DEPARTMENT OF CITY PLANNING
RECOMMENDATION REPORT
City Planning Commission Case No.: CPC-2016-1715-GPA-ZC CU Date: December 15, 2016 CEQANo.: ENV-2016-2044-CE Time: After 8:30 a.m. Related Cases: None Place: Van Nuys City Hall, Council No.: 13-0'Farrell Council Chamber, 2nd Floor Plan Area: Silver Lake-Echo Park 14410 Sylvan Street Elysian Valley Van Nuys. CA 91401 Overlay: None Certified NC: Greater Echo Park Elysian Public Hearing: September 7, 2016 GPLU: Low Medium II Residential Appeal Status: Denial of the Zone Change is Zone: RD2-1VL appealable by the applicant in whole or in part to the City Council. The Applicant: Echo Park Capital Venture, Conditional Use is appealable to LLC/Fred Afari City Council. Representative: Three6ixty/Dana Sayles, Expiration Date: February 18, 2017 AICP Multiple Approval: Conditional Use Permit. PROJECT 1201-1205 N. Alvarado Street and 2109-21 15 Elsinore Street (Legal Description LOCATION: Washington Heights Tract, Block 1, Lot 22 and a portion of Lot 21). PROPOSED To allow the continued use, future changes of use and operation of an existing PROJECT: commercial building that is currently non-conforming as to use in an R zone and a expansion of an existing surface parking lot in the RD2-1VL zone.
REQUESTED ACTIONS: 1. Pursuant to Los Angeles Municipal Code Section 11.5.6, a General Plan Amendment to the Silver Lake- Echo Park-Elysian Valley Community Plan from Low Medium II Residential Land Use to the Community Commercial Land Use at 1201-1205 Alvarado Street. 2. Pursuant to Los Angeles Municipal Code Section 12.32, a Zone Change from RD2- 1VL to C2-1VL at 1201-1205 Alvarado Street. 3. Pursuant to Los Angeles Municipal Code Section 12.24 W 37, a Conditional Use to allow the expansion of a deemed-to-be-approved Conditional Use surface parking lot in the RD2-1VL zone at 2109-2115 Elsinore Street. 4. Determine that based on the whole of the administrative record, the Project is exempt pursuant to CEQA Guidelines 15300 et seq. Article Ill, Section 1, Class 5, Category 13 (Zone changes and variances that merely conform zoning to an existing use where the existing use was legally commenced).
RECOMMENDED ACTIONS:
1. Approve a General Plan Amendment to the Silver Lake- Echo Park-Elysian Valley Community Plan from Low Medium II Residential Land Use to the Community Commercial Land Use at 1201-1205 Alvarado Street. 2. Disapprove a Zone Change from RD2-1VL to C2-1VL at 1201-1205 Alvarado Street. 3. Approve a Zone Change from RD2-1VL to [Q] C2-1VL at 1201-1205 Alvarado Street. 4. Approve a Conditional Use to allow the expansion of a deemed-to-be-approved Conditional Use surface parking lot in the RD2-1VL zone at 2109-2115 Elsinore Street. 5. Determine that based on the whole of the administrative record, the Project is exempt pursuant to CEQA Guidelines 15300 et seq. Article Ill, Section 1, Class 5, Category 13 (Zone changes and variances that merely conform zoning to an existing use where the existing use was legally commenced).
VINCENT P. BERTONI, AICP Director of Planning
...:.rrrv\iP"I", 9ffy Planner -1243 [email protected]
ADVICE TO PUBLIC: *The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communications may be mailed to the Commission Secretariat, Room 532, City Hall, 200 North Spring Street, Los Angeles, CA 90012 (Phone No. 213-978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent to the week prior to the Commission's meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to these programs, services and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request not later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at (213) 978-1249. TABLE OF CONTENTS
Project Analysis ...... A-1 Project Summary Background Discussion Conclusion
[Q] Qualified Conditions of Approval ...... Q-1
Conditions of Approval ...... C-1
Findings ...... F-1 General Plan/Charter Findings Entitlement Findings CEQA Findings
Public Hearing and Communications ...... P-1
Exhibits: A - Project Plans
8- Maps
•Radius Map • Existing General Plan Land Use Map • Proposed General Plan Land Use Map •Zoning Map
C - Environmental Clearance
D - Site Photographs CPC-2016-1715-GPA-ZC-CU A-1
PROJECT ANALYSIS
PROJECT SUMMARY
The project as proposed will allow the continued operation, future change of uses, and rehabilitation of an existing commercial building (located at 1201-1205 N. Alvarado Street) that is non-conforming as to use in the RD2-1VL zone. The Project will also include the continued use and expansion of an existing deemed to be approved parking lot at 2115 W. Elsinore Street, which is zoned RD2-1VL.
Background
Subject Properties
The subject property is comprised of two legal lots totaling approximately 10,499.6 square feet or 0.24 acres of lot area. The parcel at 1201 N. Alvarado Street is currently improved with a two story approximately 31 feet in height 6,940 square foot commercial building constructed in 1926. The building has been operated as a permitted office and commercial printing operation since 1974. On October 22, 1989, as part of the City's AB283 General Plan/Zoning Consistency Program under Ordinance 165, 167 (Subarea 2300) the subject properties were re-zoned from C2-2 to RD2-1VL. The property changed ownership last year and is no longer being operated as a print shop.
Though the building was constructed in 1926, it is not formally designated as a Historic Cultural Monument or identified as historically significant on Survey LA surveys. However, the building features an arched doorway (exposed) and windows (currently filled in on the Elsinore frontage), inset window frames, and decorative vents typical of Mediterranean architecture. The Alvarado frontage also has large, floor-to-ceiling windows that are currently filled in, which, after restoration, could help re-activate the street frontage with transparent treatment on this blank, in-active corner. Lastly, the building also contains an off-site wall sign.
The parcel at 2115 W. Elsinore Street is at a higher elevation than the Alvarado parcel and is partially improved as a surface parking lot. The parking lot was permitted by right when the property was zoned C2-2, (Certificate of Occupancy LA73202/73 issued February 14, 1974) but, after the property was rezoned to RD2-1VL the site obtained deemed to be approved conditional use status for parking in a residential zone. The parking lot also has a covenant (PKG-4073) to provide a minimum of three parking spaces to serve the commercial building on the Alvarado Parcel.
Surrounding Land Uses North: Properties to the north are zoned RD2-IVL and are developed with a mix of single family, duplex and multiple-family dwellings. South: Properties to the south are zoned [Q] C2-1VL, C2-IVL and PF-IVL are developed with a gasoline station, a one story strip mall, church and City Library. West: Properties to the west are zoned [Q] C2-1VL and are developed with a mix of vacant lots, a one story commercial buildings and multiple family residences. East: Properties to the east are zoned RD2-IVL and are developed with a mix of single family, duplex and multiple-family dwellings. CPC-2016-1715-GPA-ZC-CU A-2
Streets and Circulation
North Alvarado Street is designated by the Mobility Plan 2015, as an Avenue II which requires an 86-foot-wide right-of-way. The roadway is currently improved to a width of 82.5 feet ( 41.5 feet half width). A 1. 75 foot dedication is required along N. Alvarado Street, as well as, a 15-foot by 15-foot cut corner or a 20-foot curved corner radius dedication at the corner of N. Alvarado Street and W. Elsinore Street will be required in the event the building is demolished.
West Elsinore Street is designated by the Mobility Plan 2015 as a Local Street and is fully improved to its dedicated right-of-way width of 60 feet. No dedications are required.
Relevant Cases
City Planning Commission Case (CPC-1986-255-GPC) as part of the City's AB283 General Plan/Zoning Consistency Program under Ordinance 165, 167 (effective October 22, 1989) the subject properties were re-zoned from C2-2 to RD2-1VL.
City Planning Commission Case (CPC-1995-357-CPU) - On August 11 , 2004 the City Council adopted General Plan Amendments and Zone Changes updating the Silver Lake - Echo Park - Elysian Valley Community Plan. The subject properties were not impacted by this update. As part of the Community Plan Update Ordinance 176,825 became effective August 27, 2005. This Ordinance imposed permanent [Q] conditions on the commercially zoned properties adjacent to the subject property. These [Q] conditions prohibit automotive related uses, drive-through business and recycling centers. In addition, new buildings are required to be built at the front of the lot and parking is required to be placed at the rear of the lot or below ground.
Background on Requested Entitlements
The Los Angeles City Planning Commission as provided for in Los Angeles Municipal Code (LAMC) Sections 11.5.6 and 12.32 is the initial recommendation body for General Plan Amendments and corresponding Zone Changes. Furthermore, as provided for in LAMC Section 12.36 (Multiple Approval), all subordinate Zoning Administrator cases fall within the jurisdiction of the City Planning Commission. The applicant is requesting the following entitlements to facilitate the development of the project:
General Plan Amendment
The applicant requests a General Plan Amendment from the current Low Medium II Residential Land Use to Community Commercial Land Use to continue the operation of a commercial use at the site.
Zone Change
The requested zone change from RD2-1VL to C2-1VL will implement the objectives and programs of the proposed General Plan Amendment to the Community Commercial Land Use Designation. The proposed C2 zone is one of six corresponding zones listed in the proposed plan land use designation. The other zones are the CR, C4, P PB and RAS3.
Conditional Use
Pursuant to LAMC Section 12.24 W.37, a Conditional Use Permit in the RD2-1VL zone is necessary to allow for the expansion of the existing deemed to be approved parking area. The existing parking lot was granted a use of land permit in 1973 (LA73202/73). CPC-2016-1715-GPA-ZC-CU A-3
DISCUSSION
The stated goal of the applicant is to maintain the building, change the use of the building to a more viable commercial uses, such as a restaurant or retail use, and renovate the building. The building, though not listed as a historic property, according to the testimony presented at the public hearing and from letters received has become an iconic example of a Mediterranean architecture style building. According to the testimony presented by the representative at the hearing the early community outreach has confirmed that multiple groups, including the Echo Park Historical Society, are eager to see the building restored and used to its full commercial potential, rather than be demolished and redeveloped . At the public hearing the majority of the speakers stated that the community would be better served if the current building was retained and repurposed for other commercial uses such as a restaurant or retail uses.
The LAMC does not allow the continued non-conforming use of the building as a print shop and office or allow the conversion of the building to other productive uses without the requested entitlements.
This property was rendered nonconforming in 1989 per the AB283 General Plan/Zoning Consistency Program. LAMC Section 12.23 B 2 states that: "in the A and R Zones, any nonconforming commercial use of a building shall be discontinued within five years from June 1, 1946, or five years from the date the use becomes nonconforming, whichever date is later. However, the Zoning Administrator may permit its continuation pursuant to the procedures set forth in Section 12.24 X.27 of this Code."
The requested General Plan Amendment and Zone Change will provide the flexibility that is needed to revitalize the property into a more pedestrian friendly restaurant or other commercial uses while maintaining the existing building. The requested General Plan Amendment and Zone Change is limited to the portion of the project site were the existing building is located. In addition, the plan amendment is consistent with the Community Commercial Land Use designations south and west of the subject property. Lastly, the requested Zone Change is also consistent with the commercial uses that predominate in the area.
The conditional use request to expand the existing parking area will provide needed parking that will support the conversion of the building into more productive uses. The existing parking lot will act as a buffer for the adjacent residential properties. The parking lot will be required to provide a 10 foot landscape buffer along the street frontage and a minimum foot landscape buffer along the northern property line. Night lighting will be required to be provided for security.
CONCLUSION:
Based on the information submitted, the testimony received at the public hearing the Department of City Planning is recommending that the City Planning Commission approve the entitlement request because it will allow for appropriate commercial repurposing of the site. The request maintains the existing building and expands the existing parking area to provide needed parking that will support the conversion of the building into a new use.
This recommendation is supported by the Findings contained herein. With the recommended conditions of approval, the proposed project will coexist harmoniously with the surrounding commercial and residential uses. CPC-2016-1715-GPA-ZC-CU Q-1
[Q] QUALIFIED CONDITIONS OF APPROVAL
Pursuant to Section 12.32 K of the Municipal Code, the following limitations are hereby imposed upon the use of the subject property, subject to the "Q" Qualified classification.
1. Uses. The following uses shall be prohibited: Automotive Display Room, Automotive Repair; Automobile Dismantling Yard, Automobile and Trailer Sales; Automotive Fueling and Service Station uses as defined by Section 12.03 of the LAMC; Recyclable Material Deposit and buildings with Drive-Through windows. Demolition of the building is prohibited without a new zone change.
2. Landscape Plans. Prior to the issuance of any permits for a change of use, plans shall be submitted that indicate landscape planters will be installed in the triangular shaped portions of the parking lot along the west property line between the parking spaces and the wall, located at the rear of the commercial building located 1201-1205 Alvarado Boulevard. CPC-2016-1715-GPA-ZC-CU C-1
CONDITIONS OF APPROVAL
Entitlement Conditions -Conditional Use
1. Site Plan. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the Applicant, stamped "Exhibit A," and attached to the subject case file. No change to the plans will be made without prior review by the Department of City Planning, Central Project Planning, and written approval by the Director of Planning. Each change shall be identified and justified in writing. Minor deviations may be allowed in order to comply with the provision of the Municipal Code, the project conditions, or the project permit authorization.
2. Landscape Plans Buffers. A 10-foot landscape buffer along the street frontage (LAMC Section 12.21 A 6) and a minimum five foot landscape buffer along the northern property line shall be provided. At least four 24-inch box trees shall be planted within the parking planter areas. A landscape and irrigation plan shall be submitted as part of the building permit sign off.
3. Lighting. Security light shall be provided in the parking lot and shall be shielded from any light being viewed from above, as well as, from adjacent properties.
4. Electric Vehicle Parking. The project (parking lot) shall include at least one of the three total Code-required parking spaces with an EV charger to accommodate electric vehicles within the parking area. A label stating "EV CAPABLE" shall be posted in a conspicuous place at the service panel or subpanel and next to the raceway termination point.
Administrative Conditions
5. Approval, Verification, and Submittals. Copies of any approvals, guarantees or verification of consultations, reviews or approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning for placement in the subject file.
6. Code Compliance. All area, height and use regulations of the zone classification of the subject property shall be complied with, except wherein these conditions explicitly allow otherwise.
7. Covenant. Prior to the issuance of any permits relative to this matter, an agreement concerning all the information contained in these conditions shall be recorded in the County Recorder's Office. The agreement shall run with the land and shall be binding on any subsequent property owners, heirs or assign. The agreement must be submitted to the Department of City Planning for approval before being recorded. After recordation, a copy bearing the Recorder's number and date shall be provided to the Department of City Planning for attachment to the file.
8. Definition. Any agencies, public officials or legislation referenced in these conditions shall mean those agencies, public offices, legislation or their successors, designees or amendment to any legislation.
9. Enforcement. Compliance with these conditions and the intent of these conditions shall be to the satisfaction of the Department of City Planning and any designated agency, or the agency's successor and in accordance with any stated laws or regulations, or any amendments thereto. CPC-2016-1715-GPA-ZC-CU C-2
10. Corrective Conditions. The authorized use shall be conducted at all times with due regard for the character of the surrounding district, and the right is reserved to the City Planning Commission, or the Director pursuant to Section 12.27.1 of the Municipal Code, to impose additional corrective conditions, if, in the Commission's or Director's opinion, such conditions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property.
11. Indemnification and Reimbursement of Litigation Costs. Applicant shall do all of the following:
a. Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City's processing and approval of this entitlement, including but not limited to, an action to attack, challenge, set aside, void, or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim.
b. Reimburse the City for any and all costs incurred in defense of an action related to or arising out of, in whole or in part, the City's processing and approval of the entitlement, including but not limited to payment of all court costs and attorney's fees, costs of any judgments or awards against the City (including an award of attorney's fees), damages, and/or settlement costs.
c. Submit an initial deposit for the City's litigation costs to the City within 10 days' notice of the City tendering defense to the Applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney's Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $25,000. The City's failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (b).
d. Submit supplemental deposits upon notice by the City. Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City's interests. The City's failure to notice or collect the deposit does not relieve the Applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (b ).
e. If the City determines it necessary to protect the City's interest, execute an indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition. The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney's office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon CPC-2016-1715-G PA-ZC-CU C-3
or settle litigation.
