department of city planning - city of los angeles

DEPARTMENT OF CITY PLANNING

RECOMMENDATION REPORT

City Planning Commission Case No.: CPC-2008-4953-CU-CUB-DA-ZAA-SPP-SPR-PA- MISC

CEQA No.: ENV-2008-4950-EIR

Incidental Cases: VTT 69943, VTT 69943-A1, VTT-71688,

Related Cases: ZA-2002-2400(CU)(ZV)

Council No.: 5 – Paul Koretz

Plan Area: West Los Angeles

Specific Plan: Century City North

Certified NC: Westside

General Plan: Regional Center Commercial

Zone: C2-2-O

Applicant: Next Century Associates LLC

Attn: Michael Rosenfeld Representative: Mark Armbruster,

Armbruster, Goldsmith and Delvac, LLP

Date: August 23, 2012

Time: After 8:30 A.M.

Place: Van Nuys City Hall Council Chambers, Second Floor 14410 Sylvan Street, Room 201, Council Chamber Van Nuys, CA 91401

Public Hearing Completed:

July 18, 2012

Appeal Status: Appealable to City Council

Expiration Date: August 24, 2012

Multiple Approval: Development Agreement, Project Permit, Conditional Use for Alcoholic Beverage, Conditional Use for Hotel Use, Concurrent Processing of Multiple Approvals pursuant to 12.36.

PROJECT LOCATION:

2025 Avenue of the Stars,2030 Century Park West and 1220 W. Constellation Boulevard, Los Angeles, CA 90067

PROPOSED PROJECT:

Redevelopment of the site of the 16-story Hyatt Regency Century Plaza hotel. The project includes the construction of an integrated mixed-use development, providing hotel, residential, commercial and ground-level retail and restaurant uses surrounding an over 1.5-acre publicly accessible plaza (the ―Project‖). The Proposed Project includes as two different project development options (―Option A‖ and ―Option B‖) with an alternative (―Alternative 5‖). Option A would remove the Existing Hotel and construct two 49-story buildings containing 293 residential dwelling units (―DU‖) and a mix of office, hotel, and retail uses. Option A would result in a net increase of 684,409 square feet of floor area on the Project Site. Option B would construct a similar mixed-use development but would rehabilitate and integrate the Existing Hotel into the proposed design. Two approximately 46-story buildings would be constructed behind (west of) the Existing Hotel. The south building would contain residential uses only. The north building would include either (1) a mix of office and residential uses (the ―Option B With Office Scenario‖), or (2) residential units only with no office space (the ―Option B Without Office Scenario‖). The Option B With Office Scenario would result in a net increase of 774,964 square feet of floor area on the Project Site (including 261 DU). The Option B Without Office Scenario would result in a net increase of 778,682 square feet of floor area on the Project Site (including 353 DU). Both Option A and Option B would include an approximately two-acre publicly accessible plaza that would be surrounded by ground-level retail and restaurant uses. An alternative (―Alternative 5‖) is also proposed that would reposition the north and south buildings of Option B toward the center of the plaza behind the renovated Existing Hotel (―Rehabilitated Building‖).

REQUESTED ACTION:

Filed Under CPC-2008-4953-CU-CUB-DA-ZAA-SPP-SPR-PA-MISC

1. Pursuant to Section 21082.1(c)(3) of the California Public Resources Code, Find that the previously Certified Environmental Impact Report (EIR), ENV-2008-4950-EIR,

CPC-2008-4953- CU-CUB-DA-ZAA-SPP-SPR-PA-MISC 2025 Avenue of the Stars

SCH No. 20090610084, for the above-referenced project is adequate for the following actions:

a. Adoption of the Statement of Overriding Considerations setting forth the reason and benefits of adopting the EIR with full knowledge that significant impacts may remain.

b. Adoption of the proposed Mitigation Monitoring Program and Reporting Program and the required Findings for the adoption of the EIR.

2. Pursuant to Section 12.24 W.24 of the Municipal Code, a Conditional Use to permit the use and maintenance of a hotel on a site classified in the C2 (commercial) Zone that is located within 500 feet of properties classified in an R (residential) Zone;

3. Pursuant to Section 12.24 .W.1 of the Municipal Code, a Conditional Use for a Master Alcohol Permit, or various conditional use permits to allow the sale and dispensation of a full line of alcoholic beverages, for on-site consumption within up to five (5) separate facilities and/or as an accessory to the operation of a hotel and apartment hotel and for two (2) off-site sale permits for use in connection with catering and a retail food and beverage shop;

4. Pursuant to Section 65864-65869.5 of the California Government Code and the City implementing procedures, a Development Agreement between Next Century Associates LLC and the City of Los Angeles, to provide reasonable assurances to the Applicant pursuant to its ability to implement the requested Development Approvals, with the provision to the City of certain public benefits;

5. Pursuant to Section Pursuant to Section 12.28.C, a Zoning Administrator’s Adjustments to permit zero-foot setbacks in lieu of 16 feet minimum otherwise required for the west side yards;

6. Pursuant to Section Pursuant to Section 12.28.C, a Zoning Administrator’s Adjustments to permit zero-foot setbacks in lieu of 20 feet minimum otherwise required for the south rear yard;

7. Pursuant to Section 11.5.7C, a Project Permit Compliance for the project following provisions of the Century City North Specific Plan;

8. Pursuant to Section 16.05.B of the Municipal Code, Site Plan Review for a development project that creates or results in an increase of 50 or more dwelling units or guest rooms, or combination thereof; and for a development project that creates or results in an increase of 50,000 square feet of nonresidential floor area.

9. Pursuant to Section 12.24.M, a Plan Approval to relocate the wireless communications facilities permitted pursuant to Case number ZA-2002-2400(CU)(ZA).

10. Pursuant to the Century City North Specific Plan, Section 10, a Miscellaneous Entitlement Approval to request that the City Planning Commission, with the City Engineer, approve a change of the alignment of the on-site location of the Pedestrian Corridor.

11. Pursuant to Section 16.10 a Green Building Program Certification for the proposed project, which is seeking certification for a LEED Silver rating.

RECOMMENDED ACTIONS: 1. Find that the previously Certified Environmental Impact Report is adequate for the following actions

and that it has reviewed and considered the information contained in the Draft and Final Environmental Impact Report, and Errata No. ENV-2008-4950-EIR, SCH No. 20090610084, Adopt the Mitigation Monitoring and Reporting Program: Adopt the related Environmental Findings; and Adopt the Statement of Overriding Considerations setting forth the reasons and benefits of adopting the EIR with full knowledge that significant impacts may occur;

2. Disapprove the project as filed that permitted two development options that included office uses and Approve the development Option B Alternative 5 Without Office project.


3. Approve the requested Conditional Use to permit the establishment of a hotel on a site classified in the C2 (commercial) Zone that is located within 500 feet of properties classified in an R (residential) Zone.

4. Approve the requested Conditional Use Master Alcohol Permit, or various conditional use permits to allow the sale and dispensation of a full line of alcoholic beverages for on-site consumption within up to five (5) separate facilities and/or as an accessory to the operation of a hotel and apartment hotel and for two (2) off-site sale permits for use in connection with catering and a retail food and beverage shop.

5. Approve and Recommend that the City Council, Adopt the Development Agreement pursuant to California Government Code Sections 65864-65869.5, by the Developer and the City of Los Angeles, as amended, subject to the terms of the agreement as attached, including but not limited to, a maximum for a term of 15 years;

6. Approve the requested Adjustment to permit a zero foot setback in lieu of the otherwise required minimum 16 foot setback for the west side yard;

7. Approve the requested Adjustment to permit a zero foot setback in lieu of the otherwise required minimum 20 foot setback for the south rear yard;

8. Approve the requested Project Permit Compliance findings with the Century City North Specific Plan; 9. Approve the requested Site Plan Review findings; 10. Approve the requested Plan Approval findings to relocate wireless Communication facilities, and 11. Approve the requested Miscellaneous Entitlement Approval to change of the alignment of the on-site

Pedestrian Corridor. 12. Disapprove the requested Green Building Program Certification without prejudice due to a change in

LAMC Section 16.10 allowing this certification at the issuance of the Building Permit. 13. Advise the Applicant that, pursuant to California State Public Resources Code Section 21081.6, the City

shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring.

14. Advise the Applicant that pursuant to the State Fish and Game Code Section 711.4, a Fish and Game and/or Certificate of Game Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notices and Determination (NOD) filing.

MICHAEL J. LOGRANDE Director of Planning Daniel M. Scott, Principal City Planner Jon Foreman, Senior City Planner Luciralia Ibarra, Hearing Officer Kevin D. Jones, City Planner Telephone: (213) 978-1378 Telephone: (213) 978-1361 ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several

other items on the agenda. Written communications may be mailed to the Commission Secretariat, 200 North Spring Street, Room 272, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent out the week prior to the Commission’s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to this programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1300.

TABLE OF CONTENTS Project Analysis .................................................................................................................... A-1

Project Summary Background Issues Conclusion Conditions of Approval ........................................................................................................ C-1 Findings ................................................................................................................................. F-1

Conditional Use – Hotel Use within 500 feet of a Residential Zone. Conditional Use – Alcohol Development Agreement Zoning Administrator’s Adjustment for reduced Yards. Project Permit Compliance with the Century City North Specific Plan Site Plan Review Plan Approval to Relocate Wireless Telecommunication Equipment. Miscellaneous Entitlement to relocated portions of the Pedestrian Walkway

California Environmental Quality Act (CEQA) Findings and Statement of Overriding Considerations

Public Hearing and Communications .................................................................................. P-1 Exhibits:

A - Development Plans

A1 Site Plans- Option C - Without Office (EIR Option B, Alternative 5) A2 Proposed Building Height Plan dated December 16, 2011

A3 Proposed Parking -Overall Parking Count A4 Proposed Pedestrian Corridor Plans dated August 5, 2012 A5 Proposed Plaza Water Feature Plan (Void Garden Studies) dated June 21, 2012 A6 Century City North Specific Plan Trip Analysis dated May 2012 B - Maps

B1 Vicinity Map B2 Radius Map B3 ZIMAS Reports C – Mitigation Monitoring and Reporting Program D –Development Agreement E – Environmental Review (Final Environmental Impact Report (ENV-008-4950-EIR,

SCH No. 2009061084, separate Attachment contained in the Environmental Case File and sent to City Planning Commission under a previous cover)

CPC-2008-4953- CU-CUB-DA-ZAA-SPP-SPR-PA-MISC A-1 2025 Avenue of the Stars

PROJECT ANALYSIS

PROJECT SUMMARY A. Project Request This report contains discussions, recommendations, findings, and conditions for the redevelopment of the site of the 16-story Hyatt Regency Century Plaza hotel located at 2025 Avenue of the Stars,2030 Century Park West and 1220 W. Constellation Boulevard within the boundaries of the Century City North Specific Plan. The project will consist of the rehabilitation and conversion of the existing hotel into a mixed-use project containing 63 residential condominiums in the top five floors, and 394 hotel rooms in nine floors below the residential use. In the first two floors, the renovated hotel will include 26,250 square feet of meeting and ballroom space, 1,900 square feet of hotel retail space, a 14,000 square-foot spa and fitness center, and 9,100 square feet of hotel restaurant space. The project includes the construction of a north and south tower, each 46 stories in height and proposed to include residential uses (depending on market conditions). The north and south towers are positioned west of the renovated hotel and oriented toward the center of the plaza behind the hotel to provide an increased buffer to the adjacent residential uses to the south. The north tower is proposed to include 145 residential units, with the south tower to include 145 residential condominium units and 10 accessory housekeeping rooms to be sold jointly with a condominium unit. The project will also include approximately 93,840 square feet of pedestrian accessible retail, restaurant, and café space. A total of 2,080 parking spaces will be provided in addition to another 400 parking spaces that would be provided at an off-site structure located 100 feet away from the project site in a multi-level parking structure on Solar Way to the west, where the applicant has an existing easement. A total floor area of the Project would be 1,490,966 square feet, resulting in a total net increase of 778,682 square feet of floor area, including an increase 935,166 square feet of residential space, a decrease of 250,324 square feet of hotel, meeting room, ballroom and other hotel amenity spaces, and a net increase of 93,840 square feet of non-hotel retail and restaurant use. At the ground level, the project would include retail uses within two single-story buildings along the Constellation Boulevard frontage in front of the hotel, and at the base of both of the new north and south towers. There would be a publically accessible 2-acre plaza that would connect the rear of the hotel with the two towers. In total, the project will provide approximately 3.86 acres of common and private open space. In addition to the 2 acres of publicly accessible plaza, additional features include 1.13 acres of landscaped roof terrace areas, and a 0.32 acre indoor recreation area. The private open space is characterized by 0.48 acres of private balconies attached to the individual units.

The proposed Project will require the following entitlements: 1. Conditional Use (LAMC Section 12.24-W,24(a)): The Applicant has requested a

Conditional Use approval to allow the continued use and operation of a hotel within 500 feet of a residentially zoned property. The subject property is within 500 feet of the Century Woods community, a medium density multi-family development located in the R4-2-O Zone. The proposed hotel will result in a continued hotel use, but with a reduced number of hotel rooms, from 728 to 394 guest rooms.

2. Conditional Use – Master Alcohol Permit (LAMC Section 12.24-W,1): The Applicant is

requesting a Master Conditional Use to permit the sale and dispensing of alcoholic


beverages, including beer and wine, for on-site consumption in conjunction with up to five separate facilities and/or as an incidental business or accessory to the operation of the hotel, and for permission to sell alcoholic beverages for off-site consumption in connection with catering and a retail and food beverage shop. The Master CUB would replace the four existing permits associated with the ongoing operation of the Century Plaza hotel. The existing hotel is considered a single establishment for purposes of this request and would include various types of on-site alcohol sales, such as room service, catering, a hotel bar, meeting rooms, ballrooms, pool bar/lounge, in-room mini-bars, and room service. Up to three restaurant uses with cocktail lounges are proposed for the retail areas of the project adjacent to the publicly accessible plaza and in the retail area adjacent to Avenue of the Starts.

3. Development Agreement (Government Code Sections 65867.5): The Applicant requests

approval by the City of Los Angeles to enter into a Development Agreement with a proposed duration 15 years to provide for the orderly development of the project and to convey public benefits in exchange for vesting the Project to regulations and requirements in place at the time of filing. The agreement provides for an extended period of time to allow the developer flexibility in the development of the Project by providing extended utilization of entitlements than would normally be granted with additional public benefits as itemized in Exhibit F1.

4. Zoning Administrator’s Adjustment (LAMC Section 12.28-C,4): The Applicant is

requesting Zoning Administrator’s Adjustments for reduced rear yard setback along the southern boundary and a reduced side yard along the western boundary of the subject property based on the R4 residential standards that would apply under the subject property’s C2 Zoning within the Century City North Specific Plan area. The adjustments include a zero-foot side yard and zero-foot rear yard in lieu of the 16-foot side yard setback and a 20-foot rear yard setback for the 46-story towers.

5. Project Permit Compliance (LAMC Section 11.5.7-C,2(a-b)): The Project requires

Project Permit Compliance approval for consistency with the Century City North Specific Plan (CCNSP).

6. Miscellaneous Entitlement (CCNSP Section 10.B.9): The applicant seeks to modify the CCNSP pursuant to Section 10.B.9 of said plan to relocate the existing on-site Pedestrian Walkways from the current indirect path (required due to the location of the sunken plaza and the existing vehicular access to the hotel), to a more direct path from Avenue of the Stars, across a redesigned and infilled sunken plaza, through a ―breezeway‖ or open lobby existing through the renovated hotel and to an open air plaza on the west and to Constellation Boulevard.

7. Green Building Program Certification (LAMC Section 16.10): The applicant seeks approval of the proposed Green Building Program proposed for the project, which is seeking certification for a LEED Silver rating.

8. Plan Approval (LAMC Section 12.24-M): The Applicant seeks a Plan Approval to relocate the wireless communications facilities originally permitted under Case number ZA-2002-2400(CU)(ZA).

9. Site Plan Review (LAMC Section 16.05-B): The Applicant seeks Site Plan Review for a development that results in a net increase of 50 or more residential units and/or an increase of 50,000 square feet or more of non-residential floor area. As proposed, the project will result in a net increase of 290 residential units and a net increase of 93,840 square feet of non-hotel retail and restaurant use.


10. Environmental Impact Report: The City of Los Angeles released the Final Environmental Impact Report (FEIR) ENV-2008-4950-EIR, on May 17, 2012, detailing the relevant environmental impacts as a result of the Project. The EIR found the following impacts could be mitigated to a level of insignificance: Air Quality (Construction – Estimated Mass Daily Emissions: CO, SOx, PM10 and PM2.5 and Localized CO emissions), Cultural Resources (Archaeological and Paleontological), Public Services (Fire), Public Services (Schools), Public Services (Parks and Recreation), Geology and Soils, and Hazards and Hazardous Materials. The EIR further identified the following areas where impacts could not be mitigated to a level of insignificance: Aesthetics (Shade/Shadow - Winter Solstice); Air Quality (Regional construction related emissions for NOx and VOC – project specific and cumulative); Air Quality (Localized Construction-related Emissions for PM10 – 24hour and annual), Air Quality (PM2.5 – 24-hour, and NO2 (1-hour NO2 NAAQS – project specific and cumulative); Noise – Construction related noise and vibration (project specific and cumulative), Population and Housing (Cumulative Only), Public Services (Library – Project Specific and Cumulative), Transportation (Construction Traffic – Project Specific and Cumulative). The City recognizes that significant and unavoidable impacts would result from implementation of the Project and therefore, includes a Statement of Overriding Considerations finding that the benefits outweigh and override the significant unavoidable impacts. The Environmental Impact Report was Certified by the Deputy Advisory Agency of the City of Los Angeles on August 1, 2012.

Other Entitlements:

Vesting Tentative Tract – Case VTT-71688 was approved by the Advisory Agency on August 1, 2012, in accordance with provisions of LAMC Section 17.03. The tract is composed of one master lot (Lot 1) and 59 airspace lots, including: Lots 2 and 59 for Plaza purposes; Lot 3 for Hotel/Condominium Lobby; Lots 4-5 for Hotel Amenity uses; Lots 6-7 and Lot 57 for Condominium Amenity uses; Lots 8-11 and Lot 35 for Hotel use; Lots 12-13 and Lots 24-27 for Condominium purposes; Lots 14-15 for Roof Terraces; Lots 16-17, Lots 29-34, and Lot 60 for Retail use; Lots 18-23 for Condominium use.

B. Project Site Analysis The property is approximately 5.74-acres located at the southwest corner of the Avenue of the Starts and Constellation Boulevard. The property is zoned C2-2-O with a Regional Commercial land use designation in the West Los Angeles Community Plan and is subject to both the Century City North (CCNSP) and West Los Angeles Transportation and Improvement (West LA TIMP) Specific Plan areas. The land use designation for the site is Regional Center Commercial pursuant to the City’s General Plan Framework and Community Plan. The C2 designation indicates that the Project Site is designated for commercial and residential uses with a residential density of one dwelling unit per 400 square feet of lot area or 200 feet of lot area per hotel guest room. The ―-2‖ indicates that the project is subject to Height District 2, which permits a maximum floor area ratio of 6:1. The project lot size of approximately 250,000 square feet would allow the construction of up to 624 dwelling units or up to 1248 guest rooms on the subject site. The proposed development of 353 dwelling units, 10 housekeeping units, and 394 hotel rooms is within the allowable density. The Project Site is currently developed with a 16-story hotel constructed in 1966, and designed by renowned architect Minoru Yamasaki. The existing hotel contains 728 hotel guest rooms, as well as associated spa/health club, restaurants, meeting and ballroom space, and a lounge. A below-grade meeting/conference center and plaza area is located on the east side of the hotel, with primary access to the conference center located below street level and directly in front of the hotel along Avenue of the Stars. Primary vehicular access is provided by a one-way circular driveway with ingress and address along Constellation Boulevard and MGM Drive. Parking for


the existing hotel is provided within a two-story subterranean parking garage immediately beneath the hotel and adjacent to the Century Park Garage. Under Vesting Tentative Tract 71688, which was approved on August 1, 2012, the Advisory Agency approved the merger and re-subdivision of the subject property to create one master lot (Lot 1) and 59 airspace lots, including: Lots 2 and 59 for Plaza purposes; Lot 3 for Hotel/Condominium Lobby; Lots 4-5 for Hotel Amenity uses; Lots 6-7 and Lot 57 for Condominium Amenity uses; Lots 8-11 and Lot 35 for Hotel use; Lots 12-13 and Lots 24-27 for Condominium purposes; Lots 14-15 for Roof Terraces; Lots 16-17, Lots 29-34, and Lot 60 for Retail use; Lots 18-23 for Condominium; Lots 36, 39-40, 44, 48, 51, 54, and 58 for Hotel/Retail Parking, and; Lots 37-38, 41-43, 45-47, 49-50, 52-53, 55-56 for Residential Parking. The tract map allowed for the rehabilitation and conversion of the existing hotel into a mixed-use project containing 63 residential condominiums, 394 hotel rooms, 26,250 square feet of meeting and ballroom space, 1,900 square feet of hotel retail space, a 14,000 square-foot spa and fitness center, and 9,100 square feet of hotel restaurant space. The project includes the construction of a north and south tower, each 46 stories in height and each with 145 residential units. The south tower will also include 10 accessory housekeeping rooms to be sold jointly with a condominium unit. The project will also include approximately 93,840 square feet of pedestrian accessible retail, restaurant, and café space. The project requires a total of 2,480 parking spaces based on the residential, retail and hotel uses. The project was approved with a total of 2,080 parking spaces on the site and an additional 400 parking spaces would be provided at an off-site structure located 100 feet away from the project site. C. Surrounding Area Analysis Adjacent improvements surrounding the project site are characterized by high-rise buildings consisting of office, retail, and existing and future multi-family residential land uses. The CAA Building at 2000 Avenue of the Stars easterly is a 12-story commercial building with restaurant, retail, and office uses. The twin 44-story Century Plaza Towers are located just beyond this development to the east along Century Park East. Across Constellation Boulevard to the northerly of the project site is the 39-story AIG SunAmerica office building. The Westfield Century City Mall, a large shopping mall with movie theaters, is located adjacent to the AIG SunAmerica building across Constellation Boulevard, west of the project site. The Westfield Century City Mall has been approved for a remodel that also includes a 39-story residential building with 262 condominium units, with a network of new ground level walking paths, retail stores, sidewalks restaurants, and open space areas. A large vacant lot located northeast of the project at Constellation Boulevard and Avenue of the Stars has been approved (Constellation Park Project) for the construction of two 47-story buildings and one 12-story building housing a total of 483 multi-family residential units, approximately 1.7 acres of open space, and a landscaped plaza. The Century, a recently completed 40-story high-rise condominium development, is located immediately southeast of the project site. Also, the 34-story Constellation Place Tower building is located to the southwest across Solar Way, and a multi-level parking structure to the southwest. The Century Woods, a development of two- to five story, multi-family condominium residences, is located to the south of the project site. Other high-rise commercial and office structures in the vicinity of the project include the 35-story Fox Plaza building and the 18-story InterContinental Hotel located further south along Avenue of the Stars towards Olympic Boulevard. Metro’s Westside Subway Extension proposed for the existing Wilshire/Western Purple Line approved a transit stop at the intersection of Avenue of the Stars and Constellation Boulevard. Construction of the extension is anticipated to begin in 2013.


Streets and Circulation Constellation Boulevard is a Secondary Highway dedicated to a variable 88- to 90-foot width at the project site’s northern street frontage. Century Park West is Secondary Highway dedicated to a 93-foot width at the project’s western street frontage. Avenue of the Stars is a Scenic Major Highway, Class II dedicated to a 125-foot width at the project’s eastern street frontage. Related Cases - Subject Property: VTT No. 71688 - Vesting Tentative Tract for a maximum of 63 residential condominiums, 394 hotel rooms, 26,250 square feet of meeting and ballroom space, 1,900 square feet of hotel retail space, a 14,000 square-foot spa and fitness center, and 9,100 square feet of hotel restaurant space within the existing hotel, and the construction of two 46-story towers with a total of 290 residential condominium units and 10 accessory housekeeping units, as well as 93,840 square feet of pedestrian accessible retail, restaurant, and café space. The project was approved with a total of 2,080 parking spaces and an additional 400 parking spaces would be provided at an off-site structure located 100 feet away from the project site. This tract was approved on August 1, 2012. D. Detailed Project Analysis Original Project The applicant originally filed VTT-71310 and VTT-70960 in 2010 as proposals for the subject property. However, due to community opposition to the proposed demolition of the existing hotel, the site position of the proposed towers, and the increased traffic counts with related impacts, the applicant revised the project (VTT-71688) to maintain the historic hotel as well as re-positioning the towers to provide an additional buffer between the high rise towers and the existing adjacent residences. VTT-71310 proposed the rehabilitation and conversion of the existing 16-story, 726-unit hotel (Hyatt Regency Century Plaza Hotel) into a mixed-use project containing 63 residential condominiums, 394 hotel rooms, 26,250 square feet of meeting and ballroom space, 1,900 square feet of hotel retail space, 14,000 square feet of spa and fitness center space, and 9,100 square feet of hotel restaurant space. The development also includes the construction of a north and south tower, each 46 stories in height and proposes to include a combination of residential and office space, or exclusively residential uses (depending on market conditions). The north tower will include either: (1) 114 residential units with 101,500 square feet of office space or (2) 162 residential units. The south tower will consist of either: (1) 84 residential units if the north tower includes office use, or (2) 128 residential units with no office use in the north tower. A total of 2,453 parking spaces will be provided if the north tower includes office use or 2,480 parking spaces with no office use in the north tower. Project was initially proposed in October 2007, as described in the Applicant’s Notice of Preparation, included approximately 500,000 square feet of residential in 360 units and 1.3 million square feet of non-residential, including a 300 room hotel.


VTT-70960 proposed the demolition of the existing hotel and the construction of 130 condominium units with 340 residential parking spaces in one 50-story residential tower, and 163 condominium units, 240 hotel rooms, 26,250 square-feet of ballroom/conference floor area, 4,800 square feet of hotel retail floor area, 14,800 square feet of hotel spa floor area, 8,400 square feet of hotel restaurant floor area, 100,000 square feet of office floor area, 91,000 square feet or retail floor area, and 15,000 square feet of restaurant floor area in a 50-story mixed-use tower with a total of 2,080 on- and off-site parking spaces. Transit Access Within the Development Agreement is a proposal to integrate the proposed new Century City Subway Station within the overall project design as part of the Los Angeles County Metropolitan Transportation Authority (―Metro‖) nine mile extension of the Metro Purple Line from the Wilshire/Western station to the Westwood/VA Hospital. In addition, the Project site is served by several transit lines within walking distance of the project site, including Metro Rapid Lines 704 and 728, Metro Local 4, and 28, as well as Santa Monica’s Big Blue Bus Line 5. Vehicular Access and Parking Regional access is available from both the I-405 and I-10, which are located approximately 2 miles from the project site. Major thoroughfares, which serve the project site, include Olympic Boulevard, Santa Monica Boulevard and Avenue of the Stars. Parking to serve the project would be provided through on-site subterranean parking and off-site parking at the existing multi-level parking structure immediately southwest of the property, across MGM Drive. The project would maintain the existing subterranean parking under the existing hotel, with an additional level of parking to be provided by infilling the existing sunken plaza and reconfiguring the circulation ramps at both the north and south ends of the existing garage. Parking beneath the new north and south towers would be provided within two above-grad e parking levels and five subterranean parking levels. Parking will also be provided on the north and south sides of the rehabilitated hotel in order to connect the east with the west garage sections. The on-site subterranean garage would be access via Constellation Boulevard and Avenue of the Stars with a private vehicular drop-off area for the three residential areas. The driveway that currently fronts the existing hotel would serve as the residential and hotel drop-off area for the rehabilitated hotel and will continue to be accessed from two points along Avenue of the Stars. Access to the north and south towers would be made available through the extension of the existing driveway at the north and south ends to form two private driveways that wrap around either side of the rehabilitated hotel and would terminate at each building entry with circular drop-off areas. The circular drop-off area of the south tower would also serve as the connection to Century Drive, a private road south of the subject property, by relocating an existing connection at the southeast corner of the property, re-activating the existing access point which is currently closed off (originally used as a ballroom drop-off). The existing access point at the corner of MGM Drive and Constellation Boulevard would be relocated away from the corner, providing access for retail/office/residential vehicular ingress and egress off Constellation Boulevard. Overall, the number of vehicular access points to the subject property would remain the same under the existing conditions. Sustainability/Green Building Features The Applicant has indicated the majority of the Project will meet Leadership in Energy and Environmental Design (LEED) Silver level standards, and has been conditioned herein as proposed in the public benefit packet of the Development Agreement.


Development Agreement and Public Benefits Package: The Applicant has submitted a request for a 15-year development agreement, included as Exhibit ―F2.‖ Staff recommends staff recommends a approval of the 15 year term, with the following public benefits as offered by the Applicant: (i) commit $25,000 each year for a period of five years to fund marketing and promotional efforts for the Century City Transportation Management Organization, (ii) deposit $125,000 in a private escrow account (to be overseen and managed by the 5th Los Angeles City Council District) for the purpose of funding a traffic study that: (1) analyzes vehicular movements within the general Century City community and the vicinity of the site and (2) identifies potential feasible traffic calming measures, and (iii) dedicate a portion of the ―Art in Public Places‖ fee assessed as part of the Project to support sculptures along the Avenue of the Stars median. The Applicant will collaborate with the Century City Chamber of Commerce and Council District 5 on the selection and placement of the sculptures at this location. Walkability Checklist/Relocation of Pedestrian Corridor Discussion: The City of Los Angeles Walkability Checklist for Site Plan Review (―Walkability Checklist‖) was created by the City’s Urban Design Studio of the Department of City Planning. The Walkability Checklist consists of a list of design principles intended to improve the pedestrian environment, protect neighborhood character, and promote high quality urban form and is to be used by decision-makers and/or hearing officers to assess the pedestrian orientation of a project when making the required findings for approval of a project. The design elements are consistent with the General Plan and applicable Urban Design Chapters of Community Plans. Guidelines address such topics as building orientation, building frontage, landscaping, off-street parking and driveways, building signage, and lighting within the private realm; and sidewalks, street crossings, on-street parking, and utilities in the public realm. The majority of the Project is consistent with the Walkability principles. In addition, the applicant proposes to relocate the Pedestrian Walkways, pursuant to Section 10.B.9 of the CCNSP. Under the CCNSP, Pedestrian Walkways and Pedestrian Corridors are required to be constructed in the approximate locations designated in the CCNSP. The relocation of the on-site Pedestrian Walkways would re-route the current indirect path to accommodate the existing sunken plaza and vehicular access way at the hotel, and result in a more direct path from Avenue of the Stars, across and through an open lobby extending from the rehabilitated hotel to the open air plaza on the west and then onto Constellation Boulevard. The walkways include access via a proposed elevator, escalator, and the continued use existing stairwells which serve the existing hotel. The open air plaza is a publicly accessible plaza which has been designed to be accessed pedestrians directly from both Avenue of the Stars and Constellation Boulevard. (Revised pedestrian walkway Exhibit A-4.) Project Alternatives The Draft EIR examined six alternatives to the project in detail, which include: No Project/No Build Alternative; No Project/Development in Accordance with Existing Plans Alternative; Reduced Project Alternative; Modified Project (Office to Residential Conversion) Alternative; Reduced Project – Buildout of Phase 1 Alternative; and Alternative Site Plans Alternative. A general description of these Alternatives is provided below. Please refer to Section V, Alternatives, of the Draft EIR for a more detailed description of these alternatives and a comparative analysis of the impacts of these alternatives with those of the project. Alternative 1: No Project/No Build Alternative


Alternative 1 assumes that the Proposed Project would not be developed and that existing land uses within the Project Site would remain unchanged (i.e., no new development and no changes to the Existing Hotel except for normal ongoing maintenance and updates). Thus, Alternative 1 would produce no change to the existing physical condition and use of the Project Site. The Existing Hotel would continue to occupy the Project Site and would remain operational. As discussed in Section II (Environmental Setting) of this Draft EIR, the 16-story Existing Hotel contains a total of 726 hotel rooms, as well as a spa/health club, restaurants, conference rooms, a ballroom, and a lounge. Alternative 2: Alternative Land Use Alternative (Office Building) Alternative 2 – Alternative Land Use Alternative (Office Building) as indicated in Section IV.I (Land Use Planning) of the Draft EIR, the Project Site is designated Regional Commercial in the West Los Angeles Community Plan and the site is located within the core area of the Century City North Specific Plan (―CCNSP‖) area. The Project site is zoned C2-2-O. Based on these designations and zoning, allowable uses include commercial (retail, office, hotel) and residential uses. The CCNSP limits the intensity of development based upon the number of Cumulative Automobile Trip Generation Potential (―CATGP‖) Trips allocated to designated undeveloped or underdeveloped lots. Century City is known as an upscale business center that provides office space for a large number of law firms and other executive professions, particularly those associated with the film, television, and music industries. A number of high-rise office buildings are located in the core area of the CCNSP area, including the 39-story AIG SunAmerica Building, the 34-story Constellation Place Building, the 28-story 1900 Avenue of the Stars building, the two 44-story Century Plaza Towers, and the two 23-story Watt Plaza Towers. As such, the development of a high-rise office building similar to other such buildings in Century City could reasonably be expected to occur on the Project Site if the Proposed Project is not approved. Accordingly, Alternative 2 assumes that the Existing Hotel would be removed and that the Project Site would be developed with a modern high-rise office building. Alternative 2 would include a 31-story high-rise office building comprised of 773,857 square feet of floor area. The amount of office floor area selected for analysis is based on the number of Replacement Trips generated by the Project Site in accordance with the CCNSP (i.e., 10,833.999 CCNSP Trips). Based on a rate of 14 daily trips per 1,000 square feet of commercial office uses, approximately 773,857 square feet of commercial uses would be permitted by the CCNSP.1 In order to meet the needs of the types of tenants that are attracted to office spaces in Century City, Alternative 2 would construct a single high-rise building with a floor plate of approximately 25,000 square feet, typical for office building designs as evidenced by the pattern of existing development in Century City and beyond. Like the Proposed Project under both Option A and Option B, a publicly accessible plaza enhanced with extensive greenery, multiple water features, and high-quality hardscape materials would occupy the remainder of the Project Site, providing approximately 5.16 acres of on-site open space (the balance of the area on the Project Site). However, the plaza would not be accompanied with ground-level retail, restaurant, or outdoor café spaces. Additionally, open space areas on the Project Site would not be publicly accessible beyond the hours and days of a typical office environment, as compared to the hours associated with the Project’s mix of uses. Alternative 2 would be required to provide approximately 1,548 parking spaces in accordance with City code, which requires 2 automobile parking spaces for each 1,000 square feet of office floor area. Like the Proposed Project, parking would be provided through a combination of on-site parking and off-site parking at the existing multi-level parking structure immediately southwest of the Project Site, across MGM Drive. In accordance with an existing secured agreement, 400 spaces would continue to be provided in the off-site parking garage, resulting in the provision of 1,148 spaces on-site. In addition to the demolition of the Existing Hotel building,


Alternative 2 would also demolish a portion of the existing two-level parking garage below where the new office building footprint and foundations would be located. Two new parking levels would be built in place of the demolished portion, between the existing subterranean parking at both the eastern portion and western portion of the Project Site. Thus, the parking levels under Alternative 2 would not extend below the level of the existing subterranean foundation. It is estimated that the subterranean levels could accommodate approximately 80 percent of the required on-site parking. To provide the balance of the required parking, additional parking levels at or above grade would also be constructed on the eastern and western portions of the site such that the podium level would be at the same elevation from Avenue of the Stars to MGM Drive. The existing driveways on Constellation Boulevard would be used to access parking. Alternative 3: Reduced Project Alternative – No Hotel or Office Alternative 3 is a Reduced Density Project Alternative that would be developed on the same site as the Proposed Project, but with approximately 25 percent fewer residential units, hotel rooms, as well as retail, restaurant, and office uses. Alternative 3 is primarily considered for its potential to reduce Project impacts related to peak hour traffic generation, but would also have the potential to reduce impacts related to criteria pollutants during construction, construction-related noise and vibration, cumulative population and housing generation, and shading/shadows. Because the Option B With Office Scenario would generate the greatest traffic impacts, the reduction in on-site uses was taken from the Option B With Office Scenario project description. With regard to the Rehabilitated Building, the 25 percent reduction in residential units and hotel rooms translates to a reduction of 16 residential units and 99 hotel rooms. As the size of the Existing Hotel structure would not be changed under Alternative 3, the reduction in the number of hotel rooms results in two additional floors that would be available for residential use. A total of 24 residential units would occupy these two floors. As a result, there would be a net increase of eight residential units within the Rehabilitated Building. This would in turn reduce the total number of residential units in the north and south buildings in order to achieve an overall 25 percent reduction in residential units across the entire Project Site. As such, the proposed land uses under Alternative 3, as shown in Table VI-2 on page VI-10, would be housed within the Rehabilitated Building and two 40-story buildings located in the same locations as the north and south buildings of Option B, although the building footprints would be smaller under Alternative 3 due to the further reduction in unit count in the north and south buildings as discussed above. Other than the slightly reduced height and building footprint, the design of the north and south buildings would be the same as Option B. The reduction in density would result in a total of 195 residential dwelling units and seven housekeeping units. Because the building footprints of the north and south buildings would be somewhat smaller, Alternative 3 would be expected to provide additional open space when compared with the Option B With Office Scenario. At least 2,105 parking spaces, in compliance with LAMC requirements, would be provided for Alternative 3. Like the Proposed Project, parking would be provided through a combination of on-site subterranean parking and off-site parking at the existing multi-level parking structure immediately southwest of the Project Site, across MGM Drive. In accordance with an existing secured agreement, 400 spaces would continue to be provided in the off-site parking garage, resulting in the provision of 1,705 spaces on-site, or 348 fewer on-site spaces than the Option B With Office Scenario. Similar to Option B, Alternative 3 would retain the eastern portion of the existing subterranean parking garage (under the sunken plaza), and demolish the western portion of the existing garage and construct a new garage in its place. It estimated that the depth of the western parking garage under Alternative 3 would be reduced by approximately 2 levels less as compared to the Option B With Office Scenario, resulting in a 2.5-level garage west of the Rehabilitated Building. The pedestrian and vehicular access plans of Alternative 3 would generally be the same as Option B. WORKING DRAFT - Not for Public Review


Alternative 4 – Modified Design Alternative As discussed in Section IV.B.2 (Aesthetics – Light, Glare, and Shading) of this Draft EIR, both Option A and Option B would result in potentially significant Project and cumulative shading impacts during the winter solstice on the Constellation Park Project, a high-rise condominium development approved for the northeast corner of Avenue of the Stars and Constellation Boulevard. Alternative 4 is a Modified Design Alternative that would be developed on the same site as the Proposed Project, but with the configuration of the new construction modified to avoid a significant shading impact during the winter solstice on the Constellation Park Project. It would be possible to reconfigure the design under Option A to avoid this impact given the full site to work with the removal of the Existing Hotel. However, in recognition of the importance of the Proposed Project’s basic objective to retain rehabilitate the Existing Hotel, and that Option B is the Applicant’s preferred project, Alternative 4 focuses on the requisite design modification of the new construction components of Option B to eliminate the significant shading impact on the Constellation Park Project. The design of Alternative 4 is intended to avoid the identified significant shading impact to the Constellation Park Project under Option B while accommodating a commensurate amount of floor area and continuing to provide two high-rise structures behind the Rehabilitated Building. The mix of uses and amount of floor area for the Modified Design Alternative would approximate the same amount of floor area for each land use as the Option B Without Office Scenario. Improvements within the Rehabilitated Building would be the same as under Option B. The parking supply and design under the Modified Design Alternative would also be the same as the Option B Without Office Scenario. Similar to Option B, the Modified Design Alternative would also have two buildings behind the Existing Hotel. The north building would be longer in width following the sweeping curve of the Existing Hotel and would be positioned west of the Existing Hotel and within the northern two thirds of the Project Site (from the center of the site extending approximately 320 feet to the north). The south building would also be similar in shape to the north building but much shorter in width and would be positioned similar to Option B, but asymmetrically with the north building and closer to the Existing Hotel. The north and south buildings would be approximately 40 feet apart. The footprint of the north building would be approximately 19,655 square feet, which is somewhat wider than the Option B footprint of approximately 11,577 square feet, while the approximately 8,324 square-foot footprint of the south building would be comparable to Option B’s south building footprint of approximately 8,350 square feet. In order to avoid shading impacts, the north building would step down in height from south to north in three tiers. The southern half of the north building would be the tallest tier and would match Option B’s building height of 46 stories. The building would then step down in height from 46 stories in the northern half of the building down to 27 stories then down to 16 stories (along Constellation Boulevard). The south building would be reduced in height from 46 stories to 38 stories. The expansion of the building footprints above would require the extension of the podium deck and retail into the plaza area which would result in less open space west of the Existing Hotel. The retail space would also be less efficient because of the structural components of the buildings above that would carry down through the retail floor area. Therefore, in order to maintain the same amount of retail program area, the retail and restaurant space in the infilled sunken plaza in front of the Rehabilitated Building would need to be increased to approximately double in size to accommodate a portion of the displaced retail program area. The additional retail program area in front of the Rehabilitated Building would be accommodated by expanding the widths of the proposed single-story structures, or constructing additional single-story structures to the north and south rather than increasing the height of the structures.


As noted above, due to the expansion of the north and south building footprints and the extension of the podium and retail floor areas into the plaza and closer to the Rehabilitated Building, the Modified Design Alternative would result in a reduction in on-site open space as compared to Option B. Specifically, it is estimated that Alternative 4 would result in a reduction of approximately 0.47 acres of open space as compared to the Option B Without Office Scenario, based on the amount of additional space that would be occupied by the north and south buildings.2 As the Option B Without Office Scenario would provide approximately 3.38 acres of common open space, this would amount to a total of approximately 2.91 acres of open space. Alternative 5 – Community Input Alternative Alternative 5 presents a Community Input Alternative in which the north and south buildings of Option B are repositioned towards the center of the plaza behind the Rehabilitated Building. This Alternative was selected for analysis based on comments received from community stakeholders during outreach efforts conducted for the Proposed Project. The primary intent of Alternative 5 is to provide an increased buffer between the south building of Option B and the Century Woods condominium development to the southwest of the Project Site, while still respecting the overall setting of the Existing Hotel. To this end, Alternative 5 would move the south building to the north to maximize the separation distance between the northern property line of Century Woods and the closest point on the south building, approximately doubling this distance as compared to Option B. To maintain a symmetrical alignment with the breezeway of the Rehabilitated Building, the north building would also be moved south towards the center of the Project Site so that both high-rise buildings are equidistant from the site’s east-west axis. Additionally, the separation distance between the two buildings would be substantially similar to the distance between the two Century Plaza Towers (approximately 60 feet). As a result, the north and south buildings would also be on axis with the Century Plaza Towers to the east of Avenue of the Stars. Alternative 5 would retain and rehabilitate the Existing Hotel in the same fashion as Option B. To maintain the same degree of development flexibility that would allow Option B to respond to changing community needs and market conditions, Alternative 5 would allow for the same two Development Scenarios that are analyzed for Option B in this Draft EIR (i.e., the With Office Scenario and the Without Office Scenario). Thus, both versions of Alternative 5 are analyzed in this Alternatives analysis to compare their impacts to the Proposed Project. Where a distinction between the two Development Scenarios is required, the version of Alternative 5 that corresponds with the Option B With Office Scenario is referred to as Alternative 5A, and the version that corresponds with the Option B Without Office Scenario is referred to as Alternative 5B. As with Option B, the primary and fundamental difference between Alternative 5A and Alternative 5B is the mix of land uses provided in the north and south buildings. As with Option B, the north and south buildings under Alternative 5 (both Scenarios) would be 46 stories tall and would reach a maximum height of 848 feet above msl (the existing grade elevation on-site ranges from 260 to 318 feet msl). The footprints for each of the north and south buildings would be approximately 10,400 square feet, which would be comparable in size to the footprints of Option B’s north and south buildings. Alternative 5 would provide the same amount of ground floor retail and restaurant space as Option B, including the types and amount of development in front of the Rehabilitated Building along the Avenue of the Stars frontage. Ground floor retail and restaurant uses would be distributed throughout a network of pedestrian friendly, landscaped plazas in the same general fashion as Option B. However, the amount of plaza open space would be slightly reduced as compared to Option B due to the relocation of the north and south buildings. As with the Proposed Project, parking would be provided through a combination of on-site subterranean parking and off-site parking at the existing multi-level parking structure


immediately southwest of the Project Site, across MGM Drive. In accordance with an existing secured agreement, 400 spaces would continue to be provided in the offsite parking garage, with the remaining spaces provided on-site per LAMC requirements. As with Option B, the existing two-level subterranean parking garage adjacent to and east of the Rehabilitated Building would remain with the existing parking stalls reused as is, while the parking garage west of the Rehabilitated Building and beneath the new north and south buildings would be extended to approximately five levels (approximately three levels below the existing foundation). The extent of earthwork would be the same as Option B. The vehicular access plan of Alternative 5 would be similar to Option B. Like under Option B, the driveway that currently fronts the Existing Hotel would serve as a residential and hotel drop-off area for the Rehabilitated Building and would be extended at the north and south ends to form two private estate drives that would wrap around either side of the Rehabilitated Building and terminate at the north and south building entries with circular drop-off areas. As compared to Option B, the circular drop-off areas would be extended towards the center of the Project Site in order to reach the north and south buildings. The circular drop-off area of the south building would also provide a connection to Century Drive in the same fashion as Option B. Overall, the number and locations of vehicular access points to the Project Site would be the same as Option B. Pedestrian access under Alternative 5 would also be similar to Option B. Specifically, primary pedestrian access to the plaza behind the Rehabilitated Building would be provided from Avenue of the Stars through the Rehabilitated Building’s new breezeway and from the Westfield Century City Mall via an entry plaza on Constellation Boulevard near the north building. Alternative 5 would also provide a new pedestrian bridge to connect the plaza of the Project Site with the previously discussed offsite parking garage to the southwest. Pedestrian access would also continue to be provided from this garage along Century Drive at the Project Site’s southern boundary. Under Alternative 5, a portion of the south building and associated garden podium would extend over the Project Site’s existing property line onto land currently owned by the adjacent property owner, JMB. The Applicant has an exclusive use easement over this area, which is currently used to access the Existing Hotel’s loading dock. As the City’s Building Code does not allow buildings to cross the property line between two parcels under separate ownership, the Applicant would need the approval of JMB to record a tract map to adjust the lot line between the two parcels. Upon recordation of the final map, the south building deck would be located entirely within property owned by the Project Applicant. The feasibility of this Alternative is contingent upon JMB agreeing to give up its property rights and consent to the map.

Alternatives Rejected as Being Infeasible Section 15126.6(c) of the State CEQA Guidelines requires EIRs to identify any alternatives that were considered by the lead agency but were rejected as infeasible during the scoping process, and briefly explain the reasons underlying the lead agency’s determination. In addition to the alternatives listed above, several other alternatives were considered and rejected by the Lead Agency for the reasons stated below.

a. ALTERNATIVE SITE ALTERNATIVE

In accordance with the CEQA Guidelines, the Lead Agency initially considered, but ultimately rejected, the feasibility of evaluating an Alternative Site Alternative. Under this project alternative, the Proposed Project would be constructed on an alternate site within the Century


City area. While development of the Proposed Project on an alternative site was considered, this alternative was rejected because of a lack of available properties in the vicinity of the Project Site that would satisfy the objectives for the Proposed Project. Most importantly, a primary and fundamental objective of the preferred option, Option B, of the Proposed Project is to rehabilitate and revitalize the Existing Hotel as the centerpiece of a pedestrian-friendly mixed-use community and to maintain the Existing Hotel’s eligibility for the California Register of Historical Resources and as City Historic-Cultural Monument. Clearly, it is highly impractical and not feasible to relocate the Existing Hotel, a massive 16 story structure, to another site. Reconstruction of the Existing Hotel would eliminate its historic eligibility, as may relocation of the Existing Hotel assuming for argument’s sake that it could be feasible to relocate. If historic eligibility was lost then there would be a significant impact on historic resources. Therefore, a primary Project Objective could not be met under an Alternative Site Alternative. Additionally, development of the Proposed Project on an alternative site within the Century City would be infeasible because the Project Applicant does not own or control any other comparable sites in Century City and there may not be sufficient CCNSP Trips allocated or generated to support the proposed land use programs. Although replacement trips may be available and could be acquired within the CCNSP area from other sites, the cost to do so would be prohibitive and infeasible. As such, the Alternative Site Alternative has been rejected from further consideration and is not examined in detail in this EIR. b. ALTERNATIVE REHABILITATION ALTERNATIVE The Lead Agency initially considered, but ultimately rejected, the evaluation of an Alternative Rehabilitation Alternative. Under this Alternative, the Existing Hotel would be rehabilitated in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (―Secretary’s Standards‖). Under CEQA, conformance with the Secretary’s Standards demonstrates that potential impacts are mitigated below a level of significance. However, the threshold of significance for historic resources is whether a project would materially impair the significance of a resource such that it would no longer be eligible, among other things, for the California Register of Historical Resources or as a local landmark. Therefore, while the failure to conform with the Secretary’s Standards does not constitute a significant impact, conformance with the Secretary’s Standards would demonstrate that any potential impact is fully mitigated. In addition, certain tax benefits such as federal rehabilitation tax credit could be available which could offset some or all of the additional costs that may be associated with a project that does conform with the Secretary’s Standards. In the case of rehabilitation of the Existing Hotel, conformance with the Secretary’s Standards would result in a project that is reasonably similar to Option B. However, the Secretary’s Standards focus on retention of original historic fabric and character-defining features. Several key aspects required for site development and adaptive reuse of the Existing Hotel for residential units proposed under Option B may not conform with the Secretary’s Standards. These include, but are not limited to: infilling of the sunken plaza, removal and reconstruction of the ballroom, alterations for the open lobby breezeway, and work on the interior hotel where corridor walls and interior reconfiguration of hotel rooms into two story residential units would result in the loss of historic fabric. Under the Alternative Rehabilitation Alternative these modifications would not be made.

If the existing sunken plaza is not in-filled with new construction, the single-story restaurant uses, outdoor seating areas, water features, landscaping, and hardscape that would be provided along Avenue of the Stars under Option B could not be implemented. Key design objectives of both Option A and Option B are to promote and improve pedestrian connectivity between the Project Site and the surrounding public streets, activate the pedestrian experience from the Existing Hotel to Avenue of the Stars, enhance walkability and create a street level


identity for the Project Site by providing a publicly accessible plaza, and maximize open space—all consistent with the Greening Plan. The open lobby breezeway is intended to extend this pedestrian connection into and through the center of the Project Site to the publicly accessible plaza to the west. None of these objectives would be met by leaving the existing sunken plaza as is and not providing the open lobby breezeway. If neither of these improvements were made, all ground-level pedestrian uses would be concentrated around the plaza to the west of the Rehabilitated Building. As a result, rather than being visible and easily accessible from Avenue of the Stars, the pedestrian realm and connectivity on the Project Site would not improve and would remain incommodious, with the sunken plaza continuing to act as a barrier from Avenue of the Stars to the Existing Hotel. The rest of the site would only be accessible by a circuitous route along the edges of the Rehabilitated Building or by walking along the Existing Hotel driveway, going through the hotel doors into the hotel, through the private lobby, and then exiting through the rear to get to the plaza. The removal and reconstruction of the ballroom under Option B is required for two reasons. The current size of the ballroom and meeting space in the Existing Hotel is over-sized for the reduced amount of hotel rooms envisioned as part of Option B. Further, in order for adequate parking to be provided for the proposed uses, the ballroom must be removed to construct the new subterranean parking levels to the west of the Existing Hotel which also includes new parking levels underneath the existing ball room area through to the western property line of the Project Site. Another key objective is to create an integrated mixed use center at the heart of Century City. The existing hotel floor plan layout does not facilitate a conversion to residential units. In order to design a floor plan and provide a volume of space that is consistent with a residential layout, given the smaller size of hotel units as compared to residential units, reconfiguration of the interior corridors and interior demising walls, as well as removal of floor slabs to create two story residential spaces, would be required. This Alternative would fail to meet the basic objective of improving the pedestrian connectivity between the Project Site and surrounding public streets, including improving pedestrian connections, adding a publicly accessible plaza, and activating the pedestrian experience along Avenue of the Stars. The Alternative would also significantly impact the ability to provide adequate parking and would result in ballroom and meeting space that is not consistent with the objective of re-positioning the Existing Hotel from a convention oriented hotel into an upscale hotel appropriate to the Century City marketplace. Finally, the Alternative would result in residential units that are not appropriate to the successful adaptive reuse of the Existing Hotel in the Rehabilitated Building. As such, the Alternative Rehabilitation Alternative has been rejected from further consideration and is not examined in detail in this EIR. c. PUBLIC PARK ALTERNATIVE Another alternative that was initially considered but rejected as feasible was developing a public park on the Project Site, in response to the City’s recognized shortage of public park land. This alternative could include active recreation uses such as athletic fields, playgrounds, buildings or structures for recreational activities, concessions, community gardens, bicycle/jogging trails, and/or dog play areas. This alternative would fail to meet nearly all of the Project’s basic objectives and would produce very few jobs and no housing. Furthermore, this Alternative would require removal of the Existing Hotel which would conflict with the primary and fundamental objective of the Proposed Project to rehabilitate and revitalize the Existing Hotel as the centerpiece of a pedestrian-friendly mixed-use community. Furthermore, this alternative would not create an iconic identity for the Project Site or provide a mixed-use community with options to live, play, work, and shop in an area that is already an established employment hub. As such, the Public Park Alternative has been rejected from further consideration and is not examined in detail in this EIR.


Environmentally Superior Alternative The State CEQA Guidelines require the identification of an environmentally superior alternative to the Proposed Project and, if the environmentally superior alternative is the ―No Project Alternative,‖ the identification of an environmentally superior alternative from among the remaining alternatives. An environmentally superior alternative is an alternative to the Proposed Project that would reduce and/or eliminate the significant, unavoidable environmental impacts associated with the Proposed Project without creating other significant impacts and without substantially reducing and/or eliminating the environmental benefits attributable to the Proposed Project. Selection of an environmentally superior alternative is based on an evaluation of the extent to which the alternatives reduce or eliminate the significant impacts associated with the Proposed Project, and on a comparison of the remaining environmental impacts of each alternative. In conducting this comparative evaluation, it can be difficult to make a determination of relative significance because some environmental topics include many issues and the conclusions of comparative impacts varies among the issues and have varying importance depending on the perspective of the individual reader. In other cases, these categories do not create a picture of the nuances of the alternatives. The environmentally superior alternative is determined through a review of the Comparison of Impacts tables in the EIR, and reviewing the number of impact areas in which an alternative is determined to have ―less‖ relative impact in relation to the Project. The No Project Alternative (Alternative 1) would be the environmentally superior alternative, as this Alternative would have less impact relative to the Proposed Project than the other evaluated alternatives. CEQA requires that when the No Project Alternative is the environmentally superior alternative, another alternative needs to be selected as environmentally superior. In accordance with this procedure, the Reduced Density Alternative (Alternative 3) would be the environmentally superior alternative. Alternative 3 would have relatively less environmental impact than the Proposed Project or any of the other alternatives, other than the No Project Alternative. Alternative 3 is distinguished from the Proposed Project, since it would have less overall development and similar open space. With less overall development, Alternative 3 would have incrementally fewer impacts for those issues where the amount of development defines the impact, including impacts to traffic, greenhouse gas emissions, public services, utilities, population and housing, energy, and operational noise. Alternative 3 is also environmentally superior to Alternative 2 (Alternative Land Use Alternative [Office Building]), Alternative 4 (Modified Design Alternative), and Alternative 5 (Community Input Alternative) since it would have less impact than Alternative 2 with regard to traffic and greenhouse gas emissions, and less impact than Alternative 4 and Alternative 5 with regard to traffic, greenhouse gas emissions, energy, geology and soils, hydrology, noise (operational), population and housing, public services, and utilities. Although Alternative 3 would not meet all of the basic objectives of the Proposed Project, the Reduced Density Alternative would, nonetheless, partially achieve most of the Proposed Project objectives. It should be noted that, other than the No Project Alternative, no alternatives would eliminate the significant, unavoidable impacts, related to construction air quality and noise to levels that are less than significant. Urban Design Studio: The applicant and their representatives started meeting with members of the Urban Design Studio prior to the filing of the case application and continued working together reach the submitted design. Input provided and subsequently integrated into the design of the Project


includes: Providing retail opportunities along Constellation Boulevard west of Avenue of the Stars; Providing transit opportunities by willing to install to access the proposed MTA transit station near the intersection of Constellation Boulevard and Avenue of the Stars; modifying the alignment of the Pedestrian Walkway to include the use of an existing escalator and meandering sidewalks, placing trees off-center in articulated areas along the anchor while improving ―Direction‖ characteristics to increase pedestrian activity. . Walkability Checklist/Relocation of Pedestrian Corridor Discussion: The City of Los Angeles Walkability Checklist for Site Plan Review (―Walkability Checklist‖) was created by the City’s Urban Design Studio of the Department of City Planning. The Walkability Checklist consists of a list of design principles intended to improve the pedestrian environment, protect neighborhood character, and promote high quality urban form and is to be used by decision-makers and/or hearing officers to assess the pedestrian orientation of a project when making the required findings for approval of a project. The design elements are consistent with the General Plan and applicable Urban Design Chapters of Community Plans. Guidelines address such topics as building orientation, building frontage, landscaping, off-street parking and driveways, building signage, and lighting within the private realm; and sidewalks, street crossings, on-street parking, and utilities in the public realm. The majority of the Project is consistent with the Walkability principles. In addition, the applicant proposes to relocate the Pedestrian Walkways, pursuant to Section 10.B.9 of the CCNSP. Under the CCNSP, Pedestrian Walkways and Pedestrian Corridors are required to be constructed in the approximate locations designated in the CCNSP. The relocation of the on-site Pedestrian Walkways would re-route the current indirect path to accommodate the existing sunken plaza and vehicular access way at the hotel, and result in a more direct path from Avenue of the Stars, across and through an open lobby extending from the rehabilitated hotel to the open air plaza on the west and then onto Constellation Boulevard. The walkways include access via a proposed elevator, escalator, and the continued use existing stairwells which serve the existing hotel. The open air plaza is a publicly accessible plaza which has been designed to be accessed pedestrians directly from both Avenue of the Stars and Constellation Boulevard. (Revised pedestrian walkway Exhibit A-4) E. Conclusion The Department of City Planning recommends approval of the proposed project as conditioned in this report. The Project provides an opportunity to revitalize a presently underutilize area with the opportunity to create an aesthetically pleasing environment for the community. The mix of uses, such as residential, commercial and hotel, will provide residents and visitors will further Century City as a place where residents can live, work, and seek entertainment. The addition of the plaza and the relocation of the pedestrian corridor provides yet another for people to congregate and socialize. The Applicant has requested a Development Agreement in exchange for the public benefits identified in Exhibit ―F2.‖ The requested entitlements—Conditional Use for a Master Alcohol authorization, and Conditional Use for Hotel within an R Zone, will provide for the development of a project that will serve the community and substantially improve the present condition of the Project Site. An Environmental Assessment was prepared demonstrating that an EIR was required. The EIR identified areas of impact, which could be mitigated, or reduced, to a level of insignificance. These impact areas are: Air Quality (Construction – Estimated Mass Daily Emissions: CO, SOx, PM10 and PM2.5 and Localized CO emissions), Cultural Resources – Archeological and Paleontological Impacts, Public Services (Fire Protection), Public Services (Schools), Public


Services (Parks and Recreation), Geology and Soils (all impact areas), and Hazards & Hazardous Materials.

The EIR further identified the following areas where impacts could not be mitigated to a level of insignificance: aesthetics (shade shadow during the winter solstice), regional construction related emissions for NOx and VOC (project specific and cumulative), localized construction related emissions for PM10 (24-hour and annual), PM2.5 (24-hour), and NO2 (1-hour NO2 NAAQS) (project specific and cumulative), constriction related noise and vibration (project specific and cumulative), population and housing (cumulative only), library service (project specific and cumulative), and construction traffic (project specific and cumulative). The proposed Project is consistent with the Century City North and West LA TIMP Specific Plan areas, as well as the West Los Angeles Community Plan, and as conditioned, fulfills the Community Plan’s Goals and objectives for encouraging mixed-use development and the provision of amenities for pedestrians and locating jobs and housing near transit. The Project provides for opportunities to create a sense of destination for the community as well as the region. The relocation of the Pedestrian Walkway promotes a more direct pedestrian access that highlights the retention of the historic hotel together with the proposed publicly accessible open air plaza. The realigned Pedestrian Corridor includes the option for pedestrians to use an existing escalator increasing the potential for activity. Furthermore, the Project will provide much-needed economic stimulation for West Los Angeles and additional revenues for the City of Los Angeles.

CPC-2008-4953-CU-CUB-DA-ZAA-SPP-SPR-PA-MISC C-1 2025 Avenue of the Stars

CONDITIONS OF APPROVAL A. ENTITLEMENT CONDITIONS

1. Use. Use of the subject property shall be limited to the use and area provisions of the C2-2-

O zone permitting a hotel with related amenities and/or residential condominium units, as defined in Section 12.16 of the Municipal Code.

2. Site Plan. The use and development of the subject property shall be in substantial

conformance with the site plan, elevations, and floor plans labeled ―Exhibit A-1,‖ stamped and dated August 1, 2012, or as modified by the City Planning Commission, attached to the subject case file. Minor deviations may be allowed in order to comply with provisions of the Municipal Code, the subject conditions and the intent of the subject permit authorization. The following project is approved: In accordance with the site plan, elevations, and section drawings labeled ―Exhibit A-1,‖ stamped and dated August 1, 2012 attached to the subject case file shall include, but not limited to the following elements as shown in the exhibit:

a. A maximum of 290 residential units are permitted on the subject site to be located in

the two (2) residential towers. b. A maximum of 10 accessory housekeeping rooms are permitted on the subject site

to be located in the two (2) residential towers c. The rehabilitated hotel shall contain a maximum of 63 dwelling units and 394 hotel

rooms. d. Office uses not associated with the operation of the hotel are prohibited. e. The rehabilitated hotel shall contain a maximum of 26,250 square feet of ballroom

and meeting floor area, f. The rehabilitated hotel shall be permitted to have a maximum of 9,100 square feet of

restaurant use. g. The rehabilitated hotel shall be permitted to have a maximum of 1,900 square feet of

hotel retail floor area h. The rehabilitated hotel shall be permitted to have a maximum of 14,000 square feet

of spa and fitness floor area. i. A maximum of 93,840 square feet of non-hotel commercial retail/restaurant floor

area is permitted. j. Pools, spas, and landscaped deck shall be permitted on the roof of the existing hotel.

3. Maximum Height - The maximum height of the structures shall be as shown on the

elevations and plans of CPC-2008-4953-CU-CUB-DA-ZAA-SPP-SPR-PA-MISC dated August 1, 2012 or revised by the City Planning Commission. In no event shall the Buildings be higher than 578 feet to the average roof sheathing height of the Parapet as measured from Grade (Adjacent ground Elevation) as defined per the Los Angeles Municipal Code (Sec. 12.21.2 LAMC) and the Century City North Specific Plan (Ord No. 156,122).

4. Floor Area Ratio (FAR) – The Maximum Floor Area Ratio (FAR) shall not exceed 6.0:1. 5. Parking/Driveway Plan. Prior to the issuance of any building permit, a parking area and

driveway plan shall be prepared for approval by the Bureau of Engineering and the Department of Transportation.


6. Parking. Parking garages shall provide 2,480 parking spaces or a minimum parking ratio as shown on the following ―Proposed Project Parking Summary Table‖.

7. Related Subdivision Case VTT-71688-CC. The applicant or any successor in interest shall

comply with all of the Advisory Agency requirements contained in Case No. VTT-71688-CC being processed concurrently with these entitlements and any subsequent modifications thereto, to the satisfaction of the Director of Planning.

8. Easement. - That a 2-foot variable width public sidewalk easement be provided at grade

along Constellation boulevard adjoining the portion of the subdivision to complete a 45-foot half right-of-way dedication in accordance with Secondary Highway Standards including a 20-foot radius property line return easement at the intersection with Avenue of the Stars. .

9. Conditional Use – A Conditional Use is approved to permit the establishment of a hotel on

a site classified in the C2 (commercial) Zone that is located within 500 feet of properties classified in an R (residential) Zone.

Adjustments 10. Adjustment - A Yard Adjustment is granted herein to permit zero-foot setbacks in lieu of 16

feet minimum otherwise required for the west side yards. 11. Adjustments - A Yard adjustment is granted herein to permit zero-foot setbacks in lieu of 20

feet minimum otherwise required for the south rear yard. Miscellaneous Entitlement 12. Miscellaneous Entitlement Approval - Pursuant to Section 10.B.9 of the Century City

North Specific Plan, a Miscellaneous Entitlement authorization is granted herein to change of the alignment of the on-site Pedestrian Corridor as shown on the Plans dated August 1,


2012. The revised Pedestrian Corridor location shall be submitted to the Bureau of Engineering that includes the following design criteria:

a. The revised Pedestrian Corridor conforms to the spirit and intent of the Specific Plan

and will provide equal or better pedestrian access and safety. b. The Pedestrian Walkway located in the lower sunken Plaza area shall follow the

alignment and dimensions on the plans dated August 5, 2012 (Exhibit A-4). c. Pedestrian Corridor shall be constructed of a hard, durable surface and shall be a

minimum of 6 feet in width; provided, however, the City Engineer may require a greater width if such is necessary to carry anticipated pedestrian traffic.

d. The revised Pedestrian Corridor located on the lower plaza level from the escalators in the hotel to the Pedestrian Crossing (underpass) leading to 2000 Avenue of the Stars shall be clearly delineated with the use of materials, textures, landscaping, lighting, color or other defining features. The flooring materials of this section of walkway shall be consistent to clearly delineate the path across the driveway and taxi cueing area.

e. The Pedestrian Corridor shall be designed and constructed to conform to applicable handicapped person access standards.

f. Mounted diagrams, maps or other graphic devices, clearly setting forth a schematic of the Pedestrian Corridor shall be located along the Pedestrian Corridor. Said graphic devices shall conform to a uniform graphic standard and shall not be more than 5 feet or less than 3 feet in height.

g. The Pedestrian Corridor and Walkways shall be open to the public, but there may be private Access to the Corridor.

h. The Pedestrian Corridor and Walkways shall be open to the public at least one hour after the close of business for the restaurants, retail or cultural use whichever is latest.

i. Security for the on-site Pedestrian Corridor and Walkways shall be provided by the Project.

j. The Pedestrian Walkway located in the lower sunken Plaza area shall be separated from the parked vehicles by a solid low wall with a minimum height of 42 inches and topped with a transparent partition to the ceiling to provide a buffer from vehicle exhaust and to attenuate sound levels.

Conditional Use Permit (Alcohol) 13. Conditional Use - A Conditional Use authorization granted herein for a Master Alcohol

Permit, or various conditional use permits to allow the sale and dispensation of a full line of alcoholic beverages, for on-site consumption within up to five (5) separate facilities and/or as an accessory to the operation of a hotel and apartment hotel and for two (2) off-site sale permits for use in connection with catering and a retail food and beverage shop The operations permitted under this Conditional Use shall be in compliance with the State of California, Department of Alcoholic Beverage Control laws and standards.

14. Alcohol Uses and Sales –

a. The hours of alcohol sales shall be determined by the State of California Department

of Alcoholic Beverage Control permits. Mini-bars located within hotel/apartment/condominium guest rooms shall not be limited in the hours of alcohol service.

b. The owners, operators, managers, and all employees serving alcohol to patrons shall enroll in and complete a certified training program is recognized by the State Department of Alcoholic Beverage Control for the responsible service of alcohol. This


training shall be completed by new employees within four weeks of employment and shall be completed by all employees serving alcoholic beverages every 24 months.

c. Within six (6) months of the effective date of this action or within six (6) months of opening of the licensee business, all employees and managers involved with the sale of alcoholic beverages shall enroll in the Los Angeles Police Department" Standardized Training for Alcohol Retailers (STAR)". Upon completion of such training, the applicant shall request the Police Department to issue a letter identifying which employees completed the training. The applicant shall transmit a copy of the letter from the Police Department to the Department of City Planning as evidence of compliance. All new employees shall complete the STAR program within 60 days of hire and then every 12 months thereafter.

d. Each restaurant and bar facility shall establish and operate a viable and effective designated driver program (i.e., free soft drinks or coffee to a designated driver of the group). The availability of this program shall be made known to patrons either via a two-sided card placed on all tables and/or a program description printed on the menu.

e. At least one on-duty manager with authority over the activities within the facility shall be on the premises at all times that the facility is open for business. The on-duty manager's responsibilities shall include the monitoring of the interior of the premises to ensure compliance with all State laws, municipal codes and conditions imposed by the Department of Alcoholic Beverage Control and the Department of City Planning.

f. An electronic age verification device shall be utilized as a means to assist in age identification verification with training provided for all employees in the sale of alcohol.

g. The applicant shall maintain on the premises and present upon request to the Police or other enforcement agency, a copy of the Business Permit, Insurance Information, and valid emergency contact phone number for any Valet Service utilized and for the Security Company Service employed.

h. The applicant/owner and on-site manager(s) shall comply with all applicable laws and conditions and shall properly manage the facility to discourage illegal and criminal activities on the subject premises and any accessory parking areas over which they exercise control.

i. The conditions of this grant, a copy of a valid business license, and a valid emergency contact phone number for the business operator and for any associated valet parking service shall be maintained in the restaurant office at all times and shall be immediately produced upon request of any police officer or Department of Alcoholic Beverage Control investigator.

j. Each establishment shall secure a City permit deal denoting approval of alcoholic beverage sales from a Department of City Planning public counter and mount it on either the inside of the window of the subject site facing the internal street or on the outside of the building (if inside mounting is not possible). The decal shall be visible at all times and mounted before the privileges granted herein for alcoholic beverages are utilized.

k. The applicant shall be responsible for maintaining the area adjacent to the premises over his/her control free of litter.

l. A contact phone number shall be posted at the entrance to the premises for calls regarding any complaints regarding the operation of the hotel.

m. Any music, sound or noise emitted, that is under the control of the operator, shall not exceed the decibel levels permitted by the Noise Abatement regulations of the Municipal Code.

n. No cover charge or any afterhours use of any of the restaurants shall be permitted. No membership shall be required for admission to any of the restaurants or any sub-portion of the restaurants. No minimum age requirements shall be required for entry.


o. No coin operated electronic, video, or mechanical amusement devices shall be maintained on any of the individual restaurant premises.

p. Any amplified music shall not be audible beyond that part of the establishment which is under the control of the licensee.

q. All restaurant tenants shall be provided with a copy of these conditions which shall also be referenced in any lease and which shall be maintained on the premises and available upon request by an enforcement agency.

r. All conditions of this grant shall apply to all establishments, unless otherwise noted.

s. Tenants shall be made aware that a violation of these conditions may result in revocation.

15. Alcohol Use-Plan Approvals Required. The applicant or individual operator shall file a

Plan Approval with the Department of City Planning prior to the utilization of any grant made herein pursuant to the sale of alcoholic beverages. Each plan approval shall be accompanied by the payment of appropriate fees, pursuant to Section 19.01 C of the Municipal Code, and must be accepted as complete by the Department of City Planning. Mailing labels shall be provided by the applicant for all abutting owners. In reviewing the Plan Approvals for alcohol sales, the Zoning Administrator may consider additional conditions provided by the applicant or requested by the Police Department, but not limited to establishing conditions, as applicable, on the following: maximum seating capacity; valet parking, noise; mode, character and nature of the operation; and age limits.

16. The number of alcohol sales facilities may be changed only by new Plan Approval

authorization relative to the entire property ownership. 17. Alcohol Use – Additional Corrective Measures. The authorized use shall be conducted at

all times with due regard for the character of the surrounding district, and the right is reserved to the Department of City Planning to impose additional corrective conditions if the Zoning Administrator determines such conditions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property.

B. Other Conditions 18. Transportation Demand Management (TDM) Program. Since the project involves the

construction of more than 25,000 square feet of new non-residential gross floor area, it must comply with all requirements of the Citywide TDM Ordinance No. 168,700. The ordinance requires the provision of transportation demand management features in new construction, which would facilitate the use of alternative transportation modes to decrease dependency on vehicles carrying only one person. Prior to the issuance of a permanent certificate of occupancy, the owner/applicant shall agree, by way of a covenant that runs with the land, to provide and maintain in a state of good repair the management and trip reduction measures required by Ordinance 168,700.

19. Bicycle Parking. The Project shall provide bicycle spaces (50 bicycle spaces or two percent

of the 2,480 parking spaces provided for the Project) pursuant to LAMC requirement. 20. Street Lighting. Street lighting improvements are required if street widening is required per

the Bureau of Engineering improvement conditions. If the widening is required, relocate and upgrade street lights: four (4) on Constellation Boulevard and eight (8) on Avenue of the Stars.

21. Street Trees. Prior to the issuance of any permits, satisfactory arrangements shall be made

with the Street Tree Division of the Bureau of Street Maintenance for the construction of


tree wells and planting of street trees, if necessary, along the portions of Avenue of the Stars and Constellation Boulevard fronting the Project site.

22. Sustainable Development Practices. The Project shall be built to standard of the United

States Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) Silver level. Sustainable design features include: roof or building mounted photovoltaic panels, building integrated photovoltaics; daylighting of work areas; operable windows and fresh air circulation; dual piping to enable the use of recycled water, water efficient fixtures, and recycling during demolition and construction.

a. Recycled content products (i.e. building materials and landscaping); b. Materials from renewable sources (i.e. rapidly renewable floor products to reduce

land and resources dedicated to producing construction materials); c. Roof systems (i.e. cool roof); d. Efficient modes of transportation; e. Energy efficient equipment and appliances; f. Water conserving devices (i.e. low flush toilets, shower heads, plumbing sensors,

drip irrigation systems); g. Landscaping plant materials (i.e. native trees, shrubs and ground cover); and h. Low Volatile Organic Compounds (VOC) emitting materials.

23. Maintenance, trash and storage. The subject property including associated parking

facilities, sidewalks, public plazas, walkways, outdoor pool areas, and landscaped planters adjacent to the exterior walls along the property lines shall be maintained in an attractive condition and shall be kept free of trash and debris. Trash receptacles shall be located throughout the site.

24. Utilities (Solid Waste) - Recycling bins shall be provided at appropriate locations to

promote recycling of paper, metal, glass, and other recyclable material. 25. All employees shall be notified not to park on adjoining residential streets. Any employee

parking shall be provided in a manner suitable to the Director of Planning so that there will be no employee parking spilling out into the adjacent residential neighborhoods.

26. The project applicant shall provide an easement to the Metropolitan Transportation Authority

(MTA) sufficient to accommodate an additional entrance to a future Metro Transit Station on the south side of Constellation Boulevard. The easement shall state that the project applicant reserves the right to use the easement area for any purpose until such time that the MTA is prepared to commence construction of such an entrance within the easement area. The scope and location of the easement shall be determined by mutual agreement among the Department of Transportation, Department of City Planning, the MTA and the project applicant based on a feasibility study to be funded by the project applicant.

27. The applicant shall improve the at-grade pedestrian crossing at the intersection of Avenue of

the Stars and Constellation Boulevard, including the upgrade/replacement/installation of traffic signals to the satisfaction of the Department of Transportation (DOT) the Bureau of Engineering and the Department of City Planning.

a. Improvement shall include special street pavers to better delineate the intersection

crosswalks. b. The applicant shall analyze and request the Department of Transportation to consider

requiring the installation of a signalized crosswalk with an ―All-Walk‖ phase for pedestrians at the intersection of Avenue of the Stars and Constellation Boulevard and advise the Department of City Planning accordingly. LADOT should at a minimum


consider allowing the ―All-Walk‖ during peak pedestrian traffic times including, but not limited to lunch peak time.

28. Construction Related Parking. No employees or subcontractor shall be allowed to park on

surrounding residential streets for the duration of all construction activities. There shall be no staging or parking of heavy construction vehicles along Constellation Boulevard or Avenue of the Stars before 9:00 AM or after 4:00 PM, Monday through Friday. All construction vehicles shall be stored on site unless returned to their owners base of operations.

29. Truck Traffic Restricted Hours. Truck traffic directed to the project site for the purpose of

delivering materials or construction-machinery shall be limited to the hours beginning at 8:00 AM and ending at 4:00 PM, Monday through Friday. No truck deliveries shall occur outside of that time period. No truck queuing related to such deliveries to the project site shall occur on any local or collector street within the project vicinity outside of that time period.

30. Loading. Loading and unloading activities shall not interfere with traffic on any public

street. Public sidewalks, alleys and/or other public ways shall not be used for the parking or loading or unloading of vehicles. The location of loading areas shall be clearly identified on the site plan to the satisfaction of the Department of City Planning.

31. Signs - Off-site signs, pole signs, mural signs, bill boards and supergraphic displays are

prohibited. 32. Lighting. All lighting shall be shielded and directed onto the site and no floodlighting shall

be located so as to shine directly onto any adjacent residential property. This condition shall not preclude the installation of low-level security lighting.

33. The Los Angeles Police Department shall be consulted for recommendations regarding the

appropriate number of security personnel to be provided and additional security measures which will provide for adequate protection to visitors and employees of the site and nearby residents. Security features may include the provision of a private on-site security force, implementation of a surveillance system, installation of locks and alarms on entryways where appropriate, security lighting, and parking garage patrols. A plan setting forth the feasible protection measures shall be submitted for approval by Director and included in the subject case file.


C. ENVIRONMENTAL CONDITIONS 33. The Applicant shall prepare and execute a Covenant and Agreement (Planning Department General form CP-6770) in a in a manner satisfactory to the Department of City Planning requiring the Applicant to identify mitigation monitors who shall provide periodic status reports on the implementation of applicable mitigation items required by Mitigation Conditions of the Project’s approval satisfactory to the Department of City Planning. The mitigation monitors shall be identified as to their areas of responsibility, and phase of intervention (pre-construction, construction, post-construction/maintenance) to ensure continued implementation of the below mentioned mitigation items. 34. The Applicant shall prepare and execute a Covenant and Agreement (Planning Department General form CP-6770) in a in a manner satisfactory to the Planning Department, binding the Applicant, binding the Applicant and all successors to the following: Note: MM corresponds to mitigation measures. To the extent that the Conditionals of Approval

conflict with Mitigation Measure, if any, the Conditions of Approval shall govern and shall serve as part of the final Mitigation Monitoring and Reporting Program.

MM-1: A-1 If an archaeological resource is encountered, construction activities shall be diverted and a qualified archaeologist shall be consulted. The archaeologist shall assess the significance of the exposed archaeological discovery in accordance with all relevant California Register of Historical Resources criteria. If the resource is historically significant, and if it is not possible to construct the Proposed Project without disturbance of the archaeological resource, a data recovery plan shall be implemented unless the qualified archaeologist determines that testing or studies already completed have adequately recovered the scientifically consequential information from and about the resource. The data recovery plan, if needed, shall set forth the size of the sample to be acquired, the methods and techniques of excavation, methods and techniques of laboratory studies to be conducted, documentation procedures, and the place where all materials and documentation will be curated. All work required by this Mitigation Measure shall be undertaken in a manner that minimizes disruption and delay to the Proposed Project.

MM-2: A-2 If a potential paleontological resource is encountered, construction activities shall be diverted and a qualified paleontologist shall be consulted. If a potential fossil is found and the paleontologist determines that such fossil could be important, the paleontologist shall be allowed to temporarily divert or redirect grading and excavation activities in the area of the exposed fossil to facilitate evaluation of such fossil and, if necessary and appropriate, salvage of such fossil.

MM-3: A-3 At the paleontologist’s discretion and to reduce any construction delay, the grading and excavation contractor may assist the paleontologist in removing rock samples from excavation and grading locations for initial processing.

MM-4: A-4 All fossils encountered and recovered from the Project Site shall be prepared by the paleontologist to the point of identification and catalogued before such fossil is donated to a final repository.


MM-5: A-5 All fossils recovered from the Project Site shall be donated to a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County. Along with any fossil donated to an institution, the paleontologist shall also prepare (or have prepared) and included with the fossil notes, maps, and (if available) relevant photographs of the fossil and its location prior to removal.

MM-6: A-6 If fossils are recovered from the Project Site, following completion of the tasks set forth in Mitigation Measures A-3 through A-6 above, the paleontologist shall prepare a report summarizing the results of the monitoring and salvaging efforts, the methodology used in these efforts, and a description of the fossils collected and their respective significance. The report shall be submitted by the paleontologist to the Lead Agency, to the Natural History Museum of Los Angeles County, and to representatives of other appropriate or concerned agencies. This report shall signify the satisfactory completion of the monitoring and review of excavation and grading activities and application of the required mitigation measures.

MM-7: A-7 In the event human remains are discovered, work in the immediate vicinity of the discovery shall be suspended and the County Coroner shall be contacted. If the remains are deemed Native American in origin, the Native American Heritage Commission (―NAHC‖) shall be contacted to request consultation with an NAHC appointed Most Likely Descendant pursuant to Public Resources Code Section 5097.98 and CEQA Guidelines Section 15064.5. Work may be resumed at the landowner’s discretion but shall only commence once consultation and treatment have been concluded. Work may continue on other parts of the Project Site while consultation and treatment are conducted.

MM-8: B-1 All open areas not used for buildings, driveways, pedestrian amenities or walks shall be attractively landscaped and maintained in accordance with a landscape plan, including an automatic irrigation plan, prepared by a licensed landscape architect to the satisfaction of the Planning Department.

MM-9: B-2 A landscape plan shall be prepared by a licensed landscape architect to the satisfaction of the Planning Department.

MM-10: B-3 The Applicant shall ensure through appropriate postings and daily visual inspections that no unauthorized materials are posted on any temporary construction barriers or temporary pedestrian walkways, and that such temporary barriers and walkways are maintained in a visually attractive manner throughout the construction period.

MM-11: B-4 The Applicant shall prepare a street tree plan to be reviewed and approved by the City’s Department of Public Works, Street Tree Division. All plantings in the public right-of-way shall be installed in accordance with the approved street tree plan.

MM-12: B-5 Outdoor lighting shall be designed and installed with shielding so that the light source shall not project directly upon any adjacent residential properties or routinely used outdoor spaces.

MM-13: B-6 All exterior glazing used on the building surfaces shall be low-reflective.


MM-14: B-7 All new street and pedestrian lighting within the public right-of-way shall be approved by the Bureau of Street Lighting and shall be tested in accordance with the requirements of the Bureau of Street Lighting.

MM-15: B-8 New lit signage shall be oriented so that the light source does not directly project upon any adjacent R1 property to the west of Century Park West.

MM-16: B-9 Architectural lighting shall be directed onto the building surfaces and have low reflectivity to minimize glare and limit light onto adjacent properties.

MM-17: B-10 Prior to the issuance of a building permit, architectural plans showing building surface materials shall be submitted to the Planning Department for review to ensure that specific surfacing materials and trim shall not cause roadway glare.

MM-18: C-1 Proposed buildings would be designed to minimize the need for the application of architectural coatings; and where the application of architectural coatings is necessary, shall use low and zero VOC coatings to the extent feasible.

MM-19: C-2 Water active grading/excavation sites and unpaved surfaces at least three times daily.

MM-20: C-3 The Project Applicant shall require by contract specifications that construction-related equipment, including heavy duty equipment, motor vehicles, and portable equipment, shall be turned off when not in use for an extended period of time (i.e., 5 minutes or longer).

MM-21: C-4 The Project Applicant shall require by contract specifications that construction operations rely on the electricity infrastructure surrounding the construction site and that the use of electrical generators powered by internal combustion engines shall be limited to three generators operating a combined 12 hours per day during building construction. The Project Applicant shall also encourage the use of fuel cells as a power source instead of diesel generators, to the extent feasible.

MM-22: C-5 The project representative shall make available to the lead agency and SCAQMD a comprehensive inventory of all off-road construction equipment, equal to or greater than 50 horsepower, that will be used an aggregate of 40 or more hours during any portion of the mass grading phase of project construction. The inventory shall include the horsepower rating, engine production year, and certification of the specified Tier standard. A copy of each unit’s certified tier specification, BACT documentation, and CARB or AQMD operating permit shall be provided onsite at the time of mobilization of each applicable unit of equipment. Off-road diesel-powered construction equipment shall meet the Tier standards based on the following schedule:

- Prior to December 31, 2014: All off-road diesel-powered construction

equipment greater than 50 hp used an aggregate of 40 or more hours shall meet Tier 3 off-road emissions standards, where commercially available. In addition, all construction equipment shall be outfitted with BACT devices certified by CARB. Any emissions control device used by the contractor shall achieve emissions reductions that are no less


than what could be achieved by a Level 3 diesel emissions control strategy for a similarly sized engine as defined by CARB regulations, where commercially available.

- Post-January 1, 2015: All off-road diesel-powered construction equipment greater than 50 hp used an aggregate of 40 or more hours shall meet the Tier 4 emission standards, where commercially available. In addition, all construction equipment shall be outfitted with BACT devices certified by CARB. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 3 diesel emissions control strategy for a similarly sized engine as defined by CARB regulations, where commercially available.

MM-23: C-6 All vehicles and equipment shall be properly tuned and maintained according to manufacturers’ specifications.

MM-24: C-7 Haul truck fleets during demolition and shoring/excavation activities shall use newer truck fleets (e.g., alternative fueled vehicles or meet 2010 model year Environmental Protection Agency [EPA] NOX standards), where commercially available. At a minimum, truck fleets used for these activities shall be encouraged to apply for funding (e.g., Carl Moyer Grant Program) from the Air Resources Board (ARB) or Air Quality Management District (AQMD) to upgrade their truck fleets, and if awarded, shall be required to use those funds to upgrade their fleets.

MM-25 F-1 Subsurface water shall be removed by subdrains from behind building basement walls and retaining walls to prevent development of damaging hydrostatic pressures and to avoid detrimental effects on the strength and compressibility of compacted fills in accordance with City of Los Angeles requirements, as applicable. Water shall be conducted to collection drains at the base of the walls and disposed of in accordance with all applicable permit requirements, including all applicable National Pollutant Discharge Elimination System requirements.

MM-26: F-2 A temporary shoring system shall be implemented during Proposed Project construction to ensure slope stability during excavation activities. If the necessary space is available, temporary excavations up to 25 feet in depth can be sloped back at a 1:1 (horizontal to vertical), in lieu of shoring. Deeper excavations should be sloped at an inclination of 1¼:1. Where there is not sufficient space for sloped embankments, temporary shoring shall be erected, in an acceptable manner. An acceptable manner may include, but is not limited to, installing steel soldier piers in drilled holes that would be backfilled with concrete and restrained with tie-in anchors.

MM-27: F-3 Subterranean walls shall be braced internally and be designed to resist at-rest pressures. For preliminary design, it shall be assumed that the at-rest pressures will be equal to that developed by a fluid with a density of 55 pounds per cubic foot. In addition, subterranean walls shall be designed to resist any additional pressure resulting from storage or vehicular traffic and seismic earth pressures.

MM-28: F-4 The Applicant shall ensure that all floor slabs, paving and adjacent concrete slabs and walks should be underlain by at least two feet of relatively


non-expansive soil. Additionally, wall backfill shall consist of relatively non-expansive soil. The non-expansive soil could be composed of the granular on-site soil.

MM-29: F-5 Excavation and grading activities shall be scheduled during dry weather periods, as feasible. If grading occurs during the rainy season (October 15 through April 1), construction Best Management Practices shall be enforced per City regulatory requirements to limit soils leaving the Project Site.

MM-30: F-6 Appropriate erosion control and drainage devices to the satisfaction of the Los Angeles Department of Building and Safety shall be incorporated, such as sand bags and inlet and outlet structures, as specified by Section 91.7013 of the LABC. This could include planting fast-growing annual and perennial grasses in areas where construction is not immediately planned, which would shield and bind the soil.

MM-31: F-7 Stockpiles and excavated soil shall be covered with secured tarps or plastic sheeting.

MM-32: F-8 The Applicant shall comply with Ordinance No. 172,176 and Ordinance No. 173,494, as applicable, which specify Stormwater and Urban Runoff Pollution Control and require the application of BMPs.

MM-33: F-9 The Applicant shall comply with Chapter IX, Division 70 of the Los Angeles Municipal Code (LAMC), as applicable, which addresses grading, excavations, and fills.

MM-34: F-10 The Applicant shall comply with the applicable requirements of the SUSMP approved by the Los Angeles Regional Water Quality Control Board.

Mitigation Measures MM-35. MM-36, and MM-37shall only apply if the version of the Proposed Project that is approved by the decision-makers includes retention of the Existing Hotel (e.g., Option B, Alternative 5).

MM-35: F-11 During construction, underpinning shall be required to maintain the vertical support of the Existing Hotel. The underpinning may serve as part of the shoring system to retain the earth beneath the Existing Hotel. The underpinning/shoring system shall be designed to support the lateral surcharge pressures from nearby existing footings that are not underpinned. The underpinning piles shall consist of steel wide flange sections and shall be utilized to support the gravity loads of the Existing Hotel. The piles shall be deeply embedded into the ground well below the bottom of the excavation. The Existing Hotel shall be surveyed prior to the underpinning/shoring installation and monitored during excavation and construction until construction of the new parking structure is completed to at least the foundation level of the Rehabilitated Structure.

MM-36: F-12 The soils underneath the Existing Hotel along the west edge of the Existing Hotel shall also be retained and secured by installing tieback anchors. The tieback anchors shall be deeply embedded underneath the Existing Hotel. Tie-back systems shall be designed such that the tie-backs do not interfere with existing utilities, basements, or foundations. Tie-backs shall each be tested to a specified test load in excess of the design anchor load.


MM-37: F-13 Where temporary excavation slopes are planned, the stability of the slope shall be computed considering the location and loading of nearby structures such that there is a sufficient factor of safety for the sloped excavation. Also, where temporary shoring is utilized, the stability of the shored excavation shall be computed considering nearby structures. During construction of the shoring system, lagging shall be placed as shoring is placed, and voids behind lagging boards shall be backfilled with a sand-cement slurry as the excavation progresses.

MM-38: G-1 Prior to issuance of permits for any demolition/renovation activity involving a particular structure, a LBP assessment of each existing structure shall be conducted. LBP to be impacted by the Project shall be removed and disposed of as a hazardous waste in accordance with all applicable regulations. Such regulations that would be followed during demolition under Option A or renovation under Option B include Construction Safety Orders 1532.1 (pertaining to lead) from Title 8 of the California Code of regulations, and lead exposure guidelines provided by the U.S. Department of Housing and Urban Development. The following LBP management practices shall be followed:

- Preparation of surveys which include analysis (XRF and bulk sample collection and laboratory analysis) of impacted suspect coatings, glazings, or finishes prior to or during demolition/ renovation.

- Preparation of plans and specifications detailing the proper engineering controls, personal protective equipment, and waste handling requirements to be utilized.

- Notification to the California Department of Public Health of lead abatement activities.

- Removal of LBPs to be impacted by renovation or demolition work prior to disturbance.

- Conducting work in accordance with Title 17 CCR Division 1, Chapter 8 and Title 8 Section 1532.1.

- Proper waste characterization in accordance with Title 22 CCR. - Disposal of LBPs as required by applicable regulations. - Third party oversight, air monitoring, and wipe sampling by certified

personnel.

MM-39: G-2 Prior to demolition/renovation activities involving a particular structure a survey shall be conducted to identify representative ERMs, approximate their quantities, and to determine proper handling and disposal requirements. A technical specification for inclusion into the Project manual shall be prepared detailing the scope of work to be performed, the engineering controls to be utilized, and how waste materials shall be handled, transported, and disposed. Materials shall be diverted from landfills through recycling and incineration means. All work shall be conducted in accordance with applicable federal, State, and local regulations including 40 CFR Part 761 of the Toxic Substances Control Act (TSCA), the Universal Waste Rule found in the California Code of Regulations, Title 22, division 4.5, and the Department of Toxic Substances Control’s (DTSC) Electronic Waste Recycling Act.

MM-40: G-3 The proposed new USTs shall be designed and sited in accordance with all applicable regulations. The Applicant shall ensure that the new USTs are registered with the LAFD, the State Department of Toxic Substance Control. The proposed on-site USTs shall be installed and maintained in accordance with all applicable federal, State, and local regulations including, but not


limited to, the Resource Conservation and of the California Code of Regulations, Chapters 16 & 18 of the California Health and Safety Code, and the City of Los Angeles Fire Code. Design features included on the tanks to prevent leaks could include, but are not limited to, cathodic protection, leak detection and spill prevention.

MM-41: G-4 Prior to issuance of building permits, the Applicant shall comply with applicable requirements for State Division of Oil, Gas, and Geothermal Resources (DOGGR) site plan review. If any portions of the former oil wells are encountered during excavation and construction, work shall stop at that location and the DOGGR shall be provided an opportunity to investigate the oil wells. If the DOGGR determines that a re-abandonment is required, this re-abandonment would be completed in accordance with all applicable federal, State, and local regulations, including but not limited to Title 14 of the California Code of Regulations, as well as with appropriate LAFD recommendations.

MM-42: G-5 Prior to the issuance of building permits, a detailed methane investigation shall be conducted and a methane plan shall be prepared in accordance with Chapter IX, Division 71 of the LAMC (Sections 91.7101 through 91.7104, and 91.7106 through 91.7107, and 91.7109). In accordance with P/BC 2002-101, site testing shall be scheduled either before, or 30 days after, any site grading. At least 26 shallow gas probes shall be installed within the footprint of the western portion of the podium structure (i.e., the podium plaza deck) after demolition of the existing podium structure. Any mitigation measures necessary to reduce potential methane hazards on the Project Site shall be included in this plan. These measures could include, but are not limited to, a building methane ventilation system. The Applicant shall follow the specifications identified in the LADBS’ Standard Plan: Methane Hazard Mitigation.

MM-43: G-6 During excavation activities, qualified field technicians shall be on-site to monitor excavated soils for the presence of hydrocarbons. If hydrocarbons are found in excavated soils, these soils shall be stockpiled separately and properly disposed of in accordance with all applicable federal, State, and local regulations.

MM-44: G-7 During construction and operation, all potentially hazardous materials used on-site shall be contained, stored, and used in accordance with manufacturers’ instructions and handled in compliance with applicable standards and regulations.

MM-45: G-8 Prior to the issuance of a demolition permit, the Applicant shall provide a letter to the LADBS from a California Certified Asbestos Consultant that a comprehensive asbestos survey of all suspect materials that shall be impacted by the Project have been identified. If ACMs are found to be present, they shall be abated in compliance with SCAQMD Rule 1403 and LAFD Rule 68, as well as other State and federal regulations. Specific requirements of Rule 1403 include:

- Implementation of a thorough survey of the affected facility prior to issuance of permits for any demolition or renovation activity, including inspection, identification, and quantification of all friable and certain non-friable ACMs.


- Surveys which include collection and analyses of representative asbestos building material samples, and quantification of these materials for asbestos abatement purposes prior to or during demolition/renovation.


- Notification of the SCAQMD of the intent to demolish or renovate any facility at least ten days prior to commencing with the activity.

- Removal and encapsulation of all ACMs prior to any demolition or renovation activity that would break up, dislodge, or similarly disturb the material.

- Use of legally required procedures when removing ACMs. - Placement of all collected ACMs in leak-tight containers or wrapping. - Disposal of ACMs as required by applicable regulations. - Third party oversight and air monitoring by certified personnel.

MM-46: G-9 Prior to the issuance of demolition permits, the Applicant shall have the existing 2,000-gallon diesel UST located on the southern portion of the Project Site removed in accordance with applicable federal, State, and local regulations and disposed at an appropriately licensed facility. Soils located beneath the UST shall be assessed to determine whether any soil contamination has occurred. If soil contamination is identified, proper abatement procedures shall be conducted to remove the contaminated soils according to LAFD and applicable federal, State, and other local regulations. The Applicant shall obtain a ―No Further Action‖ letter from the LAFD prior to issuance of a building permit.

MM-47: G-10 Prior to the issuance of the demolition or building renovation permits for rehabilitation (whichever is required for the Project Option that is approved), the Applicant shall provide a letter to the LADBS from a California Certified Asbestos Consultant that a comprehensive asbestos survey of all suspect materials that shall be impacted by the Project have been identified. ACMs shall be removed from all areas that are directly disturbed by Project construction as well as adjoining areas when the removal is a logical extension of the construction work being completed. Further, ACM removal in undisturbed areas is not required. All ACM removal shall occur in compliance with SCAQMD Rule 1403 and LAFD Rule 68, as well as other State and federal regulations. Specific requirements of Rule 1403 include:

- Implementation of a thorough survey of the affected facility prior to issuance of permits for any demolition or renovation activity, including inspection, identification, and quantification of all friable and certain non-friable ACMs.

- Surveys which include collection and analyses of representative asbestos building material samples, and quantification of these materials for asbestos abatement purposes prior to or during demolition/renovation.


- Notification of the SCAQMD of the intent to demolish or renovate any facility at least ten days prior to commencing with the activity.


- Removal and encapsulation of all ACMs prior to any demolition or renovation activity that would break up, dislodge, or similarly disturb the material.

- Use of legally required procedures when removing ACMs. Placement of all collected ACMs in leak-tight containers or wrapping.

- Disposal of ACMs as required by applicable regulations. - Third party oversight and air monitoring by certified personnel.

MM-48: G-11 The existing 2,000-gallon diesel UST located on the southern portion of the Project Site shall continue to be maintained, relocated and/or upgraded (as required by code) in accordance with all applicable federal, State, and local regulations including, but not limited to, the Resource Conservation and Recovery Act, the California Hazardous Waste Control Law, Title 23 of the California Code of Regulations, Chapters 16 & 18 of the California Health and Safety Code, and the City of Los Angeles Fire Code.

MM-49: H-1 The Proposed Project shall comply with the requirements of the applicable NPDES permit for stormwater discharge and with all applicable requirements of the RWQCB, EPA, and local agencies including the City of Los Angeles regarding water quality.

MM-50: H-2 The Proposed Project shall implement stormwater BMPs as required by the City to retain or treat the runoff from a storm event producing 0.75 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook Part B (Planning Activities). A signed certificate from a licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard shall be provided.

MM-51: H-3 All storm drain inlets and catch basins within the Project area shall be stenciled with prohibitive language (such as ―NO DUMPING—DRAINS TO OCEAN‖) and/or graphical icons to discourage illegal dumping.

MM-52: H-4 The legibility of signs and stencils discouraging illegal dumping shall be maintained.

MM-53: H-5 Materials used on-site having the potential to contaminate stormwater shall be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs.

MM-54: J-1 The Proposed Project shall comply with the City of Los Angeles Noise Ordinance No. 144,331 and 161,574, and any subsequent ordinances, which prohibit the emission or creation of noise beyond certain levels at adjacent uses unless technically infeasible.

MM-55: J-2 Noise and ground-borne vibration construction activities whose specific location on the Project Site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as feasibly possible from the nearest noise- and vibration-sensitive land uses.


MM-56: J-3 Construction activities shall be scheduled, as feasible, so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

MM-57: J-4 All on-site construction loading and staging areas shall be located as far as feasibly possible from the nearest noise sensitive land uses located off-site.

MM-58: J-5 During the site demolition and site preparation/excavation phases at the Project Site, temporary continuous barriers such as plywood structures or flexible sound control curtains extending eight feet in height shall be erected along the perimeter of the Project Site between the Proposed Project and adjacent noise-sensitive uses.

MM-59: J-6 All construction truck traffic shall be restricted to truck routes approved by the City of Los Angeles Department of Building and Safety, which shall avoid residential areas and other sensitive receptors to the extent feasible.

MM-60: J-7 The Proposed Project shall comply with the City of Los Angeles Building Regulations Ordinance No. 178048, which requires a construction site notice to be provided that includes the following information: job site address; permit number; name and phone number of the contractor and owner or owner’s agent; hours of construction allowed by code or any discretionary approval for the site; and City telephone numbers where violations can be reported. The notice shall be posted and maintained at the construction site prior to the start of construction and displayed in a location that is readily visible to the public and approved by the City’s Department of Building and Safety.

MM-61: J-8 The Proposed Project’s Construction Staging and Traffic Management Plan (CSTMP) shall include a provision which requires that two weeks prior to the commencement of construction at the Project Site, notification shall be provided to the immediately surrounding off-site residential uses that identifies the construction schedule, including the various types of activities and equipment that would be occurring throughout the duration of the construction period.

M-62: L-1 In order to allow for a water flow of 12,000 gpm to the Project Site, a 12-inch line on Constellation Boulevard shall be constructed to replace a portion of the existing 8-inch line between Avenue of the Stars and Solar Way. The upgrade of this waterline on Constellation Boulevard between Avenue of the Stars and Century Park West has already been assigned to the applicant of the adjacent New Century Project as Mitigation Measure I.1-1 of the New Century Plan EIR (State Clearinghouse No. 2006061096). If construction of this improvement has not been completed by Westfield US Holding, LLC (―Westfield‖) prior to the receipt of a temporary Certificate of Occupancy for the residential component of the Proposed Project, the Project Applicant shall either install its portion of the line or provide payment of fees to the Los Angeles Department of Water and Power for its portion of the construction. If construction of the improvement has been completed by Westfield prior to the receipt of a temporary Certificate of Occupancy for the residential component of the Proposed Project, the Project Applicant shall have no further mitigation responsibilities with regard to water flow to the Project Site. If this requirement is satisfied through the payment of fees to the Los Angeles Department of Water and Power, the Project Applicant’s fee shall consist of a


fair share contribution subject to the approval of the Los Angeles Department of Water and Power. If this requirement is satisfied through construction by the Project Applicant, the design of the water line shall be subject to the approval of the Los Angeles Department of Water and Power and the Los Angeles Fire Department.

MM-63: L-2 Prior to issuance of a certificate of occupancy, the Applicant shall develop a Fire Resources Management Plan for the Proposed Project in consultation with the Los Angeles Fire Department. In developing this plan the Applicant shall consult with the Los Angeles Fire Department regarding potential staffing and equipment needs associated with the Proposed Project.

MM-64: L-3 Prior to the issuance of building permits, the Project applicant shall consult with the Los Angeles Police Department Crime Prevention Unit regarding crime prevention features that the Department considers appropriate for the final design of the property.

MM-65: L-4 After Project completion, the Applicant shall provide to the West Los Angeles Area Commanding Officer of the Los Angeles Police Department with a diagram of each portion of the Project Site showing access routes and additional information, as requested by the LAPD, to facilitate police response.

MM-66: L-5 The Project Applicant shall pay all applicable school fees mandated by SB 50 to the LAUSD to offset the impact of additional student enrollment at schools serving the Project area.

MM-67: L-6 For any shortfall in the provision of recreational facilities and parks pursuant to the requirements of LAMC Section 17.12, the Project Applicant shall pay in-lieu fees for the dedication of park land as established by LAMC Section 17.12.

MM-68: L-7 The Project Applicant shall pay a mitigation fee of $200 per capita, based on the projected resident population of the proposed development, to the Los Angeles Public Library to offset the impact of additional library facility demand in the Project Area.

MM-69: M-1 Prior to the issuance of demolition and construction permits for the Proposed Project, a Construction Staging and Traffic Management Plan (CSTMP) shall be prepared and approved by LADOT and other appropriate agencies, and implemented during Proposed Project construction. The CSTMP shall describe the traffic control measures and devices to be implemented for the various construction phases, along with any sidewalk closures, traffic lane closures, temporary walkway installations, K-rail installations, temporary traffic lane modifications, temporary signal modifications, etc. The CSTMP shall also include the name and phone number of a contact person who can be reached 24 hours a day regarding construction traffic complaints or emergency situations. In addition, the CSTMP shall take into account and be coordinated with other Construction Staging and Traffic Management Plans that are in effect or have been proposed for other projects in Century City.

MM-70: M-2 Pedestrian access shall be maintained on Avenue of the Stars, Solar Way and Century Drive around the Project Site.


MM-71: M-3 Construction vehicles, including construction personnel vehicles, shall not park on public streets, including streets outside Century City.

MM-72: M-4 Construction vehicles shall not stage or queue where they interfere with pedestrian and vehicular traffic or block access to nearby businesses.

MM-73: M-5 Any staging of construction vehicles on public streets, including streets outside Century City, shall be approved by LADOT and, if necessary, other appropriate agencies.

MM-74: M-6 If necessary, any traffic lane closures shall be limited to off-peak traffic periods, as approved by LADOT.

MM-75: M-7 Flag persons in adequate number shall be provided to minimize impacts to traffic flow, and to ensure the safe access into and out of the Project Site.

MM-76: M-8 To the extent feasible, the delivery of construction materials shall be scheduled during off-peak traffic periods.

MM-77: M-9 Heavy-duty construction vehicles, except haul trucks, shall arrive at the site no earlier than 7:00 A.M. and depart no later than 6:00 P.M.

MM-78: M-10 The hours and operation of haul trucks transporting demolished materials and excavated soil from the site shall be determined and approved by the City’s Department of Building and Safety prior to the issuance of demolition and grading permits.

MM-79: M-11 Dedicated turn lanes shall be provided for movement of construction trucks and equipment, where space is available and would not result in a safety concern for pedestrians and motorists.

MM-80: M-12 Intersection 42: Century Park West/Constellation Boulevard. Prior to issuance of a Certificate of Occupancy, the Project Applicant shall: (a) restripe the north leg of Century Park West to provide two left-turn lanes and two through lanes in the southbound direction, and (b) modify the traffic signal equipment as necessary, as required by LADOT pursuant to Section 4.E.2 of the WLA TIMP.

MM-81: M-13 In accordance with the Federal Aviation Administration’s maximum height determination for the Project Site, the heights of the north and south buildings under Option A shall be reduced such that the buildings do not exceed a maximum height of 862 feet above mean sea level.

MM-82: M-14 The Conditions of Approval for the Proposed Project shall require that construction contracts prohibit construction workers from traversing through residential areas and require construction workers to use arterial streets to access the Project Site.

MM-83: N-1 The landscaped irrigation system shall be designed, installed, and tested to provide uniform irrigation coverage for each zone. Sprinkler head patterns shall be adjusted to minimize over spray onto walkways and streets. Each zone (sprinkler valve) shall water plants having similar watering needs (i.e., do not mix shrubs, flowers and turf in the same watering zone).


MM-84: N-2 Automatic irrigation timers shall be set to water landscaping during early morning or late evening hours to reduce water losses from evaporation. Irrigation run times for all zones shall be adjusted seasonally, reducing water times and frequency in the cooler months (fall, winter, spring). Sprinkler timer run times shall be adjusted to avoid water runoff, especially when irrigating sloped property.

MM-85: N-3 Selection of drought-tolerant, low water consuming plant varieties shall be used to reduce irrigation water consumption. For a list of these plant varieties, refer to Sunset Magazine, October 1988, ―The Unthirsty 100,‖ pages 74–83, or consult a landscape architect.

MM-86: N-4 The Project Applicant shall install ultra-low-flush high-efficiency toilets, ultra-low-flush high-efficiency urinals, and water-saving showerheads must be installed and limited to one showerhead per shower stall. Low flow faucet aerators shall be installed on all sink faucets.

MM-87: N-5 The Project Applicant shall install domestic water heating systems located in close proximity to point(s) of use, as feasible; use of tank-less and on-demand water heaters as feasible.

MM-88: N-6 The Project Applicant shall install high-efficiency clothes washers where clothes washers are provided, and high-efficiency dishwashers (Energy Star rated) shall be installed where dishwashers are provided.

MM-89: N-7 In an effort to assist the City of Los Angeles in achieving compliance with AB 939 and to support recycling of operational wastes, the Proposed Project would include a residential recycling program.

35. Construction Mitigation Conditions – Prior to the issuance of a grading or building permit the Applicant shall prepare and execute a Covenant and Agreement (Planning Department General Form CP-6770) in a manner satisfactory to the Planning Department binding the Applicant and all successors to the following:

CM-1 That a sign be required on site clearly stating a contact/complaint telephone number that provides contact to a live voice, not a recording or voice mail, during all hours of construction, the construction site address, and the tract map number. YOU ARE REQUIRED TO POST THE SIGN 7 DAYS BEFORE CONSTRUCTION IS TO BEGIN.

a. Locate the sign in a conspicuous place on the subject site or structure (if developed) so that the public can easily read it. The sign must be sturdily attached to a wooden post if it will be freestanding.

b. Regardless of who posts the site, it is always the responsibility of the

applicant to assure that the notice is firmly attached, legible, and remains in that condition throughout the entire construction period.

c. If the case involves more than one street frontage, post a sign on each

street frontage involved. If a site exceeds five (5) acres in size, a separate notice of posting will be required for each five (5) acres, or portion thereof. Each sign must be posted in a prominent location.


CM-2 The applicant shall ensure the following construction Best Management Practices is incorporated within the Storm Water Pollution Prevention Plan (SWPPP):

a. Chapter IX, Division 70b of the Los Angeles Municipal Code addresses grading, excavations, and fills. All grading activities shall require grading permits from the Department of Building and Safety.

b. Excavation and grading activities shall be scheduled during dry weather

periods. If grading occurs during the rainy season (October 15 through April 1), diversion dikes shall be constructed to channel runoff around the site. Channels shall be lined with grass or roughened pavement to reduce runoff velocity.

c. Appropriate erosion control and drainage devices shall be provided to the

satisfaction of the Building and Safety Department. These measures include interceptor terraces, berms, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code, including planting fast-growing annual and perennial grasses in areas where construction is not immediately planned.

d. Stockpiles and excavated soil shall be covered with secured tarps or

plastic sheeting. e. All waste shall be disposed of properly. Use appropriately labeled

recycling bins to recycle construction materials including: solvents, water-based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non recyclable materials/wastes must be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site.

f. Clean up leaks, drips and spills immediately to prevent contaminated soil

on paved surfaces that can be washed away into the storm drains. g. Do not hose down pavement at material spills. Use dry cleanup methods

whenever possible. h. Store trash dumpsters either under cover and with drains routed to the

sanitary sewer or use non-leaking or water tight dumpsters with lids. Wash containers in an area with properly connected sanitary sewer.

i. Use gravel approaches where truck traffic is frequent to reduce soil

compaction and limit the tracking of sediment into streets. j. Conduct all vehicle/equipment maintenance, repair, and washing away

from storm drains. All major repairs are to be conducted off-site. Use drip pans or drop cloths to catch drips and spills.

CM-3 The owner or contractor shall keep the construction area sufficiently dampened to control dust caused by construction and hauling, and at all times provide reasonable control of dust caused by wind.

CM-4 All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.


CM-5 Ground cover in disturbed areas shall be quickly replaced.

CM-6 All on-site haul roads shall be watered twice daily while in use during construction activities.

CM-7 Vehicle speed on unpaved roads shall be reduced to less than 15 miles per hour (mph).

CM-8 The project developer shall provide temporary traffic control during all phases of construction to assist with the improvement of traffic flow.

CM-9 The project developer shall require by contract specifications that all diesel-powered construction equipment and haul trucks used would be retrofitted with after-treatment products (e.g., engine catalysts) to the extent that it is economically feasible and readily available in the South Coast Air Basin.

CM-10 The project developer shall require contract specifications that alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline) would be utilized to the extent that it is economically feasible and the equipment is readily available in the South Coast Air Basin.

CM-11 The project developer shall utilize low-VOC paints on all portions of the proposed structures.

CM-12 General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions..

CM-13 General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.

CM-14 Construction and demolition shall be restricted to the hours of 7:00 am to 6:00 pm Monday through Friday, and 8:00 am to 6:00 pm on Saturday.

CM-15 Construction and demolition activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels.

CM-16 The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices.

CM-17 The project sponsor shall comply with the Noise Insulation Standards of Title 24 of the California Code Regulations, which insure an acceptable interior noise environment.

D. Administrative Conditions:

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

2. Code Compliance. Area, height and use regulations of the (WC)C2 and (WC) C4 zone

classifications of the subject property shall be complied with, except where herein


conditions are more restrictive. 3. Master Covenant. Prior to the issuance of any permits relative to this matter, an

agreement concerning all the information contained in these conditions shall be recorded in the County Recorder’s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assign. The agreement must be submitted to the Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Planning Department for attachment to the file.

4. Definition. Any agencies, public officials or legislation referenced in these conditions

shall mean those agencies, public officials, legislation or their successors, designees or amendment to any legislation.

5. Enforcement. Compliance with these conditions and the intent of these conditions shall

be to the satisfaction of the Planning Department and any designated agency, or the agency’s successor and in accordance with any stated laws or regulations, or any amendments thereto.

6. Project Plan Modifications. Any corrections and/or modifications to the Project plans made subsequent to this grant that are deemed necessary by the Department of Building and Safety or other Agency for Code compliance, and which involve a change in site plan, floor area, parking, building height, yards or setbacks, building separations, or lot coverage, shall require a referral of the revised plans back to the Department of City Planning for additional review and final sign-off prior to the issuance of any building permit in connection with said plans. This process may require additional review and/or action by the appropriate decision making authority including the Director of Planning, City Planning Commission, Area Planning Commission, or Board.

7. Corrective Conditions. The authorized use shall be conducted at all times with due regard for the character of the surrounding district, and the right is reserved to the City Planning Commission, or the Director of Planning, pursuant to Section 12.27.1 of the Municipal Code, to impose additional corrective conditions, if in the decision makers opinion, such actions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property.

8. Indemnification. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City.

9. Utilization of Concurrent Entitlement. Pursuant to CPC-382-SPP-CUB-CU-GB, The subject Project Permit Compliance, Conditional Use for a Master Alcohol Permit, Conditional Use –Automotive Uses, and Development Agreement (CPC-2011-1051-DA), requires completion of all applicable conditions of approval herein to the satisfaction of the Department of City Planning and the effective date of the Project Permit Compliance, Conditional Use for a Master Alcohol Permit, Conditional Use –Automotive Uses and Development Agreement , shall coincide with the term of the Development Agreement, as approved and recommended by the City Planning Commission, and adopted by the City Council.

CPC-2008-4953- CU-CUB-DA-ZAA-SPP-SPR-PA-MISC 2025 Avenue of the Stars F-1

FINDINGS CONDITIONAL USE PERMIT FINDINGS FOR HOTEL USE WITHIN 500 FEET OF RESIDENTIAL ZONE

REQUEST

A Conditional Use Permit (―CUP‖) for hotel use within 500 feet of a residentially zoned property is requested pursuant to LAMC §12.24W.24(a) as the subject property is within 500 feet of residentially zoned property, known as the Century Woods community, a medium density condominium project located to the south and southwest of the subject property. The proposed modification of the Existing Hotel will result in a continuation of hotel use, but with a reduced number of hotel rooms and a reduced square footage of ballroom and meeting space. Specifically, approval of the hotel component of the Project, which is the subject of this CUP request, would reduce the total number of hotel rooms at the subject property from 728 to 394 hotel rooms, and the ballroom and meeting room square footage of the Existing Hotel from 84,275 to 26,250 square feet, thereby reducing hotel impacts. As further described in the findings below, the hotel use proposed for the subject property satisfies the applicable requirements for the use as described in LAMC §12.24.W.24.

1. The proposed location will be desirable to the public convenience or welfare. (LAMC 12.24.E)

The Project would advance the public convenience and welfare by saving the Existing Hotel from demolition and maintaining the eligibility of the Existing Hotel as a historic resource. The Existing Hotel, designed in 1963 by Minoru Yamasaki, has been utilized on a continual basis as a hotel for over 45 years. The Existing Hotel is eligible for (1) designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance and (2) listing in the California Register of Historical Resources. The Project will retain the current hotel use with a reduced number of hotel rooms and a reduced square footage of ballroom and meeting room space, while maintaining eligibility of the Existing Hotel under both sets of historic preservation criteria by retaining key character-defining features and maintaining view corridors to and from the Existing Hotel along Avenue of the Stars. The Applicant, working with the Los Angeles Conservancy and National Trust, has developed treatment protocols to ensure the preservation of the key character-defining features of the Existing Hotel. This treatment protocol is based on the Secretary of the Interior’s Standards for Rehabilitation, published by the National Park Service (Department of the Interior regulations, 36 C.F.R. Part 67). The rehabilitation of the Existing Hotel consistent with this protocol will avoid a potential significant impact to an important historic resource. The rehabilitation of the Existing Hotel in its current location will be desirable for the public convenience by establishing new access points to the subject property and creating an over 1.5-acre, publicly accessible plaza with landscaped corridors to improve pedestrian access to the subject property and connectivity with surrounding parcels and transit stops in the center of Century City. On the east side of the Rehabilitated Building, the Project will fill in the existing sunken plaza, which now acts as a barrier to pedestrians, with new construction at varying depths to re-engage the Rehabilitated Building and the rest of the subject property with Avenue of the Stars. The new infill constructed would be at varying depths to allow for new uses within the plaza while still providing an appropriate reference to the sunken plaza as it currently exists and maintaining the eligibility of the subject property for future designation as a City Cultural Historic monument and for listing in the California Register. Approximately 5,276 square feet of single-story restaurant uses, outdoor seating areas, water features, landscaping, and hardscape would be provided along Avenue of the


Stars to complement the uses of the Rehabilitated Building. The introduction of these pedestrian amenities along the Avenue of the Stars frontage would serve to reactivate the pedestrian realm in front of the Rehabilitated Building. A series of pedestrian walkways would provide connections between the Avenue of the Stars frontage and the plaza to the west of the Rehabilitated Building. The primary and most prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating a publicly accessible pedestrian walkway connecting Avenue of the Stars and the new uses within the in-filled sunken plaza to the plaza to the west and to Constellation Boulevard, creating landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center where none currently exists. The amenities provided within and surrounding the Rehabilitated Building and the new pedestrian access opportunities will improve accessibility and habitability for the hotel guests, residents and office occupants of the Project and surrounding developments and will minimize the Project’s impact on neighboring properties. In addition to the planning, land use and historic resource preservation benefits associated with the Project, the hotel component of the Project would be desirable to the public convenience and welfare by injecting new economic life into Century City. The hotel use will generate jobs and sales, gross receipts and transient occupancy tax for the City and will provide demand and a customer base for the retail and restaurant uses at the subject property and surrounding developments.

2. The proposed location is proper in relation to adjacent uses or the development of

the community. (LAMC 12.24.E)

The rehabilitation of the Existing Hotel with hotel and residential uses is consistent with the Century City North Specific Plan and is proper in relation to adjacent uses and the development of the community. The rehabilitation of the Existing Hotel will not be materially detrimental to the character of development in the immediate neighborhood. The renovation and rehabilitation of the Existing Hotel will result in the retention of the building as the focal point of the subject property and will enhance its visual appeal. The Existing Hotel has been utilized on a continual basis as a hotel for over 45 years. The Existing Hotel is eligible for (1) designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance and (2) listing in the California Register of Historical Resources. The Project will maintain the eligibility of the Existing Hotel under both sets of historic preservation criteria by retaining key character-defining features and maintaining view corridors to and from the Existing Hotel along Avenue of the Stars, preserving the existing character of the community as viewed from Avenue of the Stars. The Rehabilitated Building will retain many of the exterior features of the Existing Hotel, including original shape, setback and the majority of the original exterior building materials. The shape of the existing driveway along Avenue of the Stars would be retained and used as the main entry point for all uses on the subject property. The one to two story ancillary retail/restaurant buildings surrounding the plaza to the west of the Rehabilitated Building, the connection from Avenue of the Stars to the rest of the subject property by the infilling of the sunken plaza, and the introduction of the breezeway through the Rehabilitated Building, will provide pedestrian scale and activate the street level use of the subject property by the public. Development of the north and south buildings in conjunction with the rehabilitation of the Existing Hotel is also consistent with the Century City North Specific Plan, is proper in


relation to adjacent uses and the development of the community and will not be materially detrimental to the character of development in the immediate neighborhood. The Project’s mixed-use high-rise buildings will be developed as two slender contemporary 46-story buildings that will create a backdrop for the Rehabilitated Building. By aligning the new buildings with the centerline of the Rehabilitated Building and plaza in the east/west axis, a geometry is established that integrates the proposed uses into a single mixed-use development that complements the Rehabilitated Building and makes it the preeminent building on the subject property and a community focal point connecting the subject property with surrounding parcels. The subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by mid- to high-rise office, retail, and existing and future multi-family land uses. Development of the hotel uses at the subject property will be compatible with the current use of the subject property and these surrounding uses. Surrounding mid- and high-rise structures include the recently completed building known as ―The Century,‖ a 40-story residential condominium project developed by Related Companies abutting the Project to the south, the previously approved Constellation Park, consisting of two 47-story towers and one 12-story condominium building, located diagonally across the intersection of Avenue of the Stars and Constellation Place, and the 39-story residential tower recently approved as part of the Westfield Century City Shopping Center expansion. The recently constructed CAA Building at 2000 Avenue of the Stars, consisting of a 12-story building totaling approximately 790,000 square feet of office space, is located immediately east of the subject property across Avenue of the Stars. In addition to these new developments, existing high-rise structures dominate the Century City landscape. Two high-rise office buildings, the 39-story AIG Sun America Center and the 35-story MGM Tower are located immediately north and west of the subject property, respectively. The twin, 44-story Century Plaza Towers are located to the east of the CAA Building. The 34 story Fox Plaza office tower is located across Olympic Boulevard to the southwest of the subject property. Parking will be provided in full conformance with Code requirements, and the residential component will satisfy Code as well as the Advisory Agency’s parking policy for condominiums. The majority of Project parking will be located in an on-site five level subterranean garage. The Project will also utilize 400 parking spaces located in an existing off-site parking garage within 100 feet from the subject property. These off-site spaces are secured through a recorded covenant as required by Code.

3. The proposed location will not be materially detrimental to the character of

development in the immediate neighborhood. (LAMC 12.24.E)

Medium and low density residential uses are located near Century City’s commercial and mixed-use high-rise developments. To the southwest of the subject property are the Century Woods condominiums, a medium-density residential complex located at the corner of Century Park West and Olympic Boulevard. The Park Place Condominiums development is located to the southeast of the subject property, across Olympic Boulevard. The Rehabilitated Building will maintain the same location, the same height and the same massing in relation to surrounding residential uses, including the Century Woods condominium project, as does the Existing Hotel. Pool uses associated with the Existing Hotel will be relocated from the west of the Existing Hotel to the rooftop of the Rehabilitated Building, and therefore farther from medium density residential development at Century Woods. The presence of existing walls and mature vegetation as well as the architectural and landscaping features incorporated into the Project would continue to provide a buffer


between the Rehabilitated Building and the Century Woods development. In addition, permanent roadway easements buffer the subject property from each abutting private property and provide an effective physical setback with respect to the uses to the south, west and southwest of the subject property, including the Century Woods development. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. The Rehabilitated Building would be buffered from all of these areas by existing structures. Given the distance of the structures from nearby residences and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to any surrounding land uses. From the Century Woods development, the north and south buildings will appear in the foreground, with numerous other high-rise towers surrounding the subject property to the north, south, east and west. Although the south building, like The Century, would be apparent from Century Woods because of the height and mass of the structure, all views of the Rehabilitated Building and the north and south buildings would continue to be partially buffered by the existing screen of mature trees and landscaping that provides a visual buffer between the Century Woods low-rise development and the high-density, mid- and high-rise development that characterizes the Century City core. While the Project would alter views towards the subject property from the Century Woods condominium development, these views are already characterized by numerous high-rise buildings that are part of the Century City skyline. The presence of existing walls and mature vegetation as well as the architectural and landscaping features incorporated into the Project would continue to provide a buffer between the Rehabilitated Building and the Century Woods development. On the basis of the foregoing, the development of the Project and the incidental sale of alcohol will not be materially detrimental to the character of development in the immediate neighborhood.

4. The proposed location will be in harmony with the various elements and

objectives of the General Plan.

The Project will be in harmony with the various elements and objectives of the General Plan. The subject property is located within an area designated as Regional Center in the General Plan and as a ―Regional Center Commercial‖ in the West Los Angeles Community Plan. The subject property is located entirely within the boundaries of the West Los Angeles Community Plan. The proposed uses of the property are consistent with each of these designations. The site is zoned C2, which is a corresponding zone of the Regional Center Commercial land use designation. Therefore, the Project is consistent with the uses permitted by General Plan. a. General Plan Framework Element The Framework Element defines ―Regional Centers‖ as ―the focal points of regional commerce, identity, and activity.‖ Regional Centers are also envisioned as ―high density places.‖ Century City is an intensively developed urban community that serves as a major employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. The Project will be a mixed-use project in the heart of Century City. The development of complementary office, residential, hotel, retail and restaurant uses at the subject property will advance specific overarching planning objectives set forth in the Framework Element of the General Plan, including the establishment of a ―[m]ixed use center that provide[s] jobs,


entertainment, culture, and serve[s] the region‖ and meeting the demand for housing adjacent to the jobs rich Century City Specific Plan area. The General Plan and the Community Plan encourage the enhancement of Century City’s ―regional commerce, identity and activity‖ and higher-density development along transit corridors in Regional Centers. The Project would contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density core. The Project would enhance the synergistic development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is a mature employment hub. The addition of residential, hotel and retail/restaurant uses at the subject property will further enhance the center of Century City’s ―regional commerce, identity and activity.‖ The Project’s scale, massing and building placement respect and complement the Existing Hotel, maximize the open space on the subject property and respond to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City. The Project’s hotel, retail and restaurant uses and publicly accessible plaza and pedestrian pathways comply with Framework Element Policy 3.10.3, which calls for Regional Centers to promote ―high-activity areas in appropriate locations that are designed to introduce pedestrian activity.‖ In furtherance of Framework Element Design and Development Policy 3.10.5, pedestrian-oriented open space, outdoor seating, landscaping and other amenities will be incorporated in the over 1.5-acre publicly accessible plaza and the other publicly accessible spaces around the subject property. The plaza and all of the publicly accessible spaces on the subject property will be extensively landscaped and built with high quality hardscape materials to create an active urban gathering space. The Project conforms to the Open Space policies of the Framework Element, including Policy 6.4.8 which encourages projects that ―maximize the use of existing public open space resources at the neighborhood scale and seek new opportunities for private development to enhance the open space resources of the neighborhoods‖ and encourages the development of public plazas, residential commons and rooftop spaces, including pathways and connections that may be improved to serve as neighborhood landscape and recreation amenities. The Project has been specifically designed to provide new publicly accessible plazas and to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby transit stops. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. The Project would provide a total of approximately 3.70 acres of common and private open space under the With Office Scenario and a total of approximately 3.80 acres of common and private open space under the Without Office Scenario. Specifically, under the With Office Scenario, the Project would provide approximately 3.40 acres of common open space, while the Without Office Scenario would provide approximately 3.44 acres of common open space.


Under both scenarios, this common open space would consist of, at ground level, a publicly accessible plaza of 1.66 acres accessible from Avenue of the Stars through an open lobby or ―breezeway‖ that would extend through the center of the Rehabilitated Building. The introduction of landscaping, numerous water features, and outdoor seating areas and gathering spaces will create an aesthetically pleasing environment on the subject property, converting what is currently a single-function private use to an attractive and publicly-accessible community gathering space available to occupants of the commercial space, guests of the hotel space, residents, and other visitors. The common open space would also include landscaped roof terraces and indoor recreation areas. With respect to landscaped roof terraces, both scenarios would provide approximately 1.48 acres of landscaped roof terrace areas available to residents and hotel guests. With respect to indoor recreation areas, the Without Office Scenario would provide approximately 0.31 acres of indoor recreation area. In addition to the common open space resources described above, the Project would also provide private open space in the form of balconies available to the residents of the Project’s individual dwelling units. The Without Office Scenario would provide approximately 0.36 acres of private open space. The land use chapter of the Framework Element also encourages the creation of ―Transit Stations,‖ defined as a concentration of varied and diverse uses ―within one quarter mile of the transit station.‖ Framework Element Goal 3K calls for ―transit stations to function as a primary focal point of the City’s development.‖ The Project site plan has been designed to advance these goals and principles of the Framework Plan, including an emphasis on connecting mixed-use development with public transit infrastructure. To that end, the Project site plan will be tailored to accommodate a future Purple Line subway portal in the event Metro decides to pursue/fund this transit station. b. Transportation Element The Project, including the hotel and meeting room use, will advance numerous goals and policies contained in the Transportation Element. Chief among them is Objective 3, which calls for the City to ―[s]upport development in regional centers . . . major activity areas and along mixed-use boulevards as designated in the Community Plans.‖ The Project is consistent with the policies supporting this goal, including the following:

Policy 3.5: Encourage and seek the formation of public/private partnerships when developing centers and districts and provide appropriate transportation facilities and/or related programs, to the maximum extent feasible. Policy 3.7: Promote the development of transit alignments and station locations which maximize transit service to activity centers and which permit the concentration of development around transit stations. Policy 3.10: Reinforce existing and encourage the development of new regional centers that accommodate a broad range of uses that serve, provide job opportunities, and are accessible to the region, are compatible with adjacent land uses and are developed to enhance urban lifestyles. Policy 3.12: Promote the enhancement of transit access to neighborhood districts, community and regional centers, and mixed-use boulevards. Policy 3.13: Enhance pedestrian circulation in neighborhood districts, community centers, and appropriate locations in regional centers and along mixed-use boulevards; promote direct pedestrian linkages between transit portals/platforms and adjacent commercial development through facilities orientation and design.


Policy 3.16: Promote implementation of the Land Use/Transportation Policy as adopted by City Council and endorsed by the Metro Board which encourages economic development in proximity to transit centers.

The Project is an infill development that conforms to the Transportation Element’s policies and objectives with respect to location of density near transit, promotion of transit usage, pedestrian friendly and walkable neighborhoods and use of public private partnerships to facilitate development of transit. The Project also supports regional and state mandated policies for smart growth and reduction in vehicle miles traveled. Public transit service in the Project area is provided in the form of local, express, and commuter bus service. Public transit service in the Project area is provided in the form of local, express, and commuter bus services which collectively comprise a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within one-quarter mile of the subject property. The provision of a mix of residential, hotel, retail and office uses at the core of Century City will allow hotel guests, residents and office tenants to walk to a variety of on- and off-site amenities and will assist in reducing vehicle miles traveled. In conformity with Policy 3.13, the Project has been specifically designed to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby transit stops. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. The primary and most prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating an open pedestrian walkway connecting Avenue of the Stars and the new uses within the in-filled sunken plaza to the plaza to the west and to Constellation Boulevard. Consistent with Policies 3.5, 3.7, 3.12 and 3.16, the Project’s site plan is designed to accommodate a future Purple Line subway and subway portal (should it be pursued by the Metro). c. Land Use Element – West Los Angeles Community Plan The proposed mixed-use, transit-integrated development advances a number of specific goals and objectives contained in the Community Plan. These include:

Objective 1-1.3: Provide for adequate multi-family residential development. Policy 1-2.1: Locate higher residential densities near commercial centers and major bus routes where public service facilities and infrastructure will support this development. Goal 2: A strong and competitive commercial sector which promotes economic vitality, serves the needs of the community through well designed, safe and accessible areas while preserving historic and cultural character. Objective 2-1: To conserve and strengthen viable commercial development and to provide additional opportunities for new commercial development and services within existing commercial areas:


Objective 2-2: To promote distinctive commercial districts and pedestrian-oriented areas. Policy 2-2.1: Encourage pedestrian-oriented design in designated areas and in new development. Policy 2-2.2: Promote mixed-use projects along transit corridors and in appropriate commercial areas. Policy 2-2.3: Require that mixed-use projects and development in pedestrian oriented districts be designated and developed to achieve a high level of quality, distinctive character and compatibility with existing uses. Policy 2-2.5: Require that the first floor street frontage of structures, including mixed-use projects and parking structures located in pedestrian oriented districts incorporate commercial uses. Policy 2-3.2: Require that commercial projects be designed and developed to achieve a high level of quality, distinctive character and compatibility with surrounding uses and development. Objective 17-1.1: Encourage the preservation, maintenance, enhancement and reuse of existing historic buildings and the restoration of original facades.

The subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by high-rise office, retail, and existing and future multi-family land uses. The Project will include a mix of complementary hotel, residential condominium and office uses together with ground level restaurant and retail space, meeting the economic and design goals of the Community Plan, and is designed to encourage public pedestrian circulation and walkability of the subject property. The Rehabilitated Building will include a mix of complementary hotel, residential condominium and office uses together with ground level restaurant and retail space, meeting the economic and design goals of the Community Plan, and is designed to encourage public pedestrian circulation and walkability of the subject property. The Rehabilitated Building will be compatible with surrounding commercial and residential high-rise development. Development of the two mixed-use residential buildings with extensive commercial options surrounding a publicly accessible plaza is consistent with other mixed-use high-rise development in the Century City area. The Project’s high-rise structures occur as in-fill as the subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by mid- and high-rise office, retail, and existing and future multi-family land uses. Surrounding high-rise structures include the recently completed building known as ―The Century,‖ a 40-story residential condominium project developed by Related Companies abutting the subject property to the south, the previously approved Constellation Park, consisting of two 47-story towers and one 12-story condominium building, located diagonally across the intersection of Avenue of the Stars and Constellation Place, and the 39-story residential tower recently approved as part of the Westfield Century City Shopping Center expansion. The recently constructed CAA Building at 2000 Avenue of the Stars, consisting of a 12-story building totaling approximately 790,000 square feet of office space, is located immediately east of the subject property across Avenue of the Stars.


The Project will be compatible with surrounding commercial and residential high-rise development and will provide residential density near commercial centers and major bus routes where public service facilities and infrastructure will support this development, consistent with Policy 1-2.1. The renovation and rehabilitation of the Existing Hotel satisfies Community Plan Goal 17 which seeks the preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance and provides a distinctive character to the subject property, reflecting both the history and the future of Century City. Intensive landscaping will address Objective 2-2 and will create a better pedestrian environment and experience for Century City and enhance connectivity between pedestrians and transit. The Project will significantly improve the pedestrian connectivity between the subject property and surrounding public streets by establishing new access points and creating an inviting, urban publicly accessible plaza. When completed, the plaza will be a gathering place for guests of the Rehabilitated Building and the residents and occupants of the new north and south buildings, as well as the public. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the site and the Westfield Century City Shopping Center. The primary and most prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating a public pedestrian connection through the subject property where none exists today. Consistent with Community Plan objectives, the Project will convert the existing unused and largely inaccessible area fronting Avenue of the Stars into a pedestrian-friendly space. On the east side of the Rehabilitated Building, the existing sunken plaza, which now acts as a barrier to pedestrians, will be filled in to varying depths to allow for new uses within the plaza while still providing an appropriate reference to the plaza as it exists today. Approximately 5,276 square feet of single-story restaurant uses, plus outdoor seating areas, water features, landscaping, and hardscape would be provided along Avenue of the Stars. The introduction of these pedestrian amenities along the Avenue of the Stars frontage would serve to reactivate the pedestrian realm in front of the Rehabilitated Building. A series of pedestrian walkways would provide connections between the Avenue of the Stars frontage and the plaza west of the Rehabilitated Building via a breezeway through the Rehabilitated Building. The portion of the subject property surrounding the new buildings will be extensively landscaped to create a network of green, walkable corridors linking the subject property with the surrounding Century City community. Community Plan Objective 2-3, which calls for the aesthetic enhancement of commercial areas, will be satisfied by (1) the renovation and rehabilitation of the Existing Hotel, which will enhance its visual appeal while retaining the Existing Hotel’s distinctive form, shape, footprint, and massing, (2) the contemporary design of the new buildings that are complementary to the Rehabilitated Building, and (3) the incorporation on the east side of the Rehabilitated Building of approximately 5,276 square feet of single-story restaurant uses, plus outdoor seating areas, water features, landscaping, and hardscape along Avenue of the Stars. The plaza area will include an outdoor public art program and sculpture gardens further enhancing the commercial areas of the Project.


d. Air Quality Element. The Air Quality Element includes the following goals:

Good air quality in an environment of continued population growth and healthy economic structure;

Less reliance on single-occupant vehicles with fewer commute and non-work trips;

Minimize impacts of existing land use patterns and future land use development on air quality by addressing the relationship between land use, transportation and air quality;

Energy efficiency through land use and transportation planning.

The Project is consistent with these Air Quality Element goals. The Project is an infill development. Through conformance with Land Use Element and Transportation Element policies and objectives with respect to location of density near bus routes and (future) rail transit, promotion of transit usage, and creation of pedestrian friendly and walkable neighborhoods, the Project meets the goals of the Air Quality Element to address the relationship between development and air quality. The extensive transit available in the vicinity of the subject property and the development of the subject property with a mix of residential, hotel, retail and office uses at the core of Century City will allow residents and office tenants to walk to a variety of on- and off-site amenities and will assist in reducing vehicle miles traveled. By improving pedestrian access to the subject property and connectivity with surrounding parcels and nearby transit stops, the Project creates a pedestrian link through the center of Century City, providing a pleasant alternative to travel by automobile. The Project will incorporate a variety of green building elements, including the use of efficient water management techniques and other sustainability features and is seeking certification for a LEED Silver rating. The General Plan does not specifically designate uses permitted by conditional use. Los Angeles Municipal Code Section 12.24-W.1 permits the requested use within the C2 zone. Alcohol service is ancillary and a normal complement to hotel, retail and restaurant uses in a mixed-use project. The Project EIR includes a more detailed analysis of the Project’s consistency with applicable general plan elements and land use plans.

MASTER CONDITIONAL USE PERMIT FINDINGS FOR SALE OR DISPENSING OF ALCOHOLIC BEVERAGES (MASTER CUB) Request The instant request is for a master conditional use permit (―Master CUB‖) pursuant to LAMC §l2.24.W.1 to permit the sale or dispensing for consideration of alcoholic beverages, including beer and wine, for on-site consumption within up to five separate facilities and/or as an incidental business in or accessory to the operation of a hotel and apartment hotel and for two off-sale permits for use in connection with catering and a retail food and beverage shop. The Master CUB would replace the four existing permits associated with the ongoing operation of the Century Plaza hotel on the subject property.


The Project’s hotel use is considered a single establishment for purposes of this request and would include various types of on-site alcohol sales (―on-sale‖) such as room service, catering, a hotel bar, meeting rooms and ballrooms, a pool bar/lounge, in-room mini-bars, and room service. This request also includes room service from the hotel to residences in the proposed mixed-use and residential buildings located adjacent to the hotel on the subject property. A hotel restaurant would offer on-site alcoholic beverage service for consideration as a separate establishment. A permit for sale of alcohol for off-site consumption (―off-sale‖) is also requested for the hotel, for use in catering. These licenses would replace four current licenses for the hotel property (two for on-sale general eating place, one for on-sale portable bar, and one off-sale catering permit). Up to three restaurant uses with cocktail lounges are proposed for the commercial retail areas of the Project adjacent to the publicly accessible plaza and in the retail area adjacent to Avenue of the Stars. A permit for sale of alcohol for off-site consumption is also requested for the establishment of a retail food and beverage shop in this area. Separate applications for individual retail/restaurant premises will be subsequently made pursuant to Plan Approval procedures, as further described below. FINDINGS

1. The location of the project will be desirable to the public convenience or welfare.

The instant request is to permit up to five establishments within the subject property to sell and/or dispense alcoholic beverages for on-site consumption, comprised of (a) a single establishment hotel including various types of on-site alcohol sales, including room service, catering, a hotel bar, meeting rooms and ballrooms, a pool bar/lounge, in-room mini-bars, and room service in residential portions of the new north and south buildings, (b) a hotel restaurant offering on-site alcoholic beverage service for consideration as a separate establishment and (c) three restaurant uses with cocktail lounges in retail areas located at the ground floor of the subject property. In addition, the instant request is to permit up to two permits for sale of alcohol for off-site consumption in connection with continuation of catering by the hotel and for a Project and neighborhood serving retail food and beverage shop. It is anticipated that the latter would serve the needs of the onsite hotel guests, residential owners and commercial tenants in the Project and the community, as well as other patrons. The Master CUB would replace the four existing permits (three on-sale and one off-sale) associated with the subject property. The subject property is developed with the Existing Hotel, which has been in operation since 1966. The subject property is located in a highly urbanized setting with a diverse mix of residential and commercial uses. The Project proposes to develop the subject property with a mixed-use development containing approximately 1,487,248 square feet (in the With Office Scenario) or 1,490,966 square feet (in the Without Office Scenario) of existing and new development, at the discretion of the Applicant. Development of the Project would retain and convert the Existing Hotel into a mixed-use Rehabilitated Building containing retail, restaurant, meeting/ballrooms, spa and fitness, and separate hotel and residential lobby/amenity areas at the first two floors, and 63 residential condominiums and 394 hotel rooms distributed throughout the remaining floors. The new north and south buildings would be symmetrically positioned behind (west of) the Rehabilitated Building adjacent to its central axis. The south building will contain residential uses only while the north building would include either a mix of residential and office uses (the ―With Office Scenario‖) or residential uses only (the ―Without Office Scenario‖), at the Applicant’s discretion. The commercial portion of the Project will include ground floor


commercial retail uses of approximately 93,840 square feet of floor area surrounding a publicly accessible plaza and within an infill area adjacent to Avenue of the Stars in the current location of the sunken plaza where two, one-story retail buildings are proposed. Water features, landscaping, and hardscape would be provided in both outdoor areas. A component of a mixed-use project, such as the proposed Project, would include the sale and/or dispensing of alcoholic beverages, along with the bona fide service of food and the sale of specialty food items. In particular, restaurants promote pedestrian activity, and the serving of alcoholic beverages is a component of the proposed types of restaurants. In addition, sale and service of alcohol is a function of the existing and proposed hotels, which typically provide various types of alcohol sales, such as room service, catering, a hotel bar, service in meeting rooms and ballrooms, at pool bars, and to rooms through in-room mini-bars and room service. Room service is proposed to be available to residents in the residential portions of the north and south buildings. Development of the Project would enhance the development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. To assure the public convenience and welfare, the following general restrictions under the Master CUB would apply to all on-sale licenses:

Restaurants will be full-service bona fide eating places; however, alcohol without a food order would be permitted within the separate cocktail lounges in the hotel and with room service.

Parking requirements for all uses on the subject property, including the restaurants, retail premises and office and residential uses will be fully met.

It is anticipated that a full line of alcoholic beverages will be sold and/or dispensed at all premises, including restaurants and any retail shop.

No game machines of any type will be permitted.

There will not be a minimum age for patrons of restaurants or hotel facilities, or the retail food and beverage shop, however access to cocktail lounges will be restricted to those of the legal age for consumption of alcohol, which will be strictly enforced by the staff of the hotel and restaurants.

The public convenience and welfare will be positively served by providing a full service hotel and a diversity of restaurant and retail choices. The location of the Project will provide convenient access by hotel patrons, commercial tenants and residents of the Project and for surrounding residents and businesses to several quality restaurants and a neighborhood serving retail food and beverage shop, as well as provide gathering places where patrons can relax and congregate. In addition, the requested uses are substantially similar to existing uses at the subject property; the requested permits will replace those of the existing hotel which currently has permits for on-sale and off-sale and dispensing of alcohol. In consideration of the location and character of the proposed operations, it is anticipated that the restaurants will attract patrons primarily interested in full meal service or light snacks and accompanying alcohol. The food and beverage shop will attract individuals, again likely drawn primarily from hotel guests, residents and tenants of the Project and of the surrounding area and will therefore serve the convenience and/or general welfare of the local public. Because the request is for approval of a Master CUB, under which subsequent Plan Approval applications would be made as individual commercial tenants and the hotel


operator seek approval for specific premises, many aspects of the proposed uses cannot be described at this time. These include the square footage of the proposed restaurants, cocktail lounges, restaurant and retail establishments, proposed hours of operation, occupancy loads, entertainment, security measures and numbers of employees. As part of each Plan Approval and to ensure that the Project would not create any detrimental impacts on the surrounding area, the specific details of each establishment would be reviewed pursuant to the Plan Approval process by the Planning Department, the Police Department and the Council office. Security plans, floor plans, seating limitations, and other recommended conditions, as well as the mode and character of the operation, can be addressed and assured through the imposition of site-specific conditions. This extra protection would ensure that no adverse impacts would result due to Project’s on-sale and off-sale licenses. With respect to the economic welfare of the community, the proposed establishments will serve as accessory uses to the primary role of the Project as a mixed-use commercial, hotel and residential complex and to the urban commercial character of Century City in general. The non-hotel portions of the Project will contain restaurants and a retail food and beverage shop, and will not contain any type of use which may typically be associated with adverse effects upon the economic health of a neighborhood, such as a liquor store, or stand-alone nightclub. The Project will positively affect the economic vitality of the community by comprising a well-balanced development including hotel, office and restaurant uses, retail spaces and residential units. 2. The proposed location is proper in relation to adjacent uses or the development of

the community. The subject property is located within an area designated as Regional Center in the General Plan and has a Land Use Designation of ―Regional Commercial‖ in the West Los Angeles Community Plan. According to the Community Plan, Regional Commercial sites are primarily improved with high-rise office buildings, large hotels, and an entertainment center and regional shopping center. The Framework Element de fines ―Regional Centers‖ as ―the focal points of regional commerce, identity, and activity.‖ Regional Centers are also envisioned as ―high density places.‖ The subject property is zoned C2-2-O that allows office, retail, restaurant and multifamily residential uses and is a corresponding zone in the Regional Commercial Land Use designation. The C2 zone is a zone which permits a request for the sale or dispensing of alcoholic beverages with an approved Conditional Use Permit. The area surrounding the subject property is developed with a variety of medium and high density commercial and restaurant uses. The Project is consistent with these adjacent uses in that it is located in a highly urbanized setting characterized by a wide mix of retail, commercial, restaurant, movie theater, parking and multi-family residential uses. The Project is a unified development, which will integrate residential, office, hotel and retail/restaurant uses in a Regional Center, thereby attracting a substantial residential, working and visiting population. The Project will develop an integrated center by providing shopping and dining choices, outdoor spaces and amenities, together with an over 1.5-acre publicly accessible plaza. The sale of alcohol will be within a carefully controlled, environment. The Project will have an on-site security plan that will serve as a safeguard against any potential nuisances associated with on-site alcoholic consumption. The architecture of the buildings and their uses will be compatible with adjacent properties and uses, and with the provisions of the City’s General Plan, including the West Los


Angeles Community Plan, and the Century City North Specific Plan. Onsite parking will be easily accessible for patrons of the facilities. There will be no signs visible on the outside of the complex indicating the availability of alcoholic beverages. Hours of operation, as approved under subsequent plan approval applications, will be consistent with and appropriate for the urban, cosmopolitan character of the Century City area. All retail uses and the restaurants will abut either Avenue of the Stars, Constellation Boulevard be located within the hotel or within the over 1.5-acre publicly accessible plaza, focused inward toward the subject property. This will place them well within the sphere of abutting compatible commercial uses and away from existing residential uses at the Century Woods condominium project, a medium-density residential complex located to the southwest of the subject property. The inward focus of the Project restaurants and retail establishments on the subject property, the presence of existing walls and mature vegetation, and the existing 20-foot wide private roadway to the Century Park West Garage as well as the architectural and landscaping features incorporated into the Project will provide effective buffering between the proposed retail and restaurant development and the Century Woods development. 3. The proposed location will not be materially detrimental to the character of

development in the immediate neighborhood. The offering of alcoholic beverages at the subject property will not be out of character with, or detrimental to the character of, development in the immediate neighborhood. The Project will be compatible with surrounding commercial and residential high-rise development and the character of development in the surrounding neighborhood by providing a significant, mixed-use development with incidental alcohol sales. There are no schools or parks within 1,000 feet of the subject property. To ensure that the sale of alcoholic beverages would not create any detrimental impacts on the surrounding area, the specific details of each establishment would be reviewed pursuant to the Plan Approval process. The subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by high-rise office, retail, and existing and future multi-family land uses. Development of the two mixed-use residential buildings with extensive commercial options surrounding a publicly accessible plaza is consistent with other mixed-use high-rise development in the Century City area. Medium and low density residential uses are located near Century City’s commercial and mixed- use, high-rise developments. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. The proposed high-rise structures would be buffered from all of these areas by existing structures. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to any surrounding single-family land use. None of the roads that are adjacent to the subject site lead directly to the single family residential areas. To the southwest of the subject property is the Century Woods condominium project, a medium-density residential complex located at the corner of Century Park West and Olympic Boulevard. The setback of the buildings on the subject property, the inward focus of the Project restaurants and retail establishments on the subject property, the presence of existing walls and mature vegetation and the existing private roadways on the west, south and southwest of the subject property, as well as the architectural and landscaping features


incorporated into the Project will provide effective buffering between the proposed retail and restaurant development and the Century Woods development. Parking will be provided in full conformance with Code requirements. The majority of Project parking will be located in an on-site five level subterranean garage. In total, the Project will provide 2,453 parking spaces in the With Office Scenario of which 2,053 will be on site and 2,480 parking spaces in the Without Office Scenario, of which 2,080 will be on-site. The additional 400 parking spaces will be located in an existing off-site parking garage within 100 feet from the subject property. The off-site spaces are secured through a recorded covenant as required by Code. On the basis of the foregoing, the development of the Project and the incidental sale of alcohol will not be materially detrimental to the character of development in the immediate neighborhood. 4. The proposed use will be in harmony with the various elements and objectives of

the General Plan. The Project will be in harmony with the various elements and objectives of the General Plan. The subject property is located within an area designated as Regional Center in the General Plan and as a ―Regional Center Commercial‖ in the West Los Angeles Community Plan. The subject property is located entirely within the boundaries of the West Los Angeles Community Plan. The proposed uses of the property are consistent with each of these designations. The site is zoned C2, which is a corresponding zone to the Regional Commercial land use designation. Therefore, the Project is consistent with the uses permitted by General Plan. The Project will be a mixed-use project in the heart of Century City. The development of complementary office, residential, hotel, retail and restaurant uses at the subject property will advance specific overarching planning objectives set forth in the Framework Element of the General Plan, including the establishment of a ―[m]ixed use center that provide[s] jobs, entertainment, culture, and serve[s] the region‖ and meeting the demand for housing adjacent to the jobs rich Century City Specific Plan area. The General Plan and the Community Plan encourage the enhancement of Century City’s ―regional commerce, identity and activity‖ and higher-density development along transit corridors in Regional Centers. The Project’s hotel, retail and restaurant uses and publicly accessible plaza and pedestrian pathways comply with Framework Element Policy 3.10.3, which calls for Regional Centers to promote ―high-activity areas in appropriate locations that are designed to introduce pedestrian activity.‖ In furtherance of Framework Element Design and Development Policy 3.10.5, pedestrian-oriented open space, outdoor seating, landscaping and other amenities will be incorporated in the plaza and the other publicly accessible spaces at the subject property. The plaza and all of the publicly accessible spaces on the subject property will be extensively landscaped and developed with pedestrian, retail and restaurant activities to create an active, high-quality urban gathering space. The General Plan does not specifically designate uses permitted by conditional use. Los Angeles Municipal Code Section 12.24-W.1 permits the requested use within the C2 zone. Alcohol service is ancillary and a normal complement to hotel, retail and restaurant uses in a mixed-use project. The Project EIR includes a more detailed analysis of the Project’s consistency with applicable general plan elements and land use plans.


Additional information/findings for Master CUB: 5. The proposed use will not adversely affect the welfare of the pertinent community. The subject property is located in the C2-2-O zone, which is a corresponding zone which permits a request for the sale or dispensing of alcoholic beverages. The surrounding area is developed with a variety of commercial and restaurant uses. The public convenience and welfare will be positively served by the Project through its provision of a full service hotel and a diversity of restaurant and retail choices. The location of the Project will provide convenient access by hotel patrons, commercial tenants and residents of the Project and the surrounding developments to several quality restaurants and a specialty food item facility, as well as provide gathering places where patrons can relax and congregate. The Project will rehabilitate an Existing Hotel which currently has permits for on-sale and off-sale dispensing of alcohol. The operations of the hotel and the dispensing of alcohol have been in full compliance with the existing permits fully demonstrating the applicant’s responsibility to the community. In consideration of the location and character of the proposed operations, it is anticipated that the restaurants will attract patrons primarily interested in full meal service or light snacks and accompanying alcohol. The retail food and beverage shop will attract individuals, likely drawn primarily from hotel guests, residents and tenants of the Project and of the surrounding neighborhood and will therefore serve the convenience and/or general welfare of the local public. With respect to the economic welfare of the community, the proposed establishments will serve as upscale uses accessory to the primary role of the Project as a mixed-use commercial, hotel and residential complex and to the urban commercial character of Century City in general. The Project will contain restaurants and a retail food and beverage shop. The Project will positively affect the economic vitality of the community by comprising a well-balanced development including the hotel and restaurant uses, retail spaces and residential units. The proposed Master CUB will positively serve the public welfare by providing an amenity that supplements the redevelopment the hotel site and generating additional jobs sales tax and transit occupancy tax revenues and by providing additional short-term and long-term employment opportunities to area residents. Ample on-site parking is accessible and security will be provided as part of the Project. On-site alcohol consumption (and on- and off-site sales from the hotel and hotel restaurant to the residential components of the north and south buildings) will be entirely contained within a carefully controlled mixed-use development with appropriate security protections. The public benefits associated with the Project will also promote the public health, safety and general welfare by providing much needed public open space, further enhancing and greening the pedestrian experience, and greatly investing in City historic resources and public services. On the basis of the foregoing, the Project will not adversely affect the welfare of the pertinent community. 6. The approval of the Conditional Use will not result in or contribute to an undue

concentration of such establishments? The granting of the application will not result in an undue concentration of premises for the sale or dispensing for consideration of alcoholic beverages, including beer and wine, in the


area of the city involved, giving consideration to applicable state laws and to the California Department of Alcoholic Beverage Control’s guidelines for undue concentration; and also giving consideration to the number and proximity of these establishments within a one thousand foot radius of the site, the crime rate in the area (especially those crimes involving public drunkenness, the illegal sale or use of narcotics, drugs or alcohol, disturbing the peace and disorderly conduct), and whether revocation or nuisance proceedings have been initiated for any use in the area. The Department of Alcoholic Beverage Control indicates that in Census Tract No 2671, where the Project is located, the maximum number of on-sale licenses permitted is 5, with 24 existing. The maximum number of off-sale licenses permitted is 4, with 5 existing. Within Crime Reporting District No. 839, 149 crimes were reported within a twelve-month period compared to a citywide high average (120 percent of average number of offenses) of 316 crimes. Within a 1000-foot radius of the subject property, there are 22 establishments selling or dispensing alcoholic beverages for on-site consumption. Of these, three are located on the subject property and will be removed with the rehabilitation of the Existing Hotel. 16 premises are restaurants at the Westfield Century City Shopping Center located at 10250 Santa Monica Boulevard. The other three licenses are Cuvee 2 café at 2000 Avenue of the Stars, the Stand restaurant at 2000 Avenue of the Stars, and Craft restaurant at 10100 Constellation Boulevard. With respect to off-sale licensed establishments, 3 are located within 1000 feet of the subject property. Of these, one off-sale license is associated with the subject property and will be removed with the demolition of existing uses. The other licenses are for a Gelson’s Market at 10250 Santa Monica Boulevard and Cellar LAX, a high end online wine retailer offering no onsite purchases at 2029 Century Park East Avenue. Both establishments are located 700 or more feet from the subject property. Those statistics are entirely consistent with the highly urbanized character of the surrounding portion of Century City. a. No Over-concentration of Uses With respect to the request for authorization to sell/dispense alcoholic beverages for onsite consumption in conjunction with restaurants, the statistics from the Department of Alcoholic Beverage Control indicate that in Census Tract No 2671, where the Project is located, the maximum number of on-sale licenses permitted is 5, with 24 existing. The maximum number of off-sale licenses permitted is 4, with 5 existing, including 3 on-sale and 1 off-sale licenses issued to uses on the subject property. As such there is an over-concentration of uses, as defined by the Department. However, the licensing criteria does not take into consideration that the subject property lies within a Regional Center in the heart of Century City, with a disproportionately high demand for retail/restaurant and hotel uses that offer alcoholic beverages. Irrespective of ABC’s over- concentration figures, the Project’s location in a dynamic mixed-use commercial area with integrated employment, retail and residential functions explains and justifies the need for additional restaurants, retail establishments and a hotel that sell alcoholic beverages. This is a condition which similarly exists in many intensely urbanized areas of the City of Los Angeles, and particularly in areas such as Downtown Los Angeles, Westwood and the Miracle Mile. Because of the high concentration of commercial office, retail and residential uses in this Regional Center, there tends to be a high concentration of hotels and bonafide eating establishments, many of which typically also sell/dispense alcoholic beverages as an


important adjunct to the economic viability of their businesses. The high concentration of commercial uses, concentration of residential uses, and increasing demand for dining options justify the on-site and off-site sale of alcoholic beverages. With respect to the request for authorization to sell alcoholic beverages for off-site consumption, in conjunction with catering uses for the hotel and a food and beverage store, while there is a minor concentration of licenses, it again does not rise to the level of being an undue concentration. As with the restaurants, this is a condition which exists in many highly urbanized portions of the City. The existence of a slight overconcentration of off-sale licenses in areas such as the subject vicinity is not automatically inappropriate and does not necessarily constitute an undue concentration. In this case, the retail food and beverage shop will likely attract primarily hotel guests, residents and tenants of the Project and the surrounding area and will appropriately provide convenient food and beverage sales in this high density residential and commercial area. The Project will increase the population of Census Tract No. 2671 by approximately 600 persons, an increase of 11% percent from the 5,573 residents reported in the last census. This increase in population will serve to justify an increase in the number of licenses permitted by the Department of Alcoholic Beverage Control. In particular, in relation to off-sale licenses, which are often considered to be more of a concern than on-sale licenses, this population increase would justify an increase in allowed licenses approximately proportional to the increase in population. For the foregoing reasons, the number of licenses does not rise to the level of being an undue concentration. b. Low Crime Area The subject property is not located in an area with high crime, nor would issuance of a license for the Project create law enforcement problems. With respect to crime statistics, as the information from the Department of Alcoholic Beverage Control demonstrates, this is a relatively low crime area. It is not anticipated that the character of the proposed uses would exacerbate existing levels of crime or be a magnet for criminal activity. These uses will be located within an upscale development, and will be comprised of an upscale hotel, bonafide eating places offering full dining menus, and a food and beverage shop. The property owner will insure that individual operators of the facilities provide appropriate security measures when application is made for the specific premises under future Plan Approval filings. Under those applications, a variety of premises-specific characteristics can be determined, including hours of operation, occupancy loads, entertainment, the precise type of alcoholic beverages permitted, the location of cocktail lounges and security measures. c. No Revocation Proceedings According to ABC, no current revocation or nuisance proceedings have been initiated for any use in the area. 7. The proposed use will not detrimentally affect nearby residentially zoned

communities in the area of the city involved, after giving consideration to the distance of the proposed use from residential buildings, churches, schools, hospitals, public playgrounds and other similar uses, and other establishments dispensing, for sale or other consideration, alcoholic beverages, including beer and wine.

The area surrounding the Project currently includes a wide variety of office, commercial, hotel, entertainment, and residential uses, and the proposed Project would provide


convenient new venues for dining options for the community, as well as specialty retail and a hotel. There are no schools or churches within a 1000-foot radius of the subject property. Medium and low density residential uses are located near Century City’s commercial and mixed-use high-rise developments. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. The proposed high-rise structures would be buffered from all of these areas by existing structures. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to any surrounding single-family land use. The proposed alcoholic beverage uses will involve the sale and/or dispensing of alcohol for onsite consumption primarily in conjunction with operation of bonafide full-service hotel and restaurants, and for offsite consumption in conjunction with catered events, residential room service and a food and beverage shop. Alcoholic beverages will be served by responsible operators in a controlled environment in a mixed-use development. Accordingly, the inclusion of alcohol as an incidental use within the Project's food service establishments, specialty retail and hotel would not result in detrimental impacts to nearby residentially zoned properties. The Project’s on-site security program would provide safeguards against alcohol related nuisances. The proposed development will be a carefully controlled mixed-use development. The proposed facilities will be located within the retail commercial portions of the Project, abutting Avenue of the Stars and Constellation Boulevard, and in the over 1.5-acre publicly accessible plaza. To ensure that the Project does not create any detrimental impacts on the surrounding area, the specific details of each establishment would be reviewed pursuant to the Plan Approval process by the Planning Department, the Police Department and the Council office. Security plans, floor plans, seating limitations, and other recommended conditions, as well as the mode and character of the operation, can be addressed and assured through the imposition of site-specific conditions. This extra protection would ensure that no adverse impacts would result due to Project’s on-sale and off-sale licenses. As a result, issuance of the requested Master CUB for on-sale and off-sale permits for sale/dispensing of alcoholic beverages will not detrimentally affect nearby uses or other establishments dispensing alcoholic beverages. 8. Issuance of a new license to sell alcoholic beverages would serve the public

convenience and necessity (as required by California Business and Professions Code Sections 23958 and 23958.4)

The subject property is designated ―Regional Center‖ by the Community Plan. The Project would retain existing hotel uses and introduce new, residential and retail/restaurant uses to the subject property. The service of alcoholic beverages is an essential component to establishing a vibrant atmosphere, consistent with the subject property’s designation as a Regional Center. Due to the nature of the Project as a high-quality, mixed-use development, adoption of the requested Master CUB would not create the type of over-concentration of alcoholic sales that California Business & Professions Code Sections 23958 and 23958.4 seek to curtail. Instead, allowing the sale of alcohol at the subject property would advance the public convenience and necessity by servicing the demand for alcoholic sales consistent with the proposed mixed-use, Regional Center Project.


According to ABC census tract data, the subject property is not located in a high crime area. Irrespective of crime data, Project related alcohol sales are not expected to create law enforcement problems at the subject property. As part of the Project's security plan, security officers may be stationed at key locations within the subject property to preserve the safety of the Project's residents, tenants, and visitors. The Project would provide high quality jobs in proximity to ground floor restaurant/retail uses. Therefore, the sale of alcoholic beverages at the subject property is not expected to create the type of crime problem that Business & Professions Code Sections 23958 and 23958.5 seek to prevent

DEVELOPMENT AGREEMENT FINDINGS FINDINGS

1. State Government Code Sections 65864 through 65869.5 authorize municipalities to enter into binding development agreements with persons having legal or equitable interest in real property for the development of such property.

2. The City has adopted rules and regulations establishing procedures and requirements for consideration of development agreements under Citywide Development Agreement Procedures (CF 85-2313-S3). In addition, on November 19, 1992, the City Planning Commission adopted new guidelines for the processing of development agreement applications (CPC No. 86-404 MSC).

3. The Applicant has requested that the City consider entering into a development agreement (the ―Development Agreement‖). The development agreement process was initiated by the Applicant, and all proceedings have been taken in accordance with the City’s adopted procedures.

4. Pursuant to Section 65867.5 of the Government Code, the proposed Development Agreement is consistent with applicable objectives, policies and programs specified in the General Plan, including the West Los Angeles Community Plan, a component of the Land Use Element of the General Plan.

5. The Development Agreement, which will vest the Project’s development rights, will be consistent with the General Plan and the West Los Angeles Community Plan for the following reasons: a. Century City is an intensely developed urban community that serves as a major

employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. The Project will be a mixed-use project in the center of Century City. The Development Agreement will allow the Applicant to develop a mix of hotel, residential, office and retail uses which will advance specific overarching planning objectives set forth in the Framework Element of the General Plan, including the establishment of a ―[m]ixed use center that provide[s] jobs, entertainment, culture, and serve[s] the region‖ and meeting the demand for housing adjacent to the jobs rich Century City Specific Plan area. The General Plan and the Community Plan encourage the enhancement of Century City’s ―regional commerce, identity and activity‖ and higher-density development along transit corridors in Regional Centers.

b. The Project’s hotel, retail and restaurant uses and publicly accessible plaza and pedestrian pathways comply with Framework Element Policy 3.10.3, which calls for


Regional Centers to promote ―high-activity areas in appropriate locations that are designed to introduce pedestrian activity.‖ In furtherance of Framework Element Design and Development Policy 3.10.5, pedestrian-oriented open space, outdoor seating, landscaping and other amenities will be incorporated in the plaza and the other publicly accessible spaces around the subject property. The plaza and all of the publicly accessible spaces on the subject property will be extensively landscaped and built with high quality hardscape materials to create an active urban gathering space.

c. The Project is an infill development that conforms to the Transportation Element’s policies and objectives with respect to location of density near transit, promotion of transit usage, pedestrian friendly and walkable neighborhoods and use of public private partnerships to facilitate development of transit. Public transit service in the Project area is provided in the form of local, express, and commuter bus service. The Project is located between Santa Monica Boulevard and Olympic Boulevard on Avenue of the Stars, which are major thoroughfares that accommodate multiple existing and potential future transit routes. Public transit service in the Project area is provided in the form of local, express, and commuter bus services which collectively comprise a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within one-quarter mile of the subject property. The provision of a mix of residential, hotel, retail and office uses at the core of Century City will allow residents and office tenants to walk to a variety of on- and off-site amenities and will assist in reducing vehicle miles traveled. The Project site plan will be tailored to accommodate a future Purple Line subway portal in the event Metro decides to pursue/fund this transit station.

d. The Project will include a mix of complementary hotel, residential condominium and office uses (under the With Office Scenario) together with ground level restaurant and retail space, meeting the economic and design goals of the Community Plan. The Project also supports regional and state mandated policies for smart growth and reduction in vehicle miles traveled.

e. The Development Agreement will allow the Applicant to advance the General Plan and Community Plan goals with respect to historic preservation by saving the Existing Hotel from demolition and maintaining the eligibility of the Existing Hotel as a historic resource. The Community Plan encourages the preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance and provide a distinctive character to the community. The Project’s scale, massing and building placement respect and complement the Existing Hotel, maximize the open space on the subject property and respond to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City. Rehabilitation of the Existing Hotel for hotel, ballroom and meeting room uses and other hotel amenities also allows the Applicant to meet the economic and job creation goals of the General Plan.

f. The Project is designed to encourage public pedestrian circulation and walkability of the subject property as well as access to public transit, consistent with the goals of the General Plan’s Transportation and Air Quality Elements. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza, accessible via a breezeway constructed to allow pedestrians to pass through the Rehabilitated Building, will provide landscaped, pedestrian-oriented linkages


between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center.

g. The Development Agreement will assure that the Applicant can construct the residential components of the Project. The Community Plan encourages mixed-use projects in commercially designated areas which have the potential for such uses in order to provide housing in proximity to jobs and services, to reduce vehicular trips, congestion and air pollution and to stimulate pedestrian-oriented areas.

h. The Development Agreement will allow the Applicant to reprogram and enhance the existing unused and largely inaccessible area fronting Avenue of the Stars by creating in its place a pedestrian-friendly space, connected by the breezeway through the Existing Hotel, to the Project’s plaza and public gathering space. By converting the subject property from an inefficient, single-function private use to a publicly accessible, multi-use plaza, the Project will create an important pedestrian link at the heart of Century City. On the east side of the Existing Hotel, the existing sunken plaza, which now acts as a barrier to pedestrians, would be in-filled with new construction at varying depths to re-engage the Rehabilitated Building and the rest of the subject property with Avenue of the Stars. The introduction of these pedestrian amenities along the Avenue of the Stars frontage would serve to reactivate the pedestrian realm in front of the Rehabilitated Building. A series of pedestrian walkways would provide connections between the Avenue of the Stars frontage and the plaza to the west of the Rehabilitated Building. The portion of the subject property surrounding the new buildings will be extensively landscaped to create a network of green, walkable corridors linking the subject property with the surrounding Century City community and creating an urban gathering space consistent with General Plan goals.

The Century Plaza Mixed-Use Development Environmental Impact Report (ENV-2008-4950-EIR; SCH No. 2009061084) (―Project EIR‖) includes a more detailed analysis of the Project’s consistency with applicable general plan elements and land use plans.

6. Pursuant to Section 65867.5 of the Government Code, the proposed Development

Agreement is consistent with the Century City North Specific Plan.

The Project described by the Development Agreement complies with all components of the applicable CCNSP. The CCNSP controls development within the specific plan area by allocating a certain number of ―Specific Plan Trips‖ among its parcels, thereby prohibiting development that would cause trip generations to exceed those allocations. The existing hotel building was developed before adoption of the CCNSP. New development on the subject property must comply with the terms of the CCNSP, which permits use of Replacement Trips made available by demolition or change of use of the Existing Hotel or acquired from other properties in the area. The Development Agreement confirms that the change of use to a less Trip-intensive use will generate 6,173 ―Replacement Trips‖ that can be used for new development with respect to the Project. The Project will require either 6,864 Replacement Trips under the With Office Scenario or 6,138 Replacement Trips under the Without Office Scenario. There is a sufficient number of Replacement Trips for the Without Office Scenario so that neither acquisition of additional Specific Plan Trips nor a Specific Plan amendment is required to construct the Without Office Scenario. However, there is a shortage of 691 Replacement Trips for the With Office Scenario. Prior to issuance of a building permit, the Development Agreement requires the Applicant to acquire Trips consistent with and as allowed by the CCNSP and to record a covenant describing the transferred Trips against the subject


property. Thus, the Project will be consistent, prior to building permit issuance, with the Trip requirements of the CCNSP. The Project described by the Development Agreement is consistent with all other provisions of the CCNSP, as further described in the Project EIR and in the Project Permit Compliance Review and Pedestrian Walkway entitlement findings.

7. The proposed Development Agreement is consistent with the City’s Planning and

Zoning Code and other relevant City ordinances.

The intensity and uses set forth in the Development Agreement are permitted by and consistent with the CCNSP and the zone in which the subject property is located. The conditions of approval requested under City Planning case numbers CPC-2008-4953-CU-CUB-DA-ZAA-SPP-SPR-GB and VTT 71310 will provide for a Project that conforms with Code requirements for this particular site and request. The subject property is zoned C2-2-O. The "C2" portion of the zoning designation indicates the types of commercial and residential uses permitted by the Municipal Code. This zoning allows for hotel, office, retail, multi-family residential and restaurant uses. Hotels within 500 feet of an R zone are permitted by conditional use permit. The Existing Hotel is a deemed-approved conditional use under Los Angeles Municipal Code Section 12.24 L. The C2 zoning limits density to 1 dwelling unit per 400 square feet of lot area or 200 square feet of lot area per hotel guest room. The Project lot size of approximately 267,000 square feet would allow for the construction of up to 667 dwelling units or up to 1335 guest rooms on the subject property. With up to 353 dwelling units, 10 housekeeping units and 394 hotel rooms, the residential development proposed by the Project complies with the allowable density. Height District No. 2 restricts floor area to a 6 to l floor area ratio ("FAR‖). The Applicant has requested a Zoning Administrator’s Adjustment to maintain a 0-foot side yard and 0-foot rear yard for the Project. With granting of this request, the subject property may utilize 1,604,340 square feet of development. The Project proposes approximately 1,487,248 square feet under the With Office Scenario and 1,490,966 square feet under the Without Office Scenario, of existing and new development, which is within this FAR limitation. Building height is not otherwise restricted in this zone and Height District. Upon approval of the Development Agreement, along with the requested discretionary actions, the Project will conform to all applicable zoning requirements. The Project conforms to zoning requirements with respect to uses, height restrictions, and parking requirements. A wireless communication facility is located on the subject property pursuant to conditional use permit. A plan approval may be requested allowing relocation of this facility from the current location near Constellation Boulevard and Avenue of the Stars to another location on the subject property if required in connection with the construction of the Project. The "O" designation indicates that the subject property is within an oil drilling district. Although there are capped oil wells on the subject property, the Project will not involve any oil drilling activity. 8. The proposed Development Agreement will not be detrimental to the public health,

safety and general welfare and includes provisions which specifically permit the application of rules and regulations to the Project as necessary to protect public health and safety.


The Project will be compatible with surrounding commercial and residential high-rise development and will provide residential density near commercial centers and major bus routes where public service facilities and infrastructure will support this development. The Project will advance the various ―smart growth‖ principles set forth in the General Plan Framework and in state laws and regional plans and policies. The public benefits associated with the Project will also promote the public health, safety and general welfare by providing much needed public open space, further enhancing and greening the pedestrian experience, and greatly investing in City historic resources and public services. The Development Agreement includes provisions providing the City with rights that permit its application of laws protecting public health and safety. 9. The proposed Development Agreement will promote the orderly development of

the subject property in accordance with good land use practice.

a. As discussed above, the Project, with approval of the concurrently requested entitlements, is consistent with the policies and provisions of the General Plan, the West Los Angeles Community Plan, the Century City North Specific Plan and the Municipal Code.

b. The proposed Development Agreement supports regional and state mandated policies for smart growth and reduction in vehicle miles traveled by obtaining additional public benefits meeting these goals. The Project’s site plan is designed to accommodate a future Purple Line subway and subway portal (should it be pursued by Metro) and includes a mix of residential, hotel, retail and office uses at the core of Century City allowing residents and office tenants to walk to a variety of on- and off-site amenities, thereby reducing Project-related traffic in and around Century City.

c. The proposed Development Agreement will allow the Applicant to save and rehabilitate the existing 1966 hotel, designed by Minoru Yamasaki.

d. The proposed Development Agreement vests the Applicant’s rights to develop the Property as analyzed in the Environmental Impact Report and as delineated in the requested discretionary approvals.

e. The proposed Development Agreement provides assurances that the Project will proceed in accordance with all applicable rules, regulations and conditions, and strengthens the public planning process by encouraging private participation in comprehensive planning and by reducing the economic costs of development to the Applicant and the public.

f. The proposed Development Agreement provides assurance of a comprehensive development plan that is consistent with all applicable provisions of the General Plan, the West Los Angeles Community Plan, the CCNSP and the LAMC and therefore is consistent with good land use practice.

g. The proposed Development Agreement secures public benefits that are not otherwise obtainable that will benefit surrounding residents of the subject property and the City as a whole.

10. The proposed Development Agreement complies in form and substance with all applicable City and State regulations governing development agreements.

The proposed Development Agreement does not include a subdivision, as defined in Section 66473.7, for which compliance with the provisions of Government Code Section 66473.7 is required. The proposed Development Agreement further complies with the guidelines adopted by the City:


a. When to use. The City and Applicant acknowledge that they cannot at this time predict when or at what rate the Property will be developed. Such decisions depend upon numerous factors that are not all within the control of the Applicant, such as market orientation and demand, the availability of lender financing, and competition. Given the current economic environment, holding the Project to current legal vesting rules would expose it to a substantial hardship.

b. Term. The Project is anticipated to be completed in 2015. However a 15-year term is being requested in the event that, due to economic conditions, buildout of the Project is delayed beyond 2015.

c. Processing. The proposed Development Agreement is being processed with the processing of other Project entitlements, including City Planning Case number CPC-2008-4953-CU-CUB-DA-ZAA-SPP-SPR-GB and VTTM 71310.

d. Public Benefits. The proposed Development Agreement sets forth the public benefits to be provided, which include:

Providing a mix of complementary hotel, residential condominium and office uses (under the With Office Scenario) together with restaurant and retail space, meeting the economic and design goals of the Community Plan;

Saving and rehabilitating the Existing Hotel consistent with General Plan and Community Plan goals which seek the preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance, and using treatment protocols to ensure the preservation of the key character-defining features of the Existing Hotel;

Ground floor retail and restaurant uses and a publicly accessible plaza providing landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center and connectivity to nearby transit stops;

Reactivating the pedestrian realm in front of the Rehabilitated Building by infilling the existing sunken plaza with new construction at varying depths to re-engage the Rehabilitated Building and the rest of the subject property with Avenue of the Stars, with significant improvement to pedestrian connectivity between the subject property and surrounding public streets;

Incorporating an over 1.5-acre, publicly accessible outdoor plaza with an outdoor public art program and sculpture gardens at the center of the subject property to provide an outdoor, pedestrian-oriented, and central community gathering space within Century City and providing a ground level breezeway through the lobby of the Rehabilitated Building to create a public pedestrian connection through the subject property, where none currently exists;

Enhancement of the subject property with the contemporary design of the new buildings that complement the Rehabilitated Building;

Generating more than 5000 jobs and more than $600,000 to the City in gross receipts and sales tax from development and construction of the Project;

Generating approximately 1116 long-term jobs and approximately $15.1 million in annual recurring tax revenues to the City from operation of the Project; and

Incorporating a variety of green building elements, including the use of efficient water management techniques, green roofs, and other sustainability features and seeking certification for a LEED Silver rating.


11. The proposed Development Agreement will provide public benefits not otherwise obtainable, and for which no nexus exists under the Project’s environmental clearance, that will benefit the surrounding residents of the subject property and the City as a whole.

The public benefits described by the Development Agreement are set forth in paragraph 10.d above. These public benefits would not otherwise be obtainable conditions of development with respect to the Project.

12. The proposed Development Agreement contains all of the provisions, terms and

conditions that, in addition to those required by law, are deemed to be necessary and/ or desirable in order to implement the City’s General Plan.

13. Based upon the above findings, the recommended Development Agreement action is deemed consistent with public necessity, convenience, general welfare and good zoning practice.

ZONING ADMINISTRATOR’S ADJUSTMENT FINDINGS REQUEST A Zoning Administrator’s Adjustment is requested pursuant to LAMC Section 12.28 C.4 to allow for reduced side and rear yards. The Project as proposed may not meet the required side yard setback along the western boundary of the subject property or the required rear yard setback along the southern boundary of the subject property based on the R-4 residential standards that would apply under the subject property’s C-2 zoning within the Century City North Specific Plan area. Under the Los Angeles Municipal Code, side yard and rear yard requirements are regulated by LAMC Chapter 1. Because the Project is a mixed-use development that includes residential and commercial uses, with ground floor uses consisting of retail and commercial uses (and no residential uses other than lobby uses), the Applicant is requesting reduction in the side and rear yard requirements by calculating yard requirements in accordance with standard City-wide commercial and mixed-use zoning code requirements rather than the residential use requirements. FINDINGS 1. That the granting of the adjustment will result in development compatible and

consistent with the surrounding uses.

Granting of the adjustment will result in development compatible and consistent with surrounding uses. Development of the north and south buildings will include a mix of residential, office (at the discretion of the Applicant) and commercial uses including retail commercial development of approximately 93,840 square feet of floor area surrounding an over 1.5-acre publicly accessible plaza. This development is consistent with other mixed-use high-rise development in the Century City area. The Project’s high-rise structures occur as in-fill as the subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by mid- and high-rise office, retail, and existing and future multi-family land uses. Development of the Project will be compatible with these surrounding uses. Existing high-rise structures dominate the Century City landscape. Two high-rise office buildings, the 39-story AIG Sun America Center and the 35-story Constellation Place Tower are located immediately north and west of the subject property, respectively. The twin, 44-


story Century Plaza Towers are located to the east of the CAA Building. The 34 story Fox Plaza office tower is located across Olympic Boulevard to the southwest of the subject property. Reduction in yard area will not negatively impact surrounding properties, as the subject property is currently buffered on the north and east by public roadways and on the south and west by private roadways, providing a natural building setback from buildings on each abutting property that exceeds the legally required yard requirements, even after taking into account the reduction sought pursuant to this request. Constellation Boulevard is designated as the front lot line under the vesting tentative tract map.

To the west of the subject property (side yard) are (a) MGM Drive, an approximately 28 foot wide private roadway that is the subject of a recorded perpetual easement in favor of the subject property and (b) an approximately 70 foot wide roadway area located in part on the subject property and in part on the neighboring property, subject to a recorded perpetual exclusive easement in favor of the subject property for roadway, loading and dumpster use. West of this approximately 70 foot wide driveway and loading zone areas is a parking garage in which the Project has rights to utilize 400 parking spaces.

To the south of the subject property (rear yard) is the 40-story residential building known as ―The Century‖ which is separated from the subject property with landscaping and a private driveway which is also the subject of a permanent access easement in favor of the subject property.

To the southwest of the subject property, in the area in closest proximity to the Century Woods development, there is a private roadway of approximately 20 feet in width upon which an easement for the benefit of The Century is located.

These permanent easements, which buffer the subject property from each abutting private property, effectively preclude any other constructed use along the south, west and southwest portions of the subject property, providing physical setback with respect to the uses to the south, west and southwest. The subject property is also geographically and spatially separated from the nearest existing residential neighborhood, the medium density Century Woods Condominium development, by existing walls and mature vegetation that create a physical buffer. Although the south building, like The Century, would be apparent from Century Woods because of the height and mass of the structure, the south building will be set back approximately 190 feet from the nearest Century Woods residences and all views of the proposed residential building would continue to be partially buffered by the existing screen of mature trees and landscaping that provides a visual buffer between the Century Woods low-rise development and the high-density, mid- and high-rise development that characterizes the Century City core. The proposed buildings would be consistent with other modern, high-rise structures in the area with respect to architecture and exterior design and would be somewhat similar, in height and massing, to The Century, which borders the subject property to the south. While the Project would alter views towards the subject property from the Century Woods condominium development, these views are already characterized by numerous high-rise buildings that are part of the Century City skyline. The reduction in yard area would not significantly affect these views. Further, even with approval of the requested adjustment, the Project buildings will be physically set back from adjoining uses to a greater extent than required by regulation as a result of the location and width of the private roadways on the west, south and southwest of the subject property.


2. That the granting of the adjustment will be in conformance with the intent and purpose of the General Plan of the City.

Century City is an intensely developed urban community that serves as a major employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. The subject property is a designated Regional Center which the General Plan reserves for ―high density places‖ and ―focal points‖ for regional commerce. The Community Plan encourages mixed-use projects in commercially designated areas which have the potential for such uses in order to provide housing in proximity to jobs and services, to reduce vehicular trips, congestion and air pollution and to stimulate pedestrian-oriented areas. The same policy justifications that support flexibility in calculating yard area for mixed-use projects throughout the City are even more compelling in this instance given that the subject property is surrounded by other mixed-use development in a designated Regional Center. Approval of the adjustment maximizes the publicly accessible open space adjacent to Avenue of the Stars and in the over 1.5-acre publicly accessible plaza adjacent to the Rehabilitated Building while allowing development of a mix of hotel, residential, office and retail uses which will advance specific overarching planning objectives set forth in the Framework Element of the General Plan, including the establishment of a ―[m]ixed use center that provide[s] jobs, entertainment, culture, and serve[s] the region‖ and meeting the demand for housing adjacent to the jobs rich Century City Specific Plan area. The Project would contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density core. The Project would enhance the synergistic development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. The granting of the adjustment will also advance General Plan and Community Plan goals with respect to historic preservation by saving the Existing Hotel from demolition and maintaining the eligibility of the Existing Hotel as a historic resource. The Community Plan encourages the preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance and provide a distinctive character to the community. Granting of the adjustment will permit efficient and orderly development of the subject property in a manner that maximizes ground floor commercial uses and publicly accessible open space while retaining the existing historic hotel at the center of the subject property. Rehabilitation of the Existing Hotel for hotel, meeting room and ballroom uses and other hotel amenities also allows the Applicant to meet the economic and job creation goals of the General Plan. The massing and building placement of the north and south buildings are constrained by the retention of the Existing Hotel at the center of the subject property. Granting of the adjustment allows the residential component of the Project to be appropriately set back from the Existing Hotel and maximizes the open space on the subject property, facilitating development of an over 1.5-acre publicly accessible plaza area at the center of the subject property surrounded with ground floor retail/residential uses, consistent with General Plan goals for provisions of open space and pedestrian-friendly development. The adjustment will also facilitate development of a pedestrian connection from Avenue of the Stars to the rest of the subject property by infilling the sunken plaza and providing restaurant amenities


to activate the public realm along Avenue of the Stars. Overall, the Project site plan responds to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City in a manner consistent with the intent and purpose of the General Plan of the City. With the granting of the adjustment and the miscellaneous entitlement for relocation of Pedestrian Walkways, the Project complies with all applicable regulations set forth in the CCNSP. The subject property is located within the ―core‖ area as defined by the CCNSP and a 6 to 1 FAR is permitted. Upon approval of the Zoning Administrator’s Adjustment to maintain 0-foot side and 0-foot rear yards, floor area will be calculated based on the lot area of the subject property, allowing for a minor increase in floor area. As conditioned, the development will be compatible and consistent with the predominantly commercial surrounding land uses which are not restricted by side and rear yard requirements. Development on the subject property of commercial uses would also be unrestricted by the side and rear yard requirements. 3. That the granting of an adjustment is in conformance with the spirit and intent

of the Planning and Zoning Code of the City. The Los Angeles Municipal Code includes numerous incentives to promote mixed-use development in Regional Centers, and to promote historic preservation of City Historic-Cultural Monuments. Granting the adjustment to allow reduced side and rear yards is consistent with the spirit and intent of the LAMC. For all areas of the City other than specific plan areas, the Code provides an exception allowing reduction in side and rear yard requirements for mixed-use development in the C2 zone. Thus, the application of this adjustment would make the Project consistent with the regulations governing mixed-use development in the vast majority of property within the City, outside the CCNSP area. Further, there will be no residential uses other than lobby uses on the ground floor. In addition, the spirit and intent of the Planning and Zoning Code are met because the Project will be set back from surrounding uses in each direction to a greater extent than the yard regulations would otherwise provide as a result of immediately abutting public and private roadways and easements that effectively preclude development in those areas. This adjustment will allow for a minor increase in square footage, as the entire fee ownership would be used to determine lot area. As conditioned, the development will be compatible and consistent with the predominantly commercial surrounding land uses which are not restricted by yard requirements. Development on the subject property of commercial uses would also be unrestricted by the yard requirements. The Code also encourages the rehabilitation of City Historic-Cultural Monuments. The Project will maintain eligibility of the Existing Hotel as a historic resource by retaining key character-defining features and maintaining view corridors to and from the Existing Hotel along Avenue of the Stars. The massing and placement of the north and south buildings are constrained by the retention of the Existing Hotel at the center of the subject property. Granting of the adjustment allows the residential component of the Project to be appropriately set back from the Existing Hotel and maximizes the open space on the subject property, facilitating development of an over 1.5-acre publicly accessible plaza area at the center of the subject property surrounded with ground floor retail uses, consistent with General Plan goals for provisions of open space and pedestrian friendly development. The adjustment will also facilitate development of a pedestrian connection from the Avenue of the Stars to the rest of the subject property by infilling the sunken plaza and providing restaurant amenities to


activate the public realm along Avenue of the Stars. Overall, the Project site plan responds to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City in a manner consistent with the intent and purpose of the Planning and Zoning Code of the City. With the approval of this adjustment, the Project will comply with all applicable use, intensity, massing and density requirements of the LAMC. 4. That there are no adverse impacts from the proposed adjustment or any

adverse impacts have been mitigated. Approval of the requested adjustment would not create any additional adverse impacts. The Project is consistent with zoning, density and use requirements of the Century City North Specific Plan and the Code. The Project includes numerous design features to improve the visual appearance and functionality of the subject property. The Existing Hotel building will be retained and rehabilitated, and the north and south buildings will be developed as two slender contemporary 46-story buildings. The renovation and rehabilitation of the Existing Hotel in accordance with the Treatment Protocol developed pursuant to the Secretary of the Interior’s Standards for Rehabilitation will maintain the eligibility of the Existing Hotel for designation as a City Historic Cultural Monument and for listing in the California Register of Historical Resources, while enhancing the visual appeal of the Existing Hotel. The Rehabilitated Building will retain many of the exterior features of the Existing Hotel, including original shape, setback and the majority of the original exterior building materials. The shape of the existing driveway along Avenue of the Stars would be retained and used as the main entry point for all uses on the subject property. The slender design of the north and south buildings and their location along the centerline of the property will reduce the massing effect of the new buildings and maximize open space. The one to two story design of the ancillary retail buildings surrounding the plaza, and the connection from the Avenue of the Stars to the rest of the subject property by infilling the sunken plaza, providing restaurant amenities and the introduction of the breezeway at the Rehabilitated Building will provide pedestrian scale and activate the street level use of the subject property by the public. The adjustment of the rear yard and side yard requirements will bring the south building closer to existing parking structure and office building on the south, however, a distance of approximately 190 feet will be maintained from that building to the nearest residences at Century Woods to the west. The adjustment will not impact the relationship of the Existing Hotel or the new buildings to Avenue of the Stars or Constellation Boulevard. Granting of the adjustment allows the residential component of the Project to be appropriately set back from the Existing Hotel and maximizes the open space on the subject property, facilitating development of an over 1.5-acre publicly accessible plaza area at the center of the subject property surrounded with ground floor retail uses, consistent with General Plan goals for provisions of open space and pedestrian friendly development. The approval of the adjustment would not result in any shading impacts to the adjacent Century Woods or The Century high-rise condominium development, and would not increase the net shading impacts of the Project with respect to the Constellation Park Project. Although the south building would be apparent from Century Woods because of the height and mass of the structure, all views from Century Woods of nearby structures would continue to be partially buffered by the existing screen of mature trees and landscaping that provides a visual buffer between the Century Woods low-rise development and the high-density, mid- and high-rise development that characterizes the Century City core.


The proposed buildings would appear consistent with other modern, high-rise structures in Century City with respect to architecture and exterior design and would be somewhat similar, in terms of height and massing, to The Century, which borders the subject property to the south. While the Project would alter some views towards the subject property from the Century Woods condominium development, these views are already characterized by numerous high-rise buildings that are part of the Century City skyline. A reduction in yard requirements would not significantly affect these views. Further, even with approval of the requested adjustment, the Project buildings will be physically set back from adjoining uses to a greater extent than would be required by regulation because of the location and width of the adjacent private roadways on the west, south and southwest of the subject property. The significant environmental impacts of the Project have been described and analyzed in the Century Plaza Mixed-Use Development Environmental Impact Report (ENV-2008-4950-EIR; SCH No. 2009061084) (EIR). The EIR findings include and the conditions of approval require compliance with the mitigation monitoring program developed for the Project in order to minimize, to the extent feasible, the impacts of the Project. The granting of the requested adjustment does not increase the significance of the Project impacts. 5. The site and/or existing improvements make strict adherence to zoning

regulations impractical or infeasible. Saving the Existing Hotel from demolition and maintaining the eligibility of the Existing Hotel as a historic resource make strict adherence to yard regulations impractical. The massing and building placement of the north and south buildings are constrained by the retention of the Existing Hotel at the center of the subject property. Granting of the adjustment allows the residential component of the Project to be appropriately set back from the Existing Hotel and maximizes the open space on the subject property, facilitating development of an over 1.5-acrepublicly accessible plaza area at the center of the subject property surrounded with ground floor retail/residential uses, consistent with General Plan goals for provisions of open space and pedestrian-friendly development. The adjustment will also facilitate development of a pedestrian connection from Avenue of the Stars to the rest of the subject property by infilling the sunken plaza and providing restaurant amenities to activate the public realm along Avenue of the Stars. Overall, the Project site plan responds to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City in a manner consistent with the intent and purpose of the General Plan of the City. 6. That such permission will result in a building or structure which is compatible

in scale with existing adjoining and nearby structures and uses as well as adopted plans.

Granting of the adjustment will result in buildings and structures compatible in scale with existing adjoining and nearby structures and uses as well as adopted plans. The Project is consistent with General Plan goals and policies. The subject property is identified as part of a Regional Center under the General Plan Framework Element. That Element defines Regional Centers as ―the focal points of regional commerce, identity, and activity.‖ Regional Centers are also envisioned as ―high density places.‖ Development of the Project buildings is consistent with the provisions of the Framework Element that encourage higher-density development along transit corridors in Regional Centers. The addition of complementary office, residential, hotel and retail/restaurant uses at the subject property will further enhance the center of Century City’s ―regional commerce, identity and


activity.‖ The scale, massing and building placement of the new buildings on the Project respect and complement the Existing Hotel, consistent with General Plan goals for historic preservation which encourage preservation of the Existing Hotel from demolition and maintenance of its eligibility as a historic resource, maximize the open space on the subject property and respond to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City. The Project will also advance specific overarching planning objectives set forth in the General Plan Framework Element, including the establishment of a ―[m]ixed use center that provide[s] jobs, entertainment, culture, and serve[s] the region‖ (Goal 3F). The Project would contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density core. The Project would enhance the synergistic development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. The north and south buildings, with their ground floor commercial development surrounding a publicly accessible plaza, are compatible in scale with existing adjoining and nearby structures, including other mixed-use high-rise development in the Century City area. The Project’s high-rise structures occur as in-fill as the subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by mid- and high-rise office, retail, and existing and future multi-family land uses. Development of the Project will be compatible with these surrounding uses. The proposed buildings would appear consistent with other modern, high-rise structures in Century City with respect to architecture and exterior design and would be somewhat similar, in terms of height and massing, to The Century, which borders the subject property to the south. The renovation and rehabilitation of the Existing Hotel in accordance with the Treatment Protocol developed in accordance with the Secretary of the Interior’s Standards for Rehabilitation will maintain the eligibility of the Existing Hotel for designation as a City Historic Cultural Monument and for listing in the California Register of Historical Resources, while enhancing the visual appeal of the Existing Hotel. The Rehabilitated Building will retain many of the exterior features of the Existing Hotel, including original shape, setback and the majority of the original exterior building materials. The shape of the existing driveway along Avenue of the Stars would be retained and used as the main entry point for all uses on the subject property. The adjustment of the rear yard and side yard requirements will bring the south building closer to existing parking structure and office building on the south, however, a buffer of approximately 190 feet will be maintained from the south building to the nearest residences, at Century Woods, on the west. The adjustment will not impact the relationship of the Existing Hotel or the new buildings to Avenue of the Stars or Constellation Boulevard. Granting of the adjustment allows the residential component of the Project to be appropriately set back from the Existing Hotel and maximizes the open space on the subject property, facilitating development of an over 1.5-acre publicly accessible plaza area at the center of the subject property surrounded with ground floor retail uses consistent with General Plan goals for provisions of open space and pedestrian friendly development. The slender design of the north and south buildings will reduce the massing effect of the new buildings and maximize open space. The one to two story design of the ancillary retail buildings surrounding the plaza, and the connection from the Avenue of the Stars to the rest of the subject property by infilling the sunken plaza adjacent to Avenue of the Stars, providing restaurant amenities and the introduction of the breezeway at the Existing Hotel will provide pedestrian scale and activate the street level use of the entire subject property by the public.


Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to surrounding land uses. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. To the southwest of the subject property are the Century Woods condominiums, a medium-density residential complex located at the corner of Century Park West and Olympic Boulevard. The permanent easements which buffer the subject property from each abutting private property effectively preclude any other constructed use along the south, west and southwest portions of the subject property, providing a physical setback with respect to the uses to the south, west and southwest of the subject property, including the Century Woods development. From the Century Woods development, the north and south buildings will appear in the foreground, with numerous other high-rise towers surrounding the subject property to the north, south, east and west. The approval of the adjustment would not result in any shading impacts to the adjacent Century Woods or Century high-rise condominium development, and would not increase the net shading impacts of the Project with respect to the Constellation Park Project. Although the south building, like The Century, would be apparent from Century Woods because of the height and mass of the structure, all views from Century Woods of nearby structures would continue to be partially buffered by the existing screen of mature trees and landscaping that provides a visual buffer between the Century Woods low-rise development and the high-density, mid- and high-rise development that characterizes the Century City core. While the Project would alter views towards the subject property from the Century Woods condominium development, these views are already characterized by numerous high-rise buildings that are part of the Century City skyline. Given the setback of approximately 190 feet from the nearest Century Woods residences, a reduction in yard requirements would not significantly affect these views. Further, with approval of the requested adjustment, the Project buildings will be physically set back from adjoining uses to a greater extent than required by regulation because of the location and width of the adjacent private roadways on the west, south and southwest of the subject property.

SPECIFIC PLAN PROJECT PERMIT COMPLIANCE FINDINGS REQUEST Pursuant to Century City North Specific Plan (―CCNSP‖) Section 3.C and Los Angeles Municipal Code (―LAMC‖) Section 11.5.7C.2(a) and (b), Project Next Century Associates, LLC (the ―Applicant‖) seeks Project Permit Compliance Approval for the proposed Project described in the Project Description attached to the Master Land Use Application as Attachment A (the ―Project‖)1. established pursuant to Section 10 of the CCNSP. The Project is located at 2025 Avenue of the Stars within the Century City area of the City of Los Angeles (the ―subject property‖).

1 The square footages and calculations in the Project Description and the Master Land Use Application

are based on Alternative 5B as described in the Final EIR for the Project (ENV 2008-4950-EIR; SCH. No. 2009061084). These square footages and calculations may be updated in connection with the Master Land Use Application’s approval by the City of Los Angeles.


In addition to the above request, the Applicant is also seeking Site Plan Review; Zoning Administrator’s Adjustment to allow for reduced side and rear yards; a Conditional Use Permit to allow hotel use in the rehabilitated 16-story Hyatt Regency Century Plaza Hotel building (the ―Rehabilitated Building‖) within 500 feet of an R zone; a Master Conditional Use Permit for alcohol sales at several locations at the Project for on-site and off-site consumption; a Development Agreement and a Vesting Tentative Tract Map. The Applicant may also request a CUP Plan Approval for relocation of an existing wireless communications facility (Case Number ZA-2002-2400(CU)(ZV)). FINDINGS

1. That the project substantially complies with the applicable regulations, standards, and provisions of the specific plan. The subject property is regulated by the CCNSP, which primarily regulates development within the specific plan area by allocating a certain number of trips within the CCNSP area among its parcels, thereby prohibiting development that would cause trip generation to exceed those allocations. The CCNSP sets forth additional development requirements for Century City, including zoning and allowable uses, floor area ratios, building heights, yard requirements, parking requirements, pedestrian corridors and crossings, and signage. Upon grant by the City of the conditional use permit for hotel within 500 feet of residential development, a miscellaneous entitlement to permit relocation of the on-site Pedestrian Walkways and Zoning Administrator’s Adjustment for reduction in side and rear yard requirements, the Project will substantially comply with each of the applicable regulations, standards and provisions of the CCNSP as further described below.

a. Zoning Requirements.

i. Uses. The CCNSP designates the subject property zoning as C2-2-O which allows hotel, office, retail, restaurant and multifamily residential uses. With the approvals described below, the Project conforms to the requirements of this zoning designation and all related zoning requirements of the LAMC. The LAMC permits hotels within 500 feet of an R zone with a conditional use permit. The subject property is currently developed with the 16-story Hyatt Regency Century Plaza Hotel (―Existing Hotel‖), which contains 728 hotel rooms, as well as a spa/health club, restaurants, conference rooms, a ballroom, and a lounge. The Existing Hotel is a deemed-approved conditional use under LAMC Section 12.24 L. A conditional use permit has been requested for the hotel uses within the Rehabilitated Building. An existing wireless communications facility is located on the subject property and permitted pursuant to conditional use permit and plan approval may be requested to relocate the wireless communications facility from the current location near Constellation Boulevard and Avenue of the Stars to another location on the subject property, if required in connection with construction of the Project.

The "O" designation indicates that the subject property is within an oil drilling district. Although there are capped oil wells on the subject property, the Project will not involve any oil drilling activity.

ii. Lot Area, Floor Area and Density. The C2 zoning limits density to 1 dwelling unit

per 400 square feet of lot area or 1 hotel guest room per 200 square feet of lot area. The Project lot size of approximately 267,000 square feet would allow for the construction of up to 667 dwelling units or up to 1335 hotel guest rooms on the subject property. With up to 353 dwelling units, 10 housekeeping units and


394 hotel guest rooms, the development proposed by the Project complies with the allowable density.

The Project is located within the Core Area as defined by the CCNSP and therefore has an allowable FAR of 6 to 1, as indicated by the Height District No. 2 designation. With the approval of the requested Zoning Administrator’s Adjustment to maintain a 0-foot side yard and 0-foot rear yard for the Project, the subject property may utilize 1,604,340 square feet of development. The Project proposes approximately 1,487,248 square feet under the With Office Scenario and 1,490,966 square feet under the Without Office Scenario, of existing and new development, which is within the maximum development envelope permitted by the CCNSP. Building height is not otherwise restricted in this zone and Height District.

iii. Yards. With respect to yards, Constellation Boulevard is designated as the front lot line under the vesting tentative tract map. No front yard is required for either residential or commercial uses in the C2 zone. The Applicant has requested a Zoning Administrator’s Adjustment to maintain a 0-foot side yard and 0-foot rear yard for the Project. The Applicant is requesting reduction in the side and rear yard requirements by calculating yard requirements in accordance with standard City-wide commercial and mixed-use zoning code requirements rather than the residential use requirements applicable only in the Century City North Specific Plan Area.

iv. Parking. The Zoning Code requires 2,453 parking spaces in the With Office

Scenario and 2,480 spaces in the Without Office Scenario. Consistent with these requirements, in the With Office Scenario the Project will provide 2,453 parking spaces of which 2,053 parking spaces will be on the subject property and 400 spaces will be provided in an off-site parking garage within 100 feet from the subject property. In the Without Office Scenario, the Project will provide 2,480 parking spaces of which 2,080 will be on-site and 400 will be in the off-site garage. The off-site spaces are secured through a recorded covenant as required by Code.

b. Trips. The Project is consistent with the following specific CCNSP provisions

related to Trips: CCNSP Section 3.C

During the second phase of development as outlined by the CCNSP, a Project in the commercially zoned areas shall be permitted only if the CATGP, including the Trips generated by such Project, does not exceed 30,516.789 Trips, and if the City Planning Commission has determined that the Project conforms with all applicable provisions and requirements as outlined by this plan. The CCNSP primarily regulates development through a development right called "Trips". The CCNSP provides that demolition of existing structures or a change of use to a less Trip-intensive use will generate ―Replacement Trips‖ that can be used for new development on the subject property or transferred to other properties within the CCNSP area. Under the CCNSP, development of buildings that replace previously existing buildings are entitled to utilize Trips generated by the previous use ("Replacement Trips") or to acquire Trips from other locations within the CCNSP area (or acquire Transferred Trips from the Century City South


Specific Plan area).2 Such Replacement Trips are not included in the cumulative automobile trip generation potential ("CATGP").3 As the Project will utilize Replacement Trips, the Project’s Replacement Trips will not be included in the CATGP. CCNSP Section 5 Trips may be transferred from any lot within the CCNSP Area to any other lot within the CCNSP Area, subject to the following restrictions and the other applicable provisions of this CCNSP as established by Section 5 A thru D. The Project is consistent with the CCNSP’s Trip requirements. The total number of "Trips" required under the CCNSP to permit development of the Project is determined by calculating Replacement Trips and adding any acquired Trips. The proposed modifications to the Existing Hotel (reducing the number of hotel rooms and the square footage of the spa, ballroom, and meeting space) will generate 6,173 Replacement Trips that can be used for new development on the subject property.4 The Project will require either 6,864 Replacement Trips under the With Office Scenario or 6,138 Replacement Trips under the Without Office Scenario. There is a sufficient number of Replacement Trips for the Without Office Scenario so that neither acquisition of additional Specific Plan Trips nor a Specific Plan amendment is required to construct the Without Office Scenario. However, there is a shortage of 691 Replacement Trips for the With Office Scenario. Prior to issuance of a building permit, the Applicant will be required to acquire Trips consistent with and as allowed by the CCNSP and to record against the subject property a covenant describing the transferred Trips. Thus, the Project will be consistent, prior to building permit issuance, with the Trip requirements of the CCNSP.

c. Other CCNSP Regulations, Standard and Provisions. The Project substantially complies with the remaining applicable provisions of the CCNSP,

as follows:

CCNSP Section 3.C.1(a) - Such Project conforms to all of the provisions of this Specific Plan, the West Los Angeles Community Plan and all other applicable provisions of the General Plan.

The subject property is located entirely within the boundaries of the West Los Angeles Community Plan (the ―Community Plan‖). See findings in sub-section

2 CCNSP Section 3.C.3 provides that a building or portion thereof that is demolished may be replaced

with a Project on the same lot. Such Project may generate no more than the Trips generated by the previous use, the Trips, if any, allocated to the lot by this Ordinance and any Trips transferred to the lot. CCNSP Section 3.C.4 provides the same rights and limitations with respect to change in use of a building or portion thereof. 3 CCNSP Section 3.C.3 and 3.C.4. The City Planning Department has determined that the Project is part

of the second phase of development of Century City, but that such Replacement Trips are not included in the CATGP. 4 As further described in the Project EIR, Specific Plan Replacement Trips for the Project are calculated

based on the reduction in hotel rooms and the square footage of those ancillary hotel facilities (including ballrooms and meeting rooms) that generate Specific Plan Replacement Trips. To this total are added 175 Replacement Trips recorded by covenant for use on the subject property. This number of Replacement Trips is then compared to the Trips that would be generated by the new land uses.


(d) below addressing the conformity of the Project to the Community Plan and in sub-section (e) below addressing the conformity of the Project to the General Plan.

CCNSP Section 3.C.1(b) and (d) - Sufficient provisions have been made, if necessary, to assure the installation of a continuous Pedestrian Corridor and the installation of Pedestrian Crossings in accordance with the provisions of Section 10 of this Ordinance and as shown on the Map. See discussion of CCNSP Section 10 below. CCNSP Section 3.C.1(e) - The project has been designed in a manner that adequately screens ventilation, heating and air conditioning ducts, tubes, equipment and other related appurtenances from the view of pedestrians, motorists and occupants of adjacent buildings.

All ventilation, heating, air conditioning ducts, tubes and mechanical equipment associated with the Project will be fully screened from public view. Any ground level mechanical equipment required for the restaurant/retail uses will also be screened through incorporation of lush landscaping and/or other design elements.

CCNSP Section 3.C.1(f) - The facade of any parking building must be designed to be compatible in architectural character with its principal building and with adjacent existing office, commercial or residential buildings.

All on-site parking will be contained in a five-level subterranean parking structure.

CCNSP Section 3.C.1(g) Consideration has been given by the City Planning Commission to impacts generated by the Project on the vehicular circulation system within the Specific Plan area and on the sections of Pico, Olympic and Santa Monica Boulevards between one mile easterly and one mile westerly of the boundaries of the Specific Plan area and the mitigation measures, if any, were given due consideration.

The Project EIR fully analyzed the impacts of both construction and operation of the Project on the vehicular circulation system within the Specific Plan Area and (using Critical Movement Analysis (―CMA‖) and Intersection Capacity Utilization (―ICU‖) methodologies) on the sections of Pico, Olympic and Santa Monica Boulevards between one mile easterly and one mile westerly of the boundaries of the Specific Plan area, including mitigation measures. The analysis of potential intersection impacts attributable to the Project is based on comparing the peak-hour traffic operations at 76 analyzed intersections (identified in accordance with assumptions, methodology and procedures approved by the City Department of Transportation and the West LA TIMP, and with respect to the 13 intersections in Beverly Hills, with respect to the methodology and criteria of that city) under Future Project conditions as compared to Future Without Project conditions. Future Without Project conditions includes existing traffic volumes, traffic volumes generated by the related projects, and traffic volumes attributable to ambient traffic growth. Future With Project conditions are calculated by adding the traffic volumes attributable to the Project (for each scenario) to the Future Without Project conditions.


A series of design features are incorporated into the Project during construction to maintain pedestrian and vehicular safety, and to avoid substantial inconvenience to pedestrians, motorists, transit service, businesses, and driveway access proximate to the subject property. These include preparation of a Construction Staging and Traffic Management Plan (CSTMP) for approval by LADOT and other appropriate agencies, to be implemented during construction, which, among other things, describes traffic control measures and devices to be implemented for the various construction phases, along with any sidewalk closures, traffic lane closures, temporary walkway installations, temporary traffic lane modifications, and temporary signal modifications. The CSTMP will be coordinated with other Construction Staging and Traffic Management Plans that are in effect or have been proposed for other projects in Century City.

With Office Scenario 76 study intersections were identified in the City of Los Angeles and the City of Beverly Hills. Based on the stated significance criteria of the City of Los Angeles and, where applicable, Beverly Hills, the With Office Scenario is forecasted to significantly impact 3 of the 76 study intersections during either the AM or PM peak hour, prior to mitigation. The three significantly impacted intersections are as follows:

Intersection 38: Beverly Glen Boulevard/Pico Boulevard (afternoon peak hour);

Intersection 44: Century Park West/Olympic Boulevard (morning peak hour); and

Intersection 51: Avenue of the Stars/Constellation Boulevard (afternoon peak hour).

The three significantly impacted intersections are located within or fairly close to Century City, as traffic volumes attributable to the With Office Scenario are more heavily concentrated in this area. Proceeding outward from this area, the With Office Scenario traffic volumes become more dispersed and as a result traffic impacts attributable to the With Office Scenario generally diminish as the distance from the subject property increases. Therefore, it is anticipated that the With Office Scenario would not significantly impact any intersections beyond those identified above. The following mitigation measures were considered to reduce the afternoon peak-hour impact at the intersection of Beverly Glen Boulevard and Pico Boulevard (Intersection No. 38) under the With Office Scenario to a less than significant level:

1. Widening and restriping Pico Boulevard to provide a second eastbound left-turn lane.

2. Widening and restriping Pico Boulevard to provide a fourth westbound through lane.

3. Widening and restriping Beverly Glen Boulevard to provide a second southbound right-turn-only lane.


Implementation of any of these three measures would reduce the afternoon peak hour impact under the With Office Scenario to a less than significant level. However, Measures 1 and 2 would require a reduction in sidewalk/parkway widths to less than 12 feet along Pico Boulevard, which could constitute an inconsistency with the City’s Walkability Checklist. Therefore, such a reduction would result in potentially significant secondary impacts with respect to land use plans and access. Street trees would also have to be removed or relocated. Measure 1 would also require widening and restriping along Beverly Glen Boulevard to provide a second northbound departure lane to accept the left-turning traffic from Pico Boulevard and maintain adequate clearance from the bus zone on the east side of Beverly Glen Boulevard. Measure 3 would conflict with LADOT’s current policy to limit the number of lanes from which right-turns are made to one in order to minimize conflicts between right-turning vehicles and pedestrians in the opposing crosswalk. Therefore, this measure would increase vehicle-pedestrian conflicts and result in potentially significant safety impacts. Considering these factors, these measures are considered infeasible, and the impact at the intersection of Beverly Glen Boulevard and Pico Boulevard under the With Office Scenario is considered significant and unavoidable. With regard to the impacts at Intersection Nos. 44 and 51, the following mitigation measures were considered to reduce morning peak-hour impact, attributable to the intersection of Century Park West and Olympic Boulevard (Intersection No. 44) to a less than significant level:

1. Widening and restriping the west leg of Olympic Boulevard to provide a third eastbound left-turn lane; removing one of the two southbound left-turn lanes on Century Park West; and restriping to provide a third northbound departure lane to accept the left-turning traffic from Olympic Boulevard.

2. Converting the westbound right-turn-only lane to a fourth through lane and widening and restriping the west leg of Olympic Boulevard to provide for the continuation of the fourth through lane a meaningful distance.

Implementation of either of these mitigation alternatives would reduce the morning peak-hour impact attributable to the Project to a less than significant level, however these mitigation measures would require substantial acquisition of private property, partial demolition of parts of privately owned buildings, and/or a reduction of sidewalk widths. The City has concluded that it would not exercise its power of eminent domain to allow for implementation of mitigation measures for private development projects. Additionally, a reduction in sidewalk widths could constitute an inconsistency with the City’s Walkability Checklist. Therefore, such a reduction would result in potentially significant secondary impacts with respect to land use plans and access. Street trees would also have to be removed or relocated. Considering these factors, these mitigation measures are considered infeasible, and impact at the intersection of Century Park West and Olympic Boulevard attributable to the With Office Scenario is considered significant and unavoidable. The following mitigation measures were considered to reduce the impact at the intersection of Avenue of the Stars and Constellation Boulevard (Intersection No. 51) to a less than significant level:


1. Dedication and widening on the south side of Constellation Boulevard adjacent to the subject property to provide a second eastbound right-turn-only lane.

2. Converting the number two eastbound through lane on Constellation Boulevard to a shared through/right-turn lane.

3. Widening and restriping the east leg of Constellation Boulevard to provide a second westbound left-turn lane.

4. Widening and restriping the north leg of Avenue of the Stars to provide a southbound right-turn-only lane.

Implementation of any of these four mitigation measures would reduce the afternoon peak-hour impact attributable to the Project to a less than significant level. However, Measures 1 and 2 would conflict with LADOT’s current policy to limit the number of lanes from which right-turns are made to one in order to minimize conflicts between right-turning vehicles and pedestrians in the opposing crosswalk. Therefore, these measures would increase vehicle-pedestrian conflicts and result in potentially significant safety impacts. Measures 3 and 4 would require acquisition of private property (for which the City would not exercise its powers of eminent domain) and a reduction in sidewalk widths that could constitute an inconsistency with the City’s Walkability Checklist. Considering these factors, these mitigation measures are considered infeasible, and the impact attributable to the Project at the intersection of Avenue of the Stars and Constellation Boulevard is considered significant and unavoidable.

Without Office Scenario

Based on the significance criteria developed by the City’s Department of Transportation, the Without Office Scenario is forecasted to result in less than significant impacts at all intersections under both the CMA and ICU analyses. As such, no mitigation measures are required with regard to intersection impacts under this scenario. CCNSP Section 3.C.1(h) Adequate sewers and similar public utilities, facilities and services, other than those considered pursuant to Section 3.C.1(g) of the CCNSP, exist or will exist to service the intensity and design of the proposed Project and other development in the Specific Plan Area.

The subject property is located in a highly urbanized area of the City of Los Angeles that is served by existing roadways, utilities and other infrastructure. The Project would not require the extension of roadways and other infrastructure (e.g., water facilities, sewer facilities, electricity transmission lines, natural gas lines, etc.) and the existing infrastructure in the Project area would have adequate capacity to serve the Project. Utility connections to the Project would not require the expansion of local distribution infrastructure or capacity-enhancing alterations to existing facilities. With respect to roadway infrastructure, the Project would not introduce any new public roadways. The construction of driveways to access the subject property from Avenue of the Stars and Constellation Boulevard and roadway maintenance would facilitate vehicular circulation associated with the Project. The Project EIR fully analyzed the impacts of both construction and operation of the Project on the existing public utility and sewer systems, facilities and services and determined that there are adequate facilities to service the


intensity and design of the Project and other development in the Specific Plan area. Specifically, applying the thresholds of significance established by the City and after imposition of mitigation measures as described therein, the Project EIR determined that the Project’s individual and cumulative impacts on wastewater treatment services, wastewater conveyance facilities and infrastructure, solid waste disposal facilities and water supply and water infrastructure would be less than significant. The water supply demands of the Project will be less than the water demands of the Existing Hotel and the Project will incorporate new, more efficient appliances, improving the efficiency of water use in comparison to the Existing Hotel. With respect to water pressure (for fire flow), the mitigation monitoring plan includes a mitigation measure requiring the installation in Constellation Boulevard of a new 12‖ water line or compensation to LADWP for construction of the water line prior to issuance of a temporary certificate of occupancy for the residential component of the Project if not then constructed by others. In addition, LADWP is in the design stage with respect to a new regulator pump station for Century City which is anticipated to be completed in 2012 or 2013. The pump station will alleviate water pressure issues in Century City. As a result, the Project will result in a less than significant impact with respect to fire flow. Conditions of approval imposed upon the Project by the City, including, without limitation, the Mitigation, Monitoring and Reporting Program adopted therewith require installation of any on-site or off-site improvements deemed necessary by the City Engineer pursuant to this CCNSP requirement.

CCNSP Section 3.C.1(i) Sufficient provisions have been made to assure the installation of any on-site or off-site improvements deemed necessary by the City Engineer to accommodate any cumulative impacts generated by the Project on existing sewers or other similar public utilities, facilities and services, other than those considered pursuant to Section 3.C.1(g) of the CCNSP.

The Project EIR fully analyzed the impacts of both construction and operation of the Project on the existing public utility and sewer systems, facilities and services and determined that there are adequate facilities to service the intensity and design of the Project and other development in the Specific Plan area and concluded that the Project does not result in significant individual or cumulative impacts to existing sewers or other similar public utilities, facilities and services. With respect to water pressure (for fire flow), the mitigation monitoring plan includes a mitigation measure requiring the installation in Constellation Boulevard of a new 12‖ water line or compensation to LADWP for construction of the water line prior to issuance of a temporary certificate of occupancy for the residential component of the Project if not then constructed by others. In addition, LADWP is in the design stage with respect to a new regulator pump station for Century City which is anticipated to be completed in 2012 or 2013. The pump station will alleviate water pressure issues in Century City. As a result, the Project will result in a less than significant impact with respect to fire flow. Conditions of approval imposed upon the Project by the City, including, without limitation, the Mitigation, Monitoring and Reporting Program adopted therewith, assure installation of any on-site or off-site improvements deemed necessary by the City Engineer pursuant to this CCNSP requirement.


CCNSP Section 3C.2.d A Project within the Buffer Area may have a Floor Area Ratio of not more than four and one-half to one. A Project within the Core Area may have a Floor Area Ratio of not more than six to one.

The Project is located within the Core Area as defined by the CCNSP and therefore has an allowable FAR of 6 to 1. With the approval of the requested Zoning Administrator’s Adjustment to maintain a 0-foot side yard and 0-foot rear yard for the Project, the subject property may utilize 1,604,340 square feet of development. The Project proposes approximately 1,487,248 square feet under the With Office Scenario and 1,490,966 square feet under the Without Office Scenario, of existing and new development, which is within the maximum development envelope permitted by the CCNSP.

CCNSP Section 6 If the developer of a Project . . . disputes any of the Trip generation factors enumerated in the definition of CATGP in Section 2 . . . such person may submit a proposed alternative Trip generation factor for the Project, along with a traffic generation study prepared by a registered traffic engineer, for review by the City of Los Angeles Department of Transportation (Department of Transportation).

The traffic analysis uses trip generation rates from sources including, but not limited to, the CCNSP. The Project is in compliance with the trip generation factors of the CCNSP.

CCNSP Section 8 Interim parking plans, which will mitigate the effects of parking displaced by any Project, shall be submitted to the Department of Transportation prior to construction.

Although not anticipated, the Project would plan for and mitigate the effects of any parking displaced by the construction or operation of the Project. Such impacts and any mitigation that may be required would be provided in the Project’s Construction Staging and Traffic Management Plan.

CCNSP Section 10 The purpose of this Section is to set forth the plan for a continuous Pedestrian Corridor. The CCNSP Map shows the general location of the Pedestrian Corridor. The Pedestrian Corridor, and the provisions hereinafter set forth to implement shall be applicable to all Projects and to all properties within the CCNSP Area, as more particularly designated on the Map. . . Pedestrian Walkways and Pedestrian Crossings shall be constructed in the approximate locations designated on the Map.

The Project would provide on-site Pedestrian Walkways that would connect Avenue of the Stars through the subject property with Constellation Boulevard and would provide access to the designated Pedestrian Crossing at Constellation Boulevard. Pedestrian Corridors will be open to the public and will meet the design requirements of the CCNSP with respect to size, width, location, materials and signage. In addition, access to the Century Park West Garage would be maintained via a pedestrian bridge. Pedestrian access from Avenue of the Stars to the western portion of the subject property and to Constellation Boulevard would be relocated from the current indirect path (required due to the location of the sunken plaza and the existing vehicular access way to the Existing Hotel) to a more direct path via


an open lobby extending through the Rehabilitated Building to the plaza on the west. While the locations of the proposed Pedestrian Walkways differ somewhat from those shown in Figure 1 of the CCNSP, the function of the walkways (i.e., connecting Avenue of the Stars to Constellation Boulevard through the subject property) is achieved and made more direct and pedestrian oriented by the new location. The Pedestrian Crossing across Constellation Boulevard shown on Figure 1 of the CCNSP, connecting the subject property with the Westfield Century City Shopping Center, would be accessed via the Project’s entry plaza on Constellation Boulevard. Therefore, the Project is consistent with this CCNSP regulation.

d. West Los Angeles Community Plan

In accordance with the requirements of CCNSP Section 3.C.1(a), the Project conforms to all of the provisions of the West Los Angeles Community Plan. Specific goals, objectives and policies of the Community Plan advanced by the Project and with which the Project is consistent include: Objective 1-1: To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Plan area to the year 2010.

Consistent with this objective, the Project will provide new housing in the Century City area. With regard to the diverse economic needs of the population within the Community Plan area, the housing proposed by the Project is responsive to a particular demographic sector and market for high-end, luxury housing that is characteristic of the Century City area, and thus, does not provide housing to meet the diverse economic needs of the population within the Community Plan area. Nonetheless, the Project does not remove any housing that would serve a broader range of income levels nor does it impede the development of housing for a variety of income levels in the vicinity of the Project. The Project is consistent with this Objective.

1-1.1: Protect existing single-family residential neighborhoods from new out-of-scale development and other incompatible uses.

The Project is consistent with the CCNSP which was developed to allow high-rise mixed-use projects in a manner that is compatible with the single-family uses in the Project area. In addition, hotels located within 500 feet of single-family residences require a conditional use permit so appropriate conditions could be implemented that promote land use compatibility with single-family uses. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to surrounding low-density, single family land uses. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. The subject property is geographically and spatially separated from these projects. The MGM Tower and other commercial uses located west of the subject property create a


physical buffer between the subject property and the single family neighborhood to the west and help to maintain and protect the character and scale of these existing uses. Similarly, the CAA building and 44-story Century Plaza Towers create a buffer to the east, while the high-rise buildings and Santa Monica Boulevard create a buffer with respect to housing to the northwest of the subject property across Santa Monica Boulevard, helping to maintain and protect the character and scale of these existing uses.

1-1.3: Provide for adequate multi-family residential development.

Consistent with this policy, the Project will introduce new multi-family residential uses to the subject property.

Objective 1-2: To reduce vehicular trips and congestion by developing new housing in proximity to adequate services and facilities. 1-2.1: Locate higher residential densities near commercial centers and major bus routes where public service facilities and infrastructure will support this development.

Century City is a designated Regional Center, an area targeted in the Community Plan for high-density growth and economic development and is served by existing roadways, utilities and other infrastructure. The Project maximizes the residential densities allowed for the subject property by the Community Plan, Specific Plan, and zoning designations. The Project is an infill development that conforms to the General Plan’s policies and objectives with respect to location of density near transit, promotion of transit usage and pedestrian friendly and walkable neighborhoods. Public transit service in the Project area is provided in the form of local, express, and commuter bus service. The Project is located between Santa Monica Boulevard and Olympic Boulevard on Avenue of the Stars, which are major thoroughfares that accommodate multiple existing and potential future transit routes. Public transit service in the Project area is provided in the form of local, express, and commuter bus services which collectively comprise a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within one-quarter mile of the subject property. The provision of a mix of residential, hotel, retail and office uses at the core of Century City will allow residents to walk to a variety of on- and off-site amenities. The site plan will be tailored to accommodate a future Purple Line subway portal in the event Metro decides to pursue/fund this transit station. The surrounding area is well established with existing public service facilities and infrastructure which are sufficient to accommodate the Project.

1-2.3: Do not increase residential densities beyond those permitted in the Community Plan Area unless the necessary infrastructure and transportation systems are available to accommodate the increase.

The Project is consistent with the residential densities and unit counts permitted under the subject property’s zoning, which is consistent with the subject property’s Community Plan designation.

Objective 1-3: To preserve and enhance the varied and distinct residential character and integrity of existing residential neighborhoods.


1-3.1: Require architectural and height compatibility for new infill development to protect the character and scale of existing residential neighborhoods.

The Project complies with the applicable zoning and design guidelines and policies in the Community Plan. Compliance with the zoning and design guidelines will ensure that the Project’s design complements the aesthetic environment of the community. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to surrounding land uses. The Project is compatible with other adjacent and nearby high-rise multi-family residential projects including The Century and Constellation Park residential projects due to similarity with respect to massing, architecture height, and exterior design and is consistent in scale with the numerous other high-rise buildings in the area, many of which also front Avenue of the Stars. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. To the southwest of the subject property are the Century Woods condominiums, a medium-density residential complex located at the corner of Century Park West and Olympic Boulevard. The subject property is geographically and spatially separated from the Century Woods Condominium development by existing walls and mature vegetation that create a physical buffer. Permanent roadway easements buffer the subject property from each abutting private property effectively precluding any other constructed use along the south, west and southwest portions of the subject property, and providing a physical setback with respect to the uses to the south, west and southwest of the subject property, including the Century Woods development. From the Century Woods development, the north and south buildings will appear in the foreground, with numerous other high-rise towers surrounding the subject property to the north, south, east and west. Although the south building, like The Century, would be apparent from Century Woods because of the height and mass of the structure, all views of the proposed residential building would continue to be partially buffered by the existing screen of mature trees and landscaping that provides a visual buffer between the Century Woods low-rise development and the high-density, mid- and high-rise development that characterizes the Century City core. While the Project would alter views towards the subject property from the Century Woods condominium development, these views are already characterized by numerous high-rise buildings that are part of the Century City skyline. Further, the Project buildings will be physically set back from adjoining uses to a greater extent than required by regulation as a result of the location and width of the private roadways on the west, south and southwest of the subject property. In total, the south building will be set back approximately 190 feet from the nearest Century Woods residences, providing a buffer in excess of regulatory requirements.

Goal 2: A strong and competitive commercial sector which promotes economic vitality, serves the needs of the community through well designed, safe and accessible areas while preserving historic and cultural character.


Objective 2-1: To conserve and strengthen viable commercial development and to provide additional opportunities for new commercial development and services within existing commercial areas. 2-1.1: New commercial uses shall be located in existing established commercial areas or shopping centers.

The subject property is located in an urban area designated in the Community Plan as a Regional Center which is home to a variety of existing commercial uses. The subject property is zoned C2, which permits commercial uses. The Project, which includes commercial uses, is located within an area designated for such uses and would complement existing, as well as proposed, commercial uses in the area. Further, the subject property is located across Constellation Boulevard from the existing, and proposed to be expanded, Westfield Century City Shopping Center. The Project is consistent with this objective and policy.

2-1.2: Protect commercially planned/zoned areas from encroachment by residential only development.

The Project would develop the subject property with a mixed-use development, including hotel and retail commercial uses. Residential development at the subject property will complement rather than restrict commercial development at the subject property and in the surrounding area, by developing residential uses as well as a broad array of on-site and off-site shopping and living choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. The Project is consistent with this objective and policy. In addition, under the With Office Scenario, the Project includes 101,500 square feet of office uses.

Objective 2-2: To promote distinctive commercial districts and pedestrian-oriented areas. 2-2.1: Encourage pedestrian-oriented design in designated areas and in new development.

The Project is designed to protect and improve pedestrian-oriented street segments along Avenue of the Stars and Constellation Boulevard by providing numerous additional pedestrian access points along both corridors that connect to a network of on-site pedestrian walkways. The Project has been designed to create a walkable urban environment at a human scale that activates the street, invites active participation in the publicly-accessible plaza and its surrounding amenities, encourages public pedestrian access and walkability of and around the subject property, and creates strong pedestrian connections to the rest of Century City. The Project will improve pedestrian connectivity between the subject property and surrounding public streets by establishing new access points along Avenue of the Stars and Constellation Boulevard, and by providing a series of interconnected pedestrian walkways that link to the existing crosswalk at Avenue of the Stars and Constellation Boulevard. The over 1.5-acre publicly-accessible plaza would be enhanced with extensive greenery, multiple water


features, sitting and relaxation space, and high-quality hardscape materials, as well as outdoor public art and sculpture. Pedestrian activity would also be enhanced though infilling the existing sunken plaza along the Avenue of the Stars frontage to support greater access to this area than is currently available. The Project would infill the sunken plaza with new construction at varying depths while still providing an appropriate reference to the plaza as it exists today. This area would include retail and restaurant uses, outdoor seating areas, water features, landscaping, and hardscape that would connect to an open lobby extending through the center of the Rehabilitated Building to the publicly-accessible plaza to the west of the Rehabilitated Building. These changes would transform the subject property to an open and active publicly accessible space, in contrast to the current use of the Existing Hotel, which is almost exclusively reserved for private use by patrons. Retail, water features, and outdoor seating areas would also be provided at the corner of Avenue of the Stars and Constellation Boulevard, thereby encouraging pedestrian flow to and from the subject property and many of the surrounding uses via the crosswalk at that intersection. Pedestrian access to the on-site publicly-accessible plaza from the Westfield Century City Shopping Center would be facilitated by an entry plaza on Constellation Boulevard.

2-2.2: Promote mixed-use projects along transit corridors and in appropriate commercial areas.

Century City is an intensely developed urban community that serves as a major employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. Generally, commercial uses are located within the Century City core area, within which the subject property is located, with residential uses at the periphery. As Century City is designated by the Community Plan as a Regional Center it is targeted for high-density growth and economic development. The continuing introduction of residential uses within the commercial core of Century City, which is promoted by the various land use plans for the area, would serve to create an integrated center where new residents would have easy access to a range of commercial uses and jobs (ranging from local serving retail uses, to the Westfield Century City Shopping Center, to high-rise office buildings). The housing units proposed at the subject property would be located within this core area together with a mix of commercial uses, including retail, restaurant, hotel and (except for the Without Office Scenario) office uses, which would provide job opportunities on the subject property itself. Public transit service in the Project area is provided in the form of local, express, and commuter bus services which collectively comprise a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within one-quarter mile of the subject property. In addition, Metro is evaluating a Westside corridor subway extension and will make a final determination with respect to the location of the station in Century City in 2012. Two of the five alternatives that are being studied in the EIR/EIS could be built with the funding provided by the LRTP, adopted in October 2009, and Measure R, which passed in November 2008. The other three alternatives would require funding beyond these adopted plans. Under all of the alternatives that will be studied in the EIS/EIR, the Westside corridor subway


extension is proposed to include a station in Century City, which would be at the intersection of Avenue of the Stars and Santa Monica Boulevard (one block from the subject property) or the intersection of Avenue of the Stars and Constellation Boulevard (adjacent to the subject property).

2-2.3: Require that mixed-use projects and development in pedestrian oriented districts be designed and developed to achieve a high level of quality, distinctive character, and compatibility with existing uses.

The Project demonstrates a high level of quality through the rehabilitation of the Existing Hotel in conformity with the Secretary of the Interior Standards for Historic Rehabilitation, addition of new buildings in a complementary contemporary architectural style and the introduction of an over 1.5-acre publicly-accessible plaza with extensive greenery, multiple water features, and high-quality hardscape materials. The Project provides an entryway from the Avenue of the Stars frontage through an open lobby extending through the Rehabilitated Building and connecting the pedestrian amenities on both sides of the building. In addition, the Project will incorporate a variety of green building elements, including the use of efficient water management techniques, green roofs, and other sustainability features and is seeking certification for a LEED Silver rating. The Project would preserve the existing land use relationships in the area as well as the overall character of the neighborhood. The Project would contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density core. The Project would enhance the synergistic development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. The Project would also be compatible in terms of scale with existing uses. Given the subject property’s location within the core of the Century City Regional Center, building heights would render the Project’s size and scale compatible with surrounding high-rise development, which includes a variety of buildings with building heights ranging from 20-story to 47-story structures. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to surrounding land uses. The Project is compatible with other adjacent and nearby high-rise multi-family residential projects including the Century and Constellation Park residential projects due to similarity with respect to massing, architecture height, and exterior design and is consistent in scale with the numerous other high-rise buildings in the area, many of which also front Avenue of the Stars.

2-2.5: Require that the first floor street frontage of structures, including mixed-use projects and parking structures located in pedestrian oriented districts, incorporate commercial uses.


Commercial uses are incorporated within first-floor street frontages of structures including ground-level retail and restaurant uses fronting Avenue of the Stars to the east of the Rehabilitated Building, cafe space with an outdoor seating area at the corner of Avenue of the Stars and Constellation Boulevard, and first floor retail uses fronting Constellation Boulevard.

Objective 2-3: To enhance the appearance of commercial districts. 2-3.2: Require that commercial projects be designed and developed to achieve a high level of quality, distinctive character and compatibility with surrounding uses and development.

Aesthetic enhancement of commercial areas will be satisfied by the contemporary design of the new buildings that are complementary to the Rehabilitated Building. The plaza area will include an outdoor public art program and sculpture gardens. The Project will promote numerous Community Plan goals and objectives by converting the subject property from a single-function private use to a publicly accessible development that would be compatible with and enhance existing retail, restaurant, entertainment, and office uses in the area.

Open Space Objective 5-1 To preserve existing open space resources and where possible develop new open space. 5-1.1: Encourage the retention of passive and visual open space in balance with development in the community.

The Project would not impact any existing off-site open space resources within Century City. On-site open space and recreational areas would be designed to meet or exceed the open space requirements set forth in the LAMC and would provide for an urban gathering place for occupants of the commercial space, guests of the hotel space, residents, and other visitors. The Project would provide a total of approximately 3.70 acres of common and private open space under the With Office Scenario and a total of approximately 3.80 acres of common and private open space under the Without Office Scenario. Specifically, under the With Office Scenario, the Project would provide approximately 3.4 acres of common open space, while the Without Office Scenario would provide approximately 3.44 acres of common open space. Under both scenarios, this common open space would consist of, at ground level, a publicly accessible plaza of 1.66 acres accessible from Avenue of the Stars through an open lobby or ―breezeway‖ that would extend through the center of the Rehabilitated Building. The introduction of landscaping, numerous water features, and outdoor seating areas and gathering spaces will create an aesthetically pleasing environment on the subject property, converting what is currently a single-function private use to an attractive and publicly-accessible community gathering space available to occupants of the commercial space, guests of the hotel space, residents, and other visitors.


The common open space would also include landscaped roof terraces and indoor recreation areas. With respect to landscaped roof terraces, both scenarios would provide approximately 1.48 acres of landscaped roof terrace areas available to residents and hotel guests. With respect to indoor recreation areas, the With Office Scenario would provide approximately 0.26 acres of indoor recreation area (i.e., fitness center), while the Without Office Scenario would provide approximately 0.31 acres of indoor recreation area. In addition to the common open space resources described above, the Project would also provide private open space in the form of balconies available to the residents of the Project’s individual dwelling units. The With Office Scenario would provide approximately 0.30 acres of private open space, while the Without Office Scenario would provide approximately 0.36 acres of private open space.

Transportation Objective 13-1: To provide parking in appropriate locations in accordance with Citywide standards and community needs. 13-1.2: Develop parking lots and garages in accordance with design standards.

The Project would comply with all municipal code requirements with respect to parking facilities.

Objective 16-1: To comply with Citywide performance standards for acceptable Levels of Service (LOS) and ensure that necessary road access and street improvements are provided to accommodate traffic generated by new development. 16-1.1: Maintain a satisfactory LOS for streets and highways that should not exceed LOS ―D‖ for Secondary Highways and Collector Streets; nor LOS ―E‖ for Major Highways or major business districts.

As further described in the EIR, the With Office Scenario would result in significant intersection impacts, after mitigation, at a total of three study intersections in which mitigation is determined to be infeasible due to conflicting policies of the Los Angeles Department of Transportation. However, the LOS at two of these impacted intersections would not exceed LOS ―D‖ and at the third intersection, at Beverly Glen and Pico (both Major Highways), the LOS would not exceed LOS ―E.‖ Therefore, the Project is consistent with Objective 16-1. The Without Office Scenario would not result in significant intersection impacts at any of the study intersections. Therefore, the Project would be consistent with this objective and policy.

Goal 17: Preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance. Objective 17-1: To ensure that the community's historically significant resources are protected, preserved, and/or enhanced.


17-1.1: Encourage the preservation, maintenance, enhancement and reuse of existing historic buildings and the restoration of original facades. Objective 17-3: To encourage private owners of historic properties to conserve the integrity of such resources.

Rehabilitation of the Existing Hotel is the centerpiece of the Project’s proposed design. Under this design, the eligibility of the Rehabilitated Building would be maintained with regard to its designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance and listing in the California Register of Historical Resources. In order to maintain eligibility, certain character-defining features of the Existing Hotel and viewshed corridors of the property along Avenue of the Stars would be maintained. The renovation and rehabilitation of the Existing Hotel satisfies Community Plan Goal 17 which seeks the preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance and provides a distinctive character to the subject property, reflecting both the history and the future of Century City.

e. General Plan. In accordance with the requirements of CCNSP Section 3.C.1(a), the Project conforms to all other applicable provisions of the General Plan. The subject property is designated ―Regional Commercial‖ by the Community Plan. According to the Community Plan, Regional Commercial sites are primarily improved with high-rise office buildings, large hotels, and an entertainment center and regional shopping center. Sites identified as Regional Commercial by the Community Plan are designated in the General Plan Framework Element and on the Community Plan Land Use Diagram as ―Regional Centers.‖

i. Framework Element The Framework Element defines ―Regional Centers‖ as ―the focal points of regional commerce, identity, and activity.‖ Regional Centers are also envisioned as ―high density places.‖ Century City is an intensively developed urban community that serves as a major employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. The Project will be a mixed-use project in the heart of Century City. The development of complementary office, residential, hotel, retail and restaurant uses at the subject property will advance specific overarching planning objectives set forth in the Framework Element of the General Plan, including the establishment of a ―[m]ixed use center that provide[s] jobs, entertainment, culture, and serve[s] the region‖ and meeting the demand for housing adjacent to the jobs rich Century City Specific Plan area. The General Plan and the Community Plan encourage the enhancement of Century City’s ―regional commerce, identity and activity‖ and higher-density development along transit corridors in Regional Centers. The Project would contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density


core. The Project would enhance the synergistic development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. The continuing introduction of residential uses within the commercial core of Century City, which is promoted by the various land use plans for the area, would serve to create an integrated center where new residents would have easy access to a range of commercial uses and jobs (ranging from local serving retail uses, to the Westfield Century City Shopping Center, to high-rise office buildings). The housing units proposed at the subject property would be located within this core area together with a mix of commercial uses, including retail, restaurant, hotel, and, at the discretion of the Applicant, office uses, which would provide job opportunities on the subject property itself. The Project’s scale, massing and building placement respect and complement the Existing Hotel, maximize the open space on the subject property and respond to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City. The Project’s hotel, retail and restaurant uses and publicly accessible plaza and pedestrian pathways will enhance pedestrian connectivity throughout Century City and are consistent with Framework Element Policy 3.10.3, which calls for Regional Centers to promote ―high-activity areas in appropriate locations that are designed to introduce pedestrian activity.‖ In furtherance of Framework Element Design and Development Policy 3.10.5, pedestrian-oriented open space, outdoor seating, landscaping and other amenities will be incorporated in the plaza and the other publicly accessible spaces around the subject property to create an active urban gathering space. The Project conforms to the Open Space policies of the Framework Element, including Policy 6.4.8 which encourages projects that ―maximize the use of existing public open space resources at the neighborhood scale and seek new opportunities for private development to enhance the open space resources of the neighborhoods‖ and encourages the development of public plazas, residential commons and rooftop spaces, including pathways and connections that may be improved to serve as neighborhood landscape and recreation amenities. The Project has been specifically designed to provide new publicly accessible plazas and to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby transit stops. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. On-site open space and recreational areas would be designed to meet or exceed the open space requirements set forth in the LAMC and would provide for an


urban gathering place for occupants of the commercial space, guests of the hotel space, residents, and other visitors. The Project would provide a total of approximately 3.70 acres of common and private open space under the With Office Scenario and a total of approximately 3.80 acres of common and private open space under the Without Office Scenario. Specifically, under the With Office Scenario, the Project would provide approximately 3.4 acres of common open space, while the Without Office Scenario would provide approximately 3.44 acres of common open space. Under both scenarios, this common open space would consist of, at ground level, a publicly accessible plaza of 1.66 acres accessible from Avenue of the Stars through an open lobby or ―breezeway‖ that would extend through the center of the Rehabilitated Building. The introduction of landscaping, numerous water features, and outdoor seating areas and gathering spaces will create an aesthetically pleasing environment on the subject property, converting what is currently a single-function private use to an attractive and publicly-accessible community gathering space available to occupants of the commercial space, guests of the hotel space, residents, and other visitors. The common open space would also include landscaped roof terraces and indoor recreation areas. With respect to landscaped roof terraces, both scenarios would provide approximately 1.48 acres of landscaped roof terrace areas available to residents and hotel guests. With respect to indoor recreation areas, the With Office Scenario would provide approximately 0.26 acres of indoor recreation area (i.e., fitness center), while the Without Office Scenario would provide approximately 0.31 acres of indoor recreation area. In addition to the common open space resources described above, the Project would also provide private open space in the form of balconies available to the residents of the Project’s individual dwelling units. The With Office Scenario would provide approximately 0.30 acres of private open space, while the Without Office Scenario would provide approximately 0.36 acres of private open space. The land use chapter of the Framework Element also encourages the creation of ―Transit Stations,‖ defined as a concentration of varied and diverse uses ―within one quarter mile of the transit station.‖ Framework Element Goal 3K calls for ―transit stations to function as a primary focal point of the City’s development.‖ The Project’s site plan has been designed to advance these goals and principles of the Framework Plan, including an emphasis on connecting mixed-use development with public transit infrastructure. To that end, the Project site plan will be planned to accommodate a future Purple Line subway portal in the event Metro decides to pursue/fund this transit station.

ii. Transportation Element The Project will advance numerous goals and policies contained in the Transportation Element. Chief among them is Objective 3, which calls for the City to ―[s]upport development in regional centers . . . major activity areas and along mixed-use boulevards as designated in the Community Plans.‖ The Project is consistent with the policies supporting this goal, including the following:


Policy 3.5: Encourage and seek the formation of public/private partnerships when developing centers and districts and provide appropriate transportation facilities and/or related programs, to the maximum extent feasible. Policy 3.7: Promote the development of transit alignments and station locations which maximize transit service to activity centers and which permit the concentration of development around transit stations. Policy 3.10: Reinforce existing and encourage the development of new regional centers that accommodate a broad range of uses that serve, provide job opportunities, and are accessible to the region, are compatible with adjacent land uses and are developed to enhance urban lifestyles. Policy 3.12: Promote the enhancement of transit access to neighborhood districts, community and regional centers, and mixed-use boulevards. Policy 3.13: Enhance pedestrian circulation in neighborhood districts, community centers, and appropriate locations in regional centers and along mixed-use boulevards; promote direct pedestrian linkages between transit portals/platforms and adjacent commercial development through facilities orientation and design. Policy 3.16: Promote implementation of the Land Use/Transportation Policy as adopted by City Council and endorsed by the Metro Board which encourages economic development in proximity to transit centers.

The Project is an infill development that conforms to the Transportation Element’s policies and objectives with respect to location of density near transit, promotion of transit usage, creation of economic development in proximity to transit centers, pedestrian friendly and walkable neighborhoods and use of public private partnerships to facilitate development of transit. The Project also supports regional and state mandated policies for smart growth and reduction in vehicle miles traveled. Public transit service in the Project area is provided in the form of local, express, and commuter bus service. The Project is located between Santa Monica Boulevard and Olympic Boulevard on Avenue of the Stars, which are major thoroughfares that accommodate multiple existing and potential future transit routes. Public transit service in the Project area is provided in the form of local, express, and commuter bus services which collectively comprise a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within one-quarter mile of the subject property. The provision of a mix of residential, hotel, retail and office uses at the core of Century City will allow hotel guests, residents and office tenants to walk to a variety of on- and off-site amenities and will assist in reducing vehicle miles traveled. In conformity with Policy 3.13, the Project has been specifically designed to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby transit stops. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. The primary and most


prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating an open pedestrian walkway connecting Avenue of the Stars and the new uses within the in-filled sunken plaza to the plaza to the west and to Constellation Boulevard. Consistent with Policies 3.5, 3.7, 3.12 and 3.16, the Project’s site plan is designed to accommodate a future Purple Line subway and subway portal (should it be pursued by the Metro)

iii. Air Quality Element The Air Quality Element includes the following goals:

Good air quality in an environment of continued population growth and healthy economic structure;

Less reliance on single-occupant vehicles with fewer commute and non-work trips;

Minimize impacts of existing land use patterns and future land use development on air quality by addressing the relationship between land use, transportation and air quality;

Energy efficiency through land use and transportation planning. The Project is consistent with these Air Quality Element goals. The Project is an infill development. Through conformance with Land Use Element and Transportation Element policies and objectives with respect to location of density near bus routes and (future) rail transit, promotion of transit usage and creation of pedestrian friendly and walkable neighborhoods, the Project meets the goals of the Air Quality Element to address the relationship between development and air quality. The extensive transit available in the vicinity of the subject property and the development of the subject property with a mix of residential, hotel, retail and office uses at the core of Century City will allow residents and office tenants to walk to a variety of on- and off-site amenities will assist in reducing vehicle miles traveled. By improving pedestrian access to the subject property and connectivity with surrounding parcels and nearby transit stops, the Project creates a pedestrian link through the center of Century City, providing a pleasant alternative to travel by automobile. The Project will incorporate a variety of green building elements, including the use of efficient water management techniques and other sustainability features and is seeking certification for a LEED Silver rating, which will assist in reducing the impact of the Project’s footprint on the environment. The Project is not in conflict with other applicable goals and policies of the City’s general plan or land use plans. The Project EIR includes a more detailed analysis of the Project’s consistency with applicable general plan elements and land use plans.

2. That the project incorporates mitigation measures, monitoring measures when necessary, or alternatives identified in the environmental review which would mitigate the negative environmental effects of the project, to the extent physically feasible.


The significant environmental impacts of the Project have been described and analyzed in the Century Plaza Mixed-Use Development Environmental Impact Report (ENV-2008-4950-EIR; SCH No. 2009061084) (―Project EIR‖). As required by CEQA, project design features, mitigation measures and monitoring measures, as necessary, and alternatives have been identified and proposed in order to address potentially significant environmental effects of the Project. The Project EIR findings include and the conditions of approval require compliance with the mitigation monitoring program developed for the Project in order to minimize, to the extent feasible, the impacts of the Project. The Existing Hotel, designed in 1963 by Minoru Yamasaki, is eligible for (1) designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance and (2) listing in the California Register of Historical Resources. The Project will maintain eligibility of the Existing Hotel under both sets of criteria by retaining key character-defining features and maintaining view corridors to and from the Existing Hotel along Avenue of the Stars. The Applicant, working with the Los Angeles Conservancy and National Trust, has developed treatment protocols to ensure the preservation of the key character-defining features of the Existing Hotel. This treatment protocol is based on the Secretary of the Interior’s Standards for Rehabilitation, published by the National Park Service (Department of the Interior regulations, 36 C.F.R. Part 67). The preservation of the Existing Hotel consistent with this protocol will avoid a potential significant impact to an important historic resource. The Project will incorporate a variety of green building elements, including the use of efficient water management techniques, green roofs, and other sustainability features and is seeking certification for a LEED Silver rating. Through incorporation of mixed-use elements and extensive pedestrian friendly amenities, improvement of pedestrian connectivity and access to transit, the Project will promote pedestrian activity and reduce overall trips, while implementing the General Plan Framework, Land Use, Air Quality and Transportation Element Policies. The Project includes numerous design features to improve the visual appearance and functionality of the subject property. These include an efficient mix of uses contained in two buildings designed in a contemporary architectural style and including the preponderance of Project floor area in the slender north and south buildings, enabling the site plan to incorporate an over 1.5-acre public plaza area surrounded by approximately 93,840 square feet of ground floor retail and restaurant uses.

SITE PLAN REVIEW FINDINGS

REQUEST Pursuant to Los Angeles Municipal Code §16.05 F, Project Next Century Associates, LLC (the ―Applicant‖) seeks Site Plan Review Approval for the proposed Project described in the Project Description attached to the Master Land Use Application as Attachment A (the ―Project‖). The Project is located at 2025 Avenue of the Stars within the Century City area of the City of Los Angeles (the ―subject property‖). In addition to the above request, the Applicant is also seeking Specific Plan Project Permit Compliance Review; a Project Permit for Relocation of Pedestrian Walkways; Zoning Administrator’s Adjustment to allow for reduced side and rear yards; a Conditional Use Permit to allow hotel use in the rehabilitated 16-story Hyatt Regency Century Plaza Hotel building within


500 feet of an R zone; a Master Conditional Use Permit for alcohol sales at several locations at the Project for on-site and off-site consumption; a Development Agreement; and a Vesting Tentative Tract Map. The Applicant may also seek Plan Approval for relocation of an existing wireless communications facility (Case Number ZA-2002-2400(CU)(ZV)). FINDINGS 1. The Project complies with all applicable provisions of the Zoning Code and any applicable Specific Plan. As described below, the Project complies with the applicable regulations, standards, and provisions of the Zoning Code, the Century City North Specific Plan ("CCNSP"), and the West Los Angeles Transportation Improvement and Mitigation Specific Plan (―WLA TIMP‖).

a. Zoning Code. The Project conforms to zoning requirements with respect to uses, height restrictions, and parking requirements. The subject property is zoned C2-2-O. The "C2" portion of the zoning designation indicates the types of commercial and residential uses permitted by the Zoning Code. This zoning allows for office, retail, multifamily residential and restaurant uses. Hotels within 500 feet of an R zone are permitted by conditional use permit (―CUP‖). The existing 16-story Hyatt Regency Century Plaza Hotel (the ―Existing Hotel‖) is a deemed-approved conditional use under LAMC Section 12.24 L. A project permit compliance review has been requested for the Project, together with a project permit to relocate existing Pedestrian Walkways pursuant to Section 10.B.9 of the CCNSP. An existing wireless communications facility is located on the subject property and permitted pursuant to conditional use permit. A plan approval may be requested in the event relocation of the wireless communications facility from the current location near Constellation Boulevard and Avenue of the Stars to another location on the subject property is required in connection with construction of the Project. The C2 zoning limits density to 1 dwelling unit per 400 square feet of lot area or 200 square feet of lot area per hotel guest room. The Project lot size of approximately 267,000 square feet would allow for the construction of up to 667 dwelling units or up to 1335 guest rooms on the subject property. With up to 353 dwelling units, 10 housekeeping units and 394 hotel rooms, the residential development proposed by the Project complies with the allowable density. Height District No. 2 restricts floor area to a 6 to l floor area ratio ("FAR‖). With respect to yard requirements, Constellation Boulevard is designated as the front lot line under the vesting tentative tract map. No front yard is required for either residential or commercial uses in the C2 zone. The Applicant has requested a Zoning Administrator’s Adjustment to maintain a 0-foot side yard and 0-foot rear yard for the Project. With the granting of this request, the subject property will have a development envelope of 1,604,340 square feet based upon the lot area of the subject property. The Project proposes approximately 1,487,248 square feet under the With Office Scenario and 1,490,966 square feet under the Without Office Scenario, of existing and new development, which is within this FAR limitation. Building height is not otherwise restricted in this zone and Height District. The "O" designation indicates that the subject property is within an oil drilling district. Although there are capped oil wells on the subject property, the Project will not involve any oil drilling activity.

b. Parking. The Zoning Code requires 2,453 parking spaces in the With Office Scenario and 2,480 spaces in the Without Office Scenario. Consistent with these requirements, in the With Office Scenario, the Project will provide 2,453 parking spaces of which 2,053 parking spaces will be on the subject property and 400 spaces will be provided in an off-


site parking garage within 100 feet from the subject property. In the Without Office Scenario, the Project will provide 2,480 parking spaces of which 2,080 will be on the subject property and 400 will be in the off-site garage. The off-site spaces are secured through a recorded covenant as required by Code.

Upon grant by the City of the CUP for Hotel within 500 feet of residential zone (to allow continuation, after rehabilitation, of the current hotel use), Zoning Administrator’s Adjustment for yard area and Project permit for Relocation of Pedestrian Walkways, the Project will conform to all applicable zoning requirements.

c. CCNSP. The Project complies with the CCNSP, which primarily regulates development through a development right called "Trips" (defined in detail in Section 2 of the CCNSP). As the Existing Hotel was developed before adoption of the CCNSP, the CCNSP did not allocate any new Trips to the subject property. However, the CCNSP provides that the demolition of existing structures or a change of use to a less Trip-intensive use will generate ―Replacement Trips‖ that can be used for new development on-site or transferred to other properties within the CCNSP area.

In this case, the proposed modifications to the Existing Hotel (reducing the number of hotel rooms from 728 to 394 and the square footage of the spa by 17,835 square feet and the meeting room and ballroom space by 58,025 square feet) will generate 6,173 Replacement Trips that can be used for new development on the subject property. The Project will require either 6,864 Century Plaza Mixed-Use Development 3 Site Plan Review Findings Supplemental Application Replacement Trips under the With Office Scenario or 6,138 Replacement Trips under the Without Office Scenario. There is a sufficient number of Replacement Trips for the Without Office Scenario so that neither acquisition of additional Specific Plan Trips nor a CCNSP exception is required to construct the Without Office Scenario. However, there is a shortage of 691 Replacement Trips for the With Office Scenario. Prior to issuance of a building permit, the Applicant will be required to acquire Trips consistent with and as allowed by the CCNSP and to record a covenant describing the transferred Trips against the subject property. Thus, the Project will be consistent, prior to building permit issuance, with the Trip requirements of the CCNSP. The CCNSP sets forth additional development requirements for Century City, including zoning and allowable uses, floor area ratios, building heights, yard requirements, parking requirements, pedestrian corridors and crossings, and signage. Upon grant by the City of the conditional use permit for hotel within 500 feet of residential development, project permit for relocation of Pedestrian Walkways, and Zoning Administrator’s Adjustment for reduction in side and rear yard requirements, the Project will substantially comply with each of the applicable regulations, standards and provisions of the CCNSP.

d. WLA TIMP. The Project also complies with the WLA TIMP. Consistent with the WLA

TIMP, the EIR includes a detailed traffic analysis that identifies measures to reduce traffic impacts. In addition, the Applicant will pay Transportation Impact Assessment Fees and implement traffic demand management measures in accordance with the WLA TIMP.

2. The Project is consistent with the General Plan


The subject property is located in Century City within the boundaries of the West Los Angeles Community Plan (the ―Community Plan‖) and is designated ―Regional Commercial‖ by that Plan. According to the Community Plan, Regional Commercial sites are primarily improved with high-rise office buildings, large hotels, and an entertainment center and regional shopping center. Sites identified as Regional Commercial by the Community Plan are designated in the General Plan Framework Element and on the Community Plan Land Use Diagram as ―Regional Centers.‖

a. Framework Element

The Framework Element defines ―Regional Centers‖ as ―the focal points of regional commerce, identity, and activity.‖ Regional Centers are also envisioned as ―high density places.‖ Century City is an intensively developed urban community that serves as a major employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. The Project will be a mixed-use project in the heart of Century City. The development of complementary office, residential, hotel, retail and restaurant uses at the subject property will advance specific overarching planning objectives set forth in the Framework Element of the General Plan, including the establishment of a ―[m]ixed use center that provide[s] jobs, entertainment, culture, and serve[s] the region‖ and meeting the demand for housing adjacent to the jobs rich Century City Specific Plan area. The General Plan and the Community Plan encourage the enhancement of Century City’s ―regional commerce, identity and activity‖ and higher-density development along transit corridors in Regional Centers. The Project would contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density core. The Project would enhance the synergistic development of Century City as a Regional Center and enhance Century City as a walkable community by developing residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities in an area that is already a mature employment hub. The continuing introduction of residential uses within the commercial core of Century City, which is promoted by the various land use plans for the area, would serve to create an integrated center where new residents would have easy access to a range of commercial uses and jobs (ranging from local serving retail uses, to the Westfield Century City Shopping Center, to high-rise office buildings). The housing units proposed at the subject property would be located within this core area together with a mix of commercial uses, including retail, restaurant, hotel, and, at the discretion of the Applicant, office uses, which would provide job opportunities on the subject property itself. The Project’s scale, massing and building placement respect and complement the Existing Hotel, maximize the open space on the subject property and respond to the subject property’s size, the constraints imposed by the location of the Existing Hotel in the center of the subject property and the location of the subject property on a major avenue at the heart of Century City. The Project’s two 46-story buildings will be located toward the centerline of the Project Site immediately to the west of and behind the Existing Hotel, and will thereby minimize impacts, including aesthetic and visual impacts, upon neighboring multi-family residential and commercial developments.


The Project’s hotel, retail and restaurant uses and publicly accessible plaza and pedestrian pathways will enhance pedestrian connectivity throughout Century City and are consistent with Framework Element Policy 3.10.3, which calls for Regional Centers to promote ―high-activity areas in appropriate locations that are designed to introduce pedestrian activity.‖ In furtherance of Framework Element Design and Development Policy 3.10.5, pedestrian-oriented open space, outdoor seating, extensive landscaping, high quality hardscape materials, and other amenities will be incorporated in the plaza and the other publicly accessible spaces around the subject property to create an active urban gathering space. The Project conforms to the Open Space policies of the Framework Element, including Policy 6.4.8 which encourages projects that ―maximize the use of existing public open space resources at the neighborhood scale and seek new opportunities for private development to enhance the open space resources of the neighborhoods‖ and encourages the development of public plazas residential commons, and rooftop spaces, including pathways and connections that may be improved to serve as neighborhood landscape and recreation amenities. The Project has been specifically designed to provide new publicly accessible plazas and to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby transit stops. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. On-site open space and recreational areas would be designed to meet or exceed the open space requirements set forth in the LAMC and would provide for an urban gathering place for occupants of the commercial space, guests of the hotel space, residents, and other visitors. The Project would provide a total of approximately 3.70 acres of common and private open space under the With Office Scenario and a total of approximately 3.80 acres of common and private open space under the Without Office Scenario. Specifically, under the With Office Scenario, the Project would provide approximately 3.40 acres of common open space, while the Without Office Scenario would provide approximately 3.44 acres of common open space. Under both scenarios, this common open space would consist of, at ground level, a publicly accessible plaza of 1.66 acres accessible from Avenue of the Stars through an open lobby or ―breezeway‖ that would extend through the center of the Rehabilitated Building. The introduction of landscaping, numerous water features, and outdoor seating areas and gathering spaces will create an aesthetically pleasing environment on the subject property, converting what is currently a single-function private use to an attractive and publicly-accessible community gathering space available to occupants of the commercial space, guests of the hotel space, residents, and other visitors. The common open space would also include landscaped roof terraces and indoor recreation areas. With respect to landscaped roof terraces, both scenarios would provide approximately 1.48 acres of landscaped roof terrace areas available to residents and hotel guests. With respect to indoor recreation areas, the With Office Scenario would provide approximately 0.26 acres of indoor recreation area (i.e., fitness center), while the Without Office Scenario would provide approximately 0.31 acres of indoor recreation


area. In addition to the common open space resources described above, the Project would also provide private open space in the form of balconies available to the residents of the Project’s individual dwelling units. The With Office Scenario would provide approximately 0.30 acres of private open space, while the Without Office Scenario would provide approximately 0.36 acres of private open space The land use chapter of the Framework Element also encourages the creation of ―Transit Stations,‖ defined as a concentration of varied and diverse uses ―within one quarter mile of the transit station.‖ Framework Element Goal 3K calls for ―transit stations to function as a primary focal point of the City’s development.‖ The Project’s site plan has been designed to advance these goals and principles of the Framework Plan, including an emphasis on connecting mixed-use development with public transit infrastructure. To that end, the site plan will be tailored to accommodate a future Purple Line subway portal in the event Metro decides to pursue/fund this transit station.

b. Transportation Element The Project will advance numerous goals and policies contained in the Transportation Element. Chief among them is Objective 3, which calls for the City to ―[s]upport development in regional centers . . . major activity areas and along mixed-use boulevards as designated in the Community Plans.‖ The Project is consistent with the policies supporting this goal, including the following:

Policy 3.5: Encourage and seek the formation of public/private partnerships when developing centers and districts and provide appropriate transportation facilities and/or related programs, to the maximum extent feasible. Policy 3.7: Promote the development of transit alignments and station locations which maximize transit service to activity centers and which permit the concentration of development around transit stations. Policy 3.10: Reinforce existing and encourage the development of new regional centers that accommodate a broad range of uses that serve, provide job opportunities, and are accessible to the region, are compatible with adjacent land uses and are developed to enhance urban lifestyles. Policy 3.12: Promote the enhancement of transit access to neighborhood districts, community and regional centers, and mixed-use boulevards. Policy 3.13: Enhance pedestrian circulation in neighborhood districts, community centers, and appropriate locations in regional centers and along mixed-use boulevards; promote direct pedestrian linkages between transit portals/platforms and adjacent commercial development through facilities orientation and design. Policy 3.16: Promote implementation of the Land Use/Transportation Policy as adopted by City Council and endorsed by the Metro Board which encourages economic development in proximity to transit centers.

The Project is an infill development that conforms to the Transportation Element’s policies and objectives with respect to location of density near transit, promotion of transit usage, creation of economic development in proximity to transit centers, pedestrian friendly and walkable neighborhoods and use of public/private partnerships to facilitate development of transit. The Project also supports regional and state mandated policies for smart growth and reduction in vehicle miles traveled.


Public transit service in the Project area is provided in the form of local, express, and commuter bus service. The Project is located between Santa Monica Boulevard and Olympic Boulevard on Avenue of the Stars, which are major thoroughfares that accommodate multiple existing and potential future transit routes. Public transit service in the Project area is provided in the form of local, express, and commuter bus services which collectively comprise a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within one-quarter mile of the subject property. The provision of a mix of residential, hotel, retail and office uses at the core of Century City will allow hotel guests, residents and office tenants to walk to a variety of on- and off-site amenities and will assist in reducing vehicle miles traveled. In conformity with Policy 3.13, the Project has been specifically designed to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. The primary and most prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating an open pedestrian walkway connecting Avenue of the Stars and the new uses within the in-filled sunken plaza to the plaza to the west and to Constellation Boulevard. Consistent with Policies 3.5, 3.7, 3.12 and 3.16, the Project’s site plan is designed to accommodate a future Purple Line subway and subway portal (should it be pursued by the Metro).

c. Land Use Element – West Los Angeles Community Plan The proposed mixed-use, transit-integrated development advances a number of specific goals and objectives contained in the Community Plan. These include:

Objective 1-1.3: Provide for adequate multi-family residential development. Policy 1-2.1: Locate higher residential densities near commercial centers and major bus routes where public service facilities and infrastructure will support this development. Goal 2: A strong and competitive commercial sector which promotes economic vitality, serves the needs of the community through well designed, safe and accessible areas while preserving historic and cultural character. Objective 2-1: To conserve and strengthen viable commercial development and to provide additional opportunities for new commercial development and services within existing commercial areas: Objective 2-2: To promote distinctive commercial districts and pedestrian-oriented areas. Policy 2-2.1: Encourage pedestrian-oriented design in designated areas and in new development. Policy 2-2.2: Promote mixed-use projects along transit corridors and in appropriate commercial areas.


Policy 2-2.3: Require that mixed-use projects and development in pedestrian oriented districts be designated and developed to achieve a high level of quality, distinctive character and compatibility with existing uses. Policy 2-2.5: Require that the first floor street frontage of structures, including mixed-use projects and parking structures located in pedestrian oriented districts incorporate commercial uses. Objective 2-3: To enhance the appearance of commercial districts. Policy 2-3.2: Require that commercial projects be designed and developed to achieve a high level of quality, distinctive character and compatibility with surrounding uses and development. Goal 17: Preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance. Objective 17-1.1: Encourage the preservation, maintenance, enhancement and reuse of existing historic buildings and the restoration of original facades. Objective 17-3: To encourage private owners of historic properties to conserve the integrity of such resources.

The subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by high-rise office, retail, and existing and future multi-family land uses. The Project will include a mix of complementary hotel, residential condominium and office uses together with ground level restaurant and retail space, meeting the economic and design goals of the Community Plan, and is designed to encourage public pedestrian circulation and walkability of the subject property. The Rehabilitated Building will include a mix of complementary hotel, residential condominium and office uses together with ground level restaurant and retail space, meeting the economic and design goals of the Community Plan, and is designed to encourage public pedestrian circulation and walkability of the subject property. The Rehabilitated Building will be compatible with surrounding commercial and residential high-rise development. Development of the two mixed-use residential buildings with extensive commercial options surrounding a publicly accessible plaza is consistent with other mixed-use high-rise development in the Century City area. The Project’s high-rise structures occur as in-fill as the subject property is located in a highly urbanized regional center and the subject property and surrounding area are characterized by mid- and high-rise office, retail, and existing and future multi-family land uses. The Project will be compatible with surrounding commercial and residential high-rise development and will provide residential density near commercial centers and major bus routes where public service facilities and infrastructure will support this development, consistent with Policy 1-2.1. The renovation and rehabilitation of the Existing Hotel satisfies Community Plan Goal 17 which seeks the preservation and restoration of cultural resources, neighborhoods and landmarks which have historical and/or cultural significance and provides a distinctive


character to the subject property, reflecting both the history and the future of Century City. Intensive landscaping will address Objective 2-2 and will create a better pedestrian environment and experience for Century City and enhance connectivity between pedestrians and transit. The Project will significantly improve the pedestrian connectivity between the subject property and surrounding public streets by establishing new access points and creating an inviting, urban publicly accessible plaza. When completed, the plaza will be a gathering place for guests of the Rehabilitated Building and the residents and occupants of the new north and south buildings, as well as the public throughout Century City. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the site and the Westfield Century City Shopping Center. The primary and most prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating a public pedestrian connection through the subject property where none exists today. Consistent with Community Plan objectives, the Project will convert the existing unused and largely inaccessible area fronting Avenue of the Stars into a pedestrian-friendly space. On the east side of the Rehabilitated Building, the existing sunken plaza, which now acts as a barrier to pedestrians, will be filled in to varying depths to allow for new uses within the plaza while still providing an appropriate reference to the plaza as it exists today. Approximately 5,276 square feet of single-story restaurant uses, plus outdoor seating areas, water features, landscaping, and hardscape would be provided along Avenue of the Stars. The introduction of these pedestrian amenities along the Avenue of the Stars frontage would serve to reactivate the pedestrian realm in front of the Rehabilitated Building. A series of pedestrian walkways would provide connections between the Avenue of the Stars frontage and the plaza west of the Rehabilitated Building via a breezeway through the Rehabilitated Building. The portion of the subject property surrounding the new buildings will be extensively landscaped to create a network of green, walkable corridors linking the subject property with the surrounding Century City community. Community Plan Objective 2-3, which calls for the aesthetic enhancement of commercial areas, will be satisfied by (1) the renovation and rehabilitation of the Existing Hotel, which will enhance its visual appeal while retaining the Existing Hotel’s distinctive form, shape, footprint, and massing, (2) the contemporary design of the new buildings that are complementary to the Rehabilitated Building, and (3) the incorporation on the east side of the Rehabilitated Building of approximately 5,276 square feet of single-story restaurant uses, plus outdoor seating areas, water features, landscaping, and hardscape along Avenue of the Stars. The plaza area will include an outdoor public art program and sculpture gardens further enhancing the commercial areas of the Project. The mixed-use nature of the Project and the placement of residential multifamily uses in the heart of a job-rich Regional Center is also consistent the goals of the Community Plan with respect to Mixed-Use development, which provide that ―the intent of mixed-use development is to provide housing in proximity to jobs and services, to reduce vehicular trips, congestion and air pollution, . . . and to stimulate pedestrian-oriented areas. While the Plan does not mandate mixed-use projects, it encourages them in commercially designated areas which have the potential for such uses.‖ Air Quality Element.


The Air Quality Element includes the following goals:

• Good air quality in an environment of continued population growth and healthy economic structure; • Less reliance on single-occupant vehicles with fewer commute and non-work trips; • Minimize impacts of existing land use patterns and future land use development on air quality by addressing the relationship between land use, transportation and air quality; • Energy efficiency through land use and transportation planning.

The Project is consistent with these Air Quality Element goals. The Project is an infill development. Through conformance with Land Use Element and Transportation Element policies and objectives with respect to location of density near bus routes and (future) rail transit, promotion of transit usage, pedestrian friendly and walkable neighborhoods, the Project meets the goals of the Air Quality Element to address the relationship between development and air quality. The extensive transit available in the vicinity of the subject property and the development of the subject property with a mix of residential, hotel, retail and office uses at the core of Century City will allow residents and office tenants to walk to a variety of on- and off-site amenities and will assist in minimizing the impacts on air quality through reduction in vehicle miles traveled. By improving pedestrian access to the subject property and connectivity with surrounding parcels and nearby transit stops, the Project creates a pedestrian link through the center of Century City, providing a pleasant alternative to travel by automobile. The Project will incorporate a variety of green building elements, including the use of efficient water management techniques, green roofs, and other sustainability features and is seeking certification for a LEED Silver rating that will assist in reducing the impact of the Project’s footprint on the environment. The Project is not in conflict with other applicable goals and policies of the City’s general plan or land use plans. The Project EIR includes a more detailed analysis of the Project’s consistency with applicable general plan elements and land use plans.

3. The Project is consistent with any applicable adopted Redevelopment Plan. The Project is not within a Redevelopment Plan area.

4. The Project consists of an arrangement of buildings and structures (including height,

bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements, which is or will be compatible with existing and future development on neighboring properties.

The subject property is located in a highly urbanized regional center and the site and surrounding area are characterized by mid- and high-rise hotel, office, retail, and existing and future multi-family land uses. The Project proposes to retain and rehabilitate the Existing Hotel building and to add, to the west, two 46-story buildings (the north and south buildings) constructed in a contemporary architectural style that is compatible with the Rehabilitated Building. The renovation and rehabilitation of the Existing Hotel in accordance with the Treatment Protocol developed in


accordance with the Secretary of the Interior’s Standards for Rehabilitation will maintain the eligibility of the Existing Hotel for designation as a City Historic Cultural Monument and for listing in the California Register of Historical Resources, while enhancing the visual appeal of the Existing Hotel. The Rehabilitated Building will retain many of the exterior features of the Existing Hotel, including original shape, setback and the majority of the original exterior building materials. The shape of the existing driveway along Avenue of the Stars would be retained and used as the main entry point for all uses on the subject property. The one to two story design of the ancillary retail buildings surrounding the plaza, and the connection from the Avenue of the Stars to the rest of the subject property by infilling the sunken plaza adjacent to Avenue of the Stars, providing restaurant amenities and the introduction of the breezeway at the Rehabilitated Building will provide pedestrian scale and activate the street level use of the entire subject property by the public. The residential component of the Project is set back from the Existing Hotel and maximizes the open space on the subject property, facilitating development of an over 1.5-acre publicly accessible plaza area at the center of the subject property surrounded with ground floor retail uses, consistent with General Plan goals for provisions of open space and pedestrian friendly development. The proposed buildings would be consistent with other modern, high-rise structures in the area with respect to architecture and exterior design and would be somewhat similar, in height and massing, to The Century, which borders the subject property to the south. The slender design of the new north and south buildings will reduce the massing effect of the new buildings and maximize open space. The two buildings along with the low rise retail buildings located to the west of the Rehabilitated Building would provide a backdrop for the Rehabilitated Building. By aligning the new buildings with the centerline of the Rehabilitated Building and plaza in the east/west axis, a geometry is established that integrates the various proposed uses into a single mixed-use development that complements and enhances the Rehabilitated Building. The existing driveway along Avenue of the Stars would be used as the main entry point for all uses, thereby defining the subject property as one development rather than individual buildings with their own identities. The Project’s open space, including the over 1.5-acre publicly accessible plaza, will be extensively landscaped and developed with high quality building materials. The plaza will include seating areas and other pedestrian amenities, such as public art. Water features and high quality design elements will be incorporated into the plaza to create a desirable, active urban gathering area. All of these features will enhance the visual interest of the Project and the pedestrian experience throughout the subject property. Redevelopment of the Existing Hotel with hotel and residential uses and development of the north and south buildings as residential or, at the Applicant’s option, mixed-use office/residential, with extensive retail and restaurant options surrounding a publicly accessible plaza are compatible in scale with existing adjoining and nearby structures, including other mixed-use high-rise development in the Century City area. The hotel use on the subject property has been in place for over 40 years. In the interim, Century City has developed with office, retail and subsequently, residential high-rise uses, creating a high density mixed-use community. The Project’s high-rise structures occur as in-fill as the subject property is located in a highly urbanized regional center and the surrounding area is characterized by mid- and high-rise office, retail, and existing and future multi-family land uses. Surrounding high-rise structures include ―The Century,‖ a recently completed 40-story residential condominium project developed by Related Companies abutting the subject property to the south, the previously approved Constellation Park, consisting of two 47-story towers and one 12-story condominium building, located diagonally across the intersection of Avenue of the Stars and


Constellation Place, and the 39-story residential tower recently approved as part of the Westfield Century City Shopping Center expansion. The recently constructed CAA Building at 2000 Avenue of the Stars, consisting of a 12-story building totaling approximately 790,000 square feet of office space, is located immediately east of the subject property across Avenue of the Stars. In addition to these new developments, existing high-rise structures dominate the Century City landscape. Two high-rise office buildings, the 39-story AIG Sun America Center and the 35-story MGM Tower are located immediately north and west of the subject property, respectively. The twin, 44-story Century Plaza Towers are located to the east of the CAA Building. The 34 story Fox Plaza office tower is located across Olympic Boulevard to the southwest of the subject property. To the west of the subject property (side yard) are (a) MGM Drive, an approximately 28 foot wide private roadway and (b) an approximately 70 foot wide private roadway area and loading zone that comprise part of the subject property. West of this approximately 70 foot wide driveway and loading zone areas is a parking garage in which the Project has rights to utilize 400 parking spaces. To the south of the subject property (rear yard) is the 40-story residential building known as ―The Century‖ which is separated from the subject property with landscaping and a private driveway that is also the subject of a permanent access easement in favor of the subject property. To the southwest of the subject property, in the area in closest proximity to the Century Woods development, there is a private roadway of approximately 20 feet in width upon which an easement for the benefit of The Century is located. These permanent easements buffer the subject property from each abutting private property, effectively precluding any other constructed use along the south, west and southwest portions of the subject property and providing an effective physical setback with respect to the uses to the south, west and southwest. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project is not out-of-scale or incompatible in relation to surrounding land uses. The nearest single-family neighborhoods to the Project are located west of Century Park West, east of Century Park East (in the City of Beverly Hills), and to the northwest across Santa Monica Boulevard. To the southwest of the subject property are the Century Woods condominiums, a medium-density residential complex located at the corner of Century Park West and Olympic Boulevard. The subject property is geographically and spatially separated from the Century Woods Condominium development by existing walls and mature vegetation that create a physical buffer. From the Century Woods development, the north and south buildings will appear in the foreground, with numerous other high-rise towers surrounding the subject property to the north, south, east and west. Although the south building, like The Century, would be apparent from Century Woods because of the height and mass of the structure, all views of the proposed residential building would continue to be partially buffered by the existing screen of mature trees and landscaping that provides a visual buffer between the Century Woods low-rise development and the high-density, mid- and high-rise development that characterizes the Century City core. While the Project would alter views towards the subject property from the Century Woods condominium development, these views are already characterized by numerous high-rise buildings that are part of the Century City skyline. Further, the Project buildings will be physically set back from adjoining uses to a greater extent than required by regulation as a result of the location and width of the private


roadways on the west, south and southwest of the subject property. The south building is set back approximately 190 feet from the nearest Century Woods residences, providing a buffer in excess of regulatory requirements. The Project will provide attractive lighting, properly shielded and directed on-site, as well as sufficient security lighting throughout the subject property. Trash receptacles and loading areas will be strategically located on the subject property and screened from public view to the extent possible to minimize any potential impacts to adjacent properties. The Project will provide attractive lighting, properly shielded and directed on-site, as well as sufficient security lighting throughout the subject property. Parking will be provided in full conformance with Code requirements, and the residential component will satisfy Code as well as the Advisory Agency’s parking policy for condominiums. The majority of Project parking will be located in an on-site five level subterranean garage. The Project will also utilize 400 parking spaces located in an off-site parking garage within 100 feet from the subject property. These off-site spaces are secured through a recorded covenant as required by Code. On the basis of the foregoing, the Project is compatible with existing and future development on neighboring properties.

5. The Project incorporates feasible mitigation measures, monitoring measures when necessary, or alternatives identified in the environmental review which would substantially lessen the significant environmental effects of the Project, and/or any additional findings as may be required by CEQA.

The significant environmental impacts of the Project have been described and analyzed in the Century Plaza Mixed-Use Development Environmental Impact Report (ENV-2008-4950-EIR; SCH No. 2009061084) (―Project EIR‖). The Project EIR findings include and the conditions of approval require compliance with the mitigation monitoring program developed for the Project in order to minimize, to the extent feasible, the impacts of the Project. Through incorporation of mixed-use elements and extensive pedestrian friendly amenities, improved pedestrian connectivity and access to transit, the Project will promote pedestrian activity, while implementing the General Plan Land Use, Air Quality and Transportation Element. The Existing Hotel, designed in 1963 by Minoru Yamasaki, is eligible for (1) designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance and (2) listing in the California Register of Historical Resources. The Project will maintain eligibility of the Existing Hotel under both sets of criteria by retaining key character-defining features and maintaining view corridors to and from the Existing Hotel along Avenue of the Stars. The Applicant, working with the Los Angeles Conservancy and National Trust, has developed treatment protocols to ensure the preservation of the key character-defining features of the Existing Hotel. This treatment protocol is based on the Secretary of the Interior’s Standards for Rehabilitation, published by the National Park Service (Department of the Interior regulations, 36 C.F.R. Part 67). The preservation of the Existing Hotel consistent with this protocol will avoid a potential significant impact to an important historic resource. The Project will incorporate a variety of green building elements, including the use of efficient water management techniques, green roofs, and other sustainability features and is seeking certification for a LEED Silver rating.

6. That any Project containing residential uses provides its residents with appropriate

type and placement of recreational facilities and service amenities in order to improve


habitability for the residents and minimize impact on neighboring properties where appropriate.

The Project will provide a total of either 261 residential units (With Office Scenario) or 353 residential units (Without Office Scenario), plus up to 10 accessory housekeeping units. The Rehabilitated Building will contain 63 of these residential units. For these units, the Rehabilitated Building will include resident-focused amenities, and these residents will have the use of a pool located on the roof of the Rehabilitated Building. The remaining residential units will be in the north and south buildings, which will each contain resident-focused amenities. These residents will also share the residential amenities located at the western side of the subject property including a pool and landscaped areas. A variety of other services and amenities appropriate for high-rise residential living will be incorporated into the Project. In addition, all residents of the Project will have pedestrian access to the plaza to patronize the retail uses and restaurants located around the plaza area and to the shops, restaurants, theaters and other public amenities at the Westfield Century City Shopping Center. All of these amenities in the Project and at adjacent pedestrian-accessible locations will improve habitability for the residents of the Project and residents and tenants of surrounding projects and minimize the Project’s impact on neighboring properties.

PLAN APPROVAL FINDINGS FOR WIRELESS COMMUNICATIONS FACILITY REQUEST Plan approval is requested, as permitted by LAMC §12.24.M, to relocate the wireless communications facility permitted pursuant to Case No. ZA 2002-2400(CU)(ZV). Case No. ZA 2002-2400(CU)(ZV) permits ―a conditional use permit for the construction, use and maintenance of a wireless telecommunications facility concealed as a 65-foot high flagpole.‖ In connection with its development of the Project, the Applicant may be required to relocate the wireless telecommunications facility. The use will continue in its current location until the relocation is required in connection with Project construction. The wireless telecommunications facility will remain concealed in a flag pole that does not exceed 65 feet in height. FINDINGS The construction, use and maintenance of a wireless telecommunications facility on the subject property satisfies the applicable requirements for such use set forth in LAMC §12.24W.49 In the original conditional use permit, findings were made in the affirmative. The instant authorization is no more objectionable than the prior project. Therefore, the previous findings are appropriately applied in this action and are incorporated herein by this reference. 1. The location of the project will be desirable to the public convenience or welfare.

The subject property has included the wireless telecommunication device since 2002. The placement of the device improves service to the subscribers of the cellular communication provider, by filling in coverage in an area of poor transmission/reception and by providing expanded capacity coverage to existing and future customers. This area of Los Angeles was identified in the original CUP as suffering from a high rate of lost calls and blocked calls. The relocation of the facility (if required in connection with the development) will facilitate construction of a mixed-use project consisting of complementary hotel, residential condominium and office uses together with ground level restaurant and retail space, while maintaining the technical suitability of the subject property to meet the needs of the


applicant to provide service to the network. The Project retains the Existing Hotel building and therefore continues to provide sufficient land space to accommodate a design at the proper height for appropriate coverage. In light of the above, insofar as the placement of the proposed facility will continue to contribute to the maintenance of an efficient communication system available to the public, the location of the project can be found to be desirable to the public convenience and welfare.

2. The project is in proper relation to adjacent uses or the development of the community.

The application for relocation of the wireless communication facility does not add any new uses to the subject property. The use of the site for telecommunication purposes was evaluated by the City in 2002 and was found to be reasonable and an appropriate fit with the surrounding uses. The development of the flag pole and telecommunication device has not been detrimental to the surrounding neighborhood. No change in overall operating conditions is requested. The communications device will be maintained as a flagpole. The monopole and wireless communications facility will be compatible with surrounding commercial and residential high-rise development by providing ―gap coverage‖ for cellular customers in the Project vicinity. Century City is a regional center and generates substantial cellular phone demand which the wireless communication facility serve to satisfy. Surrounding high-rise structures include the recently completed building known as ―The Century,‖ a 40-story residential condominium project developed by Related Companies abutting the subject property to the south, the previously approved Constellation Park, consisting of two 47-story towers and one 12-story condominium building, located diagonally across the intersection of Avenue of the Stars and Constellation Place, and the 39-story residential tower recently approved as part of the Westfield Century City Shopping Center expansion. The recently constructed CAA Building at 2000 Avenue of the Stars, consisting of a 12-story building totaling approximately 790,000 square feet of office space, is located immediately east of the subject property across Avenue of the Stars. In addition to these new developments, existing high-rise structures dominate the Century City landscape. Two high-rise office buildings, the 39-story AIG Sun America Center and the 35-story MGM Tower are located immediately north and west of the subject property, respectively. The twin, 44-story Century Plaza Towers are located to the east of the CAA Building. The 34 story Fox Plaza office tower is located across Olympic Boulevard to the southwest of the subject property. In order to meet wireless communications technical requirements, the telecommunications facility will be located near the intersection of Avenue of the Stars and Constellation Boulevard, away from the neighboring Century Woods medium density condominium development. As a result, the Project would be proper in relation to adjoining uses.

3. The project will not be materially detrimental to the character of development in the

immediate neighborhood.

The application for relocation of the wireless communication facility does not add any new uses to the subject property. The use of the site for telecommunication purposes was evaluated by the City in 2002 and was found to be reasonable and an appropriate fit with the surrounding uses. The development of the flag pole and telecommunication device has not


been detrimental to the surrounding neighborhood. No change in overall operating conditions is requested. The communications device will be maintained as a flagpole. The monopole and wireless communications facility will be compatible with surrounding commercial and residential high-rise development by providing ―gap coverage‖ for cellular customers in the Project vicinity. Century City is a regional center and generates substantial cellular phone demand which the wireless communication facility serve to satisfy. In order to meet wireless communications technical requirements, the telecommunications facility will be located near the intersection of Avenue of the Stars and Constellation Boulevard, away from the neighboring Century Woods medium density condominium development. As a result, the Project would not be detrimental to the character of development in the immediate neighborhood.

4. The project will be in harmony with the various elements and objectives of the

General Plan.

The subject property is located in the West Los Angeles Community Plan Area and is designated for Regional Center Commercial Uses, with corresponding zones of C2, C4, P and PB, and within Height District No. 2. Century City is an intensely developed urban community that serves as a major employment hub in the City. It is characterized by a mix of office, retail, hotel, restaurant, entertainment, and residential uses in a contemporary, mid-rise and high-rise setting. Regional Center settings generate substantial cellular phone demand which the wireless communication facility serves to satisfy. The relocation of the wireless telecommunication facility (if required in connection with the development) will facilitate construction of a mixed-use project consisting of complementary hotel, residential condominium and office uses together with ground level restaurant and retail space, meeting the framework, air quality, transportation and land use goals of the General Plan and the economic and design goals of the Community Plan. Unlike other land uses, which can be spatially determined through the General Plan, or other land use plans, the location of wireless telecommunication facility is based on technical requirements that include service area, geographical elevations, alignment with neighboring sites and customer demand components. Placement within the urban geography is dependent on these requirements. The proposed relocation will not change the underlying use of the property with respect to wireless telecommunications, thus maintaining its consistency with the principles, intent and goals of the applicable plans and with the findings made in the originally adopted conditional use permit which are incorporated by this reference.

5. The project is consistent with the general requirements of the Wireless

Telecommunication Facility Standards set forth in Section 12.21 A. 20 of this Code and meets the Approval Criteria of Section 12.21 A.20.(c) of this Code (Section 12.24 W. 49(e)).

The City’s Wireless Telecommunication Facility (WTF) Ordinance strongly encourages the location of new wireless communications facilities on existing approved structures or sites, when feasible. As the subject property is already approved for WTF uses, the relocation of the facility on site is consistent with the WTF Ordinance. In addition, the location of the facility is consistent with the setback, screening and landscaping requirements of the LAMC.

6. That the use would have no substantial adverse impact on properties or

improvements in the surrounding neighborhood (Section 12.24 W. 49(e)).


The monopole and wireless communications facility will not have substantial adverse impact on properties or improvements in the surrounding neighborhood, and would be compatible with surrounding commercial and residential development by providing ―gap coverage‖ for cellular customers in the Project vicinity. Century City is a Regional Center and generates substantial cellular phone demand which the wireless communication facility serves to satisfy. Surrounding high-rise structures include ―The Century,‖ a recently completed 40-story residential condominium project developed by Related Companies abutting the subject property to the south, the previously approved Constellation Park, consisting of two 47-story towers and one 12-story condominium building, located diagonally across the intersection of Avenue of the Stars and Constellation Place, and the 39-story residential tower recently approved as part of the Westfield Century City Shopping Center expansion. The recently constructed CAA Building at 2000 Avenue of the Stars, consisting of a 12-story building totaling approximately 790,000 square feet of office space, is located immediately east of the subject property across Avenue of the Stars. In addition to these new developments, existing high-rise structures dominate the Century City landscape. Two high-rise office buildings, the 39-story AIG Sun America Center and the 35-story MGM Tower are located immediately north and west of the subject property, respectively. The twin, 44-story Century Plaza Towers are located to the east of the CAA Building. The 34 story Fox Plaza office tower is located across Olympic Boulevard to the southwest of the subject property. In order to meet wireless communication technical requirements, the wireless communications facility will be located near the intersection of Avenue of the Stars and Constellation Boulevard, away from the neighboring Century Woods medium density condominium development. As a result, the Project would be proper in relation to adjoining uses and would not be detrimental to the character of development in the immediate neighborhood.

MISCELLANEOUS APPLICATION FOR RELOCATION OF PEDESTRIAN CORRIDOR FINDINGS

REQUEST

The Applicant seeks a miscellaneous entit lement to permit relocation of the on-site Pedestrian Walkways established pursuant to Section 10 of the CCNSP.5 Section 10 of the CCNSP sets forth the plan for a continuous Pedestrian Corridor throughout the Century City North Specific Plan area. The map attached to the CCNSP as Figure 1 shows the general location of the Pedestrian Corridors adjacent to and across the subject property. Pedestrian Walkways and Pedestrian Crossings, which are collectively referred to as Pedestrian Corridors, are required to be constructed in the approximate locations designated on the CCNSP Figure 1. The Applicant proposes to relocate the on-site Pedestrian Walkways from the current indirect path (required due to the location of the sunken plaza and the existing vehicular access way to

5Under the CCNSP, a ―Pedestrian Walkway‖ is defined as ―a public pedestrian way within a Block.‖ The

CCNSP prohibits location of a project in a manner that impedes the location or construction of Pedestrian Walkways, but permits modification of the Pedestrian Walkway requirements upon a finding that any such change conforms to the spirit and intent of the Specific Plan and will provide equal or better pedestrian access and safety. .


the Existing Hotel) to a more direct path from Avenue of the Stars, across a redesigned and infilled sunken plaza, via a ―breezeway‖ or open lobby extending through the Rehabilitated Building to the open air plaza on the west and then to Constellation Boulevard. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. The existing Pedestrian Crossings at Avenue of the Stars and Constellation Boulevard are not proposed to be relocated. FINDINGS 1. The proposed change in pedestrian corridor location conforms to the spirit and intent

of the Specific Plan.

The Project would provide on-site Pedestrian Walkways that would connect Avenue of the Stars through the subject property with Constellation Boulevard and would provide access to the designated Pedestrian Crossing at Constellation Boulevard. A series of new pedestrian walkways are proposed as the ―Pedestrian Walkways‖ under the CCNSP. The primary and most prominently visible connection would be a ―breezeway,‖ or open lobby, through the Rehabilitated Building at the ground level, creating an open pedestrian walkway connecting Avenue of the Stars and the new uses within the in-filled sunken plaza to the east of the Rehabilitated Building with the plaza to the west of the Rehabilitated Building and then to Constellation Boulevard. To create the breezeway, the lobby glazing beneath the canopy at the center of the Existing Hotel would be removed and the area rehabilitated. In addition, access to the Century Park West Garage would be maintained via a pedestrian bridge. In conformity with Section 10.B.8 of the CCNSP, the proposed Pedestrian Walkways will be open to the public and will meet the design requirements of the CCNSP with respect to size, width, location, materials and signage. The Pedestrian Walkways shall be designed to be wholly contiguous and completely accessible to the public and shall conform to applicable handicapped person access standards. The Project has been specifically designed to improve pedestrian access on and through the subject property and connectivity with surrounding parcels and nearby transit stops. The plaza is designed to be accessible to pedestrians from both Avenue of the Stars and Constellation Boulevard. Ground floor retail and restaurant uses and a publicly accessible plaza will provide landscaped, pedestrian-oriented linkages between the subject property, various office and residential projects surrounding the subject property and the Westfield Century City Shopping Center. Accordingly, the proposed location of the Pedestrian Walkways on the subject property and the connection to the existing Pedestrian Crossing at Constellation Boulevard conform to the spirit and intent of the Specific Plan.

2. The proposed location of the Pedestrian Corridors will provide equal or better pedestrian access and safety. Pedestrian access from Avenue of the Stars to the western edge of the subject property and to Constellation Boulevard would be relocated from the current indirect path (required due to the location of the sunken plaza and the existing vehicular access way to the Existing Hotel) to a more direct path via an open lobby extending through the Rehabilitated Building to the plaza on the west. While the locations of the proposed Pedestrian Walkways differ somewhat from those shown in Figure 1 of the CCNSP, the function of the walkways (i.e., connecting Avenue of the Stars to Constellation Boulevard through the subject property) is achieved and made more direct and pedestrian oriented by the new location. The Pedestrian Crossing across Constellation Boulevard shown on Figure 1 of the CCNSP,


connecting the subject property with the Westfield Century City Shopping Center, would be accessed by the Project’s entry plaza on Constellation Boulevard. The Project will improve the pedestrian experience in the vicinity of the subject property by establishing new access points and creating an urban, publicly accessible plaza with landscaped corridors designed to improve pedestrian access to the subject property and connectivity with surrounding parcels and nearby transit stops. The Project will enhance pedestrian safety by converting the existing unused and largely inaccessible area fronting Avenue of the Stars into a pedestrian-friendly space, connected by a breezeway through the Rehabilitated Building to the Project’s plaza and public gathering space, and by relocating the Pedestrian Walkways from their current indirect location to a more direct, active location on the subject property. By converting the subject property from an inaccessible, single-function private use to a publicly accessible, multi-use plaza, the Project will improve pedestrian access and safety and enhance the walkability of the Pedestrian Corridor system at the heart of Century City. Therefore, the Project will provide equal or better pedestrian access and safety.


CEQA Findings

The Department of City Planning issued a Notice of Completion for Environmental Impact Report (EIR) No. ENV-2008-4950-EIR (State Clearinghouse No. 2009061084) on May 17, 2012. The Advisory Agency and the City Planning Commission received, reviewed, and considered the information contained in the EIR and in the administrative record, including but not limited to applications and other materials submitted by the Applicant, all public testimony at hearings, and submissions of testimony from officials and department of the City, the public and other municipalities and agencies, and all other pertinent information in the record of proceedings. On August 1, 2012, the Advisory Agency certified the Final EIR in connection with all discretionary or ministerial approvals and permits required to implement the Project. The project described below has been completed in compliance with the California Environmental Quality Act (―CEQA‖), Public Resources Code Section 21,000 et seq. In connection with the following approvals granted to the Applicant. This previously Certified Final EIR is being found to be Adequate in connection with all discretionary or ministerial approvals and permits required to implement the Project. Section 21081 of the California Public Resources Code and Section 15091 of the State CEQA Guidelines require a public agency, prior to approving a project, to identify significant impacts of the project and make findings for each of the significant impacts. In recommending approval of a project and making these findings, the City has considered all of the information in the administrative record of proceedings, including but not limited to the application for the Project entitlement approvals, City staff reports, all public comments received both written and verbal, and the Final EIR. Accordingly, the Advisory Agency and the City Planning Commission of the City of Los Angeles makes the following CEQA findings:

1. The Final EIR has been completed in compliance with CEQA and is adequate under CEQA for approval of the actions necessary to implement the Project and all other City permits, entitlements, and approvals for the Project;

2. Based on evidence in the record of proceedings, the Project will result in no impact or less than significant impacts without the need for mitigation with respect to reach of the environmental impacts identified in Sections II and II, as set forth below;

3. Pursuant to Public Resources Code Section 21081(a)(1), mitigation measures, changes and alterations mitigate, avoid or substantially lessen the significant effects on the environment as identified in Section IV, as identified below;

4. Specific overriding economic, legal, social, technological, or other benefits of the Project, as set forth below, outweigh the significant and unavoidable effects on the environment set forth in Section V, as set forth below;

5. Specific economic, legal, social technological or other considerations make infeasible the Project alternatives, as set forth in Section VII, below.

The proposed Project will be developed on the property generally bounded by Constellation Boulevard, Avenue of the Stars, Century Drive and MGM Drive.


As described fully in the EIR Project Description, the EIR analyzed the following redevelopment option at the site:

Demolition of the existing 16-story 726 unit Century Plaza Hotel (the ―Hotel‖) and construction two 49-story buildings containing 293 dwelling units with a mix of hotel, office and retail uses (―Option A);

Preservation and rehabilitation of the existing Hotel into a mixed use building containing 63 residential condominiums, 394 hotel rooms, 26,250 square feet of meeting and ballroom space, 1,900 square feet of hotel retail space, 14,000 square feet of spa and fitness space, and 9,100 square feet of hotel restaurant space. The development also includes construction of two 46-story towers containing a total of either (a) 198 condominium units and 101,500 square feet of office use and 2,453 parking spaces (―Option B With Office‖), or (b) 290 condominium units (no office uses) and 2,480 parking spaces (―Option B Without Office‖); and

A similar development program as Option B (identified in the EIR as ―Alternative 5- the Community Input Alternative‖) that would preserve and rehabilitate the existing Hotel into a mixed use building containing 63 residential condominiums, 394 hotel rooms, 26,250 square feet of meeting and ballroom space, 1,900 square feet of hotel retail space, 14,000 square feet of spa and fitness space, and 9,100 square feet of hotel restaurant space. In addition to the hotel space, the development includes approximately 98,840 square feet of pedestrian accessible project-serving retail and restaurant uses. Two 46-story towers would be constructed containing a total of either (a) 198 condominium units and 101,500 square feet of office use and 2,453 parking spaces (referred to hereafter as ―Option C With Office‖), or (b) 290 condominium units (no office uses) and 2,480 parking spaces (referred to hereafter as ―Option C Without Office‖). The towers under Option C would be repositioned toward the center of the plaza area behind the rehabilitated Hotel. This would provide an increased buffer between the south tower and the Century Woods condominium development to the southwest of the Site as compared to Option B.

After considering Option A, Option B and Option C analyzed in the EIR, the Advisory Agency and the City Planning Commission hereby determines that Option C Without Office scenario is the preferred project option. Accordingly, the findings set forth below address the environmental impacts associated with the Option C Without Office scenario (referred to as (the ―Project‖)). Based on the City’s Environmental Review Committee, the City determined an EIR was necessary to analyze the potential effects of the proposed Project. The City prepared and circulated for public review a Draft Environmental Impact Report (―EIR‖) (SCH No: 2009061084)(ENV-2008-4950-EIR) for a period of 45 days beginning July 21, 2011 and ending on September 6, 2011. To provide more time for the responsible and trustee agencies as well as the public to comment on the EIR, the comment period was extended through September 29, 2011. Thus, the public review period of the Draft EIR lasted a total of 69 days, which exceeds the 45 days required by CEQA Guideline Section 15105(a). The City subsequently prepared a Final EIR. The Los Angeles Department of City Planning is acting as lead agency as defined by CEQA for environmental review of this Project. Upon certification of the Final EIR by the Advisory Agency of the City of Los Angeles, a variety of discretionary and ministerial actions will be required.


I. General Findings Certification of the Final EIR. The Advisory Agency has recommended that the EIR be certified. The EIR consists of the Project Initial Study, the Draft EIR, the technical reports prepared in support of and referenced in the Draft EIR and the Final EIR. The Advisory Agency and the City Planning Commission has received, reviewed and considered the information contained in the EIR and in the administrative record, including but not limited to: applications and other materials submitted by the Project Applicant, all public testimony at hearings, and submissions of testimony from officials and departments of the City, the public, and other municipalities and agencies, and all other pertinent information in the record of proceedings.

Certification: The Advisory Agency hereby certifies the Project EIR and finds that the EIR has been completed in compliance with CEQA.

Public Circulation. The Planning Department publicly circulated the Draft EIR for a period of 69 days from July 21, 2011 through September 6, 2011.

Finding: The Advisory Agency and the City Planning Commission finds that the public circulation of the Draft EIR complied with the requirements of CEQA.

No Recirculation Prior to Certification. CEQA requires that the lead agency recirculate an EIR when significant new information is added to the EIR after public notice of the availability of the Draft EIR but before certification. Significant new information is such information that changes the EIR in a way that deprives the public of a meaningful opportunity to comment on the substantial adverse effects of the Project, that involves a previously undisclosed feasible mitigation to avoid such an effect, or that a new avoidable significant effect is identified.

The Advisory Agency and the City Planning Commission has thoroughly reviewed the public comments received regarding the Project and the EIR as well as the corrections and additions to the Draft EIR to determine whether any of the public comments on the EIR or any other data provide substantial evidence that would require recirculation of the EIR prior to its certification.

Finding: The Advisory Agency and the City Planning Commission finds that none of public comments to the EIR include substantial evidence that would require recirculation of the EIR prior to its certification and that there is no substantial evidence elsewhere in the record of proceedings that would require substantial revision of the EIR prior to its certification, and that the EIR need not be recirculated prior to its certification.

Finding: The Advisory Agency and the City Planning Commission further finds no substantial evidence that the additional information provided after the public comment period and included in the Final EIR with respect to Alternative 5-the Community Input Alternative (referred to herein as ―Option C‖) constitutes ―significant new information‖ requiring recirculation under CEQA Guideline Section 15088.5. Finding: The Advisory Agency and the City Planning Commission further finds that pursuant to CEQA Guideline Section 15088.5(b), any and all additional information provided with respect to Alternative 5-the Community Input Alternative (referred to herein as Option C) after public notice was given of the availability of the Draft EIR but before certification merely clarifies or amplifies the adequate discussion of Alternative 5 contained in the Draft EIR.

Independent Judgment. The Advisory Agency and the City Planning Commission , the City Planning Commission, its staff and officials, have independently reviewed the EIR and have


independently reviewed and evaluated the efficacy of documents prepared by others and submitted to the City.

Finding: Pursuant to Public Resource Code § 21082.1(c) (3), the Advisory Agency and the City Planning Commission hereby finds that the EIR reflects the independent judgment of the lead agency.

Finding: The City Planning Commission finds that the EIR previously Certified by the on August 1, 2010 is adequate in connection with all discretionary or ministerial approvals and permits required to implement the Project. Custodian of Records. The custodian of the documents or other materials which constitute the record of proceedings upon which the Advisory Agency’s and the City Planning Commission’s decisions are based is located at City of Los Angeles Planning Department, Los Angeles City Hall, 200 North Spring Street, Room 750, Los Angeles, California 90012. This information is provided in compliance with Public Resources Code section 21081.6. II. Environmental Effects Which Have No Impact

A. Agricultural Resources The EIR concludes that the Project will have no impact relative to agricultural resources. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have no impact relative to agricultural resources (all impact areas). Facts in Support of Finding: The Project Site is located in a highly urbanized area of Los Angeles and is not developed for agricultural use. The site is not zoned for agricultural use nor is it designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance by the California Department of Conservation, Division of Land Resources Protection. Therefore, the Proposed Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use. The Project Site is zoned C2-2-O (Commercial) and is not subject to a Williamson Act contract. Thus, the Proposed Project would not conflict with existing zoning for agricultural use, or a Williamson Act Contract. Further, the Proposed Project would not involve other changes in the existing environment, which due to their location or nature, could result in conversion of Farmland to non-agricultural use.

B. Biological Resources

The EIR concludes that the Project will have no impact relative to biological resources. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings.


Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have no impact relative to biological resources (all impact areas). Facts in Support of Finding: The Project Site and the surrounding area are predominantly developed with structures or impervious surfaces. The entire Project Site is previously disturbed and only ornamental landscaping, shrubs, and trees occur on-site. No protected species, as listed on the California Department of Fish and Game Natural Diversity Database, were identified on the Project Site and no habitat currently exists on-site which may be suitable for any sensitive plant or animal species recorded in the region. Most of these species occur in woodland/forest, riparian, sage scrub, or aquatic habitats, and none of these habitat types currently exist on or adjacent to the Project Site. There is no riparian habitat or other sensitive natural communities present on the Project Site as identified in City or regional plans, or in regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service. No watercourses are present within or adjacent to the Project Site that have the potential to support riparian vegetation. The Project Site is not located in or adjacent to a Significant Ecological Area as defined by the City of Los Angeles. Additionally, no natural water features or other topographic depressions are present on-site. There are no federally protected waters or wetlands, as defined by Section 404 of the Clean Water Act, on the Project Site or within the surrounding area. The developed nature of the Project Site as well as the extent and nature of the surrounding development on all sides of the Project Site do not act as a migratory corridor or provide an area for resident terrestrial wildlife movement. No established native resident or migratory wildlife corridor is present on or adjacent to the Project Site. No aquatic habitat is present on or adjacent to the Project Site that could support fish species. The extensive level of urbanization of the Project Site and surrounding area precludes its use as a native wildlife nursery site. The Proposed Project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance (e.g., oak trees or California walnut woodlands). The Project Site is currently developed with the Existing Hotel and associated structures. The limited vegetation on the Project Site mainly consists of mature ornamental landscaping. Two tree surveys of the Project Site have been conducted to identify whether any protected trees are located on-site. Neither survey identified any protected trees on the Project Site. Development of the Project would result in the removal of all mature ornamental trees from the Project Site except those that may be considered character-defining features in the context of the Exiting Hotel’s eligibility for listing on the California Register of Historical Resources. The Project would include a landscape plan requiring the planting of replacement trees at a minimum 1:1 ratio, as well as new shrubs and groundcover. In addition, any street trees removed during the construction of the Proposed Project would be replaced in accordance with the City of Los Angeles Street Tree Ordinance. Compliance with standard City of Los Angeles Conditions of Approval and the City’s ornamental tree replacement policy would ensure the Proposed Project would not conflict with any local policies or ordinances regarding the protection of biological resources. The Project Site and surrounding vicinity are not located within an area covered by a Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation. As no impacts with respect to any conservation plan would occur as a result of development of the Project.


C. Mineral Resources The EIR concludes that the Project will have no impact relative to mineral resources (all impact areas). The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have no impact relative to mineral resources (all impact areas). Facts in Support of Finding: The Proposed Project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state. The Project Site is not located in an area containing notable mineral deposits as designated by the City of Los Angeles. The Project Site is not designated as an existing mineral resource extraction area by the State of California. The Project Site is not classified as a Non-Fuel Production Area by the California Geological Survey. The Proposed Project would occur within a highly urbanized area that has been previously developed and would not involve changes to the existing environment in a way that would affect mineral resources. Therefore, Proposed Project implementation would not result in the loss or availability of a known mineral resource. The Proposed Project would not result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan. According to the Conservation Element of the City of Los Angeles General Plan, sites that contain potentially significant sand and gravel deposits which are to be conserved follow the Los Angeles River flood plain, coastal plain, and other water bodies and courses and lie along the flood plain from the San Fernando Valley through downtown Los Angeles. These sites are also identified in only two Community Plan elements of the City’s General Plan, neither of which incorporates the Project Site. Furthermore, the Project Site and its surrounding area are predominantly developed with urban uses. As such, implementation of the Proposed Project would not result in impacts associated with the loss or availability of a known mineral resource that would be of value to the region and the residents of the state. III. Environmental Effects Which Have Less Than Significant Impacts Without The Need

For Mitigation

A. Population and Housing (Project) The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to population and housing (project specific). The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to population and housing (project specific). Facts in Support of Finding: Construction workers would likely be drawn from the construction employment labor force already residing in the surrounding communities and the wider Los Angeles area and thus no impacts would occur from construction of the project. According to the


Los Angeles City Planning Department Demographics Research Unit, the average number of persons per owner-occupied household in the Community Plan Area (―CPA‖) in 2000 (the most recent year available) was 2.26. The projected increase in residential population resulting from implementation of the Option B/Option C Without Office Scenario/Alternative 5B (808 persons) would represent an increase of less than one percent of SCAG’s forecasted population growth for the Subregion. Therefore, based on available information, the Project would not cause population growth that exceeds SCAG’s projected/planned levels for the year of Proposed Project occupancy/build-out for the City of Los Angeles Subregion. Based on straight-line interpolations using the 2010 Community Plan and Framework Element forecasts as the base years and the 2002-2008 average annual growth rate estimated by the Planning Department as the growth factor, a growth of 3,315 to 3,541 residents and 919 to 1,037 dwelling units is expected between the Proposed Project baseline and build-out years. Conservatively assuming all of the residents generated by the Proposed Project would be new to the Community Plan Area (―CPA‖), the projected increase in residential population resulting from implementation of the Option C Without Office Scenario would represent an increase of approximately 22.8 to 24.4 percent of the forecasted population growth for the CPA. Therefore, based on available information, the Option C Without Office project would not cause population growth that exceeds projected population growth for the CPA under the Community Plan or Framework Element, SCAG’s projected/planned levels for the City of Los Angeles Subregion, or reasonably estimated projections for the CPA. Furthermore, based on the analysis for project population growth contained in the EIR, the Project would not cause housing growth that exceeds projected/planned levels for the year of Proposed Project occupancy/build out.

B. Aesthetics (Visual Quality/Character, View Obstruction)

The EIR concludes that the Project will have less than significant project specific and cumulative impacts without the need for mitigation relative to aesthetics (visual quality/character, and views). Although not required to reduce impact levels to less than significant, mitigation measures B-1 through B-4 (below) will be incorporated as part of the Project that would further reduce visual quality/character and view obstruction impacts and promote good planning and design practices. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant project specific and cumulative impacts relative to aesthetics (visual quality/character and view obstruction). Facts in Support of Finding: The Project would be constructed in a contemporary architectural style in a manner that integrates the rehabilitated hotel as its centerpiece into the overall Project design. This would be achieved through the use of complementary building materials, exterior treatments, and building placement in relation to the hotel. Implementation of the Treatment Protocol, a PDF of the Project, would ensure that the rehabilitated hotel would maintain the exterior characteristics that contribute to its valued aesthetic and historic qualities. Based upon a thorough evaluation of the overall area within the vicinity of the Site, the Project would be comparable and respectful of the surrounding environment. The high-rise nature of the proposed residential and mixed-use buildings would be consistent in character with many other modern mid- and high-rise structures in the area, which are major contributors to Century City’s valued aesthetic image. The buildings would add greater


dimension and variety to the Century City backdrop and skyline and would be substantially consistent with existing surrounding conditions. Viewed from long ranges, the Project would add greater dimension and variety to the Century City backdrop and skyline, and would be substantially consistent with existing conditions through effective integration into the aesthetics of the area by means of design, architecture, size, massing, and location. While the Project may block focal views of some distinctive buildings or landscaping within the Avenue of the Stars scenic highway corridor completely or temporarily from some fixed vantage points, overall, the Project would not result in substantial view blockage from the length of any valued public view corridor. With respect to panoramic views of the surrounding urban environment, the horizon or mountains, or the Westwood/Wilshire Boulevard high-rise skyline, such views are not available from the viewing locations studied. To the extent they may be available from other private or public vantage points in the area, the Project would fit within the existing visual envelope created by the Century City skyline, and would appear consistent with other modern, high-rise structures in the area with respect to massing, height, architecture, and exterior design. Panoramic views of long-distance resources such as the horizon or mountains would not be significantly blocked by the addition of the proposed buildings within the context of the existing skyline.

C. Aesthetics (Light and Glare)

The EIR concludes that the Project will have less than significant project specific and cumulative impacts without the need for mitigation relative to aesthetics (light and glare). Although not required to reduce impact levels to less than significant, mitigation measures B-5 through B-10 (below) will be incorporated as part of the Project that would further reduce light and glare impacts and promote good planning and design practices. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings.

Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant project specific and cumulative impacts relative to aesthetics (light and glare).

Finding: The Advisory Agency and the City Planning Commission further finds no substantial evidence exists in the record of proceedings demonstrating that the analysis or conclusions set forth in the EIR with regard to Project specific and/or cumulative impacts to aesthetics (light and glare) is inadequate.

Facts in Support of Finding: Construction activities would occur primarily during daylight hours and any construction-related illumination would be used for safety and security purposes only, in compliance with LAMC light intensity requirements. Construction activities are not anticipated to result in flat, shiny surfaces that would reflect sunlight or cause other natural glare. Thus, with the implementation of existing LAMC regulations, light and glare associated with construction activities would not significantly impact residential uses, substantially alter the character of off-site areas surrounding the construction area, or interfere with the performance of an off-site activity.

With regard to operation of the Project, illumination for building and store identification signs would be directed toward the interior of the Project Site to the extent feasible and all signage would also be illuminated in a manner that conforms with LAMC requirements to minimize light spill-over and glare. The Project would be required to


comply with LAMC Sec. 93.0117(b), which would preclude exterior light sources and building materials from causing more than two foot-candles of lighting intensity or generating direct glare onto exterior glazed windows or glass doors on any property containing residential units; elevated habitable porch, deck, or balcony on any property containing residential units; or any ground surface intended for uses such as recreation, barbecue or lawn areas or any other property containing a residential unit or units. The Project would use low-reflective glass in all exterior windows and building surfaces. These materials would reduce potential glare from reflected sunlight. In addition, the proposed parking structure would be subterranean and as such would eliminate the reflection potential from parked cars as viewed from surrounding areas. The Project would implement Mitigation Measures B-5 through B-10 to further reduce light and glare impacts and reflect good planning and design practices currently promoted by the City.

D. Land Use Planning

The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to land use planning (all impact areas). The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to land use and planning (all impact areas). Facts in Support of Finding: The Project would both contribute to the existing diversity of uses in Century City by providing new residential and commercial uses within the area’s high density core. The Project would further enhance the vitality of the area and strengthen Century City as a walkable community by providing options to live, play, and shop in an area that is already a mature employment hub as well as providing hotel rooms to support existing on-site employment. The Project area would benefit from the synergistic effects of an integrated center that provides residential uses as well as a broad array of on-site and off-site shopping and dining choices, entertainment opportunities, job opportunities, outdoor spaces, and amenities. Given the distance of the proposed structures from nearby single-family neighborhoods and the presence of numerous mid- to high-rise buildings in the immediate vicinity, the Project would not be considered out-of-scale or incompatible in relation to any surrounding single-family land use. Furthermore the Project would not substantially or adversely change the existing relationship between on- and off-site land uses and properties, or have the long-term effect of adversely altering a neighborhood or community through ongoing disruption, division, or isolation. The Project’s proposed mix of commercial, hotel, and residential uses in conjunction with the publicly accessible plaza areas advance key policy initiatives that are set forth in land use plans addressing regional, Citywide, Community Plan, and Century City conditions. Specific land use policy initiatives advanced include developing a project that includes a mix of commercial and residential land uses in a designated and highly established Regional Center that is accessible to various transit options, and also locates new housing near existing jobs. Land use policies addressing pedestrian activity and walkability are also advanced as the Project would create an urban environment designed to a human scale that activates the street and encourages public pedestrian access, encourages walkability of and around the Project Site, and creates strong pedestrian connections to the rest of Century City. The Proposed Project elements


individually, collectively, and synergistically contribute to achieving the overarching objective of the Greening Plan which is to create a 24 hour, 7 days a week integrated, sustainable, walkable live-work-play community where all aspects of life can be accessed within Century City, with connections to transit that provide quick and easy routes to other parts of the City. With regard to the Century City North Specific Plan (―CCNSP‖), the Option C Without Office Scenario is fully consistent with the land use controls and policies of the CCNSP, including the Plan’s Trip requirements. The Project is consistent with the requirements of the Project Site’s existing C2-2-O zoning with regard to building height, number of permitted residential units, and parking. With the granting of the requested Zoning Administrator’s Adjustment for reduced side and rear yards, the Project would also be consistent with the Project Site’s existing zoning.

E. Noise (Operational Impacts) The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to project specific and cumulative operational noise and groundborne vibration impacts. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to project related and cumulative operational noise and groundborne vibration impacts. Facts in Support of Finding: The changes in traffic volumes resulting from operation of the Project would increase the ambient noise levels at some of the off-site noise sensitive locations in the Project vicinity. However, since the increase in noise levels at all of the analyzed roadway segments resulting from implementation of the Project would not exceed the established thresholds, this impact would be less than significant. In addition, as the other roadway segments that are located further away from the Project Site would experience smaller traffic increases attributable to the Project, the increase in local noise levels at these roadway segments would also not exceed the identified thresholds of significance, and impacts would also be less than significant. New rooftop mechanical equipment, HVAC units and exhaust fans, along with emergency generators would be installed to support the proposed uses. Although operation of this equipment would generate noise, the incorporation of PDFs would ensure that all on-site mechanical equipment would comply with the regulations under Section 112.02 of the LAMC, and thus, a less than significant impact attributable to this particular noise source would occur. Loading dock and refuse collection areas would be located at the Project Site. Loading dock operations under the Project would generate noise levels up to 47 and 37 dBA (Leq) at the Century Woods and The Century receptors, respectively. These noise levels would not exceed ambient noise levels by more than 5 dBA, and thus, noise impacts associated with loading dock and refuse collection areas under the Project would be less than significant. Noise levels attributable to outdoor gathering places (e.g., the public plazas and the outdoor swimming pools) were also analyzed and found to be less than significant with incorporation of proposed PDFs (i.e., limitations on amplified sound levels and short walls around the swimming pools).


Although groundborne vibration at the Project Site and immediate vicinity may currently result from on-site parking facility operations as well as heavy-duty vehicular travel (e.g., refuse trucks, delivery trucks, and transit buses) on the nearby local roadways, the Project’s proposed land uses would not result in a material increase in these vibration levels and as such, no damage to structures or human annoyance impacts would occur.

F. Air Quality (Operational Impacts, Toxic Air Contaminants and Consistency with the AQMP) The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to project specific and cumulative operational air quality (all pollutants), toxic air contaminant (―TAC‖) impacts and consistency with the AQMP. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to project related and cumulative operational air quality (all pollutants), toxic air contaminant impacts and consistency with the AQMP. Facts in Support of Finding: With the Project’s reduction in vehicle traffic as compared to existing conditions, a net reduction in regional CO and PM10 emissions would occur, SOX emissions would be negligible, and NOX and VOC emissions would not exceed their respective SCAQMD regional significance thresholds. If diesel-fired generators were installed for emergency power, these generators, except during a blackout, would be operated for only a few hours per month for routine testing and maintenance. Operation would be controlled by SCAQMD Rules 201, 202, and 203, and machinery would be subject to SCAQMD Regulation XIII emissions criteria. Compliance with SCAQMD Rules and Regulations regarding stationary-source combustion equipment would ensure that contributions to localized PM10 concentrations remain below its significance threshold. In addition, Project motor vehicle travel near the analyzed intersections would result in 1-hour and 8-hour CO concentration levels that would not exceed their respective national or State ambient air quality standards. Therefore, CO hotspots would not occur near these intersections in the future. With respect to TAC related impacts, no notable TAC emissions are expected to occur during construction. The primary source of potential air toxics (TACs) associated with operations include diesel PM10 from delivery trucks (e.g., truck traffic on local streets and on-site truck idling) and emergency backup generators and to a lesser extent restaurant charbroilers and natural gas boilers. Forecasted emissions are not of a sufficient magnitude to cause a significant impact with regard to the release of TACs. In addition, all identified TAC emitting sources are located further away from the Project’s residential uses than SCAQMD's and CARB’s recommendations. Regarding Air Quality Management Plan (―AQMP‖) consistency, the Project would result in less than significant impacts with regard to localized concentrations of CO and SO2 during Project construction and PM10, PM2.5, CO, NO2, and SO2 during Project operations. While PM10, PM2.5, and NO2 concentrations during construction would exceed the SCAQMD significance thresholds and could contribute to an exceedance of the PM10, PM2.5, and NO2 ambient air quality standards, the impact would be short-term in nature and would not have a long-term impact on the region’s ability to meet State and federal air quality standards. As such, the Project would meet the first AQMP


consistency criterion. The Project would also be consistent with the population, housing, and employment assumptions that were used in the development of the AQMP. The Project is located in an area of existing public infrastructure and in proximity to adequate services, and the Project encourages pedestrian activity. As such, the Project would be consistent with the AQMP.

G. Public Services – Police Protection The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to public services (police protection). Although not required to reduce impacts to a level of less than significant, implementation of Mitigation Measures L-3 and L-4 (below) would further ensure that potential impacts to police protection remain less than significant. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to public services (police protection). Facts in Support of Finding: While there is the potential for the construction of the Proposed Project to create an increase in demand for police protection services, the Proposed Project would provide on-site security during the construction process as part of the Construction Management Plan, including after-hours security, thereby reducing the demand for Los Angeles Police Department (―LAPD‖) services. Impacts to the LAPD’s ability to respond to emergencies during Proposed Project construction are considered less than significant for the following reasons: emergency access would be maintained to the Project Site during construction; construction impacts are temporary in nature; the drivers of emergency vehicles normally have a variety of options for avoiding traffic associated with partial lane closures (such as the use of sirens); and the Proposed Project would implement a CSTMP that would be subject to approval by the LADOT and would set forth traffic control measures and devices to implement during each construction phase. With regard to operation of the Project, the Site would be served by the LAPD’s West Los Angeles Community Police Station. Based on the most recent data available, the West Los Angeles Community Police Station currently maintains an officer-to-population ratio of approximately 0.89 officers per 1,000 residents. The Proposed Project’s increase in resident population would result in a negligible change to the West Los Angeles Community Police Station’s officer-to-resident ratio if no additional officers were added to the station. The Project would also include PDFs to incrementally reduce potential increases in crime related impacts to LAPD services. Additionally, in accordance with Mitigation Measures L-3 and L-4, the Project Applicant would consult with the LAPD’s Crime Prevention Unit to review and provide guidance on the final design features. Increases in traffic associated with the Project would not significantly affect emergency vehicles since the drivers of emergency vehicles normally have a variety of options for avoiding traffic, such as using their sirens to clear a path of travel or driving in the lanes of opposing traffic. This impact is not considered significant since emergency response times would not be substantially affected given that the Project would not result in any significant and unavoidable intersection impacts, and given the availability of alternative routes within the street pattern in the area surrounding the Project Site.


H. Energy Conservation (Electricity and Natural Gas Supply/Infrastructure)

The EIR concludes that the Project will have less than significant project specific and cumulative impacts without the need for mitigation relative to Energy Conservation (electricity and natural gas supply/infrastructure). The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant project specific and cumulative impacts relative to energy conservation (electricity and natural gas supply/infrastructure). Facts in Support of Finding (Electricity): The Project would represent between 0.15 and 0.20 percent of LADWP’s forecasted growth in annual electricity supply by 2015. Moreover, the Project’s stated electricity consumption is conservative in that it does not take into account energy savings that would result from the implementation of the Title 24 Building Code energy efficiency standards. Since LADWP’s supplies currently exceed the corresponding demand, the net increase in power demand associated with the Project is anticipated to be within the service capabilities of LADWP and a less than significant impact would result. Depending on the exact location and size of the Proposed Project’s requested services, an on-site electrical transformer may be required. The Project Applicant would be responsible for paying connection costs and installing any necessary on-site facilities. As existing electrical lines connect to the Project Site, no outage should be required in order to provide electrical service to the Project Site. LADWP is not aware of any deficiencies in the nearby distribution system. The electrical connection of the Proposed Project would not entail expansion of off-site distribution infrastructure nor capacity-enhancing alterations to existing off-site facilities. Therefore, the projected increase in electrical demand due to the Proposed Project would not have an adverse effect on the electrical system. Facts in Support of Finding (Natural Gas): The Project’s net increase in natural gas consumption would represent a negligible component of existing Southern California Gas (―SCG‖) capacity and negligible amount of the forecasted daily additions to its storage capacity. There is adequate pipeline capacity to deliver natural gas to the SCG service area. The projected increase in natural gas demand due to the Project would not have an adverse effect on the natural gas distribution system that serves the Project Site. It is not anticipated that any new off-site natural gas distribution pipelines or infrastructure facilities would be constructed or expanded as a result of development of the Project. A new connection from the Project Site to the existing infrastructure serving the Project area may be required. However, the Project Applicant would be responsible for paying connection costs.

I. Transportation/Traffic (Freeway Capacity, Transit System Capacity, Neighborhood Intrusion, Bicycle, Pedestrian, Vehicular Safety, Project Access, Intersection (Without Office Scenario) and Parking) The EIR concludes that the Project will have a less than significant impact relative to freeway capacity, transit system capacity, neighborhood intrusion, bicycle, pedestrian and vehicular safety, project access, intersections (only under the Option C Without Office scenario) and parking. The Advisory Agency and the City Planning Commission


has carefully reviewed the EIR and the attachments and sources referenced in the EIR, the multiple traffic reports including the Traffic Impact Study Report for Century Plaza Option B Project prepared for the Project by Crain & Associates in May 2010, the Revised Traffic Analysis for the Century Plaza Option B Without Office Project Scenario, prepared by Crain & Associates in August 2010, additional Traffic Tables (attached as Appendix 2 to the FEIR), and Supplementary Traffic Analysis for Beverlywood Area Intersections and Residential Street Segments (attached as Appendix 3 to the FEIR) (collectively referred to as the ―Traffic Reports), staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the conclusions contained in the Traffic Reports and the EIR that the Project will have less than significant impacts relative to freeway capacity, transit system capacity, neighborhood intrusion, bicycle, pedestrian, and vehicular safety, project access, intersections (only under the Option C Without Office scenario) and parking. Facts in Support of Finding: The amount of traffic generated by the Proposed Project is determined by calculating the number of trips generated by the existing on-site uses and subtracting those trips from the trips generated by the proposed uses under Project. The Option C Without Office Scenario is forecasted to result in a net generation of 1,599 fewer daily trips, including 94 fewer morning peak-hour trips and 44 fewer afternoon peak-hour trips. As such, the Option C Without Office Scenario is forecasted to result in less than significant impacts at all intersections. As such, no mitigation measures are required with regard to intersection impacts under the Option C Without Office Scenario. The CMP requires that an analysis be performed for all CMP arterial monitoring intersections where a project would add 50 or more trips during either the morning or afternoon weekday peak hour and all mainline freeway monitoring locations where a project would add 150 or more trips (in either direction) during either the morning or afternoon weekday peak hour. The Project would not generate trips in excess of the identified threshold levels and would therefore result in less than significant impacts with regard to the CMP arterial monitoring intersections and freeway monitoring segments in the Project vicinity. Based on the morning and afternoon peak-hour transit person-trips calculated for the Project, the estimated transit trips attributable to the Project would be lower than the available transit capacity on each of the studied Metro bus lines during both peak hours. Therefore, it is anticipated that the existing bus service in this area would be able to adequately accommodate the net transit demand expected for the Project, and transit impacts due to the Proposed Project would be less than significant. Based on the City’s significance thresholds for residential street segments, the Project’s impacts would be less than significant along the 10 residential street segments analyzed. As such, the Proposed Project would also have less than significant neighborhood intrusion impacts. The Proposed Project would also have less than significant impacts with regard to Project access and would not include any access risks or deficiencies that would contribute to unsafe conditions for pedestrians, bicycles, or vehicles. Parking for the Proposed Project would be provided predominantly via on-site facilities, although 400 parking spaces would be provided off-site at the adjacent Century Park West Garage via a recorded agreement with the owner of that facility. Parking spaces within the Century Park West Garage would primarily be used by employees, patrons,


and visitors who choose to self-park. The proposed parking proposed was analyzed in terms of LAMC and Advisory Agency and the City Planning Commission requirements as well as the actual demand for parking based on the Project’s proposed land uses. Based on the proposed parking programs, no parking deficiency is anticipated based on LAMC requirements or parking demand and as such, parking impacts would be less than significant. In compliance with the LAMC, at least 2,480 parking spaces would be provided for the Option C Without Office Scenario therefore, no significant parking impact is expected.

J. Hydrology & Water Quality The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to hydrology and water quality (all impact areas). Although not required to reduce impacts to a level of less than significant, implementation of Mitigation Measures H-1 through H-5 below (which reflect compliance with existing regulatory requirements) would further ensure that impacts to hydrology and water quality remain less than significant. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to hydrology and water quality (all impact areas). Facts in Support of Finding: During construction of the Project underlying soils would be exposed making the Project Site temporarily more permeable. However, this increase in permeability would not have a substantial impact on existing drainage patterns and flows, particularly since any runoff would be properly controlled through the implementation of appropriate construction BMPs as set forth in the Stormwater Pollution Prevention Plan (―SWPPP‖), in accordance with the requirements of the NPDES General Construction stormwater permit. Through compliance with all NPDES General Construction Permit requirements, including preparation of a SWPPP, implementation of BMPs, and compliance with applicable City grading regulations, the Project would not cause flooding, substantially increase or decrease the amount of surface water in a water body, or result in a permanent, adverse change to the movement of surface water. Runoff from operation of the Project would be directed to the existing stormwater drainage system connecting to the Project Site. The Project would result in a slight net decrease in the amount of impervious surface area on the Project Site due to the introduction of new landscaped areas. Based on the results of the hydrology study, the storm drain systems serving the Project Site would not be negatively impacted during either the 25- or 50-year storm event. Overall, incorporation of state-of-the-art BMPs would result in improved quality of flows from the Project Site as compared to existing conditions.

K. Utilities – Wastewater The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to utilities (wastewater). The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings.


Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to wastewater (project specific and cumulative). Facts in Support of Finding: The Option C Without Office Scenario project would result in a net decrease of gallons per day of wastewater as compared to existing conditions with operation of the Hotel. Given development of the Project would reduce the quantity of wastewater generated at the Project Site, the Proposed Project would not generate wastewater that would exceed the capacity of the Hyperion Treatment Plant (―HTP‖). Therefore, impacts upon wastewater treatment capacity as a result of the build out of the Proposed Project as well as cumulative impacts would be less than significant. Based on the net reduction in wastewater flow that would occur as a result of development of the Project as compared to existing conditions, the Los Angeles Bureau of Sanitation has indicated that the Project’s wastewater generation would not impact the Project area sewer lines. Since there are existing sewer lines adjacent to and nearby the Project Site with sufficient capacity to handle the flows from the Proposed Project, no offsite sewer line improvements are anticipated, other than the Proposed Project’s connection. Therefore, impacts on the wastewater conveyance system in the Project area would be less than significant.

L. Utilities (Water Supply/Water Infrastructure)

The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to water supply and water infrastructure (project specific and cumulative). Although not required to reduce impacts to a level of less than significant, implementation of Mitigation Measures N-1 through N-6 below would further ensure that impacts to water supply and water infrastructure remain less than significant. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to water supply and water infrastructure (project specific and cumulative). Facts in Support of Finding: A Water Supply Assessment (―WSA‖) is not required for the Proposed Project since the Project’s design does not meet the criteria requiring a WSA and the Project’s water demand is not equal to or greater than that of a 500-dwelling-unit project. The Project would result in a net reduction on on-site water consumption as compared to existing conditions. The reduction in water demand is a function of the reduced number of hotel rooms that would occupy the parcel, given the higher rate of water demand for a hotel room when compared to other land uses existing and proposed on the Project Site. The Proposed Project, in comparison to the Existing Hotel, would also incorporate PDFs to reduce water consumption, including installing water-efficient landscaping and installing new, more efficient appliances. Through the implementation of these PDFs, the Proposed Project would further improve the efficiency of water use over existing conditions.


The 2005 Urban Water Management Plan states that LADWP can reliably meet the projected water demand in each of the analyzed hydrological conditions over the next 25 years with its supply portfolio. Therefore, adequate water supply would exist to serve the Proposed Project. Nonetheless, to address potential future uncertainties involving water supplies from the Metropolitan Water District (―MWD‖), LADWP recommends the implementation of Mitigation Measures N-1 through N-6 to minimize the impacts on water supplies. Implementation of Mitigation Measures N-1 through N-6 would further ensure that Proposed Project impacts are less than significant. As there are no known infrastructure deficiencies in the Project vicinity with regard to domestic water supply, and the Proposed Project would result in a net reduction of water generated at the Project Site as compared to existing conditions. Thus, it is anticipated that the existing infrastructure system can serve the Proposed Project and impacts on local water infrastructure would be less than significant. The Proposed Project would result in a net decrease in water consumption over the existing uses. The LAAFP has a remaining treatment capacity of approximately 150 MGD in non-summer months and 50 MGD during summer months. Since the Proposed Project would result in a net decrease in water consumption, water treatment services at the LAAFP would not be exceeded. Pursuant to Section 57.09.06(A) of the LAMC, fire flow of 12,000 gpm is required to be available for any city block in high-density commercial areas. A minimum residual water pressure of 20 pounds per square inch (―psi‖) is required to remain in the water system while the required gpm are flowing, in order to be considered adequate by the City Fire Code standards. The LAFD anticipates that a fire flow of at least 12,000 gpm would be required to be available to the block where the Proposed Project would be located. To provide a fire flow of 12,000 gpm, the LADWP has indicated that the existing 8-inch line in Constellation Boulevard would need to be replaced with a 12-inch line, beginning at the Avenue of the Stars tie-in and extending 375 feet to the west. With the replacement water line in Constellation Boulevard, area water systems would meet the anticipated fire flow requirements of the Proposed Project. The planned 12-inch line in Constellation Boulevard has currently been assigned to the applicant of an adjacent project. However, to ensure that the upgrade is implemented prior to occupancy of the Project, Mitigation Measure L-1 would require the Project Applicant to install the new water line or compensate the LADWP for its construction if this improvement has not yet commenced prior to the issuance of a building permit for the Proposed Project.

M. Utilities (Solid Waste) The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to solid waste (project specific and cumulative). Although not required to reduce impacts to a level of less than significant, implementation of Mitigation Measure N-7 below would further ensure that impacts to solid waste remain less than significant. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to solid waste (project specific and cumulative).


Facts in Support of Finding: The Project would implement environmentally sustainable construction PDFs that would be equivalent to a LEED® Silver Certification and would seek certification to that effect. These PDFs would require that 75 percent of all construction debris would be diverted from the solid waste stream to be landfilled, and recycled instead. Ultimately, demolition debris from construction of the Project would constitute only a negligible amount of the remaining daily permitted intake at the three landfills located nearest to the Site. Similarly, over its operational life, the increase in solid waste generated by the Project would not result in the need for additional waste collection routes and recycling or disposal facilities. The Project would also provide adequate storage areas in accordance with the City of Los Angeles Space Allocation Ordinance (Ordinance No. 171,687), which requires that developments include a recycling area or room of specified size on the Project site.

N. Historic Resources The EIR concludes that the Project will have less than significant impacts without the need for mitigation relative to historic resources (project specific and cumulative). The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, including the Historic Resources Report prepared by Architectural Resources Group, Inc., dated July 3, 2010 (attached as Appendix IV.D-1 to the DEIR), the ―Historic Thresholds Letter‖ from Michael LoGrande, Director of City Planning and Ken Bernstein, Manager of the Office of Historic Resources, dated December 15, 2010 (attached as Appendix IV.D-3 to the DEIR), the Cultural Heritage Determination Letter, dated October 14, 2010 (attached as Appendix IV.D-2 to the DEIR), staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant impacts relative to historic resources (project specific and cumulative). Finding: The Advisory Agency and the City Planning Commission finds that Option C (identified as Alternative 5 –the Community Input Alternative in the EIR) achieves the objective of preserving and rehabilitating the Hotel in a manner that would retain its eligibility for listing on the California Register of Historic Resources and for designation as a City Historic-Cultural Monument (―HCM‖). To realize this objective the following two documents have been prepared that address project design features related to the reuse of the Hotel and the Project Site: (1) Description of Preservation Components, Viewshed Components, and Site Development Components (―Reuse Components‖), which is identified as Attachment A to Appendix A of the Historic Report (see Appendix IV.D-1 of this Draft EIR); and the (2) Treatment Protocol, which is included as Attachment B to Appendix A of the Historic Report. Rehabilitation of the Hotel and development of the Project in accordance with the Reuse Components and the Treatment Protocol will ensure the Hotel retains its eligibility and that overall impacts to historic resources remain less than significant. Facts in Support of Finding: Implementation of the Treatment Protocol emphasizes the retention and repair of the Rehabilitated Building’s character defining features, or in kind replacement, if necessary. Within this context, a high priority has been placed on the retention of the Existing Hotel’s original historic fabric. Based on the proposed PDFs, it is concluded that the conceptual design for the Project is consistent with the Reuse


Components and the Treatment Protocol. In addition, while some of the proposed Project changes would lessen the integrity of the Existing Hotel, the overall integrity of the building would not be significantly compromised as the Existing Hotel’s aesthetic expression is largely derived from its distinctive form, shape, footprint, and massing, which would not be affected by development of the Project. Based on the integrity thresholds of the California Register and requirements for designation as a City of Los Angeles HCM the rehabilitated hotel would retain sufficient integrity to convey its significance. Furthermore, should any changes to the conceptual design for the Project occur during the final design process, all such changes would be in accordance with the Treatment Protocol. As such, it is concluded that the Project would not diminish the Existing Hotel’s integrity to an extent that would compromise its eligibility for designation as a historic resource. Thus, the rehabilitated hotel would remain eligible for the California Register and as a City of Los Angeles HCM upon completion of the Project. These conclusions were also confirmed by the City of Los Angeles Cultural Heritage Commission at its meeting on September 16, 2010. The size of the buildings proposed in Option C is comparable to the north and south buildings of Option B in both height and footprint, and Option C maintains the symmetry of the overall Project Site which is consistent with the relationship between the Existing Hotel and the Century Plaza Towers to the east of Avenue of the Stars. As compared with Option B, the north and south buildings in Option C would be positioned closer to the rehabilitated hotel. Not only would the north and south buildings be positioned along the same east-west axis as the Century Plaza Towers, the separation distance between the two buildings would also be substantially similar to the distance between the two Century Plaza Towers (approximately 60 feet). This would further contribute to the overall compatibility of the new north and south buildings with the existing site planning and relationship between the existing hotel and the iconic Century Plaza Towers. Overall, Option C would not threaten the rehabilitated structure’s eligibility for listing on the California Register and designation as a City Historic-Cultural Monument.

O. Greenhouse Gases/Global Climate Change The EIR concludes that the Project will not create significant and unavoidable project specific and/or cumulative impacts associated with greenhouse gas emissions and global climate change (construction or operational). Implementation of the proposed project design features would qualify the project for LEED Silver certification and thus reduce the level of greenhouse gases resulting from the Project. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that with incorporation of the following sustainable design features, the Project will not create any unavoidable significant project specific and/or cumulative impacts associated with greenhouse gas emissions and global climate change (construction or operational).

The Project will incorporate environmentally sustainable design features that would be equivalent to the Silver level under the Leadership in Energy and Environmental Design (LEED) Rating System which would serve to reduce the Project’s electricity, natural gas and water usage demand;


The Project will provide public access, walkability and sustainable building features;

The Project will concentrate new housing density and retail uses near major corridors in close proximity to public transit opportunities, thereby minimizing vehicle trips and vehicle miles traveled;

The Project will provide for a circulation system coordinated with land uses and densities in order to accommodate the movement of people and goods;

The Project will encourage alternate modes of travel and provide an integrated transportation system that is coordinated with proposed land uses;

The Project Site is well served by public transit service in the form of local, express and commuter bus service. There are a total of 12 bus lines operated by six transit authorities. Twenty-five bus stops are located within a 0.25 mile of the Site. Although the precise location is unclear at this time, Metro has also decided to place subway station along Constellation Boulevard as part of the westside extension of the Purple line.

The Project is designed to reduce vehicle idling and queuing through proper design of the onsite circulation system.

Facts in Support of Finding: The Project is designed as a mixed-use development with the intent of reducing vehicular trips and congestion as well as promoting pedestrian travel, and its design would contribute to the reduction of greenhouse gases. This would be accomplished by providing housing in close proximity to jobs, services, and retail. Trips among such land uses can then occur without, or with very limited use of, private motor vehicles. The Project includes numerous features to reduce vehicular traffic, encouraging the use of mass transit, and encouraging walking and bicycling as viable means of accessing the project site by employees, residents, and visitors. In addition, the Project would be designed to meet the criteria for LEED Silver designation. By incorporating energy and VMT reducing features and mitigation measures, such as designing, constructing, and operating the project in an equivalent manner to obtain LEED Silver certification, the Project would result in a substantial reduction in greenhouse gas emissions, consistent with the goals of the State of California and City of Los Angeles. The Project is also consistent with the approach outlined in the CARB’s Climate Change Scoping Plan, particularly its emphasis on the identification of emission reduction opportunities that promote economic growth while achieving greater energy efficiency and accelerating the transition to a low-carbon economy. The location and design of the Proposed Project reflect and support these core objectives. In addition, as recommended by CARB’s Climate Change Scoping Plan, the Project would use ―green building‖ features as a framework for achieving cross-cutting emissions reductions. Given the Project’s consistency with State and City of Los Angeles GHG emission reduction goals and objectives, the individual impact of the Project and its contribution to the cumulative impact of global climate change would be less than significant and would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs.


IV. Potential Environmental Effects Which Can Be Reduced to Less Than Significant levels With Mitigation

A. Air Quality (Construction – Estimated Mass Daily Emissions: CO, SOx, PM10 and

PM2.5 and Localized CO emissions) The EIR concludes that the Project will have less than significant project specific and cumulative impacts with incorporation of Mitigation Measures C-1 through C-7 relative to regional construction related (CO, SOx, PM10 and PM2.5) emissions and localized CO emissions. The Advisory Agency and the City Planning Commission has carefully reviewed the Initial Study, the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that the Project will have less than significant construction related air quality impacts (project and cumulative) relative to regional mass daily emissions (CO, SOx, PM10 and PM2.5) and localized CO emissions. Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency and the City Planning Commission further finds that with implementation of Mitigation Measure C-1 through C-7 (below), changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (project and cumulative) with regard to construction related regional air quality emissions (CO, Sox, PM10 and PM2.5) and localized CO emissions. Facts in Support of Finding: Construction of the Project has the potential to create air quality impacts through the use of heavy-duty construction equipment, deliveries of construction materials to the Project Site as well as the hauling off of dirt and/or construction debris, and through vehicle trips generated from construction workers traveling to and from the Project Site. In addition, fugitive dust emissions would result from demolition, site grading/excavation, and construction activities. Mobile source emissions, primarily nitrogen oxides (NOX), would result from the use of construction equipment such as excavators, loaders, and cranes. During the finishing phase, paving operations and the application of architectural coatings (e.g., paints) and other building materials would release VOCs. Daily emissions of carbon monoxide (CO), particulate matter less than 10 microns in diameter (PM10), particulate matter less than 2.5 microns in diameter (PM2.5), and sulfur oxides (SOX) would be considered adverse but less than significant for the Project, as the estimated net emissions for these pollutants would fall below their respective South Coast Air Quality Management District (SCAQMD) significance thresholds. However, daily emissions of VOC and NOX would exceed the regional construction significance threshold for the Project and are therefore impacts with respect to these specific emissions would be significant and unavoidable. The conservative estimate of maximum on-site daily emissions for NOX, PM10, PM2.5, and CO was compiled for each phase of construction and compared to the applicable SCAQMD screening threshold. Maximum localized construction emissions for off-site sensitive receptors for the Project would not exceed the localized screening thresholds for CO. However, localized NOX, PM10, and PM2.5 emissions would exceed the applicable screening-level LSTs and therefore result in a significant an unavoidable impact with respect to these localized emissions.


B. Cultural Resources – Archeological and Paleontological Impacts The EIR concludes that the Project may result in potentially significant adverse impacts relative to Archeological and Paleontological resources but that with implementation of Mitigation Measures A-1 through A-7, the impacts would be reduced to a level of less than significant. The Advisory Agency and the City Planning Commission has carefully reviewed the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency and the City Planning Commission finds that substantial evidence supports the EIR conclusions that Mitigation Measures A-1 through A-7 listed below will reduce the potential impacts relative to archeological and paleontological resources to less than significant levels. Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency and the City Planning Commission further finds that with implementation of Mitigation Measures A-1 through A-7 below, changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect with regard to cultural resources as identified in the Final EIR. Facts in Support of Finding: The Project Site has already been subject to extensive disturbance due to construction of the Existing Hotel and includes a two-level subterranean parking garage. The Project would require additional excavation to construct additional parking levels. While it is likely that, given the level of excavation and disturbance on the Project Site from construction of the Existing Hotel, any archaeological resources that may have been present have been previously encountered, it is conceivable that archaeological resources could be encountered at the new depth of excavation. However, implementation of Mitigation Measure A-1 would reduce potential impacts to archaeological resources to a less than significant level. The Proposed Project would not directly or indirectly destroy a unique paleontological resource or site or unique geologic feature. With grading and excavation below the foundation of the existing on-site parking garage, it is possible that significant vertebrate fossil remains could be encountered. However, should paleontological materials be discovered during construction of the Project implementation of Mitigation Measures A-2 through A-6 would reduce potential impacts to paleontological resources to a less than significant level. The Project would not disturb any human remains, including those interred outside of formal cemeteries. While the Project Site is not known to contain human remains or known burial grounds, the proposed improvements associated with the Project would require additional excavation and grading beyond the depth of the existing parking garage foundation on the Project Site. Given the extent to which the Project Site has been previously disturbed and consists of fill materials, the potential for encountering human remains at the Project Site is considered remote. Should human remains or related resources be discovered, however, such resources would be treated in accordance with Mitigation Measure A-7 and applicable federal, state, and local regulations and guidelines for disclosure, recovery, relocation, and preservation, such as Public Resources Code Sections 5097.98.


C. Public Services (Fire Protection) The EIR concludes that the Project may create new significant adverse impacts relative to fire protection (project and cumulative) but that with implementation of Mitigation Measures L-1 and L-2 the impacts would be reduced to a level of less than significant. The Advisory Agency has carefully reviewed the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency finds that substantial evidence supports the EIR conclusions that Mitigation Measures L-1 and L-2 set forth in the EIR and identified below will reduce the potential impacts relative to fire protection (project specific and cumulative) to less than significant levels. Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency further finds that with implementation of Mitigation Measures L-1 and L-2, changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect with regard to fire protection (project specific and cumulative) as identified in the Final EIR. Facts in Support of Finding: The implementation of BMPs for the operation of mechanical equipment and the use of flammable construction materials by construction contractors and work crews would minimize on-site fire hazards associated with the construction of the Project. Impacts to emergency vehicle response times are considered less than significant for the following reasons: emergency access would be maintained to the Project Site during construction; construction impacts are temporary in nature; the drivers of emergency vehicles normally have a variety of options for avoiding traffic associated with partial lane closures (such as the use of sirens); and the Proposed Project would implement a CSTMP that would be subject to approval by LADOT and would set forth traffic control measures and devices to implement during each construction phase. With regard to operation of the Project, the LAFD has confirmed that fire protection service is adequate in the area to accommodate the Project even in light of recent staffing reductions. Implementation of Mitigation Measure L-2 will further ensure that impacts to fire protection service remain less than significant. The Proposed Project would also implement numerous Project Design Features to minimize increased demand for LAFD services, including: complying with all State and local building codes relative to fire protection, safety, and suppression; submitting a plot plan subject to LAFD approval that indicates fire prevention and access features; and installing sprinklers in all structures pursuant to LAMC Section 57.09.07(A). Additionally, the Proposed Project would also implement Mitigation Measure L-1, which would provide increased fire flow to the Project Site and vicinity. The current challenges facing the City in light of recent budget cuts are complex and evolving. It is not possible to predict the extent or duration that the budget cuts will affect City services. However, City officials are committed to developing interim solutions to ensure that the LAFD is able to meet mandated performance standards set forth in the Los Angeles Fire Code. It should also be noted that the Proposed Project would generate a significant amount of General Fund revenues to the City in the form of sales, transit occupancy, and property taxes. The City could use these added revenues to help offset the LAFD budget cuts, although the ultimate use of these revenues cannot be predicted with certainty at this time. For these reasons, it is not anticipated that the Proposed Project would require the addition of a new fire station or the expansion,


consolidation, or relocation of an existing facility to maintain service, as fire protection services could be enhanced by restoring staffing and equipment to the baseline levels analyzed in the Draft EIR.

D. Public Services (Schools) The EIR concludes that the Project may create new significant adverse impacts relative to schools (project and cumulative) but that with implementation of mandatory Mitigation Measure L-5, the impacts would be reduced to a level of less than significant. The Advisory Agency has carefully reviewed the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency finds that substantial evidence supports the EIR conclusions that Mitigation Measure L-5 set forth in the EIR and identified below will reduce the potential impacts relative to schools (project specific and cumulative) to less than significant levels. Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency further finds that with implementation of Mitigation Measure L-5, changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect with regard to schools (project specific and cumulative) as identified in the Final EIR. Facts in Support of Finding: During construction, the Project Applicant would implement a CSTMP, which would be approved by the LADOT and other appropriate agencies to maintain pedestrian and vehicular safety, and to avoid substantial inconvenience to pedestrians. With implementation of the CSTMP, impacts associated with Project construction on school pedestrian routes would be less than significant. With the exception of Westwood Elementary, all of the public schools serving the Project Site would have adequate capacity to accommodate the students generated by the Project. However, in the school year 2013-2014, Westwood Elementary School would be over capacity by 197 students with development of the Project. Thus, the Proposed Project would have a potentially significant impact to Westwood Elementary School. As mandated by State law, the Leroy F. Greene School Facilities Act of 1998, more commonly referred to as SB 50, the Project would be required to pay a school fee to the LAUSD to help reduce impacts that they may have on school services. Similarly, all related projects would be required to pay school mitigation fees in compliance with SB 50. SB 50 sets a maximum level of fees a developer may be required to pay to mitigate a project’s impact on school facilities and further stipulates that the payment of school fees is deemed to provide full and complete mitigation to impacts on schools pursuant CEQA. Thus, after the incorporation of the above stated mandatory payment, included as Mitigation Measure L-5, Project impacts relative to schools will be reduced to a less than significant level.

E. Public Services (Parks and Recreation) The EIR concludes that the Project may create new significant adverse impacts relative to parks and recreation (project specific and cumulative) but that with implementation of Mitigation Measure L-6, the impacts would be reduced to a level of less than significant. The Advisory Agency has carefully reviewed the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings.


Finding: The Advisory Agency finds that substantial evidence supports the EIR conclusions that Mitigation Measure L-6 set forth in the EIR and identified below will reduce the potential impacts relative to parks and recreation (project specific and cumulative) to less than significant levels. Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency further finds that with implementation of Mitigation Measure L-6, changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect with regard to parks and recreation (project specific and cumulative) as identified in the Final EIR. Facts in Support of Finding: Any temporary increase in the use of park facilities attributable to construction workers is anticipated to be negligible, as construction workers are highly transient in their work location and would likely utilize park facilities near their place of residence and because lunch break times are typically not long enough (30 to 60 minutes) for employees to take advantage of park facilities services and return to work within the allotted time. The majority of the park usage attributable to the Proposed Project would be by individuals who permanently reside at the Project Site, and the non-residential uses attributable to the Project would result in negligible, if any, increased demand at City recreation facilities. To offset any increase in demand for LADRP parks and recreation facilities within the CPA, the Proposed Project would provide on-site common and private open space in excess of Code requirements (that would include a well-landscaped public plaza area and landscaped roof terraces) as well as payment of in-lieu parks and recreation ―Quimby Fees.‖ The Public Recreation Plan (―PRP‖), a component of the Los Angeles General Plan, establishes a long-range goal of 4 acres of combined neighborhood and community parks per 1,000 residents, but recognizes that this goal may not be accomplished within the life of the PRP, and establishes a short- and intermediate-range goal of 2 acres of combined neighborhood and parks per 1,000 residents. The West Los Angeles Community Plan Area currently provides 0.71 acre per 1,000 residents. As such, based on the standards set forth in the PRP, there is currently a parks deficiency in the West Los Angeles Community Plan Area. As no new parks facilities are currently planned, by 2015 (the year of Project build out), population growth in the West Los Angeles Community Plan area would cause the ratio to be reduced to 0.68 acre per 1,000 residents. However, with the Project’s provision of roughly 3.40 acres of common open space, in excess of LAMC requirements, and/or the payment of in-lieu fees, Project impacts to Parks and Recreation would be less than significant.

F. Geology and Soils (all impact areas) The EIR concludes that the Project may create new significant adverse impacts relative to geology and soils (all impact areas) but that with implementation of Mitigation Measure F-1 through F-13, the impacts would be reduced to a level of less than significant. The Advisory Agency has carefully reviewed the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency finds that substantial evidence supports the EIR conclusions that Mitigation Measures F-1 through F-13 set forth in the EIR will reduce the potential impacts relative to geology and soils (all impact areas) to less than significant levels.


Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency further finds that with implementation of Mitigation Measures F-1 through F-13, changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect with regard to geology and soils (all impact areas) as identified in the Final EIR. Facts in Support of Finding: Impacts related to fault rupture would be less than significant due to the distance between the Project Site and the nearest fault. Impacts related to strong seismic ground shaking would be less than significant with compliance with the Los Angeles Building Code (―LABC‖), the City’s building permit requirements, and site-specific engineering recommendations based on a final geotechnical report prepared by a licensed geotechnical engineer and approved by the Los Angeles Department of Building and Safety (―LADBS‖). Impacts related to liquefaction, lateral spreading, and subsidence would be less than significant as the soils underlying the Project Site are not prone to these hazards. Impacts related to landslides would be less than significant as the Project Site is not within an area subject to landsliding. Impacts related to tsunamis, inundation, and flooding would be less than significant as these are not considered significant hazards at the Project Site. No distinct or prominent geologic or topographic features would be destroyed, permanently covered or materially or adversely modified, and as such, no impacts related to landform alteration would occur under the Project. The Project would require excavation of approximately 345,000 cubic yards of material. Construction of the subterranean parking garage may encounter unanticipated groundwater seepage, potentially requiring localized dewatering during construction. Any localized dewatering activities associated with construction would occur in accordance with all applicable permit requirements, including all applicable National Pollutant Discharge Elimination System (―NPDES‖) requirements. If contaminated groundwater is found during construction, treatment and discharge, as appropriate, would be conducted in compliance with applicable regulatory requirements including Los Angeles Regional Water Quality Control Board (―LARWQCB‖) General Permit conditions and City of Los Angeles requirements. During operation of the Project, the exterior walls of the subterranean parking garage may encounter incidental groundwater. Therefore, a subdrain system would be required in the parking garage which would mitigate this potentially significant impact to a less than significant level (Mitigation Measure F-1). Because groundwater encountered beneath the Project Site in previous borings is believed to be perched and not connected to a larger aquifer, localized dewatering activities during construction and/or operation of the sub-drain system during operation would not have the potential to significantly deplete a groundwater basin or affect the rate, change the direction, or expand the area of a known groundwater contamination plume. Because the alluvial deposits on which the Project Site is located can be prone to raveling and caving, potential impacts related to slope stability could occur where excavations result in slope cuts. The installation of temporary shoring and bracing systems in accordance with Mitigation Measures F-2 and F-3 would mitigate this impact to a less than significant level. Additionally, due to the expansion potential of on-site soils, impacts related to expansive soils would be potentially significant, and would be mitigated to a less than significant level with implementation of Mitigation Measure F-4. Impacts related to fill soils would be less than significant. Compliance with the standard erosion control Best Management Practices (―BMPs‖) in Mitigation Measures F-5


through F-10 would ensure that the Project would not result in a significant impact related to sedimentation and erosion. Because the Project would retain the Existing Hotel, underpinning would be required to maintain the vertical support of the Existing Hotel during demolition and removal of the existing podium structure to the west of the Existing Hotel and extension of the subterranean garage below the Existing Hotel. Mitigation Measures F-11 through F-13 would reduce slope stability impacts during construction of to a less than significant level.

G. Hazards & Hazardous Materials The EIR concludes that the Project may create new significant adverse impacts relative to hazards & hazardous materials but that with implementation of Mitigation Measures G-1 through G-7 and G-10 through G-11, the impacts would be reduced to a level of less than significant. The Advisory Agency has carefully reviewed the EIR and the attachments and sources referenced in the EIR, staff reports regarding the Project, all public comments received regarding the EIR and the Project, and all other information in the record of proceedings. Finding: The Advisory Agency finds that substantial evidence supports the EIR conclusions that Mitigation Measures G-1 through G-7 and G-10 through G-11 set forth in the EIR and identified below will reduce the potential impacts relative to hazards & hazardous materials (all impact areas) to less than significant levels. Finding: In accordance with CEQA Guideline Section 15091(a)(1), the Advisory Agency further finds that with implementation of Mitigation Measures G-1 through G-7 and G-10 through G-11 identified below changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect with regard to hazards and hazardous materials (all impact areas) as identified in the Final EIR. Facts in Support of Finding: The Project would renovate the Existing Hotel potentially exposing construction workers to ACM, LBP, and ERMs. Impacts related to ACM, LBP, and ERMs under the Project therefore would require mitigation and would be mitigated to a less than significant level. Operation of the proposed mix of uses surrounding the rehabilitated hotel would not generate large amounts of hazardous materials that would require routine transport, use, or disposal. Commercial, retail, office, and residential uses typically include the use and storage of small quantities of potentially hazardous materials in the form of cleaning solvents, painting supplies, pesticides for landscaping, photo-developing and printing chemicals, and petroleum based products. Implementation of Mitigation Measure G-7 would ensure these materials would be contained, stored and used in accordance with manufacturer’s instructions and handled in compliance with applicable standards and regulations. Impacts related to USTs, the potential for discovery and re-abandonment of former on-site oil wells, and potential methane hazards would be mitigated to a less than significant level.

V - Significant and Unavoidable Environmental Effects

The EIR concludes that the Project may result in significant and unavoidable impacts relative to: (a) aesthetics (shade shadow during the winter solstice); (b) regional construction related emissions for NOx and VOC (project specific and cumulative); (c) localized construction related emissions for PM10 (24-hour and annual), PM2.5 (24-hour), and NO2 (1-hour NO2 NAAQS)


(project specific and cumulative); (d) constriction related noise and vibration (project specific and cumulative), (e) population and housing (cumulative only), (f) library service (project specific and cumulative), (g) construction traffic (project specific and cumulative), (h) transportation intersection impacts (Beverly Glen Boulevard & Pico Boulevard, Century Park West and Olympic Boulevard, and Avenue of the Stars & Constellation Boulevard) under the Option C with Office scenario only.

Finding 5a. The Project would shade different portions of one shade-sensitive use (Sensitive Shadow Receptor No. 3 – the Constellation Park Project) for a combined total time of more than three hours between the hours of 9:00 a.m. and 3:00 p.m. Pacific Standard Time (between late October and early April). The Constellation Park Project has been approved but not yet built. Since it is an approved project, it is conservatively treated as a sensitive receptor. However, the applicant has applied to the City to develop an office use at the Site which is not considered a sensitive receptor. Nevertheless, shade shadow impacts are conservatively considered to be significant and unavoidable at one shadow-sensitive receptor during one seasonal period. Finding 5b. Although Mitigation Measures C-1 through C-7 (identified below) would reduce the severity of regional construction related emissions, they will not reduce the impacts to VOC and NOx emissions to less than significant levels. Despite incorporation of this mitigation, regional construction related VOC and NOx emissions would remain significant and unavoidable. Finding 5d. Although Mitigation Measures J-1 through J-8 (identified below) will reduce the severity of construction noise and vibration impacts (project specific and cumulative), they will not reduce the impacts to less than significant levels. Despite incorporation of this mitigation, construction noise and vibration impacts will remain significant and unavoidable. Finding 5e. The Advisory Agency finds a significant and unavoidable cumulative housing and population growth impact. Although the cumulative population and housing growth resulting from the proposed Project and the related projects identified in the EIR would fall within SCAG’s forecasted population growth for this Subregion, it would exceed both the Community Plan and General Plan Framework Element based forecasts. It should be noted, that even without the Project, construction of the related projects identified in the EIR would result in a 168.2 percent exceedence in the 2009-2015 population growth forecast for the CPA based on the Community Plan’s 2010 projection. Nonetheless, the Advisory Agency conservatively concludes that cumulative housing and population growth would be significant and unavoidable. Finding 5f. Implementation of Mitigation Measure L-7 (identified below), which requires the Applicant to pay a mitigation fee of $200 per capita to mitigate Project and cumulative impacts at the Westwood Branch Library and the Palms-Rancho Park Branch Library would reduce the severity of impacts to these branches to a level of less than significant. However, should the City fail to spend the monies collected under Mitigation Measure L-7 specifically on these two libraries, a residual significant and unavoidable project and cumulative impact would occur. Thus, the Advisory Agency conservatively concludes that project and cumulative impacts to library services would be significant and unavoidable. Finding 5g. Although Mitigation Measures M-1 through M-11 and M-14 (identified below) will reduce the severity of construction traffic impacts (project specific and cumulative), they will not reduce the impacts to less than significant levels. Despite incorporation of


this mitigation, construction traffic impacts (project specific and cumulative) will remain significant and unavoidable. Finding 5h. Significant and unavoidable traffic impacts would occur only under the Option C With Office scenario at the following intersections: Beverly Glen Boulevard & Pico Boulevard, Century Park West & Olympic Boulevard and Avenue of the Stars & Constellation Boulevard. Although mitigation measures were considered for each intersection, all potential mitigation was found infeasible as discussed in greater detail below:

Intersection Impact at Beverly Glen Boulevard & Pico Boulevard Mitigation measures considered to reduce the Option C With Office Scenario’s afternoon peak-hour impact at the intersection of Beverly Glen Boulevard and Pico Boulevard to a less-than-significant level included the following:

1. Widening and restriping along Pico Boulevard to provide a second eastbound left-turn lane.

2. Widening and restriping along Pico Boulevard to provide a fourth westbound through lane.

3. Widening and restriping along Beverly Glen Boulevard to provide a second southbound right-turn-only lane.

Implementation of any of these three mitigation measures would reduce the Option C With Office Scenario’s afternoon peak-hour impact to a less-than-significant level. However, Measures 1 and 2 would require a reduction in sidewalk/parkway widths, to less than 12 feet along Pico Boulevard, which could constitute an inconsistency with the Walkability Checklist and the Century City Greening Plan. Therefore, such a reduction would result in potentially significant secondary impacts with respect to land use plans and access. Street trees would also have to be removed/relocated. Measure 1 would also require widening and restriping along Beverly Glen Boulevard to provide a second northbound departure lane to accept the left-turning traffic from Pico Boulevard and maintain adequate clearance from the bus zone on the east side of Beverly Glen Boulevard. Measure 3 would conflict with LADOT’s current policy to limit the number of lanes from which right-turns are made to one in order to minimize conflicts between right-turning vehicles and pedestrians in the opposing crosswalk. Therefore, this measure would increase vehicle-pedestrian conflicts and result in potentially significant safety impacts. Considering these factors, these mitigation measures are considered infeasible, and the Option C With Office Scenario’s impact at the intersection of Beverly Glen Boulevard and Pico Boulevard is considered significant and unavoidable. Intersection Impact at Century Park West & Olympic Boulevard Mitigation measures considered to reduce the Option C With Office Scenario’s morning peak-hour impact at the intersection of Century Park West and Olympic Boulevard to a less-than-significant level include the following:

1. Widening and restriping the west leg of Olympic Boulevard to provide a third eastbound left-turn lane; removing one of the two southbound left-turn lanes on Century Park West; and restriping to provide a third northbound departure lane to accept the left-turning traffic from Olympic Boulevard.

2. Converting the westbound right-turn-only lane to a fourth through lane and widening and restriping the west leg of Olympic Boulevard to provide for the continuation of the fourth through lane a meaningful distance.


Implementation of either of these mitigation alternatives would reduce the Option C With Office Scenario’s morning peak-hour impact at this intersection to a less-than-significant level; however these mitigation measures would require substantial acquisition of private property (for which the City would not exercise its powers of eminent domain), partial demolition of parts of private buildings, and/or a reduction of sidewalk widths. A reduction in sidewalk widths could constitute an inconsistency with the Walkability Checklist and the Century City Greening Plan. Therefore, such a reduction would result in potentially significant secondary impacts with respect to land use plans and access. Street trees would also have to be removed/relocated. Considering these factors, these mitigation measures are considered infeasible, and the Option C With Office Scenario’s impact at the intersection of Century Park West and Olympic Boulevard is considered significant and unavoidable. Intersection Impact at Avenue of the Stars & Constellation Boulevard Mitigation measures considered to reduce the Option C With Office Scenario’s afternoon peak-hour impact at the intersection of Avenue of the Stars and Constellation Boulevard to a less-than-significant level included the following:

1. Dedication and widening on the south side of Constellation Boulevard adjacent to the Project Site to provide a second eastbound right-turn-only lane.

2. Converting the number two eastbound through lane on Constellation Boulevard to a shared through/right-turn lane.

3. Widening and restriping on the east leg of Constellation Boulevard to provide a second westbound left-turn lane.

4. Widening and restriping on the north leg of Avenue of the Stars to provide a southbound right-turn-only lane.

Implementation of any of these four mitigation measures would reduce the Option C With Office Scenario’s afternoon peak-hour impact to a less-than-significant level. However, Measures 1 and 2 would conflict with LADOT’s current policy to limit the number of lanes from which right-turns are made to one in order to minimize conflicts between right-turning vehicles and pedestrians in the opposing crosswalk. Therefore, these measures would increase vehicle-pedestrian conflicts and result in potentially significant safety impacts. Measures 3 and 4 would require acquisition of private property (for which the City would not exercise its powers of eminent domain) and a reduction in sidewalk widths that could constitute an inconsistency with the Walkability Checklist and the Century City Greening Plan. Considering these factors, these mitigation measures are considered infeasible, and the Option C With Office Scenario’s impact at the intersection of Avenue of the Stars and Constellation Boulevard is considered significant and unavoidable.

VI – Statement of Overriding Considerations The EIR concludes that the Project may result in significant and unavoidable impacts relative to: (a) aesthetics (shade shadow during the winter solstice); (b) regional construction related emissions for NOx and VOC (project specific and cumulative); (c) localized construction related emissions for PM10 (24-hour and annual), PM2.5 (24-hour), and NO2 (1-hour NO2 NAAQS) (project specific and cumulative); (d) constriction related noise and vibration (project specific and cumulative), (e) population and housing (cumulative only), (f) library service (project specific and cumulative), (g) construction traffic (project specific and cumulative), (h) transportation intersection impacts (Beverly Glen Boulevard & Pico Boulevard, Century Park West and


Olympic Boulevard, and Avenue of the Stars & Constellation Boulevard) under the Option C with Office scenario only. It is not feasible to mitigate such impacts to a less than significant level. Section 21081 of the California Public Resources Code and Section 15093(b) of the CEQA Guidelines provide that when the decisions of the public agency allows the occurrence of significant impacts identified in the Final EIR that are not substantially lessened or avoided, the lead agency must state in writing the reasons to support its action based on the Final EIR and/or other information in the record. Section 15093 (b) of the CEQA Guidelines requires that the decision maker adopt a Statement of Overriding Considerations at the time of approval of a project if it finds that significant adverse environmental effects identified in the Final EIR cannot be substantially lessened or avoided. These findings and the Statement of Overriding Considerations are based on substantial evidence in the record, including but not limited to the Final EIR, the source references in the Final EIR, and other documents and material that constitute the record of proceedings. Accordingly, the Advisory Agency adopts the following Statement of Overriding Considerations. The City recognizes that significant and unavoidable project specific and cumulative impacts will result from implementation of the Project. Having (i) adopted all feasible mitigation measures, (ii) rejected as infeasible alternatives to the Project, (iii) recognized all significant, unavoidable impacts, and (iv) balanced the benefits of the Project against the significant and unavoidable impacts of the Project and its cumulative impacts, the Advisory Agency hereby finds that the each of the Project’s benefits, as listed below, outweighs and overrides the significant unavoidable impacts of the Project. Any one of the following overriding considerations of economic, social, aesthetic and environmental benefits individually would be sufficient to outweigh the significant unavoidable project and cumulative impacts of the Project and justify the approval, adoption or issuance of all of the required permits, approvals and other entitlements for the Project and the certification of the completed Final EIR. Despite the significant unavoidable impacts of the Project as described above, the Advisory Agency certifies the Final EIR and approves the Project entitlement approvals based on the following contributions of the Project to the community:

• The Project will enhance the future economic vitality of Century City and the City of Los Angeles by creating an integrated mixed use center that provides a diverse array of shopping, dining, and employment opportunities, which will attract more business to the area and encourage local job creation.

• Development of the Project will improve walkability in Century City by creating a street level identity for the Project Site through the use of a contemporary architectural style and a publicly accessible plaza with extensive landscape, multiple water features, sitting and relaxation space, and high-quality hardscape materials, as well as outdoor public art and sculptures.

• The Project design, landscaping plan, pedestrian connectivity with transit and provision of open space will advance the policies and principles articulated in the Greening of Century City Pedestrian Connectivity Plan.

• The Project will facilitate the reduction of vehicle trips (and associated greenhouse gases) by locating a mixed-used development on a site easily accessible by several modes of existing and planned transit.

• The Project will be developed in a manner that will preserve and rehabilitate the existing Century Plaza Hotel. Preserving the Hotel in a manner that will ensure


appropriate treatment of the building’s character-defining features while at the same time integrating the rehabilitated structure into the overall redevelopment project may result in extended development delays and require a significant monetary investment by the Applicant. This preservation effort will ultimately enable the Hotel to remain eligible as a City Historic-Cultural Monument and for the California Register of Historical Resources following city approval. Specifically, the Hotel will be preserved and upgraded in accordance with a treatment protocol based on the Secretary of the Interior’s Standards for Rehabilitation (the ―Protocol‖). Adherence to the Protocol will: (i) ensure proper treatment and preservation of the Hotel’s character-defining features, original buildings and view corridors and (ii) allow for feasible re-reuse of the Hotel structure and development of the project in a manner that would maintain the Eligibility of the Hotel building and the appropriate view corridors.

• Approximately 3.40 acres of open space and recreation areas will be provided as part of the Project, which exceeds LAMC requirements. The ample open space will foster an urban gathering place for occupants of the commercial space, hotel guests, residents and other visitors to the site.

• Approximately 5,276 square feet of single-story restaurant and retail uses, outdoor seating areas, water features, landscaping and hardscape would be provided along Avenue of the Stars in furtherance of the walkability goals outlined in the Greening of Century City Pedestrian Connectivity Plan.

• A ―breezeway‖ or open pedestrian walkway would extend through the rehabilitated Hotel to connect Avenue of the Stars with the retail, restaurant and other publicly accessible uses located within the project’s open plaza.

• The Project design will incorporate a variety of green building elements including the use of efficient water management techniques, green roofs and other sustainability features consistent with LEED® Silver certification.

• Construction and operation of the Project will stimulate the local economy by adding approximately 560 permanent jobs and 5000 construction-related jobs.

• Under the proposed Development Agreement, the Applicant will provide additional local community benefits, including a commitment (prior to issuance of a building permit for construction of the Project) to:

(i) Donate $25,000 each year for a period of five years to fund marketing and

promotional efforts for the Century City Transportation Management Organization;

(ii) Deposit $125,000 in a private escrow account (to be overseen and managed by the 5th Los Angeles City Council District) for the purpose of funding a traffic study that: (1) analyzes vehicular movements within the vicinity of the Site and throughout the general Century City community and (2) identifies potential feasible traffic calming measures;

(iii) Dedicate a portion of the ―Art in Public Places‖ fee assessed as part of the Project to support sculptures along the Avenue of the Stars median. The Applicant will collaborate with the Century City Chamber of Commerce and Council District 5 on the selection and placement of the sculptures at this location.

• The Project would improve the jobs/housing balance in Century City by providing

new housing within a major employment center.


• Construction and development of the Project would increase revenues to the City in

the form of increased sales, transit occupancy, documentary transfer, business license, utility user, parking and property taxes. In total, it is estimated that the Project will generate approximately $15.1 million in annual revenue to the City (representing an increase of $6.8 million per year as compared to existing uses).

Finding: In accordance with the requirements of CEQA and the state CEQA Guidelines, the Advisory Agency finds that the foregoing specific economic, legal, social, technological or other benefits of the Project outweigh the unavoidable adverse environmental effects of the Project. Finding: These findings represent the independent judgment of the Advisory Agency in certifying the EIR and adopting the Statement of Overriding Considerations.

VII – Findings Regarding Alternatives Alternatives to the proposed Project described in the Draft EIR were analyzed and considered. The range of potential alternatives to the proposed Project include those that could feasibly accomplish most of the basic objectives of the Project and could avoid or substantially lessen one or more of the significant effects. The EIR described the rationale for selecting the alternatives to be discussed. The EIR also identified any alternatives that were considered by the lead agency but were rejected as infeasible during the scoping process and explained the reasons underlying the lead agency’s determination. Among the factors that were used to eliminate alternatives from detailed consideration in the EIR were: (i) failure to meet most of the basic Project objectives, (ii) infeasibility, or (iii) inability to avoid significant environmental impacts. Factors that may be taken into account when addressing feasibility and infeasibility are site suitability, economic viability, availability of infrastructure, and technological feasibility. Section 15126.6(c) of the State CEQA Guidelines requires EIRs to identify any alternatives that were considered by the lead agency but were rejected as infeasible during the scoping process, and briefly explain the reasons underlying the lead agency’s determination. The following other alternatives were considered and rejected by the Lead Agency for the reasons stated below. Alternative Site Alternative In accordance with the CEQA Guidelines, the City initially considered, but ultimately rejected, the feasibility of evaluating an Alternative Site Alternative. Under this project alternative, the Project would be constructed on an alternate site within the Century City area. While development of the Proposed Project on an alternative site was considered, this alternative was rejected because of a lack of available properties in the vicinity of the Project Site that would satisfy the objectives for the Proposed Project. The Alternative Site Alternative was further rejected because under this alternative, rehabilitation of the Hotel to ensure eligibility for the California Register of Historical Resources and as a City Historic-Cultural Monument – a primary and fundamental objective of the Project – could not be achieved. Its highly impractical and not feasible to relocate the Hotel, a massive 16 story structure, to another site. Reconstruction of the Hotel would eliminate its historic eligibility (assuming it could even be relocated). If historic eligibility was lost then there would be a significant impact on historic resources. Additionally, development of the Project on an alternative site within Century City would be infeasible because the Project Applicant does not own or control any other comparable sites in Century City and there may not be sufficient CCNSP Trips allocated or generated to support the


proposed land use programs. Although replacement trips may be available and could be acquired within the CCNSP area from other sites, the cost to do so would be prohibitive and infeasible. As such, the City has rejected the Alternative Site Alternative from further consideration. Alternative Rehabilitation Alternative The Lead Agency initially considered, but ultimately rejected, the evaluation of an Alternative Rehabilitation Alternative as infeasible. Under this Alternative, the Hotel would be rehabilitated in strict accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (―Secretary’s Standards‖).Under CEQA Guideline Section 15064.5(b)(3), conformance with the Secretary’s Standards demonstrates that potential impacts are mitigated below a level of significance. However, the threshold of significance for historic resources is whether a project would materially impair the significance of a resource such that it would no longer be eligible, among other things, for the California Register of Historical Resources or as a local landmark. (See CEQA Guideline Section 15064.5(b)(2). Therefore, while the failure to strictly conform to the Secretary’s Standards does not constitute a significant impact, conformance with the Secretary’s Standards would demonstrate that any potential impact is fully mitigated. In the case of rehabilitation of the Hotel, conformance with the Secretary’s Standards would result in a project that is reasonably similar to Option C. However, the Secretary’s Standards are stricter with regard to retention of original historic fabric and character-defining features. Several key aspects required for site development and adaptive reuse of the Hotel for residential units proposed under Option C may not conform to the Secretary’s Standards. These include, but are not limited to: infilling of the sunken plaza, removal and reconstruction of the ballroom, alterations for the open lobby breezeway, and work on the interior hotel where corridor walls and interior reconfiguration of hotel rooms into two story residential units would result in the loss of historic fabric. Under the Alternative Rehabilitation Alternative these modifications would not be made. If the existing sunken plaza is not in-filled with new construction, the single-story restaurant uses, outdoor seating areas, water features, landscaping, and hardscape that would be provided along Avenue of the Stars under Option C could not be implemented. Key design objectives of Option C is to promote and improve pedestrian connectivity between the Project Site and the surrounding public streets, activate the pedestrian experience from the Hotel to Avenue of the Stars, enhance walkability and create a street level identity for the Project Site by providing a publicly accessible plaza, and maximize open space—all consistent with the Greening Plan. The open lobby breezeway is intended to extend this pedestrian connection into and through the center of the Project Site to the publicly accessible plaza to the west. None of these objectives would be met by leaving the existing sunken plaza as is and not providing the open lobby breezeway. If neither of these improvements were made, all ground-level pedestrian uses would be concentrated around the plaza to the west of the Rehabilitated Building. As a result, rather than being visible and easily accessible from Avenue of the Stars, the pedestrian realm and connectivity on the Project Site would not improve and would remain incommodious, with the sunken plaza continuing to act as a barrier from Avenue of the Stars to the Hotel. The removal and reconstruction of the ballroom under Option C is required for two reasons. The current size of the ballroom and meeting space in the Hotel is over-sized for the reduced amount of hotel rooms envisioned as part of Option C. Further, for adequate parking to be provided for the proposed uses, the ballroom must be removed to construct the new subterranean parking levels to the west of the Hotel which also includes new parking levels underneath the existing ball room area through to the western property line of the Project Site. Another key objective is to create an integrated mixed use center at the heart of Century


City. The Hotel floor plan layout does not facilitate a conversion to residential units. To design a floor plan and provide a volume of space that is consistent with a residential layout, given the smaller size of hotel units as compared to residential units, reconfiguration of the interior corridors and interior demising walls, as well as removal of floor slabs to create two story residential spaces, would be required. This Alternative would fail to meet the basic objective of improving the pedestrian connectivity between the Project Site and surrounding public streets, including improving pedestrian connections, adding a publicly accessible plaza, and activating the pedestrian experience along Avenue of the Stars. The Alternative would also significantly impact the ability to provide adequate parking and would result in ballroom and meeting space that is not consistent with the objective of re-positioning the Hotel from a convention-oriented hotel into an upscale hotel appropriate to the Century City marketplace. Finally, the Alternative would result in residential units that are not appropriate to the successful adaptive reuse of the Hotel. As such, the Alternative Rehabilitation Alternative is rejected from further consideration. Although the Alternative Rehabilitation Alternative is rejected on the grounds that strict adherence to the Secretary’s Standards would render the Project infeasible, Option C is intended to maintain eligibility of the Hotel with respect to (1) designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance and (2) listing in the California Register of Historical Resources. To maintain this eligibility certain character defining features of the Hotel and viewshed corridors of the Site along Avenue of the Stars must preserved. Accordingly, a Treatment Protocol has been developed as a Project Design Feature to ensure the appropriate treatment of original building materials and character defining features. The Treatment Protocol, provided as Attachment B to Appendix A of the DEIR is based on the Secretary’s Standards for Rehabilitation. Under the Treatment Protocol features of the Hotel are classified into the following three categories: (1) Retained Features, (2) Removed Features and (3) Uncovered Features. The Treatment Protocol establishes specific procedures with regard to these three categories. Therefore, while the Secretary’s Standards for preservation may not be rigidly adhered to in every respect, the Treatment Protocol – based on the Secretary’s standards for rehabilitated structures – will ensure appropriate treatment of the Hotel’s character defining features to retain eligibility as a Historic-Cultural Monument and for listing in the California Register of Historical Resources. Public Park Alternative Another alternative that was initially considered but rejected as infeasible was developing a public park on the Project Site, in response to the City’s recognized shortage of public park land. This alternative could include active recreation uses such as athletic fields, playgrounds, buildings or structures for recreational activities, concessions, community gardens, bicycle/jogging trails, and/or dog play areas. This alternative, however, would fail to meet nearly all of the Project’s basic objectives and would produce very few jobs and no housing. Furthermore, this Alternative would require removal of the Hotel which would conflict with the primary and fundamental objective of the Proposed Project to rehabilitate and revitalize the Hotel as the centerpiece of a pedestrian-friendly mixed-use community. Furthermore, this alternative would not create an iconic identity for the Project Site or provide a mixed-use community with options to live, play, work, and shop in an area that is already an established employment hub. As such, the Public Park Alternative is rejected from further consideration. Five alternatives were analyzed for the proposed Project:

Alternative 1 – No Project Alternative (Continuation of Existing On-Site Use) Alternative 2 – Alternative Land Use Alternative (Office Building) Alternative 3 – Reduced Density Alternative


Alternative 4 – Modified Design Alternative Alternative 5 – Community Input Alternative

The EIR included in-depth analysis if each of these alternatives and presented a comparison of impacts in on page VI-126-130 of the DEIR. The EIR concluded that the ―No Project‖ Alternative was the environmentally superior alternative. However, as specified it the State CEQA Guidelines (Section 15126(e)(2)) if the No Project Alternative is the environmentally superior alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives. In accordance with this procedure, the Reduced Density Alternative (Alternative 3) would be the environmentally superior alternative. As indicated in the DEIR Alternative 3 would have relatively less environmental impact than the Project or any of the other alternatives, other than the No Project Alternative. Alternative 3 is distinguished from the Project, since it would have less overall development and similar open space. With less overall development, Alternative 3 would have incrementally fewer impacts for those issues where the amount of development defines the impact, such as traffic, greenhouse gas emissions, public services, utilities, population and housing, energy, and operational noise. Alternative 3 is also environmentally superior to Alternative 2 (Alternative Land Use Alternative [Office Building]), and Alternative 4 (Modified Design Alternative) since it would have less impact than Alternative 2 with regard to traffic and greenhouse gas emissions, and less impact than Alternative 4 with regard to traffic, greenhouse gas emissions, energy, geology and soils, hydrology, noise (operational), population and housing, public services, and utilities. Although Alternative 3 would not meet all of the basic objectives of the Project, the Reduced Density Alternative would, nonetheless, partially achieve most of the Proposed Project objectives. Alternative 3 would not, however, reduce the significant and unavoidable impacts related to construction air quality and noise to a level of less than significant.

Finding 7a. The alternatives discussed in the Final EIR constitute a reasonable range of alternatives necessary to permit a reasoned choice. Finding 7b. Alternative 1 is rejected given that it would fail to meet nearly all of the desired Project objectives. Under Alternative 1, the Project Site would continue to operate as a private, single-function use that lacks many of the pedestrian-friendly amenities that have come to characterize other recently approved projects in the Century City area. No residential uses, commercial/retail uses, or publicly accessible open space would be introduced to the Project Site. As such, Alternative 1 would not achieve any of the Design Project Objectives, which generally strive to develop an integrated and iconic mixed-use center within Century City that is publicly accessible, pedestrian friendly, and designed in a contemporary architectural style in accordance with the goals of the Greening Plan. The Hotel, constructed in 1966, would continue to operate under current conditions and would not be rehabilitated to include the various sustainability features that would make Option C equivalent to a LEED Silver rating. Additionally, the Project Site, which is adjacent to numerous existing and planning public transit routes, would not be developed with residential uses. Therefore, the opportunity to place residential uses in proximity to transit and improve the jobs-housing balance in Century City would not be realized under Alternative 1. As such, Alternative 1 would note achieve any of the Project’s sustainability features. Alternative 1 would not create high-quality residential uses, upgrade the Hotel, add high-end retail uses, maximize additional revenues, or create construction jobs within the City. Therefore, Alternative 1 would fail to achieve virtually all of the Project objectives which


generally aim to enhance and reinforce the character of Century City as one of the most urbanized, upscale and quickly evolving areas of the City. Finding 7c. Alternative 2, which involves development of a 31-story office building, is rejected based on its inability to reduce key environmental impacts and failure to achieve critical Project objectives. Under Alternative 2, the Hotel would be removed and the Project Site would be developed with office use only. No residential uses or commercial/retail uses would be introduced to the Project Site. Therefore, Alternative 2 would not create an integrated mixed-use center that provides residential uses in conjunction with a broad array of shopping and dining choices, entertainment opportunities, and outdoor spaces and amenities, in order to enhance Century City as a walkable community with options to live, play, work, and shop in an area that is already an established employment hub. Because it would not provide pedestrian-friendly, commercial/retail amenities at the ground level, and would not be publicly accessible beyond the hours and days of a typical office environment, the extent to which Alternative 2 would enhance walkability, create a street level identity for the Project Site, and improve pedestrian connectivity would be reduced compared to the Project. While Alternative 2 would complement and add further dimension to the Century City skyline, it would not emulate the form and plan of the existing Century Plaza Towers designed by Minoru Yamasaki which would require preservation of the Hotel. Alternative 2 would also not improve the jobs-housing balance in the area. Alternative 2 would also not create high quality multi-family residential buildings, retain the Hotel, or add high-end retail uses to the Project Site. Alternative 2 would create a significant number of new construction and long-term jobs, although to a lesser extent than the Project. Accordingly, Alternative 2 is rejected from further consideration by the City. Finding 7d. Alternative 3 assumes that the Option C With Office Scenario would be developed on the Project Site but at a reduced density. This Alternative is rejected as infeasible for a failure to meet certain key project objectives to the same degree as the Project. Due to the substantial similarities to Option C, Alternative 3 would achieve many of the same objectives as the Project. However, Alternative 3’s ability to complement and add definition to the Century City skyline would be minimized by the building heights. This Alternative would also introduce fewer residential uses and job opportunities at the Site. Thus, Alternative 3 would not maximize density adjacent to existing and planned transit lines to the same extent as the Project. Due to the reduction in density, the revenues to the City and long-term jobs generated by Alternative 3 would be reduced as compared to the Project. Alternative 3 is also rejected because it would increase impacts to the historic Hotel as compared to Option C. According to the Historic Review of Project Alternatives prepared by Architectural Resources Group, Inc., dated May 18, 2011 (and attached as Exhibit VI-1 of the DEIR) the density reduction would result in additional interior modifications to the Hotel which could compromise the historic fabric and require possible reconfiguration of two additional corridors. Although these changes would not jeopardize the Hotel’s eligibility, the interior changes would result in somewhat greater impacts to the historic integrity of the Hotel as compared to Option C. For the foregoing reasons, Alternative 3 is rejected from further consideration by the City. Finding 7e. Alternative 4, which would modify the design of the towers to reduce shading impacts to one sensitive use, is rejected for failure to meet vital Project objectives. Alternative 4 would be developed on the same site as the Project, but with the configuration of the new construction modified to avoid a significant shading impact during the winter solstice on the Constellation Park Project. It should be noted that the owner of the Constellation Park Project has applied to the City to convert the Project to an office use, which would no longer be considered a sensitive receptor for shade/shadow impacts.


While Alternative 4 would retain the Hotel, the additional development surrounding the Rehabilitated Building would be configured in such a manner that the rehabilitated Hotel’s continued eligibility for listing on the California Register or designation as a City Historic-Cultural Monument would be eliminated. Furthermore, Alternative 4 would not complement and add further dimension to the Century City skyline to the extent that Option C would, and Alternative 4 would not provide symmetry to the skyline by emulating the form and plan of the existing Century Plaza Towers designed by Minuro Yamasaki. Alternative 4 would also be less effective at maximizing open space and reducing potential view blockage at the pedestrian level with appropriate massing and smaller ground level footprints. For these reasons, Alternative 4 is rejected from further consideration by the City. Finding 7f. Alternative 5 (referred to in the EIR as the ―Community Input Alternative‖ and as ―Option C‖ throughout these findings) is the preferred development option in that it would meet critical Project objectives while reducing massing impacts on the neighboring Century Woods community. For these reasons, Alternative 5 is adopted as the Project. Alternative 5 would also preserve the With Office and Without Office scenarios in a similar manner as analyzed under Option B in the EIR. Both versions of Alternative 5 would properly retain and rehabilitate the Hotel as a historic resource. Alternative 5 would not threaten the rehabilitated structure’s eligibility for listing on the California Register of Historical Resources or designation as a Historic-Cultural Monument pursuant to the City’s Historic Ordinance. As such, Alternative 5 would rehabilitate the Hotel through adaptive reuse by appropriate treatment of the building’s character-defining features for the hotel to remain eligible as a City Historic-Cultural Monument and for the California Register of Historical Resources following City approval. Additionally, Alternative 5 would maintain the setting and character of the Project Site and surrounding environment in a manner that respects both the Hotel and the larger context of the plan of Century City. Alternative 5 would also maintain an east-west axis through the site in keeping with the relationship established by the Century Plaza Towers. Though already somewhat modified with the construction of the CAA Building in the place of the former ABC Entertainment Center, this axial relationship is an important component of the historic setting of the Hotel. The CAA Building, though non-historic, is centrally positioned in such a way that the original symmetry of the site plan is uninterrupted. Furthermore, the separation distance between the two buildings would be substantially similar to the distance between the two Century Plaza Towers (approximately 60 feet). The similar positioning of the north and south buildings with regard to this shared axis would create a sense of similarity and compatibility that would benefit the visual relationship between these properties. Both versions of Alternative 5 would achieve all of the EIR design related objectives, which focus on converting the Project Site from a single-function, private use to a live/work/play community with a broad mix of uses and pedestrian-friendly amenities at the ground level. This includes the EIR design objectives related to adding dimension to the Century City skyline. Both versions of Alternative 5 would achieve all of the sustainability objectives outlined in the EIR. For the foregoing reasons, Alternative 5 is the preferred option and is adopted as the Project.

VIII – Mitigation Monitoring Plan Pursuant to Public Resources Code section 21081.6, the Advisory Agency hereby adopts the Mitigation Monitoring Plan included in the Final EIR. In the event of any inconsistencies between the mitigation measures as set forth in the EIR, these findings and/or the Mitigation Monitoring Plan, the Mitigation Monitoring Plan shall control.


IX – Notice of Determination A Notice of Determination shall be filed with the County of Los Angeles within five (5) working days of certification of the EIR. The project site, as well as the surrounding area are presently developed with structures and do not provide a natural habitat for either fish or wildlife. In accordance with Section 21081.6 of the Public Resources Code (AB 3180), the Deputy Advisory Agency has assured that the above identified mitigation measures will be implemented by requiring reporting and monitoring as specified in Condition No. 22. The custodian of the documents or other material which constitute the record of proceedings upon which the Advisory Agency’s decision is based are located with the City of Los Angeles, Planning Department, 200 North Spring Street, Room 750, Los Angeles, CA 90012.

CPC-2008-4953- CU-CUB-DA-ZAA-SPP-SPR-PA-MISC P-1 2025 Avenue of the Stars

PUBLIC HEARING AND COMMUNICATIONS Public Hearing A concurrent public hearing for Vesting Tentative Tracts VTT 69943, VTT 69943-A1, VTT-71688 and City Plan Case, CPC-2008-4953-CU-CUB-DA-ZAA-SPP-PA-MISC, including ENV-2008-4950-EIR, was held on this matter on July 18, 2012, in Los Angeles City Hall, 200 N. Spring Street Room 1050. The hearing was attended by approximately 50 individuals, including the applicants and their representatives. Approximately 10 individuals spoke with points in support of Option C identified as the Community Preferred option 5B Without Office Scenario. The public record was kept open for an additional 10 days until July 28, 2012 to allow individuals to digest public testimony, and provide additional written comment as appropriate. The Deputy Advisory Agency approved Vesting Tentative Tract VTT-71688 that is the Community Preferred option 5B Without Office Scenario and did not act on Vesting Tentative Tracts VTT 69943 or VTT 69943-A1. Comments from Subdivision Committee: Georgic Avanesian, Bureau of Engineering: The Bureau of Engineering considered a request from the applicant and recommend approval of 2-foot variable width public sidewalk easement to be provided at grade along Constellation Boulevard adjoining the portion of the subdivision in place of a dedication.

Communications Received:

The Century City Chamber of Commerce provided strong support of Option C, Without

Office Scenario. The project goes beyond preserving the hotel but also strengthens the

surrounding economic vitality of the area. Pedestrian activity will be increased with

improved connectivity. The representatives worked with the community over a period of

time to create a project that is needed and welcomed to the area.

Summary of Public Testimony: Points in Support:

Option C, the Without Office Scenario, is the preferred project because it should have

fewer impacts on the surrounding area.

The project will preserve and rehabilitate the hotel.

The project will generate many jobs in the construction field, for the on-going operation

of the hotel and create many new job opportunities

Tax revenues for the city in difficult economic times

The project will revitalize the street-scape.

The increase in the number residents will strengthen retail services in the area.

The project will provide beautiful landscaping and a public plaza

Economic benefit to community

Village breaks up large blocks into more walkable blocks

Community outreach

Architecture

True community gathering place

New shopping opportunities


Walking opportunities

Points in Opposition:

None received

Council District 5: The representative from Council District 5 provided strong supporting testimony for Option C - Without Office option of the project. The applicant worked with the community to develop the proposed design that locates the towers closer together. Upwards of 5,000 construction jobs and 1,000 permanent jobs could be created with the completion of the project. This will then strengthen the economic vitality of the region and City. The project rehabilitates a building of historic significance.

General comments The hearing officer closed the public hearing and held the record open for an additional ten days to provide an opportunity for individuals to consider public comments send in comments.

department of city planning - city of los angeles

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