DEPARTMENT OF CITY PLANNING APPEAL REPORTplanning.lacity.org/StaffRpt/InitialRpts/DIR-2018-894.pdf · Plaza in Downtown Los Angeles or the Marvin Braude Constituent Service Center

City Planning Commission Case No.: DIR-2018-894-TOC-1A

CEQA No.: Incidental Cases: Related Cases:

ENV-2018-895-CE None None

Council No.: 10 – Wesson

Plan Area: Specific Plan:

Wilshire None

Certified NC: P.I.C.O

GPLU: Medium Residential

Zone: Applicant: Owner:

[Q]R3-1-O Fred Larian, Larian Development Focus Line, LLC

Appellant: Geoffrey Missad, Tania Missad, Larry Braman, Cindy Levey, Donald Williams, Trisha Williams

Date: October 25, 2018

Time: After 8:30 a.m.*

Place: Van Nuys City Hall Council Chambers, 2nd Floor 14410 Sylvan Street Van Nuys, CA 91401

Public Hearing: Required

Appeal Status: Not Further Appealable

Expiration Date:

October 25, 2018

PROJECT LOCATION:

1546-1550 South Orange Grove Avenue

PROPOSED PROJECT:

The demolition of an existing three-unit multi-family dwelling and the construction, use, and maintenance of a five-story, 28-unit multi-family dwelling with three (3) units set aside for Extremely Low Income Households. The project will provide 34 residential automobile parking spaces within two (2) subterranean levels, and 28 long-term and three (3) short-term bicycle parking spaces.

APPEAL ACTION:

1. Pursuant to Sections 12.22-A,31 and 12.22-A,25(g) of the Los Angeles Municipal Code, an

appeal of the entire decision of the Director of Planning’s Determination approving of a

Transit Oriented Communities Affordable Housing Incentive Program project allowing a 55%

increase in density for a Tier 3 project totaling 28 dwelling units with three (3) units set aside

for as affordable housing units for Extremely Low Income (ELI) Households along with

following two (2) incentives:

a. Height. A 22-foot addition to permit a building height of 53 feet and two (2) inches in lieu

of a maximum height of 33 feet as required by Ordinance No. 179,884; and

b. Open Space. A 25 percent reduction in required open space; and

2. An appeal of the Categorical Exemption pursuant to Section 21080 of the California Public

Resources Code and Article 19, Class 32 of the City CEQA Guidelines as the environmental

clearance for the project.

RECOMMENDED ACTIONS: 1. Determine that based on the whole of the administrative record, the project is exempt from CEQA

pursuant to CEQA Guidelines, Section 15332, and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies;

DEPARTMENT OF CITY PLANNING

APPEAL REPORT

DIR-2018-894-TOC-1A

TABLE OF CONTENTS

Project Analysis .................................................................................................................... A-1 Appeal Analysis ................................................................................................................... A-4 Staff Conclusion and Recommendation ............................................................................. A-7 Maps:

Map 1 - Vicinity Map

Map 2 - Zoning Map

Exhibits:

Exhibit A: Appeal Application

Exhibit B: Director’s Determination DIR-2018-894-TOC

Exhibit C: Project Plans

Exhibit D: Categorical Exemption (Case No. ENV-2018-895-CE) Exhibit E: HCIDLA AB 2556 Determination

DIR-2018-894-TOC-1A A-1

PROJECT ANALYSIS

PROJECT BACKGROUND The subject property is a rectangular, 13,775 square-foot interior lot with a frontage of 110 feet along the eastern side of Orange Grove Avenue. The subject property is zoned [Q]R3-1-O with a corresponding land use designation of Medium Residential within the Wilshire Community Plan area. The project site is located within a Transit Priority Area. The project site is not located within the boundaries of or subject to any specific plan, community design overlay, or interim control ordinance. The site is subject to Ordinance No. 179,884 (effective June 29, 2008) and the associated [Q] Conditions which establishes a maximum 33-foot height limitation, among other provisions. Ordinance No. 179,884 was adopted to change the zone from R3-1-O to [Q]R3-1-O and imposed [Q] Conditions on R3 zoned lots in an area generally bounded by the west side of Fairfax Avenue, Pickford Street to the south, Ogden Drive to the east, and Pico Boulevard to the north. The [Q] Conditions established height limitations and where applicable, urban design standards to preserve the neighborhood character of the area. The proposed project involves the demolition of an existing residential structure with three (3) residential units and the construction, use and maintenance of a new five-story apartment building with 28 units and a maximum height of 53 feet and two (2) inches. The proposed building will front Orange Grove Avenue and will encompass approximately 36,347 square feet of floor area, resulting in a Floor Area Ratio (FAR) of 4.38 to 1. Of the 28 units proposed, one (1) will be a one-bedroom unit, 10 will be two-bedroom units, and 17 will be three-bedroom units. The project will provide 34 residential automobile parking spaces, 28 long-term bicycle parking spaces, and three (3) short-term bicycle parking spaces within two (2) subterranean levels. The project will provide 3,266 square feet of open space comprised of the rear yard and 28 private balconies. SURROUNDING PROPERTIES Surrounding properties are generally developed with single-family and multi-family residential developments. The property abutting the subject property to the north is zoned [Q]R3-1-O and developed with a multi-family residential structure. Properties abutting the subject property to the east are zoned R2-1-O and are developed with duplexes. The property abutting the subject property to the south is zoned [Q]R3-1-O and developed with a multi-family residential structure. Properties to the west, across Orange Grove Avenue, are zoned [Q]R3-1-O and are developed with single-family and multi-family residential developments. STREETS Orange Grove Avenue, adjoining the subject property to the west, is a Local Street – Standard dedicated to a width of 60 feet and improved with asphalt roadway, concrete curb, gutter, and sidewalk. TRANSIT ORIENTED COMMUNITIES Pursuant to the voter-approved Measure JJJ, Los Angeles Municipal Code (LAMC) 12.22-A,31 was added to create the Transit Oriented Communities (TOC) Affordable Housing Incentive Program (TOC Program). The Measure requires the Department of City Planning to create TOC Affordable Housing Incentive Program Guidelines (TOC Guidelines) for all Housing Developments located within a one-half mile (or 2,640-foot) radius of a Major Transit Stop. These

DIR-2018-894-TOC-1A A-2 Guidelines provide the eligibility standards, incentives, and other necessary components of the TOC Program consistent with LAMC 12.22-A,31. A qualifying TOC Project shall be granted Base Incentives with regard to increased residential density, increased floor area ratio, and reduced automobile parking requirements. In addition to these Base Incentives, an eligible project may be granted Additional Incentives with regard to yards and setbacks, open space, lot coverage, lot width, averaging, density calculation, height, and developments in public facilities zones. Up to three (3) Additional Incentives may be granted in exchange for providing the requisite set aside of affordable housing as enumerated in the TOC Guidelines. The proposed project, which sets aside 10% of the total number of units for Extremely Low Income Households, meets all eligibility requirements for the TOC Affordable Housing Incentive Program and is entitled to the Base Incentives. In addition, the subject property is located within a Tier 3 TOC Affordable Housing Incentive Area as the property is located 1,191 feet from a Major Transit Stop (intersection of Fairfax Avenue and Pico Boulevard where Metro Rapid 780 and Big Blue Bus Rapid 7 intersect) and pursuant to the TOC Guidelines, the project is entitled to two (2) Additional Incentives. Given the above, the proposed project includes the following Base and Additional Incentives for a qualifying Tier 3 Project: Tier 3 Base Incentives:

a. Density: The subject property is zoned [Q]R3-1-O and limited to a maximum density of one (1) dwelling unit per 800 square feet of lot area. With a lot area totaling 13,774 square feet, the project is permitted to construct up to 18 dwelling units (rounding up from 17.2) by-right. As an eligible Housing Development, the project is entitled for a 70 percent density increase for a maximum of 31 total units. In this case, the project seeks a 55 percent density increase to permit a total of 28 units.

b. Floor Area Ratio (FAR): The subject property is zoned [Q]R3-1-O and limited to an FAR of 3:1. With a buildable area of 8,289 square feet, the property has a maximum permitted floor area 24,867 square feet by-right. As an eligible Housing Development, the project is permitted a FAR percentage increase of up to 50 percent. While the property is eligible for a 50 percent increase, allowing up to 37,300 square feet of floor area, the project will construct a 36,347 square-foot building, at a FAR of 4.38:1, below the 4.5:1 FAR permitted through the underlying zone.

c. Parking: Pursuant to LAMC Section 12.21-A,4, the proposed 28-unit project would be

required to provide a total of 50 parking spaces. However an Eligible Housing Development pursuant to the TOC Guidelines requires residential parking at a ratio of 0.5 spaces per bedroom. With the utilization of the parking reduction, the project will provide a total of 34 parking spaces.

Tier 3 Additional Incentives: Pursuant to the Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines), the Tier 3 Project is eligible for and has been granted two (2) Additional Incentives in order to construct the proposed project:

DIR-2018-894-TOC-1A A-3

a. Height. The site is subject to Ordinance No. 179,884 (effective June 29, 2008) and the associated [Q] Conditions which restricts the building height of the subject property to a maximum of 33 feet. The TOC height incentive allows for an additional 22 feet in height for two (2) additional stories thereby creating a building envelope with the area necessary to accommodate the proposed density, including the affordable housing units. The project is 53 feet and two (2) inches in height and five (5) stories with two (2) levels of subterranean parking.

b. Open Space: The project includes one (1) one-bedroom unit, 10 two-bedroom units, and

17 three-bedroom units. Based on the proposed unit mix, the project would be required to provide 4,325 square feet of open space in accordance with the requirements of LAMC Section 12.21-G. As a Tier 3 TOC Eligible Housing Development, the project qualifies for a maximum 25 percent reduction in required open space, resulting in a total of 3,244 square feet of required open space. The project will provide 3,266 square feet of total open space.

The table below provides a summary of the relevant underlying LAMC and [Q] Condition provisions for the subject property and permitted and requested TOC base and additional incentives are summarized below: Incentive Otherwise

Permitted/Required Permitted (through TOC Program)

Requested

Density 18 31 Units 28 Units

FAR 3:1 4.5:1 4.38:1

Parking 50 14 34

Height 33 feet 55 feet 53 feet, 2 inches

Open Space 4,325 square feet 3,244 square feet 3,266 square feet

DIR-2018-894-TOC-1A A-4

APPEAL ANALYSIS On July 18, 2018, the Director of Planning issued a Determination that conditionally approved a Transit Oriented Communities Affordable Housing Incentive Program project for the proposed project. On July 31, 2018, an appeal was filed by Geoffrey Missad, Tania Missad, Larry Braman, Cindy Levey, Elaine Atlow, Donald Williams, and Trisha Williams for the entire decision of the Director of Planning. The following statements have been compiled from the submitted appeal. The appeal in its entirety have been attached herein for reference (Exhibits B and C). 1. The proposed development does not comply with the TOC (Transit Oriented

Communities) laws Appeal Comment: The proposed development is not within 1,500 feet of a Major Transit Stop of two (2) rapid bus routes, therefore, the proposed development does not meet Tier 3 TOC Eligibility requirements. Staff Response: To be an eligible Transit Oriented Communities (TOC) Housing Development, a project must meet the Eligibility criteria set forth in Section IV of the Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines), including being located within one-half mile of a Major Transit Stop. Each lot in a TOC Affordable Housing Incentive Area shall be determined to be in a specific Tier (1-4) based on the shortest distance between any point on the lot and a qualified Major Transit Stop. A Major Transit Stop is defined as a site containing a rail station or the intersection of two or more bus routes with a service interval of 15 minutes or less during the morning and afternoon peak commute periods. To be in a Tier 3 TOC Affordable Housing Incentive Area a property must be within a) 750 feet of the intersection of a regular bus line and a Rapid Bus line, b) 1,500 feet of the intersection of a two (2) Rapid Bus lines, c) 750 feet of a Metrolink Rail station, or d) 2,640 feet of a Metro Rail station. The subject property is located 1,191 feet from the intersection of Fairfax Avenue and Pico Boulevard which contains the intersection of the Metro Rapid 780 and Big Blue Bus Rapid 7 lines. As the property is within 1,500 feet of the intersection of a two (2) Rapid Bus line, the property is within a Tier 3 TOC Affordable Housing Incentive Area and therefore entitled to the applicable Base and Additional Incentives, including those which have been granted as part of the subject case.

2. The project does not comply with Ordinance No. 179,884.

Appeal Comment The property does not comply with current “Q” Conditions specifically intended to address development on Orange Grove Avenue and the TOC Program cannot override the “Q” Conditions.

DIR-2018-894-TOC-1A A-5

Staff Response Pursuant to the voter-approved Measure JJJ, Los Angeles Municipal Code (LAMC) Section 12.22-A,31 was added to create the Transit Oriented Communities (TOC) Affordable Housing Incentive Program (TOC Program). The Measure required the Department of City Planning to create TOC Affordable Housing Incentive Program Guidelines (TOC Guidelines) for all Housing Developments located within a one-half mile radius of a Major Transit Stop. These Guidelines, which became effective on September 22, 2017 and were subsequently revised on February 26, 2018, provide the eligibility standards, incentives, and other necessary components of the TOC Program consistent with LAMC 12.22-A,31. The Guidelines provide that where Base or Additional Incentives are permitted, they shall be based off the otherwise allowable development standards for the property found in a zoning ordinance, Specific Plan, Community Plan Implementation Overlay (CPIO), overlay district, or other local condition, law, policy, resolution, or regulation. The proposed project is subject to specific development standards found in a zoning ordinance, Ordinance No. 179,884 (effective June 29, 2008). Among other things, the [Q] Conditions found in Ordinance No. 179,884 restrict the height of a new building to a maximum of 33 feet. As an eligible Housing Development within a Tier 3 TOC Affordable Housing Incentive Area which sets aside 10% of units for Extremely Low Income Households, pursuant to the TOC Guidelines, the project is entitled to deviate from the height development standard found in Ordinance No. 179,884.

3. The approved TOC Incentives do not comply with the TOC Guidelines

Appeal Comment The approval of a 55% density increase exceeds the maximum permitted density increase for a Housing Development within a Tier 3 TOC Affordable Housing Incentive Area and the approval of a 4.38 to 1 FAR exceeds the maximum permitted FAR increase for a Housing Development within a Tier 3 TOC Affordable Housing Incentive Area. Staff Response Pursuant to the TOC Guidelines Section VI-1,a(iii) an Eligible Housing Development within a Tier 3 TOC Affordable Housing Incentive Area shall be granted a residential density increase of 70%. The subject property is zoned [Q]R3-1-O with a maximum permitted density of one (1) unit per 800 square feet of lot area. The property is 13,775 square feet in size and thus permitted a maximum base density of 18 dwelling units (17.2 units rounded up to the next whole number). The applicant has proposed a density increase of 10 dwelling units, or 55.5%, of the base density for a total of 28 dwelling units. As such, the approved 28-unit project is in compliance with the maximum 70% density increase permitted by TOC Guideline Section VI-1,a(iii). Pursuant to the TOC Guidelines Section VI-1,b(iii) an Eligible Housing Development within a Tier 3 TOC Affordable Housing Incentive Area shall be granted a FAR increase of up to 50%, or an FAR increase resulting in at least a 3.75 to 1 FAR in commercial zones, whichever is greater. Given that the subject property is not within a commercial zone (the property is zoned [Q]R3-1-O), the proposed project is eligible to utilize a percentage increase of up to 50%. A 50% increase in the property’s base FAR, which is 3 to 1, would allow a maximum FAR of 4.5 to 1. As such, the approved project with a maximum FAR of

DIR-2018-894-TOC-1A A-6

4.38 to 1 is in compliance with the maximum 4.5 to 1 FAR permitted by TOC Guideline Section VI-1,b(iii).

4. Determination about surrounding properties is incorrect Appeal Comment Page 6 of the Letter of Determination incorrectly states that the properties to the east abutting the subject property are developed with duplexes. The appellant contends that the properties to the east of the subject property are improved with single-family homes, therefore the proposed project will affect transitional height, neighborhood character and have a significant adverse impact on the immediate surrounding parcels. Staff Response According to the LA County Assessor information in ZIMAS the immediately abutting properties located at 1547 South Ogden Drive and 1551 South Ogden Drive are both identified as duplexes. Upon further review, building permit records from the Department of Building and Safety show that these properties have been established as single family homes. The properties located at 1651 South Ogden Drive and 1557 South Ogden Drive are established as single family homes. Nevertheless, LAMC Section 12.21.1-A,10 states that transitional height requirements apply to buildings on a C or M zoned lot and which are within specified distances of the RW1 Zone or a more restrictive zone. The abutting properties are zoned R2 and the subject project site is zoned [Q]R3-1-O, therefore transitional height requirements do not apply to the subject project. The Tier 3 TOC height incentive allows for an additional 22 feet in height for two (2) additional stories thereby creating a building envelope with the area necessary to accommodate the proposed density, including the affordable housing units. Therefore, given the project’s TOC height incentive and the R3 zoning along with the R2 zoning of the adjacent properties, the discrepancy of the description of the adjacent properties as duplexes would not affect the regulations applicable to the proposed project.

5. The Determination Was Approved Without Required Environmental Impact Studies And The Development Was Exempted From CEQA Guidelines Even Though CEQA Guidelines State That A Categorical Exemption Cannot Be Used For An Activity That Will Have a Significant Impact on the Environment Due to Unusual Circumstances Appeal Comment The project was approved without required environmental impact studies and was arbitrarily exempted from CEQA Guidelines. CEQA precludes the use of an exemption for any activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. Given that the proposed building will be the tallest building in the area, impacts to shading, neighbors and existing infrastructure creates an unusual circumstance, thus requiring a full Environmental Impact Report. Staff Response

On April 11, 2018, the Department of City Planning determined the proposed project to be

exempt from CEQA as was as the project found to meet the conditions required for a Class

32 Categorical Exemption (In-Fill Development Projects) and issued a Notice of Exemption

for ENV-2018-895-CE. Specifically, the project was found a) to be consistent with the

DIR-2018-894-TOC-1A A-7

applicable general plan designation and all applicable general plan policies as well as with

the applicable zoning designation and regulations; b) occur within city limits on a project site

of no more than five acres substantially surrounded by urban uses; c) located on a site has

no value as habitat for endangered, rare or threatened species; d) would not result in any

significant effects relating to traffic, noise, air quality, or water quality; and e) can be

adequately served by all required utilities and public services. In addition, there is no

substantial evidence demonstrating that an exception to a categorical exemption pursuant

to CEQA Guidelines, Section 15300.2 applies. Further discussion on how the project meets

the conditions of the Class 32 Categorical Exemption can be found in Exhibit E.

6. Determination Notice & Time To Appeal Violates Due Process

Appeal Comment

The community was not aware of the proposed project and was only given two (2) weeks to review plans & file an appeal.

Staff Response.

The proposed project was filed with the Department of City Planning on February 15, 2018. As a TOC project requesting Additional Incentives, pursuant to Section V of the TOC Guidelines, no public hearing is required. On July 18, 2018 the project was approved and the written decision was transmitted to all owners of properties abutting the subject property, and to the local Certified Neighborhood Council, consistent with LAMC Section 12.22 A.25(g)(2)(i)(d). Consistent with Section 12.22 A(f) and 11.5.7 C(6), the decision had an appeal period of 15 days ending on August 2, 2018. On July 31, 2018, the subject appeal was filed. Therefore, the proposed project and its approval was consistent and compliant with the provisions of the Los Angeles Municipal Code and the TOC Guidelines.

7. Proposed Restricted Affordable Units Do Not Adequately Compensate The Number of

Units Necessary To Replace The Previous Rent-Controlled Units.

Appeal Comment

The proposed project must replace the existing two (2) rent controlled units in addition to the proposed three (3) extremely low income units, for a total of five (5) units.

Staff Response

The project site is currently developed with three residential structures, one of which is subject to the Rent Stabilization Ordinance (RSO). The applicant proposed to demolish the existing buildings to construct a new apartment building containing 28 dwelling units of which three (3) units will be set aside for Extremely Low Income Households. Government Code Sections 65915 and 65915.5, as amended by Assembly Bill (AB) 2222 and 2556, require owners of density bonus projects resulting in a loss of existing and in some cases, prior existing housing units, to replace these units on a one-for-one-basis, and extends the affordability period of all density bonus projects from 30 years to 55 years from the date of Certificate of Occupancy. Pursuant to the Determination made by the Los Angeles Housing + Community Investment Department (HCIDLA) dated February 12, 2018 and attached to the report as Exhibit E, the proposed project is required to provide a minimum of one (1) unit for Extremely Low Income Households and one (1) unit for Very Low Income Households.

DIR-2018-894-TOC-1A A-8

AB 2556 defines “replace” as providing the same number of equivalent units or families in the same of lower income categories. The two (2) total units required by the HCIDLA Determination are satisfied by the three (3) units set aside for habitation by Extremely Low Income Households as proposed and reflected in the Conditions of Approval. Additionally, pursuant to LAMC Section 151.28 A, if a building containing an RSO rental unit is demolished and new rental units are constructed on the same property and offered rent within five years of the date the RSO rental unit was withdrawn from the rental housing market, the RSO provisions apply to the newly constructed rental units, unless: (1) the applicant demonstrates undue financial hardship; (2) the project provides the number of withdrawn rental units subject to RSO on a one-for-one basis or at least 20 percent of the total number of newly construction rental units, whichever is greater (in this case three (3) units); or (3) the owner occupied the demolished building for three years prior to the demolition of the building.

CONCLUSION

For the reasons stated herein, and in the findings of the Director’s Determination, the proposed project does comply with the applicable provisions of the Transit Oriented Communities Affordable Housing Incentive Program and the California Environmental Quality Act (CEQA). Planning staff evaluated the proposed project and determined it meets the Transit Oriented Communities Program requirements and that the project qualifies for a Class 32 Categorical Exemption. Based on the complete plans submitted by the applicant and considering the appellant’s arguments for appeal, staff finds that the project meets the required findings. Therefore, it is recommended that the City Planning Commission affirm that the project is categorically exempt from environmental review, approve in part and deny in part the appeal of the Director’s Determination, adopt the revised Grant Clause, Conditions of Approval, and Findings, and Sustain the remainder of the Director’s Determination approving a Transit Oriented Communities Affordable Housing Incentive Program Request utilizing two (2) incentives.

© OpenStreetMap© OpenStreetMap© 2018 HERE, © 2018 HERE,

1000 feet1000 feet 250 m250 m

Map 1 Vicinity Map

Map 2Zoning Map

Exhibit A Appeal Application

Exhibit B Director’s Determination

DIR-2018-894-TOC

DEPARTMENT OF

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DAVID H. J. AMBROZ PRESIDENT

RENEE DAKE WILSON VICE-PRESIDENT

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http://planning.lacity.org

DIRECTOR’S DETERMINATION TRANSIT ORIENTED COMMUNITIES AFFORDABLE HOUSING INCENTIVE PROGRAM

July 18, 2018

Applicant Fred Larian Larian Development 10850 Wilshire Boulevard, Unit 1050 Los Angeles, CA 90024 Owner Focus Line, LLC 10850 Wilshire Boulevard, Unit 1050 Los Angeles, CA 90024 Representative Heather Lee Heather Lee Consulting 15045 Dickens Street, Suite 202 Sherman Oaks, CA 91403

Case No. DIR-2018-894-TOC CEQA: ENV-2018-895-CE

Location: 1546-1550 South Orange Grove Avenue

Council District: 10 - Wesson Neighborhood Council: P.I.C.O Community Plan Area: Wilshire Land Use Designation: Medium Residential

Zone: [Q]R3-1-O Legal Description: Lots 70 and 71, Tract 4713

Last Day to File an Appeal: August 2, 2018

DETERMINATION – Transit Oriented Communities Affordable Housing Incentive Program Pursuant to the Los Angeles Municipal Code (LAMC) Section 12.22-A,31, I have reviewed the proposed project and as the designee of the Director of City Planning, I hereby:

1. Determine based on the whole of the administrative record, that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines, Section 15332, Article 19 (Class 32), and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies;

2. Approve with Conditions a 55% increase in density consistent with the provisions of the Transit Oriented Communities Affordable Housing Incentive Program along with the following two (2) incentives for a Tier 3 project totaling 28 dwelling units, reserving three (3) units for Extremely Low Income (ELI) Household occupancy for a period of 55 years:

DIR-2018-894-TOC Page 2 of 15

a. Height. A 22-foot addition to permit a building height of 53 feet and two (2) inches in lieu of a maximum height of 33 feet as required by Ordinance No. 179,884; and

b. Open Space. A 25 percent reduction in required open space;

3. Adopt the attached Findings and Conditions of Approval;

CONDITIONS OF APPROVAL Pursuant to LAMC Section 12.22-A,31, the following conditions are hereby imposed upon the use of the subject property: 1. Site Development. Except as modified herein, the project shall be in substantial conformance

with the plans and materials submitted by the applicant, stamped “Exhibit A,” and attached to the subject case file. Minor deviations may be allowed in order to comply with the provisions of the LAMC or the project conditions. Changes beyond minor deviations required by other City Departments or the LAMC may not be made without prior review by the Department of City Planning, Expedited Processing Section, and written approval by the Director of City Planning. Each change shall be identified and justified in writing.

2. Residential Density. The project shall be limited to a maximum density of 28 residential dwelling units, including On-site Restricted Affordable Units.

3. On-site Restricted Affordable Units. Three (3) units, or equal to 10 percent of the total

number of dwelling units, shall be designated for Extremely Low Income Households, as defined by the Los Angeles Housing and Community Investment Department (HCIDLA) and California Government Code Section 65915(c)(2).

4. Changes in On-site Restricted Units. Deviations that increase the number of restricted

affordable units or that change the composition of units or change parking numbers shall be consistent with LAMC Section 12.22-A,31.

5. Housing Requirements. Prior to issuance of a building permit, the owner shall execute a

covenant to the satisfaction of the Los Angeles Housing and Community Investment Department (HCIDLA) to make 10 percent of the total number of dwelling units available to Extremely Low Income Households, for sale or rental as determined to be affordable to such households by HCIDLA for a period of 55 years. In the event the applicant reduces the proposed density of the project, the number of required set-aside affordable units may be adjusted, consistent with LAMC Section 12.22-A,31, to the satisfaction of HCIDLA, and in consideration of the project’s AB 2556 Determination. Enforcement of the terms of said covenant shall be the responsibility of HCIDLA. The applicant will present a copy of the recorded covenant to the Department of City Planning for inclusion in this file. The project shall comply with the Guidelines for the Affordable Housing Incentives Program adopted by the City Planning Commission and with any monitoring requirements established by the HCIDLA. Refer to the Density Bonus Legislation Background section of this determination.


6. Base Incentives.

a. Floor Area Ratio (FAR). The project is permitted to have an FAR of 4.38 to 1.

b. Parking.

i. Automotive Parking. Automobile parking shall be provided consistent with LAMC

Section 12.22-A,31. Required parking for a Tier 3 Project shall not exceed 0.5 spaces per unit; a greater number may be provided at the applicant’s discretion.

ii. Bicycle Parking. The project shall provide a minimum of 28 long-term bicycle parking spaces and three (3) short-term bicycle parking spaces.

iii. Adjustment of Parking. In the event that the number of Restricted Affordable Units

should increase or the composition of such units should change (i.e. the number of bedrooms, or the number of units made available to Senior Citizens and/or Disabled Persons), and no other Condition of Approval or incentive is affected, then no modification of this determination shall be necessary, and the number of parking spaces shall be re-calculated by the Department of Building and Safety based upon the ratios set forth pursuant to LAMC Section 12.22-A, 25.

iv. Unbundling. Required parking may be sold or rented separately from the units, with

the exception of all Restricted Affordable Units which shall include any required parking in the base rent or sales price, as verified by HCIDLA.

7. Additional Incentives.

a. Height. The project shall be permitted a maximum height of 53 feet and two (2) inches.

b. Open Space. The project shall provide a minimum of 3,244 square feet of open space.

8. Landscaping. All open areas not used for buildings, driveways, parking areas, recreational

facilities or walks shall be attractively landscaped, including an automatic irrigation system, and maintained in accordance with a landscape plan prepared by a licensed landscape architect or licensed architect, and submitted for approval to the Department of City Planning. The landscape plan shall indicate landscape points for the project equivalent to 10% more than otherwise required by LAMC 12.40 and Landscape Ordinance Guidelines.

9. Mechanical Equipment. All mechanical equipment on the roof shall be screened from view.

The transformer, if located in the front yard, shall be screened with landscaping.

Administrative Conditions

10. Final Plans. Prior to the issuance of any building permits for the project by the Department of Building & Safety, the applicant shall submit all final construction plans that are awaiting issuance of a building permit by the Department of Building & Safety for final review and approval by the Department of City Planning. All plans that are awaiting issuance of a building permit by the Department of Building & Safety shall be stamped by Department of City Planning staff “Final Plans”. A copy of the Final Plans, supplied by the applicant, shall be retained in the subject case file.


11. Notations on Plans. Plans submitted to the Department of Building & Safety, for the purpose of processing a building permit application shall include all of the Conditions of Approval herein attached as a cover sheet, and shall include any modifications or notations required herein.

12. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification

of consultations, review of approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning prior to clearance of any building permits, for placement in the subject file.

13. Code Compliance. Use, area, height, and yard regulations of the zone classification of the

subject property shall be complied with, except where granted conditions differ herein. 14. Department of Building & Safety. The granting of this determination by the Director of

Planning does not in any way indicate full compliance with applicable provisions of the LAMC, Chapter IX (Building Code). Any corrections and/or modifications to plans made subsequent to this determination by a Department of Building & Safety Plan Check Engineer that affect any part of the exterior design or appearance of the project as approved by the Director, and which are deemed necessary by the Department of Building & Safety for Building Code compliance, shall require a referral of the revised plans back to the Department of City Planning for additional review and sign-off prior to the issuance of any permit in connection with those plans.

15. Department of Water and Power. Satisfactory arrangements shall be made with the Los Angeles Department of Water and Power (LADWP) for compliance with LADWP’s Rules Governing Water and Electric Service. Any corrections and/or modifications to plans made subsequent to this determination in order to accommodate changes to the project due to the under-grounding of utility lines, that are outside of substantial compliance or that affect any part of the exterior design or appearance of the project as approved by the Director, shall require a referral of the revised plans back to the Department of City Planning for additional review and sign-off prior to the issuance of any permit in connection with those plans.

16. Enforcement. Compliance with and the intent of these conditions shall be to the satisfaction

of the Department of City Planning. 17. Expiration. In the event that this grant is not utilized within three years of its effective date

(the day following the last day that an appeal may be filed), the grant shall be considered null and void. Issuance of a building permit, and the initiation of, and diligent continuation of, construction activity shall constitute utilization for the purposes of this grant.

18. Expedited Processing Section Fee. Prior to the clearance of any conditions, the applicant

shall show proof that all fees have been paid to the Department of City Planning, Expedited Processing Section.

19. Indemnification and Reimbursement of Litigation Costs.

Applicant shall do all of the following:

(i) Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City’s processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim


personal property damage, including from inverse condemnation or any other constitutional claim.

(ii) Reimburse the City for any and all costs incurred in defense of an action related to or

arising out, in whole or in part, of the City’s processing and approval of the entitlement, including but not limited to payment of all court costs and attorney’s fees, costs of any judgments or awards against the City (including an award of attorney’s fees), damages, and/or settlement costs.

(iii) Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice

of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $50,000. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii).

(iv) Submit supplemental deposits upon notice by the City. Supplemental deposits may be

required in an increased amount from the initial deposit if found necessary by the City to protect the City’s interests. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii).

(v) If the City determines it necessary to protect the City’s interest, execute an indemnity

and reimbursement agreement with the City under terms consistent with the requirements of this condition.

The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney’s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation. For purposes of this condition, the following definitions apply:

“City” shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers. “Action” shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law.


Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition.

PROJECT BACKGROUND The subject property is a rectangular, 13,775 square-foot interior lot with a frontage of 110 feet along the eastern side of Orange Grove Avenue. The subject property is zoned [Q]R3-1-O with a corresponding land use designation of Medium Residential within the Wilshire Community Plan area. The project site is also located within a Transit Priority Area. The project site is not located within the boundaries of or subject to any specific plan, community design overlay, or interim control ordinance. The site is subject to Ordinance No. 179,884 (effective June 29, 2008) and the associated [Q] Conditions which restricts the height of the subject property to a maximum of 33 feet, among other provisions. The proposed project involves the demolition of an existing residential structure with three (3) residential units and the construction, use and maintenance of a new five-story apartment building with 28 units and a maximum height of 53 feet and two (2) inches. The proposed building will front Orange Grove Avenue and will encompass approximately 36,347 square feet in total floor area, resulting in a Floor Area Ratio (FAR) of 4.38 to 1. Of the 28 units proposed, one (1) will be a one-bedroom unit, 10 will be two-bedroom units, and 17 will be three-bedroom units. The project will provide 34 residential automobile parking spaces, 28 long-term bicycle parking spaces, and three (3) short-term bicycle parking spaces within two (2) subterranean levels. In total the project will provide 3,266 square feet of open space comprised of the rear yard and 28 private balconies. The project will maintain a 20-foot front yard, eight-foot side yards, and a 15-foot rear yard. SURROUNDING PROPERTIES Surrounding properties are generally developed with single-family and multi-family residential developments. The property to the north abutting the subject property is zoned [Q]R3-1-O and developed with a multi-family residential structure. Properties to the east abutting the subject property are zoned R2-1-O and are developed with duplexes. The property to the south abutting the subject property is zoned [Q]R3-1-O and developed with a multi-family residential structure. Properties to the west across Orange Grove Avenue are zoned [Q]R3-1-O and are developed with single-family and multi-family residential developments. STREETS South Orange Grove Avenue, adjoining the subject property to the west, is a Local Street – Standard dedicated to a width of 60 feet and improved with asphalt roadway, concrete curb, gutter, and sidewalk. TRANSIT ORIENTED COMMUNITIES The subject property is located within a Tier 3 TOC Affordable Housing Incentive Area, qualified by its proximity to the intersection of a Major Transit Stop. The project site is approximately 1,584 feet from the intersection of Metro Rapid 780 and Big Blue Bus Rapid 7 which intersect at Pico Boulevard and Fairfax Avenue and operate with average frequencies of service intervals of less than 15 minutes. As such, the project meets the eligibility requirement for a TOC Housing Development to be located within 1,500 feet of a Major Transit Stop consisting of two (2) rapid bus routes.


The project meets all eligibility requirements for the TOC Affordable Housing Incentive Program. As an eligible Housing Development which sets aside 10% of units for Extremely Low Income Households and pursuant to the TOC Guidelines, the project is eligible for Base Incentives and up to two (2) Additional Incentives. As Base Incentives, the project is eligible to the following: 1) an increase the maximum allowable number of dwelling units permitted by 70 percent; 2) an increase the maximum allowable floor area ratio by 50 percent; and 3) provide automobile parking at a ratio of 0.5 spaces per unit. The project is seeking a 55 percent density increase and a 46 percent increase in the allowable FAR. The project will provide 34 automotive parking spaces, 28 long-term bicycle spaces, and three (3) short-term bicycle spaces. The project is also requesting two (2) Additional Incentives as follows: 1) an increase in allowable height of 53 feet and two (2) inches; and 2) up to a 25 percent reduction in required open space. The project is setting aside three (3) units for Extremely Low Income Households, which equates to approximately 10 percent of the 18 base units permitted through the underlying zoning of the site. In providing a minimum of seven (7) percent of the base units for Extremely Low Income Households the project is entitled to the two (2) Additional Incentives described above. HOUSING REPLACEMENT Pursuant to LAMC Section 12.22-A,31(b)(1), a Housing Development located within a Transit Oriented Communities (TOC) Affordable Housing Incentive Area shall be eligible for TOC Incentives if it meets any applicable replacement requirements of California Government Code Section 65915(c)(3) (California State Density Bonus Law). Assembly Bill 2222 (AB 2222) amended the State Density Bonus Law to require applicants of density bonus projects filed as of January 1, 2015 to demonstrate compliance with the housing replacement provisions which require replacement of rental dwelling units that either exist at the time of application of a Density Bonus project, or have been vacated or demolished in the five-year period preceding the application of the project. This applies to all pre-existing units that have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control; or occupied by Low or Very Low Income Households. On September 28, 2016, Governor Brown signed Assembly Bill 2556 (AB 2556) which further amended the State Density Bonus Law. The amendments took effect on January 1, 2017. AB 2556 clarifies the implementation of the required replacement of affordable units in Density Bonus projects, first introduced by AB 2222. AB 2556 further defines “equivalent size” to mean that as a whole, the new units must contain at least the same total number of bedrooms as the units being replaced. Pursuant to the Determination made by HCIDLA dated February 12, 2018 and attached to the subject case file, the proposed project will be required to provide a minimum of one (1) unit affordable to Extremely Low Income Households and one (1) unit affordable to a Very Low Income Household. The two (2) total units required by HCIDLA Determination are satisfied by the three (3) units set aside for habitation by Extremely Low Income Households as proposed and reflected in the Conditions of Approval. The Determination made by HCIDLA provides additional information.


TRANSIT ORIENTED COMMUNITIES AFFORDABLE HOUSING INCENTIVE PROGRAM ELIGIBILITY REQUIREMENTS To be an eligible Transit Oriented Communities (TOC) Housing Development, a project must meet the Eligibility criteria set forth in Section IV of the Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines). A Housing Development located within a TOC Affordable Housing Incentive Area shall be eligible for TOC Incentives if it meets all of the following requirements, which it does:

1. On-Site Restricted Affordable Units. In each Tier, a Housing Development shall provide On-Site Restricted Affordable Units at a rate of at least the minimum percentages described below. The minimum number of On-Site Restricted Affordable Units shall be calculated based upon the total number of units in the final project. a. Tier 1 - 8% of the total number of dwelling units shall be affordable to Extremely Low

Income (ELI) income households, 11% of the total number of dwelling units shall be affordable to Very Low (VL) income households, or 20% of the total number of dwelling units shall be affordable to Lower Income households.

b. Tier 2 - 9% ELI, 12% VL or 21% Lower.

c. Tier 3 - 10% ELI, 14% VL or 23% Lower.

d. Tier 4 - 11% ELI, 15% VL or 25% Lower.

The project site is located within a Tier 3 TOC Affordable Housing Incentive Area. As part of the proposed development, the project is required to reserve 10 percent of the total number of on-site dwelling units for Extremely Low Income Households. The project will reserve a total of three (3) on-site dwelling units for Extremely Low Income Households, which equates to approximately 10 percent of the 28 total dwelling units proposed as part of the Housing Development, and thus meets the eligibility requirement for On-Site Restricted Affordable Units.

2. Major Transit Stop. A Housing Development shall be located on a lot, any portion of

which must be located within 1,500 feet of a Major Transit Stop consisting of two (2) rapid bus routes, as defined in Section II and according to the procedures in Section III.2 of the TOC Guidelines. As defined in the TOC Guidelines, a Major Transit Stop means a site with an existing rail transit station or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. The subject property is located within a Tier 3 TOC Affordable Housing Incentive Area, qualified by its proximity to the intersection of a Major Transit Stop. The project site is approximately 1,500 feet of a Major Transit Stop consisting of two (2) rapid bus routes which intersect at Pico Boulevard and Fairfax Avenue and operate with average frequencies of service intervals of less than 15 minutes. As such, the project meets the eligibility requirement for proximity to a Major Transit Stop.

3. Housing Replacement. A Housing Development must meet any applicable housing replacement requirements of California Government Code Section 65915(c)(3), as verified by the Department of Housing and Community Investment (HCIDLA) prior to the issuance


of any building permit. Replacement housing units required per this section may also count towards other On-Site Restricted Affordable Units requirements. Pursuant to the Determination made by the Housing and Community Investment Department (HCIDLA) dated February 12, 2018 and attached to the subject case file, the proposed project will be required to provide a minimum of three (3) units affordable to Extremely Low Income Households. The two (2) total units required by the HCIDLA Determination are satisfied by the three (3) units set aside for habitation by Extremely Low Income Households proposed through the TOC Affordable Housing Incentive Project. As such, the project meets the eligibility requirement for providing replacement housing consistent with California Government Code Section 65915(c)(3).

4. Other Density or Development Bonus Provisions. A Housing Development shall not seek and receive a density or development bonus under the provisions of California Government Code Section 65915 (state Density Bonus law) or any other State or local program that provides development bonuses. This includes any development bonus or other incentive granting additional residential units or floor area provided through a General Plan Amendment, Zone Change, Height District Change, or any affordable housing development bonus in a Transit Neighborhood Plan, Community Plan Implementation Overlay (CPIO), Specific Plan, or overlay district. The project is not seeking any additional density or development bonuses under the provisions of the State Density Bonus Law or any other State or local program that provides development bonuses, including, but not limited to a General Plan Amendment, Zone Change, Height District Change, or any affordable housing development bonus in a Transit Neighborhood Plan, Community Implementation Overlay (CPIO), Specific Plan, or overlay district. As such, the project meets this eligibility requirement.

5. Base Incentives and Additional Incentives. All Eligible Housing Developments are eligible to receive the Base Incentives listed in Section VI of the TOC Guidelines. Up to three Additional Incentives listed in Section VII of the TOC Guidelines may be granted based upon the affordability requirements described below. For the purposes of this section below “base units” refers to the maximum allowable density allowed by the zoning, prior to any density increase provided through these Guidelines. The affordable housing units required per this section may also count towards the On-Site Restricted Affordable Units requirement in the Eligibility Requirement No. 1 above (except Moderate Income units). a. One Additional Incentive may be granted for projects that include at least 4% of the

base units for Extremely Low Income Households, at least 5% of the base units for Very Low Income Households, at least 10% of the base units for Lower Income Households, or at least 10% of the base units for persons and families of Moderate Income in a common interest development.

b. Two Additional Incentives may be granted for projects that include at least 7% of the base units for Extremely Low Income Households, at least 10% of the base units for Very Low Income Households, at least 20% of the base units for Lower Income Households, or at least 20% of the base units for persons and families of Moderate Income in a common interest development.

c. Three Additional Incentives may be granted for projects that include at least 11% of the base units for Extremely Low Income Households, at least 15% of the base units


for Very Low Income Households, at least 30% of the base units for Lower Income Households, or at least 30% of the base units for persons and families of Moderate Income in a common interest development.

As an eligible housing development, the project is eligible to receive the Base Incentives listed in the TOC Guidelines. The project is also seeking two (2) Additional Incentives for an increase in allowable height of 53 feet and two (2) inches and up to a 25 percent reduction in required open space. The project may be granted two Additional Incentives for reserving at least 10 percent of the base units for Extremely Low Income Households. The project is setting aside three (3) units for Extremely Low Income Households, which equates to approximately 10 percent of the 18 base units permitted through the underlying zoning of the site. As such, the project meets the eligibility requirements for both on-site restricted affordable units and Base and Additional Incentives.

6. Projects Adhering to Labor Standards. Projects that adhere to the labor standards

required in LAMC 11.5.11 may be granted two Additional Incentives from the menu in Section VII of these Guidelines (for a total of up to five Additional Incentives). The project is not seeking any Additional Incentives beyond the one permitted in exchange for reserving at least 10 percent of the base units for Extremely Low Income Households. The project is setting aside three (3) units for Extremely Low Income Households, which equates to approximately 10 percent of the 18 base units permitted through the underlying zoning of the site. As such, the project need not adhere to the labor standards required in LAMC Section 11.5.11, and this eligibility requirement does not apply.

7. Multiple Lots. A building that crosses one or more lots may request the TOC Incentives that correspond to the lot with the highest Tier permitted by Section III above. The proposed building crosses two (2) lots; however, all two (2) lots are located within a Tier 3 TOC Affordable Housing Incentive Area. As such, this eligibility requirement does not apply.

8. Request for a Lower Tier. Even though an applicant may be eligible for a certain Tier, they may choose to select a Lower Tier by providing the percentage of On-Site Restricted Affordable Housing units required for any lower Tier and be limited to the Incentives available for the lower Tier. The applicant has not selected a Lower Tier and is not providing the percentage of On-Site Restricted Affordable Housing units required for any lower Tier. As such, this eligibility requirement does not apply.

9. 100% Affordable Housing Projects. Buildings that are Eligible Housing Developments that consist of 100% On-Site Restricted Affordable units, exclusive of a building manager’s unit or units shall, for purposes of these Guidelines, be eligible for one increase in Tier than otherwise would be provided. The project does not consist of 100% On-Site Restricted Affordable units, and thus it is not eligible for or seeking an increase in Tier. As such, this eligibility requirement does not apply.


TRANSIT ORIENTED COMMUNITIES AFFORDABLE HOUSING INCENTIVE PROGRAM / AFFORDABLE HOUSING INCENTIVES COMPLIANCE FINDINGS Pursuant to Section 12.22-A,31(e) of the LAMC, the Director shall review a Transit Oriented Communities Affordable Housing Incentive Program project application in accordance with the procedures outlined in LAMC Section 12.22-A,25(g). 1. Pursuant to Section 12.22 A.25(g) of the LAMC, the Director shall approve a density

bonus and requested incentive(s) unless the director finds that: a. The incentives are not required to provide for affordable housing costs as defined in

California Health and Safety Code Section 50052.5 or Section 50053 for rents for the affordable units. The record does not contain substantial evidence that would allow the Director to make a finding that the requested incentives are not necessary to provide for affordable housing costs per State Law. The California Health & Safety Code Sections 50052.5 and 50053 define formulas for calculating affordable housing costs for very low, low, and moderate income households. Section 50052.5 addresses owner-occupied housing and Section 50053 addresses rental households. Affordable housing costs are a calculation of residential rent or ownership pricing not to exceed 25 percent gross income based on area median income thresholds dependent on affordability levels.

The list of Additional Incentives in the Transit Oriented Communities Guidelines were pre-evaluated at the time the Transit Oriented Communities Affordable Housing Incentive Program Ordinance was adopted to include types of relief that minimize restrictions on the size of the project. As such, the Director will always arrive at the conclusion that the Additional Incentives are required to provide for affordable housing costs because the incentives by their nature increase the scale of the project. Height. The requested increase in height is expressed in the Menu of Incentives in the Transit Oriented Communities Guidelines which permit exceptions to zoning requirements that result in building design or construction efficiencies that provide for affordable housing costs. The site is subject to Ordinance No. 179,884 (effective June 29, 2008) and the associated [Q] Conditions which restricts the height of the subject property to a maximum of 33 feet. The TOC height incentive allows for an additional 22 feet in height for two (2) additional stories thereby creating a building envelope with the area necessary to accommodate the proposed density, including the affordable housing units. The project is 54 feet and two (2) inches in height and five (5) stories with two (2) levels of subterranean parking. The requested incentives in combination with the requested floor area of 36,347 square feet will allow the developer to increase the amount of units in the building so three (3) units reserved for Extremely Low Income Households can be constructed and the overall space dedicated to residential uses is increased. This incentive supports the applicant’s decision to reserve three (3) units as affordable housing units reserved for Extremely Low Income Households. Open Space. The requested open space incentive, allowing a 25 percent reduction of the open space requirements, are expressed in the Menu of Incentives in the Transit Oriented Communities Guidelines which permit exceptions to zoning requirements that result in building design or construction efficiencies that facilitate affordable housing costs. Per LAMC, the proposed project is required a minimum of 4,325 square feet for


open space, however, the project will be utilizing the open space incentive to reduce the minimum open space requirement to 3,244 square feet. The reduction in open space by approximately 25 percent allows the inclusion of affordable housing while still providing usable open space as intended by the code. The requested incentive allows the developer to reduce open space requirements so that affordable housing units reserved for Extremely Low Income Households can be constructed and the overall space dedicated to residential uses is increased. This incentive supports the applicant’s decision to reserve three (3) units as affordable housing units for Extremely Low Income Households.

b. The Incentive will have a specific adverse impact upon public health and safety or the

physical environment, or on any real property that is listed in the California Register of Historical Resources and for which there are no feasible methods to satisfactorily mitigate or avoid the specific adverse Impact without rendering the development unaffordable to Very Low, Low and Moderate Income households. Inconsistency with the zoning ordinance or the general plan land use designation shall not constitute a specific, adverse impact upon the public health or safety.

There is no evidence that the proposed incentive will have a specific adverse impact upon public health and safety or the physical environment, or any real property that is listed in the California Register of Historical Resources. A "specific adverse impact" is defined as "a significant, quantifiable, direct and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete" (LAMC Section 12.22 A.25(b)). The project does not involve a contributing structure in a designated Historic Preservation Overlay Zone or on the City of Los Angeles list of Historical-Cultural Monuments. According to ZIMAS, the project is not located on a substandard street in a Hillside area or a Very High Fire Hazard Severity Zone. Therefore, there is no substantial evidence that the proposed project, and thus the requested incentive, will have a specific adverse impact on the physical environment, on public health and safety or the physical environment, or on any Historical Resource.

ADDITIONAL MANDATORY FINDINGS 2. The National Flood Insurance Program rate maps, which are a part of the Flood Hazard

Management Specific Plan adopted by the City Council by Ordinance No. 172,081, have been reviewed and it has been determined that this project is located in Zone X, which is categorized as areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood.

3. Determine based on the whole of the administrative record, that the project is exempt from CEQA pursuant to CEQA Guidelines, Section 15332, Article 19 (Class 32), and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies.

TRANSIT ORIENTED COMMUNITIES AFFORDABLE HOUSING INCENTIVE PROGRAM BACKGROUND Measure JJJ was adopted by the Los Angeles City Council on December 13, 2016. Section 6 of the Measure instructed the Department of City Planning to create the Transit Oriented Communities (TOC) Affordable Housing Incentive Program, a transit-based affordable housing


incentive program. The measure required that the Department adopt a set of TOC Guidelines, which establish incentives for residential or mixed-use projects located within ½ mile of a major transit stop. Major transit stops are defined under existing State law. The TOC Guidelines, adopted September 22, 2017, establish a tier-based system with varying development bonuses and incentives based on a project’s distance from different types of transit; a project in closer proximity to significant rail stops or the intersection of major bus rapid transit lines is rated a higher tier. The largest bonuses are reserved for those projects in the highest tiers. Required percentages of affordable housing are also increased incrementally in each higher tier. The incentives provided in the TOC Guidelines describe the range of bonuses from particular zoning standards that applicants may select. TIME LIMIT – OBSERVANCE OF CONDITIONS All terms and conditions of the Director’s Determination shall be fulfilled before the use may be established. Pursuant to LAMC Section 12.25 A.2, the instant authorization is further conditional upon the privileges being utilized within three years after the effective date of this determination and, if such privileges are not utilized, building permits are not issued, or substantial physical construction work is not begun within said time and carried on diligently so that building permits do not lapse, the authorization shall terminate and become void. The applicant's attention is called to the fact that this grant is not a permit or license and that any permits and licenses required by law must be obtained from the proper public agency. Furthermore, if any condition of this grant is violated or not complied with, then the applicant or his successor in interest may be prosecuted for violating these conditions the same as for any violation of the requirements contained in the LAMC, or the approval may be revoked. Verification of condition compliance with building plans and/or building permit applications are done at the Development Services Center of the Department of City Planning at either Figueroa Plaza in Downtown Los Angeles or the Marvin Braude Constituent Service Center in the Valley. In order to assure that you receive service with a minimum amount of waiting, applicants are encouraged to schedule an appointment with the Development Services Center either by calling (213) 482-7077, (818) 374-5050, or through the Department of City Planning website at http://cityplanning.lacity.org. The applicant is further advised to notify any consultant representing you of this requirement as well. Section 11.00 of the LAMC states in part (m): “It shall be unlawful for any person to violate any provision or fail to comply with any of the requirements of this Code. Any person violating any of the provisions or failing to comply with any of the mandatory requirements of this Code shall be guilty of a misdemeanor unless that violation or failure is declared in that section to be an infraction. An infraction shall be tried and be punishable as provided in Section 19.6 of the Penal Code and the provisions of this section. Any violation of this Code that is designated as a misdemeanor may be charged by the City Attorney as either a misdemeanor or an infraction. Every violation of this determination is punishable as a misdemeanor unless provision is otherwise made, and shall be punishable by a fine of not more than $1,000 or by imprisonment in the County Jail for a period of not more than six months, or by both a fine and imprisonment.”

http://cityplanning.lacity.org/


TRANSFERABILITY This determination runs with the land. In the event the property is to be sold, leased, rented or occupied by any person or corporation other than yourself, it is incumbent that you advise them regarding the conditions of this grant. If any portion of this approval is utilized, then all other conditions and requirements set forth herein become immediately operative and must be strictly observed. APPEAL PERIOD - EFFECTIVE DATE

The Determination in this matter will become effective after August 2, 2018 unless an appeal there from is filed with the City Planning Department. It is strongly advised that appeals be filed early during the appeal period and in person so that imperfections/incompleteness may be corrected before the appeal period expires. Any appeal must be filed on the prescribed forms, accompanied by the required fee, a copy of this Determination, and received and receipted at a public office of the Department of City Planning on or before the above date or the appeal will not be accepted. Forms are available on-line at www.cityplanning.lacity.org. Planning Department public offices are located at:

Downtown

Figueroa Plaza 201 North Figueroa Street,

4th Floor Los Angeles, CA 90012

(213) 482-7077

San Fernando Valley

Marvin Braude San Fernando Valley Constituent Service Center 6262 Van Nuys Boulevard, Suite

251 Van Nuys, CA 91401

(818) 374-5050

West Los Angeles

West Los Angeles Development Services Center

1828 Sawtelle Boulevard, 2nd Floor

Los Angeles, CA 90025 (310) 231-2901

Pursuant to LAMC Section 12.22-A.25(f), only abutting property owners and residents can appeal this Determination. Per the Density Bonus Provision of State Law (Government Code Section §65915) the Density Bonus increase in units above the base density zone limits and the

appurtenant parking reductions are not a discretionary action and therefore cannot be appealed. Only the requested incentives are appealable. Per Section 12.22 A.25 of the LAMC, appeals of Density Bonus Compliance Review cases are heard by the City Planning Commission. The time in which a party may seek judicial review of this determination is governed by California Code of Civil Procedures Section 1094.6. Under that provision, a petitioner may seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, only if the petition for writ of mandate pursuant to that section is filed no later than the 90th day following the date on which the City's decision becomes final. Note of Instruction Regarding the Notice of Exemption: Applicant is hereby advised to file the Notice of Exemption for the associated categorical exemption after the issuance of this letter. If filed, the form shall be filed with the County of Los Angeles, 12400 Imperial Highway, Norwalk, CA 90650, pursuant to Public Resources Code Section 21152 (b). More information on the associated fees can be found online here: https://www.lavote.net/home/county-clerk/environmental-notices-fees. The best practice is to go in person and photograph the posted notice in order to ensure compliance. Pursuant to Public Resources Code Section 21167 (d), the

http://www.cityplanning.lacity.org/

https://www.lavote.net/home/county-clerk/environmental-notices-fees

https://www.lavote.net/home/county-clerk/environmental-notices-fees

Exhibit C Project Plans

1546-1550 S. ORANGE GROVE AVE.LOS ANGELES, CA. 90019

LARIAN DEVELOPMENT10850 WILSHIRE BLVD. #1050LOS ANGELES, CA 90024T: 310-271-6892

JAY VANOS ARCHITECTS1733 S. LA CIENEGA BLVDLOS ANGELES, CA. 90035T: 310.280.0193F: 310.280.0194

PROJECT INFORMATION

PROJECT NAME:

PROJECT ADDRESS:

APPLICANT & OWNER:

ARCHITECT:

PROJECT DESCRIPTION:

ORANGE GROVE LOFTS

TRANSIT ORIENTED DEVELOPMENT - TIER 328 UNIT APARTMENT

Scale

Project number

Date

Drawn by

Checked by

VANOS ARCHITECTS INC

1733 S. La Cienega Blvd. L.A. CA. 90035(v) 310.280.0193 (f) 310.280.0194

www.vanosarchitects.com

Address: 1546 - 1550 S. Orange Grove Ave. Los Angeles, CA. 90019

APN: 5068-026-015 & 016Lot Area: 13,774 sf

Larian Development10850 Wilshire Blvd. #1050Los Angeles, CA 90024[v] 310-271-6892Contact: Fred Larian

OWNER:

SURVEY:

GEOTECHNICAL:

PROPERTY INFORMATION:

Richard Garcia, P.E.3049 Reid Ave.Culver City, CA 90232[v] 310.559.3006[e] [email protected]: Richard Garcia

Geo Concepts Inc.14428 Hamlin St. #200Van Nuys, CA 91401[v] 818.994.8895[f] 818.994.8599[e] [email protected]: Scott J. Walter

ZONE: [Q] R3-1-O

12" = 1'-0"

2/1

4/2

018 9

:43:0

6 A

M

G0.10

PROJECTINFORMATION

Author

Checker

ORANGE GROVELOFTSORANGE GROVE LOFTS

VICINITY MAP

ASSESSORS PARCEL MAP

ZONING MAP

01. General

G0.10 PROJECT INFORMATION

G0.11 DATA SHEET

G0.20 PARCEL PROFILE REPORT - LOT 70

G0.21 PARCEL PROFILE REPORT - LOT 71

G0.30 3D

G0.31 RENDERING

G2.20 AREA CALCULATIONS - ZONING

03. Survey

SV0.0 SURVEY

05. Landscape

L-102 1ST FLOOR PLANTING PLAN

L-103 5TH FLOOR PLANTING PLAN

L-104 PLANTING PLAN INFORMATION

06. Architectural

A1.0 SITE PLAN

A1.0.B8 LOWER BASEMENT PLAN

A1.0.B9 UPPER BASEMENT PLAN

A1.1 1.0 FIRST FLOOR

A1.2 2.0 SECOND FLOOR

A1.3 3.0 THIRD FLOOR

A1.4 4.0 FOURTH FLOOR

A1.5 5.0 FIFTH FLOOR

A1.6 6.0 ROOF

A2.1 WEST ELEVATION

A2.2 SOUTH ELEVATION

A2.3 EAST ELEVATION

A2.4 NORTH ELEVATION

A3.1 SECTION 1

A3.2 SECTION 2

A3.3 SECTION 3

A3.4 SECTION A

A3.5 SECTION B

A3.6 SECTION C

A3.7 SECTION D

SHEET INDEX

PROJECT LOCATION:

1546-1550 S. ORANGE GROVE AVE.LOS ANGELES, CA. 90019

LEGAL DESCRIPTION:

TRACT: 4713BLOCK: NONELOT: 70, 71MAP BOOK: MB 60-44

RECORDS OF LOS ANGELES COUNTY

APN: 5068-026-015 and 016

No. Description Date

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




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ORANGE GROVELOFTS

LEGAL DESCRIPTION:

LOT 70 & 71 OF TRACT NO. 4713, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATEOF CALIFORNIA AS PER MAP RECORDED IN BOOK 60 PAGE 40, IN THE OFFICE OF COUNTYRECORDER OF SAID COUNTY.

VICINITY MAP:

EXISTING BUILDINGS:

PROJECT INFORMATION:

PROJECT NAME: Orange Grove Lofts

ADDRESS:

PROJECT DESCRIPTION:

1546 - 1550 S. Orange Grove Ave., Los Angeles CA 90019

Transit Oriented Communities (TOC) Tier 3 - Project with 5-Stories of a28-Unit Apartment over 2 Levels of Subterranean Parking

FUNDING: 100% Privately Funded

PROPOSED PROJECT:

OPEN SPACE

AUTOMOBILE & BICYCLE PARKING:

GRAND TOTAL: 36,347 SF

D1 - (E) Structure to be DemolishedD2 - (E) Flatwork to be DemolishedD3 - (E) Utilities to be Demolished andcapped at the property line

1:1 Unit

Minimum Req’d Spaces: 28 Spaces

1:10 Units

3 Spaces

LONG TERM SHORT TERM

Ratio:

28 Spaces 3 SpacesRESIDENTIAL BICYCLE PARKING

LONG TERM SHORT TERM

RESIDENTIAL

Standard:Accessible:Compact:Tandem Compact:

0 Spaces0 Spaces0 Spaces0 Spaces

per LAMC 12.21.G

0-2 Habitable Rooms = 100 sf : 1 Unit3 Habitable Rooms = 125 sf : 1 Unit4 + Habitable Rooms = 175 sf : 1 Unit

Less than 3 01 Units

= 3 10 Units

More than 3 17 Units

100 sf

1250 sf

2975 sf

UNIT: UNIT COUNT: REQ'D OPEN SPACE

OPEN SPACE REQ’D: 4325 sf

PRIVATE OPEN SPACE PROPOSED: 28 Units w/ Decks (min. 6'-0") 28 x 50 = 1400 sf

COMMON OPEN SPACE PROPOSED:

TOTAL OPEN SPACE PROPOSED: 3266 sf

24" BOX TREES REQUIRED:

1:4 UnitsRatio:

Unit Count: 28 Units / 4 = 7 Trees Required

PIN: 129B177 1106

APN: 5068-026-015; & 016

TRACT: TR 4713

MAP REFERENCE: M B 60-44

BLOCK: None

LOT: 70; 71

MAP SHEET: 129B173; 129B177

COMMUNITY PLAN AREA: Wilshire

AREA PLANNING COMMISSION: Central

NEIGHBORHOOD COUNCIL: P.I.C.O.

COUNCIL DISTRICT: CD 10 - Herb J. Wesson, Jr.

ZONING DATA:

LOT SIZE: 13,774 SF

SETBACKS REQUIRED:

Developed @ 1:800 SF13,774 SF / 800 SF = 17.21 (Round up)

STREET DEDICATION: None

ZONING: [Q] R3-1-O

18 UNITS

R3 = 1:800 SF

3 : 1

24,867 SF

ZONING INFORMATION: ZI-2452 Transit Priority Area in the City of Los Angeles

METHANE HAZARD SITE:

ASSESSOR'S PARCEL MAP:

ZONING MAP:

0 Bedroom1 Bedroom2 Bedroom3 Bedroom

Total:

00 Units01 Units10 Units17 Units

28 Units

RESIDENTIAL UNIT BREAKDOWN:

TOTAL RESIDENTIAL PARKING SPACES PROVIDED

LEVEL 1 (AT GRADE)LEVEL B9 (BASEMENT) TOTAL


28020400

34

(DEMOLITION UNDER SEPARATE PERMIT)

Front:

Rear:

Side:

20'-0" (per per [Q] Condition - Ordinance No. 179884)

15'-0"

8'-0" [5'-0" + 3'-0"] (1'-0" per Story above 2nd Story)

Bedroom Count

Required Spaces

ProvidedStandard StallsAccessible StallsCompact Stalls

Total:

Parking (1/2 Space per Unit)

Less than 3 = 3

More than 3

01 Units10 Units17 Units

Habitable Room Count - Open Space

TIER 3 TOC PARKING RATIO:

14 SpacesUNIT COUNT REQ'D PARKING

RESIDENTIAL:

1/2 Space per Unit

AUTO PARKING SPACES REQUIRED

AUTO PARKING SPACES PROVIDED (NO GUEST PARKING PROVIDED)

LEVEL B8 (BASEMENT)


BICYCLE PARKING SPACES REQUIRED

BICYCLE PARKING SPACES PROVIDED

TOTAL REQ’D RESIDENTIAL 14 Parking Spaces

OPEN SPACE REQUIRED

REQ'D TREES

OPEN SPACE PROVIDED

TOTAL COMMON OPEN SPACE PROPOSED: 1866 sf

MINIMUM 25% REQUIRED PLANTED OPEN SPACE: 467 sf1866 x .25 =

PLANTED OPEN SPACE PROPOSED: 500 sf

500 sf > 467 sf

STREET DESIGNATION: Orange Grove Ave - Local Street - Standard

REQUIRED BICYCLE PARKING TOTALS:

PROPOSED BUILDING HEIGHT: 53'-2" (Zoning Code Height)

PROPOSED TOTAL FLOOR AREA:

BUILDING CODE DATA:

ALLOWABLE (MAXIMUM):

OCC. CONST.TYPE

LEVEL HEIGHT *

TYPE VASTORY 2 & ABOVE 60' MAX HTR-2

STORIES

4 STORIES

AREA

ALLOWABLE AREA = Aa (TOTAL):

Aa = [At + (NS x If)] x Sa

At = 36,000 SF

NS = 12,000 SF

If = No Increase Utilized

Sa = 3

Aa = [36,000 + (24,000 x 0)] x 3

Aa = 108,000 SF

ALLOWABLE AREA = Aa (PER FLOOR):

Aa = [At + (NS x If)] x Sa

At = 36,000 SF

NS = 12,000 SF

If = No Increase Utilized

Sa = 1

Aa = [36,000 + (24,000 x 0)] x 1

Aa = 36,000 SF

OCC. CONST.TYPE

LEVEL HEIGHT

TYPE IASTORY 1 UNLIMITEDR-2

STORIES

UNLIMITED

AREA

UNLIMITED

PODIUM - 3 HOUR SEPARATIONper CBC 2016 SECTION 510.2

HORIZONTAL BUILDING SEPARATION

TYPE IABASEMENT UNLIMITEDS-2 UNLIMITED UNLIMITED

PROVIDED:

OCC. CONST.TYPE

LEVEL HEIGHT

TYPE IASTORY 1 R-2

STORIES

1 STORY

AREA

7,378 SF

TYPE IABASEMENT S-2 BASEMENT(2 LEVELS)

25,295 SF

TYPE VASTORY 2 - 5

60'-0"

R-2 4 STORIES 30,740 SF

FIRE RESISTANCE RATING OF BUILDING ELEMENTS (HOURS)

TYPE IAELEMENT TYPE VA

PRIMARY STRUCTURAL FRAME

EXTERIOR BEARING WALLS

INTERIOR BEARING WALLS

3 1

INTERIOR NONBEARING WALLS

FLOORS & SECONDARY MEMBERS

ROOF & SECONDARY MEMBERS

EXTERIOR NONBEARING WALLS

ELEVATOR SHAFT ENCLOSURES *

EXIT STAIRWAY ENCLOSURES *

3 1

3 1

1 1

0 0

2 1

1 1/2 1

2 2

2 2

* HORIZONTAL BUILDING SEPARATION @ PODIUM (3 HOURS) per CBC 2016 SECTION 510.2

* BUILDING TO BE FIRE SPRINKLEREDper CBC 903.3.1.1

TRANSIT ORIENTED COMMUNITIES (TOC)

HILLSIDE AREA: No

SPECIFIC PLAN AREA: None

DENSITY:

ALLOWABLE UNIT COUNT:

ALLOWABLE FAR:

8,289 SFBUILDABLE AREA:

8,289 SF x 3 =ALLOWABLE FLOOR AREA:

per [Q] Condition - Ordinance No. 179884BLDG HEIGHT LIMIT: 33'-0" MAX

60'-0" MIN.

Methane Zone

FLOOD ZONE: None

TIER 2 UNIT INCREASE: Tier 3 = 70% Increase

TOC TIER: Tier 3

BASE UNITS: 18 Units (See Allowable Unit Count Above)

18 x .70 = 12.6 (Round up) = 13 Additional Units

MAXIMUM UNIT COUNT: 31 Units (18 + 13 = 31)

PROPOSED UNIT COUNT: 28 Units

% ELI UNITS SET ASIDE: 3 ELI Units / 28 Units = 10.7% ELI

FLOOR AREA % INCREASE: Tier 3 = Up to 50% Increase

24,867 SF x .50 = 12,433 SF

MAX FLOOR AREA: 37,300 SF (24,867 SF + 12,433 SF)

% ELI UNITS to BASE UNITS: 3 ELI Units / 17 Units = 17.6%

# of INCENTIVES ALLOWED: 3 Additional Incentives

# of INCENTIVES USED: 1. Height - Two Additional Stories up to an additional 22'-0" (Tier 3)2. Open Space Redction - 25% Reduction (Tier 3)

BUILDABLE AREA: 8,289 SF

PROPOSED FAR: 4.38 : 1

14 Spaces

28 Spaces02 Spaces04 Spaces

34 Spaces

1866 sf

1866 sfRear Yard

25% DECREASE (TOC INCENTIVE): - 1081 sf

TOTAL OPEN SPACE REQ’D: 3244 sf

Name Area BedroomsHabitableRooms Deck

UNIT 01 973 SF 2 BR 3 Yes




























Grand total 30398 SF

28 Units

RESIDENTIAL UNIT MATRIX

37,300 SFMAX ALLOWABLE FLOOR AREA:

Level Name Area

LEVEL 1 AREA 7077 SF





ZONING CODE AREA 36347 SF

MAX BLDG HEIGHT: 55'-0" * (33'-0" + 22'-0")

*Any height increase over 11'-0" must step back 15'-0" fromthe exterior face of the Ground Floor of the building locatedalong Orange Grove.

3266 sf > 3244 sf


Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




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ORANGE GROVELOFTS


11587 SF

PARKING

7077 SF

AREA

7667 SF

AREA

7667 SF

AREA

7667 SF

AREA

6270 SF

AREA

11571 SF

PARKING

Scale

Project number

Date

Drawn by

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

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G2.20

AREACALCULATIONS -

ZONING

Author

Checker

ORANGE GROVELOFTS

SCALE: 1" = 20'-0"1

LEVEL B9

SCALE: 1" = 20'-0"2

LEVEL 1

SCALE: 1" = 20'-0"3

LEVEL 2

SCALE: 1" = 20'-0"4

LEVEL 3

SCALE: 1" = 20'-0"5

LEVEL 4

SCALE: 1" = 20'-0"6

LEVEL 5

Level Name Area






ZONING CODE AREA 36347 SF

SCALE: 1" = 20'-0"7

LEVEL B8

SCALE: 1" = 20'-0"8

LEVEL 6


NORTH

DN

DN

UP

UP

1138 SF

UNIT 05

105

385 SF

LOBBY

100

1183 SF

UNIT 04

104

1138 SF

UNIT 03

103

860 SF

UNIT 02

102

973 SF

UNIT 01

101

ELEV

EXTERIOR DECK

EXTERIOR DECK

BED

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1

MASTER BED

MASTER BED

BED 1

BED 2

HALL

rec.

tr.

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

133' - 0"

DWPTRANSFORMER

PAD

1PLANTING PLAN

SCALE: 1/64" = 1' - 0"

1ST FLOOR PLANTING PLAN

02/06/18 Design Development

REVISIONS:

8

7

6

5

4

3

1

2

SUBMISSIONS:

SHEET TITLE:

ORANGE GROVE AVE.

PROJECT TITLE:

DRAWN BY:

DATE:

SCALE:

SHEET No.

DRAWING No.

JOB No.

California 90066, USA

11520 West Washington Blvd

T 310.868.9654F 310.829.2999

www.studio-H2O.com

Los Angeles

OR

AN

GE

GR

OV

E A

VE

.

Fre

d L

aria

n1

54

6,1

550

S.

Ora

gn

e G

rove

Ave

.L

os

An

gele

s, C

A 9

00

19

A

B

C

E

E

D

F

G

J

K L

M

R

S

T

U

V

W

K

E


UPDN

DN

ELEV

1221 SF

UNIT 25

502

1184 SF

UNIT 27

505

768 SF

UNIT 24

501

1137 SF

UNIT 28

506

1137 SF

UNIT 26

504

EXTERIOR DECK

MASTER BED

BED 1 BED 2

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1 MASTER BEDBED 2

BED 1

BED 2

HALL

rec.

tr.

EXTERIOR DECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

NORTH

5TH FLOOR PLANTING PLAN


15TH FLOOR PLANTING PLAN

SCALE: 1/64" = 1' - 0"

K

C

REVISIONS:

8

7

6

5

4

3

1

2

SUBMISSIONS:

SHEET TITLE:

ORANGE GROVE AVE.

PROJECT TITLE:

DRAWN BY:

DATE:

SCALE:

SHEET No.

DRAWING No.

JOB No.



T 310.868.9654F 310.829.2999

www.studio-H2O.com

Los Angeles

OR

AN

GE

GR

OV

E A

VE

.

Fre

d L

aria

n1

546

,15

50

S.

