II. Project Description - Los Angelescityplanning.lacity.org/.../DEIR/issues/II._Project_Description.pdf · II. PROJECT DESCRIPTION ... have occurred in the project vicinity. The

II. ProjEct DEScrIPtIon

CityofLosAngeles 10000SantaMonicaBoulevardPCRServicesCorporation/SCHNo.2011041042 II‐1

II. PROJECT DESCRIPTION

A. INTRODUCTION

SM10000Property,LLC, (theApplicant)proposes todevelopa residentialprojectat10000SantaMonicaBoulevardwithintheCenturyCitycommunityoftheCityofLosAngeles. Theprojectwouldprovideupto283luxuryresidentialunitsinaresidentialbuildingthatwouldbeupto39storiesandapproximately460feetinheight.Theprojectwouldalsoincludeasmallerancillarybuildingthatwouldbedirectlyaccessiblefrom the residential building. The ancillary buildingwould be up to nine stories (90 feet in height), andwouldcontainparkingandrecreation/siteamenities forprojectresidents. Parking forapproximately708vehicleswouldbeprovidedwithinonepartially‐subterraneanlevelandabovegradeparkingintheancillarybuilding.Uponcompletion,theprojectwouldincludeapproximately469,575squarefeetoffloorarea.Theprojectwouldalsoincludealargeamountofopenspace,withapproximately43,141squarefeetofground‐level landscaping, mostly located in a large garden area on the south/eastern part of the site; andapproximately 27,579 square feet of open space on a landscaped recreation deck on top of the ancillarybuilding. The43,141squarefeetofgroundlevelopenspacewouldcompriseapproximately41percentoftheprojectsite.

B. PROJECT LOCATION AND SURROUNDING USES

As shown inFigure II‐1,ProjectLocationMap, the2.4‐acre project site is located at 10000SantaMonicaBoulevardintheWestLosAngelesCommunityPlanareaoftheCityofLosAngeles,approximately8.5mileswest of downtown Los Angeles and 6miles northeast of the Pacific Ocean. More specifically, the site islocated within the Century City community and is bound by Santa Monica Boulevard, a major transit‐orientedarterialtothenorthandMorenoDrivetotheeast.1AsshowninFigureII‐1,theCityofBeverlyHillsislocatedtotheimmediatesouthandeastoftheprojectsite.

Regional access to the site is provided by Interstate 405 (San Diego Freeway) located approximately 2.2milestothewest,andInterstate10(SantaMonicaFreeway) locatedapproximately2.2milestothesouth.Other major arterials in the vicinity of the project site include Wilshire Boulevard further to the north,BeverlyGlenBoulevardtothewest,andOlympicandPicoBoulevardstothesouth.Theprojectsiteisalsolocated along the route of the proposedMetro Purple Line that would link downtown Los Angeles withWestwood,viaCenturyCity.ThreerouteoptionsforthePurpleLineareunderconsiderationintheprojectarea – two along Santa Monica Boulevard at Avenue of the Stars and at Century Park East and one atConstellationAvenueandAvenueoftheStars. ThisprojectisintheplanningandpublicreviewphaseandwillbeconsideredforapprovalfollowingcompletionofaFinalEIRthatiscurrentlyunderpreparation.

The project site is located within the highly urbanized area of Century City. Century City has beendesignated,plannedandservesasahighdensityregionalcenter,whichiswellknownforitscommercialand

1 Theprojectsiteisactuallylocatedonanorthwest‐southeastaxis,withSantaMonicaBoulevardtothenorthwest. Directionshave

been simplified for ease of reference, per typical understanding of the surrounding grid inwhich SantaMonica Boulevard andOlympicBoulevardarethoughtofaseast‐westarterials.

II. Project Description September 2011


entertainmentactivitiesanditsresidentialandofficehigh‐risetowers. Theareastothesouthandwestoftheprojectsitearegenerallycharacterizedbymid‐tohigh‐riseofficebuildings,hotels,entertainment,andresidentialuses,includingthe15‐and19‐storyNorthropPlazabuildingsandthe27‐storybuildingat1801CenturyParkEast. AsshownintheaerialphotographprovidedinFigureII‐2. AerialPhotograph,theLosAngeles Country Club Golf Course is located immediately north of the project site across Santa MonicaBoulevard. TheBeverlyHiltonHotelandtheRobinsons‐Mayproperty(9900WilshireProject)projectarelocatedacrossSantaMonicaBoulevardintheCityofBeverlyHills.Thesesiteshavebeenapprovedfornewmixed‐use development but the current status is pending. Commercial and residential uses are locatedimmediatelyandfurthereastoftheprojectsiteacrossMorenoDrive.BeverlyHillsHighSchool,aswellasamid‐riseparkingstructureare located immediatelysouthof theprojectsite. Located further to thesouthand southwest are mid‐ to high‐rise office buildings and hotels, including the two 23‐story Watt PlazaTowers,the44‐storyCenturyPlazaTowers,therecentlycompleted40‐storyCenturyresidentialtower,andtheCenturyCityCenterProject(previouslyapprovedfora47‐storyresidentialdevelopmentandcurrentlyproposedfora37‐storyofficebuilding).

C. SITE BACKGROUND AND EXISTING CONDITIONS

Theprojectsiteconsistsofarectangular,relativelyflat,2.4‐acreparcelofland.Theprojectsiteiscurrentlyvacant and has been graded and enclosedwith construction fencing. Prior to 2006, the project sitewasoccupied by office and restaurant uses, totaling over approximately 130,500 square feet with a separateabove‐groundparkingstructure.

D. PLANNING AND ZONING

Theprojectsite isdesignated forRegionalCenterCommercialuseswithin theCityofLosAngelesGeneralPlanand theWestLosAngelesCommunityPlan. In addition, theproject site lieswithin theCenturyCityNorth Specific Plan (CCNSP) area and theWest Los Angeles Transportation Improvement andMitigationPlan(WESTLATIMP)area.ThesiteiszonedC2‐2‐O.TheC2portionofthisdesignationindicatesthatthesite is zoned forcommercialuses (multi‐family residentialusesarealsopermittedwithin thiszone). ThesecondpartofthiszoningdesignationindicatesthatthesiteislocatedinHeightDistrictNo.2,whichallowsforapermittedfloorarearatio(FAR)of6.0:1.Thezoningdesignationdoesnotrestrictbuildingheight.Thethird part of this zoning designation indicates that the project site is within a Supplemental Oil DrillingDistrict(O),indicatingthatthereaddedzoningconsiderationspertinenttohistoricoildrillingactivitiesthathave occurred in the project vicinity. The CCNSP generally regulates development by assigning a certainnumberoftripstopropertieswithintheCCNSPareathatestablishthedevelopmentrights.Theprojectsitehasarecordedcovenantandagreementthatprovidesfor2,143.4616ReplacementTripsundertheCCNSP.

E. STATEMENT OF PROJECT OBJECTIVES

Section15124(b)oftheCEQAGuidelinesstatesthattheprojectdescriptionshallcontain“astatementoftheobjectives soughtby theproposedproject.” In addition, Section15124(b)of theCEQAGuidelines furtherstates that “the statement of objectives should include the underlying purpose of the project.” Theunderlyingpurposeoftheproposedproject is“todevelophigherdensityhousinginCenturyCityallowingconvenientaccessbyresidents to jobs,retailservices,entertainment,public transportationand freeways.”

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September 2011 II. Project Description


AssetforthbytheCEQAGuidelines,thelistofobjectivesthattheApplicantseekstoachievefortheprojectisprovidedbelow.

1. Support regional mobility goals by maximizing housing within an existing activity center withexisting infrastructure to reduce vehicle trips and infrastructure costs, consistentwith policies ofSCAG,SCAQMDandCaliforniaAB‐32.

2. Providehigh‐densityhousingthatcontributes to thehousingneedsof theCity,consistentwith thedevelopmentobjectivesoftheWestLosAngelesCommunityPlan.

3. Assist Century City in achieving its original vision of being a well‐balanced, urban community inwhichpeoplecan“live,work,andplay.”

4. Maximizeresidentialactivityinthevicinityofthekeypublictransitfacilitiesservingtheprojectsite,includingthenumerousregionalbuslinesprovidedbysixtransitagenciesandtheproposedMetroPurpleLinesubwayextension.

5. MaximizetheresidentialsupportbasefortheretailandentertainmentactivitiesinCenturyCity.

6. Improve street‐level pedestrian connectivity and activity as called for in the 2007 Greening ofCenturyCityPedestrianConnectivityPlan.

7. BuildadistinctivestructureatakeygatewaytotheCenturyCity.

8. Create a secure, convenient, urban development with state‐of‐the‐art recreation facilities andgardenstoserveprojectresidents.

9. Provideasubstantialamountofopenspaceon‐sitetoprovidebufferingfrompublicbyways.

10. Incorporate sustainable elements of design, construction, and operation tomeet the standards ofLeadership in Energy and Environmental Design (LEED) certification by the U.S. Green BuildingCouncil.

11. Maximizethesite’sin‐filldevelopmentpotentialthroughtheuseofpreviouslyentitledReplacementTripsavailableattheprojectsite.

12. Strengthentheeconomicvitalityoftheregionbymaximizingworkfortheconstructionindustry.

13. Maximizefutureeconomicexpansionbyprovidinghighdensityhousingwithinacommunitythathasthenecessaryinfrastructuretosupportthedevelopment.

F. DESCRIPTION OF THE PROPOSED PROJECT

SM10000Property,LLC,(theApplicant)proposesthedevelopmentofaresidentialprojectat10000SantaMonicaBoulevardwithintheCenturyCitycommunityoftheCityofLosAngeles.Theprojectwouldprovide



upto283luxuryresidentialunitsinabuildingwithupto39storiesandapproximately460feetofheight2andwouldprovideparkingandrecreation/siteamenitiesinanadjacentancillarybuildinguptoninestories(90feet)inheight. Theprojectwouldalsoincludealargeamountofopenspace,mostlylocatedinalargegardenareaonthesouth/easternpartofthesite.

Theprojectwouldincludeapproximately708parkingspaces,whichwouldbeprovidedwithinonepartially‐subterraneanlevelandanadjacentancillarybuildinglocatedtowardtherearoftheprojectsiteawayfromthe SantaMonicaBoulevard andMorenoDrive frontages. Theparkingwould beprovidedby one of twooptions.Underthe“ConventionalParkingOption,”theancillarybuildingwouldbeuptoninestoriesabovegrade level. Under the “Automated Parking Option,” as described further below, the size of the parkingstructurewouldbereducedfromninestoriestofourstoriesabovegrade.Otherthanthereducedheightandfloorarea for theparkingstructure,allof theproject featuresof theConventionalParkingOptionand theAutomatedParkingOptionarethesame(i.e.,samesiteplan,numberofunits,designoftowers,etc.). BothparkingoptionsareevaluatedinthisDraftEIR.

TheproposedprojectdesignfeaturesthatareaddressedinthisEIRwouldbecomeConditionsofApprovalrequiringtheirimplementationaspartoftheproject.Asummaryoftheproject’sdevelopmentcomponentsis presented and Table II‐1, Proposed Project Summary; and a more detailed description of each of theproject components is provided below. A conceptual site plan of the project is presented inFigure II‐3,ConceptualSitePlan. ConceptualdesignsimulationsoftheprojectareshowninFiguresII‐4throughII‐6,ConceptualDesignSimulation–LargerContext,ConceptualDesignSimulation–ProjectSite,andConceptualDesign Simulation – Ground Level, respectively. Building sections are shown in Figures II‐7 and II‐8,Building Sections – Conventional Parking Option, and Building Sections – Automated Parking Option,respectively.BelowgradeparkingplansareshowninFigureII‐9,BelowGradeParkingPlans.

Table II‐1

Proposed Project Summary

Land Use Units/Square Feet

ResidentialTower–Residential/Lobby/OwnersLounge 283units/458,243squarefeetAncillaryBuilding–Recreation/Amenity 11,332 squarefeetTotal 469,575squarefeet

OutdoorOpenSpace(CommonandPrivate) GardenandPerimeter(Common) 43,141 squarefeetRoofDeck(Common) 27,579 squarefeetTerraces(Private) 30,300squarefeet

Total 101,020squarefeet Parking Approximately708spaces

Source: Handel Architects; Melendrez, 2011

2 Asmeasuredpursuant toCityofLosAngelesMunicipalCode. Withmechanical rooms,whicharenot counted in calculating the

heightpursuanttotheMunicipalCode,thebuildingwouldhaveamaximumheightof483feetabovetheadjacentgrade.

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1. Residential Tower

Theresidentialcomponentoftheprojectwouldinclude283luxuryresidentialunitswithinamaximum39‐storybuildingcomprisedofapproximately458,243squarefeet.Thisbuildingwouldbeupto460feetabovegrade. AsshowninFigureII‐3thebuildingwouldbelocatedwithinthenorthernportionofthesitealongSantaMonicaBoulevard,withamainentrywayandlobbyfacingSantaMonicaBoulevard.Thebuildinghasbeenlocatedanddesignedtoallowexpansiveviews,whilemaintainingalargeopenspaceareabetweentheadjacent residential community to the east and Beverly Hills High School to the south. Conceptualillustrations of the building’s architectural style are shown in Figures II‐4 through II‐6. As indicated, thebuildingwouldbreakawayfromthetraditionalcorporatehigh‐risevernacularbybasingthebuildingdesignon a grouping of interrelated building quadrants and sloped lines for roofs, entry canopies and selectedbuildingfaces(slightlyangledfacades)tocreatebuildingarticulationandinterest. Otherbuildingfeaturesincludea40‐footentrylobbyandfloor‐to‐ceilingglasswindowsineachunitopeningontoprivatebalconies.A cantilevered owner’s lounge would add to the building articulation and help to define the buildingsentryways. Buildingmaterials would include clear glass, fritted glass, metal panel, aluminum and stone.Fritted glass is a glass that is treated to provide some opacity, introduce design texture and reducereflectivity.

2. Ancillary Building

Theprojectwouldalsoincludeanancillarybuildingthatwouldbeuptoninestories(90feet) inheighttoaccommodate project parking and some of the project’s site amenity/recreation facilities; the ancillarybuildingwould be four stories above grade (40 feet) in height under theAutomated ParkingOption (SeeFiguresII‐7andII‐8).Recreationfacilitieslocatedintheancillarybuildingwouldincludealargeindoorlappoolandalandscapedroofdeckwithoutdoorpool,sundeck,hottubandtenniscourtfacility.Theancillarybuildingwouldbe located toward therearof theproject site, away fromtheSantaMonicaBoulevardandMorenoDrive frontages. The part of the ancillary building that fronts SantaMonicaBoulevardwould belower in height – approximately 40 feet with the Conventional Parking Option and 20 feet with theAutomated Parking Option. Ground level architectural treatmentswould be similar to those of themainresidential tower continuing the vertically integrated fritted glass, metal and aluminum for continuity ofdesign.Theportionsofthisbuildingabovetheroof‐deckwouldbetreatedwithdraped/verticallandscapingsuchasvines.

3. Vehicle Access and Parking

AsshowninFigureII‐3vehicleaccesstotheprojectsitewouldbeprovidedviaSantaMonicaBoulevardandMorenoDrivewithinternalaccessdrivesconnectingwiththeparkinggarageandvaletarea. Thewesternaccess driveway from SantaMonica Boulevardwould provide for two‐way right‐turn inbound/right‐turnoutboundtrafficonly,whiletheeasternaccessdrivewaytoSantaMonicaBoulevardwouldprovideforone‐wayright‐turnoutboundtrafficonly.TheMorenoDriveentrywouldprovideforfullright‐turnandleft‐turningressandegress;howeverthedrivewaywouldbeclosedtovehicularaccessduringweekdaymorningandafternoonpeakperiods to facilitate traffic access to/fromBeverlyHillsHigh School. A valet drop‐off andpick‐up area would be located within the northern portion of the site for use by residents and visitors.Additionally,serviceentryandexitwouldbeprovidedviathewesternaccessdrivewayalongSantaMonicaBoulevard, connecting with an enclosed loading area, not visible to the street that would serve theresidentialbuildingwithinthenorthwesternportionofthesite.Thedesignoftheserviceareawouldpermittruckstoturnaroundon‐sitebeforedepartingtheprojectsite.



Theprojectwouldincludeapproximately708parkingspaceswhichwouldbeprovidedwithinonepartially‐subterranean level and an above grade ancillary building. As indicated above, the parking would beprovided under one of two project options: Under the Conventional Parking Option parking would beprovided with one level of partially below grade parking and an additional nine floors of above gradeparking. The parking arrangement within the parking structure would be similar to the standardarrangements commonly found in parking structures. (See Figure II‐9.) The Automated Parking Optionwouldbebasedon theprovisionof an “automatedparking system.” Automatedparking systemsprovideparkinginamannerthatreducesspacerequirements,reducesairqualityemissionsandsavesenergy.Withan automated system, vehicles are driven onto a platform at the garage entrywaywhere car engines areturnedoff.Throughthesystem,aroboticplatformisthendispatchedtothevehicletoliftitandconveyittoa storage space. When the driver is ready to leave the site, a request for the vehicle is entered into acomputerized system which conveys the vehicle from its storage location back to the parking garageentryway.Iftheautomatedparkingoptionisimplementedthearearequiredforparkingwouldbereduced,andthesizeoftheancillarybuildingwouldbereducedfromninestoriestofourstoriesabovegrade.

4. Open Space and Landscaping

The project would also include a large amount of open space, with approximately 43,141 square feet ofground‐level landscaping,mostly located ina largegardenareaon thesouth/easternpartof thesite; andapproximately 27,579 square feet of open space on a landscaped recreation deck on top of the ancillarybuilding. The43,141squarefeetofgroundlevelopenspacewouldcompriseapproximately41percentoftheprojectsite.

A landscape plan would be implemented as part of the project. The preliminary, landscape concept isillustratedinFigureII‐3.Thelandscapeplanwouldsupporttheconceptspresentedinthe2007GreeningofCenturyCityPedestrianConnectivityPlan,byenhancingthequalityofpublicthoroughfaresandprovidingadesign that is consistentwith the overall landscaping concept for Century City. As shown in Figure II‐3,maturetrees,shrubs,andgroundcoverwouldbeprovidedthroughoutthesite. TheprojectwouldprovidestreettreesanddecorativesidewalkpavingimprovementsalongSantaMonicaBoulevardtoimprovestreet‐level pedestrian connectivity and activitywith a landscaped setbackbufferbetween the sidewalk and thedrop‐offandpick‐upareaoftheresidentialbuilding.TheSantaMonicaBoulevardfrontagewouldtransitionatthecornerofSantaMonicaBoulevardandMorenoDriveintoalargerexpanseofopenspacethatwouldtieintotheMorenoDrivefrontagewithmaturespecimentreesanddenseplantingtoextendanoverallgardenfeel from theproject site out to the street. Adrought tolerantplantpalettewouldbeused,whichwouldinclude tree speciessuchasCaliforniasycamores,Brisbanebox trees,evergreenelms,and tipu trees;andshrubs and groundcover including succulents, ornamental grasses, carmel creeper, dwarf coyote brush,Manzanita, rosemary and agave species among others. Also, as indicated above, the visible façade of theparking structure, particularly under the Conventional Parking Option, would be treated with draped,verticallandscaping,suchasvinestotieintotheoveralllandscapedappearanceofthesite.

5. Lighting and Signage

Project lighting along the exterior façades of the buildings would consist of low‐level lighting forarchitecturalhighlightingandsecuritypurposes. Anypole‐mountedlightfixtureslocatedon‐siteorwithintheadjacentpublicrights‐of‐waywouldbeshieldedanddirectedtowardstheareastobelitandawayfromadjacentsensitiveuses.Project‐relatedsignagewouldbediscrete,commensuratewiththearchitectureandlandscaping.



6. Site Security

Theprojectwouldprovideanextensive24‐hour/7daysecurityprogramtoensurethesafetyofitsresidentsand site visitors. Security measures, including controlled access, would be included as part of facilityoperations,stafftrainingandbuildingaccess/designtoassistincrimepreventioneffortsandtoreducethedemandforpoliceprotectionservices. Sitesecuritywould includeprovisionof24‐hourvideosurveillanceandfulltimesecuritypersonnel.Dutiesofthesecuritypersonnelwouldincludebutwouldnotbelimitedtoassistingresidentsandvisitorswithsiteaccess;monitoringentrancesandexits;managingandmonitoringfire/life/safetysystems;andpatrolling theproperty. Projectdesignalso includes features toenhancesitesecurityincludingsuchitemsaslightingofentry‐waysandpublicareas.Theprojectwouldalsoincorporatenumeroussafetyfeaturesduringprojectconstructiontoprovidesafetyforthepublic,andinparticularforstudentsat the site‐adjacentBeverlyHillsHighSchool. Theadditional constructionphase featureswouldinclude such items as fencing of the project site, highly controlled site access (with sign‐in/sign‐out);provisionofcrossingguards,andbackgroundchecksofsiteworkers.

