CEQA Report/Mitigated Negative Declaration

8/10/2019 CEQA Report/Mitigated Negative Declaration

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City of Los Angeles

Department of City Planning

City Hall 200 N. Spring Street, Room 750 Los Angeles, CA 90012

INITIAL STUDY/MITIGATEDNEGATIVEDECLARATIONSILVERLAKEECHOPARKELYSIAN VALLEY COMMUNITYPLANAREA

Sunset & Everett Mixed-Use Development Project &

Everett Small Lot SubdivisionSunset Portion Case Nos. CPC-2013-3319-DB-SPR; VTT-72553 and ENV-2013-3320-MND

Everett Portion Case Nos. VTT-72552-SL; ZA-2013-3303-ZV-ZAA and ENV-2013-3320-MND

Council District No. 1THISDOCUMENTCOMPRISESTHEINITIALSTUDY/PROPOSEDMITIGATEDNEGATIVE

DECLARATIONANALYSISASREQUIREDUNDERTHECALIFORNIAENVIRONMENTALQUALITYACT

Project Addresses:Los Angeles, CA 90026:

1185, 1187, 1193, 1195, 1197, 1201, 1201 , 1205, 1205 , 1207, 1207 , 1211, 1215, 1221, 1225, 1229, 1233, 1239,

1243, 1245, 1247, 1247 W. Sunset Boulevard

917, 959, 959 , 965, 965 N. Everett Street

Project Description:

The Project is composed of two separate developments: 1) A mixed use residential/retail development located primarily

along Sunset Boulevard and at the corner of Sunset Boulevard and Everett Street and 2) A Small Lot Subdivision located

entirely along Everett Street.

Sunset & Everett Mixed Use Development Project(CPC-2013-3319-DB-SPR; VTT-72553) : The project is composed

of two separate buildings (A & B) containing a total of 214 residential units, 8,406 square feet of retail, a total of 300

parking spaces, and 243 bicycle parking spaces.

Building A (Located along Sunset Boulevard and totaling approximately 147,241 square feet) will provide 167 joint

living and working units

Building B (Located at the corner of Sunset Boulevard and Everett Street and totaling approximately 50,617 square

feet) will provide 47 joint living and working units and 8,406 square feet of retail space that will be divided into five

tenant spaces on the ground floor level.

As filed, the project is in request of the following entitlements:

1.

Pursuant to LAMC 17.15, a Vesting Tentative Tract Map comprised of a one-lot subdivision for a maximum of 214residential condominium live-work units and six commercial condominiums. Although the project is proposed as an

apartment project, the applicant desires a Tract Map for future flexibility to offer the residential units and commercial

condominiums for sale.

2. Pursuant to LAMC 16.05.C.1(b), Site Plan Review for the development of 214 residential units.

3. Pursuant to LAMC Section 12.22.A.25(c)(1), a 25 percent Density Bonus with 7 percent reserved for Very LowIncome Household units to permit the construction of a mixed-use development with 214 residential units, 8,406

square feet of ground floor commercial, utilizing Parking Option 1 and requesting one On-Menu Incentive and three

Off-Menu Incentives (Waivers) that include:

(a)

Pursuant to LAMC 12.22.A.25.F(4), an On-Menu Incentive for a 25 percent FAR increase to permit 197,858

square feet of floor area (1.88 FAR) in lieu of 158,286 square feet of floor area (1.5 FAR) allowed in the C2-1VLzone;


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(b) Pursuant to LAMC 12.22.A.25.G(3), Off-Menu Incentives for:

(1) a 15 foot height increase for a height of 72 feet as measured from Grade (57 Base Height plus 15 feet) and 66

feet as measured from Plumb Height (45 feet and 21 feet) for Building A;

(2) a 4 foot height increase for a height of 61 feet as measured from Grade (57 Base Height plus 4 feet) and 59 as

measured from Plumb Height (45 feet and 14 feet) for Building B; and

(3) to permit a five-story mixed-use building in lieu of three stories for Building A.

4. Haul route approval for the export of approximately 32,401 cubic yards of dirt.

Everett Small Lot Subdivision (VTT-72552-SL; ZA-2013-3303-ZV-ZAA): The project will construct six (6) single-

family residences, with a combined square footage of 10,887 square feet, pursuant to the small lot subdivision ordinance

and will provide a total of 12 parking spaces

As filed, the project is in request of the following entitlements:

1. Pursuant to LAMC 17.15 a Vesting Tentative Tract Map for the development of a small lot subdivision comprised of

six lots and six single-family residences.

2. Pursuant to LAMC 12.28, a Zoning Administrators Adjustment to permit a 2 inch building separation in lieu 20 feet

required per LAMC Section 12.21.C.2(a);

3. Pursuant to LAMC 12.28, a Zoning Administrators Adjustment to permit a 5 foot passageway in lieu of 12 feet

required per LAMC 12.21.C.2(b);

4. Pursuant to LAMC 12.28, a Zoning Administrators Adjustment to permit a 6 foot, 9 inch front yard in lieu of 15 feet

required per LAMC Section 12.10.C.1;

5.

Pursuant to LAMC 12.28, a Zoning Administrators Adjustment to permit a 5 foot side yard in lieu of 6 feet required

per LAMC Section 12.10.C.2;6. Pursuant to LAMC 12.28, a Zoning Administrators Adjustment to permit a 5 foot rear yard in lieu of 15 feet required

per LAMC 12.10.C.3;

7. Pursuant to LAMC 12.27, a Zone Variance to allow zero square feet of open space in lieu of 1,050 square feet of open

space required for a multi-family project per LAMC Section 12.21.G.2.

The Applicant has filed two separate project applications and tract maps (one for each project). The separate applications

are not dependent upon each other. The City will independently consider each application and could approve both, deny

both, or approve one and deny the other. Because the applications are being made by the same applicant on contiguou

properties and are intended to be developed contemporaneously with each other, both applications considered together

comprise the Project for purposes of CEQA review in this MND.

APPLICANT:

Aragon (Sunset/Everett) Properties Corporation

PREPARED FOR:

Los Angeles Department of City Planning

PREPARED BY:

CAJA Environmental Services, LLC

July 2014


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Mitigation Measures

Sunset & Everett Mixed-Use Development Project and Everett Small Lot Subdivision

ENV-2013-3320-MND

1. Aesthetics

1-1 Aesthetics (Landscape Plan)

All open areas not used for buildings, driveways, parking areas, recreational facilities or walks shall

be attractively landscaped and maintained in accordance with a landscape plan and an automatic

irrigation plan, prepared by a licensed Landscape Architect and to the satisfaction of the decision

maker.

A minimum five-foot landscape buffer shall be planted adjacent to the residential uses on the

Sunset Portion, to the extent feasible by the design constraints required for building staircase

accesses, and site arrangement, and subject to the landscape plan.

1-2 Aesthetics (Signage)

On-site signs shall be limited to the maximum allowable under the Municipal Code.

Multiple temporary signs in store windows and along building walls are not permitted.

1-3 Aesthetics (Vandalism)

Every building, structure, or portion thereof, shall be maintained in a safe and sanitary condition

and good repair, and free from, debris, rubbish, garbage, trash, overgrown vegetation or other

similar material, pursuant to Municipal Code Section 91.8104.

The exterior of all buildings and fences shall be free from graffiti when such graffiti is visible

from a street or alley, pursuant to Municipal Code Section 91.8104.15.

1-4 Aesthetics (Signage on Construction Barriers)

The applicant shall affix or paint a plainly visible sign, on publicly accessible portions of the

construction barriers, with the following language: POST NO BILLS.

Such language shall appear at intervals of no less than 25 feet along the length of the publicly

accessible portions of the barrier.

The applicant shall be responsible for maintaining the visibility of the required signage and for

maintaining the construction barrier free and clear of any unauthorized signs within 48 hours of

occurrence.

1-5 Aesthetics (Light)

Outdoor lighting shall be designed and installed with shielding and focused on the Site and directed

away from the neighboring residential land uses.

1-6 Aesthetics (Glare)


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The exterior of the proposed structure shall be constructed of materials such as, but not limited to,

high-performance and/or non-reflective tinted glass (no mirror-like tints or films) and pre-cast

concrete or fabricated wall surfaces to minimize glare and reflected heat.

2. Agriculture and Forestry Resources

None

3. Air Quality

3-1 Air Quality (Demolition, Grading, and Construction Activities)

All unpaved demolition and construction areas shall be wetted at least twice daily during

excavation and construction, and temporary dust covers shall be used to reduce dust emissions

and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50

percent.

The construction area shall be kept sufficiently dampened to control dust caused by grading and

hauling, and at all times provide reasonable control of dust caused by wind.

All clearing, earth moving, or excavation activities shall be discontinued during periods of high

winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust.

All dirt/soil loads shall be secured by trimming, watering or other appropriate means to prevent

spillage and dust.

All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered

to prevent excessive amount of dust.

General contractors shall maintain and operate construction equipment so as to minimize exhaust

emissions.

Trucks having no current hauling activity shall not idle but be turned off.

3-2 Air Quality (Land Use Compatibility)

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 11, to the satisfaction of

the Department of Building and Safety.

4. Biological Resources

4-1 Habitat Modification (Nesting Native Birds, Hillside or Rural Areas)

Proposed project activities (including disturbances to native and non-native vegetation,

structures and substrates) should take place outside of the breeding bird season which generally

runs from March 1- August 31 (as early as February 1 for raptors) to avoid take (including

disturbances which would cause abandonment of active nests containing eggs and/or young).

Take means to hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture of

kill (Fish and Game Code Section 86).


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If project activities cannot feasibly avoid the breeding bird season, beginning thirty days prior to

the disturbance of suitable nesting habitat, the applicant shall:

a. Arrange for weekly bird surveys to detect any protected native birds in the habitat to be

removed and any other such habitat within 300 feet of the construction work area (within

500 feet for raptors) as access to adjacent areas allows. The surveys shall be conducted by a

Qualified Biologist with experience in conducting breeding bird surveys. The surveys shall

continue on a weekly basis with the last survey being conducted no more than 3 days prior to

the initiation of clearance/construction work.

b. If a protected native bird is found, the applicant shall delay all clearance/construction

disturbance activities within 300 feet of suitable nesting habitat for the observed protected

bird species (within 500 feet for suitable raptor nesting habitat) until August 31.

c. Alternatively, the Qualified Biologist could continue the surveys in order to locate any

nests. If an active nest is located, clearing and construction within 300 feet of the nest

(within 500 feet for raptor nests) or as determined by a qualified biological monitor, shall bepostponed until the nest is vacated and juveniles have fledged and when there is no evidence

of a second attempt at nesting. The buffer zone from the nest shall be established in the field

with flagging and stakes. Construction personnel shall be instructed on the sensitivity of the

area.

d. The applicant shall record the results of the recommended protective measures described

above to document compliance with applicable State and Federal laws pertaining to the

protection of native birds. Such record shall be submitted and received into the case file for

the associated discretionary action permitting the project.

4-2 Existing Tree Report recommendation

Final approval of the tree removal shall be determined by the Citys Chief Forester. Replacement

trees for the 4Juglans californica trees shall be a total of 8 (eight) 15-gallon Platanus racemosa.

4-3 Tree Removal (Non-Protected Trees)

Prior to the issuance of any permit, a plot plan shall be prepared indicating the location, size,

type, and general condition of all existing trees on the site and within the adjacent public

right(s)-of-way.

All significant (8-inch or greater trunk diameter, or cumulative trunk diameter if multitrunked, asmeasured 54 inches above the ground) non-protected trees on the site proposed for removal shall

be replaced at a 1:1 ratio with a minimum 24-inch box tree. Net, new trees, located within the

parkway of the adjacent public right(s)-of-way, may be counted toward replacement tree

requirements.

Removal or planting of any tree in the public right-of-way requires approval of the Board of

Public Works. Contact Urban Forestry Division at: 213-847-3077. All trees in the public right-


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of-way shall be provided per the current standards of the Urban Forestry Division the

Department of Public Works, Bureau of Street Services.

4-4 Tree Removal (Locally Protected Species)

All protected tree removals require approval from the Board of Public Works.

A Tree Report shall be submitted to the Urban Forestry Division of the Bureau of Street

Services, Department of Public Works, for review and approval (213-847-3077), prior to

implementation of the Reports recommended measures.

A minimum of two trees (a minimum of 48-inch box in size if available) shall be planted for

each protected tree that is removed. The canopy of the replacement trees, at the time they are

planted, shall be in proportion to the canopies of the protected tree(s) removed and shall be to the

satisfaction of the Urban Forestry Division.

The location of trees planted for the purposes of replacing a removed protected tree shall be

clearly indicated on the required landscape plan, which shall also indicate the replacement tree

species and further contain the phrase Replacement Tree in its description.

Bonding (Tree Survival):

a. The applicant shall post a cash bond or other assurances acceptable to the Bureau of

Engineering in consultation with the Urban Forestry Division and the decision maker

guaranteeing the survival of trees required to be maintained, replaced or relocated in such a

fashion as to assure the existence of continuously living trees for a minimum of three years

from the date that the bond is posted or from the date such trees are replaced or relocated,

whichever is longer. Any change of ownership shall require that the new owner post a new

oak tree bond to the satisfaction of the Bureau of Engineering. Subsequently, the original

owner's oak tree bond may be exonerated.

b. The City Engineer shall use the provisions of Section 17.08 as its procedural guide in

satisfaction of said bond requirements and processing. Prior to exoneration of the bond, the

owner of the property shall provide evidence satisfactory to the City Engineer and Urban

Forestry Division that the oak trees were properly replaced, the date of the replacement and

the survival of the replacement trees for a period of three years.

5. Cultural Resources

5-1 Cultural Resources (Archaeology)

If any archaeological materials are encountered during the course of project development, all

further development activity shall halt in the areas of archaeological sensitivity (excavation or

disturbance may continue in other areas of the Project Site that are not reasonably suspected to

overlie adjacent archaeological resources), and:

a. The services of an archaeologist shall then be secured by contacting the South Central

Coastal Information Center (657-278-5395) located at California State University Fullerton,

or a member of the Register of Professional Archaeologists (ROPA) or a ROPA-qualified


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archaeologist, who shall assess the discovered material(s) and prepare a survey, study or

report evaluating the impact.

b.

The archaeologist's survey, study or report shall contain a recommendation(s), if necessary,

for the preservation, conservation, or relocation of the resource.

c. The applicant shall comply with the recommendations of the evaluating archaeologist, as

contained in the survey, study or report. Project development activities may resume once copies of the archaeological survey, study or

report are submitted to:

SCCIC Department of Anthropology

McCarthy Hall 477 CSU Fullerton

800 North State College Boulevard

Fullerton, CA 92834

Prior to the issuance of any building permit, the applicant shall submit a letter to the case file

indicating what, if any, archaeological reports have been submitted, or a statement indicating that

no material was discovered.

A covenant and agreement binding the applicant to this condition shall be recorded prior to

issuance of a grading permit.

The Native American Heritage Commission shall be consulted to identify if any additional

traditional cultural properties or other sacred sites are known to be in the area.

5-2 Cultural Resources (Paleontology)

If any paleontological materials are encountered during the course of project development, all

further development activities shall halt in the areas of paleontological sensitivity (Excavation or

disturbance may continue in other areas of the Project Site that are not reasonably suspected tooverlie adjacent paleontological resources), and:

a. The services of a paleontologist shall then be secured by contacting the Center for Public

Paleontology - USC, UCLA, California State University Los Angeles, California State

University Long Beach, or the Los Angeles County Natural History Museum - who shall

assess the discovered material(s) and prepare a survey, study or report evaluating the impact.

b. The paleontologist's survey, study, or report shall contain a recommendation(s), if

necessary, for the preservation, conservation, or relocation of the resource.

c. The applicant shall comply with the recommendations of the evaluating paleontologist, as

contained in the survey, study, or report.

d. Project development activities may resume once copies of the paleontological survey,

study or report are submitted to the Los Angeles County Natural History Museum.

e. Any fossils recovered during mitigation should be deposited in an accredited and

permanent scientific institution for the benefit of current and future generations


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Prior to the issuance of any building permit, the applicant shall submit a letter to the case file

indicating what, if any, paleontological reports have been submitted, or a statement indicating

that no material was discovered.

A covenant and agreement binding the applicant to this condition shall be recorded prior to

issuance of a grading permit.

5-3 Cultural Resources (Human Remains)

In the event that human remains are discovered during excavation activities, the following

procedure shall be observed:

a. Stop immediately and contact the County Coroner:

1104 N. Mission Road

Los Angeles, CA 90033

323-343-0512 (8 a.m. to 5 p.m. Monday through Friday) or

323-343-0714 (After Hours, Saturday, Sunday, and Holidays)

b. The coroner has two working days to examine human remains after being notified by the

responsible person. If the remains are Native American, the Coroner has 24 hours to notify

the Native American Heritage Commission.

c. The Native American Heritage Commission will immediately notify the person it believes

to be the most likely descendent of the deceased Native American.

d. The most likely descendent has 48 hours to make recommendations to the owner, or

representative, for the treatment or disposition, with proper dignity, of the human remains

and grave goods.

e. If the descendent does not make recommendations within 48 hours the owner shall reinter

the remains in an area of the property secure from further disturbance, or;

f. If the owner does not accept the descendants recommendations, the owner or the

descendent may request mediation by the Native American Heritage Commission.

6. Geology and Soils

6-1 Seismic

The design and construction of the project shall conform to the California Building Code seismic

standards as approved by the Department of Building and Safety.

6-2 Erosion/Grading/Short-Term Construction Impacts


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The applicant shall provide a staked signage at the site with a minimum of 3-inch lettering

containing contact information for the Senior Street Use Inspector (Department of Public

Works), the Senior Grading Inspector (LADBS) and the hauling or general contractor.

Chapter IX, Division 70 of the Los Angeles Municipal Code addresses grading, excavations, and

fills. All grading activities require grading permits from the Department of Building and Safety.

Additional provisions are required for grading activities within Hillside areas. The application ofBMPs includes but is not limited to the following mitigation measures:

a. Excavation and grading activities shall be scheduled during dry weather periods. If

grading occurs during the rainy season (October 15 through April 1), diversion dikes shall be

constructed to channel runoff around the site. Channels shall be lined with grass or

roughened pavement to reduce runoff velocity.

b. Stockpiles, excavated, and exposed soil shall be covered with secured tarps, plastic

sheeting, erosion control fabrics, or treated with a bio-degradable soil stabilizer.

6-3 Erosion/Grading/Short-Term Construction Impacts (Hillside Grading Areas)

The grading plan shall conform with the City's Landform Grading Manual guidelines, subject to

approval by the Advisory Agency and the Department of Building and Safety's Grading

Division.

Appropriate erosion control and drainage devices shall be provided to the satisfaction of the

Building and Safety Department. These measures include interceptor terraces, berms, vee

channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code,

including planting fast-growing annual and perennial grasses in areas where construction is not

immediately planned.

6-4 Geological Investigation and Engineering Requirements

The design of the structure shall consider groundwater at a depth of 8 feet below the ground

surface as measured at the sidewalk elevation.

The existing fill soils, in addition to the upper two feet of alluvial soils shall be removed and

recompacted.

The proposed structure shall be supported on conventional foundations where the rock is

exposed and deepened foundations excavated through the fill and alluvium where bedrock is

deeper; the footings shall extend to 15 feet in depth. As an alternative, where deepened footings

are necessary, cast-in-place drilled friction piles shall be used. A combination of conventional

foundations and friction piles shall be used as long as both types are supported in the bedrock.

If the building is designed and constructed with a cold joint at the transition between bedrock

and fill/alluvium, the building shall be supported exclusively on shallow conventional

foundations. If this option is selected, all of the fill soils must be removed and compacted, and

the footings must be underlain by at least 3 feet of newly compacted fill soils.


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The finish floor slab shall be designed and constructed as a conventional slab where the slab is

above the ground water surface. Where the finish floor is below the groundwater surface, the

slab must be designed to accommodate the hydrostatic uplift.

Groundwater will be encountered during construction. Dewatering measures shall be considered.

It is recommended that a groundwater monitoring well be installed on the area of the two level

parking garage and another at the location of the deeper alluvium. The purpose of the wells is toidentify static water depths and to estimate dewatering qualities.

The slope stability calculations required leaving the terrace in place at the top of the slope near

Cross Section E-E. The terrace shall be regarded to include a 2-foot thick layer of relatively

impermeable soil to prevent infiltration. The layer shall be graded so that water flows toward the

face of the slope and is near elevation 486 feet. The over steepened slope on the east side of the

terrace shall be supported with a retaining wall or permanent shoring. The top of the new cut

shall be set back from the property lines 1/5 of the height of the cut, but no greater than 10 feet

from the property line. Clarification of the required setback for the existing cut shown on Cross

Section E-E shall be obtained from the building official.

The proposed cut shall be inclined as steep as 35 degrees. Since the slope exceeds an inclinationof 26 degrees, a modification to the City of Los Angeles Building Code shall be necessary.

V ditches shall be required at the top, midheight, and toe of the proposed cut slope with

appropriate downdrains. The slope must be planted with erosion resistant ground cover.

Approved shrubs shall also be necessary.

Foundations for small outlying structures, such as property line walls, which shall not be tied-in

to the proposed apartment building, shall be supported on conventional foundations bearing in

bedrock or alluvium.

6-5 Foundation Reinforcement (Geological Investigation and Engineering )

Due to the high expansion potential for the onsite geologic materials, all foundations shall be

reinforced with a minimum of four #4 steel bars. Two shall be placed near the top of the foundation,

and two shall be placed near the bottom.

6-6 Expansive Soils Area

Prior to the issuance of grading or building permits, the applicant shall submit a geotechnical

report, prepared by a registered civil engineer or certified engineering geologist, to the

Department of Building and Safety, for review and approval. The geotechnical report shall

assess potential consequences of any soil expansion and soil strength loss, estimation of

settlement, lateral movement or reduction in foundation soilbearing capacity, and discussmitigation measures that may include building design consideration. Building design

considerations shall include, but are not limited to: ground stabilization, selection of appropriate

foundation type and depths, selection of appropriate structural systems to accommodate

anticipated displacements or any combination of these measures.

The project shall comply with the conditions contained within the Department of Building and

Safetys Geology and Soils Report Approval Letter for the proposed project, and as it may be

subsequently amended or modified.


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7. Greenhouse Gas Emissions

7-1 Greenhouse Gases

Only low-VOC-containing paints, sealants, adhesives, and solvents shall be utilized in the

construction of the project.

8. Hazards and Hazardous Materials

8-1 Explosion/Release (Existing Toxic/Hazardous Construction Materials)

(Polychlorinated Biphenyl Commercial and Industrial Buildings) Prior to issuance of a

demolition permit, a polychlorinated biphenyl (PCB) abatement contractor shall conduct a

survey of the project site to identify and assist with compliance with applicable state and federal

rules and regulation governing PCB removal and disposal.

8-2 AEI Consultants Recommendation - Methane Assessment

A methane assessment shall be conducted for the Site prior to any future redevelopment

activities.

8-3 Explosion/Release (Methane Gas)

All commercial, industrial, and institutional buildings shall be provided with an approved

Methane Control System, which shall include these minimum requirements; a vent system and

gas-detection system which shall be installed in the basements or the lowest floor level on grade,

and within underfloor space of buildings with raised foundations. The gas-detection system shall

be designed to automatically activate the vent system when an action level equal to 25% of the

Lower Explosive Limit (LEL) methane concentration is detected within those areas. All commercial, industrial, institutional and multiple residential buildings covering over 50,000

square feet of lot area or with more than one level of basement shall be independently analyzed

by a qualified engineer, as defined in Section 91.7102 of the Municipal Code, hired by the

building owner. The engineer shall investigate and recommend mitigation measures which will

prevent or retard potential methane gas seepage into the building. In addition to the other items

listed in this section, the owner shall implement the engineer's design recommendations subject

to Department of Building and Safety and Fire Department approval.

All multiple residential buildings shall have adequate ventilation as defined in Section 91.7102

of the Municipal Code of a gas-detection system installed in the basement or on the lowest floor

level on grade, and within the underfloor space in buildings with raised foundations.

8-4 AEI Consultants Recommendation - Asbestos-Containing Materials Operation &Maintenance

Plan

Based on the potential presence of asbestos-containing materials, the property owner shall

implement an Operations and Maintenance (O & M) Plan which stipulates that assessment,

repair and maintenance of damaged materials be performed to protect the health and safety of the

building occupants.


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An asbestos survey adhering to Asbestos Hazard Emergency Response Act (AHERA) sampling

protocol shall be performed prior to demolition or renovation activities that may disturb ACMs.

This requirement shall be enforced by the local air pollution control or air quality management

district, and specifies that all suspect asbestos-containing materials (ACMs) be sampled to

determine the presence or absence of asbestos prior to any renovation or demolition activities to

prevent potential exposure to workers and/or building occupants.


(Asbestos) Prior to the issuance of any permit for the demolition or alteration of the existing

structure(s), the applicant shall provide a letter to the Department of Building and Safety from a

qualified asbestos abatement consultant indicating that no Asbestos-Containing Materials

(ACM) are present in the building. If ACMs are found to be present, it will need to be abated in

compliance with the South Coast Air Quality Management District's Rule 1403 as well as all

other applicable State and Federal rules and regulations.

8-6 AEI Consultants Recommendation - Lead-Based Paint Operation & Maintenance Plan

Based on the potential presence of lead-based paint (LBP) and nature of occupancy, the property

owner shall implement an Operations and Maintenance (O & M) Plan to protect the health and

safety of the building occupants. Local regulations may apply to lead-based paint in association

with building demolition/renovations and worker/occupant protection. Actual material samples

shall be collected or an XRF survey performed in order to determine if LBP is present.

Construction activities that disturb materials or paints containing any amount of lead shall be

subject to certain requirements of the OSHA lead standard contained in 29 CFR 1910.1025 and

1926.62.

The property owner shall consult with a certified Lead Risk Assessor to determine options for

control of possible LBP hazards. Stringent local and State regulations shall apply to LBP in

association with building demolition/renovations and worker/occupant protection. Construction

activities that disturb materials or paints containing any amount of lead shall be subject to certain

requirements of the OSHA lead standard contained in 29 CFR 1910.1025 and 1926.62.

Specific work practices according to the Occupational Safety and Health Administration shall be

implemented when handling construction materials and debris that contain lead-containing

materials.


(Lead Paint) Prior to issuance of any permit for the demolition or alteration of the existing

structure(s), a lead-based paint survey shall be performed to the written satisfaction of the

Department of Building and Safety. Should lead-based paint materials be identified, standard

handling and disposal practices shall be implemented pursuant to OSHA regulations.

8-8 Removal of Underground Storage Tanks

Underground Storage Tanks shall be decommissioned or removed as determined by the Los

Angeles City Fire Department Underground Storage Tank Division. If any contamination is


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found, further remediation measures shall be developed with the assistance of the Los Angeles

City Fire Department and other appropriate State agencies.

Prior to issuance of a use of land or building permit, a letter certifying that remediation is

complete from the appropriate agency (Department of Toxic Substance Control or the Regional

Water Quality Control Board) shall be submitted to the decision maker.

8-9 Hillside Construction Staging and Parking Plan

Prior to the issuance of a grading or building permit, the applicant shall submit a Construction

Staging and Parking Plan to the Department of Building and Safety and the Fire Department for

review and approval. The plan shall identify where all construction materials, equipment, and

vehicles will be stored through the construction phase of the project, as well as where contractor,

subcontractor, and laborers will park their vehicles so as to prevent blockage of two-way traffic

on streets in the vicinity of the construction site. The Construction Staging and Parking Plan

shall include, but not be limited to, the following performance standards and operational

requirements:

o No construction equipment or material shall be permitted to be stored within the public

right-of-way. Unless otherwise allowed by special permit, all surrounding sidewalksshall remain accessible for pedestrians at all times. Any such permits shall be issued on a

temporary basis throughout the duration of construction.

o If the property fronts on a designated Red Flag Street, on noticed Red Flag days, all

the workers shall be shuttled from an off-site area, located on a non-Red Flag Street, to

and from the site in order to keep roads open on Red Flag days.

o During the Excavation and Grading phases, only one truck hauler shall be allowed on

the site at any one time. The drivers shall be required to follow the designated travel plan

or approved Haul Route.

o Truck traffic directed to the project site for the purpose of delivering materials,

construction-machinery, or removal of graded soil shall be limited to off-peak traffic

hours, Monday through Friday only. No truck deliveries shall be permitted on Saturdays

or Sundays.

o All deliveries during construction shall be coordinated so that only one vendor/delivery

vehicle is at the site at one time, and that a construction supervisor is present at such

time.

o A radio operator shall be on-site to coordinate the movement of material and personnel,

in order to keep the roads open for emergency vehicles, their apparatus, and neighbors.

o During all phases of construction, all construction vehicle parking and queuing related to

the project shall be as required to the satisfaction of the Department of Building and

Safety, and in substantial compliance with the Construction Staging and Parking Plan,

except as may be modified by the Department of Building and Safety or the FireDepartment.

8-10 Emergency Evacuation Plan

Prior to the issuance of a building permit, the applicant shall develop an emergency response plan in

consultation with the Fire Department. The emergency response plan shall include but not be limited

to the following performance standards and requirements: mapping of emergency exits, evacuation

routes for vehicles and pedestrians, location of nearest hospitals, and fire departments.


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9. Hydrology and Water Quality

9-1 Temporary Dewatering (Geological Engineering Investigation Recommendation)

Temporary dewatering shall consist of gravel-filled drainage trenches leading a sump area. The

collected water shall be pumped to an acceptable disposal area.

Dewatering wells shall be considered, based on the recommendation of an experienceddewatering contractor.

9-2 Stormwater Infiltration Facility (Geological Engineering Investigation Recommendation)

The infiltration facility shall not be located near the proposed slope.

The infiltration facility shall be located downgradient of the slope and the subterranean levels.

The Project shall not be serviced by below grade retaining walls.

Open infiltration basins have many negative associated issues. Such a design shall consider

attractive nuisance, impacts to growing vegetation, impacts to air quality, and vector control.

All infiltration devices shall be provided with overflow protection. Once the device is full of

water, additional water flowing to the device shall be diverted to another acceptable disposalarea, or disposed offsite in an acceptable manner.

All connections associated with stormwater infiltration devices shall be sealed and watertight.

Uncontrolled water leaking into the subgrade soils can lead to loss of strength, piping, erosion,

settlement, and/or expansion of the effected earth materials.

Excavations proposed for the installation of stormwater facilities shall comply with the

Temporary Excavations sections of the Geotechnical Engineering Investigation as well as

Cal/OSHA Regulations, where applicable.

9-3 Site Drainage (Geological Engineering Investigation Recommendation)

The proposed structure shall be provided with roof drainage.

Drainage from downspouts, roof drains, and scuppers shall not be permitted on unprotected soils

within five feet of the building perimeter.

Drainage shall not be allowed to pond anywhere on the site, and especially not against any

foundation or retaining wall.

Drainage shall not be allowed to flow uncontrolled over any descending slope.

Planters which are located within a distance equal to the depth of a retaining wall shall be sealed

to prevent moisture adversely affecting the wall.

Planters which are located within five feet of a foundation shall be sealed to prevent moisture

affecting the earth materials supporting the foundation.

9-4 Stormwater Pollution (Demolition, Grading, and Construction Activities)

Sediment carries with it other work-site pollutants such as pesticides, cleaning solvents, cement

wash, asphalt, and car fluids that are toxic to sea life.

Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved

surfaces that can be washed away into the storm drains.


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The interior ramps shall be textured to prevent tire squeal at turning areas.

Parking lots located adjacent to residential buildings shall have a solid decorative wall adjacent

to the residential.

12-10 Severe Noise Levels (Residential Fronting on Major or Secondary Highway, or adjacent to a

Freeway)

All exterior windows having a line of sight of a Major or Secondary Highway shall be constructed

with double-pane glass and use exterior wall construction which provides a Sound Transmission

Coefficient (STC) value of 50, as determined in accordance with ASTM E90 and ASTM E413, or

any amendment thereto.

The applicant, as an alternative, may retain an acoustical engineer to submit evidence, along with the

application for a building permit, any alternative means of sound insulation sufficient to mitigate

interior noise levels below a CNEL of 45 dBA in any habitable room.

12-11 Construction activities shall utilize rubber tired equipment in place of steel-track equipment.

12-12 Construction haul trucks shall avoid driving over potholes and dips when arriving at or leaving each

project site.

12-13 The construction contractor shall stage and warm-up construction equipment as far from nearby

sensitive receptors as possible.

12-14 The construction contractor shall avoid utilizing high vibration construction equipment (e.g. large

bulldozers) near surrounding sensitive receptors. .

12-15 The construction contractor shall avoid using vibratory rollers and packers near sensitive areas.

12-16 The construction contractor shall use drilled piles or the use of a sonic or vibratory pile driver wheregeological conditions permit their use. The construction contractor shall avoid impact pile-driving

except in locations where the underlying geological conditions render drilled piles or sonic or

vibratory pile drivers ineffective.

13. Population and Housing

None

14. Public Services

14-1 Public Services (Fire)

The following recommendations of the Fire Department relative to fire safety shall be incorporated

into the building plans, which includes the submittal of a plot plan for approval by the Fire

Department either prior to the recordation of a final map or the approval of a building permit. The

plot plan shall include the following minimum design features: fire lanes, where required, shall be a

minimum of 20 feet in width; all structures must be within 300 feet of an approved fire hydrant, and

entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal

travel from the edge of the roadway of an improved street or approved fire lane.


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14-2 Hydrants

The Project shall ensure that there are sufficient numbers of public hydrants around the Site.

According to the Fire Department, the Inspector shall ask for two or three additional public hydrants:

one on the same side of the street as the Project on Sunset Boulevard, and one or two on Everett

Street, depending on the plot plan and entrances to the Project. The number and exact location shall

be decided in consultation with the Fire Department.

14-3 Public Services (Police Demolition/Construction Sites)

Fences shall be constructed around the site to minimize trespassing, vandalism, short-cut attractions

and attractive nuisances.

14-4 Public Services (Police)

The plans shall incorporate a design that enhances the security, semi-public and private spaces,

which may include but not be limited to access control to building, secured parking facilities,

walls/fences with key systems, well-illuminated public and semi-public space designed with aminimum of dead space to eliminate areas of concealment, location of toilet facilities or building

entrances in high-foot traffic areas, and provision of security guard patrol throughout the Project Site

if needed. Please refer to "Design Out Crime Guidelines: Crime Prevention Through Environmental

Design", published by the Los Angeles Police Department. Contact the Community Relations

Division, located at 100 W. 1st Street, #250, Los Angeles, CA 90012; (213) 486-6000. These

measures shall be approved by the Police Department prior to the issuance of building permits.

14-5 Upon completion of the Project, the Central Area commanding officer shall be provided with a

diagram of each portion of the property. The diagram shall include access routes and any additional

information that might facilitate police response.

14-6 Public Services (Schools)

The applicant shall pay school fees to the Los Angeles Unified School District to offset the

impact of additional student enrollment at schools serving the project area.

14-7 Recreation (Increased Demand for Parks or Recreational Facilities)

If a final map is recorded, then the following applies: (Subdivision) Pursuant to Section 17.12-A or

17.58 of the Los Angeles Municipal Code, the applicant shall pay the applicable Quimby fees for the

construction of dwelling units.

or

If a final map is not recorded and the applicant seeks a certificate of occupancy for apartments, then

the following applies:(Apartments) Pursuant to Section 21.10 of the Los Angeles Municipal Code,

the applicant shall pay the Dwelling Unit Construction Tax for construction of apartment buildings.

15. Recreation


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Same as MM 14-7

16. Transportation and Traffic

16-1 Sunset Boulevard and Beaudry Avenue

The Project shall re-stripe and add left-turn protective phasing to both the northbound and

southbound approaches to the intersection (Beaudry Avenue).

o The northbound approach shall be re-striped from one shared left/thru/right lane to one left

turn lane and one shared thru/right lane.

o The southbound approach shall be re-striped from one shared/left thru lane, one thru lane

and one right turn lane to one left-turn lane, one thru lane and one right turn lane.

o This shall be done without any roadway widening.

o Left-turn protective phasing shall also be added to both these approaches.

16-2 LADOT Project Requirements

The Project shall comply with the Project Requirements listed in LADOTs Approval Letter.

16-3 Transportation (Haul Route)

The developer shall install appropriate traffic signs around the site to ensure pedestrian and

vehicle safety.

(Hillside and Subdivisions): Projects involving the import/export of 1,000 cubic yards or more of

dirt shall obtain haul route approval by the Department of Building and Safety.

(Hillside Projects):

o All haul route hours shall be limited to off-peak hours as determined by Board of

Building and Safety Commissioners.

o The Department of Transportation shall recommend to the Building and Safety

Commission Office the appropriate size of trucks allowed for hauling, best route of

travel, the appropriate number of flag people.

o The Department of Building and Safety shall stagger haul trucks based upon a specific

area's capacity, as determined by the Department of Transportation, and the amount of

soil proposed to be hauled to minimize cumulative traffic and congestion impacts.

o The applicant shall be limited to no more than two trucks at any given time within the

site's staging area.

16-4 Safety Hazards

The developer shall install appropriate traffic signs around the site to ensure pedestrian and

vehicle safety.

The applicant shall submit a parking and driveway plan that incorporates design features that

reduce accidents, to the Bureau of Engineering and the Department of Transportation for

approval.

16-5 Public Services (Street Improvements Not Required By DOT)


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The project shall comply with the Bureau of Engineering's requirements for street dedications and

improvements that will reduce traffic impacts in direct portion to those caused by the proposed

project's implementation.

16-6 Construction Damage Bond

A cash bond or security (Bond) shall be posted in accordance with terms, specifications, andconditions to the satisfaction of the Bureau of Engineering and shall remain in full force and

effect to guarantee that any damage incurred to the roadway adjacent to the property, which may

result from any construction activity on the site, is properly repaired by the applicant.

Prior to the issuance of a Certificate of Occupancy, any damage incurred to the roadway adjacent

to the property, which may result from any construction activity on the site, shall be properly

repaired by the applicant to the satisfaction of the Bureau of Engineering. The applicant is

hereby advised to obtain all necessary permits to facilitate this construction/repair.

16-7 Inadequate Emergency Access

The applicant shall submit a parking and driveway plan to the Bureau of Engineering and theDepartment of Transportation for approval that provides code-required emergency access.

17. Utilities and Service Systems

17-1 As part of the normal construction/building permit process, the Project Applicant shall confirm with

the City that the capacity of the local and trunk lines are sufficient to accommodate the Projects

wastewater flows during the construction and operation phases. If the public sewer has insufficient

capacity, then the Project Applicant shall be required to build sewer lines to a point in the sewer

system with sufficient capacity.

17-2 The Project Applicant shall implement any upgrade to the wastewater system serving the Project Site

that is needed to accommodate the Projects wastewater generation.

17-3 As part of the normal construction/building permit process, the Project Applicant shall confirm with

the City that the capacity of the existing water infrastructure can supply the domestic needs of the

Project during the construction and operation phases.

17-4 The Project Applicant shall implement any upgrade to the water infrastructure serving the Project

Site that is needed to accommodate the Projects water consumption needs.

17-5 Utilities (Local Water Landscaping)

The project shall comply with Ordinance No. 170,978 (Water Management Ordinance), whichimposes numerous water conservation measures in landscape, installation, and maintenance (e.g,

use drip irrigation and soak hoses in lieu of sprinklers to lower the amount of water lost to

evaporation and overspray, set automatic sprinkler systems to irrigate during the early morning

or evening hours to minimize water loss due to evaporation, and water less in the cooler months

and during the rainy season).

In addition to the requirements of the Landscape Ordinance, the landscape plan shall incorporate

the following:


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o Weather-based irrigation controller with rain shutoff

o Matched precipitation (flow) rates for sprinkler heads

o Drip/microspray/subsurface irrigation where appropriate

o Minimum irrigation system distribution uniformity of 75 percent

o Proper hydro-zoning, turf minimization and use of native/drought tolerant plan materials

o Use of landscape contouring to minimize precipitation runoff

A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for

existing and expanded irrigated landscape areas totaling 5,000 sf and greater.

17-6 Utilities (Local Water Supplies All New Construction)

If conditions dictate, the Department of Water and Power may postpone new water connections

for this project until water supply capacity is adequate.

Install high-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets, and high-

efficiency urinals (maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as

appropriate.

Install restroom faucets with a maximum flow rate of 1.5 gallons per minute.

A separate water meter (or submeter), flow sensor, and master valve shutoff shall be installed for

all landscape irrigation uses.

Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such

equipment shall be indicated on the building plans and incorporated into tenant lease agreements.

(Single-pass cooling refers to the use of potable water to extract heat from process equipment,

e.g. vacuum pump, ice machines, by passing the water through equipment and discharging the

heated water to the sanitary wastewater system.)

17-7 Utilities (Local Water Supplies New Commercial or Industrial)

All restroom faucets shall be of a self-closing design.

17-8 Utilities (Local Water Supplies New Residential)

Install no more than one showerhead per shower stall, having a flow rate no greater than 2.0

gallons per minute.

Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) in the project,

if proposed to be provided in either individual units and/or in a common laundryroom(s). If such

appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease

agreement, and the applicant shall be responsible for ensuring compliance.

Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed

to be provided. If such appliance is to be furnished by a tenant, this requirement shall be

incorporated into the lease agreement, and the applicant shall be responsible for ensuring

compliance.

17-9 Utilities (Solid Waste Recycling Construction/Demolition)

Prior to the issuance of any construction permit, the Project Applicant shall provide a copy of the

receipt or contract from a waste disposal company providing services to the project, specifying

recycled waste service(s), to the City of Los Angeles Department of Building and Safety. The


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construction contractor(s) shall only contract for waste disposal services with a company that

recycles construction-related waste.

17-10 Utilities (Solid Waste Recycling)

To facilitate on-site separation and recycling of demolition and construction-related wastes, the

contractor(s) shall provide temporary waste separation bins on-site during demolition andconstruction. These bins shall be emptied and the contents recycled accordingly as a part of the

project's regular solid waste disposal program.

17-11 Utilities (Solid Waste Disposal)

All waste shall be disposed of properly. Use appropriately labeled recycling bins to recycle

demolition and construction materials including: solvents, water-based paints, vehicle fluids, broken

asphalt and concrete, bricks, metals, wood, and vegetation. Non-recyclable materials/wastes shall be

taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site.

17-12 Utilities (Solid Waste Recycling - Operational)

Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass,

and other recyclable material. These bins shall be emptied and recycled accordingly as a part of the

project's regular solid waste disposal program.

18. Mandatory Findings of Significance

None


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Sunset & Everett Mixed-Use Development Project & Everett Small Lot Subdivision Table of Contents

Initial Study/Mitigated Negative Declaration Page 1

TABLE OF CONTENTS

Section Page

1.

INTRODUCTION ...............................................................................................................................................1-1

2. PROJECT DESCRIPTION .................................................................................................................................2-1

3. INITIAL STUDY CHECKLIST ........................................................................................................................3-1

4. ENVIRONMENTAL IMPACT ANALYSIS ......................................................................................................4-1

1. Aesthetics .....................................................................................................................................................4-1

2. Agriculture and Forestry Resources ........................................................................................................... 4-12

3. Air Quality .................................................................................................................................................4-14

4. Biological Resources .................................................................................................................................. 4-27

5.

Cultural Resources ..................................................................................................................................... 4-356. Geology and Soils ...................................................................................................................................... 4-51

7. Greenhouse Gas Emissions ........................................................................................................................ 4-60

8. Hazards and Hazardous Materials ..............................................................................................................4-70

9. Hydrology and Water Quality ....................................................................................................................4-94

10. Land Use and Planning.............................................................................................................................4-104

11. Mineral Resources ....................................................................................................................................4-155

12.Noise ........................................................................................................................................................4-157

13. Population and Housing ...........................................................................................................................4-171

14. Public Services .........................................................................................................................................4-177

15. Recreation ................................................................................................................................................4-200

16.

Transportation and Traffic ........................................................................................................................4-20117. Utilities and Service Systems ...................................................................................................................4-252

18. Mandatory Findings of Significance ........................................................................................................4-270

5. LIST OF PREPARERS .......................................................................................................................................5-1


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City of Los Angeles July 2014



FIGURES & TABLES

Figure Page

Figure 2-1 Regional and Local Vicinity Map ..................................................................................................2-6Figure 2-2 Aerial Map .....................................................................................................................................2-7

Figure 2-3 USGS Map .....................................................................................................................................2-8

Figure 2-4 Views of the Project Site, 1-4 ........................................................................................................2-9

Figure 2-5 Views of the Project Site, 5-8 ......................................................................................................2-10

Figure 2-6 Views of the Project Site, 9-12 ....................................................................................................2-11

Figure 2-7 Views of the Project Site, 13-16 .................................................................................................. 2-12



Figure 2-10 Views of the Project Site, 25-28 ..................................................................................................2-15

Figure 2-11 Views of the Project Site, 29-32 ..................................................................................................2-16

Figure 2-12 Views of the Project Site, 33-36 ..................................................................................................2-17Figure 2-13 Views of the Surrounding Uses, 1-4 ............................................................................................ 2-18

Figure 2-14 Views of the Surrounding Uses, 5-8 ............................................................................................ 2-19

Figure 2-15 Views of the Surrounding Uses, 9-12 .......................................................................................... 2-20

Figure 2-16 Views of the Surrounding Uses, 13-16 ........................................................................................ 2-21




Figure 2-20 Plot Plan .......................................................................................................................................2-39

Figure 2-21 Rendering View along Sunset ................................................................................................... 2-40

Figure 2-22 Building A West and South Elevations ..................................................................................... 2-41

Figure 2-23 Building A East and North Elevations ...................................................................................... 2-42Figure 2-24 Building B West and South Elevations ..................................................................................... 2-43

Figure 2-25 Building B East and North Elevations ...................................................................................... 2-44

Figure 2-26 Site Plan .......................................................................................................................................2-45

Figure 2-27 South, East, and North Elevation ................................................................................................. 2-46

Figure 4.1-1 Shadow Study Height Threshold .................................................................................................4-11

Figure 4.4-1 Existing Trees ..............................................................................................................................4-34

Figure 4.14-1 Fire Station Locations. ...............................................................................................................4-181

Figure 4.14-2 Police Station Location ..............................................................................................................4-186

Figure 4.14-3 School Locations ........................................................................................................................ 4-192

Figure 4.14-4 Park and Recreation Center Locations ....................................................................................... 4-196

Figure 4.14-5 Library Location ........................................................................................................................ 4-199

Figure 4.16-1 Analyzed Intersections ..............................................................................................................4-205

Figure 4.16-2 Configuration of Analyzed Intersections .................................................................................. 4-206

Figure 4.16-3 Existing Traffic Volumes AM Peak Hour ............................................................................... 4-207

Figure 4.16-4 Existing Traffic Volumes PM Peak Hour ............................................................................... 4-208

Figure 4.16-5 Location of Related Projects ......................................................................................................4-210

Figure 4.16-6 Future Without Project Traffic Volumes AM Peak Hour .......................................................4-220

Figure 4.16-7 Future Without Project Traffic Volumes PM Peak Hour ........................................................4-221


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Figure 4.16-8 Future Configuration of Analyzed Intersections ........................................................................ 4-222

Figure 4.16-9 Project Only Traffic Volumes AM Peak Hour ........................................................................ 4-229

Figure 4.16-10 Project Only Traffic Volumes PM Peak Hour ........................................................................ 4-230

Figure 4.16-11 Future With Project Traffic Volumes AM Peak Hour ............................................................ 4-231

Figure 4.16-12 Future With Project Traffic Volumes PM Peak Hour ............................................................. 4-232Figure 4.16-13 Existing With Project Traffic Volumes AM Peak Hour ......................................................... 4-238

Figure 4.16-14 Existing With Project Traffic Volumes PM Peak Hour .......................................................... 4-239

Figure 4.16-15 Mitigation Concept Plan ............................................................................................................ 4-242

Figure 4.17-1 Sewer Map .................................................................................................................................4-257


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Table Page

Table 2-1 Project Site .....................................................................................................................................2-3

Table 2-2 Sunset Portion Floor Area ............................................................................................................2-26

Table 2-3 Sunset Portion Residential Units .................................................................................................. 2-26Table 2-4 Sunset Portion Unit Mix Per Building ......................................................................................... 2-26

Table 2-5 Everett Portion Average Unit ....................................................................................................... 2-28

Table 2-6 Sunset Portion Height ..................................................................................................................2-28

Table 2-7 Required Parking .........................................................................................................................2-32

Table 2-8 Parking Provided ..........................................................................................................................2-33

Table 2-9 Open Space Required ................................................................................................................... 2-33

Table 2-10 Open Space Provided ................................................................................................................... 2-34

Table 2-11 Construction Schedule ................................................................................................................. 2-35

Table 4.3-1 Estimated Daily Construction Emissions - Unmitigated ..............................................................4-21

Table 4.3-2 Estimated Daily Operations Emissions - Unmitigated ................................................................. 4-23

Table 4.3-3 Project Consistency with Citys General Plan Air Quality Element ............................................ 4-24

Table 4.4-1 Existing Trees ..............................................................................................................................4-31

Table 4.7-1 Estimated Daily Construction Emissions - Mitigated .................................................................. 4-64

Table 4.7-2 Estimated Annual CO2eGreenhouse Gas Emissions.................................................................... 4-64

Table 4.7-3 Project Consistency with AB 32 Scoping Plan

Greenhouse Gas Emission Reduction Strategies ..........................................................................4-67

Table 4.8-1 Records Summary ........................................................................................................................4-75

Table 4.8-2 Additional Database Information ................................................................................................. 4-76

Table 4.8-3 Suspect Asbestos Containing Materials ....................................................................................... 4-80

Table 4.10-1 SCAG Compass Blueprint ......................................................................................................... 4-108

Table 4.10-2 SCAG Regional Comprehensive Plan........................................................................................ 4-111

Table 4.10-3 General Plan ...............................................................................................................................4-123

Table 4.10-4 Silver Lake Echo Park Elysian Valley Community Plan ..................................................... 4-130

Table 4.12-1 Land Use Compatibility for Community Noise Environments .................................................. 4-159

Table 4.12-2 Construction Noise Levels - Unmitigated .................................................................................. 4-161

Table 4.12-3 Construction Noise Levels - Mitigated ...................................................................................... 4-162

Table 4.12-4 2016 Estimated Peak Hour Mobile Source Noise Levels .......................................................... 4-163

Table 4.12-5 Vibration Velocities for Construction Equipment ...................................................................... 4-167

Table 4.12-6 Estimated Cumulative Peak Hour Mobile Source Noise Levels ................................................4-169

Table 4.13-1 Project Estimated Population Generation .................................................................................. 4-171

Table 4.13-2 Project Estimated Employment Generation ............................................................................... 4-172

Table 4.13-3 Population, Housing and Employment of the Community Plan ................................................4-173

Table 4.13-4 Population, Housing and Employment of the City of Los Angeles ........................................... 4-173

Table 4.13-5 Census 2010 Population .............................................................................................................4-173

Table 4.13-6 Population and Housing in the City of Los Angeles .................................................................. 4-174

Table 4.14-1 Fire Stations ............................................................................................................................... 4-178

Table 4.14-2 Reported Crimes in the RD 101, Central Area, and Citywide ...................................................4-183

Table 4.14-3 LAUSD Schools Enrollments and Capacities ........................................................................... 4-188

Table 4.14-4 Project Estimated Student Generation........................................................................................ 4-189

Table 4.14-5 Parks and Recreation Centers.....................................................................................................4-193


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Table 4.14-6 Los Angeles Public Libraries .....................................................................................................4-197

Table 4.16-1 Level of Service Definitions for Signalized Intersection ........................................................... 4-204

Table 4.16-2 Existing Conditions Intersection Level of Service .................................................................. 4-204

Table 4.16-3 Related Project List and Trip Generation Estimates .................................................................. 4-211

Table 4.16-4 Future Without Project Conditions Intersection Level of Service .......................................... 4-223Table 4.16-5 Project Trip Generation Estimates ............................................................................................. 4-225

Table 4.16-6 Definition of Significant Impact at Intersections ....................................................................... 4-233

Table 4.16-7 Future with Project Conditions Intersection Level of Service AM Peak Hour ....................... 4-234

Table 4.16-8 Future with Project Conditions Intersection Level of Service PM Peak Hour ........................ 4-234

Table 4.16-9 Site Adjacent Intersections Signal Warrant Analysis - Future with Project Conditions ......... 4-235

Table 4.16-10 Existing with Project Conditions Intersection Level of Service AM Peak Hour ....................4-236

Table 4.16-11 Existing with Project Conditions Intersection Level of Service PM Peak Hour ..................... 4-236

Table 4.16-12 Site Adjacent Intersections Signal Warrant Analysis - Existing with Project Conditions ...... 4-237

Table 4.16-13 Transit Trips Generated By The Project .................................................................................... 4-251

Table 4.17-1 Project Estimated Wastewater Generation ................................................................................. 4-253

Table 4.17-2 Sewer System .............................................................................................................................4-255

Table 4.17-3 Project Estimated Water Consumption ...................................................................................... 4-258

Table 4.17-4 Project Estimated Solid Waste Generation ................................................................................ 4-267


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APPENDICES

A-1 Sunset Portion Architecture Package.

