II. Project Description - LA City PlanningII. Project Description City of Los Angeles Washington...

II. PROJECT DESCRIPTION

City of Los Angeles Washington Square Mixed-Use Development State Clearinghouse No. 2009021035 January 2010

Page II-1

PRELIMINARY WORKING DRAFT – Work in Progress

II. PROJECT DESCRIPTION

A. INTRODUCTION

Root III Corporation, the Project Applicant, proposes to develop a mixed-use project with residential and retail-commercial uses. The approximately 7.8-acre project site is located at 4020-4060 West Washington Boulevard in the City of Los Angeles. The first stage in this development would be the demolition of existing older commercial structures and the associated surface parking lot.

Due to changing market forces, the Project Applicant is requesting review of two development options, Option A and Option B, which are both fully evaluated in this Draft EIR. While it is requested that both options would be entitled through the City of Los Angeles, only one option would be implemented. This approach would provide flexibility to respond to the market prevailing at the time entitlement has been completed.

B. PROJECT LOCATION AND SURROUNDING USES

The project site is located in the urbanized West Adams-Baldwin Hills-Leimert Community of the City of Los Angeles and within the Los Angeles Community Redevelopment Agency’s Mid-City Recovery Redevelopment Plan area. More specifically, as shown in Figure II-1 on page II-2, the site is bounded on the north by Washington Boulevard and on the east by 10th Avenue.

As shown in the aerial photograph in Figure II-2 on page II-3, the project vicinity is primarily residential. Single- and multi-family residential uses are located to the southeast of the site along 10th Avenue and further to the southwest. Residential uses also exist west of the site and to the southwest on Bronson Avenue. Multi-family residential uses are located on 21st Street to the south of the site. In addition to residential uses, commercial uses, including retail and a bank, are located on Washington Boulevard to the east and west of the project site. A church is located on Washington Boulevard immediately to the west of the site. In addition, a public park is located to the north of the site across Washington Boulevard. Office and other commercial/retail uses are located on 10th Avenue to the northeast of the site. The Washington Irving Public Library is located to the west of the site and the Los Angeles Unified School District’s Mt. Vernon Middle School is located to the north of the project site on West 17th Street.

��

��

��

��

��

��

��

� ��

�

��

� � � ��

�� !

�" ��#

$"�!�%�$��

�" ��#

"�!�%�

�" ��#

�

��

��

��

��

�

��

�

��

��

��

��

�

��

��

��

��

��

��

�

��

��

��

��

��

��

�� !�

�� "��#!��"�!��$��%

�!!&'��"��(��!&� �!! )�!�$�

�*��"

��

�� "��%

��"!��"� �!!

��!!�&

�+��

��!�

��,!��

��!�"�!�

-�!!��

,��!!�

,� ��

��

��

,�� '��

�(�!��

.�(��

-�!!��

,�� %�'��"

�

�

� � � � � � � � � � � � � � � � �

��

��

��

��

��

��"��

��'/��

��

��

�

�

��

��)��

��

��

��%

��

��&��

� '� ��

�

(��)��*��+��

��

��

��

��

��

��

��

��

��

�� !

��"�#��!

��"�#��!

��"�#��!

��$

�� %��

��

��

#��

��&��

!�'� �() * ��

��$

��$

+��

��

�� !��"##$�

%��!��&��

# '##�(��

#

"##

��

II. Project Description


Page II-4


The Los Angeles County Metropolitan Transportation Authority (Metro) provides public transit in the project site vicinity and is currently augmenting public transit in the surrounding community in the form of light rail. The Metro Mid-City/Exposition Boulevard Light Rail Transit line from Downtown Los Angeles to Culver City is currently under construction approximately 1.2 miles south of the site along Exposition Boulevard. The light rail, which is projected to be complete by 2010, will provide access to and from employment centers in Downtown Los Angeles as well as to and from residential communities and employment centers in West Los Angeles.

The Santa Monica Freeway (I-10)1 as well as a network of major roadways serves the site and the surrounding community. Crenshaw Boulevard is located approximately 0.15 miles to the west, Arlington Avenue is located approximately 0.5 miles to the east, and Venice Boulevard is located approximately 0.3 miles to the north of the site. These roads provide regional and local access to the project site.

C. EXISTING CONDITIONS

The approximately 7.8 acre (343,357 square feet) project site is trapezoidal in shape and has frontage on Washington Boulevard on the north and 10th Avenue on the east. The site is currently developed with the Washington Square shopping center, which consists of three buildings that were constructed in 1961. The project site is generally flat, gently sloping from west to the east.

The buildings are oriented toward Washington Boulevard and 10th Avenue. One building is oriented parallel to the western property line (Building C) and forms an L-shape with the building located at the rear of the site (Building B). The third building is a freestanding building located at the corner of Washington Boulevard and 10th Avenue (Building A). The remainder of the site that is not developed with buildings is covered in asphalt and provides surface parking for the uses. Parking is provided in the central portion of the site as well as the southwest corner behind the two buildings that form the L-shape opening to Washington Boulevard. Light poles in the parking lot areas provide security lighting for the site. The site has a few pockets of ornamental landscaping.

The three structures contain approximately 114,000 square feet of floor area. However, a portion of the lower level of Building C is used for storage. Thus, the shopping center contains approximately 111,000 square feet of occupied floor area. The center contains a mix of uses, including retail, service, restaurant, entertainment, and office uses. More specifically, the two 1 This freeway is also named The Rosa Parks Freeway by the City of Los Angeles.



Page II-5


one-story buildings are occupied by a mix of restaurant and retail uses as well as a U.S. Post Office and the third one-story building is occupied by a mix of restaurant, and retail uses. The largest retail space, which is approximately 38,000 square feet, is occupied by an indoor swap meet. A grocery market occupies approximately 24,000 square feet of floor area. Other uses include services, such as a barber shop, beauty salon, tattoo parlor, dry cleaners, and laundromat. In addition, the center has approximately 3,000 square feet of office space.

The site is designated Community Commercial in the City’s General Plan Framework and in the West Adams-Baldwin Hills-Leimert Community Plan. Both plans encourage redevelopment in accordance with the City’s updated design guidelines in order to enhance the vitality of the area. The site is also located in the Los Angeles Community Redevelopment Agency’s Mid-City Recovery Redevelopment Plan area. The site is zoned both C2-1VL and P1. The C2 zone permits commercial uses; and the "1VL" designation indicates that the maximum permitted building height is 45 feet (three stories) and the floor area ratio (FAR) is one and a half times the permitted buildable area.2 The P1 zone permits both surface and underground automobile parking, and the allowable FAR is three times the permitted buildable area.

D. STATEMENT OF PROJECT OBJECTIVES

Section 15124(b) of the CEQA Guidelines states that the project description shall contain “a statement of the objectives sought by the proposed project.” In addition, Section 15124(b) of the CEQA Guidelines further states that “the statement of objectives should include the underlying purpose of the project.” The underlying purpose of the proposed project is to create a high quality, architecturally significant, mixed-use project that provides new residential units in an area that needs housing as well as providing commercial uses that support and contribute to the neighborhood.

As set forth by the CEQA Guidelines, the list of objectives that the Applicant seeks to achieve for the project is provided below. As noted below, several of the project objectives support the goals, objectives, and policies set forth in the West Adams-Baldwin Hills-Leimert Community Plan, which guides land use in the project area. The objectives of the project are listed within the following categories: Development Objectives, Design Objectives, Community Plan Objectives, and Economic Objectives. The objectives apply to both Option A (Residential/Retail Project) and Option B (Commercial Project).

2 Los Angeles Municipal Code, Section 12.21.1.



Page II-6


a. Objectives for Options A and B

(1) Development Objectives

• Support regional mobility goals by locating higher density uses along a transit corridor, thereby reducing vehicle trips and infrastructure costs.

• Maximize development on an underutilized site with a viable and well designed mixed-use project that provides services to the surrounding community.

• Encourage pedestrian activity by introducing new dining and retail uses within proximity to residential uses both on and off the site.

(2) Design Objectives

• Enhance the visual quality of Washington Boulevard and 10th Avenue through the use of high quality materials and the provision of public landscaping along the street frontages.

• Create a safe and pleasant urban place, enhancing civility and human connectivity.

• Create buildings of lasting beauty through execution of high design and use of quality materials.

• Create an urban space that allows residents to have a place of privacy while finding a common “front yard” in a safe and pleasant setting.

• Incorporate sustainable development principles in the site plan and building design in order to minimize the negative impact to the environment.

• Apply energy and resource conservation principles that minimize operational costs as well as reduce the cost of living for the residents.

• Provide a “town hall”-like space for the community to help vitalize communal activities and social interactions.

(3) Community Plan Objectives

• Locate multi-family housing near commercial uses and major bus routes where public service facilities and utilities can accommodate the development.



Page II-7


• Create commercial space that attracts uses which strengthen the City’s economic base.

• Encourage pedestrian activity by enhancing the pedestrian scale along Washington Boulevard and 10th Avenue through the development of ground level retail uses and the provision of plazas and open space areas.

• Create a development that contributes to the revitalization of the area.

(4) Economic Objectives

• Provide a high-quality development that serves as a catalyst for inflow of capital investment in the area, thereby accelerating the revitalization process of the community.

• Achieve a balance between financial goals, market needs and long term operational efficiencies;

• Develop a setting that enhances retail/commercial operation and serves to promote long term retail/commercial stability.

E. DESCRIPTION OF PROPOSED PROJECT

Implementation of the proposed project would require the demolition of all of the existing structures and the associated parking lot followed by redevelopment of the site with a mix of commercial and residential uses. The project would include a dedication of two feet along the Washington Boulevard frontage to provide a consistent right-of-way width along Washington Boulevard. The dedication would reduce the site area by approximately 1,714.6 square feet or 0.04 acre. With the required right-of-way dedication, the site would be 7.84 acres or approximately 341,510 square feet in area.

As indicated previously, two options are being analyzed for the development of the site. Table II-1 on page II-8 provides a summary comparison of Option A and Option B. As shown in Table II-1, Option A would contain 547 residential units (328 rental and 219 for sale) and approximately 106,800 square feet of commercial floor area. Option B would provide 342 residential units (125 rental and 217 for sale) and approximately 237,100 square feet of commercial/office floor area. Option A would have three buildings ranging in height from 68 to 205 feet. Option B would also have three buildings ranging in height from 50 to 85 feet. Each option is discussed in more detail below.



Page II-8


Both Option A and Option B would incorporate environmentally sustainable design utilizing green building technologies providing resource-efficient modes of construction and project operation through energy efficiency, water conservation, environmentally preferable building materials, and waste reduction. The project would be designed to meet the intent of the LEED™ at the certified level.

Option A

As illustrated in Figure II-3 on page II-9, Option A would include the construction of three separate buildings, each on a separate parcel. Two of the buildings would be parallel to the east and west property lines (Building A and Building C). The third building (Building B) would be located parallel to the southern property line. Building A would be located on an approximately 3.6-acre parcel occupying the northeastern part of the site. Building B would be located on an approximately 2.8-acre parcel and would occupy the southern portion of the site. Building C would be located on an approximately 1.4-acre parcel in the northwestern portion of the site. The buildings would create a U-shaped configuration. The central courtyard area would be landscaped with a water feature.

Table II-1

Development Summary of Option A and Option B

Land Use Option A Option B Residential Apartments 328 unitsa 125 units Condominiums 219 units 217 units Residential Total 547 units 342 units Commercial Retail 82,539 square feet 176,125 square feet Restaurant 24,330 square feet 25,100 square feet Office -- 35,900 square feet Commercial Total 106,869 square feet 237,125 square feet Open Space 145,000 square feet 100,000 square feet Parking Space Provided 1,061 spaces 1,368 spaces No. of Buildings 3 3 No. of Stories 3 to 18 4 to 7 Building Heights 68 to 205 feet 50 to 85 feet a Some of the residential units may be developed as rental units and later converted to condominiums.

Any necessary approvals for such a conversion would be obtained prior to the conversion. Source: PCR Services Corporation, 2009

��

��

� ��

�

��

��

��

��

��

��

��



Page II-10


All three buildings would be mixed use with retail on the ground level and residential units above a podium. Option A includes a total of approximately 82,539 square feet of retail uses and 24,330 square feet of restaurant uses along with 547 residential units (328 rental apartments and 219 for-sale condominiums).

More specifically, Building A, which would be located at the corner of Washington Boulevard and 10th Avenue, would consist of below grade parking for both residential and retail uses, a retail ground level, a podium level, and two stories above the podium level. Building A would have approximately 62,361 square feet of retail space and 24,330 square feet of restaurant uses on the ground floor. Building A would contain 128 residential units. The podium level of Building A would have apartments, a community room, a courtyard with a water feature, and open decks. The residential units located on the second and third story would overlook the podium level courtyard below. Building A would have a maximum height of approximately 68 feet measured from grade.

Building B, which would be located parallel to the southern property line at the rear of the site, would contain retail uses as well as valet and self parking at the ground level. Building B would have approximately 13,204 square feet of retail floor area at the ground level. Additional parking for Building B would be provided above grade for its residential component. Above the parking levels, Building B would have a podium level with apartments, a community room, a courtyard with a water feature, and open decks. Three levels of residential units would be located above and overlooking the podium level courtyard. Building B would have a total of 200 residential units.3 Building B would have a maximum height of approximately 85 feet measured from grade.

Building C, which would be located on the western portion of the site, would have retail uses located at grade along Washington Boulevard with parking located behind the retail space. Building C would have approximately 6,974 square feet of ground level retail space. In addition, Building C would have three levels of parking above grade. Above the four levels of parking, the podium level of Building C would provide common space, a guest lobby, administrative office, and a pool. The mezzanine level above the podium would provide more common space as well as condominiums. The twelve stories above the mezzanine level would also consist of condominiums. Building C would have a total of 219 residential units. The maximum height of Building C would be approximately 205 feet measured from grade.

In addition, Option A would provide a substation for the Los Angeles Police Department. Option A would include the provision of private security personnel, as well as security lighting,

3 Some of the residential units in Building B may be developed as rental units and converted in the future to

condominiums. Any necessary approvals would be obtained prior to conversion of the units.



Page II-11


cameras, and secured entries to the parking structures (i.e., gated and controlled). The project design features would serve to create a safe environment for residents and patrons of the commercial uses.

(1) Site Access and Parking – Option A

As shown on Figure II-3, vehicular access to the site would be provided by a total of four driveways located on Washington Boulevard and 10th Avenue. More specifically, vehicular access to the site would be provided via two driveways on Washington Boulevard and two driveways on 10th Avenue. The two driveways on Washington Boulevard would be located at the western end of the site and in the center of the site. The westernmost driveway on Washington Boulevard would be located across from 12th Avenue. In addition, the two driveways on 10th Avenue would be located in the southern portion of the site. One of the driveways would be located adjacent to the southern property line and the other driveway would be located between Building A and Building B.

The condominiums in Building C would be served by the driveway on Washington Boulevard located across from 12th Avenue. The apartment units located in Buildings A and B would be served via the driveway on 10th Avenue along the site's southern property line. Primary vehicular access for the retail and restaurant uses would be provided by the driveway on Washington Boulevard that is located in the center portion of the site as well as the northernmost driveway on 10th Avenue. Full left- and right-turn access would be available at each of the four driveways. In addition, the project would have a separate driveway that serves the loading dock located along 10th Avenue about 330 feet south of Washington Boulevard. The loading dock area would be in the middle of Building A. The loading dock would be screened from 10th Avenue by a wall. Landscaping would be planted adjacent to the wall to soften the appearance of the wall.

Parking for the uses on the site would be integrated within the three buildings in some subterranean as well as above grade structured facilities. Option A would include a site-wide total of approximately 1,061 parking spaces. Subterranean parking and above grade parking would be provided in Building A. Building B would have two levels of above grade parking, including valet and self parking on the ground level to serve the retail uses in that building. Building C would have four levels of above grade parking.

In addition, preferential parking would be provided for alternate vehicles, such as alternative-fuel vehicles or car club/flexcars. In addition, bicycle parking and storage would be provided within the parking structure for residents and employees. Bicycle racks would be provided near the commercial uses for patrons. Lockers and showers would be provided for commercial employees.



Page II-12


Trash enclosures would be located within the loading area for commercial uses and within the parking structure for residents. The areas would include space for trash as well as recycling in accordance with City requirements.

With regard to pedestrian access to the site, given the grade differential between the street and the ground level, stairs and ramps would be provided from Washington Boulevard to the central plaza. The entry way, which would remain open to allow public access, would be marked by using decorative concrete at the sidewalk and entryway. Benches and trash receptacles would be located on-site.

(2) Building Design - Option A

Figure II-4 on page II-13 shows the elevation of the buildings from Washington Boulevard. Figure II-5 on page II-14 shows the elevations of the buildings from 10th Avenue. As can be seen in these figures, Option A would be developed with a cohesive and unified architectural design. The building façades would be finished with a mix of building materials and various depths of surfaces, including stucco with metal and wood accents and pre-cast geometric detailing. The commercial uses on the ground floor of the buildings would have a well-defined two-story base, with large display windows that would be articulated with metal and wood. The glass would have varying shades of blue and green tints.

Figure II-6 on page II-15 provides a perspective rendering of the development that would occur in Option A. Building heights would vary from three to 18 stories above grade with heights ranging from 68 to 205 feet.

(3) Open Space, Lighting and Signage - Option A

Option A would include approximately 145,000 square feet of open space that would be provided in a series of landscaped pedestrian walkways along gardens, open air plazas, and pedestrian/vehicular linkages in and around the commercial areas and condominiums. Figure II-7 on page II-16 illustrates the proposed landscaping at the ground level. Through the creation of such open spaces, Washington Square is intended to provide a pedestrian-oriented central gathering place within the community as well as to transform the Washington Boulevard streetscape. Street trees would be planted along Washington Boulevard and 10th Avenue to invite pedestrian access into its center plaza. The central plaza area would connect the three buildings through pedestrian walkways. The central courtyard would include a water feature along with a garden with ground cover shrubs and trees.

With regard to amenities for the residents of the development, of the 145,000 square feet of open space, approximately 137,000 square feet would be common space for use by the

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

�

��

�� !

"��#�� $��

� ��%��&�

��

��

��



Page II-17


residents. Figure II-8 on page II-18 shows the proposed open space and landscaping at the residential level. More specifically, Buildings A and B would both include community rooms, open courtyards, and open decks. Building C would provide common space and a 1,200 square foot swimming pool.

Option A would include low-level, exterior lighting on buildings and along pathways to provide safety and wayfinding for residents and commercial patrons alike. In addition, low-level lighting to accent architectural, signage, and landscaping elements would be incorporated throughout the site. Lighting for architectural highlights would be dimmable and the hours of operation would be controlled to optimize effects architecturally and on the community. Consistent with LAMC requirements, on-site lighting would be shielded or directed toward areas to be lit to limit spill-over onto adjacent residential uses. Option A would not include any signs that flash, move or have the appearance of movement; off-site commercial signs; pole signs; projecting signs that exceed an appropriate size or height above ground level; or roof signs.

Option A would incorporate environmentally sustainable design utilizing green building technologies providing resource-efficient modes of construction and project operation through energy efficiency, water conservation, environmentally preferable building materials, and waste reduction. Examples of such sustainable elements include the use of solar energy, drought tolerant landscaping, and recycling. In addition, both options would provide pedestrian connections with the surrounding neighborhood in order to promote a more walkable community.

Option B

As illustrated in Figure II-9 on page II-19, Option B would include the construction of three separate buildings. Option B would divide the site into two parcels, a northern parcel (Parcel A) and a southern parcel (Parcel B). Parcel A would be approximately 5.0 acres in size and Parcel B would be approximately 2.8 acres in size. Building 1 and Building 3 would be located on Parcel A in the northern portion of the site, parallel to 10th Avenue. Building 2 would be located on Parcel B and would be parallel to the southern property line. The buildings would create a U-shaped configuration. The central courtyard area would be landscaped with a water feature.

All three buildings would be mixed use. However, the majority of the commercial uses would be located in Buildings 1 and 3 along Washington Boulevard. A small amount of commercial space, approximately 8,400 square feet of office and community space, would be located in Building 2. The three buildings would vary in height from two level structures to structures with five levels over two levels of parking, as illustrated in Figure II-6. Building heights would vary from 50 to a maximum of 85 feet. Option B includes approximately 237,125 square feet (176,125 square feet of retail uses, 35,900 square feet of office uses, and

��

��

��

��

��

��

��

��

��

��

��

��

��

�� !"��#"��$%

�! �&'��&��(��

� ��)��*�

��

#��+��

��

��

��



Page II-20


25,100 square feet of restaurant uses) of commercial uses and approximately 342 residential units.

More specifically, Building 3, which would be located in the northwestern portion of the site parallel to the western property line, would consist of one level of below grade parking for the commercial uses and two levels of commercial space. Building 3 would have approximately 77,500 square feet of retail/office/restaurant uses, with approximately 24,400 square feet of commercial space at the ground level. Building 3 would have a balcony on the eastern side of the building at the second level with a pedestrian bridge connecting the balcony area with Building 1. The pedestrian bridge would be above the central courtyard. Building 3 would have a maximum height of approximately 50 feet measured from grade.

Building 1, which would be located parallel to 10th Avenue in the northern portion of the site, would contain commercial floor area. Building 1 would have approximately 151,225 gross square feet of commercial (retail and restaurant) floor area. In addition, Building 1 would have 125 residential units (apartments). Three levels of residential units would be located above and overlooking the ground level courtyards. Building 1 would have a maximum height of approximately 85 feet measured from grade.

Building 2, which would be located on the southern portion of the site, would be oriented parallel to the southern property line. Building 2 would have approximately 217 residential units (condominiums) with approximately 8,400 square feet of office and community floor area. Building 2 would have a level of parking at grade. Above the parking, the podium of Building 2 would have a courtyard and a club house. Four levels of residential units would be located above the parking level. The maximum height of Building 2 would be approximately 85 feet measured from grade.

In addition, Option B would provide a substation for the Los Angeles Police Department. Option B would include the provision of private security personnel, as well as security lighting, cameras, and secured entries to the parking structures (i.e., gated and controlled). The project design features would serve to create a safe environment for residents and patrons of the commercial uses.

(1) Site Access and Parking – Option B

As shown in Figure II-9, vehicular access to the site for Option B would be provided via three driveways. More specifically, one driveway would be located on Washington Boulevard at the western edge of the site and would be located across from 12th Avenue. This driveway would provide access for both the residential and retail uses. This driveway would run along the western side of Building 1 and would provide access to the underground parking. The driveway



Page II-21


would contain two inbound and two outbound lanes. As part of Option B, a traffic signal would be installed on Washington Boulevard at the driveway across from 12th Avenue.

Vehicular access would also be provided on 10th Avenue via two driveways in the southern portion of the site. The northernmost driveway on 10th Avenue would serve the retail use and the southernmost driveway would serve the residential use. These two driveways would provide one lane in each direction and would intersect the north-south driveway on the western portion of the site.

Option B would provide two loading areas. One loading area would be located on the eastern portion of the site, adjacent to Building 2. The closest access point to this loading area would be from the northernmost driveway on 10th Avenue. The second loading area would be located on the western portion of the site adjacent to Building 1. The loading dock would be accessed from the north-south driveway. The loading areas would be screened from public view by building walls. Landscaping would be planted adjacent to the wall to soften the appearance of the wall.

Parking for the uses on site would be integrated within the three buildings in some subterranean as well as above grade structured capacity. A subterranean level of parking would be provided on the entire site. Option B includes a site-wide total of 1,368 parking spaces.

In addition, preferential parking would be provided for alternate vehicles, such as alternative-fuel vehicles or car club/flexcars. In addition, bicycle parking and storage would be provided within the parking structure for residents and employees. Bicycle racks would be provided near the commercial uses for patrons. Lockers and showers would be provided for commercial employees.

Trash enclosures would be located within the loading area for commercial uses and within the parking structure for residents. The areas would include space for trash as well as recycling in accordance with City requirements.

With regard to pedestrian access to the site, given the grade differential between the street and the ground level, stairs and ramps would be provided from Washington Boulevard to the central plaza. The entry way, which would remain open to allow public access, would be marked by using decorative concrete at the sidewalk and entryway. Benches and trash receptacles would be located on-site.



Page II-22


(2) Building Design - Option B

Figure II-10 on page II-23 shows the proposed elevations of the buildings in Option B along Washington Boulevard. Figure II-11 on page II-24 shows the elevations of the buildings along 10th Avenue. Option B would be developed with a cohesive and unified architectural design. Figure II-12 on page II-25 shows an illustrative rendering of Option B. Building heights would vary from four to seven stories above grade with heights ranging from 50 to 85 feet.

(3) Open Space, Lighting and Signage - Option B

Option B would include approximately 100,000 square feet of open space that would be provided in a series of landscaped pedestrian walkways along gardens, open air plazas, and pedestrian/vehicular linkages in and around the commercial areas and residences. Figure II-13 on page II-26 illustrates the proposed landscaping at the ground level. Through the creation of such open spaces, Washington Square is intended to provide a pedestrian-oriented central gathering place within the community as well as to transform the Washington Boulevard streetscape. Street trees would be planted along Washington Boulevard and 10th Avenue to invite pedestrian access into its center plaza between Buildings 1 and 3. The central plaza area would connect Buildings 1 and 3 through pedestrian walkways. The central courtyard would include a water feature along with a garden with ground cover shrubs and trees.

With regard to amenities for residents, Buildings 1 and 3 would include balcony areas. Pedestrian pathways and a bridge would link the two buildings. Figure II-14 illustrates the open space and landscaping at the residential level. The bridge would overlook the central courtyard. Building 3 would contain community rooms, courtyards, and a club house.

Option B would include exterior lighting to provide safety and wayfinding for residents and commercial patrons alike. Lighting for architectural highlights would be dimmable and the hours of operation would be controlled to optimize effects architecturally and on the community. Lighting would be shielded onto prevent spillover to adjacent properties. Option B would not include any signs that flash, move or have the appearance of movement; off-site commercial signs; pole signs; projecting signs that exceed an appropriate size or height above ground level; or roof signs.

Option B would incorporate environmentally sustainable design utilizing green building technologies providing resource-efficient modes of construction and project operation through energy efficiency, water conservation, environmentally preferable building materials, and waste reduction. Examples of such sustainable elements include the use of solar energy, drought tolerant landscaping, and recycling. In addition, both options would provide pedestrian

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��



Page II-27


connections with the surrounding neighborhood in order to promote a more walkable community.

Construction

Construction of the project would begin in late 2011 and obtaining a Certificate of Occupancy in late 2013. Option A would require the excavation of approximately 80,000 cubic yards of soil. Option B would require the excavation of approximately 100,000 to 120,000 cubic yards of soil. The majority of excavated soil for both Option A and Option B would be exported off-site. Haul routes during construction are anticipated to occur primarily to and from the I-10 Freeway. The haul route would be via Washington Boulevard to Crenshaw Boulevard to the I-10 Freeway. Alternately, haul trucks could take Western Avenue to the I-10. Finally, haul trucks could also travel via Washington Boulevard to the east, thereby not traveling on the I-10 Freeway. Construction would occur generally between 7:00 A.M. and 3:00 P.M. Construction staging and construction worker parking would occur on the project site

F. NECESSARY APPROVALS

Approvals required from the City of Los Angeles for development of either Option A or Option B may be expected to include, but not be limited to, the following:

• Certification of an Environmental Impact Report, and Adoption of Statement of Overriding Considerations;

• General Plan Amendment to amend the West Adams-Baldwin Hills-Leimert Community Plan, a part of the General Plan of the City of Los Angeles, Footnote 1, to allow a Height District No. 2 for parcels over five (5) acres in size;

• Conditional Use Permit to allow movement averaging of FAR of parcels within an initial parcel over five (5) acres in size to allow for unified development;

• Zone Change and Height District Change from C2-1VL and P-1 to C2-2-D for all three parcels within the project site to permit density and height proposed;

• Site Plan Review since the site is located within an Enterprise Zone and the project proposes more than 50 residential units;

• Parking Variance to permit relief from Municipal Code parking requirements to be supported by demonstration of adequate shared on-site parking capacity. Request to



Page II-28


apply apartment parking standards to condominiums and CRA parking standards for redevelopment plan areas.

• Tract/Parcel Map: Option A: Three (3) new parcels and tract map for up to 420 condominium units. Option B: Two (2) new parcels and tract map for up to 217 condominium units.

• Master Conditional Use to permit the sale and dispensing of alcohol for consumption on and off the premises;

• Phasing CUB with Zoning Actions: Relief from the requirement for utilization of approval of the Conditional Use Permits – Alcohol (CUB) within two years after the effective date of the permits authorizing the use made by the CPC to run concurrently with the discretionary zoning approvals.

• Yard Adjustment for the required side yard and rear yard requirements;

• Transitional Heights Adjustment from the maximum transitional height requirement that portions of buildings on a C-zoned lot shall not exceed the height limit of 61 feet within 100 to 199 feet distance from a lot classified in the R-zone;

• Shared Parking and Project Compliance Review;

• Project Permit Compliance Review;

• Demolition permits;

• Grading, excavation, foundation, and associated building permits;

• Haul Routes; and

• Other permits and approvals as deemed necessary.

II. Project Description - LA City PlanningII. Project Description City of Los Angeles Washington...

Documents

Transcript of II. Project Description - LA City PlanningII. Project Description City of Los Angeles Washington...