Ave 34 Mixed-Use Development Site

Transcription

1 Ave 34 MixedUse Development Site 141 W. Avenue 34 Los Angeles, CA Price $20,000, Acres (4 Parcels; 219,542 SF) LACM Zoning; Clean & Green Technology Suitable (400+ Clean/Green Tech Companies throughout LA County) Situated in the 663 Acre Cornfield Arroyo Seco Plan Area (CASP) East Los Angeles State Enterprise Zone Located between 2 Metro Gold Line Platforms Seth Polen, Director Director sethpolen@kwcommercial.com KW Commercial Pasadena Phone: Fax: South Lake Avenue, Ste. 150 Pasadena, CA

2 Offering Memorandum 5.04 Ac Possible Mixed Use Development Site Potential to build +/ 200 units before density bonus Seth Polen Director Tel: (213) Fax: (323) DRE License # KW Commercial 251 S. Lake Ave Pasadena, CA 91101

3 Table of Contents: I. Location Summary.. 3 II. Property Description 4 Table of Contents III. Parcel Map with APN s.. 5 IV. Lincoln Heights Market Overview 6 V. Lincoln Heights Market Potential. 7 VI. Cornfield / Arroyo Seco Specific Plan. 8 VII. Area Projects & Local Points of Interest VIII. Site Photo s IX. Submission Requirements.14 2

4 I. Location Summary Location Summary The Site is located in the Lincoln Heights neighborhood of the City Los Angeles. Just minutes rth of Downtown Los Angeles and 15 minutes South of Old Town Pasadena. The property sits on Pasadena Avenue which connects just south of rth Figueroa Street. The boundaries are on Pasadena Avenue between the 110 Freeway and Ave 34. The site is within walking distance of two Metro Goldline Stations just 150 yards to the north is the French Avenue Station and to the South Avenue 26 Station anchored by AMCAL Housing Projects. The site provides the potential to build a vibrant, compact and walkable community full of economic, social and recreational opportunities. The site has favorable CM zoning for redevelopment, is located in a State Enterprise Zone, and may qualify for adaptive reuse incentives. 3

5 II. Property Description Property Description Site is made up of 4 parcels totaling 5.04 Acres of LACM zoned land, with improvements of industrial and office of +/ 119,455 square feet of warehouse / office / flex rentable space that is presently generating income (2010 Gross Rental Income $775,000 Estimated). APN # Lot Size: 4,792 SF APN# Lot Size: 157,687 SF APN# Lot Size: 28,750 SF APN # Lot Size: 28,180 SF The improvements on the site referred to as Studio 34 currently produce income and can continue to do so while development entitlements are sought out. This income ability along with the site s large size, prominent location and visibility from the 110 freeway make it an outstanding redevelopment opportunity. Any and all potential development/entitlements are to be verified by Buyer through own investigation with the City of Los Angeles. 4

6 III. Parcel Map with APN s Parcel Map and APN s Site is made up of 4 parcels totaling 5.04 Acres of LACM zoned land, with improvements of industrial and office of +/ 105,140 square feet of warehouse / office / flex rentable space. APN # Lot Size: 4,792 SF APN# Lot Size: 157,687 SF APN# Lot Size: 28,750 SF APN # Lot Size: 28,180 SF Total Land : 219,542 SF or 5.04 Acres 5

7 IV. Lincoln Heights Market Overview Lincoln Heights Market Overview Lincoln Heights has a diverse local tenant base, ranging from post production studios, artist studios, and light manufacturing, creates synergy among local business owners and helps drive demand in the area. Lincoln Heights one of the oldest neighborhoods in the City of Los Angeles dating back to the early 1800 s. The community has over 80,000 residents making it one of the densest communities in Los Angeles. Councilmember Ed P. Reyes requested that the CRA/LA study the Proposed Project area to explore ways to revitalization strategies and is in favor of continued redevelopment. With State Enterprise Zone incentives, and immediate proximity to the MTA Gold Line, and Downtown Los Angeles the Lincoln Heights market is forecasted to remain strong for many years to come. 6

