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 greg.shoop@lacity.org

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 1974, 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 :u
I

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'

COMMUNITY COMMERCIAL - CR, C2 , C4, RAS3

GC MAPPING SERVICE
3055 WEST VALLEY BOULEVARD
ALHAMBRA CA 91803
PUBLIC FACILITIES - PF (626) 441-1080. (626) 441-8850
gcrnapping@radiusmaps .com

CPC 2016 1715

 N

REQUESTED - 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

MEDIUM RESIDENTIAL - R3 O' 100' 200' 300' 400' 500'

COMMUNITY COMMERCIAL - CR, C2 , C4 , RAS3

GC MAPPING SERVICE
3055 WEST VALLEY BOULEVARD
ALHAMBRA CA 91803
PUBLIC FACILITIES - PF (626) 441-1080' (626) 441-8850
gcmapping@radiusmaps.com
 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
gcmapping@radiusmaps.com
 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
gcmapping@radiusmaps.com
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:><LV~O
PROJECT LOCATION
X \."2-0l-l7.-ot; r-J. Pc\...\/~o ~I -Ut>&1--i.t15 rJ. ~-:.11\lbi.-E s-r. L-<::61'-"'""el.EoS,. dT "\0oz..c.,
DESCRIPTION OF NATURE, PURPOSE, AND BENEFICIARIES OF PROJECT:
~A u o..Vl.tl. WP fl>< Mt ~ ~ke1rt..- -t-or\t
NAME OF PERSON OR AGENCY CARRYING T PROJECT, IF OTHER TH LEAD CITY AGENCY: ~
'e(;tt'O P~ Ck\?I( />.:1- \/~UIZ...~ l..L(.... c../o F12-G'-0 ~I o
CONTACT PERSON AREA CODE jTELEPHONE NUMBER EXT.
\>~k ~ LE! ML4'-~rtWl>Ll: x '31b x 'ZP'i -&9oo
EXEMPT STATUS: (Check One)

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: