MAY ~O 2013 - Los Angeles City Clerk

TRANSMITTAL TO CITY COUNCili.F),laijiliil;'.:$taffi:Nam~ ~.-.a;na;:~Qn~~;ct:Nq;:'!H?

CPC-2012-2405-VZC-ZAA-SPR SARAH MOLINA PEARSON 213-473-9983 4

VZC-ZAA-SPR

1411 N. HIGHLAND AVENUE

DONNA KELLYLENNAR HOMES CA, INC.25 ENTERPRISE 250ALISO VIEJO, CA 92656949-349-8155

REPRESENTATIVE:JOEL MILLER, PSOMAS555 S. FLOWER STREET 4400LOS ANGELES, CA 90071213-223-1440

ENV-2012-2406-MND-REC1 6- 0

Construction, use and maintenance of a six-story building consisting of 76 residentialapartment units (17 studio units, 25 one-bedroom units, 30 two-bedroom units and 4 three-bedroom units) and 2,500 square feet of commercial space with 143 total parking spaces,including 1 loading space, in the proposed (T)(Q)RAS4-1-SNZone.

Fiscal Impact Statement"Determination states administrative costs Yesare recovered through fees.

NoD

Date:MAY ~O 2013

C:\Users\74948\Oesktop\CPC-2012-2405-VZC-ZAA-SPR S. MOLINA PEARSON\COUNCIL TRANSMITTAL FORM.doc

CITY PLANNING COMMISSION200 N. Spring Street, Room 272, Los Angeles, California, 90012-4801,

(213) 978-1300www.lacity.org/PLN/index.htm

Determination Mailing Date: __ AP_R_·!_.6~20_13 _

CASE NO.: CPC-2012-2405-VZC-ZAA-SPRCEQA: ENV-2012-2406-MND-REC1

Location: 1411 N. Highland AvenueCouncil Districts: 4 - LaBongePlan Area: HollywoodRequest(s): Zone Change, Zone Variance,Adjustment, Density Bonus, Site Plan Review

Applicant: Donna Kelly, Lennar Homes of California, Inc.Representative: Joel Miller, PSOMAS

At its meeting on March 28, 2013, the following action was taken by the City Planning Commission:

1. Approved a Zone Change from (T)(Q)RAS4-1-SN to (T)(Q)RAS4-1-SN (to modify the conditions of aprevious approval).

2. Approved a Zoning Administrator's Adjustment to allow a variable 1'-6" to 2'-6" side yard setback alongthe westerly property line in lieu of the 5-foot setback otherwise required.

3. Approved a Site Plan Review for the development of 76 dwelling units.4. Adopted the attached modified Conditions of Approval.5. Adopted the attached Findings.6. Adopted Mitigated Negative Declaration No. ENV-2012-2406-MND-REC1.

Recommendations to City Council:

1. Recommend that the City Council adopt a Zone Change from (T)(Q)RAS4-1-SN to (T)(Q)RAS4-1-SN.2. Recommend that the City Council adopt the attached modified Conditions of Approval.3. Recommend that the City Council adopt the attached Findings.4. Recommend that the City Council adopt Mitigated Negative Declaration No. ENV-2012-2406-MND-REC1.

Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees.

This action was taken by the following vote:

Moved:Seconded:Ayes:Absent:

LessinPerlmanEng, Hovaguimian, Romero, FreerBurton, Cardoso, Roschen

Vote: 6-0

Effective Date I Appea s: The City Planning Commission's determination regarding the Zone Change request isappealable by the applicant only. Any aggrieved party may file an appeal within 20-days after the mailing date of thisdetermination letter. Any appeal not filed within the 20-day period shall not be considered by the City Council. Allappeals shall be filed on forms provided at the Planning Department's Public Counters at 201 N. Figueroa Street,Fourth Floor, Los Angeles, or at 6262Van Nuys Boulevard, Suite 251, Van Nuys.

FINAL APPEAL DATE: MAY. 1.,6 2013If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, the petition for writ ofmandate pursuant to that section must be filed no later than the 90th day following the date on which the City's decision became final pursuantto California Code of Civil Procedure Section 1094.6. There may be other time limits which also affect your ability to seek judicial review.

Attachments: Conditions, Ordinance, Map, FindingsCity Planning Associate: Sarah Molina Pearson

DEPARTMENT OF CITY PLANNING

R.ECOMMENDATION REPORT

City Planning Commission Case No.:

Date:Time:Place:

March 28, 2013 'After 8:30 A.M.*Los Angeles City HallCity Council Chambers, 3rd FloorLos Angeles, CA 90012

CEQA No.:

Incidental Cases:Related Cases:Council No.:Plan Area:Specific Plan:Public Hearing:

Appeal Status:February 13, 2013Appealable to City Council by anyparty.March 28, 2013N/A

Certified NC:GPLU:Existing Zone:Proposed Zone:

Expiration Date:Multiple Approval:

CPC-2012-2405-VZC-ZAA-SPRENV-2012-2406-MND-REC1N/ACPC-2005-3417-VZC4HollywoodAdaptive Reuse IncentiveAreasCentral HollywoodGeneral Commercial(T)(Q)RAS4-1-SN(T)(Q)RAS4-1-SN

Applicant: Lennar Homes of California,Incorporated - Donna Kelly

Representative: PSOMAS - Joel Miller

PROJECT 1411 North Highland AvenueLOCATION:

PROPOSED Construction, use and maintenance of a six-story building consisting of 76 residentialPROJECT: apartment units (17 studio units, 25 one-bedroom units, 30 two-bedroom units and 4 three-

bedroom units) and 2,500 square feet of commercial space with 143 total parking spaces,including 1 loading space, in the proposed (T)(Q)RAS4-1-SN Zone.

REQUESTED 1. Vesting Zone Change pursuant to LAMC Section 12.32, to modify Q Conditions fromACTION: previously approved Case No. CPC-2005-3417-VZC to include modification of conditions

so that they reference the current project instead of the previous project regarding thesite plan, commercial floor area, building height, density and parking (specificallycondition nos. 2, 3, 4, 5 and 6);

2. Zoning Administrator's Adjustment pursuant to LAMC Section 12.28, to allow avariable 1'-6" to 2'-6" side yard setback along the westerly property line in lieu of the 5-foot setback otherwise required;

3. Site Plan Review pursuant to LAMC Section 16.05, for the development of 76 dwellingunits; AND

4. Pursuant to Section 21082.1(c)(3) of the California Public Resources Code.the adoptionof Mitigated Negative Declaration, (ENV-2012-2406-MND-REC1) and required findingsfor the above-referenced project.

CPC-2012-2405-VZC-ZAA-SPR Page 2\

RECOMMENDED ACTIONS:

1. Adopt Mitigated Negative Declaration No. ENV-2012-2406-MND-REC1;

2. Approve and Recommend that the City Council adopt a Zone Change from (T)(Q)RAS4-1-SN to(T)(Q)RAS4-1-SN and subject to the attached "T" and "Q" Conditions of Approval;

3. Deny a Zoning Administrator's Adjustment to allow a variable 1'-6" to 2'-6" setback along the westerlyproperty line;

4. Approve Site Plan Review Findings for a development of 76 dwelling units and 2,500 square feet ofcommercial space;

5. Adopt the attached Findings;

6. Recommend that the applicant be advised that the time limits for effectuation of a zone in the "Q"Qualified classification are specified in Section 12.32.G of the LAMC. Conditions must be satisfied priorto the issuance of building permits;

7. Advise the applicant that, pursuant to California State Public Resources Code Section 21081.6, theCity shall monitor or require evidence that mitigation conditions are implemented and maintainedthroughout the life of the project and the City may require any necessary fees to cover the cost of suchmonitoring; and

8. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Feeis now required to be submitted to the County Clerk prior to or concurrent with the Environmental Noticeof Determination (NOD) filing.

MICHAEL J. LOGRANDEDirector of Planning

Daniel Scott, Principal City Planner

Jeffrey Pool, City Planner S rah Molina-Pearson, City Planning AssociateTelephone: (213) 473-9983

ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several otheritems on the agenda. Written communications may be mailed to the Commission Secretariat, Room 272, City Hall, 200 North SpringStreet, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission forconsideration, the initial packets are sent to the week prior to the Commission's meeting date. If you challenge these agenda items incourt, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in writtencorrespondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of theAmericans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will providereasonable accommodation to ensure equal access to these programs, services and activities. Sign language interpreters, assistivelistening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, pleasemake your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213)978~1295.

TABLE OF CONTENTS

Project Analysis 11 •••••••••••••••••••••••••••••••• A-1

Project SummaryBackgroundIssuesConclusion

(T) Conditions a 11111 •••••••••• 1111 T-1

(Q) Qualified Conditions of Approval Q-1

Findings 11 1111 ••••••••••••••••••••••••• 11111111.111111111111 •• 11111111.1:1 •••••••••••••• F-1

General Plan/Charter FindingsEntitlement FindingsCEQA Findings

Public Hearing and Communications P-1

Exhibits:

A - Vicinity Map

B - Radius Map

C - Environmental Clearance

D - Public Agency correspondence

E - Community Correspondence

F - Conceptual Plans: site plans, renderings, elevations, and landscape plans

CPC-2012-2405-VZC-ZAA-SPR A-1

'l\"PROJECT ANALYSIS

Project Summary

A request to the allow the construction, use and maintenance of a six-story building consistingof 76 residential apartment units (17 studio units, 25 one-bedroom units, 30 two-bedroom unitsand 4 three-bedroom units) and 2,500 square feet of commercial space with 143 total parkingspaces, including 1 loading space, in the proposed (T)(0)RAS4-1-SN Zone. The proposedbuilding height is approximately 79 feet to the top of the fitness room. The project consists of aground floor with commercial, residential leasing and parking uses with five levels of residentialunits above and two levels of subterranean parking. The project is designed with a variable 1'-6"to 2'-6" westerly side yard.

Background

The Applicant, Lennar Homes of California Incorporated, purchased the subject site in August of2011. The project site is located on the west side of Highland Avenue and is bounded by LelandWay to the north and De Longpre Avenue to the south. The project site is currently vacant andwas previously improved with a carwash.

The subject site is within the Hollywood Community Plan Area and has a General Commercialland use designation with the corresponding zones of C1, C1.5, CR, C2, C4, RAS3, RAS4 andP and Height District No.1. The subject property contains approximately 30,618 square feet(0.7 acres) and is currently zoned (T)(0)RAS4-1-SN. The RAS4 zone permits uses consistentwith multiple dwellings and limited commercial as specified in the LAMC. The (0) conditionwas established by the adoption of Ordinance No. 177,349, in conjunction with a Zone Changeplacing limitations on the site to include but not limited to floor area, density, height, and parkingwhich became effective on March 27, 2006. The site is also located within the los AngelesState Enterprise Zone, Hollywood Signage Supplemental Use District (CRA Area), AdaptiveReuse Incentive Areas Specific Plan and the Hollywood Redevelopment Project.

The site is subject to a previously approved project, Case Nos. CPC-2005-3417-VZC and VTT-62928, approved on February 1, 2006 and August 31, 2005, respectively. The approval includeda Vesting Zone Change from C2-1-SN to (T)(0)RAS4-1-SN for the construction of a mixed-usebuilding with 6,800 square feet of retail space and 56 residential condominium units.

Since the time of applicant's original submittal to the Department of City Planning, the proposedproject has undergone several design changes. The initial project, submitted to the Departmentof City Planning on September 5, 2012 contained 76 residential units with 122 parking spacesand did not include a commercial component. The total floor area was 83,194 square feet andthe height of the project was approximately 67 feet to the top of parapet. In addition to a VestingZone Change to allow modifications of the (0) Conditions and Site Plan Review, the applicantwas requesting approval of Zoning Administrator's Adjustments to allow a zero-foot side yardsetback along the westerly property line in lieu of the 5-foot otherwise required; a zero-foot frontyard setback along De Longpre Avenue to allow balconies to encroach into the 5-foot setback; azero-foot front yard setback along Leland Way to allow balconies to encroach into the 5-footsetback; and a zero-foot side yard setback along Highland Avenue to allow balconies toencroach into the 5-foot setback. At a meeting with the Central Hollywood NeighborhoodCouncil, members requested that the applicant include a commercial component.

Subsequently, the applicantsubmitted-a-new set ofplanstothe Department of. City Planningdated December 7, 2012. The changes to the project included the addition of 2,500 square feet


of commercial space on the ground floor and an increase in parking totaling 145 parkingspaces, including one loading space. Additional design changes included: relocation of thefitness facility to the 5th floor; re-arrangement of the office, leasing and bicycle storage areas; anincrease in total height from 67 feet to 79 feet; the podium level increased from 11'-0" to 18'-7"in height; and a change in materials including a Terra Cotta Rainscreen system and glassstorefront system instead of a Nana Wall and decorative tinted glass strips. The project alsoincreased to 86,208 total square feet. The applicant met with the Neighborhood Council asecond time, garnering their support with a 6 to 1 vote. In their letter dated December 8, 2012,the NC requested the following conditions: (1) project will include a minimum of 2,500 squarefeet of ground floor retail; (2) left-turn ingress and egress at the De Longpre Avenue accessshall be prohibited; (3) five-foot widening of the sidewalks along De Longpre Avenue and LelandWay instead of roadway widening; and (4) applicant agrees to make a $25,000 contributiontoward the Highland Avenue median project. The applicant did not agree to condition number 2.

Planning staff, the applicant, architect and the applicant's representative discussed the projectchanges at a meeting in City Hall. Planning staff mentioned a concern with the proposed zerowesterly side yard adjacent to single-family homes. The applicant said they had separatemeetings with the two adjacent property owners and that both neighbors were agreeable to thezero westerly side yard. The applicant agreed to plant trees in the neighbor's side yards toshield their properties from the proposed project. The adjacent property owners also agreed toallow the applicant to use their properties for access to landscaping in the applicant's side yard.The applicant did not provide documentation to Planning staff regarding the agreement betweenthe parties. Planning staff informed the applicant that any outside agreements with neighborscould not be conditioned or enforced by the Department of City Planning.

The third and final iteration of the project, plans dated February 8, 2013, includes 76 residentialapartment units and 2,500 square feet of commercial space with 143 total parking spaces,including 1 loading space. The Zoning Administrator Adjustment to allow a zero westerly sideyard was revised to a variable westerly side yard setback of 1'-6" to 2'-6". The proposed buildingis 84,288 square feet in size, is approximately 79 feet in height to the top of the fitness room andincludes 16,490 square feet of open space. The revised plans also more accurately portray theproposed landscaping as requested by Planning staff. Subsequent to the final submittal ofplans, the applicant withdrew the Zoning Administrator's Adjustment requests for a zero frontyard along De Longpre Avenue, a zero front yard along Leland Way and a zero side yard alongHighland Avenue, stating that they were no longer necessary.

Site Attributes:

The subject site is a corner lot bounded by Highland Avenue, Leland Way to the north and DeLongpre Avenue to the south. The total lot area is 30,618 square feet and is currently vacant.The subject site is rectangular in shape and is generally flat, having a frontage of approximately215 feet along Highland Avenue, approximately 120 feet along Leland Way and approximately121 feet along De Longpre Avenue. The project site is zoned (T)(Q)RAS4-1-SN and has aGeneral Commercial land use designation in accordance with the newly adopted HollywoodCommunity Plan. The (Q) condition was established by adoption of Ordinance No. 177,349,which limits density to 56 residential units and 6,800 square feet of ground floor commercialspace.

Surrounding Properties:

Properties north of the subject site include multi-family residential, public facility and commercialuses and are improved with Hollywood High School, motels, offices, and retail in the RD1.5-1XL, PF-1XL, C2-1-SN and C4-2D-SN Zones; properties to the east include multi-familyresidential and commercial and are improved with auto-related uses, offices, parking and retail


";'··:·stores in the RD1.5-1XL and C2-SN Zones; properties to the-seum include multi ..familyresidential and commercial and are improved with restaurants, parking and retail uses in theRD1.5-1XL, R3-1XL and C2-1-SN Zones; and properties to the west include multi-familyresidential uses in the RD1.5-1XL Zone. The two properties directly adjacent to the site to theeast are improved with single family dwellings.

Streets and Circulation:

Highland Avenue is classified as a Major Highway Class II dedicated to a 100-foot width at theproject's street frontage and is fully improved with sidewalks, curbs and gutters.

De Longpre Avenue is classified as a Local Street dedicated to a variable 50 to 55-foot width atthe project's street frontage and is fully improved with sidewalks, curbs and gutters.

Leland Way is classified as a Local Street dedicated to a 50-foot width at the project's streetfrontage and is fully improved with sidewalks, curbs and gutters.

Site Related Cases and Permits:

Ordinance No. 177,349 - Q condition in conjunction with a Zone Change placing limitations onthe site to include but not limited to floor area, density, height, and parking became effective onMarch 27, 2006 .:

Case No. CPC-2005-3417 -VZC - On November 29, 2005 the City Planning Commissionapproved and recommended that the City Council adopt a Vesting Zone Change from C2-1-SN

. to (T)(Q)RAS4-1-SN.

Case No. VTT-62928 - On August 31, 2005 the Deputy Advisory Agency approved a VestingTentative Tract Map to allow the construction of 56 residential condominiums and 2 commercialcondominiums on a 51,504 square foot site in the proposed (T)(Q)RAS4-1-SN Zone.

Public Hearing:

A public hearing was held on this matter with the Hearing Officer at City Hall on Wednesday,February 13, 2013 (see Public Hearing and Communications, Page P-1).

Urban Design Studio

On September 18, 2012 the applicant met with Urban Design Studio staff to discuss the designof the project. The following is a list of items discussed.

Project attributes and design features identified by the Urban Design Studio:

Ii Active recreational area on the rooftop located closer to Highland and away from theresidential properties to the west;

e View from rooftop to north;o Bicycle facility that is available to residents and guests;e Common areas located along the street to help activate the Highland frontage;e Extensive parkway landscaping;e Five-foot right-of-way dedication along De Longpre Avenue and two-foot right-of-way

dedication along Leland Way to be used for wider sidewalks and parkways instead of-for-streets-

e The use of building articulation and materials;


o Extensive landscaping along west side yard setback; and09 Stepping back building above podium level 10 feet instead of only 5 feet like the

previously approved project; andIII The applicant was asked to re-design the main entrance to include a canopy or

awning.

Since the time of the meeting with the Urban Design Studio, the applicant added 2,500 squarefeet of commercial space on the ground floor at the request of the Central HollywoodNeighborhood Council. Changes to the plans include:

e Relocation of the fitness facility to the 5th floor;o The addition of two retail spaces totaling 2,500 square feet;$ Re-arrangement of the office, leasing and bicycle storage areas;e Increase in total height from 67 feet to 79 feet;$ 'The podium level increased from 11'-0" to 18'-7" in height;$ Variable setback of 1'-6" to 2'-6" along westerly side yard;$ Additional parking for commercial space; and09 A change in materials including a Terra Cotta Rainscreen system and glass

storefront system instead of a Nana Wall and decorative tinted glass strips.

Planning staff met with the Urban Design Studio on January 30, 2013 to discuss changes to theproject.

The following elements were discussed:

o They liked the change in materials and the addition of commercial space;$ They felt that the landscaping was not shown accurately on the plans and elevations;

ando They did not feel comfortable with the minimal westerly setback shown on the plans

and thought there should be a larger buffer between the proposed project and theRD1.5 zoned properties.

Citywide Design Guidelines and Walkability Checklist

The proposed project has been designed with open space, landscaping, outdoor recreationamenities and articulated building elevations. All of the proposed units have been consideredwith respect to light and ventilation with each unit having access to the provided open space.The building is comprised of five stories of residential units over a ground floor containingcommercial space containing residential leasing offices and parking. The project is designed incompliance with the Citywide Design Guidelines for residential projects and the WalkabilityChecklist.

Citywide Design Guidelines. "The Citywide Design Guidelines have been created to carry outthe common design objectives that maintain neighborhood form and character while promotingdesign excellence and creative infill development solutions.II The Guidelines are intended as atool in evaluating project applications along with relevant policies from the General PlanFramework and Community Plans. Incorporating the guidelines into a project's designencourages compatible architecture, attractive multi-family residential districts, pedestrianactivity, context-sensitive design, and place-making. The project has been designed inobservance of many of the Residential Citywide Design Guidelines goals. The project complieswith, tb<3. following Citywide Design Guideline Objectives and incorporates several designprinciples as discussed below.


Objective 1: Consider Neighborhood Context and Linkages in Building and SiteDesign.

The project has been designed with a strong street wall along Highland Avenue with avariable building setback of 5'-1" to 12'-9". The ground floor facade has articulatedentrances for the residential and retail components that incorporate glass and metalcanopies at grade level. The retail entrances are located across an existing bus stopproviding a direct path of travel for transit dependent patrons. The ground floor, alongHighland Avenue maintains a high degree of transparency with the use of unobstructedfloor-to-ceiling glass, providing a visual connection to the street. In addition, thesoutheast corner of the building is setback to accommodate outdoor seating for a futurerestaurant.

In order to provide a sensitive transition with the adjacent RD1.5 zoned properties,Planning Staff has recommended denial of a reduced westerly side yard setback. Aminimum 5 foot setback would allow for a landscape buffer between the 79 foot buildingand the adjacent single-family dwellings.

Objective 2: Employ Distinguishable and Attractive Building Design.

The project includes various design elements that provide scale and interest on thebuilding facade including the use of metal canopies, glass storefront systems, spandrelglass facade system, aluminum fin-walls, balconies with metal clad floor systems andcable guardrails, and exterior insulated finish wall systems. The various wall systemsand balconies are used in a layered fashion to provide depth to the facade. Each facadeis treated differently to reflect the adjacent properties with the western facadeincorporating fewer windows and no balconies overlooking the existing low densityhousing.

Objective 3: Provide Pedestrian Connections Within and Around the Project.

The project will provide ample sidewalks along the three street frontages while providingnew street trees, planter boxes and parkway planting. The 5-foot dedication along DeLongpre Avenue and the 2-foot dedication along Leland Way, required by Bureau ofEngineering, will be used to increase the width of the sidewalks further, rather than forstreet widening. The approximate sidewalk widths, including dedications and setbacksare as follows: 13'-0" along Leland Way including a 5'-6" parkway (7'-6" unobstructed);17'-0" along Highland Avenue including 6'-0" x 6'-0" tree wells (11'-0" unobstructed); and13'-0" along De Longpre Avenue including a 5'-6" parkway (7'-6" unobstructed). Planterboxes will be installed along portions of the building while the ground surface adjacent tothe building will include enhanced paving. The sidewalks will be unobstructed andcontinuous with any unused driveways to be enclosed with curbs.

Objective 4: Minimize the Appearance of Driveways and Parking Areas.

The project includes two vehicular entrances leading into the three-level parking garage,one on Leland Way and one on De Longpre Avenue. The driveways are 23 feet wideand are articulated with metal canopies. Although the parking is not visible fromHighland Avenue, direct access is provided from the parking area into the retail andresidential leasing components. The project requires 123 parking spaces, however 143parking spaces are provided, including one loading space. In addition, the applicant hasbeen conditioned to submit a final driveway.~ncLparking,.plantothe Citywide PlanningCoordination Section of the Department of Transportation for approval prior to submittalof building permit plans for plan check by the Department of Building and Safety.


Objective 5:""Utilize Open Areas and Landscaping Opportunities to their Full.Potentlal., .

The project site is currently vacant and does not contain any mature trees. The projectwill incorporate landscaping within the parkway and within planters on the ground floorand Podium level. In addition, the applicant has been conditioned to: provide a 5-footlandscape buffer between the proposed building and the westerly property line; complywith Ordinance No. 170,978 (Water Management Ordinance), which imposes numerouswater conservation measures in landscape, installation and maintenance; provide aseparate water meter (or submeter), flow sensor, and master valve shutoff for alllandscape irrigation uses; and submit final landscape plans for review and approval bythe Department of City Planning for verification of compliance with the Landscape PlanOrdinance.

The proposed project has been designed with adequate open space and other outdoorrecreation amenities. The project provides approximately 16,490 square feet of usablecommon open space, including a clubroom, pool deck, fitness room and 23 units withprivate decks. In addition there is a central common courtyard totaling 6,630 squarefeet.

Objective 6: Improve the Streetscape Experience by Reducing Visual Clutter.

No signage is being proposed in conjunction with the proposed project however, theapplicant will be required to obtain written approval from the Department of City Planningand the Community Redevelopment Agency (CRA), or its successors in interest, forconformance with the Hollywood Signage Supplemental Use District.

The applicant has designed the project to reduce the visual appearance of utilities. Aseparate trash area is located within the ground level of the garage and will therefore notbe visible to the general public. As conditioned, recycling bins will be provided atappropriate locations to promote recycling of paper, metal, glass, and other recyclablematerial. The garage will also house the gas meters, mechanical room and electricalroom. The buildings transformer will be located at the corner of De Longpre Avenue andthe westerly property line. Rooftop equipment will be hidden from view behind parapetwalls.

Walkability Checklist. The Walkability Checklist is a tool used to evaluate projects to ensurepedestrian movement, access, comfort, and safety, further contributing to the walkability of theCity. "The Walkability Checklist provides a list of recommended strategies that projects shouldemploy to improve the pedestrian environment in the public right-of-way and on privateproperty." The Checklist also provides a guide for consistency relating with the policiescontained in the General Plan Framework. The project incorporates the following Walkabilityelements.

Sidewalks:

@ The project will provide continuous and straight sidewalks;e The sidewalks will provide a buffer between pedestrians and moving vehicles by the

use of landscape including low parkway planting and street trees;QI The width of the sidewalks will accommodate pedestrian flow and activity without

being wider than necessary; ando Parkways will be planted with ground cover, low-growing vegetation and permeable

materialsthat will accommodate pedestrian movement.


Building Orientation:

GI The project is designed with grade level entrances from the public right-of-way forpedestrians along Highland Avenue;

II) The pedestrian entrances are easily accessible from transit stops, with a bus stoplocated directly across from the commercial space entrances;

• The primary entrances to the building are visible from the street and sidewalk;• Direct access to the building entrances are available from the sidewalks and streets;

and(I The building has a variable setback along Highland Avenue, thus creating a strong

street wall.

Off-street Parking and Driveways:

• The project maintains continuity of the sidewalks;• Parking is located behind the commercial and leasing areas rather than directly

exposed to the adjacent major street;• Any abandoned driveways will be reconstructed as sidewalks; and• The project incorporates the use of architectural features, including metal canopies,

to provide continuity at the street where openings occur due to driveways or otherbreaks in the sidewalk and building wall.

On-site Landscaping:

• The project will provide canopy trees in planting areas along three streets and withinplanters on the residential podium level and

e The project will provide planting that complements pedestrian movement alongHighland Avenue.

Building Facade:

€I The three street facades incorporate different textures, colors, materials anddistinctive architectural features that add visual interest;

• The building facades incorporate articulated massing to add scale and interest;GI The project's architectural features, enhanced materials, fenestration, planting, and

lighting will contribute to a more pedestrian friendly streetscape; andIi} The entrances on the ground level, both pedestrian and vehicular, include metal

canopies and the podium level has a metal cabana to provide shade and reduceheat gain.

Issues

Zoning Administrator's Adjustment

The proposed (T)(Q)RAS4 zone requires a 5-foot front yard setback, 5-foot side yard setbacks(when adjacent to RD1.5 zoned properties and when the ground floor is not entirely composedof commercial space) and a 15-foot rear yard. Because the project site is a pass-through lot, DeLongpre Avenue and Leland Way are both front yards and the westerly property line andHighland Avenue are both side yards. This project does not have a rear yard. Since the time ofthe original submittal of the project to the Department of City Planning, the applicant has revisedthe Zoning Administrator's Adjustment requests. However; the current project.is rE?questing,a"""variable 1'-6" to 2'-6" westerly side yard setback. The ground floor of the proposed projectincludes both commercial and residential components; therefore the required side yards are


5-feet. Planning staff is recommending denial of the .variable 1'-6" .tQ 2'-6" westerly side yardsetback for the following reasons:

a The applicant has not proven that the shape of the site or any of its characteristics wouldmake strict adherence to zoning regulations impractical or infeasible. The site isgenerally rectangular and flat;

" There is no precedent in the immediate area to justify approval of a variable westerlyside yard setback of 1'-6" to 2'-6";

" The ground floor is not used entirely for commercial purposes;" The requirement of a 5-foot side yard, as required by the LAMC would not be detrimental

to the design of the project. Changes could be made to the project including pulling backthe ground floor or shifting the entire project to the east. The project would potentiallylose parking spaces, however the project as designed, is over-parked to Coderequirements; and

" Permitting a reduced side yard adjacent to single-family homes in the RD1.5 zone wouldbe detrimental to the lower density housing by not providing a sufficient buffer from theproposed 79-foot building.

The 5-foot setback would allow for adequate light and air as well as a buffer for noise,landscaping and privacy. The 5-foot setback would allow the applicant to properly plant andmaintain landscaping without the need to use the adjacent neighbor's properties for access.With denial of the Zoning Administrator's Adjustment, the proposed project will comply with allyard requirements and will adequately provide light, air and a buffer for the adjacent low densitybuildings.

Traffic

Prior to the submittal of the project to the Department of City Planning, the applicant hiredOverland Traffic Consultants to prepare a traffic study. They found that the project wouldgenerate a net increase of 66 a.m. peak hour trips and 72 p.m. peak hour trips but would notresult in significant traffic impacts at any of the intersections studied. The Department ofTransportation reviewed the project and the traffic analysis prepared by Overland TrafficConsultants and in their memo dated November 19, 2012 LADOT concurred with their findings.LADOT recommends that the project requirements as stated in their memo be adopted asconditions of project approval. These. requirements must be completed and/or guaranteedbefore the issuance of any building permits for the proposed project.

Parking

The project requires 123 off-street parking spaces however the applicant is providing 143parking spaces, including one loading space. The applicant is providing additional parkingspaces at the request of the Central Hollywood Neighborhood Council. The applicant has alsoagreed to provide a minimum of 20 bicycle parking spaces within an enclosed bicycle parkingroom. Access to the approximately 468 square-foot, bicycle parking facility is located off ofLeland Way and from within the ground floor parking area. The proposed project is not subjectto the provisions of the newly adopted Bicycle Ordinance, effective March 13, 2013, becausethe project was submitted to the Department of City Planning on September 5, 2012 anddeemed complete on September 13, 2012.

Conclusion

The project proposes to replace a vacant lot and construct a mixed-use building with 2;500square feet of commercial space and 76 residential apartment units with 143 parking spaces.


The project consists' of' a six-story, 84,288 square foot building in the proposed"(T)(Q)RAS4-1-SN Zone. The applicant is requesting approval of a Vesting Zone Change toallow modifications of the (Q) condition, a Zoning Administrator's Adjustment to allow a variable1'_6" to 2'_6" westerly side yard setback and Site Plan Review.

The proposed project is in proper relation to existing uses located along Highland Avenue whichis a commercially lined street providing amenities within walking distance such a yoga studio,offices, parking, a laundromat, retail stores and restaurants. The project location will alsoprovide future residents with access to Metro Local Bus Line No. 156 and Metro Shuttle No. 656running along Highland Avenue. However, the requested Zoning Administrator's Adjustment toallow a reduced westerly side yard is unnecessary for the development of the project. A 5-footsetback as required by the LAMC would allow for a proper transition between the proposedproject and the adjacent single-family dwellings.

Based on the information submitted to the Department of City Planning, the surrounding uses,input from the public hearing, and the conditions of approval, staff recommends that the CityPlanning Commission approve the requested Vesting Zone Change and Site Plan Review anddeny the Zoning Administrator's Adjustment, as conditioned. The project will provide muchneeded housing and employment opportunities in the Hollywood area.

CPC-2012-2405-VZC-ZAA-SPR T-1

CONDITIONS FOR EFFECTUATING (T) OR [T]TENTATIVE CLASSIFICATION REMOVAL

Pursuant to Section 12.32 G of the Municipal Code, the (T) or [T] Tentative Classification shallbe removed by the recordation of a final parcel or tract map or by posting of guarantees throughthe B-permit process of the City Engineer to secure the following without expense to the City ofLos Angeles, with copies of any approval or guarantees provided to the Department of CityPlanning for attachment to the subject planning case file.

Dedications and Improvements. Prior to the issuance of any building permits, publicimprovements and dedications for streets and other rights-of-way adjoining the subject propertyshall be guaranteed to the satisfaction of the Bureau of Engineering, Department ofTransportation, Fire Department (and other responsible City, regional, and Federal governmentagencies as may be necessary).

Responsibilities/Guarantees.

1. Bureauof Engineering.

a. Dedication Required:

i. Highland Avenue (Modified Major Highway - Class II) - None.

ii. De Longpre Avenue (Local Street) - A 5-foot wide strip of land along the propertyfrontage to complete a 30-foot wide half right-of-way in accordance with LocalStreet standards, including a 15-foot by 15-foot corner cut or 20-foot radiusproperty line return at the intersection with Highland Avenue.

iii. Leland Way (Non-Continuous Local Street) - A 2-foot wide strip of land along theproperty frontage to complete a 27-foot wide half right-of-way in accordance withNon-Continuous Local Street standards, including a 15-foot by 15-foot corner cutor 20-foot radius property line return at the intersection with Highland Avenue.

b. Improvements Required:

i. Highland Avenue - Repair any broken, off-grade or bad order concrete curb, gutterand sidewalk and upgrade all driveways to comply with ADA requirements. Closeany unused driveways with standard curb height, concrete gutter and sidewalks.

ii. De Longpre Avenue - Construct additional surfacing to join the existingimprovements to provide a 20-foot wide half roadway in accordance with LocalStreet standards, including asphalt pavement, integral concrete curbs, 2-footgutters and a 5-foot wide concrete sidewalk within a 10-foot landscaped parkway.Construct an access ramp at the corner intersection with Highland Avenue tocomply with ADA requirements. These improvements should suitably transition tojoin the existing improvements.

iii. Leland Way - Repair any broken, off-grade or bad order concrete curb, gutter andsidewalks and upgrade all driveways to comply with ADA requirements. Close anyunused driveways with standard curb height, concrete curb and sidewalk.


Install tree wells with root barriers and plantstreeHrees-satisfactory to the CityEngineer and the Urban Forestry Division of the Bureau of Street Services.Tree removal in conjunction with the street improvement project may requireBoard of Public Works approval. The applicant should contact the UrbanForestry Division for further information (213) 847-3077.

Notes: Street lighting and street light relocation will be required satisfactory tothe Bureau of Street Lighting (213) 847-1551.

Department of Transportation may have additional requirements for dedicationand improvements.

Relocate traffic signals, signs, parking meters and equipment to the satisfactionof the Department of Transportation (213) 482-7024.

Refer to the Department of Water and Power regarding power poles (213) 367-2715.

Refer to the Fire Department regarding fire hydrants (213) 482-6543.

iv. Catch basins exist along Highland Avenue. Relocate catch basins per B-Permitplan check requirements. Roof drainage and surface run-off from the property shallbe collected and treated at the site and drain to the streets through drain pipesconstructed under the sidewalk and through curb drains connected to the catchbasins.

v. Sewer lines exist in Highland Avenue, Leland Way and De Longpre Avenue.Extension of the 6-inch house connection laterals to the new property line may berequired. All Sewerage Facilities Charges and Bonded Sewer Fees are to be paidprior to obtaining a building permit.

vi. An investigation by the Bureau of Engineering Central District Office SewerCounter may be necessary to determine the capacity of the existing public sewersto accommodate the proposed development. Submit a request to the CentralDistrict Office of the Bureau of Engineering (213) 482-7050.

vii. Submit parking area and driveway plan to the Central District Office of the Bureauof Engineering and the Department of Transportation for review and approval.

2. Street lighting. Comply with any requirements of the Bureau of Street Lighting.

3. Stormwater. Prior to the issuance of a Grading Permit, the project shall comply with theStandard Urban Stormwater Mitigation Plan (SUSMP) and/or the Site Specific MitigationPlan to mitigate stormwater pollution as required by Ordinance No.'s 172,176 and173,494. The appropriate design and application of Best Management Practice (BMP)device(s) and facilities shall be determined by the Watershed Protection Division of theBureau of Sanitation, Department of Public Works. More Information may be obtained atwww.lastormwater.org.

4. Department of Transportation.

.a, Construction Impacts - POT recommends that a construction work site traffic control;plan be submitted to DOT for review and approval prior to the start of any constructionwork. The plan should show the location,of any roadway or sidewalk closures, traffic


detours, haul routes, hours of operation, protective devices, warning signs and accessto abutting properties. DOT also recommends that all construction related traffic berestricted to off-peak hours.

b. Highway Dedication and Street Widening Requirements - The City Council recentlyadopted the updated Hollywood Community Plan. The new plan includes revisedstreet standards that provide an enhanced balance between traffic flow and otherimportant street functions including transit routes and stops, pedestrian environments,bicycle routes, building design and site access, etc. The plan includes a reviseddesignation for Highland Avenue; therefore, the applicant should be subject to thefollowing dedication requirements:

Highland Avenue has been designated as a Modified Major Highway Class IIrequiring a 35-foot half-width roadway within a 50-foot half-width right-of-way.

De Longpre Avenue and Leland Way are designated Local Streets, which require a20- foot half-width roadway within a 30-foot half-width right-of-way.

The applicant should check with BOE's Land Development Group to determine ifthere are any other highway dedication, street widening and/or sidewalk requirementsfor this project.

c. Parking Analysis - The traffic study did not indicated how many parking spaces wouldbe provided. The applicant should check with the Department of Building and Safetyon the number of Code required parking spaces needed for this project.

d. Driveway Access - The conceptual site plan for the project is illustrated in Attachment3. The review of this study does not constitute approval of the driveway dimensions,access and circulation scheme. Those require separate review and approval andshould be coordinated as soon as possible with DOT's Citywide PlanningCoordination Section (201 N. Figueroa Street, 4th Floor, Station 3, @ 213-482-7024)to avoid delays in the building permit approval process. In order to minimize andprevent last minute building design changes, it is highly imperative that the applicant,prior to the commencement of building or parking layout design efforts, contact DOTfor driveway width and internal circulation requirements so that such traffic flowconsiderations are designed and incorporated early into the building and parkinglayout plans to avoid any unnecessary time delays and potential costs associated withlate design changes. All driveways should be Case 2 driveways and 30 feet and 16feet wide for two-way and one-way operations, respectively. All delivery truck loadingand unloading will take place on site with no vehicles having to back into the projectvia any of the project driveways.

e. Development Review Fees - An ordinance adding Section 19.15 to the LosAngeles Municipal Code relative to application fees paid to DOT for permitissuance activities was adopted by the Los Angeles City Council. Ordinance No.180542, effective March 28, 2009, identifies specific fees for traffic study review,condition clearance, and permit issuance. The applicant shall comply with anyapplicable fees per this new ordinance.

CPC-2012-2405-VZC-ZAA-SPR Q-1

(Q)or[QIQUALIFIEDCONDITIONS OF APPROVAL

Pursuant to Section 12.32 G of the Municipal Code, the following limitations are hereby imposedupon the use of the subject property, subject to the "Q" Qualified classification.

A. Entitlement Conditions

2. Use. The project as approved is for a 84,288 square foot residential building with amaximum height of 79 feet in the (T)(Q)RAS4-1-SN zone. A maximum density of 76residential dwelling units and 2,500 square feet of commercial space is permitted.

3. Site Plan. Prior to the issuance of any building permits for the subject Project, detaileddevelopment site and elevation plans including complete landscape and irrigation plansby a licensed landscape architect or architect, shall be submitted for review and approvalby the Department of City Planning for verification of compliance with the imposedconditions. The plans shall be in substantial conformance with the plans labeled as"Exhibit F" and dated February 8, 2013, or as modified by the City Planning Commissionattached to the subject case file. Minor deviations may be allowed in order to complywith provision of the LAMC, the subject conditions, and the intent of the subject permitauthorization.

4. Floor Area Ratio. The maximum floor area ratio (FAR) permitted is 3:1 based on theproject plans labeled "Exhibit F" and dated February 8, 2013 except as may be revisedas a result of this action.

5. Setbacks. The project shall provide a minimum front yard setback of 5 feet along DeLongpre Avenue; a minimum front yard setback of 5 feet along Leland Way; a minimumside yard setback of 5 feet along Highland Avenue; and a minimum westerly side yardsetback of 5 feet as shown on the project plans labeled "Exhibit F" and dated February8, 2013, except as may be revised as a result of this action.

6. Automobile Parking. Parking spaces for the residential and commercial components ofthe project shall be provided as required by the provisions of Section 12.21-A.4 of theLos Angeles Municipal Code. Prior to the issuance of a building permit, the Applicantshall submit a parking plan for the project identifying the location and distribution of theparking spaces.

7. Bicycle Parking. A minimum of 20 bicycle parking spaces shall be provided as shownon the project plans labeled "Exhibit F" and dated February 8, 2013, except as may berevised as a result of this action.

8. Landscape Buffer. A minimum five-foot wide landscape buffer shall be planted adjacentto the residential use.

9. Noise. A 6-foot-high solid decorative masonry wall adjacent to existinq residences shallbe constructed if no such wall exists.

10. Public Improvements. Prior to the issuance of any building permits, publicimprovements and dedications for streets and other rights-of-way adjoining the subject

. property shall be guaranteed to the .satisfaction of the Bureau of Engineering, .Department of Transportation, Fire Department.


11; "Street Ughting. Prior to the recordation of the final map or lssuance.otthe GertificateoLOccupancy (C of 0), street lighting improvement plans shall be submitted for review andthe owner shall provide a good faith effort via a ballot process for the formation orannexation of the property within the boundary of the development into a Street LightingMaintenance Assessment District.

12. Urban Forestry. Prior to the issuance of a grading permit, a plot plan prepared by areputable tree expert, indicating the location, size, type, and condition of all existing treeson the site shall be submitted for approval by the Department of City Planning. All treesin the public right-of-way shall be provided per the current Urban Forestry Divisionstandards.

B. Environmental Conditions

13. Aesthetics (Landscaping). All open areas not used for buildings, driveways, parkingareas, recreational facilities or walks shall be attractively landscaped and maintained inaccordance with a landscape plan, including an automatic irrigation plan, prepared by aLandscape Practitioner (Sec. 12.40-D) and to the satisfaction of the decision maker.

14. Aesthetics (Vandalism)

a. Every building, structure, or portion thereof, shall be maintained in a safe andsanitary condition and good repair, and free from, debris, rubbish, garbage, trash,overgrown vegetation or other similar material, pursuant to Municipal Code Section91.8104.

b. The exterior of all buildings and fences shall be free from graffiti when such graffiti isvisible from a street or alley, pursuant to Municipal Code Section 91.8104.15.

15. Aesthetics (Light). Outdoor lighting shall be designed and installed with shielding, suchthat the light source cannot be seen from adjacent residential properties or the publicright-of-way.

16. Aesthetics (Glare). The exterior of the proposed structure shall be constructed ofmaterials such as, but not limited to, high-performance and/or non-reflective tinted glass(no mirror-like tints or films) and pre-cast concrete or fabricated wall surfaces tominimize glare and reflected heat.

17. Air Pollution (Demolition, Grading, and Construction Activities).

a. All unpaved demolition and construction areas shall be wetted at least twice dailyduring excavation and construction, and temporary dust covers shall be used toreduce dust emissions and meet SCAQMD District Rule 403. Wetting could reducefugitive dust by as much as 50 percent.

b. The construction area shall be kept sufficiently dampened to control dust caused bygrading and hauling, and at all times provide reasonable control of dust caused bywind.

c. All clearing, earth moving, or excavation activities shall be discontinued duringperiods of high winds (Le., greater than 15 mph), so as to prevent excessiveamounts of dust.

CPC-2012-2405-VZC-ZAA-SPR 0-3

d. All dirtlsoilloads shall be secured by trimming, watering or other appropriate meansto prevent spillage and dust.

e. All dirtlsoil materials transported off-site shall be either sufficiently watered orsecurely covered to prevent excessive amount of dust.

f. General contractors shall maintain and operate construction equipment so as tominimize exhaust emissions.

g. Trucks having no current hauling activity shall not idle but be turned off.

18. Cultural Resources(Archaeological)

a. If any archaeological materials are encountered during the course of projectdevelopment, all further development activity shall halt and:

b. The services of an archaeologist shall then be secured by contacting the SouthCentral Coastal Information Center (657..:278-5395) located at California StateUniversity Fullerton, or a member of the SOCiety of Professional Archaeologist(SOPA) or a SOPA-qualified archaeologist, who shall assess the discoveredmaterial(s) and prepare a survey, study or report evaluating the impact.

c. The archaeologist's survey, study or report shall contain a recommendation(s), ifnecessary, for the preservation, conservation, or relocation of the resource.

d. The applicant shall comply with the recommendations of the evaluatingarchaeologist, as contained in the survey, study or report.

e. Project development activities may resume once copies of the archaeological survey,study or report are submitted to: SCCIC Department of Anthropology, McCarthy Hall477, CSU Fullerton, 800 North State College Boulevard, Fullerton, CA 92834.

f. Prior to the issuance of any building permit, the applicant shall submit a letter to thecase file indicating what, if any, archaeological reports have been submitted, or astatement indicating that no material was discovered.

g. A covenant and agreement binding the applicant to this condition shall be recordedprior to issuance of a grading permit.

19. Cultural Resources(Paleontological)

a. If any paleontological materials are encountered during the course of projectdevelopment, all further development activities shall halt and:

b. The services of a paleontologist shall then be secured by contacting the Center forPublic Paleontology - USC, UCLA, California State University Los Angeles, CaliforniaState University Long Beach, or the Los Angeles County Natural History Museum -who shall assess the discovered material(s) and prepare a survey, study or reportevaluating the impact.

c. The paleontologist's survey, study or report shall contain a recommendation(s), ifnecessary, for the preservation,conservation,or relocation of-the resource.

CPC-2012-2405-VZC-ZAA-SPR 0-4

d. The applicant shall comply. with: the recommendations of the evaluatingpaleontologist, as contained in the survey, study or report.

e. Project development activities may resume once copies of the paleontologicalsurvey, study or report are submitted to the Los Angeles County Natural HistoryMuseum.

f. Prior to the issuance of any building permit, the applicant shall submit a letter to thecase file indicating what, if any, paleontological reports have been submitted, or astatement indicating that no material was discovered.


20. Cultural Resources(HumanRemains)

a. In the event that human remains are discovered during excavation activities, thefollowing procedure shall be observed:

b. Stop immediately and contact the County Coroner: 1104 N. Mission Road, LosAngeles, CA 90033.323-343-0512 (8 a.m. to 5 p.m. Monday through Friday) or 323-343-0714 (After Hours, Saturday, Sunday, and Holidays)

c. The coroner has two working days to examine human remains after being notified bythe responsible person. If the remains are Native American, the Coroner has 24hours to notify the Native American Heritage Commission.

d. The Native American Heritage Commission will immediately notify the person itbelieves to be the most likely descendent of the deceased Native American.

e. The most likely descendent has 48 hours to make recommendations to the owner, orrepresentative, for the treatment or disposition, with proper dignity, of the humanremains and grave goods.

f. If the descendent does not make recommendations within 48 hours the owner shallreinter the remains in an area of the property secure from further disturbance, or;

g. If the owner does not accept the descendant's recommendations, the owner or thedescendent may request mediation by the Native American Heritage Commission.

h. Discuss and confer means the meaningful and timely discussion carefulconsideration of the views of each party.

21. Seismic. The design and construction of the project shall conform to the CaliforniaBuilding Code seismic standards as approved by the Department of Building and Safety.

22. Erosion/Grading/Short-TermConstruction impacts.

a. The applicant shall provide a staked signage at the site with a minimum of 3-inchlettering containing contact information for the Senior Street Use Inspector(Department of Public Works), the Senior Grading Inspector (LADBS) and thehauling or general contractor.


b. Chapter IX,' Division70bfthe Los Angeles Municipal Code addresses grading,excavations, and fills. All grading activities require grading permits from theDepartment of Building and Safety. Additional provisions are required for gradingactivities within Hillside areas. The application of BMPs includes but is not limited tothe following mitigation measures:

c. Excavation and grading activities shall be scheduled during dry weather periods. Ifgrading occurs during the rainy season (October 15 through April 1), diversion dikesshall be constructed to channel runoff around the site. Channels shall be lined withgrass or roughened pavement to reduce runoff velocity.

d. Stockpiles, excavated, and exposed soil shall be covered with secured tarps, plasticsheeting, erosion control fabrics, or treated with a bio-degradable soil stabilizer.

23. Green House Gas Emissions

a. Install either a demand (tankless or instantaneous) water heater system OR a 95%plus, hi-efficiency central boiler and storage tank system, sufficient to serve theanticipated needs of the dwelling(s).

b. Only low- and non-VOC-containing paints, sealants, adhesives, and solvents shall beutilized in the construction of the project.

24. Stormwater Pollution (Demolition, Grading, and Construction Activities)

a. Sediment carries with it other work-site pollutants such as pesticides, cleaningsolvents, cement wash, asphalt, and car fluids that are toxic to sea life.

b. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soilon paved surfaces that can be washed away into the storm drains.

c. All vehicle/equipment maintenance, repair, and washing shall be conducted awayfrom storm drains. All major repairs shall be conducted off-site. Drip pans or dropclothes shall be used to catch drips and spills.

d. Pavement shall not be hosed down at material spills. Dry cleanup methods shall beused whenever possible.

e. Dumpsters shall be covered and maintained. Uncovered dumpsters shall be placedunder a roof or be covered with tarps or plastic sheeting.

25. Land Use.

a. Residential - An air filtration system shall be installed and maintained with filtersmeeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency ReportingValue (MERV) of 11, to the satisfaction of the Department of Building and Safety.

b. Commercial - An air filtration system shall be installed and maintained with filtersmeeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency ReportingValue (MERV) of 12, to the satisfaction of the Department of Building and Safety.

·,.c'


26. Increased Noise levels (Demolition, Grading, and Construction Activities)

a. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331and 161,574, and any subsequent ordinances, which prohibit the emission orcreation of noise beyond certain levels at adjacent uses unless technically infeasible.

b. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pmMonday through Friday, and 8:00 am to 6:00 pm on Saturday.

c. Demolition and construction activities shall be scheduled so as to avoid operatingseveral pieces of equipment simultaneously, which causes high noise levels.

d. The project contractor shall use power construction equipment with state-of-the-artnoise shielding and muffling devices.

27. Increased Noise levels (Parking Structure Ramps)

a. Concrete, not metal, shall be used for construction of parking ramps.

b. The interior ramps shall be textured to prevent tire squeal at turning areas.

c. Parking lots located adjacent to residential buildings shall have a solid decorativewall adjacent to the residential.

28. Severe Noise levels (Residential Fronting on Major or Secondary Highway, oradjacent to a Freeway)

a. All exterior windows having a line of sight of a Major or Secondary Highway shall beconstructed with double-pane glass and use exterior wall construction whichprovides a Sound Transmission Coefficient (STC) value of 50, as determined inaccordance with ASTM E90 and ASTM E413, or any amendment thereto.

b. The applicant, as an alternative, may retain an acoustical engineer to submitevidence, along with the application for a building permit, any alternative means ofsound insulation sufficient to mitigate interior noise levels below a CNEL of 45 dBA inany habitable room.

29. Public Services (Fire). The following recommendations of the Fire Department relativeto fire safety shall be incorporated into the building plans, which includes the submittal ofa plot plan for approval by the Fire Department either prior to the recordation of a finalmap or the approval of a building permit. The plot plan shall include the followingminimum design features: fire lanes, where required, shall be a minimum of 20 feet inwidth; all structures must be within 300 feet of an approved fire hydrant, and entrancesto any dwelling unit or guest room shall not be more than 150 feet in distance inhorizontal travel from the edge of the roadway of an improved street or approved firelane.

30. Public Services (Schools). The applicant shall pay school fees to the Los AngelesUnified School District to offset the impact of additional student enrollment at schoolsserving the project area.

· \""31.


Public Services (Street Improvements Not·:Required By DOT). The project shallcomply with the Bureau of Engineering's requirements for street dedications andimprovements that will reduce traffic impacts in direct portion to those caused by theproposed project's implementation.

32. Recreation (Increased Demand For Parks Or Recreational Facilities, Apartments).Pursuant to Section 21.10 of the Los Angeles Municipal Code, the applicant shall paythe Dwelling Unit Construction Tax for construction of apartment buildings.

33. Increased Vehicle Trips/Congestion. Implementing measure(s) detailed in saidDepartment's communication to the Planning Department dated November 19, 2012 andattached shall be complied with. Such report and mitigation measure(s) are incorporatedherein by reference.

34. Inadequate Emergency Access: The applicant shall submit a parking and drivewayplan to the Bureau of Engineering and the Department of Transportation for approvalthat provides code-required emergency access.

35. Utilities (Local Water Supplies - Landscaping)

a. The project shall comply with Ordinance No. 170,978 (Water Management Ordinance),which imposes numerous water conservation measures in landscape, installation, andmaintenance (e.g, use drip irrigation and soak hoses in lieu of sprinklers to lower theamount of water lost to evaporation and overspray, set automatic sprinkler systems toirrigate during the early morning or evening hours to minimize water loss due toevaporation, and water less in the cooler months and during the rainy season).

b. In addition to the requirements of the Landscape Ordinance, the landscape plan shallincorporate the following:

I. Weather-based irrigation controller with rain shutoffII. Matched precipitation (flow) rates for sprinkler heads

III. Drip/microspray/subsurface irrigation where appropriateIV. Minimum irrigation system distribution uniformity of 75 percentV. Proper hydro-zoning, turf minimization and use of native/drought tolerant plan

materialsVI. Use of landscape contouring to minimize precipitation runoff

VII. A separate water meter (or submeter), flow sensor, and master valve shutoffshall be installed for existing and expanded irrigated landscape areas totaling5,000 sf. and greater.

36. Utilities (Local Water Supplies - All New Construction)

a. If conditions dictate, the Department of Water and Power may postpone new waterconnections for this project until water supply capacity is adequate.

b. Install high-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets,and high-efficiency urinals (maximum 0.5 gpf), including no-flush or waterlessurinals, in all restrooms as appropriate.

c. Install restroom faucets with a maximum flow rate of 1.5 gallons per minute.


d. A separate water meter (or submeter) , flow sensor, and master valve shutoff shall beinstalled for all landscape irrigation uses ..

e. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition ofsuch equipment shall be indicated on the building plans and incorporated into tenantlease agreements. (Single-pass cooling refers to the use of potable water to extractheat from process equipment, e.g. vacuum pump, ice machines, by passing thewater through equipment and discharging the heated water to the sanitarywastewater system.

37. Utilities (local Water Supplies - New Commercial or Industrial). All restroom faucetsshall be of a self-closing design.

38. Utilities (local Water Supplies - New Residential)

a. Install no more than one showerhead per shower stall, having a flow rate no greaterthan 2.0 gallons per minute.

b. Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) inthe project, if proposed to be provided in either individual units and/or in a commonlaundry room(s). If such appliance is to be furnished by a tenant, this requirementshall be incorporated into the lease agreement, and the applicant shall beresponsible for ensuring compliance.

c. Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, ifproposed to be provided. If such appliance is to be furnished by a tenant, thisrequirement shall be incorporated into the lease agreement, and the applicant shallbe responsible for ensuring compliance.

39. Utilities (Solid Waste Recycling)

a. (Operational) Recycling bins shall be provided at appropriate locations to promoterecycling of paper, metal, glass, and other recyclable material. These bins shall beemptied and recycled accordingly as a part of the project's regular solid wastedisposal program.

b. (Constructlon'Demolltlon) Prior to the issuance of any demolition or constructionpermit, the applicant shall provide a copy of the receipt or contract from a wastedisposal company providing services to the project, specifying recycled wasteservice(s), to the satisfaction of the Department of Building and Safety. Thedemolition and construction contractor(s) shall only contract for waste disposalservices with a company that recycles demolition and/or construction-related wastes.

c. (ConstructionlDemolition) To facilitate on-site separation and recycling ofdemolition- and construction-related wastes, the contractor(s) shall providetemporary waste separation bins on-site during demolition and construction. Thesebins shall be emptied and the contents recycled accordingly as a part of the project'sregular solid waste disposal program.

40. Utilities (Solid Waste Disposal). All waste shall be disposed of properly. Useappropriately labeled recycling bins to recycle demolition and construction materialsincluding: solvents, water-based paints.: vehicle fluids, broken asphalt and concrete,bricks, metals, wood, and vegetation. Non recyclable materials/wastes shall be taken to


an 'appropriate landfill: Toxic wastes must be discarded at a licensed regulated disposal'site.

C. Administrative Conditions

41. Approval, Verification and Submittals. Copies of any approvals, guarantees orverification of consultations, review or approval, plans, etc., as may be required by thesubject conditions, shall be provided to the Department of City Planning for placement inthe subject file.

42. Code Compliance. Area, height and use regulations of the zone classification of thesubject property shall be complied with, except where herein conditions may vary.

43. Covenant. Prior to the issuance of any permits relative to this matter, an agreementconcerning all the information contained in these conditions shall be recorded in theCounty Recorder's Office. The agreement shall run with the land and shall be binding onany subsequent property owners, heirs or assigns. The agreement shall be submitted tothe Department of City Planning for approval before being recorded. After recordation, acopy bearing the Recorder's number and date shall be provided to the Department ofCity Planning for attachment to the file.

44. Definition. Any agencies, public officials or legislation referenced in these conditionsshall mean those agencies, public offices, legislation or their successors, designees oramendment to any legislation.

45. Enforcement. Compliance with these conditions and the intent of these conditions shallbe to the satisfaction of the Department of City Planning and any designated agency, orthe agency's successor and in accordance with any stated laws or regulations, or anyamendments thereto.

46. Building Plans. Page 1 of the grant and all the conditions of approval shall be printedon the building plans submitted to the Department of City Planning and the Departmentof Building and Safety.

47. Corrective Conditions. The authorized use shall be conducted at all times with dueregard for the character of the surrounding district, and the right is reserved to the CityPlanning Commission, or the Director of Planning, pursuant to Section 12.27.1 of theMunicipal Code, to impose additional corrective conditions, if in the decision makersopinion, such actions are proven necessary for the protection of persons in theneighborhood or occupants of adjacent property.

48. Project Plan Modifications. Any corrections and/or modifications to the Project plansmade subsequent to this grant that are deemed necessary by the Department ofBuilding and Safety, Housing Department, or other Agency for Code compliance, andwhich involve a change in site plan, floor area, parking, building height, yards orsetbacks, building separations, or lot coverage, shall require a referral of the revisedplans back to the Department of City Planning for additional review and final sign-offprior to the issuance of any building permit in connection with said plans. This processmay require additional review and/or action by the appropriate decision making authorityincluding the Director of Planning, City Planning Commission, Area PlanningCommission, or Board.


""~-'~;;,49.MitigationMonitoring. The applicant shall identify mitigation monitors who shallprovide periodic status reports on the implementation of the Environmental Conditionsspecified herein, as to area of responsibility, and phase of intervention (pre-construction,construction, post-construction/maintenance) to ensure continued implementation of theEnvironmental Conditions.

50. Indemnification. The applicant shall defend, indemnify and hold harmless the City, itsagents, officers, or employees from any claim, action or proceedings against the City orits agents, officers, or employees relating to or to attack, set aside, void or annul thisapproval which action is brought within the applicable limitation period. The City shallpromptly notify the applicant of any claim, action, or proceeding and the City shallcooperate fully in the defense. If the City fails to promptly notify the applicant of anyclaim action or proceeding, or if the City fails to cooperate fully in the defense, theapplicant shall not thereafter be responsible to defend, indemnify, or hold harmless theCity.

51. Community Redevelopment Agency. The applicant shall obtain written approval fromthe Community Redevelopment Agency (CRA), or its successors in interest, forconformance with the Hollywood Redevelopment Project and any applicable designguidelines relative thereto, for any construction, work, modification or change of use onthe subject property that requires a building permit or any other land use entitlement.

52. Hollywood Signage Supplemental Use District (CRA Area). The applicant shallobtain written approval from the Department of City Planning and the CommunityRedevelopment Agency (CRA), or its successors in interest, for conformance with theHollywood Signage Supplemental Use District and any applicable design guidelinesrelative thereto, for any signage on the subject property that requires a building permit orany other land use entitlement.

53. Expiration/Termination. The subject (T)(Q)RAS4-1-SN Zone shall become null andvoid, and the rezoning proceeding shall be terminated, (a) if the applicant fails to removethe T Tentative classification within the six year time period provided in LAMC Section12.32-G,h, including any extensions or (b) upon applicant's delivery to the Director ofCity Planning of written notice terminating the (T)(Q)RAS4-1-SN rezoning.

54. Prior to the clearance of any conditions, the applicant shall show proof that all fees havebeen paid to the Department of City Planning, Expedited Processing Section.

" r

CPC-2012-240S-VZC-ZAA-SPR F-1

FINDINGS'

1. General Plan Land Use Designation. The subject property is located in the HollywoodCommunity Plan, which was adopted by the City Council in June of 2012. The Plan Mapdesignates the subject property for General Commercial land uses with the correspondingzones of C1, C1.S, CR, C2, C4, RAS3, RAS4 and P and Height District No.1. The subjectproperty contains approximately 30,618 square feet (0.7 acres) and is currently zoned(T)(Q)RAS4-1-SN. The RAS4 zone permits uses consistent with multiple dwellings andlimited commercial as specified in the LAMC.

2. . General Plan Text. The Hollywood Community Plan text includes the following relevantland use goals and policies:

Goal LU.2 of the Plan encourages proposed projects to: "Provide a range of employmentand housing opportunities Promote the vitality and expansion of Hollywood's media,entertainment and tourism industries."

The relevant policies of the goal are:

• Policy LU.2.1S: Encourage mixed-use and multi-family residential projects to providebicycle parking and/or bicycle lockers.

\It Policy LU.2.17: Provide an adequate supply of rental and ownership housingopportunities for households of all income levels and needs.

Goal LU.3 of the Plan encourages proposed projects to: "Make streets walkable."


It Policy LU.3.4: Design sidewalks that make pedestrians feel welcome and safe byminimizing the conflict between cars, buses and pedestrians.

• Policy LU.3.S: Discourage curb-cuts next to sidewalks on streets with a high level ofpedestrian traffic, when alternative access exists.

e Policy LU.3.9: Encourage the planting of street trees for shade.

III Policy LU.3.S: Promote well-designed retail with transparent facades to allow visibilityof commercial uses.

e Policy LU.3.S: Promote pedestrian-friendly land uses along streets with highpedestrian activity.

Goal LU.S of the Plan proposes that projects: "Encourage sustainable land use andbuilding design."

The relevant policy of the goal is:

• Policy LU.S.S: Promote the planting of street trees to provide comfortable, shadywalking environments, cooling and absorption of carbon dioxide.

CPC-2012-2405-VZC-ZAA-SPR F-2

Other Zoning Intcrrnatlorus.., ;.-'.:

Hollywood Signage Supplemental Use District - Any proposed signs will be subject to theprovisions set forth in the Plan. No signage is being proposed in conjunction with theproposed project however, the applicant must also obtain written approval from theDepartment of City Planning and the Community Redevelopment Agency (CRA), or itssuccessors in interest, for conformance with the Hollywood Signage Supplemental UseDistrict for any signage on the subject property. Any proposed digital displays, marqueesigns, open panel roof sign, pillar sign, projecting sign, wall signs larger than 75 squarefeet in area or a sign that utilizes a sign area bonus must obtain Project PermitCompliance from the Department of City Planning.

Los Angeles State Enterprise Zone - Automobile parking shall be provided at a ratio of atleast one automobile parking space for each 500 square feet of combined floor areacontained within all the office, business, commercial, research and development buildings,and manufacturing or industrial buildings on any lot.

Hollywood Redevelopment Project - The Plan sets forth goals that include encouragingeconomic development; promoting and retaining the entertainment industry; revitalizingthe historic core; preserving and expanding housing for all income groups; meeting socialneeds of area residents; providing urban design guidelines; and preserving historicallysignificant structures.

Adaptive Reuse Incentive Areas Specific Plan - The proposed project is not subject to theprovisions of the Plan.

The project involves the construction of a mixed-use building located on lot currentlyzoned for limited commercial and higher density multi-family residential land uses. Theproject would result in higher density than what is allowed currently, while providing highquality, contemporary housing that would enhance the neighborhood and assist .in thecreation of much needed residential housing. The project would also provide retail spaceto be located along Highland Avenue, designed to activate the site and enhance thesurrounding area.

The proposed Vesting Zone Change would allow development consistent with the GeneralCommercial Land Use Desiqnatlon subject to the development standards of the RAS4Zone. The project would incorporate landscaping and design elements consistent with theHollywood Community Plan's policies and programs and would preserve and enhance theexisting multi-family neighborhood located west of the subject site. As conditioned, theproject would not encroach into any single-family area and is adequately buffered by therequirement of a 5-foot westerly side yard. Although the existing and proposed HeightDistrict 1 does not limit height, the proposed project will have a maximum building heightof 79 feet and a maximum FAR of 3.0:1.

Framework Element. The Framework Element for the General Plan (Framework Element)was adopted by the City of Los Angeles in December 1996 and re-adopted in August2001. The Framework Element provides guidance regarding policy issues for the entireCity of Los Angeles, including the project site. The Framework Element also sets forth aCitywide comprehensive long-range growth strategy and defines Citywide policesregarding such issues as land use, housing, urban form, neighborhood design, openspace, economic development, transportation, infrastructure, and public services.

The requested Zone Change would permit development of a high-quality mixed-useproject along Highland Avenue, a major transportation corridor. The project site is an


under' improved parcel--designated for General Commercial land uses;" ·The --project·provides an infill development in a neighborhood comprised of multi-family, single-familyand commercial land uses. By enabling the construction of residential/commercial uses inclose proximity to existlnq multi-family neighborhoods and commercial uses, the proposedZone Change would be consistent with several policies of the Framework Elementincluding:

Policy 3.8.2: "Encourage the retention of existing and development of newcommercial uses that primarily are oriented to the residents of adjacentneighborhoods and promote the inclusion of community services ..."

Policy 3.8.4: "Enhance pedestrian activity by the design and siting of structures ..."

Policy 3.13.1: "Encourage the development of commercial uses and structures thatintegrate housing units with commercial uses...."

Policy 3.13.6: "Design rnulti-femily residential units to minimize the impacts of trafficand noise and incorporate recreational and open space amenities to support theneeds of the residents."

3. Transportation Element. Leland Way and De Longpre Avenue are classified as LocalStreets and Highland Avenue is classified as a Major Highway Class II. The project wouldbe required to comply with the Highway and Street Standards of the Los AngelesMunicipal Code. Department of Transportation has reviewed the revised project and thetraffic analysis prepared by Overland Traffic Consultants. DOT concurs, in a memo datedNovember 19, 2012, that the project will generate a net increase of 66 a.m. peak hour tripsand 72 p.m. peak hour trips, however DOT has determined that the proposed project willnot result in significant traffic impacts at any of the intersections studied. DOTrecommends that the project requirements as stated in their original memo dated August17, 2012, be adopted as conditions of project approval. These requirements must be

. completed and/or guaranteed before the issuance of any building permits for the proposedproject. Bureau of Engineering and the Department of Transportation have reviewed theproject and have required improvement to the street system. Therefore, General Plan willbe not be adversely affected by the recommended action herein.

Bicycle Plan. The 2010 Bicycle Plan, a component of the Transportation Element, wasadopted on March 1, 2011 and is not likely to be affected by the recommended actionherein. The three goals that have been established by the Plan are to: increase thenumber and types of bicyclists who bicycle in the City; make every street a safe place toride a bicycle, and make the City of Los Angeles a bicycle friendly community. Thesegoals will realized by the implementation of policies, programs and objectives. Policy 1.2.7of the Plan is to, "Develop and implement citywide bicycling parking standards," byincreasing the supply of secure bicycle parking for commercial and residential projects.

The subject site is located two blocks south of Hollywood Boulevard. The 4.52 mile stretchof Highland Avenue, between Cahuenga Boulevard and Pico Boulevard has -beenidentified as a Backbone of the Bicycle Network and is slated for a future bicycle lane.

Bicycle Ordinance No. 182,386.

The proposed project is not subject to the provrsrons of the newly adopted BicycleOrdinance, effective March 13, 2013 because the project was submitted to the Departmentof City Planning on September 5, 2012 and deemed complete on September 13, 2012.


However, the applicant will provide an approximately 468. square-foot, enclosed bicycleparking facility with a minimum of 20 bicycle parking spaces.

4. The Sewerage Facilities Element of the General Plan will not be affected by therecommended action. The project will be connected to existing sewer facilities consistentwith the health and safety goals of this Plan Element.

5. Street lights. The Bureau of Street Lighting requires the installation of street lights asconditioned herein.

Entitlement Findings

6. Vesting Zone Change Findings.

Pursuant to Section 12.32-F, G of the Municipal Code, and based on these findings, therecommended action is deemed consistent with public necessity, convenience, generalwelfare and good zoning practice.

Public Necessity: The granting of the proposed Zone Change would result in a project thataddresses public necessity by allowing the development of needed housing in thecommunity as well as commercial services and business opportunities consistent with theproperty's General Commercial land use designation.

Convenience: Granting the proposed zone change would result in a project that isconsistent with the public convenience. The project site is located in a residential andcommercially mixed neighborhood within the Hollywood Community Plan area. The site'slocation on Highland Avenue and its proximity to Sunset Boulevard provides convenientvehicular access and public transit opportunities to residential and commercial uses. Theresidential and commercial use will also serve the local neighborhood and the communityat large by preserving and enhancing the character of the multi-family residential andcommercial neighborhood.

General Welfare: Granting the requested zone change would be consistent with theGeneral Welfare, in that the instant request involves a zone and use that is consistent withthe plan's underlying Land Use Deslqnation of General Commercial. The property iscurrently vacant and therefore underutilized. The improvements resulting from the zonechange will enhance the visibility and aesthetic character of the site. Further, the projectwould be designed in conformance with all applicable fire and safety codes which areintended to promote the General Welfare. Lastly, the applicant is proposing a project thatwould be consistent with applicable zoning regulations.

Good Zoning Practice: The existing RAS4 Zone allows for R4 residential densities andlimited ground floor commercial however the current "Q" condition limits density to 56residential units. Without the "Q" condition, the lot area of 30,618 square feet would allow76 residential units. The RAS4 Zone corresponds to the Pian's General Commercial LandUse Designation. The proposed (T)(Q)RAS4-1-SN Zone would allow more density andpreserve and enhance the character of the surrounding neighborhood consistent with theintent and purpose of the Community Plan. The Height District of 1 would remain thesame, which does not limit height and limits FAR to 3:1.

Pursuant to Section 12.32.Q(a)(2) of the Munlcipal Code, the action, as recommended,has been made contingent upon compliance with the 'Til and 'Q" conditions imposedherein. Such limitations 'are necessary to protect the best interests of and to assure adevelopment more compatible with surrounding properties, to secure an appropriate


development in harmony with the General Plan, and to prevent or mitigate the potentialadverse environmental effects of the subject recommended action.

7. Zoning Administrator's Adjustment Findings

a. Site characteristics or existing improvements do not make strict adherence tothe zoning regulations impractical or infeasible, and the project does notconform with the intent of those regulations.

The project site is subject to previously approved Case Nos. CPC-2005-3417-VZC andVTT-62928 for the construction of 56 residential condominiums and 6,800 square feetof commercial space in the (T)(Q)RAS4-1-SN Zone. The proposed project has beenmodified for the construction of 76 apartment units and 2,500 square feet ofcommercial space. The applicant is seeking approval of a variable 1'-6" to 2'-6" sideyard along the westerly property line,in lieu of the 5'-0" side yard otherwise required.

The subject site is a flat vacant lot, 30,618 square feet in size, with frontages along thewest side of Highland Avenue, the north side of De Longpre Avenue and south side ofLeland Way. The westerly property line is adjacent to RD1.5 zoned properties that aredeveloped with single-family dwellings. The site is generally rectangular, with the DeLongpre frontage being approximately 1.2 feet longer than the Leland Way frontage,resulting in side property lines that are not precisely parallel.

Planning staff is recommending denial of the proposed variable 1'-6" to 2'-6" side yardalong the westerly property line. The applicant has not proven that the shape of thesite or any of its characteristics would make strict adherence to zoning regulationsimpractical or infeasible. On February 21, 2013' Department of City Planning staffutilized a 1,000-foot radius map via the Zoning Information Mapping Access System(ZIMAS) and the Planning Case Tracking System (PCTS), seeking relevant ZoningAdministrator's Adjustment requests and/or approvals. No such cases exist; thereforethere is no precedent to justify approval of a variable 1'-6" to 2'-6" side yard. A 5-footside yard, as required by the LAMC would not be detrimental to the design of theproject as it would either intrude on the ground floor and Parking Level A or requirethat the project be shifted to the east. The project, as designed, is over-parked toCode requirements. Therefore, losing parking spaces would not require any additionalentitlements.

In addition, permitting a reduced side yard adjacent to single-family homes in theRD1.5 zone would be detrimental to the lower density housing by not providing asufficient buffer from the proposed 79-foot building, which is inconsistent with the intentand purpose of the setback requlations. The proposed residential units will be locatedabove the ground floor level and set back 10 feet from the property line, however, theground floor is designed to be set back 1-foot 6 inches to 2 feet 6 inches from theproperty line and is approximately 18 feet in height.' The project has been conditioned(Condition Nos. 7 and 8) to provide a 5-foot landscape buffer to mask the 18-foot blankwall for aesthetic purposes and to construct a 6-foot high solid decorative masonry wallto shield noise from the new development to the low density residential properties. A5-foot setback would allow for adequate light and air as well as a buffer for noise,landscaping and privacy. With denial of the Zoning Administrator's Adjustment, theproposed project will comply with all yard requirements and will adequately providelight, air and a buffer for the adjacent low density buildings.


b. In light of the project as.a whole including any mitigation measures imposed, theproject's location, size, height, operations and other significant features will notbe compatible with and will adversely affect or further degrade adjacentproperties, the surrounding neighborhood, or the public health, welfare andsafety.

The development of the site would improve an otherwise undeveloped andunderutilized vacant property in the (T)(Q)RAS4-1-SN Zone. The project is subject toa number of measures intended to mitigate and deter potential adverse effects tofuture occupants as well as the surrounding community. However, as designed, with avariable 1'-6" to 2"-6" westerly side yard setback, the project would adversely affect theadjacent single-family homes in the RD1.5 zone. The proposed westerly side yardsetback would not provide a sufficient buffer from the proposed 79-foot building withrespect to noise, light and air. A 5-foot setback would allow for adequate light and airas well as a buffer for noise, landscaping and privacy. Denial of the proposed variable1'-6" to 2'-6" side yard along the westerly property line is necessary to ensure theproject would not jeopardize the public health, welfare or safety of the community.

In compliance with the requirements of the California Environmental Quality Act(CEQA), the project was issued a Mitigated Negative Declaration (Case No. ENV-2012-2406-MND-REC1). The project is subject to various specific measures such airpollution controls during the construction and operation of the project; noise mitigationfor construction and operation; design elements which are designed to be sensitive tothe surrounding neighborhood including extensive landscaping and shielded lighting.Mitigation Monitoring and other procedures and processes have been identifiedensuring the implementation of all required mitigation measures. Supplementaryconditions that are typically mitigation measures have been included in this approval toreduce the impact of the project on adjacent residential neighbors to the west includinga 5-foot landscape buffer and the construction of a 6-foot high masonry wall.

c. The project is not in substantial conformance with the purpose, intent andprovisions of the General Plan, the applicable community plan, and any specificplan.

The General Plan establishes policies that provide for the regulatory environment inmanaging the City and for addressing environmental concerns and problems. Themajority of the General Plan policies end up in the form of Code Requirements of LosAngeles Municipal Code.

The Land Use Element of the City's General Plan divides the city into 35 CommunityPlans. The applicable Hollywood Community Plan designates the subject site forGeneral Commercial land uses with the corresponding zones of C1, C1.5, CR, C2, C4,RAS3, RAS4 and P and Height District No.1. The subject property containsapproximately 30,618 square feet (0.7 acres) and is currently zoned (T)(Q)RAS4-1-SN. The RAS4 zone permits uses consistent with multiple dwellings and limitedcommercial as specified in the LAMC. The subject site is located within the HollywoodSignage Supplemental Use District area. Any proposed signs will be subject to theprovisions set forth in the Plan.

The applicant is requesting approval of a variable 1'-6" to 2'-6" side yard along thewesterly property line. The Hollywood Community Plan does not explicitly addressadjustments as indicated in this instant request. However, the intent of the CommunityPlan is to promote and ensure the public welfare as well as to provide policies that

u, I


protect and enhance neighborhoods relative to existing and future development. Inaddition, the purpose and intent of the Code's requirement for required front, side andrear yards is to further reinforce the importance of the separation of land uses.Therefore, Department of City Planning staff determined that the proposed variableside yard of 1'-6" to 2'-6" would not be sufficient to separate the proposed project fromthe existing developments in the adjacent RD1.5 zoned properties and as such, wouldnot be consistent with the intent of the General Plan and LAMC to provide adequateseparation between different buildings and land uses.

8. Site Plan Review Findings

a. That the project is in substantial conformance with the purposes, intent andprovisions of the General Plan, applicable Community Plan, and any applicableSpecific Plan.

The proposed project design complies with all applicable provisions of the LAMC andthe Hollywood Community Plan except for any allowances that may be permittedunder the granting of the requested entitlements. The site is also located within the LosAngeles State Enterprise Zone, Hollywood Signage Supplemental Use District (CRAArea), Adaptive Reuse Incentive Areas Specific Plan and the HollywoodRedevelopment Project. The applicant will be required to obtain written approval fromthe Community Redevelopment Agency (CRA), or its successors in interest, forconformance with the Hollywood Redevelopment Project. No signage is beingproposed in conjunction with the proposed project however, the applicant must alsoobtain written approval from the Department of City Planning and the CommunityRedevelopment Agency (CRA), or its successors in interest, for conformance with theHollywood Signage Supplemental Use District for any signage on the subject property.Any proposed digital displays, marquee signs, open panel roof sign, pillar sign,projecting sign, wall signs larger than 75 square feet in area or a sign that utilizes asign area bonus must obtain Project Permit Compliance from the Department of CityPlanning.

The proposed project complies with the intent and objectives of the General Plan. TheHollywood Community Plan, a part of the Land Use Element of the General Plan,encourages a variety of housing options in order to meet the housing demands of thearea. Furthermore, the subject site is designated with a General Commercial land use,which allows multi-family development. The proposed mixed-use project is consistentwith the following goals and policies of the Hollywood Community Plan:

Goal LU.2 of the Plan encourages proposed projects to: "Provide a range ofemployment and housing opportunities Promote the vitality and expansion ofHollywood's media, entertainment and tourism industries."

Policy LU.2.15: Encourage mixed-use and multi-family residential projects to providebicycle parking and/or bicycle lockers.

Policy LU.2.17: Provide an adequate supply of rental and ownership housingopportunities for households of all income levels and needs.

Goal LU.3 of the Plan encourages proposed projects to: ''Make streets walkable."

Policy LU.3.4: Design sidewalks that make pedestrians feel welcome and safe byminimizing the conflict between cars, buses and pedestrians.

CPC-2012-240S-VZC-ZAA-SPR F-8

.. •..•"", 1~. "

Policy LU.3.S: Discourage curb-cuts next to sidewalks on streets with a high level ofpedestrian traffic, when alternative access exists.

Policy LU.3.9: Encourage the planting of street trees for shade.

Policy LU.3.S: Promote well-designed retail with transparent facades to allow visibilityof commercial uses.

Policy LU.3.S: Promote pedestrian-friendly land uses along streets with highpedestrian activity.

Goal LU.S of the Plan proposes that projects: "Encourage sustainable land use andbuilding design."

Policy LU.S.S: Promote the planting of street trees to provide comfortable, shadywalking environments, cooling and absorption of carbon dioxide.

In addition, the proposed project is in conformance with the Citywide DesignGuidelines for residential projects and the Walkability Checklist as discussed below.Approval of the requested Vesting Zone Change and Site Plan Review would permitthe development of a much needed multi-family project with commercial space toaccommodate two businesses. The proposed project contributes to the advancementof the goals and policies set forth in the General Plan and the Hollywood CommunityPlan by contributing to the growing demand for housing. Therefore, the project, asconditioned complies with all applicable provisions of the LAMC and is consistent withthe General Plan and Hollywood Community Plan.

b. That the project consists of an arrangement of buildings and structures(including height, bulk, and setbacks), off-street parking facilities, loading areas,lighting, landscaping, trash collection, and other such pertinent improvements,that is or will be compatible with existing and future development on adjacentproperties and neighboring properties.

The proposed project has been designed with open space, landscaping, outdoorrecreation amenities and articulated building elevations. All of the proposed units havebeen considered with respect to light and ventilation with each unit having access tothe provided open space. The building is comprised of five stories of residential unitsover a ground floor containing commercial space, residential leasing offices andparking. The project also provides two levels of subterranean parking. Below is adiscussion of the compatibility of the project to the surrounding neighborhood as wellas the design of the building and its pertinent features. Planning staff has conductedan assessment of the projects compliance with the Citywide Design Guidelines forresidential projects and the Walkability Checklist.

Compatibility. The proposed project is subject to the provisions of the HollywoodCommunity Plan and standards. Although Highland Boulevard is predominatelycharacterized with commercial uses, the adjacent uses to the west are developed withlow density residential buildings. The proposed project is mixed-use with commercialspace on the ground level and residential units above. The project will incorporatemitigation measures to ensure neighboring uses are not significantly impacted by the

. proposed development.

CPC-2012-2405-VZC-ZAA-SPR F-9',j

"

Site Planning/Building Orientation/Frontage. The project site is generally rectangularin shape and is approximately 30,619 square feet. The site has an approximately 215foot frontage along Highland Avenue and a depth of approximately 121 feet along DeLongpre Avenue and approximately 120 feet along Leland Avenue. The vacant site isgenerally flat. The proposed building is six stories in height (79 total feet to the top ofthe fitness room), with the residential units on the podium through fifth levels. Theground level is rectangular shaped with two subterranean parking levels. The groundlevel will house the two commercial spaces, residential lobby, residential leasingoffices, bicycle room and parking. The residential portion above is "C" shaped with acentral courtyard. Many of the units have a view of the central courtyard which willprovide natural ventilation. Also, the building minimizes heat exposure by placing onlya few units towards the south. The primary pedestrian entrances for the commercialand residential components are located at grade along Highland Avenue. Theentrance to the residential lobby, located midway along the east facade of the building,is articulated with a glass door, full-height windows and a metal canopy. The two mainentrances for the retail spaces are located along Highland Avenue and are articulatedwith glass double-doors, full-height windows and metal canopies.

Design. The scale, massing, and location of the proposed residential building willrespond to the rectangular shape and topography of the site and to the commercialand residential context of the properties that adjoin the project. The project will consistof two subterranean parking levels with ground floor commercial and five residentiallevels above. The proposed project has been designed consistent with the designpolicies set forth in the Hollywood Community Plan, the Citywide Design Guidelinesand the Walkability Checklist as further discussed below.

Height/Bulk. The 79 foot height of the proposed building is taller than most of theexisting buildings in the immediate area however, the existing and proposed HeightDistrict 1 does not limit the height of structures. The total floor area is approximately84,288 square feet, equal to the maximum allowable FAR of 3:1. As such, theproposed building will be consistent with the RAS4 zoning of the project site.

Setbacks. The proposed (T)(Q)RAS4 zone requires a 5-foot front yard setback, 5-footside yard setbacks (setback when adjacent to RD1.5 zoned properties and when theground floor is not entirely commercial space) and a 15-foot rear yard. Because theproject site is a pass-through lot, De Longpre Avenue and Leland Way are both frontyards and the westerly property line and Highland Avenue are both side yards. Thisproject does not have a rear yard. The residential portion of the project is "C" shapedwith a central courtyard and has setbacks that are designed to conform to LAMCrequirements. The project has been designed with a variable building setback of 5'-1"to 12'-9" along Highland Avenue. However, the ground level is designed with avariable 1'-6" to 2'-6" westerly side yard setback. Planning staff is recommendingdenial of the variable westerly side yard setback and requirlnq a minimum 5-footsetback as required by the LAMC. With denial of the Zoning Administrator'sAdjustment, the proposed project will comply with all yard requirements and willadequately provide light and air as well as a buffer for noise, landscaping and privacyfor adjacent low density buildings.

Citywide Design Guidelines. "The Citywide Design Guidelines have been created tocarry out the common design objectives that maintain neighborhood form andcharacter while promoting design excellence and creative infill development solutions."The Guidelines are intended as a tool in .evaluating project applications along withrelevant policies from the General Plan Framework and Community Plans.Incorporating the guidelines into a project's design encourages compatible


architecture,~ttr§l9tiYEl;,l11ulthfaInilyresldenttal districts, pedestrian activity, context-sensitive design, and place-making. The project has been designed in observance ofmany of the Residential Citywide Design Guidelines goals. The project complies withthe following Citywide Design Guideline Objectives and incorporates several designprinciples as discussed below.


The project has been designed with a strong street wall along Highland Avenuewith a variable building setback of 5'-1" to 12'-9". The ground floor facade has.articulated entrances for the residential and retail components that incorporateglass and metal canopies at grade level. The retail entrances are located acrossan existing bus stop providing a direct path of travel for transit dependentpatrons. The ground floor, along Highland Avenue maintains a high degree oftransparency with the use of unobstructed floor-to-ceiling glass, providing avisual connection to the street. In addition, the southeast corner of the building issetback to accommodate outdoor seating for a future restaurant.

In order to provide a sensitive transition with the adjacent RD1.5 zonedproperties, Planning Staff has recommended denial of a reduced westerly sideyard setback. A minimum 5-foot setback would allow for a landscape bufferbetween the 79 foot building and the adjacent single-family dwellings.


The project includes various design elements that provide scale and interest onthe building facade including the use of metal canopies, glass storefront systems,spandrel glass facade system, aluminum fin-walls, balconies with metal clad floorsystems and cable guardrails, and exterior insulated finish wall systems. Thevarious wall systems and balconies are used in a layered fashion to providedepth to the facade, Each facade is treated differently to reflect the adjacentproperties with the western facade incorporating fewer windows and no balconiesoverlooking the existing low density housing.


The project will provide ample sidewalks along the three street frontages whileproviding new street trees, planter boxes and parkway planting. The 5-footdedication along De Longpre Avenue and the 2-foot dedication along LelandWay, required by Bureau of Engineering, will be used to increase the width of thesidewalks further, rather than for street widening. The approximate sidewalkwidths, including dedications and setbacks are as follows: 13'-0" along LelandWay including a 5'-6" parkway (7'-6" unobstructed); 17'-0" along HighlandAvenue including 6'-0" x 6'-0" tree wells (11'-0" unobstructed); and 13'-0" alongDe Longpre Avenue including a 5'-6" parkway (7'-6" unobstructed). Planter boxeswill be installed along portions of the building while the ground surface adjacentto the building will include enhanced paving. The sidewalks will be unobstructedand continuous with any unused driveways to be enclosed with curbs.


.The project includes two vehicular entrances leading into the three-level parkinggarage, one on Leland Way and one on De Longpre Avenue. The driveways are

CPC-2012-2405-VZC-ZAA-SPR F-11 ,.i

23 feet wide and are articulated with metal canopies. Although the parking is notvisible from Highland Avenue, direct access is provided from the parking areainto the retail and residential leasing components. The project requires 123parking spaces, however 143 parking spaces are provided, including one loadingspace. In addition, the applicant has been conditioned to submit a final drivewayand parking plan to the Citywide Planning Coordination Section of theDepartment of Transportation for approval prior to submittal of building permitplans for plan check by the Department of Building and Safety.

Objective 5: Utilize Open Areas and Landscaping Opportunities to their FullPotential.

The project site is currently vacant and does not contain any mature trees. Theproject will incorporate landscaping within the parkway and within planters on theground floor and Podium level. In addition, the applicant has been conditioned to:provide a 5-foot landscape buffer between the proposed building and thewesterly property line; comply with Ordinance No. 170,978 (Water ManagementOrdinance), which imposes numerous water conservation measures inlandscape, installation and maintenance; provide a separate water meter (orsubmeter), flow sensor, and master valve shutoff for all landscape irrigation uses;and submit final landscape plans for review and approval by the Department ofCity Planning for verification of compliance with the Landscape Plan Ordinance.

As previously mentioned, the proposed project has been designed with adequateopen space and other outdoor recreation amenities. The project providesapproximately 16,490 square feet of usable common open space, including aclubroom, pool deck, fitness room and 23 units with private decks. In additionthere is a central common courtyard totaling 6,630 square feet.


As previously mentioned, no signage is being proposed in conjunction with theproposed project however, the applicant will be required to obtain writtenapproval from the Department of City Planning and the CommunityRedevelopment Agency (CRA), or its successors in interest, for conformancewith the Hollywood Signage Supplemental Use District.

The applicant has designed the project to reduce the visual appearance ofutilities. A separate trash area is located within the ground level of the garageand will therefore not be visible to the general public. As conditioned, recyclingbins will be provided at appropriate locations to promote recycling of paper,metal, glass, and other recyclable material. The garage will also house the gasmeters, mechanical room and electrical room. The buildings transformer will belocated at the corner of De Longpre Avenue and the westerly property line.Rooftop equipment will be hidden from view behind parapet walls.

Walkability Checklist. The Walkability Checklist is a tool used to evaluate projects toensure pedestrian movement, access, comfort, and safety, further contributing to thewalkability of the City. "The Walkability Checklist provides a list of recommendedstrategies that projects should employ to improve the pedestrian environment in thepublic right-of-way and on private property." The Checklist also provides a guide forconsistency relating with the policies contained in the General Plan Framework. Theproject incorporates the following Walkability elements.


Sidewalks:

iii The project will provide continuous and straight sidewalks;iii The sidewalks will provide a buffer between pedestrians and moving vehicles

by the use of landscape including low parkway planting and street trees;$ The width of the sidewalks will accommodate pedestrian flow and activity

without being wider than necessary; andiii Parkways will be planted with ground cover, low-growing vegetation and

permeable materials that will accommodate pedestrian movement.


iii The project is designed with grade level entrances from the public right-of-way for pedestrians along Highland Avenue;

$ The pedestrian entrances are easily accessible from transit stops, with a busstop located directly across from the commercial space entrances;

iii The primary entrances to the building are visible from the street andsidewalk;

GI Direct access to the building entrances are available from the sidewalks andstreets; and

e The building has a variable setback along Highland Avenue, thus creating astrong street wall.


$ The project maintains continuity of the sidewalks;e Parking is located behind the commercial and leasing areas rather than

directly exposed to the adjacent major street;e Any abandoned driveways will be reconstructed as sidewalks; ande The project incorporates the use of architectural features, including metal

canopies, to provide continuity at the street where openings occur due todriveways or other breaks in the sidewalk and building wall.


III The project will provide canopy trees in planting areas along three streets andwithin planters on the residential podium level and

$ The project will provide planting that complements pedestrian movementalong Highland Avenue.

Building Facade:

$ The three street facades incorporate different textures, colors, materials anddistinctive architectural features that add visual interest;

$ The building facades incorporate articulated massing to add scale andinterest;

III The project's architectural features, enhanced materials, fenestration,planting, and lighting will contribute to a more pedestrian friendly streetscape;and

G The entrances on the ground level, both pedestrian and vehicular, includemetal canopies and the podium level has a metal cabana to provide shadeand reduce heat gain.


The project seeks to be inviting to its residents, patrons, employees and thesurrounding neighborhood, as it will be located within an area characterized bycommercial and residential uses. The existing commercial uses include businessesthat are neighborhood serving, such as restaurants, a laundry and other retail. Theexisting residential uses range from low to high density. As designed and conditioned,the project will be compatible with existing and future development on neighboringproperties.

c. That any residential project provides recreational and service amenities toimprove habitability for its residents and minimize impacts on neighboringproperties.

The project provides recreational amenities for the 76 residential units includingapproximately 16,490 square feet of usable common open space.: The projectincludes a clubroom, pool deck, fitness room and 23 units with private decks. Inaddition there is a central common courtyard totaling 6,630 square feet. The courtyardwill include trees and shrubs within planters, seating, fire pit, fireplace, outdoor kitchenand pet lawn. The pool is located on the fifth level deck at the corner of HighlandAvenue and Leland Way, away from the low density residential properties. Thereforethe property contains appropriate amenities that will contribute to the habitability of theresidents and minimize impacts on neighboring properties.

CEQA Findings

9. A Mitigated Negative Declaration ENV-2012-2406-MND-REC1 was prepared for theproposed project. On the basis of the whole of the record before the lead agencyincluding any comments received, the lead agency finds that, with imposition of themitigation measures described in the MND, there is no SUbstantial evidence that theproposed project will have a significant effect on the environment. The Mitigated NegativeDeclaration reflects the lead aqency's independent judgment and analysis. The recordsupon which this decision is based are with the Environmental Review Section of thePlanning Department in Room 750, 200 North Spring Street. I hereby adopt the MitigatedNegative Declaration and impose those conditions in this approval.

As an administrative remedy to further assure appropriate and adequate mitigation ofpotential environmental impacts of the proposed project, several mitigation measures havebeen relocated, deleted, revised or added as part of this determination. The mitigationmeasures requiring MERV 11 and MERV 12 air filtration systems have been relocatedfrom the "Air Quality" section to the "Land Use and Planning" section of the MitigatedNegative Declaration. Land Use and Planning, Section B of the MND asks if the project"conflicts with any applicable land use plan, policy or regulation of an agency withjurisdiction over the project. .." The Housing Element of the City of Los Angeles promotesthe establishment of "development standards that enhance health outcomes" (Policy 2.1.2)with a program to "....Apply mitigation (air filtration systems) to new residentialdevelopment." Based on this analysis and the projects adjacency to Highland Avenuewhich is classified as a Major Highway Class II, it is appropriate to require appropriate airfiltration measures inorder to resolve the land use conflicts or incompatible uses betweenproposed sensitive receptors and areas of high air pollution. The Standard UrbanStormwater Mitigation Plan mitigation measures have been deleted from the conditions ofapproval because the project will be required to comply with the provisions of the Low-Impact Development Ordinance, Ordinance No. 181,899. At the request of the applicant,the niitigation measure requiring the installation of a demand water heater system hasbeen revised to include the option to install a 95% plus, hi-efficiency central boiler and


storage tank system in lieu of a tankless ".Dr instantaneous system. Supplementaryconditions have been included in this approval to reduce the impact of the project onadjacent residential neighbors to the west including a 5-foot landscape buffer and theconstruction of a 6-foot high masonry wall. Staff finds that modifications to and correctionsof specific mitigation measures have been required in order to assure appropriate andadequate mitigation of potential environmental impacts of the proposed mixed-use project.

CPC-2012-2405-VZC-ZAA-SPR P-1 ..,.

PUBLIC HEARING AND COMMUNICATIONS

Hearing

A public hearing conducted by the Hearing Officer on this matter was held on the 10lh Floor ofCity Hall on Wednesday, February 13, 2013.

1. Attendance:

The public hearing was attended by: the Applicant's representative (Joel Miller), thearchitect (Dan Whithee), Donna Kelly and Scott Rynders of Lennar Homes of California, aresident and property owner near the project area, and the Planning Deputy from CouncilDistrict 4 (Renee Weitzer).

2. Initial Testimony:

Mr. Miller made the following comments:

iii Lennar is the owner and applicant;• The existing and proposed zone allows for 3:1 FAR and 76 dwelling units;iii The project requires 123 parking spaces but they are providing 143 including one

loading zone;iii The prior project, owned by. DS Ventures, was approved for 6,800 square feet of

commercial space and 56 condominiums;iii The main difference between the two projects is the number of residential units, the

building envelope is pretty much the same;It The applicant is asking for approval of a Vesting Zone Change, Zoning

Administrator's Adjustment and Site Plan Review;Ii) The ZAA request has changed to a variable 1'-6" to 2'-6" westerly side yard instead

of zero;iii The applicant has spoken with the two adlacent neighbors and they are ok with the

reduced side yard;It The applicant met with Urban Design Studio staff in September and incorporated the

entrance canopy that staff suggested;• The applicant met with the Neighborhood Council and subsequently revised the

project to include 2,500 square feet of commercial space at their request;It The applicant does not agree to the Neighborhood Council's request to prohibit left

turns onto De Longpre Avenue;(& BOE and DOT have different requirements for dedications and improvements along

Leland Way, although BOE prevails;& Would like to delete several mitigation measures including the MERV rating

requirement; the tankless water heater system and several SUSMP measures thatdo not apply to this project;

The Hearing Officer opened the public hearing to members of the audience, including aresident and owner of properties in the immediate area, Brent Trembath and TatjanaGrenewitz. The following statements were made:

iii Concerned with large size and height of project;iii The project does not fit in with the area;• There is a lot of traffic in the area and not enough street parking;., The building does not add to the area;

CPC-2012-2405-VZC-ZAA-SPR

It The design of the building looks like abig cube;Ell Most concerned with De Longpre which has the most traffic;Ell Support as many parking spaces as possible; andIt One person agreed with the no left turn requirement by the Neighborhood Council

and the other did not.

Mrs. Weitzer, made the following comments:

Ell The Councilmember supports the project;Ell The project site previously had a carwash whose expansion was denied;e The 2005 project was a good alternative;Go Setback along Highland Avenue is sufficient;lib Likes corner retail, additional parking, and loading space located in garage;Ii In favor of sidewalk widening rather than street widening;Ii City does not have a low-income policy and the council office does not push for it;Ell The height is by-right;Ell If applicant says they are going to install bicycle parking then she believe them; andEll Would like a condition that landscape plans must be signed-off by Council Office.

In response to the neighbor's concerns, Mr. Miller and Mr. Withee made the followingcomments:

Ell The Code requires 123 parking spaces but they are providing 143;Ell The DS Ventures project was inferior, the proposed project has less impacts due to

recreation space being set back and the pool deck away from the RD1.5 zonedproperties;

(II There are no traffic impacts; ande The applicant did a shade and shadow study, there are no significant impacts.

3. Question and Answer from Hearing Officer:

Q1. What types of business do you foresee for the two retail spaces?A 1. General retail and one restaurant with the inset corner designed to allow for patio

seating.

Q2. Why are you not providing low income or affordable units?A2. Lennar has other properties that provide low income units and did not feel it was

necessary for this project.

Q3. Why are you providing more parking than is required by Code?A3. We are doing so at the request of the Neighborhood Council.

Q4. Are you incorporating any sustainable/green building elements like solar panels?Are you pursuing LEED certification?

A4. No solar panels but we are proposing a high efficiency mechanical system. Wehave not discussed LEED yet but it may not fit into our budget because it isexpensive.

Q5. Please explain how your project complies with the Citywide Design Guidelines?A5. The project is pedestrian friendly with ground floor retail, has active areas

downstairs, has a raised firstfloor, broken up massing, identified entry, nodriveways on Highland Avenue; staggered height, articulation, various materials

CPC-2012-2405-VZC-ZAA-SPR P-3

including plaster, Trespa, aluminum, glass handrails, it is not just a stucco boxand we are planting street trees.

Q6. Although your project is not subject to the provisions of the Bicycle Ordinancehave you considered incorporating bicycle parking pursuant to the requirementsof the ordinance?

A6. We will be providing bicycle parking but not as many as the ordinance wouldrequire. (The applicant agreed to provide a minimum of 20 spaces)

Q7. What is your construction timeline?A7. We plan to start in September of this year (2013) and should last 18-20 months.

Q8. Do you have a parking plan during construction?A8. We are talking with owners of a couple parking lots in the area, one between

Leland Way and Sunset.

Q9. Please discuss your public outreach?A9. We met with the two adjacent residential owners as a result of the Neighborhood

Council meeting and with the owner of the Yoga studio. They are all in support ofthe project.

At the conclusion of the hearing, the Hearing Officer announced that the meeting beforethe City Planning Commission (CPC) is tentatively scheduled for March or April, where adecision may be rendered, and that those wanting a copy of the recommendation reportshould sign the mailing list.

Communications Received

A letter dated December 8, 2012 was received from the Central Hollywood NeighborhoodCouncil. At its meeting on November 26, 2012 the Neighborhood Council voted in support ofthe project with conditions.

Two letters were received via e-mail in support of the project.

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CASE NO.DATE: 01-07-2013SCALE: 1" = 100'USES FIELDD.M. 147 A 185,

147 B 181T.B. PAGE: 593 GRID: E-5

j

I!i ..

---~~-~~-~-----'--'-.CITY OF LOS ANGELES

OFFICE OF THE CITY CLERKROOM 395, CITY HALL

LOS ANGELES, CALIFORNIA 90012CALIFORNIA ENVIRONMENTAL QUALITY ACT

PROPOSED MITIGATED NEGATIVE DECLARA TIOI\!!LEAD CITY AGENCYICity of Los Angeles

IPROJECT LOC'ATION ...!1411 North Highland Avenue

!PROJECT DESCRIPTIONIConstruction, use and maintenance of a five-story building, 79 feet in height, consisting of 76 residential apartment units (17 studio(units, 27 one-bedroom units, 31 two-bedroom units and 1 three-bedroom unit) and 2,500 square feet of commercial space with 145'I'total parking spaces, including 1 loading space, in the proposed (T)(Q)RAS4-1-SN Zone. The applicant is requesting the followingentitlements: II ,!Pursuant to LAMC Section 12.28, a Zoning Administrator's Adjustment to allow: a zero-foot setback along the rear (west) property line Ipn lieu of the 15-foot otherwise required; a zero-foot setback along De Longpre Avenue to allow balconies to encroach into the 5-foot II

[setback; a zero-foot setback along Leland Way to allow balconies to encroach into the 5-foot setback; and a zero-foot setback along!Highland Avenue to allow balconies to encroach into the 5-foot setback, and 'I .

lPursuant to LAMC Section 12.32, a Vestinq Zone Change to modify and/or delete Q Conditions from previously approved Case No.!CPC-2005-3417-VZC; and .I .lPursuan.t to LAMC~ec!ion !6 ..05,8.ite:: ~lan.Revie\fl/ for the. ~E3,,-e!~p.~~nt,?f.59 = mo~e d\fl/,elli!1~,~nit,s...~~~~~==~~~~~~"~~~~~~~--IINAME AND ADDRESS OF APPLICANT IF OTHER THAN CITY AGENCY[Lennar Homes of California, Inc.,lDonna Kelly125 Enterprise, Suite 300!Aliso Viejo, CA 92656I . ..... '.

IICASE NO., CPC-2012-2405-VZC-ZAA-SPR!. .'.

I!

jFINDING:

I

The City Planning Department of the City of Los Angeles has Proposed that a mitigated negative declaration be adopted for'this project because the mitigation measure(s) outlined on the attached page(s) will reduce any potential significant adverse

j effects to a level of insignificance!~.

I____---.~.=. '=. ""'-'-'=''',"",,' ~'~' ",-" .•~.=....=.".""".. ',,",,'"......-'-"_""'.•=-__""-"~,-,-,(~CO~N=_T~IN~U_E",-,-D_O-,,-.N_P~A"""'G......E~2_)~~-----=-""'-"""--'~~'--'-"- .. ""'.'="'-'-' ""-" .""''' .--,,-,,-,-~=---_ISEE ATTACHED SHEET(S) FOR ANY MITIGATION MEASURES IMPOSED. I

jAny written comments received during the public review period are attached together with the response of the Lead City IAgency. The project decision-make may adopt the mitigated negative declariation, amend it, or require preparation of an EIR.Any changes made should be~pported by substan.tial evidence in the record and appropriate findings made. I

L THE INITIAL STUDY PREPARED FOR THIS PROJECT IS ATTACHED. '1' .\NAME OF PERSON PREPARING THIS FORM !TITLE ITELEPHONE NUMBERIIi! I

ISARAH PEARSON. . jCity Planning Associate l(213)473~9983. 1jAODRESS ISIGNATURE (Offi~ial) . lDATE===================l,I.'I 1

!206:N. SPRING STREET, 7th FLOORI o-lh~'~~~~(I~' 02/06/2013 IIILOS ANGELES, CA. 90012 i /-....---i I!

ENV -2012- 2406- MND- REC 1 ITe Page 1 of28

('/'"-r-.

MITIGATED NEGATIVE DECLARATIONENV-2012-240B-MND-REC 1

1-10.

1-90.

1-120.

1-130.

111-10.

Aesthetics (Landscape Plan)Ii) Environmental impacts to the character and aesthetics of the neighborhood may result from project implementation.

However, the potential impacts will be mitigated to a less than significant level by the following measure:Ii) All open areas not used for buildings, driveways, parking areas, recreational facilities or walks shall be attractively

landscaped and maintained in accordance with a landscape plan and an automatic irrigation plan, prepared by aLandscape Practitioner (Sec. 12.40-D) and to the satisfaction of the decision maker.

Aesthetics (Vandalism)I'll Environmental impacts may result from project implementation due to graffiti and accumulation of rubbish and debris

along the wall(s) adjacent to public rights-of-way. However, this potential impact will be mitigated to a less thansignificant level by the following measures:

e Every building, structure, or portion thereof, shall be maintained in a safe and sanitary condition and good repair, andfree from, debris, rubbish, garbage, trash, overgrown vegetation or other similar material, pursuant to MunicipalCode Section 91.8104.

I'll The exterior of all buildings and fences shall be free from graffiti when SUGhgraffiti is visible from a street or alley,pursuant to Municipal Code Section 91.8104.15.

Aesthetics (Light)eo Environmental impacts to the adjacent residential properties may result due to excessive illumination on the project

site. However, the potential impacts will be mitigated to a less than significant level by the following measure:I'll Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from

adjacent residential properties or the public right-of-way.Aesthetics (Glare)

G Environmental impacts to adjacent residential properties may result from glare from the proposed project. However,the potential impacts will be mitigated to a less than significant level by the following measure:

e The exterior of the proposed structure shall be constructed of materials such as, but not limited to, high-performanceand/or non-reflective tinted glass (no mirror-like tints or films) and pre-cast concrete or fabricated wall surfaces tominimize glare and reflected heat.

Air Pollution (Demolition, Grading, and Construction Activities)

Ii) All unpaved demolition and construction areas shall be wetted at"least twice daily during excavation and construction,and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wettingcould reduce fugitive dust by as much as 50 percent.

e The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at alltimes provide reasonable control of dust caused by wind.

Q All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greaterthan 15 mph), so as to prevent excessive amounts of dust.

e All dirtlsoilloads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.e All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive

amount of dust.e General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.e Trucks having no current hauling activity shall not idle but be turned off.

III-50. Air Pollution (Stationary)Ii) Adverse impacts upon future occupants may result from the project implementation due to existing diminished

ambient air pollution levels in the project vicinity. However, this impact can be mitigated to a less than significant levelby the following measure:

(t;;\ An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2\J Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety.?;\ An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2\J Minimum Efficiency Reporting Value (MERV) of 12, to the satisfaction of the Department of Building and Safety.

V-20. Cultural Resources (Archaeological)e Environmental impacts may result from project tmplementationdue to discovery of unrecorded archaeological .

resources. However, the potential impacts will be mitigated to a less than significant level by the following measures:

ENV-2012-2406-:MNU-RECI Page 2 of28

MITIGATED NEGATIVE DECLARATIONENV-2012-2406-MND-REC1

'(

• If any archaeological materials are encountered during the course of project development, all further developmentactivity shall halt and:

• The services of an archaeologist shall then be secured by contacting the South Central Coastal Information Center(657-278-5395) located at California State University Fullerton, or a member of the Society of ProfessionalArchaeologist (SOPA) or a SOPA-qualified archaeologist, who shall assess the discovered material(s) and prepare asurvey, study or report evaluating the impact.

• The archaeologist's survey, study or report shall contain a recommendation(s}, if necessary, for the preservation,conservation, or relocation of the resource.

• The applicant shall comply with the recommendations of the evaluating archaeologist, as contained in the survey,study or report.

• Project development activities may resume once copies of the archaeological survey, study or report are submittedto: SCCIC Department of Anthropology, McCarthy Ha1/477, CSU Fullerton, 800 North State College Boulevard,Fullerton, CA 92834.

• Prior to the issuance of any building permit, the applicant shall submit a letter to the case file indicating what, if any,archaeological reports have been submitted, or a statement indicating that no material was discovered.

• A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a gradingpermit. '

V-3D. Cultural Resources (Paleontological)• Environmental impacts may result from project implementation due to discovery of unrecorded paleontological

resources. However, the potential impacts will be mitigated to a less than significant level by the following measures:• If any paleontological materials are encountered during the course of project development, all further development

activities shall halt and:• a. The services of a paleontologist shall then be secured by contacting the Center for Public Paleontology - USC,

UCLA, California State University Los Angeles, California State University Long Beach, or the Los Angeles CountyNatural History Museum - who shall assess the discovered material(s) and prepare a survey; study or report 'evaluating the impact.

• b. The paleontologist's survey, study or report shall 'contain a recommendation(s), if necessary, for the preservation,conservation, or relocation of the resource.

• c. The applicant shall comply with the recommendations of the evaluating paleontologist, as contained in the survey,study or report.

• d. Project development activities may resume once copies of the paleontological survey, study or report aresubmitted to the Los Angeles County Natural History Museum.

• Prior to the issuance of any building permit, the applicant .shall submit a letter to the case file indicating what, if any,paleontological reports have been submitted, or a statement indicating that no material was discovered.

• A covenant and agreement binding the applicant to this condition shall be recorded prior to issuance of a gradingpermit.

V-4D. Cultural Resources (Human Remains)• Environmental impacts may result from project implementation due to discovery of unrecorded human remains.• In the event that human remains are discovered during excavation activities, the following procedure shall be

observed:• a. Stop immediately and contact the County Coroner: 1104 N. Mission Road, Los Angeles, CA 90033.323-343-0512

(8 a.m. to 5 p.m. Monday through Friday) or 323-343-0714 (After Hours, Saturday, Sunday, and Holidays)• b. The coroner has two working days to examine human remains after being notified by the responsible person. If the

remains are Native American, the Coroner ~as 24 hours to notify the Native American Heritage Commission.• c. The Native American Heritage Commission will immediately notify the person it believes to be the most likely

descendent of the deceased Native American.• d. The most likely descendent has 48 hours to make recommendations to the owner, or representative, for the

treatment or disposition, with proper dignity, of the human remains and grave goods.• e. If the descendent does not make recommendations within 48 hours the owner shall reinter the remains in an area

of the property secure from further disturbance, or,• f. If the owner does not accept the descendant's recommendations, the owner or the descendent may request

mediation by the Native American Heritage Commission.• Discuss and confer means the meaningful and timely discussion careful consideration of the views of each party.

ENV-2012-2406-MND-RECI Page 3 of28

MITIGATED NEGATIVE DECLARATIONENV-2012-2406-MND-REC 1

VI-10. Seismice Environmental impacts to the safety of future occupants may result due to the project's location in an area of

potential seismic activity. However, this potential impact will be mitigated to a less than significant level by thefollowing measure:

o The design and construction of the project shall conform to the Califomia Building Code seismic standards asapproved by the Department of Building and Safety.

VI-ZO. Erosion/Grading/Short-Term Construction Impactse Short-term erosion impacts may result from the construction of the proposed project. However, these impacts can be

mitigated to a less than significant level by the following measures:e The applicant shall provide a staked signage at the site with a minimum of 3-inch lettering containing contact

information for the Senior Street Use Inspector (Department of Public Works), the Senior Grading Inspector (LADBS)and the hauling or general contractor.

G Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and fills. All gradingactivities require grading permits from the Department of Building and Safety. Additional provisions are required forgrading activities within Hillside areas. The application of BMPs includes but is not limited to the following mitigationmeasures:

G> a. Excavation and grading activities shall be scheduled during dry weather periods. If grading occurs during the rainyseason (October 15 through April 1), diversion dikes shall be constructed to channel runoff around the site. Channelsshall be lined with grass or roughened pavement to reduce runoff velocity.

e b. Stockpiles, excavated, and exposed soil shall be covered with secured tarps, plastic sheeting, erosion controlfabrics, or treated with a bio-degradable soil stabilizer.

VII-10. Green House Gas Emissionse The project will result in impacts resulting in increased green house gas emissions. However, the impact can beA reduced to a less than significant level though compliance with the following measure(s):\V Install a demand (tankless or instantaneous) water heater system sufficient to serve the anticipated needs of the

dwelling(s).G Only low- and non-VOC-containing paints, sealants, adhesives, and solvents shall be utilized in the construction of

the project.IX-20. Stormwater Pollution (Demolition, Grading, and Construction Activities)

!X-40.

e Sediment carries with it other work-site pollutants such as pesticides, cleaning solvents, cement wash, asphalt, andcar fluids that are toxic to sea life.

G Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can bewashed away into the storm drains.

e All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairsshall be conducted off-site. Drip pans or drop clothes shall be used to catch drips and spills.

G Pavement shall not be hosed down at material spills. Dry cleanup methods shall be used whenever possible.G Dumpsters shall be covered and maintained. Uncovered dumpsters shall be placed under a roof or be covered with

tarps or plastic sheeting.Standard Urban Stormwater Mitigation Plan (Hillside Residential and All 1O-or-more-unlt Subdivisions andMulti.Family Dwellings)e Environmental impacts may result from erosion carrying sediments and/or the release of toxins into the stormwater

drainage channels. However, the potential impacts will be mitigated to a less than significant level by incorporatingstormwater pollution control measures. Ordinance No. 172,176 and Ordinance No. 173,494 specify Stormwater andUrban Runoff Pollution Control which requires the application of Best Management Practices (BMPs). Chapter IX,Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and fills. Applicants must meet therequirements of the Standard Urban Stormwater Mitigation Plan (SUSMP) approved by Los Angeles Regional WaterQuality Control Board, including the following (a copy of the SUSMP can be downloaded at:http://www.swrcb.ca.gov/rwqcb4/):

e Project applicants are required to implement stormwater BMPs to treat and infiltrate the runoff from a storm eventproducing 3/4 inch of rainfall in a 24 hour period. The design of structural BMPs shall be in accordance with theDevelopment Best Management Practices Handbook Part B Planning Activities. A signed certificate from a Californialicensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard isrequired.

ENV-20 12-2406-:MND-REC 1 Page 4 of28


( .

• Post development peak stormwater runoff discharge rates shall not exceed the estimated pre-development rate fordevelopments where the increase peak stormwater discharge rate will result in increased potential for downstreamerosion.

~ Concentrate or cluster development on portions of a site while leaving the remaining land in a natural undisturbedcondition.f) Limit clearing and grading of native vegetation at the project site to the minimum needed to build lots, allow access,and provide fire protection.

(3) Maximize trees and other vegetation at each site by planting additional vegetation, clustering tree areas, andpromoting the use of native and/or drought tolerant plants.

~:

Preserve riparian areas and wetlands.Promote natural vegetation by using parking lot islands and other landscaped areas.Any connection to the sanitary sewer must have authorization from the Bureau of Sanitation.

• Incorporate appropriate erosion control and drainage devices, such as interceptor terraces, berms, vee-channels,and inlet and outlet structures, as specified by Section 91.7013 of the Building Code. Protect outlets of culverts,conduits or channels from erosion by discharge velocities by installing a rock outlet protection. Rock outlet protectionis a physical devise composed of rock, grouted riprap, or concrete rubble placed at the outlet of a pipe. Installsediment traps below the pipe-outlet. Inspect, repair and maintain the outlet protection after each significant rain.

• All storm drain inlets and catch basins within the project area must be stenciled with prohibitive language (such asNO DUMPING - DRAINS TO OCEAN) and/or graphical icons to discourage illegal dumping.

s Signs and prohibitive language and/or graphical icons, which prohibit illegal dumping, must be posted at publicaccess points along channels and creeks within the project area.

• Legibility of stencils and signs must be maintained.• Materials withthe potential to contaminate stormwater must be: (1) placed in an enclosure such as, but not limited

to, a cabinet, shed, or similar structure that prevent contact with runoff spillage to the stormwater conveyancesystem; or (2) protected by secondary containment structures such as berms, dikes, or curbs.

• The storage area must be paved and sufficiently impervious to contain leaks and spills.• The storage area must have a roof or awning to minimize collection of stormwater within the secondary containment

area.• The owner(s) of the property will prepare and execute a covenant and agreement (Planning Department General

form CP-6770) satisfactory to the Planning Department binding the owners to post construction maintenance on thestructural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and or per manufacturersinstructions.

• (Multiple Residential Dwellings of 10+ Units of Single- or Multi-Family, incl. Subdivisions):• Reduce impervious surface area by using permeable pavement materials where appropriate, including: pervious

concrete/asphalt; unit pavers, i.e. turf block; and granular materials, i.e. crushed aggregates, cobbles.• Install Roof runoff systems where site is suitable for installation. Runoff from rooftops is relatively clean, can provide

groundwater recharge and reduce excess runoff into storm drains.(;) Guest parking lots constitute a significant portion of the impervious land coverage. To reduce the quantity of runoff,

parking lots can be designed one of two ways: i. Hybrid Lot - parking stalls utilize permeable materials, such ascrushed aggregate, aisles are constructed of conventional materials such as asphalt; ii. Parking Grove - is a variationon the permeable stall design, a grid of trees and bollards are added to delineate parking stalls. This design presentsan attractive open space when cars are absent, and shade when cars are present.

• Paint messages that prohibit the dumping of improper materials into the storm drain system adjacent to storm draininlets. Prefabricated stencils can be obtained from the Dept. of Public Works, Stormwater Management Division.

• Design an efficient irrigation system to minimize runoff including: drip irrigation for shrubs to limit excessive spray;shutoff devices to prevent irrigation after significant precipitation; and flow reducers.G Runoff from hillside areas can be collected in a vegetative swale, wet pond, or extended detention basin, before itreaches the storm drain system.

(-10. General Plan Designation/Zoning• The proposed project would permit intensities and or densities exceeding those permitted by the existing __

District Plan. However, this potential impact will be mitigated to a level of insignificance by the following measure:• The applicant shall comply with mitigation measures required by this mitigated negative declaration (MND).

("~20. Increased Noise Levels (Demolition, Grading, and Construction Activities)

ENV -20 12-2406-MNU-REC 1 Page 5 of28

MITIGATED NEGATIVE DECLARATIONENV-2012-2406-MND-REC 1

e

e The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and anysubsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent usesunless technically infeasible.

o Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00am to 6:00 prn on Saturday.

e Demolition and construction activities shall be scheduled so as to avoid operating several pieces of equipmentsimultaneously, which causes high noise levels.

o The project contractor shall use power construction equipment with state-of-the-art noise shielding and mufflingdevices.

XII-40. Increased Noise Levels (Parking Structure Ramps)o Environmental impacts may result from project implementation due to noise from cars using the parking ramp.

However, the potential impacts will be mitigated to a less than significant level by the following measures:o Concrete, not metal, shall be used for construction of parking ramps.o The interior ramps shall be textured to prevent tire squeal at turning areas.e Parking lots located adjacent to residential buildings shall have a solid decorative wall adjacent to the residential.

XII-170. Severe Noise Levels (Residential Fronting on Major or Secondary Highway, or adjacent to a Freeway)o Environmental impacts to future occupants may result from this project's implementation due to mobile noise.

However, these impacts will be mitigated to a less than significant level by the following measures:e All exterior windows having a line of sight of a Major or Secondary Highway shall be constructed with double-pane

glass and use exterior wall construction which provides a Sound Transmission Coefficient (STC) value of 50, asdetermined in accordance with ASTM E90 and ASTM E413, or any amendment thereto.

o The applicant, as an alternative, may retain an acoustical engineer to submit evidence, along with the application fora building permit, any alternative means of sound insulation sufficient to mitigate interior noise levels below a CNELof 45 dBA in any habitable room.

XIV-10. Public Services (Fire)e Environmental impacts may result from project implementation due to the location of the project in an area having

marginal fire protection facilities. However, this potential impact will be mitigated to a less than significant level by thefollowing measure:

e The following recommendations of the Fire Department relative to fire safety shall be incorporated into the buildingplans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation ofa final map or the approval of a building permit. The plot plan shall include the following minimum design features: .fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of anapproved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distancein horizontal travel from the edge of the roadway of an improved street or approved fire lane.

XIV-50. Public Services '(Schools)o Environmental impacts may result from project implementation due to the location of the project in an area with

insufficient school capacity. However, the potential impact will be mitigated to a less than significant level by thefollowing measure:

G The applicant shall pay school fees to the Los Angeles Unified School District to offset the impact of additionalstudent enrollment at schools serving the project area.

XIV-70. Public Services (Street Improvements Not Required By DOT)o Environmental impacts may result from project implementation due to the deterioration of street quality from

increased traffic generation. However, the potential impact will be mitigated to a less than significant level by thefollowing measure:

G The project shall comply with the Bureau of Engineering's requirements for street dedications and improvements thatwill reduce traffic impacts in direct portion to those caused by the proposed project's implementation.

XV-10. Recreation (Increased Demand For Parks Or Recreational Facilities)• G Environmental impacts may result from project implementation due to insufficient parks and/or recreational facilities.

However, the potential impact will be mitigated to a less than significant level by the following measure:(!) (Apartments) Pursuant to Section 21.10 of the Los Angeles Municipal Code, the applicant shall pay the Dwelling

Unit Construction Tax for construction of apartment buildings.XVI-10. Increased Vehicle Trips/Congestion

ENV-2012-2406-lVlND-RECl Page 6 of28


• An adverse impact may result from the project's traffic generation. An investigation and analysis conducted by theDepartment of Transportation has identified siqniflcant project-related traffic impacts which can be mitigated to less

r1 than significant level by the following measure:\..!J Implementing measure(s) detailed in said Department's communication to the Planning Department dated _

and attached shall be complied with. Such report and mitigation measure(s) are incorporated herein by reference.XVI-50. Inadequate Emergency Access

• Environmental impacts may result from project implementation due to inadequate emergency access. However,these impacts can be mitigated to a less than significant level by the following measure:

• The applicant shall submit a parking and driveway plan to the Bureau of Engineering and the Department ofTransportation for approval that provides code-required emergency access.

XVlI-10. Utilities (local Water Supplies -landscaping) .• Environmental impacts may result from project implementation due to the cumulative increase in demand on the

City's water supplies. However, this potential impact will be mitigated to a less than significant level by the followingmeasures:

• The project shall comply with Ordinance No. 170,978 (Water Management Ordinance), which imposes numerouswater conservation measures in landscape, installation, and maintenance (e.g, use drip irrigation and soak hoses inlieu of sprinklers to lower the amount of water lost to evaporation and overs pray, set automatic sprinkler systems toirrigate during the early morning or evening hours to minimize water loss due to evaporation, and water less in thecooler months and during the rainy season).

• In addition to the requirements of the Landscape Ordinance, the landscape plan shall incorporate the following:• Weather-based irrigation controller with rain shutoff• Matched precipitation (flow) rates for sprinkler heads• Drip/microspray/subsurface irrigation where appropriate• Minimum irrigation system distribution uniformity of 75 percent• Proper hydro-zoning, turf minimization and use of native/drought tolerant plan materials• Use of landscape contouring to minimize precipitation runoff• A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for existing and

expanded irrigated landscape areas totaling 5,000 sf. and greater.XVIl-20. Utilities (local Water Supplies - All New Construction)

• Environmental impacts may result from project implementation due to the cumulative increase in demand on theCity's water supplies. However, this potential impact will be mitigated to a less than significant level by the followingmeasures:

• If conditions dictate, the Department of Water and Power may postpone new water connections for this project untilwater supply capacity is adequate.

• Install high-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets, and high-efficiency urinals(maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate.

• Install restroom faucets with a maximum flow rate of 1.5 gallons per minute.• A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for all landscape

irrigation uses.• Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated

on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use ofpotable water to extract heat from process equipment, e.g. vacuum pump, ice machines, by passing the waterthrough equipment and discharging the heated water to the sanitary wastewater system.)

XVIl-30. Utilities (local Water Supplies - New Commercial or Industrial)• Environmental impacts may result from project implementation due to the cumulative increase in demand on the

City's water supplies. However, this potential impact will be mitigated to a less than significant level by the followingmeasures:

• All restroom faucets shall be of a self-closing design.)(VII-40. Utilities (local Water Supplies - New Residential)

o Environmental impacts may result from project implementation due to the cumulative increase in demand on theCity's water supplies. However, this potential impact will be mitigated to a less than significant level by the followingmeasures:

• Install no more than one showerhead per shower stall, having a flow rate no greater than 2;0 gallons per minute.

ENV -2012- 2406- MND- REC 1 Page 7 of28


G Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) in the project, if proposed to beprovided in either individual units and/or in a common laundry room(s). If such appliance is to be furnished by atenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible forensuring compliance.

$ Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided. If suchappliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and theapplicant shall be responsible for ensuring compliance.

XVII-90. Utilities (Solid Waste Recycling)@ Environmental impacts may result from project implementation due to the creation of additional solid waste.

However, this potential impact will be mitigated to a less than significant level by the following measure:e (Operational) Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass,

and other recyclable material. These bins shall be emptied and recycled accordingly as a part of the project's regularsolid waste disposal program.

G (Construction/Demolition) Prior to the issuance of any demolition or construction permit, the applicant shall providea copy of the receipt or contract from a waste disposal company providing services to the project, specifying recycledwaste service(s), to the satisfaction of the Department of Building and Safety. The demolition and construction .contractor(s) shall only contract for waste disposal services with a company that recycles demolition and/orconstruction-related wastes.

G (Construction/Demolition) To facilitate on-site separation and recycling of demolition- and construction-relatedwastes, the contractor(s) shall provide temporary waste separation bins on-site during demolition and construction.These bins shall be emptied and the contents recycled accordingly as a part of the project's regular solid wastedisposal program.

XVIl-100. Utilities (Solid Waste Disposal)o

G All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle demolition andconstruction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, bricks,metals, wood, and vegetation. Non recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastesmust be discarded at a licensed regulated disposal site.

ENV-2012-2406-MND-RECI Page 8 of28

CITY OF lOS ANGELESOFFICE OF THE CITY CLERK

ROOM 395, CITY HALLLOS ANGELES, CALIFORNIA 90012

CALIFORNIA ENVIRONMENTAL QUALITY ACT

INITIAL STUDYand CHECKUST

(c;EQA Guidelines Section .15063.)

~~;~f~~~A.~~~~C~: Jgg~~~I;~I~:~~~E.=.I~A~E: 1

RESf>0NSIBLE A~E.t-J~.J~.S.:.D.e~c:rtmen~()f gity Pla.nn.ing,. . . .1

ENVIRONMENTAL CASE: IRELATED CASES: . IENV-2012-2406-MND-REC1 ICPC-2012-2405-VZC-ZAA-SPR IPREViOUS ACTIONS CASE NO.: 10 Does have significant changes from previous actions. I

i-- ~ ~~~~_~~ -'--l 0_· _ Does NOT have significant changes from previous actions IPROJECT DESCRIPTION: i

REVISION OF CURRENT, VALID ENTITLEMENTS CPC-2005-3417-VZC IN ORDER TO IMPLEMENT A 76-UNIT APARTMENT IPROJECT LOCATEDIN THE (T)(Q)RAS4~1-SN ZONE. III

ENV PROJECT DESCRIPTION:Construction, use and maintenance of a five-story building, 79 feet in height, consisting of 76 residential apartment units (17 studiounits, 27 one-bedroom units, 31 two-bedroom units and 1 three-bedroom unit) and 2,500 square feet of commercial space with 145total parking spaces, including 1 loading space, in the proposed (T)(Q)RAS4-1-SN Zone. The applicant is requesting the followingentitlements:

Pursuant to LAMC Section 12.28, a Zoning Administrator's Adjustment to allow: a zero-foot setback along the rear (west) property linein lieu of the 15-foot otherwise required; a zero-foot setback along De Longpre Avenue to allow balconies to encroach into the 5-foot Isetback; a zero-foot setback along Leland Way to allow balconies to encroach into the 5-foot setback; and a zero-foot setback alongHighland Avenue to allow balconies to encroach into the 5-foot setback, and !

IPursuant to LAMC Section 12.32, a Vesting Zone Change to modify and/or delete Q Conditions from previously approved Case No.CPC-200S-3417-VZC; and

Pursuant to ,LAMC.Section.1 ~:OS,Site Plan Review for the development of SOor more dvvelling unite ..

ENVIRONMENTAL SETTINGS:The subject site is located a corner lot bounded by Highland Avenue to the west, Leland Way to the north and De Longpre Avenue tothe south. The total lot area is 30,618 square feet and is currently vacant. The subject site is rectangular in shape and is generally flat.The site is within the Hollywood Community Plan Area with a Highway Oriented Commercial land use designation and is zoned I(T)(Q)RAS4-1-SN. The (Q) condition was established by adoption of Ordinance No. 177,349, which limits density to 56 residential iunits and 6,800 square feet of ground floor commercial space. IProperties north of the subject site are multi-family residential, public facitily and commercial uses including Hollywood High School, Imotels, offices, and retail in the RD1.S-1XL, PF-1XL, C2-1-SN and C4-2D-SN Zones; properties to the east are multi-family residential iand commercial uses including auto related, offices, parking and retail in the RD1.5-1XL and C2-1-SN Zones; properties to the south Iare multi-family residential and commercial uses including restaurants, parking and retail in the RD1.5-1XL, R3-1XL and C2-1-SN !Zones; and properties to the west are multi-family residential uses in the RD1.S-1XL Zone. II

Highland Avenue is classified as a Major Highway Class II dedicated to a 100-foot width at the project's street frontage and is fullyimproved with sidewalks, curbs and gutters. De Longpre Avenue is classified as a Local Street dedicated to a variable 50 to 55-footwidth at the project's street frontage and is fully improved with sidewalks, curbs and gutters. Leland Way is classified as a Local Streetdedicated to. a 50 ~foot width at the project's street frontage and is fully imp~oved with sidewalks, curbs and gutters.

PROJECT LOCATION:1411 .!,-!orthHi[;jhland A.v~~ue

ENV-2012-2406-MNU-RECI Page 9 of28

COMMUNITY PLAN AREA: AREA PLANNING COMMISSION: CERTIFIED NEIGHBORHOODHOllYWOOD CENTRAL COUNCil:STATUS: CENTRAL HOllYWOOD

.",Does Confonn to Plan

O. Does NOT Confonn to Plan..... - - " - ".""

. . , . .. - ,. '" - .-- - • ", • P" . . . . - .. -- .. - ..... " .. .. "., " . .. - .......... ..

EXISTING ZONING: MAX. DENSITYIINTENSITY

(T)(Q)RAS4-1-SNALLOWED BY ZONING:76.. . . -", .. .... ...... - . " ._. . .-..... .- ...... ._.- . .... - ".H ••

... __ .. --- -.- ... .. ,"'- ... , .MAX. DENSITYIINTENSITY LA River Adjacent:

GENERAL PLAN LAND USE: ALLOWED BY PLANGENERAL COMMERCIAL DESIGNATION: NO

76PROPOSED PROJECT DENSITY:76

.. ,- .. . . ' .. ... .. . .. . .

ENV-2012-2406-MND-REC1 Page 10 of2~

Determination (To Be Completed By Lead Agency)On the basis of this initial evaluation:

o I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVEDECLARATION will be prepared.

¥'" I find that although the proposed project could have a significant effect on the environment, there will not be asignificant effect in this case because revisions on the project have been made by or agreed to by the projectproponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

o I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACTREPORT is required.

o I find the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated"impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier documentpursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlieranalysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it mustanalyze only the effects that remain to be addressed.

o I find that although the proposed project could have a significant effect on the environment, because all potentiallysignificant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant toapplicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVEDECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothingfurther is required.

~bd;-. ----,J.... "",L.""-:-<,,.,-.::"---"'-=_ ~-!-~--,-C_i-,..ty_p"7'"l.,-a-,-n_ni_n_g-"A_S_S_O-,c·_la_te_-.,...,_(213) 473-9983

Signature Title Phone

Evaluatlon Of Environmental Impacts:1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information

sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if thereferenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the projectfalls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors aswell as general standards (e.g., the project will not expose sensitive receptors to pollutants based on a project-specificscreening analysis).

2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative' as well asproject-level, indirect as well as direct, and construction as well as operational impacts.

3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicatewhether the impact is potentially significant, less that significant with mitigation, or less than significant. "Potentially SignificantImpact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "PotentiallySignificant Impact" entries when the determination is made, an EIR is required.

4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of a mitigationmeasure has reduced an effect from "Potentially Significant Impact" to "Less Than Significant Impact." The lead agency mustdescribe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigationmeasures from "Earlier Analyses," as described in (5) below, may be cross-referenced).

5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has beenadequately analyzed in an earlier EIR, or negative declaration. Section 15063 (c)(3)(D). In this case, a brief discussion shouldidentify the following:a. Earlier Analysis Used. Identify and state where they are available for review.b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately

analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed bymitigation measures based on the earlier analysis.

c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe themitigation measures which were incorporated or refined from the earlier document and the extent to which they addresssite-specific conditions for the project.

ENV-20 12-2406-MND-REC 1 Page 11 of28

6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g.,general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated.

7. Supporting Information Sources: A sources list should be attached, and other sources used or individuals contacted should becited in the discussion.

8. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normallyaddress the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected.

9. The explanation of each issue should identify:a. The significance criteria or threshold, if any, used to evaluate each question; andb. The mitigation measure identified, if any, to reduce the impact to less than significance.


Environmental Factors Potentially Affected:The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.

I..". AESTHETICS

.!0 ~~:bCuUi6~:EAND FOREST

1...(' AIR QUALITY10 BIOLOGICAL RESOURCESY CULTURAL RESOURCES¥ GEOLOGY AND SOILS

.Y GREEN HOUSE GAS EMISSIONSo HAZARDS AND HAZARDOUS

MATERIALS1.../ HYDROLOGY AND WATER

I QUALITYIY LAND USE AND PLANNING

I,0 MINERAL RESOURCES¥ NOISE

• I • ~ ..' •. "'. ~ • • • ••••••

·I~'~~:~I~;~~~~~~·HouSiNG .. , IIV RECREATION I../ TRANSPORTATION/TRAFFIC IIV UTILITIES AND SERVICE SYSTEMSo MANDATORY FINDINGS OF

SIGNIFICANCE

INITIAL STUDY CHECKLIST (To be completed by the Lead City Agency)

Background

PROPONENT NAME:Lennar Homes of California, Inc.APPLICANT ADDRESS:Donna Kelly25 Enterprise, Suite 300Aliso Viejo, CA 92656AGENCY REQUIRING CHECKLIST:Department of City PlanningPROPOSAL NAME (if Applicable):

ENV-201 2-2406-MND-REC1

PHONE NUMBER:(949) 349-8155

DATE SUBMITTED:12/07/2012

Page 13 of28

, ."

I Potentially ,'.!

1ignificantPotentially

,unless Less than

significant I mitigation significantimpact incorporated impact ...t.Jo hTipact

o. • ••• --"

. ' ... ..

I. AESTHETICS. ' ... . . .. . ... .. . . . " . ... '" ._- .. .. ..

a. Have a substantial adverse effect on a scenic vista? ,,-. ~..._ . ... -. . . _....... -.... .. . .. , . .... _ . .,. .... _- ... ... _ .. . .. ._- . .. .... .. '"

b. Substantially damage scenic resources, including, but not limited to, trees, V~()~ outcf()p,pin9.s,. and ~i~toric. b~ilding~. wi.thina s~a.te~~n!chig~way'?

, .. , ,. . .- .. ,. ....... ....... , . . . ...... ... .. .. ..c. Substantially degrade the existing visual character or quality of the site and its V

surroundings?.. ... -_... ._-_. ... - .. ... ."'- ,., ........ .. .. . .... . "'" .. ... ... .. . , . ... ... . , . . .

d. Create a new source of substantial light or glare which would adversely affect Vda~l?r ni,ghttirne _vie~~. in .the.~!e<:,? .. ,

'" .., , ".M •••• " •• ..... , ,.

II. AGRICULTURE AND FOREST RESOURCES.. 'M" ......... - .. ,. . ' . . .. ·M ...... .. . . .. .. . ." . ...a, Convert Prime Farmland, Unique Farmland, or Farmland of Statewide V

Importance (Farmland), as shown on the maps prepared pursuant to theFarmland Mapping and Monitoring Program of the California ResourcesAgef!cy~~o nona9.ricultural. use? . ... ... . .. . .. . ..

b. Conflict with existing zoning for agricultural use, or a Williamson Act contract? Vc. Conflict with existing zoning for, or cause rezoning of, forest land (as defined ,,-

pn Public Resources Code section 12220(g», timberland (as defined by PublicResources Code section 4526), or timberland zoned Timberland Production(as defined by' Government Cod:=section51 ~04(g»? ...... . ....... - .... .. . ...

d. Result in the loss of forest land or conversion of forest land to non-forest use? y.. - .. .. .. . . ... . .....

e. Involve other changes in the existing environment which, due to their location yIor nature, could result in conversion of Farmland, to non-agricultural use or

conversion of forest land to non-forest use?.. . . . .......... . . .. . ..... ...

III. AIR QUALITY. ... .. ..... . .... .,. ... .. .. ._ .... ... ' ... . ..

a. Conflict with or obstruct implementation of the applicable air quality plan? -:. . ... _ ..... _ ........... -. - '-"'-' ..... , .- . .... _. - - .......... ,.."- ......... - .. .. .......... .. _ ... . ..... ' ... .. "'M'" ., • ..b. Violate any air quality standard or contribute substantially to an existing or V

projected air quality violation? . . .. , .. ' .. - .. ... . - . ""' .. " '0' .. " . -_'.' . . - . ...... ..... r'" ..,.......-.._.-.,'.,..H' "-,, ••. _ ........ , ........ ', ... -, ••,..... n"" •., ... __ O<_ .. ,. -, .c. 1Result in a cumulatively considerable net increase of any criteria pollutant for V

which the project region is non-attainment under an applicable federal or stateambient air quality standard (including releasing emissions which exceed

""'-qua!1tit~tiv~ .~re.s.~.olds f()f. ()~one ..P!e.c~rs.ors)? .,. .. .... . ... ·M ., , .. .. .'" .- .. .. . . . .. .. .., ... . .. ........ , ..... .. ..

d. Expose sensitive receptors to substantial pollutant concentrations? y-.. '. .,- .... - ., " .. ... .... -. ~.. . , . , . -- . , . .....e. 'Create objectionable odors affecting a substantial number of people? .Y-o •••• _ • ..... ....... ..... ... . .- .. .... - ... .- ........... .... ., .. - ., .. ..,.'IV. BIOLOGICAL RESOURCES..... . -_ . . .. ... .... -' .... .. . . .... . ',._._ .... -- .. .... '" . . ....... .-c _ ... ... . , ..a. Have a SUbstantial adverse effect, either directly or through habitat V

modifications, on any species identified as a candidate, sensitive, or specialstatus species in local or regional plans, policies, or regulations, or by theCalifo~ia Deeartm,ent of F!sh and (3ame C?~U.S,. ~ish a~d VY.i1~~fe~Elrvice? .. ..... -' - '_OM' _ ...... . " . . -

b. Have a SUbstantial adverse effect on any riparian habitat or other sensitive Vnatural community. identified in local or regional plans, policies, regulations orby the California Department of Fish and Game or US Fish and WildlifeService?

. ... , .. ... ... .... .__ .,. 0.' '• ., .. ... .. ..

c. Have a substantial adverse effect on federally protected wetlands as defined Vby Section 404 of the Clean Water Act (including, but not limited to, marsh,vemal pool, coastal, etc.) through direct removal, filling, hydrologicalinterruption, or other means?

~.d. Interfere substantially with the movement of any native resident or migratory V

fish or wildlife species or with established native resident or migratory wildlifeco.rri?ors~ or. impede the use of n~ti,vf'; wil~life n~rse,ry sites? --., .... ' . , ... ..... ..

e. Conflict with any local policies or ordinances protecting biological resources, V~ suc~ .,:s ~ tr.ee'pr~s.~rvat!o.n policy or (~rd.i!la.~~? .. .. "' ... .' ..... . ... , , . -_ ... ,., ... - ......... 0.- _.o' M ... " " ..... ~.f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural VCommunity Conservation Plan, or other approved local, regional, or state

habitat conservation plan? .... --.. .... .... ............... -.... __ .......... .. ....... ..................... , .._ . _ ... ... -_. .. •. - M .... , .... ........ - ....... --- . ..... - .... ... - .. . , .. . ..... .. , ........V. CULTURAL RESOURCES. ..... .... . . . " .. .. . . ., ,.

ENV-2012-2406-MND-RECl Page 14 of28

,------1 -------1I Less than I !,'

Jslqnlflcant I

Impact No impact I• J

Potentiallysignificant

impact ..

Potentiallysignificant

unlessmitigation

incorporated....... , ....

ril.jcause a substantial adverse change in the significance of a historical I I 1 I! jresource as define?in §15064,5? . . . ., 11 ~Ilb. [Cause a substantial adverse change in the significance of Em archaeological I ¥ j. . .[! Iresource pursu~nt to § 15064.5? 'I' I _F I -----1[c. Directly or indirectly destroy a unique paleontological resource or site or I 'V ji· !unique geologic feature?. .. 1 I:-----:;;:--~r-~----j_~~-~.1d.1Disturb any human remains, including those interred outside of formal 1 vr i iI [cemeteries? .1..1 I

ENV-2012-2406-MND-RBCl Page 15 of28

I,.

Potentially r .• f

\,ignificant

Potentially unless Less than .'significant J mitigation significant

... impact ._0- . i~c.~rp<>.r~~ed. im'p'ac~.. ..~~ im~a.ct.

h. Expose people or structures to a significant risk of loss, injury or death Vinvolving wildland fires, including where wildlands are adjacent to urbanizedareas or where residences are intermixed with wildlands?.. . . ... ...... .. • ••• __ 'w,_ •• 0 •••• ... ... '.. .. . ..... ... .. .. . ... .. .. ...

IX. HYDROLOGY AND WATER QUALITY. .. . ,-. w.···· . . .. .. ..

a. Violate any water quality standards or waste discharge requirements? V.. . .. .. .. ..b. Substantially deplete groundwater supplies or interfere substantially with V

groundwater recharge such that there would be a net deficit in aquifer volumeor a lowering of the local groundwater table level (e.g., the production rate ofpreexisting nearby wells would drop to a level which would not supportexi~ting. I.and uses. o.rpl~nned use~for \'ihi.ch-p.~rmits hav.e be~n gra~ted)? . ,., - ... - ... , 0 ........ . ," ,. ",. -, ... ...... ..

c. Substantially alter the existinq drainage pattern of the site or area, including Vthrough the alteration of the course of a stream or river, in a manner whichwould result in substantial erosion or siltation on- or off-site?

