotation, Fie Depatment (and othe esponsible City, egional and fedeal govenment agencies, as may be necessay): Responsibilities/Guaantees. 1. As pat of ealy consultation, plan eview, and/o poject pemit eview, the applicant/develope shall contact the esponsible agencies to ensue that any necessay dedications and impovements ae specifically acknowledged by the applicant/develope. 2. Bueau of Engineeing. Pio to issuance of sign offs fo final site plan appoval and/o poject pemits by the Depatment of City Planning, the applicant/develope shall povide witten veification to the Depatment of City Planning fom the esponsible agency acknowledging the agency's consultation with the applicant/develope. The equied dedications and impovements may necessitate edesign of the poject. Any changes to poject design equied by a public agency shall be documented in witing and submitted fo eview by the Depatment of City Planning. a. Dedication Requied - Havad Boulevad (Collecto Steet) - A 3-foot wide stip of land along the popety fontage to complete a 32-foot wide half ight-of-way in accodance with Collecto Steet standads of Mobility Plan b. Impovements Requied - Havad Boulevad - Constuct additional concete sidewalk in the dedicated aea and epai any boken, off-gade o bad ode concete cub, gutte and sidewalk. Close all unused diveways with standad cub height, gutte and sidewalk and upgade all diveways to comply with ADA equiements. Install tee wells with oot baies and plant steet tees satisfactoy to the City Enginee and the Uban Foesty Division of the Bueau of Steet Sevices. The applicant should contact the Uban Foesty Division fo futhe infomation (213} Notes: Steet lighting may be equied satisfactoy to the Bueau of Steet Lighting (213) Depatment of Tanspotation may have additional equiements fo dedication and impovements.

9 CPC ZC-CUB-CU-SPR T-2 c. d. e. f. g. Impovements Requied -Roof dainage and suface un-off fom the popety shall be collected and teated at the site and dained to the steets though dain pipes constucted unde the sidewalk though cub dains o connections to the catch basins. Sewe lines exist in Havad Boulevad. Facilities Chages and Bonded Sewe Fees ae to be paid pio to obtaining a building pemit. An investigation by the Bueau of Engineeing Cental Distict Office Sewe Counte may be necessay to detemine the capacity of the existing pubic sewes to accommodate the poposed development. Submit a equest to the Cental Distict Office of the Bueau of Engineeing at (213) Submit shoing and lateal suppot plans to the Bueau of Engineeing Excavation Counte fo eview and appoval pio to excavating adjacent to the public ight-of-way (213) Submit paking aea and diveway plan to the Cental Distict Office of the Bueau of Engineeing and the Depatment of Tanspotation fo eview and appoval. 3. Fie Depatment. Pio to the issuance of building pemit, a plot plan shall be submitted to the Fie Depatment fo appoval. 4. Bueau of Steet Lighting. No steet lighting impovements if no steet widening pe BOE impovement conditions. Othewise elocate and upgade steet light; one (1) on Havad Boulevad.

10 CPC ZC-CUB-CU-SPR Q-1 (Q) QUALIFIED CLASSIFICATIONS Pusuant to Section G of the Municipal Code, the following limitations ae heeby imposed upon the use of the subject popety, subject to the "Q Qualified classification: 1. Use. The use and aea egulations fo the new development on-site shall be developed fo the commecial uses as pemitted in the RAS4 Zone as defined in LAMC Section , except as modified by the conditions in CPC ZC-CUB-CU-SPR o any subsequent action. 2. Development. The use and development of the popety shall be in substantial confomance with the plot plan submitted with the application and maked Exhibit "A", dated Mach 9, 2017, except as may be evised as a esult of this action. 3. Height. The maximum building height shall be limited to 84 feet, six (6) inches (84-6 ). 4. The poject shall be limited to a maximum 110-oom hotel with a 1,840 squae-foot gound floo estauant.

11 CPC ZC-CUB-CU-SPR C-1 CONDITIONS OF APPROVAL (As Modified by the City Planning Commission on ) Pusuant to Sections and of the Los Angeles Municipal Code, the following conditions ae heeby imposed upon the use of the subject popety: 1. All othe use, height and aea egulations of the Municipal Code and all othe applicable govenment/egulatoy agencies shall be stictly complied with in the development and use of the popety, except as such egulations ae heein specifically vaied o equied. 2. The use and development of the popety shall be in substantial confomance with the plot plan submitted with the application and maked Exhibit "A", dated Mach 9, 2017, except as may be evised as a esult of this action. 3. 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 Zoning Administato to impose additional coective Conditions, if, in the Administato's opinion, such Conditions ae poven necessay fo the potection of pesons in the neighbohood o occupants of adjacent popety. 4. All gaffiti on the site shall be emoved o painted ove to match the colo of the suface to which it is applied within 24 hous of its occuence. 5. A copy of the fist page of this gant and all Conditions and/o any subsequent appeal of this gant and its esultant Conditions and/o lettes of claification shall be pinted on the building plans submitted to the Development Sevices Cente and the Depatment of Building and Safety fo puposes of having a building pemit issued. 6. Any public telephones on the pemises shall be located indoos. 7. The applicant shall not pemit any loiteing on the pemises o on popety adjacent to the pemises. 8. The applicant shall be esponsible fo maintaining fee of litte the aea adjacent to the pemises ove which they have contol, including the sidewalks bodeing the site. Conditional Use - Beveage 9. Authoization. Appoved heein is the sale and dispensing of a full-line of alcoholic beveages fo on-site consumption in conjunction with one (1) gound floo estauant. The maximum floo aea shall not exceed 1,840 squae feet. 10. The hous of the sale of alcohol shall be limited to 7:00 a.m. to 2:00 a.m., daily. 11. No dancing o entetainment shall be pemitted. 12. The conditions of this gant, a police pemit, a copy of a business license, insuance infomation and an emegency contact phone numbe fo the opeato and valet sevice(s), if any, shall be etained on the pemises at all times and be immediately poduced upon equest of the Los Angeles Police Depatment, the Condition Compliance Unit, State Depatment of Alcoholic Beveage Contol o othe esponsible agencies. The manage and all employees shall be knowledgeable of these Conditions.

