1000 S. Grand - Downtown Los Angeles Neighborhood Council

MASTER LAND USE PERMIT APPLICATION
Los At¡oeles Clrv Plan¡¡lr.¡c DeplRrmer.¡r
Staff Use
ENV No.
District Map
ne
127-5Á207. 127-54209
lQlRs-4D-O
APc
sus
Council District
Community Plan
central
Central
2079.00
14
Filed
APN
009,010,011,012,013 &
[DSc Staffl
CASE No.
APPLIcATIoN TYP
.
Site Plan Review
(zone change, variance, cond¡t¡onãl use, lracl/parcel map. spec¡f¡c plan excepl¡on, etc )
1.
PRo¡ecrLoc¡non
StreetAddreSSOf
AND StzE
PrOjeCt1000, 102o,1 022,1024,1026,1028,1030, 1032S GrandAve;
Legal Description: Lot
2.
90015
Block
irregular
Lot Dimensions
416,418,45OWOlymp¡cBlvd Zipcode
Lot Area (sq ft
)
60,981
Total Project Size (sq. ft
)
306,090
PRoJEcT DESCRIPTIoN
Describe what is to be done:
The proposed project includes the construction of a 7-story mixed-use project consisting ot
approximately 274 dwelling units and 12,000 sq. ft. of retail space.
present use.
surface parking
Proposed Use
Plan Check No. (if available)
Check all that apply:
Additions to the building:
No. of resìdential units:
3.
mixed-use pro¡ect
Date Filed:
E
New Construction
El
Commercial
ü Rear
Existing
0
Zl Change of Use
E lndustrial
ü Front
To be demolished
E
Alterations
E¡
Res¡dent¡al
]J
tteignt
_
Adding
E Demolition
E Tier 1 LA Green Code
fl Side Yard
274
rotat 274
AcfloN(s) Reeuesreo
Describe the requested entitlement which elther authorizes actions OR grants a variance.
Code Sect¡on from which relief is
requested:
Code Section wh¡ch author¡zes relief:
Site Plan Review for a development project which creates 50 or more dwellinq units.
Code Section from which relief is requested
Code Section which auihorizes relief:
Code Section from which relief ís requested
Code Section which authorizes relief:
List related or pending case nurnbers relating to th¡s s¡te:
CP C.2O 1 0-21
3-CA; CPC-2008-4502-G PA
16.05.C.1.(b)
Page 2 of 3
4.
Ow¡¡en/Appllcnrr ln¡oRmmo¡r
Kathy Binford
Applicant's
Address:
5847 San Felipe , Suite 3600
Telephone:
Houston, TX
zip: 77057
2372 Morse Avenue
Telephone:
lrvine, CA
Fax: (
)
Address: 8758 Venice Blvd., Suite
(
Fax:
)
(
92614
Zip:
contact person for project infomat¡on Jim
Ries
company Craig Lawson & Co., LLC
200
Tetephone: ( 310
Los Angeles, CA
5.
(
Development on Grand Avenue, LLC
Property owne/s name (if different from
Address:
Hanover R.S. Limited Partnership
Company
zip'.
) 838-2400
Fax: (
310 \838-2424
[email protected]
90034
Appucnrils Arno¡vrr
Under penalty of perjury the following declarations are made:
a.
The undersigned is the owner or lessee if entire site is leased, or authorized agent of the owner with power of attorney or ofücers of
a corporation (submit proof). (NOTE: for zone changes lessee mav not sign).
b.
The information presented is true and correct to the best of my knowledge.
c.
erint:
KATHY K, BINFOR¡
VICE PRESIDENT
ALL-PURPOSEACKNOWLEDGMENT
S¡gnature:
State of
County
on
or
$g.c; >
C\,^0a
I
personally
a
.95 A-rn
eared
'\,
before me,
LÀn ì^ No
knqt.a k.R'-
e of
\-,
¿
rù
Public and Title)
, who proved to me on the basis of satisfactory evidence to be the person(s)
d to me that he/she/they executed the same in his/her/their authorized
rson(s), or the entity upon behalf on which the person(s) acted, executed the
instrument.
I
certiff under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
myhand
(Seal)
S¡gnature
6. Aoollo¡¡ll-
It¡
ft
l5rlOnD.tElOf
Èrh, ¡-
db
Cotìt. E¡p. t2-2tmfl
¡oRltllllor,¡/Ftr,¡olIes
ln order for the City to render a determination on your appl¡cation, additional information may be required. Consult the appropriate Special
lnstructions handout. Provide on attached sheet(s) this additional information using the handout as a guide.
NOTE: All applicants are eligible to request a one time, one-year only freeze on fees charged by various City departments in connection with your
project. lt is advisable only when th¡s application ¡s deemed complete or upon payment of Building and Safety plan check fees. Please ask staff for
details or an application.
[Project Planner]
Date
[Project Planner]
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
3
1 2
11
4
10
5
9
6
7
PROJECT SITE
8
Aerial view of subject block
Prepared by Craig Lawson & Co., LLC
1
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
1. 1000 S. Grand Avenue, subject site, southeasterly facing from corner of
Grand Avenue and Olympic Boulevard
2. View of northeast corner of Grand Avenue and Olympic Boulevard
Prepared by Craig Lawson & Co., LLC
2
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
3. View of northwest corner of Grand Avenue and Olympic Boulevard, northerly
facing
4. 1000 S. Grand Avenue, subject site, easterly facing from Grand Avenue
Prepared by Craig Lawson & Co., LLC
3
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
5. 1000 S. Grand Avenue, subject site, easterly facing from Grand Avenue
6. Grand Avenue frontage immediately south of subject site, northeasterly facing
Prepared by Craig Lawson & Co., LLC
4
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
7. Northeast corner of Grand Avenue and 11th Street, easterly facing
8. Alley mid-block on 11th Street between Grand Avenue and Olive Street,
northerly facing
Prepared by Craig Lawson & Co., LLC
5
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
9. View of eastern border of 1000 S. Grand Avenue, northwesterly facing
10. View of 1000 S. Grand Avenue, westerly facing
Prepared by Craig Lawson & Co., LLC
6
Site Photo Exhibit
1000 S. Grand Avenue
Applicant: Hanover R.S. LP
11. View of Olympic Boulevard frontage of subject site, southwesterly facing
Prepared by Craig Lawson & Co., LLC
7
1000
GRAND
2013-033
Los Angeles, CA
November 15, 2013
1000
GRAND
2013-033
Los Angeles, CA
November 15, 2013
METRO
RED LINE
110 FWY
GRAND AVE.
LEGEND
MAJOR FREEWAYS
PUBLIC
TRANSPORTATION
BUS STOPS
WITHIN A
1/4 MILE RADIUS
OLIVE ST.
PRIMARY STREETS
PROJECT SITE
CITY WEST
HILL ST.
METRO RAIL LINES
PROPOSED REGIONAL CONNECTOR
PROPOSED STREETCAR
7TH ST.
METRO STATION
M RS
ET HI
RO NG
ST SQ
AT U
IO AR
N E
m
w
BROADWAY
1
2
VIEW TOWARDS BUNKER HILL
VIEW TOWARDS L.A. LIVE
PE
0
(1
in .
)
a lk
BRINGING BACK
BROADWAY INITIATIVE
1/
2m
ile
OLYMPIC
BLVD.
CE
NT
RA
L
CI
TY
BUNKER HILL
DISTRICT BOUNDARIES
HISTORIC CORE
O
LY
M
L.A. LIVE
.
D
C
3
BL
VD
.
4
GR
AN
SI
AV
E
TE
SI
TE
2
STAPLES
CENTER
1
PI
1/
4m
i
SOUTH PARK
m
in.
. wa
lk)
I-10 FWY
(5
PICO
METRO STATION
le
CONVENTION
CENTER
FASHION
DISTRICT
9TH ST.
3
VIEW TOWARDS FASHION DISTRICT
METRO
EXPO LINE
4
VIEW TOWARDS USC
METRO
BLUE LINE
1000
1000
GRAND
GRAND
Los Angeles,
Los Angeles,
CA CA
2013-033
2013-033
September
March 15,
23,2013
2013
0’
15’
30’
60’
90’
SITE CONTEXT
CONTEXT DIAGRAM
II
To see all the details that are visible on t
screen, use the "Print" link next to the ma
GRAND HOPE PARK
FIDM - FASHION INSTITUTE OF DESIGN & MERCHANDISING
6 - STORY FEDEAL RESERVE
16 - STORY RENAISSANCE
TOWER - RESIDENTIAL WITH
RETAIL AT GROUND LEVEL
5- STORY PACKED LOFTS WITH RETAIL/
COMMERCIAL AT GROUND LEVEL
5 - STORY OLYMPIC LOFT
SITE
3 - STORY ENCLOS COMMERCIAL
1 - STORY DISCOUNT TIRE CENTER
EVO RESIDENTIAL TOWER - HIGH RISE
WITH RETAIL AT GROUND LEVEL
Imagery ©2013 Cybercity, Google, Sanborn, Map data ©2013 Cybercity, Google, Sanborn
1100 & DESMOND RESIDENTIAL TOWERS - HIGH RISE WITH
RETAIL AT GROUND LEVEL
1000
1000
GRAND
GRAND
2013-033 Los Angeles, CA
2013-033 Los Angeles, CA
March 15, 2013
September 23, 2013
http://maps.google.com/maps?ll=34.042788,-118.26055&z=18&t=h&hl=en
7 - STORY GRAND LOFT RESIDENTIAL
1 - STORY ACME DISPLAY RETAIL
ADJACENT
BUILDING
SITE CONTEXT
- ADJACENT BUILDINGS
III
3/20/2
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
PERSPECTIVE VIEW - RETAIL AND PASEO ENTRY
3
Project Description
The Project is a mixed-use apartment building with 274 apartments, including 3 Live-Work Units; and 12,000 sf of ground floor retail, in a 7-story building (6
stories of apartments over 1-story ground level retail, with 3 Live-Work and 4 apartment units), and three levels of subterranean parking.
1000 Grand Apartments Summary
1000 Grand Apartments
Project Address
1000 Grand Avenue
Los Angeles CA 90015
Zoning
Building Height
[Q] R5-4D-O
Unlimited
Lot Area (before dedication)
Lot Area (after dedication)
Allowable FAR (Commercial)
Proposed FAR (Commercial)
Allowable FAR
Proposed FAR
Gross Area
Unit Summary
Proposed: 89'-6" (Per Zoning)
60,981 sf
53,874 sf
2.00
0.20
6.00
5.02
S1
A0
A1
A1.1
A1a
A2
A2.1
B0
B1
B1.1
B1.2
B2
B2.1
B2.2
B3
B4
Live/ Work
Leasing
Rec/Fitness
Retail
(Iacobellis & Associate, Inc. Draft Survey, 5-10-2013)
121,962
12,000
365,886
306,090
450,584
sf
sf
sf
sf
sf
Unit Mix
Studio
1BD
2BD
Live/Work
Total
35
143
93
3
274
Open Space / Landscape
# Units
35
6
18
6
24
53
36
6
24
6
5
23
12
6
6
5
3
Unit SF
570
665
648
748
628
739
714
815
949
1,075
921
1,124
1,068
1,124
1,000
1,221
1,500
800
4,000
12,000
NRSF
19,950
3,990
11,664
4,488
15,072
39,167
25,704
4,890
22,776
6,450
4,605
25,852
12,816
6,744
6,000
6,105
4,500
Unit Mix
12.8%
52.2%
Unit Total
35
143
33.9%
Unit Type
S
A
93
1.1%
# of
habitable
rooms
2
3
3
3
3
3
3
4
4
4
4
4
4
4
4
4
3
B
3
A
Parking Req'd
Per LAMC 12.21A4 *
35
6
18
6
24
53
36
7.5
30
7.5
6.25
28.75
15
7.5
7.5
6.25
3
Open Space Required
100 SF for S, A, Live/Work
125 SF for B Unit Types
TOTAL
Parking
Residential
Parking Required
Req'd Per
LAMC 12.21A4 *
Retail
Parking Required
TOTAL
* Per LAMC 12.21A4
Retail: 1 stall / 1,000 sf
Less than 7,500 sf = No stalls req'd
Open Space
Required*
Lot Area
Parking Proposed
252
Residential
Parking Provided
12
Retail
Parking Provided
264
252
greater or equal to
greater or equal to
12
greater or equal to
264
Landscape Area
Required*
3,833
* Per LAMC 12.21G
Min 25% of common exterior open space
sf
Proposed
29,725
sf
Parking Req'd
Per
LAMC 12.21A4
Bicycle Parking
Retail
sf
Proposed
3,833
sf
Residential
Total
Parking
Prov'd
Per Bicycle Ordinance
REQUIRED
Short-term
Long-term
(1:2000SF)
(1:2000SF)
6
6
(1 per 10 units)
(1 per unit)
27
274
33
280
Loading Area
Loading Area Required per LAMC12.21C
Loading area is not required in R zone
1000
100%
Grand Total
Parking
274
Total
10,200
300
6,075
5,550
4,850
2,750
100.00% of Req.
29,725
Landscape Required
min. 25% of common exterior open space provided
13,450 x0.25
3,363
297
45
Landscape Provided
3,363
252
Landscape Trees
Required
1 per 4 Units
69
Provided
69
264
60,981 (Iacobellis & Associate, Inc. Draft Survey, 5-10-2013)
53,874
7,107
F.A.R.
Before dedication
After dedication:
Dedicated area:
Handicap
Stalls (2%
Req'd)
Standard
Prime
Stalls
Compact
Prime
Stalls
Tandem
Compact
Stalls
6
1
7
246
11
257
0
0
0
0
0
0
Total
11,625
29,725
806
274
Parking
Residential**
252
252
Retail
12
12
264
264
TOTAL
* Per LAMC 12.21A4
Retail:
1 stall / 1,000 sf
Residential:
1 stall / 1-3 habitable rooms
1.25 stalls / 4 habitable rooms
**Bike Ordinance:
15% reduction
Residential:
1 stall / 1-3 habitable space
1.25 stalls / 4 habitable space
29,725
220,773
Avg. sf / Unit
Total # of Units
125x 93
12
Total Retail Parking
Residential Parking
15% Reduction per Bike
Total Residential Parking
12,000 sf
18,100
Total
Open Space Provided
Private Open space (Balcony)
Common Open space
Ground Floor Plazas
Ground Floor Amenities
Ground Floor Courtyards
Podium Level Courtyard
7th Floor Sun Decks
NRSF:
Retail
100x 181
Unit Types
PROVIDED
Short-term
Long-term
Gross Area:
FLOOR AREA
PER LAMC
Ground
2nd -Podium
3rd
4th
5th
6th
7th
Total
12
6
6
12
301
313
27
33
274
280
301
313
30,146
46,506
46,506
46,506
46,506
46,506
43,414
B3
B2
B1
Ground
2nd
3rd
4th
5th
6th
7th
Total
306,090
Lot Area
Allowable FAR
Allowable Area
Proposed FAR
Proposed Area
60,981
6.00
365,886 sf
5.02
306,090 sf
Gross Area (SF)
7,780
52,710
52,710
49,442
48,447
48,447
48,447
48,447
48,447
45,707
450,584
0
GRAND
2013-033
Los Angeles, CA
September 23, 2013
PROJECT SUMMARY
4
C
B
A
ADJACENT
TWO-STORY
BUILDING
A
B
C
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
SITE/GROUND FLOOR PLAN
9
C
B
2 Br
2 Br
2 Br
2 Br
1 Br
1 Br
1 Br
S
1 Br
2 Br
1 Br
1 Br
S
1 Br
2 Br
1 Br
1 Br
2 Br
S
A
1 Br
1 Br
1 Br
1 Br
1 Br
1 Br
1 Br
S
2 Br
1 Br
1 Br
1 Br
S
1 Br
1 Br
1 Br
1 Br
2 Br
S
2 Br
S
2 Br
1 Br
A
2 Br
2 Br
2 Br
B
C
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
SECOND FLOOR PLAN
10
C
B
2 Br
2 Br
2 Br
2 Br
1 Br
1 Br
1 Br
S
1 Br
2 Br
1 Br
1 Br
S
1 Br
2 Br
1 Br
1 Br
2 Br
S
A
1 Br
1 Br
1 Br
1 Br
1 Br
2 Br
2 Br
1 Br
1 Br
S
1 Br
S
1 Br
1 Br
1 Br
1 Br
2 Br
S
2 Br
S
1 Br
2 Br
1 Br
A
2 Br
2 Br
2 Br
B
C
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
THIRD TO SIXTH FLOOR PLAN
11
C
B
2 Br
2 Br
2 Br
Roof
Deck
1 Br
1 Br
1 Br
S
1 Br
2 Br
1 Br
1 Br
S
1 Br
Roof
Deck
1 Br
1 Br
2 Br
S
A
1 Br
1 Br
1 Br
1 Br
1 Br
1 Br
1 Br
Roof
Deck
2 Br
2 Br
1 Br
1 Br
S
1 Br
1 Br
1 Br
1 Br
2 Br
S
2 Br
S
2 Br
1 Br
A
2 Br
2 Br
2 Br
B
C
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
SEVENTH FLOOR PLAN
12
Metal Canopy
Exterior Plaster
Metal/Glass
Railings
Exterior Plaster
Inset Composite or Cementitious
Panels at return (see perspective views)
Window Wall
SIXTH FLOOR
89’-6”
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
BUILDING HEIGHT PER LAMC
SEVENTH FLOOR
SECOND FLOOR
17’-10”
(VARIES)
15’-8”
10’-7” 11’-4” 11’-4” 11’-4” 11’-4” 11’-4”
(VARIES)
Window Wall
87’-4” (VARIES)
Vinyl Window
FIRST FLOOR
PARKING ENTRY
OLYMPIC BLVD.
Storefront
Metal Canopy
1000
Masonry/Tile
Veneer
COURTYARD ENTRY
Vinyl Window
Storefront Curb
Base
Metal Louvers
Exterior Plaster
Brick Veneer
Masonry/Tile
Veneer
Exterior Plaster
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
WEST ELEVATION (GRAND AVE.)
14
Exterior Plaster
Exterior Plaster
Metal/Glass
Vinyl Window
Railing
Masonry/Tile
Veneer
Window Wall
Metal
Railing
SEVENTH FLOOR
87’-4” (VARIES)
SIXTH FLOOR
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
15’-8”
(VARIES)
10’-7” 11’-4” 11’-4” 11’-4” 11’-4” 11’-4”
16’-2”
(VARIES)
87’-10” (VARIES)
Inset Composite or
Cementitious
Panels at return (see
perspective views)
FIRST FLOOR
ALLEY
GRAND AVE.
Storefront
Metal Louvers
Metal Canopy
1000
Storefront Curb Base Masonry/Tile
Veneer
Metal Canopy
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
NORTH ELEVATION (OLYMPIC BLVD.)
15
Exterior Plaster
Exterior Plaster
Exterior Plaster
Exterior Plaster
Vinyl Window
SEVENTH FLOOR
FIFTH FLOOR
87’-10” (VARIES)
SIXTH FLOOR
POOL
COURTYARD
FOURTH FLOOR
THIRD FLOOR
SECOND FLOOR
16’-2”
(VARIES)
10’-7” 11’-4” 11’-4” 11’-4” 11’-4” 11’-4”
Exterior Plaster
17’-4”
(VARIES)
89’-0” (VARIES)
Metal/Glass
Railing
FIRST FLOOR
RESIDENTIAL
LOADING ENTRY
RETAIL
LOADING ENTRY
PARKING ENTRY
Metal Louvers
Concrete or Masonry Block
1000
OLYMPIC BLVD.
Masonry/Tile
Veneer
Metal Canopy
Storefront
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
EAST ELEVATION (ALLEY)
16
Metal/Glass
Railing
Exterior Plaster
Metal/Glass
Railing
Vinyl Window
SEVENTH FLOOR
87’-0” (VARIES)
SIXTH FLOOR
FIFTH FLOOR
FOURTH FLOOR
THIRD FLOOR
17’-4”
(VARIES)
SECOND FLOOR
17’-10”
(VARIES)
10’-7” 11’-4” 11’-4” 11’-4” 11’-4” 11’-4”
Vinyl Window
89’-6” (VARIES)
Metal/Glass
Railing
Exterior Plaster
FIRST FLOOR
GRAND AVE.
ALLEY
Vinyl Window
Masonry/Tile Brick
Veneer
Veneer
1000
Exterior Plaster
Concrete or
Masonry Block
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
SOUTH ELEVATION
17
OLYMPIC BLVD.
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
BUILDING SECTION A-A
18
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
20’
40’
80’
120’
LANDSCAPE OVERALL GROUND PLAN
L1
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
20’
40’
80’
120’
LANDSCAPE OVERALL
SECOND & SEVENTH FLOOR PLAN
L2
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
PLANT PALETTE
L3
1000
GRAND
2013-033
Los Angeles, CA
September 23, 2013
0’
15’
30’
60’
90’
LANDSCAPE CONCEPT IMAGERY
L4
ATTACHMENT A
Entitlement Request & Project Description
Site Plan Review
Site Address: 1000, 1020, 1022, 1024, 1026, 1028, 1030, 1032 S. Grand
Avenue, 416, 418, 450 West Olympic Boulevard
Applicant: Hanover R.S. Limited Partnership
The Applicant, Hanover R.S. Limited Partnership, is seeking approval of the following
entitlement requests:
1. Pursuant to L.A.M.C. Section 16.05 the Applicant requests that Site Plan Review
Findings be made as part of this discretionary approval.
2. Pursuant to various sections of the Los Angeles Municipal Code, the Applicant will
request approvals and permits from the Department of Building and Safety (and
other municipal agencies) for project construction activities including, but not limited
to, the following: demolition, excavation, shoring, grading, foundation, haul route,
building and tenant improvements.
PROJECT DESCRIPTION
The Applicant proposes a mixed-use development to construct a maximum total of 274
residential units, including three joint Live-Work units, and approximately 12,000 square
feet of neighborhood-serving retail uses. Bounded by Grand Avenue to the west,
Olympic Boulevard to the north, and an alley to the east, the project site’s approximately
1.4 acres (60,981 square feet) of lot area offers an opportunity to provide much-needed,
appropriately located, high-density residential development. Consistent with the vision of
the City’s High Density Residential general plan land use designation, the project site is
located in one of the region’s densest job markets, creating a unique opportunity to
locate hundreds of workers within walking distance of their jobs. Additionally, the site’s
proximity to the region’s best public transit, including Metro Rail and MTA Rapid Bus
lines, provides viable transit alternatives.
The Applicant proposes an urban mid-rise building that will be seven-stories (89’-6”) in
height and will include ground level parking and two-and-a-half levels of subterranean
parking. The proposal will develop a 60,981 square foot underutilized site with residential
and commercial uses totaling 306,090 square feet of floor area on a lot with a net area of
approximately 60,981 square feet.
The ground floor will include the 12,000 square foot commercial retail at the corner of
Grand Avenue and Olympic Boulevard, while the three joint live-work units, several
apartment units and the leasing office and lobby will be situated around a ground level
courtyard and paseo. The paseo will provide a pedestrian passage connecting Grand
Avenue, a central courtyard, and the public alley. The second level includes a large
4,850 courtyard with a swimming pool and sun deck for active and passive recreation.
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Additional amenities space will be provided with three sun decks on the 7th floor. The
total amount of open space will be 19,525 square feet, while an additional 10,200 square
feet of private open space will be provided in residential unit balconies. The 29,725
square feet total amount of open space proposed will meet the 29,725 square feet of
open space required by code.
The 274 residential units will include an approximate breakdown of 35 studio units, 146
one-bedroom units including three live-work units, and 93 two-bedroom units.
Parking will be provided on the ground level and in two-and-a-half levels of subterranean
parking levels. Vehicular access will be provided via a two-way driveway off Grand
Avenue and a two-way driveway off the alley. While retail and residential parking will be
provided from both access points, parking gates will close after business hours and will
be available to residents only. Loading access designated for residential use and
commercial use will be provided at two separate locations, both accessible from the
alley.
Parking will be provided per Code with residential parking provided per the Central City
Parking Exception, according to LAMC Section 12.21-A,4 (p), and commercial parking
provided per the Exception Downtown Business District, according to LAMC Section
12.21-A,4 (i) (3). See “Parking” section below.
The Applicant will be utilizing the Downtown Street Standards created by the Urban
Design Studio to enhance the urban appeal and walkability of the project.
Large
sidewalks1 will create the ability to provide numerous street trees that add significant
landscape features and shade portions of the sidewalks inviting to pedestrians. The
project also seeks to activate pedestrian activity by creating a mid-block paseo
consistent with the Downtown Design Guidelines. The paseo will connect Grand Avenue
to the alley and will serve to break down the block into a more pedestrian friendly scale.
The façade of the building will be articulated along all street frontages adding to the
pedestrian experience. The ground level retail uses will be neighborhood serving. The
proposed neighborhood serving uses have the added benefit of attracting more
pedestrian activity which will help to activate the streets in the surrounding area.
The Applicant will also follow the Downtown Design Guide to create an architecturally
appealing project. The building design includes articulated features and design elements
that enhance the visual appearance of the neighborhood. The building’s façade will
include balconies, recessed windows and architectural treatments, all of which create a
unique visual style that mitigates massing and bulk.
1
The sidewalk along Olympic Boulevard will be 15 feet wide with 8 foot sidewalk easement, totaling
23 feet. The sidewalk along Grand Avenue will be 17 feet and will include a sidewalk easement
varying in depth between 0’ along the retail space and up to 21 feet adjacent to residential uses.
Olympic Boulevard and Grand Avenue
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Lot Area
Total Lot/Buildable Area
Lot Area after dedication
Density
Permitted by R5 in Downtown LA
Proposed Units
Proposed Joint Living and Work
Quarters
Total proposed
Square feet
60,981.14
53,874
Acres
1.4
Unlimited
271
3
274
Floor Area
Permitted
Square feet
FAR
Commercial
Residential
121,962
365,886
2.0:1
6.0:1
Commercial
12,000
0.2:1
Residential
294,090
4.8:1
Total Proposed
306,090
5.0:1
Proposed
Building Height
Permitted Unlimited
Proposed 89’-6” ft.
Open Space
Required
Studios & 1-Bedroom
2-Bedrooms
3-Bedrooms
Total Required
SF per Unit
100
125
175
Proposed
Common Open Space
Corner plaza at Olympic & Grand
Ground floor courtyards, paseos &
amenities
Units
181
93
0
274
Square feet
18,100
11,625
0
29,725
Square feet
300
11,625
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Swimming pool, courtyard
7th floor sun decks
4,850
2,750
19,525
Interior
Balconies
10,200
29,725 sf
Total Proposed
Trees
Required (1 per 4 units)
Proposed
69
69
Bicycle Parking
Short Term
Long Term
(1 per 10 units)
(1 per unit)
Total
274
Long Term
301
Required
Residential 27
Short Term
(1 per 2000sf)
(1 per 2000sf)
Commercial 6
Total Required
6
12
313
Residential 27
Commercial 6
Total Proposed
274
6
301
12
313
Proposed
Parking
Required
Residential
Spaces/Unit
No. of Units
1.00
1.25
181
93
Sub-total residential
Replacement parking
15%
Reduction
Ordinance
per
Bike
No. of Pkg
Spaces
181
116
297
-45
252
Total Residential
Retail/Commercial
Spaces/SF
No. of SF
1/1000
12,000
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No. of Pkg
Spaces
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Replacement parking
Total Commercial
0
12
Total Parking Required
Proposed
Residential
Commercial
264
252
12
Total Parking Proposed
264
PROJECT LOCATION
The project site is an irregularly shaped, approximately 60,981 square feet (1.4 acres) of
net lot area on residentially zoned land situated along the commercial corridors of Grand
Avenue and Olympic Boulevard in the South Park community of downtown Los Angeles.
The project site is predominately covered with paved asphalt and is used as surface
parking lot(s). An existing two-story 30,000 square foot building is located on the
southwest portion of the site. According to the current property, they pulled a
demolition permit in April (Permit No. 13019-10000-00837), and demolition is currently
underway of this structure. Demolition is expected to be completed by September. The
proposed project will also include demolition and removal of the existing surface parking
lot.
The project site is located within the Central City Community Plan area of the City of Los
Angeles and is designated High Density Residential by the Community Plan.
The
corresponding zone for the High Density Residential designation is the R5 Zone. The
subject property is also located in the City Center Redevelopment Project area. The
project site is zoned [Q]R5-4D-O. Height District No. 4 permits a floor area ratio of 13 to
1. However, the “D” limitation limits the floor area to a by-right maximum of 6 to 1 Floor
Area Ratio (“FAR”). The [Q] Condition further restricts the floor area and permitted uses
on the Project Site. The [Q] Condition permits commercial uses provided the floor area
for commercial uses does not exceed a 2 to 1 FAR.
ZONING ISSUES AND CODE COMPLIANCE
Floor Area:
While Height District No. 4 permits a Floor Area Ratio (FAR) of 13 times the buildable
area of the lot, the maximum permitted floor area of the project site is restricted by the
“D” limitation, which restricts the FAR to 6 times the buildable area of the lot (per
Ordinance 164,307). An FAR of 6 to 1 permits a total floor area of approximately
365,887 square feet.
Olympic Boulevard and Grand Avenue
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The [Q] Condition on the site further restricts the floor area for any commercial use
permitted in the C4 Zone to a floor area ratio not to exceed 2 to 1 for such commercial
use. An FAR of 2 to 1 for the commercial uses permits a total floor area of
approximately 121,962 square feet.
The project site consists of 60,981.14 square feet of lot area, allowing for 365,887
square feet of floor area at the FAR of 6 to 1. Per the Greater Downtown Housing
Incentive Area, LAMC Section 12.22-C.3(b), the calculation of the buildable area for
residential (including mixed use) buildings is the same as the lot area. The Applicant
proposes to construct 274 residential units with 294,090 square feet of floor area,
resulting in a residential FAR of 4.8 to 1. The Applicant proposes to provide 12,000
square feet of ground floor retail space in the development, resulting in a commercial
FAR of 0.2 to 1. The proposed project of 306,090 square feet, at an overall FAR of
approximately 5.0 to 1, will comply with the permitted FAR according the Code, the “D”
limitation and the [Q] Condition.
Density:
Per the Greater Downtown Housing Incentive Area, LAMC Section 12.22. C.3(c), the
maximum number of dwelling units or guest rooms permitted shall not be limited by the
lot area provisions of this chapter so long as the total floor area utilized by guest rooms
does not exceed the total floor area utilized by the dwelling units. The proposed project
developed with 274 residential units and no guest rooms, will be consistent with this
requirement.
Setbacks:
Per the Greater Downtown Housing Incentive Area, LAMC Section 12.22 C.3 (a), no
yard requirements shall apply for lots in the R5 zone in the Greater Downtown Housing
Incentive Area, except as required by the Downtown Design Guide, as approved by the
Community Redevelopment Agency and City Planning Commission. The Urban Design
Standards for the Downtown area encourages variations in setbacks along street
frontages, but does not specify dimensions for non-retail designated streets, such as the
project site.
Additionally, while technically Street Standards are not considered a
setback, the City has modified the Street Standards for the area. In many cases the
street rights-of-way have been reduced and a side walk easement (i.e.: Olympic is
required an 8 foot average easement) is being requested in order to provide a friendly
pedestrian environment. The proposed project will comply with these requirements.
Open Space:
LAMC Section 12.21 G requires Open Space for new developments with 6 or more
dwelling units; however, the Greater Downtown Housing Incentive Area, LAMC Section
12.22 C.3.(d), permits any percentage of the required open space that must be provided
may be either private or common open space. Per LAMC Section 12.21 G, there shall
be 100 square feet of open space provided each residential unit having less than three
habitable rooms; 125 square feet of open space provided for each residential unit
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containing three habitable rooms; and 175 square feet of open space provided for each
residential unit containing more than three habitable rooms.
The proposed project will consist of 181 units having less than three habitable rooms
and 93 units having three or more habitable rooms. The 181 units require a total of
18,100 square feet of open space and the 93 units require 11,625 square feet of open
space for a total of 29,725 square feet of open space. The proposed project will comply
with the open space requirements.
Additionally, pursuant to LAMC Section 12.22-C.3(d) there are no limitations of the
required open space that must be provided as either common or private open space.
However, the proposed project will provide a significant amount of open space as
common, with only 10,200 square feet to be provided within the balconies.
The Applicant proposes 19,525 square feet of common open space that is to be
provided in a plaza, several courtyards, pool and deck area, sun decks, and lobby and
amenities space. The combined private and common open space results in 29,725
square of open space provided in the project. In high-density areas, such as downtown
Los Angeles, many residents use their balconies for open space.
The open space on the ground floor will include a large central courtyard, a plaza on the
west side of the building, amenity space, and connecting paseos in 11,625 square feet.
The ground floor open space will additionally include a 300 sq. ft. corner plaza at Olympic
Boulevard and Grand Avenue at the retail entrance. The second level, called podium
level on the plans, will include a large courtyard and a swimming pool totaling 4,850
square feet of common open space. The seventh level includes three sun decks for
2,750 square feet of common open space.
PARKING
The Applicant is proposing to provide A MINIMUM OF the residential parking based on
the Central City Parking Exception area (LAMC Section 12.21 A 4 (p)), which permits
one (1) space for each dwelling unit, except where there are more than six (6) dwelling
units of more than three (3) habitable rooms per unit on any lot, the ratio of parking
spaces required for all of such units shall be at least one and one-quarter (1¼) parking
spaces for each dwelling unit of more than three (3) habitable rooms. Based on this
requirement, the proposed project would be required to provide a total of 297 parking
spaces with 181 spaces designated for 181 residential units with three habitable rooms
or less and 116 spaces for 93 residential units with more than three habitable rooms.
The total required 297 residential parking spaces are reduced by 15% (45 spaces) for
the replacement bicycle parking provided by a total of 301 long and short-term bicycle
parking spaces. The proposed bicycle parking and the attendant reduction of automobile
parking spaces is based upon the provisions of Ordinance 182,386 (effective March 13,
2013). As a result of the reduction of automobile parking spaces the project requires a
total of 252 residential parking spaces.
Olympic Boulevard and Grand Avenue
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The commercial parking ratio for 12,000 square feet of ground floor retail space will be
based on the Exception Downtown Business District, according to LAMC Section 12.21
A 4 (i) (3) which requires at least one parking space per 1,000 square feet for business,
commercial or industrial buildings, having a gross floor area of 7,500 square feet or
more. The commercial space requires 12 parking spaces, and the Applicant will provide
a total of 12 commercial parking spaces.
The project will provide a minimum of 264 parking spaces, including 252 residential
parking spaces and 12 commercial parking spaces. The project will provide a total of
313 long- and short-term bicycle parking spaces, including 301 long- and short-term
residential spaces and 12 long- and short-term commercial spaces. The Applicant
requests that the Parking condition be written based on this parking standard
instead of an absolute number in case the project density is adjusted.
Parking for the project, including the commercial and retail uses as well as the
residential units, will be provided within three-and-a-half levels, including one ground
level and two-and-a-half subterranean levels. The vehicular access will be provided via a
two-way driveway off Grand Avenue and a two-way driveway from the public alley. The
retail and residential parking will be provided from both access points; parking gates will
provide access to the subterranean levels 24-hours a day.