8 V. Lincoln Heights Market Potential Lincoln Heights Market Potential EDUCATION/TRADE SCHOOLS // With the growing cleantech and green industries, there is a need for specialized workforce to create, install and maintain the new technologies being implemented throughout the marketplace. The Presidential Administration recently announcing a $3.4 billion plan to revamp the nation s energy grids is only one example of the commitment to the growing cleantech industry. The City of Los Angeles and State of California are also committed to cleantech and job creation, and have instituted programs to help train workers in this field. This site could be a potential location for a cleantech educational/ training facility. While trade schools have different areas of focus, it is important to have multiple facilities which can feed off of each other and create a synergy with the other schools and cleantech companies located throughout the project. LIGHT INDUSTRIAL / FLEX SPACE / R&D // The downturn in the economy has reduced the space requirements for many tenants in the marketplace, as many companies are trying to avoid paying for unnecessary space. Also, the majority of tenants in the submarket Lincoln Heights range from 2,0008,000 square feet. There is a huge demand for small business owners to have their own light industrial / flex space. Especially with the independent owners of small design and creative / industrial / textile firms. RESIDENTIAL / MULTIFAMILY // The Urban Land Institutes recent Emerging Trends in Real Estate published October 2010 highlighted investment grade assets in and around transit orientated development (TOD). This is the opportunity to buy and build a high quality mixed use community in an already established TOD area at the gateway to northern Downtown Los Angeles market. RETAIL // Retail could be a small component of the overall project,, or the entire project, at least at ground level, because its need in the area is vital, as it fills a large void in the marketplace. There is a need for a grocery store in the area, as the only nearby option is Smart and Final, which recently opened at Pasadena Avenue and Avenue 26. Many local retailers thrive like Figueroa Produce, a local neighborhood market. This retail will provide tenants and local residents with much needed retail options. ARTISANAL / CREATIVE OFFICE // Lincoln Heights has a community of creative office and artisan tenants. Many of these users can utilize typical flex industrial space; however, they would prefer a building with higher quality finishes and a studio/showroom to display work and sell directly out of their building. The first floor users could be made up of artists, screen printers, craftsmen, and designers, among others. Above these tenants could be the users that do not require street frontage or a showroom and will be made up of designers, post production, studios, consultants, and other creative office users who will thrive in a synergistic environment. Already on the Studio 34 site is a water SPA, boxing gym, and potential pilates / dancing gym. 7

9 VI. Cornfield / Arroyo Seco Specific Plan Cornfield / Arroyo Seco Specific Plan The proposed 663acre Cornfield Arroyo Seco Redevelopment Project Area is located just northeast of Downtown Los Angeles, bounded by the Chinatown Redevelopment Project Area to the west and Lincoln Heights to the east. The Los Angeles River and Arroyo Seco travel through the Proposed Project and meet near its northern boundary. The historic Arroyo Seco Parkway and Interstate 5 also traverse the Proposed Project. The Proposed Project is served by the Gold Line Light Rail, while the proposed High Speed Rail will probably cut through the area. The subject property is located in the proposed Cornfield/Arroyo Seco Specific Plan Area (CASP). The Los Angeles Department of City Planning proposes to develop, in In collaboration with the community, a Specific Plan in the Chinatown/Cornfields and Arroyo Seco Opportunity Areas located above in referenced CASP Map. The Plan area has been the focus of recent public infrastructure projects and studies which has increased development interest in the area. As a result, developers are requesting project by project zoning changes to the area. The Plan therefore will develop a roadmap for the area that defines a mix of uses, zoning parameters, and urban design features consistent with the communities vision currently the subject site is zoned LACM. See ( index ) 8

10 VII. Area Projects & Local Points of Interest Area Projects & Local Points of Interest 9

11 VII. Area Projects & Local Points of Interest 1. Lacy Studio Lofts Lacy Street. Completed 45 live\work units. This site is ideal for this type of Vibrant Artist Loft Community and is located on a well kept street that the local Lincoln Heights BID is responsible for. This property backs up to the Gold Line Metro Rail Lacy Street Production Center (2630 Lacy) is a unique production facility that is a working backlot studio with stages and movie sets. This property was originally built in 1885 and features a historic exterior brick façade. The entertainment industry has been using this location since 1976 and many popular movies, music videos and commercials have and are being filmed here. Area Projects & Local Points of Interest 3. Metro Gold Line: Lincoln Heights has 2 station stops one at the corner of Avenue 26 and Lacy Street known as the Lincoln Heights/Cypress Park Station and the other Heritage Square/Arroyo Station located just off of Figueroa and French Avenue. There is ample parking for riders in this area and is just 2 minutes away from the subject property Developer AMCAL Enterprises, Inc recently completed the following projects: The Puerta Del Sol located at 360 N. Avenue 26 is a 165unit mixeduse condominium / retail project located just south of the subject property. Tesoro del Valle a 121unit affordable housing; the Camino Al Oro 102unit senior housing and the Flores Del Valle 146unit affordable housing all adjacent to each other on approximately 7 acres. The completed development sits adjacent the Gold Line Metro light rail station ALTA Lofts located at the corner of San Fernando and Humboldt Street in Lincoln Heights just ¼ of mile south of Pasadena Avenue and Avenue 34. The completed 116 Unit Condo Project aimed at the Creative Artist was formerly W.P. Fuller Paint Co. a 131,000 sq. ft s era, castinplace concrete industrial building G.A. Gertmenian & Sons, a wholesaler of accent and area rugs, recently completed 150,000squarefoot corporate headquarters and warehouse in the Lincoln Heights area of Los Angeles. The new concrete structure features 25,000 square feet of office space W. Ave 33 Los Angeles CA Mom s Tamales: As featured on the food network, this is a local hotpsot. 8. Home Depot : 1 Mile from Home Depot located at 2055 N Figueroa St, Los Angeles, CA 9. Dodger Stadium: In order to ensure the continued vitality of Dodger Stadium, the Los Angeles Dodgers have recently explored a multifaceted stadium improvement plan that will bring the most modern amenities to Dodger fans while preserving the tradition of the historic venue, first opened in Dodger Stadium looks to eventually become a place to visit yearround to shop, dine and play. As a result of these extensive improvements, the stadium will become a destination for fans all year long and a place where, especially on game days, families can go early and stay late. See Next 50 plan for more info. 10. The Brewery Lofts: The creation of the Brewery Arts Complex began in 1982 at the site of the Pabst Blue Ribbon Brewery. With the passing of the ArtistInResidence code, artists could rent live/work space in industrially zoned buildings. We rented only to artists and that is our policy to this day. In July 1997, the LA Weekly called us "the world's largest artistinresidence community" and in a March 1999 Los Angeles Times article The Brewery was quoted as the "world's largest art complex." These are true lofts, not apartments, in industrial buildings that are a part of what has become a uniquely vibrant. community. 11. China Town: A major draw of Retail, Restaurants and cultural experiences, just 2 Miles from subject property. 12. San Antonio Winery: Since 1917 the historical San Antonio Winery has been the heart of wine making and wine culture in Los Angeles. It is the last producing winery in Los Angeles and Continues to hand craft wines from estate vineyrads in Napa Valley, Monterey, Paso Robles, and many viticultural area s throughout California. As the last of more than 100 wineries which once spread throughout Los Angeles, San Anotnia produces countless award winning wines and is one of the last wineries owned and operated for four generations by the family who founded it. 13. Los Angeles County USC Medical Center, also nearby is one of the largest public hospitals and medical training centers in the United States, and the largest single provider of healthcare in Los Angeles County. lacusc.org/ 10

12 VIII. Site Photos 11

13 VIII. Site Photos 12

14 VIII. Site Photos 13

15 SUBMISSION REQUIREMENTS The following submission requirements should be included in all offers: Purchase price: $20,000,000 Minimum 3% Earnest money deposit; Proposed schedule for due diligence review and closing date; A narrative describing the bidder s qualifications, including the documentation of their financial ability to close the transaction. Disclaimer. This document was prepared only for the purpose of providing information about the subject Property and should not be construed as a binding offer to sell the Property. This document, the Offering Memorandum, and the sale offering may be amended or withdrawn at any time without notice. Although information has been obtained from sources deemed reliable, neither the Property owner, nor KW Commercial, Keller Williams Realty, and/or its representatives, brokers, or agents make any guarantees as to the accuracy of the information contained herein, and offer the Property without expressed or implied warranties of any kind. 14

16 Average Sale Price Per Acre ~ 1V 3V SV 10V All 0 $7,000,000 $6,000,000 $5,000,000 $4,000,000 $3,000,000 $2,000,000 $1,000,000 $ Central Los Angeles 24 Star ~ Central Los Angeles ~ Los Angeles

17 1 MultiProperty SOLD 3 Properties in Los Angeles, CA. Sale Date: Sale Price: Price/SF: 11/20/2013 (1096 days on mkt) $29,000,000 Confirmed # of Properties: Total Bldg Size: Total Land Area: AC (787,129 SF) PrFrma Cap Rate: Actual Cap Rate: Sale Conditions: High Vacancy Property, Historical Site... Financing: Down payment of $7,200,000 (24.8%); $21,800,000 from East West Bank; Acquisition & Development loan type Comp ID: Research Status: Confirmed 2 MultiProperty SOLD 4 Properties in Los Angeles, CA. Sale Date: Sale Price: Price/SF: 12/10/2013 $10,515,000 Full Value # of Properties: Total Bldg Size: Total Land Area: 4 PrFrma Cap Rate: Actual Cap Rate: Sale Conditions: Assemblage, Redevelopment Project Financing: Comp ID: Research Status: Full Value Melrose Ave Land Investment/RE Development Site SOLD Los Angeles, CA Los Angeles County Sale Date: Sale Price: $/SF Land Gross: Density: Topography: Parcel : Financing: Comp ID: 12/21/2011 Land Area: $7,225,000 Unconfirmed Lot Dimensions: $ ($4,357,659.83/AC) Proposed Use: 72,310 SF (1.66 AC) Apartment Units... Zoning: C2 & R3 Level Sale Conditions: Redevelopment Project, REO Sale Map Page: Thomas Bros. Guide 593H , , , , , [Partial List] $5,418,750 from Metro United Bk; Acquisition & Development loan type Research Status: Unconfirmed This copyrighted report contains research licensed to KW Commercial /25/2014 Page 1

18 E Olympic Blvd SOLD Los Angeles, CA Los Angeles County Sale Date: Sale Price: $/SF Land Gross: Density: Topography: Parcel : Financing: Comp ID: 12/21/2012 Land Area: $4,000,000 Full Value Lot Dimensions: $73.60 ($3,206,155.82/AC) Proposed Use: Level Zoning: Sale Conditions: , , , $2,799,825 from Hanmi Bk Research Status: Full Value 54,450 SF (1.25 AC) Irregular Industrial M22D Los Angeles Map Page: Thomas Bros. Guide 634F6 5 Stadium Way SOLD Los Angeles, CA Los Angeles County Sale Date: Sale Price: $/SF Land Gross: Density: Topography: Parcel : Financing: Comp ID: 03/26/2014 (121 days on mkt) Land Area: $6,800,000 Confirmed Lot Dimensions: $76.52 ($3,333,333.33/AC) Proposed Use: Level Zoning: Sale Conditions: 88,862 SF (2.04 AC) Apartment Units... LAR Down payment of $3,800,000 (55.9%); $3,000,000 from Private Lender Research Status: Confirmed Waverly Dr ±2.94 Acres of Residential Land SOLD Los Angeles, CA Los Angeles County Sale Date: Sale Price: $/SF Land Gross: Density: Topography: Parcel : Financing: Comp ID: 10/18/2011 Land Area: $11,000,000 Confirmed Lot Dimensions: $85.89 ($3,741,496.60/AC) Proposed Use: Sloping Down payment of $11,000,000 (100.0%) Research Status: Confirmed Zoning: Sale Conditions: 128,066 SF (2.94 AC) Irregular Apartment Units... LARD2 This copyrighted report contains research licensed to KW Commercial /25/2014 Page 2

19 PROPERTY ADDRESSES 123 W AVE W AVE W AVE W AVE W AVE W AVE W AVENUE W AVENUE W AVE W AVE W AVE W AVE W AVENUE W AVENUE W AVENUE W AVENUE W AVENUE W AVENUE W AVENUE W AVENUE 34 ZIP CODES RECENT ACTIVITY Adaptive Reuse Incentive Spec. Plan ORD CASE NUMBERS CPC CASP CPC CA CPC RIO CPC ZCGPA CPC IPRO CPC GPC ORD ORD ORD179280SA4 ORD ORD166216SA2924 ZA21879 ZA21493 ZA YV ENV CE ENV MND ED74490ZV City of Los Angeles Department of City Planning 4/25/2014 PARCEL PROFILE REPORT (modified version) Address/Legal Information PIN Number 1425A Lot/Parcel Area (Calculated) 149,503.1 (sq ft) Thomas Brothers Grid PAGE 595 GRID A6 Assessor Parcel. (APN) Tract P M 541 Map Reference BK 585 Block ne Lot A Arb (Lot Cut Reference) ne Map Sheet 1425A A223 Jurisdictional Information Community Plan Area rtheast Los Angeles Area Planning Commission East Los Angeles Neighborhood Council Lincoln Heights Council District CD 1 Gilbert Cedillo Census Tract # LADBS District Office Los Angeles Metro Planning and Zoning Information Special tes ne Zoning [T][Q]CM2D Zoning Information (ZI) ZI2129 EAST LOS ANGELES STATE ENTERPRISE ZONE ZI2427 Freeway Adjacent Advisory tice for Sensitive Uses ZI1117 MTA Project General Plan Land Use Commercial Manufacturing General Plan Footnote(s) Yes Hillside Area (Zoning Code) Baseline Hillside Ordinance Baseline Mansionization Ordinance Specific Plan Area Cornfield / Arroyo Seco Special Land Use / Zoning ne Design Review Board Historic Preservation Review Historic Preservation Overlay Zone ne Other Historic Designations ne Other Historic Survey Information ne Mills Act Contract ne POD Pedestrian Oriented Districts ne CDO Community Design Overlay ne NSO Neighborhood Stabilization Overlay Streetscape Sign District Adaptive Reuse Incentive Area Adaptive Reuse Incentive Areas CRA Community Redevelopment Agency ne Central City Parking Downtown Parking This report is subject to the terms and conditions as set forth on the website. For more details, please refer to the terms and conditions at zimas.lacity.org (*) APN Area is provided "as is" from the Los Angeles County's Public Works, Flood Control, Benefit Assessment. zimas.lacity.org cityplanning.lacity.org

20 ED75514ZV PKG4603 PKG2421 OB43892 OB13748 OB13747B AFF44508 AFF43982 AFF43902 AFF40237A Building Line ne 500 Ft School Zone Active: Loreto Elementary School Active: Hillside Elementary School 500 Ft Park Zone Assessor Information Assessor Parcel. (APN) APN Area (Co. Public Works)* Use Code (ac) Assessed Land Val. $1,843,826 Assessed Improvement Val. $1,229,214 Last Owner Change 07/17/00 Last Sale Amount $0 Tax Rate Area 4 Deed Ref. (City Clerk) 7891 Building Warehouse Distributor (under sqft) Year Built 1977 Building Class Number of Units 0 Number of Bedrooms 0 Number of Bathrooms 0 Building Square Footage Building 2 DX Year Built 1977 Building Class Number of Units 0 Number of Bedrooms 0 Number of Bathrooms 0 Building Square Footage 61,000.0 (sq ft) C6C 87,980.0 (sq ft) Building 3 data for building 3 Building 4 data for building 4 Building 5 data for building 5 Additional Information Airport Hazard Coastal Zone Farmland Very High Fire Hazard Severity Zone Fire District. 1 Flood Zone Watercourse Hazardous Waste / Border Zone Properties Methane Hazard Site High Wind Velocity Areas Special Grading Area (BOE Basic Grid Map A 13372) Oil Wells Seismic Hazards Active Fault NearSource Zone ne ne Area t Mapped ne ne ne Nearest Fault (Distance in km) This report is subject to the terms and conditions as set forth on the website. For more details, please refer to the terms and conditions at zimas.lacity.org (*) APN Area is provided "as is" from the Los Angeles County's Public Works, Flood Control, Benefit Assessment. zimas.lacity.org cityplanning.lacity.org

21 Nearest Fault (Name) Upper Elysian Park Region Los Angeles Blind Thrusts Fault Type B Slip Rate (mm/year) Slip Geometry Reverse Slip Type Poorly Constrained Down Dip Width (km) Rupture Top Rupture Bottom Dip Angle (degrees) Maximum Magnitude AlquistPriolo Fault Zone Landslide Liquefaction Yes Tsunami Inundation Zone Economic Development Areas Business Improvement District LINCOLN HEIGHTS INDUSTRIAL ZONE Renewal Community Revitalization Zone Central City State Enterprise Zone EAST LOS ANGELES STATE ENTERPRISE ZONE State Enterprise Zone Adjacency Targeted Neighborhood Initiative ne Public Safety Police Information Bureau Central Division / Station Hollenbeck Reporting District 412 Fire Information Division 1 Batallion 2 District / Fire Station 1 Red Flag Restricted Parking This report is subject to the terms and conditions as set forth on the website. For more details, please refer to the terms and conditions at zimas.lacity.org (*) APN Area is provided "as is" from the Los Angeles County's Public Works, Flood Control, Benefit Assessment. zimas.lacity.org cityplanning.lacity.org

22 CASE SUMMARIES te: Information for case summaries is retrieved from the Planning Department's Plan Case Tracking System (PCTS) database. Case Number: Required Action(s): CPC CASP SPSPECIFIC PLAN (INCLUDING AMENDMENTS) CACODE AMENDMENT Project Descriptions(s): THE CORNFIELD ARROYO SPECIFIC PLAN (CASP) WILL GUIDE THE FUTURE DEVELOPMENT OF AN APPROXIMATELY 660 ACRE AREA THAT IS LOCATED WITHIN PORTIONS OF THE CENTRAL CITY NORTH, NORTHEAST, AND SILVERLAKEECHO PARK COMMUNITY PLAN AREAS. THE CASP IS INTENDED TO SERVE AS A FRAMEWORK FOR CREATING AN ENVIRONMENTALLY SUSTAINABLE, INCLUSIVE, AND ECONOMICALLY VIABLE AREA. POLICIES INCLUDED IN THE CASP ACCOMODATE A RANGE OF HOUSING OPTIONS, NEW PUBLIC SPACES, OPPORTUNITIES FOR WALKING AND BICYCLING, AND CLUSTERS FOR BOTH EXISTING INDUSTRIAL BUSINESSES AND THE CLEAN TECHNOLOGY BUSINESSES OF THE FUTURE. Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): CPC CA CACODE AMENDMENT Data t Available CPC RIO RIORIVER IMPROVEMENT OVERLAY DISTRICT THE ESTABLISHMENT OF AN ORDINANCE THAT FACILITATES DEVELOPMENT WITHIN THE LARIO BOUNDARIES TO ENHANCE THE WATERSHED, URBAN DESIGN AND MOBILITY OF THE AREA. THESE BOUNDARIES ARE ADJACENT TO, NOT INSIDE, THE LOS ANGELES RIVER ON LAND ALREADY ZONED FOR DEVELOPMENT. CPC ZCGPA GPAGENERAL PLAN AMENDMENT ZCZONE CHANGE ZONE CHANGE AND LAND USE PLAN AMENDMENT TO THE NORTHEAST LOS ANGELES COMMUNITY PLAN PORTION OF THE LAND USE ELEMENT OF THE CITY'S GENERAL PLAN. CPC IPRO IPROINTERIM PLAN REVISION ORDINANCE Data t Available CPC GPC GPCGENERAL PLAN/ZONING CONSISTENCY (AB283) Project Descriptions(s): GENERAL PLAN/ZONING CONSISTENCY ZONE CHANGES HEIGHT DISTRICT CHANGES AND PLAN AMENDMENTS VARIOUS LOCATIONS Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): Case Number: Required Action(s): Project Descriptions(s): ZA Data t Available ENV CE CECATEGORICAL EXEMPTION THE PROPOSED ORDINANCE MODIFIES SECTION OF THE LOS ANGELES ADMINISTRATIVE CODE TO ALLOW ORIGINAL ART MURALS ON LOTS DEVELOPED WITH ONLY ONE SINGLEFAMILY RESIDENTIAL STRUCTURE AND THAT ARE LOCATED WITHIN COUNCIL DISTRICTS 1, 9, AND 14. ENV MND MNDMITIGATED NEGATIVE DECLARATION Data t Available ED74490ZV ZVZONE VARIANCE Data t Available ED75514ZV ZVZONE VARIANCE Data t Available OB13747B BPRIVATE STREET MODIFICATIONS (2ND REQUEST) Data t Available AFF40237A APRIVATE STREET MODIFICATIONS (1ST REQUEST) Data t Available DATA NOT AVAILABLE ORD This report is subject to the terms and conditions as set forth on the website. For more details, please refer to the terms and conditions at zimas.lacity.org (*) APN Area is provided "as is" from the Los Angeles County's Public Works, Flood Control, Benefit Assessment. zimas.lacity.org cityplanning.lacity.org

23 ORD ORD179280SA4 ORD ORD166216SA2924 ZA21879 ZA21493 YV PKG4603 PKG2421 OB43892 OB13748 AFF44508 AFF43982 AFF43902 This report is subject to the terms and conditions as set forth on the website. For more details, please refer to the terms and conditions at zimas.lacity.org (*) APN Area is provided "as is" from the Los Angeles County's Public Works, Flood Control, Benefit Assessment. zimas.lacity.org cityplanning.lacity.org

24 ZIMAS PUBLIC Generalized Zoning 04/25/2014 City of Los Angeles Department of City Planning Address: 123 W AVE 34 Tract: P M 541 Zoning: [T][Q]CM2D APN: Block: ne General Plan: Commercial Manufacturing PIN #: 1425A Lot: A Arb: ne Streets Copyright (c) Thomas Brothers Maps, Inc.

25 LEGEND GENERALIZED ZONING OS, GW A, RA RE, RS, R1, RU, RZ, RW1 R2, RD, RMP, RW2, R3, RAS, R4, R5 CR, C1, C1.5, C2, C4, C5, CW, ADP, LASED, CEC, USC, PVSP CM, MR, WC, CCS, UV, UI, UC, M1, M2, LAX, M3, SL P, PB PF HILLSIDE GENERAL PLAN LAND USE LAND USE RESIDENTIAL Minimum Residential Very Low / Very Low I Residential Very Low II Residential Low / Low I Residential Low II Residential Low Medium / Low Medium I Residential Low Medium II Residential Medium Residential High Medium Residential High Density Residential Very High Medium Residential COMMERCIAL Limited Commercial Limited Commercial Mixed Medium Residential Highway Oriented Commercial Highway Oriented and Limited Commercial Highway Oriented Commercial Mixed Medium Residential Neighborhood Office Commercial Community Commercial Community Commercial Mixed High Residential Regional Center Commercial FRAMEWORK COMMERCIAL Neighborhood Commercial General Commercial Community Commercial Regional Mixed Commercial INDUSTRIAL Commercial Manufacturing Limited Manufacturing Light Manufacturing Heavy Manufacturing Hybrid Industrial PARKING Parking Buffer PORT OF LOS ANGELES General / Bulk Cargo n Hazardous (Industrial / Commercial) General / Bulk Cargo Hazard Commercial Fishing Recreation and Commercial Intermodal Container Transfer Facility Site LOS ANGELES INTERNATIONAL AIRPORT Airport Landside Airport Airside Airport rthside OPEN SPACE / PUBLIC FACILITIES Open Space Public / Open Space Public / QuasiPublic Open Space Other Public Open Space Public Facilities INDUSTRIAL Limited Industrial Light Industrial