12 CPC ZC-CUB-CU-SPR C Within six months of the effective date of this action, all employees involved with the sale of alcoholic beveages shall enoll in the Los Angeles Police Depatment Standadized Taining fo Alcohol Retailes (STAR). Upon completion of such taining, the applicant shall equest the Police Depatment to issue a lette identifying which employees completed the taining. The applicant shall tansmit a copy of the lette fom the Police Depatment to the Condition Compliance Unit as evidence of compliance. In the event thee is a change in the licensee, within one yea of such change, this taining pogam shall be equied fo all new staff. All employees who seve alcoholic beveages shall attend follow-up STAR classes evey 24 months. The STAR taining shall be conducted fo all new hies within 2 months of thei employment. 14. An electonic age veification device shall be etained on the pemises available fo use duing opeational hous. This device shall be maintained in opeational condition and all employees shall be instucted in its use. 15. Signs shall be pominently posted in English and the pedominant language of the facility s clientele, if diffeent, stating No Loiteing o Public Dinking of Alcoholic Beveages signs shall be posted thoughout the subject popety, including along the easten peimete wall, in the same language(s). 16. The Conditions of this gant shall be etained in a conspicuous place in an office aea on each pemises at all times and be immediately poduced upon equest of any Los Angeles Police Depatment office o Depatment of Alcoholic Beveage Contol investigato. The manage and all employees of each business shall be knowledgeable of the Conditions heein. 17. Condition Compliance Unit. a. Pio to the beginning of opeations fo each establishment, the applicant shall notify the Condition Compliance Unit via o U.S. Mail when opeations ae scheduled to begin and shall submit a copy of the Cetificate of Occupancy fo the Case File. The notification shall be submitted to planning.ccu@lacity.og. with the subject: of the to include the case numbe, CPC ZC-CUB-CU-SPR/Opeation Notification". The applicant shall also submit (attached o mailed) evidence of compliance with any conditions which equie compliance pio to the beginning of opeations" as stated by these conditions. b. Pio to the beginning of opeations fo each establishment, the manage of the facility shall be made awae of the conditions and shall infom his/he employees of the same. A statement with the signatue, pinted name, position and date signed by the manage and his/he employees shall be povided to the Condition Compliance Unit within 30-days of the beginning day of opeation of the establishment. The statement shall ead as follows: We, the undesigned, have ead and undestand the conditions of appoval to allow the sale and dispensing of a full line of alcoholic beveage fo on-site consumption, in conjunction the estauant, known as [to be detemined late], and agee to abide and comply with said conditions. c. Should thee be a change in the owneship and/o the opeato of the business, the popety owne and the business owne o opeato shall povide the pospective new popety owne and the business owne/opeato with a copy of the conditions of this action pio to the legal acquisition of the popety and/o the business. Evidence that a copy of this detemination has been povided to the pospective owne/opeato,

13 CPC ZC-CUB-CU-SPR C-3 including the conditions equied heewith, shall be submitted to the Condition Compliance Unit in a lette fom the new opeato indicating the date that the new opeato/management began and attesting to the eceipt of this appoval and its conditions. The new opeato shall submit this lette to the Condition Compliance Unit within 30-days of the beginning day of his/he new opeation of the establishment along with the dimensioned floo plan, seating aangement and numbe of seats of the new opeation. d. Should thee be a change in the owneship and/o the opeato of the business, the Zoning Administato eseves the ight to equie that the new owne o opeato file a Plan Appoval application if it is detemined that the new opeation is not in substantial confomance with the appoved floo plan, o the opeation has changed in mode o chaacte fom the oiginal appoval, o If at any time duing the peiod of validity of this gant, documented evidence is submitted showing continued violation of any condition(s) of this gant esulting in a disuption o intefeence with the peaceful enjoyment of the adjoining and neighboing popeties. The application, in association with the appopiate fees, shall be submitted to the Depatment of Planning, Condition Compliance Unit within 30 days of the date of legal acquisition by the new owne o opeato. The pupose of the plan appoval will be to eview the opeation of the pemise and establish conditions applicable to the use as conducted by the new owne o opeato, consistent with the intent of the Conditions of this gant. Upon this eview, the Zoning Administato may modify, add o delete conditions, and if waanted, eseves the ight to conduct a public heaing, that may also be conducted fo nuisance abatement/evocation puposes. 18. MViP - Monitoing, Veification and Inspection Pogam. At any time, befoe, duing, o afte opeating hous, a City inspecto may conduct a site visit to assess compliance with, o violations of, any of the conditions of this gant. Obsevations and esults of said inspection will be documented and used to ate the opeato accoding to the level of compliance. If a violation exists, the owne/opeato will be notified of the deficiency o violation and will be equied to coect o eliminate the deficiency o violation. Multiple o continued documented violations o Odes to Comply issued by the Depatment of Building and Safety which ae not addessed within the time pescibed theein, may esult in denial of futue equests to enew o extend this gant. 19. Within 30 days of the effective date of the Depatment of Alcoholic Beveage Contol license, and within 30 days of the effective date of any modification o alteation of tems of said license, the applicant shall tansmit a copy of the valid Depatment of Alcoholic Beveage Contol license to the Zoning Administato fo attachment to the case file. 20. Within 30 days of the effective date of this gant, a covenant acknowledging and ageeing to comply with all the tems and conditions established heein shall be ecoded in the County Recode's Office. The ageement (standad maste covenant and ageement fom CP- 6770) shall un with the land and shall be binding on any subsequent ownes, heis o assigns. The ageement with the conditions attached must be submitted to the Zoning Administato fo appoval befoe being ecoded. Afte ecodation, a cetified copy beaing the Recode's numbe and date shall be povided to the Zoning Administato fo attachment to the subject case file.

14 CPC ZC-CUB-CU-SPR C-4 NOTE TO THE STATE OF CALIFORNIA DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL (ABC) CONDITIONS IDENTIFIED FOR CONSIDERATION BY THE STATE DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL RELATIVE TO THE SALE AND DISTRIBUTION OF ALCOHOLIC BEVERAGES In appoving the instant gants, the City Planning Commission has not imposed Conditions specific to the sale o distibution of alcoholic beveages, even if such Conditions have been volunteeed o negotiated by the applicant, in that the City Planning Commission has no diect authoity to egulate o enfoce Conditions assigned to alcohol sales o distibution. The City Planning Commission has identified a set of Conditions elated to alcohol sales and distibution fo futhe consideation by the State of Califonia Depatment of Alcoholic Beveage Contol (ABC). In identifying these conditions, the City Planning Commission acknowledges the ABC as the esponsible agency fo establishing and enfocing Conditions specific to alcohol sales and distibution. The Conditions identified below ae based on testimony and/o othe evidence established in the administative ecod, and povide the ABC an oppotunity to addess the specific conduct of alcohol sales and distibution in association with the Conditional Use ganted heein by the City Planning Commission. They may include those identified duing heaing testimony, eceived as pat of coespondence via stakeholde goups, city agency, othe esponsible agency, Council Distict, Mayo s office, etc.) Appoval of a full line of alcohol. No Happy Hou type of educed-pice alcoholic beveage o 2 fo 1 pomotion shall be allowed at any time. Discounted food pomotions ae encouaged. No cocktail lounge shall be maintained on the pemises sepaate fom the dining aea. No alcohol shall be allowed to be consumed on any adjacent popety unde the contol of the applicant. Thee shall be no exteio advetising of any kind o type, including advetising diectly to the exteio fom within, pomoting o indicating the availability of alcoholic beveages. Inteio displays of alcoholic beveages o signs which ae clealy visible to the exteio shall constitute a violation of this condition. The sale of alcohol shall be incidental to the sale of food. The sale of alcoholic beveages fo consumption off the pemises is pohibited. The quately goss sales of food shall not exceed the quately goss sales of alcohol. The business opeato shall maintain ecods which eflect these numbes and make them available to the Police Depatment upon equest. Thee shall be no cocktail lounge o sepaate ba aea. No signs ae pemitted on the outside of the building o diected fom the inside to the outside which display o advetise the availability of alcoholic beveages. The off-site sale of alcoholic beveages as a seconday use (i.e., take out ) is not pemitted. All sevice of alcoholic beveages shall be conducted by a waitess o waite o batende. Alcohol may only be seved to patons who ae seated at a table o seated at the ba and only in conjunction with a food ode. Patons shall not be seved while standing o while waiting to be seated. The alcoholic beveage license shall not be exchanged fo a public pemises type license no opeated as a public pemises. Signs shall be pominently posted in English and the pedominant language of the facility s clientele, if diffeent, stating that Califonia State Law pohibits sale of alcoholic beveages to pesons who ae unde 21 yeas of age.

15 CPC ZC-CUB-CU-SPR C-5 Conditional Use - Hotel 21. Authoization. Appoved heein is the constuction, use and maintenance of a 110-oom hotel. 22. All loading and unloading of hotel guests shall be conducted on the subject popety, as shown in Exhibit A. Site Plan Review 23. Landscaping. Submit a evised Landscape Plan showing a climbing vine, such as Ceeping Fig, at the base of the building along the side and ea yads and povide an automatic iigation system. The evised Landscape Plan shall be submitted to the Poject Planne fo eview and appoval. 24. Concete Wall. Submit evised Elevations to show a boad-fomed concete wall at the base of the building. The evised Elevations shall be submitted to the Poject Planne fo eview and appoval. 25. Pedestian Access. Maintain one (1) main entance to the estauant with diect access to the sidewalk. 26. Vehicula Access. a. A minimum of 20-foot esevoi space be povided between any secuity gate(s) and the popety line. b. Paking stalls shall be designed so that a vehicle is not equied to back into o out of any public steet o sidewalk. c. d. Follow ecommendations of LADOT s taffic assessment lette. A paking aea and diveway plan be submitted to the Citywide Planning Coodination Section of the Depatment of Tanspotation fo appoval pio to submittal of building pemit plans fo plan check by the Depatment of Building and Safety. Tanspotation appovals ae conducted at 201 N. Figueoa Steet Suite 400, Station Lighting. Outdoo lighting shall be designed and installed with shielding, such that the light souce cannot be seen fom adjacent esidential popeties, the public ight-of-way, no fom above. 28. Tash and Recycling. a. All tash collection and stoage aeas shall be located on-site and shall not visible fom the public ight-of-way. b. Tash eceptacles shall be stoed in a fully enclosed building o stuctue, constucted with a solid oof, at all times. c. Tash/ecycling containes shall be locked when not in use. 29. Mechanical and Rooftop Equipment Sceening. Any stuctues on the oof, such as ai conditioning units and othe equipment, shall be fully sceened fom view of any abutting

16 CPC ZC-CUB-CU-SPR C-6 popeties and the public ight-of-way. All sceening shall be setback at least five feet fom the edge of the building. 30. Electic Vehicle Paking. The poject shall include at least 20 pecent of the total codeequied paking spaces capable of suppoting futue electic vehicle supply equipment (EVSE). Plans shall indicate the poposed type and location(s) of EVSE and also include aceway method(s), wiing schematics and electical calculations to veify that the electical system has sufficient capacity to simultaneously chage all electic vehicles at all designated EV chaging locations at thei full ated ampeage. Plan design shall be based upon Level 2 o geate EVSE at its maximum opeating ampacity. Of the twenty pecent EV Ready paking, five pecent of the total code equied paking spaces shall be futhe povided with EV chages to immediately accommodate electic vehicles within the paking aeas. When the application of eithe the equied 20 pecent o five pecent esults in a factional space, ound up to the next whole numbe. A label stating "EVCAPABLE" shall be posted in a conspicuous place at the sevice panel o subpanel and next to the aceway temination point. None of the equied EV Ready paking shall apply to paking spaces used fo dealeship vehicle stoage. 31. Sola Panels. The poject shall dedicate a minimum of 1,810 squae feet of ooftop space fo the installation of a photovoltaic system, in substantial confomance with the plans stamped Exhibit A. Envionmental Conditions 32. Ai Quality. a. All off-oad constuction equipment geate than 50 hp shall meet US EPA Tie 4 emission standads, whee available, to educe NOx, PM10 and PM2.5 emissions at the Poject site. In addition, all constuction equipment shall be outfitted with Best Available Contol Technology devices cetified by CARB. Any emissions contol device used by the contacto shall achieve emissions eductions that ae no less than what could be achieved by a Level 3 diesel emissions contol stategy fo a similaly sized engine as defined by CARB egulations. b. Requie the use of 2010 and newe diesel haul tucks (e.g., mateial delivey tucks and soil impot/expot) and if the Lead Agency detemines that 2010 model yea o newe diesel tucks cannot be obtained, the Lead Agency shall equie tucks that meet U.S. EPA 2007 model yea NOx emissions equiements. c. d. At the time of mobilization of each applicable unit of equipment, a copy of each unit's cetified tie specification, BACT documentation, and CARB o SCAQMD opeating pemit shall be povided. On-site powe geneatos shall eithe be plug-in electic o sola poweed. 33. Tee Removal (Public Right-of-Way). a. Removal of tees in the public ight-of-way equies appoval by the Boad of Public Woks. b. The equied Tee Repot shall include the location, size, type, and condition of all existing tees in the adjacent public ight-of-way and shall be submitted fo eview and appoval by the Uban Foesty Division of the Bueau of Steet Sevices, Depatment of Public Woks ( ).

17 CPC ZC-CUB-CU-SPR C-7 c. The plan shall contain measues ecommended by the tee expet fo the pesevation of as many tees as possible. Measues such as eplacement by a minimum of 24-inch box tees in the pakway and on the site, on a 1:1 basis, shall be equied fo the unavoidable loss of significant (8-inch o geate tunk diamete, o cumulative tunk diamete if multi-tunked, as measued 54 inches above the gound) tees in the public ight-of-way. d. All tees in the public ight-of-way shall be povided pe the cuent Uban Foesty Division standads. 34. Tanspotation/Taffic. a. Applicant shall plan constuction and constuction staging as to maintain pedestian access on adjacent sidewalks thoughout all constuction phases. This equies the applicant to maintain adequate and safe pedestian potection, including physical sepaation (including utilization of baies such as K-Rails o scaffolding, etc.) fom wok space and vehicula taffic and ovehead potection, due to sidewalk closue o blockage, at all times. b. Tempoay pedestian facilities should be adjacent to the poject site and povide safe, accessible outes that eplicate as nealy as pactical the most desiable chaacteistics of the existing facility. c. Coveed walkways shall be povided whee pedestians ae exposed to potential injuy fom falling objects. d. Applicant shall keep sidewalk open duing constuction until only when it is absolutely equied to close o block sidewalk fo constuction staging. Sidewalk shall be eopened as soon as easonably feasible taking constuction and constuction staging into account. Administative Conditions of Appoval 35. Appoval, Veification and Submittals. Copies of any appovals, guaantees o veification of consultations, eview 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. 36. Code Compliance. Aea, height and use egulations of the (T)(Q)RAS4-2 zone classification of the subject popety shall be complied with, except whee heein conditions ae moe estictive. 37. 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. 38. Definition. Any agencies, public officials o legislation efeenced in these conditions shall mean those agencies, public officials, legislation o thei successos, designees o amendment to any legislation.

18 CPC ZC-CUB-CU-SPR C 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. 40. Building Plans. Page 1 of the gants and all the conditions of appoval shall be pinted on the building plans submitted to the Depatment of City Planning and the Depatment of Building and Safety. 41. Coective Conditions. The authoized use shall be conducted at all time with due egads to 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. 42. Expediting Pocessing Section. Pio to the cleaance of any conditions, the applicant shall show that all fees have been paid to the Depatment of City Planning Expedited Pocessing Section. 43. Indemnification and Reimbusement of Litigation Costs. Applicant shall do all of the following: a. b. c. d. 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 (b).

19 CPC ZC-CUB-CU-SPR C-9 e. If the City detemines it necessay to potect the City s inteests, 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 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, commission, 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.

20 CPC ZC-CUB-CU-SPR F-1 FINDINGS Geneal Plan/Chate Findings 1. Geneal Plan. a. Geneal Plan Land Use Designation. The subject popety is located within the Wilshie Community Plan which was updated by the City Council on Septembe 19, The plan map designates the subject popety as Regional Cente Commecial land use with coesponding zones of CR, C1.5, C2, C4, P, PB, RAS3, RAS4, R3, R4 and R5. The subject popety is zoned R3P-2. The Zone Change to the (T)(Q)RAS4-2 Zone is consistent with the ange of zones within the Regional Cente Commecial land use designation. Theefoe, the poject is consistent with the Geneal Plan as eflected in the adopted Community Plan. b. Land Use Element. Wilshie Community Plan. The Community Plan text includes the following elevant land use objectives and policies: Goal 2: Encouage stong and competitive commecial sectos which pomote economic vitality and seve the needs of the Wilshie community though welldesigned, safe and accessible aeas, while peseving histoic and cultual chaacte. Objective 2-1: Peseve and stengthen viable commecial development and povide additional oppotunities fo new commecial development and sevices within existing commecial aeas. Policy 2-1.2: Potect existing and planned commecially zoned aeas, especially in Regional Commecial Centes, fom encoachment by standalone esidential development by adheing to the community plan land use designations. Objective 2-2: Pomote distinctive commecial disticts and pedestian-oiented aeas. Policy 2-2.1: Encouage pedestian-oiented design in designated aeas and in new development. Policy 2-2.3: Encouage the incopoation of etail, estauant, and othe neighbohood seving uses in the fist floo steet fontage of stuctues, including mixed use pojects located in Neighbohood Disticts The Zone Change to the (T)(Q)RAS4-2 Zone peseves and stengthens the existing commecial development and povides additional oppotunities fo new commecial development and sevices within the suounding aea by allowing fo the constuction of a new 110-oom hotel which will accommodate and attact visitos and touists to the aea. The mixed use poject with shot-tem, ovenight

21 CPC ZC-CUB-CU-SPR F-2 accommodations and a gound floo estauant will enhance and pomote the pedestian expeience along Havad Boulevad, connecting the esidential neighbohood south of 7th Steet with the commecial uses along Wilshie Boulevad. Theefoe, the poject is consistent with the Wilshie Community Plan. c. The Famewok Element fo the Geneal Plan (Famewok Element) 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. The Famewok Element includes the following goals, objectives and policies elevant to the instant equest: 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 liveable 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 3.1.4: Accommodate new development in accodance with land use and density povisions of the Geneal Plan Famewok Long-Range Land Use Diagam. Objective 3.2: Povide fo the spatial distibution of development that pomotes an impoved quality of life by facilitating a eduction of vehicula tips, vehicle miles taveled, and ai pollution. Policy 3.2.1: Povide a patten of development consisting of distinct disticts, centes, boulevads, and neighbohoods that ae diffeentiated by thei functional ole, scale, and chaacte. This shall be accomplished by consideing factos such as the existing concentations of use, communityoiented activity centes that cuently o potentially sevice adjacent neighbohoods, and existing o potential public tansit coidos and stations. Policy 3.2.2: Establish, though the Famewok Long-Range Land Use Diagam, community plans, and othe implementing tools, pattens and types of development that impove the integation of housing with commecial uses and the integation of public sevices and vaious densities of esidential development within neighbohoods at appopiate locations. Policy 3.2.3: Povide fo the development of land use pattens that emphasize pedestian/bicycle access and use in appopiate locations. 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

22 CPC ZC-CUB-CU-SPR F-3 neighbohoods and enhance the chaacte of commecial and industial disticts Objective 3.4: Encouage new multi-family esidential, etail commecial, and office development in the City's neighbohood disticts, community, egional, and downtown centes as well as along pimay tansit coidos/boulevads, while at the same time conseving existing neighbohoods and elated disticts. Policy 3.4.1: Conseve existing stable esidential neighbohoods and loweintensity commecial disticts and encouage the majoity of new commecial and mixed-use (integated commecial and esidential) development to be located (a) in a netwok of neighbohood disticts, community, egional, and downtown centes, (b) in poximity to ail and bus tansit stations and coidos, and (c) along the City's majo boulevads, efeed to as disticts, centes, and mixed-use boulevads, in accodance with the Famewok Long- Range Land Use Diagam. The poposed Zone Change to the (T)(Q)RAS4-2 Zone allows fo the development of a mixed-use poject with shot-tem, commecial ovenight accommodations and a gound floo estauant, theeby contibuting towad and facilitating the City s longtem economic viability and vision fo a moe liveable city. The Zone Change is pope in elation to the poject s location within a Regional Cente and with its poximity to a majo boulevad (Wilshie Boulevad) and to ail and bus sevices (Wilshie/Nomandie Puple Line Meto Station and Meto Rapids 720). The poposed Zone Change would allow fo moe intense, mixed-use development of the subject popety, while educing vehicula tips to and fom the poject, vehicle miles taveled, and ai pollution. Additionally, the poject s location on an existing, unde-utilized, commecially and esidentially zoned popety enables the city to conseve neaby existing stable esidential neighbohoods and lowe-intensity commecial disticts by allowing contolled gowth away fom such neighbohoods and disticts. Theefoe, the Zone Change to the (T)(Q)RAS4-2 Zone is consistent with the Distibution of Land Use goals, objectives and policies of the Geneal Plan Famewok Element. Goal 3F: Mixed-use centes that povide jobs, entetainment, cultue, and seve the egion. Objective 3.10: Reinfoce existing and encouage the development of new egional centes that accommodate a boad ange of uses that seve, povide job oppotunities, and ae accessible to the egion, ae compatible with adjacent land uses, and ae developed to enhance uban lifestyles. Policy : Accommodate land uses that seve a egional maket in aeas designated as "Regional Cente". Retail uses and sevices that suppot and ae integated with the pimay uses shall be pemitted. The ange and densities/intensities of uses pemitted in any aea shall be identified in the community plans. The poposed Zone Change to (T)(Q)RAS4-2 would allow fo the development of a mixed-use poject that povides 110 guest ooms and a gound floo estauant, all

23 CPC ZC-CUB-CU-SPR F-4 within %-mile of existing egional tansit sevices (Wilshie/Nomandie Puple Line Meto Station and Meto Rapids 720). The poject will attact visitos and touist to the aea and, along with the gound floo estauant, will enhance the uban envionment. Theefoe, the Zone Change is consistent with the Regional Cente goals, objectives and policies of the Geneal Plan Famewok Element. Goal 5A: A liveable City fo existing and futue esidents and one that is attactive to futue investment. A City of inteconnected, divese neighbohoods that builds on the stengths of those neighbohoods and functions at both the neighbohood and citywide scales. Objective 5.2: Encouage futue development in centes and in nodes along coidos that ae seved by tansit and ae aleady functioning as centes fo the suounding neighbohoods, the community o the egion. Policy 5.2.2: Encouage the development of centes, disticts, and selected coido/boulevad nodes such that the land uses, scale, and built fom allowed and/o encouaged within these aeas allow them to function as centes and suppot tansit use, both in daytime and nighttime. Additionally, develop these aeas so that they ae compatible with suounding neighbohoods. Policy 5.2.3: Encouage the development of housing suounding o adjacent to centes and along designated coidos, at sufficient densities to suppot the centes, coidos, and the tansit system. The Zone Change to the (T)(Q)RAS4-2 Zone allows fo the development of a new 100-oom hotel with a gound floo estauant within a Regional Cente and within %- mile of existing egional tansit sevices (Wilshie/Nomandie Puple Line Meto Station and Meto Rapids 720). The hotel will attact futue investment by offeing shot-tem, ovenight accommodations to visitos and touists in the aea. The gound floo estauant will encouage moe nighttime activity and will enhance and pomote the pedestian expeience along Havad Boulevad, connecting the esidential neighbohood south of 7th Steet with the commecial uses along Wilshie Boulevad. Theefoe, the Zone Change is consistent with the Uban Fom and Neighbohood Design goals, objectives and policies of the Geneal Plan Famewok Element. d. The Mobility Element of the Geneal Plan (Mobility Plan 2035) is not likely to be affected by the ecommended action heein. Havad Boulevad, abutting the popety to the east, is a Collecto Steet, dedicated to a vaiable width of between 60 and 62 feet and impoved with asphalt oadway and concete cub, gutte and sidewalk. A 3-foot dedication is equied to complete a 32-foot wide half ight-of-way in accodance with Collecto Steet standads of Mobility Plan The poject meets the following goals and objectives of Mobility Plan 2035: Policy 2.3: Recognize walking as a component of evey tip, and ensue high-quality pedestian access in all site planning and public ight-of-way modifications to povide a safe and comfotable walking envionment. Policy 2.10: Facilitate the povision of adequate on and off-steet loading aeas.

24 CPC ZC-CUB-CU-SPR F-5 The poject s design, including gound floo estauant, will encouage daytime and nighttime pedestian activity within a highly active commecial distict though pedestian-fiendly design. Futhemoe, the poject is equied to povide a 3-foot dedication in ode to achieve the 32-foot half ight-of-way in accodance with the Collecto Steet standads of Mobility Plan The loading aea is located entiely on the subject popety. Policy 3.1: Recognize all modes of tavel, including pedestian, bicycle, tansit, and vehicula modes - including goods movement - as integal components of the City s tanspotation system. Policy 3.3: Pomote equitable land use decisions that esult in fewe vehicle tips by poviding geate poximity and access to jobs, destinations, and othe neighbohood sevices. Policy 3.4: Povide all esidents, wokes and visitos with affodable, efficient, convenient, and attactive tansit sevices. Policy 3.5: Suppot fist-mile, last-mile solutions such as multi-modal tanspotation sevices, oganizations, and activities in the aeas aound tansit stations and majo bus stops (tansit stops) to maximize multi-modal connectivity and access fo tansit ides. Policy 3.7: Impove tansit access and sevice to majo egional destinations, job centes, and inte-modal facilities. Policy 3.8: Povide bicyclists with convenient, secue and well-maintained bicycle paking facilities. The poject s poximity to existing egional tansit sevices (within %-mile of the Wilshie/Nomandie Puple Line Meto Station and Meto Rapid 720 bus stop) will educe vehicula tips to and fom the poject, vehicle miles taveled, and will contibute to the impovement of ai quality. The adjacency of the egional tansit sevices along with the ceation of 110 hotel ooms and a 1,840 squae-foot gound floo estauant ties the poposed poject into a egional netwok of tansit and housing. The poject will povide a minimum of 10 bicycle paking spaces, including five (5) shot-tem and five (5) long-tem spaces, in accodance with the Los Angeles Municipal Code. A sepaate bicycle oom is located on the at-gade paking level fo long-tem bicycle paking. Shot-tem bicycle paking is located towad entance of the lobby aea. Policy 5.4: Continue to encouage the adoption of low and zeo emission fuel souces, new mobility technologies, and suppoting infastuctue. As conditioned, a minimum of 20% of all new paking spaces will be installed as electonic vehicle-eady. Theefoe, the Zone Change to the (T)(Q)RAS4-2 Zone is consistent with Mobility Plan 2035 goals, objectives and policies of the Geneal Plan.

25 CPC ZC-CUB-CU-SPR F-6 e. The Seweage Facilities Element of the Geneal Plan will not be affected by the ecommended action. While the sewe system might be able to accommodate the total flows fo the poposed poject, futhe detailed gauging and evaluation may be needed as pat of the pemit pocess to identify a specific sewe connection point. If the public sewe has insufficient capacity then the develope will be equied to build sewe lines to a point in the sewe system with sufficient capacity. A final appoval fo sewe capacity and connection pemit will be made at that time. Ultimately, this sewage flow will be conveyed to the Hypeion Teatment Plant, which has sufficient capacity fo the poject. Zone Change Findings 2. Pusuant to Section C of the Municipal Code, the zone change is in confomance with the public necessity, convenience, geneal welfae and good zoning pactice. a. Public Necessity: In 2013, the Chief Legislative Analyst epoted (Council File No ) that Los Angeles Touism and Convention Boad (LATCB) sought to incease touist visits fom 42.2 million in 2013 to moe than 50 million annual visitos by 2020, but that the City of Los Angeles incued a significant lack of hotel development in the City, with Los Angeles poducing ates on aveage of only.7% pe yea fo the last 25 yeas, compaed to the national aveage of 1.4%.. Ganting the Zone Change to the (T)(Q)RAS4-2 Zone would allow the constuction of a 110-oom hotel on an undeutilized site, theeby inceasing the numbe of hotels oom in the City and in suppot of inceased touism fo the City, consistent with the goals of the Los Angeles Touism and Convention Boad. As such, the equested zone change will esult in a hotel poject that confoms with the public necessity, convenience, geneal welfae, and good zoning pactices. b. Convenience: Wilshie is one of the City s most developed communities with lage amount of existing and planned commecial office space. Wilshie is also one of the most tansit-ich aeas within the City, seviced by the Los Angeles County Metopolitan Tanspotation Authoity bus system, the Meto Puple Line and the City of Los Angeles Depatment of Tanspotation DASH sevice. Two (2) Meto Puple Line stations, at Wilshie Boulevad and Nomandie Avenue and at Wilshie Boulevad and Westen Avenue, and local and egional bus lines along Wilshie Boulevad ae all appoximately one half mile fom the poject site. Ganting the Zone and Height Distict Change to the (T)(Q)RAS4-2 Zone would allow the employees and guests of the hotel and estauant patons access and convenience to a vaiety of modes of tanspotation. c. Geneal Welfae: The Famewok Element defines Regional Centes as aeas intended to povide a significant numbe of jobs and many non-wok destinations and function safely duing both day and nighttime hous. The poposed 110-oom hotel and estauant will povide a significant numbe of jobs within appoximately one half mile of a vaiety of modes of public tansit and the poject will impove pedestian safety, comfot, and well-being along the steet duing evening hous. d. Good Zoning Pactices: Ganting the Zone Change to the (T)(Q)RAS4-2 Zone would allow the edevelopment of an unde-utilized site within a Regional Cente. Regional Centes ae intended to contain a divesity of uses such as copoate and pofessional offices, etail commecial malls, govenment buildings, majo health facilities, majo entetainment and cultual facilities and suppoting sevice and the development of sites and stuctues integating housing with commecial uses is encouaged. The poposed 110-oom hotel will povide shot-tem, ovenight accommodations fo visitos and touists to the copoate and pofessional offices as well as entetainment and cultual

26 CPC ZC-CUB-CU-SPR F-7 facilities in the Wilshie aea and the poposed estauant will futhe suppot wokes, esidents and visitos to the Wilshie aea with additional dining options. Section of the L.A.M.C. Findings (Alcohol and Hotel) 3. 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 poposed poject is the constuction, use and maintenance of a seven-stoy, 110-oom hotel with a 1,840 squae-foot gound floo estauant. The poject consists of a total of 64,763 squae feet of floo aea with a maximum height of 84 feet, six (6) inches (84-6 ). The poject includes 80 automobile paking spaces within one (1) at-gade and two (2) subteanean paking levels. The subject popety is a flat, ectangula, 14,877 squae-foot inteio lot with a 110-foot fontage along Havad Boulevad with a depth of 135 feet. The popety is cuently impoved with a suface paking lot which will be emoved as pat of the poject. The popety is located within the Wilshie Community Plan and appoximately 380 feet south of Wilshie Boulevad. The Meto Puple Line subway station and Meto Rapid 720 bus stop at Wilshie Boulevad and Nomandie Avenue ae appoximately one-quate mile to the east of the poject site. Alcohol The applicant is seeking a Conditional Use to allow the sale and dispensing of a full line of alcoholic beveages fo on-site consumption in conjunction with a 1,840 squae-foot estauant. The maximum numbe of seats poposed fo the estauant would be 59 seats, with no outdoo seating povided. The hous of the sale of alcohol would be fom 7:00 a.m. to 2:00 a.m., daily, consistent with the hous pemitted by the Califonia Depatment of Alcohol and Beveage (ABC). The pimay use of the estauant will be the sale of food. Alcohol sales will be seconday to the estauant s main menu offeings. The gant heein does not pemit in-oom mini bas/potable bas. The authoization to sell alcohol in conjunction with the poposed estauant will complement the poposed hotel as well as suppot the suounding community by poviding a sevice that is beneficial to employees, visitos and local esidents. Hotel The applicant is seeking a Conditional Use to allow the constuction, use and maintenance of a 110-oom hotel within 500 feet of an R-zoned popety. The poposed 110-oom hotel will attact futue investment by offeing shot-tem, ovenight accommodations fo visitos and touists to the copoate and pofessional offices in the Wilshie aea, and consistent with the popety s Regional Cente Commecial land use designation. The hotel s poximity to downtown and Hollywood along with local and egional tansit sevices will minimize the dependence of hotel guests on the automobile which will educe oadway congestion. Theefoe, the hotel will pefom a function and povide a sevice that is essential and beneficial to the community, city, and the egion as a whole.

27 CPC ZC-CUB-CU-SPR F-8 4. 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. The poposed poject is the constuction, use and maintenance of a seven-stoy, 110-oom hotel with a 1,840 squae-foot gound floo estauant. The poject is a total of 64,763 squae feet of floo aea with a maximum height of 84 feet, six (6) inches (84-6 ). The poject includes 80 automobile paking spaces within one (1) at-gade and two (2) subteanean paking levels. The site is cuently impoved with a suface paking lot which will be emoved as pat of the poject. Popeties suounding the subject site ae designated fo High Medium Residential and Regional Cente Commecial land uses, and ae zoned R3P, PB, R3, R4, (T)(Q)C2, C2, (T)(Q)C4, (Q)C4 and C4, and ae pimaily developed with multi-stoy, multi-family dwellings and commecial buildings, suface paking lots and paking stuctues. Othe notable developments in the suounding aea include the following: Alcohol Addess No. of Stoies FAR Wilshie Boulevad : Wilshie Boulevad : Wilshie Boulevad 18 19: Wilshie Boulevad 18 17: Wilshie Boulevad ( Havad Boulevad)* 7 3.7:1 699 Havad Boulevad, 694 Hobat Boulevad, th Steet** 16 and :1 * cuently unde constuction ** appoved The applicant is seeking a Conditional Use to allow the sale and dispensing of a full line of alcoholic beveages fo on-site consumption in conjunction with a poposed estauant. The poposed estauant would be limited to 1,840 squae feet with a maximum of 59 seats. No outdoo seating is poposed. The hous of the sale of alcohol would be fom 7:00 a.m. to 2:00 a.m., daily, consistent with the hous pemitted by the Califonia Depatment of Alcohol and Beveage (ABC). No dancing o entetainment has been poposed, and none has been appoved. Theefoe, the poposed estauant, including its hous of opeation, will be compatible with the suounding uban envionment and will not advesely affect o futhe degade adjacent popeties, the suounding neighbohood, o the public health, welfae, and safety. Hotel The applicant is seeking a Conditional Use to allow the constuction, use and maintenance of a 110-oom hotel within 500 feet of an R-zoned popety. As indicated above, the suound neighbohood include numeous building which ae simila to o much lage than the poposed hotel building. The hotel s poximity to downtown and Hollywood along with

28 CPC ZC-CUB-CU-SPR F-9 local and egional tansit sevices will minimize the dependence of hotel guests on the automobile which will educe oadway congestion. Theefoe, the poposed hotel, including its size, will be compatible with the suounding uban envionment and will not advesely affect o futhe degade adjacent popeties, the suounding neighbohood, o the public health, welfae, and safety. 5. The poject substantially confoms with the pupose, intent and povisions of the Geneal Plan, the applicable community plan, and any applicable specific plan. Thee ae eleven elements of the Geneal Plan. Each of these Elements establishes policies that povide fo the egulatoy envionment in managing the City and fo addessing envionmental concens and poblems. The majoity of the policies deived fom these Elements ae in the fom of Code Requiements of the Los Angeles Municipal Code. Except fo those entitlements descibed heein, the poject does not popose to deviate fom any of the equiements of the Los Angeles Municipal Code. The Land Use Element of the City s Geneal Plan divides the City into 35 Community Plans. The subject popety is located within the Wilshie Community Plan which designates the popety fo Regional Cente Commecial land uses with coesponding zones of CR, C1.5, C2, C4, P, PB, RAS3, RAS4, R3, R4 and R5. The subject popety is zoned R3P-2. The applicant has equested a Zone Change to RAS4-2 fo the entie popety, which is consistent with the ange of zones associated with the land use designation of the site. The Community Plan text is silent with egads to the sale of alcohol, nevetheless, as discussed in Finding No. 1, the poject is consistent with many of the goals and objectives of the Geneal Plan and the Wilshie Community Plan. The poject is not located within any Specific Plan. With egads to hotels, the Community Plan chaacteizes the Wilshie Cente Regional Commecial Cente as an aea with "a dense collection of high ise office buildings, lage hotels, egional shopping complexes, chuches, entetainment centes, and both high-ise and low-ise apatment buildings. Nevetheless, while the Community Plan text is othewise silent with egads to hotels, as discussed in Finding No. 1, the poject is consistent with many of the goals and objectives of the Geneal Plan and the Wilshie Community Plan. The poject is not located within any Specific Plan. Theefoe, the poject is in substantial confomance with the pupose, intent and povisions of the Geneal Plan and the applicable community plan. 6. The poposed use will not advesely affect the welfae of the petinent community. The subject is planned fo Regional Cente Commecial land use with the coesponding zones of CR, C1.5, C2, C4, P, PB, RAS3, RAS4, R3, R4 and R5. The subject popety is zoned R3P-2. The applicant has equested a Zone Change to RAS4-2 fo the entie popety. Restauants ae allowed by ight in the RAS4-2 Zone if located at the gound floo. The sale of a full line of alcohol in the estauant will be incidental to the sale of food. The equested entitlement is geneally conditioned to eflect the mode of opeation stated in the application fo a estauant which will be compatible with the welfae of the community. The City Planning Commission has imposed numeous conditions to integate the uses into the community as well as potect suounding uses fom advese potential impacts. Othe conditions imposed will maintain the ode and ensue cleanliness of the estauant and its

29 CPC ZC-CUB-CU-SPR F-10 suoundings. Theefoe, the ganting the sale of alcohol will not advesely affect the welfae of the petinent community. 7. The ganting of the application will not esult in an undue concentation of pemises fo the sale o dispensing fo consideation of alcoholic beveages, including bee and wine, in the aea of the City involved, giving consideation to applicable State laws and to the Califonia Depatment of Alcoholic Beveage Contol s guidelines fo undue concentation; and also giving consideation to the numbe and poximity of these establishments within a one thousand foot adius of the site, the cime ate in the aea (especially those cimes involving public dunkenness, the illegal sale o use of nacotics, dugs o alcohol, distubing the peace and disodely conduct), and whethe evocation o nuisance poceedings have been initiated fo any use in the aea. The applicant is equesting a Conditional Use to allow fo the sale and distibution of a full line of alcoholic beveages within one 1,840 squae-foot estauant having 59 seats, located at the gound floo, within the poposed hotel. Accoding to the State of Califonia Depatment of Alcoholic Beveage Contol (ABC) licensing citeia, 2 on-sale and 1 off-sale licenses ae allocated to subject Census Tact No Thee ae cuently 19 on-site and 3 off-site licenses in this census tact which includes: (3) (11) (1) (7) Type 21 Off Sale Geneal Type 41 On Sale Bee & Wine - Eating Place Type 42 On Sale Bee & Wine - Public Pemise Type 47 On Sale Geneal - Eating Place Accoding to statistics povided by the Los Angeles Police Depatment, within Cime Repoting Distict No. 2033, which has juisdiction ove the subject popety, a total of 349 cimes and aests wee epoted in 2015, compaed to the citywide aveage of 181 and the high cimes and aests epoting distict aveage of 217 cimes fo the same peiod. In 2015, thee wee 8 Nacotics, 4 Liquo Law, 13 Public Dunkenness, 1 Distubing the Peace, 0 Disodely Conduct, and 2416 DWI elated aests. These numbes do not eflect the total numbe of aests in the subject epoting distict ove the accountable yea. Aests fo this calenda yea may eflect cimes epoted in pevious yeas. Ove concentation can be undue when the addition of a license will negatively impact a neighbohood. Ove concentation is not undue when the appoval of a license does not negatively impact an aea, but athe such a license benefits the public welfae and convenience. While the site is located in a census tact whee the numbe of existing ABC licenses exceeds ABC guidelines and within a epoting distict whee the cime ate is highe than the citywide aveage, no evidence was submitted fo the ecod by the LAPD o adjacent esidents indicating o suggesting any link between the subject site and the neighbohood s cime ate. Futhemoe, given the size of the poposed estauant and its association with the poposed hotel, the sale and consumption of alcohol is not expected in add to the existing cime levels in the aea. No Revocation poceedings have been initiated within the City of Los Angeles and suspensions of alcohol licenses have occued within the census tact in ecent yeas.

30 CPC ZC-CUB-CU-SPR F The poposed use will not detimentally affect neaby esidentially zoned communities in the aea of the City involved, afte giving consideation to the distance of the poposed use fom esidential buildings, chuches, schools, hospitals, public playgounds and othe simila uses, and othe establishments dispensing, fo sale o othe consideation, alcoholic beveages, including bee and wine. A multi-family esidential neighbohood is located appoximately 300 feet to the south of the subject popety and numeous sensitive uses, such as chuches, synagogue and school exist within the suounding neighbohood. While the poposed poject is located in poximity to these sensitive uses, the site does not have diect access to these uses. These uses ae located a substantial distance fom the site and will not to be diectly affected by activities on the site. Nevetheless, included in this gant ae a numbe of geneal conditions that will act to minimize any impacts that might be geneated by alcohol seving establishment. Futhemoe, all mitigation measues identified in envionmental cleaance fo the poject have been incopoated as conditions of this gant. As conditioned, the poposed poject is anticipated to not have a detimental effect on any sensitive use in the aea. Site Plan Review Findings 9. The poject is in substantial confomance with the puposes, intent and povisions of the Geneal Plan, applicable community plan. Thee ae eleven elements of the Geneal Plan. Each of these Elements establishes policies that povide fo the egulatoy envionment in managing the City and fo addessing envionmental concens and poblems. The majoity of the policies deived fom these Elements ae in the fom of Code Requiements of the Los Angeles Municipal Code. Except fo those entitlements descibed heein, the poject does not popose to deviate fom any of the equiements of the Los Angeles Municipal Code, with the exception of the limitations of Tansitional Height. The Land Use Element of the City s Geneal Plan divides the City into 35 Community Plans. The Wilshie Community Plan designates the subject popety fo Regional Cente Commecial land uses with coesponding zones of CR, C1.5, C2, C4, P, PB, RAS3, RAS4, R3, R4 and R5. The Community Plan text is silent with egads to the sale of alcohol, nevetheless, as discussed in Finding No. 1, the poject is consistent with many of the goals and objectives of the Geneal Plan and the Wilshie Community Plan. The poject is not located within any Specific Plan. With egads to hotels, the Community Plan chaacteizes the Wilshie Cente Regional Commecial Cente as an aea with "a dense collection of high ise office buildings, lage hotels, egional shopping complexes, chuches, entetainment centes, and both high-ise and low-ise apatment buildings. Nevetheless, while the Community Plan text is othewise silent with egads to hotels, as discussed in Finding No. 1, the poject is consistent with many of the goals and objectives of the Geneal Plan and the Wilshie Community Plan. The poject is not located within any Specific Plan. Theefoe, the poject is in substantial confomance with the pupose, intent and povisions of the Geneal Plan and the applicable community plan.

