HARDSHIP EXEMPTION APPLICATION ICO Area Council File No.: Echo Park 09-0219-~~ ----- ----- - - - - , .. ,," c,' <c •••••••••••••••• _ •••• _. __ ,._ ••••••••• _._., __ ,, ____ ._, •. __ .... _.... "",_ ..... _.,,. Interim Control Ordinance No.: Additional Interim Control Ordinance No.: 180587 Effective Date: 03/16/2009 [Applicant (Record Owner): ·········TTeIephone:····· International Church of the Foursquare Gospel 213-989-4512 Applicant Mailing Address Zip Code: 1910 W. Sunset Blvd, Ste 800 90026 ., .., _ . Applicant's Representative Telephone: Dana A. Sayles, AICP - Sayles Consulting Group 310-259-8288 Representative's Mailing Address: Zip Code: 4153 Keystone Ave, Ste B 90232 Property Address: Lot Area (sq. 1001-1205 Glendale Blvd, 1902-1920 Park Ave, 1815 Montrose St 49,765 sqft .·····Legai···bescrlpiion: Structure/Building Construction Date: See attached Plot Plan/Survey 1912,1913,1922,1924,1953 iExlsting Zone (ZiMAS): j···PermiiFiistOry(TrlciudePermifNumbersj·: I ! R3-1VL I See attached Historic Resource Report ........................................! ] Existing Land Use Designation (From City Planning i Department): Medium Residential ··············_···1 I Describe Current Use (Include size in square feet, height, etc.): i I,..... __..__.__. .._..._"..__.".. See attached Exhibit "A" Note: A Master Land Use Application is not required. Page 3 of 5 Describe Proposed See attached Exhibit "A" - -- - -- - - - ----- • _ ••• > ••.•••••• _, ••••••• __ ._ •• ,_ ••• __ ._ ••• _ ••• __ •••• -._ •••• _ ••••••••• _-- ••••••••••••••••••••••••••• _...... • ••••• _ •••• _._ ••• __ ._._._ •••• - ••••••••••••••••••• __ ••••• Why do you believe a hardship exists for which an exemption should be granted? (Attach a statement on a separate sheet if necessary. An economic analysis may also be submitted.) See attached Exhibit "A" Do you have any ownership interest in any other parcels within 300 feet of this property? ( )Yes ( ) No (If yes, submit a map showing the location and boundaries of the property for which an exemption is being requested, and the location of the other ownerships.) ADDITIONAL INFORMATION FILING REQUIREMENTS In addition to this form, all below items should be included with the application, unless otherwise instructed by City Staff. a. Attach a map showing the location and boundaries of the property for which the exemption is being requested. (May be the same map as required in No. 7) b. Attach a Plot Plan showing the building footprint, parking plan, landscaping, balconies, driveways, any amenities, etc. c. Attach an Elevation Plan, which includes dimensions for all views. d. Attach Building Plans. If plans have been accepted by the Department of Building and Safety, list Plan Check No. and Submittal Date _ e. Submit a Project History summary that includes dates and descriptions of meetings, negotiations, expenditures, commitments, etc. f. Submit Photographs of the subject property and all surrounding property - not over 8 Y2x 11 inches, but of adequate size to illustrate the condition and physical context of the property under discussion. g. Attach any additional information as needed. Note: A Master Land Use Application is not required. Page 4 of 5 TION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. FA - (1- 200q Date * Proof of ownership will BE required at the time of application submittal. A recorded grant DEED and/or City Clerk's ownership records printout are acceptable. Note: A Master Land Use Application is not required. Page 5 of 5 THE FOREGOING INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. Date Date * Proof of ownership will BE required at the time of application submittal. A recorded grant DEED and! or City Clerk's ownership records printout are acceptable. Note: A Master Land Use Application is not required. Page 5 of 5 Foursquare Senior living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 1 of 6 EXHIBIT flAil ECHO PARK INTERIM CONTROL ORDINANCE HARDSHIP EXEMPTION INFORMATION - June 22, 2009 ~ SITE INFORMATION: • Community Plan Area: Silver Lake-Echo Park-Elysian Valley • Lot area: Approximately 49,649 square feet /1.14 acres • Street Addresses: 1001-1025 Glendale Boulevard, 1902-1920 Park Avenue, and 1815 Montrose Street, Los Angeles, CA 90026 ~ ACTIONes) REQUESTED: A Hardship Exemption from the Echo Park Interim Control Ordinance (Ordinance No. 180587) is requested for the following: • Demolition o Pursuant to Section 7 of Ordinance No. 180587, the applicant requests a hardship exemption to allow demolition and removal of all existing site improvements. • Construction o Pursuant to Section 7 of Ordinance No. 180587, the applicant requests a hardship exemption to allow new construction of a 75 unit senior housing project. ~ PROJECT SUMMARY: The applicant proposes demolition and removal of existing site improvements for construction of a 75- unit apartment building for seniors age 62 and older known as the Foursquare Senior living development. The proposed redevelopment of the site would provide much needed senior housing to the Echo Park area. The