RECOMMENDATION REPORT

Transcription

1 DEPARTMENT OF CITY PLANNING RECOMMENDATION REPORT City Planning Commission Case No.: CPC DB-CU- Date: March 23, 2017 Time: After 8:30 a.m. Place: City Hall Council Chamber 200 N. Spring Street, Room 340 Los Angeles, CA Public Hearing: December 21, 2015 Appeal Status: The Off-menu Affordable Housing Incentives are not further appealable by any party. The Conditional Use, On-menu Affordable Housing Incentives, Zoning Administrator s Adjustment, Project Permit Compliance Review, and Site Plan Review are further appealable to City Council. Expiration Date: March 23, 2017 Multiple Approval: Yes (CU/DB/SPP/ZAA/SPR) CEQA No.: Related Cases: Council No.: Plan Area: Specific Plan: Certified NC: GPLU: Zone: Applicant: Representative: ZAA-SPP-SPR ENV MND None 13 O Farrell Hollywood Vermont/Western Transit Oriented District Specific Plan / Station Neighborhood Area Plan (SNAP) East Hollywood Highway Oriented Commercial, Low Medium II Residential C2-1D, RD1.5-1XL SNAP Subarea B Mixed Use Boulevards Edward M. Israel, Cen Fed, LTD Michael Gonzales PROJECT LOCATION: PROPOSED PROJECT: REQUESTED ACTION: 4900, 4904, 4906, 4908, 4914, 4916, , and 4930 Hollywood Boulevard; 1642, 1644 ½, 1644, 1646, 1648, and 1650 North Kenmore Avenue; 1631, 1633, 1635, 1637, 1639 ½, 1639, 1641 ½, 1641 North Edgemont Street The project proposes the demolition of 23 multi- and single-family residential units, a 13,507 square-foot restaurant, a 4,154 square-foot warehouse, a 3,005 square foot medical office, and associated surface parking lots. The project proposes the construction of a mixed-use building containing 14,351 square feet of commercial uses and 175 residential units, with 30 of the residential units reserved as restricted affordable for Very Low Income households. The building would be six-stories and 83 feet in height. It would contain 270 parking spaces and 248 bicycle parking spaces. The proposed project is located in the C2-1D and RD1.5 1XL Zone and is also located in Subarea B of the Vermont/Western Transit Oriented District Specific Plan/Station Neighborhood Area Plan (SNAP). 1. Pursuant to Section (c)(3) of the California Public Resources Code, Adopt the Mitigated Negative Declaration (ENV MND) and the corresponding Mitigation Monitoring Program for the above referenced project. 2. Pursuant to Section A.25 of the Los Angeles Municipal Code (LAMC), the applicant proposes to set aside 10 units, or 11% of the 84 base dwelling units, as restricted affordable units for Very Low Income households and requests the following one on-menu incentive: to permit an increase in Floor Area up to a 3:1 FAR in lieu of the 2:1 FAR permitted by Section 8.B.1 of the SNAP.

2 CPC DB-CU-ZAA-SPP-SPR Page 2 3. Pursuant to Section A.25(g)(3) of the LAMC, the applicant requests two offmenu incentives: (a) a Waiver of Development Standards to Section 8.B.1 of the SNAP to permit an increase in height of 33 feet, for a maximum project height of 83 feet in lieu of the maximum permitted project height of 50 feet; (b) a Waiver of Development Standards to Section 8.H of the SNAP to permit a public pedestrian plaza in lieu of the two required pedestrian throughways. 4. Pursuant to Section U.26. of the LAMC, a Conditional Use to increase the density greater than the 35% maximum allowed by the Density Bonus Ordinance. The applicant seeks a density bonus increase of 107.5% in order to permit 175 residential units [with 10 restricted affordable units as required per State Density Bonus Law 65915(c)(1) and an additional 20 restricted affordable units for Very Low Income households] in lieu of 84 residential units permitted. 5. Pursuant to Section of the LAMC, Zoning Administrator Adjustments to permit (a) an encroachment of 21 feet 8 inches into the required 25-foot Building Line along Kenmore Avenue; (b) an encroachment of 11 feet 9 inches into the required 17-foot Building Line on Edgemont Street. 6. Pursuant to Section C of the Municipal Code, a Project Permit Compliance Review with the SNAP. 7. Pursuant to Section of the Municipal Code, a Site Plan Review for a project which creates, or results in an increase of 50 or more dwelling units. RECOMMENDED ACTIONS: 1. Find, pursuant to CEQA Guidelines Section 15074(b), after consideration of the whole of the administrative record, including the Mitigated Negative Declaration, No. ENV MND ( Mitigated Negative Declaration ), and all comments received, with the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment; Find the Mitigated Negative Declaration reflects the independent judgment and analysis of the City; Find the mitigation measures have been made enforceable conditions on the project; and Adopt the Mitigated Negative Declaration and the Mitigation Monitoring Program prepared for the Mitigated Negative Declaration. 2. Approve the following one (1) on-menu incentive, pursuant to Section A.25(g)(2) of the Municipal Code, requested by the applicant for a project reserving 10 units or 11% of the 84 base dwelling units for Very Low Income household occupancy for a period of 55 years: to permit an increase in Floor Area up to a 3:1 FAR in lieu of the 2:1 FAR permitted by Section 8.B.1 of the SNAP. The allowed Density Bonus of 35% results in a residential density of 114 units. 3. Deny a Conditional Use, pursuant to Section U.26. of the Municipal Code, to allow a density bonus increase of 107.5% in order to permit 175 residential units in lieu of 84 residential units. 4. Deny the following one (1) off-menu incentive as requested, pursuant to Section A.25(g)(3) of the Municipal Code: to Section 8.B.1 of the SNAP to permit an increase in height of 33 feet, for a maximum project height of 83 feet in lieu of the maximum permitted project height of 50 feet; and instead Approve the following one (1) off-menu incentive as conditioned, pursuant to Section A.25(g)(3) of the Municipal Code, for a project reserving 10 units or 11% of the 84 base dwelling units for Very Low Income household occupancy for a period of 55 years: a deviation from development standards from Section 8.B.1 of the SNAP to permit an increase in height of 13 feet, for a maximum project height of 63 feet in lieu of the maximum permitted project height of 50 feet.

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4 TABLE OF CONTENTS Project Analysis... A-1 Project Summary... A-1 Background... A-5 Issues... A-7 Conclusion... A-7 Conditions of Approval... C-1 Findings... F-1 Conditional Use... F-1 Density Bonus Compliance Review... F-11 Zoning Administrator Adjustments... F-15 Project Permit Compliance Review... F-17 Site Plan Review... F-31 Public Hearing and Communications... P-1 Exhibits: A Plans B Maps SNAP Map Radius Map C Environmental Clearance (ENV MND) and Mitigation Monitoring Program D Viewshed Analysis of Proposed Project E LADOT Traffic Study Approval Letter F Correspondence from Frank Lloyd Wright Conservancy G UNESCO Documentation

5 CPC DB-CU-ZAA-SPP-SPR A-1 PROJECT SUMMARY PROJECT ANALYSIS The project proposes the demolition of 23 multi- and single-family residential units, a 13,507 square-foot restaurant, a 4,154 square-foot warehouse, a 3,005 square foot medical office, and associated surface parking lots. The project proposes the construction of a mixed-use building containing 14,351 square feet of commercial uses and 175 residential units, with 30 of the residential units reserved as restricted affordable for Very Low Income households. The building would be six-stories and 83 feet in height. It would contain 270 parking spaces and 248 bicycle parking spaces. The proposed project is located in the C2-1D and RD1.5 1XL Zone and is also located in Subarea B of the Vermont/Western Transit Oriented District Specific Plan/Station Neighborhood Area Plan (SNAP). The project was originally filed on May 31, 2013 and initially proposed a larger project. The original application proposed 200 residential dwelling units with 40 of those units reserved as restricted affordable units for Low Income Households. Subsequent to the publication of the Mitigated Negative Declaration and Public Hearing for the project as originally proposed, the applicant voluntarily reduced the project density to 175 residential dwelling units, with 30 of those units reserved as restricted affordable units for Very Low Income Households. As recommended in the following report, the project would be further reduced to 114 residential dwelling units, with 10 of those units reserved as restricted affordable units for Very Low Income Households. Requested Actions Conditional Use Density The Applicant is requesting a Conditional Use to permit the increase of residential density greater than the maximum allowed by the Density Bonus Ordinance. The applicant seeks a density bonus increase of 107.5% in order to permit 175 residential units (with 30 restricted affordable units for Very Low Income households) in lieu of 84 residential units permitted under the SNAP Specific Plan or 114 residential units permitted with the 35 percent Density Bonus. Density Bonus The Applicant proposes a project totaling 175 dwelling units, which reserves 30 units as Restricted Affordable for Very Low Income Households for a period of 55 years. Of the 30 restricted units, 10 units are required per State Density Bonus Law. The remaining 20 units are proposed by the developer in consideration of the Conditional Use for additional density beyond 35%. Density Bonus is calculated from the base unit density per Government Code Section (b)(3). As a result of setting aside 30 of 84 base units, or 35% of the base units as restricted affordable units for Very Low Income Households, the Applicant qualifies for three density bonus incentives. However, because the project is recommended at a 35% density bonus, through 11% set aside for Very Low Income Households, the project only qualifies for two density bonus incentives. The project site is designated as Subarea B in the SNAP, which limits residential uses to the R3 Zone. Based on the area regulations of R3 Zone and 66,686 square feet of lot area, the project site allows for 84 units. The Density Bonus Ordinance grants an increase in the permitted density for projects that provide a minimum number of set-aside affordable units. Pursuant to LAMC A.25, a graduated, sliding scale of density increases corresponds with the percentage and type of affordable units that is provided.

