Dinah’s Sepulveda Project

Case Number: ENV-2021-4938-SCEA
Related Case Number: CPC-2021-4937-CU-DB-SPR-WDI-HCA
Council District: 11 – Bonin
Community Plan Areas: Westchester – Playa del Rey
Project Location: 6501-6521 South Sepulveda Boulevard, 6502-6520 South Arizona Avenue, Los Angeles, California, 90045

Project Description: The Project Site is currently improved with a single-story, multi-tenant commercial plaza and a single-story, multi-tenant industrial/mixed-use building, containing approximately 22,222 square feet of commercial use and 1,778 square feet of restaurant use, an approximately 7,760-square-foot diner (Dinah’s Family Restaurant), a small locksmith shop, and associated surface parking. With the exception of the existing Dinah’s Family Restaurant building on the Project Site (that would be preserved and renovated in place) and some existing signage, the Project includes demolition and removal of all existing structures from the Project Site and development of the site with an eight-story, 362-unit multi-family residential building, with approximately 3,700 square feet of ground-floor restaurant space fronting Sepulveda Boulevard. Of the 362 proposed units, 41 would be restricted to Very Low Income households. The proposed new building would total approximately 365,623 square feet, which along with the existing Dinah’s Family Restaurant, would result in a floor area ratio (FAR) of 3.85:1, and would reach 96 feet and 4 inches in height as measured to the top of the elevator structure. The Project would retain the majority of the Dinah’s Family Restaurant building, including its character-defining features and materials. The building would continue to house a restaurant program, and previous alterations, including non-historic blue awnings on the east façade, would be removed. New mechanical, electrical, and plumbing (MEP) systems would be installed in order to minimize the need for obtrusive rooftop equipment. A small portion at the rear of the restaurant building would be removed to make way for the integration of the remainder of the Project. New structural columns would also be installed in the west half of the building, which consists of back-of-house space, to support the section of the new mixed-use building that would cantilever over the back portion of the restaurant. The restaurant’s pylon sign nearest the building at the northeast corner along Sepulveda Boulevard would be retained in place. Due to their locations on the Project Site, the other two Dinah’s signs would not be retained in their current locations. The bucket sign near the northwest end of the restaurant building would be relocated and incorporated into the Project in a different location on site. Additionally, the pole sign at the corner of Arizona Avenue and Centinela Avenue would be removed and either stored or donated to a local sign museum. The Project would require the export of approximately 30,000 cubic yards of soil. The Project Applicant is requesting the following entitlements: 1) Conditional Use (CU) pursuant to Section 12.24 U.26 of the LAMC for a Density Bonus of 50 percent, which is greater than the Density Bonus authorized by Section 12.22 A.25 of the LAMC; 2) Density Bonus (DB) pursuant to Section 12.22 A.25 of the LAMC for a Density Bonus project with three Off-Menu Incentives: a. FAR increase from 1.5:1 to 3.85:1; b. Open Space reduction of 26 percent; and c. Reduction of Space between Buildings from 32 feet to 0 feet; 3. Site Plan Review (SPR) pursuant to Section 16.05 of the LAMC for a project that results in the creation of greater than 50 net new residential dwelling units; 4) Waiver of Dedication and Improvement (WDI) pursuant to Section 12.37 I.3 of the LAMC to waive the 18-foot dedication requirement and the 8-foot roadway widening improvement requirement along Sepulveda Boulevard, as well as the 1-foot roadway widening improvement requirement along Arizona Avenue; and 5) Sustainable Communities Environmental Assessment (SCEA), pursuant to California Public Resources Code Sections 21155 and 21155.2 as the environmental clearance for the Project.

Anticipated Significant Environmental Effects: Pursuant to PRC Section 21155.2 a Project evaluated as a SCEA shall not have significant and unavoidable impacts. Based on the analysis included in the SCEA, the Project would not result in significant and unavoidable impacts. All potential impacts would be less than significant or mitigated to less-than-significant levels. Further, pursuant to PRC Section 21155.2(b), the SCEA has considered all possible impacts and incorporated Mitigation Measures for the following impact areas: Cultural Resources, Noise, and Tribal Cultural Resources.

File Review and Comments:

Coronavirus (COVID-19) Update

The Department of City Planning recognizes the unprecedented nature of COVID-19, and having been identified as an essential City service, continues to work and respond to all inquiries pertaining to our ongoing efforts to process entitlement applications and study updates to our community plans and citywide policies.

The SCEA is available online at the Department of City Planning’s website at https://planning.lacity.gov/development-services/environmental-review/scea. Pursuant to PRC Section 21155.2(b), comments on the SCEA are not required to be responded to by the City. If written comments are received, they will be provided to the decision-maker for consideration. The comment period starts on April 21, 2022 and ends on May 23, 2022.

If you are unable to access digital copies of the SCEA, the Department will attempt to make reasonable arrangements to mail and supply the materials. Please contact the Staff Planner listed below for assistance.

If you wish to submit comments following review of the SCEA, please reference the Environmental Case No. above, and submit them in writing by Friday, May 23, 2022, no later than 4:00 p.m.

Please direct your comments to:

            Mail:                        More Song
                                            City of Los Angeles, Department of City Planning
                                            200 North Spring Street, Room. 763
                                            Los Angeles, CA 90012

            E-mail:                    More.Song@lacity.org

Sustainable Communities Environmental Assessment Sections: