DEPARTMENT OF CITY PLANNING - Los...

PLANNING DEPARTMENT TRANSMITTALTO THE CITY CLERK’S OFFICE

ENVIRONMENTALDOCUMENT: COUNCIL DISTRICT:CITY PLANNING CASE:

1 - CedilloCPC-2016-4393-VZC-DB-CDO-SPR ENV-2016-4394-MND

PROJECT ADDRESS:

2900 - 2910 West San Fernando Road

EMAIL ADDRESS:TELEPHONE NUMBER:APPLICANT

David Bolstad2910 San Fernando RoadLos Angeles, CA 90065

[email protected](323) 443-2554

EMAIL ADDRESS:TELEPHONE NUMBER:APPLICANT’S REPRESENTATIVE

Grant Williams, Fairfield Residential 2 Venture # 380 Irvine, CA 92618

[email protected](949) 885-6541

TELEPHONE NUMBER: EMAIL ADDRESS:APPELLANT

N/AN/AN/A

EMAIL ADDRESS:APPELLANT’S REPRESENTATIVE TELEPHONE NUMBER:

N/AN/AN/A

TELEPHONE NUMBER: EMAIL ADDRESS:PLANNER CONTACT INFORMATION:

[email protected](213) 978-3034Nicole Sanchez, City Planner

ENTITLEMENTS FOR CITY COUNCIL CONSIDERATION

Vesting Zone Change (VZC)

1Transmittal Rev 04/05/17

mailto:[email protected]



FINAL ENTITLEMENTS NOT ADVANCING:

Density Bonus (DB); Community Design Overlay (CDO); Site Plan Review (SPR)

ITEMS APPEALED:

N/A

ATTACHMENTS: REVISED: ENVIRONMENTAL CLEARANCE: REVISED:

P Letter of Determination

P Findings of Fact

P Staff Recommendation Report

P Conditions of Approval

P Ordinance

P Zone Change Map

r GPA Resolution

r Land Use Map

r Exhibit A - Site Plan

P Mailing List

r Land Use

1“ Other______________________

r Categorical Exemption

r Negative Declaration

P Mitigated Negative Declaration

F Environmental Impact Report

P Mitigation Monitoring Program

r Other______________________

r rr rrr r

rr r

rrr

NOTES / INSTRUCTION(S):

N/A

FISCAL IMPACT STATEMENT:

r NoP Yes

*lf determination states administrative costs are recovered through fees, indicate “Yes”.PLANNING COMMISSION:

P City Planning Commission (CPC)

r Cultural Heritage Commission (CHC)

r Central Area Planning Commission

r East LA Area Planning Commission

r Harbor Area Planning Commission

P North Valley Area Planning Commission

r South LA Area Planning Commission

r South Valley Area Planning Commission

r West LA Area Planning Commission

2Transmittal Rev 04/05/17

PLANNING COMMISSION HEARING DATE: COMMISSION VOTE:

September 12, 2019 6-1

LAST DAY TO APPEAL: APPEALED:

November 19, 2019 No

TRANSMITTED BY: TRANSMITTAL DATE:

Cecilia LamasCommission Executive Assistant December 2, 2019

Transmittal Rev 04/05/17 3

Los Angeles City Planning Commission200 North Spring Street, Room 272, Los Angeles, California, 90012-4801, (213) 978-1300

www.planning.lacity.org

JO) LETTER OF DETERMINATION

OCT 3 0 2019DATE:

Council District: 1 - CedilloCase No. CPC-2016-4393-VZC-DB-CDO-SPRCEQA: ENV-2016-4394-MND Plan Area: Northeast Los Angeles

2900 - 2910 West San Fernando RoadProject Site:

David BolstadRepresentative: Grant Williams, Fairfield Residential

Applicant:

At its meeting of September 12, 2019, the Los Angeles City Planning Commission took the actions below in conjunction with the approval of the following project:

Demolition of an existing one-story storage, warehouse, and distribution structure, measuring approximately 53,670 square feet, including a two-story office area, and a billboard; and the construction, use and maintenance of a new five-story residential structure with 370 apartment units, including 31 units for Very Low Income Households (11 percent of the base density), approximately 58,866 square feet of open space, 1,914 square feet of co-work space, and 597 parking stalls within a seven-story parking structure on a site that measures approximately 219,842 square feet or five acres.

Found, pursuant to CEQA Guidelines Section 15074(b), after consideration of the whole of the administrative record, including the Mitigated Negative Declaration, No. ENV-2016-4393- MND ("Mitigated Negative Declaration"), and all comments received, with the imposition of mitigation measures, there is no substantial evidence that the Project will have a significant effect on the environment; Found the Mitigated Negative Declaration reflects the independent judgment and analysis of the City; Found the mitigation measures have been made enforceable conditions on the project; and Adopted the Mitigated Negative Declaration, and the Mitigation Monitoring Program prepared for the Mitigated Negative Declaration;Approved and recommended that the City Council approve, pursuant to Section 12.32 F and Q of the Los Angeles Municipal Code (LAMC), a Vesting Zone Change on the project site from [Q]M1-1-CDO-RIO to (T)(Q)CM-1-CDO-RIO;Approved, pursuant to LAMC Section 12.22 A.25, a Density Bonus Compliance Review, to permit a 35 percent density bonus, reserving 11 percent, or 31 units for Very Low Income Households, and utilizing Parking Option 1 in exchange for the following On-Menu Incentive: a. Pursuant to LAMC Section 12.22 A.25 (f), an On-Menu Incentive to permit an increase in

the maximum allowable Floor Area Ratio from 1.5:1 to 3:1;Approved, pursuant to LAMC Section 13.08 E, a Cypress Park & Glassell Park Community Design Overlay CDO Plan Approval for the Project;Approved, pursuant to LAMC Section 16.05, a Site Plan Review for a project with 370 residential dwelling units;Adopted the attached Modified Conditions of Approval; and Adopted the attached Amended Findings.

1.

2.

3.

4.

5.

6.

7.

http://www.planning.lacity.org

CPC-2016-4393-VZC-DB-CDO-SPR Page 2

The vote proceeded as follows:

Moved:Second:

Padilla-CamposAmbrozKhorsand, Choe, Millman, Mack, Mitchell AmbrozLeung, Perlman

Ayes:Nay:Absent:

Vote: 6-1

Aiission Executive AssistantCeciliaLamas,

Los Angeles City Planning Commission

Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees.

Effective Date/Appeals: The decision of the Los Angeles City Planning Commission is not appealable as it relates to the Vesting Zone Change. The remainder of the Commission action is appealable to the Los Angeles City Council 20 days after the mailing date of this determination letter. Any appeal not filed within the 20-day period shall not be considered by the Council. All appeals shall be filed on forms provided at the Planning Department’s Development Service Centers located at: 201 North Figueroa Street, Fourth Floor, Los Angeles; 6262 Van Nuys Boulevard, Suite 251, Van Nuys; or 1828 Sawtelle Boulevard, West Los Angeles.

MOV 1 9 2019FINAL APPEAL DATE:

Notice: An appeal of the CEQA clearance for the Project pursuant to Public Resources Code Section 21151 (c) is only available if the Determination of the non-elected decision-making body (e.g., ZA, AA, APC, CPC) is not further appealable and the decision is final.

If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, the petition for writ of mandate pursuant to that section must be filed no later than the 90th day following the date on which the City's decision became final pursuant to California Code of Civil Procedure Section 1094.6. There may be other time limits which also affect your ability to seek judicial review.

Attachments: Zone Change Ordinance, Map, Modified Conditions of Approval, Amended Findings

c: Jane Choi, Senior City Planner Nicole Sanchez, City Planner

ORDINANCE NO.

An ordinance amending Section 12.04 of the Los Angeles Municipal Code by amending the zoning map.

THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS:

Section 1. Section 12.04 of the Los Angeles Municipal Code is hereby amended by changing the zone and zone boundaries shown upon a portion of the zone map attached thereto and made a part of Article 2, Chapter 1 of the Los Angeles Municipal Code, so that such portion of the zoning map shall be as follows:

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CPC-2016-4393-VZC-DB-CDO-SPR Northeast Los Angeles

AA/ 101619Data Sources: Department of City Planning & Bureau of Engineering

CPC-2016-4393-VZC-DB-CDO-SPR Q-1

(Q) QUALIFIED CONDITIONS

Pursuant to Section 12.32 G of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the "Q” Qualified classification.

1. Site Development. Site Plan. The use and development of the subject property shall be in substantial conformance with the site plan labeled Exhibit "A”. Prior to the issuance of building permits, detailed development plans including a site plan illustrating elevations, facades, and architectural treatment, and a landscape/irrigation plan shall be submitted for review and approval by the Central Project Planning Division of the Department of City Planning. The plans shall comply with provisions of the Municipal Code, the subject conditions, and the intent of the subject permit authorization. No change to the plans shall be made without prior review by the Department of City Planning Central Project Planning Division, and written approval by the Director of Planning, with each change being identified and justified in writing. Minor deviations may be allowed in order to comply with provisions of the Municipal Code, the subject conditions, and the intent of the subject permit authorization.

2. Residential Density. The project shall be limited to a maximum density of 370 residential units; including 31 units restricted to Very Low Income Households.

3. [Q] Conditions from Ordinance No. 181,062. The subject Zone Change shall retain the existing [Q] Conditions from Ordinance No. 181,062 Subarea 41 in relation to regulating auto- related, auto-oriented, and other incompatible uses.

4. Commercial Use. The subject site shall contain a minimum of 1,914 square feet of commercial use, as conditioned.

CPC-2016-4393-VZC-DB-CDO-SPR T-1

CONDITIONS FOR EFFECTUATING (T) TENTATIVE CLASSIFICATION REMOVAL

Pursuant to Section 12.32 G of the Municipal Code, the (T) or [T] Tentative Classification shall be removed by the recordation of a final parcel or tract map or by posting of guarantees through the B-permit process of the City Engineer to secure the following without expense to the City of Los Angeles, with copies of any approval or guarantees provided to the Department of City Planning for attachment to the subject planning case file.

1. Dedications and Improvements. Prior to the issuance of any building permits, public improvements and dedications for streets and other rights-of-way adjoining the subject property shall be guaranteed to the satisfaction of the Bureau of Engineering, Department of Transportation, Fire Department (and other responsible City, regional, and Federal government agencies as may be necessary).

Responsibilities/Guarantees.A.

1. As part of early consultation, plan review, and/or project permit review, the applicant/developer shall contact the responsible agencies to ensure that any necessary dedications and improvements are specifically acknowledged by the applicant/developer.

2. Prior to the issuance of sign-offs for final site plan approval and/or project permits by the Department of City Planning, the applicant/developer shall provide written verification to the Department of City Planning from the responsible agency acknowledging the agency’s consultation with the applicant/developer. The required dedications and improvements may necessitate redesign of the project. Any changes to the project design required by a public agency shall be documented in writing and submitted for review by the Department of City Planning.

Dedication Required - San Fernando Road - (Avenue I) - A 3-foot wide strip of land along the property frontage to complete a 33-foot half right-of-way in accordance with Avenue I standards.

B.

C. Improvement Required - San Fernando Road - Construct a new 13-foot concrete sidewalk, integral concrete curb and 2-foot gutter. Close all unused driveways or upgrade open driveways to comply with ADA requirements.

Install tree wells with root barriers and plant street trees satisfactory to the City Engineer and the Urban Forestry Division of the Bureau of Street Services. The applicant should contact the Urban Forestry Division for further information (213)847-3077.

Notes: Street lighting may be required satisfactory to the Bureau of Street Lighting (213) 847-1551.

Department of Transportation may have additional requirements for dedication and improvements.

2. Roof drainage and surface run-off from the property shall be collected and treated at the site and drained to the streets through drain pipes constructed under the sidewalk through curb drains or connections to the catch basins.

CPC-2016-4393-VZC-DB-CDO-SPR T-2

3. Sewer lines (12-inch) exist on San Fernando Road. All Sewerage Facilities Charges and Bonded Sewer Fees are to be paid prior to obtaining a building permit.

4. An investigation by the Bureau of Engineering Central District Office Sewer Counter may be necessary to determine the capacity of the existing public sewers to accommodate the proposed development. Submit a request to the Central District Office of the Bureau of Engineering at (213) 482-7050.

5. Submit shoring and lateral support plans to the Bureau of Engineering Excavation Counter for review and approval prior to excavating adjacent to the public right-of-way (213)482-7048.

6. Street Lighting: Install street lights to the satisfaction of the Bureau of Street Lighting.

7. Urban Forestry - Street Trees: The developer shall plant street trees and remove any existing trees within dedicated streets or proposed dedicated streets as required by the Urban Forestry Division of the Bureau of Street Services. All street tree plantings shall be brought up to current standards. The actual number and location of new trees shall be determined at the time of tree planting. The contractor shall notify the Urban Forestry Division at 213-847-3077 five working days prior to constructing the sidewalk for marking of the tree locations and species.

Note: Removal of parkway trees or Protected Trees requires the Board of Public Works’ approval. Contact Urban Forestry Division at 213-847-3077 for tree removal permit information.

Notice: If conditions dictate, connections to the public sewer system may be postponed until adequate capacity is available.

Notice: Certificates of Occupancy for the subject property will not be issued by the City until the construction of all the public improvements (streets, sewers, storm drains, etc.) as required herein, are completed to the satisfaction of the City Engineer.

CPC-2016-4393-VZC-DB-CDO-SPR C-1

CONDITIONS OF APPROVAL(As modified by the City Planning Commission on September 12, 2019)

Pursuant to Sections 12.32, 12.22 A.25, 13.08 E, and 16.05 of the Los Angeles Municipal Code, the following conditions are hereby imposed upon the use of the subject property:

A. Density Bonus/Affordable Housing Incentives Program Conditions

1. Residential Density. The project shall be limited to a maximum density of 370 residential units including Density Bonus units.

2. Affordable Units. A minimum of 31 units shall be designated as Restricted Affordable Units and reserved for Very-Low Income Households, as defined by LAMC Section 12.22 A.25.

Changes in Restricted Units. Deviations that change the composition of units or that change the number of restricted affordable units or that change parking numbers shall be consistent with LAMC Section 12.22 A.25.

3.

4. Housing Requirements. Prior to issuance of a building permit, the owner shall execute a covenant to the satisfaction of the Los Angeles Housing and Community Investment Department (HCIDLA) to make 31 units available to Very-Low Income Households, for sale or rental as determined to be affordable to such households by HCIDLA for a period of 55 years. Enforcement of the terms of said covenant shall be the responsibility of HCIDLA. The applicant shall present a copy of the recorded covenant to the Department of City Planning for inclusion in this file. The project shall comply with the Guidelines for the Affordable Housing Incentives Program adopted by the City Planning Commission and with any monitoring requirements established by the HCIDLA.

5. Floor Area Ratio (FAR) Incentive. The project shall be limited to an FAR of 2.06:1.

6. Automobile Parking for Residential Uses. Automobile parking for the residential uses shall be provided consistent with LAMC Section 12.22 A.25, Parking Option 1. Based upon the number and type of dwelling units proposed, a minimum of 566 automobile parking spaces shall be required for the residential portion of the project.

7. Adjustment of Parking. In the event that the number of Restricted Affordable Units should increase, or the composition of such units should change (i.e. the number of bedrooms), or the applicant selects another Parking Option (including Bicycle parking reduction) and no other Condition of Approval or Incentive is affected, then no modification of this determination shall be necessary, and the number of parking spaces shall be re-calculated by the Department of Building and Safety based upon the ratios set forth pursuant to LAMC Section 12.22 A.25.

B. Community Design Overlay Plan Approval Conditions

8. Exterior Colors and Materials.

a. Windows and doors shall be recessed at least three (3)-inches from the fa?ade.b. Windows shall be aligned along their top-line.


Plaster or stucco finishes shall not comprise more than 75 percent of the surface area of any exterior elevation (as viewed from an elevation projection excluding window and door area).Heavily textured stucco finishes shall not be used.All building fixtures including awnings, security gates, etc. shall be architecturally integrated into the design of the building.The proposed project shall incorporate balconies with exterior finishes that are different from the finish material on the primary body of the building.Overly bright paint colors and fluorescent paint colors shall not be used and all vents, gutters, down spouts, etc. shall be painted to match the color of the adjacent surface, unless being used expressly as a trim or accent element.

c.

d.e.

f.

g.

9. Trash and Recycling Areas. Trash and recycling areas shall be screened from public view.

10. Mechanical Equipment. All mechanical equipment on the roof shall be screened from view. The transformer shall be screened so as to not be visible.

11. Lighting. Outdoor lighting shall be designed and installed with shielding, such that the light source cannot be seen from adjacent residential properties, the public right-of-way, nor from above.

C. Site Plan Review Condition

12. Automobile Parking for Co-Work (Office) Space. Automobile parking for the proposed CoWork space shall be provided consistent with LAMC Section 12.21 A.4(c).

13. Unbundled Parking. Residential parking shall be unbundled from the cost of the rental units, with the exception of parking for Restricted Affordable Units.

14. Parking structures or that portion of a building or structure that is used for parking at grade or above grade shall be designed to minimize vehicle headlight and parking structure interior lighting impacts ("spillover”) on adjacent streets and properties.

15. Parking Podium

a. Any above grade parking structure shall be designed to be utilized and easily repurposed to other future uses, including gallery or event spaces.

b. The height of the parking level shall have sufficient clearance to be adaptable to nonparking uses. Once converted, the building shall permit a minimum floor to ceiling height of nine (9)-feet for commercial uses and eight (8)-feet for residential uses.

16. Bicycle Parking. On-site bicycle parking shall be provided in accordance with LAMC Section 12.21 A.16.

17. Construction Equipment. The project contractor shall use power construction equipment with state-of-the-art noise shielding and muffling devices. On-site power generators shall either be plug-in electric or solar powered.

18. Open Space. The project shall provide 58,866 square feet of open space and it shall be in accordance with LAMC Section 12.21 G. The project shall provide Open Space as follows:


Roof Decks. The two (2) roof deck spaces shall include a roof deck structure measuring 2,476 square feet and a roof deck courtyard measuring 5,324 square feet.

a.

Club/Fitness. There shall be a club/fitness area located on Level 1 and shall measure 3,439 square feet.

b.

Courtyards. There shall be three (3) courtyards on Level 1: courtyard "A’ shall measure 15,191 square feet; courtyard "B” shall measure 5,126 square feet; and the courtyard consisting of the fire lane along the northern property edge shall measure 10,460 square feet.

c.

d. Private Balconies. The project shall provide 16,850 square feet of private open space in the form of private balconies for 337of the 370 dwelling units.

Landscape Area. The project shall provide a minimum of 7,695 square feet of landscape area.

e.

f. Trees. The project shall be required to provide a minimum of 93 trees, however, the project proposed to provide 180 trees. New trees planted within the public right-of- way shall be as required by the Urban Forestry Division, Bureau of Public Works. The project shall be required to provide mature trees along the northern fa?ade that abuts the freeway in order to screen the residential units along that fa?ade.

19. Lighting. All outdoor and parking lighting shall be shielded and down-cast within the site in a manner that prevents the illumination of adjacent public rights-of-way, adjacent properties, and the night sky (unless otherwise required by the Federal Aviation Administration (FAA) or for other public safety purposes).

20. Sustainability

The project shall comply with the Los Angeles Municipal Green Building Code, Section 99.05.211, to the satisfaction of the Department of Building and Safety.

a.

Solar and Electric Generator. Generators used during the construction process shall be electric or solar powered. Solar generator and electric generator equipment shall be located as far away from sensitive uses as feasible.

b.

Electric Vehicle Parking. The project shall include at least 20 percent (20%) of the total code-required parking spaces capable of supporting future electric vehicle supply equipment (EVSE). Plans shall indicate the proposed type and location(s) of EVSE and also include raceway method(s), wiring schematics and electrical calculations to verify that the electrical system has sufficient capacity to simultaneously charge all electric vehicles at all designated EV charging locations at their full rated amperage. Plan design shall be based upon Level 2 or greater EVSE at its maximum operating ampacity. Five percent (5%) of the total code required parking spaces will be further provided with EV chargers to immediately accommodate electric vehicles within the parking areas. When the application of either the required 20 percent or 5 percent results in a fractional space, round up to the next whole number. A label stating "EV CAPABLE” shall be posted in a conspicuous place at the service panel or subpanel and next to the raceway termination point.

c.


Any parking spaces provided above LAMC requirements shall be provided with EV chargers to immediately accommodate electric vehicles within the parking areas.

d.

The project shall be required to provide solar panels where appropriate on the project site.

e.

21. Vehicular Access. The driveway on San Fernando Road shall be restricted to a right- turn only ingress/egress driveway.

D. Environmental Conditions

22. Discovery of Archaeological Resources or Tribal Cultural Resources.

a. Prior to commencement of grading activities, the General Manager of the City of Los Angeles Department of Building and Safety, or designee, shall verify that a qualified archaeologist has been retained by the Project Applicant. In addition, the General Manager of the City of Los Angeles Department of Building and Safety, or designee, shall verify that all Project grading and construction plans include notes specifying that if archaeological resources are discovered during excavation, grading, or construction activities, work shall cease within 50 feet of the find until a qualified archaeologist has evaluated the find in accordance with federal, State, and local guidelines, to determine whether the find constitutes a "unique archaeological resource,” as defined in Section 21083.2(g) of the California Public Resources Code (PRC) or has the potential to be a "tribal cultural resource” as defined by PRC Section 21074. The archaeologist shall be present at the preconstruction conference; shall establish procedures for archaeological resource and tribal cultural resource surveillance; and shall establish procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of the artifacts as appropriate. If the resource is found to be significant, the archaeologist shall determine appropriate actions, in consultation with the General Manager of the City of Los Angeles Department of Building and Safety, or designee, for exploration, avoidance, and/or salvage. Construction personnel shall not collect or move any archaeological materials and associated materials. Construction activity may continue unimpeded on other portions of the Project site. The found deposits would be treated in accordance with federal, State, and local guidelines, including those set forth in PRC Section 21083.2.

23. Discovery of Paleontological Resources.

a. Prior to commencement of any grading activity on the Project site, the General Manager of the City of Los Angeles Department of Building and Safety, or designee, shall verify that a qualified paleontologist has been retained by the Project Applicant. In addition, the General Manager of the City of Los Angeles Department of Building and Safety, or designee, shall verify that all Project grading and construction plans include notes specifying that if paleontological resources are encountered during the course of ground disturbance, work in the immediate area of the find shall be redirected and the paleontologist shall be contacted to assess the find for scientific significance. If determined to be significant, the fossil shall be collected from the field. The paleontologist may also make recommendations regarding additional mitigation measures, such as paleontological monitoring. Scientifically significant resources


shall be prepared to the point of identification, identified to the lowest taxonomic level possible, cataloged, and curated into the permanent collections of a museum repository. If scientifically significant paleontological resources are collected, a report of findings shall be prepared to document the collection.

24. Geotechnical Study.

a. Prior to issuance of grading permits, the project Applicant shall submit a Final Geotechnical Investigation to the General Manager of the City of Los Angeles Department of Building and Safety, or designee, for review and approval. All grading operations and construction shall be conducted in conformance with the recommendations included in the geotechnical reports for the Project, including the Geotechnical Investigation (LGC Valley, Inc. 2016a) and the Final Geotechnical Investigation. Grading plan review shall be conducted by the General Manager of the City of Los Angeles Department of Building and Safety, or designee, prior to the start of grading to verify that requirements specified in the Geotechnical Investigation have been appropriately incorporated into the project plans. Design, grading, and construction shall be performed in accordance with the requirements of the City of Los Angeles Building Code and the California Building Code (CBC) applicable at the time of grading, appropriate local grading regulations, and the recommendations of the project geotechnical consultant as summarized in the geotechnical reports for the project.

25. Grading (20,000 Cubic Yards, or 60,000 Square Feet of Surface Area or Greater).

a. Impacts will result from the alteration of natural landforms due to extensive grading activities. However, this impact will be mitigated to a less than significant level by designing the grading plan to conform with the City's Landform Grading Manual guidelines, subject to approval by the Department of City Planning and the Department of Building and Safety's Grading Division. Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and fills. All grading activities require grading permits from the Department of Building and Safety. Additional provisions are required for grading activities within Hillside areas. The application of BMPs includes but is not limited to the following mitigation measures:

A deputy grading inspector shall be on-site during grading operations, at the owner’s expense, to verify compliance with these conditions. The deputy inspector shall report weekly to the Department of Building and Safety (LADBS); however, they shall immediately notify LADBS if any conditions are violated.

i.

"Silt fencing” supported by hay bales and/or sand bags shall be installed based upon the final evaluation and approval of the deputy inspector to minimize water and/or soil from going through the chain link fencing potentially resulting in silt washing off-site and creating mud accumulation impacts.

ii.

"Orange fencing” shall not be permitted as a protective barrier from the secondary impacts normally associated with grading activities. Movement and removal of approved fencing shall not occur without prior approval by LADBS.

iii.

26. Construction Noise.


a. Prior to issuance of demolition permits, the General Manager of the City of Los Angeles (City) Department of Building and Safety, or designee, shall verify that all construction plans include notes stipulating the following:

The construction contractor shall schedule high noise- and vibration- producing activities between the hours of 8:00 a.m. and 5:00 p.m. to minimize disruption to sensitive uses.Grading and construction contractors shall use equipment that generates lower vibration levels, such as rubber-tired equipment rather than metal- tracked equipment.

i.

ii.

A temporary 10-foot (ft) high perimeter wall shall be placed along the east property lines such that the line of sight from ground-level construction equipment and sensitive receptors would be blocked. The construction barrier may be any material that has a minimum Sound Transmission Class (STC) rating of 28.

iii.

Construction haul truck and materials delivery traffic shall avoid residential areas whenever feasible.

iv.

The construction contractor shall place noise- and vibration-generating construction equipment and locate construction staging areas away from sensitive uses whenever feasible.

v.

The construction contractor shall use on-site electrical sources to power equipment rather than diesel generators where feasible.

vi.

All residential units located within 500 ft of the construction site shall be sent a notice regarding the construction schedule. A sign legible at a distance of 50 ft shall also be posted at the construction site. All notices and the signs shall indicate the dates and durations of construction activities, as well as provide a telephone number for the "noise disturbance coordinator.”

vii.

A "noise disturbance coordinator” shall be established. The disturbance coordinator shall be responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., starting too early, bad muffler) and shall be required to implement reasonable measures to reduce noise levels.

viii.

The use of large bulldozers or equipment with similar vibration levels shall be prohibited within 12 ft of any off-site structures.

ix.

27. HVAC Equipment.

a. Prior to issuance of any certificates of occupancy, the Project Applicant/Developer shall submit a final acoustical study, prepared by a qualified acoustical consultant, to the General Manager of the City of Los Angeles Department of Building and Safety, or designee, which demonstrates that noise from on-site HVAC equipment would not cause noise levels at the Los Feliz Charter School to exceed 67 dBA Leq, a noise level that equates to the existing ambient noise level plus 5 dBA. This can be achieved


by installing an HVAC system that generates noise levels that are less than 67 dBA Leq at a distance of 160 ft. or construction of parapet walls along with edge of the roof of the proposed buildings.

28. Construction Traffic Management Plan.

a. A Construction Traffic Management Plan shall be prepared for approval by the Los Angeles Department of Transportation General Manager, or designee, and implemented during Project construction. The Construction Traffic Management Plan shall be consistent with the Bureau of Street Services Work Area Traffic Control Manual and the City of Los Angeles Department of Building and Safety’s Good Neighbor Construction Practices. The Construction Traffic Management Plan may include, but not be limited to, the following:

Provisions for temporary traffic control during all construction activities adjacent to public right-of-way to improve traffic flow on public roadways and ensure the safe access into and out of the site (e.g., warning signs, lights and devices, flag-persons);

i.

Planning routine street closures outside of peak traffic hours (i.e., 6:00 a.m. to 9:00 a.m. and 3:30 p.m. to 7:00 p.m. Monday through Friday);

ii.

Rerouting construction trucks to reduce travel on congested streets;iii.

Prohibiting construction-related vehicles from parking on public streets;iv.

Providing safety precautions for pedestrians and bicyclists through such measures as alternate routing and protection barriers;

v.

Scheduling construction-related deliveries other than concrete and earth work related deliveries so as to reduce travel during peak travel periods;

vi.

Obtaining the required permits for truck haul routes from the City of Los Angeles prior to the issuance of any permits for the project;

vii.

Keeping all emergency access to the project site and adjacent areas clear and unobstructed during all phases of demolition and construction; and

viii.

Training flag-persons to assist in emergency response by restricting or controlling the movement of traffic that could interfere with emergency vehicle access.

ix.

29. Construction Activity and Haul Routes.

a. Prior to issuance of grading or construction permits, construction-related haul trips shall be approved by the Los Angeles Department of Transportation General Manager, or designee, and shall be scheduled in a manner to minimize disruptions to neighboring uses and shall be subject to approval. Specifically, construction related haul trips between the project site and the Sunshine Canyon landfill shall occur outside of the neighboring school start and dismissal times (not within 30 minutes before and 30 minutes after) in addition to complying with all relevant local codes


regarding construction activity hours. The specific haul route between the project site and the Sunshine Canyon landfill in Sylmar will start at the project adjacent SR-2 southbound on-ramp from the North San Fernando Road interchange, transferring onto the I-5 north, exiting onto exit 159A for Roxford Street, making a left turn onto Roxford Street and continuing onto North Sepulveda Boulevard, making a slight left onto San Fernando Road, and ending with a left turn onto Sunshine Canyon Road and the Sunshine Canyon landfill. The reverse is true for returning haul trips from the Sunshine Canyon landfill to the project site. This haul route is consistent with city designated haul routes.

30. Transportation Demand Management Plan.

a. A Traffic Demand Management Plan has been prepared for approval by the Los Angeles Department of Transportation General Manager, or designee, and shall be used to achieve reduction in single occupancy vehicle (SOV) trips generated during peak traffic periods. This summary of TDM strategies has been developed through coordination with City staff.

Ride-Sharing Programs - The provision of a waiting space for ride-share vehicles can help accommodate residents who do not own a personal vehicle but may require the use of one on an occasional basis. The accommodation of residents who do not own a personal vehicle helps reduce overall vehicle trips.

i.

Car-Sharing Program - The provision of a car-sharing program helps accommodate residents who do not own a personal vehicle by providing the occasional use of one when needed. The accommodation of residents who do not own a personal vehicle helps reduce overall vehicle trips.

ii.

Subsidized Transit Program - The project can encourage transit use beyond its strategic siting to an existing Metro Rapid line by subsidizing, either partially or fully, monthly Metro passes for residents. This would incentivize transit use by lowering its cost. Bulk purchase of passes and specific resident-eligible discounts can lower the cost of implementing such a program.

iii.

Provision of End of Bicycle Trip Facilities - The provision of bicycle-related amenities such as secure bike lockers and bike maintenance stations could encourage the use of bicycles for short neighborhood trips, thus reducing SOV trips.

iv.

Telecommuting Facilities - The project can provide facilities such as communal work spaces and/or meeting rooms with access to wireless Internet, printers, and fax machines. Accommodations for residents who choose to telecommute would eliminate their need to commute to off-site workplaces and therefore reduce vehicle trips.

v.

Marketing of Alternative Commuting Modes - The project can encourage alternative travel modes through the marketing of alternative travel mode options and on-site telecommuting opportunities to new residents.

vi.


vii. School Pool Program - Can help match residents with school-age children who go to the same schools for carpooling needs.

viii. Bike-Sharing Program and Bicycle Plan Trust Fund Payment - The project will contribute to improvements to nearby bicycle facilities through a one-time fixed fee contribution of $50,000 to be deposited into the City’s Bicycle Plan Trust Fund. Such a contribution will help improve the nearby bicycle network.

Administrative Conditions

31. Approvals, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, reviews or approval, plans, etc, as may be required by the subject conditions, shall be provided to the Department of City Planning for placement in the subject file.

32. Code Compliance. All area, height and use regulations of the zone classification of the subject property shall be complied with, except wherein these conditions explicitly allow otherwise.

33. Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded in the County Recorder’s Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assign. The agreement must be submitted to the Department of City Planning for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Department of City Planning for attachment to the file.

34. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public offices, legislation or their successors, designees or amendment to any legislation.

35. Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning and any designated agency, or the agency’s successor and in accordance with any stated laws or regulations, or any amendments thereto.

36. Building Plans. A copy of the first page of this grant and all Conditions and/or any subsequent appeal of this grant and its resultant Conditions and/or letters of clarification shall be printed on the building plans submitted to the Development Services Center and the Department of Building and Safety for purposes of having a building permit issued.

37. Corrective Conditions. The authorized use shall be conducted at all times with due regard for the character of the surrounding district, and the right is reserved to the City Planning Commission, or the Director pursuant to Section 12.27.1 of the Municipal Code, to impose additional corrective conditions, if, in the Commission’s or Director’s opinion, such conditions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property.

38. INDEMNIFICATION AND REIMBURSEMENT OF LITIGATION COSTS.

Applicant shall do all of the following:


Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of the City’s processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim.

a.

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

b.

Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $50,000. The City’s failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (ii).

c.

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

d.

If the City determines it necessary to protect the City’s interest, execute an indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition.

e.

The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City.

The City shall have the sole right to choose its counsel, including the City Attorney’s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation.

For purposes of this condition, the following definitions apply:

"City” shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers.


"Action” shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions include actions, as defined herein, alleging failure to comply with any federal, state or local law.

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

CPC-2016-4393-VZC-DB-CDO-SPR F-1

FINDINGS(As amended by the City Planning Commission on September 12, 2019)

Vesting Zone Change Findings.1.

The proposed zone change is in substantial conformance with the purposes, intent, and provisions of the General Plan and is in conformity with public necessity, convenience, general welfare and good zoning practice. The City of Los Angeles’ General Plan consists of the Framework Element, seven required Elements that are mandated by State law, including the Land Use, Mobility, Housing, Conservation, Noise, Safety, and Open Space Elements along with optional Elements such as the Air Quality, Service Systems, and Plan for a Healthy Los Angeles. The Land Use Element is comprised of the 35 individual Community Plans of Los Angeles. This Element provides relevant goals, objectives, policies, and programs that are established in the General Plan that form the basis for staff’s recommended actions for the proposed project.

a. Pursuant to Section 12.32 C of the Municipal Code, and based on these findings, the recommended action is deemed consistent with public necessity, convenience, general welfare and good zoning practice.

Public Necessity, Convenience, and General Welfare

As previously described, the project site is located within the Glassell Park neighborhood of the Northeast Los Angeles Community Plan area. The neighborhood, as described by the Community Plan, is a complex corridor linking Cypress Park, Mount Washington, Atwater Village, Highland Park, and Eagle Rock. It contains primarily residential and commercial uses with some industrial activity. Land uses in this neighborhood have evolved into a mixture in some areas of residential that are not always buffered from adjacent commercial and industrial uses. There are also areas zoned for higher density residential but have not historically been developed to that intensity and remain low density residential land uses.

The existing [Q]M1-1 Zone would prohibit the redevelopment of the project site with a new residential building. The Sustainable City pLAn issued by the Mayor establishes a goal to create 100,000 dwelling units by the year 2021. Additionally, the plan indicates a need to not only enable the production of additional housing, but to encourage the production of affordable housing. The Vesting Zone Change would permit the redevelopment of the site with a five (5)-story apartment building with 370 dwelling units. The project would also contain 31 dwelling units reserved for Very Low Income Households, as defined by LAMC Section 12.22 A.25.

The project site is not located within a Transit Priority Area, as defined by Senate Bill (SB 743). However, Metro Bus Lines 90, 91, 94 and 794 run along San Fernando Road and there is also a bus stop directly in front of the proposed development. The bus lines would be able to provide connections to other public transit lines such as the Metro Red, Purple, and Gold Lines, and a number of other bus lines located at Union Station. As proposed, the Project would place additional housing within proximity to public transit, and employment centers.


The project proposes to demolish the existing one (1)-story storage, warehouse, and distribution center to construct a new five (5)-story housing project. As a new housing project with six (6) or more dwelling units, the project is required to provide open space for the future residents. Private open space would be provided for 337 units through private balconies. Common open space would be provided by centrally located, outdoor courtyards, rooftop amenities and a club/fitness area. The dwelling units have been designed around the courtyards, with open walkways providing access to the dwelling units. As proposed, the project would not only introduce additional housing and affordable housing, but would provide on-site outdoor open space and a shared co-work space located on the ground floor and along the public right-of-way. As proposed, the project would be consistent with the public necessity, convenience, and general welfare of the surrounding area.

Good Zoning Practice

The existing zone of the subject site is [Q]M1-1-CDO with a General Plan Land Use designation of Limited Industrial. The recommended zone is for a (T)(Q)CM-1-CDO Zone. The CM (Commercial Manufacturing) Zone is a corresponding zone within the Limited Industrial land use designation in the Northeast Los Angeles Community Plan. Therefore, the requested zone change is appropriate. The need for the zone change is due to the fact that the M1 Zone does not allow for housing, while the CM Zone does.

As recommended, the Vesting Zone Change to (T)(Q)CM-1 would permit the redevelopment of the project site with a new housing development that will contain 31 affordable housing units and 1,914 square feet of shared co-work space. The site is located within an area of the City which is developed with a mixture of residential, commercial, and industrial uses.

The recommended Vesting Zone Change would enable the development of housing in an area that serves as a local and regional connector. The subject site is supported by surrounding commercial uses and is in close proximity to a major freeway, local bus lines, neighborhood serving uses such as grocery stores, public storage facilities, and three (3) schools making the proposed project consistent with Objective 1-2 and identified programs of the Community Plan:

Objective 1-2: To allocate land for new housing to accommodate a growth of population that is consistent with and promotes the health, safety, welfare, convenience, and pleasant environment of those who live and work in the community based on adequate infrastructure and government services, especially schools.

The development of the project site with 31 units reserved for Very Low Income Households would introduce a new type of housing, which would provide an opportunity for long-term residency in a multi-family setting. The closest residential development is a single family neighborhood approximately 300 feet away to the east, which is buffered by existing commercial and industrial uses along San Fernando Road. The proposed use is an allowed use in the proposed CM Zone. The requested zone change requires a commercial component in order to be consistent with Northeast Commercial Zones, which does not allow 100 percent residential uses.


In conjunction with the redevelopment of the site, the proposed building would be required to comply with the current open space requirements of the Zoning Code. The project would be required to provide 42,900 square feet of open space and 93 trees. Seeing that the existing use on the subject site is a storage, warehouse and distribution center, it has no open space areas and minimal landscaping. The project proposes to provide centrally located, outdoor courtyards, which the dwelling units have been designed around. In addition to the courtyards, there are two (2) rooftop deck amenities, a club/fitness areas, and a shared co-work space on the ground floor available to residents and the general public. Additional open space would be provided through private balconies for 337 of the 370 proposed units. The units on the ground floor will all have balconies that look out either to the driveway or towards San Fernando Road. The proposed project also incorporates landscaping all along the perimeter of the development. The site currently contains a slight grade change increasing from the San Fernando street level up towards the center of the site. The proposed project, however, includes grading the site so that it is more at street level.

As recommended, the Vesting Zone Change would permit the development of the site with a use that is compatible with the surrounding area and would support the goals, objectives, and policies of the General Plan.

2. Density Bonus/Affordable Housing Incentives Program Determination

In accordance with California State Law (including Senate Bill 1818, and Assembly Bills 2280 and 2222), the applicant is proposing to utilize Section 12.22 A.25 (Density Bonus) of the Los Angeles Municipal Code (LAMC), which permits a density bonus of 35 percent. This allows for 372 total dwelling units in lieu of the otherwise maximum density limit of 275 dwelling units on the property. A density bonus is automatically granted in exchange for the applicant setting aside a portion of dwelling units, in this case 11-percent, for habitation by Very Low Income Households for a period of 55 years. Consistent with the Density Bonus Ordinance, the Applicant is also automatically granted a reduction in required parking based on two Parking Options, and a reduction based on the Bicycle Parking Ordinance. The Applicant selected Parking Option 1, which requires a total of 566 parking spaces.

LAMC Criteria

As permitted by LAMC Section 12.22 A.25 the applicant is requesting one (1) Incentive that will facilitate the provision of affordable housing at the site: an increase in the allowable Floor Area Ratio from 1.5:1 to 3:1. Pursuant to LAMC Section 12.22 A.25 (e)(2), in order to be eligible for any on-menu incentives, a Housing Development Project (other than an Adaptive Reuse Project) shall comply with the following criteria, which it does:

a. The fagade of any portion of a building that abuts a street shall be articulated with a change of material or a break in plane, so that the fagade is not a flat surface.

As evident in Exhibit A, the proposed project has one street-facing fagade along San Fernando Road. This fagade as well as all others will be articulated with both a change of materials and colors. It will also include various building planes with recessed windows and projecting balconies. Proposed building materials include light sand finish stucco, wood plank tile, metal siding, vinyl windows, metal awnings, metal slats with wood grain finish, concrete, cor-ten panel tile, and screening for the parking structure. Proposed colors include white, variations of gray, and variations of brown.


b. All buildings must be oriented to the street by providing entrances, windows architectural features and/or balconies on the front and along any street facing elevation.

The proposed project has one street-facing fagade along San Fernando Road. This portion of the development has two (2) pedestrian access points along this fagade. The main entrance to the development leads to the lobby directly from the public right-of-way. The entrance to the co-work space is also along this fagade. The perimeter of the development is lined with landscaping such as trees and shrubs. The fagade of the development includes projections, varying rooflines, alternating materials and colors, and recessed windows.

The Housing Development Project shall not involve a contributing structure in a designated Historic Preservation Overlay Zone (HPOZ) and shall not involve a structure that is a City of Los Angeles designated Historic-Cultural Monument (HCM).

c.

The proposed project is not located within a designated Historic Preservation Overlay Zone, nor does it involve a property that is designated as a City Historic-Cultural Monument.

d. The Housing Development Project shall not be located on a substandard street in a Hillside Area or in a Very High Fire Hazard Severity Zone as established in Section 57.25.01 of the LAMC.

The project is not located in a Hillside Area, nor is it located in a Very High Fire Hazard Severity Zone.

DENSITY BONUS/AFFORDABLE HOUSING INCENTIVES COMPLIANCE FINDINGS

a. Pursuant to Section 12.22 A.25(c) of the LAMC, the Director shall approve a density bonus and requested incentive(s) unless the director finds that:

i. The incentives are not required to provide for affordable housing costs as defined in California Health and Safety Code Section 50052.5 or Section 50053 for rents for the affordable units.

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

The list of on-menu Incentives in 12.22 A.25 was pre-evaluated at the time the Density Bonus Ordinance was adopted to include types of relief that minimize restrictions on the size of the project. As such, the Director will always arrive at the conclusion that the density bonus on-menu incentives are required to provide for affordable housing costs because the incentives by their nature increase the scale of the project.


The requested Incentive, an increase in the Floor Area Ratio, is expressed in the Menu of Incentives per LAMC 12.22 A.25(f) and, as such, permit exceptions to zoning requirements that result in building design or construction efficiencies that provide for affordable housing costs. The requested incentive allows the developer to expand the building envelope so the additional units can be constructed and the overall space dedicated to residential uses is increased. This Incentive supports the applicant’s decision to set aside 31 Very Low Income Households for 55 years.

Floor Area Ratio Increase: The subject site is zoned [Q]M1-1-CDO-RIO which does not allow residential uses. However, the applicant requests a Zone Change to the CM zone, which would allow 275 units on the 219,842-square foot site, with a maximum 1.5:1 Floor Area Ratio (FAR) and an unlimited height. The FAR Increase Incentive permits a 3:1 FAR in lieu of the 1.5:1 FAR allowed by-right.

While the proposed project qualifies for a maximum 3:1 FAR, the proposed project is actually providing a maximum floor area of 431,504 square feet or a 2.06:1 FAR. The proposed 2.06:1 FAR creates 117,530 additional square feet.

Buildable Area (sf) By-Right FAR 209,316

Total Floor Area (sf) 313,974__________1.5:1

Buildable Area (sf) Incentive FAR T otal Floor Area (sf) Additional Area (sf)627,948- 313,974=313,974

Floor

209,316 3:1 627,948

Buildable Area (sf) Proposed FAR T otal Floor Area (sf) Additional FloorArea (sf)

209,316 2.06:1 431,504 431,504-313,974=117,530

*buildable area is the area of the site, excluding those portions required for yard spaces

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

There is no evidence in the record that the proposed Density Bonus Incentive(s) will have a specific adverse impact. A "specific adverse impact” is defined as, "a significant, quantifiable, direct and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” (LAMC Section 12.22.A.25(b)). The finding that there is no evidence in the record that the proposed Incentive(s) will have a specific adverse impact is further supported by the recommended CEQA finding. The findings to deny an Incentive under Density Bonus Law are not equivalent to the findings for determining the existence of a significant unavoidable impact under


CEQA. However, under a number of CEQA impact thresholds, the City is required to analyze whether any environmental changes caused by the project have the possibility to result in health and safety impacts. For example, CeQa Guidelines Section 15065(a)(4), provides that the City is required to find a project will have a significant impact on the environment and require an EIR if the environmental effects of a project will cause a substantial adverse effect on human beings. The proposed project and potential impacts were analyzed in accordance with the City’s Environmental Quality Act (CEQA) Guidelines. An Initial Study was prepared and concluded that a Mitigated Negative Declaration could be adopted, including, on the basis that none of the potential environmental effects of the proposed project would cause substantial adverse effects on human beings. Based on all of the above, there is no basis to deny the requested Incentive.

iii. The Incentive(s) are contrary to state or federal law.

There is no substantial evidence in the record that the proposed Incentive is contrary to state or federal law.

DENSITY BONUS LEGISLATION BACKGROUND

The California State Legislature has declared that "[t]he availability of housing is of vital statewide importance," and has determined that state and local governments have a responsibility to "make adequate provision for the housing needs of all economic segments of the community." Section §65580, subds. (a), (d). Section 65915 further provides that an applicant must agree to, and the municipality must ensure, the "continued affordability of all Low and Very Low Income units that qualified the applicant” for the density bonus.

With Senate Bill 1818 (2004), state law created a requirement that local jurisdictions approve a density bonus and up to three "concessions or incentives” for projects that include defined levels of affordable housing in their projects. In response to this requirement, the City created an ordinance that includes a menu of incentives (referred to as "on-menu” incentives) comprised of eight zoning adjustments that meet the definition of concessions or incentives in state law (California Government Code Section 65915). The eight on-menu incentives allow for: 1) reducing setbacks; 2) reducing lot coverage; 3) reducing lot width, 4) increasing floor area ratio (FAR); 5) increasing height; 6) reducing required open space; 7) allowing for an alternative density calculation that includes streets/alley dedications; and 8) allowing for "averaging” of FAR, density, parking or open space. In order to grant approval of an on-menu incentive, the City utilizes the same findings contained in state law for the approval of incentives or concessions.

California State Assembly Bill 2222 went into effect January 1, 2015, and with that Density Bonus projects filed as of that date must demonstrate compliance with the housing replacement provisions which require replacement of rental dwelling units that either exist at the time of application of a Density Bonus project, or have been vacated or demolished in the five-year period preceding the application of the project. This applies to all pre-existing units that have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control (including Rent Stabilization Ordinance); or is occupied by Low or Very Low Income Households (i.e., income levels less than 80 percent of the area median income [AMI]). The replacement units must be equivalent in size, type, or both and be made available at affordable


rent/cost to, and occupied by, households of the same or lower income category as those meeting the occupancy criteria. Prior to the issuance of any Director’s Determination for Density Bonus and Affordable Housing Incentives, the Housing and Community Investment Department (HCIDLA) is responsible for providing the Department of City Planning, along with the applicant, a determination letter addressing replacement unit requirements for individual projects. The City also requires a Land Use Covenant recognizing the conditions be filed with the County of Los Angeles prior to granting a building permit on the project.

Assembly Bill 2222 also increases covenant restrictions from 30 to 55 years for projects approved after January 1, 2015. This determination letter reflects these 55-year covenant restrictions.

Under Government Code Section § 65915(a), § 65915(d)(2)(C) and § 65915(d)(3) the City of Los Angeles complies with the State Density Bonus law by adopting density bonus regulations and procedures as codified in Section 12.22 A.25 of the Los Angeles Municipal Code. Section 12.22 A.25 creates a procedure to waive or modify Zoning Code standards which may prevent, preclude or interfere with the effect of the density bonus by which the incentive or concession is granted, including legislative body review. The Ordinance must apply equally to all new residential development.

In exchange for setting aside a defined number of affordable dwelling units within a development, applicants may request up to three incentives in addition to the density bonus and parking relief which are permitted by right. The incentives are deviations from the City’s development standards, thus providing greater relief from regulatory constraints. Utilization of the Density Bonus/Affordable Housing Incentives Program supersedes requirements of the Los Angeles Municipal Code and underlying ordinances relative to density, number of units, parking, and other requirements relative to incentives, if requested.

For the purpose of clarifying the Covenant Subordination Agreement between the City of Los Angeles and the United States Department of Housing and Urban Development (HUD) note that the covenant required in the Conditions of Approval herein shall prevail unless pre-empted by State or Federal law.

Community Design Overlay - Plan Approval Findings3.

a. The project substantially complies with the adopted Community Design Overlay Guidelines and Standards.

Site Plan:

Street Frontage

Guideline 1: Encourage an inviting pedestrian environment and provide for streetwall continuity by locating buildings with a consistent setback, orienting buildings to the street and providing pedestrian amenities along the front of buildings. Site plans that fortify individual projects rather than connect them to the street are strongly discouraged.

Standard 1a: Align the front fagade of new structures with adjacent structures to the greatest extent allowed by the Zoning Code.


Standard 1b: Provide a prominent pedestrian entrance with a walkway that leads directly from the entrance to the street.

Standard 1c: Where projects have multiple residential units at ground level, individual entrances are encouraged.

Adjacent buildings along this western side of San Fernando Road are on average, built up to their front property lines and consist of lower building heights compared to the proposed development. The proposed project is proposing a front yard setback of 12-feet even though there is no required front yard setback under the requested zone of CM. The 12- foot setback being provided will help to reduce the massing of the taller building being proposed. As evident in Exhibit A, there are two (2) pedestrian entrances along the street frontage, one of which being the main one that leads from the public right-of-way directly to the lobby entry. The other is directly next to the proposed co-work space, also along San Fernando road. These pedestrian entrances include walkways, stairs, and a bench for the main lobby entrance. The proposed project does include multiple residential units at the ground level and each has their own, individual entrance that opens out to the internal passageways. The units also have private balconies that face out towards the street. Therefore, the proposed project complies with this Guideline.

Open Space

Guideline 2: Encourage the use of open surface area for open space, landscaping and recreation areas by minimizing surface parking and by providing adequate separation between existing and new structures.

Standard 2a: Open space yard areas and courtyards with a minimum dimension of 15 feet are encouraged between existing structures and new structures on the same parcel.

The project proposed the demolition of all existing structures, which include a storage, warehouse and distribution center to make room for the construction of a new 370-unit residential structure with 1,914 square feet of co-work space. As evident in Exhibit A, the only open surface areas within the development contain two (2) courtyards, two (2) drive courts, and a fire lane, which will contain grasscrete and permeable paving. There are no surface parking areas proposed, as the parking will be provided in a seven (7)-story structure. Therefore, the proposed project complies with this Guideline.

Parking and Circulation

Guideline 3: Parking areas and the driveways that accompany them can contribute to a cluttered appearance and can diminish the pedestrian livelihood of a street. Such areas should be kept out of view from the public street to the greatest extent possible.

Standard 3a: Driveways within the front yard area should be no wider than 15 feet unless additional width is needed to accommodate entry ramps into subterranean parking areas.

Standard 3b: Parking areas should be located underground, at the rear of properties or at other suitable locations that are not visible from the public street. Multiple garage bays along the front of a building should be avoided. Surface parking areas and driveway “backup" space between a structure and the public street (regardless of setback requirements) are prohibited.


The proposed project includes the construction of a new seven (7)-story-parking structure. As evident in Exhibit A, the structure will be located to the northwest of the site, abutting the Glendale -SR 2 Freeway. The proposed development has one street facing fa?ade, along San Fernando Road to the east. The parking structure is located behind the residential development so as not to be seen from the public right-of-way. While the structure will be two (2)-stories taller than the residential structures, only the top portion will be visible. From the freeway, the parking structure will be visible however; it will be screened to reduce the massing and scale. There are no driveways within the front yard of the development and there are also no surface parking areas or driveway "back-up” spaces between structures and the public street. Therefore, the project complies with this Guideline.

Building Design:

Scale

Guideline 3: The overall scale of all buildings should maintain existing height and massing patterns on streets where a consistent pattern exists. A building that is larger than its neighbors can still be in scale and be compatible with the smaller buildings in the area through facade articulations and through setbacks to upper floors. In other cases, it may be necessary to reduce the height or bulk of the building.

Standard 3a: Where the height of a building would be inconsistent with the height of adjacent buildings as viewed from the street, upper-floor stepbacks should be used to adequately maintain the appearance of a prevailing height. A minimum 15-foot stepback of upper floors from the building front is recommended when new buildings or additions will be a full floor higher than adjacent structures.

Standard 3b: Where the massing of a building would be inconsistent with the massing of adjacent buildings as viewed from the street (for instance where a building would be two or three times the width of neighboring buildings), articulation and setbacks should be used to recreate existing massing patterns on the street to the greatest extent possible.

The project proposes a five (5)-story residential development which will be located along San Fernando Road as well as to the rear of the site. The project also includes a seven (7)- story parking structure which will abut the Glendale-SR 2 Freeway and will not be along the street frontage. The surrounding area contains an average of one (1) to two (2) story structures with the exception of a five (5)-story school across the street. While the scale of the proposed project is larger than the average surrounding developments, the project incorporates a variety of massing techniques to reduce the visual impact to the area. For example, as evident in Exhibit A, the fa?ade has a pattern of alternating colors and materials. There are also varied rooflines, which contribute to the articulation. The development also proposes a buffer of landscaping along the San Fernando street frontage which will help to reduce the bulk along the street frontage accessed by the public. The portions of the development with the tallest structures are also located towards the rear and the corner of the site, which are not abutting the street frontage. Therefore, the proposed project complies with this Guideline.

Articulation and Fenestration


Guideline 4: Buildings should be composed of a rich variety of forms and contrasting shapes that will provide depth and texture and will avoid the appearance of monotonous architecture.

Standard 4a: At minimum, all exterior building elevations should provide a break in the plane every 20 feet in horizontal length and every 15 feet in vertical length, created by a change in plane, architectural detail or a change in material. Windows or doors that are flush with the plane of the building and exterior hallways and stairwells shall not constitute a change in material or break in the plane.

Standard 4b: Rooflines should include articulation that corresponds to articulation found on the building fagade. At minimum rooflines that exceed 40 feet shall provide articulation in the form of vertical changes in plane or variation in roof types.

Standard 4c: Outdoor hallways and stairwells are generally discouraged and if used should be integrated into the overall structure through facades, materials and a cohesive architectural strategy.

The proposed project, as evident in Exhibit A, contains facades that provide articulation and fenestration by utilizing a variety of colors and materials, varied rooflines, and changes in plane. The project includes metal and wood siding with recessed windows, stucco pop- outs and wood siding with recessed windows, wood tiles, metal trims, and metal siding. There are no outdoor hallways or stairwells proposed as part of the project. As proposed, the project complies with this Guideline.

Guideline 5: Buildings should have meaningful fenestration that establishes a clear pattern on the fa?ade (with special attention paid to facades that are visible from the street) and that provides depth and additional articulation. Openings such as doors and windows should not be designed as an after-thought once the floor plan of a structure has been established, but rather should serve as an integral part in how the building relates to both the public and private realm.

Standard 5a: Recess windows and doors along the street front at least three inches from the fagade. Window frames and sills are strongly encouraged.

Standard 5b: Special attention should be paid to window alignment and patterns. Where appropriate, windows should be aligned along their top-line.

Standard 5c: Canopies and awnings, which provide additional fagade articulation and provide shade, are encouraged, especially on facades where articulation is otherwise minimal.

As conditioned, the proposed windows and doors will be recessed at least three (3)-inches from the fa?ade. As evident in the Exhibit, windows are aligned along their top-line. The proposed structures provide fenestration and articulation by providing an alternating pattern of various colors and materials. The project also proposes varied rooflines to provide additional articulation.

Guideline 6: Building materials should be varied and should reflect a high level of quality and craftsmanship. The use of varied materials adds texture and depth to a fa?ade and assists in providing needed articulation. Where specific building materials are found in


abundance on a street front, such as wood siding or river rock, such materials should be incorporated into the fa?ade of new buildings

Standard 6a: Plaster or stucco finishes should not comprise more than 75% of the surface area of any exterior elevation (as viewed from an elevation projection excluding window and door area). Heavily textured stucco finishes are prohibited.

Standard 6b: The exterior finish on all balconies should employ a finish material that is different, from the finish material employed on the primary body of the building.

Standard 6c: All building fixtures, awnings, security gates, etc., should complement and be architecturally integrated to the design of the building.

As evident in the Exhibit, the project incorporates a variety of materials and finishes. As conditioned, plaster or stucco finishes will not comprise more than 75 percent of the surface area of any exterior elevation (as viewed from an elevation projection excluding window and door area). As conditioned, heavily textured stucco finishes will not be used and all building fixtures including awnings, security gates, etc. will be architecturally integrated into the design of the building. The proposed project incorporates balconies with exterior finishes that are different from the finish material on the primary body of the building.

Guideline 7: Additions and new structures within rear yards should be of a scale and style that is compatible with existing development on the site and with adjacent structures.

Standard 7a: Provide roof forms on additions and new structures that are reasonably compatible with existing on-site development.

Standard 7b: Provide fenestration on additions and new structures that is reasonably compatible with existing on-site development.

Standard 7c: Utilize building materials on additions and new structures that are reasonably compatible with existing on-site development.

Standard 7d: Modifying existing building materials (such as stuccoing over and existing structure that might otherwise have desirable exterior finish materials), fenestration or roofs so as to achieve uniformity should be avoided.

The proposed project includes the demolition of all existing structures and the construction of a new residential development. There are no additions proposed, therefore, this Guideline does not apply.

Architectural Features:

Guideline 5: Emphasize pedestrian orientation and accessibility by creating well- articulated, inviting building entrances and by orienting building entrances toward the street.

Standard 5a: Orient primary entrances toward the street. Emphasize entrances through architectural features such as front porches, awnings, columns and/or prominent walkways.

Standard 5b: Where multiple ground level entrances exist, individual building entrances should be architecturally emphasized according to Standard 5a.


The proposed project includes one primary pedestrian entrance from the public right-of- way along San Fernando Road. Stairs, a bench, a gate and a pathway to the lobby emphasize this entrance. There are two vehicle entrances to the parking structure of the development. Both are accessed via a driveway that connects to San Fernando Road. The first entrance is emphasized by a drive court that is lined with trees and landscaping. As evident in the Exhibit, most of the units along the street frontage contain private decks that face the public street and along the drive court. Therefore, the proposed project complies with this Guideline.

Guideline 6: Encourage architectural compatibility by designing additions and rear-yard infill projects to have compatible architectural features.

Standard 6a: Where existing structures on a site contain architectural features such as porches, bay windows, decorative roof brackets etc. such features should be repeated on additions or new infill structures. Architectural features should be repeated to a lesser degree of detail when inspired from historic structures.

Standard 6b: Where additions and rear-yard infill projects are adjacent to R1 lots the project should provide horizontal stepbacks above the first 30 vertical feet (in areas where structures are permitted to exceed 30 feet) along the building fagade abutting the R1 lot. The maximum stepback height shall be measured from a 45 degree angle from the 30 vertical feet mark.

The proposed project includes the demolition of the existing storage, warehouse and distribution center. None of the existing structures will remain. The proposed project is completely new construction not adjacent to R1 zoned lots. Therefore, this Guideline does not apply.

Guideline 7: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property should be preserved or replaced with designs and materials that match the original where modifications to an existing structure are proposed. Building modifications that diminish the architectural integrity of existing buildings should be avoided.

Standard 7a: Materials such as stone, brick, tile and natural wood finishes on existing structurally viable buildings should not be painted over, removed or otherwise obscured.

Standard 7b: Decorative features such as corbels, friezes, transom windows, pilasters and other such character defining architectural elements should be preserved and should not be painted over, removed or concealed by building additions, structural elements, signage or facades.

Standard 7c: Existing doors and windows should be retained and if needed, repaired rather than replaced. If replacement of such features is needed, in-kind materials should be used. The alteration of existing door and window openings along facades that are visible from the street is discouraged.

Standard 7d: Where appropriate paint colors should accentuate architectural features. In many instances a three-color paint scheme for body, trim and accent pieces is preferred.


Overly bright paint colors, and fluorescent paint colors shall not be used. Colors such as beige, white and gray that produce glare, should be used sparingly.

Standard 7e: All vents, gutters, down spouts, etc. should be painted to match the color of the adjacent surface, unless being used expressly as a trim or accent element.

The proposed project includes the demolition of the existing storage, warehouse and distribution center. None of the existing structures will remain. As evident in the Exhibit, the project proposes to contain a neutral color palette including varying shades of gray, brown, and white. There are also a variety of materials proposed such as light sand stucco, wood plank tile, metal siding, concrete, metal awnings, and vinyl windows. As conditioned, overly bright paint colors and fluorescent paint colors will not be used and all vents, gutters, down spouts, etc. will be painted to match the color of the adjacent surface, unless being used expressly as a trim or accent element.

Landscaping:

Guideline 8: In addition to aesthetic benefits, landscaping provides shade, reduces glare and minimizes surface runoff during rainy periods. Projects should provide landscaping that complements existing architecture, provides shade to pedestrian areas and that provides a high level of surface permeability.

Standard 8: Projects shall comply with the City Landscape Ordinance and the accompanying Guidelines.

As conditioned, the proposed project will comply with the City Landscape Ordinance and accompanying Guidelines.

Guideline 9: Front yard and outdoor spaces such as common and private open space should be developed to an extent that encourages use and enhances the livability of residential structures.

Standard 9a: All projects shall comply with the Open Space Requirements listed in Section 12.21 G of the LAMC. All subsequent Standards shall enhance those requirements found within the LAMC.

Standard 9b: Utilize drought tolerant plant species within required open space areas to the greatest extend possible.

Standard 9c: Open space areas should not have slopes exceeding 10%.

As evident in the Exhibit, the project is required to provide 42,900 square feet of open space. The project proposes, and is conditioned to provide a total of 58,866 square feet of open space. The project is providing a roof deck structure, a club/fitness area, three courtyards, and a roof deck courtyard. The project is also providing private open space by providing private decks for 337 of the 370 dwelling units. As conditioned, the project will comply with LAMC Section 12.21 G and there will be no open space area with a slope of more than 10 percent.

Guideline 10: Front yards provide for transition between the public right of way and the residential building. Front yard areas should remain open and used for landscaping and


passive recreation space. In order to maintain a consistent streetwall, avoid the appearance of clutter and minimize excessive surface water runoff during rainy seasons massive fences, parking areas and excessive paving should be avoided in the front yard area.

Standard 10a: Develop front yards with a prominent front walkway that leads directly from the sidewalk to the pedestrian entrance. Walkways should be improved with stamped concrete, brick, tile, stone or other such decorative surfaces.

Standard 10b: Paving surfaces should be provided exclusively for driveways and walkways. Parking areas located between the front of a structure and the front property line (regardless of setback requirements) and paving of front yards not used for driveways and walkways is inappropriate.

Standard 10c: Front yard fences shall not exceed the height permitted by the Zoning Code and should be comprised of transparent materials such as darkly colored (black or dark green) non-decorative wrought iron. Where Yard Adjustment Variances have been granted by the Zoning Administrator to allow over-height fences, such fences should be constructed only of materials enumerated above.

Standard 10d: Concrete block walls, concrete block pilasters, chain link and overly decorative and/or brightly colored wrought iron should not be used for front yard fences or any fences along a public street.

The front yard for the subject site would be the portion of the property along San Fernando Road. Along that frontage, the project proposes a pedestrian walkway with a bench directly connecting the development to the public right-of-way. This walkway would lead to the pedestrian gate and lobby to the development. There is a second entrance to the development located off the entry drive, which incorporates paving and landscaping to help identify the entrance. There are no parking areas located between the front of the structures and the front property line. The project does not include front yard fences, concrete block walls, concrete block pilasters, or fences along a public street. Therefore, the proposed project complies with this Guideline.

Mechanical Equipment:

Guideline 10: Trash enclosures should be designed so that trash and recycle bins are not visible to the general public.

Standard 10a: Enclose all trash collection areas with a minimum six-foot high decorative wall or fence.

Standard 10b: Provide a separate enclose area for recyclable materials for each trash enclosure.

As evident in the Exhibit, the project includes two trash/recycling collection rooms which are located within the parking structure at the northwestern portion of the site. The collection rooms will not be visible to the general public, as they are within the parking structure. Therefore, as conditioned and as seen in the Exhibit, the project complies with this Guideline.


Guideline 11: Wireless telecommunication facilities should be designed so as to appear compatible with or complementary to surrounding architecture and structures.

Standard 11a: Where possible, wireless telecommunication facilities should be incorporated into existing buildings and other structures and should appear unobtrusive.

Standard 11b: Roof-top wireless facilities should be located so at to be least disruptive to the primary visible fagade of the building and should be screened by materials that are simple and do not compete with or attempt to replicate the architectural features of the existing building.

The project as proposed does not contain new wireless telecommunications facilities. Therefore, this Guidelines does not apply.

b. The structures, site plan and landscaping are harmonious in scale and design with existing development and any cultural, scenic or environmental resources adjacent to the site and the vicinity.

The proposed project is for the demolition of the existing storage, warehouse, and distribution center for the construction of a new five (5)-story, 370-unit residential development with 1,914 square feet of co-work space and a seven (7) story parking structure. The subject site has one street facing fa?ade along San Fernando Road and abuts the Glendale - SR 2 Freeway to the northwest and north and the Southern Pacific Railroad to the southwest and south. The surrounding properties are developed with a mixture of residential, commercial, and manufacturing uses. The manufacturing uses include uses such as storage and warehousing. The existing buildings in the surrounding properties are one (1)- to two (2)-stories, with the exception of a school across the street which contains at least five (5)-stories.

While the proposed development is taller than the average structure in the area, the project incorporates a variety of design features that help to reduce the visual impact, such as alternating colors and materials both horizontally and vertically, varying rooflines along all elevations, recessing windows and slightly projecting balconies. These design features also help make the development compatible to the surrounding area, while also enhancing and complimenting existing development patterns. There are no identified cultural, scenic or environmental resources in the area. The proposed project, therefore, complies with the applicable CDO Guidelines and Development Standards.

Site Plan Review Findings.4.

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

As discussed in Finding No. 1, the recommended Vesting Zone Change for the project site would be consistent with the existing land use designation. The recommended CM Zone requires the same minimum lot area per dwelling unit as the R3 Zone. The R3 Zone requires 800 square feet per dwelling unit. Therefore, the by-right density with the recommended Zone Change would be 275 dwelling units. The by-right floor area ratio (FAR) allowed by the recommended Zone Change would be one and one-half times the buildable area of the lot or a 1.5:1 FAR. This would allow for 313,974 square feet.


As proposed, the project would provide 370 dwelling units with 31 set aside for Very-Low Income Households. In conjunction with the requested Vesting Zone Change, the Applicant has requested a 35-percent density bonus and one On-Menu Incentive pursuant to 12.22 A.25 of the LAMC or the Density Bonus/Affordable Housing Incentives Program. The one Incentive being requested is an increase in the FAR from 1.5:1 to 3:1. The 35-percent density bonus would allow a density maximum of 372 dwelling units. The 3:1 FAR would allow 627,948 square feet. The proposed project is for 370 dwelling units and a 2.06:1 FAR or 431,504 square feet.

As discussed in Finding No. 2 through 5, the project would meet the goals, objectives, and policies of the General Plan and the Northeast Los Angeles Community Plan area. As such, the project is in substantial conformance with the General Plan and Community Plan. The project site is not located within a specific plan area.

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

The project site is located on the northwestern side of San Fernando Road, directly abutting the Glendale-SR 2 Freeway. The surrounding properties are developed with a mixture of residential, commercial, and manufacturing uses. The manufacturing uses include uses such as storage and warehousing. The existing buildings in the surrounding properties are one (1)- to two (2)-stories, with the exception of a school across the street which contains at least five (5)-stories. As the project site is located within the Cypress Park-Glassell Park CDO, the project has been designed in accordance with the CDO Guidelines and as described below, would be compatible with the existing and future development on adjacent and neighboring properties.

Building Arrangement (height, bulk and setbacks)

As previously discussed, the project site is located within the Cypress Park-Glassell Park Community Design Overlay (CDO). The CDO contains Guidelines which require projects in the boundaries of the CDO to provide fa?ade articulation that help to reduce the visual impact of height, bulk, and massing. The ways in which the proposed project accomplishes that is by varying rooflines, varying materials and colors, providing recessed windows and projecting balconies, and articulating both horizontally and vertically. The project proposes a 12-foot front yard setback, 48-foot rear yard setback, a northern eight (8)-foot side yard setback, and a southern 43-foot side yard setback. The project also proposes landscaping all along the perimeter of the proposed development contributing to the reduction of massing.

The subject site is directly abutting the Glendale 2 Freeway to the north. The proposed site design for the project contains a seven (7)-story parking structure that abuts the freeway and is situated towards the rear of the site. At the top of the proposed standalone parking structure is open space amenities including a 2,381-square foot roof deck structure and a 5,307-square foot roof deck courtyard. Additionally, none of the proposed dwelling units are directly abutting the freeway. Along that northern property line, which abuts the freeway, is the proposed parking structure with rooftop amenities, the site’s trash collection areas, and landscaping buffers.


Off-Street Parking Facilities and Loading Areas

The project proposes to provide 597 automobile parking spaces for the 370 dwelling units and 1,914 square feet of co-work space. The parking spaces will be located within a seven (7)-story parking structure located behind the development and abutting the Glendale-SR 2 Freeway. Of the 597 spaces, 30 will be guest parking spaces. There is no large commercial component proposed as part of the project, therefore there is no loading area.

As conditioned, the proposed parking structure will be designed to be easily repurposed for other uses. By requiring the parking structure to be designed with sufficient clearance to be adaptable to other uses, the project is providing the flexibility for the conversion to other uses in the future providing compatibility with existing and future development.

Lighting

The proposed plans do not indicate a lighting plan; however, Condition No. 17 of the Conditions of Approval would ensure that the installation of lights would not result in a substantial amount of light that would adversely affect the day or night time views in the project vicinity.

Landscaping

Of the proposed 58,866 square feet of open space, 16,850 square feet would be provided through private open space. The remaining open space is provided as indoor and outdoor common open space. As indicated on Sheets A1.0, L-1.1, L-1.2, L-2.1, L-2.2, and L-2.3, the common open space is provided via a roof deck structure, club/fitness area, three (3) ground level courtyards, and a roof deck courtyard. The project has proposed landscaping throughout the project site and proposes to plant 180 24-inch box trees. The project has been conditioned to meet the LAMC Section 12.21 G for landscaping requirements unless otherwise prohibited by the Urban Forestry Division, Bureau of Public Works. The project has also been conditioned to provide mature trees for the purposes of screening the residential dwelling units along the northern fa?ade of the development, which abuts the Glendale 2 Freeway.

Trash Collection

The project proposes to provide two (2) trash and recycling collection rooms within the parking structure at the rear of the development. As indicated on Sheet A-3.0, there is a proposed trash staging area also at the rear of the development.

Fences and/or Walls

The proposed project does not incorporate new fences and/or walls. There is an existing security fence and retaining wall along the northern property line and abutting the Freeway off ramp. The retaining wall will be replaced with a "green” retaining wall as indicated on Sheet L-1.1.

Sustainability


The project has been conditioned to comply with the Los Angeles Municipal Green Building Code to be solar-ready. In addition, the project has proposed the installation of wiring for the future installation of electric vehicle charging stations for 20 percent of the proposed parking and the immediate installation of electric vehicle charging stations for five (5) percent of the proposed parking spaces. The project is being conditioned to install operational photovoltaic system (solar) that would offset the electrical demand of the EV chargers and other on-site electrical uses. The electric vehicle charging spaces and solar panels will improve habitability for residents and neighboring properties by reducing the level of greenhouse gas emissions and fuel consumption from the project site, in spite of increased parking capacity, through encouraging the use of low or zero emission vehicles. The EV ready parking spaces will also provide residents who use an electric vehicle a direct service amenity. The project has also been conditioned to install solar panels where appropriate on the subject development.

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

c.

The project proposes to provide a variety of unit types which include: 174 one (1)-bedroom units, 176 two (2)-bedroom units, and 20 three (3)-bedroom units. Pursuant to LAMC Section 12.21 G, the project would be required to provide 42,900 square feet of open space and 93 trees. As indicated on Sheets A1.0, L-1.1, L-1.2, L-2.1, L-2.2, and L-2.3, the project is proposing more than the required amount of open space and trees. The project proposes to provide 337 private balconies which would result in 16,850 square feet of private open space. In addition to the private open that would be provided, the project proposes to provide 7,800 square feet of roof deck structures, 3,439 square feet for a club/fitness area, 30,867 square feet in courtyards located on the ground level. Outdoor amenities would include landscaping and seating areas. Landscaping would include a total of 180 trees, to be planted on-site. In addition to recreational amenities, the project provides a co-work space on the ground level abutting San Fernando Road which is intended to function as a shared office available for use by residents and the general public for a fee. As proposed, the project would provide recreational and service amenities which would improve habitability for its residents and minimize impacts on neighboring properties.

Environmental Findings

5. Environmental Finding. A Mitigated Negative Declaration (MND), along with mitigation measures and a Mitigation Monitoring Program (ENV-2016-4393-MND), was prepared for the proposed project in compliance with the California Environmental Quality Act (CEQA). On the basis of the whole of the record before the lead agency including any comments received, the lead agency finds that, with imposition of the mitigation measures described in the MND there is no substantial evidence that the proposed project will have a significant effect on the environment. The attached Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis. The records upon which this decision is based are with the Environmental Review Section of the City Planning Department in Room 750, 200 North Spring Street.

6. Flood Insurance. The National Flood Insurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance No. 172,081, have been reviewed and it has been determined that this project is located in Zone C, areas of minimal flooding.

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