Ora

gne

Gro

ve A

ve

.L

os

An

ge

les,

CA

90

01

9


R

PLANTING PLANINFORMATION

CODE SIZE PLANT NAME PLANT COMMON NAME QUANTITY WATER USE LOCATION DEPTH

A- 5g Aloe x 'andora' plant patent #28,003 Safari Orange Aloe 42 .2 L Hydrozone B- Flat Arenaria balearica Corsican Sandwort 69 (12 PER FL) .4 M Hydrozone C- 5g Euphorbia tirucalli 'rosea' Fire Sticks 25 .1 VL Hydrozone D- 5g Ophiopogon jaburan 'hocf' plant patent #17,430 Crystal Falls® Mondo Grass 45 .4 M Hydrozone E- 5g Dianella tasmanica 'Tas300' WYEENA™ Flax Lily 16 .4 M Hydrozone F- Flat Sedum aldophii Stonecrop 193(12 PER FL) .1 VL Hydrozone G- Sod Bouteloua dactyloides Buffalo Grass or similar 281.8sq ft .2 L Hydrozone H- Mulch 3"J- 5g Euphorbia hypericifolia 'bonfire' plant patent #18,585 Bonfire Euphorbia 21 .2 L Hydrozone K- 5g Euphorbia x martinii 'ascot rainbow' plant patent #21,401 Ascot Rainbow Spurge 21 .4 M Hydrozone L- 5g Cordyline banksii x pumilio var 'corbzr01' plant patent applied for Festival™ Raspberry Cordyline 22 .4 M Hydrozone M- 36" Laurus nobilis Sweet Bay 12 .2 L Hydrozone P- 36" Magnolia grandiflora 'Little Gem' Little Gem Dwarf Southern Magnolia 4 .4 M Hydrozone R- 5g Leucadendron 'Safari Sunset' Safari Conebush 22 .2 L Hydrozone S- 5g Stromanthe sanguinea 'Triostar' Triostar Stromanthe 7 .4M Hydrozone T- 5g Philodendron 'Prince of Orange' Prince of Orange Philodendron 18 .4 M Hydrozone U- 5g Colocasia esculenta 'Black Coral' plant patent #23,896 Royal Hawaiian® Black Coral Elephant Ear 3 .7 H Hydrozone V- 5g Liriope muscari 'Pee Dee Gold Ingot' Pee Dee Gold Ingot Lilyturf 37 .4 M Hydrozone W- 5g Carex testacea Orange New Zealand Flax 11 .4 M Hydrozone

PLANT SELECTION


REVISIONS:

8

7

6

5

4

3

1

2

SUBMISSIONS:

SHEET TITLE:

ORANGE GROVE AVE.

PROJECT TITLE:

DRAWN BY:

DATE:

SCALE:

SHEET No.

DRAWING No.

JOB No.



T 310.868.9654F 310.829.2999

www.studio-H2O.com

Los Angeles

OR

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CA

90

01

9

A. ALOE X 'ANDORA' PLANT B. ARENARIA BALEARICA C. EUPHORBIA TIRUCALLID. OPHIOPOGON JABURAN 'HOCF' J. EUPHORBIA HYPERICIFOLIA

K. EUPHORBIA X MARTINII 'ASCOT L. CORDYLINE BANKSII X PUMILIO

M. LAURUS NOBILIS P. MAGNOLIA GRANDIFLORA

R. LEUCADENDRON 'SAFARI SUNSET' S. STROMANTHE SANGUINEA 'TRIOSTAR'

T. PHILODENDRON U. COLOCASIA ESCULENTA F. SEDUM ALDOLPHII V. LIRIOPE MUSCARI 'PEE

E. DIANELLA TASMANICA 'TAS300' W. CAREX TESTACEA

PLANT PATENT #17,430 'BONFIRE' PLANT PATENT #18,585RAINBOW' PLANT PATENT #21,401 VAR 'CORBZR01' PLANT PATENT

APPLIED FOR

'LITTLE GEM'

'PRINCE OF ORANGE' 'BLACK CORAL' PLANT PATENT #23,896 DEE GOLD INGOT'

'ROSEA' PATENT #28,003


S

W M

W M

IRR

141.05

BLDG

133.63

AC

133.22

AC

132.41

AC

131.94

AC

133.15 FL

132.96 FL

132.61 FL

132.32 FL

132.22 FL

131.92 FL

131.61 FL

131.41 FL

133.64 TC

133.43 TC

133.10 TC

132.82 TC

132.65 TC

132.45 TC

132.18 TC

131.86 TC

132.44

FS132.51

FS

132.17

FS

132.23

FS

132.03

S

133.33

FS

133.80

FS

133.94

FS

133.78

FS

133.68

FS

133.34

FS

132.99

FS

132.91

FS

132.82

FS

132.94

FS

133.76

FS

132.87

SS-MH

N 12°57'00" E

55.10'

N 12°57'00" E

55.09'

N 12°57'02" E

55.10'

N 12°57'02" E

55.09'

N 76°56'49" W 125.01'

N 76°56'49" W 125.01'

LC

27.93'

30.00'

27.99'

30.00'

27.96'

30.00'

55.10'

55.10'

N 12°57'00" E

776.22'

195.23'

470.81'

FD L&TLS 2280

FD L&TLS 2280

FD L&TLS 2876

6'

EXISTING

BUILDING

EXISTING

BUILDING

CONC.

SIDEWALK

CONC.

SIDEWALK

A.C. PAVEMENT

A.C. PAVEMENT

3'

ORANGE GROVE AVENUE

DN

DN

RAMP DN TO SUBTERRANEAN PARKING

3' UTILITYEASEMENT

SY

SB

8' -

0"

SY

SB

8' -

0"

RYSB

17' - 0"

FYSB

20' - 0"

OPENSPACE1866 SF

PLANTER

ORANGE GROVE LOFTS

New 5-Story 28-Unit Apartment Buildingover 2 Levels of Subterranean Parking

Building Height: 53'-2" (Zoning Code)Floor Area: 36,347 sf (Zoning Code)Building Footprint: 8,267 sf (60.0%)

Paving/ Hardscape: 3,963 sf (28.7%)Landscape: 1,535 sf (11.3%)

1546 - 1550 S. ORANGE GROVE AVE.

DW

PT

RA

NS

FO

RM

ER

20' - 2 3/8" 87' - 10 9/16" 17' - 0"

125' - 0 5/32"

8' -

0 3

/8"

94' -

1 1

3/1

6"

8' -

0"

110' -

2 3

/16"

LINE OF BLDG ABOVEAT 5th FLOOR

PLANTER

PLANTER

PLANTER

PLANTER

19' -

8"

74' -

5 1

3/1

6"

OR

AN

GE

GR

OV

E A

VE

.

15' - 0"

PR

OP

ER

TY

LIN

E

PROPERTY LINE

PROPERTY LINE

Scale

Project number

Date

Drawn by

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

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SITE PLAN

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL 1 SITE PLAN

NORTH


UP

UP

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

12.50%

12.4

2%

118' - 1"

12.5%

4'-11" DELTA15

14

13

12

11

10

09

0807060504030201

16

18 PARKING SPOTS

16 STANDARDS2 COMPACT

0 ADA

ELEV

113' - 2"

89' - 10 11/32" 29' - 3"

6' -

8"

88' -

9 1

3/1

6"

10' -

8 3

/8"

UP TO UPPER PARKING

PROPERTY LINE

3' UTILITYEASEMENT

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

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A1.0.B8

LOWER BASEMENTPLAN

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL B8

NORTH


UP

UP

DN

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

47' - 4"

25' -

4"

2%

20' -

10"

0'-5"

DE

LT

A

5%

1'-5" DELTA

122' - 8"

47' - 4"

5%

1'-5" DELTA120' - 10"

12.5

%

2'-9"

DE

LT

A

10.00%

17 19 20 21 22 23 24

25

26

27

28

29

30

16 PARKING SPOTS

12 STANDARDS2 COMPACT

2 ADA

18D

OW

N T

O P

AR

KIN

G B

EL

OW

UP TO ORANGE GROVE

28' - 4 5/32"

ELEV140 SF

TRASH / REC.

B903

122' - 3"

89' - 10 11/32" 29' - 3"

6' -

8"

88' -

9 1

3/1

6"

10' -

8 3

/8"

PROPERTY LINE

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

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M

A1.0.B9

UPPER BASEMENTPLAN

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL B9

NORTH


DN

DN

UP

UP

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

1138 SF

UNIT 05

105

385 SF

LOBBY

100

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

8' - 0" 42' - 0"

1183 SF

UNIT 04

104

1138 SF

UNIT 03

103

860 SF

UNIT 02

102

973 SF

UNIT 01

101

ELEV

EXTERIOR DECK

EXTERIOR DECK

BED

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1

MASTER BED

MASTER BED

BED 1

BED 2

HALL

rec.

tr.

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

133' - 0"

DWPTRANSFORMER

PAD

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PROPERTY LINE

OR

AN

GE

GR

OV

E A

VE

.

RAMP DN TO SUBTERRANEAN PARKING

RYSB

17' - 0"

FYSB

20' - 0"

SY

SB

8' -

0"

SY

SB

8' -

0"

39' - 9 7/16" 8' - 9" 39' - 4 1/8"

87' - 10 9/16"

94' -

1 1

3/1

6"

30' -

10"

31' -

5 9

/16"

31' -

10 1

/4"

39' - 1 7/16" 8' - 8 7/8" 40' - 0 1/4"

19' -

8"

14' -

5 1

7/3

2"

31' -

1 1

7/3

2"

28' -

10 3

/4"

3' UTILITYEASEMENT

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:3

9 A

M

A1.1

1.0 FIRST FLOOR

Author

Checker

ORANGE GROVELOFTS

NORTH

SCALE: 1/8" = 1'-0"1

LEVEL 1


UP

UP

DN

DN

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

973 SF

UNIT 07

202

1183 SF

UNIT 10

205

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

1137 SF

UNIT 09

204

979 SF

UNIT 08

203

1145 SF

UNIT 06

201

1138 SF

UNIT 11

206

ELEV

EXTERIOR DECK

EXTERIOR DECK

MASTER BEDBED 1

BED 2

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1

MASTER BED

MASTER BED MASTER BED

BED 1

BED 1

BED 2BED 2

HALL

rec.

tr.

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

PROPERTY LINE

OR

AN

GE

GR

OV

E A

VE

.39' - 9 7/16" 8' - 9" 39' - 4 1/8"

87' - 10 9/16"

94' -

1 1

3/1

6"

30' -

10"

31' -

5 9

/16"

31' -

10 1

/4"

39' - 1 7/16" 8' - 8 7/8" 40' - 0 1/4"

27' -

10 1

/2"

31' -

1 1

7/3

2"

35' -

1 2

5/3

2"

3' UTILITYEASEMENT

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

0 A

M

A1.2

2.0 SECOND FLOOR

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL 2

NORTH


UPDN

UPDN

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

973 SF

UNIT 13

302

1183 SF

UNIT 16

305

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

1145 SF

UNIT 12

301

1137 SF

UNIT 17

306

1137 SF

UNIT 15

304976 SF

UNIT 14

303

ELEV

39' - 9 7/16" 8' - 9" 39' - 4 1/8"

87' - 10 9/16"

94' -

1 1

3/1

6"

5' - 2"

30' -

10"

31' -

5 9

/16"

31' -

10 1

/4"

39' - 1 7/16" 8' - 8 7/8" 40' - 0 1/4"

27' -

10 1

/2"

31' -

1 1

7/3

2"

35' -

1 2

5/3

2"

EXTERIOR DECK

EXTERIOR DECK

MASTER BEDBED 1

BED 2

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1

MASTER BED


BED 1

BED 1

BED 2BED 2

HALL

rec.

tr.

EXTERIOR DECK

EXTERIOR DECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

PROPERTY LINE

OR

AN

GE

GR

OV

E A

VE

.

3' UTILITYEASEMENT

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

1 A

M

A1.3

3.0 THIRD FLOOR

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL 3 - 5

NORTH


UPDN

UPDN

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

ELEV

973 SF

UNIT 19

402

1183 SF

UNIT 22

405

1145 SF

UNIT 18

401

1138 SF

UNIT 23

406

1137 SF

UNIT 21

404979 SF

UNIT 20

403

EXTERIOR DECK

EXTERIOR DECK

MASTER BEDBED 1

BED 2

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1

MASTER BED


BED 1

BED 1

BED 2BED 2

HALL

rec.

tr.

EXTERIOR DECK

EXTERIOR DECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

PROPERTY LINE

PROPERTY LINE

OR

AN

GE

GR

OV

E A

VE

.39' - 9 7/16" 8' - 9" 39' - 4 1/8"

87' - 10 9/16"

94' -

1 1

3/1

6"

30' -

10"

31' -

5 9

/16"

31' -

10 1

/4"

39' - 1 7/16" 8' - 8 7/8" 40' - 0 1/4"

27' -

10 1

/2"

31' -

1 1

7/3

2"

35' -

1 2

5/3

2"

3' UTILITYEASEMENT

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

2 A

M

A1.4

4.0 FOURTH FLOOR

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL 4

NORTH


UPDN

DN

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

ELEV

1221 SF

UNIT 25

502

1184 SF

UNIT 27

505

768 SF

UNIT 24

501

1137 SF

UNIT 28

506

1137 SF

UNIT 26

504

EXTERIOR DECK

MASTER BED

BED 1 BED 2

BED 2

BED 1MASTER BED

MASTER BED

BED 1

BED 1 MASTER BEDBED 2

BED 1

BED 2

HALL

rec.

tr.

15' - 0"

EXTERIOR DECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

EXTERIORDECK

PROPERTY LINE

OR

AN

GE

GR

OV

E A

VE

.40' - 8" 8' - 9" 39' - 4 1/8"

88' - 9 1/8"

94' -

1 1

3/1

6"

30' -

9 3

/4"

31' -

5 1

3/1

6"

31' -

10 1

/4"

40' - 0" 8' - 8 7/8" 40' - 0 1/4"

41' -

5 1

7/3

2"

52' -

8 9

/32"

3' UTILITYEASEMENT

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

3 A

M

A1.5

5.0 FIFTH FLOOR

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL 5

NORTH


DN

A2.2

1

A2.3

1

A2.1

1

A2.4

1

1

A3.1

2

A3.2

3

A3.3

A

A3.4

B

A3.5

C

A3.6

D

A3.7

ROOF

ROOF

OPEN

PROPERTY LINE

OR

AN

GE

GR

OV

E A

VE

.

72' - 10 9/16"

94' -

1 1

3/1

6"

3' UTILITYEASEMENT

PROPERTY LINE

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

3 A

M

A1.6

6.0 ROOF

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

LEVEL 6

NORTH


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

1

A3.1

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

2

A3.2

3

A3.3

LEVEL B8113' - 2"

RAMP

LEVEL 7194' - 2"

GRADE PLANE134' - 3 3/4"

LAG132' - 0"

53' -

2"

ZO

NIN

G C

OD

E H

EIG

HT

10' -

10"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

9' -

6"

8' - 0"8' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K

RAMP

PARKING

PARKING

DWPTRANSFORMER

PRE-PAINTED GALVALUMESHEET METAL

METAL PANEL,VERTICAL

THERMALLY BROKEN, ALUM.FRAME DUAL GLAZED W/LOW E GLASS

VENEERED TIMBERFACED PANELING

60' -

0"

BU

ILD

ING

CO

DE

HE

IGH

T

9' -

0"

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

5 A

M

A2.1

WEST ELEVATION

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

WEST ELEVATION


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

ORANGE GROVEORANGE GROVE

A

A3.4

B

A3.5

C

A3.6

D

A3.7

LEVEL B8113' - 2"

LEVEL 7194' - 2"


LAG132' - 0"

20' - 0" 15' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K

BLD

G S

TE

PB

AC

K

17' - 0"

3' - 0"

EA

SE

ME

NT




VENEERED TIMBERFACED PANELING

PLASTER,SMOOTH TROWELFINISH

METAL PANEL,HORIZONTAL

PARKING

PARKING

10' -

10"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

9' -

6"

60' -

0"

BU

ILD

ING

CO

DE

HE

IGH

T

53' -

2"

ZO

NIN

G C

OD

E H

EIG

HT

9' -

0"

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

6 A

M

A2.2

SOUTH ELEVATION

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

SOUTH ELEVATION


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

1

A3.1

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

2

A3.2

3

A3.3

LEVEL B8113' - 2"

LEVEL 7194' - 2"


LAG132' - 0"

8' - 0" 8' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K




PARKING

PARKINGRAMP

RAMP

53' -

2"

ZO

NIN

G C

OD

E H

EIG

HT

10' -

10"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

9' -

6"

60' -

0"

BU

ILD

ING

CO

DE

HE

IGH

T

9' -

0"

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

8 A

M

A2.3

EAST ELEVATION

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

EAST ELEVATION


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

ORANGE GROVE

A

A3.4

B

A3.5

C

A3.6

D

A3.7

LEVEL B8113' - 2"

LEVEL 7194' - 2"


LAG132' - 0"

20' - 0"15' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K

BLD

G S

TE

PB

AC

K

17' - 0"

EA

SE

ME

NT




PLASTER,SMOOTH TROWELFINISH


PARKING

PARKING

10' -

10"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

9' -

6"

60' -

0"

BU

ILD

ING

CO

DE

HE

IGH

T

53' -

2"

ZO

NIN

G C

OD

E H

EIG

HT

9' -

0"

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:4

9 A

M

A2.4

NORTH ELEVATION

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

NORTH ELEVATION


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

ORANGE GROVE

A

A3.4

B

A3.5

C

A3.6

D

A3.7

LEVEL B8113' - 2"

8' -

0"

LEVEL 7194' - 2"


LAG132' - 0"

FY SETBACK

20' - 0"

BUILDING STEPBACK

15' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K

BLD

G S

TE

PB

AC

K

RY SETBACK

17' - 0"

3' - 0"

EA

SE

ME

NT

8' -

6"

9' -

0"

ZO

NIN

G C

OD

E H

EIG

HT

53' -

2"

BU

ILD

ING

CO

DE

HE

IGH

T

60' -

0"

10' -

10"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

9' -

6"

768 SF

UNIT 24

501

1137 SF

UNIT 28

506

1137 SF

UNIT 28

506

1138 SF

UNIT 23

406

1138 SF

UNIT 23

406

1145 SF

UNIT 18

401

1145 SF

UNIT 18

401

1145 SF

UNIT 12

301

1145 SF

UNIT 12

301

1137 SF

UNIT 17

306

1137 SF

UNIT 17

306

1138 SF

UNIT 11

206

1138 SF

UNIT 11

206

1145 SF

UNIT 06

201

1145 SF

UNIT 06

201

1138 SF

UNIT 05

105

1138 SF

UNIT 05

105

EXTERIOR DECK

EXTERIOR DECK

EXTERIOR DECK

EXTERIOR DECK

EXTERIOR DECK

EXTERIOR DECK

EXTERIOR DECK

EXTERIOR DECK

STAIR

768 SF

UNIT 24

501

ROOF ROOF ROOF

ROOF

PARKING

PARKING

PARKING

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:5

0 A

M

A3.1

SECTION 1

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"1

Section 1


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

A

A3.4

B

A3.5

C

A3.6

D

A3.7

LEVEL B8113' - 2"

LEVEL 7194' - 2"


LAG132' - 0"

ORANGE GROVE

FY SETBACK

20' - 0"

BUILDING STEPBACK

15' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K

BLD

G S

TE

PB

AC

K

RY SETBACK

17' - 0"

3' - 0"

EA

SE

ME

NT

768 SF

UNIT 24

501

1137 SF

UNIT 28

506

1137 SF

UNIT 28

506

1138 SF

UNIT 23

406

1138 SF

UNIT 23

406

1145 SF

UNIT 18

401

1145 SF

UNIT 12

301

1137 SF

UNIT 17

3061137 SF

UNIT 17

306

1138 SF

UNIT 11

206

1138 SF

UNIT 11

206

1145 SF

UNIT 06

201

385 SF

LOBBY

100

1138 SF

UNIT 05

105

1138 SF

UNIT 05

105

140 SF

TRASH / REC.

B903

PARKING

PARKING

PARKINGPARKING

ROOF

EXTERIOR DECK

BU

ILD

ING

CO

DE

HE

IGH

T

60' -

0"

9' -

0"

ZO

NIN

G C

OD

E H

EIG

HT

53' -

2"

10' -

10"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

10' -

4"

9' -

6"

Scale

Project number

Date

Drawn by

Checked by





APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

1/8" = 1'-0"

2/1

4/2

018 9

:42:5

1 A

M

A3.2

SECTION 2

Author

Checker

ORANGE GROVELOFTS

SCALE: 1/8" = 1'-0"2

Section 2


LEVEL 2143' - 4"

LEVEL 3153' - 8"

LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

A

A3.4

B

A3.5

C

A3.6

D

A3.7

LEVEL B8113' - 2"

LEVEL 7194' - 2"


LAG132' - 0"

ORANGE GROVE

FY SETBACK

20' - 0"

BUILDING STEPBACK

15' - 0"

PL

PL

SE

TB

AC

K

SE

TB

AC

K

BLD

G S

TE

PB

AC

K

RY SETBACK

17' - 0"

3' - 0"

EA

SE

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UNIT 25

502

1184 SF

UNIT 27

505

973 SF

UNIT 19

402

973 SF

UNIT 19

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1183 SF

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405

1183 SF

UNIT 16

305

1183 SF

UNIT 10

205

1183 SF

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104

973 SF

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101

973 SF

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101

973 SF

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202

973 SF

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973 SF

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973 SF

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


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768 SF

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1145 SF

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973 SF

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979 SF

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973 SF

UNIT 19

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976 SF

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303

973 SF

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302

973 SF

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302

1145 SF

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301

1145 SF

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201

973 SF

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973 SF

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979 SF

UNIT 08

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860 SF

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102

973 SF

UNIT 01

101

973 SF

UNIT 01

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385 SF

LOBBY

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


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HL 44176' - 0"

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A3.2

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


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LEVEL 2143' - 4"

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LEVEL 4164' - 0"

LEVEL 1133' - 0"

LEVEL B9122' - 8"

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A3.1

HL 33165' - 0"

HL 44176' - 0"

HL 55187' - 0"

LEVEL 5174' - 4"

LEVEL 6185' - 2"

2

A3.2

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LEVEL 7194' - 2"


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1137 SF

UNIT 26

504

1184 SF

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505

1137 SF

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506

1184 SF

UNIT 27

505

1137 SF

UNIT 21

404

1183 SF

UNIT 22

405

1183 SF

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1138 SF

UNIT 23

406

1137 SF

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306

1183 SF

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305

1183 SF

UNIT 16

305

1137 SF

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304

1137 SF

UNIT 09

204

1183 SF

UNIT 10

205

1183 SF

UNIT 10

205

1138 SF

UNIT 11

206

1138 SF

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1051183 SF

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104

1183 SF

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1138 SF

UNIT 03

103

PARKING

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EXTERIORDECK

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APN: 5068-026-015 & 016Lot Area: 13,774 sf


OWNER:

SURVEY:

GEOTECHNICAL:




ZONE: [Q] R3-1-O

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Section D


Exhibit D Categorical Exemption

ENV-2018-895-CE

COUNTY CLERK’S USE CITY OF LOS ANGELES CITY CLERK’S USE OFFICE OF THE CITY CLERK

200 NORTH SPRING STREET, ROOM 360 LOS ANGELES, CALIFORNIA 90012

CALIFORNIA ENVIRONMENTAL QUALITY ACT

NOTICE OF EXEMPTION

(California Environmental Quality Act Section 15062)

Filing of this form is optional. If filed, the form shall be filed with the County Clerk, 12400 E. Imperial Highway, Norwalk, CA 90650, pursuant to Public Resources Code Section 21152 (b). Pursuant to Public Resources Code Section 21167 (d), the filing of this notice starts a 35-day statute of limitations on court challenges to the approval of the project. Failure to file this notice with the County Clerk results in the statute of limitations being extended to 180 days. LEAD CITY AGENCY

City of Los Angeles Department of City Planning

COUNCIL DISTRICT

10

PROJECT TITLE

LOG REFERENCE ENV 2018-895-CE

PROJECT LOCATION

1546-1550 South Orange Grove Avenue

DESCRIPTION OF NATURE, PURPOSE, AND BENEFICIARIES OF PROJECT: The proposed project includes the demolition of a residential structure in conjunction with the construction, use, and maintenance of a new five-story apartment building consisting of 28 residential dwelling units on an approximately 13,775 square-foot lot in the [Q]R3-1-O Zone. The building will be constructed with five (5) levels of residential units over two (2) levels of subterranean parking. The project would provide 34 residential automobile parking spaces, 28 long-term bicycle parking spaces, and three (3) short-term bicycle parking spaces. The development will total 53 feet and two (2) inches in height.

NAME OF PERSON OR AGENCY CARRYING OUT PROJECT, IF OTHER THAN LEAD CITY AGENCY:

Heather Lee Consulting

CONTACT PERSON

Heather Lee AREA CODE | TELEPHONE NUMBER | EXT. 310 906-6880

EXEMPT STATUS: (Check One)

STATE CEQA GUIDELINES CITY CEQA GUIDELINES

MINISTERIAL Sec. 15268 Art. II, Sec. 2b

DECLARED EMERGENCY Sec. 15269 Art. II, Sec. 2a (1)

EMERGENCY PROJECT Sec. 15269 (b) & (c) Art. II, Sec. 2a (2) & (3)

CATEGORICAL EXEMPTION Sec. 15300 et seq. Art. III, Sec. 1

Class _____32_______ Category (City CEQA Guidelines)

OTHER (See Public Resources Code Sec. 21080 (b) and set forth state and City guideline provision.

JUSTIFICATION FOR PROJECT EXEMPTION: In-fill development meeting the conditions described in CEQA Guidelines 15332: (a) The project is consistent

with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. IF FILED BY APPLICANT, ATTACH CERTIFIED DOCUMENT ISSUED BY THE CITY PLANNING DEPARTMENT STATING THAT THE DEPARTMENT HAS FOUND THE PROJECT TO BE EXEMPT.

SIGNATURE

Joann Lim TITLE

City Planning Associate DATE

4/11/2018

FEE:

2,280.00 RECEIPT NO.

0201494516 REC’D. BY

Steven Wechsler DATE

2/15/2018

DISTRIBUTION: (1) County Clerk, (2) City Clerk, (3) Agency Record Rev. 11-1-03 Rev. 1-31-06 Word IF FILED BY THE APPLICANT:

NAME (PRINTED) SIGNATURE

4/11/2018 DATE

DEPARTMENT OF

CITY PLANNING

- CITY PLANNING COMMISSION

DAVID H. J. AMBROZ PRESIDENT

RENEE DAKE WILSON VICE-PRESIDENT

CAROLINE CHOE

VAHID KHORSAND

KAREN MACK SAMANTHA MILLMAN

MARC MITCHELL VERONICA PADILLA-CAMPOS

DANA M. PERLMAN

ROCKY WILES COMMISSION OFFICE MANAGER

(213) 978-1300

City of Los Angeles CALIFORNIA

ERIC GARCETTI

MAYOR

EXECUTIVE OFFICES

200 N. SPRING STREET, ROOM 525 LOS ANGELES, CA 90012-4801

VINCENT P. BERTONI, AICP DIRECTOR

(213) 978-1271

KEVIN J. KELLER, AICP

EXECUTIVE OFFICER

(213) 978-1272

LISA M. WEBBER, AICP DEPUTY DIRECTOR

(213) 978-1274

http://planning.lacity.org

JUSTIFICATION FOR PROJECT EXEMPTION CASE NO. ENV-2018-895-CE

On April 11, 2018, the City of Los Angeles determined based on the whole of the administrative

record that the project is exempt from California Environmental Quality Act (CEQA) pursuant to

CEQA Guidelines, Section 15332, and there is no substantial evidence demonstrating that an

exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies. The

project was found to be exempt based on the following:

Project Description:

The project is located at 1546-1550 South Orange Grove Avenue.

The proposed project includes the demolition of a residential structure in conjunction with the construction, use, and maintenance of a new five-story apartment building consisting of 28 residential dwelling units on an approximately 13,775 square-foot lot in the [Q]R3-1-O Zone. The building will be constructed with five (5) levels of residential units over two (2) levels of subterranean parking. The project would provide 34 residential automobile parking spaces, 28 long-term bicycle parking spaces, and three (3) short-term bicycle parking spaces. The development will total 53 feet and two (2) inches in height. The project requires the following:

1. Pursuant to Los Angeles Municipal Code (L.A.M.C.) Section 12.22-A,31, a 55% increase in density for a Tier 3 project totaling 28 dwelling units, reserving three (3) units for Extremely Low Income (ELI) Household occupancy for a period of 55 years along with the following two (2) incentives: a) Height. A 22-foot height increase to permit a building height of 53 feet and two (2)

inches; and

b) Open Space. A 25% reduction in required open space.

Implementation of the California Environmental Quality Act Pursuant to Section 21084 of the Public Resources Code, the Secretary for the Natural Resources Agency found certain classes of projects not to have a significant effect on the environment and declared them to be categorically exempt from the requirement for the preparation of environmental documents.

ENV-2018-895-CE April 11, 2018

The project meets the conditions for a Class 32 Exemption found in CEQA Guidelines, Section 15332 (In-Fill Development Projects), and none of the exceptions to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 apply. Conditions for a Class 32 Exemption Class 32 consists of projects characterized as in-fill development meeting the conditions described below:

(a) The project is consistent with the applicable general plan designation and all applicable

general plan policies as well as with the applicable zoning designation and regulations;

(b) The proposed developed occurs within city limits on a project site of no more than five

acres substantially surrounded by urban uses;

(c) The project site has no value as habitat for endangered, rare or threatened species;

(d) Approval of the project would not result in any significant effects relating to traffic, noise,

air quality, or water quality; and

(e) The site can be adequately served by all required utilities and public services.

The project is located within the Wilshire Community Plan which designates the subject property

for Medium Residential land uses and the property is zoned [Q]R3-1-O. The project is consistent

with the applicable general plan land use designation and all applicable general plan policies as

well as with the applicable zoning designation and regulations.

The subject site is wholly within the City of Los Angeles, on a site that is approximately 0.32 acres

in size. Lots adjacent to the subject properties are developed with the following urban uses:

single-family and multi-family residential uses.

The site is currently developed and surrounded by development and therefore is not, and has no

value as, a habitat for endangered, rare or threatened species. In addition, there are no protected

trees on the site.

The project would not result in any significant effects related to traffic, noise, air quality, or water

quality.

The project will be subject to Regulatory Compliance Measures, which require compliance

with the City of Los Angeles Noise Ordinance, pollutant discharge, dewatering, stormwater

conditions; and Best Management Practices for stormwater runoff.

The project would not result in any significant effects related to traffic. The 28-unit project

falls below the 36-unit threshold for requiring a traffic analysis and would not result in any

significant impact to traffic.

The air quality analysis prepared for the project by Rincon Consultants, dated May 2018

concluded that the project will result in less than significant impacts to air quality.

The noise study prepared for the project by Rincon Consultants, dated May 2018 concluded

that the proposed project will result in less than significant impacts with the application of

Regulatory Compliance Measures (RCMs) and Project Design Features (PDFs).

The project would not result in significant impacts to water quality.

The project site is currently and will continue to be adequately served by all required public utilities

and services.

ENV-2018-895-CE April 11, 2018

Exceptions to Categorical Exemptions

There are six (6) exceptions to categorical exemptions must be considered in order to find a project exempt from CEQA: (a) Location; (b) Cumulative Impacts; (c) Significant Effect; (d) Scenic Highways; (e) Hazardous Waste Sites; and (f) Historical Resources. The project is not located on or near any environmental resource of hazardous or critical concern

where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or

local agencies. There is not a succession of known projects of the same type and in same place

as the subject project. The project would not reasonably result in a significant effect on the

environment due to unusual circumstances. The project is not located near a State Scenic

Highway. Furthermore, according to Envirostor, the State of California’s database of Hazardous

Waste Sites, neither the subject site, nor any site in the vicinity is identified as a hazardous waste

site. The project site has not been identified as a historic resource by local or state agencies, and

the project site has not been determined to be eligible for listing in the National Register or Historic

Places, California Register of Historical Resources, the Los Angles Historic-Cultural Monuments

Register, and/or any local register, and was not found to be a potential historic resource based

on the City’s HistoricPlacesLA website or SurveyLA, the citywide survey of Los Angeles.

Orange Grove Lofts Project

Air Quality Study

prepared for

Fred Larian 160 Delfern Drive

Los Angeles, California 90007

prepared by

Rincon Consultants, Inc. 250 East 1st Street, Suite 301

Los Angeles, California 90012

May 2018

Air Quality Study i

Table of Contents

1 Project Description and Impact Summary .......................................................................................2

1.1 Introduction .........................................................................................................................2

1.2 Project Summary ..................................................................................................................4

2 Air Quality ........................................................................................................................................6

2.1 Background ..........................................................................................................................6

2.2 Impact Analysis ................................................................................................................. 10

3 References .................................................................................................................................... 18

Tables

Table 1 Summary of Impacts ............................................................................................................2

Table 2 Federal and State Ambient Air Quality Standards ...............................................................7

Table 3 Ambient Air Quality Data .....................................................................................................9

Table 4 SCAQMD Regional Significance Thresholds ...................................................................... 12

Table 5 SCAQMD LSTs for Construction (SRA 2) ............................................................................ 13

Table 6 Project Construction Emissions ........................................................................................ 15

Table 7 Project Operational Emissions .......................................................................................... 16

Figures

Figure 1 Project Site Location ............................................................................................................5

Appendix

Appendix A Air Quality Modeling Results

Fred Larian Orange Grove Lofts Project

2

1 Project Description and Impact Summary

1.1 Introduction This study analyzes the potential air quality impacts of the proposed Orange Grove Lofts Project (project) in Los Angeles, California. Rincon Consultants, Inc. prepared this study under contract to Fred Larian, for use by the City of Los Angeles, in support of the environmental documentation being prepared pursuant to the California Environmental Quality Act (CEQA). The purpose of this study is to analyze the project’s air quality impacts related to both temporary construction activity and long-term operation of the project. The conclusions of this study are summarized in Table 1, followed by the Regulatory Compliance Measures (RCMs) required for the project.

Table 1 Summary of Impacts

Impact Statement Proposed Project’s Level of Significance Applicable Recommendations

Conflict with or obstruct implementation of the applicable air quality plan?

Less than significant impact None

Violate any air quality standard or contribute substantially to an existing or projected air quality violation?

Less than significant impact RCM – 1 Demolition, Grading, and Construction Activities: Compliance with provisions of SCAQMD Rule 403 RCM – 2 Engine Idling RCM – 3 Emission Standards RCM – 4 Architectural Coatings RCM – 5 Best Available Control Technology

Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)?


Expose sensitive receptors to substantial pollutant concentrations?


Create objectionable odors affecting a substantial number of people?

No impact None

Regulatory Compliance Measures RCMs are existing requirements and reasonably-anticipated standard conditions that are based on local, state, or federal regulations or laws that are frequently required independently of CEQA review and serve to offset or prevent specific impacts. RCMs are not included as mitigation measures in the environmental clearance document since they are already required during the building permit issuance process.

Air Quality Study 3

RCM-1 Demolition, Grading, and Construction Activities: Compliance with provisions of SCAQMD Rule 403. The project shall comply with all applicable standards of the Southern California Air Quality Management District (SCAQMD), including the following provisions of Rule 403:

All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent.

The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.

All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust.

All dirt/soil shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust.

All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust.

General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.

Trucks having no current hauling activity shall not idle but be turned off.

RCM-2 Engine Idling In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to five minutes at any location.

RCM-3 Emission Standards In accordance with Section 93115 in Title 17 of the California Code of Regulations, operation of any stationary, diesel-fueled, compression-ignition engines shall meet specified fuel and fuel additive requirements and emission standards.

RCM-4 Architectural Coatings The project shall comply with SCAQMD Rule 1113 limiting the volatile organic compound content of architectural coatings.

RCM-5 Best Available Control Technology New on-site facility nitrogen oxide emissions shall be minimized through the use of emission control measures (e.g., use of best available control technology for new combustion sources such as boilers and water heaters) as required by SCAQMD Regulation XIII, New Source Review.


4

1.2 Project Summary The following describes the project background and the proposed project.

Project Background The 0.32-acre project site is located at 1546 – 1550 South Orange Grove Avenue in Los Angeles, California. The project site consists of two lots with Assessor’s Parcel Numbers 5068-026-015 and -016. The project site is bounded by multi-family residences to the north and south and single-family residences to the east and is separated from these uses by existing fences. Multi-family residences are located to the west across South Orange Grove Avenue. The surrounding area consists of single-family and multi-family residential uses. The project site has a land use designation of Low Medium I Multiple Family Residential and is zoned R3, Multiple Dwelling Zone. Adjacent parcels are also designated Low Medium I Multiple Family Residential land uses. Figure 1 shows the project site and surrounding area.

Proposed Project The proposed project would involve demolition of an existing on-site residence and accessory structures and construction of a five-story, 28-unit apartment building. The project would include two levels of subterranean parking with 63 parking spaces. Other amenities would include a 1,866-square-foot rear yard and 31 bicycle parking spaces. This analysis assumes that project construction would begin in January 2019 and is anticipated to be completed over approximately ten months. Therefore, the project is assumed to be operational by about November 2019.

Air Quality Study 5

Figure 1 Project Site Location


6

2 Air Quality

2.1 Background

Local Climate and Meteorology The project site is within the South Coast Air Basin (SCAB), which is bounded by the Pacific Ocean to the west and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east, and includes all of Orange County and the non-desert portions of Los Angeles, Riverside, and San Bernardino Counties, in addition to the San Gorgonio Pass area in Riverside County. The regional climate in the Basin is semi-arid and is characterized by warm summers, mild winters, infrequent seasonal rainfall, moderate daytime onshore breezes, and moderate humidity. The air quality within the SCAB is primarily influenced by meteorology and a wide range of emission sources, such as dense population centers, substantial vehicular traffic, and industry.

Air pollutant emissions in the SCAB are generated primarily by stationary and mobile sources. Stationary sources can be divided into two major subcategories: point and area sources. Point sources occur at a specific location and are often identified by an exhaust vent or stack. Examples include boilers or combustion equipment that produce electricity or generate heat. Area sources are widely distributed and include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products. Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and are classified as either on-road or off-road. On-road sources may be legally operated on roadways and highways. Off-road sources include aircraft, ships, trains, and self-propelled construction equipment. Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles.

Air Quality Regulation The federal and state governments have established ambient air quality standards for the protection of public health. The United States Environmental Protection Agency (U.S. EPA) is the federal agency designated to administer air quality regulation, while the California Air Resources Board (ARB) is the state equivalent in the California EPA (CalEPA). County-level Air Quality Management Districts (AQMD) provide local management of air quality. The ARB has established air quality standards and is responsible for the control of mobile emission sources, while the local AQMDs are responsible for enforcing standards and regulating stationary sources. The ARB has established 15 air basins statewide, including the SCAB.

The U.S. EPA has set primary national ambient air quality standards (NAAQS) for ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), particulate matter with diameters of up to ten microns (PM10) and up to 2.5 microns (PM2.5), and lead (Pb). Primary standards are those levels of air quality deemed necessary, with an adequate margin of safety, to protect public health. In addition, California has established health-based ambient air quality standards for these and other pollutants, some of which are more stringent than the federal standards. Table 2 lists the current federal and state standards for regulated pollutants.

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Table 2 Federal and State Ambient Air Quality Standards Pollutant Averaging Time Federal Primary Standards California Standards

Ozone 1-Hour − 0.09 ppm

8-Hour 0.070 ppm 0.070 ppm

Carbon Monoxide 8-Hour 9.0 ppm 9.0 ppm

1-Hour 35.0 ppm 20.0 ppm

Nitrogen Dioxide Annual 0.053 ppm 0.030 ppm


Sulfur Dioxide Annual − −

24-Hour − 0.04 ppm


PM10 Annual − 20 µg/m3

24-Hour 150 µg/m3 50 µg/m3

PM25 Annual 12 µg/m3 12 µg/m3

24-Hour 35 µg/m3 −

Lead 30-Day Average − 1.5 µg/m3

3-Month Average 0.15 µg/m3 −

ppm = parts per million

µg/m3 = micrograms per cubic meter

Source: ARB 2016.

The South Coast Air Quality Management District (SCAQMD) is the designated air quality control agency in the SCAB, which is a non-attainment area for the federal standards for ozone and PM2.5 and the state standards for ozone, PM10 and PM2.5. Areas of the SCAB located in Los Angeles County are also in nonattainment for lead (SCAQMD 2016). The SCAB is designated unclassifiable or in attainment for all other federal and state standards. Characteristics of O3, CO, NO2, and suspended particulate matter are described below.

Ozone O3 is produced by a photochemical reaction (triggered by sunlight) between nitrogen oxides (NOX) and reactive organic gases (ROG1). NOX is formed during the combustion of fuels, while ROG are formed during combustion and evaporation of organic solvents. Because O3 requires sunlight to form, it mostly occurs in substantial concentrations between the months of April and October.

1 Organic compound precursors of ozone are routinely described by a number of variations of three terms: hydrocarbons (HC), organic gases (OG), and organic compounds (OC). These terms are often modified by adjectives such as total, reactive, or volatile, and result in a rather confusing array of acronyms: HC, THC (total hydrocarbons), RHC (reactive hydrocarbons), TOG (total organic gases), ROG (reactive organic gases), TOC (total organic compounds), ROC (reactive organic compounds), and VOC (volatile organic compounds). While most of these differ in some significant way from a chemical perspective, two groups are important from an air quality perspective: non-photochemically reactive in the lower atmosphere, or photochemically reactive in the lower atmosphere (HC, RHC, ROG, ROC, and VOC). SCAQMD uses the term VOC to denote organic precursors.


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Ozone is a pungent, colorless, toxic gas with direct health effects on humans including respiratory and eye irritation and possible changes in lung functions. Groups most sensitive to O3 include children, the elderly, people with respiratory disorders, and people who exercise strenuously outdoors.

Carbon Monoxide CO is a local pollutant that is found in high concentrations only near fuel combustion equipment and other sources of CO. The primary source of CO, a colorless, odorless, poisonous gas, is automobile traffic. Therefore, elevated concentrations are usually only found near areas of high traffic volumes. CO’s health effects are related to its affinity for hemoglobin in the blood. At high concentrations, CO reduces the amount of oxygen in the blood, causing heart difficulty in people with chronic diseases, reduced lung capacity, and impaired mental abilities.

Nitrogen Dioxide NO2 is a by-product of fuel combustion, with the primary source being motor vehicles and industrial boilers and furnaces. The principal form of nitrogen oxide produced by combustion is nitric oxide (NO), but NO reacts rapidly to form NO2, creating the mixture of NO and NO2 commonly called NOX. NO2is an acute irritant. A relationship between NO2 and chronic pulmonary fibrosis may exist, and an increase in bronchitis in young children at concentrations below 0.3 parts per million (ppm) may occur. NO2 absorbs blue light, gives a reddish-brown cast to the atmosphere, and reduces visibility. It can also contribute to the formation of ozone/smog and acid rain.

Suspended Particulates Atmospheric particulate matter is comprised of finely divided solids and liquids such as dust, soot, aerosols, fumes, and mists. The particulates that are of particular concern are PM10 (which measures no more than 10 microns in diameter) and PM2.5 (a fine particulate measuring no more than 2.5 microns in diameter). The characteristics, sources, and potential health effects associated with PM10 and PM2.5 can be different. Major man-made sources of PM10 are agricultural operations, industrial processes, combustion of fossil fuels, construction, demolition operations, and entrainment of road dust into the atmosphere. Natural sources include windblown dust, wildfire smoke, and sea spray salt. The finer PM2.5 particulates are generally associated with combustion processes as well as being formed in the atmosphere as a secondary pollutant through chemical reactions. PM2.5 is more likely to penetrate deeply into the lungs and poses a serious health threat to all groups, but particularly to the elderly, children, and those with respiratory problems. More than half of the small and fine particulate matter that is inhaled into the lungs remains there, which can cause permanent lung damage. These materials can damage health by interfering with the body’s mechanisms for clearing the respiratory tract or by acting as carriers of an absorbed toxic substance.

Current Air Quality The SCAQMD operates a network of air quality monitoring stations throughout the SCAB. The purpose of the monitoring stations is to measure ambient concentrations of pollutants and determine whether ambient air quality meets the California and federal standards. The monitoring station located closest to the project is the West Los Angeles – VA Hospital Station, located at the Veterans Affairs (VA) West Los Angeles Medical Center at the southeast corner of Wilshire Boulevard and Federal Avenue in Los Angeles, approximately five miles west of the project site. The West Los Angeles – VA Hospital Station measures O3 and NO2 concentrations. Data for PM10 and

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PM2.5 concentrations were retrieved from the second closest monitoring station, the Los Angeles-North Main Street Station, located at 1630 North Main Street in Los Angeles, approximately eight miles east of the project site. Table 3 indicates the number of days that each of the standards has been exceeded at these stations in each of the last three years for which data is available. The data collected at the stations indicate that the federal and state 8-hour ozone standards have been exceeded each year from 2014 to 2016, while the state worst hour ozone standard was exceeded in 2014 and 2015. The PM10 state standard and the PM2.5 federal standard were both exceeded each year from 2014 to 2016. No other state or federal standards were exceeded at these monitoring stations.

Table 3 Ambient Air Quality Data

Pollutant 2014 2015 2016

Ozone (ppm), 8-Hour Average1 0.094 0.072 0.073

Number of days of state exceedances (>0.070 ppm) 5 2 2

Number of days of federal exceedances (>0.070 ppm) 5 2 2

Ozone (ppm), Worst Hour1 0.116 0.102 0.085


Number of days of federal exceedances (>0.112 ppm) 0 0 0

Nitrogen Dioxide (ppm), Worst Hour1 0.0639 0.0676 0.0545


Particulate Matter <10 microns (µg/m3), Worst 24 Hours2 66.0 73.0 64.0

Number of days of state exceedances (>50 µg/m3) 38 30 21

Number of days of federal exceedances (>150 µg/m3) 0 0 0

Particulate Matter <2.5 microns (µg/m3), Worst 24 Hours2 59.9 56.4 44.3

Number of days of federal exceedances (>35 µg/m3) 6 7 2

1Data from West Los Angeles-VA Hospital Monitoring Station. 2Data from Los Angeles-North Main Street Monitoring Station.

Source: ARB Top 4 Summary.

Air Quality Management Plan Under state law, the SCAQMD is required to prepare a plan for air quality improvement for pollutants for which the District is in non-compliance. The SCAQMD updates the plan every three years. Each iteration of the SCAQMD’s Air Quality Management Plan (AQMP) is an update of the previous plan and has a 20-year horizon. The latest AQMP, the 2016 AQMP, was adopted on March 3, 2017. It incorporates new scientific data and notable regulatory actions that have occurred since adoption of the 2012 AQMP, including the approval of the new federal 8-hour ozone standard of 0.070 ppm that was finalized in 2015. The Final 2016 AQMP addresses several state and federal planning requirements and incorporates new scientific information, primarily in the form of updated emissions inventories, ambient measurements, and meteorological air quality models. The Southern California Association of Government’s (SCAG) socio-economic (e.g., population, housing,


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employment by industry) and transportation activities projections from the 2016 Regional Transportation Plan/Sustainable Communities Strategy (2016 RTP/SCS) are integrated into the 2016 AQMP. This Plan builds upon the approaches taken in the 2012 AQMP for the attainment of federal PM and ozone standards and highlights the significant amount of reductions to be achieved. It emphasizes the need for interagency planning to identify additional strategies to achieve reductions within the timeframes allowed under the federal Clean Air Act, especially in the area of mobile sources. The 2016 AQMP also includes a discussion of emerging issues and opportunities, such as fugitive toxic particulate emissions, zero-emission mobile source control strategies, and the interacting dynamics among climate, energy, and air pollution. The Plan also demonstrates strategies for attainment of the new federal 8-hour ozone standard and vehicle miles travelled (VMT) emissions offsets, as per recent U.S. EPA requirements (SCAQMD 2017).

Sensitive Receptors Ambient air quality standards have been established to represent the levels of air quality considered sufficient, with a margin of safety, to protect public health and welfare. They are designed to protect that segment of the public most susceptible to respiratory distress, such as children under 14; the elderly over 65; people engaged in strenuous work or exercise; and people with cardiovascular and chronic respiratory diseases. Therefore, the majority of sensitive receptor locations are schools, hospitals, and residences. The closest sensitive receptors are the single- and multi-family residences located directly adjacent to the project site to the east, north, and south. As a proposed multi-family residential building, the project itself is also a sensitive receptor.

2.2 Impact Analysis

Methodology This air quality analysis conforms to the methodologies recommended in the SCAQMD’s CEQA Air Quality Handbook, as well as supplemental guidance provided by the SCAQMD (1993). The SCAQMD also recommends thresholds for emissions associated with both construction and operation of the project (SCAQMD 2015).

The project’s construction and operational emissions were estimated using the California Emissions Estimator Model (CalEEMod), version 2016.3.2. CalEEMod uses project-specific information, including the project’s land uses, square footages for different uses (e.g., mid-rise apartments), and location, to estimate a project’s construction and operational emissions.

Construction emissions modeled include emissions generated by construction equipment used on-site and emissions generated by vehicle trips associated with construction, such as worker and vendor trips. Emissions were modeled assuming construction of a 28-unit, 36,347-square-foot apartment building with a 7,667-square-foot building footprint, 5,357 square feet (sf) of open space/landscaped area (front, side, and rear yards), and an associated two-story subterranean parking structure with 63 parking spaces. Based on applicant provided information and Google Earth approximations, a 2,200-square-foot single-family home, a 700-square-foot one-story accessory building, and a 300-square-foot garage on the southern half of the project site would be demolished. In addition, the construction of the two-story subterranean parking structure on-site would require grading and excavation of the entire 13,774-square-foot project site to a depth of approximately 23 feet below grade level. It was assumed that 11,734 cubic yards of soil would be excavated and exported from the project site. Based on the default CalEEMod assumption that haul

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trucks have an estimated 16-cubic-yard capacity, excavation would require 1,467 one-way haul trips.

The construction schedule and equipment were based on CalEEMod defaults with two exceptions that reflect a more accurate construction schedule. The grading phase was extended to last four months to account for excavation needed for the subterranean parking structure. The architectural coating phase was extended to last approximately half of the building construction phase because individual components of the building would be painted as they are completed. The trip generation rates for mid-rise apartments were based on average trip rates from the Institute of Transportation Engineers (ITE) 9th edition of the Trip Generation Manual (California Air Pollution Control Officers Association 2017). In addition, as detailed in Section 1, Project Description and Impact Summary, it was assumed the project would comply with all applicable regulatory standards, including SCAQMD Rule 403 (Fugitive Dust) and Rule 1113 (Architectural Coatings).

Operational emissions modeled include mobile source emissions (i.e., vehicle emissions), energy emissions, and area source emissions. Mobile source emissions include emissions generated by resident trips to and from the project site. The following project design features were included in CalEEMod using the mitigation screens to account for potential mobile emission reductions:

Increased density from 3.1 dwelling units per acre (1 dwelling unit on 0.32 acre) to 87.5 dwelling units per acre (28 units on 0.32 acre)

Location within approximately 0.1 mile of a transit stop (Fairfax/Pickford stop for LA Metro Local Line 217)

Location within approximately 0.9 mile of an ARB-designated Central Business District2 (which was input in CalEEMod as distance to the nearest job center)

Designation of 10.7 percent of units for extremely low-income individuals/families

Emissions attributed to energy use include emissions from natural gas consumption for space and water heating. Area source emissions are generated by landscape maintenance equipment, consumer products, and architectural coatings. Because a single-family residence with accessory structures is currently on-site, the operational emissions associated with the existing buildings were also modeled in CalEEMod and subtracted from the proposed project’s operational emissions to calculate net new emissions.

Significance Thresholds To determine whether a project would have a significant impact to air quality, Appendix G of the CEQA Guidelines requires consideration of whether a project would:

1. Conflict with or obstruct implementation of the applicable air quality plan 2. Violate any air quality standard or contribute substantially to an existing or projected air

quality violation 3. Result in a cumulatively considerable net increase of any criteria pollutant for which the

project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)

4. Expose sensitive receptors to substantial pollutant concentrations

2A Central Business District is defined as a census tract with at least 5,000 jobs per square mile (using 2011 census data) (ARB 2015).


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5. Create objectionable odors affecting a substantial number of people

Regional Significance Thresholds The SCAQMD recommends quantitative regional significance thresholds for temporary construction activities and long-term project operation in the SCAB, shown in Table 4.

Table 4 SCAQMD Regional Significance Thresholds Construction Thresholds Operational Thresholds

75 pounds per day of ROG 100 pounds per day of NOX 550 pounds per day of CO 150 pounds per day of SOX

150 pounds per day of PM10 55 pounds per day of PM2.5

55 pounds per day of ROG 55 pounds per day of NOX 550 pounds per day of CO 150 pounds per day of SOX

150 pounds per day of PM10 55 pounds per day of PM2.5

Source: SCAQMD 2015.

Localized Significance Thresholds In addition to the above regional thresholds, the SCAQMD has developed Localized Significance Thresholds (LSTs) in response to the Governing Board’s Environmental Justice Enhancement Initiative (1-4), which was prepared to update the CEQA Air Quality Handbook. LSTs were devised in response to concern regarding exposure of individuals to criteria pollutants in local communities and have been developed for NOX, CO, PM10, and PM2.5. LSTs represent the maximum emissions from a project that will not cause or contribute to an air quality exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest sensitive receptor, taking into consideration ambient concentrations in each source receptor area (SRA), distance to the sensitive receptor, and project size. LSTs have been developed for emissions within construction areas up to five acres in size. However, LSTs only apply to emissions in a fixed stationary location and are not applicable to mobile sources, such as cars on a roadway (SCAQMD 2008). As such, LSTs are typically applied only to construction emissions because the majority of operational emissions are associated with project-generated vehicle trips.

The project site is located in SRA 2, Northwest Coastal LA County, and is 0.32 acre in size (SCAQMD 2008). The SCAQMD provides LSTs for one-, two-, and five-acre project sites for receptors at a distance of 82 to 1,640 feet (25 to 500 meters) from the project site boundary. The project site is less than one acre, so this analysis uses LSTs for construction on a site that is one acre, which are shown in Table 5. As described above, the nearest sensitive receptors are residences located adjacent to the project site to the east, north, and south. The distance from the project site’s eastern boundary to the nearest residential dwellings is less than 82 feet (25 meters). According to the SCAQMD’s Final Localized Significance Threshold Methodology (2008), projects with boundaries located closer than 82 feet to the nearest receptor should use the LSTs for receptors located at 82 feet. Therefore, for the purpose of this analysis, it is assumed that the nearest receptor is located at a distance of 82 feet.

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Table 5 SCAQMD LSTs for Construction (SRA 2)

Pollutant Allowable Emissions for a

1-acre Site in SRA 2 for a Receptor 82 Feet Away

Gradual conversion of NOX to NO2 103

CO 562

PM10 4

PM2.5 3

Source: SCAQMD 2009.

City of Los Angeles Thresholds The City of Los Angeles CEQA Thresholds Guide (2006) provides criteria to screen out projects from further analysis that would not have a significant level of emissions. It also provides guidelines for determining the significance of a project’s emissions if the project is not eliminated through the screening process. The screening criteria and guidelines for determining significance are based on the SCAQMD’s CEQA Air Quality Handbook and incorporate the SCAQMD regional significance thresholds (discussed above) as the City’s thresholds of significance.

A project meriting a “no” response to all of the following criteria normally would not have a significant impact.

OPERATIONAL EMISSIONS 1. Result in a development and/or activity level equal to or greater than the thresholds provided in

the CEQA Air Quality Handbook’s Screening Table for Operation – Daily Thresholds of Potential Significance for Air Quality.

2. Conflict with the regional population forecast and distribution in the most recent AQMP. 3. Have the potential to create or be subjected to an objectionable odor or localized CO hot spot

that could impact sensitive receptors.

CONSTRUCTION EMISSIONS 4. Site preparation or construction activities for the proposed project would result in substantial

emissions that would not be controlled on-site by existing regulations.

Impact Analysis

CEQA Appendix G Air Quality Threshold 1 Conflict with or obstruct implementation of the applicable air quality plan.

LA Thresholds Screening Criterion 2 Conflict with the regional population forecast and distribution in the most recent AQMP.

A project may be inconsistent with the AQMP if it would generate population, housing, or employment growth exceeding forecasts used in the development of the AQMP. The 2016 AQMP, the most recent AQMP adopted by the SCAQMD, incorporates local city general plans and the Southern California Association of Government’s (SCAG) 2016 RTP/SCS socioeconomic forecast projections of regional population, housing, and employment growth.


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The proposed project involves the construction of a 28-unit apartment complex. Based on an average household rate of 2.86 persons per household for the City of Los Angeles, the proposed project would add approximately 80 residents (2.86 x 28 = 80) to the project site (California Department of Finance [DOF] 2018). The existing single-family residence houses approximately three people (2.86 x 1 = 3). Therefore, the net increase in residents at the project site is approximately 77. It is likely that some residents of the proposed project would relocate from within the City of Los Angeles, resulting in less direct population growth than what is accounted for here. Nonetheless, based on the City’s estimated 2018 population of 4,054,400, the 77 project residents would increase the City’s population to about 4,054,477 residents (DOF 2018). In its 2016 RTP/SCS, SCAG forecasts that the City’s population will increase to 4,609,400 by 2040 — an increase of 555,000 persons relative to the 2018 population (SCAG 2016). Even assuming that all project residents are new to the City, the project would contribute less than one-tenth of one percent to the City’s projected population growth. Thus, the population growth associated with the project was accounted for in SCAG’s long-term forecasts, and the project would not cause the City to exceed official regional population projections. The project would not conflict with the AQMP and would result in a less than significant impact.

CEQA Appendix G Air Quality Threshold 2 Violate any air quality standard or contribute substantially to an existing or projected air quality violation.

CEQA Appendix G Air Quality Threshold 3 Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors).

LA Thresholds Screening Criterion 1 Result in a development and/or activity level equal to or greater than the thresholds provided in the CEQA Air Quality Handbook’s Screening Table for Operation - Daily Thresholds of Potential Significance for Air Quality.

LA Thresholds Screening Criterion 4 Site preparation or construction activities for the proposed project would result in substantial emissions that would not be controlled on-site by existing regulations.

Construction Impacts The project would include demolition of 3,200 square feet of existing buildings, excavation of 11,734 cubic yards of soil, and construction of a 28-unit apartment complex with a two-story subterranean parking structure.

Table 6 summarizes the estimated maximum daily emissions (lbs) of pollutants associated with construction of the proposed project. As shown below, ROG, NOX, CO, SO2, PM10, and PM2.5 emissions would not exceed SCAQMD regional thresholds or LSTs. Therefore, the proposed project would not result in substantial emissions that would not be controlled on-site by existing regulations (LA CEQA Thresholds Guide, Screening Criterion #4). Because the project would not exceed SCAQMD’s regional construction thresholds or LSTs, project construction would not contribute substantially to an existing or projected air quality violation.

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Table 6 Project Construction Emissions Maximum Emissions (lbs/day)

ROG NOx CO SO2 PM10 PM2.5

Construction Year 2019 5.2 18.8 17.4 < 0.1 1.7 1.1

SCAQMD Regional Thresholds 75 100 550 150 150 55

Threshold Exceeded? No No No No No No

Maximum On-site Emissions 4.0 9.8 7.7 < 0.1 0.9 0.7

SCAQMD Localized Significance Thresholds (LSTs) N/A 103 562 N/A 4 3

Threshold Exceeded? N/A No No N/A No No

Notes: All emissions modeling was completed using CalEEMod. See Appendix A for modeling results. Some numbers may not add up due to rounding. Emission data is pulled from “mitigated” results, which account for compliance with regulations and project design features. Emissions presented are the highest of the winter and summer modeled emissions.

Operational Impacts The project would include construction of a 28-unit apartment complex, which is substantially less than the 261-unit screening criterion established for apartments in the LA CEQA Thresholds Guide for operational emissions. Therefore, it is not expected to result in a development and/or activity level that would result in a potentially significant air quality impact (LA CEQA Thresholds Guide Screening Criterion #1). Modeling of the project’s operational emissions confirms that the project would not exceed regional significance thresholds. Table 7 summarizes the project’s operational emissions by emission source, taking into account existing emissions. As shown below, the net increase in emissions as a result of the proposed project would not exceed SCAQMD regional thresholds for criteria pollutants. Therefore, the project would not contribute substantially to an existing or projected air quality violation. In addition, because criteria pollutant emissions and regional thresholds are cumulative in nature, the project would not result in a cumulatively considerable net increase of any criteria pollutant.


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Table 7 Project Operational Emissions

Maximum Daily Emissions (lbs/day)

Emission Source ROG NOx CO SO2 PM10 PM2.5

Area 0.15 < 0.1 0.3 < 0.1 < 0.1 < 0.1

Energy < 0.1 < 0.1 < 0.1 < 0.1 < 0.1 < 0.1

Mobile < 0.1 0.2 0.5 < 0.1 0.1 < 0.1

Project Emissions 0.2 0.2 0.8 < 0.1 0.1 < 0.1

Existing Emissions < 0.1 < 0.1 < 0.1 < 0.1 < 0.1 < 0.1

Net Change in Emissions (Project – Existing) 0.2 0.2 0.8 < 0.1 0.1 < 0.1

SCAQMD Regional Thresholds 55 55 550 150 150 55

Threshold Exceeded? No No No No No No

Notes: All emissions modeling was completed using CalEEMod. See Appendix A for modeling results. Some numbers may not add up due to rounding. Emission data is pulled from “mitigated” results that include compliance with regulations and project design features that will be included in the project. Emissions presented are the highest of the winter and summer modeled emissions.

CEQA Appendix G Air Quality Threshold 4 Expose sensitive receptors to substantial pollutant concentrations.

CEQA Appendix G Air Quality Threshold 5 Create objectionable odors affecting a substantial number of people.

LA Thresholds Screening Criterion 3 Have the potential to create or be subjected to an objectionable odor or localized CO hot spot that could impact sensitive receptors.

Localized Carbon Monoxide Hotspot Impact A carbon monoxide (CO) hotspot is a localized concentration of CO that is above a CO ambient air quality standard. Localized CO hotspots can occur at intersections with heavy peak hour traffic. Specifically, hotspots can be created at intersections where traffic levels are sufficiently high such that the local CO concentration exceeds the federal one-hour standard of 35.0 parts per million (ppm) or the federal and state eight-hour standard of 9.0 ppm (ARB 2016).

The entire SCAB is in conformance with state and federal CO standards, and most air quality monitoring stations no longer report CO levels. No stations within the vicinity of the project site have monitored CO in the last four years. In 2012, the West Los Angeles-VA Hospital detected an 8-hour maximum CO concentration of 1.2 ppm, which is substantially below the state and federal standard of 9.0 ppm (ARB Top 4 Summary). As shown in Table 6, project construction would generate maximum daily CO emissions of approximately 17.4 pounds, which is well below the SCAQMD regional construction threshold of 550 pounds, and maximum daily on-site emissions of 7.7 pounds, which would not exceed the LST of 562 pounds. In addition, as shown in Table 7, the net increase of daily CO emissions would be approximately 0.8 pounds, which is well below the SCAQMD regional operational threshold of 550 pounds. Both the SCAQMD’s regional thresholds and

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LSTs are designed to be protective of public health. Based on the low background level of CO in the project area, ever-improving vehicle emissions standards for new cars in accordance with state and federal regulations, and the project’s low level of operational CO emissions, the project would not create new hotspots or contribute substantially to existing hotspots. Localized air quality impacts related to CO hot spots would not occur.

Objectionable Odor Impact The SCAQMD’s 1993 CEQA Air Quality Handbook identifies land uses associated with odor complaints to be agricultural uses, wastewater treatment plants, chemical and food processing plants, composting, refineries, landfills, dairies, and fiberglass molding. Residential uses are not identified on this list. Furthermore, none of these uses are located in the project vicinity. In addition, the project would have to comply with SCAQMD Rule 402, which prohibits the discharge of air contaminants that would cause injury, detriment, nuisance, or annoyance to the public. Therefore, the proposed project would not generate objectionable odors affecting a substantial number of people.


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3 References California Air Pollution Control Officers Association (CAPCOA). 2017. California Emissions Estimator

Model User’s Guide Version 2016.3.2. November 2017.

California Air Resources Board (ARB). 2015. “Distance to Central Business District.” Last modified: March 17, 2015. https://www.arb.ca.gov/cc/capandtrade/auctionproceeds/kml/jobcentermap.html (accessed May 2018).

____. 2016. Ambient Air Quality Standards. Last modified: May 4, 2016. http://www.arb.ca.gov/research/aaqs/aaqs2.pdf (accessed May 2018).

____. n.d. Top 4 Summary: Select Pollutant, Years, & Area. https://www.arb.ca.gov/adam/topfour/topfour1.php (accessed May 2018).

California Department of Finance (DOF). 2018. “E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2018, with 2010 Census Benchmark.” Last modified: May 2018. http://www.dof.ca.gov/Forecasting/Demographics/Estimates/E-5/ (accessed May 2018).

Los Angeles, City of. 2006. LA CEQA Thresholds Guide.

South Coast Air Quality Management District (SCAQMD). 1993. CEQA Air Quality Handbook. April 1993.

____. 2008. Final Localized Significance Threshold Methodology. July 2008. http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/final-lst-methodology-document.pdf.

____. 2009. Table C-1. 2006 – 2008 Thresholds for Construction and Operation with Gradual Conversion of NOX to NO2. Last modified: October 21, 2009. http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/appendix-c-mass-rate-lst-look-up-tables.pdf?sfvrsn=2.

____. 2015. SCAQMD Air Quality Significance Thresholds. Last modified: March 2015. http://www.aqmd.gov/docs/default-source/ceqa/handbook/scaqmd-air-quality-significance-thresholds.pdf.

____. 2016. National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) Attainment Status for South Coast Air Basin. http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-management-plans/naaqs-caaqs-feb2016.pdf?sfvrsn=2 (accessed May 2018).

____. 2017. Final 2016 Air Quality Management Plan (AQMP). March 3, 2017.

Southern California Association of Governments (SCAG). 2016. 2016 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Demographics and Growth Forecast Appendix. April 7, 2016.

https://www.arb.ca.gov/cc/capandtrade/auctionproceeds/kml/jobcentermap.html

http://www.arb.ca.gov/research/aaqs/aaqs2.pdf

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http://www.aqmd.gov/docs/default-source/ceqa/handbook/scaqmd-air-quality-significance-thresholds.pdf

http://www.aqmd.gov/docs/default-source/ceqa/handbook/scaqmd-air-quality-significance-thresholds.pdf

http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-management-plans/naaqs-caaqs-feb2016.pdf?sfvrsn=2

http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-management-plans/naaqs-caaqs-feb2016.pdf?sfvrsn=2

Appendix A Air Quality Modeling Results


Noise Study

prepared for Fred Larian

160 Delfern Drive Los Angeles, California 90077

prepared by Rincon Consultants, Inc.

250 East 1st Street, Suite 301 Los Angeles, California 90012

May 2018

Table of Contents

Noise Study i

Table of Contents

1 Project Description and Impact Summary ....................................................................................... 1

1.1 Introduction ......................................................................................................................... 1

1.2 Project Summary .................................................................................................................. 3

2 Background ...................................................................................................................................... 5

2.1 Overview of Sound Measurement ....................................................................................... 5

2.2 Sensitive Receptors ................................................................................................. 6

2.3 Noise Setting ........................................................................................................... 6

2.4 Regulatory Setting ................................................................................................................ 9

3 Impact Analysis .............................................................................................................................. 11

3.1 Significance Thresholds ...................................................................................................... 11

3.2 Methodology ...................................................................................................................... 12

3.3 Impact Analysis .................................................................................................................. 14

4 Conclusions and Recommendations .............................................................................................. 20

5 References ..................................................................................................................................... 22

Tables Table 1 Summary of Impacts ...................................................................................................... 1

Table 2 Project Sound Level Monitoring Results ....................................................................... 7

Table 3 Guidelines for Noise Compatible Land Uses (CNEL) .................................................... 10

Table 4 Human Response to Different Levels of Groundborne Vibration ............................... 12

Table 5 Construction Noise Levels by Phase ............................................................................ 15

Table 6 Vibration Level for Construction Equipment ............................................................... 16

Table 7 Project Trip Generation ............................................................................................... 18

Table 8 Comparison of Existing (2018) and Existing Plus Project (2019) Traffic Noise ............ 19

Figures Figure 1 Project Site Location ...................................................................................................... 4

Figure 2 Sound Measurement Locations ..................................................................................... 8

Orange Grove Lofts 1546-1550 South Orange Grove Avenue Residential Project

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Appendices Appendix A Sound Measurement Data

Appendix B Roadway Construction Noise Model (RCNM) and Construction Vibration Results

Appendix C HUD Day/Night Noise Level Calculator Results

Appendix D Noise SPECs

Project Description and Impact Summary

Noise Study 1


1.1 Introduction This study analyzes the potential noise impacts of the proposed residential development project located at 1546-1550 South Orange Grove Avenue in Los Angeles, California. Rincon Consultants, Inc. prepared the study under contract to and for use by Fred Larian. The purpose of this study is to analyze the proposed project’s noise impacts related to both temporary construction activity and long-term project operation.

The conclusions of this study, including Regulatory Compliance Measures (RCMs) and Project Design Features (PDFs) required for the project, are summarized in Table 1.

Table 1 Summary of Impacts

Impact Statement Proposed Project Level of Significance Applicable Recommendations

Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies

Less than significant impact

RCM – 1 Adherence to Existing Noise Standards RCM – 2 Construction Site Noticing Recommended Measure N—1 Construction Hours Recommended Measure N—2 Construction Noise Reduction PDFs Construction activities will be scheduled so as to avoid

operating several pieces of equipment simultaneously wherever feasible

Operate all diesel equipment with closed engine doors and equip all diesel equipment with factor-recommended mufflers

For stationary equipment, designate equipment areas with appropriate acoustic shielding on building and grading plans. Equipment and shielding will be installed prior to construction and remain in designated location throughout construction activities

Whenever feasible, use electrical power to run air compressors and similar power tools rather than diesel equipment

Require all contractors, as a condition of contract, to maintain and tune-up all construction equipment to minimize noise emissions

Temporary sound barriers will be erected along the northern, eastern and southern boundaries of the project site between active onsite construction work using heavy equipment and adjacent sensitive receptors (residences)

Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels


None


2

Impact Statement Proposed Project Level of Significance Applicable Recommendations

A substantial permanent increase in ambient noise levels above levels existing without the project


None

A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project


See applicable recommendations for threshold 1

For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels

No impact None

For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise

No impact None

Regulatory Compliance Measures (RCMs) RCMs are existing requirements and reasonable anticipated standard conditions that are based on local, state, or federal regulations or laws that are frequently required independently of California Environmental Quality Act (CEQA) review and serve to offset or prevent specific impacts. RCMs are not included as mitigation measures in the environmental clearance document since they are already required during the building permit issuance process.

RCM-1 Adherence to Existing Noise Standards

The proposed project shall comply with the City of Los Angeles General Plan Noise Element, City’s Noise Ordinance, and any subsequent ordinances, which prohibit the emissions or creation of noise beyond certain levels at adjacent uses.

RCM-2 Construction Site Noticing

The proposed project shall comply with the City’s Building Regulations Ordinance No. 178.048, which requires a construction site notice to be provided that includes the following information: job site address, permit number, name and phone number of the contractor or owner or owner’s agent, hours of construction allowed by code or any discretionary approval for the site, and the City’s telephone number where violations can be reported. The notice shall be posted and maintained at the construction site prior to the start of construction and displayed in a location that is readily visible to the public and approved by the City’s Department of Building and Safety.

Recommended Measures The measures below are recommended as project design features.


Noise Study 3

Recommended Measure N-1 Construction Hours

Construction and demolition shall be restricted to the hours of 7:00 AM and 6:00 PM Monday through Friday, and 9:00 AM to 6:00 PM on Saturday and national holidays.

No construction shall occur on Sunday.

Recommended Measure N-2 Construction Noise Reduction

Demolition and construction activities shall be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels

The following equipment shall be retrofitted with an industrial grade muffler or muffler of similar capacity, capable of reducing engine noise by at least 15 dBA: backhoes, compactors (ground), cranes, dozers, excavators, front end loaders, graders, rollers, and trucks (see Appendix D)

Air compressors, auger drill rigs, concrete mixers, generators, saws, jackhammers, and pneumatic equipment shall be enclosed by materials capable of reducing noise levels by at least 13 dBA (Echo Barrier 2018, Appendix D)

Owners/tenants of properties within 500 feet of the construction activity shall be notified about the estimated duration and hours of construction activity at least 30 days before the start of construction

All construction areas for staging and warming up shall be located as far as possible from adjacent residences and sensitive receptors

Portable noise sheds shall be provided for smaller, noisy equipment, such as air compressors, dewatering pumps, and generators

1.2 Project Summary

Project Background The project site is located at 1546-1550 South Orange Grove Avenue in the City of Los Angeles, California and is approximately 0.32 acres (13,774 square feet (sf)). The project site consists of two lots with Assessor Parcel Numbers 5068-026-015 and -016. The project site is bound by multi-family residences to the north and south and single- family residences to the east, separated by existing fences. Multi-family residences are also located to the west across South Orange Grove Road. The project site is located in the Wilshire Community Plan Area. The site currently includes a 528 sf multi-family residence and a vacant lot. The project site and surrounding conditions are shown in Figure 1.

Proposed Project The proposed project involves the demolition of the existing 528 sf residence and accessory structures and the construction of a five-story 28-unit apartment building. The project would include two levels of subterranean parking consisting of 63 spaces. Other amenities would include a 1,866 sf rear yard and 31 bicycle parking spaces.


4


Background

Noise Study 5

2 Background

2.1 Overview of Sound Measurement Noise level (or volume) is generally measured in decibels (dB) using the A-weighted sound pressure level (dBA). The A-weighting scale is an adjustment to the actual sound pressure levels to be consistent with that of human hearing response, which is most sensitive to frequencies around 4,000 Hertz (about the highest note on a piano) and less sensitive to low frequencies (below 100 Hertz).

Sound pressure level is measured on a logarithmic scale with the 0 dBA level based on the lowest detectable sound pressure level that people can perceive (an audible sound that is not zero sound pressure level). Based on the logarithmic scale, a doubling of sound energy is equivalent to an increase of 3 dBA, and a sound that is 10 dBA less than the ambient sound level has no effect on ambient noise. Because of the nature of the human ear, a sound must be about 10 dBA greater than the ambient noise level to be judged as twice as loud. In general, a 3 dBA change in the ambient noise level is noticeable, while 1-2 dBA changes generally are not perceived. Quiet suburban areas typically have noise levels in the range of 40-50 dBA, while areas adjacent to arterial streets are typically in the 50-60+ dBA range. Normal conversational levels are usually in the 60-65 dBA range, and ambient noise levels greater than 65 dBA can interrupt conversations.

Noise from point sources, such as those from individual pieces of machinery, typically attenuates (or drop off) at a rate of 6 dBA per doubling of distance from the noise source. Noise levels from lightly traveled roads typically attenuate at a rate of about 4.5 dBA per doubling of distance. Noise levels from heavily traveled roads typically attenuate at about 3 dBA per doubling of distance. Noise levels may also be reduced by intervening structures; generally, a single row of buildings between the receptor and the noise source reduces noise levels by about 5 dBA, while a solid wall or berm reduces noise levels by 5 to 10 dBA (Federal Transit Administration [FTA] 2006). The manner in which buildings in California are constructed generally provides a reduction of exterior-to-interior noise levels of approximately 20 to 25 dBA with closed windows (FTA 2006).

In addition to the instantaneous measurement of sound levels, the duration of sound is important since sounds that occur over a long period of time are more likely to be an annoyance or cause direct physical damage or environmental stress. One of the most frequently used noise metrics that considers both duration and sound power level is the equivalent noise level (Leq), which is defined as the single steady A-weighted level that is equivalent to the same amount of energy as that contained in the actual fluctuating levels over a period of time (essentially, the average noise level). Typically, Leq is summed over a one-hour period. Lmax is the highest RMS (root mean squared) sound pressure level during the measurement period, and Lmin is the lowest RMS sound pressure level during the measurement period.

The time period in which noise occurs is also important since nighttime noise tends to disturb people more than daytime noise. Community noise is usually measured using Day-Night Average Level (Ldn), which is the 24-hour average noise level with a 10-dBA penalty for noise occurring during nighttime (10 PM to 7 AM) hours, or Community Noise Equivalent Level (CNEL), which is the 24-hour average noise level with a 5 dBA penalty for noise occurring from 7 PM to 10 PM and a 10


6

dBA penalty for noise occurring from 10 PM to 7 AM. Ldn and CNEL typically do not differ by more than 1 dBA. In practice, CNEL and Ldn are often used interchangeably.

in areas where traffic noise predominates, the relationship between peak hourly Leq values and associated Ldn values depends on the distribution of traffic over the entire day. There is no precise way to convert a peak hourly Leq to Ldn. However, in urban areas near heavy traffic, the peak hourly Leq is typically 2-4 dBA lower than the daily Ldn. In less heavily developed areas, such as suburban areas, the peak hourly Leq is often roughly equal to the daily Ldn. For rural areas with little nighttime traffic, the peak hourly Leq will often be 3-4 dBA greater than the daily Ldn value (California State Water Resources Control Board [SWRCB] 1999). The project site is located in a suburban area; therefore, the peak hourly Leq at the project site would be roughly equal to the daily Ldn value.

Vibration refers to groundborne noise and perceptible motion. Vibration is a unique form of noise because its energy is carried through buildings, structures, and the ground, whereas noise is simply carried through the air. Thus, vibration is generally felt rather than heard. Some vibration effects can be caused by noise; e.g., the rattling of windows from passing trucks. This phenomenon is caused by the coupling of the acoustic energy at frequencies that are close to the resonant frequency of the material being vibrated. Typically, groundborne vibration generated by manmade activities attenuates rapidly as distance from the source of the vibration increases. The ground motion caused by vibration is measured as particle velocity in inches per second and is referenced as vibration decibels (VdB) in the U.S.

The background vibration velocity level in residential areas is usually around 50 VdB. The vibration velocity level threshold of perception for humans is approximately 65 VdB. A vibration velocity of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels for many people. The range of interest is from approximately 50 VdB, which is the typical background vibration velocity level, to 100 VdB, which is the general threshold where minor damage can occur in fragile buildings. Most perceptible indoor vibration is caused by sources within buildings such as operation of mechanical equipment, movement of people, or the slamming of doors. Typical outdoor sources of perceptible groundborne vibration are construction equipment, steel wheeled trains, and traffic on rough roads.

2.2 Sensitive Receptors Noise exposure goals for various types of land uses reflect the varying noise sensitivities associated with those uses. As specified in the City’s General Plan Noise Element, the following land uses are deemed “noise-sensitive” uses: single-family and multi-unit dwellings, long-term care facilities (including convalescent and retirement facilities), dormitories, motels, hotels, transient lodgings and other residential uses; houses of worship; hospitals; libraries; schools; auditoriums; concert halls; outdoor theaters; nature and wildlife preserves, and parks(Los Angeles 1999). The noise-sensitive uses closest to the project site include single-family residences 25 feet to the east and south, a multi-family residence 25 feet to the north, and an additional multi-family residence 50 feet to the west across South Orange Grove Avenue.

2.3 Noise Setting As shown in Figure 1, the project site is located on Orange Grove Avenue. The closest cross-street is Pickford Street, located to the south of the project site. The project is located in the Low Medium Multiple Family Residential land use designation and is zoned R3, Multiple Dwelling Zone, in the

Background

Noise Study 7

Wilshire Community Plan Area (City of Los Angeles 2007). Adjacent land uses include multi-family residences to the north, east, south and west, and an additional single-family residence to the west.

The primary off-site noise sources in the project area are motor vehicles (e.g., automobiles, buses, and trucks) on Orange Grove Avenue along the western boundary of the project site. Motor vehicle noise is a concern in urban areas because it is characterized by a high number of individual events, which often create sustained noise levels. Ambient noise levels would be expected to be highest during the daytime and rush hour unless congestion slows speeds substantially.

To determine ambient noise levels at the project site, two 15-minute sound measurements were taken using an ANSI Type II integrating sound level meter between 7:00 AM and 9:00 AM on May 11, 2018 (refer to Appendix A for sound measurement data). The measurements were taken on a weekday during the AM peak traffic hour to represent maximum noise levels in the area. See Figure 2 for the locations of sound measurements. At each location, consideration was given to site-specific characteristics and the sound level meter was placed away from walls and topographic features. Sound Measurement 1 was taken adjacent to the project site to determine existing noise levels associated with traffic along South Orange Grove Avenue at the project site; Sound Measurement 2 was taken adjacent to the nearest sensitive receptor, also located along South Orange Grove Avenue. Table 2 lists the ambient noise level (Leq) measured at each of these locations. Measured Leq’s ranged from about 55 to 57 dBA.

Table 2 Project Sound Level Monitoring Results

Measurement Number Measurement Location Sample Time

Approximate Distance to

Centerline of Roadway Leq[15] (dBA)1

1 South Orange Grove Avenue, on-site

7:45 AM – 8:00 AM 20 feet2 55.33

2 South Orange Grove Avenue, adjacent to closest sensitive receptor

8:02 AM – 8:17 AM 20 feet4 56.5

See Appendix A for noise monitoring data. See Figure 2 for a map of Sound Measurement Locations. 1 The equivalent noise level (Leq) is defined as the single steady A-weighted level that is equivalent to the same amount of energy as that contained in the actual fluctuating levels over a period of time (essentially, the average noise level). For this measurement, the Leq was over a 15-minute period (Leq[15]). 2Distance from centerline of South Orange Grove Avenue.

3Note: Leq estimates are likely slightly higher than normal due to construction work occurring approximately 200 feet north of the project site. 4 Distance from centerline of South Orange Grove Avenue.

Source: Rincon Consultants, field measurements on May 11, 2018 using ANSI Type II Integrating sound level meter


8

Figure 2 Sound Measurement Locations

Background

Noise Study 9

2.4 Regulatory Setting

City of Los Angeles Noise Element and CEQA Thresholds Guide The City’s General Plan Noise Element defines nuisance noise as intermittent noise that exceeds the City’s ambient noise levels or is otherwise deemed a nuisance. In the assessment of exterior noise levels, Program 16 calls for the use of Guidelines for Noise Compatible Land Use (based on General Plan Guidelines issued in 1990 from the Governor’s Office of Planning and Research)(Los Angeles 1999). Table 3 lists the noise/land use compatibility guidelines for land uses in the City. These guidelines determine the normally acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable noise levels for various land uses. In addition, consistent with State noise insulation standards (California Building Code Title 24), the City’s Noise Element requires that intrusive noise not exceed 45 dBA in any habitable room.

The City’s CEQA Thresholds Guide also includes criteria for determining the significance of increases in off-site operational noise. According to the CEQA Threshold Guide, off-site project noise (i.e., roadway noise) would result in a significant impact if the project would cause the ambient noise level measured at the property line of affected uses to increase by 3 dBA CNEL to or within the “normally unacceptable” or “clearly unacceptable” range as identified in Table 3, or any 5 dBA CNEL or greater noise increase (City of Los Angeles 2006).

Municipal Code Section 112.05 of the Los Angeles Municipal Code (LAMC) limits noise from construction equipment located within 500 feet of a residential zone to 75 dBA Lmax between 7:00 AM and 10:00 PM, as measured at a distance of 50 feet from the source, unless compliance is technically infeasible. Technical infeasibility means that noise limitations cannot be met despite the use of mufflers, shields, sound barriers and/or other noise reduction devices or techniques during the operation of construction equipment.

Section 41.40 of the LAMC also restricts construction activity to the hours below:

Monday through Friday between 7:00 AM to 9:00 PM Saturdays and National Holidays between 8:00 AM to 6:00 PM Sundays, no construction except for residents

Sections 112.01 and 112.02 of the LAMC regulate the operational noise of radios, television sets, air conditioning, refrigeration, heating, pumping, and filtering equipment associated with any residence or other structure. According to LAMC Section 112.02, operation of such equipment is prohibited from exceeding the ambient noise of any other occupied property by more than 5 dBA. Consistent with the City’s Noise Element, Section 91.1207.14.2 of the LAMC requires that interior noise levels not exceed 45 dBA CNEL in any habitat room.

LAMC Section 112.04 prohibits the operation of any lawn mower, backpack blower, lawn edger, riding tractor, or any other machinery equipment, or other mechanical or electrical device, or any hand tool which creates a loud, raucous or impulsive sound, in any residential zone or within 500 feet of a residence between 10:00 PM and 7:00 AM.


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Table 3 Guidelines for Noise Compatible Land Uses (CNEL)

Land Use Normally

Acceptablea Conditionally Acceptableb

Normally Unacceptablec

Clearly Unacceptabled

Single-family, Duplex, Mobile Homes 50 – 60 55 – 70 70 – 75 above 70

Multi-Family Homes 50 – 65 60 – 70 70 – 75 above 70

Schools, Libraries, Churches, Hospitals, Nursing Homes

50 – 70 60 – 70 70 – 80 above 80

Transient Lodging – Motels, Hotels 50 – 65 60 – 70 70 – 80 above 80

Auditoriums, Concert Halls, Amphitheaters

– 50 – 70 – above 65

Sports Arena, Outdoor Spectator Sports – 50 – 75 – above 70

Playgrounds, Neighborhood Parks 50 – 70 – 67 – 75 above 72

Golf Courses, Riding Stables, Water Recreation, Cemeteries

50 – 75 – 70 – 80 above 80

Office Buildings, Business and Professional Commercial

50 – 70 67 – 77 above 75 –

Industrial, Manufacturing, Utilities, Agriculture

50 – 75 70 – 80 above 75 –

a Normally Acceptable: Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction without any special noise insulation requirements. b Conditionally Acceptable: New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice. c Normally Unacceptable: New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design. d Clearly Unacceptable: New construction or development should generally not be undertaken.

Note: Noise levels are provided in CNEL.

Source: Office of Noise Control, California Department of Health Services (DHS)

Impact Analysis

Noise Study 11

3 Impact Analysis

3.1 Significance Thresholds The analysis of noise impacts considers the effects of both temporary construction-related noise and long-term noise associated with operation of the proposed project. Impacts would be significant if they would exceed the following thresholds of significance, based on Appendix G of the CEQA Guidelines:

1 Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies

2 Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels

3 A substantial permanent increase in ambient noise levels above levels existing without the project

4 A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project

5 For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels

6 For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise

The project site is located over seven miles from the nearest airport, Los Angeles International Airport (LAX); consequently, there would be no impact related to airports or private airstrips, CEQA Thresholds 5 and 6, and these thresholds are not discussed further in this analysis.

Construction Noise and Vibration As indicated in LAMC Section 112.05 and 41.40, construction noise would be significant if:

Levels exceed 75 dBA Lmax measured at a distance of 50 feet from the source and within 500 feet of a residential zone; or

It is generated outside of allowable construction hours

The City of Los Angeles has not adopted a significance threshold to assess vibration impacts during construction. Therefore, to determine vibration impacts during project construction, vibration levels were calculated at vibration-sensitive receptors using the vibration velocity in decibels (i.e., VdB) and compared to the FTA guidelines set forth in the TA Transit Noise and Vibration Assessment (2006). The general human response to different levels of groundborne vibration velocity levels is described in Table 4.


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Table 4 Human Response to Different Levels of Groundborne Vibration Vibration Velocity Level Human Reaction

65 VdB Approximate threshold of perception for many people.

75 VdB Approximate dividing line between barely perceptible and distinctly perceptible. Many people find that transportation-related vibration at this level is unacceptable.

85 VdB Vibration acceptable only if there are an infrequent number of events per day.

Source: FTA 2006.

Based on the levels described in the FTA Transit Noise and Vibration Impact Assessment, groundborne vibration would result in a significant impact if it would exceed 75 VdB (i.e., the threshold of perception) at nearby residential land uses during nighttime hours at off-site sensitive uses, or if it would exceed 100 VdB, potentially causing physical damage to nearby structures.

Ambient Noise As noted above, the City has adopted noise guidelines that provide the clearly acceptable, normally acceptable, conditionally acceptable, and normally unacceptable noise levels for different land uses. According to the City’s noise standards shown in Table 3, ambient noise up to 65 dBA CNEL is normally acceptable for multi-family residences. In addition, Section 91.1207.14.2 of the LAMC requires that new structures achieve an interior noise level of 45 dBA CNEL.

On-Site Operational Noise and Vibration Operational noise from delivery and trash hauling trucks, parking garage, outdoor use areas, and stationary equipment would generate a significant impact if noise levels increase ambient noise by more than 3 dBA, which is the threshold of perception where a change in existing ambient noise is noticeable.

Off-site Traffic Noise According to the CEQA Threshold Guide, off-site project noise (i.e., roadway noise) would result in a significant impact if the project would cause the ambient noise level measured at the property line of affected uses to increase by 3 dBA CNEL to or within the “normally unacceptable” or “clearly unacceptable” category as identified in Table 3, or any 5 dBA CNEL or greater noise increase.

3.2 Methodology

Construction Noise and Vibration Construction noise was estimated using the Federal Highway Administration (FHWA) Roadway Construction Noise Model (RCNM) (2006). RCNM predicts construction noise levels for a variety of construction operations based on empirical data and the application of acoustical propagation formulas. Using RCNM, construction noise levels were estimated at a distance of 25 feet, the distance to the nearest sensitive receptors, and 50 feet, per LAMC 112.05. RCNM provides reference noise levels for standard construction equipment, with an attenuation of 6 dBA per doubling of distance for stationary equipment and 3 dBA per doubling of distance for mobile equipment. The model does not take into consideration topographic variation or staging locations of construction equipment; therefore, this analysis represents a conservative evaluation of anticipated construction

Impact Analysis

Noise Study 13

noise levels. Construction equipment modeled was based on the California Emissions Estimator Model (CalEEMod) Version 2016.3.2 equipment defaults by typical construction phase and additional information provided by the applicant.

Construction vibration levels were calculated at the receptors nearest to the project site to determine whether project construction would generate vibration levels that would cause physical damage to nearby structures or human annoyance. The nearest receptors include single- and multi-family residences approximately 25 feet north, east and south of the project site and a multi-family residences approximately 50 feet west of the project site (all distances measured from the nearest project boundary). Vibration levels at the receptor distances were estimated for construction equipment expected to be used during project construction. Vibration calculations were based on the vibration source levels for construction equipment from the FTA Transit Noise and Vibration Assessment (2006).

Exterior and Interior Noise As discussed above, to determine ambient noise levels at the project site and at nearby sensitive receptors, Rincon Consultants collected two 15-minute sound level measurements during the morning on May 11, 2018 (Table 2 and Appendix A).

Off-site Traffic Noise The project would generate new vehicle trips and increase traffic on area roadways. Average daily trips (ADT) were estimated along Orange Grove Avenue based on traffic counts taken by Rincon Consultants on May 11, 2018. Traffic noise impacts were analyzed along Orange Grove Avenue because access to the project site would be provided from the roadway. Therefore, it was assumed that all project generated trips would use Orange Grove Avenue.

The U.S. Department of Housing and Urban Development (HUD) Exchange Day/Night Noise Level (DNL)Calculator utilizes ADT volumes to estimate weighted average daily traffic noise levels. Therefore, existing traffic volumes were determined by multiplying the AM peak hour volumes on South Orange Grove Avenue for both lanes of travel by 10 to approximate the ADT (daily traffic is typically approximately ten times peak hour traffic in urban areas). It was assumed that cars comprise 99 percent of ADT and medium trucks comprise 1 percent. Additional model assumptions include a standard estimate of 15 percent of daily trips occurring at night, and vehicle speeds consistent with typical speeds in residential areas.


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3.3 Impact Analysis

Temporary Construction Noise Impacts

CEQA APPENDIX G THRESHOLD 1 EXPOSURE OF PERSONS TO OR GENERATION OF NOISE LEVELS IN EXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER AGENCIES (LESS THAN SIGNIFICANT WITH IMPLEMENTATION OF RECOMMENDED MEASURES).

CEQA APPENDIX G THRESHOLD 4 A SUBSTANTIAL TEMPORARY OR PERIODIC INCREASE IN AMBIENT NOISE LEVELS IN THE PROJECT VICINITY ABOVE LEVELS EXISTING WITHOUT THE PROJECT (LESS THAN SIGNIFICANT WITH IMPLEMENTATION OF RECOMMENDED MEASURES).

Construction of the 28-unit multi-family residential apartment would generate temporary noise that would exceed existing ambient noise levels in the project site vicinity, but would cease upon project completion. Noise impacts associated with construction activity are a function of the noise generated by construction equipment, the location and sensitivity of nearby land uses, and the timing and duration of the noise-generating activities. Appendix B shows typical peak noise levels associated with various types of heavy construction equipment expected during each construction phase. Noise levels from individual pieces of construction equipment and the combined operation of multiple pieces of equipment are based on the FHWA Highway Construction Noise Handbook (2006). Peak noise levels associated with the use of individual pieces of heavy equipment can range from about 70 to 89 dBA at 50 feet from the source, depending upon the types of equipment in operation at any given time and phase of construction (FHWA 2006, see Appendix B).

Table 5 lists project construction noise by phase for multiple pieces of construction equipment operating simultaneously and the typical overall noise level that would be expected during each phase. Table 5 also shows the equipment assumed to be used during each construction phase as well as the maximum and average hourly noise levels (Lmax and Leq) at 25 and 50 feet. It was assumed that construction activities would occur within the project site boundary an average 25 feet from the nearest noise sensitive receptors.

As shown in Table 5, operation of equipment during various phases of construction could generate sound levels ranging from about 78-90 dBA Lmax at 50 feet, and 80-91 dBA Leq and 84-69 dBA Lmax at the multi-family residences 25 feet away. Therefore, unattenuated maximum noise levels would exceed the LAMC 75 dBA Lmax standard at 50 feet from the source, unless compliance is technically infeasible. RCMs and PDFs would help to reduce construction noise at nearby receptors. Additional recommendations are included in Section 4, Conclusions and Recommendations, to ensure conformance with the requirements of the City’s Noise Ordinance and applicable restrictions on construction hours.

Impact Analysis

Noise Study 15

Table 5 Construction Noise Levels by Phase

Construction Phase Equipment

Estimated Noise at 50

feet dBA Lmax


feet dBA Lmax


feet dBA Leq


feet dBA Lmax

Demolition Concrete Saw, Dozer, Backhoe/Tractor (2)

84.2 89.6 90.2 95.6

Site Preparation

Grader, Backhoe/Tractor 81.8 85.0 87.8 91.0

Grading Concrete Saw, Dozer, Backhoe/Tractor (2),

84.6 89.6 90.6 95.6

Building Construction

Crane, Forklift (2), Backhoe/Tractor (2)

78.8 84.0 84.8 86.6

Paving Cement and Mortar Mixers (4), Paver, Roller, Backhoe/Tractor

82.8 84.0 88.8 86.0

Architectural Coating

Air Compressor 73.7 77.7 79.7 83.7

Source: See Appendix B for equipment noise impact data sheets and assumptions.

Vibration Impacts

CEQA APPENDIX G THRESHOLD 2 EXPOSURE OF PERSONS TO OR GENERATION OF EXCESSIVE GROUNDBORNE VIBRATION OR GROUNDBORNE NOISE LEVELS (LESS THAN SIGNIFICANT).

As a residential use, the proposed project would not generate significant stationary sources of vibration, such as heavy equipment operations. Operational vibration in the project vicinity would be generated by additional vehicular travel on local roadways; however, any increase in traffic related vibration levels would not be perceptible as the project would only incrementally increase existing traffic volumes by 186 ADT along Orange Grove Avenue. Therefore, operation of the proposed residential development would not generate significant ground-borne vibration and this analysis considers vibration impacts only from project construction.

Table 6 lists ground-borne vibration levels for project construction equipment including a loaded truck, dozer, and roller at 25 feet from the source, the distance to the nearest noise-sensitive receptor. As shown in Table the highest impact piece of equipment that would be used during project construction (see Appendix B), is the vibratory roller anticipated to be using during the paving phase of project construction.


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Table 6 Vibration Level for Construction Equipment

Equipment Approximate VdB at Multi-Family Residences (50 ft)

Loaded Truck 86

Dozer 87

Roller 94

Source: See Appendix B for vibration analysis.

As shown in Table 6, project construction would generate peak vibration levels ranging from 86 VdB to 94 VdB at single- and multi-family residences to the north, east and south. Although vibration would exceed 75 VdB, the threshold for perception of groundborne vibration, per Section 41.40 of the LAMC, construction activity would be limited to between the hours of 8:00 AM and 6:00 PM on weekdays and would not disrupt residences during recognized hours of sleep. Ground-borne vibration would not reach levels that could cause building damage (100 VdB) at structures in the project site vicinity. Therefore, the project would not generate significant vibration impacts.

Operational Noise Impacts

CEQA APPENDIX G THRESHOLD 1 EXPOSURE OF PERSONS TO OR GENERATION OF NOISE LEVELS IN EXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER AGENCIES (LESS THAN SIGNIFICANT).

CEQA APPENDIX G THRESHOLD 3 A SUBSTANTIAL PERMANENT INCREASE IN AMBIENT NOISE LEVELS ABOVE LEVELS EXISTING WITHOUT THE PROJECT (LESS THAN SIGNIFICANT).

The proposed project would introduce new residences on the project site. Existing sensitive receptors near the project site and proposed new uses on-site may be subject to noise associated with operation of the proposed project.

On-Site Exterior and Interior Noise Exposure

The dominant source of noise on the project site is traffic along area roadways, particularly Orange Grove Avenue. The proposed residential uses would qualify as a new noise-sensitive receptors on the project site. Existing ambient sound levels were measured during a site visit on May 11, 2018 (see Table 2 for measurement results). These measurements represent the Leq over a 15-minute time period during the AM peak traffic hour (see Figure 2 for sound measurement locations). As shown in Table 2, noise levels in the vicinity of the project site range from approximately 55 dBA to 57 dBA Leq. The project site is located in a suburban area; therefore, the peak hourly Leq at the project site would be roughly equal to the daily CNEL value (SWRCB 1999). As such, noise levels at the project site range from approximately 55 dBA CNEL to 57 dBA CNEL.

According to the City’s adopted exterior noise standards, ambient noise levels from 60 to 70 dBA CNEL are considered conditionally acceptable for multi-family residences provided that project design includes noise insulation features. Recommendations to reduce on-site noise are included in Section 4, Conclusions and Recommendations.

Per the City’s Noise Element, intrusive noise must not exceed 45 dBA CNEL in any habitable room, consistent with California Building Code Title 24 requirements for interior noise levels. The manner

Impact Analysis

Noise Study 17

in which buildings in California are constructed typically provides a reduction of exterior-to-interior noise levels of up to 25 dBA with closed windows (FTA 2006). Based on an existing exterior noise level of 57 dBA CNEL, proposed residences would experience an interior noise level of approximately 32 dBA. Thus, the proposed project would comply with the City’s interior noise standards.

On-Site Operational Noise and Vibration

HVAC EQUIPMENT The location of heating and air-conditioning equipment for the proposed project is not included in the site plans, however such equipment is typically placed on the rooftop or in subterranean levels. Assuming that air conditioning equipment would be located on the rooftop of the proposed multi-family building, the air conditioning units would be located as close as 25 feet to the nearest residential property lines to the north, east and south. However, none of the adjacent buildings are more than two stories; therefore, rooftop equipment for the proposed five-story apartment building would be well above adjacent uses. Additionally, the design of the equipment would be required to comply with LAMC Section 112.02, which prohibits noise from air conditioning, refrigeration, heating, pumping, and filtering equipment from exceeding the ambient noise level on the premises of any other occupied property by more than 5 dBA. Compliance with the LAMC would ensure that operation of air conditioning units would not result in a significant noise impact.

OUTDOOR RECREATIONAL USES Outdoor recreational uses associated with the proposed project would include a 1,866 sf rear yard located along the eastern boundary of the site and roof decks included in all 28 units. Adjacent uses could be exposed to noise levels associated with outdoor recreation areas above the current ambient noise level.

In social situations, people often talk at distances of approximately 3 to 13 feet. A typical voice level at this distance is approximately 60 dBA (The Engineering Toolbox, Voice Level and Distance). As shown in Table 2, ambient noise levels in the project site vicinity range from 55-57 dBA Leq along South Orange Grove Avenue. On-site human voices could generate an audible noise level increase in excess of the existing noise environment. However, such noise would be temporary and intermittent, and would be similar to what is generated at existing nearby residences. Open space areas on the ground floor would potentially result in social gatherings with music. However, Section 112.01 of the LAMC prohibits the use of any radio, musical instrument, or other sound that would disturb nearby residences or people working in the area from exceeding the ambient noise level on another property by more than 5 dBA. Site residents would be required to comply with this requirement. Noise levels would be consistent with existing ambient noise levels, and proposed outdoor recreational uses would not generate an audible increase in the ambient noise environment.

DELIVERY AND TRASH HAULING TRUCKS The proposed multi-family residential project would require periodic delivery and trash hauling services. The project site is located in an urbanized area and is surrounded by existing residential uses. Therefore, delivery and trash trucks are already a common occurrence in the project vicinity. While individual truck trips would generate an audible noise, such occurrences would not occur daily and would not result in an audible change in the daily ambient noise level at adjacent noise-


18

sensitive receptors. In addition, California State law prohibits trucks from idling for longer than five minutes. Delivery and trash truck trips would be a periodic source of operational noise, but would not be different from what is generated by truck trips associated with existing development in the area or result in an audible increase to the ambient noise level in the project vicinity.

PARKING NOISE Parking noise is typically associated with screeching tires, slamming doors, and peoples’ voices. Project-related parking noise would create a significant impact if it causes an audible increase in the ambient noise level. However, parking for the proposed project would be located in a two-level subterranean structure. Therefore, the enclosed structure would serve to reduce noise form parking activity at the project site. Parking activity would not generate noise at the street level and would not audibly increase the noise level at nearby noise-sensitive receptors.

Off-Site Traffic Noise

CEQA APPENDIX G THRESHOLD 1 EXPOSURE OF PERSONS TO OR GENERATION OF NOISE LEVELS IN EXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER AGENCIES (LESS THAN SIGNIFICANT).

CEQA APPENDIX G THRESHOLD 3 A SUBSTANTIAL PERMANENT INCREASE IN AMBIENT NOISE LEVELS ABOVE LEVELS EXISTING WITHOUT THE PROJECT (LESS THAN SIGNIFICANT).

The proposed project would generate new vehicle trips and increase traffic on area roadways. Based traffic counts conducted by Rincon Consultants during the evening peak hour on May 11, 2018, the existing average daily traffic (ADT) on South Orange Grove Avenue is estimated at about 1,4001 trips. The ADT generated by the proposed project was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition (2012). As shown in Table 7, the proposed project would generate 186 ADT.

Table 7 Project Trip Generation

Land Use Size Daily Trip Volume

Apartment 28 Units 186

1 ITE Land Use Code 220 (Apartment) trip generation average rates:

Daily Trip Rate: 6.65 trips/dwelling unit

Based on the ADT data shown in Table 7, traffic weighted average daily noise levels were estimated along South Orange Grove Avenue using the HUD DNL Calculator. As discussed above, project operation would result in a significant noise impact if the project would result in a long-term increase of 5 dBA CNEL or more based on City criteria. As shown in Table 8, project traffic would not generate an audible increase in traffic noise when compared to existing ambient noise levels; therefore, the project’s contribution to existing traffic noise levels in the project vicinity would be less than significant.

1 ADT was calculated by multiplying peak hour traffic counts by 10, as it is generally thought that perk hour traffic is one tenth of the overall ADT.

Impact Analysis

Noise Study 19

Table 8 Comparison of Existing (2018) and Existing Plus Project (2019) Traffic Noise

Roadway Segment

Noise Level (dBA CNEL)1

Existing [1]

Existing Plus

Project [2]

Change in Noise Level

[2] – [1]

Significance Threshold

(dBA CNEL) Significant

South Orange Grove Avenue 59.2 59.7 0.5 5 No

1The HUD DNL Calculator calculates noise in Ldn, however Ldn and CNEL are interchangeable.

Source: HUD DNL Calculator, see Appendix C for noise model results. CNEL is the weighted 24-hour average noise level


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4 Conclusions and Recommendations

The proposed project would generate both temporary construction-related noise and long-term noise associated with operation. Construction noise could exceed standards outlined in the City’s Municipal Code. However, operation of the project would not generate noise levels in exceedance of standards established by the City’s General Plan and Municipal Code. The following design features aim to reduce construction noise impacts on nearby sensitive receptors.

Project Design Features (PDFs) The proposed project includes the following PDFs during constructions of the project to minimize the effects of temporary construction noise on nearby receptors:

Schedule construction activities so as to avoid operating several pieces of equipment simultaneously wherever feasible.

Operate all diesel equipment with closed engine doors and equip all diesel equipment with factor-recommended mufflers.

For stationary equipment, designate equipment areas with appropriate acoustic shielding on building and grading plans. Equipment and shielding will be installed prior to construction and remain in designated location throughout construction activities.

Whenever feasible, use electrical power to run air compressors and similar power tools rather than diesel equipment.

Require all contractors, as a condition of contract, to maintain and tune-up all construction equipment to minimize noise emissions.

Erect temporary sound barriers along the northern, eastern and southern boundaries of the project site between active onsite construction work using heavy equipment and adjacent sensitive receptors (residences). Such barriers should be of sufficient height to break the line-of-sight between noise-generating equipment and the noise-sensitive receptor, and should be continuous with no gaps or holes between panels or the ground. Temporary sound barriers may include noise curtains, sound blankets, or solid temporary barriers.

Installation of temporary sound attenuating barriers between construction activities and adjacent sensitive receptors typically provides up to 10 dBA attenuation. In addition, installation of sound shielding, industrial grade mufflers have been proven to reduce noise levels by at least 15 dBA at 50 feet of distance, and residential grade mufflers have been proven to reduce noise levels by at least 20 dBA at 50 feet (see Appendix D). As shown in Table 4, 90 dBA Lmax would be the highest noise level associated with construction activity 50 feet from the source. Implementation of PDFs would reduce construction noise by up to 15 dBA, which would result in maximum construction noise levels of approximately 75 dBA Lmax 50 feet from the source. Therefore, with implementation of the above measures, the project would be consistent with the LAMC 75 dBA standard.

Per the City’s Noise Element, intrusive noise must not exceed 45 dBA CNEL in any habitable room, consistent with California Building Code Title 24 requirements for interior noise levels. The manner in which buildings in California are constructed typically provides a reduction of exterior-to-interior

Conclusions and Recommendations

Noise Study 21

noise levels of up to 25 dBA with closed windows (FTA 2006). Based on an existing exterior noise level of 57 dBA CNEL, proposed residences would experience an interior noise level of approximately 32 dBA.

Implementation of both RCMs and PDFs would ensure that temporary construction noise levels are reduced to the maximum degree feasible; therefore, incorporation of the proposed RCMs and PDFs would achieve compliance with LAMC Section 112.05.


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5 References

California State Water Resources Control Board (SWRCB). 1999. General Waste Discharge Requirements for Biosolids Land Application Draft Statewide Program EIR – Appendix G. Background Information on Acoustics. Accessed May 2018 at: http://www.waterboards.ca.gov/water_issues/programs/biosolids/deir/appendices/app_g.pdf.

Federal Highway Administration (FHWA). 2006. FHWA Highway Construction Noise Handbook. (FHWAHEP-06-015; DOT-VNTSC-FHWA-06-02). Accessed May 2018 at: https://www.fhwa.dot.gov/environment/noise/construction_noise/handbook/.

Federal Transit Administration (FTA). 2006. Transit Noise and Vibration Impact Assessment. Accessed May 2018 at: https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/FTA_Noise_and_Vibration_Manual.pdf.

Institute of Transportation Engineers (ITE). 2012. Trip Generation Manual, 9th Edition.

Los Angeles, City of. 1999. General Plan Noise Element. Accessed May 2018 at: https://planning.lacity.org/cwd/gnlpln/noiseElt.pdf.

____. 2006. L.A. CEQA Thresholds Guide. Accessed May 2018 at: http://www.environmentla.org/programs/Thresholds/Complete%20Threshold%20Guide%202006.pdf.

____. 2007. ZIMAS Property Database/Map. Accessed May 2018 at: http://zimas.lacity.org/.

____. 2017 Municipal Code. Accessed May 2018 at: http://library.amlegal.com/nxt/gateway.dll/California/lamc/municipalcode?f=templates$fn=default.htm$3.0$vid=amlegal:losangeles_ca_mc.

The Engineering Toolbox. Voice Level and Distance. Accessed May 2018 at: https://www.engineeringtoolbox.com/voice-level-d_938.html.

United States Department of Housing and Urban Development (HUD). 2018. Day/Night Noise Level Calculator. Accessed May 2018 at: https://www.hudexchange.info/environmental-review/dnl-calculator/.

References

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Appendix A Sound Measurement Data

- Freq Weight : A- Time Weight : FAST- Level Range : 40-100- Max dB : 72.4 - 2009/04/02 17:08:21- Level Range : 40-100- SEL : 84.8- Leq : 55.3- No.s Date Time (dB) ----------------------------------------------------------------------- 1 2009/04/02 16:55:18 56.4 50.2 45.9 4 2009/04/02 16:55:21 44.8 51.4 46.4 7 2009/04/02 16:55:24 44.4 48.5 48.8 10 2009/04/02 16:55:27 48.0 46.1 44.1 13 2009/04/02 16:55:30 47.7 45.1 47.3 16 2009/04/02 16:55:33 45.9 44.1 54.8 19 2009/04/02 16:55:36 48.0 44.7 46.1 22 2009/04/02 16:55:39 46.9 48.4 47.5 25 2009/04/02 16:55:42 50.8 53.9 52.2 28 2009/04/02 16:55:45 53.4 57.6 56.4 31 2009/04/02 16:55:48 48.7 45.6 49.1 34 2009/04/02 16:55:51 45.9 45.9 47.0 37 2009/04/02 16:55:54 49.1 48.5 48.3 40 2009/04/02 16:55:57 49.7 48.2 48.4 43 2009/04/02 16:56:00 45.4 45.9 54.4 46 2009/04/02 16:56:03 50.2 47.8 49.6 49 2009/04/02 16:56:06 49.2 52.2 49.3 52 2009/04/02 16:56:09 48.6 49.5 50.7 55 2009/04/02 16:56:12 53.8 58.1 59.3 58 2009/04/02 16:56:15 59.4 53.4 53.4 61 2009/04/02 16:56:18 51.5 53.9 56.1 64 2009/04/02 16:56:21 60.0 67.2 63.5 67 2009/04/02 16:56:24 59.3 53.5 52.6 70 2009/04/02 16:56:27 56.9 49.0 49.6 73 2009/04/02 16:56:30 52.3 55.4 59.3 76 2009/04/02 16:56:33 59.6 60.4 61.8 79 2009/04/02 16:56:36 61.6 63.0 61.1 82 2009/04/02 16:56:39 63.8 58.8 54.9 85 2009/04/02 16:56:42 51.4 48.3 49.1 88 2009/04/02 16:56:45 52.1 45.0 45.4 91 2009/04/02 16:56:48 48.6 48.3 50.5 94 2009/04/02 16:56:51 46.6 47.8 54.4 97 2009/04/02 16:56:54 49.6 43.9 44.1 100 2009/04/02 16:56:57 43.9 44.7 44.8 103 2009/04/02 16:57:00 45.2 45.4 48.3 106 2009/04/02 16:57:03 52.5 54.2 57.9 109 2009/04/02 16:57:06 63.2 68.0 56.3 112 2009/04/02 16:57:09 54.2 48.9 46.2 115 2009/04/02 16:57:12 48.9 47.2 49.4 118 2009/04/02 16:57:15 50.5 48.2 47.8 121 2009/04/02 16:57:18 46.9 46.1 50.1 124 2009/04/02 16:57:21 48.1 47.8 50.9 127 2009/04/02 16:57:24 49.7 52.6 54.4 130 2009/04/02 16:57:27 60.0 55.6 50.9 133 2009/04/02 16:57:30 50.7 49.6 58.9 136 2009/04/02 16:57:33 48.0 51.6 48.3 139 2009/04/02 16:57:36 50.6 54.1 57.8 142 2009/04/02 16:57:39 61.1 60.5 50.9 145 2009/04/02 16:57:42 49.0 48.3 53.0 148 2009/04/02 16:57:45 56.0 61.8 66.1 151 2009/04/02 16:57:48 57.9 53.4 52.2 154 2009/04/02 16:57:51 52.7 54.0 56.6 157 2009/04/02 16:57:54 62.5 55.9 52.3 160 2009/04/02 16:57:57 50.7 51.0 48.4 163 2009/04/02 16:58:00 48.0 48.7 48.0 166 2009/04/02 16:58:03 50.7 46.2 47.2 169 2009/04/02 16:58:06 45.3 48.7 55.6 172 2009/04/02 16:58:09 56.6 61.8 51.7 175 2009/04/02 16:58:12 47.5 46.7 49.0 178 2009/04/02 16:58:15 44.3 45.3 47.3 181 2009/04/02 16:58:18 46.2 46.7 49.0 184 2009/04/02 16:58:21 48.5 46.8 46.5 187 2009/04/02 16:58:24 49.2 52.1 48.8 190 2009/04/02 16:58:27 50.8 49.1 49.6 193 2009/04/02 16:58:30 47.8 48.3 48.5 196 2009/04/02 16:58:33 50.0 53.0 51.9 199 2009/04/02 16:58:36 55.5 55.2 58.6 202 2009/04/02 16:58:39 63.0 58.8 53.3 205 2009/04/02 16:58:42 53.7 50.9 50.8 208 2009/04/02 16:58:45 49.6 49.1 48.3 211 2009/04/02 16:58:48 49.0 48.9 50.6 214 2009/04/02 16:58:51 53.4 54.6 57.9 217 2009/04/02 16:58:54 59.8 60.3 58.1 220 2009/04/02 16:58:57 53.9 49.6 48.1 223 2009/04/02 16:59:00 48.6 47.0 47.4 226 2009/04/02 16:59:03 47.3 46.7 47.2 229 2009/04/02 16:59:06 62.3 50.5 51.5 232 2009/04/02 16:59:09 51.2 55.8 57.5 235 2009/04/02 16:59:12 64.6 58.7 57.1 238 2009/04/02 16:59:15 49.5 48.1 47.1 241 2009/04/02 16:59:18 55.3 49.0 49.1 244 2009/04/02 16:59:21 53.4 55.3 46.7 247 2009/04/02 16:59:24 48.0 45.7 47.8 250 2009/04/02 16:59:27 45.4 46.2 49.8 253 2009/04/02 16:59:30 46.4 45.4 50.5

256 2009/04/02 16:59:33 45.1 45.4 46.0 259 2009/04/02 16:59:36 45.1 48.4 46.8 262 2009/04/02 16:59:39 49.0 47.5 47.9 265 2009/04/02 16:59:42 47.7 47.9 48.2 268 2009/04/02 16:59:45 53.7 51.5 54.4 271 2009/04/02 16:59:48 56.4 59.4 67.0 274 2009/04/02 16:59:51 58.7 55.1 56.4 277 2009/04/02 16:59:54 57.0 66.3 59.5 280 2009/04/02 16:59:57 54.2 54.4 55.0 283 2009/04/02 17:00:00 63.4 60.2 53.8 286 2009/04/02 17:00:03 51.3 50.4 49.6 289 2009/04/02 17:00:06 48.8 49.2 47.4 292 2009/04/02 17:00:09 47.8 45.8 47.1 295 2009/04/02 17:00:12 44.6 45.8 46.5 298 2009/04/02 17:00:15 48.5 47.8 53.3 301 2009/04/02 17:00:18 60.4 60.8 67.9 304 2009/04/02 17:00:21 59.3 55.5 53.4 307 2009/04/02 17:00:24 50.2 47.1 45.2 310 2009/04/02 17:00:27 45.1 45.8 47.4 313 2009/04/02 17:00:30 53.7 53.7 51.0 316 2009/04/02 17:00:33 53.3 54.0 56.0 319 2009/04/02 17:00:36 61.1 64.7 61.0 322 2009/04/02 17:00:39 56.8 55.4 50.7 325 2009/04/02 17:00:42 50.8 46.7 46.9 328 2009/04/02 17:00:45 47.9 48.2 49.6 331 2009/04/02 17:00:48 49.1 48.2 53.3 334 2009/04/02 17:00:51 52.9 52.3 52.4 337 2009/04/02 17:00:54 52.0 53.0 57.8 340 2009/04/02 17:00:57 60.9 69.7 63.2 343 2009/04/02 17:01:00 56.9 54.4 53.1 346 2009/04/02 17:01:03 50.5 46.9 49.5 349 2009/04/02 17:01:06 49.9 46.3 45.4 352 2009/04/02 17:01:09 49.0 47.5 42.6 355 2009/04/02 17:01:12 43.0 58.5 49.0 358 2009/04/02 17:01:15 44.5 46.8 45.9 361 2009/04/02 17:01:18 51.7 49.7 49.2 364 2009/04/02 17:01:21 53.5 58.4 60.4 367 2009/04/02 17:01:24 67.3 61.8 57.1 370 2009/04/02 17:01:27 53.3 47.8 49.9 373 2009/04/02 17:01:30 47.5 51.5 55.5 376 2009/04/02 17:01:33 60.0 63.9 55.7 379 2009/04/02 17:01:36 53.6 51.6 50.1 382 2009/04/02 17:01:39 53.9 56.8 59.1 385 2009/04/02 17:01:42 64.5 56.1 54.3 388 2009/04/02 17:01:45 49.7 46.4 46.8 391 2009/04/02 17:01:48 46.2 59.3 47.6 394 2009/04/02 17:01:51 45.4 47.0 48.2 397 2009/04/02 17:01:54 48.3 46.9 46.5 400 2009/04/02 17:01:57 48.1 51.0 45.6 403 2009/04/02 17:02:00 48.0 46.4 56.9 406 2009/04/02 17:02:03 51.7 58.1 49.7 409 2009/04/02 17:02:06 46.4 47.4 50.1 412 2009/04/02 17:02:09 46.8 48.3 45.2 415 2009/04/02 17:02:12 43.4 43.5 49.1 418 2009/04/02 17:02:15 45.9 44.5 51.5 421 2009/04/02 17:02:18 43.7 53.5 43.0 424 2009/04/02 17:02:21 44.7 48.9 43.7 427 2009/04/02 17:02:24 47.6 45.0 44.4 430 2009/04/02 17:02:27 47.1 47.5 45.5 433 2009/04/02 17:02:30 55.5 49.0 47.8 436 2009/04/02 17:02:33 47.5 46.0 45.2 439 2009/04/02 17:02:36 46.7 51.0 48.4 442 2009/04/02 17:02:39 50.4 51.7 56.0 445 2009/04/02 17:02:42 59.0 56.7 59.9 448 2009/04/02 17:02:45 57.3 59.1 56.0 451 2009/04/02 17:02:48 58.2 57.9 56.2 454 2009/04/02 17:02:51 51.8 55.0 54.7 457 2009/04/02 17:02:54 50.5 48.8 51.2 460 2009/04/02 17:02:57 50.0 51.2 55.2 463 2009/04/02 17:03:00 54.6 58.3 55.5 466 2009/04/02 17:03:03 49.6 50.4 48.7 469 2009/04/02 17:03:06 48.7 53.0 56.8 472 2009/04/02 17:03:09 53.3 62.0 61.0 475 2009/04/02 17:03:12 56.1 52.6 50.5 478 2009/04/02 17:03:15 49.1 48.9 46.4 481 2009/04/02 17:03:18 45.5 50.1 45.8 484 2009/04/02 17:03:21 47.6 48.8 50.6 487 2009/04/02 17:03:24 51.1 51.1 54.6 490 2009/04/02 17:03:27 54.2 49.5 51.2 493 2009/04/02 17:03:30 49.8 51.5 50.2 496 2009/04/02 17:03:33 48.7 53.5 52.1 499 2009/04/02 17:03:36 53.7 57.4 56.2 502 2009/04/02 17:03:39 51.7 51.3 48.5 505 2009/04/02 17:03:42 46.8 48.0 45.1 508 2009/04/02 17:03:45 47.5 48.0 51.0 511 2009/04/02 17:03:48 50.0 50.8 51.4 514 2009/04/02 17:03:51 54.1 52.7 51.1 517 2009/04/02 17:03:54 51.5 50.5 49.9 520 2009/04/02 17:03:57 49.0 51.7 53.2 523 2009/04/02 17:04:00 62.1 64.3 61.0 526 2009/04/02 17:04:03 61.6 54.2 54.1 529 2009/04/02 17:04:06 49.9 46.5 46.5 532 2009/04/02 17:04:09 44.9 44.3 47.4 535 2009/04/02 17:04:12 43.6 42.4 43.5 538 2009/04/02 17:04:15 45.2 47.4 47.5 541 2009/04/02 17:04:18 44.3 41.9 57.2 544 2009/04/02 17:04:21 43.8 47.9 46.6 547 2009/04/02 17:04:24 44.1 43.0 43.9 550 2009/04/02 17:04:27 49.2 44.5 50.2

553 2009/04/02 17:04:30 45.9 42.1 44.0 556 2009/04/02 17:04:33 46.4 46.1 48.6 559 2009/04/02 17:04:36 51.0 50.2 53.7 562 2009/04/02 17:04:39 60.5 57.2 64.1 565 2009/04/02 17:04:42 55.6 52.8 49.0 568 2009/04/02 17:04:45 45.7 43.9 44.1 571 2009/04/02 17:04:48 44.0 41.7 41.8 574 2009/04/02 17:04:51 41.8 45.9 43.2 577 2009/04/02 17:04:54 43.7 50.0 42.4 580 2009/04/02 17:04:57 52.4 42.4 43.4 583 2009/04/02 17:05:00 46.3 48.6 47.2 586 2009/04/02 17:05:03 51.0 46.4 46.7 589 2009/04/02 17:05:06 47.5 47.2 46.1 592 2009/04/02 17:05:09 45.8 43.7 43.5 595 2009/04/02 17:05:12 53.3 48.5 44.8 598 2009/04/02 17:05:15 45.1 44.9 45.2 601 2009/04/02 17:05:18 46.9 50.4 49.3 604 2009/04/02 17:05:21 51.8 45.8 45.1 607 2009/04/02 17:05:24 49.8 46.3 46.9 610 2009/04/02 17:05:27 60.9 46.5 45.1 613 2009/04/02 17:05:30 45.1 45.4 49.6 616 2009/04/02 17:05:33 45.8 46.9 48.8 619 2009/04/02 17:05:36 49.0 48.6 50.5 622 2009/04/02 17:05:39 54.7 56.6 60.6 625 2009/04/02 17:05:42 67.2 58.1 55.6 628 2009/04/02 17:05:45 53.9 47.1 45.9 631 2009/04/02 17:05:48 45.1 44.3 47.7 634 2009/04/02 17:05:51 47.2 49.0 49.6 637 2009/04/02 17:05:54 56.6 54.2 58.2 640 2009/04/02 17:05:57 54.6 52.9 52.7 643 2009/04/02 17:06:00 55.8 59.7 58.5 646 2009/04/02 17:06:03 53.7 48.4 48.3 649 2009/04/02 17:06:06 45.9 45.6 47.5 652 2009/04/02 17:06:09 43.8 42.4 43.9 655 2009/04/02 17:06:12 49.3 42.5 42.5 658 2009/04/02 17:06:15 46.4 46.9 49.1 661 2009/04/02 17:06:18 46.7 47.0 49.9 664 2009/04/02 17:06:21 43.8 42.0 43.3 667 2009/04/02 17:06:24 42.6 42.6 49.7 670 2009/04/02 17:06:27 47.7 46.1 47.0 673 2009/04/02 17:06:30 49.3 49.8 51.0 676 2009/04/02 17:06:33 47.3 48.6 51.9 679 2009/04/02 17:06:36 54.2 55.8 57.5 682 2009/04/02 17:06:39 62.1 56.3 50.3 685 2009/04/02 17:06:42 50.3 46.0 45.3 688 2009/04/02 17:06:45 44.8 46.9 46.0 691 2009/04/02 17:06:48 55.0 47.1 46.9 694 2009/04/02 17:06:51 47.7 50.1 51.8 697 2009/04/02 17:06:54 59.1 58.8 62.9 700 2009/04/02 17:06:57 61.6 54.2 56.5 703 2009/04/02 17:07:00 48.9 46.3 47.2 706 2009/04/02 17:07:03 50.7 54.9 50.0 709 2009/04/02 17:07:06 48.2 45.7 47.4 712 2009/04/02 17:07:09 45.1 46.8 51.7 715 2009/04/02 17:07:12 48.4 51.8 49.8 718 2009/04/02 17:07:15 46.8 45.8 50.8 721 2009/04/02 17:07:18 46.1 54.2 56.3 724 2009/04/02 17:07:21 49.4 45.4 46.0 727 2009/04/02 17:07:24 51.9 48.0 46.4 730 2009/04/02 17:07:27 46.4 45.3 49.2 733 2009/04/02 17:07:30 45.3 46.5 45.8 736 2009/04/02 17:07:33 49.2 49.8 50.8 739 2009/04/02 17:07:36 50.9 50.9 48.2 742 2009/04/02 17:07:39 48.7 55.6 51.0 745 2009/04/02 17:07:42 54.4 56.2 59.6 748 2009/04/02 17:07:45 54.0 50.7 49.8 751 2009/04/02 17:07:48 50.2 47.3 48.8 754 2009/04/02 17:07:51 49.0 50.5 49.1 757 2009/04/02 17:07:54 50.1 47.3 48.6 760 2009/04/02 17:07:57 50.3 49.0 49.7 763 2009/04/02 17:08:00 52.2 50.3 51.5 766 2009/04/02 17:08:03 50.8 47.0 54.1 769 2009/04/02 17:08:06 56.7 59.2 58.4 772 2009/04/02 17:08:09 59.4 61.5 67.7 775 2009/04/02 17:08:12 67.0 59.7 62.2 778 2009/04/02 17:08:15 55.9 54.4 58.9 781 2009/04/02 17:08:18 58.2 60.4 62.9 784 2009/04/02 17:08:21 72.3 64.0 58.0 787 2009/04/02 17:08:24 54.0 53.2 49.1 790 2009/04/02 17:08:27 48.5 49.8 54.9 793 2009/04/02 17:08:30 57.6 59.2 53.8 796 2009/04/02 17:08:33 51.1 47.8 45.6 799 2009/04/02 17:08:36 49.8 50.3 49.2 802 2009/04/02 17:08:39 45.8 48.3 57.5 805 2009/04/02 17:08:42 53.8 53.9 56.2 808 2009/04/02 17:08:45 57.9 51.3 49.3 811 2009/04/02 17:08:48 52.2 51.7 57.5 814 2009/04/02 17:08:51 63.1 60.6 54.4 817 2009/04/02 17:08:54 52.5 52.3 52.3 820 2009/04/02 17:08:57 53.0 54.7 56.3 823 2009/04/02 17:09:00 62.7 56.3 52.7 826 2009/04/02 17:09:03 49.0 48.8 48.4 829 2009/04/02 17:09:06 48.6 46.9 45.5 832 2009/04/02 17:09:09 43.7 43.9 45.8 835 2009/04/02 17:09:12 46.1 48.4 50.0 838 2009/04/02 17:09:15 45.5 46.0 44.5 841 2009/04/02 17:09:18 44.6 44.3 45.1 844 2009/04/02 17:09:21 45.8 45.5 44.8 847 2009/04/02 17:09:24 45.5 44.7 45.4

850 2009/04/02 17:09:27 45.0 44.7 45.2 853 2009/04/02 17:09:30 46.2 46.4 44.8 856 2009/04/02 17:09:33 45.5 44.4 43.8 859 2009/04/02 17:09:36 44.1 44.0 44.7 862 2009/04/02 17:09:39 43.7 45.8 45.9 865 2009/04/02 17:09:42 44.1 43.5 44.3 868 2009/04/02 17:09:45 44.5 45.1 45.0 871 2009/04/02 17:09:48 46.2 45.0 46.2 874 2009/04/02 17:09:51 45.6 45.9 44.6 877 2009/04/02 17:09:54 47.1 44.1 44.9 880 2009/04/02 17:09:57 45.5 45.7 45.9 883 2009/04/02 17:10:00 45.2 46.2 44.0 886 2009/04/02 17:10:03 43.2 43.7 45.8 889 2009/04/02 17:10:06 63.3 54.9 49.0 892 2009/04/02 17:10:09 48.8 49.4 49.8 895 2009/04/02 17:10:12 51.2 53.0 60.9 898 2009/04/02 17:10:15 54.7 51.0 52.1

- Freq Weight : A- Time Weight : FAST- Level Range : 40-100- Max dB : 80.6 - 2009/04/02 17:24:18- Level Range : 40-100- SEL : 86.0- Leq : 56.5- No.s Date Time (dB) ----------------------------------------------------------------------- 1 2009/04/02 17:12:08 60.4 60.9 57.3 4 2009/04/02 17:12:11 56.0 53.7 53.3 7 2009/04/02 17:12:14 51.8 49.9 48.8 10 2009/04/02 17:12:17 49.4 52.8 53.5 13 2009/04/02 17:12:20 48.7 48.4 48.2 16 2009/04/02 17:12:23 49.9 50.7 48.7 19 2009/04/02 17:12:26 48.2 49.1 49.3 22 2009/04/02 17:12:29 51.3 56.0 63.7 25 2009/04/02 17:12:32 58.7 61.3 52.0 28 2009/04/02 17:12:35 48.9 46.9 47.0 31 2009/04/02 17:12:38 46.8 45.9 45.8 34 2009/04/02 17:12:41 47.2 48.7 48.2 37 2009/04/02 17:12:44 49.7 50.9 52.3 40 2009/04/02 17:12:47 56.5 59.7 67.5 43 2009/04/02 17:12:50 64.1 56.5 52.3 46 2009/04/02 17:12:53 49.3 49.9 48.9 49 2009/04/02 17:12:56 51.8 46.2 45.1 52 2009/04/02 17:12:59 44.6 47.2 46.6 55 2009/04/02 17:13:02 47.2 48.0 47.5 58 2009/04/02 17:13:05 46.2 47.2 48.2 61 2009/04/02 17:13:08 48.3 46.8 48.5 64 2009/04/02 17:13:11 48.4 49.7 48.8 67 2009/04/02 17:13:14 47.4 48.0 49.5 70 2009/04/02 17:13:17 49.0 49.5 47.9 73 2009/04/02 17:13:20 47.2 48.1 49.1 76 2009/04/02 17:13:23 50.0 53.1 54.4 79 2009/04/02 17:13:26 51.3 53.4 47.4 82 2009/04/02 17:13:29 45.3 45.7 51.8 85 2009/04/02 17:13:32 50.8 52.2 61.8 88 2009/04/02 17:13:35 64.6 54.7 53.4 91 2009/04/02 17:13:38 54.2 50.2 49.4 94 2009/04/02 17:13:41 48.1 47.5 47.8 97 2009/04/02 17:13:44 47.8 49.6 47.8 100 2009/04/02 17:13:47 45.4 46.6 47.7 103 2009/04/02 17:13:50 45.7 47.2 46.9 106 2009/04/02 17:13:53 47.7 45.3 46.6 109 2009/04/02 17:13:56 47.4 49.7 49.7 112 2009/04/02 17:13:59 47.0 46.8 47.7 115 2009/04/02 17:14:02 49.9 48.5 48.9 118 2009/04/02 17:14:05 46.9 48.5 51.4 121 2009/04/02 17:14:08 48.3 47.8 53.3 124 2009/04/02 17:14:11 49.7 49.0 52.0 127 2009/04/02 17:14:14 59.3 59.7 60.9 130 2009/04/02 17:14:17 55.4 52.7 49.7 133 2009/04/02 17:14:20 48.8 48.6 48.1 136 2009/04/02 17:14:23 49.5 49.6 46.5 139 2009/04/02 17:14:26 52.0 49.3 47.3 142 2009/04/02 17:14:29 49.6 54.6 49.5 145 2009/04/02 17:14:32 50.0 50.6 52.1 148 2009/04/02 17:14:35 51.1 50.3 51.7 151 2009/04/02 17:14:38 52.8 53.6 52.2 154 2009/04/02 17:14:41 51.7 51.0 51.6 157 2009/04/02 17:14:44 50.1 51.0 50.0 160 2009/04/02 17:14:47 49.0 50.0 51.6 163 2009/04/02 17:14:50 49.4 49.1 48.7 166 2009/04/02 17:14:53 49.2 51.0 48.8 169 2009/04/02 17:14:56 49.6 49.3 50.4 172 2009/04/02 17:14:59 51.1 49.3 50.3 175 2009/04/02 17:15:02 50.5 50.5 51.7 178 2009/04/02 17:15:05 50.7 48.7 50.4 181 2009/04/02 17:15:08 50.6 52.5 51.3 184 2009/04/02 17:15:11 53.0 51.4 50.5 187 2009/04/02 17:15:14 52.0 50.5 49.5 190 2009/04/02 17:15:17 50.1 53.0 60.4 193 2009/04/02 17:15:20 61.1 63.2 55.0 196 2009/04/02 17:15:23 51.1 49.4 49.4 199 2009/04/02 17:15:26 54.0 49.7 49.9 202 2009/04/02 17:15:29 50.6 50.9 50.1 205 2009/04/02 17:15:32 50.6 50.6 51.2 208 2009/04/02 17:15:35 50.8 54.0 50.3 211 2009/04/02 17:15:38 51.2 51.5 50.4 214 2009/04/02 17:15:41 56.7 50.5 50.8 217 2009/04/02 17:15:44 51.2 50.4 51.2 220 2009/04/02 17:15:47 51.2 49.8 49.6 223 2009/04/02 17:15:50 49.6 49.7 50.1 226 2009/04/02 17:15:53 49.4 49.5 48.7 229 2009/04/02 17:15:56 49.5 50.3 49.9 232 2009/04/02 17:15:59 50.2 49.8 49.9 235 2009/04/02 17:16:02 50.1 59.7 50.0 238 2009/04/02 17:16:05 50.5 50.5 49.1 241 2009/04/02 17:16:08 58.4 48.8 49.6 244 2009/04/02 17:16:11 56.0 49.2 49.7 247 2009/04/02 17:16:14 50.2 48.0 49.6 250 2009/04/02 17:16:17 53.3 48.4 51.1 253 2009/04/02 17:16:20 49.4 52.0 48.2

256 2009/04/02 17:16:23 49.7 48.7 49.4 259 2009/04/02 17:16:26 59.6 48.2 55.3 262 2009/04/02 17:16:29 47.8 48.5 48.9 265 2009/04/02 17:16:32 49.2 48.3 49.1 268 2009/04/02 17:16:35 47.6 49.3 49.3 271 2009/04/02 17:16:38 49.0 54.4 49.4 274 2009/04/02 17:16:41 49.9 49.1 49.8 277 2009/04/02 17:16:44 62.1 51.5 54.4 280 2009/04/02 17:16:47 53.1 58.8 56.0 283 2009/04/02 17:16:50 53.9 61.0 63.3 286 2009/04/02 17:16:53 61.9 62.7 53.4 289 2009/04/02 17:16:56 52.6 59.6 51.6 292 2009/04/02 17:16:59 55.9 58.6 52.5 295 2009/04/02 17:17:02 57.4 57.7 55.2 298 2009/04/02 17:17:05 60.5 61.6 64.4 301 2009/04/02 17:17:08 62.3 54.3 51.9 304 2009/04/02 17:17:11 51.6 52.0 51.1 307 2009/04/02 17:17:14 53.0 50.7 51.4 310 2009/04/02 17:17:17 53.7 51.0 52.2 313 2009/04/02 17:17:20 53.0 53.9 54.6 316 2009/04/02 17:17:23 55.6 56.7 57.3 319 2009/04/02 17:17:26 57.2 55.6 55.8 322 2009/04/02 17:17:29 55.5 55.1 54.9 325 2009/04/02 17:17:32 54.8 54.2 57.4 328 2009/04/02 17:17:35 56.8 55.7 53.5 331 2009/04/02 17:17:38 52.2 53.2 48.6 334 2009/04/02 17:17:41 49.0 49.2 55.7 337 2009/04/02 17:17:44 57.7 55.2 54.7 340 2009/04/02 17:17:47 57.5 57.3 57.4 343 2009/04/02 17:17:50 54.4 52.4 52.4 346 2009/04/02 17:17:53 57.1 50.8 52.3 349 2009/04/02 17:17:56 50.4 53.9 51.8 352 2009/04/02 17:17:59 51.0 52.5 51.2 355 2009/04/02 17:18:02 51.0 50.4 52.5 358 2009/04/02 17:18:05 51.6 55.0 57.7 361 2009/04/02 17:18:08 51.8 57.6 51.2 364 2009/04/02 17:18:11 56.5 52.5 58.2 367 2009/04/02 17:18:14 56.1 61.8 58.9 370 2009/04/02 17:18:17 60.4 61.6 54.6 373 2009/04/02 17:18:20 54.3 56.6 58.6 376 2009/04/02 17:18:23 58.3 62.3 57.1 379 2009/04/02 17:18:26 52.0 58.2 51.5 382 2009/04/02 17:18:29 59.5 53.4 59.5 385 2009/04/02 17:18:32 60.5 58.6 52.6 388 2009/04/02 17:18:35 51.7 56.3 51.2 391 2009/04/02 17:18:38 54.4 58.0 59.0 394 2009/04/02 17:18:41 60.0 61.9 58.9 397 2009/04/02 17:18:44 57.6 56.3 59.4 400 2009/04/02 17:18:47 64.6 61.2 64.1 403 2009/04/02 17:18:50 59.4 56.3 53.5 406 2009/04/02 17:18:53 54.9 56.0 54.9 409 2009/04/02 17:18:56 55.0 56.4 55.0 412 2009/04/02 17:18:59 54.9 54.6 54.1 415 2009/04/02 17:19:02 52.2 59.1 55.6 418 2009/04/02 17:19:05 52.1 53.8 51.1 421 2009/04/02 17:19:08 53.0 51.1 51.7 424 2009/04/02 17:19:11 50.8 52.9 51.8 427 2009/04/02 17:19:14 51.0 48.8 50.2 430 2009/04/02 17:19:17 50.6 50.7 50.4 433 2009/04/02 17:19:20 50.5 53.7 50.4 436 2009/04/02 17:19:23 50.4 50.5 51.1 439 2009/04/02 17:19:26 51.2 51.5 55.4 442 2009/04/02 17:19:29 59.0 66.9 63.8 445 2009/04/02 17:19:32 57.2 54.2 54.1 448 2009/04/02 17:19:35 53.2 51.3 51.8 451 2009/04/02 17:19:38 51.3 50.4 50.7 454 2009/04/02 17:19:41 52.2 51.7 55.1 457 2009/04/02 17:19:44 51.2 62.2 51.9 460 2009/04/02 17:19:47 50.8 48.8 52.6 463 2009/04/02 17:19:50 50.6 51.0 50.2 466 2009/04/02 17:19:53 50.6 50.4 53.4 469 2009/04/02 17:19:56 51.3 51.8 51.9 472 2009/04/02 17:19:59 51.7 52.0 52.4 475 2009/04/02 17:20:02 53.3 51.8 53.9 478 2009/04/02 17:20:05 53.5 53.9 54.0 481 2009/04/02 17:20:08 55.1 55.0 57.0 484 2009/04/02 17:20:11 53.6 55.1 51.1 487 2009/04/02 17:20:14 52.7 53.2 50.0 490 2009/04/02 17:20:17 48.7 50.7 52.6 493 2009/04/02 17:20:20 51.3 54.5 53.8 496 2009/04/02 17:20:23 52.3 53.4 54.9 499 2009/04/02 17:20:26 56.6 61.5 58.5 502 2009/04/02 17:20:29 62.4 55.3 54.5 505 2009/04/02 17:20:32 53.7 57.0 56.3 508 2009/04/02 17:20:35 55.0 56.8 54.6 511 2009/04/02 17:20:38 58.1 56.8 55.3 514 2009/04/02 17:20:41 52.7 52.1 52.7 517 2009/04/02 17:20:44 50.8 51.9 54.5 520 2009/04/02 17:20:47 56.3 62.0 59.2 523 2009/04/02 17:20:50 58.2 56.3 59.4 526 2009/04/02 17:20:53 62.2 63.4 64.5 529 2009/04/02 17:20:56 56.1 52.2 49.6 532 2009/04/02 17:20:59 50.9 58.4 53.8 535 2009/04/02 17:21:02 54.9 51.5 53.1 538 2009/04/02 17:21:05 51.0 57.2 54.0 541 2009/04/02 17:21:08 54.9 53.8 51.2 544 2009/04/02 17:21:11 52.3 52.0 51.9 547 2009/04/02 17:21:14 50.3 49.8 51.9 550 2009/04/02 17:21:17 51.0 50.0 50.3

553 2009/04/02 17:21:20 49.9 50.4 50.1 556 2009/04/02 17:21:23 50.2 50.3 49.6 559 2009/04/02 17:21:26 49.3 48.9 49.3 562 2009/04/02 17:21:29 49.8 49.4 50.3 565 2009/04/02 17:21:32 52.5 51.1 52.4 568 2009/04/02 17:21:35 51.3 51.5 52.4 571 2009/04/02 17:21:38 51.8 49.7 49.5 574 2009/04/02 17:21:41 51.0 51.1 50.3 577 2009/04/02 17:21:44 51.9 51.7 51.1 580 2009/04/02 17:21:47 53.5 54.4 50.4 583 2009/04/02 17:21:50 50.6 51.2 50.9 586 2009/04/02 17:21:53 51.5 51.3 51.9 589 2009/04/02 17:21:56 51.5 51.8 56.2 592 2009/04/02 17:21:59 52.4 49.6 51.0 595 2009/04/02 17:22:02 50.2 50.2 51.3 598 2009/04/02 17:22:05 50.8 50.0 51.4 601 2009/04/02 17:22:08 50.3 51.9 50.5 604 2009/04/02 17:22:11 51.0 50.5 50.8 607 2009/04/02 17:22:14 50.1 49.8 51.7 610 2009/04/02 17:22:17 55.9 50.4 52.4 613 2009/04/02 17:22:20 53.6 52.7 52.3 616 2009/04/02 17:22:23 52.6 52.4 54.0 619 2009/04/02 17:22:26 59.4 60.0 64.1 622 2009/04/02 17:22:29 60.4 60.5 55.9 625 2009/04/02 17:22:32 52.5 51.4 50.5 628 2009/04/02 17:22:35 50.1 50.7 49.5 631 2009/04/02 17:22:38 51.1 52.5 52.2 634 2009/04/02 17:22:41 53.5 51.4 51.1 637 2009/04/02 17:22:44 52.2 52.0 51.0 640 2009/04/02 17:22:47 50.7 52.4 50.3 643 2009/04/02 17:22:50 50.1 50.0 50.8 646 2009/04/02 17:22:53 50.7 50.9 51.1 649 2009/04/02 17:22:56 50.5 51.9 51.2 652 2009/04/02 17:22:59 51.5 51.8 50.6 655 2009/04/02 17:23:02 52.3 53.4 51.4 658 2009/04/02 17:23:05 51.3 52.3 51.8 661 2009/04/02 17:23:08 51.8 51.7 51.6 664 2009/04/02 17:23:11 52.2 51.8 53.3 667 2009/04/02 17:23:14 52.4 52.4 53.4 670 2009/04/02 17:23:17 55.4 61.7 59.3 673 2009/04/02 17:23:20 64.9 53.7 50.3 676 2009/04/02 17:23:23 47.7 47.0 47.0 679 2009/04/02 17:23:26 47.2 47.3 47.2 682 2009/04/02 17:23:29 47.1 48.6 46.8 685 2009/04/02 17:23:32 47.9 49.1 49.6 688 2009/04/02 17:23:35 50.7 53.9 59.7 691 2009/04/02 17:23:38 55.4 59.9 52.4 694 2009/04/02 17:23:41 48.6 47.1 48.6 697 2009/04/02 17:23:44 46.1 47.6 46.6 700 2009/04/02 17:23:47 45.4 46.5 45.1 703 2009/04/02 17:23:50 49.8 49.7 51.9 706 2009/04/02 17:23:53 49.1 50.6 53.1 709 2009/04/02 17:23:56 50.2 53.9 52.3 712 2009/04/02 17:23:59 51.0 53.0 57.9 715 2009/04/02 17:24:02 56.2 59.9 60.9 718 2009/04/02 17:24:05 59.8 59.0 59.7 721 2009/04/02 17:24:08 55.1 54.8 53.4 724 2009/04/02 17:24:11 52.3 51.4 51.6 727 2009/04/02 17:24:14 56.1 65.6 70.3 730 2009/04/02 17:24:17 74.5 77.2 68.0 733 2009/04/02 17:24:20 66.2 60.1 55.8 736 2009/04/02 17:24:23 52.8 56.8 56.7 739 2009/04/02 17:24:26 56.7 54.3 59.4 742 2009/04/02 17:24:29 55.1 51.6 52.2 745 2009/04/02 17:24:32 53.9 50.6 49.7 748 2009/04/02 17:24:35 50.5 52.5 50.0 751 2009/04/02 17:24:38 49.1 48.8 50.8 754 2009/04/02 17:24:41 50.4 49.0 50.9 757 2009/04/02 17:24:44 49.8 50.2 51.2 760 2009/04/02 17:24:47 48.7 51.0 49.8 763 2009/04/02 17:24:50 54.2 54.6 59.4 766 2009/04/02 17:24:53 53.2 56.7 55.2 769 2009/04/02 17:24:56 55.5 54.9 50.3 772 2009/04/02 17:24:59 60.1 61.7 63.7 775 2009/04/02 17:25:02 60.0 59.1 59.4 778 2009/04/02 17:25:05 61.2 54.6 60.1 781 2009/04/02 17:25:08 56.3 56.4 47.0 784 2009/04/02 17:25:11 46.7 46.1 48.7 787 2009/04/02 17:25:14 48.1 49.8 50.8 790 2009/04/02 17:25:17 49.2 51.8 47.8 793 2009/04/02 17:25:20 48.2 47.3 48.0 796 2009/04/02 17:25:23 48.3 49.6 51.7 799 2009/04/02 17:25:26 49.1 49.6 50.9 802 2009/04/02 17:25:29 50.6 48.2 46.6 805 2009/04/02 17:25:32 48.1 49.6 48.4 808 2009/04/02 17:25:35 47.7 46.8 46.2 811 2009/04/02 17:25:38 46.4 47.7 45.7 814 2009/04/02 17:25:41 45.7 50.1 45.1 817 2009/04/02 17:25:44 46.9 56.4 50.4 820 2009/04/02 17:25:47 47.3 47.4 48.8 823 2009/04/02 17:25:50 45.8 47.8 48.4 826 2009/04/02 17:25:53 46.0 44.7 48.0 829 2009/04/02 17:25:56 44.8 45.7 48.6 832 2009/04/02 17:25:59 45.7 45.9 46.1 835 2009/04/02 17:26:02 46.3 45.8 47.1 838 2009/04/02 17:26:05 45.6 45.4 46.0 841 2009/04/02 17:26:08 46.0 46.4 52.3 844 2009/04/02 17:26:11 48.5 49.2 52.8 847 2009/04/02 17:26:14 51.5 55.0 62.4

850 2009/04/02 17:26:17 58.1 61.1 51.5 853 2009/04/02 17:26:20 48.2 46.8 46.1 856 2009/04/02 17:26:23 46.0 49.1 48.6 859 2009/04/02 17:26:26 47.6 49.0 49.2 862 2009/04/02 17:26:29 48.2 48.4 47.6 865 2009/04/02 17:26:32 45.2 45.8 48.5 868 2009/04/02 17:26:35 47.5 47.4 50.0 871 2009/04/02 17:26:38 47.7 48.0 48.4 874 2009/04/02 17:26:41 47.5 47.3 46.6 877 2009/04/02 17:26:44 46.4 46.0 47.3 880 2009/04/02 17:26:47 45.8 47.5 48.9 883 2009/04/02 17:26:50 51.5 57.6 61.0 886 2009/04/02 17:26:53 63.2 53.7 48.9 889 2009/04/02 17:26:56 45.1 45.5 44.7 892 2009/04/02 17:26:59 49.6 51.3 50.8 895 2009/04/02 17:27:02 51.1 48.8 46.3 898 2009/04/02 17:27:05 47.1 45.9 45.5

Appendix B Roadway Construction Noise Model (RCNM) and Construction Vibration Results

file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lrn,%20Orng%20Grv%20Lfts/Other/Noise/RCNM/Arch%20Coating.txt[5/11/2018 1:47:02 PM]

Roadway Construction Noise Model (RCNM),Version 1.1

Report date: 05/11/2018Case Description: Arch Coating-- Orange Grove

**** Receptor #1 ****

Baselines (dBA)Description Land Use Daytime Evening Night----------- -------- ------- ------- -----Multi-family Residences Residential 56.5 56.5 56.5

Equipment --------- Spec Actual Receptor Estimated Impact Usage Lmax Lmax Distance ShieldingDescription Device (%) (dBA) (dBA) (feet) (dBA)----------- ------ ----- ----- ----- -------- ---------Compressor (air) No 40 77.7 25.0 0.0 Results ------- Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- --------------Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------Compressor (air) 83.7 79.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 83.7 79.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lrn,%20Orng%20Grv%20Lfts/Other/Noise/RCNM/Building%20Const.txt[5/11/2018 1:47:01 PM]


Report date: 05/11/2018Case Description: Building Construction -- Orange Grove

**** Receptor #1 ****


Equipment --------- Spec Actual Receptor Estimated Impact Usage Lmax Lmax Distance ShieldingDescription Device (%) (dBA) (dBA) (feet) (dBA)----------- ------ ----- ----- ----- -------- ---------Backhoe No 40 77.6 25.0 0.0Backhoe No 40 77.6 25.0 0.0Crane No 16 80.6 25.0 0.0Man Lift No 20 74.7 25.0 0.0Man Lift No 20 74.7 25.0 0.0 Results ------- Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- --------------Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------Backhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ABackhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ACrane 86.6 78.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AMan Lift 80.7 73.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AMan Lift 80.7 73.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 86.6 84.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lrn,%20Orng%20Grv%20Lfts/Other/Noise/RCNM/Demolition.txt[5/11/2018 1:47:01 PM]


Report date: 05/11/2018Case Description: Demolition -- Orange Grove

**** Receptor #1 ****


Equipment --------- Spec Actual Receptor Estimated Impact Usage Lmax Lmax Distance ShieldingDescription Device (%) (dBA) (dBA) (feet) (dBA)----------- ------ ----- ----- ----- -------- ---------Concrete Saw No 20 89.6 25.0 0.0Backhoe No 40 77.6 25.0 0.0Dozer No 40 81.7 25.0 0.0 Results ------- Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- --------------Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------Concrete Saw 95.6 88.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ABackhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ADozer 87.7 83.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 95.6 90.2 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lrn,%20Orng%20Grv%20Lfts/Other/Noise/RCNM/Grading.txt[5/11/2018 1:47:01 PM]


Report date: 05/11/2018Case Description: Grading -- Orange Grove

**** Receptor #1 ****


Equipment --------- Spec Actual Receptor Estimated Impact Usage Lmax Lmax Distance ShieldingDescription Device (%) (dBA) (dBA) (feet) (dBA)----------- ------ ----- ----- ----- -------- ---------Concrete Saw No 20 89.6 25.0 0.0Backhoe No 40 77.6 25.0 0.0Dozer No 40 81.7 25.0 0.0Backhoe No 40 77.6 25.0 0.0 Results ------- Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- --------------Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------Concrete Saw 95.6 88.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ABackhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ADozer 87.7 83.7 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ABackhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 95.6 90.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lrn,%20Orng%20Grv%20Lfts/Other/Noise/RCNM/Paving.txt[5/11/2018 1:47:01 PM]


Report date: 05/11/2018Case Description: Paving -- Orange Grove

**** Receptor #1 ****


Equipment --------- Spec Actual Receptor Estimated Impact Usage Lmax Lmax Distance ShieldingDescription Device (%) (dBA) (dBA) (feet) (dBA)----------- ------ ----- ----- ----- -------- ---------Concrete Mixer Truck No 40 78.8 25.0 0.0Backhoe No 40 77.6 25.0 0.0Concrete Mixer Truck No 40 78.8 25.0 0.0Concrete Mixer Truck No 40 78.8 25.0 0.0Concrete Mixer Truck No 40 78.8 25.0 0.0Roller No 20 80.0 25.0 0.0Paver No 50 77.2 25.0 0.0 Results ------- Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- --------------Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------Concrete Mixer Truck 84.8 80.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ABackhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AConcrete Mixer Truck 84.8 80.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AConcrete Mixer Truck 84.8 80.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AConcrete Mixer Truck 84.8 80.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/ARoller 86.0 79.0 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/APaver 83.2 80.2 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 86.0 88.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lrn,%20Orng%20Grv%20Lfts/Other/Noise/RCNM/Site%20Prep.txt[5/11/2018 1:47:01 PM]


Report date: 05/11/2018Case Description: Site Prep-- Orange Grove

**** Receptor #1 ****


Equipment --------- Spec Actual Receptor Estimated Impact Usage Lmax Lmax Distance ShieldingDescription Device (%) (dBA) (dBA) (feet) (dBA)----------- ------ ----- ----- ----- -------- ---------Backhoe No 40 77.6 25.0 0.0Grader No 40 85.0 25.0 0.0 Results ------- Noise Limits (dBA) Noise Limit Exceedance (dBA) ---------------------------------------------- ---------------------------------------------- Calculated (dBA) Day Evening Night Day Evening Night ---------------- -------------- ------------- -------------- -------------- -------------- --------------Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------Backhoe 83.6 79.6 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AGrader 91.0 87.0 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Total 91.0 87.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A

Vibration Analysis

PPV (in/sec) = PPV {ref} * (25/D)^1.5

Where PPV = Peak Particle Velocity Equipment

PPV at 25 ft

(in/sec)

Approximate Lv

at 25 feet *

{ref} = PPV at the reference distance of 25 feet Impact Pile Driver upper range 1.518 112

D = distance to the receptor typical 0.644 104

Sonic Pile Driver upper range 0.734 105

Equipment = Large Bulldozer typical 0.17 93

PPV{ref} = 0.089 in/sec

Clam shovel drop (slurry

wall construction) 0.202 94

D = 25 feet in soil 0.008 66

PPV at receptor = 0.089 in/sec in rock 0.017 75

Vibratory Roller 0.21 94

PPV is 1.7x to 6x larger than RMS velocity Hoe Ram 0.089 87

Assume typical conversion factor of 4 PPV:RMS large 0.089 87

small 0.003 58

Therefore estimated RMS velocity = 0.022 in/sec Caisson drilling 0.089 87

Lv = 87 VdB Loaded trucks 0.076 86

Jackhammer 0.035 79

Source: Chapter 12 Noise and Vibration During Construction in * RMS Velocity in decibels VdB with Vref of 1E-6 in/sec and PPV:RMS of ~4

Transit Noise and Vibration Assessment, April 1995Harris Miller Miller & Hanson, Inc.

Prepared For: USDOT Federal Transit Administration

Criterion

PPV, in/sec Degree of Damage Equipment PPV Threshold, in/sec Type of Damage

<2 Safe Rigid Mercury Switches 0.5 Trip Out

2 - 4 Plaster Cracking House 2 Cracked Plaster

4 - 7 Minor Damage Concrete Block 8 Crack in Block

>7 Major Damage Cased Drill Holes 15 Horizontol Offset

Pumps, Compressors 40 Shaft Misalignment

Human Response Criteria

Level, Lv in VdB Low freq (30Hz) Hi Freq (60 Hz)

65 25 40

75 35 50

85 45 60

90 50 65 Difficulty with tasks such as reading computer screens. Generally annoying for commercial uses.

Impact Criteria

Frequent Events

(70+/day)

Occasional

Events (30-70)

Infrequent (<30

events/day)

Category 1: Vibration 65 65 65Concert Halls 65 65 65

TV Studios 65 65 65Recording Studios 65 65 65

Category 2: Residences,

hotels, sleeping areas 72 75 80Auditoriums 72 80 80

Theaters 72 80 80

Category 3: Institutional with

primarily daytime use only 75 78 83

Approx. dividing line between barely perceptible and clearly perceptible. Annoying vibration for

most people. Low-freq acceptable for sleeping areas.

Human Response

Hydromill (slurry wall

construction)

Bulldozer

Vibration Source Levels For Construction Equipment

Vibration acceptable only if no more than 2 events/day for residential uses. Low-freq annoying in

sleeping areas; mid-freq unacceptable for sensitive uses, including schools and churches.

Lv in VdB

Land Use

US Bureau of Mines, 1971 Canmet, Bauer, and Calder, 1977

Equivalent Noise Level, dBA

Approximate threshold of perception, low-freq inaudible, but mid-freq excessive for sleeping

Vibration Analysis

PPV (in/sec) = PPV {ref} * (25/D)^1.5

Where PPV = Peak Particle Velocity Equipment

PPV at 25 ft

(in/sec)

Approximate Lv

at 25 feet *

{ref} = PPV at the reference distance of 25 feet Impact Pile Driver upper range 1.518 112

D = distance to the receptor typical 0.644 104

Sonic Pile Driver upper range 0.734 105

Equipment = Roller typical 0.17 93

PPV{ref} = 0.21 in/sec

Clam shovel drop (slurry

wall construction) 0.202 94

D = 25 feet in soil 0.008 66

PPV at receptor = 0.210 in/sec in rock 0.017 75

Vibratory Roller 0.21 94

PPV is 1.7x to 6x larger than RMS velocity Hoe Ram 0.089 87

Assume typical conversion factor of 4 PPV:RMS large 0.089 87

small 0.003 58

Therefore estimated RMS velocity = 0.053 in/sec Caisson drilling 0.089 87

Lv = 94 VdB Loaded trucks 0.076 86

Jackhammer 0.035 79

Source: Chapter 12 Noise and Vibration During Construction in * RMS Velocity in decibels VdB with Vref of 1E-6 in/sec and PPV:RMS of ~4

Transit Noise and Vibration Assessment, April 1995

Harris Miller Miller & Hanson, Inc.

Prepared For: USDOT Federal Transit Administration

Criterion

PPV, in/sec Degree of Damage Equipment PPV Threshold, in/sec Type of Damage

<2 Safe Rigid Mercury Switches 0.5 Trip Out

2 - 4 Plaster Cracking House 2 Cracked Plaster

4 - 7 Minor Damage Concrete Block 8 Crack in Block

>7 Major Damage Cased Drill Holes 15 Horizontol Offset

Pumps, Compressors 40 Shaft Misalignment

Human Response Criteria

Level, Lv in VdB Low freq (30Hz) Hi Freq (60 Hz)

65 25 40

75 35 50

85 45 60

90 50 65 Difficulty with tasks such as reading computer screens. Generally annoying for commercial uses.

Impact Criteria

Frequent Events

(70+/day)

Occasional

Events (30-70)

Infrequent (<30

events/day)

Category 1: Vibration 65 65 65Concert Halls 65 65 65

TV Studios 65 65 65Recording Studios 65 65 65

Category 2: Residences,

hotels, sleeping areas 72 75 80Auditoriums 72 80 80

Theaters 72 80 80

Category 3: Institutional with

primarily daytime use only 75 78 83

Approx. dividing line between barely perceptible and clearly perceptible. Annoying vibration for

most people. Low-freq acceptable for sleeping areas.

Human Response

Hydromill (slurry wall

construction)

Bulldozer


Vibration acceptable only if no more than 2 events/day for residential uses. Low-freq annoying in

sleeping areas; mid-freq unacceptable for sensitive uses, including schools and churches.

Lv in VdB

Land Use

US Bureau of Mines, 1971 Canmet, Bauer, and Calder, 1977

Equivalent Noise Level, dBA

Approximate threshold of perception, low-freq inaudible, but mid-freq excessive for sleeping



16-0072

TYPICAL CONFIGURATIONS

PRODUCT DIMENSIONS (in)

* Other models and custom designs are available upon request. Dimensions subject to change without notice. All silencers are equipped with drain ports on inlet side. The silencer is all welded construction and coated with high heat black paint for maximum durability.

** Standard inlet/outlet position.

Industrial Grade SilencersModel NTIN-C (Cylindrical), 15-20 dBA

TYPICAL ATTENUATION CURVE OPTIONS

• Versatile connections including ANSI pattern flanges, NPT, slip-on, engine flange, schedule 40 and others

• Aluminized Steel, Stainless Steel 304 or 316 construction

• Horizontal or vertical mounting brackets and lifting lugs

ACCESSORIES

• Hardware Kits

• Flexible connectors and expansion joints

• Elbows

• Thimbles

• Raincaps

• Thermal insulation: integrated or with thermal insulation blankets

• Please see our accessories catalog for a complete listing

L1

N N

ØD

L2

X

O N

ØA

ØA

ØD

XL3

X

O

OØD

ØA

END IN END OUT (EI-EO)

SIDE IN END OUT (SI-EO)

SIDE IN SIDE OUT (SI-SO)

Nett Technologies’ Industrial Grade Silencers are designed to achieve maximum performance with the least amount of backpressure. The silencers are Reactive Silencers and are typically used for reciprocating or positive displacement engines where noise level regulations are low.

FEATURES & BENEFITS

• Over 25 years of excellence in manufacturing noise and emission control solutions

• Compact modular designs providing ease of installations, less weight and less foot-print

• Responsive lead time for both standard and custom designs to meet your needs

• Customized engineered systems solutions to meet challenging integration and engine requirements

Contact Nett Technologies with your projects design requirements and specifications for optimized noise control solutions.

0

10

20

30

40

50

60

63 125 250 500 1000 2000 4000 8000

Soun

d Att

enua

tion

in d

B(A)

Frequency in HZ

INDUSTRIAL

www.nettinc.com [email protected] +1 (905) 672-5453

A D L1 L2 L3 X** X N OOutlet Dia EI-EO SI-EO SI-SO Min Max Nipple O

NTIN-C1 1 4 20 18 16 3 7 2 4NTIN-C1.5 1.5 6 22 20 18 3 8 2 5NTIN-C2 2 6 22 19 16 3 8 3 6NTIN-C2.5 2.5 6 24 21 18 4 9 3 6NTIN-C3 3 8 26 23 20 5 10 3 7NTIN-C3.5 3.5 9 28 25 22 5 11 3 8NTIN-C4 4 10 32 29 26 5 12 3 8NTIN-C5 5 12 36 33 30 6 14 3 9NTIN-C6 6 14 40 36 32 7 16 4 11NTIN-C8 8 16 50 46 42 8 21 4 12NTIN-C10 10 20 52 48 44 11 21 4 14NTIN-C12 12 24 62 58 54 12 26 4 16NTIN-C14 14 30 74 69 64 15 31 5 20NTIN-C16 16 36 82 77 72 18 35 5 23NTIN-C18 18 40 94 89 84 18 42 5 25NTIN-C20 20 40 110 105 100 19 52 5 25NTIN-C22 22 48 118 113 108 22 56 5 29NTIN-C24 24 48 130 125 120 24 62 5 29

Model*

16-0072

TYPICAL CONFIGURATIONS


* Other models and custom designs are available upon request. Dimensions subject to change without notice. All silencers are equipped with drain ports on inlet side. The silencer is all welded construction and coated with high heat black paint for maximum durability.


Residential Grade SilencersModel NTRS-C (Cylindrical), 20-25 dBA

TYPICAL ATTENUATION CURVE OPTIONS

• Versatile connections including ANSI pattern flanges, NPT, slip-on, engine flange, schedule 40 and others

• Aluminized Steel, Stainless Steel 304 or 316 construction

• Horizontal or vertical mounting brackets and lifting lugs

ACCESSORIES

• Hardware Kits

• Flexible connectors and expansion joints

• Elbows

• Thimbles

• Raincaps

• Thermal insulation: integrated or with thermal insulation blankets

• Please see our accessories catalog for a complete listing

L1

N N

ØD

L2

X

O N

ØA

ØA

ØD

XL3

X

O

OØD

ØA

END IN END OUT (EI-EO)

SIDE IN END OUT (SI-EO)


Nett Technologies’ Residential Grade Silencers are designed to achieve maximum performance with the least amount of backpressure. The silencers are Reactive Silencers and are typically used for reciprocating or positive displacement engines where noise level regulations are medium-low.

FEATURES & BENEFITS

• Over 25 years of excellence in manufacturing noise and emission control solutions

• Compact modular designs providing ease of installations, less weight and less foot-print

• Responsive lead time for both standard and custom designs to meet your needs

• Customized engineered systems solutions to meet challenging integration and engine requirements

Contact Nett Technologies with your projects design requirements and specifications for optimized noise control solutions.

www.nettinc.com [email protected] +1 (905) 672-5453

0

10

20

30

40

50

60

63 125 250 500 1000 2000 4000 8000

Soun

d Att

enua

tion

in d

B(A)

Frequency in HZ

RESIDENTIAL

A D L1 L2 L3 X** X N OOutlet Dia EI-EO SI-EO SI-SO Min Max Nipple O

NTRS-C1 1 4 20 18 16 3 10 2 4NTRS-C1.5 1.5 6 28 26 24 3 12 2 5NTRS-C2 2 6 28 25 22 4 12 3 6NTRS-C2.5 2.5 6 32 29 26 4 14 3 6NTRS-C3 3 6 34 31 28 5 15 3 6NTRS-C3.5 3.5 9 36 33 30 5 16 3 8NTRS-C4 4 10 40 37 34 5 17 3 8NTRS-C5 5 12 42 39 36 6 18 3 9NTRS-C6 6 14 44 40 36 7 19 4 11NTRS-C8 8 16 56 52 48 9 24 4 12NTRS-C10 10 20 58 54 50 11 24 4 14NTRS-C12 12 24 70 66 62 13 31 4 16NTRS-C14 14 30 80 75 70 17 35 5 20NTRS-C16 16 36 90 85 80 17 40 5 23NTRS-C18 18 40 102 97 92 18 47 5 25NTRS-C20 20 42 108 103 98 21 50 5 26NTRS-C22 22 48 116 111 106 23 54 5 29NTRS-C24 24 48 130 125 120 26 61 5 29

Model*

Exhibit E HCIDLA AB 2556

Determination

INITIAL SUBMISSIONS

The following submissions by the public are in compliance with the Commission Rules and Operating Procedures (ROPs), Rule 4.3a. Please note that “compliance” means that the submission complies with deadline, delivery method (hard copy and/or electronic) AND the number of copies. The Commission’s ROPs can be accessed at http://planning.lacity.org, by selecting “Commissions & Hearings” and selecting the specific Commission.

The following submissions are not integrated or addressed in the Staff Report but have been distributed to the Commission.

Material which does not comply with the submission rules is not distributed to the Commission.

ENABLE BOOKMARKS ONLINE:

**If you are using Explorer, you will need to enable the Acrobat toolbar to see the bookmarks on the left side of the screen.

If you are using Chrome, the bookmarks are on the upper right-side of the screen. If you do not want to use the bookmarks, simply scroll through the file.

If you have any questions, please contact the Commission Office at (213) 978-1300.

http://planning.lacity.org/

Channel Law Group, LLP

8200 Wilshire Blvd. Suite 300

Beverly Hills, CA 90211

Phone: (310) 347-0050 Fax: (323) 723-3960

www.channellawgroup.com JULIAN K. QUATTLEBAUM, III Writer’s Direct Line: (310) 982-1760 JAMIE T. HALL ** [email protected] CHARLES J. McLURKIN *ALSO Admitted in Colorado **ALSO Admitted in Texas October 15, 2018 VIA ELECTRONIC MAIL Members of the City Planning Commission and, Mr. Oliver Netburn, City Planner Mr. Nichols Hendricks, Senior City Planner Ms. Joann Lim, City Planning Associate City of Los Angeles Department of City Planning 200 North Spring Street Los Angeles, CA 90012 [email protected]

RE: 1546-1550 S. Orange Grove Avenue, DIR-2018-894-TOC; ENV-2018-895-CE

Dear Members of the Planning Commission and Mr. Netburn, Mr. Hendricks, and Ms. Lim: This firm represents the Picfair Neighbors for Responsible Development. The City is improperly processing the proposed project using an Exemption from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines, 15332, Article 19 (Class 32 Infill Development). This letter demonstrates that the proposed project is not eligible for a Categorical Exemption under CEQA. As detailed herein, an Environmental Impact Report (EIR) or Mitigated Negative Declaration (MND) must be prepared for the project, in conformance with the requirements of the CEQA.

I. CEQA Standard For Use Of A Categorical Exemption As indicated in the Director’s Determination for the project dated July 18, 2018, rather than prepare and EIR or MND for the project, the City is improperly processing the project using an Exemption from CEQA pursuant to CEQA Guidelines, Section 15332, Article 19 (Class 32 – In-fill Development Projects), and improperly claiming that “there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies.” This letter provides substantial

2

evidence demonstrating that the project is not eligible for a Class 32 – Infill Development Exemption. As detailed in CEQA Guidelines Section 15332, to use a Class 32 Exemption, a project must meet the following conditions:

15332. IN-FILL DEVELOPMENT PROJECTS Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section. (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. Note: Authority cited: Section 21083, Public Resources Code. Reference: Section 21084, Public Resources Code.

As detailed in Section III of the letter, the proposed project is not consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations, and therefore does not comply with CEQA Guidelines Section 15332(a). In addition, as detailed in Section IV and Section V of this letter, the proposed project would result in significant construction noise impacts requiring mitigation, and therefore does not comply with CEQA Guidelines Section 15332(d), which precludes use of a Class 32 Exemption for projects that would result in significant effects relating to traffic, noise, air quality, or water quality. In addition, as detailed in CEQA Guidelines Section 15300.2, there are exceptions to when a Categorical Exemption may be used:

15300.2. EXCEPTIONS (a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of

where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

(b) Cumulative Impact. All exemptions for these classes are inapplicable

when the cumulative impact of successive projects of the same type in the same place, over time is significant.

3

(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

(d) Scenic Highways. A categorical exemption shall not be used for a

project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

(e) Hazardous Waste Sites. A categorical exemption shall not be used for

a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.

(f) Historical Resources. A categorical exemption shall not be used for a

project which may cause a substantial adverse change in the significance of a historical resource.

As detailed in this letter, the proposed project is not eligible for a Categorical Exemption pursuant to CEQA Guidelines Sections 15332(b) and 15332(c) due to both impacts associated with unusual circumstances and the potential for cumulative impacts. The City cannot act on the project until the appropriate environmental documentation has been prepared for the project.

II. The Proposed Project

The proposed project involves the demolition of an existing residential building with three residential units and the construction of a new 5-story apartment building, with 28 units at 1546-1550 South Orange Grove Avenue on a block with a zoned height limit of 33 feet. Three units would be reserved for Extremely Low Income families.1 Of the 28 units, 1 would be a one-bedroom unit, 10 would be two-bedroom units, and 17 would be three bedroom units. The 28 units represents at 55% increase in density over the number of units that would be allowed under the existing zoning. The proposed project would result in a 36,347 square foot development on a rectangular 13,775 square foot lot with approximately 110.19 square feet of frontage on the eastern side of Orange Grove Avenue. According to the Los Angeles County Assessor, the lot is 125 feet deep. The project site is zoned ]Q]R3-1-O. It abuts properties zoned R2-1-O on S. Ogden Drive. Although the Ogden Drive properties are zoned R2-1-O, they consist largely of single-family homes, as shown in Figure 1.

1 The Director’s Determination Letter dated July 18, 2018 does not specify the size of the units to be reserved for Extremely Low Income Families.

4

Figure 1 – View of Single-Family Homes on Ogden Drive Looking North

III. Failure to Meet 15332(a) – Due To Lack of Consistency With General Plan Policies As Well as With Applicable Zoning Designation and Regulations

The proposed project is not eligible for a Class 32 exemption because it is not consistent with regulations, the applicable zoning designation, and with General Plan and Community Plan policies. It is not consistent with the requirements of the Transit Oriented Communities Affordable Housing Incentive Program and Guidelines, and it is not consistent with the underlying zoning, which was adopted to ensure consistency with the General Plan and Wilshire Community Plan. On November 11, 2016, voters approved Measure JJJ – which amended Subsection A of Section 12.22 of the Los Angeles Municipal Code (LAMC) to add Subdivision 31 that establishes the Transit Oriented Communities Affordable Housing Incentive Program (TOC)2 and required the Director of Planning to prepare TOC Guidelines.3 The City’s TOC Guidelines became effective September 22, 2017 and were 2 A copy of Measure JJJ is included in Attachment 1. 3 A copy of the TOC Guidelines is available at: https://planning.lacity.org/ordinances/docs/toc/TOCGuidelines.pdf

5

revised February 26, 2018. It does not appear that any environmental review was done to assess the potential environmental impacts of the increased density permitted by the TOC Guidelines. As detailed in Section III.A of this letter, the proposed project is not fully consistent with the TOC Guidelines. The project site is zoned [Q]R3-1-O. The proposed project is located in the area generally bounded by Fairfax Avenue, Pickford Street, Ogden Drive, and Pico Boulevard. The underlying zoning for the project site is R3- Height District 1; the R3 zone is restricted a maximum of three stories in Height District 1. This area is also subject to urban design standards specified in the [Q] conditions for this area adopted via Ordinance 179884 at a City Council meeting on May 7, 2008. A copy of the [Q] Ordinance for the area in included in Attachment 2. The Ordinance established permanent conditions of approval for projects subject to the [Q] designation. The Director’s Determination letter does not include these conditions,4 other than to say, as part of Condition 13 – Code Compliance, that “use, area, height and yard regulations of the zone classification of the subject property shall be complied with, except where granted conditions differ herein.” As detailed in Section III.B of this letter, the project as proposed is not consistent with the urban design standards specified in the [Q] conditions for this area, and is thus not consistent with the applicable zoning designation for the project site. As detailed in the findings for the adoption of the [Q] designation for the area, the [Q] designation was adopted in order to ensure consistency with important General Plan and Wilshire Community Plan5 policies and objectives, as detailed in Section III.C of this letter. In failing to comply with the requirements of the [Q] designation for the area, the proposed project is inconsistent with these General Plan and Community Plan policies and objectives. III.A - Lack of Consistency with Transit Oriented Communities Affordable Housing Incentive Program (LAMC 12.22.A.31) and Guidelines (TOC Program) According to page 6 of the Director’s Determination Letter for the project the: “project site is approximately 1,584 feet from the intersection of Metro Rapid 780 and Big Blue Bus Rapid 7 which intersect at Pico Boulevard and Fairfax Avenue and operate with average frequencies of service intervals of less than 15 minutes.” According to the TOC Guidelines, the 1,584-foot distance would place the project site in a Tier 2 TOC affordable housing incentive area, rather than a Tier 3 incentive area. Which would mean that the project would be eligible for Tier 2 (Medium) base incentives rather than Tier 3 incentives. Tier 2 incentives would provide for a 45% increase in Floor Area Ratio (FAR),6 rather than a 50% increase in FAR, making the project’s FAR of 4.38% identified in the Director’s Determination Letter in excess of that allowable under Tier 2. Please see the Appeal Application Letter included in Attachment 3. 4 See Director’s Determination Letter, pages 2-6. 5 The Wilshire Community Plan is available at: https://planning.lacity.org/complan/pdf/wilcptxt.pdf See also: https://planning.lacity.org/complan/central/wilpage.htm 6 A 45% increase would result in a FAR of 4.35 as compared to the zoned FAR of 3.

6

Even if the proposed project were located in a Tier 3 incentive area, the project is still not consistent with TOC requirements. In addition to the base incentives, the proposed project makes use of two additional incentives: (1) height - two additional stories, up to 22 additional feet; and (2) a 25% decrease in required open space. However, as stated in Section V.4 of the TOC Guidelines:

4. Design Conformance. Projects seeking to obtain Additional

Incentives shall be subject to any applicable design guidelines, including any Community Plan design guidelines, Specific Plan design guidelines and/or Citywide Design Guidelines and may be subject to conditions to meet design performance. The conditions shall not preclude the ability to construct the building with the residential density permitted by Section VI [i.e. base incentives].

The [Q] designation for the project area provides permanent design standards / design guidelines for the area in the form of [Q] Qualified Permanent Conditions of Approval, including a 33- foot height limitation for the project site, requirements for open space to be provided per LAMC Section 12.21.G, and landscaping requirements. The [Q] designation for the site thus precludes the project receiving Additional Incentives in conflict with the [Q] designation for the project area. The proposed project is therefore not eligible for the two additional incentives. The proposed project is thus not consistent with Section V.4 of the TOC Guidelines. In addition, there is reason to believe the FAR calculation for the project may be in error. The City of Los Angeles defines FAR based on buildable area, which is the lot area minus the required yard setbacks. (See Attachment 4). The [Q] designation for the site requires a front yard setback on Orange Grove of 20 feet and a 15-foot rear yard setback since the rear property line abuts R2 zoned lots. Given the height of the building, 8-foot side yard setbacks are required. As shown in the following table, it appears the project FAR exceeds both the allowable Tier 3 and Tier 2 FAR under the TOC Guidelines.

TABLE 1 FLOOR AREA CALCULATION

Project Site Notes: 1550 Orange Grove 6888.1 Lot Area Square Feet (SF) per ZIMAS 1546 Orange Grove 6886.7 Lot Area SF per ZIMAS Total Lot Area 13,774 = 1550 Orange Grove + 1546 Orange Grove Lot Length 125 Per Assessor Map (Attachment 7) Lot Width 110.192 SF = Lot SF/Lot Length (Lot Area/125 SF length) Setbacks:

Front 2203.84 SF = 20 foot setback x 110.192 feet Side 2000 SF = 8 foot setbacks x 125 feet x 2 side yards

(5 feet plus 1 foot for each story above 2) Rear 1652.88 SF = 15 foot setback x 110.192 feet Total Setback SF 5856.72 SF

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TABLE 1 FLOOR AREA CALCULATION

Project Site Notes: FAR Calculation Buildable Area 7,917 Lot SF-Total Setback SF FAR 3 23,751.84 SF Allowable Floor Area (FA) FAR 4.35 34,440.17 SF Allowable Tier 2 FA and TOC FA in overlay

districts that regulate residential FAR FAR 4.5 35,627.76 SF Allowable Tier 3 FA FAR 4.38 34,677.69 SF if FAR is 4.38 – note this is less than the

project’s stated FA of 36,347 SF at FAR 4.38 Project SF 36,347 SF of Total Floor Area per page 6 Director’s

Determination Letter Project FA 36,347 Project FAR = 4.59084433

As shown in the table, it appears that the project FAR is actually 4.59, which is in excess of the FAR of 4.5 for Tier 3 areas. In addition, as specified in Section VI.1(b)(v)(1) of the TOC Guidelines, if a project is in an “overlay district that regulates residential FAR, the maximum FAR increase shall be limited to 45%.” The [Q] designation regulates the maximum height of R3 zoned properties on the east side of Orange Grove Avenue. For properties, like the project site, that abut R2 properties, “no building or structure located on the subject property (properties) shall exceed 33 feet in height.7 This height restriction creates a defacto FAR restriction that would result in no more than a maximum of FAR 3. As a result, even if the project site were within TOC Tier 3, the maximum FAR increase would be 45% or not more than a FAR of 4.35.8 The proposed project thus appears to be in excess of the allowable FAR under the TOC Guidelines. III.B – Lack of Consistency with Zoning - [Q] Designation (LAMC 12.32.G.2)

The [Q] designation for the project area was adopted pursuant to LAMC 12.32.G(2)(a), in order to:

2. Q Qualified Classification. (a) Purpose. Except where property is being changed to the RA, RE, RS or R1 Zone, provision may be made in a zoning ordinance that the property not be utilized for all the uses ordinarily permitted in a particular zone classification and/or that the development of the site shall conform to certain specified standards, if the limitations are deemed necessary to: (1) Protect the best interests of and assure a development more compatible with the surrounding property or neighborhood;

7 See [Q] Permanent Conditions of Approval number 13 in Attachment 2. 8 The existing maximum FAR would need to be calculated, given all of the existing [Q] restrictions for the project site.

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(2) Secure an appropriate development in harmony with the objectives of the General Plan; or (3) Prevent or mitigate potential adverse environmental effects of the zone change. As discussed more fully in Section III.A of this letter, the proposed project,

because it takes advantage of provisions of the City’s TOC Program, would have a density and height in excess of that allowed by the area’s zoning and [Q] designation, and would have 25% less open space than required by the area’s [Q] designation. The proposed project is thus inconsistent with [Q] designation requirements aimed at ensuring neighborhood compatibility, consistency with the General Plan and preventing or mitigating environmental impacts resulting from lack of consistency with these requirements. As noted in the Zone Change Findings for the area establishing the [Q] designation:9

2. Zone Change Findings The proposed zone change ordinance and permanent [Q] conditions are in conformance with public necessity, convenience, general welfare and good zoning practice. The subject ordinance conforms to the public necessity, convenience, general welfare and good zoning practice in that these measures would prevent new developments which are incompatible with the goals of the Wilshire Community Plan by softening the scale and massing of developments as they relate to shade, shadow, and aesthetics. The proposed urban design standards mitigate negative impacts related to shade and shadow by requiring building stepbacks, setbacks, increased landscaping, and building articulation and façade breaks. The proposed zone change ordinance is in substantial conformance with the purposes, intent and provisions of the General Plan in that it would protect and improve the general environment of the community by placing design controls on site planning, building design, architectural details and landscaping to ensure that they are of a scale and character that is consistent with the Wilshire Community Plan. With these restrictions in place the development of multi-family buildings can be guided with respect to shade, shadow, and aesthetics.

Even though the City’s TOC Program generally provides for increased density and height above that allowed by the existing zoning designation for the site, and a reduction in open space, that fact does not eliminate the reasons the [Q] designation was adopted for parcels in the project area, nor does it eliminate the potential for land use consistency, aesthetic and shade and shadow impacts associated with a project design that

9 Council File No. 08-0324; CPC-2007-540-ZC, pages F3-F4. Please see Attachment 2.

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does not comply with the requirements of a [Q] designation that was specifically adopted to reduce potential environmental impacts in the project area. Because the project is not consistent with [Q] designation requirements, it does not qualify for a Class 32 Exemption. The environmental document for the proposed project must include an analysis of the proposed project’s consistency with each of the [Q] Permanent Conditions of Approval and must identify mitigation measures to reduce or eliminate the land use, aesthetics and shade and shadow impacts of the project if it does not fully comply with those conditions. III.C – Lack of General Plan and Wilshire Community Plan Consistency As noted in the Zone Change Findings:10 The [Q] designation was adopted in order to further the following Community Plan and General Plan policies and objectives (emphasis added):

I. General Plan Findings The subject area is within the Wilshire Community Plan Area and has a General Plan Designated Land Use of Medium density residential. The subject area is currently zoned R3- 1-0. The proposal adds design standards by imposing [Q] Qualified Conditions. The zone change is in conformance with the General Plan. A. Wilshire Community Plan The zone change will promote the following objectives, policies and goals of the Wilshire Community Plan which calls for the creation of neighborhood preservation plans which further refine and tailor development standards to neighborhood character.

Policy 1-1.1 Protect existing stable single family and low density residential neighborhoods from encroachment by higher density residential uses and other uses that are incompatible as to scale and character, or would otherwise diminish quality of life. The design standards, including various height requirements, will promote development that will better maintain the scale and character of the community and improve transitions between abutting R3 and R2 zoned properties. The proposed 15-foot setback for any multi-family development that abuts an R2 zoned lot further advances an orderly transition of scale and massing between zones. The requirement paired with the stepbacks for upper floors creates a better transition between the densities and will also result in reduced shade/shadow impacts.

10CouncilFileNo.08-0324;CPC-2007-540-ZC,pagesF1-F3.PleaseseeAttachment2.

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Objective 1-1.3 Provide for adequate Multiple Family residential development. The design standards will promote development that maintains the character and scale of the community without reducing the current allowable R3-1 density. Objective 1-3 Preserve and enhance the varied and distinct residential character and integrity of existing residential neighborhoods. The design standards will promote development that will enhance the character of the community through courtyards, terraces, and landscaping while permitting the allowable density. For example, paved rear yards will no longer be acceptable due to the proposed rear yard landscaping requirements which will not only provide a ground level private landscaped area for project residents but reduce localized heat gain from paved surfaces. Chapter V, Urban Design The Urban Design chapter calls for urban designs standards for multi-family residential development that include, but are not limited to, requiring useable open space for outdoor activities, especially for children; the use of articulation, recesses, surface perforations and/or porticoes to break up long, flat building facades; and the screening of rooftop equipment and building appurtenances from view. The proposed design standards include an increase in common open space requirements in order to minimize rear yard hardscape, rigorous façade articulation, and the screening of rooftop equipment to meet the urban design standards.

B. General Plan Framework The General Plan Framework, adopted in December 1996, provides long term guidance on land use issues for the entire City. The subject area is located within an area designated as Medium Residential. The Framework Element establishes guidelines to achieve higher quality multi-family dwellings, by regulating massing, scale, articulation, and open space and landscaping. Photographic examples are presented that encourage new multi-family housing development to incorporate modulated building volumes, articulated facades, and extensive landscape with its principal façade entrances oriented to the street.

Policy 3.1.8 Consider the formulation of plans that facilitate the local community's identification of precise uses, densities, and design characteristic for development and the public streetscape

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for neighborhood areas smaller than the community plans, provided that the Framework Element's differentiation and relationship among land use districts are generally maintained, there is no significant change in the population and employment 'capacity of the neighborhood, and there is no significant reduction in overall housing capacity. The standards address issues raised by stakeholders in the community while balancing the need to retain housing capacity. Site plan and building design regulations mitigate impacts of massing on the shade, scale, shadow, aesthetics, and public streetscape. 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. Issues that include yard setbacks, height, scale, massing, and landscape buffers were addressed and discussed in working group meetings. The proposed standards address these and other issues related to site planning, building design, architectural details, and landscaping which will contribute to the development of high quality multi-family dwellings and the creation of a cohesive neighborhood. This desired outcome is in line with the Livable Neighborhoods Section of the Element which states that the City's current form and character resides largely in its neighborhoods. Objective 5.1 Translate the Framework Element's intent with respect to citywide urban form and neighborhood design to the community and neighborhood levels through locally prepared plans that build on each neighborhood's attributes, emphasizes quality of development and provide or advocate 'proactive" implementation programs. The development of the zone change [Q] Conditions standards are tailored to the community and respond to the local context.

C. General Plan Housing Element The proposed zone change adheres to Goal 2 of the Livable Communities Issue of the Housing Element by taking steps to preserve, stabilize, and enhance livability/sustainability in single and multi-family housing by utilizing approved design standards. The zone change will meet this goal while maintaining the current zoning capacity.

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Objective 1.1. Encourage production and preservation of an adequate supply of rental and ownership housing to meet the identified needs of persons of all income levels and special needs. The standards within the zone change [Q] Conditions address the compatibility issues of the area within the zone change boundaries while preserving the ability to develop multi-family housing. Policy 2.8.1. Establish individual community visions that retain and enhance community character through the Community Plan Update Program and the Frame work Element. The standards within the zone change [Q] Conditions were developed to specifically address the needs of the area within the zone change boundaries. The unique land use characteristics of the neighborhood; stakeholders concerns; and recent R3 zoned parcel development patterns guided the development of the proposed urban design regulations.

Because the project is not consistent with [Q] designation requirements specifically adopted in order to ensure compliance with these policies and objectives, it is not consistent with these General Plan and Wilshire Community Plan policies and objectives and therefore does not qualify for a Class 32 Exemption.

IV. Failure to Meet 15332(d) – Due to Potentially Significant Noise Impacts Requiring Mitigation

A noise study for the Orange Grove Lofts Project was prepared by Rincon Consultants, Inc. (May, 2018) and is included in the administrative record for the project and as Attachment 5 to this letter. According to page 14 of the report:

. . . operation of equipment during various phases of construction could generate sound levels ranging from about 78-90 dBA Lmax at 50 feet, and 80-91 dBA Leq and 84-69 dBA Lmax at the multi-family residences 25 feet away. Therefore, unattenuated maximum noise levels would exceed the LAMC 75 dBA Lmax standard at 50 feet from the source. . .

The proposed project would therefore result in significant noise impacts during construction in the absence of mitigation. The noise study includes the following mitigation measures to address this impact on page 20 of the Noise Study (emphasis added), which the City has referred to as Project Design Features, rather than what they are, mitigation measures:

The following design features aim to reduce construction noise impacts on nearby sensitive receptors.

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Project Design Features (PDFs) The proposed project includes the following PDFs during constructions of the project to minimize the effects of temporary construction noise on nearby receptors:

• Schedule construction activities so as to avoid operating several pieces of equipment simultaneously wherever feasible.

• Operate all diesel equipment with closed engine doors and equip all diesel equipment with factor-recommended mufflers.

• For stationary equipment, designate equipment areas with appropriate acoustic shielding on building and grading plans. Equipment and shielding will be installed prior to construction and remain in designated location throughout construction activities.

• Whenever feasible, use electrical power to run air compressors and similar power tools rather than diesel equipment.

• Require all contractors, as a condition of contract, to maintain and tune up all construction equipment to minimize noise emissions.

• Erect temporary sound barriers along the northern, eastern and southern boundaries of the project site between active onsite construction work using heavy equipment and adjacent sensitive receptors (residences). Such barriers should be of sufficient height to break the line-of sight between noise-generating equipment and the noise-sensitive receptor, and should be continuous with no gaps or holes between panels or the ground. Temporary sound barriers may include noise curtains, sound blankets, or solid temporary barriers.

Installation of temporary sound attenuating barriers between construction activities and adjacent sensitive receptors typically provides up to 10 dBA attenuation. In addition, installation of sound shielding, industrial grade mufflers have been proven to reduce noise levels by at least 15 dBA at 50 feet of distance, and residential grade mufflers have been proven to reduce noise levels by at least 20 dBA at 50 feet (see Appendix D). As shown in Table 4, 90 dBA Lmax would be the highest noise level associated with construction activity 50 feet from the source. Implementation of PDFs would reduce construction noise by up to 15 dBA, which would result in maximum construction noise levels of approximately 75 dBA Lmax 50 feet from the source. Therefore, with implementation of the above measures, the project would be consistent with the LAMC 75 dBA standard.

The measures specified in the Noise Study are clearly intended to avoid or minimize an impact that would be significant, but for these measures. They are measures specified in response to a project-specific impact. The temporary sound attenuating barriers and installation of acoustic shielding and sound shielding mufflers are necessary to reduce impacts to the impact threshold level. The Director’s Determination Letter makes no mention of these measures. These measures are not directly related to the purpose and need of the project. They are not included on the project plans, in the project

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description, or in Director’s conditions of approval. They are not required to meet a design standard such as seismic design, and the shielding measures and sound barrier measures are not generally not applied to most City residential projects. They are clearly mitigation measures, not PDFs.

Although the mitigation measures, if feasible, may reduce noise levels at 50 feet

from the source to 75 dBA Lmax50 consistent with the standards in the LAMC, there are residences within 25 feet of the source, which would likely experience noise levels in excess of 75dBA. As noted on page 6 of the Noise Study, there are sensitive receptors in the form of single-family residences 25 feet to the east and south, a multi-family residence 25 feet to the north, and an additional multi-family residence 50 feet to the west across South Orange Grove from the project site.

In addition, it should be noted that the PDFs on page 20 of the Noise Study are slightly different than the “recommended” measures on pages 2-3 of the Noise Study, which are as follows:

Recommended Measures The measures below are recommended as project design features. Recommended Measure N-1 Construction Hours • Construction and demolition shall be restricted to the hours of 7:00

AM and 6:00 PM Monday through Friday, and 9:00 AM to 6:00 PM on Saturday and national holidays.

• No construction shall occur on Sunday. Recommended Measure N-2 Construction Noise Reduction • Demolition and construction activities shall be scheduled so as to

avoid operating several pieces of equipment simultaneously, which causes high noise levels

• The following equipment shall be retrofitted with an industrial grade muffler or muffler of similar capacity, capable of reducing engine noise by at least 15 dBA: backhoes, compactors (ground), cranes, dozers, excavators, front end loaders, graders, rollers, and trucks (see [Noise Study] Appendix D)

• Air compressors, auger drill rigs, concrete mixers, generators, saws, jackhammers, and pneumatic equipment shall be enclosed by materials capable of reducing noise levels by at least 13 dBA (Echo Barrier 2018, [Noise Study] Appendix D)

• Owners/tenants of properties within 500 feet of the construction activity shall be notified about the estimated duration and hours of construction activity at least 30 days before the start of construction

• All construction areas for staging and warming up shall be located as far as possible from adjacent residences and sensitive receptors

• Portable noise sheds shall be provided for smaller, noisy equipment, such as air compressors, dewatering pumps, and generators

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These recommended PDFs are essentially mitigation measures. They are clearly avoidance, minimization and/or mitigation measures and require use of a noise consultant and of specialized equipment. These are plainly mitigation measures and not part of the project itself. However, unlike mitigation measures, which “must be fully enforceable through permit conditions, agreements, or other legally binding instruments,”11 residents are provided with no guarantee that these measures will be required and enforced, and which version of the PDFs will be required of the project, if any. Since no EIR or MND has been prepared for the project that addresses this significant project impact and identifies the measures required to reduce impacts to a level considered less than significant, no Mitigation Monitoring and Reporting Program has been adopted as required by Public Resources Code (PRC) Section 21082.3. There is no guarantee that impacts will be reduced to a level considered less than significant. Since mitigation measures, in the guise of PDFs, are necessary to reduce impacts to a level considered less than significant, the project does not comply with CEQA Guidelines Section 15332(d). Use of a Class 32 Exemption is precluded by the fact that, in the absence of mitigation, the project would result in significant construction noise impacts.

V. Project is Not Exempt from CEQA Because the City Has Proposed

Mitigation Measures in the Form of Specialized Conditions of Approval or Project Design Features for the Project

Significantly, in evaluating whether a categorical exemption may apply, the City

may not rely on mitigation measures as a basis for concluding that a project is categorically exempt, or as a basis for determining that one of the significant effects exceptions does not apply. Salmon Protection & Watershed Network v. County of Marin (2004) 125 Cal.App.4th 1098.

The Noise Study for the project contains a number of Project Design Features

intended to reduce significant construction noise impacts of the project. Many of these conditions are not simply applications of existing City of Los Angeles regulations, they are mitigation measures. The fact that the Noise Study contains specialized mitigation measures renders the application of a Categorical Exemption inappropriate and unlawful.

In addition, the City’s ability to enforce mitigation measures and standard

conditions of approval has been shown to be problematic for other projects. See for example the hearing audio transcript from the Central Area Planning Commission Regular Meeting of Tuesday, September 8, 2015, 4:30 P.M. regarding a project on Stanley Hills Drive. Issues of enforcement are repeatedly discussed on Track 3 of the tape of the hearing (See Attachment 6 for links to the audio). In particular, the Planning Department indicates on Track 3 at minute 46:00-49:30 that they are not responsibility for mitigation monitoring.

11SeeCEQAGuidelinesSection15126.4(a)(2).

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VI. Potential For Significant Effects Due To Unusual Circumstances

There are unusual circumstances associated with the location and design of the proposed project. These unusual circumstances have the potential to result in significant impacts associated with the proposed project.� The unusual circumstances include:

• The project site is subject to a [Q] designation included as part of the zoning for the project site (see Section III) which establishes design guidelines for the area aimed at ensuring neighborhood compatibility, consistency with the General Plan and Wilshire Community Plan, and avoidance of environmental impacts, including shade, shadow, and aesthetics impacts. The proposed project does not comply with the [Q] designation for the area’s permanent conditions of approval.

• The fact that the TOC program was adopted via a ballot measure and no detailed

analysis of the environmental impacts of the resulting increase in density on public services and utilities has therefore been conducted.

• The fact that the Wilshire Community Plan12 Identifies the following traffic

issues, and the project site is located in a heavily congested an area served by residential streets with roadway widths of 36 feet,13 narrowed by on-street parking:

? Severe traffic congestion along most major transportation

corridors and intersections, with many streets functioning in excess of full capacity.

? Overflow of traffic from congested commercial corridors negatively impacts the quality of life in residential neighborhoods.

? Inadequate transportation linkages exist between residential areas and commercial, retail and recreation facilities.

? Frequent violation of on-street peak-hour parking restrictions which effectively reduces available traffic lanes for automobiles and buses.

? Insufficient off-street parking areas and structures, resulting in spillover parking from commercial areas into adjacent residential areas.

? Due to the existing level of traffic congestion, the impact of new large projects on traffic circulation will continue to be a major concern in the community.

? There is a limited number of north-south Boulevards II which provide continuity through the Plan Area (e.g., ).

? Many Collector Streets are lined with fronting residential land uses (single family homes and duplexes) with high volumes of traffic.

12Wilshire Community Plan, pages 1-7 to 1-813NavigateLA, October 10, 2018

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? The Plan Area includes some of the most heavily patronized and crowded bus routes in the MTA system.

? Many Avenues and Collector Streets have not been built to current design standards and there is limited potential for widening due to existing development patterns.

• The fact that the project site is located in an area served by aging infrastructure.

The sewer line on the project block was installed in November of 1927.

• The fact that the project site is in an area that has experiences a high number of water line leaks as shown in Figure 2 and many key water lines in the area are between 75 and 100 years old as shown in Figure 3. Water Main Breaks in the area are continuing, with the break in February of 2018 on Orange Grove detailed in Attachment 8.

Figure 2: Age of Sewer Line on Project Street Segment Showing 1927 Installation Date

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Figure 3: Number of Water Leaks 2010-2014 Showing Project Site In Area That Experienced 100 or More Leaks and Age of Pipes In Project Area Source: Los Angeles Times: L.A.’s Aging Water Pipes; A $1-Billion Dilemma, February 16, 2015

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These unusual circumstances have the potential to result in a number of potentially significant impacts, including:

• Aesthetic Impacts • Land Use Impacts • Noise Impacts • Transportation and Traffic Impacts • Infrastructure Impacts • Cumulative Impacts

The CEQA Guidelines appendices includes an Environmental Checklist Form to assist lead agencies in assessing a project’s potential to result in environmental impacts and to meet the requirements for an initial study pursuant to CEQA Guidelines Section 15063. As noted on the Environmental Checklist Form included in Appendix G of the CEQA guidelines, substantial evidence of potential impacts that are not listed on the form must also be considered. This section of this letter makes use of excerpts from the Environmental Checklist Form to identify potentially significant impacts of the proposed project resulting from unusual circumstances. Potentially significant impacts include, but are not limited to:

I AESTHETICS Potentially Significant

Impact

Less Than Significant

With Mitigation

Incorporation


Impact No Impact

Would the project: b) Substantially degrade the existing visual character or

quality of the site and its surroundings? ý ¨ ¨ ¨ d) Create a new source of substantial light or glare

which would adversely affect day or nighttime views in the area?

ý ¨ ¨ ¨ I.(b). Potentially Significant

As detailed in Section III of this letter, the proposed project is not in conformance with the [Q] designation that was added to the zoning designation for the project site in order to ensure community character, consistency with the General and Wilshire Community Plans and to avoid environmental impacts including aesthetic impacts. Public Resources Code Section 21099(d)(1) imposes limitations on the analysis of aesthetic impact impacts for transit-oriented infill projects:

Chapter 2.7: Modernization of Transportation Analysis for Transit- Oriented Infill Projects § 21099. (d) (1) Aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site within a transit priority area shall not be considered significant impacts on the environment.

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(2) (A) This subdivision does not affect, change, or modify the authority of a lead agency to consider aesthetic impacts pursuant to local design review ordinances or other discretionary powers provided by other laws or policies.

(B) For the purposes of this subdivision, aesthetic impacts do not include impacts on historical or cultural resources.

However, as previously noted, the project site is zoned with a [Q] designation, which provides “design standards” / “urban design regulations”14 for projects in the zone, to insure that development is compatible with surrounding properties and the neighborhood, ensure consistency with the objectives of the General Plan, and prevent or mitigate potential adverse environmental effects of a defacto zone change. As explained by the City’s own guidance:15

Visual resources, aesthetic character, shade and shadow, light and glare, and scenic vistas or any other aesthetic impact as defined in the City’s CEQA Threshold Guide shall not be considered an impact for infill projects within TPAs (shown in the attached map) pursuant to CEQA. However, this law did not limit the ability of the City to regulate, or study aesthetic related impacts pursuant to other land use regulations found in the Los Angeles Municipal Code (LAMC), or the City’s General Plan, including specific plans. For example, DCP staff would still need to address a project’s shade and shadow impacts if it is expressly required in a specific plan, Community Design Overlays (CDOs), or Historic Preservation Overlay Zones (HPOZs).

The [Q] designation imposes design guidelines on the project site. This is an unusual circumstance that demonstrates the potential of the project to result in significant aesthetic impacts, due its failure to meet the height limitations and aesthetic Conditions of Approval for the [Q] zone in which it is located. Figure 4 shows the existing Ogden Drive neighborhood and a photo-simulation showing the intrusive nature of the proposed project, which is not compatible with the existing neighborhood. The environmental document for the project must therefore analyze the project’s potential aesthetic impacts, given the [Q] designation for the project site. Impact clearly have the potential to be significant.

14 See language in Council File No. 08-0324; CPC-2007-540-ZC, pages F1-F3. See Attachment 2. 15 See City of Los Angeles, Department of City Planning Zoning Information File ZI No. 2452 – Transit Priority Areas (TPAs)/Exemptions to Aesthetics and Parking Within TPAs Pursuant to CEQA, available at: http://zimas.lacity.org/documents/zoneinfo/ZI2452.pdf

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Figure 4 – Without Project and With Photo-Simulation View West From Ogden Drive Showing Out of Scale Nature of Propose Project

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I.(c). Potentially Significant Given that the project is subject to zoning with a [Q] designation, and is located in close proximity of shade-sensitive residential uses, there is the potential for shade and shadow impacts. A shade and shadows analysis should have been performed to determine the potential for the project’s excessive height to result in impacts that the [Q] designation was designed to avoid. According to the City’s Complete Thresholds Guide page A.3-1, for a shade analysis:

C. Screening Criteria • Would the project include light-blocking structures in excess of 60

feet in height above the ground elevation that would be located within a distance of three times the height of the proposed structure to a shadow-sensitive use on the north, northwest or northeast?

Figure 5 provides the radius map of three times the height of the proposed structure, for the two project parcels, showing the potential shade-sensitive residential parcels that could be impacted by project shade and shadows, given the project height and minor changes in typography in the area of potential impact. According to the City’s Complete Thresholds Guide page A.3-2:

A project impact would normally be considered significant if shadow sensitive uses would be shaded by project-related structures for more than three hours between the hours of 9:00 a.m. and 3:00 p.m. Pacific Standard Time (between late October and early April), or for more than four hours between the hours of 9:00 a.m. and 5:00 p.m. Pacific Daylight Time (between early April and late October).

Given the height of the project, the fact that it is in excess of the [Q] designation height limits aimed at ensuring shadow impacts on nearby residences are not significant, and the project’s proximity to shade sensitive uses, there is a potential for significant shade and shadow impacts that must be analyzed and addressed in the environmental document for the proposed project.

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Figure 5: 160-Foot Radius Maps From Project Parcels – Area Of Potential Shade And Shadow Concern (3 X Project Height) Source: Zimas

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X LAND USE AND PLANNING Potentially Significant

Impact


With Mitigation

Incorporation


Impact No Impact

Would the project: 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?

ý ¨ ¨ ¨ X(b). Potentially Significant

As detailed in Section III of this letter, the proposed project is not in conformance with the TOC, the [Q] designation in the zoning for the project site established to ensure community character, consistency with the General and Wilshire Community Plans, and to avoid environmental impacts including aesthetic impacts. The [Q] designation is an unusual circumstance that demonstrates the potential of the project to result in significant land use impacts, due its failure to meet the height limitations and aesthetic Conditions of Approval for the [Q] zone in which it is located. The environmental document for the project must therefore analyze the project’s potential land use impacts, given the [Q] designation for the project site, and provide mitigations to ensure land use plan, policy, zoning and regulation consistency.

XII NOISE Potentially Significant

Impact


With Mitigation

Incorporation


Impact No Impact

Would the project result in: a) Exposure of persons to or generation of noise levels in

excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

ý ¨ ¨ ¨ d) A substantial temporary or periodic increase in ambient

noise levels in the project vicinity above levels existing without the project?

ý ¨ ¨ ¨ X(a) & (b). Potentially Significant As noted on page 9 of the Noise Study (emphasis added):

Section 112.05 of the Los Angeles Municipal Code (LAMC) limits noise from construction equipment located within 500 feet of a residential zone to 75 dBA Lmax between 7:00 AM and 10:00 PM, as measured at a distance of 50 feet from the source, unless compliance is technically infeasible. Technical Infeasibility means that noise limitations cannot be met despite the use of mufflers, shields, sound barriers and/or other noise reduction devices or techniques during the operation of construction equipment.

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Project construction methods have the potential to result in noise levels in excess of standards established in the City’s General Plan and Municipal Code as detailed in the Noise Study included in Attachment 5 and Section IV of this letter. Construction in close proximity to residences has the potential to result in unmitigated construction noise impacts. Section 112.05 – Maximum Noise Level of Powered Equipment or Powered Hand Tools (Amended by Ord. No. 161,574) of the City’s Municipal Code specifies:

Between the hours of 7:00 a.m. and 10:00 p.m., in any residential zone of the City or within 500 feet thereof, no person shall operate or cause to be operated any powered equipment or powered hand tool that produces a maximum noise level exceeding the following noise limits at a distance of 50 feet therefrom: (a) 75dB(A) for construction, industrial, and agricultural machinery including crawler-tractors, dozers, rotary drills and augers, loaders, power shovels, cranes, derricks, motor graders, paving machines, off-highway trucks, ditchers, trenchers, compactors, scrapers, wagons, pavement breakers, compressors and pneumatic or other powered equipment; (b) 75dB(A) for powered equipment of 20 HP or less intended for infrequent use in residential areas, including chain saws, log chippers and powered hand tools; (c) 65dB(A) for powered equipment intended for repetitive use in residential areas, including lawn mowers, backpack blowers, small lawn and garden tools and riding tractors; The noise limits for particular equipment listed above in (a), (b) and (c) shall be deemed to be superseded and replaced by noise limits for such equipment from and after their establishment by final regulations adopted by the Federal Environmental Protection Agency and published in the Federal Register. Said noise limitations shall not apply where compliance therewith is technically infeasible. The burden of proving that compliance is technically infeasible shall be upon the person or persons charged with a violation of this section. Technical infeasibility shall mean that said noise limitations cannot be complied with despite the use of mufflers, shields, sound barriers and/or other noise reduction device or techniques during the operation of the equipment. (emphasis added).

Given the nature of the construction equipment to be used on the project site and the close proximity of the site to adjacent residences, noise levels exceed the standards provided for in the Municipal Code as detailed in the Noise Study for the project contained in Attachment 5. Given the language “unless technically infeasible,” in the

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municipal code, any requirement to comply with this municipal code section is useless in ensuring that construction noise impacts will be reduced to a level which is less than significant. The Noise Study identifies additional mitigation measures required to reduce noise levels to the impact threshold, yet there is nothing in the record to indicate that the City has adopted a Mitigation Monitoring Program to ensure compliance. The potential for significant unmitigated construction noise impacts remains.

XVI TRANSPORTATION/TRAFFIC Potentially Significant

Impact


With Mitigation

Incorporation


Impact No Impact

Would the project: a) Conflict with an applicable plan, ordinance or policy

establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?

ý ¨ ¨ ¨

XVI(a). Potentially Significant According to the City’s Complete Threshold Guide, Section L4 – Neighborhood Intrusion Impacts:

This issue involves impacts of traffic generated by the project, and/or traffic diverted or shifted due to the project, on local streets in residential neighborhoods. Such impacts may result from increased traffic volumes on neighborhood streets or increased delays for vehicles exiting the neighborhood. Traffic conditions are typically expressed in terms of daily volume of traffic. . . C. Screening Criteria Would the proposed project:

• Generate more than 120 daily vehicle trips to a local residential street?

A "yes" response to the preceding question indicates that further study in an expanded Initial Study, Negative Declaration, Mitigated Negative Declaration, or EIR may be required. Refer to the Significance Threshold for Neighborhood Intrusion Impacts, and review the associated Methodology to Determine Significance, as appropriate. A "no" response to the preceding question indicates that there would normally be no significant impact on Neighborhood Intrusion from the proposed project.

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The proposed project includes 28 dwelling units in a 5-story tall building. Based on the height of the proposed apartment complex it qualifies as a mid-rise apartment per the Institute of Transportation Engineers (ITE). The ITE trip generation rate for mid-rise apartments (Use 221) is 5.44 daily trips per unit. Based on this rate, approximately 152-153 daily trips would be generated by the proposed project. The project has the potential to result in the generation of more than 120 daily trips to a local residential street. The potential for neighborhood intrusion impacts, given the unusually heavy traffic congestion and limited residential street capacity in the area, needs to be evaluated in the environmental document for the proposed project.

XVIV MANDATORY FINDINGS OF SIGNIFICANCE

Potentially Significant

Impact


With Mitigation

Incorporation


Impact No Impact

Does the project: c) Does the project have environmental effects which will

cause substantial adverse effects on human beings, either directly or indirectly?

ý ¨ ¨ ¨ XVIV(c). Potentially Significant As detailed above, in the absence of adequate and appropriate mitigation, the project has the potential for result in aesthetic, land use, traffic and noise impacts to humans either directly or indirectly. An MND or EIR needs to be prepared for the proposed project. VII. Potential For Cumulative Impacts

XVIV MANDATORY FINDINGS OF SIGNIFICANCE

Potentially Significant

Impact


With Mitigation

Incorporation


Impact No Impact

Does the project: b) Does the project have impacts that are individually

limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)

ý ¨ ¨ ¨

XVIV(b). Potentially Significant The proposed project in combination with past, present and reasonably foreseeable project in the area has the potential to result in impacts that are cumulatively considerable. Figure 6 shows the cumulative projects in the area.

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Figure 6 – Location of Cumulative Development in the Project Area As shown in Figure 6, the twenty-five developments will result in 812 units plus 110 hotel rooms being constructed in the project area. The four projects on the project block alone would result in 67 apartment units. Assuming they are mid-rise buildings16, the 67 apartment units would generate 364.48 daily trips on the block, well in excess of the 120 daily trip trigger necessitating analysis of neighborhood intrusion traffic impacts. Given the nature of the residential streets in the neighborhood and the existing level of congestion, the potential for significant cumulative neighborhood traffic impacts is high and, given the project’s potential contribution of 152 daily trips, the project contribution is likely cumulatively considerable. Developments within the [Q] designated areas, shown on Figure 6, which are not consistent with the [Q] Permanent Conditions of Approval have the potential to contribute to significant cumulative aesthetic and land use impacts. The project’s contribution to these impacts would be cumulatively considerable. Given the aging infrastructure in the area, additional construction and the additional densification in the area which is likely to result from the TOC program has the potential to impact local infrastructure, both directly as a result of the nature and magnitude of construction activity and indirectly as a result of the additional demand generated by the significant up-zoning that is part of the TOC program. These potential

16 Low-rise multifamily housing generates 7.32 daily trips (ITE 220) per the Institute of Transportation Engineers, mid-rise generated 5.44 daily trips (ITE 221) and high-rise generates 4.43 daily trips (ITE 222).

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impacts have not been assessed in an environmental document for the Wilshire Community Plan area or the TOC program. The Wilshire Community Plan and its environmental review17 were based on the existing zoning, not the substantial up-zoning that is allowed under the TOC program. The potential for cumulative infrastructure impacts therefore exists. The project would contribute to these potentially significant cumulative infrastructure impacts.

VIII. Significant Unmitigated Impacts As detailed in Sections III, IV, VI and VII, there is the potential for this project to result in a number of significant environmental impacts. In the absence of appropriate mitigation, these impacts will occur. No mitigation has been provided for potentially significant impacts, other than the “recommended” construction noise PDFs. No Mitigation Monitoring and Reporting Program has been prepared for the proposed project. The potential for the proposed project to result in significant unmitigated impacts and to contribute to significant cumulative impacts remains.

IX. Use Of A Categorical Exemption Is Not Appropriate For The Proposed Project; Additional CEQA Review Is Required

As detailed in Section III of the letter, the proposed project is not consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations, and therefore does not comply with CEQA Guidelines Section 15332(a). In addition, as detailed in Section IV and Section V of this letter, the proposed project would result in significant construction noise impacts requiring mitigation, and therefore does not comply with CEQA Guidelines Section 15332(d), which precludes use of a Class 32 Exemption for projects that would result in significant effects relating to traffic18, noise, air quality, or water quality. In addition, as detailed in this letter, the proposed project is not eligible for a Categorical Exemption pursuant to CEQA Guidelines Sections 15332(b) and 15332(c) due to both impacts associated with unusual circumstances and the potential for cumulative impacts. The City cannot act on the project until the appropriate environmental documentation has been prepared for the project.

I may be contacted at 310-982-1760 or at [email protected] if you have any questions, comments or concerns.

Sincerely,

Jamie T. Hall

17 Wilshire Community Plan Update EIR, SCH# 1997081033, 1/10/2001. 18 See also discussion in Section VI regarding the project’s potential to result in neighborhood traffic impacts.

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ATTACHMENTS

1. Measure JJJ 2. [Q] Ordinance 179884: Effecting A Zone Change From [Q]R3-1-0 And R3-1-0 Ti

[Q]R3-1-0 For Properties Generally Bounded By Fairfax Avenue , Pickford Street, Odgen Drive, And Pico Boulevard (The Zone Change Imposes [Q] Qualified Conditions That Would Apply To The R3 Zoned Lots Within The Area And Would Require A Maximum Height Limit Of 35 Feet Or A Maximum Height Limit Of 45 Feet, Where Applicable, Provided The Project Adheres To The Urban Design Standards Specified In The [Q] Conditions

3. Appeal Application 4. What Is Floor Area Ratio (FAR) 5. Noise Study 6. Audio Links 7. Assessors Parcel Map 8. Water Main Break Orange Grove, February 2018

ATTACHMENT 1

MEASURE JJJ

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INITIATIVE ORDINANCE JJJ

AFFORDABLE HOUSING AND LABOR STANDARDS FOR GENERAL PLAN AMENDMENTS AND ZONING CHANGES. INITIATIVE ORDINANCE.

The proposed ordinance would provide that: 1) development projects with 10 or more residential units are not eligible for general plan amendments or certain zoning changes unless the project (a) includes a component of affordable housing or the developer pays in-lieu fees into the City’s Affordable Housing Trust Fund (AHTF), and (b) complies with labor standards regarding using licensed contractors, paying prevailing wages and hiring workers from local and disadvantaged areas and State-approved apprenticeship programs; 2) nothing in the Municipal Code’s provision regarding general plan amendments shall restrict amendments for above-described projects located in regional centers, downtown centers, industrial zones or near major transit stops; 3) the City assess the impacts of community plan changes on affordable housing and local jobs and create and monitor affordable housing inventories within community plan areas; 4) AHTF projects comply with the above-described labor standards; and 5) the City create an affordable housing incentive program for developments located near major transit stops.

ORDINANCE NO. _________________

THE PEOPLE OF THE CITY OF LOS ANGELESDO ORDAIN AS FOLLOWS:

Section 1. Name. This ordinance initiative shall be known and may be cited as “The Build Better LA Initiative,” and shall be referred to herein as “the Build Better LA Initiative” or “this Ordinance.”

Sec.2. Findings. The People of Los Angeles hereby find:

The City of Los Angeles has seen a surge in homeless individuals and families who are forced to sleep on our streets, in our parks, and below our bridges. While LA has had the unfortunate distinction of being the nation’s homeless capital for quite some time, the current situation has become so dire that City leaders considered declaring a State of Emergency. At last count, nearly 26,000 Angelenos were homeless, including those suffering from various medical challenges, people of color, families with children, and individuals who are employed. While their backgrounds and stories are as diverse as the population of LA, they share a common struggle with the majority of LA residents who are struggling to afford skyrocketing rents. A recent study from the University of California, Los Angeles shows that Los Angeles, which has the highest percentage of renters in the nation, is also now the least affordable rental market in the nation. Another study from Harvard University states that at least half of all households in LA are rent burdened, or spending more than 30% of their monthly income on housing, with significant numbers paying more than 50% of their income for housing costs. With average rents nearing $2,000 per month, research has found that an individual must earn over $30 per hour to afford the rent for a one bedroom apartment in LA and a working family must earn over $88,000 per year to afford the rent for a two-bedroom apartment in LA - amounts that

TXT3-1-E November 2016*TXT31E*

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are out of reach for a city where nearly a quarter of its residents are in poverty and the median income is less than $28,000 per year.

Despite the tremendous need for the construction of new housing, especially for those with extremely low, very-low, and low incomes, LA continues to struggle with capacity. The City expects to fall far short of its need for affordable housing - projecting that it may meet only 26% of the housing needed for lower-income households while exceeding the need for wealthier households. In May 2014, Southern California Association of Nonprofit Housing (SCANPH) released a report showing that the LA region had a shortfall of nearly 500,000 units of affordable housing available to low and very-low income residents. Southern California Association of Governments (SCAG) estimated that LA had a shortage of over 82,000 housing units, which according to the City’s calculations, necessitates production of nearly 11,000 units per year, half of which would be affordable. Unfortunately, the City only has the funding to build 500 units annually and that could drop to 250 in the coming years. In other words, LA does not have the available building stock to address the homeless and affordable housing crisis.

The acute shortage of affordable housing available to those who are homeless or low income is not a new phenomenon and has many causes. Among the many reasons are a lack of public financing for affordable housing and an outdated general plan that does not provide incentives to build the type of housing we need. Cities like LA have been devastated by the dissolution of the Community Redevelopment Agency (CRA). In fiscal year 2009-2010, CRAs throughout California deposited over $1 billion into accounts for low and moderate income housing. With the CRA being dissolved, cities and counties lost their most reliable funding source for projects that house residents with low to moderate incomes. The City’s Affordable Housing Trust Fund (AHTF) was created in 2000 to fund the construction and preservation of affording housing. Available funding in the Trust Fund has dipped below $20 million, far below the amount needed to meet the current demand. Given losses in funding, maximizing land use strategies and incentives for both producing and preserving affordable housing is crucial.

Unfortunately, LA has an outdated General Plan, based upon codes that were developed in the aftermath of World War II. While the City’s population has doubled from less than 2 million to nearly 4 million in 5 decades, the rules that govern construction keep LA locked into a small-city framework. 60% of LA is covered by a mix of mismatched zoning regulations. We need and deserve a General Plan and zoning codes that address our current challenges, while also embracing the diverse and dynamic city that LA is today and will continue to be in the future.

Cities across the nation have sought to encourage residential development for all income levels around major transit areas and along mixed-use boulevards. As we fight to add more affordable housing, new units must also be located in strategic locations such as areas near major transit stops in order to provide our workers, seniors and students with affordable and convenient travel on a daily basis. By doing so, we also promote healthy, safe, walkable, and sustainable spaces at all economic levels. Current residents of transit-rich neighborhoods in the City are three times as likely to use transit, walk, or bike to work, significantly more likely to be renters, typically make less than $30,000 per year, and are the groups most susceptible to displacement when property values rise and trigger higher rents.


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The City’s General Plan encourages provision of sufficient land use and density to accommodate an adequate supply of housing units to meet projected housing needs and encourages location of new housing near transit stations and corridors and within high activity areas while also protecting and preserving low-density neighborhoods. (See, e.g. Framework Element Policy 4.1.1, Objectives 4.2 and 4.3). The City’s General Plan Housing Element also sets forth a primary goal of creating “[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.” Recognizing that affordable housing is a matter of statewide concern, the City’s Housing Element encourages increasing the supply of affordable and mixed-income housing through land use programs, preserving affordable and rent-stabilized housing, particularly along transit corridors (See, e.g., Policy 1.2.2 and 1.2.8), and promoting sustainable neighborhoods that have mixed-income housing, jobs, amenities, services, and transit, and targeting housing resources, policies, and incentives to include affordable housing in residential development, particularly in mixed use development, Transit-Oriented Districts and designated Centers. Program 8, Objective 2.2, Policy 2.5.1. In furtherance of these General Plan policies and programs, a primary purpose of this ordinance is to create mixed-income development and encourage on-site affordable housing in market rate development projects within Transit-Oriented Districts and designated Centers. The development of mixed-income housing increases social and economic integration, and creates a healthy job and housing balance by locating affordable housing close to employment centers.

As LA continues to suffer through a homeless and affordable housing crisis, we need a General Plan and zoning codes that create incentives for projects that create affordable housing and provide local jobs at the income levels needed to pay the rents found throughout the City. In a city with widespread poverty, we must build more affordable housing and as result, create the local jobs necessary to raise families out of poverty. The City’s General Plan aims to maintain the balance of local job creation and housing development. Chapter 7 of the General Plan states, “If the jobs/housing ratio declines, that is, if the number of jobs declines in relationship to the number of housing units, then the City’s economic vitality may spiral downward. If the jobs/housing ratio increases, that is, if the number of jobs increases in relationship to the number of housing units, the housing shortage and the need for affordable housing would be exacerbated.” LA recognizes that increasing housing must also be connected to similar increases in local jobs. To ensure affordability, we must also make sure that the jobs created from the construction boom pay good, family-supporting wages. Each development which contributes to affordable housing and good jobs through the provisions of this Initiative augments the City’s housing mix, helps to increase the supply of housing for all economic segments of the community, and supports a balanced community which is beneficial to the public health, safety and welfare of the City.

Now THEREFORE, based upon these findings the people declare that the City adopt the legislation contained herein in order to address our homeless and affordable housing crisis, while also creating good jobs with family-supporting wages.


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Sec. 3. Affordable Housing and Good, Local Jobs.

Subdivision B of Section 11.5.6 of Article 1.5 of the Los Angeles Municipal Code is amended to read as follows:

SEC. 11.5.6. GENERAL PLAN.

Pursuant to Charter Section 555, the City’s comprehensive General Plan may be adopted, and amended from time to time, either as a whole, by complete subject elements, by geographic areas or by portions of elements or areas, provided that any area or portion of an area has significant social, economic or physical identity.

A. Amendments. Amendments to the General Plan of the City shall be initiated, prepared and acted upon in accordance with the procedures set forth in Charter Section 555 and this section.

B. Initiation of Plan Amendment. As provided in Charter Section 555, an amendment to the General Plan may be initiated by the Council, the City Planning Commission or the Director of Planning. Initiations by the Council or City Planning Commission shall be by majority vote. If an amendment is initiated by the Council or City Planning Commission, then it shall be transmitted to the Director for report and recommendation to the City Planning Commission.

Whether initiated by the Director, the Council or the City Planning Commission, the Director shall prepare the amendment and a report recommending action by the City Planning Commission. The report shall contain an explanation of the reasons for the action recommended.

After the Director prepares a Plan amendment and report, the Director shall transmit the file to the City Planning Commission for its action. Nothing in this section shall restrict the adoption of a General Plan amendment which permits the development of a project if:

1. The project (a) is located in an area classified on January 1, 2016, as a Regional Center, a Downtown Center, in an area zoned as Industrial, or a Major Transit Stop including all land within a one-half mile radius of a Major Transit Stop; or (b) each residential unit in the project, exclusive of a manager’s unit or units, is affordable to, and occupied by, either a Lower or Very Low Income household;

2. All building and construction work on the project will be performed at all tiers by contractors which (a) are licensed by the State of California and the City of Los Angeles; (b) shall make a good-faith effort to ensure that at least 30% of all their respective workforces’ construction workers’ hours of Project Work shall be performed


39

by permanent residents of the City of Los Angeles of which at least 10% of all their respective workforces’ construction workers’ hours of Project Work shall be performed by Transitional Workers whose primary place of residence is within a 5-mile radius of the covered project; (c) employ only construction workers which possess all licenses and certifications required by the State of California and the City of Los Angeles; (d) pay their construction workers performing project work the wages prevailing in the project area determined pursuant to California Labor Code § 1770; and (e) have at least 60% of their respective construction workforces on the project from: (1) workers who have graduated from a Joint Labor Management apprenticeship training program approved by the State of California, or have at least as many hours of on-the-job experience in the applicable craft which would be required to graduate from such a state-approved apprenticeship training program, and (2) registered apprentices in an apprenticeship training program approved by the State of California or an out-of-state, federally-approved apprenticeship program; and

3. If the General Plan amendment results in increased allowable residential floor area, density or height, or allows a residential use where previously not allowed, projects with ten or more residential dwelling units shall also provide affordable housing consistent with the provisions of Section 5 of the Build Better LA Initiative.

For the purposes of this Section the following terms have the meaning shown:

“Transitional Worker” means an individual who, at the time of commencing work on the project, resides in an Economically Disadvantaged Area or Extremely Economically Disadvantaged Area and faces at least two of the following barriers to employment: (1) being homeless; (2) being a custodial single parent; (3) receiving public assistance; (4) lacking a GED or high school diploma; (5) having a criminal record or other involvement with the criminal justice system; (6) suffering from chronic unemployment; (7) emancipated from the foster care system; (8) being a veteran; or (9) being an apprentice with less than 15% of the apprenticeship hours required to graduate to journey level in a program.

“Economically Disadvantaged Area” means a zip code that includes a census tract or portion thereof in which the median annual household income is less than $40,000 per year, as measured and reported by the U.S. Census Bureau in the 2010 U.S. Census and as updated by the parties upon the U.S. Census Bureau issuing updated Median Annual Household Income data by census tract in the American Community Survey.

“Extremely Economically Disadvantaged Area” means a zip code that includes a census tract or portion thereof in which the median annual household income is less than $32,000 per year, as measured and reported by the U.S. Census Bureau in the 2010 U.S. Census and as updated by the parties upon the U.S. Census Bureau issuing updated Median Annual Household Income data by census tract in the American Community Survey.


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The Department of Public Works, Bureau of Contract Administration shall bear administrative responsibilities for the labor standards required by this section.

C. Action by City Planning Commission on Proposed Amendments.

1. Notice and Hearing. Before the City Planning Commission acts on a proposed Plan amendment and the Director’s recommendation, the matter shall be set for a public hearing. The City Planning Commission may hold the hearing itself or may direct the Director to hold the hearing. In either event, notice of the time, place and purpose of the hearing shall be given by at least one publication in a newspaper of general circulation in the City (designated for this purpose by the City Clerk), at least ten days prior to the date of the hearing. Notice shall also be mailed to any person requesting notice of the hearing.

At the time of the hearing, the City Planning Commission or the Director shall hear public testimony from anyone wishing to be heard on the matter. The City Planning Commission or the Director may continue the hearing to another date announced publicly at the hearing being continued; no additional notice of the continued hearing need be given. If the hearing is conducted by the Director, he or she shall submit a report to the City Planning Commission summarizing the information received. The report may also contain a recommendation to the City Planning Commission regarding its action on the proposed amendment. The Director shall file his or her report with the City Planning Commission after the close of the hearing.

2. City Planning Commission Action. After receiving the Director’s report, or after the close of a public hearing conducted by the City Planning Commission, the City Planning Commission shall recommend to the Mayor and the Council that the proposed amendment be approved or disapproved in whole or in part. The City Planning Commission’s report to the Mayor and the Council shall set forth the Commission’s reasons for its recommendation.

The City Planning Commission shall act within 90 days after receiving the Director’s report pursuant to Subsection B. If the City Planning Commission fails to do so, the City Planning Commission’s failure to act shall be deemed a recommendation for approval of the Plan amendment.

If the City Planning Commission recommends approval of any proposed Plan amendment or disapproval of either a proposed amendment initiated by the Director or the Council, the Commission shall transmit as soon as possible those actions to the Mayor for consideration and report to the Council. If the City Planning Commission recommends the disapproval of a Plan Amendment initiated by it, the City Planning Commission shall report its decision to the Council and Mayor.


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D. Action by the Mayor on Proposed Amendments. Within 30 days after receipt of the City Planning Commission’s recommendation, the Mayor shall make a recommendation to the Council on the proposed Plan amendment. The Mayor’s report to the Council shall set forth the Mayor’s reasons for his or her recommendation. If the Mayor does not act within the 30-day period, the Mayor’s inaction shall be deemed a recommendation for approval of the Plan amendment.

E. Action by the Council on Proposed Amendments. After receiving the recommendations of the City Planning Commission and the Mayor, or at the expiration of the 30-day period for the Mayor to act, the Council shall hold a public hearing on the proposed Plan amendment.

After the close of the public hearing, the Council may do either of the following:

1. Approve or disapprove the Plan amendment in whole or in part in accordance with Charter Section 555(e); or

2. Propose changes to the Plan amendment.

The Council shall take either of these actions within 75 days after receiving the recommendation of the Mayor, or within 75 days after the expiration of the Mayor’s time to act if the Mayor has not made a timely recommendation. The failure of the Council to act within that 75-day period shall constitute a disapproval of the Plan amendment.

In accordance with Charter Section 555(e), if both the City Planning Commission and the Mayor recommend approval of a proposed amendment, the Council may adopt the amendment by a majority vote. If either the City Planning Commission or the Mayor recommends the disapproval of a proposed amendment, the Council may adopt the amendment only by at least a two-thirds vote. If both the City Planning Commission and the Mayor recommend the disapproval of a proposed amendment, the Council may adopt the amendment only by at least a three-fourths vote.

F. Proposed Changes by the Council. If the Council proposes changes to the Plan amendment that differ from the amendment as initiated or the recommendation of the City Planning Commission, the matter shall be returned simultaneously to the City Planning Commission and the Mayor for their recommendations on the proposed changes. In acting on those changes, the City Planning Commission and the Mayor shall follow the procedures set forth above for their initial action. The City Planning Commission shall act within 60 days of receipt of the Council’s proposed change. The Mayor shall act within 30 days of the receipt of the City Planning Commission’s recommendation on the proposed change, or the expiration of the time for the City Planning Commission to act if the Commission fails to make a timely recommendation. If either the City Planning Commission or the Mayor does not act within the time period, that inaction shall be deemed


42

a recommendation of approval of the proposed changes. The recommendations of the Commission and the Mayor on any changes made by the Council shall affect only those changes. The Council shall act to approve or disapprove, in whole or in part, the Plan amendment, including the Council’s changes, within 120 days after receiving both the City Planning Commission’s and the Mayor’s recommendations on the Council’s proposed changes, or the expiration of their time to act on those changes.

Sec. 4. Requirement for Plan Updates and Consistency.

Section 11.5.8 of Article 1.5 of the Los Angeles Municipal Code is amended to read as follows:

SEC. 11.5.8. GENERAL PLAN REVIEW.

A. Planning Areas. The City is hereby divided into 37 planning areas. Each planning area constitutes an area for which either a community plan, a district plan, or other portion of the Land Use Element of the General Plan has been adopted by the City. The boundaries of each planning area shall be those of the applicable adopted community or district plan, or other portion of the Land Use Element of the General Plan as they existed on enactment of this section. These boundaries may be only changed by amendment to the General Plan pursuant to the procedures set forth in Section 11.5.6 of this Code. No amendment to a plan for any of the 37 planning areas, including reduction in the number of such areas, changes in their respective boundaries, land uses permitted within or at any particular location in any such area, or any other material change, may be made until the completion of a comprehensive assessment of such proposed changes by the Planning Department to ensure that such changes do not:

1. Reduce the capacity for creation and preservation of affordable housing and access to local jobs; or

2. Undermine California Government Code Section 65915 or any other affordable housing incentive program; and

The changes must include a program to create and monitor an inventory of units within the Community Plan Area that are: subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of Lower or Very Low-Income; subject to the City Rent Stabilization Ordinance; and/or occupied by Lower-Income or Very Low-Income households.

B. Action on Proposed Amendments. The City Planning Commission shall receive the assessment by the Planning Department and shall by vote make a recommendation to accept or reject the amendment. The Commission’s recommendation will be received by City Council and the Council shall vote to either accept or reject the


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proposed amendment. The current plans for the 37 planning areas shall remain in full force and effect until or unless the City Council votes to amend them in accordance with this section.

Sec. 5. Affordable Housing and Good Jobs.

A. The following section shall be added into the Los Angeles Municipal Code. The Los Angeles City Council shall have authority to make non-substantive modifications to the language contained within this Initiative solely to conform to the Los Angeles Municipal Code, to the extent necessary. Any such non-substantive modifications, including re-numbering, shall not be required to go through any further voter approval process:

SEC. 11.5.11. AFFORDABLE HOUSING.

(a) Affordable Housing. To be eligible for a discretionary General Plan amendment pursuant to Subdivision B of Section 11.5.6 of the Los Angeles Municipal Code or otherwise, or any zone change or height-district change that results in increased allowable residential floor area, density or height, or allows a residential use where previously not allowed, Projects with ten or more residential dwelling units shall meet one of the following on-site affordability provisions, or satisfy one of the alternative options in subdivision (b) and shall comply with the job standards in subdivision (i).

1. Rental Projects shall provide the following:

(i) No less than the affordability percentage corresponding to the level of density increase as provided in California Government Code Section 65915(f), inclusive of any Replacement Units; or

(ii) If the General Plan amendment, zone change or height district change results in a residential density increase greater than 35%, then the Project shall provide no less than 5% of the total units at rents affordable to Extremely Low Income households, and either 6% of the total units at rents affordable to Very Low Income households or 15% of the total units at rents affordable to Lower Income households, inclusive of any Replacement Units; or

(iii) If the General Plan amendment, zone change or height district change allows a residential use where not previously allowed, then the Project shall provide no less than 5% of the total units at rents affordable to Extremely Low Income households, and either 11% of the total units at rents affordable to Very Low Income households or 20% of the total units at rents affordable to Lower Income households, inclusive of any Replacement Units.


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2. For-sale Projects shall provide the following:

(i) No less than the affordability percentage corresponding to the level of density increase as provided in California Government Code Section 65915(f), inclusive of any Replacement Units; or

(ii) If the general plan amendment, zone change or height district change results in a residential density increase greater than 35% or allows a residential use where not previously allowed, then the Project shall provide no less than 11% of the total units at rents affordable to Very Low Income households, or 20% of the total units at rents affordable to Lower Income households, or 40% of the total units at rents affordable to Moderate Income households, inclusive of any Replacement Units.

3. 100% affordable. Each residential unit in the Project, exclusive of a manager’s unit or units, is affordable to, and occupied by, either a Lower or Very Low Income household.

4. Projects with both for-sale and rental units. When a Project includes both for-sale and rental dwelling units, the provisions of this Section that apply to for-sale residential development shall apply to that portion of the Project that consists of for-sale dwelling units, while the provisions of this Section that apply to rental dwelling units shall apply to that portion of the development that consists of rental dwelling units.

All Projects qualifying for development bonuses pursuant to this Section shall be required to meet any applicable replacement requirements of California Government Code Section 65915(c)(3).

A Developer seeking and receiving a density or development bonus under the provisions of California Government Code Section 65915 or any other State or local program that provides development bonuses shall not be eligible for the development bonuses pursuant to this Section. For purposes of this provision, development bonuses shall include discretionary General Plan amendments, zone changes, and height district changes.

(b) Alternative compliance options. A Project may satisfy the affordability provisions of this section through the following off-site options in lieu of providing affordable units on site:

1. Off-site Construction. The affordability provisions of this Section may be satisfied by constructing off-site affordable units at the following rate:


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(i) No less than the same number of on-site affordable units, at the same or greater mix of unit type and affordability levels as provided in paragraph (a), if constructed within one-half mile of the outer edge of the Project;

(ii) No less than 1.25 times the number of on-site affordable units, at the same or greater mix of unit type and affordability levels as provided in paragraph (a), if constructed within 2 miles of the outer edge of the Project;

(iii) No less than 1.5 times the number of on-site affordable units, at the same or greater mix of unit type and affordability levels as provided in paragraph (a), if constructed within 3 miles of the outer edge of the Project.

The off-site units created pursuant to this paragraph must be on a site that is zoned for residential development at a density to accommodate at least the number of otherwise required units; is suitable for development of the units in terms of configuration, physical characteristics, location, access, adjacent uses and other relevant planning and development criteria; and environmental review has been completed to the satisfaction of the City prior to acceptance of the site by the City. The development of off-site affordable units shall include integration of community space and services as required by the Housing and Community Investment Department for comparable affordable housing development. The first Certificate of Occupancy for the off-site units shall be issued prior to or concurrent with the first Certificate of Occupancy for the original Project. In no event shall the Certificate of Occupancy for the market rate units for the original project be issued prior to the Certificate of Occupancy for the affordable off-site units. Individual affordable units constructed as part of an off-site project under this Section shall not receive development subsidies from any Federal, State or local program established for the purpose of providing affordable housing, and shall not be counted to satisfy any affordable housing requirement for the off-site development. Other units in the same offsite project may receive such subsidies. In addition, subsidies may be used, only with the express written permission by the Department of Housing and Community Investment, to deepen the affordability of an affordable unit beyond the level of affordability required by this Section.

2. Off-site Acquisition. The affordability provisions of this Section may be satisfied by the acquisition of property containing At-Risk Affordable Units and converting the units to non-profit, Community Land Trust, and/or tenant ownership prior to issuance of the Certificate of Occupancy for the original Project. Prior to transferring ownership to a qualified entity, the At-Risk Affordable Units shall achieve a minimum of a C2 rating based on the Fannie Mae Uniform Appraisal Dataset Property Condition Ratings, as assessed and certified by the Housing and Community


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Investment Department (HCID), or as required by HCID to be completed by the Developer and subsequently certified by HCID. Any entity taking ownership of At-Risk Affordable Units pursuant to this Section shall record an affordability covenant, consistent with the provisions of subsection (d), guaranteeing affordability to Lower or Very Low Income Households. The number of At Risk Affordable Units that must be acquired and converted to non-profit or tenant ownership under this subdivision shall be as follows:

(i) No less than the same number of on-site affordable units, at the same or greater mix of unit type and affordability levels as provided in paragraph (a), if acquired within one-half mile of the outer edge of the Project;

(ii) No less than 1.25 times the number of on-site affordable units, at the same or greater mix of unit type and affordability levels as provided in paragraph (a), if acquired within 1 mile of the outer edge of the Project;

(iii) No less than1.5 times the number of on-site affordable units, and affordability levels as provided in paragraph at the same or greater mix of unit type if acquired within 2 miles of the outer edge of the Project.

3. In-Lieu Fee. The affordability provisions of this Section may be satisfied by the payment of a fee to the City in lieu of constructing the affordable units within the Project. The in lieu fee shall be determined by the City based on the following:

(i) The number of units equivalent to 1.1 times the required number of on-site affordable units pursuant to paragraph (a), in the same proportion of affordability, multiplied by the applicable Affordability Gap, as defined herein.

(ii) No later than 90 days from the enactment of this ordinance, the City shall produce a study identifying the Affordability Gap for rental and ownership units of each bedroom size (studio, 1 bedroom, 2 bedroom and 3 bedroom) for each required affordability level. For rental housing, the study shall collect and determine, by unit type and affordability level, the following information from recently completed affordable housing projects funded by the City’s Affordable Housing Trust Fund: total development costs and operating expenses. The study shall also determine the amounts of permanent financing available based on restricted rents and prevailing interest rates. The difference between the total development cost


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and permanent financing amount shall be the Affordability Gaps per unit by unit type and affordability level. For ownership housing, the study shall identify the market median sales prices by unit type in the 37 Community Plan areas. It shall determine the restricted sales prices of for-sale units by unit type and affordability level. The difference between the market median sales price and the restricted sales price shall be the Affordability Gaps per unit by unit type and affordability level.

(iii) The City shall adjust the fee every two years, based on the results of a new Affordability Gaps study (as defined Section 5(b)(3) (ii)). An Affordability Gaps study, the proposed adjusted Affordability Gaps, and the adjusted fees shall be published within 2 years of the date that the original Affordability Gaps study is released, and consecutively thereafter by the date that is 2 years after the release of the previous Gaps study.

The fee is due and payable to the Affordable Housing Trust Fund at the time of and in no event later than issuance of the first building permit, concurrent with and proportional to project phases. The Developer shall have an option to defer payment of all or a portion of the fee upon agreeing to pay a Deferral Surcharge, with the fee and the Deferral Surcharge due and payable at the time of and in no event later than issuance of the Certificate of Occupancy. The Deferral Surcharge will be assessed at the Wall Street Journal Prime Rate plus 200 basis points at the time such fee is due, at the issuance of the building permit. The Deferral Surcharge fee shall be deposited into the Affordable Housing Trust Fund and accounted for and used as provided in Section (c).

(c) Use of Funds. All monies contributed pursuant to this Section shall be deposited in the City’s Affordable Housing Trust Fund. All funds collected under this Section shall be used in the following manner:

1. Except as provided in Subdivision (2) below, the funds collected under this Section shall be used to create and/or preserve housing affordable to Extremely Low-, Very Low-, and Lower-Income households.

2. The City shall designate and separately account for all Deferral Surcharge payments that it receives under this Section to support the creation and/ or preservation of affordable housing within one-half mile of a Major Transit Stop (“TOC area”), with priority to TOC Areas where there is a demonstrated decline in units affordable to and/or occupied by Extremely Low, Very Low and/or Lower Income households. Use of the Deferral Surcharge funds shall include but not be limited to the following:


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(i) Acquisition and/or remediation of land, and/or acquisition, construction, rehabilitation, and/or financing of housing units by a Community Land Trust or non-profit entity which guarantees perpetual affordability of these units for Extremely Low, Very Low and/or Lower-Income Households or a term of affordability of these units that has a duration of a minimum of 55 years.

(ii) Funding for proactive enforcement of the City’s Rent Stabilization Ordinance.

(d) Continuing Affordability/Standards for Affordable Units.

1. All affordable rental housing units created or acquired pursuant to this Section shall be subject to an affordability covenant acceptable to the Housing and Community Investment Department, and recorded with the Los Angeles County Recorder, guaranteeing continuing affordability to the targeted income group for no less than 55 years. In addition, when units are acquired and conveyed pursuant to the Off-Site Acquisition option, the Developer and/or entity taking ownership of the units shall create and implement a plan to prevent involuntary displacement of current tenants. Affordable units provided under this Section shall be comparable to the market rate units in the Project (or off-site location in the case of off-site affordable units) in terms of unit type, number of bedrooms per unit, quality of exterior appearance, energy efficiency, and overall quality of construction.

2. All for-sale housing units created pursuant to this Section shall be subject to an affordability covenant acceptable to the Los Angeles Housing and Community Investment Department, and recorded with the Los Angeles County Recorder, consistent with the for-sale requirements of California Government Code Section 65915(c)(2).

3. A longer term of affordability may be required if the Project receives a subsidy which requires a longer term of affordability. If the duration of affordability covenants provided for in this subsection conflicts with any other government requirement, the longest duration shall control.

(e) Developer Incentives. In addition to the requested General Plan amendments, zone changes and/or height district changes, a Project that provides affordable housing consistent with this Section shall also be entitled to three incentives or concessions specified in California Government Code Section 65915(k) or the applicable Affordable Housing Incentive Program.

(f) Processing. A Project that provides affordable housing consistent with this Section shall be entitled to review and processing by the Expedited Processing Section of the Planning Department dedicated solely to processing entitlements for such Projects with the goal of expediting such Projects.


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(g) City Council approved adjustments to affordable housing set-asides contained herein. The City may, by majority vote of City Council, adjust the affordable housing percentages set forth in this Section upon a showing of substantial evidence that such adjustments are necessary to maximize affordable housing while ensuring a reasonable return on investment for Developers.

(h) Waiver/Adjustment. Notwithstanding any other provision of this Section, the requirements of this Section maybe waived or adjusted only if a Project applicant shows, based on substantial evidence, that compliance with its requirements would result in a deprivation of the applicant’s constitutional rights. The applicant shall bear the burden of presenting substantial evidence to support the request and set forth in detail the factual and legal basis for the claim, including all supporting technical documentation.

In determining whether an applicant has presented substantial evidence to support the request for waiver/adjustment, if upon legal advice provided by or at the behest of the City Attorney, it is determined that applying the requirements of this Section would effectuate an unconstitutional taking of property or otherwise have an unconstitutional application to the property, the requirements of this Section shall be adjusted or waived only to the extent necessary to avoid an unconstitutional result. If an adjustment or waiver is granted, any change in the use within the project shall invalidate the adjustment or waiver. If it is determined that no violation of the United States or California Constitutions would occur through application of this Section, the requirements of this Section remain fully applicable.

(i) All building and construction work on the project will be performed at all tiers by contractors which (a) are licensed by the State of California and the City of Los Angeles; (b) shall make a good-faith effort to ensure that at least 30% of all their respective workforces’ construction workers’ hours of Project Work shall be performed by permanent residents of the City of Los Angeles of which at least 10% of all their respective workforces’ construction workers’ hours of Project Work shall be performed by Transitional Workers whose primary place of residence is within a 5-mile radius of the covered project; (c) employ only construction workers which possess all licenses and certifications required by the State of California and the City of Los Angeles; (d) pay their construction workers performing project work the area standard wages in the project area; and (e) have at least 60% of their respective construction workforces on the project from: (1) workers who have graduated from a Joint Labor Management apprenticeship training program approved by the State of California, or have at least as many hours of on-the job experience in the applicable craft which would be required to graduate from such a state approved apprenticeship training program, and (2) registered apprentices in an apprenticeship training program approved by the State of California or an out-of-state, federally-approved apprenticeship program. The Department of Public Works, Bureau of Contract Administration, shall bear administrative responsibilities for the labor standards required by this subsection.


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(j) Definitions.

“At-Risk Affordable Unit” shall mean any residential dwelling unit that receives government assistance under prescribed federal, State, and/or local programs, or any combination of rental assistance and is eligible to convert to market rate due to termination (opt-out) of a rent subsidy contract, prepayment of a subsidized mortgage, or expiration of rental restrictions. These assistance programs include, but are not limited to, Housing Choice Vouchers [formerly Section 8], project-based rental assistance, subsidized mortgage programs (e.g., FHA), or expiring rent/deed restrictions with the use of State or local funding programs, including Community Redevelopment Agency Covenants.

“Community Land Trust” shall mean a California nonprofit corporation that: (1) has no part of its net earnings inuring to the benefit of any member, founder, contributor, or individual; (2) is neither sponsored by, controlled by, nor under the direction of a for-profit organization; (3) has a corporate membership of adult residents of a particular geographic area as described in the bylaws of the corporation; (4) has a board of directors that: (A) includes a majority of members who are elected by the corporate membership; (B) includes representation by persons occupying and/or leasing any structural improvements on the land; and (C) includes representation by persons residing within the geographic area specified in the bylaws of the corporation who neither lease land from the corporation nor occupy structural improvements controlled by the corporation; (5) acquires and retains parcels of land, primarily for conveyance under long-term ground leases; (6) transfers ownership of many or all of the structural improvements located on such leased parcels to the lessees; and (7) retains a preemptive option to purchase such structural improvements at a price determined by formula that is designed to ensure that the improvements remain affordable to low and moderate income households in perpetuity.

“Developer” shall mean the owner of the Project and, if different from the owner, any person, firm, partnership, association, joint venture, corporation, or any entity or combination of entities which develops or causes to be developed the residential housing project and, if applicable, provides off-site affordable units, together with their successors and assigns, but does not include a lender, any governmental entity or the general contractor working for any developer.




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“Extremely Low-Income Households” is defined in Section 50106 of the Health and Safety Code.

“Lower Income Households” is defined in Section 50079.5 of the Health and Safety Code.

“Project” shall mean the construction, erection, alteration of, or addition to a structure. The term Project shall not include interior or exterior improvements that do not increase the floor area over that of an existing structure, and shall not mean any construction for which a building permit or demolition permit is required to comply with an order issued by the Department of Building and Safety to repair, remove, or demolish an unsafe or substandard condition, or to rebuild as a result of destruction by fire, earthquake or natural disaster, provided that the development is not prohibited by any provision of the Los Angeles Municipal Code and the development does not increase the square footage beyond what previously existed on the site.

“Replacement Unit” shall mean any unit that would need to be replaced pursuant to California Government Code Section 65915(c)(3) if the Project was seeking a density bonus.


“Very Low-Income Households” is defined in Section 50105 of the Health and Safety Code.

B. Section 5.522 of the Los Angeles Administrative Code is amended to read as follows:

Sec. 5.522. Creation and Administration of the Affordable Housing Trust Fund.

(a) There is hereby created and established within the Treasury of the City of Los Angeles a special fund to be known as the City of Los Angeles Affordable Housing Trust Fund (the Fund) for the purposes of receiving and disbursing monies to address the affordable housing needs of the City of Los Angeles. In addition to the initial deposit of funds, the Mayor and City Council may establish additional revenue sources and appropriate funds for deposit in the Fund from time to time. An amount equal to 25% of the initial and continuing net revenue attributable to the 2001 business tax and payroll expense


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tax amnesty program and the initial and continuing net revenue attributable to the revenue program initiated pursuant to information obtained as a result of the enactment of Revenue and Taxation Code Section 1955.1 (AB 63) received in the applicable reporting period shall be allocated to the Fund and shall be transferred by the Controller from the General Fund to the Fund. The Fund shall be administered by the HCID.

(b) The money from the Fund shall only be expended within the boundaries of the City of Los Angeles, pursuant to guidelines (the “Guidelines”) promulgated for this purpose by the Housing and Community Investment Department (“HCID”). The Guidelines shall authorize expenditures from the Rental Housing Production Account, as established by Chapter I, Article 2.9 of the Los Angeles Municipal Code, and the Municipal Housing Finance Fund, Chapter 6, Article 4.5 of the Los Angeles Administrative Code. The Guidelines and any amendments thereto shall be approved by the City Council.

(c) Money in this account shall be used exclusively for the housing needs of the City, for the development and preservation of affordable housing and such other housing activities as that term shall be defined in the Guidelines. Such activities shall include loans and grants, including but not limited to:

(1) Activities by qualified entities to provide affordable housing;

(2) Predevelopment activities, acquisition, development, new construction, rehabilitation and/or restoration of rental and/or ownership of affordable housing in the City of Los Angeles;

(3) Any other activity that contributes to an increased supply of decent, safe and sanitary affordable housing in the City of Los Angeles.

(d) All monies in the Fund shall be held separately from all other funds expended by the HCID. All monies loaned from the Fund shall be repaid to the Fund in accordance with the terms of the loan. The repaid principal and interest shall be placed in the Fund.

(e) Any gifts, contributions or other money received for the stated purposes of the Fund shall be placed in the Fund. All interest earnings accruing on money in the Fund shall become part of the Fund. Money in the Fund shall not revert to the Reserve Fund of the City.

(f) The General Manager of HCID or his or her designee shall make recommendations to the City Council for expenditures from the Fund. No expenditure may be made from the Fund without the prior approval of the Mayor and the City Council, unless otherwise authorized by the Guidelines.

(g) The provisions of this Section are suspended during the fiscal year from July 1, 2009 through June 30, 2010.


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(h) All building and construction work on the project, to extent allowed by the law, will be performed at all tiers by contractors which (a) are licensed by the State of California and the City of Los Angeles; (b) shall make a good-faith effort to ensure that at least 30% of all their respective workforces’ construction workers’ hours of Project Work shall be performed by permanent residents of the City of Los Angeles of which at least 10% of all their respective workforces’ construction workers’ hours of Project Work shall be performed by Transitional Workers whose primary place of residence is within a 5-mile radius of the covered project; (c) employ only construction workers which possess all licenses and certifications required by the State of California and the City of Los Angeles; (d) pay their construction workers performing project work the wages prevailing in the project area determined pursuant to California Labor Code § 1770; and (e) have at least 60% of their respective construction workforces on the project from: (1) workers who have graduated from a Joint Labor Management apprenticeship training program approved by the State of California, or have at least as many hours of on-the-job experience in the applicable craft which would be required to graduate from such a state approved apprenticeship training program, and (2) registered apprentices in an apprenticeship training program approved by the State of California or an out-of-state, federally-approved apprenticeship program. For the purposes of this subsection the following terms have the meaning shown:




The Department of Public Works, Bureau of Contract Administration, shall bear administrative responsibilities for the labor standards required by this subsection. The requirements of this subsection, except clause (d) concerning wages, shall not apply to affordable housing developments of 25 units or less in which all units in the development


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except for managers’ units will be affordable to and occupied by -Lower Income households (as defined in Section 50079.5 of the Health and Safety Code). The requirements of this subsection, except clause (d) concerning wages, shall not apply to developments that have been issued award letters for state and/or local funding, which must include City of Los Angeles Affordable Housing Trust Fund award letters issued, prior to November 30, 2016.

On an annual basis, the Housing and Community Investment Department shall collect data, including but not limited to number and size of affordable housing developments and number of affordable units produced. The City may, by majority vote of City Council, adjust the labor standards required by this subsection, except clause (d) concerning wages, for affordable housing developments between 26 to 50 units in which all units in the development except for managers’ units will be affordable to and occupied by Lower Income households (as defined in Section 50079.5 of the Health and Safety Code), if at all, during the calendar year beginning on January 1, 2020, only upon a showing of substantial evidence, which shall include technical documentation and a detailed factual or legal basis, that such adjustments are necessary to maximize production of affordable housing with good, construction jobs that pay wages in accordance with clause (d).

Sec. 6. Transit Oriented Communities Affordable Housing Overlay.

Subsection A of Section 12.22 of the Los Angeles Municipal Code is amended by adding a new Subdivision 31 to read as follows:

31. Transit Oriented Communities Affordable Housing Incentive Program.

(a) Application of TOC Affordable Housing Incentive Program. This Transit Oriented Communities Affordable Housing Incentive Program, and the provisions contained in the TOC Affordable Housing Incentive Program Guidelines, shall apply to all Housing Developments that are located within a one-half mile radius of a Major Transit Stop, as defined in subdivision (b) of Section 21155 of the California Public Resources Code. Each one-half mile radius around a Major Transit Stop shall constitute a unique Transit Oriented Communities Affordable Housing Incentive Area.

(b) Preparation and Content of TOC Incentive Guidelines. Within 90 days of enactment of this Ordinance, the Director of Planning shall prepare TOC Affordable Housing Incentive Program Guidelines (“TOC Guidelines”) that provide the eligibility standards, incentives, and other necessary components of this TOC Incentive Program described herein. Nothing in the TOC Guidelines shall restrict any right authorized in the underlying zone or height district. The TOC Guidelines shall be drafted consistent with the purposes of this Subdivision and shall include the following:


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(1) Eligibility for TOC Incentives. A Housing Development located within a TOC Affordable Housing Incentive Area shall be eligible for TOC Incentives if it provides minimum required percentages of On-Site Restricted Affordable Units, meets any applicable replacement requirements of California Government Code Section 65915(c) (3), and is not seeking and receiving a density or development bonus under the provisions of California Government Code Section 65915 or any other State or local program that provides development bonuses. Minimum required percentages of On-Site Restricted Affordable Units shall be determined by the Department of City Planning and set forth in the TOC Guidelines at rates that meet or exceed 11% of the total number of dwelling units affordable to Very Low income households; or 20% of the total number of dwelling units affordable to Lower Income households. The Department of City Planning shall also establish an option for a Developer to qualify for the TOC Incentives by providing a minimum percentage of units for Extremely Low Income Households, which shall be set at no less than 7%. In calculating the required Restricted Affordable Units, the percentage shall be based on the total final project unit count, and any number resulting in a fraction shall be rounded up to the next whole number. In creating the TOC Guidelines, the Department of City Planning shall identify incentives for projects that adhere to the labor standards required in Section 5 of this Ordinance provided, that no such incentives will be created that have the effect of undermining the affordable housing incentives contained herein or in Government Code Section 65915.

(2) TOC Incentives. An Eligible Housing Development shall be granted TOC Incentives, as determined by the Department of City Planning consistent with the following:

(i) Residential Density increase. An Eligible Housing Development shall be granted increased residential density at rates that shall meet or exceed a 35% increase. In establishing the density allowances, the Department of City Planning may allow adjustments to minimum square feet per dwelling unit, floor area ratio, or both, and may allow different levels of density increase depending on the Project’s base zone and density.

(ii) Parking. An Eligible Housing Development shall be granted parking reductions consistent with California Government Code Section 65915(p).

(iii) Incentives and Concessions. An Eligible Housing Development may be granted up to either two or three incentives or concessions based upon the requirements set forth in California Government Code Section 65915(d)(2).


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(c) Approval of TOC Guidelines and Incentives. The City Planning Commission shall review the TOC Guidelines and shall by vote make a recommendation to adopt or reject the TOC Guidelines.

(d) Process for changing TOC Incentives and Eligibility. The TOC Incentives and the required percentages for On-Site Restricted Affordable Units may be adjusted for an individual TOC Affordable Housing Incentive Area through a Community Plan update, Transit Neighborhood Plan, or Specific Plan, provided that the required percentages for On-Site Restricted Affordable Units may not be reduced below the percentages set forth in subdivision (b).

(e) Procedures. Application for the TOC Incentives shall be made on a form provided by the Department of City Planning, and shall follow the procedures outlined in Los Angeles Municipal Code Section 12.22.A.25(g).

(f) Covenant. Prior to issuance of a building permit to create a Housing Development, the following shall apply:

(1) For any Housing Development qualifying for a TOC Incentive that contains rental housing for Extremely Low, Very Low, or Lower Income households, a covenant acceptable to the Los Angeles Housing and Community Investment Department shall be recorded with the Los Angeles County Recorder, guaranteeing that the affordability criteria will be observed for 55 years or longer.

(2) For any Housing Development qualifying for a TOC Incentive that contains for-sale housing, a covenant acceptable to the Housing and Community Investment Department and consistent with the for-sale requirements of California Government Code Section 65915(c)(2) shall be recorded with the Los Angeles County Recorder.

(3) If the duration of affordability covenants provided for in this subdivision conflicts with the duration for any other government requirement, the longest duration shall control.

(g) Definitions.

“Eligible Housing Development” shall mean a Housing Development that includes On-Site Restricted Affordable Units at a rate that meets or exceeds the minimum requirements to satisfy the TOC Incentives, as determined by the Department of City Planning and as set forth in paragraph (b)(1) above.


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“Extremely Low-Income Households” is defined in Section 50106 of the Health and Safety Code.

“Housing Development” shall mean the construction of five or more new residential dwellings units, the addition of five or more residential dwelling units to an existing building or buildings, the remodeling of a building or buildings containing five or more residential dwelling units, or a mixed use development containing residential dwelling units.

“Lower Income Households” is defined in Section 50079.5 of the Health and Safety Code.

“On-Site Restricted Unit” shall mean a residential unit for which rental or mortgage amounts are restricted so as to be affordable to and occupied by Extremely Low, Very Low, or Lower income households, as determined by the Housing and Community Investment Department.

“Very Low-Income Households” is defined in Section 50105 of the Health and Safety Code.

Sec. 7. Enforcement.

Any aggrieved person or resident of the City of Los Angeles shall have the right to maintain an action for equitable relief to restrain any violation of this Ordinance, or City failure to enforce the duties imposed on it by this Ordinance. The provisions of this Act shall be construed liberally to effectuate its intent and purposes. A joint labor-management committee established pursuant to the federal Labor Management Cooperation Act of 1978 (29 U.S.C. Section 175a) may bring an action in any court of competent jurisdiction against an employer that fails to pay the prevailing wage to its employees as required by this Ordinance.

Sec. 8. Relationship to Other Laws.

All the provisions of this Ordinance are hereby declared by the people to be in direct and irreconcilable conflict with all of the provisions of any other initiative measure on the subject of development, the General Plan, planning areas, development project approvals, building or demolition permits, building moratoria, parking, affordable housing or wages for construction work and shall supersede the provisions of any such other initiative, if a majority of the voters vote in favor of both measures but this measure receives more votes than the other initiative. The people hereby declare that they intend that no other changes to existing laws concerning development shall be made by initiative except the ones in this Ordinance. The people do hereby expressly declare that any limitation on General Plan amendments, zone changes, or height district changes, enacted by ordinance or ballot initiative:


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(a) Shall not preclude the City’s ability to approve a density bonus pursuant to Government Code Section 65915 and LAMC 12.22.A.25 and/or the incentives and concessions and vehicular parking ratios referenced therein.

(b) Shall not preclude the City’s ability to approve a Project that meets the requirements contained in Section 5 of the Build Better LA Initiative.

Sec. 9. Adoption Date and Effective Dates.

If the City Council approves this measure, or if a majority of the voters pass this Ordinance, it shall become a valid enactment of the City, binding on the City Council and all other City officials, as of the earliest date allowed by law.

Sec. 10. Future Amendments.

Each provision of this Ordinance shall remain in full force and effect for 10 years from the effective date of the Ordinance, unless amended or repealed by a vote of the people. The City Council of the City of Los Angeles may re-enact all of the same provisions, without amendment, following the expiration of 10 years from the effective date of this Ordinance for two successive periods of five years each but failing such action, all such provisions shall terminate automatically and shall thereafter be of no further force or effect provided that any project approved under the provisions of this Ordinance before its expiration shall be allowed to proceed as thereby approved.

Sec. 11. Severability.

This Act shall be interpreted so as to be consistent with all federal, state and local laws, rules and regulations. If any section, subsection, subdivision, clause, sentence, phrase or portion of this Ordinance is declared unconstitutional or invalid by a court of competent jurisdiction, the remaining sections, subsections, subdivisions, clauses, sentences, phrases and portions shall remain in full force and effect, and to this end the provisions of this Ordinance are severable. The voters thus declare that they would have passed all sections, subsections, subdivisions, clauses, sentences, phrases and portions of this Ordinance without the section, subsection, subdivision, clause, sentence, phrase or portion held unconstitutional or invalid.

Sec. B. The City Clerk is hereby authorized and directed to publish a notice containing the proposed ballot measure, specifying the date of November 8, 2016, as the date the measure is to be voted upon by the qualified voters of the City of Los Angeles. The notice shall be published once in a newspaper of general circulation in the City of Los Angeles, and in each edition thereof during that day of publication. The City Clerk is authorized and directed to prepare and keep in the City Clerk’s office a sufficient supply of copies of the proposed ballot measure and to distribute the proposed ballot measure to any and all persons requesting a copy. Further, the City Clerk is authorized and directed to mail copies of the proposed ballot measure to each of the qualified voters of the City of Los Angeles.


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Sec. C. The City Clerk is hereby authorized and directed to cause a notice to be published once in a newspaper of general circulation that copies of voter information pamphlets containing the proposed ballot measure may be obtained upon request in the City Clerk’s office.

Sec. D. The City Clerk shall file a duly certified copy of this Resolution forthwith with the Board of Supervisors and with the Registrar-Recorder of the County of Los Angeles.


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ATTACHMENT 2

[Q] ORDINANCE 179884: EFFECTING A ZONE CHANGE FROM [Q]R3-1-0 AND R3-1-0 TI [Q]R3-1-0 FOR PROPERTIES GENERALLY BOUNDED BY

FAIRFAX AVENUE , PICKFORD STREET, ODGEN DRIVE, AND PICO BOULEVARD (THE ZONE CHANGE IMPOSES [Q] QUALIFIED

CONDITIONS THAT WOULD APPLY TO THE R3 ZONED LOTS WITHIN THE AREA AND WOULD REQUIRE A MAXIMUM HEIGHT LIMIT OF 35

FEET OR A MAXIMUM HEIGHT LIMIT OF 45 FEET, WHERE APPLICABLE, PROVIDED THE PROJECT ADHERES TO THE URBAN

DESIGN STANDARDS SPECIFIED IN THE [Q] CONDITIONS

CITY OF LOS ANGELES C A L I F O R N I A Office of the

CITY CLERK KAREN E. KALFAYAN

City CierC Council and Public Services Room 395, City Hall

Loo Angeles, CA 90012 General Information - (213) 978-1133

Fax: (213) 978-1040 When making inquiries relative to this matter, please refer to the Council File No.

CLAUDIA M. DUNN Chief. Council and Public Services Division

A N T O N I O R. V I L L A R A I G O S A MAYOR

May 22,2008

Councilmember Wesson Office of the Mayor City Planning Department Attn: Beatrice Pacheco (wlcopy of ordinance) / cc: Director of Planning cc: Geographic Information Section

Attn: Fae Tsukamoto Bureau of Engineering, Land Development Group

Department of Transportation, TrafficIPlanning Sections

Bureau of Street Lighting, "6" Permit Section

Fire Department Department of Building and Safety C/O Zoning Coordinator cc: Residential Inspection Unit

Mail Stop 11 5

RE: EFFECTING A ZONE CHANGE FROM [Q]R3-1-0 AND R3-1-0 TI [Q]R3-1-0 FOR PROPERTIES GENERALLY BOUNDED BY FAIRFAX AVENUE , PICKFORD STREET, ODGEN DRIVE, AND PIC0 BOULEVARD (THE ZOPJE CHANGE IMPOSES [Q] QUALIFIED CONDITIONS THAT WOULD APPLY TO THE R3 ZONED LOTS WITHIN THE AREA AND WOULD REQUIRE A MAXIMUM HEIGHT LIMIT OF 35 FEET OR A MAXIMUM HEIGHT LIMIT OF 45 FEET, WHERE APPLICABLE, PROVIDED THE PRO.IECT ADHERES TO THE URBAN DESIGN STANDARDS SPECIFIED IN THE [Q] CONDITIONS

At the meeting of the Council held Mav 7, 2008, the following action was taken:

Attached report adopted .................................................................................................................... Motion adopted to approve communication recommendation(s) ...................................................... Ordinance adopted ............................................................................................................................ X Ordinance number ............................................................................................................................. 179884 . Posted date ........................................................................................................................................ 05-20-08 . Effective date ..................................................................................................................................... 06-29-08 . Mayor vetoed ................................................................................................................... ................... Mayorapproved ................................................................................................................................. 05-16-08 . Mayor failed to act - deemed approved ............................................................................................ Findings adopted ...............................................................................................................................

............................................................................................................................... Generally exempt

City Clerk cr

A N E Q U A L EMPLOYMENT O P P O R T U N I T Y - AFFIRMATIVE ACTION EMPLOYER

ORDINANCE NO. . 179SS4

An ordinance amending Section .12.04 of the Los Angeles Municipal Code by amending the zoning map.

THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS:

Section 1. Section 12.04 of the Los h g e l e s Municipal Code is hereby amended by changing the zones and zone boundaries shown upon a portion of the zone map attached thereto and made a part of Article 2, Chapter 1 of the Los h g e l e s Municipal Code, so that such portion of the zoning map shall be as follows:

NOT TO SCALE

C.M. 129 B 173,129 B 177 CPC 2007-0540 ZC

JQ1 QUALIFIED PERMANENT CONDITIONS OF APPROVAL

Section 2. Pursuant to Section 12.32.G of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the "Q" Qualified classification.

1. Plans. Prior to issuance of building pemits, detailed development plans, including a complete landscape plan and irrigation plan shall be submitted to the satisfaction of the Planning Department.

2. Approval Verification. Copies of any approved plans, guarantees or verification of consultations, review or approval as may be required by the following conditions of approval shall be provided to the Plar~ning Department for attachment to the subject file.

3. Definition. Any agencies or public officials referenced in these conditions shall mean those agencies or public officials or their successors or designees.

4. Neighborhood Character. The architectural design elements of the front and rear elevations of buildings shall draw from design elements found in prevailing architectural styles in the area.

5. Open Space. Open space shall be provided per LAMC Section 12.21 G. Courtyards and building breaks required by these conditions may count as common open space notwithstanding the provisions of LAMC Section 12.21 G 2(a)(l).

6. Landscaping. All open areas not used for buildings, driveways, surface parking areas, recreational facilities, or walks shall be attractively landscaped, including an automatic irrigation system, in accordance with a landscape plan prepared by a licensed landscape architect, licensed architect, or landscape contractor to the satisfaction of the Planning Department.

7. Landscaping of Open Space Areas. A minimum of 50 percent of common usable open space areas shall be planted in ground cover, shrubs or trees. Trees shall be planted in the required front and rear yard setback area at a ratio of one tree per every 300 square feet of front and rear yard provided. Trees may not be less than 24-inch box in size, and shall be planted within open space areas. An automatic irrigation system shall be provided for all required landscaped areas. Landscaped areas located on top of a parking garage or deck shall include permanent planters at least 30 inches in depth (1 2 inches for lawnlground cover) and be properly drained.

8. Landscaping of the Rear Yard Setback. Required rear yard setback areas shall not be used for surface parking, and shall be landscaped as a greenbelt area with a maximum of 20 percent hardscape. Vegetative landscape screening shall be incorporated into the landscape plan to minimize views across rear property lines.

9. Parking Level Screening. Any portion of a parking level, which exceeds finished grade, shall be screened from the view of the public right-of-way by landscape features including trees, shrubbery, planter boxes or berms at least three (3) feet in height. Any planter box or berm shall not be used to calculate the height of a structure.

10. Roof Top Structures. All structures on the roof, including air conditioning units, mechanical equipment, vents, and parapets, shall be fully screened from view from any adjacent residential zoned properties through the use of materials and colors that match the exterior walls of the structure. Any roof projections shall be located a minimum of 5 linear feet from the roof edge. Any roof projections within 10 linear feet from the roof edge shall be limited to a height of 5 feet. Roof projections located greater than 10 linear feet from the roof shall be permitted per LAMC.

11. Articulation. All exterior faces on new buildings and those involving the exterior alteration of existing buildings shall be designed to provide articulation that provides relief for every 30 feet in horizontal length and every 20 feet in vertical length, created by architectural detail or a change in material. The fapde may be modulated with porches, balconies, window treatments, recessed windows, curves, openings, or architectural details. In addition, for those buildings greater than 35 feet in height, the exterior faces of the upper floor shall be differentiated through the use of such design features as material or color and shall have differently articulated windows from the windows below 35 feet.

12. Balconies. Cantilever balcony protrusions into required front and rear yard setbacks shall be lirr~ited to 24 inches in depth. The horizontal dimension of each protruding balcony shall be limited to 75 percent of the width of the residential unit it serves.

13. Height of properties on the east side of Orange Grove Avenue. For those R3 zoned properties on the east side of Orange Grove Avenue abutting R2 zoned lots, no building or str~~cture located on the subject property (properties) shall exceed 33 feet in height.

14. Height of properties on the west side of Orange Grove Avenue. For those R3 zoned properties on the west side of Orange Grove Avenue, no building or structure located on the subject property (properties) shall exceed 35 feet in height. However, a maximum height of 45 feet shall be permitted provided that any additional height above 35 feet shall be stepped back one foot for each additional foot of height above 35 feet from anv exterior face of the building or structure that is facing any street.

15. Height of properties on the east side of Fairfax fronting Pickford Street. For those R3 zoned properties fronting Pickford Street, no exterior face of the building or structure that is facing Pickford Street shall exceed 35 feet. However, a maximum height of 45 feet shall be permitted provided that any additional height above 35 feet shall be stepped back one foot for each additional foot of height above 35 feet from anv exterior face of the building or structure that is facing Pickford Street.

16. Front Yard: Orange Grove Avenue.

A. Development fronting Orange Grove Avenue shall designate Orange Grove Avenue as the required front yard.

B. Not withstanding LAMC Section 12.10 C. 1, development fronting Orange Grove Avenue shall provide a minimum 20-foot front yard setback.

17. Setbacks: Orange Grove Avenue. A 15-foot setback at grade level shall be required on anv side of a building that is abutting any R2 zoned lot.

18. Building Breaks: Orange Grove Avenue.

A. For buildings between 150-190 linear feet in width or depth, one of the following two options shall be met:

option 1: A front courtyard shall be provided adjacent to the front yard setback at ground level, with a minimum width and depth of 20 linear feet and a minimum total area of 700 square feet. It shall be open to the sky and not be located within 40 linear feet of a side property line. Any courtyard fencing shall be predominantly open or transparent in deign. A required courtyard shall be located no more than three (3) vertical feet from sidewalk grade. A minimum of 20 percent of a courtyard shall consist of planted ground cover, shrubs, trees, water features, or permanent planter boxes.

option 2: A minimum of one terrace shall be provided along the front facade of a building to provide articulation and open space for each unit located on the second floor or above. Terraces shall have a minimum area of 100 square feet each and have a minimum width and depth of 8 linear feet and need not be open to the sky but shall not be enclosed. For those portions of a building above 35 feet, a building stepback of 8 linear feet or greater shall satisfy this requirement.

B.. For buildings greater than 190 linear feet in width or depth, no portion of a building above qrade level shall exceed 190 linear feet in either width or depth excluding those portions of the building used for parking. If a building exceeds 190 linear feet in width or depth below qrade level, then any two portions of the building above grade level that would together exceed 190 linear feet shall be considered separate buildings with an assumed common lot line between them, and each portion shall be set back from such assumed common lot tie a minimum of 6 feet, excluding those portions of the building used for parking.

Sec. 2. The City Clerk shall certify to the passage of this ordinance and have it published in accordance with Council policy, either in a daily newspaper circulated in the City of Los Angeles or by posting for ten days in three public places in the City of Los Angeles: one copy on the bulletin board located at the Main Street entrance to the Los Angeles City Hall; one copy on the bulletin board located at the Main Street entrance to the Los'Angeles City Hall East; and one copy on the bulletin board located at the Temple Street entrance to the Los Angeles County Hall of Records.

I hereby certify that the foregoing ordinance was introduced at the meeting of the Council of the City of Los Angeles of April 30, 2008, and was passed at its meeting of MAY 0 7 2008

KAREN E. KALFAYAN, Interim City Clerk

B Y - +$--- Deputy

Approved MY I 6 BOB

Approved as to Form and Legality

Pursuant to Sec. 559 of the City Charter, ROCKARD J. DELGADILLO, City Attorney I approve this ordinance on behalf of the City

Planning Commission and recommend its adoption. ..

BY April 18, 2008

City Attorney See attached report

File No. C.F. 08-0324 CPC-2007-540

DECLARATION O F POSTING ORDINANCE

I, MARIA C . R I C O , s t a t e a s f o l l ows : I am, and was a t a l l t i m e s h e r e i n a f t e r

mentioned, a r e s i d e n t o f t h e S t a t e o f C a l i f o r n i a , o v e r t h e age of e i g h t e e n y e a r s ,

and a Deputy C i t y C le rk o f t h e C i t y of Los Angeles, C a l i f o r n i a .

O r d i n a n c e N o . 179884 - Z o n e change for property qenerally bounded by Fairfax

A v e n u e , Pickford Street, O g d e n D r i v e , and P i c o Boulevard w i t h i n P l a n Area - CPC

2007-0540 ZC - a copy of which i s h e r e t o a t t a c h e d , was f i n a l l y adopted by t h e

Los Angeles C i t y Council on M a y 7 , 2008, and under t h e d i r e c t i o n of s a i d C i t y

Counci l and t h e C i t y Cle rk , pu r suan t t o S e c t i o n 251 of t h e C h a r t e r o f t h e C i t y

of Los Angeles and Ordinance No. 172959, on M a y 20, 2008 I p o s t e d a t r u e copy

of s a i d o rd inance a t each o f t h r e e p u b l i c p l a c e s l o c a t e d i n t h e C i t y of Los

Angeles, C a l i f o r n i a , a s f o l l o w s : 1) one copy on t h e b u l l e t i n board l o c a t e d a t

t h e M a i n S t r e e t e n t r a n c e t o t h e L o s Angeles C i t y H a l l ; 2 ) one c o p y o n t h e b u l l e t i n

board l o c a t e d a t t h e Main S t r e e t e n t r a n c e t o t h e Los Angeles C i t y H a l l Eas t ;

3) one copy on t h e b u l l e t i n board l o c a t e d a t t h e Temple S t r e e t e n t r a n c e t o t h e

H a l l o f Records of t h e County of Los Angeles.

Copies o f s a i d o rd inance w e r e p o s t e d consp icuous ly beg inn ing on M a y 20,

2008 and w i l l b e con t inuous ly p o s t e d f o r t e n o r more days .

I d e c l a r e under p e n a l t y o f p e r j u r y t h a t t h e f o r e g o i n g i s t r u e and c o r r e c t .

Signed t h i s 20 th day of M a y 2008 a t Los Angeles, C a l i f o r n i a . -

Maria C. Rico, Deputy C i t y C le rk

O r d i n a n c e E f f e c t i v e D a t e : June 29, 2008 Rev. (LC! 1/06)

C o u n c i l F i l e N o . 08-0324

TO THE COUNCIL OF THE CITY OF LOS ANGELES

Your PLANNING AND LAND USE MANAGEMENT

FILE NO. 08-0324

Committee

reports as follows:

NEGATIVE DECLARATION, PLANNING AND LAND USE MANAGEMENT COMMITTEE REPORT and ORDINANCE relative to a Zone Change for property generally bounded by Fairfax Avenue, Pickford Street, Ogden Drive, and Pico Boulevard within the Wilshire Plan Area.

Recommendations for Council action, SUBJECT TO THE APPROVAL OF THE MAYOR:

1. FIND that this project will not have a significant effect on the environment, pursuant to the City's Environmental Guidelines and is in compliance with the California Environmental Quality Act; that the Negative Declaration reflects the independent judgment of the lead agency in the City of Los Angeles; that the documents constituting the record of proceedings in this matter are located in Council File No. 08-0324 in the custody of the City Clerk and in the files of the Department of City Planning in the custody of the Environmental Review Section; and ADOPT the Negative Declaration [ENV 2007-541 ND].

2. ADOPT the April 18, 2008 FINDINGS of the Director of Planning as modified as the Findings of the Council:

Findings B-2. This condition imposes a 33 feet height limit (strike out 35 feet height limit) for those buildings on the east side of Orange Grove Avenue abutting R2 lots. When combined with the 15- foot yard setback requirement, this standard further reinforces adequate transitions between Medium density lots and abutting lower density lots.

3. PRESENT and ADOPT the accompanying NEW ORDINANCE, approved by the Director of Planning, effecting a Zone Change from [Q]R3-1-0 and R3-1-0 to [Q]R3-1-0 for properties generally bounded by Fairfax Avenue, Pickford Street, Ogden Drive, and Pico Boulevard (The Zone Change imposes [Q] Qualified Conditions that would apply to the R3 zoned lots within the area and would require a maximum height limit of 35 feet or a maximum height limit of 45 feet, where applicable, provided the project adheres to the urban design standards specified in the [Q] Conditions. The proposed [Q] Conditions also require increased landscaping, building articulation, and yards for new development and are designed to preserve the neighborhood character in the area.) The Planning and Land Use Management (PLUM) Committee approved this project, as amended by Council District Ten as follows:

Height of properties on the east side of Orange Grove Avenue. For those R3 zoned properties on the east side of Orange Grove Avenue abutting R2 zones lots, no building or structure located on the subject property (properties) shall exceed 33 feet in height (strike out 35 feet height limit).

Applicant: City of Los Angeles CPC 2007-540 ZC

Said rezoning shall be subject to the "Q" Qualified classification zone limitations substantially as shown on the sheet(s) attached to the Committee report.

4. REMOVE the (T) Tentative classification as described in detail on the sheet(s) attached to the Committee report.

5. ADVISE the applicant of "Q" Qualified classification time limit as described in the Committee report.

6. ADVISE the applicant that, pursuant to California State Public Resources Code Section 21081.6, the City shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring.

7. ADVISE the applicant that, pursuant to State Fish and Game Code Section 71 1.4, a Fish and Game Fee and/or Certificate of Fee Exemption is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination filing.

8. NOT PRESENT and ORDER FILED the Ordinance approved by the City Planning Commission on December 13,2007.

Fiscal Impact Statement: The CPC reports that there is no General Fund impact, as administrative costs are recovered through fees.

TIME LIMIT FILE - MAY 7, 2008

(LAST DAY FOR COUNCIL ACTION - MAY 7,2008)

Summary:

At its meeting held March 25,2008, the Planning and Land Use Management (PLUM) Committee recommended that Council approve the accompanying Zone Change Ordinance from [Q]R3-1-0 and R3-1-0 to [Q]R3-1-0 for properties generally bounded by Fairfax Avenue, Pickford Street, Ogden Drive, and Pico Boulevard (The Zone Change imposes [Q] Qualified Conditions that would apply to the R3 zoned lots within the area and would require a maximum height limit of 35 feet or a maximum height limit of 45 feet, where applicable, provided the project adheres to the urban design standards specified in the [Q] Conditions. The proposed [Q] Conditions also require increased landscaping, building articulation, and yards for new development and are designed to preserve the neighborhood character in the area.) The PLUM Committee approved the project, as amended by Council District Ten asfollows:

Findings 8-2. This condition imposes a 33 feet height limit (strike out 35 feet height limit) for those buildings on the east side of Orange Grove Avenue abutting R2 lots. When combined with the 15-foot yard setback requirement, this standard further reinforces adequate transitions between Medium density lots and abutting lower density lots.

Height of properties on the east side of Orange Grove Avenue. For those R3 zoned properties on the east side of Orange Grove Avenue abutting R2 zones lots, no building or structure located on the subject property (properties) shall exceed 33 feet in height (strike out 35 feet height limit).

The PLUM Committee recommended that the Council approve the accompanying Zone Change Ordinance, subject to the revised conditions. The Director of Planning has reviewed and approved the modified conditions, and the Ordinance.

As indicated in Recommendation No. 5 and pursuant to Section 12.32-G 3 of the Los Angeles Municipal Code (LAMC), the applicant is hereby advised that:

". . . the Council may decide to impose a permanent "Q" Condition . . . identified on the zone change map by the symbol Q in brackets . . . There shall be no time limit on removal of the brackets around the [Q] Qualified designation nor on removal of the [TI Tentative designation. After the conditions of the permanent [Q] Qualified classification have been fulfilled, the brackets surrounding the Q symbol shall be removed."

Respectfully submitted,

PLANNING AND LAND USE MANAGEMENT COMMITTEE

MEMBER VOTE REYES: YES HUIZAR: ABSENT WEISS: YES

BG:ys 4-24-08 CD 10 Attachments: Ordinance

Findings "Q" Conditions of Approval

r,rplrrp~ - i i u L i 7 -,CCI.TEG TQ APf ADOPTm RGkT COYFA!lTE RT WECol\4i~!EPiD~4TEsf~~5 APR 3 0 2008

MAY 0 7 2008

UIS ANGELES CITY COUNCIL

Council File No. 08-032A CPC-2007-540-ZC

FINDINGS

I. General Plan Findings The subject area is within the Wilshire Community Plan Area and has a General Plan Designated Land Use of Medium density residential. The subject area is currently zoned R3- 1-0. The proposal adds design standards by imposing [Q] Qualified Conditions. The zone change is in conformance with the General Plan.

A. Wilshire Community Plan

The zone change will promote the following objectives, policies and goals of the Wilshire Community Plan which calls for the creation of neighborhood preservation plans which further refine and tailor development standards to neighborhood character.

Policy 1-1.1 Protect existing stable single family and low density residential neighborhoods from encroachment by higher density residential uses and other uses that are incompatible as to scale and character, or would otherwise diminish quality of life.

The design standards, including various height requirements, will promote development that will better maintain the scale and character of the community and improve transitions between abutting R3 and R2 zoned properties. The proposed 15-foot setback for any multi-family development that abuts an R2 zoned lot further advances an orderly transition of scale and massing between zones. The requirement paired with the stepbacks for upper floors creates a better transition between the densities and will also result in reduced shadelshadow impacts.

Objective 1-1.3 Provide for adequate Multiple Family residential development.

The design standards will promote development that maintains the character and scale of the community without reducing the current allowable R3-1 density.

Objective 1-3 Preserve and enhance the varied and distinct residential character and integrity of existing residential neighborhoods.

The design standards will promote development that will enhance the character of the community through courtyards, terraces, and landscaping while permitting the allowable density. For example, paved rear yards will no longer be acceptable due to the proposed rear yard landscaping requirements which will not only provide a ground level private landscaped area for project residents but reduce localized heat gain from paved surfaces.

Chapter V, Urban Design The Urban Design chapter calls for urban designs standards for multi-family residential development that include, but are not limited to, requiring useable open space for outdoor activities, especially for children; the use of articulation, recesses, surface

Council File No. 08-032A CPC-2007-540-ZC F-2

perforations and/or porticoes to break up long, flat building facades; and the screening of rooftop equipment and building appurtenances from view.

The proposed design standards include an increase in common open space requirements in order to minimize rear yard hardscape, rigorous fa~ade articulation, and the screening of rooftop equipment to meet the urban design standards.

B. General Plan Framework

The General Plan Framework, adopted in December 1996, provides long term guidance on land use issues for the entire City. The subject area is located within an area designated as Medium Residential. The Framework Element establishes guidelines to achieve higher quality multi-family dwellings, by regulating massing, scale, articulation, and open space and landscaping. Photographic examples are presented that encourage new multi-family housing development to incorporate modulated building volumes, articulated facades, and extensive landscape with its principal fa~ade entrances oriented to the street.

Policy 3.1.8 Consider the formulation of plans that facilitate the local community's identification of precise uses, densities, and design characteristic for development and the public streetscape for neighborhood areas smaller than the community plans, provided that the Framework Element's differentiation and relationship among land use districts are generally maintained, there is no significant change in the population and employment 'capacity of the neighborhood, and there is no significant reduction in overall housing capacity.

The standards address issues raised by stakeholders in the community while balancing the need to retain housing capacity. Site plan and building design regulations mitigate impacts of massing on the shade, scale, shadow, aesthetics, and public streetscape.

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.

Issues that include yard setbacks, height, scale, massing, and landscape buffers were addressed and discussed in working group meetings. The proposed standards address these and other issues related to site planning, building design, architectural details, and landscaping which will contribute to the development of high quality multi-family dwellings and the creation of a cohesive neighborhood. This desired outcome is in line with the Livable Neighborhoods Section of the Element which states that the City's current form and character resides largely in its neighborhoods.

Objective 5.1 Translate the Framework Element's intent with respect to citywide urban form and neighborhood design to the community and neighborhood levels through locally prepared plans that build on each

Council File No. 08-0324 CPC-2007-540-ZC F-3

neighborhood's attributes, emphasizes quality of development and provide or advocate 'proactive" implementation programs.

The development of the zone change [Q] Conditions standards are tailored to the community and respond to the local context.

C. General Plan Housinq Element

The proposed zone change adheres to Goal 2 of the Livable Communities Issue of the Housing Element by taking steps to preserve, stabilize, and enhance livabilitylsustainability in single and multi-family housing by utilizing approved design standards. The zone change will meet this goal while maintaining the current zoning capacity.

Objective 1.1. Encourage production and preservation of an adequate supply of rental and ownership housing to meet the identified needs of persons of all income levels and special needs.

The standards within the zone change [Q] Conditions address the compatibility issues of the area within the zone change boundaries while preserving the ability to develop multi-family housing.

Policy 2.8.1. Establish individual community visions that retain and enhance community character through the Community Plan Update Program and the Frame work Element.

The standards within the zone change [Q] Conditions were developed to specifically address the needs of the area within the zone change boundaries. The unique land use characteristics of the neighborhood; stakeholders concerns; and recent R3 zoned parcel development patterns guided the development of the proposed urban design regulations.

2. Zone Change Findings

The proposed zone change ordinance and permanent [Q] conditions are in conformance with public necessity, convenience, general welfare and good zoning practice.

The subject ordinance conforms to the public necessity, convenience, general welfare and good zoning practice in that these measl-ires would prevent new developments which are incompatible with the goals of the Wilshire Community Plan by softening the scale and massing of developments as they relate to shade, shadow, and aesthetics. The proposed urban design standards mitigate negative impacts related to shade and shadow by requiring building stepbacks, setbacks, increased landscaping, and building articulation and faqade breaks.

The proposed zone change ordinance is in substantial conformance with the purposes, intent and provisions of the General Plan in that it would protect and improve the general environment of the community by placing design


controls on site planning, building design, architectural details and landscaping to ensure that they are of a scale and character that is consistent with the Wilshire Community Plan. With these restrictions in place the development of multi-family buildings can be guided with respect to shade, shadow, and aesthetics.

3. Q Conditions Findings

The establishment of the proposed [Q] conditions ensures that the proposed design standards are fully implemented. These standards are based on many objectives and policies of the General Plan relating to urban design standards and the development patterns of multi-family residential areas.

A. Site Planning

A 7 5-foot setback at grade level shall be required on anv side of a building that is abutting any R2 zoned lot.

Finding A-I. The [Q] Condition for setbacks on all sides that abut R2 lots was placed in the conditions because the zoning code designates the narrowest linear frontage of a lot as the front yard. When lots are combined and include a lot on a side street, the yard facing the side street becomes the front yard. This results in the narrow side yard and the building bulk being placed adjacent to older structures and single family homes with increased shadelshadow irr~pacts. The subject condition ensures new development adheres to prevailing setbacks and separation between buildings which would not occur if the original front and rear yards remained the same. The condition also accommodates necessary DWP easements along property lines.

Front Yard: Orange Grove Avenue.

A. Development fronting Orange Grove Avenue shall designate Orange Grove Avenue as the required front yard.

B. Not withstanding LAMC Section 72.70 C. I, development fronting Orange Grove Avenue shall provide a minimum 20-foot front yard setback.

Finding A-2. The [Q] Condition for front yards on Orange Grove Avenue was placed in the conditions to maintain the neighborhood character and scale, to address front yard designation on corner lots, and to accommodate necessary DWP easements along property lines. The provision requiring a 20-foot front yard setback is consistent with a typical front yard setback found in the neighborhood.

Building Breaks: Orange Grove Avenue.

A. For buildings on Orange Grove Avenue between 750-7 90 linear feet in width or depth, one of the following two options shall be met:

option 7: A front courtyard shall be provided adjacent to the front yard setback at ground level, with a minimum width and depth of 20 linear feet and a minimum total area of 700 square feet. It shall

Council File No. 08-032d CPC-2007-540-ZC F-5

be open to the sky and not be located within 40 linear feet of a side property line. Any courtyard fencing shall be predominantly open or transparent in design. A required courtyard shall be located no more than three (3) vertical feet from sidewalk grade. A minimum of 20 percent of a courtyard shall consist of planted ground cover, shrubs, trees, water features, or permanent planter boxes.

option 2: A minimum of one terrace shall be provided along the front facade of a building to provide articulation and open space for each unit located on the second floor or above. Terraces shall have a minimum area of 100 square feet each and have a minimum width and depth of 8 linear feet and need not be open to the sky but shall not be enclosed. For those portions of a building above 35 feet, a building stepback of 8 linear feet or greater shall satisfy this requirement.

6. For buildings on Orange Grove Avenue greater than 190 linear feet in width or depth, no portion of a building above arade level shall exceed 190 linear feet in either width or depth excluding those portions of the building used for parking. If a building exceeds 190 linear feet in width or depth below arade level, then any two portions of the building above grade level that would together exceed 190 linear feet shall be considered separate buildings with an assumed common lot line between them, and each portion shall be set back from such assumed common lot tie a minimum of 6 feet, excluding those portions of the building used for parking.

Finding A-3. Faqade break requirements for projects essentially covering four or more lots will reduce the negative impacts of massing in order to address the issues of scale, shadow, and aesthetics. Courtyard and terrace options are offered to preclude sirr~ple "box-like" buildings and respond to concerns over development scale in the area. Locating courtyards adjacent to the front yard ensures that buildings are designed so as to encourage pedestrian use and add more visual interest to the public realm.

B. Height

Height of properties on the west side of Orange Grove Avenue. For those R3 zoned properties on the west side of Orange Grove Avenue, no building or structure located on the subject property (properties) shall exceed 35 feet in height. However, a maximum height of 45 feet shall be permitfed provided that any additional height above 35 feet shall be stepped back one foot for each additional foot of height above 35 feet from any exterior face of the building or structure that is facing any street.

Height of properties on the east side of Fairfax fronting Pickford Street. For those R3 zoned properties fronting Pickford Street, no exterior face of the building or structure that is facing Pickford Street shall exceed 35 feet. However, a maximum height of 45 feet shall be permitted provided that any additional height above 35 feet shall be stepped back one foot for each

Council File No. 08-032A CPC-2007-540-ZC F-6

additional foot of height above 35 feet from any exterior face of the building or structure that is facing PicMord Street.

Finding B-I. The [Q] Conditions require a stepback of one foot for each foot in height above 35 feet from the outer facade of the building, effectively requiring fourth floors to maintain a stepback of ten feet from the building facade. The conditions soften the scale and massing of the upper floor, and allows greater light and air to SI-~rrounding properties, while reducing any negative shadow impacts.

Height of properties on the east side of Orange Grove Avenue. For those R3 zoned properties on the east side of Orange Grove Avenue abutting R2 zoned lots, no building or structure located on the subject property (properties) shall exceed 33 feet in height.

Finding B-2. This condition imposes a 33 feet height limit for those buildings on the east side of Orange Grove Avenue abutting R2 lots. When combined with the 15-foot yard setback requirement, this standard further reinforces adequate transitions between Medium density lots and abutting lower density lots.

C. Architectural Details

Articulation. All exterior faces on new buildings and those involving the exterior alteration of existing buildings shall be designed to provide articulation that provides relief for every 30 feet in horizontal length and every 20 feet in vertical height,, created by architectural detail or a change in material. The faqade may be modulated with porches, balconies, window treatments, recessed windows, curves, openings, or architectural details. In addition, for those buildings greater than 35 feet in height, the exterior faces of the upper floor shall be differentiated through the use of such design features as material or color and shall have differently articulated windows from the windows below 35 feet.

Finding C-I. Faqade articulation on all sides of a structure helps insure that building facades are well designed and offer texture depth and a variety of materials thus presenting an attractive appearance to the surrounding properties.

Balconies. Cantilever balcony protrusions into required front and rear yard setbacks shall be limited to 24 inches in depth. The horizontal dimension of each protruding balcony shall be limited to 75 percent of the width of the residential unit it serves.

Finding C-2. Depth limits on balcony protrusions into the required yards of R3 development will eliminate excessive encroachment into established setbacks; and prevent monolithic balcony structures from dominating a building faqade.

All structures on the roof, including air conditioning units, mechanical equipment, vents, and parapets, shall be fully screened from view from any adjacent


residential zoned properties through the use of materials and colors that match the exterior walls of the structure. Any roof projections shall be located a minimum of 5 linear feet from the roof edge. Any roof projections within 10 linear feet from the roof edge shall be limited to a height of 5 feet. Roof projections located greater than 10 linear feet from the roof shall be permitfed per LAMC.

Finding C-3. The location of mechanical equipment in highly visible areas can degrade the appearance of the neighborhood and such equipment should therefore be screened from view.

D. Landscaping

Open Space. Required courtyards may count as common open space provided minimum dimensions per LAMC are mef. Open space shall be provided per LAMC Section 12.21 G. Courtyards and building breaks required by these conditions may count as corrlrnon open space notwithstanding the provisions of LAMC Section 12.21 G 2(a)( l ) .

Landscaping. All open areas not used for buildings, drive ways, surface parking areas, recreafional facilifies, or walks shall be atfracfively landscaped, including an automatic irrigation system, in accordance with a landscape plan prepared by a licensed landscape architect, licensed architect, or landscape contractor to the satisfaction of the Planning Department.

Landscaping of Open Space Areas. A minimum of 50 percent of common usable open space areas shall be planted in ground cover, shrubs or trees. Trees shall be planted in the required front and rear yard setback area at a ratio of one tree per every 300 square feet of front and rear yard provided. Trees may not be less than 24-inch box in size, and shall be planted within open space areas. An automatic irrigation system shall be provided for all required landscaped areas. Landscaped areas located on top of a parking garage or deck shall include permanent planters at least 30 inches in depth (12 inches for lawn/ground cover) and be properly drained.

Landscaping of Rear Yard Setback. Required rear yard setback areas shall nof be used for surface parking, and shall be landscaped as a greenbelt area with a maximum of 20 percent hardscape. Vegetafive landscape screening shall be incorporated info the landscape plan fo minimize views across rear property lines.

Parking Level Screening. Any portion of a parking level, which exceeds finished grade, shall be screened from the view of the public right-of-way by landscape features including trees, shrubbery, planter boxes or berms at least three (3) feet in height. Any planter box or berm shall not be used fo calculate the heighf of a structure.

Finding D-I. Additional landscaping for the open spaces of R3 development wiZhin the neighborhood will insure landscape buffers and improve the overall aesthetics of the neighborhood. Increased tree planting requirements promote screening of buildings across property lines. Landscaping requirements for common open space areas, courtyards, and yards ensure green spaces and planted areas throughout developments. Surface parking is prohibited and paving is

Council File No. 08-0326. CPC-2007-540-ZC F-8

severely limited in the rear yards of new developments to ensure that these yards function as green buffers between parcels.

CEQA Findings

1. On November 8, 2007, the City Planning Department determined that the proposed Zone Change would not have a significant effect on the environment. Negative Declaration No. ENV-2007-541-IVD was published in the Los Angeles Times on November 15,2007 for a review period ending on December 5,2007. No comments were received on the document.

3

ATTACHMENT 3

APPEAL APPLICATION

A P P H C A H O N S :

This application is to be used for any appeals authorized by the Los Angeles Municipal Code (LAMC) for discretionaryactions administered by the Department of City Planning.

1 . A P P E L L A N T B O D Y / C A S E I N F O R M A T I O N

Appellant Body:

□ Area Planning Commission 0 City Planning Commission □ City Council □ Director of Planning

Regarding Case Number: DIR-2018-894-TOCProject Address: 1546-1550 SOUTH ORANGE GROVE AVENUEFinal Date to Appeal: AUGUST 2,2018

Type of Appeal: □ Appeal by Applicant/Owner0 Appeal by a person, other than the Applicant/Owner, claiming to be aggrieved□ Appeal from a determination made by the Department of Building and Safety

2 . A P P E L L A N T I N F O R M A T I O NGEOFFREY & TANIA MISSAD, LARRY BRAMAN, CINDY LEVEY.

Appellant's name (print): ELAINE ATLOW, DONALD & TRISHA \A/ILL1AMS

Company:

Mailing Address: 1551 SOUTH OGDEN DRIVEC i t y : L O S A N G E L E S S l a t e : C A 2 i p ;Telephone: 310-463-5850 E-mail: [email protected] / TBM1SSAD@GMAILC0M

♦ Is the appeal being filed on your behalf or on behalf of another party, organization or company?

0 S e l f □ O t h e r :

• Is the appeal being filed to support the original applicant's position? □ Yes 0 No

3 . R E P R E S E N T A T I V E / A G E N T I N F O R M A T I O N

Representative/Agent name (If applicable):

Company:

Mailing Address:

City:

Telephone

o m m i

S t a t e : Zip:

E - m a i l :

CP-7769 appeal (revised 5/25/2016) Page 1 of 2

JUSTIFICATION/REASON FOR APPEAL

Is the entire decision, or only parts of it being appealed? 0 Entire □ Part

Are spec i f ic condi t ions o f approva l be ing appealed? 0 Yes □ No

If Yes, list the condition number(s) here: **SEE ATTACHED DCXUMENTAttach a separate sheet providing your reasons for the appeal. Your reason must state:

• The reason for the appeal • How you are aggrieved by the decision• Specifically the points at Issue • Why you believe the decision-maker erred or abused their discretion

5 . A P P L I C A N r S A F F I D A V I T

I certify that the statements contained in this application are coriTptete and true:

A p p e l l a n t S i g n a t u r e : a - ? } - ) ' g6. FlUNG REQUIREMEiy/rS/ADOmONAL INFORMATION

• Eight (8) sets of the following documents are required for each appeal filed (1 original and 7 duplicates):o Appeal Application (form CP-7769)o Just'fficatlon/Reason for Appealo Copies of Original Determination Letter

• A Filing Fee must be paid at the time of filing the appeal per LAMO Section 19.01 B.o Original applicants must provide a copy of the original application receipt(s) (required to calculate

their 85% appeal filing fee).

• All appeals require noticing per the applicable LAMO section(s). Original Applicants must provide noticing perthe LAMO, pay mailing fees to City Planning's mailing contractor (BTC) and submit a copy of the receipt.

• Appellants filing an appeal from a determination made by the Department of Building and Safety per LAMC12.26 K are considered Original Applicants and must provide noticing per LAMC 12.26 K.7. pay mailing feesto City Planning's mailing contractor (BTC) and submit a copy of receipt.

• A Certified Neighborhood Council (CNC) or a person identified as a memt>er of a CNC or as representing theCNC may not file an appeal on behalf of the Neighborhood Council; persons affiliated with a CNC may onlyfile as an individual on behalf of self.

• Appeals of Density Bonus cases can only be filed by adjacent owners or tenants (must have documentation).• Appeals to the City Council from a determination on a Tentative Tract (7T or VTT) by the Area or City

Planning Commission must be filed wKhin 10 days of the date of the written determination of saidCommission.

• A CEQA document can only be appealed if a non-elected decision-making body (ZA, APC, CPC, etc.) makesa determination for a project that is not further appealable. [CA Public Resources Code ' 21151 (c)].

Base Fee:

^ 'S9.00TWs Section for city Planning Staff Use QnhReviewed & Accepted by (DSC Planner):

\J<MReceipt No: Deemed Complete by (Project Planner): D a t e :

Q ^ Determination authority notified □ Original receipt and BTC receipt (If original applicant)

CP-7769 appeal (revised 5/25/2016)Page 2 of 2

♦♦SPECIFIC CONDITIONS OF APPROVAL BEING APPEALED:

• DETERMINATION #1 (pg. 1 of Director's Determination)• DETERMINATION #2 (pg. 1 of DD)• DETERMINATION #2a (pg. 2 of DD)• DETERMINATION #2b (pg. 2 of DD)• CONDITION OF APPROVAL #1 (pg. 2 of DD)• CONDITION OF APPROVAL #2 (pg. 2 of DD)• CONDITION OF APPROVAL #3 (pg. 2 of DD)• CONDITION OF APPROVAL #5 (pg. 2 of DD)• CONDITION OF APPROVAL #6a (pg. 3 of DD)• CONDITION OF APPROVAL #7a (pg. 3 of DD)• CONDITION OF APPROVAL #7b (pg. 3 of DD)• CONDITION 0FAPPR0VAL#8(pg. 3 of DD)• CONDITION OF APPROVAL #9 (pg. 3 of DD)• CONDITION OF APPROVAL #13 (pg. 4 of DD)• SURROUNDING PROPERTIES FINDING (pg. 6 of DD)• TRANSIT ORIENTED COMMUNITY (TOC) FINDING (pg. 6-7 of DD)• TOC ELIGIBILITY REQUIREMENT #1 (pg. 8 of DD)• TOC ELIGIBILITY REQUIREMENT #2 (pg. 8 of DD)• TOC ELIGIBILITY REQUIREMENT #5b (pg. 9 of DD)• TOC ELIGIBILITY REQUIREMENT #5c (pg. 9-10 of DD)• TOC ELIGIBILITY REQUIREMENT #7 (pg. 10 of DD)• TOC COMPLIANCE FINDING #la (pg. 11-12 of DD)• ADDITIONAL MANDATORY FINDING #3 (pg. 12 of DD)

♦

1546-1550 South Orange Grove Avenue, Case # DIR-2018-894-TOCReasons for Appeal of 7/18/2018 Letter of Determination

Main Reasons for the AppealWe are ov\/ners & residents in Picfair Village and live adjacent to/abutting the new proposeddevelopment at 1546-1550 S. Orange Grove (DIR-2018-894-TOC). We support appropriate newdevelopment In our neighborhood and low-income housing laws to address density and low-income resident needs. However, we are appealing the Determination (#DIR-2018-894-TOC)based on at least the following:

1) The Proposed Development Does Not Comply With The Current TCC (TransitOriented Communities) Laws. The Determination relies on the developmentbeing designated a TOC Tier 3 parcel, but the property does not comply with theTOC restriction of being within 1500 feet of a Major Transit Stop to qualify for aTier 3 Designation. The Applicant admits that the parcel is located 1584 feetaway from a Major Transit Stop (Page 6, First Paragraph under Transit OrientedCommunities in DIR-2018-894-TOC), thus exceeding the TOC requirement for aTier 3 designation that limits the distance to 1500 feet. Even 1500 feet and oneinch has a jurisdictional defect so 1584 feet cannot possibly aualifv for Tier 3status and thus does not aualifv for the additional height incentives of 22feet, increases in density. Also, the determination on Page 8 that "the projectsite Is approximately 1500 feet of a major Transit Stop" also falls short."Approximately" cannot be a legal standard because it is subject to opinion andthere is no precise definition. "Within" is an exact standard that the applicant andCity can actually apply. Moreover, the TOC Guidelines in the notes to Chart 1(see attached) specify that "distance is measured from the closest point on anylot... to the middle of the street intersection of two or more bus routes...," whichis an exact and not approximate methodology. Simply put, this developmentdoes not and cannot comply with Tier 3 eligibility and should have only beenapproved for Tier 2 status.

2) The Property Does Not Comply With Current Q Conditions In OurNeighborhood Specifically Intended To Address This Type Of DevelopmentOn Orange Grove Avenue (Ordinance #179884 passed in May 2008). There isno specific provision in the TOC guideiines nor the SLS (Small Lot Subdivisions)provisions of the Los Angeles Municipal Code (LAMC) that states that the newTOC laws can override the 0 conditions painstakingly negotiated and passed inthis area by a vocal and active group of owners & residents of Picfair Village in2008. The Letter of Determination assumes, without analyzing, that the TOCprovisions can and do overrule Q Conditions. This Is not correct given precedentand other TOC communities being developed. For example, when the Cityintended to override Q conditions in Downtown LA, the City specifically stated it.LAMC section 12.22 A.26 expressly provided that "the provisions for downtownadaptive reuse overruled any contrary Q conditions." This Letter of Determinationmakes no such express provision nor do TOC or LAMC provisions. Without

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1546-1550 South Orange Grove Avenue, Case # DIR-2018-894-TOC: Reasons for Appeal of 7/18/2018 Letter of Determination

specific reference, theTOC laws cannot override the specific Q Conditions zoningrestrictions in this area, which limit height of properties on the East Side of OrangeGrove to 33 Feet maximum given they border R2 lots. At 53 feet and 2 inches,this property would by far be the tallest structure in Picfair Village, towering over acharacter neighborhood and located within a neighborhood street, not on a majorthoroughfare or boulevard. Given that the TOO laws cannot override the originalQ condition ordinance, the building must therefore conform to the 33 foot limit forproperties on the East Side of Orange Grove. Please See Q ConditionsOrd inance A t tached .

3) The Approval Of Certain TOO Incentives Related To Density And FAR RatioExceed Even Tier 3 Designation (and fall into Tier 4) when this property shouldat best be a Tier 2 designation, assuming the TOC laws override the Existing 0Condition Ordinance. Determination #2 at page 1 of the Letter of Determinationexpressly approves a 55% increase, which would only be available for Tier4. Further, the FAR Ratio cited as permitted (4.38 to 1) at page 3 does not seemto be a correct calculation of the permitted increases. The FAR even at Tier 4caps out at 55% or 4.25. Tier 3 is 50% or 3.75 and Tier 2 is 45% or 3.25. Sociting 4.38 to 1 as permitted seems to be a clear error in the Letter ofDetermination even if the TOC rules override the Q conditions and even if thiswere a Tier 3 (which It is not). These approvals should be reversed or overruled inlight of the TOC laws pertaining to Tier 2 properties, and if determined as takingpriority, the 0 Condition Ordinance provisions should take precedent.

4) The Determination About Surrounding Properties is Incorrect On Page 6under the Surrounding Properties Paragraph, the Determination states that"Properties to the east abutting the subject property are zoned R2'1-0 and aredeveloped with duplexes" While the properties to the east, in effect, are zonedR2-1-0, all properties to the east on Ogden directly abutting this proposeddevelopment are single-family homes protected by the Q ConditionOrdinance. This affects transitional height, neighborhood character and has asignificant adverse impact on the immediate surrounding parcels. TheDetermination is based on incorrect facts, and the City needs to assess anyproject based on the correct neighborhood characteristics.

5) The Determination Was Approved Without Required Environmental ImpactStudies And The Development Was Exempted From CEQA Guidelines EvenThough CEQA Guidelines State That A Categorical Exemption Cannot BeUsed For An Activity That Will Have a Significant Impact on the EnvironmentDue to Unusual Circumstances. Page 12 of the Letter of Determination states"Determine based on the whole of the administrative record that the project wasexempt from CEQA pursuant to CEQA Guidelines, Section 15332, Article 19(Class 32), and there is no substantial evidence demonstrating that the exceptionto a categorical exemption pursuant to CEQA guidelines. Section 15300.2applies." However, CEQA Guideline 15300.2 9 (c) states that "a categorical

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1546-1550 South Orange Grove Avenue, Case # DIR-2018-a94-TOC: Reasons for Appeal of 7/18/201B Letter of Determination

exemption cannot be used for any activity where there is a reasonable possibilitythat the activity will have a significant effect on the environment due to unusualcircumstances." In this specific instance, the "unusuar circumstance is that at53 Feet 2 Inches the proposed building at 1546/1550 S Orange Grove will be byfar the tallest building in the entire Pico/Fairfax area, blocking sun to immediateand surrounding neighbors, and increasing the stress on infrastructure as relatedto congestion, traffic, noise, energy usage, air quality, water consumption &sewage. Given this unusual circumstance alone related to the height of thebuilding, a categorical exemption cannot be used and a full EIR Is required.

6) Determination Notice A Time To Appeal Vioiates Due Process: This projectwas originally filed as a duplex development in April 2018. We were not advisedthat it had become a 5-story building until July 18 , when the paperwork was filedand sent to the adjacent properties. The paperwork was received on July 20^^^ bymost adjacent / abutting neighbors. We have had less than 2 weeks since thenotice was filed to review plans & file an appeal by the August 2"*^ due date.Accordingly, we reserve all of our rights to raise additional issues due to theviolation of due process, for a project that is an Out of Scale Development anddoes not attempt to preserve the character of the neighborhood, in addition toviolating existing Q Conditions.

7) Proposed Restricted Affordable Units Do Not Adequately Compensate TheNumber of Units NecessarvTo Replace The Previous Rent-Controlled Units,Conditions of Approval #3 Related to On-Site Restricted Affordable Units (Page 2)states that "Three (3) units, or equal to 10 percent of the total number of dwellingunits shall be designated Extremely Low Income Households." However, theprevious structures at the demolished Orange Grove consisted of 2 rent-controlled units. Those units must be replaced In addition to the three ELIhousehold units cited, for a total of 5 units on the proposed property that coverboth the rent-controlled units plus the ELI requirements.

Detailed Reasons for The Appeal - Detailed Points At Issue Based on Above Points

1 • Mischaracterization of Parcels as Tier 3 Eligible: The letter of determinationmischaracterizes the parcels at 1546-1550 S Orange Grove as meeting Tier 3 Eligibilityrequirements, stating that the proposed development meets Tier 3 TOO EligibilityRequirements. On page 6 the Letter of Determination states "The subject property is locatedwithin a Tier 3 TOC Affordable Housing Incentive Area qualified by its proximity to theintersection of a major transit stop. The project site is approximately 1584 feet from theintersection of Metro Rapid 780 and Big Blue Bus Rapid 7 which intersect at Pico Boulevardand Fairfax Avenues... As such the project meets eligibility requirements for a TOCdevelopment to be located within 1500 feet of a major Transit stop consisting of two rapidbus routes." This determination does not comply with current TOC guidelines & laws becausethe proposed development is not within the 1500 feet designation. Also the determination on

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1546-1550 South Orange Grove Avenue, Case # DIR-2018-894-TOC; Reasons for Anneal of 7/18/2018 Letter of Determination

Page 8 that "the project site is approximately 1500 feet of a major Transit Stop" also fallsshort. "Approximately" cannot be a legal standard because It is subject to opinion and thereis no precise definition. "Within" is an exact standard that the applicant and City can actuallyapply. Moreover, the TOO Guidelines in the notes to Chart 1 specify that "distance ismeasured from the closest point on any lot... to the middle of the street intersection of two ormore bus routes...," which is an exact and not approximate methodology. Simply put, thisdevelopment does not and cannot comply with Tier 3 eligibility.

According to the Transit Oriented Communities Affordable Housing Incentive ProgramGuidelines (TOC Guidelines) document that became Effective Sept 22,2017 and added toLAMC Municipal Code 12.22 A 31 and part of Section 6 of Measure JJJ, the provisions andlanguage are explicit & clear; in order to qualify for Tier 3 (High) designation thedevelopment needs to be vyithin 1500 feet from a major transit stop of 2 Rapid BusLines. The language in the TOC guidelines explicitly and clearly states 'Within" and inChart 1: TOC Affordable Housing Incentive Area Tiers the limit is listed as (<1500 feet)for Tier 3 designations. This explicitly means that the provision is not approximate andin fact dictates that the distance cannot exceed 11300 feet Even 1500 feet and one inchhas a iurisdictionai defect so 1584 feet cannot possiblv qualify for Tier 3 status and thusdoes not aualifv for the additional height incentives of 22 feet. Therefore, the project isat best entitled to Tier 2 Status, vtrhich has completely different incentives on height (nomore than 11 additional feet from existing zoning requirements of 33 feet, no more thanone-yard setback, and different transitional height requirements.

Further while the Zimas Map Tool designates these parcels as qualifying for Tier 3 Status, theZImas Tool also specifies that the map shows approximate distances that need to be verifiedby the builder/developer in his application. The applicant / developer himself listed thedistance at 1584 feet, which does not comply with existing TOC law.

2. Interplay of Q Conditions & TOC Guidelines & SLS LAMC Guidelines; Neither the TransitOriented Community Provisions (TOC) nor the Small Lot Subdivisions Provisions of the LosAngeles Municipal Code (LAMC) expressly override Q Conditions imposed by SeparateOrdinance. These specific blocks of Orange Grove were subject of a very specific permanentQ condition ordinance, copy of which is attached that was approved & painstakinglynegotiated over a period of several years by the residents and owners of Picfair Village(Ordinance #179-8840. LAMC section 12.32 G.2.(b)(2) expressly says that "Prior to theissuance of permits for the construction of buildings or structures authorized by the Qualifiedenactment, the plans for them shall be submitted to and approved by the Director as being infull compliance with all limitations and standards set forth in the ordinance." There is no suchfinding by the Planning Department at any level much less by the Director of Planning. Incontrast, the Letter of Determination assumes, without analyzing, that the TOC provisions canand do overrule the Q conditions. This is not correct given precedent and other TOCcommunities being developed. For example, when the City intended to override Qconditions, the city specifically stated it with respect to Downtown LA, specifically LAMCsection 12.22 A.26, expressly provided that "the provisions for downtown adaptive reuseoverruled any contrary 0 conditions." Thus, the letter of determination cannot be correct if it

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1546-1550 South Orange Grove Avenue, Case # DIR-2018-894-TOC: Reasons for Appeal of 7/ia/20iB Letter of Determination

assumes that the TOC guidelines or the SLS override the specific zoning of the Q Conditionsof this area. Why is this correct especially when compared to the Downtown LA provision?

Absent a similar expression overruling the permanent Q conditions in this situation and in thisarea, no applicant can submit and no member of the Planning Department can approve anyplans that deviate in any way from the Q conditions ordinance.

Further, even if the Q conditions could be overridden, the process should require thatdetermination be made at the Planning Department Director Level under 12.32 G.2.(b)(2) andcannot be delegated even to a senior planner, planning associate or city planner who werethe only ones who signed the letter of determination {Page 15).

In summary if the Q conditions are determined to have priority, as they should, thisdevelopment does not come close to complying with the existing Q conditions ordinance onheight, transitional height, density, setbacks, landscaping, open space, neighborhoodcharacter, parking level screening, roof top structures, articulation, balconies, front yardconditions, and building breaks and should be re-thought and re-submitted with those Qconditions as guidance for this new development.

3. Other Approved Incentives That Do Not Comply With The TOC Guidelines Even If TheTOC Rules Override The Existing Q Conditions: Of note, some of the incentives cited in theletter of determination do not apply to Tier 3 properties much less Tier 2:

a. For example a 55% increase in density is only allowed at Tier 4. Tier 3 is limited to50% and Tier 2 to 45% yet Determination #2 at page 1 of the Letter of Determinationexpressly approves a 55% increase which would only be available for Tier 4. Thedifference would allow decrease at least 2 units and more like 4-5 units off thepermitted amount.

b. The FAR cited as permitted (4.38 to 1) at page 3 does not seem to be a correctcalculation of the permitted increases. First, the FAR even at Tier 4 caps out at 55% or4.25. Tier 3 is 50% or 3.75 and Tier 2 is 45% or 3.25. So citing 4.38 to 1 as permittedseems to be a clear error in the Letter of Determination even if the TOC rules overridethe Q conditions and even if this were a Tier 3 (which It Is not).

c. The SLS normally applies to subdividing land, not condos, and does not permit morethan 3 units for each 18 feet of width of the subdivided lot. The proposed developmentfar exceeds this provision.

Letter Of Determination Letter Incorrectly States That Properties To The East AreCurrently Being Used As Duplexes: Page 6 of the Letter of Determination states "Propertiesto the east abutting the subject property are zoned R2'1'0 and are developed with duplexes."While the properties are zoned R2-1-0, all properties are single family homes and areprotected by the Q Condition Ordinance. While additional approved structures were built onthese properties, there are currently no renters and the additional structures are being usedas additional leisure space by the single-family owners. This is pertinent in that the proposednew structure / development is directly impacting single family residents who have invested intheir homes and assumed a reasonable expectation of privacy, easement, sunlight.

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1546-1550 South Orange Grove Avenue, Case # DIR-201B-8&4-TOC; Reasons for Appeal of 7/18/201B Letter of Determination

transitional height, neighborhood character & environmental impact. Specifically the specificsof the properties owned by residents directly abutting the property to the east or adjacent tothe property are as follows:

a. The owners Geoff & Tania Missad at 1551 8. Ogden Drive built a 2"^ Unit comprising ofan in-law suite built above a detached garage (official address is 1549 8 Ogden Drive).The property is fully permitted and passed all applicable inspections. However, theowners specifically filed an exception with the city to list this as a non-duplex unit givenit is not being rented, nor are there any plans to rent the property. It was built entirelyfor potential future sale investment value and Is currently being used as an additionalleisure space/ bedroom to host visiting family of the existing owners (e.g. JoseBalderrama who is the father of Tania Missad and visits often). There are no renters ortenants on the property. Exemption copy attached.

b. The owner Elaine Atlow at 1547 8 Ogden Drive built a similar 2" ^ unit comprising of aguest house structure in her backyard (official address is 1545 8 Ogden Drive). Theproperty is fully permitted and passed all applicable inspections. Her grandson DonaldWilliams lives In the guest house with his wife and does not pay rent for living in theunit. He helps his grandmother with whatever she needs and in exchange they are freeto live In the property. This is a single family inhabiting that location.

c. The owner Larry Braman at 1541 8 Ogden Drive lives in a single family home with noadditional units with this wife Cindy Levey and their children.

d. The elderly owners at 1557 8 Ogden Drive similarly live in a single family home with noaddit ional unit .

As such all properties to the east directly abutting or adjacent to the proposed property aresingle-family homes, creating a disproportionate negative impact by this development on theirhomes, privacy, sunlight, noise, and other environmental factors, in addition to neighborhoodcharacter & transitional height.

5. Prelect Was Approved Without Reauiiied Environmental Impact Studies And WasArbitrarllv Exempted From CEQA Guidelines: Page 12 of the Letter of Determination states"Determine based on the whole of the administrative record that the project was exempt fromCEQA pursuant to CEQA Guidelines, Section 15332, Article 19 (Class 32), and there is nosubstantial evidence demonstrating that the exception to a categorical exemption pursuant toCEQA guidelines, Section 15300.2 applies." We demand to see or understand the evidencethat underscores this determination. CEQA Guideline 15300.2 9 (c) states that "a categoricalexemption cannot be used for any activity where there is a reasonable possibility that theactivity will have a significant effect on the environment due to unusual circumstances." Inthis specific instance, the "unusual" provision is met given that this building at 1546/1550 8Orange Grove (at 53 feet 2 inches) will be by far the highest building in the entire area,blocking sun to immediate and surrounding neighbors in addition to creating additional stressto existing infrastructure. Given this unusual circumstance alone, a full EIR is required.

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1546-1550 South Orange Grove Avenue, Case U DIR-201B-894-TOC; Reasons for Appeal of 7/18/2018 Letter of Determination

But looking beyond just this unusual circumstance, we ask whether the city planners whoapproved this document took into account all existing developments on Orange Grove andthe immediate surrounding areas, or if this determination was made in isolation to this specificproject alone. Without any environmental impact studies to understand the collective impactof these projects on the community, there is no reasonable basis to conclude that theprojects will not have a detrimental effect on the community. In fact there is a strong basis fordetermining that collectively the will have a significant and immeasurable detrimental effect onthe community, thereby also creating an 'unusual circumstance'. The fact that no studieswere required despite significant development on the 1500 and 1300 blocks of Orange Grove,adding over 110 new units to Orange Grove alone, is not a responsible or thoroughde te rm ina t i on .

In addition to this proposed development of 28 new units (a substantial increase from theoriginal 3 units on the existing property), a development a few parcels up from this one (1536S Orange Grove) is currently under construction and includes approximately 17 units. Inaddition, a larger development a few parcels up from these at 1323 Orange Grove will be amix-use development consisting of 61 residential new units. In early 2018, a newdevelopment was also completed at 1541 S Orange Grove that added 8 new units. In totalthese increases represent over a substantial and egregious increase in density onOrange Grove alone with over 110 new units. Further there are six additionaldevelopments within a half-mile on Pico or Hi Point (two streets over) that are adding anincredible amount of density and stress to the local infrastructure (see Map Attached for adetailed view of all developments either recently approved or in progress).

Representing ourselves but also over 90 residents in Picfair Village who have signed theattached petitions, we demand studies on impact to infrastructure such as traffic, congestion,water, sewage, air quality, sunlight, energy consumption, noise and parking.

Considering the information and insights offered above, we respectiully ask that this Letter ofDetermination be reversed and that the builder / developer conform to the existing Qcondition ordinance for the neighborhood for this development. We pledge our commitmentto work with the applicant on a proposal that can be rewarding for his company and beneficialto our community members.

Thank you.Tania & Geoff MissadLarry Braman & Cindy LeveyElaine Atlow & Donald & Trisha Williams

A t t a c h m e n t s :Map with DevelopmentsQ Condi t ions Ord inanceTOC Guidelines pg. 4Neighbor Petitions (over 85 signatures)

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CURRENT NEIGHBORHOOD DEVELOPMENTS

i t I .i r

1. *1546 S. Orange Grove Blvd. - Z8 UNITS2. 6001 Pico BJvd. - 48 UNITS3. 1323 S. Orange Grove Blvd. • 61 UNITS4. 1536 S. Orange Grove Blvd. -17 UNITS5. 5935 Pico Blvd. -124 UNITS6. 1541 S. Orange Grove Blvd. - 8 UNITS7. 5560 Pico Blvd. - 5 UNITS8. 1545 S. Fairfax Ave. -10 UNITS9. 1501 S. Fairfax Ave. - 8 UNITS10. 5955 Saturn St. - 29 UNITS11. 1556 Hi Point St.. 45 UNITS12. 1512 Hi Point St.-45 UNITS13. 1459 Hi Point St. • 15 UNITS14. 1444 Hi Point St. - 4 UNITS15. 1056 La Cieneaa Blvd. - 90 UNITS16. 1563 Hi Point St. -14 UNITS17. 6130 Pico Blvd. • 29 UNITS18. 5907 Pico Blvd. - DEMO NEARLY COMPLETE

# OF UNITS UNKNOWN

•PROPOSED DEVELOPMENT w s -

C i t y o f l o s a n g e u e bC A L I F O R N I A

K A R E N E , K A L f AYA Na i y C I « r k

When malc ing inqui r iesre la t ive 1o th is mat te f ,please refer to Itie CouroiFile No.

A N T O N I O R . V I L L A R A I G D S AW AY O R

Office o f theC I T Y C L E R K

Counc i l and Pub l i c Serv icesRoom 3B5, CKy Hall

Los Angehs, CA 80012General infonnation •(213)978-1133

Fax; (213) 978-1040

C L A U D I A M . O U N NChlsf. CouncJI and PubSc $«Me«s Wvidon

o w . e i h ' t i t i f f c . l a d t v . e f Q

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May 22,2008

Councilmember WessonOffice of the MayorCity Planning DepartmentAttn: Beatrice Pacheco (w/copy of ordinance)cc: Director of Planningcc: Geographic Information Section

Attn: Fae TsukamotoBureau of Engineering,Land Development Group

Department of Transportation,Traffic/Planning Sections

Bureau of Street Lighting,"B" Permit Section

Fire DepartmentDepartment of Building and Safetydo Zoning Coordinatorcc: Residential Inspection Unit

Mail Stop 115

RE: EFFECTING A ZONE CHANGE FROM IQJR3-1-0 AND R3-1-0 TI [Q1R3-1-0 FOR PROPERTIESGENERALLY BOUNDED BY FAIRFAX AVENUE . PICKFORD STREET, ODGEN DRIVE AND PICOBOULEVARD (THE ZO>JE CHANGE IMPOSES [Q] QUALIFIED CONDITIONS THAT WOULD APPLY TOTHE R3 ZONED LOTS WITHIN THE AREA AND WOULD REQUIRE A MAXIMUM HEIGHT LIMIT OF 36FEET OR A MAXIMUM HEIGHT LIMIT OF 45 FEET, WHERE APPLICABLE, PROVIDED THE PROJECTADHERES TO THE URBAN DESIGN STANDARDS SPECIFIED IN THE [Q] CONDITIONS

At the meeting of the Council held Mav 7. 2008. the following action was taken:

Attached report adoptedMotion adopted to approve communication recommendation(s)Ordinance adoptedOrdinance numberP o s t e d d a t e 'Effective dateMayor vetoed.

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0 6 - 2 9 - 0 8

M a y o r a p p r o v e d 1 ! . ' ! . . . . " " " . . " " — 0 5 - 1 6 - 0 8Mayor failed to act - deemed approvedF i n d i n g s a d o p t e d |G e n e r a l l y e x e m p t ' —

City Clerkc r

A N E Q U A L E M P L O r M E N T O P P O R T U N I T Y - A r P I I l H A T I V B A C T I O N E M P L O Y E R

ORDINANCE NO. 1798S4An ordinance amending Section .12.04 of the Los Angeles Municipal Code by

amending (he zoning map.

THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS:

Section 1. Section 12.04 of the Los Angeles Municipal Code is hereby amended bychanging the zones and zone boundaries shown upon a portion of the zone map attached theretoand made a part of Article 2, Chapter I of the Los Angeles Municipal Code, so that such portionof the zoning map shall be as follows:

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F Q I Q U A L I F I E D P E R M A N E N T C O N D I T I O N S O F A P P R O VA L

Section 2. Pursuant to Section 12.32.G of the Municipal Code, the following limitations arehereby imposed upon the use of the subject property, subject to the "Q" Qualifiedc lass i fica t ion .

1. Plans. Prior to issuance of building permits, detailed development plans, including acomplete landscape plan and irrigation plan shall be submitted to the satisfaction ofthe Planning Department.

2. Approval Verification. Copies of any approved plans, guarantees or verification ofconsultations, review or approval as may be required by the following conditions ofapproval shall be provided to the Planning Department for attachment to the subjectfi l e .

3. Definition. Any agencies or public officials referenced in these conditions shall meanthose agencies or public officials or their successors or designees.

4. Neighborhood Character. The architectural design elements of the front and rearelevations of buildings shall draw from design elements found in prevailingarchitectural styles in the area.

5. Open Space. Open space shall be provided per LAMC Section 12.21 G. Courtyardsand building breaks required by these conditions may count as common open spacenotwithstanding the provisions of LAMC Section 12.21 G 2(a)(1).

6. Landscaping. All open areas not used for buildings, driveways, surface parkingareas, recreational facilities, or walks shall be attractively landscaped, including anautomatic im'gation system, in accordance with a landscape plan prepared by alicensed landscape architect, licensed architect, or landscape contractor to thesatisfaction of the Planning Department

7. Landscaping of Open Space Areas. A minimum of 50 percent of common usableopen space areas shall be planted in ground cover, shrubs or trees. Trees shall beplanted in the required front and rear yard setback area at a ratio of one tree perevery 300 square feet of front and rear yard provided. Trees may not be less than24-Inch box in size, and shall be planted within open space areas. An automaticirrigation system shall be provided for all required landscaped areas. Landscapedareas located on top of a parking garage or deck shall include permanent planters atleast 30 inches in depth (12 inches for lawn/ground cover) and be properly drained.

8. Landscaping of the Rear Yard Setback. Required rear yard setback areas shall notbe used for surface parking, and shall be landscaped as a greenbelt area with amaximum of 20 percent hardscape. Vegetative landscape screening shall beincoiporated into the landscape plan to minimize views across rear property lines.

9. Parking Level Screening. Any portion of a parking level, which exceeds finishedgrade, shall be screened from ttie view of the public right-of-way by landscapefeatures including trees, shrubbery, planter boxes or berms at least three (3) feet inheight. Any planter box or berm shall not be used to calculate the height of ast ruc tu re .

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10. Roof Top Structures. All structures on the roof, including air conditioning units,mechanical equipment, vents, and parapets, shall be fully screened from view fix>many adjacent residential zoned properties through the use of materials and colorsthat match the exterior wails of the structure. Any roof projections shall be located aminimum of 5 linear feet from the roof edge. Any roof projections within 10 linearfeet from the roof edge shall be limited to a height of 5 feet. Roof projections locatedgreater than 10 linear feet finom the roof shall be permitted per LAMC. ,

11. AiUcuiation. All exterior faces on new buildings and those involving the exterioralteration of existing buildings shall be designed to provide articulation that providesrelief for every 30 feet in horizontal length and every 20 feet in vertical length,created by architectural detail or a change in material. The fagade may bemodulated with porches, balconies, window treatments, recessed windows, curves,openings, or architectural details. In addition, for those buildings greater than 35 feetIn height, the exterior faces of the upper floor shall be differentiated through the useof such design features as material or color and shall have differently articulatedwindows from the windows below 35 feet.

12. Balconies. Cantilever balcony protrusions into required front and rear yard setbacksshall be limited to 24 inches in depth. The horizontal dimension of each protrudingbalcony shall be limited to 75 percent of the width of the residential unit it serves.

13. Height of properties on the east side of Orange Grove Avenue. For those R3 zonedproperties on the east side of Orange Grove Avenue abutting R2 zoned lots, nobuilding or structure located on the subject property (properties) shall exceed 33 feetin height.

14. Height of properties on the west side of Orange Grove Avenue. For those R3 zonedproperties on the west side of Orange Grove Avenue, no building or structure locatedon the subject property (properties) shall exceed 35 feet in height. However, amaximum height of 45 feet shall be pennitted provided that any additional heightabove 35 feet shall be stepped back one foot for each additional foot of height above35 feet from any exterior face of the building or structure that is facing any street,

15. Height of properties on the east side of Fairfax fronting Pickford Street For thoseR3 zoned properties fronting Pickford Street, no exterior face of the building orstructure that Is fadng Pickford Street shall exceed 35 feet. However, a maximumheight of 45 feet shall be permitted provided that any additional height above 35 feetshall be stepped back one foot for each additional foot of height above 35 feet fromany exterior face of the building or structure that is facing Pickford Street.

16. Front Yard: Orange Grove Avenue.

A. Development fronting Orange Grove Avenue shall designate Orange GroveAvenue as the required front yard.

B. Not withstanding LAMC Section 12.10 0.1, development fronting Orange GroveAvenue shall provide a minimum 20-foot front yard setback.

17. Setbacks: Orange Grove Avenue. A 15-foot setback at grade level shall be requiredon any side of a building that is abutting any R2 zoned lot.

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18. Building Breaks: Orange Grove Avenue.

A. For buildings between 150-190 linear feet in width or depth, one of the followingtwo options shall be met:

option 1: A front courtyard shall be provided adjacent to the front yard setback atground level, with a minimum width and depth of 20 linear feet and aminimum total area of 700 square feet. It shall be open to the sky andnot be located within 40 linear feet of a side property line. Anycourtyard fencing shall be predominantly open or transparent in design.A required courtyard shall be located no more than three (3) vertical feetfrom sidewalk grade. A minimum of 20 percent of a courtyard shallconsist of planted ground cover, shrubs, trees, water features, orpermanent planter boxes.

option 2: A minimum of one terrace shall be provided along the front facade of abuilding to pfx>vide articulation and open space for each unit located onthe second floor or above. Terraces shall have a minimum area of 100square feet each and have a minimum width and depth of 8 linear feetand need not be open to the sky but shall not be enclosed. For thoseportions of a building above 35 feet, a building stepback of 8 linear feetor greater shall satisfy this requirement.

B. For buildings greater than 190 linear feet in width or depth, no portion of abuilding above grade level shall exceed 190 linear feet in either width or depthexcluding those portions of the building used for parking. If a building exceeds190 linear feet in width or depth below grade level, then any two portions of thebuilding above grade level that would together exceed 190 linear feet shall beconsidered separate buildings with an assumed common lot line between them,and each portion shall be set back from such assumed common lot tie aminimum of 6 feet, excluding those portions of the building used for parking.

Sec. 2. The City Clerk shall certify to the passage of this ordinance and have it published inaccordance with Council policy, either in a daily newspaper circulated in the City ofLos Angeles or by posting for ten days In three public places In the City of Los Angeles: onecopy on the bulletin board located at the Main Street entrance to the Los Angeles City Hall;one copy on the bulletin board located at the Main Street entrance to the Los Angeles CityHall East; and one copy on the bulletin board located at the Temple Street entrance to the LosAngeles County Hall of Records.

I hereby certify that the foregoing ordinance was Introduced at the meeting of the Councilof the City of Los Angeles of April 30.2008. and was passed at Its meeting of MAY 0 7 2(

KAREN E. KALFAYAN, Interim City Clerk

V U — .

Deputy

Approved. «W162«®

Approved as to Form and Legality

ROCKARD J. DELGADILLO, City AttorneyPursuant to Sec. 559 of the City Charter.I approve this ordinance on behalf of the CityPlanning Commission and recommend itsadoption...

City AttorneyApril 18, 2008

See attached report

File No. C.F. 08>D324C P C - 2 0 0 7 - 5 4 0

Director of Planning

PLANNING AND LAND USE MANAGEMENT

FILE NO. 08-0324

C o m m i t t e e

reports as follows:

NEGATIVE DECLARATION, PLANNING AND LAND USE MANAGEMENT COMMITTEE REPORT andORDINANCE relative to a Zone Change for property generally bounded by Fairfax Avenue. Pickford Street, OgdenDrive, and Pico Boulevard vrithin the Wilshire Plan Area.

Recommendations for Council action, SUBJECT TO THE APPROVAL OF THE MAYOR:

1. FIND that this project will not have a significant effect on the environment, pursuant to the City'sEnvironmental Guidelines and Is In compliance wHh the California Environmental Quality Act; that theNegative Declaration reflects the Independent judgment of the lead agency in the City of Los Angeles; thatthe documents constituting the record of proceedings In this matter are located In Council File No. 08-0324in the custody of the City Clerk and in the files of the Department of City Planning in the custody of theEnvironmental Review Section; and ADOPT the Negative Declaration [ENV 2007-541 NO].

2. ADOPT the April 18,2008 FINDINGS of the Director of Planning as modified as the Findings ofthe Council:

Findings B-2. This condition imposes a 33 feet height limK (strike out 35 feet height limit) for thosebuildings on the east side of Orange Grove Avenue abutting R2 lots. When combined with the 15-foot yard setback recjulrement, this standard further reinforces adequate transitions betweenMedium density lots and abutting lower density lots.

3. PRESENT and ADOPT the accompanying NEW ORDINANCE, approved by the Director of Planning,effecting a Zone Change from [QJR3-1-0 and R3-1-0 to [Q]R3-1-0 for properties generally bounded byFairfax Avenue, Pickford Street. Gulden Drive, and Pico Boulevard (The Zone Change Imposes (Q] QualifiedConditions that would apply to the R3 zoned lots within the area and would require a maximum height limitof 35 feet or a maximum height limit of 46 feet, where applicable, provided the project adheres to the urbandesign standards specified in the (Q] Conditions. The proposed (QJ Conditions also require increasedlandscaping, building articulation, and yards for new development and are designed to preserve theneighborhood character in the area.) The Planning and Land Use Management (PLUM) Committeeapproved this project, as amended by Council District Ten as follows:

Height of properties on the east side of Orange Grove Avenue. For those R3 zoned properties onthe east side of Orange Grove Avenue abutting R2 zones lots, no building or structure located onthe subject property (properties) shall exceed 33 feet in height (strike out 35 feet height limit).

Applicant: City of Los Angeles CPC 2007-540 ZC

Said rezoning shall be subject to the "Q" Qualified classification zone limitations substantially as shown onthe sheet(s) attached to the Committee report.

REMOVE the (T) Tentative classification as described In detail on the sheet(s) attached to the Committeereport.

ADVISE the applicant of "Q" Qualified classification time limit as described In the Committee report.

(

6. ADVISE the applicant that, pursuant to California State Public Resources Code Section 21061.6. the Cityshall monitor or require evidence that mitigation conditions are implemented and maintained throughout thelife of the project and the City may require any necessary fees to cover the cost of such monitoring.

7. ADVISE the applicant that, pursuant to State Rsh and Game Code Section 711.4, a Fish and Game Feeand/or Certificate of Fee emption is now required to be submitted to the County Clerk prior to orconcurrent with the Environmental Notice of Determination filing.

8. NOT PRESENT and ORDER FILED the Ordinance approved by the City Planning Commission onDecember 13, 2007.

Fiscal Imoact Statement: The CPC reports that there Is no General Fund impact, as administrative costs arerecovered through fees.

TIME LIMIT FILE - MAY 7, 2008

(LAST DAY FOR COUNCIL ACTION • MAY 7, 2008)

S u m m a r y :

At its meeting held March 25,2008, thie Planning and Land Use Management (PLUM) Committee recommendedthat Council approve the accompanying Zone Change Ordinance from [QJR3-1-0 and R3-1-0 to (QIR3-1-0 forproperties generally bounded by Fairfax Avenue, PIckford Street, Ogden Drive, and Pico Boulevard (The ZoneChange imposes [Q] Qualified Conditions that would apply to the R3 zoned lots within the area and would require amaximum height limit of 35 feet or a maximum height limit of 45 feet, where applicable, provided the project adheresto the urban design standards specified in the [Q] Conditions. The proposed [Q] Conditions also require increasedlandscaping, building articulation, and yards for new development and are designed to preserve the neighborhoodcharacter in the area.) The PLUM Committee approved the project, as amended by Council District Ten as follows:

Findings B-2. This condition imposes a 33 feet height limit (strike out 35 feet height limit) for those buildingson the east side of Orange Grove Avenue abutting R2 lots. When combined with the 15>foot yard setbackrequirement, this standard further reinforces adequate transitions between Medium density lots and abuttinglower density lots.

Height of properties on the east side of Orange Grove Avenue. For those R3 zoned properties on the eastside of Orange Grove Avenue abutting R2 zones lots, no building or structure located on the subjectproperty (properties) shall exceed 33 feet in height (strike out 35 feet height limit).

The PLUM Committee recommended that the Council approve the accompanying Zone Change Orelinance, subjectto the revised conditions. The Director of Planning has reviewed and approved the modified conditions, and theOrd inance ,

As indicated in Recommendation No. 5 and pursuant to Section 12.32-G 3 of the Los Angeles Municipal Code(LAMC), the applicant is hereby advised that:

.. the Council may decide to impose a permanent "Q" Condition... identified on the zone change map by thesymbol Q in brackets . . . There shall be no time limit on removal of the brackets around the [Q] Qualifieddesignation nor on removal of the fT) Tentative designation. After the conditions of the permanent [Q] Qualifiedclassification have been fulfilled, the brackets surrounding the Q symbol shall be removed."

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Respectfully submitted,

PLANNING AND LAND USE MANAGEMENT COMMITTEE

M E M B E RREYES:H U I 2 A R :W E I S S :

V O T EY E SA B S E N TY E S

BG:ys4 -24 -08CD 10Attachments: Ordinance

Findings"Q" Conditions of Approval

MCTiCf! ADOPTED TO APPROVE COMMraMnTEElAPR 3 0 20(8 OTRECOWMOKS

i-OS ANGELES CITY COUNCIL

ORDIt>lANCE OVER TO 7

adSptedMAY 0 7 2008

LOS ANGELES CITY COUNCIL

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Council File No. 08-032'<»C P C - 2 0 0 7 - 5 4 0 - Z C F - 1

F I N D I N G S

1. General Plan FindingsThe subject area Is within the Wilshire Community Plan Area and has a General PlanDesignated Land Use of Medium density residential. The subject area is currently zoned R3-1-0. The proposal adds design standards by imposing [Q] Qualified Conditions. The zonechange is in conformance with the General Plan.

A . W i l sh i re Commun i t y P lan

The zone change will promote the following objectives, policies and goals ofthe Wilshire Community Plan which calls for the creation of neighborhoodpreservation plans which further refine and tailor development standards toneighborhood character.

Policy 1-1.1 Protect exist ing stable single family and lowdensity residential neighborhoods from encroachment by higher densityresidential uses and other uses that are incompatible as to scale andcharacter, or would othen/vise diminish quality of life.

The design standards, including various height requirements, willpromote development that will better maintain the scale and characterof the community and Improve transitions between abutting R3 and R2zoned properties. The proposed 15-foot setback for any multi-familydevelopment that abuts an R2 zoned lot further advances an orderlytransition of scale and massing between zones. The requirementpaired with the stepbacks for upper floors creates a better transitionbetween the densities and will also result in reduced shade/shadowImpacts.

Objective 1-1.3development.

Provide for adequate Multiple Family residential

The design standards will promote development that maintains thecharacter and scale of the community without reducing the currentallowable R3-1 density.

Objective 1-3 Preserve and enhance the varied and distinctresidential character and integrity of existing residential neighborhoods.

The design standards will promote development thai will enhance thecharacter of the community through courtyards, terraces, andlandscaping while penmitting the allowable density. For example, pavedrear yards will no longer be acceptable due to the proposed rear yardlandscaping requirements which will not only provide a ground levelprivate landscaped area for project residents but reduce localized heatgain from paved surfaces.

Chapter V, Urban Design The Urban Design chapter calls for urbandesigns standards for multi-family residential development that Include,b u tare not limited to, requiring useable open space for outdoor activities,especially for children; the use of articulation, recesses, surface

Counci l Fi le No. 08-032^

C P C - 2 0 0 7 - 5 4 0 - Z C F - 2perforations and/or porticoes to break up long, flat building facades; andthe screening of rooftop equipment and building appurtenances fromv i e w.

The proposed design standards include an increase In common openspace requirements In order to minimize rear yard hardscape, rigorousfacade articulation, and the screening of rooftop equipment to meet theurban design standards.

B . Genera l P lan F ramework

The General Plan Framework, adopted in December 1996, provides long termguidance on land use issues for the entire City. The subject area is locatedwithin an area designated as Medium Residential. The Framework Elementestablishes guidelines to achieve higher quality multi-family dwellings, byregulating massing, scale, articulation, and open space and landscaping.Photographic examples are presented that encourage new multi-family housingdevelopment to incorporate modulated building volumes, articulated facades,and extensive landscape with its principal fafade entrances oriented to thes t r e e t

Policy 3.1.8 Consider the formulation of plans that facli'daie the localcommunity's identificatbn of precise uses, densities, and designcharacteristic for devôpment and the public sêtscape forneighborhood areas smaller than the community plans, provided thatthe Framework Element's dUferentiation and rela nship among landuse distn'cts are generally maintained, there is no significant diange inthe population and employment capacity of the neighborhood, and thereis no significant reduction in overall housing capacity.

The standards address Issues raised by stakeholders in the communitywhile balancing the need to retain housing capacity. Site plan andbuilding design regulations mitigate impacts of massing on the shade,scale, shadow, aesthetics, and public streetscape.

Policy 3.7.4 Improve the quality of new multi-family dwelling unitsbased on the standards in Chapter 5 Urban Form and Neightx>rhoodDesign Chapter of this Element

Issues that include yard setbacks, height, scale, massing, andlandscape buffers were addressed and discussed In working groupmeetings. The proposed standards address these and other Issuesrelated to site planning, building design, archrtectural details, andlandscaping which will contribute to the development of high qualitymulti-family dwellings and the creation of a cohesive neighborhood.This desired outcome is in line with the Livable Neighborhoods Sectionof the Element which states that the City's current form and characterresides largely in Its neighborhoods.

ObjecUve 5.1 Translate the Framework Element's intent with respect tocHywde urban form and neighborhood design to the community andneighborhood levels through locally prepared plans that build on each

Counci l F i le No. 08-032^C P C . 2 0 0 7 - 5 4 0 - Z C F - 3

neighborhood's attributes, emphasizes quality of development andprovide or advocate "proactive" implementation programs.

The development of the zone change [Q] Conditions standards aretailored to the community and respond to the local context.

C. General Plan Housino Element

The proposed zone change adheres to Goal 2 of the Livable CommunitiesIssue of the Housing Element by taking steps to preserve, stabilize, andenhance livability/sustalnabllity in single and multl-famliy housing by utilizingapproved design standards. The zone change will meet this goal whilemaintaining the current zoning capacity.

Objective 1,1. Encourage production and preservation of anadequate supply of rental and ownership housing to meet the identifiedneeds of persons of all income levels and special needs.

The standards within the zone change [Q] Conditions address thecompatibility issues of the area within the zone change boundarieswhile preserving the ability to develop multi-family housing.

Policy Z8.1. Establish individual community visions that retain andenhance community character through the Community Plan UpdateProgram and the Framework Element

The standards within the zone change [Q] Conditions were developedto specifically address the needs of the area within the zone changeboundaries. The unique land use characteristics of the neighborhood;stakeholders concerns; and recent R3 zoned parcel developmentpatterns guided the development of the proposed urban designregulations.

2. Zone Change Findings

The proposed zone change ordinance and permanent [Q] conditions are inconformance with public necessity, convenience, general welfare and good zoningpractice.

The subject ordinance conforms to.the public necessity, convenience,general welfare and good zoning practice in that these measures wouldprevent new developments which are incompatible with the goals of theWllshire Community Plan by softening the scale and massing ofdevelopments as they relate to shade, shadow, and aesthetics. Theproposed urban design standards mitigate negative Impacts related toshade and shadow by requiring building stepbacks, setbacks, increasedlandscaping, and building articulation and fagade breaks.

The proposed zone change ordinance is in substantial conformance with thepurposes, intent and provisions of the General Plan In that it would protectand improve the general environment of the community by placing design

•Council File No. 08-032^1C P C . 2 0 0 7 - 5 4 0 - Z C F - 4

controls on site planning, building design, architectural details andlandscaping to ensure that they are of a scale and character that isconsistent with the Wilshire Community Plan. With these restrictions inplace the development of multi-family buildings can be guided with respectto shade, shadow, and aesthetics.

3. Q Conditions Findings

The establishment of the proposed [Q] conditions ensures that the proposed designstandards are fully implemented. These standards are based on many objectives andpolicies of the General Plan relating to urban design standards and the devebpmentpattems of multi-family residential areas.

A. Site Planning

A 15-foot setback at grade level shaH be required on an^ side of a building that isabutting any R2 zoned lot

Finding A-1. The [Q] Condition for setbacks on all sides that abut R2 lotswas placed in the conditions because the zoning code designates thenarrowest linear frontage of a lot as the front yard. When lots are combinedand include a lot on a side street, the yard facing the side street becomes thefront yard. This results in the narrow side yard and the building bulk beingplaced adjacent to older structures and single family homes with increasedshade/shadow impacts. The subject condition ensures new developmentadheres to prevailing setbacks and separation between buildings whichwould not occur if the original front and rear yards remained the same. Thecondition also accommodates necessary DWP easements along propertyl ines.

f^ront Yard: Orange Grove Avenue.

A. Development fronting Orange Grove Avenue shall designate Orange GroveAveriue as the required front yard.

B. Not widtstanding LAMCSection 12.10 C.I» development ftorrdng Orange GroveAvenue shall provide a minimum 20-foot front yard setback.

Finding A-2. The [Q] Condition for front yards on Orange Grove Avenuewas placed in the conditions to maintain the neighborhood character andscale, to address front yard designation on comer lots, and to accommodatenecessary DWP easements along properly lines. The provision requiring a20-foot front yard setback Is consistent with a typical front yard setbackfound in the neighborhood.

Building Breaks: Orange Grove Avenue.

A. For buildings on Orange Grove Avenue between 150-190 linear feet in width ordepth, one of the following two options shall be met:

option 1: A front courtyard shall be provided adjacent to the front yardsetback at ground level, with a minimum width and depth of 20linear feet and a minimum total area of 700 square feet. It shall

Counci l Fi le No. 08-032^C P C - 2 0 0 7 - 5 4 0 - Z C F - 5

be open to the sky and not be located within 40 linear feet of aside property line. Any courtyard fencing shall be predominantlyopen or transparent in design. A required courtyard shall belocated no more than three (3) vertical feet from sidewalk grade.A minimum of 20 percent of a courtyard shall consist of plantedground cover, shrubs, trees, water features, or permanentplanter boxes.

option 2: A minimum of one terrace shall be provided along the frontfacade of a building to provide articulation and open space foreach unit located on the second floor or above. Terraces shallhave a minimum area of 100 square feet each and have aminimum width and depth of 8 linear feet and need not be opento the sky but shall not be enclosed. For those portions of abuilding above 35 feet, a building stepback of 8 linear feet orgreater shall satisfy this requirement.

B. For buildings on Orange Grove Avenue greater than 190 linear feet in width ordepUi, no portion of a building above grade level shall exceed 190 linear feet Ineither width or depth exduding those portions of the building used for parking. Ifa building exceeds 190 linear feet in width or depth below arade level, then anytwo portions of the building above grade level that would together exceed 190linear feet shall be considered separate buildings with an assumed common lotline between them, and eadi portion shall be set back from such assumedcommon lot tie a minimum of 6 feet, excluding those portions of the buildingused for parking.

Finding A-3. Fagade break requirements for projects essentiallycovering four or more bts will reduce the negative impacts of massingin order to address the issues of scale, shadow, and aesthetics.Courtyard and terrace options are offered to preclude simple "box-like"buildings and respond to concerns over development scale in thearea. Locating courtyards adjacent to the front yard ensures thatbuildings are designed so as to encourage pedestrian use and addmore visual Interest to the public realm.

B. Height

Height of properties on the west side of Orange Grove Avenue. For those R3zoned properties on the west side of Orange Grove Avenue, no building orstructure located on the subject property (properties) shall exceed 35 feet Inheight. However, a maximum height of 45 feet shall be permitted provided thatany additional height above 35 feet shall be stepped back one foot for eachadditional foot of height above 35 feet from any exterior face of the building orstructure that Is facing gny street

Height of properties on the east side of Fairfax fronting Pickford Street Forthose R3 zoned properties hontlng Pickford Street, no exterior face of thebuilding or structure that is facing Pickford Street shall exceed 35 feet.However, a maximum height of 45 feet shall be permitted provided thai anyadditional height above 35 feet shall be stepped back one foot for each

Council File No. 08-032-^

C P C - 2 0 0 7 - 5 4 0 - 2 C F - 6additional foot of height above 35 feet from an^ exterior face of the building orstructure that is facing Pickfbrd Street

Finding B-1. The [Q] Conditions require a stepback of one foot foreach foot in height atx>ve 35 feet from the outer facade of the building,effectively requin'ng fourth floors to maintain a stepback of ten feetfrom the building facade. The conditions soften the scale and massingof the upper floor, and allows greater light and air to surroundingproperties, while reducing any negative shadow impacts.

Height of properties on the east side of Orange Grove Avenue. For those R3zoned properties on the east side of Orange Grove Avenue abutting R2 zonedlots, no building or structure located on the subject property (properties) shallexceed 33 feet in height

Finding B-2. This condition imposes a 33 feet height limit for thosebuildings on the east side of Orange Grove Avenue abutting R2 lots.When combined with the 15-foot yard setback requirement, thisstandard further reinforces adequate transitions between Mediumdensity lots and abutting lower density lots.

C . A r c h i t e c t u r a l D e t a i l s

Articulation. All exterior faces on new buildings and those involving the exterioralteration of existing buildings shall be designed to provide articulation thatprovides relief for every 30 feet in horizontal length and every 20 feet in verticalheight,, created by architectural detail or a change in material. The faqade may bemodulated with porches, balconies, window treatments, recessed windows, curves,openings, or architectural details. In addition, for those buildings greater than 35feet in height, the exterior faces of the upper floor shall be differentiated throughthe use of such design features as material or color and shall have differentlyarticulated windows from the windows below 35 feet.

Finding C-1. Fagade articulation on ail sides of a stnjcture helpsinsure that building facades are well designed and offer texture depthand a variety of materials thus presenting an attractive appearance tothe surrounding properties.

Balconies. Cantilever balcony protrusions into required front and rear yardsetbacks shall be limited to 24 inches in depth. The horizontal dimension of eachprotruding balcony shall be limited to 75 percent of the width of the residential unitit serves.

Finding 0-2. Depth limits on balcony protrusions into the requiredyards of R3 development will eliminate excessive encroachment intoestablished setbacks; and prevent monolithic balcony structures fromdominating a building faqade.

AH structures on the roof, including air conditioning units, mechanical equipment,vents, and parapets, shall be fully screened from view from any adjacent

Counci l F i le No. 08-032^C P 0 2 0 0 7 - 5 4 0 - Z C F - 7

residential zoned properties through the use of materials and colors that matchthe exterior walls of the structure. Any roof projections shall be located aminimum of 5 linear feet from the roof edge. Any roof projections within 10 linearfeet from the roof edge shall be limited to a height of 5 feet. Roof projectionslocated greater than 10 linear feet from the roof shall be permitted per LAMC.

Finding C-3. The location of mechanicai equipment In highly visibleareas can degrade the appearance of the neighborhood and suchequipment should therefore be screened from view.

D. Landscaping

Open Space. Required courtyards may count as common open space providedminimum dimensions per LAMC are met. Open space shail be provided per LAMCSection 12.21 G. Courtyards and building breaks required by these conditions maycount as common open space notwithstanding the provisions of LAMC Section12.21 G 2(a)(1).

Landscaping. All open areas not used for buildings, driveways, surface parkingareas, recreational facilities, or walks shall be attractively landscaped. Including anautomatic irrigation system, in accordance with a landscape plan prepared by alicensed landscape architect, licensed architect, or landscape contractor to thesatisfaction of the Planning Department

Landscaping of Open Space Areas. A minimum of 50 percent of common usableopen space areas shall be planted in ground cover, shrubs or trees. Trees shall beplanted in the required front and rear yard setback area at a ratio of one tree perevery 300 square feet of front and rear yard provided. Trees may not be less than24-inch box in size, and shall be planted within open space areas. An automaticirrigation system shall be provided for all required landscaped areas. Landscapedareas located on top of a parking garage or deck shall include permanent plaritersat least 30 inches in depth (12 inches for lawn/ground cover) and be properlyd r a i n e d .

Landscaping of Rear Yard Setback. Required rear yard setback areas shall not beused for surface parking, and shall be landscaped as a greenbelt area with amaximum of 20 percent hardscape. Vegetative landscape screening shall beincorporated into the landscape plan to minimize views across rear property lines.

Parking Level Screening. Any portion of a parking ievel, which exceeds finishedgrade, shall be screened from the view of the public right-of-way by landscapefeatures including trees, shrubbery, planter boxes or berms at least three (3) feet inheight. Any planter box or berm shall not be used to calculate the height of ast ruc tu re .

Finding D-1. Additional landscaping for the open spaces of R3development within the neighborhood will insure landscape buffersand improve the overall aesthetics of the neighborhood. Increasedtree planting requirements promote screening of buildings acrossproperty lines. Landscaping requirements for common open spaceareas, courtyards, and yards ensure green spaces and planted areasthroughout developments. Surface parking is prohibited and paving is

Counci l Fi le No. 08-032^

G P C . 2 0 0 7 - 5 4 0 - Z C F - 8

severely limited in the rear yards of new developments to ensure thatthese yards function as green buffers between parcels.

CEQA Findings

1. On November 8.2007, the City Planning Department determined that the proposedZone Change would not have a significant effect on the environment NegativeDeclaration No. ENV-2007-541-ND was published in the Los Angeles Times onNovember 15,2007 for a review period ending on December 5,2007. No commentswere received on the document.

Page 4

Chart 1. TOG Affordable Housing Incentive Area Tiers

Two Regular Buses(intersection of 2 nonRapid Bus* lines,each w/ at least 15min. average peakheadways)

Regular plus RapidB u s *(intersection of aRegular Bus andRapid Bus line)

Two Rapid Buses*(intersection of twoRapid Bus lines)

M e t r o l i n k R a i lS t a t i o n s

M e t r o R a i l S t a t i o n s

1 5 0 0 - 2 6 4 0 f t .

1500 - 2640 ft.

1 5 0 0 - 2 6 4 0ft.

7 5 0 -<1500 f t .

<750 f t .

S 2640 ft. < 750 ft. fromin tersec t ion w i th

another rail line ora Rapid Bus*

N o t e s :

To be an eligible TOC Housing Development, the project must be meet the Eligibility criteria in Section IV, includingbeing located within one-half mile of a Major Transit Stop. In the case of bus stops, this always requires anintersection of two bus routes. An intersection of two bus lines is defined as the midpoint of the street Intersectionwhere two or more eligible bus routes meet or cross, and passengers have tlie direct ability to transfer on foot Thisdoes not include bus routes that travel along the same street An intersection between a rail station and an eligibleRapid Bus line is defined as either the rail station entrance(s) or the Rapid Bus stop when the bus stop is within 660feet of a rail station entrance and can be accessed by foot

Distance is measured from the closest point on any lot to the entrance(s) of a rail transit station (including elevatorsand stairways), or the middle of the street intersection of two or mere bus routes with a service interval of 15 minutesor less during the morning and afternoon peak commute periods. Please see Appendix A for additional information onhow to calculate the 15 minute service interval. In the case of a Tier 4 Major Transit Stop, the distance will bemeasured from the closest point on any lot to tiie closer of either the entrance of the rail transit station or the busstop. If no entrance information is known for a station that is under construction, then the distance will be measuredfrom the center of the platform of the station.

•Rapid Bus is a higher quality bus service that may include several key attributes, including dedicated bus lanes,branded vehicles and stations, high frequency, limited stops at major intersections, intelligent transportation systems,and possible off-board fare collection and/or all door boarding. It includes, but is not limited to, Metro Bus RapidTransit lines, Metro Rapid 700 lines, Metro Orange and Silver Lines, Big Blue Rapid lines and the Rapid 6 Culver Cityb u s .

Demand A Change To Out Of Scale Development in ACharacter Neighborhood

hllps://www.ihepetilionsite.com/141/022/294/demand-a-change-lo-oul-of-scale-development-in-a-characler-nelghborhood/

Author: Tania MissadRecipient:

Peti t ion:

We are residents in Picfair Village and this new proposed development at 1546-1550 OrangeGrove has been approved with a height exception of 55 feet while all other structures in ourneighborhood are 33 feet. Furtfier it was approved without a public hearing to allow neighbors toweigh in on its impact. It will create a negative impact on the quality of life, will Increase stress oninfrastructure and will be inconsistent with the character of the neighborhood. We are asking for apublic forum to express our concerns and halt the current plans. While we don't opposedevelopment, we are opposed the the height of this structure.

Page 1

N a m e F r o m C o m m e n t s1 . Cheryl Mendoza Los Angeles, CA2 . Andrew Schulman Los Angeles, CA 1 encourage new development in our neighborhood but this

building is 2 stories higher than anything else in ourneighborhood. It's going to change the character of PicfairVillage.

3 . Rosa Preston Los Angeles, CA4 . Geoff Missad Los Angeles, CA5 . Jennifer Meislohn Los Angeles, CA6 . Miche l le R ickman Los Angeles, CA Our neighborhood needs to have a say before height

exceptions of this magnitude are madel7 . Jose Balden'ama Los Angeles, CA8 . Fonda Fisher Los Angeles, CA9 . Rob in Rober t s Los Angeles, CA 1 live less than two blocks south and have been here since

1992. This building does not benefit our neighborhood. Howcan a developer be allowed to build a unit with 28 units andprovide parking for only 18? And ruin the character of theneighborhood with a n oversized building in the process? It'sprofiteering at the neighborhood's expense.

10. Denisa H Los Angeles, CA 1 have lived on S. Spaulding Ave since 1979. The traffic andparking issues are just unbearable already..

12. Kara McDonald Los Angeles, CA Not only is the extreme height out of character for theneighborhood, a development with 28 units and only 18parking spots will swamp the surrounding neighborhood withcars. 1 get building in transit corridors, but access to the Picobus lines is not sufficient for 10 units to forgo having a car, ormake it likely that other units will have only one car. Dramaticchanges of this character should not be made withoutconsulting residents. We do not oppose development, butstrongly oppose the project as currently conceived.

1 3 . judy Conner los angeles, CA1 4 . L a w r e n c e B r a m a n Los Angeles, CA1 5 . Va le r ie Krause Los Angeles, CA16. Cindy Levey Los Angeles, CA

Page 2

People have chosen to live in this neighborhood specificallybecause it is quiet and family oriented. We enjoy livingtogether as homeowners and as renters. We have noproblem with development. This building scale isunmeasured. To build that high and that large in thisneighborhood with such disregard for the people around it, isshameful. We are open to doing our share to increasehousing in Los Angeles, but within reason and within scale.Please take pause from moving forward and listen closely.The development planned on Orange Grove is very extreme.

- Signatures 1-16

N a m e F r o m Commen ts1 7 . roxann smith los angeles, OA because the height is totally out of line with the rest of the

neighborhood. 1 moved to the neighborhood because of thecharm of the architecture and the scale of the buildings. 1don't mind new build, 1 mind a 'giant' building in theneighborhood. Additionaliy to aliow this 28-unit building to bebuilt with ONLY 18 parking spots on a street where streetparking is already hard to find is unconscionable andill-conceived. And to have approved without input fromneighbors is totally unfair and not what 1 have come toexpect from the city. Please reconsider. j

18. Nancy Aubry Los Angeles, OA Development is great, so long as considerations are madefor the community as a whole. This proposed structure is outof scale and the lack of parking is inconsiderate of thosewho live in the neighborhood. To say the leasti Please, scaleback the size and increase the parking. Plea.se don't changeour beloved sense of community in our charmingn e i g h b o r h o o d . :

19. Monique Carrabba Los Angeles, CA i

2 0 . Safly Lapiduss Los Angeles, CA This will totally change the character of our neighborhood -where many of the houses were built in the 20s and 30s.Personally, it will also block our view And block the light fromour front yard and living room windows.

2 1 . Juliet Funt Los Angeles, CA2 2 . Sarah Brower Los Angeles, CA 1 have lived in this neighborhood for almost 15 years. A

building this tall with insufficient parking will be disruptive tothe neighborhood and 1 am concemed it will decrease homevalues.

2 3 . Sandra Germalne LOS ANGELES. CA This will increase stress on our already overtaxed 1infrastructure and be inconsistent with the character of ourneighborhood. IT ALSO DOES NOTHING TO ADDRESSADDING MORE AFFORDABLE HOUSING. Stop lining the ipockets of developers who only care about their profits! |

2 4 . L a u r a

Lopez-DaneauLos Angeles, CA Development is needed within reason without negatively

impacting the local community. The height of this buildingdoesn't conform to those needs and needs to be discussedprior to any kind of approval.

2 5 . Peter Gandolfo Los Angeles, CA 1 don't want to lose the character of our neighborhood.2 6 . Debbie Gaughan Los Angeless, CA

Page 3 -

It is critical for us to be good stewards of our neighborhoodso that future generations can enjoy the quality of life we do.Having a 5 story building is completely out of scale for theneighborhood. The new TOG bill has created opportunity fordevelopers to completely ignore what is in the best interestfor neighborhood. Creating more housing is something thatis needed. Supplying low income housing is wonderful. Butgoing 55 feet is destroying neighborhood character whichalso has value. There needs to be a compromise 1

Signatures 17'26

N a m e F r o m C o m m e n t s2 7 . Stephen Previdi Los Angeles, OA 1 am a current resident of Picfair Village and don't want to

see development that is out of scale with our quietneighborhood.

2 8 . MaryShaughnessy

Los Angeles, CA This structure is too big and out of character for ourneighborhood. Additionally, there is not substantial parking.Our neighborhood should have a voice in approving such amammoth cons t ruc t i on .

2 9 . m roach Los Angeles, CA It does not seem appropriate that this was approved with aheight exception of 55 feet while all other structures in ourneighborhood are 33 feet. Exceptions such as this should bevoted on.

3 0 . K S Los Angeles, CA3 1 . Daniel la Piatt Los Angeles, CA It will tower about the existing houses, bring congestion, and

1 don't think this particular area has the capacity for abuilding this tall. 1 don't dispute growth-1 just feet this willoverpopulate and create too much density on a privatestreet. And it will look so strange With a height more than 20feet In the area.

3 2 . Laura Beatty Los Angeles, CA Given the law says 33 feet, how much $ was paid to get 55feet with no hearing?

3 3 . Tessa Posnansky Los Angeles, CA This building is far too large for this neighborhood, and toapprove it without input and concerns from the people whowill be most affected is unconscionable! I'm not againstbuilding and growth, but there has to be a way to do itwithout robbing (single family) homeowners of the value ofthe properties that we have spent lifetimes working to build.Every single family home that is in the vicinity of that H1 RISEwill be impacted in terms of privacy, and we will all be ;impacted by the traffic on these small streets.

3 4 . Jan ice Me is lohn Los Angeles, CA It's to big for the neighbor and we already have street !p a r k i n g s h o r t a g e |

3 5 . Jeanne EBeauregard

Los Angeles, CA Isn't this a village - don't let the greed ruin the tovelyc h a r a c t e r o f o u r n e i g h b o r h o o d . i

3 6 . Theodora Esparza Los Angeles, CA3 7 . Jil i ian Moul Toluca Lake, CA3 8 . Elizabeth Camp Los Angeles, CA 1 live on the block parallel to this proposed development. It is

so out of scale with the neighborhood that 1 will be able tosee it towering over the houses across the street and downthe block. It is untenable that this was approved to be 55ftwithout a public hearing 1 The neighborhood character isalready under attack by massive developments and this farexceeds their scale!

3 9 . G ina Jensen LA, CA

Page 4

The additional height allowance will disrupt the charm of theneighborhood as well as the congestion it was cause withregards to parking. This will set a presidence in theneighborhood creating additional issues.

- Signatures 27 - 39

N a m e F r o m C o m m e n t s4 0 . Callie Bioem Los Angeles, CA As a resident of PicFair 1 care about maintaining the look

and feel of the neighborhood. 1 don't mind development butwould like it to fit jnto the neighborhood instead of standingout and above everything else.

4 1 . Francesca Los Angeles, CA We live on Ogden just across the street from this site. ItBartoccini would block our skyline and is completely out of keeping with

the style of the neighborhood. As a designer 1 find ito f fens ive .The majority of buildings here are beautiful oldMediterranean style. And nothing on this scale.We hate to see that destroyed by this monstrosity

4 2 . Niambi Wright Los Angeles, CA We have a beautiful neighborhood that is being destroyed bythese high rise condos

4 3 . Lisa Btoomfield La, CA If the developer has ignored the allowed code and there isno public hearing - this is not acceptabte.

4 4 . Rod Moore Los Angeles, CA45. John Bogner Los Angeles, CA Occupancy is not appropriate for neighborhood. Will

negatively impact parking, traffic, local services andneighborhood of homes.

4 6 . Anthony Fox Los Angeles, CA4 7 . Chip Hail Los Angeles, CA The building of a building like this would be a disaster for

such a family friendly, character neighborhood with anIncrease in conjestion and negative affecting of thelandscape. Please don't allow this!

4 8 . Safia S Los Angeles, CA 11000% percent echo the dismay, disgust and opposition by imy neighbours within Picfair Village! We cannot let this go Ia h e a d ! ! j

4 9 . Dwight Nolan Los Angeles, CA j1 am a 45 year resident of this neighborhood, and believe the 1neighborhood is being overdeloped from residential to 1c o m m e r c i a l I

5 0 . Joni Schreer Los Angeles, CA Structures like this are out of character with the homes inthis neighbor, will adversely affect home values and add to the stress of the infrastructure.

5 1 . Karen Bond Los angeles, CA52. Maria Jacks Los Angeles, CA We live in this neighborhood. We are not against building •

new homes in the area. We are requesting that the builders Ineed to construct new homes to the passed building codesand height allowed for the neighborhood. Thank you.

5 3 . Loii Donahoo Los Angeles, CA Blight and ruining of residential neighborhoods. Thisstructure does not conform to the residential height that fiasbeen established for 80 + years.There was no public hearing.

5 4 . Christine Los Angeles, CAOppenheim

Page 5 - Signatures 40 - 54

N a m e F r o m C o m m e n t s

5 5 . Miranda Bishop Los Angeles, CA Please keep the character of our neighborhood and thevalue of quaint surrounding properties intact and avoidcongestion by not allowing this huge complex that doesn'tbelong. Properties need to follow height requirements andprovide parking and keep the harmony of a community inm i n d .

5 6 . Sandy Yamashiro Los Angeles, CA

5 7 . Sandra P Los Angeles, CA Don't destroy the character of these communities withlong-standing history. These neighborhoods are what makeLA beautiful. These out of spec buildings destroy theambience and increase congestion.

5 8 . Jennifer Tang Los angeles, CA5 9 . Al ice T Los Angeles, CA6 0 . Jul ie Fox Los Angeles, CA This will have a negative affect on my neighborhood. This is

a neighborhood of single family homes and small apartment.This is totally out of scale for this area.

6 1 . L ise Johnson Los ANgeles, CA That is just too tall for this neighborhood, plus it needs moreparking!

6 2 . Lauren Hwangbo Los Angeles, CA6 3 . Trisha Williams Los Angeles, CA

6 4 . Sara Leib Los Angeles, CA It is irresponsible to not provide more parking, tasteless tobuild a building that's out of scale for the neighborhood, andgreedy to build five stories high in a place where all othersare no more than three. Please provide a public forum tohear us and halt current plans. We won't be silent.

65. Craig Jann Los Angeles, CA66. Daisy Galvan Los Angeles, CA6 7 . Merysa Nichols Los Angeles, CA 1 don't want this to become the new acceptable standard for

my neighborhood. 1 moved here to get away from the |congestion and lack of street parking. It's unfair that they are jchanging the zoning without a hearing from those affected. Iteffects our quality of life and property values. It also effectsthe way 1 view our city council as not representing us butdevelopers who don't live here.

6 8 . Oluwatobi Los Angeles, CA 1Ogundipe

69. Nikky Schulman Los Angeles, CA7 0 . Balthasar Adell Los Angeles, CA How is it possible to approve a building taller than the

average and yet not force them to provide enough space forall the cars ? It's so backwards. AND, this is aNEIGHBORHOOD, meaning houses not multi unit apts myg o o d n e s s j

71. Rajka Jones Los Angeles, CA7 2 . Christopher Ewing Los Angeles, CA

Page 6 - Signatures 55-72

N a m e F r o m C o m m e n t s73. Katie Defahanty Los Angeles, CA74. Ginny Friedman Los Angeles, CA75. Nancy Hanover LA,CA Beyond "out of character"Ml76. Robert Smith Los Angeles, OA77. Olivia Vegh Los Angeles, CA 1 live on the same block. It's important to have parking for all

residents so there is room for everyone.78. Elsa Casillas Los Angeles, CA This project will not be consistent with the scale of the rest of

the neighborhood.79. April Bennett Los Angeles, CA80. L isa Grant Los Angeles, CA81. Michelle Cooke Los Angeles, CA There's already parking Issues and overdevelopment. It's

making impossible and extremely frustrating for residents tofind parking and the character of the neighborhoods ischanging.

Page 7 - Signatures 73 - 81

Printed Name | Signature A d d r e s s E m a i l

S.Oail f pP" f]ofOiti

C h P. K y t ' g07 PlCK^ PRO St' %-)'

I

' S c? i (ixJv-OAv e

4

ATTACHMENT 4

WHAT IS FLOOR AREA RATIO (FAR)

NEIGHBORHOOD CHARACTER STUDY

Prepared by the City of Los Angeles – Department of City Planning

Community Planning Bureau

Zoning determines Land Use, Minimum Lot Size, Lot Dimensions,

and Setbacks.

For example, a lot zoned R1 would be a minimum of 5,000 square feet in area and a minimum width of 50 feet.

What is Zoning?What is Zoning?What is Zoning?What is Zoning?

80 ft 40,000 sq-ft RE40

80 ft 20,000 sq-ft RE20

70 ft 17,500 sq-ft RA

80 ft 15,000 sq-ft RE15

70 ft 11,000 sq-ft RE11

65 ft 9,000 sq-ft RE9

60 ft 7,500 sq-ft RS

50 ft 5,000 sq-ft R1

Lot Width (Min.)Lot Width (Min.)Lot Width (Min.)Lot Width (Min.) Lot SizeLot SizeLot SizeLot Size (Min.) (Min.) (Min.) (Min.) ZoneZoneZoneZone




What is What is What is What is a Height Districta Height Districta Height Districta Height District????

3:1

3:1

3:1

3:1 FAR

2 3 6 n/a Stories

30 feet

33 feet 45 feet for lots in Hillside Areas or Coastal Zone



Height

1XL 1VL 1L 1 Height Districts

A Height District establishes the maximum height, stories, and Floor Area for each zone.

The table above illustrates the various height districts for the R1 zone. In Height District 1, the maximum height is 33 feet, an unlimited number of stories, and a Floor Area Ratio of 3:1.




Yard Setbacks are designated areas for open space. The Front and Rear Yard Setbacks are generally fixed values, but Side Yard Setbacks vary by the building height.

What What What What are Yard Setbacksare Yard Setbacksare Yard Setbacksare Yard Setbacks????

R1 Zone- 5,000 sf

lot size

Height Setback Up to 18 ft 5 ft 18 ft to 28 ft 6 ft 28 ft to 30 or 33 ft 7 ft

Side Yard Setbacks by Height:




The Buildable Area is the Lot Area minus the required Yard Setbacks. Structures are only allowed in this area.

What What What What is the Buildable Area?is the Buildable Area?is the Buildable Area?is the Buildable Area?

R1 Zone – Minimum lot

size 5,000 sq-ft

Buildable Area




The Floor Area Ratio sets the maximum square footage allowed.

FAR is expressed as a ratio.

An FAR of 3:1 means that for every square foot of Buildable Area, an owner may build up to three square feet of Floor Area.

What What What What is the is the is the is the Floor ArFloor ArFloor ArFloor Area Ratioea Ratioea Ratioea Ratio (FAR) (FAR) (FAR) (FAR)????

3:1

2:1

1:1




In an R1 zoned lot with a Lot Size of 5,000 square feet, the Total Development Potential for a one-story Single Family Dwelling is 2,600 square feet. For a two-story Single Family Dwelling, it is 4,940 square feet and for a three-story Single Family Dwelling it is 7,020 square feet.

Total Development Potential: Total Development Potential: Total Development Potential: Total Development Potential: What What What What can be can be can be can be built today? built today? built today? built today?

7,020 sq-ft Three Story (Up to 33 ft)

4,940 sq-ft Two Story (Up to 28 ft)

2,600 sq-ft Single Story (Up to 18 ft)

R1 (5,000 sq-ft)

Existing Existing Existing Existing Development Development Development Development PotentialPotentialPotentialPotential

Story & HeightStory & HeightStory & HeightStory & Height IntervalsIntervalsIntervalsIntervals

ZoneZoneZoneZone

5

ATTACHMENT 5

NOISE STUDY


Noise Study

prepared forFred Larian

160 Del fern Dr iveLos Angeles, California 90077

prepared byRincon Consultants, Inc.

250 East 1st Street, Suite 301Los Angeles, California 90012

May 2018

Rincon Consultants, Inc.Eni'ironmentBlScienlfSfs PUnners Engir,eei5w w w . r i n c o n c o n s u l t a n t s . c o m

Tab le o f Con ten t s

Ta b l e o f C o n t e n t s

Project Description and Impact Summary.

1 . 1 I n t r o d u c t i o n 1

1 . 2 P r o j e c t S u m m a r y 3

B a c k g r o u n d 52 . 1 O v e r v i e w o f S o u n d M e a s u r e m e n t 5

2 . 2 S e n s i t i v e R e c e p t o r s 6

2 . 3 N o i s e S e t t i n g 6

2 . 4 R e g u l a t o r y S e t t i n g 9

I m p a c t A n a l y s i s 1 13 . 1 S i g n i fi c a n c e T h r e s h o l d s 1 13 . 2 M e t h o d o l o g y 1 2

3 . 3 I m p a c t A n a l y s i s 1 4C o n c l u s i o n s a n d R e c o m m e n d a t i o n s 2 0

R e f e r e n c e s

Ta b l e s

Ta b l e 1

Ta b l e 2

Ta b l e 3

Ta b l e 4

Ta b l e 5

Ta b l e 6

Ta b l e 7

Ta b l e 8

Figures

Figure 1

Figure 2

S u m m a r y o f I m p a c t s 1

P r o j e c t S o u n d L e v e l M o n i t o r i n g R e s u l t s 7G u i d e l i n e s f o r N o i s e C o m p a t i b l e L a n d U s e s ( C N E L ) 1 0

Human Response to Different Levels of Groundborne Vibration 12

C o n s t r u c t i o n N o i s e L e v e l s b y P h a s e 1 5

V i b r a t i o n L e v e l f o r C o n s t r u c t i o n E q u i p m e n t 1 6

P r o j e c t T r i p G e n e r a t i o n 1 8

Comparison of Existing (2018) and Existing Plus Project (2019) Traffic Noise 19

P r o j e c t S i t e L o c a t i o n 4S o u n d M e a s u r e m e n t L o c a t i o n s 8

Noise Study

i

Orange Grove Lofts1546-1550 South Oronge Grove Avenue Residentiol Project

Appendices

Appendix A Sound Measurement Data

Appendix B Roadway Construction Noise Model (RCNM) and Construction VibrationR e s u l t s



Ii



1 . 1 I n t r o d u c t i o n

This study analyzes the potential noise impacts of the proposed residential development projectlocated at 1546-1550 South Orange Grove Avenue in Los Angeles, California. Rincon Consultants,Inc. prepared the study under contract to and for use by Fred Larian. The purpose of this study is toanalyze the proposed project's noise impacts related to both temporary construction activity andlong-term project operation.

The conclusions of this study, including Regulatory Compliance Measures (RCMs) and Project DesignFeatures {PDFs) required for the project, are summarized in Table 1.

Table 1 Summery of impacts

Impact Statement

Exposure of persons to orgeneration of noise levels inexcess of standards establ ishedin the local general plan or noiseordinance, or applicablestandards of other agencies

Proposed ProjectLevel of Significance

Less than significantimpact

Exposure of persons to orgeneration of excessivegroundborne vibration orgroundborne noise levels


Applicable RecommendationsRCM -1 Adherence to Existing Noise StandardsRCM - 2 Construction Site NoticingR e c o m m e n d e d M e a s u r e N — 1 C o n s t r u c t i o n H o u r s

R e c o m m e n d e d M e a s u r e N — 2 C o n s t r u c t i o n N o i s e

R e d u c t i o n

PDFs■ Construct ion act iv i t ies wi l l be scheduled so as to avoid

operating several pieces of equipment simultaneouslywhe reve r f eas i b l e

■ Operate all diesel equipment with closed engine doorsand equip all diesel equipment with factor-r e c o m m e n d e d m u f fl e r s

■ For stationary equipment, designate equipment areas

with appropriate acoustic shielding on building andgrading plans. Equipment and shielding will be installedprior to construction and remain in designated locationthroughout construction activities

■ Whenever feasible, use electrical power to run air

compressors and similar power tools rather than dieselequipment

■ Require all contractors, as a condition of contract, to

maintain and tune-up all construction equipment tom i n i m i z e n o i s e e m i s s i o n s

■ Temporary sound barriers will be erected along the

northern, eastern and southern boundaries of theproject site between active onslte construction workusing heavy equipment and adjacent sensitive receptors(residences)

N o n e

Noise Study 1

Orange Grove Lofts1546-1550 South Orange Grove Avenue Residential Project

Proposed ProjectI m p a c t S t a t e m e n t L e v e l o f S i g n i fi c a n c e A p p l i c a b l e R e c o m m e n d a t i o n s

A substantial permanentincrease in ambient noise levelsabove levels existing withoutthe project

A substantial temporary orperiodic increase in ambientnoise levels in the project

vicinity above levels existingwithout the project

For a project located within anairport land use plan or, wheresuch a plan has not beenadopted, within two miles of apublic airport or public useairport, would the projectexpose people residing orworking in the project area toexcessive noise levels

For a project within the vicinityof a private airstrip, would theproject expose people residingor working in the project area toe x c e s s i v e n o i s e


Less than significant

impact

No impact

N o n e

See applicable recommendations for threshold 1

N o n e

No impact N o n e

Regulatory Compliance Measures (ROMs)RCMs are existing requirements and reasonable anticipated standard conditions that are based onlocal, state, or federal regulations or laws that are frequently required independently of CaliforniaEnvironmental Quality Act (CEQA) review and serve to offset or prevent specific impacts. RCMs arenot included as mitigation measures in the environmental clearance document since they arealready required during the building permit issuance process.

RCM- J Adherence to Existing Noise StandardsThe proposed project shall comply with the City of Los Angeles General Plan Noise Element, City'sNoise Ordinance, and any subsequent ordinances, which prohibit the emissions or creation of noisebeyond certain levels at adjacent uses.

RCM-2 Construction Site Noticing

The proposed project shall comply with the City's Building Regulations Ordinance No. 178.048,which requires a construction site notice to be provided that Includes the following information: jobsite address, permit number, name and phone number of the contractor or owner or owner's agent,hours of construction allowed by code or any discretionary approval for the site, and the City'stelephone number where violations can be reported. The notice shall be posted and maintained atthe construction site prior to the start of construction and displayed in a location that is readilyvisible to the public and approved by the City's Department of Building and Safety.

R e c o m m e n d e d M e a s u r e s

The measures below are recommended as project design features.

2


Recommended Measure N-1 Construct ion Hours■ Construction and demolition shall be restricted to the hours of 7:00 AM and 6:00 PM Monday

through Friday, and 9:00 AM to 6:00 PM on Saturday and national holidays.■ No construction shall occur on Sunday.

Recommended Measure N-2 Const ruct ion Noise Reduct ion■ Demolition and construction activities shall be scheduled so as to avoid operating several pieces

of equipment simultaneously, which causes high noise levels■ The following equipment shall be retrofitted with an industrial grade muffler or muffler of

similar capacity, capable of reducing engine noise by at least 15 dBA: backhoes, compactors(ground), cranes, dozers, excavators, front end loaders, graders, rollers, and trucks (seeAppendix D)

■ Air compressors, auger drill rigs, concrete mixers, generators, saws, jackhammers, andpneumatic equipment shall be enclosed by materials capable of reducing noise levels by at least13 dBA (Echo Barrier 2018, Appendix D)

■ Owners/tenants of properties within 500 feet of the construction activity shall be notified aboutthe estimated duration and hours of construction activity at least 30 days before the start ofc o n s t r u c t i o n

■ All construction areas for staging and warming up shall be located as far as possible from

adjacent residences and sensitive receptors■ Portable noise sheds shall be provided for smaller, noisy equipment, such as air compressors,

dewatering pumps, and generators

1.2 Project Summary

Project BackgroundThe project site is located at 1546-1550 South Orange Grove Avenue in the City of Los Angeles,California and is approximately 0.32 acres (13,774 square feet (sf)). The project site consists of twolots with Assessor Parcel Numbers 5068-026-015 and -016. The project site is bound by multi-familyresidences to the north and south and single- family residences to the east, separated by existingfences. Multi-family residences are also located to the west across South Orange Grove Road. Theproject site is located in the Wilshire Community Plan Area. The site currently includes a 528 sfmulti-family residence and a vacant lot. The project site and surrounding conditions are shown inFigure 1.

Proposed ProjectThe proposed project involves the demolition of the existing 528 sf residence and accessorystructures and the construction of a five-story 28-unit apartment building. The project wouldinclude two levels of subterranean parking consisting of 63 spaces. Other amenities would include a1,866 sf rear yard and 31 bicycle parking spaces.

Noise Study 3



imoQtfy prevHtd by Gooflt onii Its lletntors C 2018.

A

Background

2 Background

2 . 1 O v e r v i e w o f S o u n d M e a s u r e m e n t

Noise level (or volume) is generally measured in decibels (dB) using the A-weighted sound pressurelevel (dBA). The A-weighting scale is an adjustrhent to the actual sound pressure levels to beconsistent with that of human hearing response, which is most sensitive to frequencies around4,000 Hertz (about the highest note on a piano) and less sensitive to low frequencies (below 100Hertz).

Sound pressure level is measured on a logarithmic scale with the 0 dBA level based on the lowestdetectable sound pressure level that people can perceive (an audible sound that is not zero soundpressure level). Based on the logarithmic scale, a doubling of sound energy is equivalent to anincrease of 3 dBA, and a sound that is 10 dBA less than the ambient sound level has no effect onambient noise. Because of the nature of the human ear, a sound must be about 10 dBA greater thanthe ambient noise level to be judged as twice as loud. In general, a 3 dBA change in the ambientnoise level is noticeable, while 1-2 dBA changes generally are not perceived. Quiet suburban areastypically have noise levels in the range of 40-50 dBA, while areas adjacent to arterial streets aretypically in the 50-60+ dBA range. Normal conversational levels are usually in the 60-65 dBA range,and ambient noise levels greater than 65 dBA can interrupt conversations.

Noise from point sources, such as those from individual pieces of machinery, typically attenuates (ordrop off) at a rate of 6 dBA per doubling of distance from the noise source. Noise levels from lightlytraveled roads typically attenuate at a rate of about 4.5 dBA per doubling of distance. Noise levelsfrom heavily traveled roads typically attenuate at about 3 dBA per doubling of distance. Noise levelsmay also be reduced by intervening structures; generally, a single row of buildings between thereceptor and the noise source reduces noise levels by about 5 dBA, while a solid wall or bermreduces noise levels by 5 to 10 dBA (Federal Transit Administration [FTA] 2006). The manner inwhich buildings in California are constructed generally provides a reduction of exterior-to-interiornoise levels of approximately 20 to 25 dBA with closed windows (FTA 2006).

In addition to the instantaneous measurement of sound levels, the duration of sound is importantsince sounds that occur over a long period of time are more likely to be an annoyance or causedirect physical damage or environmental stress. One of the most frequently used noise metrics thatconsiders both duration and sound power level is the equivalent noise level (Leq), which is definedas the single steady A-weighted level that is equivalent to the same amount of energy as thatcontained in the actual fluctuating levels over a period of time (essentially, the average noise level).Typically, Leq is summed over a one-hour period. Lmax is the highest RMS (root mean squared)sound pressure level during the measurement period, and Lmin is the lowest RMS sound pressurelevel during the measurement period.

The time period in which noise occurs is also important since nighttime noise tends to disturbpeople more than daytime noise. Community noise is usually measured using Day-Night AverageLevel (Ldn), which is the 24-hour average noise level with a 10-dBA penalty for noise occurringduring nighttime (10 PM to 7 AM) hours, or Community Noise Equivalent Level (CNEL), which is the24-hour average noise level with a 5 dBA penalty for noise occurring from 7 PM to 10 PM and a 10

Noise Study 5


dBA penalty for noise occurring from 10 PM to 7 AM. Ldn and CNEL tvplcally do not differ by morethan 1 dBA. In practice, CNEL and Ldn are often used interchangeably.

in areas where traffic noise predominates, the relationship between peak hourly Leq values andassociated Ldn values depends on the distribution of traffic over the entire day. There is no preciseway to convert a peak hourly Leq to Ldn. However, in urban areas near heavy traffic, the peakhourly Leq is typically 2-4 dBA lower than the daily Ldn. In less heavily developed areas, such assuburban areas, the peak hourly Leq is often roughly equal to the daily Ldn. For rural areas withlittle nighttime traffic, the peak hourly Leq will often be 3-4 dBA greater than the daily Ldn value(California State Water Resources Control Board [SWRCB] 1999). The project site is located in asuburban area; therefore, the peak hourly Leq at the project site would be roughly equal to the dailyLdn va lue .

Vibration refers to groundborne noise and perceptible motion. Vibration is a unique form of noisebecause its energy is carried through buildings, structures, and the ground, whereas noise is simplycarried through the air. Thus, vibration is generally felt rather than heard. Some vibration effectscan be caused by noise; e.g., the rattling of windows from passing trucks. This phenomenon iscaused by the coupling of the acoustic energy at frequencies that are close to the resonantfrequency of the material being vibrated. Typically, groundborne vibration generated by manmadeactivities attenuates rapidly as distance from the source of the vibration increases. The groundmotion caused by vibration is measured as particle velocity in inches per second and is referencedas vibration decibels (VdB) in the U.S.

The background vibration velocity level in residential areas is usually around 50 VdB. The vibrationvelocity level threshold of perception for humans is approximately 65 VdB. A vibration velocity of 75VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels formany people. The range of interest is from approximately 50 VdB, which is the typical backgroundvibration velocity level, to 100 VdB, which is the general threshold where minor damage can occurin fragile buildings. Most perceptible indoor vibration is caused by sources within buildings such asoperation of mechanical equipment, movement of people, or the slamming of doors. Typicaloutdoor sources of perceptible groundborne vibration are construction equipment, steel wheeledtrains, and traffic on rough roads.

2.2 Sensitive ReceptorsNoise exposure goals for various types of land uses reflect the varying noise sensitivities associatedwith those uses. As specified in the City's General Plan Noise Element, the following land uses aredeemed "noise-sensitive" uses; single-family and multi-unit dwellings, long-term care facilities(including convalescent and retirement facilities), dormitories, motels, hotels, transient lodgings andother residential uses; houses of worship; hospitals; libraries; schools; auditoriums; concert halls;outdoor theaters; nature and wildlife preserves, and parks(Los Angeles 1999). The noise-sensitiveuses closest to the project site include single-family residences 25 feet to the east and south, amulti-family residence 25 feet to the north, and an additional multi-family residence 50 feet to thewest across South Orange Grove Avenue.

2.3 Noise SettingAs shown in Figure 1, the project site is located on Orange Grove Avenue. The closest cross-street isPickford Street, located to the south of the project site. The project is located in the Low MediumMultiple Family Residential land use designation and is zoned R3, Multiple Dwelling Zone, in the

6

Background

Wilshire Community Plan Area (City of Los Angeles 2007). Adjacent land uses include multi-familyresidences to the north, east, south and west, and an additional single-family residence to the west.

The primary off-site noise sources in the project area are motor vehicles (e.g., automobiles, buses,and trucks) on Orange Grove Avenue along the western boundary of the project site. Motor vehiclenoise is a concern in urban areas because it is characterized by a high number of individual events,which often create sustained noise levels. Ambient noise levels would be expected to be highestduring the daytime and rush hour unless congestion slows speeds substantially.

To determine ambient noise levels at the project site, two 15-minute sound measurements weretaken using an ANSI Type 11 integrating sound level meter between 7:00 AM and 9:00 AM on May11, 2018 (refer to Appendix A for sound measurement data). The measurements were taken on aweekday during the AM peak traffic hour to represent maximum noise levels in the area. See Figure2 for the locations of sound measurements. At each location, consideration was given to site-specific characteristics and the sound level meter was placed away from walls and topographicfeatures. Sound Measurement 1 was taken adjacent to the project site to determine existing noiselevels associated with traffic along South Orange Grove Avenue at the project site; SoundMeasurement 2 was taken adjacent to the nearest sensitive receptor, also located along SouthOrange Grove Avenue. Table 2 lists the ambient noise level (Leq) measured at each of theselocations. Measured Leq's ranged from about 55 to 57 dBA.

Table 2 Project Sound Level Monitoring Results

M e a s u r e m e n t

N u m b e r M e a s u r e m e n t L o c a t i o n Sample Time

ApproximateD i s t a n c e t o

Centerline of RoadwayLeqI lS](dBA)'

1 South Orange Grove Avenue,o n - s i t e

7 : 4 5 A M - 8 : 0 0 A M 20 feet^ 55.3^

2 South Orange Grove Avenue, 8 : 0 2 A M - 8 : 1 7 A M 20 feet* 5 6 . 5

adjacent to closest sensitiver e c e p t o r

See Appendix A for noise monitoring data. See Figure 2 for a map of Sound Measurement Locations.' The equivalent noise level (Leq) is defined as the single steady A-weighted level that is equivalent to the same amount of energy asthat contained In the actual fluctuating levels over a period of time (essentially, the average noise level). For this measurement, the leqwas over a 15-minute period (LeqjlS]).^Distance from centerline of South Orange Grove Avenue.3Note: Leq estimates are likely slightly higher than normal due to construction work occurring approximately 200 feet north of theproject site.* Distance from centerline of South Orange Grove Avenue.

Source: Rincon Consultants, field measurements on May 11, 2018 using ANSI Type II integrating sound level meter

Noise Study 7

Orange Grove Lofts1546-1550 Soutli Orange Grove Avenue Residential Project

Figure 2 Sound Measurement Locations

Imetftfy prevMti by Google oni lo llttntort V 20U.

6

Background

2.4 Regulatory Setting

City of Los Angeles Noise Element and CEQA Thresholds GuideThe City's General Plan Noise Element defines nuisance noise as Intermittent noise that exceeds theCIt/s ambient noise levels or Is otherwise deemed a nuisance. In the assessment of exterior noiselevels, Program 16 calls for the use of Guidelines for Noise Compatible Land Use (based on GeneralPlan Guidelines Issued In 1990 from the Governor's Office of Planning and Research)(Los Angeles1999). Table 3 lists the noise/land use compatibility guidelines for land uses In the City. Theseguidelines determine the normally acceptable, conditionally acceptable, normally unacceptable, andclearly unacceptable noise levels for various land uses. In addition, consistent with State noiseinsulation standards (California Building Code Title 24), the City's Noise Element requires thatIntrusive noise not exceed 45 dBA In any habitable room.

The City's CEQA Thresholds Guide also Includes criteria for determining the significance of IncreasesIn off-site operational noise. According to the CEQA Threshold Guide, off-site project noise (I.e.,roadway noise) would result In a significant Impact If the project would cause the ambient noiselevel measured at the property line of affected uses to increase by 3 dBA CNEL to or within the"normally unacceptable" or "clearly unacceptable" range as Identified In Table 3, or any 5 dBA CNELor greater noise Increase (City of Los Angeles 2006).

Municipal CodeSection 112.05 of the Los Angeles Municipal Code (LAMC) limits noise from construction equipmentlocated within 500 feet of a residential zone to 75 dBA Lmax between 7:00 AM and 10:00 PM, asmeasured at a distance of 50 feet from the source, unless compliance Is technically Infeaslble.Technical Infeaslblllty means that noise limitations cannot be met despite the use of mufflers,shields, sound barriers and/or other noise reduction devices or techniques during the operation ofconstruction equipment.

Section 41.40 of the LAMC also restricts construction activity to the hours below:

■ Monday through Friday between 7:00 AM to 9:00 PM■ Saturdays and National Holidays between 8:00 AM to 6:00 PM■ Sundays, no construction except for residents

Sections 112.01 and 112.02 of the LAMC regulate the operational noise of radios, television sets, airconditioning, refrigeration, heating, pumping, and filtering equipment associated with any residenceor other structure. According to LAMC Section 112.02, operation of such equipment Is prohibitedfrom exceeding the ambient noise of any other occupied property by more than 5 dBA. Consistentwith the City's Noise Element, Section 91.1207.14.2 of the LAMC requires that Interior noise levelsnot exceed 45 dBA CNEL In any habitat room.

LAMC Section 112.04 prohibits the operation of any lawn mower, backpack blower, lawn edger,riding tractor, or any other machinery equipment, or other mechanical or electrical device, or anyhand tool which creates a loud, raucous or Impulsive sound. In any residential zone or within 500fee t o f a res idence be tween 10 :00 PM and 7 :00 AM.

Noise Study 9


Table 3 Guidelines for Noise Compatible Land Uses (CNEL)

Land UseNormally

Acceptable^ConditionallyAcceptable^

NormallyUnacceptable^

ClearlyUnacceptable''

Single-family, Duplex, Mobile Homes 5 0 - 5 0 5 5 - 7 0 7 0 - 7 5 above 70

Multi-Family Homes 5 0 - 6 5 6 0 - 7 0 7 0 - 7 5 above 70

Schools, Libraries, Churches, Hospitals,Nursing Homes

5 0 - 7 0 6 0 - 7 0 7 0 - 8 0 above 80

Transient Lodging - Motels, Hotels 5 0 - 6 5 6 0 - 7 0 7 0 - 8 0 above 80

Auditoriums, Concert Halls,Amphitheaters

5 0 - 7 0 - above 65

Sports Arena, Outdoor Spectator Sports - 5 0 - 7 5 - above 70

Playgrounds, Neighborhood Parks 5 0 - 7 0 6 7 - 7 5 above 72

Golf Courses, Riding Stables, WaterRecrea t ion , Cemete r ies

5 0 - 7 5 7 0 - 8 0 above 80

Office Buildings, Business and ProfessionalC o m m e r c i a l

5 0 - 7 0 6 7 - 7 7 above 75 -

Industrial, Manufacturing, Utilities,Agriculture

5 0 - 7 5 7 0 - 8 0 above 75

' Normally Acceptable: Specified land use is satisfactory, based upon the assumption that any buildings involved are of normalconventional construction without any special noise insulation requirements.'■ Conditionally Acceptable: New construction or development should be undertaken only after a detailed analysis of the noisereduction requirements is made and needed noise insulation features included in the design. Conventional construction, but withclosed windows and fresh air supply systems or air conditioning will normally suffice.' Normally Unacceptable: New construction or development should generally be discouraged. If new construction or developmentdoes proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included inthe design.'' Clearly Unacceptable: New construction or development should generally not be undertaken.Note: Noise levels are provided In CNEL.

Source: Office of Noise Control, California Department of Health Services (DHS)

1 0

Impact Analysis

3 impact Analysis

3.1 Significance ThresholdsThe analysis of noise impacts considers the effects of both temporary construction-related noiseand long-term noise associated with operation of the proposed project. Impacts would besignificant if they would exceed the following thresholds of significance, based on Appendix G of theCEQA Guidelines:

1 Exposure of persons to or generation of noise levels in excess of standards established inthe local general plan or noise ordinance, or applicable standards of other agencies

2 Exposure of persons to or generation of excessive groundborne vibration or groundbornenoise leve ls

3 A substantial permanent increase in ambient noise levels above levels existing without theproject

4 A substantial temporary or periodic increase in ambient noise levels in the project vicinityabove levels existing without the project

5 For a project located within an airport land use plan or, where such a plan has not beenadopted, within two miles of a public airport or public use airport, would the project exposepeople residing or working in the project area to excessive noise levels

6 For a project within the vicinity of a private airstrip, would the project expose peopleresiding or working in the project area to excessive noise

The project site is located over seven miles from the nearest airport, Los Angeles InternationalAirport (LAX); consequently, there would be no impact related to airports or private airstrips, CEQAThresholds 5 and 6, and these thresholds are not discussed further in this analysis.

Construction Noise and Vibration

As indicated in LAMC Section 112.05 and 41.40, construction noise would be significant if:■ Levels exceed 75 dBA Lmax measured at a distance of 50 feet from the source and within

500 feet of a residential zone; or■ It is generated outside of allowable construction hours

The City of Los Angeles has not adopted a significance threshold to assess vibration impacts duringconstruction. Therefore, to determine vibration impacts during project construction, vibration levelswere calculated at vibration-sensitive receptors using the vibration velocity in decibels (i.e., VdB)and compared to the FTA guidelines set forth in the TA Transit Noise and Vibration Assessment(2006). The general human response to different levels of groundborne vibration velocity levels isdescribed in Table 4.

Noise Study 11

Orange Grove Lofts1546*1550 South Orange Grove Avenue Residential Project

Table 4 Human Response to Different Levels of Groundborne Vibration

1 Vibration Velocity Level H u m a n R e a c t i o n

65 VdB Approximate threshold of perception for many people.

75 VdB Approximate dividing line between barely perceptible and distinctly perceptible. Manypeople find that transportation-related vibration at this level is unacceptable.

85 VdB Vibration acceptable only If there are an infrequent number of events per day.Source : FTA 2006 .

Based on the levels described in the FTA Transit Noise and Vibration Impact Assessment,groundborne vibration would result in a significant Impact if it would exceed 75 VdB (i.e., thethreshold of perception) at nearby residential land uses during nighttime hours at off-site sensitiveuses, or if it would exceed 100 VdB, potentially causing physical damage to nearby structures.

A m b i e n t N o i s e

As noted above, the City has adopted noise guidelines that provide the clearly acceptable, normallyacceptable, conditionally acceptable, and normally unacceptable noise levels for different land uses.According to the City's noise standards shown in Table 3, ambient noise up to 65 dBA CNEL isnormally acceptable for multi-family residences. In addition. Section 91.1207.14.2 of the lAMCrequires that new structures achieve an interior noise level of 45 dBA CNEl.


Operational noise from delivery and trash hauling trucks, parking garage, outdoor use areas, andstationary equipment would generate a significant impact if noise levels increase ambient noise bymore than 3 dBA, which is the threshold of perception where a change in existing ambient noise isn o t i c e a b l e .

O f f -s i te Tra ffic No ise

According to the CEQA Threshold Guide, off-site project noise (i.e., roadway noise) would result in asignificant impact if the project would cause the ambient noise level measured at the property lineof affected uses to increase by 3 dBA CNEL to or within the "normally unacceptable" or "clearlyunacceptable" category as identified in Table 3, or any 5 dBA CNEL or greater noise Increase.

3 .2 Methodo logy

C o n s t r u c t i o n N o i s e a n d V i b r a t i o n

Construction noise was estimated using the Federal Highway Administration (FHWA) RoadwayConstruction Noise Model (RCNM) (2006). RCNM predicts construction noise levels for a variety ofconstruction operations based on empirical data and the application of acoustical propagationformulas. Using RCNM, construction noise levels were estimated at a distance of 25 feet, thedistance to the nearest sensitive receptors, and 50 feet, per LAMC 112.05. RCNM provides referencenoise levels for standard construction equipment, with an attenuation of 6 dBA per doubling ofdistance for stationary equipment and 3 dBA per doubling of distance for mobile equipment. Themodel does not take into consideration topographic variation or staging locations of constructionequipment; therefore, this analysis represents a conservative evaluation of anticipated construction

1 2

Impact Analysis

noise levels. Construction equipment modeled was based on the California Emissions EstimatorModel (CalEEMod) Version 2016.3.2 equipment defaults by typical construction phase andadditional information provided by the applicant.

Construction vibration levels were calculated at the receptors nearest to the project site todetermine whether project construction would generate vibration levels that would cause physicaldamage to nearby structures or human annoyance. The nearest receptors include single- and multi-family residences approximately 25 feet north, east and south of the project site and a multi-familyresidences approximately 50 feet west of the project site (all distances measured from the nearestproject boundary). Vibration levels at the receptor distances were estimated for constructionequipment expected to be used during project construction. Vibration calculations were based onthe vibration source levels for construction equipment from the FTA Transit Noise and VibrationAssessment (2006).

Ex te r io r and In te r io r No ise

As discussed above, to determine ambient noise levels at the project site and at nearby sensitivereceptors, Rincon Consultants collected two 15-minute sound level measurements during themorning on May 11, 2018 (Table 2 and Appendix A).

Of f - s i te Tra ffic No ise

The project would generate new vehicle trips and increase traffic on area roadways. Average dailytrips (ADT) were estimated along Orange Grove Avenue based on traffic counts taken by RinconConsultants on May 11,2018. Traffic noise impacts were analyzed along Orange Grove Avenuebecause access to the project site would be provided from the roadway. Therefore, it was assumedthat all project generated trips would use Orange Grove Avenue.

The U.S. Department of Housing and Urban Development (HUD) Exchange Day/Night Noise Level(DNL)Calculator utilizes ADT volumes to estimate weighted average daily traffic noise levels.Therefore, existing traffic volumes were determined by multiplying the AM peak hour volumes onSouth Orange Grove Avenue for both lanes of travel by 10 to approximate the ADT (daily traffic istypically approximately ten times peak hour traffic in urban areas). It was assumed that carscomprise 99 percent of ADT and medium trucks comprise 1 percent. Additional model assumptionsinclude a standard estimate of 15 percent of daily trips occurring at night, and vehicle speedsconsistent with typical speeds in residential areas.

Noise Study 1 3


3.3 Impact Anolysis

Temporary Construction Noise impacts

CEQA Appendix G Threshold 1 Exposure of persons to or generation of noise levels inEXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLESTANDARDS OF OTHER AGENCIES (LESS THAN SIGNIFICANT WITH IMPLEMENTATION OF RECOMMENDEDMEASURES).

CEQA Appendix G Threshold 4 A substantial temporary or periodic increase in ambientNOISE LEVELS IN THE PROJECT VICINITY ABOVE LEVELS EXISTING WITHOUT THE PROJECT (LESS THAN SIGNIFICANTWITH IMPLEMENTATION OF RECOAMAENDED MEASURES).Construction of the 28-unit multi-family residential apartment would generate temporary noise thatwould exceed existing ambient noise levels in the project site vicinity, but would cease upon projectcompletion. Noise impacts associated with construction activity are a function of the noisegenerated by construction equipment, the location and sensitivity of nearby land uses, and thetiming and duration of the noise-generating activities. Appendix B shows typical peak noise levelsassociated with various types of heavy construction equipment expected during each constructionphase. Noise levels from individual pieces of construction equipment and the combined operationof multiple pieces of equipment are based on the FHWA Highway Construction Noise Handbook(2006). Peak noise levels associated with the use of individual pieces of heavy equipment can rangefrom about 70 to 89 dSA at 50 feet from the source, depending upon the types of equipment inoperation at any given time and phase of construction (FHWA 2006, see Appendix B).Table 5 lists project construction noise by phase for multiple pieces of construction equipmentoperating simultaneously and the typical overall noise level that would be expected during eachphase. Table 5 also shows the equipment assumed to be used during each construction phase aswell as the maximum and average hourly noise levels (Lmax and Leq) at 25 and 50 feet. It wasassumed that construction activities would occur within the project site boundary an average 25feet from the nearest noise sensitive receptors.

As shown in Table 5, operation of equipment during various phases of construction could generatesound levels ranging from about 78-90 dBA Lmax at 50 feet, and 80-91 dBA Leq and 84-69 dBA Lmaxat the multi-family residences 25 feet away. Therefore, unattenuated maximum noise levels wouldexceed the LAMC 75 dBA Lmax standard at 50 feet from the source, unless compliance is technicallyinfeasible. RCMs and PDFs would help to reduce construction noise at nearby receptors. Additionalrecommendations are included in Section 4, Conclusions and Recommendations, to ensureconformance with the requirements of the City's Noise Ordinance and applicable restrictions onc o n s t r u c t i o n h o u r s .

Impact Analysis

Table 5 Construction Noise Levels by Phase

C o n s t r u c t i o n

P h a s e Equipment

E s t i m a t e dNoise at 50

f e e td S A L m a x

E s t i m a t e dN o i s e a t 5 0

f e e td B A L m a x

E s t i m a t e dNoise at 25

f e e tdBA Leq

E s t i m a t e d

N o i s e a t 2 5

f e e td B A L m a x

D e m o l i t i o n Concrete Saw/, Dozer,

Backhoe/Tractor (2)8 4 . 2 8 9 . 6 9 0 . 2 9 5 . 6

S i t e

PreparationGrader, Backhoe/Tractor 8 1 . 8 8 5 . 0 87 .8 9 1 . 0

Grading Concrete Saw/, Dozer,Backhoe/Tractor (2),

8 4 . 6 8 9 . 6 90 .6 95 .6

BuildingC o n s t r u c t i o n

Crane, Forklift (2),Backhoe/Tractor (2)

7 8 . 8 8 4 . 0 8 4 . 8 8 6 . 6

P a v i n g Cemen t and Mor ta r M ixe rs

(4), Paver, Roller,Backhoe/Tractor

8 2 . 8 8 4 . 0 8 8 . 8 8 6 . 0

A r c h i t e c t u r a l

CoatingAir Compressor 7 3 . 7 77 .7 7 9 . 7 8 3 . 7

Source: See Appendix B for equipment noise impact data sheets and assumptions.

Vib ra t ion impacts

CEQA Appendix G Threshold 2 Exposure of persons to or generation of excessiveGROUNDBORNE VIBRATION OR GROUNDBORNE NOISE LEVELS (LESS THAN SIGNIFICANT).As a residential use, the proposed project would not generate significant stationary sources ofvibration, such as heavy equipment operations. Operational vibration in the project vicinity wouldbe generated by additional vehicular travel on local roadways; however, any increase in trafficrelated vibration levels would not be perceptible as the project would only incrementally Increaseexisting traffic volumes by 186 ADT along Orange Grove Avenue. Therefore, operation of theproposed residential development would not generate significant ground-borne vibration and thisanalysis considers vibration impacts only from project construction.Table 6 lists ground-borne vibration levels for project construction equipment Including a loadedtruck, dozer, and roller at 25 feet from the source, the distance to the nearest noise-sensitivereceptor. As shown in Table the highest impact piece of equipment that would be used duringproject construction (see Appendix B), is the vibratory roller anticipated to be using during thepaving phase of project construction.

Noise Study 1 5


Table 6 Vibration Level for Construction Equipment

1 Equipment Approximate VdB at Multi-Family Residences (SO ft)

Loaded Truck 8 6

D o z e r 8 7

R o l l e r 9 4

Source: See Appendix B for vibration analysis.

As shown in Table 6, project construction would generate peak vibration levels ranging from 86 VdBto 94 VdB at single- and multi-family residences to the north, east and south. Although vibrationwould exceed 75 VdB, the threshold for perception of groundborne vibration, per Section 41.40 ofthe LAMC, construction activity would be limited to between the hours of 8:00 AM and 6:00 PM onweekdays and would not disrupt residences during recognized hours of sleep. Ground-bornevibration would not reach levels that could cause building damage (100 VdB) at structures in theproject site vicinity. Therefore, the project would not generate significant vibration impacts.

Operational Noise Impacts

CEQA Appendix G Threshold 1 Exposure of persons to or generation of noise levels in excessOF standards established in the local general plan or noise ordinance, or applicable standardsof other agencies (less than SiGNIFICANT).CEQA Appendix G Threshold 3 A substantial permanent increase in ambient noise levels abovelevels existing without THE PROJECT (LESS THAN SIGNIFICANT).The proposed project would introduce new residences on the project site. Existing sensitivereceptors near the project site and proposed new uses on-site may be subject to noise associatedwith operation of the proposed project.

On-Sife Exterior and Inferior Noise ExposureThe dominant source of noise on the project site is traffic along area roadways, particularly OrangeGrove Avenue. The proposed residential uses would qualify as a new noise-sensitive receptors onthe project site. Existing ambient sound levels were measured during a site visit on May 11, 2018(see Table 2 for measurement results). These measurements represent the Leg over a IS-minutetime period during the AM peak traffic hour (see Figure 2 for sound measurement locations). Asshown in Table 2, noise levels in the vicinity of the project site range from approximately 55 dBA to57 dBA Leg. The project site is located in a suburban area; therefore, the peak hourly Leg at theproject site would be roughly equal to the daily CNEL value (S\A/RCB 1999). As such, noise levels atthe project site range from approximately 55 dBA CNEL to 57 dBA CNEL.

According to the City's adopted exterior noise standards, ambient noise levels from 60 to 70 dBACNEL are considered conditionally acceptable for multi-family residences provided that projectdesign includes noise insulation features. Recommendations to reduce on-site noise are included inSection 4, Conduslons and Recommendations.

Per the City's Noise Element, intrusive noise must not exceed 45 dBA CNEL in any habitable room,consistent with California Building Code Title 24 requirements for interior noise levels. The manner

1 6

Impact Analysis

in which buildings in California are constructed typically provides a reduction of exterior-to-interiornoise levels of up to 25 dBA with closed windows (FTA 2006). Based on an existing exterior noiselevel of 57 dBA CNEL, proposed residences would experience an interior noise level ofapproximately 32 dBA. Thus, the proposed project would comply with the City's interior noises t a n d a r d s .


H VA C E q u i p m e n t

The location of heating and air-conditioning equipment for the proposed project is not included inthe site plans, however such equipment is typically placed on the rooftop or in subterranean levels.Assuming that air conditioning equipment would be located on the rooftop of the proposed multi-family building, the air conditioning units would be located as close as 25 feet to the nearestresidential property lines to the north, east and south. However, none of the adjacent buildings aremore than two stories; therefore, rooftop equipment for the proposed five-story apartment buildingwould be well above adjacent uses. Additionally, the design of the equipment would be required tocomply with LAMC Section 112.02, which prohibits noise from air conditioning, refrigeration,heating, pumping, and filtering equipment from exceeding the ambient noise level on the premisesof any other occupied property by more than 5 dBA. Compliance with the LAMC would ensure thatoperation of air conditioning units would not result in a significant noise impact

O u t d o o r R e c r e a t i o n a l U s e s

Outdoor recreational uses associated with the proposed project would include a 1,866 sf rear yardlocated along the eastern boundary of the site and roof decks included in all 28 units. Adjacent usescould be exposed to noise levels associated with outdoor recreation areas above the currentambient noise level.

In social situations, people often talk at distances of approximately 3 to 13 feet. A typical voice levelat this distance is approximately 60 dBA (The Engineering Toolbox, Voice Level and Distance). Asshown in Table 2, ambient noise levels in the project site vicinity range from 55-57 dBA Leq alongSouth Orange Grove Avenue. On-site human voices could generate an audible noise level increase inexcess of the existing noise environment. However, such noise would be temporary andintermittent, and would be similar to what is generated at existing nearby residences. Open spaceareas on the ground floor would potentially result in social gatherings with music. However, Section112.01 of the LAMC prohibits the use of any radio, musical instrument, or other sound that woulddisturb nearby residences or people working in the area from exceeding the ambient noise level onanother property by more than 5 dBA. Site residents would be required to comply with thisrequirement. Noise levels would be consistent with existing ambient noise levels, and proposedoutdoor recreational uses would not generate an audible increase in the ambient noisee n v i r o n m e n t .

DELIVERY AND TRASH HAULING TRUCKS

The proposed multi-family residential project would require periodic delivery and trash haulingservices. The project site is located in an urbanized area and is surrounded by existing residentialuses. Therefore, delivery and trash trucks are already a common occurrence in the project vicinity.While individual truck trips would generate an audible noise, such occurrences would not occurdaily and would not result in an audible change in the daily ambient noise level at adjacent noise-

Noise Study 1 7


sensitive receptors. In addition, California State law prohibits trucks from idling for longer than fiveminutes. Delivery and trash truck trips would be a periodic source of operational noise, but wouldnot be different from what is generated by truck trips associated with existing development in thearea or result in an audible increase to the ambient noise level in the project vicinity.

P a r k i n g N o i s e

Parking noise is typically associated with screeching tires, slamming doors, and peoples' voices.Project-related parking noise would create a significant impact if it causes an audible increase in theambient noise level. However, parking for the proposed project would be located in a two-levelsubterranean structure. Therefore, the enclosed structure would serve to reduce noise form parkingactivity at the project site. Parking activity would not generate noise at the street level and wouldnot audibly increase the noise level at nearby noise-sensitive receptors.

Off -S i te Tra ffic No ise

CEQA Appendix G Threshold 1 Exposure of persons to or generation of noise levels in excessOF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDSOF OTHER AGENCIES (LESS THAN SIGNIFICANT}.

CEQA Appendix G Threshold 3 A substantial permanent increase in ambient noise levels aboveLEVELS EXISTING WITHOUT THE PROJECT (LESS THAN SIGNIFICANT).The proposed project would generate new vehicle trips and increase traffic on area roadways.Based traffic counts conducted by Rincon Consultants during the evening peak hour on May 11,2018, the existing average daily traffic (ADT) on South Orange Grove Avenue is estimated at about1,400'* trips. The ADT generated by the proposed project was calculated based on the Institute ofTransportation Engineers (ITE) Trip Generation, 9*' Edition (2012). As shown in Table 7, theproposed project would generate 186 ADT.

Table 7 Project Trip Generation

1 L a n d U s e S i z e DailyTrip Volume

A p a r t m e n t 2 8 U n i t s 1 8 6

' ITE Land Use Code 220 (Apartment) trip generation average rates:

Daily Trip Rate: 6.65 trips/dwelling unit

Based on the ADT data shown in Table 7, traffic weighted average daily noise levels were estimatedalong South Orange Grove Avenue using the HUD DNL Calculator. As discussed above, projectoperation would result in a significant noise impact if the project would result in a long-termincrease of 5 dBA CNEL or more based on City criteria. As shown in Table 8, project traffic would notgenerate an audible increase in traffic noise when compared to existing ambient noise levels;therefore, the project's contribution to existing traffic noise levels in the project vicinity would beless than significant.

^ ADT was calculated by multiplying peak hour traffic counts by 10, as it is generally thought that perk hour traffic is one tenth of theo v e r a l l A D T.

1 8

Impact Analysis

Table 8 Comparison of Existing (2018) and Existing Plus Project (2019) Traffic Noise

fvioise Level (dBA CNEL)

Roadway SegmentExisting

[11

ExistingP l u s

Project[2]

Change inN o i s eL e v e l

t 2 ] - [ l ]

SignificanceT h r e s h o l d

(dBA CNEL] Significant

South Orange Grove Avenue 59 .2 59 .7 0 .5 5 N o

'The HUD DNL Calculator calculates noise in Ldn, however Ldn and CNEL are interchangeable.Source: HUD DNL Calculator, see Appendix C for noise model results. CNEL is the weighted 24-hour average noise level

Noise Study 19


4 C o n c l u s i o n s a n d R e c o m m e n d a t i o n s

The proposed project would generate both temporary construction-related noise and long-termnoise associated with operation. Construction noise could exceed standards outlined in the Cit/sMunicipal Code. However, operation of the project would not generate noise levels in exceedanceof standards established by the City's General Plan and Municipal Code. The following designfeatures aim to reduce construction noise impacts on nearby sensitive receptors.

Project Design Features (PDFs)The proposed project includes the following PDFs during constructions of the project to minimizethe effects of temporary construction noise on nearby receptors:■ Schedule construction activities so as to avoid operating several pieces of equipment

simultaneously wherever feasible.■ Operate all diesel equipment with closed engine doors and equip all diesel equipment with

factor-recommended mufflers.■ For stationary equipment, designate equipment areas with appropriate acoustic shielding on

building and grading plans. Equipment and shielding will be installed prior to construction andremain in designated location throughout construction activities.

■ Whenever feasible, use electrical power to run air compressors and similar power tools ratherthan diesel equipment.

■ Require all contractors, as a condition of contract, to maintain and tune-up all constructionequipment to minimize noise emissions.

■ Erect temporary sound barriers along the northern, eastern and southern boundaries of the

project site between active onsite construction work using heavy equipment and adjacentsensitive receptors (residences). Such barriers should be of sufficient height to break the line-of-sight between noise-generating equipment and the noise-sensitive receptor, and should becontinuous with no gaps or holes between panels or the ground. Temporary sound barriers mayinclude noise curtains, sound blankets, or solid temporary barriers.

Installation of temporary sound attenuating barriers between construction activities and adjacentsensitive receptors typically provides up to 10 dBA attenuation. In addition, installation of soundshielding, industrial grade mufflers have been proven to reduce noise levels by at least 15 dBA at 50feet of distance, and residential grade mufflers have been proven to reduce noise levels by at least20 dBA at 50 feet (see Appendix D). As shown in Table 4,90 dBA Lmax would be the highest noiselevel associated with construction activity 50 feet from the source. Implementation of PDFs wouldreduce construction noise by up to 15 dBA, which would result in maximum construction noiselevels of approximately 75 dBA Lmax 50 feet from the source. Therefore, with implementation ofthe above measures, the project would be consistent with the LAMC 75 dBA standard.

Per the City's Noise Element, intrusive noise must not exceed 45 dBA CNEL in any habitable room,consistent with California Building Code Title 24 requirements for interior noise levels. The mannerin which buildings in California are constructed typically provides a reduction of exterior-to-interior

2 0

C o n c l u s i o n s a n d R e c o m m e n d a t i o n s

noise levels of up to 25 dBA with closed windows (FTA 2006). Based on an existing exterior noiselevel of 57 dBA CNEL, proposed residences would experience an interior noise level ofapproximately 32 dBA.

Implementation of both RGMs and PDFs would ensure that temporary construction noise levels arereduced to the maximum degree feasible; therefore, incorporation of the proposed ROMs and PDFswould achieve compliance with LAMC Section 112.05.

Noise Study 21


5 R e f e r e n c e s

California State Water Resources Control Board (SWRCB). 1999. General Waste DischargeRequirements for Biosolids Land Application Draft Statewide Program EIR-Appendix G.Background Information on Acoustics. Accessed May 2018 at:http://www.waterboards.ca.gov/waterJssues/programs/biosolids/deir/appendices/app_g.pdf.

Federal Highway Administration (FHWA). 2006. FHWA Highway Construction Noise Handbook.{FHWAHEP-06-015; DOT-VNTSC-FHWA-06-02). Accessed May 2018 at:https://www.fhwa.dot.gov/environment/noise/construction_noise/handbook/.

Federal Transit Administration (FTA). 2006. Transit Noise and Vibration Impact Assessment.Accessed May 2018 at:https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/FTA_Noise_and_Vibration_Manual.pdf.

Institute of Transportation Engineers (ITE). 2012. Trip Generation Manual, 9 *" Edition.Los Angeles, City of. 1999. General Plan Noise Element. Accessed May 2018 at:

https://planning.lacity.org/cwd/gnlpln/noiseElt.pdf.. 2006. LA. CEQA Thresholds Guide. Accessed May 2018 at:

http://www.environmentla.org/programs/Thresholds/Complete%20Threshold%20Guide%202006.pdf.

. 2007. ZIMAS Property Database/Map. Accessed May 2018 at: http://zimas.lacity.org/.

. 2017 Municipal Code. Accessed May 2018 at:http://library.amlegal.com/nxt/gateway.dll/California/lamc/municipalcode?f=templates$fn=default.htm$3.0$vid=amlegal:losangeles_ca_mc.

The Engineering Toolbox. Voice Level and Distance. Accessed May 2018 at:https://www.engineeringtoolbox.com/voice-level-d_938.html.

United States Department of Housing and Urban Development (HUD). 2018. Day/Night Noise LevelCalculator. Accessed May 2018 at: https://www.hudexchange.info/environmental-review/dnl-calculator/.

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Noise Study 2 3

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Appendix AS o u n d M e a s u r e m e n t D a t a

F r e q We i g h t : ATime Weight : FASTLevel Range : 40-100M a x d B : 7 2 . 4 - 2 0 0 9 / 0 4 / 0 2 1 7 : 0 8 : 2 1Level Range : 40-100S E L : 8 4 . 8L e q : 5 5 . 3

N o . s D a t e T i m e ( d B )

1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 1 84 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 2 17 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 2 4

1 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 2 71 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 3 01 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 3 31 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 3 62 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 3 92 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 4 22 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 4 53 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 4 83 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 5 13 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 5 44 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 5 : 5 74 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 0 04 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 0 34 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 0 65 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 0 95 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 1 25 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 1 56 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 1 86 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 2 16 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 2 47 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 2 77 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 3 07 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 3 37 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 3 68 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 3 98 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 4 28 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 4 59 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 4 89 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 5 19 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 5 4

1 0 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 6 : 5 71 0 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 0 01 0 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 0 31 0 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 0 611 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 0 911 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 1 211 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 1 51 2 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 1 81 2 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 2 11 2 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 2 4130 2009/04/02 16:57:271 3 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 3 0136 2009/04/02 16:57:331 3 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 3 61 4 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 3 91 4 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 4 21 4 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 4 51 5 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 4 81 5 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 5 11 5 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 5 41 6 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 7 : 5 71 6 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 0 01 6 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 0 31 6 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 0 61 7 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 0 91 7 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 1 21 7 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 1 51 8 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 1 81 8 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 2 11 8 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 2 41 9 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 2 71 9 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 3 01 9 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 3 31 9 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 3 62 0 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 3 92 0 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 4 22 0 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 4 52 11 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 4 82 1 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 5 12 1 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 5 42 2 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 8 : 5 72 2 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 0 02 2 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 0 32 2 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 0 62 3 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 0 92 3 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 1 22 3 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 1 52 4 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 1 82 4 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 2 12 4 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 2 42 5 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 2 72 5 3 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 3 0

5 6 . 4 5 0 . 2 4 5 . 94 4 . 8 5 1 . 4 4 6 . 44 4 . 4 4 8 . 5 4 8 . 84 8 . 0 4 6 . 1 4 4 . 14 7 . 7 4 5 . 1 4 7 . 34 5 . 9 4 4 . 1 5 4 . 84 8 . 0 4 4 . 7 4 6 . 14 6 . 9 4 8 . 4 4 7 . 55 0 . 8 5 3 . 9 5 2 . 25 3 . 4 5 7 . 6 5 6 . 44 8 . 7 4 5 . 6 4 9 . 14 5 . 9 4 5 . 9 4 7 . 04 9 . 1 4 8 . 5 4 8 . 34 9 . 7 4 8 . 2 4 8 . 44 5 . 4 4 5 . 9 5 4 . 45 0 . 2 4 7 . 8 4 9 . 64 9 . 2 5 2 . 2 4 9 . 34 8 . 6 4 9 . 5 5 0 . 75 3 . 8 5 8 . 1 5 9 . 35 9 . 4 5 3 . 4 5 3 . 45 1 . 5 5 3 . 9 5 6 . 16 0 . 0 6 7 . 2 6 3 . 55 9 . 3 5 3 . 5 5 2 . 65 6 . 9 4 9 . 0 4 9 . 65 2 . 3 5 5 . 4 5 9 . 35 9 . 6 6 0 . 4 6 1 . 86 1 . 6 6 3 . 0 6 1 . 16 3 . 8 5 8 . 8 5 4 . 95 1 . 4 4 8 . 3 4 9 . 15 2 . 1 4 5 . 0 4 5 . 44 8 . 6 4 8 . 3 5 0 . 54 6 . 6 4 7 . 8 5 4 . 44 9 . 6 4 3 . 9 4 4 . 14 3 . 9 4 4 . 7 4 4 . 84 5 . 2 4 5 . 4 4 8 . 35 2 . 5 5 4 . 2 5 7 . 96 3 . 2 6 8 . 0 5 6 . 35 4 . 2 4 8 . 9 4 6 . 24 8 . 9 4 7 . 2 4 9 . 45 0 . 5 4 8 . 2 4 7 . 84 6 . 9 4 6 . 1 5 0 . 14 8 . 1 4 7 . 8 5 0 . 94 9 . 7 5 2 . 6 5 4 . 46 0 . 0 5 5 . 6 5 0 . 95 0 . 7 4 9 . 6 5 8 . 94 8 . 0 5 1 . 6 4 8 . 35 0 . 6 5 4 . 1 5 7 . 86 1 . 1 6 0 . 5 5 0 . 94 9 . 0 4 8 . 3 5 3 . 05 6 . 0 6 1 . 8 6 6 . 15 7 . 9 5 3 . 4 5 2 . 25 2 . 7 5 4 . 0 5 6 . 66 2 . 5 5 5 . 9 5 2 . 35 0 . 7 5 1 . 0 4 8 . 44 8 . 0 4 8 . 7 4 8 . 05 0 . 7 4 6 . 2 4 7 . 24 5 . 3 4 8 . 7 5 5 . 65 6 . 6 6 1 . 8 5 1 . 74 7 . 5 4 6 . 7 4 9 . 04 4 . 3 4 5 . 3 4 7 . 34 6 . 2 4 6 . 7 4 9 . 04 8 . 5 4 6 . 8 4 6 . 54 9 . 2 5 2 . 1 4 8 . 85 0 . 8 4 9 . 1 4 9 . 64 7 . 8 4 8 . 3 4 8 . 55 0 . 0 5 3 . 0 5 1 . 95 5 . 5 5 5 . 2 5 8 . 66 3 . 0 5 8 . 8 5 3 . 35 3 . 7 5 0 . 9 5 0 . 84 9 . 6 4 9 . 1 4 8 . 34 9 . 0 4 8 . 9 5 0 . 65 3 . 4 5 4 . 6 5 7 . 95 9 . 8 6 0 . 3 5 8 . 15 3 . 9 4 9 . 6 4 8 . 14 8 . 6 4 7 . 0 4 7 . 44 7 . 3 4 6 . 7 4 7 . 26 2 . 3 5 0 . 5 5 1 . 55 1 . 2 5 5 . 8 5 7 . 56 4 . 6 5 8 . 7 5 7 . 14 9 . 5 4 8 . 1 4 7 . 15 5 . 3 4 9 . 0 4 9 . 15 3 . 4 5 5 . 3 4 6 . 74 8 . 0 4 5 . 7 4 7 . 84 5 . 4 4 6 . 2 4 9 . 84 6 . 4 4 5 . 4 5 0 . 5

2 5 6 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 3 32 5 9 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 3 62 6 2 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 3 92 6 5 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 4 22 6 8 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 4 52 7 1 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 4 82 7 4 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 5 12 7 7 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 5 42 8 0 2 0 0 9 / 0 4 / 0 2 1 6 : 5 9 : 5 72 8 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 0 02 8 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 0 32 8 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 0 62 9 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 0 92 9 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 1 22 9 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 1 53 0 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 1 83 0 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 2 13 0 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 2 43 1 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 2 73 1 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 3 03 1 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 3 33 1 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 3 63 2 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 3 93 2 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 4 23 2 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 4 53 3 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 4 83 3 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 5 13 3 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 5 43 4 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 0 : 5 73 4 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 0 03 4 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 0 33 4 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 0 63 5 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 0 93 5 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 1 23 5 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 1 53 6 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 1 83 6 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 2 13 6 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 2 43 7 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 2 73 7 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 3 03 7 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 3 33 7 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 3 63 8 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 3 93 8 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 4 23 8 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 4 53 9 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 4 83 9 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 5 13 9 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 5 44 0 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 1 : 5 74 0 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 0 04 0 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 0 34 0 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 0 64 1 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 0 94 1 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 1 24 1 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 1 54 2 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 1 84 2 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 2 14 2 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 2 44 3 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 2 74 3 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 3 04 3 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 3 34 3 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 3 64 4 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 3 94 4 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 4 24 4 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 4 54 5 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 4 84 5 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 5 14 5 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 5 44 6 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 2 : 5 74 6 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 0 04 6 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 0 34 6 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 0 64 7 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 0 94 7 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 1 24 7 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 1 54 8 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 1 84 8 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 2 14 8 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 2 44 9 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 2 74 9 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 3 04 9 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 3 34 9 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 3 65 0 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 3 95 0 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 4 25 0 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 4 55 11 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 4 85 1 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 5 15 1 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 5 45 2 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 3 : 5 75 2 3 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 0 05 2 6 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 0 35 2 9 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 0 65 3 2 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 0 95 3 5 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 1 25 3 8 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 1 55 4 1 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 1 85 4 4 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 2 15 4 7 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 2 45 5 0 2 0 0 9 / 0 4 / 0 2 1 7 : 0 4 : 2 7

4 5 . 1 4 5 . 4 4 6 . 04 5 . 1 4 8 . 4 4 6 . 84 9 . 0 4 7 . 5 4 7 . 94 7 . 7 4 7 . 9 4 8 . 25 3 . 7 5 1 . 5 5 4 . 45 6 . 4 5 9 . 4 6 7 . 05 8 . 7 5 5 . 1 5 6 . 45 7 . 0 6 6 . 3 5 9 . 55 4 . 2 5 4 . 4 5 5 . 06 3 . 4 6 0 . 2 5 3 . 85 1 . 3 5 0 . 4 4 9 . 64 8 . 8 4 9 . 2 4 7 . 44 7 . 8 4 5 . 8 4 7 . 14 4 . 6 4 5 . 8 4 6 . 54 8 . 5 4 7 . 8 5 3 . 36 0 . 4 6 0 . 8 6 7 . 95 9 . 3 5 5 . 5 5 3 . 45 0 . 2 4 7 . 1 4 5 . 24 5 . 1 4 5 . 8 4 7 . 45 3 . 7 5 3 . 7 5 1 . 05 3 . 3 5 4 . 0 5 6 . 06 1 . 1 6 4 . 7 6 1 . 05 6 . 8 5 5 . 4 5 0 . 75 0 . 8 4 6 . 7 4 6 . 94 7 . 9 4 8 . 2 4 9 . 64 9 . 1 4 8 . 2 5 3 . 35 2 . 9 5 2 . 3 5 2 . 45 2 . 0 5 3 . 0 5 7 . 86 0 . 9 6 9 . 7 6 3 . 25 6 . 9 5 4 . 4 5 3 . 15 0 . 5 4 6 . 9 4 9 . 54 9 . 9 4 6 . 3 4 5 . 44 9 . 0 4 7 . 5 4 2 . 64 3 . 0 5 8 . 5 4 9 . 04 4 . 5 4 6 . 8 4 5 . 95 1 . 7 4 9 . 7 4 9 . 25 3 . 5 5 8 . 4 6 0 . 46 7 . 3 6 1 . 8 5 7 . 15 3 . 3 4 7 . 8 4 9 . 94 7 . 5 5 1 . 5 5 5 . 56 0 . 0 6 3 . 9 5 5 . 75 3 . 6 5 1 . 6 5 0 . 15 3 . 9 5 6 . 8 5 9 . 16 4 . 5 5 6 . 1 5 4 . 34 9 . 7 4 6 . 4 4 6 . 84 6 . 2 5 9 . 3 4 7 . 64 5 . 4 4 7 . 0 4 8 . 24 8 . 3 4 6 . 9 4 6 . 54 8 . 1 5 1 . 0 4 5 . 64 8 . 0 4 6 . 4 5 6 . 95 1 . 7 5 8 . 1 4 9 . 74 6 . 4 4 7 . 4 5 0 . 14 6 . 8 4 8 . 3 4 5 . 24 3 . 4 4 3 . 5 4 9 . 14 5 . 9 4 4 . 5 5 1 . 54 3 . 7 5 3 . 5 4 3 . 04 4 . 7 4 8 . 9 4 3 . 74 7 . 6 4 5 . 0 4 4 . 44 7 . 1 4 7 . 5 4 5 . 55 5 . 5 4 9 . 0 4 7 . 84 7 . 5 4 6 . 0 4 5 . 24 6 . 7 5 1 . 0 4 8 . 45 0 . 4 5 1 . 7 5 6 . 05 9 . 0 5 6 . 7 5 9 . 95 7 . 3 5 9 . 1 5 6 . 05 8 . 2 5 7 . 9 5 6 . 25 1 . 8 5 5 . 0 5 4 . 75 0 . 5 4 8 . 8 5 1 . 25 0 . 0 5 1 . 2 5 5 . 25 4 . 6 5 8 . 3 5 5 . 54 9 . 6 5 0 . 4 4 8 . 74 8 . 7 5 3 . 0 5 6 . 85 3 . 3 6 2 . 0 6 1 . 05 6 . 1 5 2 . 6 5 0 . 54 9 . 1 4 8 . 9 4 6 . 44 5 . 5 5 0 . 1 4 5 . 84 7 . 6 4 8 . 8 5 0 . 65 1 . 1 5 1 . 1 5 4 . 65 4 . 2 4 9 . 5 5 1 . 24 9 . 8 5 1 . 5 5 0 . 24 8 . 7 5 3 . 5 5 2 . 15 3 . 7 5 7 . 4 5 6 . 25 1 . 7 5 1 . 3 4 8 . 54 6 . 8 4 8 . 0 4 5 . 14 7 . 5 4 8 . 0 5 1 . 05 0 . 0 5 0 . 8 5 1 . 45 4 . 1 5 2 . 7 5 1 . 15 1 . 5 5 0 . 5 4 9 . 94 9 . 0 5 1 . 7 5 3 . 26 2 . 1 6 4 . 3 6 1 . 06 1 . 6 5 4 . 2 5 4 . 14 9 . 9 4 6 . 5 4 6 . 54 4 . 9 4 4 . 3 4 7 . 44 3 . 6 4 2 . 4 4 3 . 54 5 . 2 4 7 . 4 4 7 . 54 4 . 3 4 1 . 9 5 7 . 24 3 . 8 4 7 . 9 4 6 . 64 4 . 1 4 3 . 0 4 3 . 94 9 . 2 4 4 . 5 5 0 . 2

2 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 22 0 0 9 / 0 4 / 0 2

1 7 : 0 4 : 3 01 7 : 0 4 : 3 31 7 : 0 4 : 3 61 7 : 0 4 : 3 91 7 : 0 4 : 4 21 7 : 0 4 : 4 51 7 : 0 4 : 4 81 7 : 0 4 : 5 11 7 : 0 4 : 5 41 7 : 0 4 : 5 71 7 : 0 5 : 0 01 7 : 0 5 : 0 31 7 : 0 5 : 0 61 7 : 0 5 : 0 91 7 : 0 5 : 1 21 7 : 0 5 : 1 51 7 : 0 5 : 1 81 7 : 0 5 : 2 11 7 : 0 5 : 2 41 7 : 0 5 : 2 71 7 : 0 5 : 3 01 7 : 0 5 : 3 31 7 : 0 5 : 3 61 7 : 0 5 : 3 91 7 : 0 5 : 4 21 7 : 0 5 : 4 51 7 : 0 5 : 4 81 7 : 0 5 : 5 11 7 : 0 5 : 5 41 7 : 0 5 : 5 71 7 : 0 6 : 0 01 7 : 0 6 : 0 31 7 : 0 6 : 0 61 7 : 0 6 : 0 91 7 : 0 6 : 1 21 7 : 0 6 : 1 51 7 : 0 6 : 1 81 7 : 0 6 : 2 11 7 : 0 6 : 2 41 7 : 0 6 : 2 71 7 : 0 6 : 3 01 7 : 0 6 : 3 31 7 : 0 6 : 3 61 7 : 0 6 : 3 91 7 : 0 6 : 4 21 7 : 0 6 : 4 51 7 : 0 6 : 4 81 7 : 0 6 : 5 11 7 : 0 6 : 5 41 7 : 0 6 : 5 71 7 : 0 7 : 0 01 7 : 0 7 : 0 31 7 : 0 7 : 0 61 7 : 0 7 : 0 91 7 : 0 7 : 1 21 7 : 0 7 : 1 51 7 : 0 7 : 1 81 7 : 0 7 : 2 11 7 : 0 7 : 2 41 7 : 0 7 : 2 71 7 : 0 7 : 3 01 7 : 0 7 : 3 31 7 : 0 7 : 3 61 7 : 0 7 : 3 91 7 : 0 7 : 4 21 7 : 0 7 : 4 51 7 : 0 7 : 4 81 7 : 0 7 : 5 11 7 : 0 7 : 5 41 7 : 0 7 : 5 71 7 : 0 8 : 0 01 7 : 0 8 : 0 31 7 : 0 8 : 0 61 7 : 0 8 : 0 91 7 : 0 8 : 1 21 7 : 0 8 : 1 51 7 : 0 8 : 1 81 7 : 0 8 : 2 11 7 : 0 8 : 2 41 7 : 0 8 : 2 71 7 : 0 8 : 3 01 7 : 0 8 : 3 31 7 : 0 8 : 3 61 7 : 0 8 : 3 91 7 : 0 8 : 4 21 7 : 0 8 : 4 51 7 : 0 8 : 4 81 7 : 0 8 : 5 11 7 : 0 8 : 5 41 7 : 0 8 : 5 71 7 : 0 9 : 0 01 7 : 0 9 : 0 31 7 : 0 9 : 0 61 7 : 0 9 : 0 91 7 : 0 9 : 1 21 7 : 0 9 : 1 51 7 : 0 9 : 1 81 7 : 0 9 : 2 11 7 : 0 9 : 2 4

4 5 . 9 4 2 . 1 4 4 . 04 6 . 4 4 6 . 1 4 8 . 65 1 . 0 5 0 . 2 5 3 . 76 0 . 5 5 7 . 2 6 4 . 15 5 . 6 5 2 . 8 4 9 . 04 5 . 7 4 3 . 9 4 4 . 14 4 . 0 4 1 . 7 4 1 . 84 1 . 8 4 5 . 9 4 3 . 24 3 . 7 5 0 . 0 4 2 . 45 2 . 4 4 2 . 4 4 3 . 44 6 . 3 4 8 . 6 4 7 . 25 1 . 0 4 6 . 4 4 6 . 74 7 . 5 4 7 . 2 4 6 . 14 5 . 8 4 3 . 7 4 3 . 55 3 . 3 4 8 . 5 4 4 . 84 5 . 1 4 4 . 9 4 5 . 24 6 . 9 5 0 . 4 4 9 . 35 1 . 8 4 5 . 8 4 5 . 14 9 . 8 4 6 . 3 4 6 . 96 0 . 9 4 6 . 5 4 5 . 14 5 . 1 4 5 . 4 4 9 . 64 5 . 8 4 6 . 9 4 8 . 84 9 . 0 4 8 . 6 5 0 . 55 4 . 7 5 6 . 6 6 0 . 66 7 . 2 5 8 . 1 5 5 . 65 3 . 9 4 7 . 1 4 5 . 94 5 . 1 4 4 . 3 4 7 . 74 7 . 2 4 9 . 0 4 9 . 65 6 . 6 5 4 . 2 5 8 . 25 4 . 6 5 2 . 9 5 2 . 75 5 . 8 5 9 . 7 5 8 . 55 3 . 7 4 8 . 4 4 8 . 34 5 . 9 4 5 . 6 4 7 . 54 3 . 8 4 2 . 4 4 3 . 94 9 . 3 4 2 . 5 4 2 . 54 6 . 4 4 6 . 9 4 9 . 14 6 . 7 4 7 . 0 4 9 . 94 3 . 8 4 2 . 0 4 3 . 34 2 . 6 4 2 . 6 4 9 . 74 7 . 7 4 6 . 1 4 7 . 04 9 . 3 4 9 . 8 5 1 . 04 7 . 3 4 8 . 6 5 1 . 95 4 . 2 5 5 . 8 5 7 . 56 2 . 1 5 6 . 3 5 0 . 35 0 . 3 4 6 . 0 4 5 . 34 4 . 8 4 6 . 9 4 6 . 05 5 . 0 4 7 . 1 4 6 . 94 7 . 7 5 0 . 1 5 1 . 85 9 . 1 5 8 . 8 6 2 . 96 1 . 6 5 4 . 2 5 6 . 54 8 . 9 4 6 . 3 4 7 . 25 0 . 7 5 4 . 9 5 0 . 04 8 . 2 4 5 . 7 4 7 . 44 5 . 1 4 6 . 8 5 1 . 74 8 . 4 5 1 . 8 4 9 . 84 6 . 8 4 5 . 8 5 0 . 84 6 . 1 5 4 . 2 5 6 . 34 9 . 4 4 5 . 4 4 6 . 05 1 . 9 4 8 . 0 4 6 . 44 6 . 4 4 5 . 3 4 9 . 24 5 . 3 4 6 . 5 4 5 . 84 9 . 2 4 9 . 8 5 0 . 85 0 . 9 5 0 . 9 4 8 . 24 8 . 7 5 5 . 6 5 1 . 05 4 . 4 5 6 . 2 5 9 . 65 4 . 0 5 0 . 7 4 9 . 85 0 . 2 4 7 . 3 4 8 . 84 9 . 0 5 0 . 5 4 9 . 15 0 . 1 4 7 . 3 4 8 . 65 0 . 3 4 9 . 0 4 9 . 75 2 . 2 5 0 . 3 5 1 . 55 0 . 8 4 7 . 0 5 4 . 15 6 . 7 5 9 . 2 5 8 . 45 9 . 4 6 1 . 5 6 7 . 76 7 . 0 5 9 . 7 6 2 . 25 5 . 9 5 4 . 4 5 8 . 95 8 . 2 6 0 . 4 6 2 . 97 2 . 3 6 4 . 0 5 8 . 05 4 . 0 5 3 . 2 4 9 . 14 8 . 5 4 9 . 8 5 4 . 95 7 . 6 5 9 . 2 5 3 . 85 1 . 1 4 7 . 8 4 5 . 64 9 . 8 5 0 . 3 4 9 . 24 5 . 8 4 8 . 3 5 7 . 55 3 . 8 5 3 . 9 5 6 . 25 7 . 9 5 1 . 3 4 9 . 35 2 . 2 5 1 . 7 5 7 . 56 3 . 1 6 0 . 6 5 4 . 45 2 . 5 5 2 . 3 5 2 . 35 3 . 0 5 4 . 7 5 6 . 36 2 . 7 5 6 . 3 5 2 . 74 9 . 0 4 8 . 8 4 8 . 44 8 . 6 4 6 . 9 4 5 . 54 3 . 7 4 3 . 9 4 5 . 84 6 . 1 4 8 . 4 5 0 . 04 5 . 5 4 6 . 0 4 4 . 54 4 . 6 4 4 . 3 4 5 . 14 5 . 8 4 5 . 5 4 4 . 84 5 . 5 4 4 . 7 4 5 . 4

Freq Weight : ATime weight : fastLevel Range : 40-100M a x d B : 8 0 . 6 - 2 0 0 9 / 0 4 / 0 2 1 7 : 2 4 : 1 8Level Range : 40-100S E L : 8 6 . 0L e q : 5 6 . 5

N o . s D a t e T i m e ( d B )

1 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 0 8 6 0 . 44 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 1 1 5 6 . 07 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 1 4 5 1 . 8

1 0 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 1 7 4 9 . 41 3 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 2 0 4 8 . 71 6 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 2 3 4 9 . 91 9 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 2 6 4 8 . 22 2 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 2 9 5 1 . 32 5 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 3 2 5 8 . 72 8 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 3 5 4 8 . 93 1 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 3 8 4 6 . 83 4 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 4 1 4 7 . 23 7 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 4 4 4 9 . 74 0 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 4 7 5 6 . 54 3 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 5 0 6 4 . 14 6 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 5 3 4 9 . 34 9 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 5 6 5 1 . 852 2 0 0 9 / 0 4 / 0 2 1 7 1 2 : 5 9 4 4 . 655 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 0 2 4 7 . 25 8 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 0 5 4 6 . 26 1 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 0 8 4 8 . 36 4 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 1 1 4 8 . 46 7 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 1 4 4 7 . 47 0 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 1 7 4 9 . 07 3 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 2 0 4 7 . 27 6 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 2 3 5 0 . 07 9 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 2 6 5 1 . 38 2 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 2 9 4 5 . 38 5 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 3 2 5 0 . 88 8 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 3 5 6 4 . 69 1 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 3 8 5 4 . 29 4 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 4 1 4 8 . 19 7 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 4 4 4 7 . 8

1 0 0 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 4 7 4 5 . 41 0 3 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 5 0 4 5 . 71 0 6 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 5 3 4 7 . 71 0 9 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 5 6 4 7 . 41 1 2 2 0 0 9 / 0 4 / 0 2 1 7 1 3 : 5 9 4 7 . 01 1 5 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 0 2 4 9 . 91 1 8 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 0 5 4 6 . 91 2 1 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 0 8 4 8 . 31 2 4 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 1 1 4 9 . 71 2 7 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 1 4 5 9 . 31 3 0 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 1 7 5 5 . 41 3 3 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 2 0 4 8 . 81 3 6 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 2 3 4 9 . 51 3 9 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 2 6 5 2 . 01 4 2 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 2 9 4 9 . 61 4 5 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 3 2 5 0 . 01 4 8 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 3 5 5 1 . 11 5 1 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 3 8 5 2 . 81 5 4 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 4 1 5 1 . 71 5 7 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 4 4 5 0 . 11 6 0 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 4 7 4 9 . 01 6 3 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 5 0 4 9 . 41 6 6 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 5 3 4 9 . 21 6 9 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 5 6 4 9 . 61 7 2 2 0 0 9 / 0 4 / 0 2 1 7 1 4 : 5 9 5 1 . 11 7 5 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 0 2 5 0 . 51 7 8 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 0 5 5 0 . 71 8 1 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 0 8 5 0 . 61 8 4 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 1 1 5 3 . 01 8 7 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 1 4 5 2 . 01 9 0 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 1 7 5 0 . 11 9 3 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 2 0 6 1 . 11 9 6 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 2 3 5 1 . 11 9 9 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 2 6 5 4 . 02 0 2 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 2 9 5 0 . 62 0 5 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 3 2 5 0 . 62 0 8 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 3 5 5 0 . 82 1 1 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 3 8 5 1 . 22 1 4 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 4 1 5 6 . 72 1 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 5 : 4 4 5 1 . 22 2 0 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 4 7 5 1 . 22 2 3 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 5 0 4 9 . 62 2 6 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 5 3 4 9 . 42 2 9 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 5 6 4 9 . 52 3 2 2 0 0 9 / 0 4 / 0 2 1 7 1 5 : 5 9 5 0 . 22 3 5 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 0 2 5 0 . 12 3 8 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 0 5 5 0 . 52 4 1 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 0 8 5 8 . 42 4 4 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 1 1 5 6 . 02 4 7 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 1 4 5 0 . 22 5 0 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 1 7 5 3 . 32 5 3 2 0 0 9 / 0 4 / 0 2 1 7 1 6 : 2 0 4 9 . 4

6 0 . 9 5 7 . 35 3 . 7 5 3 . 34 9 . 9 4 8 . 85 2 . 8 5 3 . 54 8 . 4 4 8 . 25 0 . 7 4 8 . 74 9 . 1 4 9 . 35 6 . 0 6 3 . 76 1 . 3 5 2 . 04 6 . 9 4 7 . 04 5 . 9 4 5 . 84 8 . 7 4 8 . 25 0 . 9 5 2 . 35 9 . 7 6 7 . 55 6 . 5 5 2 . 34 9 . 9 4 8 . 94 6 . 2 4 5 . 14 7 . 2 4 6 . 64 8 . 0 4 7 . 54 7 . 2 4 8 . 24 6 . 8 4 8 . 54 9 . 7 4 8 . 84 8 . 0 4 9 . 54 9 . 5 4 7 . 94 8 . 1 4 9 . 15 3 . 1 5 4 . 45 3 . 4 4 7 . 44 5 . 7 5 1 . 85 2 . 2 6 1 . 85 4 . 7 5 3 . 45 0 . 2 4 9 . 44 7 . 5 4 7 . 84 9 . 6 4 7 . 84 6 . 6 4 7 . 74 7 . 2 4 6 . 94 5 . 3 4 6 . 64 9 . 7 4 9 . 74 6 . 8 4 7 . 74 8 . 5 4 8 . 94 8 . 5 5 1 . 44 7 . 8 5 3 . 34 9 . 0 5 2 . 05 9 . 7 6 0 . 95 2 . 7 4 9 . 74 8 . 6 4 8 . 14 9 . 6 4 6 . 54 9 . 3 4 7 . 35 4 . 6 4 9 . 55 0 . 6 5 2 . 15 0 . 3 5 1 . 75 3 . 6 5 2 . 25 1 . 0 5 1 . 65 1 . 0 5 0 . 05 0 . 0 5 1 . 64 9 . 1 4 8 . 75 1 . 0 4 8 . 84 9 . 3 5 0 . 44 9 . 3 5 0 . 35 0 . 5 5 1 . 7 ,4 8 . 7 5 0 . 45 2 . 5 5 1 . 35 1 . 4 5 0 . 55 0 . 5 4 9 . 55 3 . 0 6 0 . 46 3 . 2 5 5 . 04 9 . 4 4 9 . 44 9 . 7 4 9 . 95 0 . 9 5 0 . 15 0 . 6 5 1 . 25 4 . 0 5 0 . 35 1 . 5 5 0 . 45 0 . 5 5 0 . 85 0 . 4 5 1 . 24 9 . 8 4 9 . 64 9 . 7 5 0 . 14 9 . 5 4 8 . 75 0 . 3 4 9 . 94 9 . 8 4 9 . 95 9 . 7 5 0 . 05 0 . 5 4 9 . 14 8 . 8 4 9 . 64 9 . 2 4 9 . 74 8 . 0 4 9 . 64 8 . 4 5 1 . 15 2 . 0 4 8 . 2

I2 5 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 2 32 5 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 2 62 6 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 2 92 6 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 3 22 6 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 3 52 7 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 3 82 7 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 4 12 7 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 4 42 8 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 4 72 8 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 5 02 8 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 5 32 8 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 5 62 9 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 6 : 5 92 9 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 0 22 9 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 0 53 0 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 0 83 0 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 113 0 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 1 43 1 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 1 73 1 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 2 03 1 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 2 33 1 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 2 63 2 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 2 93 2 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 3 23 2 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 3 53 3 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 3 83 3 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 4 13 3 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 4 43 4 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 4 73 4 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 5 03 4 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 5 33 4 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 5 63 5 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 7 : 5 93 5 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 0 23 5 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 0 53 6 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 0 83 6 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 113 6 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 1 43 7 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 1 73 7 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 2 03 7 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 2 33 7 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 2 63 8 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 2 93 8 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 3 23 8 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 3 53 9 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 3 83 9 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 4 13 9 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 4 44 0 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 4 74 0 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 5 04 0 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 5 34 0 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 5 64 1 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 8 : 5 94 1 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 0 24 1 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 0 54 2 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 0 84 2 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 114 2 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 1 44 3 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 1 74 3 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 2 04 3 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 2 34 3 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 2 64 4 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 2 94 4 5 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 3 24 4 8 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 3 54 5 1 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 3 84 5 4 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 4 14 5 7 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 4 44 6 0 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 4 74 6 3 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 5 04 6 6 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 5 34 6 9 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 5 64 7 2 2 0 0 9 / 0 4 / 0 2 1 7 : 1 9 : 5 94 7 5 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 0 24 7 8 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 0 54 8 1 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 0 84 8 4 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 114 8 7 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 1 44 9 0 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 1 74 9 3 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 2 04 9 6 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 2 34 9 9 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 2 65 0 2 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 2 95 0 5 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 3 25 0 8 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 3 55 11 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 3 85 1 4 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 4 15 1 7 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 4 45 2 0 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 4 75 2 3 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 5 05 2 6 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 5 35 2 9 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 5 65 3 2 2 0 0 9 / 0 4 / 0 2 1 7 : 2 0 : 5 95 3 5 2 0 0 9 / 0 4 / 0 2 1 7 : 2 1 : 0 25 3 8 2 0 0 9 / 0 4 / 0 2 1 7 : 2 1 : 0 55 4 1 2 0 0 9 / 0 4 / 0 2 1 7 : 2 1 : 0 85 4 4 2 0 0 9 / 0 4 / 0 2 1 7 : 2 1 : 115 4 7 2 0 0 9 / 0 4 / 0 2 1 7 : 2 1 : 1 45 5 0 2 0 0 9 / 0 4 / 0 2 1 7 : 2 1 : 1 7

4 9 . 7 4 8 . 7 4 9 . 45 9 . 6 4 8 . 2 5 5 . 34 7 . 8 4 8 . 5 4 8 . 94 9 . 2 4 8 . 3 4 9 . 14 7 . 6 4 9 . 3 4 9 . 34 9 . 0 5 4 . 4 4 9 . 44 9 . 9 4 9 . 1 4 9 . 86 2 . 1 5 1 . 5 5 4 . 45 3 . 1 5 8 . 8 5 6 . 05 3 . 9 6 1 . 0 6 3 . 36 1 . 9 6 2 . 7 5 3 . 45 2 . 6 5 9 . 6 5 1 . 65 5 . 9 5 8 . 6 5 2 . 55 7 . 4 5 7 . 7 5 5 . 26 0 . 5 6 1 . 6 6 4 . 46 2 . 3 5 4 . 3 5 1 . 95 1 . 6 5 2 . 0 5 1 . 15 3 . 0 5 0 . 7 5 1 . 45 3 . 7 5 1 . 0 5 2 . 25 3 . 0 5 3 . 9 5 4 . 65 5 . 6 5 6 . 7 5 7 . 35 7 . 2 5 5 . 6 5 5 . 85 5 . 5 5 5 . 1 5 4 . 95 4 . 8 5 4 . 2 5 7 . 45 6 . 8 5 5 . 7 5 3 . 55 2 . 2 5 3 . 2 4 8 . 64 9 . 0 4 9 . 2 5 5 . 75 7 . 7 5 5 . 2 5 4 . 75 7 . 5 5 7 . 3 5 7 . 45 4 . 4 5 2 . 4 5 2 . 45 7 . 1 5 0 . 8 5 2 . 35 0 . 4 5 3 . 9 5 1 . 85 1 . 0 5 2 . 5 5 1 . 25 1 . 0 5 0 . 4 5 2 . 55 1 . 6 5 5 . 0 5 7 . 75 1 . 8 5 7 . 6 5 1 . 25 6 . 5 5 2 . 5 5 8 . 25 6 . 1 6 1 . 8 5 8 . 96 0 . 4 6 1 . 6 5 4 . 65 4 . 3 5 6 . 6 5 8 . 65 8 . 3 6 2 . 3 5 7 . 15 2 . 0 5 8 . 2 5 1 . 55 9 . 5 5 3 . 4 5 9 . 56 0 . 5 5 8 . 6 5 2 . 65 1 . 7 5 6 . 3 5 1 . 25 4 . 4 5 8 . 0 5 9 . 06 0 . 0 6 1 . 9 5 8 . 95 7 . 6 5 6 . 3 5 9 . 46 4 . 6 6 1 . 2 6 4 . 15 9 . 4 5 6 . 3 5 3 . 55 4 . 9 5 6 . 0 5 4 . 95 5 . 0 5 6 . 4 5 5 . 05 4 . 9 5 4 . 6 5 4 . 15 2 . 2 5 9 . 1 5 5 . 65 2 . 1 5 3 . 8 5 1 . 15 3 . 0 5 1 . 1 5 1 . 75 0 . 8 5 2 . 9 5 1 . 85 1 . 0 4 8 . 8 5 0 . 25 0 . 6 5 0 . 7 5 0 . 45 0 . 5 5 3 . 7 5 0 . 45 0 . 4 5 0 . 5 5 1 . 15 1 . 2 5 1 . 5 5 5 . 45 9 . 0 6 6 . 9 6 3 . 85 7 . 2 5 4 . 2 5 4 . 15 3 . 2 5 1 . 3 5 1 . 85 1 . 3 5 0 . 4 5 0 . 75 2 . 2 5 1 . 7 5 5 . 15 1 . 2 6 2 . 2 5 1 . 95 0 . 8 4 8 . 8 5 2 . 65 0 . 6 5 1 . 0 5 0 . 25 0 . 6 5 0 . 4 5 3 . 45 1 . 3 5 1 . 8 5 1 . 95 1 . 7 5 2 . 0 5 2 . 45 3 . 3 5 1 . 8 5 3 . 95 3 . 5 5 3 . 9 5 4 . 05 5 . 1 5 5 . 0 5 7 . 05 3 . 6 5 5 . 1 5 1 . 15 2 . 7 5 3 . 2 5 0 . 04 8 . 7 5 0 . 7 5 2 . 65 1 . 3 5 4 . 5 5 3 . 85 2 . 3 5 3 . 4 5 4 . 95 6 . 6 6 1 . 5 5 8 . 56 2 . 4 5 5 . 3 5 4 . 55 3 . 7 5 7 . 0 5 6 . 35 5 . 0 5 6 . 8 5 4 . 65 8 . 1 5 6 . 8 5 5 . 35 2 . 7 5 2 . 1 5 2 . 75 0 . 8 5 1 . 9 5 4 . 55 6 . 3 6 2 . 0 5 9 . 25 8 . 2 5 6 . 3 5 9 . 46 2 . 2 6 3 . 4 6 4 . 55 6 . 1 5 2 . 2 4 9 . 65 0 . 9 5 8 . 4 5 3 . 85 4 . 9 5 1 . 5 5 3 . 15 1 . 0 5 7 . 2 5 4 . 05 4 . 9 5 3 . 8 5 1 . 25 2 . 3 5 2 . 0 5 1 . 95 0 . 3 4 9 . 8 5 1 . 95 1 . 0 5 0 . 0 5 0 . 3

■5 5 3 2 0 0 9 / 0 4 / 0 25 5 6 2 0 0 9 / 0 4 / 0 25 5 9 2 0 0 9 / 0 4 / 0 25 6 2 2 0 0 9 / 0 4 / 0 25 6 5 2 0 0 9 / 0 4 / 0 25 6 8 2 0 0 9 / 0 4 / 0 25 7 1 2 0 0 9 / 0 4 / 0 25 7 4 2 0 0 9 / 0 4 / 0 25 7 7 2 0 0 9 / 0 4 / 0 25 8 0 2 0 0 9 / 0 4 / 0 25 8 3 2 0 0 9 / 0 4 / 0 25 8 6 2 0 0 9 / 0 4 / 0 25 8 9 2 0 0 9 / 0 4 / 0 25 9 2 2 0 0 9 / 0 4 / 0 25 9 5 2 0 0 9 / 0 4 / 0 25 9 8 2 0 0 9 / 0 4 / 0 26 0 1 2 0 0 9 / 0 4 / 0 26 0 4 2 0 0 9 / 0 4 / 0 26 0 7 2 0 0 9 / 0 4 / 0 26 1 0 2 0 0 9 / 0 4 / 0 26 1 3 2 0 0 9 / 0 4 / 0 26 1 6 2 0 0 9 / 0 4 / 0 26 1 9 2 0 0 9 / 0 4 / 0 26 2 2 2 0 0 9 / 0 4 / 0 26 2 5 2 0 0 9 / 0 4 / 0 26 2 8 2 0 0 9 / 0 4 / 0 26 3 1 2 0 0 9 / 0 4 / 0 26 3 4 2 0 0 9 / 0 4 / 0 26 3 7 2 0 0 9 / 0 4 / 0 26 4 0 2 0 0 9 / 0 4 / 0 26 4 3 2 0 0 9 / 0 4 / 0 26 4 6 2 0 0 9 / 0 4 / 0 26 4 9 2 0 0 9 / 0 4 / 0 26 5 2 2 0 0 9 / 0 4 / 0 26 5 5 2 0 0 9 / 0 4 / 0 26 5 8 2 0 0 9 / 0 4 / 0 26 6 1 2 0 0 9 / 0 4 / 0 26 6 4 2 0 0 9 / 0 4 / 0 26 6 7 2 0 0 9 / 0 4 / 0 26 7 0 2 0 0 9 / 0 4 / 0 26 7 3 2 0 0 9 / 0 4 / 0 26 7 6 2 0 0 9 / 0 4 / 0 26 7 9 2 0 0 9 / 0 4 / 0 26 8 2 2 0 0 9 / 0 4 / 0 26 8 5 2 0 0 9 / 0 4 / 0 26 8 8 2 0 0 9 / 0 4 / 0 26 9 1 2 0 0 9 / 0 4 / 0 26 9 4 2 0 0 9 / 0 4 / 0 26 9 7 2 0 0 9 / 0 4 / 0 27 0 0 2 0 0 9 / 0 4 / 0 27 0 3 2 0 0 9 / 0 4 / 0 27 0 6 2 0 0 9 / 0 4 / 0 27 0 9 2 0 0 9 / 0 4 / 0 27 1 2 2 0 0 9 / 0 4 / 0 27 1 5 2 0 0 9 / 0 4 / 0 27 1 8 2 0 0 9 / 0 4 / 0 27 2 1 2 0 0 9 / 0 4 / 0 27 2 4 2 0 0 9 / 0 4 / 0 27 2 7 2 0 0 9 / 0 4 / 0 27 3 0 2 0 0 9 / 0 4 / 0 27 3 3 2 0 0 9 / 0 4 / 0 27 3 6 2 0 0 9 / 0 4 / 0 27 3 9 2 0 0 9 / 0 4 / 0 27 4 2 2 0 0 9 / 0 4 / 0 27 4 5 2 0 0 9 / 0 4 / 0 27 4 8 2 0 0 9 / 0 4 / 0 27 5 1 2 0 0 9 / 0 4 / 0 27 5 4 2 0 0 9 / 0 4 / 0 27 5 7 2 0 0 9 / 0 4 / 0 27 6 0 2 0 0 9 / 0 4 / 0 27 6 3 2 0 0 9 / 0 4 / 0 27 6 6 2 0 0 9 / 0 4 / 0 27 6 9 2 0 0 9 / 0 4 / 0 27 7 2 2 0 0 9 / 0 4 / 0 27 7 5 2 0 0 9 / 0 4 / 0 27 7 8 2 0 0 9 / 0 4 / 0 27 8 1 2 0 0 9 / 0 4 / 0 27 8 4 2 0 0 9 / 0 4 / 0 27 8 7 2 0 0 9 / 0 4 / 0 27 9 0 2 0 0 9 / 0 4 / 0 27 9 3 2 0 0 9 / 0 4 / 0 27 9 6 2 0 0 9 / 0 4 / 0 27 9 9 2 0 0 9 / 0 4 / 0 28 0 2 2 0 0 9 / 0 4 / 0 28 0 5 2 0 0 9 / 0 4 / 0 28 0 8 2 0 0 9 / 0 4 / 0 28 11 2 0 0 9 / 0 4 / 0 28 1 4 2 0 0 9 / 0 4 / 0 28 1 7 2 0 0 9 / 0 4 / 0 28 2 0 2 0 0 9 / 0 4 / 0 28 2 3 2 0 0 9 / 0 4 / 0 28 2 6 2 0 0 9 / 0 4 / 0 28 2 9 2 0 0 9 / 0 4 / 0 28 3 2 2 0 0 9 / 0 4 / 0 28 3 5 2 0 0 9 / 0 4 / 0 28 3 8 2 0 0 9 / 0 4 / 0 28 4 1 2 0 0 9 / 0 4 / 0 28 4 4 2 0 0 9 / 0 4 / 0 28 4 7 2 0 0 9 / 0 4 / 0 2

I

1 7 : 2 1 : 2 0 4 9 . 91 7 : 2 1 : 2 3 5 0 . 21 7 : 2 1 : 2 6 4 9 . 31 7 : 2 1 : 2 9 4 9 . 81 7 : 2 1 : 3 2 5 2 . 51 7 : 2 1 : 3 5 5 1 . 31 7 : 2 1 : 3 8 5 1 . 81 7 : 2 1 : 4 1 5 1 . 01 7 : 2 1 : 4 4 5 1 . 91 7 : 2 1 : 4 7 5 3 . 51 7 : 2 1 : 5 0 5 0 . 61 7 : 2 1 : 5 3 5 1 . 51 7 : 2 1 : 5 6 5 1 . 51 7 : 2 1 : 5 9 5 2 . 41 7 : 2 2 : 0 2 5 0 . 21 7 : 2 2 : 0 5 5 0 . 81 7 : 2 2 : 0 8 5 0 . 31 7 : 2 2 : 1 1 5 1 . 01 7 : 2 2 : 1 4 5 0 . 11 7 : 2 2 : 1 7 5 5 . 91 7 : 2 2 : 2 0 5 3 . 61 7 : 2 2 : 2 3 5 2 . 61 7 : 2 2 : 2 6 5 9 . 41 7 : 2 2 : 2 9 6 0 . 41 7 : 2 2 : 3 2 5 2 . 51 7 : 2 2 : 3 5 5 0 . 11 7 : 2 2 : 3 8 5 1 . 11 7 : 2 2 : 4 1 5 3 . 51 7 : 2 2 : 4 4 5 2 . 21 7 : 2 2 : 4 7 5 0 . 71 7 : 2 2 : 5 0 5 0 . 11 7 : 2 2 : 5 3 5 0 . 71 7 : 2 2 : 5 6 5 0 . 51 7 : 2 2 : 5 9 5 1 . 51 7 : 2 3 : 0 2 5 2 . 31 7 : 2 3 : 0 5 5 1 . 31 7 : 2 3 : 0 8 5 1 . 81 7 : 2 3 : 1 1 5 2 . 21 7 : 2 3 : 1 4 5 2 . 41 7 : 2 3 : 1 7 5 5 . 41 7 : 2 3 : 2 0 6 4 . 91 7 : 2 3 : 2 3 4 7 . 71 7 : 2 3 : 2 6 4 7 . 21 7 : 2 3 : 2 9 4 7 . 11 7 : 2 3 : 3 2 4 7 . 91 7 : 2 3 : 3 5 5 0 . 71 7 : 2 3 : 3 8 5 5 . 41 7 : 2 3 : 4 1 4 8 . 61 7 : 2 3 : 4 4 4 6 . 11 7 : 2 3 : 4 7 4 5 . 41 7 : 2 3 : 5 0 4 9 . 81 7 : 2 3 : 5 3 4 9 . 11 7 : 2 3 : 5 6 5 0 . 21 7 : 2 3 : 5 9 5 1 . 01 7 : 2 4 : 0 2 5 6 . 21 7 : 2 4 : 0 5 5 9 . 81 7 : 2 4 : 0 8 5 5 . 11 7 : 2 4 : 1 1 5 2 . 31 7 : 2 4 : 1 4 5 6 . 11 7 : 2 4 : 1 7 7 4 . 51 7 : 2 4 : 2 0 6 6 . 21 7 : 2 4 : 2 3 5 2 . 81 7 : 2 4 : 2 6 5 6 . 71 7 : 2 4 : 2 9 5 5 . 11 7 : 2 4 : 3 2 5 3 . 91 7 : 2 4 : 3 5 5 0 . 51 7 : 2 4 : 3 8 4 9 . 11 7 : 2 4 : 4 1 5 0 . 41 7 : 2 4 : 4 4 4 9 . 81 7 : 2 4 : 4 7 4 8 . 71 7 : 2 4 : 5 0 5 4 . 21 7 : 2 4 : 5 3 5 3 . 21 7 : 2 4 : 5 6 5 5 . 51 7 : 2 4 : 5 9 6 0 . 11 7 : 2 5 : 0 2 6 0 . 01 7 : 2 5 : 0 5 6 1 . 21 7 : 2 5 : 0 8 5 6 . 31 7 : 2 5 : 1 1 4 6 . 71 7 : 2 5 : 1 4 4 8 . 11 7 : 2 5 : 1 7 4 9 . 21 7 : 2 5 : 2 0 4 8 . 21 7 : 2 5 : 2 3 4 8 . 31 7 : 2 5 : 2 6 4 9 . 11 7 : 2 5 : 2 9 5 0 . 61 7 : 2 5 : 3 2 4 8 . 11 7 : 2 5 : 3 5 4 7 . 71 7 : 2 5 : 3 8 4 6 . 41 7 : 2 5 : 4 1 4 5 . 71 7 : 2 5 : 4 4 4 6 . 91 7 : 2 5 : 4 7 4 7 . 31 7 : 2 5 : 5 0 4 5 . 81 7 : 2 5 : 5 3 4 6 . 01 7 : 2 5 : 5 6 4 4 . 81 7 : 2 5 : 5 9 4 5 . 71 7 : 2 6 : 0 2 4 6 . 31 7 : 2 6 : 0 5 4 5 . 61 7 : 2 6 : 0 8 4 6 . 01 7 : 2 6 : 1 1 4 8 . 51 7 : 2 6 : 1 4 5 1 . 5

5 0 . 4 5 0 . 15 0 . 3 4 9 . 64 8 . 9 4 9 . 34 9 . 4 5 0 . 35 1 . 1 5 2 . 45 1 . 5 5 2 . 44 9 . 7 4 9 . 55 1 . 1 5 0 . 35 1 . 7 5 1 . 15 4 . 4 5 0 . 45 1 . 2 5 0 . 95 1 . 3 5 1 . 95 1 . 8 5 6 . 24 9 . 6 5 1 . 05 0 . 2 5 1 . 35 0 . 0 5 1 . 45 1 . 9 5 0 . 55 0 . 5 5 0 . 84 9 . 8 5 1 . 75 0 . 4 5 2 . 45 2 . 7 5 2 . 35 2 . 4 5 4 . 06 0 . 0 6 4 . 16 0 . 5 5 5 . 95 1 . 4 5 0 . 55 0 . 7 4 9 . 55 2 . 5 5 2 . 25 1 . 4 5 1 . 15 2 . 0 5 1 . 05 2 . 4 5 0 . 35 0 . 0 5 0 . 85 0 . 9 5 1 . 15 1 . 9 5 1 . 25 1 . 8 5 0 . 65 3 . 4 5 1 . 45 2 . 3 5 1 . 85 1 . 7 5 1 . 65 1 . 8 5 3 . 35 2 . 4 5 3 . 46 1 . 7 5 9 . 35 3 . 7 5 0 . 34 7 . 0 4 7 . 04 7 . 3 4 7 . 24 8 . 6 4 6 . 84 9 . 1 4 9 . 65 3 . 9 5 9 . 75 9 . 9 5 2 . 44 7 . 1 4 8 . 64 7 . 6 4 6 . 64 6 . 5 4 5 . 14 9 . 7 5 1 . 95 0 . 6 5 3 . 15 3 . 9 5 2 . 35 3 . 0 5 7 . 95 9 . 9 6 0 . 95 9 . 0 5 9 . 75 4 . 8 5 3 . 45 1 . 4 5 1 . 66 5 . 6 7 0 . 37 7 . 2 6 8 . 06 0 . 1 5 5 . 85 6 . 8 5 6 . 75 4 . 3 5 9 . 45 1 . 6 5 2 . 25 0 . 6 4 9 . 75 2 . 5 5 0 . 04 8 . 8 5 0 . 84 9 . 0 5 0 . 95 0 . 2 5 1 . 25 1 . 0 4 9 . 85 4 . 6 5 9 . 45 6 . 7 5 5 . 25 4 . 9 5 0 . 36 1 . 7 6 3 . 75 9 . 1 5 9 . 45 4 . 6 6 0 . 15 6 . 4 4 7 . 04 6 . 1 4 8 . 74 9 . 8 5 0 . 85 1 . 8 4 7 . 84 7 . 3 4 8 . 04 9 . 6 5 1 . 74 9 . 6 5 0 . 94 8 . 2 4 6 . 64 9 . 6 4 8 . 44 6 . 8 4 6 . 24 7 . 7 4 5 . 75 0 . 1 4 5 . 15 6 . 4 5 0 . 44 7 . 4 4 8 . 84 7 . 8 4 8 . 44 4 . 7 4 8 . 04 5 . 7 4 8 . 64 5 . 9 4 6 . 14 5 . 8 4 7 . 14 5 . 4 4 6 . 04 6 . 4 5 2 . 34 9 . 2 5 2 . 85 5 . 0 6 2 . 4

Appendix BRoadway Construction Noise Model (RCNM) and Construction Vibration Results


Report date: 05/11/2018Case Description: Arch Coating-- Orange Grove

**** Receptor #1 ****

Baselines (dBA)Desc r ip t i on Land Use Day t ime Even ing N igh t

Multi-family Residences Residential 56.5 56.5 56.5

Equipment

Spec Actual Receptor EstimatedImpact Usage Lmax Lmax Distance Shielding

Desc r i p t i on Dev i ce (%) ( dBA) ( dBA) ( f ee t ) ( dBA)

C o m p r e s s o r ( a i r ) N o 4 0 7 7 . 7 2 5 . 0 0 . 0

Resu l t s

Noise Limits (dBA) Noise Limit Exceedance (dBA)

C a l c u l a t e d ( d B A ) D a y E v e n i n g N i g h t D a y E v e n i n g N i g h t

Equ ipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax LeqL m a x L e q

Compressor (a i r ) 83 .7 79 .7 N /A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AN / A

T o t a l 8 3 . 7 7 9 . 7 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A

file:///vta-file02/libraiy/EPS/LA%20Co/l 8-05454%20Frd%20Lm,%200mg%20Grv%20Lfts/Other/Noise/RCNM/Arch%20Coating.txt[5/l 1/2018 1:47:02 PM]


R e p o r t d a t e : 0 5 / 11 / 2 0 1 8Case Description: Building Construction ~ Orange Grove

**** Receptor #1 ***♦

Baselines (dBA)Descr ip t ion Land Use Day t ime Even ing N igh t

Mul t i - fami ly Residences Resident ia l 56.5 56.5 56.5

Equipment


Description Device (%) (dBA) (dBA) (feet) (dBA)

B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0 . 0B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0.0C r a n e N o 16 8 0 . 6 2 5 . 0 0.0M a n L i f t N o 2 0 7 4 . 7 2 5 . 0 0.0M a n L i f t N o 2 0 7 4 . 7 2 5 . 0 0.0

R e s u l t s


Ca lcu la ted (dBA) Day Even ing N igh t Day Even ing N igh t

EquipmentLmax Leq

Lmax Leq Lmax Leq Lmax Leq Lmax L e q L m a x Leq L m a x Leq

B a c k h o eN / A

8 3 . 6 7 9 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A

B a c k h o eN / A


C r a n eN / A


M a n L i f tN / A


M a n L i f tN / A


To t a lN / A


file:///vta-file02/library/EPS/LA%20Co/18-05454%20Frd%20Lm,%200mg%20Grv%20Lfts/Other/Noise/RCNM/Building%20Const.txt[5/l 1/2018 1:47:01 PM]


R e p o r t d a t e : 0 5 / 11 / 2 0 1 8Case Description: Demolition ~ Orange Grove

**** Receptor #1 ****



Equipment



C o n c r e t e S a w N o 2 0 8 9 . 6 2 5 . 0 0 . 0B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0 . 0D o z e r N o 4 0 8 1 . 7 2 5 . 0 0 . 0

R e s u l t s

N o i s e L i m i t s ( d B A ) N o i s e L i m i t E x c e e d a n c e ( d B A )


E q u i p m e n t L m a x L e q L m a x L e q L m a x L e q L m a x L e q L m a x L e q L m a x L e qLmax Leq

C o n c r e t e S a w 9 5 . 6 8 8 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / AB a c k h o e 8 3 . 6 7 9 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / AD o z e r 8 7 . 7 8 3 . 7 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A


file:///vta-file02/libraiy/EPS/LA%20Co/18-05454%20Frd%20Lm,%200mg%20Grv%20Lfts/Other/Noise/RCNM/Demolition.txt[5/l 1/2018 1:47:01 PM]


R e p o r t d a t e : 0 5 / 11 / 2 0 1 8Case Description: Grading — Orange Grove

Description

**** Receptor #1 ****

Baselines (dBA)Land Use Daytime Evening Night

Mul t i - fami ly Residences Resident ia l 56.5 56.5 56.5

Equipment



C o n c r e t e S a w N o 2 0 8 9 . 6 2 5 . 0 0 . 0B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0 . 0D o z e r N o 4 0 8 1 . 7 2 5 . 0 0 . 0B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0 . 0

Resu l t s

EquipmentLmax Leq

Noise Limits (dBA)

C a l c u l a t e d ( d B A ) D a y E v e n i n g N i g h t

Noise Limit Exceedance (dBA)

D a y E v e n i n g N i g h t

L m a x L e q L m a x L e q L m a x L e q L m a x L e q L m a x L e q L m a x L e q

C o n c r e t e S a w 9 5 . 6 8 8 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / AB a c k h o e 8 3 . 6 7 9 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N /N / AD o z e r 8 7 . 7 8 3 . 7 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / AB a c k h o e 8 3 . 6 7 9 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / .N / A

T o t a l 9 5 . 6 9 0 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A




file:///vta-file02/library/EPS/LA%20Co/l 8-05454%20Frd%20Lm,%200mg%20Grv%20Lfts/Other/Noise/RCNM/Grading.txt[5/l 1/2018 1:47:01 PM]


Report date: 05/11/2018Case Description: Paving — Orange Grove

**** Receptor #1 ****



Equipment



C o n c r e t e M i x e r Tr u c k N o 4 0 7 8 . 8 2 5 . 0 0 . 0B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0 . 0Concrete Mixer Truck N o 4 0 7 8 . 8 2 5 . 0 0 . 0Concrete Mixer Truck N o 4 0 7 8 . 8 2 5 . 0 0 . 0

Concrete Mixer Truck N o 4 0 7 8 . 8 2 5 . 0 0 . 0R o l l e r N o 2 0 8 0 . 0 2 5 . 0 0 . 0P a v e r N o 5 0 7 7 . 2 2 5 . 0 0 . 0

R e s u l t s



Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax LeqLmax Leq

C o n c r e t e M i x e r T r u c k 8 4 . 8 8 0 . 8 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A N / AB a c k h o e 8 3 . 6 7 9 . 6 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / AC o n c r e t e M i x e r T r u c k 8 4 . 8 8 0 . 8 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A N / AC o n c r e t e M i x e r T r u c k 8 4 . 8 8 0 . 8 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A N / AC o n c r e t e M i x e r T r u c k 8 4 . 8 8 0 . 8 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A N / AR o l l e r 8 6 . 0 7 9 . 0 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / AP a v e r 8 3 . 2 8 0 . 2 N / A N / A N / A N / A N / A N / A N / A N / A N / A N / A N / AN / A


file;///vta-file02/library/EPS/LA%20Co/l 8-05454%20Frd%20Lm,%200mg%20Grv%20Lfts/Other/Noise/RCNM/Paving.txt[5/l 1/2018 1:47:01 PM]


R e p o r t d a t e : 0 5 / 11 / 2 0 1 8Case Description: Site Prep— Orange Grove

**** Receptor #1 ****

Baselines (dBA)Description Land Use Daytime Evening Night


Equipment


Description Device (%) (dBA) (dBA) (feet) (dBA)B a c k h o e N o 4 0 7 7 . 6 2 5 . 0 0 . 0G r a d e r N o 4 0 8 5 . 0 2 5 . 0 0 . 0

R e s u l t s


Calculated (dBA) Day Evening Night Day Evening Night

Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax LeqLmax Leq

Backhoe 83 .6 79 .6 N /A N /A N /A N /A N /A N /A N /A N /A N /A N /A N /AN / AGrader 91.0 87.0 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AN / A

Total 91.0 87.8 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/AN / A

file:///vta-file02/libraiy/EPS/LA%20Co/l 8-05454%20Frd%20Lm,%200rag%20Grv%20Lfts/Other/Noise/RCNM/Site%20Prep.txt[5/l 1/2018 1:47:01 PM]

Vibrat ion Analysis

PPV (in/sec) = PPV {rel) * (aS/D)-^! .5

Where PPV = Peak Particle Velocity(ref) = PPV at the reference distance of 25 feetD ~ distance to the receptor

Equipment - Large Bulldozer

P P V { r e f } = 0 . 0 8 9 i r V s e cD B 2 5 f e e t

P P V a t r e e a p l o r ^ 0 . 0 8 9 I n / s a c

PPV Is 1.7x to 6x larger than RMS velocityAssume typical conversion factor of

Therafon estimated RMS velocity ^L v »

Source: Chapter 12 Noise and Vibration During Construction in.Transit Noise and Vibration Assessment, Aprt/1995Harris Miller Miller & Hanson. Inc.Prepared For USDOT Federal Transit Administration


4 P P V : R M S

0 . 0 2 2 I n / s e c8 7 V d B

E q u i p m e n t

PPV 8125 f t

(In/sec)A p p r o x i m a t e L v

at 25 feet *

Impact Pile Driver upper range 1 .518 1 1 2

typical 0 . 8 4 4 104

Sonic Pi le Dr iver upper range 0 . 7 3 4 105

t ^ i c a l 0 . 1 7 9 3

Clam shovel drop (slurrywall cons^ction) 0 2 0 2 9 4

Hydreimill (slurry wall in soil 0 . 0 0 8 6 6

construction) in rock 0 . 0 1 7 7 5

Vibratory Roller 0.21 9 4

H o e R a m 0 . 0 8 9 8 7

large 0 . 0 8 9 8 7

B u l l d o z e r s m a l l 0 . 0 0 3 5 8Caisson drilling 0 . 0 8 9 8 7

Loaded t r ucks 0 . 0 7 6 8 6

J a c k h a m m e r 0 . 0 3 5 7 9

C r i t e r i o n

US Bureau of Mines, 1971

PPV. In/sec Degree o f Damage<2 S a t e

2 - 4 Plaster Cracking4 - 7 Minor Damage

>7 M a i o r D a m a g e

Canmet, Bauer, arwi Calder, 1977E q u i p m e n t P P V T h r e s h o l d . I n / s e c o f D a m a g eR ig i d Me rcu r y Sw i t ches 51 ! Tr i p Ou tH o u s e 2 C r a c k e d P i a s t e rC o n c r e t e B l o c k 8 C r a c k I n B l o c kC a s e d D r i l l H o l e s 1 5 H o r i z o n l o l O f f s e tP u m p s , C o m p r e s s o r s 4 0 S h a f t M i s a l i g n m e n t

Human Response Crtteria

Level, Lv In VdBEqu iva len l Ndse Leve l . dBA

Human ResponseLow freq (30Hz) Hi Freq (60 Hz]

6 5 2 5 4 0 Apprordmate threshold of perception, low-freq inaudible, but mid-freq excessive for sleeping7 5 3 5 5 0

Approx. dividing line between barely perceptible and clearly perceptible. Annoying vibration formost people. Low-freq acceptable for sleeping areas.

8 5 4 5 6 0vibrabon acceptable only it no more than 2 events/day tor residerrtial uses. Low4req annoying Insleeping areas; mId-freq unacceptable for sensitive uses. Including schools and churches.

9 0 5 0 6 5 Difficulty with tasks such as reading computer screens. Generally annoying for commercial uses.

Impact CriteriaLv In VdB

L a n d U s e Frequent Events O c c a s i o n a l Infrequent (<30( 7 0 + / d a v ) Events (30-70) events/day)

Category 1: Vibration 6 5 6 5 6 5Concer t Ha l l s 6 5 6 5 6 5

TV S tud ios 6 5 6 5 6 5

Recordirig Studios 6 5 6 5 6 5

u e t e g o r y z : K e s t o e n c e s ,hotels, sleeping areas 7 2 7 5 8 0

A u d i t o r i u m s 7 2 8 0 6 0T h e a t e r s 7 2 6 0 8 0

Category 3: Institutional withprimarily daytime use only 7 5 7 8 8 3

Vibration AnalysisPPV (in/see) = PPV {ref} * (25/D)*1.5

Where PPV » Peak Particle Velocity{reQ B PPV 8t the reference distance of 25 feelD s= distance to the receptor

Equipment» Roller

PPV{reO =D «

PPV at receptor ■

0 . 2 1 i n / s e c2 5 f e e t

0 . 2 f 0 / n / s e c

PPV is 1.7xto 6x larger than RMS velocityAssume typical conversion factor of

Thanfon aaVmatad RMS valoelty >L v

Source: Chapter 12 Noise and Vibration During Construction jn.Transit Ndsa and Vibration Assessment, April 1995Hards Miller Miller & Hanson, inc.Prepared For. USDOT Federal Transit Administration

C r f t e r f o n

4 P P V i R M S

0 . 0 5 3 / n / s e c9 4 V d B


E q u i p m e n tHPV al 2b H

(In/sec)A p p r o x i m a t e L v

at 25 feet *Impact Pi le Driver upper range 1 .518 1 1 2

typical 0 . 6 4 4 1 0 4Sonic Pi le Dr iver upper range 0 . 7 3 4 1 0 5

t^lcal 0 . 1 7 9 3Clam shovel drop (slurrywall construction) 0 . 2 0 2 9 4HydromHI (slurry wall In soil 0 . 0 0 8 6 6construction) In rock 0 . 0 1 7 7 5Vibratory Roller 0.21 9 4H o e R a m 0 . 0 8 9 8 7

large 0 . 0 8 9 8 7BuDdoze r s m a l l 0 . 0 0 3 5 8Caisson drlHIng 0 . 0 8 9 8 7Loaded t r ucks 0 . 0 7 6 8 6J a c k h a m m e r

T w r i * n - i - - 1 . 1 1 1 1 10 . 0 3 5 7 9

US Bureau of Mines, 1971P P V. I n / s e c D e g r e e o f D a m a B '

< 2 Safe2 - 4 Plaster Cracking4 - 7 Minor Damage

> 7 M a i o r D a m a a e

Canrrwt . Bauer, and Catder. 1977E q u i p m e n t PPV Threshold. In/sec Type o f DamageKigid Mercury SwitchesH o u s eC o n c r e t e B l o c kCased Dr i l l Ho lesPumps. Compressors

0.528

1 54 0

trip OutC r a c k e d P l a s t e rCrack In Biod(Hor i zon to l O f f se tShaft Misalignment

Human Response Crtteria1 E q u i v a l e n t N o i s e L e v e l . d B A 1

Level, Lv In VdB

6 5 2 5 4 0

7 5 3 5 50

8 5 4 5 6 0

9 0 5 0 6 5

Human ResponseApproximate threshold of perception, low-freq Inaudible, but mid-fteq excessive for sleepingApprox. dividing line between barely perceptible and clearly perceptible. Annoying vibration formost people. Low-freq acceptable for sleeping areas.Vibration acceptable only it no more man 2 events/day tor residential uses. Low4req annoying insleeping areas; mid-freq unacceptable for sensitive uses, Irtcluding schools and churches.Difficulty with task8_such_a8 reading computer screens. Generally anrK>yingjor commef#! uses.

Impact CrftsrlaL v l n V d B

L a n d U s e Frequent Events O c c a s i o n a l Infrequent (<30(70*/day) Events (30-70) events/day)

c a t e g o r y i : v i b r a t i o n 65 65 65Concer t Ha l l s 6 5 6 5 6 5

TV S tud ios 6 5 6 5 6 5Recording Studios 6 5 6 5 6 5

Laiegoryx: Heslderwes,hotels, sleeping areas 7 2 75 8 0

A u d i t o r i u m s 7 2 80 8 0T h e a t e r s 7 2 8 0 8 0

Category 3: Institutional withprimarily daytime use only 7 5 7 8 8 3

Appendix CHUD Day/Night Noise Level Calculator Results

U J

oz< sX go yx |

1

Appendix DNoise SPECS

www.nettinc.com [email protected] @+1 (905)672-5453

Industrial Grade SilencersModel NTIN-C (Cylindrical), 15-20 dBA

TYPICAL ATTINUATION CURVE

I N D U S T R I A L

6 3 1 2 5 2 5 0 5 0 0 1 0 0 0 2 0 0 0 4 0 0 0 8 0 0 0

Frequency in HZ

TYPICAL CONRGURATIONS

-LI -

END IN END OUr(EI-EO)

SIDE IN END OUT (SI-ED)

0 DO

-L3-

0 A -r X -

O

UX-I


Nett Technologies' Industrial Grade Silencers aredesigned to achieve maximum performance withthe least amount of backpressure.The silencers are Reactive Silencers and aretypically used for reciprocating or positivedisplacement engines where noise levelregulations are low.

FEATURES & BENEFITS

• Over 25 years of excellence in manufacturingnoise and emission control solutions

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Contact Nett Technologies with your projectsdesign requirements and specifications foroptimized noise control solutions.

o p n o N S

• Versatile connections including ANSI patternflanges. NPT, slip-on. engine flange, schedule40 and others

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ACCESSORIES

• Hardware Kits

• Flexible connectors and expansion joints• E lbows

• Thimbles

• Raincaps

• Thermal insulation: integrated or with thermalInsulat ion blankets

• Please see our accessories catalog for a

complete listingPRODUCT DIMENSIONS (in)

M o d e l *A D L I 1 2 1 3 X N 0

O u t l e t D i a E I - E O S I - E O S I - S O M i n M a x Nipple O

N T I N - C l 1 4 2 0 1 8 1 6 3 7 2 4

N T I N - C l . S 1 . 5 6 2 2 2 0 1 8 3 8 2 5

N T I N - C 2 2 6 2 2 1 9 1 6 3 8 3 6

N T I N - C 2 . 5 2 . 5 6 2 4 2 1 1 8 4 9 3 6

NTIN-C3 3 8 2 6 2 3 2 0 5 1 0 3 7

NT1N-C3.5 3 . 5 9 2 8 2 5 2 2 5 1 1 3 8

N T 1 N - C 4 4 1 0 3 2 2 9 2 6 5 1 2 3 8

N T I N - C 5 5 1 2 3 6 3 3 3 0 6 1 4 3 9

N T I N - C 6 6 1 4 4 0 3 6 3 2 7 1 6 4 1 1

N T I N - C 8 8 1 6 5 0 4 6 4 2 8 2 1 4 1 2

N T I N - C I O 1 0 2 0 5 2 4 8 4 4 1 1 2 1 4 1 4

N"nN-C12 1 2 2 4 6 2 5 8 5 4 1 2 2 6 4 1 6

N T I N - C 1 4 1 4 3 0 7 4 6 9 6 4 1 5 3 1 5 2 0

N T I N - C 1 6 1 6 3 6 8 2 7 7 7 2 1 8 3 5 5 2 3

N T I N - C 1 8 1 8 4 0 9 4 8 9 8 4 1 8 4 2 S 2 5

N T I N - C 2 0 2 0 4 0 1 1 0 1 0 5 1 0 0 1 9 5 2 5 2 5

N T I N - C 2 2 2 2 4 8 1 1 8 1 1 3 1 0 8 2 2 5 6 5 2 9

NT IN-C24 2 4 48 _ I M I K 1 2 0 2 4 6 2 _ 5 2 9

• OJhef models and custom designs are available upon request Dimensions subject to change vnthout notice. All silencere are equipped withdrairi ports wi inlet side. The silencer Is all welded construction and coated wito higti heat black paint for maximum durability.

" Standard inlet/oudet position.

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Residential Grade SilencersModel NTRS-G (Gyiindiicai), 20-25 dBA

TYPICAL ATTENUATION CURVE

R E S I D E N T I A L

■ - 4 0 -0

■ ^ 3 0 ~£ 20

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TYPICAL GONFWURATIONS

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Nett Technologies' Residential Grade Silencersare designed to achieve maximum performancewith the least amount of backpressure. Thesilencers are Reactive Silencers and are typicallyused for reciprocating or positive displacementengines where noise level regulations aremedium-low.

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M o d e l *A D L I 1 2 1 3 X * * X N O

O u t l e t O i a E I - E O S I - E O S I - S O M i n M a x Nipple 0N T R S - C l 1 4 2 0 1 8 1 6 3 1 0 4N T R S - C 1 . 5 1 . 5 6 2 8 2 6 2 4 3 1 2 2 5N T R S - C 2 2 6 2 8 2 5 2 2 4 1 2 3 6

NTRS-C2.5 2 . 5 6 3 2 2 9 2 6 4 1 4 3 6N T R S - C 3 3 6 3 4 3 1 2 8 5 1 5 3 6N T R S - C 3 . 5 3 . 5 9 3 6 3 3 3 0 5 1 6 3 8NTRS-C4 4 10 4 0 3 7 3 4 5 17 3 8N T R S - C 5 5 1 2 4 2 3 9 3 6 6 1 8 3 9

NTRS-C6 6 1 4 4 4 4 0 3 6 7 1 9 4 1 1

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N T R S - C 1 4 1 4 3 0 8 0 7 5 7 0 1 7 3 5 5 2 0N T R S - C 1 6 1 6 3 6 9 0 8 5 8 0 1 7 4 0 5 2 3NTRS-C18 1 8 4 0 1 0 2 9 7 9 2 1 8 4 7 5 2 5 !NTRS-C20 2 0 4 2 1 0 8 1 0 3 9 8 2 1 5 0 5 2 6N T R S - C 2 2 2 2 4 8 1 1 6 1 1 1 1 0 6 2 3 5 4 5 29 iNTRS-C24 7 A 4 8 1 3 0 1 2 5 1 2 0 2 6 6 1 5 29 i• other models and custom designs are avallat)le upon request Dimensions subject to change without notice. All silencers are equipped withdrain ports on Inlet side. The silencer Is all welded construction and coated with high heat black paint for maximum durability.


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6

ATTACHMENT 6

AUDIO LINKS

Información en EspaÁol acerca de esta junta puede ser obtenida Ilamando al (213) 978-1300

COMMISSION MEETING AUDIO

CENTRAL AREA PLANNING COMMISSION REGULAR MEETING

TUESDAY, SEPTEMBER 8, 2015, 4:30 P.M. CITY HALL, 10

th FLOOR

200 NORTH SPRING STREET LOS ANGELES, CA 90012

CLICK ON THE LINKS BELOW TO LISTEN TO AUDIO FROM THE MEETING

TO REQUEST A COPY ON COMPACT DISC, PLEASE CONTACT THE DEPARTMENT OF CITY PLANNING PUBLICATIONS AT (213) 978-1255

1. TRACK #1

DEPARTMENTAL REPORT 2. TRACK #2

COMMISSION BUSINESS

(NOTE: Item #3 & #4 were heard together-same track)

3. TRACK #3

CASE: ZA-2013-2084-ZAD-1A LOCATION: 2170-2172 STANLEY HILLS DRIVE

4. TRACK #3

CASE: ZA-2013-2087-ZAD-1A LOCATION: 2166 STANLEY HILLS DRIVE

5. TRACK #4

CASE: ZA-2014-1621-ZAD-ZAA-1A LOCATION: 2104 NORTH STANLEY HILLS DRIVE

6. TRACK #5

CASE: DIR-2015-1365-SPR-CDO-1A LOCATION: 928-1026 SOUTH BROADWAY

http://planning.lacity.org/StaffRpt/Audios/Central/2015/09-08-2015/Track1.mp3






Informacion en Español acerca de esta junta puede ser obtenida llamando al (213) 978-1300

COMMISSION MEETING AUDIO

CENTRAL AREA PLANNING COMMISSION REGULAR MEETING

TUESDAY, FEBRUARY 24, 2015, 4:30 P.M. CITY HALL, 10

th FLOOR

200 NORTH SPRING STREET LOS ANGELES, CA 90012

CLICK ON THE BLUE LINKS BELOW TO LISTEN TO AUDIO FROM THE MEETING

TO REQUEST A COPY OF A PORTION OR THE ENTIRE MEETING ON COMPACT DISC, PLEASE CONTACT THE DEPARTMENT OF CITY PLANNING PUBLICATIONS AT (213) 978-1255

POLICY FOR DESIGNATED PUBLIC HEARING ITEM(S): 3 and 4. Pursuant to the Commission’s general operating procedures, the Commission at times must necessarily limit the speaking times of those presenting testimony on either side of an issue that is designated as a public hearing item. All requests to address the Commission on public hearing items must be submitted prior to the Commission’s consideration on the item. TIME SEGMENTS noted herein are approximate. Some items may be delayed due to length of discussion of previous items. To ensure that the Commission has ample opportunity to review written materials, members of the public who wish to submit written materials on agenda items should submit them to the Commission office, 200 North Spring Street, Room 272, Los Angeles, CA 900152, at least 10 days prior to the meeting at which the item is to be heard in order to meet the mailing deadline. Note: Materials received after the mailing deadline will be placed in the official case file. Day of hearing submissions (10 copies must be provided) are limited to 2 pages plus accompanying photographs, posters, and PowerPoint presentations of 5 minutes or less. The Commission may RECONSIDER and alter its action taken on items listed herein at any time during this meeting or during the next regular meeting, in accordance with the Commission Policies and Procedures and provided that the Commission retains jurisdiction over the case. AGENDAS are posted for public review in the Main Street lobby of City Hall East, 200 N. Main Street, Los Angeles, California, and are accessible through the internet World Wide Web at http://www.planning.lacity.org. In the case of a Commission meeting cancellation, all items shall be continued to the next regular meeting date or beyond, as long as the continuance is within the legal time limits of the case or cases. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at this public hearing, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, the petition for writ of mandate pursuant to that section must be filed no later than the 90

th day

following the date on which the City’s decision became final pursuant to California Code of Civil Procedure section 1094.6. There may be other time limits which also affect your ability to seek judicial review. GLOSSARY OF ENVIRONMENTAL TERMS: CEQA – California Environmental Quality Act MND – Mitigated Negative Declaration CE – Categorical Exemption ND – Negative Declaration EIR – Environmental Impact Report

Central Los Angeles Area 2 February 24, 2015 Planning Commission

1. DIRECTOR'S REPORT

A. Items of interest.

2. COMMISSION BUSINESS A. Advanced Calendar

B. Commission Requests C. Minutes of Meeting – February 10, 2015

3. ZA-2013-2084-ZAD-1A PART2 PART3 CEQA: ENV-2013-2085-MND-REC1 Plan: Hollywood Council District: 4 - LaBonge Expiration Date: 3/12/15 Appeal Status: Not further appealable

PUBLIC HEARING LOCATION: 2170-2172 Stanley Hills Drive

REQUESTED ACTION: An appeal of the Zoning Administrator’s decision to approve a Zoning Administrator’s Determination pursuant to Los Angeles Municipal Code Section 12.24-X,28, to permit a remodeling of and an addition to two existing single-family dwellings on a lot that does not have vehicular access from a street which is improved with a minimum 20-foot wide continuous paved roadway from the driveway apron to the edge of the boundary of the Hillside Area, as otherwise required by Section 12.21-C,10(i)(3) of the Municipal Code, and the Zoning Administrator’s decision to adopt the recommendation of the Lead Agency by adopting Mitigated Negative Declaration ENV-2013-2085-MND-REC1 as the environmental clearance for this action.

APPLICANT: Ryan Noto Representative: David Johnson APPELLANTS: Matthew Friedman, Stanley Hills Drive Community of Neighbors, and 51

additional appellants (see attached list)

RECOMMENDED ACTION: 1. Deny the appeal.

2. Sustain the Zoning Administrator’s decision and approve: a. a Zoning Administrator’s Determination, pursuant to Los Angeles Municipal Code

Section 12.24-X,28, to permit a remodeling of and an addition to two existing single-family dwellings on a lot that does not have vehicular access from a street which is

improved with a minimum 20-foot wide continuous paved roadway from the driveway

http://planning.lacity.org/StaffRpt/Audios/Central/2015/02-24-2015/01DirectorsReport.mp3

http://planning.lacity.org/StaffRpt/Audios/Central/2015/02-24-2015/02CommissionBusiness.mp3

http://planning.lacity.org/StaffRpt/Audios/Central/2015/02-24-2015/03ZA13-2084&ZA13-2087a.mp3

http://planning.lacity.org/StaffRpt/Audios/Central/2015/02-24-2015/03ZA13-2084&ZA13-2087b.mp3

http://planning.lacity.org/StaffRpt/Audios/Central/2015/02-24-2015/03ZA13-2084&ZA13-2087c.mp3


apron to the edge of the boundary of the Hillside Area, as otherwise required by Section 12.21-C,10(i)(3) of the Municipal Code.

3. Adopt the Findings of the Zoning Administrator. 4. Adopt Mitigated Negative Declaration ENV-2013-2085-MND-REC1 as the environmental

clearance for this action.

Staff: Sue Chang (213) 978-3304 4. ZA-2013-2087-ZAD-1A (Heard w/ Item #3) CEQA: ENV-2013-2085-MND-REC1 Plan: Hollywood Council District: 4 - LaBonge Expiration Date: 3/12/15 Appeal Status: Not further appealable

PUBLIC HEARING LOCATION: 2166 Stanley Hills Drive

REQUESTED ACTION: An appeal of the Zoning Administrator’s decision to approve a Zoning Administrator’s Determination pursuant to Los Angeles Municipal Code Section 12.24-X,28, to permit the construction, use and maintenance of a new single-family dwelling on a hillside lot that does not have vehicular access from a street which is improved with a minimum 20-foot wide continuous paved roadway from the driveway apron to the edge of the boundary of the Hillside Area, as otherwise required by Section 12.21-C,10(i)(3) of the Municipal Code, and the Zoning Administrator’s decision to adopt the recommendation of the Lead Agency by adopting Mitigated Negative Declaration ENV-2013-2085-MND-REC1 as the environmental clearance for this action.

APPLICANT: Ryan Noto Representative: David Johnson APPELLANTS: Ronald K. Charles, Stanley Hills Drive Community of Neighbors, and 51

additional appellants (see attached list)

RECOMMENDED ACTION: 1. Deny the appeal.

2. Sustain the Zoning Administrator’s decision and approve: a. a Zoning Administrator’s Determination, pursuant to Los Angeles Municipal Code

Section 12.24-X,28, to permit the construction, use and maintenance of a new single-family dwelling on a hillside lot that does not have vehicular access from a street which is improved with a minimum 20-foot wide continuous paved roadway from the driveway apron to the edge of the boundary of the Hillside Area, as otherwise required by Section 12.21-C,10(i)(3) of the Municipal Code

3. Adopt the Findings of the Zoning Administrator. 4. Adopt Mitigated Negative Declaration ENV-2013-2085-MND-REC1 as the environmental

clearance for this action.

Staff: Sue Chang (213) 978-3304


5. PUBLIC COMMENT PERIOD

The Area Planning Commission shall provide an opportunity in open meetings for the public to address it, on items of interest to the public that are within the subject matter jurisdiction of the Area Planning Commission. (This requirement is in addition to any other hearing required or imposed by law.) Persons making requests are encouraged to do so in writing and should submit 10 copies to the Area Planning Commission for its consideration. Persons wishing to speak must submit a speaker’s request form prior to the commencement of the public comment period. Individual testimony within the public comment period shall be limited to five (5) minutes per person and up to ten (10) minutes per subject.

The next regular meeting of the Central, Area Planning Commission

will be held at 4:30 p.m. on Tuesday, March 10, 2015 at

City Hall 200 North Spring Street, 10th Floor Los Angeles, California 90012

An Equal Employment Opportunity/Affirmative Action employer

As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate. The meeting facility and its parking are wheelchair accessible. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request no later than three working days (72 hours) prior to the meeting by calling the Commission Executive Assistant at (213) 978-1300 or by e-mail at [email protected].

7

ATTACHMENT 7

ASSESSORS PARCEL MAP

Usage of Assessor Maps requires the Adobe Acrobat Reader. To download and install this free software, visit Adobe's website and follow the instructions provided.Assessor Maps are produced for property assessment purposes, and are NOT surveys.

No warranties, expressed or implied, are provided for the data therein, its use, or its interpretation.

ATTACHMENT 8

WATER MAIN BREAK 1637 ORANGE GROVE FEBRUARY 13, 2018

I live at 1637 S. Orange Grove Ave. On the morning of Feb 13th 2018, I awoke to a great deal of street noise and the sound of workers and idling vehicles. I came out to discover a large sinkhole right in the middle of the street. During the night what I thought was a heavy downpour of rain, was actually the rushing of thousands of gallons of water down the street. The workers told me that a call had come in about 2:30 am, but that it wasn’t actually turned off until about 4am, and that they had got there around 6am. The debris from the sinkhole was ALL the way down the street, with evidence of water that had risen over the sidewalks and onto people’s lawns. In the intersection of Orange Grove and Airdrome there was a large pile of rocks, which was where the contents of the hole ended up.

The workers arrived at around 6am and worked through until about 9pm.

This next pic is towards the end of the day as they were finishing up the work. As the hole was being filled there was evidence that the road was collapsing further down. They eventually had to return a couple of days later to tear up the rest of the road to repair and reinforce it.

The work was finally finished about a week or so later. While all this was going on there was a trickle of water coming from the intersection at the top of the block at Orange Grove and Pickford. At a time when everyone is making an effort to conserve water, it was something that caught the attention of many of the neighbors.

This is what it looked like on the days leading up to Feb 28th 2018, more than 2 weeks after the original sinkhole. Phone calls were made to DWP, but the runoff continued.

By March 1st nothing had been done. The force of the water was stronger, and muddier making me worried that we were going to end up with another sinkhole.

By chance that day as I was filming the leak, a DWP truck was in the neighborhood. I flagged down the driver who turned out to be an inspector. He seemed to understand the urgency of the situation and immediately called for crews to come and fix the problem. While I am grateful for the hard work of the DWP, I am disappointed by the HUGE loss of water and I fear for additional problems that may lie beneath our houses as a result of these leaks. I strongly suspect that these leaks were caused or triggered by the two large (6 & 8)multi-unit construction projects that are on the 1500 block of Orange Grove. As a homeowner in my house for over 25 years, I have concerns about the burden that these large construction projects impose on the aging infrastructures that we rely on. Another two even larger buildings are about to be built on s.Orange Grove Ave; a 14-unit structure at 1568 s.Orange Grove Ave, and a 61-unit structure at 1323 s.Orange Grove Ave. I am extremely concerned that not enough is being done to asses the environmental impact that these large constructions have on the neighborhoods in which they are being built. I strongly support a thorough and complete survey that can be presented to the residents of Picfair Village so that we can feel assured that our properties and safety is being held in high regard, and that quite LITERALLY we can sleep at night…without waking up to sinkholes at our doorsteps. Thanks, Tessa Posnansky 213-500-0444

Documents

DEPARTMENT OF CITY PLANNING APPEAL REPORTplanning.lacity.org/StaffRpt/InitialRpts/DIR-2018-894.pdf · Plaza in Downtown Los Angeles or the Marvin Braude Constituent Service Center