1400 S. Figueroa Mixed Use

Transcription

Photo Exhibit
Site Address: 1400 South Figueroa Street, Los Angeles, CA 90015
Applicant: DHG Family Trust
5
4
1
7
2
10
6
3
12
8
11
13
9
North
Prepared by Craig Lawson & Co., LLC
Page 1 of 8
March 11, 2014
Photo Exhibit
1. View of project site, southeasterly facing from the Los Angeles Convention Center across Figueroa Street.
2. View of project site, southeasterly facing from across Figueroa Street.
Page 2 of 8
March 11, 2014
Photo Exhibit
3. View of southerly adjacent properties and Figueroa Street, southerly facing from across Figueroa Street.
4. View of northerly adjacent properties and Figueroa Street, northerly facing from across Figueroa Street.
Page 3 of 8
March 11, 2014
Photo Exhibit
5. View of property frontages and subject site along Figueroa Street, southerly facing from intersection of Figueroa Street and Pico
Boulevard.
6. View of Los Angeles Convention Center, northwesterly facing from subject site across Figueroa Street.
Page 4 of 8
March 11, 2014
Photo Exhibit
7. View of project site, southerly facing from north corner of existing parking lot.
8. View of project site, easterly facing from west corner of existing parking lot.
Page 5 of 8
March 11, 2014
Photo Exhibit
9. View of project site, northerly facing from south corner of existing parking lot.
10. View of project site, westerly facing from east corner of existing parking lot.
Page 6 of 8
March 11, 2014
Photo Exhibit
11. View of project site alley frontage, westerly facing from alley (Lebanon Street) easterly adjacent to project site.
Page 7 of 8
March 11, 2014
Photo Exhibit
12. View of adjacent properties and alley (Lebanon Street), westerly facing from
alley.
13. View of adjacent properties and alley (Lebanon Street), westerly facing from
alley.
2014
Page 8 of 8
March 11,
5
5
6
6
7
SOS
OTU
U
HTH
FLFO
LW
OW
ERE
SRTR
STER
EETE
T
7
9
A
STR
STER
EETE
T
4
N
STR
STER
EETE
T
VE
VE NIC
NIC E B
E B OUL
OU EV
LEV AR
AR D
D
4
LELB
EAB
NAO
NN
O
SITE
SITE
SOS
OTU
U
HTH
FIG
FIU
GEU
REOR
O
A
N CENT D
ENETNIO
TION CENETRER
RDIV
NV
REIV
V
O
N
C CO
E
1
1
W
W PICO
PIC B
O OU
BO LE
UL VA
EV RD
AR
D
2
2
3
3
8
L.AL
.AL.
IVLEIV
EW
W
AYA
Y
1
2
3
4
5
6
7
8
9
CONTEXT
PROJECT SUMMARY
ADDRESS:
OPEN SPACE SUMMARY
PARKING AREAS
PARKING SUMMARY
OPEN SPACE CALCULATION:
PROJECT APPLICANT:
GABBAY DARIUSH/FAMILY DHG
a. REQUIRED OPEN SPACE PER L.A. PLANNING & ZONING CODE (SEC. 12.21G)
LESS THAN 3 HABITABLE ROOMS (S)
LESS THAN 3 HABITABLE ROOMS (1B)
3 HABITABLE ROOMS (2 BDRM)
3 HABITABLE ROOMS (LIVE/WORK)
APPLICANT'S REPRESENTATIVE:
CRAIG LAWSON & CO., LLC
8758 VENICE BLVD., SUITE 200
LOS ANGELES, CA 90034
= 100 SF x
= 100 SF x
= 125 SF x
= 125 SF x
30 UNITS
64 UNITS
12 UNITS
4 UNITS
PARKING AT GROUND
PARKING P1
PARKING P2
5,878 SF
20,883 SF
20,931 SF
47,692 SF
= 3,000 SF
= 6,400 SF
= 1,500 SF
= 500 SF
TOTAL OPEN SPACE REQUIRED:
11,400 SF - 1,140 SF (10%) = 10,260 SF
RESIDENTIAL:
a. UNIT S / 1B
b. UNIT 2B
c. LIVE WORK
b. OPEN SPACE PROVIDED:
7 STORY RESIDENTIAL PROJECT.
110 UNITS, 5 STORY TYPE IIIA, FULLY SPRINKLERED RESIDENTIAL
BUILDING OVER A 2 LEVEL (PLUS TWO SUBTERRANEAN LEVELS)
TYPE I CONCRETE PARKING GARAGE/GROUND & FIRST FLOOR
RESIDENTIAL BUILDING.
PARKING AT GROUND
OPEN SPACE - PRIVATE
NAME
GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL
50 SF
200 SF
250 SF
3RD LEVEL
BALCONY
4TH LEVEL
BALCONY
9' - 0" REQ'D SETBACK
UP
300 SF
300 SF
1,900 SF
= 11 SPACES
= 105 SPACES
=
SUBTERRANEAN LEVEL P1
1" = 50'-0"
1ST LEVEL
FITNESS
LOUNGE
PODIUM TERRACE
ROOF LEVEL
ROOF DECK / SKY LOUNGE / SUN DECK
Standard 8'-6" x 18'-0"
49
49
2
Standard 8'-6" x 18'-0"
52
52
114
9' - 0" AVERAGE SETBACK AREA: 1,562 SF
PARKING P2
20,931 SF
BICYCLE PARKING:
1) REQUIRED:
646 SF
598 SF
4,631 SF
5,875 SF
COMMERCIAL:
1/UNIT RESIDENT
1/10 UNITS SHORT TERM
TOTAL BIKE RACKS REQUIRED:
2,893 SF
2,893 SF
10,309 SF
TOTAL OPEN SPACE PROVIDED:
12,209 SF
c.
PRIVATE OPEN SPACE:
COMMON OPEN SPACE:
TOTAL
1,900 SF
10,309 SF
12,209 SF
d.
LANDSCAPE AREA IN EXTERIOR COMMON OPEN
SPACE REQUIRED / PROVIDED:
(4,631 SF + 2,893 SF) x 25% = 1,881 SF
1" = 50'-0"
NO.
UNIT AREA UNIT
.S
1B
2B
LW
Grand total
1
4
= 110
= 11
= 125
14,482 SF
43,952 SF
13,694 SF
3,350 SF
75,478 SF
AVG.UNIT
AREA (SF)
30
64
12
4
110
482.73
686.75
1,141.17
837.50
UNIT
PERCENTAGE
27.3%
58.2%
10.9%
3.6%
100.0%
UNIT BREAK DOWN PER LEVEL
GROUND LEVEL
LW
1ST LEVEL
.S
1B
2B
3 SPACES
2
3
8
13
Grand total
723 SF
817 SF
1,541 SF
UNIT NAME
2ND LEVEL
.S
1B
2B
AREA
GROUND LEVEL
LEASING
LOBBY/LOUNGE
27' - 0"
BICYCLE ORDINANCE REDUCTION 10%
GRAND TOTAL PARKING REQ'D
GROUND LEVEL
Compact 8'-6" x 15'-0"
Handicap Parking
Standard 8'-6" x 18'-0"
9' - 0" FRONT SETBACK REQ'D AREA: 1,478 SF
164.19'
= 116 SPACES
20,883 SF
400 SF
400 SF
NAME
N27º59'12"E
TOTAL PARKING REQUIRED:
2 SPACES
3) PARKING PROVIDED:
6TH LEVEL
BALCONY
1,562 SF
=
PARKING P1
OPEN SPACE - COMMON AREAS
± 9' - 0" AVG. SETBACK
ALL CONCEPTS CONVEYED HERE ARE THE PROPERTY OF GETMAN MASTER PLANNING / GMPARCHITECTS-LA, INC
4.24.14
164.19'
94 SPACES
15 SPACES
5 SPACES
114 SPACES
COMMERCIAL: [SEC. 12.21A4(X)(3)]
1/1000 x 1,400 SF
2) ACCESSIBLE PARKING CALCULATION:
RESIDENT PARKING
114 x 2%
500 SF
500 SF
5TH LEVEL
BALCONY
1,478 SF
3
1" = 50'-0"
250 SF
250 SF
DENSITY: NO LIMIT
SETBACK REQUIREMENTS:
FRONT YARD - 9' AVERAGE SETBACK
SIDE AND REAR YARDS - NONE
GROUND LEVEL
200 SF
200 SF
FAR: 3:1
LOT AREA REQUIREMENTS: NONE
=
=
=
UNIT SUMMARY
UNIT NAME
AREA
2ND LEVEL
BALCONY
HEIGHT DISTRICT: 2: NO LIMIT
94 x 1.00
12 x 1.25
4 x 1.25
5,878 SF
1ST LEVEL
BALCONY
PATIO
B. ZONING DATA: ZONING: C2-2D-O + "DOWNTOWN DESIGN
GUIDE"
FIGUEROA ST.
a. ALL PARKING FACILITIES ARE DESIGNED TO L.A. CITY
ZONING CODE SECTION 12-21A.5 PER LATEST AMENDMENTS.
b. RESIDENTIAL PARKING DESIGN MAY ALSO UTILIZE
THE 7-21-77 B&S MEMO ALLOWING NO INCREASE OF PARKING
SPACE WIDTH AND ADJOINING OBSTRUCTION WITH 8'-6"
SPACES AND 28'-0" DRIVE AISLE WIDTH.
1) PARKING REQUIRED
A. PROJECT DESCRIPTION:
N27º59'12"E
PARKING FACILITY DESIGN:
110 UNITS = 11,400 SF
PHONE: 310-838-2400
ATTN: DONNA SHEN TRIPP
FIGUEROA ST.
COMMERCIAL SPACE
COMMERCIAL SPACE: 1,400 SF
1400 S. FIGUEROA STREET
3RD LEVEL
.S
1B
2B
4TH LEVEL
.S
1B
2B
5TH LEVEL
.S
1B
2B
6TH LEVEL
.S
1B
2B
Grand total
UNIT AREA
NO. UNIT
3,350 SF
3,350 SF
4
4
2,414 SF
6,108 SF
2,146 SF
10,668 SF
5
9
2
16
2,414 SF
7,529 SF
2,146 SF
12,088 SF
5
11
2
18
2,414 SF
7,531 SF
2,284 SF
12,229 SF
5
11
2
18
2,414 SF
7,620 SF
2,373 SF
12,406 SF
5
11
2
18
2,414 SF
7,620 SF
2,373 SF
12,406 SF
5
11
2
18
2,414 SF
7,544 SF
2,373 SF
12,331 SF
75,478 SF
5
11
2
18
110
2) PROVIDED (SEE GROUND FLOOR PLAN):
LONG TERM:
SHORT TERM:
TOTAL BIKE RACKS PROVIDED:
= 114 RACKS
= 12 RACKS
= 126 RACKS
16%
84%
PROJECT SUMMARY
1.00
PROJECT SUMMARY
ADDRESS:
OPEN SPACE SUMMARY
1400 S. FIGUEROA STREET
PARKING AREAS
OPEN SPACE CALCULATION:
PROJECT APPLICANT:
GABBAY DARIUSH/FAMILY DHG
a. REQUIRED OPEN SPACE PER L.A. PLANNING & ZONING CODE (SEC. 12.21G)
LESS THAN 3 HABITABLE ROOMS (S)
LESS THAN 3 HABITABLE ROOMS (1B)
3 HABITABLE ROOMS (2 BDRM)
APPLICANT'S REPRESENTATIVE:
CRAIG LAWSON & CO., LLC
8758 VENICE BLVD., SUITE 200
= 100 SF x
= 100 SF x
= 125 SF x
30 UNITS
64 UNITS
12 UNITS
NAME
50 SF
200 SF
250 SF
3RD LEVEL
BALCONY
LOT AREA REQUIREMENTS: NONE
SUB LEVEL P1
2
= 114 SPACES
BICYCLE ORDINANCE REDUCTION 10%
GRAND TOTAL PARKING REQ'D
= 11 SPACES
= 103 SPACES
=
UNIT NAME
UNIT AREA
NO.
UNIT
AVG.UNIT
UNIT
AREA (SF) PERCENTAGE
1" = 50'-0"
GROUND LEVEL
LEASING
LOBBY/LOUNGE
723 SF
817 SF
1,541 SF
1ST LEVEL
FITNESS
LOUNGE
PODIUM TERRACE
ROOF LEVEL
ROOF DECK / SKY LOUNGE / SUN DECK
9' - 0" AVERAGE SETBACK AREA: 1,562 SF
49
49
Standard 8'-6" x 18'-0"
52
52
114
c.
PRIVATE OPEN SPACE:
COMMON OPEN SPACE:
TOTAL
1,900 SF
10,309 SF
12,209 SF
d.
LANDSCAPE AREA IN EXTERIOR COMMON OPEN
SPACE REQUIRED / PROVIDED:
(4,631 SF + 2,893 SF) x 25% = 1,881 SF
1ST LEVEL
.S
1B
2B
2ND LEVEL
.S
1B
2B
4TH LEVEL
.S
1B
2B
5TH LEVEL
.S
1B
2B
6TH LEVEL
.S
1B
2B
Grand total
1) REQUIRED:
30
64
12
106
482.73
686.75
1,141.17
28.3%
60.4%
11.3%
100.0%
UNIT AREA
NO. UNIT
2,414 SF
6,108 SF
2,146 SF
10,668 SF
5
9
2
16
2,414 SF
7,529 SF
2,146 SF
12,088 SF
5
11
2
18
2,414 SF
7,531 SF
2,284 SF
12,229 SF
5
11
2
18
2,414 SF
7,620 SF
2,373 SF
12,406 SF
5
11
2
18
2,414 SF
7,620 SF
2,373 SF
12,406 SF
5
11
2
18
2,414 SF
7,544 SF
2,373 SF
12,331 SF
72,128 SF
5
11
2
18
106
20,931 SF
COMMERCIAL:
1/UNIT RESIDENT
1/10 UNITS SHORT TERM
TOTAL BIKE RACKS REQUIRED:
2,893 SF
2,893 SF
10,309 SF
12,209 SF
3 SPACES
2
3
8
13
BICYCLE PARKING:
PARKING P2
646 SF
598 SF
4,631 SF
5,875 SF
TOTAL OPEN SPACE PROVIDED:
5 SPACES
14,482 SF
43,952 SF
13,694 SF
72,128 SF
UNIT BREAK DOWN PER LEVEL - ALTERNATIVE
UNIT NAME
3RD LEVEL
.S
1B
2B
Grand total
27' - 0"
TOTAL PARKING REQUIRED:
AREA
9' - 0" FRONT SETBACK REQ'D AREA: 1,478 SF
164.19'
=
Standard 8'-6" x 18'-0"
OPEN SPACE - COMMON AREAS
1,562 SF
COMMERCIAL: [SEC. 12.21A4(X)(3)]
1/1000 x 4,750 SF
GROUND LEVEL
Compact 8'-6" x 15'-0"
Handicap Parking
Standard 8'-6" x 18'-0"
300 SF
300 SF
1,900 SF
NAME
94 SPACES
15 SPACES
0 SPACES
109 SPACES
3) PARKING PROVIDED:
400 SF
400 SF
6TH LEVEL
BALCONY
=
=
=
PARKING P1
500 SF
500 SF
5TH LEVEL
BALCONY
164.19'
94 x 1.00
12 x 1.25
0 x 1.25
2) ACCESSIBLE PARKING CALCULATION:
RESIDENT PARKING
109 x 2%
20,883 SF
4TH LEVEL
BALCONY
1,478 SF
3
1" = 50'-0"
250 SF
250 SF
DENSITY: NO LIMIT
SETBACK REQUIREMENTS:
FRONT YARD - 9' AVERAGE SETBACK
SIDE AND REAR YARDS - NONE
GROUND LEVEL
200 SF
200 SF
FAR: 3:1
± 9' - 0" AVG. SETBACK
UNIT SUMMARY
.S
1B
2B
Grand total
COMM.
5,878 SF
AREA
2ND LEVEL
BALCONY
HEIGHT DISTRICT: 2: NO LIMIT
N27º59'12"E
a. ALL PARKING FACILITIES ARE DESIGNED TO L.A. CITY
ZONING CODE SECTION 12-21A.5 PER LATEST AMENDMENTS.
b. RESIDENTIAL PARKING DESIGN MAY ALSO UTILIZE
THE 7-21-77 B&S MEMO ALLOWING NO INCREASE OF PARKING
SPACE WIDTH AND ADJOINING OBSTRUCTION WITH 8'-6"
SPACES AND 28'-0" DRIVE AISLE WIDTH.
PARKING AT GROUND
1ST LEVEL
BALCONY
PATIO
GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL
FIGUEROA ST.
COMMERCIAL SPACE: 1,400 SF
3,350 SF
4,750 SF
RESIDENTIAL:
a. UNIT S / 1B
b. UNIT 2B
c. LIVE WORK
OPEN SPACE - PRIVATE
B. ZONING DATA: ZONING: C2-2D-O + "DOWNTOWN DESIGN
GUIDE"
COMMERCIAL
10,900 SF - 1,090 SF (10%) = 9,810 SF
b. OPEN SPACE PROVIDED:
106 UNITS, 5 STORY TYPE IIIA, FULLY SPRINKLERED RESIDENTIAL
BUILDING OVER A 2 LEVEL (PLUS TWO SUBTERRANEAN LEVELS)
TYPE I CONCRETE PARKING GARAGE/GROUND & FIRST FLOOR
RESIDENTIAL BUILDING.
4.24.14
= 3,000 SF
= 6,400 SF
= 1,500 SF
PARKING FACILITY DESIGN:
1) PARKING REQUIRED
A. PROJECT DESCRIPTION:
N27º59'12"E
5,878 SF
20,883 SF
20,931 SF
47,692 SF
COMMERCIAL SPACE
106 UNITS = 10,900 SF
TOTAL OPEN SPACE REQUIRED:
PHONE: 310-838-2400
ATTN: DONNA SHEN TRIPP
FIGUEROA ST.
PARKING AT GROUND
PARKING P1
PARKING P2
PARKING SUMMARY
4
= 110
= 11
= 125
2) PROVIDED (SEE GROUND FLOOR PLAN):
SUB LEVEL P2
16%
84%
1" = 50'-0"
LONG TERM:
SHORT TERM:
TOTAL BIKE RACKS PROVIDED:
= 114 RACKS
= 12 RACKS
= 126 RACKS
1
PROJECT SUMMARY (COMMERCIAL ALTERNATIVE)
1.00A
F.A.R SUMMARY
F.A.R. AREA CALCULATION (PER 12.03)
ROOF LEVEL
1" = 40'-0"
8
3RD LEVEL
1" = 40'-0"
LOT AREA (BEFORE DEDICATION):
25,452 SF
3:1 ALLOWABLE FAR: 25,452 x 3 =
TFAR (MAX.)
76,356 SF
49,999 SF
126,355 SF
4
NAME
GROUND LEVEL
COMMERCIAL SPACE
LEASING
LOBBY ELEVATOR / CORRIDOR
LOBBY/LOUNGE
LW
1ST LEVEL
FITNESS
LOUNGE
UNITS
6TH LEVEL
1" = 40'-0"
7
2ND LEVEL
1" = 40'-0"
2ND LEVEL
UNITS
3
3RD LEVEL
UNITS
LEGEND
FITNESS
LOBBY ELEVATOR /
CORRIDOR
5TH LEVEL
UNITS
LOUNGE
UNITS
5TH LEVEL
1" = 40'-0"
6
1ST LEVEL
1" = 40'-0"
6TH LEVEL
UNITS
ROOF LEVEL
LOBBY ELEVATOR
2
Grand total
LEGEND
ALLOWABLE FAR:
TFAR REQUESTED:
TOTAL FAR:
1,400 SF
723 SF
1,118 SF
817 SF
3,350 SF
7,409 SF
643 SF
1,327 SF
591 SF
10,668 SF
13,230 SF
1,217 SF
12,088 SF
13,305 SF
1,217 SF
12,229 SF
13,446 SF
1,217 SF
12,406 SF
13,623 SF
1,217 SF
12,406 SF
13,623 SF
1,217 SF
12,331 SF
13,548 SF
124 SF
124 SF
88,307 SF
76,356 SF
11,951 SF
88,307 SF
COMMERCIAL SPACE
LEASING
LOBBY ELEVATOR /
CORRIDOR
LOBBY/LOUNGE
LW
4TH LEVEL
4.24.14
4TH LEVEL
UNITS
AREA
1" = 40'-0"
5
GROUND LEVEL
1" = 40'-0"
1
BUILDING AREA SUMMARY
1.01
140' - 9"
S T R E E T
NEW CURB & GUTTER
SIDEWALK TYP.
EXISTING CURB &
GUTTER TO BE
REMOVED
EXISTING PINE TREE
TO BE REMOVED TYP.
110 UNITS, 5 STORY TYPE IIIA, FULLY
SPRINKLERED RESIDENTIAL BUILDING OVER A 2
LEVEL (PLUS TWO SUBTERRANEAN LEVELS)
TYPE I CONCRETE PARKING GARAGE/GROUND &
FIRST FLOOR RESIDENTIAL BUILDING.
8' - 6" 6' - 6"
N27º59'12"E 164.19'
8' - 6"
15' - 0"
9' - 0" AVG.
SETBACK FRONT YARD
±228.99'
±227.76'
EXISTING PROPERTY LINE
NEW PROPERTY LINE
EL.= 303' - 0"
EL.= 317' - 0"
ROOF
EL.= 303' - 0"
PATIO
43' - 0"
EXISTING DRIVEWAY
TO BE REMOVED TYP.
9' - 0" AVG.
SETBACK FRONT YARD
NEW STREET TREES
SEE LANDSCAPE PLAN TYP.
15' - 0"
43' - 0"
F I G U E R O A
11' - 5 3/4"
SKY LOUNGE
EL.= 304' - 0"
67' - 1"
PATIO
4.24.14
1340 FIGUEROA BLDG
ROOF DECK
EL.= 304' - 0"
EL.= 303' - 0"
(UNDER CONSTRUCTION)
N62º11'05"W
N62º08'32"W
ELEVATOR
ROOF
EL.= 323' - 0"
EL.= 243' - 0"
POOL
ROOF
EL.= 303' - 0"
STAIR 02
EL.= 313' - 0"
SPA
BBQ
EL.= 243' - 0"
±229.75'
10' - 0" 10' - 0"
EL.= 313' - 0"
154.98'
154.94'
1500 FIGUEROA BLDG
STAIR 01
STAIR 03
±229.14'
PARKING ENTRANCE
AT GROUND LEVEL
PARKING ENTRANCE
AT GROUND LEVEL
N28º00'04"E 164.31'
L E B A N O N
S T R E E T
(A L L E Y)
EXISTING BUILDING
73' - 3"
67' - 6"
0
4
8
16
32
SITE PLAN
1.02
SURVEY
1.03
1
2
3
4
5
6
F I G U E R O A
7
7.9
8
9
S T R E E T
1
1
4.01
4.02
NEW PROPERTY LINE
A
1
2
3
4
5
6
7
8
18' - 0"
A
9
10
11
12
13
14
15
16
17
B
B
1
1
4.03
28' - 0"
4.03
SLOPE DOWN
5% MAX.
EL.= 206' - 6"
1500 FIGUEROA BLDG
S/A
FAN
ROOM
C
18
19
20
21
18' - 0"
8' - 0"
10% SLOPE
C
RAMP UP
20% SLOPE MAX.
B.9
EL.= 208' - 6"
1340 FIGUEROA BLDG
22
EL.= 208' - 6"
52
51
50
49
48
47
46
45
18' - 0"
1' - 0"
ELEV. LOBBY
EL.= 206' - 6"
D
44
43
42
41
40
24
E
E
1
28' - 0"
1
4.04
EL.= 202' - 2"
4.04
SLOPE DOWN
5% MAX.
EL.= 206' - 6"
F
39
38
37
36
35
34
33
32
18' - 0"
F
31
30
29
28
27
EX.
FAN
ROOM
PARKING P2 SUMMARY
25
Standard 8'-6" x 18'-0"
G
G
L E B A N O N
S T R E E T
(A L L E Y)
1
1
2
1
4.02
3.3
4.6
5.5
6.4
6.6
7
8
52
F.9
FUTURE
GREASE
INTERCEP.
4.01
4.24.14
26
3' - 0"
D
23
9
0
5
10
20
SUBTERRANEAN P2
2.00
1
2
1
3
4
5
4.01
6
F I G U E R O A
7
7.9
1
8
9
4.02
S T R E E T
NEW PROPERTY LINE
A
1
2
3
4
5
6
18' - 0"
A
7
8
9
10
11
12
13
14
15
16
17
B
B
1
1
SLOPE DOWN
5% MAX.
4.03
28' - 0"
4.03
EL.= 216' - 0"
B.9
EL.= 218' - 0"
S/A
FAN
ROOM
19
20
21
E
48
47
46
23
ELEV. LOBBY
EL.= 216' - 0"
D
18' - 0"
RAMP DOWN
TO P2 LEVEL
20% SLOPE
MAX.
49
8' - 0"
10% SLOPE
45
44
43
42
41
40
24
26' - 7"
E
1
28' - 0"
1
4.04
EL.= 211' - 8"
4.04
SLOPE DOWN
5% MAX.
EL.= 216' - 0"
F
39
38
37
36
35
34
18' - 0"
F
33
32
31
30
29
28
27
26
EX.
FAN
ROOM
PARKING P1 SUMMARY
25
Standard 8'-6" x 18'-0"
3' - 0"
D
FUTURE
GREASE
INTERCEP.
G
L E B A N O N
S T R E E T
(A L L E Y)
1
2
4.01
3.3
4.6
1
4.02
5.5
6.4
6.6
7
8
49
F.9
G
1
4.24.14
22
1' - 0"
EL.= 218' - 0"
18
1340 FIGUEROA BLDG
18' - 0"
1500 FIGUEROA BLDG
C
RAMP UP TO
STREET LEVEL
20% SLOPE
MAX.
C
9
0
5
10
20
SUBTERRANEAN P1
2.01
1
2
3
4
5
1
6
F I G U E R O A
7
7.9
4.01
8
7.7
1
S T R E E T
4.02
±228.99'
±227.76'
N27º59'12"E 164.19'
PLANTING TYP.
NEW PROPERTY LINE
A
A
LW
LW
LW
LW
681 SF
882 SF
894 SF
894 SF
PATIO
LOBBY/LOUNGE
A.1
COMMERCIAL
1400 SF
PATIO
B
B
1
1
4.03
4.03
EL.= 233' - 0"
PATIO
EL.= 228' - 0"
LEASING CENTER
JANITOR
C
B.9
CORRIDOR
C
1340 FIGUEROA BLDG
1
2
8' - 6"
TYP.
3
9' - 0" 1' - 6"
4
5
6
7
N62º11'05"W
SHORT TERM BIKE
6 x 2 = 12
BIKE ROOM 2
18' - 0"
D
8
E
E
13
1
1
SECURITY
GATE
11
COMMERCIAL
BIKE RACK
2x2=4
F
10% SLOPE
MAX.
DWP
TRASH
LOADING
ELECT.
10
15' - 0"
COMM.
TRASH
8' - 0"
4.04
30' - 0"
RAMP DOWN
20% SLOPE MAX.
12
F
EL.= 228' - 0"
28' - 0"
4.04
GROUND PARKING SUMMARY
9
F.9
GEN.
Compact 8'-6" x 15'-0"
Handicap Parking
Standard 8'-6" x 18'-0"
2
3
8
13
GARAGE
EXHAUST
±229.75'
G
N28º00'04"E 164.31'
±229.14'
L E B A N O N
S T R E E T
(A L L E Y)
PARKING ENTRANCE
1
4.24.14
MAIL
BIKE ROOM 1
ELEV. LOBBY
EL.= 228' - 0"
N62º08'32"W
D
LONG TERM BIKE RACK
55 x 2 = 110
18' - 0"
154.98'
154.94'
1500 FIGUEROA BLDG
2
3.3
4.6
PARKING ENTRANCE
5.5
6.4
6.6
7
8
G
0
5
10
20
GROUND LEVEL
2.02
1
2
3
4
5
1
6
F I G U E R O A
7
7.9
4.01
8
7.7
1
S T R E E T
4.02
±228.99'
±227.76'
N27º59'12"E 164.19'
PLANTING TYP.
NEW PROPERTY LINE
A
A
PATIO
COMMERCIAL
3,350 SF
PATIO
A.1
COMMERCIAL
1,400 SF
LOBBY/LOUNGE
B
B
1
1
4.03
4.03
EL.= 233' - 0"
PATIO
EL.= 228' - 0"
LEASING CENTER
JANITOR
C
B.9
CORRIDOR
C
1340 FIGUEROA BLDG
1
2
8' - 6"
TYP.
3
9' - 0" 1' - 6"
4
5
6
7
N62º11'05"W
SHORT TERM BIKE
6 x 2 = 12
BIKE ROOM 2
18' - 0"
D
8
E
E
13
1
1
SECURITY
GATE
11
COMMERCIAL
BIKE RACK
2x2=4
F
10% SLOPE
MAX.
DWP
TRASH
LOADING
ELECT.
10
15' - 0"
COMM.
TRASH
8' - 0"
4.04
30' - 0"
RAMP DOWN
20% SLOPE MAX.
12
F
EL.= 228' - 0"
28' - 0"
4.04
GROUND PARKING SUMMARY
9
F.9
GEN.
Compact 8'-6" x 15'-0"
Handicap Parking
Standard 8'-6" x 18'-0"
2
3
8
13
GARAGE
EXHAUST
±229.75'
G
L E B A N O N
S T R E E T
(A L L E Y)
PARKING ENTRANCE
2
3.3
4.6
PARKING ENTRANCE
5.5
6.4
G
0
5
10
20
GROUND LEVEL (COMMERCIAL ALTERNATIVE)
N28º00'04"E 164.31'
±229.14'
1
4.24.14
MAIL
BIKE ROOM 1
ELEV. LOBBY
EL.= 228' - 0"
N62º08'32"W
D
LONG TERM BIKE RACK
55 x 2 = 110
18' - 0"
154.98'
154.94'
1500 FIGUEROA BLDG
6.6
7
8
2.02A
1
2
3
4
5
6
F I G U E R O A
1
7
S T R E E T
7.7
7.9
8
9
1
4.01
4.02
22' - 2"
21' - 0"
21' - 0"
21' - 0"
20' - 7"
35' - 0"
8' - 6"
8' - 6"
± 11' - 5 3/4"
± 11' - 5 3/4"
7' - 4"
7' - 4"
NEW PROPERTY LINE
A
A
1B
1B
1B
1B
609 SF
656 SF
656 SF
656 SF
2B
A.1
1,088 SF
1B
31' - 3"
31' - 1"
568 SF
B
1
4.03
CORRIDOR
.S
16' - 3 1/4"
5' - 2"
1
4.03
467 SF
.S
LOUNGE
468 SF
591 SF
1B
1,058 SF
736 SF
ELEVATOR LOBBY
EL.= 243' - 0"
D
.S
16' - 6"
506 SF
PATIO
FITNESS
D
643 SF
E
E
.S
16' - 6"
24' - 0"
CORRIDOR
34' - 5"
506 SF
1
4.04
24' - 0"
1
4.04
.S
468 SF
1B
PATIO
POOL
16' - 6"
72' - 0 1/4"
T.
697 SF
F
BBQ
PATIO
SPA
25' - 7"
F
25' - 7"
PATIO
138' - 11 1/4"
2B
1340 FIGUEROA BLDG
16' - 6"
1500 FIGUEROA BLDG
B.9
C
30' - 8"
C
1B
1B
783 SF
747 SF
F.9
G
G
L E B A N O N
S T R E E T
(A L L E Y)
73' - 3"
± 11' - 7 1/2"
4.24.14
B
1
2
1
4.01
3.3
4.6
31' - 8"
5' - 2"
30' - 8"
67' - 6"
5.5
6.4
6.6
± 11' - 11 1/4"
7
1
4.02
8
9
0
5
10
20
1ST/PODIUM LEVEL
2.03
1
F I G U E R O A
4.01
1
S T R E E T
4.02
22' - 2"
21' - 0"
21' - 0"
21' - 0"
20' - 7"
35' - 0"
7' - 4"
7' - 4"
NEW PROPERTY LINE
BAL.
1B
1B
1B
1B
609 SF
656 SF
656 SF
656 SF
2B
1,088 SF
1B
31' - 3"
31' - 1"
568 SF
1
4.03
5' - 2"
1
4.03
16' - 3 1/4"
CORRIDOR
.S
4.24.14
1,058 SF
736 SF
EL.= 253' - 0"
1B
.S
754 SF
506 SF
24' - 0"
CORRIDOR
34' - 5"
468 SF
ELEVATOR LOBBY
1340 FIGUEROA BLDG
16' - 6"
1B
.S
.S
506 SF
1
4.04
24' - 0"
1
4.04
1B
T.
BAL.
697 SF
1B
1B
BAL.
858 SF
747 SF
25' - 7"
BAL.
16' - 6"
.S
468 SF
25' - 7"
591 SF
2B
16' - 6"
1B
16' - 6"
1500 FIGUEROA BLDG
30' - 8"
467 SF
0
L E B A N O N
S T R E E T
(A L L E Y)
31' - 8"
5' - 2"
30' - 8"
1
1
4.01
4.02
5
10
20
2ND LEVEL
2.04
F I G U E R O A
1
S T R E E T
1
4.01
4.02
NEW PROPERTY LINE
BAL.
1B
1B
1B
1B
609 SF
656 SF
656 SF
656 SF
2B
1,229 SF
1B
568 SF
BAL.
1
1
4.03
4.03
CORRIDOR
.S
467 SF
1500 FIGUEROA BLDG
1340 FIGUEROA BLDG
1B
2B
1B
1,056 SF
736 SF
468 SF
ELEVATOR LOBBY
EL.= 263' - 0"
1B
.S
754 SF
506 SF
.S
506 SF
1
1
4.04
4.04
.S
468 SF
BAL.
1B
T.
BAL.
697 SF
1B
1B
BAL.
858 SF
747 SF
0
1
4.01
4.24.14
.S
594 SF
CORRIDOR
L E B A N O N
S T R E E T
(A L L E Y)
5
10
20
3RD LEVEL
1
4.02
2.05
F I G U E R O A
S T R E E T
1
1
4.01
4.02
NEW PROPERTY LINE
BAL.
BAL.
BAL.
1B
1B
1B
1B
697 SF
656 SF
656 SF
656 SF
2B
1,229 SF
1B
568 SF
BAL.
1
1
4.03
4.03
CORRIDOR
.S
467 SF
1500 FIGUEROA BLDG
1340 FIGUEROA BLDG
1B
.S
594 SF
2B
1B
1,144 SF
736 SF
BAL.
.S
506 SF
.S
506 SF
1
1
4.04
4.04
.S
468 SF
1B
BAL.
T.
BAL.
697 SF
BAL.
1B
1B
858 SF
747 SF
0
1
4.01
4.24.14
1B
754 SF
CORRIDOR
BAL.
468 SF
ELEVATOR LOBBY
EL.= 273' - 0"
BAL.
L E B A N O N
S T R E E T
(A L L E Y)
5
10
20
4TH LEVEL
1
4.02
2.06
F I G U E R O A
S T R E E T
1
1
4.01
4.02
NEW PROPERTY LINE
BAL.
BAL.
1B
1B
1B
1B
697 SF
656 SF
656 SF
656 SF
2B
1,229 SF
1B
568 SF
BAL.
1
1
4.03
4.03
CORRIDOR
.S
467 SF
1500 FIGUEROA BLDG
1340 FIGUEROA BLDG
1B
2B
1B
1,144 SF
736 SF
ELEVATOR LOBBY
EL.= 283' - 0"
BAL.
BAL.
468 SF
1B
.S
754 SF
506 SF
.S
506 SF
1
1
4.04
4.04
.S
468 SF
1B
BAL.
BAL.
697 SF
T.
1B
1B
858 SF
747 SF
0
1
4.01
4.24.14
594 SF
CORRIDOR
BAL.
.S
L E B A N O N
S T R E E T
(A L L E Y)
5
10
20
5TH LEVEL
1
4.02
2.07
F I G U E R O A
S T R E E T
1
1
4.01
4.02
NEW PROPERTY LINE
BAL.
BAL.
2B
1B
1B
1B
1B
697 SF
656 SF
656 SF
656 SF
1,229 SF
1B
568 SF
BAL.
1
1
4.03
4.03
CORRIDOR
.S
467 SF
1500 FIGUEROA BLDG
2B
1B
1,144 SF
736 SF
BAL.
ELEVATOR LOBBY
EL.= 293' - 0"
BAL.
1B
.S
754 SF
506 SF
CORRIDOR
BAL.
468 SF
1B
594 SF
.S
506 SF
1
1
4.04
4.04
.S
468 SF
1B
697 SF
T.
1B
1B
783 SF
747 SF
0
1
4.01
4.24.14
1340 FIGUEROA BLDG
.S
L E B A N O N
S T R E E T
(A L L E Y)
5
10
20
6TH LEVEL
1
4.02
2.08
F I G U E R O A
S T R E E T
1
1
4.01
4.02
NEW PROPERTY LINE
ROOF
EL.= 303' - 0"
SKY LOUNGE
EL.= 304' - 0"
BAR
1
1
4.03
4.03
T
T
1500 FIGUEROA BLDG
1340 FIGUEROA BLDG
ELEVATOR LOBBY
ROOF DECK
EL.= 304' - 0"
1
1
4.04
0
1
4.01
4.24.14
4.04
ROOF
EL.= 303' - 0"
L E B A N O N
S T R E E T
(A L L E Y)
5
10
20
ROOF LEVEL
1
4.02
2.09
FIGUEROA
S T.
POOL
SPA
LEBANON
(ALLEY)
S T.
PARAPET
308' - 0"
10' - 0"
ROOF LEVEL
303' - 0"
5' - 0"
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
4.24.14
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
10' - 0"
3RD LEVEL
263' - 0"
10' - 0"
2ND LEVEL
253' - 0"
15' - 0"
1ST LEVEL
243' - 0"
PROPERTY LN
GROUND LEVEL
228' - 0"
PROPERTY LN
10' - 0"
5TH LEVEL
283' - 0"
0
5
10
20
FRONT / FIGUEROA STREET ELEVATION
3.01
FIGUEROA
S T.
POOL
SPA
LEBANON
(ALLEY)
S T.
PARAPET
308' - 0"
10' - 0"
ROOF LEVEL
303' - 0"
5' - 0"
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
4.24.14
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
10' - 0"
3RD LEVEL
263' - 0"
10' - 0"
2ND LEVEL
253' - 0"
EXISTING PROPERTY LN
FIGUEROA ST.
NEW PROPERTY LN
LEBANON ST.
(ALLEY)
15' - 0"
1ST LEVEL
243' - 0"
PROPERTY LN
10' - 0"
5TH LEVEL
283' - 0"
GROUND LEVEL
228' - 0"
0
5
10
20
NORTH / SIDE ELEVATION
3.02
FIGUEROA
S T.
POOL
SPA
LEBANON
(ALLEY)
S T.
PARAPET
308' - 0"
10' - 0"
ROOF LEVEL
303' - 0"
5' - 0"
KEYPLAN
4.24.14
10' - 0"
5TH LEVEL
283' - 0"
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
10' - 0"
3RD LEVEL
263' - 0"
10' - 0"
2ND LEVEL
253' - 0"
15' - 0"
1ST LEVEL
243' - 0"
PROPERTY LN
GROUND LEVEL
228' - 0"
PROPERTY LN
10' - 0"
6TH LEVEL
293' - 0"
0
5
10
20
REAR / LEBANON STREET (ALLEY) ELEVATION
3.03
FIGUEROA
S T.
POOL
SPA
LEBANON
(ALLEY)
S T.
PARAPET
308' - 0"
10' - 0"
ROOF LEVEL
303' - 0"
5' - 0"
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
4.24.14
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
10' - 0"
3RD LEVEL
263' - 0"
10' - 0"
2ND LEVEL
253' - 0"
15' - 0"
1ST LEVEL
243' - 0"
FIGUEROA ST.
LEBANON ST.
(ALLEY)
PROPERTY LN
GROUND LEVEL
228' - 0"
NEW PROPERTY LN
EXISTING PROPERTY LN
10' - 0"
5TH LEVEL
283' - 0"
0
5
10
20
SOUTH / SIDE ELEVATION
3.04
FIGUEROA
S T.
1
4.03
EXIT STAIR ENCLOSURE
(+11' ABOVE ROOF) TYP.
POOL
LEBANON
(ALLEY)
10' - 0"
ROOF LEVEL
303' - 0"
SPA
5' - 0"
PARAPET
308' - 0"
S T.
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
10' - 0"
5TH LEVEL
283' - 0"
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
3RD LEVEL
263' - 0"
10' - 0"
1
4.04
4.24.14
2ND LEVEL
253' - 0"
10' - 0"
TYPE I
CONSTRUCTION
POOL
SPA
1ST LEVEL
243' - 0"
LEBANON ST.
(ALLEY)
10%
20%
218' - 0"
PARKING
9' - 6"
7' - 2"
MIN.
PARKING
GROUND LEVEL
228' - 0"
RAMP
10' - 0"
7' - 2"
CLR. MIN.
10%
15' - 0"
FIGUEROA ST.
10%
208' - 6"
PROPERTY LN
NEW PROPERTY LN
TYPE IIIA
CONSTRUCTION
A
B
C
D
E
F
G
0
5
10
20
BUILDING SECTION
4.01
1
1
4.04
4.03
FIGUEROA
ELEVATOR PENTHOUSE
(+20' ABOVE ROOF)
SKY LOUNGE
PLANTER
ROOF DECK
SKY BAR
(+11' ABOVE ROOF)
ARCHITECTURE
METAL FEATURE
11' - 0"
POOL
SPA
LEBANON
(ALLEY)
ROOF LEVEL
303' - 0"
10' - 0"
5' - 0"
T.O. FIN
317' - 0"
PARAPET
308' - 0"
S T.
S T.
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
90' - 0"
BUILDING HEIGHT
10' - 0"
5TH LEVEL
283' - 0"
10' - 0"
80' - 0"
4TH LEVEL
273' - 0"
4.24.14
TYPE IIIA
CONSTRUCTION
2ND LEVEL
253' - 0"
10' - 0"
TYPE I
CONSTRUCTION
15' - 0"
1ST LEVEL
243' - 0"
FIGUEROA ST.
LEBANON ST.
(ALLEY)
PARKING
LEASING
±227.76'
LOW POINT
ON SITE
COMMERCIAL
PARKING
PARKING
PARKING
PARKING
PROPERTY LN
NEW PROPERTY LN
12' - 0"
GROUND LEVEL
228' - 0"
9' - 6"
10' - 0"
3RD LEVEL
263' - 0"
G
F
E
D
C
B
A
0
5
10
20
BUILDING SECTION
4.02
FIGUEROA
1
1
4.01
4.02
SKY BAR
(+11' ABOVE ROOF)
PLANTER
ARCHITECTURE
METAL FEATURE
SKY LOUNGE
(+1' ABOVE ROOF)
TYP.
T.O. FIN
317' - 0"
PARAPET
308' - 0"
SPA
LEBANON
(ALLEY)
10' - 0"
ROOF LEVEL
303' - 0"
POOL
5' - 0"
S T.
S T.
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
10' - 0"
3RD LEVEL
263' - 0"
2ND LEVEL
253' - 0"
10' - 0"
TYPE I
CONSTRUCTION
1ST LEVEL
243' - 0"
LW
LW
LW
LOBBY/LOUNGE
15' - 0"
PLANTING
PATIO
COMMERCIAL
12' - 0"
GROUND LEVEL
228' - 0"
PARKING
PARKING
PARKING
1500 FIGUEROA BLDG
1340 FIGUEROA BLDG
1
PROPERTY LN
±227.76'
LOW POINT
ON SITE
9' - 6"
PARKING
PROPERTY LN
TYPE IIIA
CONSTRUCTION
4.24.14
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
90' - 0"
BUILDING HEIGHT
10' - 0"
5TH LEVEL
283' - 0"
2
3
4
5
6
7
8
9
0
5
10
20
BUILDING SECTION
4.03
FIGUEROA
1
1
4.01
4.02
S T.
ELEVATOR PENTHOUSE
(+20' ABOVE ROOF)
ROOF DECK
POOL
LEBANON
(ALLEY)
10' - 0"
ROOF LEVEL
303' - 0"
SPA
5' - 0"
PARAPET
308' - 0"
S T.
KEYPLAN
10' - 0"
6TH LEVEL
293' - 0"
10' - 0"
5TH LEVEL
283' - 0"
80' - 0"
10' - 0"
4TH LEVEL
273' - 0"
10' - 0"
3RD LEVEL
263' - 0"
4.24.14
2ND LEVEL
253' - 0"
10' - 0"
TYPE I
CONSTRUCTION
1ST LEVEL
243' - 0"
PLANTER
PARKING
15' - 0"
POOL
PLANTER
12' - 0"
GROUND LEVEL
228' - 0"
RAMP
9' - 6"
PARKING
1500 FIGUEROA BLDG
PROPERTY LN
PARKING
PROPERTY LN
TYPE IIIA
CONSTRUCTION
1
2
3.3
4.6
5.5
6.4
9
1340 FIGUEROA BLDG
0
5
10
20
BUILDING SECTION
4.04
Proposed new fire hydrant
REQUIRED ITEMS PER LASED STREETSCAPE PLAN (LASED SP)
Proposed new street light
Existing street light
3
1
6
6
2
1
2
3
1
(5) Platanus acerifolia ‘Bloodgood’
London Plane Tree (36” box min)
2
Sidewalk paving pattern with colored
concrete
3
3
Sidewalk granite edge band detail
ADDITIONAL ITEMS
4
7
1
Euphorbia tirucalli ‘Sticks on Fire’
Red Pencil Tree
2
3
Agave 'Blue Glow'
Blue Glow Agave
4
Melaleuca nesophila
Pink Melaleuca
5
4
Phyllostachys nigra
Black Bamboo
5
Bambusa textilis
Weaver’s Bamboo
6
5
(2) Bicycle racks, per City standard
8
(1) Water feature
8
Permeable crushed gravel paving
1400 FIGUEROA STREET
Los Angeles, CA 90015
LANDSCAPE DESIGN
Entitlement Submittal
04-24-2014
ILLUSTRATIVE LANDSCAPE PLAN
Ground Level
SCALE: 1” = 10’ - 0”
0
5
10
N
7
8
20 ft
#
REQUIRED ITEMS PER LASED
STREETSCAPE PLAN (LASED SP)
#
ADDITIONAL ITEMS
L1
4949 HOLLYWOOD BLVD
S U I T E
2 2 0
LOS ANGELES CA 90024
T 323 . 663 . 4949
F 323 . 663 . 1422
orangestreetstudio.com
1
Archontophoenix cunninghamiana in pots
King Palm (12’ trunk height)
3
Podocarpus gracilior
Fern Pine
4
Concrete paving on structure
2
Arbutus unedo
Strawberry Tree
5
Tile paving for private patios
5
3
1
6
Pool & spa
7
4
2
Built-in grills
6
2
3
7
LANDSCAPE DESIGN
04-24-2014
Podium Level
SCALE: 1” = 10’ - 0”
0
5
10
N
20 ft
L2
4949 HOLLYWOOD BLVD
S U I T E
2 2 0
T 323 . 663 . 4949
F 323 . 663 . 1422
1
Archontophoenix cunninghamiana in pots
King Palm (12’ trunk height)
2
Dracaena drago in pots
Dragon tree
8
2
6
3
7
4
3
Dodonaea viscosa 'Purpurea'
Purple Hopseed Bush
4
Cordyline 'Purple Tower'
Purple Tower Cordyline
5
Arbutus unedo
Strawberry Tree
1
5
9
Concrete paving on structure
9
Ipe wood deck
7
or
Built-in grills
Fire bowl
composite wood deck
8
LANDSCAPE DESIGN
04-24-2014
Roof Level
SCALE: 1” = 10’ - 0”
0
5
10
N
6
20 ft
L3
4949 HOLLYWOOD BLVD
S U I T E
2 2 0
T 323 . 663 . 4949
F 323 . 663 . 1422
Attachment A
ATTACHMENT “A”
DISCRETIONARY APPROVAL REQUESTS FOR A MIXED USE PROJECT
FIGUEROA – DHG FAMILY TRUST
1400 SOUTH FIGUEROA STREET
The Applicant, DHG Family Trust, requests approval of the following discretionary actions:
1) Pursuant to LAMC Section 17.01, the Applicant respectfully requests approval of Vesting
Tentative Tract Map No. 72811 to permit the merger of the subject parcels and the creation of
one ground lot containing 106 residential condominiums, either 4 ground floor live/work
condominiums totaling 3,350 s.f. or 3,350 s.f. of commercial retail/restaurant space, and 1,400
s.f. of commercial retail/restaurant space necessary to facilitate the development of a mixed-use
project as defined below.
a. Deviation from Advisory Agency requirement to provide 0.25 guest parking spaces per
dwelling unit. 0 guest parking spaces per dwelling unit are proposed.
2) Pursuant to LAMC Art. 4.5, Section 14.5.7, the Applicant respectfully requests approval of a
transfer of floor Area (“TFAR”) for transfer of less than 50,000 square feet (i.e. 11,951 square
feet maximum) in order to construct the floor area necessary for a creative mixed-use project
consistent with similar adjacent development projects.
3) Pursuant to LAMC Section 16.05-E, the Applicant requests the approval of Site Plan Review
for a project creating more than 50 residential dwelling units.
4) Pursuant to various sections of Los Angeles Municipal Code, the Applicant will request
approvals and permits from the Building and Safety Department (and other municipal agencies)
for project construction activities including, but not limited to the following: demolition,
excavation, shoring, grading, foundation, haul route, building and tenant improvements.
Project Description
The Applicant is requesting approval of a Vesting Tentative Tract Map to develop a seven story
building comprised of 106 unit residential units and 1,400 s.f. of commercial retail/restaurant,
plus either four ground floor live/work units totaling 3,350 s.f. or an additional 3,350 s.f. of
commercial retail/restaurant space, located on 0.58 acres of land in the South Park area of Los
Angeles. The Project will include recreational amenities for residents that include a swimming
pool and spa, sun deck, barbeque area, indoor and outdoor lounge areas, and a fitness center.
About 1/3 of the residential units will have individual private balconies or patio areas. The
Applicant is proposing a mixed-use floor area of 88,307 s.f., which includes 11,951 s.f. of
transferred floor area (TFAR).
Off-street parking spaces will include 114 automobile spaces on two subterranean levels and
one street level, together with 126 bicycle spaces on the ground floor level. There will be
10,309 square feet of open space provided in the form of common areas including a ground
floor lobby/lounge area, fitness center, 1st residential level outdoor lounge and pool, patio areas,
and a roof deck/sky lounge/sun deck. Private open space will consist of 1,900 square feet of
private balconies and patios.
The Applicant is also requesting that the Site Plan Review findings be made as a part of the
approval.
1400 S. Figueroa St.
May 6, 2014
Craig Lawson & Co., LLC
Page 1
Attachment A
FINDINGS FOR: SUBDIVISION OF LAND, PURSUANT TO CALIFORNIA GOVERNMENT
CODE SECTIONS 66473.1 AND 66474 (Subdivision Map Act) AND LAMC, SECTION 17.00
of ARTICLE 7 (Division of Land)
(a) That the proposed map is/will be consistent with applicable general and specific plans as
specified in section 65451.
Downtown Strategic Plan
The Strategic Plan recognizes the need to maintain the distinct neighborhoods that create
diversity in downtown Los Angeles but also calls for linkages between the areas so that greater
economic potential can be utilized. The Downtown Strategic Plan also recognizes the need to
significantly increase the residential presence in the Central City community.1 The Strategic
Plan recommends that an Objective is to establish neighborhoods offering a wide variety of
housing choices interspersed with community commercial buildings.
A Strategic Plan
recommendation is to encourage mixed-use commercial projects in the vicinity of existing
employment nodes such as the Transamerica area and rail transit stations.2
The Project is consistent with the Strategic Plan recommendations by continuing to develop the
underutilized site into a mixed-use project that links residential uses with vicinity the job centers,
entertainment, shopping and restaurants, while being located near numerous transit options
including a rail transit station at Pico Boulevard and Flower Street.