subject property is located within the Echo Park Interim Control Ordinance (ICO) area, which was adopted to protect the Echo Park neighborhood from incompatible development during the preparation of the proposed Echo Park Community Design Overlay (COO). The purpose ofthe COO is to protect the existing character of the area and guide new infill development. In this regard, the applicant has been working with the community, City Planning, and Council District 13 on a design that will benefit the community and be compatible with the surrounding area. The applicant has attended numerous meetings with both the community and City staff and made revisions to respond to feedback provided during the process. Additionally, to address concerns about potential impacts to historic resources as there are 5 existing buildings on the site ranging in age from 56-97 years old, the applicant engaged a qualified historian to investigate the subject property. None of the existing buildings were identified as historically significant. The proposed design of the new senior facility is fully compliant with the existing R3-1VL zoning. The proposed design also complies with the spirit and intent of the draft COO. In order to continue forward with the development and initiate the building permit process while the COO is still in process, a hardship exemption from the ICO is required. S~)'le5 Consulting Group Foursquare Senior Living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 2 of6 PROJECT DESCRIPTION The proposed project is a development by the Foursquare Foundation (the "Applicant"), a subsidiary of the International Church of the Foursquare Gospel (the "Church"). The Applicant is in escrow on the subject property and proposes redevelopment into senior housing. The subject property is comprised of nine parcels totaling approximately 1.14 acres. The site is physically bounded by Glendale Boulevard and Park Avenue to the north and east, Montrose Street to the south, and multi-family homes off of Bonnie Brea Avenue to the west. Historic Echo Park and the Angelus Temple sit immediately opposite the property along the east side of Glendale Boulevard and provide design inspiration for this project The property is an irregularly shaped parcel currently occupied by existing dwellings, apartment buildings, and surface parking. The following details the specific property addresses, parcel sizes, and existing improvements/uses: Parcet Address Size Current Use Existing ". (square feet) Units -~ 1815 Montrose St 2,336.2 . DViJelting* 1 1001-03 Glendale Blvd 4,872 MF Residential* 4 1005-051/2. Glendale Blvd 5,431 MF Residential" 4 1015-151/2 Glendale Blvd 8,423.6 MF Residential* 6 1021-23 Glendale Blvd 7,880 Parking 1025 Glendale Blvd & 6,827.5 Parking 1902 Park Ave 1904-06 Park Ave 5,484..5 Parking 1910-12 Park Ave 4,141.3 MF Residential* 3 1916-20 Park Ave 2,798.2 Vacant No Address Park Ave 1,455.1 Vacant TOTAL(per ZIMAS) 49,649.40 18 * Structures to be demolished The Properties are currently zoned R3-1VL, and are designated by the Silver Lake-Echo Park-Elysian Valley Community Plan (the "Community Plan") for Medium Residential uses. The site is also within a Los Angeles State Enterprise Zone, and the Echo Park ICO area. The new project, Foursquare Senior Living (the "Project"], involves new construction of a 75 unit senior housing project, with 74 apartments age restricted to 62 years and older, and one non-age restricted manager's unit. There are 67 one-bedroom units and eight two-bedroom units. The new four-story building is approximately 68,825 square feet, excluding the parking garage located at ground level. The Project is a three-story Type V building over a semi-subterranean Type I ground level parking structure containing 39 parking spaces. The ground level of the project also includes the lobby area and management offices of the building. Say!es Con5ultl"l! Group Foursquare Senior Living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 3 of 6 The Project is designed to take advantage of some difficult site topography, by orienting the main building toward Glendale Boulevard and Park Avenue, thereby creating a significant open space in the rear of the property, protected from noise and traffic of the busier main roadways. The new building includes a manager's office adjacent to the main lobby area and will be for use by both the building manager and building leasing staff. The main lobby includes a mail room and gathering space for residents and their guests. The Project includes a very generous community recreation program, with approximately 18,177 square feet of usable private and common Open Space areas. This program includes a 2,843 square-foot recreation building; and there will be a multi-purpose room, crafts room, hobby room and fitness center for use of the residents. The recreation building is fully equipped with restroom facilities and a kitchenette for entertaining the residents. The project includes a heated outdoor lap pool.as well as a community garden and a small dog-run area for residents with pets.