REVISED RECOMMENDATION REPORT

Transcription

1 DEPARTMENT OF CITY PLANNING REVISED RECOMMENDATION REPORT City Planning Commission Case No.: CPC DB-SPR Date: September 26, 2013, Continued from August 8, 2013 Time: After 8:30 AM* Place: Van Nuys City Hall Council Chamber, 2 nd Floor Sylvan Street Van Nuys, CA Public Hearing: May 29, 2013 Appeal Status: Pursuant to LAMC Section A,25(g)(3), the off-menu affordable housing incentives are not further appealable by any party; pursuant to Section E, Site Plan Review is appealable to City Council Expiration Date: September 26, 2013 CEQA No.: ENV MND Incidental Cases: N/A Related Cases: N/A Council No.: 11 Mike Bonin Plan Area: Westchester Playa Southeast Los Angeles Specific Plan: Los Angeles Coastal Transportation Corridor Certified NC: Westchester Playa del Rey GPLU: General Commercial Zone: C2-1VL & R1-1 Applicant: Representative: 7407 La Tijera Nord, LLC Jonathan Lonner Burns & Bouchard, Inc. PROJECT LOCATION: PROPOSED PROJECT: 7407 S. La Tijera Boulevard ( S. La Tijera Boulevard & 5630 W. 74 th Street) The construction, use and maintenance of a new five-story, mixed-use building, containing 140 residential units, 2,600 square feet of ground floor retail space, 241 parking spaces (including 227 residential spaces and 14 retail spaces), and located on a 51,990 square-foot lot in the C2-1VL and R1-1 Zone. Under the Density Bonus provision of the Municipal Code, the applicant will utilize an 18% Density Bonus to construct 140 units in lieu of 118 units otherwise permitted in the C2-1VL Zone and Parking Option 1 to allow a reduction in required residential parking. Of the 140 units, 127 units will be market rate and 13 units will be restricted to Very-Low Income Households. The project includes one on-menu incentive and two off-menu modifications/waivers of a development standard. The project will provide 18,104 square-feet of open space, composed of a courtyard, a rear yard, amenities (gym and recreation room), and private balconies. Proposed parking will be located on-site, within a three-level, subterranean parking structure. Also related to the project are modification requests of required public street improvements and two proposed off-site traffic improvements. The public street improvement changes will reduce required sidewalk improvements along La Tijera Boulevard to allow for the provision of a 2-foot wide landscape buffer along the perimeter of the building. Along 74 th Street, the change will allow for the required 5-foot wide landscaped parkway to be divided providing a 3- foot wide landscaped parkway, with the remaining 2 feet located along the perimeter of the proposed building. The off-site traffic improvements include: 1) the installation of left-turn signalization for the southwest bound direction on La Tijera Boulevard at 74th Street and 2) the re-signalization of an existing traffic signal to install split phasing operations on 74th Street at La Tijera Boulevard. REQUESTED 1. Pursuant to Los Angeles Municipal Code Section (LAMC) A,25(d)(1), a Density

2 Case No. CPC DB-SPR Page 2 ACTION: Bonus to permit a 140-unit rental housing development, with 13 units (or 11%) restricted to Very Low Income Households and 127 market-rate units, with Parking Option 1 to allow 227 on-site residential parking spaces in lieu of the minimum number required per Municipal Code Section A,4. a) Pursuant to LAMC Section A,25(f)(4), an on-menu incentive to permit an increase in Floor Area Ratio not to exceed 3:1 in lieu of the otherwise allowable maximum of 1.5:1. b) Pursuant to LAMC Section A,25(g)(3), an off-menu incentive to permit a maximum height of 35 feet in lieu of 25 feet permitted under transitional height requirements for lots located between 0 and 49 feet from the R1 Zone; c) Pursuant to LAMC Section A,25(g)(3), an off-menu incentive to permit a maximum height of 55 feet for in lieu of 33 feet permitted under transitional height requirements for lots located between 50 and 99 feet from an R1 Zone; d) Pursuant to LAMC Section A,25(g)(3), an off-menu incentive to permit an overall maximum height of 56 feet in lieu of the 45 feet otherwise permitted in the C2-1VL Zone; 2. Pursuant to LAMC Section E, Site Plan Review for a project creating more than 50 residential dwelling units, and 3. Pursuant to Section (c)(3) of the California Public resources Code, adoption of the Mitigated Negative Declaration (MND) for the above referenced project. RECOMMENDED ACTIONS: 1. Approve Pursuant to Los Angeles Municipal Code Section (LAMC) A,25(d)(1), a Density Bonus to permit a 140-unit rental housing development, with 13 units (or 11%) restricted to Very Low Income households and 127 market-rate units, with Parking Option 1 to allow 227 on-site residential parking spaces in lieu of the minimum number required per Municipal Code Section A,4. 2. Approve Pursuant to LAMC Section A,25(f)(4), an on-menu incentive to allow a Floor Area Ratio of 3:1 in lieu of the maximum 1.5:1 otherwise permitted in the C2-1VL Zone. 3. Approve Pursuant to LAMC Section A,25(g)(3), an off-menu incentive to permit a maximum height of 35 feet in lieu of 25 feet permitted under transitional height requirements for lots located between 0 and 49 feet from the R1 Zone. 4. Approve Pursuant to LAMC Section A,25(g)(3), an off-menu incentive to permit a maximum height of 55 feet for in lieu of 33 feet permitted under transitional height requirements for lots located between 50 and 99 feet from an R1 Zone. 5. Approve Pursuant to LAMC Section A,25(g)(3), an off-menu incentive to permit an overall maximum height of 56 feet in lieu of the 45 feet otherwise permitted in the C2-1VL Zone. 6. Approve Pursuant to LAMC Section E, Site Plan Review for a project creating more than 50 residential dwelling units. 7. Adopt the attached Findings.

3 Case No. CPC DB-SPR Page 3 8. Adopt the Mitigated Negative Declaration No. ENV MND for the above-referenced project. 9. Advise the applicant that, pursuant to California State Public Resources Code Section , 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. 10. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing. MICHAEL J. LOGRANDE Director of Planning Lisa Webber, AICP, Deputy Director of Planning Daniel Scott, Principal City Planner Jae H. Kim, City Planner Jenna Monterrosa, Hearing Officer Telephone: (213) Telephone: (213) 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, Room 272, City Hall, 200 North Spring Street, Los Angeles, CA (Phone No ). While all written communications are given to the Commission for consideration, the initial packets are sent to 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 these 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)

4 Case No. CPC DB-SPR Page 4 TABLE OF CONTENTS Supplemental Staff Report... SSR-1 Project Analysis... A-1 Project Summary Background Issues Urban Design Studio Professional Volunteer Program (PVP) Citywide Design Guidelines and Walkability Checklist Conclusion Conditions of Approval... C-1 Findings... F-1 General Plan/Charter Findings Density Bonus Compliance Findings Site Plan Review Findings Environmental Findings Public Hearing and Communications... P-1 Exhibits: 1 Vicinity Map and Radius Map 2 Environmental Clearance 3 Conceptual Plans: site plans, elevations, renderings, and landscape plans 4 Site and Area Photos 5 Documentation Supporting the Need for the Requested Off Menu Modifications of Development Standards 6 Department of Transportation Approval Letter 7 California Department of Transportation (Caltrans) response to Mitigated Negative Declaration 8 Traffic Consultant s Response to Caltrans Letter

5 Case No. CPC DB-SPR SSR-1 SUPPLEMENTAL STAFF REPORT Case No. CPC DB-SPR is a continued item from the City Planning Commission meeting held on August 8, At this meeting, the Commission considered a Density Bonus and Site Plan review request for a new five-story, mixed-use building, containing 140 residential units and 2,600 square feet of ground floor retail space. During the meeting, questions were raised regarding various aspects of the project including, proposed subterranean residential units and parking. As a result, staff was directed by the Commission to meet with the applicant to address these issues prior to returning to the City Planning Commission. Staff was instructed to return to Commission on October 10, 2013; however, at its meeting on August 29, 2013, the Commission voted to rehear the case on September 26, 2013 in the Van Nuys City Hall Council Chamber. The following is a description of the concerns raised by the Commission as well as how they have been addressed by the applicant and planning staff. ISSUES RAISED BY THE COMMISSION Subterranean Units Commission members expressed reservations regarding the legality and livability of proposed subterranean residential units located one level below grade. In addition to commercial and residential parking, the upper garage level will contain 15 residential units. These units will be located along the north and east perimeters of the building that front La Tijera Boulevard and 74 th Street and will include the provision of light wells to allow for light and pedestrian egress from the units. At this time, the applicant has not requested relief from any code requirements beyond what has been included on the project s hearing notice. All project plans, including the construction of proposed subterranean units, will be subject to all requirements of the applicable Building and Fire Codes. As such, the proposed subterranean units have remained in the project plans. Can the building be lifted off the ground by five feet? The Commission questioned if the entire building could be lifted by five feet in order to increase the amount of light that would enter the proposed subterranean units. The project alternative would not change the overall height of the building, as the proposed subterranean units have required that the building s height be measured from the floor of the proposed light wells. For the purposes of the project description and the requested off-menu incentives as they relate to height, the lifting of the building by five feet would not require re-notification as the overall height would remain the same. Any proposed height changes from the grade level may, however, create new impacts to the adjacent single family neighborhood that have not been analyzed by CEQA. The general consensus from the neighboring community members and Council District 11 is that the building should not be increased in height. As it was originally proposed, the community has had reservations regarding the height of the building, with the concern being that the building does not match the scale of the adjoining single-family neighborhood. Furthermore, the applicant has explained that raising the subterranean units by five feet would impact the ability of the building to provide ground floor commercial space. As such, the height of the building has remained the same.

6 Case No. CPC DB-SPR SSR-2 The project is over parked. Could the new building be parked at Code and still be supported by the surrounding neighborhood and City Council Office? The Commission was concerned that the project will provide 71 residential parking spaces in excess of the requirements of the Density Bonus Ordinance. The general apprehension is that over parking the project will promote automobile use, discourage the use of public transit, and increase the cost of development. The applicant was asked by members of the Commission to consider reducing the amount of on-site parking before returning to Commission. The applicant has responded that the provision of parking beyond the Density Bonus requirements was agreed upon in response to concerns from community members that potential inhabitants of the new development would park on the streets of the adjacent neighborhood. At this time, the Certified Neighborhood Council and Council District 11 do not support the reduction of any proposed parking. The general opinion is that, given the project s location within an area that has limited public transit options, residents in the vicinity of the project are heavily dependent on the use of private automobiles. A reduction of on-site parking would threaten the preservation of the adjoining neighborhood s quality of life as well as impact the stability of the established neighborhood. As such, the proposed parking has remained the same. CLARIFICATIONS TO THE PROJECT DESCRIPTION The following public street improvements and off-site traffic improvements were mentioned and briefly discussed at the August 8 th City Planning Commission hearing; however, due to the fact that they were not a part of the Density Bonus or Site Plan Review request, no formal action was taken at that time. Since the hearing, Council District 11, in consultation with the City Attorney s Office, has instructed the Department of City Planning to clarify the project description to incorporate these measures and improvements that have been previously discussed at community meetings so as to guarantee that they are a part of the final project approval. The improvements will provide additional privacy for proposed residents, improve the pedestrian right-of-way, and alleviate additional traffic created by the project at the intersection of La Tijera Boulevard and 74 th Street. The project description has been hereby revised to incorporate the off-site improvements for the Commission s consideration. The improvements are not otherwise conditioned in the recommendation report. Public Street Improvements La Tijera Boulevard: The Bureau of Engineering has recommended that an existing 10-foot wide sidewalk be removed and reconstructed to a new 12-foot width. The revision will allow for a 10-foot wide sidewalk to remain with the addition of a 2-foot wide landscape buffer located along the perimeter of the proposed building. 74th Street: The Bureau of Engineering has recommended that a 5-foot wide sidewalk be constructed within a 10-foot wide landscaped parkway, thereby creating 5 feet of landscaping and 5 feet of sidewalk. The revision will allow for the 5-foot wide landscaped parkway to be divided providing a 3-foot wide landscaped parkway, with the remaining 2 feet located along the perimeter of the proposed building. This will allow for the 2-foot wide landscape buffer to continue from La Tijera Boulevard on to 74 th Street. Off-Site Traffic Improvements La Tijera Boulevard Left Turn Signal: The project will include the installation of a left-turn signal for the southwest bound direction of La Tijera Boulevard at 74 th Street. A left-turn pocket presently exists at the intersection; however, the lack of a dedicated left-turn signal

7 Case No. CPC DB-SPR SSR-3 requires vehicles to yield to opposing traffic and causes traffic slowing and a back-up at the intersection. This proposed upgrade will be subject to approval by the Los Angeles Department of Transportation (LADOT). 74 th Street Re-signalization: The project will include the re-signalization of existing traffic signals to install split phasing operations on 74 th Street in both directions facing La Tijera Boulevard. The modification will impact traffic traveling along 74 th Street by signaling each direction with a green light while the opposing direction is stopped at a red light. This proposed upgrade will be subject to the approval by LADOT. ADDITIONAL CONDITION No Left Turn Sign The project initially included the installation of a No Left Turn sign posted at the exit of the project, off-site, along 74 th Street. However, in consultation with Council District 11 and the City Attorney s office, the Planning Department has alternatively conditioned the project to install a No Left Turn sign on-site, at the point of exit from the parking garage. The sign will be a feature of the property and will be part of the agreed upon operation standards for proposed residents and businesses. The sign will discourage traffic impacts created by the project on the adjoining neighborhood. By encouraging drivers to turn right, rather than left, the traffic created by vehicles cutting through the neighborhood heading west will be reduced and the quality of life for the neighboring single-family residents will be preserved.

8 Case No. CPC DB-SPR A-1 PROJECT ANALYSIS PROJECT SUMMARY The proposed project involves the construction, use and maintenance of a new five-story, approximately 128,072 square-foot, mixed-use building, containing 140 residential units, 2,600 square feet of ground floor retail space, 241 parking spaces, and located on a 47,540 squarefoot lot in the C2-1VL Zone. The project will include 13 dwelling units restricted to Very Low Income Households and 127 market-rate units. All on-site parking will be located within a threelevel subterranean parking garage, with ingress and egress via a driveway from 74 th Street. Proposed residential units will be located on all levels of the new building, including the proposed upper garage level. On this level, 15 atrium units will be located on the north and east sides of the building. All but one unit will face either La Tijera Boulevard or 74 th Street, with the fifteenth unit facing the proposed pool area. The units on the atrium level contain light wells, serving as outdoor patio space for units, which allows light to enter the residential units. The project will provide 18,104 square feet of open space, composed of a courtyard, a rear yard, amenities (gym and recreation room), and private balconies. The project has requested an increase in allowable density and a reduction in parking, pursuant to the Government Code and LAMC Section A,25(g)(1). Given the size of the site and the project s location in the C2-1VL Zone, the project is permitted by-right to construct a maximum of 118 residential units. The Density Bonus Ordinance, however, grants an increase in the permitted density for projects that provide a minimum number of set-aside affordable units. By restricting 11% of the by-right permitted 118 units for Very Low Income Households, the project qualifies for a density bonus increase of 35%, or 41 additional units. While it qualifies for an increase in 35%, the project has requested a density bonus increase of 18%, totaling a maximum of 140 residential units. In addition to an increase in density, the project will utilize Parking Option One for a reduction in parking requirements. Under the Density Bonus Ordinance, a housing development project that provides a minimum number of restricted affordable units, may request up to three on-menu incentives, as described in LAMC Section A,25(f). On-menu incentive requests may be for yard/setbacks; lot coverage; lot width; floor area; height; open space; density calculation; averaging of floor area ratio, density, parking or open space, and permitting vehicular access. By providing a minimum of 10% of units restricted for Very Low Income Households, the project may request up to (2) two on-menu incentives. In addition, a project may make requests for waivers or modifications of any development standard that is not on the menu, or off-menu incentives. These incentives, however, are not limited in the number of requests and are not required to meet a minimum threshold of restricted affordable units for their application. The requested entitlements for the project include (1) a Density Bonus to a 140-unit rental housing development, with 13 units (or 11%) restricted to Very Low Income Households; (2) Parking Option 1 to allow a minimum of 227 residential parking spaces (composed of one onsite space per each unit with 0-1 bedroom and two on-site spaces per each unit with 2-3 bedrooms, with 71 additional volunteered spaces) in lieu of code-required parking; (3) One onmenu incentive to permit a maximum Floor Area Ratio 3 to 1, or 139,713 square feet, in lieu of the maximum 1.5 to 1, or 69,586.5 square feet, otherwise permitted in the C2-1VL Zone; (4) An off-menu incentive/ modification of a development standard to permit a maximum height of 35

9 Case No. CPC DB-SPR A-2 feet in lieu of 25 feet permitted under transitional height requirements for lots located between 0 and 49 feet from an R1 Zone; (5) An off-menu incentive to permit a maximum height of 55 feet in lieu of 33 feet permitted for lots located between 50 and 99 feet from an R1 Zone; and (6) An off-menu incentive to permit a maximum height of 56 feet in lieu of the 45 feet otherwise permitted in the C2-1VL Zone. The applicant is also requesting approval of a Site Plan Review for a project creating more than 50 residential dwelling units. BACKGROUND The project site is a level, irregular-shaped parcel of land, comprised of seven adjoining lots, totaling 51,990 square feet, and is zoned C2-1VL and R1-1. The commercial zoned portion of the property totals approximately 47,540 square feet after dedications. The R1-1 Zoned portion totals approximately 4,450 square feet and serves as a 10-foot buffer of land between the commercial uses along La Tijera Boulevard and the residential uses along Flight Avenue. The property has an approximate 300-foot frontage on La Tijera Boulevard, a Major Highway Class II and an approximate 188-foot frontage on 74 th Street, a Collector Street. The site is currently improved with a one-story, 4,315 square-foot commercial/restaurant that has long since been vacated; a one-story, 785 square-foot hair/nail salon that was vacated as of February, 2012; a one-story, 2,850 square foot liquor store that operates as Stewart s Liquor, and an associated surface parking lot. All existing uses will be removed in conjunction with the project. The site previously contained a gas station on the corner, which closed in 1987 with subsequent removal of underground storage tanks, dispensers, and associated piping. The California Regional Water Quality Control Board released a letter, dated November 17, 2011, that stated the site investigation and corrective actions for the underground storage tanks have been completed. The proposed mixed use building will be located entirely on the C2-1VL zoned portion of the property, designated for General Commercial by the Westchester Playa del Rey Community Plan. The surrounding properties in the general vicinity are a mixture of commercial, singlefamily residential and public facilities. The site is located approximately 600 feet south west from the San Diego (405) Freeway. Low density commercial and public facilities zoned parcels are located immediately adjacent to the freeway and serve as a buffer between further east and westerly laying single family neighborhoods. La Tijera Boulevard is a heavily trafficked thoroughfare the serves as an alternate route connection between the 405 Freeway and the Los Angeles International Airport. 74 th Street intersects La Tijera Boulevard at the project site location, is a Collector Street for the residential neighborhood, and is often used to connect traffic from Sepulveda Boulevard to La Tijera Boulevard. The Los Angeles County Metropolitan Transportation Authority (Metro) Line 102 has a stop on the northwest and southeast corners of 74 th Street and La Tijera Boulevard. Line 102 is a Metro Local line that provides service from the City Bus Center at LAX to Palm / Seville in South Gate. The project site is located within the boundaries of the ZI-2427 Freeway Adjacent Advisory Notice for Sensitive Uses, the Los Angeles Coastal Transportation Corridor Specific Plan, and within the LAX Major Employment Center. Surrounding Properties: The immediate surrounding area is generally characterized by single family residential uses, with a cluster of low density commercial uses located immediately adjacent to the San Diego