.. . .. ". ",", .. o. •• • '0" _ •• . . .... .. ..

d. Substantially alter the existinq drainage pattern of the site or area, including ythrough the alteration of the course of a stream or river, or substantiallyincrease the rate or amount of surface runoff in a manner which would resultin.flo~ding =. or.off~site? ..

e. Create or contribute runoff water which would exceed the capacity of existing ."or planned stormwater drainage systems or provide SUbstantial additionalso.urces of polluted runoff? ...... .. . ,." ... .. . .. . ... . . . . .. .. -- . .. ...... . _ ..

f. Otherwise substantially degrade water quality? ..X.- .. . . .. .. ...... . .. .- .. ... ,.," .. . . .. .. . . _ ...... . .g. Place housing within a 10D-year flood hazard area as mapped on a federal y

, Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard

~ d~nneati()n map? ...."" . ... . ... .. .. - .. .. . - ... ,'" . . . ... .. . '" .. .. . ...

[h, Place within a 1DD-year flood hazard area structures which would impede or 'Ii/"I redirect flood flows? .;

.0 •••••••••••• .. ,- -, .. .. . .. '"t-:-'"'•••• , ••• ,.. ••• •••••••• ow " ,_. _ •• _ ', ••• _. • ••• .w __ ••• • • ••••••••••• _ ••• ... . ._ .. -. .... ' ..

; I. Expose people or structures to a significant risk of loss, injury or death yI involving flooding, including flooding as a result of the failure of a levee or

1_... td..~m?.................... -- ..... -- ..................... ....- .. .. .. .... ... '.-. . . .. -- , .... '" .. .- _ .... ..... ...... ... .. . . .-~' . . " .... ...i j..j I~~~~a.tion.~~ ~eic~=,_t~~nam!~o:mudfl~w.? ..__. ....... "'~'" . ....... ' .. "" ..... ... .. . . . . .......... ~- ... ...Y.X. LAND USE AND PLANNING. - - .... ... . --- --.. . -- ... .. .. , ..... .. . ". -.. - .... _.._.' - .. _." ........- .. , .. --- ..-., ......... - .. .- -. . " .. . . .. . .. "- .. ... ' . . ., ....... .. .. ..a. Physically divide an established community? ........x..... . .- ... ._ .....- ._- -" ---'-"-'" --. ._- ....... _ .. -- - . _. .... '" . . . ~.._ ..._ ... ... .... . . ... .. ... _ ... . .... ' . .. ._ ..b. Conflict with any applicable land use plan, policy, or regulation of an agency .."

with jurisdiction over the project (including, but not limited to the general plan,specific plan, local coastal program, or zoning ordinance) adopted for thepu~o.~e of ~~oid.ing.?Emitiga.t~n!;}.~~e~v.ironment.al e1!~.~t? .... .. . . ... .. . . . '" ,' . .. .. . . . .. .. ....

c. Conflict with any applicable habitat conservation plan or natural community ."conse~ation pla.n? .. .. .. .. . .. ...

XI. MINERAL RESOURCES .. . .. .a. Result in the loss of availability of a known mineral resource that would be of V

value to the region and the residents of the state?. ... . '" .b. Result in the loss of availability of a locally important mineral resource V

recovery site delineated on a local general plan, specific plan or other land

.. use plan? .. . .. .... .. . -, ... . . .. . .. -. .. . .. . . .. .. .. .-XII. NOISE

. ... .. ...... "- .. . . . __ . ..- . ... . -- . .. ....... . ..a. Exposure of persons to or generation of noise levels in excess of standards ~

established in the local general plan or noise ordinance, or applicablestandards of other agencies? .. ... .. .. . . . - .. .. .. .

b. Exposure of persons to or generation of excessive groundbome vibration or ygroundborne noise levels?

....... ........ - - .. .. .. .. ... .. . . '" .. .... ... .... .... .. . , .... . . ........... .. .c. A SUbstantial permanent increase in ambient noise levels in the project ¥

vi~inity above levels. ~xisting. with~ut the project? .... .. . _ .. . . . ' . ... ..... . ..d. A substantial temporary or periodic increase in ambient noise levels in the y

project vicinity abo~e levels existing without th~ pr~ject? . . ..

ENV-201 2-2406-MND-REC1 Page 16 of28

le.lFor a project located within an airport land use plan or, where such a plan! ! I 1,,'\I 1has not been adopted, within two miles of a public airport or public use Itt \', ;I jairport, would the project expose people residing or working in the project· ! L I"

I .Iarea to excessive noise.levels? I ~ Iff."""j For a project within the vicinity of a private airstrip, w·O~U~I~d~th~e~p~r~oj~e-ct-e~x~p~os-e--!-~~-~~I· . ~-'-' -.. ----1· -../ -II ipeople residing o!wo~~ing i.~.thE3project area to excessive .noise levels? 1. . ~ I J .\IXIII. POPULATION AND HOUSINGI

~pnduce substantial population growth in an area, either directly (for example, ! .,! if -l! lby proposing new homes and businesses) or indirectly (for example, through j! I'I lextension of roads or other infrastructure)? I1b.l Di~place substantial numbers of existing housing, necessitating the' . j" 'jl . Iconstruction o~replacement housing elsewhere?. I if I1 c. I Displace substantial numbers of people, necessitating the construction of :~t----!;. . _il. ¥' Ii 1replacement housing elsewhere? . I'". .. .. ._. . .' _.• _ ..__ .._. ~'~~-'--~~'~'_-L"-,-,~ -L..._~~~_-L-~~_~~L-~ __ ~_jXN. PUBLIC SERVICESla. iW~uld th~ project' r~sult in sub~tantial adverse physical impact~ associated I y!' '1J lwith the provision of new or physically altered governmental facilities, need for l' j'l

! [new or physically altered governmental facilities, the construction of which i

II' ICOUldcause significant environmental impacts, in order to maintain acceptable I l'. service ratios, response times or other performance objectives for any of the I,. I I

LJ p~blic servi~es:. Fire pro~ection?... . _... , . . .. . . . . ilb. IWould the project result in SUbstantial adverse physical impacts associated '1' ! -../'"1 !with the provision of new or physically altered governmental facilities, need for 11 'j.I' i

I, Inew or physically altered governmental facilities, the construction of which' I

1

[could cause significant environmental impacts, in order to maintain acceptable I1service ratios, response times or other performance objectives for any of the I

;..-1public services: Police protection? .... .. . I J I:C.\WOUld the project result in substantial adverse physical impacts associated [ ¥ .I! with the provision of new or physically altered governmental facilities, need for i '[.i. I.i

i new or physically altered governmental facilities, the construction of which j

I l~~~~c~~~~~:,i~~!~~~~teet~~~c:':r~~~ri~~~~;~~~~~d:~!~~!~n~~~na~~C~f{~~le 1 !

LIpu?lic services: Schools? . ._ _ . . .' .. ~L- ._L_ I I .1Id'jWOUld the project result in substantial adverse physical impacts associated i ! ¥ II \' i! with the provision of new or physically altered governmental facilities, need for II ! 1,1 I1 Inew or physically altered governmental facilities, the construction of which iI [could cause significant environmental impacts, in order to maintain acceptable I I! ~I jL11.~~.~:~es~~~~~~~~~~k~;~tim~s or othe~ perfor~a.nce o.bjec.tives for any ~f.the I!!- -'-'- ..!----~~'_"_~--'- I• - . • • f • . ... '. "1,..-~--~-IIe. jWould the project result in substantial adverse physical impacts associated i 'Ii yI !With the provision of new or physically altered governmental facilities, need for II, J~I"!' II Inew or physically altered governmental facilities, the construction of which i1 Icould cause significant environmental impacts, in order to maintain acceptable i I

! [service ratios,' response times or other performance objectives for any of the ! .i.i.... IIII

I !pUblic servi?es: C?therpublic facilites? . l_ .. 1 "_~--..!.~~_~~~_L~~_~_

lXV. RECREATIONja'lwould th~ prcij~ct increase th~ ~se of existi~gn~ighborho~d ~nd '~egio~al j ..r- -../'1 lparks or other recreational facilities such that substantial physical . 1

1, I,' J

I

!i ideterioration of the facility would occur or be accelerated? Ilb. I()o'~~ 'the 'project inclu'd~ r~~re~ti~nai fa~iiities or ~equire th~ c~nst~uctio~ or . II 1.L-,", . 'l.il. ~ ~,III,I [expansion of recreational facilities which might have an adverse physical I!xv\~i~~~1:b:i~~~6~i;~?AF'Fic J.~.. I --'---~-' I1-;-lc~~fIi~t ~ith~'~~pplicable pla~, ordi~an~~ o~poli~y"~~t~blishing~ea~ure~~~r .\/ I II

I 'effectiveness for the performance of the circulation system, taking into account i I I. all modes of transportation including mass transit and non-motorized travel I I'I and relevant components of the circulation system, including but not limited to ! I II intersections, streets, highways and freeways, pedestrian and bicycle paths, j II iand mass transit? ! I I

ENV -2012- 2406- MND- REC 1 Page 17 of28

.......1

.. "'k' ... , ...Potentially r

; .ignificantPotentially 1 unless Less than v

I

significant .1 mitigation significantimpact ., !ncor,p()rated . impact N()i~p~ct ...... _.

b. Conflict with an applicable congestion management program, including, butnot limited to level of service standards and travel demand measures, or otherstandards established by the county congestion management agency for.d~si~n~~ed.~oa~s.()r hig.~way~? . _.. .,. __ ..... , ...

¥.. .

c. Result in a change in air traffic patterns, including either an increase in traffic. level~ or a change in Ic)ca.tionthat results in.sub~tanti.al s~fetyn.sks? .,.

d. Substantially increase hazards due to a design feature (e.g., sharp curves or~.anger(),u~,inter.se~tions) or inc0rJ1~.atible.uses (~.g., farm equipmen.t)?

e. Result in inadequate emergency access?

I f. Conflict with adopted policies, plans, or programs regarding public transit,bicycle, or pedestrian facilities, or otherwise decrease the performance orsafety of such facilities supporting altemative transportation (e.g., busturnou~, bicycle rac:'<s~? " . . .

XVII. UTILITIES AND SERVICE SYSTEMS. . .. .. . . . . --... '~'~".,.. ... _. ..,. .-........... ....a. Exceed wastewater treatment requirements of the applicable Regional Water

Qualit~c;ontr°I.Bo~rd?___ _. _ .. ' ".,..... . .y-

.,...

d.1 Have sufficient water supplies available to serve the project from existinge.n~!tle.lTle:!ts..an~.~e~o,:,!c;e.:'~.c:rar~.~~~or.€l~pan~ed t;n~!t1t;f'!l.e.n.ts~eed.~d?.. . ...

b. Require or result in the construction of new water or wastewater treatmentfacilities or expansion of existing facilities, the construction of which couldCElu~.e,~ig.nifjcant environmental effects? ... _ ... . .. ...... , ..

c. Require or result in the construction of new storm water drainage facilities orexpansion of existing facilities, the construction of which could cause

__si~~ific;ant.e:~viro~~ental.e,ffects? __... .

e. Result in a determination by the wastewater treatment provider which servesor may serve the project that it has adequate capacity to serve the project's

. p'rojecte~ dElrn~~din ~ddj~i~n.t.e?th.~.pro:,~de~'s,ex!sting .c~I!lITl,i!:T"~nts? , ... __..

XVIII. MANDATORY FINDINGS OF SIGNIFICANCE. •.. _ . _.__,,~...... _ .. _. .._ •.. •. ..k., ,. _ ... , .. ~... _ .

c. Does the project have environmental effects which will cause substantialadverse effects on human being~, e.~~.erdi~e~tly o~,i,~directly? ....... _ .,.. . ..... . .

a.lDoes the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species, cause a fish or

[

'Idlife population to drop below self-sustaining levels, threaten to eliminate aplant or animal community, reduce the number or restrict the range of a rareor endangered plant or animal or eliminate important examples of the major

.., __~ri?,~.s__~!~ali!.om!~_~i~!()~?r I?:~hi,~~().rx?,.. " .. ... _.. _. ...... ... . ...b. Does the project have impacts that are individually limited, but cumulatively

considerable? ("Cumulatively considerable" means that the incrementaleffects of a project are considerable when viewed in connection with theeffects of past projects, the effects of other current projects, and the effects ofprClb.ab~efuture. pr.ojElcts)? __ , . '" .

TI

Note: Authority cited: Sections 21083,21083.05, Public Resources Code. Reference: Section 6508804, Gov. Code; Sections 21080,21083.05,21095, Pub. Resources Code; Eureka Citizens for Responsible Govt. v. City of Eureka (2007) 147 Cal.App.eth 367; Protectthe Historic Amador Waterways v. Amador Water Agency (2004) 116 Cal.App.dth at 1109; San Franciscans Upholding the DowntownPlan v. City and County of San Francisco (2002) 102 Cal.App.qth 656.

ENV-2012-2406-MND-REC1 Page 18 of28

DISCUSSION OF THE ENVIRONMENTAL EVALUATION (Attach additional sheets if necessary)

The Environmental Impact Assessment includes the use of official City of Los Angeles and other government source referencematerials related to various environmental impact categories (e.g., Hydrology, Air Quality, Biology, Cultural Resources, etc.). The Stateof California, Department of Conservation, Division of Mines and Geology - Seismic Hazard Maps and reports, are used to identifypotential future significant seismic events; including probable magnitudes, liquefaction, and landslide hazards. Based on applicantinformation provided in the Master Land Use Application and Environmental Assessment Form, impact evaluations were based onstated facts contained therein, including but not limited to, reference materials indicated above, field investigation of the project site,and any other reliable reference materials known at the time.

Project specific impacts were evaluated based on all relevant facts indicated in the Environmental Assessment Form and expressedthrough the applicant's project description and supportive materials. Both the Initial Study Checklist and Checklist Explanations, inconjunction with the City of Los Angeles's Adopted Thresholds Guide and CEQA Guidelines, were used to reach reasonableconclusions on environmental impacts as mandated under the California Environmental Quality Act (CEQA).

The project as identified in the project description may cause potentially significant impacts on the environment without mitigation.Therefore, this environmental analysis concludes that a Mitigated Negative Declaration shall be issued to avoid and mitigate allpotential adverse impacts on the environment by the imposition of mitigation measures and/or conditions contained and expressed inthis document; the environmental case file known as ENV-2012-2406-MND-REC1 and the associated case(s), CPC-2012-2405-VZC-ZtCPC-2012-2405-VZC-ZAA-SPR. Finally, based on the fact that these impacts can be feasibly mitigated to less than significant, andbased on the findings and thresholds for Mandatory Findings of Significance as described in the California Environmental Quality Act,section 15065, the overall project impact(s) on the environment (after mitigation) will not:

~ Substantially degrade environmental quality.G Substantially reduce fish or wildlife habitat.o Cause a fish or wildlife habitat to drop below self sustaining levels.It Threaten to eliminate a plant or animal community.(9 Reduce number, or restrict range of a rare, threatened, or endangered species.G Eliminate important examples of major periods of California history or prehistory.(9 Achieve short-term goals to the disadvantage of long-term goals.o Result in environmental effects that are individually limited but cumulatively considerable.e Result in environmental effects that will cause substantial adverse effects on human beings.

ADDITIONAL INFORMATION:All supporting documents and references are contained in the Environmental Case File referenced above and may be viewed in theEIRUnit, Room 763, City Hall.For.City information. addresses and phone numbers: visit the City's website at http://www.lacity.org ; City Planning - and ZoningInformation Mapping Automated System (ZIMAS) cityplanning.lacity.org/ or EIR Unit, City Hall, 200 N Spring Street, Room 763.Seismic Hazard Maps - http://gmw.consrv.ca.gov/shmp/Engineering/lnfrastructure/Topographic Maps/Parcellnformation - http://boemaps.eng.ci.la.ca.us/index01.htm orCity's main website under the heading "Navigate LA".

PREPARED BY:

City Planning Associate (213) 473-9983 01/09/2013

TilLE: TELEPHONE NO.: DATE:

SARAH PEARSON

ENV-201 2-2406-MND-REC1 Page 19 of28

Impact? ExplanationMitigationMeasures

" .'

APPENDIX A: ENVIRONMENTAL IMPACTS EXPLANATION TABLE

I. AESTHETICSa. LESS THAN SIGNIFICANT IMPACT With the implementation of the proposed

residential project, the height ofdevelopment on the project site wouldincrease from a vacant lot to five stories(approximately 79 feet). However, thereare no identified designated panoramic orfocal views containing scenic vistasavailable in the project area.

b. NO IMPACT There are no identified scenic resourcessuch as rock outcroppings or historicbuildings located on-site, and nostate-designated scenic highways locatedadjacent to or within view of the projectsite.

c. POTENTIALL Y SIGNIFICANT UNLESS The proposed residential project 1-10,1-90MITIGATION INCORPORATED would alter the visual character of the

project site as it would replace avacant lot with a 5-story building. Theapplicant will be required to provideadequate landscaping. Trash andgraffiti impacts will be mitigated to aless than significant level by theproposed mitigation measures.

d. POTENTIALLY SIGNIFICANT UNLESS The exterior lights on the buildings will 1-120,1-130MITIGATION INCORPORATED need to be shielded downward

tomitigate the impact to a less thansignificant level.

II. AGRICULTURE AND FOREST RESOURCESa. NO IMPACT The project vicinity is completely

developed with residential andcommercial uses. Therefore, theproposed project would have no impactrelated to the conversion of primefarmland, unique farmland or farmland ofstatewide importance to a non-agriculturaluse.

b. NO IMPACT The project site is not currently zoned for, .agricultural use and is and is not subjectto a Williamson Act Contract. Therefore,the proposed project would not conflictwith existing zoning for agricultural use ora Williamson Act Contract, and no impactwould occur.

c. NO IMPACT The project site is located in an urbanizedarea and neither the project site nor thesurrounding properties are zoned orutilized as forest land or timberland.Therefore, implementation of theproposed project would not result in an

ENV -2012-2406- MND- REC 1 Page 20 of28

MitigationMeasuresimpact? Explanation

impact associated with the conversion offorest land or timberland.

d. NO IMPACT The project site is located in an urbanizedarea and neither the project site nor thesurrounding properties are zoned orutilized as forest land. Therefore,implementation of the proposed projectwould not result in the loss or conversionof forest land to non-forest use.

e. NO IMPACT The proposed project would not involveother changes in the existingenvironment which, due to their locationor nature, could result in conversion ofFarmland, to non-agricultural use orconversion of forest land to non-forestuse. No impact would result.

III. AIR QUALITYa. NO IMPACT The project site is in an urbanized area

within the Hollywood Community PlanArea of the City of Los Angeles. Theproposed project involves thedevelopment of 76 residential units and2,500 square feet of commercial space ona property that is surrounded by typicalurban uses and development. Thedevelopment of this project will notconflict with or obstruct implementation ofthe air quality plan.

b. POTENTIALLY SIGNIFICANT UNLESS The construction phase may increase See Mitigation Measures 111-10MITIGATION INCORPORATED the existing basin-wide air quality

.. violations, however, these impacts willbe mitigated to a less than significantlevel by the proposed mitigationmeasures.

c. POTENTIALLY SIGNIFICANT UNLESS The construction phase may increase 111-10MITIGATION INCORPORATED the existing basin-wide air quality

violations, however, these impacts willbe mitigated to a less than significantlevel by the proposed mitigationmeasures.

d. POTENTIALLY SIGNIFICANT UNLESS The operational impacts to the III-50MITIGATION INCORPORATED occupants will be mitigated to a less

.than significant level by the use of anair filtration system. The residentialportion of the proposed project willrequire the use of MERV 11 and thecommercial portion of the proposedproject will require the use of MERV12.

e. NO IMPACT No objectionable odors are anticipated toresult from this residential project. Noimpact will result.

IV -.BIOLOGICAL RESOURCES

ENV -2012- 2406- I\I1ND- REC 1 Page 21 of28


i:

a. NO IMPACT The project is located in an area fullydeveloped with residential andcommerical uses. The project will nothave an adverse effect, either directly orthrough habitat modifications, on anyspecies identified as a candidate,sensitive, or special status species inlocal or regional plans, policies, orregulations, or by the CaliforniaDepartment of Fish and Game or U.S.Fish and Wildlife Service.

b. NO IMPACT The site does not contain riparian habitator sensitive natural communities. Noimpact will result.

c. NO IMPACT The site does not contain wetlands. Noimpact will result.

d.. NO IMPACT The project area is fully developed withmulti-family residential and commercialbuildings. The site does not containwildlife corridors.

e. NO IMPACT The site does not contain any trees thatwill be removed. No impact will result.

f. NO IMPACT The proposed project will not conflict withany habitat conservation plans.

V. CULTURAL RESOURCESa. NO IMPACT The project site is vacant. No impact will

result.

b. POTENTIALLY SIGNIFICANT UNLESS It is unknown whether archeological V-20MITIGATION INCORPORATED resources are located at the project

site. The attached mitigation measuresshall be implemented if suchresources are discovered at theproject site to reduce the impact to aless than significant level.

c. POTENTIALLY SIGNIFICANT UNLESS It is unknown whether paleontological V-30MITIGATION INCORPORATED resources are located at the project

'., - site. The attached mitigation measuresshall be implemented if such

i resources are discovered at the! project site to reduce the impact to aI

I less than significant level.

d. POTENTIALLY SIGNIFICANT UNLESS It is unknown whether human remains V40MITIGATION INCORPORATED are located at the project site. The

attached mitigation measures shall beimplemented if such remains arediscovered at the project site toreduce the impact to a less thansignificant level.

VI. GEOLOGY AND SOILSa. NO IMPACT The site is not located in an Alquist-Priolo

zone. No impact will result.


MitigationMeasuresImpact? Explanation

b. POTENTIALLY SIGNIFICANT UNLESS The subject property is subject to VI-10MITIGATION INCORPORATED strong seismic shaking because it is

located within 1.01 km of theHollywood Fault. However, this impactwill be reduced to a less thansignificant level by following theCalifornia Building Code standardsduring construction.

c. NO IMPACT The site is not located in an area that issusceptible to liquefaction. No impact willresult.

d. NO IMPACT The site is not susceptible to landslides.No impact will result.

e. POTENTIALLY SIGNIFICANT UNLESS Grading of the site will result in the VI-20MITIGATION INCORPORATED loss of topsoil, however, this impact

will be reduced to a less thansignificant level by the incorporation ofconstruction mitigation measures.

f. NO IMPACT The site is stable and is not anticipated tobecome unstable due to construction ofthe project. No impact will result.

g. NO IMPACT The site does not contain expansive soils.No impact will result.

h. NO IMPACT No septic tanks are proposed as part ofthis project. No impact will result.

VII. GREEN HOUSE GAS EMISSIONSa. POTENTIALLY SIGNIFICANT UNLESS The project could potentially increase VII-10

MITIGATION INCORPORATED green house gas emissions during theconstruction and operational phasesof the project. Therefore, mitigationmeasures have been incorporated toreduce the green house gas emissionimpacts to a less than significant level.In addition to these measures, othermeasures have been incorporatedthroughout the document to enhancebuilding efficiencies, improve wasterecycling, and improve waterconservation among others. The Stateof California has required that GHGemissions must be reduced to 1990levels by 2020.

b. NO IMPACT Presently the City of Los Angeles isdeveloping methodologies and inventoriesfor quantifying GHG emissions andevaluating various strategies andmitigation measures to determine themost effective course of action to meet heState goals as set forth under AB32. As anote, the California Building Code wasrecently updated to specifically addressgreen house gas emissions and iffollowed will reduce potential impacts toless than significant levels.



ViiI. HAZARDS AND HAZARDOUS MATERIALSa. NO IMPACT' No hazardous materials are proposed to

be routinely transported, used, ordisposed of as part of this project. ..

b. NO IMPACT The site is currently vacant. No impact willresult.

c. NO IMPACT No hazardous materials are proposed tobe used with this residential project. Noimpact will result.

d. NO IMPACT The site is not located on a list ofhazardous materials list. No impact willresult.

e. NO IMPACT The site is not located within an airportland use plan. No impact will result.

f. NO IMPACT The site is not located near a privateairstrip. No impact will result.

g. NO IMPACT The proposed development would notimpair implementation of or interfere withan adopted emergency response plan oremergency evacuation plan. No impactwill result.

h. NO IMPACT The site is not located in an area ofwildlands. No impact will result.

IX. HYDROLOGY AND WATER QUALITYa. LESS THAN SIGNIFICANT IMPACT The proposed project is not anticipated to

violate any water quality or wastedischarge requirements.

b. LESS THAN SIGNIFICANT IMPACT The proposed project should not causethe depletion of groundwater supplies orthe interference of groundwater recharge.The project will continue to be suppliedwith water by the LADWP.

c. NO IMPACT The project site does not contain a streamor river. The site currently drains into thestorm drain as will the proposed project.No impact will result.

d. POTENTIALLY SIGNIFICANT UNLESS The project will be required to control See Mitigation Measures IX-20 andMITIGATION INCORPORATED stormwater runoff using best IX-40

management practices and a retentionbasin. After implementation ofmitigation measures, the impact will beless than significant.

e. POTENTIALLY SIGNIFICANT UNLESS The project will be required to control IX-20, IX-40MITIGATION INCORPORATED stormwater runoff using best

management practices and a retentionbasin. After implementation ofmitigation measures, the impact will beless than significant.

f. NO IMPACT The proposed residential project is notanticipated to substantially degrade waterquality. No impact will result.

ENV-2012-2406-MND-RECI ' Page 24 of28


g. NO IMPACT The property is not located in a floodzone. No impact will result.

h. NO IMPACT The property is not located in a floodzone. No impact will result.

i. NO IMPACT The property is not located in a potentialdam inundation zone. No impact willresult.

j. NO IMPACT The subject property is not located withinan inundation zone for seiches, tsunamis.or mudflow. No impact will result.

X. LAND USE AND PLANNINGa. NO IMPACT The proposed mixed-use project is

surrounded by multi-family andcommercial development and would notresult in physically dividing an establishedcommunity.

b. POTENTIALLY SIGNIFICANT UNLESS The applicant is proposing a X-10MITIGATION INCORPORATED mixed-use development with 76

residential units and 2,500 square feetof commercial space with 145 totalparking spaces in the (T)(Q)RAS4-1-SNZone. The applicant is requesting aVesting Zone Change to modify and/ordelete existing Q conditions, a ZoningAdministrator's Adjustment to allowreduced yards AND Site Plan Reviewfor the development of 50 or moredwelling units. The applicant shallcomply with all the mitigationmeasures included in this MND toreduce the impacts of the project to alevel of insignificance.

" ..NO IMPACT The proposed residential project will notc. )

conflict with any applicable conservationor natural community conservation plansdue to its location in a developed, urbanarea.

XI. MINERAL RESOURCESa. NO IMPACT The site is not located in a known area of

mineral resources. No impact is expectedto result.

b. NO IMPACT The site is not located in a known area ofmineral resources. No impact is expectedto result.

XII. NOISEa. POTENTIALLY SIGNIFICANT UNLESS During construction of the project, the XII-20, XII-170

MITIGATION INCORPORATED applicant will be required to complywith the city's noise ordinance and theattached construction noise mitigationmeasures to reduce the impact to aless than significant level. Also, theproject fronts a Major Highway,therefore the attached mitigation

ENV -20 12-2406-MND- REC 1 Page 25 of28


measures regarding mobile noiseimpacts to future building occupantswill reduce the noise impact to a lessthan significant level.

b. LESS THAN SIGNIFICANT IMPACT The project construction will be typical ofother multi-family and commercial

, buildings in the area and is notanticipated to result in excessivegroundborne vibration or noise levels.

c. POTENTIALLY SIGNIFICANT UNLESS The parking ramps will need to be XII-40MITIGATION INCORPORATED constructed from concrete to reduce

the noise impact to a less thansignificant level.

d. LESS THAN SIGNIFICANT IMPACT The project is anticipated to result in aless than significant increase in ambientnoise levels. During construction of theproject, the applicant will be required tocomply with the city's noise ordinanceand the attached construction noisemitigation measures.

e. NO IMPACT The project is not located within a flightpath. No impact will result.

f. NO IMPACT The project is not located within a privateairstrip. No impact will result.

XIII. POPULATION AND HOUSING-

a. LESS THAN SIGNIFICANT IMPACT The proposed mixed-use project is notanticipated to introduce substantial

, population growth.

b. NO IMPACT No net housing will be displaced as aresult of the proposed project as the siteis currently vacant. No impact will result.

c. NO IMPACT No people will be displaced as a result ofthe proposed project. No impact willresult.

XIV. PUBLIC SERVICES

a. POTENTIALLY SIGNIFICANT UNLESS The project is located in an area with XIV-10MITIGATION INCORPORATED inadequate fire response times. The

project will be reviewed by the LA FireDepartment and may requiremitigation measures to reduce the fireimpact toa less than significant level.

b. NO IMPACT The residential project should not result inan increase of police response times. Noimpact will result.

c. POTENTIALLY SIGNIFICANT UNLESS The project will increase the demand XIV-60MITIGATION INCORPORATED on area schools, however the impact

will be reduced to a less thansignificant level by the payment ofschool fees to LAUSD.

ENV-2012-2406-MND-RECI Page 26 of 28 .


d. POTENTIALLY SIGNIFICANT UNLESS The project will result in an increase in See Mitigation Measure XV-10 -MITIGATION INCORPORATED the use of parks, however, this impact

will be reduced to a less thansignificant level by the payment of aDwelling Unit Construction Tax.

e. POTENTIALLY SIGNIFICANT UNLESS Street dedications may be required XIV-70MITIGATION INCORPORATED along Highland Avenue, Leland Way

and De Longpre Avenue.

XV. RECREATION

a. POTENTIALLY SIGNIFICANT UNLESS The increased use of parks by this XV-10MITIGATION INCORPORATED residential project will be mitigated by

the payment of Rec and Park fees.

b.. LESS THAN SIGNIFICANT IMPACT The construction of the proposedresidential project will not result in theconstruction or expansion of recreationalfacilities.

XVI. TRANSPORTATION/TRAFFIC

a. POTENTIALLY SIGNIFICANT UNLESS The Department of Transportation has XVI-10MITIGATION INCORPORATED reviewed the revised project and the

traffic analysis prepared by OverlandTraffic Consultants. DOT concurs, in amemo dated November 19, 2012, thatthe project will generate a net increaseof 66 a.m.peak hour trips and 72 p.m.peak hour trips, however DOT hasdetermined that the proposed projectwill not result in significant trafficimpacts at any of the intersectionsstudied. DOT recommends that theproject requirements as stated in theiroriginal memo dated August 17,2012,be adopted as conditions of projectapproval. These requirements must becompleted and/or guaranteed beforethe issuance of any building permitsfor the proposed project.

b. LESS THAN SIGNIFICANT IMPACT The project would not substantiallyincrease the level of service on thesurrounding streets.

~ '~ACT No change in air traffic patterns will resultc.from the proposed residential project.

d. NO IMPACT The project does not include anyhazardous design features. No impact willresult.

e. POTENTIALLY SIGNIFICANT UNLESS Both LADOT and LAFD will review the XVI-50MITIGATION INCORPORATED project's emergency access to ensure

that potential impacts are mitigated toa less than significant level.

f. NO IMPACT The proposed project will not conflict withany alternative transportation policies. Noimpact will result.

XVII. UTILITIES AND SERVICE SYSTEMS



a. NO IMPACT The proposed residential project shouldnot exceed the wastewater treatmentrequirements of the Los Angeles regionalwater quality control board.

b. NO IMPACT The construction of this residential projectwill not require the construction of newwater or wastewater treatment facilities orthe expansion of existing facilities.

c. NO IMPACT The proposed project should not requirethe construction of new stormwaterdrainage facilities.

d. POTENTIALLY SIGNIFICANT UNLESS The Department of Water and Power's XVII-10, XVII-20, XVIl-30, XVIl-40MITIGATION INCORPORATED most current water management plan

indicates that a sufficient watersupplyis expected to be available toserve the proposed project. Sufficientwater supplies would be available toserve the proposed project fromexisting entitlements and resources,therefore, new or expandedentitlements will not be necessary. Theproject will be required to incorporatethe Department of Water and Power'swater-saving mitigation measures toensure that the project will have a lessthan significant impact on the City'swater supply.

e. NO IMPACT The increase in wastewater can beaccommodated by the wastewatertreatment provider. The impact will beless than significant.

f. NO IMPACT The local landfills have sufficient capacityto serve the proposed project.

g. POTENTIALLY SIGNIFICANT UNLESS The project will be required to provide XVII-90, XVII-100MITIGATION INCORPORATED on-site recycling to reduce the amount

,of trash going to landfills. This willreduce the solid waste impact to a lessthan significant level.

XVIII. MANDA TORY FINDINGS OF SIGNIFICANCE

a. LESS THAN SIGNIFICANT IMPACT The proposed project does not result inany impacts that would cause the above.

b. LESS THAN SIGNIFICANT IMPACT . The proposed residential development willresult in environmental impacts, however,each impact can be mitigated to a lessthan significant level with theincorporation of the attached mitigationmeasures.

c. LESS THAN SIGNIFICANT IMPACT After implementation of mitigationmeasures, the proposed project does nothave any significant direct or indirectimpacts to human beings.

ENV-20 12-24D6-MND-REC 1 Page 28 of28

FORM GEN. 160A (Rev. 1/82) CITY OF LOS ANGELESINTER-DEPARTMENTAL CORRESPONDENCE

1411 HighlandAv.DOT Case No. CEN 12-40358

Date: November 19, 2012

To: Karen Hoo, City PlannerDepartment of City Planning

From: Tomas Carran enior Transportation EngineerDepartment of Transportation

Subject: REVISED TRAFFIC IMPACT STUDY FOR A RESIDENTIAL PROJECTLOCATED AT 1411 HIGHLAND AVENUE

The Department of Transportation (DOT) has reviewed the supplemental traffic analysis, datedNovember 13, 2012, and prepared by Overland Traffic Consultants, for the revised residentialproject located located on the northwest corner of De Longpre Avenue and Highland Avenue. Theoriginal project scope was the subject of a traffic study prepared in June 2012 and of a DOTreport dated August 17, 2012. The project has been revised and now proposes to construct2,500 square-feet of retail use along with the original 76 apartment units.

The supplemental analysis indicates that the change in the project's scope would not result in anysignificant traffic impacts and that DOT's original findings are still valid. According to the trafficimpact study from June 2012, the original project was not expected to result in any significanttraffic impacts at the six intersections identified for detailed analysis. The revised project isestimated to generate 823 net new daily trips, 66 net new trips in the a.m. peak hour and 72 netnew trips in the p.m. peak hour. The revised project's trip generation represents an increase tothe original trip generation. The revised analysis evaluated the original six study intersections anddetermined that none of the study intersections would be significantly impacted by project relatedtraffic. The supplemental traffic analysis adequately evaluated the revised project's impacts onthe surrounding community.

DOT concurs with the findings of the supplemental traffic analysis. All of the projectrequirements that are identified in DOT's original letter, dated August 17, 2012 (attachedfor reference), should remain in effect.

If you have any questions, please contact Wes Pringle of my staff at (213) 972-8482.

s:\leUers\CEN12-40358_1411 highland resldential rev proj.wpd

Attachment (DOT Project Assessment Report dated August 17,2012)

c: Renee Weitzer, Council District 4Jeannie Shen, Hollywood-Wilshire DistrictTaimour Tanavoll, Citywide Planning Coordination Section, DOTCarl Mills, Central District, BOELiz Culhane, Overland Traffic Consultants

X IBIT D

FORM GEN. l60A (Rev. 1/82) CITY OF LOS ANGELESINTER-DEPARTMENTAL CORRESPONDENCE

1411 Highland AvDOT Case No. CEN 12-40358

Date: August 17, 2012

To:

From:

Karen Hoo, City PlannerDepartment of City Planning

Tomas:'~r TransportationEngineerDepartment of Transportation

Subject: TRAFFIC IMPACT ASSESSMENT FOR A RESIDENTIAL PROJECTLOCATED AT 1411 HIGHLAND AVENUE

The Department of Transportation (DOT) has reviewed the traffic analysis, dated June2012, prepared by Overland Traffic Consultants, for a residential project located on thenorthwest corner of De Longpre Avenue and Highland Avenue. Based on DOT's trafficimpact criteria 1, the analysis included the evaluation of six intersections and determinedthat none of the study intersections would be significantly impacted by project-relatedtraffic. The results of the traffic analysis, which adequately evaluated the project's trafficimpacts on the surrounding community, are summarized in Attachment 1.

DISCUSSION AND FINDINGS

A. Project DescriptionThe proposed project would construct 76 apartment units on a site that is currentlyvacant. The study did not indicate the number of parking spaces to be provided;however, the project has committed to provide the minimum number of spacesrequired by the Los Angeles Municipal Code. Access to the project will be providedby a two-way driveway on De Longpre Avenue and on Leland Avenue. The projectis expected to be completed by Year 2015.

B. Trip GenerationThe project is expected to generate approximately 505 net new daily trips, 39 netnew trips in the a.m. peak hour and 47 net new trips in the p.m. peak hour. Theseestimates were derived using trip generation rates from the Institute ofTransportation Engineers (ITE) "Trip Generation Handbook, 8th Edition." A copy ofthe trip generation estimates table from the traffic study is attached and identifiedas Attachment 2.

1Rer the DOT Traffic Study Polices and Procedures Revised March, 2002, a significant impact is identified as anincrease in the Critical Movement Analysis (CMA) value, due to project related traffic, of 0.01 or more when the final ("with project")Level of Service (LOS) is LOS E or F; an increase of 0.020 or more when the final LOS is LOS D; or an increase of 0.040 or morewhen the final LOS is LOS C.

Karen Hoo - 2- August 17. 2012

PROJECT REQUIREMENTS

A. Construction ImpactsDOT recommends that a construction work site traffic control plan be submitted toDOT for review and approval prior to the start of any construction work. The planshould show the location of any roadway or sidewalk closures, traffic detours, haulroutes, hours of operation, protective devices, warning signs and access to abuttingproperties. DOT also recommends that all construction related traffic be restrictedto off-peak hours.

B. Highway Dedication and Street Widening RequirementsThe City Council recently adopted the updated Hollywood Community Plan. Thenew plan includes revised street standards that provide an enhanced balancebetween traffic flow and other important street functions including transit routes andstops, pedestrian environments, bicycle routes, building design and site access,etc. The plan includes a revised designation for Highland Avenue; therefore, theapplicant should be subject to the following dedication requirements:

Highland Avenue has been designated as a Modified Major Highway Class IIrequiring a 35-foot half-width roadway within a 50-foot half-width right-of-way. DeLongpre Avenue and Leland Way are designated Local Streets, which require a 20-foot half-width roadway within a 3D-foot half-width right-of-way. The applicantshould check with BOE's Land Development Group to determine if there are anyother highway dedication, street widening and/or sidewalk requirements for thisproject.

C. Parking AnalysisThe traffic study did not indicated how many parking spaces would be provided.The applicant should check with the. Department of Building and Safety on thenumber of Code required parking spaces needed for this project.

D. Driveway AccessThe conceptual site plan for the project is illustrated in Attachment 3. The review ofthis study does not constitute approval of the driveway dimensions, access andcirculation scheme. Those require separate review and approval and should becoordinated as soon as possible with DOT's Citywide Planning CoordinationSection (201 N. Figueroa Street, 4th Floor, Station 3, @ 213-482-7024) to avoiddelays in the building permit approval process. In order to minimize and preventlast minute building design changes, it is highly imperative that the applicant, priorto the commencement of building or parking layout design efforts, contact DOT fordriveway width and internal circulation requirements so that such traffic flowconsiderations are designed and incorporated early into the building and parkinglayout plans to avoid any unnecessary time delays and potential costs associatedwith late design changes. All driveways should be Case 2 driveways and 30 feetand 16 feet wide for two-way and one-way operations, respectively. All delivery

Karen Hoo -3- ';August 17, 2012

truck loading and unloading will take place on site with no vehicles having to backinto the project via any of the project driveways.

E. Development Review FeesAn ordinance adding Section 19.15 to the Los Angeles Municipal Code relative toapplication fees paid to the Department of Transportation for permit issuanceactivities was adopted by the Los Angeles City Council. Ordinance No. 180542,effective March 28, 2009, identifies specific fees for traffic study review, conditionclearance, and permit issuance. The applicant shall comply with any applicablefees per this ordinance.

If you have any questions, please contact Weston Pringle of my staff at (213) 972-8482.

Attachments

s:\letlers\CEN12-40358_1411 highland residentlal ts Ilr.wpd

c: Renee Weitzer, Council District 4Jeannie Shen, Hollywood-Wilshire DistrictTaimour Tanavoli, Citywide Planning Coordination Section, DOTCarl Mills, Central District, BOELiz Culhane, Overland Traffic Consultants

Attachment 11411 Highland Av

Overland Traffic Consultants, Inc.

Table 10F~t~r6 (2015) Traffic CVifd;tic~s

With Project

Future FutureWithout With

Peak Project Project SIG11. Intersection Hour CMA .LOS CMA LOS IMPACT IMPACT?

1 Orange Drive & AM 0.497 A 0.503 A + 0.006 NoSunset Blvd PM 0.641 B- 0:645' . .B" +-- -0:004 No

2 Highland Ave & AM 1.102 F 1.103 F + 0.001 NoSunset Blvd PM 0.952 E 0.957 E + 0.005 No

3 De Longpre St & AM 0.520 A 0.529 A + 0.009 NoHighland Ave PM 0.541 A 0;549 A + 0.008 No

4 Fountain Ave & AM 0.726 C 0.727 C + 0.001 NoLa Brea Ave PM 0.830 D 0.832 D + 0.002 No

5 Fountain Ave & AM 0.741 C 0.743 C + 0.002 NoHighland Ave PM 0.652 B 0.653 B + 0.001 No

6 Highland Ave & AM 0.947 E 0.949 E + 0.002 NoSanta Monica BI PM" 0.934 E 0.939 E + 0.005 No

Sig = Significant

1411 N HighlandTraffic Impact Study

Page 33 June 2012Traffic Conditions Analysis

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FORM GEN. 160 (Rev. 6-80) CITY OF LOS ANGELESINTER-DEPARTMENTAL CORRESPONDENCE

Date: January 10, 2013

To: Mr. Michael LoGrande, DirectorDepartment of City PlanningAttn: Sarah Molina-Pearson (CityPlanning Associate)

4~~Land Development GroupBureau of Engineering

From:

Subject: Case No; CPC2012-2405 (VZC/ZAA/SPR): 1411 North HighlandAvenue

The following recommendations identifying the infrastructure deficienciesadjacent to the application site are submitted for your use for the approval ofVesting Zone Change, Zoning Administrator Adjustment and Site Plan Reviewadjoining the area involved:

1. Dedication Required:

Highland Avenue (ModifiedMajor Highway - Class II)- None.

De Longpre Avenue (Local Street) - A 5-foot wide strip of land along theproperty frontage to complete a 30-foot wide half right-of-way in accordancewith Local Street standards, including a IS-foot by IS-foot corner cut or20-foot radius property line return at the intersection with HighlandAvenue.

Leland Way (Non-Continuous Local Street) - A 2-foot wide strip of landalong the property frontage to complete a 27-foot wide half right-of-way inaccordance with Non-Continuous Local Street standards, including a 15-foot by IS-foot comer cut or 20-foot radius property line return at theintersection with Highland Avenue.

2. Improvements Required:

Highland Avenue - Repair any broken, off-grade or bad order concretecurb, gutter and sidewalk and upgrade all driveways to comply with ADArequirements. Close any unused driveways with standard curb height,concrete gutter and sidewalks.

De Longpre Avenue - Construct additional surfacing to join the existingimprovements to provide a 20-foot wide half roadway in accordance with

Local Street standards, including asphalt pavement, integral concrete curbs,2-foot gutters and a 5-foot wide concrete sidewalk within a 10-footlandscaped parkway. Construct an access ramp at the corner intersectionwith Highland Avenue to comply with ADA .requirements, Theseimprovements should suitably transition to join the existing improvements.

Leland Way - Repair any broken, off-grade or bad order concrete curb,gutter and sidewalks and upgrade all driveways to comply with ADArequirements. Close any unused driveways with standard curb height,concrete curb and sidewalk.

Install tree wells with root barriers and plant street trees satisfactory to theCity Engineer and the Urban Forestry Division of the Bureau of StreetServices. Some tree removal in conjunction with the street improvementproject may require Board of Public Works approval. The applicant shouldcontact the Urban Forestry Division for further information (213) 847-3077.

Notes: Street lighting and street light relocation will be required satisfactoryto the Bureau of Street Lighting (213) 847-1551.

Department of Transportation may have additional. requirements fordedication and improvements.

Relocate traffic signs, signals, parking meters and electrical equipments tothe satisfaction of the Department of Transportation (213) 482-7024.

Refer to the Department of Water and Power regarding power pole (213)367-2715.


3. Catch basins exist along Highland Avenue. Relocate catch basins per B-Permit plan check requirements. Roofdrainage and surface run-off from theproperty shall be collected and treated at the site and drain to the streetsthrough drain pipes constructed under the sidewalk and through curbdrains connected to the catch basins.

4. Sewer lines exist in Highland Avenue, Leland Way and De Longpre Avenue.Extension of the 6-inch house connection laterals to the new property linewill be required. AllSewerage Facilities Charges and Bonded Sewer Fees areto be paid prior to obtaining a building permit.

5. An investigation by the Bureau of Engineering Central District OfficeSewerCounter may be necessary to determine the capacity of the existing sewersto accommodate the proposed development. Submit a request to the CentralDistrict Office of the Bureau of Engineering (213) 482-7050.

"

6. Submit parking area and driveway plan to Central District Office of theBureau of Engineering and the Department of Transportation for review andapproval.

Any questions regarding this report may be directed to Quyen Phan of my staffat (213) 202-3488.

Cc: Paul GarryCentral District Office

December 8, 2012

Ms. Sarah Molina-PearsonCity Hall, Room 721 /200 N. Spring Street c/Los Angeles CA 90012

Ms. Renee WeitzerCity Hall- Room 480200 North Spring StreetLos Angeles, CA 90012

RE: 1411 Highland Ave.: CPC No. 2012-2405-VZC-ZAA-SPR

Dear Ms. Pearson and Ms. Weitzer:

As the first certified Neighborhood Council in Hollywood, Central Hollywood Neighborhood Council wishes to advise you of ourrecommendations for the above-referenced property.

At the duly noticed November 12, 2012 CHNC PLUM Committee meeting, the 1411 Highland Ave. project, previously presented as aresidential only, 5 story development, with 76 apartment units, and a height of approximately 68'10" was represented by developerLennar Homes. The newly revised project is proposing the addition of 2,500 sq. ft. of retail space, code parking for commercial andresidential, with 18 additional guest spaces, and increased height of 10 feet. Applicant is requesting a Zone Change to modify the"Q" condition and a variance is being sought for setbacks.

Scott Rynders introduced himself and discussed considerations raised by stakeholders at previous CHNC meetings for thisdevelopment project. Discussion from Board members and stakeholders present included appreciation that commercial spacewould be included, total parking of 145 spaces including commercial and guest parking, suggested down-lighting, dog waste stationsand provisions for integrated trash cans on site.

Oliver Netburn moved to recommend that the CHNC Board approve the project at 1411 Highland with the change in the projectdescription that the project is 8 feet higher instead of 10 feet, conditioned on the provision of a minimum 2500 square feet ofcommercial space; seconded by Scott Campbell. Scott Campbell amended the motion to include mention of Lennar's $25,000voluntary contribution to the Highland Avenue medians. Oliver Netburn agreed to the amendment and second. The motion passedunanimously.

At the duly noticed November 26,2012 CHNC Board of Directors Meeting, PLUM Chair David Carrera briefly reprised the PLUMPresentation. Discussion included a 5-foot dedication on De Longpre Ave., no left turn out of the project, no left turn into theproject eastbound on De Longpre Ave. and thatthe project should include dog waste stations. On a motion by David Carrera toapprove the PLUM Committee's recommendations and seconded by Tricia LaBelle, the Board voted 6 in favor, 1opposed and noabstentions to approve the project with the fol/owing conditions agreed to by the applicant: 1} Project wilt include a minimum of2,500 square feet of ground floor retail; 2} Left-turn ingress and egress at the De Longpre Ave. access shall be prohibited; 3) Fivefoot widening of the sidewalks along De Longpre Ave. and Leland Way instead of roadway widening; and 4) Applicant agrees tomake a $25,000 contribution toward the Highland Avenue median project

CHNC respectfully requests that the above referenced conditions, agreed upon by CHNC and the applicant, be included in your finaldetermination letter. We welcome this project to Hollywood and wish the applicant great success.

Thank you for allowing us to advise you on this project.

s#/~~Scott Campbell, PresidentCentral Hollywood Neighborhood Council323-252-9870flfton Neighbol"@aC!1::.:!dDJ

Post Office Box 93907, Hollywood, California 90093

2/26/13 Cityof to- ''1geles Mail- 1411 N. Highland Avenue

1411 N. Highland Avenue

Yair Ben Moshe <[email protected]> Mon, Feb 11, 2013 at 9:03 PMReply-To: Yair Ben Moshe <[email protected]>To: "Sarah.Molina-Pearson@lacity .org" <[email protected]>, "[email protected]"<[email protected]>Cc: Yair Ben-Moshe <[email protected]>

February 6,2013

(VIA Regular Mail and Email: [email protected])

Ms. Sara Molina-PearsonCITY PLANNING DEPT.Room 721, City Hall200 N. Spring StreetLos Angeles, CA 90012

Subject: 1411 N. Highland Avenue/ Cl'C No. 2012-2405-VZC-ZAA-SPR

Dear Ms. Molina-Pearson.

I own the property at 6816 W. Leland. My property is immediately to the west ofLennar's proposed mixed-usedevelopment to be located at 1411 N. Highland Avenue. Because of its location, my property is most immediately impactedby the Lennar development. 1 am aware of the zoning request being made by Lennar to include a zero side yard setbackalong our common property line. Lennar has worked very closely with me to address my concems regarding these edgeconditions. I am confident that they will provide ample landscaping along this property line to help soften the view of thehew building. For these reasons, Isupport Lennar's project, including the setback exception that they are requesting.

Iwould like to suggest that you include a condition of approval that would obligate Lennar to prepare landscaping plans(including plans along our cornmon property line) to the satisfaction of the Council office of the district.

Thank you for the opportunity to participate in the City'S evaluation of this project.

Sincerely,

Yair Ben Moshe

Cc: Ms. Renee Weitzer, Councihnan LaBonge's office ([email protected])

. Bee: Donna Kelly, Lennar

https:/ /mail.google.com/mail/u/O/?ui=2&ik=05aSca15e9&view=pt&search=inbox&th=13cccc9b9c2657c4 E IBIT E 1/1

:6 I,: 3 City of Los Ang" Mail- RE:1411 Highland Ave development

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RE: 1411 Highland Ave development

---------------Alexander the Great <[email protected]>Reply-To: [email protected]: [email protected]

Good moming, Sarah.It was a pleasure to talk to you this moming.

Tue, Feb 19, 2013 at 10:24 AM

Once again, I'm a Hollywood resident,and am in full support of the project.

Please add me to your mailing listand kindly inform me of the Planning Commission hearing;I would be excited to attend, and voice my support.

Thank you!

Yours truly I

Alexander Friedman(323) 465-8511Hollywood, CA 90028

tps://mail.google.com/mail/u/O/?ui=2&ik=OSaSca1Se9&view=pt&search=inbox&th=13cf3b37S0BcB4d2 1/1

DETERMINATION LETTERCPC-2012-2405-VZC-ZAA-SPRMAILING DATE: 04/26/13

Laurie Goldman1326 McCadden PlaceHollywood, CA 90028

Brent Trembath6731 Leland Way, #422Los Angeles, CA 90028

Councilmember Tom LaBongeFourth Council DistrictCity Hall,· Room 480Mail Stop #206

Donna KellyLennar Homes CA, Inc.25 Enterprises 250Aliso Viejo, CA 92656

Joel MillerPSOMAS555 S. Flower Street 4400Los Angeles, CA 90071

Rosemary De Monte2014 N. Western AvenueLos Angeles, CA 90027

Leron Gubler7018 Hollywood Blvd.Hollywood, CA 90028

Tatjana Grenewitz4942 Marathon StreetLos Angeles, CA 90029

Alexander Friedman1330 N. Orange Grove Dr. #106Hollywood, CA 90028

Sarah Molina PearsonCity Planning AssociateCity Hall, Room 721Mail Stop #395

ORDINANCE NO. _

An ordinance amending Section 12.04 of the Los Angeles Municipal Codeby amending the zoning map.

THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS:

Section _. Section 12.04 of the Los Angeles Municipal Code is herebyamended by changing the zone classifications of property shown upon a portionof the Zoning Map incorporated therein and made a part of Article 2, Chapter 1 ofthe LAMe, so that such portion of the Zoning Map shall conform to the zoning onthe map attached hereto and incorporated herein by this reference.

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FINDINGS

1. General Plan Land Use Designation. The subject property is located in the HollywoodCommunity Plan, which was adopted by the City Council in June of 2012. The Plan Mapdesignates the subject property for General Commercial land uses with the correspondingzones of C1, C1.5, CR, C2, C4, RAS3, RAS4 and P and Height District No.1. The subjectproperty contains approximately 30,618 square feet (0.7 acres) and is currently zoned(T)(Q)RAS4-1-SN. The RAS4 zone permits uses consistent with multiple dwellings andlimited commercial as specified in the LAMC.

2. General Plan Text. The Hollywood Community Plan text includes the following relevantland use goals and policies:

Goal LU.2 of the Plan encourages proposed projects to: "Provide a range of employmentand housing opportunities Promote the vitality and expansion of Hollywood's media,entertainment and tourism industries."


It Policy LU.2.15: Encourage mixed-use and multi-family residential projects to providebicycle parking and/or bicycle lockers.

e Policy LU.2.17: Provide an adequate supply of rental and ownership housingopportunities for households of all income levels and needs.



It Policy LU.3.4: Design sidewalks that make pedestrians feel welcome and safe byminimizing the conflict between cars, buses and pedestrians.

It Policy LU.3.5: Discourage curb-cuts next to sidewalks on streets with a high level ofpedestrian traffic, when alternative access exists.

• Policy LU.3.9: Encourage the planting of street trees for shade.

e Policy LU.3.5: Promote well-designed retail with transparent facades to allow visibility ofcommercial uses.

11.1 Policy LU.3.5: Promote pedestrian-friendly land uses along streets with high pedestrianactivity.

Goal LU.5 of the Plan proposes that projects: "Encourage sustainable land use andbuilding design."

The relevant policy of the goal is:

11.1 Policy LU.5.5: Promote the planting of street trees to provide comfortable, shady walkingenvironments, cooling and absorption of carbon dioxide.

CPC-2012-2405-VZC-ZAA-SPR F2

Other Zoning Information:

Hollywood Signage Supplemental Use District - Any proposed signs will be subject to the.provisions set forth in the Plan. No signage is being proposed in conjunction with theproposed project however, the applicant must also obtain written approval from theDepartment of City Planning and the Community Redevelopment Agency (CRA), or itssuccessors in interest, for conformance with the Hollywood Signage Supplemental UseDistrict for any signage on the subject property. Any proposed digital displays, marqueesigns, open panel roof sign, pillar sign, projecting sign, wall signs larger than 75 squarefeet in area or a sign that utilizes a sign area bonus must obtain Project PermitCompliance from the Department of City Planning.

Los Angeles State Enterprise Zone - Automobile parking shall be provided at a ratio of atleast one automobile parking space for each 500 square feet of combined floor areacontained within all the office, business, commercial, research and development buildings,and manufacturing or industrial buildings on any lot.

Hollywood Redevelopment Project - The Plan sets forth goals that include encouragingeconomic development; promoting and retaining the entertainment industry; revitalizingthe historic core; preserving and expanding housing for all income groups; meeting socialneeds of area residents; providing urban design guidelines; and preserving historicallysignificant structures.

Adaptive Reuse Incentive Areas Specific Plan - The proposed project is not subject to theprovisions of the Plan.

The project involves the construction of a mixed-use building located on lot currentlyzoned for limited commercial and higher density multi-family residential land uses. Theproject would result in higher density than what is allowed currently, while providing highquality, contemporary housing that would enhance the neighborhood and assist in thecreation of much needed residential housing. The project would also provide retail spaceto be located along Highland Avenue, designed to activate the site and enhance thesurrounding area.

The proposed Vesting Zone Change would allow development consistent with the GeneralCommercial Land Use Designation subject to the development standards of the RAS4Zone. The project would incorporate landscaping and design elements consistent with theHollywood Community Plan's policies and programs and would preserve and enhance the

.existing multi-family neighborhood located west of the subject site. Although the existingand proposed Height District 1 does not limit height, the proposed project will have amaximum building height of 79 feet and a maximum FAR of 3.0: 1.

Framework Element. The Framework Element for the General Plan (Framework Element)was adopted by the City of Los Angeles in December 1996 and re-adopted in August2001. The Framework Element provides guidance regarding policy issues for the entireCity of Los Angeles, including the project site. The Framework Element also sets forth aCitywide comprehensive long-range growth strategy and defines Citywide policesregarding such issues as land use, housing, urban form, neighborhood design, openspace, economic development, transportation, infrastructure, and public services.

The requested Zone Change would permit development of a high-quality mixed-useproject along Highland Avenue, a major transportation corridor. The project site is anunder improved parcel designated for General Commercial land uses. The projectprovides an infill development in a neighborhood comprised of multi-family, single-family


and commercial land uses. By enabling the construction of residential/commercial uses inclose proximity to existing multi-family neighborhoods and commercial uses, the proposedZone Change would be consistent with several policies of the Framework Elementincluding:

Policy 3.8.2:· "Encourage the retention of existing and development of newcommercial uses that primarily are oriented to the residents of adjacentneighborhoods and promote the inclusion of community services ..."

Policy 3.8.4: "Enhance pedestrian activity by the design and siting of structures ..."

Policy 3.13.1: "Encourage the development of commercial uses and structures thatintegrate housing units with commercial uses .... »

Policy 3.13.6: "Design multi-family residential units to minimize the impacts of trafficand noise and incorporate recreational and open space amenities to support theneeds of the residents."

3. Transportation Element. Leland Way and De Longpre Avenue are classified as LocalStreets and Highland Avenue is classified as a Major Highway Class II. The project wouldbe required to comply with the Highway and Street Standards of the Los AngelesMunicipal Code. Department of Transportation has reviewed the revised project and thetraffic analysis prepared by Overland Traffic Consultants. DOT concurs, in a memo datedNovember 19, 2012, that the project will generate a net increase of 66 a.m. peak hour tripsand 72 p.m. peak hour trips, however DOT has determined that the proposed project willnot result in significant traffic impacts at any of the intersections studied. DOTrecommends that the project requirements as stated in their original memo dated August17, 2012, be adopted as conditions of project approval. These requirements must becompleted and/or guaranteed before the issuance of any building permits for the proposedproject. Bureau of Engineering and the Department of Transportation have reviewed theproject and have required improvement to the street system. Therefore, General Plan willbe not be adversely affected by the recommended action herein. .

Bicycle Plan. The 2010 Bicycle Plan, a component of the Transportation Element, wasadopted on March 1, 2011 and is not likely to be affected by the recommended actionherein. The three goals that have been established by the Plan are to: increase thenumber and types of bicyclists who bicycle in the City; make every street a safe place toride a bicycle, and make the City of Los Angeles a bicycle friendly community. Thesegoals will realized by the implementation of policies, programs and objectives. Policy 1.2.7of the Plan is to, "Develop and implement citywide bicycling parking standards," byincreasing the supply of secure bicycle parking for commercial and residential projects.

The subject site is located two blocks south of Hollywood Boulevard. The 4.52 mile stretchof Highland Avenue, between Cahuenga Boulevard and Pico Boulevard has beenidentified as a Backbone of the Bicycle Network and is slated for a future bicycle lane.

Bicycle Ordinance No. 182,386.

The proposed project is not subject to the provisions of the newly adopted BicycleOrdinance, effective March 13, 2013 because the project was submitted to the Departmentof City Planning on September 5, 2012 and deemed complete on September 13, 2012.However, the applicant will provide an approximately 468 square-foot, enclosed bicycleparking facility with a minimum of 20 bicycle parking spaces.


4. The Sewerage Facilities Element of the General Plan will not be affected by therecommended action. The project will be connected to existing sewer facilities consistentwith the health and safety goals of this Plan Element.

5. Street Lights. The Bureau of Street Lighting requires the installation of street lights asconditioned herein.

Entitlement Findings

6. Vesting Zone Change Findings.

Pursuant to Section 12.32-F, G of the MuniCipal Code, and based on these findings, therecommended action is deemed consistent with public necessity, convenience, generalwelfare and good zoning practice. .

Public Necessity: The granting of the proposed Zone Change would result in a project thataddresses public necessity by allowing the development of needed housing in thecommunity as well as commercial services and business opportunities consistent with theproperty's General Commercial land use designation.

Convenience: Granting the proposed zone change would result in a project that isconsistent with the public convenience. The project site is located in a residential andcommercially mixed neighborhood within the Hollywood Community Plan area. The site'slocation on Highland Avenue and its proximity to Sunset Boulevard provides convenientvehicular access and public transit opportunities to residential and commercial uses. Theresidential and commercial use will also serve the local neighborhood and the communityat large by preserving and enhancing the character of the multi-family residential andcommercial neighborhood.

General Welfare: Granting the requested zone change would be consistent with theGeneral Welfare, in that the instant request involves a zone and use that is consistent withthe plan's underlying Land Use Designation of General Commercial. The property iscurrently vacant and therefore underutilized. The improvements resulting from the zonechange will enhance the visibility and aesthetic character of the site. Further, the projectwould be designed in conformance. with all applicable fire and safety codes which areintended to promote the General Welfare. Lastly, the applicant is proposing a project thatwould be consistent with applicable zoning regulations.

Good Zoning Practice: The existing RAS4 Zone allows for R4 residential densities andlimited ground floor commercial however the current "0" condition limits density to 56residential units. Without the "0" condition, the lot area of 30,618 square feet would allow76 residential units. The RAS4 Zone corresponds to the Plan's General Commercial LandUse Designation. The proposed (T)(0)RAS4-1-SN Zone would allow more density andpreserve and enhance the character of the surrounding neighborhood consistent with theintent and purpose of the Community Plan. The Height District of 1 would remain thesame, which does not limit height and limits FAR to 3:1. .

Pursuant to Section 12.32.0(a)(2) of the Municipal Code, the action, as recommended,has been made contingent upon compliance with the 'T" and 'Oil conditions imposedherein. Such limitations 'are necessary to protect the best interests of and to assure adevelopment more compatible with surrounding properties, to secure an appropriatedevelopment in harmony with the General Plan, and to prevent or mitigate the potentialadverse environmental effects of the subject recommended action.


7. Zoning Administrator's Adjustment Findings

a. While site characteristics or existing improvements make strict adherence tothe zoning regulations impractical or infeasible, the project nonethelessconforms with the intent of those regulations.

The project site is subject to previously approved Case Nos. CPC-2005-3417 -VZC andVTT-62928 for the construction of 56 residential condominiums and 6,800 square feetof commercial space in the (T)(Q)RAS4-1-SN Zone. The proposed project has beenmodified for the construction of 76 apartment units and 2,500 square feet ofcommercial space. The applicant is seeking approval of a variable 1'-6" to 2'-6" sideyard along the westerly property line in lieu of the 5'-0" side yard otherwise required.

The subject site is a flat vacant lot, 30,618 square feet in size, with frontages along thewest side of Highland Avenue, the north side of De Longpre Avenue and south side ofLeland Way. The westerly property line is adjacent to RD1.5 zoned properties that aredeveloped with single-family dwellings. The site is generally rectangular, with the DeLongpre frontage being approximately 1.2 feet longer than the Leland Way frontage,resulting in side property lines that are not precisely parallel, resulting in a variablewesterly side yard setback.

Supplementary conditions have been included by the City Planning Commission toreduce the impact of the project on adjacent residential neighbors to the west includingthe addition of articulation on the west wall of the proposed building, a landscape planto include the westerly side yard and consent of the neighboring property owners todemolish the masonry wall adjacent to the subject site. As stated at the City PlanningCommission hearing by the applicant on March 28, 2013, removal of the masonry wallwould create a wider landscaped area for the enjoyment of the two adjacentneighbors. With approval of the Zoning Administrator's Adjustment, the proposedproject will comply with all yard requirements and will adequately provide light, air anda buffer for the adjacent low density buildings.

b. In light of the project as a whole including any mitigation measures imposed, theproject's location, size, height, operations and other significant features will becompatible with and will not adversely affect or further degrade adjacentproperties, the surrounding neighborhood, or the public health, welfare andsafety.

The development of the site would improve an otherwise undeveloped andunderutilized vacant property in the (T)(Q)RAS4-1-SN Zone. The project is subject toa number of measures intended to mitigate and deter potential adverse effects tofuture occupants as well as the surrounding community. The project as designed iscomparable to similar RAS4 zoned properties and is typical relative to developmentobserved in the surrounding neighborhood and the general Hollywood area. Theproposed project includes the request to permit a variable 1'-6" to 2'-6" westerly sideyard setback in lieu of the otherwise required 5 feet. The reduced setback will allowthe applicant to provide 14 additional on-site parking spaces as requested by therequested by the Central Hollywood Neighborhood Council and the Council Office. Theimpact of the reduced westerly side yard setback will be mitigated by the requirementsto add articulation to the westerly wall, to provide additional landscaping within the sideyard and the removal of the adjacent neighbors masonry wall to create a widerlandscaped area.


In compliance with the requirements of the California Environmental Quality Act(CEQA), the project was issued a Mitigated Negative Declaration (Case No.ENV-2012-2406-MND-REC1). The project is subject to various specific measures suchair pollution controls during the construction and operation of the project; noisemitigation for construction and operation; design elements which are designed to besensitive to the surrounding neighborhood including extensive landscaping andshielded lighting. The project would not cause adverse impacts on fish or wildliferesources as far as earth, air, water, plant life, animal life, or risk of upset to theseresources is concerned. Furthermore, the project site, as well as the surrounding areais presently developed with structures and similar land uses which do not provide anatural habitat for fish or wildlife. Any impacts that have been identified as "potentiallysignificant unless mitigation incorporated" in the Mitigated Negative Declaration haveattached Mitigation Measures to remedy potentially significant impacts to less than orno impact levels. Said measures are required and are incorporated into the project'sconditions of approval. Mitigation Monitoring and other procedures and processeshave been identified ensuring the implementation of all required mitigation measures.

The project would not be placed over a hazardous materials site, flood hazard area, orbe located on unsuitable soil conditions. The project would not place any occupants orresidents near a hazardous materials site or involve the use or transport of hazardousmaterials or substances. Prior to the issuance of grading or building permits, theapplicant shall submit a geotechnical report, prepared by a registered civil engineer orcertified engineering geologist, to the Department of Building and Safety, for reviewand approval. Additionally, the Department of Transportation requires the submittal ofa parking and driveway plan to ensure safe egress and ingress of the project site andto ensure conformance with transportation safety design policies. Parking stalls havebeen designed so that a vehicle cannot back into or out of any public street orsidewalk. The proposed project will be connected to the public sewer system andwould not violate the California Water Code. Therefore, the project will not adverselyaffect or further degrade adjacent properties, the surrounding neighborhood, or thepublic health, welfare and safety.

c. The project is in substantial conformance with the purpose, intent andprovisions of the General Plan, the applicable community plan, and any specificplan.

The General Plan establishes policies that provide for the regulatory environment inmanaging the City and for addressing environmental concerns and problems. Themajority of the General Plan policies end up in the form of Code Requirements of LosAngeles Municipal Code.

The Land Use Element of the City's General Plan divides the city into 35 CommunityPlans. The applicable Hollywood Community Plan designates the subject site forGeneral Commercial land uses with the corresponding zones of C1, C1.5, CR, C2, C4,RAS3, RAS4 and P and Height District No.1. The subject property containsapproximately 30,618 square feet (0.7 acres) and is currently zoned (T)(Q)RAS4-1-SN. The RAS4 zone permits uses consistent with multiple dwellings and limitedcommercial as specified in the LAMC. The subject site is located within the HollywoodSignage Supplemental Use District area. Any proposed signs will be subject to theprovisions set forth in the Plan.

The applicant is requesting approval of a variable 1'-6" to 2'-6" side yard along thewesterly property line. The reduced westerly side yard is necessary in order to providethe ground floor commercial space and additional parking spaces as requested by the


Central Hollywood Neighborhood Council and the Council Office. The HollywoodCommunity Plan does not explicitly address adjustments as indicated in this instantrequest. However, the intent of the Community Plan is to promote and ensure thepublic welfare as well as to provide policies that protect and enhance neighborhoodsrelative to existlnq and future development. As previously mentioned, additionalconditions were added by the City Planning Commission to reduce the impact of theproject on adjacent residential neighbors to the west including the addition ofarticulation on the west wall of the proposed building, a landscape plan to include thewesterly side yard and consent of the neighboring property owners to demolish themasonry wall adjacent to the subject site. With approval of the variable 1'-6 to 2'-6"westerly side yard, the project will be in substantial conformance with the purpose,intent and provisions of the General Plan and the Hollywood Community Plan.

8. Site Plan Review Findings

a. That the project is in substantial conformance with the purposes, intent andprovisions of the General Plan, applicable Community Plan, and any applicableSpecific Plan.

The proposed project design complies with all applicable provisions of the LAMC andthe Hollywood Community Plan except for any allowances that may be permittedunder the granting of the requested entitlements. The site is also located within the LosAngeles State Enterprise Zone, Hollywood Signage Supplemental Use District (CRAArea), Adaptive Reuse Incentive Areas Specific Plan and the HollywoodRedevelopment Project. The applicant will be required to obtain written approval fromthe Community Redevelopment Agency (CRA), or its successors in interest, forconformance with the Hollywood Redevelopment Project. No signage is beingproposed in conjunction with the proposed project however, the applicant must alsoobtain written approval from the Department of City Planning and the CommunityRedevelopment Agency (CRA), or its successors in interest, for conformance with theHollywood Signage Supplemental Use District for any signage on the subject property.Any proposed digital displays, marquee signs, open panel roof sign, pillar sign,projecting sign, wall signs larger than 75 square feet in area or a sign that utilizes asign area bonus must obtain Project Permit Compliance from the Department of CityPlanning.

The proposed project complies with the intent and objectives of the General Plan. TheHollywood Community Plan, a part of the Land Use Element of the General Plan,encourages a variety of housing options in order to meet the housing demands of thearea. Furthermore, the subject site is designated with a General Commercial land use,which allows multi-family development. The proposed mixed-use project is consistentwith the following goals and policies of the Hollywood Community Plan:

Goal LU.2 of the Plan encourages proposed projects to: "Provide a range ofemployment and housing opportunities Promote the vitality and expansion ofHollywood's media, entertainment and tourism industries."

Policy LU.2.15: Encourage mixed-use and multi-family residential projects to providebicycle parking and/or bicycle lockers.

Policy LU.2.17: Provide an adequate supply of rental and ownership housingopportunities for households of all income levels and needs.



Policy LU.3.4: Design sidewalks that make pedestrians feel welcome and safe byminimizing the conflict between cars, buses and pedestrians.

Policy LU.3.5: Discourage curb-cuts next to sidewalks on streets with a high level ofpedestrian traffic, when alternative access exists.Policy LU.3.9: Encourage the planting of street trees for shade.

Policy LU.3.5: Promote well-designed retail with transparent facades to allow visibilityof commercial uses.

Policy LU.3.5: Promote pedestrian-friendly land uses along streets with highpedestrian activity.

Goal LU.5 of the Plan proposes that projects: "Encourage sustainable land use andbuilding design."

Policy LU.5.5: Promote the planting of street trees to provide comfortable, shadywalking environments, cooling and absorption of carbon dioxide.

In addition, the proposed project is in conformance with the Citywide DesignGuidelines for residential projects and the Walkability Checklist as discussed below.Approval of the requested Vesting Zone Change and Site Plan Review would permitthe development of a much needed multi-family project with commercial space toaccommodate two businesses. The proposed project contributes to the advancementof the goals and policies set forth in the General Plan and the Hollywood CommunityPlan by contributing to the growing demand for housing. Therefore, the project, asconditioned complies with all applicable provisions of the LAMC and is consistent withthe General Plan and Hollywood Community Plan.

b. That the project consists of an arrangement of buildings and structures(including height, bulk, and setbacks), off-street parking facilities, loading areas,lighting, landscaping, trash collection, and other such pertinent improvements,that is or will be compatible with existing and future development on adjacentproperties and neighboring properties.

The proposed project has been designed with open space, landscaping, outdoorrecreation amenities and articulated building elevations. All of the proposed units havebeen considered with respect to light and ventilation with each unit having access tothe provided open space. The building is comprised of five stories of residential unitsover a ground floor containing commercial space, residential leasing offices andparking. The project also provides two. levels of subterranean parking. Below is adiscussion of the compatibility of the project to the surrounding neighborhood as wellas the design of the building and its pertinent features. Planning staff has conductedan assessment of the projects compliance with the Citywide Design Guidelines forresidential projects and the Walkability Checklist.


Compatibility. The proposed project is subject to the provisions of the HollywoodCommunity Plan and standards. Although Highland Boulevard is predominatelycharacterized with commercial uses, the adjacent uses to the west are developed withlow density residential buildings. The proposed project is mixed-use with commercialspace on the ground level and residential units above. The project will incorporatemitigation measures to ensure neighboring uses are not significantly impacted by theproposed development.

Site Planning/Building Orientation/Frontage. The project site is generally rectangularin shape and is approximately 30,619 square feet. The site has an approximately 215foot frontage along Highland Avenue and a depth of approximately 121 feet along DeLongpre Avenue and approximately 120 feet along Leland Avenue. The vacant site isgenerally flat. The proposed building is six stories in height (79 total feet to the top ofthe fitness room), with the residential units on the podium through fifth levels. Theground level is rectangular shaped with two subterranean parking levels. The groundlevel will house the two commercial spaces, residential lobby, residential leasingoffices, bicycle room and parking. The residential portion above is "C" shaped with acentral courtyard. Many of the units have a view of the central courtyard which willprovide natural ventilation. Also, the building minimizes heat exposure by placing onlya few units towards the south. The primary pedestrian entrances for the commercialand residential components are located at grade along Highland Avenue. Theentrance to the residential lobby, located midway along the east facade of the building,is articulated with a glass door, full-height windows and a metal canopy. The two mainentrances for the retail spaces are located along Highland Avenue and are articulatedwith glass double-doors, full-height windows and metal canopies.

Design. The scale, massing, and location of the proposed residential building willrespond to the rectangular shape and topography of the site and to the commercialand residential context of the properties that adjoin the project. The project will consistof two subterranean parking levels with ground. floor commercial and five residentiallevels above. The proposed project has been designed consistent with the designpolicies set forth in the Hollywood Community Plan, the Citywide Design Guidelinesand the Walkability Checklist as further discussed below.

Height/Bulk. The 79 foot height of the proposed building is taller than most of theexisting buildings in the immediate area however, the existing and proposed HeightDistrict 1 does not limit the height of structures. The total floor area is approximately84,288 square feet, equal to the maximum allowable FAR of 3:1. As such, theproposed building will be consistent with the RAS4 zoning of the project site.

Setbacks. The proposed (T)(Q)RAS4 zone requires a 5-foot front yard setback, 5-footside yard setbacks (setback when adjacent to RD1.5 zoned properties and when theground floor is not entirely commercial space) and a 15-foot rear yard. Because theproject site is a pass-through lot, De Longpre Avenue and Leland Way are both frontyards and the westerly property line and Highland Avenue are both side yards. Thisproject does not have a rear yard. The residential portion of the project is "C" shapedwith a central courtyard and has setbacks that are designed to conform to LAMCrequirements. The project has been designed with a variable building setback of 5'-1"to 12'-9" along Highland Avenue. However, the ground level is designed with avariable 1'_6" to 2'-6" westerly side yard setback. With approval of the ZoningAdministrator's Adjustment to allow a reduced westerly side yard, the proposed projectwill comply with all yard requirements and will adequately provide light and air as wellas a buffer for noise, landscaping and privacy for adjacent low density buildings.


Citywide Design Guidelines. "The Citywide Design Guidelines have been created tocarry out the common design objectives that maintain neighborhood form andcharacter while promoting design excellence and creative infill development solutions."The Guidelines are intended as a tool in evaluating project applications along withrelevant policies from the General Plan Framework and Community Plans.Incorporating the guidelines into a project's design encourages compatiblearchitecture, attractive multi-family residential districts, pedestrian activity, context-sensitive design, and place-making. The project has been designed in observance ofmany of the Residential Citywide Design Guidelines goals. The project complies withthe following Citywide Design Guideline Objectives and incorporates several designprinciples as discussed below.


The project has been designed with a strong street wall along Highland Avenuewith a variable building setback of 5'-1" to 12'-9". The ground floor facade hasarticulated entrances for the residential and retail components that incorporateglass and metal canopies at grade level. The retail entrances are located acrossan existing bus stop providing a direct path of travel for transit dependentpatrons. The ground floor, along Highland Avenue maintains a high degree oftransparency with the use of unobstructed floor-to-ceiling glass, providing avisual connection to the street. In addition, the southeast corner of the building issetback to accommodate outdoor seating for a future restaurant.


The project includes various design elements that provide scale and interest onthe building facade including the use of metal canopies, glass storefront systems,spandrel glass facade system, aluminum fin-walls, balconies with metal clad floorsystems and cable guardrails, and exterior insulated finish wall systems. Thevarious wall systems and balconies are used in a layered fashion to providedepth to the facade, Each facade is treated differently to reflect the adjacentproperties with the western facade incorporating fewer windows and no balconiesoverlooking the existing low density housing. .


The project will provide ample sidewalks along the three street frontages whileproviding new street trees, planter boxes and parkway planting. The 5-footdedication along De Longpre Avenue and the 2-foot dedication along LelandWay, required by Bureau of Engineering, will be used to increase the width of thesidewalks further, rather than for street widening. The approximate sidewalkwidths, including dedications and setbacks are as follows: 13'-0" along LelandWay including a 5'-6" parkway (1'-6" unobstructed); 11'-0" along HighlandAvenue including 6'-0" x 6'-0" tree wells (11'-0" unobstructed); and 13'-0" alongDe Longpre Avenue including a 5'-6" parkway (1'-6" unobstructed). Planter boxeswill be installed along portions of the building while the ground surface adjacentto the building will include enhanced paving. The sidewalks will be unobstructedand continuous with any unused driveways to be enclosed with curbs.



The project includes two vehicular entrances leading into the three-level parkinggarage, one on Leland Way and one on De Longpre Avenue. The driveways are23 feet wide and are articulated with metal canopies. Although the parking is notvisible from Highland Avenue, direct access is provided from the parking areainto the retail and residential leasing components. The project requires 123parking spaces, however 143 parking spaces are provided, including one loadingspace. In addition, the applicant has been conditioned to submit a final drivewayand parking plan to the Citywide Planning Coordination Section of theDepartment of Transportation for approval prior to submittal of building permitplans for plan check by the Department of Building and Safety.

Objective 5: Utilize Open Areas and Landscaping Opportunities to their FullPotential.The project site is currently vacant and does not contain any mature trees. Theproject will incorporate landscaping within the parkway and within planters on theground floor and Podium level. In addition, the applicant has been conditioned to:provide a 5-foot landscape buffer between the proposed building and thewesterly property line; comply with Ordinance No. 170,978 (Water ManagementOrdinance), which imposes numerous water conservation measures inlandscape, installation and maintenance; provide a separate water meter (orsubmeter), flow sensor, and master valve shutoff for all landscape irrigation uses;and submit final landscape plans for review and approval by the Department ofCity Planning for verification of compliance with the Landscape Plan Ordinance.

As previously mentioned, the proposed project has been designed with adequateopen space and other outdoor recreation amenities. The project providesapproximately 16,490 square feet of usable common open space, including aclubroom, pool deck, fitness room and 23 units with private decks. In additionthere is a central common courtyard totaling 6,630 square feet.


As previously mentioned, no signage is being proposed in conjunction with theproposed project however, the applicant will be required to obtain writtenapproval from the Department of City Planning and the CommunityRedevelopment Agency (CRA), or its successors in interest, for conformancewith the Hollywood Signage Supplemental Use District.

The applicant has designed the project to reduce the visual appearance ofutilities. A separate trash area is located within the ground level of the garageand will therefore not be visible to the general public. As conditioned, recyclingbins will be provided at appropriate locations to promote recycling of paper,metal, glass, and other recyclable material. The garage will also house the gasmeters, mechanical room and electrical room. The buildings transformer will belocated at the corner of De Longpre Avenue and the westerly property line.Rooftop equipment will be hidden from view behind parapet walls.


Walkability Checklist. The ··WalkabilityChecklist is a tool used to evaluate projects toensure pedestrian movement, access, comfort, and safety, further contributing to thewalkability of the City. "The Walkability Checklist provides a list of recommendedstrategies that projects should employ to improve the pedestrian environment in thepublic right-of-way and on private property." The Checklist also provides a guide forconsistency relating with the policies contained in the General Plan Framework. Theproject incorporates the following Walkability elements.

Sidewalks:

o The project will provide continuous and straight sidewalks;• The sidewalks will provide a buffer between pedestrians and moving vehicles

by the use of landscape including low parkway planting and street trees;• The width of the sidewalks will accommodate pedestrian flow and activity

without being wider than necessary; and• Parkways will be planted with ground cover, low-growing vegetation and

permeable materials that will accommodate pedestrian movement.


• The project is designed with grade level entrances from the public right-of-way for pedestrians along Highland Avenue;

• The pedestrian entrances are easily accessible from transit stops, with a busstop located directly across from the commercial space entrances;

III The primary entrances to the building are visible from the street andsidewalk;

o Direct access to the building entrances are available from the sidewalks andstreets; and

o The building has a variable setback along Highland Avenue, thus creating astrong street wall.


e The project maintains continuity of the sidewalks;I} Parking is located behind the commercial and leasing areas rather than

directly exposed to the adjacent major street;e Any abandoned driveways will be reconstructed as sidewalks; and• The project incorporates the use of architectural features, including metal

canopies, to provide continuity at the street where openings occur due todriveways or other breaks in the sidewalk and building wall.


1& The project will provide canopy trees in planting areas along three streets andwithin planters on the residential podium level and

• The project will provide planting that complements pedestrian movementalong Highland Avenue.

Building Facade:

• The three street facades incorporate different textures, colors, materials anddistinctive architectural features that add visual interest;


It The building facades incorporate articulated massing to add scale andinterest;

C!I The project's architectural features, enhanced materials, fenestration,planting, and lighting will contribute to a more pedestrian friendly streetscape;and

\l) The entrances on the ground level, both pedestrian and vehicular, includemetal canopies and the podium level has a metal cabana to provide shadeand reduce heat gain.

The project seeks to be inviting to its residents, patrons, employees and thesurrounding neighborhood, as it will be located within an area characterized bycommercial and residential uses. The existing commercial uses include businessesthat are neighborhood serving, such as restaurants, a laundry and other retail. Theexisting residential uses range from low to high density. As designed and conditioned,the project will be compatible with existing and future development on neighboringproperties.

c. That any residential project provides recreational and service amenities toimprove habitability for its residents and minimize impacts on neighboringproperties.

The project provides recreational amenities for the 76 residential units includingapproximately 16,490 square feet of usable common open space. The projectincludes a clubroom, pool deck, fitness room and 23 units with private decks. Inaddition there is a central common courtyard totaling 6,630 square feet. The courtyardwill include trees and shrubs within planters, seating, fire pit, fireplace, outdoor kitchenand pet lawn. The pool is located on the fifth level deck at the corner of HighlandAvenue and Leland Way, away from the low density residential properties. Thereforethe property contains appropriate amenities that will contribute to the habitability of theresidents and minimize impacts on neighboring properties.

CEQA Findings

9. A Mitigated Negative Declaration ENV-2012-2406-MND-REC1 was prepared for theproposed project. On the basis of the whole of the record before the lead agencyincluding any comments received, the lead agency finds that, with imposition of themitigation measures described in the MND, there is no SUbstantial evidence that theproposed project will have a significant effect on the environment. The Mitigated NegativeDeclaration reflects the lead agency's independent judgment and analysis. The recordsupon which this decision is based are with the Environmental Review Section of thePlanning Department in Room 750, 200 North Spring Street. I hereby adopt the MitigatedNegative Declaration and impose those conditions in this approval.

As an administrative remedy to further assure appropriate and adequate mitigation ofpotential environmental impacts of the proposed project, several mitigation measures havebeen relocated, deleted or revised as part of this determination. The mitigation measuresrequiring MERV 11 and MERV 12 air filtration systems have been relocated from the "AirQuality" section to the "Land Use and Planning" section of the Mitigated NegativeDeclaration. Land Use and Planning, Section B of the MND asks if the project "conflictswith any applicable land use plan, policy or regulation of an agency with jurisdiction overthe project... " The Housing Element of the City of Los Angeles promotes the establishmentof "development standards that enhance health outcomes" (Policy 2.1.2) with a program to"....Apply mitigation (air filtration systems) to new residential development." Based on thisanalysis and the projects adjacency to Highland Avenue which is classified as a Major


Highway Class II, it is appropriate to require appropriate air filtration measures in order toresolve the land use conflicts or incompatible uses between proposed sensitive receptorsand areas of high air pollution. The Standard Urban Stormwater Mitigation Plan mitigationmeasures have been deleted from the conditions of approval because the project will berequired to comply with the provisions of the Low-Impact Development Ordinance,Ordinance No. 181,899. At the request of the applicant, the mitigation measure requiringthe installation of a demand water heater system has been revised to include the option toinstall a 95% plus, hi-efficiency central boiler and storage tank system in lieu of a tanklessor instantaneous system. Staff finds that modifications to and corrections of specificmitigation measures have been required in order to assure appropriate and adequatemitigation of potential environmental impacts of the proposed mixed-use project.

CPC-2012-2405-VZC-ZAA-SPR C1

CONDITIONS FOR EFFECTUATING (T) OR [T]TENTATIVE CLASSIFICATION REMOVAL

Pursuant to Section 12.32 G of the Municipal Code, the (T) or [T] Tentative Classification shallbe removed by the recordation of a final parcel or tract map or by posting of guarantees throughthe B-permit process of the City Engineer to secure the following without expense to the City ofLos Angeles, with copies of any approval or guarantees provided to the Department of CityPlanning for attachment to the subject planning case file.

Dedications and Improvements. Prior to the issuance of any building permits, publicimprovements and dedications for streets and other rights-of-way adjoining the subject propertyshall be guaranteed to the satisfaction of the Bureau of Engineering, Department ofTransportation, Fire Department (and other responsible City, regional, and Federal governmentagencies as may be necessary).

Responsibilities/Guarantees.

1. Bureau of Engineering.

a. Dedication Required:

i. Highland Avenue (Modified Major Highway - Class II) - None.

ii. De Longpre Avenue (Local Street) - A 5-foot wide strip of land along the propertyfrontage to complete a 30-foot wide half right-of-way in accordance with LocalStreet standards, including a 15-foot by 15-foot corner cut or 20-foot radiusproperty line return at the intersection with Highland Avenue.

iii. Leland Way (Non-Continuous Local Street) - A 2-foot wide strip of land along theproperty frontage to complete a 27-foot wide half right-of-way in accordance withNon-Continuous Local Street standards, including a 15-foot by 15-foot corner cutor 20-foot radius property line return at the intersection with Highland Avenue.

b. Improvements Required:

i. Highland Avenue - Repair any broken, off-grade or bad order concrete curb, gutterand sidewalk and upgrade all driveways to comply with ADA requirements. Closeany unused driveways with standard curb height, concrete gutter and sidewalks.

ii. De Longpre Avenue - Repair any broken, off-grade or bad order concrete curb,gutter and sidewalks and upgrade all driveways to comply with ADA requirements.Close any unused driveways with standard curb height, concrete curb andsidewalk. Construct an access ramp at the corner intersection with HighlandAvenue to comply with ADA requirements. These improvements should suitablytransition to join the existing improvements.

iii. Leland Way - Repair any broken, off-grade or bad order concrete curb, gutter andsidewalks and upgrade all driveways to comply with ADA requirements. Close anyunused driveways with standard curb height, concrete curb and sidewalk.

Install tree wells with root barriers and plant street trees satisfactory to the CityEngineer and the Urban Forestry Division of the Bureau of Street Services.Tree removal in conjunction with the street improvement project may require


Board of Public Works approval. The applicant should contact the UrbanForestry Division forfurther information (213) 847-3077.

Notes: Street lighting and street light relocation will be required satisfactory tothe Bureau of Street Lighting (213) 847-1551.

Department of Transportation may have additional requirements for dedicationand improvements.

Relocate traffic signals, signs, parking meters and equipment to the satisfactionof the Department of Transportation (213) 482-7024.

Refer to the Department of Water and Power regarding power poles (213) 367-2715.


iv. Catch basins exist along Highland Avenue. Relocate catch basins per B-Permitplan check requirements. Roof drainage and surface run-off from the property shallbe· collected and treated at the site and drain to the streets through drain pipesconstructed under the sidewalk and through curb drains connected to the catchbasins.

v. Sewer lines exist in Highland Avenue, Leland Way and De Longpre Avenue.Extension of the 6-inch house connection laterals to the new property line may berequired. All Sewerage Facilities Charges and Bonded Sewer Fees are to be paidprior to obtaining a building permit.

vi. An investigation by the Bureau of Engineering Central District Office SewerCounter may be necessary to determine the capacity of the existing public sewersto accommodate the proposed development. Submit a request to the CentralDistrict Office of the Bureau of Engineering (213) 482-7050.

vii. Submit parking area and driveway plan to the Central District Office of the Bureauof Engineering and the Department of Transportation for review and approval.

2. Street Lighting. Comply with any requirements of the Bureau of Street Lighting.

3. Stormwater. Prior to the issuance of a Grading Permit, the project shall comply with theStandard Urban Stormwater Mitigation Plan (SUSMP) and/or the Site Specific MitigationPlan to mitigate stormwater pollution as required by Ordinance No.'s 172,176 and173,494. The appropriate design and application of Best Management Practice (BMP)device(s) and facilities shall be determined by the Watershed Protection Division of theBureau of Sanitation, Department of Public Works. More Information may be obtained atwww.lastormwater.org.

4. Department of Transportation.

a. Construction Impacts - DOT recommends that a construction work site traffic controlplan be submitted to DOT for review and approval prior to the start of any constructionwork. The plan should show the location of any roadway or sidewalk closures, trafficdetours, haul routes, hours of operation, protective devices, warning signs and accessto abutting properties. DOT also recommends that all construction related traffic berestricted to off-peak hours.


b. Highway Dedication Requirements - The City Council recently adopted the updatedHollywood Community Plan. The new plan includes revised street standards thatprovide an enhanced balance between traffic flow and other important street functionsincluding transit routes and stops, pedestrian environments, bicycle routes, buildingdesign and site access, etc. The plan includes a revised designation for HighlandAvenue; therefore, the applicant should be subject to the following dedicationrequirements:

Highland Avenue has been designated as a Modified Major Highway Class IIrequiring a 35-foot half-width roadway within a 50-foot half-width right-of-way.

De Longpre Avenue and Leland Way are designated Local Streets, which require a20- foot half-width roadway within a 30-foot half-width right-of-way.

The applicant should check with BOE's Land Development Group to determine ifthere are any other highway dedication, street widening and/or sidewalk requirementsfor this project.

c.Parking Analysis - The traffic study did not indicated how many parking spaces would beprovided. The applicant should check with the Department of Building and Safety onthe number of Code required parking spaces needed for this project.

d. Driveway Access - The conceptual site plan for the project is illustrated in Attachment3. The review of this study does not constitute approval of the driveway dimensions,access and circulation scheme. Those require separate review and approval andshould be coordinated as soon as possible with DOT's Citywide PlanningCoordination Section (201 N. Figueroa Street, 4th Floor, Station 3, @ 213-482-7024)to avoid delays in the building permit approval process. In order to minimize andprevent last minute building design changes, it is highly imperative that the applicant,prior to the commencement of building or parking layout design efforts, contact DOTfor driveway width and internal circulation requirements so that such traffic flow.considerations are designed and incorporated early into the building and parkinglayout plans to avoid any unnecessary time delays and potential costs associated withlate design changes. All driveways should be Case 2 driveways and 30 feet and 16feet wide for two-way and one-way operations, respectively. All delivery truck loadingand unloading will take place on site with no vehicles having to back into the projectvia any of the project driveways.

e. Development Review Fees - An ordinance adding Section 19.15 to the LosAngeles Municipal Code relative to application fees paid to DOT for permitissuance activities was adopted by the Los Angeles City Council. Ordinance No.180542, effective March 28, 2009, identifies specific fees for traffic study review,condition clearance, and permit issuance. The applicant shall comply with anyapplicable fees per this new ordinance.


(Q) or [Q] QUALIFIED CONDITIONS OF APPROVAL

Pursuant to Section 12.32 G of the Municipal Code, the following limitations are hereby imposedupon the use of the subject property, subject to the "Q" Qualified classification.

A. Entitlement Conditions

2. Use. The project as approved is for a 84,288 square foot residential building with amaximum height of 79 feet in the (T)(Q)RAS4-1-SN zone. A maximum density of 76residential dwelling units and 2,500 square feet of commercial space is permitted.

3. Site Plan. Prior to the issuance of any building permits for the subject Project, detaileddevelopment site and elevation plans including complete landscape and irrigation plansby a licensed landscape architect or architect, shall be submitted for review and approvalby the Department of City Planning for verification of compliance with the imposedconditions. The landscape plans shall include the planting area within the westerlysetback. The plans shall be in substantial conformance with the plans labeled as "ExhibitF" and dated February 8, 2013, or as modified by the City Planning Commissionattached to the subject case file. Minor deviations may be allowed in order to complywith provision of the LAMC, the subject conditions, and the intent of the subject permitauthorization.

4. Floor Area Ratio. The maximum floor area ratio (FAR) permitted is 3: 1 based on theproject plans labeled "Exhibit F" and dated February 8, 2013 except as may be revisedas a result of this action.

5. Setbacks. The project shall provide a minimum front yard setback of 5 feet along DeLongpre Avenue; a minimum front yard setback of5 feet along Leland Way; a minimumside yard setback of 5 feet along Highland Avenue; and a minimum variable westerlyside yard setback of 1'-6" to 2'-6" as shown on the project plans labeled "Exhibit F" anddated February 8, 2013, except as may be revised as a result of this action.

6. Automobile Parking. Parking spaces for the residential and commercial components ofthe project shall be provided as required by the provisions of Section 12.21-AA of theLos Angeles Municipal Code. Prior to the issuance of a building permit, the Applicantshall submit a parking plan for the project identifying the location and distribution of theparking spaces.

7. Bicycle Parking. A minimum of 20 bicycle parking spaces shall be provided as shownon the project plans labeled "Exhibit F" and dated February 8, 2013, except as may berevised as a result of this action.

8. Articulation. The applicant shall incorporate articulation on the westerly wall and shallsubmit a detailed drawing of the western elevation depicting articulation (including the use ofcolor, screen lines, et cetera) to the satisfaction of the Department of City Planning.

9. Removal of Existing Wall. The applicant shall submit notarized documentation from theproperty owners of 6817 West De Longpre Avenue and 6816 West Leland Way consentingto removal of the existinq masonry wall adjacent to the subject site.

10. Public Improvements. Prior to the issuance of any building permits, publicimprovements and dedications for streets and other rights-of-way adjoining the subject


property shall be guaranteed to the satisfaction of the Bureau of Engineering,Department of Transportation, Fire Department.

11. Street Lighting. Prior to the recordation of the final map or issuance of the Certificate ofOccupancy (C of 0), street lighting improvement plans shall be submitted for review andthe owner shall provide a good faith effort via a ballot process for the formation orannexation of the property within the boundary of the development into a Street LightingMaintenance Assessment District.

12. Urban Forestry. Prior to the issuance of a grading permit, a plot plan prepared by areputable tree expert, indicating the location, size, type, and condition of all existing treeson the site shall be submitted for approval by the Department of City Planning. All treesin the public right-of-way shall be provided per the current Urban Forestry Divisionstandards.

B. Environmental Conditions

13. Aesthetics (Landscaping). All open areas not used for buildings, driveways, parkingareas, recreational facilities or walks shall be attractively landscaped and maintained inaccordance with a landscape plan, including an automatic irrigation plan, prepared by aLandscape Practitioner (Sec. 12.40-0) and to the satisfaction of the decision maker.

14. Aesthetics (Vandalism)

a. Every building, structure, or portion thereof, shall be maintained in a safe andsanitary condition and good repair, and free from, debris, rubbish, garbage, trash,overgrown vegetation or other similar material, pursuant to Municipal Code Section91.8104.

b. The exterior of all buildings and fences shall be free from graffiti when such graffiti isvisible from a street or alley, pursuant to Municipal Code Section 91.8104.15.

15. Aesthetics (Light). Outdoor lighting shall be designed and installed with shielding, suchthat the light source cannot be seen from adjacent residential properties or the publicright-of-way.

16. Aesthetics (Glare). The exterior of the proposed structure shall be constructed ofmaterials such as, but not limited to, high-performance and/or non-reflective tinted glass(no mirror-like tints or films) and pre-cast concrete or fabricated wall surfaces tominimize glare and reflected heat.

17. Air Pollution (Demolition, Grading, and Construction Activities).

a. All unpaved demolition and construction areas shall be wetted at least twice dailyduring excavation and construction, and temporary dust covers shall be used toreduce dust emissions and meet SCAQMD District Rule 403. Wetting could reducefugitive dust by as much as 50 percent.

b. The construction area shall be kept sufficiently dampened to control dust caused bygrading and hauling, and at all times provide reasonable control of dust caused bywind.


c. All clearing, earth moving, or excavation activities shall be discontinued duringperiods of high winds (l.e., greater than 15 mph), so as to prevent excessiveamounts of dust.

d. All dirt/soil loads shall be secured by trimming, watering. or other appropriate meansto prevent spillage and dust.

e. All dirt/soil materials transported off-site shall be either sufficiently watered orsecurely covered to prevent excessive amount of dust.

f. General contractors shall maintain and operate construction equipment so as tominimize exhaust emissions.

g. Trucks having no current hauling activity shall not idle but be turned off.

18. Cultural Resources (Archaeological)

a. If any archaeological materials are encountered during the course of projectdevelopment, all further development activity shall halt and:

b. The services of an archaeologist shall then be secured by contacting the SouthCentral Coastal Information Center (657-278-5395) located at California StateUniversity Fullerton, or a member of the Society of Professional Archaeologist(SOPA) or a SOPA-qualified archaeologist, who shall assess the discoveredmaterial(s) and prepare a survey, study or report evaluating the impact.

c. The archaeologist's survey, study or report shall contain a recommendation(s), ifnecessary, for the preservation, conservation, or relocation of the resource.

d. The applicant shan comply with the recommendations of the evaluatingarchaeologist, as contained in the survey, study or report.

e. Project development activities may resume once copies of the archaeological survey,study or report are submitted to: SCCIC Department of Anthropology, McCarthy Hall477, CSU Fullerton, 800 North State College Boulevard, Fullerton, CA 92834.

f. Prior to the issuance of any building permit, the applicant shall submit a letter to thecase file indicating what, if any, archaeological reports have been submitted, or astatement indicating that no material was discovered.


19. Cultural Resources (Paleontological)

a. If any paleontological materials are encountered during the course of projectdevelopment, all further development activities shall halt and:

b. The services of a paleontologist shall then be secured by contacting the Center forPublic Paleontology - USC, UCLA, California State University Los Angeles, CaliforniaState University Long Beach, or the Los Angeles County Natural History Museum -who shall assess the discovered material(s) and prepare a survey, study or reportevaluating the impact.


c. The paleontologist's survey, study or report shall contain a recommendation(s), ifnecessary, for the preservation, conservation, or relocation of the resource.

d. The applicant shall comply with the recommendations of the evaluatingpaleontologist, as contained in the survey, study or report.

e. Project development activities may resume once copies of the paleontologicalsurvey, study or report are submitted to the Los Angeles County Natural HistoryMuseum.

f. Prior to the issuance of any building permit, the applicant shall submit a letter to thecase file indicating what, if any, paleontological reports have been submitted, or astatement indicating that no material was discovered.


20. Cultural Resources (Human Remains)

a. In the event that human remains are discovered during excavation activities, thefollowing procedure shall be observed:

b. Stop immediately and contact the County Coroner: 1104 N. Mission Road, LosAngeles, CA 90033. 323-343-0512 (8 a.m. to 5 p.m. Monday through Friday) or 323-343-0714 (After Hours, Saturday, Sunday, and Holidays)

c. The coroner has two working days to examine human remains after being notified bythe responsible person. If the remains are Native American, the Coroner has 24hours to notify the Native American Heritage Commission.

d. The Native American Heritage Commission will immediately notify the person itbelieves to be the most likely descendent of the deceased Native American.

e. The most likely descendent has 48 hours to make recommendations to the owner, orrepresentative, for the treatment or disposition, with proper dignity, of the humanremains and grave goods.

f. If the descendent does not make recommendations within 48 hours the owner shallreinter the remains in an area of the property secure from further disturbance, or;

g. If the owner does not accept the descendant's recommendations, the owner or thedescendent may request mediation by the Native American Heritage Commission.

h. Discuss and confer means the meaningful and timely discussion carefulconsideration of the views of each party.

21. Seismic. The design and construction of the project shall conform to the CaliforniaBuilding Code seismic standards as approved by the Department of Building and Safety.

22. Erosion/Grading/Short-Term Construction Impacts.

a. The applicant shall provide a staked signage at the site with a minimum of 3-inchlettering containing contact information for the Senior Street Use Inspector


(Department of Public Works), the Senior Grading Inspector (LADBS) and thehauling or general contractor.

b. Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading,excavations, and fills. All grading activities require grading permits from theDepartment of Building and Safety. Additional provisions are required for gradingactivities within Hillside areas. The application of BMPs includes but is not limited tothe following mitigation measures:

c. Excavation and grading activities shall be scheduled during dry weather periods. Ifgrading occurs during the rainy season (October 15 through April 1), diversion dikesshall be constructed to channel runoff around the site. Channels shall be lined withgrass or roughened pavement to reduce runoff velocity.

d. Stockpiles, excavated, and exposed soil shall be covered with secured tarps, plasticsheeting, erosion control fabrics, or treated with a bio-degradable soil stabilizer.

23. Green House Gas Emissions

. a. Install either a demand (tankless or instantaneous) water heater system OR a 95%plus, hi-efficiency central boiler and storage tank system, sufficient to serve theanticipated needs of the dwelling(s).

b. Only low- and non-VOC-containing paints, sealants, adhesives, and solvents shall beutilized in the construction of the project.

24. Stormwater Pollution (Demolition, Grading, and Construction Activities)

a. Sediment carries with it other work-site pollutants such as pesticides, cleaningsolvents, cement wash, asphalt, and car fluids that are toxic to sea life.

b. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soilon paved surfaces that can be washed away into the storm drains.

c. All vehicle/equipment maintenance, repair, and washing shall be conducted awayfrom storm drains. All major repairs shall be conducted off-site. Drip pans or dropclothes shall be used to catch drips and spills.

d. Pavement shall not be hosed down at material spills. Dry cleanup methods shall beused whenever possible.

e. Dumpsters shall be covered and maintained. Uncovered dumpsters shall be placedunder a roof or be covered with tarps or plastic sheeting.

25. Land Use.

a. Residential - An air filtration system shall be installed and maintained with filtersmeeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency ReportingValue (MERV) of 11, to the satisfaction of the Department of Building and Safety.

b. Commercial - An air filtration system shall be installed and maintained with filtersmeeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency ReportingValue (MERV) of 12, to the satisfaction of the Department of Building and Safety.


26. Increased Noise Levels (Demolition, Grading, and Construction Activities)

a. The project shall comply with the City of Los Angeles Noise Ordinance No. 144,331and 161,574, and any subsequent ordinances, which prohibit the emission orcreation of noise beyond certain levels at adjacent uses unless technically infeasible.

b. Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pmMonday through Friday, and 8:00 am to 6:00 pm on Saturday.

c. Demolition and construction activities shall be scheduled so as to avoid operatingseveral pieces of equipment simultaneously, which causes high noise levels.

d. The project contractor shall use power construction equipment with state-of-the-artnoise shielding and muffling devices.

27. Increased Noise Levels (Parking Structure Ramps)

a. Concrete, not metal, shall be used for construction of parking ramps.

b. The interior ramps shall be textured to prevent tire squeal at turning areas.

c. Parking lots located adjacent to residential buildings shall have a solid decorativewall adjacent to the residential.

28. Severe Noise Levels (Residential Fronting on Major or Secondary Highway, oradjacent to a Freeway)

a. All exterior windows having a line of sight of a Major or Secondary Highway shall beconstructed with double-pane glass and use exterior wall construction whichprovides a Sound Transmission Coefficient (STC) value of 50, as determined inaccordance with ASTM E90 and ASTM E413, or any amendment thereto.

b. The applicant, as an alternative, may retain an acoustical engineer to submitevidence, along with the application for a building permit, any alternative means ofsound insulation sufficient to mitigate interior noise levels below a CNEL of 45 dBA inany habitable room.

29. Public Services (Fire). The following recommendations of the Fire Department relativeto fire safety shall be incorporated into the building plans, which includes the submittal ofa plot plan for approval by the Fire Department either prior to the recordation of a finalmap or the approval of a building permit. The plot plan shall include the followingminimum design features: fire lanes, where required, shall be a minimum of 20 feet inwidth; all structures must be within 300 feet of an approved fire hydrant, and entrancesto any dwelling unit or guest room shall not be more than 150 feet in distance inhorizontal travel from the edge of the roadway of an improved street or approved firelane.

30. Public Services (Schools). The applicant shall pay school fees to the Los AngelesUnified School District to offset the impact of additional student enrollment at schoolsserving the project area.

31. Public Services (Street Improvements Not Required By DOT). The project shallcomply with the Bureau of Engineering's requirements for street dedications and


improvements that will reduce traffic impacts in direct portion to those caused by theproposed project's implementation.

32. Recreation (Increased Demand For Parks Or Recreational Facilities, Apartments).Pursuant to Section 21.10 of the Los Angeles Municipal Code, the applicant shall paythe Dwelling Unit Construction Tax for construction of apartment buildings.

