IV. ENVIRONMENTAL IMPACT ANALYSIS A. LAND USE 2. PHYSICAL LAND USE
This Section describes the land uses within the Project Site and in the immediately surrounding properties and analyzes the physical relationships between the two. Section IV.A.1 (Land Use – Land Use Plans/Zones) of this EIR describes the consistency of the Project with adopted planning and zoning regulations applicable to the Project Site and surrounding areas. Section IV.D (Visual Resources) of this EIR provides additional information with respect to the existing views and visual characteristics of the Project Site as seen from the surrounding neighborhoods.
1. ENVIRONMENTAL SETTING
a. Project Site Overview
b. Existing Surrounding Uses
i. East of the Project Site
(1) Commercial Uses
(a) Mullen Building/Historic Fire Station No. 28
(2) Residential Uses
(3) Hotel and Private Social Club Uses
(4) Public Uses
(5) Outlying Areas
ii. South of the Project Site
(1) Commercial Uses
(2) Residential Uses
(3) Hotel Uses
(4) Outlying Areas
iii. West of the Project Site
(1) Commercial Uses
(2) Residential Uses
(3) Outlying Areas
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iv. North of the Project Site
(1) Commercial Uses
(2) Residential Uses
(3) Private Club Uses
(4) Outlying Areas
2. ENVIRONMENTAL IMPACTS
a. Thresholds of Significance
b. Methodology
c. Project Design Features
d. Project Impacts
i. Impacts at Eastern Boundary
(1) Commercial Uses
(a) Signage
(b) Mullen Building/Historic Fire Station No. 28
(i) Signage
(2) Residential Uses
(a) Signage
(3) Hotel and Private Club Uses
(a) Signage
(4) Public Uses
(a) Signage
(5) Outlying Areas
(a) Signage
ii. Impacts at Southern Boundary
(1) Commercial Uses
(a) Signage
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(2) Residential Uses
(a) Signage
(3) Hotel Uses
(a) Signage
(4) Outlying Areas
(a) Signage
iii. Impacts at Western Boundary
(1) Commercial Uses
(a) Signage
(2) Residential Uses
(a) Signage
(3) Outlying Areas
(a) Signage
iv. Impacts at Northern Boundary
(1) Commercial Uses
(a) Signage
(2) Residential Uses
(a) Signage
(3) Private Club Uses
(a) Signage
(4) Outlying Areas
(a) Signage
e. Land Use Equivalency Program
f. Design Flexibility Program
3. CUMULATIVE IMPACTS
4. PROJECT DESIGN FEATURES AND MITIGATION MEASURES
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5. LEVEL OF SIGNIFICANCE AFTER MITIGATION
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1. ENVIRONMENTAL SETTING
a. Project Site Overview
The approximately 3.2-acre Project Site is located in the Central City (downtown) area of the City of Los Angeles (the “City”) and is generally bounded by Wilshire Boulevard to the north, Francisco Street to the west, 7th Street to the south, and Figueroa Street to the east. The downtown area encompasses an urbanized, densely developed area that serves as the central core of government, commerce, industry, culture, and entertainment for the City. Within the downtown area, the Project Site is located within the Financial Core subarea. Figures II-1 (Regional and Project Vicinity Map) and II-2 (Aerial Photograph) in Section II (Project Description) of this EIR provide regional, Project location, and aerial maps of the Project Site and area.
The Project Site consists of two parcels (APN 5144-008-020 and 5144-008-021) and encompasses the following addresses: 900 and 930 Wilshire Boulevard; 655, 685, 695, and 699 Figueroa Street; and 916, 925, and 935 7th Street.
The Project Site is located approximately 0.04 miles east of Interstate 110 (the “Harbor Freeway”), 1.02 miles south of Interstate 101 (the “Hollywood Freeway”), 1.05 miles north of Interstate 10 (the “Santa Monica Freeway”), and 2.6 miles west of Interstate 5 (the “Golden State Freeway”). These highways provide regional access to the Project Site. Modified Major Secondary Highways serving the Project area include Wilshire Boulevard, Figueroa Street, and Olympic Boulevard. The Project Site is located directly across from the 7th Street/Metro Center/Julian Dixon station (the “7th Street/Metro Center station”) , which provides access to the Red, Purple, and Blue rail transit lines operated by the Los Angeles County Metropolitan Transportation Authority (Metro) and to other hubs of the regional transit system via Los Angeles Union Station. The subway runs in a tunnel beneath 7th Street adjacent to the Project Site.
Currently, the Project Site is developed with the 16-story Wilshire Grand Hotel and Centre, which consists of 896 hotel rooms, approximately 215,000 square feet of office uses, approximately 206,600 square feet of hotel amenity, accessory retail and restaurant uses, and subterranean parking with 286 parking spaces. The amenities for the hotel include meeting rooms, ballroom, pool and spa, and fitness facilities. Access to the subterranean parking garage is provided via Francisco Street and 7th Street and valet parking is provided on Wilshire Boulevard and 7th Street. Existing signage is limited to tenant identification and wall signs (including building identification signs over 100 feet), way-finding, and Los Angeles Municipal Code (LAMC)-required signage. Figure II-3 (Existing Site Plan) in Section II (Project Description) shows the existing uses located on the Project Site. Photographs depicting existing land uses on the Project Site are provided in Section III (Environmental Setting) of this EIR.
b. Existing Surrounding Uses
It should be noted that for purposes of the analysis found in this Section the following north, east, south, and west boundaries have been established for the Project area (please refer to Figure IV.A.2-1, [Surrounding Areas for Analysis]).
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• West of the Project Site: South of Wilshire Boulevard, west of Figueroa Street, north of 9th Street, and east of Lucas Avenue/Garland Avenue.
• North of the Project Site: South of 4th Street, north of Wilshire Boulevard, west of Figueroa Street, and east of Lucas Avenue/South Bixel Street.
• East of the Project Site: South of 4th Street, west of Hill Street, north of 7th Street, and east of Figueroa Street.
• South of the Project Site: North of Olympic Boulevard, west of Hill Street, south of 7th Street, and east of Figueroa Street.
The Project Site is located within the Financial Core of the downtown area. The Financial Core is bounded by 5th Street to the north, Hill Street to the east, 8th Street to the south, and the Harbor Freeway to the west. The Financial Core is dominated by contemporary high-rise office buildings as well as groundfloor retail shops, and the historic Los Angeles Central Library and Maguire Gardens (Central Library). Among the most prominent high-rise office buildings are the Library Tower, Citicorp Center, the Gas Company Tower, the AT&T Building, the twin towers of City National Plaza, Figueroa at Wilshire, and Aon Center. This area also encompasses a few historically significant buildings including the 818 Building, the Mullen Building/Historic Fire Station No. 28, and the Giannini Building.1
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), in the immediate Project vicinity, the Project Site is surrounded by a mix of high-density commercial/retail and office uses contained in structures ranging from small buildings to skyscrapers, which are physically separated from the Project Site by arterial and non-arterial roadways. The nearest multi-family residential uses, which include the Pegasus apartments, Roosevelt Lofts, the Piero apartments, 1010 Wilshire apartments, the Medici, and the Gas Co. Lofts, are each located approximately 500 feet away from the Project Site to the east, southeast, north, northwest, west, and south respectively. Figure IV.A.2-1 (Surrounding Areas for Analysis) shows the areas discussed below.
i. East of the Project Site
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), Figueroa Street is conceptually the eastern boundary of the Project Site. Figueroa Street generally runs northeast-southwest and is designated as a Modified Major Secondary Highway.
(1) Commercial Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), to the east of the Project Site, across the Wilshire Boulevard and Figueroa Street intersection, is Northwestern Mutual Plaza comprised of a six-story building at 835 Wilshire Boulevard, the 15-story Northwestern Mutual Life Building at 888 6th Street, and a five-story, above-ground parking structure fronting Figueroa Street amid these two
1 City of Los Angeles Department of City Planning, Central City Community Plan, page I-6.
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Northwestern Mutual Life Plaza 811 Wilshire
Source: Cartifact Inc., 2009.
Figure IV.A.2-1 Surrounding Areas for Analysis 6TH STREET 18 - Stories
Pacific Financial
22 - Stories
Figure IV.A.2-2 FLOWER STREET FLOWER Project Site and Area Affected
811 Wilshire 811 100 200
269 - Building Height Feet
Legend
15 - Stories - 15
Plaza Building Plaza 288’ - Building Height Building - 288’ Surrounding Land Uses
5 - Stories Northwestern Mutual Life Life Mutual Northwestern 0
16 - Stories
800 Wilshire
835
Parking Structure
6 - Stories
Office
Wilshire BoulevardWilshire
8 - Stories
Commercial/
Fine Arts
12 - Stories
LEBANON STREET LEBANON FIGUEROA STREET FIGUEROA OWER STREET OWER FL
174’ - Building Hright174’
1 - Stories
Building 7TH STREET 53 - Stories - 53
Building
Historic
24 - Stories
717’ - Building Height Building - 717’ Figueroa at Wilshire at Figueroa
Mullen Building/
Figueroa Towers
356’ - Building Height 356’
Fire Station No. 28
12 - Stories
174’ - Building Height174’
818 Plaza Building
WILSHIRE BOULEVARD 23 - Stories - 23
Parking
288’ - Building Height Building - 288’
911 Wilshire Building Wilshire 911 FIGUEROA STREET FIGUEROA
Building
42 - Stories
534’ - Building534’ Height
Ernst & Young PlazaErnstYoung &
FRANCISCO STREET FRANCISCO
Building
21 - Stories - 21
1000 Wilshire 1000 350’ - Building Height Building - 350’
Building
52 - Stories
777 Tower
725’ - Building725’ Height
VE
HARBOR FWY HARBOR BEAUDRY A BEAUDRY 110
8TH STREET
7TH STREET
13 - Stories - 13 Parking Structure Parking City of Los Angeles July 2010
buildings. As shown in Figure IV.A.2-1 (Surrounding Areas for Analysis), further east, beyond the Northwestern Mutual Plaza, is the 811 Wilshire Building, which is a 20-story office building, the Pacific Financial Building, which is an 18-story office building. Other commercial uses generally located to the east of the Project Site include the Aon Center, City National Plaza, Paul Hastings Tower, 444 Plaza Building, Gas Company Tower, 911 Wilshire Building, and the US Bank Tower (formerly known as the Library Tower). The Aon Center office building is located at 707 Wilshire Boulevard and is 62-stories and 858 feet tall. The City National Tower office building is located at 555 Flower Street and is 52- stories and 699 feet tall. The Paul Hastings Tower office building is located at 515 Flower Street and is 52-stories and 699 feet tall. The 444 Plaza Building is located at 444 Flower Street and is 48-stories and 625 feet tall. The Gas Company Tower is located at 555 5th Street and is 52-stories and 749 feet tall. The 911 Wilshire Building is located at 911 Wilshire Boulevard and is 23-stories and 288 feet tall. The US Bank Tower is located at 633 5th Street and is 73-stories and 1,018 feet tall. On the southeast corner of Figueroa Street and 6th Street, are the City National Bank Plaza towers, which are both 52-stories at 699 feet, and are comprised of office uses. Land uses along 7th Street, adjacent to the 7th Street and Figueroa Street intersection, generally include 12- to 24-story office uses with ground floor retail uses, as well as the three-story Mullen Building/Historic Fire Station No. 28, which contains a restaurant on the ground floor. Directly across Figueroa Street, to the southeast of the Project Site, are a one-story building at the southern corner of the Wilshire Boulevard and Figueroa Street intersection; the approximately three-story Mullen Building/Historic Fire Station No. 28, which is a restaurant use; an approximate eight-story commercial/office use, and the 24-story, 356-foot Figueroa Tower, which contains ground floor retail. Immediately southeast of these buildings are the 16-story 800 Wilshire Building, which contains office uses, and the 12-story Fine Arts Building, located at 811 7th Street, which also contains office uses.
(a) Mullen Building/Historic Fire Station No. 28
It should be noted that the Mullen Building/Historic Fire Station No. 28 is a City, state, and nationally designated historic resource.
(2) Residential Uses
As shown in Figure IV.A.2-1 (Surrounding Areas for Analysis), the Pegasus residential building is located at 612 Flower Street, directly behind the Pacific Financial Building and the 811 Wilshire building. The Pegasus residential building is 13-stories and includes 322 apartments. The Roosevelt residential building is located at 727 7th Street, on the southeast corner of 7th Street and Flower Street. The Roosevelt residential building is 15-stories and includes 22 condominium lofts. The 655 Hope Street residential building at the northeast corner of 7th Street and Hope Street is currently under construction with a residential development that will include 80 condominium units within a 17-story building.
(1) Hotel and Private Social Club Uses
As shown in Figure IV.A.2-1 (Surrounding Areas for Analysis), there are several hotels and private clubs within the immediate vicinity of the Project Site. The 12-story Standard Hotel is located at 550 Flower Street, on the southeast corner of 6th Street and Flower Street. The eight-story California Club, which is a private social club, is located at 538 Flower Street, directly adjacent to the Standard Hotel. The Westin
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Bonaventure Hotel located at 404 Figueroa Street, three blocks east of the Project Site. The Westin Bonaventure is the largest hotel in Los Angeles and is 367 feet in height and 35-stories. The 13-story Millennium Biltmore Hotel is located at 506 Grand Avenue, on the southwest corner of Grand Avenue and 5th Street. The 15-story Hilton Checkers Hotel is located at 535 Grand Avenue, directly adjacent to the Los Angeles Central Library.
(2) Public Uses
As shown in Figure IV.A.2-1 (Surrounding Areas for Analysis), the eight-story Los Angeles Central Library and the associated Maguire Gardens is located at 630 5th Street, on the northwest corner of 5th Street and Grand Avenue. The Maguire Gardens is a 1.5-acre urban park featuring large fountains that incorporate the works of renowned California artists. Pershing Square, which is located at 532 Olive Street, is used year-round for outdoor concerts and events.
(3) Outlying Areas
Further east, beyond the Financial Core is the Historic Downtown area, Gallery Row, the Toy District, Little Tokyo, and Bunker Hill. Historic Downtown, which is between Hill and Main Streets on the west and east, and 3rd and 9th Streets on the north and south, respectively, contains 21 theaters in the Broadway Theater District, multiple museums and non-profits, and a growing residential community. In recognition of the district, a large number of historic buildings remain in the area.2 Gallery Row, which runs north- south along Main Street and Spring Street and from 2nd Street to the north and 9th Street to the south, is an area that was designated by the Los Angeles City Council in 2003 to promote the concentration of art galleries in the downtown area. The Toy District, which is bounded by Los Angeles Street on the west, 3rd Street on the north, 5th Street on the south, and San Pedro Street on the east, is an area with over 500 retail businesses, most of them wholesale to the public and found in one- to three-story buildings. Little Tokyo, which is bounded on the west by Los Angeles Street, on the east by Alameda Street, on the south by 3rd Street, and on the north by 1st Street and the Los Angeles Civic Center, is an ethnic Japanese- American district in downtown Los Angeles, which is the center of the largest Japanese-American community in the continental United States. The area’s buildings vary from low-rise commercial buildings of the early 1900’s to modern multi-story structures, such as the New Otani Hotel and Sumitomo Bank. Little Tokyo is a mixed-use neighborhood with a residential community, retail, hotel, office, and commercial uses.3 Bunker Hill is a short, developed hill bounded by 1st Street to the north, Hill Street to the east, 5th Street to the south, and the Harbor Freeway to the west. This area is located directly east of the Harbor Freeway and is comprised of mid- to high-rise commercial office buildings, including Los Angeles landmarks like the Walt Disney Concert Hall, Cathedral of Our Lady of the Angels, Colburn School of Performing Arts, and the Museum of Contemporary Art (MOCA).4
2 City of Los Angeles Department of City Planning, Central City Community Plan, page I-9.
3 City of Los Angeles Department of City Planning, Central City Community Plan, page I-11.
4 City of Los Angeles Department of City Planning, Central City Community Plan, page I-6.
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ii. South of the Project Site
7th Street is the southern boundary of the Project Site. 7th Street runs generally east-west and is designated as a Modified Major Secondary Highway. 7th Street serves as one of the primary regional vehicular access points to the Project Site from surrounding areas.
(1) Commercial Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), to the south of the Project Site, across the 7th Street and Figueroa Street intersection, is the 12-story, 174-foot 818 Plaza Building with adjacent surface parking lot as well as two parking structures with ground floor retail, including a restaurant, one six-story and one seven-story, which also occupy the block. As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), further south, beyond the 818 Plaza Building is the 33-story, 414-foot tall MCI Center office building and the Macy’s Plaza, a commercial retail use. Just beyond Macy’s Plaza is the seven-story Carrier Center office building. The 12-story 800 Figueroa Street office building and the 23- story, 328-foot tall 888 Tower office building are both located one block southwest of the 818 Plaza Building. Just south beyond these two buildings is the five-story, 70-foot tall Eight-O-One South Flower office building. On the northwest corner of 8th Street and Grand Avenue is the 21-story, 300-foot tall Chase Plaza office building.
(2) Residential Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), the Gas Co. Lofts residential building is located at 810 Flower Street, on the southwest corner of Flower Street and 8th Street. The Gas Co. Lofts residential building is 13-stories and includes 251 apartment units. The Market Lofts are located at the 645 9th Street, at 9th Street and Flower Street. The Market Lofts residential building is six-stories above one-story of retail uses, including a Ralphs supermarket and includes 267 apartment units. The Skyline Condominiums are located at 600 9th Street, directly southwest of the Market Lofts. The Skyline Condominiums building is 14-stories and includes 200 apartment units. The South Park Lofts are located at 818 Grand Avenue, one block southeast of the Market Lofts and the Gas Co. Lofts. The South Park Lofts building is eight-stories and includes 56 apartment units. The Fashion Institute of Design and Merchandising (FIDM) is also located south of the Project Site and includes apartment units for students. The FIDM apartment building is located on the northeast corner of Olympic Boulevard and Flower Street and contains 270 apartment units. The 717 Olympic residential building is located at 948 Figueroa Street, on the southeast corner of Olympic Boulevard and South Figueroa Street. The 717 Olympic residential building is 26-stories and includes 151 apartment units. The Concerto residential building at the southwest corner of 9th Street and Figueroa Street is currently under construction with a residential development that will include 225 apartment units within a 28-story building.
(3) Hotel Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), the 25-story Sheraton Hotel, which is a part of the MCI Center, is located at 711 Hope Street, on the northwest corner of 7th Street and Hope Street.
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(4) Outlying Areas
Further south, beyond the Financial Core are the Jewelry District and the South Park area, which includes the Los Angeles Sports and Entertainment District. The Jewelry District, which is the area directly south of Olive Street, is comprised of close to 5,000 businesses, with vendors on Hill Street, Olive Street, and Broadway between 5th and 8th Streets. The South Park area, which is generally bounded by 8th Street to the north, Main Street to the east, the Santa Monica Freeway to the south, and the Harbor Freeway to the west, is the site of the Los Angeles Convention Center, the Staples Center arena, and “L.A. Live!”. The South Park area is comprised of a mix of residential, medical, commercial, and retail uses.5 FIDM is also located within the South Park area.
iii. West of the Project Site
Francisco Street is the western boundary of the Project Site. Francisco Street runs generally northeast- southwest. Francisco Street serves as one of the primary regional vehicular access points to the Project Site from surrounding area.
(1) Commercial Uses
As shown in Figure IV.A.2-1 (Surrounding Areas for Analysis), the structures that immediately surround the Project Site include the 21-story, 350-foot tall 1000 Wilshire Boulevard building across Francisco Street to the west. To the west and southwest of the Project Site, across 7th Street, are the 42-story, 534- foot Ernst & Young Plaza Building and 7 + Fig Center; the 53-story, 725-foot 777 Tower; and an approximately 13-story parking structure which serves the Ernst & Young Plaza Building, 7 + Fig Center, and the 777 Tower. Just west of the 7 + Fig Center is the 39-story, 517-foot tall TCW Tower office building, located at 865 Figueroa Street. Beyond the Harbor Freeway is the 33-story, 462-foot tall Arco Tower office building, located at 1055 7th Street. The 755 Figueroa office building, located directly northwest of the Project Site across Figueroa Street, is currently approved for construction.
(2) Residential Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), the Medici residential buildings are located at 725 Bixel Street, on the northwest and southwest corners of 7th Street and Bixel Street. The Medici residential buildings are four-stories and include 632 apartment units. The TENTEN residential building is located at 1010 Wilshire Boulevard and is approximately 18-stories and includes 227 apartment units. The Glo Apartments are located at 1034 Wilshire Boulevard. This residential building is approximately seven-stories and includes 201 apartment units. The 1100 residential building is located at 1100 Wilshire Boulevard and is 37-stories and includes 228 condominiums. The San Lucas apartment building is located at 1221 7th Street. This five-story apartment building contains 196 apartment units. The Flat residential building is located at 750 Garland Avenue, on the southeast corner of Garland Avenue and 8th Street. The Flat residential building is approximately six-stories and includes 205 apartment units. The Harbor Freeway separates this use from the Project Site.
5 City of Los Angeles Department of City Planning, Central City Community Plan, page I-7.
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(3) Outlying Areas
Further west, beyond the Financial Core and the Harbor Freeway is the Westlake community, which includes the Pico Union area. The Westlake community, which is bordered by the Harbor Freeway on the southeast, Olympic Boulevard on the south, Hollywood Freeway on the northeast, and Hoover Street on the west, contains a substantial amount of commercial uses and multi-family residential uses, ranging from low- to-high rise.6 The Pico Union area consists of Hoover Street on the west, Olympic Boulevard on the north, the Harbor Freeway on the east, and the Santa Monica Freeway on the south. In many places busy industrial uses frequently adjoin residential properties. Pico Union has a large concentration of homes, mostly located along Alvarado Terrace, that are Historic-Cultural Monuments.7
iv. North of the Project Site
Wilshire Boulevard is the northern boundary of the Project Site.
(1) Commercial Uses
As shown in Figure IV.A.2-1(Surrounding Areas for Analysis), the 23-story, 288-foot tall 911 Wilshire Building is located across Wilshire Boulevard to the north; and the 52-story, 717-foot tall Figueroa at Wilshire Building is located across Wilshire Boulevard to the northeast. The 21-story Manulife Plaza, an office building, is located directly north of the Jonathan Club. The 40-story, 515-foot tall Union Bank Plaza Building is located two blocks northeast of the Project Site at 445 Figueroa Street. Beyond the Harbor Freeway, located at 1201 5th Street is the multi-story LA Center Studios complex. In addition, the 18-story, 246-foot tall 1055 Wilshire Boulevard office building is located on the southeast corner of Bixel Street and Wilshire Boulevard and 1001 Wilshire, a three-story commercial building, is located directly north of the Project Site. There are also two proposed commercial projects just beyond the Harbor Freeway; the proposed 1027 Wilshire office building project, which will include 48-stories and will be 607 feet tall, and a proposed development for the City block bounded by Boylston Street to the south, 6th Street to the west, Bixel Street to the north, and 5th Street to the east.
(2) Residential Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), the Piero residential complex is located at 616 Saint Paul Avenue. The approximate six-story residential buildings are comprised of a total of 225 apartment units. The Piero II residential building at 1052 6th Street is currently under construction with a residential development that will include 335 apartment units. The Hollywood Freeway separates these residential uses from the Project Site.
6 City of Los Angeles Department of City Planning, Westlake Community Plan, page I-1.
7 City of Los Angeles Department of City Planning, Westlake Community Plan, page I-2.
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(3) Private Club Uses
As shown in Figure IV.A.2-2 (Immediate Surrounding Land Uses), further north, beyond the Figueroa at Wilshire buildings is the 12-story Jonathan Club, which is a private social club, located at 545 Figueroa Street. The Jonathan Club is 167 feet tall.
(4) Outlying Areas
Further north, beyond the Financial Core is the City West area, which also as part of the Westlake community. City West is located beyond the Harbor Freeway and is bounded by the Harbor Freeway to the south, Temple Street to the east, Olympic Boulevard to the west, and Glendale Boulevard, Witmer Street, Union Avenue to the north. The southern end of City West is characterized by office uses, while its northern half is less developed and dominated by multiple-family residential uses.8 Located within the City West area are the Good Samaritan Hospital, located at 637 Lucas Avenue, Gratts Elementary School, located at 309 Lucas Avenue, and the Miguel Contreras Learning Complex, located at 322 Lucas Avenue.
2. ENVIRONMENTAL IMPACTS
a. Thresholds of Significance
The L.A. CEQA Thresholds Guide (2006) requires the land use analysis to address the following two areas of study: (1) land use consistency; and (2) land use compatibility.
With respect to land use compatibility, the L.A. CEQA Thresholds Guide (page H.2-3) states that a determination of significance relative to land use compatibility shall be made on a case-by-case basis, considering the following factors:
• The extent of the area that would be impacted, the nature and degree of impacts, and the type of land uses within that area;
• The extent to which existing neighborhoods, communities, or land uses would be disrupted, divided or isolated, and the duration of the disruptions; or
• The number, degree, and type of secondary impacts to surrounding land uses that could result from implementation of the Project. Based on these factors, the Project would have a significant impact if it would disrupt, divide, or isolate existing neighborhoods or communities.
Project impacts related to land use consistency are addressed in Section IV.A.1 (Land Use – Land Use Plans/Zones), of this EIR.
8 City of Los Angeles Department of City Planning, Westlake Community Plan, page I-2.
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b. Methodology
This Section provides an analysis of the Project’s potential physical land use impacts based upon the allowable land uses, density, and maximum building heights that could occur along the Project Site edges. The analysis of the Project’s potential physical land use impacts focuses on the Project Site’s edges and is based on the assumption that impacts related to land use compatibility could occur where the Project Site has a physical interface with off-site uses. This Section assesses the Project’s compatibility with existing land uses in terms of land use, density, and building height. Where an incompatibility would result, the previously referenced three factors identified in the L.A. CEQA Thresholds Guide are considered in determining the significance of the potential impact. Special consideration is given to the Mullen Building/Historic Fire Station No. 28, the Pegasus apartments, Roosevelt Lofts, the Piero apartments, the Medici apartments, Gas Co. Lofts, and 1010 Wilshire apartments due to their residential use or historic qualities and proximity to the Project Site. Furthermore, the following establishments have been given special consideration due to their high profiles within the downtown area; the Standard Hotel, the Jonathan Club, and the California Club.
The concepts of disrupt, divide, or isolate, as set forth in the significance threshold, typically pertain to a project that would add such features as a highway or above-ground infrastructure that would impact the land use relationships within an existing neighborhood. Due to the topography and proximity of the off- site land uses to the Project Site, a conservative interpretation of the concept of “disruption” is used in this analysis. For the purposes of this analysis, a significant “disruption” impact, including division and isolation of an area, would occur if Project activities would substantially alter the existing physical relationships between existing on- and off-site uses.
Signage can create a physical land use impact through disruption of an existing area caused by characteristics of the signage, including animation and movement. Animation and movement can be a distraction, causing a viewer to shift focus to the signage. Similarly, such signage could be viewed as disruptive by residents in the immediate area that do not currently see this type of signage. This effect diminishes with distance as the visual effects of the signage decrease, and the potential for clear views of the signage decreases due to blockage by intervening topography, buildings, and landscaping. This change in the character of visitors’ or residents’ experiences can also apply to building mass and scale and result in physical land use impacts from these characteristics.
c. Project Design Features
The project design features listed would frame proposed Design Flexibility Analysis within a determined set of parameters. The Project as developed shall conform to the following design parameters:
• Building coverage of the site between the heights of zero feet and 170 feet shall be no more than 85 percent of the site area. The plaza shall be included in the area not considered building coverage.
• Building coverage above a height of 170 feet shall be no more than 55 percent of the site area.
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• Building separation above a height of 170 feet shall be a minimum of 40 feet if buildings are generally separated in a diagonal manner.
• Building separation above a height of 170 feet shall be a minimum of 80 feet for buildings whose parallel facades face directly into one another.
• No building shall have a footprint above a height of 170 feet of greater than 30,000 square feet. • The outdoor plaza shall be no smaller than one-quarter acre and shall be generally oriented toward the intersection of Figueroa Street and 7th Street.
• There shall be, at a minimum, one pedestrian connection from Figueroa Street and 7th Street to the outdoor plaza.
• Within the outdoor plaza, at least 30 percent of the area shall be landscaped or included in a water feature, as distinct from hardscape area.