6 CPC DB-CU-ZAA-SPP-SPR A-2 Per State Density Bonus Law 69515(c)(1), the project qualifies for a density bonus increase up to 35%, or up to 30 additional market rate units in exchange for setting aside 11% of the base density for Very Low Income Households. However, the Applicant proposes to set aside 35% of the 84 base dwelling units for Very Low Income Households to seek a Conditional Use for a density increase greater than the maximum permitted under the Density Bonus Ordinance. The Applicant seeks a 107.5% density increase or 91 additional units ([ / 84] x 100 = 107.5%). Thus, if the Conditional Use is approved, the project will provide a total of 175 units with 30 units restricted to Very Low Income Households. On-Menu Incentives Increase in Floor Area Ratio In accordance with California State Law (including Senate Bill 1818, and Assembly Bills 2280 and 2222), the applicant is proposing to utilize Section A.25 (Density Bonus) of the Los Angeles Municipal Code (LAMC), which permits a density bonus of 35%. This allows for 114 total dwelling units in lieu of the otherwise maximum density limit of 84 dwelling units on the property. A density bonus is automatically granted in exchange for the applicant setting aside a portion of dwelling units as restricted affordable units for a period of 55 years. Pursuant to LAMC Section A.25(e)(2), in order to be eligible for any on-menu incentives, a Housing Development Project (other than an Adaptive Reuse Project) shall comply with the following criteria, which it does: a. The façade of any portion of a building that abuts a street shall be articulated with a change of material or a break in plane, so that the façade is not a flat surface. The project is located in the within the Vermont/Western SNAP Specific Plan and designated as Subarea B. The Specific Plan includes Development Standards and Design Guidelines, which require building design requirements to ensure that a project avoids large blank expanses of building walls, is designed in harmony with the surrounding neighborhood, and creates a pedestrian friendly environment. The Building Design Development Standard addresses building stepbacks at specified building heights, transparent building elements (i.e. glass windows and doors) at the ground floor, façade relief at specified horizontal and vertical intervals, varied building materials and varied roof lines. The Project Permit Compliance Review findings discuss compliance with the SNAP Specific Plan and Development Standards and Design Guidelines. As conditioned in the Project Permit Compliance Review, the Applicant will provide a well-designed and articulated building. b. All buildings must be oriented to the street by providing entrances, windows architectural features and/or balconies on the front and along any street facing elevation. The project is located in the within the Vermont/Western SNAP Specific Plan and designated as Subarea B. The SNAP Specific Plan includes Development Standards and Design Guidelines, which include requirements for the location of pedestrian entrances and the design of pedestrian entrances. The Project Permit Compliance Review findings discuss compliance with the SNAP Specific Plan and Development Standards and Design Guidelines. As conditioned in the Project Permit Compliance Review, the Applicant will provide well-designed and articulated pedestrian entrances to the proposed project. c. The Housing Development Project shall not involve a contributing structure in a designated Historic Preservation Overlay Zone (HPOZ) and shall not involve a structure that is a City of Los Angeles designated Historic-Cultural Monument (HCM).

7 CPC DB-CU-ZAA-SPP-SPR A-3 The proposed project is not located within a designated Historic Preservation Overlay Zone, nor does it involve a property that is designated as a City Historic- Cultural Monument. d. The Housing Development Project shall not be located on a substandard street in a Hillside Area or in a Very High Fire Hazard Severity Zone as established in Section of the LAMC. The project is not located in a Hillside Area, nor is it located in a Very High Fire Hazard Severity Zone. As a result of proposing to set aside a minimum of 10 out of 84 base residential units (11%) for Very Low Income Households, the Applicant is eligible for two density bonus incentives. The applicant is requesting one density bonus on-menu incentive: to permit an increase in Floor Area up to a 3:1 FAR in lieu of the 2:1 FAR permitted by Section 8.B.1 of the SNAP. The proposed housing development project qualifies for the density bonus on-menu request for an increase in the overall floor area as the project is within 1,500 of a bus stop for the Metro Rapid Bus Route 780, at the intersection of Vermont Avenue and Hollywood Boulevard. It is also located on Hollywood Boulevard, designated an Avenue I, which was formerly called a Major Highway. Off-Menu Incentives Waiver of Development Standards In addition to the one on-menu incentive, the Applicant also initially requested two off-menu incentives, or modifications from development standards that are not listed on the Menu of Incentives. These modifications are identified as off-menu waivers, and the Applicant states that they are required by the project in order to accommodate the proposed development of 175 residential units (with 30 restricted affordable units for Very Low Income households). The waivers require approval by the City Planning Commission. Increase in Building Height. A Waiver of Development Standards to Section 8.B.1 of the SNAP to permit an increase in height of 33 feet, for a maximum project height of 83 feet in lieu of the maximum permitted project height of 50 feet. Modified Pedestrian Throughway. A Waiver of Development Standards to Section 8.H of the SNAP to permit a public pedestrian plaza in lieu of the two required pedestrian throughways. However, because the Project is recommended at a 35% density bonus, which only requires the Applicant to set-aside 11% Very Low Income Units, the Project qualifies for only a total of two incentives. Consequently, the Applicant s off-menu requests are recommended as one offmenu incentive and one off-menu waiver. Zoning Administrator s Adjustments The Applicant is requesting Zoning Administrator s Adjustments to encroach into the Building Lines along Kenmore Avenue and Edgemont Street. Project Permit Compliance Review The proposed project is located within Subarea B (Mixed Use Boulevards) of the Vermont/Western Transit Oriented District Specific Plan / Station Neighborhood Area Plan (SNAP) adopted as Ordinance 173,749, effective March 1, The Applicant is requesting a Project Permit Compliance Review approval with the SNAP. The SNAP provides for regulatory controls and incentives for development within its boundaries; the regulations set forth in the Specific Plan take precedence over those in the LAMC wherever the Specific Plan contains

8 CPC DB-CU-ZAA-SPP-SPR A-4 provisions which require or permit greater or lesser setbacks, street dedications, open space, densities, heights, uses or parking or other controls on development. Site Plan Review The Applicant is requesting a Site Plan review approval for a development project that includes 175 residential units (including 30 restricted affordable units) and 14,351 square feet of ground floor commercial/retail space on a site that contains 63,966 square feet of lot area. Mitigated Negative Declaration A Mitigated Negative Declaration was prepared as Case No. ENV MND. The case was prepared and circulated for public review on November 19, 2015 and the circulation period ended on December 9, The MND found that the proposed project would result in potential adverse impacts to aesthetics, biological resources, cultural resources, geology and soils, hazards and hazardous materials, noise, and public services; however, these potential impacts would be mitigated to a less than significant level. BACKGROUND The proposed project site is located within the Hollywood Community Plan Area of the City of Los Angeles. The Hollywood Community Plan was adopted December 13, The project site has two land use designation for the project site is Highway Oriented Commercial with corresponding zones of C1, C2, P, CR, RAS3 and RAS4 and Low Medium II Residential with corresponding zones of RD2 and RD1.5. The project site has a zoning classification of C2-1D and RD1.5-1XL. The project is located within the boundaries of the East Hollywood/Beverly Normandie Earthquake Disaster Assistance Redevelopment Project Area and the Vermont/Western Station Neighborhood Area Plan (SNAP) Specific Plan, which designates the project site as Subarea B, Mixed Use Boulevards. Subarea B allows residential uses permitted in the R3 Zone by Section of the Code and commercial uses permitted in the C1.5 Limited Commercial Zone by Section of the Code, in addition to Live/Work Quarters and Small Assembly workshops. The project site is permitted to be developed with residential only projects, commercial only projects and mixed use projects in Subarea B. Description of the Property The project site is approximately 1.53 acres, or approximately 66,686 square feet, and comprises multiple parcels located south of Hollywood Boulevard, west of Edgemont Street, north of residential uses, and east of Kenmore Avenue. The existing site is currently developed with 23 multi- and single-family residential units, a 13,507-square-foot restaurant/club, a 4,154- square-foot warehouse, a 3,005-square-foot medical office (includes medical office and vacant health clinic, and vacant food stand), and associated paved surface parking lots. The project site includes the following addresses: 4900, 4904, 4906, 4908, 4914, 4916, , and 4930 Hollywood Boulevard; 1642, 1644 ½, 1644, 1646, 1648, and 1650 North Kenmore Avenue; 1631, 1633, 1635, 1637, 1639 ½, 1639, 1641 ½, 1641 North Edgemont Street. Surrounding Zones and Uses The project site is located in an urbanized area and surrounded by a mix of land uses that include multi-family residential, commercial/retail uses, medical facilities, institutional and an open space area that includes nationally and locally designated historic resources, Barnsdall Art Park and the Hollyhock House. North: C2-1D Zone with a Highway Oriented Commercial land use designation and RD1.5 1XL Zone with a Low Medium II Residential land use designation Directly north of the project site, across Hollywood Boulevard, is a vacant lot, the former Cordon s Market building, a children s

9 CPC DB-CU-ZAA-SPP-SPR A-5 dental facility and an associated parking lot. To the northwest of the project site, on the northwest corner of Hollywood Boulevard and Kenmore Avenue, is a two-story commercial/retail structure housing several businesses, including Thai VCD Promotion, Opus Oils, L.A. Gift, Hollywood Bridal and Flower, and Ara s Pastry. To the northeast of the project site, on the northeast corner of Hollywood Boulevard and Edgemont Street, is a one-story Kaiser Permanente facility. Further north are several two- to four-story multi-family residential structures. The commercial properties to the north are designated as Subarea B (Mixed Use Boulevards) and the residential properties further north are designated as Subarea A (Neighborhood Conservation) in the SNAP. South: RD1.5 1XL Zone with a Low Medium II Residential land use designation South of the project site, on Kenmore Avenue is a four-story, multi-family residential structure. Further south are four, two-story, multifamily residential structures, a one-story MRI facility, and a three-story parking structure for Kaiser Permanente Hospital. The four-story, multi-family residential structure is located adjacent to the project site on Kenmore Avenue. South of the project site, on Edgemont Street is a two-story, multi-family residential structure, a one-story residential structure, a five-story multi-family residential structure, two two-story multi-family residential structures and a three-story parking structure for Kaiser Permanente Hospital. These properties to the south are designated as Subarea B (Mixed Use Boulevards) in the SNAP. West: C2-1D Zone with a Highway Oriented Commercial land use designation and RD1.5 1XL Zone with a Low Medium II Residential land use designation. Directly west of the project site, on the southwest corner of Hollywood Boulevard and Kenmore Avenue, is a corner strip mall containing four commercial/retail businesses, including Noi s Hair Design, Most Unique Flowers, Chabra Thai Massage, and Hollywood Taron Bakery. Several residential structures are located south of the corner strip mall, west of the project site fronting Kenmore Avenue, including a three-story, multi-family residential structure; four, two-story, multi-family residential structures; a one-story single-family residence; and a one-story, multi-family residential structure. Further south, southwest of the project site, is the St. Garabed Armenian Apostolic Church and associated Mary Postoian Pre-School. The commercial properties to the west are designated as Subarea B (Mixed Use Boulevards) and the residential and institutional uses to the west are designated as Subarea A (Neighborhood Conservation) in the SNAP. East: C2-1D Zone with a Highway Oriented Commercial land use designation, RD1.5 1XL Zone with a Low Medium II Residential land use designation and OS-1XL with an Open Space land use designation Directly east of the project site, on the southeast corner of Hollywood Boulevard and Edgemont Street, is a corner strip mall containing several commercial/retail businesses, including Cigarette Shop, Bamboo House restaurant, Lempira restaurant, Best Coast Mortgage, Century 21 Realty, Health Clinic, Maytag Coin Laundry, LA Face & Mind, Dental Office, Doughnut Factory, Hollywood Barber Shop, and Pollo Dorado restaurant. East of the corner strip mall, and fronting Hollywood Boulevard, is the Barnsdall Art Park Facility including the Hollyhock House. Three, two-story, multi-family residential structures and one three-story, multi-family residential structure exist to the south of the corner strip mall, east of the project site. The commercial and residential properties to the east are designated as Subarea C (Community Center) and the open space area is designated as Subarea E (Community Facilities) in the SNAP. Streets and Circulation Hollywood Boulevard: designated as an Avenue I with a designated Right-of-Way width of 100 feet and designated Roadway width of 70 feet. It was formerly a Major Highway.