For purposes of this condition, the following definitions apply: "City" shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers. "Action" shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law. Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition. CPC-2016-1715-GPA-ZC-CU F-1
FINDINGS
General Plan/Charter Findings
The General Plan defines the foundation for all land use decisions. The City of Los Angeles' General Plan consists of the Framework Element, seven required Elements that are mandated by State law (Land Use, Mobility, Housing, Conservation, Noise, Safety, and Open Space), and optional Elements including Air Quality, Health, and Service Systems. Thirty-five individual community plans comprise the Land Use Element for the City of Los Angeles.
1. General Plan Land Use Designation
The subject site is located within the area covered by the Silver Lake - Echo Park - Elysian Valley Community Plan adopted by the City Council on February 17, 1979 and updated by the City Council on August 11, 2004. The existing Plan designates the Subject Property land use as Low Medium II Residential, with the corresponding zones of RD1 .5 and RD2. The requested plan amendment to Community Commercial if approved would contain the following corresponding zones; RAS3, CR, C2, C4, P, and PB.
2. General Plan Framework The Framework Element for the General Plan was adopted by the City of Los Angeles in December 1996 and re-adopted in August 2001. The Framework Element provides guidance regarding policy issues for the entire City of Los Angeles, including the project site. The Framework Element also sets forth a Citywide comprehensive long-range growth strategy and defines Citywide polices regarding such issues as land use, housing, urban form, neighborhood design, open space, economic development, transportation, infrastructure, and public services. In addition, the Framework Element encourages amendments to the Community Plans to refine land use boundaries and categories to reflect local conditions, parcel characteristics, existing land uses, and public input. The Framework Plan text includes the following relevant land use goals, objectives, policies and programs for the Distribution of Land Use:
Goal 3A: A physically balanced distribution of land uses that contributes towards and facilitates the City's long-term fiscal and economic viability, revitalization of economically depressed areas, conservation of existing residential neighborhoods, equitable distribution of public resources, conservation of natural resources, provision of adequate infrastructure and public services, reduction of traffic congestion and improvement of air quality, enhancement of recreation and open space opportunities, assurance of environmental justice and a healthful living environment, and achievement of the vision for a more livable city.
Objective 3.1: Accommodate a diversity of uses that support the needs of the City's existing and future residents, businesses, and visitors.
Policy 3. 2.4: Provide for the siting and design of new development that maintains the prevailing scale and character of the City's stable residential neighborhoods and enhance the character of commercial and industrial districts.
The General Plan Amendment would revitalize the property, provide certainty for future uses and preserve a neighborhood defining building. CPC-2016-1715-GPA-ZC-CU F-2
3. Silver Lake-Echo Park-Elysian Valley Community Plan.
While broader planning issues, goals, objectives and policies are provided by the Citywide General Plan through its Framework, the Silver Lake-Echo Park- Elysian Valley Community Plan sets forth planning goals, objectives, policies, and programs that pertain to the Echo Park area in particular. The Community Plan further refine the General Plan, and is intended to promote an arrangement of land uses, streets and services which will encourage and contribute to the economic, social and physical health, safety, welfare and convenience of the people who live and work in the community. The proposed project would be in conformance with several goals of the Community Plan as indicated below:
Goal 2 - An Economically Vital Commercial Sector and Strong Viable Areas that offer a diversity of Goods and Services to meet the needs of the Community in the Plan Area Commercial areas should satisfy market demand, maximize convenience and accessibility while preserving and enhancing the unique Historic and Cultural Identities of the District.
Objective 2-1 Conserve and strengthen viable commercial development and encourage the reuse of obsolete commercial development.
Policy 2-1.1 New commercial uses shall be located in established commercial areas, emphasizing more intense and efficient use of existing commercial land, ultimately contributing to and enhancing the existing urban form and village atmosphere.
Program The Plan encourages commercial projects that constitute more efficient use or re use of obsolete or underused commercial structures or commercially designated land. Conserve and strengthen viable commercial development and encourage the reuse of obsolete commercial development.
The requested General Plan Amendment and accompanying Zone Change will provide the flexibility that is needed to redevelop the property into a more pedestrian friendly restaurant and other commercial uses which will help strengthen the existing viable commercial development and will encourage the reuse of obsolete commercial development.
4. The Mobility Element of the General Plan will not be affected by the recommended action herein. A one foot nine inch dedication of Alvarado Boulevard will be required in the event that the building is demolished, (not part of the current request), which will assure compliance with this Element of the General Plan.
5. The Sewerage Facilities Element of the General Plan will be affected by the recommended action. However, requirements for construction of sewer facilities to serve the subject project and complete the City sewer system for the health and safety of City inhabitants will assure compliance with the goals of this General Plan Element.
6. Charter Compliance - City Charter Section 555 (General Plan Amendment). The proposed General Plan Amendment complies with the procedures as specified in Section 555 of the Charter, including: CPC-2016-1715-GPA-ZC-CU F-3
a. Amendment in Whole or in Part. The General Plan Amendment before the City Planning Commission represents an Amendment in Part of the Silver Lake-Echo Park Elysian Valley Community Plan, representing a change to the social, physical and economic identity of the project site, which is currently designated as Low Medium II Residential and zoned RD2-1VL. The General Plan Amendment to Community Commercial does reflect the land use patterns, trends and uses in the immediate area and furthers the intent, purposes and objectives of The General Plan and Community Plan. The Amendment is consistent with the Community Plan's Goals, Objectives and Policies to: "Conserve and strengthen viable commercial development and encourage the reuse of obsolete commercial development".
