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Los Angeles Department of City Planning IV.G-1 Wilshire and La Brea Project Draft EIRImpact Sciences, Inc. (906-01) August 2008

IV.G LAND USE

1. INTRODUCTION

This section addresses land use impacts associated with the proposed Wilshire and La Brea Project. In

addition to compatibility with surrounding uses, the consistency of the proposed project with applicable

land use plans, policies, and regulations is also discussed.

2. ENVIRONMENTAL SETTING

a. Existing Land Use

The proposed project is located in theWilshire Community Plan Area of Los Angeles, which consists of a

pattern of low-to-medium density residential uses interspersed with areas of higher-density residential

uses. Long, narrow corridors of commercial activity can be found along major boulevards, including

Wilshire Boulevard. The northern portion of the project site is also located within the Miracle Mile

District, which consists of a mixture of commercial-retail, upscale restaurants, and museums that are a

very popular destination for tourists. The district also consists of single-family and multi-family

residential areas predominately found to the south and east of the project site.

Land uses surrounding the Wilshire and La Brea site generally include commercial-retail and residential

uses. Specifically, surrounding the site are the following:

� North: Existing land uses north of the project site include a Los Angeles Metropolitan TransitAuthority (MTA) Customer Center; the E. ClemWilson Building, an office building withground-floor retail; the Zephyr Club, an office building; a fast food restaurant; and a cardealership.

� South: Existing land uses south of the project site currently include a tire store and other smallretail stores and apartments.

� East:Existing land uses east of the project site currently include residential dwellings and acommercial strip center with various retail shops.

� West:Existing land uses west of the project site include a Bank of America and a commercialstrip center with various retail shops.

b. Relevant Land Use Plans

Development activity on the project site is subject to the land use regulations of the City’s general plan

Framework, adopted in December 1996, the Wilshire Community Plan, and the City of Los Angeles

Zoning Code. The northern portion of the project site is also located within the Miracle Mile Community

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Design Overlay District (CDO). The CDO provides guidance on public and private development projects

in commercially zoned areas along the Miracle Mile. Accordingly, this section will analyze the project’s

compliance with all these plans, including the Miracle Mile CDO.

The project site is also located within the six-county planning area of the Southern California Association

of Governments (SCAG), the Southern California region’s federally designated metropolitan planning

organization, which is responsible for preparing the Regional Comprehensive Plan and Guide (RCPG)

and the Regional Transportation Plan (RTP). In addition, SCAG has also prepared a Growth Vison Report

that contains four principles to promote and maximize regional mobility, livability, prosperity, and

sustainability. The proposed project is included within SCAG’s City of Los Angeles subregion. The

policies contained in each of these plans that pertain to the project are discussed below.

3. REGULATORY FRAMEWORK

a. City of Los Angeles General Plan Framework

Land use and planning within the City of Los Angeles is governed by the City’s general plan. The State of

California mandates that every city and county prepare a general plan. A general plan is a comprehensive

policy document outlining the capacity of future development in a city or county. This policy statement is

divided into 11 elements, 7 of which are currently adopted in the City of Los Angeles, including the

Framework, Transportation, Housing, Noise, Air Quality, Conservation, and Safety Elements, along with

the Land Use Element or Community Plan for each of the City’s 35 community planning areas. The Land

Use Element has the broadest scope of all the general plan elements, as it establishes the pattern of land

use in the City’s communities and sets forth standards and guidelines to regulate development.

The City of Los Angeles General Plan is comprised of the Concept Los Angeles Plan, the Citywide Plan,

35 community plans and various state-mandated elements and optional elements. In the Long-Range

Land Use Diagram for Metro Los Angeles, the project site is located within an area designated as a

regional center. Regional center areas are intended to serve as focal points of regional commerce, identity,

and activity. Land uses that are encouraged by the general plan framework on regional center properties

include

� corporate and professional offices; retail commercial (including malls), offices, personal services,eating and drinking establishments, telecommunication centers, entertainment, major culturalfacilities (libraries, museums, etc.), commercial overnight accommodations, and similar uses;

� mixed-use structures integrating housing with commercial uses;

� multi-family housing (independent of commercial);

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� major transit hub; and

� small parks and other community-oriented activity facilities.

Regional centers are generally high-density places that range from a floor area ratio (FAR) of 5:1 to 6:1

and are characterized by 6- to 20-story (or higher) buildings, as determined in the community plan. Due

to the high amount of activity that takes place in a regional center, it should have easy access to public

transportation, both day and night. In addition, good quality street, area, and pedestrian lighting are

essential to ensure the safety of its patrons.

Wilshire Community Plan

The proposed project lies within theWilshire Community Plan Area. The Wilshire Community Plan Area

is bounded by Melrose Avenue and Rosewood Avenue to the north, 18th Street, Venice Boulevard and

Pico Boulevard to the south, Hoover Street to the east, and the cities of West Hollywood and Beverly

Hills to the west.

The Wilshire Community Plan is the official guide to land use planning and future development within

the Wilshire Community Plan Area and implements the Land Use Element for the City’s general plan.

The Wilshire Community Plan promotes an arrangement of land use, infrastructure, and services

intended to enhance the economic, social, and physical health, safety, welfare and convenience of the

people who live, work, and invest in the community. By serving to guide development, the plan

encourages progress and changes within the community to meet anticipated needs and circumstances,

promotes balanced growth, builds on economic strengths and opportunities, while protecting the

physical, economic, and social investments in the community to the extent reasonable and feasible.

The proposed project is located within area of the Wilshire Community Plan Area that houses a mix of

residential, retail-commercial, and office uses. The northern portion of the project site is located within

the Miracle Mile District, a mile-long commercial corridor fronting Wilshire Boulevard from Sycamore

Avenue to Fairfax Avenue. As indicated in Figure IV.G-1, Wilshire Generalized Land Use Map, a

majority of the site is designated Regional Commercial by the Community Plan, while the southernmost

portion of the site along La Brea Avenue is designated as General Commercial. Both designations

correspond to the site’s C4 and C2 zoning.

b. City of Los Angeles Zoning Ordinance

The Los Angeles Zoning Ordinance is the primary tool for implementing the general plan Land Use

Element. For each defined zone, the ordinance identifies the permitted uses and applicable development

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standards for characteristics of development such as density, height, parking, and landscaping

requirements.

As shown on Figure IV.G-2, Zoning Designations, the project site zoned as [Q] C4-2-CDO along

Wilshire Boulevard, C2-1 along La Brea Avenue, and [Q] C2-1 along Sycamore Avenue. The zone

designation [Q] represents a qualified classification, which places restrictions on property as a result of a

zone change, to ensure compatibility with surrounding property. The CDO designation represents a

community design overlay.

The [Q] C4-2-CDO zone permits a variety of residential, retail, and office uses. Its associated height

district allows a maximum FAR of 6:1. Various provisions of Zoning Code Section 12.16 (C4 Commercial

Zone) allow such specific uses as hotels, restaurants, amusement enterprises, minishopping centers,

offices, auditorium and arenas, parking lots and parking buildings, as well as residential (R4). Accessory

and conditional uses permitted under the C4 zoning designation include pole and dish antennas, solar

equipment, signs, nightclubs, and the sale of alcoholic beverages.

The C2-1 and [Q] C2-1 zones permit a variety of residential, retail , and office uses. Its associated height

district allows a maximum FAR of 1.5:1. Various provisions of Zoning Code Section 12.14

(C2 Commercial Zone) allow such specific uses as hotels, restaurants, amusement enterprises, mini

shopping centers, offices, auditorium and arenas, parking lots and parking buildings, as well as

residential (R4). Accessory and conditional uses permitted under the C2 zoning designation include pole

and dish antennas, solar equipment, signs, nightclubs, and the sale of alcoholic beverages.

The maximum residential density, generally, in the R4 zone is one unit for every 400 square feet of

lot area (1:400 square feet). However, for mixed-use projects with combined residential and commercial

uses that meet certain requirements, such as the proposed project, Los Angeles Municipal Code Section

12.22.A.18(a) allows R5 uses and densities, which includes the higher density of one unit for every

200 square feet of lot area (1:200 square feet), with no yard requirements.

c. Miracle Mile Community Design Overlay District

As illustrated in Figure IV.G-3, Miracle Mile Community Overlay Design Boundaries, the Miracle Mile

District is a 1-mile stretch of Wilshire Boulevard that is located between Sycamore Avenue to the east and

Fairfax Avenue to the west. In the 1920s, the Miracle Mile was considered an affluent shopping area

providing good economic growth to the Wilshire area. The Miracle Mile was developed to accommodate

large amounts of pedestrian traffic by making the 1-mile stretch of road wide and easily accessible.

Wishire Community Plan Land Use MapFIGURE IV.G-1

906-01•04/07

SOURCE: Impact Sciences, Inc. – April 2007

NOT TO SCALEn

ProjectSite

Zoning Designations

SOURCE: LA City Planning - 2006

906-001•04/07

FIGURE IV.G-2

APPROXIMATE SCALE IN FEET

150 75 0 150

n

Legend:

ProjectSite

Miracle Mile Community Overlay Design Boundaries

SOURCE: LA City Planning Department - January 2005

906-001•04/07

FIGURE IV.G-3

NOT TO SCALEn

ProjectSite

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As of late, the Miracle Mile has gradually transformed to a mixed-use area characterized by high-rise

office buildings, large-scale commercial development, neighborhood-serving retail, entertainment

establishments, and a great number of museums. The Miracle Mile Community Overlay works within the

Wilshire Community Plan to specifically create guidelines that enhance the identity of the 1-mile district.

The guidelines set forth in the Miracle Mile CDO help establish goals that

� promote developments that preserve and enhance the physical appearance of the 1-mile corridor,

� help encourage developments to enhance pedestrian safety and comfort in retail areas,

� insure a high quality of design in development, and

� help preserve architecturally sensitive and significant buildings along the corridor.

The Miracle Mile CDO also includes five specific building design principles for new developments to

help coincide with the structures that already exist along the Miracle Mile.

These guidelines have helped promote and enhance the quality of the district. The Wilshire and La Brea

Project will adhere to these five guidelines to help establish an appropriate development for the property.

Specifically, these five guidelines state:

� Consistency: Selecting colors, exterior surface materials, landscaping, and sign programs thatmatch the surrounding buildings.

� Activity:Pedestrian safety promoted by building orientation, storefront design, and landscaping.

� Pedestrian Orientation: Can be achieved by storefront orientation, reduction of blank surfaces,building articulation, color, and texture of the proposed building.

� Safety:This can be addressed through site planning considerations like location of parking lots,lights, signage, and landscaping.

� Simplicity:Providing public convenience in ways that identify the nature of business andcommunicating points of ingress and egress for pedestrians and automobiles.

d. Regional Comprehensive Plan and Guide

SCAG’s RCPG was adopted in 1996 as a policy document that sets broad goals for the Southern

California region and identifies strategies for agencies at all levels of government to use in guiding their

decision making. The RCPG is intended to serve the SCAG region as a framework for a 20-year horizon.

It includes input from each of the 13 subregions that make up the Southern California region (which is

comprised of Los Angeles, Orange, San Bernardino, Riverside, Imperial, and Ventura counties). The

project site is within the City of Los Angeles subregion.

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Adopted RCPG policies related to land use are contained primarily in Chapter 2, Growth Management.

The growth management policies in the RCPG encourage local land use actions that could ultimately lead

to the development of an urban form that will minimize development costs, save natural resources and

enhance the quality of life in the region. Specific growth management policies are divided into four main

categories: (1) growth forecasts; (2) improving the regional standard of living; (3) maintaining the

regional quality of life; and (4) providing social, political, and cultural equity.

e. SCAG Regional Transportation Plan

In addition to RCPG, SCAG has prepared the 2004 RTP. The RTP is a federal- and state-mandated 20-year

transportation plan that envisions the future multi-modal transportation system for the region. In

compliance with state and federal requirements, SCAG prepares the Regional Transportation

Improvement Program (RTIP) to implement projects and programs listed in the RTP. Updated every

other year, the RTIP contains a capital listing of all transportation projects proposed for the region over a

six-year period.

f. Compass Growth Vision Report

In an effort to maintain the region’s prosperity, continue to expand its economy, house its residents

affordably, and protect its environmental setting, SCAG embarked on a visioning process by soliciting

input from public and private stakeholders throughout the region. The 2004 Growth Vision Report

represents the outcome of this process. The report contains four principles to promote and maximize

regional mobility, livability, prosperity, and sustainability. Decisions regarding growth, transportation,

land use, and economic development in the region should support and be guided by these principles.

4. ENVIRONMENTAL IMPACTANALYSIS

The evaluation below addresses whether the proposed project would conflict with any applicable

land use plan, policy, or regulation, as identified in Section IV.G.1. Consistency with plans related to

other environmental topics is discussed in the relevant topical section. For example, consistency of the

South Coast Air Quality Management District Air Quality Management Plan is discussed in Section IV.B,

Air Quality, of this draft EIR.

a. Significance Criteria

Generally, land use impacts are determined based on a project’s consistency with applicable plans and

compatibility with surrounding land uses. The Los Angeles CEQA Thresholds Guide states that the

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determination of a project’s significance in terms of land use impacts shall be made on a case-by-case

basis, considering the following factors:

� Whether the proposed project is consistent with adopted land use/density designation in theCommunity Plan, Redevelopment Plan or Specific Plan for the site.

� Whether the proposed project is inconsistent with the General Plan or adopted environmentalgoals or policies contained in other applicable plans.

� The extent of the area impacted, the nature and degree of impacts and the type of land useswithin the area.

� The extent to which existing neighborhoods, communities or land uses would be disrupted,divided or isolated and the duration of the disruptions.

� The number, degree and type of secondary impacts to surrounding land uses that could resultfrom implementation of the proposed project.

b. Project Impacts

First, the project’s consistency with surrounding land uses was considered. The project would have a

significant impact on land use if

� The extent of the area impacted or the nature and degree of impacts are significant and if the project doesnot complement the type of land uses within the area;

� The extent to which existing neighborhoods, communities or land uses would be disrupted, divided orisolated and the duration of the disruptions are significant; or

� The number, degree and type of secondary impacts to surrounding land uses that could result fromimplementation of the proposed project are significant.

As discussed inSection III, General Description of Environmental Setting, as well as in this section, the

project site is currently occupied by a church, a commercial strip center, and paved parking areas. The

paved parking areas are utilized by both church and commercial strip center patrons. The project site is

situated among retail-commercial, office, residential, and parking uses. Since the project site is an

underutilized urban space and the proposed project would include a mixture of residential and

commercial uses, the project would fit well with surrounding land uses. The proposed project would not

add a new land use to the area as the project would provide a mixture of land uses and, thus, would not

result in secondary impacts to surrounding uses or divide the community. Therefore, the project would

complement surrounding land uses and would not divide or disrupt the existing neighborhood. Finally,

there is no potential for significant secondary impacts to surrounding land uses because the project

involves a mix of land uses, including residential and retail-commercial, rather than a single intensive

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use, which would potentially increase demand on surrounding land uses. Therefore, no potential for

significant land use impacts associated with disrupting or affecting the surrounding community would

occur.

In addition to considering the proposed project’s consistency with surrounding land uses, the project’s

consistency with the numerous applicable local plans must also be considered to determine

� Whether the proposed project is consistent with adopted land use/density designation in the CommunityPlan, Redevelopment Plan or Specific Plan for the site, and

� Whether the proposed project is inconsistent with the General Plan or adopted environmental goals orpolicies contained in other applicable plans.

Below is an analysis of the project’s consistency or inconsistency with the City of Los Angeles General

Plan Framework; the City of Los Angeles General Plan, including theWilshire Community Plan; the City

of Los Angeles Zoning Ordinance; the Miracle Mile Community Design Overlay District; and the SCAG

Regional Comprehensive Plan and Guide.

City of Los Angeles General Plan Framework

The proposed project would be consistent with the general plan framework’s land use objectives for the

Regional Center designation. The project would integrate housing with commercial uses and amenities

thereby ensuring complementary and supportive uses within the regional center. The density of the

proposed structure has an FAR of 3.4:1. As discussed above, generally, regional centers will range from

FAR 1.5:1 to 6:1 and are characterized by 6- to 20-story (or higher) buildings as determined in the

community plan. It is thereby within the recommended FAR for regional centers, and the height of the

proposed project, seven stories, is within the range of heights typical for regional centers. In addition,

land uses that are encouraged by the general plan framework on regional center properties include

mixed-use projects such as the Wilshire and La Brea Project. Consequently, the project is consistent with

the general plan framework policies related to the regional center and no significant impacts would

result.

City of Los Angeles General Plan – Wilshire Community Plan

Goals andObjectives

Table IV.G-1 lists goals and objectives from the Wilshire Community Plan along with a discussion of the

consistency of the proposed project with each goal and objective.

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Table IV.G-1Wilshire Community Plan Land Use Goals and Objectives

Residential Goals1 Provide a safe, secure, and high-quality residential

environment for all economic, age, and ethnicsegments of the Wilshire community.

Consistent: See analysis of policies below.

Residential Objectives1-1 Provide for the preservation of existing quality

housing, and for the development of new housing tomeet the diverse economic and physical needs of theexisting residents and expected new residents in theWilshire Community Plan Area to the year 2010.

Consistent: The proposed project will provide562 additional residential units in the WilshireCommunity Plan Area of Los Angeles.

1-2 Reduce vehicular trips and congestion by developingnew housing in close proximity to regional andcommunity commercial centers, subway stations,and existing bus route stops.

Consistent: The proposed project will reduce vehicletrips and congestion by developing new housing inproximity to a regional commercial center and alongan existing transit corridor.

1-3 Preserve and enhance the varied and distinctresidential character and integrity of existingresidential neighborhoods.

Consistent: As discussed in Section IV.A, the “bar”building would be used, together with the units atgrade, to diminish the height of the structure as itfronts Sycamore Avenue, and would provide mass,bulk, and scale that is more consistent with theresidential structures located on the east side of thestreet.

1-4 Provide affordable housing and increasedaccessibility to more population segments, especiallystudents, the handicapped, and senior citizens.

Consistent: The proposed project would providemuch needed housing to single adults, thus relievingpressure on housing demand in other portions of theWilshire Community Plan Area.

Commercial Goals2 Encourage strong and competitive commercial

sectors, which promote economic vitality and servethe needs of the Wilshire community, throughwell-designed, safe and accessible areas, whilepreserving historic and cultural character.


Commercial Objectives2-1 Preserve and strengthen viable commercial

development and provide additional opportunitiesfor new commercial development and serviceswithin existing commercial areas.

Consistent: The proposed project will provideadditional opportunities for new commercialdevelopment and services within an existingcommercial area.

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Commercial Objectives (continued)2-2 Promote distinctive commercial districts and

pedestrian-oriented areas.Consistent: As discussed in Section IV.A, theproject’s 130-foot accent tower at Wilshire Boulevardand La Brea Avenue would reference the steppedmassing, pronounced plinth, and expressive rooftopof the Wilson tower. Elsewhere on the Wilshirefaçade, the black glass of the bank building acrossthe street would be acknowledged in the darkcladding at the structure’s lower levels. At La BreaAvenue and 8th Street, the curving form of theproject’s corner, as well as the retail walls, wouldreflect the sweeping influence of the Firestonebuilding.The project would encourage pedestrian activity atthe ground level by providing planters, buildingrecesses, awnings, and other scale elements. OnSycamore Avenue, a 15-foot-wide linear park and a1,600-square-foot garden at the corner of SycamoreAvenue and 8th Street would be available for use byboth residents of the building and the neighborhood.

2-3 Enhance the visual appearance and appeal ofcommercial districts.

Consistent: Structures on the project site presentlycontain a variety of architectural styles. As discussedin Section IV.A, while modern in its forms andmaterials, the proposed project would be referentialto the Art Deco style of architecture located in thearea, especially with regard to the Wilson Tower.

Recreation and Park Facilities Goals4 Provide adequate recreation and park facilities to

meet the needs of residents in the WilshireCommunity Plan Area.


Recreation and Park Facilities Objectives4-1 Conserve, maintain, and better utilize existing

recreation and park facilities which meet therecreational needs of the community.

Not Applicable: This is a program-oriented policyand does not apply to individual projects. However,the proposed project will provide facilities for theproject residents to meet their recreational needs.

4-2 Provide facilities for specialized recreational needsby utilizing existing public lands such as utilityeasements, Department of Water and Powerproperties, and unused or underutilized rights-of-way.

Not Applicable: This is a program-oriented policyand does not apply to individual projects.

4-3 Ensure the accessibility, security and safety of parksby their users, particularly families with childrenand senior citizens.


4-4 Expand and improve Neighborhood, Community,and Regional Parks, and Recreation Centers andSenior Citizen Centers throughout the WilshireCommunity Plan Area on an accelerated basis, asfunds and land become available.

Not Applicable: This is a program-oriented policyand does not apply to individual projects. However,as discussed in Section IV.J.4, the proposed projectwould pay developer impact fees to meet theanticipated demand on area parks and recreationalfacilities associated with project implementation.

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Open Space5 Provide sufficient open space in balance with

development to serve the recreational,environmental, health and safety needs of theWilshire community, and to protect environmentand aesthetic resources.


Open Space Objectives5-1 Preserve existing open space resources and where

possible develop new open space.Not Applicable: The project site does not presentlyprovide open space nor is it located near existingopen space resources.

Schools Goals6 Facilitate the provision of public schools and

adequate school facilities to serve everyneighborhood in the Wilshire Community Plan Area.


Schools Objectives6-1 Locate schools in areas complimentary to existing

surrounding land uses with buffering, convenient tolocal neighborhoods, and with access to recreationalopportunities.


6-2 Continue to work constructively with the LAUSD topromote the siting and construction of adequatepublic school facilities phased with anticipatedpopulation growth in the Wilshire Community PlanArea.


6-3 Maximize the use of public schools for neighborhooduse, and of local open space and parks for publicschool use.

Not Applicable: This is a program-oriented policyand does not apply to individual projects.However,as discussed in Section IV.J.1, the proposed projectwould pay developer impact fees to meet theanticipated demand on area schools associated withproject implementation.

6-4 Encourage the provision of charter schools,especially in the Wilshire Center area, as an effectivemethod of delivering quality public educationfacilities at the neighborhood level.


Libraries Goal7 Ensure that adequate library facilities are provided

for the Wilshire community.Consistent: See analysis of the policy below.

Libraries Objectives7-1 Encourage the City’s Library Department to

continue to provide adequate library service to theWilshire Community Plan Area.


Police Protection Goals8 Continue to provide the Wilshire community with

adequate police facilities and services to protect itsresidents from criminal activity, reduce the incidenceof crime, and provide other necessary lawenforcement services


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Police Protection Objectives8-1 Provide adequate police facilities, personnel and

protection to correspond with existing and futurepopulation and service demands

Not Applicable: This is a program-oriented policyand does not apply to individual projects. However,as discussed in Section IV.J.1, the proposed projectwould create revenue in the form of sales taxes,property taxes, fees, etc., which would be availableto fund the recurring costs associated with provisionof police protection services.

8-2 Improve the ability of the community and policedepartment to minimize crime and provide adequatesecurity for all residents.

Not Applicable: This is a program-oriented policyand does not apply to individual projects. However,as discussed in Section IV.J.1, the proposed projectwould utilize crime preventing design features assuggested by the Los Angeles Police DepartmentCrime Prevention Unit.

Fire Protection Goals9 Protect the residents of the Wilshire community area

through a comprehensive fire and life safetyprogram.


Fire Protection Objectives9-1 Maintain fire facilities and protective services that

are sufficient for the existing and future populationand land use.

Not Applicable: This is a program-oriented policyand does not apply to individual projects. However,as discussed in Section IV.J.2, the proposed projectwould create revenue in the form of sales taxes,property taxes, fees, etc., which would be availableto fund the recurring costs associated with provisionof fire protection services.

General Plan Amendment

Implementation of the proposed project would require a general plan amendment to change the

designation for the southernmost portion of the project site along La Brea Avenue from General

Commercial to Regional Center Commercial. The amendment is required because the residential portion

of the project requires a minimum residential density of 200 square feet per unit. The current R4 zone

permitted by the existing C4 zone designation over the entire site (after zone change) only allows a

minimum residential density of 400 square feet per unit. However, mixed-use developments located on

properties designated as Regional Center Commercial, as in the case of the proposed project, can utilize

R5 development standards, which require only 200 square feet of minimum lot area for each unit.

Furthermore, the City Planning Department prefers as a general policy that general plan designations

remain consistent over an entire project site whenever possible. Therefore, in order to take advantage of

the residential density allowed under the R5 zone, the southernmost portion of the project site along

La Brea Avenue will require the Regional Center Commercial land use designation. With this

amendment, conflicts between general plan land use designations and zoning requirements would not

occur on the site and would thus result in no significant impacts.

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City of Los Angeles Zoning Ordinance

The City of Los Angeles Zoning Code is a tool to implement the general plan and provides regulations to

preserve public peace, health, and safety. The Zoning Code designates the project site as [Q] C4-2-CDO

along Wilshire Boulevard, C2-1 along La Brea Avenue, and [Q] C2-1 along Sycamore Avenue, all of

which permit commercial and residential uses within this zone. Uses proposed for the Wilshire and

La Brea project, including residential, commercial, and parking uses, are allowed within these zones.

Height District 1 associated with the C2-1 zone along La Brea Avenue and the [Q] C2-1 along Sycamore

allow a maximum FAR of 1.5:1 while Height District 2 associated with the C4-2-CDO along Wilshire

Boulevard allows a maximum FAR of 6:1. As portions of the project exceed the FAR permitted under

Height District 1, implementation of the project will require that the entire site be rezoned as [T][Q]C4-2.

Other approvals necessary to comply with the LAMC include a Vesting Tentative Tract Map, including

the vacation of an alley, a zoning administrator adjustment for 0-foot yards adjacent to an alley to allow

buildings to encroach on the alley prior to recordation of the final map and vacation of the alley, a

building line removal along Wilshire Boulevard, site plan review, and a master conditional use permit for

alcoholic beverages.

Miracle Mile Community Design Overlay District

Development of the project would help implement the goals and design principals contained in the

Miracle Mile Community Design Overlay District. The retail and restaurant components of the project

will provide entrances located along on the street. In addition, the project will provide landscaping along

Sycamore Avenue and planters along Wilshire Boulevard, La Brea Avenue, and 8th Street. Consequently,

the project would be consistent with the goal to encourage development that adds to a pedestrian-

friendly environment.

The design guidelines and standards also identify five design principals. Concerning the principal of

consistency, while modern in its forms and materials, the building is referential to its context, which

features well-known Art Deco buildings including the Wilson Tower (Samsung) located to the north of

the project site across Wilshire Boulevard. The accent tower at the corner of Wilshire Boulevard and

La Brea Avenue would be up to 130 feet above grade and lower than the height of the Wilson building,

which is approximately 196 feet. However, this corner of the building reflects the bulk and massing seen

on the E. Clem Wilson Building. While the proposed building is several stories shorter than the tallest of

the nearby historical resources, including the E. Clem Wilson Building, it effectively draws upon many of

the features from this historical precedents in its scale and massing. The curved element at the corner of

Wilshire Boulevard and 8th Street is a contemporary interpretation of the Streamline Moderne canopy

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style featured at the Firestone Tire and Rubber retail store across 8th Street from this corner of the project

site

Concerning the principal of activity, in an effort to promote pedestrian activity, entrances to the proposed

structure, would be oriented towards Wilshire Boulevard and La Brea Avenue and set back from the

street. In addition, the sidewalks fronting the building would be textured, thus further identifying the

pedestrian zone. Similarly, in order to adhere to the principal of pedestrian orientation, articulation along

the lower level of the proposed structure would avoid blank surfaces and street trees along the sidewalk

would provide shade.

Concerning the principal of safety, loading and parking would be located inside the building, and both of

the driveways would enter and exit along the less traveled streets of Sycamore Avenue and 8th Street.

Locating the loading and parking areas and the driveways in this manner would minimize potential

conflicts between pedestrians and other automobiles. As for the principal of simplicity, signage will be

incorporated into the proposed building and would complement the façade. Signs directing vehicular

and pedestrian traffic would also be included.

The project is, therefore, consistent with the guidelines and would not result in any significant impacts in

regards to consistency with the guidelines.

SCAG Regional Comprehensive Plan and Guide (RCPG)

Table IV.G-2 lists applicable policies from the growth management, regional mobility, air quality, and

open space and conservation chapters of the RCPG along with a determination of the consistency of the

proposed project with each policy.

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Table IV.G-2SCAG Regional Comprehensive Plan and Guide Policies

Growth Management Chapter Policies3.01 The population, housing, and jobs forecasts, which

are adopted by SCAG’s Regional Council and thatreflect local plans and policies shall be used bySCAG in all phases of implementation and review.

Consistent: As indicated in Section IV.I, theproposed project is consistent with population,housing, and employment forecasts for theWilshire Community Plan Area.

3.04 Encourage local jurisdictions’ efforts to achieve abalance between the types of jobs they seek to attractand housing prices.

Not Applicable: This is a program-oriented policyand does not apply to individual projects.However, the proposed project will providehousing in an underutilized urban area of LosAngeles that is in close proximity to majoremployment center. In addition, as indicated inSection IV.I, the amount of housingprovided bythe proposed project is within housing growthprojections for the City of Los Angeles and theWilshire Community Plan Area.

3.05 Encourage patterns of urban development and landuse, which reduce costs on infrastructureconstruction and make better use of existingfacilities.

Consistent: The project site is located inunderutilized urban area of Los Angeles. As aresult, implementation of the proposed projectwould reduce costs on infrastructure constructionand make better use of exiting facilities.

3.08 Encourage subregions to define an economicstrategy to maintain the economic vitality of thesubregion, including the development and use ofmarketing programs, and other economic incentives,which support attainment of subregional goals andpolicies.


Growth Management Chapter Policies (continued)3.09 Support local jurisdiction’s efforts to minimize the

cost of infrastructure and public service delivery,and efforts to seek new sources of funding fordevelopment and the provision of services.

Consistent: The project site is located in anunderutilized urban area of Los Angeles. As aresult, implementation of the proposed projectwould reduce costs on infrastructure constructionand make better use of exiting facilities.

3.10 Support local jurisdiction's actions to minimize redtape and expedite the permitting process to maintaineconomic vitality and competitiveness.


3.11 Support provisions and incentives created by localjurisdictions to attract housing growth in job-richsubregions and job growth in housing-richsubregions.

Consistent: The proposed project will providehousing in an underutilized urban area of LosAngeles. In addition, as indicated in Section IV.I,the amount of housing provided by the proposedproject is within housing growth projections forthe Los Angeles and the Wilshire Community PlanArea.

IV.G Land Use


Growth Management Chapter Policies (continued)3.12 SCAG shall encourage existing or proposed local

jurisdictions’ programs aimed at designing land useswhich encourage the use of transit and thus reducethe need for roadway expansion, reduce the numberof auto trips and vehicle miles traveled, and createopportunities for residents to walk and bike.

Consistent: The proposed project is a mixed-useinfill development project located along a majortransit corridor in an underutilized urban area ofLos Angeles. Several transit lines presently servethe project site. Access to these transitopportunities by future residents and employeesin turn will reduce the number of auto trips andvehicle miles traveled.

3.13 Encourage local jurisdictions’ plans that maximizethe use of existing urbanized areas accessible totransit through infill and redevelopment.

Consistent: The proposed project is a mixed-useinfill development project located along a majortransit corridor in an underutilized urban area ofLos Angeles.

3.14 Support local plans to increase density of futuredevelopment located at strategic points along theregional commuter rail, transit systems, and activitycenters.

Consistent: The project site is located within anarea designated by the Los Angeles FrameworkElement as a regional center. The size, density, andproposed use of the project are consistent with theintent of the Regional Center designation.

3.15 Support local jurisdictions’ strategies to establishmixed-use clusters and other transit-orienteddevelopments around transit stations and alongtransit corridors.


3.16 Encourage developments in and around activitycenters, transportation corridors, underutilizedinfrastructure systems, and areas needing recyclingand redevelopment.


3.17 Support and encourage settlement patterns, whichcontain a range of urban densities.

Consistent: The project site is located within anarea designated by the Los Angeles FrameworkElement as a regional center. The FAR, at 3.4:1, iswithin the typical minimum FAR for a regionalcenter of 5:1, and the height and proposed mixeduse of the project are consistent with the intent ofthe regional center designation.

3.18 Encourage planned development in locations leastlikely to cause environmental impact.

Consistent: The proposed project is located in adeveloped, urban area of Los Angeles. As a result,implementation of the proposed project wouldmake better use of exiting facilities and thusminimize potential environmental impacts.

3.22 SCAG shall discourage development, or encouragethe use of special design requirements, in areas withsteep slopes, high fire, flood, and seismic hazards.

Consistent: The proposed project is not located inan area with steep slopes or exposure to high fireand flood hazards. Like other locations inSouthern California, the project site would besubject to strong ground shaking and other seismichazards common to the region. However, asindicated in Section IV.D, the proposed projectwould designed and constructed in accordancewith the requirements outlined in the latestaddition of the Los Angeles Uniform BuildingCode, which would reduce exposure to potentialseismic hazards.

IV.G Land Use


Growth Management Chapter Policies (continued)3.23 SCAG shall encourage mitigation measures that

reduce noise in certain locations, measures aimed atpreservation of biological and ecological resources,measures that would reduce exposure to seismichazards, minimize earthquake damage, and todevelop emergency response and recovery plans.

Consistent: No biological and/or ecologicalresources are located on the project site. Asindicated in Section IV.H, in accordance with theLos Angeles Municipal Code, all private interiorlivable space will be required to incorporateconstruction techniques to reduce interior noiselevels to 45 dB(A). In addition as indicated inSection IV.D, the proposed project woulddesigned and constructed in accordance with therequirements outlined in the latest addition of theLos Angeles Uniform Building Code, which wouldreduce exposure to potential seismic hazards.Finally, the proposed project would to complywith all applicable Community and City codes andregulations pertaining to emergency response andevacuation plans.

3.24 SCAG shall encourage efforts of local jurisdictions inthe implementation of programs that increase thesupply and quality of housing and provideaffordable housing as evaluated in the RegionalHousing Needs Assessment.

Not Applicable: This is a program-oriented policyand does not apply to individual projects.However, the proposed project would providemuch needed housing to single adults, thusrelieving pressure on housing demand in otherportions of the Wilshire Community Plan Area.

3.25 Encourage the efforts of local jurisdictions,employers and service agencies to provide adequatetraining and retraining of workers, and prepare thelabor force to meet the future challenges of theregional economy.


3.27 SCAG shall support local jurisdictions and otherservice providers in their efforts to developsustainable communities and provide equally to allmembers of society, accessible and effective services,such as public education, housing, health care, socialservices, recreational facilities, law enforcement, andfire protection.

Not Applicable: This is a program-oriented policyand does not apply to individual projects.However, the proposed project would createrevenue in the form of sales taxes, property taxes,fees, etc., which would be available to fund therecurring costs associated with provision ofmunicipal services. In addition, the proposedproject, through payment of development fees,would also generate revenues for capitalimprovements.

Air Quality Chapter Policies5.11 Through the environmental documentation review

process, ensure that plans at all levels of government(regional, air basin, county, subregional and local)consider air quality, land use, transportation andeconomic relationships to ensure consistency andminimize conflicts.


IV.G Land Use


Open Space and Conservation Chapter Policies9.4 Maintain open space for adequate protection of lives

and properties against natural and man-madehazards.

Not Applicable: The project site is located in anarea that is not prone to high fire and floodhazards.

9.6 Minimize public expenditure for infrastructure andfacilities to support urban type uses in areas wherepublic health and safety could not be guaranteed.

Consistent: The proposed project is a mixed-useinfill development project located along a majortransit corridor in an underutilized urban area ofLos Angeles. Existing public health and safetyservices have the capacity to serve the proposedproject.

Water Quality Chapter Policies11.07 Encourage water reclamation throughout the region

where it is cost-effective, feasible, and appropriate toreduce reliance on imported water and wastewaterdischarges. Current administrative impediments toincreased use of wastewater should be addressed.

Not Applicable: This is a program-oriented policyand does not apply to individual projects.However, as indicated in Section IV.L.1, theproposed project would incorporate waterconservation design features to reduce waterservice impacts

2004 Regional Transportation Plan (RTP)

Table IV.G-3 lists applicable goals and policies from the 2004 RTP along with a determination of the

consistency of the proposed project with each goal and policy.

Table IV.G-3SCAG Regional Transportation Plan Goals and Policies

GoalsRTP G1 Maximize mobility and accessibility for all

people and goods in the region.RTP G2 Ensure travel safety and reliability for all people

and goods in the Region.RTP G3 Preserve and ensure a sustainable

transportation systemRTP G4 Maximize the productivity of our transportation

system.

Not Applicable : These core transportation goals aredirected toward regional transportation planning. Itis beyond the scope of individual projects, such asthe proposed project, to address the regionaltransportation issues raised in these policies. To theextent applicable, development of land usesprovided by the proposed project is consistent withthe intent behind these policies. For example, theproposed project would accommodate growth in anarea already designated for urban uses. In addition,mitigation introduced in Section IV.K wouldreduce all project traffic impacts associated withoperation of the proposed project to a less thansignificant level.

RTP G5 Protect the environment, improve air qualityand promote energy efficiency

Consistent: The design of residential land usesproposed by the project will obtain LEEDTM

certification.

IV.G Land Use


Goals (continued)RTP G6 Encourage Land-use and growth patterns that

complement our transportation investmentsConsistent: The proposed project is a mixed-useinfill development project located along a majortransit corridor in an underutilized urban area ofLos Angeles. Several transit lines presently servethe project site. As a result, the proposed projectwill provide future residents and employees theoption to utilizing public transportation.

PoliciesRTP P1 Transportation investments shall be based on

SCAG’s adopted Regional PerformanceIndicators.

RTP P2 Ensuring safety, adequate maintenance, andefficiency of operations on the existing multi-modal transportation system will be RTPpriorities and will be balanced against the needfor system expansion investments.

RTP P3 RTP land use and growth strategies that differfrom currently expected trends will require acollaborative implementation program thatidentifies required actions and policies by allaffected agencies and sub-regions.

Not Applicable : These are a program-orientedpolicies and do not apply to individual projects.

SCAG Growth Visioning

Table IV.G-4 lists applicable principles from the 2004 SCAG Growth Visioning process along with a

determination of the consistency of the proposed project with each principal.

Table IV.G-4SCAG Growth Visioning Principals

Principle 1 Improve Mobility for All Residents.GV P1.1 Encourage transportation investments and land

use decisions that are mutually supportive.GV P1.3 Encourage transit-oriented development.GV P1.4 Promote a variety of travel choices.

Consistent: The proposed project is a mixed-useinfill development project located along a majortransit corridor in an underutilized urban areaof Los Angeles. Several transit lines presentlyserve the project site. As a result, the proposedproject will provide future resident andemployees with the option to utilizing publictransportation.

GV P1.2 Locate new housing near existing jobs and newjobs near existing housing.

Consistent: The proposed project will providehousing and jobs near the existing Miracle Mileshopping and business

IV.G Land Use


Principle 2 Foster Livability in all CommunitiesGV P2.1 Promote infill development and

redevelopment to revitalize existingcommunities.

Consistent: The proposed project is a mixed-useinfill development located along a majortransportation corridor in an urbanized area ofLos Angeles. Existing retail-commercial, office,residential, and parking uses surround theproject site. As a result, proposed uses wouldcomplement existing development.

GV P2.2 Promote developments, which provide a mixof uses.

Consistent: The proposed project contains bothresidential and retail-commercial components.

Principle 2 Foster Livability in all Communities (continued)GV P2.3 Promote people-scaled, walkable

communities.Consistent: Landscaping improvementsproposed by the project, such as street trees andshrubs, would enhance pedestrian movementalongWilshire Boulevard and La Brea Avenue,thus creating a “people-scaled,” pedestrian-friendly community.

GV P2.4 Support the preservation of stable, single-family neighborhoods.

Consistent: As discussed in Section IV.A the“bar” building would be used, together with theunits at grade, to diminish the height of thestructure as it fronts Sycamore Avenue, andwould provide mass, bulk, and scale that is moreconsistent with the residential structures locatedon the east side of the street.

Principle 3 Enable Prosperity for all PeopleGV P3.1 Provide, in each community, a variety of

housing types to meet the housing needs of allincome levels housing types to meet thehousing needs of all income levels.

Consistent: The project would add to thediversity of residential housing types in the Cityby providing apartments and townhouse units ina transit-oriented, mixed-use project.

GV P3.2 Support educational opportunities thatpromote balanced growth.

GV P3.3 Ensure environmental justice regardless ofrace, ethnicity or income class.

GV P3.4 Support local and state fiscal policies thatencourage balanced growth.

CV P3.5 Encourage civic engagement.

Not Applicable: These are a program-orientedpolicies and do not apply to individual projects.

Principle 4 Promote sustainability for future generationsGV P4.1 Preserve rural, agricultural, recreational, and

environmentally sensitive areas.Not Applicable: The proposed project is amixed-use infill development located along amajor transit corridor in an urbanized area ofLos Angeles. The project site is not located in arural, agricultural, recreational, orenvironmentally sensitive area.

GV P4.2 Focus development in urban centers andexisting cities.

Consistent: The proposed project is a mixed-useinfill development located along a major transitcorridor in an urbanized area of Los Angeles.

IV.G Land Use


Principle 4 Promote sustainability for future generations (continued)GV P4.3 Develop strategies to accommodate growth

that uses resources efficiently, eliminatepollution and significantly reduce waste.

Consistent: The proposed project is a mixed-useinfill development project located along a majortransit corridor in an urbanized area ofLos Angeles. Several transit lines presently servethe project site. As a result, the proposed projecthas the potential to reduce automobile emissionsas future residents and employees will have theopportunity to utilize alternative modes oftransportation.

GV P4.4 Utilize “green” development techniques. Consistent: The design of land uses proposed bythe proposed project will meet the City’s greenbuilding ordinance.

City of Los Angeles Walkability Checklist

In August 2007, the Citywide Planning Commission approved and adopted the Walkability Checklist as a

tool used during the approval process for projects in the City. The purpose of the checklist is “to make

developments more ‘walkable,’ that is, to enhance pedestrian activity, access, comfort and safety”. The

Checklist also encourages development to “protect neighborhood character and pursue high quality

urban form.”

Not every component or objective of the Walkability Checklist is applicable to every proposed

development. Most often, the concept of “walkability” is applied to neighborhoods rather than individual

projects. According to the International Physical Activity and the Environment Network (IPEN),

walkable neighborhoods are those where one can walk or bike directly to multiple destinations.1 Hence,

two important factors in the “walkability index” established by IPEN for the purpose of evaluating the

walkability of neighborhoods are street connectivity and mixed land uses: schools, homes, offices and

shops are all within easy reach of each other. For purposes of CEQA review, it is, therefore, necessary to

evaluate the walkability of an individual project within the context of its environmental setting. If the

existing neighborhood is not walkable, a single project cannot be expected to transform the neighborhood

into a walkable neighborhood. Furthermore, those aspects of the City’s Walkability Checklist that apply

to neighborhoods are not applicable to an individual project.

Walkability within the existing neighborhood is of mixed quality. To the south and east of the proposed

project are low-density residential neighborhoods with well-maintained houses and street sections that

generally include on-street parking, tree lawns, and sidewalks, creating a comfortable pedestrian

environment. Wilshire Boulevard does not offer many features of pedestrian interest to the east of the

1 IPEN, “Methods Background,” http://www.ipenproject.org/methbackgroundwalkability.htm

IV.G Land Use


site, where a disparate mix of uses creates an uneven environment. Wilshire Boulevard to the west of the

site, however, offers a great deal more interest in terms of eating and drinking establishments, a variety of

retail opportunities, and an assortment of street furnishing and amenities. The situation is similar on

La Brea Avenue. South of Wilshire Boulevard and the project site, La Brea Avenue contains a spotty mix

of retail and office uses, as well as parking lots, with a sidewalk that offers few pedestrian amenities on

either side. Moving northward from the project site, however, offers more opportunity, with a number of

restaurants as well as a collection of design-oriented retail stores that add interest to the pedestrian realm.

As shown in Table IV.G-5, Comparison of Walkability Checklist to Proposed Project Characteristics,

the proposed project would be generally consistent with the guidelines of the checklist.

Table IV.G-5Comparison of Walkability Checklist to Proposed Project Characteristics

Guidelines Consistency of the Proposed ProjectBuilding Orientation

The primary entrance for pedestrians should beat grade level from the public way and be easilyaccessible from transit stops, with as direct apath as possible to the transit stop. Retailestablishments should maintain at least oneentrance from the public way with doorsunlocked during regular business hours.

Consistent: The proposed project would be accessible topedestrians via grade-level entrances along WilshireBoulevard and La Brea Avenue. The project site is adjacent toMetro and LADOT bus routes. Retail establishments wouldmaintain at least one entrance from the public way with doorsunlocked during regular business hours.

For residential entrances to individual units onall streets, and especially on commercial streets, atransition from the street/sidewalk to the frontdoor shall be created, such as grade separation,landscaping, and/or porches without negativelyaffecting the street wall.

Consistent: No residential entrances to individual units arelocated on commercial streets. These entrances would belocated off of the sidewalk towards the interior of the projectsite, with entryways and landscaping distinguishing privatefrom public space.

The main pedestrian entrance should beconfigured to be fully accessible per the ADA,such that an auxiliary approach for persons withmobility limitations (such as a ramp next to themain path to the primary entry) would not benecessary. For example, when the main finishelevation of the building is at an elevation aboveor below the finish elevation of the sidewalk,then the path into the building entry is a straightline perpendicular to a straight street (or radiallyto a curved street) that is accessible to personswith disabilities.

Consistent: The proposed project’s entrances would be fullyaccessible per the ADA.

IV.G Land Use


Building Orientation (continued)

Especially on long blocks, passageways or paseosshould be incorporated into mid-blockdevelopments which facilitate pedestrianmovement through the depth of the block to thefront of the next parallel block, such thatpedestrians need not walk the circumference of ablock in order to access the middle of the nextparallel block or alley or parking behind theblock.

Generally Consistent: On-site retail parking is mostly on theground floor of the building. Convenient, enhancedpassageways from the parking garage to the mid-point of theretail stretch along La Brea Avenue have been incorporated inthe project. In addition, there is no mid-block crosswalk thataccesses the middle of the next parallel block (to the westacross La Brea Avenue). Pedestrians must go to 8th Street orWilshire Boulevard for crossings with traffic lights.

Where incorporated, mid-block passageways orpaseos should be active, visually interestingspaces, and safe. Activities could include:building entrances; windows; seating; dining;water features; kiosks; vending or displays.Visually interesting features could include:colors; textures; architectural elements; publicart; pedestrian-level lighting.

Not Applicable: The passageways from the parking structureto La Brea Avenue are key to the design of the project. Thelarger passage, near the corner of Wilshire Boulevard and LaBrea Avenue, enters into a plaza area that will be articulatedwith enhanced paving, a water element, and raised planters.The plaza will be surrounded by retail storefronts.

Building Frontage

The façade should include a variety of featuressuch as: a combination of different textures,colors and materials; distinctive architecturalfeatures; display windows; signage; setbacks anddifferentiated massing; rooflines; shade andshadow textures.

Consistent. The skin of the building would be composedprimarily of exterior plaster. The exterior would also featureaccent materials of composite aluminum siding, decorativeblock or stone cladding, cement fiber board, and perforatedmetal. Balcony railings would include plaster, metal shapes,and glass railing systems.

The façade should create or reinforce an existingfaçade rhythm.

Consistent: The building would be referential to its context,which includes the Art Deco E. Clem Wilson Tower (Samsung)located to the north of the project site across WilshireBoulevard, and the Firestone Tire store at La Brea Avenue and8th Street. The project’s 130-foot accent tower at WilshireBoulevard and La Brea Avenue would reference the steppedmassing, pronounced plinth, and expressive rooftop of theWilson tower. Elsewhere on the Wilshire façade, the blackglass of the bank building across the street would beacknowledged in the dark cladding at the structure’s lowerlevels. At La Brea Avenue and 8th Street, the curving form ofthe project’s corner, as well as the retail walls, would reflectthe sweeping influence of the Firestone building.

Upper floors should be differentiated from theground floor.

Consistent: On the commercial frontages on WilshireBoulevard and La Brea Avenue, the upper residential floorswould have distinctly different architectural treatments thanthe ground-floor retail.

There should be no blank walls. Walls should beinteresting facades by incorporating acombination of elements such as: sculpted,carved or penetrated wall surface; planters;murals; mosaics; public art; awnings; lighting.

Consistent: The proposed project would not include any blankwalls. The ground floor would consist almost entirely of retailstorefront on the Wilshire Boulevard and La Brea Avenuefrontages; the bulk of Sycamore Avenue is fronted withdwelling units with grade level entries. The 8th Street elevationwould have large openings for vehicular ingress and egress,and the remainder would be wraparound retail, or wouldreceive special surface treatment.

IV.G Land Use


Building Frontage (continued)

The building frontage should include overheadarchitectural features, such as awnings, canopies,trellises or cornice treatments.

Consistent: Building frontage on Wilshire Boulevard wouldfeature cornices and retractable awnings. On La Brea Avenue,the upper portion of the building would overhang the base,creating the opportunity for pedestrian-oriented blade signs.

At corners, the building frontage should considerbuilding cutoffs in response to any need toaccommodate pedestrians and to protectpedestrian safety, security and enjoyment.

Consistent: The building would feature cut-backs at thecorners of Wilshire Boulevard and Sycamore Avenue and LaBrea Avenue and 8th Street to create enhanced pedestrianareas. At Wilshire Boulevard and La Brea Avenue, the openspace is pulled slightly off the corner in order to place it in anarea of somewhat less noise and crowding.

Any spaces created by setbacks, building cut-offsand/or breaks in exterior walls should be turnedinto active spaces, such as active plazas orcourtyards (activities could include: dining;seating; water features; kiosks; vending ordisplays). Where appropriate given the characterof the street and a sidewalk that is narrower thandesired, the setback should be increased to createmore space for such active plazas or courtyardsand/or additional pedestrian amenities orlandscaping.

Consistent: On Sycamore Avenue, a 15-foot-wide setbackwould allow for development of a 5,400-square-footlandscaped setback along Sycamore Avenue and a 1,600-square-foot garden at the corner of Sycamore Avenue and 8thStreet for use by both residents of the building and theneighborhood. On Wilshire Boulevard and La Brea Avenue,the building setbacks would allow for some planting areas tobe established adjacent to the building. In addition, along thosetwo streets, landscaped planters would be located curbside ina row which would allow a double layer of landscaping alongmany areas of the sidewalk. An open area near the WilshireBoulevard/La Brea Avenue corner is intended to be anenhanced pedestrian court, with decorative paving, planting,and a water feature, with possible opportunities for outdoordining.

Where there are breaks or openings in theground floor building façade, architecturalfeatures should be applied to create continuityacross the break(s).

Consistent: The ground-floor facades are typically continuousretail storefront. Breaks occurring to allow access for patronsfrom the enclosed parking structure would feature enhancedfinishes and lighting.

The building should be placed at the frontproperty line or at the required setback; that is,the building should not be set back further thanthe required setback in order to be as close aspossible to the front property line and maintain astrong street wall.

Consistent: Zero setbacks are required along WilshireBoulevard and La Brea Avenue. However, in both locations,the building face is set back from the property line (10 ft. atWilshire Boulevard, 4 ft.–7 ft. at La Brea Avenue) in order toprovide an enhanced pedestrian environment, and create theopportunity for potential outdoor seating at some businesses.

Canopy trees (in addition to street trees) shouldbe provided in landscaped areas. For example, arow of trees could be provided on both sides ofthe sidewalk.

Consistent: Street trees would be included in the sidewalkalong Wilshire Boulevard, Sycamore Avenue, and La BreaAvenue, and trees would be included in the planter areasbetween the building and sidewalk to create a pleasantpedestrian experience.

Landscaping should not impede pedestrianmovement or views. For example, avoid tallshrubbery immediately adjacent to the sidewalk.

Consistent: Standard street tree varieties would be used tocreate a canopy which can be walked under. Tall shrubberywould not be provided immediately adjacent to the sidewalk.

Trees should be considered especially wheresuch additional vertical elements reinforce orcontribute to the street wall and a sense ofenclosure.

Consistent: Trees are being considered between the buildingand the sidewalk to contribute to the street wall and provide acomfortable sense of enclosure for pedestrians.

IV.G Land Use


Off-Street Parking and Driveways

Parking should be located at the rear of thebuilding rather than adjoining the adjacent majorstreet.

Generally Consistent: Parking would be providedunderground and at grade level.

Alleys should be used to access the parkingbehind the building. If no alley is available,access should be created from a side street.

Consistent: Parking would be provided beneath the projectsite, as accessed from Sycamore Avenue and 8th Street, awayfrom the main streets of Wilshire Boulevard and La BreaAvenue.

Vehicle access into and from the site should beaccommodated with as few driveways aspossible to the street; and, where available, thesite plan should encourage and accommodate asmuch vehicle access as possible from side streetsand/or alleys.

Consistent: The proposed project includes vehicular accessinto the parking structure from Sycamore Street (near theexisting alley) and from 8th Street.

The width of each driveway should meet and notexceed the standard width identified asnecessary to accommodate vehicles.

Consistent: The proposed project driveway to the parking areawould be 25 to 30 feet wide with a 12 percent ramp down and14-foot vehicle clearance. The driveway would conform to FireDepartment and Department of Building and SafetyStandards.

There should be no parking within the frontsetback of the building, except in an alloweddriveway. Techniques and features, such asheavy landscaping or garden walls, should beused to help mitigate the impact of any parkingin the front setback.

Consistent: No parking is proposed for the front of thebuilding.

All surface parking adjoining the street should bescreened by a durable barrier (i.e., a solid wall,fence, berm, hedge) and landscaping that is tallenough to at least screen car headlights.

Consistent: No surface parking is proposed.

Easily identifiable pedestrian walkways shouldbe provided from the parking to the sidewalkand to the entrance of the building. Techniques,such as landscaped lightwells and surfacetreatments, could be used.

Consistent: Pedestrian access from the parking structure to thestreet is provided through the inclusion of enhancedpassageways, one near the Wilshire Boulevard/La BreaAvenue corner, and another at about the mid-point of La BreaAvenue.

All parking areas and integrated pedestrianwalkways should be illuminated with adequate,uniform and glare-free lighting such that there iseven light distribution and there are no harshshadows.

Consistent: All indoor and outdoor common areas available toresidents and customers would be illuminated with securitylighting directed onto the project site.

Driveways that have been or are to beabandoned should be reconstructed assidewalks.

Consistent: The proposed project would not include anyabandoned driveways as the project would involve demolitionand new construction on the entire project site.

Sub-standard driveways should be reconstructedto meet current ADA requirements.

Consistent: The proposed project would remove any existingdriveways to construct the proposed vehicular driveways onthe project site. Driveways would meet current ADArequirements.

IV.G Land Use


Building Signage and Lighting

The building façade should include pedestrian-scale signage, i.e., at a height and of a size that isvisible to pedestrians, assists in identifying thestructure and use, and facilitates access to theentrance.

Consistent: Pedestrian-scale signage would includeappropriate scaled street numbers, and business and projectname signs close to or at the entrance of each business to assistpedestrians in identifying the structure and entrance.

Pedestrian-level lighting should be provided onbuilding facades and around the site alongpedestrian pathways.

Consistent: All indoor and outdoor common areas available toresidents and customers would be illuminated with securitylighting directed onto the project site.

Sidewalks

The sidewalk should be continuous and straightor relatively straight.

Consistent: Proposed sidewalks around the project site wouldbe continuous and straight.

Especially on long blocks, public alleys and/oreasements should be used to create mid-blockpassageways or paseos which facilitatepedestrian movement from the sidewalk throughthe depth of the block to the front of the nextparallel block such that pedestrian need not walkthe entire circumference of a block in order toaccess the middle of the next parallel block oralley or parking behind the block.

Generally Consistent: While the proposed project covers theentire block, with structured parking interior to the building,passageways are included to provide access for retail usersand residents from the parking area to the Street. One passageis near the corner of Wilshire Boulevard and La Brea Avenue,and the other is at about the mid-block point of La BreaAvenue. Additional access is available at 8th Street.

Where incorporated, mid-block passageways orpaseos should be active, visually interesting, andsafe places, and include features such as:furniture; various colors; various textures;various architectural features; public art;information kiosks; displays; pedestrian-levellighting.

Generally Consistent: The passageways from the interiorparking to the retail areas at the street would feature enhancedfinishes and lighting, as well as signage, furnishings, and, atthe larger open space near Wilshire Boulevard and La BreaAvenue, raised planters and a water element.

The landscape/furniture zone should maximizeshade-producing street trees, includinginterspersing them with existing or proposedpalms.

Consistent: The open space proposed for the proposed projectincludes a number of tree types, including shade trees andpalms. Proposed landscape plants are shown in Figure II-11 ofSection II, Project Description.

Shade trees should be planted as close to oneanother as possible.

Consistent: As shown in Figure II-11, trees are proposed to begrown close together and/or in clusters to provide shading.

The landscape/furniture zone should includefeatures that create a buffer between thesidewalk and the roadway, especially wherevehicular movement is allowed in the curb lane,which separates pedestrians from movingvehicles. Such features include bollards, plantersand parkways.

Consistent: As shown in Figure II-11 , street trees are proposedto be grown between the sidewalk and the road on theWilshire Boulevard and La Brea Avenue frontages.

The landscape/furniture zone should includestreet furniture (i.e., benches, newspaper racks,pedestrian information kiosks, bicycle racks, busshelters).

Consistent: Bus stops currently exist on both WilshireBoulevard and La Brea Avenue. The stop on La Brea would berelocated slightly due to street widening. The new stop wouldinclude improved shelter and furnishings. Additional streetfurniture would be provided along Wilshire Boulevard wherethe sidewalk is wider.

IV.G Land Use


Sidewalks (continued)

The landscape/furniture zone should includepedestrian-level lighting. For example, suchlighting could be provided with bollards that areequipped with a low level light source ormounted (at a height up to 15’) on decorativepoles.

Consistent: All indoor and outdoor common areas available toresidents and consumers would be illuminated with securitylighting directed onto the project site.

Where provided, a parkway should be wideenough to accommodate street trees.

Consistent: Parkway design would vary with the differingconditions around the site. Where feasible, planting would beincluded adjacent to the curb; however, Wilshire Boulevardwill provide daytime on-street parking, and portions of LaBrea and Sycamore also provide on-street parking. Where on-street parking occurs, care would be taken to provide adequatesidewalk adjacent to the curb to facilitate passengers enteringand exiting parked cars.

Where provided, a parkway should becontinuously planted with ground cover, low-growing vegetation and/or other permeablematerials (i.e., gravel, stabilized decomposedgranite).

Consistent: The project seeks to provide the largest plantingareas possible between the curb and the building while stillproviding safe and convenient pedestrian access. All plantedareas will feature continuous greenscape or permeablematerials.

Where there is an on-street parking lane next tothe curb, a parkway that is planted with shrubsshould provide a street-to-sidewalk connectorpath.

Consistent: Parkway design would vary with the differingconditions around the site. Where feasible, planting would beincluded adjacent to the curb; however, Wilshire Boulevardwill provide daytime on-street parking, and portions of LaBrea Avenue and Sycamore Avenue also provide on-streetparking. Where on-street parking occurs, care will be taken toprovide adequate sidewalk adjacent to the curb to facilitatepassengers entering and exiting parked cars.

Where provided, a parkway should be irrigatedin a manner that prevents wet sidewalks.

Consistent: Planting areas in the sidewalk zones would bedesigned to accommodate irrigation that does not overspray ordrain onto the sidewalk.

Where there is an existing transit stop, a pavedboarding area should be provided.

Consistent: The existing bus stop on La Brea Avenue would berelocated slightly and reconstructed due to proposed streetwidening. It and the stop on Wilshire Boulevard would beconstructed to City standards.

Crosswalks/Street Crossing

A pedestrian crossing, when incorporated,should be made as visible as possible to movingvehicles. This could include the followingcrossing features: crosswalk markings thatinclude white markings; signage that clearlyidentifies the crossing; lighting that makes thecrossing visible at night.

Not Applicable: Pedestrian crossings already exist in theneighborhood. The project does not change the existingcrossings nor does it necessitate new pedestrian crossings.

IV.G Land Use


Crosswalks/Street Crossing (continued)

A pedestrian crossing, when incorporated,should make it easy for pedestrians to see theroadway and vehicles when they are crossing thestreet. This could include the following crossingfeatures: curb extensions/bump outs; not locatingon-street parking spaces adjacent to the crossing.


A pedestrian crossing, when incorporated,should provide pedestrian safety and comfortwithin the crossing. This could include thefollowing crossing features: an advance stop barin the roadway to encourage vehicles to stopwell in advance of the crossing; pedestriansignals indicating when to cross; visible andeasily accessible push buttons for pedestrianactuated signals; dual sidewalk ramps that aredirected to each crosswalk.


A pedestrian crossing, when incorporated onwider streets, should create the shortest possiblecrossing distance. This could include thefollowing crossing features: a crossing islandwhen it is determined that the roadway is toowide to cross all at one time; an island between aright-turn lane and a through-lane; curbextension/bump out; and a minimal curb radius.


On-Street Parking

On-street parking should be provided. Not Applicable : The proposed project provides all code-required parking on the project site. Existing street parkingwill remain on Wilshire Boulevard, and be somewhat alteredon La Brea Avenue due to the proposed street widening. Newon-street parking will be provided on Sycamore in conjunctionwith the proposed street widening there. No on-street parkingwill be included on 8th Street.

On-street parking spaces should not be allowedwithin pedestrian street crossings.

Not Applicable: On-street parking will not be located nearexisting pedestrian crossings.

Utilities

Utilities should be placed underground. Consistent: Where required to be underground, utilitiesassociated with the proposed project would be placedunderground.

Utility equipment should be placed in thelandscape/furniture zone of the sidewalk,outside of crosswalk areas, and away from on-street parking spaces.

Consistent: Utility equipment would be underground or invaults, so as not to impede sidewalk or crosswalk areas, or willbe located in the landscape/furniture zone of the sidewalk.

Note: The area containing the sidewalk is often described in terms of three “zones.” The landscape/furniture zone plus curb is the area betweenthe curb face and the front edge of the walkway. The pedestrian zone is the area of the sidewalk corridor that is specifically reserved forpedestrian travel. The frontage zone is the area between the pedestrian zone and the private property line, while not including any privateproperty area. Every location may not have all three zones.Source: City of Los Angeles, Walkability Checklist, dated January 11, 2007.

IV.G Land Use


c. Cumulative Impacts

After site-specific discretionary approvals are obtained for additional density FAR, implementation of the

proposed Wilshire and La Brea Project, on its own, would not result in land use incompatibilities or plan

inconsistencies; thus, no significant project-related land use impacts would occur. Implementation of the

proposed project would further the goals and objectives of these plans, ultimately contributing to a

revitalized, renewed and economically and culturally diverse Wilshire Community Plan Area. Therefore,

the proposed project would not contribute to a cumulatively significant land use impact.

d. Mitigation Measures

The project would not result in any significant environmental impacts upon known land use plans or

surrounding land uses and, therefore, no mitigation measures are required.

e. Adverse Effects

No significant impacts to land use would result from the proposed project; therefore, no adverse effects to

land use in theWilshire Community Plan Area would be anticipated upon project implementation.

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