iv. environmental impact analysis i. land use and planning

IV. ENVIRONMENTAL IMPACT ANALYSIS I. LAND USE AND PLANNING 1.
INTRODUCTION This section evaluates the Project’s potential land use impacts based upon whether the Project would physically divide an established community, the physical compatibility of the Project with its surrounding area and vicinity, and consistency with applicable local and regional plans, regulations and policies of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating environmental impacts. Whether the Project would impact any applicable habitat conservation plan or natural community conservation plan is discussed in Section VII (Impacts Not Found to be Significant) of this Draft EIR. 2.
ENVIRONMENTAL SETTING A.
Project Site i)
Existing On-­‐Site Land Uses The Project Site consists of one full city block comprising approximately 3.46 acres bound by Vine Street to the east, De Longpre Avenue to the north, Ivar Avenue to the west, and Homewood Avenue to the south. The Project Site is relatively flat and is developed with three single-­‐story commercial buildings (approximately 42,763 square feet of floor area), surface parking areas, and lawn areas (see Figure II-­‐2, Aerial View of Project Site and Vicinity). The existing buildings are currently used as creative office space. There are 104 parking spaces located in surface parking areas throughout the Project Site. The existing land uses are summarized in Table II-­‐1, Existing Land Uses, in Section II. Photos of the existing land uses on the Project Site are presented in Figures II-­‐3 and II-­‐4, Views of Existing Land Uses, in Section II. ii)
Surrounding Uses The land uses in the general vicinity of the Project Site are characterized by a mix of low-­‐ to high-­‐
intensity commercial, institutional, and residential uses, which vary widely in building style and period of construction. The area surrounding the Project Site is relatively flat and is developed with commercial land uses, including high-­‐rise office and hotels along Sunset Boulevard, restaurants, and parking structures. The Project Site is located to the south of several notable sites on Sunset Boulevard, such as the Cinerama Dome, Arclight Hollywood Cinemas, Los Angeles Film School, Hollywood Palladium, CNN, and Amoeba Music, among others. The Pickford Center for Motion Picture Study is located to the south of the Project Site, across Homewood Avenue. A six-­‐story parking structure is located directly north of the Project Site, across De Longpre Avenue. A single-­‐story automotive repair business is located to the west of the Project Site, across Ivar Avenue. A variety of single-­‐story commercial land uses are located to the east of the Project Site, across Vine Street. Figure II-­‐2 identifies key land uses in the general vicinity of the Project Site. iii)
Applicable Land Use Policies and Regulations The Project Site is located in the Hollywood community of the City of Los Angeles. As such, the Project Site is subject to the applicable policies and zoning requirements of several local and regional plans. At Academy Square Project Page IV.I-­‐1 IV.I. Land Use and Planning City of Los Angeles March 2016
the regional/subregional level, the Project Site is subject to the State Senate Bill 375, Southern California Association of Governments’ (SCAG) 2008 Regional Comprehensive Plan, SCAG’s 2012-­‐2035 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), SCAG’s Southern California Compass Blueprint Growth Vision Report, the South Coast Air Quality Management District’s (SCAQMD) 2007 Air Quality Management Plan (AQMP), and the Los Angeles County Metropolitan Transportation Authority’s (Metro) Comprehensive Management Plan for Los Angeles County (CMP). At the City level, development within the Project Site is subject to the City of Los Angeles General Plan (General Plan), the Hollywood Community Plan (Community Plan), and the City of Los Angeles Municipal Code (LAMC), particularly Chapter 1, General Provisions and Zoning, also known as the City of Los Angeles Planning and Zoning Code (Planning and Zoning Code). The Project Site is subject to the following Department of City Planning plans and policies: Hollywood Signage Supplemental Use District, Hollywood Redevelopment Project, Walkability Checklist, and Citywide Design Guidelines. An overview of each of these plans and regulations is provided below. However, not every policy or goal of these plans is intended to mitigate or avoid environmental impacts. Where a policy is not intended to mitigate or avoid an environmental impact, consistency with that policy may not be relevant to an environmental impact analysis. 1)
State a)
Senate Bill 375 In 2006, Governor Schwarzenegger signed Assembly Bill 32 (AB 32) into law, which requires that California greenhouse gas (GHG) emissions be reduced to 1990 levels by 2020. Subsequently, the Legislature adopted Senate Bill 375 (SB 375) as one means of meeting the mandate of AB 32. Effective as of January 1, 2009, SB 375 directs local governments to modify their approach to regional planning and calls for the integration of transportation, land use, and housing in regional plans. SB 375 requires the California Air Resources Board (CARB) to develop regional reduction targets for GHG emissions, and calls for the creation of regional plans to reduce those emissions from vehicle use (passenger vehicles and small trucks) throughout the State. With those targets in mind, California’s 18 Metropolitan Planning Organizations (MPOs), including SCAG, were required to develop a “Sustainable Community Strategies” (SCS). The MPOs are required to develop the SCS through integrated land use and transportation planning and demonstrate an ability to attain the proposed reduction targets by 2020 and 2035. The MPOs must develop an Alternative Planning Strategy if the SCS cannot reach the regional target. SB 375 has special provisions that apply to SCAG. It states that “a subregional council of governments and the county transportation commission may work together to propose the sustainable communities strategy and an alternative planning strategy…for that subregional area.” In addition, SB 375 authorizes SCAG to “adopt a framework for a subregional SCS or a subregional APS to address the intraregional land use, transportation, economic, air quality, and climate policy relationships.” Finally, SB 375 requires SCAG to “develop overall guidelines, create public participation plans, ensure coordination, resolve conflicts, make sure that the overall plan complies with applicable legal requirements, and adopt the plan for the region.” On April 4, 2012, SCAG adopted the 2012-­‐2035 Regional Transportation Plan/Sustainable Communities Strategy: Towards a Sustainable Future (RTP/SCS). The Project’s consistency with the RTP/SCS and smart growth principles that are embodied in SB 375 are analyzed in Section IV.B (Air Quality). Among other design concepts, these principles call for compact, mixed-­‐use, transit-­‐oriented growth focused around city centers and existing transportation corridors. Sponsors of SB 375 have stated that because most people commute to work, and cars and light trucks generate approximately 30 percent of the GHG Academy Square Project Page IV.I-­‐2 IV.I. Land Use and Planning City of Los Angeles March 2016
emissions in California, reducing the amount of GHGs emitted into the environment is partially dependent on increasing the number of jobs near residential development to shorten commute times. According to the principles of “smart growth,” solutions to ever-­‐increasing commute times and distances include enabling more Californians to live near where they work and/or to increase public transportation ridership. The simple theory behind SB 375 is that if Californians spend less time and travel fewer miles in their vehicles, those vehicles would emit fewer GHGs. This can be done, in part, by locating growth in areas already devoted to urban uses that are readily accessible to transit. b)
CALGreen Building Code The 2013 California Green Building Standards Code, referred to as CALGreen, became effective on January 1, 2014. CALGreen sets minimum standards that all new structures can meet to minimize significantly the state's overall carbon output. Local jurisdictions retain the administrative authority to exceed the new CALGreen standards. The CALGreen standards are set forth in Part 11 of Title 24 of the California Code of Regulations. CALGreen requires that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant emitting finish materials. CALGreen’s mandatory measures establish a minimum for green construction practices, and incorporate environmentally responsible buildings into the everyday fabric of California cities without significantly driving up construction costs in a slow economy. CALGreen has mandatory measures as well as more stringent, voluntary provisions that have been placed in the appendix for optional use. Some key mandatory measures for commercial occupancies include specified parking for clean air vehicles, a 20 percent The mandatory CALGreen measures reduction of potable water use within buildings, a 50 percent are inspected and verified by local construction waste diversion from landfills, use of building building departments, using special finish materials that emit low levels of volatile organic inspectors, as they determine compounds, and commissioning for new, nonresidential necessary. buildings over 10,000 square feet. Key optional measures are included in a two-­‐tiered system designed to allow jurisdictions to adopt codes that go beyond the State mandatory provisions. The non-­‐residential tiers include increased reduction in energy usage by 15 or 30 percent and increased reduction in potable water use, parking for clean air vehicles, cool roofs, construction waste diversion, use of recycled materials, and use of low-­‐
emitting resilient flooring and thermal insulation. 2)
Regional Plans a)
2008 Regional Comprehensive Plan SCAG prepared and issued the 2008 Regional Comprehensive Plan (RCP) in response to SCAG’s Regional Council directive in the 2002 Strategic Plan to define solutions to inter-­‐related housing, traffic, water, air quality, and other regional challenges.1 The most recent RCP, adopted October 2, 2008, serves as a policy framework for implementation of short-­‐term strategies and long-­‐term initiatives to improve 1
Southern California Association of Governments Final 2008 Regional Comprehensive Plan, website: http://scag.ca.gov/rcp/index.htm, accessed: September 15, 2014. Academy Square Project Page IV.I-­‐3 IV.I. Land Use and Planning City of Los Angeles March 2016
regional mobility and sustainability, while also directly addressing the interrelationships between natural resource sustainability, economic prosperity, and quality of life.2 The RCP incorporates principles and goals of the Compass Blueprint Growth Vision, as discussed below. The RCP includes nine chapter subjects: Land Use and Housing; Open Space and Habitat; Water; Energy; Air Quality; Solid Waste; Transportation; Security and Emergency Preparedness; and Economy. Each chapter is organized into three sections: goals, outcomes, and action plans. Each action plan contains “Constrained Policies,” which provide a series of recommended near-­‐term policies that developer and key stakeholders should consider for implementation. A comprehensive review and consistency analysis for each of the RCP goals is discussed in detail in Table IV.I-­‐1, Project Consistency with the Applicable Regional Comprehensive Plan Goals. b)
Southern California Compass Blueprint Growth Vision The Southern California Compass Blueprint Growth Vision Report (Compass Growth Vision), published by SCAG in June 2004, presents a comprehensive vision for growth in the six-­‐county SCAG region, as well as the means of achieving that growth vision. The Compass Growth Vision is intended to provide planning guidance and mechanisms for improved mobility, livability, prosperity, and sustainability for all Southern Californians by reorienting development around existing and planned transportation infrastructure on just two percent of the region’s land area. The Compass Growth Vision notes that limitations on the amount of undeveloped land suitable for development may hinder the ability to accommodate new housing and jobs within the region. The report identified that, under current adopted general plans, only 29 percent of the SCAG 2030 growth projection for the coastal basin of Los Angeles and Orange counties could be accommodated through new development on vacant land. Infill, or new development in already developed areas, would be relied upon to provide locations for nearly half of the anticipated new housing region-­‐wide. The Compass Growth Vision concludes that the strategy of combining compact, mixed-­‐use development with housing and jobs near major transportation infrastructure would prove to be of enormous benefit in accommodating future growth, while also recognizing that incremental and strategic changes in small parts of the region can yield great benefits to the region as a whole as well as to individual cities. These projected benefits led to the Compass Growth Vision being incorporated into the region’s Regional Transportation Plan. The Compass Growth Vision’s “2 Percent Strategy” calls for changes to current land use and transportation trends within the 2 Percent Strategy Opportunity Areas. The 2 Percent Strategy was created to implement the Compass Growth Vision, by working closely with local jurisdictions and the public at large. The 2 Percent Strategy Opportunity Areas comprise approximately two percent of the land in Southern California and are made up primarily of local areas of regional significance that are currently, or are projected to be, major employment and residential centers, areas attracting large numbers of work commuters that are well-­‐accessible by both highway and transit, city centers, rail transit stops, bus rapid transit corridors and airports, ports, and industrial centers that are significant in the region’s economy. Priority residential in-­‐fill areas that have the potential to absorb a fair share of projected regional residential growth and to provide regional and sub-­‐regional transportation benefits are also identified as areas of opportunity. The intent of the 2 Percent Strategy is to increase the region’s mobility by encouraging transportation investments and land use decisions that are mutually supportive; locating new housing near existing jobs and new jobs near existing housing; encouraging 2
Final 2008 RCP, Op. cit. Academy Square Project Page IV.I-­‐4 IV.I. Land Use and Planning City of Los Angeles March 2016
transit-­‐oriented development; and promoting a variety of travel choices. The strategy has identified a series of opportunity areas having a high potential to implement projects, plans, and/or policies consistent with the principles resulting in the aforementioned benefits. The Compass Growth Vision principles and related strategies are the following: Principle 1. Improve mobility for all residents. Strategies to support Principle 1 include: (a) encourage transportation investments and land use decisions that are mutually supportive; (b) locate new housing near existing jobs and new jobs near existing housing; (c) encourage transit-­‐oriented development; and (d) promote a variety of travel choices. Principle 2. Foster livability in all communities. Strategies to support Principle 2 include: (a) promote infill development and redevelopment to revitalize existing communities; (b) promote developments that provide a mix of uses; (c) promote “people scaled,” pedestrian friendly communities; and (d) support the preservation of stable, single-­‐
family neighborhoods. Principle 3. Enable prosperity for all people. Strategies to support Principle 3 include: (a) provide a variety of housing types in each community to meet the housing needs of all income levels; (b) support educational opportunities that promote balanced growth; (c) ensure environmental justice regardless of race, ethnicity, or income class; (d) encourage civic engagement; and (e) support local and state fiscal policies that encourage balanced growth. Principle 4. Promote sustainability for future generations. Strategies to support Principle 4 include: (a) preserve rural, agricultural, recreational, and environmentally sensitive areas; (b) focus development in urban centers and existing cities; (c) develop strategies to accommodate growth that use resources efficiently, eliminate pollution, and significantly reduce waste; and (d) utilize “green” development techniques. A comprehensive review and consistency analysis for each of the Compass Growth Vision principles is discussed in detail and compared to the Project under Section IV.I.3, Environmental Impacts, later in this Section. c)
Regional Strategy Transportation Plan/Sustainable Communities Federal guidelines require that all new regionally significant transportation projects be included in a Regional Transportation Plan (RTP) before they can receive federal or State funds or approvals. Metro submits the program of Los Angeles County projects for inclusion in the Regional Transportation Improvement Program. The RTP must be updated and federally approved every three years. Federal approval requires a positive demonstration that the RTP projects would not generate travel emissions that exceed those assumed in the applicable Air Quality Management Plan; this requirement is known as “transportation conformity”. As previously discussed, SCAG adopted the RTP/SCS on April 4, 2012. The RTP/SCS is a long-­‐range plan that is intended to improve overall mobility, reduce greenhouse gases and enhance the quality of life for the region’s residents. For the first time, SCAG has integrated land use, housing and environmental strategies with transportation planning to help meet emissions reduction targets set by the CARB, as required by SB 375. The RTP/SCS provides an alternative to “business as usual” development. It Academy Square Project Page IV.I-­‐5 IV.I. Land Use and Planning City of Los Angeles March 2016
encourages community revitalization and neighborhoods that are bike and pedestrian friendly, with convenient access to transit. Approved by State and federal agencies in June 2012, the RTP/SCS includes approximately $180 billion in projected funding for transportation projects for Los Angeles County. The RTP/SCS contains a plan to provide adequate highway, transit, rail, aviation, and goods movement infrastructure to meet the region’s needs through 2035. The RTP/SCS is linked to Los Angeles County transportation plans and models in the form of shared growth and travel projections. As such, the 2012-­‐
2035 RTP/SCS is guided by and incorporates all projects from Metro’s own Long-­‐Range Transportation Plan. On June 6, 2013, the Transportation Committee of SCAG approved Amendment #1 to the RTP/SCS and Amendment #13-­‐04 to the 2013 Federal Transportation Improvement Program (FTIP) after a 30-­‐day public review and comment period. The Draft Amendments were developed as a response to changes to projects in the 2012-­‐2035 RTP/SCS and 2013 FTIP.3 On September 11, 2014, the Regional Council of the SCAG approved Amendment #2 to the 2012-­‐2035 RTP/SCD after a 30-­‐day public review and comment period. The Draft Amendment was developed as a response to changes to projects in the 2012-­‐2035 RTP/SCS.4 The RTP/SCS includes goals and policies applicable to transportation and, in some cases, land use projects. A consistency analysis of the goals and policies relevant to the Project is provided in Table IV.I-­‐
2 (Project Consistency with the Applicable Goals of the RTP/SCS). The regional transportation impacts of the Project are analyzed in greater detail in Section IV.M (Traffic/Transportation) of this EIR. d)
South Coast Air Quality Management District The Project Site is located within the South Coast Air Basin (Basin) and is, therefore, within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). In conjunction with SCAG, the SCAQMD is responsible for formulating and implementing air pollution control strategies. It has responded to this requirement by preparing a series of Air Quality Management Plans (AQMPs). The most recent of these was adopted by the Governing Board of the SCAQMD on December 7, 2012. This AQMP, referred to as the 2012 AQMP, was prepared to comply with the federal and State Clean Air Acts and amendments, to accommodate growth, to reduce the high levels of pollutants in the Basin, to meet federal and State air quality standards, and to minimize the fiscal impact that pollution control measures have on the local economy. The 2012 AQMP identifies the control measures that will be implemented over a 20-­‐year horizon to reduce major sources of pollutants. Implementation of control measures established in the previous AQMPs has substantially decreased the population’s exposure to unhealthful levels of pollutants, even while substantial population growth has occurred within the Basin. Air quality impacts of the Project and consistency with the AQMP are analyzed in greater detail in Section IV.B (Air Quality) of this EIR. e)
Congestion Management Plan Within Los Angeles County, Metro is the designated congestion management agency responsible for coordinating regional transportation policies. The Congestion Management Program (CMP) for Los Angeles County was developed in accordance with Section 65089 of the California Government Code. 3
Amendment 1 to the 2012-­‐2035 Regional Transportation Plan/Sustainable Communities Strategy, website: http://rtpscs.scag.ca.gov/Pages/Amendment-­‐1.aspx, accessed September 16, 2014. 4
Amendment 2 to the 2012-­‐2035 Regional Transportation Plan/Sustainable Communities Strategy, website: http://rtpscs.scag.ca.gov/Pages/Amendment-­‐2.aspx, accessed September 16, 2014. Academy Square Project Page IV.I-­‐6 IV.I. Land Use and Planning City of Los Angeles March 2016
The CMP is intended to address vehicular congestion relief by linking land use, transportation, and air quality decisions. Further, the program seeks to develop a partnership among transportation decision-­‐ makers to devise appropriate transportation solutions that include all modes of travel and to propose transportation projects, which are eligible to compete for state gas tax funds. To receive funds from Proposition 111 (i.e., state gasoline taxes designated for transportation improvements) cities, counties, and other eligible agencies must implement the requirements of the CMP. Metro is the designated congestion management agency responsible for coordinating the County’s adopted CMP. The Project’s traffic study, which is presented in greater detail in Section IV.M (Traffic/Transportation) of this EIR, was prepared in accordance with the County of Los Angeles CMP and City of Los Angeles Department of Transportation (LADOT) guidelines. 3)
Local Plans a)
City of Los Angeles General Plan Land uses on the Project Site are guided by the City of Los Angeles General Plan (General Plan). The General Plan sets forth goals, objectives, and programs to provide a guideline for day-­‐to-­‐day land use policies and to meet the existing and future needs and desires of the community, while integrating a range of state-­‐mandated elements, including Land Use, Transportation, Noise, Safety, Housing, and Open Space/Conservation. The Land Use Element of the General Plan consists of the General Plan Framework Element, which addresses citywide policies, and includes the 35 community plans that guide land use at a local level. i)
City of Los Angeles General Plan Framework Element The City of Los Angeles General Plan Framework Element (Framework), adopted in December 1996, and readopted in August 2001, sets forth a citywide comprehensive long-­‐range growth strategy and defines citywide policies regarding land use, housing, urban form, neighborhood design, open space and conservation, economic development, transportation, infrastructure, and public services. Framework land use policies are implemented at the community level through community plans and specific plans. The Framework Land Use chapter designates Districts (i.e., Neighborhood Districts, Community Centers, Regional Centers, Downtown Centers, and Mixed-­‐Use Boulevards) and provides policies applicable to each District to support the vitality of the City’s residential neighborhoods and commercial districts. The Framework includes a Long Range Land Use Diagram for the metro region, which identifies the Project Site as Regional Center (see Figure IV.I-­‐1, Long-­‐Range Land Use Diagram). According to the Framework’s Long-­‐Range Land Use Diagram for the Metro region, the Regional Center is an area targeted for high-­‐
density land uses, and a focal point of regional commerce, identity, and activity.5 Table 3-­‐1 of the Framework lists the following as “encouraged uses” within a Regional Center: corporate and professional offices, retail commercial (including malls), offices, personal services, eating and drinking establishments, telecommunications centers, entertainment, major cultural facilities (libraries, museums, etc.), commercial overnight accommodations, and comparable uses.6 In addition to these land uses, a Regional Center contains a diversity of land uses, such as mixed-­‐use structures which 5
6 City of Los Angeles Department of City Planning, City of Los Angeles General Plan Framework, Long Range Land Use Diagram, Metro. Op. Cit., Table 3-­‐1, Land Use Standards, page 3-­‐23. Academy Square Project Page IV.I-­‐7 IV.I. Land Use and Planning City of Los Angeles March 2016
integrate housing with commercial uses, and multi-­‐family housing (independent of commercial), along with the inclusion of small parks and other community-­‐oriented activity facilities.7 Regional Centers generally have a range of floor area ratios from 1.5:1 to 6.0:1. Some Regional Centers are only commercially oriented; while others contain a mix of residential and commercial uses. Generally, Regional Centers are characterized by buildings ranging from 6 to 20 stories high (or higher). Regional Centers are usually major transportation hubs.8 The Urban Form and Neighborhood Design chapter of the Framework establishes the goal of creating a livable city for existing and future residents; a city that is attractive to future investment; and a city of interconnected, diverse neighborhoods that builds on the strength of those neighborhoods and functions at both the neighborhood and citywide Urban form refers to the general pattern of scales. The Framework does not directly address the building height, development intensity, and design of individual neighborhoods or communities, structural elements that define the City but embodies generic neighborhood design and physically, such as natural features, implementation programs that guide local planning transportation corridors, activity centers, and efforts and lay a foundation for the updating of focal elements. Neighborhood design refers community plans. With respect to neighborhood to the physical character of neighborhoods design, the Framework’s Urban Form and and communities within the City. Neighborhood Design chapter encourages growth in centers that have a sufficient base of both Source: City of Los Angeles Department of City Planning, commercial and residential development to support City of Los Angeles General Plan Framework, Chapter 5, Urban Form and Neighborhood Design. transit service. The Open Space and Conservation chapter of the Framework calls for the use of open space to enhance community and neighborhood character. The policies of this chapter recognize that there are communities where open space and recreation resources are currently in short supply and, therefore, suggest that vacated railroad lines, drainage channels, planned transit routes, and utility rights-­‐of-­‐way, or pedestrian-­‐oriented streets and small parks, where feasible, might serve as important resources for serving the open space and recreation needs of residents. The Transportation chapter of the Framework includes proposals for major improvements to enhance the movement of goods and to provide greater access to major intermodal facilities. The Transportation chapter acknowledges that the quality of life for every citizen is affected by the ability to access work opportunities and essential services, affecting the City’s economy, as well as the living environment of its citizens.9 The Transportation chapter stresses that transportation investment and policies would need to follow a strategic plan, including capitalizing on currently committed infrastructure and adoption of land use policies to better utilize committed infrastructure. The Transportation chapter of the Framework is implemented through the Transportation Element of the General Plan. 7 Op. Cit., page 3-­‐40. 8
Op. Cit., Table 3-­‐1, Land Use Standards, page 3-­‐23. 9
Op. Cit., page 8-­‐2. Academy Square Project Page IV.I-­‐8 IV.I. Land Use and Planning PROJECT SITE
Source: City of Los Angeles General Plan Framework, February 19, 2003.
Figure IV.I-1
Long-Range Land Use Diagram
City of Los Angeles March 2016
The applicable policies and the consistency analysis of each of the Framework chapters are discussed in Table IV.I-­‐3 (Project Consistency with the Applicable Objectives and Policies of the General Plan Framework Element). ii)
City of Los Angeles General Plan Housing Element The 2013-­‐2021 Housing Element of the General Plan is the City’s blueprint for meeting housing and growth challenges. The 2013-­‐2021 Housing Element replaces the 2006-­‐2014 Housing Element. The citywide Housing Element 2013-­‐2021 was adopted on December 3, 2013 and contains current population and housing projections for the City. The Housing Element identifies a need for more housing, as it stated that the “City of Los Angeles continues to grow, and with that growth comes the need for more housing – not only more units, but a broader array of housing types to meet evolving household types and sizes, and a greater variety of housing price points that people at all income levels can afford.”10 Chapter 6 of the Housing Element lists the goals, objectives, policies and programs that “embody the City’s commitment to meeting housing needs.”11 The City’s four housing goals are: •
Goal 1: A City where housing production and preservation result in an adequate supply of ownership and rental housing that is safe, healthy and affordable to people of all income levels, races, ages, and suitable for their various needs. •
Goal 2: A City in which housing helps to create safe, livable and sustainable neighborhoods. •
Goal 3: A City where there are housing opportunities for all without discrimination. •
Goal 4: A City committed to preventing and ending homelessness. Multiple policies support each of these four goals. A consistency analysis with the policies that are applicable to the Project is presented in Table IV.I-­‐4 (Project Consistency with the Applicable Policies of the Housing Element). iii)
Hollywood Community Plan The community plans are intended to promote an arrangement of land uses, streets, and services, which would encourage and contribute to the economic, social, and physical health, safety, and welfare of the people who live and work in the community. The Community Plans are also intended to guide development in order to create a healthful and pleasing environment. The Community Plans coordinate development among the various communities of the City and adjacent municipalities in a fashion both beneficial and desirable to the residents of the community. The Hollywood Community Plan guides land uses on the Project Site and in the surrounding areas. The current plan (adopted September 13, 1988 and effective April 2, 2014) sets forth planning goals and objectives to maintain the community's distinctive character. 10
Los Angeles Department of City Planning, Housing Element 2013-­‐2021, page c-­‐xiii. 11
Los Angeles Department of City Planning, Housing Element 2013-­‐2021, page 6-­‐6. Academy Square Project Page IV.I-­‐10 IV.I. Land Use and Planning City of Los Angeles March 2016
The Hollywood Community Plan was designed to accommodate the anticipated growth in population and employment in the Hollywood Community to the year 2010. An update to the Hollywood Community Plan was prepared in 2012, which would have extended the growth projections to 2030. However, due to a Los Angeles Superior Court decision on the Hollywood Community Plan’s Environmental Impact Report, the City Council took action on April 2, 2014 to rescind the 2012 Hollywood Community Plan Update. As a result of this action, the City has reverted, by operation of law, to the 1988 Hollywood Community Plan and the zoning regulations that existed immediately prior to June 19, 2012 (the date of the adoption of the Hollywood Community Plan Update and ordinance).12 As shown in Figure IV.I-­‐2 (Hollywood Community Plan Land Use Designations), the Community Plan designates the Project Site for Regional Center Commercial land uses. This land use designation allows for an FAR of up to 4.5:1, which is limited by the Hollywood Redevelopment Plan (discussed below). The zoning “D” limitation restricts the maximum FAR permitted on the Western Lots to 2:1 (discussed below). An assessment of the Project’s compliance with the purpose of the Community Plan is presented in Table IV.I-­‐5 (Project Consistency with Applicable Policies of the Hollywood Community Plan). b)
Hollywood Redevelopment Project The Project Site is within the Hollywood Redevelopment Project area, wherein the Hollywood Redevelopment Plan provides guidance for development. The applicable goals and a consistency analysis of the Hollywood Redevelopment Plan are discussed in Table IV.I-­‐6, Project Consistency with Applicable Goals of the Hollywood Redevelopment Project. a)
City of Los Angeles Planning and Zoning Code All on-­‐site development activity is subject to the Planning and Zoning Code. The Planning and Zoning Code includes development standards for the various districts in the City of Los Angeles. As shown in Figure IV.I-­‐3 (City Zoning Designations), the Project site has a zoning designation of C4-­‐2D-­‐SN (Commercial, Height District 2, Sign District). i)
Allowed Land Uses Land Uses allowed in the C4 zone include the following: •
Land uses allowed in the C2 zone (e.g., pet shop, carpenter, interior decorating, tire shop, restaurant, etc.); •
Land uses allowed in the C1.5 zone (e.g., auditorium, broadcasting studio, department store, museum, theater, etc.); •
Land uses allowed in the C1 zone (e.g., office, business or professional, bakery, barber, stationery store, drug store, grocery store, etc.); Land uses allowed in the R4 zone (e.g., multiple dwellings, group dwellings, and apartment houses); and •
12
City of Los Angeles Department of City Planning, New Community Plan Program, Hollywood, website: http://cityplanning.lacity.org/, accessed September 16, 2014. Academy Square Project Page IV.I-­‐11 IV.I. Land Use and Planning City of Los Angeles •
March 2016
More extensive retail stores (e.g., bowling alley and other amusement enterprises, pawn shop, carpenter shop, plumbing shop).13 ii)
Setback Requirements Pursuant to LAMC Section 12.16.C, within the C4 zone, front yard setbacks are not required. Furthermore, side and rear yard setbacks are not required for buildings used exclusively for commercial purposes. For residential buildings, the side and rear yards shall conform to the R4 zone requirements for the first level of the first story used for residential purposes. The R4 zone requires that the front yard setback be similar to the R3 zone, which requires a minimum 15 feet. The side yard requirement in an R4 zone is at least five feet for a building not more than two stories high. For a building more than two stories high, one foot is added to the width the side yards for each additional story above the second story, with a maximum width of 16 feet. The R4 zone rear yard requirement is a minimum of 15 feet for buildings that are not more than three stories high. For buildings higher than three stories, one foot is added to the depth of the rear yard for each additional story above the third story, with a maximum of 20 feet. i)
Height District The Project Site is located within Height District 2. The Height District 2 permits an FAR of 6:1 with no height limit. However, as discussed above, the Hollywood Community Plan and the Hollywood Redevelopment Plan limit the FAR on the Project Site to 4.5:1. The “D” limitation restricts the maximum FAR allowed on the Western Lots to 2:1 (Ordinance No. 165,661). i)
Parking Requirements Parking requirements for commercial development are subject to the Planning and Zoning Code. For commercial land uses, two parking spaces are required for every 1,000 square feet of gross floor area.14 For residential land uses, one parking space is required for each unit with less than three habitable rooms, 1.5 spaces for each unit A habitable room is an enclosed subdivision in a residential with three habitable rooms, and building commonly used for living p urposes, but not including any two spaces for each unit with lobby, hall, closet, storage space, water closet, bath, toilet, slop more than three habitable sink, general utility room or service porch. (LAMC Section 12.03) rooms.15 13
LAMC Section 12.16.A. 14
LAMC Section 12.21.A.4(x)(3). 15
LAMC Section 12.21.A.4. Academy Square Project Page IV.I-­‐12 IV.I. Land Use and Planning PROJECT SITE
Source: Hollywood Community Plan, August 22, 2008.
Figure IV.I-2
Hollywood Community Plan Land Use Designations
City of Los Angeles March 2016
ii)
Sign Regulations and Policies The City regulates the placement, construction, and modification of all exterior signs and sign support structures through Section 14.4 of the Planning and Zoning Code. Building permits must be obtained from the Department of Building and Safety for any proposed signs and electrical permits must be obtained for signs illuminated by electrical lighting. Specific LAMC requirements and restrictions are dependent upon signage type; however, general constraints on design, construction, materials, potential for hazard to traffic and determination of such hazards are applicable. As indicated by the “SN” in the zoning designation for the Project Site, it is located within the Hollywood Signage Supplemental Use District (HSSUD). The HSSUD was established by Ordinance 176,172 in 2004 and was amended by, and superseded by, Ordinance 181,340 in 2010. The HSSUD regulates the types, sizes, and locations of signs within its district for the following purposes: •
Provide for the systematic execution of the Hollywood Community Plan and Redevelopment Plan. •
Promote appropriate and economically viable signage which: o
Coordinates with the architectural elements of the building on which signage is located; o
Reflects a modern, vibrant image of Hollywood as the global center of the entertainment industry; and o
Compliments and protects the character-­‐defining features of historic buildings. •
Limit visual clutter by regulating the number, size and location of signs. •
Minimize potential traffic hazards and protect public safety. •
Protect street views and scenic vistas of the Hollywood Sign and the Hollywood Hills. •
Protect and enhance major commercial corridors and properties. •
Provide a public benefit and enhancement to the community environment. b)
Los Angeles Green Building Code As of January 3 2014, the City has implemented Ordinance No. 182,849 as the most recent update to the Los Angeles Green Building Code (LA Green Building Code). The LA Green Building Code is based on the 2013 California Green Building Standards Code (commonly known as CALGreen, as discussed above), that was developed and mandated by the State to attain consistency among the various jurisdictions within the State with the specific goals to reduce a building's energy and water use, reduce waste, and reduce the carbon footprint. The following types of projects are subject to the LA Green Building Code: •
All new buildings (residential and non-­‐residential); •
All addition (residential and non-­‐residential); and •
Alterations with building valuations over $200,000 (residential and non-­‐residential). Academy Square Project Page IV.I-­‐15 IV.I. Land Use and Planning City of Los Angeles March 2016
c)
Department of City Planning Walkability Checklist In January of 2007, the Department of City Planning created the Walkability Checklist: Guidance for Entitlement Review (Walkability Checklist). The purpose of the Walkability Checklist is to guide the Department of City Planning, as well as developers, architects, engineers, and all community members, in creating enhanced pedestrian movements, access, comfort, The Walkability Checklist and safety contributing to overall walkability throughout the provides a list of recommended City. Each of the implementation strategies in the Walkability strategies that projects should Checklist should be considered in a project, although not all employ to improve the pedestrian strategies would be appropriate in every project. While the environment in the public right-­‐
Walkability Checklist is neither a requirement nor part of the of-­‐way and on private property. Planning and Zoning Code, it provides guidance for consistency relating to the policies contained in the Framework. Incorporating these guidelines into a project’s design encourages pedestrian activity, more adequate forms, and placemaking. Guidelines that apply to the Project are described in detail in Section IV.I.3 (Environmental Impacts) later in this section. d)
Citywide Design Guidelines The Framework Element and each of the City’s 35 Community Plans promote architectural and design excellence in buildings, landscape, open space, and public space. They also state that preservation of the City’s character and scale, including its traditional urban design form, shall be emphasized in consideration of future development. To this end, the Citywide Design Guidelines have been created to carry out the common design objectives that maintain neighborhood form and character while promoting design excellence and creative infill development solutions. The Citywide Design Guidelines serve to implement the 10 Urban Design Principles, a part of the Framework Element. These principles are a statement of the City’s vision for the future of Los Angeles, providing guidance for new development and encouraging projects to complement existing urban form in order to enhance the built environment in Los Angeles. The Urban Design Principles reflect citywide values to be expressed in the built environment of the City, establishing a design program for the City. They are intended to embrace the variety of urban forms that exist within Los Angeles, from the most urban, concentrated centers to the suburban neighborhoods.16 The 10 Urban Design Principles are: 1. Develop inviting and accessible transit areas. 2. Reinforce walkability, bikeability and well-­‐being. 3. Nurture neighborhood character. 4. Bridge the past and the future. 5. Produce great green streets. 6. Generate public open space. 7. Stimulate sustainability and innovation in our city. 16
Citywide Design Guidelines, Los Angeles Department of City Planning, June 2011. Academy Square Project Page IV.I-­‐16 IV.I. Land Use and Planning City of Los Angeles March 2016
8. Improve equity and opportunity. 9. Emphasize early integration, simple processes and maintainable solutions. 10. Ensure connections. 3.
ENVIRONMENTAL IMPACTS A.
Thresholds of Significance i)
Appendix G to the State CEQA Guidelines In accordance with guidance provided in Appendix G to the State CEQA Guidelines, the Project could have a significant impact if it were to: (a) Physically divide an established community; (b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect; or (c) Conflict with any applicable habitat conservation plan or natural community conservation plan. As discussed in Section VII, Impacts Not Found to be Significant, and in the Initial Study (see Appendix A to this Draft EIR), the Project would have no impact with respect to Threshold (c) listed above. No further analysis of this topic is required. ii)
City of Los Angeles CEQA Thresholds Guide (d) As set forth in the City of Los Angeles L.A. CEQA Thresholds Guide, the determination of significance levels of impacts of the Project related to land use consistency are determined on a case-­‐by-­‐case basis considering the following factors: i)
Whether the proposal is inconsistent with the adopted land use/density designation in the Community Plan, redevelopment plan, or specific plan for the site; and ii) Whether the proposal is inconsistent with the General Plan or adopted environmental goals or policies contained in other applicable plans. (e) As set forth in the City of Los Angeles L.A. CEQA Thresholds Guide 2006, the determination of significance levels of impacts of the Project related to land use compatibility are determined on a case-­‐by-­‐case basis considering the following factors: i)
The extent of the area that would be impacted, the nature and degree of impacts and the type of land uses within the area; ii) The extent to which existing neighborhoods, communities, or land uses would be disrupted, divided or isolated and the duration of the disruptions; and iii) The number, degree and type of secondary impacts to surrounding land uses that could result from implementation of the Project. Academy Square Project Page IV.I-­‐17 IV.I. Land Use and Planning City of Los Angeles B.
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Project Impacts Threshold (a): The Project could have a significant impact if it were to physically divide an established community. Impact (a): A less-­‐than-­‐significant impact would occur during construction of the Project, and no impact would occur during operation of the Project. i)
Construction Construction of the Project would not physically divide an established community because it would be built on a site that has already been developed with commercial uses within an established community. Construction equipment and vehicles would be staged on the Project Site to the extent feasible. Although there could be roadway and/or lane closures along the adjacent streets, detours would be provided in accordance with City standard procedures. However, this would not be a significant impact because (1) roadway and lane closures would be temporary and (2) the residential community to the east of the Project Site would have alternate routes to access the rest of the Hollywood community. Therefore, the construction of the Project would not physically divide an established community and a less-­‐than-­‐significant impact would occur. ii)
Operation The Project would not physically divide an established community because it would be located on a site that has already been developed with commercial land uses within an established community. No new roadways or roadway closures are proposed as part of the Project. The areas of the Project Site that are not currently occupied by structures are surrounded by a fence, and are inaccessible to the public. The Project would provide access to the surrounding community by opening the Project Site to the public. Therefore, operation of the Project would not physically divide an established community and no impact would occur. Threshold (b): The Project could have a significant impact if it were to conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect. Impact (b): No impact would occur during construction of the Project. A less-­‐than-­‐significant impact would occur during operation of the Project. i)
Construction Project construction activities would follow all applicable City of Los Angeles regulations and guidelines, which would avoid conflicts with land use plans, policies, and regulations. Therefore, construction of the Project would not conflict with applicable land use plans, policies and regulations, and no impact would occur. ii)
Operation As previously discussed, the development of the Project would be subject to numerous City land use plans as well as the development regulations in the LAMC. The Project’s consistency with the policies and goals of applicable land use plans and policy documents, including the General Plan, the Community Academy Square Project Page IV.I-­‐18 IV.I. Land Use and Planning City of Los Angeles March 2016
Plan, the LAMC, the Redevelopment Plan, and SCAG’s RCP, are described in detail below. The Project Site is also recommended to meet the goals of the Walkability Checklist and Citywide Design Guidelines. As required by CEQA, the Project’s consistency with the AQMP is addressed in Section IV.B (Air Quality), and the Project’s consistency with the CMP is addressed in Section IV.M (Traffic/Transportation) of this EIR. 1)
2008 Regional Comprehensive Plan The Project would be consistent with to the goals in the RCP, including goals related to land use, housing, and air quality. The Land Use and Housing Goals of the RCP support the implementation of the Compass Blueprint and 2% Strategy. Table IV.I-­‐1, Project Consistency with Applicable Regional Comprehensive Plan Goals, presents an analysis of the consistency of the Project with those goals. Table IV.I-­‐1 Project Consistency with the Applicable Regional Comprehensive Plan Goals Goal Project Consistency Focusing growth in existing and emerging centers Consistent. The Project is located along Vine Street and and along major transportation corridors. one block south of Sunset Boulevard, both of which are major transportation corridors. Creating significant areas of mixed-­‐use development Consistent. The Project is a mixed-­‐use development and walkable, “people-­‐scaled” communities. that would include residential, retail/restaurant, and office land uses. Ground-­‐floor retail/restaurant land uses would be easily accessible to pedestrians. In addition, plazas would be created along Ivar Avenue and Vine Street to welcome visitors to the Project Site. Providing new housing opportunities, with building Consistent. The Project would include up to 250 multi-­‐
types and locations that respond to the region’s family residences within the Hollywood Redevelopment changing demographics. Project area, an area in need of housing opportunities. Targeting growth in housing, employment and Consistent. The Project would include housing and commercial development within walking distance of commercial (office and retail/restaurant) development existing and planned transit stations. that is located adjacent to Vine Street and one block south of Sunset Boulevard, both of which are served by Metro buses. The nearest Metro rail station (Hollywood/Vine Station) is located at Hollywood Boulevard and Argyle Avenue, which is approximately one-­‐half mile north of the Project Site. The nearest bus stop to the Project Site is Metro Line 210, located at Vine Street and De Longpre Avenue (southbound on the west side of Vine Street and northbound on the east side of Vine Street). Injecting new life into under-­‐used areas by creating Consistent. The vacant parcel at the northeast corner vibrant new business districts, redeveloping old of the Project Site was previously owned by the buildings and building new businesses and housing Community Redevelopment Agency of Los Angeles. The on vacant lots. Applicant purchased the property with the intention of redevelopment, in accordance with the Hollywood Redevelopment Project. The Project would redevelop the remainder of the underutilized Project Site with new businesses and housing. Preserving existing, stable, single-­‐family Consistent. The Project would not remove any existing neighborhoods. single-­‐family homes or affect nearby single-­‐family neighborhoods. Protecting important open space, environmentally Consistent. The Project Site does not contain any Academy Square Project Page IV.I-­‐19 IV.I. Land Use and Planning City of Los Angeles March 2016