33. Increased Vehicle Trips/Congestion. Implementing measure(s) detailed in saidDepartment's communication to the Planning Department dated November 19, 2012 andattached shall be complied with. Such report and mitigation measure(s) are incorporatedherein by reference.

34. Inadequate Emergency Access. The applicant shall submit a parking and drivewayplan to the Bureau of Engineering and the Department of Transportation for approvalthat provides code-required emergency access.

35. Utilities (Local Water Supplies - Landscaping)

a. The project shall comply with Ordinance No. 170,978 (Water Management Ordinance),which imposes numerous water conservation measures in landscape, installation, andmaintenance (e.g, use drip irrigation and soak hoses in lieu of sprinklers to lower theamount of water lost to evaporation and overspray, set automatic sprinkler systems toirrigate during the early morning or evening hours to minimize water loss due toevaporation, and water less in the cooler months and during the rainy season).

b. In addition to the requirements of the Landscape Ordinance, the landscape plan shallincorporate the following:

I. Weather-based irrigation controller with rain shutoffII. Matched precipitation (flow) rates for sprinkler heads

III. Drip/microspray/subsurface irrigation where appropriateIV. Minimum irrigation system distribution uniformity of 75 percentV. Proper hydro-zoning, turf minimization and use of native/drought tolerant plan

materialsVI. Use of landscape contouring to minimize precipitation runoffVII. A separate water meter (or submeter), flow sensor, and master valve shutoff

shall be installed for existing and expanded irrigated landscape areas totaling5,000 sf. and greater.

36. Utilities (Local Water Supplies - All New Construction)

a. If conditions dictate, the Department of Water and Power may postpone new waterconnections for this project until water supply capacity is adequate.

b. Install high-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets,and high-efficiency urinals (maximum 0.5 gpf), including no-flush or waterlessurinals, in all restrooms as appropriate.

c. Install restroom faucets with a maximum flow rate of 1.5 gallons per minute.

d. A separate water meter (or submeter), flow sensor, and master valve shutoff shall beinstalled for all landscape irrigation uses.


e. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition ofsuch equipment shall be indicated on the building plans and incorporated into tenantlease agreements. (Single-pass cooling refers to the use of potable water to extractheat from process equipment, e.g. vacuum pump, ice machines, by passing thewater through equipment and discharging the heated water to the sanitarywastewater system.

37. Utilities (Local Water Supplies - New Commercial or Industrial). All restroom faucetsshall be of a self-closing design.

38. Utilities (Local Water Supplies - New Residential)

a. Install no more than one showerhead per shower stall, having a flow rate no greaterthan 2.0 gallons per minute.

b. Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) inthe project, if proposed to be provided in either individual units and/or in a commonlaundry room(s). If such appliance is to be furnished by a tenant, this requirementshall be incorporated into the lease agreement, and the applicant shall beresponsible for ensuring compliance.

c. Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, ifproposed to be provided. If such appliance is to be furnished by a tenant, thisrequirement shall be incorporated into the lease agreement, and the applicant shallbe responsible for ensuring compliance.

39. Utilities (Solid Waste Recycling)

a. (Operational) Recycling bins shall be provided at appropriate locations to promoterecycling of paper, metal, glass, and other recyclable material. These bins shall beemptied and recycled accordingly as a part of the project's regular solid wastedisposal program.

b. (ConstructionlDemolition) Prior to the issuance of any demolition or constructionpermit, the applicant shall provide a copy of the receipt or contract from a wastedisposal company providing services to the project, specifying recycled wasteservice(s), to the satisfaction of the Department of Building and Safety. Thedemolition and construction contractor(s) shall only contract for waste disposalservices with a company that recycles demolition and/or construction-related wastes.

c. (ConstructionlDemolition) To facilitate on-site separation and recycling ofdemolition- and construction-related wastes, the contractor(s) shall providetemporary waste separation bins on-site during demolition and construction. Thesebins shall be emptied and the contents recycled accordingly as a part of the project'sregular solid waste disposal program.

40. Utilities (Solid Waste Disposal). All waste shall be disposed of properly. Useappropriately labeled recycling bins to recycle demolition and construction materialsincluding: solvents, water-based paints, vehicle fluids, broken asphalt and concrete,bricks, metals, wood, and vegetation. Non recyclable materials/wastes shall be taken toan appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposalsite.


C. Administrative Conditions

41. Approval, Verification and Submittals. Copies of any approvals, guarantees orverification of consultations, review or approval, plans, etc., as may be required by thesubject conditions, shall be provided to the Department of City Planning for placement inthe subject file.

42. Code Compliance. Area, height and use regulations of the zone classification of thesubject property shall be complied with, except where herein conditions may vary.

43. Covenant. Prior to the issuance of any permits relative to this matter, an agreementconcerning all the information contained in these conditions shall be recorded in theCounty Recorder's Office. The agreement shall run with the land and shall be binding onany subsequent property owners, heirs or assigns. The agreement shall be submitted tothe Department of City Planning for approval before being recorded. After recordation, acopy bearing the Recorder's number and date shall be provided to the Department ofCity Planning for attachment to the file.

44. Definition. Any agencies, public officials or legislation referenced in these conditionsshall mean those agencies, public offices, legislation or their successors, designees oramendment to any legislation.

45. Enforcement. Compliance with these conditions and the intent of these conditions shallbe to the satisfaction of the Department of City Planning and any designated agency, orthe agency's successor and in accordance with any stated laws or regulations, or anyamendments thereto.

46. Building Plans. Page 1 of the grant and all the conditions of approval shall be printedon the building plans submitted to the Department of City Planning and the Departmentof Building and Safety.

47. Corrective Conditions. The authorized use shall be conducted at all times with dueregard for the character of the surrounding district, and the right is reserved to the CityPlanning Commission, or the Director of Planning, pursuant to Section 12.27.1 of theMunicipal Code, to impose additional corrective conditions, if in the decision makersopinion, such actions are proven necessary for the protection of persons in theneighborhood or occupants of adjacent property.

48. Project Plan Modifications. Any corrections and/or modifications to the Project plansmade subsequent to this grant that are deemed necessary by the Department ofBuilding and Safety, Housing Department, or other Agency for Code compliance, andwhich involve a change in site plan, floor area, parking, building height, yards orsetbacks, building separations, or lot coverage, shall require a referral of the revisedplans back to the Department of City Planning for additional review and final sign-offprior to the issuance of any building permit in connection with said plans. This processmay require additional review and/or action by the appropriate decision making authorityincluding the Director of Planning, City Planning Commission, Area PlanningCommission, or Board.

49. Mitigation Monitoring. The applicant shall identify mitigation monitors who shallprovide periodic status reports on the implementation of the Environmental Conditionsspecified herein, as to area of responsibility, and phase of intervention (pre-construction,construction, post-construction/maintenance) to ensure continued implementation of theEnvironmental Conditions.


50. Indemnification. The applicant shall defend, indemnify and hold harmless the City, itsagents, officers, or employees from any claim, action or proceedings against the City orits agents, officers, or employees relating to or to attack, set aside, void or annul thisapproval which action is brought within the applicable limitation period. The City shallpromptly notify the applicant of any claim, action, or proceeding and the City shallcooperate fully in the defense. If the City fails to promptly notify the applicant of anyclaim action or proceeding, or if the City fails to cooperate fully in the defense, theapplicant shall not thereafter be responsible to defend, indemnify, or hold harmless theCity.

51. Community Redevelopment Agency. The applicant shall obtain written approval fromthe Community Redevelopment Agency (CRA), or its successors in interest, forconformance with the Hollywood Redevelopment Project and any applicable designguidelines relative thereto, for any construction, work, modification or change 'of use onthe subject property that requires a building permit or any other land use entitlement.

52. Hollywood Signage Supplemental Use District (CRA Area). The applicant shallobtain written approval from the Department of City Planning and the CommunityRedevelopment Agency (CRA), or its successors in interest, for conformance with theHollywood Signage Supplemental Use District and any applicable design guidelinesrelative thereto, for any signage on the subject property that requires a building permit orany other land use entitlement.

53. ExpirationlTermination. The subject (T)(Q)RAS4-1-SN Zone shall become null andvoid, and the rezoning proceeding shall be terminated, (a) if the applicant fails to removethe T Tentative classification within the six year time period provided in LAMC Section12.32-G,h, including any extensions or (b) upon applicant's delivery to the Director ofCity Planning of written notice terminating the (T)(Q)RAS4-1-SN rezoning.

54. Prior to the clearance of any conditions, the applicant shall show proof that all fees havebeen paid to the Department of City Planning, Expedited Processing Section.

Sec. _. The City Clerk shall certify to the passage of this ordinance and have itpublished in accordance with Council policy, either in a daily newspaper circulated in theCity of Los Angeles or by posting for ten days in three public places in the City of LosAngeles: one copy on the bulletin board located at the Main Street entrance to the LosAngeles City Hall; one copy on the bulletin board located at the Main Street entrance to theLos Angeles City Hall East; and one copy on the bulletin board located at the TempleStreet entrance to the Los Angeles County Hall of Records.

I hereby certify that this ordinance was passed by the Council of the City of LosAngeles, at its meeting of __ --'- _

JUNE LAGMAY, City Clerk

By __Deputy

Approved _

Mayor

Pursuant to Section 558 of the City Charter,the City Planning Commission on March 28, 2013,recommended this ordinance be adopted by the City Council.

File No. --------------

cP'C -', 012-24,0 5-\/ZC-ZM-SPR EXHI

HIGHLAND AND DE LONGPRE Hollywood, California Applicant: Lennar Urban GroupArchitect: Withee Malcolm Architects, LLPDale: February 8, 2013Job: 82024SOO{}CDVER

Table of Contents: IPROJECT SUMMARY

(l.70 acresOJ368c:[e;:

LOTAAEAGROSS BEFORE DEDICAnONNET AFTER DEDICAllONNET AFTER SETBACKSTOTAL RESIDENTIAL UNrrS;DEN"SIn':BUILDING COVERAGE:;

BU IWING FLOOR AREA:I;IESID:ENTiAL FLOOR AREA.( uNrr FLOOR AREA WiTHOUT EXTERIOR WALL JLEASfNG OFFICERESiDENTIAL LOBBVRETAILFiFTH LEVEL fnN~SSFIFTH LEVEl CLUBHOUSECORRiDORS

.. OataSheet.... Building Plan, Site Plan - Ground Floor

Building Plan, Subterranean ParkingBuilding Plan, Subterranean ParkingBuilding Plan, Podium Level thru Tfiird LevelBuilding Plan, Fourth FloorBuilding Plan, Fifth FloorRoof Plan

SD01S002S003S004S005S0068007S008 ..

S009 Bui Iding Sections Mand BBS010 Building Section CCS011 ... Unit PlansS012 Unit PlansS013 Unit PlansS014 Building ElevationsS015 Building ElevationsL.1 THRU L.5 Landscape Documents

30,6;1'01 s1~9.457sf28,069 st

76112.4 DCJ!-<lcra

25.49!;i al.

6~53B ~I3,459 sl1,231 "I2,500 st',272 sf1,156 sl

12,032.0;1

FAR: ITOTAL BUILDIMGfLOOR AREA j LOT AREA) 3.00

TOTAL BUILDfMGFLOOR AREA

UNIT SUMMARY

PLAN DESCRIPTION ONTY. UNfTMIX

A SMALL STUDIO 4 5% 543.0 sf

A. SMALL STUDIO AT PENTHOUSE 1 1% 500 slB INTERLoCKING STUDIO + , BATH e B%, SS6.0 sfB. INTERLOCKING STUDIO + 'I BATH 'e 8% 525.0 sfC 1 ElDAM + 1 BATH "7 22'% m~lO sfC2 1 BDAM + 1 EiATH AT PENTHOUSE 1 1% 726.0 sfG"3 1 eOAM + , BATH AT TRASHRM 3· 4% 690.0 srD 1 BDAM t 1 BATH +. DEN 4 5'~ 949.0 stD2 2 BOAM + 1 BATH 5 7%, 931.0 slE 2 BDRM +;1' BATH 9 12% 1,035.051E2 2 BDAM + 2 BATH AT PENTHOUSE , ,% 992.031F 2 BDA..".,+ 2 BATH AT GORNEA 3 4% 1,172.051F2 2 BDRM + 2 BATH @ CRNR L4, L5 2 3% 1,H2.0sft; 2 BDAM + 2 BATH ATCORNER 4 S% 991.0 sfG2 2 BDRM + 2 BATH Arc RNA. PNTHS 1 1% 905.0 sfH 2 BDRM -+ 2 BATH AT CORNER 4 S% 1,059.051J PENHOUSE LOFT··.,3 BDRM-3 BATH 3 4% 1,413.0 sfJ2 PNfHS.lOFl~:2 BED·2 BAlH@TRSH , ,,/; 1,261.0 sfK PENHOUSE LOFT·· 3 BDRM - 3 BAn I 1% 1,674.0 sl

7. re-sidenllal unlta

B4,:288 sf

HOOf'lAflEASUBTOTAL

REqUIREOPARKING

'.01.Q1.01.0151.51.51.52,02.02~02,02,02.02.02.02.02.02.0

.;. spaces

1 spaces8 spacesssoacea

26 spacesz spaces5 spaces-65plJCIO"S

10 &pBCE!j-S

1.8-. spaces2: spaces8 Spaces.·4 specesS. spaces2. spacesS spaces6spacas2 spaces·2 spaces

2,172 sf

50.0 !It

3,:346 sf3,150 sf

12.,92Q st726 sf

2,070 at3,"796 !if4,655 sf9,315 Fit

992 sf3,516612,2·24 sf3,964 &1

9056141236 614,239 sf1,261·$41,t>74 st

66,683 sf

BS4 sfAveraqe unnFLOOR AREA

123 faqllired epaeee

22%33%39%

IOPEN SPACE SUMMARY

REQUIRED STUDIOS. 'I BEDROOM

2 BEDROOM3 BEDROOM

1725304 5%

RmUIREDupon space

TOTAL Z6 resldennsl unns

PROVIOED COMMON OPEN SPACECOMMUNITI SPACEPODlUM COURTYARQPOOL DECK * AMENITIES

PRIVATE DECKS:PODIUM LEVEL2ND LEVEL3RD LEvEL4TH LEVEL5TH LEVEL

9 unM x4 units x4 units x5 units I::

1 ul"!i~s X

lOTAl

;00 sl125~175 sl17,50·$1

50"5Os1

5Psfeo sr50 sf

16,490 sf

i,700sf3,125 sf5,250sl

700 sf

3,459 sf6,630 sf5,251 sf

450 sf200 sf200 sf250 sf

50 sf

PROVIDED

REQUIRED PARKING

open space

IPARKING SUMMARY

RESID'ENT PARKINGTOTAL, RESIDENTIAL PARKING REOUIRED

TOTAL RETAIL P,II.HK.!NGHEQUlflED

123 spaces

5 spaces

TOTAL PARKING. REQUJRED 12B spaces

FlROVIDED PARKING

STAr-.tDARD STALLS

COMPACTlOAmNG

12B spaces16spac-er::1 spaces

aB.1%11.2%·

0.7%

14J spacesTOTAL PARKING PROVIDED

Hollywood, CaliforniaHIGHLAND AND DE LONGPRE Applicant: Lennar Urban GroupArchitect: Withee Malcolm Architects, LLPDate: February 8,2013Job: 82024SD01-DATA Ltrn

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HIGHLAND AND DE LONGPRE Hollywood, California Applicant: Lennar Ulban GroupArchitect: Withee Malcolm Architects, LLPDate: February 8, 2013Job: B2024SD08-FOURTH FLOOR

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31:IUJ9@ MAIN LOWffiR.I>.MPL-"N~OO___ I!-~EST~_LB:E-_ __ _

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DE LONGPRE AVE.

UNITS UNITS-

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UNITS TOWNHOUSE

uNITSTOWNHOUSE

UNrfS UNITS

UNITS UNITS

LELAND WAY

IPARKING

ID18 OWBl-tOUSE FrrNER~

UNrrS UNrfS

IUNrrS UNITS IG I UNITS II UNITS II UNrrs

uNrfS UNITS IG I UNrfS II UNITS II UNrrs

UNITS UNrrs IG I UNrfS II UNITS II UNITS

UNITS UNITS UNITS UNffS UNITS UNITS

TENANT STORAGE

RETAIL 1 LOBBY LOBBYSTORAGE LEASING OFFICE

---.~~~~~------~~r1======~==T=======~:W~====~~~~~~~~~========~~==~~;====f======{===~~~~~~~~~~~~~~==~~~~====~~~====~~========~~~======~FF1imi= :=:;=~t~@:~~=:= := -~~ __ --e3?~i!I~~~~~~, _

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PARKING

PARKING

HIGHLAND AND DE LONGPRE Hollywood, California Applicant: Lannar Urban GroupArchitect: Withee Malcolm Architects, LLPDate: February a, 2013Job: 82024SD09-SECTION - AA & 88

32

32

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BUILDING SECTION DO

Hollywood, California

UNITS D D D D DUNITS D D D D DUNITS D D D D DuNrrS D D D D DUNITS

R8AIL2

PARKING

STORAGE TOR

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Applicant: Lennar Urban GroupArchitect: Withee Malcolm Architects, LLPDate: February 8,2013Job: 82024S010 - SECTION - CC & DO

t s-e '0-0'r I rr=====j]' to

master bedroom11'-O'xl:]'--4'

living / diningl~-'o"JI.'8'-{l'"o

=UNITC

ONE BEDROOM, ONE BATHOTY: 17

SOUARE FOOTAGE: 759 SF

UNIT 82UNITA

SMALL STUDIO AT

PENTHOUSEQr::tJ,

SQUARE FOOTAGE: ~51 0 Sf.

INTERLOCKING STUDIO

QTY:6SQUARE FOOTAGE: 563 SF

INTERLOCKING STUDIO

QTY:6SQUARE FOOT8_GE: 517 SF

SMALL SnJDIO

QTY:4SQUARE FOOTAGE: 550 SF

:14'-11 :!4'-if

1 t 1

master bedroom1Q'on' 11111:"..(1'

master bedroom11'-2'~12'-4'

living / dining 1=--'12'-10'X1..,.-6'

living / dining12'-11',,1.1'1'-0'

IMng Idining"12'-1')1="/1'-(1'o o o

bedroom 210'·l1'IIIHU:r

UNITC2ONE BEDROOM, ONE BAl1-l

AT PENTHOUSEOTY: 1

SQUARE FOOTAGE: 726 SF

UNITC3ONE BEDROOM, ONE BATH

TRASH ROOMQTY:3


UNITOONE BEOROOM, ONE BATH + DEN

OTY:4SQUARE FOOTAGE: 948 SF

UNIT 02m9,BEDROOM, ONE BAl1-l

Q1Y:5SQUARE FOOTAGE: 930SF

12 16o 4 8

HIGHLAND AND DE LONGPRE Hollywood, California Applicant: Lennar Urban GroupArchitect: Withee Malcolm Architects, LLPDate: February B, 2013Job: 82024SD11-UNIT PLANS

1 r


Dliving/dining

1:;,w-B'l<:18~-Ci'"

UNITETWO BEDROOM, TWO BATH

an': 9SQUARE FOOTAGE: 1035 SF

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master bedroom

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UNITE2TWO BEDROOM, TWO BATH

AT PENTHOUSEQn':1


UNITFTWO BEDROOM, TWO BATH - CORNER UNrr

9TY: 3SQUARE FOOTAGE: 1172 SF

IJ81:r-O' )l1~'-6'

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master bedroom1a-~';o:11'·e'

master bedroomur·tYIVOO~}l11'-Q"

UNITF2TWO BEDROOMJw.Q_BA1H - CORNER UNrr AT

LEVELS 4 AND 5aTY: 2

SaUAREFOCTAGE: 1112 SF

D.

cUNITG2

TWQJ:l§PF}OOM, TWO BATH - CORNER UNrr AT

PENTHOUSEaTY: 1

~QUARE FOOTAGE: 905 SFscale: 1/4" ~ 1'-0"I I I I

UNITGTWO BEDROOM, TWO BATH - CORNER UNrr

9]::(:.4SQUARE FOOTAGE: 991 SF

o 4 8 12 16

Hollywood, California Applioant: Lennar Urban GroupArchitect: Withee Malcolm Architects, LLPDate: February 8, 2013Job: 82024SD12-UNrr PLANS

r

rc:r:::r:J0"·",,,= = ~r===rnnldining room

UNIT J2 - UPPER LEVELTWO BEDROOM T\l\{9~!l~lli.

UPSIDE-DOWN TOWNHOME AT TAASHROOMQTf:1

TOTAL SQUARE FOOTAGE: 1281 SF

UNtTHTWO BEOROOM, TWO BATH - CORNER UNIT

QTf: 4SQUARE FOOTAGE: 1070 SF

1~__ ". _----,r

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1:--- 1

UNIT J - LOWER LEVELTHREE BEDROOM THREE BATH

UPSIDE-DOWN TOWNHOMEQTf:3

TOTAL SQUARE FOOTAGE: 1413~SF

co-s

UNIT K - LOWER LEVELTHREE BEDROOM, THREE BATH UPSIDE~DOWN TOWNHOME AT PENTHOUSE

9!Y:J.SQUARE FOOTAGE: 16748F

UNIT J2 - LOWER LEVELTWO BEDROOM TWO BATH

UPSIDE-DOWN TOWNHOME AT TAASHROOM

.9..1.::(: ..1-TOTAL 8QUI\I3~.E9QTAGE: J?Jl1§-E.

UNIT J - UPPER LEVELTHREE BEDROOM THREE BATH

UPSIDE-DOWN TOWNHOMEOTf:3

IQItlh.§gI.iARE FOOTAGE: .-".i13 SF

11'-4'.'1'-0'

HIGHLAND AND DE LONGPREo 4 8 12 16

Hollywood, California

I ,--t--,I I I I

~-~B2~~kitchen / IMng/ D

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~-"""""~"

UNIT K - UPPER LEVELTHREE BEDROOM, THREE BATH UPSIDE-DOWN TOWN HOME AT PENTHOUSE

OTf:1SQUARE FOOTAGE: 1674 SF

master bedroom1:i"..fi'M1lN)'

Applicant: Lemar Urban GroupArchitect: Withee Malcolm Architects, LLPDate: February 8, 2013Job: 82024SD13-UNIT PLANS

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WEST ELEVATIONscale: 1IB' ~ 1'-(j'1M"" 1 Io 8 16 3224

Hollywood, California w"rnHIGHLAND AND DE LONGPRE Applicanl: Lennar Urban GroupArchilecl: Withee Malcolm Architenls. LLPDale: February 8, 2013Job: 82024S014-ELEVATIONS

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Hollywood, California Applicant: Lennar Urban GroupArchitsct: Withee Malcolm Architects, LLPDale: February 8, 2013Job: B2024S015-ELEVATIONS

ILEVEL 6

ROOFTOP LOUNGE

>-~oz:5UJ--1

LANDSCAPE AMENITIES KEY:

o GROUND LEVEL lANDSCAPESTREET TREESVISITOR BIKE RACKSENHANCED PAVING at ENTRY

o LEVEL 2 COURTYARD'BAZAAR' LOUNGE wilhOUTDOOR KITCHENHANGING PENDENT LIGHTS onMETAL CABANAENTERfAINMENT TERRACEwith FIREPIT

• GAME lAWN with FIRE PlACEPET lAWN

e LEVEL 6. ROOFTOP LOUNGE• 15' x30' POOL

8'x 12' SPALOUNGE FURNITURE

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HIGHLAND AND DE LONGPRECOMPOSITE LANDSCAPE SITE PLAN L.1

Hollywoodt California

LEVEL 2COUR1YARD

Applicant: Lennar Urban GroupLandscape Architect: MJS Design GroupDate: February 7, 2012

",... ---

II

HIGHLAND AVENUE

s C /J, L 'E; 11~"= 1'-0"___ iGD 4' S' 12' 16'

OPEN SPACE REQUIREMENTSPER LA CITY ZONING CODE, SECTION 12.21 G

REQUIRED OPEN SPACE: UNITS17 x 100 SF25x 125 SF30 x 175 SF4 x 175 SF

REQUIRED:1,700 S.F.3,125 S.F.5.250 S.F.

700.S.F.

STUDIOS1 BEDROOM2 BEDROOM3 BEDROOM

TOTAL: 10.075 S.F.

PROVIDED OPEN SPACE: PROVIDED:GROUND LEVEL RECREATION ROOMS 3,459 S.F.PRIVATE DECKS (MIN. 50 SF with 6' HORIZONTAL DIMENSION) 23 UNITS x 50 SF EA. ~ 1.150 S.F.PODIUM COURTYARD COMMON OPEN SPACE 6,630 S.F.ROOFTOP POOL RECREATION AREA COMMON OPEN SPACE & CLUBHOUSE 5,251 S.F.

TOTAL COMMON OPEN SPACE PROVIDED - 16,490 S.F.

COMMON LANDSCAPE AREA PROVIDED: REQUIRED [15% of 10,075 S.F.): 1.511 S.F.

o SF5,259 S.F.3,669 S.F.

GROUND LEVELPODIUM COURTYARDROOFTOP POOL RECREATION AREA

TOTAL COMMON LANDSCAPE PROVIDED

TOTAL OPEN SPACE REQUIRED = 10.075 S.F.TOTAL OPEN SPACE PROVIDED = 26.418 S.F.

15,343 S.F. EXCESS

TREE QUANTITY REQUIREMENTS· MINIMUM 24" BOXALL TREES I PALMS PLANTED IN MINIMUM 30" SOIL DEPTH

1 TREE PER 4 UNITS

TREES PROVIDED· 24' BOX OR GREATERSHEETS QUANTITY[.3 Ground level ~L.4 Podium Courtyard 6L.5 Rooftop lounge 0

76 UNITS- UNITSI4 =

TREES REQUIRED:

c::::J:O

TOTAL TREES:

General Planting Notes:1. MAINTAIN SHRUBS AT 24" HIGH INSIDE OF STREET AND DRIVEWAY LINE OF SIGHT.

2. SECURITY PLANTING MATERIALS WILL BE UTILIZED ALONG WALL AND PROPERTY LINES AND UNDERVULNERABLE WINDOWS AND BALCONIES.

3. ROOT BARRIERS ARE REQUIRED FOR ALL TREES WITHIN 5' OF ANY HARDSCAPE SURFACE.

Irrigation Concept Note:THE FOLLOWING ISA SUMMARY OF THE PROPOSED IRRIGATION CONCEPT FOR THE LANDSCAPED AREAS:

PURPOSE, TO PROVIDE THE LANDSCAPE MAINTENANCE COMPANY A MECHANICAL DEVICE TODISTRIBUTE WATER AND ENSURE PLANT SURVIVAL IN THE MOST EFFICIENT MANNER AND WITHIN A TIMEFRAMETHAT LEAST INTERFERESWITH THE ACTIVlTIES OF THE RESIDENTS.

CONCEPT: THE SYSTEMWILL DERIVE ITSWATER FROM THE CITY OF LOS ANGELES DEPARMENT of WATERAND POWER. ALL POINTS OF CONNECTIONS WILL BE PROTECTED BY A 8ACKFLOW PREVENTION UNIT INACCORDANCE WITH CITY OF LOS ANGELES DEPARMENT of WATER AND POWER STANDARDS. THESYSTEM WILL UTILIZE VARIOUS TYPES OF IRRIGATION HEADS COMPATIBLE WITH THE AREA BEINGWATERED AND INFILTRATION .RATESOF THE SOIL WITH MATCHED PRECIPITATION RATES. THE SYSTEMWILL BE CONTROLLED BY A "SMART CONTROLLER" AND MOISTURE SENSING EQUIPMENT. VALVESPROGRAMMED FROM AUTOMATIC CONTROLLERS WILL MAXIMIZE EFFlCIENTWATERAPPLICATION.

TO AVOID WASTED WATER, THE CONTROLS WILL BE OVERSEEN BY A FLOW MONITOR THATWILL DETECTANY BROKEN SPRINKLER HEADS TO STOP THAT STATION'S OPERATION, ADVANCING TO THE NEXTWORKABLE STATION. IN THE EVENT OF PRESSURESUPPLY LINE BREAKAGE, IT WilL COMPLETELY STOPTHE OPERATION OF THE SYSTEM. ALL MATERIAL WILL BE NONFERROUS, WITH THE EXCEPTION OF THEBRASSPIPING INTO AND OUT OF THE BACKFLOW UNITS. ALL WORK WILL BE IN THE BEST ACCEPTABLEMANNER IN ACCORDANCE WITH APPLICABLE CODES AND STANDARDS PREVAILING .IN THE INDUSTRY.WATERJNG WILL COMFORM WITH CITY OF LOS ANGELES WATER CONSERVATION REQUIREMENTS.


Preliminary Plant PaletteHIGHLAND & DE LONGPRE - HOllYWOOD

The objective of the overall landscaping concept is \0 provide a distinct visual impression and community identity, soften the urban experienoe, provide the highest level of aesthetic standardscomplimented by the quality of the building materials that will assure an attractive environment enhancing the quality of life among its residents and visitors.

Successful streetscapes are a partnership belvl/een the building design and the landscaped edge of the street distinguishing each type of street through distinctlve landscaping, lighting and streetfurnishings.

The landscape irrigation concept for tile community will be designed to provide the most efficient and conserving means to dls1ribute irrigation water and provide the property with the latesttechnology for water conservation.

SHRUBS and GROUNDCOVERS:

Botanical Name Common Name

TREES:

The following plant material as selected is.com pi iant with City of Los Angeles Green .Initiatives or Cal Green equivalent including consideration for water conservation and non-Invasive species.

Botanical Name Common Name

HIGHLAND AVENUE, DE LONGPRE AVENUE & LELAND WAY:Street Trees type to be coordinated with City of Los AngelesStreets Division - Urban ForestryTrees to be planted in City Standard tree grate.

Background Trees

La.rge.shrubs (minimum 5gallon size af 3'o.c.)24" box Arbu/us unedo Strawberry Tree

Furcraea 'Mediopic/a' Mauritius HempPhormium Hybrid Hybrid FlaxPholinia x (raseri! Red-tipped PhoNolaTecome slans Yellow BellsWes/ringla fruilicosa Coast RosemaryBambusa oldhamii

Tris/ania confertaTimber Bamboo8risbane 80x

"Project "Perimeter on West Property Line:

24" box24' box

Medium Shrubs (minimum 5 gallon size)

Bambusa oldhamii Timber BambooCupressus sempervirens 'stric!a' Italian CypressTristan/a conferta Brisbane Box

24" box24' box24" box

Callislemon 'Little John'Bougainvillea speciesDie/es vege/aGrevillia speciesPittosporum speciesRaphiolepis indica speciesSlrelllzia reginae

Dwarf Bottlebrush80ugan iVilieaFortnight LilyGrevilliaMock OrangeIndia HawthornBird of Paradise

Residential Courtyard and Rooftop Pool. Recreation Area

Low Shrubs and Groundcovers (minimum 1gallon size)

Aloe barberae Tree AloeArbutus 'Marina' Hybrid Strawberry TreeSambusa oldhamjj Timber BambOOBrahea armata Mexican Blue PalmCitrus species Thornless CitrusDtacoena draco Dragon TreeMagnolia 'Uttle Gem' Little Gem Southern MagnoliaOlaa eusopes« 'Swan Hill' Fruilless OliveParkinsonia x 'Desert Museum Hybrid Palo VerdePrunus c. 'Bright 'n Tight' Compact Carolina CherryTrachycarpus tomme; Windmill Palm

24" box24" box24" box36" box Carissa M. 'Horizontalis' Natal Plum

Carex species SedgeHemerocal/is hybrids Evergreen DayliliesMahonia reoeo« Creepirrq MahoniaMyoporum parvifolium MyoporumRosmarinus o. pros/ralus Dwarf Rosemary

24" box24" box48" box48" box24" boxHeights vary Accent/color sh rubs (minimum 5 gallon size)

Aeoniurn x floribundum Aeonium HybridAnlgozan/huB. Hybrids species Kangaroo PawsAloe species AloeAgave species AgaveCyees revoluta SagoDasylirion wherlerii Desert SpoonHespera/oe parvifoia Red YuccaMuhlenbergia species Deer Grass

Line of Sight Note:Maintain shrubs at 24" high inside of Line of Sight at street intersections.

PRELIMINARY PLANT PALETTE & LANDSCAPE NOTESApplicant: Lennar Urban GroupLandscape Architect: MJS Design GroupDate: February 7, 2012

GROUND LEVEL LANDSCAPE PLAN

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-8

seA L E; 118"-1'·0'

..... iGo 4' 8' 12' 16'HIGHLAND AVENUE

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o STREET TREES 25' - 30' o.c,

o ENHANCED PAVING

o BICYCLE RACK

o VERTICAL EVERGREEN TREES I HEDGE

LANDSCAPE AMENlms KEY:

KEY:D PLANTING AREAS

D WATER QUALITYTREATMENT AREAS(APPROX.- T.B.D.)

HIGHLAND AND DE LONGPRE Hollywood, California Applicant: Lennar Urban GroupLandscape Architect: MJS Design GroupDate: February 7, 2012

LANDSCAPE AMEN.ITIES KEY:

0 'BAZAAR' LOUNGE• SIT·UP COUNTER· BARBECUE COUNTER• WOOD PEDESTALPAVING• 'l'SOFA· OUTDOOR CARPET• HANGING PENDENT LIGHTS on METAL CABANA• POTIERY with ACCENT PLANTING

• ENTERTAINMENT TERRACE0 DINING TABLE with BUILT IN SEATINGo· FIREPITwilh BUILT IN BENCH, FLOOR LAMP with HEATER• LOUNGE FURNITU RE

e 'GAME LAWN', LOUNGE FURNITUREwith CARD TABLE, SYNTHETIC LAWN 'AREA CARPEr, FIREPLACe, FLOOR LAMP, FLOOR HEATER, ALL-WEATHER GAME TABLE

0 DECORATIVE SCREEN wilh COLORED LED UPLIGHTS

e RAISED FLOW-THRU PLANTERS. 40" HI.

0 RAISEDMETAL TREEPLANTERS - 6' or 8' DIAMETER

G PORCELAIN TILE PAVING

0 WOOD PEDESTALPAVING

0 POTTERY

G LOUNGE FURNITURE

at PRIVATEPATIOS

4D BAMBOO .SCREEN/BAMBOO IN POTS

fD SYNTHETIC LAWN for PETS

KEY:LIMITS OF FLOW-THRU

I IPLANTERS AT 2ND LEVELPODIUM - APPROX. 1.B.D.

seA LE :·118"' 1'-0"..._. iGo 4' 8' 12' 16'

o 'BAZAAR'LOUNGE 8 ENTERTAINMENT TERRACE fD SYNTHETIC LAWN for PETS

LEVEL 2 COURTYARD PL.AN

e 'GAME LAWN' o DECORATIVE SCREEN

HIGHLAND AND DE LONGPRE Holvwood, California Applicant: Lannar Urban GroupLandscape ArchiLect: MJS DeSign GroupDate: February 7, 2012

ELEVATOR

CLUBROOMI .~Idld

II 1)

II I)Qn FITNESS

8 POOL TERRACE

e SPA TERRACE

LANDSCAPE AMENITIES KEY;

Applicant: Lennar Urban GroupLandscape Architect: MJS Design GroupDate: February7,2012

o KOLlYItVOOD KILLS VIEW TERRACE

o ROOFDECKENTRY

8 POOLTERRACE (35 ,52'· 1,320 S,f,)• 15',30' POOL• PEDESTAL TILE DECK• LOUNGE CHAIRS wilh UMBRELLAS• LOUNGE FURNITURE• POTIERY

e SPA TERRACE 110 .21 376 S II• 8' x 12' SPAI PEDESTAL TILE DECK

FLOOR lAMPS WITH HEATERS• LOUNGE SOFA

LEVEL 6 ROOFTOP LOUNGE

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