5211 West Venice Boulevard

2024120157

City of Los Angeles

NOE - Notice of Exemption

12/5/2024

12/5/2024

Ricardo Vazquez

City of Los Angeles, Department of City Planning

City Planning Associate

Lead/Public Agency

200 N Spring Street Room 621
Los Angeles, CA 90012

(213) 978-1353

ricardo.vazquez@lacity.org

Jordan Beroukhim

Beroukhim & Company, LLC

Applicant

Project Applicant

5632 Van Nuys Boulevard
Sherman Oaks, CA 91401

(310) 435-4594

Jordan@BeroukhimCo.com

5201 and 5211 West Venice Boulevard and 1537, 1541, 1543 S Cochrane Avenue

Categorical Exemption

State CEQA Guidelines Sec. 15332 / Class 32)

The Planning Department determined that the City of Los Angeles Guidelines for the implementation of the California Environmental Quality Act of 1970 and the State CEQA Guidelines designate the subject project as Categorically Exempt under Article 19, Section 15332, Class 32. A project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as 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; (c) The project site has no value as habitat for endangered, rare or threatened species; (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) The site can be adequately served by all required utilities and public services. Project Description The proposed project involves the demolition of the two existing buildings used for office and storage and removal of a surface parking lot on two (2) lots comprising approximately of 16,700.4 square feet, and the construction, use and maintenance of a new, five (5)-story over multifamily residential building totaling 51,617 square feet, including 52 residential units with five (5) units set aside for Very Low Income Households, and 64 automobile parking spaces across two levels of basement parking. The project includes one (1) studio, thirty-three (33) one bedroom, and eighteen (18) two-bedroom units, and a total of 5,817 square feet of open space. The project will provide 64 automobile parking spaces, five (5) short-term and 43 long-term bicycle parking spaces. The proposed project will include 51,617 square feet with a maximum floor area ratio (FAR) of 4.27:1. The project has two street trees that are to remain. The project proposes to remove 11 trees that have a diameter of at least eight inches from the subject property, not on the right of way. The project proposes to plant an additional three (3) street trees. One (1) street tree would be added to Venice Boulevard bringing the total street trees on Venice fronting the property to three (3) street trees and two (2) new street trees along Cochran Avenue. Altogether, the project proposes to plant a total of twenty-nine (29) 24-inch box trees. The project requires the following: 1) Pursuant to Los Angeles Municipal Code (LAMC) Section 12.22 A.25(g) (2) (On Menu Incentives) and 12.22 A.25(g)(3) (Off Menu Incentives), a Density Bonus/Affordable Housing Incentive Program Compliance Review to permit the construction of a Housing Development Project totaling 52 dwelling units, reserving four (5) units for Ver; Low Income occupancy for a period of 55 years, with the following requested On Menu and Off Menu Incentives: a) An On-Menu Incentive to increase height by 11 feet to allow a maximum height of 56 feet in lieu of the otherwise allowed 45 feet. b) An On-Menu incentive for a 35-percent increase in the maximum density to allow 52 units in lieu of the otherwise permitted 41 units in the [T][Q]C1.5-1-0 Zone c) An Off-Menu Incentive for a Floor Area Ratio (FAR) of4.27:1 in lieu of 1.5:1 as otherwise permitted in the (T](Q]C1.5-O Zone. 2) Pursuant to LAMC Section 12.37, a Waiver of Dedication and Improvements to provide a two (2) foot dedication along Cochran Avenue in lieu of the variable width dedication. CEQA Determination - Class 32 Categorical Exemption Applies A project qualifies for a Class 32 Categorical Exemption if it is developed on an infill site and meets the conditions as follows. (a) The project is consistent with applicable general plan designations, applicable policies and applicable zoning designations. (b) The proposed development occurs within city limits on a project site no more than five acres substantially surrounded by urban uses. (c) The project has no value as a habitat for endangered species, rare or threatened species. (d) Approval of the project would not result in any significant effect relating to traffic, noise, air quality, or water quality. (e) The proposed project has been reviewed by City staff and can be adequately served by all required utilities and public services. a) The project is consistent with applicable general plan designations, applicable policies and applicable zoning designations. The project is located within the Wilshire Community Plan which designates the subject property for Neighborhood Commercial land uses with the corresponding zones of C1, C1.5, C2, C4, P, CR, RAS3, RAS4. The project site is zoned (T](Q] C1.5-1-0 . The project is consistent with the applicable general plan policies as well as with the applicable zoning designations and regulations. b) The proposed development occurs within city limits on a project site no more than five acres substantially surrounded by urban uses. The project site is wholly within the City of Los Angeles, on a site that is approximately .383 acres in size. Lots adjacent to the subject properties are developed with the following urban uses single-family, and multifamily developments. The site is currently paved and improved with two single-story buildings and is surrounded by development and therefore is not, and has no value as, a habitat for endangered, rare or threatened species. c) The project has no value as a habitat for endangered species, rare or threatened species. The site was previously disturbed and surrounded by development and therefore is not, and has not value as a habitat for endangered, rare or threatened species. In addition, there are two (2) existing street trees and zero (0) protected trees on site. The project proposes to maintain the existing street trees and has proposed planting three (3) additional street trees. As identified in the arborist letter dated July 9, 2023, prepared by Dennis Gaudenti (Certified Arborist (#WE-1159A), in addition to the two existing street trees, the site contains 11 significant trees on site. Significant trees are those with a diameter of at least eight inches. The project proposes the removal of all 11 significant trees and will be replaced by 24-inch box trees. In total, the project proposes to plant 27 24-inch box Podocarpus henkefii (Henkef's Yellowwood) and two (2) 24-inch box Lophostemon confertus (Bn"sbane box). Note, no street tree or protected tree may be removed without prior approval of the Board of Public Works/Urban Forestry (BPW) under LAMC Sections 62.161 - 62.171. At the time of preparation of this CE, no approvals have been given for any tree removals on-site or in the right-of-way by BPW. Additionally, the project does not propose to remove any existing trees in the public right of way. Additionally, the arborist letter dated July 9, 2023 provides specific instructions on how the two street trees are to be protected during the construction period of the project. d) Approval of the project would not result in any significant effect relating to traffic, noise, air quality, or water quality. The project will be subject to Regulatory Compliance Measures (RCMs), which require compliance with the City of Los Angeles Noise Ordinance, pollutant discharge, dewatering, stormwater mitigations; and Best Management Practices for stormwater runoff. These RCMs will ensure the project will not have significant impacts on noise and water. Furthermore, the project does not exceed the threshold criteria established by LADOT for preparing a transportation study. Therefore, the project will not have any significant impacts to traffic or transportation. Interim thresholds were developed by DCP staff based on CalEEMod model runs relying on reasonable assumptions, consulting with AOMD staff, and surveying published air quality studies for which criteria air pollutants did not exceed the established SCAQMD construction and operational thresholds. An Environmental Report of Findings (ROF), which is often referred to as a Phase I Environmental Site Assessment Report, dated February 18, 2023 was prepared by Jay L. Stern of Air-Borne Investigations & Enviro-Consultation. The overall conclusion of the ROF was that no further environmental study is needed. Additionally, the subject property, according to the ROF, "... does not appear to be a source of environmental contamination." The report found that the site is just outside the FEMA map boundary for a liquification zone. LADBS issued a Soils Report Approval Letter dated February 15, 2023 that conditionally approved soils reports dated August 22, 2017 (Log No. 124833). The ROF found two potential items that could be considered "Recognized Environmental Conditions." The first was a lighting ballast found in a "waste accumulation area" and the other was waste motor oil found to be improperly stored. Mr. Jay L. stern conducted a follow up site visit on January 17, 2024. The results of his site visit are documented in a letter dated January 19, 2024. The letter states: "... We found that hazardous wastes previously identified as improperly stored had been removed. There was no finding that additional hazardous wastes remain on subject property. Specifically, no waste oil was identified as being accumulated or stored. No waste lighting transformers at all were found during the visit. We note that lighting transformers manufactured prior to 1979 contained polychlorinated biphenyl compounds (PCB) as heat transfer material. PCBs were identified as mutagens, teratogens, and possible carcinogens, leading to their banning. Transformers manufactured subsequent to 1979 did not contain PCBs and are not classified as hazardous waste. As the life of PCB-containing lighting transformers was approximately 30-years, the chances that Devore Electrical Co. personnel would encounter and find the need to store PCB-containing transformers in 2024, and subsequent is reasonably expected to be nil. " The site visit from Jay L. Stern, Registered Environmental Professional (Certificate No. 1647026396221021) on January 17, 2024 addresses the two potential "Recognized Environmental Concerns." During the site visit Mr. Stern did not identify any improperly stored motor oil and further stated that the likely hood of toxic waste in the form of transformers with PCBs was nil. As such there were no "Recognized Environmental Concerns" at the site. e) The proposed project has been reviewed by City staff and can be adequately served by all required utilities and public services. The project site will be adequately served by all public utilities and services given that the construction of a five {5)-story over two (2) levels of subterranean parking residential building totaling 51,617 square feet with 52 dwelling units and 64 automobile parking spaces will be on a site which has been previously developed and is consistent with the General Plan. Therefore, the project meets all of the Criteria for the Class 32. CECA Section 15300.2: Exceptions to the Use of Categorical Exemptions There are five {5) Exceptions which must be considered in order to find a project exempt under Class 32: (a) Cumulative Impacts; (b) Significant Effect; (c) Scenic Highways; (d) Hazardous Waste Sites; and (e) Historical Resources. There is not a succession of known projects of the same type and in the same place as the subject project. As mentioned, the project proposes a five (5)-story over two (2) levels of subterranean parking residential building totaling 51,617 square feet with 52 dwelling units and 64 automobile parking spaces in an area zoned and designated for such development. All adjacent lots are developed with single story and two story residential and commercial buildings. There are no unusual circumstances which may lead to a significant effect on the environment. Additionally, the only State Scenic Highway within the City of Los Angeles is the Topanga Canyon State Scenic Highway, State Route 27, which travels through a portion of Topanga State Park, which is over 12 miles away from the subject site. Therefore the subject site will not create any impacts within a designated as a state scenic highway. Furthermore, according to Envirostor, the State of California's database of Hazardous Waste Sites, neither the subject site, nor any site in the vicinity, is identified as a hazardous waste site. The project site has not been identified as a historic resource by local or state agencies, and the project site has not been determined to be eligible for listing in the National Register of Historic Places, California Register of Historical Resources, the Los Angeles Historic-Cultural Monuments Register, and/or any local register; and was not found to be a potential historic resource based on the City's HistoricPlacesLA website or SurveyLA, the citywide survey of Los Angeles. Finally, the City does not choose to treat the site as a historic resource. Based on this, the project will not result in a substantial adverse change to the significance of a historic resource and this exception does not apply.