Final Environmental Impact Report
Supplemental Responses to Comments
Project Description: 1) Pursuant to Los Angeles Municipal Code (L.A.M.C.) Section 12.32 F and Q, the Applicant requests a Vesting Zone and Height District change from (Q)CR-1L, (Q)P-1L, R3-1L and R1-1L to the C2 zone and to Height District 2D to permit the construction of a new mixed use project containing a maximum of 399 residential units and approximately 52,000 square feet of neighborhood-serving retail space on a currently vacant 4.5 acre property. While the Height District 2 permitted floor area ratio of 6:1 generates approximately 1,270,602 square feet of development, the proposed project is only seeking a floor area ratio equal to 2.75:1 or approximately 582,359 square feet. The requested approval creates consistency with the adjacent zoning and General Plan Framework’s vision of the site.
2) Pursuant to L.A.M.C. Section 11.5.7.F, the Applicant requests the following Exceptions from the Ventura-Cahuenga Boulevard Corridor Specific Plan (“Specific Plan”) sections:
a) Section 6.B.4, which restricts the floor area of a project to 1.5 to 1. The Applicant is requesting a floor area ratio of up to 2.75 to 1.
b) Section 7.A.2.a, which prohibits front yard setbacks in excess of 10 feet. The Applicant is requesting to exceed the front yard setback by 59 feet for 132 lineal feet of the project’s approximate 461 lineal foot Sepulveda Boulevard frontage to accommodate an approximately 13,000 square foot public plaza, which is approximately 69 feet deep and approximately 132 feet wide.
d) Section 7.B.1, which restricts the maximum lot coverage to 75%. The Applicant is requesting maximum lot coverage of 78.5% at grade.
f) Section 7.E.1.b.4, which limits the building heights in this sub-area to 75 feet. The Applicant is requesting a maximum building height of 100 feet over approximately 32% of the site.
3) Pursuant to L.A.M.C. Section 11.5.7 C, the Applicant requests that the Director of Planning approval the project for compliance with the Ventura/Cahuenga Boulevard Corridor Specific Plan with the exceptions identified above.
4) Pursuant to L.A.M.C. Section 12.24 W 1, the Applicant requests permission to sell a full line of alcoholic beverages for off-site consumption in conjunction with a retail grocery store.
a) The Applicant also requests that subsequent to this application, an Administrative Plan Approval process be required once the future tenant of the grocery is selected. Future store layouts must be in substantial compliance, in terms of percent of floor area dedicated to alcohol sales, with the floor plans submitted with this application.
5) Pursuant to L.A.M.C. Section 17.01, the Applicant requests approval of Vesting Tentative Tract Map (Tract No. 061216) to merge the land into a single ground lot, with 9 airspace lots, to facilitate the creation of a mixed use development consisting of approximately 399 residential condominiums units with approximately 52,000 square feet of commercial space.
a) The subdivision will create one ground lot and 9 airspace lots which will include the following uses:
i) Lot 1: contains the ground lot, fire lane and common access courtyard located proximate to Sepulveda Boulevard;
ii) Lots 2 - 6: contain the commercial uses fronting Sepulveda (except for the grocery store);
iii) Lot 7: contains the floor area within the grocery store;
iv) Lot 8: contains the commercial and guest parking;
v) Lot 9: contains the residential parking spaces, the loading dock and various vertical penetrations throughout the building; and
vi) Lot 10: contains the residential units and lobby;
b) The Applicant requests permission to vacate La Maida Street and Peach Avenue.
c) The Applicant requests approval of a Haul Route.
d) The Applicant is requesting that Sepulveda be defined as the front yard and the remaining two yards be defined as side yards.
6) Pursuant to L.A.M.C. Section 16.05, the Applicant requests that the decision-maker make the Site Plan Review findings.
7) Pursuant to various sections of the L.A.M.C., the Applicant will request approvals and permits from the Building and Safety Department (and other municipal agencies) for project construction actions including, but not limited to the following: demolition, excavation, shoring, grading, foundation, building, and tenant improvements.
