1000 s. grand

MASTER LAND USE PERMIT APPLICATIONLos At¡oeles Clrv Plan¡¡lr.¡c DeplRrmer.¡r

Staff Use

ENV No.

sus

CASE No.

District Map127-5Á207. 127-54209

APc central

Council District14

2079.00

lQlRs-4D-One

Community PlanCentral

009,010,011,012,013 &APN Filed

[DSc Staffl

APPLIcATIoN TYP. Site Plan Review(zone change, variance, cond¡t¡onãl use, lracl/parcel map. spec¡f¡c plan excepl¡on, etc )

1. PRo¡ecrLoc¡non AND StzE

StreetAddreSSOf PrOjeCt1000, 102o,1 022,1024,1026,1028,1030, 1032S GrandAve; 416,418,45OWOlymp¡cBlvd Zipcode 90015

Legal Description: Lot Block

Lot Dimensions irregular Lot Area (sq ft )60,981 Total Project Size (sq. ft )

306,090

2. PRoJEcT DESCRIPTIoN

Describe what is to be done: The proposed project includes the construction of a 7-story mixed-use project consisting ot

approximately 274 dwelling units and 12,000 sq. ft. of retail space.

present use. surface parking Proposed Use mixed-use pro¡ect

Plan Check No. (if available)

Check all that apply:

Additions to the building:

No. of resìdential units:

E New Construction

El Commercial

ü Rear

Existing 0

Zl Change of Use E Alterations

E lndustrial E¡ Res¡dent¡al

ü Front ]J tteignt

To be demolished _ Adding

E Demolition

E Tier 1 LA Green Code

fl Side Yard

274 rotat 274

Date Filed:

3. AcfloN(s) Reeuesreo

Describe the requested entitlement which elther authorizes actions OR grants a variance.

Code Sect¡on from which relief is requested: Code Section wh¡ch author¡zes relief: 16.05.C.1.(b)

Site Plan Review for a development project which creates 50 or more dwellinq units.

Code Section from which relief is requested Code Section which auihorizes relief:

Code Section from which relief ís requested Code Section which authorizes relief:

List related or pending case nurnbers relating to th¡s s¡te:

CP C.2O 1 0-21 3-CA; CPC-2008-4502-G PA

of 3

4. Ow¡¡en/Appllcnrr ln¡oRmmo¡r

Applicant's Kathy Binford

Address: 5847 San Felipe , Suite 3600

Company Hanover R.S. Limited Partnership

Fax: (

Houston, TX

Telephone: ( )

77057zip:

Property owne/s name (if different from Development on Grand Avenue, LLC

Address: 2372 Morse Avenue Telephone: ( ) Fax: (

lrvine, CA Zip: 92614

contact person for project infomat¡on Jim Ries company Craig Lawson & Co., LLC

Address: 8758 Venice Blvd., Suite 200 Tetephone: ( 310 ) 838-2400 Fax: ( 310 \838-2424Los Angeles, CA zip'. 90034 [email protected]

5. Appucnrils Arno¡vrr

Under penalty of perjury the following declarations are made:

a. The undersigned is the owner or lessee if entire site is leased, or authorized agent of the owner with power of attorney or ofücers ofa corporation (submit proof). (NOTE: for zone changes lessee mav not sign).

b. The information presented is true and correct to the best of my knowledge.

c.

S¡gnature: erint: KATHY K, BINFOR¡ALL-PURPOSEACKNOWLEDGMENT VICE PRESIDENT

State of

County or $g.c; >on C\,^0a .95 A-rn before me, LÀn ì^

'\, \-, ¿ rù

I

personally a eared knqt.a k.R'- e of No Public and Title), who proved to me on the basis of satisfactory evidence to be the person(s)

d to me that he/she/they executed the same in his/her/their authorizedrson(s), or the entity upon behalf on which the person(s) acted, executed the

instrument.

I certiff under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

myhand

(Seal)S¡gnature

6. Aoollo¡¡ll- It¡ ¡oRltllllor,¡/Ftr,¡olIes

ln order for the City to render a determination on your appl¡cation, additional information may be required. Consult the appropriate Special

lnstructions handout. Provide on attached sheet(s) this additional information using the handout as a guide.

NOTE: All applicants are eligible to request a one time, one-year only freeze on fees charged by various City departments in connection with your

project. lt is advisable only when th¡s application ¡s deemed complete or upon payment of Building and Safety plan check fees. Please ask staff fordetails or an application.

db¡-Èrh,ftt2-2tmflCotìt. E¡p.

l5rlOnD.tElOf

[Project Planner]

[Project Planner]Date

Site Photo Exhibit 1000 S. Grand Avenue

Applicant: Hanover R.S. LP

Prepared by Craig Lawson & Co., LLC 1

Aerial view of subject block

1 3

2

4 5

6

7

9

11

10

8

PROJECT SITE




1. 1000 S. Grand Avenue, subject site, southeasterly facing from corner of

Grand Avenue and Olympic Boulevard

2. View of northeast corner of Grand Avenue and Olympic Boulevard




3. View of northwest corner of Grand Avenue and Olympic Boulevard, northerly

facing

4. 1000 S. Grand Avenue, subject site, easterly facing from Grand Avenue




5. 1000 S. Grand Avenue, subject site, easterly facing from Grand Avenue

6. Grand Avenue frontage immediately south of subject site, northeasterly facing




7. Northeast corner of Grand Avenue and 11th Street, easterly facing

8. Alley mid-block on 11th Street between Grand Avenue and Olive Street,

northerly facing




9. View of eastern border of 1000 S. Grand Avenue, northwesterly facing

10. View of 1000 S. Grand Avenue, westerly facing




11. View of Olympic Boulevard frontage of subject site, southwesterly facing

1000 GRAND2013-033 Los Angeles, CA

November 15, 2013

II1000 GRAND2013-033 Los Angeles, CA

September 23, 2013 CONTEXT DIAGRAM0’ 15’ 30’ 60’ 90’1000GRAND2013-033 Los Angeles, CA

March 15, 2013 SITE CONTEXT

VIEW TOWARDS BUNKER HILL

VIEW TOWARDS FASHION DISTRICT

VIEW TOWARDS L.A. LIVE

VIEW TOWARDS USC

1

3

2

4

1

3

2

4

GRA

ND

AVE

.

OLYMPIC BLVD.

110 FWYMETRORED LINE

I-10 FWY

OLYMPICBLVD.

9TH ST.

HILL ST.

BROADWAY

OLIVE ST.

GRAND AVE.

7TH ST. METRO STATION

MAJOR FREEWAYS

PUBLIC TRANSPORTATION PROJECT SITE

PRIMARY STREETS

1/4 MILE RADIUS

METRO RAIL LINES

PROPOSED REGIONAL CONNECTOR

PROPOSED STREETCAR

DISTRICT BOUNDARIES

BRINGING BACK BROADWAY INITIATIVE

LEGEND

L.A. LIVE

STAPLESCENTER

CONVENTIONCENTER

FASHION DISTRICT

BUNKER HILL

CITY WEST

HISTORIC CORE

CEN

TRAL

CITY

SOUTH PARK

METROBLUE LINE

METROEXPO LINE

PICO METRO STATION

PERS

HING

SQ

UARE

MET

RO S

TATI

ON

BUS STOPS WITHIN A

1/4 m

ile (5 min.. walk)

1

/2 m

ile

(10 m

in. walk)

SITE

SITE

III1000 GRAND2013-033 Los Angeles, CA

September 23, 2013 SITE CONTEXT - ADJACENT BUILDINGS

Imagery ©2013 Cybercity, Google, Sanborn, Map data ©2013 Cybercity, Google, Sanborn -

To see all the details that are visible on the screen, use the "Print" link next to the map.

Page 1 of 1Google Maps

3/20/2013http://maps.google.com/maps?ll=34.042788,-118.26055&z=18&t=h&hl=en

6 - STORY FEDEAL RESERVE

5 - STORY OLYMPIC LOFT

1 - STORY DISCOUNT TIRE CENTER

1 - STORY ACME DISPLAY RETAIL7 - STORY GRAND LOFT RESIDENTIAL

EVO RESIDENTIAL TOWER - HIGH RISE WITH RETAIL AT GROUND LEVEL

3 - STORY ENCLOS COMMERCIAL

5- STORY PACKED LOFTS WITH RETAIL/COMMERCIAL AT GROUND LEVEL

GRAND HOPE PARKFIDM - FASHION INSTITUTE OF DE-SIGN & MERCHANDISING

16 - STORY RENAISSANCE TOWER - RESIDENTIAL WITH RETAIL AT GROUND LEVEL

1100 & DESMOND RESIDENTIAL TOWERS - HIGH RISE WITH RETAIL AT GROUND LEVEL

1000GRAND2013-033 Los Angeles, CA

March 15, 2013 ADJACENT BUILDING

SITE


September 23, 2013 PERSPECTIVE VIEW - RETAIL AND PASEO ENTRY


September 23, 2013 PROJECT SUMMARY

Project Description

The Project is a mixed-use apartment building with 274 apartments, including 3 Live-Work Units; and 12,000 sf of ground floor retail, in a 7-story building (6 stories of apartments over 1-story ground level retail, with 3 Live-Work and 4 apartment units), and three levels of subterranean parking.

1000 Grand Apartments Summary

Project Address

Zoning [Q] R5-4D-OBuilding Height Unlimited Proposed: 89'-6" (Per Zoning)

Lot Area (before dedication) 60,981 sf (Iacobellis & Associate, Inc. Draft Survey, 5-10-2013)Lot Area (after dedication) 53,874 sfAllowable FAR (Commercial) 2.00 121,962 sfProposed FAR (Commercial) 0.20 12,000 sfAllowable FAR 6.00 365,886 sfProposed FAR 5.02 306,090 sf Gross Area 450,584 sf

Unit Mix

Studio 351BD 1432BD 93Live/Work 3Total 274

Retail 12,000 sf

Parking Parking Proposed ResidentialParking Required

ResidentialParking Provided greater or equal to 252

RetailParking Required

RetailParking Provided greater or equal to 12

TOTAL greater or equal to 264* Per LAMC 12.21A4Retail: 1 stall / 1,000 sf Residential: Less than 7,500 sf = No stalls req'd 1 stall / 1-3 habitable space

1.25 stalls / 4 habitable space

Open SpaceRequired* 29,725 sf Proposed 29,725 sf

Landscape AreaRequired* 3,833 sf Proposed 3,833 sf* Per LAMC 12.21GMin 25% of common exterior open space

12264

1000 Grand AvenueLos Angeles CA 90015

Req'd Per LAMC 12.21A4 *

252

1000 Grand Apartments

Unit Summary Open Space / Landscape

# Units Unit SF NRSF Unit Mix Unit Total Unit Type

# ofhabitable

rooms Open Space RequiredS1 35 570 19,950 12.8% 35 S 2 100 SF for S, A, Live/Work 100x 181 18,100A0 6 665 3,990 52.2% 143 A 3 Unit TypesA1 18 648 11,664 3 125 SF for B Unit Types 125x 93 11,625

A1.1 6 748 4,488 3 Total 29,725A1a 24 628 15,072 3 Open Space ProvidedA2 53 739 39,167 3 Private Open space (Balcony) 10,200

A2.1 36 714 25,704 3 Common Open spaceB0 6 815 4,890 33.9% 93 B 4 Ground Floor Plazas 300B1 24 949 22,776 4 Ground Floor Amenities 6,075

B1.1 6 1,075 6,450 4 Ground Floor Courtyards 5,550B1.2 5 921 4,605 4 Podium Level Courtyard 4,850B2 23 1,124 25,852 4 7th Floor Sun Decks 2,750

B2.1 12 1,068 12,816 4B2.2 6 1,124 6,744 4 Total 100.00% of Req. 29,725B3 6 1,000 6,000 4B4 5 1,221 6,105 4

Live/ Work 3 1,500 4,500 1.1% 3 A 3 Landscape RequiredLeasing 800 min. 25% of common exterior open space provided 3,363

Rec/Fitness 4,000 13,450 x0.25Retail 12,000

Landscape Provided 3,363

Landscape TreesNRSF: Required 1 per 4 Units 69

TOTAL 220,773 100% 274Grand Total

Parking Provided 69Avg. sf / Unit 806

Total # of Units 274

Lot Area 60,981 (Iacobellis & Associate, Inc. Draft Survey, 5-10-2013)53,874

7,107Parking F.A.R. Gross Area:

Parking Req'd Per

LAMC 12.21A4ParkingProv'd

HandicapStalls (2%

Req'd)

StandardPrimeStalls

CompactPrimeStalls

TandemCompact

StallsFLOOR AREA PER LAMC

Residential** 252 252 6 246 0 0 Ground 30,146 B3 7,780Retail 12 12 1 11 0 0 2nd -Podium 46,506 B2 52,710TOTAL 264 264 7 257 0 0 3rd 46,506 B1 52,710* Per LAMC 12.21A4 4th 46,506 Ground 49,442Retail: 1 stall / 1,000 sf 5th 46,506 2nd 48,447Residential: 1 stall / 1-3 habitable rooms 6th 46,506 3rd 48,447

1.25 stalls / 4 habitable rooms 7th 43,414 4th 48,447**Bike Ordinance: 15% reduction 5th 48,447

Total 306,090 6th 48,447Bicycle Parking Per Bicycle Ordinance 7th 45,707

Lot Area 60,981Short-term Long-term Total Short-term Long-term Total Allowable FAR 6.00 Gross Area (SF) 450,584

Retail (1:2000SF) (1:2000SF) Allowable Area 365,886 sf6 6 12 6 6 12 Proposed FAR 5.02

Residential (1 per 10 units) (1 per unit) Proposed Area 306,090 sf 27 274 301 27 274 301

Total 33 280 313 33 280 313

Loading AreaLoading Area Required per LAMC12.21CLoading area is not required in R zone 0

29745

252

3

12

REQUIRED PROVIDED

7.5307.5

6.2528.75

157.57.5

Total Retail ParkingResidential Parking

15% Reduction per Bike Total Residential Parking

624

3653

Parking Req'dPer LAMC 12.21A4 *

356

18

Dedicated area:

264

Before dedicationAfter dedication:

6.25

0’ 15’ 30’ 60’ 90’91000 GRAND

2013-033 Los Angeles, CA

September 23, 2013 SITE/GROUND FLOOR PLAN

A

B

B

A

C

C

ADJACENT TWO-STORY

BUILDING

0’ 15’ 30’ 60’ 90’101000 GRAND


September 23, 2013 SECOND FLOOR PLAN

S 1 Br 1 Br 1 Br 1 Br

1 Br 1 Br1 Br 1 Br 1 Br 2 Br 2 Br2 Br 2 Br

S

S

2 Br2 Br

2 Br

2 Br

1 Br

1 BrS1 Br

1 Br

1 Br

1 Br1 Br

1 Br

1 Br

1 Br

1 Br

1 Br2 Br

2 Br

2 Br2 Br

1 Br

2 Br

S

S

1 Br

S

1 Br

2 Br

A

B

B

A

C

C

0’ 15’ 30’ 60’ 90’111000 GRAND


September 23, 2013 THIRD TO SIXTH FLOOR PLAN


1 Br 1 Br1 Br 1 Br 1 Br 2 Br 2 Br2 Br 2 Br

S

S

2 Br2 Br

2 Br

2 Br

1 Br

1 BrS1 Br

1 Br

1 Br

1 Br1 Br

1 Br

1 Br

1 Br

1 Br

1 Br2 Br

2 Br

2 Br2 Br

2 Br

2 Br

S

S

1 Br

S

1 Br

2 Br

A

B

B

A

C

C

0’ 15’ 30’ 60’ 90’121000 GRAND


September 23, 2013 SEVENTH FLOOR PLAN


1 Br 1 Br1 Br 1 Br 1 Br 2 Br2 Br RoofDeck

S

S

2 Br2 Br

2 Br

2 Br

1 Br

1 BrS1 Br

1 Br

1 Br

1 Br1 Br

1 Br

1 Br

1 Br

1 Br

1 Br2 Br

2 Br

2 Br2 Br

2 Br

2 Br

S

1 Br

S

1 Br

2 Br

RoofDeck

RoofDeck

A

B

B

A

C

C

0’ 15’ 30’ 60’ 90’141000 GRAND


September 23, 2013

OLYMPIC BLVD. PARKING ENTRY COURTYARD ENTRY

WEST ELEVATION (GRAND AVE.)

Storefront Vinyl Window

Masonry/TileVeneer

Brick Veneer Masonry/TileVeneer

Metal Canopy Metal LouversStorefront Curb Base

Exterior Plaster Exterior Plaster

Exterior Plaster Exterior Plaster

Inset Composite or CementitiousPanels at return (see perspective views)

Vinyl Window

Metal/GlassRailingsWindow Wall Window Wall

Metal Canopy

87’-

4” (V

AR

IES)

89’-

6”

10’-

7”

15’-

8”

17’-

10”

(VA

RIE

S)

(VA

RIE

S)

11’-

4”

11’-

4” 1

1’-4

” 11

’-4”

11

’-4”

SECOND FLOOR

FIRST FLOOR

THIRD FLOOR

FIFTH FLOOR

SIXTH FLOOR

SEVENTH FLOOR

FOURTH FLOOR

BU

ILD

ING

HE

IGH

T PE

R L

AM

C

0’ 15’ 30’ 60’ 90’151000 GRAND


September 23, 2013

GRAND AVE.ALLEY

NORTH ELEVATION (OLYMPIC BLVD.)

Exterior Plaster Exterior Plaster Window Wall

Vinyl WindowMetal/Glass

RailingMasonry/Tile

VeneerMetalRailing

Inset Composite or Cementitious

Panels at return (see perspective views)

Storefront Metal Louvers

Masonry/TileVeneer

Storefront Curb BaseMetal Canopy Metal Canopy

87’-

10”

(VA

RIE

S)

10’-

7”

16’-

2”(V

AR

IES)

11’-

4”

11’-

4” 1

1’-4

” 11

’-4”

11

’-4”

SECOND FLOOR

FIRST FLOOR

THIRD FLOOR

FIFTH FLOOR

SIXTH FLOOR

SEVENTH FLOOR

87’-

4” (V

AR

IES)

15’-

8”(V

AR

IES)

FOURTH FLOOR

0’ 15’ 30’ 60’ 90’161000 GRAND


September 23, 2013

OLYMPIC BLVD.PARKING ENTRYRESIDENTIALLOADING ENTRY

RETAILLOADING ENTRY

EAST ELEVATION (ALLEY)

Exterior Plaster Exterior PlasterExterior Plaster Exterior Plaster Exterior Plaster

Metal Louvers Metal CanopyMasonry/TileVeneerConcrete or Masonry Block Storefront

Vinyl WindowMetal/Glass

Railing

87’-

10”

(VA

RIE

S)

16’-

2”(V

AR

IES)

89’-

0” (V

AR

IES)

10’-

7”

17’-

4”(V

AR

IES)

11’-

4”

11’-

4” 1

1’-4

” 11

’-4”

11

’-4”

SECOND FLOOR

FIRST FLOOR

THIRD FLOOR

FIFTH FLOOR

FOURTH FLOOR

SIXTH FLOOR

SEVENTH FLOOR

POOLCOURTYARD

0’ 15’ 30’ 60’ 90’171000 GRAND


September 23, 2013

ALLEYGRAND AVE.

SOUTH ELEVATION

Exterior Plaster Exterior PlasterMetal/Glass

RailingMetal/Glass

RailingMetal/Glass

Railing

Vinyl Window Vinyl Window

Vinyl Window

Masonry/TileVeneer

BrickVeneer

Concrete or Masonry BlockExterior Plaster

87’-

0” (V

AR

IES)

17’-

4”(V

AR

IES)

89’-

6” (V

AR

IES)

10’-

7”

17’-

10”

(VA

RIE

S)11

’-4”

11

’-4”

11’

-4”

11’-

4”

11’-

4”

SECOND FLOOR

FIRST FLOOR

THIRD FLOOR

FIFTH FLOOR

FOURTH FLOOR

SIXTH FLOOR

SEVENTH FLOOR

0’ 15’ 30’ 60’ 90’181000 GRAND


September 23, 2013 BUILDING SECTION A-A

OLYMPIC BLVD.

L11000 GRAND2013-033 Los Angeles, CA

September 23, 20130’ 20’ 40’ 80’ 120’ LANDSCAPE OVERALL GROUND PLAN

L21000 GRAND2013-033 Los Angeles, CA

September 23, 2013

LANDSCAPE OVERALL SECOND & SEVENTH FLOOR PLAN

0’ 20’ 40’ 80’ 120’

0’ 15’ 30’ 60’ 90’L31000 GRAND


September 23, 2013 PLANT PALETTE

0’ 15’ 30’ 60’ 90’L41000 GRAND


September 23, 2013 LANDSCAPE CONCEPT IMAGERY

Olympic Boulevard and Grand Avenue Sept 27, 2013

Site Plan ReviewPrepared by: Craig Lawson & Co., LLC

1 of 25

ATTACHMENT A Entitlement Request & Project Description

Site Plan Review Site Address: 1000, 1020, 1022, 1024, 1026, 1028, 1030, 1032 S. Grand Avenue, 416, 418, 450 West Olympic Boulevard

Applicant: Hanover R.S. Limited Partnership

The Applicant, Hanover R.S. Limited Partnership, is seeking approval of the following entitlement requests:

1. Pursuant to L.A.M.C. Section 16.05 the Applicant requests that Site Plan Review

Findings be made as part of this discretionary approval. 2. Pursuant to various sections of the Los Angeles Municipal Code, the Applicant will

request approvals and permits from the Department of Building and Safety (and other municipal agencies) for project construction activities including, but not limited to, the following: demolition, excavation, shoring, grading, foundation, haul route, building and tenant improvements.

PROJECT DESCRIPTION

The Applicant proposes a mixed-use development to construct a maximum total of 274 residential units, including three joint Live-Work units, and approximately 12,000 square feet of neighborhood-serving retail uses. Bounded by Grand Avenue to the west, Olympic Boulevard to the north, and an alley to the east, the project site’s approximately 1.4 acres (60,981 square feet) of lot area offers an opportunity to provide much-needed, appropriately located, high-density residential development. Consistent with the vision of the City’s High Density Residential general plan land use designation, the project site is located in one of the region’s densest job markets, creating a unique opportunity to locate hundreds of workers within walking distance of their jobs. Additionally, the site’s proximity to the region’s best public transit, including Metro Rail and MTA Rapid Bus lines, provides viable transit alternatives.

The Applicant proposes an urban mid-rise building that will be seven-stories (89’-6”) in height and will include ground level parking and two-and-a-half levels of subterranean parking. The proposal will develop a 60,981 square foot underutilized site with residential and commercial uses totaling 306,090 square feet of floor area on a lot with a net area of approximately 60,981 square feet.

The ground floor will include the 12,000 square foot commercial retail at the corner of Grand Avenue and Olympic Boulevard, while the three joint live-work units, several apartment units and the leasing office and lobby will be situated around a ground level courtyard and paseo. The paseo will provide a pedestrian passage connecting Grand Avenue, a central courtyard, and the public alley. The second level includes a large 4,850 courtyard with a swimming pool and sun deck for active and passive recreation.

Olympic Boulevard and Grand Avenue Sept 27, 2013


2 of 25

Additional amenities space will be provided with three sun decks on the 7th floor. The total amount of open space will be 19,525 square feet, while an additional 10,200 square feet of private open space will be provided in residential unit balconies. The 29,725 square feet total amount of open space proposed will meet the 29,725 square feet of open space required by code.

The 274 residential units will include an approximate breakdown of 35 studio units, 146 one-bedroom units including three live-work units, and 93 two-bedroom units.

Parking will be provided on the ground level and in two-and-a-half levels of subterranean parking levels. Vehicular access will be provided via a two-way driveway off Grand Avenue and a two-way driveway off the alley. While retail and residential parking will be provided from both access points, parking gates will close after business hours and will be available to residents only. Loading access designated for residential use and commercial use will be provided at two separate locations, both accessible from the alley.

Parking will be provided per Code with residential parking provided per the Central City Parking Exception, according to LAMC Section 12.21-A,4 (p), and commercial parking provided per the Exception Downtown Business District, according to LAMC Section 12.21-A,4 (i) (3). See “Parking” section below.

The Applicant will be utilizing the Downtown Street Standards created by the Urban Design Studio to enhance the urban appeal and walkability of the project. Large sidewalks1 will create the ability to provide numerous street trees that add significant landscape features and shade portions of the sidewalks inviting to pedestrians. The project also seeks to activate pedestrian activity by creating a mid-block paseo consistent with the Downtown Design Guidelines. The paseo will connect Grand Avenue to the alley and will serve to break down the block into a more pedestrian friendly scale.

The façade of the building will be articulated along all street frontages adding to the pedestrian experience. The ground level retail uses will be neighborhood serving. The proposed neighborhood serving uses have the added benefit of attracting more pedestrian activity which will help to activate the streets in the surrounding area.

The Applicant will also follow the Downtown Design Guide to create an architecturally appealing project. The building design includes articulated features and design elements that enhance the visual appearance of the neighborhood. The building’s façade will include balconies, recessed windows and architectural treatments, all of which create a unique visual style that mitigates massing and bulk.

1 The sidewalk along Olympic Boulevard will be 15 feet wide with 8 foot sidewalk easement, totaling 23 feet. The sidewalk along Grand Avenue will be 17 feet and will include a sidewalk easement varying in depth between 0’ along the retail space and up to 21 feet adjacent to residential uses.

Olympic Boulevard and Grand Avenue August 9, 2013


3 of 25

Lot Area

Total Lot/Buildable AreaLot Area after dedication

Square feet Acres 60,981.14 1.4

53,874

Density Permitted by R5 in Downtown LA

Proposed UnitsProposed Joint Living and Work

QuartersTotal proposed

Unlimited 271

3

274

Floor Area Permitted

CommercialResidential

Proposed

Commercial

Residential

Total Proposed

Square feet FAR

121,962 2.0:1 365,886 6.0:1

12,000 0.2:1

294,090 4.8:1

306,090 5.0:1

Building Height PermittedProposed

Unlimited 89’-6” ft.

Open Space Required

Studios & 1-Bedroom2-Bedrooms3-Bedrooms

Total RequiredProposed

Common Open SpaceCorner plaza at Olympic & Grand

Ground floor courtyards, paseos & amenities

SF per Unit Units Square feet100 181 18,100 125 93 11,625 175 0 0

274 29,725

Square feet 300

11,625



4 of 25

Swimming pool, courtyard7th floor sun decks

InteriorBalconies

Total Proposed

4,850 2,750

19,525

10,200

29,725 sf

Trees Required (1 per 4 units)

Proposed69 69

Bicycle Parking

Required Residential

CommercialTotal Required

Proposed Residential

Commercial Total Proposed

Short Term Long Term(1 per 10 units) (1 per unit) Total

27 274 301 Short Term Long Term (1 per 2000sf) (1 per 2000sf) 6 6 12

313 27 274 301 6 6 12

313

Parking

Required

Residential

Sub-total residential

Replacement parking Total Residential

Retail/Commercial

Spaces/Unit No. of Units No. of Pkg Spaces

1.00 181 181 1.25 93 116

297 15% Reduction per Bike Ordinance -45

252

Spaces/SF No. of SF No. of Pkg Spaces

1/1000 12,000 12



5 of 25

Replacement parking 0 Total Commercial 12

Total Parking Required 264 Proposed

Residential 252 Commercial 12

Total Parking Proposed 264 PROJECT LOCATION

The project site is an irregularly shaped, approximately 60,981 square feet (1.4 acres) of net lot area on residentially zoned land situated along the commercial corridors of Grand Avenue and Olympic Boulevard in the South Park community of downtown Los Angeles.

The project site is predominately covered with paved asphalt and is used as surface parking lot(s). An existing two-story 30,000 square foot building is located on the southwest portion of the site. According to the current property, they pulled a demolition permit in April (Permit No. 13019-10000-00837), and demolition is currently underway of this structure. Demolition is expected to be completed by September. The proposed project will also include demolition and removal of the existing surface parking lot.

The project site is located within the Central City Community Plan area of the City of Los Angeles and is designated High Density Residential by the Community Plan. The corresponding zone for the High Density Residential designation is the R5 Zone. The subject property is also located in the City Center Redevelopment Project area. The project site is zoned [Q]R5-4D-O. Height District No. 4 permits a floor area ratio of 13 to 1. However, the “D” limitation limits the floor area to a by-right maximum of 6 to 1 Floor Area Ratio (“FAR”). The [Q] Condition further restricts the floor area and permitted uses on the Project Site. The [Q] Condition permits commercial uses provided the floor area for commercial uses does not exceed a 2 to 1 FAR.

ZONING ISSUES AND CODE COMPLIANCE

Floor Area: While Height District No. 4 permits a Floor Area Ratio (FAR) of 13 times the buildable area of the lot, the maximum permitted floor area of the project site is restricted by the “D” limitation, which restricts the FAR to 6 times the buildable area of the lot (per Ordinance 164,307). An FAR of 6 to 1 permits a total floor area of approximately 365,887 square feet.



6 of 25

The [Q] Condition on the site further restricts the floor area for any commercial use permitted in the C4 Zone to a floor area ratio not to exceed 2 to 1 for such commercial use. An FAR of 2 to 1 for the commercial uses permits a total floor area of approximately 121,962 square feet.

The project site consists of 60,981.14 square feet of lot area, allowing for 365,887 square feet of floor area at the FAR of 6 to 1. Per the Greater Downtown Housing Incentive Area, LAMC Section 12.22-C.3(b), the calculation of the buildable area for residential (including mixed use) buildings is the same as the lot area. The Applicant proposes to construct 274 residential units with 294,090 square feet of floor area, resulting in a residential FAR of 4.8 to 1. The Applicant proposes to provide 12,000 square feet of ground floor retail space in the development, resulting in a commercial FAR of 0.2 to 1. The proposed project of 306,090 square feet, at an overall FAR of approximately 5.0 to 1, will comply with the permitted FAR according the Code, the “D” limitation and the [Q] Condition.

Density: Per the Greater Downtown Housing Incentive Area, LAMC Section 12.22. C.3(c), the maximum number of dwelling units or guest rooms permitted shall not be limited by the lot area provisions of this chapter so long as the total floor area utilized by guest rooms does not exceed the total floor area utilized by the dwelling units. The proposed project developed with 274 residential units and no guest rooms, will be consistent with this requirement.

Setbacks: Per the Greater Downtown Housing Incentive Area, LAMC Section 12.22 C.3 (a), no yard requirements shall apply for lots in the R5 zone in the Greater Downtown Housing Incentive Area, except as required by the Downtown Design Guide, as approved by the Community Redevelopment Agency and City Planning Commission. The Urban Design Standards for the Downtown area encourages variations in setbacks along street frontages, but does not specify dimensions for non-retail designated streets, such as the project site. Additionally, while technically Street Standards are not considered a setback, the City has modified the Street Standards for the area. In many cases the street rights-of-way have been reduced and a side walk easement (i.e.: Olympic is required an 8 foot average easement) is being requested in order to provide a friendly pedestrian environment. The proposed project will comply with these requirements.

Open Space: LAMC Section 12.21 G requires Open Space for new developments with 6 or more dwelling units; however, the Greater Downtown Housing Incentive Area, LAMC Section 12.22 C.3.(d), permits any percentage of the required open space that must be provided may be either private or common open space. Per LAMC Section 12.21 G, there shall be 100 square feet of open space provided each residential unit having less than three habitable rooms; 125 square feet of open space provided for each residential unit



7 of 25

containing three habitable rooms; and 175 square feet of open space provided for each residential unit containing more than three habitable rooms.

The proposed project will consist of 181 units having less than three habitable rooms and 93 units having three or more habitable rooms. The 181 units require a total of 18,100 square feet of open space and the 93 units require 11,625 square feet of open space for a total of 29,725 square feet of open space. The proposed project will comply with the open space requirements.

Additionally, pursuant to LAMC Section 12.22-C.3(d) there are no limitations of the required open space that must be provided as either common or private open space. However, the proposed project will provide a significant amount of open space as common, with only 10,200 square feet to be provided within the balconies.

The Applicant proposes 19,525 square feet of common open space that is to be provided in a plaza, several courtyards, pool and deck area, sun decks, and lobby and amenities space. The combined private and common open space results in 29,725 square of open space provided in the project. In high-density areas, such as downtown Los Angeles, many residents use their balconies for open space.

The open space on the ground floor will include a large central courtyard, a plaza on the west side of the building, amenity space, and connecting paseos in 11,625 square feet. The ground floor open space will additionally include a 300 sq. ft. corner plaza at Olympic Boulevard and Grand Avenue at the retail entrance. The second level, called podium level on the plans, will include a large courtyard and a swimming pool totaling 4,850 square feet of common open space. The seventh level includes three sun decks for 2,750 square feet of common open space.

PARKING The Applicant is proposing to provide A MINIMUM OF the residential parking based on the Central City Parking Exception area (LAMC Section 12.21 A 4 (p)), which permits one (1) space for each dwelling unit, except where there are more than six (6) dwelling units of more than three (3) habitable rooms per unit on any lot, the ratio of parking spaces required for all of such units shall be at least one and one-quarter (1¼) parking spaces for each dwelling unit of more than three (3) habitable rooms. Based on this requirement, the proposed project would be required to provide a total of 297 parking spaces with 181 spaces designated for 181 residential units with three habitable rooms or less and 116 spaces for 93 residential units with more than three habitable rooms.

The total required 297 residential parking spaces are reduced by 15% (45 spaces) for the replacement bicycle parking provided by a total of 301 long and short-term bicycle parking spaces. The proposed bicycle parking and the attendant reduction of automobile parking spaces is based upon the provisions of Ordinance 182,386 (effective March 13, 2013). As a result of the reduction of automobile parking spaces the project requires a total of 252 residential parking spaces.



8 of 25

The commercial parking ratio for 12,000 square feet of ground floor retail space will be based on the Exception Downtown Business District, according to LAMC Section 12.21 A 4 (i) (3) which requires at least one parking space per 1,000 square feet for business, commercial or industrial buildings, having a gross floor area of 7,500 square feet or more. The commercial space requires 12 parking spaces, and the Applicant will provide a total of 12 commercial parking spaces.

The project will provide a minimum of 264 parking spaces, including 252 residential parking spaces and 12 commercial parking spaces. The project will provide a total of 313 long- and short-term bicycle parking spaces, including 301 long- and short-term residential spaces and 12 long- and short-term commercial spaces. The Applicant requests that the Parking condition be written based on this parking standard instead of an absolute number in case the project density is adjusted.

Parking for the project, including the commercial and retail uses as well as the residential units, will be provided within three-and-a-half levels, including one ground level and two-and-a-half subterranean levels. The vehicular access will be provided via a two-way driveway off Grand Avenue and a two-way driveway from the public alley. The retail and residential parking will be provided from both access points; parking gates will provide access to the subterranean levels 24-hours a day.

Public Transit

The proposed project is very close to many bus transit lines, MTA rail lines and DASH service. MTA Rapid Bus runs south along Grand Avenue and north along Olive Street, with connections to the 7th Street/Metro Center rail line station, Pershing Square, the Civic Center and Union Station. MTA Rapid Bus Line 728 runs along Olympic Boulevard, going north on Spring Street to the Civic Center and Union Station, which connects to the MTA Red and Purple Rail Lines. MTA Rapid Bus Line 770 runs south on Grand Avenue, through Chinatown, ending in Sylmar. MTA Bus Line 28 runs to the west along Olympic Boulevard and to the north along Hill Street. MTA Bus Lines 37, 70, 71, 76, 78, 96, 378 run south along Grand Avenue, while MTA Bus Lines 14, 70, 71, 76, 78, 79, 96, 378 run north along Olive Street, with connections to Pershing Square, the Civic Center, and Union Station. MTA Rapid Bus Lines 728 and 794 access the MTA Rail Stations at Civic Center and Pershing Square. The 7th Street/Metro Center rail station is located on West 7th Street, with the entrance at 7th Street and Hope Street being the closest to the project site. This rail station is easily accessed by the many MTA buses run north along Olive Street. Additionally, the Metro Expo Line and the Metro Blue Line are within two blocks of the project site, with the Metro stop at Pico Boulevard and Flower Street. The Metro Expo Line and Metro Blue Line connect to the 7th Street/Metro Center, which offers connections to the Metro Purple Line and Metro Red Line. DASH Route D covers South Park, running south along Grand Avenue from Pico Boulevard to 23rd Street, and running north along Olive Street to City Hall and Union Station. Dash Route D runs every 5 to 15 minutes on weekdays.



9 of 25

STREETS AND CIRCULATION

Grand Avenue: Adjoining the property to the northwest is a designated Modified 1-Way Major Highway Class II with a current public right-of-way width of approximately 90 feet, and is required to provide a half right-of-way width equal to 45 feet, including 28-foot half roadway and a 17-foot sidewalk. A 7-foot average sidewalk easement will also be required. A five foot dedication is required to complete the modified street standard.

Olympic Blvd: Adjoining the property to the northeast is a designated Modified 2-Way Major Highway Class II and is required to have a 106-foot right-of-way, a 40-foot half roadway, sidewalk width of 15 feet and an average easement of 8 feet2 for a total half right of way width of 55 feet. The current public right-of-way width is approximately 80 feet. A 21-foot street dedication and improvements will likely be required, plus an average 8 foot sidewalk easement.

Margo Street (Alley): Adjoining the project site to the southeast is a designated alley with an approximate right of way of 15 feet. The required half width of an alley is 10 feet and therefore a 2.5–foot dedication will likely be required for the alley.

SURROUNDING PROPERTIES

Surrounding properties include one-story commercial uses, parking lots, high-rise residential buildings, retail buildings, and office buildings.

West: [Q]R5-4D-O: Adjoining to the west, across Grand Avenue, are a Shell gas station, a one-story retail building, and related surface parking.

East: [Q]R5-4D: Adjoining to the east, across Olympic Boulevard, is a six-story Federal Reserve building and the five-story residential Olympic Lofts.

North: [Q]R5-4D: Adjoining to the north, across the intersection of S. Grand and Olympic Blvd., a 16-story residential Renaissance Tower Apartments with ground floor retail.

South: [Q]R5-4D-O: Adjoining to the immediate south, across the 15-foot alley are surface parking lots.

Southwest: [Q]R5-4D-O: Two-story commercial building and surface parking lot.

PREVIOUS CASES

2 The average 8 foot easement may range from 0 to 8 times the average, provided that the total area of the easement divided by the linear frontage of the property equals the required average easement.



10 of 25

CPC 2010-213 CA Modifies the authority and procedures for effectuating a Transfer of Floor Area Rights (TFAR) and make other technical changes to reflect the expiration of the Amended Central Business District Redevelopment Project Area, transferring jurisdiction for administering TFAR in applicable non-redevelopment project areas in the Central City Community Plan Area from the Community Redevelopment Agency (CRNLA) to the Department of City Planning. ENV-2010-214-ND was its CEQA clearance.

CPC-2008-4502-GPA (Council File No. 09-0385) On January 29, 2009, the City Planning Commission approved a General Plan Amendment to the Central City Community Plan to re-designate selected streets from Major and Secondary Highways to Modified Major and Secondary Highways; revise Chapter V of the Central City Community Plan text to incorporate Downtown Design Guide, Urban Design Standards and Guidelines; adopt a concurrent amendment to the Transportation Element; and adopt Negative Declaration No. ENV-2008-4505-ND.

CPC-2005-361-CA (Ordinance 179,076 effective 9/23/07) On June 7, 2005, the City Planning Commission approved a Code amendment to update the residential standards and incentives housing in the Central City Area. (Related Case: ENV-2005-362-CE).

CPC-2005-1124-CA (Ordinance 179,076 effective 9/23/07) On June 7, 2005 the City Planning Commission approved a Code Amendment to require projects in the Central City Community Plan area to comply with design and streetscape guidelines. (Related Case: ENV-2005-1125-CE).

CPC-2005-1122-CA (Ordinance 179,076 effective 9/23/07) On June 7, 2005 the City Planning Commission approved a Code Amendment to provide incentives for the production of Affordable and Workforce housing in the Central City Plan Area. (Related Case: ENV-2005-1123-CE).

CPC-1994-225-CPU (Ordinance 176,647) Effective June 20, 2005, the City Council approved a Community Plan Update to the Central City Community Plan which changed several zones and height districts within the Community Plan; however, the project site was not included in this update. (Related Case: ENV-1998-107-MND)

CPC-1986-0606-GPC Commission approval of actions approved in Ordinance 164,307. This approval by the CPC was a general plan update for the area that created the current sub-area 2610 and the “D” limitations for the subject site discussed above.

ZA-17939 Effective December 29, 1965, the Zoning Administrator authorizes the use of that 1.1- acre site comprising Lots 6, 7, 8, 9 and 10 Sub. Of the Center Part of the Carr Tract;



11 of 25

Lots D, E, and 29 Sub. Of the Center Part of the Carr Tract; and Lot C, Tract 1491, located northerly of 14th Place between Hill Street and Broadway as a controlled drilling site on which to drill and perform surface operations in connection with the development and bottoming of not to exceed 4 oil wells in addition to the two exploratory wells authorized under Z.A. Case No. 17539, with said additional wells bottomed under Urbanized Oil Drilling District No. U-114 constituting that 113-acre drilling district bounded by Pico Boulevard, Hope Street, Olympic Boulevard, Maple Avenue, 12th Street and Main Street, as depicted and described on the map which is a part of Ordinance No. 128690.

ZA-17539 To drill for, prospect for and produce petroleum, natural gas and other hydro-carbons from oil wells drilled into said Drilling District U-114.

Ordinance 181,574 (Effective Date: March 27, 2011) It is the purpose of this article to establish standards and approval procedures for the Transfer of Floor Area Rights in the Central City TFAR Area; to effect maximum coordination between the Community Redevelopment Agency and the City; to provide for the keeping of records of available Floor Area Rights within the Central City TFAR Area; to provide for an accounting of allocations of Public Benefit Payments and TFAR Transfer Payments derived from the Transfer of Floor Area Rights; and to facilitate those Transfers that generate Public Benefits.

Ordinance 164,307 – SA2610 (Effective Date: Jan. 30, 1989) Ordinance approved in 1988 which imposed “D” conditions on the subject site. Site falls in sub-area 2610. “D” limited FAR to 6 to 1, except for projects approved under Section 418 (Transfer of Floor Area) of the Redevelopment Plan for the Central Business District Redevelopment Plan. The Ordinance also imposes a “Q” condition which limits the permitted uses for the project site.

AFF-30901

September 24, 1963. Lot tie agreement that allows building openings at a property line located at 418-420 W. Olympic Blvd. There is no building currently located on this portion of the site (Olympic Blvd. near the alley).

AFF-16143

May 23, 1951. Affidavit allows a small wholesale shoe manufacturer on the second floor of the property located at 418 ½ W. Olympic Blvd.

AFF-6400 (APN No. 5139-009-008)

The affidavit cannot be located by the City of Los Angeles. AFF-6678 (APN No. 5139-009-010)



12 of 25

October 3, 1946. Affidavit certifies that the surface parking lot located at 1020 S. Grand Ave. (lots 1, 2, and 3 of tract 305) has been in existence since before January 1, 1946.

PKG-662

April 26, 1954. Affidavit which requires 1000 S. Grand Avenue to provide 36 parking spaces for a use located at 404 West 9th Street. The 404 West 9th Street site was redeveloped with a residential building and was required by Code to provide all of its parking on the same lot as the units. It is the Applicant’s intention to terminate this affidavit with the Department of Building and Safety.



13 of 25

SITE PLAN REVIEW FINDINGS

1. The project is in substantial conformance with the purposes, intent and provisions of the General Plan, applicable community plan, and any application specific plan.

The proposed project is consistent with many of the goals and policies of the General Plan. The following will discuss the project’s consistency with various elements of the General Plan, including the Central City Plan, the City Center Redevelopment Plan, the Housing Element and the Transportation Element.

General Plan Framework

The General Plan’s Downtown center designation, applicable to this site, is described as the “location for major cultural and entertainment facilities, hotels, high- rise residential towers, regional transportation facilities and the Convention Center.” Generally, the Downtown Center is characterized by FARs up to 13 to 1 and high- rise buildings. While acknowledging the importance of the downtown area’s economic role in the regional economy, the Framework Element “emphasizes the development of new housing opportunities and services to enliven the downtown and capitalize on the diversity of the City’s population.” The Framework Element maintains the Downtown Center as the “primary economic, governmental, and social focal point of Los Angeles, while increasing its residential community. In this role, the Downtown Center will continue to accommodate the highest development densities in the city and function as the principal transportation hub for the region.”

The General Plan Framework includes the following goals and objectives:

Goal 3G: A Downtown Center as the primary economic, governmental and social focal point of the region with an enhanced residential community.

Objective 3.11: Provide for the continuation and expansion of government, business, cultural, entertainment, visitor-serving, housing, industries, transportation, supporting uses, and similar functions at a scale and intensity that distinguishes and uniquely qualifies the Downtown Center.

The project is located in the vibrant Downtown Center, which the General Plan identifies as the proper location for new housing, in addition to major cultural and entertainment facilities as well as hotels and other visitor-serving uses. The General Plan identifies the Downtown Center for the highest development densities. The Framework Element also emphasizes the development of new housing opportunities and services to enliven downtown. The Framework Element seeks to expand housing along with business, cultural, entertainment and other supporting uses. The project site is envisioned by the Framework Element as the appropriate location for a mixed-use development that adds to the city’s housing stock and expands business



14 of 25

opportunities with the neighborhood-serving retail uses. The Framework Element recognizes that the Downtown Center functions as the principal transportation hub for the region, and as such, the project’s location in proximity to many transit options allows for residents to not only use mass transit in the downtown area, but to also access the vast network of bus and rail lines that operate throughout the greater Los Angeles area. The proposed project will increase the amount of neighborhood- serving retail space and will add 274 residential units that will increase the amount of pedestrian activity, while adding to the safety of the community by introducing more 24-hour per day residents.

Downtown Design Guidelines The site is subject to the Downtown Design Guidelines, which are referenced in the Central City Redevelopment Project Area of the Community Redevelopment Agency (“CRA”), as well as the Central City Community Plan (text amended to include Guidelines on April 29, 2009). The Downtown Design Guidelines encourages Downtown Los Angeles to develop as a more sustainable community with an emphasis on walkability and the making of great streets, districts and neighborhoods. The focus of the Design Guidelines are the relationship of the buildings to the street, including sidewalk treatment, the character of the building as it adjoins the sidewalk and connections to transit.

The proposed project is consistent with aspects of the Downtown Design Guidelines, including Sidewalks and Setbacks; Ground Floor Treatment; Parking and Access; Massing and Street Wall; On-Site Open Space; Architectural Detail; and Civic and Cultural Life.

The building will enhance the pedestrian walkability providing wider sidewalks with neighborhood serving retail at ground level around all street frontages. The building will be articulated at all levels in order to break up the massing of the building. Additionally, the proposed project will meet the open space requirement and meet the onsite tree requirement.

Community Plan

The proposed project is consistent with the purpose of the Central City Community Plan to promote “an arrangement of land use, infrastructure, and services intended to enhance the economic, social, and physical health, safety, welfare and convenience of the people who live, work, and invest in the community.”

The project site is located within the South Park district of the Central City Community Plan area, which is identified as an area with a “mix of residential, medical, commercial, and retail uses.” The Community Plan notes that South Park is “recognized to be a mixed-use community with a significant concentration of housing. This thriving residential community includes the proximate siting of auxiliary support services such as retail and commercial developments that provide employment opportunities for area residents.” The Plan observes that commercial and “mixed-use



15 of 25

expansion between the Convention Center and Staples Center to the west, and Transamerica Center to the east, is also expected to occur on the east-west streets including Olympic and Pico Boulevards, and north and south along Grand Avenue and-Olive Street-Hill Street corridors.”

The project site is identified on Figure 3 of the Community Plan as being located within the “Convention Center/Arena Sphere of Influence.” The areas identified as the Convention Center/Arena Sphere of Influence include portions of South Park. The Plan observes that most of this area is “already developed with commercial office, and retail uses but secondary impacts could occur due to the growth of commercial activates in the LASED Specific Plan Area and other adjacent properties.” The project site is located at the far eastern and southern edge of the Convention Center/Arena Sphere of Influence. As the Plan observes, the South Park district will “also be impacted by the Convention Center and Arena by offering residents and workers a nearby location for their entertainment, shopping and dining needs as well as a place to go and spend leisure time.” Indeed, the appeal of the project site for a residential mixed-use project with 274 new residential units is the proximity to Staples Center and the L.A. Live attractions that are easily accessible to the residents.

The residential land use issues include the following:

Lack of sufficient housing investment to achieve a “critical mass” in some underserved areas like South Park.

Lack of neighborhood-oriented businesses to support residential areas. Lack of a strong sense of neighborhood unity.

The opportunities for the residential land include the following:

Ample supply of residentially zoned land. Recent construction of new middle income housing towers.

The proposed project addresses the issues of lack of neighborhood-oriented businesses to support residential areas. The surrounding properties are developed with a mix of uses. The high-density Renaissance Tower Apartments building is located north from the project site at the corner of Grand Avenue and Olympic Boulevard. The proposed mixed-use project will bring much-needed neighborhood- serving retail businesses to the community, a benefit for area residents as well as tenants of the new project. The proposed project will eliminate unsightly and unattractive surface parking lots, replacing them with an active community of residents, thereby addressing a potential cause of the perceived lack of safety and cleanliness that now exists. The mixed-use project will also create a sense of neighborhood uniting creating a natural linkage with the Renaissance Tower Apartments, the Olympic Lofts and other residential properties located nearby within the South Park district. The new retail space will also attract area residents as well as workers in neighboring commercial and office buildings.



16 of 25

The proposed project is consistent with the following stated goals, objectives and policies of the Central City Community Plan:

Residential Land Use Policies and Programs

The Community Plan recognizes that residentially zoned land accounts for less than 5% of the total land area, and that one of the three primary residentially zoned areas, zoned High Medium Density Residential and High Density Residential, is located in the South Park district. However, the plan observes that the “continued economic and social viability of Central City depends on the contributions of a stable population and vibrant, cohesive neighborhoods.” Therefore, a primary objective of the Central City Plan is to “facilitate the expansion of housing choices in order to attract new and economically and ethnically diverse households.”

Objective 1-1: To promote development of residential units in South Park.

Policy 1-1.1: Maintain zoning standards that clearly promote housing and limit ancillary commercial to that which meets the needs of neighborhood residents or is compatible with residential uses.

Objective 1-2: To increase the range of housing choices available to Downtown employees and residents.

With the development of 274 residential units in a high density area, the proposed project fulfills the primary residential land use objective of promoting residential units in the South Park district of the Community Plan. Much of the South Park area is designated High Density Residential with corresponding residential zoning due to the proximity of jobs and housing. The project site is uniquely positioned in proximity to the Financial Core portion of the Community Plan, where the environment is rich with job opportunities and transit options.

As stated above, the Community Plan’s Policy in support of this primary residential objective is to “maintain zoning standards that clearly promote housing and limit ancillary commercial to that which meets the needs of neighborhood residents or is compatible with residential uses.” The proposed project will provide neighborhood- serving retail uses that will serve the tenants of the 274 units as well as area residents. The mixed-use project seeks to rectify one of the identified residential issues of the Community Plan, namely the lack of neighborhood-oriented businesses to support the residential uses in the area.

A Program of the Plan is to maintain zoning standards that promote housing seeks to “designate the Land Use for South Park for residential in all future redevelopment plans.” Another Program seeks to implement policies’ as appropriate that “encourage residential development and promote transit-oriented, mixed-income and mixed-use neighborhoods downtown…” another primary Objective of the Plan seeks to increase



17 of 25

the range of housing choices available to Downtown employees and residents. The proposed project will offer a range of unit sizes, with studio and one- and two- bedroom units that will offer housing choices to those employed in the Downtown and to those who wish to live in an urban environment with the multitude of dining and entertainment options available. The proposed project clearly strives to meet the objectives, programs and policies of the Plan by expanding the number of residential units in an area that is already oriented to public transit and mixed-use projects.

The project is designed to address the residential issue of the lack of sufficient housing investment to achieve a “critical mass” in some underserved areas like South Park. By providing 274 new residential units, the Applicant demonstrates a substantial investment in the community that moves the City closer to achieving the desired “critical mass” of residents in the South Park district. The site plan of this project is designed to promote a critical mass of residents who can activate the streets and promote the ground floor retail uses. The project’s ground floor retail uses will address the lack of neighborhood-oriented businesses providing retail opportunities serving the residents and the community. By developing a large parcel of land used only as a surface parking lot, the Applicant proposes an integrated high density mixed-use development that establishes a much-needed neighborhood identity in an area that currently lacks a strong sense of neighborhood unity and purpose.

Housing Element

The project is consistent with the following stated objectives of the Housing Element:

Goal 1: A City where housing production and preservation result in an adequate supply of ownership and rental housing that is safe, health, sanitary and affordable to people of all income levels, races, ages, and suitable for their various needs.

Objective 1.1: Plan the capacity and develop incentives for the production of an adequate supply of rental and ownership housing for households of all income levels and needs.

Policy 1.14: Expand location options for residential development, particularly in designated Centers, Transit Oriented Districts and along Mixed-Use Boulevards.

Goal 2: A City in which housing helps to create safe, livable and sustainable neighborhoods.

Objective 2.2: Promote sustainable neighborhoods that have mixed-income housing, jobs, amenities, services and transit.

Policy 2.2.3: Provide incentives and flexibility to generate new housing and to preserve existing housing near transit.



18 of 25

Policy 2.24: Promote and facilitate a jobs/housing balance at a citywide level.

Objective 2.4 Promote livable neighborhoods with mix of housing types, quality design and a scale and character that respects unique residential neighborhoods in the City.

Policy 2.4.2: Develop and implement design standards that promote quality development.

The Applicant proposes a mixed-use development, with 274 new residential units, in the South Park area of downtown Los Angeles, where a growing number of developments provide similar mixed-use opportunities. The propose project promotes a sustainable neighborhood where the residential units are in close proximity to jobs, amenities, services and transit. The proposed project will provide current and future downtown employees with housing at a premium location, which is currently underutilized as a surface parking lot. The proposed project will add a total of 274 dwelling units to the City’s downtown housing stock, thereby promoting and facilitating an improved jobs/housing balance. The project will be part of an emerging pedestrian-oriented district encouraging the use of mass transit. The project will be developed in close proximity to the Metro Blue Line and Metro Expo Line rail stop at Pico Boulevard and Flower Street, as well as several MTA Rapid Bus Lines and the DASH bus line. The project will be developed with a quality design that respects and enhances the scale and character of the neighborhood.

The Housing Element of the General Plan encourages the production of housing and the proposed project is consistent with the all-encompassing Goal 1, stated above. Indeed, in Chapter 6 “Housing Goals, Objectives, Policies and Programs,” the Housing Element proclaims that it is the “overall housing goal of the City of Los Angeles to create for all residents a city of livable and sustainable neighborhoods with a range of housing types, sizes and costs in proximity to jobs, amenities, and services.”

In its “Executive Summary”, the Housing Element observes that the City continues to grow and with that “growth comes the need for more housing – not only more units, but a broader array of housing types to meet evolving household types and sizes, and a greater variety of housing price points that people at all income levels can afford.” Growth and residential development must be accommodated in a sustainable way, while at the same time assuring all residents a high quality of life, a vibrant economy and accessibility to jobs, open space, and urban amenities. The Housing Element recognizes that the “City’s General Plan lays out the strategy to meet this challenge, by directing growth to transit-rich and jobs-rich centers.” Additionally, the Housing Element notes that at the core of the City’s housing strategy are “mixed-use, mixed-income neighborhoods strategically located across the City that provide



19 of 25

opportunities for housing, jobs, transit and basic amenities for all segments of the population.”

The proposed project is consistent with the City’s housing strategy that seeks to direct growth to transit-oriented centers and in strategic locations that offer opportunities related to jobs, transportation, and other amenities. The Housing Element also recognizes that the City faces an “unprecedented housing crisis. The City’s Housing Element (adopted by the City Council on January 14, 2009) states that that the population of Los Angeles will grow by 133,7893 persons from 2006 to 2014. The amount of housing needed to accommodate citywide growth is estimated to be 112,8764 dwelling units (from January 1, 2006 to June 30, 2014) or an annual need of 14,109 dwelling units. Although the project only adds 274 new units, it helps to address the housing shortage described in the Housing Element. Moreover, 274 new residential units are proposed for a desirable location that has easy access to a major transit note, including the Metro Rail Line and MTA Rapid Bus Line.

Redevelopment Plan

Section 105 – Project Objectives

The following City Center Redevelopment Plan land use objectives are consistent with the proposed development:

Objective 5: To guide growth and development, reinforce viable functions, and facilitate the redevelopment, revitalization or rehabilitation of deteriorated and underutilized area.

Objective 6: To create a modern, efficient and balanced urban environment for people, including a full range of around-the-clock activities and uses, such as recreation, sports, entertainment and housing.

Objective 9: To achieve excellence in design, based on how the Central City is to be used by people, giving emphasis to parks, green spaces, streetscapes, street trees, and places designed for walking and sitting, and to develop an open space infrastructure that will aid in the creation of a cohesive social fabric.

Objective 13: To provide high and medium density housing close to employment and available to all ethnic, social and economic groups, and to make an appropriate share of the City’s low- and moderate-income housing available to residents of the area.

The important goal of the City Center Redevelopment Plan to provide high and medium density housing close to employment is achieved with the proposed

3 Page 1-2 of the City of Los Angeles Housing Element 4 Page 1-53 of the City of Los Angeles Housing Element



20 of 25

project’s provision of 274 residential units in a high density area. Furthermore, the South Park area is “designated and zoned for high-density residential development,” and the area can accommodate the proposed higher densities desired by the Agency because the sites are “in close proximity to public transit and because they are within a jobs-rich area.” The 274 residential units will offer housing opportunities in close proximity to the many employment prospects available in downtown.

The project site is an underutilized. As such, the Applicant proposes to create the type of growth and development that will revitalize an approximately 1.4 acre property for a mixed-use project that brings neighborhood-serving retail uses and a residential population that will activate the South Park area’s high density land use designation. The surrounding neighborhood is an area in transition. Many properties in the area are deteriorated or underutilized, often in need of redevelopment or revitalization. Other properties nearby have been developed in accordance with the objectives of the Redevelopment Plan, such as the “Evo” high-density condominium building at the northwest corner of Grand Avenue and 12th Street. The Applicant proposes a project that will be compatible with the emerging trend of more high- density residential and mixed-use developments including the “Evo” development.

The proposed project design includes articulated features and design elements that enhance the visual appearance of the neighborhood. The project will be designed with window treatments, architectural design features and building articulations that will result in an appealing street-oriented appearance that will attract more pedestrian activity. The project will provide an attractive sidewalk design that will improve pedestrian travel throughout the surrounding area. The Applicant seeks to achieve the excellence in design, desired by the Redevelopment Plan, which will produce more livable space that aids in the creation of a cohesive social fabric.

The Applicant will be utilizing the Downtown Street Standards created by the Urban Design Studio to enhance the urban appeal and walkability of the project. Large sidewalks will create the ability to provide street trees with large canopies, while the façade of the building will be articulated along all street frontages. The ground level retail uses will be neighborhood serving. The proposed commercial uses have the added benefit of attracting more pedestrian activity which will help to activate the streets in the surrounding area. The Applicant will also follow the Downtown Design Guide to create an architecturally appealing project. The building will be articulated so as to reduce the mass of the building. The building’s façade will include balconies and recessed windows and architectural treatments, all of which create a unique visual style that mitigates massing and bulk.

The proposed project creates a modern, efficient and balanced urban environment for people by providing residential units in an area that is proximate to many of the City’s business, recreation, sports and entertainment venues. Residents of the project will have easy access to the neighboring Los Angeles Sports and Entertainment District as well as to the Music Center, Disney Hall, the Artist District and other cultural venues located in the Downtown area.



21 of 25

Transportation Element

Approval of the mixed-use project in proximity to mass transit options will be consistent with the purposes of the General Plan’s Transportation Element. The Element recognizes that primary emphasis must be placed on maximizing the efficiency of existing and proposed transportation infrastructure through advanced transportation technology, through reduction of vehicle trips, and through focusing growth in proximity to public transit. The proposed project will address trip reduction measures via its location near several MTA Rapid Bus Lines and Metro Rail Lines. The project’s location is ideal to address the issue of easy access to work opportunities and essential services.

The Transportation Element sets forth goals, objectives and policies to establish a citywide strategy to achieve long-term mobility and accessibility within the City of Los Angeles. For example:

Goal A: Adequate accessibility to work opportunities and essential services, and acceptable levels of mobility for all those who live, work, travel or move goods in Los Angeles.

Objective 3: Support development in regional centers, community centers, major economic activity areas and along mixed-use boulevards as designated in the Community Plans.

The objectives outlined in the Land Use-Transportation Policy within the

Transportation Element are as follows:

1. To focus future growth of the City around transit stations, 2. Increase land use intensity in transit station areas, 3. Reduce reliance on the automobile, and 4. Create a pedestrian friendly oriented environment.

The Land Use-Transportation policy defines a Primary Influence Area as the area within a one-half mile radius of a transit station. These areas are identified as compatible with higher densities and intensities of land use because of their close proximity to public transit. The proposed project is located in such an area.

The project is located less than ½ a mile from the Metro Rail stop at Pico Boulevard and Flower Street that services the Metro Expo Line and the Metro Blue Line. The Metro Expo Line and the Metro Blue Line connect to the 7th Street/Metro Center, which offers connections to the Metro Purple Line and Metro Red Line. This project site, along with the surrounding neighborhood, is identified as compatible with higher densities and intensities of land use because of the close proximity to public transit.



22 of 25

The project proposes a pedestrian-oriented environment by locating high density residential and retail uses in proximity to public transit and the jobs rich environment of Downtown. The project encourages pedestrian activity with wider sidewalks along Grand Street and Olympic Boulevard and an open plaza on Olympic Boulevard adjacent to the retail portion of the project. Pedestrians can utilize a paseo and open courtyard to walk between Grand Avenue and the alley. With new residents most likely to work downtown and to avail themselves of the recreational and cultural opportunities of the area, the need for automobile transportation is greatly reduced, because residents will either walk or use one of the many forms of public transportation available in the area.

For these reasons outlined above the project demonstrates consistency with the Transportation Element of the General Plan.

2. That the project consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, load areas, lighting, landscaping, trash collections, and other such pertinent improvements, which is or will be compatible with existing and future developments on the neighboring properties.

The proposed mixed-use project will be constructed with ground floor retail space and residential uses above. The proposed project will be consistent and compatible with existing and future development on the neighboring properties.

The proposed project consists of an arrangement of buildings and structures, off- street parking, loading areas, lighting, landscaping and trash collection that is or will be compatible with existing and future development on adjacent properties and neighboring properties:

Height of Buildings: 89’-6” feet (No height limit) FAR: approximately 5 to 1 overall Yards: Zero yards, with the exception of sidewalk easements proposed

along Grand Avenue and Olympic Boulevard. Off-street Parking Facilities: Residential Parking will be based on the

Central City Parking Exception area and the commercial parking will be based on the Exception Downtown Business District. As a result, the project will provide a minimum of 252 parking spaces for the residential units and 12 parking spaces for retail uses. The project will provide a total of 313 bicycle parking spaces. This proposed bicycle parking and the attendant reduction of automobile parking spaces is based upon the provisions of Ordinance 182,386 (effective March 13, 2013)

Landscaping: 29,725 square feet of open space, meeting the code- required open space of 29,725 square feet (LAMC Section 12.21 G.)



23 of 25

Loading: Two loading zones, one designated for residential use and the other for commercial use, will be accessed from the alley.

Height, Bulk and Setbacks

The project is proposed to reach a total height of approximately 89’-6” feet in a seven-story structure. This mid-rise style will front on Grand Avenue and Olympic Boulevard, both major commercial corridors. Given that development in the area is a mix of one-, two-story buildings as well as high-rise buildings, the project is compatible with the existing and future development of the adjacent properties. The General Plan Frame work designate the as a “Downtown Center” where development is characterized by FARs up to 13 to 1 and high-rise buildings. However the project site has a “D” limitation which limits the floor area to a maximum of 6 to 1 FAR. Additionally, the [Q] Condition on the residentially zoned portion of the project site further restricts the floor area and permitted uses. The [Q] Condition permits commercial uses provided the floor area for commercial uses does not exceed a 2 to 1 FAR. As a result of the “D” limitation and the [Q] Condition, the project site is unlikely to be developed with the type of high-rise building contemplated by the “Downtown Center” designation.

In addition to the 274 residential units, the project will provide neighborhood-serving ground floor retail uses that will provide a direct interface with the street frontages along Grand Avenue and Olympic Boulevard, creating increased pedestrian activity.

The project also seeks to activate pedestrian activity by creating a mid-block paseo that serves to break down the scale of the block into a more pedestrian friendly scale and will connect Grand Avenue to the alley. The paseo is a pedestrian oriented open space passageway that will pass through the project, connecting in the alley and allowing for easy pedestrian access through the middle section of the proposed project.

Off-street Parking Facilities

The project will have ground level parking, primarily to serve the retail uses, and two- and-a-half levels of subterranean parking for use of the residents. The project will provide a minimum of 252 residential parking spaces, 12 retail parking spaces and 313 bicycle parking spaces.

The Applicant is proposing to provide residential parking based on the Central City Parking Exception area which requires one (1) space for each dwelling unit, except where there are more than six (6) dwelling units of more than three (3) habitable rooms per unit on any lot, the ratio of parking spaces required for all of such units shall be at least one and one-quarter (1¼) parking spaces for each dwelling unit of more than three (3) habitable rooms for residential uses. Based on this requirement, the proposed project would be required to provide a total of 297 residential parking spaces with 181 spaces designated for 181 residential units with three habitable



24 of 25

rooms or less and 116 spaces for 93 residential units with more than three habitable rooms. The residential parking requirement is reduced by the replacement parking provide by 301 long- and short-term bicycle parking spaces. The proposed bicycle parking and the attendant reduction of automobile parking spaces is based on the provisions of Ordinance 182,386. As a result of the reduction of automobile parking spaces, the project requires a total of 252 residential parking spaces and 12 commercial parking spaces.

The total required 297 residential parking spaces would be reduced by 15% (45 spaces) for the replacement bicycle parking, resulting in a required 252 residential parking spaces. The commercial parking ratio for 12,000 square feet of ground floor retail space will be based on the Exception Downtown Business District, according to LAMC Section 12.21 A 4 (i) (3), which permits commercial buildings having a gross floor area of 7,500 square feet or more, at least one parking space for each 1,000 square feet of floor area in said building. The commercial space would require 12 parking spaces, and the Applicant will provide 12 commercial parking spaces. A total of 12 long- and short-term bicycle parking spaces will be provided for the retail uses.

Parking for the project, for retail as well as the residential units, will be accessed with two-way driveways from Grand Avenue and the alley. Twelve of the required 264 total parking spaces will be located on the ground level and are designated for retail use. The residential parking will be provided in two-and-a-half subterranean levels.

Landscaping (Open Space):

LAMC Section 12.21 G requires Open Space for new developments with 6 or more dwelling units; however, the Greater Downtown Housing Incentive Area, LAMC Section 12.22 C.3.(d), permits any percentage of the required open space that may be either private or common open space. Per LAMC Section 12.21 G, there shall be 100 square feet of open space provided each residential unit having less than three habitable rooms; 125 square feet of open space provided for each residential unit containing three habitable rooms; and 175 square feet of open space provided for each residential unit containing more than three habitable rooms. The proposed project requires a total of 29,725 square feet of open space for the proposed 274 units.

Additionally, LAMC Section 12.21 G.2(b)(2)(i) limits the amount of private open space which may be used towards the total amount of open space provided that no more than 50 square feet per dwelling unit above the first habitable room level is attributed to the required usable open space. The Applicant is proposing approximately 10,200 square feet of private open space to be provided within balconies. The Applicant proposes 19,525 square feet of common open space that is to be provided in a plaza, several courtyards, the pool area, three sun decks, lobby and amenities space. The combined private and common open space results in 29,725 square of open space provided in the project. In high-density areas, such as downtown Los Angeles, many residents use their balconies for open space.



25 of 25

Load areas, Lighting and Trash Collections

The proposed project will include a two loading zones, one for residential loading and the other for commercial retail use, each ranging from approximately 560 square feet to 660 square feet and both accessible from the alley. Lighting and trash collection areas are provided consistent with Code requirements. Trash collection facilities will be accessed from the two loading zones.

3. That any residential project provides recreational facilities and service

amenities to improve habitability for the residents and minimize impacts on neighboring properties.

The project includes recreational facilities and service amenities that will improve habitability for the residents and will minimize impacts on neighboring properties. The ground floor amenities will include two courtyards and a plaza as well as a paseo and interior amenity spaces, including a lobby and fitness room. Ground floor open space will total 11,625 square feet, plus an additional 300 square foot plaza on the corner of Olympic Boulevard and Grand Avenue, at the retail entrance. Additional open space includes a podium level swimming pool and sun deck of 4,850 square feet, as well as 2,750 square feet in three sun decks on the 7th floor. The total amount of common open space will be 19,525 square feet, while an additional 10,200 square feet of private open space will be provided in residential unit balconies. The total amount of open space provided will be 29,725 square feet.

The ground floor commercial space utilized by neighborhood-serving retail uses will provide additional amenities for the project residents as well as neighboring properties. The sidewalks surrounding the project site will include street trees that enhance the pedestrian environment, improve the habitability for residents and further minimize impacts on neighboring properties. The project is required to provide 69 trees (one per four units) and will provide 69 trees.

The project also seeks to activate pedestrian activity by creating a mid-block paseo that serves to break down the scale of the block into a more pedestrian friendly scale and will connect Grand Avenue to the alley. The paseo is a pedestrian oriented open space passageway that will pass through the project, allowing for easy pedestrian access through the proposed project.

1000 s. grand

Documents