Public Transit
The proposed project is very close to many bus transit lines, MTA rail lines and DASH
service. MTA Rapid Bus runs south along Grand Avenue and north along Olive Street,
with connections to the 7th Street/Metro Center rail line station, Pershing Square, the
Civic Center and Union Station. MTA Rapid Bus Line 728 runs along Olympic Boulevard,
going north on Spring Street to the Civic Center and Union Station, which connects to
the MTA Red and Purple Rail Lines. MTA Rapid Bus Line 770 runs south on Grand
Avenue, through Chinatown, ending in Sylmar. MTA Bus Line 28 runs to the west along
Olympic Boulevard and to the north along Hill Street. MTA Bus Lines 37, 70, 71, 76, 78,
96, 378 run south along Grand Avenue, while MTA Bus Lines 14, 70, 71, 76, 78, 79, 96,
378 run north along Olive Street, with connections to Pershing Square, the Civic Center,
and Union Station. MTA Rapid Bus Lines 728 and 794 access the MTA Rail Stations at
Civic Center and Pershing Square. The 7th Street/Metro Center rail station is located on
West 7th Street, with the entrance at 7th Street and Hope Street being the closest to the
project site. This rail station is easily accessed by the many MTA buses run north along
Olive Street. Additionally, the Metro Expo Line and the Metro Blue Line are within two
blocks of the project site, with the Metro stop at Pico Boulevard and Flower Street. The
Metro Expo Line and Metro Blue Line connect to the 7th Street/Metro Center, which
offers connections to the Metro Purple Line and Metro Red Line. DASH Route D covers
South Park, running south along Grand Avenue from Pico Boulevard to 23rd Street, and
running north along Olive Street to City Hall and Union Station. Dash Route D runs every
5 to 15 minutes on weekdays.
Olympic Boulevard and Grand Avenue
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STREETS AND CIRCULATION
Grand Avenue: Adjoining the property to the northwest is a designated Modified 1-Way
Major Highway Class II with a current public right-of-way width of approximately 90 feet,
and is required to provide a half right-of-way width equal to 45 feet, including 28-foot half
roadway and a 17-foot sidewalk. A 7-foot average sidewalk easement will also be
required. A five foot dedication is required to complete the modified street standard.
Olympic Blvd: Adjoining the property to the northeast is a designated Modified 2-Way
Major Highway Class II and is required to have a 106-foot right-of-way, a 40-foot half
roadway, sidewalk width of 15 feet and an average easement of 8 feet2 for a total half
right of way width of 55 feet. The current public right-of-way width is approximately 80
feet. A 21-foot street dedication and improvements will likely be required, plus an
average 8 foot sidewalk easement.
Margo Street (Alley): Adjoining the project site to the southeast is a designated alley
with an approximate right of way of 15 feet. The required half width of an alley is 10 feet
and therefore a 2.5–foot dedication will likely be required for the alley.
SURROUNDING PROPERTIES
Surrounding properties include one-story commercial uses, parking lots, high-rise
residential buildings, retail buildings, and office buildings.
West: [Q]R5-4D-O: Adjoining to the west, across Grand Avenue, are a Shell gas station,
a one-story retail building, and related surface parking.
East: [Q]R5-4D: Adjoining to the east, across Olympic Boulevard, is a six-story Federal
Reserve building and the five-story residential Olympic Lofts.
North: [Q]R5-4D: Adjoining to the north, across the intersection of S. Grand and Olympic
Blvd., a 16-story residential Renaissance Tower Apartments with ground floor retail.
South: [Q]R5-4D-O: Adjoining to the immediate south, across the 15-foot alley are
surface parking lots.
Southwest: [Q]R5-4D-O: Two-story commercial building and surface parking lot.
PREVIOUS CASES
2
The average 8 foot easement may range from 0 to 8 times the average, provided that the total area of the
easement divided by the linear frontage of the property equals the required average easement.
Olympic Boulevard and Grand Avenue
August 9, 2013
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CPC 2010-213 CA
Modifies the authority and procedures for effectuating a Transfer of Floor Area Rights
(TFAR) and make other technical changes to reflect the expiration of the Amended
Central Business District Redevelopment Project Area, transferring jurisdiction for
administering TFAR in applicable non-redevelopment project areas in the Central City
Community Plan Area from the Community Redevelopment Agency (CRNLA) to the
Department of City Planning. ENV-2010-214-ND was its CEQA clearance.
CPC-2008-4502-GPA (Council File No. 09-0385)
On January 29, 2009, the City Planning Commission approved a General Plan
Amendment to the Central City Community Plan to re-designate selected streets from
Major and Secondary Highways to Modified Major and Secondary Highways; revise
Chapter V of the Central City Community Plan text to incorporate Downtown Design
Guide, Urban Design Standards and Guidelines; adopt a concurrent amendment to the
Transportation Element; and adopt Negative Declaration No. ENV-2008-4505-ND.
CPC-2005-361-CA (Ordinance 179,076 effective 9/23/07)
On June 7, 2005, the City Planning Commission approved a Code amendment to update
the residential standards and incentives housing in the Central City Area. (Related Case:
ENV-2005-362-CE).
CPC-2005-1124-CA (Ordinance 179,076 effective 9/23/07)
On June 7, 2005 the City Planning Commission approved a Code Amendment to require
projects in the Central City Community Plan area to comply with design and streetscape
guidelines. (Related Case: ENV-2005-1125-CE).
CPC-2005-1122-CA (Ordinance 179,076 effective 9/23/07)
On June 7, 2005 the City Planning Commission approved a Code Amendment to
provide incentives for the production of Affordable and Workforce housing in the Central
City Plan Area. (Related Case: ENV-2005-1123-CE).
CPC-1994-225-CPU (Ordinance 176,647)
Effective June 20, 2005, the City Council approved a Community Plan Update to the
Central City Community Plan which changed several zones and height districts within
the Community Plan; however, the project site was not included in this update. (Related
Case: ENV-1998-107-MND)
CPC-1986-0606-GPC
Commission approval of actions approved in Ordinance 164,307. This approval by the
CPC was a general plan update for the area that created the current sub-area 2610 and
the “D” limitations for the subject site discussed above.
ZA-17939
Effective December 29, 1965, the Zoning Administrator authorizes the use of that 1.1acre site comprising Lots 6, 7, 8, 9 and 10 Sub. Of the Center Part of the Carr Tract;
Olympic Boulevard and Grand Avenue
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Lots D, E, and 29 Sub. Of the Center Part of the Carr Tract; and Lot C, Tract 1491,
located northerly of 14th Place between Hill Street and Broadway as a controlled drilling
site on which to drill and perform surface operations in connection with the development
and bottoming of not to exceed 4 oil wells in addition to the two exploratory wells
authorized under Z.A. Case No. 17539, with said additional wells bottomed under
Urbanized Oil Drilling District No. U-114 constituting that 113-acre drilling district
bounded by Pico Boulevard, Hope Street, Olympic Boulevard, Maple Avenue, 12th Street
and Main Street, as depicted and described on the map which is a part of Ordinance No.
128690.
ZA-17539
To drill for, prospect for and produce petroleum, natural gas and other hydro-carbons
from oil wells drilled into said Drilling District U-114.
Ordinance 181,574 (Effective Date: March 27, 2011)
It is the purpose of this article to establish standards and approval procedures for the
Transfer of Floor Area Rights in the Central City TFAR Area; to effect maximum
coordination between the Community Redevelopment Agency and the City; to provide
for the keeping of records of available Floor Area Rights within the Central City TFAR
Area; to provide for an accounting of allocations of Public Benefit Payments and TFAR
Transfer Payments derived from the Transfer of Floor Area Rights; and to facilitate those
Transfers that generate Public Benefits.
Ordinance 164,307 – SA2610 (Effective Date: Jan. 30, 1989)
Ordinance approved in 1988 which imposed “D” conditions on the subject site. Site falls
in sub-area 2610. “D” limited FAR to 6 to 1, except for projects approved under Section
418 (Transfer of Floor Area) of the Redevelopment Plan for the Central Business District
Redevelopment Plan. The Ordinance also imposes a “Q” condition which limits the
permitted uses for the project site.
AFF-30901
September 24, 1963. Lot tie agreement that allows building openings at a property line
located at 418-420 W. Olympic Blvd. There is no building currently located on this
portion of the site (Olympic Blvd. near the alley).
AFF-16143
May 23, 1951. Affidavit allows a small wholesale shoe manufacturer on the second
floor of the property located at 418 ½ W. Olympic Blvd.
AFF-6400 (APN No. 5139-009-008)
The affidavit cannot be located by the City of Los Angeles.
AFF-6678 (APN No. 5139-009-010)
Olympic Boulevard and Grand Avenue
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October 3, 1946. Affidavit certifies that the surface parking lot located at 1020 S.
Grand Ave. (lots 1, 2, and 3 of tract 305) has been in existence since before January 1,
1946.
PKG-662
April 26, 1954. Affidavit which requires 1000 S. Grand Avenue to provide 36 parking
spaces for a use located at 404 West 9th Street. The 404 West 9th Street site was
redeveloped with a residential building and was required by Code to provide all of its
parking on the same lot as the units. It is the Applicant’s intention to terminate this
affidavit with the Department of Building and Safety.
Olympic Boulevard and Grand Avenue
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SITE PLAN REVIEW FINDINGS
1. The project is in substantial conformance with the purposes, intent and
provisions of the General Plan, applicable community plan, and any
application specific plan.
The proposed project is consistent with many of the goals and policies of the General
Plan. The following will discuss the project’s consistency with various elements of the
General Plan, including the Central City Plan, the City Center Redevelopment Plan,
the Housing Element and the Transportation Element.
General Plan Framework
The General Plan’s Downtown center designation, applicable to this site, is
described as the “location for major cultural and entertainment facilities, hotels, highrise residential towers, regional transportation facilities and the Convention Center.”
Generally, the Downtown Center is characterized by FARs up to 13 to 1 and highrise buildings. While acknowledging the importance of the downtown area’s
economic role in the regional economy, the Framework Element “emphasizes the
development of new housing opportunities and services to enliven the downtown and
capitalize on the diversity of the City’s population.” The Framework Element
maintains the Downtown Center as the “primary economic, governmental, and social
focal point of Los Angeles, while increasing its residential community. In this role, the
Downtown Center will continue to accommodate the highest development densities
in the city and function as the principal transportation hub for the region.”
The General Plan Framework includes the following goals and objectives:
Goal 3G: A Downtown Center as the primary economic, governmental and social
focal point of the region with an enhanced residential community.
Objective 3.11: Provide for the continuation and expansion of government,
business, cultural,
entertainment, visitor-serving, housing,
industries,
transportation, supporting uses, and similar functions at a scale and intensity that
distinguishes and uniquely qualifies the Downtown Center.
The project is located in the vibrant Downtown Center, which the General Plan
identifies as the proper location for new housing, in addition to major cultural and
entertainment facilities as well as hotels and other visitor-serving uses. The General
Plan identifies the Downtown Center for the highest development densities. The
Framework Element also emphasizes the development of new housing opportunities
and services to enliven downtown. The Framework Element seeks to expand
housing along with business, cultural, entertainment and other supporting uses. The
project site is envisioned by the Framework Element as the appropriate location for a
mixed-use development that adds to the city’s housing stock and expands business
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opportunities with the neighborhood-serving retail uses. The Framework Element
recognizes that the Downtown Center functions as the principal transportation hub
for the region, and as such, the project’s location in proximity to many transit options
allows for residents to not only use mass transit in the downtown area, but to also
access the vast network of bus and rail lines that operate throughout the greater Los
Angeles area. The proposed project will increase the amount of neighborhoodserving retail space and will add 274 residential units that will increase the amount of
pedestrian activity, while adding to the safety of the community by introducing more
24-hour per day residents.
Downtown Design Guidelines
The site is subject to the Downtown Design Guidelines, which are referenced in the
Central City Redevelopment Project Area of the Community Redevelopment Agency
(“CRA”), as well as the Central City Community Plan (text amended to include
Guidelines on April 29, 2009).
The Downtown Design Guidelines encourages
Downtown Los Angeles to develop as a more sustainable community with an
emphasis on walkability and the making of great streets, districts and neighborhoods.
The focus of the Design Guidelines are the relationship of the buildings to the street,
including sidewalk treatment, the character of the building as it adjoins the sidewalk
and connections to transit.
The proposed project is consistent with aspects of the Downtown Design Guidelines,
including Sidewalks and Setbacks; Ground Floor Treatment; Parking and Access;
Massing and Street Wall; On-Site Open Space; Architectural Detail; and Civic and
Cultural Life.
The building will enhance the pedestrian walkability providing wider sidewalks with
neighborhood serving retail at ground level around all street frontages. The building
will be articulated at all levels in order to break up the massing of the building.
Additionally, the proposed project will meet the open space requirement and meet
the onsite tree requirement.
Community Plan
The proposed project is consistent with the purpose of the Central City Community
Plan to promote “an arrangement of land use, infrastructure, and services intended
to enhance the economic, social, and physical health, safety, welfare and
convenience of the people who live, work, and invest in the community.”
The project site is located within the South Park district of the Central City
Community Plan area, which is identified as an area with a “mix of residential,
medical, commercial, and retail uses.” The Community Plan notes that South Park is
“recognized to be a mixed-use community with a significant concentration of housing.
This thriving residential community includes the proximate siting of auxiliary support
services such as retail and commercial developments that provide employment
opportunities for area residents.” The Plan observes that commercial and “mixed-use
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expansion between the Convention Center and Staples Center to the west, and
Transamerica Center to the east, is also expected to occur on the east-west streets
including Olympic and Pico Boulevards, and north and south along Grand Avenue
and-Olive Street-Hill Street corridors.”
The project site is identified on Figure 3 of the Community Plan as being located
within the “Convention Center/Arena Sphere of Influence.” The areas identified as
the Convention Center/Arena Sphere of Influence include portions of South Park.
The Plan observes that most of this area is “already developed with commercial
office, and retail uses but secondary impacts could occur due to the growth of
commercial activates in the LASED Specific Plan Area and other adjacent
properties.” The project site is located at the far eastern and southern edge of the
Convention Center/Arena Sphere of Influence. As the Plan observes, the South Park
district will “also be impacted by the Convention Center and Arena by offering
residents and workers a nearby location for their entertainment, shopping and dining
needs as well as a place to go and spend leisure time.” Indeed, the appeal of the
project site for a residential mixed-use project with 274 new residential units is the
proximity to Staples Center and the L.A. Live attractions that are easily accessible to
the residents.
The residential land use issues include the following:
 Lack of sufficient housing investment to achieve a “critical mass” in some
underserved areas like South Park.
 Lack of neighborhood-oriented businesses to support residential areas.
 Lack of a strong sense of neighborhood unity.
The opportunities for the residential land include the following:


Ample supply of residentially zoned land.
Recent construction of new middle income housing towers.
The proposed project addresses the issues of lack of neighborhood-oriented
businesses to support residential areas. The surrounding properties are developed
with a mix of uses. The high-density Renaissance Tower Apartments building is
located north from the project site at the corner of Grand Avenue and Olympic
Boulevard. The proposed mixed-use project will bring much-needed neighborhoodserving retail businesses to the community, a benefit for area residents as well as
tenants of the new project. The proposed project will eliminate unsightly and
unattractive surface parking lots, replacing them with an active community of
residents, thereby addressing a potential cause of the perceived lack of safety and
cleanliness that now exists. The mixed-use project will also create a sense of
neighborhood uniting creating a natural linkage with the Renaissance Tower
Apartments, the Olympic Lofts and other residential properties located nearby within
the South Park district. The new retail space will also attract area residents as well
as workers in neighboring commercial and office buildings.
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The proposed project is consistent with the following stated goals, objectives and
policies of the Central City Community Plan:
Residential Land Use Policies and Programs
The Community Plan recognizes that residentially zoned land accounts for less than
5% of the total land area, and that one of the three primary residentially zoned areas,
zoned High Medium Density Residential and High Density Residential, is located in
the South Park district. However, the plan observes that the “continued economic
and social viability of Central City depends on the contributions of a stable population
and vibrant, cohesive neighborhoods.” Therefore, a primary objective of the Central
City Plan is to “facilitate the expansion of housing choices in order to attract new and
economically and ethnically diverse households.”
Objective 1-1: To promote development of residential units in South Park.
Policy 1-1.1: Maintain zoning standards that clearly promote housing
and limit ancillary commercial to that which meets the needs of
neighborhood residents or is compatible with residential uses.
Objective 1-2: To increase the range of housing choices available to Downtown
employees and residents.
With the development of 274 residential units in a high density area, the proposed
project fulfills the primary residential land use objective of promoting residential units
in the South Park district of the Community Plan. Much of the South Park area is
designated High Density Residential with corresponding residential zoning due to the
proximity of jobs and housing. The project site is uniquely positioned in proximity to
the Financial Core portion of the Community Plan, where the environment is rich with
job opportunities and transit options.
As stated above, the Community Plan’s Policy in support of this primary residential
objective is to “maintain zoning standards that clearly promote housing and limit
ancillary commercial to that which meets the needs of neighborhood residents or is
compatible with residential uses.” The proposed project will provide neighborhoodserving retail uses that will serve the tenants of the 274 units as well as area
residents. The mixed-use project seeks to rectify one of the identified residential
issues of the Community Plan, namely the lack of neighborhood-oriented businesses
to support the residential uses in the area.
A Program of the Plan is to maintain zoning standards that promote housing seeks to
“designate the Land Use for South Park for residential in all future redevelopment
plans.” Another Program seeks to implement policies’ as appropriate that “encourage
residential development and promote transit-oriented, mixed-income and mixed-use
neighborhoods downtown…” another primary Objective of the Plan seeks to increase
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the range of housing choices available to Downtown employees and residents. The
proposed project will offer a range of unit sizes, with studio and one- and twobedroom units that will offer housing choices to those employed in the Downtown
and to those who wish to live in an urban environment with the multitude of dining
and entertainment options available. The proposed project clearly strives to meet the
objectives, programs and policies of the Plan by expanding the number of residential
units in an area that is already oriented to public transit and mixed-use projects.
The project is designed to address the residential issue of the lack of sufficient
housing investment to achieve a “critical mass” in some underserved areas like
South Park. By providing 274 new residential units, the Applicant demonstrates a
substantial investment in the community that moves the City closer to achieving the
desired “critical mass” of residents in the South Park district. The site plan of this
project is designed to promote a critical mass of residents who can activate the
streets and promote the ground floor retail uses. The project’s ground floor retail
uses will address the lack of neighborhood-oriented businesses providing retail
opportunities serving the residents and the community. By developing a large parcel
of land used only as a surface parking lot, the Applicant proposes an integrated high
density mixed-use development that establishes a much-needed neighborhood
identity in an area that currently lacks a strong sense of neighborhood unity and
purpose.
Housing Element
The project is consistent with the following stated objectives of the Housing Element:
Goal 1: A City where housing production and preservation result in an adequate
supply of ownership and rental housing that is safe, health, sanitary and affordable to
people of all income levels, races, ages, and suitable for their various needs.
Objective 1.1: Plan the capacity and develop incentives for the production of an
adequate supply of rental and ownership housing for households of all income
levels and needs.
Policy 1.14: Expand location options for residential development,
particularly in designated Centers, Transit Oriented Districts and along
Mixed-Use Boulevards.
Goal 2: A City in which housing helps to create safe, livable and sustainable
neighborhoods.
Objective 2.2: Promote sustainable neighborhoods that have mixed-income
housing, jobs, amenities, services and transit.
Policy 2.2.3: Provide incentives and flexibility to generate new housing and
to preserve existing housing near transit.
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Policy 2.24: Promote and facilitate a jobs/housing balance at a citywide
level.
Objective 2.4 Promote livable neighborhoods with mix of housing types, quality
design and a scale and character that respects unique residential neighborhoods
in the City.
Policy 2.4.2: Develop and implement design standards that promote quality
development.
The Applicant proposes a mixed-use development, with 274 new residential units, in
the South Park area of downtown Los Angeles, where a growing number of
developments provide similar mixed-use opportunities. The propose project
promotes a sustainable neighborhood where the residential units are in close
proximity to jobs, amenities, services and transit. The proposed project will provide
current and future downtown employees with housing at a premium location, which is
currently underutilized as a surface parking lot. The proposed project will add a total
of 274 dwelling units to the City’s downtown housing stock, thereby promoting and
facilitating an improved jobs/housing balance. The project will be part of an emerging
pedestrian-oriented district encouraging the use of mass transit. The project will be
developed in close proximity to the Metro Blue Line and Metro Expo Line rail stop at
Pico Boulevard and Flower Street, as well as several MTA Rapid Bus Lines and the
DASH bus line. The project will be developed with a quality design that respects and
enhances the scale and character of the neighborhood.
The Housing Element of the General Plan encourages the production of housing and
the proposed project is consistent with the all-encompassing Goal 1, stated above.
Indeed, in Chapter 6 “Housing Goals, Objectives, Policies and Programs,” the
Housing Element proclaims that it is the “overall housing goal of the City of Los
Angeles to create for all residents a city of livable and sustainable neighborhoods
with a range of housing types, sizes and costs in proximity to jobs, amenities, and
services.”
In its “Executive Summary”, the Housing Element observes that the City 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.” Growth and residential development must be accommodated in a sustainable
way, while at the same time assuring all residents a high quality of life, a vibrant
economy and accessibility to jobs, open space, and urban amenities. The Housing
Element recognizes that the “City’s General Plan lays out the strategy to meet this
challenge, by directing growth to transit-rich and jobs-rich centers.” Additionally, the
Housing Element notes that at the core of the City’s housing strategy are “mixed-use,
mixed-income neighborhoods strategically located across the City that provide
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opportunities for housing, jobs, transit and basic amenities for all segments of the
population.”
The proposed project is consistent with the City’s housing strategy that seeks to
direct growth to transit-oriented centers and in strategic locations that offer
opportunities related to jobs, transportation, and other amenities. The Housing
Element also recognizes that the City faces an “unprecedented housing crisis. The
City’s Housing Element (adopted by the City Council on January 14, 2009) states
that that the population of Los Angeles will grow by 133,7893 persons from 2006 to
2014. The amount of housing needed to accommodate citywide growth is estimated
to be 112,8764 dwelling units (from January 1, 2006 to June 30, 2014) or an annual
need of 14,109 dwelling units. Although the project only adds 274 new units, it helps
to address the housing shortage described in the Housing Element. Moreover, 274
new residential units are proposed for a desirable location that has easy access to a
major transit note, including the Metro Rail Line and MTA Rapid Bus Line.
Redevelopment Plan
Section 105 – Project Objectives
The following City Center Redevelopment Plan land use objectives are consistent
with the proposed development:
Objective 5: To guide growth and development, reinforce viable functions, and
facilitate the redevelopment, revitalization or rehabilitation of deteriorated and
underutilized area.
Objective 6: To create a modern, efficient and balanced urban environment for
people, including a full range of around-the-clock activities and uses, such as
recreation, sports, entertainment and housing.
Objective 9: To achieve excellence in design, based on how the Central City is to
be used by people, giving emphasis to parks, green spaces, streetscapes, street
trees, and places designed for walking and sitting, and to develop an open space
infrastructure that will aid in the creation of a cohesive social fabric.
Objective 13: To provide high and medium density housing close to employment
and available to all ethnic, social and economic groups, and to make an appropriate
share of the City’s low- and moderate-income housing available to residents of the
area.
The important goal of the City Center Redevelopment Plan to provide high and
medium density housing close to employment is achieved with the proposed
3
4
Page 1-2 of the City of Los Angeles Housing Element
Page 1-53 of the City of Los Angeles Housing Element
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project’s provision of 274 residential units in a high density area. Furthermore, the
South Park area is “designated and zoned for high-density residential development,”
and the area can accommodate the proposed higher densities desired by the Agency
because the sites are “in close proximity to public transit and because they are within
a jobs-rich area.” The 274 residential units will offer housing opportunities in close
proximity to the many employment prospects available in downtown.
The project site is an underutilized. As such, the Applicant proposes to create the
type of growth and development that will revitalize an approximately 1.4 acre
property for a mixed-use project that brings neighborhood-serving retail uses and a
residential population that will activate the South Park area’s high density land use
designation. The surrounding neighborhood is an area in transition. Many properties
in the area are deteriorated or underutilized, often in need of redevelopment or
revitalization. Other properties nearby have been developed in accordance with the
objectives of the Redevelopment Plan, such as the “Evo” high-density condominium
building at the northwest corner of Grand Avenue and 12th Street. The Applicant
proposes a project that will be compatible with the emerging trend of more highdensity residential and mixed-use developments including the “Evo” development.
The proposed project design includes articulated features and design elements that
enhance the visual appearance of the neighborhood. The project will be designed
with window treatments, architectural design features and building articulations that
will result in an appealing street-oriented appearance that will attract more pedestrian
activity. The project will provide an attractive sidewalk design that will improve
pedestrian travel throughout the surrounding area. The Applicant seeks to achieve
the excellence in design, desired by the Redevelopment Plan, which will produce
more livable space that aids in the creation of a cohesive social fabric.
The Applicant will be utilizing the Downtown Street Standards created by the Urban
Design Studio to enhance the urban appeal and walkability of the project. Large
sidewalks will create the ability to provide street trees with large canopies, while the
façade of the building will be articulated along all street frontages. The ground level
retail uses will be neighborhood serving. The proposed commercial uses have the
added benefit of attracting more pedestrian activity which will help to activate the
streets in the surrounding area. The Applicant will also follow the Downtown Design
Guide to create an architecturally appealing project. The building will be articulated
so as to reduce the mass of the building. The building’s façade will include balconies
and recessed windows and architectural treatments, all of which create a unique
visual style that mitigates massing and bulk.
The proposed project creates a modern, efficient and balanced urban environment
for people by providing residential units in an area that is proximate to many of the
City’s business, recreation, sports and entertainment venues.
Residents of the
project will have easy access to the neighboring Los Angeles Sports and
Entertainment District as well as to the Music Center, Disney Hall, the Artist District
and other cultural venues located in the Downtown area.
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Transportation Element
Approval of the mixed-use project in proximity to mass transit options will be
consistent with the purposes of the General Plan’s Transportation Element. The
Element recognizes that primary emphasis must be placed on maximizing the
efficiency of existing and proposed transportation infrastructure through advanced
transportation technology, through reduction of vehicle trips, and through focusing
growth in proximity to public transit. The proposed project will address trip reduction
measures via its location near several MTA Rapid Bus Lines and Metro Rail Lines.
The project’s location is ideal to address the issue of easy access to work
opportunities and essential services.
The Transportation Element sets forth goals, objectives and policies to establish a
citywide strategy to achieve long-term mobility and accessibility within the City of Los
Angeles. For example:
Goal A: Adequate accessibility to work opportunities and essential services,
and acceptable levels of mobility for all those who live, work, travel or move
goods in Los Angeles.
Objective 3: Support development in regional centers, community centers,
major economic activity areas and along mixed-use boulevards as designated
in the Community Plans.
The objectives outlined in the Land Use-Transportation Policy within the
Transportation Element are as follows:
1.
2.
3.
4.
To focus future growth of the City around transit stations,
Increase land use intensity in transit station areas,
Reduce reliance on the automobile, and
Create a pedestrian friendly oriented environment.
The Land Use-Transportation policy defines a Primary Influence Area as the area
within a one-half mile radius of a transit station. These areas are identified as
compatible with higher densities and intensities of land use because of their close
proximity to public transit. The proposed project is located in such an area.
The project is located less than ½ a mile from the Metro Rail stop at Pico Boulevard
and Flower Street that services the Metro Expo Line and the Metro Blue Line. The
Metro Expo Line and the Metro Blue Line connect to the 7th Street/Metro Center,
which offers connections to the Metro Purple Line and Metro Red Line. This project
site, along with the surrounding neighborhood, is identified as compatible with higher
densities and intensities of land use because of the close proximity to public transit.
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The project proposes a pedestrian-oriented environment by locating high density
residential and retail uses in proximity to public transit and the jobs rich environment
of Downtown. The project encourages pedestrian activity with wider sidewalks along
Grand Street and Olympic Boulevard and an open plaza on Olympic Boulevard
adjacent to the retail portion of the project. Pedestrians can utilize a paseo and open
courtyard to walk between Grand Avenue and the alley. With new residents most
likely to work downtown and to avail themselves of the recreational and cultural
opportunities of the area, the need for automobile transportation is greatly reduced,
because residents will either walk or use one of the many forms of public
transportation available in the area.
For these reasons outlined above the project demonstrates consistency with the
Transportation Element of the General Plan.
2. That the project consists of an arrangement of buildings and structures
(including height, bulk and setbacks), off-street parking facilities, load areas,
lighting, landscaping, trash collections, and other such pertinent
improvements, which is or will be compatible with existing and future
developments on the neighboring properties.
The proposed mixed-use project will be constructed with ground floor retail space
and residential uses above. The proposed project will be consistent and compatible
with existing and future development on the neighboring properties.
The proposed project consists of an arrangement of buildings and structures, offstreet parking, loading areas, lighting, landscaping and trash collection that is or will
be compatible with existing and future development on adjacent properties and
neighboring properties:





Height of Buildings: 89’-6” feet (No height limit)
FAR: approximately 5 to 1 overall
Yards: Zero yards, with the exception of sidewalk easements proposed
along Grand Avenue and Olympic Boulevard.
Off-street Parking Facilities: Residential Parking will be based on the
Central City Parking Exception area and the commercial parking will be
based on the Exception Downtown Business District. As a result, the
project will provide a minimum of 252 parking spaces for the residential
units and 12 parking spaces for retail uses. The project will provide a total
of 313 bicycle parking spaces. This proposed bicycle parking and the
attendant reduction of automobile parking spaces is based upon the
provisions of Ordinance 182,386 (effective March 13, 2013)
Landscaping: 29,725 square feet of open space, meeting the coderequired open space of 29,725 square feet (LAMC Section 12.21 G.)
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
Loading: Two loading zones, one designated for residential use and the
other for commercial use, will be accessed from the alley.
Height, Bulk and Setbacks
The project is proposed to reach a total height of approximately 89’-6” feet in a
seven-story structure. This mid-rise style will front on Grand Avenue and Olympic
Boulevard, both major commercial corridors. Given that development in the area is a
mix of one-, two-story buildings as well as high-rise buildings, the project is
compatible with the existing and future development of the adjacent properties. The
General Plan Frame work designate the as a “Downtown Center” where
development is characterized by FARs up to 13 to 1 and high-rise buildings.
However the project site has a “D” limitation which limits the floor area to a maximum
of 6 to 1 FAR. Additionally, the [Q] Condition on the residentially zoned portion of the
project site further restricts the floor area and permitted uses. The [Q] Condition
permits commercial uses provided the floor area for commercial uses does not
exceed a 2 to 1 FAR. As a result of the “D” limitation and the [Q] Condition, the
project site is unlikely to be developed with the type of high-rise building
contemplated by the “Downtown Center” designation.
In addition to the 274 residential units, the project will provide neighborhood-serving
ground floor retail uses that will provide a direct interface with the street frontages
along Grand Avenue and Olympic Boulevard, creating increased pedestrian activity.
The project also seeks to activate pedestrian activity by creating a mid-block paseo
that serves to break down the scale of the block into a more pedestrian friendly scale
and will connect Grand Avenue to the alley. The paseo is a pedestrian oriented open
space passageway that will pass through the project, connecting in the alley and
allowing for easy pedestrian access through the middle section of the proposed
project.
Off-street Parking Facilities
The project will have ground level parking, primarily to serve the retail uses, and twoand-a-half levels of subterranean parking for use of the residents. The project will
provide a minimum of 252 residential parking spaces, 12 retail parking spaces and
313 bicycle parking spaces.
The Applicant is proposing to provide residential parking based on the Central City
Parking Exception area which requires one (1) space for each dwelling unit, except
where there are more than six (6) dwelling units of more than three (3) habitable
rooms per unit on any lot, the ratio of parking spaces required for all of such units
shall be at least one and one-quarter (1¼) parking spaces for each dwelling unit of
more than three (3) habitable rooms for residential uses. Based on this requirement,
the proposed project would be required to provide a total of 297 residential parking
spaces with 181 spaces designated for 181 residential units with three habitable
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rooms or less and 116 spaces for 93 residential units with more than three habitable
rooms. The residential parking requirement is reduced by the replacement parking
provide by 301 long- and short-term bicycle parking spaces. The proposed bicycle
parking and the attendant reduction of automobile parking spaces is based on the
provisions of Ordinance 182,386. As a result of the reduction of automobile parking
spaces, the project requires a total of 252 residential parking spaces and 12
commercial parking spaces.
The total required 297 residential parking spaces would be reduced by 15% (45
spaces) for the replacement bicycle parking, resulting in a required 252 residential
parking spaces. The commercial parking ratio for 12,000 square feet of ground floor
retail space will be based on the Exception Downtown Business District, according to
LAMC Section 12.21 A 4 (i) (3), which permits commercial buildings having a gross
floor area of 7,500 square feet or more, at least one parking space for each 1,000
square feet of floor area in said building. The commercial space would require 12
parking spaces, and the Applicant will provide 12 commercial parking spaces. A total
of 12 long- and short-term bicycle parking spaces will be provided for the retail uses.
Parking for the project, for retail as well as the residential units, will be accessed with
two-way driveways from Grand Avenue and the alley. Twelve of the required 264
total parking spaces will be located on the ground level and are designated for retail
use. The residential parking will be provided in two-and-a-half subterranean levels.
Landscaping (Open Space):
LAMC Section 12.21 G requires Open Space for new developments with 6 or more
dwelling units; however, the Greater Downtown Housing Incentive Area, LAMC
Section 12.22 C.3.(d), permits any percentage of the required open space that may
be either private or common open space. Per LAMC Section 12.21 G, there shall be
100 square feet of open space provided each residential unit having less than three
habitable rooms; 125 square feet of open space provided for each residential unit
containing three habitable rooms; and 175 square feet of open space provided for
each residential unit containing more than three habitable rooms. The proposed
project requires a total of 29,725 square feet of open space for the proposed 274
units.
Additionally, LAMC Section 12.21 G.2(b)(2)(i) limits the amount of private open
space which may be used towards the total amount of open space provided that no
more than 50 square feet per dwelling unit above the first habitable room level is
attributed to the required usable open space.
The Applicant is proposing
approximately 10,200 square feet of private open space to be provided within
balconies. The Applicant proposes 19,525 square feet of common open space that
is to be provided in a plaza, several courtyards, the pool area, three sun decks, lobby
and amenities space. The combined private and common open space results in
29,725 square of open space provided in the project. In high-density areas, such as
downtown Los Angeles, many residents use their balconies for open space.
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Load areas, Lighting and Trash Collections
The proposed project will include a two loading zones, one for residential loading and
the other for commercial retail use, each ranging from approximately 560 square feet to
660 square feet and both accessible from the alley. Lighting and trash collection areas
are provided consistent with Code requirements. Trash collection facilities will be
accessed from the two loading zones.
3. That any residential project provides recreational facilities and service
amenities to improve habitability for the residents and minimize impacts on
neighboring properties.
The project includes recreational facilities and service amenities that will improve
habitability for the residents and will minimize impacts on neighboring properties. The
ground floor amenities will include two courtyards and a plaza as well as a paseo and
interior amenity spaces, including a lobby and fitness room. Ground floor open space
will total 11,625 square feet, plus an additional 300 square foot plaza on the
corner of Olympic Boulevard and Grand Avenue, at the retail entrance.
Additional open space includes a podium level swimming pool and sun deck of
4,850 square feet, as well as 2,750 square feet in three sun decks on the 7th floor. The
total amount of common open space will be 19,525 square feet, while an
additional 10,200 square feet of private open space will be provided in
residential unit balconies. The total amount of open space provided will be 29,725
square feet.
The ground floor commercial space utilized by neighborhood-serving retail uses will
provide additional amenities for the project residents as well as neighboring properties.
The sidewalks surrounding the project site will include street trees that enhance the
pedestrian environment, improve the habitability for residents and further minimize
impacts on neighboring properties. The project is required to provide
69 trees (one per four units) and will provide 69 trees.
The project also seeks to activate pedestrian activity by creating a mid-block paseo that
serves to break down the scale of the block into a more pedestrian friendly scale and will
connect Grand Avenue to the alley. The paseo is a pedestrian oriented open space
passageway that will pass through the project, allowing for easy pedestrian access
through the proposed project.
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