IV. Environmental Impact Analysis G. Land Use
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IV. Environmental Impact Analysis G. Land Use 1. Introduction This section of the Draft EIR analyzes the proposed Project’s potential impacts with regard to land use. Specifically, this section analyzes the proposed Project’s consistency with relevant land use plans, policies, and regulations and evaluates the relationship of the proposed Project with surrounding land uses. 2. Environmental Setting a. Existing Conditions (1) Project Site The Project site is comprised of approximately 207 net acres located approximately 1.5 miles southwest of downtown Los Angeles within the South Los Angeles and Southeast Los Angeles Community Plan areas of the City of Los Angeles (City). The Project site is generally bounded by 30th Street and the alley south of 30th Street to the north, Jefferson Boulevard to the northeast, Exposition Boulevard to the south, Hoover Street and Flower Street to the east, and Vermont Avenue to the west. In addition, the Project site also includes a small area to the south of Exposition Boulevard and a second area to the east of the Harbor Freeway (I-110), adjacent to Jefferson Boulevard between Hope and Hill Streets. Of this area, approximately 202.5 net acres are currently owned by the University and approximately 4.5 net acres are owned by others (discussed in detail below).1 In general, these University-owned areas include academic space and University-affiliated uses, student and faculty housing uses, and retail/commercial uses. An overview of existing conditions within each of the Subareas of the Project site is provided below: 1 Non-owned University properties include a gas station (0.5 acres) and the United University Church (0.6 acres) in Subarea 1 and the Jessie L. Terry Manor senior housing (3 acres) and the Los Angeles Fire Department Fire Station No. 15 (0.3 acres). City of Los Angeles USC Development Plan SCH. No. 2009011101 May 2010 Page IV.G-1 WORKING DRAFT - Not for Public Review IV.G. Land Use (a) Subarea 1 Subarea 1, referred to as the “Academic Core Area,” is comprised of approximately 164 net acres that contain the core University activities of the University Park Campus (Campus). Subarea 1 is generally bound by Jefferson Boulevard to the north, Vermont Avenue to the west, Exposition Boulevard to the south, and Flower Street to the east. Approximately 163 net acres of the land within this Subarea are owned by the University. The remaining non-University owned property includes a gas station (0.5 acres) and the United University Church (0.6 acres). As shown in Figure II-3 in Section II, Project Description, the majority of Subarea 1 constitutes the generally recognized core Campus area (referred to herein as Subarea 1A), bound by Jefferson Boulevard to the north, Vermont Avenue to the west, Exposition Boulevard to the south, and Figueroa Street to the east. Subarea 1A is comprised of approximately 152 acres. Existing development within Subarea 1A includes academic/administrative uses; University housing for approximately 3,311 students; student life facilities; and athletic and recreation facilities. Parking facilities, roadways, and landscaped open space areas that include plazas, courtyards, and pedestrian and bicycle paths are also provided throughout Subarea 1A. Athletic and recreational facilities are concentrated in the western half of Subarea 1A and include playfields, competition facilities, practice fields, and buildings and other facilities devoted to intercollegiate and intramural sports. Buildings within Subarea 1A comprise approximately 6,000,000 square feet of floor area. The portion of Subarea 1 located east of Figueroa Street is referred to as Subarea 1B, which is generally bound by Jefferson Boulevard to the north, Flower Street to the east, 37th Place to the south, and Figueroa Street to the west. Subarea 1B is comprised of approximately 12 acres and is developed with approximately 462,000 square feet of floor area. North of Exposition Boulevard, Subarea 1B includes the USC Galen Center, University-affiliated office and administrative space, a restaurant, and a hotel (with a conference center and a restaurant) that meets University as well as non-University needs. In addition, a parking structure, and a gas station property entitled to be redeveloped with a mix of student housing and retail uses are located north of Exposition Boulevard.2 Subarea 1B also includes approximately 3.1 net acres south of Exposition Boulevard and east of Figueroa Street that contains academic/University uses and the USC Credit Union. In addition, a parking structure serving the University is located in Subarea 1B. Table II-2 in Section II, Project Description, lists the existing buildings within Subarea 1 and their respective floor areas. 2 The mixed-use student housing and commercial project on the gas station property is not part of the proposed Project and is being developed by a private third party. This related project would provide 250 student beds and 18,000 square feet of retail. Construction for this related project is anticipated to begin in Summer 2010 and be completed in Summer 2012. City of Los Angeles USC Development Plan SCH. No. 2009011101 May 2010 Page IV.G-2 WORKING DRAFT - Not for Public Review IV.G. Land Use The buildings within Subarea 1 range in height, with most buildings in the low- to mid-rise (four story) range and a few taller buildings of up to approximately 14 stories or approximately 150 feet. (b) Subarea 2 Subarea 2, which is comprised of approximately 11 acres, is bound by Jefferson Boulevard to the north, Hill Street to the east, the Los Angeles Metropolitan Authority Transportation (Metro) right-of-way/extension of Exposition Boulevard to the south, and Hope Street to the west. The University owns all of the land in Subarea 2. As shown in Figure II-4 in Section II, Project Description, existing buildings in Subarea 2 provide ancillary University support uses including administrative office uses, warehousing and storage, and library uses. In addition, Subarea 2 includes a USC parking structure as well as a maintenance yard and fuel station for USC tram/bus vehicles. Table II-3 in Section II, Project Description, lists the existing buildings within Subarea 2 and their respective floor areas. These buildings are up to approximately 100 feet in height and comprise approximately 560,000 square feet of existing floor area. (c) Subarea 3 Subarea 3, referred to as the “University Village, Cardinal/Century Area” includes approximately 30 net acres of land located across Jefferson Boulevard from the core Campus area (i.e., north of Subarea 1A). Subarea 3 is generally bound by Jefferson Boulevard to the south, Hoover Street to the east, Vermont Avenue to the west and the alley southerly of 30th Street between Vermont Avenue and McClintock Avenue and 30th Street from McClintock Avenue to Hoover Street to the north. Subarea 3 is divided further into Subarea 3A and Subarea 3B. Subarea 3A comprises 27 acres within the eastern portion and the majority of Subarea 3. Subarea 3B consists of the approximately 3 net acre parcel at the western edge of Subarea 3 that includes the Jessie L. Terry Manor senior housing development. All of the land within Subarea 3 is owned by the University, with the exception of the senior housing and an existing 0.3-acre fire station site (Los Angeles Fire Department Station No. 15) on Jefferson Boulevard that is planned for relocation. As shown in Figure II-5 in Section II, Project Description, the western portion of Subarea 3A includes University-owned student apartment buildings comprising approximately 358,000 square feet of floor area that provide housing for approximately 1,162 undergraduate students. These apartments include the Cardinal Gardens Apartments and the Century Apartments and La Sorbonne Apartments. These buildings are generally three stories in height. The eastern portion of Subarea 3A includes the University-owned University Village Shopping Center, which includes approximately 223,785 square feet of floor area. This shopping center contains a food court, restaurants, City of Los Angeles USC Development Plan SCH. No. 2009011101 May 2010 Page IV.G-3 WORKING DRAFT - Not for Public Review IV.G. Land Use a movie theater, a bank, supermarket, and numerous retail stores, as well as University- affiliated office and administrative space. The existing buildings within the shopping center are clustered within a larger surface parking area and are one to two stories in height. Los Angeles Fire Department Station No. 15 fronts along Jefferson Boulevard. Table II-4 in Section II, Project Description, lists the existing buildings within Subarea 3A and their respective floor areas. (2) Surrounding Uses The surrounding Project vicinity includes a diverse mix of educational, institutional, commercial, recreational, residential, and community serving uses. As shown in the aerial photograph provided in Figure II-1 in Section II, Project Description, much of the area to the north and east of the Project site is developed with a mix of uses, many of which are University uses, such as academic buildings, student uses, various commercial uses, and residences, as well as community serving uses such as the Shrine Auditorium, the Hebrew Union College, the 32nd Street Elementary School, the USC Catholic Center, the Hillel Center and the Hoover Intergenerational Child Care Center. The area further east of the Project site is characterized by industrial uses dominated by the I-110 Freeway, which creates a physical barrier in the area. Exposition Park, a public regional park containing a variety of cultural, recreational, and athletic venues, is located to the south. In addition, the western side of the Project site is bound by Vermont Avenue, a mixed-use but predominantly commercial corridor, with residential neighborhoods to the west. These uses are described in greater detail below.