HEB Site Context

Herald Examiner Project

Site Plan Review (Modifications) and Plan Approval for Alcohol

1111 South Broadway, Los Angeles, CA 90015 (Herald Examiner building) ZA 2006-6513-CUB-CUX-CU-ZV-SPR-PA-1

156 West 11th Street, Los Angeles, CA 90015 (11th & Hill)

ZA 2006-6513-CUB-CUX-CU-ZV-SPR-PA-2

1201 South Main Street, Los Angeles, CA 90015 (12th & Broadway) ZA 2006-6513-CUB-CUX-CU-ZV-SPR-PA-3-ZAA

02/21, 2014

SITE CONTEXT

HERALD EXAMINER SITE

6 STORY PARKING STRUCTURE

LOS ANGELES SANITATION DEPARTMENT BUILDING

1 STORY BANK OF AMERICA BUILDING AND 21STORY COMMERCIAL BUILDING

1 STORY RETAIL BUILDING1 STORY RETAIL BUILDING1 STORY RETAIL BUILDING

HERALD EXAMINER BUILDING

1 STORY RESTAURANT BUILDING OFFICE BUILDINGBELASCO THEATER AND 1 STORY RESTAURANT BUILDING

SITE

SITE

YWCA LOS ANGELES JOB CORPS CENTER

1 STORY RETAIL BUILDING

03/04, 2014

3D OVERVIEW


11H & 12B BUILDING

H_A-2011

H_A-202

1

H_A-202

2

H_A-201 2

1

1

2

2

3

3

4

4

5

5

6

6

7

7

8

8

9

9

10

10

11

11

BB

AA

CC

DD

EE

12

12

51' - 2" 33' - 2" 33' - 2" 33' - 2" 33' - 2" 33' - 2" 33' - 2" 33' - 2" 33' - 2" 35' - 2" 16' - 7"

368' - 3"

1.8

1.8

585.71 SF

FAN RM.

TRASH

RETAIL/RESTAURANT

RETAIL/RESTAURANT

1,464.45 SF

BIKEPARKING/SHOP (LT)

900.53 SF

LOBBY/LOUNGE

PACKAGE

STD STD STD STD STD STD STD STD STD STD STD STD STD STD STD STD STD STD STD STD STDSTD

STD STD STD STD STD STDSTD STD STDC C

EXIT

EXIT PASSAGE

STAIR 4

141

C C C C

PARKING SUMMARY:COMPACT - 8STANDARD - 37H/C STALLS- 2

47

103' -

8"

368' - 3"

17

' - 0

"2

6' -

6"

10

' - 1

"

24BIKES

127BIKES

14BIKES

22

' - 0

"

20

' - 0

"

HERALD EXAMINER BUILDING

416.65 SF


RES. MAIL

STD

STD STD

STD

STD

C

C

18

' - 0

"2

5' -

4"

18

' - 0

"

15

' - 0

"2

5' -

4"

18

' - 0

"

17

' - 8

"2

8' -

0"

30

' - 3

"2

7' -

9"

A

H_A-301

A

H_A-301

B

H_A-302

B

H_A-302

C

H_A-302

C

H_A-302

RAMP UP

10%

20%

RA

MP

DN

10%20%

STD

POOL VAULTABOVE

1,500 SF 5,650 SF

5'x5' ACCESSHATCH

RESIDENTIALLOADING

PASEO OUTDOOR SPACE

EXITABOVE

VAN

ST BIKE (10)

ST

BIK

E (

4)

ST BIKE (8)

ELEV3

LT BIKE (4)

3"=1'0"0000 1111

1-1/2"=1'0"1111 0000 1111 2222

3/4"=1'0"2222 1111 0000 2222 4444

1/4"=1'0"8888 4444 0000 5555 10101010

1/8"=1'0"6666 0000 10101010 20202020 30303030

1"=10'

15151515 10101010 5555 0000 10101010 20202020 30303030

1"=20'

30303030 20202020 10101010 0000 20202020 40404040 60606060

1"=30'

45454545 30303030 15151515 0000 30303030 60606060 90909090

1"=40'

60606060 40404040 20202020 0000 40404040 80808080 120120120120

1"=50'

75757575 50505050 25252525 0000 50505050 100100100100 150150150150

601 South Figueroa Street601 South Figueroa Street601 South Figueroa Street601 South Figueroa Street

Suite 500Suite 500Suite 500Suite 500

Los Angele, CaliforniaLos Angele, CaliforniaLos Angele, CaliforniaLos Angele, California

90017, USA90017, USA90017, USA90017, USA

(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)

(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)

harleyellisdevereaux.comharleyellisdevereaux.comharleyellisdevereaux.comharleyellisdevereaux.com

PlanningPlanningPlanningPlanning

ArchitectureArchitectureArchitectureArchitecture

EngineeringEngineeringEngineeringEngineering

Interior ArchitectureInterior ArchitectureInterior ArchitectureInterior Architecture

Landscape ArchitectureLandscape ArchitectureLandscape ArchitectureLandscape Architecture

Construction ServicesConstruction ServicesConstruction ServicesConstruction Services

Copyright Copyright Copyright Copyright © 2008 2008 2008 2008

Title

Date

Sheet No.

Project No.DrawnChecked

Approved

Issue

Owner Name

H_A103

GROUNDFLOOR PLAN

2013-00017-000AuthorCheckerApprover

Herald ExaminerProject

1108 S. Hill St.1201 S. Main St.Los Angeles, CA

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

GROUND FLOOR PLAN

PROJECTNORTH N

H_A-2011

H_A-202

1

H_A-202

2

H_A-201 2

H_A-310

1

1

1

AA

EE

12

12

STAIR 2

1BR 1BR S S 1BR 1BR 1BR 1BR 2BR

1BR

STAIR 1

S2BR

1BR

2BR 2BR

1BR 1BR 1BR 1BR 1BR 1BR 1BR 2BR1,135.91 SF

AMENITY1,794.29 SF

AMENITY

AG-24

4

1BR 1BR 1BR 1BR 1BR 1BR

COURT

UTIL.UTIL.

ELEV 2 ELEV 1

CORRIDOR 3

STAIR 3

CORRIDOR 1 CORRIDOR 2

A

H_A-301

A

H_A-301

B

H_A-302

B

H_A-302

C

H_A-302

C

H_A-302

POOL AND DECKAREA

3"=1'0"0000 1111

1-1/2"=1'0"1111 0000 1111 2222

3/4"=1'0"2222 1111 0000 2222 4444

1/4"=1'0"8888 4444 0000 5555 10101010

1/8"=1'0"6666 0000 10101010 20202020 30303030

1"=10'

15151515 10101010 5555 0000 10101010 20202020 30303030

1"=20'

30303030 20202020 10101010 0000 20202020 40404040 60606060

1"=30'

45454545 30303030 15151515 0000 30303030 60606060 90909090

1"=40'

60606060 40404040 20202020 0000 40404040 80808080 120120120120

1"=50'

75757575 50505050 25252525 0000 50505050 100100100100 150150150150




90017, USA90017, USA90017, USA90017, USA

(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)

(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)









Title

Date

Sheet No.

Project No.DrawnCheckedApproved

Issue

Owner Name

H_A105

THIRD FLOORPLAN




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

THIRD FLOOR PLAN

PROJECTNORTH N

April 11, 2014

H_LP101

11H COMPOSITE PLAN

2’ 4’ 8’ 16’

graphic scale: 1/4” = 1’-0”

S HILL STREET

W 11TH

STR

EE

T

BROADWAY

(E) HERALD EXAMINER BUILDING

April 11, 2014

H_LP102

11H GROUND LANDSCAPE PLAN

8’ 16’ 32’ 64’


LEGEND:1. EXISTING CURB2. VEHICLE ENTRY3. 11TH ST STREETSCAPE BY OTHERS4. EXISTING STREET TREE IN ENLARGED

PLANTING AREA5. PROPOSED STREET TREE IN

ENLARGED PLANTING AREA6. WATER FEATURE7. DECOMPOSED GRANITE PAVING8. EXISTING MID-BLOCK CROSSING9. INTEGRAL COLOR CONCRETE10. ACCESS RAMP TO HERALD EXAMINER

BLDG11. STAIRS TO HERALD EXAMINER BLDG12. ELEVATOR13. OUTDOOR SEATING14. BIKE RACK15. BUILT IN WOOD BENCH16. PLANTING AREA

S HILL STREET

W 11TH

STR

EE

T

(E) HERALD EXAMINER BUILDING

2

10

5

14

3

4

9

11

TYP.

TYP.

6

7

1TYP.

1515

12

13

6 161616

16

8

April 11, 2014

H_LP103

11H PODIUM LANDSCAPE PLAN

LEGEND:1. POOL2. SYNTHETIC TURF3. FIRE ELEMENT4. WATER ELEMENT5. WOOD DECKING6. PLANTING AREA7. INTEGRAL COLOR CONCRETE8. CLUBHOUSE / INDOOR AMENITY SPACE9. GLASS POOL ENCLOSURE10. BBQ11. BUILT IN WOOD BENCH12. RAMP13. STAIRS14. GAMING TABLE15. GROUND FLOOR PLAZA ACCESS

8’ 16’ 32’ 64’


6

4

5

98

13

1

10

12

97

11

2

5 3

6

133 15

12

11

14

03/04, 2014

3D VIEW FROM HILL & 11TH STREET 11H BUILDING


03/04, 2014

3D VIEW OVERLOOKING PASEO & PLAZA


11H BUILDING

03/04, 2014

3D VIEW FROM SIDEWALK LOOKING AT PASEO & PLAZA


11H BUILDING

02/04, 2014

3D VIEW FROM HILL STREET LOOKING NORTH11H BUILDING


02/04, 2014

3D VIEW LOOKING AT RESIDENTIAL LOBBY11H BUILDING


FIRST FLOOR0' - 0"

P+1 FL12' - 0"

PODIUM/ 3RD FL28' - 0"

4TH FL38' - 0"

5TH FL48' - 0"

6TH FL58' - 0"

7TH FL68' - 0"

ROOF80' - 0"

2ND FL17' - 0"

METAL PANEL(CHARCOAL GREY),TYP.

VINYL WINDOW, TYP.

STUCCO (WHITE), TYP.

AVERAGE GRADE PLANE (244.11)

LOWEST ELE. WITHIN 5'-0" OF BLDG.PER.(242.88)

METAL PANEL(BURGUNDY), TYP.

PAINTED STEELCANOPY (YELLOW/GREY)

METAL SIGNAGE, TYP.

ALUMINUMSTOREFRONT, TYP.

CONCRETEPILASTER , TYP.

GREENSCREEN , TYP.

TO T

OP

OF

PAR

APET

90' -

9 1

/2"

TO T

OP

OF

STAI

R, S

TAIR

/ EL

EVAT

OR

SH

AFT

94' -

9 1

/2"

85' -

0" H

EIG

HT

LIM

IT P

ER C

BC

81' -

6"

FIRST FLOOR0' - 0"

P+1 FL12' - 0"

PODIUM/ 3RD FL28' - 0"

4TH FL38' - 0"

5TH FL48' - 0"

6TH FL58' - 0"

7TH FL68' - 0"

ROOF80' - 0"

2ND FL17' - 0"

METAL PANEL(CHARCOAL GREY),TYP.

VINYL WINDOW, TYP.

STUCCO (WHITE), TYP.

METAL PANEL(BURGUNDY), TYP.

CONCRETEPILASTER , TYP.

GREEN SCREEN , TYP. AVERAGE GRADE PLANE (244.11)

LOWEST ELE. WITHIN 5'-0" OF BLDG.PER.(242.35)

TO T

OP

OF

PAR

APET

86' -

9"

TO T

OP

OF

STAI

R, S

TAIR

/ EL

EVAT

OR

SH

AFT

95' -

3"

METAL RAILING, TYP.

85' -

0" H

EIG

HT

LIM

IT P

ER C

BC

81' -

6"

GREEN SCREEN AT ELEVATOR ENCLOSURE

3"=1'0"0 1

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

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

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

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

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

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

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

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

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

6 0 1 S o u t h F i g u e r o aS t r e e tSu i t e 5 0 0L o s A n g e l e , C a l i f o r n i a9 0 0 1 7 , U S A(213) 542 .4500 (te l )(213) 542 .4515 ( fax )h a r l e y e l l i s d e v e r e a u x . c o m

P l a n n i n gA r c h i t e c t u r eE n g i n e e r i n gI n t e r i o r A r c h i t e c t u r eL a n d s c a p eA r c h i t e c t u r eC o n s t r u c t i o n S e r v i c e sC o p y r i g h t © 2008

Tit le

Date

S h e e t N o .

P r o j e c t No .D r a w nC h e c k e dA p p r o v e d

Issue

Owner Name

1108 S. HILL STREET,LOS ANGELES, CA 90015

1201 S. MAIN STREET,LOS ANGELES CA 90012

H_A-202

WEST & EASTELEVATIONS

xxxxxAuthorCheckerApprover

HERALDEXAMINER SITE

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

WEST ELEVATION

SCALE: 1/16" = 1'-0"2

EAST ELEVATION

B R

O A

D W

A Y

S

T R

E E

TC L

M A

I N

S

T R

E E

T

T W E L F T H S T R E E TCL

A L L E YCL

M_A-202

1

M_A-202 2

M_A-201

1

M_A-2012

A

A

B

B

C

C

D

D

E

E

F

F

G

G

J

J

11

22

33

44

55

66

77

88

2.22.2

H

H

K

K

25' -

4"

25' -

4"

18' -

0"

18' -

0"

18' -

0"

30' - 8"

18' - 0"

A

A3-01

A

A3-01

TRASH

20' - 0"

STAIR 1

STAIR 2

STAIR 3

STAIR 4

ELEV 3

ELEV 1 ELEV 2

1,470.67 SF


REC/FITNESS

FAN ROOM

4,134.38 SF

LEASING /RESIDENT

LOBBY

TT

RETAIL/RESTAURANT

RETAIL/RESTAURANT

SHAFT TOEXHAUST FANROOM BELOW

EXHAUST LOUVERABOVE 10'

SHAFT TO ROOF

HATCH TOTRANSFORMERBELOW

GREASEINTERCEPTORBELOW

GARAGE INTAKE GRATE

GARAGEINTAKE GRATE

T T T

1,362.71 SF

BIKEPARKING/SHOP

(LT)100 S.F.BIKE KITCHEN

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

STDSTDSTDSTD

STD STD STD STD STD

STD STD

STD STD

STD STD

STD STD

STD STD STD STD

STDSTDSTDSTDSTDSTDSTDSTDSTDSTD

STD

STD

STD

STD

STD

STD STDC

STD STD STD STD STD

B

A3-01

B

A3-01

122 BIKES

118BIKES

TILT-UPGATE DOOR

TILT-UPGATE DOOR

4,056 SF

3,409 SF 3,361 SF190' -

0"

18' -

6"

6' -

3"

27' -

2"

30' -

2"

30' -

2"

30' -

2"

32' -

0"

15' -

7"

15' - 9" 35' - 10" 39' - 2" 21' - 2" 30' - 2" 30' - 2" 30' - 2" 31' - 7" 16' - 0"

ST

BIK

E (

10

)

RAMP UP

PARKING SUMMARY:COMPACT - 1STANDARD - 47ACC - 1TOTAL 49

3"=1'0"0000 1111

1-1/2"=1'0"1111 0000 1111 2222

3/4"=1'0"2222 1111 0000 2222 4444

1/4"=1'0"8888 4444 0000 5555 10101010

1/8"=1'0"6666 0000 10101010 20202020 30303030

1"=10'

15151515 10101010 5555 0000 10101010 20202020 30303030

1"=20'

30303030 20202020 10101010 0000 20202020 40404040 60606060

1"=30'

45454545 30303030 15151515 0000 30303030 60606060 90909090

1"=40'

60606060 40404040 20202020 0000 40404040 80808080 120120120120

1"=50'

75757575 50505050 25252525 0000 50505050 100100100100 150150150150




90017, USA90017, USA90017, USA90017, USA

(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)

(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)









Title

Date

Sheet No.


Issue

Owner Name

M_A-102

1ST FLOORPLAN




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

GROUND FLOOR PLAN

PROJECTNORTHN

M_A-202

1

M_A-202 2

M_A-201

1

M_A-2012

A

A

11

88

K

K

A

A3-01

A

A3-01

ELEV 3

STAIR 1

STAIR 2

STAIR 3ELEV 1 ELEV 2

2BR

1,322.3 SF

CLUBHOUSE

2BR2BR1BR2BR

1BR

1BR

1BR

1BR

S

1BR

1BR

1BR

1BR 1BR 1BR 1BR

1BR

S

S

S

1BR

1BR 1BR 1BR 1BR

COURT

1BR 1BR S S

ELEV LOBBY

MECH ELECT.TRASH

ELECT/ STOR

PLANTER AREA

1.81.8

1BR

1BR

1BR

1BR

2BR

2BR 1BR 1BR 1BR 1BR

B

A3-01

B

A3-01

3"=1'0"0000 1111

1-1/2"=1'0"1111 0000 1111 2222

3/4"=1'0"2222 1111 0000 2222 4444

1/4"=1'0"8888 4444 0000 5555 10101010

1/8"=1'0"6666 0000 10101010 20202020 30303030

1"=10'

15151515 10101010 5555 0000 10101010 20202020 30303030

1"=20'

30303030 20202020 10101010 0000 20202020 40404040 60606060

1"=30'

45454545 30303030 15151515 0000 30303030 60606060 90909090

1"=40'

60606060 40404040 20202020 0000 40404040 80808080 120120120120

1"=50'

75757575 50505050 25252525 0000 50505050 100100100100 150150150150




90017, USA90017, USA90017, USA90017, USA

(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)(213) 542.4500 (tel)

(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)(213) 542.4515 (fax)









Title

Date

Sheet No.


Issue

Owner Name

M_A-104

THIRD FLOORPLAN




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

THIRD FLOOR PLAN

PROJECTNORTHN

April 11, 2014

M_LP101

12B COMPOSITE LANDSCAPE PLAN

8’ 16’ 32’ 64’


BROADWAY

W 12TH

STR

EE

T

S MAIN STREET

April 11, 2014

M_LP102

12B GROUND LANDSCAPE PLAN

8’ 16’ 32’ 64’


LEGEND:1. EXISTING CURB2. VEHICLE ENTRY3. PROPOSED CURB CUT4. EXISTING STREET TREE IN ENLARGED

PLANTING AREA5. PROPOSED STREET TREE IN

ENLARGED PLANTING AREA6. PROPOSED BULB OUT7. BUILDING FOUNDATION PLANTING8. INTEGRAL COLOR CONCRETE SIDE-

WALK

BROADWAY

W 12TH

STR

EE

T

1

2

3

6

6

34S MAIN STREET

5

TYP.

8 TYP.

2

7

7

April 11, 2014

M_LP103

12B PODIUM LANDSCAPE PLAN

LEGEND:1. SPA2. SYNTHETIC TURF3. FIRE ELEMENT4. WOOD DECKING5. PLANTING AREA6. WATER ELEMENT7. INTEGRAL COLOR CONCRETE8. CLUBHOUSE / INDOOR AMENITY SPACE9. GLASS POOL ENCLOSURE10. OUTDOOR GAMING TABLE11. BBQ

2

4

5 6

5

8

4’ 8’ 16’ 32’


9

5

4

10

7

9

5

1

3

5

7

11

April 11, 2014

M_LP104

12B ROOF LANDSCAPE PLAN

2’ 4’ 8’ 16’


LEGEND:1. SYNTHETIC TURF2. FIRE ELEMENT3. BUILT IN WOOD BENCHES4. PLANTING AREA5. BBQ6. INTEGRAL COLOR CONCRETE

PEDESTAL PAVERS7. 42” GLASS BUILDING PARAPET8. CABANA STRUCTURE

1

4

6

3

4

1

2

7

8

3

4

5

7

6

03/04, 2014

3D VIEW FROM BROADWAY & 12TH STREET


12B BUILDING

02/04, 2014

3D VIEW FROM BROADWAY

12B BUILDING


3D VIEW FROM 12TH STREET

02/04, 2014

3D VIEW FROM 12TH AND MAIN12B BUILDING


Level 10' - 0"

Level 328' - 0"

Level 438' - 3"

Level 548' - 6"

Level 658' - 9"

Level 769' - 0"

Roof80' - 1"

Level 215' - 0"

METAL PANEL, TYP.

VINYL WINDOW, TYP.

STUCCO, TYP.

ALUMINUMSTOREFRONT WINDOW

SYSTEM, TYP.

28' - 0"

38 '- 0"

15 '- 0"

48' - 0"

58' - 0"

68' - 0"

80' - 0"

WINDOW WALLSYSTEM ABOVE

FIRST FLOOR, TYP.

METAL PANEL (BLUE)CANOPY

TO T

OP

OF

STAI

R, S

TAIR

/ EL

EVAT

OR

SH

AFT

93' -

2 1

/2"

TO T

OP

OF

PAR

APET

86' -

8 1

/2"

AVERAGE GRADEPLANE (239.07)LOWEST ELE. WITHIN5'-0" OF BLDG. PER.(237.24)

PERFORATED PANELSYSTEM (WHITE)

METAL PANEL CANOPY,(TYP.)

85'-0

" HEI

GH

T LI

MIT

PER

CBC

81' -

4 1

/2"

STEEL FRAMEBALCONY WITH METAL

PANEL WALL

STEEL COLUMN(BLUE)

STEEL FRAMEBALCONY WITH METAL

PANEL WALL

Level 10' - 0"

Level 328' - 0"

Level 438' - 3"

Level 548' - 6"

Level 658' - 9"

P 2-20' - 0"

Level 769' - 0"

Roof80' - 1"

Level 215' - 0"

28' - 0"

38 '- 0"

15 '- 0"

METAL PANEL (BLUE), TYP.

VINYL WINDOW, TYP.

STUCCO(WHITE), TYP.

ALUMINUMSTOREFRONTSYSTEM, TYP.

48' - 0"

58' - 0"

68' - 0"

80' - 0"

AVERAGE GRADEPLANE (239.07)LOWEST ELE. WITHIN5'-0" OF BLDG. PER.(237.24)

WINDOW WALLSYSTEM ABOVE

FIRST FLOOR,TYP.

METAL PANEL(BLUE) CANOPY

PERFORATEDMETAL PANEL

(BLUE)

TO T

OP

OF

STAI

R, S

TAIR

/ ELE

VATO

R S

HAF

T93

' - 2

1/2

"

TO T

OP

OF

PAR

APET

86' -

8 1

/2"

PLPL

85' -

0" H

EIG

HT

LIM

IT P

ER C

BC

81' -

4 1

/2"

STEEL FRAMEBALCONY WITHMETAL PANELWALL

3"=1'0"0 1

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

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

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

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

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

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

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

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

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

601 South Figueroa StreetSuite 500Los Angele, California90017, USA

(213) 542.4500 (tel)(213) 542.4515 (fax)harleyellisdevereaux.com

PlanningArchitectureEngineeringInterior ArchitectureLandscape ArchitectureConstruction Services

Copyright © 2008

Title

Date

Sheet No.


Issue

Owner Name



M_A201

NORTH ANDEASTELEVATION


Herald ExaminerSitesADDRESSES

SCALE: 1/16" = 1'-0"ELEVATION - NORTH

SCALE: 1/16" = 1'-0"ELEVATION - EAST

Level 10' - 0"

Level 328' - 0"

Level 438' - 3"

Level 548' - 6"

Level 658' - 9"

P 1-10' - 0"

Level 769' - 0"

Roof80' - 1"

TWEL

FTH

STRE

ET

PARKING

PARKING

PARKING

Level 215' - 0"

1M_A301

SPA

RETAIL

28' - 0"

38' - 0"

48' - 0"

58' - 0"

68' - 0"

80' - 0"

8'-1

0" F

loor

to T

.O.P

.10

'-0" F

loor

to T

.O.P

.

RAMP

RAMP

PARKING

PARKING

PARKING

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIALPARKING

PARKING

PARKING

PARKING

LOWEST GRADEPLANE (237.34)

AVERAGE GRADEPLANE (239.07)

TO H

IGH

EST

OC

CU

PIAB

LE F

LOO

R70

' - 3

1/2

"

Level 10' - 0"

Level 328' - 0"

Level 438' - 3"

Level 548' - 6"

Level 658' - 9"

P 1-10' - 0"

Level 769' - 0"

Roof80' - 1"

2M_A301

Level 215' - 0"

SPA

28' - 0"

38' - 0"

48' - 0"

58' - 0"

68' - 0"

80' - 0"

8'-1

0" F

loor

To

T.O

.P.

LOWEST GRADEPLANE (237.34)

TO H

IGH

EST

OC

CU

P IAB

LE F

LOO

R

70' -

3 1

/2"

PARKING

RESIDENTIAL

PARKING

RETAIL PARKING

RAMP

RAMP

PARKING

PARKING RESIDENTIALPARKING PARKING

ENTRANCE

Podium Courtyard

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

PARKING

PARKING

PARKING

PARKING

AVERAGE GRADEPLANE (239.07)

10'-0

" FLO

OR

TO

T.O

.P

3"=1'0"0 1

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

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

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

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

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

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

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

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

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

601 South Figueroa StreetSuite 500Los Angele, California90017, USA

(213) 542.4500 (tel)(213) 542.4515 (fax)harleyellisdevereaux.com

PlanningArchitectureEngineeringInterior ArchitectureLandscape ArchitectureConstruction Services

Copyright © 2008

Title

Date

Sheet No.


Issue

Owner Name



M_A301

Building Sections

2013-00017-000

Herald ExaminerSitesADDRESSES

11/18/2013 SITE REVIEW

SCALE: 1/16" = 1'-0"Section B-B

SCALE: 1/16" = 1'-0"SECTION A-A

-1-

ATTACHMENT A

PROJECT DESCRIPTION

Herald Examiner / Forest City Project – Entitlement Modifications (Case Numbers: ZA 2006-6513-CUB-CUX-CU-ZV-SPR and VTTM-64396)

I. Introduction and Project Overview This application involves three sites that were previously entitled as a unified development, at that time referred to as the Herald Examiner Project. More specifically, in 2007 the City of Los Angeles (“City”) approved a number of entitlements for the Herald Examiner Project (Case Numbers ZA 2006-6513-CUB-CUX-CU-ZV-SPR and VTTM-64396) and certified a Final EIR (SCH No. 2005081146) for the project. In light of the intervening market forces that have occurred since the City approved those entitlements, and in order to address the fact that the sites will now be developed by different owners, Forest City Residential West (“Forest City” or the “Applicant”) is proposing to modify the existing entitlements to reflect its current project, which involves developing two new, mixed-use residential buildings with apartment units, associated amenities and ground floor retail uses on two of the three previously approved sites (the “Project” or “Revised Project”). Specifically, the Project includes 391 total residential apartment units on two sites, totaling approximately 351,250 square feet, approximately 16,000 square feet of commercial/retail space and 507 parking spaces in two parking structures. The Project does not propose any changes to the historic rehabilitation of the third site, the historic Herald Examiner building, which is located at 1111 South Broadway at the southwest corner of 11th Street and South Broadway (the “Herald Examiner Site”). The previously approved rehabilitation and re-use of the historic Herald Examiner building would activate and preserve an important architectural monument for the City, while the two new buildings would act as bookends—respecting and framing the historic Herald Examiner building in a new and exciting way. One of the two mixed-use buildings would be located at 156 W. 11th Street (referred to in the existing entitlements as 1108 South Hill Street), an approximately 46,218 square foot parcel located along South Hill Street between 11th Street and 12th Street (the “Hill Street Site”). The Hill Street Site is currently a vacant parcel with a parking lot. The other mixed-use building would be located at 1201 South Main Street (also referred to as 120 W. 12th Street), an approximately 47,785 square foot parcel located at 12th Street and Broadway (the “12th Street Site”). The 12th Street Site is currently an asphalt parking lot. Collectively, the Hill Street Site and the 12th Street Sites are referred to as the “Forest City Project Sites.” The Forest City Project Sites and the Herald Examiner Site (collectively, the “Project Site”) are located approximately 0.5 miles north of the Santa Monica Freeway (I-10), and approximately 0.75-miles east of Harbor Freeway (I-110) in the South Park/Fashion District neighborhoods.

-2-

II. Background: The Previously Approved Project As mentioned above, in 2007 the Hearst Corporation (“Hearst”) obtained unified development approvals that included three sites: the Forest City Project Sites (the Hill Street Site and the 12th Street Site), and the Herald Examiner Site. The approvals included two mixed-use high rise condominium towers at the Forest City Project Sites, along with rehabilitation of the historic Herald Examiner building (Los Angeles Historic-Cultural Monument No. 178) (the “Previously Approved Project”). The Previously Approved Project was entitled under Case Numbers ZA 2006-6513-CUB-CUX-CU-ZV-SPR and VTTM-64396 (the “Existing Entitlements”). The Existing Entitlements include a total of 587 condominium units at the Forest City Project Sites, totaling approximately 705,840 square feet, 12,560 square feet of commercial/retail space and 889 parking spaces in two parking structures, as well as the rehabilitation of the historic Herald Examiner building at the Herald Examiner Site. Specifically, the Existing Entitlements include approval of a 24-story mixed use condominium tower at the Hill Street Site (7.24:1 FAR) and 37-story tower mixed use condominium tower at the 12th Street Site (8.36:1 FAR), with the rehabilitated Herald Examiner building remaining at its same 1.79:1 FAR. Once rehabilitated, the Herald Examiner building would contain approximately 90,500 gross square feet of floor area. As approved, up to approximately 29,000 square feet of the office building could be used for retail. The remaining space would be for office uses.

In order to achieve densities that were beyond the 6:1 FAR allowed by right in the C2-4D-O zone for individual parcels, the Hill Street Site, 12th Street Site and Herald Examiner Site were

-3-

treated as a “unified development” with a 6:1 average FAR, pursuant to approval of a CUP for FAR Averaging. The Existing Entitlements also included a CUB/CUX for the sale and service of alcohol at three establishments and dance hall / penny arcade uses, a Variance to permit one-unit per 237 square feet of lot area, Adjustments for reduced side and rear yards, and Site Plan Review for 587 residential condominium units and approximately 90,500 square feet of office and commercial space. Under separate case number, a Vesting Tentative Tract Map was also issued for the condominium use. In November 2007, after public hearings, the City approved the Existing Entitlements and certified the Final EIR for the Previously Approved Project (the “Previously Approved EIR”). A Notice of Determination was subsequently filed for the Final EIR, and no challenge to the City’s approval of the Project or the adequacy of the Final EIR was filed thereafter. III. The Revised Project

Hearst is the current owner of the Forest City Project Sites and the Herald Examiner building. However, Forest City has entered into a Purchase and Sale Agreement to purchase the Hill Street Site and the 12th Street Site from Hearst. Forest City and Hearst agree to work cooperatively to develop the three sites and to modify the Existing Entitlements to (1) reflect Forest City’s modified plans for the Hill Street Site and 12th Street Site (“Revised Plans”) and (2) segregate the approvals according to the separate ownerships, including clarification and modification of certain conditions of development and mitigation measures originally imposed as part of the entitlement process for the Previously Approved Project. Provided below is a summary of how each of the three sites that were the subject of the Existing Entitlements are proposed to be modified.

A. The Forest City Sites Forest City proposes some changes to the Previously Approved Project for the Forest City Sites in order to better meet the current market demand. Given the intervening economic forces since the original approval in 2007, it has become necessary to consider revised development options to respond to the changing market conditions. Importantly, the Revised Project is consistent with the uses and density allowed by right in the Los Angeles Municipal Code (“LAMC”). 1. The Hill Street Site (- PA-2) As part of the Revised Project, the Hill Street Site would feature a new, seven-story, mixed-use apartment building with ground floor retail and a parking garage including two levels of subterranean parking and two levels of above-grade parking. The building would be approximately 83 feet tall to the top of the main roof and would contain approximately 156,011 square feet of floor area including apartments, retail, leasing office and amenity space. The building would be constructed of five-levels of Type III-A wood-frame building over two-levels of Type I-A concrete podium and two levels of concrete subterranean parking. The building would contain 177 rental apartment units, 276 parking spaces, 201 bicycle spaces and

-4-

approximately 7,300 square feet of ground floor retail and commercial space. The lot area for the Hill Street Site is approximately 46,218 square feet and the proposed FAR for the building is 3.38:1. Common area amenities for the Hill Street Site include a swimming pool, a landscaped courtyard, a community room, and an exercise facility. Additionally, the site would include an outdoor plaza, pedestrian-friendly paseo, benches and a landscaped perimeter around the building. The site would also have controlled access entry and surveillance cameras. The Hill Street Site building has been carefully planned to be respectful of and compatible with the Herald Examiner building in size, scale, and massing, while still being differentiated in design. In between the Hill Street Site and the Herald Examiner Site, a plaza and midblock paseo would provide an inviting, public, pedestrian-friendly space. The paseo would provide open space, landscape, and hardscape, benches and a pedestrian-friendly area. The design also includes a public plaza where the building massing recedes on the north side along 11th Street, which serves a dual function of allowing for better visual access of the Herald Examiner Site while also attracting more pedestrian activity within the surrounding areas. All of these aspects of the Revised Project bring it into conformity with the applicable standards and provisions of the Downtown Design Guidelines, which aim to promote urban in-fill mixed use centers similar to what is being proposed. 2. The 12th Street Site (- PA-3) As part of the Revised Project, the 12th Street Site would feature a new, seven-story, mixed-use apartment building with ground floor retail and a parking garage including two levels of subterranean parking and one level of above-grade parking. The building would be approximately 81 feet tall to the top of the main roof and would contain approximately 195,239 square feet of floor area including apartments, retail, leasing office and amenity space. The building would be constructed of five-levels of Type III-A wood-frame building over two-levels of Type I-A concrete podium and two levels of concrete subterranean parking. The building would contain 214 rental apartment units, 231 parking spaces, 245 bicycle spaces and approximately 9,000 square feet of ground floor retail and commercial space. The lot area for the 12th Street Site is approximately 47,785 square feet and the proposed FAR for the building is 4.09:1. Common area amenities include a landscaped courtyard with seating areas and grills, a community room, lounge areas, an exercise facility, and a sky deck looking north that provides a view of downtown Los Angeles. The building will also have controlled access entry and surveillance cameras. All of these aspects of the Revised Project bring it into conformity with the applicable standards and provisions of the Downtown Design Guidelines, which aim to promote urban in-fill mixed use centers similar to what is being proposed.

-5-

B. The Herald Examiner Site (- PA-1)

The Revised Project does not propose to change any design or site aspects of the Previously Approved Project with respect to the Herald Examiner Site. The Herald Examiner building has been determined eligible for listing in the National Register of Historic Places, is listed in the California Register of Historic Places, and has been designated as City of Los Angeles Historic-Cultural Monument #178. The Revised Plans do not propose changes to the approved plans for the Herald Examiner Site, which include the rehabilitation of the Herald Examiner building in compliance with the Secretary of the Interior’s Standards for Rehabilitation. According to the previously approved plans, once rehabilitated, the Herald Examiner building would contain approximately 90,500 square feet of floor area. Up to 29,000 square feet (of the Herald Examiner building) could be used for retail and the remainder would be for office uses. The Herald Examiner building is not required to provide parking, however, the building will have access to 90 parking spaces in the Hill Street Site garage.

IV. Requested Modifications As stated, the Existing Entitlements (Case Numbers: ZA 2006-6513-CUB-CUX-CU-ZV-SPR and VTTM-64396) include the following: (1) a conditional use to allow the sale and service of a full line of alcoholic beverages for on-site consumption, in conjunction with three proposed restaurant/bar and dance hall uses subject to a plan approval; (2) a conditional use to allow dancing (limited to five percent of the restaurant/bar floor area), in conjunction with the proposed restaurant/bar and dance hall uses subject to a plan approval; (3) a conditional use to allow floor area averaging in a unified development (6:1 average floor area ratio); (4) a conditional use to allow the use of five or more, coin or slug-operated or electrically, electronically or mechanically controlled game machines in conjunction with the proposed game machine uses at potentially each of the project buildings subject to a plan approval; (5) a variance to permit one unit per 237 square feet of lot area in lieu of one unit per 400 square feet of lot area as calculated on the overall site access so that residential density is permitted to be combined among the three parcels, similar to the FAR averaging CUP; (6) an adjustment to permit a reduced side yard of zero feet on Hill Street in lieu of the 16 feet required (Hill Street Building); and (7) site plan review for 587 residential condominium units and approximately 90,500 square feet of office and commercial space. Under separate case number, a Vesting Tentative Tract Map was also issued for the condominium uses for 10 air space lots and two master lots in connection with the project. The Revised Project would include Site Plan Review (Modifications) to reflect Forest City’s modified plans for the Hill Street Site and 12th Street Site. No adjustments would be made to the original Site Plan Review approved plans as they relate to the Herald Examiner Site, but all three sites would modify and segregate certain conditions and mitigation measures, as applicable. Forest City also proposes separate Plan Approvals to allow for on-site sales of alcoholic beverages at each of the two proposed new buildings at the Forest City Sites (i.e., the Hill Street

-6-

Site would be (- PA-2) and the 12th Street Site would be (- PA-3), and one at the Herald Examiner Site, which would be (- PA-1). The segregated Plan Approvals would also allow for a new Effective Date for the original entitlements. In addition to Site Plan Review (Modifications) and the Plan Approvals, Forest City seeks a Zoning Administrator’s Adjustment pursuant to LAMC Section 12.28 allowing relief from Section 12.21.G to permit a deviation of less than 20% from LAMC open space requirements for the 12th Street Site, and review and approval of the Addendum prepared in connection with the Revised Project.

As part of this process, the approvals would be segregated according to the separate ownerships, including clarification and modification of certain conditions of development and mitigation measures originally imposed as part of the entitlement process for the Previously Approved Project. Besides the Site Plan Review and Plan Approvals, Forest City would not vest any of the other entitlements approved as part of the Previously Approved Project, including the Vesting Tentative Tract Map.

V. Requested Actions

Specifically, the Applicant seeks the following actions from the City (see proposed findings in Attachment B):

1. Pursuant to Los Angeles Municipal Code (“LAMC”) Section 12.36, concurrent consideration of the requests below.

2. Pursuant to LAMC Section 12.24.M, Plan Approval to modify existing entitlement and clarify conditions of approval to allow for the on-site sales and service of alcoholic beverages at each of the three sites previously entitled as a unified development.

3. Pursuant to LAMC Section 16.05, Site Plan Review (Modifications) permitting the construction, use and maintenance of 391 residential apartment units over two sites, totaling approximately 351,250 square feet, 16,000 square feet of commercial/retail space and 507 parking spaces in two parking structures, with no change to any design or site aspects of the Previously Approved Project with respect to the Herald Examiner Site.

4. Pursuant to LAMC Section 12.28, a Zoning Administrator’s Adjustment from Section 12.21.G to permit a deviation of less than 20% from LAMC open space requirements on the 12th Street Site.

5. Pursuant to the California Environmental Quality Act (“CEQA”), a finding that the Previously Approved EIR, as amended by the Addendum for the Revised Project, and including the findings of the original Zoning Administrator decision to adopt the Previously Certified EIR, may be used to fulfill the environmental review requirements of the Revised Project, and because the Revised Project meets the conditions for the application of State CEQA Guidelines Section 15164 such that preparation of a new EIR is not required.

-7-

VI. Project Location and Surrounding Uses

The Project Site is located in the South Park district of downtown Los Angeles as it transitions to the Fashion District. The area is outside of what is generally considered the downtown core and has only recently started benefiting from the resurgence of downtown and is still in need of investment. The Project Site is also adjacent to the AT&T Center (formerly the Transamerica building), which is located west of Hill Street, north of 12th Street, east of S. Olive Street and south of 11th Street. Other land uses in the immediate vicinity include retail stores, wholesale outlets, parking structures and surface parking lots. Other prominent land uses within the South Park area, in what is generally considered to be the core of the activity include the Los Angeles Convention Center, Staples Center, LA Live, the Fashion Institute of Design and Merchandising (FIDM) and the California Hospital Medical Center

The Project builds upon the development momentum of important public investments to the Broadway Corridor and South Park, such as Bringing Back Broadway Master Plan and the MyFig plan. The Project will provide intentional linkages to the LA Streetcar System and MyFig Project, such as a pedestrian-friendly, midblock plaza and a paseo at 11th Street.

VII. Planning and Zoning

The current City of Los Angeles General Plan Land Use Element designates the zoning as C2-4D-O. The zone designation includes the “D” Development Limitation, which relates to floor area and limits the usual allowable 13:1 FAR in Height District 4 to 6:1. The “O” signifies that the Revised Project is in an Oil Drilling Supplemental Use District. The C2 Commercial zone permits a variety of residential, retail and office uses such as hotels, restaurants, amusement enterprises, mini-shopping centers, offices, auditorium and arenas, parking lots, parking buildings and residential. The use of the Forest City Project Sites to establish dwelling units, retail and commercial uses and a restaurant is permitted as a matter of right. Specifically, the provisions of the C2 Zone are codified at Section 12.14. Subparagraph 12.14.A.1 identifies commercial uses allowed in that zone, and subparagraph 12.14.C.3 establishes that residential uses are permitted. Retail uses are first permitted under Section 12.13.A.2, which provides a list including bakery goods shop, barber shop, book store, florist or gift shop, grocery store, jewelry store, shoe store, and clothing shop among other uses. As stated, the conditional authorization for the sale of alcoholic beverages for on-site consumption and dancing is allowed through the approval of the Zoning Administrator subject to certain findings. An adjustment allowing a reduction from the required amount of open space at the 12th Street Site is also permitted pursuant to certain findings by the Zoning Administrator.

-8-

VIII. Additional Project Benefits

While the economic circumstances have changed since Previously Approved Project was originally conceived and approved, the benefits of building the Revised Project have not changed. Just a few of these numerous benefits are outlined below:

• Consistent with Zoning and Governing Plans: With the modifications described above, the Project design fits within the existing land use entitlements and approvals, as well as all underlying zoning, densities and governing plans for this area of South Park area .

• Strong and Experienced Developer with Commitment to Downtown: The Forest City team brings ten years of experience in the Los Angeles market, as well as tremendous experience in mixed-use, urban development and a strong and stable financial position to ensure the Project will be completed as planned.

• Neighborhood Revitalization: The Project has the potential to activate and revitalize a currently emerging portion of the South Park and Fashion District neighborhoods that is in need of investment.

• Herald Examiner Rehabilitation: Development of the Project site will provide the owner of the historic Herald Examiner building, the Hearst Corporation, the necessary parking for the renovation of the building and to activate an important local and state historic landmark building that has sat idle and in need of renovation for more than twenty years.

• 11th Street and Broadway Activation: The Project builds upon the development momentum of important public investments to the Broadway Corridor and South Park, such as Bringing Back Broadway Master Plan and the MyFig plan. The Project will provide important and thoughtful linkages to the LA Streetcar System and MyFig Project, such as a pedestrian-friendly, midblock plaza and Paseo at 11th Street.

• Job Creation: The Project will create new construction jobs and local, permanent jobs for the community.

1

ATTACHMENT B

DRAFT FINDINGS

Plan Approval for Alcohol, Site Plan Review (Modifications), Zoning Administrator’s Adjustment

PLAN APPROVAL FINDINGS

REQUEST

Pursuant to Los Angeles Municipal Code Section 12.24.M, a Plan Approval for alcohol establishments subject to Section 12.24.W.1 (conditional use to permit the sales and consumption of alcoholic beverages) to modify an existing entitlement and related conditions of approval, and clarify that on-site sales and service of alcoholic beverages at each of the two proposed new buildings at the Project Site (the Hill Street Site and the 12th Street Site) and at the Herald Examiner Site (for purposes of this Attachment, the three locations are referred to collectively as the “Project Site”).

More specifically, and pursuant to Case No. ZA-2006-6513-CUB-CUX-CU-ZV-ZAA-SPR-1A (Related Cases: ZA-2006-5863-ZA1-1A & VTT-64396-1A), the Project Site currently holds conditional use authority to permit the sales and service of a full line of alcoholic beverages for on-site consumption, subject to a plan approval, within up to three facilities (one in each building or a total of three within the Herald Examiner building). This request clarifies the existing entitlement to allow three establishments, which include alcohol sales and service, one in each new building at the Hill Street and 12th Street Sites and one at the Herald Examiner Site.

FINDINGS

a. General Conditional Use i. That the project will enhance the built environment in the surrounding

neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city, or region.

The proposed establishments will be located on properties in the C2 Zone, which allows restaurant, café, and some entertainment uses as a matter of right. The Project Site is also located in a designated Regional Center Commercial, which are defined in the City’s General Plan Framework Element as “centers intended to serve as the focal points of regional commerce, identity, and activity.” Immediately adjacent developments include retail stores, a historic theatre, parking, and office uses. Other developments within the vicinity of the Project Site include restaurant, entertainment, office, and high-density residential uses in South Park, as well as the diverse mix of office, restaurant, retail and commercial uses in the Fashion District.

2

Additional prominent land uses within the area include the Los Angeles Convention Center, Staples Center, and the Fashion Institute of Design and Merchandising (FIDM). The new developments at the Project Site will provide a mix of residential and commercial uses primarily designed to accommodate professionals and community members interested in living in an emerging urban setting. The Revised Project will thus enhance the built environment of the surrounding neighborhood by providing two new and exciting mixed-use developments that will activate an underutilized area of South Park. While the residential component of the Revised Project will promote housing choices to attract new and economically diverse households, the ground level retail and restaurant uses will provide pedestrian-friendly amenities to serve the surrounding neighborhood. In addition, the Revised Project will also perform a critical function that is essential to the South Park neighborhood by establishing a vibrant, cohesive addition to the area that is a compatible extension of the surrounding uses.

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

The Revised Project is being designed within the context of the adjacent existing and future commercial and residential uses. It is located adjacent to other similar uses, within an area designated for Regional Center commercial uses within South Park, which is an eclectic and urban community intended to provide households of all income levels with residential options close to existing employment centers and mass transit. The Revised Project’s location in this area will be compatible with and will not adversely affect or degrade adjacent properties, the surrounding neighborhood, or the public health, welfare and safety.

The massing and height of the Revised Project is compatible with, and will not degrade, adjacent properties or the surrounding South Park area. The Revised Project will result in the construction of two seven-story rental apartment buildings, with dwelling units above two levels of above-ground parking. Ground floor retail and restaurant uses will be included on both the Hill Street and 12th Street Sites. The buildings will be approximately 83 and 81 feet tall, respectively, from the street level to the roof. When compared to several structures in the immediate vicinity, the Revised Project is significantly reduced in mass and height. Examples include the Aon Tower, which is 62 stories, and the AT&T center located two blocks east of the Project Site, which is 32 stories. The appearance of the proposed buildings on the Hill Street and 12th Street Sites, through the use of variations in construction materials, façade articulation, surface relief, distinctive design and landscaped buffers, will complement the adjacent and surrounding structures. Additional proximate South Park developments include the South Group’s Elleven development and the J.W. Marriott at A.E.G. LA Live/Staples Center. Given the character of the neighborhood, two relatively smaller new buildings will be compatible with, and will not degrade, the surrounding areas.

3

The Revised Project will not adversely affect the health, welfare, or safety of the public. To the contrary, the construction of two new buildings will add to the revitalization of the South Park area. The Revised Project will add approximately 391 rental units, approximately 7,300 square feet of ground floor commercial (retail and restaurant) area at the Hill Street Site, and approximately 9,000 square feet of commercial (retail and restaurant) space at the 12th Street Site. These ground floor commercial opportunities will enhance the livability of the area for the Revised Project’s residents in particular, and the area’s residents and visitors in general. The Revised Project will also generate construction jobs and local, permanent jobs. For all of these reasons, the Revised Project will be desirable for the public convenience, proper in relation to adjacent uses and harmonious with the surrounding neighborhood.

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

The City’s General Plan is a comprehensive, long-range declaration of purposes, policies and programs for the development of the City. The General Plan consists of 11 elements that apply Citywide and the Land Use Element, which is made up of 35 local area plans known as Community Plans, plus plans for the Los Angeles International Airport and the Port of Los Angeles. As discussed below, the Revised Project is consistent with the purpose, intent, and provisions of the General Plan and the Central City Community Plan, which designate the Project Site as Regional Center appropriate for mixed-use development. The Project Site is not located within the boundaries of an adopted specific plan, but is located within the former Community Redevelopment Agency’s (“CRA”) Central Business District Redevelopment Revised Project and City Center Redevelopment Revised Project areas.

a. General Plan Framework Element

The General Plan Framework Element (“Framework”) defines Citywide policies that influence most of the City’s General Plan Elements. It includes policies for Land Use, Housing, Urban Form and Neighborhood Design, Open Space and Conservation, Economic Development, Transportation, and Infrastructure and Public Services. The Revised Project is consistent with several key goals, objectives and policies of the Framework Element, as described below.

1. Housing

The Framework’s Housing chapter seeks to promote the establishment of stable, safe and livable neighborhoods, reduce conditions of overcrowding and improve access to jobs and neighborhood services, particularly by encouraging future housing development near transit corridors and stations. The Revised Project is consistent with the Housing chapter of the Framework Element, including the following objectives:

4

Objective 3.7: Provide for the stability and enhancement of multi-family residential neighborhoods and allow for growth in areas where there is sufficient public infrastructure and services and the residents’ quality of life can be maintained or improved.

The Revised Project will permit the development of new mixed-uses, including residential units, in a Regional Center in the downtown area, which is already developed and served by transportation, public services and utilities. The existing public infrastructure and services are sufficient to support a high quality of life, as the South Park area is designed to provide residents with walkable neighborhoods in close proximity to employment areas as well as retail and entertainment options. The Revised Project will enhance growth in this area by providing new multi-family residential developments and pedestrian-friendly amenities.

Objective 4.2: Encourage the location of new multi-family housing development to occur in proximity to transit stations, along some transit corridors, and within some high activity areas with adequate transitions and buffers between higher-density areas and surrounding lower-density residential neighborhoods.

The Project Site is located along transit corridors within a vibrant urban environment that is far removed from any lower-density residential neighborhoods. The Revised Project is adjacent to major arteries, including the I-110 and I-10 freeways, and several existing transit locations. Significant public transit service is provided from bus centers and metro lines, and the Project Site is located in close proximity to downtown, which provides ease of commuting for residents.

2. Urban Form and Neighborhood Design

The Revised Project is consistent with the Framework’s Urban Form and Neighborhood Design chapter, as described by reference to the chapter’s elements below.

Goal 5A: A livable City for existing and future residents and one that is attractive for future investment. A City of interconnected, diverse neighborhoods that builds on the strengths of those neighborhoods and functions at both the neighborhood and citywide scales.

Approval of the Revised Project will significantly further the goal of creating a livable City for existing and future residents and one that is attractive for future investment. The Revised Project will be a significant investment in the City and will activate a currently under-utilized area of the South Park community. The development of new mixed-use structures at the Project Site may spur similar endeavors in the immediate vicinity and Citywide. The Revised Project will also generate significant local spending by new residents. The Revised Project will also further the goal of interconnectedness by providing pedestrian-friendly common areas and neighborhood-serving ground floor retail and restaurant uses.

5

Objective 5.2: Encourage future development in centers and in nodes along corridors that are served by transit and are already functioning as centers for surrounding neighborhoods, the community or the region.

The Revised Project will encourage and allow significant development in an area that is well-served by public transit and is already functioning as a Regional Center for surrounding neighborhoods, communities and the region. The Revised Project site is located in the heart of the Central City area of downtown Los Angeles, approximately three-quarters of a mile east of the I-110 and approximately one-half mile north of the Santa Monica Freeway (I-10), both major arteries. The Revised Project will redevelop an underutilized site with an urban infill mixed-use center, thus maximizing allowable density close to several light rail lines and bus lines. Additionally, the alignment currently being considered for the “Broadway Streetcar” project features a transit location that will be proximate to the Project Site. Therefore, the Revised Project is consistent with the objective to encourage development in centers served by transit and that are already functioning as centers for surrounding neighborhoods, the community or the region.

3. Transportation

The Transportation chapter of the Framework recognizes that primary emphasis must be placed on maximizing the efficiency of existing and proposed transportation infrastructure through advanced transportation technology, reduction of vehicle trips, and focused growth in proximity to public transit. The Revised Project is consistent with these general goals and the following objective (also contained in the Transportation Element of the General Plan):

Objective 3: Support development in regional centers, community centers, major economic activity areas and along mixed-use boulevards as designated in the Community Plans.

The Revised Project supports the development of South Park in an area that is designated by the Framework as a Regional Center. The Revised Project will create approximately 391 dwelling units, in addition to high-quality ground-floor retail and restaurant uses within an existing Regional Center. The Revised Project is thus consistent with the Framework because it targets Regional Centers for higher density growth and the Revised Project will provide high-quality mixed-use development in an urban area that is well served by public transit and major thoroughfares.

4. Economic Development

The Revised Project is consistent with goals and intent of the Economic Development chapter of the Framework.

6

Policy 7.8.1: Place the highest priority on attracting new development projects to Los Angeles which have the potential to generate a net fiscal surplus for the City.

The Revised Project will redevelop two currently under-utilized sites into vibrant, exciting residential mixed-use buildings with ground floor retail and restaurant uses that will provide an economic stimulus for the immediately surrounding community and the City without inundating the community with new traffic or other adverse impacts. The Revised Project will also result in an increase in new temporary and permanent jobs, generating a net fiscal surplus for the City. Retail and restaurant uses will also contribute to the City’s fiscal viability.

5. Land Use

The Framework Land Use policy encourages the retention of the City’s stable residential neighborhoods and proposes incentives to encourage whatever growth that occurs to locate in neighborhood districts, commercial and mixed-use centers, along boulevards, industrial districts and in proximity to transportation corridors and transit stations. The Land Use policy specifically identifies regional centers, which are intended to serve as focal points for regional commerce, identity and activity. Regional centers are characteristically high-intensity areas whose physical form is substantially differentiated from the City’s lower-density neighborhoods. Regional centers are also characterized by 6 to 20-story (or higher) buildings, the densities and functions of which are designed to support the development of a comprehensive and inter-connected network of public transit services. The seven-story buildings will be approximately 83 and 81 feet tall, respectively, from the street level to the roof consistent with these policies. The Project Site is designated as a regional center, and the Revised Project, is consistent with the Land Use chapter of the Framework Element, including the following goals, objectives, and policies:

Objective 3.10: Reinforce existing and encourage the development of new regional centers that accommodate a broad range of uses that serve, provide job opportunities, and are accessible to the region, are compatible with adjacent land uses, and are developed to enhance urban lifestyles.

The Revised Project and requested entitlements reinforce the existing regional center by providing a unique and important mix of ground floor retail and restaurant uses with residential units above, so that the regional center continues to provide and accommodate a broad range of uses that are compatible with adjacent uses and enhance urban lifestyle options. High-density housing is compatible with adjacent land uses and will enhance the range of urban lifestyle choices in the area.

Policy 3.4.1 Conserve existing stable residential neighborhoods and lower-intensity commercial districts and encourage the majority of new commercial and mixed-use (integrated commercial and residential) development to be located (a) in a network of neighborhood districts, community, regional, and downtown centers, (b) in proximity to rail and

7

bus transit stations and corridors, and (c) along the City’s major boulevards, referred to as districts, centers, and mixed0use boulevards, in accordance with the Framework Long-Range Land Use Diagram.

Approval of the Revised Project and requested entitlements will not affect existing stable residential neighborhoods or low intensity commercial districts. The Revised Project consists of two seven-story mixed-use buildings in a Framework-designated Regional Center, which is characterized by mid and high-rise buildings. The Revised Project’s design fits seamlessly with the adjacent mixed-use developments in South Park. The Project Site is also well integrated with existing public transit and major circulation systems, including the proposed downtown Los Angeles streetcar system.

Objective 3.1: Accommodate a diversity of uses that supports the needs of the City’s existing and future residents, businesses, and visitors.

By providing retail and restaurant uses and dwelling units in a designated Regional Center, the Revised Project enables the establishment of land uses that complement the traditional and abundant commercial uses nearby, thereby broadening the appeal of, and making more vibrant, not just the subject property but also the area surrounding it. The Revised Project represents and accommodates a diversity of uses that support the needs of the community’s existing and future residents, businesses, and visitors. Locating dwelling units at the proposed location will enhance downtown in general and South Park in particular as a walkable center for commerce, entertainment, and 24/7 living.

b. General Plan Housing Element

The General Plan Housing Element promotes stable, safe and livable neighborhoods that include improved access to jobs and neighborhood services. The Revised Project is consistent with the Housing Element, as indicated through the following objectives and policies:

Objective 2.1: To promote housing strategies which enhance neighborhood safety and sustainability and provide for adequate population, development, and infrastructure and service capacity within the City and each community plan area, or other pertinent service area.

The Revised Project and requested entitlements achieve this objective by providing up to 391 units of housing in the same buildings as new commercial and retail uses. The Revised Project enhances neighborhood safety by increasing pedestrian traffic in the area and creating a mix of residential and entertainment uses in an area where such uses are currently limited.

Objective 1.1: To encourage the production and preservation of an adequate supply of rental and ownership housing.

8

The Revised Project will provide approximately 391 new residential rental units. This represents a significant increase in the number of housing ownership opportunities in the South Park area. Moreover, the units are being provided in a location that currently lacks housing options altogether, thus bringing valuable new energy and residents to create an important extension of the South Park neighborhood.

Policy 2.1.3: Encourage mixed use development which provides for activity and natural surveillance after commercial business hours.

The Revised Project constitutes mixed-use development in a designated Regional Center area. Within such areas it is expected that some uses extend around the clock. Natural surveillance during the daytime is assured through operation of ground floor retail and restaurant uses, as well as by Revised Project residents on their way to work, to shop, to eat, or to walk. After commercial business hours, the Revised Project’s residents will enhance surveillance in an area of South Park that currently lacks such checks and balances due to an existing dearth of residential uses.

c. General Plan Transportation Element

The General Plan Transportation Element recognizes that primary emphasis must be placed on maximizing the efficiency of existing and proposed transportation infrastructure through advanced transportation technology, reduction of vehicle trips, and focused growth in proximity to public transit. As discussed above, the Revised Project is consistent with the requirements, goals, and policies of the Transportation chapter of the Framework.

d. General Plan Land Use Element (Central City Community Plan)

The Project Site is designated Regional Center Commercial with a corresponding zone of C2. The proposed mixed use development is permitted within the Regional Center designation and the C2 zone, and is located within the Central City Community Plan. Central City Community Plan Objective 1.1: To promote the development of residential units in South Park and to increase the range of choices available. Central City Community Plan Objective 2.4: To provide new housing options in a setting that will encourage the creation of an active, 24-hour downtown environment for current residents. The Revised Project’s proposed mix of uses will provide Revised Project residents as well as non-resident community members with new dining, entertainment, and retail options. The Revised Project will include entertainment venues, which add to the downtown evening environment, while the residential component of the Revised Project will promote a heightened level of safety in the neighborhood. The Revised Project furthers these goals by providing new

9

housing options in South Park, while also offering current residents the benefit of ground-floor retail and restaurant options, community open space, and pedestrian-friendly amenities.

e. Redevelopment Plan The Project Site is located within the Central Business District Redevelopment Plan area and within the City Center Redevelopment Plan area. The Revised Project would be located within the City Center Redevelopment Revised Project Area’s South Park sub-area, which is an emerging mixed use, predominantly residential community. The Plan area is intended to provide a full range of residential options for households of all income levels within walking distance of the Regional Commercial Core.

Given the City Center Redevelopment Revised Project Area’s intent that South Park provide a full range of residential options, the Revised Project would further the character of development in the immediate neighborhood. The Revised Project unites exciting new development and neighborhood-friendly mixed-uses in one proposal. The Applicant is therefore in a unique position to significantly aid the City in its goal of restoring the prominence of the urban core, and more specifically, the South Park area. The Revised Project will thus be consistent with the applicable adopted Redevelopment Plan.

b. Additional Findings

i. Explain how the approval of the application will not result in, or contribute to an undue concentration of such establishments.

The request applicable to dispensing alcoholic beverages is for on-site consumption in three establishments in conjunction with a mixed use project involving the creation of two new, high-quality, mixed-use, mid-rise buildings and the historic Herald Examiner Building. According to the State of California Department of Alcoholic Beverage Control licensing information and recent query report, there are currently 26 active on-site retail licenses (e.g., bars, nightclubs, restaurants, etc.) in the tract area. The request will represent a maximum of 3 additional establishments. Given that the Project Site is in a high density emerging downtown area, such statistics are not unusual. In addition, not all of the existing establishments are currently operating full-time (e.g., some provide alcoholic beverage services for special events only), and the hours and days of each establishment vary as well. The grant also includes a number of conditions related to security and the sale of alcohol in order to safeguard the community operation of the establishments and provide for responsible operations. The request therefore will not result in, or contribute to, an undue concentration of such establishments.

ii. Explain how the approval of the application will not detrimentally affect nearby residential zones or uses.

The Project Site is located within an area designated for Regional Center commercial uses, and does not sit adjacent to, or within 500 feet of, any residential developments. There are no

10

sensitive uses within the immediate area of 1,000 feet of the proposed businesses. Given the distance of these residential properties from the Revised Project, and the fact that they will be buffered from the use by existing streets and buildings, the Revised Project’s residential neighbors will not be adversely affected by the proposed sale of alcohol within the new buildings.

SITE PLAN REVIEW (MODIFICATIONS) FINDINGS

REQUEST

Pursuant to Los Angeles Municipal Code Section 16.05.F, the Applicant requests the following findings be made for Site Plan Review (Modifications).

FINDINGS

i. That 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 above, the use of the Project Site to establish dwelling units, retail and commercial uses and a restaurant is permitted as a matter of right, with conditional use authority for alcohol establishments permitted with approval by the Zoning Administrator subject to certain findings, and the Revised Project is in substantial conformance with the purposes, intent and provisions of the General Plan and applicable community plan. No specific plan has been adopted applicable to the Project Site.

ii. 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 it is or will be compatible with existing and future development on adjacent properties and neighboring properties.

The Revised Project is compatible with existing and future development on neighboring and adjacent properties. The Project Site is designated as a Regional Commercial Center, which is defined in the Citywide General Plan Framework Element as a center “intended to serve as [a] focal point[] of regional commerce, identity, and activity.” The physical characteristics for regional structures include “areas containing mid-and high-rise structures concentrated along arterial or secondary highway street frontages. The intensity of activity and incorporation of retail uses in the ground floor of these structures should include considerable pedestrian activity.” This underscores the compatibility of the Project Site as an ideal location for persons seeking to live, work, and play in a pedestrian-friendly neighborhood, which will serve as a natural extension of the adjacent South Park properties. The Project Site is surrounded by the

11

hustle and bustle of an exciting and emerging upcoming urban center, with similar mixed-use developments seeking to offer compatible neighborhood conditions.

The proposed arrangement of the two new seven-story buildings, including ground floor retail and restaurant uses with residential uses above, is compatible with existing and future development at neighboring properties. The Project Site is located in close proximity to a number of similar arrangements of mid- and high-rise mixed use buildings, including Elleven (111 South Grand Avenue), Luma (1100 South Hope Street), Evo (1155 South Grand Avenue), Concerto (9th and Figueroa), the Glass Tower (11th and Grand),and the Hanover Tower (717 West Olympic Boulevard).

The height and massing of the two new buildings is similarly consistent. The buildings’ proposed heights ranging from approximately 83 feet (Hill Street) to 81 feet (12th Street), respectively, both buildings will be seven stories tall. By comparison, the nearby Aon Tower stands 55 stories, and the former Transamerica Tower, located two blocks east of the Project Site, stands 33 stories.

The Revised Project includes 507 parking spaces in two parking structures. The Hill Street Site includes a parking garage with two levels of subterranean parking and two levels of above-grade parking for a total of 276 parking spaces. The Hill Street Site includes 90 parking spaces for the adjacent historic Herald Examiner building, which does not require parking. The 12th Street Site includes one level of subterranean parking and two-levels of above-grade parking for a total of 231 parking spaces. Per parking regulations for Central City Parking District (CCPD), the Hill Street Site would require 185 parking spaces for residential uses and no parking spaces for commercial/retail uses (since retail space is less than 7,500 square feet). The 12th Street Site would require 225 parking spaces for residential uses and 9 parking spaces for commercial/retail uses. Additionally, both the Hill Street Site and the 12th Street Site provide the required short- and long-term bicycle parking for residential and non-residential uses and are located within 1,500 feet of a portal of a fixed rail transit station, bus station, or other similar transit facility as defined by Section 12.24.Y. Therefore, by Code, each building may replace up to 15 percent of the required automobile parking spaces with bicycle parking for residential uses and up to 30 percent for non-residential uses. This further reduces the required parking at the Hill Street and 12th Street Sites to 158 and 198 spaces, respectively. In summary, both sites accommodate the required parking: the Hill Street Site provides 276 parking spaces of the 158 required (158 residential + 0 retail) and the 12th Street Site provides 231 parking spaces of the 198 required (192 residential + 6 retail).

The Revised Project includes load areas and trash collection areas consistent with Municipal Code requirements for mid-rise, mixed use buildings located in downtown.

The Project Site is surrounded by a number of downtown design initiatives that are currently in planning or early implementation phases, including the Bringing Back Broadway, My Fig, and

12

downtown LA Streetcar projects. The building designs, lighting, landscaping, and various improvements proposed as part of the Revised Project pay homage to that relationship. For example, both new buildings at the Project Site will feature pedestrian-oriented ground level retail and restaurant uses, a feature common and desirable to all properties in the vicinity, as well as an open-air paseo and public plaza at the Hill Street Site. The Revised Project also complements the adjacent design schemes through the inclusion of lighting and a perimeter landscaping scheme that will add an attractive finish to the Revised Project along Broadway, Hill, 12th and 11th streets. These aspects of the Revised Project bring it into substantial conformity with the applicable standards and provisions of the Downtown Design Guidelines, which aim to promote urban in-fill mixed use centers similar to what is being proposed.

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

The Revised Project includes recreational facilities and service amenities that will improve habitability for the residents and will minimize impacts on neighboring properties. Both buildings at the Project Site include specific dedicated areas for community-based social and recreational functions. At the Hill Street Site, a plaza and inviting mid-block Paseo will provide public, pedestrian-friendly space to foster a sense of community, as well as neighborhood interaction. Common area amenities for the Hill Street Site also include a swimming pool, a landscaped courtyard, a community room, and a fitness center. Benches and a landscaped perimeter will further improve the habitability of the building. Common area amenities at the 12th Street Site include a landscaped courtyard with seating areas and grills, a spa, a community room, fitness center, a ground floor lounge and a northern facing sky deck providing views of downtown Los Angeles. All of these aspects of the Revised Project improve habitability for new and existing residents of the area.

ZONING ADMINISTRATOR ADJUSTMENT FINDINGS

REQUEST

Pursuant to Los Angeles Municipal Code Section 12.28, the Applicant requests the following findings be made for a Zoning Administrator Adjustment to allow for the 12th Street Site a 19% reduction in the total open space requirements and a 4% increase in the qualifying area of recreation rooms of total required usable open space.

FINDINGS

i. That while site characteristics or existing improvements make strict adherence to the zoning regulations impractical or infeasible, the project nonetheless conforms with the intent of those regulations.

13

While the characteristics of the 12th Street Site make strict adherence to the open space requirements impractical and infeasible, the Revised Project nonetheless conforms to the intent of those requirements. The 12th Street Site provides 18,315 square feet of open space of the 22,475 square feet required. The 12th Street Site is located in a high-density, urban downtown neighborhood where real estate is at a premium. As a result, developers and planners are forced to find creative uses of space for new projects, including open spaces. The 12th Street building captures as much open space as possible by eliminating units on the top floor in lieu of an open, landscaped roof deck with views of the Los Angeles skyline. The building will also include 16 balconies to provide a mix of private open space for the residents. Additionally, the building maximizes indoor amenity space with an oversized fitness center, group fitness rooms, a large lounge and a landscaped courtyard in the center of the building. In this case, the tight dimensions of the 12th Street Site makes finding additional places for open space opportunities a challenge. The granting of the adjustment will result in development at the 12th Street Site that is compatible and consistent with the surrounding land uses as well as the intent of the open space requirement. The building design, lighting, landscaping, and various improvements proposed as part of the 12th Street Site and the Revised Project as a whole will pay homage to the goal of providing additional open space in the downtown core. For example, both buildings at the Project Site will feature pedestrian-oriented retail uses, a feature common and desirable to all properties in the vicinity, as well as an open-air paseo and public plaza at the Hill Street Site. Residents of both the 12th Street Site and Hill Street Site buildings will have reciprocal access to the amenities and open space of each property. The Hill Street Site provides a surplus of approximately 1,000 square feet of required open space, exclusive of an eligible 50% reduction in the open space requirement by providing an open-air paseo (per Downtown Design Guidelines). The generous paseo serves not only the 12th Street and Hill Street Sites but also the general public. With the eligible 50% reduction, the Hill Street Site provides approximately 10,175 square feet more of additional open space above that which is required by Code. The Revised Project also complements the adjacent design schemes through the inclusion of lighting and a perimeter landscaping scheme that will add an attractive finish to the Revised Project along Broadway, Hill, 12th and 11th streets. These aspects of the Revised Project bring it into substantial conformity with the applicable standards and provisions of the Downtown Design Guidelines, which aim to promote urban in-fill mixed use centers similar to what is being proposed, and create several new and exciting open spaces that will encourage and activate the neighborhood.

ii. That in light of the project as a while, including any mitigation measures imposed, the project’s location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.

14

When viewed as a whole, the Revised Project’s location, size, height, operations and design features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety. As stated above, the Revised Project is being designed within the context of the adjacent existing and future commercial and residential uses. It is located adjacent to other similar uses, within an area designated for Regional Center commercial uses within South Park, which is an eclectic and urban community intended to provide households of all income levels with residential options close to existing employment centers and mass transit. The Revised Project’s location in this area will be compatible with and will not adversely affect or degrade adjacent properties, the surrounding neighborhood, or the public health, welfare and safety.

The massing and height of the Revised Project is also compatible with, and will not degrade, adjacent properties or the surrounding South Park area. The Revised Project will result in the construction of two seven-story rental apartment buildings, with dwelling units over two levels of above-ground parking. Ground floor retail and restaurant uses will be included at both the Hill Street and 12th Street Sites. The buildings will be approximately 83 and 81 feet tall, respectively, from the street level to the highest point of the roof. When compared to several structures in the immediate vicinity, the Revised Project is significantly reduced in mass and height. Examples include the Aon Tower, which is 62 stories, and the AT&T center located two blocks east of the Project Site, which is 32 stories. The appearance of the Forest City Site buildings, through the use of variations in construction materials, façade articulation, surface relief, distinctive design and landscaped buffers, will complement the adjacent and surrounding structures. Additional proximate South Park developments include the South Group’s Elleven development and the J.W. Marriott at A.E.G. LA Live/Staples Center. Given the character of the neighborhood, two relatively smaller new buildings will be compatible with, and will not degrade, the surrounding areas.

The Revised Project will not adversely affect the health, welfare, or safety of the public. To the contrary, the construction of two new buildings will add to the revitalization of the South Park area. The Revised Project will add approximately 391 rental units, approximately 7,300 square feet of ground floor commercial (retail and restaurant) area at the Hill Street Site, and approximately 9,000 square feet of commercial (retail and restaurant) space at the 12th Street Site. These ground-floor retail and restaurant opportunities will enhance the livability of the area for the Revised Project’s residents in particular, and the area’s residents and visitors in general. The Revised Project will also generate new employment opportunities. For all of these reasons, the Revised Project will be desirable for the public convenience, proper in relation to adjacent uses and harmonious with the surrounding neighborhood.

iii. That the project is in substantial conformance with the purpose, intent and provisions of the General Plan, the applicable community plan and any applicable specific plan.

15

As discussed above, the use of the Project Site to establish dwelling units, retail and commercial uses and a restaurant is permitted as a matter of right, with conditional use authority for alcohol establishments permitted with approval of the Zoning Administrator subject to certain findings, and the Revised Project is in substantial conformance with the purposes, intent and provisions of the General Plan and applicable community plan. No specific plan has been adopted applicable to the Project Site. Specific objectives are discussed below.

To provide for the systematic execution of the General Plan: The requested Zoning Administrator Adjustment, which would permit a reduction in the open space requirement and increase the qualifying area of recreation space for the 12th Street Site, would further the execution of the General Plan because the reduction would permit the development of the Revised Project, and the 12th Street Site in particular, consistent with the objectives and policies of the General Plan. To obtain a minimum uniform alignment from the street at which buildings, structures or improvements may be built or maintained: The requested Zoning Administrator Adjustment would not impact the alignment from the street at the 12th Street Site or adversely affect this objective. To preserve the commonly accepted aspects of residential neighborhoods: The requested Zoning Administrator Adjustment would allow the development of the Revised Project and the 12th Street Site in a manner that is compatible with and enhancing of the surrounding South Park neighborhood. Development of the Revised Project at the 12th Street Site would preserve commonly accepted aspects of the neighborhood by bringing a vibrant mixed-use development with pedestrian-friendly ground level retail uses to the area. To protect and implement the Land Use element of the General Plan: As stated above, the Revised Project is consistent with the objectives and policies of the General Plan, including the Land Use Element. The requested Adjustment would result in development of the Revised Project and the 12th Street Site in substantial compliance with these goals. To provide sufficient open spaces for public and private transportation: The Revised Project is located in the South Park area, in close proximity to public transit routes including the Blue Line, MTA and other bus lines, as well as the proposed streetcar route. Development of the Revised Project would provide increased open space and access to public and private modes of transportation. To facilitate adequate street improvements, prevent the spread of major fires and to facilitate the fighting of fires: The requested Adjustment would allow development of the Revised Project in the South Park area, which is not subject to major fires. The Revised Project would include a number of design features geared towards beautification of the surrounding streets. To promote the peace, health, safety, comfort, convenience, interest and general welfare: The Revised Project will allow the construction of two new buildings which will add to the

16

revitalization of the South Park area. The Revised Project will add approximately 391 rental units, approximately 7,300 square feet of ground floor commercial (retail and restaurant) area at the Hill Street Site, and approximately 9,000 square feet of commercial (retail and restaurant) space at the 12th Street Site. These ground-floor retail and restaurant opportunities will enhance the livability of the area for the Revised Project’s residents in particular, and the area’s residents and visitors in general. The Revised Project will also generate new employment opportunities. For all of these reasons, the Revised Project will promote the peace, health, safety, comfort, convenience, interest and general welfare.

HEB Site Context

Documents

Transcript of HEB Site Context