31 CPC ZC-CUB-CU-SPR F The poject consists of an aangement of buildings and stuctues (including height, bulk and setbacks), off-steet paking facilities, loading aeas, lighting, landscaping, tash collection, and othe such petinent impovements that is o will be compatible with existing and futue development on neighboing popeties. The poposed poject is the constuction, use and maintenance of a seven-stoy, 110-oom hotel with a 1,840 squae-foot gound floo estauant. The poject is a total of 64,763 squae feet of floo aea with a maximum height of 84 feet, six (6) inches (84-6 ). The poject includes 80 automobile paking spaces within one (1) at-gade and two (2) subteanean paking levels. The subject popety is a flat, ectangula, 14,877 squae-foot inteio lot with a 110-foot fontage along Havad Boulevad with a depth of 135 feet. The popety is cuently impoved with a suface paking lot which will be emoved as pat of the poject. In addition to the 1,840 squae-foot gound floo estauant, the poject povides appoximately 11,000 squae feet of common aea on the second floo, including meeting ooms, a business cente, a guest libay, guest lounge and outdoo teace. On the thid floo the poject includes a fitness oom and a coutyad gaden aea. The guest ooms pimaily ange in size between 291 and 392 squae feet and include one (1) o two (2) beds. Five (5) guest ooms ae 540 squae feet and one (1) guest oom is 1,096 squae feet and includes two (2) bedooms and a full kitchen. The poposed poject is equied to povide a total of 65 automobile paking spaces. The poject povides 80 automobile paking spaces within one (1) at-gade and on two (2) subteanean levels. The at-gade paking level includes the pick-up and dop-off aea fo guests and a total of eight (8) paking spaces - thee (3) electic vehicle and five (5) handicap accessible spaces. The two (2) subteanean levels ae fully automated. Access to the paking aea is via a two-way diveway along Havad Boulevad. The poposed poject is equied to povide a total of 10 bicycle paking spaces, including five (5) shot-tem and five (5) long-tem spaces. A sepaate bicycle oom is located on the at-gade paking level fo long-tem bicycle paking. Shot-tem bicycle paking is located towad entance of the lobby aea. The popety is located within the Wilshie Community Plan and appoximately 380 feet south of Wilshie Boulevad. The Meto Puple Line subway station and Meto Rapid 720 bus stop at Wilshie Boulevad and Nomandie Avenue ae appoximately one-quate mile to the east of the poject site. Popeties suounding the subject site ae designated fo High Medium Residential and Regional Cente Commecial land uses, and ae zoned R3P, PB, R3, R4, (T)(Q)C2, C2, (T)(Q)C4, (Q)C4 and C4, and ae pimaily developed with multi-stoy, multi-family dwellings and commecial buildings, suface paking lots and paking stuctues.

32 CPC ZC-CUB-CU-SPR F-13 Othe notable developments in the suounding aea include the following: Height, Bulk and Setbacks Addess No. of Stoies FAR Wilshie Boulevad : Wilshie Boulevad : Wilshie Boulevad 18 19: Wilshie Boulevad 18 17: Wilshie Boulevad ( Havad Boulevad)* 7 3.7:1 699 Havad Boulevad, 694 Hobat Boulevad, th Steet** 16 and :1 * cuently unde constuction ** appoved The height and bulk of the poposed poject, at seven (7) stoies and 84 feet, six (6) inches (84-6 ) tall, as well as its FAR of 4.4 to 1 (4.4:1), ae consistent with numeous othe buildings in the immediate vicinity, as indicated above. The poject, with five-foot (5 ) font, ea and side yads is consistent with the minimum allowable yads in the RAS4 Zone. The poject does not include any eduction in any of the yad equiements. Fo that matte, the poject does not include any deviation fom the development standads of the RAS4 Zone. Theefoe, the height, bulk and setbacks of the mixed-use building will be compatible with the existing and futue developments in the neighbohood. Off-Steet Paking Facilities The poposed poject is equied to povide a total of 65 automobile paking spaces. The poject povides 80 automobile paking spaces within one (1) at-gade and on two (2) subteanean levels. The at-gade paking level includes the pick-up and dop-off aea fo guests and a total of eight (8) paking spaces - thee (3) electic vehicle and five (5) handicap accessible spaces. The two (2) subteanean levels ae fully automated. Access to the paking aea is via a two-way diveway along Havad Boulevad. Theefoe, the off-steet paking facilities will be compatible with the existing and futue developments in the neighbohood. Loading Aeas The at-gade paking level includes the pick-up and dop-off aea fo guests and the loading aea fo commecial goods. The loading aea is located entiely on the subject popety. In addition, the poject has been conditioned to povide all loading activities on the poject site. Theefoe, the loading aea will be compatible with the existing and futue developments in the neighbohood. Lighting Outdoo lighting fo the poposed poject has been conditioned to be designed and installed with shielding, such that the light souce cannot be seen fom adjacent esidential

33 CPC ZC-CUB-CU-SPR F-14 popeties, the public ight-of-way, no fom above. Theefoe, the lighting will be compatible with the existing and futue developments in the neighbohood. On-Site Landscaping The poposed poject is not equied to povide any on-site landscaping, nevetheless, the poject does include landscaping along the southen and westen popety lines as well as within the cental coutyad gaden aea. The poject poposes no othe outdoo open space in which landscaping would othewise be located. The poject will be equied to povide steet tees as in confomance with the standads of the Uban Foesty Division of the Boad of Public Woks. Theefoe, the on-site landscaping will be compatible with the existing and futue developments in the neighbohood. Tash Collection The poject will include on-site tash collection fo both efuse and ecyclable mateials, in confomance with the L.A.M.C. The tash collection is located at the gound level within the back of house aea. Tash would be taken along the nothen side yad to the steet duing pick-up. The poject has been conditioned to ensue that tash and ecycling facilities will not visible fom the public ight-of-way. Compliance with this condition will esult in a poject that is compatible with existing and futue development. Theefoe, the aangement of buildings and stuctues (including height, bulk and setbacks), off-steet paking facilities, loading aeas, lighting, landscaping, tash collection, and othe such petinent impovements that will be compatible with existing and futue development on neighboing popeties. 11. That any esidential poject povides eceational and sevice amenities in ode to impove habitability fo the esidents and minimize impacts on neighboing popeties. The poposed hotel include 104 guest ooms which ange in size between 291 and 392 squae feet and include one (1) o two (2) beds, five (5) guest ooms ae 540 squae feet and one (1) guest oom is 1,096 squae feet and includes two (2) bedooms and a full kitchen. In addition to the 1,840 squae-foot gound floo estauant, the poject povides appoximately 11,000 squae feet of common aea on the second floo, including meeting ooms, a business cente, a guest libay, guest lounge and outdoo teace. On the thid floo the poject includes a fitness oom and a coutyad gaden aea. Although a Hotel is defined as a esidential building pe the L.A.M.C. Section 12.03, only esidential poject containing dwelling units ae equied to povide open space pusuant to L.A.M.C. Section G. The poposed poject povides landscaping at the gound floo and within the thid floo coutyad gaden. Additionally, as the poject confoms to the equied setbacks, impacts on neighboing popeties will be minimized. Theefoe, as conditioned, the poject povides eceational and sevice amenities to impove habitability fo its esidents and minimize impacts on neighboing popeties.

34 CPC ZC-CUB-CU-SPR F-15 Envionmental Findings 12. Envionmental Finding. On Febuay 2, 2017, a Mitigated Negative Declaation (ENV MND) was pepaed fo the poposed poject. On the basis of the whole of the ecod befoe the lead agency including any comments eceived, the lead agency finds that, with imposition of the mitigation measues descibed in the MND thee is no substantial evidence that the poposed poject will have a significant effect on the envionment. The attached Mitigated Negative Declaation eflects the lead agency s independent judgment and analysis. The ecods upon which this decision is based ae with the Envionmental Review Section of the Planning Depatment in Room 750, 200 Noth Sping Steet. 13. Flood Insuance. The National Flood Insuance Pogam ate maps, which ae a pat of the Flood Hazad Management Specific Plan adopted by the City Council by Odinance No. 172,081, have been eviewed and it has been detemined that this poject is located in Flood Zone X, aeas detemined to be outside the 0.2% annual chance floodplain. Cuently, thee ae no flood zone compliance equiements fo constuction in these zones.