26 !!!!! CIRCULATION STREET [[[[[[[[[[[ [[[[[[[[[[[ [[[[[[[[[[[ [ [ [ [[[[[[[[ FREEWAYS [[[[[[[[[[ Arterial Mountain Road Collector Scenic Street Collector Street Collector Street (Hillside) Collector Street (Modified) Collector Street (Proposed) Country Road Divided Major Highway II Divided Secondary Scenic Highway Local Scenic Road Local Street Major Highway (Modified) Major Highway I Major Highway II Major Highway II (Modified) Freeway Interchange OnRamp / Off Ramp Railroad Scenic Freeway Highway [[[[[[[[[[[ [[[[[[[[[[[[[[[[ [[[[[[[[[[[ [[[[[[[[[[[ [[[[[[[[[[[ [[[[[[[[[[[ Major Scenic Highway Major Scenic Highway (Modified) Major Scenic Highway II Mountain Collector Street Park Road Parkway Principal Major Highway Private Street Scenic Divided Major Highway II Scenic Park Scenic Parkway Secondary Highway Secondary Highway (Modified) Secondary Scenic Highway Special Collector Street Super Major Highway MISC. LINES (! ( ( (! (! ) ) ) ########## ( ( ( ( ( ( Airport Boundary Bus Line Coastal Zone Boundary Coastline Boundary Collector Scenic Street (Proposed) Commercial Areas Commercial Center Community Redevelopment Project Area Country Road DWP Power Lines Desirable Open Space Detached Single Family House Endangered Ridgeline Equestrian and/or Hiking Trail Hiking Trail Historical Preservation Horsekeeping Area Local Street U U U U ( (? MSA Desirable Open Space Major Scenic Controls MultiPurpose Trail Natural Resource Reserve Park Road Park Road (Proposed) QuasiPublic Rapid Transit Line Residential Planned Development Scenic Highway (Obsolete) Secondary Scenic Controls Secondary Scenic Highway (Proposed) Site Boundary Southern California Edison Power Special Study Area Specific Plan Area Stagecoach Line Wildlife Corridor

27 POINTS OF INTEREST

28 SCHOOLS/PARKS WITH 500 FT. BUFFER Existing School/Park Site Planned School/Park Site Inside 500 Ft. Buffer Aquatic Facilities OS Opportunity School Beaches Other Facilities CT Charter School Park / Recreation Centers Child Care Centers Parks ES Elementary School Performing / Visual Arts Centers Golf Course Recreation Centers HS High School SP Span School Historic Sites SE Special Education School Horticulture/Gardens Senior Citizen Centers MS Middle School Skate Parks OTHER SYMBOLS Lot Line Airport Hazard Zone Flood Zone Tract Line Census Tract Hazardous Waste Lot Cut Easement Zone Boundary Building Line Lot Split Community Driveway Coastal Zone Council District LADBS District Office Downtown Parking Fault Zone Fire District. 1!( High Wind Zone Hillside Grading Historic Preservation Overlay Zone Specific Plan Area Very High Fire Hazard Severity Zone Oil Wells Tract Map J Parcel Map Lot Ties Building Outlines