• Within the outdoor plaza, the water feature shall be a minimum size of 500 square feet. • On each of the four frontages of the property, the following minimum proportions of the building façades, from sidewalk grade to twenty feet above, shall be transparent (i.e., openings or glass) rather than opaque: 1. Figueroa Street 50 percent 2. 7th Street 50 percent 3. Wilshire Boulevard 50 percent 4. Francisco Street 25 percent
• There shall be at least one building constructed above a height of 170 feet on the site. • No building above a height of 170 feet shall have any façade longer than 300 feet in length.
• Access points and site circulation shall be maintained in general conformance with the Conceptual Plan for the Project.
d. Project Impacts
The hotel, residential, office, and commercial/retail uses that are proposed within the Project Site are substantially consistent with the surrounding land uses and would provide a vibrant mixed-use environment. The Project proposes a new development on the site currently occupied by the Wilshire Grand Hotel and Centre, a hotel and office building with accessory retail and restaurant uses and subterranean parking. The Project would include the demolition of the existing structure, including existing subterranean parking, vacation of Francisco Street, and redevelopment of the Project Site with a maximum of 560 hotel rooms and/or condo-hotel units, 100 residential dwelling units, 1,500,000 square feet of office uses, and 275,000 square feet of amenity areas including, but not limited to, Project-serving retail and restaurant uses, conference and meeting rooms, ballrooms, spa, fitness center, and other ancillary hotel, residential, and office areas. The Project would also include an outdoor plaza at the
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corner of 7th Street and Figueroa Street. Lobbies, elevators, and amenities for the residential dwelling units may be shared or may be provided separate from the other proposed uses.
The elevations of the Project’s conceptual plan would be comprised of an approximately 65-story structure (Building A), no more than 1,250 feet in height, along the eastern boundary of the site, an approximately 45-story structure (Building B), no more than 750 feet in height, along the western boundary of the site, and an approximately six-story podium structure, no more than 168 feet in height, covering approximately 75 percent of the site. The Project would be constructed over eight levels of subterranean parking containing approximately 1,900 parking spaces. Refer to Section II (Project Description), Figures II-4 (Conceptual Site Plans) through II-8 (Elevations), which show the conceptual plans for the first and second levels, the ballroom level, as well as elevations of the Project.
The system of signs and identity elements for the Project is intended to contribute to a lively, colorful, artistic, and exciting pedestrian atmosphere along the major arterials linking the Los Angeles Sports and Entertainment District and Convention Center to the Financial Core. Signage regulations set forth in the Signage Supplemental Use District (Wilshire Grand SUD) would establish criteria for both opportunities and constraints of new identity elements of the Project. The Wilshire Grand SUD would set forth requirements governing the allowable sign types, locations, maximum size or height, maximum coverage, hours of operation, and type of animation or controlled refresh for new signage. Project signage could include large-scale animated and non-animated signs designed to convey a business, product, service, profession, commodity, activity, event, person, institution, brand, or any other commercial or noncommercial message, including Changeable Copy Signs (to be utilized for a scrolling news ribbon) and Integral Electronic Display Signs (refer to Section IV.A.1 [Land Use – Land Use Plans/Zones] for detailed description of the Wilshire Grand SUD).
i. Impacts at Eastern Boundary
(1) Commercial Uses
As discussed previously, the eastern boundary of the Project Site is Figueroa Street. In the immediate Project vicinity, Figueroa Street is developed with land uses that include a mix of high-density commercial/retail and office uses contained in structures ranging from 5 to 73-stories. These developments include the six-story Northwestern Mutual Plaza, the 15-story Northwestern Mutual Life Building, and a five-story above-ground parking structure fronting Figueroa Street amid these two buildings. Further east, beyond the Northwestern Mutual Plaza, is the 20-story 811 Wilshire Building, the 18-story Pacific Financial Building, and the 73-story US Bank Tower (formerly known as the Library Tower). Other commercial uses generally located to the east of the Project Site include the 62-story Aon Center, the 52-story City National Plaza, the 52-story Paul Hastings Tower, the 48-story 444 Plaza Building, the 52-story Gas Company Tower, and the 23-story 911 Wilshire Building. On the southeast corner of Figueroa Street and 6th Street, are the City National Bank Plaza towers, which are both 52- stories and are comprised of office uses. Directly across Figueroa Street, to the southeast of the Project Site, are a one-story building at the southern corner of the Wilshire Boulevard and Figueroa Street intersection; the approximately three-story Mullen Building/Historic Fire Station No. 28; an approximate eight-story commercial/office use, and the 24-story Figueroa Tower, which contains office uses.
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Immediately southeast of these buildings are the 16-story 800 Wilshire Building, which contains office uses, and the 12-story Fine Arts Building, which also contains office uses. Therefore, the development of future proposed high-rise buildings would provide a continuation of existing commercial office uses with building heights similar to those present off-site in the vicinity of the Project Site. The Project would also provide land uses and densities that would be compatible with the existing development in the immediate area. Additionally, none of the proposed land uses would in any way impair the functional patterns and uses associated with the commercial/retail and office uses to the east. Therefore, Project development would not disrupt, divide, or isolate existing neighborhoods or communities and would have a less than significant impact with regard to physical land use in relation to the uses to the east.
(a) Signage
Signage would be permitted along Wilshire Boulevard and Figueroa Street, facing the office buildings to the east under the proposed Wilshire Grand SUD. The majority of the Wilshire Boulevard frontage and the entire Figueroa Street frontage would be within Sign Sub-District A. Signage would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Definitions for all signage types referenced below are provided in Section II., Project Description. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). The upper level signage, including non-animated and animated signs and Integral Electronic Display Signs (animated and non-animated) that could occupy the building façades would be directly viewable and focused on the signage. However, the focus of this signage would serve to reinforce the perception of the Project as a new significant node along Los Angeles’ linear downtown and would contribute its own unique identity to the vibrancy of Wilshire Boulevard and Figueroa Street and that would not be inconsistent with the appearance and operation of the downtown area. Furthermore, the focus of this signage would serve to create a vibrant edge along Figueroa Street and create a visual link to the Convention Center and the Los Angeles Sports and Entertainment District through the addition of light-emitting diode (LED) full motion signs and displays. Sign Sub-District A would reinforce the Project as a new central hub for the Financial District in the downtown area, similar to the NASDAQ Building in New York City and L.A. Live! and that would not be inconsistent with the appearance and operation of the downtown area. As such, Project signage along Wilshire Boulevard and Figueroa Street would not disrupt, divide, or isolate the existing commercial uses to the east, and Project signage would have a less than significant impact on the commercial uses to the east with respect to physical land use.
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(b) Mullen Building/Historic Fire Station No. 28
The Mullen Building/Historic Fire Station No. 28, a designated historic landmark, is located across Figueroa Street to the east from the Project Site (See Figure IV.A.2-1 [Surrounding Areas for Analysis]). Therefore, signage has been analyzed specifically for this use.
(i) Signage
Sign Sub-District A would be visible from the Mullen Building/Historic Fire Station No. 28. Signage would be permitted along Figueroa Street, facing this historic use to the east under the Wilshire Grand SUD. The Figueroa Street frontage would be within Sign Sub-District A, which allows for animated signage within Sign Level 1. Sign Level 1, which would include a maximum 10 feet tall ticker/scrolling news ribbon, would be the highly visible from the Mullen Building/Historic Fire Station No. 28, as is located directly east of the Project Site. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs), which would be visible from the Mullen Building/Historic Fire Station No. 28. Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signs occupying no more than 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building heights, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Signage of the quantity, height, and sizes permitted, coupled with the types of signs permitted, would be sufficiently out of character with the historic use and may result in a disruption to the land use character of this facility. As such, Project signage could result in a significant impact with respect to the Mullen Building/Historic Fire Station No. 28.
(2) Residential Uses
The 13-story Pegasus residential building is located approximately two blocks east of the Project Site, directly behind the Pacific Financial Building and the 811 Wilshire Building. The 15-story Roosevelt residential building and the 17-story 655 Hope Street residential building are both located approximately one block south of the Project Site, directly behind the Fine Arts Building and the 800 Wilshire Building. The Project would include 100 residential dwelling units and 560 hotel rooms and/or condo-hotel units, which would be similar in function to the residential land uses located within a few blocks east of the Project Site. Furthermore, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding residential uses and none of the other components of the Project would prevent the residential buildings to the east to continue their existing functions. Furthermore, portions of the Project Site are already shielded from the Pegasus, the Roosevelt, and the 655 Hope Street residential buildings
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by off-site uses, which include mid- to high-rise towers along Wilshire Boulevard, Figueroa Street, and 7th Street; thus the Project would not have a physical land use impact on the residential uses. Furthermore, due to the physical separation of the Project Site from the residential uses by both distance and intervening high-rise structures, the Project would be generally compatible with residential uses to the east in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to the Pegasus, the Roosevelt, and the 655 Hope Street residential uses.
(a) Signage
Sign Sub-District A would be visible from the Pegasus, the Roosevelt, and the 655 Hope Street residential buildings. With respect to Project signage, the Wilshire Grand SUD would permit signage that would be visible from the Pegasus, the Roosevelt, and the 655 Hope Street residential buildings. However, even with the slight curve of 7th Street to the northwest, which allows for a more visible view of the Project Site from these residential uses, due to the distance of the Project Site and the intervening high-rise buildings along 7th Street, it is expected that signage located below the 150-foot level would be incidentally visible from this area. Moreover, some signs located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. Permitted signage in Sign Sub-District A would be signs at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Therefore, the distance between the Project Site and the Pegasus, the Roosevelt, and the 655 Hope Street residential buildings would only allow for intermittent views of the lower level animated signage. Furthermore, signage located between 150 feet above grade to the top of the buildings would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance, which would limit the effects on residences located within the area. Because of these restrictions on animated signage within Sign Levels 3 and 4 and the limitations on views of the lower level signage, this aspect of Project signage would not disrupt, divide, or isolate the Pegasus, the Roosevelt, and the 655 Hope Street residential buildings and impacts related to physical land use would be less than significant.
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(3) Hotel and Private Club Uses
The 12-story Standard Hotel and the eight-story California Club, which is a private social club, are both located one block east of the Project Site, just beyond the Pacific Financial Building. The Westin Bonaventure Hotel is located three blocks east of the Project Site. The 13-story Millennium Biltmore Hotel and the 15-story Hilton Checkers Hotel are both located approximately three blocks east of the Project Site, adjacent to the Los Angeles Central Library. The Project would include 560 hotel rooms and/or condo-hotel units, which would be similar in function to the hotel land uses located within a few blocks east of the Project Site. Furthermore, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding hotel and private club uses and none of the other components of the Project would prevent the hotels and private club buildings to the east to continue their existing functions. Furthermore, portions of the Project Site are already shielded from these buildings by off-site uses, which include mid- to high-rise towers along Figueroa Street and 6th Street; thus, the Project would not have a physical land use impact on the hotel and private club uses. Furthermore, due to the physical separation of the Project Site from these uses by both distance and intervening high-rise structures, the Project would be generally compatible with hotel and private club uses to the east in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to the hotel and private club uses.
(a) Signage
Sign Sub-District A would be visible from the hotel and private club uses, including the Standard Hotel, the California Club, the Westin Bonaventure Hotel, the Millennium Biltmore Hotel, and the Hilton Checkers Hotel. With respect to Project signage, the Wilshire Grand SUD would permit signage that would be visible from these uses. Because of the distance of the Project Site and the intervening high-rise buildings along Figueroa Street and 6th Street, it is not expected that signage located below the 150-foot level would be visible from this area. Moreover, some signs located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. Permitted signage in Sign Sub- District A are signs at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Therefore, the distance between the Project
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Site and the hotel and private club uses would only allow for intermittent views of the lower level animated signage. Furthermore, signage located between 150 feet above grade to the top of the buildings would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance, which would limit the effects on hotel guests located within the area. Because of these restrictions on animated signage within Sign Levels 3 and 4 and the limitations on views of the lower level signage, this aspect of Project signage would not disrupt, divide, or isolate the hotel and private club uses and impacts related to physical land use would be less than significant.
(4) Public Uses
The eight-story Los Angeles Central Library and the associated Maguire Gardens is located at 630 5th Street, on the northwest corner of 5th Street and Grand Avenue. The Maguire Gardens is a 1.5-acre urban park featuring large fountains that incorporate the works of renowned California artists. Pershing Square, which is located at 532 Olive Street, is used year-round for outdoor concerts and events. The Project would also include an outdoor plaza at the corner of 7th Street and Figueroa Street, thereby providing much needed additional public open space within the downtown area. Furthermore, none of the components of the Project would prevent the Los Angeles Central Library and the associated Maguire Gardens and Pershing Square to the east to continue their existing functions. Furthermore, portions of the Project Site are already shielded from these public uses by off-site uses, which include mid- to high-rise towers along Flower Street and 6th Street; thus the Project would not have a physical land use impact on the public uses. Furthermore, due to the physical separation of the Project Site from these uses by both distance and intervening high-rise structures, the Project would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to the public uses.
(a) Signage
Sign Sub-District A would be visible from the public uses, including the Los Angeles Central Library and the associated Maguire Gardens and Pershing Square. With respect to Project signage, the Wilshire Grand SUD would permit signage that would be visible from these public uses. Because of the distance of the Project Site and the intervening high-rise buildings along Flower Street and 6th Street, it is not expected that signage located below the 150-foot level would be visible from this area. Moreover, some signs located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. Permitted signage in Sign Sub-District A are signs at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs
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(i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Therefore, the distance between the Project Site and the public uses would only allow for intermittent views of the lower level animated signage. Furthermore, signage located between 150 feet above grade to the top of the buildings would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance, which would limit the effects on visitors utilizing public uses in the area. Because of these restrictions on animated signage within Sign Levels 3 and 4 and the limitations on views of the lower level signage, this aspect of Project signage would not disrupt, divide, or isolate the public uses and impacts related to physical land use would be less than significant.
(5) Outlying Areas
Further east, beyond the Financial Core are the Historic Downtown, Toy District, Gallery Row, and Little Tokyo areas. These areas provide commercial and residential areas east of the Project Site within low- to mid-rise buildings. The Project’s introduction of a new office, hotel, residential, retail, and restaurant uses would complement existing surrounding neighborhood areas by providing possible new homes for people who work in the area, and new jobs, shopping, and dining for people who already reside in the area, thus reducing the need for travel to other areas of the City. Due to the physical separation of the Project Site from the nearest development within the Historic Downtown, Toy District, Gallery Row, and Little Tokyo areas by both distance and intervening structures (e.g., high-rise office and residential buildings, which are characteristic to the downtown area), the Project would not divide, isolate, or disrupt these areas, and impacts related to physical land use would be less than significant with respect to these areas.
(a) Signage
Sign Sub-District A would be visible from the outlying areas to the east. With respect to Project signage, Sign Sub-District A of the Wilshire Grand SUD would permit signage on the south and southeast faces of high-rise buildings on the Project Site that could be visible from the outlying areas, including, but not limited to, the Historic Downtown, Toy District, Gallery Row, and Little Tokyo areas. Signage is permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). Due to the distance from the Project Site and intervening high-rise buildings, it is not expected that the animated signage located in Sign Levels 1 and 2 would be visible from this area. In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted
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animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). This type of signage would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance. Because of these restrictions on animated signs for Sign Levels 3 and 4, coupled with the distance between the Project Site and these areas, signage would not disrupt, divide, or isolate the outlying areas and this signage would have a less than significant impact on the outlying areas with respect to physical land use.
ii. Impacts at Southern Boundary
(1) Commercial Uses
As discussed previously, the southern boundary of the Project Site is 7th Street. In the immediate Project vicinity, this portion of 7th Street, adjacent to the 7th Street and Figueroa Street intersection, is developed with land uses that generally include office uses with ground floor retail uses. These developments include the 12-story 818 Plaza Building, with adjacent surface parking lot as well as two parking structures, the 33-story MCI Center office building and the Macy’s Plaza, a commercial retail use, both directly south of the 818 Plaza Building, and the seven-story Carrier Center office building, located just beyond Macy’s Plaza. The 12-story 800 Figueroa Street office building and the 23-story 888 Tower office building are both located one block southwest of the 818 Plaza Building. Just south beyond these two buildings is the five-story Eight-O-One South Flower office building and n the northwest corner of 8th Street and Grand Avenue is the 21-story Chase Plaza office building. Therefore, the development of future proposed high-rise buildings would provide a continuation of existing commercial uses with building heights similar to those present off-site in the vicinity of the Project Site. Furthermore, the Project could provide additional office, hotel, residential, retail, and restaurant uses, and other associated land uses that would continue the pattern of existing surrounding uses. Therefore, the Project would also provide land uses and densities that would be compatible with the existing development in the immediate area. Additionally, none of the proposed land uses would in any way impair the functional patterns and uses associated with the commercial/retail and office uses to the south. Therefore, Project development would not disrupt, divide, or isolate existing neighborhoods or communities and would have a less than significant impact with regard to physical land use in relation to the uses to the south.
(a) Signage
Sign Sub-District A would be visible from the commercial uses to the south. Signage would be permitted along Figueroa Street and 7th Street, facing the office buildings to the south under the Wilshire Grand SUD. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage
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(i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) are permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). However, as previously discussed, the focus of this signage would serve to create a visual link to the Convention Center and the Los Angeles Sports and Entertainment District through the addition of LED full motion signs and displays. Sign Sub-District A would reinforce the Project as a new central hub for the Financial District in the downtown area and that would not be inconsistent with the appearance and operation of the downtown area. Furthermore, the focus of this signage toward 7th Street would promote this as the primary entry into the hotel portion of the Project through the gallery and would provide ample opportunity tenant identification, hotel, and office way-finding opportunities and monument signage. The signage reinforces the pedestrian character of 7th Street along the street edge, but would still provide the opportunities to add to the synergy of the 7th Street/Metro Center station and the Convention Center to the south. Sign Sub-District A would not be inconsistent with the appearance and operation of the downtown area. As such, Project signage along 7th Street and Figueroa Street would not disrupt, divide, or isolate the existing commercial uses to the south, and Project signage would have a less than significant impact on the commercial uses to the south with respect to physical land use.
(2) Residential Uses
The 13-story Gas Co. Lofts residential building is located at 810 Flower Street, on the southwest corner of Flower Street and 8th Street. The six-story Market Lofts are located at the 645 9th Street and the 14-story Skyline Condominiums are located at 600 9th Street, directly southwest of the Market Lofts. The eight- story South Park Lofts are located at 818 Grand Avenue, one block southeast of the Market Lofts and the Gas Co. Lofts, and the FIDM apartment building is located on the northeast corner of Olympic Boulevard and Flower Street. The 26-story 717 Olympic residential building is located at 948 Figueroa Street and the 28-story Concerto residential building at the southwest corner of 9th Street and Figueroa Street is currently under construction. The Project would include 100 residential dwelling units and 560 hotel rooms and/or condo-hotel units, which would be similar in function to the residential land uses located within a few blocks south of the Project Site. Furthermore, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding residential uses and none of the other components of the Project would prevent the residential buildings to the south to continue their existing functions. Furthermore, portions of the Project Site are already shielded from these residential buildings by off-site uses, which include mid- to high-rise towers along Flower Street, Figueroa Street, and 8th Street; thus, the Project would not have a physical land use impact on the residential uses. Furthermore, due to the physical separation of the Project Site from the residential uses by both distance and intervening high-rise structures, the Project would be generally compatible with residential uses to the east in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing
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area. Therefore, Project development would have a less than significant physical land use impact with respect to the residential uses located south of the Project Site.
(a) Signage
Sign Sub-District A would be visible from the residential uses located south of the Project Site. These uses include the Gas Co. Lofts, the Market Lofts, the Skyline Condominiums, the South Park Lofts, the FIDM apartment building, the 717 Olympic residential building, and the Concerto, currently under construction. With respect to Project signage, the Wilshire Grand SUD would permit signage on the high- rise buildings that would be partially visible from these residential buildings. Permitted signage in Sign Sub-District A are signs at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) are permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). However, due to the distance of the Project Site and the intervening high-rise buildings along Flower Street, Figueroa Street, and 8th Street, it is expected that signage located below the 150-foot level would be incidentally visible from this area. Moreover, some signs, which would be non-animated, located between 150 feet above grade to the top of the buildings may be intermittently visible from this area. Furthermore, overall signage would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance, which would limit the effects on residences located within the area. Therefore, as the distance between the Project Site and the residential buildings would only allow for intermittent views of the lower level animated signage and due to restrictions on animated signage within Sign Levels 3 and 4, this aspect of Project signage would not disrupt, divide, or isolate the residential buildings located south of the Project Site and impacts related to physical land use would be less than significant.
(3) Hotel Uses
The 25-story Sheraton Hotel, which is a part of the MCI Center, is located at 711 Hope Street, two blocks south of the Project Site. The Project would include 560 hotel rooms and/or condo-hotel units, which would be similar in function to the hotel land use located within a few blocks south of the Project Site. Furthermore, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding hotel uses and none of the other components of the Project would prevent Sheraton Hotel to
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continue it’s existing functions. Furthermore, portions of the Project Site are already shielded from the Sheraton Hotel by off-site uses, which include mid- to high-rise towers along Flower Street, Figueroa Street, and 7th Street; thus, the Project would not have a physical land use impact on the Sheraton Hotel. Furthermore, due to the physical separation of the Project Site from the Sheraton Hotel by both distance and intervening high-rise structures, the Project would be generally compatible with this hotel use to the south in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to the Sheraton Hotel.
(a) Signage
Sign Sub-District A would be visible from the Sheraton Hotel. With respect to Project signage, the Wilshire Grand SUD would permit signage that would be visible from these uses. Permitted signage in Sign Sub-District A are signs at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). Because of the distance of the Project Site and the intervening high- rise buildings along Flower Street, Figueroa Street, and 7th Street, it is not expected that signage located below the 150-foot level would be visible from this area. Moreover, some signs located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) are permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Therefore, the distance between the Project Site and the Sheraton Hotel would only allow for intermittent views of the lower level animated signage. Furthermore, signage located between 150 feet above grade to the top of the buildings would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance, which would limit the effects on hotel guests located within the area. Because of these restrictions on animated signage within Sign Levels 3 and 4 and the limitations on views of the lower level signage, this aspect of Project signage would not disrupt, divide, or isolate the Sheraton Hotel and impacts related to physical land use would be less than significant.
(4) Outlying Areas
Further south, beyond the Financial Core are the Jewelry District and the South Park area, which includes the Los Angeles Sports and Entertainment District. These areas provide residential, commercial, and retail uses, including the first grocery store in 57 years to the downtown area, the Los Angeles
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Convention Center, and the Staples Center Arena, south of the Project Site. These areas are developed with mid- to high-rise buildings. The Project’s introduction of a new office, hotel, residential, retail, and restaurant uses would complement existing surrounding neighborhood areas by providing possible new homes for people who work in the area, hotel rooms for visitors to the downtown area, including the Convention Center and Staples Center Arena events, and new jobs, shopping, and dining for people who already reside in the area, thus reducing the need for travel to other areas of the City. Due to the physical separation of the Project Site from the nearest development within Jewelry District and the South Park areas by both distance and intervening structures (e.g., high-rise office and residential buildings, which are characteristic to the downtown area), the Project would not divide, isolate, or disrupt these areas, and impacts related to physical land use would be less than significant with respect to these areas.
(a) Signage
Sign Sub-District A would be visible from the outlying areas to the south. With respect to Project signage, Sign Sub-District A of the Project SUD would permit signage on the south and southeast faces of high-rise buildings on the Project Site that could be visible from the outlying areas, including, but not limited to, the Jewelry District and South Park areas. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). Because of the distance from the Project Site and intervening high-rise buildings, it is not expected that the animated signage located in Sign Levels 1 and 2 would be visible from this area. Signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) are permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). However, this type of signage would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance. Because of these restrictions on animated signs for Sign Levels 3 and 4, coupled with the distance between the Project Site and these areas, signage would not disrupt, divide, or isolate the outlying areas and this signage would have a less than significant impact on the outlying areas with respect to physical land use.
iii. Impacts at Western Boundary
(1) Commercial Uses
As discussed previously, the western boundary of the Project Site is 7th Street. In the immediate Project vicinity, this portion of 7th Street is developed with land uses that generally include 13 to 52-story office
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uses with ground floor retail uses. These developments include the 21-story, 1000 Wilshire Boulevard Building across Francisco Street to the west, the 42-story, Ernst & Young Plaza Building and 7 + Fig Center, the 53-story, 777 Tower, and an approximately 13-story parking structure which serves the Ernst & Young Plaza Building, 7 + Fig Center, and the 777 Tower. Just west of the 7 + Fig Center is the 39- story TCW Tower office building. The 755 Figueroa office building, located directly northwest of the Project Site across Figueroa Street, is currently approved for construction and just beyond the Harbor Freeway is the 33-story Arco Tower office building. Therefore, the development of future proposed high- rise buildings would provide a continuation of existing commercial uses with building heights similar to those present off-site in the vicinity of the Project Site. Furthermore, the Project could provide additional office, hotel, residential, retail, and restaurant uses, and other associated land uses that would continue the pattern of existing surrounding uses. Therefore, the Project would also provide land uses and densities that would be compatible with the existing development in the immediate area. Additionally, none of the proposed land uses would in any way impair the functional patterns and uses associated with the office and commercial uses to the west. Therefore, Project development would not disrupt, divide, or isolate existing neighborhoods or communities and would have a less than significant impact with regard to physical land use in relation to the uses to the west.
(a) Signage
Sign Sub-Districts A and B would be visible from the commercial areas to the west. Signage designated within Sign Sub-District A would be permitted on the west facing façade of Building A and along the majority of 7th Street. Signage designated within Sign Sub-District B would be permitted on the northwest facing façade of Building B and the podium level of the Project. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1 under both District A and B. Sign Level 1, within Sign Sub-District A, would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1, under both Sign Sub-Districts A and B, would permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2 under both District A and B. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3 under both District A and B. Restricted animated signs, within Sign Sub-District A, (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) and Sign Sub- District B (i.e., Limited Animation II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs), would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4 under both District A and B, would have coverage regulated by LAMC size limitations. Sign Level 4, within Sign Sub-District A, would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Sign Level 4, within Sign Sub-District B, would also permit restricted animated signs (i.e., Limited Animation II Signs, Controlled Refresh II Signs, and Light Color Animation). However, as previously discussed, the focus of this signage toward 7th Street would promote this as the primary entry into the hotel portion of the Project through the gallery
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and would provide ample opportunity tenant identification, hotel, and office way-finding opportunities and monument signage. The signage reinforces the pedestrian character of 7th Street along the street edge, but would still provide the opportunities to add to the synergy of the 7th Street/Metro Center station and the Convention Center to the south. Sign Sub-Districts A and B would not be inconsistent with the appearance and operation of the downtown area. As such, Project signage would not disrupt, divide, or isolate the existing commercial uses to the west and northwest, and Project signage would have a less than significant impact on the commercial uses to the west and northwest with respect to physical land use.
(2) Residential Uses
The four-story Medici residential buildings are located beyond the Harbor Freeway, northwest of the Project Site. The following residential uses are also located north of the Harbor Freeway: the 18-story TENTEN residential building, the seven-story Glo Apartments, the 37-story 1100 residential building, the five-story San Lucas apartment building, and the six-story Flat residential building. The Project would include 100 residential dwelling units and 560 hotel rooms and/or condo-hotel units, which would be similar in function to the residential land uses located northwest of the Project Site. Development within the Project Site would be almost completely blocked by high-rise buildings, and depending from what viewpoint, intervening infrastructure (i.e., the Harbor Freeway) located directly north of the Project Site; thus Project would not have a physical land use impact on these residential uses. Furthermore, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding residential uses and none of the other components of the Project would prevent the residential buildings to the northwest to continue their existing functions. Due to the physical separation of the Project Site from the residential uses by distance, intervening high-rise structures, and infrastructure, the Project would be generally compatible with the residential uses to the northwest in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to these residential uses.
(a) Signage
Sign Sub-Districts A and B would be visible from the residential uses the northwest. These uses include the Medici residential building, the TENTEN residential building, the Glo Apartments, the 1100 residential building, the San Lucas apartment building, and the Flat residential building. Signage designated within Sign Sub-District A would be permitted on the west facing façade of Building A and along the majority of 7th Street. Signage designated within Sign Sub-District B would be permitted on the northwest facing façade of Building B and the podium level of the Project. With respect to Project signage, the Project SUD would permit signage on the high-rise buildings, specifically Building A, which would only be partially visible from these residential buildings. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1 under both District A and B. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1, under both Sign Sub-Districts A and B, would permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2 under both
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District A and B. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3 under both District A and B. Restricted animated signs, within Sign Sub-District A, (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) and Sign Sub- District B (i.e., Limited Animation II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs), would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4 under both District A and B, would have coverage regulated by LAMC size limitations. Sign Level 4, within Sign Sub-District A, would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Sign Level 4, within Sign Sub-District B, would also permit restricted animated signs (i.e., Limited Animation II Signs, Controlled Refresh II Signs, and Light Color Animation). However, due to the distance of the Project Site, the intervening high-rise buildings along 7th Street, and intervening infrastructure it is expected that signage located below the 150-foot level would be incidentally visible from this area. Moreover, some signs, which would be non-animated, located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. Therefore, as the distance between the Project Site and the residential buildings would only allow for intermittent views of the lower level animated signage and due to restrictions on animated signage within Sign Levels 3 and 4, this aspect of Project signage would not disrupt, divide, or isolate the residential buildings and impacts related to physical land use would be less than significant.
(3) Outlying Areas
Further west, beyond the Financial Core and the Harbor Freeway are the Westlake community and the Pico Union area. These areas provide commercial uses and multi-family residential uses, ranging from low- to-high rise. Additionally, the Pico Union area has a large concentration of homes, mostly located along Alvarado Terrace, that are Historic-Cultural Monuments. The Project’s introduction of a new office, hotel, residential, retail, and restaurant uses would complement existing surrounding neighborhood areas by providing possible new homes for people who work in the area, and new jobs, shopping, and dining for people who already reside in the area, thus reducing the need for travel to other areas of the City. Due to the physical separation of the Project Site from the nearest development within Westlake and Pico Union areas by both distance, intervening structures, and infrastructure (e.g., high-rise office and residential buildings, which are characteristic to the downtown area and the Harbor Freeway), the Project would not divide, isolate, or disrupt these areas, and impacts related to physical land use would be less than significant with respect to these areas.
(a) Signage
Sign Sub-Districts A and B would be visible from the outlying areas to the west. With respect to Project signage, Sign Sub-Districts A and B of the Project SUD would permit signage on the west and northwest faces of high-rise buildings on the Project Site that could be visible from the outlying areas, including, but not limited to, the Westlake Community and the Pico Union area. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1 under both District A and B. Sign
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Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1, under both Sign Sub-Districts A and B, would permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2 under both District A and B. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). Because of the distance from the Project Site and intervening high-rise buildings, it is not expected that the signage located in Sign Levels 1 and 2 would be visible from this area. Signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3 under both District A and B. Restricted animated signs, within Sign Sub-District A, (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) and Sign Sub-District B (i.e., Limited Animation II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs), would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4 under both District A and B, would have coverage regulated by LAMC size limitations. Sign Level 4, within Sign Sub-District A, would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Sign Level 4, within Sign Sub-District B, would also permit restricted animated signs (i.e., Limited Animation II Signs, Controlled Refresh II Signs, and Light Color Animation). However, this type of signage would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance. Furthermore, because of these restrictions on animated signs for Sign Levels 3 and 4, coupled with the distance between the Project Site and these areas, signage would not disrupt, divide, or isolate the outlying areas and signage would have a less than significant impact on the outlying areas with respect to physical land use.
iv. Impacts at Northern Boundary
(1) Commercial Uses
As discussed previously, the northern boundary of the Project Site is Wilshire Boulevard. In the immediate Project vicinity, this portion of Wilshire Boulevard is developed with land uses that generally include 12 to 53-story office uses with ground floor retail uses. These developments include the 23-story 911 Wilshire Building and the 52-story Figueroa at Wilshire Building. Further north, beyond the Wilshire buildings, is the 21-story Manulife Plaza and the 40-story Union Bank Plaza Building both located two blocks northeast of the Project Site. Beyond the Harbor Freeway, located at 1201 5th Street is the multi-story LA Center Studios complex. In addition, the 18-story 1055 Wilshire Boulevard office building is located on the southeast corner of Bixel Street and Wilshire Boulevard and 1001 Wilshire, a three-story commercial building, is located directly north of the Project Site. There are also two proposed commercial projects just beyond the Harbor Freeway; the proposed 1027 Wilshire office building project, which will include 48-stories and a proposed development for the City block bounded by Boylston Street to the south, 6th Street to the west, Bixel Street to the north, and 5th Street to the east. Therefore, the development of future proposed high-rise buildings would provide a continuation of existing commercial uses with building heights similar to those present off-site in the vicinity of the Project Site. Furthermore,
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the Project could provide additional office, hotel, residential, retail, and restaurant uses, and other associated land uses that would continue the pattern of existing surrounding uses. Therefore, the Project would also provide land uses and densities that would be compatible with the existing development in the immediate area. Additionally, none of the proposed land uses would in any way impair the functional patterns and uses associated with the office and commercial uses to the north. Therefore, Project development would not disrupt, divide, or isolate existing neighborhoods or communities and would have a less than significant impact with regard to physical land use in relation to the uses to the north.
(a) Signage
Signage would be permitted along Wilshire Boulevard and Francisco Street, facing the office buildings to the north under the Project SUD. Sign Sub-Districts A and B would be visible from the commercial areas to the north. Signage designated within Sign Sub-District A would be permitted on the north facing façade of Building A and along the majority of Wilshire Boulevard. Signage designated within Sign Sub- District B would be permitted on the north facing façade of Building B and the podium level of the Project. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1 under both District A and B. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1, under both Sign Sub-Districts A and B, would permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2 under both District A and B. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3 under both District A and B. Restricted animated signs, within Sign Sub-District A, (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) and Sign Sub-District B (i.e., Limited Animation II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs), would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4 under both District A and B, would have coverage regulated by LAMC size limitations. Sign Level 4, within Sign Sub-District A, would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Sign Level 4, within Sign Sub-District B, would also permit restricted animated signs (i.e., Limited Animation II Signs, Controlled Refresh II Signs, and Light Color Animation). The focus of this signage would serve to reinforce the perception of the Project as a new significant node along Los Angeles’ linear downtown and would contribute its own unique identity to the vibrancy of Wilshire Boulevard and that would not be inconsistent with the appearance and operation of the downtown area. As such, Project signage would not disrupt, divide, or isolate the existing commercial uses to the north, and Project signage would have a less than significant impact on the commercial uses to the north with respect to physical land use.
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(2) Residential Uses
The six-story Piero residential buildings and the Piero II residential building, which is currently under construction, are both located beyond the Harbor Freeway, north of the Project Site. The Project would include 100 residential dwelling units and 560 hotel rooms and/or condo-hotel units, which would be similar in function to the residential land uses located northwest of the Project Site. Development within the Project Site would be visible from these residential uses. However, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding residential uses and none of the other components of the Project would prevent the residential buildings to the north to continue their existing functions. Due to the physical separation of the Project Site from the residential uses by both distance and intervening high-rise structures and infrastructure, the Project would be generally compatible with the residential uses to the north in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to these residential uses.
(a) Signage
Sign Sub-Districts A and B would be visible from the Piero and the Piero II residential buildings. With respect to Project signage, the Project SUD would permit signage on the high-rise buildings that would be partially visible from all of these residential buildings. Signage designated within Sign Sub-District A would be permitted on the west facing façade of Building A and along the majority of Wilshire Boulevard. With respect to Project signage, the Project SUD would permit signage at a height of greater than 150 feet above ground on the high-rise buildings, specifically Building A. Sign Sub-District A, which includes the north facing façade of Building A, would be visible from the Piero and the Piero II residential buildings. Signage designated within Sign Sub-District B would be permitted on the northwest and northeast facing façade of Building B and the podium level of the Project. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1 under both District A and B. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1, under both Sign Sub-Districts A and B, would permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2 under both District A and B. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). In addition, signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3 under both District A and B. Restricted animated signs, within Sign Sub-District A, (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) and Sign Sub- District B (i.e., Limited Animation II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs), would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4 under both District A and B, would have coverage regulated by LAMC size limitations. Sign Level 4, within Sign Sub-District A, would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Sign Level 4, within Sign Sub-District
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B, would also permit restricted animated signs (i.e., Limited Animation II Signs, Controlled Refresh II Signs, and Light Color Animation). However, this type of signage would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance. However, due to the distance of the Project Site, the intervening high-rise buildings along Wilshire Boulevard and intervening infrastructure, it is expected that signage located below the 150-foot level would be incidentally visible from this area. Moreover, some signs, which would be non- animated, located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. Therefore, as the distance between the Project Site and the residential buildings would only allow for intermittent views of the lower level animated signage and due to restrictions on animated signage within Sign Levels 3 and 4, this aspect of Project signage would not disrupt, divide, or isolate the residential buildings and impacts related to physical land use would be less than significant.
(3) Private Club Uses
North of the Project Site, beyond the Figueroa at Wilshire buildings, is the 12-story Jonathan Club, which is a private social club. The Project would include 560 hotel rooms and/or condo-hotel units, which would be similar in function to the hotel land uses located within a few blocks east of the Project Site. Furthermore, the Project’s introduction of hotel rooms and/or condo-hotel units, residential dwelling units, office uses, retail uses, restaurant uses, and other associated land uses would complement existing surrounding private club uses and none of the other components of the Project would prevent the Jonathan Club to the north to continue it’s existing functions. Furthermore, portions of the Project Site are already shielded from the Jonathan Club by off-site uses, which include mid- to high-rise towers along 6th Street; thus the Project would not have a physical land use impact on the Jonathan Club. Furthermore, due to the physical separation of the Project Site from the Jonathan Club by both distance and intervening high-rise structures, the Project would be generally compatible with Jonathan Club to the north in terms of land use, density, and building height and would not disrupt, divide, or isolate the existing area. Therefore, Project development would have a less than significant physical land use impact with respect to the Jonathan Club.
(a) Signage
Sign Sub-District A would be visible from the Jonathan Club. With respect to Project signage, the Wilshire Grand SUD would permit signage that would be visible from these uses. Permitted signage in Sign Sub-District A are signs at a height of up to 35 feet above ground level, which is defined as Sign Level 1. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1 would also permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). Because of the distance of the Project Site and the intervening high- rise buildings along 6th Street, it is not expected that signage located below the 150-foot level would be visible from this area. Moreover, some signs located between 150 feet above grade to the top of the buildings may only be intermittently visible from this area. Signage of up to 60 percent of the building
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façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3. Restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4, would have coverage regulated by LAMC size limitations. Sign Level 4 would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Therefore, the distance between the Project Site and the Jonathan Club would only allow for intermittent views of the lower level animated signage. Furthermore, signage located between 150 feet above grade to the top of the buildings would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance, which would limit the effects on hotel guests located within the area. Because of these restrictions on animated signage within Sign Levels 3 and 4 and the limitations on views of the lower level signage, this aspect of Project signage would not disrupt, divide, or isolate the Jonathan Club and impacts related to physical land use would be less than significant.
(4) Outlying Areas
Further west, beyond the Financial Core are the City West and Bunker Hill areas. City West is located beyond the Harbor Freeway. These areas provide commercial uses and multi-family residential uses, ranging from mid- to-high rise. Additionally, Bunker Hill includes such landmarks as the Walt Disney Concert Hall, Cathedral of Our Lady of the Angels, Colburn School of Performing Arts, and the MOCA. The Project’s introduction of a new office, hotel, residential, retail, and restaurant uses would complement existing surrounding neighborhood areas by providing possible new homes for people who work in the area, hotel rooms for visitors to the downtown area, and new jobs, shopping, and dining for people who already reside in the area, thus reducing the need for travel to other areas of the City. Due to the physical separation of the Project Site from the nearest development within City West and Bunker Hill areas by both distance, intervening structures, and infrastructure (e.g., high-rise office and residential buildings, which are characteristic to the downtown area and the Harbor Freeway), the Project would not divide, isolate, or disrupt these areas, and impacts related to physical land use would be less than significant with respect to these areas.
(a) Signage
Sign Sub-Districts A and B would be visible from the outlying areas to the west. With respect to Project signage, Sign Sub-Districts A and B of the Project SUD would permit signage on the west and northwest faces of high-rise buildings on the Project Site that could be visible from the outlying areas, including, but not limited to, the City West and the Bunker Hill area. Signs would be permitted at a height of up to 35 feet above ground level, which is defined as Sign Level 1 under both District A and B. Sign Level 1 would permit an animated ticker/scrolling news ribbon with a maximum height of 10 feet. Sign Level 1, under both Sign Sub-Districts A and B, would permit various animated signage (i.e., Unrestricted Animation Signs, Controlled Refresh II Signs, Light Color Animation Signs, and Limited Animation II Signs). Signage covering up to 80 percent of each street frontage would be permitted between 35 feet above grade and 150 feet above grade, which is defined as Sign Level 2 under both District A and B. Sign Level 2 would permit various animated signage (i.e., Unrestricted Animation Signs, Limited
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Animation I and II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs). Because of the distance from the Project Site and intervening high-rise buildings, it is not expected that the signage located in Sign Levels 1 and 2 would be visible from this area. Signage of up to 60 percent of the building façade would be permitted at 150 feet above grade and up to 10 percent of the building height below the roof, which is defined as Sign Level 3 under both District A and B. Restricted animated signs, within Sign Sub-District A, (i.e., Limited Animation I Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs) and Sign Sub-District B (i.e., Limited Animation II Signs, Controlled Refresh I and II Signs, and Light Color Animation Signs), would be permitted in Sign Level 3. The top 10 percent of the building height, which is defined as Sign Level 4 under both District A and B, would have coverage regulated by LAMC size limitations. Sign Level 4, within Sign Sub-District A, would permit restricted animated signs (i.e., Limited Animation I Signs, Controlled Refresh II Signs, and Light Color Animation). Sign Level 4, within Sign Sub-District B, would also permit restricted animated signs (i.e., Limited Animation II Signs, Controlled Refresh II Signs, and Light Color Animation). However, this type of signage would be viewed within the context of an urbanized Downtown Center with high existing levels of ambient light and would be viewed from a greater distance. Because of these restrictions on animated signs for Sign Levels 3 and 4, coupled with the distance between the Project Site and these areas, signage would not disrupt, divide, or isolate the outlying areas and this signage would have a less than significant impact on the outlying areas with respect to physical land use.
e. Land Use Equivalency Program
As described in Section II (Project Description) the Project would include a Land Use Equivalency Program to maintain flexibility of Project uses and floor areas so that the Project could respond to the changing needs of the Southern California economy. The Land Use Equivalency Program is designed to direct how development would occur on the Project Site and allow for flexibility so that land uses could be exchanged for other permitted land uses in accordance with the Land Use Equivalency Program. The exchange of office/commercial, retail, hotel and/or residential uses would be accomplished within the same building parameters. This exchange in the use of buildings would occur at relatively limited locations within the Project Site. There would be no substantial variation in the Project’s street configurations or relationship to the surrounding community. The development would be subject to the same design criteria (e.g., building height limits, setbacks, etc.) as the Project. Table II-2 (Land Use Equivalency Program) in Section II (Project Description), shows the change in land use under the Land Use Equivalency Program.
Development under the Land Use Equivalency Program would occupy the same development areas as the Project and the overall character of development would be essentially the same as with the Project. Therefore, the relationship to surrounding downtown area would be the same under the Land Use Equivalency Program as with the Project, and would not divide the surrounding neighborhood, community or land use. As with the case of the Project, impacts regarding the relationship to the surrounding community under all Land Use Equivalency Scenarios would be less than significant.
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f. Design Flexibility Program
As described in Section II (Project Description), the Project would include a Design Flexibility Program to allow flexibility in the finalized design within a determined set of parameters. Regardless of the design and placement of structures at the Project Site, the Project Site would be subject to the same land use actions described previously, and would be a compatible land use as described for the Project. The land uses on the site would not change under the Design Flexibility Program, and any potential variations would not substantially alter the mixed-use character of the Project. The Design Flexibility Program would result in a Project compatible with the existing plans and the planned densities, and impacts regarding physical land use would be less than significant.
3. CUMULATIVE IMPACTS
Cumulative physical land use impacts could occur if the Project and one or more of the related projects identified in Section III (Environmental Setting) causes a physical land use impact on one of the uses that surrounds the Project Site (i.e., the affected area would be impacted by both the Project and a related project).
Development of the Project in combination with the related projects would result in an intensification of existing prevailing land uses in the Project vicinity. All of the related projects are subject to zoning and land use designations for the applicable City or county jurisdiction for each of the related projects’ sites. These requirements would regulate future land uses and provide development standards for such land uses that would preclude potential land use compatibility impacts. Therefore, the Project would not combine with the related projects to create a significant cumulative impact with respect to land use, density, or building height compatibility and cumulative physical land use impacts would be less than significant.
With respect to signage, Project signage would combine with related projects to produce a concentration of signage along the Wilshire Boulevard and Figueroa Street. This signage would serve to reinforce the perception of this area as a vibrant, high-density urban development node, which would not cause impacts related to physical land use on surrounding uses. Therefore, the Project would not combine with the related projects to create a significant cumulative impact with respect to signage that would disrupt, divide, or isolate the surrounding areas and cumulative physical land use impacts would be less than significant.
4. PROJECT DESIGN FEATURES AND MITIGATION MEASURES
The project design features listed would create parameters for the proposed Design Flexibility Program:
PDF-1: Building coverage of the site between the heights of zero feet and 170 feet shall be no more than 85 percent of the site area. The plaza shall be included in the area not considered building coverage. PDF-2: Building coverage above a height of 170 feet shall be no more than 55 percent of the site area. PDF-3: Building separation above a height of 170 feet shall be a minimum of 40 feet if buildings are generally separated in a diagonal manner.
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PDF-4: Building separation above a height of 170 feet shall be a minimum of 80 feet for buildings whose parallel facades face directly into one another. PDF-5: No building shall have a footprint above a height of 170 feet of greater than 30,000 square feet. PDF-6: The outdoor plaza shall be no smaller than one-quarter acre and shall be generally oriented toward the intersection of Figueroa Street and 7th Street. PDF-7: There shall be, at a minimum, one pedestrian connection from Figueroa Street and 7th Street to the outdoor plaza. PDF-8: Within the outdoor plaza, at least 30 percent of the area shall be landscaped or included in a water feature, as distinct from hardscape area. PDF-9: Within the outdoor plaza, the water feature shall be a minimum size of 500 square feet. PDF-10: On each of the four frontages of the property, the following minimum proportions of the building façades, from sidewalk grade to twenty feet above, shall be transparent (i.e., openings or glass) rather than opaque: 1. Figueroa Street 50 percent 2. 7th Street 50 percent 3. Wilshire Boulevard 50 percent 4. Francisco Street 25 percent PDF-11: There shall be at least one building constructed above a height of 170 feet on the site. PDF-12: No building above a height of 170 feet shall have any façade longer than 300 feet in length. PDF-13: Access points and site circulation shall be maintained in general conformance with the Conceptual Plan for the Project.
No significant impacts related to physical land use have been identified, and no mitigation measures are required.
5. LEVEL OF SIGNIFICANCE AFTER MITIGATION
No mitigation measures are required and no significant physical land use impacts would result from the Project.
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