The requested General Plan Amendment and accompanying Zone Change will provide the flexibility that is needed to redevelop the property into a more pedestrian friendly restaurant and other commercial uses. The requested General Plan Amendment and accompanying Zone Change will make it easier to obtain the financing necessary to renovate the building, make the necessary improvements to the infrastructure (new plumbing, electrical, ADA access etc.) of a 90 year old building, The surrounding community would be better served if the current neighborhood defining building is retained and renovated to showcase some of its vintage characteristics.
Furthermore, the plan amendment is consistent with and will provide for the general welfare of the community because the subject property is located immediately to the north and east of commercially developed properties which are planned for Community Commercial Land Uses and zoned either C2-1VL or [Q] C2-1VL. The existing commercial properties are occupied by shops, cafes, restaurants, a gas station, and a food market. These lots demonstrate the appropriateness of commercial zoning and land uses along Alvarado Street, and a zone change on the Subject Property would be a natural continuation of these Commercial zones and Community Commercial land use designated properties. T
he plan amendment will enable the reactivation of the building to a commercial use and will be a natural continuation of these commercial properties fronting Alvarado Street.
b. Initiation of Amendments. In compliance with this sub-section, the Director of Planning proposed the amendment to the Community Plan (General Plan Land Use Element), pursuant to the memo dated June 13, 2016.
c. Commission and Mayoral Recommendations. The noticing and hearing requirements of the General Plan Amendment were satisfied, pursuant to LAMC Section 12.32 C 3. The hearing was scheduled, duly noticed, and held in City Hall on September 21, 2016. The City Planning Commission shall make its recommendation to the Mayor upon a recommendation of approval, or to the City Council and the Mayor upon a recommendation of disapproval.
This action is further subject to the following sections of Charter Section 555:
d. Council Action. The Council shall conduct a public hearing before taking action on a proposed amendment to the General Plan. If the Council proposes any modification to the amendment approved by the City Planning Commission, that proposed modification shall be referred to the City Planning Commission and the Mayor for their recommendations. The City Planning Commission and the Mayor shall review any modification made by the Council and shall make their recommendation on the modification to the Council in accordance with subsection (c) above. If no modifications are proposed by the Council, or after receipt of the Mayor's and City Planning Commission's recommendations on any CPC-2016-1715-GPA-ZC-CU F-4
proposed modification, or the expiration of their time to act, the Council shall adopt or reject the proposed amendment by resolution within the time specified by ordinance
e. Votes Necessary for Adoption. If both the City Planning Commission and the Mayor recommend approval of a proposed amendment, the Council may adopt the amendment by a majority vote. If either the City Planning Commission or the Mayor recommends the disapproval of a proposed amendment, the Council may adopt the amendment only by a two-thirds vote. If both the City Planning Commission and the Mayor recommend the disapproval of a proposed amendment, the Council may adopt the amendment only by a three-fourths vote. If the Council proposes a modification of an amendment, the recommendations of the Commission and the Mayor on the modification shall affect only that modification."
7. Charter Findings - City Charter Sections 556 and 558 {General Plan Amendment). The proposed General Plan Amendment Complies with Section 556 and 558 in that the plan amendment promotes an intensity and pattern of development that is consistent with the proposed Community Commercial General Plan Framework designation which encourages local commercial uses along commercial corridors.
The General Plan Amendment will change the land use designation from Low Medium II Residential to Community Commercial promoting an important goal of the Community Plan's land use policies which is to develop and maintain "An economically vital commercial sector and Strong Viable Areas that offer a diversity of Goods and Services to meet the needs of the community in the Plan Area Commercial areas should satisfy market demand, maximize convenience and accessibility while preserving and enhancing the unique historic and cultural Identities of the District".
In addition, the General Plan Amendment and accompanying Zone Change will provide the zoning flexibility that is needed to redevelop the property into a more pedestrian friendly restaurant and other commercial uses, as well as, make it easier to obtain the financing necessary to renovate the building, make the necessary improvements to the infrastructure (new plumbing, electrical, ADA access.) of a 90 year old building. The surrounding community would be better served if the current iconic building is retained and renovated to showcase some of its vintage characteristics and provide a sense of place.
Re-designating the land use of the project site reinforces the General Plan Framework's guidance of locating density and jobs near transit. The General Plan Amendment is also consistent with the existing commercially developed land use pattern along both sides of Alvarado Street. The General Plan Amendment and accompanying Zone Change will provide the repurposing of an existing neighborhood compatible commercial building into a restaurant or other commercial uses along a main commercial corridor that runs along Sunset Boulevard and continues north along Alvarado Street. Continuing the operation of commercial uses with the existing building at 1201 N. Alvarado Street provides opportunities for employment and neighborhood-oriented goods and/or services in a walkable and transit-rich commercial corridor. Lastly, The General Plan Amendment and accompanying Zone Change will provide for the general welfare of the community because the subject property is located immediately to the north and east of commercially developed properties which are planned for Community Commercial Land Uses and zoned either C2-1VL or [Q] C2-1VL. The existing commercial properties are occupied by shops, cafes, restaurants, a gas station, and a food market. These lots demonstrate the appropriateness of commercial zoning and land uses along Alvarado Street, and a zone change on the Subject Property would be a natural continuation of these Commercial zones and Community Commercial land use designated properties CPC-2016-1715-GPA-ZC-CU F-5
Entitlement Findings
8. Zone Change- Pursuant to Section 12.32 C.7 of the Municipal Code,
The proposed Zone Change from R2-IVL tQ [Q] C2-1VL is consistent with public necessity, convenience, general welfare and good zoning practices as follows:
Public Necessity - Approval of the proposed zone change will allow the physical rehabilitation of the existing commercial building which dates to 1926. It is currently in a deteriorated state and permitted for use a print shop it has lost its non-conforming rights to continue in operation without a Zoning Administrator Determination pursuant to LAMC Section 12.24 X 27. The proposed [Q] C2-1VL zone will allow general commercial uses to operate in the building without the need for lengthy and costly zone variance approvals, which would otherwise be required each time a new commercial tenant use wished to lease space on the subject property.
The zone change will allow the owner to enter into long term leases that will provide the financial security that is needed to renovate the building, make the necessary improvements to the infrastructure (new plumbing, electrical, ADA access etc.) to a 90 year old building. As part of the renovation plan presented at the public hearing the original ground floor windows are to be restored, essentially transforming the existing blank walls into an active, transparent street frontage in the lively, walkable Echo Park neighborhood. The historic character of the building and the location in Echo Park render this zoning consistency request appropriate. Accordingly, the requested zone change would result in a project that is consistent with public necessity.
Convenience - Approval of the requested zone change will provide the repurposing of an existing neighborhood compatible commercial building into a restaurant or other commercial uses along a main commercial corridor that runs along Sunset Boulevard and continues north along Alvarado Street. Continuing the operation of commercial uses with the existing building at 1201 N. Alvarado Street provides opportunities for employment and neighborhood-oriented goods and/or services in a walkable and transit-rich commercial corridor. The subject property is served by various Metro bus routes on Sunset and Glendale Boulevards. The existing building also has the ability to provide parking per Los Angeles Municipal Code for commercial uses in a State Enterprise Zone, a convenience which is rare for rehabilitated buildings in Echo Park. Accordingly, the requested zone change is necessary for public convenience.
General Welfare - Approval of the requested zone change will provide for the general welfare of the community because the subject property is located immediately to the north and east of commercially developed properties which are planned for Community Commercial Land Uses and zoned either C2-1VL or [Q] C2-1VL. The existing commercial properties are occupied by shops, cafes, restaurants, a gas station, and a food market. These lots demonstrate the appropriateness of commercial zoning and land uses along Alvarado Street, and a zone change on the Subject Property would be a natural continuation of these Commercial zones and Community Commercial land use designated properties. As such, the requests herein involve a zone and use that is consistent with the Community Plan's intent to maintain and implement uses in appropriate areas based upon type and intensity of use.
The zone change will allow the revitalization of the building with new economic-generating uses, while enhancing the aesthetic character of the Subject Property and complementing the surrounding Echo Park neighborhood. CPC-2016-1715-GPA-ZC-CU F-6
Good Zoning Practices - The action, as recommended, has been made contingent upon "(Q)" conditions imposed herein. Such limitations are necessary to protect the best interests of and to assure a development more compatible with surrounding properties, to secure an appropriate development in harmony with the General Plan, [Q} Qualified conditions identical to the [Q] conditions imposed by Ordinance 176,825 on neighboring properties that prohibit new automotive uses, recycling centers, and business with drive through have been incorporated into the recommended [Q] conditions of approval. Lastly, the uses are limited to C zone uses. No residential uses are allowed. The C2 zone would allow R4 density which would permit at least 12 dwelling units on the site. If the property is sold and a new owner wants to build a new building a new zone change will be required.
9. Conditional Use Findings 12.24 W 37 F
A. That the project will enhance the built environment in the surrounding neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city, or region.
The continued operation and expansion of the existing parking lot on the Elsinore Street property, besides providing essential and beneficial service to the community, will protect against further intrusion of public parking in the broader neighborhood. The existing surface parking lot is well-situated to serve commercial uses on the abutting Alvarado property. Currently, the commercial building on the Alvarado Parcel is required to provide six parking spaces for 6,940 square feet of commercial space, three of which are required per a recorded covenant and agreement.
The property is located in one of the State Enterprise Zone Areas, which allows for a reduction in the required parking for retail and restaurant uses to one space for every 500 square feet of building area. Any future change of use to the existing commercial building will not require additional parking. However, the expanded parking lot would serve to provide additional parking if there is a higher demand, as well as, support the functionality and success of future commercial tenants.
Many of the commercial stores along Sunset Boulevard were built either before parking was required or were built with a lower standard of parking being required as compared today's standards. Patrons wanting to shop at some local businesses in the area have to find on-street parking in the same vicinity. The additional parking will provide an essential service to the community by providing off-street parking spaces for patrons of the commercial building and alleviating stress on neighborhood street parking.
Furthermore, the parking lot will continue to provide a buffer between the commercial uses on the Alvarado Parcel and the adjacent residential uses. The continued operation and expansion of the existing public parking lot will enhance the built environment in the surrounding neighborhood and will perform a function or provide a service that is essential or beneficial to the community, city, and region.
B. That the project's location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.
The location of the parking lot behind the commercial building on the Alvarado parcel is an appropriate location, rather than on Alvarado Street, which maintains an active CPC-2016-1715-GPA-ZC-CU F-7
and urban streetscape with minimal setback. Continuing the operation of the parking lot between the commercial building and residential properties northwest of the Project will serve to buffer noise and foot traffic incidental to the commercial use.
The existing surface parking lot is well-situated to serve commercial uses on the abutting Alvarado Parcel. Currently, the commercial building on the Alvarado parcel is required to provide six parking spaces for 6,940 square feet of commercial space, three of which are to be provided on the Elsinore parcel. The property is located in one of the State Enterprise Zone Areas, which allows for a reduction in the required parking for retail and restaurant uses to one space for every 500 square feet of building area. Any future change of use to the existing commercial building will not require additional parking. However, the expanded parking lot would serve to provide additional parking if there is a higher demand, as well as, support the functionality and success of future commercial tenants.
The parking lot will continue to provide a buffer between the existing and future commercial uses on the Alvarado parcel and the adjacent residential uses. As conditioned the parking lot will be required to provide a 10-foot landscape buffer along the street frontage (LAMC Section 12.21 A. 6) and a minimum five foot landscape buffer along the northern property line. Night lighting will be required to be provided. The lighting will be required to be shielded from adjacent neighbors and also as viewed from above. The proposed expanded lot will contain 9 parking spaces, one which will be a Van Accessible Space. Only three parking spaces are required per the covenant and agreement to be maintained for the benefit of the commercial building leaving six non-required parking spaces. At least four 24-inch box trees will be required to be planted within the planter areas, which at 10 years of growth will shade at least 50 % of the parking area. This standard is consistent with City Planning Commission Guideline K- Vehicular Parking Areas - part of the Landscape Ordinance Guidelines.
In conclusion, the granting of the conditional use will enhance the built environment in the surrounding neighborhood and a service that is essential or beneficial to the community, city, or region.
C. That the project substantially conforms to the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan.
The continued use and expansion of a parking lot granted a use of land permit in 1973 (LA73202/73) will continue to provide a buffer for noise and foot traffic incidental to the commercial use. The property is located in one of the State Enterprise Zone Areas, which allows for a reduction in the required parking for retail and restaurant uses to one space for every 500 square feet of building area. Any future change of use to the existing commercial building, will not require additional parking. However, the expanded parking lot would serve to provide additional parking if there is a higher demand, as well as, support the functionality and success of future commercial tenants. Approval of the conditional use will implement the Community Plan's Goals, Objectives and Policies one which is to: "Conserve and strengthen viable commercial development and encourage the reuse of obsolete commercial development."
10. Environmental Finding CPC-2016-1715-GPA-ZC-CU F-8
The Director of Planning has determined that based on the whole of the administrative record, the Project is exempt pursuant to CEQA Guidelines 15300 et seq. Article Ill, Section 1, Class 5, Category 13 (Zone changes and variances that merely conform zoning to an existing use where the existing use was legally commenced). Based on the above categorical exemption that has been determined for the project a [Q] Qualified Condition prohibiting the demolition of the building without a new zone change has been incorporated into the conditions of approval. CPC-2016-1715-GPA-ZC-CU P-1
SUMMARY OF PUBLIC HEARING AND COMMUNICATIONS
The Public Hearing on this matter was held at Los Angeles City Hall, 200 North Spring Street 101h Floor, Room 1070, on September 7, 2016, at 11 :00 AM.
1. Present: Approximately 10 people attended the public hearing.
2. Speakers: Seven speakers provided testimony.
Public Hearing Testimony
There were no speakers in opposition to the requested entitlements.
Representative- Testimony - The Representative stated that the existing building on the subject property was constructed in 1926, as an office and a dwelling unit. In 197 4, the building was converted to an office and printing uses, which is the current permitted use. Under Ordinance 165,167 (Subarea 2300) effective October 22, 1989, the entire block was rezoned from C2-1 to RD2-IVL.
The requested plan amendment and zone change will allow the current non-conforming as to the zone, building to be renovated and the use changed to either a restaurant or retail use that will allow the building to be retained. Though the building is not designated as historically significant by SurveyLA or the Silver Lake-Echo Park-Elysian Valley Community Plan the Applicant strongly prefers to maintain the building as a classic commercial space as it has been for decades in Echo Park. Early community outreach has confirmed that multiple groups, including the Echo Park Historical Society, are eager to see the building restored and used to its full commercial potential, rather than demolished and redeveloped.
The building features an arched doorway (exposed) and windows (currently filled in on the Elsinore frontage), inset window frames, and decorative vents typical of Mediterranean architecture. However, other characteristics reference the nee-classical architecture of the building across Alvarado Street to the southeast, including a traditional brick fagade and square windows on the upper floors. The Alvarado frontage also has large, floor-to-ceiling windows that are currently filled in, which, after restoration, will re-activate the street frontage with transparent treatment on this blank, in-active corner.
The representative also stated that the General Plan Amendment and Zone Change is limited to the portion of the project where the building is located. The existing parking lot will act as a buffer for the adjacent residential properties. The conditional use request to expand the existing parking area will provide needed parking that will support the conversion of the building into a more productive use.
Applicant testimony - The project's applicant stated that the current non-conforming use of the building as a print shop and office in the RD2 zone does not allow the conversion of the building to other more productive uses without a planning entitlement. Obtaining a planning entitlement with term limits would hinder the goal to change the use to either a retail or restaurant use. The applicant presented a rendering indicating how the Mediterranean exterior could be revived. Lastly, the applicant stated that the zone change to C2-IVL would allow more flexibility in attracting future tenants.
Speakers in Support of the project/General Comments - Speakers representing the Echo Park Chamber of Commerce and the Echo Park Bungalows (which represents 65 residential apartment building owners) supported the reuse of the iconic building. Two neighboring property owners CPC-2016-1715-GPA-ZC-CU P-2
spoke in support of the proposal.
Speakers Opposed to the project- None
Communications Received
Letters - Support: Letters where received from the Echo Park Chamber of Commerce, The Echo Park Historical Society and Echo Park Improvement Association indicating strong support for the project.
Letters - Opposition: No letters where received.
1: ~ EXHIBIT B
I\\\\\ \ \I FROM RD2-1VL TO C2-1VL
CONDITIONAL USE PERMIT GENERAL PLAN AMENDMENT ZONE CHANGE :I u C.D. 13 I~ IT LEGAL: LOT22 & PORTION OF LOT 21, BLK. 1, WASHINGTON HEIGHTS, C.T. 1956.00 M.R. 28-47. (SEE APPLICATION) P.A. SILVER LAKE-ECHO PARK-ELYSIAN VALLEY
CASE NO. GC MAPPING SERVICE, INC. DATE: 05-10-2016 3055 WEST VALLEY BOULEVARD SCALE: 1" = 100' ALHAMBRA CA 91803 USES FIELD (626) 441-1080 FAX (626) 441-8850 D.M . 139.5 A 207, 141A207 0.24 NET AC. T.B . PAGE: 594 GRID: D-7 EXHIBIT B
Ni
EXISTING SILVER LAKE-ECHO PARK-ELYSIAN VALLEY COMMUNITY PLAN CASE NO.
DATE: 05 - 10 - 2016 r···...... ········ ····· · .. .1 ...... LOW MEDIUM II RESIDENTIAL - RD1 .5, RD2 , RW2, RZ2.5 SCALE: ·· ·········· ····· ··· I
MEDIUM RESIDENTIAL - R3 O' 100' 200' 300' 400' 500' GC MAPPING SERVICE COMMUNITY COMMERCIAL - CR, C2 , C4, RAS3 3055 WEST VALLEY BOULEVARD ALHAMBRA CA 91803 PUBLIC FACILITIES - PF (626) 441-1080. (626) 441-8850 [email protected]
CPC 2016 1715 N
REQUESTED - SILVER LAKE-ECHO PARK-ELYSIAN VALLEY COMMUNITY PLAN CASE NO .
DATE: 05-10-2016 ...... r...... ·····...... ·· ···· ·······1...... SCALE ········· ···· ·· ···· · LOW MEDIUM II RESIDENTIAL - RD1 .5, RD2, RW2, RZ2.5
MEDIUM RESIDENTIAL - R3 O' 100' 200' 300' 400' 500' GC MAPPING SERVICE COMMUNITY COMMERCIAL - CR, C2 , C4 , RAS3 3055 WEST VALLEY BOULEVARD ALHAMBRA CA 91803 PUBLIC FACILITIES - PF (626) 441-1080' (626) 441-8850 [email protected] CASE NO. EXISTING ZONING DATE: 05 - 10 - 2016 SCALE: ('.// />:/ 1 RD2-1VL TO C2-1VL O' 100' 200' 300' 400' 500'
ZONE BOUNDARY LINE GC MAPPING SERVICE 3055 WEST VALLEY BOULEVARD ALHAMBRA CA 91803 (626) 441-1080, (626) 441-8850 [email protected] CASE NO. EXISTING LAND USES DATE: 05 - 10 - 2016 SCALE
1201-1205 N. ALVARADO STREET O' 100' 200' 300' 400' 500' GC MAPPING SERVICE 3055 WEST VALLEY BOULEVARD ALHAMBRA CA 91803 (626) 441-1080. (626) 441-8850 [email protected] COUNTY CLERK'S USE CITY OF LOS ANGELES EXHIBIT c OFFICE OF THE CITY CLERK 200 NORTH SPRING STREET, ROOM 36 LOS ANGELES, CALIFORNIA 90012 CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF EXEMPTION (California Environmental Quality Act Section 15062)
Filing of this form is optional. If filed, the form shall be filed with the County Clerk, 12400 E. Imperial Highway, Norwalk, CA 90650, pursuant to Public Resources Code Section 21152 (b). Pursuant to Public Resources Code Section 21167 (d), the filing of this notice starts a 35-day statute of limitations on court challenges to the approval of the project. Fallure to file this notice with the County Clerk results in the statute of limitations bein extended lo 180 da . LEAD CITY AGENCY COUNCIL DISTRICT City of Los Angeles Department of City Planning is PROJECT TITLE ac \ 2£>l f:>
STATE CEQA GUIDELINES CITY CEQA GUIDELINES
a MINISTERIAL Sec. 15268 Art. II, Sec. 2b
o DECLARED EMERGENCY Sec. 15269 Art. II, Sec. 2a (1)
a EMERGENCY PROJECT Sec. 15269 {b) & (c) Art. II, Sec. 2a (2) & (3)
t/ CATEGORICAL EXEMPTION Sec. 15300 et seq. Art. IH, Sec. 1 Class ___s_____ category __.... 1 __3 _(City CEQA Guidelines)
o OTHER (See Public Resources Code Sec. 21060 (b) and set forth state and City guideline provision.
JUSTIFICATION FOR PROJECT EXEMPTION: Zone changes or variances that merely conform zoning to an existing use where the existing use was legally commenced. IF FILED BY APPLICANT, ATTA ERTIFIED DOCUMENT ISSUED BY THE CITY PLANNING DEPARTMENT STATING THAT THE DEPARTMENT HAS FO E PROJECT TO BE EXEMPT.
FEE: