II Project Description - planning.lacity.org Project Description.pdfThe proposed building elevations and façade treatments are depicted in Figures II-7, Building Elevations/Materials

II. PROJECT DESCRIPTION

A. PROJECT LOCATION

Coronel Apartment Project Draft EIR II. Project Description State Clearinghouse No. 2012031014 Page II-1

1. PROJECT SITE ADDRESS AND BOUNDARIES

The proposed Project is located in the City of Los Angeles at 1600-1608 N. Serrano Avenue (the “Serrano Property”) and 1601-1605 N. Hobart Boulevard (the “Hobart Property”), collectively referred to herein as the “Project Site,” (refer to Figure II-1, Regional and Project Vicinity Map). The Project Site consists of approximately 32,540 square feet (sf) of lot area (approximately 0.75 acres) with approximately 15,017 sf on the Serrano Property and approximately 17,523 sf on the Hobart Property.

2. ZONING AND GENERAL PLAN LAND USE DESIGNATIONS

The Project Site spans two zoning designations. The Serrano Property is located in a [Q] R4-2 Zone and the Hobart Property is located in the R3-1XL Zone.

The entire Project Site is located in the adopted Hollywood Community Plan area. The Serrano Property is designated for High Density Residential land uses, and the Hobart Property is designated for Medium Density Residential land uses.

The Serrano Property is located in the Hollywood Community Redevelopment Project area and the Hobart Property is located in the East Hollywood/Beverly Normandie Earthquake Disaster Assistance Project Area. The entire Project Site is also located in Subarea A of the Vermont/Western Transit Oriented District Specific Plan/Station Neighborhood Area Plan (SNAP).

3. EXISTING SITE CHARACTERISTICS

The Project Site consists of an approximately 0.75 acre, irregularly shaped parcel of land, with approximately 100 feet of frontage along the east side of Serrano Avenue and approximately 75.5 feet of frontage along the west side of Hobart Boulevard. The Project Site is improved with four 2-story apartment buildings containing a total of 27 dwelling units (totaling approximately 21,802 sf of floor area), and two non-historic bungalow structures containing three dwelling units (totaling approximately 1,820 sf of floor area).1 In total, 30 existing dwelling units are provided within approximately 23,622 sf of floor area on the Project Site. At the time the NOP was published for this Draft EIR, 22 units were occupied.

Additional details pertaining to the existing characteristics of the Project Site and surrounding area are provided in Section III, Environmental Setting, of this Draft EIR.

1 One of the two apartment buildings located on the Hobart Property was originally constructed as a single-family

residence but was later modified into an apartment building.

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Figure II-1Project Location Map

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PROJECTLOCATION

1601-1605 N. Hobart Blvd.1600-1608 N. Serrano Ave.

Source: Thomas Guide and Parker Environmental Consultants, 2012.

Downtown LA


B. PROJECT CHARACTERISTICS


1. PROPOSED DEVELOPMENT

The proposed Project includes the demolition of the four, existing 2-story apartment buildings, containing 27 units (totaling approximately 21,802 sf of floor area), and the retention/relocation of the two, existing 1-story bungalow structures containing three units. The two bungalows being retained contain three 1-bedroom dwelling units and will be relocated to the west side of the west side of the Serrano Property with direct access from the sidewalk along the Serrano Avenue frontage. The two bungalow structures currently contain 1,820 sf of floor area; however, after rehabilitation only 1,661 sf of floor area will be retained under the proposed Project. Two new 3- to 4-story apartment buildings with a total of 51 dwelling units will be constructed above one contiguous level of subterranean parking to the east of the bungalow buildings. The proposed Project would result in a total of 54 dwelling units (i.e., 3 relocated units and 51 new units) with approximately 46,353 sf of floor area, representing a net increase of 24 dwelling units and approximately 22,731 sf of floor area as compared to existing conditions. While technically considered one structure, the proposed Project will visually appear to be two separate buildings above ground with the portion of the building fronting along Serrano Avenue containing approximately 21,564 sf of floor area (the “Serrano Building”) and the portion of the building fronting along Hobart Boulevard containing approximately 23,128 sf of floor area (the “Hobart Building”). The retained bungalows will retain approximately 1,661 sf of floor area.