A-2 Everett Portion Architecture Package.

B Air Quality, Noise, and Greenhouse Gases Appendices, Douglas Kim + Associates,

April 2014.

C Existing Tree Report, Landscape Development, October 16, 2013.

D-1 Historic Resource Report, GPA Consulting, January 2014.

D-2 Request for Historical and Archaeological Information, South Central Coastal Information

Center, August 13, 2013.

D-3 Paleontological resources for the proposed Sunset and Everett Project, Natural History Museum

of Los Angeles County, August 22, 2013.

D-4 Sacred Lands File Search, Native American Heritage Commission, August 14, 2013.

E-1 Geotechnical Engineering Investigation, Proposed Apartment Complex, 1185 West SunsetBoulevard, Los Angeles, California, Geotechnologies, Inc, April 9, 2013.

E-2 Geology and Soils Report Approval Letter, Los Angeles Department of Building and Safety, June

24, 2014.

F-1 Phase I Environmental Site Assessment, AEI Consultants, February 26, 2013.

F-2 Phase II Subsurface Investigation, AEI Consultants, March 22, 2013.

F-3 Addendum Letter, AEI Consultants, April 18, 2014.

G-1 Response from Los Angeles Fire Department, August 14, 2013.

G-2 Response from Los Angeles Police Department, August 30, 2013.

G-3 Response from Los Angeles Unified School District, August 15, 2013

G-4 Response from Los Angeles Department of Recreation and Parks, August 21, 2013.

G-5 Response from Los Angeles Public Library, August 12, 2013.

H-1 Sunset & Everett Mixed-Use Development Project, Traffic Study, The Mobility Group, March

24, 2014.

H-2 LADOT Approval Letter, April 10, 2014.

I Response from Los Angeles Wastewater Engineering Services Division, November 20, 2013.


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Sunset & Everett Mixed-Use Development Project & Everett Small Lot Subdivision 1. Introduction

Initial Study/Mitigated Negative Declaration Page 1-1

1. INTRODUCTION

PROJECT INFORMATION

Project Title: Sunset & Everett Mixed-Use Development Project & Everett Small Lot Subdivision

Project Location: Los Angeles, CA 90026:

1185, 1187, 1193, 1195, 1197, 1201, 1201 , 1205, 1205 , 1207, 1207 , 1211, 1215, 1221, 1225,

1229, 1233, 1239, 1243, 1245, 1247, 1247 W. Sunset Boulevard

917, 959, 959 , 965, 965 N. Everett Street

Lead Agency: City of Los Angeles

Department of City Planning

200 N. Spring Street, Room 721

Los Angeles, California 90012

City Staff Contact: Jenna Monterrosa

Planner, Expedited Processing Section

213-978-1377

[email protected]

Applicant: Aragon (Sunset/Everett) Properties Corporation

1590 Rosecrans Avenue, Suite #D-303

Manhattan Beach, CA 90266

Fred Shaffer, Manager, LA Division

310-213-6560

Case Numbers: Sunset Portion

Tract No. VTT-72553

Planning Case Nos. CPC-2013-3319-DB-SPR and ENV-2013-3320-EAF

Everett Portion

Tract No. VTT-72552

Planning Case No. ZA-2013-3303-ZV-ZAA

The subject of this Initial Study/Mitigated Negative Declaration (IS/MND) under the CaliforniaEnvironmental Quality Act (CEQA) is the proposed Sunset & Everett Mixed-Use Development Project

(the Project), which consists of a new residential and retail mixed-use development.

The Project Site contains 18 parcels with a total Lot Area of 115,734 square feet (2.657 acres). The

majority (107,169.80 square feet, or 2.46 acres) of the Site is zoned C2-1VL with a small portion (8,563.8

square feet, or 0.1966 acres) zoned [Q] R3-1VL.


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The Site is bounded as follows:

north by residential buildings

west by Sunset Boulevard

east by Everett Street and residential buildings along Everett Street

The Project comes to a point at Sunset Boulevard and Everett Street

The Project Site contains 3,000 square feet of warehouse, 1 single-family dwelling, 2 unit apartment

building, 4,800 square feet of building materials/lumber store (Do-It Center), and a 2 stall car wash. All

existing uses would be removed.

The Project would construct a new residential and retail mixed use development with a total of 220

residential units and 8,406 square feet of retail, in two portions:

Sunset Boulevard portion: Two buildings with 214 apartment units and 8,406 square feet of retail:

o Building A (along Sunset Boulevard)

o Building B (corner of Sunset Boulevard and Everett Street)

Everett Street portion: One building with a 6 residential unit small lot subdivision

Building A would be 148,345 square feet and Building B would be 49,513 square feet. The total for the

Sunset portion would be 197,858 square feet. The total for the Everett portion would be 10,887 squarefeet (1,807 square feet unit + 1,816 square feet x 5 units).

The Sunset portion would provide 300 vehicle spaces (which include 13 guest parking spaces). The

Everett portion would provide 2 vehicle spaces per lot for a total of 12 vehicle spaces. Building A would

provide 151 short-term spaces and Building B would provide 92 long-term spaces for a total of 243

spaces.

The Sunset portion would provide 23,977 square feet of open space through a combination of private

balconies in some units, roof terraces in Building A and Building B, a recreation room, and common open

spaces. The amount provided would exceed the amount required by 1,152 square feet. The Everett portion

would provide no open space.

The Applicant has filed two separate project applications and tract maps (one for the Sunset portion and

one for the Everett portion). The separate applications are not dependent upon each other, i.e., the

developments sought either application could be developed independent from each other. The City will

independently consider each application and could approve both, deny both, or approve one and deny the

other. Because the applications are being made by the same applicant on contiguous properties and are


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intended to be developed contemporaneously with each other, both applications considered together

comprise the Project for purposes of CEQA review in this MND.

CEQA STATUTES AND GUIDELINES

According to CEQA Statute 21064.5:

MITIGATED NEGATIVE DECLARATION

Mitigated negative declaration means a negative declaration prepared for a project when the

initial study has identified potentially significant effects on the environment, but (1) revisions in

the project plans or proposals made by, or agreed to by, the applicant before the proposed

negative declaration and initial study are released for public review would avoid the effects or

mitigate the effects to a point where clearly no significant effect on the environment would occur,

and (2) there is no substantial evidence in light of the whole record before the public agency that

the project, as revised, may have a significant effect on the environment.

According to CEQA Statute 21157.5:

MITIGATED NEGATIVE DECLARATIONS; PREPARATION; CONDITIONS; ALTERNATIVE

(a) A proposed mitigated negative declaration shall be prepared for any proposed subsequent

project if both of the following occur:

(1) An initial study has identified potentially new or additional significant effects on the

environment that were not analyzed in the master environmental impact report.

(2) Feasible mitigation measures or alternatives will be incorporated to revise the

proposed subsequent project, before the negative declaration is released for public

review, in or

Documents

CEQA Report/Mitigated Negative Declaration