10 CPC DB-CU-ZAA-SPP-SPR A-6 Edgemont Street: designated as a Local Street Standard with a designated Right-of-Way width of 60 feet and designated Roadway width of 30 feet. Kenmore Avenue: designated as a Collector with a designated Right-of-Way width of 66 feet and designated Roadway width of 40 feet. Relevant Cases CPC CPU: The Department of City Planning initiated the process of the Hollywood Community Plan Update. CPC CPU: On April 2, 2014, the City Council adopted Ordinance No. 182,960, which repeals Ordinance No. 182,173 adopted on June 19, 2012 for zone and height district changes in furtherance of the Hollywood Community Plan Update (HCPU), thus reverting to the zone and height district designations and other zoning regulations that existed for the geographic areas covered by Ordinance No. 182,173 immediately prior to the City Council s adoption of Ordinance No. 182,173. CPC GPA-SPE-CU-SPR-SPP: On May, 28, 2013, the City Planning Department received a withdrawal letter from the applicant for a project requesting a General Plan Amendment from Mixed Use Boulevard to Regional Center Commercial, Specific Plan Exceptions to increase the Floor Area Ratio from 2:1 to 4:45:1 for residential areas and 1.5:1 to 4.45:1 for commercial areas, to increase height from 50 feet to 199 feet, to increase density from 83 dwelling units to 172 dwelling units, a Conditional Use to permit a 150 room hotel located within 500 feet of an R Zone and a Site Plan Review for the proposed development of 172 residential dwelling units, 150 guest rooms and 26,775 square feet of retail. On May 29, 2013, the applicant was sent a termination letter and the case was terminated. CPC CPU: On June 19, 2012, the City Council adopted Ordinance No. 182,173 for zone and height district changes in furtherance of the Hollywood Community Plan Update (HCPU). CPC SP: On January 23, 2001, the City Council adopted the Vermont/Western Station Neighborhood Area Plan Specific Plan as Ordinance 173,749. Ordinance No. 173,749: On January 23, 2001, the City Council adopted the Vermont/Western Station Neighborhood Area Plan Specific Plan. Ordinance No. 173,799: On February 23, 2001, the City Council adopted amendments to Ordinance No. 173,749 to make technical correction to the Vermont/Western Station Neighborhood Area Plan Specific Plan. Transit Access The project site is approximately ½ miles from the Metro Red Line Sunset/Vermont Station, which is located on the northwest corner of Vermont Avenue and Beverly Boulevard. The Metro Red Line Sunset/Vermont Station provides access to Hollywood and the San Fernando Valley, with connecting service to the Metro Orange Line (serving the west Valley and Chatsworth). The Metro Red Line and Purple Line serve Downtown including Los Angeles Union Station, with connecting service to the Metro Gold Line (serving Azusa and East Los Angeles), Amtrak passenger rail, Metrolink commuter rail, and bus service for regional and local lines. The Metro Purple Line also serves Koreatown. The Metro Blue Line originates at the 7 th Street/Metro Center station and provides access from downtown Los Angeles to downtown Long Beach, as well as connecting service to the Metro Green Line (serving Norwalk, Redondo Beach, and LAX

11 CPC DB-CU-ZAA-SPP-SPR A-7 via shuttle). The project site is also served by Metro Local Lines 180/181, 206 and 217 on Hollywood Boulevard/Edgemont Street and Metro Rapid 780 to Pasadena and Washington/Fairfax via Fairfax Avenue, Hollywood Boulevard and Colorado Boulevard. The project is within 1,500 of a bus stop for the Metro Rapid Bus Route 780, at the intersection of Vermont Avenue and Hollywood Boulevard. Professional Volunteer Program Projects that are required to go before the City Planning Commission as the initial decisionmaker are presented by Planning Staff to the Professional Volunteer Program (PVP). The PVP is a group of architects who assist Project Planners on urban design issues and complex urban typologies and provide project specific urban design advice for Project Planner consideration. On December 1, 2015, the subject project was presented to the PVP, which provided the following comments: Project plans should include cross sections, a fully developed landscape plan that includes amenities, and details of the site grading and ground floor elevation along Hollywood Boulevard. Renderings should include the real city background. Consider redesigning the building slab so that it steps up with the retail spaces and therefore each ground floor retail space is at the same elevation of adjacent sidewalk. Rather than provide 3 separate plazas, consider combining them into 1 plaza and fully open it to the sky. This could increase sight lines to Barnsdall Park. The bicycle parking should be relocated to the street. The lobby should be oriented so that it is more prominent rather than ramped down. Is there a way to minimize the top of the building to minimize its bulk? Possibly consider removing some units, opening up the east elevation so that more units have views to Barnsdall Park. The building should be stepped down as it gets closer to Barnsdall Park. Could the building be used to frame Barnsdall Park? All residential open space should be physically connected. The building atrium is problematic. Eliminate areas of the façade that are designed with 2-story blank walls. Project Changes In response to a variety of comments, the applicant made design changes to the project. The applicant included all requested information in the new set of project plans. With regard to the comment about the grade and elevation of the sidewalk as compared to the retail spaces, there are stairs connecting the sidewalk (at a higher elevation) to the project s northeastern corner (at a lower elevation). Unfortunately, the grade change between the sidewalk and the retail entrances is unavoidable. There is a 3.7 foot change in elevation between the Property s northwestern and northeastern corners. Per the applicant, this elevation change is not large enough to separate the access onto separate levels, but too significant to go unnoticed if the elevation change occurred within the center of the project. With regard to the comment about combining the plazas into one plaza, the project still consists of 3 retail plazas, but the building has been pulled away further from the sidewalk to provide greater connections between the plazas. Regarding the location of bike parking, all short term bicycle parking is located on the ground floor, with the retail bike parking located along the project s western border and the residential bike parking located near the entrance to the parking structure. Per the applicant, there are too many required long-term bicycle parking spaces to be placed at street level.

12 CPC DB-CU-ZAA-SPP-SPR A-8 The lobby has been oriented as prominently as possible according to the applicant. The retail lobby is located in the center of the project s ground floor, while the residential lobby is located on Edgemont Street. Regarding the design of the open space and the project s atrium, the applicant states that the project must maintain a central courtyard because the property s size (1.53 acres) and shape (approximately 280 x 222, not including the southernmost parcel along Kenmore Avenue) make any other building shape impractical. The façade elevations have been redesigned so that the building includes various façade relief characteristics to reduce or eliminate the appearance of blank walls. Reduced Height The most significant change since the Public Hearing is the reduced project height. The project has eliminated all residential units on the sixth floor which results in a residential unit decrease from 200 units to 175 units. There is now a rooftop garden and rooftop gym that provides views of Barnsdall Park. Therefore, while the overall height request of 83 feet has not changed since the Public Hearing, in reality the majority of the building is built to a height of 73 feet, with only a rooftop gym structure projecting 10 feet above the 73 foot project height, for a total height of 83 feet. The rooftop gym is located at the northwest corner of the building, and is approximately 1,000 square feet in area. ISSUES UNESCO World Heritage List Nomination The proposed project is less than one block west of Barnsdall Park, which includes the Hollyhock House designed by Frank Lloyd Wright, a studio, wall and landscaping plan designed by R.M. Schindler, and other buildings. The entire park is listed in the National Register of Historic Places, the California Register of Historical Resources, and as a City of Los Angeles Historic-Cultural Monument. On January 30, 2015 the Hollyhock House was nominated for placement on the UNESCO World Heritage List. The news of this nomination was disclosed in the project s Mitigated Negative Declaration and further discussed at the project s public hearing, held December 21, A World Heritage Site is a place that is listed by the United Nations Educational, Scientific and Cultural Organization (UNESCO) as being of special cultural or physical significance. The list is maintained by the international World Heritage Programme administered by the UNESCO World Heritage Committee. The Hollyhock House is one of ten of Frank Lloyd Wright s buildings that the United States nominated for placement on the World Heritage List. The nomination was considered at the 2016 UNESCO World Heritage Committee Session, held July in Istanbul, Turkey. At the proceedings, a decision was made by the Committee to refer the nomination to the 2017 UNESCO World Heritage Committee Session, which will be held in Poland next year. This is because the Committee found factual errors in the submittal documents and requested corrections and clarifications. Therefore, no final decision has been rendered regarding the placement of the Hollyhock House, and the nine other Frank Lloyd sites, on the World Heritage List. One of the significant features of the Hollyhock House is the commanding view it offers of the Los Angeles basin. The Mitigated Negative Declaration (MND) prepared for the proposed project included a viewshed analysis, showing views of the proposed building, as seen from various vantage points in Barnsdall Park. The proposed development would be partially visible from Barnsdall Park and the Hollyhock House; however the views of the project are obstructed

13 CPC DB-CU-ZAA-SPP-SPR A-9 by mature trees located near the upper perimeter of Barnsdall Park (see Exhibit E). The MND found less than significant Aesthetic and Land Use Impacts on the Barnsdall Park and Hollyhock Viewshed. While this viewshed analysis was prepared for a previous version of the project, in which the rear half of the building was built to a height of 83 feet, it is clear that the revised project would still be partially visible from Barnsdall Park and the Hollyhock House. However, significant public comments have focused on whether the project enhances the surrounding neighborhood, in particular Barnsdall Park and the Hollyhock House. Surrounding development is mainly low in scale. One exception to this is the Kaiser Permanente facility located just south of Barnsdall Park, and at 8-stories is currently the tallest structure in the area. This facility is plainly visible from many vantage points inside the park, and while it does not fully block views from the Hollyhock House, it does detract from them. Since the Public Hearing was held, the project has eliminated all residential units on the sixth floor which result in a residential unit decrease from 200 units to 175 units. There is a 6 th floor rooftop garden and rooftop gym that provides views of Barnsdall Park. Therefore, while the overall height request of 83 feet has not changed since the Public Hearing, in reality the majority of the building is built to a height of 73 feet, with only a fitness center structure projecting 10 feet above the 73 foot project height, for a total height of 83 feet. The fitness center is located at the northwest corner of the building, and is approximately 1,000 square feet in area. Density and Affordable Housing The proposed project is located within Subarea B of the SNAP. The underlying zone of the project site is C2-1D and RD1.5-1XL. When the SNAP was adopted, it established a density gradation for the Subareas based on the proximity to Red Line Stations. The SNAP is designed with Subarea C as most intensive (allowing an R4 density) and Subarea B less intensive (allowing an R3 density). Subarea A is the least intensive. Subarea B permits a maximum height of 50 feet and maximum FAR of 2:1 for mixed use projects. Furthermore, Subarea B permits residential uses at an R3 density and commercial uses in the C1.5 Zone. Subarea C, on the other hand, permits residential uses at an R4 density and commercial uses allowed in the C4 Zone. This shows the progression of the uses and the intensity of development between Subareas B and C which was the intent of the SNAP. The project requests a Density Bonus for a 35% density increase (from the base of 84 units up to 114 units) and a Conditional Use for an increase in density in excess of 35% pursuant to LAMC U.26, for a total of 175 units. The project is allowed 84 units per the R3 zoning designation. Using the Density Bonus Ordinance, LAMC A.25, the applicant could built up to 114 units in exchange for setting aside 11% of the 84 base dwelling units for Very Low Income Households. This would result in 10 units for Very Low Income Households in exchange for 30 additional Density Bonus units. Instead, the applicant is requesting 91 additional Density Bonus units; this represents a 107.5% density increase above the base density (84 base units multiplied by 107.5% results in total units, which is rounded up to 175 units) in exchange for setting aside 30 units, or 35% of the 84 base density units, for Very Low Income Households. This calculation of set aside affordable units is found to be inconsistent with the Department of City Planning requirement that any project that requests a density bonus increase beyond 35% should appropriately extend the existing set aside charts located in the City s Density Bonus Ordinance, LAMC A.25. This chart for Very Low Income Households, below, increases the percentage of Density Bonus by 2.5 percent for every additional 1 percent of Very Low Income units provided.

14 CPC DB-CU-ZAA-SPP-SPR A-10 Percentage of base units that are Very Low Income Percentage of Density Bonus granted Given the project s request for a 107.5% density bonus increase, an appropriate set aside is 40% of base density, or 34 units, for Very Low Income Households, rather than 35%, or 30 units. The project would need to provide an additional 4 units for Very Low Income Households to be consistent with the table above. As a result of the inconsistency with the table above, in addition to other findings as delineated below, the Conditional Use for a 107.5% Density Bonus is denied.

15 CPC DB-CU-ZAA-SPP-SPR A-11 However, as recommended, the applicant may take advantage of LAMC A.25 and in exchange for setting aside 11% of the 84 base dwelling units for Very Low Income Households, is granted a 35% Density Bonus, for a total of 114 residential units. As a result of the reduction of 61 units, from 175 units as proposed to 114 units as approved, at least 1 and ½ levels of the building would be eliminated (project Level 5 contains 36 units, project Level 4 contains approximately 41 units). The applicant has requested an off-menu incentive pursuant to LAMC A.25(g)(3) to waive Development Standard 8.B.1 of the SNAP to permit a building height increase from the maximum allowed 50 feet in height, to a total of 83 feet in height. This would result in 33 additional feet in height. However, as described in detail in the Findings below, because at least 1 and ½ levels of the building may be removed as a result of the reduction in residential units, the height restriction does not physically preclude the approved residential density. Therefore, the off-menu density bonus is denied as requested, and instead an off-menu incentive of 13 feet in additional height is granted to accommodate the proposed residential units. CONCLUSION Based on the information submitted, public input including the public hearing, and mandatory findings for the requested entitlements, the Department of City Planning recommends that the Los Angeles City Planning Commission approve the project, but deny the Conditional Use and the Density Bonus Off-Menu Incentive as requested for overall building height and approve the requested Density Bonus Compliance On-Menu Incentive for increase in Floor Area Ratio, Off- Menu Incentive for a modified pedestrian throughway, Off-Menu Incentive for overall building height as conditioned, Project Permit Compliance Review, Zoning Administrator Adjustments to encroach in the Building Lines and Site Plan Review subject to the Conditions of Approval. As recommended, this results in a mixed-use development that is 63 feet in height with 114 residential units of which 10 units are restricted to Very Low Income households and 13,813 square feet of ground floor commercial/retail space.

16 CPC DB-CU-ZAA-SPP-SPR C-1 CONDITIONS OF APPROVAL Project Permit Compliance and Site Plan Review Conditions 1. Site Development. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the Applicant, stamped Exhibit A, and attached to the subject case file. Exhibit A shall be modified to reflect the project approval and Conditions of Approval. No change to the plans (except as conditioned) will be made without prior review by the Department of City Planning, Central Project Panning, and written approval by the Director of Planning. Each change shall be identified and justified in writing. Minor deviations may be allowed in order to comply with the provisions of the Los Angeles Municipal Code or the project conditions. 2. Parks First. Prior to the issuance of any building permit, the applicant shall complete the following: a. Make a payment of $391,300 for the net increase of 91 residential dwelling units to the Office of the City Administrative Officer (CAO), Parks First Trust Fund. b. Contact Maria Ramos of the CAO directly at (213) or maria.ramos@lacity.org, to arrange for payment. c. The calculation of a Parks First Trust Fund fee to be paid or actual park space to be provided pursuant to this Ordinance shall be off-set by the amount of any Quimby Fee (LAMC 17.12) or dwelling unit construction tax (LAMC , et seq.) paid as a result of the project. d. All residential units in a project, containing units set aside as affordable for Low or Very Low Income residents that are subsidized with public funds and/or Federal or State Tax Credits with affordability covenants of at least 30 years are exempt from the Parks First Trust Fund. 3. Use. Commercial uses shall be limited to those permitted in the C1.5 Zone and residential uses including density shall be limited to those permitted in the R3 Zone, except as approved per LAMC Section A Open Space. The applicant shall recalculate the open space based on 114 residential units consistent with the Vermont/Western SNAP Specific Plan Section 8.D. 5. Automobile Parking. The applicant shall recalculate the parking based on 114 residential units consistent with the Vermont/Western SNAP Specific Plan Section 8.E. or LAMC Section A Electric Vehicle Parking. The project shall include at least 20 percent of the total coderequired parking spaces provided with Electric Vehicle (EV) chargers to immediately accommodate electric vehicles within the parking areas. When the application of the required 20 percent results in a fractional space, round up to the next whole number. 7. Bicycle Parking. Based on 114 residential units and 13,813 square feet of commercial floor area, the project shall provide a minimum of 57 bicycle parking spaces for residential uses and a minimum of 14 bicycle parking spaces for commercial uses.

17 CPC DB-CU-ZAA-SPP-SPR C-2 8. Landscape Plan. Prior to the issuance of a building permit, a landscape plan shall be submitted that shows: a. An irrigation plan shall be provided showing all landscaped areas are irrigated with an automated watering system including the public right-of-way. Landscaping shall be maintained in good health for the life of the project. b. Common open space areas shall be open to the sky, have a minimum dimension of 20 feet and a minimum area of 600 feet as depicted in Exhibit A. c. Enhanced paving such as stamped concrete, permeable paved surfaces, tile and/or brick shall be used in: the public pedestrian plaza, the residential entrance on the Ground Level and the roof deck as depicted in Exhibit A. 9. Street Trees. Street trees must be installed and maintained prior to issuance of the building permit or suitably guaranteed through a bond and all improvements must be completed prior to the issuance of a certificate of occupancy. a. Nine (9), 36-inch box trees shall be provided in the public right-of-way along the Hollywood Boulevard project frontage subject to the Department of Street Services, Urban Forestry Division requirements. b. Nine (9), 36-inch box trees shall be provided in the public right-of-way along the Edgemont Street project frontage subject to the Department of Street Services, Urban Forestry Division requirements. c. Seven (7), 36-inch box trees shall be provided in the public right-of-way along the Kenmore Avenue project frontage subject to the Department of Street Services, Urban Forestry Division requirements. d. A tree well cover or decomposed granite shall be provided for every new and existing street tree immediately adjacent to the project frontage subject to review by the Department of Public Works. e. An automatic irrigation system shall be provided. f. Tree removal and replacement shall be conducted consistent with the Department of Street Services, Urban Forestry Division requirements. g. The Applicant shall be responsible for new street tree planting and pay fees for clerical, inspection, and maintenance per the Los Angeles Municipal Code Section for each tree. Note: Contact the Urban Forestry Division, Subdivision staff, at (213) for site inspection prior to any street tree work. 10. Streetscape Elements. Streetscape elements must be installed and maintained prior to issuance of the building permit or suitably guaranteed through a bond and all improvements must be completed prior to the issuance of a certificate of occupancy. a. Five (5) bike racks shall be provided in the public right-of-way along the Hollywood Boulevard project frontage subject to the Department of Public Works.

18 CPC DB-CU-ZAA-SPP-SPR C-3 b. Five (5) bike racks shall be provided in the public right-of-way along the Edgemont Street project frontage subject to the Department of Public Works. c. Four (4) bike racks shall be provided in the public right-of-way along the Kenmore Avenue project frontage subject to the Department of Public Works. d. Two (2) trash receptacles shall be provided in the public right-of-way along the Hollywood Boulevard project frontage subject to the Department of Public Works. e. One (1) public bench shall be provided in the public right-of-way along the Hollywood Boulevard project frontage subject to the Department of Public Works. 11. Building Design a. Elevations shall provide pedestrian entrances on Hollywood Boulevard and Edgemont Street that are designed with architectural elements such as columns, overhanging roofs or awnings. b. The project shall eliminate those portions of the building on the north elevation that project within 15 feet of the front property line above a building height of 30 feet. c. A transparency analysis shall be provided demonstrating that the ground floor level consists of glass windows and doors for at least 50 percent on the front and side elevations and at least 20 percent of the rear elevation. d. The Applicant shall provide an elevation with a window analysis demonstrating that project windows on the south elevation are arranged to avoid windows facing windows across the south property line. e. Building materials, colors, fenestration, and landscape materials shall be provided as shown in Exhibit A, Project Elevations. 12. Utilities. All new utility lines which directly service the lot or lots shall be installed underground. If underground service is not currently available, then provisions shall be made by the Applicant for future underground service. 13. Surface Mechanical Equipment. All surface or ground mounted mechanical equipment shall be screened from public view and treated to match the materials and colors of the building which they serve including transformers. 14. Rooftop Appurtenances. All rooftop equipment and appurtenances shall be screened from public view or architecturally integrated into the design of the building. 15. On-Site Lighting. Prior to issuance of a Certificate of Occupancy, the applicant shall install onsite lighting along all vehicular and pedestrian access ways. Installed lighting shall provide ¾ foot candle of flood lighting intensity as measured from the ground. Lighting must also be shielded from projecting light higher than 15 feet above ground level, shall be away from adjacent property windows and the light source shall not be visible from above. The maximum height of any installed lighting fixture shall not exceed 14 feet in height. 16. Security Devices. If at any time during the life of the project the property owner wishes to install security devices such as window grilles and/or gates, such security devices shall be designed so as to be fully concealed from public view. The project owner shall be required