The Project Site is currently developed with two multi-family residential buildings (Building 1 with 28 dwelling units and Building 2 with 44 dwelling units) and two parking garage structures (Garage Buildings) with 51 parking spaces. The Project includes the demolition and removal of the two Garage Buildings and Building 1 (and its 28 dwelling units) from the Project Site and maintenance of Building 2 and development of a 180,155-square-foot addition to Building 2 that would include 108 multi-family residential units, of which 16 units (i.e., 15 percent of the base density) would be set aside for Very Low Income households and 2 replacement units would be set aside for Low Income households. The new building addition would be eight aboveground levels over one subterranean level, inclusive of six levels of residential uses over two levels of aboveground parking. The subterranean level would be used for storage. The addition would reach a maximum building height of 95 feet. The mix of the unit types includes 49 one-bedroom units, 33 two-bedroom units, and 26 three-bedroom units. The Project would include 10,181 square feet of open space. Additionally, the Project would include 99 vehicle parking spaces including 10 electric-vehicle charging stations. Further, the Project would include 79 long-term bicycle parking spaces and 8 short-term bicycle parking spaces. Construction would occur over approximately 28 months and would require the export of approximately 6,770 cubic yards of soil. The requested entitlements are as follows:
1. A Density Bonus pursuant to Los Angeles Municipal Code (LAMC) Section 12.22 A.25 and Government Code Section 65915 with three off-menu incentives and five waivers of development standards for a project setting aside 15 percent of its base units (16 units) for Very Low Income households and providing 2 Low Income replacement housing units as follows:
a. A by-right density bonus pursuant to AB 2334 to permit up to a 50 percent increase in density;
b. A by-right parking reduction pursuant to AB 2097 to permit zero required parking spaces for each residential unit;
c. An off-menu incentive pursuant to LAMC Section 12.22 A.25(g)(3) to permit parking stall widths of 8 feet, 6 inches without a 10-inch increase where obstructions occur on either side of the longer dimension per LAMC Section 12.21 A.5(a)1(ii);
d. An off-menu incentive pursuant to LAMC Section 12.22 A25(g)(3) to permit vehicle ingress and egress along a designated Collector roadway as otherwise not allowed per Los Angeles Department of Transportation (LADOT) Driveway Design Section V A 1;
e. An off-menu incentive pursuant to LAMC Section 12.22 A.25(g)(3) to permit 10,181 square feet of open space in lieu of the otherwise required 13,575 square feet;
f. A waiver of development standards pursuant to LAMC Section 12.22 A.25(g)(3) to permit a maximum floor area ratio (FAR) of 3.12:1 in lieu of the otherwise permitted 3:1 FAR;
g. A waiver of development standards pursuant to LAMC Section 12.22 A.25(g)(3) to permit a maximum building height of 95 feet in lieu of the otherwise permitted 30 to 45 feet;
h. A waiver of development standards pursuant to LAMC Section 12.22 A.25(g)(3) to permit an easterly side yard setback of zero feet in lieu of the otherwise required 11 feet;
i. A waiver of development standards pursuant to LAMC Section 12.22 A.25(g)(3) to permit a westerly side yard setback of zero feet in lieu of the otherwise required 20 feet; and
j. A waiver of development standards pursuant to LAMC Section 12.22 A.25(g)(3) to permit a rear yard setback of 5 feet in lieu of the otherwise required 15 feet.
California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, South Coast Region 5 (CDFW), California Department of Housing and Community Development (HCD), California Department of Parks and Recreation, California Department of Resources Recycling and Recovery, California Department of Water Resources (DWR), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Regional Water Quality Control Board, Los Angeles Region 4 (RWQCB), California Santa Monica Mountains Conservancy (SMMC), Office of Historic Preservation, State Water Resources Control Board, Division of Drinking Water, District 7, California Department of Transportation, District 7 (DOT)
State Reviewing Agency Comments
California Department of Transportation, District 7 (DOT)
Residential (Units 152, Acres 1.8)
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