DEPARTMENT OF CITY PLANNING · residential floors above one ground floor which includes a...

DEPARTMENT OF CITY PLANNING

RECOMMENDATION REPORT

City Planning Commission Case No.: CPC-2015-926-DB-SPR

CEQA No.: ENV-2015-927-MND Incidental Cases: N/A Related Cases: N/A Council No.: 2 Plan Area: North Hollywood-Valley

Village Specific Plan: N/A Certified NC: Mid-Town North Hollywood GPLU: Community Commercial Zone: C4-1 Applicant: Larry Kruger,

Micropolitan LLC Representative: Joel Miller, PSOMAS

Date: May 28, 2015 Time: After 8:30 AM* Place: Van Nuys City Hall Council Chambers, 2nd

Floor 14410 Sylvan Street Van Nuys, CA 91401

Public Hearing: Required on May 28, 2015 Appeal Status: On-Menu Housing Incentive is

further appealable to the City Council by owner or tenant of an abutting property; Off-Menu Housing Incentive is not further appealable by any party; Site Plan Review is further appealable to the City Council by any party

Expiration Date:

August 10, 2015

Multiple Approval: Yes PROJECT LOCATION:

11405-11415 West Chandler Boulevard

PROPOSED PROJECT:

The construction of a seven-story mixed-use building consisting of 82 rental units and 1,000 square feet of commercial space with a total of 92 parking spaces and 152 bicycle stalls on a 25,497 square-foot site in the C4-1 Zone. The project includes a 30% density bonus request to provide 19 additional units, of which 7 units will be set aside for Very Low Income Households. The applicant is requesting one On-Menu Affordable Housing Incentive to allow an increase in the FAR to 3:1; and one Off-Menu Affordable Housing Incentive to waive the required Transitional Height requirement.

REQUESTED ACTION:

1. Pursuant to the Los Angeles Municipal Code Section 12.22-A,25(c), a 30% density bonus to provide 19 additional units, of which 11% (7 units) will be set aside for Very Low Income Households. The applicant is requesting one On-Menu Affordable Housing Incentive and one Off-Menu Affordable Housing Incentive as follows:

a. Pursuant to LAMC Section 12.22-A,25(f), an on-menu incentive to allow an increase

in the FAR to 3:1 in lieu of the maximum 1.5:1 FAR as required in LAMC Section 12.21.1-A,1; and

b. Pursuant to LAMC Section 12.22-A,25(g)(3), an off-menu incentive to waive the required Transitional Height requirement as otherwise required in LAMC Section 12.21.1-A,10;

2. Pursuant to LAMC Section 16.05, a Site Plan Review for a project creating more than 50 residential dwelling units.

3. Pursuant to Section 21082.1(c)(3) of the California Public resources Code, adopt the Mitigated Negative Declaration (MND) No. ENV-2015-927-MND for the above referenced project; and

4. Pursuant to Section 21081.6 of the California Public Resources Code, adopt the

Mitigation Monitoring Program for ENV-2015-927-MND. RECOMMENDED ACTIONS: 1. Approve the On-Menu Affordable Housing Incentive to permit a maximum FAR of 3:1, with the

attached conditions;

2. Approve the Off-Menu Affordable Housing Incentive to waive the transitional height.

3. Approve the Site Plan Review for a mixed-use development with 82 rental units and 1,000 square feet of commercial floor area, with the attached conditions;

4. Adopt the attached Findings; 5. Adopt the Mitigated Negative Declaration No. ENV-2015-927-MND;

6. Adopt the Mitigation Monitoring Program for Mitigated Negative Declaration No. ENV-2015-927-MND;

7. Advise the applicant that, pursuant to California State Public Resources Code Section 21081.6, the City

shall monitor or require evidence that mitigation conditions are implemented and maintained throughout the life of the project and the City may require any necessary fees to cover the cost of such monitoring; and

8. Advise the applicant that pursuant to State Fish and Game Code Section 711.4, a Fish and Game Fee is now required to be submitted to the County Clerk prior to or concurrent with the Environmental Notice of Determination (NOD) filing.

MICHAEL J. LOGRANDE Director of Planning Charles J. Rausch, Jr., Jae H. Kim, Associate Zoning Administrator Senior City Planner Frank Quon, Christina Toy Lee, City Planning Associate City Planner Telephone: (213) 473-9723

ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 272, City Hall, 200 North Spring Street, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission’s meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to these programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1247.

TABLE OF CONTENTS

Project Analysis .................................................................................................................... A-1 Project Summary Background Issues Conclusion Conditions of Approval ........................................................................................................ C-1 Findings ................................................................................................................................. F-1

Density Bonus Compliance Findings Site Plan Review Findings Environmental Findings

Exhibits: Exhibit A – Vicinity Map

Exhibit B – Radius Map

Exhibit C – Pro Forma and Third Party Review

Exhibit D – Environmental Clearance

Exhibit E – Mitigation Monitoring Report for ENV-2015-927-MND

Exhibit F – Conceptual Plans: Site Plans, Elevations, and Landscape Plans

Case No. CPC-2015-926-DB-SPR A-1

PROJECT ANALYSIS Project Summary The applicant, Micropolitan LLC, is proposing to construct a new seven-story, 81-foot high mixed-use housing development, consisting of 82 residential rental units and 1,000 square feet of ground floor commercial floor area. Of the 82 residential units, 7 units are set aside for Low Income Households. The site fronts at the intersection of Tujunga Avenue and Chandler Boulevard, a major corridor in the North Hollywood-Valley Village Community Plan Area. The site is at unique location, in a median with Chandler Boulevard to the south, and the Metro Orange Line Busway station immediately to the north. The project is located directly across North Hollywood Park and is in a key location with the North Hollywood Metro Orange Line bus station across Tujunga Boulevard, and within 1,000 feet from the North Hollywood Metro Red Line Station. The requested entitlements include a Site Plan Review for a project creating more than 50 residential dwelling units, and a 30% Density Bonus request to provide 19 additional units, of which 7 units will be set aside for Very Low Income Households. As a result of setting aside these restricted affordable units, the applicant qualifies for two on-menu incentives. The applicant is requesting one On-Menu Affordable Housing Incentive to allow an increase in the FAR to 3:1 in lieu of 1.5:1; and one Off-Menu Affordable Housing Incentive to waive the required Transitional Height requirement. Background The project site is a 0.58 acre lot consisting of one rectangular shaped corner lot, located at the northwest corner of Chandler Boulevard and Tujunga Avenue. The site has an approximate 100-foot frontage on the west side of Tujunga Avenue and an approximate 231-foot frontage on the north side of Chandler Boulevard. The site is currently vacant. The site is zoned C4-1 with a Community Commercial land use designation in the North Hollywood-Valley Village Community Plan Area. The project includes 82 residential units, including 7 units set aside for Low Income units, and 1,000 square feet of commercial floor area. The unit breakdown is proposed to include 20 studio units, 32 one-bedroom units, and 30 two-bedroom units. The project will provide 8,960 square feet of open space which includes 2,020 square feet within two community rooms located on the first and third floors, a 1,450 square feet pool deck located on the third floor, a 1,400 square feet outdoor patio located on the third floor, 1,740 square feet within two roof decks, and 2,350 square feet of private balcony space. The third floor outdoor patio and deck will include landscaping, a pool, seating areas, and synthetic turf. The roof decks will include landscaping, seating areas, an outdoor barbeque, and fire element. The maximum height of the building will reach 81 feet within 7-stories which consists of five residential floors above one ground floor which includes a commercial space and parking, and one second-story parking level. The project will provide a 0-foot setback along the Tujunga Avenue, and 0-foot setbacks for the two parking levels at the rear and side yards along Chandler Boulevard and along the busway. The residential portion of the building provides a 10-foot north side yard setback, a 0-foot south side yard setback, and a 19-foot rear yard setback.

Case No. CPC-2015-926-DB-SPR A-2 The commercial portion on Tujunga Avenue will be recessed, particularly at the corner of Tujunga Avenue and Chandler Boulevard, to achieve articulation and a sense of openness. The entrance areas to the gym and lobby area along Chandler Boulevard are also slightly recessed to achieve articulation. The third to seventh floors are setback 20 feet to accommodate the pool deck and creates a sense of openness and articulation. The setback also adds visual interest to the overall design that is located across from the North Hollywood Park. Primary façade materials include plaster finishes and decorative metal screenings. Building elements include the use of balconies, windows, storefront, openings in the walls, and awnings. The Density Bonus Ordinance permits a reduction in required parking based on two Parking Options. No parking options are being requested as part of the request. The project complies with LAMC Section 12.21-A,4, that requires one parking space for each unit with less than three habitable rooms, one and one-half parking space for each unit of three habitable rooms, and two parking spaces for each dwelling unit with more than three habitable rooms. The unit breakdown is 20 units with less than three habitable rooms, 32 units of three habitable rooms, and 30 units with more than three habitable rooms, thus requiring 128 residential parking spaces. LAMC Section 12.21-A,4 allows Density Bonus projects to replace 30 percent of the required automobile parking with bicycle parking. The 30 percent reduction of 38 vehicle spaces, would result in 90 residential parking spaces. The project proposes to provide a total of 92 vehicle parking spaces, including 90 vehicle parking spaces for the residential units, and two vehicle parking spaces for the commercial use. The project will also provide a total of 152 bicycle parking spaces (82 residential long term, 9 residential short term, 2 commercial long term and 2 commercial short-term spaces, and 49 additional spaces). Vehicular egress and ingress to the parking will be accessed through a driveway located at the east portion of the site along Tujunga Avenue. On-Menu Incentives Criteria - FAR In accordance with California State Law (including Senate Bill 1818, and Assembly Bills 2280 and 2222), the applicant proposes to utilize Section 12.22-A.25 (Density Bonus) of the Los Angeles Municipal Code (LAMC), which permits a density bonus of up to 30 percent. This allows for 82 total dwelling units in lieu of the otherwise maximum density limit of 63 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 7 dwelling units, for habitation by Very Low Income households for a period of 55 years. As permitted by LAMC Section 12.22-A.25 the applicant is requesting one on-menu incentive that will facilitate the provision of affordable housing at the site: 1) an Floor Area Ratio (FAR) increase 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 façade 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 façade is not a flat surface. The proposed building has two street frontages along the east side of Tujunga Avenue and the north side of Chandler Boulevard. As evident in Exhibit F, attached to the case file, the street facing façades will have articulation in the form of projected

Case No. CPC-2015-926-DB-SPR A-3

balconies, a ground floor commercial use with transparent storefront glass and pedestrian entrances, and varying colors and materials.

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 mixed-use building has two street facing façades along the east side of Tujunga Avenue and the north side of Chandler Boulevard. The ground floor commercial space opens to the street with the use of doors and large storefront windows. Residential entrances are provided off of Tujunga Avenue and Chandler Boulevard. Private balconies are proposed on the street facing façades. A horizontal awning is proposed to enhance the commercial and residential entries off of Chandler Boulevard and Tujunga Avenue.

c. 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). 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 located along Chandler Boulevard which is a designated Major Highway-Class II and Tujunga Avenue which is a designated Modified Secondary Highway. The project is not located in a Hillside Area, nor is it located in a Very High Fire Hazard Severity Zone.

Off-Menu Incentives – Waiver of Development Standards The applicant is requesting a waiver/modification from development standards that are not listed as on-menu incentives. This modification is identified as “off-menu” waivers, and the applicant states that it is required by the project in order to accommodate the proposed development of 82 residential units (7 restricted affordable units and 75 market rate units) and 1,000 square feet of commercial space. The waiver requires approval by the City Planning Commission.

Transitional Height. A waiver of Development Standards to waive the Transitional Height requirement.

Surrounding Properties The surrounding neighborhood is predominately developed with light manufacturing uses. Surrounding properties consist of the Metro Orange Line Busway to the north in the PF-1VL Zone; office and warehouse spaces further north in the PF-1VL Zone; the North Hollywood Recreation Center to the south across Chandler Boulevard in the OS-1XL Zone; industrial uses and a vacant lot to the east in the C4-1 Zone; and the North Hollywood Metro Orange Line Bus Station to the east across Tujunga Avenue in the PF-1VL Zone.

Case No. CPC-2015-926-DB-SPR A-4 Streets and Circulation Chandler Boulevard is a Major Highway-Class II with a variable width of 78-90 feet. Tujunga Avenue is a Modified Secondary Highway with a variable width of 71-80 feet. Site Related Cases and Permits Case No. DIR-2008-1589-SPR-DB: On September 4, 2008, the Director of Planning approved a Site Plan Review for a mixed-use development consisting of 2,834 square feet of ground floor retail and 73 residential units. The project included a 35% Density Bonus request, of which six units would be set aside for Very Low Income purposes. The project was approved for two on-menu housing incentives: 1.) a Floor Area increase from 1.5:1 to 3:0; and 2.) a 20% reduction in the rear and side yard setbacks. Communications Received Prior to the completion of the recommendation report, a letter of support was received from the adjacent property to the west. The letter stated that the project would revitalize the area, walking distance to the Metro Orange and Red lines, and provides future residents recreational opportunities at the North Hollywood Park. Urban Design Studio The applicant’s representative and architects met with the Urban Design Studio on March 9, 2015. The following recommendations were discussed: • Activate and enhance the ground floor elevation of Tujunga Avenue. • Enhance vertical articulation above the lobby entrance, by relocating the signage or

enhance the tower feature above the lobby/signage. • Enhance the blank walls to prevent vandalism/graffiti and provide opportunities for art and

landscaping. Professional Volunteer Program (PVP) Planning Department staff met with the Professional Volunteer Program (PVP) on April 21, 2015. Present at the meeting were: staff of the Urban Design Studio, Department of City Planning staff, and architects. At the meeting, the project was introduced by the Urban Design Studio and was followed by a PowerPoint presentation discussing the project site, surrounding area, and proposed project design. The PVP was generally pleased with the design and discussed the following issues: • Enhance the lobby entrance with double doors, canopies/awnings, or structural elements to

delineate it from the street wall. • Enhance the retail area with enhanced streetscape, outdoor dining, and awnings for more

pedestrian scale and activity. • Consider reconfiguring the ground floor to ensure active Chandler Boulevard with a larger

retail space or larger gym. • Extend the retail façade treatment to the bicycle parking along Tujunga Avenue for

enhanced street front. • Extend the vertical articulation to the ground floor retail for more integrated architecture. • Enhance the southern elevation, located directly under the open space.

Case No. CPC-2015-926-DB-SPR A-5 • Enhance the northern elevation with mural or art installation to provide more visual interest

along the busway. After the meeting, staff relayed the questions and comments from the Urban Design Studio and PVP meeting to the applicant. In response to the comments of the Urban Design Studio and the Professional Volunteer Program, the applicant submitted revised architectural plans. Changes to the original plans included: the addition of a double door entry to the lobby from Chandler Boulevard; the addition of a horizontal awning to enhance the entries off of Chandler Boulevard and Tujunga Avenue; the use of art on the commercial windows; extended the storefront on the east façade to open up the building at the pedestrian scale along Tujunga Avenue; the additional of a mural and plant wells to enhance the walls facing the busway and the property directly adjacent to the west; and the addition of a landscaped wall and ventilation louvers along the façade located under the open space along Chandler Boulevard. Issues Design Following the Urban Design Studio and PVP meetings, the applicant submitted the second revised architectural plans. Changes to the original plans included: enhanced the entrance doors to the residential use and commercial use; and the addition of a horizontal awning above the residential and commercial component. A mural is proposed at the building frontage facing the busway and west property to break up the building façade and provide articulation and is conditioned to be in compliance with the Art Mural sign regulations in LAMC Section 14.4.20. Staff has expressed the importance of activating the wall directly under the open space along Chandler Boulevard with a wall fountain or tiered garden. However, minimal changes were made to enhance the southern elevation, located directly under the open space. Traffic/Circulation The proposed project was required by the Los Angeles Department of Transportation (DOT) to complete a traffic assessment to examine potential traffic impacts created by the proposed mixed-use project. The Department of Transportation has reviewed the traffic assessment, prepared by Overland Traffic Consultants, Inc., dated March 2015. In a memo dated April 1, 2015, DOT concurs that the project will generate an additional 526 daily trips with 45 trips in the a.m. peak hour and 49 trips in the p.m. peak hour, however DOT determined that based on DOT also determined that the proposed project will not result in significant traffic impacts at any of the five intersections studied. The site is located at the northwest corner of Chandler Boulevard and Tujunga Avenue. Staff inquired with DOT on the circulation pattern and whether turn restrictions will be required by DOT since the site is located in close proximity to the Orange Line and intersection. Vehicular egress and ingress to the parking will be accessed through a driveway along Tujunga Avenue since Chandler Boulevard is one-way traveling westbound. DOT will require turn restrictions on the driveway at Tujunga Avenue with “right-in” for ingress and “right-out” for egress. Conclusion The proposed project will serve the community by providing a new mixed-use housing development, 75 market rate rental units, 7 restricted affordable units for Low Income households, and 1,000 square feet of commercial floor area. The project’s site is at a prominent location near the Metro Orange Line Busway station and will provide future residents with

Case No. CPC-2015-926-DB-SPR A-6 access to the Metro Red Line, numerous Metro Bus lines, and in close proximity to the commercial uses in the NoHo Arts District. The proposed development is in a key location located near a major transit station stop, thereby reducing vehicle trips and promotes walking and bicycling. In consideration of all the facts and mandatory findings for the requested entitlements, staff recommends that the Los Angeles City Planning Commission approve the Density Bonus On and Off-Menu Affordable Housing Incentives, and Site Plan Review, subject to the Conditions of Approval.

Case No. Case No. CPC-2015-926-DB-SPR C-1

Conditions of Approval

Density Bonus Conditions 1. Site Development. Except as modified herein, the project shall be in substantial

conformance with the plans and materials submitted by the Applicant, stamped “Exhibit A,” and attached to the subject case file. Minor deviations may be allowed in order to comply with the provisions of the Los Angeles Municipal Code or the project conditions.

2. Density Bonus Residential Density. The project shall be limited to the C4-1 Zone and

a 30% Density Bonus. 3. Affordable Units. A minimum of 7 units, that is 11 percent of the base dwelling units,

shall be reserved as low income units, as defined by the State Density Bonus Law 65915 (C)(2).

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

affordable units or that change the composition of units shall be consistent with LAMC Section 12.22 A.25.

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

a covenant to the satisfaction of the Los Angeles Housing and Community Investment Department (HCIDLA) to make 7 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 will present a copy of the recorded covenant to the Department of City Planning for inclusion in this file. The project shall comply with the Guidelines for the Affordable Housing Incentives Program adopted by the City Planning Commission and with any monitoring requirements established by the HCIDLA. Refer to the Density Bonus Legislation Background section of this determination.

6. Automobile Parking. Vehicle parking shall be provided consistent with LAMC Section

12.21-A,4. Thirty percent of the required automobile parking may be replaced for a density bonus project. The replacement of automobile parking with bicycle parking shall be implemented in lieu of the parking options in Section 12.22-A,25.

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 Ordinance) 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 above.

8. Bicycle Parking. Bicycle parking shall be provided consistent with LAMC 12.21-A,16.

Long-term bicycle parking shall be provided at a rate of one per dwelling unit or guest room. Additionally, short-term bicycle parking shall be provided at a rate of one per ten dwelling units or guest rooms, with a minimum of two short-term bicycle parking spaces. Short-term and long term bicycle parking for general retail stores requires one bicycle parking per 2,000 square feet, with a minimum of two bicycle parking spaces for both long- and short-term bicycle parking.

9. Floor Area. The project shall be limited to a maximum 3:1 Floor Area Ratio (FAR).


10. Height. The project shall be limited to a maximum height of 81 feet. Site Plan Review Conditions

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

view.

12. Parking and Driveway Plan. A parking area and driveway plan shall be submitted to the Department of Transportation for approval prior to submittal of building permit plans for plan check by the Department of Building and Safety.

13. Art Mural. Any art mural installed on the building façade shall be in compliance with

LAMC Section 14.4.20.

14. Los Angeles County Metropolitan Transportation Authority. Prior to the issuance of a grading permit, civil and structural engineering plans shall be submitted to Metro for approval.

Environmental Conditions 15. Aesthetics (Light). 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.

16. Aesthetics (Glare). The exterior of the proposed structure shall be constructed of

materials such as, but not limited to, high-performance and/or non-reflective tinted glass (no mirror like tints or films) and pre-cast concrete or fabricated wall surfaces to minimize glare and reflected heat.

17. Land Use/Planning (Air Quality). An air filtration system shall be installed and

maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 11, to the satisfaction of the Department of Building and Safety.

18. Increased Noise Levels (Demolition, Grading, and Construction Activities).

a. Construction and demolition shall be restricted to the hours of 7:00 A.M. to 6:00 P.M. Monday through Friday, and 8:00 A.M. to 6:00 P.M. on Saturday.

b. Demolition and construction activities shall be scheduled so as to avoid operating

several pieces of equipment simultaneously, which causes high noise levels. c. The project contractor shall use power construction equipment with state-of-the-

art noise shielding and muffling devices.

19. Increase Noise Levels (Mixed-Use Development). Wall and floor-ceiling assemblies

separating commercial tenant spaces, residential units, and public places, shall have a Sound Transmission Coefficient (STC) value of at least 50, as determined in accordance with ASTM E90 and ASTM E413.


20. Severe Noise Levels (Residential Fronting on Major or Secondary Highway, or adjacent to a Busway). a. The applicant, as an alternative, may retain an acoustical engineer to submit

evidence, along with the application for a building permit, any alternative means of sound insulation sufficient to mitigate interior noise levels below a CNEL of 45 dBA in any habitable room.

b. All exterior windows having a line of sight of a Major/Secondary Highway or

busway shall be constructed with double-pane glass and use exterior wall construction which provides a Sound Transmission Coefficient (STC) value of 50, as determined in accordance with ASTM E90 and ASTM E413, or any amendment thereto.

21. Public Services (Police – Demolition/Construction Sites). Temporary construction

fencing shall be placed along the periphery of the active construction areas to screen as much of the construction activity from view at the local street level and to keep unpermitted persons from entering the construction area.

22. Police. The plans shall incorporate the design guidelines relative to security, semi-public

and private spaces, which may include but not be limited to access control to building, secured parking facilities, walls/fences with key systems, well-illuminated public and semi-public space designed with a minimum of dead space to eliminate areas of concealment, location of toilet facilities or building entrances in high-foot traffic areas, and provision of security guard patrol throughout the project site if needed. Please refer to "Design Out Crime Guidelines: Crime Prevention Through Environmental Design", published by the Los Angeles Police Department. Contact the Community Relations Division, located at 100 W. 1st Street, #250, Los Angeles, CA 90012; (213) 486-6000. These measures shall be approved by the Police Department prior to the issuance of building permits.

Administrative Conditions of Approval

23. Use. The use of the subject property shall be limited to the uses as permitted in the

C4-1 Zone as defined in LAMC Section 12.14, except as modified by the conditions herein or subsequent action.

24. Approval, 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 Planning Department for placement in the subject file.

25. 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.

26. 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 Planning Department for approval before being recorded. After recordation, a copy bearing the Recorder’s number and date shall be provided to the Planning Department for attachment to the file.


27. 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.

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

29. Building Plans. Page 1 of the grant and all the conditions of approval shall be printed on the building plans submitted to the City Planning Department and the Department of Building and Safety.

30. 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.

31. Indemnification. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees relating to or to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim, action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.

32. Expedited Processing Section. Prior to the clearance of any conditions, the applicant shall show proof that all fees have been paid to the Department of City Planning, Expedited Processing Section.

Case No. CPC-2015-926-DB-SPR F-1

FINDINGS

Entitlement Findings

1. Density Bonus/Affordable Housing Incentives Compliance Findings

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: a. The incentives are not required to provide for affordable housing costs as

defined in California Health and Safety Code Section 50052.5 or Section 50053 for rents for the affordable units.

The record does not contain substantial evidence that would allow the Director to make a finding that the requested incentives are not necessary to provide for affordable housing costs per State Law. The California Health & Safety Code Sections 50052.5 and 50053 define formulas for calculating affordable housing costs for very low, low, and moderate income households. Section 50052.5 addresses owner-occupied housing and Section 50053 addresses rental households. Affordable housing costs are a calculation of residential rent or ownership pricing not to exceed 25 percent gross income based on area median income thresholds dependent on affordability levels. The list of on-menu incentives in 12.22 A.25 were 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, are 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 off-menu incentive, to waive the transitional height requirement, is not expressed in the Menu of Incentives per LAMC 12.22-A,25(f) and, as such, are subject to LAMC 12.22.A,25(g)(3), which requires a pro forma or other documentation to show that the waiver or modification of any development standards are needed in order to make the Restricted Affordable Units economically feasible. The applicant submitted a pro forma, along with an independent third-party financial analysis of the pro forma in order to evaluate the financial feasibility of the project, attached as Exhibit C. Three scenarios were evaluated. Scenario 1 evaluated the building as proposed; Scenario 2 evaluated a building with 1,000 square feet of commercial space, 55 market rate units, 5 Very Low Income household units, and two on-menu housing incentives for an increase of FAR and height; and Scenario 3 evaluated a building with 1,000 square feet of commercial space, 46 market rate units, 3 Very Low Income household units, and two on-menu housing incentives for an increase in FAR and a setback reduction.


The minimum Return on Costs (ROC) to attract an investor for this type of project is 5.75%, a 17.5% overall Projected Profit Margin, and a 15% Project Internal Rate of Return (PIRR). Scenario 1 is financially feasible as it provides a 5.91% ROC, an 18.17% Project Profit Margin, and a 15.12% PIRR. Scenario 2 is financially infeasible as it provides a 4.78% ROC, a -4.74% Projected Profit Margin, and a -4.14 PIRR. Scenario 3 is also financially infeasible as it provides a 4.62% ROC, a -8.13% Projected Profit Margin, and a -7.13% PIRR. Of the three scenarios analyzed, the only financially feasible development is Scenario 1, the mixed-use project as proposed. The requested on- and off-menu incentives allow the developer to expand the building envelope so the additional seven restricted affordable units can be constructed and the overall space dedicated to residential uses is increased. These incentives support the applicant’s decision to set aside 7 units for Low Income households for a period of 55 years. Requested On-Menu Incentive Floor Area Ratio: The project site’s current zoning designation of C4-1 allows for a Floor Area Ratio (FAR) of 1.5:1. Per LAMC Section 12.22-A,25(f)(4), the proposed project qualifies for a 3:1 FAR provided that the site is located in a commercial zone in Height District 1 (including 1VL, 1L and 1XL), fronts on a Major Highway, the number of Restricted Affordable Units sufficient to qualify for a 35% Density Bonus, and 50% or more of the commercially zoned parcel is located in or within 1,500 feet of a Transit Stop/Major Employment Center. The project site is located in the C4-1 Zone and fronts on Chandler Boulevard, a designated Major Highway-Class II. The project is setting aside 11% of its units for Low Income Households which is eligible for the 35% Density Bonus and is located across the street from the North Hollywood Metro Orange Line Bus Station. The subject site allows 63 units on the 25,497 square foot site, with a maximum 1.5:1 Floor Area Ratio (FAR) equaling a total permitted building area of 38,245. At this density, the average unit size would be approximately 607 square feet. At the density of 82 units, the average unit size would be approximately 466 square feet. An increase to an FAR of 3:1 creates 38,246 additional square feet, and would allow the average unit size of 931 square feet. The requested incentive will increase the allowable floor area such that the costs are spread over a greater square footage, resulting in a lower cost and rent per square foot. The incentive accommodates for the additional Density Bonus units. Requested Off-Menu Incentive Transitional Height: LAMC Section 12.21.1-A,10 requires transitional height of a C or M zoned lot from a lot classified in the RW1 Zone or a more restrictive zone. The site is zoned C4-1 and located across Chandler Boulevard is the North Hollywood Park, which is zoned OS-1XL and requires a transitional height of 25 feet for a portion of a building located within a horizontal distance of 0 to 49 feet from the OS-1XL Zone, a height of 33 feet located within a horizontal distance of 50 to 99 feet, and a height of 61 feet located within a horizontal distance of 100 to 199 feet. The subject site is located approximately 78.70 feet from the OS-1XL Zone and the entire portion along the south property line would allow a maximum building height of 33 feet within the first 10.3 feet to a maximum height of 61 feet for the remainder of the building. The transitional height requirement would reduce the building from seven stories to six stories and the loss of 15 dwelling units. The off-menu housing incentive would allow


the developer to build the project’s building envelope so that the units being constructed are of sufficient size, configuration, and quality. The main intent to the passage of the Transitional Height Ordinance was to avoid shade/shadow or privacy impacts of large commercial structures in C or M zones on any adjacent residential zones or on residential uses located across a street or alley from a C or M zone. In this case, the property is located on the north side of Chandler Boulevard from a public park’s parking area. The project’s shade/shadow impacts would be to the north, over the Orange Line busway and would not impact any single-family residential or public recreation uses.

b. The Incentive will have a specific adverse impact upon public health and safety or the physical environment, or on any real property that is listed in the California Register of Historical Resources and for which there are no feasible 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 that the proposed incentive 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 proposed Project and potential impacts were analyzed in accordance with the City’s Environmental Quality Act (CEQA) Guidelines and the City’s L.A. CEQA Thresholds Guide. These two documents establish guidelines and thresholds of significant impact, and provide the data for determining whether or not the impacts of a proposed Project reach or exceed those thresholds. Analysis of the proposed Project involved the preparation of a Mitigated Negative Declaration (MND) (ENV-2015-927-MND), and it was determined that the proposed Project may have an impact on the following environmental factors: aesthetics; land use and planning; noise; and public services. However, mitigation measures will reduce impacts to less than significant, and are imposed as Conditions of Approval herein (Conditions 17 through 24). Therefore, there is no substantial evidence that the proposed Project will have a specific adverse impact on the physical environment, on public health and safety, and on property listed in the California Register of Historic Resources.

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. NOTE: California State Assembly Bill 2222 recently went into effect January 1, 2015. It introduces rental dwelling unit replacement requirements, which pertain to cases filed (not issued) as of January 1, 2015. This determination letter does not reflect replacement requirements because the case application was submitted to the Department of City Planning on December 22, 2014, prior to the effective date of the amended Law. The new state law also increases covenant restrictions from 30 to 55 years for cases issued (not just filed) as of


January 1, 2015. This determination letter does reflect 55 year covenant restrictions, given that the case decision, or approval, as noted on the front page, is being issued after January 1, 2015. In addition, the proposed project is being developed on what is currently a vacant lot. However, this lot was previously used for commercial purposes and has never been used for residential purposes as it is located adjacent to a former railroad freight line. 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. 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.

FINANCIAL ANALYSIS/PRO-FORMA Pursuant to the Affordable Housing Incentive Density Bonus provisions of the LAMC (Section 12.22 A.25) proposed projects that involve on-menu incentives are required to complete the Department’s Master Land Use Permit Application form, and no supplemental financial data is required. The City typically has the discretion to request additional information when it is needed to help make required findings. However, the City has determined that the level of detail provided in a pro forma is not necessary to make the findings for on-menu incentives. The City’s Density Bonus Ordinance requires “a pro forma or other documentation” with requests for off-menu incentives, and the applicant submitted a pro-forma attached as Exhibit C. However, off-menu density bonus cases do not have different findings from on-menu cases and do not require explicit financial analysis in the form of cap rates, construction costs, operating income and expenses.


Site Plan Review Findings c. The project is in substantial conformance with the purposes, intent and

provisions of the General Plan, applicable community plan, and does not conflict with any applicable regulations, standards, and any applicable specific plan. The subject property is within the North Hollywood-Valley Village Community Plan, with a Community Commercial land use with the corresponding zones of CR, C1, C1.5, C2, C4, RAS3, RAS4, P and PB. The proposed use is consistent with the Community Commercial designation and permitted within its underlying zones. The project site is a 0.58 acre lot consisting of one rectangular shaped corner lot, located at the northwest corner of Chandler Boulevard and Tujunga Avenue. The site has an approximate 100-foot frontage on the west side of Tujunga Avenue and an approximate 231-foot frontage on Chandler Boulevard. The site is currently vacant. The project proposes the development of a mixed-use housing development, consisting of 82 residential rental units and 1,000 square feet of ground floor commercial floor area in one building totaling seven stories in height (81 feet) with a 3:1 FAR. This floor area ratio is above the 1.5:1 FAR allowed on the property. Therefore, the applicant has requested the Density Bonus Incentive of a 3:1 FAR under the Los Angeles Municipal Code (LAMC) Section 12.22-A.25. Development of the proposed mixed-use building will exceed the existing density of surrounding properties; however, it will be compatible with future development of the subject street that is currently under improved with light manufacturing uses. Although the project will replace a vacant lot, the proposed seven-story building will provide a step-back in height along the south property line once constructed. Furthermore, the net gain of 82 new dwelling units aligns with the General Plan Land Use Designation and allows growth in areas identified as having sufficient infrastructure. Therefore, the mixed-use project with 82-units is consistent with the land use opportunities of the North Hollywood-Valley Village Plan Community Plan text:

Residential

• Potential for residential and mixed-use development along commercial

corridors. • Establish appropriate transitions between commercial (mixed use) and

adjoining uses, especially residential. • Create pedestrian friendly shopping areas by incorporating street trees,

benches, convenient parking/access and maintaining commercial frontage at ground level.

• Complement any unique existing developments/uses.

Commercial

• Ensure appropriate transitions between commercial (mixed use) and adjoining uses, especially residential.

• Create user friendly shopping areas by incorporating street trees, benches, convenient parking access and maintaining commercial frontage at ground level.

• Complement existing developments/uses.


By providing a range of housing opportunities, the project accommodates an adequate supply of housing units by type and cost. When combined with the established uses near the site, this project contributes significantly to a range of housing opportunities in terms of type and cost. The 2006-2014 Housing Element of the General Plan is the City’s blueprint for meeting the housing and growth challenge. The Housing Element of the General Plan consists of goals, objectives, policy, and design guidelines that pertain to multiple family residential developments, relevant to the proposed project. These include:

Objective 1.1: Plan the capacity and develop incentives for the production of an adequate supply of rental and ownership housing for households of all income levels and needs. Objective 2.3: Promote sustainable buildings, which minimize adverse effects on the environment and minimize the use of non-renewable resources. Objective 2.4: Promote livable neighborhoods with a mix of housing types, quality design and a scale and character that respects unique residential neighborhoods in the City.

In addition, the proposed project complies with the boundaries of the North Hollywood Redevelopment Project Plan. Residential land uses are not permitted by-right in commercially designated areas, and are subject to CRA/LA review and approval. As part of the building permit process, the project will be required for CRA/LA review of the project for conformance with the North Hollywood Redevelopment Project Plan. The North Hollywood Redevelopment Project Area Plan identifies the project area as being located in the Lankershim Core, which calls for the concentrated development of commercial uses, including retail, hotel, entertainment, and office uses, as well as housing around the Metro Red and Orange Line stations. Its intent is to encourage uses that are amenable to the “everyday commute,” and which provides “linkages between the transit-related development in the Lankershim Core, the NoHo Arts District and surrounding neighborhoods and between individual buildings in the Lankershim Core.” The infill development will provide a mixed-use, pedestrian-oriented project along the northwest corner of Tujunga Avenue and Chandler Boulevard. The project will introduce a transit-oriented development to the area, located across the street from the North Hollywood Metro Orange Line Bus Station.

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

The project will help solidify and promote the existing and future development patterns of nearby properties via the provision of unobtrusive, on-site parking, high-quality housing, and productive commercial space. This specific location offers an ability to provide a project with a commercial space to encourage pedestrian activity in the area, as well as a residential component with enough height, mass and density to be able to aesthetically complement nearby structures. This area is experiencing very high demand for housing and commercial opportunities. This project is thus, compatible with existing and future development of neighboring properties.


Lastly, the project will include 8,960 square feet of open space. New landscaping is proposed within the third floor north side yard and rear yard setbacks. The third floor patio and pool deck, and the roof will include planters. Overall, the project contributes to a walkable community, adding amenities and a high-quality design that encourages compatibility with current and future development in neighboring areas. Height The proposed project consists of a mixed-use residential/commercial building consisting of seven stories. The maximum building height is 81 feet, as permitted by the requested off-menu incentive to waive the transitional height requirement. The increase in available FAR allows the project to utilize more height and increase the total number of available residential units. The 81-foot building height is taller than most of the existing buildings in the immediate area since the C4-1 Zone allows an unlimited height, but is limited to the 1.5:1 FAR. The development will set the tone for future development that will provide more attainable housing for the community.

Bulk/Massing The proposed project has two street frontages along Tujunga Avenue and Chandler Boulevard. The overall mass and scale of the approximately 81-foot tall structure will be one of the first on the street since the area is predominately characterized with light manufacturing uses and a park.

The façade of the proposed building is highly articulated with balconies, railings, and varied building materials. Furthermore, the project includes a ground floor commercial space to create visual interest.

Building Materials The proposed design is a contemporary style. The primary components of the exterior façade consist of painted plaster finish, metal, and windows of varying sizes. Large glass storefront windows, open balconies, patio doors, and entrances are integrated into the main façades. Glass and metal screenings are used for all balcony areas. The architectural components of the building are defined by a change in building material and through a change in architectural details. Similarly, the ground floor of the building is defined by the use of large vertical windows and horizontal awning.

Setbacks The C4 zone does not require a front yard setback and requires side and rear yard setbacks for the same as for R4 uses for the lowest residential story. Pursuant to LAMC Section 12.22-A,18(c)(3), no side yard is required along Chandler Boulevard. The proposed project is required to have a 10-foot north side yard setbacks and a 17-foot rear yard. The proposed project will provide a 10-foot north side yard setback and a 19-foot rear yard setback for the residential portion of the building. The proposed project will comply with all yard requirements and provides more than the required rear yard setback that will adequately provide light and air as well as a buffer for noise for adjacent uses and buildings.

Parking The project complies with LAMC Section 12.21-A,4, that requires one parking space for each unit with less than three habitable rooms, one and one-half parking space for each unit of three habitable rooms, and two parking spaces for each dwelling unit with more than three habitable rooms. The unit breakdown is 20 units with less than three habitable rooms, 32 units of three habitable rooms, and 30 units with more than three habitable rooms, thus requiring 128 residential parking spaces. LAMC Section 12.21-A,4 allows Density Bonus projects a 30 percent (38 spaces) of the required


automobile parking to be replaced with bicycle parking, thus permitting 90 residential parking spaces. The project proposes to provide a total of 92 vehicle parking spaces, including 90 vehicle parking spaces for the residential units, and two vehicle parking spaces for the commercial use. The project will also provide a total of 152 bicycle parking spaces (82 residential long term, 9 residential short term, 2 commercial long term and 2 commercial short-term spaces, and 49 additional spaces). Parking will be provided in full conformance with Code requirements for residential and commercial uses Landscaping Various types of vegetation and trees are integrated into the design of the building façades to minimize the visual impact of the proposed structure. The proposed project’s landscaping creates a pedestrian-friendly ground floor level and provides an inviting environment for residents of the building. The north yard will contain landscaped maintenance paths that continue to the rear yard area. In addition, the project includes landscaped areas located on the third floor and roof decks.

Equipment/Trash Collection Roof-top mechanical equipment, will be screened from adjacent street levels with parapet walls. A central trash and recycling area is located on the first floor. Trash chutes area located on levels three through seven.

e. That any residential project provides recreational and service amenities in order

to improve habitability for the residents and minimize impacts on neighboring properties. Pursuant to Section 12.21-G,2 of the L.A.M.C., there shall be 100 square feet of open space provided for each residential unit having less than three habitable rooms; 125 square feet of open space provided for each residential unit consisting of three habitable rooms; and 175 square feet of open space provided for each residential unit containing more than three habitable rooms. The proposed project is a mixed-used project consisting of 82 residential units and approximately 1,000 square feet of commercial space. Whereas approximately 8,950 square feet of open space is required, the proposed project will provide approximately 8,960 square feet of open space that is inclusive of common open areas as well as private (balcony) open spaces. The common open space areas include a two community rooms located on the first and third floors, a pool deck located on the third floor, an outdoor patio located on the third floor, two roof decks, and private balcony space. The roof deck includes landscaping, seating areas, an outdoor barbeque, and fire element. For transit dependent residents, the site is conveniently served by Los Angeles and Santa Clarita bus transit lines. The site is easily accessed by Los Angeles’ Metro Orange and Red Lines; Metro Local Lines 152, 154, 156, 162, 183, and 224; and the Santa Clarita Line 757 Line. Therefore, the project contains adequate recreational amenities and is within close proximity to transit services which will contribute to the habitability of the residents of the 82 dwelling units and minimize the impacts on neighboring properties.


8. Environmental Finding. On May 25, 2015, a Mitigated Negative Declaration (ENV-2015-927-MND) was prepared for the proposed project. 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 and Addendum (Reconsideration) 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 Planning Department in Room 750, 200 North Spring Street.

9. 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 outside of a Flood Zone.

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