Table II-1 Proposed Development Program

Serrano Property Hobart Property Total Lot Area 15,017 sf 17,523 sf 32,540 sf Proposed Floor Area 21,564 sf

1,661 sf a

23,225 sf total 23,128 sf 46,353 sf

Floor Area Ratio (FAR) 1.55 1.32 1.42 Unit Types

1-Bedroom Units 3 9 12 2-Bedroom Units 14 10 24 3-Bedroon Units 10 8 18

Subtotal 27 27 54 Notes: a Approximately 1,661 sf of existing floor area on the Serrano Property will be retained and relocated to the front of the parcel fronting Serrano Avenue.

The proposed site plan is depicted in Figure II-2, Proposed Site Plan. The proposed Level P1 parking layout/1st Floor Plan is depicted in Figure II-3. The unit layout for the 2nd and 3rd Floor Plans are depicted in Figure II-4. The unit layout for the 4th Floor and the Roof Plan is depicted in Figure II-5.

Figure II-2Proposed Site Plan

Source: Killefer Flammang Architects, 7/29/2010. All drawings are conceptual and subject to change. NOT TO SCALE

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Figure II-3Level P1 / 1st Floor Plan

Source: Killefer Flammang Architects, 7/29/2010. All drawings are conceptual and subject to change.

Figure II-42nd and 3rd Level Floor Plan


Figure II-54th / Roof Level Floor Plan


City of Los Angeles Department of City Planning ENV-2012-110-EIR February 2013


a. Affordable Housing

The proposed Project is a rental housing development subject to California Health and Safety Code Section 50053 which regulates the calculation of an “affordable rent” for extremely low, very low, low and moderate income households receiving assistance. Of the 54 dwelling units to be provided by the Project, 53 units will be reserved for low-income households. One unrestricted unit will be occupied by the apartment manager.

b. Architectural Features

The Project proposes to relocate two existing bungalows that are currently located at the rear or south side of the Serrano Property to the Serrano Avenue street frontage. The relocated bungalows will be set back from Serrano Avenue by eight feet. The proposed 3- to 4-story Serrano Building will be setback approximately 49 feet from the Serrano Avenue property line with approximately 15 feet of separation between the relocated bungalow structures, with a varying 7- to 12.5-foot side yard setback from the southerly property boundary line and a varying 8- to 15-foot side yard setback along the northern property boundary line. The Serrano Building will be approximately 45 feet above grade and will contain 24 two- and three-bedroom dwelling units. Each of the first three floors will contain seven dwelling units. The fourth floor will contain three dwelling units, substantially setback from the building perimeter and therefore not visible from the adjacent property to the south and less visible from Serrano Avenue. The architectural building elevations are depicted in Figure II-6, Proposed Building Elevations.

The 3- to 4-story Hobart Building will contain 27, one-, two- and three-bedroom dwelling units as well as a recreation room, management office and lobby area. The Hobart Building will be set back approximately 25 feet from the Hobart Boulevard property line, with a step back of the fourth level at the northeasterly corner of the building to provide a transition to the apartment building to the north.

Both Serrano and Hobart Buildings will be designed in relation to the existing built environment along each street frontage. The Hobart Building will be complementary to the Moderne/Art Deco streetscape along Hobart Boulevard, with a prominent lobby and broad open facade and setback. The Serrano Building will have a reduced scale to match the character of buildings along Serrano Avenue. Colors and materials will be chosen accordingly, with smoother materials and lighter, neutral colors along Hobart Boulevard, and tactile, articulated materials and deeper colors or natural materials along Serrano Avenue. Both Serrano and Hobart Buildings will have a three-color scheme. Window shading will be employed at all sides, including plaster “eyebrows” and metal brise-soleils that will accentuate and deepen the window openings. The proposed building elevations and façade treatments are depicted in Figures II-7, Building Elevations/Materials (North and South) and II-8, Building Elevations (Hobart and Serrano), respectively.

Figure II-6Building Elevations / Height


Figure II-7Building Elevations/Materials (North and South)


Figure II-8Building Elevations/Materials (Hobart and Serrano Elevations)




c. Parking

The proposed Project will contain one fully subterranean parking level. As shown in Figure II-3, Proposed Level P1 and Ground Floor, there will be 56 parking spaces provided in the subterranean garage with a single driveway along the Hobart Boulevard frontage providing all vehicular ingress and egress. No vehicular access from Serrano Avenue will be provided. A summary of the proposed parking plan is provided in Table II-2, below.

Table II-2 Proposed Parking Summary

Number of Dwelling Units

Parking Required by Code

Parking Provided

Hobart Property Affordable Units 26 26 spaces a 26 spaces

Manager Unit 1 3 spaces b 3 spaces Serrano Property

Affordable Units 27 27 spaces a 27 spaces TOTAL 54 56 spaces 56 spaces

Notes: a See Los Angeles Municipal Code (LAMC) Section 12.22 A 25 (d) (2), Parking Option 2, which

allows parking to be provided at one parking space per restricted affordable unit. b Pursuant to the Vermont/Western Transit Oriented District Specific Plan SNAP, the 3-bedroom

manager’s unit will require 2 parking spaces plus one guest space.

As an affordable housing development, the Project is eligible to provide parking at a ratio of one space for each restricted affordable dwelling unit. The proposed Project contains 53 restricted affordable dwelling units and one unrestricted manager’s unit. A total of 56 parking spaces will be provided, including 53 spaces for the restricted affordable units, and three spaces to comply with the SNAP, including two spaces for the 3-bedroom manager’s unit and one guest parking stall (See Section 7.G.1 of the SNAP).

Section 7.G.2 of the SNAP states that for any project with two or more dwelling units, off-street parking spaces for bicycles shall be provided at a ratio of one-half parking space per dwelling unit. The proposed Project will provide the required 27 bicycle parking spaces in the subterranean parking garage.

d. Open Space

The conceptual design of the open space plan is illustrated in Figure II-9. The proposed Project will provide approximately 4,672 sf of common open space in three outdoor areas and an approximately 817 sf recreation room. A Specific Plan Exception is being requested to allow one of the outdoor common areas to have a minimum 15-foot dimension, in lieu of the minimum 20-foot dimension otherwise required by the SNAP Development Standards and Design Guidelines. An approximately 1,050 sf courtyard that will provide additional outdoor area for residents is not included in the open space calculation since a walkway overhang reduces the technical dimension below a 15-foot width. There will



also be two roof top common areas for residents in addition to required open space. The Project will provide approximately 2,700 sf of private open space in 54 balconies, each having a minimum dimension of 6 feet and a minimum area of 50 sf as required.

The surrounding walkways and outdoor common areas will be improved with permeable interlocking pavers, colored concrete paving and decomposed granite or pebbles. The Hobart Building will contain a proposed 700 sf courtyard with a play area along the southerly property line that will provide light and separation between the dwelling units on the Project Site and adjacent property. The outdoor play area will be improved with synthetic turf.

Section 7.F of the SNAP states that projects containing two or more residential units shall contain useable open space in accordance with the standards of Section 12.21 G 2 of the LAMC with up to 50% of the common or private open space permitted to be located above the grade level or first habitable room level. Open space requirements for the Project are summarized in Table II-3 below.

Table II-3 Open Space Requirements

Number of Units

Square Feet Required

Total Square Feet Required

Less than 3 Habitable Rooms 12 100 sf. 1,200 sf. 3 Habitable Rooms 24 125 sf. 3,000 sf. More than 3 Habitable Rooms 18 175 sf. 3,150 sf.

TOTAL 54 7,350 sf.

The Project will provide the amount of open space required by Section 12.21 G 2 of the LAMC in a combination of private and common open space areas. While this open space area meets the standards of the LAMC, a Specific Plan Exception has been requested to allow a minimum 15-foot dimension, in lieu of the 20-foot dimension standard of the SNAP Development Standards and Design Guidelines for an approximately 1,705 sf portion of the required common open space. Additionally, there will be an approximately 1,050 sf outdoor courtyard, and approximately 2,664 sf of outdoor space in two accessible roof top areas that will be available for passive outdoor activities but that do not strictly comply with LAMC and SNAP regulations. Therefore, the development will provide generous outdoor and recreational amenities for the residents, including a total of 2,700 sf of private open space on balconies, approximately 3,855 sf of common open space in outdoor areas, and an 817 sf community room.

NOT TO SCALE

Figure II-9Open Space Plan

Source: Killefer Flammang Architects, 7/29/2010. All drawings are conceptual and subject to change.



e. Landscaping

The proposed Project will feature native plants and other drought-tolerant species throughout. Existing palm trees on the north property line of the Project site will be preserved to the extent feasible based on an inspection by a certified arborist.

As illustrated on the Conceptual Landscape Plan, depicted in Figure II-10, the Project will have several landscape focal points. The Serrano Avenue streetscape, with a 49-foot setback for the new construction, will feature two restored bungalows surrounded with large planting areas over natural earth since the subterranean garage will not extend into this portion of the Project Site. Along the Serrano Avenue frontage, entry to units in the new construction will front on a large, landscaped courtyard. There will be a common “back yard” for both the Serrano and Hobart Buildings. The new construction along Hobart Boulevard will have a courtyard play area and the 25-foot front yard setback will support large-scale planting in natural earth.

At least one 24-inch box shade tree will be planted in the public right of way on center, or in a pattern satisfactory to the Bureau of Street Maintenance, for every 20 feet of street frontage. An automatic irrigation system will be provided within the tree well.

f. Construction

(1) Construction Schedule/Phasing

Construction of the proposed Project is anticipated to occur over an approximately 18-month period beginning in the fourth quarter of 2013 and ending by 2015. The construction process would be divided into the following phases: (1) Demolition, (2) Excavation/Grading/Structural Foundation, and (3) Structural Framing/Building/Finishing.

The existing Project Site is developed with 30 dwelling units totaling approximately 23,622 sf of floor area. Construction of the proposed Project would require the demolition of approximately 21,802 sf of existing uses. The remaining approximately 1,820 sf (i.e., the two bungalows located on the Serrano Property) would be relocated and rehabilitated on the western frontage of the Project Site.2 It is estimated the demolition process would occur over one month.

The excavation, grading, and foundation site preparation phase is anticipated to occur over a three-month period immediately following the demolition phase. The proposed Project includes one level of subterranean parking and would require the excavation and export of approximately 15,000 cubic yards of

2 Upon project operation, the rehabilitated structures would contain three dwelling units in approximately 1,661 sf

of floor area. In the event the structures are found to be infeasible to relocate, they will be rebuilt in the same likeness to resemble the current scale and massing of the original bungalow structures.

Figure II-10Conceptual Landscape Plan

NOT TO SCALESource: Killefer Flammang Architects, 7/29/2010. All drawings are conceptual and subject to change.



soil. Appropriate shoring and/or lagging techniques would be used to ensure the structural stability of the surrounding structures and roadways. Trucks for soil export and construction material delivery would enter and exit the Project Site from Serrano Avenue and Hobart Boulevard.

The building construction and finishing phase is estimated to occur over an approximately 14-month period immediately following the completion of the building foundation and subterranean parking level. The finishing phases of construction usually involve painting the interior of the buildings and installation of windows, millwork and flooring materials. The finishing phases typically overlap with the later phases of building construction. The finishing phase of the proposed Project is expected to occur during the final three months of the construction process.

Construction activities could necessitate temporary lane closures on streets adjacent to the Project Site on an intermittent basis for utility relocations/hook-ups, delivery of materials, and other construction activities as may be required. However, site deliveries and the staging of all equipment and materials would be organized in the most efficient manner possible on-site to mitigate any temporary impacts to the neighborhood and surrounding traffic. All construction equipment would be staged on-site for the duration of construction activities. Traffic lane and right-of-way closures are not expected for any extended periods of time, as it is expected that construction will be able to take place entirely within the Project Site limits, or by using protected pedestrian passages on the adjacent street sidewalks. It is not expected that complete closures of any streets would be required during construction.

Unless stated otherwise, all construction activities would be performed in accordance with all applicable state and federal laws and City Codes and policies with respect to building construction and activities. As provided in Section 41.40 of the LAMC, the permissible hours of construction within the City of Los Angeles are 7:00 a.m. to 9:00 p.m. Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on any Saturday or national holiday. No construction activities are permitted on Sundays. The Project will comply with these restrictions.

(2) Haul Route

All construction and demolition debris would be recycled to the maximum extent feasible. Demolition debris and soil materials from the site that cannot be recycled or diverted would likely be hauled to the Bradley or Sunshine Canyon landfills, which accept construction and demolition debris and inert waste from areas within the City of Los Angeles. Both of these landfills are approximately 20 miles north of the Project Site (approximately 40-miles round trip). For recycling efforts, the Central L.A. Recycling Center and Transfer Station (Browning Ferris Industries) accepts construction waste for recycling and is located approximately 10 miles from the Project Site.

For purposes of analyzing construction impacts, it is anticipated that the excavation and soil export would involve 18-wheel bottom-dump trucks with a 20 cubic yard hauling capacity (i.e., 30 tons maximum gross weight). All truck staging would either occur on-site or at designated off-site locations and radioed into the site to be filled. The local haul route would include entering and exiting the Project Site from Serrano Avenue and Hobart Boulevard. Trucks would access the 101 Freeway on- and off-ramps to the west of



the Project Site via Hollywood Boulevard. The haul route would then extend northbound on the 101 Freeway to the 170 Freeway (Bradley Landfill) and 5 Freeway (Sunshine Canyon Landfill), as applicable. Hauling activities for demolition and excavation would occur from 9:00 a.m. to 4:00 p.m. Monday through Saturday. As stated below, approval of a haul route would be requested prior to construction.

(3) Construction Worker Parking

Construction workers who drive to the Project Site would need to park near the Project Site during the excavation and grading process and until the building’s foundation and subterranean parking structure is completed. Due to the limited area available on-site to accommodate construction worker parking and material storage during this initial phase, construction workers would be directed to park off-site in the vicinity of the Project Site. If adequate on-street parking is not available during this time period, parking for construction workers would need to be provided at a designated off-site location by the general contractor. After the subterranean parking garage is completed, and during the building and construction stages, construction workers would be able to park on-site.


C. STATEMENT OF PROJECT OBJECTIVES


The Project Applicant, Hollywood Community Housing Corporation, is a community-based non-profit corporation whose mission is to preserve and expand the supply of affordable housing for lower income households. To further this mission, the specific objectives of the proposed Project are as follows:

• To provide new housing units to help meet the market demand for new affordable housing in Southern California, and in particular in the Hollywood area;

• To provide housing which supports the economic future of the region in an area in which the necessary infrastructure is in place;

• To maintain and enhance the economic vitality of the region by providing job opportunities associated with the construction of the proposed Project;

• To provide at least 54 apartments of which 53 will be affordable to working families earning from 30% to 60% of Los Angeles County Area Median Income;

• To provide a unit mix meeting the needs of large families by providing a mix of one (22%), two (44%) and three bedroom (33%) units with a community room, secured open space, and on-site laundry;

• To rehabilitate two vacant non-historic 1920s bungalows to be relocated on-site and restored to serve as three one-bed room units;

• To provide a high-performance and environmentally efficient Project with the intent to achieve the equivalent of LEEDTM Silver certification - the Standard of Sustainable Excellence pursuant to the City’s Green Building Program;

• To provide a well-designed development that is consistent with and complementary to surrounding land uses;

• To provide landscaped features that provide natural character and texture in an urban environment and enhance the character of the unified development;

• To provide adequate on-site vehicle and bicycle parking; and

• To revitalize a currently underutilized site.


D. ENTITLEMENT REQUESTS


Necessary project entitlements would be granted by the City of Los Angeles, the lead agency for the Project. The Applicant has requested that the following entitlements be granted pursuant to Section 12.36 of the LAMC, Procedures for Multiple Approvals:

1. Exceptions from the SNAP, pursuant to Section 11.5.7.F of the LAMC, for the following: a. Sec. 7.A (Residentially Zoned Properties): To permit more than two lots to be tied

together and containing approximately 32,540 sf of lot area in lieu of the maximum 15,000 sf of lot area otherwise permitted, and

b. Sec. 7.I (Development Standards) i. Sec IV.3 (Useable Open Space): To allow a portion of the required useable open

space to have a minimum 15-foot, in lieu of 20-foot dimension otherwise required;

ii. Sec IV.14 (Privacy): To allow windows facing windows across property lines or facing private outdoor space of other residential units within the development as not otherwise permitted;

2. Approval of a Zoning Administrator’s Adjustment, pursuant to Section 12.28 of the LAMC to

permit an accessory use (open space) located in a more restrictive zone (R3 Zone) serving a main residential use located in a less restrictive zone ([Q]R4-2 Zone), as not otherwise permitted by Sec. 12.21 C 5 (h) of the LAMC;

3. Approval of a Density Bonus/Affordable Housing Incentives Determination pursuant to Section 12.22.A.25 of the LAMC, including a 35% density bonus with 53, or 98%, of the dwelling units reserved as restricted affordable units (46% reserved for Very Low Income households, 30% reserved for Low Income households and 22% reserved for Moderate Income households); parking provided pursuant to Section 12.22.A.25(d)(2)(i) of the LAMC (one parking space for each restricted affordable unit); one affordable housing incentive on the menu pursuant to Section 12.22.A.25(g)(2) of the LAMC to allow averaging of density, open space and parking over the entire property and vehicular access from a less restrictive zone to a more restrictive zone; and two Waiver or Modification of Development Standards for an incentive not on the menu pursuant to Sec. 12.22.A.25(g)(3) of the LAMC, to allow: (1) a 45-foot tall building in lieu of the 30-foot height permitted in Height District No. 1XL by Section 12.21.1 of the LAMC; and (2) an approximately 45-foot tall building in lieu of the approximately 27-foot tall building otherwise permitted by Section 7.D of the SNAP;

4. Approval of Project Permit Compliance, pursuant to Section 11.5.7 C of the LAMC; and

5. Approval of a haul route. Other approvals, ministerial or otherwise, may be necessary, as the City finds appropriate in order to execute and implement the Project.



Other responsible governmental agencies may also serve as responsible agencies for certain discretionary approvals associated with the construction process, which include, but are not limited to the South Coast Air Quality Management District (construction-related air quality emissions) and the Regional Water Quality Control Board, Los Angeles Region (construction- related water quality). Accordingly, this Draft EIR would be used by the lead and responsible agencies to satisfy CEQA and provide for informed decision-making process.

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Documents

II Project Description - planning.lacity.org Project Description.pdfThe proposed building elevations and façade treatments are depicted in Figures II-7, Building Elevations/Materials