Source: https://it.scribd.com/document/378448770/planning-filing-for-blake-avenue-development-los-angeles
Timestamp: 2020-08-03 15:16:10
Document Index: 201834569

Matched Legal Cases: ['art 10', 'ART 2', 'ART 3', 'ART 4', 'ART 5', 'ART 9', 'ART 12', 'ART 6', 'art 10']

Planning Filing for Blake Avenue Development Los Angeles | Indemnity | Affordable Housing
Planning Filing for Blake Avenue Development Los Angeles
Los Angeles Planning Department filing for 52-unit live/work development proposed along the Los Angeles River in Elysian Valley. The development - designed by KFA Architecture in Santa Monica - would have two three-story buildings connected by bridges, with a mix of studio, one-, and two-bedroom apartments. A central courtyard would run between the buildings. A staff report to the Planning Commission recommends approving the project.
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R E C O M M E N D AT I O N R E P O R T
City Planning Commission Case No.: CPC-2017-2406-DB
CEQA No.: ENV-2017-2407-CE
Date: May 10, 2018 Incidental Cases: None
Time: after 8:30 a.m. Council No.: 13 – O’Farrell
Place: Los Angeles City Hall, Council Chambers Plan Area: Silver Lake - Echo Park -
200 North Spring Street, Room 340 Elysian Valley
Los Angeles, CA 90012 Specific Plan: None
Certified NC: Elysian Valley Riverside
Public Hearing: Initial public hearing completed
November 15, 2017. Limited public GPLU: Commercial Manufacturing
hearing to be held at the May 10, and Open Space
2018 City Planning Commission Zone: [Q]CM-1XL-RIO and OS-
meeting. 1XL-RIO
Appeal Status: Density Bonus off-menu Applicant: Uncommon Developers
waiver/modification is not further
appealable. Representative: Dave Rand, Armbruster
Goldsmith and Delvac LLP
Multiple Approval: No
PROJECT 1901 Blake Avenue
PROPOSED The proposed project involves the demolition of the existing commercial structure and
PROJECT: surface parking lot for the construction, use, and maintenance of a three-story residential
development with 52 live/work units (including 5 units affordable to Very Low Income
households) within a 53,696 square-foot building. The project includes 58 vehicular
parking spaces in a subterranean garage and 57 bicycle parking spaces. The building
has a maximum height of 41 feet.
REQUESTED 1) Pursuant to CEQA Guidelines, Section 15332, Article 19, an Exemption from
ACTIONS: CEQA Section 1, Class 32, and that there is no substantial evidence
demonstrating that an exception to a categorical exemption pursuant to CEQA
Guidelines, Section 15300.2 applies; and
2) Pursuant to Los Angeles Municipal Code (LAMC) Section 12.22-A,25(g)(3), a set
aside of a minimum of 11 percent (five dwelling units) reserved for Very Low
Income Households, to permit the construction of 52 residential dwelling units,
utilizing Parking Option 1, providing one parking space per each studio and one
bedroom unit and two spaces per two bedroom unit and requesting one off-menu
waiver or modification of the following development standard:
a. An off-menu request to allow a height increase to 41 feet in lieu of the
otherwise permitted height of 30 feet required by [Q] Condition Section 2.6
in Ordinance No. 183954.
CPC-2017-2406-DB Page 3
Project Analysis .................................................................................................................... A-1
Professional Volunteer Program
Conditions of Approval ........................................................................................................ C-1
Findings ................................................................................................................................. F-1
Public Hearing and Communications .................................................................................. P-1
Exhibit A – Plans and site photos
Exhibit B – Maps (ZIMAS Map, Vicinity and Radius Map)
Exhibit C – Environmental Documents
ENV-2017-2407-CE
Transportation Impact Analysis and LADOT Assessment Letter
Tree Report dated January 29, 2018 by Harmony Gardens, Inc
Exhibit D – Public Comment Letters
CPC-2017-2406-DB A-1
The project includes demolition of the existing approximately 3,000 square foot structure for the
construction, use, and maintenance of a new residential project consisting of 52 live/work dwelling
units in an approximately 53,696 square foot building, including five (5) unit reserved for Very Low
Income Households. The project will provide 58 parking spaces within one level of subterranean
parking and 57 bicycle parking spaces. The project will be three stories with a maximum height
of 41 feet with one level of subterranean parking.
The development consists of two connected three-story buildings totaling 53,696 square feet with
52 live-work units (20 studio, 20 one-bedroom and 12 two-bedroom). The buildings would be
separated by a central courtyard; the two buildings would be connected by bridges. The project
also includes 5,500 square feet of open space that will be provided in the landscaped courtyard,
an indoor community room that connects to a rear yard outdoor community area, private
balconies, and public and private roof decks. The rooftop has been proposed to accommodate
150 square feet of solar panels.
The project has been designed to complement both the surrounding residential and industrial
uses. The design borrows from the vernacular of vintage industrial buildings, while also integrating
residential-scale design features such as louvered shading devices, brightly-colored entry doors
and landscaping which is integrated with the architecture. Massing is broken down and assigned
different materials for varied texture and by dividing the mass of the buildings into two
components, the street presence is reduced and a courtyard offers views to Los Angeles River.
The subterranean level is the vehicular parking/access long-term bicycle parking, and back-of-
house functions (utilities, mechanical equipment, storage, and trash/recycling). Levels 1 thru 3
contain the lobby and the proposed dwelling units, along with common amenities dispersed
throughout all levels. The first floor residential units have access primarily from the central
courtyard. All first floor units have alley patios or patios that face away from the building.
Additionally, the residential units that face the alley, have pedestrian access from the alley via the
outdoor patios for each unit.
Vehicular access to the subterranean parking level is via a two-way driveway from Blake Avenue.
Short term bicycle spaces are proposed to be located along the new sidewalk located in front of
the pedestrian entry area and the long-term bicycle parking spaces are proposed within the
subterranean parking level in a bicycle storage area. Allowable parking under Parking Option #1
requires one space per studio and one-bedroom unit and two spaces per two and three bedroom
unit, which is what would be provided in the project.
A summary of the proposed development program is provided below in Table 1.
Table 1. Proposed Development Program
USE FLOOR AREA (SF) OPEN SPACE (SF)
- Apartments (29 units) 19,841 2,650
- Apartments (3 units)
15,440 850
CPC-2017-2406-DB A-2
18,415 800
- Apartments (20 units)
- Common Open Space - 1,200
TOTAL: 53,696 5,500
The project site is a relatively flat, rectangular-shaped property located along Blake Avenue at the
intersection with Pirtle Street. The project site is comprised of three parcels totaling 62,103 square
feet with dual zoning as shown in Figure 1. This includes a 20,670 parcel that is located within
the Los Angeles River embankment that is designated and zoned for open space (OS-1XL-RIO).
This open space parcel is not included in the site area calculations. The other two parcels total
41,466 square feet (site area for density includes half the alley for a total of 45,649 square feet),
and are zoned [Q]CM-1XL-RIO.
The project site is currently improved with approximately 3,000 square feet of commercial
buildings with surface parking currently used for bus parking/storage. Vehicular access to the
surface parking is provided via a driveway on Blake Avenue. There are 11 trees on-site, seven of
which are of a protected species. However the project will not remove any of the protected trees.
Figure 1. Proximity to R1 and OS Zones
General Plan Land Use Designation and Zoning
The subject property is located within the Silver Lake-Echo Park-Elysian Valley Community Plan
with dual land use designations of Commercial Manufacturing, which has corresponding zoning
of CM or P Zones, and Open Space, which has corresponding zoning of OS and A1 Zones. The
site is zoned [Q]CM-1XL-RIO and OS-1XL-RIO and is thus consistent with the existing land use
designation. The site is not located within a City of Los Angeles Transit Priority Area; but is located
within the River Improvement Overlay District.
CPC-2017-2406-DB A-3
As previously discussed, the site has a dual zoning of [Q]CM-1XL-RIO and OS-1XL-RIO. The CM
Zone generally permits a variety of light manufacturing, commercial, office, retail, and residential
uses consistent with the R3 Zone density, and the OS Zone generally permits open space,
recreation, park, and public facility uses. That portion of the Project Site in the OS Zone is
improved with the LA River. The project site is also subject to Ordinance No. 183954, the Elysian
Valley Q Condition Ordinance, which placed limits on the permitted uses and provides design
standards for new development. The ordinance was adopted in 2015 by the City Council. The Q
Condition prohibits residential uses except for live/work dwelling units that meet the standards
contained in the Q Condition including have a minimum floor area of 750 square feet and a
minimum work space of 150 square feet. The Q Condition also requires a minimum of 1,200
square feet of lot area per live/work unit and limits height to a maximum of 30 feet.
For purposes of calculating the maximum density permitted for the project site, the applicant
deducted the OS Zoned portion of the property and included half of the area of the alley was
included as allowed by the L.A.M.C Section 12.22.C.16:
The permitted floor area ratio for the CM Zoned portion of the Project Site is 1.5 to 1. The buildable
area of the development is approximately 35,797 square feet after the reductions in area for the
OS Zoned portion of the Project Site and the required yard setback areas (inclusive of that area
zoned CM and designated for the landscape buffer and bike path); therefore, a maximum floor
area of 53,696 square feet is permitted.
River Improvement Overlay District
The Project Site is located within the Inner Core of the River Improvement Overlay (RIO) District.
As such, the Project is subject to the design standards of the RIO which include a ten-foot
landscape buffer, screening for loading and trash areas, and the provision of a riverfront door,
The project site is located in the Elysian Valley, a highly urbanized area characterized by decades-
long co-existence of abutting residential and industrial uses. Primary regional access is provided
by the Golden State Freeway (I-5) which runs northwest-southeast less than a quarter of a mile
to the west of the project Site. Major arterials providing regional access to the project Site vicinity
include Riverside Drive (Avenue I) and Stadium Way (Avenue I). The Project Site is located within
approximately one quarter of a mile of a stop for Metro Bus Line No. 96 which provides service
between Burbank and downtown Los Angeles via Riverside Drive. A portion of the Project Site
provides an easement for the Los Angeles River The easement area includes a publicly
accessible bike path and landscaped buffer adjacent to the Los Angeles River.
Surrounding uses include the Los Angeles River to the east, a mix of single-family and multi-
family residential uses in the R2-1VL-Rio Zone and predominantly one-story commercial and
industrial uses along the east side of Blake Avenue in the [Q]CM-1XL-RIO Zone.
Streets and Circulation
Blake Avenue is a Local Street, dedicated to a width of 50 feet and is improved with asphalt and
minimal areas of curb and gutter.
An Alley is located adjacent to the property and is dedicated to a width of 20 feet and is improved
with asphalt and concrete gutter.
CPC-2017-2406-DB A-4
The following bus stops are located near the project site:
• Metro Local Line – 96 (0.25 mile)
The nearest freeway access is to the Golden State Freeway (I-5) via the Riverside Drive exit
approximately 0.25 miles south of the project site. The subject property is located within 1,000
feet of the freeway.
Ordinance No. 183954 - On October 30, 2015, the City Council adopted Ordinance No.
183954 resulting in the establishment of a developments standards including a 30-foot height
Case No. DIR-2014-4708-DB – On February 23, 2016, the Director of Planning accepted a
withdrawal of the application for the development of four-story mixed-use building.
The applicant has requested a maximum 35 percent Density Bonus to permit the construction of
52 residential dwelling units with one off-menu waiver/modification to allow for increased building
height of up to 41 feet in lieu of the otherwise permitted 30-feet.. The base allowable number of
units on the site is 39 units. A density bonus of 35% is allowable with 11% of the base units being
affordable to very low-income residents (5 units); a total of 53 units is allowable. In exchange, the
project will set aside a minimum of 11 percent of the base density (five dwelling units) for Very
Low Income Households for a period of 55 years. Allowable parking under Parking Option #1
Ordinance No. 183954, the Elysian Valley Q Condition Ordinance, which placed limits on the
permitted uses and provides design standards for new development. The Q Condition prohibits
residential uses except for live/work dwelling units that meet the standards contained in the Q
Condition including have a minimum floor area of 750 square feet and a minimum work space of
150 square feet. The Q Condition also requires a minimum of 1,200 square feet of lot area per
live/work unit and limits height to a maximum of 30 feet. For purposes of calculating the maximum
density permitted for the Project Site, the OS Zoned portion of the property was deducted and
half of the area of the alley was included for a lot area of 45,650 square feet which would allow a
base density of 39 units. With inclusion of 11% of the units for affordable housing, the Project is
eligible for a density bonus of up to 35%, or an additional 14 units, for a total of 53 units.
LAMC Section 12.22-A,25(d) and California Code Section 65915(p) allow for the reduction of
required residential parking for a project providing affordable units. In this case, the applicant is
utilizing Parking Option 1 (LAMC Section 12.22-A,25(d)(1) and California Government Code
CPC-2017-2406-DB A-5
Section 65915(p)(1)), which allows for parking within the project to be calculated at a rate of one
(1) parking space for zero- and one-bedroom units and two (2) parking spaces for two- and three-
bedroom units. The project proposes 52 live-work units (20 studio, 20 one-bedroom and 12 two-
bedroom). A total of 64 parking spaces would be required, however through the 10% reduction
for bicycle parking, the applicant is proposing a total of 58 parking spaces.
Off Menu Waivers/Modifications
Pursuant to LAMC Section 12.22-A,25(g)(3), the project is eligible to request a waiver or
modification of any development standards not included in the Menu of Incentives enumerated in
LAMC Section 12.22-A,25(f). The following off-menu modification/waiver has been requested:
 Height –Allow a height increase to 41 feet in lieu of the otherwise permitted height of
30 feet required by [Q] Condition Section 2.6 in Ordinance No. 183954.
LAMC Section 12.22.A.25(f)(5) does not permit an On-Menu Incentive for additional height for
any portion of a building located on a lot sharing a lot line with a lot in the R1 or more restrictive
zone and a portion of the Project Site itself is in the OS zone. Therefore, an Off-Menu Waiver of
Development Standards is requested pursuant to LAMC 12.22A.25(g)(3).
A public hearing on this matter was held by the Hearing Officer at Los Angeles City Hall in Room
1020 on Wednesday, November 15, 2017 (see Public Hearing and Communications, Page P-1).
The Department of City Planning’s Urban Design Studio – Professional Volunteer Program (PVP)
reviewed the proposed project on August 15, 2017. PVP’s comments and suggestions focused
on the project’s integration with the Los Angeles River Path, bike parking/bike accessibility,
courtyard/lobby orientation, project and riverside landscaping. The following is a summary of
PVP’s comments along with the applicant’s responses.
Los Angeles River Path integration/Bike Parking/Bike Accessibility
PVP inquired as to whether the adjacent alley connects to the bike path along the Los Angeles
River as well as the need for bicycle parking along the riverside frontage. The existing alley is
currently fenced off closest to river. The project will improve their adjoining portion of the alley
per BOE standards. Direct access from the alley to the Los Angeles River path is difficult due to
the change in grade from the alley to the path. However, the proposed project has been
redesigned to incorporate additional access from the project site down to the LA River Bike path
via an ADA compliance ramp.
Courtyard/Lobby
PVP expressed concerns that the courtyard should be more stepped than in a straight row. PVP
stated the narrow corridor leading to the residential lobby does not complement the pedestrian
experience, and is not identifiable as the primary building entry. They questioned whether the
lobby could be expanded and shifted closer to the street to create a more prominent entry.
Additionally, the PVP expressed concerns that the courtyard should be more stepped than in a
straight row. PVP stated the narrow corridor leading to the residential lobby does not complement
the pedestrian experience, and is not identifiable as the primary building entry.
CPC-2017-2406-DB A-6
52 live-work units (20 studio, 20 one-bedroom and 12 two-bedroom). The buildings are be
separated by a central courtyard; the two buildings would be connected by bridges. The primary
entrance to the development is from Blake Avenue through the courtyard. The site planning of
the project creates a viewshed from Blake Avenue through the project site to the Los Angeles
River which is consistent with one of the goals of the RIO to “Establish a positive interface
between river adjacent property and river parks and/or greenways”. The lobby is accessible
internally from the first floor, but incorporates large storefront style windows facing Blake Avenue.
Project and Riverside Landscaping/Walkway
PVP expressed interested in having the riverside landscaping be an integrated one continuous
band of landscaping as well as include planters along the patios facing the alley. PVP stated that
the site level landscaping needs more attention and be more robust and further, the landscaping
in spine should be more meandering.
feet. Excluding the 20,670 square foot parcel that is located within the Los Angeles River
embankment, the project is approximately 41,466 square feet in area. The site has a width of
approximately 96 feet and a depth of 311 feet. The orientation of the lot leads to a long and
relatively narrow project. As the development consists of two buildings with a central courtyard,
the courtyard serves and the central circulation for pedestrian traffic on site. The project provides
landscaping within the patios of the residential units that face the alley.
As the project is located within the RIO, the project is required to provide 10-foot landscaping
buffer. The project provides an additional 20-foot buffer from the 10-foot buffer along the first level
of the project site. The 20-foot landscaped area incorporates outdoor furniture available for use
by the projects tenants and the public. Additionally, the project incorporates additional access
from the project site down to the LA River Bike path via an ADA compliance ramp.
Additionally, the RIO required the project to have 75 percent of its newly landscaped area shall
be planted with any combination of the following: native trees, plants and shrubs, or species
defined as WatershedWise, or species listed in the Los Angeles County River Master Plan
Landscaping Guidelines and Plant Palettes. The site provides 1636 square feet of landscaped
area and 13 new trees.
The following section includes a discussion of issues and considerations related to the project.
These discussion points were identified at the public hearing held on November 15, 2017, in public
correspondence, and/or in discussions with the applicant.
One letter of opposition from received from a local resident whom sited concerns about
connectivity to the Los Angeles River, River Improvement Overlay compliance, lack of alley
improvements, soil conditions for the site, historic trees on site being removed, lack of
improvements along Bates Avenue and the needs for additional affordable housing.
Los Angeles River/RIO Compliance
CPC-2017-2406-DB A-7
A summary of the proposed projects compliance with the relevant RIO standards is in Table 2:
Table 2. Applicable RIO standards and compliance
RIO Standard Compliance
Landscaping The project provides 1,636 square feet of
landscaped area. Identified plants are consistent
with RIO standards
Screening/Fencing No screening or fencing is included
Exterior Site Lighting. Project has been conditioned to be consistent with
the RIO standards and outdoor lighting shall be
designed and installed with shielding, such that
the light source cannot be seen from adjacent
residential properties, the public right-of-way, nor
10-foot Landscape Buffer. Landscaped buffer is included. Additionally,
residential portion of building is setback an
additional 20-feet.
River Access Access to river bicycle path provided by proposed
ADA compliant bicycle ramp.
Provide Riverfront Door Access to and from river is provided via courtyard.
Lack of improvements along Bates Avenue and lack of alley improvements
The Bureau of Engineering is requiring the project to dedicate 10-feet along Blake Avenue to
complete a 30-foot half right-of-way, with no dedication required along the alley. The project will
improve Blake Avenue by constructing a 12-foot sidewalk adjacent to the project site. Currently
no sidewalk exists. Along the ally, the project will pave and repair any damaged part of the alley.
Additionally, the applicant has designed the project so that residential units face and are
accessible from the alley.
Soil conditions for the site
buildings with surface parking currently used for bus parking/storage. The project site has not
been identified as a hazardous waste site. Hazardous materials are defined as any solid, liquid,
or gas that can harm people, other living organisms, property, or the environment. The project
site is not located in Hazardous Waste/Border Zone Properties area as designated by the City of
Los Angeles. There are no oils wells located on the project site. There are no elevators or in-
ground hydrologic systems, no monitoring or water supply wells, or above- or below-ground
storage tanks on the project site. No potentially fluid-filled electrical equipment is located on or
immediately adjacent to the project site. No industrial wastewater is generated on the project site
and sanitary wastewater is discharged to the City Bureau of Sanitation. The project site is not
located within a Methane Zone or Methane Buffer Zone.
Individuals at the public hearing expressed dismay that the City did not require a greater number
of affordable units of the project. The applicant has requested a maximum 35 percent Density
Bonus to permit the construction of 52 residential dwelling units with one off-menu
waiver/modification to allow for increased building height of up to 41 feet in lieu of the otherwise
permitted 30-feet.. The base allowable number of units on the site is 39 units. A density bonus of
CPC-2017-2406-DB A-8
35% is allowable with 11% of the base units being affordable to very low-income residents (5
units); a total of 53 units is allowable. In exchange, the project will set aside a minimum of 11
percent of the base density (five dwelling units) for Very Low Income Households for a period of
55 years. Any additional affordable units, would have to be volunteered by the applicant.
Comments were received stating that the scale of the proposed development would not fit the
context of the neighborhood. A majority of the projects within in the immediate area are one and
two stories. Although the height of the proposed building would be taller than the immediately
abutting uses, it would not constitute a substantial degradation of the visual character and quality
of the surrounding neighborhood, due to the quality of the design. The Project design employs
various architecture methods to establish a distinguishable and attractive building design. A
variety of building materials and finishes, as well as landscape and hardscape materials, that are
complementary to the neighborhood are contemplated. The design borrows from the vernacular
of vintage industrial buildings, while also integrating residential-scale design features such as
louvered shading devices, brightly-colored entry doors and landscaping which is integrated with
the architecture. Massing is broken down and assigned different materials for varied texture and
by dividing the mass of the buildings into two components, the street presence is reduced and
the courtyard offers views through the project site to Los Angeles River. The Applicant’s request
for a waiver of development standards to allow an 11-foot height increase to 41 feet is necessary
to expand the building envelope to physically accommodate the construction of the density bonus
and affordable units, and to increase the overall space dedicated to residential uses.
The applicant provided a tree report prepared by Harmony Gardens, Inc dated January 29, 2018.
The report states that there are eleven (11) trees within the project boundaries. There are nine
(9) trees located within the rear landscaped buffer. Seven of those trees are protected. These
trees include two sycamores trees, a cottonwood, three white oaks, a box elder and a black
elderberry. These trees would not be affected by the project.
Individuals at the public hearing and in written communications expressed concern that the
proposed development would worsen traffic within the area In a letter dated April 30, 2018, the
Los Angeles Department of Transportation (LADOT) concurred with the transportation analysis
prepared by Overland Traffic Consultants, dated February 1, 2018, which determined that the
proposed development is not anticipated to result in any significant traffic impacts at the three
studied intersections: Riverside Drive and Newell Street, Eads Street and Northbound I-5 and
Riverside Drive, and Barclay Street, Northbound I-5, SR-110 and Riverside Drive. Therefore, the
project will not cause a significant or substantial increase in traffic and traffic impacts will be less-
than-significant and no mitigation is required.
Street parking is also an area of concern for individuals residing near the project site. Members
of the public were concerned that the project would put a strain on the already limited supply of
street parking in the area. As stated previously, by utilizing density bonus parking requirements
and reductions authorized through State law and the Los Angeles Municipal Code, the project will
be required a total of 58 parking spaces and 58 spaces will be provided. The minimum parking
required for the project will be provided entirely on-site.
CPC-2017-2406-DB A-9
Individuals voiced concern that the project would place a burden on existing and aging
infrastructure. At the public hearing, the applicant’s representative clarified that the project would
be required to comply with all building code requirements related to public utilities and
infrastructure. The project would provide all modern infrastructural supports and be connected to
existing sewage and utility lines. The site is currently developed with commercial structures in a
highly urbanized area already served by existing public utilities. The site is adequately served by
the City’s Department of Water and Power, the City’s Bureau of Sanitation, and the Southern
California (SoCal) Gas Company. In addition, the California Green Building Code requires new
construction to meet stringent efficiency standards for both water and power, such as high-
efficiency toilets, dual-flush water closets, minimum irrigation standards, and LED lighting, to
name a few. As a result of these requirements, it can be anticipated that the project will not create
an adverse impact on existing public utilities or infrastructure through the construction of the
The proposed project is an infill development that provides live/work residential uses, provides
ample open space, creates access and view corridors to the Los Angeles River and adds a
housing opportunities to the area. The architectural style borrows from the surrounding vintage
industrial buildings, while also integrating residential-scale design features reflective of the
adjoining residential community. By replacing an obsolete bus storage facility with new live/work
residential community fronting the Los Angeles River and Blake Avenue, the Project will help
revitalize the community and activate the river front.
Based on the public hearing, information submitted to the record, and surrounding uses and
zones, staff recommends that the City Planning Commission approve the requested off-menu
waiver and modification for the proposed residential development project. Additionally, staff
recommends that the City Planning Commission find, based on its independent judgment, after
consideration of the entire administrative record, that the project was environmentally assessed
under Environmental Case No. ENV-2017-2407-CE for the above referenced project.
CPC-2017-2406-DB C-1
Pursuant to Section 12.22-A.25 of the Los Angeles Municipal Code, the following conditions are
hereby imposed upon the use of the subject property:
A. Development Conditions
1. Use. All other use, height and area regulations of the Municipal Code and all other
applicable government/regulatory agencies shall be strictly complied with in the
development and use of the property, except as such regulations are herein specifically
varied or required.
2. Development. The use and development of the property shall be in substantial
conformance with the plot plan submitted with the application and marked Exhibit "A", dated
April 25, 2018, except as may be revised as a result of this action. No change to the plans
will be made without prior review by the Department of City Planning, and written approval
by the Director of Planning, with each change being identified and justified in writing. Minor
deviations may be allowed in order to comply with provisions of the Municipal Code, the
subject conditions, and the intent of the subject permit authorization.
3. Graffiti. All graffiti on the site shall be removed or painted over to match the color of the
surface to which it is applied within 24 hours of its occurrence.
4. Landscaping. Plants shall be of a native species, Watershed Wise and/or from the Los
Angeles County River Master Plan Landscaping Guidelines and Plant Palettes, consistent
with the Los Angeles River Improvement Overlay requirements.
5. Lighting. Outdoor lighting shall be designed and installed with shielding, such that the light
source cannot be seen from adjacent residential properties, the public right-of-way, nor from
above. All lighting shall be consistent with Los Angeles River Improvement Overlay
6. A copy of the first page of this grant and all Conditions and/or any subsequent appeal of this
grant and its resultant Conditions and/or letters of clarification shall be printed on the building
plans submitted to the Development Services Center and the Department of Building and
Safety for purposes of having a building permit issued.
B. Density Bonus Conditions
7. Residential Density. The project shall be limited to a maximum density of 52 dwelling
8. Affordable Units.
a. A minimum of five (5) dwelling units, that is 11 percent of the base dwelling units
permitted in the [Q]CM-1XL-RIO Zone, shall be reserved as Very Low Income units,
as defined by the State Density Bonus Law 65915 (C)(2).
b. Changes in Restricted Units. Deviations that increase the number of restricted
affordable units or that change the composition of units or change parking numbers
shall be consistent with LAMC Section 12.22-A,25.
CPC-2017-2406-DB C-2
9. Housing Requirements. Prior to issuance of a building permit, the owner shall execute a
covenant to the satisfaction of the Los Angeles Housing and Community Investment
Department (HCIDLA) to make 11 percent of the site’s base density units available to Very
Low Income Households, for sale or rental as determined to be affordable to such
households by HCIDLA for a period of 55 years. Enforcement of the terms of said covenant
shall be the responsibility of HCIDLA. The applicant will present a copy of the recorded
covenant to the Department of City Planning for inclusion in this file. The project shall comply
with the Guidelines for the Affordable Housing Incentives Program adopted by the City
Planning Commission and with any monitoring requirements established by the HCIDLA.
Refer to the Density Bonus Legislation Background section of this determination.
10. Off-Menu Incentives
The project may have a maximum height of 41 feet in lieu of the 30 feet otherwise
permitted by required by [Q] Condition Section 2.6 in Ordinance No. 183954. The
measured height of the building may exclude roof structures and equipment, pursuant
to LAMC Section 12.21.1.
a. Minimum residential automobile parking requirements shall be provided consistent
with LAMC Section 12.22-A,25(d) and California Government Code Section 65915(p).
The project may utilize a combination of Parking Option 1 (LAMC Section 12.22-
A,25(d)(1) and California Government Code Section 65915(p)(1)) to provide one on-
site parking space for each studio and one-bedroom unit and two on-site parking
spaces for each two-bedroom unit, and parking reductions authorized under California
Government Code Section 65915(p)(2) to provide residential parking at a ratio of 0.5
parking spaces per bedroom.
b. Tenants of the market rate residential dwelling units shall have the option to lease
parking spaces separately from the residential dwelling units. Parking spaces for
Restricted Affordable Units shall be sold or rented consistent with LAMC Section
12.22-A,25(d).
c. Adjustment of Parking. In the event that the composition of residential changes (i.e.
the number of bedrooms), or the applicant selects another Parking Option (including
Bicycle Parking Ordinance) and no other Condition of Approval or incentive is affected,
then no modification of this determination shall be necessary, and the number of
parking spaces shall be re-calculated by the Department of Building and Safety based
upon the ratios set forth pursuant to LAMC Section 12.22-A,25.
d. Electric Vehicle Parking. The project shall include at least 20 percent of the total code-
required parking spaces capable of supporting future electric vehicle supply equipment
(EVSE). Plans shall indicate the proposed type and location(s) of EVSE and also
include raceway method(s), wiring schematics and electrical calculations to verify that
the electrical system has sufficient capacity to simultaneously charge all electric
vehicles at all designated EV charging locations at their full rated amperage. Plan
design shall be based upon Level 2 or greater EVSE at its maximum operating
ampacity. Of the twenty percent EV Ready parking, five percent of the total code
required parking spaces shall be further provided with EV chargers to immediately
accommodate electric vehicles within the parking areas. When the application of either
the required 20 percent or five percent results in a fractional space, round up to the
next whole number. A label stating "EVCAPABLE" shall be posted in a conspicuous
CPC-2017-2406-DB C-3
place at the service panel or subpanel and next to the raceway termination point. None
of the required EV Ready parking shall apply to parking spaces used for dealership
e. Bicycle Parking. Bicycle parking shall be provided consistent with LAMC 12.21-A,16.
12. Solar Panels. The project shall dedicate a minimum of 150 square feet of the rooftop for
the installation of a solar power system as part of an operational photovoltaic system to be
maintained for the life of the project, in substantial conformance with the plans stamped
13. Air Quality. An air filtration system shall be installed and maintained with filters meeting or
exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 12.
The air filtration system shall be installed to the satisfaction of the Department of Building
During operation, the Applicant or its successor shall verify that all air filters are properly
maintained through inspection, self-certification, survey, or other equally effective measure.
In addition, the Applicant or its successor shall be responsible for the replacement of all air
filters at intervals to be established by the heating, ventilation and air conditioning (HVAC)
system manufacturer. The Applicant or its successor shall retain, and make available to the
City upon request, maintenance records related to the inspection and replacement of all air
filters for at least 5 years after the recorded inspection date. The Applicant or its successor
shall also ensure that long term funding for air filter maintenance and replacement is
14. Construction Equipment. The project contractor shall use power construction equipment
with state-of-the-art noise shielding and muffling devices. On-site power generators shall
either be plug-in electric or solar powered.
C. Administrative Conditions
15. Approvals, Verification and Submittals. Copies of any approvals, guarantees or
verification of consultations, reviews or approval, plans, etc, as may be required by the
subject conditions, shall be provided to the Department of City Planning for placement in
the subject file.
16. Code Compliance. All area, height and use regulations of the zone classification of the
subject property shall be complied with, except wherein these conditions explicitly allow
17. Covenant. Prior to the issuance of any permits relative to this matter, an agreement
concerning all the information contained in these conditions shall be recorded in the County
Recorder’s Office. The agreement shall run with the land and shall be binding on any
subsequent property owners, heirs or assign. The agreement must be submitted to the
Department of City Planning for approval before being recorded. After recordation, a copy
bearing the Recorder’s number and date shall be provided to the Department of City
Planning for attachment to the file.
18. Definition. Any agencies, public officials or legislation referenced in these conditions shall
mean those agencies, public offices, legislation or their successors, designees or
amendment to any legislation.
CPC-2017-2406-DB C-4
19. Enforcement. Compliance with these conditions and the intent of these conditions shall be
to the satisfaction of the Department of City Planning and any designated agency, or the
agency’s successor and in accordance with any stated laws or regulations, or any
20. Building Plans. A copy of the first page of this grant and all Conditions and/or any
subsequent appeal of this grant and its resultant Conditions and/or letters of clarification
shall be printed on the building plans submitted to the Development Services Center and
the Department of Building and Safety for purposes of having a building permit issued.
21. Corrective Conditions. The authorized use shall be conducted at all times with due regard
for the character of the surrounding district, and the right is reserved to the City Planning
Commission, or the Director pursuant to Section 12.27.1 of the Municipal Code, to impose
additional corrective conditions, if, in the Commission’s or Director’s opinion, such conditions
are proven necessary for the protection of persons in the neighborhood or occupants of
22. Expedited Processing Section. Prior to the clearance of any conditions, the applicant
shall show proof that all fees have been paid to the Department of City Planning, Expedited
23. INDEMNIFICATION AND REIMBURSEMENT OF LITIGATION COSTS.
Applicant shall do all of the following:
a. Defend, indemnify and hold harmless the City from any and all actions against the City
relating to or arising out of, in whole or in part, the City’s processing and approval of
this entitlement, including but not limited to, an action to attack, challenge, set aside,
void, or otherwise modify or annul the approval of the entitlement, the environmental
review of the entitlement, or the approval of subsequent permit decisions, or to claim
personal property damage, including from inverse condemnation or any other
b. Reimburse the City for any and all costs incurred in defense of an action related to or
arising out of, in whole or in part, the City’s processing and approval of the entitlement,
including but not limited to payment of all court costs and attorney’s fees, costs of any
judgments or awards against the City (including an award of attorney’s fees),
damages, and/or settlement costs.
c. Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice
of the City tendering defense to the Applicant and requesting a deposit. The initial
deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion,
based on the nature and scope of action, but in no event shall the initial deposit be
less than $50,000. The City’s failure to notice or collect the deposit does not relieve
the Applicant from responsibility to reimburse the City pursuant to the requirement in
d. Submit supplemental deposits upon notice by the City. Supplemental deposits may be
required in an increased amount from the initial deposit if found necessary by the City
to protect the City’s interests. The City’s failure to notice or collect the deposit does
not relieve the Applicant from responsibility to reimburse the City pursuant to the
requirement in paragraph (b).
CPC-2017-2406-DB C-5
e. If the City determines it necessary to protect the City’s interest, execute an indemnity
and reimbursement agreement with the City under terms consistent with the
requirements of this condition.
The City shall notify the applicant within a reasonable period of time of its receipt of any
action and the City shall cooperate in the defense. If the City fails to notify the applicant of
any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably
cooperate in the defense, the applicant shall not thereafter be responsible to defend,
indemnify or hold harmless the City.
The City shall have the sole right to choose its counsel, including the City Attorney’s office
or outside counsel. At its sole discretion, the City may participate at its own expense in the
defense of any action, but such participation shall not relieve the applicant of any obligation
imposed by this condition. In the event the Applicant fails to comply with this condition, in
whole or in part, the City may withdraw its defense of the action, void its approval of the
entitlement, or take any other action. The City retains the right to make all decisions with
respect to its representations in any legal proceeding, including its inherent right to abandon
or settle litigation.
For purposes of this condition, the following definitions apply:
“City” shall be defined to include the City, its agents, officers, boards, commissions,
committees, employees, and volunteers.
“Action” shall be defined to include suits, proceedings (including those held under
alternative dispute resolution procedures), claims, or lawsuits. Actions include actions, as
defined herein, alleging failure to comply with any federal, state or local law.
Nothing in the definitions included in this paragraph are intended to limit the rights of the
City or the obligations of the applicant otherwise created by this condition.
Case No. CPC-2017-2406-DB F-1
Density Bonus/Affordable Housing Incentives Compliance Findings
1. Pursuant to Section 12.22 A.25(c) of the LAMC and Government Code Section 65915,
the Commission shall approve a density bonus and requested incentive(s) unless the
director finds that the incentives do not result in identifiable and actual cost
reductions to provide for affordable housing costs as defined in California Health and
Safety Code Section 50052.5, or Section 50053 for rents for the affordable units.
The record does not contain substantial evidence that would allow the City Planning
Commission to make a finding that the requested Off-Menu waiver and modification do not
result in identifiable and actual cost reduction to provide for affordable housing costs per
State Law. The California Health & Safety Code Sections 50052.5 and 50053 define
formulas for calculating affordable housing costs for Very Low, Low, and Moderate Income
Households. Section 50052.5 addresses owner-occupied housing and Section 50053
addresses rental households. Affordable housing costs are a calculation of residential rent
or ownership pricing not to exceed 25 percent gross income based on area median income
thresholds dependent on affordability levels.
The Project Site has a Height District designation of 1XL which permits a maximum height
of 30 feet In addition, the Project Site is subject to [Q] Conditions under Ordinance No.
183954 which limits height to a maximum of 30 feet with no limitation on the number of
stories. The Applicant’s request for a waiver of development standards to allow an 11-foot
height increase to 41 feet is necessary to expand the building envelope to physically
accommodate the construction of the density bonus and affordable units, and to increase
the overall space dedicated to residential uses. The off-menu request for an increase in
height are not expressed in the Menu of Incentives per LAMC Section 12.22-A,25(f) and, as
such, are subject to LAMC Section 12.22-A,25(g)(3). Granting of the off-menu request would
result in a building design or construction efficiencies that provide for affordable housing
The increased building height also ensures that all dwelling units are of a habitable size,
while providing a variety of unit types. These incentives support the applicant’s decision to
set aside five dwelling units for Very Low Income households for 55 years as well as provide
an additional five units for Moderate Income households.
2. Pursuant to Section 12.22 A.25(g)(3) of the LAMC, the decision-maker shall approve
a density bonus and requested waiver or modification of any development standard
unless the decision-maker, based upon substantial evidence, finds that the incentive
will have a specific adverse impact upon public health and safety or the physical
environment, or on any real property that is listed in the California Register of
Historical Resources and for which there are no feasible method to satisfactorily
mitigate or avoid the Specific Adverse Impact without rendering the development
unaffordable to Very Low, Low and Moderate Income households. Inconsistency with
the zoning ordinance or the general plan land use designation shall not constitute a
specific, adverse impact upon the public health or safety.
There is no evidence that the proposed incentives will have a specific adverse impact. A
"specific adverse impact" is defined as, "a significant, quantifiable, direct and unavoidable
impact, based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete" (LAMC
Case No. CPC-2017-2406-DB F-2
Section 12.22.A.25(b)). The project does not involve a contributing structure in a designated
Historic Preservation Overlay Zone or on the City of Los Angeles list of Historic-Cultural
Monuments. It is also not located on a substandard street in a Hillside area or Very High
Fire Hazard Severity Zone.
3. Environmental Finding. Pursuant to State CEQA Guidelines and City of Los Angeles
CEQA Guidelines, a Categorical Exemption (ENV-2017-2407-CE) was prepared for the
proposed project. Pursuant to Section 21084 of the California Public Resources Code, the
above-referenced project has been determined not to have a significant effect on the
environment and which shall, therefore, be exempt from the provisions of CEQA. On April
27, 2018, staff issued Categorical Exemption, Class 32 for the proposed project.
A project qualifies for a Class 32 Categorical Exemption under State CEQA Guidelines
Section 15322 if it is developed on an infill development project and meets the following
(a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation
The subject property is located within the Silver Lake-Echo Park-Elysian Valley
Community Plan with dual land use designations of Commercial Manufacturing,
which has corresponding zoning of CM or P Zones, and Open Space, which has
corresponding zoning of OS or A1 Zones. The site is zoned [Q]CM-1XL-RIO and
OS-1XL-RIO and is thus consistent with the existing land use designation. The site
is not located within a City of Los Angeles Transit Priority Area; but is located within
the River Improvement Overlay District.
The project proposes the construction, use, and maintenance of a new, three-story,
41-foot high, residential building consisting of 52 residential dwelling units One of
the stated residential objectives of the Silver Lake-Echo Park-Elysian Valley
Community Plan is to “Achieve and maintain a housing supply sufficient to meet the
diverse economic and socioeconomic needs of current and projected population to
the year 2010.” Although the Plan year of 2010 has passed (without an update to
the Plan), the objective is still relevant, and the Project meets this objective by
supplying the diverse housing needs within the community. The project will not
displace any existing residents from the site and will introduce a new, yet compatible
housing type into the neighborhood.
The project is also consistent with the existing CM zoning of the project site. The CM
Zone allows residential units consistent with the density allowed in the R3 Zone. In
accordance with State Density Bonus laws and LAMC Section 12.22-A,25(g)(3), the
applicant requests a waiver of development standards to allow for deviations relating
to height in exchange for providing a minimum amount of affordable housing as part
of the proposed development. With approval of the waiver of development
standards, the project will be consistent with the applicable zoning designation and
(b) The proposed development occurs within city limits on a project site of no
more than five acres substantially surrounded by urban uses:
Case No. CPC-2017-2406-DB F-3
The project site is located in the Silver Lake - Echo Park - Elysian Valley Community
Plan area within the city limits of Los Angeles. The project site is approximately
62,103 square feet in area (1.43 acres). The project will be located on a site
previously developed with commercial uses and bus storage facility and is
surrounded by other urban uses, including single- and multi-family residential and
Surrounding uses include a mix of single-family and multi-family residential uses in
the R2-1VL-RIO Zone and predominantly one-story commercial and industrial uses
along the east side of Blake Avenue in the [Q]CM-1XL-RIO Zone.
(c) The project site has no value as habitat for endangered, rare or threatened
The project site is located in a dense urban environment that is fully developed with
a wide range of urban uses, structures, and pavement. The site itself is currently
developed with single-story commercial structures. There are eleven (11) trees
within the project boundaries. There are nine (9) trees located within the rear
landscaped buffer. Seven of those trees are protected. These trees include two
sycamores trees, a cottonwood, three white oaks, a box elder and a black elderberry.
These trees would not be affected by the project. The Glendale Narrows portion of
the Los Angeles River is located adjacent to the portion of the site to be developed
(technically the project site included the Los Angeles River). In this area of the river
vegetation is located in the river bottom along with associated birds and wildlife. This
wildlife would be undistributed by development of the project. The project site is
separated from the vegetated channel bottom by approximately 100 feet that
includes the bike path and concrete embankment as well as a difference in grade of
15 to 20 feet. Birds and wildlife in the Los Angeles River are buffered from activities
on the site. The applicant would remove on-site ornamental trees as part of the
project. Any potential nesting birds are protected under the Federal Migratory Bird
Treaty Act (MBTA) (Title 33, United States Code, Section 703 et seq., see also Title
50, Code of Federal Regulation, Part 10) and Section 3503 of the California
Department of Fish and Game Code. Therefore, through compliance with existing
regulations, the Project would result in significant impacts to habitat for threatened
(d) Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality:
The project site is currently improved with approximately 3,000 square feet of
commercial buildings with surface parking currently used for bus parking/storage.
The proposed project involves the construction, use, and maintenance of a new,
three-story, 41-foot high, residential building consisting of 52 live/work dwelling units.
The project will set aside five units (11 percent of the base density) for Very Low
Income Households. The project will provide 58 automobile parking spaces located
within one subterranean parking level. All construction-related impacts would be
temporary in nature. No permanent significant impacts are anticipated to occur.
Traffic. In an email dated April 30, 2018, the Los Angeles Department of
Transportation (LADOT) concurred with the transportation analysis prepared by
Overland Traffic Consultants, dated February 1, 2018, which determined that the
proposed development is not anticipated to result in any significant traffic impacts at
the three studied intersections: Riverside Drive and Newell Street, Eads Street and
Northbound I-5 and Riverside Drive, and Barclay Street, Northbound I-5, SR-110
Case No. CPC-2017-2406-DB F-4
and Riverside Drive. Therefore, the project will not cause a significant or substantial
increase in traffic and traffic impacts will be less-than-significant and no mitigation is
Noise. . The project must comply with the City of Los Angeles Noise Ordinance No.
144,331 and 161,574 and any subsequent ordinances, which prohibit the emission
or creation of noise beyond certain levels. The Ordinances cover both operational
noise levels (i.e. post-construction), as well as any noise impact during construction.
Section 41.40 of the LAMC regulates noise from demolition and construction
activities. Section 41.40 prohibits construction activity (including demolition) and
repair work, where the use of any power tool, device, or equipment would disturb
persons occupying sleeping quarters in any dwelling hotel, apartment, or other place
of residence, between the hours of 9:00 p.m. and 7:00 a.m. Monday through Friday,
and between 6:00 p.m. and 8:00 a.m. on Saturdays and holidays. All such activities
are also prohibited on Sundays. Section 112.05 of the LAMC also specifies the
maximum noise level of construction machinery that can be generated in any
residential zone of the city or within 500 feet thereof. As a result of the project being
required to comply with the above ordinances and regulations, it can be found that
the project would not result in any significant noise impacts. All construction-related
noise impacts would be less than significant and temporary in nature. No permanent
significant impacts are anticipated to occur.
Air Quality. As noted above, the City of Los Angeles recently released guidance,
based on their experience with permitting numerous projects, indicating that projects
with less than 80 units (or less than 75,000 square feet of area) and less than 20,000
cubic yards of soil export are not expected to result in significant air quality impacts.
Therefore, as the project falls below these screening thresholds, no air quality
modeling is necessary and impacts related to air quality are considered less than
During construction, appropriate dust control measures would be implemented as
part of the proposed project, as required by SCAQMD Rule 403 - Fugitive Dust.
Specifically, Rule 403 control requirements include, but are not limited to, applying
water in sufficient quantities to prevent the generation of visible dust plumes,
applying soil binders to uncovered areas, reestablishing ground cover as quickly as
possible, utilizing a wheel washing system to remove bulk material from tires and
vehicle undercarriages before vehicles exit the Project Site, and maintaining
effective cover over exposed areas.
Best Management Practices (BMP) will be implemented that would include (but not
 Unpaved demolition and construction areas shall be wetted at least three times daily
during excavation and construction, and temporary dust covers shall be used to
reduce emissions and meets SCAQMD Rule 403;
 All dirt/soil loads shall be secured by trimming, watering or other appropriate means
to prevent spillage and dust;
 General contractors shall maintain and operate construction equipment to minimize
exhaust emissions; and
 Trucks shall not idle but be turned off.
All construction-related impacts would be less than significant and temporary in
nature. No permanent significant impacts are anticipated to occur.
Case No. CPC-2017-2406-DB F-5
Water Quality. Construction activities would include earth moving, as well as
maintenance/operation of construction equipment and handling/storage/disposal of
materials that could contribute to pollutant loading in storm water runoff. The
proposed project would comply with all applicable regulations with regard to surface
water quality as governed by the Los Angeles Municipal Code and the Regional
Water Quality Control Board (RWQCB). The City Bureau of Engineering
construction standards require contractors to include erosion control, spill prevention
and control, solid and hazardous waste management, and dust control to reduce the
discharge of pollutants from construction areas into the stormwater drainage system.
As outlined in the City’s LID ordinance and associated documentation, the project
would be required to investigate Treatment Best Management Practices (BMP’s) in
hierarchal order: Infiltration, Capture and Reuse, and BioFiltration. Conformance to
the LID Ordinance and regional regulations and requirements concerning storm
water discharge, and implementation of source control and treatment BMPs, the
proposed project would reduce discharge of potential pollutants from storm water
runoff to the maximum extent practicable. Therefore, the proposed project would not
result in a violation of water quality standards or discharge requirements.
The project would be connected to the city's storm water infrastructure and therefore,
through this and with compliance with existing regulations, impacts would be less
(e) The site can be adequately served by all required utilities and public services:
The project would be located in an existing highly urban area served by existing
public utilities and services. A substantial increase in demand for services or utilities
would not be anticipated with implementation of the proposed project. The City of
Los Angeles provides water, sewer, and solid waste collection services to the
existing commercial building and would continue to provide these services to the
proposed project. Other services, including gas and electricity, would also continue
to be provided to the proposed project by existing service providers.
The site is currently and adequately served by the City's Department of Water and
Power, the City's Bureau of Sanitation, the Southern California (SoCal) Gas
Company, the Los Angeles Police Department (Northeast Division), the Los Angeles
Fire Department, Los Angeles Unified School District, Los Angeles Public Library,
and other public services. The proposed project would not require the expansion of
public services (fire, police, schools, parks, and libraries) or existing water,
wastewater or stormwater drainage facilities; and the City would have sufficient
water supplies and landfill capacity for the proposed project. Therefore, the site can
be adequately served by all required utilities and public services.
Planning staff evaluated the exceptions to the use of Categorical Exemptions for the
proposed ordinance listed in “CEQA Guidelines” Section 15300.2 and determined that none
of the exceptions apply to the proposed project:
(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the
project is to be located – a project that is ordinarily insignificant in its impact
on the environment may in a particularly sensitive environment be significant.
Therefore, these classes are considered to apply all instances, except where
the project may impact on an environmental resource of hazardous or critical
Case No. CPC-2017-2406-DB F-6
concern where designated, precisely mapped, and officially adopted pursuant
to law by federal, state, or local agencies.
The project qualifies for a Class 32 Categorical Exemption. Because the proposed
Project is not defined as a Class 3, 4, 5, 6 or 11 project, this exception is inapplicable.
The project site is not located in a particularly sensitive environment and would not
be located on a site containing wetlands, endangered species, or wildlife habitats
The requested project will not impact an environmental resource of hazardous or
critical concern where designated, precisely mapped, and officially adopted pursuant
(b) Cumulative Impact. All exemptions for these classes are inapplicable when the
cumulative impact of successive projects of the same type in the same place,
over time is significant.
within one subterranean parking level. Under LAMC Section 12.22-A,25, the
requested entitlement for a Density Bonus allows for the applicant to request certain
deviations from the code (in this case, deviations relating to height) in exchange for
providing a minimum amount of affordable housing as part of the proposed
development, subject to certain findings.
The development of the project site with 52 dwelling units is consistent with the zone
and land use designation of the site, as designated by the Silver Lake - Echo Park -
Elysian Valley Community Plan, and as permitted by the City’s Density Bonus
Ordinance (LAMC Section 12.22-A,25). A successive project of the same type and
nature would reflect a development that is consistent with the underlying land use
designation and Los Angeles Municipal Code. Any such project would be subject to
Regulatory Compliance Measures (RCMs), which require compliance with the City
of Los Angeles Noise Ordinance; pollutant discharge, building code and regulated
construction methods, dewatering, stormwater mitigations; and Best Management
Practices for stormwater runoff. These RCMs will mitigate environmental impacts for
an individual project and not create a cumulative impact.
The closest project is the Blake Avenue Project north and south of Blimp Street (100
residential units, 17 condominium units and, 4,500 square feet of retail), which is
about 650 feet to the south of the project site. A successive project of the same type
and nature would reflect a development that is consistent with the underlying land
use designation and Los Angeles Municipal Code. Any such project would be subject
to Regulatory Compliance Measures (RCMs), which require compliance with the City
(c) Significant Effect. A categorical exemption shall not be used for an activity
where there is a reasonable possibility that the activity will have a significant
effect on the environment due to unusual circumstances.
The project proposes the construction of a three-story live/work residential building
53,696 square-foot building in a full developed urban setting. The project will be
Case No. CPC-2017-2406-DB F-7
required to adhere to any and all building code requirements intended to reduce
environmental impacts to less than significant levels. Thus, the project will not result
in activity that will have a significant effect on the environment due to unusual
(d) Scenic Highways. A categorical exemption shall not be used for a project
which may result in damage to scenic resources, including but not limited to,
trees, historic buildings, rock outcroppings, or similar resources, within a
highway officially designated as a state scenic highway. This does not apply
to improvements which are required as mitigation by an adopted negative
declaration or certified EIR.
According to the California Scenic Highway Mapping System, the project site is not
located on or near a portion of a highway that is either eligible or officially designated
as a state scenic highway. As such, this exception does not apply to the proposed
(e) Hazardous Waste Sites. A categorical exemption shall not be used for a project
located on a site which is included on any list compiled pursuant to Section
65962.5 of the Government Code.
The project site has not been identified as a hazardous waste site. Hazardous
materials are defined as any solid, liquid, or gas that can harm people, other living
organisms, property, or the environment. The project site is not located in Hazardous
Waste/Border Zone Properties area as designated by the City of Los Angeles. There
are no oils wells located on the project site. There are no elevators or in-ground
hydrologic systems, no monitoring or water supply wells, or above- or below-ground
storage tanks on the project site. No potentially fluid-filled electrical equipment is
located on or immediately adjacent to the project site. No industrial wastewater is
generated on the project site and sanitary wastewater is discharged to the City
Bureau of Sanitation. The project site is not located within a Methane Zone or
Methane Buffer Zone.
(f) Historical Resources. A categorical exemption shall not be used for a project
which may cause a substantial adverse change in the significance of a
Development of the project would involve the demolition of an existing commercial
buildings and construction of a residential building containing 52 residential dwelling
units. The project site is located within the Silver Lake - Echo Park - Elysian Valley
Community Plan. That area was surveyed for historic resources by Survey LA
(Historic Resources Survey Report, May 2014). There are no resources identified
on the project site. There are no resources in the vicinity of the project site where
the significance of the resource could be impacted by the project.
Therefore, based on the facts herein, it can be found that the project meets the qualifications of
the Class 32 Categorical Exemption and the Categorical Exemption reflects the Lead Agency’s
independent judgment and analysis. The records upon which this decision is based are with the
Environmental Review Section of the Planning Department in Room 763, 200 North Spring Street.
Case No. CPC-2017-2406-DB F-8
ADDITIONAL MANDATORY FINDING
4. Flood Insurance. The National Flood Insurance Program rate maps, which are a part of
the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance No.
172,081, have been reviewed and it has been determined that this project is located in Zone
X, areas determined to be outside the 500-year flood plain.
Case No. CPC-2017-2406-DB P-1
PUBLIC HEARING AND COMMUNICATIONS
A public hearing was held by the Hearing Officer at Los Angeles City Hall, located at 200 North
Spring Street in Room 1020 on Wednesday, November 15, 2017 for Case No. CPC-2017-2406-
DB. The purpose of the hearing was to receive public testimony on behalf of the City Planning
Commission as the decision maker on the case.
The public hearing was attended by the applicant, applicant’s representative, project
architect, and approximately 9 members of the public, including nearby residents, as well
as representatives of Council District 13.
a. Aaron Greene and Dave Rand, the applicant’s representatives, gave an overview of
the project, requested entitlements, and community outreach that was completed for
the project. They stated the following:
 The proposed development will help fulfill the City’s goal of creating more housing,
especially affordable housing, and provide a high quality development.
 The project has a strong focus on design and respects the project’s adjacency to the
 Project is consistent with the “Frogtown Q Conditions”
 The site was previously developed with bus storage facility
 The project parcel is dual zoned [Q]CM-1XL-RIO and OS-1XL-RIO and includes a
portion of located within the Los Angeles River
 The project consists of 52 total units, 58 automobile parking spaces, 58 bicycle spaces,
5 very low income units, and 5,500 square feet of open space.
b. Four members of the public, which included nearby residents expressed the following
concerns about the proposed project and its impacts on the surrounding
 The proposed height of the building is too tall for the neighborhood. Setbacks are
 New development will encourage displacement.
 More affordable housing should be included.
 Project will create traffic. Roof tops will turn into “party decks”
 Too many projects in the area
 Impacts to the infrastructure.
 Cumulative impacts.
c. Five members of the public spoke in favor of the project. Their reasons for support
 The additional housing is needed in the City
 Support the affordability component
 River access is important
 Cool design
d. The representative of the Council District 13 spoke in support of the project, stating
that the project redevelops a blighted site, creates unique housing and meets the spirit
and intent of the “Frogtown Q Conditions”
Case No. CPC-2017-2406-DB P-2
a. Planning staff received 30 letters of support for the propose project, including a letter of
support from Abundant Housing LA.
b. One letter of opposition from received from a local resident whom sited concerns about
connectivity to the Los Angeles River, River Improvement Overlay compliance, lack of
alley improvements, soil conditions for the site, historic trees on site being removed, lack
of improvements along Blake Avenue and the needs for additional affordable housing.
Case No. CPC-2017-2406-DB Exhibits
UNCOMMON BLAKE
1901 BAKE AVE
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KILLEFER FLAMMANG ARCHITECTS AND MAY NOT
VIEW FROM BLAKE AVE
3/6/18 6:21:12 PM
OPEN SPACE UNIT COUNT LEGAL DESCRIPTION PROJECT INFORMATION
UNIT TYPE LEVEL QTY PROJECT NAME: UNCOMMON BLAKE APARTMENTS
LOT 12 OF TRACT 3416 IN THE CITY OF LOS ANGELES, COUNTY OF LOS
1 BR - A GROUND LEVEL 15 ANGELES, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 37, ADDRESS: 1901 BLAKE AVE
OPEN SPACE REQUIREMENTS PER LAMC 12.21 G: 1 BR - B GROUND LEVEL 1 PAGE 65 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID LOS ANGELES, CA 90039
1 BR - C GROUND LEVEL 1 COUNTY. A.P.N. 5442-010-027
100 SF/UNIT < 3 HABITABLE ROOMS (STUDIO,
1 BR - D 3RD FLOOR 1 OWNER: UNCOMMON DEVELOPERS
STUDIO LOFT & 1 BR UNITS)
125 SF/UNIT = 3 HABITABLE ROOMS (2 BR & 2 BR 1 BR - E 3RD FLOOR 1
TOWNHOUSE UNITS) 1 BR - F 3RD FLOOR 1 PROJECT DESCRIPTION: 3 STORIES RESIDENTIAL APARTMENT UNITS
1 BR - G 3RD FLOOR 1 OVER 1 LEVEL OF SUBTERRANEAN PARKING
2 BR - A GROUND LEVEL 12 1625 OLYMPIC BOULEVARD
NAME # OF UNITS REQ'D OPEN SPACE (SF) STUDIO - A 2ND FLOOR 1 SANTA MONICA, CA 90404
STUDIO 19 1900 CONSTRUCTION TYPE: 3 STORIES TYPE VA ABOVE GRADE, OVER 1 310.399.7975
STUDIO - A 3RD FLOOR 13
STORY TYPE I SUBTERRANEAN GARAGE KFALOSANGELES.COM
1 BR 21 2100 STUDIO - B 2ND FLOOR 1
2 BR 12 1500 STUDIO - B 3RD FLOOR 1 ZONING: [Q]CM-1XL-RIO
Grand total 5500 STUDIO - C 2ND FLOOR 1
STUDIO - C 3RD FLOOR 1 FLOOD ZONE: X
OPEN SPACE PROVIDED
STUDIO - D 3RD FLOOR 1
NAME LEVEL QTY AREA (SF) SITE AREA: 62,103 SF (PER SURVEY)
COMMON OPEN SPACE: GROUND 4 2650
COURTYARD LEVEL PER Q CONDITIONS, ALL UNITS SHALL BE LIVE/WORK DWELLING UNITS SITE AREA FOR DENSITY: 45,650 SF*
PRIVATE OPEN SPACE 2ND FLOOR 17 850 MEETING THE FOLLOWING DEVELOPMENT STANDARDS:
*SITE AREA FOR DENSITY INCLUDES LOT AREA
PRIVATE OPEN SPACE 3RD FLOOR 16 800 WITHIN CM ZONE ONLY, PLUS 1/2 ALLEY AREA
1. A MINIMUM UNIT FLOOR AREA OF 750 SQUARE FEET
COMMON OPEN SPACE: ROOF 2 1200 2. A MINIMUM WORK SPACE OF 150 SF
ROOF DECK 3. OPEN FLOOR PLANS AT THE GROUND FLOOR (EXCLUSIVE OF *SEE DWG. 3/A001 FOR SITE AREA FOR DENSITY
5500 RESTROOMS / BATHROOMS, STORAGE AREAS) DIAGRAM
Grand total 5500 4. GROUND FLOORS ARE COMPRISED OF A MINIMUM FLOOR -TO-CEILING
5. ALL LIVE/WORK DWELLING UNITS SHALL BE BUILT IN CONFORMANCE WITH ALLOWABLE DENSITY: SITE AREA FOR DENSITY / 1,200 SF/UNIT PER [Q]
SECTION 419 OF THE LOS ANGELES BUILDNG CODE AND THE PROVISIONS CONDITION = 45,650/ 1200 SF =
OF THE ORDINANCE, SUBJECT TO VERIFICATION BY THE LOS ANGELES 38.04 (ROUND UP)
DEPARTMENT OF BULDING AND SAFETY 39 UNITS X 1.35 (DENSITY BONUS) = 52.65
1. A KITCHEN IS NOT CONSIDERED A HABITABLE
ROOM FOR PURPOSES OF CALCULATING OPEN
= 53 UNITS
FAR SCHEDULE VICINITY MAP
PROPOSED NUMBER OF 52 LIVE/WORK* APARTMENT UNITS
2.PER LAMC 12.21.G.2.(a)(1)(iii) COMMON OPEN
UNITS: *PER [Q] CONDITION
SPACE MUST HAVE A MINIMUM AREA OF 400 SF
WITH NO HORIZONTAL DIMENSION LESS THAN 15' BUILDABLE AREA: 35,797 SF*
WHEN MEASURED PERPENDICULAR FROM ANY
ALLOWABLE BLDG HEIGHT 30'-0" + 11'-0" INCREASE PER DENSITY
POINT ON EACH OF THE BOUNDARIES. *1. BUILDABLE AREA = PRE-HIGHWAY DEDICATION PER LAMC / [Q]: ORDINANCE = 41' - 0"
LOT AREA MINUS SETBACKS FOR A 1-STORY *PER Q CONDITIONS, MAX HEIGHT EXCLUDES
3. PER LAMC 12.21.G.2.(a)(4)(i) RECREATION BUILDING PARAPET
ROOMS MUST BE A LEAST 600 SF FOR *2. SEE DWG. 2/A001 FOR BUILDABLE AREA
DEVELOPMENT OF 16+ DWELLING UNITS AND DIAGRAM PROPOSED BLDG HEIGHT 41' - 0"
MUST NOT EXCEED 25% OF TOTAL REQUIRED
PER LAMC / [Q]:
OPEN SPACE. ALLOWABLE FAR:
1.5:1 BASE FAR (PER [Q]CM-1XL-RIO)
PERCENT OF LANDSCAPED OPEN SPACE
SET BACKS: FRONT: 0' - 0"
LANDSCAPED OPEN 25%. ALLOWABLE FAR: (PER R4 ZONING)
35,797 SF X 1.5 = 53,696 SF SIDE: 5'-0" + 1'-0" FOR EVERY STORY ABOVE
2ND FLOOR = 6'-0"
REAR: 15'-0" + 1'-0" EVERY STORY ABOVE 3RD
FLOOR = 15'-0"
ARCHITECTURAL SYMBOLS BIKE PARKING
SITE: HIGHWAY DEDICATION: 10'-0" HIGHWAY DEDICATION @ BLAKE AVE.
1 1901 BLAKE AVE
A101 DETAIL KK WINDOW MARK ALIGN FINISHES PROPOSED FAR LOS ANGELES, CA 90039
REQUIRED RESIDENTIAL BIKE PARKING LEVEL FAR AREA (SF) OCCUPANCY TYPE: R2, S2, R2 ACCESSORY
1 222.2 DOOR MARK SD SMOKE DETECTOR GROUND RESIDENTIAL 19841
A101 BUILDING SECTION LONG-TERM: 1 PER UNIT = 1 x 52 = 52 SPACES LEVEL
SHORT-TERM: 1 PER 10 UNITS = 1 x (52/10) = 5 SPACES
2ND FLOOR RESIDENTIAL 15440
1 WALL TYPE FE FIRE EXTINGUISHER
1 PROVIDED RESIDENTIAL BIKE PARKING 3RD FLOOR RESIDENTIAL 18415
A101 53696
WALL SECTION REQUIRED PROVIDED SHEET INDEX
A WPT WORK POINT AREA DRAIN Grand total 53696
LONG-TERM 52 52
D A900 B SHORT-TERM 5 5 *1200 SF COMMUNITY ROOM INCLUDED AT GROUND LEVEL
N13 G000 COVER SHEET
INTERIOR ELEVATION NOTE FLOOR DRAIN
FAR MEASUREMENT PER LAMC 12.03: G001 PROJECT INFORMATION
AREA IN SQUARE FEET CONFINED WITHIN THE EXTERIOR WALLS G000
G002 COVER
1 ACCESSIBLE PATH OF TRAVEL FLOOR MATERIAL OF A BUILDING, BUT NOT INCLUDING THE AREA OF THE G001 PROJECT INFORMATION
G020 FAR & OPEN SPACE CALCULATIONS
A101 EXTERIOR ELEVATION TRANSITION FOLLOWING: EXTERIOR WALLS, STAIRWAYS, SHAFTS, ROOMS G002 SITE PHOTOS
HOUSING BUILDING EQUIPMENT OR MACHINERY, PARKING AREAS G030 TOPOGRAPHIC SURVEY
FENCE AUTOMOBILE PARKING PARKING WITH ASSOCIATED DRIVEWAYS AND RAMPS, SPACE FOR THE
LANDING AND STORAGE OF HELICOPTERS, AND BASEMENT
BUILDING CODES USED G030
A000 TOPOGRAPHIC
ELEVATION MARK STORAGE AREAS. A001 SITE DIAGRAMS
A101 PLOT PLAN
LEVEL P1 PLAN
EXIT SIGN REQ'D RESIDENTIAL PARKING PER DENSITY BONUS 2017 LOS ANGELES BUILDING CODE (LABC), PART 2,
TITLE 24 C.C.R. AND AMENDMENTS A001
A110 SITE DIAGRAMS
PARKING OPTION 1 (LAMC 12.22.A.25) UNCOMMON DEVELOPERS
A120 LEVEL P1FLOOR
SECOND PLAN PLAN 16380 ROSCOE BLVD
1 SPACE (STUDIO, STUDIO LOFT & 1BR) 2017 LOS ANGELES ELECTRICAL CODE (LAEC), PART 3, A110 FIRST FLOOR PLAN VAN NUYS, CA 91406
A130 THIRD FLOOR PLAN
ARCHITECTURAL ABBREVIATIONS 2 SPACES
(1 BR TOWNHOUSE)
(2 BR & 2 BR TOWNHOUSE)
DENSITY BONUS TITLE 24 C.C.R. AND AMENDMENTS A120
A140 SECOND
A200 THIRD FLOOR PLAN
2017 LOS ANGELES MECHANICAL CODE (CMC). PART 4,
@ AT FLR FLOOR PL PROPERTY LINE RESIDENTIAL PARKING REQUIRED % OF AFFORDABILITY: 11% VERY LOW (OF 39 BASE UNITS) TITLE 24, C.C.R. AND AMENDMENTS A140
A201 ROOF PLAN
Ø DIAMETER FMC FLOOR MATERIAL CHANGE PIP PROTECT IN PLACE A200 ELEVATIONS
Name # OF UNITS REQ'D PARKING STALLS A202 RENDERING
FOC FACE OF CONCRETE PLAM PLASTIC LAMINATE # OF AFFORDABLE UNITS: 5 2017 LOS ANGELES PLUMBING CODE (CPC). PART 5, A201 RENDERING
AB ANCHOR BOLT FOF FACE OF FINISH PT PAINT STUDIO 19 19 A203 RENDERING
TITLE 24, C.C.R. AND AMENDMENTS A300 BUILDING SECTIONS
A/C AIR CONDITIONING FOM FACE OF MASONRY PTD PAINTED DENSITY BONUS: 35% A204 RENDERING
ACT ACOUSTIC CEILING TILE FOS FACE OF STUD 1 BR 21 21 2016 CALIFORNIA FIRE CODE (CFC). PART 9, A300 BUILDING SECTIONS
ADA AMERICANS WITH DISABILITIES ACT FR FIRE RESISTIVE QTY QUANTITY PARKING OPTION 1 TITLE 24, C.C.R. AND AMENDMENTS
FS FINISH SURFACE L001 GROUND LEVEL PLAN
ADJ ADJACENT R RADIUS or RISER 2 BR 12 24 ON-MENU INCENTIVES: 1) 11' HEIGHT INCREASE BASED ON ZONING 2016 CALIFORNIA REFERENCED STANDARDS CODE, PART 12, L002 ROOF LEVEL PLAN
AFF ABOVE FINISH FLOOR GA GAGE RCP REFLECTED CEILING PLAN Grand total 64 TITLE 24 C.C.R. L003 PLANTING PALETTE
ALT ALTERNATE GALV GALVANIZED RD ROOF DRAIN L004 INSPIRATION IMAGES
10% REDUCTION FOR BIKE PARKING: 64 x 1/10 = 6.4
ALUM ALUMINUM GB GRAB BAR REF REFRIGERATOR 2017 LOS ANGELES GREEN BUILDING CODE, TITLE 24, PART 6
64 - 6.4 = 57.6
APPROX APPROXIMATELY GC GENERAL CONTRACTOR REQ'D REQUIRED 58 STALLS REQUIRED
ARCH ARCHITECT GYP BD GYPSUM BOARD REV REVISION or REVISED
RM ROOM RESIDENTIAL PARKING PROVIDED THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
BD BOARD HB HOSE BIBB ROW RIGHT OF WAY BE REPRODUCED WITHOUT WRITTEN PERMISSION
BF BRACE FRAME HC HOLLOW CORE RRM RESTROOM LEVEL P1 SUBMITTAL:
BLK BLOCK HCW HOLLOW CORE WOOD (1) STANDARD
BM BEAM HDR HEADER SC SOLID CORE RESIDENTIAL 38 PLANNING SET
BTWN BETWEEN HM HOLLOW METAL SCW SOLID CORE WOOD
HR HANDRAIL SF SQUARE FEET 38 JOB NUMBER:
CAB CABINET HT HEIGHT SHT SHEET (2) COMPACT 16042
CL CENTER LINE SHTG SHEATHING DATE:
CL CLOSET INS INSULATION SIM SIMILAR 1
CLG CEILING INT INTERIOR SL SLOPE
(3) ACCESSIBLE REVISED:
CLR CLEAR ST STL STAINLESS STEEL
CMU CONCRETE MASONRY UNIT JST JOIST STL STEEL RESIDENTIAL 2
COL COLUMN STRUCT STRUCTURAL 2 LOT COVERAGE PROJECT TEAM
CONC CONCRETE LAM LAMINATE (4) TANDEM
CONT CONTINUOUS LAV LAVATORY T TREAD RESIDENTIAL 5
CONTR CONTRACTOR LIN LINOLEUM TBD TO BE DETERMINED LOT AREA FOR LOT COVERAGE CALCULATION: OWNER CIVIL ENGINEER ELECTRICAL ENGINEER
5 UNCOMMON DEVELOPERS GM ENGINEERING AMELECT INC
CPT CARPET TH THRESHOLD 32,363 SF* (SEE SHEET A001 FOR DIAGRAM)
CRS COURSES MAX MAXIMUM THK THICK EV READY 16380 ROSCOE BLVD 6634 VALJEAN AVE 1330 OLYMPIC BLVD,
CT CERAMIC TILE MECH MECHANICAL TJ TRUSS JOIST RESIDENTIAL 9 *LOT AREA INCLUDES AREA UP TO FLOOD BOUNDARY ONLY VAN NUYS, CA 91406 VAN NUYS, CA 91406 SANTA MONICA, CA 90404
MFR MANUFACTURER TO TOP OF 818.894.2525 818.908.1824 310.892.9160
(D) DEMOLISH MIN MINIMUM TOC TOP OF CONCRETE 60% ALLOWABLE LOT COVERAGE (PER Q CONDITIONS) : CONTACT: LEON BENRIMON CONTACT: GREGORY MAZLER CONTACT: AMOS SLUTSKY
STANDARD EVCS
DAS DISABLED ACCESS MISC MISCELLANEOUS TOP TOP OF PLATE 32,363 SF X .6 = 19,417 SF
DBL DOUBLE MO MASONRY OPENING TOS TOP OF SLAB RESIDENTIAL 3
DIA DIAMETER MTD MOUNTED TOSHTG TOP OF SHEATHING 3 PROPOSED LOT COVERAGE: OWNER'S REPRESENTATIVE STRUCTURAL ENGINEER LANDSCAPE ARCHITECT
DIM DIMENSION MTL METAL TOW TOP OF WALL LEVEL P1 58 19,410 SF (EXCLUDING COURTYARD) ARMBUSTER GOLDSMITH & DELVAC JLA STRUCTURAL ENGNEERS HONGJOO KIM LANDSCAPE ARCHITECTS
DN DOWN TYP TYPICAL 12100 WILSHIRE BLVD, SUITE 1600 319 MAIN STREET 714 W OLYPIC BLVD., SUITE 700
DS DOWNSPOUT N NOTE LOS ANGELES, CA 90025 EL SEGUNDO, CA 90245 SANTA MONICA, CA 90015
DWG DRAWING (N) NEW UNO UNLESS NOTED OTHERWISE PHONE:310.209.8800 213.239.9703 213.293.3474
PER CBC 1109A.4, ACCESSIBLE PARKING SHALL BE
NIC NOT IN CONTRACT PROVIDED FOR 2% OF ASSIGNED PARKING SPACES SEE DWG. 4/A001 FOR LOT COVERAGE SITE DIAGRAM CONTACT: DAVE RAND CONTACT: DAVID FUNK CONTACT: HONGJOO KIM PROJECT
(E) EXISTING NTS NOT TO SCALE VCT VINYL COMPOSITION TILE SERVING COVERED MULTIFAMILY DWELLING UNITS.
ELECT ELECTRICAL VERT VERTICAL 58 SPACES x 2% = 2 REQUIRED ACCESSIBLE STALLS ARCHITECT M/ P ENGINEER GEOTECHNICAL ENGINEER
ELEV ELEVATOR OC ON CENTER VIF VERIFY IN FIELD (INCLUDES ONE VAN SPACE) REQUIRED AND
EOS EDGE OF SLAB OFCI OWNER FURNISHED- KFA, LLP L&D ENGINEERING IRVINE GEOTECHNICAL INC
PROVIDED 1625 OLYMPIC BOULEVARD 1330 OLYMPIC BLVD. 145 N SIERRA MADRE BLVD. #12
EQ EQUAL CONTRACTOR INSTALLED W/ WITH
EXT EXTERIOR OFOI OWNER FURNISHED- WC WATER CLOSET SANTA MONICA, CA 90404 SANTA MONICA, CA 90404 PASADENA, CA 91107
GREEN PARKING REQUIREMENTS: 310.399.7975 x 226 310.452.0575 626.844.6641
OWNER INSTALLED WD WOOD 58 PROVIDED PARKING STALLS X 5% = 3 REQUIRED EV
FE FIRE EXTINGUISHER OFVI OWNER FURNISHED- WH WATER HEATER CONTACT: CHRISTINE CHO CONTACT: KAVEH DOLATABADY CONTACT: JON IRVINE SHEET NUMBER:
CHARGING STATIONS (INCLUDING ONE STALL W/ SIDE
VENDOR INSTALLED
AISLE PER CBC 4106.4.2.2) REQUIRED AND PROVIDED
15% OF STALLS PROVIDED WILL BE EV WIRED G001
4/17/18 10:37:20 AM
BLAKE AVE - EAST
BLAKE AVE - WEST
PIRTLE ST - NORTH
VIEW FROM NORTH REVISED:
E SHEET NUMBER:
3/6/18 6:21:13 PM
OPEN SPACE NOTES NOTES
OPEN SPACE REQUIREMENTS PER LAMC 12.21 G: BUILDABLE AREA: 35,797 SF*
100 SF/UNIT < 3 HABITABLE ROOMS (STUDIO, *1. BUILDABLE AREA = PRE-HIGHWAY DEDICATION
COMMON OPEN SPACE: STUDIO LOFT & 1 BR UNITS) LOT AREA MINUS SETBACKS FOR A 1-STORY
COMMON OPEN SPACE: COMMON OPEN SPACE: COMMON OPEN SPACE:
COURTYARD COURTYARD 125 SF/UNIT = 3 HABITABLE ROOMS (2 BR & 2 BR BUILDING
TOWNHOUSE UNITS) *2. SEE DWG. 2/A001 FOR BUILDABLE AREA
NAME # OF UNITS REQ'D OPEN SPACE (SF) ALLOWABLE FAR:
1.5:1 BASE FAR (PER [Q]CM-1XL-RIO) 1625 OLYMPIC BOULEVARD
STUDIO 19 1900 SANTA MONICA, CA 90404
1 BR 21 2100 ALLOWABLE FAR: 310.399.7975
2 BR 12 1500 35,797 SF X 1.5 = 53,696 SF KFALOSANGELES.COM
NAME LEVEL QTY AREA (SF)
PRIVATE OPEN SPACE 2ND FLOOR 17 850
1ST FLOOR OPEN SPACE PLAN PRIVATE OPEN SPACE 3RD FLOOR 16 800 GROUND LEVEL
1/32" = 1'-0" 4 COMMON OPEN SPACE: ROOF 2 1200 1/32" = 1'-0" 1 PROPOSED FAR
Grand total 5500 LEVEL FAR AREA (SF)
GROUND RESIDENTIAL 19841
1. A KITCHEN IS NOT CONSIDERED A HABITABLE 2ND FLOOR RESIDENTIAL 15440
ROOM FOR PURPOSES OF CALCULATING OPEN 3RD FLOOR RESIDENTIAL 18415
SPACE. 53696
Grand total 53696
WITH NO HORIZONTAL DIMENSION LESS THAN 15'
POINT ON EACH OF THE BOUNDARIES.
3. PER LAMC 12.21.G.2.(a)(4)(i) RECREATION
ROOMS MUST BE A LEAST 600 SF FOR
DEVELOPMENT OF 16+ DWELLING UNITS AND
LANDSCAPED OPEN 25%.
2ND FLOOR 2ND FLOOR FAR PLAN
1/32" = 1'-0" 5 1/32" = 1'-0" 2
SHEET NOTES UNCOMMON DEVELOPERS
MEASUREMENT PER LAMC 12.03:
AREA IN SQUARE FEET CONFINED WITHIN THE
EXTERIOR WALLS OF A BUILDING, BUT NOT
INCLUDING THE AREA OF THE FOLLOWING:
EXTERIOR WALLS, STAIRWAYS, SHAFTS, ROOMS
HOUSING BUILDING EQUIPMENT OR MACHINERY,
PARKING AREAS WITH ASSOCIATED DRIVEWAYS
AND RAMPS, SPACE FOR THE LANDING AND
STORAGE OF HELICOPTERS, AND BASEMENT
3RD FLOOR 3RD FLOOR FAR PLAN
1/32" = 1'-0" 6 1/32" = 1'-0" 3
COMMON OPEN SPACE:
ROOF DECK FAR & OPEN SPACE
1/32" = 1'-0" 7 CALCULATIONS
4/16/18 2:15:19 PM
3/6/18 6:21:19 PM
0'-0 HIG ' - 0"
D E HW
SE " FRO DIC AY
AC NT ION
349.50 1625 OLYMPIC BOULEVARD
N49°54'30" E 630.89' SANTA MONICA, CA 90404
352.42 KFALOSANGELES.COM
6' - 0" SIDE YARD
PROPOSED 3 STORIES OF UP
.41 RESIDENTIAL OVER 1
STORY OF PARKING
BB NT TY
Y E IAL
GA ESID GATE AND LANDSCAPED COURTYARD @
GE TIA DOOR GROUND FLOOR
SE 0' - 0"
DR ' - 0"
AVERAGE GRADE PLANE CALCULATION:
(349.50' + 349.22' + 351.50' +352.42') / 4
= 350.66'
351.50 WESTERLY LINE OF
SETBACK LINE FLOOD EASEMENT
N49°54'30" E 632.70'
TRANSFORMER +349.49 EXISTING BUILDING TO BE EXISTING BUILDING TO BE
AND PAD LOWEST ADJACENT GRADE DEMOLISHED DEMOLISHED
C L EA 0"
ALLEY 20' -
20' H 0" LAND ' - 0" N
E IG H SC
Q CO T LIMIT BU F F A PE BIKE
P ER P UB L PATH
IO N S E R EASE IC ACCES
RE C E N T P E R
SU R OR
VEY D OF
PA G O OK 177
0' 4' 8' 16' 32' 3/32" = 1'-0" 1
LEGEND PARKING OPEN SPACE FLOOR AREA RATIO ZONING DATA PROJECT INFORMATION
" W 64.31'
REQ'D RESIDENTIAL PARKING PER DENSITY BONUS PROJECT NAME: UNCOMMON BLAKE APARTMENTS
PROPOSED GROUND FLOOR FOOTPRINT OPEN SPACE REQUIREMENTS PER LAMC 12.21 G: ALLOWABLE UNIT COUNT: 53 - SEE PROJECT INFORMATION
LANDSCAPE AREA PARKING OPTION 1 (LAMC 12.22.A.25) BUILDABLE AREA: 35,797 SF*
S06°48'05
ADDRESS: 1901 BLAKE AVE UNCOMMON DEVELOPERS
PROPOSED UPPER FLOORS FOOTPRINT 100 SF/UNIT < 3 HABITABLE ROOMS (STUDIO, UNITS PROPOSED: 52
ACCESSIBLE PATH OF TRAVEL 1 SPACE (STUDIO, STUDIO LOFT & 1BR) *1. BUILDABLE AREA = PRE-HIGHWAY DEDICATION LOS ANGELES, CA 90039 16380 ROSCOE BLVD
9' 2 SPACES (1 BR TOWNHOUSE) LOT AREA MINUS SETBACKS FOR A 1-STORY VAN NUYS, CA 91406
EXISTING NEIGHBORHOOD BUILDINGS .8 125 SF/UNIT = 3 HABITABLE ROOMS (2 BR & 2 BR ALLOWABLE BLDG HEIGHT: 30'-0" + 11'-0" INCREASE PER DENSITY BONUS
INDICATES STRUCTURES TO BE 30 2 SPACES (2 BR & 2 BR TOWNHOUSE) BUILDING OWNER: UNCOMMON DEVELOPERS
(NOT A PART) E6 TOWNHOUSE UNITS) =41' - 0"
DEMOLISHED *2. SEE DWG. 2/A001 FOR BUILDABLE AREA
0" RESIDENTIAL PARKING REQUIRED *EXCLUDES PARAPET HEIGHT
54 OPEN SPACE REQUIRED DIAGRAM
PROJECT DESCRIPTION: 3 STORIES RESIDENTIAL APARTMENT UNITS
N4 Name # OF UNITS REQ'D PARKING STALLS
NAME # OF UNITS REQ'D OPEN SPACE (SF) PROPOSED BLDG HEIGHT: 41' - 0"
ON E ALLOWABLE FAR: OVER 1 LEVEL OF SUBTERRANEAN PARKING
OS Z ER
STUDIO 19 19
STUDIO 19 1900 1.5:1 BASE FAR (PER [Q]CM-1XL-RIO)
ON E IV SETBACKS: FRONT: 0' - 0"
IO Z R 1 BR 21 2100
M-1 XL-R S 1 BR 21 21 ALLOWABLE FAR:
(PER R4 ZONING) CONSTRUCTION TYPE: 3 STORIES TYPE VA ABOVE GRADE, OVER 1
[Q] C E LE 2 BR 12 1500
35,797 SF X 1.5 = 53,696 SF
SIDE: 5'-0" + 1'-0" FOR EVERY STORY ABOVE STORY TYPE I SUBTERRANEAN GARAGE
NG Grand total 5500 2ND FLOOR = 6'-0"
.7 0' 2 BR 12 24
A 32 REAR: 15'-0" + 1'-0" EVERY STORY ABOVE 3RD ZONING: [Q]CM-1XL-RIO
WESTERLY LINE OF 420' WIDE EASEMENT FOR S E6 Grand total 64 OPEN SPACE PROVIDED FLOOR = 15'-0"
LOS ANGELES FLOOD CONTROL DISTRICT PER LO '3 0"
OFFICIAL RECORDS BOOK 20482 PG 63 AS ° 54 10% REDUCTION FOR BIKE PARKING: 64 x 1/10 = 6.4 NAME LEVEL QTY AREA (SF) FLOOD ZONE: X
SHOWN ON RECORD OF SUREVEY BOOK 105 N4 64 - 6.4 = 57.6 COMMON OPEN SPACE: GROUND 4 2650
PAGE 75 58 STALLS REQUIRED COURTYARD LEVEL SITE AREA: 62,103 SF (PER SURVEY)
PRIVATE OPEN SPACE 2ND FLOOR 17 850 PROPOSED FAR
RESIDENTIAL PARKING PROVIDED
PRIVATE OPEN SPACE 3RD FLOOR 16 800 LEVEL FAR AREA (SF)
LEGAL DESCRIPTION SITE AREA FOR DENSITY: 45,650 SF*
A000 LEVEL P1 COMMON OPEN SPACE: ROOF 2 1200 *SITE AREA FOR DENSITY INCLUDES LOT AREA
GROUND RESIDENTIAL 19841 BE REPRODUCED WITHOUT WRITTEN PERMISSION
(1) STANDARD ROOF DECK LEVEL LOT 12 OF TRACT 3416 IN THE CITY OF LOS ANGELES, COUNTY OF LOS WITHIN CM ZONE ONLY, PLUS 1/2 ALLEY AREA SUBMITTAL:
RESIDENTIAL 38 5500 2ND FLOOR RESIDENTIAL 15440 ANGELES, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 37,
38 Grand total 5500 PAGE 65 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID *SEE DWG. 3/A001 FOR SITE AREA FOR DENSITY PLANNING SET
BL AKE A
3RD FLOOR RESIDENTIAL 18415 DIAGRAM
(2) COMPACT COUNTY. A.P.N. 5442-010-027
53696 JOB NUMBER:
RESIDENTIAL 1 Grand total 53696 16042
V E N UE
E PAT 1 ALLOWABLE DENSITY: SITE AREA FOR DENSITY / 1,200 SF/UNIT PER [Q]
BIK NOTES: 05/05/17
(3) ACCESSIBLE CONDITION = 45,650/ 1200 SF =
1. A KITCHEN IS NOT CONSIDERED A HABITABLE MEASUREMENT PER LAMC 12.03: REVISIONS:
RESIDENTIAL 2 38.04 (ROUND UP)
ROOM FOR PURPOSES OF CALCULATING OPEN AREA IN SQUARE FEET CONFINED WITHIN THE 39 UNITS X 1.35 (DENSITY BONUS) = 52.65 REVISED:
N09°18'1
UNIT COUNT (ROUND UP)
2.PER LAMC 12.21.G.2.(a)(1)(iii) COMMON OPEN EXTERIOR WALLS, STAIRWAYS, SHAFTS, ROOMS
S RESIDENTIAL 5
5" W 1 16
SPACE MUST HAVE A MINIMUM AREA OF 400 SF HOUSING BUILDING EQUIPMENT OR MACHINERY, UNIT TYPE LEVEL QTY PROPOSED NUMBER OF 52 LIVE/WORK* APARTMENT UNITS
5 WITH NO HORIZONTAL DIMENSION LESS THAN 15' PARKING AREAS WITH ASSOCIATED DRIVEWAYS 1 BR - A GROUND LEVEL 15 UNITS: *PER [Q] CONDITION
EV READY WHEN MEASURED PERPENDICULAR FROM ANY AND RAMPS, SPACE FOR THE LANDING AND 1 BR - B GROUND LEVEL 1
RESIDENTIAL 9 POINT ON EACH OF THE BOUNDARIES. STORAGE OF HELICOPTERS, AND BASEMENT
9 STORAGE AREAS. 1 BR - C GROUND LEVEL 1
3. PER LAMC 12.21.G.2.(a)(4)(i) RECREATION 1 BR - D 3RD FLOOR 1
STANDARD EVCS PER LAMC / [Q]: ORDINANCE = 41' - 0"
LOT COVERAGE RESIDENTIAL 3
DEVELOPMENT OF 16+ DWELLING UNITS AND BIKE PARKING 1 BR - E 3RD FLOOR 1 *PER Q CONDITIONS, MAX HEIGHT EXCLUDES
3 1 BR - F 3RD FLOOR 1
LEVEL P1 58 OPEN SPACE. REQUIRED RESIDENTIAL BIKE PARKING 1 BR - G 3RD FLOOR 1
PROPOSED BLDG HEIGHT 41' - 0"
Grand total 58 2 BR - A GROUND LEVEL 12
LOT AREA FOR LOT COVERAGE CALCULATION: LONG-TERM: 1 PER UNIT = 1 x 52 = 52 SPACES PER LAMC / [Q]:
32,363 SF* (SEE SHEET A001 FOR DIAGRAM) PERCENT OF LANDSCAPED OPEN SPACE STUDIO - A 2ND FLOOR 1
ET LANDSCAPED OPEN 25%. SHORT-TERM: 1 PER 10 UNITS = 1 x (52/10) = 5 SPACES
T RE PER CBC 1109A.4, ACCESSIBLE PARKING SHALL BE STUDIO - A 3RD FLOOR 13 SHEET TITLE:
ES *LOT AREA INCLUDES AREA UP TO FLOOD BOUNDARY ONLY PROVIDED FOR 2% OF ASSIGNED PARKING SPACES PROVIDED RESIDENTIAL BIKE PARKING STUDIO - B 2ND FLOOR 1 SET BACKS: FRONT: 0' - 0"
SERVING COVERED MULTIFAMILY DWELLING UNITS.
STUDIO - B 3RD FLOOR 1 (PER R4 ZONING) PLOT PLAN
60% ALLOWABLE LOT COVERAGE (PER Q CONDITIONS) : 58 SPACES x 2% = 2 REQUIRED ACCESSIBLE STALLS SIDE: 5'-0" + 1'-0" FOR EVERY STORY ABOVE
32,363 SF X .6 = 19,417 SF LONG-TERM 52 52 STUDIO - C 2ND FLOOR 1 2ND FLOOR = 6'-0"
N (INCLUDES ONE VAN SPACE) REQUIRED AND
PROVIDED SHORT-TERM 5 5 STUDIO - C 3RD FLOOR 1 REAR: 15'-0" + 1'-0" EVERY STORY ABOVE 3RD
PROPOSED LOT COVERAGE: STUDIO - D 3RD FLOOR 1 FLOOR = 15'-0"
19,410 SF (EXCLUDING COURTYARD) GREEN PARKING REQUIREMENTS: TOTAL 52
58 PROVIDED PARKING STALLS X 5% = 3 REQUIRED EV HIGHWAY DEDICATION: 10'-0" HIGHWAY DEDICATION @ BLAKE AVE.
CHARGING STATIONS (INCLUDING ONE STALL W/ SIDE SHEET NUMBER:
PLOT PLAN KEY AISLE PER CBC 4106.4.2.2) REQUIRED AND PROVIDED
1" = 60'-0" 2 SEE DWG. 4/A001 FOR LOT COVERAGE SITE DIAGRAM 15% OF STALLS PROVIDED WILL BE EV WIRED
OCCUPANCY TYPE: R2, S2, R2 ACCESSORY A000
4/25/18 10:04:39 AM
[Q] C
M- 1 X
N49°54'30" E 630.89'
6 °4 SANTA MONICA, CA 90404
[Q] CM-1XL-RIO OS-1XL
41,381 SF 20,721 SF
0" E 57.0
S29°09'5
[Q]CM-1XL-RIO 41,381 SF
N49°54'30" E 632.70' OS-1XL 20,721 SF
62,103 SF
PIRTLE STREET
SITE DIAGRAM - SITE AREA
[Q] C 1" = 30'-0" 1
FOR 1-STORY
1 5' - O ZO
RE A NE
R SE 0 "
0' F F OR TB ONE
RO 1-ST ACK
F O NT S BUIL ORY
R ET DING
BU 1-STO BACK N49°54'30" E 630.89'
IN G R Y
S WE S
LO S T E R L Y .3 1'
OFF ANGELE INE OF 64
S ICIA 4 "W
L RE S FLOO 20' WID
EN SH O 5
D 8'0
PAG WN ON CORDS CONT E EASEM
[Q] CM-1XL-RIO 6°
E 75 R EC B OO R
K 20 OL DIST ENT FO S0
BUILDABLE AREA 48 R
URE 2 PG 63 ICT PER
35,797 SF BO O AS LOS ANGELES RIVER
BUILDABLE AREA: 35,797 SF
1. BUILDABLE AREA = PRE-HIGHWAY
DEDICATION LOT AREA MINUS SETBACKS
N49°54'30" E 632.70' FOR A 1-STORY BUILDING
ALLEY 2. SETBACKS FOR CM ZONE DEFER TO R4
SETBACK FOR RESIDENTIAL USES
PIRTLE STREET P U BL
IC A C BIKE
C E PATH
OF S S S EA
EY B S EM EN T SITE DIAGRAM - BUILDABLE AREA FOR FAR
17 7 P E R R EC O
AGE RD CALCULATION
1" = 30'-0" 2
"W UNCOMMON DEVELOPERS
8'0 16380 ROSCOE BLVD
6 °4 VAN NUYS, CA 91406
[Q] CM-1XL-RIO
SITE AREA FOR DENSITY CALCULATION
1/2 ALLEY 4,269 SF
N49°54'30" E 632.70' 45,650 SF
PIRTLE STREET 1/2 ALLEY SITE DIAGRAM - SITE AREA FOR DENSITY
4, 269 SF CALCULATIONS
1" = 30'-0" 3
OS Z JOB NUMBER:
ONE 16042
S REVISED:
SH O 5
PAG N ON ORDS CONT E EASEM
R EC R 6 °4
E 75 B S0
ORD OOK 2 OL DIS ENT FO
SITE AREA FOR LOT O F S 04 8 2 TR R
URE PG 63 ICT PER
VE Y SITE AREA FOR LOT COVERAGE
BO O AS
COVERAGE CALCULATION LOS ANGELES RIVER
K 10 CALCULATION: 32,363 SF
32,363 SF
1. LOT AREA INCLUDES AREA UP TO FLOOD
N49°54'30" E 632.70' SHEET TITLE:
ALLEY SITE DIAGRAMS
PIRTLE STREET BIKE
EASE IC ACCES
SITE DIAGRAM - SITE AREA FOR LOT COVERAGE
CALCULATIONS SHEET NUMBER:
3/6/18 6:20:28 PM
311' - 2"
20' - 10" 49' - 0" 30' - 6" 16' - 0" 32' - 3" 31' - 6" 31' - 6" 31' - 6" 31' - 6" 36' - 7"
A300 A300 310.399.7975
UTILITY STAIR 4
BIKE STORAGE ELEC ROOM
ELEV TRASH
96' - 6"
P104 UTILITY UTILITY
C S S S S S S S S
RES RES RES RES RES RES RES RES RES RES RES RES RES RES RES RES RES RES RES
DL DL DL DL DL DL DL DL DL DL DL DL DL DL DL DL FLOOD EASEMENT
CLEA 5' - 0"
2 3 RANC
E AR 10
20' - EA
20' H 0" LAND ' - 0"
AA RE C E N T P E R
A B B.5 C D E E.1 F G H H.1 J J.1 K L VEY D OF
N SUBMITTAL:
0' 4' 8' 16' 32' JOB NUMBER:
LEVEL P1 PLAN 05/05/17
3/32" = 1'-0" 5 REVISIONS:
DL RESIDENTIAL - LONG TERM DOUBLE
4/16/18 2:19:24 PM
2 3 2 SANTA MONICA, CA 90404
A300 A300 A200 310.399.7975
ADJ BUILDING
268' - 4" REPAIR
9' - 2" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 29' - 6" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 52' - 8" AREA
PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO
2 BR 2 BR 2 BR 2 BR 2 BR 2 BR 125 123 122 121 120 119 118 COMMUNITY ROOM
131 130 129 128 127 126 1 BR - C 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 131
SHORT-TERM BIKE
2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A UP
STALL, TYP LOBBY
S STAIR 1
100 351.89
351.33'
DN UP UNPROTECTED
STAIR 3 STAIR 4 TREES TO BE
+349.61' COURTYARD -
1 WALKWAY ABOVE
A200 +351.33' SEE LANDSCAPE DWGS
351.85 PEDESTRIAN
3 PATH PENDING
UP STAIR 2 UP A200 CITY APPROVAL
351.89'
A300 TILT UP GATE 1 BR A300
2 BR 2 BR 2 BR 2 BR 2 BR 2 BR 116
- 10 101 102 103 104 105 106 1 BR - B
" 2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A
1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR
METERS ELEC 107 108 109 110 111 112 113 114 115
134 133 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A
SETBACK FLOOD EASEMENT
PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO
TRANSFORMER 19' - 11 1/2" 24' - 0" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 1" 15' - 5" 14' - 9" 14' - 9" 14' - 9" 11' - 8"
29' - 4" 276' - 10 1/2"
C L EA 0
4 RANC "
A200 E AR 10' -
2 3 20' H 0" LAND 0"
A300 A300 Q CO T LIMIT BU F F A PE BIKE
NDIT P ER P UB L
IO N S E R E ASE IC AC
O F S EN T P ER E SS
EY B R EC OR D
PA G OO K 1 7
E 76 7
*ALL UNITS ARE MIN. 750 SF PER 16380 ROSCOE BLVD
BOMA METHOD A VAN NUYS, CA 91406
GROUND LEVEL 05/05/17
3/32" = 1'-0" 1 REVISIONS:
4/25/18 9:25:16 AM
278' - 11"
12' - 10" 135' - 10" 130' - 3"
9' - 2" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 11" 29' - 4" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 15' - 5" 30' - 3 1/2"
STAIR 1 BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY
2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A
1 BR 1 BR 1 BR 1 BR 1 BR 1 BR
1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A
231 1 BR
STUDIO - C 1 BR 1 BR - A
1 BR - A 1 BR - D
STAIR 3 1 BR - E
DECK OPEN TO BELOW
A200 STAIR 2 A200
2 BR 2 BR 2 BR 2 BR 2 BR 2 BR
2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A 2 BR - A
STUDIO STUDIO 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR
200 201 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A 1 BR - A
STUDIO - B STUDIO - A
BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY
17' - 2" 26' - 9 1/2" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 14' - 9" 0' - 0" 14' - 9" 14' - 9" 14' - 1" 15' - 5" 14' - 1" 14' - 9" 15' - 5" 13' - 11"
29' - 4" 132' - 5 1/2" 146' - 8" 15' -
2 3 4 20' H 0" LAND ' - 0"
A300 A300 A200
2ND FLOOR PLAN 05/05/17
3/6/18 6:20:32 PM
2 3 2 1625 OLYMPIC BOULEVARD
A300 A300 A200 SANTA MONICA, CA 90404
26' - 8" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 15' - 5" 30' - 3 1/2"
STUDIO 324 STAIR 4
331 1 BR - D
STUDIO - C 323 325
1 BR - F 1 BR - E
330 328 326 322 320 318 UP
STUDIO - A STUDIO - A STUDIO - A STUDIO - A STUDIO - A STUDIO - A DN
16' - 10" 10' - 0" 49' - 0" 10' - 0" 49' - 0" 10' - 0" 49' - 0" 10' - 0" 33' - 6"
OPEN TO OPEN TO OPEN TO OPEN TO OPEN TO
STUDIO STUDIO STUDIO STUDIO STUDIO 1 BR STUDIO STUDIO STUDIO
301 302 304 306 308 310 312 314 316
STUDIO - A STUDIO - A STUDIO - A STUDIO - A STUDIO - A 1 BR - G STUDIO - A STUDIO - A STUDIO - D
BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY
15' - 7 1/2" 26' - 9 1/2" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 29' - 6" 28' - 4"
30' - 10 1/2" 277' - 2 1/2"
IO N S E R IC
EASE AC C ES
SU R O R
PA G K
E 76 177
3RD FLOOR PLAN 16042
3/32" = 1'-0" 1 DATE:
4/12/18 10:09:44 AM
UNIT 330 UNIT 328 UNIT 326 UNIT 322 UNIT 320 UNIT 319 UNIT 318 UNIT 317
ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK
AREA AVAILABLE AREA AVAILABLE AREA AVAILABLE AREA AVAILABLE
FOR SOLAR FOR SOLAR FOR SOLAR FOR SOLAR
AREA AVAILABLE AREA AVAILABLE
FOR SOLAR FOR SOLAR
AREA AVAILABLE COMMON COMMON COMMON
1 FOR SOLAR 1
AREA ROOF AREA ROOF AREA ROOF
UNIT 301 UNIT 302 UNIT 304 UNIT 306 UNIT 308
ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK
A300 A300 A200 E IG H BU F F A PE BIKE
Q CO T LIMIT ER P UB L PATH
NDIT P
ROOF DATE:
3/32" = 1'-0" 1 05/05/17
4/19/18 10:50:29 AM
TOP OF ELEV PL PL
+51' - 4"
+404.83' TOP OF STAIRS
PL PL +45' - 0"
+400.33'
+45' - 0"
+400.33' TOP OF PARAPET
ACC-1 ACC-2 ACC-1 +39' - 6"
+393.83'
ACC-2 TOP OF PARAPET
+39' - 6"
ROOF +36' - 0"
+389.33'
+36' - 0"
MAX HEIGHT PER LAMC (Q CONDITIONS)
PL-1 1625 OLYMPIC BOULEVARD
PL-1 PL-1 310.399.7975
3RD FLOOR KFALOSANGELES.COM
ALLEY ADJ +23' - 0"
ADJ ALLEY 3RD FLOOR +374.89'
BUILDING +23' - 0"
+374.89' ACC-4
+13' - 0"
+364.89'
2ND FLOOR ACC-1
PL-2 PL-2 GROUND LEVEL
GROUND LEVEL +0' - 0"
+351.89'
+0' - 0"
+351.89' LOWEST POINT 5' - 0"
LOWEST POINT 5' - 0" -2' - 10
FROM BUILDING PER 3/4"
-2' - 10
LAMC +348.33'
+348.33'
3/32" = 1'-0" 1 3/32" = 1'-0" 3
PL PL TOP OF STAIRS
PL-3 +39' - 6"
ACC-4 ROOF
ACC-3 3RD FLOOR
+23' - 0"
+374.89'
LA RIVER BLAKE
ACC-1 PL-2
LOWEST POINT 5' - 0"
3/32" = 1'-0" 2
TOP OF PARAPET 16380 ROSCOE BLVD
+393.83' VAN NUYS, CA 91406
BLAKE LA RIVER
GROUND LEVEL COPYRIGHTED WORK OF KILLEFER FLAMMANG ARCHITECTS AND MAY NOT
+351.89' SUBMITTAL:
LAMC PLANNING SET
+348.33' JOB NUMBER:
SOUTH ELEVATION 05/05/17
3/32" = 1'-0" 4 REVISIONS:
PL-1 EXTERIOR PLASTER, COLOR 1
PL-2 EXTERIOR PLASTER, COLOR 2
PL-3 EXTERIOR PLASTER, COLOR 3
ACC-1 ACCENT 1, TBD
ACC-2 ACCENT 2, TBD
ACC-3 ACCENT 3, TBD
ACC-4 ACCENT 4, TBD
3/7/18 10:49:51 AM
4/25/18 12:11:35 PM
4/25/18 9:27:15 AM
4/25/18 9:28:10 AM
4/25/18 9:28:51 AM
A B C D E F G H H.1 J J.1 K L
+400.33' 1625 OLYMPIC BOULEVARD
OLD SANTA MONICA, CA 90404
+39' - 6" 310.399.7975
MAXIMUM HEIGHT PER LAMC (Q CONDITIONS)
300 301 302 304 306 308 310 312 314 316
BLAKE STUDIO STUDIO LA RIVER
2 BR 2 BR 2 BR 2 BR 2 BR 2 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR
PARKING FROM BUILDING -2'
PER - 10 3/4"
+340.89'
3/32" = 1'-0" 1
PL PL TOP OF STAIRS TOP OF STAIRS
+400.33' +45' - 0"
TOP OF PARAPET TOP OF PARAPET
+393.83' +393.83'
+389.33' +36' - 0"
328 306 331 301
+374.89' +23' - 0"
2 BR 2 BR STUDIO STUDIO
128a 105a 231 201 VAN NUYS, CA 91406
+364.89' +13' - 0"
ADJ ALLEY ADJ ALLEY
13' - 0" BUILDING
2 BR COURTYARD 2 BR
100 COURTYARD ELEC
+351.89' +0' - 0"
PARKING LOWEST POINT 5' - 0" BIKE STORAGE TRASH PARKING UTILITY BIKE STORAGE LOWEST POINT 5' - 0"
P100 -2' - 10 3/4"
. +349.40'
FROM BUILDING PER LAMC P102 P100 P105 P106 FROM BUILDING -2'
LEVEL P1 LEVEL P1
+340.89' -10' - 0"
N - S SECTION THROUGH UNITS N - S SECTION THROUGH LOBBY 05/05/17
3/32" = 1'-0" 3 3/32" = 1'-0" 2 REVISIONS:
Case No. 2017-2406-DB Exhibits
Vicinity Map, Radius Map and ZIMAS Map
CITY PLANNING City of Los Angeles 200 N. SPRING STREET, ROOM 525
- C ALIFORNIA
DAVID H. J. AMBROZ DIRECTOR
VICE-PRESIDENT KEVIN J. KELLER, AICP
(213) 978-1272
JSAMANTHA MILLMAN LISA M. WEBBER, AICP
DANA M. PERLMAN ERIC GARCETTI (213) 978-1274
COMMISSION OFFICE MANAGER http://planning.lacity.org
Leon Arieh Benrimon (A) RRE: Case No. CPC-2017-2406-DB
Uncommon Developers Addresses: 1901 Blake Avenue
20000 Prairie Street Community Plan: Silver Lake - Echo Park -
Chatsworth, CA 91311 Elysian Valley
Zone : [Q]CM-1XL-RIO and OS-1XL-RIO
UB RiverRow, LLC (O) D. M. : 147A213
c/o Issac Larian C. D. : 13 – O’Farrell
16380 Roscoe Boulevard, Suite 120 CEQA : ENV-2017-2407-CE
Van Nuys, CA 91406 Legal Description: Lot 12, Tract 3416
Dave Rand (R)
Armbruster Goldsmith and Delvac, LLP
1210 Wilshire Boulevard, Suite 1600
RE: ENV-2017-2407-CE (Categorical Exemption - Class 32)
feet with dual zoning. This includes a 20,670 parcel that is located within the Los Angeles River
embankment that is designated and zoned for open space (OS-1XL-RIO). This open space
parcel is not included in the site area calculations. The other two parcels total 41,466 square feet
(site area for density includes half the alley for a total of 45,649 square feet), and are zoned
[Q]CM-1XL-RIO.
of CM or P Zones, and Open Space, which has corresponding zoning of OS or A1 Zones. The
ENV-2017-2407-CE Page 2
CLASS 32 CATEGORICAL EXEMPTION
The subject project has been issued a Notice of Exemption (Subsection c, Section 2, Article II,
City CEQA Guidelines), log reference ENV-2016-2204-CE, for a Categorical Exemption, Class
32 (Section 15332, State CEQA Guidelines).
The proposed project would not have a significant effect on the environment. A “significant effect
on the environment” is defined as “a substantial, or potentially substantial, adverse change in the
environment” (CEQA Guidelines, Public Resources Code Section 21608). The proposed project
and the potential impacts were analyzed in accordance with the California Environmental Quality
Act (CEQA) Guidelines and the City’s L.A. CEQA Thresholds Guide. These two documents
establish guidelines and the thresholds of significant impact, and provide the data for determining
whether or not the impacts of a proposed project reach or exceed those thresholds.
The proposed project qualifies for a Class 32 Categorical Exemption because it conforms to the
definition of “In-fill Projects”. The project can be characterized as in-fill development within urban
areas for the purpose of qualifying for Class 32 Categorical Exemption as a result of meeting the
five conditions listed below.
applicable general plan policies as well as with applicable zoning designation and
Community Plan with dual land use designations of Commercial Manufacturing, which has
corresponding zoning of CM or P Zones, and Open Space, which has corresponding
zoning of OS or A1 Zones. The site is zoned [Q]CM-1XL-RIO and OS-1XL-RIO and is thus
consistent with the existing land use designation. The site is not located within a City of
Los Angeles Transit Priority Area; but is located within the River Improvement Overlay
The project proposes the construction, use, and maintenance of a new, three-story, 41-
foot high, residential building consisting of 52 residential dwelling units One of the stated
residential objectives of the Silver Lake-Echo Park-Elysian Valley Community Plan is to
“Achieve and maintain a housing supply sufficient to meet the diverse economic and
socioeconomic needs of current and projected population to the year 2010.” Although the
Plan year of 2010 has passed (without an update to the Plan), the objective is still relevant,
and the Project meets this objective by supplying the diverse housing needs within the
community. The project will not displace any existing residents from the site and will
introduce a new, yet compatible housing type into the neighborhood.
ENV-2017-2407-CE Page 3
The project is also consistent with the existing CM zoning of the project site. The CM Zone
allows residential units consistent with the density allowed in the R3 Zone. In accordance
with State Density Bonus laws and LAMC Section 12.22-A,25(g)(3), the applicant requests
a waiver of development standards to allow for deviations relating to height in exchange
for providing a minimum amount of affordable housing as part of the proposed
development. With approval of the waiver of development standards, the project will be
consistent with the applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses:
The project site is located in the Silver Lake - Echo Park - Elysian Valley Community Plan
area within the city limits of Los Angeles. The project site is approximately 62,103 square
feet in area (1.43 acres). The project will be located on a site previously developed with
commercial uses and bus storage facility and is surrounded by other urban uses, including
single- and multi-family residential and commercial/industrial developments.
Surrounding uses include a mix of single-family and multi-family residential uses in the
R2-1VL-RIO Zone and predominantly one-story commercial and industrial uses along the
east side of Blake Avenue in the [Q]CM-1XL-RIO Zone.
(c) The project site has no value as habitat for endangered, rare or threatened species:
The project site is located in a dense urban environment that is fully developed with a wide
range of urban uses, structures, and pavement. The site itself is currently developed with
single-story commercial structures. There are eleven (11) trees within the project
boundaries. There are nine (9) trees located within the rear landscaped buffer. Seven of
those trees are protected. These trees include two sycamores trees, a cottonwood, three
white oaks, a box elder and a black elderberry. These trees would not be affected by the
project. The Glendale Narrows portion of the Los Angeles River is located adjacent to the
portion of the site to be developed (technically the project site included the Los Angeles
River). In this area of the river vegetation is located in the river bottom along with
associated birds and wildlife. This wildlife would be undistributed by development of the
project. The project site is separated from the vegetated channel bottom by approximately
100 feet that includes the bike path and concrete embankment as well as a difference in
grade of 15 to 20 feet. Birds and wildlife in the Los Angeles River are buffered from
activities on the site. The applicant would remove on-site ornamental trees as part of the
project. Any potential nesting birds are protected under the Federal Migratory Bird Treaty
Act (MBTA) (Title 33, United States Code, Section 703 et seq., see also Title 50, Code of
Federal Regulation, Part 10) and Section 3503 of the California Department of Fish and
Game Code. Therefore, through compliance with existing regulations, the Project would
result in significant impacts to habitat for threatened or endangered species.
(d) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality:
buildings with surface parking currently used for bus parking/storage. The proposed
project involves the construction, use, and maintenance of a new, three-story, 41-foot
high, residential building consisting of 52 live/work dwelling units. The project will set aside
five units (11 percent of the base density) for Very Low Income Households. The project
ENV-2017-2407-CE Page 4
will provide 58 automobile parking spaces located within one subterranean parking level.
All construction-related impacts would be temporary in nature. No permanent significant
impacts are anticipated to occur.
Traffic. In an email dated April 30, 2018, the Los Angeles Department of Transportation
(LADOT) concurred with the transportation analysis prepared by Overland Traffic
Consultants, dated February 1, 2018,, which determined that the proposed development
is not anticipated to result in any significant traffic impacts at the three studied
intersections: Riverside Drive and Newell Street, Eads Street and Northbound I-5 and
Riverside Drive, and Barclay Street, Northbound I-5, SR-110 and Riverside Drive.
Therefore, the project will not cause a significant or substantial increase in traffic and traffic
impacts will be less-than-significant and no mitigation is required.
Noise. The project must comply with the City of Los Angeles Noise Ordinance No.
144,331 and 161,574 and any subsequent ordinances, which prohibit the emission or
creation of noise beyond certain levels. The Ordinances cover both operational noise
levels (i.e. post-construction), as well as any noise impact during construction. Section
41.40 of the LAMC regulates noise from demolition and construction activities. Section
41.40 prohibits construction activity (including demolition) and repair work, where the use
of any power tool, device, or equipment would disturb persons occupying sleeping
quarters in any dwelling hotel, apartment, or other place of residence, between the hours
of 9:00 p.m. and 7:00 a.m. Monday through Friday, and between 6:00 p.m. and 8:00 a.m.
on Saturdays and holidays. All such activities are also prohibited on Sundays. Section
112.05 of the LAMC also specifies the maximum noise level of construction machinery
that can be generated in any residential zone of the city or within 500 feet thereof. As a
result of the project being required to comply with the above ordinances and regulations,
it can be found that the project would not result in any significant noise impacts. All
construction-related noise impacts would be less than significant and temporary in nature.
No permanent significant impacts are anticipated to occur.
Air Quality. As noted above, the City of Los Angeles recently released guidance, based
on their experience with permitting numerous projects, indicating that projects with less
than 80 units (or less than 75,000 square feet of area) and less than 20,000 cubic yards
of soil export are not expected to result in significant air quality impacts. Therefore, as the
project falls below these screening thresholds, no air quality modeling is necessary and
impacts related to air quality are considered less than significant.
During construction, appropriate dust control measures would be implemented as part of
the proposed project, as required by SCAQMD Rule 403 - Fugitive Dust. Specifically,
Rule 403 control requirements include, but are not limited to, applying water in sufficient
quantities to prevent the generation of visible dust plumes, applying soil binders to
uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel
washing system to remove bulk material from tires and vehicle undercarriages before
vehicles exit the Project Site, and maintaining effective cover over exposed areas.
Best Management Practices (BMP) will be implemented that would include (but not be
ENV-2017-2407-CE Page 5
All construction-related impacts would be less than significant and temporary in nature.
materials that could contribute to pollutant loading in storm water runoff. The proposed
project would comply with all applicable regulations with regard to surface water quality
as governed by the Los Angeles Municipal Code and the Regional Water Quality Control
Board (RWQCB). The City Bureau of Engineering construction standards require
contractors to include erosion control, spill prevention and control, solid and hazardous
waste management, and dust control to reduce the discharge of pollutants from
construction areas into the stormwater drainage system.
As outlined in the City’s LID ordinance and associated documentation, the project would
be required to investigate Treatment Best Management Practices (BMP’s) in hierarchal
order: Infiltration, Capture and Reuse, and BioFiltration. Conformance to the LID
Ordinance and regional regulations and requirements concerning storm water discharge,
and implementation of source control and treatment BMPs, the proposed project would
reduce discharge of potential pollutants from storm water runoff to the maximum extent
practicable. Therefore, the proposed project would not result in a violation of water quality
standards or discharge requirements.
through this and with compliance with existing regulations, impacts would be less than
The project would be located in an existing highly urban area served by existing public
utilities and services. A substantial increase in demand for services or utilities would not
be anticipated with implementation of the proposed project. The City of Los Angeles
provides water, sewer, and solid waste collection services to the existing commercial
building and would continue to provide these services to the proposed project. Other
services, including gas and electricity, would also continue to be provided to the proposed
project by existing service providers.
The site is currently and adequately served by the City's Department of Water and Power,
the City's Bureau of Sanitation, the Southern California (SoCal) Gas Company, the Los
Angeles Police Department (Wilshire Division), the Los Angeles Fire Department (South
Bureau), Los Angeles Unified School District, Los Angeles Public Library, and other public
services. The proposed project would not require the expansion of public services (fire,
police, schools, parks, and libraries) or existing water, wastewater or stormwater drainage
facilities; and the City would have sufficient water supplies and landfill capacity for the
proposed project. Therefore, the site can be adequately served by all required utilities and
ENV-2017-2407-CE Page 6
Planning staff evaluated the exceptions to the use of Categorical Exemptions for the proposed
ordinance listed in “CEQA Guidelines” Section 15300.2 and determined that none of the
exceptions apply to the proposed project:
project is to be located – a project that is ordinarily insignificant in its impact on
the environment may in a particularly sensitive environment be significant.