sensitive areas and agricultural lands from natural or important open space, environmentally development. sensitive areas or agricultural lands (see Section IV.C [Biological Resources] and Section VII [Effects Not Found to be Significant]). Although there are lawn areas and landscaping on the Project Site, these areas are not considered to be important open space. Therefore, the Project would not remove important open space, environmentally sensitive areas, or agricultural lands. Source: Southern California Association of Governments, Final 2008 Regional Comprehensive Plan, October 2008; EcoTierra Consulting, 2014. Accordingly, the Project would be consistent with the 2008 RCP Goals. 2)
Southern California Compass Blueprint Growth Vision The four main principles of the Compass Growth Vision and their applicability to the Project are discussed below. a)
Improve Mobility For All Residents The Project would be consistent with the Compass Growth Vision goal to improve mobility for all residents. The Project would be located adjacent to Vine Street and one block south of Sunset Boulevard, both of which are served by Metro buses. The nearest Metro rail line station (Hollywood/Vine Station) is located at Hollywood Boulevard and Argyle Avenue, which is approximately one-­‐half mile north of the Project Site. Furthermore, the Project would incorporate design elements, such as pedestrian-­‐scale plazas along Ivar Avenue and Vine Street, which would be attractive to pedestrians. Appropriate access and circulation improvements would accommodate traffic generated by the Project. The locations of the subterranean parking and driveway entrances along De Longpre Avenue, Ivar Avenue, and Homewood Avenue would allow continued traffic flow along streets and driveways by reducing the number of existing driveways. In addition, the Project would provide efficient access to the surrounding street system, bikeways, sidewalks, and transit (e.g., Metro Red Line and bus lines), while minimizing traffic impacts on surrounding uses. The Project would, therefore, be consistent with the Compass Growth Vision principle to improve mobility for all residents. b)
Foster Livability In All Communities The Project would create a pedestrian-­‐friendly mixed-­‐use development within a dense urban area. The Project’s ground floor restaurant and retail space, courtyards, and landscaping would promote pedestrian activity and interaction among the residents, employees, and visitors. Moreover, the Project would provide new employment opportunities for residents within the community. The Project would be consistent with the Compass Growth Vision principle to foster livability in all communities. c)
Enable Prosperity For All People This objective is primarily an economic objective, not directly related to environmental impacts. Nonetheless, the office and retail/restaurant land uses would provide a variety of skilled and unskilled jobs, both high-­‐wage and entry-­‐level employment opportunities and career growth opportunities with potential benefits for the regional economy. The Project would provide a substantial amount of Academy Square Project Page IV.I-­‐20 IV.I. Land Use and Planning City of Los Angeles March 2016
employment opportunities and, thus, would be consistent with the Compass Growth Vision principle to enable prosperity for all people. d)
Promote Sustainability For Future Generations The Project would be designed to incorporate a wide range of building technologies and design features that would help promote a sustainable environment by saving energy, reducing water consumption, making use of recycled materials, and producing better indoor and outdoor environmental quality. The proposed office buildings would pursue LEED Gold certification for Core and Shell under the LEED v3 rating system, and the proposed residential tower would pursue LEED Silver certification. The Project would exceed the requirements in the City’s Green Building Code. The Project would have numerous green building design features, including a highly efficient HVAC system (which would be subject to an enhanced commissioning process to ensure operational energy efficiency). The Project would include waterless urinals, ultra low-­‐flow toilets in all bathrooms, low-­‐flow aerators, and appropriate landscaping which would reduce water use by at least 50 percent. The Project would have a white roof to reduce cooling loads and the heat island effect. Also, the Project would use low-­‐VOC paints, coatings, adhesives, and sealants indoors to the maximum extent feasible. Furthermore, controls would be installed to ensure that energy use and indoor environmental air quality are maintained over time. In addition, the Project is located in the dense Hollywood community, where bus and rail transit are readily available, which would support fewer vehicle trips. Therefore, the Project would be consistent with the Compass Growth Vision principle to promote sustainability for future generations. Overall, the Project would be consistent with the principles of the Compass Growth Vision. 3)
Regional Transportation Plan The consistency of the Project with the RTP/SCS is addressed in Table IV.I-­‐2, Project Consistency with the Applicable Goals of 2012-­‐2035 RTP/SCS. Table IV.I-­‐2 Project Consistency with the Applicable Goals of the 2012-­‐2035 RTP/SCS Goal Project Consistency Maximize mobility and accessibility for all people Consistent. The Project supports the RTP goal by locating and goods in the region. the Project within close proximity to a regional transportation hub and within a jobs rich area (see Section IV.B [Air Quality], subheading AQMP Consistency). The Project Site is located close to existing public transit opportunities provided by Metro. The Project would provide bicycle access and bicycle parking that would be easily accessible to pedestrians, as required by the LAMC. Ensure travel safety and reliability for all people Consistent. The Project Site is located close to existing and goods in the region. public transit opportunities provided by Metro, which provides safe and reliable travel options for people and goods. The Project would provide bicycle access and bicycle parking that would be easily accessible to Academy Square Project Page IV.I-­‐21 IV.I. Land Use and Planning City of Los Angeles March 2016
Table IV.I-­‐2 Project Consistency with the Applicable Goals of the 2012-­‐2035 RTP/SCS Goal Project Consistency pedestrians, as required by the LAMC. Maximize the productivity of our transportation Consistent. The proposed mixed-­‐use Project is located in system. an urban area, and would be a greater density than what currently exists on the Project Site. In addition, the Project Site is accessible to the regional bus and rail transit systems. The Project would concentrate new development and jobs at a location that is within walking distance to the Metro Red Line and is served by several Metro bus lines, thus, providing opportunities for residents, employees, and visitors to use public transit for work trips, and walk to restaurants within and near the Project Site. In addition, as discussed in Section IV.M (Transportation/Traffic), a mitigation measure would be implemented to upgrade traffic signal equipment at five intersections near the Project Site. Also, a transportation demand management plan, which would require approval by LADOT, would be implemented. Protect the environment and health of our Consistent. The Project would incorporate a wide range of residents by improving air quality, and encouraging building technologies and design features that would active transportation (non-­‐motorized protect the environment by saving energy (which would transportation, such as bicycling and walking). also reduce air emissions associated with electricity generation), reducing water consumption, making use of recycled materials, and producing better indoor and outdoor environmental quality (refer to Section II, Project Description, Green Building and Sustainability). The Project would have a pedestrian-­‐friendly design, would be located near public transit opportunities (bus and rail), and would include bicycle parking for long-­‐ and short-­‐term uses. Also, a mitigation measure is recommended (at the end of this analysis) that would require the Project to install an air filtration system that exceeds the minimum efficiency requirement. Encourage land use and growth patterns that Consistent. The proposed mixed-­‐use Project is located in complement our transportation investments. an urban area, and would be a greater density than what currently exists on the Project Site. In addition, the Project Site is accessible to the regional bus and rail transit systems. The Project would concentrate new development and jobs at a location that is within walking distance to the Metro Red Line and is served by several Metro bus lines, thus, providing opportunities for residents, employees, and visitors to use public transit for work trips, and walk to restaurants within and near the Project Site. Source: Southern California Association of Governments, 2012-­‐2035 RTP/SCS, April 2012; EcoTierra Consulting, 2014. Therefore, the Project would be consistent with the applicable goals in the RTP/SCS. Academy Square Project Page IV.I-­‐22 IV.I. Land Use and Planning City of Los Angeles March 2016
4)
City of Los Angeles General Plan Framework Element The consistency of the Project with applicable objectives and policies in the City of Los Angeles General Plan Framework Element is presented in Table IV.I-­‐3 (Project Consistency with the Applicable Objectives and Policies of the General Plan Framework Element). Table IV.I-­‐3 Project Consistency with the Applicable Objectives and Policies of the General Plan Framework Element Objective/Policy Project Consistency Land Use Chapter Objective 3.1: Accommodate a diversity of uses Consistent. The Project would develop a mix of land uses, that support the needs of the City’s existing and which would contribute to the diversity of land uses in the future residents, businesses, and visitors. Hollywood area, which currently includes commercial, residential, retail, restaurant, and entertainment land uses. Policy 3.1.1: Identify areas on the Long-­‐Range Consistent. The Project Site is identified as a Regional Land Use Diagram and in the community plans Center on the Framework’s Long-­‐Range Land Use Diagram sufficient for the development of a diversity of (Metro). Development of office, retail/restaurant, and uses that serve the needs of existing and future residential land uses would serve the needs of existing and residents (housing, employment, retail, future residents in the area and would expand the diversity entertainment, cultural/institutional, educational, of uses within this Regional Center. The Project would health, services, recreation, and similar uses), increase the vitality in the area through maximizing provide job opportunities, and support visitors and development of an underutilized site with new land uses tourism. that would provide job opportunities and support services. The concentration of development would support the Project area’s existing range of services and activities and would be consistent with the Regional Center designation. Policy 3.1.4: Accommodate new development in Consistent. The Project would be consistent with the accordance with land use and density provisions Framework’s Long-­‐Range Land Use Diagram (Metro), which of the General Plan Framework Element Long-­‐ identifies the Project Site as a Regional Center. The Range Land Use Diagram. Regional Center is an area targeted for high-­‐density, and a focal point of regional commerce, identity, and activity. Encouraged uses include corporate and professional offices, residential, retail commercial malls, government buildings, major health facilities, major entertainment and cultural facilities and supporting services. The Project would provide a mix of residential, retail/restaurant, and office land uses. Objective 3.2: To provide for the spatial Consistent. The Project would provide a mix of land uses distribution of development that promotes an near several Metro bus lines and the planned Metro Rail improved quality of life by facilitating a reduction Red Line. In addition, Mitigation Measure MM GHG-­‐1 of vehicle trips, vehicle miles traveled, and air requires that 20 percent of the Project’s parking spaces pollution. include conduit for electric vehicle parking. Therefore, the Project would provide opportunities for residents, employees, and visitors to use transit and reduce vehicle trips and vehicle miles travelled. Policy 3.2.3: Provide for the development of land Consistent. The Project is a mixed-­‐use development that use patterns that emphasize pedestrian/bicycle would include residential, retail/restaurant, and office land access and use in appropriate locations. uses. Ground-­‐floor retail/restaurant land uses would be easily accessible to pedestrians. In addition, plazas would be created along Ivar Avenue and Vine Street to welcome visitors to the Project. The Project would be accessible to Academy Square Project Page IV.I-­‐23 IV.I. Land Use and Planning City of Los Angeles March 2016
Table IV.I-­‐3 Project Consistency with the Applicable Objectives and Policies of the General Plan Framework Element Objective/Policy Objective 3.4: Encourage new multi-­‐family residential, retail commercial, and office development in the City’s neighborhood districts, community, regional, and downtown centers as well as along primary transit corridors/boulevards, while at the same time conserving existing neighborhoods and related districts. Objective 3.7: Provide for the stability and enhancement of multi-­‐family residential neighborhoods and allow for growth in areas where there is sufficient public infrastructure and services and the residents' quality of life can be maintained or improved. Policy 3.7.4: Improve the quality of new multi-­‐
family dwelling units based on the standards in Chapter 5 Urban Form and Neighborhood Design Chapter of this Element. Objective 3.10: Reinforce existing and encourage the development of new regional centers that accommodate a broad range of uses that serve, provide job opportunities, and are accessible to the region, are compatible with adjacent land uses, and are developed to enhance urban lifestyles. Project Consistency bicycles and bicycle parking would be provided in accordance with the LAMC. Furthermore, Vine Street is identified as part of the Bicycle Lane Network in the Mobility Plan 2035. Consistent. The Project would provide new development that is consistent with existing land uses in the Hollywood community, which currently includes commercial, residential, retail, restaurant, and entertainment land uses. The development of the Project within a Regional Center as well as close to a transit corridor served by the Metro subway and bus service, and freeways supports the Framework’s policies to encourage a mix of land uses along transit corridors. The Project Site is located one block south of Sunset Boulevard, which is a primary transit corridor (e.g., Metro Red Line and Metro buses). The Project would not encroach upon or cause the removal or relocation of land uses in existing neighborhoods or districts. Consistent. The Project would include up to 250 residential units in the dense urban community of Hollywood, where sufficient public infrastructure (e.g., electricity, natural gas, sewer, water, and roadways) and services (e.g., fire and police protection, schools, and libraries) exist. Furthermore, the LADWP Resolution No. 015 222 stated that the Water Supply Assessment found that LADWP’s projected water supply available during normal, single-­‐dry, and multiple-­‐dry water years during a 25-­‐year projection can accommodate the projected water 17
demands of the Project. The Water Supply Assessment for the Academy Square Project is attached to this Draft EIR as Appendix L. Consistent. The Project would be designed to meet the standards in Chapter 5 of the General Plan Framework Element. See applicable goals, objectives, and policies below. Consistent. The Project would maximize the development potential on the Project Site by reinforcing and enhancing the existing Regional Center, which currently accommodates a broad range of land uses and job opportunities and attractions that are, and would continue to be, accessible to the region. The Project would be a mix of residential and commercial land uses that would provide multi-­‐family housing and jobs for local residents and employees travelling throughout the Los Angeles region. 17
Minutes of Regular Meeting of the Board of Water and Power Commissioners of the City of Los Angeles, June 2, 2015, Resolution 015 222. Academy Square Project Page IV.I-­‐24 IV.I. Land Use and Planning City of Los Angeles March 2016
Table IV.I-­‐3 Project Consistency with the Applicable Objectives and Policies of the General Plan Framework Element Objective/Policy Project Consistency The Project would be compatible with adjacent land uses that include residential and commercial land uses. The concentration of development adjacent to several Metro bus lines and the Metro Rail Red Line would promote the use of public transit for residents, employees, and visitors to the Project Site. Furthermore, the Project would serve the adjacent community and has incorporated design features to encourage pedestrian activity, including landscaping and an attractive street frontage. Housing Chapter Objective 4.2: Encourage the location of new multi-­‐family housing development to occur in proximity to transit stations, along some transit corridors, and within some high activity areas with adequate transitions and buffers between higher-­‐
density developments and surrounding lower-­‐
density residential neighborhoods. Urban Form and Neighborhood Design Chapter Goal 5A: A livable City for existing and future residents and one that is attractive to future investment. A City of interconnected, diverse neighborhoods that builds on the strengths of those neighborhoods and functions at both the neighborhood and citywide scales. Objective 5.2: Encourage future development in centers and in nodes along corridors that are served by transit and are already functioning as centers for the surrounding neighborhoods, the community, or the region. Policy 5.2.2: Encourage the development of centers, districts, and selected corridor/boulevard nodes such that the land uses, scale, and built form allowed and/or encouraged within these areas allow them to function as centers and support transit use, both in daytime and nighttime. Academy Square Project Consistent. The Project would include up to 250 residential units in the dense urban community of Hollywood, in close proximity to Metro bus and rail services that are within walking distance. Consistent. The location of the Project adjacent to several Metro bus lines and within walking distance to the Metro Rail Red Line would support the interconnection of diverse neighborhoods. The Regional Center is a multi-­‐use center that encourages the development of a diversity of land uses, such as corporate and professional offices, residential, retail commercial malls, government buildings, major health facilities, major entertainment and cultural facilities and supporting services. The Project supports the goal of creating a livable City for existing and possible future residents. By developing a mix of land uses on the Project Site, the Project would generate economic activity in the area by providing office, retail, and restaurant land uses that could help attract future investment to the area. Consistent. The Project is located in a Regional Center area, in which activity is already concentrated and it is served by the Metro subway system and a bus system. The Project would support this objective by providing concentrated development and enhanced activity adjacent to several Metro bus lines and within walking distance to the Metro Rail Red Line. Consistent. The Project’s proposed land uses would be consistent with the existing surrounding land uses. The Project would provide a mix of land uses in the dense community of Hollywood, near Sunset Boulevard. The Project’s massing and height would also be of a scale and built form consistent with the existing nearby land uses that include high-­‐rise buildings that are 20 stories high (Sunset and Vine Tower) and 22 stories high (Sunset Media Tower). The land uses would support transit use during Page IV.I-­‐25 IV.I. Land Use and Planning City of Los Angeles March 2016
Table IV.I-­‐3 Project Consistency with the Applicable Objectives and Policies of the General Plan Framework Element Objective/Policy Objective 5.8: Reinforce or encourage the establishment of a strong pedestrian orientation in designated neighborhood districts, community centers, and pedestrian-­‐oriented subareas within regional centers, so that these districts and centers can serve as a focus of activity for the surrounding community and a focus for investment in the community. Policy 5.8.1: Buildings in pedestrian-­‐oriented districts and centers should have the following general characteristics: a. An exterior building wall high enough to define the street, create a sense of enclosure, and typically located along the sidewalk; b. A building wall more-­‐or-­‐less continuous along the street frontage; c. Ground floor building frontage designed to accommodate commercial uses, community facilities, or display cases; d. Shops with entrances directly accessible from the sidewalk and located at frequent intervals; e. Well lit exteriors fronting on the sidewalk that provide safety and comfort commensurate with the intended nighttime use, when appropriate; f. Ground floor building walls devoted to display windows or display cases; g. Parking located behind the commercial frontage and screened from view and driveways located on side streets where feasible; h. Inclusion of bicycle parking areas and facilities to reduce the need for vehicular use; and i. The area within 15 feet of the sidewalk may be an arcade that is substantially open to the sidewalk to accommodate outdoor dining or other activities.
Project Consistency both the daytime and nighttime. Consistent. The Project is a mixed-­‐use development that would include residential, retail/restaurant, and office land uses. Ground-­‐floor retail/restaurant land uses would be easily accessible to pedestrians. In addition, plazas would be created along Ivar Avenue and Vine Street to welcome visitors to the Project Site. By developing a mix of land uses on the Project Site, the Project would generate economic activity in the area and could help attract future investment to the area. Consistent. The Project would include the design characteristics listed in this policy. Ground-­‐floor retail/restaurant with outdoor dining areas would be easily accessible to pedestrians. In addition, plazas would be created along Ivar Avenue and Vine Street to welcome visitors to the Project Site. Parking would be located below ground and would not be visible from the surrounding roadways. Bicycle parking would be provided and consistent with LAMC requirements. Source: City of Los Angeles, The Citywide General Plan Framework Element, http://cityplanning.lacity.org/cwd/framwk/contents.htm, accessed: October 9, 2014; EcoTierra Consulting, 2014. website: Therefore, the Project would be consistent with the applicable goals, objectives, and policies in the Framework. Academy Square Project Page IV.I-­‐26 IV.I. Land Use and Planning City of Los Angeles March 2016
5)
City of Los Angeles General Plan Housing Element The Project’s consistency with applicable objectives and policies of the Housing Element is presented in Table IV.I-­‐4 (Project Consistency with Applicable Policies of the Housing Element). Table IV.I-­‐4 Project Consistency with Applicable Policies of the Housing Element Policies Project Consistency Objective 1.1: Produce an adequate supply of Consistent. The Project would include up to 250 new rental and ownership housing in order to meet multi-­‐family residences that would be added to the current and projected needs. citywide housing supply. The proposed residences would be available for future residents. Policy 1.1.3: Facilitate new construction and Consistent. The Project would not remove any existing preservation of a range of different housing residences. Rather, the Project would add up to 250 new types that address the particular needs of the multi-­‐family residences that would be available for city’s households. current and future residents of the Hollywood community. Policy 1.1.4: Expand opportunities for Consistent. The Community Plan designates the Project residential development, particularly in Site for Regional Center Commercial land uses. The designated Centers, Transit Oriented Districts Framework identifies the Project Site as a Regional and along Mixed-­‐Use Boulevards. Center. Consistent with this policy, the Project would add up to 250 new multi-­‐family residences in on a property that is identified as a Center. Objective 2.2: Promote sustainable Consistent. The proposed mixed-­‐use Project would neighborhoods that have mixed-­‐income include retail/restaurant, office, and residential land uses. housing, jobs, amenities, services and transit. The jobs associated with the proposed retail/restaurant and office land uses represent a wide range of salaries, which could include such jobs as dishwashers, retail clerks, waiters, office workers, and business owners. The proposed retail/restaurant land uses would provide amenities and services to the Project’s future residents, workers, and visitors, as well as the existing community. The Project Site is accessible to the regional bus and rail transit systems, including the Metro Red Line and several Metro bus lines. Policy 2.2.5: Provide sufficient services and Consistent. The Project would not remove any existing amenities to support the planned population residences. The proposed retail/restaurant land uses while preserving the neighborhood for those would provide amenities to the Project’s future residents, currently there. workers, and visitors, as well as the existing neighborhood residents, workers, and visitors. Objective 2.3: Promote sustainable buildings, Consistent. The proposed office buildings would pursue which minimize adverse effects on the LEED Gold certification for Core and Shell under the LEED environment and minimize the use of non-­‐ v3 rating system, and the proposed residential tower renewable resources. would pursue LEED Silver certification. The Project would exceed the requirements in the City’s Green Building Code. Therefore, the proposed buildings would minimize the adverse effects on the environment and minimize the use of non-­‐renewable resources. Policy 2.3.2: Promote and facilitate reduction of Consistent. The Project would include waterless urinals, water consumption in new and existing housing. ultra low-­‐flow toilets in all bathrooms, low-­‐flow aerators, Academy Square Project Page IV.I-­‐27 IV.I. Land Use and Planning City of Los Angeles March 2016
Table IV.I-­‐4 Project Consistency with Applicable Policies of the Housing Element Policies Project Consistency and appropriate landscaping, which would reduce water use by at least 50 percent. Therefore, the Project would minimize water consumption in the proposed residences. Policy 2.3.3: Promote and facilitate reduction of Consistent. The proposed residential tower would pursue energy consumption in new and existing LEED Silver certification. The Project would exceed the housing. requirements in the City’s Green Building Code. The Project would have numerous green building design features, including a highly efficient HVAC system. Therefore, the Project would minimize energy consumption. Policy 2.3.4: Promote and facilitate reduction of Consistent. As discussed in Section IV.N.3 (Solid Waste), waste in construction and building operations. much of the Project’s demolition waste would be recycled and salvaged to the maximum extent feasible at a minimum of 75 percent diversion from the landfill. During construction, the Project would implement recycling, such as recycling concrete cylinder test samples and steel reinforcing bars. With respect to solid waste generated during operation, it is estimated that the Project would divert 50 percent of its solid waste. Therefore, the Project would reduce solid waste generated during construction and operation. Objective 2.4: Promote livable neighborhoods Consistent. The Project would add up to 250 new multi-­‐
with a mix of housing types, quality design and a family residences. The proposed residences would be scale and character that respects unique developed on the western portion of the Project Site, residential neighborhoods in the City. which is respectful to the character of the existing residential neighborhood located east of Vine Street (the closest residential neighborhood to the Project Site). Furthermore, as discussed further in Section IV.A (Aesthetics), the Project would be an urban-­‐scale development that would be reflective of the expected visual character of the area as it develops in accordance with adopted land use plans, including the Hollywood Community Plan and the Hollywood Redevelopment Plan, which envision concentration of commercial development in the area and in the future. Policy 2.4.1: Promote preservation of Consistent. The Project would not remove existing neighborhood character in balance with residences. The Project would add up to 250 new multi-­‐
facilitating new development. family residences. The proposed residences would be developed on the western portion of the Project Site, which is respectful to the character of the existing residential neighborhood located east of Vine Street (the closest residential neighborhood to the Project Site). Source: Los Angeles Department of City Planning, Housing Element 2013-­‐2021, adopted December 3, 2013. Therefore, the Project would be consistent with the applicable objectives and policies in the Housing Element. Academy Square Project Page IV.I-­‐28 IV.I. Land Use and Planning City of Los Angeles March 2016
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Hollywood Community Plan The consistency of the Project with applicable policies in the Hollywood Community Plan is presented in Table IV.I-­‐5 (Project Consistency with Applicable Policies of the Hollywood Community Plan). Table IV.I-­‐5 Project Consistency with Applicable Policies of the Hollywood Community Plan Policies Parking areas should be located between commercial and residential uses on the commercially-­‐zoned properties where appropriate to provide a buffer, and shall be separated from residential uses by means of at least a solid masonry wall and landscaped setback. New apartments should be soundproofed and should be provided with adequate usable open space at a minimum ratio of 100 square feet per dwelling unit excluding parking areas, driveways and the required front yard setback. Project Consistency Consistent. Parking for the Project would be located below ground and would not be visible from the surrounding roadways. Consistent. The Project would provide approximately 30,570 square feet of open space for the 250 residences (100 square feet per studio, 125 square feet per one-­‐
bedroom, and 175 square feet per two-­‐bedroom unit). Open space would be provided in the form of a pool, gym, pool deck, and common outdoor open space. The common open space would be landscaped and would include public courtyards. Source: City of Los Angeles, Hollywood Community Plan, December 13, 1988, effective April 2, 2014; EcoTierra Consulting, 2014. Therefore, the Project would be consistent with the applicable policies in Hollywood Community Plan. 7)
Hollywood Redevelopment Project The consistency of the Project with applicable goals in the Hollywood Redevelopment Project is presented in Table IV.I-­‐6, Project with Applicable Goals of the Hollywood Redevelopment Project. Table IV.I-­‐6 Project Consistency with Applicable Goals of the Hollywood Redevelopment Project Goals Preserve and increase employment, and business and investment opportunities through redevelopment programs and, to the greatest extent feasible, promote these opportunities for minorities and women. Promote a balanced community meeting the needs of the residential, commercial, industrial, arts and entertainment sectors. Project Consistency Consistent. The Project would include approximately 233,665 square feet of office space and 49,135 square feet of retail/restaurant space. This new space would provide employment and business opportunities to the Hollywood community. Consistent. The Project includes residential and commercial (i.e., office and retail/restaurant) land uses in a unified mixed-­‐use development. The proposed restaurants would serve the local community and the other commercial land uses would serve both the local community (including the on-­‐site residents) and visitors to the Hollywood area; thus, creating a balance of land uses to serve the community. Provide housing choices and increase the supply Consistent. The Project includes up to 250 multi-­‐family and improve the quality of housing for all income residences, consisting of studio, one-­‐bedroom, and two-­‐
and age groups, especially for persons with low bedroom units. This represents a variety of housing Academy Square Project Page IV.I-­‐29 IV.I. Land Use and Planning City of Los Angeles March 2016
Table IV.I-­‐6 Project Consistency with Applicable Goals of the Hollywood Redevelopment Project Goals Project Consistency and moderate incomes; and to provide home choices that would be available for all persons in the ownership opportunities and other housing community. choices with meet the needs of the resident population. Source: City of Los Angeles, Hollywood Redevelopment Plan, July 12, 2003; EcoTierra Consulting, 2014. The Project would be consistent with most of the applicable goals of the Hollywood Redevelopment Project. Although the Project would not be consistent with the goal regarding the retention of historic buildings due to the proposed demolition of the potentially historic building at 1341 Vine Street, the building would be documented in accordance with Historic American Building Survey standards prior to demolition. See Section IV.C, Cultural Resources, for additional information regarding the Project’s impact on potentially historic resources. 8)
City of Los Angeles Planning and Zoning Code The Project would be consistent with the current C4-­‐2D-­‐SN zone in the Planning and Zoning Code. The proposed land uses (office, retail/restaurant, and multi-­‐family residences) are permitted in the C4 zone. With respect to setbacks, pursuant to LAMC Section 12.16.C, within the C4 zone, front yard setbacks are not required. Furthermore, side and rear yard setbacks are not required for buildings used exclusively for commercial purposes. For residential buildings, the side and rear yards shall conform to the R4 zone requirements for the first level of the first story used for residential purposes. The Project would comply with all applicable setback requirements. The Hollywood Community Plan and the Hollywood Redevelopment Plan limit the FAR on the Project Site to 4.5:1. The “D” limitation restricts the maximum floor area ratio (FAR) permitted on the Western Lots to 2:1 (Ordinance No. 165,661). The Project includes requests for Conditional Use Permits to allow floor area averaging in a unified development and to allow a hotel within 500 feet of a residential zone. In addition, the Project includes a request for a Master Conditional Use Permit for the Sale of Alcoholic Beverages for on-­‐site consumption. As previously discussed, the Project Site is located within the HSSUD. The signage program for the Project would comply with the HSSUD, the LAMC, and any applicable approval processes for signage set forth therein. The character, placement, size and proportions of the Project’s proposed signage would be consistent with comparable projects in the HSSUD. It is anticipated that the majority of signage would be located so as to be visible along on the Vine Street and Ivar Avenue frontages. 9)
Los Angeles Green Building Code The proposed office buildings would pursue LEED Gold certification for Core and Shell under the LEED v3 rating system, and the proposed residential tower would pursue LEED Silver certification. The Project would exceed the requirements in the City’s Green Building Code. The Project would have numerous green building design features, including a highly efficient HVAC system (which would be subject to an enhanced commissioning process to ensure operational energy efficiency). The Project would include waterless urinals, ultra low-­‐flow toilets in all bathrooms, low-­‐flow aerators, and appropriate landscaping, which would reduce water use by at least 50 percent. (See Section IV.N.1 [Water] for additional information regarding the Project’s water use and Appendix L for Academy Square Project Page IV.I-­‐30 IV.I. Land Use and Planning City of Los Angeles March 2016
information regarding the Water Supply Assessment and approved Resolution No. 015222 from LADWP.) The Project would have a white roof to reduce cooling loads and the heat island effect. Also, the Project would use low-­‐VOC paints, coatings, adhesives, and sealants indoors to the maximum extent feasible. Furthermore, controls would be installed to ensure that energy use and indoor environmental air quality are maintained over time. (See Section IV.B [Air Quality] for additional information regarding air quality and Section IV.N.4 [Electricity] for additional information regarding energy use.) In addition, the Project is located in the dense Hollywood community, where bus and rail transit is readily available, which would support fewer vehicle trips. 10)
City of Los Angeles Walkability Checklist While the guidance provided by the Walkability Checklist is not mandatory and is not a part of the LAMC, incorporating the criteria listed to the maximum extent feasible would create a more walkable environment and a higher quality of urban form for the Project. The essential purpose of the Walkability Checklist is to guide Department of City Planning staff in working with developers to make developments more “walkable” by way of enhancing pedestrian activity, access, comfort, and safety. In addition, the Walkability Checklist encourages planners and developers to protect neighborhood character and pursue high-­‐quality urban form. The following is an analysis of the Project’s consistency with the applicable guidelines. a)
Sidewalks The Project generally supports the walkability guidelines discussing sidewalks, which describes that pedestrian corridors should be delineated by creating a consistent rhythm, should be wide enough to accommodate pedestrian flow, and provide pedestrian safety, specifically by creating a clear separation from the roadway and from traffic. Pedestrian access would be provided via sidewalks that would surround the Project Site. The Project would include the widening18 of the following sidewalks: •
Vine Street would be widened from 10 feet to 12 feet. •
De Longpre Avenue would be widened from 8 feet to 10 feet. •
Homewood Avenue would be widened from 5 feet to 10 feet. Vine Plaza and Ivar Plaza (shown in Figure II-­‐7 and Figure II-­‐8, respectively) would connect to the inner courtyards, open space, and pedestrian paths. The two plazas would support outdoor dining, public art, and gathering areas, and other social and professional activities. In addition, three mid-­‐block pedestrian access points would be provided along De Longpre Avenue, Ivar Avenue, and Homewood Avenue. The Project would provide direct access to retail/restaurant and office from each of the four streets frontages. On Vine Street, De Longpre Avenue, and Ivar Avenue, direct access to the buildings would be from the sidewalk. A stairway along Homewood Avenue would accommodate the 6.5-­‐foot grade change for a short distance from the sidewalk to the internal courtyard. 18
From the street dedication line to the face of curb. Academy Square Project Page IV.I-­‐31 IV.I. Land Use and Planning City of Los Angeles March 2016
Therefore, the Project would be consistent with Walkability Checklist guidelines related to sidewalks. b)
Utilities The Project generally supports the walkability guidelines regarding utilities, which describe that ideally utilities should be placed underground in order to improve and preserve the character of the street and neighborhood, increase visual appeal, and minimize obstructions in the pedestrian travel path. The Project would place all utility equipment within and around the perimeter of the Project Site underground and/or in the specified zones outlined in the Walkability Checklist. Per LADWP standards, the proposed domestic water lines would have the meter installed in an underground vault in the sidewalk, and the fire water lines would have the detector check installed in an underground vault in the sidewalk. The backflow preventers for the water lines would be private and would be located on private property, either within the building or along the site perimeter, maintaining 12 feet of clearance. Equipment would be buffered with landscaping, if outside the building. The proposed sewer line would be located underground within the public right-­‐of-­‐way. The proposed storm drain would either discharge through curb face via a parkway drain, located underneath the sidewalk, or be hard-­‐piped to a catch basin, which would be also located underneath the public sidewalk. Therefore, the Project would be substantially consistent with Walkability Checklist guidelines related to utilities. c)
Building Orientation The Project generally supports the walkability guidelines regarding building orientation, which describe that a building’s placement on a site establishes its relationship to the sidewalk and street and could enhance pedestrian activity. Residents, employees and visitors would be able to walk to restaurants and shops within the Project Site. The Project would provide direct access to retail/restaurant and office from each of the four streets frontages. On Vine Street, De Longpre Avenue, and Ivar Avenue, direct access to the buildings would be from the sidewalk. Mid-­‐block entrances to the Project Site would be located along De Longpre Avenue, Homewood Avenue, and Ivar Avenue to facilitate pedestrian movement. Vine Plaza and Ivar Plaza would connect the public sidewalks to the inner courtyards, open space, and pedestrian paths. The two plazas would support outdoor dining, public art, and gathering areas, and other social and professional activities. Therefore, the Project would be would be consistent with Walkability Checklist guidelines related to building orientation. d)
Off-­‐Street Parking and Driveways The Project generally supports the walkability guidelines regarding off-­‐street parking and driveways, which states that the safety of the pedestrian is primary in an environment where pedestrians and automobiles must both be accommodated. Passenger vehicle access and truck loading/unloading for the residential and office components would be via an “L”-­‐shaped wide landscaped driveway and drop-­‐
off area that would extend from De Longpre Avenue to Ivar Avenue. This driveway would be located in the northwest portion of the Project Site. A second residential/office driveway would be located along Homewood Avenue, and would provide access to the underground parking. Access to parking for the retail/restaurant component of the Project would be provided by driveways along De Longpre Avenue and Homewood Avenue, which would each provide access to the underground parking. Vehicle entries Academy Square Project Page IV.I-­‐32 IV.I. Land Use and Planning City of Los Angeles March 2016
and exits would be clearly marked to indicate a clear vehicular circulation path, separate from the pedestrian pathways. Bicycle parking would be provided in accordance with the Bicycle Parking Ordinance (LAMC 12.21-­‐A,16). A total of 398 bicycle parking spaces would be provided on the Project Site (see Table II-­‐5 in Section II [Project Description]). Short-­‐term bicycle parking would be provided either in the public sidewalk or on the property, and distributed throughout the Project Site. If more than 20 short-­‐term bicycle parking spaces are provided in any one location, half of those spaces would be covered. Long-­‐term bicycle parking spaces would be configured to protect bicycles from inclement weather and would consist either or bicycle lockers, bicycle rooms or cages, or attended facilities. While the exact location of the bicycle storage is subject to change, all bicycle parking would be provided either at grade level or one level belowground in the garage. Furthermore, pedestrian walkways from the parking structure and to the building entrances would be identifiable with the use of landscape and hardscape materials, lighting, and signage. The width of driveways would meet and not exceed the standard width identified as necessary to accommodate vehicles and all parking areas would be illuminated with adequate, uniform, and glare-­‐free lighting. Therefore, the Project would be substantially consistent with Walkability Checklist guidelines related to off-­‐street parking and driveways. e)
On-­‐Site Landscaping While building plans are still in the preliminary phase, the Project would be designed to generally support the walkability guidelines regarding on-­‐site landscaping. The Project’s public spaces would be landscaped to provide a connection to nature and to create intimate private gardens. Each street would include landscaping intended to create a pedestrian friendly environment and a pleasing transition from the street to the buildings. The Project would incorporate landscaping that would facilitate pedestrian movement where appropriate and would provide separation between service areas and public zones, as well as to define edges throughout the varying elements of the Project. The open landscaped space on the ground level would provide a welcoming space for residents, employees, and the public. The paved pathway would be accessible from the street and would feature large planters with a mix of tall and short landscape elements including trees, shrubs, and drought-­‐tolerant species. At Vine Plaza and throughout the Project’s outdoor open space, there would be outdoor furniture, such as benches, tables, and chairs. Trees and low shrubs would be planted along street frontages to provide additional shade and complement the clean lines of the exterior façade. Landscaping would consist of a variety of trees, shrubs, and ground coverings. Twenty-­‐four-­‐inch to 60-­‐
inch box trees would be planted that could include Japanese Maple, Eastern Redbud, Australian Willow, and Brisbane Box. Therefore, the Project would be substantially consistent with Walkability Checklist guidelines related to on-­‐site landscaping. f)
Building Façade The Project generally supports the walkability guidelines regarding building façade, which describe that a building’s facade could be employed to meet many objectives for a safe, accessible, and comfortable pedestrian environment, specifically by adding visual interest and emphasizing pedestrian movement and comfort. The architectural design of the Project would combine various styles found in Old Hollywood with modern updates. Each proposed land use would feature its own architectural identity, Academy Square Project Page IV.I-­‐33 IV.I. Land Use and Planning City of Los Angeles March 2016
but would be unified in overall design concepts. Mid-­‐Century Modern design would be conveyed through the use of streamlined building angles with deep canopies and shaded projections, muted colors with brightly contrasting accents, and large window openings that unify the interior and exterior spaces. Hollywood industrial architecture would be communicated by using of varying degrees of solid and void on building facades, open panel roof signs, clad metal, and open trusses. Solid façade portions would either be offset from voids and/or feature a textured finish for added visual interest. Therefore, the Project would be substantially consistent with Walkability Checklist guidelines related to building frontage. g)
Building Signage and Lighting While building plans are still in the preliminary phase, the Project would be designed to generally support the walkability guidelines regarding building signage and lighting, which describe signage as part of the visual urban language and contributing to neighborhood identity and “place making”. The Project would include pedestrian-­‐scale way-­‐finding signage and pedestrian-­‐scale lighting to facilitate access to the building and parking area and for safety and security purposes. The signage program for the Project would comply with the HSSUD, the LAMC, and any applicable approval processes for signage set forth therein. The character, placement, size, and proportions of the Project’s proposed signage would be consistent with comparable projects in the HSSUD. It is anticipated that the majority of signage would be located so as to be visible along on the Vine Street and Ivar Avenue frontages. Project lighting would be wall mounted or ground mounted, directed downward, and shielded away from adjacent land uses. Building security lighting would be used at all entry/exits and would remain on from dusk to dawn, but would be designed to prevent light trespass onto adjacent properties. Therefore, the Project would be consistent with Walkability Checklist guidelines related to building signage and lighting. Overall, the Project would have a less-­‐than-­‐significant impact with respect to consistency with applicable land use plans, policies, and regulations. Threshold (c): The Project could have a significant impact if it were to conflict with any applicable habitat conservation plan or natural community conservation plan. As discussed in Section VII (Impacts Not Found to be Significant) and in the Initial Study (see Appendix A to this Draft EIR), the Project would have no impact with respect to Threshold (c) listed above. No further analysis of this topic is required. Threshold (d): The determination of significance levels of impacts of the Project related to land use consistency are determined on a case-­‐by-­‐case basis considering the following factors: i) Whether the proposal is inconsistent with the adopted land use/density designation in the Community Plan, redevelopment plan, or specific plan for the site. ii) Whether the proposal is inconsistent with the General Plan or adopted environmental goals or policies contained in other applicable plans. Impact (d): No impact would occur during construction of the Project. A less-­‐than-­‐significant impact would occur during operation of the Project. Academy Square Project Page IV.I-­‐34 IV.I. Land Use and Planning City of Los Angeles March 2016
The impact for this threshold would be identical to that which is described under Impact (b) above. Please see that discussion. Threshold (e): The determination of significance levels of impacts of the Project related to land use compatibility are determined on a case-­‐by-­‐case basis considering the following factors: i) The extent of the area that would be impacted, the nature and degree of impacts and the type of land uses within the area; ii) The extent to which existing neighborhoods, communities, or land uses would be disrupted, divided or isolated and the duration of the disruptions; and iii) The number, degree and type of secondary impacts to surrounding land uses that could result from implementation of the Project. Impact (e): A less-­‐than-­‐significant impact would occur during the construction and operation of the Project. The L.A. CEQA Thresholds Guide 2006 addresses land use compatibility as it relates to assessing impacts on surrounding land uses. Evaluating the significance of environmental impacts (i.e., physical impacts and changes to the environment) related to compatibility requires more than merely comparing the physical attributes of the project to the physical attributes of adjacent buildings and in the surrounding area. A significant impact is not generated simply because a proposed building is different than some of the buildings or even many of the buildings in the surrounding area. For purposes of evaluating environmental impacts related to compatibility, it is useful to address the functional compatibility of the project with its surrounding land uses. Functional compatibility is the capacity for adjacent, yet dissimilar land uses to maintain and provide services, amenities, and/or environmental quality associated with such uses. Significant functional land use compatibility impacts may be generated when a project hinders the functional patterns of use and relationships associated with existing land uses. Patterns of use relate to the interaction and movement of people, goods, and/or information. The physical compatibility of the Project with its environs is based on an analysis of proposed land uses and improvements and their potential on-­‐site and off-­‐site impacts on traffic, noise, air quality, and aesthetics. These impacts, together with proposed mitigation measures, where applicable, are discussed in their respective sections of this EIR. As such, this section focuses on the compatibility of the Project from a functional perspective. i)
Construction Although potentially disruptive, Project construction activities would be temporary and would not permanently inhibit the function of surrounding land uses. Construction activities would be conducted in accordance with City regulations and best management practices to reduce direct and indirect impacts on nearby land uses. Such regulations and best management practices are discussed throughout this EIR (e.g., Section IV.B, Air Quality, and Section IV.J, Noise). Furthermore, construction equipment and vehicles would be staged on the Project Site to the extent feasible. Although there could be roadway and/or lane closures along the adjacent streets, detours would be provided in accordance with City standard procedures. However, this would not be a significant impact because (1) roadway and lane closures would be temporary and (2) the residential community to the east of the Project Site would have alternate routes to access the rest of the Hollywood community. Academy Square Project Page IV.I-­‐35 IV.I. Land Use and Planning City of Los Angeles March 2016
Therefore, the construction of the Project would not substantially inhibit the function of surrounding land uses, and a less-­‐than-­‐significant impact would occur. ii)
Operation The Project Site is located in the dense community of Hollywood, which is characterized by a mix of low-­‐ to high-­‐intensity commercial, institutional, and residential land uses that vary widely in building style and period of construction. The area surrounding the Project Site is relatively flat and is developed with commercial land uses, including high-­‐rise office and hotels along Sunset Boulevard, restaurants, and parking structures. The Project Site is located to the south of several notable sites on Sunset Boulevard, such as the Cinerama Dome, Arclight Hollywood Cinemas, Los Angeles Film School, Hollywood Palladium, CNN, and Amoeba Music, among others. The Academy of Motion Picture Arts and Sciences’ Pickford Center for Motion Picture Study is located to the south of the Project Site, across Homewood Avenue. A six-­‐story parking structure is located directly north of the Project Site, across De Longpre Avenue. A single-­‐story automotive repair business is located to the west of the Project Site, across Ivar Avenue. A variety of single-­‐story commercial land uses are located to the east of the Project Site, across Vine Street. Figure II-­‐2 identifies key land uses in the general vicinity of the Project Site. Photographs of surrounding land uses are presented in Figures III-­‐1 and III-­‐2, Views of Surrounding Land Uses. The building heights and massing that would be developed with the implementation of the Project would create a change in the visual character of the Project Site from what currently exists. The Project would provide a visual contrast to the current on-­‐site structures. However, it would be comparable in design and use to many of the surrounding land uses. Furthermore, the land uses associated with the function of the Project (i.e., office, retail/restaurant, and residential) are very comparable to the land uses currently in the Project vicinity. Therefore, the impact with respect to functional compatibility would be less than significant. C.
CUMULATIVE IMPACTS The study area for the land use cumulative impacts analysis includes the Project Site and the Hollywood Redevelopment Project area. The Project would not result in any significant impacts related to consistency with land use plans or the Project’s functional compatibility with surrounding land uses. As discussed above, the Project would be generally consistent with all applicable land use regulations and policies and it would be generally compatible with surrounding land uses. The less-­‐than-­‐significant land use impacts associated with the Project discussed above are not severe enough to result in a cumulatively considerable impact. Therefore, the cumulative impact would be less than significant. D.
MITIGATION MEASURES The Project would not result in a significant land use and planning impact. Therefore, no mitigation measures are required. Nonetheless, the following is recommended to address future concerns from residents, employees, and patrons of the Project. MM LU-­‐1 An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 11 to the satisfaction of the Department of Building and Safety. E.
LEVEL OF SIGNIFICANCE AFTER MITIGATION Impacts related to land use as a result of the Project would be less than significant. Academy Square Project Page IV.I-­‐36 IV.I. Land Use and Planning