With [DSC Staff] - DLANC Olive CU-ZV-ZAA-SPR... · MASTER LAND USE PERMIT APPLICATION LOS ANGELES CITY PLANNING DEPARTMENT Planning Staff Use Only ENV No. Existing Zone District Map

MASTER LAND USE PERMIT APPLICATION LOS ANGELES CITY PLANNING DEPARTMENT

Planning Staff Use Only

ENV No. Existing Zone District Map

APC Community Plan Council District

Census Tract APN Case Filed With [DSC Staff]

Date

CASE NO. APPLICATION TYPE (zone change, variance, conditional use, tract/parcel map, specific plan exception, etc.)

1. PROJECT LOCATION AND SIZE

Street Address of Project Zip Code

Legal Description: Lot Block Tract

Lot Dimensions Lot Area (sq. ft.) Total Project Size (sq. ft.)

2. PROJECT DESCRIPTION

Describe what is to be done:

Present Use: Proposed Use:

Plan Check No. (if available) Date Filed:

Check all that apply: ‘ New Construction ‘ Change of Use ‘ Alterations ‘ Demolition

‘ Commercial ‘ Industrial ‘ Residential ‘ Tier 1 LA Green Code

Additions to the building: ‘ Rear ‘ Front ‘ Height ‘ Side Yard

No. of residential units: Existing To be demolished Adding Total

3. ACTION(S) REQUESTED

Describe the requested entitlement which either authorizes actions OR grants a variance:

Code Section from which relief is requested: Code Section which authorizes relief:



_____________________________________________________________________________________________________________________

List related or pending case numbers relating to this site:

Page 2 of 3

4. OWNER/ApPLIcANT INFORMATION

Applicant's name_G_r_e_g_ory_V_i_lk_in _________________ Company MUREF III Holdings, LLC

Address: C/O MacFarlane Partners, 201 Spear Street 14th floor Telephone: ( 415) 356-2500 Fax: (

San Francisco, CA Zip: 94105 E-mail: [email protected]

Property owner's name (if different from applicant},_Pa_r_k_-F_ift_h_,_L_LC ____________________________ _

Address: c/o AFRICA-ISRAEL, U.S.A. , 232 West 44th Street, 1 Mezzanine Telephone: (212 ) 205-1400 Fax: (212 }_36_3_-7_0_30 ____ _

_N_e_w_Y_o_r_k_, N_Y ________________ Zip: 10036 E-mail : [email protected]

Contact person for project information _M_a_t_t_ Dzu_r_e_c __________ Company Armbruster Goldsmith & Delvac, LLP

Address: 11611 San Vicente Boulevard , Suite 900 Telephone: (310 ) 254-9052 Fax: (310 },_2_0_9_-8_8_0_1 ____ _

_L_o_s_A_n_g_el_e_s,_C_A _______________ Zip: 90049 E-mail : [email protected]

5. ApPLICANT'S AFFIDAVIT

Under penalty of perjury the following declarations are made:

a. The undersigned is the owner or lessee if entire site is leased, or authorized agent of the owner with power of attorney or officers of a corporation (submit proof). (NOTE: for zone changes lessee !!illY not sign).

b. The information presented is true and correct to the best of my knowledge .

c.

Signature:

In exchange for the City's processing of this Application, the undersigned Applicant agrees to defend, indemnify and hold harmless the City, its agents, officers or employees, against any legal claim, action, or proceeding against the City or its agents , officers, or ~ECk' set aside, void or annul any approval given as a result of : hiS APPlicatio~ .

r Print: )A"""fm >'.fe..t h ~ ,

A LL-PURPOSE ACKNOWLEDGMENT

~~ Q~\~\~ ~~~~~~~~~~~1r.~~

• Insert Name of Notary Public and . I } personally appeared CL , who proved to me on the basis of satisfactory evidence to be the person(s} whose name(s} is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies}, and that by his/her/their signature(s} on the instrument the person(s} , or the entity upon behalf on which the person(s} acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

~~~~) (Seal)

6. ADDITIONAL INFORMATION/FINDINGS

MORRIS WIESENBERG Notary Public. State of New York

No. 01 WI5062040 9U~lified in Nassau County

Commission Expires June 17, ~

In order for the City to render a determination on your application, additional information may be required. Consult the appropriate Special Instructions handout. Provide on attached sheet(s} this additional information using the handout as a guide.

NOTE: All applicants are eligible to request a one time, one-year only freeze on fees charged by various City departments in connection with your project. It is advisable only when this application is deemed complete or upon payment of Building and Safety plan check fees. Please ask staff for details or an application.

Base Fee

Receipt No.

CP-7771 (09/09/2011)

Planning Staff Use Only Reviewed and Accepted by [Project Planner]

Deemed Complete by [Project Planner]

Date

Date

View 1: View from 5th Street west of Olive Street looking east along 5th Street. The base of the 50-story Gas Company Tower, a three-story office building, and the 12-story Title Guarantee and Trust Company Building are visible on the north side of 5th Street (left); the base of the 11-story Biltmore Hotel and a 13-story multi-family residential building are visible on the south side of 5th Street (right).

~~--------------------------------------------,

View 2: View from Olive Street west of the Project Site looking east across the Project Site. Visible are the 10- to 13-story Metro 417 Towers (former Subway Terminal building) (left), three- to four-story retail structures across Hill Street (center), and the 12-story Title Guarantee and Trust Company Building (far right).

Source: Christopher A. Joseph & Associates, 2007.

CHRISTOPHER A. JOSEPH & ASSOCIATES Environmental Planning and Research

PHOTO LOCATION MAP

Figure IV.A-1 Views of the Project Site &

Surrounding Uses Views 1 and 2

View 3: View from the intersection of Olive Street and 4th Street north of the Project Site looking south along Olive Street. The 10- to 13-story Metro 417 Towers (former Subway Terminal Building) and a two-level parking structure are visible on the east side of Olive Street (left); the base of the 17 -story Pacific Bell/Madison Complex and the 50-story Gas Company Tower are visible on the west side of Olive Street (right) .

.r~~----------• •

View 4: View from the intersection of Hill Street and 4th Street north of the Project Site looking south along Hill Street. The 11-story Clark Hotel followed by the 13-story Pershing Square Building (former Broadway Store) are visible on the east side of Hill Street (left); a two-level parking structure and the base of the 10- to 13-story Metro 417 Towers, followed by the 12-story Title Guarantee and Trust Company Building are visible on the west side of Hill Street (right).


CHRISTOPHER A. JOSEPH & ASSOCIATES ........ -:.;.......J Environmental Planning and Research

PHOTO LOCATION MAP



View 5: View from Hill Street east of the Project Site looking west across the Project Site. Also visible are the 12-story Title Guarantee and Trust Company Building (far left), 11-story Biltmore Hotel (three brick buidings, center), 17-story Biltmore Tower (brick tower, center background), three-story office building (black low-rise, center), 50-story Gas Company Tower (metallic tower, center), and 17-story Pacific Bell/Madison Complex (white building, right).

View 6: View from 5th Street east of Hill Street looking west along 5th Street. A 13-story multi-family residential building with ground-floor retail, the 11-story Biltmore Hotel, and the 17-story Biltmore Tower are visible on the south side of 5th Street (left); the 13-story Pershing Square Building (former Broadway Building), 12-story Title Guarantee and Trust Company Building, and 50-story Gas Company Tower are visible on the north side of 5th Street (right).


CHRISTOPHER A. JOSEPH & ASSOCIATES ttrE::~~ Environmental Planning and Research

PHOTO LOCATION MAP



View 7: View from Hill Street south of the intersection with 5th Street looking north along Hill Street. Pershing Square and the 12-story Title Guarantee and Trust Company Building are visible on the west side of Hill Street (left); the entrance to the MTA Metro Red Line Pershing Square Station and the 13-story Pershing Square Building (former Broadway Store) are visible on the east side of Hill Street (right).

View 8: View from Pershing Square south of the Project Site looking north across 5th Street towards the Project Site (center, beyond palm trees). Also visible are the 17 -story Pacific Bell/SBC Madison Complex (far left),Two California Plaza Tower (left), 10- to 13-story Metro 417 Towers (former Subway Terminal Building) (center), and 12-story Title Guarantee and Trust Company Building (right).

View 9: View from Olive Street south of the intersection with 5th Street looking north along Olive Street. The 11-story Biltmore Hotel, 17-story Pacific Bell/SBC Madison Complex, and 52-story Two California Plaza Tower are visible on the west side of Olive Street (left); the 10- to 13-story Metro 417 Towers and a one-story structure within Pershing Square are visible on the east side of Olive Street (right).


CHRISTOPHER A. JOSEPH & ASSOCIATES .......................... -....J Environmental Planning and Research

PHOTO LOCATION MAP


Surrounding Uses Views 7, 8, and 9

SHEET INDEX

MOLLENHAUER GROUP

Vicinity Map

SITE

110

101

10

2013-00058-000

5-OH437 S. Hill Avenue

Los Angeles, CA 90017

Site Plan Review Unified DevelopmentPackage12/12/13

CIVILC-1 TITLE SHEETC-2 DEMOLITION PLAN

ALTA/ACSM SURVEY - NOTESALTA/ACSM SURVEY - PLAN

LANDSCAPELP1.01 COMPOSITE LANDSCAPE PLANLP1.02 STREETSCAPE LANDSCAPE PLANLP1.03 PODIUM LANDSCAPE PLANLP1.04 MID-RISE ROOF / 18TH FLOOR LANDSCAPE PLAN

Landscape Plan

ARCHITECTURALA100 PLOT PLANA101 SUBTERRANEAN PARKING 3 (MIDRISE)A102 SUBTERRANEAN PARKING 2A103 SUBTERRANEAN PARKING 1A104 GROUND FLOOR PLANA105 FIRST FLOOR PLANA106 SECOND FLOOR PLAN (PODIUM)A107 TYPICAL RESIDENTIAL FLOOR PLAN (MIDRISE - 3RD TO 7TH, HIGHRISE -

3RD TO 17TH)A108 MIDRISE ROOF AND HIGHRISE 18TH FLOOR PLANA109 HIGHRISE 19TH - 22ND FLOOR PLANA110 HIGHRISE 23RD FLOOR PLANA111 HIGHRISE ROOF PLAN

A201 SOUTH ELEVATION (FIFTH ST) - COMPOSITEA202 EAST ELEVATION (HILL ST) - COMPOSITEA203 NORTH ELEVATION (PASEO) - COMPOSITEA204 WEST ELEVATION (OLIVE ST)- COMPOSITE

A301 SECTION EAST-WEST AT HIGHRISEA302 SECTION NORTH-SOUTH AT MIDRISE/ HIGHRISEA303 SECTION EAST WEST AT MIDRISE

LP1.05 TOWER ROOF LANDSCAPE PLAN

C-3 GRADING PLANC-4 UTILITY PLANC-5 EROSION PLAN

MacFarlane PartnersREFERENCE PLANS

8’ 16’ 32’ 64’

graphic scale: 1/16” = 1’-0”LP1.01

COMPOSITE LANDSCAPE PLAN

METRO 417 APARTMENTS

SO

UTH

OLI

VE

STR

EE

T

SO

UTH

HIL

L S

TRE

ET

FIFTH STREET

8’ 16’ 32’ 64’

graphic scale: 1/16” = 1’-0”LP1.02

STREETSCAPE LANDSCAPE PLAN

A

A

B

B

C

C

LEGEND:1. EXISTING CURB2. EXISTING STREET TREE3. BUS STOP4. STREET LIGHT, TYP.5. PROPOSED STREET TREE IN PLANTED PARKWAY6. INTEGRAL COLOR CONCRETE PAVING7. PASEO WALK AT 3%

8. PASEO ELEVATOR9. PASEO STAIRWAY10. METRO 417 ACCESSS AND STAIRS11. GRAPHIC LANDSCAPE12. PATIO SCREENING LANDSCAPE13. PASEO CASCADE WATER FEATURE14. BIKE RACK FEATURE (32 TOTAL)15. VEHICULAR ACCESS16. LOCKABLE GATE

3

12

10 7

6

6

14 13

1

8

6

9

11

15

15

4

2 TYP.5

14

6

15

1616 METRO 417 APARTMENTS

SO

UTH

OLI

VE

STR

EE

T

SO

UTH

HIL

L S

TRE

ET

FIFTH STREET

LP1.03

PODIUMLANDSCAPE PLAN

8’ 16’ 32’ 64’

graphic scale: 1/16” = 1’-0”

LEGEND:1. SPA2. POOL3. SYNTHETIC TURF4. FIRE ELEMENT5. WOOD DECKING6. PLANTING AREA7. BBQ8. WATER ELEMENT9. INTEGRAL COLOR CONCRETE10. CLUBHOUSE / INDOOR AMENITY SPACE11. GLASS POOL ENCLOSURE12. TGB LANDSCAPE PLATFORM BY OTHERS

2

1

11

3

4

5

5

46TYP.

7

8

10

99

9

9

12

6

10

SO

UTH

OLI

VE

STR

EE

T

SO

UTH

HIL

L S

TRE

ET

FIFTH STREET

LP1.04

MID-RISE ROOF / 18TH FLOORLANDSCAPE PLAN

4’ 8’ 16’ 32’


2.75’ 5.5’ 11’ 22’


LEGEND:1. ROOF DECK ACCESS2. FIRE ELEMENT3. WOOD DECKING4. BUILT UP PLANTING AREA5. WATER ELEMENT6. INTEGRAL COLOR CONCRETE PAVERS7. CLUBHOUSE / INDOOR AMENITY SPACE8. FURNITURE

8

2

4

7

6

7

6

1

1

1

1

1

2

3

3

3

3

3

4

4

4

5

6

6

6

6

6

8

MIDRISE ROOF DECK

TOWER - 18TH FLOOR AMENITY DECK

LP1.05

TOWER ROOF LANDSCAPE PLAN

4’ 8’ 16’ 32’


1

2

4

9

4

5

1011

13

3

6

LEGEND:1. POOL2. SPA.3. RAISED PLANTER POTS WITH TREES4. FIRE ELEMENT5. WOOD DECKING6. PLANTING AREA7. BBQ8. INTEGRAL COLOR CONCRETE9. CLUBHOUSE10. POOL EQUIP / MECHANICAL AREA11. STAIRS TO HELIPAD

5

6

7

11

8

OLI

VE

STR

EE

T

TITLE GUARANTEE BLDG13 STORY

150 FEET HEIGHT

AT&T10 STORY120 FEET HEIGHT

PERSHING SQUARE

PERSHINGSQUAREBUILDING12 STORY150 FEETHEIGHT

METRO 417 APARTMENTS12 STORY

FIFTH STREET

HIL

L S

TRE

ET

HOTEL CLARK12 STORY150 FEETHEIGHT

11'-4

" TG

B L

IGH

T A

ND

AIR

EA

SE

ME

NT

10'-0

" DE

DIC

ATI

ON

25'-0

"LI

GH

T A

ND

AIR

EA

SM

EN

T

3'-0" EASEMENT

GASCOMPANYTOWER52 STORY750 FEET HEIGHT

BILTMORE HOTEL12 STORY150 FEET HEIGHT

3'-0" AVE. REQUIRED SETBACK

13'-2

"

16'-6"

PROPERTY LINE(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)

PROPERTY LINE(MIDRISE)

37'-2"

20'-2

" 3'-0

"D

RA

INA

GE

EA

SE

ME

NT

LIGHT AND AIR EASEMENTS

VISIBILITYEASEMENT


(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)

TRNSFRMR VAULTBELOW

28'-8

"D

RIV

EW

AY

EL: 272

EL: 270

EL: 272.93

EL: 274.28

26'-0

"D

RIV

EW

AY

22'-0

"D

RIV

EW

AY

DEMOLTION OF(E) PARKING STRUCTURE

(E) SIGNAGE ANDSUPPORTING STRUCTUREWITHIN PROPERTY LINETO BE DEMOED, TYP.

211'

-9"

98'-9

"

(E) STREET LIGHTING, TYP.

HIGHRISEMULTI-FAMILY BUILDING

24 STORY240.5' HEIGHT TOP OF PENTHOUSE

250.5' HEIGHT TOP OF HELICOPTER PAD

MIDRISEMULTI-FAMILY BUILDING

7 STORY98.10' HEIGHT

(N) TREE ANDPLANTER, TYP.

(E) TREE ANDPLANTER, TYP.

(E) FIRE HYDRANT, TYP.

(N) UNCOVERD BIKE PARKING, TYP.(SHORT TERM ONLY)

HIGH RISE FOOTRPINT ABOVE

110'

-9"

225'

-6"

205.55' (PL)

324.26' (PL)

250.

82' (

PL)

86.2

9' (P

L)24

'-5 1

/2"

119.15' (PL)

336.

28' (

PL)

200'

-6"

318'-6"

MIDRISE FOOTPRINTABOVE

EL. 272.56

EL. 270.93 EL. 270.36

EL: 291.50

EL: 281.0

(E) FIRE HYDRANT

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204

SITE DESCRIPTION

PARKING REQUIRED

MIDRISE RESIDENTIALSTUDIO (100 UNIT X1 SPACE)1 BED (168 UNIT X1 SPACE)2 BED (41 UNIT X1.25 SPACE)3 BED (6 UNIT X1.25 SPACE)MIDRISE PARKING REQUIRED

HIGHRISE RESIDENTIALSTUDIO (60 UNIT X1 SPACE)1 BED (186 UNIT X1 SPACE)2 BED (44 UNIT X1.25 SPACE)3 BED (10 UNIT X 1.25 SPACE)HIGHRISE PARKING REQUIRED

RESIDENTIAL PARKINGSPACES REQUIRED15% BICYCLE REDUCTION(LAMC 12.21A.4)

TOTAL RESIDENTIAL PARKINGREQUIRED

COMMERCIAL (16,968 SF X0.001) COMMERCIAL PARKINGREQUIRED BICYCLE PARKINGREDUCTION TOTAL COMMERCIALREQUIRED PARKING

TOTAL PROJECT REQUIREDPARKING

PARKING PROVIDED

RESIDENTIAL COMPACTCOMMERCIAL COMPACTRESIDENTIAL STANDARDCOMMERCIAL STANDARD

PARKING SPACES PROVIDED

(COMPACT PERCENTAGE)

BIKE SPACES

LONG TERM REQUIREDSHORT TERM REQUIRED

LONG TERM PROVIDEDSHORT TERM PROVIDED

DWELLING UNITS

HIGHRISEMIDRISETOTAL UNITS PROPOSED

LOT AREAALLOWABLE FLOOR AREAPROPOSED FLOOR AREAMAX. FARPROPOSED FAR

LANDSCAPING

REQUIREDPROVIDED

OPEN SPACE

REQUIREDPROVIDED

98,984 SF593,894 SF588,091 SF6:15.94:1

300315615

ADDRESS437 S. HILL AVENUE,LOA ANGELES, CA 90017

LEGAL DESCRIPTION

SEE SHEET 1 OF 4 AND 2 OF 4 OFALTA/ACSM SURVEY PREPARED FORPORTION OF BLOCK 11 1/2 OF ORD'SSURVEY (M.R. 53-66/73) AND PORTIONOF LOT A OF THE SUBWAY TERMINALTRACT, STATE MUTUAL PROPERTY (M.B. 187-26) DATED AUGUST 10, 2012)

GENERAL SITE INFO

100168518327

640

96

544

17

17

4

13

557

95 5545 12

<40%

64,825 SF66,132 SF

8,103 SF13,077 SF

60186 55 12313

624 70

625 75

657

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60

5-OH437 S. Hill Avenue,Los Angeles, CA 90017

N

A100

PLOT PLAN

ApprovedCheckedDrawn2013-00058-000

SC: 1/16" = 1'-0"

PLOT PLAN


PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)


PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)

LONG-TERM BICYCLESTORAGE

HIGHRISEMULTI-FAMILY BUILDING

TITLE GUARANTEEBUILDING

GARAGE VENTSHAFTGARAGE VENT

SHAFT

MECH. SHAFT

317'-7"

200'

-5"

201'-3"

117'-1"

221'

-9"

21'-4

"

CL

CL

25'-1

"+/-

26'-1

"+/-

(133 STALLS)

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A101

SUBTERRANEANPARKING 3(MIDRISE)


SC: 1/16" = 1'-0"

SUB-T PARKING LEVEL 3

C

C

FIRE PUMP ROOM

C

C

C C

TC

C

C C

C

T

MECH

UNDERGROUNDFIRE TANK BLW

S S S S S S S S S S


PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)


PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)

LONG-TERMBICYCLE STOR.


MECH. SHAFT

GARAGE VENT SHAFTGARAGE VENT SHAFT

98'-9

"

189'-7" 10'-5"

77'-5

"

200'

-5"+

/-

317'-7"

CL

CL

(176 STALLS)

221'

-9"

26'-1

"+/-

103'-10"

25'-1

"+/-

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A102

SUBTERRANEANPARKING 2


SC: 1/16" = 1'-0"



PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)

C

C

MECH

C

C

C C

TC

C

C C

C

MECH

S

S

S

S

S

S

S S S S S S S S S S

ELEV. PIT

MECH.MECH.

LONG-TERMBICYCLE STOR.


(171 STALLS)

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A103

SUBTERRANEANPARKING 1


SC: 1/16" = 1'-0"


bus

mta

mta

bus

bus

2.6%

RETAIL 31,710 NSF

RETAILTRASH

TRANSFORMER VAULT

MOVE-INLOADING

EL: 268.00 FS

ELECT RM

RETAIL 44,297 NSF

PHONE/DATA

MAIL

RECEPTION/LOBBY

BICYCLE RACKS

PUBLIC PLAZA

BICYCLE RACKS

LOBBY

TRASHROOM

DO

UB

LE S

IDE

D B

IKE

RA

CK

S

BIK

E R

AC

K

BIK

E R

AC

K

OLI

VE

STR

EE

T


150 FEET HEIGHT




FIFTH STREET

HIL

L S

TRE

ET





PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

RIS

E)

EMERGENCYELECTRICAL RM

RETAIL 1

LOBBY / LEASING

DWP

GENERATOR

SWITCHGEAR

3,659 SFEL: 272

RETAIL 27,302 SFEL: 270

645 SFEL: 271

COMMTR

RES TREL: 271

STOR.

DATA/PHONE

GARAGE VENTSHAFT

GARAGE VENT SHAFT

BIKE RACKSBIKE RACKSBIKE RACKSBIKE RACKSBIKE RACKS

BIK

E R

AC

KS

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204

(98 STALLS)

MECH.SHAFTS

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A104

GROUND FLOORPLAN


SC: 1/16" = 1'-0"

GROUND FLOOR PLAN

bus

mta

mta

bus

bus

2.6%

EL: 284.00 FS

RETAILBELOW

DRIVEWAYENTRY BELOW

RETAILBELOW

PLATFORM+290.13'

OUTDOORLOUNGE

DNDN

UP UP

DN

LOBBY ABOVE

RECEPTION/LOBBY

LOBBY

UP

BICYCLE RACKS

BIC

YC

LE R

AC

KS

BICYCLE STORAGE

BIK

E R

AC

KS

BIK

E R

AC

KS

BIK

E R

AC

KS

OLI

VE

STR

EE

T


150 FEET HEIGHT




FIFTH STREET

HIL

L S

TRE

ET





PR

OP

ER

TY L

INE

(MID

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E)



(HIRISE)

PR

OP

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TY L

INE

(MID

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E)

RETAIL 1BELOW

LOBBY / LEASINGBELOW

RETAIL 2BELOW

LEASING OFFICE3647 SF

DWP BLW

GENERATOR BLW

SWITCHGEAR BLW STORAGE2351 SF

LOBBY

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204

(79 STALLS)

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A105

FIRST FLOORPLAN


SC: 1/16" = 1'-0"

FIRST FLOOR PLAN

bus

2.6%

LOBBY

INDOORAMENITIES3,685 S.F.

DN

UP

OLI

VE

STR

EE

T


150 FEET HEIGHT




FIFTH STREET

HIL

L S

TRE

ET





PR

OP

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TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

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TY L

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(MID

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E)

CLUBHOUSE873 SF

THEATER558 SF

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204

LIGHT AND AIREASEMENT AREA FOR

TGB

NOTE:COLUMNS AND GRIDS NOTSHOWN IN PLANNING SUBMITTALFOR GRAPHIC CLASRITY

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A106

SECOND FLOORPLAN


SC: 1/16" = 1'-0"

SECOND FLOOR PLAN


150 FEET HEIGHT








PR

OP

ER

TY L

INE

(MID

RIS

E)



(HIRISE)

PR

OP

ER

TY L

INE

(MID

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A302

A302

A301 A301

A303 A303

A201

A202

A203

A204


TGB


3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A107

TYP. RESIDENTIALFLOORS (MIDRISE 3-7, HIGHRISE 3 - 17)


SC: 1/16" = 1'-0"

TYP. FLOORS 3 -7 (MIDRISE) & 3-17 (HIGHRISE)


150 FEET HEIGHT








PR

OP

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(MID

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(HIRISE)

PR

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(MID

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15'-0"

3'-6"

6'-0

"

MECHANICALMECHANICAL

ME

CH

AN

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AN

ICA

L

ME

CH

AN

ICA

L

ROOF DECK

ROOF DECK

ROOF DECK

ROOF DECK

ROOFDECK

MIDRISEROOF

AMENTIY AREA 5004 SF


TGB

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204


3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A108

MIDRISE ROOFAND HIGHRISE18TH FLOOR PLAN


SC: 1/16" = 1'-0"

MIDRISE ROOF/ 18TH FLOOR PLAN


150 FEET HEIGHT








PR

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TY L

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(MID

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(HIRISE)

PR

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TY L

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(MID

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MIDRISEROOF

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204


3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A109

HIGHRISE19TH-22NDFLOOR PLAN


SC: 1/16" = 1'-0"

19TH-22ND FLOOR PLAN


150 FEET HEIGHT







CLUBHOUSE 1110 sf

M

W

POOL EQUIP

MIDRISEROOF

HELI-PAD ABOVE

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204


3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A110

HIGHRISE 23RDFLOOR PLAN


SC: 1/16" = 1'-0"

23RD FLOOR PLAN


150 FEET HEIGHT








PR

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(HIRISE)

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BOILERS

BOILERRETAILCONDENSERS

RESIDENTIALCONDENSERS

RESIDENTIALCONDENSERS

STAIR 1EX./SUP/FAN

STAIR 2EX./SUP/FAN

CO

RR

IDO

RP

AC

KA

GE

UN

ITS

CO

RR

IDO

RP

AC

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GE

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MIDRISEROOF

ROOF ACCESS

A302

A302

A301 A301

A303 A303

A201

A202

A203

A204

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


N

A111

HIGHRISEROOF PLAN


SC: 1/16" = 1'-0"

ROOF PLAN

RETAIL 2

AMENITY DECK

RETAIL 1

POOL

21'-5

"15

'-11"

12'-2

"12

'-2"

12'-2

"

11'-1

1"

5'-2

"11

'-4"

11'-4

"11

'-4"

11'-4

"11

'-1"

11'-4

"11

'-4"

4'-0

"

9'-0

"

PARKING

PARKING

PARKING

PARKING

SUBT FIRE WATER TANK BEYOND

9'-9

"10

'-9"

9'-9

"14

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10'-0

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

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9'-9

"9'

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9'-9

"9'

-9"

12'-6

"10

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240'

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(LO

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UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

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UNITS

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UNITS

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UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

AMENITY

UNITS

UNITS

UNITS

UNITS

UNITS

AMENITY

MECHANICAL

33'-4

"

A302

A302

EL: 272.0'EL: 270.0'

PR

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PR

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EL:446.0'

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


A301

SECTIONEAST-WEST ATHIGHRISE


SC: 1/16" = 1'-0"

SECTION EAST-WEST

RETAIL 2

UNITSUNITS

UNITS

UNITS

UNITS

UNITS

UNITS

PARKING

METROAPT'S12 STRY

PL

UNITS

PARKING

PARKING

PARKING STORAGE

15'-0"25'-0"

PL

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

INDOOR AMENITIES

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

PL

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

3'-6

"

9'-9

"10

'-9"

9'-9

"14

'-0"

10'-0

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

9'-9

"9'

-9"

12'-6

"10

'-0"

240'

-0"

(LO

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UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

MECHANICAL

PARKING

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

UNITS UNITS

A303

A303

A301

A301

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


A302

SECTIONNORTH - SOUTH AT

MIDRISE/HIGHRISE


SC: 1/16" = 1'-0"

SECTION NORTH-SOUTH

UNITS

UNITS

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PARKING

AMENITY

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PARKING

PARKING

PARKING

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UNITSPOOL DECK

BIKE RACKS

ELEVATOR SHAFTBEYOND TYP.

3"=1'0"0 1

1-1/2"=1'0"1 0 1 2

3/4"=1'0"2 1 0 2 4

1/4"=1'0"8 4 0 5 10

1/8"=1'0"6 0 10 20 30

1"=10'15 10 5 0 10 20 30

1"=20'30 20 10 0 20 40 60

1"=30'45 30 15 0 30 60 90

1"=40'60 40 20 0 40 80 120

1"=50'75 50 25 0 50 100 150

1"=100'150 100 50 0 100 200 300

1/16"=1'0"12 0 20 40 60


A303

SECTIONEAST-WESTAT MIDRISE


SC: 1/16" = 1'-0"

SECTION EAST-WEST

1

EXHIBIT B 432-450 S. Olive Street 429-451 S. Hill Street 415-433 W. 5th Street

Request Entitlements

MUREF III Holdings, LLC (“Applicant”) requests that the City of Los Angeles (the “City”) grant the following approvals:

1. Site Plan Review pursuant to LAMC Section 16.05;

2. Conditional Use Permit to allow Floor Area Averaging within a unified development pursuant to LAMC Section 12.24.W.19;

3. Variance from LAMC section 12.21.A.5(a) to allow 545 standard parking stalls in lieu of 615 required standard stalls for the residential use;

4. Variance from LAMC Section 12.21.G.2.A(3) to permit 88 trees in lieu of 154 trees otherwise required for 615 residential units; and

5. Zoning Administrator’s Adjustment from LAMC 12.21.1.X(10) to waive transitional height requirements for a C zoned property located within 100 feet of an OS zone (Pershing Square).

Background

The above-referenced real property (the “Property”) is comprised of seven parcels, all of which are currently improved as a paved surface parking lot, with a lot area of approximately 98,984 square feet (2.27 acres) and encompasses the southern portion of the block bounded by 4th Street to the north, Hill Street to the east, 5th Street to the south, and Olive Street to the west. The Property is adjacent to the 12-story Metro Subway Terminal buildings located to the north and the 13-story Title Guarantee building located at the southwest corner of 5th and Hill Streets.

In 2008, the City and the Community Redevelopment Agency of Los Angeles (“CRA”) acting in concert granted a Transfer of Floor Area (“TFAR”) approval to allow floor area to exceed 6 to 1 as permitted by the underlying zoning and certified an Environmental Impact Report (“EIR”) for the development of 790 condos, a 242 room hotel, and 32,000 square feet of commercial space on the Property (the “Approved Project”).1 The Applicant will not utilize the TFAR approval for the Approved Project and seeks new entitlements for a project that complies with the 6:1 FAR permitted by the underlying zoning.

The proposed project includes 615 apartment units and approximately to 16,968 square feet of commercial uses (the “Project”). The Project is a unified development that consists of a mixed-use high-rise tower and a mixed-use mid-rise building with an average floor area ratio of 5.94:1 and a total floor area of approximately 588,091 square

1 Note that the CRA was the lead agency that prepared and certified the EIR and that the CRA

has since been eliminated by State law.

2

feet (the “Project”). The Project involves a Lot Line Adjustment (being processed separately but concurrently with this Application) to reconfigure the existing parcels to create a separate parcels for the development of: (1) a mixed-use tower building (the “Tower”) located on the southwest portion of the Property consisting of 300 residential units and approximately 10,961 square feet of commercial uses within a 240.5 foot, 24 story building; and (2) a mid-rise mixed-use building (the “Mid-Rise”) consisting of 315 residential units and approximately 6,007 square feet of ground floor commercial uses within a seven-story, 98 feet, 10 inches in height building.

The Tower and the Mid-Rise buildings would be operated and maintained as a unified development as defined in LAMC Section 12.24.W.19. Because the Project is a unified development, some of the required parking, open space, and vehicular access for the Tower are provided within the Mid-Rise. The Project would provide a total of 657 parking spaces which meets code required parking. 66,132 square feet of open space is proposed which includes a 8,553 square foot ground level paseo on the north side of the Property adjacent to the Subway Terminal building, a 20,102 square foot podium level deck with pool, spa, fire elements, planted areas, BBQ’s, and water features within the Mid-Rise, a 623 square foot deck on the 18th floor of the Tower, a 4,799 square foot roof top pool deck on the Tower, 12,176 square feet of interior resident amenity spaces, and 15,250 square feet of private balconies.

Zoning and Land Use Regulations

The Property is zoned C2-4D.

a. Density

LAMC section 12.22.C.3(c) provides that the maximum number of dwelling units is not limited because the Property is located in the Greater Downtown Housing Incentive Area. Therefore, the proposed 615 residential units are permitted.

b. Yards (Setbacks)

No yard requirements apply to a project in the Greater Downtown Housing Incentive Area, except as required by the Downtown Design Guidelines (LAMC 12.22.C.3(a)). The Downtown Design Guidelines require an average three foot private easement on Olive Street which is provided.

c. Open Space Requirements

The Project would be required to provide residential open space pursuant to the provisions of LAMC section 12.21.G.2. One hundred square feet of open space must be provided for each unit having less than three habitable rooms; 125 square feet for each unit having three habitable rooms; and 175 square feet for each unit having more than three habitable rooms. The required open space may be provided as either common open space or private open space as the Property is located in the Greater Downtown Housing Incentive Area. The Project requires a total of 64,825 square feet of open space and provides a total of 66,132 square feet of open space.

In addition, at least one 24-inch box tree for every four dwelling units shall be provided on site and may include street trees in the parkway. A total of 154 trees are required

3

and 88 trees are proposed. The Applicant requests a Variance to allow for the reduction in trees.

d. Parking

i. Residential Portion

The Property is located in the Central City Area, which provides parking requirements for residential (apartment) projects that differ from the standard requirements of the LAMC. The Project would need to provide one parking space per residential unit with three or less habitable rooms and 1.25 parking spaces for dwelling units with more than three habitable rooms. Based on the proposed unit mix, a total of 640 parking spaces are required for the residential uses per the Central City Area parking standards.

ii. Commercial Portion

The Property is within the Downtown Business District, which requires one parking space per 1,000 square feet for buildings or a portion of a building with 7,500 square feet or more with business and commercial uses. No parking is required for a building less than 7,500 square feet. The Project would require a total of 17 parking spaces for the commercial spaces per the Downtown Business District parking standards.

In total, the Project requires 567 parking spaces for the residential and commercial uses and provides a total of 567 spaces.

e. Floor Area Ratio

The “D” limitation allows a maximum FAR of 6 to 1. FAR may exceed 6:1 with approval of TFAR. As noted, the Project does not request TFAR. For the purpose of calculating FAR for a project in the Greater Downtown Housing Incentive Area, the buildable area shall be the same as the gross lot area. Also, the Los Angeles Building & Safety Department Zoning Manual specifies that for the types of land use approvals being sought for this Project, the gross lot area is used when calculating FAR.

Based on the Property’s gross lot area of approximately 98,984 square feet, and applying the applicable 6:1 FAR limit, approximately 593,904 square feet of floor area is permitted. The Project proposes 588,091 square feet of floor area (5.94:1 FAR).

f. General Plan

The Property is located within the Central City Community Plan area, which designates the Property as Regional Center Commercial. This designation corresponds to uses permitted within the CR, C1.5, C2, C4, C5, R3, R4, R5, RAS3 and RAS4 zones.

Downtown Design Guidelines

On April 28, 2009, the City Council approved a General Plan Amendment to the Central City Community Plan that revised Chapter V of the Central City Community Plan text to incorporate the Downtown Design Guidelines (the “Downtown Guidelines”). The Downtown Guidelines includes both standards (requirements) and guidelines (suggestions). Projects must comply with standards and are strongly encouraged to comply with guidelines. The Downtown Guidelines implements streetscape and landscape criteria, and defines criteria for building massing, street wall, ground floor

4

treatment, setbacks and sidewalks, parking and access, on-site open space, architectural detail and signage.

As set forth in the Site Plan Review General Plan consistency findings, the Project substantially complies with the Downtown Guidelines and provides justification for minor requested deviations based on site specific challenges.

Historic Downtown Los Angeles Design Guidelines

The Downtown Guidelines require that projects in the Historic Downtown District comply with the Historic Downtown Los Angeles Design Guidelines (“Historic Guidelines”). Where there is a conflict between the Downtown Guidelines and the Historic Guidelines, the Historic Guidelines take precedence. The Historic Guidelines are primarily intended to determine acceptable treatments, repairs, maintenance procedures, and rehabilitation that will ensure retention of the character of existing historic buildings but also provide broad recommendations and suggestions for constructions of new buildings and streetscape elements that complement the historic buildings in this area.

g. Specific Plan

The Property is not located within a specific plan area.

h. Redevelopment Plan

The Property is located within the City Center Redevelopment Project Area.

i. Surrounding Zoning and Land Use

North – Zoning: C4-2-D

South – Zoning: C4-2-D

East – Zoning: C4-2-D

West – Zoning: OS-1XL (Pershing Square)

Case Files and Permits

Council File 08-1031 City Council Approval of Transfer of Floor Area Rights Plan – Park 5th Project

Council File 08-1031-S1 City Council Authorization to CLA regarding TFAR documents.

Council File 08-1031-S2 Extension of Transfer of Floor Area Rights Approval – Park 5th Project

ZA-2008-1049-ZV Variance from Municipal Code Section 12.21-G.3 to permit 88 trees in lieu of the required 198 trees for 790 residential units and in conjunction with the construction, use and maintenance of a 1,286,792 square foot mixed use project.

5

VTT-67512-CN Vesting Tentative Tract Map No. 67512 composed of one-lot, located at 401-433 W. 5th Street, 432-440 S. Olive Street, and 429-441 S. Hill Street for a new maximum 790-unit residential condominium, 212-unit hotel condominium, and 400-unit commercial condominium.

Environmental Impact Report - SCH No. 2007041044

A Subsequent EIR prepared by the CRA for the 790-unit residential condominium, 212-unit hotel condominium, and 400-unit commercial condominium project for the Approved Project.

CEQA Compliance – Addendum to Previously-Certified EIR

See Environmental Assessment Form accompanying this application.

In 2008, the CRA prepared and certified Subsequent Environmental Impact Report SCH No. 2007041044 (“SEIR”) as CEQA clearance for the Approved Project. The SEIR includes mitigation measures that reduce or lessen the environmental impacts created by the Approved Project. The SEIR concluded that the Approved Project would create a significant and unavoidable impact with respect to Aesthetics (Shade-Shadow), Air Quality (AQMP Consistency, Regional and Local Construction Emissions, and Regional Operational Emissions), Noise (Construction Noise and Groundborne Vibration, Exterior Operational Noise), and Recreation and Parks (Standard and Preferred Parkland Ratios). The SEIR determined that no further changes or alterations in the Approved Project to avoid or substantially lessen these significant environmental effects were feasible (i.e., no feasible mitigation measures or alternatives have been identified which will reduce the impacts listed above to less than significant levels). In accordance with State CEQA Guidelines Section 15093(a), CEQA requires the decision making agency to balance, as applicable, the economic, legal, social, technological or other benefits of a Project against its unavoidable environmental impacts. The CRA and City determined that the Approved Project would result in substantial community benefits that outweighed the above significant and unavoidable impacts and adopted a Statement of Overriding Considerations.

There was no public opposition to the Approved Project SEIR and only four public comments on the TFAR Draft SEIR. The four comments all came from public agencies: Governor’s Office of Planning and Research; Native American Heritage Commission; Southern California Association of Governments; and County of Los Angeles, Department of Public Works.

Because the Project involves land uses that were also studied in the Approved Project SEIR, and also proposes far less intense development than the Approved Project (i.e. less units, reduced FAR, reduced height, and eliminates the hotel use), CEQA review for the Project is limited and the appropriate CEQA review for the Revised Project is an Addendum to the Approved Project SEIR. An Addendum is a document that under CEQA is used to make technical and minor changes to a previously-certified EIR, and is also used if it demonstrates that the reduced nature of the Project leads to less severe environmental impacts than the Approved Project and that changes in the surrounding area will not cause the Project to create new significant impacts or substantially increase the impacts created by the Approved Project as identified in the SEIR. Exhibit B-1

6

provides a comparison of the impacts of the Approved Project and the Project. An Addendum need not be circulated for public review.

Site Plan Review Findings

1. The project is in substantial conformance with the purposes, intent and provisions of the General Plan, applicable community plan, and any applicable specific plan.

The Property is located in the Central City Community Plan area, which designates the Property as Regional Center Commercial. This designation corresponds to uses permitted within the CR, C1.5, C2, C4, C5, R3, R4, R5, RAS3 and RAS4 zones.

General Plan Framework Element The Framework Element for the General Plan (Framework Element) was adopted by the Los Angeles City Council on December 11, 1996 and re-adopted on August 8, 2001. The Framework Element provides guidance regarding policy issues for the entire City of Los Angeles, including the project site. The Framework Element also sets forth a Citywide comprehensive long-range growth strategy and defines Citywide policies regarding such issues as land use, housing, urban form, neighborhood design, open space, economic development, transportation, infrastructure, and public services. The proposed development is consistent with the following Framework Element Downtown Center goals, objectives and policies:

Goal 3G: A Downtown Center as the primary economic, governmental, and social focal point of the region with an enhanced residential community.

Objective 3.11: Provide for the continuation and expansion of government, business, cultural, entertainment, visitor serving, housing, industries, transportation, supporting uses and similar functions at a scale and intensity that distinguishes and uniquely defines the Downtown Center.

Policy 3.11.1: Encourage the development of land uses and implement urban design improvements guided by the Downtown Strategic Plan. Objective 3.15: Focus mixed commercial residential uses, neighborhood-oriented retail, employment opportunities and civic and quasi-public uses around urban transit stations, while protecting and preserving surrounding low-density neighborhoods from the encroachment of incompatible land uses.

Policy 3.15.3: Increase the density generally within one quarter mile of transit stations, determining appropriate locations based on consideration of the surrounding land use characteristics to improve their viability as new transit routes and stations are funded in accordance with Policy 3.1.6.

The project site is currently underutilized and improved with surface parking. The applicant proposes a high density mixed-use project within a 24 story Tower and mid-rise building with ground floor commercial space along Hill, Olive and 5th Street. The project site is located along and near several transportation lines and the proposed

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project would concentrate new development and jobs adjacent to the Metro Station at Pershing Square. Thus the project’s location provides opportunities for employees, guests, visitors, and residents to use public transit to reduce vehicle trips. Residents, employees, guests, and visitors, would also be able to walk to restaurants and shops adjacent and near to the project site. Community Plan

The project site is located within the Central City Community Plan Area. The Community Plan goals, objectives and policies include providing organized growth, a Central City identity, and a full range of housing choices for employees and residents in the downtown area. The subject site is located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. As set forth in the Community Plan: “Contemporary high rise office buildings dominate the landscape in the Financial Core District. Among the most prominent are Library Tower, Citicorp Center, the Gas Company Tower, the AT&T Building and the twin towers of Arco Plaza.” The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Greater Downtown Housing Ordinance. The proposed project, which would provide a mixed-use residential/retail development in an underutilized area of Central City, would conform to the goals, objectives, policies and land uses identified in the Community Plan as follows: Land Use Policies

Objective 1-2: To increase the range of housing choices available to Downtown employees and residents.

This project will be located on lots presently utilized as surface parking. The project will revitalize the underutilized lots by providing neighborhood serving commercial uses and 615 new housing units without removing any existing residential units. The new residential units will strengthen the identity of the Historic Downtown District as a mixed-use community with a significant concentration of high density housing. The project’s ground floor would be developed with commercial uses to serve residents of the building and the general public which would further enhance the urban experience of the Downtown area.

Objective 2-3: To promote land uses in Central City that will address the needs of all the visitors to Downtown for business, conventions, trade shows, and tourism.

Objective 2-4: To encourage a mix of uses which create an active, 24-hour downtown environment for current residents and which would also foster increased tourism.

Policy 2-4.1: Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity.

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The proposed project would include approximately 16,968 square feet of commercial uses on the ground floor along Hill Street, 5th Street, and a portion of Olive Street. The commercial uses would benefit the residents of the building, the Downtown community, as well as visitors. The proposed commercial space also provides employment opportunities for area residents and creates a linkage between jobs and housing. Open Space and Recreation Objectives

In support of and consistent with the relevant Open Space and Recreation objectives (and applicable policies) from the adopted Central City Community Plan, the proposed Project assists in:

To encourage the expansion and additions of open spaces as opportunities arise. (Objective 4-1 );

To foster physical and visual links between a variety of open spaces and public spaces Downtown. (Policies 4-2.1 );

To encourage increased use of existing park and recreational spaces. (Objective 4-3); and

Improve Downtown's pedestrian environment in recognition of its important role in the efficiency of Downtown's transportation and circulation systems and in the quality of life for its residents, workers, and visitors. (Policies 4-4.1).

Pedestrian Circulation Objectives

In support of and consistent with the relevant Pedestrian Circulation objectives (and applicable policies) from the adopted Central City Community Plan, the proposed Project assists to:

Preserve and enhance Central City’s primary pedestrian-oriented streets and sidewalks and create a framework for the provision of additional pedestrian friendly streets and sidewalks which complement the unique qualities and character of the communities in Central City (Policy 11-6.1).


The Downtown Design Guidelines are a component of the Central City Community Plan. Per City Planning Department policy, consistency with the Downtown Guidelines is addressed as a component of Site Plan Review Finding Number 1.

The Project Applicant met with the City Planning Department Urban Design Studio (the “Urban Design Studio”) on September 13, 2013 and December 18, 2013 to review the Project and overall consistency with the Downtown Guidelines. The Urban Design Studio found that the Project generally complies with the Downtown Guidelines and minor architectural revisions recommended by the Urban Design Studio have been incorporated into the Project.

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Design Principles for Creating a Livable Downtown.

The Project is consistent with the intent of the Downtown Guidelines as set forth in the “Design Principles for Creating a Livable Downtown.”

District and Neighborhood Design

Employment Opportunities. Maintain and enhance the concentration of jobs, in both the public and private sectors, that provides the foundation of a sustainable Downtown.

The Property is located in an existing highly dense urban environment with significant buildings already adjacent to the Property boundaries. The subject site is located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Greater Downtown Housing Ordinance.

The development is a high-rise and high density mixed-use project. The Project proposes 615 net new residential units to the Downtown area and will provide much needed new housing opportunities for the Community Plan Area. Thus, the Revised Project helps create a sustainable Downtown by bringing new rental housing to an existing employment and business center of the city.

Housing Choices. Provide a range of housing types and price levels that offer a full range of choices, including home ownership, and bring people of diverse ages, ethnicities, household sizes and incomes into daily interaction.

The Project proposes 615 new residential apartment units in a variety of unit types to the Downtown area and will provide much needed new housing opportunities for the Community Plan Area. Many of the previous new housing developments are for-sale condominiums and adaptive re-use. New apartment buildings such as the proposed by the Revised Project contribute to a range of housing choices.

Transportation Choices. Enable people to move around easily on foot, by bicycle, transit, and auto. Accommodate cars, but fewer than in the suburbs, and allow people to live easily without one.

The Project incorporates bicycle parking and facilitates the use of alternative means of transportation. As encouraged by the Design Guidelines, excess parking is avoided. The Project is located across the street from the Pershing Square Metro Red and Purple Line Stations and is served by numerous local and regional bus lines.

Shops and Services Within Walking Distance. Provide shops and services for everyday needs, including groceries, day care, cafes and restaurants, banks and drug stores, within an easy walk from home.

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The existing use on-site is a surface parking lot. Consistent with the Design Guidelines, the Project provides ground floor commercial uses on portions of 5th Street, Hill Street, and Olive Street that currently offer no commercial shops or services.

Safe, Shared Streets. Design streets not just for vehicles, but as usable outdoor space for walking, bicycling and visual enjoyment.

The Project complies with the public open space, seating, and planting requirements of Section 7 of the Design Guidelines and provides on-site bicycle parking and bicycling amenities in accordance with the City’s bicycle ordinance.

Gathering Places. Provide places for people to socialize, including parks, sidewalks, courtyards and plazas that are combined with shops and services. Program places for events and gatherings.

The Project is located directly across 5th Street from Pershing Square Park, which is scheduled for significant upgrades and renovation. The Project serves the Design Guidelines by providing a paseo located at the rear of the Property offering a gathering area for the Project residents. The Project also incorporates a small public plaza adjacent to the paseo and northern most commercial space along Hill Street. Large podium level courtyards and roof decks on both buildings provide gathering spaces and amenities for the residents.

Building Design. Recognize individual projects are the “building blocks” of great streets and neighborhoods. This requires particular attention to the way the building meets the sidewalk, providing a transition to pedestrian scale and elements that activate the street.

The existing use on-site is a surface parking lot. The Project creates the building design environment envisioned by the Design Guidelines on a site where currently nothing consistent with the Downtown Design Guidelines exists. An iconic tower at 5th and Olive Streets provides ground floor retail at an important Downtown intersection. Retail activation and pedestrian transitions are also provided along Hill Street, 5th Street and Olive Street.

Respect historically significant districts and buildings, including massing and scale, and neighborhood context, while at the same time, encouraging innovative architectural design that expresses the identity of contemporary urban Los Angeles.

The Project design is appropriately differentiated from the older existing buildings, but is also compatible with the historic materials, features, size, scale and proportions, and massing to protect the integrity of the property and the environment. The Property is adjacent to the historic 12-story Subway Terminal Buildings – Historic Cultural Monument #177 – an Italian Renaissance Revival building at 417 South Hill Street. It was designed by architects Schultze and Weaver and was built in 1925. The proposed paseo will create an appropriate separation between the new structures and the Subway Terminal Building – thereby preserving an appropriate spatial relationship between the two buildings. Moreover, the seven-story Mid-Rise building located closest to the Subway Terminal Building is lower in height and therefore, respects the scale and massing of this historic building.

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Accommodate vehicular access and parking in a way that respects pedestrians and public spaces and contributes to the quality of the neighborhood.

Pedestrian and vehicular conflict is minimized in the site design. Consistent with the Design Guidelines, loading areas are enclosed within the Project’s internal parking structure– thereby respecting pedestrians and public spaces. Moreover, the Project reduces the number of curb cuts on the Property which creates more sidewalk, opportunities for commercial uses and pedestrian activity.

Sustainability.

Sustainability is the overarching goal of the Design Guide and essential to the concept of a livable Downtown.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features. In addition, bicycle parking and bicycle amenities are provided and the Project is located adjacent to the Pershing Square Metro Station which provides residents with alternative transportation options. The Project proposes 66,132 square feet of open space which includes a 8,553 square feet ground level paseo on the north side of the Property, a, a 20,102 square foot podium level deck with pool, spa, fire elements, planted areas, BBQ’s, and water features, a 623 square foot deck on the 18th floor on the Tower, a 4,799 square foot roof top pool deck on the Tower, 12,176 square feet of interior resident amenity spaces, and 15,250 square feet of private balconies.

Energy Performance. Optimized systems; Commissioning renewable sources; Green power.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features. In addition, the project has incorporated many sustainability design features into the project:

Solar shading incorporated into the design of the building to help with heat loss and gain;

Bicycle storage areas;

Recycling program for building components and construction material where possible;

Controllability of systems: light and thermal comfort;

Water efficient landscaping with drought tolerant planting; and

"Green" streetscape improvements, including urban storm water management methods;

Materials Resource. Reuse of building or materials; Recycled content; Regional material sources.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features.

Indoor Environment. Low emitting materials; Thermal comfort; Daylight & views; Construction management.

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The Project will be designed to be LEED Silver equivalent in terms of sustainable design features, including controllability of systems: light and thermal comfort.

Water Efficiency: Water efficient landscape; Use reduction; Wastewater technologies.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features, including water efficient landscaping with drought tolerant planting and "Green" streetscape improvements, including urban storm water management methods.

Historic Downtown District Guidelines.

The Downtown Guidelines require that projects in the Historic Downtown District comply with the Historic Guidelines. The Property is within the Historic Downtown District. As set forth in the Community Plan: “Expanding the downtown residential community is viewed as a major component of efforts to revitalize Downtown.” The Project serves major component of the Community Plan by converting an underutilized surface parking lot in the Historic Core into a new residential mixed-use development that complements the historic buildings in this area.

The Historic Guidelines are primarily intended to determine acceptable treatments, repairs, maintenance procedures, and rehabilitation that will ensure retention of the character of existing historic buildings but also provide broad recommendations and suggestions for constructions of new buildings and streetscape elements that complement the historic buildings in this area.

The Historic Guidelines provide the following “Key Points” as guidelines for new construction within Historic Downtown District:

New additions, exterior alterations, or related new construction should not destroy historic materials, features, and spatial relationships that characterize a building or historic district. The new work should be differentiated from the old, yet be compatible with the historic materials, features, size, scale and proportions, and massing to protect the integrity of the property and the environment. (Secretary’s Standard Number 9).

Priorities for new construction and additions include: build-to-the-street, particularly at corners; construct infill buildings at vacant or underutilized sites along major streets; and modify non-historic buildings so that they contribute visual interest and quality.

The Project is consistent with these Key Points. The Project is adjacent to the historic Subway Terminal Building – Historic Cultural Monument #177 – an Italian Renaissance Revival building at 417 South Hill Street. It was designed by architects Schultze and Weaver and was built in 1925. Creation Paseo will create an appropriate separation between the new structures and the Subway Terminal Building – thereby preserving an appropriate spatial relationship between the two buildings.

The Property is currently underutilized as a surface parking lot. Consequently, development of the Project will not destroy any existing historic materials or features.

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Compliance with Downtown Guidelines Standards and Recommendations

As described below and in the Downtown Design Checklist submitted with the application, the Project substantially complies with the Downtown Guidelines and provides justification for minor requested deviations based on site specific challenges.

Sustainable Design

The project substantially complies with the sustainable design guidelines in Section 2 and is designed to achieve LEED equivalent certification and comply with the City’s Green Building Ordinance. The project supports walkability by providing neighborhood serving commercial uses on all three street frontages. The project will enhance the surrounding streetscape by incorporating new plantings and street trees, and constructing new sidewalks which will significantly improve the pedestrian experience on Hill, 5th, and Olive Streets. The project also incorporates landscape elements throughout the building that reduce energy use and enhances livability for the residents. Two large courtyards are proposed on the podium level that includes landscaping, trees, a pool, spa, and seating areas. Roof decks are also proposed on the mid-rise and tower buildings that include additional landscaping, seating areas, and a pool on the Tower. Sidewalks and Setbacks The project substantially complies with the sidewalk and setback guidelines in Section 3 and would provide a six foot continuous path of travel with a decorative edge band adjacent to the curb. In addition, the buildings observe Guideline 3.A.1 and would not project over the sidewalk easement. The Downtown Street Standards require an average three foot private easement setback along Olive Street which the Project provides.

The Project substantially complies with the setback and ground floor treatment guidelines in Section 4. Hill Street is designated as a Retail Street and the project would provide commercial uses in compliance with Guideline 4.A. Commercial uses would also be provided along with 5th Street frontage that wraps around a portion of Olive Street. The commercial space incorporates large expanses of clear glass along all street level facades to provide maximum transparency. The Project does not comply with the Ground Floor Treatment for non-Retail Streets. Due to the significant elevation grade along Olive Street, it is not feasible or practical to provide ground level commercial or residential uses on the entire Olive Street frontage. The Project design incorporate ground floor architectural treatments and landscape screening to enliven and activate the portion of Olive Street that does not include active ground floor uses. Moreover, the Project proposes a residential entrance lobby on the north end of Olive Street which creates the desired ground floor treatment. As shown on the plans and elevations, the Project locates the primary building and commercial entrances along the public streets, incorporates massing, articulation, and details along the ground floor that promotes active pedestrian uses, and is design with appropriate architectural elements to reinforce and define the retail character of the ground floor.

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The Project does not comply with Guideline 4.C.8 and 4.C.9 and proposes some back-of-house uses along Olive Street. The Project proposes a DWP vault and emergency generator rooms for the Tower along Olive Street because they have to be readily accessible at street level for periodic service and maintenance. The alternative of locating the DWP room below grade will result in greater disruption to the street wall to ensure open to sky headroom for an access hatch. Similarly, placing the generator below grade will require a significant increase in the clear height of the subterranean garage floor in addition to increased ventilation requirements. Parking and Access The project substantially complies with the parking and access guidelines in Section 5 by integrating the parking within the project so that the parking areas are not visible from the street and no parking or loading is visible from the ground floor of the project facades the exception of the minimum required to provide vehicular access to the internal parking structure. Guideline 5.7 provides that a project shall “provide no more than the minimum required parking unless provided for adjacent buildings that lack adequate parking.” The Project complies with this Guideline as 657 spaces are required and provided. The project would encourage alternative modes of transportation by providing short-term and long-term bicycle parking spaces that exceeds the minimum set forth in the Guidelines in compliance with the City’s recently adopted bicycle ordinance. In addition, the Project will reduce the number of existing curb-cuts which will result in increased sidewalks and opportunities to create commercial activity on the street level. Massing and Street Wall The proposed project complies with Section 6, Massing and Street Wall of the Downtown Design Guide by providing the street wall height consistent with the Historic Downtown District. As shown on the renderings and elevations, the project proposes an attractive contemporary design composed of varying complementary building materials and elements to provide articulation. In addition, the Project complies with the Tower spacing, massing, and form requirements. On-Site Open Space The project complies with Section 7, On-Site Open Space by providing landscaping and open space that exceeds that required by LAMC Section 12.21.G. The project provides 66,132 square feet of open space which includes a 8,553 square foot ground level paseo on the north side of the Property adjacent to the Subway Terminal building, a 20,102 square foot podium level deck with pool, spa, fire elements, planted areas, BBQ’s, and water features within the Mid-Rise, a 623 square foot deck on the 18th floor of the Tower, a 4,799 square foot roof top pool deck on the Tower, 12,176 square feet of interior resident amenity spaces, and 15,250 square feet of private balconies. Architectural Detail The Project complies with Section 8, Architectural Detail. As shown on the renderings and elevations, the project proposes an attractive contemporary design composed of varying complementary building materials and elements to provide articulation and to promote a lively street appearance. The commercial space would have direct access from the surrounding public streets and incorporates large expanses of clear glass along

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all street level facades to provide maximum transparency and is differentiated from the upper residential floors. Varying building materials and colors on the upper floors provide well-defined vertical articulation and create interesting details, recesses, and projections. Guideline 8.C.3 provides that “Generally, stucco is not permitted.” The intent of this Guideline is not to outright prohibit stucco but to prevent buildings from using stucco as the primary building material. The project proposes to incorporate stucco within limited on the mid-rise building on the building façade along the paseo that is not visible to the public streets. Streetscape Improvements The Project complies with Section 9, Streetscape Improvements. The Project will enhance the surrounding streetscape by incorporating new street tree plantings and trees wells and constructing new sidewalks. The Project proposes to plant trees in the “Temporary Sidewalk Zone” on 5th Street where a dedication is required but not physical widening is anticipated due to the adjacent Title Guarantee Building and Gas Tower located across the street on the same side of the street. The landscape design proposes trees along the frontage in order to enhance the pedestrian and visual experience along 5th Street and can be easily removed if future widening is required. As demonstrated, the proposed project substantially complies with the applicable regulations, findings, standards and provisions of the Downtown Design Guide.

Specific Plan

There is no Specific Plan applicable to the Property.

2. The project consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements that is or will be compatible with existing and future development on adjacent properties and neighboring properties.

As shown on the site plans and elevations attached hereto, the arrangement of the buildings will be compatible with existing and future development on adjacent and neighboring properties. The Project is designed as a “Unified Development” pursuant to LAMC section 12.24.W.19 and as such will be required to be maintained as a unified development. The Project has a unified design connecting the Tower Parcel development and Mid-Rise Parcel development into a single project through coherent architecture and landscaping, a shared parking structure, common area open space and pedestrian as well as vehicular linkages throughout the Project. Consequently, in considering the Site Plan of the Project, it is considered as a single unified development.

Design

As described above, the Project substantially conforms to the Downtown Design Guidelines and the Historic Guidelines Key Points for new developments in the Historic Downtown District. Substantial compliance these elements of the Community Plan

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demonstrates that the arrangement of the buildings and design of the Revised Project is compatible with adjacent and neighboring uses and buildings.

The Property is currently underutilized as a surface parking lot. The Project creates the building design environment envisioned by the Design Guidelines on a site where currently nothing consistent with the Downtown Design Guidelines exists. An iconic tower at 5th and Olive Streets provides ground floor retail at an important Downtown intersection. Retail activation and pedestrian transitions are also provided along Hill Street

Height

The Project height is compatible with adjacent and neighboring properties. The applicable zoning imposes no height limit on the Property, but instead regulates height by limiting FAR to 6:1. The Project is a unified development with an average FAR below 6:1.

The 240.5-foot tower located on the corner of 5th and Olive Streets is compatible with numerous high-rise in the immediate vicinity. For example, several high-rise structures are located within a one-block radius of the Project, namely: the 207-foot Title Guarantee Building, the 50-story Gas Company Tower (at the northeast corner of Grand Avenue and 5th Street), the 42-story One California Plaza Tower (at the southeast corner of Grand Avenue and 3rd Street) and 52-story Two California Plaza Tower (at the northwest corner of Olive Street and 4th Street). As such, the Project’s high rise tower would extend the modern skyline of the downtown financial center slightly east, without providing substantially inconsistent heights or massing as compared to other buildings to the north, east, or south.

The remainder of the Project unified development is a mid-rise mixed-use seven-story building that provides ground floor retail along Hill Street, and a publicly-accessible paseo appropriately separating the Revised Project from the historic Subway Terminal Building.

Bulk

The bulk of the Project is compatible with adjacent and neighboring properties. The 240.5-foot tower is a rectangle oriented with its longer side on 5th Street – forming a full 5th Street frontage with the 207-foot Title Guarantee Building from Hill Street to Olive Street. The width of the proposed tower approximates the width of the Title Guarantee Building. As already noted, high-rise towers are ubiquitous in the downtown area. Thus, the bulk of the proposed tower is compatible with its adjacent and neighboring buildings.

The mid-rise portion of the unified development appropriately reduces bulk on Hill and Olive Streets north of 5th Street in order to respect the bulk and massing of the adjacent Subway Terminal Buildings. The bulk of the 98-foot, 10 inch mid-rise portion of the Revised Project respects the iconic historic nature of the 150-foot main roof height of the Subway Terminal Building. Like the Subway Terminal Building, the mid-rise portion is broken into three “keys” between which there are courtyards. The immediate vicinity of the Property is characterized by relatively dramatic differences in the height and bulk of structures adjacent to or neighboring each other.

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Setbacks

No setbacks are required in the applicable zone for a mixed-use project with ground floor retail. Furthermore, the Downtown Design Guidelines encourages buildings built to the street without setbacks. Buildings in the Downtown Community Plan area and the Financial Core District in particular do not observe setbacks. The Project is compatible with the adjacent and neighboring properties in that no setbacks are provided. As required by the Downtown Guideline, the Project would provide an average three foot private easement setback along Olive Street.

Off-street parking facilities

The Project provides the required number of off-street parking spaces required by the LAMC. Although the Revised Project seeks a variance to allow 545 standard stalls in lieu of 615 standard stalls otherwise required this request does not render the Project’s off-street compatible with adjacent and neighboring properties. Many historic buildings in the Downtown Financial Core District provide less off-street parking than would otherwise be required by the LAMC. Parking is subterranean or located within a podium such that parking is not open and easily visible from outside of the Project.

Adequate parking is provided for both residential and commercial uses within the unified development scheme of the Project, and parking areas are clearly differentiated within the Project’s parking structure.

Landscaping

The landscape plan shows a coherent landscape plan within a unified development that incorporates open space plazas, roof decks on each building, and a paseo located at the rear of the Project appropriately separating the mid-rise building from the historic Subway Terminal Building. The required amount of landscaping, public and private open space is provided in the unified development. Although the applicant seeks a variance to permit 88 trees in lieu of 154 trees otherwise required for 615 residential units, this request does not render the Project landscaping incompatible with adjacent and neighboring properties. As noted in the variance findings, several properties in the downtown area (including the Property for a prior variance approval) have been granted identical variances because Downtown sites and the density of development upon them renders it a practical hardship to provide one tree for every four dwelling units. The Project proposes 88 trees that will be disbursed throughout the site, with street trees, and a variety of canopy and ornamental trees within the Project. The amount of trees being provided in the Project is compatible with the urban forestry of the Downtown area.

3. The residential project provides recreational and service amenities to improve habitability for its residents and minimize impacts on neighboring properties.

The Property is currently underutilized as a surface parking lot. The Project will provide recreational and service amenities to improve habitability by activating Hill and 5th Streets and the corner of Olive and 5th Streets with ground floor retail and streetscape consistent with the Downtown Design Guidelines. Habitability will also be increased by the creation of a paseo and a small public gathering area along Hill Street adjacent to

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the northernmost retail area The Revised Project proposes a total of 66,132 square feet of open space which includes the 8,553 square feet ground level paseo, , a 20,102 square foot podium level deck with pool, spa, fire elements, planted areas, BBQ’s, and water features, a 623 square feet deck on the 18th floor of the Tower, a 4,799 square foot roof top pool deck on the Tower, 12,176 square feet of interior resident amenity spaces, and 15,250 square feet of private balconies.

Impacts will be minimized on neighboring properties by a comprehensive set of mitigation measures set forth in the Approved Project EIR and the Addendum to the EIR. Furthermore, as shown in Exhibit A-1, the proposed Project generates less severe impacts on the neighboring properties than the Approved Project.

Conditional Use Permit Findings

1. The project will enhance the built environment in the surrounding neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city, or region.

The Property is currently underutilized as a surface parking lot located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. As set forth in the Community Plan: “Contemporary high rise office buildings dominate the landscape in the Financial Core District. Among the most prominent are Library Tower, Citicorp Center, the Gas Company Tower, the AT&T Building and the twin towers of Arco Plaza.” The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Greater Downtown Housing Ordinance.

The Project enhances the built environment in the surrounding neighborhood by developing an iconic residential apartment tower with ground floor retail at the key intersection of 5th and Olive Streets. In addition, the mixed-use tower is part of a Unified Development incorporating a mid-rise mixed-use component that revitalizes an underutilized site and activates Hill Street with ground floor retail, and a streetscape that is consistent with Downtown Design Guidelines.

2. The project’s location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

The Property is currently underutilized as a surface parking lot. The Project will revitalize the surrounding neighborhood and continue the new development of the Downtown area that was halted during the recent economic recession. As set forth in Site Plan Review Finding 2 the Project’s location, size, height, and other significant features will be compatible with existing and future development on adjacent properties and neighboring properties.

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The Project will provide recreational and service amenities to improve habitability by activating Hill and 5th Streets and the corner of Olive and 5th Streets with ground floor retail and streetscape consistent with the Downtown Design Guidelines.

Impacts will be minimized on neighboring properties by a comprehensive set of mitigation measures set forth in the Approved Project EIR and the Addendum to the EIR. Furthermore, as shown in Exhibit A-1, the Project generates less severe impacts on the neighboring properties than the Approved Project.

For these reasons the Project will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

3. The project is in substantial conformance with the purposes, intent and provisions of the General Plan, applicable community plan, and any applicable specific plan.

The General Plan of the City is implemented through community plans. The Property is located in the Central City Community Plan area, which designates the Property as Regional Center Commercial. This designation corresponds to uses permitted within the CR, C1.5, C2, C4, C5, R3, R4, R5, RAS3 and RAS4 zones.

As already set forth in Site Plan Review Finding 1, above, the Project is in substantial conformance with the purposes, intent and provisions of the General Plan and applicable community plan. There is no Specific Plan applicable to the Property.

4. The unified development, although located on separate parcels or lots of record, is a unified development as defined by this subdivision

The Property is comprised seven separate parcels under common ownership. The Applicant intends to purchase the Property from the current owner and has separately filed for a Lot Line Adjustment to facilitate development of the Property with a Tower building located at Olive and 5th Street and a Mid-Rise building on the remaining portion of the Property. Development of the Tower and Mid-Rise Parcels are proposed as a Unified Development and would be operated and maintained as such.

5. The Project is a combination of functional linkages, such as pedestrian or vehicular connections.

As shown on the plot plans, elevations, and landscape plans, the Project is designed by a single architect, Harley Ellis Devereaux and a single landscape architect – Melendrez. The plot plan shows functional pedestrian and vehicular linkages in the driveway, internal circulation and parking design. A single parking structure serves the entire Project. Although parking is differentiated among retail and residential parking, the vehicular access and driveways link the Tower Parcel and Mid Rise Parcel. Some of the tower residential parking is provided on the mid-rise parcel, thereby providing additional linkages characteristic of a Unified Development. The landscape plans similarly show pedestrian linkages across the entire development. The landscape plan connects all components of the Project with common area open space for the Tower Parcel residents being provided on the Mid-Rise Parcel and establishing interior linkages unifying the entire development.

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6. The Project will be developed in conjunction with common architectural and landscape features, which constitute distinctive design elements of the development.

As shown on the plot plans, elevations, and landscape plans, the Project is designed by a single architect, Harley Ellis Devereaux. The plans show that distinctive design elements, building materials, articulation, and design features will unify the proposed tower and proposed mid-rise sections of the Project into a coherent and common design. The landscape plan connects all components of the Project with common area open space for the Tower Parcel residents being provided on the Mid-Rise Parcel and establishing interior linkages unifying the entire development.

At street level, the Project provides additional architectural coherence, designing an architecturally coherent commercial frontage along 5th Street and along Hill Street. The Project also incorporates a unified streetscape treatment and design along Olive, 5th, and Hill Streets.

7. The Project is composed of two or more contiguous parcels, or lots of record separated only by a street or alley.

The Property is currently comprised of seven contiguous parcels under common ownership. The parcels are not separated by a street or alley. The Applicant proposes to purchase the entire Property from the current owner and pursue entitlements to develop the Project as a Unified Development. A Unified Development may be comprised of separate parcels under separate ownerships. LAMC section 12.24.W.19(f) requires as a condition of approval that a covenant be recorded against title on all underlying parcels requiring that the project be maintained as a Unified Development, identifying a responsible entity, and requiring a fee for annual inspections to assure that the project remains a unified development. The covenant requirement assures that regardless of how the underlying parcels are owned, that the development will always be a Unified Development with annual inspections to corroborate compliance. Thus, no one component of Unified Development can realistically become noncompliant after construction in substantial conformance with this grant.

8. When the Revised Project is viewed from adjoining streets it will appear to be a consolidated whole.

As shown on the plot plans and elevations, the Project is designed by a single architect, Harley Ellis Devereaux. Distinctive design elements, building materials, articulation, and design features will unify views of the tower and mid-rise components of the Project from adjoining streets. At street level, the Project provides additional architectural coherence, designing an architecturally coherent retail frontage along 5th Street and along Hill Street. Thus, viewed from adjoining streets it will appear to be a consolidated whole.

Variance Findings - Reduced Standards Stalls

The Applicant requests a variance from LAMC section 12.21.A.5(a) to allow 545 standard parking stalls in lieu of 615 standard stalls required for the residential use.

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1. The strict application of the provisions of the Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the zoning regulations.

The purpose and intent of requiring standard size spaces for all residential parking is to prevent developers from striping residential spaces so small that residents choose to park elsewhere than on the property in which they reside. A secondary purpose is to provide adequate space for safe vehicle operations. Strict application of this Zoning Ordinance requirement presents unnecessary hardships and practical difficulties when developing infill high-density residential development in the Downtown area. The standard parking space dimensions are – quite literally – a one-size fits all citywide requirement that does not take into account the context of certain environments, such as Downtown, where more people choose not to own vehicles or choose smaller vehicles, and where infill development is much more constrained by the surrounding environment – thereby creating practical difficulties to design parking structures that would require additional levels of subterranean parking simply to provide all standard-size spaces.

Requiring that all residential parking spaces in the Project be standard-size stalls is unnecessary to preserve the intent and purpose of the Zoning Ordinance. LAMC Section 12.21.A.5(a) requires one standard size parking space per residential unit. A total of 640 parking stalls are required for the residential uses. Of those 640 spaces, 615 are typically required to be standard stalls (1 per unit). The Applicant did have the option to utilize the parking reduction permitted under LAMC Section 12.21.A.4 by providing the requisite amount of bicycle parking. Utilizing this by-right reduction, a total of 549 parking spaces would be required for the residential uses.. The Applicant elected to provide the full required parking for the Project without taken the bicycle reduction. The Project would provide a total of 640 parking spaces for the residential uses with 545 standard spaces and 95 compact spaces. It is not reasonably foreseeable that allowing an additional 70 of the 615 required standard residential parking spaces to be compact spaces will result in Project residents seeking parking off-site or will undermine internal circulation and safety. The amount of compact spaces requested represents 11 percent of the total required standard residential parking spaces Thus the overwhelming majority of the residents will have standard parking spaces and the compact spaces can be allocated to those residents who drive compact cars or don’t cars at all. Furthermore, in the Downtown area, the trend is away from vehicle ownership and toward alternative means of transportation such as Metro, bicycling, smart cars, and walking. As noted, the Pershing Square Metro Station is adjacent to the Project.

The proposed development includes the use of compact stalls to provide the code required parking. Compact stalls are required to mitigate geometric and physical constraints that are unique to this site.

The current development includes two and a half levels below-grade parking and two levels of above-grade or partially above-grade parking. Detailed studies were done to provide an efficient garage parking design. However, geometric constraints of the site calls for the use of compact stalls in order to provide code required parking (A design that uses only full sized stalls simply would not fit within the proposed parking structure building envelope and levels). Additional options were considered to add additional parking. These approaches consisted of providing a full third level below the Tower and possible a fourth below grade level. However, providing additional levels of below grade

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parking is considered to be prohibitively complicated and risky due to the surrounding built environment. Key factors that impact the development’s ability to add additional levels below grade include:

There is an existing LA Metro station located on Hill Street between 4th and 5th Streets. The Metro station runs the full length of the project on the east side of the proposed development and will preclude the use of conventional excavation shoring methods. Adding an additional level below grade increases the complexity and cost of any excavation and shoring and increases the risk that the Metro station could be impacted or potentially damaged.

The existing Title Guarantee and Trust Company Building (“Title Guarantee”) is located directly adjacent to the proposed development on the southwest side. Title Guarantee was built in 1930 and is listed in the National Register of Historic Places. Similar to above, adding an additional level below grade beneath the Tower beyond those currently proposed increases the complexity and cost of any excavation and shoring and increases the risk that the historic Title Guarantee could be impacted or potentially damaged.

The existing Subway Terminal Building (“STB”) (currently known as Metro 417) bounds the project on the North side of the proposed development. The STB was built in 1925 and is listed in the National Register of Historic Places. Similar to above, adding an additional level below grade increases the complexity and cost of any excavation and shoring and increases the risk that the historic Subway Terminal building could be impacted or potentially damaged.

It would, therefore, be an unnecessary hardship to require the Applicant to dig down another level of subterranean parking to provide standard-size parking spaces for all residents.

2. There are special circumstances applicable to the subject property such as size, shape, topography, location or surroundings that do not apply generally to other property in the same zone and vicinity.

Special circumstances applicable to the subject Property justify granting the requested variance. As set forth in Finding 1, above, the only way to provide standard-size stalls for all residential parking is to provide a third full below grade parking level or excavate another level of subterranean parking beneath the mid-rise building. Even without further considering the site constraints caused by the adjacent uses, it is an unreasonable and unnecessary hardship to require another level of subterranean parking merely to assure that all the residential parking stalls are standard stalls. But setting aside the extraordinary and unnecessary expense of such a solution, excavating another level of subterranean parking is constrained on this Property by the following factors:

There is an existing LA Metro station located on Hill Street between 4th and 5th Streets. The Metro station runs the full length of the project on the east side of the proposed development and will preclude the use of conventional excavation shoring methods. Adding an additional level below grade increases the

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complexity and cost of any excavation and shoring and increases the risk that the Metro station could be impacted or potentially damaged.

The existing Title Guarantee and Trust Company Building (Title Guarantee) is located directly adjacent to the proposed development on the southwest side. The Title Guarantee was built in 1930 and is listed in the National Register of Historic Places. Similar to above, adding an additional level below grade beneath the Tower beyond those currently proposed increases the complexity and cost of any excavation and shoring and increases the risk that the historic Title Guarantee building could be impacted or potentially damaged.

The existing Subway Terminal Building (STB) (currently known as Metro 417) bounds the project on the North side of the proposed development. The STB was built in 1925 and is listed in the National Register of Historic Places. Similar to above, adding an additional level below grade increases the complexity and cost of any excavation and shoring and increases the risk that the historic Subway Terminal building could be impacted or potentially damaged.

3. Such variance is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property in the same zone and vicinity but which, because of such special circumstances and practical difficulties or unnecessary hardships, is denied the property in question.

This variance is necessary to allow the Applicant to preserve and enjoy a substantial property right generally possessed by other properties in the area. The City has implemented a variety of tools to encourage high density residential development in the Downtown area – among which are included reduced parking incentives, as are found in the Adaptive Reuse Ordinance and Central City Parking Exemption. Many residential buildings in the Downtown area are adaptively-reused office buildings converted to residential buildings that either provide no parking for residents or significantly reduced parking.2 The Subway Terminal Building adjacent to the proposed Project is such an example. Many of these buildings have been permitted with less parking than is required by the Zoning Ordinance, or provide residential parking in combinations of compact and standard stalls.

According to a recent 2010 UCLA study by the Lewis Center for Regional Policy Studies & the Institute of Transportation Studies,3 16 of the 57 adaptive re-use buildings in Downtown provide all their parking off-site, while an additional nine buildings offer tenants some combination of on- and off-site parking. Twelve buildings provide at least some parking in an uncovered surface lot, which would also be illegal under the existing LA zoning code.

This Applicant will provide all the parking spaces required by the Zoning Ordinance, yet would be forced to excavate down another level of subterranean parking if every residential space was required to be standard size. By contrast, other apartments in the

2 Manville, “Parking requirements as a barrier to housing development: regulation and reform in

Los Angeles” UCLA Lewis Center for Regional Policy Studies & the Institute of Transportation

Studies (2010). 3 Id.

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immediate vicinity and same zone are permitted to be under-parked. The variance is, therefore, necessary to even the property rights between similarly-situated developers.

The site constraints of urban infill development in the Downtown area present special circumstances and practical difficulties in providing standard size parking stalls for all residents in the parking levels proposed. As set forth in Findings 1 and 2, above, the only way to provide standard-size stalls for all residential parking is excavate another level subterranean parking or complete a full third level below the Tower. Even without further considering the site constraints caused by the adjacent uses, it is an unreasonable and unnecessary hardship to require another level of subterranean parking merely to assure that all the residential parking stalls are standard stalls. But setting aside the extraordinary and unnecessary expense of such a solution, excavating another level of subterranean parking is constrained on this Property by the existence of Metro subway infrastructure, and shoring and stabilization of the historic Subway Terminal Building and the Title Guarantee Building.

Allowing this Applicant, who proposes to provide all the parking spaces required by the Zoning Ordinance, to avoid excavating another level of subterranean parking and avoid the risks to existing infrastructure and historic buildings by permitting approximately 70 of 615 residential parking spaces to be compact spaces preserves the Applicants substantial property right to develop his property on equal footing with similar properties in same zone and vicinity.

4. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity in which the property is located.

Granting this variance will not be detrimental to the public welfare or injurious to the property or improvements in the same zone and vicinity because the Project provides the requisite number of vehicle parking stalls for the uses proposed. The Revised Project is not under-parked and, therefore, does threaten to place an undue burden on other parking lots and street parking. Permitting 70compact parking stalls in lieu of standard stalls for the residential use does not result in reasonably foreseeable detriments or injuries to the property or its neighbors.

It is reasonably foreseeable that a portion of the Project residents will not own cars given the Project’s adjacent proximity to the Metro Station which provide subway access to the greater Los Angeles area. Moreover, National and worldwide statistics show a decline in car ownership among the 21 – 35 year-old demographic who typically inhabit resurging downtown city center apartments. Car sales among this demographic is down 11 percent. License ownership is down 28 percent. Miles driven are dropping steadily.

5. The granting of the variance will not adversely affect any element of the General Plan.

This variance does not implicate the General Plan or Community Plan, neither of which expressly address the size of parking spaces for residential parking.

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Variance Findings - Reduced On-Site Trees

The Applicant requests a variance from LAMC section 12.21.G.2.A(3) to permit 88 trees in lieu of 154 trees otherwise required for 615 residential units.

1. The strict application of the provisions of the Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of the zoning regulations.

The Zoning Ordinance requires one on-site tree for each four dwelling units – thereby requiring 154 on-site tree for the proposed 615-unit Revised Project. Requiring 154 on-site trees in a downtown high-density multi-family project would impose a practical difficulty and unnecessary hardship inconsistent with the intent and purpose of the zoning regulations. An identical variance and finding was made for the Approved Project (ZA-2008-1049-ZV) for the Approved Project

The intent and purpose of the zoning regulation is to assure adequate shade in residential developments and offset any impacts to the urban setting resulting from development. These intents and purposes are not served by strict adherence to the zoning ordinance in the context of this proposed Revised Project. In order to provide the required 154 trees on the site, a majority of the passive and active open space areas would be covered with trees, giving little area for the public and tenants to enjoy. Due to the orientation of the proposed tower on Olive and the existing Title Guarantee Building, the mid-rise courtyards will be shadowed throughout much of the day. The Applicant is, therefore, limited as to where the trees are located so as not to exacerbate the shade issue, and maintain some open air feel. Although trees will be located in the publicly-accessible Paseo between the Subway Terminal Buildings, providing a public mid-block crossing between Olive and Hill Streets and access from the Subway Terminal Building, the buildings on each side of the Paseo create a canyon between the Revised Project and the existing Metro 417 building. In order to maintain porosity and visibility into and through the space, trees will be strategically placed to allow for the feel of a green space, but too many trees would impact visibility.

The tree requirement in the Zoning Code allows projects to be shaded and enhances the air quality. However, in this instance, the subject site will be shaded by the surrounding high-rise buildings.

In addition, the project has incorporated many sustainability design features into the project:





Water efficient landscaping with drought tolerant planting;

"Green" streetscape improvements, including urban storm water management methods; and

LEED Silver equivalent design and construction.

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On-site tree requirements are written on a citywide basis and cannot take into account individual unique characteristics, which a specific parcel and its intended use may have. The variance is appropriate to modify the on-site tree requirement to the specific circumstances of downtown high-density development.

2. There are special circumstances applicable to the subject property such as size, shape, topography, location or surroundings that do not apply generally to other property in the same zone and vicinity.

The subject site is a 2.27 acre, irregular-shaped lot in the C2-4D zone. The Property is located in an existing highly dense urban environment with significant buildings already adjacent to the Property boundaries. The subject site is located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. This surrounding density is a special circumstance that does not apply generally to other properties in the same zone because this property is not yet developed. Due to the orientation of the proposed tower on Olive and the existing Title Guarantee Building, the mid-rise courtyards will be shadowed through much of the day. The Applicant is, therefore, limited as to where the trees are located so as not to exacerbate the shade issue, and maintain some open air feel. As previously-stated, the proximity of the Subway Terminal Buildings to the Paseo and the Revised Project creates a canyon effect that limits the amount of trees that can be located in the Paseo without obscuring visibility and undermining sustainability. Thus the size, location and surroundings impact what can be done on the property to realize the City’s goals for downtown development.

The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Downtown Housing Ordinance. The development is a high-rise and high-density, mixed-use project. The project proposes 615 residential units and will provide much needed new housing opportunities for the Community Plan Area.

There are special circumstances that hinder placement of 154 trees on-site due to both the scale of the Revised Project, as well as its location in Downtown. The Revised Project provides approximately 66,132 square feet of open space and a publicly-accessible paseo which exceeds code required open space. The Revised Project proposes 88 trees that will be disbursed throughout the site, with street trees along 5th Street and Olive Street, and a variety of canopy and ornamental trees within the Revised Project. However, all 154 trees cannot be provided in the open space on-site, without having the entire area shaded with trees.

Since the Zoning Code cannot address each individual lot. The required tree ratio would be appropriate in a suburban setting, however, the requirement for trees to the ratio of high-density housing becomes out of balance due to the site constraints in a high-density downtown setting. These are special circumstances of the subject site that do not apply to other properties in the same zone and vicinity.

3. Such variance is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property in the same zone and vicinity but which, because of such special

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circumstances and practical difficulties or unnecessary hardships, is denied the property in question.

It is the City's desire to have high-density uses in the Downtown, and the City has encouraged high-density projects in the Central City area. Although the disparity of density, floor area, setbacks, and open space have been addressed for high-rise density projects, the requirement of providing one tree for every four units has not. The proposed Revised Project is required to plant 154 trees for the proposed 615 residential apartments. To accommodate this, the Revised Project would need to dramatically reduce the number of residential units to accommodate the ratio of trees. However, it is the intent of the City to have a high-density project.

Similar to other downtown projects, meeting the strict interpretation of the Code's requirement would be impractical and would make the project infeasible. The following are similar downtown projects that requested a reduction of the required tree ratio:

An identical variance and finding was made for the Approved Project (ZA-2008-1049-ZV). In addition, the following cases exemplify similar downtown projects that were granted a reduction of the required tree ratio:

ZA-2007-3256 (ZV)(W)(ZAA)(SPR) – The mixed-use project located at 830 South Flower was granted approval to allow 40 trees in lieu of the required 73 trees, and 50 trees in lieu of the required 132 trees.

ZA-2005-7403 (CU)(ZV)(SPR) – The project located at 710-798 South Grand Avenue was granted approval of a variance to allow 89 trees in lieu of the required 21 8 trees.

ZA-2005-1673 (ZV)(ZAA)(SPR) – The mixed-use project located at 900 South Figueroa was granted approval of a variance to allow 20 trees in lieu of the required 157 trees.

ZA-2005-1041 (ZV)(ZAA)(SPR) – The mixed-use project located at 1050 South Grand was granted approval to allow eight trees in lieu of the required 32 trees.

ZA-2004-7070 (ZV)(W)(ZAA)(SPR) – The mixed-use project located at 948-950 South Figueroa was granted approval of a variance to allow 14 trees in lieu of the required 39 trees.

ZA-2003-9146 – The mixed-use project (known as Eleven) located at 111 South Grand Avenue was granted approval to allow 25 trees for each phase in lieu of the 49 trees (Phase I) and 56 trees (Phase 2).

The cases listed above demonstrate that it is difficult for downtown projects to provide the required amount of trees on site. Thus, the requested variance is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other properties in the same zone and vicinity, but, which, because of special circumstances and practical difficulties or unnecessary hardships, is denied to the property in question.

4. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity in which the property is located.

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The granting of the variance to permit 88 trees in lieu of the 154 trees required for the 615 residential units will not be materially detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity in which the property is located.

The site is currently improved with a surface parking lot with no existing trees. The proposed mixed-use Revised Project is proposing approximately 66,132 square feet of open space to be enjoyed by both the public and the residents and the open space. A publicly-accessible attractively-landscaped Paseo between the Subway Terminal Building and the Revised Project will provide a mid-block crossing between Olive Street and Hill Street allowing access to Pershing Square Park and to the Revised Project's open space. The proposed 88 trees will be planted throughout the open space and along 5th Street and Olive Street. The Revised Project, therefore results in net gain to the downtown urban forest even with a requested variance.

The proposed mixed-use Revised Project will be an improvement of the existing surface parking lot, thus providing more trees and landscaping on-site than exists today. Therefore, the granting such variance will not be detrimental to the public welfare or injurious to the property or improvements in the same zone or vicinity.

5. The granting of the variance will not adversely affect any element of the General Plan.

The Central City Community Plan does not address proposed trees on a specific site. It does encourage the need of additional open space. Granting this variance is consistent with the stated desires and elements of the Central City Community Plan. The project implements the stated goals, objectives, policies and/or programs of the Central City Community Plan. In support of and consistent with the relevant Open Space and Recreation Objectives (and applicable policies) from the adopted Central City Community Plan, the proposed Revised Project assists in:





The Revised Project also serves Section 7 of the Downtown Design Guidelines within the Community Plan by providing publicly-accessible open spaces at street level that provide pedestrian linkages throughout Downtown in the form of the Paseo. The Revised Project serves Section 9 of the Downtown Design Guidelines by providing street trees along 5th and Olive.

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Zoning Administrator’s Adjustment –Transitional Height

The Applicant requests a Zoning Administrator’s Adjustment from LAMC section 12.21.1.A.10 to waive transitional height requirements for a C zoned property located within 100 feet of an OS zone (Pershing Square).

1. That the project will enhance the built environment in the surrounding neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city, or region;

The Property is currently underutilized as a surface parking lot located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. As set forth in the Community Plan: “Contemporary high rise office buildings dominate the landscape in the Financial Core District. Among the most prominent are Library Tower, Citicorp Center, the Gas Company Tower, the AT&T Building and the twin towers of Arco Plaza.” The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Greater Downtown Housing Ordinance.

The Project enhances the built environment in the surrounding neighborhood by developing an iconic residential apartment tower with ground floor retail at the key intersection of 5th and Olive Streets. In addition, the mixed-use tower is part of a Unified Development incorporating a mid-rise mixed-use component that revitalizes an underutilized site and activates Hill Street with ground floor retail, and a streetscape that is consistent with Downtown Design Guidelines.

2. The project’s location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.




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3. That the project's location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety; and





4. That the project substantially conforms with the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan.

The Property is located in the Central City Community Plan area, which designates the Property as Regional Center Commercial. This designation corresponds to uses permitted within the CR, C1.5, C2, C4, C5, R3, R4, R5, RAS3 and RAS4 zones.

General Plan Framework Element The Framework Element for the General Plan (Framework Element) was adopted by the Los Angeles City Council on December 11, 1996 and re-adopted on August 8, 2001. The Framework Element provides guidance regarding policy issues for the entire City of Los Angeles, including the project site. The Framework Element also sets forth a Citywide comprehensive long-range growth strategy and defines Citywide policies regarding such issues as land use, housing, urban form, neighborhood design, open space, economic development, transportation, infrastructure, and public services. The proposed development is consistent with the following Framework Element Downtown Center goals, objectives and policies:

Goal 3G: A Downtown Center as the primary economic, governmental, and social focal point of the region with an enhanced residential community.

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Objective 3.11: Provide for the continuation and expansion of government, business, cultural, entertainment, visitor serving, housing, industries, transportation, supporting uses and similar functions at a scale and intensity that distinguishes and uniquely defines the Downtown Center.

Policy 3.11.1: Encourage the development of land uses and implement urban design improvements guided by the Downtown Strategic Plan. Objective 3.15: Focus mixed commercial residential uses, neighborhood-oriented retail, employment opportunities and civic and quasi-public uses around urban transit stations, while protecting and preserving surrounding low-density neighborhoods from the encroachment of incompatible land uses.

Policy 3.15.3: Increase the density generally within one quarter mile of transit stations, determining appropriate locations based on consideration of the surrounding land use characteristics to improve their viability as new transit routes and stations are funded in accordance with Policy 3.1.6.

The project site is currently underutilized and improved with surface parking. The applicant proposes a high density mixed-use project within a 24 story Tower and mid-rise building with ground floor commercial space along Hill, Olive and 5th Street. The project site is located along and near several transportation lines and the proposed project would concentrate new development and jobs adjacent to the Metro Station at Pershing Square. Thus the project’s location provides opportunities for employees, guests, visitors, and residents to use public transit to reduce vehicle trips. Residents, employees, guests, and visitors, would also be able to walk to restaurants and shops adjacent and near to the project site. Community Plan

The project site is located within the Central City Community Plan Area. The Community Plan goals, objectives and policies include providing organized growth, a Central City identity, and a full range of housing choices for employees and residents in the downtown area. The subject site is located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. As set forth in the Community Plan: “Contemporary high rise office buildings dominate the landscape in the Financial Core District. Among the most prominent are Library Tower, Citicorp Center, the Gas Company Tower, the AT&T Building and the twin towers of Arco Plaza.” The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Greater Downtown Housing Ordinance. The proposed project, which would provide a mixed-use residential/retail development in an underutilized area of Central City, would conform to the goals, objectives, policies and land uses identified in the Community Plan as follows: Land Use Policies

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Objective 1-2: To increase the range of housing choices available to Downtown employees and residents.

This project will be located on lots presently utilized as surface parking. The project will revitalize the underutilized lots by providing neighborhood serving commercial uses and 615 new housing units without removing any existing residential units. The new residential units will strengthen the identity of the Historic Downtown District as a mixed-use community with a significant concentration of high density housing. The project’s ground floor would be developed with commercial uses to serve residents of the building and the general public which would further enhance the urban experience of the Downtown area.

Objective 2-3: To promote land uses in Central City that will address the needs of all the visitors to Downtown for business, conventions, trade shows, and tourism.

Objective 2-4: To encourage a mix of uses which create an active, 24-hour downtown environment for current residents and which would also foster increased tourism.

Policy 2-4.1: Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity.

The proposed project would include approximately 16,968 square feet of commercial uses on the ground floor along Hill Street, 5th Street, and a portion of Olive Street. The commercial uses would benefit the residents of the building, the Downtown community, as well as visitors. The proposed commercial space also provides employment opportunities for area residents and creates a linkage between jobs and housing. Open Space and Recreation Objectives

In support of and consistent with the relevant Open Space and Recreation objectives (and applicable policies) from the adopted Central City Community Plan, the proposed Project assists in:





Pedestrian Circulation Objectives

In support of and consistent with the relevant Pedestrian Circulation objectives (and applicable policies) from the adopted Central City Community Plan, the proposed Project assists to:

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Preserve and enhance Central City’s primary pedestrian-oriented streets and sidewalks and create a framework for the provision of additional pedestrian friendly streets and sidewalks which complement the unique qualities and character of the communities in Central City (Policy 11-6.1).


The Downtown Design Guidelines are a component of the Central City Community Plan. Per City Planning Department policy, consistency with the Downtown Guidelines is addressed as a component of Site Plan Review Finding Number 1.

The Project Applicant met with the City Planning Department Urban Design Studio (the “Urban Design Studio”) on September 13, 2013 and December 18, 2013 to review the Project and overall consistency with the Downtown Guidelines. The Urban Design Studio found that the Project generally complies with the Downtown Guidelines and minor architectural revisions recommended by the Urban Design Studio have been incorporated into the Project.

Design Principles for Creating a Livable Downtown.

The Project is consistent with the intent of the Downtown Guidelines as set forth in the “Design Principles for Creating a Livable Downtown.”

District and Neighborhood Design

Employment Opportunities. Maintain and enhance the concentration of jobs, in both the public and private sectors, that provides the foundation of a sustainable Downtown.

The Property is located in an existing highly dense urban environment with significant buildings already adjacent to the Property boundaries. The subject site is located in the Financial Core District, an area known as one of the densest locations for commercial office space, hotels, and retail in the City, as well as a source of employment opportunities for residents, adjacent neighborhoods, and the region. The City has implemented a variety of tools to encourage high density residential development in the downtown area with the approval of the Adaptive Reuse Ordinance, Central City Parking Exemption, Transfer of Floor Area Ordinance, and the Greater Downtown Housing Ordinance.

The development is a high-rise and high density mixed-use project. The Project proposes 615 net new residential units to the Downtown area and will provide much needed new housing opportunities for the Community Plan Area. Thus, the Revised Project helps create a sustainable Downtown by bringing new rental housing to an existing employment and business center of the city.

Housing Choices. Provide a range of housing types and price levels that offer a full range of choices, including home ownership, and bring people of diverse ages, ethnicities, household sizes and incomes into daily interaction.

The Project proposes 615 new residential apartment units in a variety of unit types to the Downtown area and will provide much needed new housing opportunities for the Community Plan Area. Many of the previous new housing developments are for-sale

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condominiums and adaptive re-use. New apartment buildings such as the proposed by the Revised Project contribute to a range of housing choices.

Transportation Choices. Enable people to move around easily on foot, by bicycle, transit, and auto. Accommodate cars, but fewer than in the suburbs, and allow people to live easily without one.

The Project incorporates bicycle parking and facilitates the use of alternative means of transportation. As encouraged by the Design Guidelines, excess parking is avoided. The Project is located across the street from the Pershing Square Metro Red and Purple Line Stations and is served by numerous local and regional bus lines.

Shops and Services Within Walking Distance. Provide shops and services for everyday needs, including groceries, day care, cafes and restaurants, banks and drug stores, within an easy walk from home.

The existing use on-site is a surface parking lot. Consistent with the Design Guidelines, the Project provides ground floor commercial uses on portions of 5th Street, Hill Street, and Olive Street that currently offer no commercial shops or services.

Safe, Shared Streets. Design streets not just for vehicles, but as usable outdoor space for walking, bicycling and visual enjoyment.

The Project complies with the public open space, seating, and planting requirements of Section 7 of the Design Guidelines and provides on-site bicycle parking and bicycling amenities in accordance with the City’s bicycle ordinance.

Gathering Places. Provide places for people to socialize, including parks, sidewalks, courtyards and plazas that are combined with shops and services. Program places for events and gatherings.

The Project is located directly across 5th Street from Pershing Square Park, which is scheduled for significant upgrades and renovation. The Project serves the Design Guidelines by providing a paseo located at the rear of the Property offering a gathering area for the Project residents. The Project also incorporates a small public plaza adjacent to the paseo and northern most commercial space along Hill Street. Large podium level courtyards and roof decks on both buildings provide gathering spaces and amenities for the residents.

Building Design. Recognize individual projects are the “building blocks” of great streets and neighborhoods. This requires particular attention to the way the building meets the sidewalk, providing a transition to pedestrian scale and elements that activate the street.

The existing use on-site is a surface parking lot. The Project creates the building design environment envisioned by the Design Guidelines on a site where currently nothing consistent with the Downtown Design Guidelines exists. An iconic tower at 5th and Olive Streets provides ground floor retail at an important Downtown intersection. Retail activation and pedestrian transitions are also provided along Hill Street, 5th Street and Olive Street.

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Respect historically significant districts and buildings, including massing and scale, and neighborhood context, while at the same time, encouraging innovative architectural design that expresses the identity of contemporary urban Los Angeles.

The Project design is appropriately differentiated from the older existing buildings, but is also compatible with the historic materials, features, size, scale and proportions, and massing to protect the integrity of the property and the environment. The Property is adjacent to the historic 12-story Subway Terminal Buildings – Historic Cultural Monument #177 – an Italian Renaissance Revival building at 417 South Hill Street. It was designed by architects Schultze and Weaver and was built in 1925. The proposed paseo will create an appropriate separation between the new structures and the Subway Terminal Building – thereby preserving an appropriate spatial relationship between the two buildings. Moreover, the seven-story Mid-Rise building located closest to the Subway Terminal Building is lower in height and therefore, respects the scale and massing of this historic building.

Accommodate vehicular access and parking in a way that respects pedestrians and public spaces and contributes to the quality of the neighborhood.

Pedestrian and vehicular conflict is minimized in the site design. Consistent with the Design Guidelines, loading areas are enclosed within the Project’s internal parking structure– thereby respecting pedestrians and public spaces. Moreover, the Project reduces the number of curb cuts on the Property which creates more sidewalk, opportunities for commercial uses and pedestrian activity.

Sustainability.

Sustainability is the overarching goal of the Design Guide and essential to the concept of a livable Downtown.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features. In addition, bicycle parking and bicycle amenities are provided and the Project is located adjacent to the Pershing Square Metro Station which provides residents with alternative transportation options. The Project proposes 66,132 square feet of open space which includes a 8,553 square feet ground level paseo on the north side of the Property, a, a 20,102 square foot podium level deck with pool, spa, fire elements, planted areas, BBQ’s, and water features, a 623 square foot deck on the 18th floor on the Tower, a 4,799 square foot roof top pool deck on the Tower, 12,176 square feet of interior resident amenity spaces, and 15,250 square feet of private balconies.

Energy Performance. Optimized systems; Commissioning renewable sources; Green power.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features. In addition, the project has incorporated many sustainability design features into the project:



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Water efficient landscaping with drought tolerant planting; and

"Green" streetscape improvements, including urban storm water management methods;

Materials Resource. Reuse of building or materials; Recycled content; Regional material sources.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features.

Indoor Environment. Low emitting materials; Thermal comfort; Daylight & views; Construction management.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features, including controllability of systems: light and thermal comfort.

Water Efficiency: Water efficient landscape; Use reduction; Wastewater technologies.

The Project will be designed to be LEED Silver equivalent in terms of sustainable design features, including water efficient landscaping with drought tolerant planting and "Green" streetscape improvements, including urban storm water management methods.

Historic Downtown District Guidelines.

The Downtown Guidelines require that projects in the Historic Downtown District comply with the Historic Guidelines. The Property is within the Historic Downtown District. As set forth in the Community Plan: “Expanding the downtown residential community is viewed as a major component of efforts to revitalize Downtown.” The Project serves major component of the Community Plan by converting an underutilized surface parking lot in the Historic Core into a new residential mixed-use development that complements the historic buildings in this area.

The Historic Guidelines are primarily intended to determine acceptable treatments, repairs, maintenance procedures, and rehabilitation that will ensure retention of the character of existing historic buildings but also provide broad recommendations and suggestions for constructions of new buildings and streetscape elements that complement the historic buildings in this area.

The Historic Guidelines provide the following “Key Points” as guidelines for new construction within Historic Downtown District:

New additions, exterior alterations, or related new construction should not destroy historic materials, features, and spatial relationships that characterize a building or historic district. The new work should be differentiated from the old, yet be compatible with the historic materials, features, size, scale and proportions, and massing to protect the integrity of the property and the environment. (Secretary’s Standard Number 9).

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Priorities for new construction and additions include: build-to-the-street, particularly at corners; construct infill buildings at vacant or underutilized sites along major streets; and modify non-historic buildings so that they contribute visual interest and quality.

The Project is consistent with these Key Points. The Project is adjacent to the historic Subway Terminal Building – Historic Cultural Monument #177 – an Italian Renaissance Revival building at 417 South Hill Street. It was designed by architects Schultze and Weaver and was built in 1925. Creation Paseo will create an appropriate separation between the new structures and the Subway Terminal Building – thereby preserving an appropriate spatial relationship between the two buildings.

The Property is currently underutilized as a surface parking lot. Consequently, development of the Project will not destroy any existing historic materials or features.

Compliance with Downtown Guidelines Standards and Recommendations

As described below and in the Downtown Design Checklist submitted with the application, the Project substantially complies with the Downtown Guidelines and provides justification for minor requested deviations based on site specific challenges.

Sustainable Design

The project substantially complies with the sustainable design guidelines in Section 2 and is designed to achieve LEED equivalent certification and comply with the City’s Green Building Ordinance. The project supports walkability by providing neighborhood serving commercial uses on all three street frontages. The project will enhance the surrounding streetscape by incorporating new plantings and street trees, and constructing new sidewalks which will significantly improve the pedestrian experience on Hill, 5th, and Olive Streets. The project also incorporates landscape elements throughout the building that reduce energy use and enhances livability for the residents. Two large courtyards are proposed on the podium level that includes landscaping, trees, a pool, spa, and seating areas. Roof decks are also proposed on the mid-rise and tower buildings that include additional landscaping, seating areas, and a pool on the Tower. Sidewalks and Setbacks The project substantially complies with the sidewalk and setback guidelines in Section 3 and would provide a six foot continuous path of travel with a decorative edge band adjacent to the curb. In addition, the buildings observe Guideline 3.A.1 and would not project over the sidewalk easement. The Downtown Street Standards require an average three foot private easement setback along Olive Street which the Project provides.

The Project substantially complies with the setback and ground floor treatment guidelines in Section 4. Hill Street is designated as a Retail Street and the project would provide commercial uses in compliance with Guideline 4.A. Commercial uses would also be provided along with 5th Street frontage that wraps around a portion of Olive Street. The commercial space incorporates large expanses of clear glass along all street level facades to provide maximum transparency.

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The Project does not comply with the Ground Floor Treatment for non-Retail Streets. Due to the significant elevation grade along Olive Street, it is not feasible or practical to provide ground level commercial or residential uses on the entire Olive Street frontage. The Project design incorporate ground floor architectural treatments and landscape screening to enliven and activate the portion of Olive Street that does not include active ground floor uses. Moreover, the Project proposes a residential entrance lobby on the north end of Olive Street which creates the desired ground floor treatment. As shown on the plans and elevations, the Project locates the primary building and commercial entrances along the public streets, incorporates massing, articulation, and details along the ground floor that promotes active pedestrian uses, and is design with appropriate architectural elements to reinforce and define the retail character of the ground floor. The Project does not comply with Guideline 4.C.8 and 4.C.9 and proposes some back-of-house uses along Olive Street. The Project proposes a DWP vault and emergency generator rooms for the Tower along Olive Street because they have to be readily accessible at street level for periodic service and maintenance. The alternative of locating the DWP room below grade will result in greater disruption to the street wall to ensure open to sky headroom for an access hatch. Similarly, placing the generator below grade will require a significant increase in the clear height of the subterranean garage floor in addition to increased ventilation requirements. Parking and Access The project substantially complies with the parking and access guidelines in Section 5 by integrating the parking within the project so that the parking areas are not visible from the street and no parking or loading is visible from the ground floor of the project facades the exception of the minimum required to provide vehicular access to the internal parking structure. Guideline 5.7 provides that a project shall “provide no more than the minimum required parking unless provided for adjacent buildings that lack adequate parking.” The Project complies with this Guideline as 657 spaces are required and provided. The project would encourage alternative modes of transportation by providing short-term and long-term bicycle parking spaces that exceeds the minimum set forth in the Guidelines in compliance with the City’s recently adopted bicycle ordinance. In addition, the Project will reduce the number of existing curb-cuts which will result in increased sidewalks and opportunities to create commercial activity on the street level. Massing and Street Wall The proposed project complies with Section 6, Massing and Street Wall of the Downtown Design Guide by providing the street wall height consistent with the Historic Downtown District. As shown on the renderings and elevations, the project proposes an attractive contemporary design composed of varying complementary building materials and elements to provide articulation. In addition, the Project complies with the Tower spacing, massing, and form requirements. On-Site Open Space The project complies with Section 7, On-Site Open Space by providing landscaping and open space that exceeds that required by LAMC Section 12.21.G. The project provides

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66,132 square feet of open space which includes a 8,553 square foot ground level paseo on the north side of the Property adjacent to the Subway Terminal building, a 20,102 square foot podium level deck with pool, spa, fire elements, planted areas, BBQ’s, and water features within the Mid-Rise, a 623 square foot deck on the 18th floor of the Tower, a 4,799 square foot roof top pool deck on the Tower, 12,176 square feet of interior resident amenity spaces, and 15,250 square feet of private balconies. Architectural Detail The Project complies with Section 8, Architectural Detail. As shown on the renderings and elevations, the project proposes an attractive contemporary design composed of varying complementary building materials and elements to provide articulation and to promote a lively street appearance. The commercial space would have direct access from the surrounding public streets and incorporates large expanses of clear glass along all street level facades to provide maximum transparency and is differentiated from the upper residential floors. Varying building materials and colors on the upper floors provide well-defined vertical articulation and create interesting details, recesses, and projections. Guideline 8.C.3 provides that “Generally, stucco is not permitted.” The intent of this Guideline is not to outright prohibit stucco but to prevent buildings from using stucco as the primary building material. The project proposes to incorporate stucco within limited on the mid-rise building on the building façade along the paseo that is not visible to the public streets. Streetscape Improvements The Project complies with Section 9, Streetscape Improvements. The Project will enhance the surrounding streetscape by incorporating new street tree plantings and trees wells and constructing new sidewalks. The Project proposes to plant trees in the “Temporary Sidewalk Zone” on 5th Street where a dedication is required but not physical widening is anticipated due to the adjacent Title Guarantee Building and Gas Tower located across the street on the same side of the street. The landscape design proposes trees along the frontage in order to enhance the pedestrian and visual experience along 5th Street and can be easily removed if future widening is required. As demonstrated, the proposed project substantially complies with the applicable regulations, findings, standards and provisions of the Downtown Design Guide.

5. That the project provides for an arrangement of uses, buildings, structures, open spaces and other improvements that are compatible with the scale and character of the adjacent properties and surrounding neighborhood.

As shown on the site plans and elevations attached hereto, the arrangement of use and buildings will be compatible with existing and future development on adjacent and neighboring properties. The Project has a unified design connecting the Tower Parcel development and Mid-Rise Parcel development into a single project through coherent architecture and landscaping, a shared parking structure, common area open space and pedestrian as well as vehicular linkages throughout the Project.

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As described above, the Project substantially conforms to the Downtown Design Guidelines and the Historic Guidelines Key Points for new developments in the Historic Downtown District. Substantial compliance these elements of the Community Plan demonstrates that the arrangement of the buildings and design of the Revised Project is compatible with adjacent and neighboring uses and buildings.

The Property is currently underutilized as a surface parking lot. The Project creates the building design environment envisioned by the Design Guidelines on a site where currently nothing consistent with the Downtown Design Guidelines exists. An iconic tower at 5th and Olive Streets provides ground floor retail at an important Downtown intersection. Retail activation and pedestrian transitions are also provided along Hill Street.

The Project height is compatible with adjacent and neighboring properties. The applicable zoning imposes no height limit on the Property, but instead regulates height by limiting FAR to 6:1. The Project is a unified development with an average FAR below 6:1.

The 240.5-foot tower located on the corner of 5th and Olive Streets is compatible with numerous high-rise in the immediate vicinity. For example, several high-rise structures are located within a one-block radius of the Project, namely: the 207-foot Title Guarantee Building, the 50-story Gas Company Tower (at the northeast corner of Grand Avenue and 5th Street), the 42-story One California Plaza Tower (at the southeast corner of Grand Avenue and 3rd Street) and 52-story Two California Plaza Tower (at the northwest corner of Olive Street and 4th Street). The tower is a rectangle oriented with its longer side on 5th Street – forming a full 5th Street frontage with the 207-foot Title Guarantee Building from Hill Street to Olive Street. The width of the proposed tower approximates the width of the Title Guarantee Building. As already noted, high-rise towers are ubiquitous in the downtown area. Thus, the bulk of the proposed tower is compatible with its adjacent and neighboring buildings. As such, the Project’s high rise tower would extend the modern skyline of the downtown financial center slightly east, without providing substantially inconsistent heights or massing as compared to other buildings to the north, east, or south.

The remainder of the Project unified development is a mid-rise mixed-use seven-story building that provides ground floor retail along Hill Street, and a publicly-accessible paseo appropriately separating the Revised Project from the historic Subway Terminal Building.

The mid-rise portion of the unified development appropriately reduces bulk on Hill and Olive Streets north of 5th Street in order to respect the bulk and massing of the adjacent Subway Terminal Buildings. The bulk of the 98-foot, 10 inch mid-rise portion of the Revised Project respects the iconic historic nature of the 150-foot main roof height of the Subway Terminal Building. Like the Subway Terminal Building, the mid-rise portion is broken into three “keys” between which there are courtyards. The immediate vicinity of the Property is characterized by relatively dramatic differences in the height and bulk of structures adjacent to or neighboring each other.

The landscape plan shows a coherent landscape plan within a unified development that incorporates open space plazas, roof decks on each building, and a paseo located at the

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rear of the Project appropriately separating the mid-rise building from the historic Subway Terminal Building. The required amount of landscaping, public and private open space is provided in the unified development. Although the applicant seeks a variance to permit 88 trees in lieu of 154 trees otherwise required for 615 residential units, this request does not render the Project landscaping incompatible with adjacent and neighboring properties. As noted in the variance findings, several properties in the downtown area (including the Property for a prior variance approval) have been granted identical variances because Downtown sites and the density of development upon them renders it a practical hardship to provide one tree for every four dwelling units. The Project proposes 88 trees that will be disbursed throughout the site, with street trees, and a variety of canopy and ornamental trees within the Project. The amount of trees being provided in the Project is compatible with the urban forestry of the Downtown area.

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Exhibit B-1

Comparison of Environmental Findings between the Approved Project (2008) and the Revised Project (2013)

Environmental Issue Approved

Project Revised Project Conclusion

1. Aesthetics Visual Character LTS LTS Reduction

Scenic Views LTS LTS Reduction

View Obstruction LTS LTS Reduction

Signage LTS/Mitigation LTS/Mitigation Reduction

Nighttime Lighting LTS/Mitigation LTS/Mitigation Reduction

Glare LTS/Mitigation LTS/Mitigation Reduction

Shade/Shadow SU SU Reduction

2. Agricultural and Forestry Resources

Agricultural and Forestry Resources

NI NI No change

3. Air Quality

AQMP Consistency SU SU No change

Construction SU SU Reduction

Localized Construction Pollutants SU SU Reduction

Operational SU SU Reduction

Localized Operational Pollutants LTS/Mitigation LTS/Mitigation Reduction

Toxic Air Contaminants LTS LTS No change

4. Biological Resources

Biological Impacts NI NI No change

5. Cultural Resources

Construction LTS LTS No change

Historic LTS LTS No change

Archaeological LTS/Mitigation LTS/Mitigation No change

Paleontological NI NI No change

Human Remains NI NI No change

6. Geology and Soils

Rupture of known Earthquake Fault LTS LTS No change

Strong Seismic Ground Shaking LTS/Mitigation LTS/Mitigation No change

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Comparison of Environmental Findings

between the Approved Project (2008) and the Revised Project (2013)



Liquefaction LTS LTS No change

Landslides LTS LTS No change

Substantial Soil Erosion LTS/Mitigation LTS/Mitigation No change

Geologic Unit that is Unstable LTS/Mitigation LTS/Mitigation No change

Expansive Soil LTS/Mitigation LTS/Mitigation No change

Septic Tanks NI NI No change

7. Greenhouse Gas Emissions

Greenhouse Gas LTS LTS No change

8. Hazards and Hazardous Materials

Exposure during Construction LTS/Mitigation LTS/Mitigation No change

Transport, Use, or Disposal LTS/Mitigation LTS/Mitigation No change

Within ¼ mile of a School NI NI No change

List of Hazardous Materials Sites LTS/Mitigation LTS/Mitigation No change

Within 2 miles of a Public Airport NI NI No change

Within vicinity of a Private Airstrip NI NI No change

Emergency response plan LTS/Mitigation LTS/Mitigation No change

Wildland fires NI NI No change

9. Hydrology and Water Quality

Violate water quality standards LTS/Mitigation LTS/Mitigation No change

Substantially Deplete Groundwater Supplies or Interfere substantially with Groundwater Recharge

LTS LTS No change

Substantially Alter Existing Drainage Pattern of the site or area that would result in Erosion or Siltation on- or off-site

LTS/Mitigation LTS/Mitigation No change

Alter the existing Drainage Pattern of the site or area that would result in Flooding


Create or contribute runoff water that would exceed the Capacity of existing or planned Stormwater Drainage systems


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Otherwise degrade water quality LTS/Mitigation LTS/Mitigation No change

Place Housing within a 100-year Flood Hazard Area

LTS LTS No change

Place within a 100-year Flood Hazard Area Structures that would Impede or Redirect Flood Flows

LTS LTS No change

Expose People or Structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the Failure of Levee or Dam

LTS LTS No change

Expose people or structures to inundation by Seiche, Tsunami, Mudflow

LTS LTS No change

10. Land Use/Planning

Physically Divide Community NI NI No Change

Conflict with Land Use Plan LTS/Mitigation LTS/Mitigation No Change

Conflict with Habitat Conservation NI NI No Change

11. Mineral Resources

Mineral Resources NI NI No change

12. Noise

Construction Noise SU SU No Change

Construction Vibration SU SU No Change

Operational Noise SU SU No Change

Airport Land Use Plan NI NI No Change

13. Population and Housing

Induce Population Growth LTS LTS Reduction

Local Population Projections LTS/Mitigation LTS/Mitigation Reduction

Regional Population Projections LTS LTS Reduction

Displace Existing Housing NI NI No Change

Displace People NI NI No Change

14. Public Services

Fire LTS/Mitigation LTS/Mitigation No Change

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Police LTS/Mitigation LTS/Mitigation No Change

Schools LTS/Mitigation LTS/Mitigation No change

Recreation and Parks SU SU No change

Libraries LTS LTS No change

15. Recreation

Recreation LTS/Mitigation LTS/Mitigation No Change

16. Transportation/Traffic

Construction traffic LTS/Mitigation LTS/Mitigation No change

Operational traffic LTS LTS No change

CMP Monitoring LTS LTS No change

Air traffic patterns LTS LTS No change

Hazards to a design features LTS LTS No change

Inadequate emergency access LTS LTS No change

Public transit, bicycles, and pedestrian facilities

LTS LTS No change

17. Utilities

Wastewater LTS/Mitigation LTS/Mitigation No Change

Water LTS/Mitigation LTS/Mitigation No change

Solid Waste LTS LTS No change

Notes: LTS = Less than significant LTS/Mitigation = Less than significant with mitigation LTS/Enhancements = Less than significant with enhancements SU = Significant and Unavoidable NI = No impact Table: CAJA Environmental Services, September 2013.

CASE NO. DIR __________________________________________________________________________ SPR

PROJECT NAME / ADDRESS _____________________________________________________________________

SITE PLAN REVIEW APPROVAL IS REQUESTED FOR:

““““ A development project that results in an increase of 50,000 gross square feet of non-residential floor area.

““““ A development project that results in an increase of 50 or more dwelling units and/or guest rooms.

““““ A change of use to a fast food establishment resulting in a net increase of 500 or more average daily vehicle trips as determined by the Department of Transportation.

““““ A change of use other than to a fast-food establishment resulting in a net increase of 1,000 or more average daily vehicle trips as determined by the Department of Transportation.

PROJECT DESCRIPTION - Describe the project, listing the component uses and their floor area and/or dwelling units, for both the existing development and the total proposed project.

HEIGHT: ________ Feet ________ Stories

PROJECT

NON-RESIDENTIAL FLOOR AREA

(List each USE on 1st line and Square Feet below)

RESIDENTIAL OR HOTEL

(Dwelling Units/Guest Rooms)

TOTAL SQUARE

FEET Uses ''''''''''''

Units/Rooms

Square Feet

Existing Development

Demolition ( &&&& )

New Construction ( %%%% )

Net Change ( """" )

Total Project

RESIDENTIAL DWELLINGS For Parking Calculation

TOTAL

UNITS

UNITS BY # OF HABITABLE ROOMS (LAMC 12.03)

Within 1,500 Feet of a Mass Transit Station or Major Bus Route ?

Less Than 3

3 Rooms

More than 3

Standard

Senior Citizen

Affordable (LAMC 12.22A25d)

City of Los Angeles – Department of City Planning

SITE PLAN REVIEW – LAMC 16.05

Does the Project have existing non-conforming parking rights? ““““ Yes (Explain) ““““ No

Is any portion within a parking structure? ““““ Yes (Describe) ““““ No

RESIDENTIAL DWELLINGS For Open Space Calculation

TOTAL UNITS

UNITS BY # OF HABITABLE ROOMS (LAMC 12.03)

Less Than 3

3 Rooms

More than 3

OPEN SPACE (LAMC 12.21G)

For Residential Projects

REQUIRED (Square Feet)

PROVIDED

(Square Feet)

% OF TOTAL PROVIDED

Private Open Space

Common Open Space

Landscaped Area in Common Open Space

Total Open Space

100 %

Identify each area of useable Open Space on the Site Plan and/or Floor Plans, including the square footage of each area and calculations used to achieve the figures listed above. Describe Recreational Amenities:

SITE PLAN REVIEW FINDINGS: A Site Plan Review determination requires the decision-maker to make findings relative to the project request. The applicant must assist the decision-maker by attaching information supporting the following findings: 1. That the project is in substantial conformance with the purposes, intent and provisions of the General Plan, applicable community plan, and any application specific plan.

2. That the project consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements, that is or will be compatible with existing and future development on adjacent properties and neighboring properties.

3. That any residential project provides recreational and service amenities to improve habitability for its residents and minimize impacts on neighboring properties.

CP-2150 (7/19/2000) rev.05/08/2012

PARKING

(All Projects)

EXISTING PARKING SPACES

PROPOSED PROJECT

Spaces Required (LAMC 12.21A4)

Spaces Provided

Documents

With [DSC Staff] - DLANC Olive CU-ZV-ZAA-SPR... · MASTER LAND USE PERMIT APPLICATION LOS ANGELES CITY PLANNING DEPARTMENT Planning Staff Use Only ENV No. Existing Zone District Map