Therefore, these classes are considered to apply all instances, except where the
project may impact on an environmental resource of hazardous or critical concern
where designated, precisely mapped, and officially adopted pursuant to law by
The project qualifies for a Class 32 Categorical Exemption. Because the proposed Project
is not defined as a Class 3, 4, 5, 6 or 11 project, this exception is inapplicable. The project
site is not located in a particularly sensitive environment and would not be located on a
site containing wetlands, endangered species, or wildlife habitats The requested project
will not impact an environmental resource of hazardous or critical concern where
designated, precisely mapped, and officially adopted pursuant to law by federal, state, or
cumulative impact of successive projects of the same type in the same place, over
The proposed project involves the construction, use, and maintenance of a new, three-
story, 41-foot high, residential building consisting of 52 live/work dwelling units. The
project will set aside five units (11 percent of the base density) for Very Low Income
Households. The project will provide 58 automobile parking spaces located within one
subterranean parking level. Under LAMC Section 12.22-A,25, the requested entitlement
for a Density Bonus allows for the applicant to request certain deviations from the code
(in this case, deviations relating to height) in exchange for providing a minimum amount
of affordable housing as part of the proposed development, subject to certain findings.
The development of the project site with 52 dwelling units is consistent with the zone and
land use designation of the site, as designated by the Silver Lake - Echo Park - Elysian
Valley Community Plan, and as permitted by the City’s Density Bonus Ordinance (LAMC
Section 12.22-A,25). A successive project of the same type and nature would reflect a
development that is consistent with the underlying land use designation and Los Angeles
Municipal Code. Any such project would be subject to Regulatory Compliance Measures
(RCMs), which require compliance with the City of Los Angeles Noise Ordinance;
pollutant discharge, building code and regulated construction methods, dewatering,
stormwater mitigations; and Best Management Practices for stormwater runoff. These
RCMs will mitigate environmental impacts for an individual project and not create a
residential units, 17 condominium units and, 4,500 square feet of retail), which is about
ENV-2017-2407-CE Page 7
650 feet to the south of the project site. A successive project of the same type and nature
would reflect a development that is consistent with the underlying land use designation
and Los Angeles Municipal Code. Any such project would be subject to Regulatory
Compliance Measures (RCMs), which require compliance with the City of Los Angeles
Noise Ordinance; pollutant discharge, building code and regulated construction methods,
dewatering, stormwater mitigations; and Best Management Practices for stormwater
runoff. These RCMs will mitigate environmental impacts for an individual project and not
create a cumulative impact
(c) Significant Effect. A categorical exemption shall not be used for an activity where
there is a reasonable possibility that the activity will have a significant effect on
the environment due to unusual circumstances.
53,696 square-foot building in a full developed urban setting. The project will be required
to adhere to any and all building code requirements intended to reduce environmental
impacts to less than significant levels. Thus, the project will not result in activity that will
have a significant effect on the environment due to unusual circumstances.
(d) Scenic Highways. A categorical exemption shall not be used for a project which
may result in damage to scenic resources, including but not limited to, trees,
historic buildings, rock outcroppings, or similar resources, within a highway
officially designated as a state scenic highway. This does not apply to
improvements which are required as mitigation by an adopted negative declaration
or certified EIR.
located on or near a portion of a highway that is either eligible or officially designated as
a state scenic highway. As such, this exception does not apply to the proposed project.
The project site has not been identified as a hazardous waste site. Hazardous materials
are defined as any solid, liquid, or gas that can harm people, other living organisms,
property, or the environment. The project site is not located in Hazardous Waste/Border
Zone Properties area as designated by the City of Los Angeles. There are no oils wells
located on the project site. There are no elevators or in-ground hydrologic systems, no
monitoring or water supply wells, or above- or below-ground storage tanks on the project
site. No potentially fluid-filled electrical equipment is located on or immediately adjacent
to the project site. No industrial wastewater is generated on the project site and sanitary
wastewater is discharged to the City Bureau of Sanitation. The project site is not located
within a Methane Zone or Methane Buffer Zone.
(f) Historical Resources. A categorical exemption shall not be used for a project which
may cause a substantial adverse change in the significance of a historical
ENV-2017-2407-CE Page 8
Community Plan. That area was surveyed for historic resources by Survey LA (Historic
Resources Survey Report, May 2014). There are no resources identified on the project
site. There are no resources in the vicinity of the project site where the significance of
the resource could be impacted by the project.
4/30/2018 City of Los Angeles Mail - Re: 1901 Blake Avenue Updated Project
Jordann Turner <jordann.turner@lacity.org>
Re: 1901 Blake Avenue Updated Project
Wes Pringle <wes.pringle@lacity.org> Mon, Apr 30, 2018 at 10:55 AM
To: Jordann Turner <jordann.turner@lacity.org>
I have reviewed the February 1, 2018 updated transportation analysis for the residential project at 1901 West Blake
Avenue. DOT concurs with the findings of the study that the modified project description will reduce the trip generation.
The previous project did not have any significant impacts and the modified project will not result in any new impacts.
On Mon, Apr 30, 2018 at 10:24 AM, Jordann Turner <jordann.turner@lacity.org> wrote:
Expedite Processing Section
200 N. Spring St., Room 763
(213) 978-1365 (direct)
(213) 978-4656 (fax)
Wes Pringle. P.E.
Cell Phone: 213-718-0713
213.972.8482
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https://mail.google.com/mail/u/1/?ui=2&ik=a2464cae6b&jsver=OeNArYUPo4g.en.&view=pt&search=inbox&th=16317b2f20cda07d&siml=16317b2f20cda07d&mb=1
Overland Traffic Consultants, Inc. Overland Traffic Consultants
952 Manhattan Beach Bl, #100
Phone (310) 545-1235
E-mail: liz@overlandtraffic.com
Updated Project & Future Analysis
(CEN 15-43318)
The Los Angeles Department of Transportation (LADOT) has reviewed and approved the
traffic study analyses of the proposed project at 1901 Blake Avenue as follows:
Original Technical Traffic Evaluation: Overland Traffic Consultants, June 18, 2015
Remove: A Bus parking & maintenance facility
Construct: 49 Apartment units & 1,000 square foot
3 study intersections, no significant traffic impacts
LADOT Review Letter: October 16, 2016
Concur, No significant traffic impacts
The October 16, 2016 LADOT review letter is attached (Attachment A) for reference.
Due to growth in the City of Los Angeles and modifications to the project description, our
office has conducted a supplemental analysis. This analysis incorporates trip generation for
a modified project, updates the base counts to 2018 using ambient growth, increases the
future build out year of the Project from 2019 to year 2020 and demonstrates that changes
and additions to the reasonably foreseeable anticipated projects (related projects) in the
surrounding area do not change the traffic analysis conclusion that the project does not have
any significant traffic impacts on the studied intersections.
Project Description Change
The current Project has removed the previously proposed 1,000-square foot café and
created a residential only project with up to 53 units (previously 49 units with the café).
Table 1 provides a summary of the Original and Current Project descriptions. Attachment B
provides a site plan for the Current Project.
Original and Current Project Descriptions
LAND USE ORIGINAL PROJECT CURRENT PROJECT
Apartments 49 53
Café 1,000 square feet 0
1901 W Blake Avenue Page 1 February 1, 2018
The net project trips summary for the Original and Current Project descriptions is provided
below. Full trip generation rates and net vehicle trips are attached to the LADOT review
letters for the Original Project in Attachment 1. The Project trip generation for the Current
Project is attached (Attachment C).
A summary comparison between the Original and Current Project trip generation is provided
in Table 2 to demonstrate the net reduction in vehicle trips with the Current Project.
Net Vehicle Trips for Original and Current Projects
DAILY AM PEAK HOUR PM PEAK HOUR
NET TRIPS NET TRIPS NET TRIPS
Current Project 318 21 27
Original Project 394 28 32
Difference -76 -7 -5
Current - Original
The Current Project will create 76 fewer daily trips, 7 fewer morning peak hour trips, and 5
fewer evening peak hour trips than the Original Project. The Current Project would not create
any new impacts when compared to the Original Project.
The related project list has been revised to incorporate an expanded related project study
area with additional and new related projects. The related project list is developed from
information included in other traffic studies in the area, a related project list from LADOT
updated January 30, 2018. A summary of the related projects included in this analysis with
their location and description is provided in Table 3 with an updated map provided on Figure
1. The related projects’ trip generation is provided in Attachment D.
1901 Blake Avenue Page 2 February 1, 2018
Related Project Summary
No Location Description
1 1555 N San Fernando Road Taylor Yard Mixed Use
64 units Apartment
290 units Condominium
100 units Senior Apartment
2 1855 N Glendale Bl 65 units Condominium
3 3000 N Verdugo Rd LAUSD EEC & Affodable Housing
175 seat School
45 units Apartment
4 2600 Riverside Drive 120 units Condominium
5 Blake Av N&S of Blimp St Blake St Riverfront
100 units Residences
17 units Condominium
18,019 sf Office
9,500 sf Retail
1,500 sf Restaurant
6 1750 N Glendale Bl 70 units Apartments
7 2588 W San Fernando Rd Charter School Expansion
150 students Middle School
300 students Elementary School
8 2468 N Glendale Bl 50 units Apartments
559 sf Commercial
9 2828 N Glendale Bl 175 students Nursery School
10 2800 W Casitas Av 419 units Apartments
42,000 sf Urban farm
11 2910 San Fernando Road 370 units Apartments
1901 Blake Avenue Page 3 February 1, 2018
The traffic study was completed in June 2015. Base counts have been updated with ambient
growth (1% per year as required by LADOT in this area) to a 2018 base. Related projects
were updated by adding the additional related projects’ trips to the background for the future
analysis. Updated and expanded related project trips and the trips from the Current Project
have been incorporated into the future with project analysis at the eight study intersections.
The future build out year of the Project was updated from 2019 to year 2020.
The analysis includes Riverside Drive & Newell Street, Eads Street/Northbound I-5 Freeway
On-Off Ramp & Riverside Drive and Barclay/Northbound I-5 Freeway Onramp-Northbound I-
110 Freeway Offramp & Rivreside Drive. The traffic counts (January 29, 2014) were updated
using standard methodology to 2018 with ambient growth of 1% per year according to
LADOT policy.
The Current Project with a year 2018 base and updated and expanded related projects was
evaluated at the three study intersections. A comparison of the Existing 2018 and Existing +
Current Project and a comparison of the Future Without Project and Future With Current
Project was conducted based on the following criteria to determine if any significant traffic
impacts occur.
LOS Final V/C Value Increase in V/C Value
C 0.701 - 0.800 + 0.040
D 0.801 - 0.900 + 0.020
E&F > 0.901 + 0.010 or more
No significant impacts were identified with the Current Project and the updated related
projects. Table 3 displays the results of the analysis. Attachment E provides the worksheets
for the Critical Movement Analysis.
1901 W Blake Avenue Page 5 February 1, 2018
CMA Summary with
2018 Base, Current Project, and Added Related Projects and Future 2020
Existing Existing Future (2020) Future (2020)
Peak 2018 +Project Significant Without Project With Project Significant
No. Intersection Hour CMA LOS CMA LOS Impact Impact CMA LOS Growth CMA LOS IMPACT Impact
1 Riverside Drive & AM 0.559 A 0.564 A + 0.005 NO 0.595 A + 0.036 0.600 B + 0.005 NO
Newell Street PM 0.693 B 0.699 B + 0.006 NO 0.732 C + 0.039 0.739 C + 0.007 NO
2 Eads Street/NB 5 Fwy On/Off Ramp & AM 0.393 A 0.401 A + 0.008 NO 0.452 A + 0.059 0.460 A + 0.008 NO
& Riverside Drive PM 0.414 A 0.419 A + 0.005 NO 0.464 A + 0.050 0.468 A + 0.004 NO
3 Barclay/NB 5wy On-NB 110 Fwy Off AM 0.450 A 0.456 A + 0.006 NO 0.508 A + 0.058 0.514 A + 0.006 NO
& Riverside Drive PM 0.452 A 0.456 A + 0.004 NO 0.515 A + 0.063 0.519 A + 0.004 NO
Existing 2018 base has been determined using prior counts updated with a 1% per year growth rate.
1901 W Blake Avenue Page 6 February 1, 2018
Analysis of the Project has been updated to include a Current Project, a year 2018 base for
existing, and future analysis increased to build out year 2020 and supplemented with additional and
expanded area of related projects. The Current Project has lower trip generation to the Original
Project with 76 fewer daily trips, 7 fewer AM Peak Hour trips and 5 fewer PM Peak Hour trips.
Using LADOT approved CMA analysis as required in their August 2014 Traffic Study Policies and
Procedures & updated December 2016 Traffic Study Policies and Procedures indicates no
significant traffic impacts. The analysis at the three study intersections in the Project area from the
June 2015 traffic analysis indicates no likelihood for a significant traffic impacts with the Project at
1901 Blake Avenue.
LADOT Review Letter
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1901 W. Blake Av
Overland Traffic Consultants, Inc.
Letter to LADOT
Table 6 displays the results of the Future without Project and With Project analysis.
Future Conditions Without and With Project Operating Conditions
Future (2018) Future (2018)
Peak Without Project With Project Significant
No. Intersection Hour CMA LOS Growth CMA LOS IMPACT Impact
1 Riverside Drive & AM 0.581 A + 0.042 0.586 A + 0.005 NO
Newell Street PM 0.715 C + 0.046 0.723 C + 0.008 NO
2 Eads Street/NB 5 Fwy On/Off Ramp & AM 0.436 A + 0.057 0.471 A + 0.035 NO
& Riverside Drive PM 0.435 A + 0.035 0.447 A + 0.012 NO
3 Barclay/NB 5wy On-NB 110 Fwy Off AM 0.486 A + 0.051 0.492 A + 0.006 NO
& Riverside Drive PM 0.478 A + 0.047 0.482 A + 0.004 NO
No significant traffic impacts have been identified. The CMA worksheets are provided in
Attachment E. The future with project traffic volumes are provided in Figure 5.
Parking for the new development will be provided within one semi-subterranean parking
level. A minimum of 64 parking spaces will be provided with 62 for the residents and 2 for
the commercial use to meet City of Los Angeles and Enterprise Zone parking requirements.
Vehicular access is proposed from two two-way driveways off of the existing alley along
the southern boundary of the project site. A secured garage gate will be provided on the
entry ramps between the commercial parking and residential parking areas.
The Project will provide a bicycle maintenance area for the residents use within the garage
area. At a minimum, code required long term and short term bicycle parking spaces will
be provided. Los Angeles City Municipal Code requires one long term bicycle space per
residential unit and one short term space per 10 residential units. The restaurant
requirement is for one long term and one short term bicycle space per 2,000 square feet of
commercial space, with a minimum of two spaces. The project will be required to provide
49 long term bicycle spaces and 5 short term bicycle spaces for the residents. The
commercial space will require two short term and two long term bicycle spaces.
A Traffic Engineering and Transportation Planning Consulting Services Company
Project Trip Generation Rates
ITE Daily AM Peak Hour PM Peak Hour
Description Code Traffic Total In Out Total In Out
Apartment 220 6.65 0.51 20% 80% 0.62 65% 35%
High Turnover Restaurant 932 127.15 10.81 55% 45% 9.65 60% 40%
Bus Parking & Maintenance Approximately 6 of buses used per day, none
departing or arrive during peak hours
Typical day includes five maintenance employees &
6 bus drivers, both estimated & 25% arriving
1 hour of AM Peak & departing 1 hour of PM Peak
Rate are per unit for apartment, per 1,000 sf for the restaurant and by current use for bus facility
The ITE trip generation does not take into account the surrounding community amenities,
including patrons of the restaurant that walk or pass-by the venue on their way to or from
their main destination. It is estimated at up to 20% of the restaurant patrons will not be new
trips to the project area. The Project trip generation after credit for existing uses and pass-
by reductions is provided in Table 2.
Description Size Traffic Total In Out Total In Out
Apartment 49 units 326 25 5 20 30 20 11
Café 1000 sf 127 11 6 5 10 6 4
Pass-By 20% (25) (2) (1) (1) (2) (1) (1)
Subtotal Proposed 428 34 10 24 38 24 14
Bus Parking & Maintenance 10 buses 12 0 0 0 0 0 0
6 BD 12 3 3 0 3 3 0
5 ME 10 3 3 0 3 3 0
Subtotal Existing 34 6 6 0 6 6 0
NET TOTAL TRIPS 394 28 4 24 32 18 14
BD = Bus Driver, ME = Maintenance Employee
Current Project Site Plan
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