The Project is consistent with this Plan in that it will add up to 110 housing units to the much
needed housing supply. The ground floor retail/commercial and live/work unit option serves to
further activate the Figueroa Corridor and to maintain and expand the financial aspects of the
South Park District by investing in underutilized property that will result in more job opportunities
and increased sales tax revenues. The Project is situated in a geographic area that is
transitioning away from traditional commercial and industrial uses to more urban type of uses
typical of the Proposed Project and recently approved mixed-use projects to the north and south
on either side of the Project site. With the exception of the car dealership at the intersection of
Figueroa Street at Venice Boulevard, most of the east side of Figueroa Street frontage from
Venice Boulevard to Pico Boulevard will become high density residential with the approval of
this application. The Strategic Plan recommends that the land use for the east side of Figueroa
Street from Venice Boulevard north to Olympic Boulevard be mixed-use neighborhoods with a
6:1 FAR.
The Project is a mixed-use development that is consistent with the Strategic Plan land use
recommendation of increased residential presence and the infilling with similar projects on
underutilized surface parking lots located on either side of the Project. Proposed floor area is
88,307 sq. ft., which includes a transfer of 11,951 sq. ft., resulting in an FAR of 3.47:1 that is
well within the Strategic plan maximum.
Community Plan
The Project is located in the Central City Community Plan area (“Community Plan”). The
current zoning is C2-2D-O Commercial and the General Plan land use designation is
Community Commercial. The Project site is underutilized as a surface parking lot. The
Applicant is proposing to build a mixed-use residential over commercial project that will assist in
1
2
Central City Community Plan P. 1-11 & 12
Downtown Strategic Plan P. 46
May 6, 2014
Page 2
Attachment A
providing much needed housing as well as ground level commercial retail/restaurant that is
consistent with the recent and current redevelopment activity of properties around the
Convention Center, Staples Center and LA Live area.
The Project is located in the South Park District of the Community plan, which is one of nine
sub-districts. South Park is recognized to be a mixed-use community with a significant
concentration of housing. This thriving residential community includes the proximate siting of
auxiliary support services such as retail and commercial developments that provide employment
opportunities for area residents. To that end, and in the interest of creating a linkage between
jobs and housing, the development of substantial, community benefitting commercial projects
has been encouraged. Furthermore the Plan goes on to say that the anticipated job growth in
South Park over the next few years is also expected to attract large commercial projects that will
combine commercial and residential development and take advantage of the benefits of this
unique downtown location. 3 Therefore, the Project is consistent with the Southpark District of
the Community Plan.
The development and subdivision of the Project at the proposed site is consistent with the
following relevant goals, policies and objectives of the Community Plan.
Residential Policies and Objectives
Objective 1-1 To promote development of residential units in South Park.
Policies
1-1.1 Maintain zoning standards that clearly promote housing and limit ancillary
commercial to that which meets the needs of neighborhood residents or is compatible
with residential uses.
Program: The Central City Community Plan designates much of South Park and Bunker
Hill as High Density Residential with corresponding residential zoning.
Program: Designate the Land Use for South Park for residential in all future
redevelopment plans.
Objective 1-2 To increase the range of housing choices available to Downtown employees and
residents.
Policies
1-2.1 Promote the development of neighborhood work/live housing.
Program: Utilize all available funds to expand housing choices including the
rehabilitation of historic buildings into live/work units.
Objective 1-3 To foster residential development which can accommodate a full range of
incomes.
The proposed Project advances the above objectives and policies by providing a safe, secure
and high quality residential development for all economic, age and ethnic segments of the local
community. The Project is located in a rapidly evolving neighborhood which the City
encourages the development towards a mixed-use boulevard, generally along Figueroa Street
as more people are moving into the downtown area and enjoy the ability to be able to walk to
restaurants, employment centers, and shopping. A notable attribute of the Project is the
3
Central City Community Plan P. I-8
May 6, 2014
Page 3
Attachment A
optional provision of four ground floor live/work units (each approximately 838 s.f.) facing
Figueroa Street that will allow for small businesses to flourish that normally would not be able to
afford commercial space dedicated exclusively to a single purpose business.
The Project site is located near major employment centers such as the Downtown Commercial
core, LA Trade Technical School, the Staples Center, LA Live, and the Convention Center and
is immediately adjacent to transportation corridors such as the Metro bus line and the Blue Line
Rail transit stop at Pico Boulevard and Flower Street all of which make the Project site an ideal
location for a high density condominium type of residential housing.
Commercial Policies
Tourism and entertainment play a significant role in the commercial activity of Los Angeles and
Central City. Downtown Los Angeles offers a variety of attractions for both residents and
visitors alike. The Convention Center, LA Live Entertainment Center and the Staples Arena add
significantly to the draw of downtown for visitors. Several major hotels are located in Central
City and more are anticipated. The completion of the Staples Arena and LA Live projects has
had a dramatic and positive impact on the hotel and entertainment component in Downtown.
Two new high-rise hotels have been recently constructed in connection with the LA Live
development.
The Project is situated in a changing area of Downtown Los Angeles on a block that has largely
been historically developed with underutilized surface parking lots, one and two story
wholesale/retail buildings, several car dealerships, a new apartment building at Pico Boulevard,
and a restored older four-story hotel. This area is now transitioning into a more residential and
mixed-use commercial/residential land use character as is evidenced by two recently approved
mixed-use projects (1406 S. Figueroa St. with 200 units and 1340 S. Figueroa St. with 251
units) on either side of the Project fronting on Figueroa Street and a four story 100 unit
apartment building at the corner of Figueroa Street and Pico boulevard. The Figueroa Street
corridor and surrounding areas to the north are developing with more retail shopping and
restaurants not typically found in this area of the Downtown. As a result, the Project would bring
in a development consistent with the existing and planned development of the immediate vicinity
adding to the housing supply and street level commercial retail/restaurant opportunities,
together with adequate off-street parking. The design of the facility is of top quality architecture
that is distinctive but in keeping with the size and bulk of surrounding existing development and
styles.
Commercial Policies and Objectives
Objective 2-1 To improve Central City’s competitiveness as a location for offices, business,
retail, and industry.
Policies
2-1.1 To reinforce Bunker Hill and the Financial Core Districts as dominant centers for
legal, financial and other corporate services for Southern California and the Pacific Rim.
2-1.2 To maintain a safe, clean, attractive, and lively environment.
Objective 2-2 To retain the existing retail base in Central City.
Policies
May 6, 2014
Page 4
Attachment A
2-2.1 Focus on attracting businesses and retail uses that build on existing strengths of
the area in terms of both the labor force, and businesses.
Program: Actively market Downtown’s retail uses to a broad range of shoppers and
encourage restaurants and cafes along the street to attract office workers and tourists.
2-2.3 Support the growth of neighborhoods with small, local retail services.
Program: In the residential neighborhoods of South Park and Bunker Hill, the current
zone permits certain restricted commercial uses in the residential zone.
The Project will have a dedicated commercial component of approximately 1,400 square feet
and an optional 4-unit live/work component or additional 3,350 s.f. of commercial
retail/restaurant space The live/work option would allow small businesses a place to produce
and display their wares in conjunction with on-site living quarters along a high pedestrian traffic
area of the Convention Center, LA Live and Staples Center. The location of the residential
development is ideal in its close proximity to the commercial areas of Downtown that offer many
opportunities for entertainment, employment and shopping.
Transportation
The Community Plan notes the following regional transportation options that are available and
continue to expand with new development in the Central City.
Central City is the hub of the public transportation systems in Southern California. The Los
Angeles County Metropolitan Transit Authority (“MTA”) the largest of the public transit bus
systems operates an extensive system of bus lines to and from downtown Los Angeles to other
areas of Southern California. Other major public transit agencies that offer bus service include
Orange County Transit, Foothill Transit, and Santa Monica Municipal Transit.
In addition to buses, the MTA operates the Red Line subway from Union Station through Central
City to the neighboring communities of Westlake, Mid-Wilshire, Hollywood and eventually
terminating in North Hollywood. The MTA also operates the Blue Line light rail trains between
Los Angeles and Long Beach and the intercepting Green Line between El Segundo and
Norwalk, with stops in many communities in between. Recently the MTA Expo line has begun
service between Downtown and Culver City. The second phase of this line is under
construction that will connect to Santa Monica. Metrolink operates several light rail trains from
northern Los Angeles County, Orange County, and Riverside County into downtown Los
Angeles at Union Station.4
The Project is ideally situated to take advantage of these transportation options for the residents
to travel about the region without having to drive. Further details of transportation opportunities
are discussed under the Transportation Element section below.
General Plan Framework
Downtown Center
The Project Site is located in the South Park Neighborhood of the Downtown Center of the
General Plan Framework and the following describes the area that encompasses the Project:
4
Central City Community Plan, P. IV-2
May 6, 2014
Page 5
Attachment A
Downtown Los Angeles is an international center for finance and trade that serves the
population of the five-county metropolitan region. It is the largest government center in the
region and the location for major cultural and entertainment facilities, hotels, high-rise residential
towers, regional transportation facilities and the Convention Center. These uses serve the
region, state, nation and the world. Generally, the Downtown Center is characterized by FARs
up to 13:1 and high-rise buildings.5 In addition, since this Framework Plan document was
prepared the LA Live and Staples Center together with several hotels are projects that have
been completed therefore resulting in a major economic turnaround of this part of the Downtown
area. The proposed Project will be strategically situated in order to take advantage of the
redevelopment in this area as well as commercial development northerly along Figueroa Street.
The adopted Downtown Strategic Plan element discussed above provides direction and
guidance for the area's continued development and evolution. While its policies provide for both
business retention and attraction and seek to maintain the area's economic role in the regional
economy, the General Plan element emphasizes the development of new housing opportunities
and services to enliven the downtown and capitalize on the diversity of the City's population.
The Framework Plan reflects the Strategic Plan's goals and maintains the Downtown Center as
the primary economic, governmental, and social focal point of Los Angeles, while increasing its
resident community. In this role, the Downtown Center will continue to accommodate the
highest development densities in the City and function as the principal transportation hub for the
region.
To support Downtown as the primary center of urban activity of the Los Angeles region, its
development should reflect a high design standard. Additionally, nighttime uses should be
encouraged and public safety enhanced to meet the needs of residents and visitors.
Framework Plan Goals and Objectives
GOAL 3G A Downtown Center as the primary economic, governmental, and social focal point of
the region with an enhanced residential community
Objective 3.11
Provide for the continuation and expansion of government, business, cultural, entertainment,
visitor-serving, housing, industries, transportation, supporting uses, and similar functions at a
scale and intensity that distinguishes and uniquely identifies the Downtown Center.
Mixed Use Boulevards
The Framework Plan generally provides the definition of Mixed Use Boulevards as consisting of
connecting spaces that lie between neighborhood clusters, community centers and some
regional centers and that traditionally have been zoned for commercial uses, in three ways:
(1) retention for highway-oriented commercial uses,
(2) intensification of low-intensity or marginally viable commercial areas with existing or
planned major bus or rail transit facilities for new commercial development and/or
structures that integrate commercial and housing development, and
(3) re-use of corridors that are characterized by a prevailing mix of marginal or obsolete
commercial uses and housing for new multi-family residential units.6
5
6
Downtown Framework Plan, Fig. 3-1 Long Range Land use Diagram
General Plan Framework Chapter 3, Land Use
May 6, 2014
Page 6
Attachment A
The Framework Plan recommends that where the corridors are appropriate for a mix of housing
and commercial, the community plans should designate the areas as mixed-use boulevards.
Mixed-use development is encouraged along mixed-use boulevards at a scale, density and
height of development compatible with the nearby residential neighborhoods. Generally,
different types of mixed-use boulevards will fall within a range of floor area ratios from 1.5:1 up
to 4:1 and be generally characterized by one- and two-story commercial structures, up to threeto six-story mixed-use buildings between centers and higher buildings within centers. Mixeduse boulevards are served by a variety of transportation facilities.7
The Project is considered to be a mixed-use project with retail commercial, high density
residential and live/work units that could potentially provide a commercial outlet for those
residents showing their wares for sale to the public. The Project is “sandwiched” between and
is consistent with two recently approved similar mixed-use projects, both of which are under
construction at present and which emphasizes the Mixed Use Boulevard concept contemplated
by the Framework Plan along Figueroa Street. The Project is also consistent with following
certain goals, objectives and policy recommendations of the Framework Plan:
GOAL 3.I: A network of boulevards that balance community needs and economic objectives
with transportation functions and complement adjacent residential neighborhoods.
Objective 3.13
Provide opportunities for the development of mixed-use boulevards where existing or planned
major transit facilities are located and which are characterized by low-intensity or marginally
viable commercial uses with commercial development and structures that integrate commercial,
housing, and/or public service uses.
Policies
Uses and Density
3.13.1
Encourage the development of commercial uses and structures that integrate
housing units with commercial uses in areas designated as "Boulevard-Mixed
Use" in accordance with Tables 3-1 and 3-88. The range and density/intensity of
uses permitted in any area shall be identified in the community plans.
Table 3-8
Land Use Designation
Corresponding Zones
Boulevard-Mixed Use
CR, C1, C1.5, C2, C4,
[Q]C2
3.13.3
Encourage the inclusion of public service uses (e.g., day and elder care,
community meeting rooms, and recreational facilities), school classrooms,
cultural facilities (museums and libraries), and similar uses in mixed-use
structures.
3.13.6
Design multi-family residential units to minimize the impacts of traffic and noise
and incorporate recreational and open space amenities to support the needs of
the residents.
The proposed Project is consistent with the Boulevard Mixed Use designation of this policy and
with the definition of Mixed Use Boulevard as set forth in the Framework Plan.
7
8
Framework Plan, Chapter 3, Mixed Use Boulevards
May 6, 2014
Page 7
Attachment A
The Project will be designed so as to minimize the potential impacts of the nearby-by freeway
by providing environmental controls such air filtering and sound proofing and will provide
approximately 12,209 sq. ft. of private, and common open space on site.
Therefore, the Applicant is proposing a mixed use project that will have a floor area ratio of
approximately 3.46:1 with a six story residential over one story live/work and commercial
retail/restaurant street level uses in a building that is near the Metro Blue Line Light Rail transit
stop on Pico Boulevard and Flower Street and the Metro Bus stops on Flower Street, Pico
Boulevard, Figueroa Street and Venice Boulevard, which is substantially consistent with the
definition of Mixed Use Boulevards and the goals and policies of the Framework Plan.
Housing Element
The City adopted an update to the Housing Element in December of 2013 for the period of 2013
to 2021.
For the Regional Housing Needs Assessment (“RHNA”) cycle relevant to this Housing Element
Update (January 1, 2014 through September 30, 2021), Housing and Community Development
Department (“HCD”) determined that 412,721 additional housing units are needed for the sixcounty region covered by the Southern California Association of Governments (“SCAG”) COG.
Of the SCAG region allocation, the total assigned to the City of Los Angeles is 82,002 units. Of
these, 20,426 are for very low-income, 12,435 are for low-income, 13,728 are for moderateincome, and 35,412 are for above moderate-income households.9
The Executive Summary notes that for the City of Los Angeles, over 10,250 residential units
need to be built per year to address the RHNA numbers10. The Housing Element estimates that
the Central City Community Plan area has the capacity to accommodate approximately 17,893
of these dwelling units without consideration of this Project.11
Furthermore:
“City’s General Plan lays out the strategy to meet this challenge, by directing growth to transitrich and job-rich centers and supporting the growth with smart, sustainable infill development
and infrastructure investments. By integrating the City’s housing strategy with its growth
strategy the City supports economic development, reduces housing costs, minimizes
environmental impacts and enhances the quality of life. At the core of this strategy are
complete mixed-use, mixed-income neighborhoods strategically located across the City that
provides opportunities for housing, jobs, transit and basic amenities for all segments of the
population.”12
“…, the City has been pursuing a sustainable approach to accommodating long range growth.
This approach is established in the Framework Element of the General Plan, first adopted in
1995, which encourages sustainable growth in higher-intensity commercial and mixed-use
districts, centers and boulevards, and in proximity to transit. These centers and transit stations
and stops are depicted on the map below, Map ES.1.
The goals and policies of the Framework Element establish a balanced approach to growth by
linking it to the land uses and infrastructure that will support the type of infill development that
9
Los Angeles Housing Element 2013-2021, Chapter 3
Los Angeles Housing Element Summary of Housing Element Targets, P. xxii,
City of Los Angeles Housing Element, Summary Sites with Housing Capacity. Table 3-1, P. 3-4
12
Los Angeles Housing Element, Executive Summary, P. c-xiii
10
11
May 6, 2014
Page 8
Attachment A
incurs the least economic, environmental and social costs. The Housing Element fulfills this
strategy.” 13
To target growth strategically, the City is developing Transit Oriented District plans and
implementing financial and land use incentives to increase the feasibility of infill development
near transit. This includes new zoning categories for residential and mixed-use development
near transit stops, incentives to increase housing opportunities in Downtown that can support
tens of thousands of additional people that will leverage the billions of dollars of rail and other
infrastructure investment that has been made there, and zoning to encourage the adaptive
reuse of the City’s stock of historic office buildings for housing. City agencies, including the Los
Angeles Housing Department (“LAHD”), the Housing Authority of the City of Los Angeles
(“HACLA”) and the Community Redevelopment Agency of the City of Los Angeles (“CRA/LA”),
are committed to bringing resources necessary to support these neighborhoods, maintaining
neighborhood character and upgrading the housing stock while developing livable, affordable,
and sustainable neighborhoods.14
Granting the requested subdivision map will also permit the development of a Project which
demonstrates consistency with the following Housing Element Goals, Policies and Objectives:
Goal 1: Housing Production and Preservation
Objective 1.1
Produce and adequate supply of rental and ownership housing in order to meet current and
projected needs.
Policies
1.1.3: Facilitate new construction and preservation of a range of different housing types that
address the particular needs of the city’s households.
1.1.4: Expand location options for residential development, particularly in designated Centers,
Transit Oriented Districts and along Mixed-Use Boulevards.
The Project site is located in a transit-rich location as the Metro Blue Line transit Stop nearby on
Flower Street at Pico Boulevard. There are also bus lines on Figueroa Street, Flower Street,
that connect to Downtown Los Angeles.
2.1.2: Establish development standards that enhance healthily outcomes.
Objective 2.2
Promote sustainable neighborhoods that have mixed incomes housing, jobs, amenities,
services and transit.
Policies
2.2.1: Provide incentives to encourage the integration of housing with other compatible land
uses.
2.2.2: Provide incentives and flexibility to generate new multifamily housing near transit and
centers, in accordance with the General Plan Framework element as reflected in Map ES-1.15
The Housing Element discusses providing additional trip credits for mixed-use development
located near transit16. The proposed Project would benefit from such trip reductions if they
13
Los Angeles Housing Element, Strategically Directing Growth, P. c-xvi
Los Angeles Housing Element, Strategically Directing Growth, P. c-xvi
15
Housing Element 2013-2021, GP Framework and Adopted Regional Centers Map ES-1, P6-9i
14
May 6, 2014
Page 9
Attachment A
existed. Unfortunately, the City does not yet offer such credits and without them, the project
faces a community desire that it mitigate years of development sprawl in addition to its own trip
generation. Due to existing conditions, almost any economically viable redevelopment of this
site would likely generate traffic impacts at the intersections of Venice Boulevard and Pico
Boulevard. The Applicant proposes to maximize the Project’s number of residential units so as
to generate new housing desired by the Housing Element and to provide such housing in
proximity to transit, thereby diminishing the traffic impacts that otherwise would result from a
sole commercial project. The close proximity to numerous transit options also allows for access
to the retail/commercial floor area of the Project without having to use automobiles.
2.2.3: Promote and facilitate a jobs/housing balance at a citywide level.
The granting of the subdivision map permits the construction of up to 110 dwelling units within
walking distance of transit options that connect to the jobs-rich LA Live, Staples Center, the
Convention Center, USC, LA Trade Tech College and Downtown Los Angeles Business District.
By locating such development at this proposed site helps the City move toward an improved
jobs/housing balance.
Objective 2.3
Promote sustainable buildings, which minimize adverse effects on the environment and
minimize the use of non-renewable resources.
Policies
2.3.2 Promote and facilitate reductions of water consumption in new and existing housing.
2.3.3 Promote and facilitate reductions of energy consumption in new and existing housing.
2.3.4 Promote and facilitate reductions of in construction of construction and building
operations.
The Project is designed to achieve a CALGreen compliance.
Objective 2.4
Promote livable neighborhoods with a mix of housing types, quality design and a scale and
character that respects unique residential neighborhoods in the City.
The proposed subdivision is consistent with the goals and the policies of the City’s Housing
Element (2013-2021). The Housing Element would permit the construction of a maximum of
110 unit residential project proximate to a significant employment center such as the downtown
Los Angeles Commercial Core, LA Live, Staples Center and the LA Trade Tech College and
numerous transportation options connecting to other job centers throughout the City.
The Project which is well-served by transit lines and has the added value of being located near
the Blue Line transit stop at Pico Boulevard and Flower Street, and the major transportation
corridors of Venice Boulevard, Figueroa Street, Pico Boulevard and Flower Street. Transit
opportunities are further detailed in the Transportation Element below.
The Project promotes livability by providing opportunities for residents to walk and use the many
transit options to their jobs as well as to their retail and entertainment needs. The Project also
promotes bicycling with 114 long and 12 short-term bicycle parking racks. The building’s
massing is in character with the built environment. The Project provides a seven-story modular
element along Figueroa Street frontage consistent with the massing of the buildings recently
approved and under construction to the north and south of the Project. The granting of the
16
Housing Element 2013-2021, Alleviating Constraints, P. 2-33
May 6, 2014
Page 10
Attachment A
requested subdivision map will promote a livable neighborhood by allowing the development of
a mixed-use project that respects the surrounding mix of entertainment, commercial, office,
educational and public facilities.
For these reasons, the granting of the subdivision map is consistent with the objectives and
policies of the Housing Element.
Specific Plan
The Project is located outside of the boundaries of, but adjacent to the Los Angeles Sports and
Entertainment District (“LASED”) Specific Plan. However, the Project is located within the
boundaries of the LASED Streetscape Plan, which was adopted in conjunction with the LASED.
The LASED Streetscape Plan provides standards and guidelines for improvements in the public
right-of-way within the LASED Specific Plan area and along Figueroa Street from 7th Street to
Venice Boulevard.
The Streetscape Plan requires that Pedestrian Linkages shall be provided to areas surrounding
the LASED which include the South Park District. Pedestrian Linkages shall consist of attractive
hardscape, landscape, lighting improvements, and directional signs. Accordingly, projects shall
provide a public sidewalk width and a Private Setback width, as set forth in Appendix A.
Appendix A, Sec. 6.B. of the LASED Streetscape Plan for Figueroa Street (Olympic Boulevard
to 7th Street and Pico Boulevard to Venice Boulevard) applies to the Project for the lots
adjacent to and fronting on Figueroa Street. This Section calls for new developments to have
12-foot wide sidewalks and 8-foot wide private setbacks on the adjacent property. The
Streetscape Plan addresses infrastructure (sidewalks, crosswalks, medians), landscape (street
trees) and street lighting (pedestrian lights, street lights, street tree pattern).17 The Applicant
proposes to make improvements in the public right-of-way and private setback that comply with
the requirements of the LASED Streetscape Plan.
The Project will comply with the Streetscape Plan by providing a 9-foot building setback and 15
foot wide sidewalk. The sidewalk will consist of patterned concrete with a color variation of the
pattern that will be complementary to the building colors. The paving surface will include street
trees and low planter areas that provide shade as well as an inviting green space for visitors.
In addition, according to the Central City Community Plan, the Project is located in the LASED
Sphere of Influence. The Project site as noted is included in the South Park district of the
Community Plan. Although this block of South Park could be considered for commercial
support services for the LASED, it is clearly being developed primarily as a mixed-use area
which is consistent with the uses permitted by right in the underlying zoning. The LASED notes
that South Park will also be impacted by the Convention Center and Staples Arena by offering
residents and workers a nearby location for their entertainment, shopping, and dining needs as
well as a place to go and spend leisure time.
Open Space Element
The applicant is proposing to provide approximately 12,209 sq. ft. of open space consisting of
two components including common open space on the roof deck, pool and spa, sundeck on the
1st/podium level, recreation room, lobby and leasing, and 1,900 sq. ft. of private residential
17
LASED Streetscape Plan, Appendix A
May 6, 2014
Page 11
Attachment A
balconies. Therefore, the common open space requirements are satisfied and exceed the
minimum requirements.
Transportation Element
Approval of this subdivision on the Project site would facilitate the construction of a project
consistent with the purposes of the General Plan’s Transportation Element. This Element
recognizes that primary emphasis must be placed on maximizing the efficiency of existing and
proposed transportation infrastructure through advanced transportation technology, through
reduction of vehicle trips, and through focusing growth in proximity to public transit.
The Project is well-served by transit lines and has the added value of being located
approximately 1,100 feet from the Blue Line rail transit stop on Flower Street at Pico Boulevard
and four major bus and vehicular transportation corridors located on Figueroa Street, Flower
Street, Pico Boulevard, and Venice Boulevard. There are a number of transportation hubs that
connect the Project to most areas of the City as well as regional Los Angeles County routes.
Bus transit stops are located at Pico Boulevard at Flower Street, Venice Boulevard at Figueroa
Street, and midblock on Figueroa Street all within easy walking distance from the Project.
Figueroa Street Corridor








Express bus 81 stop at Pico Boulevard connects Eagle Rock with Harbor Gateway
Express bus 442 stop at Pico Boulevard that connects Hawthorn with Union Station
Express bus 450 stop at Pico Boulevard connects 4th Street with San Pedro
Express bus 460 stop at Pico Boulevard connects 7th Street with Anaheim
Commuter Express 419 connects Chatsworth with Downtown
Commuter Express 422 connects Central Los Angeles with Thousand Oaks
Commuter Express 423 connects Thousand Oaks with Downtown
DASH Route F connects LAUSD with Exposition Park
Flower Street Corridor



Metro Blue Line stop at Pico Boulevard connects Downtown Los Angeles to Long Beach
Metro Silver Express Bus Line at Pico Boulevard connects El Monte to Harbor Gateway
Metro Exposition Line Connects 7th Street station with Culver City
Venice Corridor


Local bus 33 stop at Flower Street connects Union Station with Venice
Local bus 733 stop Flower Street connects Union station to Venice and Santa Monica
Pico Boulevard Corridor

Local bus 30 and 330 connect Boyle Heights with Santa Monica Boulevard
Near the Project site, light-rail transit access is provided by the Metro Blue and Expo Lines. The
Blue Line runs north-south from Downtown Los Angeles (Flower Street/7th Street) to either
Downtown Long Beach (Long Beach Transit Mall) or the Long Beach Memorial Medical Center
(Willow Street Station). The Expo Line runs east-west from Downtown Los Angeles (Flower
Street/7th Street) to Culver City (Culver City Station). The Blue and Expo Lines travel within the
Metro right-of-way adjacent to Flower Street in the project vicinity. The Blue and Expo Lines
share one station in the project vicinity, at the Flower Street and Pico Boulevard intersection
(Pico Station). This station is situated within one-quarter mile northeast of the 1400 S. Figueroa
Residential project. The Pico Station and rail line is at-grade along Flower Street in the project
vicinity. During the AM and PM peak hours, the Metro Blue and Expo Lines provide headways
May 6, 2014
Page 12
Attachment A
of approximately 4 minutes per train (i.e., 15 trains per hour); with every third train going to
either Downtown Long Beach, Willow Street Station, or Culver City.18
The Transportation Element19 sets forth goals, objectives and policies to establish a citywide
strategy to achieve long-term mobility and accessibility within the City of Los Angeles. For
example:
Objective 2 strives to mitigate the impacts of traffic growth, reduce congestion, and improve air
quality by implementing a comprehensive program of multimodal strategies that encompass
physical and operational improvements as well as demand management.
Objective 3 Support development in regional centers, community centers, major economic
activity areas and along mixed-use boulevards as designated in the Community Plans.
This Element recognizes that primary emphasis must be placed on maximizing the efficiency of
existing and proposed transportation infrastructure through advanced transportation technology,
through reduction of vehicle trips, and through focusing growth in proximity to public transit.20
Approval of this subdivision on the Project site would facilitate the construction of a mixed use
project consistent with the purposes of the General Plan’s Transportation Element by being
located in close proximity to major transportation facilities therefore providing the opportunity to
reduce contribution to traffic congestion. The strategic location of the Project also allows for
pedestrian and bicycle access to the many opportunities that have been and are continuing to
develop for shopping, entertainment, and restaurants as well travel throughout the region
around the City of Los Angeles.
Redevelopment Plan
The City Center Redevelopment Project area is comprised of portions of the former Central
Business District (“CBD”) Redevelopment Project Area, which was amended on May 1, 2002
and the Project end date is May 15, 2032).
The Redevelopment Plan for City Center contains development standards (i.e. density, design,
etc.) as well as land use regulations and housing requirements. Most of these are applicable to
the Project Area as a whole; however, there are some that are specific to a particular
Development Area as there are three within the Redevelopment Project Area: Historic
Downtown Development Area, City Markets Development Area, and South Park Development
Area. The subject Property is located within the South Park Development Area. The following
sections of the Redevelopment Plan apply to the Project:
§503.6 Residential Uses within Commercial Areas
The Agency may permit appropriately designed and properly located Residential facilities within
Commercial areas, including residential uses as mixed uses in commercial mixed use
developments, consistent with the applicable Community Plan as it now reads or as it may be
amended from time to time in the future, and as permitted by the zoning and the Los Angeles
Municipal Code, as they now exist or as they may be amended from time to time in the future;
provided, however, that the Residential facility, as well as any Commercial facility in the case of
a mixed use development, shall conform to the following criteria:
1. Promote community revitalization;
18
Traffic Impact Study 1400 S. Figueroa Street Residential Project, LINSCOTT, LAW & GREENSPAN, engineers, March 17, 2014
Transportation Element, Chapt. IV Objectives and Policies
20
Transportation Element, Purpose
19
May 6, 2014
Page 13
Attachment A
2. Promote the goals and objectives of the Plan;
3. Be compatible with and appropriate for the Commercial uses in the vicinity;
4. Include amenities which are appropriate to the size and type of housing units proposed; and
5. Meet design and location criteria required by the Agency.
§504.2. Public Street Layout, Rights-of-Way and Easements
The street layout in the Project Area is illustrated on the Redevelopment Plan Map (Exhibit No.
1) and shall remain substantially in its existing configuration. Streets and alleys may be
widened, altered, realigned, abandoned, depressed, decked or closed as necessary for proper
redevelopment of the Project. Additional public streets, rights-of-way and easements may be
created in the Project as needed for development and circulation. Such modifications as may
be implemented shall conform to the applicable Community Plan as it now reads or as it may be
amended from time to time in the future. The air rights over or under public rights-of-way may
be used for private uses, buildings, platforms, decks and other uses subject to Agency approval.
The public rights-of-way may further be used for transportation systems, vehicular and/or
pedestrian traffic as well as for public improvements, public and private utilities, and activities
typically found in public rights-of-way.
§507. New Construction and Rehabilitation of Properties
All new construction and/or rehabilitation of existing structures within the Project Area shall
comply with all applicable State and local laws in effect from time to time, including without
limitation, the Building, Electrical, Heating and Ventilating, Housing and Plumbing Codes of the
City and the City Zoning Ordinance. In addition to applicable codes, ordinances, or other
requirements governing development in the Project Area, additional specific performance and
development standards may be adopted by the Agency to control and direct redevelopment
activities in the Project Area.
Any existing structure within the Project Area which the Agency shall approve for retention and
rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in such a manner that it
will be safe and sound in all physical respects, and be attractive in appearance and not
detrimental to the surrounding uses. Property rehabilitation standards for rehabilitation of
existing buildings and site improvements may be established by the Agency.
§508.3 South Park Development Area
The proposed development for the South Park Development Area is to achieve a mixed-use
live/work community, consisting of a housing-commerce community featuring open space.
Rehabilitation of this area is in part dependent on addressing the social, medical and economic
problems of the Central City population. A major share of land use shall be devoted to housing,
to be developed for all income groups and family sizes. Specialized facilities and amenities
such as day care centers, playgrounds, and recreational areas designed for all aged groups
should be developed in conjunction with new housing. The remaining land shall be used for
open space and commerce as set forth below.
The land uses that shall generally be located in the South Park Development Area include the
following:
1. Public Land: Governmental and cultural land uses; and uses related thereto such as
office space, retail/wholesale stores, restaurants, clubs and the like; uses and structures
for educational and recreational purposes; uses and structures for public health and
safety; open space and parking.
May 6, 2014
Page 14
Attachment A
2. Private Land: Regional Center Commerce and Parking, including but not limited to
service establishments; retail/wholesale stores; business offices; professional offices;
recreational; sports and entertainment enterprises including theaters, clubs and movie
houses; hotel and motel uses; and other compatible and related uses; tourism-serving
uses; entertainment uses; community commerce and supportive service establishments;
high and medium density housing where compatible with existing and proposed
development; open space and parking.
3. Private Land Alternate Use: The following additional alternate uses are designated for
that portion of the South Park Development Area designated on the Redevelopment
Plan Map for alternative uses: High and medium density housing; community commerce
and supportive service establishments, retail/wholesale stores, business offices,
professional offices, recreational and entertainment enterprises including theaters, clubs
and movie houses, hotel and motel uses, and other compatible and related uses; open
space and parking.
§512. Development Densities
§512.1 Maximum Floor Area Ratios
Subject to the exemption provisions set forth in the balance of this §512 below, each parcel in
the Project Area shall be subject to and may be developed with the following maximum Floor
Area Ratios:
1. In the Historic Downtown Development Area, the Floor Area shall be no more than
six (6) times the Parcel Area.
2. In the City Markets Development Area, the Floor Area shall be no more than three
(3) times the Parcel Area.
3. In the South Park Development Area, the Floor Area shall be no more than six (6)
times the Parcel Area for parcels north of Pico Boulevard, nor more than three (3)
times the Parcel Area for parcels south of Pico Boulevard.
§513. Open Space, Landscaping, Light, Air and Privacy
The approximate amount of open space to be provided in the Project Area is the total of all area
which will be in the public rights-of-way, the public grounds, spaces around buildings, and all
other outdoor areas not permitted to be covered by buildings as generally diagrammed in
Exhibit No. 5 of this Plan attached hereto and incorporated herein by this reference. In all areas,
sufficient space shall be maintained between buildings to provide adequate light, air and
privacy. Landscaping shall be developed in the Project Area to ensure optimum use of living
plant material.
§515. Utilities
The Agency shall require that all utilities be placed underground when physically and
economically feasible, as determined by the Agency.
§516. Parking and Loading Facilities
Parking shall be provided in a manner consistent with standards for contemporary development
practices, but in no case shall parking be less than the requirements of the Los Angeles
Municipal Code, including reduced parking requirements at and around transit stations,
reductions permitted for shared parking or reductions permitted for peripheral parking. No
parking space shall be located in a setback area except with prior written approval of the
Agency. Parking spaces shall be paved and drained so that storm and surface waters draining
May 6, 2014
Page 15
Attachment A
from parcels will not cross public sidewalks. Parking spaces visible from streets shall be
landscaped in accordance with the City's zoning ordinance to prevent unsightly or barren
appearance. Lighting for parking spaces shall be shielded from neighboring residential
properties.
Off-street loading facilities for commercial and industrial uses shall be located in a manner to
avoid interference with public use of sidewalks and in conformance with the Los Angeles
Municipal Code. Off-street loading facilities must also be screened by landscaping to the extent
and in the manner required by the Agency.
§517. Setbacks
All setback areas shall be landscaped and maintained by the owner. Any portion necessary for
access shall be paved. The Agency may establish setback requirements for new development
within the Project Area which may exceed the requirements of the City's zoning ordinance.
The Project’s uses and location are consistent with the Redevelopment Plan Sec. 503.6 and
Sec. 508.3 that contemplates residential uses in commercial zoned areas in the South Park
plan area. The Project is proposed to be built a slightly greater FAR of 3.47:1 than as set
forth in the D limitation of 3:1. The applicant is providing LAMC required parking consisting
of 114 parking space as well as 126 bicycle parking stalls in the ground level. Loading
space will be provided in an enclosed area within the structure and accessible for the alley.
The Project setbacks consist of 9 feet of private setbacks along Figueroa Street, and
approximately 11 ft. 6 in. of landscaped setbacks on each of the north and south side yards
that will allow light and air to circulate around and in between the buildings and public areas.
Therefore, the Project is consistent with the above Redevelopment Plan sections.
A primary objective of the Redevelopment Plan is elimination and prevention of blight in the
Redevelopment Project Area. The proposed Project will meet many of the objectives set
forth in the redevelopment Plan from the following objectives:

To eliminate and prevent the spread of blight and deterioration and to rehabilitate and
redevelop the Project Area in accordance with the Redevelopment Plan.

To further the development of Downtown as the major center of the Los Angeles
metropolitan region, within the context of the Los Angeles General Plan as envisioned by
the General Plan Framework, Concept Plan, City-wide Plan portions, the Central City
Community Plan, and the Downtown Strategic Plan.

To create an environment that will prepare, and allow, the Central City to accept that
share of regional growth and development which is appropriate, and which is
economically and functionally attracted to the Project Site.

To promote the development and rehabilitation of economic enterprises including retail,
commercial, service, sports and entertainment, manufacturing, industrial and hospitality
uses that are intended to provide employment and improve the Project Area’s tax base.

To guide growth and development, reinforce viable functions, and facilitate the
redevelopment, revitalization or rehabilitation of deteriorated and underutilized areas.

To create a modern, efficient and balanced urban environment for people, including a full
range of around-the-clock activities and uses, such as recreation, sports, entertainment
and housing.
May 6, 2014
Page 16
Attachment A

To create a symbol of pride and identity which gives the Central City a strong image as
the major center of the Los Angeles region.

To achieve excellence in design, based on how the Central City is to be used by people,
giving emphasis to parks, green spaces, streetscapes, street trees, and places designed
for walking and sitting, and to develop an open space infrastructure that will aid in the
creation of a cohesive social fabric.

To provide a full range of employment opportunities for persons of all income levels.

To provide high and medium density housing close to employment and available to all
ethnic, social and economic groups, and to make an appropriate share of the City’s lowand moderate income housing available to residents of the area.
The Project would implement the Redevelopment Plan by:

Eliminate a blighted, underutilized, and unattractive parking lot to an attractive welldesigned mixed-use development.

Create new housing opportunities with the development of 110 residential units.

Create Live/work opportunities with the development of four live/work units.

Provide employment opportunities in close proximity to a large employment market.

Provide a high-density housing development that is in close proximity to many
transportation options.

Contribute to the redevelopment of the City block that is becoming part of a mixed-use
corridor adjacent to the recent redevelopment around the Convention Center, Staples
Center and LA Live Center.
Section 508.3 South Park Development Area of the Redevelopment Plan provides that a major
share of the land uses shall be devoted to housing. The Redevelopment Plan also notes that
land uses to be located in the Plan area should include among other uses, high and medium
housing, retail and stores where compatible with existing and proposed development, open
space and parking. Based on the trend on the Project block bounded by Pico Boulevard,
Figueroa Street, Flower Street, and Venice Boulevard the Project will be consistent with existing
and proposed development of mixed use and multifamily residential developments. The Project
is compatible based on the proposed building height of eight stories the close proximity to mass
transit and pedestrian access to many employment markets. Onsite parking for vehicles and
bicycle will be provided to satisfy the LAMC requirements. Therefore, the Project as proposed
is consistent with the various sections of the Redevelopment Plan.
(b) That the design and improvement of the proposed subdivision are consistent with
applicable general and specific plans.
General Plan
The design approach for the subdivision and residences evolved from a response to its unique
site context and its design principles, which include diversity, the importance of site context, and
sustainability. The availability of the vacant and relatively flat site provides a unique opportunity
to build a mixed-use residential/commercial development with few impacts to the local
community and at the same time provides much needed housing and new neighborhood
oriented commercial space in this area of the City.
Section 66418 of the Subdivision Map Act (the “Map Act”) defines “Design” to mean: (1) street
alignments, grades and widths; (2) drainage and sanitary facilities and utilities, including
May 6, 2014
Page 17
Attachment A
alignments and grades thereof; (3) location and size of all required easements and rights-ofway; (4) fire roads and firebreaks; (5) lot size and configuration; (6) traffic access; (7) grading;
(8) land to be dedicated for park or recreational purposes; and (9) other specific physical
requirements in the plan and configuration of the entire subdivision that are necessary to ensure
consistency with, or implementation of, the General Plan.
LAMC Section 17.05(C) Division of Land enumerates design standards for subdivisions and
requires that each Tentative Tract Map be designed in compliance with the applicable zone to
the applicant’s property.
The proposed subdivision demonstrates through its design,
compliance with LAMC Section 17.05(C) and Section 66418 of the Map Act as follows:

The Community Plan covering the Property has a Community Commercial General Plan
land use designation. The Project site contains 0.58 acres and development would
consist of one ground level of four live/work units, 1,400 sq ft or retail commercial,
parking and lobby with six residential stories (110 units) above and two levels of
underground parking for 114 spaces. Therefore, the Project would be consistent with
the C2 Zoning and Community Commercial Community Plan designation.

Los Angeles Building Codes are enforced by the Department of Building and Safety
through an administrative permit Plan Check process. Any project that intends to involve
a design inconsistent with the LAMC would require an appropriate discretionally action of
the Planning Department. The design and improvement of the Project is consistent with
the intent and purpose of the General Plan.

The proposed subdivision would be subject to numerous conditions involving the design
and improvements of the Project site as set forth by the Deputy Advisory Agency
including such conditions for roadway improvement, driveway access, utilities, fire
access and safety, street lighting and other improvements as necessary and other
applicable design standards set forth in Section 66418 of the Map Act.

The zoning of the Project provides for the requirements relating to the design and
location of buildings located on legal lots within the jurisdiction of the City. Any
applicable design requirements mandated by law in the Los Angeles Building Code are
enforced by the Department of Building and Safety through an administrative permit Plan
Check process. Any project that intends to involve a design inconsistent with the LAMC
would require an appropriate discretionally action of the Planning Department. The
design and improvement of the Project is consistent with the intent and purpose of the
General Plan.
Downtown Design Guide
The Project is also located within the boundaries of the Downtown Design Guide in the South
Park District which was adopted by City Council on April 24, 2009 as a General Plan
Amendment to the Central City Community Plan.
The Downtown Design Guide contains standards and guidelines for sustainable design,
sidewalks and setbacks, ground floor treatment, parking and access, massing and street wall,
on-site open space, architectural detail, streetscape improvements and signage prepared at a
finer grain specifically for the Downtown Neighborhood Districts.
The Applicant is proposing to provide the following:

Sidewalks and setbacks: Generous sidewalk widths and landscape elements have been
designed creating zones for circulation and opportunities for sidewalk dining or
commercial activity along Figueroa. The Applicant is proposing to provide a 9-foot
May 6, 2014
Page 18
Attachment A
private setback on the Figueroa Street from the 15-foot wide public sidewalk. In
addition, a 11 foot 6 inch wide building setback will be provided on the south side of the
structure and an 11 foot 6 inch setback on the north side of the structure. The proposed
improvements will be a continuation and linkage of the public areas of the adjacent
projects that are under construction.

Ground floor treatment: The Design Guide calls for at least 75% of the street frontage
along Figueroa to be retail, professional office or live/work facilities. The Project is
consistent with this condition in that it provides 3,350 s.f. comprised either of 4 live/work
units or dedicated commercial retail/restaurant space, and 1,400 sq. ft. of
retail/commercial space on the Figueroa Street frontage. Street facing building
elevations have been designed to comply with the “street wall” context concepts of the
Design Guide guidelines. Building layering, large expanses of glass, and landscaping
allow for both transparency and separation from the public sidewalk.

Parking and access: The off-street parking is provided that includes 114 spaces on two
underground levels and the first floor level with access from the adjacent alley known
Lebanon Street that satisfies code required parking. This eliminates three curb cuts on
Figueroa Street and unnecessary openings in the main street frontage. This design also
eliminates pedestrian/vehicular conflicts of vehicles crossing sidewalks to enter the
parking facilities.

Massing and street wall: The Project’s design has vertical elements that are articulated
including balconies and architectural elements that will serve to visually break up long
flat walls.

Open space: The Applicant is proposing to provide open space consisting of be 12,209
square feet provided in the form of private balconies connected to many units and
common area terraces, patio, pool and spa, sun/roof decks and fitness center. The side
yards are landscaped and paved for additional outdoor space for use of the residents
and visitors to the Project.

Architectural detail: The building’s proportions have been designed to reflect LA’s
historic downtown mid-rise building vernacular with a base, middle and top created
utilizing modern materials. The project has incorporated layering and color changes in
respect to floor plate and massing changes along with inset windows and transparency
at corners. Architectural aluminum panel fin walls are designed to relate to the
aluminum façades of the nearby LA Staples and Convention Center.

Streetscape improvements: The Applicant is proposing to provide patterned concrete
paving, and street trees per the LAMC and other street tree landscaping pursuant to
Chapter 9 of the Downtown Design Guide.

Signage: In order to avoid visual clutter the applicant is proposing a unified signage
program.
Based on the above and prior findings, the proposed design of the subdivision will be consistent
the intent and purpose of the applicable General Plan.
(c) That the site is physically suitable for the type of development.
The Project site is physically suitable for the proposed type of development. It is a site that is
generally flat, large enough to accommodate significant density and is “sandwiched” in between
two recently approved and under construction mixed-use projects similar in height, size and
type. The Project site is easily accessible by both pedestrians, bicycles, mass transit and
May 6, 2014
Page 19
Attachment A
vehicular traffic and is well served by the infrastructure required by the proposed development.
The existing site is a privately owned surface parking lot which will be removed and there will be
two below grade parking levels for Project residents and visitors. Four possible ground level
live/work units are proposed along with 1,400 sq. ft. of commercial retail space and six stories of
residential floors above. Bicycle parking is also provided internally and conveniently located on
the street level as set forth in the Ground Level Plan exhibit attached.
The site is physically accessible from the two surrounding streets of Figueroa Street, and a
named alley known as Lebanon Street. Vehicular access to the on-site parking spaces for the
commercial and residential parking will be from Lebanon Street in the rear of the building and
pedestrian traffic will enter from Figueroa Street.
(d) That the site is physically suitable for the proposed density of development.
The site is physically suitable for the proposed density due to its size and its surrounding
environment. As a large underutilized, undeveloped site in the Community Plan area, it can
accommodate significant density. Its location in relationship to large employment bases of LA
Live, Staples Center, the Convention Center and Downtown Los Angeles commercial core and
quality public transportation creates realistic opportunities for residents to leave their
automobiles at home, which in turn reduces total vehicle miles traveled.
The Project’s suitability for the proposed density is exemplified by its proximity to major
employment centers, educational facilities and high quality transit. In addition, there is a vast
array of proximate office, restaurant and commercial jobs, the LA Trade Tech College, USC as
well as the east Los Angeles Flower, Arts, Industrial and Fashion Districts which generate
hundreds more retail and service jobs. The close proximity of this residential development
would allow Project residents the real opportunity to use mass transit, walk, and bicycle or
otherwise reduce their vehicle miles traveled to work. The public transit options in the area
provide another realistic opportunity for the Project residents to reduce their vehicle miles
traveled. The Project’s proximity to transit options such as being, less than one-half mile to the
Metro Transit stop and adjacent Metro Bus stops at the intersection of on Pico, Venice and
Flower, make it standout as an ideal development site.
In 2007 the City and the Community Redevelopment Agency jointly prepared an ordinance
adopting the Greater Downtown Housing Incentive Area that was applicable to certain
properties in and around the geographic Downtown area. The Project site is included in this
incentive area. In adoption of the ordinance, it was determined by the City that this area was
transitioning into one that could accommodate more residential uses. The ordinance amended
several parts of the Zoning Code and the most notable being that density was no longer a factor
of lot area. Therefore, it was up to an applicant to determine how many units can appropriately
fit on a lot within the applicable height district. The Applicant is proposing a mixed-use project
that will fit within the general floor area of C2 zones, and the setbacks and other code
requirements of the underlying zoning. Therefore, the Project will not require entitlements
beyond the minor transfer of 11,951 square feet of floor area, tract map subdivision and Site
Plan Review findings. No variances or adjustments are being requested in association with this
project proposal. The application of this ordinance to the Project site demonstrates that the City
is supportive of the evolution of this neighborhood to residential and mixed-use types of land
uses that are consistent with the Project as proposed.
Based on the above, the site is physically suitable for the proposed density of development by
this subdivision.
May 6, 2014
Page 20
Attachment A
(e) That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
The design of the Project will take the place of a private asphalt parking lot that covers the entire
site and is used exclusively for parking cars. There are no known fish or wildlife habitats that
would likely be able to survive in such harsh conditions. There is no significant vegetation or
streams visible on the site.
While there would be a new building that takes the place of the parking lot, this infill property
has always been developed and is envisioned to be even more intensively developed in the
future as its commercial zoning and land use designation would attest. The site fronts on the
major thoroughfare of Figueroa Street, and is adjacent to an alley named Lebanon Street,
neither of which provide a natural habitat for either fish or wildlife.
Therefore, the design and improvements will not damage or injure any known fish, wildlife, or
habitat.
(f) That the design of the subdivision or type of improvements are not likely to cause
serious public health problems.
There are no identified potential public health problems caused by the design of the subdivision
or the proposed improvements to the property.
Over the past few years, the City Planning Commission has taken an increased interest in the
relationship of populations living near freeways and health risks. This issue creates tension
between the City’s desire to focus high intensity residential development near jobs and transit
centers, which are typically serviced by or proximate to freeways and arterials.
In 2009, the City created a policy that required projects located near vehicular pollution sources
to include a higher level of air filtration and to consider these potential impacts when designing
the site massing and landscaping. On November 8, 2012, the City Planning Commission
approved a Staff recommendation to attach a notice to all properties within 1,000 feet of a
freeway highlighting that this potential health risk needs to be analyzed if residential uses are
being proposed. Such notice is identified as a zoning information report ZI No. 2427 in this
instance which gives property owners who are subject to discretionary permits notice to
consider design alternatives to help reduce or address impacts and public health risks. The
Project is located within approximately 700 ft. of the I-10 Freeway and 800 ft. from the I-110
Freeway and will require a discretionary permit for approval of the subdivision map and
therefore could potentially be subject to ZI No. 2427. Alternatives to help reduce or address
impacts and public health risks will be considered in the Project design as established by
compliance with CALGreen standards.
The proposed subdivision and subsequent Project improvements will be subject to numerous
provisions of the Los Angeles Municipal Code (e.g., the Fire Code, Planning and Zoning Code,
Health and Safety Code) and the Building Code. Other health and safety related requirements
mandated by law would apply where applicable to ensure the public health and welfare (e.g.,
asbestos abatement, seismic safety, flood hazard management).
On the contrary, the Project could improve the public health by the removal of the surface
parking which could potentially cause a heat island effect.
The Project would not be placed over a hazardous materials site, flood hazard area, or be
located on unsuitable soil conditions. The project would not place any occupants or residents
near a hazardous materials site or involve the use or transport of hazardous materials or
May 6, 2014
Page 21
Attachment A
substances. The proposed residential and commercial land uses are consistent with
surrounding land uses and would therefore result in a development compatible with adjacent
and nearby properties to the Project as evidenced by the adjacent residential mixed-use
projects to the north and south that currently are under.
The development is required to be connected to the City's sanitary sewer system, where the
sewage will be directed to the LA Hyperion Treatment Plant, which has been upgraded to meet
Statewide ocean discharge standards. The Bureau of Engineering has reported that projects
such as the proposed subdivision do not violate the existing California Water Code because the
subdivision will be connected to the public sewer system and will have only a minor incremental
impact on the quality of the effluent from the Hyperion Treatment Plant.
The Department of Transportation requires the submittal of a parking and driveway plan to
ensure safe egress and ingress of the project site and to ensure conformance with
transportation safety design policies. The project has been designed to eliminate the existing
multiple curb cuts on Figueroa Street and direct vehicular access along the alley known as
Lebanon Street to access the project’s off-street parking spaces. This proposal is in line with
the recently approved and under construction adjacent projects to the immediate north and
south of the project site. This proposal also eliminates any conflict between pedestrian and
vehicular traffic along Figueroa Street.
Therefore, the design of the subdivision and the proposed improvements are not likely to cause
serious public health problems.
(g) That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision.
The Project design will cover the existing site which is maintained as a private parking lot
development. There are no recorded documents set forth in the ALTA survey dated January 3,
2103 identifying easements encumbering the Project site for the purpose of providing public
access. The Project site contains two legally recorded lots identified by the Assessor Parcel
Record and Assessor Parcel Map, APNs: 5134-009-016 and 5134-010-017.
The Project site is surrounded by private properties on three sides that adjoin public streets and
an alley designed and improved for the specific purpose of providing public access to the
surrounding properties and Project site.
The Project does not adjoin or provide access to a public resource, natural habitat, Public Park
or any officially recognized public recreation area.21 Therefore, the design of the subdivision
and the proposed mixed-use development improvements would not conflict with easements
acquired by the public at large for access or use of property within the proposed subdivision.
(h) The design of the proposed subdivision will provide, to the extent feasible, for future
passive or natural heating or cooling opportunities in the subdivision. (REF. Section
66473.1)
In assessing the feasibility of passive or natural heating or cooling opportunities in the proposed
subdivision design, the Applicant has prepared and submitted materials which consider the local
climate, contours, configuration of the parcels to be subdivided and other design and
improvement requirements.
21
ZIMAS Report 02/24/14
May 6, 2014
Page 22
Attachment A
Providing for passive or natural heating or cooling opportunities will not result in reducing
allowable densities or the percentage of a lot which may be occupied by a building or structure
under applicable planning and zoning in effect at the time the tentative map is filed.
The lot layout of the subdivision has taken into consideration for maximizing the north/south
orientation.
The topography of the site has been considered in the maximization of passive or natural
heating and cooling opportunities.
In addition to the above, the following sustainable design components are anticipated to be
incorporated into the Project:
According to the US Environmental Protection Agency (“EPA”) web site:
“The term "heat island" describes built up areas that are hotter than nearby rural areas. The
annual mean air temperature of a city with 1 million people or more can be 1.8 - 5.4°F (1 - 3°C)
warmer than its surroundings. In the evening, the difference can be as high as 22°F (12°C).
Heat islands can affect communities by increasing summertime peak energy demand, air
conditioning costs, air pollution and greenhouse gas emissions, heat-related illness and
mortality, and water quality.”
Accordingly, common sense approaches are being taken by local and state agencies to reduce
the heat island effect. In this instance, the Applicant is proposing to reduce the amount of
paving which will in turn free up more porous green space available for trees and other
vegetation that can absorb greater amounts of moisture and reduce the amount of heat
produced by solid hard surface paving. The proposed building design will address in a positive
manner, the heath related issues and help to reduce the heat island effect as identified by EPA
by lowering summer time cooling costs, reducing heat related illnesses and improving water
quality.
The Project design will result in the removal of approximately 25,452 sq. ft. of non-porous
asphalt paving. The proposed building will have varied roof lines, sidewalk awnings, numerous
shade trees, reflective colors and porous open space that will serve to (1) reduce the heat island
effect and (2) reduce urban runoff that results from of large expanses of hard surfaces.
In addition, prior to obtaining a building permit, the subdivider shall consider building
construction techniques, such as overhanging eaves, location of windows, insulation, exhaust
fans, planting of trees for shade purposes and the height of the buildings on the site in relation
to adjacent development. Other sustainable features will be incorporated in the project which is
intended to be LEED certifiable.
May 6, 2014
Page 23
Attachment A
FINDINGS FOR:
TRANSFER OF FLOOR AREA PURSUANT TO LAMC SECTION 14.5.7
1. That the Project is proper in relation to the adjacent uses or the development of the
community;
The Project is located in the highly urbanized South Park neighborhood that is currently
developing with several multifamily residential projects. The site is located in the Los Angeles
Sports and Entertainment (LASED) Streetscape Plan, which is intended to develop attractive,
functional, safe and enjoyable streets and pedestrian friendly sidewalks that connect to and
complement the Downtown context. The Figueroa Corridor has been slated for high-density
development is intended to serve as a vibrant neighborhood for the existing residential and new
retail and entertainment uses in the vicinity.
Two projects on either side of the west facing Figueroa street frontage have recently been
approved and are under construction for multifamily residential buildings at 251 units and
commercial space in two buildings & 200 units with commercial space in a single building
respectively. Both projects received TFAR increases of 36,793 and 28,755 square feet in the
two building project and 31,847 square feet TFAR in the single building approval. A multifamily
project was recently completed at the corner of Figueroa Street and Pico Boulevard. The
proposed Project will be consistent with these developments with the up to 110 unit residential
units, 1,400 square feet of commercial floor area and a requested 11,951 square feet of TFAR.
Those recent approvals demonstrate the City supports the type of development trend in the
area of mixed-use projects similar to the Project proposed by the Applicant.
The Downtown Design Guide Section 3.B. identifies that the project site along Figueroa Street is
located on a Retail Street, which requires projects to provide a specified amount of ground floor
space to be designed to accommodate retail. Professional office, or live/work uses. The project
proposes 1,400 s.f. of commercial retail/restaurant space in addition to 3,350 s.f. of either 4
live/work units or additional commercial retail/restaurant space. The project proposal would
continue the development of mixed-uses that are commercial and residential in keeping with
other projects on the subject block and along the Figueroa corridor. Moreover, the subject
location makes it an ideal site for high density residential, as it is located within walking distance
of jobs, transit and retail. The conversion of the existing surface parking lot would not result in
the displacement of any residential uses. Additionally, the proximity of the site to jobs would
help with the jobs-housing balance in Downtown. For all of the above-referenced reasons, the
project is in proper relation to the adjacent uses and the development of the community.
2. That the Project will not be materially detrimental to the character of development in the
immediate neighborhoods;
The Project will not be materially detrimental to the character of the development of the
immediate neighborhood. In fact, the project will be in harmony with the Central City
Community Plan, LASED Streetscape Plan and the Downtown Design Guide, which are part of
the General Plan. The Project is located in the South Park community which according to the
Central City Community Plan “is recognized to be a mixed-use community with a significant
concentration of housing. This thriving residential community includes the proximate citing of
auxiliary support services such as retail and commercial developments that provide employment
opportunities for area residents.”
The proposed project will create higher-density housing over ground floor commercial
retail/restaurant on two presently underutilized (surface parking) lots.
The project is
complementary to the adjacent structures and uses, further contributing to the revitalization and
May 6, 2014
Page 24
Attachment A
activation of pedestrian activity along this important segment of the Figueroa Corridor across
from the Convention center.
3. That the Project will be in harmony with the various elements and objectives of the
General Plan;
The Project will be in harmony with certain elements of the General Plan. The Project’s
objectives are closely related to the following key elements of the General Plan. Other elements
are discussed in the track map findings section above.
Framework Plan
The Framework Plan reflects the Strategic Plan's goals and maintains the Downtown Center as
the primary economic, governmental, and social focal point of Los Angeles, while increasing its
resident community. In this role, the Downtown Center will continue to accommodate the
highest development densities in the City and function as the principal transportation hub for the
region.
To support Downtown as the primary center of urban activity of the Los Angeles region, its
development should reflect a high design standard. Additionally, nighttime uses should be
encouraged and public safety enhanced to meet the needs of residents and visitors.
Framework Plan Goals and Objectives
GOAL 3G A Downtown Center as the primary economic, governmental, and social focal point of
the region with an enhanced residential community
Objective 3.11
Provide for the continuation and expansion of government, business, cultural, entertainment,
visitor-serving, housing, industries, transportation, supporting uses, and similar functions at a
scale and intensity that distinguishes and uniquely identifies the Downtown Center.
Mixed Use Boulevards
The Framework Plan generally provides the definition of Mixed Use Boulevards as consisting of
connecting spaces that lie between neighborhood clusters, community centers and some
regional centers and that traditionally have been zoned for commercial uses, in three ways:
(1) retention for highway-oriented commercial uses,
(2) intensification of low-intensity or marginally viable commercial areas with existing or
planned major bus or rail transit facilities for new commercial development and/or
structures that integrate commercial and housing development, and
(3) re-use of corridors that are characterized by a prevailing mix of marginal or obsolete
commercial uses and housing for new multi-family residential units.22
The Framework Plan recommends that where the corridors are appropriate for a mix of housing
and commercial, the community plans should designate the areas as mixed-use boulevards.
Mixed use is encouraged along mixed-use boulevards at a scale, density and height of
development compatible with the nearby residential neighborhoods. Generally, different types
of mixed-use boulevards will fall within a range of floor area ratios from 1.5:1 up to 4:1 and be
generally characterized by one- and two-story commercial structures, up to three- to six-story
22
General Plan Framework, Chapter 3, Land Use
May 6, 2014
Page 25
Attachment A
mixed-use buildings between centers and higher buildings within centers.
boulevards and served by a variety of transportation facilities.23
Mixed-use
The Project is considered to be a mixed-use project with retail commercial, high density
residential and live/work units that could potentially provide a commercial outlet for those
residents showing their wares for sale to the public. The Project is “sandwiched” between and
is consistent with two recently approved similar mixed-use projects, both of which are under
construction that enforces the Mixed Use Boulevard concept contemplated by the Framework
Plan along Figueroa Street. The Project is also consistent with following goals, objectives and
policy recommendations of the Framework Plan:
GOAL 3.I: A network of boulevards that balance community needs and economic objectives
with transportation functions and complement adjacent residential neighborhoods.
Objective 3.13
Provide opportunities for the development of mixed-use boulevards where existing or planned
major transit facilities are located and which are characterized by low-intensity or marginally
viable commercial uses with commercial development and structures that integrate commercial,
housing, and/or public service uses.
Policies
Uses and Density
3.13.1
Encourage the development of commercial uses and structures that integrate
housing units with commercial uses in areas designated as "Boulevard-Mixed
Use" in accordance with Tables 3-1 and 3-824. The range and density/intensity of
uses permitted in any area shall be identified in the community plans.
Table 3-8
Land Use Designation
Corresponding Zones
Boulevard-Mixed Use
CR, C1, C1.5, C2, C4,
[Q]C2
3.13.3
Encourage the inclusion of public service uses (e.g., day and elder care,
community meeting rooms, and recreational facilities), school classrooms,
cultural facilities (museums and libraries), and similar uses in mixed-use
structures.
3.13.6
Design multi-family residential units to minimize the impacts of traffic and noise
and incorporate recreational and open space amenities to support the needs of
the residents.
The proposed Project is consistent with the Boulevard Mixed Use designation of this policy and
with the definition of Mixed Use Boulevard set forth in the Framework Plan.
The Project will be designed so as to minimize the potential impacts of the nearby-by freeways
by providing environmental controls such air filtering and sound proofing and will provide
approximately 12,209 sq. ft. of private and common open space on site.
23
24
May 6, 2014
Page 26
Attachment A
Therefore, the Applicant is proposing a mixed use Project that will have a floor area ratio of
approximately 3.47:1 with a six story residential over one story live/work and retail street level
uses in a building that is near to the Metro Blue Line Light Rail transit stop on Pico Boulevard
and Flower Street and the Metro Bus stops on Flower Street, Pico Boulevard, Figueroa Street
and Venice Boulevard that is substantially consistent with the definition of Mixed Use
Boulevards.
Community Plan
The Project is located in the Central City Community Plan area (“Community Plan”). The
current zoning is C2-2D-O Commercial and the General Plan land use designation is
Community Commercial. The Project site is underutilized as a surface parking lot. The
Applicant is proposing to build a mixed use residential and commercial project that will assist in
providing much needed housing as well as ground level commercial that is consistent with the
redevelopment of properties around the Staples Center and LA Live developments.
The development and subdivision of the Project at the proposed site is consistent with the
following relevant goals, policies and objectives of the following elements of the General Plan.
Residential Policies and Objectives
Objective 1-1 To promote development of residential units in South Park.
Policies
1-1.1 Maintain zoning standards that clearly promote housing and limit ancillary
commercial to that which meets the needs of neighborhood residents or is compatible
with residential uses.
Program: The Central City Community Plan designates much of South Park and Bunker
Hill as High Density Residential with corresponding residential zoning.
Program: Designate the Land Use for South Park for residential in all future
redevelopment plans.
Objective 1-2 To increase the range of housing choices available to Downtown employees and
residents.
Policies
1-2.1 Promote the development of neighborhood work/live housing.
Program: Utilize all available funds to expand housing choices including the
rehabilitation of historic buildings into live/work units.
Objective 1-3 To foster residential development which can accommodate a full range of
incomes.
The proposed Project is consistent with above goals, objectives and policies by providing a
safe, secure and high quality residential development for all economic, age and ethnic
segments of the local community. The Project is located in a changing neighborhood that the
City encourages the development of a mixed-use boulevard generally along Figueroa Street as
more people are moving into the downtown area and enjoy the ability to be able to walk to
restaurants, employments centers, and shopping. The notable attribute of the Project is the
provision of four live/work units that allow for small businesses to flourish that normally would
not be able to afford commercial space dedicated exclusively to a single purpose business.
The Project site is located near major employment centers such as the Downtown Commercial
core, LA Trade Technical College, the Staples Center, LA Live, and the Convention Center and
May 6, 2014
Page 27
Attachment A
is immediately adjacent to transportation corridors such as the Metro bus line and the Blue Line
Rail transit stop at Pico Boulevard and Flower Street all of which make the Project site an ideal
location for a high density condominium type of residential housing.
Housing
Granting the requested TFAR (approximately 11,951 square feet) will also permit the
development of a Project, which demonstrates consistency with the following Housing Element
Goals, Policies and Objectives. Specifically, permitting the increase of floor area allows the
applicant to develop more residential units, which increases the housing stock in the South Park
Neighborhood District, a community recognized for mixed-use and high density residential
housing. Furthermore, permitting the increase in floor area also helps the City to accommodate
growth in Downtown and at the same time locating growth in close proximity to a transit rich
area.
In addition, the small amount of additional floor area requested will serve to make the Project
consistent with the height, bulk and shape of adjacent projects to the north and south of the
Project site and maximizes the residential space.
Goal 1: Housing Production and Preservation
Objective 1.1
Produce and adequate supply of rental and ownership housing in order to meet current and
projected needs.
Policies
1.1.3: Facilitate new construction and preservation of a range of different housing types that
address the particular needs of the city’s households.
1.1.4: Expand location options for residential development, particularly in designated Centers,
Transit Oriented Districts and along Mixed-Use Boulevards.
The Project site is located in a transit-rich location as the Metro Blue Line transit Stop nearby on
Flower Street at Pico Boulevard. There are also bus lines on Figueroa Street, Flower Street,
that connect to Downtown Los Angeles.
2.1.2: Establish development standards that enhance healthily outcomes.
Objective 2.2
Promote sustainable neighborhoods that have mixed incomes housing, jobs, amenities,
services and transit.
Policies
2.2.1: Provide incentives to encourage the integration of housing with other compatible land
uses.
2.2.2: Provide incentives and flexibility to generate new multifamily housing near transit and
centers, in accordance with the General Plan Framework element as reflected in Map ES-1.25
The Housing Element discusses providing additional trip credits for mixed-use development
located near transit26. The proposed Project would benefit from such trip reductions if they
existed. Unfortunately, the City does not yet offer such credits and without them the project
25
26
Housing Element 2013-2021, GP Framework and Adopted Regional Centers Map ES-1, P6-9i
Housing Element 2013-2021, Alleviating Constraints, P. 2-33
May 6, 2014
Page 28
Attachment A
faces a community desire that it mitigate years of development sprawl in addition to its own trip
generation. Due to existing conditions, almost any economically viable redevelopment of this
site would likely generate traffic impacts at the intersections of Venice Boulevard and Pico
Boulevard. The Applicant proposes to maximize the Project’s number of residential units so as
to generate new housing desired by the Housing Element and to provide such housing in
proximity to transit, thereby diminishing the traffic impacts that otherwise would result from a
sole commercial project. The close proximity to numerous transit options also allows for access
to the retail commercial floor area of the Project without having to use motorized vehicles.
2.2.3: Promote and facilitate a jobs/housing balance at a citywide level.
The granting the subdivision map permits the construction of 110 dwelling units within walking
distance of transit options that connect to the jobs-rich LA Live, Staples Center, the Convention
Center, USC, LA Trade Tech College and the Downtown Los Angeles Business District. By
locating such development at this proposed site helps the City move toward an improved
jobs/housing balance.
Objective 2.3
Promote sustainable buildings, which minimize adverse effects on the environment and
minimize the use of non-renewable resources.
Policies
2.3.2 Promote and facilitate reductions of water consumption in new and existing housing.
2.3.3 Promote and facilitate reductions of energy consumption in new and existing housing.
2.3.4 Promote and facilitate reductions of in construction of construction and building operations
The Project is designed to achieve CALGreen compliance.
Objective 2.4
Promote livable neighborhoods with a mix of housing types, quality design and a scale and
character that respects unique residential neighborhoods in the City.
The proposed subdivision is consistent with the goals and the policies of the City’s Housing
Element (2013-2021). The Housing Element would permit the construction of a 110 unit
residential project proximate to a significant employment center such as the downtown Los
Angeles Commercial Core, LA Live, Staples Center and the LA Trade Tech College and
numerous transportation options connecting to other job centers throughout the City.
The Project which is well-served by transit lines and has the added value of being located near
the Blue Line transit stop at Pico Boulevard and Flower Street, and the major transportation
corridors of Venice Boulevard, Figueroa Street, Pico Boulevard and Flower Street. Transit
opportunities are further detailed in the Transportation Element below.
The Project promotes livability by providing opportunities for residents to walk or use the many
transit options to their jobs as well as to their retail and entertainment needs. The Project also
promotes bicycling with 110 long and 15 short-term bicycle-parking racks. The building’s
massing is in character with the built environment. The Project provides a seven-story modular
element along the Figueroa Street frontage consistent with the massing of the buildings recently
approved to the north and south of the Project. The granting of the requested subdivision map
will promote a livable neighborhood by allowing the development of a residential project that
respects the surrounding mix of entertainment, commercial, office, educational and public
facilities.
May 6, 2014
Page 29
Attachment A
For these reasons, the granting of the TFAR is consistent with the objectives and policies of the
Housing Element.
4. That the Project is consistent with any applicable adopted Redevelopment Plan;
The Redevelopment Plan for City Center contains development standards (i.e. density, design,
etc.) as well as land use regulations and housing requirements. Most of these are applicable to
the Project Area as a whole; however, there are some that are specific to a particular
Development Area as there are three within the Redevelopment Project Area: Historic
Downtown Development Area, City Markets Development Area, and South Park Development
Area. The subject Property is located within the South Park Development Area. Applicable
sections of the Redevelopment Plan that apply to the Project are as follows:
§503.6 Residential Uses within Commercial Areas
The Agency may permit appropriately designed and properly located Residential facilities within
Commercial areas, including residential uses as mixed uses in commercial mixed use
developments, consistent with the applicable Community Plan as it now reads or as it may be
amended from time to time in the future, and as permitted by the zoning and the Los Angeles
Municipal Code, as they now exist or as they may be amended from time to time in the future;
provided, however, that the Residential facility, as well as any Commercial facility in the case of
a mixed use development, shall conform to the following criteria:
1. Promote community revitalization;
2. Promote the goals and objectives of the Plan;
3. Be compatible with and appropriate for the Commercial uses in the vicinity;
4. Include amenities which are appropriate to the size and type of housing units proposed; and
5. Meet design and location criteria required by the Agency.
§504.2. Public Street Layout, Rights-of-Way and Easements
The street layout in the Project Area is illustrated on the Redevelopment Plan Map (Exhibit No.
1) and shall remain substantially in its existing configuration. Streets and alleys may be
widened, altered, realigned, abandoned, depressed, decked or closed as necessary for proper
redevelopment of the Project. Additional public streets, rights-of-way and easements may be
created in the Project as needed for development and circulation. Such modifications as may
be implemented shall conform to the applicable Community Plan as it now reads or as it may be
amended from time to time in the future. The air rights over or under public rights-of-way may
be used for private uses, buildings, platforms, decks and other uses subject to Agency approval.
The public rights-of-way may further be used for transportation systems, vehicular and/or
pedestrian traffic as well as for public improvements, public and private utilities, and activities
typically found in public rights-of-way.
§507. New Construction and Rehabilitation of Properties
All new construction and/or rehabilitation of existing structures within the Project Area shall
comply with all applicable State and local laws in effect from time to time, including without
limitation, the Building, Electrical, Heating and Ventilating, Housing and Plumbing Codes of the
City and the City Zoning Ordinance. In addition to applicable codes, ordinances, or other
requirements governing development in the Project Area, additional specific performance and
development standards may be adopted by the Agency to control and direct redevelopment
activities in the Project Area.
May 6, 2014
Page 30
Attachment A
Any existing structure within the Project Area which the Agency shall approve for retention and
rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in such a manner that it
will be safe and sound in all physical respects, and be attractive in appearance and not
detrimental to the surrounding uses. Property rehabilitation standards for rehabilitation of
existing buildings and site improvements may be established by the Agency.
§508.3 South Park Development Area
The proposed development for the South Park Development Area is to achieve a mixed-use
live/work community, consisting of a housing-commerce community featuring open space.
Rehabilitation of this area is in part dependent on addressing the social, medical and economic
problems of the Central City population. A major share of land use shall be devoted to housing,
to be developed for all income groups and family sizes. Specialized facilities and amenities
such as day care centers, playgrounds, and recreational areas designed for all aged groups
should be developed in conjunction with new housing. The remaining land shall be used for
open space and commerce as set forth below.
The land uses that shall generally be located in the South Park Development Area include the
following:
1. Public Land: Governmental and cultural land uses; and uses related thereto such as office
space, retail/wholesale stores, restaurants, clubs and the like; uses and structures for
educational and recreational purposes; uses and structures for public health and safety;
open space and parking.
2. Private Land: Regional Center Commerce and Parking, including but not limited to service
establishments; retail/wholesale stores; business offices; professional offices; recreational;
sports and entertainment enterprises including theaters, clubs and movie houses; hotel and
motel uses; and other compatible and related uses; tourism-serving uses; entertainment
uses; community commerce and supportive service establishments; high and medium
density housing where compatible with existing and proposed development; open space and
parking.
3. Private Land Alternate Use: The following additional alternate uses are designated for that
portion of the South Park Development Area designated on the Redevelopment Plan Map
for alternative uses: High and medium density housing; community commerce and
supportive service establishments, retail/wholesale stores, business offices, professional
offices, recreational and entertainment enterprises including theaters, clubs and movie
houses, hotel and motel uses, and other compatible and related uses; open space and
parking.
The Proposed Project is consistent with these Private and Private Alternative land uses as set
forth in the Redevelopment Plan by providing a high-density multifamily residential development
with live/work units and retail commercial floor space.
§512. Development Densities
§512.1 Maximum Floor Area Ratios
Subject to the exemption provisions set forth in the balance of this §512 below, each parcel in
the Project Area shall be subject to and may be developed with the following maximum Floor
Area Ratios:
4. In the Historic Downtown Development Area, the Floor Area shall be no more than
six (6) times the Parcel Area.
May 6, 2014
Page 31
Attachment A
5. In the City Markets Development Area, the Floor Area shall be no more than three
(3) times the Parcel Area.
6. In the South Park Development Area, the Floor Area shall be no more than six (6)
times the Parcel Area for parcels north of Pico Boulevard, nor more than three (3)
times the Parcel Area for parcels south of Pico Boulevard.
The propose Project is requesting a TFAR to reach an FAR of approximately 3.47:1 consistent
with development that has been recently approved on either side of the Project Street frontage.
§513. Open Space, Landscaping, Light, Air and Privacy
The approximate amount of open space to be provided in the Project Area is the total of all area
which will be in the public rights-of-way, the public grounds, spaces around buildings, and all
other outdoor areas not permitted to be covered by buildings as generally diagrammed in
Exhibit No. 5 of this (Redevelopment) Plan attached hereto and incorporated herein by this
reference. In all areas, sufficient space shall be maintained between buildings to provide
adequate light, air and privacy. Landscaping shall be developed in the Project Area to ensure
optimum use of living plant material.
The Project site plan is proposing setbacks on the north and south sides of approximately 11
feet 6 inches that adds to the approximately 12 feet of the two adjacent structures to provide
light and air between the residences. Such setbacks are to be landscaped and designed for
outdoor patio usage. In addition, there will be a private landscaped setback of 9 feet on the
Figueroa frontage together with a 15-foot wide sidewalk with the required street trees.
§515. Utilities
The Agency shall require that all utilities be placed underground when physically and
economically feasible, as determined by the Agency.
§516. Parking and Loading Facilities
Parking shall be provided in a manner consistent with standards for contemporary development
practices, but in no case shall parking be less than the requirements of the Los Angeles
Municipal Code, including reduced parking requirements at and around transit stations,
reductions permitted for shared parking or reductions permitted for peripheral parking. No
parking space shall be located in a setback area except with prior written approval of the
Agency. Parking spaces shall be paved and drained so that storm and surface waters draining
from parcels will not cross public sidewalks.
Off-street loading facilities for commercial and industrial uses shall be located in a manner to
avoid interference with public use of sidewalks and in conformance with the Los Angeles
Municipal Code. Off-street loading facilities must also be screened by landscaping to the extent
and in the manner required by the Agency.
Parking and loading facilities are located internally in a two level underground parking structure
and are accessed from the adjacent alley.
§517. Setbacks
All setback areas shall be landscaped and maintained by the owner. Any portion necessary for
access shall be paved. The Agency may establish setback requirements for new development
within the Project Area which may exceed the requirements of the City's zoning ordinance.
The Project’s uses and location are consistent with the Redevelopment Plan Sec. 503.6 and
Sec. 508.3 that contemplates residential uses in commercial zoned areas in the South Park plan
area. The Project is proposed to be built slightly greater than the existing 3:1 FAR as set forth
May 6, 2014
Page 32
Attachment A
in the C2 zoning of approximately 3.47:1 FAR. The applicant is providing LAMC required
parking consisting of 114 parking spaces on two underground levels as well as 125 bicycle
parking stalls in the ground level. Loading space will be provided in an enclosed area within the
structure. The Project setbacks consist of 9 feet of private setbacks along Figueroa Street, and
approximately 15 feet of landscaped setbacks on each of the north and south side yards.
Therefore, the Project is consistent with the above Redevelopment Plan sections.
A primary objective of the Redevelopment Plan is elimination and prevention of blight in the
Redevelopment Project Area. The proposed Project will meet many of the objectives set forth in
the Redevelopment Plan from the following objectives:

To eliminate and prevent the spread of blight and deterioration and to rehabilitate and
redevelop the Project Area in accordance with the Redevelopment Plan.

To further the development of Downtown as the major center of the Los Angeles
metropolitan region, within the context of the Los Angeles General Plan as envisioned by
the General Plan Framework, Concept Plan, City-wide Plan portions, the Central City
Community Plan, and the Downtown Strategic Plan.

To create an environment that will prepare, and allow, the Central City to accept that
share of regional growth and development which is appropriate, and which is
economically and functionally attracted to the Project Site.

To promote the development and rehabilitation of economic enterprises including retail,
commercial, service, sports and entertainment, manufacturing, industrial and hospitality
uses that are intended to provide employment and improve the Project Area’s tax base.

To guide growth and development, reinforce viable functions, and facilitate the
redevelopment, revitalization or rehabilitation of deteriorated and underutilized areas.

To create a modern, efficient and balanced urban environment for people, including a full
range of around-the-clock activities and uses, such as recreation, sports, entertainment
and housing.

To create a symbol of pride and identity which gives the Central City a strong image as
the major center of the Los Angeles region.

To achieve excellence in design, based on how the Central City is to be used by people,
giving emphasis to parks, green spaces, streetscapes, street trees, and places designed
for walking and sitting, and to develop an open space infrastructure that will aid in the
creation of a cohesive social fabric.

To provide a full range of employment opportunities for persons of all income levels.

To provide high and medium density housing close to employment and available to all
ethnic, social and economic groups, and to make an appropriate share of the City’s lowand moderate income housing available to residents of the area.
The Project would implement the Redevelopment Plan by:

Eliminate a blighted, underutilized, and unattractive parking lot to an attractive welldesigned mixed-use development.

Create new housing opportunities with the development of 110 residential units.

Create Live/work opportunities with the development of four live/work units.

Provide employment opportunities in close proximity to a large employment market.
May 6, 2014
Page 33
Attachment A

Provide a high-density housing development that is in close proximity to many
transportation options.

Provide a project in walking distance to many entertainment options such as the
Convention Center, Staples Center, and LA Live Center

Contribute to the redevelopment of the City block that is becoming part of a mixed-use
corridor adjacent to the recent redevelopment around the Convention Center, Staples
Center and LA Live Center.
Section 508.3 South Park Development Area of the Redevelopment Plan provides that a major
of the land uses shall be devoted to housing. The Redevelopment Plan also notes that land
uses to be located in Plan area should include among other uses, high and medium housing,
retail and stores where compatible with existing and proposed development, open space and
parking. Based on the trend on the Project block bounded by Pico Boulevard, Figueroa Street,
Flower Street, and Venice Boulevard the Project will be consistent with existing and proposed
development of mixed uses and residential developments. The Project is compatible based on
the proposed building height of seven stories, the close proximity to mass transit and pedestrian
access to many employment markets. Onsite parking for vehicles and bicycle will be provided
to satisfy the LAMC requirements. Therefore, the Project as proposed is consistent with the
various sections of the Redevelopment Plan.
5. That the Transfer serves the public interest by providing public benefits in
accordance with Subparagraph (b)(1) of this subdivision; and
Public benefits shall be provided as a part of an approved transfer plan and shall serve a public
purpose. For a Director's Authority to Approve Transfers of less than 50,000 square feet of floor
area, a Project must provide public benefits equivalent to the dollar value otherwise required for
a Public Benefit Payment. A Public Benefit must serve a public purpose, such as: providing for
affordable housing; public open space; historic preservation; recreational; cultural; community
and public facilities; job training and outreach programs; affordable child care; streetscape
improvements; public arts programs; homeless services programs; or public transportation
improvements. The Project requests a Transfer of Floor Area of 11,951 square feet, which
results in a public benefit equivalency of approximately $278,600. A Public Benefit Payment
may be provided by any combination of the payment of monies to the Public Benefit Payment
Trust Fund or by the direct provision of Public Benefits by the Applicant. The Applicant has
proposed a combination of payment of monies to the Public Benefit Trust Fund and the direct
provision of Public Benefits. The Applicant has proposed the following Public Benefits as a
direct provision:
Streetscape Improvements
The Applicant has proposed enhanced landscape and hardscape improvements within the
public right-of-way along the Figueroa Street frontage as a direct provision for the Public Benefit
Payment. Proposed streetscape improvements on Figueroa Street include: street trees,
landscaped planted areas, enhanced paving materials, and lighting for street trees and planted
areas. The proposed project is located within and subject to the requirements of the Downtown
Design Guide and the Los Angeles Sports and Entertainment District (“LASED”) Streetscape
Plan, therefore any direct provision of Public Benefits provided must comply with these
provisions. Any streetscape improvements that are provided beyond what is required by the
Downtown Design Guide and/or the LASED Streetscape Plan could then qualify as a direct
provision of the Public Benefit Payment.
May 6, 2014
Page 34
Attachment A
The Applicant is proposing as part of the direct provision for the Public Benefit Payment: five (5)
Platanus Acerifolia (“Bloodgood” London Plane) trees and landscaped planting areas adjacent
to the ground floor, two (2) bicycle racks within the public right-of-way in the sidewalk at the
north and south end of the project, and exterior up-lighting for the Figueroa Streets street trees
required by the LASED Streetscape Plan. The Applicant has proposed a nine-foot setback and
easement along the building frontage on Figueroa Street. Additionally, ground level public open
space is proposed in the northwesterly portion of the project site which includes a side
courtyard/patio area with a water feature.
6. That the Project incorporates feasible mitigation measures, monitoring measures when
necessary or alternatives identified in the environmental review which would
substantially lessen the significant environmental effects of the Project, and any
additional findings as may be required by CEQA.
A Mitigated Negative Declaration (MND) is being prepared for the proposed project and will be
submitted shortly to the Department of City Planning. Based on the consulting environmental
consultant’s assessment to date, there is no subs5tantial evidence that the proposed project will
have a significant effect on the environment.
The traffic impact analysis dated March 2014 was prepared to evaluate the potential impacts to
the local street system due to the 1400 S. Figueroa Street Residential project. The traffic
analysis identified and analyzed eight intersections in order to determine changes in operations
following construction and occupancy of the proposed project. The traffic analysis found that
the application of the impact threshold criteria from the City of Los Angeles indicated that none
of the eight study intersections would be significantly impacted by the forecasted project traffic.
Incremental but not significant impacts are noted at the study intersections evaluated in this
analysis. Therefore, as no significant impacts are expected due to the proposed Project, no
traffic mitigation measures are required or recommended for the study intersections.27
27
Traffic Impact Study 1400 S. Figueroa Street Residential Project, LINSCOTT, LAW & GREENSPAN, engineers, March 17, 2014, P. 52
May 6, 2014
Page 35
Attachment A
FINDINGS FOR:
SITE PLAN REVIEW PURSUANT TO LAMC SECTION 16.05.9
A. That the project is in substantial conformance with the purposes, intent and provisions
of the general plan, applicable community plan, and any application specific plan.
The project will be consistent with the character of development in the immediate area and will
be in harmony with the applicable elements of the General Plan, including the Central City
Community Plan, the LASED Streetscape Plan and the Downtown Design Guide. The
Applicant is committed to creating a dynamic and visually attractive mixed-use development that
improves the conditions of the site by adding up to 110 residential dwelling units, which includes
1,400 sq ft of retail commercial, and either four live/work units or an additional 3,350 sq. ft. of
commercial retail/restaurant space, and off-street vehicle and bicycle parking spaces that will
improve the character of the surrounding neighborhood area and which is consistent with
approved and under construction similar mixed-use projects immediately adjacent to the north
and south.
General Plan Framework Element
The Framework Element for the General Plan (Framework Element) provides guidance
regarding policy issues for the entire City of Los Angeles, including the project site. The
Framework Element also sets forth a Citywide comprehensive long-range growth strategy and
defines Citywide policies regarding such issues as land use, housing, urban form, neighborhood
design, open space, economic development, transportation, infrastructure, and public services.
The proposed development is consistent with the following Framework Element Downtown
Center goals, objectives and policies:
Goal 3G: A Downtown Center as the primary economic, governmental, and social focal point of
the region with an enhanced residential community.
Objective 3.1.1: Provide for the continuation and expansion of government, business, cultural,
entertainment, visitor serving, housing, industries, transportation, supporting uses and similar
functions at a scale and intensity that distinguishes and uniquely defines the Downtown Center.
Policy 3.11.1: Encourage the development of land uses and implement urban design
improvements guided by the Downtown Strategic Plan.
The project site is currently underutilized and improved with a surface parking lot. The Applicant
proposes a high density multi-family residential project with 1,400 s.f. of dedicated ground floor
commercial retail/restaurant space and either 3,350 s.f. comprised of 4 live/work units or
additional commercial retail/restaurant space. By enabling the construction of a high density
housing project in close proximity to major employment centers, neighborhood services,
entertainment uses and a transit rich area with various MTA Metro bus lines and the MTA Metro
Blue Line Pico Station, the Site Plan Review would be consistent with the above-outlined goals
and policies of the Framework Element.
May 6, 2014
Page 36
Attachment A
Objective 3.15: Focus mixed commercial/residential uses, neighborhood-oriented retail,
employment opportunities and civic and quasi-public uses around urban transit stations while
protecting and preserving surrounding low-density neighborhoods from the encroachment of
incompatible land uses.
Policy 3.15.3: Increase the density generally within one quarter mile of transit stations
determining appropriate locations based on consideration of the surrounding land use
characteristics to improve their viability as new transit routes and stations are funded in
accordance with Policy 3.1.6.
The project will provide high density housing along and near several transportation line,
including the MTA Metro Blue Line rail, with the closest Pico Station only about 1200 ft. away.
From the Pico Station, access is provided to the Downtown 7th Street/Metro Center Station,
which provides direct connections to the Metro Red and Purple Lines and beyond to the
regional transit network.
Community Plan
The Central City Community Plan identifies several issues and opportunities for residential uses
in the South Park area including: need to increase home ownership, avoiding over-crowding in
multifamily developments, availability of sensitively designed multi-family housing units, access,
proximity to employment centers within and close to the Community and access to employment
centers.
Objective 1-1: To promote development of residential units in South Park.
Policy 1-1.1: Maintain zoning standards that clearly promote housing and limit ancillary
commercial to that which meets the needs of the neighborhood residents or is compatible with
residential uses.
The proposed Project is a multifamily condominium type residential development over ground
floor commercial retail/restaurant, on a site that is underutilized as a private surface parking lot.
The Applicant is proposing to build a uniquely designed project consisting of up to 110
residential dwelling units in the South Park area that are intended to provide quality housing
options to serve workers and students at the major nearby employment centers and colleges.
The project’s ground floor commercial retail/restaurant and possible live/work spaces will further
activate and enhance pedestrian experiences along the important Figueroa Corridor and
serve/tie into the lively urban environment of nearby Staples Center, LA Live complex and the
Convention Center.
Easy access to the surrounding City and local communities is provided by the adjacent bus
routes on Figueroa Street, Venice Boulevard, Pico Boulevard and the Blue Line rail transit stop
at the corner of Pico Boulevard and Flower Street.
Objective 1-2: To increase the range of housing choices available to Downtown employees and
residents.
Policy 1-2.1: Promote the development of neighborhood work/live housing.
The project proposes to provide either 4 live/work units on the ground floor and 106 dwelling
units on floors two through seven for a total of 110 dwelling units or up to 4,750 s.f. of
commercial retail/restaurant use on the ground floor and 106 dwelling units on floors two
through seven of the building. The project proposes the following options:
May 6, 2014
Page 37
Attachment A
Ground Floor Live/Work Option
Ground Floor Commercial Option
Live/Work
4
0
Studios
30
30
One Bedroom
64
64
Two Bedrooms
12
12
Total Units
110
106
The new residential units will create new housing near numerous transit options, within the
growing South Park area and will not remove existing housing units or displace existing
residents.
Objective 2-3: To promote land uses in Central City that will address the needs of all visitors to
Downtown for business, conventions, trade shows and tourism.
Objective 2-4: To encourage a mix of uses which create an active, 24-hour downtown
environment for current residents and which would foster increased tourism.
Policy 2-4.1: Promote night life activity by encouraging restaurants, pubs, night clubs, small
theaters, and other specialty uses to reinforce existing pockets of activity.
The proposed project would include on the ground floor facing Figueroa Street 1,400 s.f. of
dedicated commercial retail/restaurant space and 3,350 s.f. of either 4 live/work units or
additional commercial retail/restaurant space. The new live/work units would provide more
diverse housing options and would benefit creative professionals working from home. The
commercial retail/restaurant spaces would benefit both residents living in the subject building
and adjacent residential buildings, as well as visitors to the Convention Center, Staples Center
and LA Live complex. The northwestern side yard of the project site is proposed to be wider
with an attractively hardscaped and landscaped public open area and with possible outdoor
dining
space
complete
with
a
water
feature.
Housing Element
The substance and policies of the recently adopted 2013-2021 Housing Element go far beyond
the traditional boundaries of assessing housing needs. Previously, housing assessments and
housing allocations all took place in a vacuum. Now housing policy has been integrated with
transportation and land use planning as well as with public health policy. While a more
comprehensive approach is consistent with new State legislation (most notably SB 375), it
conversely has the effect of making new housing creation more difficult because multiple factors
are considered before building new units. For example, mixed-use and especially mixed-use
transit oriented developments near job centers are strongly encouraged. However, due to the
Project’s adjacency to the I-10 and I-110 Freeways, additional analysis is appropriate.
May 6, 2014
Page 38
Attachment A
The 2006-2014 Housing Element states the City is at the fore of the nation’s recent housing and
economic crisis.”28 The Housing Element indicates that over 412,721 residential units29 need to
be built to address its Regional Housing Needs Assessment (“RHNA”) numbers. This document
estimates that the Southeast Los Angeles area will accommodate capacity of approximately
12,046 units.30 Not only will the Project address the housing supply shortage, it is consistent
with another core strategy of the Housing Element which directs growth to transit-rich and jobrich centers”31.
Transitioning from a once sprawling city to one that is much higher in density, and trading the
automobile for public transit is not easy, especially in Los Angeles. It is the antithesis of the
idea of Los Angeles, with its low- to mid-rise buildings allowing in the ample sunlight that is a
constant presence; single family suburban homes set well away from downtown Los Angeles;
and traveling in one’s own automobile. People have been conditioned to this and are
understandably loathe to giving it up. Unfortunately, even aside from the issue of global
warming, the lack of available land, the cost of housing, the ever-worsening traffic, just the
quality of life issue begs the question whether this type of lifestyle is sustainable.
As State legislation, which will inevitably affect municipalities, dictates a different style of urban
living, it becomes increasingly important to incorporate well-designed higher density projects
that can both fit into and help expand the existing neighborhood context. 1400 South Figueroa
Street is such a project. The Project’s location nearby to jobs, shopping and entertainment and
provides the opportunity to reduce traffic to a level that is likely less than as most other types of
commercial and office development permitted on the site. It also offers public benefits such as
a commercial retail/restaurant uses accessible to both residents and workers, is within easy
walking distance to the Blue Line rail transit stop and numerous Metro bus lines, and proposes
streetscape improvements integrated into the project design. This fulfills both Housing Element
Objective 2.2 which advocates promoting sustainable neighborhoods that have mixed-income
housing, jobs, amenities, services and transit as well as Policy 2.2.1 which advocates providing
incentives to encourage the integration of housing with other compatible land uses.32
An important task of the Housing Element is adding quality units to the City’s housing stock to
alleviate the current shortfall and meet the growing demand. Building new units is not enough,
however, as Goal 2 emphasizes that there is the need “to create a City in which housing helps
to create safe, livable, and sustainable neighborhoods”. In keeping with this, Objective 2.1 and
Policy 2.1.1 both address the need to establish development standards and policing practices
that reduce the likelihood of crime.33 The Project site is now vacant except for the privately
owned surface parking and is ready for development. Leaving this property near the Staples
Center and LA Live completely vacant, from a public safety standpoint, is not beneficial to the
neighborhood. Because the Project is primarily residential, with a ground floor retail commercial
component, it would create a unique 24-hour node on a property that could otherwise likely be a
magnet for criminal activity and consequently a problem for the neighborhood.
Transportation Element
The purpose of this Element is to present a guide to the further development of a citywide
transportation system which provides for the efficient movement of people and goods. This
28
City of Los Angeles, Housing Element, Executive Summary, P. c-xiii
City of Los Angeles, Housing Element, Chapter 3
30
City of Los Angeles, Housing Element, Chapter 3, Table 3-1 Summary of Sites with Capacity within Community Plan Areas, P. 34
31
City of Los Angeles, Housing Element, Executive Summary, P. c-xvi
32
City of Los Angeles, Housing Element, Safe Livable, Sustainable Neighborhoods, Goal 2, P. 6-8
33
City of Los Angeles, Housing Element, Safe Livable, Sustainable Neighborhoods, Goal 2, P. 6-8
29
May 6, 2014
Page 39
Attachment A
Element recognizes that primary emphasis must be placed on maximizing the efficiency of
existing and proposed transportation infrastructure through advanced transportation technology,
through reduction of vehicle trips, and through focusing growth in proximity to public transit. The
Transportation Element sets forth goals, objectives and policies to establish a citywide strategy
to achieve long-term mobility and accessibility within the City of Los Angeles.34 For example:

Objective 2 strives to mitigate the impacts of traffic growth, reduce congestion, and
improve air quality by implementing a comprehensive program of multimodal strategies
that encompass physical and operational improvements as well as demand
management.

Objective 3 Supports development in regional centers, community centers, major
economic activity areas and along mixed-use boulevards as designated in the
Community Plans.
The first policy header is Transportation Demand. As evidenced above the site is located in an
area where use of public transportation is realistic and jobs are plentiful, many of which are
located within walking distance of the Project.

Objective 3 strives to support development in regional centers, community centers,
major economic activity areas and along mixed-use boulevards as designated in the
Community Plans.
A traffic impact analysis was prepared to evaluate the potential impacts to the local street
system due to the 1400 S. Figueroa Street Residential project. Eight intersections were
identified and analyzed in order to determine changes in operations following construction and
occupancy of the proposed Project. Application of the impact threshold criteria from the City of
Los Angeles indicates that none of the eight study intersections would be significantly impacted
by the forecast project traffic. Incremental but not significant impacts are noted at the study
intersections evaluated in the analysis. As no significant impacts are expected due to the
proposed project, no traffic mitigation measures are required or recommended for the study
intersections.35
The proposed Project demonstrates consistency with this objective by locating the net new
density near a rail transit stop and multiple bus lines that provide easy access not only to the
Downtown commercial core, but to the arts, industrial and fashion districts, LA Trade Tech
College and USC campuses, Convention Center, LA Live/Staples Center, a multitude of jobs
and the regional transit network.
B. That the project consists of an arrangement of buildings and structures (including
height, bulk and setbacks), off-street parking facilities, loading areas, lighting,
landscaping, trash collection, and other such pertinent improvements, that is or will be
compatible with existing and future development on adjacent properties and neighboring
properties.
The Project is designed to be compatible with the existing and future development of
neighboring properties. Existing development in the area includes for example the LA Live,
Convention Center, Staples Center, LA Trade Tech College, various hotels, apartments, small
restaurants and businesses, and several car dealerships reflecting a variety of styles and
building sizes. In addition, adjoining properties to the north and south of the Project are under
construction with similar residential mixed-use projects.
34
35
Transportation Element of the General Plan, Chapter IV, Objectives and Policies
Traffic Impact Study 1400 S. Figueroa Street Residential Project, LINSCOTT, LAW & GREENSPAN, engineers, March 17, 2014, P. 52
May 6, 2014
Page 40
Attachment A
The ground floor level will be developed with retail commercial, possible live/work units and
parking. Alternatively the Applicant is proposing that the live/work units’ space may be utilized
as additional commercial retail/restaurant/restaurant space. The Project’s design has vertical
elements that are articulated including balconies that will serve to break up long flat walls. The
Project’s frontage is designed with six story residential levels over a one-story street level
commercial and live/work element for a total height of a maximum of 80 feet. This design is
consistent with the adjoining projects to the north and south that will be 80 feet and 93 feet high
respectively. Additionally, architectural aluminum panel fin walls are designed to relate to the
aluminum facades of the nearby LA Live/Staples and Convention Centers.
The Project is designed to among other goals, provide a pleasant and safe place for living. The
landscaped open spaces will be comprised of several types of patios and decks, including a
pool on the first residential level and two barbeque areas. There is also a roof deck, sun deck
and sky lounge provided on the top of the structure. Private open space is also to be provided,
as many units have balconies or private patios.
Building and Structure (height, bulk and setbacks)
The architectural style of the Project will be contemporary. The Project design is high quality,
contemporary architecture with articulated walls, varied colors, balconies for private open space,
landscaping and hidden utilities, and service equipment. The structure will be “L” shaped so as
to maximize the number of units that have direct exposure to the natural light from the exterior.
The design encompasses safety features such as landscaped and utilized side yards, controlled
access to residential parking, controlled access for residents, and elimination of “hiding spaces”
that would create street level dangers. The structure will be setback from Figueroa Street by 9
feet which is consistent with LASED and the side yards will be setback approximately 11 feet 8
inches from each of the north and south property lines.
The bulk of the structures exterior has unique overhanging, colorful architectural
features and balconies that breaks up long, flat wall expanses and creates variations in
the roof line. The overall floor plate of the building is “L” shaped which allows for open
space for the residents on the upper floors to have direct access to natural light and
views. Architectural aluminum panel fin walls are designed to relate to the aluminum facades
of the nearby LA Live/Staples and Convention Centers. The building’s residential entrance is
differentiated from the live/work and commercial entrances by the use of clear glass Herculite
doors. A lower canopy above the entry further identifies the residential entry and address.
The building will be a maximum of 80 ft. in height which is compatible with the adjacent
buildings to the north and south of the project site.
Off Street Vehicular and Bicycle Parking
The project proposes to eliminate existing curb cuts and for vehicular access (including
commercial loading) to be through the rear of the building via the alley known as Lebanon
Street. This eliminates conflicts with pedestrian and vehicular traffic along Figueroa Street.
Below is a table for parking that is required and provided for the proposed Project which
includes the 4 ground floor live/work units:
May 6, 2014
Page 41
Attachment A
Parking Summary
Use
1400 South Figueroa
(with live/work units)
Residential Parking
1.00 space per ≤3 habitable
rooms
94
1.25 spaces per >3 habitable
rooms
1.25 spaces per >3 habitable
rooms for live/work
Commercial Spaces
15
Subtotal Residential & Commercial
116
Bicycle Parking Reduction
-11
Total required spaces
105
5
2
The project also proposes to provide a total of 114 automobile parking spaces and 126 bicycle
parking spaces. Utilizing the Bicycle Parking Ordinance to replace 11 of the required off-street
auto parking spaces, the project is 100% parked pursuant to the Los Angeles Municipal Code.
However, the project is not proposing to provide additional guest parking as required for new
condominium units by Advisory Agency Parking Policy Memorandum No. 2000-1.
Lighting
Lighting will consist of architectural accent features and security lighting. All lighting will be nonglaring and contained on-site to avoid unnecessary harsh intrusion to surrounding off-site
residential properties, vehicles and pedestrians.
Landscaping and Open Space
The Project is designed, among other goals, to provide a pleasant and safe place for living. The
residential portion of the project will be located approximately 15 feet above the ground level on
the podium level where a landscaped central courtyard is planned for residents. The
landscaped open spaces will be comprised of several types of gardens including barbeque
deck, pool and spa. There is also a roof deck, sun deck, and sky lounge provided on the top of
the structure. Private open space is also provided, as many units are equipped with a balcony.
The Project has designed-in open space that exceeds the minimum code required open space
by 1,796 square feet by providing a landscaped central courtyard, private balconies, a pool and
spa, sundeck, recreation room, and lounges for the residents. In addition, there will be side
yards setback approximately 11 feet 8 inches on each side yard that will be landscaped and
designed with patios for outdoor use.
May 6, 2014
Page 42
Attachment A
Trash Collection, loading and other
Trash collection, electrical equipment and loading spaces will be hidden inside the structure,
located on the Podium level and accessible from the rear Lebanon Street.
The main residential pedestrian entry is located on the east side of Figueroa Street. The
commercial and live/work pedestrian access points will be from Figueroa Street and parking will
be from two driveway entrances located on the Lebanon Street frontage.
The Project is located in a high activity area around the LA Live, Staples Center, Convention
Center, and the Los Angeles Trade Tech College where there is considerable pedestrian traffic
during the day and evening hours, as well as from the adjacent Blue Line Rail Transit stop. The
overall design of the building will promote “green” and safe building practices that are the core
of modern day architecture such as low VOC emissions, lead free paint, asbestos free
insulation, etc.
C. That any residential project provides recreational and service amenities to improve
habitability for its residents and minimize impacts on neighboring properties.
The proposed building is an L-shaped design building to provide all dwelling units to have ample
natural light. The design also minimizes obstruction of natural light to the adjacent underconstruction mixed-use building to the south.
On the first residential level of the Project, there will be 5,875 s.f. of common open space in the
form of a pool/spa, landscaped deck and terrace, barbeque and outdoor seating area, and
fitness center. Additionally, on the roof top, 2,893 s.f. of common open space is proposed in the
form of barbeque and outdoor seating areas, landscaped decks and terraces, and a sky lounge
area.
In addition to the abundant common open space areas, approximately 1/3 of the dwelling units
are proposed to have private balconies or patio areas.
May 6, 2014
Page 43
Attachment A
Relevant Case Numbers
CPC 2010-213 CA
Modifies the authority and procedures for effectuating a TFAR and make other technical
changes to reflect the expiration of the Amended Central Business District Redevelopment
Project Area, transferring jurisdiction for administering TFAR in applicable non-redevelopment
project areas in the Central City Community Plan Area from the Community Redevelopment
Agency (“CRA/LA”) to the Department of City Planning. ENV-2010-214-ND was its CEQA
clearance.
CPC-2008-4502-GPA (Council File No. 09-0385)
On January 29, 2009, the City Planning Commission approved a General Plan Amendment to
the Central City Community Plan to re-designate selected streets from Major and Secondary
Highways to Modified Major and Secondary Highways; revise Chapter V of the Central City
Community Plan text to incorporate Downtown Design Guide, Urban Design Standards and
Guidelines; adopt a concurrent amendment to the Transportation Element; and adopt Negative
Declaration No. ENV-2008-4505-ND.
CPC-2005-361-CA (Ordinance 179,076 effective 9/23/07)
On June 7, 2005, the City Planning Commission approved a Code amendment to update the
residential standards and incentives housing in the Central City Area. (Related Case: ENV2005-362-CE).
On June 7, 2005, the City Planning Commission approved a Code Amendment to require
projects in the Central City Community Plan area to comply with design and streetscape
guidelines. (Related Case: ENV-2005-1125-CE).
On June 7, 2005, the City Planning Commission approved a Code Amendment to provide
incentives for the production of Affordable and Workforce housing in the Central City Plan Area.
(Related Case: ENV-2005-1123-CE).
CPC-1986-0606-GPC (Ordinance 164,307, effective 1/30/89)
This approval by the CPC was a general plan update for the area that created the current subarea 3415 and the “D” limitations for the subject Property.
Ordinances
Ordinance No. 164,307 – SA3415 (effective 1/30/89) (Project Parcels in C2 Zone)
Parcels approved in 1988 imposed “D” limitations on the subject site. “D” limited FAR to 3 to 1.
Ordinance No. 137,036 (Effective 07/31/68) -- Exception Downtown Business District.
This ordinance amended LAMC Section 12.21A4(i) to read in part.
Notwithstanding any other provisions of this section to the contrary, within that area hereinafter
described, the off-street automobile parking spaces required in connection with the following
buildings, structures or uses shall be located on the same lot or not more than 1,500 feet there
from and said spaces shall be provided in the following ratio:
May 6, 2014
Page 44
Attachment A
1. For auditoriums and other similar places of assembly, one space for each 10 fixed seats or
one space for each 100 square feet of floor area (exclusive of stage) where there are no
fixed seats;
2. For hospitals, philanthropic institutions, governmental office buildings, and similar uses, at
least one parking space for each 1,000 square feet of floor area.
3. For business, commercial or industrial buildings, having a gross floor area of 7,500 square
feet or more, at least one parking space for each 1,000 square feet of floor area in said
building, exclusive of floor areas used for automobile parking space, for basement storage,
or for rooms housing mechanical equipment incidental to the operation of buildings;
provided that, for a warehouse having a gross floor area of 10,000 square feet or more, in
addition to one automobile parking space for each 1,000 square feet of floor area for the first
10,000 square feet, the automobile parking required for that portion of the warehouse in
excess of the first 10,000 square feet of floor area shall be one space for each 5,000 square
feet. (Amended by Ord. No. 137,557, Eff. 12/26/68.)
Ordinance No. 135,901 (Effective January 19 1968) – This ordinance amended LAMC
Section 12.21A4(i)3 to expand the area covered by the parking standards amended by the
above Ordinance No. 137,036.
Ordinance No.129,944 (Effective April 29, 1965) – This ordinance establishes Fire District No.
1 for the Downtown, Hollywood, Wilshire, Beverley-Fairfax, Crenshaw, Century City, Westwood,
Van Nuys, Venice and San Pedro areas amends the LAMC Section 91.1705(a) which
establishes exterior wall heights.
May 6, 2014
Page 45

1400 S. Figueroa Mixed Use

Transcription

Similar documents

After Party Flyer

Save on Parking Expenses with TransitChek

Scanned Document - Covenant Health

Ref: SB0160 Sun and Mountains Near the Sea, Busot Alicante

mix connect public transport densify cycle walk transit

High-Power, Low-Force (HPLF) Connectors - DCX

Ah-Nab-Awen Park - City of Grand Rapids

Directions to UCSD Extension K-12 Facility Located at: 6256

BRP Flyer - III_13-ENG.indd

200 S. Main Street_Viviana Lofts Mixed Use Project