CITY COUNCIL PUBLIC HEARING MARCH 19, 2018 SUBJECT: PREPARED BY: REQUEST TO DESIGNATE AN EXISTING 5,250 SQUARE-FOOT COMMERCIAL BUILDING AS A LOCAL CULTURAL RESOURCE, ENTER INTO A MILLS ACT CONTRACT FOR REHABILITATION, AND ADAPTIVELY REUSE BUILDING AS A NEW, SIX-ROOM HOTEL OVER RESTAURANT WITH OUTDOOR DINING LOCATED AT 9091 SANTA MONICA BOULEVARD. COMMUNITY DEVELOPMENT DEPARiTT (John Keho, AICP, Interim Director, COD (David DeGrazia, Planning Manager, CH ) ~~ (Jennifer Alkire, AICP, Senior Planner, C PP) JA STATEMENT ON THE SUBJECT: The applicant is requesting designation of the property as a local cultural resource, and approval of a Mills Act Contract, Certificate of Appropriateness, Rehabilitation Incentives, Conditional Use Permit, Minor Conditional Use Permit, and Administrative Permit to rehabilitate the site, and adaptively reuse it as a hotel and restaurant with outdoor dining and associated alcohol service located at 9091 Santa Monica Boulevard. RECOMMENDATIONS: Staff recommends that the City Council designate the property as a local cultural resource, and approve Certificate of Appropriateness, Rehabilitation Incentives, Development Permit, Conditional Use Permit, Minor Conditional Use Permit, Administrative Permit and Mills Act Contract to allow the rehabilitation and adaptive reuse of the project site as a hotel and restaurant by taking the following actions: 1) Adopt Resolution No. : A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST HOLLYWOOD DESIGNATING THE PROPERTY LOCATED AT 9091 SANTA MONICA BOULEVARD, WEST HOLLYWOOD AS A LOCAL CULTURAL RESOURCE. (Attachment A) 2) Adopt Resolution No. : A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST HOLLYWOOD CONDITIONALLY APPROVING ADAPTIVE REUSE OF AN EXISTING SITE AS A RESTAURANT WITH ON SITE ALCOHOL AND OUTDOOR DINING AND A SIX-ROOM HOTEL AND REHABILITATION INCENTIVES FOR WAIVER OF OFF-STREET PARKING AND LOADING REQUIREMENTS, AND CONTINUED MAINTENANCE AND OPERATION OF THE EXISTING BILLBOARD LOCATED AT 9091 SANTA MONICA BOULEVARD, WEST HOLLYWOOD. (Attachment B) 3) Approve a Mills Act Contract between the City of West Hollywood and the owner of the property located at 9091 Santa Monica Boulevard, and authorize the City Manager to sign a Mills Act agreement. (Attachment C) Page 1 of 12 AGENDA ITEM 3.B.
BACKGROUND /ANALYSIS: A. Date of Application: B. Applicant: C. Property Owner: D. Location: E. Zoning/ General Plan: F. Environmental Status: G. Public Notices: September 5, 2017 Taylor Megdal & Associates Outfront Media, LLC 9091 Santa Monica Boulevard ZO: Community Commercial 1 (CC 1) GP: CC1 Exempt from CEQA per Sections: 15303 (New Construction or Conversion of Small Structures) and 15331 (Historical Resource Restoration/Rehabilitation) The public hearing was advertised in accordance with the WHMC and State Law -..-. 1111!.- -"-. - Vicinity Map of Project Site (red outline) and Surrounding Area The 3,320 square foot project site sits at the northeast corner of Santa Monica Boulevard and Doheny Drive. The project site is immediately surrounded by commercial uses that include restaurants and nightclubs as well as retail, showroom, and personal services. North: To the north of the subject site are small commercial structures fronting on either Dohen Drive or Nemo Street to the north. An alle se arates the Page 2 of 12
South: East: West: project site from commercial buildings to the north. Farther north, along Doheny Drive and along Harland Avenue are residential uses in the R2 and R3C zoning districts. To the south of the site, across Santa Monica Boulevard, is the Melrose Triangle project site which is approved to house a mixed use development with 884 parking spaces, 76 residential units, restaurant, retail, art gallery and showroom uses. East of the project site, along Santa Monica Boulevard is a mix of commercial uses such as the Troubadour, Dan Tana's restaurant, and other retail, restaurant, fitness and nightclub uses. To the west is the City of Beverly Hills, including a park directly across Doheny Drive, and mostly single family homes beyond. Northwest of the project along the Beverly Hills side of Doheny Drive are larger-scale multifamily residential buildings. Historic Preservation Commission The Historic Preservation Commission was tasked with making a recommendation on certain aspects of the project, including designation of the property, the Mills Act Contract, Certificate of Appropriateness for the rehabilitation work, and other rehabilitation incentives including waiver of 14 parking spaces and one off-street loading space, and continued maintenance and operation of the existing billboard on the roof of the building. On January 22, 2018, the Historic Preservation Commission voted unanimously to recommend approval of the project to City Council. The HPC recommended an additional condition of approval be added to the resolution concerning use of the Historic Building Code to provide alternative methods of egress (Condition 7.8). The HPC also recommended against use of.the upper roof top terrace, citing potential impacts to the structure supporting the billboard, which is considered a character defining feature of the site. Since the HPC decision, additional information has been provided regarding how the elevator overrun would affect the billboard support structure. This information is described in further detail below. Resolution HPC 18-127 and the HPC January 22, 2018 staff report are provided as Attachments E and G, respectively. Planning Commission On February 15, 2018, the West Hollywood Planning Commission was asked to make a recommendation regarding the land uses associated with the requests, including the hotel, restaurant, outdoor dining, and alcohol service, as well as rehabilitation incentives, including the waiver of 14 parking spaces and one off-street loading space, and legalization of the existing billboard. The Planning Commission heard the item, took public comment, and voted unanimously to recommend approval of the project. The Planning Commission's recommendation included approval of the upper roof top terrace as outdoor space for the hotel for up to 15 guests and their guests. Page 3 of 12
This recommendation included the following additional conditions: 2.2) Use of the upper rooftop deck is limited to fifteen (15) hotel guests and their guests only, closing at 12:00 a.m., nightly. (_CHPP) 2.3) Two special event permits may be issued for the outdoor deck areas associated with the hotel, annually. (CHPP) 2.5) Prior to commencement of use, applicant shall prepare a loading, unloading, and traffic circulation plan, to the satisfaction of the Planning Commission. (_CHPP) 10.5) No smoking shall be permitted on any roof deck or terrace. (_CHPP) 10.6) All promotional materials and websites shall indicate there is no on-site parking or valet parking available for patrons of the restaurant and hotel. ( CHPP, LRMP) 10.7) Operators of the hotel and restaurant businesses shall install signs, to the satisfaction of the Director of Planning and Development Services, directing customers to any approved loading areas. (_CHPP, LRMP) These conditions have been carried forward to the City Council's Draft Resolution (Attachment B). The Planning Commission Resolution is included as Attachment D and the staff report for the February 15, 2018 Planning Commission meeting is included as Attachment F. California Environmental Quality Act (CEQA) The proposed project is in conformance with the Secretary of the Interior's Standards for Treatment of Historic Properties. As such, the proposed work is categorically exempt from further review under the California Environmental Quality Act (CEQA Guidelines Section 15331). This section exempts projects that are limited to the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards. Furthermore, the proposed conversion of the existing structure to a hotel and restaurant use is exempt from further CEQA review pursuant to Section 15303 which covers New Construction or Conversion of Small Structures. This exemption applies to the conversion of small existing structures (up to 10,000 square feet in urbanized areas) from one use to another where only minor modifications are made in the exterior of the structure. The proposed project does not involve the use of significant amounts of hazardous substances, since the hotel and restaurant uses are not typically associated with such substances, all necessary public services and facilities are available at this location, and the surrounding area is part of a highly urbanized, entirely built-out region that is not considered to be environmentally sensitive. Page 4 of 12
Project Description The proposed project consists of rehabilitating the 5,250 square foot existing building, and adaptively reusing it as a six-room hotel with a restaurant on the ground floor. The building on the site was constructed in 1924. Originally, the building housed retail uses on the ground floor and four apartment units on the upper level. It has been vacant for approximately 24 years and is currently in a state of disrepair. In 1997 and 2007 the building underwent seismic retrofitting, including installation of steel moment frames to the interior of the structure. The building supports a billboard, which would remain part of the site. Hotel The proposed hotel would include six guestrooms ranging in size from approximately 225 square feet to approximately 420 square feet. The hotel level also includes a 225 square foot lobby lounge area at the top of the entry stairs from which guests can access their rooms. In addition, the applicant is proposing two common outdoor terraces for guest use. One is located on the second level at the northern side of the building and is approximately 252 square feet ("lower roof deck"), and the other is located on the eastern side of the upper roof level and would be approximately 500 square feet ("upper roof deck"). These spaces would be considered hotel amenities, and would be subject to restrictions as to number of patrons allowed to occupy them, and what activities would be permitted. The intent is to offer outdoor space for guests on a site that is extremely limited on ground-level outdoor space. The applicant is requesting to operate both of the requested outdoor terraces from 7:00 a.m. until midnight, seven days per week, and to be allowed to obtain special event permits for the spaces. The size and scope of such events would be limited by the small size of the outdoor spaces. Page S of 12
The Historic Preservation Commission recommended against allowing the extension of the elevator to the upper roof deck area. There was concern that the intrusion of the elevator overrun into the support structure for the billboard would impact the resource, and was not consistent with the Secretary of the Interior's Standards for Rehabilitation. Following this decision, the applicant's consultant, Architectural Resources Group, provided additional information regarding the billboard support structure and how the elevator overrun would impact this portion of the resource. This supplement is provided as Attachment K. In summary, the alteration of the billboard support structure would be limited to about 8% of the support structure, or a 12-foot portion of one of the five supports. The alteration would also be reversible. If the elevator were to be removed in the future, the support framework for the billboard could be reconstructed. Additional information has been included in the draft resolution to address how the alterations to the billboard supports are consistent with the Secretary of the Interior's Standards. Staff originally recommended approval of the upper roof deck, finding that outdoor space is a valuable and necessary amenity for visitors to the City. Staff also found that the changes to the billboard structure would not be visible from the public right-of-way, and that the small size and location on the eastern side of the property in addition to adequate restrictions as to hours of use, types of use, and number of occupants would ensure that it did not become a nuisance. The Planning Commission recommended allowing use of both roof deck areas, limiting the number of patrons allowed on the larger upper ro'of deck area to 15, and limiting special events permits for these spaces to no more than two per year. Restaurant Beneath the proposed hotel, on the ground level of the existing building, would be a restaurant space of approximately 2,600 square feet, including the kitchen and dining areas (indoor and outdoor). The restaurant concept will be developed with the future operator following renovation of the site. It is anticipated that the restaurant would be a full-service establishment of a type similar to Laurel Hardware, Tortilla Republic, or Gracias Madre. The restaurant includes approximately 320 square feet of outdoor dining located along Santa Monica Boulevard. The rehabilitation to the building includes removal of nonoriginal storefront windows along Santa Monica Boulevard and installation of bi-fold doors, which would open completely to create an indoor-outdoor space. The outdoor dining is located largely on private property, with only a small area of tables and the barrier planter located on the public right-of-way. The result is a clear sidewalk width of approximately 7'-6" from the curb to the planter that provides a boundary between the sidewalk and dining area. The applicant is requesting permission for the sales, service, and consumption of alcohol in the restaurant as an accessory to food service. This is a typical request for restaurants in the area, and staff recommends approval. Standard conditions have been added to the draft resolution concerning the alcohol sales component. The operation of the restaurant is not anticipated to include live music or other forms of entertainment. Page 6 of 12
Ambient music in the outdoor dining area will be restricted so that it is not audible from any point more than 50 feet from the property line (Condition 11.10). The applicant proposes to operate the interior of the restaurant from 7:00 a.m. until 2:00 a.m., seven days per week, with the outdoor dining closing at midnight. The hours for the sales, service, and consumption of alcohol would be from 7:00 a.m. until 1 :30 a.m., to allow patrons time to finish their beverages before being required to exit the establishment. Staff supports these proposed hours of operation as they are consistent with other restaurants in the area, and because the project is not directly adjacent to any residentially zoned property. In addition to the main restaurant, the applicant is proposing a small cafe in the first level lobby of the hotel, located on the northwestern portion of the site, along Doheny Drive. The lobby area is a 175 square foot enclave in the building that would house the reception functions of the hotel and a small cafe. The lobby cafe includes 86 square feet of outdoor seating along Doheny Drive. This space will have no table service and no service or consumption of alcohol. The lobby cafe and outdoor seating areas are considered part of the hotel lobby. Proposed hours of operation of the outdoor seating area are consistent with the restaurant outdoor dining: 7:00 am until midnight, seven days per week. Rehabilitation Incentives The applicant is requesting four Rehabilitation Incentives pursuant to Section 19.58.150 of the WHMC. As stated in this section, "Rehabilitation incentives are intended to encourage the maintenance, preservation, and rehabilitation of cultural resources in the City, based on a recognition that maintaining and rehabilitating a cultural resource places increased burdens on the property owner of the resource. These rehabilitation incentives are intended to equalize those burdens so that property owners will be encouraged to invest resources in maintaining the city's cultural resources." The Historic Preservation Commission and Planning Commission both recommended approval of all requested rehabilitation incentives associated with this project. Below is a discussion of the requested incentives. Rehabilitation Incentive #1 - Parking and Loading Waiver Among the items listed in the Municipal Code as potential incentives that property owners may request is a reduction in the development standards set forth in the Zoning Ordinance. This includes off-street parking requirements. Under current WHMC off-street parking requirements, the new uses would necessitate 14 total additional spaces. See the table below for parking calculations: Residential - 4 units@ 1.5 spaces each = 6 total spaces re uired Retail - 2,592 s.f. @ 3.5 spaces per 1,000 s.f. = 9 total spaces required No additional spaces required 23 spaces for new restaurant -9 space credit for prev. uses 14 total spaces required Page 7 of 12
As shown above, a total of 23 parking spaces would be required for the proposed uses, but since the building is existing WHMC Section 19.28.040.B states that "when a change in use requires more off-street parking than the previous use, additional parking spaces shall be provided equivalent to the difference between the number of spaces required by this Zoning Ordinance for the immediately previous use and the total number of spaces required by the new use." While the site has been vacant for a number of years, this section has been interpreted to refer to the last use that occupied the building. Therefore, a total of 14 parking spaces would typically be required for this change of use. The applicant requests that these 14 spaces be waived. The existing structure is deemed eligible for designation as a local cultural resource in part because of its association with the street car era of development in the region. Onsite parking of automobiles was never a consideration when the property was developed. Alteration of the site to provide the required parking would be detrimental to the integrity of the existing historic structure, and since the structure occupies nearly the entirety of this small site, placing off-street parking elsewhere on the property is impossible. While the request is to waive parking entirely, the applicant has prepared some information regarding general circulation, loading, and passenger drop off for the hotel and restaurant. It is anticipated that most of the guests to the hotel and a large portion of the restaurant patrons would arrive via ride-share such as Uber or Lyft. Others would be required to park off-site. Options for off-site public parking include a temporary public parking lot at 9001 Santa Monica Boulevard operated by the City's contracted valet company. In addition, public parking can be found on Robertson Boulevard, south of Santa Monica, and in the City's library parking structure. In the long-term, approximately 92 excess parking spaces will be available to the public at the Melrose Triangle mixeduse project across Santa Monica Boulevard, which is slated to be under construction in the first quarter of 2018 and completed by the end of 2020. Public parking is also being proposed as part of the Robertson Lane Hotel project with entrances located on Robertson Boulevard and La Peer Drive. The General Plan Land Use Element encourages a park-once district for this sub-region (Policy LU-12.10). Facilitating parking in a centralized shared parking facility encourages patrons in the area to walk between businesses, contributing to an active streetscape and potentially boosting other establishments with a higher level of walk-in business. Off-street loading is required only for restaurants over 10,000 square feet in the City of West Hollywood. Hotels of any size typically require at least one off-street loading space. However, the ratio of loading spaces required is one space for the first 25,000 square feet. The hotel being proposed is a total of approximately 2,500 square feet, or 10% of the threshold for requiring one space. Loading, deliveries, solid waste and recycling will take place in the public alley to the north of the project site. This is consistent with the purpose of this type of alley, and its use will be similar to other business that back up to the alley right-of-way. The deliveries associated with this smallscale restaurant and micro-hotel will typically be carried out by a van or box truck, and would not require larger vehicles such as a semi-trailer. The alley will be sufficient to Page 8 of 12
accommodate the loading needs for the proposed uses along with the existing uses along this stretch of Santa Monica Boulevard. A condition has been included that the operators of the hotel and restaurant coordinate with the other businesses along the alley to ensure that access is maintained at all times (Condition 9.2). Given the impossibility of providing on-site parking while maintaining the cultural resource, the availability of parking in the area, and the growing prospects for nearby parking in the future, coupled with the lowered demand for on-site parking experienced by hotels in the region, staff finds that waiver of the 14 additional off-street parking spaces required for this change of use is not detrimental to the public health, safety, or general welfare. The members of the Planning Commission expressed concerns about circulation and loading, particularly hotel guest and ride-share drop off and pick up. In order to ensure that these issues are worked out prior to the site being fully operational, the Commission voted to recommend inclusion of Condition 2.5 requiring the applicant to prepare a circulation and loading plan to the satisfaction of the Commission prior to commencement of use. Rehabilitation Incentive #2- Maintenance of Existing Billboard There is a long-existing billboard affixed to the top of the building, for which the applicant is also requesting a rehabilitation incentive to allow its continued operation and maintenance. The billboard sign appears to have been an original component of the site, and can be seen in historic photographs of the building dating back to at least 1945 (see p.10 Historic Resource Evaluation prepared by Architectural Resources Group, Exhibit D). Since this billboard predates the City's billboard regulations, and since new billboards are not permitted on Santa Monica Boulevard under current West Hollywood codes, pursuant to Section 19.72.040 of the WHMC, the billboard is considered to be a legal, non-conforming land use. As such, it is legal for the property owner to continue to maintain and operate the existing billboard in its existing size, configuration, angle, and orientation, but if the sign were destroyed or removed for any reason, replacement would not be permitted. Furthermore, the billboard is considered a character defining feature of the potential cultural resource. As such, if the property is designated as a local cultural resource, the billboard will be considered a designated historic sign. Pursuant to Section 19.72.040.E, designated historic signs shall not be considered nonconforming. Because the sign is considered a character defining feature of the site, it could not be substantially altered without approval of a Certificate of Appropriateness to ensure that any changes would not affect the historic character of the resource or the sign. Rehabilitation Incentive #3 - Adaptive Reuse of the Property as a Hotel and Restaurant The adaptive reuse of the site as a hotel and restaurant is allowed under the Rehabilitation Incentive section of the Municipal Code (Section 19.58.150) as well as through approval of a conditional use permit for the hotel use. A restaurant use in this location is permitted by right, and the sales, service, and consumption of alcohol Page 9 of 12
associated with a restaurant may be permitted with a minor conditional use permit. The project applicant has applied for these entitlements in addition to the rehabilitation incentive. Adaptive reuse of the site will encourage its active use and continued maintenance and rehabilitation. The hotel and restaurant uses are very similar to the original use of this mixed-use building. Neither use is anticipated to cause any adverse effects to the character defining features of the building, and as discussed in the conditional use permit findings in Draft Resolution No. PC 18-1241, these uses are compatible with other uses in the vicinity and would not impair the integrity of the neighborhood, nor be detrimental to the public health, safety, or general welfare. Rehabilitation Incentive #4 - Mills Act Contract The applicant is also requesting approval of a Mills Act Contract application for the property. A Mills Act Contract is an agreement between the property owner and the City stating that alternate property tax calculations may be used, often resulting in a lower tax rate, in exchange for a commitment that certain rehabilitation work specified in an approved work plan will be completed. The ten year work plan proposed for 9091 Santa Monica Boulevard includes rehabilitation of the systems and structures of the existing building. Due to the nature of the project, and the condition of the building at the present time, the vast majority of proposed work is slated to be completed in years 1 and 2 of the contract. The proposed work is detailed in Attachment J, Restoration I Rehabilitation and Maintenance Plans. Work currently proposed under the rehabilitation plan is estimated at approximately $111,500. Additional costs will be incurred associated with the introduction of new mechanical, electrical and plumbing systems to replace those that have been removed or never existed on the site, and any additional stabilizing of the structural system that is required following a structural engineer evaluation of the site. With the assistance of Chattel, Inc, the City performed a Mills Act pre-approval inspection of the property to better understand the needs of the building, and the appropriateness of the proposed rehabilitation scope of work. The City determined that the property is a good candidate for a Mills Act Contract, upon designation. The Historic Preservation Commission recommended approval of the Mills Act Contract. Fiscal Impact Based on available information, the fiscal impact to the city will be approximately $1,138 per year (See Attachment I). This value will fluctuate over time based a number of variables determined by the County Assessor. This estimate is provided with the understanding that the sale of the property is not yet final and therefore the estimated property tax savings is based on a current tax liability derived from the current assessed value (2017 value based on a 1998 sale of the property). Similarly, the annual income provided by the applicant is an estimate, since the property has not been leased in a number of years, and the exact lease rates are unknown. The actual fiscal impact to the City will likely be larger than this estimate given that the sale price of the property will be substantially higher than the current assessed value used in the worksheet. Page 10 of 12
RECOMMENDATION The existing building sits on one of the most prominent corners in the City, at the western gateway to West Hollywood. However, the site has been vacant for nearly 25 years. The condition of the site has deteriorated over that time, and as it exists today, the building is not occupiable. The applicant is requesting permission to rehabilitate the site, and activate this potential Historic Resource by placing a micro-hotel and restaurant with outdoor dining on the site. Staff finds that this project would be a positive addition to activate the western edge of the City and would ensure the continued use and maintenance of a local historic resource. The requested rehabilitation incentives would help off-set the increased burden of rehabilitating and maintaining a historic structure. The uses being introduced to the building are permitted within the CC1 zoning district, and would be small-scale relative to other similar uses nearby. Therefore, the proposed uses and requested incentives would not unduly impact the surrounding neighborhood. Staff recommends approval of the requested designation, rehabilitation incentives, and certificate of appropriateness. Based on the information presented in this report and attachments, and subject to the findings and conditions in the draft resolution, staff recommends that the City Council conditionally approve the adaptive reuse of an existing potential cultural resource as a new, six-room hotel and restaurant with on-site alcohol and outdoor dining located at 9091 Santa Monica Boulevard. CONFORMANCE WITH VISION 2020 AND THE GOALS OF THE WEST HOLLYWOOD GENERAL PLAN: This item is consistent with the Primary Strategic Goal(s) (PSG) and/or Ongoing Strategic Program(s) (OSP) of: OSP-3: Promote Economic Development while Maintaining Business Vitality & Diversity. OSP-9: Upgrade Existing Buildings & Infrastructure. In addition, this item is compliant with the following goal(s) of the West Hollywood General Plan: LU-1: Maintain an urban form and land use pattern that enhances quality of life and meets the community's vision for its future. HP-5: Promote the preservation of cultural resources through maintenance and rehabilitation incentives and technical assistance. EVALUATION PROCESSES: N/A ENVIRONMENTAL SUSTAINABILITY AND HEAL TH: The proposed project is exempt from further environmental review pursuant to CEQA Page 11 of 12
Guidelines Sections 15331 for the rehabilitation of historical resources in a manner consistent with the Secretary of the Interior's Standards and 15303 for new construction or conversion of small structures. COMMUNITY ENGAGEMENT: This item was the subject of a Neighborhood Meeting on January 9, 2018. Twelve members of the community attended this meeting and gave feedback regarding the request. The item was reviewed at a public hearing by the Historic Preservation Commission on January 22, 2018. Eight members of the public gave public comment at the Historic Preservation Commission hearing. The item was reviewed at a public hearing before the Planning Commission on February 15, 2018. Ten members of the community gave public comment at the Planning Commission hearing. OFFICE OF PRIMARY RESPONSIBILITY: COMMUNITY DEVELOPMENT DEPARTMENT/ CURRENT & HISTORIC PRESERVATION PLANNING DIVISION FISCAL IMPACT: This project includes a Mills Act contract and would. likely result in a property tax reduction for the property owner. The estimated annual cost to the City is estimated to be at least $1,138. AMOUNT DESCRIPTION $1,138 This item results in an estimated annual loss of City revenue. ATTACHMENTS: A. Draft Resolution No. 18- (Designation of Cultural Resource) B. Draft Resolution No. 18- (Project Entitlements) C. Draft Mills Act Contract D. Planning Commission Resolution No. PC 18-1241 E. Historic Preservation Commission Resolution No. HPC 18-127 F. Planning Commission Staff Report - February 15, 2018 G. Historic Preservation Commission Staff Report - January 22, 2018 H. Cultural Resource Designation Narrative I. Mills Act Application and Materials J. Restoration / Rehabilitation and Maintenance Plans K. Supplemental Memo Re: Elevator and Rooftop Billboard L. Radius Map M. Project Plans Page 12 of 12