IV. ENVIRONMENTAL IMPACT ANALYSIS C. VISUAL RESOURCES
1. INTRODUCTION
New development can affect the aesthetic quality of a community. This section will address the potential impacts that could result from the proposed Project with regard to aesthetics, views, light and glare, and shade/shadow.
Aesthetics refers to the overall visual qualities of an area or within a given field of view. Aesthetics includes aspects such as size, shape, color, texture, and general composition, as well as the relationships between these elements. Aesthetic features often consist of unique or prominent natural or man-made attributes or several small features that, when viewed together, create a whole that is visually interesting or appealing. The degree of visual access to an aesthetic resource contributes to the value of aesthetic features. The analysis of aesthetics as presented below addresses the Project's visual relationship with existing and future known land uses in the surrounding area, as well as consistency of the proposed Project with the applicable regulatory environment (e.g., West Los Angeles Community Plan).
The analysis of views focuses on the extent to which the Project may interfere with visual access to aesthetic features. Viewsheds are those areas that can be seen from a particular location. Existing views may be partially obstructed or entirely blocked by modifications to the environment. Conversely, modifications to the natural or man-made landscape of an area may create or enhance view opportunities. In general, visual access is closely tied to topography and distance from a visual resource (i.e., something that someone wants to look at).
Light impacts are typically associated with the use of artificial light during the evening and nighttime hours. Artificial light may be generated from point sources (i.e., a lit sign), as well as from indirect sources (i.e., reflected light). Uses such as residences, hospitals, and hotels are considered light sensitive since they are typically occupied by persons who have expectations for privacy during evening hours and who are subject to disturbance by bright light sources.
Glare is primarily a daytime occurrence caused by the reflection of sunlight or artificial light off of highly polished surfaces, such as window glass or reflective materials, and, to a lesser degree, from broad expanses of light-colored surfaces. Daytime glare generation is common in urban areas and is typically associated with mid- to high-rise buildings with exterior façades largely or entirely comprised of highly reflective glass or mirror-like materials from which the sun can reflect, particularly following sunrise and prior to sunset. Glare can also be produced
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 181 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
during evening and nighttime hours by the reflection of artificial light sources, such as automobile headlights. Glare generation is typically related to either moving vehicles or sun angles, although glare resulting from reflected sunlight can occur regularly at certain times of the year. Glare-sensitive uses generally include residences and transportation corridors (i.e., roadways).
Shade/shadow is of interest as new buildings can cast shadows onto existing buildings and/or outdoor open spaces used for recreational and outdoor dining purposes. Shading is a common and expected quality in urban areas, and it is often considered a beneficial feature of the environment when it provides cover from excess sunlight and heat. However, it can have an adverse impact if the blockage of direct sunlight substantially affects adjacent properties or when it interferes with the performance of sun-related activities.
2. ENVIRONMENTAL SETTING
a. Existing Visual Environment
(1) Century City Area
The Project site being located in Century City is situated in a highly urbanized area characterized by distinctive high- and mid-rise buildings. The physical setting of Century City consists of rolling terrain, which is generally higher in elevation than adjacent areas to the north and south. Since the cluster of high-rise buildings in Century City is higher than the built environment of the surrounding area, and because the ground elevation of Century City is generally higher than the surrounding terrain, the predominant high-rise structures of Century City, which are visible from a great distance throughout the Los Angeles Basin, create a distinctive component of the west Los Angeles urban skyline. Figure 22 on page 183, is an example of the view of the Century City skyline within the broad geographic context (i.e., this view is from a location in Culver City).
In its inception, Century City was envisioned as an area of broad, landscaped boulevards and distinctive buildings set within large city blocks connected by a network of pedestrian paths. In accordance with the urban design of Century City, the high-rise core is primarily located north of Olympic Boulevard and is centered on the area bisected by both Avenue of the Stars and Constellation Boulevard. Century City high-rises also present a distinctive visual effect, as viewed from adjacent east-west major arterials, including Santa Monica Boulevard at the north edge of Century City; Pico Boulevard, located at the south edge of Century City; and Olympic Boulevard, which is grade-separated at Avenue of the Stars. The activity of these roadways also serves to create an ambience of urban activity and vitality in the area.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 182 PRELIMINARY WORKING DRAFT – Work-in-Progress Figure 22 View of the Century City Skyline from Culver City
Source: Lenoir Photography, 2005
Page 183 IV.C Visual Resources
An oblique aerial view of Century City, as shown in Figure 23 on page 185, depicts the context of Century City within its surrounding geographic area. As shown in the photograph, the high-rise element of Century City forms a unique urban skyline that is visible from the surrounding area due to topography and the low-rise character of the surrounding area. The view in the photograph, which is toward the north, shows the multiple-lane Olympic Boulevard in the foreground as well as the Avenue of the Stars bridge over Olympic Boulevard. Low-rise single- family residential neighborhoods are shown to the west and to the southwest. The Century Woods multiple-family residential area, west of Avenue of the Stars and north of Olympic Boulevard, is shown in the foreground of the curved Century Plaza Hotel and Century City’s high-rise core. In the proximity of the Avenue of the Stars bridge over Olympic Boulevard is the 39-story Fox Plaza tower and, beyond the tower, east of Avenue of the Stars are mid-rise and high-rise multi-family uses along Galaxy Way and Century Park East. The Los Angeles Country Club Golf Course is visible north of Century City. The Hollywood Hills are located in the background of the golf course and the Century City high-rise buildings.
Because of the high-quality architecture characterizing Century City’s high-rises, the existing Century City skyline is considered a valued aesthetic resource. Individual, distinctive high-rise structures are depicted in the aerial photograph of Century City shown in Figure 24 on page 186. Prominent high-rise development in the immediate vicinity of the Project site include, the 28-story 1900 Avenue of the Stars building to the north; the 39-story SunAmerica building to the west across Avenue of the Stars; the two 44-story Century Plaza towers to the southeast across Constellation Boulevard, which, at 849 feet above mean sea level, are the highest buildings in Century City; and, the two 23-story Watt Plaza buildings to the east. Southwest of the Project site, across Avenue of the Stars, is the 19-story Century Plaza Hotel. Further southwest are the 36-story MGM building, the 30-story St. Regis Hotel, and the 39-story Fox Plaza building. The 2000 Avenue of the Stars project, currently under construction, is located to the south of the Project site, directly across Constellation Boulevard. The 2000 Avenue of the Stars project will include a 15-story, approximately 200-foot-high office building and mixed commercial uses. 40
40 As the 2000 Avenue of the Stars site was previously developed with buildings and will be developed with a 15-story office building and mixed-use plaza prior to the development of the proposed Project, the existing 2000 Avenue of the Stars construction site does not reflect the prior or anticipated condition of that property. Therefore, the lack of development at this site is a short-term temporary condition, as construction has been underway for some time and is thus an appropriate baseline for the Project’s views analysis. Therefore, the analysis of existing and future views, as presented in this Section of the Draft EIR, reflects conditions once construction of the 2000 Avenue of the Stars project is completed.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 184 PRELIMINARY WORKING DRAFT – Work-in-Progress Figure 23 Figure
Oblique Aerial View of Century City Aerial Oblique N Not to scale Source: Johnson Fain, 2005
Page 185 Los Angeles Country Club M OR City of Beverly Hills E N Northrop O D Plaza R IV E
CITY OF BEVERLY HILLS
SANTA MONICA BOULEVARD CITY OF LOS ANGELES
Beverly Hills High School Watt Towers
EVARD UL BO IC MP LY Century City O Hospital Roxbury 2000 Recreational Avenue of Center The Stars Century Plaza Westfield SunAmerica (Under Construction) Towers Shopping Mall D R Century Park East Century City VA E Condominiums L U O CENTURY PARK EAST B N IO T A L L E Century Plaza T S N Hotel O C
Park Plaza MGM Tower Condominiums St. Regis Hotel
GALAXY WAY
AVENUE OF THE STARS Century Woods Condominiums Century Hill CENTURY PARK WEST Fox Condominiums Plaza
D R A Park V E L Hyatt U O B IC P M LY City of Los Angeles O
Fox Studios
Project Boundary City Boundary Figure 24 N Overhead Aerial View with Not to scale Building Names Source: Keyhole 2004 Note: The aerial results in some distortion with regard to site dimensions
Page 186 IV.C Visual Resources
Area Surrounding Century City
Low-density single-family neighborhoods in the northern portion of the Westwood Community, the Los Angeles Country Club Golf Course, and single-family neighborhoods in the City of Beverly Hills are located north and northeast of Century City, north of Santa Monica Boulevard. The gradient of this area rises toward the north, with residential neighborhoods extending into the Hollywood Hills. The Los Angeles Country Club Golf Course extends from Santa Monica Boulevard on the south, to near Sunset Boulevard at the base of the Hollywood Hills on the north. Santa Monica Boulevard is currently under reconstruction which, among other things, would integrate Little Santa Monica Boulevard into the main roadway, between the City of Beverly Hills boundary and the San Diego Freeway (I-405), to create the Santa Monica Boulevard Transit Parkway. The reconstructed street will include a landscaped median.
The business and retail district for the City of Beverly Hills is located to the northeast of the Project site, to the south of Santa Monica Boulevard. Beverly Hills High School and single- and multi-family residential neighborhoods are located east of Century City in the City of Beverly Hills. Single-family residential neighborhoods are also located in the City of Los Angeles, to the west of the Century City central commercial area. The Rancho Park and Hillcrest Country Club golf courses are located to the south of Century City, south of Pico Boulevard. High-rise buildings in Century City are set into an urban fabric of generally low- and mid-rise residential neighborhoods and commercial areas along the major thoroughfares in the area.
Project Site
The Project site consists of both developed and undeveloped areas, although the majority of the site is currently undeveloped and vacant. The southern and western edges of the Project site are developed with commercial buildings, including a restaurant/nightclub, a bank, a bank drive-through facility, and surface parking lots. The restaurant/nightclub, which fronts onto Constellation Boulevard, consists of a stucco building with a tile roof. A surface parking lot, with access from Constellation Boulevard, is located to the east of the restaurant/nightclub building. The existing bank occupies a two-story, narrow, rectangular brick building fronting on Avenue of the Stars. The drive-through bank facility, separated from the bank by a surface parking lot, includes an asphalt driveway running between Constellation Boulevard and Avenue of the Stars.
The vacant area of the Project site is bordered by the existing structures and vegetation lining the surface parking lots and sidewalks. As such, the vacant portion of the Project site is generally screened from view from the public sidewalks on Avenue of the Stars and Constellation Boulevard. This area, however, is visible from surrounding high-rise structures
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 187 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
that overlook the Project site. The vacant area is approximately 20 to 40 feet below street level due to past on-site grading activities. The vacant portion of the property is secured by a chain link fence and is generally void of vegetation.
(2) Existing Views
Century City, depending on weather conditions, is visible from many areas throughout the western portion of the Los Angeles Basin that are located south of the Santa Monica Mountains. Locations from where views of Century City exist include those within Century City itself, surrounding residential and commercial areas as well as from more distant locations such as those along the Santa Monica and San Diego Freeways, downtown Los Angeles and beyond. The analysis of potential impacts of the Project on views focuses on those views that are available from representative locations within Century City and its surrounding areas as views of the Project site from more distant locations occur in the broader context of Century City as a whole. From these perspectives, the Project would contribute to the existing profile of high-rise Century City buildings rather than introducing a new visual element that would be in contrast to existing structures in the area.
Several view locations within close proximity to Century City, or within Century City, have been identified and photographed to identify the quality and nature of existing views available from those areas surrounding the Project site. View locations, as shown in Figure 25 on page 189, have been selected from both public and private vantage points. Public vantage points are locations that are accessible to the general public, and occur along the major roadways in the Project area as well as from other public locations within the Project area such as Rancho Park to the south. Private vantage points are locations that, although they may be located on a public street, represent views from private property such as the commercial buildings adjacent to the Project site as well as the residential neighborhoods within and surrounding Century City. For example, local residential streets are considered private vantage points since they approximate views that would be available from the surrounding residences.
(a) Public Views
(i) Views from Avenue of the Stars
Avenue of the Stars is designated a scenic highway within the City of Los Angeles General Plan. The view resources available from this designated scenic highway include the ordered design and layout of Century City, its high-quality architecture and a unique variety of modern buildings and towers, landscaping, fountains and other water features in public open spaces. Photographs of Century City and the Project site correspond to the view locations shown in Figure 25. Figure 26, Photograph 1, on page 190 is a south-facing view of Avenue of the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 188 PRELIMINARY WORKING DRAFT – Work-in-Progress 4
12 5
9 1 8
11
2 6 7 10
3
Project Site Photo Location Figure 25 # Photograph Location Map N
Source: PCR Services Corporation and Thomas Guide, 2005
Page 189 Photo 1: View looking south along Avenue of the Stars from Santa Monica Boulevard. Photo 2: View looking north along Avenue of the Stars from the median near Olympic Boulevard.
Figure 26 Views of the Project Area-- Photographs 1 and 2 Source: Lenoir Photography, 2005
Page 190 IV.C Visual Resources
Stars from Santa Monica Boulevard and corresponds to view location #1. Buildings can be seen in the foreground of this photograph flanking both sides of Avenue of the Stars. On the left, behind the 1800 Avenue of the Stars building is the 23-story 1900 Avenue of the Stars building. The south tower of the 44-story Century Plaza towers is visible in the background beyond this structure, whereas the 2000 Avenue of the Stars project is seen in the central portion of the photograph. In the distance, and in the central portion of the photograph, is the Park Place condominium complex, south of Olympic Boulevard. The 39-story SunAmerica building is located on the right of the photograph, behind the 1801 Avenue of the Stars building. Beyond the SunAmerica building is the 39-story MGM Plaza building. Also visible in the Avenue of the Stars median are flowerbeds, grass, shrubbery and a fountain as well as mature Moreton Bay Fig street trees, along both sides of the street. The Avenue of the Stars pedestrian bridge is visible in the center of the photograph. This perspective also demonstrates the topography of Avenue of the Stars, which rises from Santa Monica Boulevard to a high point in the vicinity of Constellation Boulevard.
Figure 26, Photograph 2 is a north-facing view of Avenue of the Stars, from a location just south of Olympic Boulevard. In this view, prominent high-rise structures west of Avenue of the Stars include the 39-story Fox Plaza tower and the 39-story SunAmerica building. Prominent high-rise structures east of Avenue of the Stars include the 44-story Century Plaza Towers . The dark-colored 1900 Avenue of the Stars building, located to the north of the Project site, and the 2000 Avenue of the Stars building, located to the south of the Project site, is visible in the center of the photograph. This photograph also shows the broad median in Avenue of the Stars, sidewalk landscaping, street trees, and pedestrian lighting fixtures, consistent with the street’s Scenic Highway designation. A narrow view of the natural horizon of the Hollywood Hills is available through the street corridor. This north-facing urban view is valued due to Avenue of the Stars’ landscaping and breadth, which allows broad views of the Century City skyline which is articulated by the variety of design and heights of Century City’s high-rise structures.
(ii) View from Pico Boulevard
Figure 27, Photograph 3, on page 192, is a north-facing view from the intersection of Pico Boulevard and Motor Avenue. The 20th Century Fox Studio Pico Avenue entrance is directly across Pico Avenue from this location. As shown in this photograph, intervening structures block distant and broad views from street-level vantage points. No high-rise structures east of Avenue of the Stars are visible from this location and the cluster of Century City high-rises are not visible from this location, with the exception of the upper stories of the 39-story Fox Plaza tower, located south of Olympic Boulevard, the 30-story St. Regis Hotel, located at the north side of Olympic Boulevard, and the 39-story SunAmerica building, located at the northwest corner of Avenue of the Stars and Constellation Boulevard. Due to the perspective, the farther structures appear lower in height. The white tower and red roof of the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 191 PRELIMINARY WORKING DRAFT – Work-in-Progress Page 192
Photo 3: View looking north towards the Project Site from Pico Boulevard at Motor Avenue.
Figure 27 View of the Project Area-- Photograph 3 Source: Lenoir Photography, 2005 IV.C Visual Resources
Park Hyatt Hotel, located south of the Fox Plaza tower, is visible in front of the Fox Plaza tower. The Fox Plaza tower and SunAmerica buildings are modern high-rise structures featuring articulated rooflines and surface design. Both structures contain contrasting materials, such as tinted glass and lighter sheathing materials to create a greater definition and contrast between glass and wall color. No natural horizon features or distant views are available from this location. The description of the above views are also reflective of what is available from those locations within the public recreational facilities located south of Pico Boulevard (i.e., Rancho Park golf course), although the views of Century City from these locations are very often interrupted by trees and the other vegetation that occurs within these locations.
(iii) Views from the City of Beverly Hills
Views of Century City from Beverly Hills are shown in Figure 28 on page 194. Figure 28, Photograph 4 is a southwest-facing view from Santa Monica Boulevard at the intersection of Wilshire and Santa Monica Boulevards. This view encompasses a broad expanse of the Century City skyline, including mid- and high-rise buildings along the north and east edges of Century City. West of this intersection, available views include the low-rise commercial uses fronting on Little Santa Monica Boulevard in the City of Beverly Hills. Notable buildings in the photograph include the 44-story Century Plaza Towers, the top stories of the 23-story Watt Plaza towers, the top stories of the 39-story SunAmerica building, the white Northrup Plaza towers and parking structure, and mid- and high-rise buildings along Santa Monica Boulevard at Century City’s northern edge. From this perspective, visual interest is created by the juxtaposition of high-rise buildings in Century City against the low-rise commercial buildings in the City of Beverly Hills. The landscaping and low-rise structures in the foreground, combined with the high-rise development found within the Century City commercial core, creates depth and variety in the view of the Century City skyline from this perspective.
Figure 28, Photograph 5 is a southwest-facing view from Young Drive at Moreno Drive. School buildings and lawns within the Beverly Hills High School campus are visible in the foreground of this photograph. The north and easterly walls of the triangular, 44-story Century Plaza towers, located at the southwest corner of Avenue of the Stars and Century Park East, comprise the majority of this view of Century City. The Century Plaza towers are triangular- shaped and oriented so that the exterior walls of each building are not parallel to the exterior walls of the other building. Although separated from the high school campus by Century Park East and existing mid-rise development along the east side of Century Park East, the Century Plaza Towers are highly visible from this viewing location. However, the triangular design of the buildings, the broad setback between the two structures, and the angular orientation in relation to each other, creates a dynamic view from this vantage point. The upper stories of the 39-story SunAmerica building, on the east side of Avenue of the Stars, are barely visible, due to the distance of this building, as well as being partially obscured by campus landscaping. Also
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 193 PRELIMINARY WORKING DRAFT – Work-in-Progress Photo 4: View Looking southwest towards the Project site from Wilshire Boulevard at Santa Monica Boulevard. Photo 5: View looking west towards the Project site from Moreno Drive at Young Drive.
Figure 28 Views of the Project Area-- Photographs 4 and 5 Source: Lenoir Photography, 2005
Page 194 IV.C Visual Resources
prominent in this photograph are the southerly tower of the 23-story Watt Plaza towers, located on the west side of Century Park East, and the 21-story 1888 Century Park East building located on the east side of Century Park East. Views of the balance of Century City’s high-rise structures are primarily blocked by intervening development. This is due to the proximity of the view location to the aforementioned structures coupled with the topography of the area which collectively serve to reduce the effect of the overall Century City skyline from this and other nearby vantage points. Notwithstanding, as with Photographs 2 and 3, the view from this vantage point is one of an articulated urban skyline characterized by buildings of various heights and dimensions.
(b) Private Views
(i) Views from the Single-Family Residential Neighborhood West of Century City
Figure 29 on page 196 presents two representative views of Century City from the single- family residential neighborhood located west of Century Park West. Figure 29, Photograph 6, is an east-facing view from the intersection of Benecia and La Grange Avenues. This view location is approximately three blocks west of Century Park West. From this perspective, prominent buildings include the 36-story MGM tower and the 39-story SunAmerica building. Partial views of the Century Plaza towers are visible between these two structures. Although the MGM Plaza tower is narrower along the east-west axis, which reduces the overall mass of this structure from this perspective, Century City high-rises, including the MGM tower and the SunAmerica building present a strong contrast to the low-density and low-rise character of this residential area. However, due to wide setbacks and the distance between high-rise structures, buildings in the near view appear taller than the more distant high-rise structures on the east side of Century City.
Figure 29, Photograph 7 is a northeast-facing view from the intersection of Fox Hills Drive and Calvin Avenue. This view location is approximately one block west of Century Park West. Since this neighborhood is located closer to Century City than Benecia and La Grange Avenues (Photograph 6), the Century City high-rises are more dominant in the field of view. The 36-story MGM building, which conceals all but the southern edge of the 39-story SunAmerica building to the northeast, is the dominant structure from this perspective. Also, this view is directed toward the broad south wall of the MGM building, so that the building has greater mass in relation to the field of view, than from the easterly view of Century City described in Photograph 6. As such, the tower creates a high level of visual contrast to the low- density, low-rise residential uses. The exterior walls of the MGM building are generally reflective and partially blend with the color of the sky. However, these surface materials also create reflected light and glare at this view location. The upper stories of the 19-story Century Plaza Hotel are visible in the center of the photograph. Beyond the hotel are the 44-story
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 195 PRELIMINARY WORKING DRAFT – Work-in-Progress Photo 6: View looking east towards the Project area from Benecia Avenue at La Grange. Photo 7: View looking northeast towards the Project area from Calvin Avenue at Fox Hills Drive.
Figure 29 Views of the Project Area-- Photogtaphs 6 and 7 Source: Lenoir Photography, 2005
Page 196 IV.C Visual Resources
Century Plaza twin towers. The 30-story St. Regis Hotel is visible in the far right of the photograph. No natural horizon features are visible in this field of view.
(ii) Views from the Single-Family Residential Neighborhood North of Century City
Figure 30 on page 198 presents two views of Century City, as viewed from the single- family residential area located north of Santa Monica Boulevard. Figure 30, Photograph 8, is a southeast-facing view from the intersection of Santa Monica Boulevard and Ensley Avenue. The low-rise parking structure for the Westfield Century City shopping mall is visible in the central foreground, with Bloomingdale’s Department Store, fronting on Century Park West, represented by the white structure in the mid-view in the right of the photograph. The 39-story SunAmerica building, at the northwest corner of Avenue of the Stars and Constellation Boulevard, is visible in the center of the photograph, behind the 14-story 1801 Avenue of the Stars building and the 20-story 1901 Avenue of the Stars building. The 36-story MGM building, south of Constellation Boulevard, is visible in the left of the photograph. The layering effect of the 1801 Avenue of the Stars building rising to the 39-story SunAmerica building at Constellation Boulevard and Avenue of the Stars, presents a variation of tone and dimension, due to the different heights, colors and textures of the buildings. The very top of the south tower of the 44-story Century Plaza towers is visible above the 1801 Avenue of the Stars building, but due to the limited view of this feature, does not contribute to the skyline effect. The more distant 39-story Fox Plaza tower, south of Olympic Boulevard, the 30-story St. Regis Hotel, at the northwest corner of Olympic Boulevard and Avenue of the Stars, and the 19-story Century Plaza Hotel, are visible in the distance through an opening between the architecturally interesting MGM building, in the right of the photograph, and the SunAmerica building. Due to the distance to the Century Plaza Hotel, the St. Regis Hotel, and the Fox Plaza tower, they are only partially visible and appear small in relation to the buildings in the near view. The variety of heights and styles of the visible high-rise structures and the distant views create dimension.
Photograph 9 is also a southeast-facing view of Century City, taken from the intersection of Ensley and Eastborne Avenues. This view location is a block farther from Century City than Ensley Avenue at Santa Monica Boulevard, as depicted in Photograph 8. From the Photograph 9 view location, north-facing residences block views of the lower sections of the mid- and high- rise structures in Century City. However, from this perspective, high-rise buildings of Century City also present a contrasting background to the low-rise residential neighborhood. The white, 14-story 1801 Avenue of the Stars and 1800 Avenue of the Stars buildings flanking the north end of Avenue of the Stars at Santa Monica Boulevard are immediately visible behind the single- family homes. Beyond the 1800 Avenue of the Stars building, the north and west walls of the darker toned, 28-story 1900 Avenue of the Stars building, located at the east side of Avenue of the Stars, is visible. The higher stories of the 39-story SunAmerica building, located on the west side of Avenue of the Stars, are layered behind the light-colored 1801 Avenue of the Stars
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 197 PRELIMINARY WORKING DRAFT – Work-in-Progress Photo 8: View looking southeast towards the Project area from the intersection of Ensley Avenue and Santa Monica Boulevard. Photo 9: View looking southeast towards the Project area from the intersection of Ensley Avenue and Eastborne Avenue.
Figure 30 Views of the Project Area-- Photographs 8 and 9
Source: Lenoir Photography, 2005
Page 198 IV.C Visual Resources building and the high-rise on the west side of Avenue of the Stars. To the east of Avenue of the Stars, the 1900 Avenue of the Stars building is layered against the light-colored 1800 Avenue of the Stars building. The southern tower of the 44-story Century Plaza Towers is visible from this vantage point. Only the rooftops of the Fox Plaza tower, in the right of the photograph, and the Watt Plaza towers, in the left of the photograph, are visible from this perspective.
(iii) Views from Multiple-Family Residential Neighborhoods South of Olympic Boulevard
Figure 31, photographs 10 and 11, on page 200, presents views of Century City from representative residential buildings located within this portion of Century City. Photograph 10 is a north-facing view of Century City from the roof of the Century Towers condominium complex, located at the northeast corner of Avenue of the Stars and Pico Boulevard. The view is looking north along Avenue of the Stars, a designated Scenic Highway by the City of Los Angeles. The Century Hill and Park Place residential developments are located in the near view, east of Avenue of the Stars. This vantage point allows a broad view of the Century City high-rise buildings within Century City’s commercial core. Prominent buildings west of Avenue of the Stars include the red-roofed Park Hyatt Hotel, the 39-story Fox Plaza tower, the 39-story SunAmerica building, and the 36-story MGM tower. Prominent high-rises east of Avenue of the Stars include the 28-story 1900 Avenue of the Stars building, the 26-story 10100 Santa Monica building, and the 44-story Century Plaza towers. The northern Century Plaza tower is partially concealed by the southern tower. The 2000 Avenue of the Stars project, which includes mixed commercial uses and a 15-story office building, is visible in the center of the photograph. High- rise development on Wilshire Boulevard in the Westwood community is visible west of the Century City high-rises. Although views of the Hollywood Hills are generally obscured by high- rise development, a small view of the hills is available through the Avenue of the Stars street corridor. Broader views of the hills are available to the west beyond the Westwood high-rises and to the east of Century City’s highest structures.
Photograph 11 is a north-facing view of Century City from the fifth floor of the Park Place condominium complex, located at 10101 Galaxy Way, south of Olympic Boulevard. The 2000 Avenue of the Stars mixed-use commercial project is located in the near view. Since this location is closer to the Project site, the field of view is narrower than in Photograph 10. However, as with Photograph 10, the 39-story SunAmerica building and the 20-story 1901 Avenue of the Stars building are prominent west of Avenue of the Stars and the 26-story 1900 Avenue of the Stars building, the 26-story 10100 Santa Monica Boulevard building, and the 44-story Century Plaza Towers are prominent east of Avenue of the Stars. The Century Plaza Towers create a unique visual effect from this perspective, since the triangular shape of the towers allows a glimpse of sky along the length of the facing corners of the towers, which would not occur if these buildings had a rectangular form. From this perspective limited views of the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 199 PRELIMINARY WORKING DRAFT – Work-in-Progress Photo 10: View looking north along Avenue of the Stars from the Roof of the Century Tower Residential Complex. Photo 11: View looking north from the 5th floor of the Park Place condominiums.
Figure 31 Views of the Project Area-- Photographs 10 and 11
Source: Lenoir Photography, 2005
Page 200 IV.C Visual Resources
horizon are visible between the opening between the 1900 Avenue of the Stars building and the 10100 Santa Monica building. Views of distant high-rise buildings in Westwood are blocked.
(iv) Views from the Los Angeles Country Club
Figure 32, Photograph 12, on page 202 is a south-facing view of Century City from the Los Angeles Country Club. From areas throughout the golf course, views looking south are of vegetation in the foreground with the high rise buildings of Century City rising above the foreground vegetation. Long range views of Century City are interrupted by intervening trees, hedges, and other shrubbery.
(v) Views from Neighboring Commercial Buildings
The commercial buildings that neighbor the Project site currently have views across and over the Project site. Given Century City’s existing development patterns, views from existing low- and mid-rise buildings tend to be short range in nature as the views are interrupted by existing structures, although some long-range views are available from the upper floors of the neighboring high-rise buildings.
b. Policy and Regulatory Environment
(1) General Plan Framework
The City of Los Angeles General Plan Framework provides direction as to the City’s vision for future development in the Project vicinity. Under the Urban Form and Neighborhood Design section of the General Plan Framework, Century City is identified as a Regional Center. Although the General Plan Framework does not directly address the design of individual neighborhoods or communities, it embodies generic neighborhood design policies and implementation programs that guide local planning efforts. The General Plan Framework encourages the development of centers in which scale and built form allow both daytime and night-time use. As an example, Policy 5.2.2.c states that the built form will vary by location. This policy acknowledges that, although non-pedestrian-oriented freestanding high-rises characterize a portion of the Century City Regional Center, Regional Centers should contain pedestrian oriented areas, and that pedestrian-oriented design as acknowledged in Policy 5.8.1 should be incorporated into the overall pattern of development within Century City.41 This urban design policy also acknowledges the need for the enhancement of pedestrian activity through the provision of well-lit exteriors to provide safety and comfort (Policy 5.8.1.e) and the screening or
41 General Plan Framework, Policy 5.2.2.c, page 5-8.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 201 PRELIMINARY WORKING DRAFT – Work-in-Progress Page 202
Photo 12: View looking north from the Los Angeles Country Club.
Figure 32 View of the Project Area-- Photograph 12 Source: Lenoir Photography, 2005 IV.C Visual Resources
location of parking out of public view (Policy 5.8.1.g). The General Plan Framework also states that the livability of all neighborhoods would be improved by upgrading the quality of development and improving the quality of the public realm (Objective 5.5).42 Policies that support this objective include the planting of street trees which provide shade and give scale to the residential and commercial streets in all neighborhoods of the City (Policy 5.5.1) and the incorporation of street lights, bus shelters, benches, and other street furniture (Policy 5.5.4). An analysis of the applicable Urban Form and Neighborhood Design policies of the General Plan Framework is provided in Table 14 on page 218.
(2) General Plan Transportation Element
Map E of the Transportation Element of the City’s General Plan designates Avenue of the Stars as a Scenic Highway. Visual resources attributed to Avenue of the Stars and the adjacent Century City Regional Center include the ordered design and layout of Century City; large blocks and rolling terrain which adds dimension and visual interest to the area; a system of pedestrian walkways, tunnels, and bridges, including the pedestrian bridge over Avenue of the Stars; landscaping, fountains, and other water features in public open spaces along the edges and in the median of the street; high-quality architecture and a unique variety of modern buildings and towers; underground utilities; street trees; a unified pedestrian and street lighting plan along the length of the boulevard; and a curved street alignment allowing a variable width median and a variety of landscape amenities. Avenue of the Stars currently complies with Scenic Highway requirements, which are intended to design and align streets and highways for the enhancement of existing scenic resources. The Scenic Highway designation requires landscaping along the right-of-way of the designated street or highway and the undergrounding of utilities and overhead lines within 500 feet from the centerline of the roadway. In addition, the Scenic Highway designation prohibits outdoor advertising within the public right-of-way or on public land within 500 feet of the centerline of the highway. A standard condition for discretionary land use approvals involving parcels zoned for non-residential uses in the Scenic Highway corridor is compliance with the signage requirements of the CR zone.
(3) West Los Angeles Community Plan
The Project site is also subject to the policies and goals of the West Los Angeles Community Plan. The West Los Angeles Community Plan implements the urban form policies of the General Plan Framework. The urban design goals of the Community Plan are to identify general design standards that should be utilized by the decision-maker when reviewing individual projects. These policies establish the minimum level of design that should be observed. In addition, the Community Design and Landscaping Guidelines section of the
42 General Plan Framework, page 5-14.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 203 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Community Plan is directed at the use of streetscape improvements and landscaping in public spaces and rights-of-way.
The Community Plan design policies and guidelines are intended to ensure that projects incorporate specific elements of good design, the intent of which is to promote a stable and pleasant environment.43 In commercial areas, the emphasis is on the provision and maintenance of the visual continuity of streetscapes and the creation of an environment that encourages both pedestrian and economic activity. In multiple-family neighborhoods, the emphasis is on architectural design that enhances the quality of life, living conditions, and neighborhood pride of the residents.44 Applicable design policies intended to implement the Urban Form policies of the General Plan Framework for multiple-family neighborhoods include the use of articulations and recesses in exterior walls to improve community appearance by avoiding excessive variety or monotonous repetition.
In addition to establishing design standards for individual projects, the Community Plan sets forth Community Design and Landscaping Guidelines for streetscape and landscaping in public places and rights-of-way. The intent of the Landscaping Guidelines is to improve the physical and aesthetic public environment. According to the Community Plan, the presence or absence of street trees is an important ingredient to the aesthetic quality of an area. Other Community Design and Landscaping Guidelines include entryway improvements, streetscape, street furniture, street lighting, sidewalks and paving, signage, and public open space. An analysis of the Community Plan’s applicable design policies and guidelines is presented in Table 15 on page 220.
(4) Century City North Specific Plan
The Project site is located within the “core” of the Century City North Specific Plan (CCNSP) area, in which development is allowed in accordance with set criteria. All projects within the CCNSP must comply with a range of requirements, including requirements related to visual resources. Visual resources policies in the CCNSP include shade/shadow requirements, which include assurance that a project would not cast a shadow for more than two hours on single-family residences outside the CCNSP boundary; design of a project so that ventilation, heating, and air conditioning ducts and other appurtenances are screened from pedestrians, motorists, and occupants of adjacent buildings; and the design of parking façades to be compatible in architectural character with the principal building and adjacent buildings. An analysis of the CCNSP’s requirements related to visual resources that are applicable to the Project is presented in Table 16 on page 224.
43 West Los Angeles Community Plan, page V-1. 44 Ibid.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 204 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
c. Light and Glare
Nighttime lighting, consisting of street lights, illuminated signage on restaurants, hotels, and other commercial buildings, vehicle headlights, building façade and interior lighting associated with adjacent high-rise structures, and landscaping lighting, is present throughout the Century City Regional Center and adjacent streets. Nighttime lighting is also associated with retail and other commercial uses along Little Santa Monica Boulevard, in the City of Beverly Hills adjacent to Century City. In the vicinity of the Project, sensitive uses relative to nighttime light and glare are the residential neighborhoods located to the north of Santa Monica Boulevard; to the west of Century Park West; to the north of Olympic Boulevard, to the east of Century Park West, and to the south of Olympic Boulevard. The Century Plaza Hotel, located diagonally across Avenue of the Stars from the Project site is also considered a light-sensitive use, although this hotel features illuminated signage and a well-lit arrival plaza along Avenue of the Stars.
Adjacent office buildings are not considered light sensitive since they are generally not in use during the evening hours, although many of these uses maintain interior and landscape lighting during the late hours for the purpose of maintenance and security. Existing streetlights are located in the Avenue of the Stars/Constellation Boulevard intersection, adjacent to the Project site, and pedestrian lights are located along Avenue of the Stars. The existing restaurant/nightclub on the Project site generates a moderate level of light, due primarily to illuminated signage, late hours, and vehicle headlamps in the surface parking lots. Although visible from the Century Plaza Hotel, the existing surface parking lots are not in close proximity to, or visible from, the residential uses.
Sensitive receivers relative to daytime glare from reflected sunlight include motorists traveling on the adjacent roadways and adjacent office uses. There are no buildings or facilities on the Project site that presently generate substantial glare since these structures are low-rise and are constructed of low-reflective materials. However, the on-site surface parking lots have a limited potential to generate glare reflected off vehicle windows and surfaces in some locations during daytime hours.
d. Shade/Shadow
The concentration of high-rise buildings in the Century City Regional Center creates a unique shade/shadow environment, which extends into the surrounding area during the early morning and late afternoon hours throughout the year. Shading increases with proximity to the commercial core, which centers approximately on the Project site. However, no substantive shading is currently generated by the existing low-rise structures on the Project site. Due to the number of high-rise buildings, a varying pattern of shadows rotates in a sweeping arc around the Century City commercial core, toward the west, north, and east, according to the movement of
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 205 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
the sun so that almost all sections of Century City’s commercial core experience a variable pattern of shading during any sunny day and during any season.
Shade sensitive uses in the area include the residential neighborhood north of Santa Monica Boulevard; the residential neighborhood west of Century Park West; the Century Woods residential neighborhood north of Olympic Boulevard, east of Century Park West; and the residential neighborhoods south of Olympic Boulevard. Residential neighborhoods in the City of Beverly Hills and Beverly Hills High School, east of the Project site, are also considered shade-sensitive uses. Shade-sensitive recreational uses in the area include the Los Angeles Country Club Golf Course, Century Plaza Hotel outdoor swimming pool, and the Roxbury Recreation Center in the City of Beverly Hills.
3. PROJECT IMPACTS
a. Methodology
(1) Visual Quality/Aesthetics
The analysis of visual quality is based on a three-step process as follows:
Step 1: Describe the massing and general configuration of buildings, open space and proposed landscaping treatments around the proposed Project edges, which may be anticipated on the basis of the proposed Project’s design features.
Step 2: Compare the resulting appearance to the existing site appearance and character of adjacent uses and determine whether and/or to what extent a degrading of the visual character of the area could occur (considering factors such as changes in the appearance of natural features and open space, and the blending/contrasting of new and existing buildings given uses, density, height, bulk, setbacks, signage, etc.); and
Step 3: Compare the anticipated appearance to standards within existing plans and policies which are applicable to the proposed Project site (regulatory analysis).
(2) Views
The analysis of views compares the changes resulting from the development of the proposed Project to the quality of existing views. The intent of the analysis is to determine if valued view resources exist and whether valued view resources would be blocked or diminished. The analysis further considers whether the Project would enhance viewing conditions through
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 206 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
the creation of new resources and whether the proposed Project includes design features which would offset or mitigate specific impacts. As the 2000 Avenue of the Stars site was previously developed with buildings and will be developed with a 15-story office building and mixed-use plaza prior to the development of the proposed Project, the existing 2000 Avenue of the Stars construction site does not reflect the prior or anticipated condition of that property. Therefore, the lack of development at this site is a short-term temporary condition, as construction has been underway for some time and is thus an appropriate baseline for the Project’s views analysis. Therefore, the analysis of existing and future views, as presented in this Section of the Draft EIR, reflects conditions once construction of the 2000 Avenue of the Stars project is completed.
To determine whether a potential view impact would occur, a four-step process is used to weigh several considerations, as follows:
Step 1: Define the view resources.
Step 2: Identify the potential obstruction of view resources (attractive visual features) as a result of development of the Project site. An assumption is made that any obstruction of a resource would constitute a change in the environment and would be considered an adverse impact regardless of effect on the overall view.
Step 3: Evaluate whether a potential obstruction would substantially alter the view. The “substantiality” of an alteration in viewing is somewhat subjective and dependent on many factors. In this case an obstruction in the view of a particular view resource was considered substantial if it exhibited the following traits: (1) the area viewed contains a valued view resource; (2) the obstruction of the resource covers more than an incidental/small portion of the resource; and (3) the obstruction would occur along a public view area, or would affect more than a small number of private residences.
Step 4: Consider whether the proposed Project includes design features that offset the alteration in views or loss of views of particular valued view resources. To be considered as a mitigating factor for a particular adverse view impact, a design feature would need to lessen the proposed Project’s impact for viewers of the specific view which was adversely affected.
(3) Light and Glare
The analysis identifies the uses and types of lighting and building materials that are anticipated to be a part of the proposed Project. It then determines whether such lighting and building materials would contribute to light and/or glare impacts in surrounding areas.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 207 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
(4) Shade/Shadow
Consequences of shadows on land uses can be positive, including cooling effects during warm weather, or negative, such as loss of warmth during cooler weather and natural light. Shadow effects are dependent on several factors, including local topography, the height and bulk of a project’s structural elements, sensitivity of surrounding uses, season, and duration of shadow projection. In determining the effects of shading, the locations of sensitive uses (such as recreational areas, Beverly Hills High School, and residences) in the surrounding area are identified and the shading effects are calculated according to standard criteria. Impacts are calculated according to the proposed building heights and the distance from the light obstructing structures to the sensitive use.
Season Date Time of Day Winter Solstice December 21 9 A.M. PST 11 A.M. PST 1 P.M. PST 3 P.M. PST
Spring Equinox March 21 9 A.M. PST 11 A.M. PST 1 P.M. PST 3 P.M. PST
Summer Solstice June 21 9 a.m. PDT 11 a.m. PDT 1 p.m. PDT 5 p.m. PDT
Fall Equinox September 21 9 A.M. PDT 11 A.M. PDT 1 P.M. PDT 5 P.M. PDT
Shading impacts are evaluated in accordance with both the City of Los Angeles CEQA Threshold Guide (Section L.2) and the CCNSP Shade/Shadow policies. Shadows have been calculated and plotted for representative hours during the Spring and Fall Equinoxes and Winter and Summer solstices, for both sets of standards. Under the City of Los Angeles CEQA Thresholds Guide, shading impacts are analyzed relative to all sensitive uses, including routinely used outdoor areas as well as solar collectors associated with single-family and multiple-family residences and institutional uses, and pedestrian-oriented outdoor areas or outdoor eating areas associated with commercial uses. These uses are considered sensitive because sunlight is important to function, physical comfort, or commerce. Under the Los Angeles CEQA Threshold Guide, the potential for shading to occur between the hours of 9:00 A.M. and 3:00 P.M. during the winter and between the hours of 9:00 A.M. and 5:00 P.M. during the summer needs to be identified. According to the CEQA Thresholds Guide, these periods represent the portion of the day during which maximum seasonal shadows occur and which would be of concern to most
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 208 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources people. In the CEQA Thresholds Guide, for the purpose of establishing the hours in which significant impacts occur, winter is described as occurring between late October to early April and summer is described as occurring between early April and late October. In addition to these time periods, the analysis also addressed shading impacts occurring on the spring and fall equinoxes. Shadow patterns relative to the thresholds set forth in the City’s CEQA Thresholds Guide are determined for the following periods:
Shading impacts of the Project are also evaluated in accordance with the policies and standards set forth in the CCNSP. Under the CCNSP, shading impacts of concern are limited to those occurring on single-family residences located outside the boundaries of the CCNSP and the Century City South Specific Plan (CCSSP). While the land uses and location of concern under CCNSP policies are limited in comparison to those set forth in the City’s CEQA Thresholds Guide, the length of day in which shading is of concern extends from 8:00 A.M. to 8:00 P.M., during all seasons. Shading impacts are also based on a continuous 2-hour period, which is shorter and more stringent than the minimum duration of significant shading impact under the Los Angeles CEQA Thresholds Guide.
Shadow lengths have been identified so as to allow for an analysis pursuant to the standards established in the CCNSP. While the CCNSP specifies the relevant time period as between 8:00 A.M. and 8:00 P.M., the analysis presented below is based on seasonal changes in daylight hours. As such, shadow patterns have been identified for the following hours by season of the year:
Season Date Time of Day Winter Solstice December 21 8 A.M. PST 10 A.M. PST 12 P.M. PST 2 P.M. PST 4 P.M. PST Spring Equinox March 21 8 a.m. PST 10 a.m. PST 12 P.M. PST 2 P.M. PST 4 P.M. PST 5 P.M. PST
Summer Solstice June 21 8 A.M. PDT 10 A.M. PDT 12 P.M. PDT 2 P.M. PDT 4 P.M. PDT 6 P.M. PDT 7 P.M. PDT
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 209 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Season Date Time of Day Fall Equinox September 21 8 A.M. PDT 10 A.M. PDT 12 P.M. PDT 2 P.M. PDT 4 P.M. PDT 6 P.M. PDT
b. Significance Thresholds
(1) Visual Quality/Aesthetics
Based on the factors set forth in the City’s CEQA Thresholds Guide (page L.1-3), the proposed Project would have a significant impact on visual quality/aesthetics, if:
• The proposed Project would substantially alter, degrade or eliminate the existing visual character of the area, including valued existing features or other valued resources;
• The proposed Project features would substantially contrast with the visual character of the surrounding area and its valued aesthetic image; or
• The implementation of the proposed Project would preclude the attainment of existing aesthetics regulations or applicable plans.
(2) Views
Based on the factors set forth in the City’s CEQA Thresholds Guide, the proposed Project would have a significant impact on views, if:
• Project development would substantially obstruct an existing view of a valued view resource from a prominent public view location or from more than a small number of private residences or a major recreational facility.
(3) Light and Glare
Based on the factors set forth in the City’s CEQA Thresholds Guide, the proposed Project would have a significant light and glare impact, if:
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 210 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
• The Project would substantially alter the character of the off-site areas surrounding the Project;
• Lighting would interfere with the performance of an off-site activity.
(4) Shade/Shadow
Shade/shadow thresholds are based on both the Los Angeles CEQA Thresholds Guide and in the CCNSP. Based on the factors contained in the Los Angeles CEQA Thresholds Guide, a Project would have a significant shade/shadow impact if:
• The Project would shade currently unshaded off-site, shadow-sensitive uses more than three hours between the hours of 9:00 A.M. and 3:00 P.M. PST, between late October and early April, or more than four hours between the hours of 9:00 A.M. and 5:00 P.M. PDT between early April and late October.
Based on the policies of the Century City North Specific Plan, a Project would have a significant shade/shadow impact if:
• The Project would shade any detached single-family residence for more than two hours between 8:00 A.M. and 8:00 P.M.
c. Analysis of Project Impacts
(1) Project Design Features
The proposed Project is comprised of two 47-story residential condominium towers, one 12-story residential loft building, public and private open space areas and underground parking. An objective of the Project is to create landmark structures within the context of Century City’s modern urban environment and to provide broad landscaped setbacks to enhance pedestrian scale. Visual interest within the Project site would be created by the broad setbacks between the three structures and through the variation in building height between the two towers, the single- story recreation facility and the mid-rise loft building. The south and west edges of the Project facing Constellation Boulevard and Avenue of the Stars also feature broad landscape setbacks from the adjacent public streets. The open space between the towers would allow offsite views through the Project’s central plaza toward the Loft Building. The sense of mass related to exterior building walls along Constellation Boulevard and Avenue of the Stars would be reduced through the design and incorporation of a variety of angles and corners and in the design of the proposed structures. Although separate from each other, the three structures would have a unity of design in the use of surface materials, as well as in the shapes of the structures. Architectural
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 211 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
treatments, including, balconies, metal sunshades, variation in windows and other wall surfaces would enhance the visual effect of the buildings.
The building façades would be clad in high quality building materials, including non- reflective glass. Lower level accents may include stone, concrete, or metal. On-site lighting would be designed to accent the architectural features of the Project. Lighting may be located at the tops of the buildings to highlight the architectural design. Landscape areas would have low- level accent lighting as well as some pole mounted fixtures with shields to limit spillover of lighting onto adjacent properties. Security lighting would be provided in the parking structure to enhance visibility within the structure. All lighting would be in compliance with applicable regulations.45 Signage of the Project may consist of monument and building signs. Monument signs may be located at the primary entrances to pedestrian and vehicular access points. Building signs could be located on the Avenue of the Stars and Constellation Boulevard building façades. In addition, a building sign could be located at the corner of the building. Signage may be illuminated for security, to facilitate Fire Department access to the site, and to establish the building’s presence in the context of Century City.
The finished height of the two towers would be approximately 570 feet above street grade (849 feet above msl) at the perimeter of the site. These towers would be comparable in elevation to the 44-story Century Plaza Towers (849 feet above msl), located south of the Project site at Century Park East. Tower 1 of the Project would be located parallel to Avenue of the Stars, while Tower 2 would be located parallel to Constellation Boulevard. The 12-story, L-shaped Loft Building would be developed in the northeastern portion of the Project site. The finished height of the Loft Building would be approximately 135 feet above grade (418 feet above msl).
Landscaped areas would include a variety of public outdoor spaces along Avenue of the Stars and Constellation Boulevard, as well as an internal private open space area. As shown in the Conceptual Landscape Plan in Figure 4 on page 65 (Draft EIR Section II, Project Description), a tree canopy would be planted to create a natural arbor over the sidewalks and to create a human scale for pedestrians in the area. The corner of Avenue of the Stars and Constellation Boulevard would include a plaza with water features, seating areas and gardens, which would serve as a community gathering space. A series of stepped gardens along both streets would soften building walls and provide visual interest through vegetative color, texture, and seasonal variety. A number of garden spaces along Avenue of the Stars and Constellation Boulevard would reinforce a pedestrian scale and would provide visual interest and texture at the street level.
45 Los Angeles Building Code, Division 62, Sec. 91.6205.13: No sign shall be arranged and illuminated in such a manner as to produce a light intensity of greater than three foot-candles above ambient lighting, as measured at the property line of the nearest residentially zoned property.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 212 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Landscaping would also be planted in the parkway divider in the entrance driveway and in the drop-off islands. The private open space area would include water features, lawns, ornamental planting, and seating to be used by residents as a common community space. A variety of trees and other shrubs would be planted in the private area to provide seasonal appeal and varying color throughout the year. An irrigation plan would also be implemented in conjunction with the landscaping program and would implement water efficient automatic irrigation systems.
(2) Project Impacts
(a) Visual Quality
(i) Construction Impacts
Construction of the proposed Project would involve the demolition and removal of two existing structures and related facilities, surface parking lots, chain link fencing, and vegetation, including street trees along Avenue of the Stars and Constellation Boulevard. The removal of these trees, particularly street trees, would reduce the visual quality of the adjoining streets during the construction phase of the Project and, as such, construction activities would remove existing features or elements that contribute to the valued visual character and image of Century City. However, approximately 90 percent of the on-site trees are physiologically, structurally, and aesthetically, in extremely poor to marginally fair condition.46
As shown in the Project’s Conceptual Landscape Plan, in Figure 4 on page 65 of the Project Description, the Project’s landscape plan includes a canopy of street trees and landscaped gardens along Avenue of Stars and Constellation Boulevard. Along Constellation Boulevard, the landscaped area extends from Avenue of the Stars to the approximate location of the Constellation Boulevard entrance driveway. The Project’s landscaping program also includes additional street trees along the remainder of Constellation Boulevard, as well as trees, shrubbery and flowers along the perimeter of the site, water features at the intersection of Avenue of the Stars and Constellation Boulevard, and extensive landscaping in the interior of the Project. The Conceptual Landscape Plan would represent a marked improvement over the quality of existing landscaping, although new street trees would require several years to reach the maturity of the existing street trees on Avenue of the Stars. With the replacement of street trees and other vegetation, in accordance with the Conceptual Landscape Plan, the adverse impact associated with the removal of the existing street trees would be reduced to a less than significant level.
46 PCR Services Corporation, Tree Report for 10131 Constellation Boulevard, October 2004 (page 4).
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 213 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
On-site demolition, excavation and construction activities would be visible from land uses on all sides of the Project site, including the Watt Plaza towers, the 1900 Avenue of the Stars building, the SunAmerica building, the 2000 Avenue of the Stars development (after completion), the Century Plaza Hotel, pedestrians on Avenue of the Stars and Constellation Boulevard, and travelers on the Avenue of the Stars scenic highway. The higher stories of several adjacent buildings also have views of the Project site’s interior. Since the undeveloped portion of the Project site is in a disturbed state, it is generally devoid of vegetation and other aesthetic amenities. Thus, construction activities on this portion of the Project site would not detract from the valued visual quality of the area. Temporary barriers (fencing) would be placed along the periphery of the site that would screen much of the construction activity from view from the street level. Construction fencing is generally not an aesthetic structure and could potentially serve as a target for graffiti, if not appropriately monitored. Although the construction site would be screened, the pedestrian interface along a construction site and work- in-progress visible above the fencing are generally not considered attractive since construction sites have a general aspect of untidiness and are devoid of landscaping and architectural detail. However, for those who consider construction activities interesting, view holes would be provided in security fencing for interested onlookers. Although a percentage of viewers would consider demolition, excavation, and construction activities interesting, others would consider these activities detrimental to the aesthetic value of Avenue of the Stars and Constellation Boulevard and as such, the visual quality of the area. Another aesthetic consequence of excavation is the activity of dump trucks and other trucks hauling demolition or grading materials from the Project site. As with on-site activities, the visual aspect of trucks loaded with debris and/or soils would be interesting to some viewers and unsightly to others.
Excavation of the site for the subterranean garage and building foundations would generate approximately 185,000 cubic yards of excess soils, which would be removed from the Project site by haul truck. Trucking would also be required for the delivery and removal of excavation equipment, cranes, other machinery, and for the delivery of materials. Proposed haul routes for dump trucks, semi-trailers, and truck and trailers in the removal of construction debris and excavated soils and delivery of heavy equipment would occur via one of the following routes: (1) Avenue of the Stars north to Santa Monica Boulevard, and Santa Monica Boulevard west to the I-405 Freeway; (2) Avenue of the Stars south to Pico Boulevard, and Pico Boulevard west to the I-405 Freeway; and (3) Avenue of the Stars south to Pico Boulevard, Pico Boulevard west to Overland Avenue, and Overland Avenue south to the I-10 Freeway. The ultimate destination for construction debris and excavated soils is Bradley Landfill in Sun Valley, although other recycling areas may be selected, as appropriate. The first route, along Avenue of the Stars and Santa Monica Boulevard, is preferred since it directly accesses a major highway (Santa Monica Boulevard); whereas, the other two routes would require truck travel along Avenue of the Stars, south of Olympic Boulevard, thereby creating greater visual exposure of truck traffic to the residential area on the east side of Avenue of the Stars. The visual effects of construction hauling would be less than significant on Santa Monica Boulevard and Pico
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 214 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Boulevard, which are both major highways, and on Overland Avenue, which is primarily commercial. Since no haul trucks would traverse any local residential streets, the impact of construction trucking would not significantly impact the visual quality of the area, since major roadways are intended to accommodate a range of vehicle types, including trucks incidental to construction and deliveries.
Although construction activities, including the removal of existing mature street trees, trucking of construction debris and excavated soils, and alteration of the Project site would reduce the existing visual attributes of the Project site during the construction phase, the Project’s construction activities would not substantially contrast with the existing visual character of the surrounding area. In addition, construction activities would be relatively short- term and, with the incorporation of recommended mitigation measures listed in Section 4, the impact of construction activities on visual quality would be less than significant.
(ii) Operation (Post-Construction)
Visual Character of the Project Site and Area
The existing buildings on the Project site, although not unattractive, are not features that substantially contribute to the Century City valued visual character. The existing surface parking lots also do not contribute to the valued visual character of the community. Eight mature Moreton Bay Fig street trees, ranging from fair to good condition, are planted in 6 by 6 concrete planters along the Project’s Avenue of the Stars street frontage. Located along a designated scenic highway, these trees positively contribute to the visual character of the area. While these trees would be removed during Project construction, the Project’s Conceptual Landscape Plan, as shown in Figure 4 on page 65 of the Project Description, includes a canopy of street trees and landscaped gardens along Avenue of Stars, street trees along Constellation Boulevard, trees, shrubbery and flowers along the perimeter of the site, water features at the intersection of Avenue of the Stars and Constellation Boulevard, and extensive landscaping in the interior of the Project. Thus, the Conceptual Landscape Plan would be an improvement over the visual quality of the existing streetscape at the Project site. As a result the removal of existing aesthetic features of the Project site would be less than significant.
The strong aesthetic components that represent Century City’s valued aesthetic image are its modern high-rise towers, distinctive skyline, landscaping, and broad avenues. The Project would consist of two modern 47-story high-rise buildings and one modern 12-story loft building. The proposed structures and the Project open space would be developed with high-quality architectural design and formal landscaped setbacks. The Project’s proposed design, including the irrevocable offer to dedicate a portion of the Project’s frontage along Constellation Boulevard for future street widening, would preserve the open aspect of Century City’s streets. The Project’s two towers would be consistent in form, architectural style, and height with other
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 215 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
modern high-rises in the area, including the 44-story Century Plaza Towers, at Constellation Boulevard and Century Park East; the 39-story SunAmerica building, at the northwest corner of Avenue of the Stars and Constellation Boulevard; and the 36-story MGM building, at the south side of Constellation Boulevard between Century Park West and Avenue of the Stars. Therefore, the contrast between the Project and existing features that represent Century City’s aesthetic environment would be less than significant. The architectural style and grouping of surrounding high-rise towers are shown in the oblique aerial photograph previously shown in Figure 23 on page 185.
The design of the proposed Project would result in greater density and bulk (buildings) at the Project site than under existing conditions. However, the Project’s design features and quality of development would support the existing style and image of the area. The Project’s towers would reduce the sense of bulk and mass by reducing the building footprints and increasing the ground level open space. Architectural detailing in the surface treatment of the towers and the use of corners and angles would reduce the appearance of mass and bulk. Landscaping consisting of trees, gardens, water features, glass, and high-quality wall cladding at the street level would also soften the appearance of mass at the pedestrian level. In addition to enhancing the aesthetic quality of the Project, such features would also enhance the existing style and image of the area. The appearance of the Project’s mass would also be broken up by the one-story recreational facility at the corner interfacing the intersection of Avenue of the Stars and Constellation Boulevard. Therefore, the Project would not substantially detract from the existing style or image of Century City’s high-rise core.
The Project would contribute to the existing profile of high-rise structures within Century City’s core area. Due to the proximity of low-density residential neighborhoods to Century City’s east and west boundaries, some of the tall structures in the high-rise core, particularly the existing 44-story Century Plaza Towers and the 36-story MGM tower, contrast with adjacent low-density neighborhoods on the east and west sides of Century City, respectively. Contrast is less from the north, since Century City’s mid- and high-rise buildings on Santa Monica Boulevard are generally lower, ranging from 14 to 26 stories, with higher buildings rising in the background toward the south. In addition, because of the street width, Santa Monica Boulevard provides a broader buffer between Century City and the low-density neighborhood north of Santa Monica Boulevard, than provided by Century Park East and Century Park West. High-rise and mid-rise multi-family buildings and the 20th Century Fox studio buffer Century City’s high- rise core from lower density uses to the south. Although Century City’s high-rises contrast with the adjacent low-density areas, the backdrop and skyline created by the variety of design and height of the visible high-rise structures contribute to Century City’s visual quality. The Project is located in the central area of Century City’s high-rise core and, as such, it would not immediately interface with the lower density areas that flank Century City’s core area. In comparison with the 44-story Century Plaza Towers, as viewed from the east, and the 39-story SunAmerica building and the 36-story MGM tower, as viewed from the west, the Project would
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 216 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
appear to be lower in height and less contrasting. The Project’s variation in building height and roofline would contribute to the diversity of the skyline and its visual character. Since the Project would be less contrasting with adjacent low-rise uses to the north, east, and west than existing buildings, and would contribute to the diversity of Century City’s valued backdrop and skyline, the impact of the Project relative to the low-density uses surrounding Century City would be less than significant.
The Project would also contribute to the area’s aesthetic value by providing landscaping, water features, benches, and pedestrian pathway in public open space. The use of landscaping and high quality treatment of building surfaces and windows at the street level would also enhance the pedestrian scale of the Project and contribute to Century City’s aesthetic value. Therefore, the impact of the Project in relation to substantial contrast to the visual character of the area would be less than significant.
Policy and Regulatory Compliance
General Plan Framework
The Project would be consistent with the policies set forth in the Urban Form and Neighborhood Design section of the City’s General Plan Framework document. Primary Urban Form and Neighborhood Design goals of the General Plan Framework are intended to promote pedestrian activity and to provide a quality experience for the City’s residents. The General Plan Framework also encourages the enhancement of the livability of all neighborhoods by upgrading the quality of development and improving the quality of the public realm. Since the Project would provide landscaped public access areas and other pedestrian amenities in a Regional Center with potentially high pedestrian activity, the Project would be substantially consistent with the Urban Form and Neighborhood Design policies of the General Plan Framework. Since the Project would comply with the urban design policies of the General Plan Framework, the impact of the Project relative to policy and regulatory compliance associated with this plan would be less than significant. The comparison of General Framework policies with the design features of the Project is provided in detail in Table 14 on page 218.
West Los Angeles Community Plan
The West Los Angeles Community Plan implements the Urban Form and Neighborhood Design policies of the General Plan Framework. Under the Community Plan, projects must comply with the applicable urban design policies outlined in the Community Plan, to the maximum extent feasible. The Project would be consistent with the Community Plan’s applicable urban design policies, which establish the minimum level of design that shall be observed. Community Plan Urban Design policies, applicable to the Project, include polices for individual multi-family projects and for public open space. The Community Plan design policies
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 217 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 14
CONSISTENCY OF THE PROJECT WITH URBAN FORM AND NEIGHBORHOOD DESIGN POLICIES OF THE GENERAL PLAN FRAMEWORK
Recommendation Analysis of Project Consistency Goal 3L: Districts that promote Consistent. The Project would include public outdoor spaces along Avenue of pedestrian activity and provide a the Stars and Constellation Boulevard. Avenue of the Stars and Constellation quality experience for the City's Boulevard would be designed as wide urban streetscapes with small gardens residents. and a canopy of high-branched street trees to create a natural arbor over the sidewalk. At the corner of Avenue of the Stars and Constellation Boulevard, a plaza with water features, seating areas and gardens would serve as a community gathering space. A series of stepped gardens would soften building walls and provide visual interest. The provision of public spaces would continue an existing pattern within Century City of landscaped gathering places at the corners of major boulevards and street crossings. Such spaces would enrich the street life by encouraging walking connections between adjacent uses. The design of the Project emphasizes pedestrian connections, as addressed in the CCNSP. Through the incorporation of landscaped areas and walkways linked to adjacent land uses, the Project would provide a pedestrian- friendly environment and quality experience for the City’s residents. Policy 5.2.2.c: Regional Centers Consistent. With the introduction of a residential use within the high-rise core should contain pedestrian oriented of Century City, the Project would enhance the quality of life associated with areas. Century City’s existing residential uses by creating a residential link between existing residential uses in the south portion of Century City and retail, restaurant, and entertainment uses in the northern portion of Century City. Residential neighborhoods are characterized by greater pedestrian activity, including jogging, bicycling, dog walking, after-dinner strolling, and walking to restaurants and entertainment uses. Higher pedestrian activity would create a more secure pedestrian environment and encourage pedestrian activity from other Century City residential areas through the Project area during evening and weekend hours. The Project’s design, including pedestrian amenities, would also maintain or improve the existing quality of life for Century City’s residents by providing an interesting aesthetic environment, including a broad landscaped area at the intersection of Avenue of the Stars and Constellation Boulevard, which would provide an attractive area for pedestrians to gather. In addition, edges of the Project which front Avenue of the Stars and Constellation Boulevard are architecturally designed to provide visual interest and articulation at the pedestrian level. Other amenities include landscaping and a tree canopy along the Avenue of the Stars sidewalk and a portion of the Constellation Boulevard sidewalk along the Project’s frontage. In addition, the Project would provide a pedestrian walkway along the eastern boundary of the site, which would contribute to the overall pedestrian system that exists in Century City. As such, the Project would be consistent with this policy. Objective 5.5: Enhance the Consistent. The Project would provide a high quality architectural design and livability of all neighborhoods by structural elements that improve the quality of the public realm. Building upgrading the quality of design would enhance and upgrade the existing Century City skyline and development and improving the provide greater street-level amenities than under existing conditions. Older quality of the public realm. street trees along Avenue of the Stars would be replaced by a canopy of street trees. Street trees and landscaping would also be installed along Constellation Boulevard, which presently does not contain formal sidewalk landscaping. The Project would also provide public open space, including a plaza with water
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 218 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 14 (Continued)
CONSISTENCY OF THE PROJECT WITH URBAN FORM AND NEIGHBORHOOD DESIGN POLICIES OF THE GENERAL PLAN FRAMEWORK
Recommendation Analysis of Project Consistency features, seating areas and gardens which would serve as a public gathering space at the corner of Avenue of the Stars and Constellation Boulevard. The provision of this landscaped public space would improve the quality of landscaping in this intersection and continue an existing pattern within Century City of landscaped gathering places at the corners of major boulevards and street crossings. Therefore, the Project would be consistent with this objective. Source: PCR Services Corporation, 2005.
and guidelines are intended to ensure that projects incorporate specific elements of good design, the intent of which is to promote a stable and pleasant environment. In multiple-family neighborhoods, the emphasis is on an architectural design that enhances the quality of life, living conditions, and neighborhood pride of the residents. For public open space, streetscape and landscaping in public places and rights-of-way, the emphasis of the Community Plan’s Urban Design Policies is on the improvement of the physical and aesthetic public environment. The Project would be developed according to detailed architectural planning and design, and would also feature extensive landscaping in both private and public areas. Since the Project would be compatible with the quality and scale of surrounding development and would enhance the existing high-quality architecture and landscaping of Century City, it would be substantially consistent with the Community Plan’s Urban Design policies. Since the Project would comply with the urban design policies of the Community Plan, the impact of the Project relative to policy and regulatory compliance associated with this plan would be less than significant. The analysis of the Community Plan’s applicable design policies and guidelines is presented in Table 15 on page 220.
Century City North Specific Plan
The Project site is located within the “core” of the Century City North Specific Plan (CCNSP) area, in which development is allowed in accordance with specified criteria. All approved projects within the CCNSP must comply with a range of requirements, including requirements related to visual resources. The Project would be consistent with all visual quality requirements of the CCNSP, including policies related to shade/shadow, screening of mechanical equipment, and parking structure design. Since the Project would comply with the visual resources policies of the CCNSP, potential impacts would be less than significant. The analysis of the Project’s relationship with applicable CCNSP design policies and guidelines is presented in Table 16 on page 224.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 219 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 15
CONSISTENCY OF THE PROJECT WITH THE URBAN DESIGN POLICIES OF THE WEST LOS ANGELES COMMUNITY PLAN
Design Policies for Individual Projects Analysis of Consistency Multiple Family a Site Planning: All multiple family residential Consistent. The Project would contain a central focal point internal projects of five or more units shall be designed to the Project site containing drop-off circles and lawns, ornamental around a landscaped focal point or courtyard to plantings, and other landscaping features, for use by the residents as serve as an amenity for residents. a common community space. A variety of trees and other shrubs would be planted to provide seasonal appeal and varying color throughout the year. Therefore, the Project would be consistent with this policy. Design: The design of all buildings should be Consistent. The Project buildings would improve community of a quality and character that improve appearances by avoiding excessive variety and monotonous community appearances by avoiding excessive repetition. A variety of angles and corners and architectural variety or monotonous repetition. treatments, would create articulation that would enhance the visual Achievement of this can be accomplished effect of the buildings. Therefore, the Project would be consistent through: with this policy. 1. Requiring the use of articulations, recesses, surface perforations and/or porticoes to break up long, flat building façades. 2. Utilizing complementary building Consistent. The building façades would be clad in high quality materials on building façades. building materials, including non-reflective glass. Lower level accents may include stone, concrete, or metal. Compatibility of surface materials on each structure and among the three buildings would be assured through high-quality architectural design. Therefore, the Project would be consistent with this policy. 3. Incorporating varying design to provide Consistent. The Project’s design would create tall, narrow towers definition for each floor. and, as such, much of the surface articulation would create a vertical effect. However, the design for the lower stories of the buildings is such so as to create a pedestrian scale and to reduce the overall sense of height and mass. Definition would also be provided at the upper stories, with setbacks and penthouse features that would add visual interest at the roof level. Since the Project would incorporate a varying design to provide definition along the exterior façade, the Project would be consistent with this policy. 4. Integrating building fixtures, awnings, or Consistent. The Project would integrate all building fixtures, security gates, into the design of buildings. including, but not limited to, security gates, light fixtures, and air intake shafts, into the design of the buildings. As such, the Project would be consistent with this policy. 5. Screening of all roof top equipment and Consistent. All rooftop equipment and appurtenances would be building appurtenances from view. screened from view. As such, the Project would be consistent with this policy. 6. Requiring decorative masonry walls to Consistent. Trash collection areas would be contained in the loading enclose trash. dock at ground level in a collection area screened from view by a solid masonry wall. As such, the Project would be consistent with this policy.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 220 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 15 (Continued)
CONSISTENCY OF THE PROJECT WITH THE URBAN DESIGN POLICIES OF THE WEST LOS ANGELES COMMUNITY PLAN
Design Policies for Individual Projects Analysis of Consistency Parking Structures: Parking structures should Consistent: The Project’s parking structures would be located be integrated with the design of the buildings below grade and would not be visible from the street. Parking they serve. structure access would be integrated into the design of the Project. Since the parking structure is incorporated into the design of the Project, the Project would be consistent with this policy. Community Design and Landscaping Guidelines a Entryway Improvements: Provide Consistent. The Project would provide a plaza with water features, improvements along principal streets and at seating areas and gardens that would serve as a community gathering major identified intersections and edges which space at the corner of Avenue of the Stars and Constellation clearly distinguish these as major entries to the Boulevard. As such, the Project would continue an existing pattern community. Such improvements may include within Century City of distinguishing major intersections crossings elements such as signage, landscaping, vertical with distinctive landscaped gathering places at the corners of major pylons and/or distinctive treatments. boulevards and street crossings. Since the Project would provide distinguishing amenities at this major crossing, it would be consistent with this Community Design and Landscaping policy. Street Trees: 1. Select species which (a) Consistent: The Project’s Conceptual Landscape Plan includes a enhance the pedestrian character, and convey a canopy of high-branched street trees along Avenue of the Stars and distinctive high quality visual image for the Constellation Boulevard that would create a natural arbor over the streets, (b) are drought and smog tolerant and sidewalks and would create a human scale for pedestrians in the area. fire resistant, (c) complement the existing trees. Selected species would be compatible with existing landscape themes along Century City’s public streets and would be approved by the Street Tree Division of the City’s Department of Public Works. Since the Project would select street tree species to enhance the pedestrian character, are drought and smog tolerant and fire resistant, and complement existing trees, the Project would be consistent with this policy. Street Furniture: Install street furniture that Consistent: The Project would provide aesthetically pleasing, encourages pedestrian activity or physical and functional and comfortable street furniture and public amenities in a visual access to buildings and which is landscaped public open space area, including seating, gardens, and aesthetically pleasing, functional and water features along the public sidewalk on Avenue of the Stars and comfortable, including such elements as bus Constellation Boulevard. These open space areas would be located and pedestrian benches, newspaper racks, amidst a variety of adjacent commercial uses, including the Century bicycle racks, bus shelters, trash receptacles, Plaza Hotel; offices at the SunAmerica building, Watt Plaza, and the kiosks, public telephones, landscaped planters, Century Plaza Towers; and mixed retail, restaurant, and office uses drinking fountains, and bollards. Priority associated with 2000 Avenue of the Stars. Due to the proximity and should be given to pedestrian-oriented areas. mix of surrounding uses, the area has the potential for a high level of pedestrian activity and access, which would be enhanced by the proposed public amenities. Therefore, the Project would be consistent with this policy. Street lighting: Consistent: All pedestrian lighting in the public-right-of way would 1. Any new street lighting or pedestrian be approved by the City’s Bureau of Street Lighting and would be lighting system built in the public right-of- required to meet adopted City standards. Equipment would be tested way must be designed to currently adopted in accordance with the standard requirements of the Bureau of Street City standards. Equipment must be tested Lighting. Therefore, the Project would be consistent with this policy. and approved by the Bureau of Street Lighting.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 221 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 15 (Continued)
CONSISTENCY OF THE PROJECT WITH THE URBAN DESIGN POLICIES OF THE WEST LOS ANGELES COMMUNITY PLAN
Design Policies for Individual Projects Analysis of Consistency 2. Establish a consistent street lighting type Consistent: Any street lighting installed by the Project in the public- utilizing a light standard that is compatible right-of way would be compatible with the established design of with the overall street furniture. street lighting along Century City’s public streets and would be compatible with the overall design of existing and proposed street furniture. Therefore, the Project would be consistent with this policy. 3. New lighting systems should be designed Consistent: All pole-mounted light fixtures on the Project’s private to minimize glare and light trespass. property or within the public right-of-way would be shielded to limit spillover of lighting onto adjacent properties and to minimize glare. Therefore, the Project would be consistent with this policy. Sidewalks/Paving: Repave existing sidewalks Consistent: New concrete sidewalks would be installed along the in pedestrian-oriented areas, with brick pavers, Project’s Avenue of the Stars and Constellation Boulevard frontages. concrete, or other safe, non-slip materials to Paving materials would be consistent with existing sidewalk and the create a distinctive pedestrian environment. landscaping patterns implemented in the public right-of-way throughout Century City. Therefore, the Project would be consistent with the Community Plan sidewalk paving policy. Public Open Space and Plazas: Establish Consistent. The Project would provide public open space adjacent public open space standards that guide the to and accessible from the sidewalks on Avenue of the Stars and design of new public plazas and open spaces. Constellation Boulevard. The location of the public open space at These standards should include the following: this location would maximize pedestrian circulation since this 1. The siting of open space to maximize location would be visible and readily accessible to pedestrians from pedestrian accessibility and circulation. the Project site; the SunAmerica building, directly across Avenue of the Stars; the 2000 Avenue of the Stars project, directly across Constellation Boulevard; and the Century Plaza hotel, located diagonally across Avenue of the Stars. Public open space along Constellation Boulevard would be adjacent to the 2000 Avenue of the Stars mid-block crosswalk and would be visually and readily accessible to pedestrians from 2000 Avenue of the Stars, the Century Plaza towers, and the adjacent Watt Plaza. The open space area along Constellation Boulevard would also be accessible to the public pedestrian walkway provided by the Project along the eastern boundary of the site. The pedestrian walkway would contribute to the overall pedestrian system that exists in Century City. Since the siting of the Project’s public open space maximizes pedestrian accessibility and circulation, the Project would be consistent with this policy. 2. Solar exposure or protection Consistent. The public outdoor spaces along Avenue of the Stars and Constellation Boulevard would be designed as wide urban streetscapes with gardens and a canopy of high-branched street trees to create a natural arbor over the sidewalk. The open space areas on Avenue of the Stars and Constellation Boulevard are located on the southerly portion of the Project site and would have access to sunlight. A tree canopy along the adjoining sidewalks would provide solar protection to pedestrians. Therefore, the Project would be consistent with this policy.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 222 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 15 (Continued)
CONSISTENCY OF THE PROJECT WITH THE URBAN DESIGN POLICIES OF THE WEST LOS ANGELES COMMUNITY PLAN
Design Policies for Individual Projects Analysis of Consistency 3. Adjacent to pedestrian routes and other Consistent. The Project’s public open space would be adjacent to, open space. and accessible from, the public sidewalks that front the Project site. The open space area along Constellation Boulevard would also be accessible to the public pedestrian walkway provided by the Project along the eastern boundary of the site. Since the Project’s open space would be adjacent to sidewalks and other pedestrian routes, the Project would be consistent with this policy. 4. Appropriate plant and hardscape materials Consistent. Landscape and hardscape materials in the areas visible from the public right-of-way include seating areas and gardens. A series of stepped gardens along the sidewalks would provide visual interest through vegetative color, texture, and seasonal variety. The Conceptual Landscape Plan for the Project is designed to be consistent with the pattern and scale of the existing high-quality landscaping in the Project area and would be appropriate in the context of the location. Since the Project would provide appropriate plant and hardscape materials, the Project would be consistent with this policy. a Chapter V, Urban Design, of the West Los Angeles Community Plan lists general design policies and objectives for individual projects, including Multiple Residential (pages V-3 through V-4) and Community Design and Landscaping (pages V-6 through V-10), but uses no numbered policy designations.
Source: PCR Services Corporation, 2005.
General Plan Transportation Element
The Transportation Element of the General Plan designates Avenue of the Stars as a Scenic Highway. The Scenic Highway designation influences the design and alignment of roadways for the enhancement of existing scenic resources; it establishes design criteria for lighting and landscaping, including the incorporation of landscape medians, where appropriate; and includes restrictions on off-highway signage and the removal of outstanding tree specimens. Visual resources attributed to Avenue of the Stars and the adjacent Century City Regional Center, as designated in the City’s General Plan Framework, include the ordered design and layout of Century City; large blocks and rolling terrain which adds dimension and visual interest to the area; a system of pedestrian walkways, tunnels, and bridges, including the pedestrian bridge over Avenue of the Stars; landscaping, fountains and other water features in public open spaces along the edges and in the median of the street; high-quality architecture and a unique variety of modern buildings and towers; buried utilities; street trees; a unified pedestrian and street lighting plan along the length of the boulevard; and a curved street alignment allowing a variable width median and a variety of landscape amenities. Avenue of the Stars currently exhibits these characteristics, which are intended to preserve and enhance scenic resources along
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 223 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 16
CONSISTENCY OF THE PROJECT WITH APPLICABLE VISUAL QUALITY POLICIES OF THE CENTURY CITY NORTH SPECIFIC PLAN
Specific Plan Provision Analysis of Project Consistency Section 3.C.1.b: The Project has been designed in a Consistent. The proposed Project would involve the way to reasonably assure that it will not cast a construction of two 47-story towers and a 12-story Loft shadow for more than two hours, between 8 A.M. and Building. The Project would not cast shadows on any 8 P.M. upon any detached single-family dwelling detached single-family residence for more than two hours located outside the CCNSP area. during the hours of 8 A.M. and 8 P.M. during any season. (Refer to Section IV.C.3.C(2)(c)(ii), Shade/Shadow Impacts.) As such, the Project would comply with the CCNSP shade/shadow requirements. Section 3.C.1.e: The Project has been designed in a Consistent. The Project has been designed to screen all manner which adequately screens ventilation, heating ventilation, heating and air conditioning ducts, tubes, and and air conditioning ducts, tubes, equipment and other such mechanical equipment from the line of sight of other related appurtenances from the view of pedestrians, motorists, and occupants of adjacent buildings. pedestrians, motorists and occupants of adjacent The primary mechanical rooms would be located in the buildings. basement and in a mechanical penthouse at the top of the towers. Utility connections would be underground. Therefore, the Project would comply with this CCNSP requirement. Section 3.C.1.f: The façade of the parking building Consistent. All Project parking would be subterranean and has been designed to be compatible in architectural therefore, no parking structure façades would be visible character with its principal building and with from the street level or above. Since the Project would not adjacent existing office, commercial or residential create any incompatible architectural features associated buildings. with a parking structure, the Project would comply with this CCNSP requirement. Source: PCR Services Corporation, 2005. a highway corridor. The Project would maintain and enhance the same high quality of landscape and architectural design characterizing Century City along the Avenue of the Stars corridor and, as such, would be consistent with the City’s applicable Scenic Highway policies. The analysis of Project consistency with these policies is presented in Table 17 on page 225. Since the Project would comply with the applicable policies, the impact of the Project with regard to this plan would be less than significant.
(iii) Summary of Visual Quality Analysis
Based on the preceding analyses, the Project would result in a less than significant impact with regard to visual quality/aesthetics. This conclusion is based on the following: (1) the Project would not remove, alter, or demolish, elements of the environment that substantially contribute to the valued visual character or image of Century City; (2) the Project would not contrast with the existing features that represent the area’s valued aesthetic image (i.e., the scale and style of existing tower structures in the surrounding area, including valued skyline features); (3) the Project does not detract from the existing style or image of the area due to its density,
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 224 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 17
CONSISTENCY OF THE PROJECT WITH APPLICABLE SCENIC HIGHWAY POLICIES OF THE TRANSPORTATION ELEMENT OF THE GENERAL PLAN
Policy Analysis of Project Consistency Roadway: a. Design and alignment must include considerations Consistent. The Project design and alignment includes of safety and capacity as well as preservation and considerations of safety and capacity as well as enhancement of scenic resources. Where a standard preservation and enhancement of scenic resources. roadway design or alignment would destroy a scenic Existing mature street trees along the Avenue of the Stars feature or preclude visual access to a scenic feature, would be removed to allow for sidewalk improvements. design alternatives must be considered through However, these trees would be replaced and the preparation of an environmental impact report. landscaping in the area would be enhanced via the proposed canopy of high-branched street trees and other high-quality landscaping features. In addition, the Project’s proposed landscaping plan would serve as a positive, rather than negative, change with regard to the existing scenic quality of the Avenue of the Stars. As such, the Project would be consistent with this policy. b. Design characteristics such as curves, changes of Consistent. The Project would not alter the alignment or direction and topography which provide identity to topography of Avenue of the Stars, which is designed to individual Scenic Highways shall be preserved to the create interest and to feature landscaping, water fountains maximum extent feasible. and other features. As such, the Project would be consistent with this policy. Earthwork/Grading: a. Grading for new cuts or fills shall be minimized. Consistent. Although grading for site preparation and Angular cuts and fills shall be avoided to the construction of the Project’s subterranean parking structure maximum extent feasible. would be required for the Project, no cuts, fills, or other grading would be required along the Avenue of Stars corridor that would create a visible change from the roadway. As such, the Project would be consistent with this policy. Planting/Landscaping: a. Fire-resistant native plants and trees shall be Consistent. All new street trees would be reviewed and utilized in the parkway. approved by the Street Tree Division of the Department of Public Works to assure that the proposed plantings would consist of approved species, and would include trees and plants appropriate to the area’s degree of susceptibility to fire hazard. As such, the Project would be consistent with this policy. b. Outstanding specimens of existing trees and Consistent. Eight Moreton Bay Fig street trees, located plants located within the public right-of-way of a along the Avenue of the Stars east right-of-way adjacent to Scenic Highway shall be retained to the maximum the Project site, are in fair to good condition, would be extent feasible within the same public right-of-way. removed during construction. These trees would be replaced with a canopy of high-branched street trees. Although attractive, the Moreton Bay Fig trees would not be considered outstanding specimens. In addition, the Project would replace existing street trees with higher quality landscaping than under existing conditions. As such, the Project would be consistent with this policy.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 225 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Table 17 (Continued)
CONSISTENCY OF THE PROJECT WITH APPLICABLE SCENIC HIGHWAY POLICIES OF THE TRANSPORTATION ELEMENT OF THE GENERAL PLAN
Policy Analysis of Project Consistency Signs/Outdoor Advertising: a. Only traffic, information, and identification signs Consistent. The Project would not locate any signs within shall be permitted within the public right-of-way of a the Avenue of the Stars public right-of-way. As such, the Scenic Highway. Project would be consistent with this policy. b. Off-site outdoor advertising is prohibited in the Consistent. The Project would not include any offsite public right-of-way of, and on publicly owned land outdoor advertising signs. As such, the Project would be within 500 feet of the centerline of a Scenic consistent with this policy. Highway. c. A standard condition for discretionary land use Consistent. Signage for the Project would consist of approvals involving parcels zoned for nonresidential signage naming the development, consistent with the use located within 500 feet of the centerline of a provisions of the LAMC. Signage may be illuminated for Scenic Highway shall be in compliance with the sign security, to facilitate Fire Department access to the site, requirements of the CR zone. and to establish the buildings’ presence in the Century City context. As such, the Project would be consistent with this policy. Utilities: a. To the maximum extent feasible, all new or Consistent. All new utility lines would be placed relocated electric, communication, and other public underground in accordance with existing design standards utility distribution facilities within 500 feet of the and the current program of undergrounding utilities Scenic Highway shall be placed underground. throughout Century City. As such, the Project would be consistent with this policy. Source: PCR Services Corporation, 2005. height, bulk, setbacks or signage; (4) the Project would contribute buildings that exhibit a high- quality of architecture and include landscape and tower structures that would enhance the Century City skyline; and (5) the Project would be consistent with the applicable urban design guidelines and regulations of the City’s General Plan Framework, the West Los Angeles Community Plan, the Century City North Specific Plan, and the Scenic Highways requirements of the General Plan’s Transportation Element. As such, the development of the proposed Project: (1) would not degrade the existing visual character of the area; (2) would not substantially contrast with the visual character or the valued image of the surrounding area; and (3) would not preclude the attainment of existing aesthetics regulations or applicable plans.
(b) View Impacts
In evaluating the impact of the Project relative to views, the nature and quality of recognized or valued views in the area must first be determined. If development substantially obstructs an existing view of a valued view resource, a potentially significant view impact would occur. Existing features that represent the Century City’s valued views include its architecturally
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 226 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources interesting, high quality tower buildings, extensive street landscaping, and unique skyline. Views from Avenue of the Stars, a designated Scenic Highway, are also considered a valued view resource. Visual resources attributed to Avenue of the Stars and the adjacent Century City Regional Center, as designated in the City’s General Plan Framework, include the ordered design and layout of Century City; large blocks and rolling terrain which adds dimension and visual interest to the area; a system of pedestrian walkways, tunnels, and bridges, including the pedestrian bridge over Avenue of the Stars; landscaping and water features in public open spaces along the edges and in the median of the street; high-quality architecture and a unique variety of modern buildings and towers; undergrounded utilities; street trees; a unified pedestrian and street lighting plan along the length of Avenue of the Stars; and a curved street alignment allowing a variable width median and a variety of landscape amenities.
View resources also include long range views from the upper stories of the taller buildings in Century City. Depending on view location, views from Century City’s high-rises may include the downtown Los Angeles skyline, the Westwood skyline, the Wilshire corridor, civic buildings in the City of Beverly Hills, the Los Angeles Country Club Golf Course, Hollywood Hills, the Hillcrest Country Club Golf Course, and broad views to the south and west, including Santa Monica Bay. Views of the Hollywood Hills and Westwood skyline are available through the corridors of northbound streets, such as Avenue of the Stars and Century Park West. However, no long-range views, or views of distant resources are visible through east-west oriented streets, due to the presence of intervening structures. Although valued views of the Hollywood Hills and the Westwood skyline are available along Century City’s northbound streets, the quality of the viewshed is generally limited at the street level due to intervening buildings. As such, view opportunities improve as the elevation of the view location increases. Therefore, distant views of valued view resources are generally available only from the upper stories of Century City’s high-rise buildings.
The extent of obstruction (e.g., total blockage, partial interruption, or minor diminishment) is important in determining the extent to which the Project may potentially affect a valued view resource. To assist in the analysis of the Project’s potential view impacts photographs of existing views from the vantage points described in the Environmental Setting Section (Figures 25 through 30, on pages 189 through 198) are compared side-by-side with the same photographs with a simulation of the Project added so as to be able to ascertain the changes in conditions attributable to the Project. Separate analyses are provided with regard to views from public versus private locations.
(i) Public Views
Public views are views from locations that are accessible to the general public, such as Avenue of the Stars and other major roadways in the area as well as from public gathering places such as parks or public plazas within Century City. Public views in Century City include long-
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 227 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
range views of the Hollywood Hills and the Westwood skyline along northbound Century City streets, near-views of the Century City high-rises and landscape from the Avenue of the Stars pedestrian bridge and public sidewalks, and views of the highly articulated Century City skyline.
Avenue of the Stars
Figure 33 on page 229 shows a south-facing view of Avenue of the Stars from Santa Monica Boulevard. As a Scenic Highway, Avenue of the Stars is intended to be a broad landscaped boulevard passing through an urban corridor of high-quality buildings and landscape design. The valued view from this location is the landscaped street corridor and the gateway effect of the high-rise buildings along the Avenue of the Stars corridor. No long-range views of the Los Angeles Basin or other distant view resources are available from this location due to the presence of intervening buildings. In the simulated view with the Project, the walls of the Project’s Tower 1 would be visible behind the 1900 Avenue of the Stars building and the Project’s Tower 2 would not be visible. In addition, the Project would block a small visible portion of the south Century Plaza tower, but in so doing would create a layered effect in conjunction with the 14-story 1800 Avenue of the Stars and 1801 Avenue of the Stars buildings. building and the 26-story 1900 Avenue of the Stars building, with building heights increasing as the distance from Santa Monica Boulevard increase as well as the natural rise in the terrain. Although the Project would be highly visible from this perspective it would be consistent with the layering of high-rise structures that currently exists along the west side of Avenue of the Stars, in which the 39-story SunAmerica building rises above and beyond the 20-story 1901 Avenue of the Stars building and the 14-story 1801 Avenue of the Stars building. This appearance of layering of high-rise buildings would enhance the visual effect of this grouping of buildings by displaying a variety of building styles and shapes within the same field of view. At a more localized level, the visual impact of the removal of the existing street trees along the Project site would be offset by the Project’s proposed landscaping plan, including the proposed planting of street trees in this area. Thus, the Project would not block any views of prominent buildings that contribute to valued views along the Avenue of the Stars corridor or block views through the Avenue of the Stars corridor from locations along Avenue of the Stars that are north of the Project site. Therefore, the impact of the Project relative to view impacts from this viewing perspective would be less than significant.
Figure 34 on page 230 shows a north-facing view of Avenue of the Stars from the vicinity of Olympic Boulevard. This view location is valued due to the width and landscaping on Avenue of the Stars and broad views of Century City’s prominent high-rises. In addition, a narrow view of the natural horizon of the Hollywood Hills is available from locations along Avenue of the Stars and south of the Project site. No long-range views of the Los Angeles Basin or other valued distant view resources are available from this location due to the presence of intervening buildings. From this perspective, both towers of the Project would be visible on the east side of the Scenic Highway corridor. The Project would block most of the view of the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 228 PRELIMINARY WORKING DRAFT – Work-in-Progress CENTURY PLAZA TOWER SUN AMERICA PROPOSED TOWER
Existing view looking south along Avenue of the Stars from Santa Monica Boulevard. Proposed view looking south along Avenue of the Stars from Santa Monica Boulevard.
Figure 33 Existing and Proposed View: Avenue of the Stars at Santa Monica Boulevard (Photo Location No.1) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 229 SUN AMERICA CENTURY PLAZA TOWERS PROPOSED TOWERS
Existing view looking north along Avenue of the Stars from the median near Olympic Boulevard. Proposed view looking north along Avenue of the Stars from the median near Olympic Boulevard.
Figure 34 Existing and Proposed View: Avenue of the Stars at Olympic Boulevard (Photo Location No.2) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 230 IV.C Visual Resources
1900 Avenue of the Stars building, however, due to the greater height and articulation of the Project, the Project would offset any change in the valued views of the Century City skyline. The Project would not impact the view of the natural horizon (Hollywood Hills) currently available through the Avenue of the Stars corridor, or block or alter views of the Avenue of the Stars’ existing parkway, street trees and landscaping in the area depicted in the photograph. As such, the Project would not block or diminish existing valued views from the Avenue of the Stars or significantly diminish views of prominent existing structures that contribute to valued views of Century City’s skyline. Therefore, the impact of the Project on valued views from this view location would be less than significant.
View from Pico Boulevard
Figure 35 on page 232 shows a north-facing view of Century City, from the intersection of Pico Boulevard and Motor Avenue. This location, in addition to providing a perspective of views from Pico Boulevard, is also representative of views available from the recreational facilities located south of Pico Boulevard that are not obstructed by existing trees and other vegetation. With regard to northerly views from Pico Boulevard itself, the 20th Century Fox Studio Pico Avenue entrance is directly across Pico Avenue from this location and no high-rises east of Avenue of the Stars are visible from this location. Visible in the photograph, however, are the upper stories of the 39-story Fox Plaza tower, located south of Olympic Boulevard, the 30-story St. Regis Hotel, located at the north side of Olympic Boulevard, and the 39-story SunAmerica building, located at the northwest corner of Avenue of the Stars and Constellation Boulevard. With regard to northerly views, intervening structures block distant and broad views from this street-level view location. No natural horizon features (e.g., the Santa Monica Mountains) or natural horizon views are available from this location. This view is interesting due to the adjacent studio, however, in the absence of an array of high-rise towers to create an articulated skyline or any natural features of interest, views of valued view resources are not available from this location. Thus, the Project would not be visible or block any views, and as a result would have no impact on views from this or similarly situated locations.
Views from the City of Beverly Hills
Figure 36 on page 233 shows a southwesterly view of Century City from the intersection of Wilshire and Santa Monica Boulevards in the City of Beverly Hills. This view encompasses a broad expanse of the Century City skyline, including mid- and high-rise buildings along the north and east edges of Century City. From this location, the view of the Century City high-rise core is considered a valued view resource. No long-range views of the Hollywood Hills, the Westwood skyline, coastal area, or other distant view resources are available from this location due to the presence of intervening buildings. As shown in Figure 35, the twin Watt Plaza towers and other mid- and high-rise buildings along the east edge of Century City are highly visible. Tower 1 of the Project would cover the small portion of the 39-story SunAmerica building that is
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 231 PRELIMINARY WORKING DRAFT – Work-in-Progress PROPOSED TOWER SUN AMERICA FOX TOWER CENTURY PLAZA TOWER
Existing view looking north towards the Project Site from Pico Boulevard at Motor Avenue. Proposed view looking north towards the Project Site from Pico Boulevard at Motor Avenue.
Figure 35 Existing and Proposed View: Pico Boulevard at Motor Avenue (Photo Location No.3) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 232 CENTURY PLAZA TOWERS SUN AMERICA PROPOSED TOWERS
Existing view looking southwest towards the Project site from Wilshire Boulevard at Santa Monica Boulevard. Proposed view looking southwest towards the Project site from Wilshire Boulevard at Santa Monica Boulevard.
Figure 36 Existing and Proposed View: Wilshire Boulevard at Santa Monica Boulevard (Photo Location No.4) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 233 IV.C Visual Resources
currently visible from this view location. The Project’s 12-story Loft Building would not be visible from this vantage point. Although the SunAmerica building contributes to the valued view of the Century City skyline, the Project would be more visible and, due to the corners and angles of the tower walls would contribute greater articulation to the skyline view and would therefore offset the effects of this blockage. Therefore, the impact of the Project on views from this view location would be less than significant.
Figure 37 on page 235 shows a southwesterly view of the central area of Century City from Young Drive at Moreno Drive in the City of Beverly Hills. Public views at this location are available from the campus of Beverly Hills High School. Views of the 44-story Century Plaza towers visually dominate available views from this location. The contrast of the modern high-rise cluster against the low-rise traditional high school buildings is architecturally interesting due to the variety of heights and dimensions of visible structures and creates a valued view resource. No long-range views of the Los Angeles Basin or other distant view resources are available from this location due to the presence of intervening buildings. As shown in Figure 36, the Project would be visible behind one of the twin Watt Plaza high-rises and would obscure a slim section of the SunAmerica building currently visible from this location. Since the Project is higher than the intervening Watt Plaza building, it would create depth in the field of view and diversity in the skyline. The Project would also contribute to the variety of architectural designs comprising the visible Century City structures. The Project would not significantly block or diminish any views of prominent existing structures that contribute to Century City’s valued skyline. In addition, due to the Project’s distance from this view location and the intervening Watt Plaza tower, the Project would not add substantial mass or a sense of encroachment on, or contrast to, the high school campus. Since the Project would not block or diminish views, the impact of the Project relative to this view location would be less than significant.
Views from Other Public View Locations
Other public view locations, including the Avenue of the Stars pedestrian bridge and public sidewalks in Century City have a range of views in a variety of directions. Prominent views include the Hollywood Hills and the Westwood skyline, as well as the skyline of Century City, itself. The Project would not impact existing views of the Hollywood Hills and Westwood currently available from the Avenue of the Stars pedestrian bridge and north-facing streets since the Project is located south of the pedestrian bridge and, thus, would not interfere with views to the north. In addition, the Project is not located or aligned so as to block northerly views along the north-south streets in Century City. View resources available from the Avenue of the Stars pedestrian bridge and nearby public locations primarily consist of views of the Hollywood Hills and the Westwood skyline, but also include the Century City skyline and the visual amenities found along the Avenue of the Stars scenic highway (e.g., a broad landscaped street median). As the Project site is located south of the Avenue of the Stars pedestrian bridge, Project
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 234 PRELIMINARY WORKING DRAFT – Work-in-Progress CENTURY PLAZA TOWERS SUN AMERICA PROPOSED TOWERS
Existing view looking west towards the Project site from Moreno Drive at Young Drive. Proposed view looking west towards the Project site from Moreno Drive at Young Drive.
Figure 37 Existing and Proposed View: Moreno Drive at Young Drive (Photo Location No.5) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 235 IV.C Visual Resources
development would not impact existing views of the Hollywood Hills and the Westwood skyline. Other valued visual resources would continue to be visible from the pedestrian bridge, although the Project would block some close-in views across the Project site of nearby high-rises, depending on the view location. From the public sidewalk on Avenue of the Stars adjacent to the SunAmerica building, east-facing views toward the Watt Towers would be blocked by the Project. From the proposed plaza at 2000 Avenue of the Stars, north-facing views of the 1900 Avenue of the Stars building and the 10100 Santa Monica Boulevard building would be partially blocked by the Project and from the public sidewalk on Constellation Boulevard near the Watt Towers, northwest-facing views of SunAmerica building and the 1901 Avenue of the Stars building would be partially blocked by the Project. Since the valued view resource from these locations is focused on the Hollywood Hills and the Westwood skyline, which would not be blocked by the Project, the view impact from these locations would be less than significant. In addition, the pedestrian scale and amenities provided by the Project, and the architecture of the Project, itself, would offset any impacts that may occur due to the view blockage of nearby buildings from the sidewalks. Therefore, the Project would result in a less than significant impact relative to impacts on public views.
(ii) Private Views
Private view locations are analyzed from several residential locations as well as from the commercial buildings that are adjacent to and/or in proximity to the Project site. An analysis of each of these locations is provided below under separate subheadings.
Views from the Single-Family Residential Neighborhood West of Century City
Figure 38 on page 237 shows an east-facing view from the single-family residential neighborhood located in the vicinity of Benecia and La Grange Avenues, approximately three blocks west of Century Park West. From this perspective, prominent buildings include the 36- story MGM tower and the 39-story SunAmerica tower. The valued view from this location is the articulated skyline and prominent architecture of Century City’s high-rise buildings. Due to intervening buildings, no distant views of the Los Angeles Basin or other distant view resources are available from this location. As shown in Figure 37, Tower 1 of the Project would be visible behind the 39-story SunAmerica tower. Due to perspective and the distance of the Project from this view location, the Project would appear to be slightly lower in height than the SunAmerica building. Tower 2 and the 12-story Loft Building would not be visible. Since no other structures would serve as a backdrop for the Project, the Project would fill more open sky from this perspective than from other view locations and would contribute to the contrast between Century City’s high-rise components and the low-density, low-rise residential neighborhood. However, the Project’s vertical articulation and architectural design would contribute to the architectural interest of the view and would be consistent with the nature and the quality of the existing view.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 236 PRELIMINARY WORKING DRAFT – Work-in-Progress SUN AMERICA MGM TOWER PROPOSED TOWER
Existing view looking east towards the Project area from Benecia Avenue at La Grange. Proposed view looking east towards the Project area from Benecia Avenue at La Grange.
Figure 38 Existing and Proposed View: Benecia Avenue at La Grange Avenue (Photo Location No.6) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 237 IV.C Visual Resources
The Project would not significantly block or diminish any prominent views, including views of existing structures that contribute to Century City’s valued skyline. Therefore, the impact of the Project on views from this location would be less than significant.
Figure 39 on page 239 shows a north-facing view from the single-family residential neighborhood at the intersection of Fox Hills Drive and Calvin Avenue, approximately one block west of Century Park West. As with the prior location, the valued view from this location is the articulated skyline and high-quality architecture reflective of Century City’s high-rise buildings. No distant views of the Los Angeles Basin or other distant views resources are available from this location, due to the presence of intervening buildings. The 36-story MGM tower, which conceals all but the south edge of the 39-story SunAmerica building to the northeast, is the dominant structure in this field of view. The articulated skyline created by the high-rise buildings in Century City is the valued view resource from this location. As shown in Figure 39, Tower 2 of the Project would be visible behind the Century Plaza Hotel. Only a small edge of Tower 1 and no part of the Loft Building would be visible from this viewing perspective. The visible rooflines of the Project would appear to step down from the MGM building, adding visual interest. The Project would not block views of any existing structures from this location. Since no other structures would serve as a backdrop for the Project, the Project would fill more open sky from this perspective than from other view locations. However, due to the distance of the Project from this view location, the Project would appear to be considerably smaller and lower in height than the MGM tower. The Project would not block views of any valued aesthetic resources and would add to the articulation of the skyline. Therefore, the impact of the Project on views from this view location would be less than significant.
Views from the Single-Family Residential Neighborhood North of Century City
Figure 40 on page 240 shows a southeast-facing view of Century City from the south edge of the single-family residential neighborhood on Ensley Avenue, north of Santa Monica Boulevard. The variety of building heights and styles of the visible high-rise structures, and the deeper view through the open view corridor, creates dimension and provides for a broad view of Century City’s articulated skyline from this view location and, as such, is considered the valued view resource. No distant views of the Los Angeles Basin or other distant views resources are available from this location, due to the presence of intervening buildings. As shown in Figure 40, the upper stories of the Project’s Tower 1 and the northeast corner of the Project’s Tower 2 would be visible behind the 20-story 1901 Avenue of the Stars building and the 1801 Avenue of the Stars building, adding additional texture and dimension to this view. Views of the Project’s 12-story Loft Building would be blocked by the 1801 Avenue of the Stars building and would not be visible from this perspective. Furthermore, the Project would block the visible sliver of the north 44-story Century Plaza twin tower, but this small portion of the Century Plaza twin tower is not visually prominent in relation to the skyline or surrounding
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 238 PRELIMINARY WORKING DRAFT – Work-in-Progress MGM TOWER CENTURY PLAZA TOWERS PROPOSED TOWERS
Existing view looking northeast towards the Project area from Calvin Avenue at Fox Hills Drive. Proposed view looking northeast towards the Project area from Calvin Avenue at Fox Hills Drive.
Figure 39 Existing and Proposed View: Calvin Avenue at Fox Hills Drive (Photo Location No.7) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 239 CENTURY PLAZA TOWER SUN AMERICA MGM TOWER PROPOSED TOWER
Existing view looking southeast towards the Project area from the intersection of Ensley Avenue and Santa Monica Boulevard. Proposed view looking southeast towards the Project area from the intersection of Ensley Avenue and Santa Monica Boulevard.
Figure 40 Existing and Proposed View: Ensley Avenue at Santa Monica Boulevard (Photo Location No.8) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 240 IV.C Visual Resources development. The articulated skyline created by foreground high-rise and mid-rise buildings, the 39-story SunAmerica building, the 36-story MGM building, and the more distant 39-story Fox Plaza tower, the 30-story St. Regis Hotel, and the 19-story Century Plaza Hotel would not be blocked by the Project. In addition, the Project would add vertical interest and additional articulation to the skyline. The Project would not significantly block any views of prominent existing structures that contribute to the valued views of the Century City skyline. Therefore, the impact of the Project on views from this location would be less than significant.
Figure 41 on page 242 shows a southeast-facing view from the single-family residential neighborhood in the vicinity of Ensley and Eastborne Avenues, approximately one block north of Santa Monica Boulevard. From this view location, the Century City skyline is similar to Figure 40 in its articulation and layered array of mid-rise and high-rise buildings and is considered a valued view resource. The difference is the proximity of housing and distance from Santa Monica Boulevard, which borders Century City on the north. No distant views of the Los Angeles Basin or other distant view resources are available from this location, due to the presence of intervening buildings. Although the Project area contrasts with this low-density, low-rise residential neighborhood, views of Century City from this area would be partly blocked by intervening residential development, thereby softening the contrast. As shown in Figure 40, Tower 1 and the east wall of Tower 2 would block and rise above the south tower of the 44-story Century Plaza Towers. Although the Century Plaza Towers contribute to Century City’s overall skyline, from this perspective it appears to be equivalent in height to the 1900 Avenue of the Stars building. As such, the twin tower creates a flatter skyline than would the Project, due to the appearance of similarity in building heights. Since the Project’s towers are closer to the view location, they appear to be higher than the Century Plaza Towers and, therefore, would create a more articulated skyline. The vertical detailing and varied roof heights of the Project would also contribute to the interest of the view from this location. Since the Century Plaza Towers are not the most prominent contributor to the Century City skyline from this view location and, since the cluster and variation of buildings constitute the skyline, rather than individual structures, the Project’s blockage of the twin tower would not be considered a significant impact relative to views of a valued resource. Thus, the Project would not significantly impact the quality of the existing views of the Century City skyline from this view location.
Views from the Multiple-Family Residential Neighborhoods South of Olympic Boulevard
Figure 42 on page 243 shows a north-facing view of the Century City high-rise core from the roof of the Century Towers residential complex, located at the northeast corner of Avenue of the Stars and Pico Boulevard. The view, along the Avenue of the Stars scenic highway, allows for a broad view of the high-rises located within the Project area. Although views of the Hollywood Hills are generally obscured by high-rise development, a small view of the hills is
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 241 PRELIMINARY WORKING DRAFT – Work-in-Progress CENURY PLAZA TOWERS SUN AMERICA FOX TOWER PROPOSED TOWERS
Existing view looking southeast towards the Project area from the intersection of Ensley Avenue and Eastborne Avenue. Proposed view looking southeast towards the Project area from the intersection of Ensley Avenue and Eastborne Avenue.
Figure 41 Existing and Proposed View: Ensley Avenue at Eastborne Avenue (Photo Location No.9) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 242 MGM TOWER FOX TOWER SUN AMERICA CENTURY PLAZA TOWERS PROPOSED TOWERS
Existing view looking north along Avenue of the Stars from the Roof of the Century Tower Residential Complex. Proposed view looking north along Avenue of the Stars from the Roof of the Century Tower Residential Complex.
Figure 42 Existing and Proposed View: Roof of Century Towers Condominiums (Photo Location No.10) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 243 IV.C Visual Resources available through the Avenue of the Stars street corridor. Broader views of the hills are available to the west beyond the Westwood skyline and to the east of Century City’s high-rise structures. Depending on the location within the Century Towers complex, other distant views to valued view resources, such as the Hillcrest Country Club Golf Course to the south, the City of Beverly Hills to the east, and broad views to the west would be available. The valued view resource from the perspective of Figure 20 is Century City’s articulated skyline and views of the Hollywood Hills. As shown in Figure 42, the Project would be visible beyond the 2000 Avenue of the Stars project and a section of the Project’s 12-story Loft Building would be visible to the east of the Project’s Tower 2. The upper stories of the Project would partially block the existing Hollywood Hills skyline, as do other prominent Century City high-rises exceeding 30 stories. The west wall of the Project’s Tower 1 would partially block the narrow view of the Hollywood Hills, visible through the Avenue of the Stars street corridor. This is due to the perspective of the view location, which is located east of Avenue of the Stars. Existing views of high-rise development in the Westwood community and broader existing views of the Hollywood Hills to the west of Century City, beyond the Westwood high-rises, and to the east of Century City’s highest structures, would not be blocked by the Project. Furthermore, the Project would not block any views of the Westwood skyline. Since the portion of view blockage relative to the Hollywood Hills would be minor, the impact of the Project on views of the Hollywood Hills would be less than significant. The Project would block existing views of the 28-story 1900 Avenue of the Stars building and a small portion of the 26-story 10100 Santa Monica building. From this perspective, the 1900 Avenue of the Stars building does not significantly contribute to the articulation of the Century City skyline. Therefore, the impact of the Project on views from this location would be less than significant.
Figure 43 on page 245 shows a north-facing view of the Project area from the fifth floor of the Park Place residential complex, located just south of Olympic Boulevard, between Avenue of the Stars and Century Park East. The 2000 Avenue of the Stars mixed-use commercial project, currently under construction, is located in the near view. Since this view location is closer to the Project site and lower in height than the similar perspective presented in Figure 42, the field of view is narrower from this location. From this view location, the 15-story 2000 Avenue of the Stars office building would largely block views of distant high-rise buildings in Westwood. Due to the proximity of the Park Place view location to the Project site, the Project would cover a larger portion of the field of view, than from the Century Towers view location depicted in Figure 42. As shown in Figure 43, the Project’s Tower 2, a section of Tower 1, and a large section of the Project’s 12-story Loft Building would be visible beyond the 2000 Avenue of the Stars project. In addition, the 44-story Century Plaza Towers and the 39- story SunAmerica building would be visible from this view location. From north-facing Park Place residences, views of the surrounding high-rise buildings add dimension and articulation to the Century City skyline and, as such, are considered a valued view resource. Although the Project would partially block views of the 28-story 1900 Avenue of the Stars building and a portion of the 26-story 10100 Santa Monica Boulevard building, other prominent existing tower
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 244 PRELIMINARY WORKING DRAFT – Work-in-Progress SUN AMERICA CENTURY PLAZA TOWERS PROPOSED TOWERS
LOFT BUILDING
Existing view looking north from the 5th floor of the Park Place Condominiums. Proposed view looking north from the 5th floor of the Park Place Condominiums.
Figure 43 Existing and Proposed View: 5th Floor of the Park Place Condominiums (Photo Location No.11) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 245 IV.C Visual Resources buildings would continue to be visible and the Project would contribute to the dimension and articulation of the skyline. As such, the Project would have a less than significant impact relative to the valued view from this location.
Views from Other Private View Locations
Surrounding commercial office buildings, hotels, and private recreational facilities also constitute private view locations that may be affected by Project development. Existing views available to the buildings surrounding the Project site would be blocked or partially blocked by the Project. The existing high-rise buildings in Century City have broad views of the Los Angeles Basin and, depending on view location, views may include the downtown Los Angeles skyline, Westwood skyline, Wilshire corridor, civic buildings in the City of Beverly Hills, Los Angeles Country Club Golf Course, Hollywood Hills, Hillcrest Country Club Golf Course and broad views to the south and west, including Santa Monica Bay. The Project’s high-rise and mid-rise components would block or partially block existing views available to several buildings surrounding the Project site. The buildings nearest the Project site would experience the greatest view blockage since the proximity increases the proportion of the field of view that the Project occupies. Buildings nearest the Project site include the Watt Plaza twin towers, the Century Plaza towers, the 2000 Avenue of the Stars project, the SunAmerica building, the 1900 Avenue of the Stars building, and the 1901 Avenue of the Stars building. The Project would also cause a partial northeast-facing view blockage from the Century Plaza Hotel, although the Project is not located in a direct-line-of-sight (in front of) this hotel.
From the adjacent 23-story Watt Plaza north tower, the Project's Loft Building and Tower 2 would substantially block southwest-facing views which are available from those locations along the building’s southwest façade, which currently encompass broad views to the south and west. Views from the upper stories along the southwest façade of the Watt Plaza north tower, above the Project’s Loft Building, would experience less blockage, since the higher stories would see over the 12-story Loft Building. Although the Project’s Tower 2 would be visible, Tower 2 would be offset from the Watt Plaza north tower’s direct line-of-sight. As such, some southwesterly views would still be available, to the east of the Project’s Tower 2. The Project would cause no view blockage relative to the northwest, northeast and southeast façades of the Watt Plaza’s north tower. Therefore, existing views from this building towards Westwood, Hollywood Hills, Los Angeles Country Club, City of Beverly Hills, Wilshire Corridor, and downtown Los Angeles would not be affected.
The Project's Loft Building would also block northwest-facing views from the Watt Plaza south tower, although a small portion of the south tower’s long-range field of view is partially blocked by the 28-story 1900 Avenue of the Stars building under existing conditions. Views to the northwest include the Westwood skyline and the Hollywood Hills. Affected areas would include offices occupying the northwest façade of the Watt Plaza south tower. Views from the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 246 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
upper stories of the Watt Plaza south tower (northwest wall) would experience less blockage, since the higher stories of the south tower would see over the Project’s 12-story Loft Building. The Project would also partially block southwesterly views from the southwest façade of the Watt Plaza south tower. However, view blockage of the Watt Plaza south tower’s southwest façade would not be substantive, since the Project is visible, but not within a direct line-of-sight (in front of) of this façade. In addition, the proposed Project would not cause any view blockage relative to the northeast and southeast façades of the Watt Plaza south tower. As such, views of the Hollywood Hills, City of Beverly Hills, Wilshire Corridor, downtown Los Angeles, and broad views of the Los Angeles Basin to the southeast, including the Hillcrest Country Club Golf Course, from the Watt Plaza south tower would not be affected.
From the northwest façade of the 44-story Century Plaza north tower, the Project would partially block northwest-facing views of the Hollywood Hills and the Westwood skyline. As such, offices occupying the Century Plaza north tower’s northwest façade would be affected. This view blockage would not be substantive at the upper floors of the Century Plaza north tower, since the view from this vantage point is directed toward the Project’s 12-story Loft Building and views above this building would not be affected. The Project would not cause a view blockage from the Century Plaza north tower’s southeast and southwest façades (the Century Plaza towers have three sides) as these façades are oriented away from the Project site.
Towers 1 and 2 would also partially block northwest-facing views of Westwood and the Hollywood Hills from the west façade of the Century Plaza’s south tower. This view blockage, however, would be partial since the Project's towers are not within a direct line-of-sight (in front of) the west façade of the Century Plaza south tower and are located a greater distance from the south tower than from the north tower. Views from offices occupying the west side of the Century Plaza south tower would be affected by this partial view blockage toward the northwest. However, views toward the west and the coastal area from the Century Plaza south tower’s west wall would not be affected. The Project would also not cause a view blockage relative to the northeast and southeast façades (the Century Plaza towers have three sides) of the Century Plaza south tower as these façades are oriented away from the Project site.
Towers 1 and 2 would also substantially block north-facing views of the Hollywood Hills from the future 15-story 2000 Avenue of the Stars project. Offices on the north façade of this future project would be the most affected. However, the Project would not block the existing west, south, or east-facing views from this location. The Project’s towers would also block northeast-facing views of the Hollywood Hills, the City of Beverly Hills, and the Wilshire corridor from the northeast façade of the 39-story SunAmerica building. Offices occupying the northeast side of the SunAmerica building would be the most impacted. The Project, however, would have minimal effect relative to the northwest façade of the SunAmerica building, which encompasses views of the Hollywood Hills and Westwood. The proposed Project would also have no impact relative to views available from the southwest and southeast façades of the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 247 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
SunAmerica building, which encompass broad views of the Los Angeles Basin, including the Hillcrest Country Club Golf Course, and Santa Monica Bay.
From the southeast façade of the adjacent 28-story 1900 Avenue of the Stars building, the Project would block south as well as southeasterly views, including views of the Los Angeles Basin and the Hillcrest Country Club Golf Course. Offices occupying the southeast façade of the 1900 Avenue of the Stars building would be the most impacted. The Project’s Tower 1 would also partially block southwest-facing views from the 1900 Avenue of the Stars building, although view blockage would not be substantive since the Project would not be located in the direct line- of-sight from this building. Long-range views toward the west of Santa Monica Bay would still be available from all offices on the west façade of the 1900 Avenue of the Stars building. The Project would not block views available from the north, northeast, and east façades of the 1900 Avenue of the Stars building. As such, views of the Westwood skyline, Hollywood Hills, Los Angeles Country Club Golf Course, and City of Beverly Hills would continue to be available from offices occupying the north and northeast façades of the buildings.
The Project’s towers would also block east-facing views from the southeast and northeast-facing façades of the 20-story 1901 Avenue of the Stars building. Offices located on the southeast and northeast façades of this building would be the most affected. However view blockage would not be substantive, since the Project is not located in a direct line-of-sight of the southeast and northeast façades and existing views toward the southeast and northeast from these locations would not be highly affected.
Varying degrees of view blockage would also occur in relation to high-rise buildings located farther from the Project site. Due to distance, however, view blockage would be less substantial in relation to buildings located farther from the Project, since the Project would fill a smaller proportion of the field of view. Although substantial view blockages would occur in relation to adjacent high-rise office buildings, the view impact would not be deemed significant since the threshold of significance relative to views, based on the factors listed in the Los Angeles CEQA Threshold Guide (pages L.2-3), does not provide regulatory protection to views available from commercial properties. Therefore, the impact of the Project relative to view impacts on adjacent commercial uses would be less than significant.
Century City is visible in the south and southwesterly viewshed of the Los Angeles Country Club golf course. From areas throughout the golf course, views of Century City are partially interrupted by intervening trees, hedges, and other shrubbery. The visual effect of Century City is of tall structures and towers in the background, rising above the foreground vegetation. As shown in Figure 44 on page 249, the Project would be visible from the golf course and would appear to rise behind existing buildings along Santa Monica Boulevard. The Project would provide additional articulation to the skyline by contributing to the skyline’s
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 248 PRELIMINARY WORKING DRAFT – Work-in-Progress PROPOSED TOWERS
Existing view looking north from the Los Angeles Country Club. Proposed view looking north from the Los Angeles Country Club.
Figure 44 Existing and Proposed View: Los Angeles Country Club (Photo Location No.12) Source: Lenoir Photography and Johnson Fain Architects, 2005
Page 249 IV.C Visual Resources
existing layered effect and dimension. In addition, the Century Plaza towers, Watt Plaza towers and other notable high-rise buildings would continue to be visible with the construction of the Project. Since the Project would contribute to the quality of the view from the Los Angeles Country Club golf course and would not obstruct the views of the Century City skyline or of other notable high-rise structures that contribute strongly to the skyline, the impact of the Project relative to views from the Los Angeles Country Club golf course would be less than significant.
(iii) Summary of View Impacts
The preceding analyses support the conclusion that the Project would not significantly block views of the prominent structures that contribute to the valued views of the Century City skyline when viewed from locations east, north, west, and south of Century City or from view locations a few blocks to the south. The Project would not block valued views of the Hollywood Hills and Westwood skyline visible through public street corridors. Furthermore, the Project’s blockage of views would diminish in relation to increasing distance from the Project site. The Project’s view impacts are also relative to the location of the Project and existing prominent high-rise buildings. For instance, when the Project is viewed behind a prominent high-rise, it is farther from the view location than the intervening building, and appears relatively lower in height and less likely to block other structures. Viewed from several locations at the periphery of Century City, the Project could generally be presented in a background location due to the distance of the Project from the off-site vantage point and the central location of the Project site within the central area of Century City. Therefore, the impact of the Project is less than significant.
(c) Light and Glare
(i) Artificial Light and Glare
As an overview, light and glare impacts would occur if lighting substantially alters the character of off-site areas surrounding the Project or interferes with the performance of an off-site activity. Light and glare impacts would also occur if reflected light interferes with the performance of an off-site activity. The significance of light and glare impacts is determined according to the degree to which project lighting would substantially alter the character of off- site areas surrounding the Project, the degree to which light and glare would interfere with the performance of an off-site activity.
The Project’s building façades would be clad primarily in high quality building materials, including non-reflective glass. On-site lighting would be designed to accent the architectural features of the Project and may include lighting at the tops of the buildings to highlight the architectural design. Landscape areas would have low-level accent lighting as well as some pole mounted fixtures with shields to limit spillover of lighting onto adjacent properties. Security
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 250 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
lighting would be provided in the parking structure to enhance visibility within the structure. All lighting would be in compliance with applicable City regulations.
Signage for the Project would consist of monument and building signs, which would be illuminated in order to facilitate Fire Department access to the site and to establish the presence of the Project in the context of the location. Monument signs would be located at the primary entrances to pedestrian and vehicular access points. In addition, signs could be located on the Avenue of the Stars and Constellation Boulevard building façades as well as at the corner of the building. Signage illumination lighting would not exceed the established standard for residential buildings (three foot-candles above ambient lighting at the property line). The Project would not include any illuminated advertising signs, brightly illuminated signs, or movable signs.
The Project would introduce greater light and glare to the Project site than under existing conditions, due to transparent surfaces (window glass) in the 47-story towers as well as the 12-story Loft Building and lighting associated with architectural, security, and landscape lighting. During full occupation, ambient nighttime lighting would be greater that under existing conditions due to spillage from tower windows during the evening hours. Such light spillage, however, has a low glare potential and minimal effect on ambient lighting. Architectural lighting would be directed toward the building walls and, as such, would also have a low ambient effect and glare (reflective) potential. Since the Project site is surrounded by office high-rises, which are generally vacant during the evening hours, the increase in ambient lighting is not anticipated to interfere with activities at the adjacent office towers. The increase in ambient light associated with architectural lighting and light spillage from the windows of residential units would not be great enough to interfere with activities at the Century Plaza Hotel, due to the distance of the hotel from the residential towers and the relative low light levels associated with the Project. The lighting from the Project’s high-rise towers would thus be similar to lighting associated with the adjacent office buildings and, as such, would not alter the character of the area.
Although architectural lighting and window spillage would be visible from off-site locations, these light sources are not close enough to off-site buildings to substantially alter the character of off-site areas. In addition, lighting for signage would be subtle and would not alter the character of off-site areas. Also due to the distance of off-site buildings from the Project site, any light and glare from architectural lighting, landscape lighting, or signage would not be expected to interfere with the performance of an activity at off-site locations.
Vehicles traveling northbound on Avenue of the Stars and east- and westbound Constellation Boulevard would be in a direct line-of-sight to receive reflected sunlight from the Project’s surfaces. No sun reflection toward southbound streets is anticipated since, in order to receive sun reflection, the sun must be behind the viewer and reflect on a surface that is in front of the viewer. Given the location of the sun in the sky, impacts to locations south of the Project site would not occur. While Project windows would be non-reflective glass, building accents
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 251 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
may include metal or other highly polished surfaces. As the direct line-of-sight from adjacent roadways to the lower stories of the Project’s buildings would be partially blocked by intervening vegetation, the reflection from these materials toward oncoming motorists would be minimal. Although visible for vehicles traveling east- and west-bound on Santa Monica Boulevard, intervening mid-and high-rise buildings would reduce the potential for glare from the Project’s buildings from reflected sunlight. With the use of non-reflective glass in the construction of the tower walls, no glare impacts from reflected light would occur that would interfere with an off-site activity. Therefore, since light and glare from the Project’s lighting would not alter the character of the adjacent residential neighborhood, and light and glare impacts would not interfere with off-site activities, light and glare impacts would be less than significant.
(ii) Shade/Shadow Impacts
The Project’s potential shade/shadow impacts are analyzed based on the thresholds/requirements set forth in the City of Los Angeles’ CEQA Thresholds Guide and those set forth in the CCNSP. Locations that exhibit a sensitivity to potential shade/shadow impacts include outdoor areas associated with single-and multiple-family residences, schools, restaurants with outdoor eating areas, and other uses in which sunshine is important to function, physical comfort, or commerce (e.g., hotel swimming pools).
Due to the density of high-rise structures in Century City, existing buildings create an extensive existing pattern of shading, particularly for those locations within close proximity to the buildings themselves. As such, the following shade/shadow analysis focuses on areas that are not currently shaded by existing buildings in Century City.
City of Los Angeles CEQA Thresholds Guide
In accordance with the Los Angeles CEQA Thresholds Guide, the Project’s potential shading impacts on sun-sensitive uses are calculated according to the building footprints and heights of the Project’s three structures. Project shadows are identified for the winter and summer solstices as well as the spring and fall equinoxes. Shadows for all other times of the year can be extrapolated between these four seasons and would not exceed the shadows identified as occurring at these four points in time. Shadow lengths, based on proposed on-site building heights are identified for specific times of the day which vary somewhat by the season of the year.
Figure 45 through Figure 48 on pages 253 through 256 depict the shadow patterns during the evaluated time periods. As shown in these figures, shadow patterns vary throughout the day and the seasons of the year. Shadows during the winter solstice show a pattern of shading that
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 252 PRELIMINARY WORKING DRAFT – Work-in-Progress Figure 45 Figure Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings 3pm Winter Solstice Shadows-December 21 Shadows-December Solstice Winter Los Angeles CEQA Standard Guide Los Angeles CEQA Thresholds Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes 1pm
1000 Feet N 500 0 Source: PCR Services Corporation, 02/2005 11am 9am andard: t Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes Thresholds Guide S Angeles CEQA Los A project would have a significant shade/shadow impact if it would shade currently project would have a significant shade/shadow impact A the hours of 9:00 a.m. and 3:00 p.m. PST, unshaded offsite, shadow-sensitive uses more than three hours between between the hours of 9:00 a.m. and 5:00 p.m. April; or more than four hours between late October and early April and late October PDT between early NOTES: 1. 2. The analysis presented above addresses the shading impacts that occur between 9:00 a.m. and 3 p.m. per the 2. The analysis presented above addresses the shading impacts prescribed standard.
Page 253 ) Figure 46 Figure Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings (No Daylight Savings in Effect Savings Daylight (No Spring Equinox Shadows-March 21 Shadows-March Equinox Spring 3pm Los Angeles CEQA Standard Guide Los Angeles CEQA Thresholds aused by daylight in the angle of the sun Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes 1pm
1000 Feet N 500 0 Source: PCR Services Corporation, 02/2005 11am 9am andard: t Thresholds Guide S Angeles CEQA Shadows occurring on March 21 (i.e., spring equinox) differ from those on September 23 (i.e., fall equinox) due to the affect c Shadows occurring on March 21 (i.e., spring equinox) differ from those Los
A project would have a significant shade/shadow impact if it would shade currently project would have a significant shade/shadow impact A the hours of 9:00 a.m. and 3:00 p.m. PST, unshaded offsite, shadow-sensitive uses more than three hours between between the hours of 9:00 a.m. and 5:00 p.m. April; or more than four hours between late October and early April and late October. PDT between early NOTES: 1. that occur between 9:00 a.m. and 3 p.m. per the 2. The analysis presented above addresses the shading impacts prescribed standard. 3. savings time (i.e., daylight savings is not in effect on the spring equinox, but is on the fall equinox) and slight differences savings time (i.e., daylight savings is not in effect on the spring equinox, surface. relative to the Earths
Page 254 ) Figure 47 Figure Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings (Daylight Savings in Effect Savings (Daylight Summer Solstice Shadows-June 21 Shadows-June Solstice Summer 5pm Los Angeles CEQA Standard Los Angeles CEQA Threshold 3pm
1000 Feet N 500 0 Source: PCR Services Corporation, 02/2005 12pm 9am andard: t Thresholds Guide S Angeles CEQA Los A project would have a significant shade/shadow impact if it would shade currently project would have a significant shade/shadow impact A the hours of 9:00 a.m. and 3:00 p.m. PST, unshaded offsite, shadow-sensitive uses more than three hours between between the hours of 9:00 a.m. and 5:00 p.m. April; or more than four hours between late October and early April and late October PDT between early NOTES: 1. 2. The analysis presented above addresses the shading impacts that occur between 9:00 a.m. and 5 p.m. per the 2. The analysis presented above addresses the shading impacts prescribed standard.
Page 255 ) Figure 48 Figure Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings (Daylight Savings in Effect Savings (Daylight Fall Equinox Shadows-September 23 Shadows-September Equinox Fall 5pm Los Angeles CEQA Standard Guide Los Angeles CEQA Thresholds Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of One Hour aused by daylight in the angle of the sun 3pm
1000 Feet N 500 0 Source: PCR Services Corporation, 02/2005 12pm 9am andard: t Thresholds Guide S Angeles CEQA Shadows occurring on September 23 (i.e., fall equinox) differ from those on March 21 (i.e., spring equinox) due to the affect c Shadows occurring on September 23 (i.e., fall equinox) differ from those Los
NOTES: 1. if it would shade currently project would have a significant shade/shadow impact A the hours of 9:00 a.m. and 3:00 p.m. PST, unshaded offsite, shadow-sensitive uses more than three hours between between the hours of 9:00 a.m. and 5:00 p.m. April; or more than four hours between late October and early April and late October. PDT between early that occur between 9:00 a.m. and 5 p.m. per the 2. The analysis presented above addresses the shading impacts prescribed standard. 3. savings time (i.e., daylight savings is not in effect on the spring equinox, but is on the fall equinox) and slight differences savings time (i.e., daylight savings is not in effect on the spring equinox, surface. relative to the Earths
Page 256 IV.C Visual Resources
remains primarily north of the Project site, with the greatest extent of new off-site shading occurring on the Los Angeles Country Club Golf Club, north of Santa Monica Boulevard, during the morning hours. A strip of the Beverly Hills High School campus, east of Century City, and portions of several residential lots along Robbins Drive and Young Drive, west of Moreno Drive in the City of Beverly Hills would be newly shaded by the Project during the afternoon hours. As shown in Figure 45, the maximum duration of shading of these sensitive areas during the winter solstice would not exceed one hour between the hours of 9:00 A.M. and 3:00 P.M. During the spring equinox, new shading would occur in the vicinity of the office buildings on the east side of Century Park East, which are within the boundaries of Century City. As shown in Figure 46 on page 254, no new shading would occur on any off-site shadow sensitive locations on the spring equinox between the hours of 9:00 A.M. and 3:00 P.M. Figure 47 on page 255, also indicates that no new shadows would occur on shadow sensitive uses during the summer solstice. In addition, the Project would not shade any residential uses within Century City for more than one hour between the hours of 9:00 A.M. and 5:00 P.M. Shading impacts during the fall equinox vary slightly from the spring equinox. As shown in Figure 48 on page 256, the Project would cause new shading during the afternoon on the Beverly Hills High School campus. However, shading of the high school campus would not occur for more than one hour during the hours of 9:00 A.M. and 4:00 P.M. during the fall equinox. No new shading of any other shadow-sensitive areas would occur during the fall equinox. Since new shading would not exceed three hours during the winter solstice or the spring equinox, or four hours during the summer solstice and fall equinox, the shade/shadow impacts of the Project, relative to the standards established in the City’s CEQA Thresholds Guide would be less than significant.
Century City North Specific Plan Shade/Shadow (CCNSP) Requirements
Figure 49 through Figure 52 on pages 258 through 261 depict the shadow patterns during the time periods established in the CCNSP. Under the CCNSP, the shading of detached single- family residences located outside of the CCNSP area for more than two hours between the hours of 8 A.M. and 8 P.M. would constitute a significant shade/shadow impact. As with the analysis of the shade/shadow impacts presented above, shadow patterns are identified during the winter and summer solstices, as well as the spring and fall equinoxes.
As shown in Figure 49 on page 258, shadows during the winter solstice show the greatest extent of new off-site shading occurring during the morning hours of 8:00 A.M. and 9:00 A.M. in the vicinity of single-family residences on Club View Drive and Rochester Avenue, north of Santa Monica Boulevard and during the afternoon hours between 3:00 P.M. and 4:00 P.M. in the vicinity of Roxbury Drive and Bedford Drive near Charleville Boulevard in the City of Beverly Hills. This area of Beverly Hills is primarily duplexes and multiple-family residential uses. During the winter solstice, no single-family area would experience more than two hours of new shading and the residential area in Beverly Hills would experience not more than one hour of shading before 4:00 P.M. Since sunset would occur at 5:00 P.M., no area would experience new
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 257 PRELIMINARY WORKING DRAFT – Work-in-Progress Figure 49 Figure Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings 4pm Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of One Hour Winter Solstice Shadows-December 21 Shadows-December Solstice Winter Century City North Specific Plan Standard Plan Specific Century North City 2pm
1000 Feet N 500 12pm 0 Source: PCR Services Corporation, 10/2004 10am 8am A Project shall be designed in a way to reasonably assure that it will not cast a shadow for more than Project shall be designed in a way to reasonably assure A Area. Plan the Specific single-family dwelling located outside two hours, between 8 a.m. and 8 p.m., upon any detached The analysis presented above addresses the shading impacts that occur starting at 8:00 a.m. Information regarding that occur starting The analysis presented above addresses the shading impacts information is not provided As such, time periods is provided for the last full hour prior to sunset. afternoon/evening through the 8:00 p.m. period as sunset would occur prior to this time period. 2. Project shadows occurring between 10:00 a.m. and 2:00 p.m. do not extend beyond areas that are currently shaded by 2. Project shadows occurring between 10:00 a.m. and 2:00 p.m. do not existing development. NOTES: Plan at Section 3.B.1.b.2.h stipulates the following: 1. Century City North Specific Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of One Hour
Page 258 ) Figure 50 Figure 5pm Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes- (No Daylight Savings in Effect Savings Daylight (No Spring Equinox Shadows-March 21 Shadows-March Equinox Spring 4pm Century City North Specific Plan Standard Plan Specific Century North City development. ening time aused by daylight as sunset would in the angle of the sun 1000 Feet
2pm N 500 0 12pm Source: PCR Services Corporation, 02/2005 10am 8am A Project shall be designed in a way to reasonably assure that it will not cast a shadow for more than Project shall be designed in a way to reasonably assure A Area. Plan the Specific single-family dwelling located outside two hours, between 8 a.m. and 8 p.m., upon any detached Shadows occurring on March 21 (i.e., spring equinox) differ from those on September 23 (i.e., fall equinox) due to the affect c Shadows occurring on March 21 (i.e., spring equinox) differ from those
The analysis presented above addresses the shading impacts that occur starting at 8:00 a.m. Information regarding afternoon/ev that occur starting The analysis presented above addresses the shading impacts NOTES: Plan at Section 3.B.1.b.2.h stipulates the following: 1. Century City North Specific As such, information is not provided through the 8:00 p.m. period periods is provided for the last full hour prior to sunset. occur prior to this time period. extend beyond areas that are currently shaded by existing 2. Project shadows occurring between 10:00 a.m. and 2:00 p.m. do not 3. savings time (i.e., daylight savings is not in effect on the spring equinox, but is on the fall equinox) and slight differences savings time (i.e., daylight savings is not in effect on the spring equinox, surface. relative to the Earths Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes- No Single-Family Detached Affected Residences
Page 259 Figure 51 Figure Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings 7pm Summer Solstice Shadows-June 21 Shadows-June Solstice Summer Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes Century City North Specific Plan Standard Plan Specific Century North City 6pm 4pm 1000 Feet
2pm N 500 0 Source: PCR Services Corporation, 02/2005 12pm 10am 8am A Project shall be designed in a way to reasonably assure that it will not cast a shadow for more than Project shall be designed in a way to reasonably assure A Area. Plan the Specific single-family dwelling located outside two hours, between 8 a.m. and 8 p.m., upon any detached The analysis presented above addresses the shading impacts that occur starting at 8:00 a.m. Information regarding that occur starting The analysis presented above addresses the shading impacts information is not provided As such, time periods is provided for the last full hour prior to sunset. afternoon/evening through the 8:00 p.m. period as sunset would occur prior to this time period. 2. Project shadows occurring between 10:00 a.m. and 2:00 p.m. do not extend beyond areas that are currently shaded by 2. Project shadows occurring between 10:00 a.m. and 2:00 p.m. do not existing development. NOTES: Plan at Section 3.B.1.b.2.h stipulates the following: 1. Century City North Specific Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of 30 Minutes- No Single-Family Detached Affected Residences
Page 260 ) Figure 52 Figure 6pm (Daylight Savings in Effect Savings (Daylight Project Site Boundary Plan Boundary Specific Existing Shadows Existing Buildings Proposed Project Shadows Proposed Buildings Fall Equinox Shadows-September 23 Shadows-September Equinox Fall Century City North Specific Plan Standard Plan Specific Century North City Duration of Shading Varies by Location- Varies Duration of Shading of One Hour Maximum Duration 4pm development. ening time aused by daylight as sunset would in the angle of the sun 1000 Feet
2pm N 500 0 12pm Source: PCR Services Corporation, 02/2005 10am 8am A Project shall be designed in a way to reasonably assure that it will not cast a shadow for more than Project shall be designed in a way to reasonably assure A Area. Plan the Specific single-family dwelling located outside two hours, between 8 a.m. and 8 p.m., upon any detached Shadows occurring on September 23 (i.e., fall equinox) differ from those on March 21 (i.e., spring equinox) due to the affect c Shadows occurring on September 23 (i.e., fall equinox) differ from those
The analysis presented above addresses the shading impacts that occur starting at 8:00 a.m. Information regarding afternoon/ev that occur starting The analysis presented above addresses the shading impacts NOTES: Plan at Section 3.B.1.b.2.h stipulates the following: 1. Century City North Specific As such, information is not provided through the 8:00 p.m. period periods is provided for the last full hour prior to sunset. occur prior to this time period. extend beyond areas that are currently shaded by existing 2. Project shadows occurring between 10:00 a.m. and 2:00 p.m. do not 3. savings time (i.e., daylight savings is not in effect on the spring equinox, but is on the fall equinox) and slight differences savings time (i.e., daylight savings is not in effect on the spring equinox, surface. relative to the Earths Duration of Shading Varies by Location- Duration of Shading Varies Maximum Duration of One Hour
Page 261 IV.C Visual Resources
shading during the winter solstice for more than two hours between the hours of 8:00 A.M. and 8:00 P.M. During the spring equinox, as shown in Figure 50 on page 259, new shading would occur between 8:00 A.M. and 9:00 A.M. for locations on the north side of Santa Monica Boulevard, a multiple-family area, and between 4:00 P.M. and 5:00 P.M., between Moreno Drive and Linden Drive in Beverly Hills. The approximate duration of new shading during the morning hours would be 30 minutes. Since sunset would occur at 6:00 P.M., no area would experience new shading during the spring equinox for more than two hours between the hours of 8:00 A.M. and 8:00 P.M.
During the summer solstice, new shading would occur in the vicinity of the Westfield Century City shopping mall (not a sun-sensitive use) and in the vicinity of South Spalding Drive in the City of Beverly Hills. As shown in Figure 51 on page 260, no new shading during the summer solstice would occur for more than 30 minutes at any location between the hours of 8:00 A.M. and 7:00 P.M. Since sunset would occur at 8:00 P.M., no area would experience new shading during the summer solstice for more than two hours between the hours of 8:00 A.M. and 8:00 P.M. New shading would occur during the fall equinox within the single-family residential area in the vicinity of Ensley, Warnall, and Holman Avenues, north of Santa Monica Boulevard, between the hours of 8:00 A.M. and 9:00 A.M. As shown in Figure 52 on page 261, new shading in this area would not exceed one hour. New shading would also occur in the vicinity of Macarthy, Bedford, and Roxbury Drives in Beverly Hills prior to 6:00 P.M. at this time of year. However, shading of this area would not occur for more than one hour during the hours of 9:00 A.M. and 6:00 P.M. Since sunset would occur at 7:00 P.M., no single-family location outside of the CCNSP area would experience new shading during the fall equinox for more than two hours between the hours of 8:00 A.M. and 8:00 P.M. Since no detached single-family residential neighborhoods would experience more than two hours of new shading during the hours of 8:00 A.M. and 8 P.M. during any of the four seasons, the impact of the Project relative to the shade/shadow requirements of the CCNSP would be less than significant.
4. MITIGATION MEASURES
With the implementation of the Project’s architectural and landscape design features, visual resources impacts would be less than significant. Although no significant impacts regarding visual quality and light and glare have been identified, the following mitigation measures are recommended:
Mitigation Measure C-1: The Applicant shall ensure, through appropriate postings and daily visual inspections, that no unauthorized materials are posted on any temporary construction barriers or temporary pedestrian walkways, and that any such temporary barriers and walkways are maintained in a visually attractive manner throughout the construction period.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 262 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Mitigation Measure C-2: The Applicant shall prepare a street tree plan to be reviewed and approved by the City’s Department of Public Works, Street Tree Division. All plantings in the public right-of-way shall be installed in accordance with the approved street tree plan.
Mitigation Measure C-3: The Applicant shall install a tree canopy along the Project’s Avenue of the Stars street frontage and Constellation Boulevard street frontage. Tree installation, including number and location of trees, species type, and tree size, shall be completed to the satisfaction of the Street Tree Division of the Department of Public Works.
Mitigation Measure C-4: The Project shall provide public outdoor spaces along Avenue of the Stars and Constellation Boulevard accessible from the public sidewalk. These open space areas may include a plaza with seating areas and gardens that shall be suitable as a public gathering space.
Mitigation Measure C-5: All landscaped areas shall be maintained in accordance with a landscape plan, including an automatic irrigation plan, prepared by a licensed landscape architect to the satisfaction of the City of Los Angeles Department of Planning.
Mitigation Measure C-6: The Property shall be maintained to be clean and free of debris and rubbish, and any graffiti from walls shall be removed pursuant to Municipal Code Sections 91.810F, 91.8904.1, and 91.1707-E.
Mitigation Measure C-7: New sidewalks along the Project’s Avenue of the Stars and Constellation Boulevard frontages shall be paved with concrete or other safe, non-slip material to create a distinctive pedestrian environment.
Mitigation Measure C-8: A pedestrian walkway accessible to the public shall be constructed along the eastern boundary of the Project site. The pedestrian walkway shall be paved with concrete or other safe, non-slip material.
Mitigation Measure C-9: All ground-level building fixtures, including, but not limited to, security gates, landscape light fixtures, pedestrian lights, air intake shafts, and other appurtenances shall be incorporated into the architectural concept for the Project.
Mitigation Measure C-10: All exterior windows and glass used on the building surfaces shall be non-reflective glass. Any metal or other reflective surface materials shall be installed below the line-of-sight relative to sun reflection on adjacent roadways.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 263 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
Mitigation Measure C-11: All pedestrian lighting in the public right-of-way shall be approved by the Bureau of Street Lighting and shall be tested in accordance with the requirements of the Bureau of Street Lighting.
Mitigation Measure C-12: Architectural lighting shall be directed onto the building surfaces and have low reflectivity to minimize glare and limit light onto adjacent properties.
Mitigation Measure C-13: Any street or pedestrian lighting installed by the Project in the public right-of-way shall be compatible with the existing design for street furniture and street lighting along Century City’s public streets.
Mitigation Measure C-14: All pole-mounted light fixtures on the Project’s private property or within the public right-of-way shall be shielded to limit spillover of lighting onto adjacent properties and to minimize glare.
Mitigation Measure C-15: Signage for the Project shall consist of Project identification and wayfinding signs. With the exception of construction/sales signs, no other commercial signage shall be permitted, unless approved by the City.
Mitigation Measure C-16: All ventilation, heating and air conditioning ducts, tubes, and other such mechanical equipment shall be screened from the line of sight of pedestrians and motorists.
Mitigation Measure C-17: All new utility lines and connections shall be constructed underground.
Mitigation Measure C-18: Trash collection areas would be contained in the loading dock at ground level in a collection area screened from view by a solid masonry wall.
5. LEVEL OF SIGNIFICANCE AFTER MITIGATION
a. Visual Quality
The Project would remove eight mature streets in good to fair condition along Avenue of the Stars and replace these trees with a tree canopy and high-quality landscaping. The Project would also contribute to Century City’s high-quality architecture and landscape and enhance the urban skyline, and have less than significant impacts resulting from the degree of contrast associated with height, bulk, setbacks, and signage. In addition, the Project would be consistent with all applicable urban design guidelines and regulations of the General Plan Framework, the
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 264 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
West Los Angeles Community Plan, the Century City North Specific Plan, and the scenic highway requirements of the General Plan’s Transportation Element. Therefore the Project would have a less than significant impact with regard to visual quality/aesthetics.
b. Views
The Project would result in view impacts that are less than significant, relative to public or private view locations north, south, east, and west of the Century City and the Project site. The Project’s view impacts are relative to the location of the Project and existing prominent high-rise buildings. For instance, when the Project is viewed behind a prominent high-rise, it is farther from the view location than the intervening building, and appears relatively lower in height and less likely to block other structures. Viewed from several locations at the periphery of Century City, the Project could generally be presented in a background location due to the distance of the Project from the off-site vantage point and the central location of the Project site within the central area of Century City.
c. Light and Glare
The Project would introduce an increased level of light and glare to the Project site than under existing conditions, due to transparent surfaces (window glass) in the 47-story tower buildings and lighting associated with architectural, security, and landscape lighting. During full occupancy, ambient nighttime lighting would be greater that under existing conditions due to spillover from tower windows during the evening hours. The Project’s building façades would be clad primarily in high quality building materials, including non-reflective glass. The significance of light and glare impacts is determined according to the degree to which Project lighting would substantially alter the character of off-site areas surrounding the Project, and the degree to which light and glare would interfere with the performance of an off-site activity. Although architectural lighting and spillover lighting from Project windows would be visible from off-site locations, these light sources are not close enough to any off-site building that would be sensitive to these light sources and thus, would not substantially alter the character of off-site areas. Also due to the distance of off-site buildings from the Project site, any light and glare from architectural lighting, landscape lighting, or signage would not be anticipated to interfere with the performance of an activity at off-site locations. Since building exteriors would feature non-reflective glass and ambient light or potential glare increases would not be great enough to change the character or interfere with activities at off-site areas, the Project would have a less-than-significant impact relative to light and glare.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 265 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
d. Shade/Shadow
The Project would not exceed the shade/shadow thresholds established by either the City’s CEQA Thresholds Guide or the CCNSP. Therefore, no significant and unavoidable shade/shadow impacts would occur.
6. CUMULATIVE IMPACTS
As shown in Section III of this EIR, 49 related projects are identified as potentially occurring in the Project’s study area. Five of the 49 related projects are located within Century City and thus have the potential to result in cumulative visual impacts. The balance of the related projects are located sufficiently distant to the Project site so as to not result in changes to the visual environment within which the Project is located. Only four of the five related projects are situated so as to cause a cumulative impact that has not already been addressed in the preceding analysis of the Project’s impacts on the visual environment (i.e., the analysis of the 2000 Avenue of the Stars project (Related Project #17) was incorporated into the analysis of Project impacts above). These four projects are the Westfield Century City shopping mall renovation (Related Project #11), the Fox Studio expansion (Related Project #13), the Constellation Boulevard and Avenue of the Stars project (Related Project #12) and the redevelopment of the St. Regis Hotel (Related Project #18). These four projects would be within the field of view for travelers along Avenue of the Stars as well as along Constellation Boulevard in the case of the Westfield Century City shopping mall renovation project and the Constellation Boulevard and Avenue of the Stars project. These related projects, in conjunction with the proposed Project, would enhance and reinforce the Avenue of the Stars’ scenic highway designation as they would provide additional interest to the existing high-rise character of this street whose scenic highway value is defined by the high rises located along its length in conjunction with its broad landscaped median. As these related projects reinforce the visual character of Century City, as is the case with the proposed Project as well, cumulative impacts on visual quality are concluded to be less than significant. With regard to views, the related projects are either located in the foreground of the viewsheds from private residential property locations, with the Project located behind, would occur in a manner consistent with forecasted conditions or are not located within the same line-of-sight or field of view as the Project. In any case, the Project would not contribute to a cumulative impact as it would occur in the broader Century City context for potentially affected view locations. Therefore, the Project combined with related projects would cause a less than significant cumulative view impact associated with blocked views from prominent view locations, including public streets, off-site residential neighborhoods, and the Los Angeles Country Club golf course. In addition, the Project in combination with the related projects that would be constructed along the Avenue of the Stars scenic highway, would not cause any cumulative impacts related to visual quality.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 266 PRELIMINARY WORKING DRAFT – Work-in-Progress IV.C Visual Resources
The proposed Project would increase ambient light in Century City. Development of the proposed Project as well as the other related projects located in the Century City core would introduce new or expanded sources of artificial light. As the Project area is an existing highly urbanized center, the additional artificial light sources represented by these projects are not of a sufficient magnitude to alter the existing characteristics of the artificial light environment that currently exists within Century City. Due to the distance of the related projects from the Century City core, the lighting of the Project and these other related projects would not exceed the established thresholds of significance. As a result, cumulative artificial light impacts are concluded to be less than significant. As the building materials to be used in the development of the proposed Project result in a less than significant glare impact unto themselves, it is anticipated that the related projects within the immediate vicinity of the Project site would utilize building materials, although anticipated to be different than those used at the Project site, would not be of a character so as to cause a cumulative glare impact. As such, cumulative glare impacts are concluded to be less than significant. As such, any increase in glare as a result of cumulative projects would not be great enough to interfere with off-site activities and a less than significant impact would result.
No cumulative shade/shadow impacts would occur, relative to sensitive uses, since no related projects are located adjacent to the Project site or within close proximity to the Project site.
City of Los Angeles 10131 Constellation Boulevard State Clearinghouse No. 2005051145 November 2005
Page 267 PRELIMINARY WORKING DRAFT – Work-in-Progress