10 Case No. CPC DB-SPR A-3 (405) Freeway. These commercial uses serve as a buffer between the freeway off-ramp and the residential uses located along local and collector streets that run perpendicular and parallel to La Tijera Boulevard. Beyond the project site, and on both sides of La Tijera Boulevard, the rear yards of single-family uses abut the Major Highway. This continues south until the intersection of La Tijera and Airport and Boulevard, where a small commercial node is located. On the east side of the 405 Freeway, approaching Centinela Avenue, La Tijera Boulevard is characterized by single- and multi-family residential and commercial uses. The overall density of residential uses is greater on the east side of the 405 Freeway than on the west side, where the project is located. The northerly and westerly adjoining properties are zoned R1-1 and improved with seven, twostory, single-family residential uses that front along Flight Avenue. The southerly adjoining properties across La Tijera Boulevard, are zoned C2-1VL and are improved with a gas station and single-story restaurant and zoned R1-1 and improved with single-family homes that front along Kittyhawk Avenue. The easterly adjoining property, across 74 th Street, is zoned PF-1 and improved with a U.S. Post Office and, across La Tijera Boulevard, is zoned C2-1Vl and improved with a gas station. General Plan: The subject property is within the Westchester Playa del Rey Community Plan, which designates the site for General Commercial land uses with the corresponding Zones of C1.5, C2, C4, CR, RAS3, and RAS4 and for Low Residential land uses with the corresponding zones of RE9, RS, R1, RU, RD6, and RD5. The property s zoning is consistent with its land use designation. The applicant is not seeking to modify the zoning or land use designation of the site. Specific Plans and Overlay Districts The subject property is located within the following specific plan and other specially designated area: Los Angeles Coastal Transportation Corridor (Ordinance No. 168,999): The proposed project is subject to the Specific Plan, as it applies to any construction, addition, conversion, change of use, or use of land on a lot in the C, M, or P Zones, which requires the issuance of a building, grading, or foundation permit, and which results in an increase in the number of trips as determined by the Department of Transportation. Project applicants are to refer to the Department of Transportation, West L.A./Coastal Programs Office. Streets and Circulation: La Tijera Boulevard, adjoining the subject property to the southeast, is a Major Highway - Class II dedicated to a 100-foot width at the project s street frontage and is improved with curb, gutter and sidewalk. 74 th Street, adjoining the subject property to the east, is a Collector Street, dedicated to a 62-foot width at the project s street frontage and is improved with a curb, gutter, and sidewalk.

11 Case No. CPC DB-SPR A-4 ISSUES Density Bonus. The project site allows for 118 by-right residential units based on a net square footage of 47,540 in the C2-1VL Zone. The Density Bonus Ordinance grants an increase in the permitted density for projects that provide a minimum number of set-aside affordable units. Pursuant to LAMC A,25, a graduated, sliding scale of density increases corresponds with the percentage and type of affordable units that is provided. The project will restrict 11% of the by-right, permitted 118 units, or 13 units, for Very Low Income Households, thereby qualifying for a density bonus increase of 35%, or 41 additional units. Rather than maximizing the density, however, the project will increase its permitted density by 18%, or 22 units, to provide a total of 140 units. This is 19 units less than what would have been the maximum 157 units permitted when providing 11% of Very Low Income Units. Of the 22 additional units, 13 units will be restricted to Very Low Income Households and 9 will be market rate. On-Menu Incentives. The applicant is seeking one on-menu incentive to accommodate the proposed development of 140 residential units. The incentive is permitted because the project will restrict more than 10% of the units for Very Low Income Households (11% of the units will be restricted), and is needed to develop the property with the requested density. Floor Area Ratio (FAR) In order to qualify for an increase in FAR, the project must qualify for a 35% density bonus increase and be located within the boundaries of a Major Employment Center. The project qualifies for a 35% increase in density and is located within the boundaries of the Los Angeles International Airport, a Major Employment Center. The applicant seeks to construct the proposed 140 residential and 2,600 square feet of ground floor commercial space at a maximum 3:1 FAR in lieu of 1.5:1 FAR, in the C2-1VL Zone. This request allows for a floor area of 139,713 square feet, rather than the permitted 69,586 square feet. The requested FAR is comparable to the typical FAR of 3:1 for many multiple-family residential developments in residential zones and is necessary in order to allow for the permitted number of residential units and commercial spaces. The proposed floor area for the project will be approximately 128,072 square feet, which would be less than 3:1 FAR. Off-Menu Incentives. The Applicant is seeking two waivers/modifications from development standards that are not listed as on-menu incentives. These modifications are identified as offmenu incentives that are required by the project in order to accommodate the proposed development of 140 residential units. The incentives require approval by the City Planning Commission. Off-menu items shall be approved unless it is found that the incentives are not required in order to provide for the affordable housing costs and is found to have a specific adverse impact upon public health and safety or the physical environment. As stated in the project summary, the new building includes the development of 140 residential units. Fifteen of these units are proposed to be located on the upper garage level and all (with exception to one unit on the south side) will face either La Tijera Boulevard or 74 th Street. These units are identified as atrium units and will contain light wells that allow for light to enter. Given the proposed configuration, with units located below grade having direct access to the sky, the Department of Building and Safety has determined that the height of the building shall be measured from the bottom of the light wells, where the fifteen atrium units are located. As such, the height of the building will measure at least 10 feet higher than what it measures from grade level. In addition, the existence of the R1-1 Zoned portion of the subject property has further impacted the need for transitional height relief, as the R1 Zone is located 10 feet closer than if the project had requested a zone change over the entire property. As a result of this

12 Case No. CPC DB-SPR A-5 measuring, the following off-menu items are needed to develop the property with the proposed density. Transitional Height The project seeks to permit: A maximum height of 35 feet in lieu of 25 feet permitted for the portion of the proposed building located between 0 and 49 feet of the R1 Zone; and A maximum height of 55 feet in lieu of 33 feet permitted for the portion of the proposed building located between 50 to 99 feet of the R1 Zone. If the building was measured at the grade level of the site, the building s height would be 25 feet for the portion of the building located between 0 and 49 feet of the R1 Zone, which meets the transitional height limit. If measured at grade level, the portion of the building located within 50 to 99 feet of the R1 Zone would be 44 feet, which is 11 feet higher than what the transitional height limit permits. Overall Height The project is seeking to permit an overall maximum height of 56 feet (five stories) in lieu of 45 feet, or three-stories permitted in the C2-1VL Zone. As described above, the Los Angeles Department of Building and Safety has determined that the height of the proposed building will be measured from the bottom of the proposed light wells where 15 atrium residential units will be located. If the building was measured at the grade level, the maximum building height will be 45 feet (four stories) high, rather than 56 feet high. The applicant s representative has submitted documentation indicating that the elimination of the off-menu height requests would eliminate 26 residential units, reducing the total residential component to 114 units. According to the representative, the alternative would have been for the developer to fully utilize the permitted 35% density bonus and create a 100% multi-family residential project that contained only one-bedroom units. However, this request would have been processed as a Director s determination and would have not allowed for the extensive input from the community. If approved, the mixed use development will be the tallest building located in the immediate, 500-foot, vicinity of the proposed site. The closest buildings that are comparable in height (three- and four-story) are located on the north and east sides of the 405 Freeway. These multifamily residential buildings range from approximately 1,350 and 1,450 feet away from the project site. They are located in the R3-1 Zone and do not contain a ground floor commercial component. Parking. The proposed project seeks to utilize Parking Option 1 for affordable housing projects as set forth in the Density Bonus Ordinance. Parking Option 1 permits a reduction in required parking at a rate of one on-site space per each unit with 0-1 bedroom and two on-site spaces per each unit with 2-3 bedrooms. Under these requirements, the proposed project requires a minimum of 156 residential parking spaces. Unrestricted street parking is permitted along 74 th Street, with the exception to a few areas that are striped red. Zero street parking is permitted along La Tijera Boulevard. In response to parking concerns from neighboring residents, including the Westchester - Playa del Rey Neighborhood Council, that the new development will encourage residents to park in the

13 Case No. CPC DB-SPR A-6 adjacent neighborhood, the applicant has agreed to provide 71 additional spaces, for a total of 227 on-site residential spaces. The residential parking will be composed of 133 standard, 19 compact, and 72 tandem spaces. If the parking for the proposed residential component of the project were to be calculated per the requirements of the Los Angeles Municipal Code, given the composition of studio, one-, and two-bedroom units, the project would have been required to provide 194 residential parking spaces. As such, the proposed project will provide more than adequate parking to meet its parking requirements. The parking requirement for the commercial component of the project is 1 space per 250 square feet. The project proposes the construction of 2,600 square feet of commercial space, which requires 10 on-site parking spaces. However, in response to concerns that patrons of the new project will park in the adjacent neighborhood, the applicant will provide 4 additional spaces, for a total of 14 on-site commercial spaces. The commercial parking will be composed of 1 ADA accessible, 9 standard, and 4 compact spaces. The project s 14 commercial parking spaces are located on the upper of the three subterranean parking levels, along with 35 of the resident-only spaces, with the remainder of the 227 residentonly spaces located on the mid and lower levels of the structure. Within the upper level parking layout, a roll-up security gate will separate commercial parking from the resident-only parking spaces. Vehicular Ingress/Egress. The existing site contains three curb cuts along La Tijera Boulevard, a designated Major Highway Class II, and three curb cuts along 74 th Street, a Collector Street. The project will eliminate all but one curb cut located on 74 th Street. As such, all vehicular ingress and egress will be via one driveway located on 74 th Street. Given that the project has street frontage on 74 th Street and La Tijera Boulevard, the project is required by LADOT to access the project by 74 th Street because it is a less trafficked street and would result in a smaller impact to traffic circulation. LADOT guidelines state that the basic principle of driveway location is to minimize possible conflicts between users of the parking facility and users of the abutting street system. The public interest requires optimum capacity of streets and highways to carry traffic with minimum potential for traffic accidents. The safety of pedestrians is also considered. This calls for the minimum number of driveways, consistent with street and lot capacity, located on streets with the least traffic volume, when there is a choice. Project plans do not indicate any type of access control at the driveway entrance from 74 th Street, such as control arms activated by card key or ticket dispensers. As such, the driveway capacity will be increased and will result in a smaller impact to traffic than if cars were required to stop at a gate before entering the structure. Off-Site Traffic Improvements An approved traffic study found that the proposed project would result in less than significant impacts at any of the six signalized intersections surrounding the project site. The study examined the impacts on traffic levels in the near term Existing (2012) with project and in the forecast Future (2015) with project. As a result of outreach meetings with the Certified Westchester Playa del Rey Neighborhood Council and concerns from residents of the surrounding neighborhood, however, the applicant has volunteered various off-site improvements to in an effort to improve the circulation at the intersection of 74 th Street and LA Tijera Boulevard. The agreed upon improvements are: Developer shall upgrade the signalization at the intersection of 74 th Street and La Tijera Boulevard, specifically with regard to the left-turn pocket at W/B La Tijera (into

14 Case No. CPC DB-SPR A-7 the Osage neighborhood). Upgrades to include the provision of a left-hand turnsignal from W/B La Tijera to S/B 74 th Street (into the Osage Neighborhood) Developer shall provide for a phased (3-way) intersection at the intersection of 74 th Street and La Tijera Boulevard. Traffic traveling along 74 th Street (in either direction) will have a green light while opposing traffic will be stopped at a red light. Developer shall post No Parking signs along the south side of 74 th Street adjacent to the project. Developer will coordinate with the Westchester Streetscape Association to formulate and design plans for the rehabilitation and improvement of landscaping along La Tijera Boulevard. Developer shall install a No Left Turn sign posted at the exit of the project along 74 th Street. These conditions, however, are for reference only as they are not part of the Density Bonus and Site Plan Review requests being considered by the City Planning Commission at this time and must be approved by the Department of Transportation. URBAN DESIGN STUDIO Prior to application submittal, the applicant s representative, Jonathan Lonner, met with the Urban Design Studio regarding the proposed project. At the meeting, the project was introduced and was discussed relative to the surrounding community and the proposed design. As a result of the meeting, the applicant incorporated urban design guidelines, as they relate to commercial and mixed-use projects, into the design of the project. The applicant submitted an attachment that identified objectives of the guidelines and listed how the project would fulfill such objectives through building orientation, entrances, building façade and form, building materials, and landscaping, etc. In addition, the applicant submitted information regarding how the project would follow established guidelines for Crime Prevention through Environmental Design. Submitted documentation identifies how the project will adhere to the strategies of 1) Natural Surveillance, by establishing common areas with clear sight lines from and between residential and commercial units that establish a strong visual connection between residential and commercial uses and public areas and by designing apartments to overlook common areas to enhance safety and locating public spaces adjacent to areas of high foot traffic; 2) Natural Access Control, by designing common areas to be centrally located and creating major circulation paths that pass through common areas that area well lit; and 3) Territorial Reinforcement, by encouraging a sense of ownership for tenants through the creation of defined private spaces (entries, patios, balconies, and terraces) and the positioning of units that allow occupants to interact and see unit entries, as well as sidewalks and streets, from within the units. PROFESSIONAL VOLUNTEER PROGRAM (PVP) Planning Department staff met with the Professional Volunteer Program on June 11, Present at the meeting were staff and interns of the Urban Design Studio, Department of City Planning staff, and three volunteer architects. At the meeting, the project was introduced by the Urban Design Studio and followed by a PowerPoint presentation that discussed the project site, surrounding area, and proposed project design and functionality. The PVP discussed the proposed open space, landscaping, and common areas, as well as general design and massing of the building. The following is list of issues that were raised and the applicant s representative response:

15 Case No. CPC DB-SPR A-8 Open Space: The concern was that focus was on the proposed internal courtyard and not the 10-foot wide buffer that is located along the western perimeter that abuts single-family residences. It was suggested that more focus be placed in this area and that a possible park be constructed in this area for residents. In response, the applicant s representative stated that, since the R1 Zoned open space area is located adjacent to the single-family residences, the goal is to keep it passive and not activate or encourage active recreational uses. Understanding that the development will intensify and inherently create more noise, the applicant would like to maintain low noise levels in this buffer area. The space will be open to residents of the building; however, this area will be space where quiet recreation is encouraged Landscaping: The concern was that the landscaping located about the footprint of the garage was not feasible. It was suggested that staff be assured that the proposed landscaping will thrive given the proposed layout. The applicant s representative has been reassured by the project s architects that the proposed landscaping along the 10-foot rear buffer will be viable. Common Areas: Specifically, the architects suggested that the location of the pool was a poor choice because it was not centrally located and very close to La Tijera Boulevard. In response, the applicant stated that the pool was located near La Tijera Boulevard in an effort to reduce the noise levels near neighboring single-family residential uses. Landscaping will be provided within the pool area in an effort to buffer traffic noises from La Tijera Boulevard. Signage: The architects asked about plans for signage, as building plans indicated very minimal signage. The applicant s representative clarified that when it comes to proposed signage, the applicant has not looked any further than what appears on renderings. The project is not located in a Community Design Overlay Zone or a Specific Plan that requires a further level of review. Signs are planned to be provided via Municipal Code, as the applicant has not yet leased out any of the commercial spaces. General Design and Massing: The architects all suggested that the building appeared large in scale. Looking at the rendering, it was suggested that the position of the windows be altered so they don t appear to be two-stories in height. Another suggestion was for the applicant s architects to create voids in the building, possibly an open walkway, in an effort to break up the massing of the building. The applicant s representative stated that he would share the suggestion of separating the second and third story windows with the applicant. As far as creating large voids in the building, such as walkways, it would require that the height of the building be raised along La Tijera Boulevard to account for lost residential units that would need to be placed on an additional floor level. The atrium units, located below the ground floor level along La Tijera Boulevard and 74 th Street, will push the building back 10 feet and create a landscape buffer that reduces the massing from the street edge.

16 Case No. CPC DB-SPR A-9 CITYWIDE DESIGN GUIDELINES AND WALKABILITY CHECKLIST The proposed project has been designed with open space, landscaping, outdoor recreation amenities and articulated building elevations. The building is comprised of five stories of residential units, with 2,600 square feet of neighborhood-serving commercial uses and a leasing office located on the ground floor. On-site parking will be located within three subterranean levels. Below is a discussion of the compatibility of the project to the surrounding neighborhood as well as the design of the building and its pertinent features. The project is designed in compliance with the Citywide Design Guidelines for residential and commercial projects and the Walkability Checklist. Citywide Design Guidelines. The Citywide Design Guidelines have been created to carry out the common design objectives that maintain neighborhood form and character while promoting design excellence and creative infill development solutions. The Guidelines are intended as a tool in evaluating project applications along with relevant policies from the General Plan Framework and Community Plans. Incorporating the guidelines into a project s design encourages compatible architecture, attractive multi-family residential districts, pedestrian activity, context-sensitive design, and place-making. The project has been designed in observance of many of the Commercial (pedestrian-oriented / commercial and mixed-use projects) Citywide Design Guidelines goals. The project aligns with the following Citywide Design Guidelines Objectives and incorporates several design principles as discussed below. Objective 1: Consider Neighborhood Context and Linkages in Building and Site Design The project has been designed to create a strong street wall by locating frontages at the required setbacks. Primary entrances for pedestrians are safe, easily accessible, and are located within proximity to the nearby bus transit stop (Metro Local Line 102) located at the northwest and southeast corners of 74th Street and La Tijera Boulevard. The ground floor commercial uses along La Tijera Bouelvard will maintain a high degree of transparency with the use of unobstructed floor-to-ceiling glass, providing a visual connection to the street. Residential uses will have large sized windows that will serve to break up the massing. The entire building will be thoughtfully transitioned from the adjacent R1 Zoned properties by the proposed tiered roof lines and landscape buffer. Objective 2: Employ High Quality Architecture to Define the Character of Commercial Districts The project includes various design elements that provide scale and interest on the building façade including the use of metal canopies and glass storefront systems. The various wall systems and balconies are used in a layered fashion to provide depth to the façade. Each façade is treated differently to reflect the adjacent properties with the western façade incorporating fewer windows and balconies that have an obstructed view neighboring low density housing. Objective 3: Augment the Streetscape Environment with Pedestrian Amenities Along La Tijera Boulevard, a Major Highway, the applicant will provide a comfortable sidewalk and parkway; at least 10 feet in width to accommodate pedestrian flow and activity. The Bureau of Engineering has requested that the 10-foot wide sidewalk be removed and reconstructed as a 12-foot sidewalk. The applicant has responded and requested that they be permitted to provide a 2-foot wide landscaped parkway between

17 Case No. CPC DB-SPR A-10 the subject building s property line and the 10-foot wide sidewalk. This landscaping, in addition to proposed street trees located in the right-of-way will create a buffer on both sides of pedestrians that will add to pedestrian comfort as well as create visual interest to the building. An additional recommendation from Engineering identifies that a 5 0 sidewalk be constructed within a 10 0 landscaped parkway. The applicant has requested that the 5 0 landscaped parkway be divided to provide 3 0 landscaped parkway, with the remaining 2 0 located within a planting area along the perimeter of the proposed building. This request, however, must be approved by the Bureau of Engineering. Objective 5: Include Open Space to Create Opportunities for Public Gathering There are no existing mature trees located on-site. Significant landscaping will be provided in an interior courtyard as well as within the rear yard that lays adjacent to the neighboring single-family residential units that face Flight Avenue. Both areas will total approximately 8,214 square feet of landscaping. The project will also provide a pool area with surrounding landscaping and private balconies and patios will be provided. In addition, the applicant will seek a revocable permit to provide a landscape buffer between the proposed atrium units and the public sidewalk on 74th Street, providing screening and an additional layer of privacy for proposed residents. The interior courtyard will be significantly shaded and designed to be accessible to all residents. The open area will provide a connection between the on-site gym and then pool and community room. Objective 6: Improve the Streetscape by Reducing Visual Clutter The proposed signage for the commercial portion of the project will be uniformly provided on permanent metal awnings that are relatively small in scale. Only one sign will be provided for each tenant space, in an effort to reduce visual clutter. The applicant has designed the project to reduce the visual appearance of utilities. A separate trash area is located within the ground level of the garage and will therefore not be visible to the general public. As conditioned, recycling bins will be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material. The garage will also house the gas meters, mechanical room and electrical room. The buildings transformer will be located along 74th Street, near the entrance to the landscaped area, away from pedestrian visibility. Walkability Checklist: The Walkability Checklist is a tool used to evaluate projects as they related to pedestrian movement, access, comfort, and safety, thereby contributing to the walkability of the City. It provides a list of recommended approaches that projects should employ to improve the pedestrian environment and in the public right-of-way as well as on private property. The Checklist serves as a guide for gauging a project s consistency as it relates with the policies contained in the General Plan Framework. The project has incorporated the following Walkability elements: Sidewalks: The project will provide continuous and straight sidewalks; and Landscaping will be provided to create a buffer between pedestrians and the atrium units. The width of the sidewalk will accommodate pedestrian flow and activity without being wider than necessary.