7. Sustainability Features

Theprojectwouldachieveseveralobjectivesof theCityofLosAngelesGeneralPlanFrameworkElement,SouthernCaliforniaAssociationofGovernmentsRegionalTransportationPlan,andSouthCoastAirQualityManagementDistrictAirQualityManagementPlan forestablishingaregional landusepattern thatwouldpromotesustainability. Theproposedprojectwould increasepedestrianactivity in theCenturyCityarea,helptoaddresshousingneedsandreducevehicletripsandairpollutionbylocatingresidentialuseswithinan area that has public transit (with existing regional bus service and planned subway service), andemploymentopportunities,restaurantsandentertainmentallwithinwalkingdistance.

Theprojectwouldbedesignedtomeet thestandards forLeadership inEnergyandEnvironmentalDesign(LEED) certification by the U.S. Green Building Council through the incorporation of green buildingtechniquesandothersustainabilityfeatures.AsustainabilityprogramwouldbepreparedandmonitoredbyaLEEDaccrediteddesignconsultanttoprovideguidanceinprojectdesign,constructionandoperations;andtoprovideperformancemonitoringduringprojectoperationstoreconciledesignandenergyperformanceand enhance energy savings. Some of the project’s key design features that would contribute to energyefficienciesincludelandscapedopenspacetoavoidheatfieldaffectandprovidesiteshading,andtheuseofglass/window areas for ventilation and daylight accessibility. The project’s proposed automated parkingsystem,ifimplemented,wouldreduceconsumptionofnon‐renewableresources(constructionmaterials),airemissions, and energy consumption. Other building features would include such items as stormwaterretention;installationofheating,ventilation,andairconditioning(HVAC)systemsthatutilizeozone‐friendlyrefrigerants;useofmaterialsandfinishesthatemitlowquantitiesofvolatileorganiccompounds(VOCs);useofhighefficiency fixturesandappliances,water conservation features; and recyclingof solidwastes. TheprojectwouldalsobedesignedtocomplywiththeCityofLosAngelesGreenBuildingOrdinance.

8. Anticipated Construction Schedule

Constructionoftheprojectisanticipatedtobegininlate2012orearly2013withfulloccupancyexpectedby2016. Toprovideforthenewdevelopment,approximately40,000cubicyardsofearthmaterialwouldbeexcavated, including 11,000 cubic yards thatwould be exported off‐site, 6,000 cubic yards thatwould beused as fillmaterial to form the final site terrain and 23,000 cubic yards thatwould be removed and re‐compactedonsitetoformasuitablebaseforthebuildingfoundations.



G. NECESSARY APPROVALS

Itisanticipatedthatapprovalsrequiredfortheproposedprojectwouldinclude,butmaynotbelimitedto,thefollowing:

VestingTentativeTractMapandHaulRoute;

ProjectPermitComplianceReview,includingSitePlanReview;

ZoningAdministratorAdjustment to permit the project’s buildable area to be 4.5:1 FARbased ongrosslotarea(totalof469,575FARsquarefeet);

ZoningAdministratorAdjustmenttopermitthedevelopmentof283dwellingunits,whichutilizetheTripsalreadyassignedtothissite;

Filing of Form 7460‐1, Notice of Proposed Construction or Alteration, with the Federal AviationAdministrationfortheresidentialbuilding;

Grading,excavation,foundation,andassociatedbuildingpermits;and

Otherpermitsandapprovalstoberequestedorasdeemednecessary.

Documents

II. Project Description - Los Angelescityplanning.lacity.org/.../DEIR/issues/II._Project_Description.pdf · II. PROJECT DESCRIPTION ... have occurred in the project vicinity. The